HomeMy WebLinkAboutHDC2015-003 Staff Report, Project Backfround And Description 05/11/2015DEPARTMENT 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: May 11, 2015
APPLICANT: Chris Moses, Moses Tucker
ADDRESS: 507 Rock Street
COA REQUEST: lnfill Townhouses
PROJECT BACKGROUND AND DESCRIPTION:
The subject property is located at 507 Rock Street. The
property's legal description is "Lot 1 and 2, Block 150,
Original City of Little Rock, Pulaski County, Arkansas."
In the 1897 Sanborn maps, the structure at 507/509 was
a one story duplex. 515 and 521 Rock Street are present.
The structure at 501 Rock was a one story home.
Sometime between 1913 and 1939, the duplex at
505/507 was replaced with a one story Clinic. The house
at 501 had been replaced with the apartments that are
there today and the apartments at 509 had been built. In
1950, the buildings were as they were in 1939. The
building was demolished sometime between 1950 and
1981.
This application is for the lnfill Townhouses at 507/509
and fencing of the common parking lot shared by it and
401 East Capitol Avenue. The proposed project will
feature two 1380 sf unit townhouses.
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Location of Project
PREVIOUS ACTIONS ON THIS SITE:
No previous actions were on this site were located with a search of the files -
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:
Page 1 of 20
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.
(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
deemed by the commission to be obviously incongruous with the historic aspects of
the district.
Page 2 of 20
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 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.
(5) Roof area.
(6) Entrance area.
(7) Wall areas.
(8) Detailing.
(9) Facade.
(10) Scale.
(11) Massing.
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
Page 3 of 20
reflect the general character of the primary building; should be located as traditional
for the neighborhood (near the alley instead of close to or attached to the primary
structure); and should be compatible in design, form, materials, and roof shape.
1. Building Orientation:
The fagade of the new building should be aligned with the established setbacks of
the area. Side and rear setbacks common to the neighborhood should be upheld.
2. Building Mass and Scale:
New buildings should appear similar in mass and scale with historic structures in the
area. This includes height and width.
3. Building Form
Basic building forms and roof shapes, including pitch, which match those used
historically in the area should be used. Location and proportions of entrances,
windows, divisional bays, and porches are important. Also consider heights
(foundation, floor -to -ceiling, porch height and depth.)
4. Building Materials
Building materials that are similar to those used historically for major surfaces in the
area should be used. Materials for roofs should be similar in appearance to those
used historically. New materials may be used if their appearances are similar to
those of the historic building materials. Examples of acceptable new building
materials are cement fiber board, which has the crisp dimensions of wood and can
be painted, and standing seam metal roofs, preferably finished with a red or dark
color.
Finishes similar to others in the district should be used. If brick, closely match mortar
and brick colors. If frame, match lap dimensions with wood or composite materials,
not vinyl or aluminum siding.
Details and textures should be similar to those in the neighborhood (trim around
doors, windows and eaves; watercourses; corner boards; eave depths, etc.)
The 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
Page 4 of 20
Roof area
Entrance area
Wall areas
■ Detailing
Facade
Scale
Massing
ARCHITECTURAL STYLE
This project is of a contemporary style of architecture.
GENERAL DESIGN
The two townhouses are slightly offset from each other with the southern unit being set farther
away from Rock Street. It features first and second floor porches across the entirety of the
building. The roof appears flat from Rock Street with parapets on three sides of the building.
The front porch roof on the second floor is flat and mimics the wide overhangs on the two
adjacent buildings. The building features HardiePlank lap siding, 6" reveal with mitered corners.
The foundation is of brick and the porches concrete. The porches feature painted steel columns
as support posts.
[ ] PERSPECTIVE TWO MAGNOLIA APARTMENT BUILDING { -
f, F 0 0YI F IL L
is L N01 TO VGE LITTLE ROCK. AR 420.15 �]
of Proposed building from Rock Street
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 5 of 20
The windows will be Pella Architect series metal clad wood double hung windows. These will
be one over one windows with no dividing mullions. The information provided by the website in
the packet show muntins, but there are not any specified. The cladding will be in a "classic
White" in color. Window sizes vary from 1'-'9 x 5-11 "h, 3'-1" x 3'-11 "h, 3'-1" x 5-11 "h, 4'-'0 x 5'-
11 "h, and 2'-1" x 7'-0".
The doors are Pella Architect "European" series metal clad wood door that feature one large
pane of glass over a solid bottom panel.
Lighting will be 6" aperture can lights in the upper and lower porches. The can lights will be
white and hidden in the soffit above. There will be one light sconce by the rear door of an 11"
traditional incandescent metal finish utility light with frosted glass.
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3/4 Light n'
Door detail Can light for porch ceilings
Sconce by door
There will be gutters and downspouts on the eastern (rear) elevation. Gutters will be 6" and the
downspouts will be 4". The gutters and downspouts will be painted white to match the building
trim. The roof over the front porches will not have gutters on them.
The mechanical systems will be a residential split system. The condensing units will be on the
roof, hidden behind the front porch upper roof parapet and will not be visible from Rock Street.
There will be a fence on the site which continues to the existing parking to the east. The fence
will be 36" high Ameristar montage plus Classic Style fencing on Rock Street and Capitol
Avenue. See report page 15 for elevations of the fence in relation to the height of the structure.
The fencing on the alley and the property line will be 72" tall. The vehicle gates will have
automatic operators on the two swing gates and one sliding gate. The personal gate to the
north will be manually operated. The guidelines state that fences should be 36" in the front
yards and convert to a 6' fence halfway back along the building. The driveway gate on the south
side of the building could be installed at 6' since it is near the back of the building. The personal
gate at the north of the building would need to be kept at 36". The slide gate operator will be
visible from Capitol Avenue, but both of the swing gate operators will be marginally visible from
the street. The fence height along the alley could be reduced to 36" for the gate and that
section of the fence between the gate and Capitol Avenue in response to the front yard fences
should be 36" tall.
Page 6 of 20
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�
Slide gate Swing gate
operator operator
The house numbers
will be brushed
aluminum cast letters
as indicated on the
elevations.
The handrails on the
upper front porch will
be a painted steel
railing frame with
galvanized steel
cable rail. See
additional details on
handouts.
Fence detail
SITING
The front setback will be brought to the Rock Street property line to be in line with the building to
the north. The two townhouses are slightly offset from each other with the southern unit being
set farther to the east. There will be a new driveway south of the building to provide two parking
spaces for the townhouses. That parking will join the existing parking to the east that is
provided of the building on the corner. There will be a total of 14 parking for the two buildings,
one for each unit. From a setback perspective, the new structure with its varied setbacks will be
between the buildings on both sides of it.
HEIGHT
There are two brushed finish concrete steps up to the ground floor of the porch. There will not
be a handrail on the steps. The perspective shows one that has been deleted from the project.
The overall height of the projects is about 23 feet from the sidewalk level.
PROPORTION
The two story building will be built between two three story buildings. It has a similar but lesser
width than the two adjacent ones. Therefore, this building appears to have a more horizontality
to it.
RHYTHM
The rhythm of the building on the Rock Street facade on the second floor is in the use of
vertically oriented windows and doors that will be visible from the street. The first floor features
squared openings in the front and side facades. The ganged windows on the first floor mimic
the ganged windows on the adjacent buildings. The front porches mimic the use of the historic
front porches on the houses at the south end of the block.
Page 7 of 20
ROOF AREA
The roof will be a single ply low slope Thermo
roof sloping to the east draining into the gutters
prefinished HardiePanel siding fascia.
ENTRANCE AREA
Plastic Olefin, TPO, roof with the majority of the
The porch roofs will drain to the front and have
The entrance area feature porches across the total width of the units and rectangular opening
on the front and sides of the structure.
WALL AREAS
The exterior walls are 6" exposure smooth textured painted HardiePlank Lap siding. The inside
and outside corners will be mitered 45 degree angles. Surrounding the windows and door will
be a 4" smooth textured painted HardieTrim Boards. The James Hardie products will be painted
on -site.
The foundation of the building will be brick to match the existing building to the north. See
graphic next page.
DETAILING
The detailing of the building primarily lies in the miter joints of the lap siding at the corners and
the cable system handrail on the second floor. The implied cornice (second floor porch roof)
mimics the adjacent building's larger cornices.
FACADE
The fagade is stepped back on the southern side. With the second floor porch arrangement, the
setbacks are emphasized on the different floor and the different units.
Page 8 of 20
SCALE
The overall scale of the building fits on the street.
The buildings on each side of the project are three
stories, while 515 Rock is a one-story and 521 Rock
is a two story.
MASSING
The proposed project will feature two 1380 sf unit
townhouses. The massing will be broken up with the
varying setbacks between the units and the varying
visual setbacks of the first and second floors.
The parking lot on the east side of the building will be �°a•°�o
N Iha o-rn ngla
il
expanded in area and number of parking spaces. A Will !.I io,"k .prk w�1l. flir, 11�ck
preliminary review of the project deemed that a .�a,.'A
perimeter strip of landscaping along Capitol Avenue
and interior Island areas will need to be landscaped. Pers ective Two of Rock Street
That landscaping plan will need to be submitted to the Landscape Specialist Plans Reviewer to
ensure compliance before a Certificate of Occupancy is issued. The report did not state what
the new surface of the parking lot is to be. The guidelines state that the surface should be
concrete if hard surfaced. The subdivision code required a hard surfaced parking lot.
NEIGHBORHOOD COMMENTS AND REACTION: At the time of distribution, there was one
phone call inquiring about this application of a neutral nature.
STAFF RECOMMENDATION: Approval with the following conditions:
1. Obtaining a building permit.
2. Compliance with City Landscape Ordinance and appropriate buffer ordinances.
COMMISSION ACTION: May 11. 2015
Bran Minyard, Staff, made a presentation to the Commission. There were no questions of Staff
concerning the application.
Chris East, Cromwell Architects, made a short presentation to the Commission. He stated that
the southern unit was set back to keep reference edge of building to the south. The roofs on the
adjacent buildings appear flat from the street and tie in with the flat roof on the proposed
structure. The building seeks to animate the street with the uses of front porches like the
buildings have on the southern edge of the block.
Commissioner Jeremiah Russell commented that the building on the south has more
landscaped area than the proposed building. He commented that he would rather the building
be set farther back on the lot and break down some of the walls on the porches in a nod to
single family houses. Is the back yard more important than the front? Mr. East stated they were
trying to make a communal space in the rear. They would lose the opportunity for rear
development if the building was moved back. Commissioner Russell said that they could have
both a front and a rear yard.
Commissioner Russell asked about the brick base. He is in favor to contemporary design and
putting red brick base with horizontal siding may look strange. Mr. East said that he could
consider changing the base. Commissioner Russell suggested a struck joint masonry base.
Page 9 of 20
Chair Toni Johnson asked about the setback and if it was the same on the building on the north
side? Mr. East said yes. Chair Johnson asked if there was going to be some shrubbery. Mr.
East said yes. Commissioner Russell said that open grass areas would be better that shrub
areas and suggested that the building be moved back a few feet.
Commissioner Page Wilson asked how far the proposed building across the street is going to
set from the property line. Commissioner Russell said that it sits almost on the property line but
it had no porches Mr. East said that the proposed buildings porches were wide enough for
chairs and tables.
Commissioner Bowen asked how it would impact the rear area if the building was moved back.
Mr. East said that it would diminish the area and would lose either the fire pit or picnic area.
Commissioner Wilson asked about the setback. Mr. East said it was about one foot from the
from Rock Street property line on the northern unit and about three feet from the sidewalk. The
southern unit sets back about two additional feet. Commissioner Wilson asked about this item
going to the Planning Commission. Mr. Minyard said it was not going to the Planning
Commission, it was a by right use in UU zoning.
Commissioner Mark Brown stated that if you go around the corner on 6th Street, most of the
buildings are on the property line, and he was one of them. He would prefer to have three feet
of setback on his building, and thinks that all of the items could be fit in with the setback being
increased. He thinks a three foot setback is appropriate.
Commissioner Kwadjo Boaitey appreciates the comments. He thinks they made an effort to
blend in to the area and they have a well -conceived plan.
Commissioner Russell asked how the massing and the scale and how it relates to the area. Mr.
East quoted the massing statement form the staff report. He also stated that the flat roof is
same as the adjacent buildings and has about the same width. The openings are similar in the
living and public spaces in the units as the existing structures.
Mr. Boaitey asked Mr. East if he wanted to comment on the fence questions that were brought
up in the staff report. Mr. East said that the fences on Rock and Capitol were planned to be 36"
tall and that a landscape plan was going to be submitted as required.
Chair Johnson asked that if the park lot design changes will it still have 14 spaces or less and
the same size? Mr. East said yes. She continued and asked who was permitted to use the
BBQ and fire pit area. She was glad that they had put porches on the buildings. Mr. East said
that the residents of both building could use it and it provided more eyes on the street.
Commissioner Russell asked if the second floor roof extends past the property line on the west
side. Mr. East said the he would check. If it did, he said that he would ask for a franchise
permit on it or pull the roof back. Commissioner Russell said that he could pull the whole
building back instead.
There were no citizens to speak on the item.
Page 10 of 20
Staff informed the commission that the motion should include the amendment to the application
and conditions. If three is not an amendment made on the roof overhang, Staff would sign off
on the decreasing of the roof overhang or it would go to the Franchise permit process.
Chad Johnson asked the applicant if he wanted to amend his application. Mr. East amended his
application to change the foundation brick to a larger utility brick, king size 4" tall, no
specification on color.
Commissioner Boaitey clarified that the Commission was not designing their application for
them.
Mr. Minyard suggested that the Commission could leave the issue of the roof overhang to staff
and not make an amendment concerning that. Staff would either sign off on the design change
or they would get a franchise agreement or the roof. Mr. East agreed with that.
Commissioner Wilson made a motion to approve the application as amended with staff
recommendations and Commissioner Bowen seconded. The motion was approved with 7 ayes,
and 0 noes.
Page 11 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
Application Date: 4 ! If 5 _- --
2. Date of Public Hearing:_ NA R 1 I , 20 (h at 5:00 p.m.
3. Address of Property: 6o 3 f-oLtc ST-rLFC T
4. Legal Description of Property: A PF&O k 1 :- 50
Lla ( LOGIG 150 G X. C. 1�So' T c4Ea E3 Z W
5. Property Owner (Printed Name, Address, Phone, Email):
MAG&ioi-iL l_ L C.
6, Owner's Agent: (Printed Name, Address, Phone, Email):
M4&-3�Z 7fjG�
20o fly AAA9&J Ave S14 4 rE Eib k -7 Z ixsoS r�r?[ Sci TUiuG�¢ coo
7. Brief Project Description: S y tcl:� — N E vJ o
8. Estimated Cost of Improvements: rhan
9. Zoning Classification: Is the propo erm led a Yes No
10. Signature of Owner or Agent:
(The owner will need to auttlorix any gent or person representing 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 properly from compliance with other applicable codes, ordinances or policies of the city
wilubs watud by the CUP111F11Ssiun ui staff. Rvypvna+toility fui icdentilyiny such cedes. 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
Page 12 of 20
Cover Leiter
MOSES
TUCKER
RUA[ ESIAIP
C Mr. Brian Minyard
MacArthur Park Historic District
723 W. Markham
Little Rock, AR 72201
RE: Magnolia Apartment Building, Application for Certificate of Approopriateness
Dear Brian,
Please find enclosed our application for the proposed Magnolia Townhouse Apartment building planned
for 401 Rock Street. The property is located in the MacArthur Park Historic District and is currently
unoccupied. There is no evidence indicating there was a previous structure on the property. The
property sits between two -three story walk up apartment buildings.
Moses Tucker plans to develop the property as follows:
1. Where the vacant property is now, place two, back to back 1,380 sf 2 bedroom, 2 %: bathroom,
2 story townhouses. The townhouses will face Rock Street, and each story will have a porch
facing Rock Street. The building will be brought to the edge of the properly line to be In line
with the existing adjacent apartment buildings. There will be a new drive adjacent to the new
townhouses, on the south, which will provide access to parking in the back, along the east side
of the site. Each townhouse will have 1 dedicated parking space.
2. Along with the development of the townhouses, the property to the east of the new townhouse
will be dedicated to usable outdoor tenant space. This space will include a concrete pad for a
Barbeque pit, a gravel area for dining, and a location for a brick firepit and chairs. The intention
is to provide a safe, comforatable, shaded place for the neighbors to enjoy.
Commeraul fimkcrake - Manag�me.nt - i-easmy, . 11cwelormcnt - Consulting
200 Rrver IM, rket Awe., Sun,, 501 . little Rack, .Arkanlav'2201 . Phnrn• ;fll.':?t,-6i:i5 - I'ax 501 376 66910
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Page 13 of 20
3. The property to the east of the outdoor tenant space will be improved to provide secured
parking for the Magnolia townhouses and the Magnolia apartment building, at the corner of
Rock and Capital, to the north of the townhouses. There will be 14 spaces available, 1 for each
of the existing 12 apartment, plus 1 for each of the townhomes. There will also be an area for a
dumpster along the alley to the east, which can be easily picked up by a front loading trash
collection truck.
4. The entire property is Indented to be secured, however appropriate landscaping will be installed
around the perimeter of the property and the edges of the new townhouse building, to allow it
to blend in with the neighborhood.
The Magnolia Town house development includes an investment of the original property, plus the
345,000 building and landscaping improvements. With the successful approvals of all City and state
requirements, the building can begin construction at the beginning of summer 2015. Cromwell
Architects Engineers is serving as the designer, and Central Construction Group will serve as the general
contractor. Moses Tucker will oversee the development and handle project leasing and management
upon completion.
Please do not hesitate to contact us with any questions or concerns about the project development.
Thank you,
Kr -
Chris
Cover Letter continued
Page 14 of 20
13
Clarification Letter
April 22, 2015
Brian Minyard
Department of Planning and Development
723 West Markham Street
Little Rock, AR 72201-1134
RE: Magnolia Infill Townhouses, Response Letter
Dear Brian,
Regarding the MacArthur Park Historic District Commission application for the Magnolia
Infill Townhouses at 507 Rock Street, please see response below to the questions in
your letter dated April 15, 2015.
Please let me know if you would like any further information, or have any other
questions.
Steps to House
There will be two brushed finished concrete steps up to the ground floor at the front
porch. There will not be a handrail. The elevations are correct, and the perspective was
an original schematic used for concept only. Since there is no handrail, a detail is not
provided.
Walls
The walls are 6" exposure, smooth textured, painted with no reveal hardleboard siding.
The inside and outside building corners will be mitered at a 45 degree angle. There will
be 4" exposure, smooth textured, painted hardieboard trim around the edges of all doors
and windows.
Windows
The windows are Pella Architect series, metal clad wood double hung windows. There
are no mullions in the upper or lower sashes, dividing the lights. The window sizes are
stated on the elevations, and attached window and door schedule.
Doors
The doors are Pella Architect series, metal clad wood doors. The sizes, type and model
number are indicated on the window and door schedule.
Lighting
There will be 6" aperture compact fluorescent can lights placed above the upper and
lower floor porches, in the cavity of the structure above. The can lights will be white,
weatherproof, and hidden in the soffit above. There will be a light sconce at the rear
door, which will be an 11 " traditional incandescent metal finish utility light with frosted
glass. See attached cutsheet and building elevations
Gutters
There will be gutters and downspouts on the eastern elevation of the building, facing the
alloy. These gutters will be 6", and the downspouts will be 4". The gutters will be
painted white to match the. building trim. The roof overhanging the front porch will drain
directly onto the ground.
Page 15 of 20
11
Mechanical Systems
The mechanical systems will be residential split system units. The condensing units will
be on the roof, hidden behind the front porch upper roof, and will not be visible from
Rock Street.
Satellite Dishes
There will not be satellite dishes, as currently designed.
Roof
The roof will be a singly ply low slope Thermo Plastic Olefin or TPO roof, with 4/5" of the
roof sloping to the east, draining into the previously mentioned gutters, while the porch
will be surfaced drained. The roof will not be visible from Rock Street.
Fencing on site
The fencing on site will be 36" high Ameristar montage plus Classic Style fencing on the
Rock Street and Capitol Avenue (west and north). The fencing on the alley and property
line will be 72" tall Ameristar montage plus Classic Style. The vehicle gates will have
automatic operators, on the two swing gates and 1 sliding gate. The personal gate
between the new building and the existing three story apartment building to the north will
be manual.
Walks / Sidewalks / Drives
The walks, sidewalks and drives will be brush finished concrete.
Landscaping
The landscaping on the west side of the building, or Rock Street Elevation, will be a low
green shrub, that appears similar to those on the adjacent building to the north, and will
be pruned to remain at most 30" tall. it will not grow as tall at the window openings. The
east side of the building, or rear, will have a recreation area, which includes a light grey
pea gravel enclosed area with landscaped edging. The recreation area will have a table
and seating area for six, and a brick framed gas log fireplace. The edges of the
enclosed area will have moderately large shade trees, and then grass on the rest of the
site, enclosing the area.
Signage
There will be street number lettering on the west elevation, facing Bock Street, which is
brushed aluminum cast letters, as indicated on the elevations. A sample picture of what
the signage will be is included in the product information.
Thank you,
Chris East, AIA
Cc: Chris Moses, Moses Tucker Real Estate
Clarification Letter continued
Page 16 of 20
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