HomeMy WebLinkAboutHDC2014-007 Staff Report, Project Background And Description 03/10/2014DEPARTMENT 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. Three.
DATE: March 10, 2014
APPLICANT: Page Wilson, Paul Page Dwellings
ADDRESS: 1001-1007 McMath
COA REQUEST: 3 Story Mixed Use Development
PROJECT BACKGROUND AND DESCRIPTION:
The subject property is located at 1001-1007 McMath
Avenue. The property's legal description is "Lot 10, 11, _
and 12, Block 5, Masonic addition to the City of Little
Rock, Pulaski County, Arkansas."
This application is for a 3-story Mixed Use Development.
The first building will be at the corner of 10th and McMath
with additional buildings to follow in subsequent COAs.
The first floor will be commercial and the second and third
floor will be residential.
PREVIOUS ACTIONS ON THIS SITE:
On February 10, 2014, the HDC denied an application on
this site for a three story mixed use building. This
application is a variation on that application.
On December 9, 2013, the HDC denied an application on
this site for a three story mixed use building.
Location of Project
The Sanborn maps below show what two previous structures have been on this site. In the
1897 Sanborn, there was a small dwelling at the corner of 10th and McAlmont (later renamed
McMath). It was a one story frame dwelling with a composition roof and two outbuildings.
On the 1913, 1939 and 1939-1950 Sanborn maps, the property is shown with a large two story
frame dwelling with a slate or metal roof. Note that these are fire insurance maps and the issue
was fire safety and slate or metal was categorized as the same in fire retardants standards. A
large wrap around porch faced McMath and 10th and had a metal or slate roof also. A one
story addition on the rear had a composition roof as did the `Auto House" in the rear that fronted
on the alley.
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Sometime after the 1950 map, the home was demolished and was still shown as vacant in the
1978 survey. It has been vacant since.
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This area has a mixture of Contributing and Non-contributing properties. The building that
houses the Bowen Law School as well as the house at 1007 McMath are contributing. After the
nomination update later this year, it is expected that the house at 923 McMath will also be
contributing. The other seven buildings on this side of the park are non-contributing. Although
a case could be made for the Waffle House and Pizza Hut to be listed as contributing because
of the iconic franchise architecture that is typical of those two restaurant chains.
PROPOSAL AND WRITTEN ANALYSIS OF THE APPLICATION BASED OFF OF INTENT
AND GUIDELINES:
On December 9, 2013 and February 10, 2014, the HDC denied an application on this site for a
three story mixed use building. This application is a variation on the last application.
This application was reviewed by the Planning Commission on January 9, 2014 but will not be
sent to the Board of Directors for their approval until the HDC approves the plan.
The cover letter states: "To address the concerns of the commissioners, we are changing
the exterior of the second and third floor to lap Hardie Board. The roof we propose is the
amended parapet roof that was shown in a rendering at the February 10th meeting. We
also will be changing the Hardie Board Reveal Panels to Brick."
Authority of the Little Rock Historic District Commission is authorized by the following:
Text of the Arkansas state statute:
14-172-208. Certificate of appropriateness required - Definition.
Page 2 of 20
(a)(1) No building or structure,
including stone walls, fences, light
fixtures, steps, and paving or
other appurtenant fixtures, shall
be erected, altered, restored,
moved, or demolished within an
historic district until after an
application for a certificate of
appropriateness as to exterior
architectural features has been
submitted to and approved by the
historic district commission. The
municipality or county shall
require a certificate of
appropriateness to be issued by
the commission prior to the
issuance of a building permit or
other permit granted for purposes
of constructing or altering
structures. A certificate of
appropriateness shall be required
whether or not a building permit is
required.
(2) For purposes of this
subchapter, "exterior architectural
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Location of Proposed Building
features shall include the
architectural style, general design, and general arrangement of the exterior of
a structure, including the kind and texture of the building material and the type
and style of all windows, doors, light fixtures, signs, and other appurtenant
fixtures.
(b) The style, material, size, and location of outdoor advertising signs and bill
posters within an historic district shall also be under the control of the commission.
The city ordinance states in Sec 23-115. — Certificate of appropriateness required.
Sec. 23-115. Certificate of appropriateness required.
No building or structure, including stone walls, fences, light fixtures, steps and paving
or other appurtenant fixtures shall be erected, altered, restored, moved, or
demolished within the historic district created by this division until after an application
for a certificate of appropriateness as to the exterior architectural changes has been
submitted to and approved by the historic district commission. A certificate of
appropriateness shall have been issued by the commission prior to the issuance of a
building permit or other permit granted for purposes of constructing or altering
structures.
Sec. 23-119. Prohibited considerations.
In its deliberations under this article, the commission shall not consider interior
arrangement or use and shall take no action hereunder except for the purpose of
preventing the construction, reconstruction, alteration, restoration, moving or
demolition of buildings, structures or appurtenant fixtures, in the district, which are
Page 3 of 20
deemed by the commission to be obviously incongruous with the historic aspects of
the district.
The Little Rock City ordinance further states what criteria that new construction shall be
reviewed:
Sec 23-120. — General Criteria
(0 Generally, new construction shall be judged on its ability to blend with the
existing neighborhood and area of influence. The commission shall consider, but not
be limited to the factors listed for alterations in paragraph [subsection] (d).
(d) When evaluating the general comp
building in the historic district, the
commission shall consider, but not be
limited to, the following factors within
the building's area of influence:
(1) Siting.
(2) Height.
(3) Proportion.
(4) Rhythm.
(5) Roof area.
(6) Entrance area.
(7) Wall areas.
(8) Detailing.
(9) Facade.
(10) Scale.
(11) Massing.
itibility of alterations to
Site
the exterior of any
The guidelines state on page 71 under Section VII. 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)
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.
The guidelines state on page 53 under Section V. Design Guidelines for Alterations and
Additions and Detached New Construction:
B. NEW CONSTRUCTION OF PRIMARY AND 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
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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 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.
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Details and textures should be similar to those in the neighborhood (trim around
doors, windows and eaves; watercourses; corner boards, eave depths, etc.)
The MacArthur Park Historic District Guidelines for Rehabilitation and New Construction are in
keeping with the criteria set forth in the state statute and city ordinance as to what can be
reviewed in an application for a Certificate of Appropriateness for new construction.
The statute and ordinance require the Commission to evaluate new construction based on the
following criteria:
• Architectural style
• General design
• General arrangement of the exterior of a structure, including the kind and texture of the
building material and the type and style of all windows, doors, light fixtures, signs, and
other appurtenant fixtures
• Siting
• Height
Proportion
Rhythm
Roof area
• Entrance area
• Wall areas
• Detailing
• Facade
Scale
Massing
ARCHITECTURAL STYLE
The architectural style is contemporary.
GENERAL DESIGN
The Guidelines state on page 55:
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.)
This application is for a three story building to be located at the corner of 10th and McMath
Streets. The bottom floor will house commercial uses and feature inset porches on the east
and west side of the building. 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 has reviewed the site for a Planned Commercial Development (PCD) for
the multiple buildings on one parcel. This item will be held from going to the Board of Directors
for the zoning change until the HDC has approved the first building.
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
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earlier development history, had scattered small nodes of commercial in residential areas.
Scattered commercial buildings from that period still dot the landscape in many parts of town.
There are commercial and institutional buildings on that side of the park from 9th to 630.
Currently to the north of the site, there are two restaurants (in prototype chain fast food
architecture) and a gas station/convenience store in addition to a single family house and three
apartment buildings. With the mix of those building and the few single family houses and
apartments, the three-story mixed use building is appropriate.
GENERAL ARRANGEMENT OF THE EXTERIOR OF A STRUCTURE, INCLUDING THE
KIND AND TEXTURE OF THE BUILDING MATERIAL AND THE TYPE AND STYLE OF ALL
WINDOWS, DOORS, LIGHT FIXTURES, SIGNS, AND OTHER APPURTENANT FIXTURES
The Guidelines state on page 55:
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.
The cover letter states: "To address the concerns of the commissioners, we are changing the
exterior of the second and third floor to lap Hardie Board. The roof we propose is the amended
parapet roof that was shown in a rendering at the February 10th meeting. We also will be
changing the Hardie Board Reveal Panels to Brick." If the drawings are scaled, the reveal of the
siding is approximately 10". The website for James Hardie products is
http://www.jameshardie.com/developer/products.shtmi. However, the drawing submitted by the
applicant still notes "Pre -finished metal siding: McElroy "Multi-Cor" or equivalent." This is in
conflict with the cover letter. There are accent panels on the second and third floor that are of
"Painted Fiber Cement Board Accent Color Panels: James Hardie Reveal Panel".
The windows on the west side are a combination of two 3'x5' single pane vertical windows, one
with a 3'xl'-6" horizontal single pane windows attached as a transom. There is a set of three
ganged windows with 3'x2' and 2'x2 sizes'. There are also two additional 3'xl'-6" windows.
Between the two larger windows, there is a painted accent color panel of Hardie board as well
as one on the west side of the building under a floating window that is part of the signage. The
windows are in a non -symmetrical arrangement on the wall. The windows are specified as
Anderson 11100 Series" "Eagle" or equivalent. Here is a link:
httr)://www.eaglewindow.com/ Prod ucts/Overview.asox
The "windows" on the ground floor are one 3'-4" by 10' aluminum storefront window. The link:
http://www.kawneer.com/kawneer/north america/catalo / df/Storefront Framin /07 TrifabVG.r)
df. Also on that ground floor elevation is one 7'x10' 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:
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http://www.eplastics.com/Lexan Thermoclear Pol carbonate Polygal Multiwall Sheet For
purposes of this report, the "twin wall polycarbonate wall panels" will be referred to as windows
for the sense that they permit light to permeate the interior spaces of the building and at night,
will allow interior light to be seen by persons that are exterior to the building. The function of
allowing light to permeate back and forth is a main function of a window.
The entry door is specified as a solid "flush" (custom) door.
The north side of the building features a more symmetrical arrangement of windows on the
upper floors with ganged and single windows of sixteen vertical Tx5' single pane windows, four
2'x5' vertical single pane and six scattered 3'x2' horizontal windows above the larger windows,
sometimes ganged and sometimes not. There are also two 3'-0" square windows and three 2'-
xl'-4" rectangular windows. One additional 3'x8" vertical window is near the center of the
building with one 3'xl'-4" window ganged below. There is a painted metal accent panel between
two of the vertical windows near the center of the building. The windows listed above are the
Anderson or equivalent windows.
Also on the north fagade, there are also aluminum store front windows in a vertical line
connected by painted accent color panels in the center of the building that connects the first,
second and third floors. There appears to be five windows of varying heights with a uniform
width of 1'-4". The first floor is a combination of twin wall polycarbonate windows and storefront
windows. Five windows are ganged with alternating storefront and polycarbonate panels (one
each of polycarbonate in 6'x6' and 3'x6' and three 3'x6' aluminum store front windows. At the
west end of the fagade, there are and aluminum store front windows (one 2'x8', and one 5'-
6"x12'.) and an additional area of polycarbonate is 7'-8"x8'.
The east side features two 3'x5' vertical single pane windows and one 3'xl'-6" horizontal
windows attached to a larger window. There is also one 3'x2' horizontal window beside a
painted metal accent panel. The first floor features one 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 one aluminum storefront
door and window on the southeast corner measuring 3'x7' for the door and 2'-8"x8 for the
window. The door to that is specified is a Kawneer 350 aluminum storefront entry. The link:
htt ://www.kawneer.comlkawneer/north americalcataio 1 df/Entrances Swin 107 190 350 50
0. pdf
The south side of the building is comprised of eighteen horizontal 3'x2"' windows, one 2'x2'
square windows, and four 2'x5' vertical single pane windows. In addition, on the ground floor,
there is one 7'6"x2' window on the western half of the building on the ground floor. In the center
of the facade, 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 with transom at the first floor level. The glass
windows are 3'x5' and 1'-6"x3'. The door is 3'x7' with a transom of 3'x2' above. The last
windows on the first floor are three 3'xl'-6" and one that is 2'x8' in storefront aluminium.
This fagade also features four "factory finished exhaust louvers" of approximately 3' square. It is
unknown what those louvers are made of or what they look like.
Typically the bulk of historic windows on a structure are vertical in orientation, not horizontal slits
in the wall plane. The window size and placement is not appropriate with the district, most
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notably the horizontal windows on the south, east, and west facades, polycarbonate windows,
and the multi -floor polycarbonate window on the south facade.
There are also painted accent color panels of contrasting colors on the walls. This is described
as Painted Fiber Cement Board Accent Color Panels: James Hardie Reveal Panel". This
material will provide a flat panel of color on the facades.
Brick masonry is specified on the first level of the building. No size or color is specified.
The building materials specified for this project are appropriate for the district. Our oldest
commercial buildings in the district have been historically faced in brick. Later one story
commercial buildings in the 1950's and 60's were made of block (91h and Rock and 614 E 6th).
The building at 9th and Rock, which had part of the building removed for the liquor store drive
thru, was faced in brick to blend with the existing neighboring buildings even before the district
was initiated. While most commercial buildings in the district have been historically faced in
brick or masonry, this can be viewed as a modern interpretation of the commercial building
using materials that are similar to ones used historically in the district.
Signage:
There are two signs for tenants on the north side of the building under the porch facing north. It
is shown on the plans that it will be painted or vinyl graphic mounted on the window glass. The
area specified for the signage is about 5'-6" wide and 10' tall. There is another tenant sign on
the north facade of the building. It is approximately 3' tall and 7' wide. As the tenants may
change over time, it is Staff's opinion that the Commission approve a location and maximum
size for the sign as stated above and allow the change in text to occur without further COA
solely for a change in sign text.
The street numbers are larger than typical in the historic district. They border on signage instead
of building identification as other street numbers do. The view that is shown in the west
elevation will only occur when one is standing in a particular location because the lower part of
the sign is 10 feet inset on the back of the porch and the top part is at the front of the building.
SITING
1. Building Orientation:
The facade 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.
The setback of the proposed building along McMath is 9'-4" off the property line and 5-0" off
10th street property line. Add approximately 2'-6" to the inside edge of the sidewalk for the
location of the both wall. This building will sit closer to McMath than the Bylites building at 11th
and McMath and the gas station convenience store at 9th and McMath. None of the current
buildings are built to the property line. The setback along McMath is appropriate with the
immediate area.
Sec. 23-115 of the city ordinance states "No building or structure, including stone walls, fences,
light fixtures, steps and paving or other appurtenant fixtures shall be erected, altered, restored,
moved, or demolished..." The ordinance states that "all stone walls, fences, light fixtures, steps
and paving" shall be reviewed.
The Guidelines on page 61 state
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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.
Paving:
The plans show four parking spaces on the south side of the historic house off a ribbon
driveway. The driveway is comprised of 2'-4"' wide concrete ribbons for the wheels and a 2'-4"'
wide grass strip in the center. Staff did research earlier for ribbon drives and found that the
drive specified is similar to the average drive surveyed. There are also four spaces with 90'
parking of the alley with a two foot concrete apron separating the alley from the gravel parking
spaces.
The parking area will be covered in 1/8" minus gravel. This is similar to pea gravel in size.
Unfinished plate steel edging is noted to line the beds, it is assumed that this will line the gravel
parking areas. The parking area locations are in conformance with the guidelines and no new
curb cuts would be constructed. The center strip of the ribbon driveway is labeled as gravel or
sod center strip.
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. The dumpster is to be screened
with vegetation. The zoning ordinance requires that if vegetation be used a screening for
dumpster areas, it must be mature vegetation to provide the same screening as a fence would
at time of installation.
Page 10 of 20
HEIGHT
The height of the proposed building is between the heights and widths of the Waffle House and
the law school dorms. It is a three story building, a height that is not common in the district, but
common on that block. Most structures are one or two story. However, in this area, the law
school dorm is three stories, 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.
The new building will not have a raised foundation. The foundation is appropriate with
commercial structures in the district.
The overall height of the building from the west facade of the shed roof is 35'-2"±. The height
between the first and second floor is 12'. The difference between the second and third floor is
10'. This includes any structural members for flooring and ceiling. The actual floor to ceiling
height was not specified. The floor to ceiling heights are appropriate with the district.
PROPORTION
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 Barrister College apartments
(at 1016 McGowan) and between the two in size. The shape of the building is appropriate to
the district.
RHYTHM
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.
ROOF AREA
The proposed building will have 1/12 pitch shed roof pitched toward the east. This roof shape
emulates a parapet roof, without having the parapets. Historic commercial projects have shed
roofs with parapets and the shed roof pitches to the rear (short side) of the building, usually with
a shallow pitch. The roof will be covered with "Pre finished metal roofing; McElroy Maxima 1.5
without gutters or downspouts. Galvalume (silver) finish was specified. The link for the roofing
is: http://www.mcelroymetal.com/contentproducts/display.cfm?product id=1.
This proposed roof is appropriate with the district.
ENTRANCE AREA
There are two main entrances to the building, one on the west and one on the east. There is an
additional entrance on the south side of the building in the center of the building.
The locations of entrances are 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.
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 which is more typical of historic
commercial structures. There will be differing heights of 8' and 10' clearance on the porches.
The "wraparound" covered porch that is on the west facade has a depth of 8' along McMath and
a depth of 5'-4" on 10th. The door is about 22" from the front of the building. There is a similar
porch on the east side of the building with a 4' overhang and the door being 16'± from the end of
Page 11 of 20
the building. The location (distance) of the doors to the street is atypical for commercial
buildings of the district.
These porches are supported by painted 3" diameter steel columns at varying angles. There
are three on the east and west. 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.
On the north elevation, there is noted a "site cast concrete stem wall and bench: 24" height to
coordinate with foundation height of neighboring historic residence." This bench is T-8" long.
WALL AREAS / FACADE
The west and north side of the building will be visible from the street. The east facade will be
visible from the street even with the additional building that is planned to be built to the east.
The south facade of the building may be obscured by additional buildings to be built, especially
the eastern half. The building is somewhat divided into two divisional bays on the north and
south facade. The west facade is taller than the east wall because of the shed roof.
DETAILING
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 trim of the windows and doors has not been specified with the change to Hardie Lap
siding. In fact, the drawings still specify that they will be trimmed out with McElroy 1" J-
mold break metal trim.
SCALE / MASSING
The Guidelines state:
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.
The height of the proposed building is between the heights and widths of the Waffle House and
the Barrister College apartments. It is a three story building, a height that is not common in the
district, but common on that block. Most structures are one or two story. However, in this area,
the Barrister College apartments is three stories, the law school is five, and the church/Bylites
building is three This immediate area of the district is not built to the same scale as the majority
Page 12 of 20
of the district. It has higher percentage of large scale buildings. The mass of the proposed
building is appropriate with the immediate area, but not the district as a whole.
NEIGHBORHOOD COMMENTS AND REACTION: At the time of distribution, there was one
comments regarding this application in support.
STAFF RECOMMENDATION: Approval with the following conditions:
1. Approval of PCD by Board of Directors.
2. Obtaining a building permit with corrected drawings showing exterior materials as
approved.
3. Exterior sheathing on second and third floors to be Hardie Lap siding and brick on the
first floor. Trim on doors, windows and corners on the second and third floors will be a
minimum of 4" wide.
COMMISSION ACTION: March 10, 2013
Brian Minyard made a presentation with the changes to the application since the last
application. All of the commissioners present tonight were here at the last meeting. Mr.
Minyard stated the Staff recommendation with the conditions noted. Mr. Minyard stated that the
following items need to be clarified for the record; Louvers on the south fagade and brick on the
first floor. There was citizen comment of one email in support, one phone call in opposition, one
of a neutral nature and the QQA supports staff's recommendation. Staff's recommendation has
changed with the second sentence on item #3 to be stricken.
Matt Snyder, speaking for the applicant, showed some slides that were previously shown at the
last meeting. He spoke of the cement fiber board and the need for proper maintenance. He
then continued on the siding, windows and the guidelines in reference to the Secretary of
Interior standards. On colors, he noted that the grey and charcoal were the desired final colors.
He continued that this building will have a very short parapet all on three sides. He continued
and expressed concern about moisture without having a soffit on the building. The "Tamlyn
Xtreme" trim can be taped so that it will be water tight. The trim on the corners will be 1 1/2"
wide. The trim is to be painted the same color as the body of the building. The trim was never
meant to be prominent. This trim will allow for less caulking and less maintenance.
This building has a gutter in the rear with a downspout.
The louvers are metal slat louvers for the bathrooms and will be painted the same color as the
siding.
Commissioner Mark Brown asked about the size of the building. Mr. Snyder said it was around
1,800 s.f. per floor with a total of 4,500 s.f. plus or minus.
Vice -Chair Toni Johnson said that she was glad to see the applicant listened to comments of
the Commission and changed their design.
There were no citizens speaking in favor or against the application.
Commissioner Kwadjo Boaitey made a motion to approve the three story mixed development at
1001-107 McMath Avenue with Staff recommendations as amended. Rachelle Walsh seconded
and the motion passed with a vote of 4 ayes, 2 absent (Bowen and Ripley) and 1 open position.
Page 13 of 20
Page 14 of 20
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: 7I I %
2. Date of Public Hearing'. I[I2 (A �{7 � at 5:00 p.m.
3. Address of Property:.
4. Legal Description of
5. Property Owner (Printed Name, Address, Phone, Email).
5
6. Owner's Agent: (Printed Name, Address, Phone, Email):
7. Brief Project Description: r,
8. Estimated Cost of Improvements: dcb
9. Zoning Classification: Is the pr. sed c nge a permitted use? es No
10. Signature of Owner or Agent: VC
(The owner will need to authorize any Agent ar person reprosenlihg 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:
Page 15 of 20
Date:
Revised 8/2012
February 12, 2014
PaulPageDwellings
We propose to create a three-story mixed use building, located at the corner of 10`h Street and McMath
Ave.
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.
The building is a three-story mixed use building. To address the concerns of the commissioners, we are
changing the exterior of the second and third floor to Lap Hardie Board. The roof we propose is the
amended parapet roof that was shown in a rendering at the February loth meeting. We also will be
changing the Hardie Board Reveal Panels to brick.
Wm. Page Wilson
Cover Letter
Page 16 of 20
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Page 17 of 20
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Page 19 of 20
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LEGAL DESCRIPTION
Lots 10; 11 and 12, Block 51 MASONIC ADDITION to City of
Little Rock, Pulaski County, Arkansas.
Cato of Survey: November 11, 2013
Scala " V, = 30'
Prop" Address:
For Use &Benefit of: Paul Page Dwellings
This is to certify that the above dosulbed land has boon survayed. The comers are marked as shown and
ate In accordance with a4ang m0numsnb4 in the vlclnity.
This caffeadon is for End limited h7 tho parties shown hereon. r
Page 20 of 20