HomeMy WebLinkAboutHDC2005-014 Staff Report Full 06/16/2005LITTLE ROCK
HISTORIC
DISTRICT
COMMISSION
DEPARTMENT OF PLANNING AND DEVELOPMENT
723 West Markham Street
Little Rock, Arkansas 72201-1334
Phone: (501) 371-4790 Fax: (501) 399-3435
STAFF REPORT
ITEM NO. Two.
DATE: June 16, 2005
APPLICANT: Jennifer Herron w/Herron Horton Architects
ADDRESS: 1410, 1416 Commerce Street, Little Rock, AR 72202
COA REQUEST: Construct one new home and a detached garage/apartment.
PROJECT BACKGROUND AND DESCRIPTION:
The subject property is
located at 1410, 1416
Commerce Street. The
property's legal
description is "The North
28 feet, of Lot 9 Block;
All of Lot 10; and the
South 1 1/2 feet, of Lot 11
Block 54, Original City of
Little Rock, Pulaski
County, Arkansas.
The property at 1410, 1416 Commerce Street.
Since the home is of new construction it cannot be considered as a "Contributing Structure"
to the MacArthur Park Historic District until it is at least 50 years old.
This application is also undergoing an application for a Conditional Use Permit (CUP) to
allow for construction of a second detached living unit. It's current zoning of R4A (Urban
Residence District) allows for duplex development as long as the units are attached. In the
event that the CUP is approved the permit will run in perpetuity or until it is revoked by the
property owner. This CUP should not affect the application. Staff will meet with the
zoning staff to ensure that the two .applications are compatible. The CUP is scheduled for
the September 1, 2005 Planning Commission Hearing.
August 4, 2005
ITEM NO. Two (CONT.): 1410, 1416 Commerce Street
ANALYSIS:
There are several criteria related to this case in the District's Guidelines. The Design
Guidelines for new construction of primary buildings should maintain, not disrupt the
existing pattern of surrounding. historic buildings. This calls for new consrtuction to be
compatible with existing historic structures on the street block. The design guidelines state
that compatibility is calculated by evaluating shape; building scale; roof shape and pitch;
orientation to the street; location and proportion of entrances, windows, porches, and
divisional bays; foundation height, floor -to -ceiling height; and porch height and depth.
Exterior materials and material colors are looked at for compatibility as well. If the exterior
to be used is brick and mortar, and color tones should be similar. If the new construction is
frame matching lap dimension with wood or smooth masonite is considered encouraged.
Vinyl and aluminum siding are not encouraged on any construction in the historic district.
New construction also requires a more in depth look at the exterior characteristics of the
building. Details such as trim around windows, doors, eaves, eave depths, watercourses,
corner boards, etc. should be similar to those of surrounding properties.
An important rule with new construction within the historic district is that new buildings
should blend in with adjacent buildings and not be too imitative of historic styles. The
reason for this is so that new construction can be distinguished from historic buildings in the
district. "New additions and adjacent or related new construction shall be undertaken in
such a manner that, if removed in the future, the essential form and integrity of the historic
property and its environment would be unimpaired." (Secretary of the Interior's Standard).
In 1990 the homes at 1416 and 1410 Commerce Street were demolished by the city at the
request of nearby residents because the structures were burned, dilapidated, and had been
declared unsafe and a public nuisance.
The property at 1416 (left), 1410 (right) Commerce Street. Shown in thir 1988 picture
The proposal is for a single family home 2196 sq. ft. in size on two vacant lots in MacArthur
Park. The building orientation will result in a two story house oriented towards Commerce
Street. A secondary building, a garage with first floor living unit, will also be included in the
August 4, 2005
ITEM NO. Two (CONT.): 1410,1416 Commerce Street
design. The buildings total height will be 26 feet, 8 inches which is an approximate
measurement from the grade to the top of the
home. The homes total width will be 51 feet
5 inches. The foundation height of the home
will be 2 feet. Floor heights are all nine feet
with vaulted ceilings in the dining room. This
total width measures from the southerly
sunroom to the northern chimney. The
principle facade and front porch will measure
approximately 22 feet in width and be closest
to Commerce Street. The porch will be 33
feet from Commerce Street. Setbacks on this
street vary and range from 32 feet to 40 feet.
The home to the north is setback
approximately 40 feet and the one to the south
is 33 feet. The projecting facade's depth of 33
feet will be closer to the southerly property
and should remain in character. The
applicant's proposed sunroom extending out
Existing Sin,gle Family home near the property. Above. Across
the Street. Bottom Left: immediately South. Bottom Right.
Immediately north
the northern facade will be setback will be approximately 55 feet from the property line.
This setback may not be as noticeable because of the prominent projecting facade.
The applicant has indicated that the roof pitch on the projecting facade will be 8:12. The
home immediately across the street has a roof pitch of 8:12. The porch and side porch will
have a 3.5:12 pitch hipped roof above. The northern and southern facades will have shed
roofs that have a similar 8:12 pitch. The northern facade will have an exposed gable bisected
by a brick fireplace. The total height of the porch from ground to top grade will be 14 feet 6
inches. The roof and porch pitches and heights could appear to be in character with homes
on the block. Staff believes that the roof character is not detrimental to the neighborhood.
August 4, 2005
ITEM NO. Two (CONT.): 1410,1416 Commerce Street
A covered breezeway will connect the home and the secondary structure. Because of the
terrain the breezeway will have steps and change in elevation in order to match the
topography. At the present time, the applicant had not come to a final conclusion as to
where the elevation changes will occur. Since the breezeway is located in the rear of the
home and located immediately behind the home, the structure height will reduce its visibility
and may not have a significant impact on the historic district's character.
The proposed foundation will be constructed of concrete block with a brick veneer. The
applicant has not indicated the size of brick that will be used to cover the foundation. Large
bricks may be out of character while smaller, more traditional brick sizes would be in
character. The applicant has indicated that siding to be used on the home will be fiber
cementitious lap siding, as well as corner boards, trim, and fascia. Staff feels that
clarification of the soffit material is necessary. The lap siding placement and design will
result in a 5-inch exposure that will be painted. The exterior materials of the building should
be compatible with the district's character.
The applicant has described the porch area as having "wood tongue and groove wood
flooring and ceiling." Also on the porch will be permacast square columns. The square
columns would reflect similarity to the home immediately north of the application. The
applicant has not stated whether or not a railing will be featured on the front porch. Nearby
properties in the historic district have ornate wooden railings on them. Not continuing the
ornate wooden railing, on this porch nAlr r-licnint the le,(rel of rra(t that is ClwnnoYtPll 1y�7
a- r----- � r
surrounding homes.
The applicant has proposed architectural asphalt shingles for the roof and proposes a 1 foot
overhang. The design guidelines encourage dark colored roofs on residential buildings
within the district. The proposed one foot overhang appears in character with the district
with staff noting the similarity in overhang size to that directly across the street.
The applicant has provided elevation plans that illustrate the window patterns on the house.
Most of the windows will be double hung windows with simulated divided lights. The
applicant has indicated that the windows will be metal clad wood windows and will appear to
be two -over -two with a majority of the windows being double hung. Also indicated on the
plans are several casement windows. The overall window placement in the house appears
to be consistent with the neighborhood character. Staff has only one concern with windows
on the front far,.ade. A double hung window at the southern end of the front (east) fagade
may be more appropriate in place of the smaller casement window. Staff also has concerns
regarding the artificial lights in the windows. In the event that they are approved staff
believes that any decorative muntin grids are stuck to both the interior and exterior of the
windows, and one between glass panes. The exterior grille can be made of wood and would
be permanently adhered to the glass.
The proposed secondary building will be located off the alley and be used as a garage with an
attached living unit. This part of the application is the reason for the Conditional Use
Permit because it gill result in two single family detached units on a lot. This application
August 4, 2005
ITEM NO. Two (CONT.): 1410,1416 Commerce Street
will be heard at the September 1, 2005 hearing. The applicant has indicated that the
building will be constructed using similar materials as the home. This structure should not
have a negative impact on the district.
The applicant has not mentioned what material the front door will be. Wooden doors are
common in the historic district and may be the least intrusive to the neighborhood.
The applicant has not indicated where fences on the property will be located. Staff believes
that a 6' non -painted dog eared fence would be appropriate for this property if set back from
the entire front facade of this building. Staff will require a detailed fencing plan before
fence construction were to begin. Additionally, any new fence should have a positive
relationship with existing fences nearby. North of the property a fence exists that a new
fence should match and attempt to align with.
In the event of air conditioning of the proposed structures it would be best to utilize a
central airconditioning unit. Staff would recommend placement of the airconditioning unit
behind the proposed fence and out of view from the street.
On the site are existing steps from a previous residence. Staff would prefer that they remian
to help illustrate the overall history of the area. This homes new construction will result in
the construction of a new pathway connecting the front porch to the street. To be in line
with the overall character of the neighborhood a sidewalk perpendicular to Commerce Street
would be most appropriate. In the event that a proper alignment could not be made and the
existing steps would be removed staff would recommend construction of similar steps in
their place.
NEIGHBORHOOD COMMENTS AND REACTION:
At the time of distribution, there were no comments regarding this application.
STAFF RECOMMENDATION:
Staff recommends approval of the application as filed with the following conditions:
1. Wood fencing shall be 6' wood dog-eared fence with no stain or paint applied. Plans
to be submitted to staff to be approved by staff prior to construction.
2. Brick to be used on chimney and foundation be small brick similar in size to adjacent
properties.
3. Double hung, one -over -one, wood -clad windows on all elevations of the home as
illustrated in the elevation plans with no snap in or flush muntins.
4. A wooden front door on the eastern facade.
5. Any external air conditioning units be located in the rear of the yard behind the fence
and not visible from Commerce Street.
DEPARTMENT OF PLANNING AND DEVELOPMENT
ITTLE ROCK
-1ISTORIC /23 West Markham Street
,ISTRICT Little Rock, Arkansas 72201-1334
OMMISSION Phone: (501) 371-4790 Fax: (501) 399-3435
APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
Application Date: J(A LY 12 605
1. Date of Public Hearing: -eday of AW W1_1 200 _ at r'I -" p.m.
2. Address of Property: D ' i�044 M eE64 q1 P-MI) L I_T 'T U,6 R 0 Gk AKY-A N 1,:M S
3. Legal Description of Property: TH 1i N 001 10 Fm OF LOT 1 1 11711�61(4 11�q 0 i I b m L GI -If d
D K W VK� �W NT A� K � 1 NP(L- 61`t o�
Ll` -n,E 4cle, pULA�I(^ Gali1N-f'/� /� CC1=AfV�61�S: ND �fH� tail I �z FLU D LQ7 f I I K0LIC- 1 4RIbiWA-L
4. Property Owner ame, Address, Phone, Fax}: I aG I.AS � IGICN<As .
2- vu L4 NY 1135 goo 0)3q_ 51 a �{�tS-►35Z
S.Owner's Agent: MNPRT C. Phone/Fax/E-mail) (5b1 �7S•vix,2 (c, �i78 aa7� �vlv�
u vr�' I-rc fi-s. 6. Project Description (additional pages may be added): e7ee A` ,T l/FJ-TL�_ r4 wi
7. Estimated Cost of Improvements: #S701 M. a
8. Zoning Classification: gyp, Is the proposed change a permitted use? (e No
9. Signature of Owner or Agent: /yl fGTS
(The owner will e d to authorize any Agent or person representing the owner at the public hearing).
NOTE: Should there be changes (design, materials, 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, ordi-
nances or policies rests with the applicant, owner or agent.
...........................
(This section to be completed by staff):
Little Rock Historic District Commission Action
Denied Withdrawn ❑ Approved Approved with Conditions See Attached Conditions
Staff Signature: Date:
Little Rock Historic District Commission ♦ Department of Planning and Development
723 West Markham Street ♦ Little Rock, Arkansas 72201 ♦ Phone: (501) 371-4790 ♦ Fax: (501) 399-3435
July 6, 2005
Mr. Charles Bloom
City of Little Rock
Department of Planning & Development
723 West Markham Street
Little Rock, AR 72201
Dear Charles:
On behalf of our client, Ms. Donna Colon, we are submitting an application for a Certificate of
Appropriateness for a new single-family residence at 1410 & 1416 Commerce Street. We also
propose a detached two -car garage with an apartment. The garage will be connected to the main
house by a covered breezeway. We have also included a letter from Ms. Colon granting Herron
Horton Architects authority to act as an agent for this project.
The following items address the New Construction section in the MacArthur Park Historic District
Design Review Guidelines for Primary buildings and secondary structures:
1. The proposed single-family house is approximately 2, 196 square feet and is oriented so that
the main entry is facing east on Commerce Street. It is bordered to the south by a single
story house and to the north by a two-story house. It is currently proposed to have the
existing concrete steps along Commerce Street removed; however, when a survey has been
completed, they might be reused to line up with a new concrete sidewalk to the front porch.
2. The total height of the proposed house is 26'-8" which is an approximate measure from the
grade to the ridge. The total width is approximately 51'-5" from the sunroom to the edge of
the chimney.
3. The proposed roof slope for the gable roofs are 8:12 and the proposed roof slope for the
shed roof is 8:12. There will be a ridge vent at the vaulted living room roof.
4. The main entry is located at Commerce Street.
5. There is a main front porch and partial side porch with a hip roof at 3.5:12. There is also a
rear porch which connects to the breezeway. The proposed windows are insulated, metal
clad wood windows with simulated divided lites. A proposed alternate to the windows is an
insulated metal clad wood window with out divided lites. The majority of the proposed
windows are double -hung. The double -hung windows on the first floor are 2'-8" x 6'-019
.
The casement window units on the first floor are 2'-6" x 3'-0" and 2'-6" x 3'-8". The
proposed double -hung windows at the second floor are 2'-8" x 4'-9".
H E R R❑ N
H ❑ R T ❑ N
;o❑ S. Spring 5t. 5¢e. 7z0
Little Rock. AR 7:-101
www. hh-arch 11 ecIS. corn
tel. 50t•975•0052
rax 501-978-0078
ARCHITECTS
6. The proposed foundation height is approximately 2'-0" with a minimum of 18" for code.
7. The proposed floor -to -ceiling height is 9'-0" except for the living room area which is
vaulted.
8. The proposed porch height and depth is 14'-6" from grade to top of roof and the depth is
8'-0".
9. The material for the foundation will be brick veneer over concrete block. At this time a
decision on the color of brick has not been made. The material for the walls will be a fiber
cementious lap siding with an exposure of 5" and will be painted. The material for the roof
will be architectural asphalt shingles. The material for the front and rear porch will be
Permacast square columns, wood tongue & groove wood flooring and ceiling. The wood
floor and ceiling will be painted.
10. The proposed trim at the windows and doors is lx6 with a sill and apron. The corner boards
will be 1x6 and the overhang will be 1'-0". The material for the trim, comer boards and
fascia will be the fiber cementitious material.
11. The placement of the new house on the site is such that the front porch is approximately 31'-
0" from the property line; the north side of the house is 8'-0" from the north property line;
the south side of the house is 24'-0" from the south property line and the west side of the
house is 58'-6" from the west property line.
The proposed secondary Ctru firP ia fun-nar bb411"Oann" *lkn Prof fl— T4 s na4 s — iaua .. is
proposed that the garage is connected to the primary building by a covered breezeway. The
proposed garage is approximately 576 square feet and the apartment is approximately 466 square
feet. Therefore, the total square feet for the secondary structure is 1,010.
L The proposed garage/apt. structure is smaller in scale to the primary building.
2. The proposed garage is a square in plan with the same slope of the primary building. The
apartment is L-shape in plan and shares a porch with the garage. The columns at the porch
will connect to the breezeway. The square footage for the porch is 84.
3. The location of the garage/apt. is 3'-0" from the west property line; 10'-5" from the north
property line and 20'-2" from the south property line.
4. The materials for the secondary structure will also be fiber cementitous lap siding and
architectural asphalt shingles to match the roof at the primary building. The proposed
garage/apt. will be concrete slab on grade. The window and door trim will be 1x4 fiber
cementitious material as well as the 1x4 comer boards.
The connected breezeway is approximately 7'-0" x 30'-0". It will have painted square Permacast
columns and an architectural asphalt shingle roof to match the roof at the garage and house. The
paving material has not been decided at this time. It is proposed to have the ceiling/rafters exposed.
The breezeway will have to vary in height in order to tie into the roof at the garage. As soon as a
survey and spot elevations have been completed, this might need to be adjusted. Also, there is the
possibility of having a slope from the breezeway to a patio area which will need to accommodate
someone in a wheelchair.
Please call either myself or Jeff Horton if additional information is needed or if there are questions.
Sincerely,
r
Pf Herron, AIA
cc: Ms. Donna Colon
file
NOTICE OF PUBLIC HEARING
BEFORE THE LITTLE ROCK HISTORIC DISTRICT COMMISSION
APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS
TO OWNERS OF LAND LYING WITHIN 150 FEET OF SUBJECT PROPERTY
LOCATED AT
Address: I IV X 14-1 (p C0M67 e4-I'l,tje Ra&k
General Location: I HOC V21 p C of- CO PlAWY'(Z 67 -, '.7iW WW'c, jG1 " nl'I VG . l5 SfiYut
Owned by:
PnyIVIa G0101/1
NOTICE IS HEREBY GIVEN THAT an application for a Certificate of Appropriateness
on the above described property requesting the following changes:
R
0
has been filed with the Department of Planning and Development. A public hearing on
said application will be held by the Historic District Commission in the Sister Cities
Conference Room, City Hall 500 W . Markham Street on 2005
at 5:00 p.m.
ALL PARTIES IN INTEREST MAY APPEAR and be heard at said time and place or
may notify the Little Rock Historic District Commission of their views on this matter by
letter. All persons interested in this request are invited to call or visit the Department of
Planning and Development to review the application with Commission staff.
Department of Planning and Development • 723 West Markham Street • (501) 371-4790
Instructions for applicant: Please return the completed form and signed affidavit, UNCUT, to staff no later than fifteen (15) days prior to
the public hearing. Mail the top portion "Notice of Public Hearing" (8 % X 11) after contacting staff to recorded property owners no
later than fifteen (15) days prior to the public hearing date. This will ensure the applicant hasten (10) days notice of the hearing.
AFFIDAVIT
I hereby certify that I have notified all the property owners of record within 150 feet of the above described property, that
subject property is being considered for a Certificate of Appropriateness and that a Public Hearing will be held before the
Little Rock Historic District Commission at the time and place described.
Date:V 2 b