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HomeMy WebLinkAbout2020-07-15 email QQA 2 QQA Comments for May 28 2020 LRHDC Hearing agenda item 2T May 20, 2020 Mr. Brian Minyard, AICP Urban Designer City of Little Rock 723 West Markham Little Rock, AR 72201 Dear Brian, PRESERVING THE PAST. SHAPING THE FUTURE. The QQA has prepared comments in response to the application for the undertaking at 10th & Rock, Agenda item #2 for LR HDC Hearing on Thursday, May 28, 2020. Please include the at -:ached in the record reflecting our opposition to the project as submitted. I will also share this with the commissioners. If you have any questions, please do not hesitate to contact me. Sincerely, Patricia M. Blick Executive Director C: LRHDC Quapaw Quarter Association Curran Hall 615 E. Capitol Avenue P.O. Box 165623 Little Rock, Arkansas 72216 501-371-0075 2020 Board of Directors Ashli Ahrens, President Ann Ballard Bryan Chuck Cliett Molly McPlulty, President-elect Kenya Eddings Joshua Ang Price, Secretary Antonio Figueroa Ngozi "Nome" Brown, Treasurer Jena Selva Angela Sortor Tricia Peacock, VP Development Darius Walton David Robinson, VP Advocacy Doyle Webb Toni Johnson, VP Education TO: Little Rock Historic District Commission FROM: Patricia M. Blick, ED, QQA DATE: May 20, 2020 RE: LRHDC Agenda item #2, Proposed Development 1011 & Rock, MacArthur Park NR Historic District The QQA Advocacy Committee and the Full Board of the QQA have reviewed the application materials for the proposed 15 -unit condominium development on the vacant lot at the corner of 10th & Rock. The QQA supports development and new construction in the MacArthur Park National Register listed historic district. However, it must be appropriate and compatible with its environs. The qualities that qualify a neighborhood for inclusion in the National Register must be protected, otherwise, the integrity of the district may be compromised and the National Register status may be jeopardized. As proposed, the QQA does not recommend approval of the application. As the QQA (both the Advocacy Committee and the full board) reviewed the application, we utilized the LRHDC design factors for new construction, multifamily. Most importantly, as outlined in each of the LRHDC design factors, we took into consideration the context of the site, including all of the resources in the immediate vicinity of the project, those which will be impacted the greatest by the proposed undertaking. From Little Rock MacArthur Park Historic District Guidelines for Rehabilitation and New Construction (2016) Section V. Design Guidelines for Detached New Construction of Primary and Secondary Buildings (starting on page 31), these are the eleven factors to be considered in reviewing proposed infill developments, from the Guidelines: 1. Design factors a. Siting b. Height c. Proportion d. Rhythm e. Scale f. Massing g. Entrance Area h. Wall Areas i. Roof Area j. Fagade k. Detailing The Guidelines also give additional direction for evaluation of the proposals: • Compatible new construction should preserve and enhance the historic, architectural and cultural features of the district. • ...an understanding of the existing architectural character ,should be viewed as the starting point for any infill design...." "....first review the design factors and incorporate them appropriate into the design with respect to the applicant's area of influence as defined to be all propertied situated within 150 .............. After we received the materials we visited the project site and assessed the properties in the area of influence. The application included three adjacent properties: to the East, South, and North, but there are many more that, in accordance with the Guidelines, must be taken into consideration as this project is evaluated. Resources in immediate vicinity of project site E 4th St O L 65 E9 K Document Solutions J & Services I M Park Place Apartments H Project G Site 19 10th St AA c 4th St F � E D e s .. y u Little Rock Violin Shop Resources keyed to map, National Register status noted as indicated in the National Register nomination for the MacArthur Park Historic District, AHPP, 1977 & 2015. A. Park Place Apartments, 920 S. Commerce St., contributing resoirce of MacArthur Park NR Historic District 8.419 E. 10th St., contributing resource of MacArthur Park, NR Historic District C. Second Kadel Cottage, 417 E. 10th St., contributing resource of MacArthur Park, NR Historic District D. Kadel Cottage, 407 E. 10th St., contributing resource of MacArthur Park, NR Historic District Ellerman-Ferling House, 401 E. 101h St., C. 1890, contributing resource of MacArthur Park, NR Historic District F. 1002 S. Rock St., contributing resource of the MacArthur Park NR Historic District G.924/926 S. Rock St., contribut resource of the MacArthur Par'< NR Historic District H. 920 S. Rock St., non-contributing resource of the MacArthur Park NR Historic District OAAmruo il Oman I. 912/914 S. Rock St., contributing resource of MacArthur Park NFt historic district. J. 908 S. Rock St., contributing resouce of MacArthur Park NR Historic District 904 S. Rock St., contributing resource of MacArthur Park NR His-:oric District L. 900 S. Rock St., contributing resouce of MacArthur Park NR Historic District M. 913 S. Rock St., non-contribuitng resource of MacArthur Park PIR Historic District Given this context, the project was evaluated against each of the design factors -relevant sections included below, emphasis added where proposal is not consistent with design factor: a. Siting Siting means the location of a building in relationship to the legal boundaries and setbacks, adjacent properties, and the natural conditions of the site. Proposed building location and placement should be consistent with the prevailing development patterns found within the area of influence of the subject property. The proposed development is NOT consistent with the prevailing development patterns found within the area of influence. It is closer to the public right of way than the majority of the historically significant resources (as well as some non-significant resources) in the area of influence. As an appropriate example, the primary elevation of the adjacent multifamily building, Park Place Apartments, has a more appropriate setback for the neighborhood and the mass is mitigated with a uniform treatment and a recessed sections. b. Height Height means the vertical distance as measured through the central axis of the building from the elevation of the lowest finished floor level to the highest point of the building. Within the MacArthur Park Historic District, the height of any new building should be not exceed 35 feet. This does not include chimneys. Drawings submitted should be graphic in nature, convey overall proportions and to scale. The proposed development does not exceed this height limit, however, it is considerably taller than the majority of the historic properties within the area of influence. The primary elevations of the proposed development, fronting Rock and 10`h Streets, are facing historic resources of a much smaller, more pedestrian friendly scale. c. Proportion • Applicants who propose new infill developments within the MacArthur Park Historic District should provide drawings that demonstrate sympathy to the proportions of the prevailing patterns of development within the immediate surroundings of the subject property. Drawings submitted should be graphic in nature, convey overall proportions and -:o scale. • It is appropriate to construct a new building whose facade height and width are similar to existing buildings within the area of influence. The proposed development does not maintain the prevailing heigi't and width proportions as buildings within the area of influence. It is much taller scale than the historic resources in the area of influence. d. Rhythm • The district is characterized by a wide variety of architectural styles and building types, within each block having varying degrees consistency of proportion and rhythm. This consistency should be applied to proposed new developments and refers to not just the building, but also porches, galleries, balcony projections, and openings. Drawings submitted should be graphic in nature, convey overall proportions and to scale. It is inappropriate to construct new buildings in such a way that they are incongruous with the rhythms and patterns of existing buildings within the area of influence. The proposed development is inconsistent with the historic resources in the area of influence. e. Scale • Scale refers to the ratio of height and width and its relationship to the street facade and should be similar in proportion to neighboring buildings. • New construction should neither be visually overwhelming or underwhelming when compared to the Prevailing patterns of development within the area of influence. Where larger developments are proposed, special attention should be given to they location, siting, setbacks, facade treatments (detailing), and the effect of the proposed develot)ment on the streetscape and area of influence as a whole. The proposed development is substantially larger than the majority of historic properties in the area of influence. The raised foundation, necessary to construct underground parking, as well as the height of the buildings, the proximity to the street, and the addition of the porches and balconies overwhelms most of the neighboring historic properties. f. Massing Massing means volume, magnitude or overall size of a building. Massing refers to the overall shape of major building volumes and their composition as a whole. This includes porches, roofs, projections, recesses, wings and ells or bays. New construction should be similar in mass to buildings within the area of influence. This will allow the new building to be compatible with the surrounding neighborhood The proposed development has several components not found in -:he area of influence. The plans show a combination of gable front projections, arched parapet roof forms, elevated porches, large scale balconies which are not typical of most of the historic resources the area of influence. g. Entrance Area • Primary entrances should front directly onto the primary associated street or the associated primary facade. When designing the main entrance area, applicants should utilize forms, masses, proportions, rhythm, and scale as found within the area of influence for the subiect property. Applicants should provide a design that demonstrates sympathy to the proportions of the prevailing patterns of development within the immediate surroundings of the subiect property. The proposed development has entrance elements that are out of proportion to those found in the area of influence. Instead of each "town house" having an entrance, they are grouped together resulting in long stretches of elevation without an obvious entrance. h. Wall Areas • Wall area refers to the proportion, rhythm, and scale of walls, their associated openings and their relationship to buildings within the area of influen:e. • 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. L Roof Area There are many roof types present within the historic district such as Mansard, Gable, Hip, Gambrel, Shed, Dutch Gable, etc. For this reason applicants should attempt to resemble the prevailing patterns of development within the area of influence of the subject property. The proposed development has multiple styles of roof shapes, at [east one of which, the arched parapet, is not evident in the area of influence j. Fagade Generally, materials for new construction should match or mimic those found in the prevailing patterns of development within the area of influence. However, materials need not be identical to thosE� found within the Historic District if they are complementary, particularly in areas where there is a diversity of materials. The proposed development is utilizing materials not found in the area of influence, limestone, limestone look, and the smooth stucco with wash. While an exact match is not required, the materials should reference and relate in scale the materials in the area of influence. Which the development does not do. k. Detailing Detailing refers to trim pieces that include moldings, decorative elements and features that are secondary to the major wall surfaces and materials. Historical trim and detail moldings are both functional and help to identify historical styles which may place a building within a specific time period. Modern trim generally does not serve a functiona need, but does provide for transition between dissimilar building materials and can be used to enhance a building's proportions, rhythm, scale and massing to more closely mimic buildings within the area of influence. • Common detail elements include cornices, lintels, arches, balustrades, chimneys, shutters, columns, posts and other architectural features. Where an applicant may choose to use these elements in a strictly decorative fashion it is encouraged that they appear as if they would be functional. The details reference the craftsman style of the development, which is not found in the area of influence. Those specified details appear ornamental, not functional, for example the brackets appear out of scale for the upper eaves. The combination of wood and metal for the balconies also seems inconsistent with the craftsman style reference. The window design does not possess the characteristics of a craftsman window, nor do the proposed light fixtures. The font for the development sign is also not of a craftsman character. The proposed development is not consistent with the LRHDC Design Factors. For these reasons, the QQA does not recommend approval of this project as proposed.