HPC 201303367, Demolition, 1075 Canton Street, Old Blacksmith Row, M. Lowry Enterprises, Inc. Land Lot 412
Item Summary:
Applicant is requesting approval of the partial demolition of the main structure and complete demolition of the rear accessory structure.
Staff Report:
Staff Recommendation
Staff recommends approval of partial demolition of the main structure and complete demolition of the accessory structure. Staff conditions the following in regards to alterations made as a result of the partial demolition of the main structure:
1. That the roof on the original house be clad in cedar shakes to match the original roofing material found in the attic.
2. That all replacement windows are constructed of wood and in the appropriate light configuration.
Issue
The applicant is proposing to partially demolish parts of the main residential structure and completely demolish the metal accessory structure in the rear.
History
The residential structure located at 1075 Canton Street was constructed in 1900 according to the Fulton County Tax Digest and is classified as "Historic" on the Historic Properties Map. The 1988 Historic Property Survey lists the construction date at pre 1899, based off of information from the book, Roswell: A Pictorial History. The publication states that the main structure on the site was "the first Methodist parsonage" and that the building "was purchased in 1899 for $350.00." It also states that the house was "originally only two rooms" but that it "was enlarged and sold in 1920 for $3000.00."
The prefab metal warehouse at the back of the property was built in 1969. There is no historical significance to this structure.
No previous HPC applications were found for this property.
Analysis
The Design Guidelines state that "demolition of historic structures should not occur." However, 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."
It is the intention of the Design Guidelines that the HPC weigh the individual merits of the building slated for demolition. Redevelopment opportunities and/or alternative uses of the land are not relevant when reviewing a demolition application.
Rear Accessory Structure
The metal prefab warehouse at the rear of the property is an inappropriate and non-significant accessory structure. Based on criteria number four, the HPC should grant demolition of this structure.
Main Residential Structure - Partial Demolition
Staff commends the applicant on saving the majority of the historic structure and restoring one of Canton Streets most historic resources. The Secretary of the Interior defines restoration as "the act or process of accurately depicting the form, features, and character of a property as it appeared at a particular period of time by means of the removal of features from other periods in its history and reconstruction of missing features from the restoration period." In this case, the applicant is asking to bring the house back to its 1920s form by removing the two rear add-ons and reworking the roof line of the house. Staff recommends approval of the partial demolition of the main residential structure.
Main Residential Structure - Alterations due to Demolition
The partial demolition and restoration of the main residential structure will require several alterations. The roof replacement and redesign will be based off of the original roof that is still present in the attic. Staff commends the applicant on bringing the roofline back down to its original height and design. In addition to the form, cedar shakes were also found on the original roof. Staff would like to ask the applicant to consider the use of real cedar shakes in order to remain true to the architectural details of this historic house. If the HPC and the applicant determine that true cedar shakes are not necessary, Staff recommends the new architectural composite shingles be in a weather wood color instead of the proposed "Moire Black."
When the latest additions were added onto the rear, the old exterior walls were left as in with siding and windows and simply become interior walls. This will aid in the repair that is needed after the additions are removed. This material will be salvaged and repaired, only being replaced in-kind as needed.
The applicant's letter of intent states that some windows will need to be replaced using sash kits, however, no specifications were submitted in regards to the type of windows. Staff conditions that all replacement windows in the main structure be constructed of wood and match the existing light configurations as best as possible. 6/6 windows are appropriate for this style house, however, some of the later window openings in the house are not properly sized for 6/6 windows. Window specs will need to be presented to Staff before being purchased.
Department Comments
Comments will be available the night of the HPC hearing.
Materials
Aerial
Photographs
Elevations
Presented by:
Courtney Lankford, Planner II