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HomeMy WebLinkAboutHDC2005-0012 Staff Report , Project Background And Description, Photos and Application 09/01/2005r W NOW-- DEPARTMENT OF PLANNING AND DEVELOPMENT t; LITTLE ROCK HISTORIC 723 West Markham Street _ j Little Rock, Arkansas 72201-1334 j�l�' '; DISTRICT Phone: (501) 371-4790 Fax: (501) 399-3435 •r COMMISSION f: STAFF REPORT ITEM NO. One. DATE: September 1, 2005 APPLICANT: John Jarrard, Freida Tirado ADDRESS: 519 East CapitolAvenue, Little Rock, AR 72202 (Rainwater Flats) COA REQUEST: Add a three-story elevator to the south fafade, install storm windows, re point brick, replace inappropriate zvindozvs, and repaint. PROJECT BACKGROUND AND DESCRIPTION: The subject property is located at 519 East Capitol Avenue. The property's legal description is "The West 75 feet of the East 150 feet of N1 /2 of Trapnall Block of Stevenson's Addition to the City of Little Rock, Pulaski County, Arkansas." The house is a circa 1915 Craftsman Apartment building. Originally built as apartments it has been converted to a present day office use. The applicant has indicated that the intent of this project is to return the structure to residential use. Its historical name is the "Rainwater The property at 519 East Capitol Avenue. Apartments" and it is considered a "Contributing Structure" to the MacArthur Park Historic District. The Craftsman style became the most common architectural style in America in the early part of the 20' century and often coupled with the Bungalow House type. Craftsman Bungalows are characterized by irregular plans with low-pitched gable or hipped roofs, often with shed dormers. Prominent features of this building are the low tile pitch roof, symmetrical design, brick and stucco exterior, wood windows, and brick chimneys. September 1, 2005 ITEM NO. One (CONT.): 519 East Capitol Avenue ANALYSIS: The applicant has proposed minor renovations to the exterior of the Rainwater Apartments building as part of its conversion into condominiums. Staff is excited about this property being converted into a residential use once again. Over time the exterior character of this building has been preserved with the exception of a stairway addition that was added in the late 1970s before the establishment of the Little Rock Historic District Commission. This previous addition is highly visible from 6 h Street. Staff believes that the current addition is not in character with the district and feels that any change to it may be beneficial to the district. South faFade of the building. The stairwell addition on the south faFade of the building of the building has triangular windows. The applicant has indicated that they propose to add an elevator shaft that will extend approximately ten feet from the existing fa52de of the stairway. The Design Guidelines state that the most appropriate location of additions to the structures is the rear facade. This addition will cover the existing triangular window pattern and add the opportunity for better window design. The applicant has indicated that the new south facade of that part of the building will match adjacent patterns on the exterior of the building. The applicant proposes that the existing stucco pattern will be continued on the new addition. Also to be continued will be the wood siding and replicated by using beaded board. The applicant has indicated that the new roofing material on the addition will match the existing roof. The existing roof closest to the addition is an asphalt shingle roof. Two different colors of asphalt shingle roof are next to the addition: black and red. Since the goof pitch of the addition is low, the colors may not have much of an influence on the building's character. New windows will be included on the new addition. The new windows will be mostly four foot by five foot wood casement windows to match existing windows on the structure and feature divided lights as illustrated by the elevation plan. The Design Guidelines state that windows should not have "snap on or flush muntins." Simulated divided light windows may be more in character with the neighborhood. The windows along the elevator shaft on the second and third floors will be non operable, larger in size. Although these windows are larger in size they allow for the installation of a glass elevator inside and increase the view to the outside parking area. The difference in size could result in an appearance of non - symmetry but could be considered an improvement from windows presently located on the facade. The applicant has indicated that they are doing basic repairs to existing window sashes to match existing window sashes. The Little Rock Historic District Commission does not 74 September 1, 2005 ITEM NO. One (CONT.): 519 East Capitol Avenue regulate repair work as long as the same materials are used. Staff encourages the applicant to contact staff if the repair work alters in scope and materials. As part of the upgrade and repairs to existing windows on the building the applicant has indicated that twelve existing steel windows will be replaced with wood windows. The addition of wood windows to east facade may improve the overall appearance of the structure. Storm windows are to be installed over the existing windows. The Design Guidelines state that "storm windows should be wood or baked -on or anodized aluminum an fit within the window frames." The guidelines also emphasize that storm windows should not overlap the frames. Staff contacted the applicant to gather details regarding the storm windows and the applicant indicated that they would be anodized aluminum and white in color. With this new addition the applicant is adding a handicap ramp to provide easier access to the elevators. This handicap ramp has prompted a relocation of the existing stairwell to the basement. The new stairwell will utilize the same door and is necessary to provide accessibility to the structure. Proper railing heights, tread heights, and railing requirements will be determined when permits are issued. Existing stucco on the building is currently painted tan. The applicant intends to paint the new stucco a similar color to blend in Exi ting Stairway leading to basement to be replaced. with the rest of the building. Although the Little Rock Historic District Commission does not regulate paint colors, they do regulate materials that can be painted. Since the existing stucco has been painted before, new paint may not harm the building's historic character. However, painting of the brick on the building is not encouraged since most paints provide limited breathability, which results in water being trapped in the masonry. The trapped moisture will be subject to the expansive forces of freezing and thawing eventually causing the brick to deteriorate rapidly.' The final part of the application regards maintenance to the exterior brick and mortar. Use of a hard mortar or Portland Cement for repointing could cause damage to the building. Most appropriate mortar repointing should be done with soft lime cement and by a skilled mason. ' http://www.masonry-restoration.com/paint-stripping.htm Brick and mortar on the southeast corner of the building. 3 September 1, 2005 ITEM NO. One (CONT.): 519 East Capitol Avenue NEIGHBORHOOD COMMENTS AND REACTION: At the time of distribution, there were no comments regarding this application. STAFF RECOMMENDATION: Staff recommends approval of the project as filed with the following conditions. 1. Simulated divided light windows do not have snap in, or flush muntins. 2. No brick on the exterior of the building be painted. 3. No chimneys are to be removed. n MLE ROCK 3ISTORIC HSTRICT OMMISSION 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. Date of Public Hearing:— day of 2. Address of Property: 3. Legal Description of Property: Application Date:1 AUGUST 2005 200 5—at 5:00 p.m, 519 EAST CAPITOL SEE ATTACHED 4. Property Owner (Name, Address, Phone, Fax): FRIEDA TIRADO, C.E.O., P.O. BOX 3862,LITTLE ROCK, ARKANSAS 72203 TELE: (44-0501, FAX 224-2271 5.Owners Agent: (Phone/Fax/ 5. Project Description (additional Pages maybe added): ADD A THREE STORY ELEVATOR ADDITION ON THE SOUTH ELEVTION OF RAINWATER FLATS, INSTALL STORM WINDOWS, RE -POINT BRICK, REPLACE INAPPROIATE WINDOWS AND REPAINT. 7. Estimated Cost of Improvements: $135,000 8. Zoning Classification: UU Is the propose.A change a permitted use? Yes --moo 9. Signature of Owner or Agent: -�Q •— (The owner will need to atidtarix atte Agent or person representing the owner at the pubdr 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, ordinanc -s or policies of the city unless stated by the Commission or staff. Responsibility for identifying such cedes, 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: Dale: 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 r M z M m CONSTRUCTION o CONSTRUCTION MANAGEMENT • PROPERTY MANAGEMENT 1 August 2005 Little Rock Historic District Commission C/O Mr. Charles Bloom Department of Planning and Development 723 West Markham Street Little Rock, AR 72201-1334. . RE: Application of Certificate of Appropriateness Rainwater- Bpildmg 519.E.ast Capitol Avenue Little Rock. Arkansas Dear Commissioners, We plan to convert the Rainwater Office Building into Condominiums. The existing elevator and central corridor were carved out of the interior of the building in 1979 when the building was converted.from apartments to office use. It's location prevents the efficient use of the building as residential flats. We propose to locate a new elevator on the --south elevation of the building. - This will give direct access to the elevator for occupants from the parking lot on the south side and it will also cover an awkward looking fire stair that was installed in 1979. The new elevator will be clad in textured Stucco, beaded board siding and trim -to match the existing detailing. We also plan to repaint the brick with mortar to match the existing color and composition, repair damaged trim, repaint, and install storm windows. Over the years. some sashes have been repaired or replaced with inappropriate window designs. We will replace those with wood windows that match the original designs. - There are apporoximately twelve steel windows on the east elevation that will be replaced with,.wood windows, Parking for the Rainwater Building is provided through a shared parking arrangement with the recently completed Rainwater Flats Condominiums. Fencing is existing and will not change. Concrete stairs to the basement, located on the south side of the building, will 46-` redirected to fit the new configuration. Access will be from the west rather tha"- the south as it presently is. - Yl Thank you for your consideration of our application. Sincerely, Frieda N. Tirado, CEO, MBA, PD Telephone: 501.244.0501 Fax: 501-244.0502