HPC12-19, 647 Atlanta St., Josh Barnes, Orkin & Associates, LLC
Item Summary:
Applicant is requesting approval for demolition of structure.
Staff Report:
Staff Recommendation
Staff recommends denial of the application for complete demolition of 647 Atlanta Street.
Issue
The applicant is proposing to demolish the structures located at 11 Maple Street and 647 Atlanta Street. These two properties are located adjacent to one another, but are on separate parcels; therefore two separate applications and two separate Staff reports are before the HPC. No application for new construction has been submitted for either lot.
History
The structure located at 647 Atlanta Street was constructed prior to 1871 according to the John Ward 5/5 Property Map of 1871. The 2001 Historic Properties Survey classified the property as "Historic." It is located within the National Register District, as well as the local historic district. According to Elaine DeNiro, the City Archivist, 647 Atlanta Street was built for a Dr. T. R. Greer. A police officer, Sherman Holmes, lived in the home from 1918 to 1925 according to the 1920s census and used the root cellar as a jail cell on one occasion. The street was called Cemetery Street at that time.
The two-story frame structure is clad in clapboard siding and a composition roof. Window configurations vary, with a majority being 6/6 and 9/9. Two brick fireplace are located on the interior of the structure, but are no longer visible from the street (terminate in attic). Construction techniques and materials, such as dry-stacked stone foundations, debarked logs and locally fired bricks, suggest that this property was owner built in a vernacular, Georgia Cottage style. It is hypothesized that the original structure consisted of a central hallway with two rooms on either side and a detached dependency on the east (area filled in and now connected). Georgian Cottages were one of the most popular house types in Georgia, with a majority built between 1850 and 1890. Staff dates the original Georgian Cottage portion somewhere between 1850 and 1870.
While Staff was unable to locate any previous HPC approvals, physical evidence points to several additions and alterations over the years. Building permits were located for two projects, including a remodeling job in 1979 and the construction of a 360 square foot addition (dining room space) in 1987.
The space has been vacant since approximately 2003. Records indicate that previous commercial uses of the property include several restaurants and a realty advisor group.
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.
The existence of 647 Atlanta Street does not endanger public safety and/or welfare. The structure, in the opinion of Staff, is also structurally sound and no report has been done to prove otherwise. While the property has seen several alterations and additions, Staff argues that restoration of the structure is a better alternative than demolition. The Secretary of the Interior states that restoration is "defined 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 addition, "the limited and sensitive upgrading of mechanical, electrical, and plumbing systems and other code-required work to make properties functional is appropriate within a restoration project." Whereas the overall integrity of the historic structure has diminished slightly, the original structure is clearly evident. The report by "The American History Guild" states that the structure was originally a Georgian Cottage, with a detached dependency in the rear. Other original detailing is present, such as the interior chimneys on either side of the central hallway. While Staff and the HPC are not clear on what the applicant intends to do with this parcel if the structure is demolished, Staff feels that the building can adequately be altered to preserve the historic elements and make it usable for a commercial space once again. For example, the raised, second story addition on the north side completely encapsulated the original portion of house, leaving intact early 20th century windows. This addition could easily be removed, bringing the structure back to an earlier time period.
There have been several discussions about the historic feel and look of Roswell. Many residents and property owners have expressed an interest to extend the success of Canton Street to expand on the thriving live/work/play element of the area. One such element that makes this area a success is the historic charm. If a developer wishes to utilize the successful template of Canton Street, why demolish the historic structure when it can be utilized for what it is - a historic resource.
Demolition removes all remaining integrity and context, erasing an important segment of the history of Roswell. Staff argues that an inappropriate or non-significant addition or accessory structure does not merit a permit to demolish as additions and accessory structures can easily be removed to restore the integrity and context of a historic resource. 647 Atlanta Street, through construction technique, materials, and style, tells the story of the beginning of Roswell. While it is viewed on a different level than the Mill or Barrington Hall, it still plays an important role to the City of Roswell and the context of the Roswell Historic District. Staff recommends denial of the application for complete demolition of 647 Atlanta Street.
Alternatives
Staff understands the property owners desire to fully utilize this site. However, we must heavily weigh the merits of this historic structure for both its individual qualities as well as the role it plays and contributions it makes to the district as a whole. It is also important to note the precedent that could be set if the HPC grants approval for the demolition of a 1800s structure. In an attempt to work with the property owner and the community's desire for new development, Staff has weighed alternatives to the applicant's request.
Partial Demolition/Restoration
Staff could support partial demolition of the structure so that the building is taken down to its original form and reused as part of a new development. This would allow the historic structure to remain in its truest form, continuing to contribute to the history and feel of the area. New buildings and/or green space could be built around the historic resource, adding value to the property.
Relocation
Based on the construction of 647 Atlanta Street, Staff does not recommend moving the structure to a new site as a mitigation measure as Staff does not feel the house can withstand the stress that comes with uprooting and moving the structure.
Demolition
While Staff does not recommend demolition of 647 Atlanta Street, Staff understands that the HPC may choose to grant approval for demolition. If the HPC choses to do so, Staff recommends the following conditions in order to protect the integrity of the site and the historic district.
1. No demolition permit may be issued by the City of Roswell/SAFEBuilt until a Certificate of Appropriateness is issued by the Historic Preservation Commission for new construction. This is to ensure that the property does not become a vacant lot or parking lot, diminishing the historic context of Roswell. This condition is for the protection of the City of Roswell and surrounding property owners.
2. That the buildings be carefully dismantled and historic materials saved off site for use in other projects within the City of Roswell or surrounding areas.
Department Comments
Arborist
Provide active tree protection during demo operations.
Recommend installing temporary C.L. fence at drip line of tree(s).
Building
A demolition permit is required for this project.
Fire
No comment at this time.
Presented by:
Courtney Lankford, Planner II