HomeMy WebLinkAboutSP-24-09 - Supplemental - 0112 Garden Street (10)TO:Marla Keene P.E.
FROM:Andy Rowe
DATE:February 23, 204
Revised May 2, 2024
RE:Application to Amend #SP-22-050
112 Garden Street
The application to amend the prior site plan approval for the multi-use building under construction at
112 Garden Street is to incorporate the following modifications to the previously approved plans:
Site related modifications
-Install a 6 feet high fence around the play area located at the south end of the building. A 4 feet
high fence was previously approved. This change was at the request of the day care operator.
-Access to the proposed day care space from the rear parking lot (south façade) has been
modified, providing dedicated access that is separate from residents using the stairwell. Minor
changes to siding treatments have been proposed to highlight the proposed day care entry
(brick has been used to highlight the day care entry). This change to building access has also
required adjusting the proposed plantings between the perimeter sidewalk and building.
Garden Street façade modifications
-Eliminate the sun shades on the Garden Street façade over the windows on the fourth level.
The sun shades on the west façade will also be eliminated. Originally included to meet the
cornice requirement (which has now been met with the approved cornice detail), the architect
advised that these elevations would appear too busy with this additional architectural detail.
-The layout and configuration of doors at the northwest corner of the building has been
modified. The proposed door locations continue to provide access to the common interior
hallway from Garden Street, as well as access to the terrace from the common hallway and
commercial space.
Un-regulated façade modifications
-Eliminate the balconies on the west façade on the fourth level. Also eliminate the balconies on
the west façade on the third level, overlooking the terrace.The balconies above the terrace
present a potential conflict for the residents and public utilizing this space in the future. The
balconies on the fourth level were proposed at the top of bump outs along this façade. Having
the balconies directly on top of the bump-outs presents a potential noise issue for the residents
directly below, as well as a construction issue to prevent intrusion of water between the balcony
surface and living space underneath. The balconies along the Garden Street façade remain
unchanged.
-Eliminate the ‘Juliet balconies’ on the south and east rear facades.The Juliet balconies each
require a sliding door, instead of a window – a significant difference in material and construction
cost on a non-regulated façade overlooking the parking lot. Each opening in the glazing
(window or door) represents a potential path for water intrusion that could affect multiple floors.
An open door during a rain storm would not only affect the dwelling unit, but also potentially the
two or three units below with drywall damage and lingering effects of mold due to moisture that
may not be immediately visible. Having a door onto a balcony also affects the utilization of the
interior space. The presence of a balcony door creates inefficiencies in the room layout, and in
some units was undesirable where the balcony was within a bedroom.
-On the south and east rear facades, change Cemfort Cement Board Panels Wood Grain Finish to
Hardy Cement Board Panels painted tan. The Cemfort Panels remain as an accent to the
building’s rear entrance. This minor material change was made for ease of construction and
consistency in siding materials. Although materials changed, the color palette was retained on
the rear of the building.
-Delete the horizontal elements of the non-illuminated tower located at the northwest corner of
the building. The appearance of the tower without the horizontal elements achieves the
intended visual purpose.As discussed, we are working to evaluate how the addition of
horizontal elements will appear from various perspectives along Garden Street. We will provide
additional information on the detailing of the tower element next week.
-Awnings above the first level windows overlooking the terrace will be eliminated at this time.
The tenant for the commercial space adjacent to the terrace has yet to be determined. The
future tenant may seek approval for signage on the awnings, or to utilize a different window
treatment based on the use, interior layout, and hours of operation.
Application exhibits:
Civil design plans
Architectural design plans
Landscape design plans