Title
HPC10-38, 1173 Canton St., Canton Street Arbor, Land Lot 411
Body
Item Summary:
Applicant require a Ceritificate of Appropriateness for the conversion into office, restaurant and retail space.
Staff Report:
Background
Several historic structures are located on this property. The approximate dates of construction are as follows:
• 1159 Canton Street (currently occupied by Estella) - pre-1904
• 1169 Canton Street (currently occupied by Raiford Gallery/Artisan Foods) - 1995, approved by the HPC on February 9, 1995
• 1173 Canton Street (dogtrot cabin) - circa 1840
• 1175 Canton Street (Perry House) - circa 1880’s, rear porch addition was approved by the Design Review Board on May 5, 1981
Proposal
The applicant’s proposal is for the new construction of a 3,920 square foot timber framed arbor and 306 square foot privy and a 238 square foot rear addition to the Perry House.
Zoning
The property is zoned H-R/C-2. (Historic Roswell / Neighborhood Commercial District)
North: C-2 (Neighborhood Commercial District)
South: H-R/O-P (Historic Roswell/Office Professional District)
East: H-R/C-2 (Historic Roswell/Neighborhood Commercial District)
West: H-R/ C-2 (Historic Roswell/Neighborhood Commercial District)
Department Comments (Department comments provided on unrevised plan dated 11-10-2010.)
Fire:
• The addition to the Perry house will have to comply with the 2000 edition of the Life Safety Code.
• I am assuming that the arbor is open on all sides. If there is ever an intention to enclose the arbor for weather protection or comfort, exiting accomadations, emergency lighting, number of exits and exit signs will have to be considered. If it is never to be enclosed for any reason while occupied, then I have no comment.
Landscaping:
• There are no comments.
Transportation
• Consider eradicating the existing yellow stripe along Woodstock Rd as necessary to allow left turns in/out the new driveway. Show the left turns delineation wheel paths.
• To enhance pedestrian safety, consider providing brick crossing along the proposed driveway on Woodstock Rd. Sidewalk in the Historic District must be brick.
• Verify adequate sight distance is provided at the new driveway on Woodstock Road. Verify there is no obstruction in the line of sight triangle, such as utility pole, walls, landscape, etc.
• Consider providing guidance striping (arrow striping) at the new driveway.
• After issuance of the Land Disturbance Permit, obtain Right−of−Way encroachment permit from Transportation Department Utility Coordinator John Wooten at 770−594−6108 (direct) 6420 (Main)
Building:
• Assuming reference to privy building means public restrooms, they must be in compliance with the current codes.
Engineering:
• Consider adding a concrete wheel bearing pad for new dumpster to prevent rutting in gravel area.
• On LDP submittal plans determine construction entrance, exit and access routes; provide area of disturbance and erosion control plans, show onsite utilities including grease traps, sanitary sewer cleanouts, etc.; specify grass/sod types to replace existing gravel parking, extend tree fence behind dumpster pad area.
Public Works/Environmental
• At LDP, provide details to address water quality, channel protection and detention on the site.
Significance
This property is the northernmost parcel located in the Historic District boundary and serves as a highly visible and important entry feature for the District. Four structures are located on the site. Three represent historically significant building types such as an I-House with a central hallway (1175 Canton), Dogtrot (1173 Canton), and Central Hallway (1159 Canton). The structure located at 1169 Canton Street was constructed in the mid-90s and although not historic, the style and materials of the building blend well with the historic structures and the structure contributes character to the site.
Surrounding Area
The surrounding area consists of historic residential buildings along Canton Street, used both residentially and commercially. A mixed use project, Canton Oaks, is located southwest of the site and a service station is located across the street.
Impact on the Surrounding Properties
The proposed arbor will have the most impact on surrounding properties. There is currently no similar type structure existing on Canton Street.
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, Roswell Historic District Design Guidelines: Uptown and Alpharetta Street)
Parking
Parking lots should be screened from public view. Off-street parking should be located behind or to the side of the building. If located to the side the lot should maintain the same setback as the building and be screened from the public view by a vegetative screen. Parking lots should not be located in the front yard. (pg 33)
The parking shown in front of the Canton Street buildings and at the northwestern most corner of the site should be eliminated. No parking should extend forward of the front plane of the Perry House.
Setback
The setback of new construction should match that of surrounding, existing houses. The setback of houses in the neighborhood vary. Construction of new principle buildings should match those of neighboring buildings. Where neighboring buildings have varying setbacks, new construction should match that of the newer building if it is historic. Additions to existing buildings should not be forward of the original front of the building. (pg 45)
The proposed arbor is sited closer to Canton Street than the historic structures on either side. The Perry House front porch is located 57’ from the curb. The front porch of 1159 Canton Street begins 58’ from the curb. The proposed arbor is shown at 37’ from the curb. The setback of the structure located on the property south of this site, 1149 Canton Street, is approximately 56’. (Source: City of Roswell GIS Map) The siting of the arbor, forward of the adjacent structures, disrupts the rhythm created by the historic houses.
The privy is located at the rear of the Perry House and will not impact the setback from the street.
The proposed rear addition to the Perry House is appropriate and compliant with this guideline.
Spacing
The pattern of space between houses should not be altered by new construction. New buildings should continue the general pattern of spacing between buildings. (pg 46)
The proposed arbor will be located approximately between the two historic structures facing on Canton Street. The arbor will be 23’ from 1159 Canton Street and 42’ feet from 1175 Canton Street (the Perry House). The arbor is sited closer to 1159 Canton Street to save a pecan tree which will be located at the northeast corner.
The proposed privy will not impact spacing.
The Perry House addition will be constructed behind the plane of the original façade of the house and will not impact the perception of spacing.
Height and Width
New construction should be compatible in height and width with adjacent structures. (pg 47)
The heights and widths of the buildings facing Canton Street are as follows:
1175 Canton Street (Perry House) - 42’ wide, approximately 27’-9” at ridge
Proposed Arbor - 56’ wide, 28’-11” (on Gottschall elevation)
1159 Canton Street - 40’ wide, one story
Roofs
New construction should respect roof pitches, shapes, orientation, and materials found in the district. (pg 48)
The arbor roof does not directly correlate with surrounding buildings as there is no similar structure in the area. The roof does match that of the historic Marietta Campground Arbor for which its design is based. The roof of the Perry House addition is appropriate and compliments the principal structure.
Existing roof materials on the site include standing seam metal and shingles. The roof material proposed for all new construction is standing seam metal. Unpainted standing seam metal is proposed for the arbor and privy and the metal for the Perry House addition will match the existing building.
Exterior Materials
New buildings should use exterior materials common to buildings in the district. (pg 48)
The arbor will be constructed of exposed, unfinished or stained wood. The privy will be sided with unfinished wood. The Perry House addition will utilize materials to match the existing building.
Windows and Doors
New construction should respect the pattern of windows and doors of buildings in the vicinity. (pg 48)
All proposed windows are compatible with existing patterns in the area.
The proposed privy features a fixed window with 9 lights on both the left and right side elevations and a plank door.
The windows proposed for the Perry House addition are six over six and compliment the existing building.
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 privy will be constructed on an exposed foundation as appropriate for this type of building. Brick veneer will be utilized for the Perry House addition to match the existing building.
Architectural Details
Architectural details which give the building a “sense of belonging” to the neighborhood are appropriate. The architectural details of new construction should relate in scale, rhythm, proportion, and texture to adjacent and surrounding historic buildings. (pg 49)
Staff Recommendation
The proposed arbor will result in a unique addition to the Canton Street streetscape. There is no history of a similar structure in Roswell but there are several existing examples in nearby communities and across the State. Thirty five extant camp-meeting grounds can be found state wide with founding dates ranging from1820-1945. All exhibit vernacular architecture and one of two building types for worship, an arbor or tent. (source: New Georgia Encyclopedia)
The proposed arbor will introduce a piece of architecture to the Historic District that did not historically exist in the City but does relate to Roswell’s period of significance. The arbor has been designed from a documented campground arbor in Marietta constructed in 1939.
The staff recommends approval with the following conditions:
1. The parking shown in front of 1175 Canton Street, 1159 Canton Street and at the northwestern most corner of the site should be eliminated. No parking should extend forward of the front plane of the Perry House. The application should be deferred until a variance or off site parking agreement is approved.
2. The setback of the proposed arbor should be increased to provide compatibility with adjacent structures.
3. ADA spaces should be identified on all subsequent site plans.
Materials
Letter of Intent
Site Photos
Adjacent Site Photos
Elevations
Site Plan/Site Grading & Utility Plan/Tree Protection & Replacement Plan
Presented by:
Cherith Marshall, Planner II