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HomeMy WebLinkAbout2020-07-21 email QQA Comments 1414 Park Lane HDC2020-015T H E PRESERVING THE PAST. SHAPING THE FLTURE. TO: Brian Minyard, City of Little Rock Jeremiah Russell, Chair, LR HDC FROM: Patricia M. Blick, ED, QQA RE: 1414 Park Lane, HDC2020-015 DATE: July 21, 2020 The QQA, founded in 1968, is dedicated to preserving greater LittlE! Rock's historic places. In accordance with our mission, QQA Advocacy Committee and staff have reviewed the proposed undertaking and offer the following comments and recommendations. As you may recall, the QQA worked to preserve the historic Schmelzer House that had been at 1414 Park Lane until it was destroyed by fire in late 2019. Since the historic house was damaged beyond repair, we welcome appropriate infill. In the past the QQA has supported contemporary infill projects within the MacArthur Park and Governor's Mansion historic districts. In evaluation of this proposal, we have applied the LR HDC Guidelines for Detached New Construction of Primary and Secondary Buildings, part V. A: Residential Infill Guidelines, Design Factors. The Design Factors to be considered in reviewing proposed infill: a. Siting b. Height c. Proportion d. Rhythm e. Scale f. Massing g. Entrance Area h. Wall Areas i. Roof Areas j. Fagade k. Detailing At this time, the QQA is not able to recommend approval of the application. Our justification is outlined below. Quapaw Quarter Association Curran Hall 615 E. Capitol Avenue P.O. Box 165023 Little Rock, Arkansas 72216 501-371-0075 In preparation for evaluation of the proposed infill residence, we examined the context of the development site. The development site and area of influence is characterized by significant historic properties, vacant lots, and contemporary infill. W 1414 Park Lane: Development site North of Development Site End of Park Lane, facing 1-630 East of Development site -across Park Lane South of Development Site -Van Frank Cottages Southeast of Development Site -Modern Infill Southeast of Development Site -Historic Cottages Evaluation of undertaking applying Design Factors: a. Siting Though there are no standing structures adjacent to the development site, there are within the area of influence, most notably the historically significant Van Frank Cottages along 14th Street. The proposed house meets prevailing front setbacks, tho igh there is a request to minimize side and rear setbacks, this is to a degree a lesser concern since there are no immediately adjacent properties. b. Height The HDC Design Guidelines limit height to 35 feet. The proposed house is approximately 28 feet, which is within height limitations. With the absence of adjacent properties, it will not have an adverse effect on smaller scale resources or other historically significant resources in the area of influence. Though the height is within the existing limitations, it should be noted that it will have a tall appearance since it has a flat roof. C. Proportion The proposed house has a commercial/industrial inspiration, which is not found in the area of influence since the historic structures remaining are residential. In accordance with the HDC Design Guidelines: New buildings should have a fagade height and width similar to existing buildings within the area of influence Should have similar proportions, size location and number of openings as buildings within area of influence Use window and door sizes and shapes that are consistent with the proportions found on buildings within the area of influence As proposed, the house is not consistent with any of these LR HDC Guidelines, and some of the components, oversized doors and openings, lack of foundation are exarr ples of what the LR HDC Guidelines consider INAPPROPRIATE: Construct a new building that does not maintain the prevailing height and width proportions as buildings within the area of influence Propose window and door size and shape that are inconsistent with the proportions found on buildings within the area of influence The location of the wide expanse of the garage doors is particularly out of character with the properties within the area of influence. Is it feasible to relocate the garage entry to the rear elevation? d. Rhythm As noted above, the proposed house has a commercial/industrial reference, which is not consistent with historic resources within the area of influence, and therefore, is not consistent with the openings, projections and recesses in the area of influence. • The new residence is incongruous with the rhythms and patterns of existing buildings within the area of influence, which is generally INAPPROPRIATE, per the LR HDC Guidelines e. Scale New construction should neither be visually overwhelming or underwhelming when compared to the prevailing patterns of development within the area of influence. This is a unique location, since there are not any standing strictures immediately adjacent to or even across the street. There are historically significant buildings within the area of influence to guide the scale of this residence. The width of the proposed house is larger than the reference properties and the height, even though within height limits, of the house appears to be of a larger scale, since it is completely vertical, with a flat, not pitched roof. f. Massing New construction should have similar mass, proportion and scale to buildings within the area of influence and have roof forms, porches, projections, recesses, windows, ells and bay that are similar to those found within the area of influence. The mass of the proposed residence is inconsistent with the LR HDC Guidelines The Design Guidelines state that it is generally INAPPROPRIATE to construct a new building whose form and massing are not found within the area of influence, to include the roof form, porches, projections recesses, windows, ells and bays. The proposed design is not of a similar mass to the resources found within the area of influence. It is wider, taller, and the other defining elements do not mitigate the mass. g. Entrance Areas The entrance area of the proposed house is on the primary elevation of the house, however, it is set back in a recessed area, which is not consistent with the houses in the area of influence. In accordance with the LR HDC Design Guidelines: • It is appropriate to construct entrance porches, porticos, doors and associated elements that closely align with the prevailing patters of development within the area of influence. h. Wall Area In accordance with the LR HDC Design Guidelines, "applicants should provide a design that demonstrates sympathy to the proportions, rhythms, and scale of the prevailing patterns of development within the immediate surroundings of the subject property." There are no longer any structures immediately adjacent to the subject property, but there are several historically significant properties within the area of influence. There are components of the proposal that are consistent with the LR HDC Guidelines: The floor elevations are clear Exterior materials are found within the area of influence Since the new design is inspired by commercial/industrial properties, the wall areas of the proposed house do not appear sympathetic to the neighboring properties. The large garage door is an anomaly The large "X" braced openings are not found in the area of influence The large windows are industrial Roof Area The proposed residence has a flat roof, which is consistent 'with the commercial/industrial nature of the structure, however, this is not consistent with historic resources within the area of influence. j. Facades The proposed materials are generally consistent with those found in the area of influence: brick, wood, metal siding. The installation may be different than is typical in the area of influence. k. Detailing In accordance with the LR HDC Guidelines, "the exterior details for new construction should provide a visual link to the buildings within the area of influence rather than attempt to be imitative or copy historic buildings." The proposed details, do not imitate or copy the historic buildings within the area of influence, but they also do not provide a visual link to the buildings within the area of influence. Since the proposed design is a departure from the historic structures within the area of influence, it may not be possible to comply with this design factor. Conclusion: Based upon a review of the proposed residence in accordance with the LR HDC Guidelines for new residential construction we are not able to recommend approval of the application at this time. It is inconsistent with nearly all of the Design Guideline criteria.