Title
HPC12-20, 1170 Canton St., Nancy Willis, Land Lot 388
Item Summary:
Applicant is requesting a Certifiate of Appropriateness for the renovation at 1171 Canton St.
Staff Report:
Staff Recommendation
Staff recommends approval of the application, with the following conditions:
1. That all windows and doors be made of wood or aluminum-clad wood;
2. That the shutters be louvered, not paneled;
3. That the original window opening size does not change where cypress shutters are being installed to cover windows for interior privacy;
4. That the exterior detailing of the window surround must remain or be repaired to match the other window openings on the structure;
5. That all 4-tab architectural grade composition shingles be of a weathered wood or slate gray color;
6. That stucco be used on the sides and front of the rear shed dormer to match the remainder of the structure;
7. That the final design details of the rear shed dormer be approved by Staff;
8. That the roof material on the rear shed dormer is 4-tab architectural grade composition shingles;
9. That all mechanical equipment on the rear (west) façade is cleaned up and minimalized as much as possible;
10. That all mechanical equipment be installed at the rear so that it is not visible from Canton Street.
Issue
The building at 1170 Canton Street was originally two separate houses that were connected with a center piece in the 1980s. This application deals with the corrector piece and the northern most structure. The applicant is proposing to make several alterations, including:
Front Elevation:
• Wood framed shed roof overhang with metal clad roof to cover the outdoor dining area (on front façade)
• Conversion of six single light doors to four awning windows and one single light door on connector portion of building (patio)
• Conversion of 1/1 window to a single light door on north portion of front façade
• Note: The four single pane windows on the northernmost portion of the front façade are drawn incorrectly. They are not being replaced and they will remain 1/1 windows to match the rest of the building.
Side Elevation (Left Side)
• Removal of six panel door; opening to be patched with stucco to match exterior
Side Elevation (Right Side)
• Cypress shutters to close over two window openings
• Replacement of six panel door to single light door
Rear Elevation:
• Replace two rear skylights with wood framed shed dormer with three windows (12'4"X4'5"X8'9")
• Cypress shutters to close over two window openings
• Conversion of six panel double doors to six panel single door
General:
• Roof replacement using 4-tab architectural grade composition shingles
• Replacement of stucco using a smoother finish
History
The structure located at 1170 Canton Street was constructed in 1931 according to the 1988 Historic Property Survey. In 1984, the houses at 1164 and 1170 were combined with a center section. Records indicate that both 1164 and 1170 Canton Street were constructed in 1931. There have been several additions over time that has removed any evidence of what the original structures looked like. 1170 Canton Street is currently a brick and stucco, one story structure that has no discernible style.
A fire occurred at the site in 2011 and the northernmost portion has sat vacant since that time. A salon occupies the southernmost portion of the building.
Previous Approvals:
DRB2124(1984) - Connect 1164 Canton Street and 1170 Canton Street
HPC98-40 - new windows and awning
HPC00-31 - patio
HPC01-65 - temporary awning over outdoor patio for winter
HPC04-35 - sidewalk along Canton
HPC10-29 - rear deck and cooler platform
Analysis
Windows and Doors
Typically, a 1931 structure should have all wood windows and door. However, because of the architectural and historic integrity loss, Staff can support the use of wood or aluminum-clad wood windows and doors. Vinyl is not appropriate in the historic district.
The use of a different window configuration on the center portion of 1170 Canton Street mimics that of the 1/1 windows on the reminder of the house, but allows the connector portion to read as a later addition. Staff supports the proposed window configuration.
Single light doors are not only beneficial for commercial spaces, but also historically appropriate. The conversion of windows to doors, removal of door openings, and conversion of double doors to single doors, in the opinion of Staff, will not further detract from this structure or its non-historic status in the historic district.
Shutters
The Design Guidelines state that shutters should "fit the opening and appear to be operable" and "be of wood construction and be of louvered designs rather than solid or raised panel designs." While the applicant has proposed paneled shutters, Staff recommends that the shutters be louvered to appear fully operable. The Design Guidelines also state that "window openings shall not be covered by a false front of enclosed." Staff, however, supports the enclosure of the windows to allow for privacy in the restrooms since this is a non-historic building and the enclosures are not located on the front facade. Staff conditions the approval on the size of the original window openings not changing, so that this alteration can be reversed at a later date, if need be. The exterior detailing of the window surround must also remain or be repaired, matching the other window openings on the structure (i.e. soldier course sill on brick elevations).
Roof Material
The applicant is intending to replace the current 3-tab composition roof with a 4-tab architectural grade composition roof. This new roof shall be in a weathered wood or slate gray color. 4-tab shingles in these colors mimic historically appropriate roofing materials.
Exterior Cladding
Staff supports the replacement of the highly textured stucco with a smoother coat of stucco. Staff commends the applicant on this improvement.
Shed Roof Overhang
The construction of the shed roof overhang for the outdoor dining area is compatible with the existing structure and the surrounding buildings. The height and scale is proportional and the structure is set back behind the front building wall. The use of wood and standing seam metal is appropriate and will provide an attractive front to the commercial structure. The slope of the shed roof is minimal and therefore, will not detract from or overwhelm the existing structure.
The overhang is drawn as open on three sides. Many restaurants have desired to install temporary sides to their outdoor dining areas in the winter to keep the cold air out. If the applicant wishes to do, they must use clear roll up screens and they may only be present during the winter months.
Shed Dormer
The Design Guidelines state that "dormers should be carefully placed to be compatible and to have the least negative impact on the exterior appearance of the site, structure, and surrounding buildings." To achieve this, small dormers on the rear are typically the most appropriate.
The applicant is proposing to replace the two skylights on the rear with a wood framed shed dormer that measures 12'4"X4'5"X8'9". The ridgeline of the dormer does not exceed past the ridgeline of the existing roof structure, and therefore, is not visible from Canton Street. The drawing shows the dormer as having three individual windows with wood siding around the windows and on the two sides of the dormer. The applicant intends to install three larger, side by side windows than what is shown on the drawing, eliminating a lot of the wood shown. Staff suggests that the applicant not introduce a new material and recommends the use of stucco on the front and sides of the dormer. Staff also recommends the use of a 4-tab architectural grade composition shingle for the roofing material to allow the dormer to blend in as much as possible. A standing seam metal roof on the rear will only draw attention to the large dormer. While the width of this dormer is rather large, Staff does not object to it since it is located on the rear, is not visible from Canton Street, and is located on a non-historic structure.
Since the design of the dormer is likely to change slightly, Staff conditions that the final design details of the dormer be approved by Staff.
Mechanical Equipment
Most of the mechanical equipment was destroyed in the fire that occurred in 2011. During construction, the applicant intends to clean up and minimalize the amount of visible mechanical equipment as much as possible. No large power ventilators will remain, but hood exhausts, fresh air intakes, and vent stacks for the furnace will be present. Staff recommends that the applicant work with a mechanical engineer to minimize the amount of mechanical equipment on the roof. Mechanical equipment should be installed at the rear and should not be visible from Canton Street.
Department Comments
Arborist
Permit 12040303 - removal of tree growing into foundation of building.
Building
A demolition permit is required for this project.
Verify the existing structure is capable of supporting the additional loading.
Fire
No comment at this time.
Presented by:
Courtney Lankford, Planner II