HomeMy WebLinkAboutITEM ONE Staff ReportSeptember 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-22
NAME: Demolition
LOCATION: 1003-1007 S. Cumberland
OWNER/AUTHORIZED AGENT:
Megan & Jason Thomas Jason Garner/Dave Garner
619 Rock Street, Apt. 2
Little Rock, AR
Figure 1. 1003-1007 Cumberland Street
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
2
AREA: 0.19 acres NUMBER OF LOTS: 1 WARD: 1
HISTORIC DISTRICT: MacArthur Park Historic District
HISTORIC STATUS: Non-Contributing
CURRENT ZONING: R4A and MacArthur Park Local Ordinance District
A. BACKGROUND
Location
The subject property is located at 1003-1007 S. Cumberland Street. The property’s
legal description is “The South 10 feet of Lot 2 and the North 48 Feet of Lot 3,
Block 45, Original City of Little Rock, Pulaski County, Arkansas”.
Context
The 2007 survey form, PU3003,
states: “This one-story Colonial
Revival structure has side
gables and a symmetrical front.
Shingle gates show Queen Anne
influence. Porches at front and
side are greatly modified or have
been added.” See Attachment A.
The structure is considered Non-
Contributing to the MacArthur
Park Historic District.
The original primary structure
was constructed c. 1900, as a
one-story, frame construction,
single-family dwelling. The
principal form of the structure
was a side-facing T shaped with
a gable front. The structure
possessed three porches: an
asymmetrical front porch, a side
porch on the north elevation, and
a rear porch on the east
elevation. The footprint and the Figure 2. Property location within MacArthur Park Historic District
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
3
styles of the surrounding single-story
structures suggest the original was
constructed in the Queen Anne/Folk Victorian
style.
The earliest source for the structure’s original
form is the 1913 Sanborn Map, (Figure 3). In
the 1939 Sanborn Map (Figure 4), the only
alterations indicated are the removal of the
rear porch and the material change of the roof
from wood shingle to a non-combustible roof
covering (likely metal, slate, tile, or asbestos).
The structure was significantly altered
between 1939 and 1950 when it was
converted into apartments. Zoning application
records indicate the structure became a
triplex. The 1950 Sanborn Map confirms three
units with the address change from “1003” to
“1003-1007” (Figure 5). Nearly the entirety of
the structure was remodeled for this change
of use. The porches were removed, the
footprint was expanded in the rear, and the
front façade was removed and replaced with a
new Colonial Revival symmetrical front. The
new facade has two separate front entrances,
and two side entrances were constructed on
the north elevation for the front north
apartment and third apartment.
A rectangular auto garage was constructed
abutting the alley at the rear of the property
large enough for three vehicles. The garage
was composed of frame construction with
metal cladding. The remaining concrete pad of the garage still exists on the
property.
Figure 3. 1003 S. Cumberland, 1913 Sanborn Map of Little
Rock.
Figure 4. 1003 S. Cumberland, 1939 Sanborn Map of Little
Rock.
Figure 5. 1003-1007 S. Cumberland, 1950 Sanborn Map or
Little Rock.
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
4
An aerial image taken in 1960 shows the remodeled new footprint of the structure
and the resulting mixed roof system (Figure 6). A 2018 aerial image shows an
identical roof system (Figure 7).
A photograph from the 1978 Quapaw Quarter survey of the Altenburg House next
door shows the additional entrance to the northern elevation that is also visible in
the 1960 and 2018 aerials (Figures 6 & 7). QQA’s 1978 survey photograph is the
oldest found photograph of an elevation of the structure.
Few known exterior alterations followed those that occurred between 1939 and
1950. In 1983, one unit was converted into an office space, another unit served as
the owner’s residence, and the third unit remained a residential rental. Today’s
structure displays a wood siding, symmetrical front with two entrances possessing
decorative door surrounds topped with pediments (pediment roofs shown in Figure
6 & 7). Half-sized windows sit towards the center and corner windows divided by
corner boards bookend the front façade. A wide shed dormer sits against the front
Figure 6. 1003-1007 S. Cumberland, 1960 aerial.
Figure 8. Altenburg House, 1001 S. Cumberland, Quapaw
Quarter Association Survey, 1978. Figure 9. Close up of the northern elevation of 1003-1007 S.
Cumberland, Quapaw Quarter Association Survey, 1978.
Figure 7. 1003-1007 S. Cumberland, 2018 aerial.
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
5
side-gable at the center. Non-original decorative shingles exist on the gables. The
roof is a compound system of cross-gables, hip-on-gable, and a central flat roof
(Figure 6 & 7). Sometime between 1970-1998 the detached auto garage was
demolished. The small ancillary structure that exists today was constructed
between 1970 and 1998.
Recent Action
On July 15, 2022 the Design Review Committee reviewed preliminary designs for
alterations to the primary structure.
On April 19, 2022 the Design Review Committee reviewed preliminary designs for
alterations to the primary structure.
On May 16, 1983 an application for a zoning variance through a conditional use
permit was approved by the Board of Adjustments to allow the use of one of the
units as an office.
No other actions were found.
Figure 10. Ancillary Structure.
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
6
B. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant requests for the permitted demolition of all structures on the
property, these being: the primary structure and the ancillary structure in the rear.
C. EXISTING CONDITIONS:
See Application Packet photos and Attachment B.
D. NEIGHBORHOOD COMMENTS:
At the time of distribution, there were no comments regarding this application.
All owners of properties located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock that surround the site were
notified of the public hearing.
E. ANALYSIS:
The Design Guidelines provide five conditions in which a demolition may be
granted by the Commission (page 55).
Section VI. 2. 1-5. Demolition states:
1. “The public safety and welfare requires the removal of the building, as
determined by the building or code inspector and concurring reports
commissioned by and acceptable to the LRHDC from a structural engineer,
architect, or other person expert in historic preservation.
2. Rehabilitation or relocation is impossible due to severe structural instability or
irreparable deterioration of a building.
3. Extreme hardship has been demonstrated, proven, and accepted by the
LRHDC. Economic hardship relates to the value and potential return of the
property, not to the financial status of the property owner.
4. The building has lost its original architectural integrity and no longer contributes
to the district.
5. No other reasonable alternative is feasible, including relocation of the building.”
The structure has suffered from poor workmanship during its past alterations and
fire damage at some unknown time. No permit records were found between 2000
and 2022 suggesting no permitted work took place for the past 22 years at least.
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
7
The structure is not on the Housing and Neighborhood Programs’ Unsafe and
Vacant list. The current owner has owned the building since February 2021 and
has received the following professional consults, in summary:
The resources and effort required to rehabilitate the existing structure likely
exceed the value of the investment to demolish and reconstruct.
The entire exterior wall framing and roof framing would require complete
replacement and/or stabilization.
Mismatched siding in poor condition will need to be replaced.
All floor joists and foundation need to be replaced.
If rehabilitated, more than 50% of the structure’s existing materials will need
to be replaced.
See supporting documents from architect and general contractor.
Considering the five conditions of demolition, concurring reports have been
submitted by the project architect and the project general contractor supporting
demolition. The primary structure lost its original architectural integrity due to
significant alterations occurring in the mid- 20th century. The National Register staff
at the Arkansas Historic Preservation Program have determined that the structure,
with the existing evidence, cannot be brought back to Contributing status. Though
the conversion of the property to a triplex (ca. 1939-1950) occurred during the
district’s period of significance (1842-1960), and the similarity of aerial photos of
1960 and 2018, the existing façade and its features cannot be sufficiently linked to
this period of alterations. There is a lack of photographic evidence of the façade to
compare architectural elements, e.g. the windows, doors, pediment details, etc. It
is possible several of the architectural features, such as the corner windows and
the batten on the pediments, were later alterations outside the period of
significance. Unfortunately, much is unknown about the structure’s development
history. Staff has been diligent to consult relevant professionals and research all
known sources for evidence of the 1950s façade and the structure’s development
history.
Relocation of the structure is not being considered by Staff since the structure has
lost a majority of its historic integrity, as determined by National Register staff, and
the structure would likely collapse during the process. Concerning economic
hardship, no exact cost comparisons have been provided by the applicant.
The Guidelines also state that significant care should be taken when reviewing an
application for demolition to consider the impact to the district. The City of Little
Rock Historic Preservation ordinance states (Sec. 23-121.) that in consideration of
a COA for a demolition, the Commission may defer the matter to consider
alternatives:
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
8
“(a) Sources of funding for preservation and restoration activities, if lack of
such funds is the reason for the request to demolish.
(b) Adaptive use changes, if there are conditions under which the required
preservation of a historic landmark would cause undue hardship to the
owner or owners, so long as such changes are in keeping with the spirit and
intent of this division.
(c)An attempt to find a purchaser for the property who would maintain the
landmark in a suitable and acceptable manner within the limits of this
division.
(d)The feasibility of moving the structure to another appropriate location.
(e)Any such other solution as may be deemed advisable and in keeping
with the spirit and intent of this division.”
Considering alternatives to demolition according to Sec. 23-121 of the Code of
Ordinances, the structure is not eligible for rehabilitation tax credits or restoration grants
since the structure is not a contributing structure to the district and cannot be restored to
its original form or to a contributing status. An attempt to find a purchaser who would
maintain the landmark is unnecessary since the structure does not have contributing
landmark status and the current property owner is active in the property’s improvement.
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
9
Concerning the MacArthur Park Historic
District National Register status, the district
is currently 65% Contributing, including 21
Independently Listed structures. The
demolition of the primary structure and the
ancillary structure at 1003-1007 S.
Cumberland will not impact the district’s
eligibility totals.
The current property owner plans to
construct a new owner-occupied triplex on
the site following demolition and has met
with the Design Review Committee to
review design proposals. The property
owner plans to meet with the DRC again
before summitting a final new construction
proposal to the Commission.
Staff believes that this case is unique in
comparison to other non-contributing
structures in the district in that the structure
has been too severely altered to be returned to a contributing status and that there
is not enough historical evidence to guide the owner towards a more contributing
façade. If the owner were to repair the structural components and architectural
elements of the existing structure, and make the changes necessary for adaptive
reuse, the resulting structure would be more similar to new construction and would
still be non-contributing to the district.
It is Staff’s belief that this case is not comparable to past and future applications
for the demolition of non-contributing structures that can be made contributing.
F. STAFF RECOMMENDATION:
Staff recommends approval of demolition of the primary structure and ancillary
structure with the following conditions:
1. Obtaining a demolition permit.
2. Properly prepare the structures for demolition.
3. Dismantle and remove the structures from the property avoiding
damages to surrounding structures.
4. Remove all debris.
Figure 11. Proximity map of surrounding structures
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
10
Figure 12. Application
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
11
Figure 13. Cover Letter
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
12
Figure 14. Affidavit
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
13
Figure 15. Public Notice
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
14
Figure 16. Architect Supporting Letter page 1
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
15
Figure 17. Architect Supporting Letter page 2.
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
16
Figure 18. General Contractor Supporting Letter.
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
17
Figure 19. Submitted Photos
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
18
Figure 20. Submitted Photos.
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
19
Figure 21. Submitted Photos.
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
20
Figure 23. Submitted Photos.
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
21
Figure 24. Submitted Photos.
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
22
Figure 25. Guidelines on Relocation and Demolition.
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
23
Figure 26. Code of Ordinances, alternatives to demolition.
September 1, 2022
ITEM NO.: ONE FILE NO.: HDC2022-022
24
Attachment B
Additional Photographs