HPC201401818, 1105 Canton St., Flying Pig Capital, LLC/Julie Hayes
Item Summary:
Renovation/Restaurant conversion
Staff Report:
Staff Recommendation
Staff recommends approval of the partial demolition.
Staff recommends approval of the addition and alterations, with the following conditions:
1. That the final brick and stone selection be approved by Staff and a HPC sub-committee in the field with a mock up;
2. That all the equipment needed for the kitchen is located on the rear, within the parapet wall of the rear addition;
3. That a double row of hedges is planted along the perimeter of the front parking spaces to screen said spaces from Canton Street;
4. That the applicant meets all the comments submitted during the internal review process.
Issue
The applicant is requesting to make significant changes to 1105 Canton Street in order to convert the space into a new restaurant. Included in their request is:
· Demolition of the gable on the northwest addition; Gable will be reconstructed to match the pitch of the gable on the original portion of the house
· Demolition of the hyphen between the northwest addition and the original portion of the house; hyphen will be rebuilt to better connect the addition to the original portion of the house.
· Demolition/conversion of the bay window on the front façade from an angled bay to a boxed bay
· Demolition of rear conservatory addition
· Demolition of rear dormer
· Replacement of stone on front façade
· Door and window alterations:
o Increased/decreased openings
o Door and window conversions
o Replacements
o Windows to be aluminum clad windows with applied SDL grilles (sourced from Anderson Windows and Doors).
· Addition of a second projecting gable at front entry
· Addition of metal roof accents on front façade
· Roof replacement using Cambridge Architectural shingles in Driftwood
· Addition of raised patio on northwest side of the front façade, including an ADA ramp that runs along the north elevation
· At grade patio on southwest side of the front façade
· Rear addition with parapet roof form to conceal restaurant equipment
· Dumpster pad and enclosure at rear
· Parking lot reconfiguration in rear
· Addition of 8 parking spaces in front
History
The structure located at 1105 Canton Street was constructed in 1945 according to the Fulton County Tax Digest and it is classified as "Historic" on the Historic Properties Map. The one and a half story, cross gabled brick house was constructed in an English vernacular revival style. It features a chimney on the front façade as well as a projecting bay window. Several additions and alterations have occurred to this structure over time. While the Historic Properties Map lists the structure as "historic," Staff does not feel that the structure is a contributing resource to the local historic district.
Previous Approvals:
HPC07-06 - conservatory addition
HPC07-10 - fence, awning, storage building, concrete pad for proposed sunroom
HPC07-35 - patio addition, changes to HPC07-10
Analysis
Demolition
The Design Guidelines state that "demolition of historic structures should not occur." 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."
Staff believes that the areas proposed for partial demolition are inappropriate and therefore, recommends approval of partial demolition. The proposed alterations bring more integrity to the structure, therefore, improving the property and the surrounding historic district.
Alterations
Alterations to the front façades of buildings are typically discouraged. However, the proposed alterations significantly approve the look of the structure at 1105 Canton Street. Staff commends the applicant on improving the structure and coming up with a more cohesive and appropriate design for the front façade. Staff recommends hiring a skilled craftsman to patch the brick along the areas when window/door openings are changing as a bad patch job could negatively impact the appearance of the structure.
Addition
The Design Guidelines state that "new construction (additions) should respect roof pitches, shapes, orientation, and materials found in the district." The proposed addition meets these requirements and compliments not only the rest of the structure, but the surrounding historic district as well. Staff commends the applicant on the rear parapet as it will be able to screen exhaust fans and other necessary equipment that will serve the interior kitchen.
Materials
Staff does not normally support the use of aluminum-clad windows on a structure built before 1969, the year when aluminum-clad windows became commercially available. However, due to the fact that Staff feels this structure is not a contributing resource and due to the amount of changes occurring to the structure, Staff considers the construction date to be 2014 and therefore supports the requested aluminum clad windows with applied SDL's.
Staff supports the roof replacements using an architectural shingle and metal roofing. Staff also supports replacing the existing stone on the building with one that will be approved in the field by Staff and a HPC sub-committee.
Patio, Walkways, ADA Ramp
Brick and stone are appropriate materials for patios, walls, and walkways in the historic district. The use of stone on the raised patio on the left of the front façade ties in the use of the stone on the main portion of the structure. The patio also brings additional interest to this less adorned portion of the façade. Staff commends the applicant on tying in the ADA ramp with the raised patio as it softens the appearance of the ramp and obscures it from view from Canton Street.
Dumpster Enclosure
Dumpsters must be screened in the historic district. The applicant is intending to match the dumpster enclosure next door at 1095 Canton Street.
Parking Lot Reconfiguration
The Design Guidelines state that "parking lots should be screened from public view, located behind or to the side of the building, and should not be located in the front." Due to the demands a restaurant has for parking, the applicant has had to incorporate 8 parking spaces along the front driveway of the property. Staff recommends that a double row of hedges are planted to screen these spaces from the street.
Department Comments
Arborist
1. Tree plans to be in the form of a to-scale map or site plan on a current boundary survey, prepared and sealed by a registered land surveyor, registered landscape architect, ISA certified arborist or registered forester; submit as a separate drawing when appropriate.
2. Denote location of all specimen tree(s), plus all trees which will be preserved and counted toward site tree density unit requirements (trees with caliper measurement of three inches or greater can be counted).
3. Label specimen tree(s) including critical root zones (CRZ), CRZ = 1.5 x DBH (diameter at breast height)
4. Identify tree save areas including natural areas, buffers, limits of clearing, staging areas and all other land disturbance. No material storage permitted in tree save areas.
5. Provide tree density calculations for the purposes of complying with minimum required tree density (30 units per acre). Includes single family lots one acre or greater.
6. Specify planting schedule with proposed tree species (botanical and common), quantity, size, spacing, and any special notes.
7. Specify replacement trees that meet minimum size requirements, 3" caliper overstory, and 2" understory minimum.
8. Show location of active and passive tree protection, provide detail of active tree save fence.
9. Article 16 - Landscaping includes specifics on screening, buffer and landscape strips, parking area landscaping, landscape strips adjacent to street right-of-way requirements, monument sign planting etc.
10. Tree protection fencing must be installed and approved by the City Arborist prior to issuance of the Minor LDP - Grading permit. Contact the City Arborist at 770-594-6293 for inspection whenever specimen trees, buffers, or tree save areas are located on or adjacent to the site.
11. A tree removal permit is required for all trees 3-inch caliper or greater.
12. A tree removal permit is required for removal of specimen trees.
Building
1. Areas of partial demolition may expose need for repair and/or replacement of structure.
Fire
Reviewer Paul Piccirilli
1. This is a change of use from a retail/mercantile occupancy to assembly occupancy. The approval of this permit is for exterior work only. All interior modifications must be included in a plans submittal and permit process. All construction must be in compliance with the 2012 edition of the Life Safety Code.
Engineering
No comments received at this time.
Public Works/Environmental
1. The underground vault is noted. Please add note that water quality treatment will also be accomplished in the vault by infiltration or that water quality treatment will be achieved in another LID system.
Materials
Aerial
Letter of Intent
Photographs
Roof Material Spec
Site Plan
Demolition Plan
Elevations
Presented by:
Courtney Lankford, Planner II