Title
HPC11-29, 1065 Green Street, Hutto on Green St., Extension Request
Body
Item Summary:
Applicant is requesting an extension to his Certificate of Appropriateness approved on December 14, 2011, for the renovation of a historic house and the construction of a new building in the rear.
Staff Report:
Background
The structure located at 1065 Green Street was constructed in 1929 according to the Fulton County Tax Digest. This structure is classified as a historic property on the City's "Historic Properties Map" and is an example of a bungalow with Craftsman details.
Previous applications for this property include the following:
· HPC 04-37
An application was approved for the removal of a non-historic outbuilding located on the property.
On October 5, 2011, two members of the Architecture Subcommittee (Alex Paulson and Richard Hallberg) and staff (Cherith Marshall) met with the applicant and his architect on-site to discuss the project. The discussion included general guidance on the proposed site plan, building mass, the proposed roof line, and materials. The applicant's architect produced a rendering for discussion and the subcommittee members pointed out what features would and would not compliment the style of the historic structure. The applicant was directed to submit an application to the full Commission for review.
Proposal
The applicant's proposal is for the conversion of the existing historic building into a restaurant. The existing addition will be removed and replaced with a new addition of 420 square feet. A new deck is also proposed along the south side of the house. A new building, with a footprint of 3,300 square feet is proposed to the rear of the historic structure.
Zoning
The property is zoned H-R/C-1 (Historic Roswell / Central Commercial District).
North: H-R/C-2 (Historic Roswell/Central 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/ O-P (Historic Roswell/Office Professional District)
Department Comments
Landscape Architect
1. Demonstrate minimum tree density 30 units per acre is satisfied per Section 15.4.1.
2. Provide frontage landscaping per Section 16.5.2.
3. Screen dumpster per Section 16.1.2.
4. Provide ground sign landscaping per Section 16.2.5.
5. Provide tree survey per Section 15.2.1. − Location, size, species, and critical root zones of specimen trees on and off site.
6. Provide tree protection plan per Section 15.2.4 and 15.2.6.
Building
1. Full construction drawings are required for a building permit.
Engineering
1. A land disturbance permit will be required as part of the Development Permit.
2. Dumpster pad will need Fulton County Permit and sanitary sewer tie.
3. Impervious surfaces created, replaced totaling over 5,000 square feet must comply with inter-parcel access easements should be provided where possible to facilitate traffic flow.
5. Will the fencing be removed? It is not shown on the proposed plan.
6. The overall plan refers to Lot 2. Is there a plan to subdivide?
7. Civil Plans and Construction shall comply with the City Standard Construction Specifications.
Fire
1. This is a conversion from residential to commercial.
2. A fire flow test in accordance with the 2006 edition of the International Fire Code and Appendices B, C and D is required to determine if there is adequate water available for the buildings that are proposed.
3. The new building will require a fire flow of 1,750 GPM at 20 PSI residual. A consideration of a sprinkler system can be made that will allow the fire flow to be reduced to NO LESS than 1,500 GPM at 20 PSI residual.
Public Works/Environmental
1. There are no comments at this time.
Transportation
1. Provide, along Green Street frontage, 2' grass strip and 5' brick sidewalk as per section 2.2.4 of the City of Roswell Standard Construction Specifications and Subdivision Regulations. The sidewalk could be meander as necessary to avoid conflicts, such as utilities, trees, etc.
2. Consider sidewalk connectivity between the proposed sidewalk along Green Street and the restaurant, and the other proposed buildings.
3. In lieu of curb and gutter along Green Street frontage, the existing granite curb could be kept, in order to match the existing context and to minimize right−of−way impact.
4. The right−of−way along Green Street frontage shall encompass the proposed sidewalk plus a minimum one foot, as per Section 2.2.4 of the City of Roswell Standard Construction Specifications and Subdivision Regulations.
5. Provide a minimum 25' ingress/egress at the driveway entrance on Green Street, as required by the City of Roswell Standard Construction Specifications and Subdivision Regulations, Section 2.1.6.C. The 25' ingress/egress shall be measured from the street right−of−way line at the ingress/egress to the outer edge of any interior service drive or parking space with direct access to such drive as measured perpendicular from the street
6. Verify the sight distance study for the proposed entrance is adequate. (i.e. horizontal and vertical sight distance sketches as per AASHTO).
7. Address parking requirements during the restaurant busy hours (Friday and Saturday evenings. On−street parking along Green Street is not allowed at any time).
8. Provide vehicular and/or pedestrian inter-parcel access to adjacent parcels, as per in section 17.2.5 of the City of Roswell zoning ordinance. (As an alternative, stub out(s)for future inter-parcel connectivity could be provided).
9. Signs, fences, etc. shall be placed outside the City of Roswell right−of−way no closer than 1' from the right−of−way line and shall not be placed in the intersection sight triangle.
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 1929. The 2003 Historic Properties Map classifies the building as "Historic".
Surrounding Area
The surrounding area consists of historic, historic obscured, non-historic and intrusive buildings. Most residential structures are now being used as commercial businesses. Here is a list of approximate construction dates from the 1988 Historic Properties Survey:
1042 Green Street-1900
1065 Green Street-1929
1072 Green Street-1986
1073 Green Street-1949
1088 Green Street-1890
1094 Green Street-unknown "old" remolded in 1965
Design Guidelines - Uptown and Alpharetta Street
Site and Setting
Paving Materials - Walkways and drives should be of gravel, brick, or concrete.
It is unclear from the site plan whether the expanded parking lot will be gravel. Staff recommends the continued use of gravel.
Parking - Parking lots should be screened from public view.
The off-street parking lot is located to the side of the primary structure. With the exception of the ADA parking space, the majority of the parking lot maintains the same setback as the structure.
Exterior Lighting - New lighting should be simple and inconspicuous.
No new lighting is proposed at this time but should be simple in nature and approved though a minor application at which time the applicant wishes to install fixtures.
Mechanical Systems - Mechanical systems and satellite dishes should not be visible from the public view.
The mechanical systems proposed are located to the rear and side of the structures that they serve but they should be screened with landscaping.
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
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 new building will be located behind the historic building and will not disrupt the setback rhythm along Green Street.
The proposed addition to the historic building will be located at the rear of the original structure.
Spacing
The pattern of space between houses should not be altered by new construction. Additions should be constructed behind the plane of the original front façade to maintain the perception of the original spacing. (pg 46)
The proposed new building will not alter the existing spacing between the historic house and its existing neighbors.
The new addition to the historic building will be constructed behind the plane of the original front façade and it will be stepped in by at least two feet on either side.
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 77)
The height and width of the historic structure addition is consistent with the original structure. It will be inset from the side planes of the historic structure which will allow for it to be more easily read as an addition.
The new proposed building is both higher and wider than the historic building. The proposed building is two stories with a larger footprint than the historic structure.
Roofs
New construction should respect roof pitches, shapes, orientation, and materials found in the district. (pg 48)
The historic addition roofline is respectful of the pitch and shape of the existing roofline. The material proposed will match the existing black asphalt shingles.
The peak of the nearest gable of the new building to the historic house is 24'-11/2" while the peak of historic structure 21'-10". The highest point of the new building's roof is 26' but this peak is approximately 42' from the existing historic structure's roof line. The roofline is punctuated by gabled dormers on the east, west and north facades.
The gabled roofline compliments the original house without replicating a hipped roof. The mass of the roof is broken up some due to the cross gable and the highest point of the roof line is towards the rear of the property, separated from the historic building by a 20' setback and 22' of the front facing gabled portion of the building.
The applicant has incorporated some elements to minimize the impact of the new building on the historic structure but staff would encourage a reduction in the floor height of both stories of the building to bring the roof line down and create less of a contrast with the historic building. Staff is also curious if the changing the gabled dormers to shed dormers would lessen the visual impact of the roof.
Exterior Materials
New buildings should use exterior materials common to buildings in the district. (pg 48)
All new construction proposed, the historic addition and new building, will utilize cement siding, painted white. The roof material proposed is black asphalt shingles to match the historic structure.
The applicant should carefully choose cement siding and pay close attention to the match between that on proposed addition to the wood siding on the historic house.
Windows and Doors
New construction should respect the pattern of windows and doors of buildings in the vicinity. (pg 48)
The windows proposed for the historic addition are compatible with the existing fenestration.
The windows proposed for the new building are larger than those of the historic building but serve a larger building. The windows proposed provide a similar ratio of openings to solids but the doors are located on facades not visible from the street, which is unusual in a historic setting. The number of lights proposed is also unusual for a building of this size. Staff encourages the consideration of a simplified window, perhaps with the elimination of the four light transom window, and the reduction in the proportion of the dormer windows.
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 proposed addition to the historic house continues the brick foundation present on the existing structure. The proposed deck addition also shows a continuous brick foundation. Staff would recommend the use of piers instead on the deck portion of the building.
Porches
New buildings should continue the pattern of front porches.
This proposal includes the addition of a side porch on the historic building. The porch proposed is compatible in scale and materials with the exception of the continuous brick foundation.
Architectural Details
Architectural details which give the building a "sense of belonging" to the neighborhood.
The details proposed for the historic structure addition are in keeping with the scale and proportion of the existing. The porch rail detail submitted is compatible with the structure.
The architectural detailing of the new building is simple and in keeping with the texture of the surrounding area without replicating the details of the existing building.
Staff Recommendation
The staff recommends the hearing of this project as initial application. Following the initial hearing on November 9th, revisions may be submitted and a final hearing held on December 14th for approval. Staff recommends the consideration of the following:
1. The parking lot should be gravel with the exception of the ADA parking spaces.
2. Any exterior lighting should be shown on the plan or approved at a later date through a minor application.
3. All HVAC units should be screened with landscaping.
4. All existing or proposed fences should be shown on the site plan.
5. A landscape plan should be submitted with information provided on the plan such as a plant list, critical root zone and tree protection measures.
6. Measures for screening the dumpster should be provided.
7. Staff would encourage a reduction in the floor height of both stories of the building to bring the roof line down and create less of a contrast with the historic building. Staff is curious if the changing the gabled dormers to shed dormers would lessen the visual impact of the roof.
8. Staff encourages the consideration of a simplified window, perhaps with the elimination of the four light transom window, and the reduction in the proportion of the dormer windows.
9. Staff encourages the placement of at least one door visible from street view.
10. Staff would recommend the use of piers instead of the continuous brick foundation on the deck addition of the historic building.
11. The applicant has requested a waiver from the requirement to install a sidewalk along Green Street but this has not yet been approved.
Materials
Application
Letter of Intent
Porch Rail Specification
Survey
Site Plan
Elevations
Photos
Presented by:
Cherith Marshall, Planner II