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HomeMy WebLinkAboutHDC2023-011 Staff ReportMay 4, 2023 ITEM NO.: ONE FILE NO.: HDC2023-011 NAME: Handicap Ramp and Side Stair Railing LOCATION: 1302 S. Cumberland, The Bein House OWNER/AUTHORIZED AGENT: Cindy Brown Tracy Rivers/John Cunningham Attachment Services of Arkansas PLLC AF Decorative 1302 Cumberland 11522 Kanis Rd, Little Rock, AR 72201 Little Rock, AR 72211 Figure 1. 1302 S Cumberland, Little Rock, AR May 4, 2023 ITEM NO.: ONE (Cont.) FILE NO.: HDC2023-011 2 AREA: 0.24 acres NUMBER OF LOTS : 1 WARD: 1 HISTORIC DISTRICT: MacArthur Park Historic District HISTORIC STATUS: Contributing CURRENT ZONING: Capitol Zoning - N A. BACKGROUND Location The subject property is located at 1302 Cumberland. The property’s legal description is “Lot 12 and North1/2 of Lot 11, Block 21, Original City of Little Rock, Pulaski County, AR.” Context The subject property is the site of a one-story single-family structure, built sometime between 1885 and 1890. The structure sits on the corner of Cumberland and 13th Street, facing Cumberland. The structure functions today as two stories of livable space. The structure is a Contributing resource identified in the 2007 National Register survey form, PU2911, as a one-story single- family dwelling in the Queen Anne style with frame construction covered in weatherboard siding. The structure has a pyramid, gable, and gable on hip combination roof with one brick exterior chimney. The structure has a wraparound porch and a side porch. Detailing includes Figure 2. Location of 1302 Cumberland within the MacArthur Park Historic District. May 4, 2023 ITEM NO.: ONE (Cont.) FILE NO.: HDC2023-011 3 spindle work, cutaway bay, entry pediment, turned columns, and decorative brackets. The single-family dwelling was converted to apartments between 19 39 and 1950. Sometime between 1950 and 1982, the rear porch was enclosed. In 1982 the home was rehabilitated and converted from five apartments to professional offices by Witsell and Evans (now WER). The 1982 rehabilitation modified the enclosed porch with fixed windows and removal of a rear door, shown in Figure 7, see rear door with awning. The 1982 rehabilitation also resulted in a new side entrance on the north elevation by converting a window to a door. The new side entrance included wood steps and a shingle awning with stoop brackets. Figure 5. 1302 Cumberland, 1913 Sanborn Map section. Figure 3. 1302 Cumberland, 1950 Sanborn Map section. Figure 4. 1302 Cumberland, 1939 Sanborn Map section. Figure 7. Rear porch in 1982 before Witsell and Evans rehabilitation. Figure 6. Existing rear porch, 2023. May 4, 2023 ITEM NO.: ONE (Cont.) FILE NO.: HDC2023-011 4 Recent/Previous Action In 1982, a COA (HDC1982-003) was issued to Bob Turner for the rehabilitation of the structure. In 1998, a COC (HDC1998-009) was issued for a reroof. In 2012, a COC (HDC2012-003) was issued to Robertson Law Firm for roof, foundation, siding, trim, stairway and balcony repairs. In 2012, a COA (HDC2012-006) was issued to Robertson Law Firm for a sign. In 2016, a COC (HDC2016-022) was issued to Robertson Law Firm to reface and repair the existing sign. In 2020, a COC (HDC2020-024) was issued to Robertson Law Firm for porch repairs following wind damage. In 2023, a COC (HDC2023-009) was issued to Cindy Brown/ Attachment Services of Arkansas PLLC for sidewalk repairs and sign updates. No other actions were found. B. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The application requests to construct a rear handicap ramp on the west elevation (rear) and to legalize new side stair railing on the north elevation (side). C. EXISTING CONDITIONS: See site photos (Attachment A) and application packet (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. May 4, 2023 ITEM NO.: ONE (Cont.) FILE NO.: HDC2023-011 5 E. ANALYSIS: The proposed ramp system will be located at the rear of the structure, abutting parking spaces accessed from the rear alley. Existing conditions include rear concrete steps, landscaping, a concrete pad, and a sidewalk made of landscape pavers. The ramp system will be constructed on top o f the existing concrete pad and landscape pavers. The existing rear steps will be removed to install the new system. The proposed ramp system will be made of wood decking, rails, and steps. The platform will be 17in. tall and 10⅓ft. x 7ft. wide. The ramp will extend 12ft. with a 1:12 slope running south parallel to the rear facade. Three steps will be on the other side of the deck facing 13th Street. Wood balusters will be 36in. tall and decking will be made of 5/4in. x 6in. boards. The bottom section of the ramp system will be wrapped in lattice matching the existing porch lattice. All features will be painted to match the main structure. Section II. A. 11. “Handicap Access Ramps” of the MacArthur Park Design Guidelines state: “Handicap access ramps should be located on secondary or rear walls, constructed of wood in a style appropriate to the building. They should be stained or painted and should be screened with landscaping of low shrubbery to soften their appearance.” Staff finds the construction of a handicap system at the rear of the structure connecting to the rear porch will not negatively impact significant historic features. The proposed application is consistent with the guidelines in location and material. Staff finds the design of the ramp to be appropriate in that it is simple in design and does not detract from, or attempt to mimic, the main structure’s architectural characteristics. However, Staff is concerned about the stability of the ramp constructed on top of the existing pavement without footings as well as the drainage path for water from the existing rear downspout. Since the ramp will abut the rear paved parking, there is not space for landscaping. Staff believes the use of lattice is compatible with th e structure’s rear façade. Section II. A. 4. “Porches: Porch Details and Steps, Stair Railing” of the MacArthur Park Design Guidelines state: “Porch steps that are original to a property should be retained and maintained. Brick and concrete steps are rarely original.” May 4, 2023 ITEM NO.: ONE (Cont.) FILE NO.: HDC2023-011 6 “Stair railings may be required to meet city building codes. If historical evidence of style and placement exists, duplicate the original handrails. Many times, however, none existed or wooden rails deteriorated and were removed early in the history of the building. If no historical evidence exists, railings may be constructed of simple metal pipe or flat bars and painted to match the trim color. In essence, the least obtrusive yet functional option may be used.” The applicant is retroactively seeking approval of newly constructed stair railing for side steps on the north elevation. The wood side steps have recently been repaired and during this repair the new railings were installed. The 1982 tongue and groove step platform floor was preserved in the repair of the steps. The proposed railing includes balusters that are the same material, dimension, and style as the proposed ramp system railing. Wood balusters will be 36in. tall. All features will be painted to match the historic structure. Since the entrance and steps were constructed in 198 2, are not historic, and are on a secondary elevation, Staff believes the side steps should be consistent in design with other accessibility modifications to the structure, such as the proposed rear ramp and the existing south elevation exterior stairway. In this case, Staff believes a more simplistic railing system , such as one without balusters, is not necessary and the proposed design does not lead to conjecture. F. STAFF RECOMMENDATION: Staff recommends approval of the handicap ramp system and side step railing, with the following conditions: 1. Obtain required building permits. 2. Project must adhere to building code requirements. Figure 8. Side step new stair railing. May 4, 2023 ITEM NO.: ONE (Cont.) FILE NO.: HDC2023-011 7 Attachment A: Site Photos Figure 9. View of rear façade looking east from alley parking area. Figure 10. View of rear (west) and side (south) facades looking northeast from alley parking area. May 4, 2023 ITEM NO.: ONE (Cont.) FILE NO.: HDC2023-011 8 Figure 12. View of pavement between rear facade and parking area. Figure 11. Rear facade after painting. May 4, 2023 ITEM NO.: ONE (Cont.) FILE NO.: HDC2023-011 9 Figure 15. Side steps with new railing. Figure 14. Side steps with new railing. Figure 13. Side steps with new railing, painted. May 4, 2023 ITEM NO.: ONE (Cont.) FILE NO.: HDC2023-011 10 Attachment B: Application Packet City of Little Rock orpertrnant of Planning end Development Uqo 723 West Markham Street Little Rock, Arkansas 72201-1334 Phone: (501) 371-4790 Fax (501) 371-4546 www.litHerock.gov S APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Q P II dress of Property: I / a lA V Legal Description of Property: n-'2. Lam►+- [ 11- _.1 1+ A `fir- r I . STREET ADDRESS: Wt c w. G r & Owner/Agent (Printed Name): t QC3Y// 77 Y y l Owner /Agent Street, City, State, & Zip: Owner /Agent Phone Number: P`r; 0 - ` ir7 Owner /Agent Email: - n c C. - t -"b . Ci]LK Name of Applicant as it will appear on all correspondence and in Staff report: Estimated Cost of Improvements: , 7LZo Zoning Classification: Is the propose change a p mitted use? ae-yes ❑ No Signature of Owner or Agent: L _ NOTE: Should there be changes during construction (design, (MIt vials, size, etc.) from the approved COA, applicant shall notify Commission staff and take appropriate actions. Approval by the Commission does not excuse applicant or property from compliance with other applicable codes, ordinances or policies of the city unless stated by the Commission or staff. Responsibility for identifying such codes, ordinances, or policies rests with the applicant, owner, or agent. DO NOT FILL IN - FOR STAFF USE ONLY Application Date: HISTORIC DISTRICT COMMISSION DOCKETED LITTLE ROCK HISTORIC DISTRICT COMMISSION ACTION: HDC File # at 4:00 p.m. _ DENIED _ WITHDRAWN _ APPROVED _ APPROVED WITH CONDITIONS _ SEE ATTACHED CONDITIONS DOCUMENTING OFFICIAL SIGNATURE: DATE: Historic Dlstrict.docx Page 3 of 5 revised 5/8/2020 C4 of Little Rock Depertrnent of Plenrrinp end D velop erd 723 West Markham Street Little RocK Arkansas 72201-1334 Phone: (501) 371-4790 Fax: (501) 371-4546 www.litUerock.gov CERTIFICATE OF APPROPRIATENESS AUTHORIZATION OF REPRESENTATION AFFIDAVIT do hereby authorize Property owner (print) i to represent me and my interests in an Agent/representative name an siness (print) Application for a Certificate of Appropriateness on the following property described below. I have reviewed the proposed application and I have indicated so by initiiAling a copy of the submittals that are attached. Street Address: IJL-)U Titl older's Signat Agent's Signature , -Z 'v s Date Date Subscribed and sworn to me, a Notary Public on this day of L 0% t IC C-, Notary Public My Commission Expires: QHN wl[ LiA)+ t lUW 4GMM MiSSIDN## 12I[)g725 _ „oT►xr ;:i : Alovembef . 2428 Pu1asY! County Historic Districr.doac Page 5 of 5 revised 5/8/2020 1302 Cumberland Street On the back of the house we would like to take out the existing steps and add an ADA ramp. It will be made of wood with railing similar to the existing side steps railing. The bottom will be wrapped with lattice and it will be painted to match the house. The ramp will have a 1:12 slope. From the back door the landing will go out 124 inches, ending at the edge of the back walkway. The ramp will extend from the landing along the south side of the house for 12 feet. Opposite of the ramp will be 3 steps facing East 13th Street. Pictures attached.