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HomeMy WebLinkAboutHDC2011-013 Staff Report�r LITTLE ROCK HISTORIC I DISTRICT COMMISSION DATE: April 11, 2011 APPLICANT: Joe Joyner 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. One. ADDRESS: 316 East 11th Street COA REQUEST: Repoint mortar, brick replacement, and additional door PROJECT BACKGROUND AND DESCRIPTION: The subject property is located at 316 East 11th Street. The property's legal description is "Lot 7, Block 45, Original City of Little Rock, Pulaski County, Arkansas." The building at 316 East 11th Street is a ca. 1900-1910 Garage building and is considered a "Contributing Structure" to the MacArthur Park Historic District in the latest survey. (A previous staff report listed the use of the building as originally built as a stable for the grocery store at 1020 Rock.) The proposal is to "Repoint mortar, brick replacement, and additional door. The repointing of the mortar will encompass the entire building, the addition of a door on the east side of the building that will access the fenced area of the property, and the top cap of the building will be repointed as well. 4TH q CAPITC 1OTF P 02� 9c PREVIOUS ACTIONS ON THIS SITE: Location of Project On January 2, 1985, a COA was not approved for Lester Gaines for an alteration to the front of the building. On March 13, 2002, a COA was approved and issued to Jay Core for an addition to the rear of the structure. On September 22, 2006, a COC was issued to Jay Core of the replacement of the garage door. WRITTEN ANALYSIS OF THE APPLICATION BASED OFF OF INTENT AND GUIDELINES: The guidelines address masonry on page 57. They state: "Masonry walls of brick or stone should be cleaned only when necessary to halt deterioration or to remove heavy soiling. Professionals should perform the cleaning, using detergent cleansers or chemical agents. Care must be taken not to introduce moisture or chemicals into the building. Paint should not be removed if it is firmly attached to, and therefore protecting, the masonry surface. Brick should not be painted unless it is extremely mismatched from earlier alterations or cannot withstand weather. Repointing should be done with an original or historic compound, such as one part lime and two parts sand, which allows bricks to expand and contract. Portland cement or other hard mortar is not appropriate, because it can cause cracking or spalling. The appropriate mortar should also match in color, depth, profile, raking, texture, and width." A brief description on types of mortar from the mc2 Estimators Reference website: "The five typical mortar mixes designated types M, S, N, O and K are labeled so because each is an alternate letter in the term MASON WORK in descending psi strength. These designations were assigned in 1954 and replaced the mortar designations A-1, A-2, B and C. The new categories are: M (2,500 psi), S (1, 800 psi), N (750 psi), 0 (350 psi), and K (75 psi). "Know that a weaker psi mortar is not a "bad" or inferior mortar to one with a higher psi. A lower psi mortar has much better adhesive and sealing powers than a higher one. Mortars are selected on the balance between these attributes as to what is required for the building situation on a particular spot in the job. A type M mortar with its high strength yet poor adhesion and sealing can be a bad choice for one area of the job and just what is needed in another. "Type K mortar uses a 1 / 3 / 10 mix and results in a mortar with but a 75 psi compressive strength. Type K is useful only in historic preservation situations where load bearing strength is not of importance and the porous qualities of this mortar allows very little movement due to temperature and moisture fluctuations. This aids in prolonging the integrity of the old or even ancient bricks in historic structures. "Plus, these proportions always refer to volumes, not to weight or a combination of volumes and weights. But then, the components of these mixes are usually purchased by weight but that's not how the mixes are measured. Portland cement - 1.93 cubit feet, Hydrated lime - 5.79 cubit feet, and Sand - 19.29 cubit feet." The mortar on the visible southern and western facades has numerous areas that are in dire need of being repointed in addition to the general lack of mortar in the joints. There is evidence of poor mortar repair work that needs to be corrected. There are bricks that don't match the exterior that are located above the entry door on the south facade. Staff spoke with the contractor and he stated that he would obtain mortar from the interior of the building and closely match that mortar for the exterior repointing. That option is the preferred method. This application is for repointing brick and some replacing of mismatched brick with bricks to come out of new doorway to east. This application is not to reconstruct walls or any parts of walls. Any reconstruction of walls will be in violation of this COA and will be subject to enforcement. A 36" by 9' door is proposed to be placed on the eastern facade of this building. It is to be steel framed with one large glass panel. It will sit inside the fenced area and will not be readily visible to the street view. Removed bricks will be saved and used as necessary to repair deteriorated or unoriginal brick from previous repair jobs at the buildings front entry. This application does not include any signage for any non-residential use. The owner will be required to obtain a Conditional Use Permit for the use. NEIGHBORHOOD COMMENTS AND REACTION: At the time of distribution, there were no comments regarding this application. STAFF RECOMMENDATION: Approval with the following conditions: 1. Obtaining a building permit for exterior renovations. COMMMISISON ACTION: Aril 11 2011 There was a discussion between the Vice Chair Loretta Hendrix, Brian Minyard, and Joe Joyner concerning his options to defer the application. He decided to have the hearing at this time. Mr. Minyard made a presentation to the commission with staff recommendation. He noted that the cover letter state a home business. The applicant has applied for a Conditional Use Permit for a home business and will be heard on May 19, 2011 at the Planning Commission. Mr. Joyner stated that they planned to return tot building to as close to the original state as possible. Commissioner Julie Wiedower stated that it was a great building. Mr. Joyner's brick mason was present at the hearing. Mr. Paul Laubus stated that he would hand remove bricks and save of repair work at the building. She asked about the arch detail over the windows on the east fagade of the building and if they would have an arch over the proposed door. Commissioner Randy Ripley stated that it would be consistent with the other openings on that wall. Mr. Joyner said that they would like to have the arch detail over the door. Commissioner Ripley asked for a clarification on whether they were keeping the windows. Mr. Joyner stated that they were not planning to replace the windows. He continued that the bars were on the inside of the windows and that they were escapable ones. Commissioner Ripley asked about the roof. Mr. Joyner stated that the roof had been repaired with a single ply roof. Commissioner Ripley then asked about the lighting and it was stated that the lighting on the front of the building would remain. Acting Chair Loretta Hendrix asked about the proposed door. Mr. Joyner stated it would have one large pane of glass; it would be a hardwood door that was reused from another site. It will have security glass and is a commercial door. Mr. Laubus stated that he would like to have a cypress framing on the door. Mr. Minyard stated that it was not an issue. Commissioner Wiedower made a motion to approve the application and Commissioner Ripley seconded. The motion passed with three ayes and two absent (Peters and Vanlandingham). DEPARTMENT OF PLANNING AND DEVELOPMENT i LITTLE ROCK HISTORIC 723 West Markham Street r DISTRICT Little Rock, Arkansas 72201-1334 f �► Phone: (501) 371-4790 Fax: (501) 399-3435 COMMISSION STAFF REPORT ITEM NO. One. DATE: April 11, 2011 APPLICANT: Joe Joyner ADDRESS: 316 East 11 th Street COA REQUEST: Repoint mortar, brick replacement, and additional door PROJECT BACKGROUND AND DESCRIPTION: The subject property is located at 316 East 11th Street. The property's legal description is "Lot 7, Block 45, Original City of Little Rock, Pulaski County, Arkansas." The building at 316 East 111h Street is a ca. 1900-1910 Garage building and is considered a "Contributing Structure to the MacArthur Park Historic District in the latest survey. (A previous staff report listed the use of the building as originally built as a stable for the grocery store at 1020 Rock.) The proposal is to "Repoint mortar, brick replacement, and additional door. The repointing of the mortar will encompass the entire building, the addition of a door on the east side of the building that will access the fenced area of the property, and the top cap of the building will be repointed as well. w --CAPIT,, i .. . o, LL; ¢ CAPITC 1 0.... a re - 1 1orF F 's o � Pt rarer .. Location of Project PREVIOUS ACTIONS ON THIS SITE. On January 2, 1985, a COA was not approved for Lester Gaines for an alteration to the front• of the building. On March 13, 2002, a COA was approved and issued to Jay Core for an addition to the rear of the structure. On September 22, 2006, a COC was issued to Jay Core of the replacement of the garage door. 1 of 6 WRITTEN ANALYSIS OF THE APPLICATION BASED OFF OF INTENT AND GUIDELINES: The guidelines address masonry on page 57. They state: 'Masonry walls of brick or stone should be cleaned only when necessary to halt deterioration or to remove heavy soiling. Professionals should perform the cleaning, using detergent cleansers or chemical agents. Care must be taken not to introduce moisture or chemicals into the building. Paint should not be removed if it is firmly attached to, and therefore protecting, the masonry surface. Brick should not be painted unless it is extremely mismatched from earlier alterations or cannot withstand weather. Repointing should be done with an original or historic compound, such as one part lime and two parts sand, which allows bricks to expand and contract. Portland cement or other hard mortar is not appropriate, because it can cause cracking or spalling. The appropriate mortar should also match in color, depth, profile, raking, texture, and width." A brief description on types of mortar from the mc2 Estimators Reference website: "The five typical mortar mixes designated types MS, NO and K are labeled so because each is an alternate letter in the term MASON WORK in descending psi strength. These designations were assigned in 1954 and replaced the mortar designations A-1, A-2, B and C. The new categories are: M (2,500 psi), S (1,800 psi), N (750 psi), ❑ (350 psi), and K (75 psi). 2of6 "Know that a weaker psi mortar is not a 'bad" or inferior mortar to one with a higher psi. A lower psi mortar has much better adhesive and seating powers than a higher one. Mortars are selected on the balance between these attributes as to what is required for the building situation on a particular spot in the job. A type M mortar with its high strength yet poor adhesion and sealing can be a bad choice for one area of the job and just what is needed in another. 'Type K mortar uses a t 131 10 mix and results in a mortar with but a 75 psi compressive strength. Type K is useful only in historic preservation situations where load bearing strength is not of importance and the porous qualities of this mortar allows very little movement due to temperature and moisture fluctuations. This aids in prolonging the integrity of the old or even ancient bricks in historic structures. "Plus, these proportions always refer to volumes, not to weight or a combination of volumes and weights. But then, the components of these mixes are usually purchased by weight but that's not how the mixes are measured. Portland cement - 1.93 cubit feet, Hydrated lime - 5.79 cubit feet, and Sand - 19.29 cubit feet." The mortar on the visible southern and western facades has numerous areas that are in dire need of being repointed in addition to the general lack of mortar in the joints. There is evidence of poor mortar repair work that needs to be corrected. There are bricks that don't match the exterior that are located above the entry door on the south fagade. Staft spoke with the contractor and he stated that he would obtain mortar from the interior of the building and closely match that mortar for the exterior repointing. That option is the preferred method. This application is for repainting brick and some replacing of mismatched brick with bricks to come out of new doorway to east. This application is not to reconstruct walls or any parts of walls. Any reconstruction of walls will be in violation of this GOA and will be subject to enforcement. A 36" by 9' door is proposed to be placed on the eastern fagade of this building. It is to be steel framed with one large glass panel. It will sit inside the fenced area and will not be readily visible to the street view. Removed bricks will be saved and used as necessary to repair deteriorated or unoriginal brick from previous repair jobs at the buildings front entry. { �i1 -: •�., �rtt r t, . i G; %• era :" r f •j• fi�_':� r ti- 'mod- R � n* s ,Y4. 3 of 6 This application does not include any signage for any non-residential use. The owner will be required to ot)tain a Conditional Use Permit for the use. NEIGHBORHOOD COMMENTS AND REACTION: At the time of distribution, there were no comments regarding this application. STAFF RECOMMENDATION: Approval with the following conditions: 1. Obtaining a building permit for exterior renovations. 4of6