96eastave reviewmemo 122320
TRANSCRIPT
Microsoft Word - 96EastAve_ReviewMemo_122320MEMORANDUM
BUCKHURST FISH JACQUEMART, INC. 115 FIFTH AVENUE NEW YORK, NY 10003 T. 212.353.7474 F. 212.353.7494
Via email
Michelle Andrzejewski, Land Use Planner
Norwalk Planning and Zoning
As per your request, the following memorandum includes our review of the application received by the Norwalk
Zoning Commission for the alteration and expansion of the existing building at 96 East Avenue. BPC Capital
Management II, LLC (“Applicant”) proposes a development that would include 8 residential units, 825 square feet
(sf) of office space, and 17 parking spaces. Figure 1 shows the location of 96 East Avenue, Figure 2 is an image of
BFJ Planning reviewed the materials submitted by the Applicant, which included a project description and zoning
compliance summary, an existing site photo, a zoning site survey, parcel and zoning maps, architectural drawings,
and a landscaping plan. A demolition plan was not included. With the Department’s permission, BFJ Planning had
a virtual meeting with the Applicant and development team on December 18, 2020, where we discussed the
proposed development. As a result of the discussion, the Applicant revised the architectural drawings and
submitted a list of colors and materials.
Based on our review of the submitted materials and our virtual meeting with the Applicant we have issued the
following questions and comments:
Building Operations
1. The Applicant stated that the building was being designed so that the western entrance of the building
(facing the parking lot) would act as the primary entrance to six of the eight residential units and the
office space. The units that would enter through private doors are Unit 1 and Unit 5. We understand
Review of 96 East Avenue
BUCKHURST FISH JACQUEMART, INC. 115 FIFTH AVENUE NEW YORK, NY 10003 T. 212.353.7474 F. 212.353.7494
2. A building crosssection was not provided. We had questions about the floor to ceiling height of the
topfloor apartments and headspace in interior stairwells due to the design of the pitched roof and
gables. The applicant revised the elevation drawings to show the height of the first and second stories,
but it is unclear if these are floor to ceiling heights or the height of each story (see Figure 4). We suggest
that the Applicant present drawings to the Commission that show the heights of all three stories and
ensure floor to ceiling heights meet Building Code.
3. The doorway to the basement on the south elevation was originally shown as abovegrade, and we
recommended that the Applicant revise the drawings to show a stair or step up to the door. The
Applicant has revised the drawing (see Figure 4).
Architecture and Aesthetic Comments
4. Demolition plans were not provided. The Applicant stated that the eastern half of the building would
remain, and the western half would be demolished. Figure 5 shows the approximate portions of the
building that would be demolished.
5. A list of colors and materials was not originally provided. The Applicant stated that the clapboard siding
would be painted white and that the windows would be painted black and are likely to be Marvin
windows. We requested that the Applicant supply these colors and materials, and they have confirmed
their selections in the email located in Appendix B.
6. The Applicant is proposing to place all of the HVAC units on the north side of the building between the
front porch and a bay window (see Figure 6). These HVAC units were not shown on the original plan
elevations. The Applicant stated that the HVAC units would be screened with fencing that would be
painted black or dark green and buffered with vegetation. We requested that the applicant revise the
elevation drawings to show the HVAC screening, and they have provided the revised drawing (see
Figure 7).
7. The existing front porch has iron columns and railing (shown on Figure 2). The originally proposed front
porch design replaced the iron columns with white wooden columns and did not have a railing. We
requested that the Applicant revise the elevations. The Applicant revised the drawing to show the
proposed front porch railing (see Figure 8).
Review of 96 East Avenue
BUCKHURST FISH JACQUEMART, INC. 115 FIFTH AVENUE NEW YORK, NY 10003 T. 212.353.7474 F. 212.353.7494
8. The eastern façade of the existing building has three levels of windows (see Figure 2). The ground floor
has one over one (1/1) rectangular windows, the second floor has six over six (6/6) rectangular
windows, and the attic has one six over six (6/6) archshaped window. The original plan submission
showed a proposed east façade that had six over one (6/1) rectangular windows on all three levels.
Since our conversation, the Applicant has redesigned the attic window from a rectangular window to
We questioned the design of some of the apartments since they would result in a window being located
in a stairwell or a laundry room. The Applicant stated that they designed the façade so that it had a
historic character that complemented the neighborhood before designing the interior spaces. We feel
this is appropriate.
9. The Architect confirmed that they are not proposing to use shutters on the proposed development (see
Figure 8). The shutters that are currently on the East Avenue façade are not original and do not open
and close as traditional shutters would. We therefore feel the Applicant’s choice to not install shutters
is appropriate.
Landscaping
10. The landscaping plan does not include a specific list of plants and does not describe the ‘greenspace’
beyond referring to it as “outdoor recreational space” in Exhibit A of the Special Permit Application. In
our conversation, the Applicant discussed adding more trees or shrubs to screen the industrial
properties that neighbor the site to the west. The Applicant followed our conversation with an email
detailing the plant species that would be used on the site (email in Appendix B). The Applicant should
also present a revised landscaping plan to the Commission with the final proposed planting program,
details of the species of plants that are proposed for the site, and details or photo examples of the green
space (see Figure 9).
Parking
11. The proposed site plan shows 17 parking spaces. This exceeds the required amount of offstreet parking
for the proposed residential and office uses. However, this calculation is not currently shown on the
zoning location survey. The Applicant should revise the survey to show the Commission that the
B. December 21 email with colors, materials, and landscaping detail
MEMORANDUM
FIGURE 1: LOCATION MAP
FIGURE 2: EAST AVENUE FAÇADE
Architectural Review
96 East Avenue FIGURE 3: SITE PLAN SOURCE: Balance Architecture, 2020
Sheet A-2: First Floor Design and Landscape Plan
Architectural Review
96 East Avenue FIGURE 4: ABOVE-GRADE ENTRANCE SOURCE: Balance Architecture, 2020
Sheet A-5: South Elevation
New railing is shown
Are these floor to cieling heights?
Architectural Review
96 East Avenue FIGURE 5: APPROXIMATE DEMOLITION LOCATION SOURCE: Balance Architecture, 2020
Existing building to remainExisting building to be demolished
Sheet A-1: Plaza Floor Design
Architectural Review
96 East Avenue FIGURE 6: SHEET A-2 COMMENTS SOURCE: Balance Architecture, 2020
HVAC Equipment
Architectural Review
96 East Avenue FIGURE 7: SHEET A-6 COMMENTS SOURCE: Balance Architecture, 2020
Location of HVAC and screening
Sheet A-6: North Elevation
Architectural Review
96 East Avenue FIGURE 8: SHEET A-5 COMMENTS SOURCE: Balance Architecture, 2020
Updated new columns and railing
Updated new window design
Sheet A-5: East Elevation
Architectural Review
96 East Avenue FIGURE 9: LANDSCAPE COMMENTS SOURCE: Balance Architecture, 2020
Sheet A-2: First Floor Design and Landscape Plan
Greenspace needs detail (e.g. photo examples)
Update if proposing additional plants to screen western properties
Label shrub species
Architectural Review
96 East Avenue FIGURE 10: ZONING LOCATION SURVEY COMMENTS SOURCE: Arcamone Land Surveyors, 2020
Show parking requirement calculation
MEMORANDUM
From: Bradford Craighead To: Frank Fish; Taylor Young Cc: Frank Diurno; [email protected] Subject: 96 EA - revised Plaza level Floor plan, exterior materials list, landscape & plantings description, East Ave facade... Date: Monday, December 21, 2020 7:35:29 PM Attachments: Outlook-ueg25fkd.png
Outlook-lr4nkiim.png 96 EA PLAZA FINAL Dec 21 20.pdf
CAUTION: External E-mail
Good Evening Frank and Taylor -
As per our discussion on Friday, I wanted to get back to you with the information you requested in regards to materials for the building exterior; additional context around landscaping and plantings; updated plans for the Plaza level Office space; the refined East Avenue facade; elevations showing screening around the HVAC condensers and utility meters for both gas and electric.
1.) Plaza Level Office Space: Total non-residential office space in the building now proposed @ 825 sqft. (Confirmed by Zoning). We would split the area between "Community Office Space" (residents only @ 400 sqft) and "Office Space, Kitchen/ Toilet Room" (Tenant @ 425 sqft).
2.) Materials for Building Exterior: Siding - LP Smart Siding Diamond Kote Clapboard prefinished White Exterior Trim - Closed Cell PVC made by Kleer Windows - Marvin Elevate Ultrex Fiberglass in Ebony color Roofing - IKO Architectural Asphalt lifetime shingles Covered Porch Roof, Balconies, Community Room - Standing Seam Galvalume metal. East Ave Facade Columns - HB&G Structural Fiberglass East Ave Facade Railing system - Black metal - similar to existing and code compliant.
3.) Landscaping, Plantings, Stonework - (Improvements): Foundation plantings - Select use of Ilex (Holly) or similar; Hydrangea Ground Cover - Pachysandra, Vinca minor (Myrtle, Periwinkle) Shade Trees (3 to 5) - Prunus (Ornamental Cherry, etc.), Styrax (Snowbell) or similar Screening to West Exposure - Relocation of existing Thujaplitica (Arborvitae) or staggered introduction of Acer Saccharum (Sugar Maple) or similar. Open Patio, Walkways, Grilling Stations - 2' Natural Cleft Stone / Bluestone Entry Steps - Thermal Bluestone Treads or similar.
4.) 96 East Avenue Facade: (Updated plans forthcoming) highlight a return to the building's original architectural elements with a Greek Revival element featuring large, symmetrical windows, a closed gable and half-round pediment window consistent with many buildings in the neighborhood, including 94 East Avenue.
5.) HVAC Condensers, Gas and Electric Utility Meters: (Updated plans forthcoming) demonstrate that banks of mechanical equipment will be sufficiently screened with Solid Panel or Post / Panel Tongue & Groove or equivalent classic fencing product.
Please bear with us overnight and we will deliver you a final draft of the East Avenue facade in the morning along with the elevations which show the screening of the utilities alongside the building.
Thank you for your patience.
Bradford P. Craighead Norwalk Green Living 914 830 7879 norwalkgreenliving.com
Please visit and LIKE the Norwalk Green Association Facebook page
BUCKHURST FISH JACQUEMART, INC. 115 FIFTH AVENUE NEW YORK, NY 10003 T. 212.353.7474 F. 212.353.7494
Via email
Michelle Andrzejewski, Land Use Planner
Norwalk Planning and Zoning
As per your request, the following memorandum includes our review of the application received by the Norwalk
Zoning Commission for the alteration and expansion of the existing building at 96 East Avenue. BPC Capital
Management II, LLC (“Applicant”) proposes a development that would include 8 residential units, 825 square feet
(sf) of office space, and 17 parking spaces. Figure 1 shows the location of 96 East Avenue, Figure 2 is an image of
BFJ Planning reviewed the materials submitted by the Applicant, which included a project description and zoning
compliance summary, an existing site photo, a zoning site survey, parcel and zoning maps, architectural drawings,
and a landscaping plan. A demolition plan was not included. With the Department’s permission, BFJ Planning had
a virtual meeting with the Applicant and development team on December 18, 2020, where we discussed the
proposed development. As a result of the discussion, the Applicant revised the architectural drawings and
submitted a list of colors and materials.
Based on our review of the submitted materials and our virtual meeting with the Applicant we have issued the
following questions and comments:
Building Operations
1. The Applicant stated that the building was being designed so that the western entrance of the building
(facing the parking lot) would act as the primary entrance to six of the eight residential units and the
office space. The units that would enter through private doors are Unit 1 and Unit 5. We understand
Review of 96 East Avenue
BUCKHURST FISH JACQUEMART, INC. 115 FIFTH AVENUE NEW YORK, NY 10003 T. 212.353.7474 F. 212.353.7494
2. A building crosssection was not provided. We had questions about the floor to ceiling height of the
topfloor apartments and headspace in interior stairwells due to the design of the pitched roof and
gables. The applicant revised the elevation drawings to show the height of the first and second stories,
but it is unclear if these are floor to ceiling heights or the height of each story (see Figure 4). We suggest
that the Applicant present drawings to the Commission that show the heights of all three stories and
ensure floor to ceiling heights meet Building Code.
3. The doorway to the basement on the south elevation was originally shown as abovegrade, and we
recommended that the Applicant revise the drawings to show a stair or step up to the door. The
Applicant has revised the drawing (see Figure 4).
Architecture and Aesthetic Comments
4. Demolition plans were not provided. The Applicant stated that the eastern half of the building would
remain, and the western half would be demolished. Figure 5 shows the approximate portions of the
building that would be demolished.
5. A list of colors and materials was not originally provided. The Applicant stated that the clapboard siding
would be painted white and that the windows would be painted black and are likely to be Marvin
windows. We requested that the Applicant supply these colors and materials, and they have confirmed
their selections in the email located in Appendix B.
6. The Applicant is proposing to place all of the HVAC units on the north side of the building between the
front porch and a bay window (see Figure 6). These HVAC units were not shown on the original plan
elevations. The Applicant stated that the HVAC units would be screened with fencing that would be
painted black or dark green and buffered with vegetation. We requested that the applicant revise the
elevation drawings to show the HVAC screening, and they have provided the revised drawing (see
Figure 7).
7. The existing front porch has iron columns and railing (shown on Figure 2). The originally proposed front
porch design replaced the iron columns with white wooden columns and did not have a railing. We
requested that the Applicant revise the elevations. The Applicant revised the drawing to show the
proposed front porch railing (see Figure 8).
Review of 96 East Avenue
BUCKHURST FISH JACQUEMART, INC. 115 FIFTH AVENUE NEW YORK, NY 10003 T. 212.353.7474 F. 212.353.7494
8. The eastern façade of the existing building has three levels of windows (see Figure 2). The ground floor
has one over one (1/1) rectangular windows, the second floor has six over six (6/6) rectangular
windows, and the attic has one six over six (6/6) archshaped window. The original plan submission
showed a proposed east façade that had six over one (6/1) rectangular windows on all three levels.
Since our conversation, the Applicant has redesigned the attic window from a rectangular window to
We questioned the design of some of the apartments since they would result in a window being located
in a stairwell or a laundry room. The Applicant stated that they designed the façade so that it had a
historic character that complemented the neighborhood before designing the interior spaces. We feel
this is appropriate.
9. The Architect confirmed that they are not proposing to use shutters on the proposed development (see
Figure 8). The shutters that are currently on the East Avenue façade are not original and do not open
and close as traditional shutters would. We therefore feel the Applicant’s choice to not install shutters
is appropriate.
Landscaping
10. The landscaping plan does not include a specific list of plants and does not describe the ‘greenspace’
beyond referring to it as “outdoor recreational space” in Exhibit A of the Special Permit Application. In
our conversation, the Applicant discussed adding more trees or shrubs to screen the industrial
properties that neighbor the site to the west. The Applicant followed our conversation with an email
detailing the plant species that would be used on the site (email in Appendix B). The Applicant should
also present a revised landscaping plan to the Commission with the final proposed planting program,
details of the species of plants that are proposed for the site, and details or photo examples of the green
space (see Figure 9).
Parking
11. The proposed site plan shows 17 parking spaces. This exceeds the required amount of offstreet parking
for the proposed residential and office uses. However, this calculation is not currently shown on the
zoning location survey. The Applicant should revise the survey to show the Commission that the
B. December 21 email with colors, materials, and landscaping detail
MEMORANDUM
FIGURE 1: LOCATION MAP
FIGURE 2: EAST AVENUE FAÇADE
Architectural Review
96 East Avenue FIGURE 3: SITE PLAN SOURCE: Balance Architecture, 2020
Sheet A-2: First Floor Design and Landscape Plan
Architectural Review
96 East Avenue FIGURE 4: ABOVE-GRADE ENTRANCE SOURCE: Balance Architecture, 2020
Sheet A-5: South Elevation
New railing is shown
Are these floor to cieling heights?
Architectural Review
96 East Avenue FIGURE 5: APPROXIMATE DEMOLITION LOCATION SOURCE: Balance Architecture, 2020
Existing building to remainExisting building to be demolished
Sheet A-1: Plaza Floor Design
Architectural Review
96 East Avenue FIGURE 6: SHEET A-2 COMMENTS SOURCE: Balance Architecture, 2020
HVAC Equipment
Architectural Review
96 East Avenue FIGURE 7: SHEET A-6 COMMENTS SOURCE: Balance Architecture, 2020
Location of HVAC and screening
Sheet A-6: North Elevation
Architectural Review
96 East Avenue FIGURE 8: SHEET A-5 COMMENTS SOURCE: Balance Architecture, 2020
Updated new columns and railing
Updated new window design
Sheet A-5: East Elevation
Architectural Review
96 East Avenue FIGURE 9: LANDSCAPE COMMENTS SOURCE: Balance Architecture, 2020
Sheet A-2: First Floor Design and Landscape Plan
Greenspace needs detail (e.g. photo examples)
Update if proposing additional plants to screen western properties
Label shrub species
Architectural Review
96 East Avenue FIGURE 10: ZONING LOCATION SURVEY COMMENTS SOURCE: Arcamone Land Surveyors, 2020
Show parking requirement calculation
MEMORANDUM
From: Bradford Craighead To: Frank Fish; Taylor Young Cc: Frank Diurno; [email protected] Subject: 96 EA - revised Plaza level Floor plan, exterior materials list, landscape & plantings description, East Ave facade... Date: Monday, December 21, 2020 7:35:29 PM Attachments: Outlook-ueg25fkd.png
Outlook-lr4nkiim.png 96 EA PLAZA FINAL Dec 21 20.pdf
CAUTION: External E-mail
Good Evening Frank and Taylor -
As per our discussion on Friday, I wanted to get back to you with the information you requested in regards to materials for the building exterior; additional context around landscaping and plantings; updated plans for the Plaza level Office space; the refined East Avenue facade; elevations showing screening around the HVAC condensers and utility meters for both gas and electric.
1.) Plaza Level Office Space: Total non-residential office space in the building now proposed @ 825 sqft. (Confirmed by Zoning). We would split the area between "Community Office Space" (residents only @ 400 sqft) and "Office Space, Kitchen/ Toilet Room" (Tenant @ 425 sqft).
2.) Materials for Building Exterior: Siding - LP Smart Siding Diamond Kote Clapboard prefinished White Exterior Trim - Closed Cell PVC made by Kleer Windows - Marvin Elevate Ultrex Fiberglass in Ebony color Roofing - IKO Architectural Asphalt lifetime shingles Covered Porch Roof, Balconies, Community Room - Standing Seam Galvalume metal. East Ave Facade Columns - HB&G Structural Fiberglass East Ave Facade Railing system - Black metal - similar to existing and code compliant.
3.) Landscaping, Plantings, Stonework - (Improvements): Foundation plantings - Select use of Ilex (Holly) or similar; Hydrangea Ground Cover - Pachysandra, Vinca minor (Myrtle, Periwinkle) Shade Trees (3 to 5) - Prunus (Ornamental Cherry, etc.), Styrax (Snowbell) or similar Screening to West Exposure - Relocation of existing Thujaplitica (Arborvitae) or staggered introduction of Acer Saccharum (Sugar Maple) or similar. Open Patio, Walkways, Grilling Stations - 2' Natural Cleft Stone / Bluestone Entry Steps - Thermal Bluestone Treads or similar.
4.) 96 East Avenue Facade: (Updated plans forthcoming) highlight a return to the building's original architectural elements with a Greek Revival element featuring large, symmetrical windows, a closed gable and half-round pediment window consistent with many buildings in the neighborhood, including 94 East Avenue.
5.) HVAC Condensers, Gas and Electric Utility Meters: (Updated plans forthcoming) demonstrate that banks of mechanical equipment will be sufficiently screened with Solid Panel or Post / Panel Tongue & Groove or equivalent classic fencing product.
Please bear with us overnight and we will deliver you a final draft of the East Avenue facade in the morning along with the elevations which show the screening of the utilities alongside the building.
Thank you for your patience.
Bradford P. Craighead Norwalk Green Living 914 830 7879 norwalkgreenliving.com
Please visit and LIKE the Norwalk Green Association Facebook page