HomeMy WebLinkAboutHDC2011-0032 Staff Report Project Background And Descripion 12/12/2011r lam?'
LITTLE ROCK
fs� 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. One.
DATE: December 12, 2011
APPLICANT: Chris Moses, Moses Tucker
ADDRESS: 519 East Capitol
COA REQUEST: Downspouts, awning, lighting, signage, and AC condenser units.
PROJECT BACKGROUND AND DESCRIPTION:
The subject property is located at 519 East Capitol. The -
property's legal description is "Lot 2 of Rainwater
Addition to the City of Little Rock, Pulaski County,
Arkansas."
This multifamily building was built ca 1915. The 2006
survey form states: "A craftsman style apartment building
with shallow roof slope, wide overhangs and grouped
windows with multiple panes. Front and rear porches
also have Craftsman details." It is considered a
"Contributing Structure" to the MacArthur Park Historic
District.
The survey states: "This 3 story craftsman style
apartment building has been converted to offices and has
an addition with fire stairs on the back." Since that time,
the building has been gutted to structural floor members
and most interior walls have been stripped of plaster.
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This application is for the following: downspouts, awning, lighting, and AC condenser units. The
building is to be renovated to house twelve apartment units with some changes to the exterior.
The downspouts and guttering will be replaced to resize it for an appropriate size of that size of
roof. There will be an awning added to the rear of the structure above the entry. A new lighting
fixture will be added to the south entry. Signage will be small in scale and located where the
sign is currently located. It will be of wood construction. Air conditioner condensing units will be
placed on the ground at the southeast corner of the building with screening. Originally, the
application has items on the windows and the guardrails. The window repairs were determined
to be maintenance items and the guardrails will be resolved with the city building inspector in
tandem with AHPP for tax credit issues associated with the guardrails.
PREVIOUS ACTIONS ON THIS SITE:
On September 1, 2005, a COA was P,
approved and issued to Frieda Tirado for 4 a
additions to the rear for a elevator tower,
removing some windows on the southern � ' 'tipM, sleeping porch area, and modifications to the
roof in conjunction with the elevator addition.
Photo from ASI collection: "Gladden
Apartments, 519 E. Capitol Avenue, Little
Rock, Ark., July 1, 1980, 8 112 x 5 314, black
and white. "
PROPOSAL:
DOWNSPOUTS:
The downspouts and guttering will be replaced to resize it for an appropriate size of that size of
roof. Currently, the gutters are 6" box style and in poor condition. They will be replaced with
half round gutters based on the roof area and the downspouts will be replaced with 4" round
prefinished metal downspouts with a dark bronze metallic finish. The gutters will be installed at
the same location in reference to the roof fascia. The downspouts will be in the same location
as the old ones.
AWNINGS:
There will be an awning added to the rear of the structure above the entry. The awning will be
an aluminum frame with a solid color exterior grade fabric material. The shape will be a shed
roof style awning with closed sides and 6" straight valance, with no scallops. The awning size
will be 5' wide by 3' in depth and 2'-6" in height. It will be mounted over the existing rear door
on the south of the building.
2
LIGHTING:
A new lighting fixture will be added to the south entry. All exterior lighting on the front fagade
will remain. A new outdoor wall mounted fixture will be installed at the south entry adjacent to
the door. The fixture is made by Progress Lighting, Arts and Crafts style, model P5633-46STR,
weathered bronze finish, 6-5/8" width by 10-12" height.
SIGNAGE:
An existing wood sign is located to the east of the vehicular area and is not an historical feature.
A new wood sign will be installed at the same location as the existing, will measure
approximately 3' by 2', and be mounted on 4" post with a height not to exceed the existing sign.
The overall size will be 3'-4" wide and 5'-2" tall. All wood will be painted.
HISTORIC
FOR LSASn IIfFORMA M0br
3 -4" y
Proposed si na e
MECHANICAL CONDENSER UNITS:
Air conditioner condensing units will be placed on the ground at the southeast corner of the
building with screening. Part of the units will be placed on an existing concrete pad on the site.
An additional pad will be added to the south to place four additional units. Existing screening
will be retained (some transplanted to make room for additional concrete pad) and additional
shrubbery will be added to provide screening for the units.
WRITTEN ANALYSIS OF THE APPLICATION BASED OFF OF INTENT AND GUIDELINES:
DOWNSPOUTS:
On page 58, the Guidelines states: "For hang -on application, half -round gutters are
recommended. Downspouts should be located away from significant architectural features on
the front of the house. The use of gutters, flashing, and downspouts should provide enough
drainage to avoid water damage to the structure." The current gutters are in Staff's opinion,
located as well as possible to not interfere with the architectural features of the building. The
proposed half round and the round downspouts are recommended by the Guidelines as
opposed as to the current gutters and downspouts.
3
AWNINGS:
On page 58, the Guidelines state that "Awnings should
be placed on buildings where physical or pictorial
evidence indicates they existed. Awnings should not
cover architectural features but should be individually
located within major bays. The style should be
appropriate to the building; colors should blend with the
building.
"Note: Awnings have traditionally been used more for P_
function (shade) than for decoration. In terms of
decoration, awnings have fallen in and out of favor over Awning shape
the years. If too many awnings are used on a structure, or if awnings are used on too many
dwellings in an area, the result can be visual clutter. To avoid this, consider using interior blinds
or shutters."
The awning proposed will be used for weather protection and sun protection at the rear entry.
This will be located on the later addition of the building (the 1970's? addition to the building).
(According to the 1939 and 1939-1950 Sanborn maps, the building was flat across the south
facade and had an asphalt roof instead of the "non-combustible roof covering on metal, slate,
tile or asbestos shingles".) The current building has a slight bump out on the rear facade that
was presumably the reworking of the stairs. The size and shape of the awning is simple enough
to add to the building without "adding any false sense of history" to the elevation.
LIGHTING:
On page 68, the Guidelines states that "Lighting attached to
a building Original lights should be preserved. If fixtures are
added, they should be from the period of the structure, or if
new, simple in design, based on traditional designs of the
early twentieth century. They should be mounted on porch
ceilings or on the exterior wall adjacent to the primary
entrance. Fixtures to avoid are carriage lamps or any
fixtures evocative of a period earlier than the building."
A new lighting fixture will be added to the south entry. All
exterior lighting on the front facade will remain. A new
outdoor wall mounted fixture will be installed at the south
entry adjacent to the door. This fixture is shown at the left.
It is of the period of the building, and will not be readily seen
from Sixth Street. It is in conformance with the Guidelines.
SIGNAGE:
On page 58, the Guidelines states: "Signs should be subordinate to the architecture and overall
character throughout the district. Historic signs should be preserved, including "ghost" signs on
the sides of buildings. "2. Free -Standing: Free-standing signs should be low, small, and
constructed of wood or a non -shiny finish. The recommended size should not exceed six
square feet in area. These signs should be located in landscaped areas. Examples of
appropriate signs are illustrated to the right."
M
An existing wood sign is located to the east of the vehicular area and is not an historical feature.
A new wood sign will be installed at the same location as the existing and will measure
approximately 3' by 2' and mounted on 4" post with a height not to exceed the existing sign. All
wood will be painted. This proposed sign complies with the guidelines and should not detract
from its surroundings.
MECHANICAL CONDENSER UNITS:
On page 70, the Guidelines state that "HVAC units should be located where not readily visible
from the street and should be screened with shrubbery or fencing." Air conditioner condensing
units will be placed on the ground at the southeast corner of the building with screening. An
additional pad will be added to the south to place four additional units. Existing screening will
be retained (some transplanted to make room for additional concrete pad) and additional
shrubbery will be added to provide screening for the units. If transplanted and additional
shrubbery is installed to adequately screen the units from the street, this action complies with
the Guidelines.
Overall, the modifications to the structure fall within the Guidelines and within the Certificate of
Compliance standards for maintenance items.
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.
5
F
LI'I"i'LF; ROCK
HISTORIC
DISTRICT
COMMISROiV
DEPARTMENT OF PLANNING AND
DEVELOPMENT
723 West Markham Street
Little Rock, Arkansas 72201-1334
Phone: (501) 371-4790 Fax: (501) 399-3435
APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
1. Application Date: November 14, 2011
2. Date of Public Hearing: December 12, 2011
3. Address of Property: 519 E. Capitol Avenue
at 5:00 p.m.
4. Legal Description of Property: The Rainwater Building, a 3 story brick and wood framed
apartment building
5. Property Owner (Printed Name, Address, Phone, Email). Rainwater Lofts, LLC
200 River Market Ave. Suite 300, Little Rock AR, 7220, (501)376-6555, cmoses@mosestucker.com
6. Owner's Agent: (Printed Name, Address, Phone, Email): Chris Moses
200 River Market Ave. Suite 300, Little Rock AR, 72201 (501)376-6555, cmoses@mosestucker.com
7. Brief Project Description:The building is a circa 1915 Craftsman Apartment building.
Originally built as apartments, most recently used as office space and is currently vacant.
The interior has been gutted to the walls studs and structural flooring.
8. Estimated Cost of Improvements: $588,000.00
9. Zoning Classification: Is the pra.p red change a permitWdAza?-a. Yes No
10.Signature of Owner orAger
(The owner will need to authorize any Agent or person representing the owner at the public hearing).
NOTE: Should there be changes during construction (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, ordinances, 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:
Revised 7/2009
R
13
November 14, 2011
Department of Planning and Development
Little Rock Historic District Commission
723 West Markham Street
Little Rock, AR 72201
RE — Rainwater Building Renovation
Little Rock Historic District Commission:
The building is a circa 1915 Craftsman Style Apartment building. Originally built as
apartments the building was most recently used as office space and is currently vacant.
The interior has been gutted to the wall studs and structural flooring. The intent of this
project is to return the structure to residential use, Its historical name is the "Rainwater
Apartments" and it is considered a "Contributing Structure" to the MacArthur Park
Historic District. Prominent features of this building are the low pitch tile roof,
symmetrical design, brick and stucco exterior, wood windows, and brick chimneys. In
the 1970s a stair tower was added to the south fagade of the building in a style that is not
consistent with the original design. Otherwise the exterior of the building remains largely
as it was originally designed and constructed.
The following list outlines the changes to the exterior of the building:
I.. Windows
The windows in the original building are in a various state of repair with some glass
panes missing and others not operable. Windows in the 1970s addition are fixed panel
in painted hollow metal frames. Existing windows in the original building will be
repaired and repainted. Any windows that are deteriorated beyond repair will be
replaced with a new window that matches the original type, grid/lite pattern and
casing. New glass will be installed only when existing panes are broken or missing.
Triangle windows in the 1970s addition will be removed and wall surface installed to
match existing painted bead board siding.
2. Guardrails
Existing guardrails at the balconies are black cast-iron 36" tall with vertical pickets at
6" o.c, Although the railings are structurally sound they to do not meet current
building code. If required by City Code Officials the existing guard rails will be
modified so they will meet code. A new horizontal rail of similar finish and section
will be added to the existing top rail and new wide opening metal mesh added along
the main body of the rails. Both materials will be added with mechanical fasteners
and can be removed in the future, If Code officials do NOT require modification then
rails will be cleaned and painted as required.
Cover letter from applicant dated November 14, 2011
7
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3. Downspouts
Existing downspouts are residential style light gauge aluminum painted to match wall
finish, They were likely added around the same period of the 1970s addition. The
existing downspouts will be removed and replaced with new 4" round metal
downspouts with dark bronze metallic finish. This will be more historically accurate
and provide added capacity for drainage.
4. Awning, at South Entr�r
An exterior canvas awning with aluminum frame will be added at the rear stair exit
door. The installation of the awning will be added with mechanical fasteners and can
be removed in the future.
5. Mechanical Condenser Units
The new residential units will each have a separate mechanical system. This will be a
split system with one condenser unit per unit on the exterior. The condenser units will
be located on a platform mounted to the shingle roof of the circa 1970's addition
flanking each side of the added stair tower on the rear fagade of the building.
We look forward to discussing this exciting project with you in the near future.
Regards,
Daniel K. Fowler, AIA
Chief Operating Officer
CC: Chris Moses, Applicant
Cover letter from applicant dated November 14, 2011 continued page 2
November 21, 2011
Department of Planning and Development
Little Rock Historic District Commission
723 West Markham Street
Little Rock, AR 72201
RE — Rainwater Building Renovation- Proposed changes amended
Little Rock Historic District Commission:
The cover letter submitted November 14t' outlined the proposed changes to the exterior
of the building, after further review we ask that the commission accept the following as
clarification and an amendment on the proposed changes to the exterior of the building:
Windows
The outline dated November 14' discussed the proposed changes to the windows and
the potential replacement of certain windows believed to be beyond repair. It is our
determination that these windows can be rebuilt to retain almost all of the existing
window parts and avoid replacing the window. Approximately five windows on the
south and east facades have deteriorated rails, stiles or sills. The deterioration is
mainly at the horizontal surfaces and joints where water collected, however they are
structurally sound. Only the deteriorated parts will be replaced with new matching
pieces and joined to the existing members.
2. Guardrails
To meet code requirements the earlier outline discussed providing a new wide
opening metal mesh added along the main body of the rails and guardrail added above
the existing top rail. The metal mesh will consist of small horizontal and vertical wire
mesh mounted in a thin metal frame with the new guardrail as part of the metal frame.
The mesh and frame with the added guardrail will be an independent panel and be
attached from the back side of the existing rail with mechanical fasteners and can be
removed in the future. The finish will match that of the existing railing.
If Code officials do NOT require modification then rails will be cleaned and painted
as required.
Downspoutg
The existing gutters and downspouts are in a various state of deterioration with some
areas of water damage to the eaves and fascia. The Existing gutters are a 6" box style
commercial gutter with 43 residential downspouts. The gutters and downspout will
be replaced with half round style gutters (sized based on the roof area) and 4" round
prefmished metal downspouts with a dark bronze metallic finish. The gutter location
with be installed at the same location on the roof fascia. The Downspout locations
will match the existing downspout locations.
Cover letter from applicant dated November 21, 2011
9
4. Awning at South Entry
The awning will be an aluminum frame with a solid color exterior grade fabric
material. The shape will be a shed roof style awning with closed sides and 6" straight
valance, no scallops. The awning size will be 5' wide by 3' in depth and 2'-6" height.
5. Mechanical Condenser Units
The outline dated November 14' proposed the exterior condenser units be located on
the roof of the addition on the rear of building. Understanding the sight concerns, we
propose to locate the condenser units at the ground level where the existing unit were
located and has an existing concrete pad. The existing pad is not large enough for all
twelve units so the pad will be added onto to fit all condenser units. The existing
shrubs used for screening will be relocated west closer to the parking lot to make
room for the additional condenser units and will continue to provide screening.
6. Satelite Dishes
No satellite dishes will be installed.
7. Sienape
An existing wood sign is located to the east of the vehicular gate and is not an
historical feature. A new wood sign will be installed at the same location as the
existing and will measure approximately 3' by 2' and mounted on a treated 4" post
with a height not to exceed the existing sign. All wood will be painted.
8. Securitybars
The ground level security bars will be removed.
9. LL htin
All exterior lighting on the front fagade will remain. A new outdoor wall mounted
fixture will be installed at the south entry adjacent to the door. Made by Progress
Lighting, Arts and Crafts style, model P5633-46STR, weathered bronze finish, 6-5/8"
width by 10-1/2" height.
We look forward to discussing this exciting project with you in the near future.
Regards,
4D6-a�
Daniel K. Fowler, AIA
Chief Operating Officer
CC: Chris Moses, Applicant
Cover letter from applicant dated November 21. 2011 continued page 2
10
Awning Example_
Metal Mesh Panel Examples
Cover letter from applicant dated November 21, 2011 continued
11
Proposed Free Standing gi + ale
Cover letter from applicant dated November 21, 2011 continued
12