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HomeMy WebLinkAboutHDC2015-024 Staff Report 03/09/2015DEPARTMENT 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: March 9, 2015 APPLICANT: Jimmy Moses, Moses Tucker ADDRESS: 500 block of Rock Street COA REQUEST: Infill Apartments PROJECT BACKGROUND AND DESCRIPTION: The subject property is located at 500 block of Rock Street. The property's legal description is "Lot 7-12, Block 40, except the east 65' of lots 11 and 12 and the west 26' of the south 10' of 8, Original City of Little Rock, Pulaski County, Arkansas." The site for the infill building is currently a parking lot to serve the Elbert's Legion Post building that faces Capitol Avenue. The cover letter states that changes are to be made to the Legion Post building, but no drawings were supplied for this Commission to review. Therefore, the Commission will not be reviewing any changes to the existing building. This application is for Infill Apartments. The apartment building will face Rock Street with parking to the west and behind the building. The building is three stories high with 36 apartments. Demolished house at 522 Rock fJ� CnPToy� 3 I r71. - FI J .. LJ � ~.•�J nl. � IEDC� Demolished house at 518 Rock I Plan from 1978 PREVIOUS ACTIONS ON THIS SITE: Page 1 of 15 On December 5, 1985, a COA was approved and issued to The American Legion Post No. 1 for demolition of a house at 522 Rock Street and construction of a parking lot. On December 4, 1987, a COA was approved and issued to The American Legion Post No. 1 for an amendment to their parking lot. aVP b. Aerial Photo of site PROPOSAL AND WRITTEN ANALYSIS OF THE APPLICATION BASED OFF OF INTENT AND GUIDELINES: 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. (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 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. Page 2 of 15 (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 subm►tted 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 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 (f) 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 compatibility of alterations to the exterior of any 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. Page 3of15 (5) Roof area. (6) Entrance area. (7) Wall areas. (8) Detailing. (9) Facade. (10) Scale. (11) Massing. The definitions for some of these terms are found in the ordinance in Sec. 23-77 Definitions. 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 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 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. 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 Page 4 of 15 (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 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 style of the building is traditional. GENERAL DESIGN The building is rectangular in plan with seven uneven bays. The center bay is the primary entrance from Rock Street with an open air first floor with the second and third floor featuring large shutters/louvers. The outside bays are the largest, and the center bay is the smallest. The building is three stories with a gabled roofs running longwise with the building. On the Rock Page 5 of 15 Street facade, alternating bays are inset from the front facade and feature roof planes that are setback from the other bays of roof planes for more interest in the roof area. The end bays are covered in Hardie Board lap siding and are full depth. The bays adjoining the corner bays are inset and feature brick facades. Only two bays feature brick facades. The 6th Street facade features what can best be described as two three-story houses connected by three-story breezeway. The gable portions of the facades are evident on this facade. The breezeway area has a flat roof. Visible from the street on the first floor is the stairways leading to the second and third floor. ELEVATION SCALE 1116'=1'.0' Rock Street Elevation 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 SIDING/BRICK: The facades of the building will be primarily siding with some inset portions of the building in brick. The siding will be Hardie Plank lap siding in smooth finish with Hardietrim trim and fascia boards. The corner trim boards will be 6" Hardie Trim and the horizontal trim separating the first and second floor will be 12" Hardie Trim Board. The brick veneer will be a Rosedal Blend, red in color. WINDOWS: The units will be white vinyl windows by Weather Barr, Cornerstone model. The mullion pattern will be French Country, which features two panes wide and six panes tall on the sashes for a larger individual panes size. There will be a mixture of casement windows and fixed sashes in the building. In the attic area, there will be smaller 4 pane windows. On the Rock Street facade, the first floor features 10 sets of three ganged windows. On the inset brick veneered bays, there is a set of double ganged windows, one door and one single window. On the second floor, there are 20 single windows and 4 sets of double ganged windows. The third floor is just like the second in window arrangement. On the 6th street side, the first floor features one set of double ganged windows, three single windows and one door. The second and third floor features six single windows. The attic level features four square windows with four panes. Page 6 of 15 DOORS — Exterior doors will be a 2 panel fiberglass door by Masonite square top BLT-2st. This is a fiberglass door that can be stained to appear as wood. These doors will be located in the brick inset areas to access first floor apartments from the street. The doors feature a transom window above each. 01' Window section Frefdi Camay Lower Floor Windows LIGHTING: The Light sconce beside front entry doors will be by Restoration Hardware Braxton Sconce weathered zinc. The applicant is also requesting pole mounted lighting by the entry gates on Rock Street which will be similar to antique street lamps LTL 30 which match fixtures in the surrounding area. It is desired that the cobrahead street lights be replaced with the pole streetlights as specified, but that improvement would be in the right-of- way. This commission does not review improvements in the right-of-way. Page 7 of 15 Doors FENCING: Fencing appears in multiple areas on this site. On Rock Street, it is along the brick inset area of the building to create small entry courtyards for the private entry areas, at the main entrance area in the center of the fagade and along the property line to the north of the building towards the American Legion building. On the 6th Street side, it starts at the corner of the building, proceeds along the 6:h street property line to the corner of the convenience store. There is a drive gate for entry into the parking are and a gate for the dumpster. The last section of fencing is in the alley that is being petitioned to be closed. It starts at the northwest corner of the convenience store, runs across the alley and then north along the western edge of the alley to the corner of the paragon building. The fencing is by Ameristar Montage, 6' high and black in color. The vehicle gates are sliding gates. Classic style, The fencing around dumpster will be the same fencing, with an added panel of solid steel painted plate to visually screen the dumpster. The posts are square. The dumpster gate swings onto the public right of way may be changed at the Planning commission level. GUTTERS are made of at 24 ga. Kynar painted finish metal. SATELLITE DISHES: The cover letter states: "Currently TV and ISP sources are unknown, if any satellite dishes are required, they will be installed on the roof out of sight." These could be installed on the inners slopes of the roof below the ridgeline of the roof with minimal visibility from the street or neighborhood. MECHANICAL SYSTEMS — The condensers will be placed on racks on top of the roof behind the roof slopes out of site. SIGNAGE: The signs will be a single post fixed similar to the one depicted on page 63 of the Guidelines. Two signs are requested, one sign at the main entrance on Rock Street and another at the corner of Rock and 6". The total height of the sign is about 10 feet tall, with an overall width of 3'-8". Neither while the guidelines nor does the ordinance have a maximum size on signage. Staff did a survey for another application and the total height of the sign is in keeping with other signs surveyed in the general area. The sign itself, at T-8" by 4'-2" is three times the size of existing signage in the area. Page 8 of 15 3 8„ - - TGIONI Nc-1 FTS � sao Sign Detail .11 Elevation with SITING The building parallels Rock Street on its long axis and sits approximately one foot off of the property line. The relationship to the property line along Rock Street is similar to the three story buildings across Rock Street (511 Rock Street and 401 Capitol Avenue). It is closer to the street than the two smaller scale building to the south along Rock Street (515 and 521 Rock Street) and closer to the street than the neighboring building to the north at 500 Rock Street. Along 6th street, the setback is similar to the Convenience store to the west. The store is built on the property line and apartments are to be built with a six foot setback. The UU zoning category does not have a setback requirement. See graphic on page 3. HEIGHT p The proposed height is greater than the other buildings on the block. The multistory apartment - - buildings are three stories with flat roof (401 =� - Capitol) or three story with a lower pitch hippedF_ L roof at 511 Rock. 500 Rock Street is a two story--� = with a low pitch hip roof that sits on a raised which adds height to the structure. 511 - �h plateau rig Rock Street is a single story building and 521 is a�"`r two story building, both with pitched hipped roofs. r However from the street view the ro osed p building should relate to the two larger apartment 2wlir- - ION buildings across Rock Street. Across 6th Street, 6th Street Elevation (South, there is the two story flat roofed apartment building owned and used by the Repertory Theatre which is a similar apartment building. The convenience store is a one story flat roofed structure. Page 9 of 15 rectangular shaped 1 1L 1 LAST ELEVATIOWROCK STREET Rock street Elevation PROPORTION The proportion of the Rock Street fagade is longer than other buildings on the street, more rectangular and less square. In the general area, there are buildings with this rectangular shape. The design does add verticality to the fagade with the use of the taller thinner windows that are a throwback to the Italianate structures across the street at 511 and 521 Rock. All facades have been broken into smaller bays to reduce the mass of the building. RHYTHM The rhythm of the inset bays on the Rock Street side try to immolate the individual building on the other side of the street. The rhythm of the individual windows on the second and third floor mimic the windows on the Italianate structures across Rock while the ganged lower floor windows mimic the multi -story apartment windows across Rock Street. ROOF AREA The roofing will be architectural shingles by Atlas Stormmaster Slate, which is a faux slate shingle. The roof are will be broken into 14 separate gabled roofs and joined by the flat roof above the corridor that runs lengthwise through the building. This breaks the mass of the roof and blends more with the smaller buildings on Rock Street. STORWASTER'SLATE [ J Roof shingle detail J ENTRANCE AREA The entrance areas on Rock and 6th Streets are voids in the building that will apparently be primarily open air. The building does not feature a "main front door" for an entrance. The entrances along Rock and 6`r will be Highlighted by the metal fencing and the inset bays. Page 10 of 15 WALL AREAS The wall areas will be covered in Hardie Board lap siding or brick punctuated by windows or large shuttered areas over the entrances. See "GENERAL ARRANGEMENT OF THE EXTERIOR OF A STRUCTURE" on page six for window and door details. DETAILING WINDOW BOXES: There will be metal window boxes to hold clay pots underneath the windows. They will be by Hooks and Lattice Company, Simple Elegance window box cage. FA(,ADE The facade will feature Hardie Plank lap siding in smooth finish. Hardietrim trim and fascia boards will be used for corner trim boards and trim boards around windows and to separate individual floors. The brick veneer on two of the bays will be Rosedal Blend. The windows will be a white vinyl window by Weather Barr. SCALE The proposed building will be the largest building in the area. But will feature the seven bays that will break up the mass on the Rock Street facade. The bays on the 6th street facade will also break up the mass. The roofing design will reduce the height of the overall roof. From a height standpoint, it will be comparable to the height of the three story apartments across Rock Street. MASSING See Scale above. NEIGHBORHOOD COMMENTS AND REACTION: At the time of distribution, there were no comments regarding this application. STAFF RECOMMENDATION: Approval with the following conditions: 1. Obtaining a building permit. COMMISSION ACTION: March 9 2615 Brian Minyard, Staff, made a brief presentation of the item with the recommendation of approval. Commissioner BJ Bowen asked about the height of the fence as stated in the guidelines. It is specified at 6'. The guidelines state that larger properties could have larger fences. Typical fences are 36" in the area. Commissioner Wilson brought up different uses and scenarios. He asked about what the updated guidelines said on fence heights. Mr. Minyard read the guidelines on page 58 on how the fence heights were modified. Commissioner Page Wilson commented that the commission should be consistent with the fence heights on different buildings and uses. Page 11 of 15 Chair Toni Johnson asked about the American Legion building on Capitol Ave. She wanted to be sure that it was not on the agenda tonight. The Commission will only be voting on the new building, parking lot fencing, and signage tonight. The applicant will need to spell that out tonight. Commissioner Jeremiah Russell asked about the location of the signage and that I could limit pedestrian traffic. Mr. Minyard said that the applicant will need to clarify. Frank Barksdale, AMR Architects, made a presentation of the item. He explained that it was a three story building and there were 12 units per floor and composed of one and two bedroom units. The signage will be between the sidewalk and the fence perpendicular to the street. At Sixth Street, the sign will not block the sidewalk and will be at a 45 degree angle. Chair Johnson asked how much the distance is between the building and the sidewalk. Mr. Minyard said that the drawings show the sign between the sidewalk and the building. He continued that they would need to work on a franchise agreement if it was in the right of way. He amended his application to remove the existing building from tonight's hearing. Commissioner Bowen stated that there were 36 units and 31 spaces. Mr. Barksdale explained that they will have on street parking and that there may be some parking sharing with neighboring properties. Chair Toni Johnson asked how many units were in MacArthur Commons. Mr. Barksdale answered 59 units. She asked why he needs a 6' fence. Mr. Barksdale stated that there is a lot of suspicious activity in the area and that they want tenants to feel safe for now. Hopefully, there will not need to be a fence in the future, five to ten years. She asked if he would be willing to reduce the size of the sign. Mr. Barksdale said that he would consider reducing the size of the sign, but the signage was important. If they had to reduce it, they would. But they would prefer not to. the sign was designed based on the size of the letters on the sign. Commissioner Russell said he was not concerned with the relation to the American Legion building with the new building. This area could be unsafe for tenants. The new building could obstruct the view of building the windows in the building. He also added that the sign may be too large to fit in that area in relation to the building and the area with setback. Mr. Barksdale said to make the property work with the land cost; they need the project as drawn. They have 10' ceiling in the living areas and the height was dependent on that. They want to build a quality product that is rentable. Commissioner Wilson asked about the zoning and commented that the thought it was R4-A across the street. Mr. Minyard stated he was unsare without looking at a map. Chair Johnson asked what was in the upper floor with the square windows. Mr. Barksdale said it was a lofted ceiling in the living room and bedrooms of the end apartment. Chair Johnson asked Commissioner Russell if the pitch of the roof was reduced, would that ease some of his concerns. Commissioner Russell noted the low hipped across the street and the flat roofs. He stated it would be better to have a lower roof. Mr. Barksdale, said that you would mostly see Page 12 of 15 overhang from the street and not the roof pitch. He said that the end elevation would be more derisible with the current pitch when viewed form the south. Commissioner Russell asked about the accent trim and the window mullions. He asked if the client would consider 2 wide by 4 tall munitions instead of 2 wide by 6 tall. Mr. Russell said that the panes being taller than wide would be better. Mr. Barksdale replied that they are two wide by six tall panes and they are vinyl windows. Mr. Minyard clarified that the detail shot of the windows on page 7 of the staff report were from the website. Mr. Barksdale said that if he could get the windows with 4 panes tall, he would, but was unsure if they made them like that. Chair Johnson asked what the guidelines state on vinyl windows. Mr. Minyard responded that in new construction, the guidelines are a lot more lenient than replacement windows. In new construction, this commission has been more lenient, although you do not establish precedent. Commissioner Russell asked if they muntins were applied or internal. Mr. Barksdale said they are applied to the outside from the best he could tell. There were no citizens to speak on the item. Commissioner Wilson asked Commissioner Russell if those were requirements or are they stating points. Commissioner Russell stated that he was unsure what remedy he had on these issues. He is concerned about the choke point of the building. Mr. Minyard stated that this item is going to the Subdivision Committee of the Planning Commission later and they review the separation of buildings. The Planning Commission may have an issue with the separation. Mr. Minyard apologized for the fact that there are only 5 members present at the hearing. If there are five or fewer commissioners present, the applicant is offered to be able to defer. Mr. Jimmy Moses said that they did not wish to defer at this time. He stated that they were on the Planning Commission docket later and needed to make that hearing. He continued to speak of the project, trying to add density to the area and not violating the fire codes. Chad Johnson commented that it was a tight area at the rear of the existing legion hall building. Mr. Moses said that they liked the commercial nature of the building and that it was non- contributing to the district. They will come back with a more commercial building entrance off Capitol Avenue at a later date. Commissioner Russell asked if they would consider closing the gap between the buildings with fencing. Mr. Moses said that they could. He amended the application to close area in choke point with fencing. Commissioner Jennifer Carmen said that she thought the windows are an issue if the windows could have applied versus encased muntins. The application was amended to have surface applied muntins. The current amended application stands as such: 1) Not reviewing the existing American Legion building in this application. They will reapply at a later date for those changes 2) Pane arrangement on the taller windows to be 2 panes wide by 4 panes tall, if available from the manufacturer. 3) Add fencing in choke point area between buildings to fence off area and make more secure. 4) The muntins will be surface applied to the outside instead of encased (enclosed). Page 13 of 15 Commissioner Wilson said that he would support the application with changes. Commissioner Russell made a motion to approve the application with amendments. Commissioner Bowen seconded and the motion was passed with 5 ayes and 2 absent. Page 14 of 15 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 ❑ate: --014) 2, Date of Public Hearing: at 5:00 p,m, 3. Address of property: 3 JrpC - Cpt?%-VoL - _ 4. Legal Description of Property: f� �- 15CX+1 Ci4j `l 4 6r.- 4U% 11 U � � West 2 ' 4 4?4P A' so 10' 5. Property Owner (Printed Name, Address, Phone, Emall):_ rl�+�^ LP.�i••n - 315 'E. LAPtTa 4 wit .-17.Z.o 1 B. Owner's Agent; (Printed Name, Address, Phone, Emall); 2o❑ )dal L Z - 71 7.7ra - 377(.n - w nncc maces �V ,rot>,., B. Estimated Cost of Improvements: w 3 d :N%■Vn 9, Zoning Classification; Is the proposed change a per fitted use? es No 10, Signature of Owner or Agent: (The owner will nood to authorize any A am r pa n representing the owner et the public hearing). NOTE: Should there be changes during construction (design, materiels, size, atc.) 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 ether applicable codes, ordlnenras or poficie5 of the city unless elated by the Commission or staff. Responsibility for Identltying ouch nodes, ordinances, or policies recta with the spplicent, owner, or agent. .............................. ...................... -...---- I ......... .....•--.............................. (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 6/2012 Page 15 of 15 Cover Letter TUCKER TrXT r.l-rrrr Mr, Brian Mlnyard MacArthur Park Historic District 723 W. Markham Little Rock, Ar. 72201 LEGION LOFTS: Application for a Certificate of Appropriateness Dear Brian, Please find enclosed our application for the proposed development planned for 315 E. Capitol Avenue, better known as the M,M, Eberts American Legion Post No, 1, The property Is located in the MacArthur Park Historic District & consists of an existing one-story commercial building that Is deemed "non-contributing" along with a 45 space , surface parking lot on Rock Street, Moses Tucker plans to redevelop the property as follows; • The 1 story, 95O0 square foot commercial building which fronts on Capitol Avenue currently serves as the Legion Post's offices & more Importantly a bar/dance hall & entertainment center for Veterans, We plan to renovate this building & devote the north 5000 square feet facing Capitol Avenue for restaurant/commercial use . A glass storefront will be added to the north facade , The 3500 square feet In the rear of the building will be converted to 3 residential, rental units, • On what is now a 45 space, surface parking lot, we plan to construct a total of 36 new, apartments In a new building(s) , which will front on Rock Street, The buildings will be three (3) stories In height to blend with surrounding structures, Include sloped roofs & masonry facades, The entire site will be gated & secured with surface parking to accommodate 35+/- vehicles developed behind the structures and accessed through a gated alley off Blh street. • Landscaping will be added to the site to allow It to blend with the rest of the neighborhood, It Is our understanding that the property Is zoned "UU" , which ellows for the density & uses we envision, although we will seek a landscape waiver from the City Beautiful Commission, In the event the Planning staff so directs us to do so, It Is also our desire to obtain a franchise to enable us to gate the alley In the block, Currently, there Is considerable foot traffic, loitering & the like In the alley, that Is not conducive to the development of a quality , historic neighborhood. Commercial Brokerage . Management . Le"ing Development - Consulting 200 River Market Ave„ Suite 501 . Uttle Rork Arkansas 72201 Phone 501-176,65-55 - Far S01-M-6699 . museslu,ker com Page 16 of 15 The" Legion Lofts" development will represent a total Investment of approximately $4.5 million, Assuming we are successful in obtaining our necessary City approvals, we plan to acquire the property In June & beginning redevelopment In July. AMR, Architects Is serving as the project designer. Central Construction Group of Little Rock will serve as the General Contractor, Moses Tucker will oversee the development, and handle project leasing and management, upon completion, As always, we appreciate the Interest & support of the Planning Department and are available to answer any questions you might have of us, Sincerely, Jai Mas s Cover Letter continued Page 17 of 15 _FLU_-. iA North Elevation South Elevation Page 18 of 15