HomeMy WebLinkAboutMacArthur Place Apts - HDC CoA Request - 2022.12.05Ms. Ratzlaff and Commissioners,
We humbly submit this application for a Certificate of Appropriateness on behalf of our Clients, MacArthur Place LLC, for the
MacArthur Place Apartments project - a six unit multi-family structure herein described. This project is being submitted for
consideration under the MacArthur Park Historic District Guidelines for Rehabilitation and New Construction (April 2022)
Section V - Design Guidelines for Detached New Construction of Primary and Secondary Buildings, Multi-family Housing.
Legal Description of Property:
1003 McMath Avenue, Little Rock, Arkansas 72202 (address pending)
North 1/2 Lot 11 & all of Lot 12, Block 5, Masonic Addition to the City of Little Rock, Pulaski County, Arkansas
The property is currently 1001 McMath Avenue and includes an existing commercial mixed-use structure constructed in
2016. Our Client plans to subdivide the property into two lots - 1001 McMath and 1003 McMath respectively. 1001 McMath
Avenue was previously subject to a PCD Application that was approved by the City of Little Rock Board of Directors and the
Historic District Commission. That zoning has since expired and the property has reverted to the original UU Zoning
designation. It is within this original zoning designation that we submit this application in addition to the requirements of the
HDC Design Guidelines.
The UU Zoning Designation, Urban Use District, is intended to assure the continuation of development consistent with a
traditional urban form and to specifically allow mid- and high-rise structures of mixed uses including commercial office, retail,
and residential. This proposal is for a multi-family three-story structure well within the limitations of area and height of this
ordinance and the HDC Design Guidelines.
In addition to the regulating zoning ordinance the Historic District Guidelines, Section V, governing new construction, provides
eleven Design Factors to assist in suggesting appropriate development that is sympathetic to the historic patterns of
development within the area of influence. These factors are:
Siting;
Height;
Proportion;
Rhythm;
Scale;
Massing;
Entrance Area;
Wall Area;
Roof Area;
Facade;
Detailing.
Our justification of these eleven design factors are as follows:
City of Little Rock
Historic District Commission
Attn: Hannah Ratzlaff, City Staff
723 W Markham Street
Little Rock, Arkansas 72201
300 S Spring Street, Suite 720
Little Rock, AR 72201
T 501.260.7506
info@roguearch.com
www.roguearch.com
RE:
Certificate of Appropriateness
MacArthur Place Apartments
1003 McMath Avenue
Little Rock, Arkansas 72202
A.Siting:
1.Siting refers to the location of a building in relationship to the legal boundaries and setbacks, adjacent properties, and
the natural conditions of the site.
(a)Response: UU Zoning, when adjacent to a single-family residence requires a minimum 4 foot side yard setback
which we have proposed. Additionally, when adjacent to a single-family residence a minimum 25 foot rear yard
setback is required. We propose a rear yard setback of approximately 66 feet. No front yard setback is required
within UU zoning. The Guidelines suggest that the front yard setback should be within plus or minus 10 percent
of the prevailing setbacks within the area of influence. We propose a front yard setback of approximately 18 feet
which is the average of 1001 and 1007 McMath Avenue. We believe this is the most sympathetic setback for this
development as it provides a gradual step back along the main street which would have been most historically
typical of the area.
(b)Response: Siting also refers to the general orientation of the building within the site. The prevailing development
patterns of the area of influence suggest the building should be oriented with the long axis of the building along
the depth of the property and the short axis facing the main street. This is what we propose.
B.Height:
1.Height refers to the height of the building measure through the central axis from the elevation of the lowest finished
floor to the highest point of the building, excluding chimneys. New Construction should not exceed a height of 35
feet.
(a)Response: The proposed design measures not more than 33’-1” from the elevation of the lowest finished floor to
the highest point on the building.
C.Proportion:
1.Proportion refers to the overall horizontal and vertical relationship of the primary structure to itself and adjacent
properties. It is generally considered appropriate to propose structures whose facade height and width are similar to
existing buildings within the area of influence.
(a)Response: The immediate area of influence is dominated by modern commercial structures of various heights
and widths. However, we recognize the significance of 1007 McMath Avenue which is a contributing historic
single-family structure to the MacArthur Park Historic District. For this reason we propose a structure whose front
facade height and width is sympathetic and proportional to a three-story residential structure that is proportionally
consistent with most Victorian homes within the District. The remainder of the facade is stepped back from the
primary facade to give the illusion of a smaller mass so as to make the overall building appear more sympathetic
to the adjacent historic property. These steps allow for balconies for the tenants to enjoy views of the park,
museum, and armory. Refer to provided elevations and street views for additional information.
D.Rhythm:
1.Rhythm refers to the harmonious or orderly occurrence of compositional elements at regular intervals - i.e. how the
facade is organized.
(a)Response: The Rhythm of the building, though commercial in use, is residential in its compositional elements,
including window and door placement to create a harmonious occurrence of solid versus void.
E.Scale:
1.Scale means the relative dimension, size, degree, or proportion of parts of a building to each other or group of
buildings.
(a)Response: The overall scale of the building is residential in nature at the front facade. The simply gable form with
no overhangs is evocative of the Victorian front facing gable which is prevalent in the Historic District, though
taking a more contemporary form than is strictly accepted. Window and door openings are proportional and
appropriate to a three-story structure.
F.Massing:
1.Massing means volume, magnitude, or overall size of a building.
(a)Response: Massing and Scale are similar in definition. Please refer to the above response regarding this
submission.
G.Entrance Areas:
1.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.
(a)Response: While the primary ingress and egress of each unit is located in the rear of the building, the primary
facade does exhibit similar characteristics at ground level that would suggest a main entry to either side of the
center gable form. Additionally, due to the setback of the secondary facade, the impression of a front porch entry
is exhibited and is consistent with the prevailing development pattern of the Historic District.
H.Wall Area:
1.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.
(a)Response: The building is designed as a three story structure and the wall areas accommodate this scheme.
Windows and doors have been designed to functionally serve the spaces they are located in. This pattern is
evident in the elevations and 3D views that have been provided.
I.Roof Areas:
1.Roof areas 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…
(a)Response: The front facing roof area is a pitched gable which is consistent with the prevailing development
patterns of the neighborhood. The remainder of the building has a flat low slope roof which allows for the third
story without arbitrarily raising the ultimate roof height beyond what would be allowed within the district.
J.Facades:
1.Facade means the facade of the building, or the vertical wall faces which are oriented North, South, East, and West.
(a)Response: Materials and patterns of facade treatment proposed are consistent with the prevailing development
patterns of the neighborhood and will include primarily horizontal fiber cement siding and a solid or panelized
finish system similar to stucco.
K.Detailing:
1.Detailing means architectural aspects that, due to particular treatment, draw attention to certain parts or features of
the building.
(a)Response: The details of this project are intentionally minimalist and modern. This is consistent with the modern
style of the structure and separates itself from the rest of the historic district as being of it’s time and place in
history.
Conclusion:
The Project is a 6 unit multi-family structure designed on the outskirts of the historic district surrounded by very few
contributing properties save the single-family residence at 1007 McMath. The predominant development pattern is
commercial and contemporary in design. Our Project is similar to this development pattern while still being respectful of the
historic nature of the district. A blending of contemporary and historic forms has been presented and we hope for the
Commissions full support in approving this application.
If anyone should have questions about the above referenced information or attached drawings, please feel free to reach out to
our office and we can provide any clarification that may be required.
We appreciate your time and consideration in this matter.
Thank you.
Jeremiah Russell, AIA, NCARB
Principal Architect
Rogue Architecture
www.roguearch.com