HomeMy WebLinkAboutITEM ONE staff report HDC2022-026January 5, 2023
ITEM NO.: ONE FILE NO.: HDC2022-026
NAME: New Multi-Family Construction
LOCATION: 1003 McMath
OWNER/AUTHORIZED AGENT:
MacArthur Place LLC Rogue Architecture PLLC
909 W Main Street, PMB 136 300 S Spring Street, Suite 720
Jacksonville, AR 72076 Little Rock, AR 72201
Figure 1. Rendering of front facade of proposed new construction at 1003 McMath, Rogue Architecture.
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ITEM NO.: ONE FILE NO.: HDC2022-026
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AREA: 0.24 acres NUMBER OF LOTS : 1 WARD: 1
HISTORIC DISTRICT: MacArthur Park Historic District
HISTORIC STATUS: Non-Contributing
CURRENT ZONING: UU – Urban Use
A. BACKGROUND
Location
The subject property is located at 1003 McMath Street. The property’s legal
description is “The North Half of Lot 11 and all of Lot 12, Block 5, Masonic Addition,
Pulaski County, Arkansas, Except 200 Square Feet Metropolitan Open Land for
Road Right of Way per Deed
2016-054783 2 1N 12W.”
Context
The location of the proposed new
construction has been vacant
since 1978. The site currently
shares a parcel with the structure
at 1001 McMath which was
erected in 2018. Previously, the lot
has been vacant since at least
1978 following the demolition of a
two-story residential Victorian.
The application is for the
construction of a new multi-family
structure. The owner plans to
pursue a lot split of the property in
the future with the lot configuration
shown in the site plans
(Attachment A).
The Sanborn maps (pg. 3) show
two previous structures existed on
this site at different times. The
1897 Sanborn shows a small
dwelling at the corner of 10th and McMath (then McAlmont). It was a single-story
frame dwelling with a composition roof and two outbuildings.
Figure 2. 1003 McMath location in MacArthur Park Historic District.
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The 1913, 1939, and 1939-1950 Sanborn maps show a large two-story frame
dwelling with a slate or metal roof. A wraparound corner front porch faced McMath
and 10th, the overall form hinting to the Queen Anne architectural style. A one-story
addition on the rear shows a composite roof as well as the detached rear auto
garage abutting the alley.
A 1970s aerial image shows the home still standing. Sometime after 1970, the two-story
home was demolished and was shown as vacant in the 1978 Quapaw Quarter survey.
The lot was vacant until a three-story mixed-use development was constructed at the
corner in 2018.
Figure 3. 1897 Sanborn Map, 1003 McMath. Figure 4. 1913 Sanborn Map, 1003 McMath.
Figure 6. 2018 Aerial Image. Arrow pointing to location of 1007
McMath historic residence.
Figure 5. 1007 McMath historic residence, 1978, QQA survey.
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The area surrounding the site includes: a Contributing single-family, two-story
historic structure in the Queen Anne style to the south; a three-story mixed-use
contemporary style structure built in 2018 to the north; MacArthur Park to the west;
and the parking lot to the 84-unit McGowan Street Apartments to the east.
Recent Action
On November 18, 2022 the Design Review Committee reviewed preliminary
design for new construction.
On March 5, 2022, the Board of Adjustments approved to repeal the previously
approved Planned Commercial Development (PCD) and the zoning was changed
back to UU-Urban Use. The Planning Commission approved February 5, 2022.
On November 15, 2018, a COA was issued to Page Wilson for approval of exterior
siding material change to a previously approved COA at 1001 McMath.
Figure 7. 1001 McMath, adjacent north of property. Figure 8. 1007 McMath, adjacent south of property.
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On August 5, 2016, a COA application was withdrawn for the construction of two
row homes at 1003 McMath.
On August 10, 2015, a COA was denied to Page Wilson for a request to change
exterior siding material during construction of a previously approved COA.
On March 10, 2014, a COA was issued to Page Wilson for approval of a three-
story mixed-use development at 1001 McMath.
On February 10, 2014, a COA was denied for a three-story mixed-use
development at 1001 McMath.
On December 9, 2013, a COA was denied for a three-story mixed-use
development at 1001 McMath.
No other actions were found.
B. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The application request is for the construction of a multi-family, three-story, six-
unit, residential development on a flat lot at 1003 McMath, near the corner of
McMath and 10th Street. See Attachment A for submitted drawings and site plan.
The application proposes a three-story, residential structure in a rectangular plan
topped with a parapet wall and sloped roof and has a projecting three-story front-
gabled facade facing McMath. The structure is residential and is not considered a
commercial property. The primary exterior cladding materials are thin brick,
stucco, and fiber cement horizontal lap siding.
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C. EXISTING CONDITIONS:
The property is currently a vacant lot.
See Attachment B- site photos.
Structures within the area of
influence:
1001 McMath, three-story commercial new construction (adjacent to subject
property).
1007 McMath, contributing, two story Queen Anne residential built c.1900
(adjacent to subject property).
1016 McGowan Street, three story multi-family built 2006.
923 McMath, contributing, one-story Queen Anne residential built c. 1929.
712 E 11th Street, two story Colonial Revival office building and warehouse with
large addition.
718 E 10th Street, two story multi-family built 1978.
D. NEIGHBORHOOD COMMENTS:
The time of distribution, there were no comments regarding this application.
Figure 9. View of property from sidewalk, facing east.
Figure 10. Map of structures within the area of influence.
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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 authority of the Little Rock Historic District Commission to review new
construction in the district is authorized by the Sections 14-172-208 of the
Arkansas state statute.
The authority of the Little Rock Historic District Commission to review new
construction in the district is authorized by the Sections Sec. 23-115, Sec. 23-
119, and Sec. 23-120 of the Little Rock Municipal code.
The application is reviewed according to the guidelines outlined in the MacArthur
Park Historic District Guidelines for Rehabilitation and New Construction in
Section V. for residential infill multi-family housing found in pages 31-41 as well
as Section VII. for site design found in pages 57-63.
Detached primary new construction for residential infill is considered by these
eleven factors and each element of the proposal will be reviewed accordingly:
Siting
Height
Proportion
Rhythm
Scale
Massing
Entrance Area
Wall Areas
Roof Area
Façade
Detailing
SITING (consistent)
Siting means the location of a building in relationship to the legal boundaries and
setbacks, adjacent properties, and the natural conditions of the site.
The proposed building location is consistent with the prevailing development
patterns found within the area of influence. The building is oriented to the street
like the surrounding structures.
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The proposed building front yard setback is within 10% of the average front yard
setback of the adjacent properties and the proposed side yard setback meets the
base zoning requirement. The proposed front yard setback is 18 feet, the
average of the adjacent properties, and provides a sympathetic, gradual step
back along McMath, allowing site lines to the remaining historic structure on the
block. The proposed side yard setback is 4 feet, which is the minimum Urban
Use zone standard for structures adjacent to a single-family residence. The
average side yard setback of the adjacent properties is 4 feet, allowing a 10%
variance of 1 foot, resulting in 4 feet to 5 feet as the side yard setback including
the UU minimum requirement. Staff believes the side yard setback is compatible
with the diverse surrounding development patterns.
The rear yard setback is 47’ 8” and meets the required UU setback of 25 feet
when adjacent to a single-family structure.
Concerning lot coverage, the proposed footprint is 31% of the lot area—based on
the proposed lot split presented in the application—which is sympathetic to the
adjacent historic residence whose lot coverage is 22.5%.
HEIGHT (consistent)
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.
The maximum height for new construction is 35 feet, and the proposed building is
34’ 9’ tall at its highest point.
PROPORTION (partially consistent)
Proportion means the relationship of height to width of the building outline as well
as individual components.
The proposed structure is 33’6” wide and 34 ‘9” tall and its basic form is a
massed rectangle with a front-facing central gable form. The gable form is
flanked by porches and balconies on either side and extends 5 feet from the
main mass on the first and second story and 12 feet at the third story due to the
various recesses of the porches. The central gable form attempts to give the
illusion of a smaller façade mass and echoes the Victorian front-facing gable of
1007 McMath. Though the base form of the proposed structure is a massive
white wall rectangle, the use of the gable form provides a transition between the
adjacent modern and historic styles.
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The proposed structure appears to rest on a concrete slab. Most residential
structures of all densities in the district have raised foundations or detailing which
hints to a visible foundation support in the cladding or through a raised front
porch. This element of a building grounds the structure visually. The proposed
structure lacks this component.
The guidelines state it is appropriate to use similar proportions, size, location,
and number of openings as buildings within the area of influence. Buildings within
the area of influence have windows on all facades. Window openings on the
adjacent historic structure are primarily one-over-one double-hung and are
symmetrical and grouped. Window openings on the adjacent commercial
structure are fixed floor-to-ceiling or irregularly sized and placed and are
asymmetrical in relationship. The proposed structure displays symmetrical,
grouped, large, casement windows on the front façade. However, the side
elevations are shown with mostly short square casement awning windows. There
are no visible window openings on the rear façade. Each unit has only one set of
regularly sized windows. Specific window dimensions were not provided.
Proportion is achieved in the front façade and is lost in the side and rear
elevations. The structure is residential in function and should be more consistent
with surrounding residential structures in design.
RHYTHM (partially consistent)
Rhythm means a harmonious or orderly recurrence of compositional elements at
regular intervals, including the location of doors and the placement of windows,
symmetrically or asymmetrically and their relative proportion.
The rhythm of door and window placements and the pattern of spacing of primary
elements is at regular intervals. The façade relies on symmetry with the gable as
its central axis. The rhythm and pattern of primary elements is both similar and
dissimilar to those within the area of influence. Given the circumstances of the
surrounding contrasting styles, the façade of the proposed structure provides a
middle ground for rhythm through form simplicity, symmetrical openings, and
front façade proportion. The side elevations of the structure rely on minimal
fenestration, changes in material, and bare elevations. Consistency of design
and rhythm are lost here.
The guidelines state it is appropriate to visually divide new buildings that are
larger than those in the area of influence to suggest smaller individual pieces.
The horizontal lines of the balconies and the grouped windows on the gabled
form partially help relate to the individual pieces and rhythm of the adjacent
historic structure. Again, this rhythm is lost on other elevations.
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SCALE (consistent)
Scale means the relative dimension, size, degree or proportion of parts of a
building to each other or group of buildings.
The proposed structure is 33’6” wide and 34 ‘9” tall and is sympathetically scaled,
for a three-story structure, to the diverse structures within the area of influence
while remaining sensitive to the most significant structure, 1007 McMath. A two-
story infill would be more sensitive in scale. As a three-story structure, the gable
façade assists significantly in reducing the massive appearance of the proposed
structure.
MASSING (partially consistent)
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.
The proposed structure’s massing is greater in volume and magnitude than the
surrounding structures. Comparatively, it exceeds the width of the adjacent
commercial structure and the height of the adjacent historic structure. However,
with the gable façade, the structure appears less massive. Material and color
further assist this illusion.
The rear and side elevations of the structure do not attempt to mitigate the
structure’s overall mass or scale. Views of the structure going north on McMath
will have a greater impact concerning mass than views going south.
ENTRANCE AREAS (inconsistent)
Entrance area means the area of access to the interior of the building including
the design, location, and materials of all porches, stairs, doors, transoms, and
sidelights. Primary entrances should front directly onto the primary associated
street or the associated primary facade.
The application states that the intended primary ingress and egress for each unit
is at the rear of the building through recessed porches. These porches are
accessed by an exterior stairwell wrapped in a vertical metal screen. For this
reason, design attention was given to the front façade to resemble main
entrances at the ground level. The ground level entrance areas are located on
either side of the center gable mass and face McMath. The entrances are
recessed and secondary to the center gable mass. Typical residential structures
in the area utilize porches as the focal point of ground level facades. Multi-family
structures utilize a shared entrance through a porch or covered area. The
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impression of the center gable form as the primary façade is functionally lost with
this element.
The proposed ground level entrances have cantilevered roofs supporting upper
story balconies. Additionally, the lack of porch supports fails to reinforce
compatible rhythm. Entrance openings are configured similar to storefront offices
with full lite doors directly abutting casement windows. An unidentified material is
clad beneath the casements. The proposed entrances have minimal relationship
to the street. Typical residential structures in the area, including multi-family
units, display porches or a main entrance which are an architectural element
added to the structure. Contrastingly, the entrances proposed are a void space
subtracted from the structure.
The proposed entrance height and depth are appropriate with a 10’ clearance
and 5’ depth; however, the location, design, proportions, and rhythm of the
entrance areas are inconsistent with the guidelines.
WALL AREAS (partially consistent)
Wall area means the vertical architectural member used to define and divide
space including the kind and texture and exposure of wall sidings and trims, and
the location, number and design of all window and door openings.
The primary exterior cladding is stucco with horizontal, fiber cement siding
accents. Specific products were not provided for the stucco or siding. Submitted
drawings indicate the stucco will be painted white or very light. No texture is
provided. The siding will be horizontal lap fiber cement siding with a 5” exposure.
Siding is limited to the back half and rear of the structure. Submitted drawings
indicate siding will be manufactured black or very dark. Siding will have a smooth
texture and will not resemble wood grain.
The primary exterior cladding for the center gable is brick. The brick is
manufactured black modular thin brick. No specific product was provided; texture
and finish/coating are unknown. A textured versus a smooth finish is encouraged
to provide the façade with dimensionality and tactility celebrated in the district.
The material for the exterior cladding shown in the drawings beneath the front
façade porch windows is not indicated.
The horizontal lines of the balconies and the grouped windows on the gable form
partially help divide the stories visually in the front facade. No architectural
features or detailing divides the floor levels on the side or rear elevations.
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The rear elevation shows one defining element, an exterior stairwell wrapped in a
vertical metal screen. Two downspouts are on either side.
The guidelines state it is appropriate to orient windows and door openings
vertically and symmetrically within a given wall area. The proposed structure
displays symmetrical, grouped, large, casement windows on the front façade.
The side elevations are shown with mostly short square casement awning
windows. There are no visible window openings on the rear façade.
ROOF AREAS (partially consistent)
Roof area means the outside covering of a building or structure extending above
the vertical walls including the form, material, and texture of the roof, and
including the slope and pitch, spacing of roof covering; size, design, number and
location of dormers, the design and placement of cornices, and the size, design,
material and location of chimneys.
The primary structure is topped by a parapet wall and flat sloped roof to drain.
The roof will be covered with a TPO membrane. The parapet wall appears to be
close to 5’ tall and submitted drawings indicate a black or dark metal flashing.
Flat roofs are typically characteristics of commercial structures. They are atypical
for residential structures in the district and incidences of them are accompanied
by a dominant front porch.
Figure 11. 219 E 10th, example of multi-family structure in district
with flat roof and focal point porches. Figure 12. 215 E 10th, example of multi-family structure in district with flat roof
and focal point porches.
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The gable form roof material is metal. It is not indicated whether this will be
standing seam or corrugated. Corrugated materials are not permissible in the
Urban Use zone. Gable pitch is 12 – 9.
Concerning the area of influence, the combination of a flat roof and front-gabled
façade utilizes both adjacent roof forms of the modern commercial structure and
historic single-family residence.
FACADES (consistent)
Facade means the face of a building. Façade refers to the textural appearance of
the materials that will contribute to a building’s character and appearance.
Generally, materials for new construction should match or mimic those found in
the prevailing patterns of development within the area of influence.
The façade features primarily stucco with horizontal fiber cement lap siding
accents. Texture is not provided for the stucco. The siding will have a smooth
finish. The central gable façade features manufactured black modular thin brick.
A textured versus a smooth finish is encouraged with this material to provide the
façade with dimensionality and tactility celebrated in the district. Stucco is a
common historic material for exterior cladding. Brick is a common material in the
district. Fiber cement siding is primarily seen on new construction in the district.
Figure 13. 419 E 8th, example in the district of stucco as
primary exterior material Figure 14. 1107 Cumberland, example in district of stucco as primary
exterior material.
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Windows will either be black metal clad wood or black fiberglass. Second and
third story façade porches show metal railings appropriate in design. Third story
porches have short cantilever awnings.
DETAILING (inconsistent)
Detailing means architectural aspects that, due to particular treatment, draw
attention to certain parts or features of a building.
The proposed structure is minimalist in detail. Material textures and finishes
appear primarily flat or smooth. The design relies on form as the primary
character defining feature.
The proposed structure lacks architectural features or detailing that visually
divide the floor levels on the side or rear elevations. It also lacks detailing that
provides texture and dimension. The district has a collective characteristic of
material sincerity and dimensionality that supports its unique sense of place. This
characteristic is often expressed in both form and detailing.
In this proposed design, the opportunities for texture and dimension are left to
opening configurations and material finishes.
Window openings on the central gable form
appear to have a brick header or rowlock
course sill. No other trim, lintels, or sills appear
on other openings. Moreover, windows lack
muntins, which are characteristic of residential
structures in the district. With the proposed
configuration, and doors resemble commercial
openings. The minimalistic intent of a residential
infill does not exclude its design from meeting
basic detailing compatibility within a historic
district. Detailing is simplified, but not lost.
Sustainable Technologies
None are mentioned in the application.
SITE DESIGN
Sidewalks
A sidewalk is present in front of the property
and is in poor condition.
Planned Green Space
Figure 15. 407 E Daisy L Gatson Bates, window
configuration on new residential construction in
district.
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Low maintenance trees are shown in the drawings between the sidewalk and
right of way. No hardscape items are shown or have been discussed.
Fences and Retaining Walls
A front yard 36” metal fence is proposed along the front property line and
connects coplanar to the front façade. To provide tenant with more yard space
and mimic typical front yard fencing locations in the district, staff suggests the
side fence lines be taken to the side property lines. A gate is not indicated in the
submitted drawing for property access, but it encouraged. Though the main
entrance for tenants is directed to the rear when the mode is vehicular, a
pedestrian environment should be made available for the front façade, including
a path to the ground level porches from the sidewalk.
The guidelines allow 40’ front yard fences and the proposed fence is consistent
with the guidelines.
Lighting
No exterior lighting is identified in the submission.
Parking Areas
A parking pad for nine (9) spaces is shown at the rear of the property with an
apron connector to the alley. Parking areas should be visibly screened with
landscaping.
Curb Cuts
No curb cuts are proposed.
Mechanical Systems
HVAC units are proposed to be located near the north elevation between the
structure and north property line. Units should not be readily visible from the
street and should be screened with shrubbery or fencing.
Electrical and Gas Meters:
All meters are located on the rear façade.
Garbage collector:
A dumpster enclosed by a metal gate is located in the rear of the property at the
northeastern edge of the rear parking pad.
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No satellite dishes, solar collectors, recreational structures, or signs are
mentioned in the application.
DESGIN REVIEW COMMITTEE COMMENTS
The applicant and agent attended the November 18, 2022, pre-application
meeting. The comments from the Design Review Committee can be found as
Attachment C. The initial submission was replaced with an updated submission
during the meeting.
SUMMARY OF STAFF ANALYSIS
The application proposes a three-story, residential structure in a rectangular plan
topped with a parapet wall and sloped roof and has a projecting three-story front-
gabled facade facing McMath. The structure is residential and is not considered a
commercial property. The primary exterior cladding materials are thin brick,
stucco, and fiber cement horizontal lap siding.
The proposed structure is consistent with the guidelines in the factors of siting,
height, scale and facade components. It is partially consistent in proportion,
rhythm, massing, wall areas, and roof areas. It is inconsistent with the guidelines
in entrance areas and detailing.
The project could be more consistent by modifying the following:
Providing a visual element at the base of the structure to resemble a
higher foundation and ground the structure. See 215 E 10th for a stucco
example.
Increase number of full-sized windows on the side elevations and provide
window configurations with muntins.
Modify ground floor entrances to have a greater relationship to the street
and reduce the commercial appearance of the entrances, either through
porch supports, pathways or paving from the porches to sidewalks, a
different door configuration, or another creative solution.
Provide detailing on side elevations between floor levels.
Utilize textured brick to regain tactility in the design.
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F. STAFF RECOMMENDATION:
Staff recommends approval, with the following conditions:
1. Obtain a building permit.
2. Any changes to the elevations of the building in any phase of
permitting process and construction process by reviewed by HDC Staff
3. Increase number of full-sized windows on the side elevations and
provide window configurations with muntins.
4. Provide detailing on side elevations between floor levels.
5. Textured brick will be used in the central gamble form.
6. Parking area is screened with landscaping facing 10 th street.
7. HVAC units will be screened with landscaping facing McMath Avenue.
8. The gable roof material will be a standing seam metal rather than a
corrugated metal.
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Figure 16. Application
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Figure 17. Public Notice & Affidavit
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Figure 18. Applicant Cover Letter, page 1
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Figure 19. Applicant cover letter, page 2.
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Figure 20. applicant cover letter, page 3.
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Attachment A
Submitted Drawings & Site Plan
3 STORY FRAME STRUCTURE
1001 MCMATH
4,635 SQ FT
2 STORY FRAME RESIDENCE
1010 MCMATH
2,869 SQ FT
PROPOSED 3 STORY FRAME STRUCTURE
1003 MCMATH
6,589 SQ FT
MCMATH STREETE A S T 1 0 T H S T R E E T
ALLEY18' FRONT YARD SETBACK4' SIDE YARD SETBACK 47'-8" REAR YARD SETBACK4' SIDE YARD SETBACK
100'0"
N 90°00'00" E 33'0"N 0°00'00" E50'0"
N 90°00'00" E
75'0"S 0°00'00" W150'0"
N 90°00'00" W42'0"N 0°00'00" EMCMATH MULTI-FAMILY ARCHITECTURAL SITE PLANP1.1
2022.12.20SCHEMATIC DESIGNZONING INFORMATION
1.
2.
3.
4.
5.
6.
ZONING DISTRICT:
UU URBAN USE DISTRICT
REQUIRED LOT AREA:
NONE REQUIRED
PROPOSED LOT AREA - 6,300 SF
REQUIRED FRONT YARD SETBACK - NONE
PROPOSED FRONT YARD SETBACK - 18'
REQUIRED SIDE YARD SETBACK - 4'
PROPOSED SIDE YARD SETBACK - 4'
REQUIRED REAR YARD SETBACK - 25'
PROPOSED REAR YARD SETBACK - 47'-8"
REQUIRED MAXIMUM LOT COVERAGE = NONE
LOT SIZE = 7,950
PROPOSED FOOTPRINT = 2,498 SF
PROPOSED LOT COVERAGE = 31%, SO OK
PROPOSED DUMPSTER AND
FENCE WITH GATE
PROPOSED PARKING PAD WITH 9
SPACES - NOT REQUIRED UNDER
UU ZONING
PROPOSED APRON ONTO ALLEY
BEDROOM 1
14'2" x 11'7 3/4"
BEDROOM 2
13'5 1/2" x 11'0"
BATH 2
7'6" x 5'6"
KITCHEN
11'7" x 9'3 1/4"
LNDRY.
4'5" x 2'7"
CLOSET
5'0" x 1'10"
BATH 1
8'11" x 5'0"
CLOSET
5'4 1/8" x 2'0"
CLOSET
5'4 5/8" x 2'0"
BEDROOM 1
14'2" x 11'7 3/4"
BEDROOM 2
13'5 1/2" x 11'0"
BATH 2
7'6" x 5'6"
KITCHEN
11'7" x 9'3 1/4"
LNDRY.
4'5" x 2'7"
CLOSET
5'0" x 1'10"
BATH 1
8'11" x 5'0"
CLOSET
5'4 1/8" x 2'0"
CLOSET
5'4 5/8" x 2'0"
FIRST FLOOR PLAN
33'-6"12'-2"67'-0"5'-0"MCMATH MULTI-FAMILY FLOOR PLANSP1.2
2022.12.20SCHEMATIC DESIGNBEDROOM 1
14'2" x 11'7 3/4"
BEDROOM 2
13'5 1/2" x 11'4 7/8"
BATH 2
7'6" x 5'6"
KITCHEN
11'7" x 9'3 1/4"
CLOSET
5'0" x 1'10"
BATH 1
8'11" x 5'0"
CLOSET
5'4 1/8" x 2'0"
CLOSET
5'8 3/4" x 2'0"
BEDROOM 1
14'2" x 11'7 3/4"
BEDROOM 2
13'5 1/2" x 11'0"
BATH 2
7'6" x 5'6"
KITCHEN
11'7" x 9'3 1/4"
CLOSET
5'0" x 1'10"
BATH 1
8'11" x 5'0"
CLOSET
5'4 1/8" x 2'0"
CLOSET
5'4 5/8" x 2'0"
SECOND FLOOR PLAN
33'-6"12'-2"67'-0"5'-0"BEDROOM 2
11'0" x 9'2 1/2"
BATH 2
7'6" x 5'6"
KITCHEN
11'7" x 9'3 1/4"
CLOSET
5'4 1/8" x 2'0"
CLOSET
5'4 5/8" x 2'0"
CLOSET
5'0" x 1'10"
BATH 1
8'11" x 5'0"
BEDROOM 2
11'0" x 9'2 1/2"
BATH 2
7'6" x 5'6"
KITCHEN
11'7" x 9'3 1/4"
CLOSET
5'4 1/8" x 2'0"
CLOSET
5'4 5/8" x 2'0"
CLOSET
5'0" x 1'10"
BATH 1
8'11" x 5'0"
BEDROOM 1
14'2" x 11'7 3/4"
BEDROOM 1
14'2" x 11'7 3/4"
THIRD FLOOR PLAN
33'-6"12'-2"60'-0"12'-0"
MCMATH MULTI-FAMILY EXTERIOR ELEVATIONSP1.3
2022.12.20SCHEMATIC DESIGNT.O. PARAPET
33'-1"
FINISH FLOOR
20'-0"
FINISH FLOOR
10'-0"
FINISH FLOOR
0"
BEARING
29'-0"
EAST (REAR) ELEVATION
PROPOSED LOW SLOPE METAL
ROOF AT STAIR
METAL SCUPPERS AND
DOWNSTPOUTS, TYP.
PROPOSED EXTERIOR STAIR WITH
VERTICAL METAL SCREEN
PROPOSED HORIZONTAL SIDING
AT ENTRY RECESS, TYP.
T.O. RIDGE
34'-9"
FINISH FLOOR
20'-0"
FINISH FLOOR
10'-0"
FINISH FLOOR
0"
WEST (FRONT) ELEVATION +/- 25'-1"ASSUMED BUILDING HEIGHT+/- 35'-2"ASSUMED BUILDING HEIGHTBEARING
29'-0"
PROPOSED CEMENT STUCCO
FINISH - PAINTED
PROPOSED MODULAR
BRICK FACADE
PROPOSED METAL HANDRAILS AT
BALCONY, TYP.
PROPOSED AWNING AT 3RD
FLOOR PORCH DOOR ONLY
MCMATH MULTI-FAMILY EXTERIOR ELEVATIONSP1.4
2022.12.20SCHEMATIC DESIGNSOUTH (SIDE) ELEVATION
T.O. RIDGE
34'-9"
FINISH FLOOR
20'-0"
FINISH FLOOR
10'-0"
FINISH FLOOR
0"
BEARING
29'-0"
PROPOSED HORIZONTAL FIBER
CEMENT SIDING 5" EXPOSURE -
PAINTEDPROPOSED METAL ROOF AT
FRONT GABLE
PROPOSED CEMENT STUCCO
FINISH - PAINTED
PROPOSED MODULAR BRICK
FACADE
PROPOSED METAL SCREEN WALL
AT EXTERIOR STAIR
NORTH ELEVATION
T.O. PARAPET
33'-1"
FINISH FLOOR
20'-0"
FINISH FLOOR
10'-0"
FINISH FLOOR
0"
BEARING
29'-0"
PROPOSED MODULAR BRICK
FACADE
PROPOSED METAL ROOF AT
FRONT GABLE
PROPOSED 36" METAL FENCE AT
FRONT
PROPOSED CEMENT STUCCO
FINISH - PAINTED
PROPOSED METAL SCREEN WALL
AT EXTERIOR STAIR
PROPOSED HORIZONTAL FIBER
CEMENT SIDING 5" EXPOSURE -
PAINTED
MCMATH MULTI-FAMILY ISOMETRIC VIEWSP1.5
2022.12.20SCHEMATIC DESIGN
MCMATH MULTI-FAMILY 3D VIEWSP1.6
2022.12.20SCHEMATIC DESIGN
MCMATH MULTI-FAMILY 3D VIEWSP1.7
2022.12.20SCHEMATIC DESIGN
January 5, 2023
ITEM NO.: ONE FILE NO.: HDC2022-026
24
Attachment B
Site Photos
Figure 21. Property in current condition, vacant lot, view from sidewalk facing east.
January 5, 2023
ITEM NO.: ONE FILE NO.: HDC2022-026
25
Figure 22. View of MacArthur Park, across the street from site.
January 5, 2023
ITEM NO.: ONE FILE NO.: HDC2022-026
26
Attachment C
Design Review Committee
Comments