HPC201401947, 1025 Canton St., Cimerron Properties, Inc./Bob Hagan
Item Summary:
After-the-Fact Demolition of Shed
Staff Report:
Staff Recommendation
Give that the structure was removed before staff could make an assessment; Staff is
unable to make a recommendation.
Issue
The applicant is requesting after-the-fact approval for demolition of a shed at 1025
Canton Street.
History
History of the application for the after-the-fact demolition of the shed:
November 22nd, 2013: Staff received a complaint that the shed at 1025 Canton Street
was being removed. A stop work order was issued while in the shed was in the early
stages of demolition (siding was being removed). It was explained to the property owner
that the shed could either be put back together or the owner could apply to the HPC for a
COA for demolition.
February 24th, 2014: It was discovered that the shed was removed without HPC approval
or a building permit. A letter was sent to Mr. Hagan from Angie Tkacsik stating the Mr.
Hagan needed to appear before the HPC to give reason for why the shed was removed
without HPC approval or a building permit for demolition.
March 12th, 2014 - HPC Hearing: Mr. Hagan was unable to attend the March 12th, 2014
HPC Hearing so the discussion item was moved to the April 9th, 2014 HPC Hearing.
April 9th, 2014 - HPC Hearing: Mr. Hagan was unable to attend again, but he sent a
representative in his place (Mr. Theo Cook). Following discussion of the matter, the HPC
stated that Mr. Hagan needed to make a formal application for after-the-fact demolition
of the shed at 1025 Canton Street.
May 15th, 2014: An application for after-the-fact demolition of the shed was made with
the City of Roswell.
Previous Approvals for all structures at 1025 Canton Street:
HPC02-63: Paint structure
HPC02-76: Convert use from residential to office/commercial; add parking lot
HPC04-05: Porch railings
HPC04-45 and HPC04-51: Demolition of barn, which was deemed unsafe by the city;
approval of construction of a new barn; relocation of shed
HPC05-67: Minor application for site plan changes including approval to turn relocated
shed 90 degrees
HPC07-40: Minor application for fence for dumpster pad
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,
Prepared by the City of Roswell Community Development Department for the Historic Preservation Commission meeting
of July 9, 2014.
Page 3
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.
Since the shed was demolished before Staff was able to do a review of the Structure,
Staff cannot make a formal recommendation on whether any of the criteria for demolition
was met. From pictures taken at the time the complaint was received, the structure did
look to be in a stage of deterioration. However, based on previously information obtained
from past COA applications, it would appear that the shed did have some historic
significance as it was relocated and saved in 2004/2005. Information pulled from the
previous applications is below.
HPC04-45 and HPC04-51: Shed was relocated, not demolished, so a new barn could be
built. The Staff report states that "both the principle building and the outbuilding are
significant." Condition stated that "the outbuildings in the back shall have no changes
made to them; however, they are to be maintained so that they do not deteriorate. No
meeting minutes are available due to a lack of a quorum at the Nov. 10th, 2004 HPC
Hearing. Item was approved due to the requirement that an action is taken within 45
days of application.
HPC05-67: Shed was rotated 90° on the site plan.
Department Comments
Arborist
No Comments.
Stormwater
No comments.
Building
No comments.
Engineering
No Comments.
Fire
No comments.
Transportation
No comments.
Materials
Aerial
Photographs
2005 Site Plan
Presented by:
Courtney Lankford, Planner II