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HomeMy WebLinkAboutHDC2023-025 staff report w minutesNovember 2, 2023 3 ITEM NO.: ONE FILE NO.: HDC2023-025 NAME: Solar Panels LOCATION: The Powers House, 1402 Commerce, Little Rock, 72202 OWNER/AUTHORIZED AGENT: Danny and Jannette Brickey Brandyn Thomas, Shine Solar 1402 Commerce 5214 W Village Pkwy #100 Little Rock, AR, 72202 Rogers, AR, 72758 Figure 1. 1402 Commerce, front facade, looking west. November 2, 2023 ITEM NO.: ONE (Cont.) FILE NO.: HDC2023-025 4 AREA: 0.31 acres NUMBER OF LOTS : 1 WARD: 1 HISTORIC DISTRICT: MacArthur Park Historic District HISTORIC STATUS: Contributing CURRENT ZONING: R4A – Low Density Residential, Conditional Use Permit A. BACKGROUND Location The subject property is located at 1402 Commerce Street. The property’s legal description is “Lot 12 and North 48 ½ ft of Lot 11, Block 54, Original City of Little Rock, Pulaski County, Arkansas”. Context The subject property is the site of a two-story residential structure in the American Foursquare form and Colonial Revival style with neoclassical influences, built c. 1904. The property sits at the southwest corner of Commerce and Daisy L. Gatson Bates Drive. The home displays a shallow hipped roof, timber weatherboard cladding, full-width single-story front porch, classical columns—both Doric and Ionic—two-story pilasters as corner boards, gabled dormers, a central two door entrance, and classical and neoclassical detailing—such as dentil work. This Colonial Revival subtype is often referred to as the Classic Box. Structures of this style were typically built before 1915. This structure is considered Contributing to the MacArthur Park Historic District according to the most recent Arkansas Architectural Resources Form (2007), see Attachment C. Figure 2. Location of 1402 Commerce within the MacArthur Park Historic District. November 2, 2023 ITEM NO.: ONE (Cont.) FILE NO.: HDC2023-025 5 The subject property first appears in the 1913 Little Rock Sanborn map (Figure 3) as a two- story frame dwelling covered by a wood shingle roof with a full-width one-story front porch covered by non-combustible roofing, likely standing seam metal. According to research by the Quapaw Quarter Association for the 2019 Tour of Homes and a 1975 Pulaski County Historical Society Review, the Powers House was built by local contractor Patrick Powers as a home for his wife and seven children. The Powers family continued to live in the home until the 1920s, when the home was purchased by Dr. William C. Green in 1923. Dr. Green built a two-story, brick clad structure along the western edge of the property—facing 14th Street—and opened the entire property up as a private psychiatric clinic known as Battle Creek Sanatorium. This small residential clinic operated as the only private psychiatric facility in Little Rock, and possibly the state, until Dr. Green’s death in 1941. The property then operated for a short time as a nursing home before being converted into apartments. The property was extensively repaired following damage by the 1999 tornado. Following foreclosure and fire damage in the 2000s, the Powers House was purchased by Danny and Jannette Brickey in 2015 and has undergone major restoration work and is now a single-family residence again. Recent Action On February 8, 2023, a COC, HDC2023-002 was issued for storm windows to Danny and Jannette Brickey. On February 26, 2017, a COC, HDC2017-014, was issued for exterior repairs following fire damage to Danny and Jannette Brickey. Figure 3. 1402 Commerce, Sanborn Map, 1913. Figure 4. 1402 Commerce, Sanborn Map, 1939. Figure 5. 1402 Commerce, Sanborn Map, 1950. November 2, 2023 ITEM NO.: ONE (Cont.) FILE NO.: HDC2023-025 6 On January 9, 2010, a COA, HDC2010-019, was issued to Clevetta Weems for the demolition of the two-story brick building on the west side of the property. On February 5, 2001, a COC, HDC2001-022, was issued for a privacy fence to replace fencing lost in the 1999 tornado. On February 23, 1999, a COA, HDC1999-008, was issued to Wyatt and Clevetta Weems for exterior repairs and reconstruction following the 1999 tornado damage and the demolition of an outbuilding. Note: the structure was not an outbuilding, but the one-story dwelling unit on the south side of the property shown in the 1950 Sanborn map. On January 27, 1999, a COC, HDC1999-003, was issued to Wyatt and Clevetta Weems for exterior repairs following the 1999 tornado. On August 5, 1998, a COA, HDC1998-015, was issued to Argie Austin for the demolition of a garage on the south side of the property. No previous actions were found on this site. B. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The application requests for the installation of sixteen (16) solar panels dispersed on the east (front), south, and west (rear) roof surfaces. C. EXISTING CONDITIONS: Figure 6. Contributing (blue diamond) and non-contributing (red diamond) shown in the MacArthur Park Historic District. Red building outline showing demolished two -story building in 2011. November 2, 2023 ITEM NO.: ONE (Cont.) FILE NO.: HDC2023-025 7 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 surrounding the site were notified of the public hearing. E. ANALYSIS: The application proposes installing sixteen (16) solar panels on the roof of the Powers House. The roof is shallow and hipped and covered with architectural shingles. The proposal shows two (2) panels on the west roof surface, ten (10) panels on the south roof surface, and four (4) panels on the east (front) roof surface with two (2) panels on either side of the front dormer. The panels will be installed with aluminum rails and deck mounts with staggered penetrations and be no more than 6” above the roof surface. The panels would add 989.84 lbs. to the roof and cover 351.12 sq. ft. Twenty-five percent (25%) of the array area will be located on the front roof surface, which is the primary building elevation. Seventy-five percent (75%) of the array area will be visible from the street public right-of-way (Commerce) and one hundred percent (100%) will be visible from the public right-of-way when including alleys. The panels will not be visible from Daisy L. Gatson Bates Drive (north side). November 2, 2023 ITEM NO.: ONE (Cont.) FILE NO.: HDC2023-025 8 Existing utility meter and service panel are located at the southwest rear of the building against the south exterior wall. Information was requested but not provided concerning the installation of additional service panels on exterior walls. The Secretary of the Interior’s Standards for Rehabilitation, Standard #9 states: “New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relations that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.” Pursuant to the MacArthur Park Historic District Design Guidelines, Section IV. Design Guidelines for Additions, A. Additions to Historic Structures, 2. Sustainable Technologies, b. Solar Photovoltaic (PV) Arrays: “In general, it is APPROPRIATE to: Figure 7. Site Plan Layout from Shine Solar submitted by applicant. November 2, 2023 ITEM NO.: ONE (Cont.) FILE NO.: HDC2023-025 9  Install solar collector equipment on a roof or wall that prevents visibility from the main public way.  Install solar collector equipment on a pad or other suitable ground surface that is concealed from the main public way by fencing or some other obstruction.  Install solar collector equipment in such a way that their removal will not damage existing historic building materials or features.  Install solar collector equipment flat to the roof surface of a secondary elevation without altering the slope to limit visibility from the main public way. In general, it is NOT APPROPRIATE to:  Install solar collector equipment on a roof or wall that is visible from the main public way.  Install solar collector equipment on a pad or other suitable surface that is not concealed from the main public way.  Install solar collector equipment in such a way that would not allow for its removal or maintenance without damaging existing historic building materials or features.  Install solar collector equipment on any primary building elevation or roof. In no case is it appropriate to:  Remove existing historic roofing materials during installation.  Remove or otherwise alter historic roof configurations (dormers, chimneys, etc.) to add solar collector equipment.  Remove or otherwise alter historic architectural building features to add solar collector equipment.” Staff finds the request is partially consistent with the MacArthur Park Historic District Design Guidelines and Secretary of Interior’s Standards for Rehabilitation. F. STAFF RECOMMENDATION: Staff recommends approval of the application with the following conditions: 1. Relocation of the four solar panels, Array MP-04, to either the south or west roof surfaces. 2. Exterior service equipment will be located near existing mechanical equipment and not be visible from the main public right-of-way. 3. Final site plans reflecting approved design to be submitted to staff before a Certificate of Appropriateness can be issued. G. COMMISSION ACTION NOVEMBER 2, 2023 Staff, Ratzlaff, made a presentation to the Commission. Commissioner Jones asked if the applicant would like to make a presentation and if they were amenable to Staff’s recommended conditions. Danny Brickey, applicant and property owner, said they were November 2, 2023 ITEM NO.: ONE (Cont.) FILE NO.: HDC2023-025 10 amendable to Staff’s conditions. Commissioner Jones shared that the project type was eligible for federal Historic Rehabilitation Tax Credits and the property owner would have a greater chance of approval if they avoided installing panels on the front (east) or north elevations. Commissioner Jones said a property owner could use both the federal Historic Rehabilitation Tax Credits and the federal solar tax credits. Mr. Brickey said he was not aware he could use both for the same project and would likely pursue both. Commissioner Jones opened the discussion to public comment. Patricia Blick, Executive Director of the Quapaw Quarter Association, spoke to the Commission and said she is supportive of the application with Staff’s recommendations and conditions. Mrs. Blick said that the QQA Advocacy Committee made a site visit to the property and said that initially they did not have an issue with the application as submitted but they are more comfortable with Staff’s recommendation of relocating the panels from the front elevation. Commissioner Haugen made a motion to approve the application with Staff’s recommendations and conditions. Commissioner Aleman seconded the motion. The motion passed with 5 ayes, 0 noes, and 2 absent.