HPC12-17, 1095 Canton St., New Kent Capital, Land Lot 412
Item Summary:
Applicant is requesting a phased construction consisting of first the demolition of the small garage and porte cochere adjacent to property line and then the renovation of the building.
Staff Report:
Staff Recommendation
Staff recommends demolition of the detached garage/storage building, porte-cochere, and shed.
Staff recommends denial of the front addition, including the proposed landing area.
Staff recommends approval of the rear addition, redesigned porch enclosure (north), entrance overhang, dumpster enclosure, rear shed, fencing, and patio/walkways/knee walls, with the following conditions:
1. That the applicant submit a scaled site plan showing the rear addition meets building setbacks and showing that the dumpster and rear shed meet accessory structure setbacks;
2. That the applicant work to reduce the size of the two large power ventilators on rear addition;
3. That all mechanical equipment is painted to match the exterior roof;
Issue
The applicant is requesting to make significant changes to 1095 Canton Street in order to convert the space into a new restaurant. Included in their request is:
· Demolition of the detached garage/storage building, porte-cochere, and rear shed
· Repair of exterior wall where porte-cochere is removed
· 396 square foot addition in front
· Redesign of north porch enclosure
· Shed roof overhang on south façade entrance
· 1194 square foot addition in rear
· Dumpster enclosure in rear
· Storage shed in rear
· 6' pressure treated two-sided wood picket fence around parking in rear
· Brick paver patio in front
· Black metal post and chains for patio enclosure
History
The structure located at 1095 Canton Street was constructed in 1947 according to the Fulton County Tax Digest and it is classified as "Historic" on the Historic Properties Map. The one story, cross-gabled brick house was constructed in an English Cottage style. It features a chimney on the front façade as well as two recessed dormers. Several additions have occurred to this structure over time, including what is assumed to be an insensitive infill of a porch on the north portion of the house and a detached garage/storage building with porte-cochere. A large dormer was also added to the rear of the structure and appears unfinished. While many alterations and additions have occurred at the site, the original mass of the English Cottage is still present.
Previous Approvals:
DRB2144 (1985) - 14'X14'6" addition to rear of existing garage structure
HPC03-18 - removal of two trees
Analysis
Demolition
The Design Guidelines state that "demolition of historic structures should not occur." When demolition cases are presented to the Historic Preservation Commission, the Design Guidelines state that "demolition may only be approved if one or more of the following conditions are met:
1. Where public safety and welfare requires the removal of the structure or building,
2. Where the structural instability or deterioration of a property is demonstrated through a report by a structural engineer or architect,
3. Where buildings have lost their original architectural integrity and no longer contribute to the character of the district,
4. An inappropriate or non-significant addition or accessory structure."
Staff believes that the detached garage/storage building, porte-cochere, and rear shed are inappropriate and non-historic structures and that the Historic Preservation Commission should grant the demolition of this portion of 1095 Canton Street. The structures are poorly constructed, have no character-defining features, and subtract from the original English Cottage located to the north and the rest of the historic structures on Canton Street. Staff finds no reason to preserve these structures. The applicant intends to sensitively repair the area of the main structure where the porte-cochere is removed.
Front Addition
The Design Guidelines state that "additions to the front of buildings are inappropriate" and that "additions to existing building should not be forward of the original front of the building." While the applicants proposal mimics that of an enclosed front porch and uses design elements of an English Cottage, Staff cannot support the approval of the front addition as is masks the original structure and defies the standards in the Design Guidelines. Included in the front addition are a new landing, stairs, and brick walls. This is considered part of the front addition and is included in the recommendation for denial.
Porch Alterations
Staff commends the applicant on their redesign of the enclosed porch on the north. Currently, the porch is completely enclosed with vertical boards and is not appropriate. While the City of Roswell's Design Guidelines strongly discourage enclosing porches, they state that if allowed, the "enclosing material should be a clear, transparent material in order to retain the "open" character of the porch." The proposal includes enclosing the openings with glass and wood trim, which will allow the area to read as its original use.
South Entrance Overhead
The applicant intends to add a shed roof overhang to create a covered entrance on the south façade. The proposed overhang is constructed of wood brackets and a standing seam metal roof. The overhang is only visible from the rear and the materials carry over from the proposed rear addition. While the overhang is not in an English Cottage style, Staff supports the addition. However, if the design of it is to change with Staff's recommended denial of the front addition, the applicant must resubmit new drawings.
Rear Addition
The Design Guidelines state that "new construction should respect roof pitches, shapes, orientation, and materials found in the district." The Secretary of the Interior states that "new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment." While the rear addition almost doubles the footprint of the original structure, it is located on the rear, does not extend past the side building walls, or dwarf the original structure in height. The proposed materials of board-and-batten fiber cement siding and a standing seam metal roof is appropriate. These materials, as well as the use of a different window light configuration allow the addition to read at a later construction date than the main house. While the rear addition is rather large, Staff understands the restaurants need for more space and would rather see an addition at the rear than at the front.
During the construction of the rear addition, the applicant will remove the large dormer located on the rear of the main portion of the house. Staff commends the applicant on this as it is insensitive alteration and detracts from the historic structure. As seen in the schematic drawings, a brick chimney has been added to the rear of the original structure.
Since the building will be used as a restaurant, the applicant has drawn two large power ventilators on a rear. Staff finds that the size of this mechanical equipment is unnecessary, especially on a brand new 1,194 square foot addition. Staff recommends that the applicant work with a mechanical engineer to find a way to minimize the size of mechanical equipment on the roof. While many buildings along Canton Street have these large power ventilators, Staff and the HPC would like to see them cleaned up and reduced as they distract from the overall character of the historic district. Mechanical equipment should be installed at the rear and should not be visible from Canton Street. It should also be painted to match the rear roof color in order to blend in.
Dumpster Enclosure
Dumpsters must be screened in the historic district. The applicant is intending to screen the dumpster with an 8' tall wood privacy fence constructed of pressure treated wood with dog ear tops. The enclosure will have a wood gate to match. The dumpster will be located on a concrete pad with drainage. Staff finds this enclosure to match others in the district and recommends its approval. The Zoning Ordinance states that any accessory structure, which includes dumpster enclosures, must be setback at least 10' from side and rear property lines. The applicant must submit a scaled site plan before construction.
Rear Shed
The applicant intends to replace the rear shed on the southeast corner of the property. The new shed will be constructed with board-and-batten fiber cement siding on three sides and an open front to display wood storage. The roof is composed of a 4-tab architectural grade composition shingle in slate gray. The approximate measurements of the shed are 10'(W)x7'(H)x6'(D). While the style of the shed is in a more vernacular style than the main house, sheds are typically more utilitarian in style. The shed is also appropriate in that it is set back away from the main structure.
The Zoning Ordinance states that any accessory structure, which includes sheds, must be setback at least 10' from side and rear property lines. The applicant must submit a scaled site plan before construction.
Fence
The Design Guidelines state that wooden picket fences are appropriate for use in the historic district. The proposed two-sided picket fence provides an attractive look for 1095 Canton, as well as the properties on either side. The fence will protect the view shed of other historic properties from the parking area at 1095 Canton Street. Staff recommends approval of the fence. Staff commends the applicant on moving the majority of the parking from the front to the rear.
Patio and Walkways
The Design Guidelines state that "walkways and drives should be of gravel, brick, or concrete." The applicants proposed material of brick pavers for the patio and walkways comply with the Design Guidelines. The use of black metal post and chains for the outdoor dining area meet the HPC's standards for outdoor dining, and are therefore, appropriate. A brick knee wall is proposed around the rear addition and extends to the north and south facades of the structure. Brick is an appropriate material and the knee wall will provide a finished look around the rear of the building, as well as an ADA ramp.
Department Comments
Arborist
Permit 12080452 - removal of non-specimen trees.
Tree removal will be part of demolition phase of project.
Provide tree protection as necessary for trees to remain.
Building
A building permit is required for this project.
Fire
Reviewer Paul Piccirilli - 770-641-3730
I have no comments as it relates to demolition of the garage; however, the following issues have been identified.
1) You show an addition to the existing building and a change of occupancy from a Business to a Public Assembly. A fire flow test must be conducted to determine if there is adequate water for firefighting.
The flow test must be conducted in accordance with the 2006 edition of the International Fire Code and appendix B. The required fire flow is based on the chart in appendix B.
A 24 hour static pressure test must be conducted and the fir flow based on the lowest pressure noted.
Consideration should also be given that if this building has an occupant load greater than 299, a sprinkler system and a fire alarm system will be required.
Access to the property must comply with the IFC appendix D. This is for FD access to the parking area. We may be able to work together to compromise some of the requirements, so I suggest a meeting to resolve this issue.
Please feel free to contact me with any questions concerning the above mentioned comments.
Engineering
No comments received at this time.
Contact Jean Rearick as an LDP will most likely be required.
Public Works/Environmental
No comments received at this time.
Presented by:
Courtney Lankford, Planner II