HomeMy WebLinkAboutHDC2013-022 Staff Report 01/09/2014January 9, 2014
ITEM NO.: 8 FILE NO.: Z-3218-A
NAME: 10th and McMath Short -form PCD
LOCATION: Located on the Southeast corner of East 10th Street and McMath Avenue
DEVELOPER:
Paul Page Dwellings LLC
324 E. 15th Street
Little Rock, AR 72202
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR
AREA: 0.51 acres
CURRENT ZONING:
ALLOWED USES
PROPOSED ZONING:
PROPOSED USE
VARIANCE/WAIVERS:
NUMBER OF LOTS: 4
UU, Urban Use District
FT. NEW STREET: 0 LF
Residential, Office and Commercial
PCD
Mixed use including retail and residential uses
None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to create a three-story mixed use development to
include retail and residential uses. The development is proposed containing
three (3) new buildings and an addition to the existing structure located on the
site. The first floors are proposed as flex space and the second and third floors
are proposed as multi -family. The request is to allow UU, Urban Use District
uses as allowable uses for the development with the addition of selected
Conditional Use within the UU, Urban Use zoning district.
January 9, 2014
SUBDIVISION
ITEM NO.: 8 Cont.)
B. EXISTING CONDITIONS:
FILE NO.: Z-3218-
The property is located on the corner of 10th Street and McMath Avenue. The
property to the west is MacArthur Park and to the east and south is the UALR
Law School and dormitory. Other uses in the area include restaurants, a gas
station/convenience store and Bylites an audio, video equipment rental business
located immediately south of the site.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area residents. All
property owners located within 200-feet of the site along with the MacArthur Park
POA were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Provide an accurate survey showing centerline of right-of-ways. Additional
right-of-way maybe required to be dedicated on McMath Avenue and East
10th Street.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
East 10th Street and McMath Ave.
3. Alley should be repaved to a maximum width of 20 feet from East 10th Street
to the south property line.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
5. The existing curb cut on McMath Avenue should be reconstructed with a
concrete driveway apron with 5-foot radiuses and meet ADA standards. The
proposed driveway with parallel parking must be signed one-way west bound
due to proposed width. One-way signage should be provided to meet
MUTCD standards.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: Entergy has no objection to the proposal. Power lines exist across
McMath Avenue from the development and can be extended to provide service.
Center -Point Energy: No comment received.
4
January 9, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.) FILE NO.: Z-3218-A
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
3. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
4. Contact Central Arkansas Water regarding the size and location of the water
meter.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Approved as submitted.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Downtown Planning District.
The Land Use Plan shows Mixed Use - Urban (MX-U) for this property. This
category provides for a mix of residential, office and commercial uses not only in
the same block but also within the same structure. This category is intended for
older "urban" areas to allow dissimilar uses to exist, which support each other to
create a vital area. Development should reinforce the urban fabric creating a
24-hour activity area. Using the Planned Zoning District or the Urban Use District,
high and moderate density developments that result in a vital (dense) pedestrian
oriented area are appropriate. The applicant has applied for a rezoning from UU
(Urban Use District) to PCD (Planned Commercial District) to allow for the
development of a structure with a live/work space on the lower level and multiple
residential units on the upper two -floors. The site is within the MacArthur Park
Historic District.
Master Street Plan: McMath is shown as a Local Street on the Master Street
Plan. The primary function of a Local Street is to provide access to adjacent
properties. Local Streets that are abutted by non-residential zoning/use or more
3
January 9, 2014
SUBDIVISION
ITEM NO.: 8 (Cont.)FILE NO.: Z-3218-A
intensive zoning than duplexes are considered as "Commercial Streets". This
street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. Street trees shall be provided as per Zoning Ordinance Section 36-342(1) UU
Urban Use District (c) Development criteria (5) Landscaping.
3. A minimum nine (9) foot wide planting strip is required along the south
property line where vehicular use area abuts the adjoining property. The site
is located in a City designated "mature" area and can be granted a 25%
reduction of this requirement.
4. Confirm adjoining property use to the south. Buffer and screening
requirements will need to be met if property is of a more restrictive nature
5. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. SUBDIVISION COMMITTEE COMMENT: (December 5, 2013)
Mr. Page Wilson was present representing the request. Staff presented an
overview of the development stating there were additional items necessary to
complete the review process. Staff questioned the proposed commercial uses,
the number of residential units and the proposed signage plan. Staff requested
Mr. Wilson provide details of any proposed fencing. Staff also requested the
days and hours of the retail activities.
Public Works comments were addressed. Staff requested Mr. Wilson provide an
accurate survey showing the centerline of McMath Avenue and East 10th Streets.
Staff stated a radial dedication would be required at the intersection of the two
streets. Staff stated the alley should be repaved to a minimum width of 20-feet.
Staff stated the existing curb cut on McMath Avenue was to be reconstructed
with a concrete driveway apron with 5-foot radiuses and meet ADA standards.
Landscaping comments were addressed.
provided per the UU, Urban Use Zoning
located to the south was a residential use
4
Staff stated street trees were to be
District. Staff stated if the property
screening would be required. Staff
January 9, 2014
Ci IRni\/i.qinN
ITEM NO.: 8 (Cont.
FILE NO.: Z-3218-A
stated a minimum planting strip of 9-feet was required along the south property
line where the vehicular use area abutted the adjoining property. Staff stated the
site was located within the Designated Mature Area which would allow a
reduction in the required landscape strip by 25-percent.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of the
issues raised at the December 5, 2013, Subdivision Committee meeting. The
request is to allow a rezoning of the site from UU, Urban Use District to PCD to
allow the construction of a three (3) story building located at the corner of
101h Street and McMath Avenue. The project is proposed in phases with the
building located at the corner of 10th and McMath Avenue constructed in the first
phase. The building will sit 5-0" off of the 10th Street property line and 8'-6" off
the McMath Avenue property line. The bottom floor is proposed with commercial
uses. The maximum building height proposed is 37-feet.
Two additional buildings will be constructed within a three year time frame. The
existing structure located on the site is to remain. The proposal includes a two
story addition to the existing structure within 48 months of approval. The
property is located within the MacArthur Park Historic District. Each of the
buildings will require review and approval by the Historic District Commission
prior to construction.
The minimum building setback from property lines is 3-feet. The minimum
building separation is 10-feet which may be reduced if the buildings are
constructed with proper materials for the specific fire rating. The maximum
building coverage of the new construction is 8,400 square feet and the existing
structure is 2,700 square feet. The maximum floor area proposed is
75,000 square feet. The development is proposed with a maximum of
40 residential units.
The proposed uses of the site are the uses which are allowed in the UU, Urban
Use zoning district as well as a bar or tavern, a brewery, a convenience store
under 5,000 square feet with the sale of beer and/or wine, a tobacco or cigar
shop or lounge and the allowance of urban farming to be permitted by the
residences of the development.
5
January 9, 2014
SUBDIVISION
ITEM NO.: S Cont. F I LE NO.: Z-321 B-A
The dumpster pad enclosure is located on the southeast corner of the site with
access to the alley. The request includes screening options with a six foot (6')
wood fence or the placement of evergreen plantings. The site plan includes the
allowance for the placement of pervious paving for the parking and dumpster pad
location.
Tenant signage is proposed on the north side of the building under the porch. It
is specified in the cover letter that it will be painted or vinyl graphic mounted on
the window glass. The area specified for the signage is 5'-6" wide and 2'-2" tall.
No ground signage is proposed. The Historic District Commission must approve
the final signage plan.
Staff is supportive of the development concept for this site. The property is
currently zoned UU, Urban Use District which is designed to create a compact,
dense, distinguishable development allowing mid -rise and high rise structures
providing for multiple uses within the same structure. Staff feels the development
as proposed meets the intent of the UU, Urban Use Zoning District. To staff's
knowledge there are no remaining outstanding technical issues associated with
the request. The applicant must seek and receive approval by the MacArthur
Park Historic District Commission prior to the PCD zoning request being
forwarded to the Board of Directors for final action.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends prior to the item being forwarded to the Board of Directors for
final action the applicant seek and receive approval of the MacArthur Park
Historic District Commission for the design elements pertaining to their review.
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Site Plan
Page 17 of 17
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PROPOSAL AND WRITTEN ANALYSIS OF THE APPLICATION BASED OFF OF INTENT
AND GUIDELINES:
This application is required to go to
the Planning Commission and the
Board of Directors for subdivision of
the property into multiple lots. The
northern most lot (which is vacant) will
be divided into multiple lots. The
Planned Commercial Development,
PCD, will be heard at the January 9,
2014 Planning Commission Hearing.
This application is for a three story
building to be located at the corner of
10th and McMath Streets. It will sit 5'-
0" off of the 10th street property line
and 8'-6" off the McMath Street
property line. Note that the surveys
shows that the sidewalk is not on the
property line; it is two and one half feet
off. The bottom floor will house
commercial uses and feature inset
porches on the west and east side of
the building. It will feature a shed roof
pitched toward the south.
n
Location of
E
There are more buildings to be built on -
this site. Each of these buildings will be reviewed by the Historic District Commission before
they are constructed. The Planning Commission and the Board of Directors will review the site
Page 2 of 17
for a Planned Commercial Development (PCD) for the multiple buildings on one parcel and for
the subdivision of land into smaller parcels.
MacArthur Park has few commercial
structures in the district. There is a
concentration of commercial buildings
along Capitol Avenue in the 300 block; one
at 614 E 6th; some in the 200 and 400
block of E 9th Street; and one at the corner
of 11th and Cumberland. Little Rock, in
earlier development history, had small
nodes of commercial in residential areas.
Walking to the neighborhood market was a
way of life. Currently to the north of the
site, there are two restaurants (in prototype
chain fast food architecture) and a gas
station/convenience store. Having a
commercial/mixed use building may not be
inappropriate in this location.
Site-�3'------
The cover letter states that "The building is a mixture of farm architecture, with the
understanding that the first floor is commercial in appearance and use.... The exterior is mostly
M-Core Galvalume; it requires little maintenance and is applicable to this concept." Galvalume
is a corrugated metal siding which would cover the second and third floors of this building, in
addition to the roof. The nomination for the MacArthur Park National Register Historic District
states nothing about a farm context in the district. It speaks of antebellum and Victorian era
homes of differing scales and qualitie but nothing of a farm context. To place a farm building
in the context of the MacArthur Park ,,a onal Register District would be inappropriate.
The guidelines state on page 53 under Design Guidelines for Alterations and Additions and
Detached New Construction:
B. NEW CONSTRUCTION OF PRIMARYAND SECONDARY BUILDINGS
...related new construction shall not destroy historic materials that
characterize the property. The new work shall be differentiated from the
old and shall be compatible with the massing, size, scale, and
architectural features to protect the historic integrity of the property and its
environment.
(Secretary of the Interior's Standard #9)
...related new construction shall be undertaken in such a manner that, if
removed in the future, the essential form and integrity of the historic
property and its environment would be unimpaired.
(Secretary of the Interior's Standard #10)
New construction of primary and secondary buildings should maintain, not
disrupt, the existing pattern of surrounding historic buildings in the neighborhood.
Although they should blend with adjacent buildings, they should not be too
imitative of historic styles so that they may be distinguished from historic
buildings. (Note: A new building becomes too imitative through application of
Page 3 of 17
historic architectural decoration, such as gingerbread, vergeboards, dentils, fish -
scale shingles, etc. These kinds of details are rarely successful on a new
building. They fail to be accurate, usually too small and disproportionate
versions of authentic ones, and should be avoided.)
New construction of secondary structures, such as garages or other outbuildings,
should be smaller in scale than the primary building; should be simple in design
but reflect the general character of the primary building; should be located as
traditional for the neighborhood (near the alley instead of close to or attached to
the primary structure); and should be compatible in design, form, materials, and
roof shape.
1. Building Orientation:
The fagade of the new building should be aligned with the established setbacks
of the area. Side and rear setbacks common to the neighborhood should be
upheld.
2. Building Mass and Scale:
New buildings should appear similar in mass and scale with historic structures in
the area. This includes height and width.
3. Building Form
Basic building forms and roof shapes, including pitch, which match those used
historically in the area should be used. Location and proportions of entrances,
windows, divisional bays, and porches are important. Also consider heights
(foundation, floor -to -ceiling, porch height and depth.)
4. Building Materials
Building materials that are similar to those used historically for major surfaces in
the area should be used. Materials for roofs should be similar in appearance to
those used historically. New materials may be used if their appearances are
similar to those of the historic building materials. Examples of acceptable new
building materials are cement fiber board, which has the crisp dimensions of
wood and can be painted, and standing seam metal roofs, preferably finished
with a red or dark color.
Finishes similar to others in the district should be used. If brick, closely match
mortar and brick colors. If frame, match lap dimensions with wood or composite
materials, not vinyl or aluminum siding.
Details and textures should be similar to those in the neighborhood (trim around
doors, windows and eaves; watercourses; corner boards; eave depths, etc.)
The guidelines state on page 71 under Guidelines for Commercial Structures:
C. NEW CONSTRUCTION OF COMMERCIAL STRUCTURES
New... construction... shall be compatible with the massing, size, scale,
and architectural features to protect the historic integrity of the property
and its environment. (Secretary of the Interior's
Standard #9)
Page 4 of 17
Construction of new commercial buildings should follow the basic guidelines
established in Section V. Design Guidelines for Alterations and Additions and
Detached New Construction. Of particular concern to commercial infill are the
building orientation (aligning the storefront with neighboring structures); building
mass, scale, and form; placement of entrances and windows, and building
materials. All should be compatible with the commercial neighborhood.
The commercial guidelines were included as a reference since the building is part commercial
and part residential.
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North and East Facades. For other elevations and site plan, see lastpa9e of report.
Placement on the lot (front and side yard setbacks): The setback of the proposed building
along McMath is 8'-6" off the property line and F-0" off 10th street property line. Add
approximately 2'-6" to the inside edge of the sidewalk for the a . This building will sit closer to
McMath than the Bylites building at 11th a0"riiMcMath or the gas station convenience store at
9th and McMath. The setback along McWth-is appropriate with the immediate area.
Shape: The shape of the structure is rectangular and is compatible with the surrounding
buildings. It is similar in shape to the Waffle House (at 908 McGowan) and the law school dorms
(at 1016 McGowan) and between the two in size. The shape of the building in appropriate to
the district.
Scale (height and width): The height of the proposed building is between the heights and widths
of the of the Waffle House and the law school dorms. It is a three story building, a height that is
not common in the district. ( mast structures are one or two story. However, in this area, the law
school dorms �r three stories and the law school is five, and the church/Bylites building is
three. The scale of the building is appropriate with the immediate area, but not the district as a
whole. t
UJ
Page 5 of 17
Roof shape and pitch: The proposed building will have approximately a 3/12 pitch shed roof.
This roof shape is not common in the district and is not used in the immediate vicinity of the
project. Historic commercial projects of have a shed roof, however, they have parapets and the
shed roof pitches to the rear (short side) of the building. The roof will be covered with "Pre
finished metal roofing; McElroy Multi-COR or equivalent) without gutters or downspouts. No
color was specified. This is corrugated metal roofing. Galvalume is a trademark name for 55%
Aluminum -Zinc alloy coated sheet steel. A color needs to be specified by the applicant.
htt ://www.mceiro metal.com/content/ roducts/dis la .cfm? roduct id=25. The roof shape and II^^
pitch is not appropriate with the district. Typically, commercial structures ivpuld have parapet , X�
walls on at least the street facades.
Orientation to the street: An entrance to the structure is at the corner of 10th and McMath.
The building runs east and west, the same way as the original lot runs. The orientation is
appropriate with the district.
Location and proportion of entrances, windows, porches and divisional bays: There are
two main entrances to the building, one on the west and one on the east ends. There is an
additional entrance on the south side of the building in the center of the building.
The west, north and east side of the building will be visible from the street. The south fagade of
the building will be obscured by an additional building to be built to the immediate south.
The windows on the west side are a combination of 3'x5' single pane vertical windows with
3'xl'-6" horizontal single pane windows, sometimes attached to the larger window and
sometimes free-floating on the wall. The windows are in a non -symmetrical arrangement on the
wall. The windows are specified s Anderson "100 Series" "Eagle" or equivalent. Here is a link:
http://www.eaglewindow.com/ Products/Overview. as x
The "windows" on the ground floor are a T-4" by 10' aluminum storefront window. The link:
http://www.kawneer-com/kawneer/north america/catalo / df/Storefront Framin /07 TrifabVG.
df. Also on that ground floor elevation is a Tx10' twin wall polycarbonate wall panels. This will
provide translucent illumination into the interior space. The color of the material comes in clear,
white or bronze. No color was specified. The link is here:
htt ://www.e lastics.com/Lexan Thermoclear Pol carbonate Poi al Multiwall Sheet. The
entry door is specified as a solid "flush" (custom) door. It is assumed that this a flat door with no
raised panels or glass inserts or decoration.
The north side of the building features a more symmetrical arrangement of windows on the
upper floors with ganged windows of vertical 3'x5' two pane windows, vertical single pane 3'x5'
windows, 2'x5' vertical single pane and scattered 3'xl'-6" horizontal windows above the larger
windows, sometimes ganged and sometimes not. There are also aluminum store front windows
in a vertical line connected by painted metal accent color panels in the center of the building that
connects the first second and third floors. The first floors a combination of twin wall =l"'
polycarbonate windows (6'x6' and 3'x6') and aluminum store front windows (5-6"x10', 2'-8', and
three 3'x6' windows).
The east side features 3'x5' vertical single pane windows and 3'xl'-6" horizontal windows
attached and not attached to the larger windows. The first floor features an aluminum storefront
window of 3'x8' unless it is required by code to convert that into a doorway. If it is required to
have a door, it would be a Kawneer 350 storefront door as the front. There is also an aluminum
Page 6 of 17
storefront door and window on the southeast corner measuring 3'x7' for the door do '-8"x8 for
the window. The door to that is specified is a Kawneer 350 aluminum storefront entry. The link:
htto://www.kawneer.com/kawneer/north america/cataloglcdf/Entrances 5winq/07 190_350 50
0.Of
The south side of the building is comprised mostly of horizontal 3'-0"x1'6" windows with some
2'x5' vertical single pane windows. In addition there is a 7'8"x2' and a 2'x2' window on the
western half of the building. In the center of the fagade, there is a larger twin -wall polycarbonate
window that is 8'-0" wide that has two windows floating in the space and an entry door at the
first floor level. The glass windows are Tx5' and 1'-6"xT. The door is 3'x7' with a transom of
Tx2' above.
The location of entrances is where they would have been in historic buildings. Many corner
commercial buildings had recessed corner porches. Having a porch that goes the full width of
the building is not a typical historical model. Typically historic windows are vertical in
orientation, not horizontal slits in the wall plane. The building is somewhat divided into two
divisional bays on the north and south fagade.
The window size and placement is not appropriate with the district, most notably the horizontal
windows. a,(A k..e � ,
Foundation height: The new building will not have a raised foundation. -TWis-4s-oe-rpatible- with
.4ommerdat-b3 tdings-n-t�dist-r4Gt—The foundation is appropriate with commercial structures in
the district.
Floor to ceiling height: The overall height of the building from the top ridge of the shed roof is
37'±. The height between the first and second floor is 12'. The difference between the second
and third floor is 11'. This includes any structural members for flooring and ceiling. The actual
floor to ceiling height was not specified. It is unclear what the third floor ceiling height is. The
floor to ceiling heights is appropriate with the district.
Porch height and depth: These porches are not porches in the sense that they are added
onto the front of the structure, they are created by the subtractive process of removing space.
There will be differing heights of 8' and 10' clearance on the porches. The "wraparound"
covered porch that is on the west fagade has a depth of 10' along McMath and a depth of 5' on
10th. The door is actually 22" from the front of the building. There is a similar porch on the east
amide of the building with a 4 or 5' overhang and the door being 17'± from the end of the building.
�QG These porches are supported by painted 3" diameter steel columns at varying angles. The
f� quantity of these columns have not been specified. It is unclear by the drawing whether the
area under the overhang will be paved. The porch height and depth are appropriate with the
district.
Material and material color: The wall sheathing material for the second and third floors is
prefinished metal siding McElroy Multi-Cor or equivalent. This is corrugated metal. Galvalume
is a trademark name for 55% Aluminum -Zinc alloy coated sheet steel. A color needs to be
specified. The link: http:/Iwww.mcelroymetal.com/conten_t/Rroducts/dis la .cfm?Product id=25
There are also painted metal accent color panels of contrasting colors on the walls. This is
{ described as painted metal accent color panels: custom break metal over plywood. This is
basically bending metal to fit the plywood panels prior to installing on the structure.
Page 7 of 17
Another material that is used only on the first loor is described as Painted Cement panel Siding:
James Hardi "Hardi-Panel" or equivalent. or Sealed Board Form Concrete. The link is:
htt ://www.nameshardiecommercial.com/hardie-reveal-r)anel.shtml#sr=d&m=n&cr)=d&ct=-
tmc&ts=1386019637. This panel system would give the appearance of large sheet panels
without any battens to cover the joints. It comes in multiple colors. A color has not been
specified in the text. The Sealed Board Form Concrete is a poured concrete wall in forms. The
form boards have been sealed to enhance the finished texture of the concrete wall. Neither of
these finishes have been specified as the final submission.
Thd material or all of the exterior siding is ndt appropriate for the district.
Texture:
The Guidelines on page 61 state:
PARKING AREAS, DRIVEWAYS, CURB CUTS AND PAVING:
Accommodations for automobiles should be as unobtrusive to the historic neighborhood
as possible.
1. Residential Parking:
Parking areas and garages for houses should be located in the rear of the house, with
entrance from an alley or from a side driveway. Parking should not be in the front yard.
Original designs, materials, and placement of driveways should be preserved. If the
driveway must lead from the street through a side yard to parking in the rear, brick or
concrete tracks or narrow strips are recommended, with grass or ground cover filling the
median. Side or rear driveways should be gravel or smooth concrete, not asphalt,
aggregate, or brick
2. Commercial, Office, and Institutional Parking: When houses or buildings are used for
commercial, office, school, church, apartments, or other institutional use, parking should
be located in rear yards. If this is not possible, parking may be in a side yard but located
to the rear of the front wall of the structure. Fencing or shrubbery should screen the
parking area. Parking lots between buildings should align edge screening with the front
fagades of adjacent buildings and the side property lines. Parking areas should be
surfaced with gravel or concrete, not asphalt, aggregate, or brick. For security lighting,
please refer to Lighting on the previous page.
3. Curb Cuts:
Curb cuts should be avoided unless necessary to access new parking areas. The new
curbing should be constructed to match the historic or traditional curb cuts in the district
in size, color, materials, and configuration.
Landscape: The plans show four parking spaces on the south side of the historic house off a
ribbon driveway. The driveway is comprised of 4' wide concrete ribbons for the wheels and a 3'
wide grass strip in the center. Staff did research earlier for ribbon drives and found that the
average total width was 82.75" versus the 132" specified on the plan. The driver's side strip
was an average of 27.13" versus 48", and the center grass strip was 31.19" versus 36. This
center grass strip ranged from 20"-37" with the most common, median and mode, being 33 and
34" respectively. There are also four spaces with 900 parking of the alley with a two foot
concrete apron separating the alley from the gravel parking spaces.
Page 8 of 17
The parking area will be covered in 1/8" minus gravel. This is similar to pea gravel in size.
There is no mention of an edge border on the gravel parking pads.
The parking area locations are in conformance with the guidelines jdnio new curb cuts wouldbe constructed. The center strip of the ribbon driveway is labeleds gravel, but shown in the
same symbol as sod or planting areas.
Environment: There are commercial and institute nal buildings on that side of the park from
9th to 630. None of the current buildings are built to the property line. With the mix of those
building and the few single family houses and apartments, the three story mixed use building is
appropriate.
Dumpster pad enclosure:
The dumpster pad enclosure is located on the southeast corner of the site with the maximum
distance from the street as possible with access to the alley. Fencing is not specified other than
a 6' privacy fence. The applicant needs to clarify exactly what a 6' privacy fence entails.
NEIGHBORHOOD COMMENTS AND REACTION: At the time of distribution, there was two
comments on the application of a neutral nature.
STAFF RECOMMENDATION: Denial.
Page 9 of 17
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: /- e 13
2. Date of Public Hearing: oc Q - 2D 1,3 at 5:00 p.m.
3. Address of Property: C
4. Legal Description of Property: Cl
5. Property Owner (Printed Name, Address, Phone Email): Y�214)
�14 'F /S- 1 L [ a i �x�C . 7l[ n
6. Owner's Agent: (Printed Name, Address, Phone, Email):
7. Brief Project Descriptio
8. `Estimated Cost of Improvements: J
9. Zoning Classification: Is the pr d cha a pe itted use?l Yes No
10. Signature of Owner or Agent:
(The owner will need to authorize any Agent orpe n representing the ow er 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.
Page 10 of 17
Date:
Revised 8/2012
November 17, 2013
RE -CONNECT
PaulPageDwellings
Encouraging revitalization efforts and renewed community involvement, we propose to create a three-
story mixed use building, located at the corner of 10"'Street and McMath Ave. The first floor is a flex
space and the second/third will be apartments.
As we develop the site, our plan is to use some of the same strategies as the MacArthur Park Masterplan
and its core principles of growth, sustainability, preservation and community. We have tried to meet
these objectives with this application.
The building is a mixture of farm architecture, with the understanding that the first floor is commercial
in appearance and use. The building fronts McMath Ave. and the park, and on le Street the structure
faces north. The windows to the east/west are reduced due to the orientation to the sun. The exterior is
mostly M-Core Galvalume; it requires little maintenance and is applicable to this concept.
We think this design will complement the renewal of urban migration.
Sincerely,
William Page Wilson
Cover Letter
Page 11 of 17
PaulPageDwellings
Materials
Slab Concrete Floor
Commercial clear anodized glass
Concrete/Hardie Board Panels
Anderson Eagle windows or equivalent
M-Core Galvalume(steel coated with zinc)
Materials
Page 12 of 17
November 17, 2013
November 22, 2013
Brian Minyard
% Little Rock Dept of Planning and Development
726 West Markham St
Little Rock, AR 72201
Mr Minyard,
Thank you for your helpful review. In addition to revised elevation drawings and a new site plan,
the following comments are intended to provide a further response related to the issues pointed
out in your Nov 21st letter and in some cases, guide the commission to relevant areas of the
supplied drawings.
Mechanical Systems: It is intended that all required exterior HVAC units be located in a
centralized, concealed area on the south side of the proposed structure. A large "Condensing
Unit Area" has been indicated, both within the Elevation and Site Plan, in lieu of a fixed number of
condensers as an HVAC design has not been completed at this time. The condensing unit area
will be screened with vegetation of appropriate height as to conceal the installed units
Satellite Dishes: No satellite dishes are shown as none will be installed
Fencing on site: Existing fencing to remain and new fencing are noted on the Site Plan
Site Plan: A site plan has been generated to furnish the required and requested information
Walks/Sidewalks/Drives: It is intended for existing city sidewalks to remain in their existing
configuration. As damage is possible during the course of construction and some sidewalks are
currently in poor repair, existing sidewalks are noted to be repaired or patched as necessary.
Pedestrian pathways to building entries are proposed to be one of either site -cast concrete or
water permeable fine gravel; layouts and materials are indicated on the provided Site Plan.
Landscaping: The landscaping strategy for this project is intended to reflect the Low Impact
Development (LID) principles exhibited in the recently completed McArthur Park Boulevard
improvements. To this end, no walls or formal landscape structures/planters are proposed.
Landscaping will be xeriscape to the greatest extent possible and designed to mitigate on -site
stormwater displaying natural edges and forms. Street trees and a five foot green "buffer" will be
provided along McMath Ave and E. 10th St. in keeping with the nature of the Historic McArthur
Park neighborhood.
Signage: Building signage is intended to be limited. Street numbers are proposed as painted or
vinyl graphic applied to the building facade. Tenant Signage is proposed as paint or vinyl graphic
mounted on the face of the storefront glazing. No ground mounted signs are proposed.
5 Foot Green Buffer: These areas will be a vegetated buffer zone between the city street's
edge and pedestrian sidewalks.
Green Space: This term has been removed on the site plan and replaced with other verbiage.
Sincerely,
Matt Snyder AAIA, LEED AP
November 22, 2013 Cover Letter I
Page 13 of 17
Survey of Site
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Page 14 of 17
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Page 16 of 17