Arkansas Administrative Code
Agency 034 - Capitol Zoning District Commission
Rule 034.00.16-001 - Rules and Master Plan

The Advisory Committees shall meet at least once a year and shall report their findings to the Capitol Zoning District Commission at least once a year. Additional meetings will be held as often as necessary to monitor the impact of the Capitol Zoning District Master Plan on the development within the Capitol Zoning District. The Advisory Committee meetings shall be open to the public and shall be held at locations that afford the maximum opportunity for community participation.

Ordinary maintenance (such as lawn mowing, shrub trimming, re-painting, etc) shall not be considered modifications and will not require a CZDC permit. Nor shall work affecting only the interior of a structure (such as plumbing, insulation, flooring, etc) require a CZDC permit.

Permits shall be construed to run with the parcel of land for which they are granted, not to a particular applicant or property owner. A new owner and/or tenant of a given property shall not be required to obtain a new permit for the continuation of an allowed or permitted use or project. Permits may, however, expire under the following circumstances:

The following procedures shall be followed in the consideration of any permit:

The purpose of this section is to establish regulations and limitations on the existence of uses and structures which were established prior to the effective date of this Rule and which do not conform to the provisions of this Rule. Such non-conformities may continue, but the provisions of this section are designed to curtail enlargement or expansions of such non-conformities and to encourage their eventual elimination, in order to preserve the integrity of the Capitol Zoning District and the regulations established by this Rule.

Capitol Avenue should develop as the state's principal ceremonial thoroughfare, linking the State Capitol with downtown Little Rock. This area should develop as a professional office center with supporting commercial uses. Medium-scale offices should be the predominant building type, with taller structures allowed on Capitol Avenue.

This zone encompasses what remains of the early neighborhoods that once surrounded the State Capitol. It allows for some light commercial and office uses, but the predominant building form should continue to be residential.

The blocks surrounding Union Station should develop as a broad mix of residential, office, and commercial uses and building forms.

The area is isolated from other neighborhoods, and access is limited. Large, low warehouses are the predominant building form.

This zone is comprised entirely of state-owned property and is excluded from the Capitol Zoning District Commission's jurisdiction (see A.C.A. 22-2-220 and Section 1-202 of this Rule).

This zone, comprising most of the Governor's Mansion Area, allows for the continuation of traditional neighborhood residential development patterns. Single-family residences should be the predominant, though not the exclusive, land use and building form in this zone.

This hybrid zone allows for some light commercial and office uses in a traditional neighborhood context, but the predominant building form should remain residential. Commercial style structures may be allowed on corner lots.

This zone allows for a broad mix of urban residential and business uses. Commercial-style buildings with traditional storefronts should be the predominant building form.

A wireless communication facility (WCF) is any unstaffed facility for the transmission or reception of wireless telecommunications services, usually consisting of an antenna array, connection cables, an equipment facility, and a support structure to achieve necessary elevation. Wireless Communications means any personal wireless service as defined in the Telecommunications Act of 1996, which includes FCC licensed commercial wireless telecommunications services including cellular, personal communication services (PCS), specialized mobile radio (SMR), enhanced specialized mobile radio (ESMR), paging, and similar services that currently exist or that may in the future be developed.

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There shall be provided for each use in any zone the number of off street parking spaces required for that use as listed in Standard P.14, "Required Parking Spaces by Use", unless the number of parking spaces required by Standard P.14 is six (6) or fewer, in which case no off-street parking spaces shall be required.

On the same premises with every building hereafter erected or structurally altered and occupied by uses involving the receipt or distribution by commercial vehicles, there shall be provided and maintained adequate space for standing, loading and unloading in order to avoid undue interference with public use of the street or alley. The minimum off street loading space required shall include a loading space which measures twelve (12) feet by thirty (30) feet with a fourteen (14) foot height clearance for every 20,000 square feet of floor and land area involved in the use of the property. The first 20,000 gross square feet shall be exempt from the loading space requirement. This required off-street loading space shall be in addition to an area or means adequate for egress, ingress and maneuvering.

Off-street parking facilities required for two or more similar uses located on the same building site may be combined and used jointly, provided however that the total number of off-street parking spaces shall not be less than the sum of requirements for the various individual uses computed separately. If the number of parking spaces suggested by these regulations is six (6) or fewer for each use, then no parking spaces shall be required, even if the combined total is greater than six (6).

The public street frontage immediately adjoining the parcel(s) containing a current or proposed use may be considered as fulfilling or partially fulfilling the parking requirements of this section.

When a building or structure erected prior to or after the effective date of this document shall undergo any increase in number of dwelling units, gross floor area, seating capacity, number of employees, or other unit of measure used in determining required parking facilities, and when said increase would result in a requirement for additional parking facilities, such additional facilities shall be accordingly provided as a condition for obtaining a building permit or privilege license. In computing the number of spaces required for such a building, however, only the increase in unit of measure shall be considered.

The following four parking angles are allowed with their respective width and depth dimensions for stalls and maneuvering areas:

The requirements for disabled and accessible parking set forth in the Little Rock Code of Ordinances, as it existed on the date of the most recent amendment to this Rule, shall be in full force and effect erecting, constructing, enlarging or otherwise altering or improving a vehicular use area.

Any off-street parking or loading space established prior to the effective date of this document and which is used or intended to be used in connection with any main building, structure or use, or any spaces designed and intended to comply with the requirements of this document for any such main building or structure erected after such effective date, shall hereafter be maintained so long as said building or structure remains, unless the owner provides and maintains in another location an equivalent number of required spaces in conformance with the provisions of this document. Any conveyance of such parking or loading space, or transfer of interest therein, by the owner of the property served thereby without a simultaneous conveyance or transfer of the property served thereby to the same guarantee or transferee or without suitable provisions being made in another location for the maintenance of an equivalent number of required spaces in conformance with the provisions hereof, shall be in violation of this document.

Utilization of front yard areas for parking is prohibited.

Signs consistent with these requirements, per each permitted use, may be approved at the staff level:

Signs consistent with these requirements, per each permitted use, may be approved at the staff level:

Signs consistent with these requirements may be approved at the staff level:

The following signs are allowed in every zone unless noted otherwise noted. Signs consistent with these requirements may be approved at the staff level and will not be counted as part of the maximum signage allowed in Standards S2, S3, and S4 above:

A temporary sign consistent with one of these descriptions shall not require a separate permit:

The following signs are prohibited within the Capitol Zoning District:

Historic buildings should be treated with respect, and additions and other new buildings should strengthen the design context. If the imprint of new construction is to be positive, thoughtful consideration must be given to each change in the built fabric of the community. Uncontrolled demolition, alteration and insensitive new construction can irreparably alter the character of the area. Once lost, the ambience of the Mansion and Capitol Areas cannot be recaptured with any sense of authenticity. These Rehabilitation Standards for Historic Properties therefore are intended to guide the character of change such that the citizens of Arkansas will derive the maximum benefit of the State Capitol and Governor's Mansion Areas.

* Preserve the character of the streetscape and any historically significant planting designs.

* Existing street trees that are in good condition should be maintained. If removal of a street tree is necessary in the public right of way, replanting with a species that is similar in character to that used historically should be considered.

* Planted turf is preferred. Avoid replacing plant materials with hard surfaces.

Sidewalks

* The alignment with other original sidewalks, the street and overall grid is of primary importance.

* Replace only those portions that are deteriorated beyond repair. Any replacement materials should match the original in color, texture, size and finish.

* Sidewalks should be detached and separated from the curb with a planting strip.

* The concrete used for new sidewalks should be finished to match that of the original sidewalks.

* Modern finishes, such as exposed aggregate, are prohibited. Asphalt and brick are also inappropriate.

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Walkways

* This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding along a "semipublic" walkway, to a "semiprivate" porch or entry feature, and ending in the "private" spaces beyond.

* Provide a walkway running perpendicular from the street to the front entry.

* Stone, concrete or brick are appropriate materials for private, front yard walks.

* The paving design should be compatible with the building style.

* Preserving historic stone and brick paving is particularly important.

* The historic paving pattern and mortar details also should be preserved.

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Fences

* Maintain a painted finish on wood fences. Many metal fences also should be painted.

* Replace only those portions that are deteriorated beyond repair.

* Preserve significant design details, such as finials and newel posts.

* The fence should be in keeping with the building style.

* A metal picket fence, in the character of traditional wrought iron, is preferred. A painted wood picket fence also is an appropriate alternative in most locations. Pickets should be evenly spaced. Post-and-rail designs are discouraged.

* A fence that defines a front yard is usually low to the ground (40 inches or less). This scale should be maintained.

* Unpainted wood, chain link and solid "stockade" fences are inappropriate materials in front yards.

* Newel posts should be in character with the fence. Decorative metal newel posts should be used with wrought iron, for example.

* Requests for the use of masonry (brick, stone, or concrete) in front yard fences, either as pier supports or as a foundation material, will be considered by the Commission on a case-by-case basis.

* On corner lots, both sides that abut public sidewalks and/or streets should be treated as front yard fences.

* For the purposes of this section, a front yard is that portion of a parcel from the street to a line coplanar with the building's front façade, not including the front porch. For corner lots, the front yard will continue along the side façade facing the cross street to a line coplanar with either the rearmost corner of the building, not including any rear porches or non-historic rear additions, or with the required rear yard setback.

* Chain link fences are generally inappropriate for historic properties in the District and should be limited to locations not substantially visible from a public right-of-way.

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* For fences set on top of a masonry base, such as a retaining wall or concrete footer, the base will be included when measuring the fence's total height.

* Taller fences may be considered on a case-by-case basis when they are set farther back from the property line or other required setback.

* Although the use of transparent fences is also encouraged in rear and side yards, a solid stockade fence may be used where privacy is a concern. The Commission will consider requests for masonry (brick or stone) privacy fences on a case-by-case basis.

* Privacy fences used in back yards and along alleys should be 72 inches (6 feet) or less.

* For the purposes of this section, the rear and side yards are those portions of a parcel not covered by the main structure or defined as a front yard, above.

* A backyard fence on corner lot with an adjoining property to the rear should be set back from the right-of-way according to either the front yard setback for that zone, or coplanar with the front façade of the building behind it (if any) on an adjoining property, whichever is less.

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Retaining Walls

* If repointing is necessary, use a mortar mix that is similar to that used historically and apply it in a joint design that matches the original.

* Replace only those portions that are deteriorated beyond repair. Any replacement materials should match the original in color, texture, size and finish.

* Painting a historic masonry retaining wall, or covering it with stucco or other cementious coatings, is inappropriate.

* Increasing the height of a wall to create a privacy screen is inappropriate. If a fence is needed for security, consider using a wood or iron one similar to those seen historically that is mounted on top of the wall.

* The color and finish of the brick or stone, as well as its mortar style, are distinctive features that should appear in replacement walls.

* Materials for new retaining walls should be those used historically in the area for this purpose; i.e. stone and brick.

* In some cases, alternate materials, such as textured concrete block, may be appropriate when the material substantially resembles the materials used for this purpose historically.

* Installation of a retaining wall to facilitate a substantial change in the historic topography of a site is generally inappropriate.

Yard Designs

* The front yard should be predominantly lawn, with planting material.

* The use of paved surfaces should be minimized.

* Avoid planting climbing ivy on building walls

* Also avoid locating plant materials or trees too close to a building.

* Removal of mature trees is strongly discouraged.

* See General Standards for Tree Protection.

Parking Areas and Driveways

* Place parking in the rear when feasible. Locating to the side may also be appropriate.

* Locating parking in front of a building is inappropriate.

* Planting beds and hedges are preferred.

* Low masonry walls or fences that are in character with those seen historically may be considered.

* See the detailed landscape standards for parking lots in the parking sections in the Design Standards for the Mansion and Capitol Areas.

* Providing access from an alley is preferred, rather than creating a new curb cut.

* Use porous paving materials, such as grasscrete or consider using paving strips in order to reduce the amount of hard surface in the front yard.

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* Avoid removing siding that is in good condition or that can be repaired in place.

* Remove only siding which is deteriorated and must be replaced.

* Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved.

* Avoid rebuilding a major portion of exterior masonry walls that instead could be repaired. Reconstruction may result in a building which is no longer historic.

* Provide proper drainage and ventilation to minimize rot.

* Maintain protective coatings of paint to retard decay and ultraviolet damage.

* Caulk joints to prevent water intrusion.

* Always prepare a good substrate. Remove damaged or deteriorated paint only to the next intact layer, using the gentlest means possible, prior to painting.

* Use compatible paints. Some latex paints will not bond well to earlier oil-based paints without a primer coat.

* Masonry naturally has a water-protective layer, or patina, to protect it from the elements. Painting masonry walls can seal in moisture already in the masonry, thereby not allowing it to breathe and causing extensive damage over the years.

* Some of the earlier masonry buildings may be constructed of a very soft brick that lacks a water protective outer glaze. In these instances, painting the brick may be appropriate to provide protection. If permitted, the paint color must match that of the original brick.

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Repair of Materials

* Avoid the removal of damaged materials that can be repaired.

* Isolated areas of damage may be stabilized or fixed using consolidates. Epoxies and resins may be considered for wood repair, and special masonry repair components also may be used.

* Match the old mortar in strength, composition, color and texture.

* Avoid using mortar with a high Portland cement content, which will be substantially harder than the original.

* Match the original joints in width and profile.

* Perform a test patch to determine that the cleaning method will cause no damage to the material surface. Many procedures can actually have an unanticipated negative effect upon building materials and result in accelerated deterioration or a loss of character.

* Harsh cleaning methods, such as sandblasting, can damage the historic materials, changing their appearance. Such procedures are inappropriate.

* If cleaning is appropriate, a low pressure water wash is preferred.

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Replacement Materials

* If the original material was wood clapboard, for example, then the replacement material should be wood as well. It should match the original in size, the amount of exposed lap and in finish.

* If brick must be replaced, match the original in size, color and finish. Mortar joints for patched areas also should match those of the historic wall.

* Replace only the material that is required. If a few boards are damaged beyond repair, then only they should be replaced, not the entire wall.

* Modular materials should not be used as replacement materials. Synthetic stucco and panelized brick, for example, are inappropriate.

* Using concrete block as a substitute for brick at a foundation also is inappropriate.

Covering Materials

* Vinyl siding, aluminum siding and new stucco are inappropriate on historic buildings. Other imitation materials that are designed to look like wood or masonry siding, but that are fabricated from other materials, are also inappropriate.

* If a property already has a non-historic building material covering the original, it is not appropriate to add another layer of new material, which would further obscure the original.

* Once the non-historic siding is removed, repair the original, underlying material.

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* Features important to the character of a window include its frame, sash, muntins, mullions, glazing, sills, heads and jambs. Repair frames and sashes rather than replacing them, whenever conditions permit.

* Enclosing a historic window opening in a key character defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is a character-defining feature.

* Greater flexibility in installing new windows may be considered on rear walls.

* Reducing an original opening to accommodate a smaller window or increasing it to receive a larger one are inappropriate measures.

* Installing a "picture window" is inappropriate.

* Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of the structure.

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Replacement Windows

* If the original is double-hung, then the replacement window also should be double-hung or, at a minimum, appear to be so. Match the replacement also in the number and position of glass panes.

* Matching the original design is particularly important on key character-defining facades.

* Using the same material as the original is preferred, especially on character-defining facades. However, a substitute material may be considered if the appearance of the window components will match those of the original in dimension, profile and finish.

* The finish must appear similar to that of painted wood.

* Match, as closely as possible, the profile of the sash and its components to that of the original window.

Energy Conservation

* Install a storm window on the interior, when feasible. This will allow the character of the original window to be seen from the public way.

* . If a storm window is to be installed on the exterior, match the sash design of the original windows. A metal storm window may be appropriate if the frame matches the proportions and profiles of the original window. Match the color of the storm window sash with the color of the window frame; do not use a silvery metallic or reflective finish.

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Awnings and Shutters

* First, an awning must be compatible with the building period and style.

* Fabric or metal may be used, and it should appear similar in texture and finish to awning materials that were used historically. A matte finish is appropriate, whereas a glossy or reflective finish is inappropriate.

* Operable frames are preferred, although rigid frames may be considered.

* The shape of the awning should reflect that of the opening. An arch shape should be used on an arched window, for example.

* Internal illumination is inappropriate.

* Shutters, or blinds, are appropriate in limited circumstances and only on specific styles of architecture.

* Shutters that are operable are preferred. At a minimum, they must fit the size of the opening and appear as if they function.

Security Bars

* Designs should be simple in character.

* Locating security bars inside is preferred.

Maintenance for windows:

* Maintain a good coat of paint on all exposed surfaces to protect the original material.

* Replace old glazing compound to secure the glass and reduce air leaks.

* Install new weather-stripping to further reduce air leaks.

* These include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights.

* Avoid changing the position and function of original front doors and primary entrances.

* Also maintain the size and shape of original door openings.

* A wood framed screen door may be considered. Its design should be in character with the historic structure.

* Altering its size and shape is inappropriate.

Replacement Doors

* Use materials that appear similar to that of the original. Wood is preferred.

* A simple paneled door is appropriate for many building styles.

* A flush face door is generally inappropriate for a front door.

Energy Conservation

* Generally, wood storm doors are most appropriate.

* A metal storm door may be appropriate if it is simple in design and if the frame is anodized or painted so that raw metal is not visible.

* A storm door design should not obscure that of the main door behind it.

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* Maintain the basic porch structure as well as its distinctive trim features.

* Replace missing posts and railings when necessary. Match the original character of porch columns. The proportions and spacing of balusters also should match the original.

* Unless it was used historically on a structure, wrought iron is inappropriate. Metal pipe also is inappropriate for porch columns.

* Removing an original balustrade, for example, is inappropriate.

* Enclosing a porch destroys the openness and transparency of the porch and is inappropriate. This applies to front porches and to significant side porches that are visible from the street.

* Enclosing a porch with glass is also inappropriate.

* Enclosing a subordinate side porch or one in the rear may be considered, if the enclosure maintains the height and shape of the historic roof and if the size of the openings and materials match those of the main structure. The Capitol Zoning District Commission will consider such approaches on an individual basis.

* A porch screen may be considered if the screen material does not cover or alter character defining porch features and is a fine, dark, non-metallic finish.

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* Use materials similar to the original.

* The height of the railing and the spacing of balusters should appear similar to those used historically.

* Speculative construction of a porch is discouraged. Avoid applying decorative elements that are not known to have been used on such houses.

* If no evidence of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings in the neighborhood.

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* Maintain drainage off of the main roof of the house, as well as off the roof of the porch.

* Channel water away from the foundation of the porch.

* Maintain a good coat of paint on all exposed wood surfaces.

* Porches, turned columns, brackets and jigsaw ornaments are examples of architectural features which should be preserved.

* For example, details such as decorative millwork or shingles should not be added to buildings if they were not original features of the structure.

* Distinctive stylistic features and examples of skilled craftsmanship should be treated with sensitivity.

* The best preservation procedure is to maintain historic features from the outset so that intervention is not required.

* Employ treatments such as rust removal, caulking, limited paint removal and reapplication of paint.

* When choosing preservation treatments, use the gentlest means possible that will achieve the desired results.

* Maintain character-defining features. Repair only those features that are deteriorated. Finally, replace only those features that are beyond repair.

* Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using recognized preservation methods whenever possible.

* When disassembly of an historic feature is required in a restoration procedure, document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled materials in their original configuration.

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Replacement of Architectural Details

* Replace only those portions that are beyond repair.

* Use the same kind of material as the original.

* If substitute materials must be used, then they must convey the visual appearance of the original material in form and design.

* The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building's genuine heritage.

* Replacement details should match the original in scale, proportion, finish and appearance.

* This is appropriate when inadequate information exists to allow for an accurate reconstruction of missing features.

* The new element should relate to comparable features in general size, shape, scale and finish

* For primary residential structures, details may be adapted from similar houses within the neighborhood, when there is evidence that a similar element once existed. For example, where "scars" on the exterior siding suggest the location of decorative brackets but no photographs exist of their design, then designs for historic brackets on historic houses that are clearly similar in character may be used as a model.

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* Avoid altering the angle of a historic roof. Instead, maintain the perceived line and orientation of the roof as seen from the street.

* Also retain and repair roof detailing. For example, preserve and restore original built-in gutters where they exist.

* Shadows created by traditional overhangs contribute to one's perception of the building's historic scale and, therefore, these overhangs should be preserved. Cutting back roof rafters and soffits or in other ways altering the traditional roof overhang are inappropriate.

Roof Additions

* An addition should not interrupt the original ridgeline.

* See also the Standards for Building Additions in this article.

* Skylights or solar panels should be installed in a manner that will not interrupt the plane of the historic roof Such features should be placed below the ridgeline.

* Flat skylights or solar panels that are flush with the roof plane may be considered on the rear and sides of the roof

* Locating a skylight or a solar panel on a roof plane facing a public street should be avoided. If a solar panel must be located on a roof plane facing a street, it should be designed to minimize glare and reflectivity. The Capitol Zoning District Commission will consider such requests on an individual basis.

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Materials

When planning a reroofing project, pay special attention to neighboring structures, which can provide insight into the types of roofing materials that are appropriate for the neighborhood. In general, new roofing materials should be chosen based on their compatibility with the district, as well as their overall performance.

* Avoid removing historic roofing material that is in good condition.

* Specialty materials, such as tile or slate, should be replaced in kind.

* For example, special decorative patterns, trim elements and finishes should be preserved.

* When replacement is necessary, use materials that are similar to the original in both style as well as physical qualities and use a color that is similar to that seen historically.

* Composite shingles are appropriate for most building types in the Mansion Area.

* Roof materials should be earth tones and have a matte, non-reflective finish.

* When choosing a roof replacement material, the architectural style of the structure should be considered.

* For example, adding a widow's walk (an ornate railing around the roof ridge) on a house where there is no evidence that one existed creates a false impression of the home's original appearance and is inappropriate.

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* Maintain gutters and downspouts in good condition.

* Keep gutters and downspouts free from debris to ensure proper drainage.

* Patch holes in gutters and downspouts to keep water from seeping onto walls and foundations.

* Install gutters in a manner that is not detrimental to historic building materials.

* An example of such an addition may be a summer kitchen that was attached to the primary building early in its history. Such an addition is usually similar in character to the original building in terms of materials, finishes and design.

* For example, a sun porch recently may have been added and has not achieved historic significance.

New Additions

* A new addition that creates an appearance inconsistent with the historic character of the building is inappropriate.

* An addition that seeks to imply an earlier period than that of the building also is inappropriate. An addition that seeks to imply an inaccurate variation on the historic style should be avoided.

* An addition that covers historically significant features is inappropriate as well.

* An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features.

* A change in setbacks of the addition from the historic building, a subtle change in material, or a differentiation between historic and more current styles are all techniques that may be considered to help define a change from old to new construction.

* Appropriate primary building materials include wood, brick and stone.

* Foundations also were typically constructed of brick. Using brick or stone, similar to that employed historically, is preferred.

* See also the discussion of specific building types and styles in Appendix C.

* Place an addition at the rear of a building or set it back from the primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet is recommended. This will allow the original proportions and character to remain prominent.

* Keep the addition visually subordinate to the historic building.

* If it is necessary to design an addition that is taller than the historic building, set it back substantially from significant facades and use a "connector" to link it.

* Locating an addition at the front of a structure is inappropriate.

* Typically, gable, hip and shed roofs are appropriate.

* Flat roofs are generally inappropriate.

Rooftop Additions

* An addition should not overhang the lower floors of the historic building in the front or on the side.

* This will help preserve the original profile of the historically significant building as seen from the street.

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* If the roof of the historic building is symmetrically proportioned, the roof of the addition should be similar.

* Eave lines on the addition should be similar to those of the historic building or structure.

* Dormers should be subordinate to the overall roof mass and should be in scale with historic ones on similar historic structures.

Deck and Pool Additions

* Decks should be subordinate in terms of scale and detailing.

* Locate decks and swimming pools behind the primary structure so they are not visible from the street.

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* When treating a historic secondary building, respect its character-defining features such as primary materials, roof materials, roof form, historic windows, historic doors and architectural details.

* Avoid moving a historic secondary structure from its original location.

* If the secondary structure does not date from the period of significance, then its preservation is optional.

* The building should be subordinate in scale to the primary structure.

* It should be located to the side or rear of the primary structure.

* See also the standards for new construction and for site design

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Design for alterations and additions to existing properties should not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material. Such design should be compatible with the size, scale, color, material and character of the property, neighborhood and environment.

Within the immediate Capitol campus and interface areas, it is likely that development will continue to respond to state government services needs. The provision of facilities and capital improvements within the Capitol Area will continue under the direction of the Capitol Zoning District Commission (CZDC), including the adopted recommendations within this plan.

The emerging land use and development pattern of areas immediately adjacent to the Capitol, however, will continue to respond to broader market trends and not necessarily guarantee such a predictable outcome of events. Portions of the area reflect an earlier period of development, some predating the building of the Capitol itself. Much of the area includes smaller lots and parcels for residential development. A transitional character with larger commercial buildings mixed with small residential buildings has resulted in much of this area. Along Capitol Avenue, the intended commercial land use pattern has never fully emerged as the density remains low. Large surface parking areas imply that market demand in this area has not been realized as of yet.

The area should develop as a "mixed use village," in which a combination of professional offices, public and private institutions, service business and dining join with residential uses to form an active neighborhood. A framework of trails, walkways, plazas and open spaces should help to link the neighborhood and to provide accent to its character.

This development should occur in a manner that reinforces the vision for the different character areas defining in the zoning districts. For example, in Zoning District B, the historic residential character is to be respected, even as new development is encouraged. By doing so, the neighborhood at large will develop with a series of subareas that each hold distinct identity while also working together in a broader urban design framework as an important part of the city. It is particularly important to note that this development will also enrich the Capitol Complex itself. It will provide a context that is inviting for employees and elected officials and that enhances the quality of the business day for them.

Recommendations:

The map in Section 5-401 (B) illustrates the topography of the area. The hilly terrain that dominates the Capitol Area contributes to its distinct character and also offers opportunities for creative development. The most prominent prospect is, of course, the Capitol itself. The height of its topography contributes to the monumental scale of the building and provides views from the Capitol to a variety of landmarks, including the river, downtown and Union Station.

Aside from Capitol Hill itself, the land is highest in the southeastern corner, along the edge of I-630 highway eastward into the downtown. This provides easy views from the heart of the commercial district to the Capitol, as well as from the freeway. The land then rolls gently through the central portion of the area, along Capitol Avenue and 4th Street. It falls to the north into the bottom lands along the railroad. Buildings that are located in these lower areas tend to appear relatively low in scale, with respect to the Capitol, and they are less likely to impede views of the Capitol dome.

Because the topography influences view opportunities where the land is relatively flat, views across the area to the Capitol may be affected. In contrast, where the land drops substantially below the base of the Capitol, it is possible to construct buildings that are taller than three stories and still maintain views. For this reason, it is important to take topography into consideration when designing a building in the area.

Recommendation: Appropriate building heights should be determined, in part, by the topography of the site. The design standards should reflect this consideration.

The footprints of buildings that existed in the area, as of July 1998, are shown on the map in Section 5-401(C). Each of the buildings is shaded, while surface features, such as parking lots and street curbs, are shown in outline. The map demonstrates the relatively low density of development, in terms of the amount of land area that is occupied with buildings. Many buildings stand isolated, surrounded with streets and parking. This, to some extent, translates into the character of the street experience for pedestrians, in which large expanses of unattractive pavement discourage walking and thereby limit business opportunities.

The figure-ground analysis also suggests the locations of those areas that retain some of their historic residential character. For example, a block of buildings along Pulaski Street, between 3rd and 4th Streets reflects the scale of early houses that were once more extensive in their reach.

This map documents key view corridors as well, both to and from the Capitol. Key views to the Capitol lie along Capitol Avenue, from the downtown and from Cantrell Road. Views of the Capitol from Interstate I-630 are also noteworthy.

Three types of view experiences should be considered:

Recommendations:

A special goal within the Capitol Area is to maintain and enhance views to the Capitol dome. In general, building scale should remain relatively low in order to assure that these are maintained. However, occasions do exist where taller buildings could be constructed and views still be maintained. These should be considered on a case by case basis through a special height review process.

Criteria for additional height are included in the Capitol Area Design Standards. In general, consideration should be given to the type of view that is to be established or maintained. In addition, the character of the height of the building as it would be perceived on downhill sides, where dimensions would appear to be taller, should be considered.

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Figure 4. A special goal within the Capitol Area is to maintain and enhance views to the Capitol dome.

The Capitol building stands as the most noteworthy historic landmark in the area. Union Station is also an important edifice as is the old station hotel. Preservation of these landmarks should remain a high priority. Furthermore, development around these resources should occur in a manner that is compatible with them.

In addition, a scattering of vintage residential structures survives. In some cases, these stand in groups where they establish a modest historical context, whereas in others these resources stand as individual properties that suggest the early character of the area.

These historic resources enrich the area and contribute to its distinct character. Preservation of these properties is, therefore, a priority. Demolition of these structures should be avoided whenever feasible and their reuse should be encouraged. New development near these resources should also occur in a manner that will be compatible with them.

Recommendations:

Capitol Avenue should be the State's principal ceremonial street, dominated by the terminus at the State Capitol. This spine links the State Capitol with downtown Little Rock. This area has been seen as an infill area for governmental offices, commercial uses, professional offices and support businesses for the area, with a character of buildings that front onto streets similar to a boulevard. To date, the area has not realized its potential. Many buildings remain isolated and fail to contribute to a sense of being a major public corridor. To some extent, it appears as a low density office park without a distinct image.

Recommendations:

The areas protected by this zone retain the greatest number of historic residential buildings which still reflect the early development pattern of the Capitol Area. Gable roofs, small rectangular building forms, front lawns and site retaining walls are among the special features that contribute to the scale of these small neighborhoods.

Recommendations:

This area, sometimes designated as "Northgate," includes buildings and lands around the historic Union Station.

Recommendations:

This small zone is located at the southwest corner of the Capitol Area and contains a collection of warehouses and maintenance shops. It lies below the Interstate at the lower end of the Capitol campus. Motorists approaching downtown from the west look across these lands to the Capitol dome. It is zoned for industrial uses, in part because it is relatively remote and access is limited. While it is not a key area in terms of planning for the character of the foreground of the Capitol, it is important that its development within this area be managed such that it does not impede views to the Capitol.

Recommendation: Maintain the low scale of development in the area. Protect views of the Capitol by keeping building heights relatively low.

This area includes the State Capitol and the campus of open spaces and government buildings immediately adjacent to it. As well as being the focal point of the Capitol Area, it defines the Area's western edge. Within this campus, large institutional buildings are sited on individual, freestanding parcels. Parking is located in a network of surface lots that serve several buildings nearby. Architecturally, building styles are eclectic, although a general palette of grey stone and concrete provide a certain sense of visual continuity. Comprised entirely of state-owned property, the Capitol complex is exempt from the Capitol Zoning District Commission's jurisdiction. (Land owning state agencies are subject to a separate design review process administered by the Division of Building Authority.)

Recommendations:

The character of the design of streets in the Capitol Area should be considered as a system. In time, streets should develop to reflect the character described:

Another key component of the Framework Master Plan is the creation of and enhancement of gateways into the Capitol Area that notify motorists, bicyclists and pedestrians that they are entering a special district. Because there are a limited number of entries into the area from both the west and south, these gateways become even more important. Gateways into the Capitol Area are located at Woodlane Street and west 7th Street, the 3rd Street bridge across the Missouri Pacific Railroad and Cross Street at Capitol, West 3rd Street and West Markham.

Recommendations:

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Figure 10. Overhead view of possible gateway near Third Street viaduct

A special gateway opportunity exists at the Third Street "Bridge". Because the road is elevated at this point, motorists and pedestrians have a particularly dramatic view of the Capitol building. In this concept, an overlook area is created by extending the walkway. Street furniture elements, including benches, lights and planters, would be included.

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Figure 11. Gateway elements combined in this conceptual sketch at the Third Street Bridge include monumental planters, lighting and flagpoles.

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Figure 12. Streetscape design includes the introduction of street trees, furniture such as benches and waste receptacles and construction of planting areas, all coordinated to establish a distinct identity for the area.

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One of the key elements in the definition of character areas is quality and organization of parks and open space. Similar to the discussion of the character areas is the need to define the contribution of these public features to an area.

The area immediately around the Capitol and to the south and west has a character similar to many other state capitol areas. With the Capitol as the landmark or anchor structure, other significant public buildings are placed upon this established green. This "campus" character, provides a series of parks and open spaces with less formal connections between the buildings.

The areas east of the Capitol and south of Capitol Avenue reflect a lower to medium density urban grid character. To the north and northeast, more traditional blocks with buildings facing directly onto streets is an extension of a grid which extends into the downtown area. With the exception of the Capitol campus, there is no public open space within the Capitol Area neighborhood.

Recommendations:

Throughout the Capitol Area, many opportunities exist to install memorials. These may take the forms of commemorative plaques, monuments and works of art. Where feasible, these should be installed in small plazas that can be created as parts of individual site landscape designs. In this concept, standard street furniture elements, including lights and benches, frame a focal point which is the site for the installation of a memorial. Low scale plantings frame the site.

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Figure 14. Prototype Plaza Design For a Memorial Installation.

Decorative paving designs should be installed at the centers of the roadway intersections along Capitol Avenue. These designs should reinforce design themes established on the Capitol grounds. This concept interprets the design for a tiered fountain, adopted for installation at the entrance to the Capitol itself.

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Figure 15. A Prototype for Decorative Street Designs at Key Intersections

The City of Little Rock has adopted a design vocabulary of streetscape furniture for Capitol Avenue. This includes decorative streetlights, paving, benches and waste receptacles. That vocabulary should be extended into the Capitol Zoning District Area. In general, these streetscape elements should be installed in a manner similar to that used along the eastern portions of Capitol Avenue. However, it is important that these furnishings be organized into groupings, when feasible, that will help to establish a "critical mass" of street furniture elements, to maximize their visual impacts. This is particularly important to do in the blocks closest to the Capitol building.

Figure 16 illustrates a framework structure that could be used to help organize these and additional street furnishings in a manner that will maximize their impacts:

In this approach to plaza designs at the intersection of Woodlane and Capitol Avenue, a "conservative" scheme is used. A plaza would be installed at the northeast and southeast corners which would reflect the axis of the Capitol building. A smaller building, perhaps a transit facility, would be located along Woodlane. Two smaller structures with visitor information services would be installed at the southeast corners. These would reflect the monumental planter designs proposed for the base of the steps of the Capitol grounds themselves. This would visually link the plaza to the Capitol grounds.

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Figure 17.

In this conceptual sketch, the transition between the downtown street grid and the orientation of the Capitol building is accommodated, primarily, in a corner plaza designed for the northeast corner of the intersection of Woodlane and Capitol Avenue. A key feature is a traffic oval which causes automobiles to circulate around a central landscape element that would be positioned on axis with the Capitol building. This, visually, shifts the focus of the intersection for the "askewed" angle of the streets themselves. The central axis of the Capitol entrance would extend east across Woodlane to a focal point at the center of the plaza, on the northeast corner. An office building would occupy the remainder of the site. The facades of the south and west elevations would be angled to reflect the two differing street grids.

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Figure 18.

In this concept, plazas on the east side of Woodlane are aligned to reflect the orientation of the front of the Capitol building. A focal point is created, in the plaza, on the north edge of Capitol Avenue that aligns with the central axis of the Capitol building. Ceremonial steps on the western edge of Woodlane would establish a transition for crosswalks that would connect to the east side of the street. An office building with parking structure included would occupy the bulk of the site at the northeast corner of Capitol and Woodlane.

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Figure 19.

The map in Section 5-401 (B) combines circulation patterns for automobiles, pedestrians and public transit vehicles. Key pedestrian routes lie along Third Street, Seventh Street, Capitol Avenue and Victory Street, as well as Woodlane. A portion of 4th Street just north of the Capitol is also a key pedestrian connection between the Capitol campus and the commercial blocks of the Capitol Area, however it is active with automobile traffic and crossing points are difficult for pedestrians. Numerous curb cuts for on-site parking lots also discourage pedestrian activity.

Portions of a recreational trail exist along the railroad edge and other planning efforts suggest the potential to extend this system. This may provide connections to other nearby amenities for pedestrians and bicyclists. In terms of automobile circulation, vehicles travel relatively unimpeded throughout the area, although awkward intersections at Union Station and just north of the Capitol do limit movement to some extent. All streets provide two-way travel, except that 4th and 6th Streets serve as a one-way couplet.

A major entry point into the area is at the intersection of Interstate I-630 and Woodlane. From this point, state employees turn west into the Capitol campus. Others filter through various streets to a variety of destinations in the neighborhood. Another key entry point is at the intersection of Cross and Cantrell Road. Yet another entry point that is increasing in importance is the intersection of Markham and Cross. These provide opportunities to establish an identity for the area through streetscape design improvements.

Third Street serves as a major route linking the Hillcrest neighborhood to the west with downtown Little Rock. It therefore offers opportunities for uses that would benefit from such an exposure. A string of key intersections lies along Victory Street. These are symbolic entry points into the core of the area and serves as key decision-making places, where motorists must make turning movement decisions. These also provide opportunities for special streetscape design treatments.

Recommendations:

Because of its location along the I-630 corridor and the Missouri Pacific Railroad, the Capitol Area has few vehicle, pedestrian, transit and bicycle connections with areas of the city to the north, south and west. There are some significant traffic circulation problems that will require attention. The transition from 4th Street/ Woodlane/High Street is awkward and intimidating to the pedestrian. State employees often take the "back door" route to and from work on 2nd Street (under 3rd Street) along the railroad tracks, north on Victory and east on Markham. The intersection of Markham and Victory is awkward with access to the Union Station parking lot and the parallel street directly south of it.

Recommendations:

Opportunities exist to establish a special scenic overlook and trailhead at the northern end of Martin Luther King Jr. Drive. A plaza could be constructed here that would provide new opportunities overlooking the lands beyond the Missouri Pacific railroad line, as well as a dramatic view southward along MLK Jr. Drive to the front of the Capitol building. Views of the Union Station area would also be available here. Special streetscape improvements should be considered along MLK Jr. Drive to encourage walking from the Capitol complex down to the Union Station area and to this viewpoint. Therefore, streetscape improvements along this route should be a high priority. In addition, the intersection of MLK Jr. Drive with Third Street should be emphasized as a special intersection. Opportunities to extend the boulevard image that exists south of Third Street should be explored so that this same image could be extended to the north. The plaza should include connections to the potential regional trail along the Missouri Pacific railroad line and it is an ideal site for a memorial or public art installation.

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Figure 20. Potential Martin Luther King Jr. Drive improvements include establishing an overlook at the north end of the street, connections to existing trail system and memorial opportunities.

There are limited transit opportunities in the Capitol Area. The existing predominance of parking lots is indicative of a heavy dependence on the automobile. The CATA does run three routes through the Capitol Area, but utilization rates are low.

Recommendations:

The State employee base within the Capitol Area requires a sizable parking reservoir and visual impacts of parking within this area are significant. As an example, buildings have been removed for surface lots and automobiles can be observed parked in front yard setbacks. The introduction of diagonal parking in the front yard of the Capitol Building along Woodlane is another indication of the severity of the problem. Given the impacts of parking within this area, it is important to develop a strategy for both easy access and predictable parking opportunities.

Recommendations:

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The Commission holds these planning and design goals for the Mansion Area:

The Mansion Area has experienced substantial rehabilitation in the past forty years.

Building Conditions Surveys

In December 1977, the CZDC promulgated its Zoning Regulations and initiated the activity of issuing zoning and design review permits to property owners wishing to rehabilitate or renovate their properties. Between December 1977 and late summer 1978, the Commission awarded permits for the renovation of approximately 23 residential properties. This level of activity represented only 5% of the residential structures in the Mansion Area, but the important factor was that the procedures had been established, the regulations put into place and the promise for high quality residential rehabilitation had been introduced.

In a survey of Structural Conditions conducted by the Little Rock Comprehensive Planning Department in the late summer of 1978, approximately 350 out of a total of 686 residential structures in the Mansion Area (51%) were in need of rehabilitation and renovation to return them to a structurally standard condition. Out of the 350, 115 of these structures were categorized as dilapidated, substandard or requiring major repair.

Today, those numbers are quite different. A recent mapping effort by the City of building code violations indicates that fewer than a dozen buildings in the area have been reported to be in substandard condition. This success is in part a result of the protections of the design review system.

Historic Significance Surveys

After the preparation of the initial Master Development Plan in 1977, the Quapaw Quarter Association conducted a survey of buildings for historic significance. This survey was designed to identify those structures that were significant either from a historic standpoint or for architectural design. However, in order to be listed as significant, the key character defining features had to be visible; if they were obscured with a non-historic siding material, for example, the property was not rated as significant, even though the structure itself may date from the neighborhood's historic period of significance. Because of this approach, many older buildings in the Mansion Area were rated as having no significance because they had lost their integrity as historic resources.

For those properties listed as significant (only 40%), design alterations were subject to review and proposed demolition could be delayed for 90 days. Many older buildings that did not appear historic were not subject to these provisions, and several were lost to demolition. This approach to survey ratings reflected national standards at the time. Today, however, preservationists recognize that, in many cases, buildings that are altered may be some of the best candidates for restoration. For this reason, current survey methodologies encourage considering the potential of such properties to be restored to their historic appearance.

In spite of the loss of some historic structures, the design review system administered by the CZDC has provided a sheltered climate for investment in the Mansion Area and many structures have been restored. Because rehabilitation is so prevalent, many buildings that were once rated as having no significance should now be considered historically significant.

In 1998, the CZDC commissioned a resurvey of the neighborhood to identify historic resources. All buildings in the neighborhood were to be researched, and individual property forms were to be produced, which included a description of the property, documentation of its construction history and an evaluation of significance. This survey shows a substantial increase in historically significant structures over the earlier percentage. Clearly, the Commission's oversight of their regulations has gone a long way toward preserving the historic qualities of the neighborhood. The combined tools of demolition protection and design review have served to achieve the overall objective of preserving and enhancing the neighborhood's residential character and therefore in protecting the environs of the Governor's Mansion, as the original legislation intended. (In 2001 the General Assembly expanded the Mansion Area's boundaries to the south and west. Another architectural survey, conducted in 2006-2007, was conducted by the City of Little Rock, on behalf of the CZDC, to catalogue properties in this expanded area.)

Recommendations:

In 1975, a series of blocks lying along the northern edge of the neighborhood were not included in the boundary of the jurisdiction of the Capitol Zoning District Commission. This area is bounded by 13th Street on the south and Interstate 630 on the north; the half block west of Gaines Street is the western boundary and Cumberland is the eastern limit. This area contains a wide variety of building types and uses from single family residential to warehouse to the Mount Holly Cemetery, with a scattering of vacant sites and parking lots. Investment has not been as intense here as in the Mansion Area itself and some developments have occurred that would be considered incompatible with the revitalization trends to its southern edge.

In the blocks between the Mansion Area and I-630 a collection of eclectic buildings and uses, including new and historic, occupied and abandoned single family homes, multifamily apartment buildings, churches, a car wash, a copy center, warehouses and a recently revitalized neighborhood shopping center.

The area was zoned GB (General Business) and HR (High-density Residential) by the City of Little Rock. These designations reflect redevelopment policies of the 1970s associated with the interstate highway construction that envisioned a high density corridor developing along I-630. However, this is an important "front door" to the neighborhood as one approaches from the north, and in particular establishes the first image of entering the sphere of influence of the Governor's Mansion. (In the early 2000's, these blocks, along with much of downtown Little Rock was rezoned UU - Urban Use).

It is important that regulations in this area be applied in a manner that will assure development to be compatible with the character of the Mansion Area and that will help attract appropriate investment into the area. Therefore, it is recommended the Mansion Area boundary be extended to include these lands, which are to be zoned "N" (see the map in Section).

In 2001 the General Assembly authorized the Commission to expand the Mansion Area's boundaries to include these blocks. In 2011, the Mansion Area Advisory Committee voted to recommend the Commission expand the boundaries of the Mansion Area to the full extent authorized by the 2001 legislation.

In public workshops held in 1998, residents also indicated interest in expanding the boundaries of the CZDC's Mansion Area to the south, west and east to include additional residential areas. Houses here are relatively similar in character to the Mansion Area, but generally reflect a smaller scale and more modest style of building.

These areas have not enjoyed the intensive level of investment that has occurred within the Mansion Area itself. In part, this may be a result of a lack of design review and demolition protection programs. However, it is important to recognize that the Capitol Zoning District Commission has a very specific focus: To protect and enhance the environs around the Governor's Mansion. With this in mind, it is difficult to rationalize extension of the boundaries of state-administered zoning, even though the goal of promoting preservation in these outlying areas is meritorious. A more appropriate tool would be to apply comparable neighborhood protection programs through the jurisdiction of the City of Little Rock.

A variety of tools may be considered for a city program. These include the use of a zoning overlay that would employ architectural design standards and review of demolition. Similar protections also could be accomplished through a conservation district system, which is similar to a historic district designation but generally provides more flexibility in design review. State enabling legislation would be necessary to implement a conservation district program, but it would be a worthwhile effort because it could have applications elsewhere in the state as well.

At present, a planning effort for the core area neighborhoods is in the works and preliminary recommendations call for some form of design review in those outlying areas. This may provide a more comprehensive approach to addressing preservation objectives in a broader segment of these older neighborhoods within the city. The Commission should seek methods of cooperating with the City of Little Rock to encourage such approaches.

In 2001 the General Assembly expanded the Mansion Area's southern boundary from 23rd Street to Roosevelt Road, and its western boundary, south of Charles Bussey, from State to Chester. The Assembly also authorized the Commission to further expand the Mansion Area's boundaries to include additional areas to the north, east and west. In 2011, the Mansion Area Advisory Committee voted to recommend the Commission expand the boundaries of the Mansion Area to the full extent authorized by the 2001 legislation.

This subsection addresses policies for the underlying land uses permitted in the Mansion Area. Three zoning categories are applied. These include zoning for single family residential and commercial uses in a variety of design conditions.

In the Mansion Area, streets and sidewalks form the bulk of the public spaces. Sidewalk designs generally consist of concrete paving, frequently separated from the curb with a planting strip. In addition, a variety of parks and open spaces exist. Mount Holly Cemetery defines the northwest corner of the neighborhood with a green space and provides passive open space opportunities for the neighborhood. Formal public parks lie just north of the interstate highway.

Because the bulk of the public spaces are in the right of way, they are under the jurisdiction of the City of Little Rock. Therefore, most streetscape improvements occur through special assessment programs established by business or property owners. In this case, the Commission's role is a supportive one, in which it should cooperate with city agencies to encourage improvement programs that would enhance the streetscape.

The Capitol Area Master Plan recognizes a series of neighborhoods, which should each develop with their own individual identities. These distinct characteristics of individual neighborhoods should be reinforced:

The Capitol Area Master Plan also describes several types of street corridors. In addition to the overall design goals for the Capitol Area and the character of each neighborhood zone, proposal for new development should also consider the character of the street on which they are located.

* In general, the front of a building should be parallel with the street.

* An exception exists at the intersection of Capitol and Woodlane Avenues, where two different street grids intersect. This variation may be reflected in building alignments.

* A building in Zone A shall have a zero setback for a minimum of 75% of its facade along the sidewalk edge. Exceptions may be granted only by the CZDC for those conditions where the predominant character of adjacent properties reflects a setback from the sidewalk. In those conditions, the setback from the sidewalk cannot exceed 25'.

* If a portion of the building wall is to be set back from the sidewalk such as to create a courtyard or arcade, continue to define the sidewalk line with planters, columns, railings or similar features.

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* A building with a commercial use at the street level should have a minimum of 50% of its facade at the sidewalk edge. If a portion of the building wall is to be set back from the sidewalk such as to create a courtyard or arcade, continue to define the sidewalk line with planters, columns, railings or similar features.

* A building with a residential use at the street level may be set back a maximum of 25 feet from the sidewalk edge. The front setback area should be landscaped.

* Access to parking facilities should be provided from an alley when feasible. (See the standards for parking.)

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* Variety in building setbacks is appropriate.

* A building may be set back a maximum of 25 feet from the sidewalk edge. The front setback area should be landscaped.

* Access to parking facilities should be provided from an alley when feasible. (See the standards for parking.)

View Corridors

A key consideration in the Capitol Area is planning to maintain special views. The primary view objective is to provide dramatic views to the Capitol Building from key points in all directions. In most cases, this can be achieved by keeping an open view shed throughout the area. Keeping the height of buildings below that of the main level of the Capitol Building is the established policy for doing so. In some cases, however, it is more desirable to frame the view by enclosing a view corridor with buildings, and then providing points at which the view may open out to reveal the Capitol. This is the concept for framing views along Capitol Avenue.

In addition to view consideration to the Capitol, it is also desirable to establish selected view corridors from the Capitol to other features. For example, providing a view corridor from the northern Capitol circle to the bottom lands to the north should be an objective. Views to other landmarks also should be considered. Creating a view corridor to Union Station, for example, is desirable.

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* In many cases, building fronts should align along street edges to frame views, and then provide outdoor areas, such as plazas, to "open up" the view. This will create variety in the view experience.

* In other situations, buildings should be set back from the front property line to provide uninterrupted views.

* Also consider the height of buildings. Building heights should generally remain low. See the Capitol Area Master Plan.

* Major Streets include Capitol Avenue, Interstate 630, Cantrell Road and Markham Street.

* View corridors from Union Station to the Capitol are also important.

* This is particularly important along Capitol Avenue.

* Provide views to Union Station, for example.

Plazas and courtyards

The development of plazas and courtyards should be encouraged in order to enhance the street scene as a place for pedestrians. These should be easily accessible and comfortable to use for substantial parts of the year.

* View corridors to the Capitol and Union Station are particularly appropriate locations.

* Use designs that will drain water and that will not collect debris.

* Position seating so it can be buffered from extreme winds.

* Provide for shade in hot months and for sun in winter months. Shading devices may be integrated elements of the architecture, or they may be moveable features such as awnings or umbrellas.

* Consider connections to restaurants or outdoor dining areas and to shop or office entrances, especially where the space can be used for product display.

* Use buildings, planters, low walls or railings to define and enclose seating areas.

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Drop-Off Areas

Passenger drop-off areas should be considered and should be designed to provide safe, convenient use. This applies particularly to higher density developments along Capitol Avenue, where parking lots and structures are to be located to the rear of buildings.

* Provide a separation between a driveway curb cut and a drop-off area to minimize circulation conflicts.

* Provide a clear separation of vehicular traffic between drop-off zones and access to either a parking lot or parking structure.

* Use a textured paving material that is distinguishable from the travel lane at the drop-off.

* Consider using signs to indicate "drop-off zone" or "passenger loading only".

Pedestrian Connections Through Parking Lots

Walkways that lead pedestrians from parking to building entrances should be planned such that they minimize crossing conflicts with cars and facilitate easy movement. The pedestrian should feel comfortable and in a clearly defined "territory." This should include a variety of grade separations or other vertical features, such as bollards, lights and trees, which distinguish the pedestrian way from the drive lanes and parking stalls. Also, clearly defined entry ways should be included.

* Pedestrians should not be required to cross service drives or areas to gain access to major entrances from principal parking lots.

* Where major pedestrian routes within the parking lot will cross roadways and drives, use textures or colored paving that is distinguishable from the road surface to define these pedestrian routes.

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Service Entrances and Loading Areas

Service areas should be visually unobtrusive and should be integrated with the design for the site and the building.

* Coordinate the location of service areas with adjacent developments, so that shared service drives may be feasible.

* Avoid placing service areas where they will be visible from adjacent buildings or where they will impact designated view corridors.

The development of the first floor street level as an area that is interesting to the pedestrian is a primary objective throughout the Capitol Area.

* For buildings located on Capitol Avenue, a minimum of 65% of the linear dimension of the first floor street wall should contain display windows.

* For buildings located on other streets a minimum of 55% of the first floor street wall should contain the following: display windows or outdoor dining places, wall murals or sculpture. Other alternatives include display cases or decorative architectural screens and plant materials.

* Avoid designs that require patrons to enter the internal lobby of a building in order to enter a shop.

* Use awnings or consider arcades with storefront glass recessed.

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* Compositions that emphasize floor lines or that express rhythms and patterns of windows, columns, and other architectural features are encouraged.

* Where feasible, reinforce the general alignment of building heights.

* Express the position of each floor with horizontal elements.

* When feasible, align first floor window heights with others in the block.

Exterior Expression of Floors

The exterior wall design should help pedestrians establish a sense of scale with relation to each building. In the interest of the CZDC's goal of creating a campus-like environment, efforts should be made to prevent the larger buildings from dwarfing the pedestrian. Articulating the number of floors in a building can help to establish a building's scale, for example.

* Use belt courses or other horizontal trim bands, of contrasting color and materials to define floor lines.

* Also consider articulating structural elements, or changing materials as methods of defining floors.

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Horizontal alignment of facade components

Horizontal alignment of architectural features can occur among building fronts in the form of cornices, window sills, and moldings. These lines can enhance the visual continuity of the street, which is to be encouraged.

* This is particularly relevant along commercial corridors.

* Facades should be articulated to repeat the standard heights of building components, such as floor levels and cornices.

Distinction Between Upper and Lower Floors

Typically, the first floor of commercial buildings is predominantly transparent with a large proportion of void to solid. This distinction helps to define the first floor as more open to the public in general. The line established by uniform storefront heights also helps to establish a sense of scale for pedestrians.

* Develop the first floor as primarily transparent.

* On upper floors, consider using windows or other architectural features that will reinforce the typical rhythm of upper story windows found on traditional commercial buildings.

Building Height

A primary concern is that a new building or major additions to an existing building be designed to maintain views of the Capitol building and dome. This particularly includes considerations of placement and also height of any new construction. Allowable building height is limited to 45 feet with a maximum of three stories in the Capitol Zoning District. Upon a Height Review and subsequent approval by the CZDC, additional height of up to 30 feet, but under no circumstances exceeding 75 feet total with a maximum of five stories, can be allowed. The definitions for allowable height and allowances for additional height are included in the General Standards. The criteria by which the CZDC will review a proposal for conformance with these standards follow.

A building fronting Capitol Avenue in Zone A or located in Zone C may exceed this limit if the following conditions are met:

* In Zone C, if the property slopes greater than 10% and no more than five stories are above grade at either end of the site.

* The building will appear compatible height with other buildings in the block.

* Residential uses will be incorporated into any additional height which exceeds the allowable limits within Union Station Neighborhood, Zone C.

* For a building fronting Capitol Avenue, the portion of the façade exceeding three stories or 45 feet must be set back from the Capitol Avenue right-of-way by at least 50 feet.

* Standards for views listed below are met.

* If a structure would be markedly taller than adjacent buildings, step down the height to establish a transition in scale with the adjacent structure.

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* For large projects that occupy several lots, variation of building height within the project is encouraged.

* For smaller projects, consider variation of the overall height in relation to its neighbor.

Careful consideration regarding the placement of new buildings and major additions to existing buildings should be given particularly upon their impacts to existing views. Three types of views should be considered:

* View Corridors; such as those along Capitol Avenue, should be maintained and frame views as possible.

* Panoramic Views; views from areas such as the I-630 corridor and the western approach from W. 3rd St. should be maintained.

* Vistas; from areas such as the Capitol steps, should be maintained.

Building Materials

Although variety in building styles is anticipated, visual continuity among major building materials is desired throughout the Capitol Area. Materials should be similar in appearance to those that are prevalent on the Capitol campus and with those that were seen historically in the neighborhood. Materials that convey a regional identity are particularly encouraged. Alternative materials that achieve a similar appearance may be considered.

* Brick, stone and concrete are appropriate.

* Stucco should only be used as a secondary material.

* Avoid the excessive use of many different façade materials.

* Limit reflective glass to an outside daylight reflective factor of 30% or less. Mirror glass is not allowed except in very limited applications.

* When allowed, limit reflective glass to no more than 15 % of the total surface area of the building.

Scale of Building Materials

Perceiving the scale of the building is important in terms of the pedestrian's ability to relate comfortably to buildings, and to relate to walking distances between buildings, amenities, and parking lots. Building materials that are manufactured in units measurable in human proportions should be used because they help people to interpret the size of a building. Brick, tile, and stone are examples.

* This helps to establish a sense of scale.

* Brick and stone are preferred.

* Cast or scored concrete that conveys a sense of proportion similar in scale to traditional materials also may be appropriate.

* Expanses of large featureless surfaces are inappropriate.

* In general, large metal, glass or plastic panels or other non-modular materials used in curtain wall construction are inappropriate unless other architectural features can adequately provide a sense of scale.

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Use of Traditional Facade Components

The repetition of traditional facade components creates patterns and alignments that visually link buildings within a block, while allowing individual identity of each building. These elements are familiar to the pedestrian and help establish a sense of scale. The use of traditional facade components is therefore encouraged, with the understanding that these elements may be reinterpreted in a variety of creative ways.

* Consider the following elements:

-Parapet cap or cornice

-Awning or canopy

-Transom above display window

-First floor display window to expose the activity within

-Recessed entry

Building Form

* In Zone B, buildings with sloping roofs that reflect the residential tradition are also appropriate.

Relation of Building Exterior to Pedestrians

Facades with a high level of visual interest both at auto and pedestrian viewpoints, are encouraged. The exterior character of each building should enhance pedestrian activity in the immediate vicinity.

* Avoid locating walkways where users will be subjected to harsh glare from building materials, or where they will be subjected to harsh environmental conditions.

* Decorative wall surfaces and landscape materials are encouraged at this level.

* Windows that can reveal indoor amenities and activities are encouraged.

* Avoid large expanses of blank walls or mirror glass at this level.

Building Entrances

Primary entrances should be easily identifiable and should relate to human scale.

* Design building entrances to contrast with the surrounding wall plane.

* Create a frame around doorways, by changing materials from the primary facade material.

* Entrances should be well-lit.

Multiple Entrances

Many buildings will in fact be "double-fronted," in that two facades will look out onto highly visible settings. Buildings that face edges along major streets while also facing into parking lots and landscaped spaces in the interior of the block are examples. Although one entrance is dominant, the second entrance is also significant.

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* The maximum recommended walking distance from the farthest parking space to a building is 200 feet for guest parking, and 500 feet for employee parking.

* Greater walking distances may be considered where the pedestrian way is well-designed and encourages walking.

* Screen parking areas from view of public ways and designated view corridors with landscaping.

* Divide parking lots into smaller areas with planted buffers between them to minimize the perceived scale of the total field of stalls.

* Locate parking lots behind buildings.

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* Consider opportunities for cross-property easements to share driveways and reduce the need for additional curb cuts.

* Avoid aligning all travel lanes in parking lots in straight configurations that facilitate speeding.

* Where feasible, provide continuous access to adjacent parking aisles, lots or roads.

* Where dead-end situations are unavoidable, adequate space for unimpeded turnaround must be provided.

* Consider terraced parking lot design solutions incorporating retaining walls with landscaping as the transition between levels.

* Paved parking areas should not exceed 7% in slope.

* Parking lots constitute a major portion of impervious surface area. Runoff from storms should be controlled to reduce impacts on storm drainage systems.

* The use of innovative state of the art porous paving systems which maximize infiltration of storm water into soils is encouraged. The use of gravel in parking lots shall be limited to lots accommodating 20 or less parking spaces.

* In contrast to large continuous paved lots, development of sets of smaller lots is encouraged, to accommodate infiltration systems.

* Drainage from parking areas should be dispersed in a manner that promotes infiltration and reduces erosion.

* Design drainage to sheet flow from paved areas across grass areas into grass swales.

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Special Parking Spaces

Parking Structures and Parking Under Buildings

The appearance of parking structures, either freestanding, or attached, should relate to the "parent" buildings and should positively contribute to the character of the site. Structures that are integrated into the main building are preferred.

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* Consider using decorative screens, murals, or plant materials that can provide interest to pedestrians.

* This is especially critical where deck tops will be visible from upper floors of buildings oriented toward designated view corridors.

Refer to City of Little Rock Landscape Ordinance in addition to the following standards. If conflicts exist, these standards shall govern.

Visual Buffers

Visual buffers are to be used where parking and service areas negatively affect views. Buffers may be architectural, such as walls or fences, or may be composed of plantings.

The Mansion Area includes a special zoning category for commercial uses set in a context that traditionally was residential in character. For example, the portion of Main Street south of 19th Street is designated "N," which permits uses in a development pattern similar to that of traditional single-family buildings.

In this setting, commercial uses are to be located in structures that are similar in character to historic residential lots. Front setbacks are to appear as yards, building forms should reflect residential ones and commercial displays should be "low key."

Note that the northern portion of Main Street developed in a traditional commercial storefront context. Buildings are rectangular and align at the sidewalk edge. This distinctly different setting is to be maintained as a typical "main street" character, and it is zoned "O." A special set of design standards is provided for this area. Those standards are presented in Section 8-203.

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Historic development patterns seen in street and alley plans often contribute to the distinct character of the Mansion Area, and therefore they should be preserved. These street plans influence the manner in which primary structures are sited, and they also shape the manner in which secondary structures and landscape features may occur on the site.

A front yard serves as a transitional space between the "public" sidewalk and the "private" building entry. In many blocks, front yards are similar in depth, resulting in a relatively uniform alignment of building fronts which contributes to the sense of visual continuity. Maintaining the established range of setbacks is therefore preferred.

The mass and scale of a building also are important design issues in the Mansion Area. The traditional scale of single family houses dominates the neighborhood, and this similarity of scale also enhances the pedestrian-friendly character of many streets. Similarities in scale among prominent building features, such as porches and cornices, are also important.

Many buildings were constructed similar in width to nearby structures. This helped to establish a relatively uniform scale for the neighborhood and, when these buildings were evenly spaced along a block, a sense of rhythm resulted. In such a case, the perceived width of a new building should appear similar to that of historic buildings in the neighborhood in order to help maintain this sense of visual continuity. For example, if a new building would be wider than those seen historically, it should be divided into modules that appear similar in width to traditional buildings.

A similarity of building forms also contributes to a sense of visual continuity. In order to maintain this sense of visual continuity, a new building should have roof and building forms that are similar to those seen traditionally. Overall facade proportions also should be in harmony with the context.

The character of the roof is a major feature of buildings in the Mansion Area. When repeated along the street, the repetition of similar roof forms also contributes to the sense of visual continuity. In each case, the roof pitch, its materials, size, and orientation are important to the overall character of the building. New construction should not break from this continuity. New structures and their roofs should be similar in character to their neighbors.

A typical historic building appears to be a rectangular solid, with small holes "punched" in the walls for windows and doors. Most such buildings have similar amounts of glass, resulting in a relatively uniform solid-to-void ratio. This ratio on a new building, the amount of facade that is devoted to wall surface as compared to that developed as openings, should be similar to that of historic buildings within the neighborhood.

Building materials of new structures and additions to existing structures should contribute to the visual continuity of the neighborhood. They should appear similar to those seen traditionally to establish this sense of continuity.

Entries are clearly defined on most structures in the neighborhood. Porches, porticos and stoops are elements that typically define entries. These features add a one-story element to the fronts of buildings, helping to establish a uniform sense of human scale along the block. They are essential elements of the neighborhood that should be maintained. Other architectural details also contribute to the sense of character of the street, adding visual interest for pedestrians. Their continued use is strongly encouraged.

The similarity of window size and location contributes to a sense of visual continuity along the street. In order to maintain this sense of visual continuity, a new building should reflect the basic window proportions and placement of openings that were seen traditionally.

The similarity of door size and location contributes to a sense of visual continuity along the street. In order to maintain this sense of visual continuity, a new building should maintain the door proportions and orientation seen traditionally in the neighborhood.

In the case of new construction, these design standards focus on where a building should be located on a site and what its scale and character should be. They do not dictate the style of the new building or the degree of detail that it should have. (In fact, imitating historic styles may be considered.)

* Site a new building such that it is arranged on its site in a way similar to historic buildings in the area. This includes consideration of building setbacks and open space.

* Maintain the traditional character and scale of an alley by locating buildings and fences along the alley edges to maintain the narrow width.

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Building Alignment

A front yard setback serves as a transitional space between the public sidewalk and the private building entry. When repeated along the street, these yards enhance the character of the neighborhood and provide interest to pedestrians. In many blocks, the relatively uniform alignment of building fronts contributes to a sense of visual continuity that should be preserved.

* These include:

Front yard setbacks

Side yard setbacks

Rear yard setbacks

* In some areas, setbacks vary but generally fall within an established range. A greater variety in setbacks is appropriate in this context.

Site Design

* See the setback requirements stipulated in the zoning code.

* A grass lawn should be the dominant material of a front yard.

* The use of rock and gravel is discouraged, and if used, should only occur as an accent element.

* A fence that defines a front yard is usually low to the ground; less than 40 inches.

* Transparent elements, such as wood picket or wrought iron, are appropriate.

* Privacy fences may be used in back yards and along alleys.

* Chain link and solid "stockade" fences are discouraged in front and side yards when they face the street.

* Contemporary interpretations of traditional fences should be compatible with the historic context.

* Note that using no fencing at all is often the best approach.

* See also the standards on fences as found in the Rehabilitation Standards for Historic Properties.

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* This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding to a "semipublic" walkway, to a "semiprivate" porch or entry feature and ending in the "private" spaces beyond.

* Provide a walkway running perpendicular from the street to the front entry.

* Multi-family housing should address the street in a manner similar to that of traditional single family residences.

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Building Orientation

* The building should be positioned parallel to the lot lines, maintaining the traditional grid pattern of the block.

* In some cases, the front door itself is positioned perpendicular to the street. In addition to the front door the entry should be clearly defined with a walkway and porch that also orients to the street.

* The front porch should be "functional" in that it is used as a means of access to the entry.

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Mass and Scale

* Provide a porch that is similar to those seen traditionally.

* Include landscape elements, such as fences and walkways, similar in scale to those seen traditionally.

* Other, subordinate modules may be attached to the primary building form.

* No building may exceed two and one-half stories in height.

* Wall heights of one and one-and-one half stories are appropriate along the street in some blocks where this is the established building scale.

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Building Width

* If a building would be wider overall than structures seen historically, the facade should be divided into subordinate planes that are similar in width to those of the historic context.

Building Form

* Simple rectangular solids are appropriate.

*Exotic building and roof forms that would detract from the visual continuity of the street are discouraged.

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Roofs

* Sloping roofs such as gable and hip forms are appropriate.

The pitch should be similar to those of historic buildings in the area.

* The primary ridge line of a residential roof should not exceed the historic maximum for the block.

* Shed roofs may also be considered for minor rear additions.

* Eave depths should be similar to those seen traditionally in the neighborhood.

* Because they break up the perceived scale of a roof, using dormers is also encouraged.

* The material should appear similar in scale and finish to those used traditionally. It should be of earth tones and have a matte, non-reflective finish.

* Composition shingles are appropriate. Tile, slate and metal may also be considered.

* Rolled roofing, glossy plastic and other highly reflective finishes are inappropriate.

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Solid-to-Void Ratio

* Large surfaces of glass are generally inappropriate. Divide large glass surfaces into a smaller set of windows that are similar to those seen traditionally.

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Materials

* Horizontal lap siding is preferred in most applications. All wood siding should have a weather-protective finish.

* Brick should have a modular dimension similar to that used traditionally.

* Stone, similar to that used traditionally, is also appropriate.

* Stucco may be considered as a secondary material, for foundations and subordinate wings.

* Use of highly reflective materials is discouraged.

* Alternative materials should appear similar in scale, texture and finish to those used historically. They also should have a proven durability in similar applications.

* For example, synthetic siding may be considered for a new building if the dimension of the exposed lap is similar to that used historically, and the finish, texture and trim elements are also in character.

* This will reinforce the sense of visual continuity in the district.

* Brick units that are similar in size to those used traditionally, for example, help to establish a sense of scale.

Architectural Character

* This includes brackets, porch trim and window frames.

* Thin, fake brackets and strap work applied to the surface of a building are inappropriate uses of these traditional details.

* One should take care when imitating historic styles because this can blur the distinction between old and new buildings, and make it more difficult to visually interpret the architectural evolution of the district. A new building designed in a historic style should incorporate materials or features to distinguish it as a product of its own time.

* Drawing upon elements of a traditional style in a manner that will convey a new building as being of its own time while maintaining a sense of compatibility with the historic context, however, is encouraged. See below.

* New designs for window moldings and door surrounds, for example, can provide visual interest while helping to convey the fact that the building is new. Contemporary details for porch railings and columns are other examples.

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Windows

* Windows on primary facades should be similar in size and shape to those seen traditionally.

* A general rule is that the height of the window should be twice the dimension of the width in most residential contexts.

* Double-hung windows with traditional depth and trim are preferred.

* However, other materials may be considered if the appearance is similar to that of the historically significant wood window in dimension, profile and finish.

* Windows should be trimmed in wood. This trim must have a dimension similar to that used historically.

* See also the General Standards for Windows for more information.

* Odd window shapes such as octagons, circles, diamonds, etc., are discouraged.

* On some styles, octagonal and diamond-shaped windows were used as accents in the gable end of a front facade. If appropriate to the building style, ornamental windows may be used sparingly.

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* Dormers should be subordinate to the roof itself, and lower than the ridge line.

New Secondary Structures

* While the roof line does not have to match the house, it is best that it not vary significantly.

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* Basic rectangular forms, with hip, gable or shed roofs, are appropriate.

* Contemporary interpretations of traditional secondary structures should be permitted when they are compatible with the historic context.

* A detached garage is preferred. This will help reduce the perceived mass of the overall development.

* When the garage must be attached, the percentage of building front allocated to it should be minimized.

* Provide access to parking from an alley.

* Locating a garage in the front yard is discouraged.

* If a garage must be accessed from the street, set it back at least ten feet behind the primary building facade.

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Historically, buildings created a strong edge to the street because they aligned at the front lot line and usually were built the full width of the parcel to the side lot lines.

Patterns are created along the street by the repetition of similarly-sized building elements. For example, uniform facade widths evenly spaced along Main Street create a rhythm that contributes to the visual continuity of the area. At a smaller scale, the repetition of upper story windows across most building fronts also creates a unifying effect. These patterns should be respected in all new construction.

Historically, one of the most prominent unifying elements of Main Street was the similarity of building forms. Commercial buildings were simple rectangular solids, deeper than they were wide. This characteristic is important and should be continued in new projects.

Building materials should contribute to the visual continuity of the neighborhood. They should appear similar to those seen traditionally to establish a sense of visual continuity.

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The repetition of similar facade elements greatly contributes to the historic character of the street. In particular, windows, architectural details, ornaments, and cornice moldings reoccur frequently. These details have "depth"; they cast shadow lines and add a three-dimensional feel to the facade.

The street level floors of traditional Main Street commercial buildings are clearly distinguishable from the upper floors. First floors are predominantly fixed plate glass with a small percentage of opaque materials. Upper floors are the reverse; opaque materials dominate, and windows appear as smaller openings puncturing the solid walls. These windows are usually double-hung. The street level is generally taller than the upper floors.

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Most primary entrances to buildings are recessed, providing a shaded area that helps to define doorways and to provide shelter to pedestrians. Entrance doors were topped with transom windows that enhanced the vertical emphasis of these openings. The repetition of primary entrances along the street contributes to the traditional or human scale of the area, and should be continued in future projects.

In recent years, portions of this part of Main Street lost their historic character. Original buildings were demolished and newer ones sought to emulate building types popular in strip commercial areas. Such buildings were set back from the sidewalk edge, with parking in front. This development eroded the traditional character of the sidewalk and diminished the sense of visual continuity. These properties do not represent a part of the context that should be repeated in new construction. Instead, new development should reflect the historic features of the area and help to reestablish the continuity of the line of commercial storefronts that is the area's heritage.

* Use commercial storefronts to provide pedestrian interest along the street. Commercial storefronts should include traditional elements such as display windows, kickplates, and transoms.

* Large storefront display windows, located at the street level where goods or services are visible from the street, are particularly encouraged.

* Primary building entrances should be at street level.

Building Alignment

* Placing the facade of the building at the property line is required by the General Standards and should be modified only in special circumstances. Locating entire building fronts behind the established storefront line is inappropriate.

* Parking should not be located in front of the building.

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Building Mass & Scale

* New construction should present a tall one-story or two story façade at the front property line.

* Façade heights of new buildings should fall within the established range of the block and respect the historic proportions of height to width.

* Floor-to-floor heights should appear similar to those of historic buildings in the area.

* Building widths typically were between 25 and 50 feet. No facade should exceed 50 feet without a clear expression of this standard module.

* Where buildings are planned to exceed this width, use a change in design features to suggest the traditional building widths. Changes in facade material, window design, facade height, or decorative details are examples of techniques that may be considered.

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Building Form

* Rectangular forms should be vertically oriented.

* The facade should appear as predominantly flat, with any decorative elements and projecting or setback "articulations" appearing to be subordinate to the dominant form.

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Roofs

* Parapets with horizontal emphasis are appropriate.

* Parapets on side facades should step down towards the rear of the building.

Materials

* Materials should be similar in appearance to those used historically. New materials may be used if their appearances are similar in scale, texture and finish to those of the historic building materials.

* Brick, similar in scale and color to that seen historically, is preferred. Stucco may be considered if detailed to express traditional trim elements and building module dimensions.

Architectural Character

* Typical elements that align include window moldings, tops of display windows, cornices, copings and parapets at the tops of buildings.

* Develop both street elevations to provide visual interest to pedestrians.

* Corner entrances, bay windows and towers are examples of elements that may be considered to emphasize corner locations.

* Storefront windows, display cases and other elements that provide visual entrances to facades along side streets are also appropriate.

Storefronts

* The first floor of the primary facade should be predominantly transparent glass. Maintain the full height of this area in glass.

* Highly reflective or darkly tinted glass is inappropriate.

* Express the traditional distinction in floor heights between street levels and upper levels through detailing, materials and fenestration. The presence of a belt course is an important feature in this relationship.

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Upper Story Windows

* Upper floors should be perceived as being more opaque than the lower floor.

* Also express the proportions of historic windows.

* Headers and sills of windows on new buildings should maintain the traditional placement relative to cornices and belt courses.

Entries

* Set the door back from the front an adequate amount to establish a distinct threshold for pedestrians.

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* Screen parking areas from view of public ways and designated view corridors with landscaping.

* Divide parking lots into smaller areas with planted buffers between them to minimize the perceived scale of the total field of stalls.

* Locate parking lots behind buildings.

* Parking lots can, if not designed properly, visually detract from the overall development character.

* Terrace parking lots on steep slopes.

* Utilize landscaped islands and medians to define circulation patterns, provide shade for parked cars and break up continuous rows of parking.

* Low walls or fences may also be included in the landscaped area.

Visual Buffers

Visual buffers are to be used where parking and service areas negatively affect views. Buffers may be architectural, such as walls or fences, or may be composed of plantings.

* Where a separation in grade is not possible, or when screening a service area, incorporate a hedge, fence or wall.

* Trees and shrubs may be used separately or together to form an intensive plant screen.

* Use evergreen or deciduous shrubs to create hedges or screens. Deciduous shrubs should have a dense branching structure that begins close to the ground.

Public Art

Public art should be encouraged throughout Zone O. Public art can help to establish a strong visual identity for the area in its entirety and the adjacent neighborhoods.

* Adjoining property owners are encouraged to develop shared artwork opportunities (i.e., in a shared plaza area).

* Locate the artwork at the building entrance or so that it is reasonably visible or accessible to the public from a major street.

* Gateways and special intersections also are excellent locations for public art.

Plant Materials

* Use the recommended plant materials listed in the City of Little Rock Landscape Ordinance. These preferred species are best suited in the Little Rock area and require the least maintenance.