HPC12-22, 362 South Atlanta St., Rose Animal Hospital, Michael Rosenthal, Land Lot 417
Item Summary:
Applicant is requesting a Certificate of Appropriateness for the purpose of completeing a design-build for a veterinary clinic in an existing building at the 362 South Atlanta St. location.
Staff Report:
Staff Recommendation
Staff recommends approval of the application for alterations, with the following conditions:
1. That the front porch enclosure design be altered so that it resembles an enclosed porch and not an addition, with the final design approved by Staff;
2. That any historic materials are reused;
3. That the applicant obtain a variance from the BZA for the one hundred foot separation requirement from the surrounding residential properties;
In response to Section 31.4.7 of the Roswell Zoning Ordinance, Staff recommends that the Historic Preservation Commission support a variance request as it would not negatively impact the historic property or historic district as a whole.
Issue
The applicant is proposing several alterations to 362 Atlanta Street, including:
· Enclose existing glassed in front porch
o Infill with wood lap siding and 6/6 double hung wood windows
o As part of this alteration, the original exterior wall that is currently encapsulated by the glass porch will be removed to create an open interior space
· Enclose a portion of the right side porch
o Infill with wood lap siding and 6/6 wood windows
· Replace existing single-lite glass double door on front with new multi-lite glass double door
The applicant is not increasing the footprint of 362 Atlanta Street.
History
The structure located at 362 Atlanta Street was constructed in 1940 according to the Fulton County Tax Digest and is classified as "Historic" on the Historic Properties Map.
The estimated date of construction according to the Georgia Historic Resources report is 1920-1929. The structure has been altered extensively to include numerous additions and a glassed in front porch which obscures the front facade.
Previous Approvals:
HPC00-22: Fence, awning, landscaping
HPC07-17: replacement of aluminum siding with 6" cypress, beveled clapboard; stone piers and parging installed under porch (replaced lattice)
HPC09-39: minor approval of railing replacement and two additional parking spaces
Analysis
Front Porch
The front porch on 362 Atlanta Street was previously enclosed with glass (date unknown) and now the current owner wishes to make a more permanent enclosure with wood lap siding and 6/6 wood windows. The design of this proposal will take away the look of a porch and make this portion of the building read as if was original. While the City of Roswell's Design Guidelines strongly discourage enclosing porches, they state that if allowed, the "enclosing material should be a clear, transparent material in order to retain the "open" character of the porch." Enclosing a porch with a glass or wire screen on the inside of the porch supports allows the structure to maintain the historic appearance of its façade as well as allows the work to be reversible at a later date. Staff understands the applicants desire to make a more permanent enclosure and open up the front for a lobby, however, recommends that the design of the enclosure is studied further. For example, using more of a board-n-batten siding underneath the windows will allow for more privacy of the lobby area, while also allowing the area to read as a porch enclosure (fig. 1).
Since the applicant intends to remove the currently encapsulated front building wall (main structure), Staff recommends that any historic materials, including windows, are reused in the project.
Side Porch
While Staff does not support the proposal for the front porch enclosure, Staff does not object to the enclosure on the north elevation as it on a secondary elevation and does not remove the entire porch. Leaving the center portion open to create a covered entrance allows the area to continue to read as a later addition. The use of proposed materials is compatible with the historic structure, but any historic materials should be saved and reused when possible.
Door Replacement
Staff has no objection to the replacement of the existing single-lite glass double door on front with new multi-lite glass double door.
Variance
Staff recommends the HPC consider this discussion of the veterinary clinic to be part of its formal recommendation to the BZA as required in Section 31.4.7. Staff also recommends that the HPC support the variance request.
Department Comments
Building
No comments at this time.
Zoning
Chapter 10.8 of the Roswell Zoning Ordinance states that "in districts where permitted, animal hospitals and veterinary clinics shall have all structures and activities located at least one hundred (100) feet from any property zoned or used for residential purposes. The entire operation of such animal hospitals or veterinary clinics shall be conducted entirely within a sound proof building; and provided, further, that no runs, sun areas, exercise yards, patios or facilities other than required parking spaces be permitted outside such structure." This property does not currently meet the one hundred foot separation requirement with the residential properties to the north and southeast, therefore, a variance must be obtained from the Board of Zoning Appeals.
Fire
The construction and alterations to the building will have to comply with the 2000 edition of the Life Safety Code. This includes the stairs, handrails and guard rails.
Construction plans and a permit will be required.
Materials
Aerial
Letter of Intent
Current Photographs
Elevation Drawings
Site Plan
Survey
Presented by:
Courtney Lankford, Planner II