Title
HPC10-35, 963 Canton Street, Ceviche, Land Lot 413
Body
Item Summary:
Applicant is requesting a Certificate of Appropriateness for an addition to Ceviche Restaurant
Staff Report:
Background
The structure located at 963 Canton Street was constructed in 1900 according to the Fulton County Tax Digest. The 2001 Historic Properties Survey classified the property as Historic with an estimated date of construction from 1940-1949.
Proposal
The applicants proposal is for a 340 square foot addition at the rear of the existing building. The increased square footage will allow for additional bathrooms, storage and seating. The addition will be constructed of concrete block to match the existing walls. An open air rooftop deck is proposed for the rear addition. The deck will seat 25 people and will be enclosed with a metal fence.
Zoning
The property is zoned H-R/C-1. (Historic Roswell / Central Commercial District)
North: H-R/C-1 (Historic Roswell/Central Commercial District)
South: H-R/C-1 (Historic Roswell/Central Commercial District)
East: H-R/C-1 (Historic Roswell/Central Commercial District)
West: H-R/ C-1 (Historic Roswell/Central Commercial District)
Department Comments
Landscape Architect
1. Do not put details on drawings that do not apply i.e. tree protection and planting details.
2. Site requires 1.26 tree density units. Plant tree(s) in rear if possible or pay offfee of $277.20.
3. Remove tree recompense note it is not correct.
Building
1. Approved for concept.
Engineering
1. Ensure that all utilities e.g.electrical, gas meters, HVAC units, vents, etc., are placed onsite and do not extend over adjacent lots. Owner shall acquire easements for all encroachments.
2. Will side exit require access easement on adjacent property or is it sufficient that all persons requiring egress go upstairs to exit? What if adjacent owners also extend their buildings?
3. Sidewalk along alley should be 5 brick sidewalk as required along public Right-Of-Way in Historic District. Determine whether the beauty strip needs to be 5 feet also.
4. Recommend draining the deck to the rear public Right-Of-Way alley, not to adjacent lots. Locate any existing storm drains traversing the area and address prior to LDP. Each of the adjacent properties have private storm inlets and I am not
sure where they drain.
5. Provide Erosion Control BMPs to protect downstream inlet.
6. Direct roof drains to ROW, if possible, coordinate with Public Works/Environmental.
Fire
1. The design professional lists this as a mercantile occupancy with 50 occupants
if this is a change in occupant load this will now be considered a Public Assembly and additional requirements for the first floor may be necessary to bring it into Code.
2. The building must comply with all requirements of the 2000 edition of the Life Safety Code.
Public Works/Environmental
1. Additional impervious area of 340 s.f. is less than the 5000 sf trigger therefore
the Stormwater Ordinance does not apply.
Transportation
1. There are no comments at this time.
Significance
The source of documentation for the construction date of the house is from the Fulton County Tax Assessor. Property records list the building date as 1930. The Historic Properties Map classifies the building as Historic.
The structure is an example of a one story commercial building constructed in the 1930s. The building has large plate glass display windows with a simple entrance and shed roof awning.
Surrounding Area
The surrounding Canton Street area includes typical late 19th/early 20th century commercial buildings to the south and residential structures now utilized as commercial buildings to the north. The stores of Canton Street and Elizabeth Way feature a zero setback and are one to two stories in height, typical of commercial buildings of their age. Many have awnings of shed roof extensions to protect pedestrians.
Design Guidelines
New construction defines two activities: a) construction of entire new principle buildings and b) new additions to historic buildings. New structures and additions should fit the context of the historic commercial area by respecting the patterns of the historic buildings. Architectural characteristics of the existing historic buildings should be incorporated into new designs.
Mechanical Systems
Mechanical systems and satellite dishes should not be visible from the public view.
No new mechanical systems are shown on the plans. If required, all systems should be screened from public view.
Roofs
New construction should respect roof pitches, shapes, orientation, and materials found in the district.
The proposed roof addition will match the existing roofline but will be sloped slightly to drain in three directions. This is in compliance with the Design Guidelines but the applicant must consult with their adjacent property owners and the City Engineer to insure that this does not cause a drainage problem. The roof dining area will be enclosed with a metal fence.
Exterior Materials
New buildings should use exterior materials common to buildings in the district.
The applicant has proposed to use concrete block to match the existing building.
Windows and Doors
New construction should respect the pattern of windows and doors of buildings in the vicinity.
Though not historic, windows are present on the rear façade of the existing building. No windows are proposed for the new addition. A new single door is provided on the left (south) side elevation which will serve as the access from the interior of the restaurant to the deck. Although the rear elevation is not visible from Canton Street, it is visible from the rear alley. Rear additions such as what is proposed could spur rehabilitation in the alley making it a more desirable place to walk, shop and dine. Staff would encourage the addition of a window the rear addition for this reason.
Staff Recommendation
The staff recommends approval with the following conditions:
1. The applicant must coordinate with the City Engineer and Public Works Departments to prevent any drainage issues on and around this site.
2. A window (or windows) should be considered for use on the proposed rear addition.
Materials
Letter of Intent
Site Photos
Floor Plan/Elevations/Site Plan
Photos
Georgia Historic Resources Report
Presented by:
Cherith Marshall, Planner II