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HomeMy WebLinkAboutHDC2015-015 Staff Report Project Background And Descriptiion. 06/08/2015DEPARTMENT 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: June 8, 2015 APPLICANT: Matt Gardner, Dept. of Parks and Recreation ADDRESS: 1201 Commerce COA REQUEST: Storm Windows PROJECT BACKGROUND AND DESCRIPTION: The subject property is located at 1201 Commerce. The property's legal description is "Lot 6 and adjacent street to east, Block 154, Original City of Little Rock, Pulaski County, Arkansas." The survey states: "This craftsman style firehouse has shallow roof slopes, multiple dormers, half timbering at w " !� gables and multiple casement windows. The use was changed when a new fire station was constructed. It was built around 1917. It was operational as a fire stationu- until the mid 1960's." It is considered a "Contributing `'"►� Structure" to the MacArthur Park Historic District. This property has a "Conservation Easement" on the _ exterior of the building that has been deeded to the State. AHPP, through its Conservation Easement Coordinator, Location of Project monitors all improvements to the exterior of the building. Staff has been in contact with AHPP and their opinion on this action is forthcoming. i' i� This application is for installation of Storm Windows. A total of sixteen storm windows would be installed on both floors on the east, south and west facades. PREVIOUS ACTIONS ON THIS SITE: On June 5, 2012, a Certificate of Appropriateness was issued to install a deck. On March 13, 2012, a Certificate of Appropriateness was issued to replace windows, masonry tuck -pointing and repair, install a fire safety door, adding stucco to building, signage, lighting, fencing, removal of dock, and addition of deck. On April 20, 2011, a Certificate of Compliance was given to repair the brackets and exposed rafters on the building and some roofing repair and skylight with a Certificate of Compliance. Page 1 of 10 �.VQgtH �FRaa` 1 C.t_a.�d��o� i�e 5�v�w, iRaocw_5 T Existing north elevation Snu.T�r}- ��ti�rt\O tJ W.,.ana.�� ❑ tis� �...-a..�a4t a .raa Du.LS Existing south elevation V ,J—VNC�Q q G.7tuoa�lS ❑vER LicmEtz coZtnl --ter--- C v ��� siagw.s w 6 �ewrz 5asi om 5 s lti5i.�ows east elevation I Existing west elevation PROPOSAL AND WRITTEN ANALYSIS OF THE APPLICATION BASED OFF OF INTENT AND GUIDELINES: The Guidelines state on page 44: Screen and Storm Windows: Page 2 of 10 Interior storm windows are encouraged and preferred. Interior storm windows do not require a COA nor the associated costs of the COA. Exterior screen and storm windows should be wood or baked -on enamel or anodized aluminum in a color to match the window sash paint color and fit within the window frames, not overlap the frames. Screens should be full -view. Storm windows may also be mounted on the inside of windows. Half screen and screen or storm windows smaller than original window, are not recommended. The proposed storm windows would be a single pane fixed with clear glass. They will be hinged at the top with a continuous hinge. There are frame colors options available from the manufacturer, although no color has been specified. The ground floor windows on the east, west and south sides for a total of eight storm windows are proposed to be installed. On the second floor, eight casement windows on the east and west side would be covered in storm windows. The windows on the north side will not have storm windows installed because the lower ground floor windows are modern more energy efficient casements and the upper dormer casements are in an unheated space. Information from Hostelling International on the energy efficiency standards is included at the end of this report. NEIGHBORHOOD COMMENTS AND REACTION: At the time of distribution, there were no comments regarding this application. STAFF RECOMMENDATION: Approval with the following conditions: 1. Provide written permission from AHPP concerning fagade easement to HDC Staff prior to installation of storm windows. 2. Obtaining a building permit. VIPa#iS'. • . _ . _ n : rr.k w nr. A• : Ilk ep[L Historic Postcard of Firehouse #2 showing north and east elevations with unenclosed porch on north Page 3 of 10 COMMISSION ACTION: June 8. 2015 Brian Minyard, Staff, made a presentation to the Commission. He noted that notice requirements were met for this application and there were no citizen comments. The question was raised as to what if AHPP said no to the storm windows. Mr. Minyard responded that it would be like a lot of other actions that the Commission approved and that the owners did not execute. Matt Gardner, Parks and Recreation, made a presentation. He stated that storm windows were common in the district. He said that there was an option of colors but would probably go with the bronze color standard window. The hosteling organization, based out of the Netherlands, is very serious on energy conservation. The Hostel has done other energy conservation items in the building also. Commissioner Jeremiah Russell asked why he was requesting storm windows instead of repairing the windows. Mr. Gardner replied that the energy efficiency would be better with the storms in addition to the original windows, and that the original windows were single pane. He was not in favor of replacing the windows. He also noted that there will be beds up against the windows so that the windows would not open. Commissioner Russell asked if the casement windows would be able to be opened. Mr. Gardner noted that the installation of the storms would make the windows inoperable. He asked about removable interior storm windows. Mr. Gardner stated that he understood the comment, but it is difficult to have a public building where people open the windows. There are too many factors to have operable windows. Mr. Gardner added that storm windows can always be removed later if a change was to be made. In 2001, Parks reglazed and repaired the existing windows after the tornado. Mr. Gardner said that the windows would be repaired prior to the installation of the storm windows. Commissioner Page Wilson said that the casements may only be able to be opened 4 inches or so anyway. The Secretary of Interior Standards is okay with storm windows. He has no problem with the storm windows. Chair Toni Johnson asked if there were any citizens that wanted to comment on the application. Kathy Wells, owner of 1015 Scott, was curious about interior storm windows. She asked if it could be done. Mr. Gardner said that it could be done, although it is a rare treatment. Exterior storms provides against more deterioration of the original windows. The windows that were installed new four years ago have already been required to be touched up once. The exterior storms are also for the preservation of the windows. Commissioner Russell said that he was much more in favor of interior storms. Windows require maintenance whether they are covered up or not. He continued that covering up all of the original windows with storm windows is not a welcome addition to the neighborhood. Chair Johnson would say that interior storms are more prevalent with casement windows. Commissioner BJ Bowen asked if the applicant would change his application to interior storm windows. Mr. Gardner said there were issues to consider. Commissioner Wilson spoke of the history of the hostel and them possibly being the first certified hostel in the state. Page 4 of 10 Mr. Minyard read the guidelines aloud concerning interior storm windows from page 44. The applicant could pursue interior storm windows without coming back to the commission if AHPP said no to the exterior storms. They would not have to go to AHPP for interior, since the AHPP easement is only exterior. Mr. Gardner said that he was going to keep the application for exterior storm windows. Commissioner Wilson asked if the change to interior would require a COA. Mr. Minyard stated no. Commissioner Bowen asked about studies on windows. Mr. Minyard spoke that the studies that he could cite said that a properly maintained single pane with a storm window are to a similar energy level than a new window. He continued that he thought a good interior storm would get you to a similar energy savings. Becky Pekar, 1010 Rock, commented on repainting the windows after four years. She spoke of the hostel's struggle getting going, and asked if the maintenance cost would be prohibitive for the exterior windows without the protection of the exterior storms. Mr. Gardner replied that the City of Little Rock is challenged with the number of things that have had to be taken on with the building. Since the 2001 renovation they have replaced the knee braces and barge rafters on the building. Commissioner Wilson made a motion to approve with staff recommendations. Commissioner Kwadjo Boaitey seconded. Staff asked for a show of hands vote to clarify the voice vote. The motion failed 2 ayes (Wilson and Carmen), 4 noes and 1 absent (Brown). The application was denied. See later entry in meeting minutes for further discussion on item. Page 5 of 10 Rock 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. V N ?-0 \5 2. Date of Public Hearing: 2cQ� at 5:00 p.m. 3. Address of Property- cs Sty- 4. Legal Description of Property: d6nm•4xa a 'C'c 55 o 5. Property Owner (Printed Name, Address, Ph—oln�e, Email): Cry n �� Ycl f Le c 1rL �� ►.�.0 4i+4W1 �� y 6. Owner's Agent: (Printed Name, Address, Phone, Email): v— R ww 1 og 7. Brief Project Description: -ra o _W , as sows a k4 sr ? s cm4nY �•• �[�s�" 7 r s, 8. Estimated Cost of Improvements: L70 e6 9. Zoning Classification: Is the proposed 7,4= se? Yes 10.Signature of Owner or Agent (The owner will need to authorize any Agent or person representing the 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 8/2012 Application — - ----- Page 6 of 10 Petition for Certificate of Appropriateness 1201 S. Commerce Street June 8, 2015 The City of Little Rock Parks and Recreation, in a partnership with "Fire House Hostel' is converting the old Firehouse #2 located at 1201 S. Commerce Street in the MacArthur Park Historic District into an all ages Hostel designed to accommodate up to 28 visitors at a given time . At completion, the goal of this adaptive reuse project is to have the first such facility in the State of Arkansas to be certified by "Hosteling International' (HI), a worldwide Hosteling Organization as being compliant with their standards. Of the numerous standards that this facility must meet, one of the most critical is energy efficiency. As a consequence, during renovation numerous efficiency features have been incorporated into the project, including "tank less" hot water heaters, high efficiency HVAS systems, etc. The existing windows in this building are largely original, wooden sash or casement single pane type. While they are a critical component to the exterior fabric to this structure, their current energy rating is low enough to jeopardize the eventual HI certification of the facility. Consequently, approval is requested to install typical exterior storm on specific windows of this structure, including: 1) East, West and South ground floor sash windows (total of 8 windows). 2) East and West second floor casement windows (total of 8 windows). All storm windows would be single pane fixed with clear glass. Frames color options available from manufacturer. Storm window installation shall be typical for other residential structures in the MacArthur Park Historic District. The North (front) elevation windows would not be stormed; the lower windows are modern energy star rated casements and the upper extant dormer casements are located in a fire stair this is not heated or cooled. Cover Letter Page 7 of 10 A Val 8 S1oo Hung £t Slider j7j • Double track design • Hung or horizontal sliding • Top insert has extension flange fitting into upper channel to help eliminate draft and assist with wind rattle • Metal interlock at meeting rail between glass inserts seals out draft, water seepage and eUrninateswind rattle • Screen meeting rail assists in eliminating wind rattle and keeps out insects • Double track frame, lift rails with slide bolts, allows screen and glass panels to operate and remove more freely • Non -equal sash (Oriel) available on hung model • Horizontal Slider model is available as Single Slide, Center Vent or End Vent S200 Hang • Triple track design • Half screen on interior • Wrap -around glazing resists breakage and adds superior durability • Metal interlock at meeting between glass inserts seals t draft, water seepage and eliminates wind rattle • Screen meeting rail also ass in eliminating wind rattle a keeps out insects too • Snap -together frame construction forms a hollow support area for added strength • Triple track system permits top or bottom ventilation • Full screen in exterior track • Non -equal sash (Oriel) available Standard Features for all Series • 37 quick -pick powder -coat colors • Non -painted "mill" finish • Heavy-duty extruded aluminum profiles • Clear, single pane glass • BetterVue Fiberglass mesh screen on all operable units • Installation flange (not available on 5400 Series) • Adjustable sill expander adds an extension for a snug fit (not available for 5400 Series) • Provides an additional barrier against sound infiltration • Quaker's limited warranty covers paint, glass and operable parts. See your authorized Quaker dealer for full warranty details Storm Window Brochure continued S300 Fixed • Exterior Fixed storm that swings outward for easy cleaning • Full length hinge top easily operates • Continuous hinge design works as a drip cap to whisk away rain • Mechanically fastened comers • Ask about screen inserts for full ventilation during wanner weather S400 lider It Fixed designed interior or Horizontal Sliding • Slier available in Single Slide, E/d Vent or Center Vent Nylon buttons hold panel in place on fixed units Buttons easily swivel to remove glass panel • Screen can be used in place of glass panel •, Heavy-duty design works great 'for Larger openings • Mechanically fastened comers use sturdy corner keys optional Features for all Series • Custom powder -coat color • Custom finish • Low-E or tinted glass • Obscure glass for private areas • T.V.A. Package (available on all series except 5400) — The T.V.A. Package is a Quaker exclusive. It provides structural and thermal T,YaAdvstabte enhancements that give you a much more window while also boosting energy - efficiency. It is automatically added to units taller or wider than 75". Page 9 of 10 8.0 Environmental Practices ENERGY 1. (M) Complete an energy audit no less than every five years using a third party certified agency or utility company. [All hostels must comply with this standard by 31 December 2011.] 2. (M) Replace burned out incandescent light bulbs with compact fluorescent bulbs (CFL's). [All hostels must comply with this standard by reaching the following targets: 50% by 31 December 2010; 75% by 31 December 2011; 100% by 31 December 2012.] 3. (M) Weatherproof doors and windows according to recommendations from the energy audit and as necessitated by local climate and open dates. [All hostels must comply with this standard by 3�1 December 2011.] 4. (M) Insulate water heaters that are not already insulated and insulate exposed pipes within 3 feet of water heaters. [All hostels must comply with this standard by 31 December 2011.] 5. (M) Have in place a purchasing policy for replacement of energy -consuming equipment (e.g. air conditioners) that requires the selection of ENERGY STAR models. [All hostels must comply with this standard by 31 December 2010.1 (Bonus 1) All of the above Energy items are met before the extended deadlines. WATER 6. (M) Install faucet aerators so that each faucet consumes no more than 2.2 gallons per minute at a flowing water pressure of 80 pounds per square inch. [All hostels must comply with this standard by 31 December 2010.] 7. (M) Install shower heads so that each shower consumes no more than 2.5 gallons per minute at a flowing water pressure of 80 pounds per square inch. [All hostels must comply with this standard by 31 December 2011.] 8. (M) Have in place a purchasing policy that requires replacement of toilets and urinals with low -flow models, i.e. toilets that use no more than 1.6 gallons per flush and urinals that use no morethan 1.0 gallon per flush. [All hostels must comply with this standard by 31 December 2010.] (Bonus 1) All of the above Wateritems are met before the extended deadlines. WASTE AND MATERIALS 9. (M) Maintain a program for guests and staff that ensures recycling of paper, cardboard, glass, plastic, aluminum, and batteries. [All hostels must comply with this standard by 31 December 2010.1 10. (M) Maintain a program for staff that ensures recycling of toner cartridges and safe disposal of fluorescent lamps. [All hostels must comply with this standard by 31 December 2011.] 11. (M) Eliminate the use of disposable cups, dishes and cutlery for regular day-to-day operations. [All hostels must comply with this standard by 31 December 2010.] 12. (M) Use Green Seal certified, or equivalent, recycled paper products (both printing and janitorial.) [All hostels must comply with this standard by 31 December 2010.] (Bonus 1) All of the above Waste & Materials items are met before the extended deadlines. HI -USA Hostel Quality Standards (effective 1 January 2009) 19 is Page 10 of 10 Compatibility Levels by Context The City's historic preservation ordinance that serves as the basis for the MacArthur Park Historic District lists eleven design issues to be considered in reviewing pro- posed infill development. Those issues have been adapted for these design guidelines utilizing the follow- ing nine considerations: 1) Building Orientation 2) Building Setbacks 3} Building Scale & Massing 4) Roofs 5) Facades 6) Foundations 7) Architectural Detailing 8) Materials 9) Site Design The shaded house (second from the right) is highly compatible with the nearby exist- ing houses in numerous respects. The term "historic precedent," as used within these guidelines, refers to design and material traditions that are commonly found in the district and that comprise part of the area's historic architectural vocabulary. in locations with a strong cohesiveness of design character and historic architectural integrity, it is important that most (or even all) of the design considerations be achieved for compatibility of new infill. On the other hand, where there is less of an intact historic architectural context, it may be acceptable that fewer of those design considerations are satisfied. b 5 b M- NT."0 MAN having 1-1-1-1-1-- be for- areas New deyelopment might sought a b rL " r . GeF .j� Low Owipqfflfibilio, be for having an average to low a New develepmeni a might arreeptable areas .. ld be h 1 fei- bas i ke�- d ign ns P derati ans. 111 ie u larthe), sh au ld o s sh oti eem pai e tke most e er, e o pail &I least be eenipatible with respeet to btii1difig orientation, setbaeks. and scale and 1:Rassifig. Design Guidelines With the pennitted building types and contextual considerations described above in mind, each application for new development should be evaluated based upon the following nine design issues. Unless specified otherwise, these guidelines apply to the primary residential building on each lot, as opposed to accessory buildings such as garages. Accessory buildings should share the same general character as their associated residential buildings. These guidelines should be applied much more rigorously to portions of a building visible from a street than from other areas. The front facade of this new building lacks a front entrance to address the street Such a design would be inappro- priate in the MacArthur Park Historic District. Regardless of the alterations that have oc- curred to these buildings on E. 9th Street, a new commercial or mixed -use building near them having more than three (3) stories would be out of scale with this node's histor- ic context. This new building uses pilasters to break up the massing of its fa57ade, although the glass is a bit too tinted to be compatible. most historic residential buildings in the district are perpendicu- larly oriented, there is no (iistinct pattern for the small number of historic commercial an6l mixed -use building within the dis- trict. Primary Fagade & Entrance The building's primary facade and entrance should front direct- ly onto the building's primary associated street. Relative to other entrances of a building, including rear entrances that might serve a rear parking area, the primary entrance should be visually dominant in its design. 2) Building Setbacks ■ Front Setbacks: Should be within 0 to 5 feet of the adja- cent street right-of-way (ROW). Greater setbacks may be allowed for outdoor dining if a low wall (perhaps integrated with fencing) is used to define the street wall along the ROW. Such wall and/or fence must be between 2 and 3 feet in height. ■ Side Setbacks: No requirements beyond the applicable zon- ing. ■ Rear Setbacks: No requirements beyond the applicable zoning. Parking areas should not occur between the building and its associated street. 3) Buildine Scale cC Massing Overall Heights: Permitted building heights should be deter- mined with their geographic context in mind. ` elew• are g i& reeC and 13) the b • Capitol Ave. M ,, " effi (5) stei-ies d an F t ■--roll at. i,dmi„Tum pith -eeT3sweries-and- 30 ee . • Da���on Bates Pr. h4a3d rof �we(2)-= taFies Corner towers, cupolas, and similar vertical architectural fea- tures not constituting habitable space do not count towards the height standards. ■—}3—Qth t MRIJ-D2i'Z;i' . GMS9 tic' Ws DDr. M ini"-'rir'ri'-rni of -10 ■ Widths: No building should exceed 150 feet in width (street frontage) ,Massing: Massing should be generally consistent with the scale and rhythm of historic commercial and mixed -use buildings in the area. No front facade wall plane may be uninterrupted for more than 30 feet of its width. Breaks in a facade plane to cre- ate one or more vertical bays can be made with one or more of 44