Title
HPC10-37, 1028 Canton St., Land Lot 412
Body
Item Summary:
Application is requesting a Certificate of Appropriateness for the conversion of current retail establishment into a restaurant.
Staff Report:
Background
The structure located at 1028 Canton Street was constructed in 1930 according to the Fulton County Tax Digest. The 2001 Historic Properties Survey for this property estimated a date of construction from 1915-1924.
Proposal
The applicants proposal is to convert an existing retail establishment into a restaurant. The historic portion of the building will be kept intact while expanding the existing rear addition. An accessible brick ramp will be added at the front of the building in addition to an ADA parking space. An expanded gravel parking lot will be maintained at the rear of the structure and a brick patio will be added on the south side of the structure.
Please note: The 40 buffer shown on the plan is not required and should be eliminated on revised plans.
Zoning
The property is zoned H-R/C-2 (Historic Roswell / Neighborhood Commercial District).
North: H-R/C-2 (Historic Roswell/Neighborhood Commercial District)
South: H-R/C-1 (Historic Roswell/Central Commercial District)
East: H-R/C-1 (Historic Roswell/Central Commercial District)
West: H-R/ R-4 (Historic Roswell/Multi-Family Residential District)
Department Comments
Landscape Architect
1. Show critical root zone circle for all specimen size trees.
2. Patio is shown being constructed in critcal root zone of 30" hardwood appears to be significant. Recompense will be required if 25% of critical root zone is distrurbed.
3. Dumpster enclosure must be screened with vegetation per section 16.1.2.
Building
1. Approved for concept.
Engineering
1. HC parking space must have hard surface. Extend brick into this area. Make space 9x18 with a 8wide aisle.
2. Driveway access width for twodrive must be approved by Fire and Transportation. Typical minimum width is
20.
3. Add curb stop in HC space and HC van sign.
4. Dumpster will need sanitary sewer connection and approval from Fulton Co. prior to LDP.
5. Grease traps will need approval from Fulton Co. Health Dept. prior to LDP.
6. Locate dumpster outside of 40 buffer. (Reconfigure parking lot.)
7. Do not block dumpster pad with parking spaces.
8. Consider wheelpad in front of dumpster to keep gravel area from rutting.
9. Submit plans and application for LDP.
10. Show Critical Root Zones for all specimen trees on grading, utility and erosion plans.
11. Clearly indicate whether the 5 landscape strip will be grass or gravel driveway so that access width can be determined. Request waiver or variance if needed.
Fire
1. The building will have to comply with the 2000 edition of the Life Safety Code for the intended use.
2. The stairs on the sides do not appear to be designed in accordance with the LSC. They do not extend 1 past the bottom step.
3. If this is going to be used as a Public Assembly, the doors will have to swing out. Other than that, I have no comments as for the looks of the building or the proposed changes.
Public Works/Environmental
1. It appears that the total new impervious area is less than 5000 sf therefore the Stormwater Ordinance does not apply.
Transportation
1. After issuance of the Land Disturbance Permit, obtain rightencroachment
permit from Transportation Department utility coordinator John Wooten at 770(direct) 6420 (Main).
Significance
The source of documentation for the construction date of the house is from the Fulton County Tax Digest. Property records list the building date as 1930. The 2003 Historic Properties Map classifies the building as Historic.
The structure located at 1028 Canton Street is an example of a Gabled Ell Cottage. It has been altered over the years with a rear addition and new front porch. Photo evidence from 2001 suggests that a chimney has been removed within the past ten years.
Surrounding Area
The surrounding area consists of historic residential buildings to the north and south along Canton Street. The buildings are used both residentially and commercially.
Design Guidelines
New construction within historic districts consists of two types: a) new principle buildings or outbuildings and b) new additions to historic buildings. New construction should reflect the passage of time through design based on recent construction technologies and design philosophies. At the same time, new construction should respect the traditional scale, proportion, and rhythm, found within the district. Building elements and materials characteristic of the district should also be incorporated into new designs. (pg 45)
Setback
Additions to existing buildings should not be forward of the original front of the building.(pg 45)
The proposed addition will be located to the rear of the original structure.
Spacing
Additions should be constructed behind the plane of the original front façade to maintain the perception of the original spacing. (pg 46)
The addition will be constructed behind the historic structure.
Height and Width
New construction should maintain the traditional widths of the neighborhood. The height of additions to buildings should be consistent with the original structure. (pg 7)
The height and width of the addition is consistent with the original structure. It will be inset on the north side from the side plane of the historic structure which will allow for it to be more easily read as an addition.
Roofs
New construction should respect roof pitches, shapes, orientation, and materials found in the district. (pg 48)
The new addition will continue at the height of the existing roofline. The roof slope over the new addition is not symmetrical to the existing rear addition slope. The staff appreciates the need for square footage but would prefer a matching roof slope to the existing with a shed roof over the remaining square footage if possible.
Exterior Materials
New buildings should use exterior materials common to buildings in the district. (pg 48)
The elevations show new siding to match the original.
Windows and Doors
New construction should respect the pattern of windows and doors of buildings in the vicinity. (pg 48)
The windows are compatible with the existing fenestration.
Foundation Materials/Foundation Height
The use of masonry foundations should be continued. New foundation construction should match the height of the adjacent structures. (pg 49)
The applicant has maintained the foundation height. A continuous brick foundation is shown along the north side of the addition while brick piers with lattice are shown on the south and west elevations of the addition.
Staff Recommendation
The staff recommends approval with the following conditions:
1. The 40 buffer shown on the plan is not required and should be eliminated on revised plans.
2. The applicant must coordinate with the Public Works Department on the dumpster location. If the dumpster must be moved, a revised parking plan must be resubmitted for approval by the Architectural Subcommittee.
3. If structurally possible, staff would prefer the roof slope of the proposed addition to match the existing addition and the addition of a shed roof to cover the remaining square footage.
4. The dumpster shall be screened from view.
Materials
Letter of Intent
Site Plan/Elevations
Photos
Parking information
Georgia Historic Resources Report
Presented by:
Cherith Marshall, Planner II