HPC201401070, 52 Sloan St., Jonathan Golden
Item Summary:
Demolition of burned structure at 52 Sloan St.
Staff Report:
UPDATE (June 26th, 2014): The applicant requested a deferral at the May 7th, 2014 HPC Hearing due to the fact that the HPC was hesitant to grant approval of demolition without having some idea of what would built on the site if the current structure was removed. The applicant has since submitted a concept plan for new construction to be reviewed as a part of the demolition application as a good faith effort. The new construction portion is not up for approval for a Certificate of Appropriateness at the July 9th, 2014 Hearing. If demolition is granted based on the concept of the new replacement structure, the applicant will have to work with his architect to produce additional drawings/materials and submit a separate application for new construction.
The next new construction submission deadline after the July 9th, 2014 HPC Hearing would be August 13th, 2014. A pre-application meeting will be required before the applicant can submit on August 13th, 2014. Pre-application meetings are held every Tuesday, from 8:30am to 12:00pm.
Based off of the condition of the current structure and the design of the concept plan, Staff recommends approval of demolition with the following conditions:
1. That the structure is not demolished until a COA has been issued for new construction;
2. That the new construction plans that are submitted are similar in design, mass and scale as that shown in the submitted concept plans, so long as it complies with the Unified Development Code and the UDC Design Guidelines.
Staff Recommendation
Staff recommends approval of demolition with the condition that the structure is not demolished until a COA has been issued for new construction.
Issue
The applicant is requesting demolition of the residential structure at 52 Sloan Street. The structure was severely damaged by a fire in late March (2014). No plans have been submitted for new construction.
History
The structure located at 52 Sloan Street was constructed between 1935 and 1940 according to the Fulton County Tax records. It is classified as "Historic" on the Historic Properties Map. The building was constructed in a vernacular style characteristic of mill village properties. It is a simple four room structure with a double fireplace adjoining the two western rooms. While the front entry door is offset from the center, Staff was unable to locate any other signs that the structure may have originally been divided as a duplex with double entry doors and a central fireplace (Staff conducted a site visit after the fire while the house was boarded up). A later addition is present on the rear of the structure.
The structure is not located on the July 1924 Sanborn Map of Roswell.
Previous Approvals:
HPC04-57 Roof replacement using 3-tab asphalt shingles
HPC05-61 Application was incomplete, no description given regarding request
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.
While the structure at 52 Sloan Street is considered historic, Staff does not feel it is a good example of typical Mill Village housing. In addition, the integrity of the structure has been removed over the years due to insensitive alterations. The March fire destroyed any historic fabric that remained. Staff recommends approval of demolition with the condition that a demolition permit not be issued until the HPC approves a COA for new construction.
Department Comments
Arborist
No Comments.
Stormwater
No comments.
Building
No comments.
Engineering
No Comments.
Fire
No comments.
Transportation
No comments.
Materials
Aerial
Letter of Intent
Photographs
Presented by:
Courtney Lankford, Planner II