CITY OF SAVANNAH HISTORIC DISTRICT BOARD OF REVIEW REQUEST FOR CERTIFICATE OF APPROPRIATENESS

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1 CITY OF SAVANNAH HISTORIC DISTRICT BOARD OF REVIEW REQUEST FOR CERTIFICATE OF APPROPRIATENESS STAFF RECOMMENDATION PETITIONER: FILE NUMBER: ADDRESS: Todd Huntington, GPD Group 520 S. Main Street - Ste 2531 Akron, OH H East River Street DATE: NATURE OF REQUEST: The applicant is requesting approval for new construction, Part I Height and Mass and Part II Design Details, of a one- and two-story commercial structure at 504 East River Street. The property is located on the north side of River Street along the Savannah River within the Factors Walk Character Area of the historic district. The petition for Part I, Height and Mass was continued to for consideration of both Parts I and II. CONTEXT: The property is on the north side of River Street on the banks of the Savannah River within the Factors Walk Character Area of the Savannah National Historic Landmark District. The north side of River Street was once a fully developed area with wharves, structures, and buildings which serviced the waterfront industries (Figure 1). Overtime, the historic fabric has disappeared and today a majority of the north side is public land used for recreation. Figure Koch view; approximate project location shown in red.

2 Page 2 Historic Background: Historically, the subject property was comprised of the J. Merriman s Resin Wharves, one-story wood frame structures supported on brick piers that lined the riverfront (Figure 2). By 1898, these structures were gone and replaced with E. B. Hunting & Co. Lumber Yard (Figure 3). A series of wooden platforms and walkways connected the buildings on the south side of River Street to the river (Figures 3 and 4). Figure Sanborn Fire Insurance Map; approximate project location shown in red. Figure Sanborn Fire Insurance Map; approximate project location shown in red. Figure Sanborn Fire Insurance Map; approximate project location shown in red.

3 Page 3 Because most of the historic context for the north side of River Street is lost, visual compatibility for any new construction must focus on the existing historic resources on the south side of River Street and the design standards which were created to provide for compatible infill development consistent with the historic development pattern of the north side of River Street. Historic documentation of what once stood on the north side of River Street is provided to better understand what once comprised the north side. Below is a twentieth century photo of this site (Figure 5). Most of the photographic evidence readily available from the Georgia Historical Society on-line collection depicts the western portion of River Street and these images are provided below (Figures 6-9). Figure 5. River Street looking west from the East Broad Street ramp, date unknown, from Historic District Board of Review photo collection at the MPC. Figure West Bay Street, River Street behind Georgia Supply Co. 1948, Foltz Photography Studio collection from the Georgia Historical Society. Figure 7. River Street 1948, Foltz Photography Studio collection from the Georgia Historical Society.

4 Page 4 Figure W. River Street, Bethlehem Steel Co., 1935, Foltz Photography Studio collection from the Georgia Historical Society. Figure 9. West River Street, 1936, Foltz Photography Studio collection from the Georgia Historical Society. These images illustrate a collection of one and two-story brick and wood frame structures fronting directly onto River Street. They featured mostly long gable roofs that ran parallel to the River with some front facing gables on anchor buildings. Structures were utilitarian and industrial in nature with large openings containing sliding doors or windows. Site Plan Review: The property is zoned B-B (Bayfront-Business) and 100% building lot coverage is permitted. The General Development Plan (GDP) was submitted for Site Plan Review (SPR) February 2, Comments from that meeting include: Stormwater, Jian Fei: Park & Tree, Gordon Denny: Traffic Engineering, Cindy Coddington: Street Maintenance, Carey Purvis: Water/Sewer, Brion Ehret The Stormwater Management Department will be adopting new regulations that may affect the drainage design of the project. Accepted the GDP Illustrate sidewalk and utility poles. The general concept is acceptable; however, the city prefers public sidewalk to be within the right-ofway for maintenance and liability. Suggests replatting the lot line along River Street frontage to match adjacent parcels so sidewalk and underground utilities are in the public right-of-way. Provide details of water and sewer services in Specific Development Plan. Following this meeting the building was relocated on the site to be setback from the utilities further west on the property.

5 Page 5 FINDINGS: Redevelopment of the site at 504 East River Street for structures is consistent with the historic development pattern and is appropriate. Demolition of the existing structures and elevation of the site was approved by the Board on December 14, 2012 with the condition that alternatives to fully connect the adjacent sites to provide a seamless elevation are developed and submitted to staff for review (File No. H ). Continuity amongst adjacent properties is important to achieve overall compatibility on the north side of the street. The petition for Part I, Height and Mass was continued from the February 8, 2012 meeting. The following changes have been made to the design in an effort to respond to Board and staff comments: 1. The front yard setback has increased from 14 feet to 22 feet to not be sited above the existing utility easement. 2. The ADA ramp is relocated to the east elevation within the side porch. 3. The center recess has been eliminated. 4. The design has been restudied to feature two distinct segments instead of the previous three segments. 5. The one-story segment on the east is setback five feet from the two-story west segment with a porch projecting forward aligning with the adjacent building façade. 6. The roof shape maintains a flat roof behind a parapet throughout the design and the center and double gables have been eliminated. 7. The two-story section has increased in height from 28 to 29.5 feet and the one-story section has been reduced from 24 to 21 feet tall. 8. The proportion of windows and window types has been simplified and are more consistent throughout the exterior. 9. The amount of voids has been increased to provide greater transparency through the center and eastern segments. The entrance has been significantly opened up with a wider stair and full storefront. The kitchen and service area is located in the western half of the building. New openings are proposed on all facades. 10. The rear porch has been extended to wrap the entire one-story segment and span the river side. Piers are expressed in the brick porch foundation wall. New Construction, Part I, Height and Mass: New construction on Factors Walk is exempt from commercial and large-scale development standards. Standard Proposed Comment Applicable Part I Factors Walk Character Area Standards: Setbacks: A 10 foot pedestrian setback shall be provided along the river's edge and on the north side of River Street. A 20 foot setback is proposed along the river s edge to align with the existing walk to the east. A 22 foot setback is proposed on the north side of River Street to the building face. Staff recommends approval. The design has been restudied to maintain a regular wall of continuity with minimal setbacks/recesses to reinforce the historic development pattern of the Factors Walk Character Area.

6 Page 6 Standard Proposed Comment Height and placement: New construction north of River The proposed building is placed perpendicular to the River and is The standard is met. Street shall be placed one-story in height with a twostory expression on the west end. perpendicular to the river and shall not exceed two stories in height. Applicable Part I Visual Compatibility Factors and Design Standards: Rhythm of Structure on The proposed structure will have Street: The relationship of a approximately 135 feet of open structure to the open space space between it and the between it and adjacent neighboring non-historic onestory structures shall be visually wood sheds, which are free compatible with the open spaces standing detached structures. between contributing structures to which it is Visually Related. This open area and the remaining property to the immediate east is Building Height: Height of a building and the height of individual components shall be visually compatible to the it is visually related. to be redeveloped at a future date. The proposed building is broken up into two distinct sections varying height. The two-story section on the west end is 29.5 feet tall. The one-story eastern section is 21 feet tall. The standard is met. There are only two structures on the north side of River Street which are freestanding. Open space between structures on the north side of River Street allows for views of the River and is generally encouraged in new development. Staff recommends approval. The height and the roof shape(s) have been restudied to address comments received. A crawl space or partial basement that is four feet or less above grade shall not count as a story. Non-habitable rooftop structures such as parapet walls not over 4 feet high and mechanical or access structures shall not be considered a story. Proportion of Structure s Front Façade: The relationship of the width of a structure to the height of its front façade shall be visually compatible to the it is Visually Related. Proportion of Openings: The relationship of the width of the windows to height of windows within a structure shall be visually compatible to the the structure is Visually Related. The finished floor is three feet above grade to meet the flood plain and City requirements. The proposed building fronts onto River Street. The building is approximately 112 feet wide and 29.5 feet tall. It has been redesigned to appear as two-story brick structure with a one-story extension. The number of window types and proportion of openings have been simplified to provide greater consistency in the fenestration. All openings are rectangular and exceed the 5:3 ratio requirement. The center entrance features wider more industrially inspired window openings and there Staff recommends approval. The building has been redesigned to have a more unified appearance similar to many of the industrial structures that once stood on the north side of River Street featuring the same roof shape and materials. Staff recommends restudy of the window proportions on the east and north facades to correspond to a type used on the River Street façade to provide greater consistency and more transparency within the exterior.

7 Page 7 Standard Proposed Comment proportions are carried over to the punched openings in the remainder of the two-story fenestration. Large amounts of glass are used at the ground floor entry and within the one-story extension. (Proportion of Openings continued) All windows facing a street, exclusive of storefronts, basement and top story windows, shall be rectangular and shall have a vertical to horizontal ratio of not less than 5:3. Accent windows may be round or other shapes. The centerline of window and door openings shall align vertically on the primary façade. Paired or grouped windows are permitted, provided the individual sashes have a vertical to horizontal ratio of not less than 5:3. Rhythm of Solids-to-Voids: The relationship of solids to voids in the facades visible from the public right-of-way of a structure shall be visually compatible with the the structure is Visually Related. The distance between windows shall be not less than for adjacent historic buildings, nor more than two times the width of the windows. Rhythm of Entrances, Porch Projections, Balconies: The relationship of entrances, porch projections, and walkways to structures shall be visually compatible with the they are Visually Related. Openings have been relocated to align both vertically and horizontally. Punched openings are incorporated into all facades with larger openings on the second floor and fronting onto River Street. The number of openings on the west elevation has increased from three to four to align vertically over the false doors below. The number of openings on the east and north elevations within the side porch has doubled. A one-story wrap-around verandah is proposed around the entire one-story segment and spanning the north façade along the River under a metal shed roof supported by wood columns on a brick foundation. A suspended canopy is proposed over the main entry below the open gable roof. Staff recommends providing a bay of four window openings in the western segment of the south façade fronting River Street to provide greater voids within the solid wall and so the distance between windows is no greater than two times the width. The one-story verandah is compatible with open shed-like structures which once appeared on the north side of River Street as shown in the 1891 Koch view. Staff recommends that the design details of the verandah be more compatible with the industrial nature of River Street and consider using a suspended canopy similar to the one over the main entrance which would eliminate the need for the wooden posts that appear out of place on the brick and metal porch.

8 Page 8 Standard Proposed Comment The building is on a three foot elevated finished floor with a metal railing above the wraparound porch. Walls of Continuity: Appurtenances of a structure such as walls, wrought iron, fences shall form consistent walls of enclosure along a street. Roofs shapes: The roof shape of a structure shall be visually compatible with the it is visually related. Scale: The mass of a structure and size of windows, door openings, porches, column spacing, stairs, balconies, and additions shall be visually compatible with the the structure is Visually Related. The structure has been simplified to have two distinct segments with flat roofs surrounded by a parapet. The proposed structure is one and two stories tall spanning over 100 feet along River Street. Punched openings, storefront, and ribbon windows are used throughout the exterior to break up the brick exterior. Staff recommends approval. The ramp has been relocated and the center and eastern segments have been aligned to have a flush building façade to and allowing the south building façade to provide the wall of continuity along River Street. Staff recommends approval. The roof shape has been both simplified and is consistent throughout the design. Both gable and parapet roof shapes exist along River Street and are generally consistent from building to building with little complexity. Staff recommends approval with the condition that more openings be provided in the two-story segment fronting River Street as stated in Rhythm of Solids-to- Voids. Significant changes have been made to create a massing that is compatible with surrounding historic structures. The following Part II, Design Details, standards ppply: Standard Proposed Comments Applicable Part II Factors Walk Character Area Standards: Buildings shall be made of brick, ballast stone or wood. Exterior walls are made of red The standard is met. Acme Brick, type Quorum. Applicable Part II Visual Compatibility Factors and Design Standards: Exterior Walls, Materials: Red brick (see type above) The relationship of materials, exterior walls. texture and color of the facade of a structure shall be visually Cast stone lintels and sills are compatible with the proposed. predominate materials, textures, and colors used on contributing Paint Grip metal roof and coping structures to which the structure is Visually Related. Douglas fir porch columns and beams painted Sherwin Williams Copper Mountain Shutters: Benjamin Moore Mountain Moss Provide brick sample board to review multiple bricks. Provide mortar sample, manufacturer and color. Provide color name and manufacturer for cast stone. Provide a detailed wall section. The copper painted wood columns on the porch are not compatible with the black metal railing. The black metal railing is compatible with railings within the Factors Walk Character Area.

9 Page 9 Standard Proposed Comments Doors: Sherwin Williams Copper Mountain. (Exterior Walls, Materials continued) Entrances: Door frames shall be inset not less than three (3) inches from the exterior surface of the façade of a building, excluding façades with wood siding. Doors shall be made of wood, clad wood, glass, or steel Windows: Windows facing a street shall be double or triple hung, awning, casement or Palladian. Double glazed (simulated divided light) windows are permitted on nonhistoric facades and on new construction, provided, however, that the windows meet the following standards: the muntin shall be no wider than 7/8 inch; the muntin profile shall simulate traditional putty glazing; the lower sash shall be wider than the meeting and top rails; extrusions shall be covered with appropriate molding. Window sashes shall be inset not less than three inches from the exterior facade of a building, excluding exterior surfaces with wood siding. In new construction windows shall be constructed of wood or wood clad or metal. Solid vinyl windows shall be prohibited. Shutters: Shutters shall be hinged and operable and sized to fit the window opening. The placement of the horizontal rail shall correspond to the location of the meeting rail of the window. Shutters shall be constructed of durable wood. Doors are wood with center window panels painted Sherwin Williams Copper Mountain Windows are Marvin wood storefront in Desert Beige. The storefront is a Marvin wood storefront. Shutters are to be custom operable wood bi-fold shutters. Staff recommends restudy of the wood column to be metal to match the railing or consider a suspended canopy similar to the one proposed over the entry. Provide manufacturer specifications for doors and section through opening. Windows facing the street must be double or triple hung, awning, casement or Palladian. Staff recommends using casement windows on the south elevation to meet the standard. Staff recommends using the same proportion of windows on the south east and north facades; staff also recommends using the same light pattern in these openings to be compatible. Staff recommends approval of the storefront for the entrance and large openings within the one-story segment provided that the manufacturer specifications for Marvin wood storefront are submitted for review. Provide section detail through openings to illustrate headers, sills, and window placement within wall. The standard is met.

10 Page 10 Standard Proposed Comments The roof is predominantly a flat roof surrounded by a brick parapet with two string courses and a coping. A 4:12 pitch is provided on the shed roof over Roof Shape: Gable roof pitches shall be between 4:12 and 8:12. Parapets shall have a string course and a coping. Roofs shall be covered with standing seam metal, slate, tile or asphalt shingles. Balconies, Stoops, Stairs, and Porches: Stoop piers and base walls shall be the same material as the foundation wall facing the street. Infill between foundation piers shall be recessed so that the piers are distinguishable. Front stair treads and risers shall be constructed of brick, wood, precast stone, marble, sandstone or slate. Wood portico posts shall have cap and base molding. The column capital shall extend outward of the porch architrave. Balusters shall be placed between upper and lower rails, and the distances between balusters shall not exceed four inches. Supported front porticos shall be constructed of wood unless the proposed material matches other facade details on the same building, such as terra cotta, marble, or metal. Fences, Trellises and Walls: Fences, trellises and walls shall not extend beyond the facade of the front elevation The height of any fence, trellis, or wall shall not exceed 11 feet or the maximum permitted in Section Walls and fences facing a public street shall be constructed of the material and color of the primary building; provided, however, iron fencing may be used with a masonry structure. the wrap-around porch. The material is a painted grip metal pre-weathered grey. The porch base wall is brick to match the main building and incorporates expressed piers below the columns with recessed brick panels. Front stair treads are precast stone spanning the width of the entry and storefront with a metal railing. The railing is a forged steel baluster. Wood posts are incorporated into the porch but do not appear to feature a capital or base. The metal railing height is three feet above the brick base spaced approximately eight inches on center. An 11 foot tall brick privacy wall is proposed on the west elevation to screen refuse. The brick is to match the building wall. Restudy parapet to have one string course. Provide detailed sections of the parapet and fascia of the porch roof. Provide roof specifications showing profile and dimensions of ridge and panel. A drip edge must be incorporated around the perimeter. Provide section detail through porch, railing, and entry stair including dimensions for railings and spacing. Railing height may need to be increased to meet the building code. Reconsider wood columns with metal railing; a capital and base are required. Staff recommends incorporating brick piers into the privacy wall to distinguish it from the exterior building walls and to break up the massing of the wall. The coping could be different from the parapet to further distinguish the privacy wall from the building.

11 Page 11 Standard Proposed Comments Service Areas, Utilities and New Orleans Gas and Electric Mechanical Systems: light fixtures are proposed Electrical vaults, meter boxes, throughout the ground floor and communications devices elevations. shall be located on secondary and rear facades and shall be minimally visible from view. HVAC units shall be screened from the public right-of-way. units, and refuse. should be screened. Refuse storage areas shall be located within a building or shall be screened from the public right-of-way. Staff recommends reducing the number of fixtures on the western segment of the south façade. Provide location of all electric and meter boxes, any communication devices, HVAC All items STAFF RECOMMENDATION: Approval for Part I, Height and Mass with the following conditions: 1. Restudy the window proportions on the east and north facades to correspond to a size used on the south (River Street) façade. 2. Provide a bay of four window openings in the western segment of the south façade fronting River Street. Continuation for Part II, Design Details for submittal of additional design details, equipment location, wall and detail sections, specifications, and samples as indicated in the above staff report and for consideration of the following: 1. Restudy the wood columns to be metal to match the railing or consider a suspended canopy similar to the one proposed over the entry. Columns must have a capital and base that extend forward of the architrave. 2. Incorporate casement windows on the south elevation to meet the standard. 3. Use a consistent light glazing pattern in the punched, paired, and ribbon windows. 4. Restudy parapet to have a single string course. 5. Incorporate brick piers into the privacy wall and distinguish the coping from the exterior building walls. 6. Reduce the number of light fixtures on the western segment of the south façade. SPW:mem