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HomeMy WebLinkAboutStaff Report HDC2016-001Page 1 of 8 DATE: March 14, 2016 APPLICANT: Glenda Bell ADDRESS: 1315 Cumberland Street COA REQUEST: Window replacement and front door replacement PROJECT BACKGROUND AND DESCRIPTION: The subject property is located at 1315 Cumberland Street. The property’s legal description is “Part of Lots 4 and 5 Beginning at the SE corner of Lot 4, thence N 12 3’, E 140’, S36 2’, W 140’ thence N25’ to the point of beginning, Block 48, Original City of Little Rock, Pulaski County, Arkansas." This single family house was built c 1912. The 2006 survey form states: “This one story plain /traditional house has few distinguishing elements. The front porch has craftsman touches and the rear shed was added.” It is considered a "Contributing Structure" to the MacArthur Park Historic District. This application is a result of an enforcement action for window replacement and front door replacement without prior Certificate of Appropriateness. The application is to seek approval of the new windows and door. PREVIOUS ACTIONS ON THIS SITE: On December 4, 2013, a COC was approved and issued to Jerry Malone for Glenda Bell for siding, porch and brick repair. DEPARTMENT OF PLANNING AND DEVELOPMENT 723 West Markham Street Little Rock, Arkansas 72201-1334 Phone: (501) 371-4790 Fax: (501) 399-3435 STAFF REPORT ITEM NO. One. Location of Project Page 2 of 8 Existing west elevation Photo from 2006 survey PROPOSAL AND WRITTEN ANALYSIS OF THE APPLICATION BASED OFF OF INTENT AND GUIDELINES: The guidelines state in Section IV. Design Guidelines for Rehabilitation on page 44: 1. Doors: Original doors and/or their entranceway surrounds, sidelights, transoms, and detailing should not be removed or changed. Replacement of missing original doors should be like or very similar to the original in style, materials, glazing (glass area), and lights (glass pane configuration.) Doors should not be added to the primary façade or to a secondary façade where readily visible from the street. If doors are added to an inconspicuous secondary or rear wall, they should be similar to the original doors. 2. Windows: Windows should be preserved in their original location, size, and design with their original materials and number of panes. Stained, leaded, beveled, or patterned glass, which is a character- defining feature of a building, should not be removed. Windows should not be added to the primary façade or to a secondary façade if easily visible. Windows should be repaired rather than replaced. However, if replacement is necessary due to severe deterioration, the replacement should match, as closely as possible, the original in materials and design. Replacement windows should not have snap-on or flush muntins. Wood clad windows may be appropriate if the structure originally had wood windows. Wood clad windows are wood construction windows with an outer coating of vinyl or metal that facilitates easier maintenance. Windows of 100% vinyl are not appropriate in the historic district since they were not historically installed in the structures. Unless they originally existed, jalousie, awning, and picture windows and glass brick are inappropriate on an historic building. Contributing and Non-contributing map Page 3 of 8 According to the applicant, this house has been in their family for years and the house was remodeled in 1970. At that time, the aluminum windows were installed as well as the front window becoming a large fixed pane window. The 1970’s windows were aluminum with 2 over 2 horizontal panes. The front door was changed to a slab wood door (without any windows or ornamentation.) Other changes to the house have been approved as maintenance items, replacing the railing on the porch and work on the soffits of the porch. The items for review in this application are only the front door and the windows. As of now, only five single windows have been installed and the front and back door. There are five additional single windows and five additional double windows that have yet to be installed. The windows that have been installed are a 310 Series single hung aluminum in white by PlyGem windows. The have 6 over 6 muntins. They appear to be the same size as the 1970 windows. It is unknown if the 1970 windows were the same size as the original windows. The door is a 3 panel door with an oval glass in the top two-thirds of the door. Being a Folk Victorian house, the windows most likely would have been a 2 over 2 vertical pane window as shown on page 45 of the guidelines. The front door would have had glass in the top half of the door, probably one pane without muntions. The windows on the porch and the front window appear to be the same height. Staff does not believe that the 6 over 6 windows are appropriate for this style of house. The more appropriate pane arrangement would be a 2 over 2 vertical or a 1 over 1. The age of this house would state that the windows were originally wood windows. The Guidelines state that a wood clad window is appropriate in this case. Staff suggests that the applicant amend her application to include either 2 over 2 vertical pane or a 1 over 1 wood clad windows with a full screen for all windows. Staff suggests that the single fixed pane front window be replaced with a two ganged windows to match the single windows. Staff suggests that the applicant resubmit for a more appropriate front door. NEIGHBORHOOD COMMENTS AND REACTION: At the time of distribution, there were no comments regarding this application. 2 over 2 vertical pane window 1970 renovation windows Page 4 of 8 STAFF RECOMMENDATION: Denial COMMISSION ACTION: March 14, 2016 Brian Minyard, Staff, made a presentation on the item including the Staff recommendation. Glenda Bell, the applicant, stated that her contractor told her that he had received all of the necessary approvals. She stated that the windows were supposed to be one over one. She does not remember exactly what the windows looked like, especially the front window. The windows have never been airtight or secure. She was trying to handle this project for her 93 year old aunt. She wanted the building to look good. Commissioner Rebecca Pekar was unsure exactly what the application was. Commissioner Page Wilson asked if she could afford to replace the windows and doors. Ms. Bell stated yes that they could. She continued that they were trying to fix the house up for sale. Commissioner Toni Johnson asked if it was a contributing structure. Mr. Minyard stated that it was listed as contributing even with the metal windows. Chair BJ Bowen stated that if the commission denied this application, she would have to wait one year to reapply for the same items. The other option would be to ask for a deferral and revise your application. She stated that she did not want to wait a year. Vice Chair Russell commented that the same application would have to wait a year, but the same windows on a new application would be to wait a year. He recommended to go with the staff recommendation. Ms. Bell asked if the windows did not have the mullions in them, would they be appropriate. Commissioner Johnson and stated that vinyl windows are not appropriate. Commissioner Johnson read what the guidelines state about replacement windows. Ms. Bell stated that she wished to amend her application to match staff recommendation. Vice Chair Russell asked staff if she could amend her application substantially in that way. Mr. Minyard said that the issue would be that the Commission would be leaving it with staff to interpret if the windows met the requirements of the Commission. The Door is another issue. The Commission would either accept what is there or dictate another design. Commissioner Johnson asked if she asked to amend her application to a door that would be one hof to three quarter glass front, would that work. Mr. Minyard stated that it would work. Commissioner Wilson agreed. Ms. Bell stated that there are 15 total windows to be replaced. Are we talking all of the windows or just the ones that are seen from the street? Mr. Minyard stated that the Commission only reviews those visible from the street, the north, west and a few on the south side. She New installed front door Page 5 of 8 commented that she would want all of the windows to match. Commissioner Wilson suggested that she find local sources for affordable windows. The summation of the discussion was that she would replace the windows with one over one wood windows clad in metal or vinyl. The wood door on the front would have 1/2 or 3/4 glass panel at the top of the door. Ms. Bell amended her application to reflect this change. Commissioner Johnson stated that the QQA keeps a list of contractors. Ms. Bell asked if the large front glass window would be two single ganged window and the Commission said yes. Commissioner Jennifer Carman made a motion to approve the amended application and Vice Chair Russell seconded. The motion was approved with a vote of 7 ayes and 0 noes. Page 6 of 8 Application Page 7 of 8 Cover Letter Page 8 of 8 Materials