HomeMy WebLinkAboutHDC2022-006 Staff ReportMarch 3, 2022
ITEM NO.: FOUR FILE NO.: HDC2022-006
NAME: Fence, Curb Cut, and Storm Windows
LOCATION: 904 Scott Street, Cohn House
OWNER/AUTHORIZED AGENT:
Jill Judy & Mark Brown
400 W. 18th Street,
Little Rock, AR
72206
Zack Huffman
1101 Cumberland Street,
Little Rock, AR
72202
Figure 1 904 Scott Street
March 3, 2022
ITEM NO.: FOUR (Cont.) FILE NO.: HDC2022-006
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AREA: 0.16 acres NUMBER OF LOTS: 2 WARD: 1
HISTORIC DISTRICT: MacArthur Park Historic District
HISTORIC STATUS: Contributing
CURRENT ZONING: MacArthur Park Local Ordinance District and Urban Use (UU)
BACKGROUND:
Location
The subject property is located at 904
Scott Street. The property’s legal
description is “Part of Lots 11 and 12 of
the City of Little Rock, MPDA 38’ of Lot
11 and the West 28’ of Lot 11 and 12.”
Context
The building was constructed in c. 1871
as a two-story single-family dwelling. The
2007 architectural survey form states:
“This two-story Italianate house has a
wide cornice and paired brackets
supporting overhang. Windows and
doors are hooded at front, have vertical
mullions and entry is typical Italianate.”
The structure demonstrates similarities
to the Simple Hipped Roof subtype of the
Italianate style. This subtype is the most
common Italianate subtype in the United
States. The Cohn House displays wide overhanging eaves with decorative double
brackets along the entire roofline and a full facade porch supported by chamfered
(beveled) columns crowned with decorative brackets. The house is clad with
weatherboard siding and has a three-ranked configuration of façade openings with the
primary entrance on the left rather than the center.
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ITEM NO.: FOUR (Cont.) FILE NO.: HDC2022-006
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Windows are primarily wood two-over-
two double-hung with the front façade
displaying segmentally arched frames
and the remaining facades displaying
traditional rectangular casings. The
transom above the entrance on the front
façade also possesses a segmental
arch. The first story front façade
windows are tall and narrow, beginning
at the floor of the porch and extending
the full height of the floor. The glazing
and frame were crafted to curve along
the segmental arch to create an
uninterrupted design.
The structure is considered Contributing
to the MacArthur Park Historic District.
Since its construction, the dwelling was
moved sometime c. 1900 from the lot on
Scott and 9th to the southern half of the
lot away from the intersection (see
Exhibits). At some point in the building’s
history between 1950 and 1978, the full
façade porch was removed. In 2015, the
building suffered from fire damage and extensive rehabilitation and reconstruction has
taken place, including the reconstruction of the full façade porch.
A previous COA was approved in 2017, and amended in 2020, for a fencing system.
Recent Action
On November 1, 2020 a COA was approved and issued to Little Rock Historic Properties
for the removal of a concrete block wall at the rear of the property and the construction of
fencing, dumpster enclosure and parking lot gate.
On September 12, 2018 a COC was approved and issued to Jill Judy & mark Brown for
the installation of a new roof.
On January 9, 2017 a COA was approved and issued to Jill Judy & mark Brown for the
installation of fencing around the property.
On January 9, 2017 a COC was approved and issued to Jill Judy & mark Brown for the
demolition of a concrete block wall on the property.
On January 9, 2017 a COA was approved and issued to Jill Judy & Mark Brown for the
restoration of the full-height and façade porch.
On September 4, 2014 a COC was approved and issued to Jill Judy & Mark Brown to
install temporary fencing during interior remodel.
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ITEM NO.: FOUR (Cont.) FILE NO.: HDC2022-006
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On February 12, 2015 a COC was approved and issued to Jill Judy & Mark Brown for
brick repair, siding repair, and window repair.
On April 13, 2015 a COC was approved and issued Jill Judy & Mark Brown for brick repair,
siding repair, window repair, and replacement of materials in kind damaged by fire.
On October 6 2016 a COC was approved and issued to Jill Judy & Mark Brown for roof
installation.
Other actions were found but are more than 10 years ago and no longer relevant.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant’s request is in two parts.
1. The applicant requests to amend the fencing system plan outlined in the COA
approved on November 1, 2020. The new plan makes accommodations to
allow the HVAC system to properly circulate air and for utility service access to
the dumpster, involving a curb cut.
2. The applicant requests to install storm windows on all window openings.
B. EXISTING CONDITIONS:
Currently there are no exterior storm windows on the facades. A 6’ tall wood fence
exists on the north elevation with cut outs near the HVAC units.
The development directly across the street to the east has a similar steel picket
fence system and the nearest property to the south has a wrought iron fence with
the north side surrounded by shrubbery. Further to the south, a neighboring
property on the block has a wood picket fence system. To the north of the applicant
property is a parking lot owned by the applicant.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site by the applicant and all
neighborhood associations touching the property were notified of the public
hearing.
D. ANALYSIS:
1. Concerning the fencing amendment, the previously approved 2020 COA
contained the following:
• Construction of a 6’ wood privacy fence alongside the west, north, and
south property lines.
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ITEM NO.: FOUR (Cont.) FILE NO.: HDC2022-006
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• Installation of a wood sliding vehicular gate 20’ off the north property
line.
• Installation of shrubbery and trees
• Construction of wood dumpster enclosure two feet taller than dumpster.
The November 2020 COA was, itself, an amendment of the COAs approved in
January 2017.
The current application seeks approval for the following at 904 Scott Street:
• Construction of a 6’ steel picket fence alongside the west, north and south
property lines. The fence meets the front of the structure on both the north
and south sides.
• The style of the fence will be identical to the approved front fence (Montage
Plus Classic Steel Fence with Triad Finial Adornments all in black).
• Installation of a steel sliding vehicular gate 20’ off the north property line.
• Installation of shrubbery and trees along north fence line (not in review of
this commission).
• Construction of a steel dumpster enclosure two feet taller than dumpster
with the inclusion of a solid metal plate behind the fencing.
• New curb cut.
• Installation of a green space with shrubs and small trees near dumpster.
Section VII. A. 3. of the Guidelines states: “Fences in the rear yards and those on
side property lines without street frontage may be 72’’ tall. The privacy fence
should be set back from the front façade of the structure at least halfway between
the front and back walls of the main structure. […]
Screening with plant material is recommended.”
Staff believes the proposed fence meets the expectations of the Guidelines in
dimension, scale, material, and style. The proposed fence, however, does not
meet the Guidelines’ setback standards and is not in compliance. The side yard
fence is proposed to begin at the corners of the front façade rather than halfway
between the front and rear walls. The proposed setback would disrupt the rhythm
of the block. The proposal also includes the installation of landscaping in front of
the fence on the north elevation, creating a visual shield to the HVAC units.
Staff believes the fence line on the south elevation should be setback to halfway
between the front and rear of the building, and the north elevation fence line
should, to accommodate the existing HVAC units, be setback between the first and
second north façade windows. This demarcation would rectify block rhythm
concerns.
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ITEM NO.: FOUR (Cont.) FILE NO.: HDC2022-006
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Staff believes the solid black metal plates on the 10’ wide gate for the dumpster
will provide a necessary visual shield while still providing access for services.
The proposal requests a curb cut on the north side of the property directly along
the west property line.
Section VII. C.3. Curb Cuts states: “Curb cuts should be avoided unless necessary
to access new parking areas. The new curbing should be constructed to match the
historic or traditional curb cuts in the district in size, color, materials, and
configuration. In residential areas, new driveways should not be introduced within
block faces in which they do not already dominate the development pattern. For
areas having lot widths of 50 feet or less, they interrupt the streetscape from both
a functional and aesthetic perspective. When new driveways are created, their
width should be a minimal as possible.”
2. The proposed storm windows are ProVia Town & Country Series in aluminum
in the Café Crème color. Storm windows are proposed as double -hung with no
grids. All storm windows are proposed as functional with a screen on the lower
half, with the exception of the two large windows on the first story of the façade.
These exterior storm windows are proposed to be stationary double hung.
Section III. B. 2. of the Guidelines states: “Interior storm windows are
encouraged and preferred. Interior storm windows do not require a COA nor
the associated costs of the COA. Exterior screen and storm windows should
be wood or baked-on enamel or anodized aluminum in a color to match the
window sash paint color and fit within the window f rames, not overlap the
frames. Screens should be full-view. Storm windows may also be mounted on
the inside of windows. Half screen and screen or storm windows smaller than
original window are not recommended.”
During the September 2, 2021 HDC meeting, Commissioners agreed to allow
half-screen exterior storm windows in the district.
The proposed exterior storm window sashes will line up with the sashes of the
original windows. However, the front façade windows all possess segmental
arch hoods which is difficult to replicate in a double-hung or full -view storm
window composed of aluminum. The application proposes to install exterior
storm windows that have an added arched section mulled to the top of the
double-hung units. This system will result in an additional horizontal line visible
from the street that creates a misleading image of the original window
configuration.
As a solution, Staff shared with the representative that interior storm windows
were preferred in general to exterior storm windows and would be a more
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ITEM NO.: FOUR (Cont.) FILE NO.: HDC2022-006
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appropriate solution for windows on the front façade (Scott Street) due to their
irregular shape. An interior storm window could be manufactured in a similar
configuration as the proposed exterior; however, the additional mulled piece
can be a dark color that one would not notice looking at the façade from the
street. The horizontal addition would only be seen from the interior. This would
avoid visually disrupting the original configuration of the front façade windows
from the exterior.
E. STAFF RECOMMENDATION:
Staff recommends denial as filed, or approval of the application with the following
conditions:
1. The relocation of the fence setbacks to approximately halfway between
the front and rear walls (28’ from the front) on the south side and to 2’
front the front of the house on the north side.
2. The use of interior storm windows on the front façade with dark colored
components when facing the exterior.
3. Curb cuts match traditional curb cuts in the district in size, color,
materials, and configuration.
4. Obtaining a building permit.
5. Project to be completed within 365 days of obtaining permit.
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HDC2022-006 EXHIBITS
Figure 1 904 Scott Street Front Facade
Figure 2 904 Scott Street North elevation
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Figure 3 Location of proposed curb cut and landscaping, looking southeast
Figure 4 Sanborn Map, Little Rock, 1897 Figure 5 Sanborn Map, Little Rock, 1950