Title
201303043, 1207 Canton St., James McClure
Body
Item Summary:
Addition of parking deck and expansion to current structure
Staff Report:
The applicant is requesting to remove an existing 1,792 square foot building and replace with a 3,000 square foot building as well as build an additional 2,600 square foot building at the rear of the property.
Site Plan Analysis
The site plans shows the size and location of the proposed building over the footprint of the existing building. Phase 2 shows the location and layout of the second building. The applicant is proposing to provide 61 parking spaces.
Landscape Plan Analysis
The landscape plan shows the addition of Alle Elm, Cherokee Princess Dogwood and Eastern Redbud.
The site is required to have a tree density factor of 39.6 units and the applicant is providing or saving 66.1 units.
Elevations
The phase 1 building will have four suites with double door access in front of each. The front elevation shows two stories of covered porch area. The building will be tan with green shutters and composite shingle roof. The phase 2 building will be a smaller version of phase 1 with three suites.
Applicant will bring color samples and building materials to the meeting.
Design Guidelines
The site is regulated by the City Wide Design guidelines.
Department Comments
Engineering:
• Landscape Buffer appears to be used currently as a truck parking lot. Will this area be a landscape buffer? If so it should be vegetated to buffer standards. Is this area considered openspace in the calculations? It doesn't appear to be open space. Is there a formal interparcel access to the south?
• Provide specimen tree removal recompense calculations. Specimen Trees where the CRZ is impacted more than 25% shall be recompensed.
• Gravel areas shall be paved with hard surfaces to serve as access and parking for the new buildings. Gravel surfaces are only allowed in the Historic District.
• This area has had downstream drainage issues which should be addressed. This lot appears to be impacted more than 50% by the proposed development and will need to bring the entire site into compliance per the stormwater ordinance.
• Plans should show all existing improvements on the property.
• Plans should clearly delineate all limits of all impervious surfaces in the proposed condition and all limits of disturbance.
• A more detailed site plan is needed to provide full comments.
• Tree Survey appears to be at least 8 years old. It is the same as used in 2005. Please remeasure all trees on the property.
• Previously approved plan was approved for 20% impervious surface in 2005. How did it get to be 45,308 sf impervious.
• Where are the new landscaped areas?
• Address outdoor lighting. Provide photometric analysis and light fixture details.
Arborist:
• RDF shown as 39.6 on plan, shown as 4.2 in plant list - correct.
• Label specimen tree(s) including critical root zones (CRZ) on SPECIMEN TREES ONLY, CRZ = 1.5 x DBH (diameter at breast height).
• Show requirement for (2) two-year Landscape Maintenance & Replacement Bond at final acceptance.
• Show location of active and passive tree protection, provide detail of active tree save fence.
• 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.
• A tree removal permit is required for all trees 3-inch caliper or greater, if lot is 1-acre or more.
Transportation:
• Maintain the existing back access on Woodstock Street. Improve the back access on Woodstock St. if necessary.
• Per City of Roswell standard construction, section 2.1.6.A, access located within 250 feet of signalized intersection shall be restricted to right/in-right/out only.
• Per City of Roswell standard construction, section 2.1.6, property frontage less than 200 feet shall only have 1 driveway. Combine all the existing driveways along Canton St. into 1 driveway located as far from the signalized intersection as feasible. Driveways shall be closed with appropriate curb & gutter and sidewalk.
• Verify ingress/egress is met as defined in the City or Roswell construction manual, section 2.1.6.C.
• Gravel driveways adjacent to travel lane are unsafe due to lack or reduce braking friction and gravel material spilling into the travel lane. Paved the driveway with a harden material to not less than 20' from the nearest travel lane striping.
• Consider placing the building near Canton Street and provide parking in the back.
• Consider pedestrian connectivity to the adjacent park on the east.
Fire:
• A fire flow test is required to determine if there is adequate water available for firefighting. The fire flow test must be conducted in accordance with the 2006 edition of the International Fire Code and appendix B with fire hydrant placement in accordance with appendix C
• I would need better details for the parking area to determine if there is adequate access for fire apparatus. The drive is well over 150', which requires an approved turnaround in accordance with appendix D.
• The rear building is quite far from the street, we will need to see where the nearest fire hydrants is located and that hydrant must be within the allowable distance in accordance with the IFC.
• Inadequate fire flow could result in the requirement of a fire sprinkler system in the building. the fire flow required is in the chart in appendix B.
Building: No comment.
Environmental: Approval of the concept does not imply approval of a design for stormwater ordinance compliance.
Recommended Conditions
Staff recommends that this applicant be reviewed as an initial to address staff comments before LDP/Building Permit phase.
Attachments
Application, letter of intent, site plan, elevations.
Presented by:
Kevin Turner, Planner II