Certificate of Appropriateness Case Report

Transcription

1 City of Shreveport Caddo Parish MetropolitanPlanningCommission 505 Travis Street, Suite 440 Shreveport, LA fax Case Report Filing Date: February 18, 2019 Case Number: HPC-19-04_708 Cotton Request: Project Address: 708 Cotton Shreveport, LA Historic District: Shreveport Commercial Historic District Zoning: D-1-AC (Downtown Arts and Culture Sub-District) Applicant: Andrew Larson c/o Kevin Bryan Architect, LLC 2917 Long Lake Drive, Shreveport, LA MPC Review by: Adam Bailey, Community Planning and Design Manager HPC Meeting Date: PROJECT DESCRIPTION 708 Cotton is a vacant lot next to the historic Arlington Hotel (700 Cotton Street). This lot is the site of a proposed new structure that will include a new 3000sf distillery structure. A new outdoor courtyard will connect the distillery property to the historic Arlington Hotel site, on the street-facing façade of the distillery fronting Cotton Street. Note: If the Applicant is the successful bidder on March 21, 2019 for 700 Cotton Street, it is anticipated that the old hotel will be converted to a mixed-use property including a restaurant, bar, event spaces and offices. SHPO has been contacted regarding any renovation of the Arlington Hotel and has provided guidance to the Applicant for this project. OTHER ACTIONS REQUIRED The proposed use (distillery) will require a Special Use Permit approved by the Metropolitan Planning Commission. COMPLIANCE WITH THE PLANNING CODE PROVISIONS The proposed project is in compliance with all other provisions of the Shreveport Unified Development Code. APPLICABLE PRESERVATION STANDARDS Per Article 22 of the Shreveport Unified Development Code (UDC), prior to performing work and/or receiving a building permit to erect, alter, move or demolish any building, structure, site or landmark in a Historic Preservation Overlay District (HPOD), an applicant must first obtain a Certificate of Appropriateness (COA) for any changes to the exterior of any building, structure, site or landmark.

2 UDC DESIGN STANDARDS FOR HISTORIC PRESERVATION OVERLAY DISTRICTS Per Shreveport UDC Article 4, Section 4.7.C.5.a. Design Standards for New Construction and Alterations: The following list of standards will apply to any alteration to an existing building, lands, properties, sites, structures and objects within any Historic Preservation Overlay District (HPOD) and all exterior features and/or exterior architectural features shall be harmonious with the special character of the General-HPOD. Scale: Height and Width. The height-width ratio, that is, the relationship between the height and width of the front façade should be of similar proportions to the neighboring buildings. Massing and Building Form. To maintain the existing character of the district, any new construction or alteration should have similar massing and building form among buildings and structures in the immediate vicinity. Setback. The construction of additions and new buildings and structures shall be congruous with the setbacks of any typical well-related nearby building and structure within two (2) blocks and compatible with the character of the district. Orientation and Site Coverage. The principal façades of new buildings and structures within the district should be oriented parallel to the street. Main entryways should be located along these principal façades. Lot coverage, or that percentage of lot area covered by buildings and structures on a lot, should be of a similar proportion to the site coverage on adjacent lots. Alignment, Rhythm and Spacing. Along a block, the uniformity of the proportions of the façades and the spacing of the buildings and structures must be considered to achieve harmony along the streetscape. Spacing between buildings and structures should be consistent along the street. Maintaining Materials within the District. It is important to utilize the types of building materials that are commonly found within the district. Material types which are not commonly found within the district may detract from the continuity and character of the area. Trim and Detail: Link between Old and New. Any new construction or alteration should be complimentary and harmonious with surrounding historic buildings and structures without necessarily duplicating its detail. Façade Proportions and Window Patterns. The front façades of buildings and structures within the district may vary in style and detail; however, certain proportional relationships shall exist among buildings and structures in the immediate vicinity. It is important to maintain the relationship between the width and height of the front elevation of buildings and structures in the immediate vicinity. Also, the proportion of openings within the street side façade should reflect the same relationships within existing façades along the street, or visible from the street. Entrances and Porch Projections. The design of porches in new construction and alterations within the district should capture the character of the porches on historic buildings within the district without imitating them. However, new buildings or structures should reflect the pattern of raising the first floor a few steps above street level if this pattern exists within the district. Ornamentations and details of new porches and entrances should also be complimentary and harmonious with surrounding historic buildings without necessarily duplicating its detail. Roof Forms. It is important to use similar roof and parapet forms drawn from historic buildings and structures within the district. Maintaining Quality within the District. In new construction and alterations, the quality of materials, design, detailing and execution should be present to assure the continued positive character of the district. -2-

3 MPC STAFF ANALYSIS Included as an exhibit are conceptual plans and elevations of the proposed project. CERTIFICATE OF APPROPRIATENESS. Based on the requirements of Article 4, Section 4.7.C. General Historic Preservation Overlay District Design Standards, MPC staff has determined the following: 708 Cotton and the Shreveport Downtown Commercial District. Downtown Shreveport lies on the west bank of the Red River. Immediately to the north, Cross Bayou flows into the Red. Almost the entire district lies on the original town site as laid out in In the nineteenth century, downtown Shreveport was lined with warehouses and cotton factoring houses reliant upon the Red River. By the late nineteenth century, these buildings, and others to be built in the twentieth century, relied upon railroads. Today s district retains various warehousing facilities facing the Red River on Commerce, near the Red on perpendicular streets, and along the railroads at the southern end of the district. At the end of the nineteenth century, Shreveport s commercial arteries were lined with party wall Italianate commercial buildings, and streets such as Crockett were residential. All of this was to change in the new century due to a phenomenal oil boom, which literally changed the face of downtown Shreveport. It is from this period that one finds the grand institutional buildings, impressive commercial buildings, and many of the tall buildings that contribute so much to the urban character of downtown Shreveport. Continued oil and gas prosperity is largely responsible for downtown s numerous and important buildings from the post-wwii period. In terms of land-use patterns, downtown Shreveport bears a huge imprint from the automobile. The early years of the automobile age occurred simultaneously with the feverish construction of early oil boom prosperity. Older buildings were razed to make room for surface level parking lots, considered to be more profitable than maintaining an empty building. Today the district retains a broad spectrum (in terms of specific use and date) of automobile related buildings -- dealerships, repair shops, parking garages, and motor banks. Distillery. Exterior construction consists of a corrugated architectural metal building. Storefront windows are proposed on the north and east (Cotton Street) elevations to allow for viewing into the distillery and tasting rooms. The Cotton Street façade will be wood siding in recessed portion of the elevation where the storefront windows will be placed. An existing brick wall (adjacent to the alley) will remain and become the west elevation of the distillery. An 8 stacked bond CMU wainscot veneer will wrap the north and east sides of the distillery. Courtyard. A gravel courtyard with a metal trellis is proposed to complement the existing Arlington Hotel, creating a holistic treatment for both new and old structures from commonly accessible areas. The courtyard is bound on three (3) sides by a CMU green wall with a metal trellis overhead, creating the boundaries of an outdoor room to be shared by all patrons. The landscaping will provide a softened factor to the simplicity of the space, allowing light, shadow, and texture to resonate throughout the courtyard. The intent is for the courtyard to be opened to the community during the distillery s business hours. Summary. Infill development is necessary for the long term health of the Downtown Commercial Historic District; as infill developments provide an opportunity to complement the historic structures and build modern structures that emulate styles unique to the district. The proposed development uses modern materials which complement the adjacent historic Arlington Hotel. This proposed development shares similar features with surrounding building in the district: height and scale, material choices, massing, orientation, and roof form. The exhibits presented for the proposed development meet the design guidelines for new construction, promoting creativity and designing sustainably. -3-

4 The applicant creatively reimagines the property as a reflection of their architectural background and building preference. Their innovation in design is consistent throughout the site and appropriately introduces a new aesthetic to Cotton Street. The industrial and contemporary material palette allows the existing structure and new construction to seamlessly merge to create a consistent design concept. Through the enlargement of storefront windows, the applicant prioritizes transparency and connections to the northern façade (adjacent to the alley). Unfortunately, the structure has no windows or a material change on the southern façade, neglecting the appearance of the side. The Commission should examine this blank façade of the proposed structure. Additional fenestration openings and/or a material are needed to break-up the blank appearance on this wall, which will be visible to the public from Cotton Street and the parking lot of the Fairmont Apartments. Additional choices to create a green wall along the full width of the courtyard and line the Cotton Street with trees and additional landscaping improves the pedestrian experience and creates a more welcoming entrance. APPROVAL STANDARDS. Per Shreveport UDC Article 21, Section 21.5, D. Approval Standards, for a : Upon review of the application for a, the Shreveport HPC and the Executive Director of the Shreveport-Caddo MPC, or his/her designee, must balance the following standards in making any recommendation and/or determination for approval: 1. Whether the proposed activity involving exterior features and/or exterior architectural features is harmonious with the special character of the Historic Preservation Overlay District (HPOD). MPC STAFF COMMENTS: MPC staff finds that the proposed activity is harmonious with the special character of the HPOD. 2. Whether the proposed activity will adversely affect any exterior feature and/or exterior architectural feature. MPC STAFF COMMENTS: MPC staff finds that the overall project will not adversely affect any exterior feature and/or exterior architectural feature. 3. Whether the proposed activity will adversely affect the historic character of the landmark, site, building, structure, landscape and/or object. MPC STAFF COMMENTS: MPC staff finds that the overall project will not adversely affect the historic character of the site or building. 4. In considering new construction, if a contemporary design is used, the architectural styles from particular historic periods are not required; however, a determination regarding whether the contemporary design is harmonious with the character of the HPOD is required. MPC STAFF COMMENTS: MPC staff finds that the contemporary design is harmonious with the character of the HPOD. 5. Whether the proposed activity is in compliance with the design standards contained in Article 4. MPC STAFF COMMENTS: MPC staff finds that proposed the proposed activity is in compliance with the design standards contained in Article

5 MPC STAFF RECOMMENDATION CERTIFICATE OF APPROPRIATENESS. To ensure that the proposed work is undertaken in conformance with the Certificate of Appropriateness, staff recommends the following CONDITIONS prior to the submittal of an application for a building permit: 1. The South Elevation is shown as a blank, vertically oriented corrugated architectural metal panel wall. This elevation is the primary elevation visible from Cotton Street and the parking lot of the Fairmont Apartments. MPC staff recommends additional fenestration openings and/or a material in order to break-up the blank appearance on this wall (which is visible to the public from Cotton Street and the parking lot of the Fairmont Apartments). 2. Prior to approval of the Building Permit, the applicant shall submit a materials board and/or list to MPC staff to verify the final material choice and finish of all of the proposed exterior materials. (The materials board and/or list shall demonstrate the range of finishes of the proposed exterior materials, such as brick and metal panel color.) MPC staff recommends APPROVAL WITH CONDITIONS of the requested as it appears to meet the approval standards of Shreveport UDC Article 21, Section 21.5, D. ATTACHMENTS Exhibit A. Zoning Map/Vicinity Map Exhibit B. Proposed Master Plan Exhibit C. Proposed Site Plan. Exhibit D. Proposed Site Elevations HISTORIC PRESERVATION COMMISSION (HPC) RECOMMENDATION OF APPROVAL () CERTIFICATE OF APPROPRIATENESS. The Historic Preservation Commission (HPC) was scheduled to have a public meeting on to review and make recommendations to the Executive Director of the MPC regarding applications. The meeting was cancelled due to an absence of a quorum. Therefore, the HPC failed to act during the advertised and regularly scheduled public meeting. MPC EXECUTIVE DIRECTOR S DECISION () The Executive Director APPROVES WITH CONDITIONS the request for Certificate of Appropriateness as it meets the approval standards of Shreveport UDC Article 21, Section 21.5, D: 1. Prior to approval of the Building Permit, the applicant shall submit documentation that this project is in compliance with all State Historic Preservation Office (SHPO) recommendations and approvals for this site. Failure to provide such documentation may delay this issuance of any regulated permit. -5-

6 Prior to any appeal for the for HPC-19-04_708 Cotton, the applicant is eligible to pull a building permit no sooner than Monday, April 1, Executive Director Signature: Date: -6-