HomeMy WebLinkAboutCover Letter and Scope of Work
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ED SERGEANT, AIA - PRINCIPAL Date: May 6, 2024
m: 501.350.6826
e: edwardsergeant@sbcglobal.net
Re: WELCH-CHERRY HOUSE - Cover letter
700 South Rock Street / Little Rock, Arkansas 72202
CERTIFICATE OF APPROPRIATENESS for the
Little Rock Historic District Commission
SA job no. 23033
PROJECT RATIONALE
To stabilize the existing historic structure by the Owner, First Lutheran Church.
INTENT OF USE
Continue leasing for office use.
SCOPE OF WORK (SOW)
The structure was built circa 1881. The Building was listed in the National Register of Historic Places on July
25, 1977. Historic Preservation Conservation Easement PU2830 was approved August 15, 2016. Conditional
Use Permit Z-4176 was granted in 1984 to allow use for professional offices of the property zoned R4A. All
work shall be in compliance the Little Rock Historic District Commission, HPRG Option 2 Grant, existing
Conservation Easement, Arkansas Rehabilitation Tax Credit, Secretary of the Interior’s Standards for
Rehabilitation, all applicable codes including but not limited to the IBC (International Building Code) and ADA
(Americans with Disabilities Act). The SOW will retain as much of the original historic fabric as possible.
1. ROOF: Repair existing roof assembly including flashing, box gutters, downspouts and eaves. Provide
theftproof splash blocks. For pictures see Home Buyer’s Protection attachment and inspection by Bray Sheet
Metal.
2. MASONRY REPAIR AND STABILIZATION: Provide stabilization for house and porches including but not
limited to walls, foundations and rebuild 2 leaning chimneys. All brick walls are load bearing masonry. All
porches indicate vertical foundation movement. Include replacing non-matching mortar in color and strength.
Eliminate moisture infiltration. Flashing shall be recessed in brick joints, not adhered to brick. See Home
Buyer’s Protection attachment and Roberts McNutt attachment.
4. REAR (WEST) ENCLOSED PORCH: Replace foundation which is settling – see attachments 3 and 4a
below. Horizontal lines drawn indicate how much movement has occurred since 2007 in attachment 4a.
Grade beam visible at column F6 (southwest corner) is deteriorating. Existing windows added in 1985 are
breaking and cracking due to stress from movement on the windows presenting a hazardous condition (see
2nd floor glass in attachment 3). The 1985 windows do not blend well with the overall historic nature of the
house. Sanborn maps in Attachments 30 thru 32 indicate evolution of the west and south porch. The west
was originally a one story open porch. A 2nd story was constructed by 1913. The porch was not enclosed
until 1985. Design shall be reviewed and approved by all applicable agencies. See Attachments 7 thru for
existing photos.
See Exterior Elevations in Supplemental Info. The windows are proposed to provide some sense of scale and
proportion to blend with the original but will not match. Vertical proportions are proposed so the openings
don’t look out of scale and would blend well with the house. See attachments 12a and 12b below - the large
openings are out of scale so need some division. No operable sashes are proposed, simply divide the
openings as shown. They are different than the original but much simpler design. The windows are oriented
south and west for which the proposed openings will allow easier sun control with window shades. Columns
remain in place which references the fact there used to be larger openings.
Also would prefer that the brackets align on the 1st floor like the other 3 porches as shown on the
drawings.
3. FRAMING AND FINISHES: Stabilize for house and porches. Eliminate moisture infiltration & repair damage.
See attachments 4 thru 6, 13 thru17 for existing photos. See Home Buyer’s Protection attachment.
5. EXTERIOR WOOD: Repair and paint existing exterior, replace only if repair is not possible or materials are
missing. Repair Eaves. See all attached photos and Home Buyer’s Protection attachment.
6. WINDOWS: All original shall remain. Repair sealant to eliminate interior moisture penetration. Repair
storm windows, clean and reinstall after painting.
9. REPAIR INTERIOR DAMAGE DUE TO LACK OF MOISTURE STABILIZATION: Repair all existing finishes and
substrate. See attachment 17 for damage to lincrusta wall covering.
10. LIGHTING / EXTERIOR: Add exterior for safety from parking to south entrance ramp and front entrance.
11. LIGHTING / INTERIOR: Add general (ambient) lighting where missing without. Upgrade existing lights.
12. ELECTRICAL SYSTEMS: Repair in compliance with applicable codes and provide where insufficient for
comfort. See Home Buyer’s Protection attachment in Condition Assessment / Master Plan.
13. HVAC: Repair in compliance with applicable codes and provide where insufficient for comfort. See Home
Buyer’s Protection attachment in Condition Assessment / Master Plan. Stabilize basement temperature to
prevent freezing and provide automatic vent closers at vent openings.
14. PLUMBING: Repair in compliance with applicable codes. See Home Buyer’s Protection attachment in
Condition Assessment / Master Plan.
6. SITE:
a. ADA COMPLIANCE: Replace existing south ramp due to wear. Add handrails for front (east) porch.
Provide striping connecting ramp to driving lane and handicap parking sign at designated parking
space. Move handicap parking space next to ramp, add handicap parking sign and add logo on
asphalt. Add code compliant handrails. See attachments 4,5,7,10,15, 17,19.
b. SIDEWALKS: Replace existing for safe travel where damaged including the front steps. See
attachment 20.
c. FENCES: Repair existing.
d. SITE STONE RETAINING WALLS: Repair existing.
e. SITE DRAINAGE: Slope site away from exterior walls, provide below grade drainage to prevent water
from entering basement.
f. HISTORIC MARKER: Add new pole mounted for better visibility from the street, keep existing mounted
to the sidewalk.
GENERAL NOTES
1. Work shall include scope for compliance with all applicable codes.
2. NOT INCLUDED: Hazardous Material Survey and abatement (which shall be by owner), historic paint color
analysis and all other testing and inspections.
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ATTACHMENTS:
1. EAST ELEVATION (FRONT)
2. HISTORIC MARKER
3. SOUTH ELEVATION
4. SOUTH ELEVATION
4a. SOUTH ELEVATION circa 2007
5. SOUTH PORCH
6. SOUTH PORCH
7. SOUTH ELEVATION RAMP
8. WEST ELEVATION
9. WEST ELEVATION
10. WEST ELEVATION
11. WEST ELEVATION
12. WEST ELEVATION
12a. SOUTH INTERIOR ELEVATION
12b. WEST INTERIOR ELEVATION PORCH
13. NORTH PORCH
14. NORTH PORCH
15. NORTH PORCH
16. NORTH PORCH
17. LINCRUSTA
18. EAST (FRONT) GATE AND HANDRAIL
19. FRONT STEPS
20. DAMAGED SIDEWALKS
30. SANBORN MAP 1897
31. SANBORN MAP 1913
32. SANBORN MAP 1939