112 EDMUND PLACE + 2827 JOHN R

HISTORIC DISTRICT COMMISSION :

112 EDMUND PLACE + 2827 JOHN R

DISCUSSION OUTLINE

SITE + CONTEXT

112 EDMUND PLACE

2827 JOHN R STREETBRUSH PARK

ELEMENTS OF DESIGN

APPENDIX : 112 + 2827 ELEMENTS OF DESIGN POINT BY POINT ANALYSIS

112 EDMUND PLACE + 2827 JOHN R

DISCUSSION OUTLINE

SITE + CONTEXT

112 EDMUND PLACE

2827 JOHN R STREETBRUSH PARK

ELEMENTS OF DESIGN

APPENDIX : 112 + 2827 ELEMENTS OF DESIGN POINT BY POINT ANALYSIS

112 EDMUND PLACE + 2827 JOHN R

SITE :

ON JOHN R ST BETWEEN ALFRED ST AND EDMUND PL

LCA

112

2827

WSUMISoB

HP PULLING HOMEHUDSON / EVANS HOMELUCIEN MOORE ESTATE MT. SINAI GRAND LODGE

112 EDMUND PLACE + 2827 JOHN R

SITE :

BUILDINGS OF THE NEIGHBORHOOD - JOHN R CORRIDOR (HIGHER DENSITY)

112 EDMUND PLACE + 2827 JOHN R

SITE :

CHRISTIAN HURTTIENNE ARCHITECTS

CHRISTIAN HURTTIENNE ARCHITECTS

ZILLOW

CURBED

CURBEDGOOGLE

112 EDMUND PLACE + 2827 JOHN R

SITE : 7 CAROLA BLDG

6CITY MODERN

6CITY MODERN

8+JOHN R APTS

5A-3 CM

8+CARLTON LOFTS

771 ADELAIDE

JOHN R STREET

WOODWARD AVENUE4

7

HISTORIC BUILDINGS OF THE NEIGHBORHOOD

112 EDMUND PLACE + 2827 JOHN R

SITE :

HP PULLING HOUSE HUDSON / EVANS HOUSE LUCIEN MOORE ESTATE JOHN P. FISKE HOUSE, GEORGE LADVE HOUSE

WIKIPEDIAWIKIPEDIAWIKIPEDIA

HISTORIC BUILDINGS OF THE NEIGHBORHOOD

112 EDMUND PLACE + 2827 JOHN R

SITE :

RANSOM GILLIS HOUSE J.P. DONALDSON HOUSE ELISHA TAYLOR HOUSE

WIKIPEDIACURBEDCURBED

HISTORIC BUILDINGS OF THE NEIGHBORHOOD

112 EDMUND PLACE + 2827 JOHN R

SITE :

CARLTON LOFTS JOHN R APARTMENTS

ZILLOW

CHRISTIAN HURTTIENNE ARCHITECTS

CHRISTIAN HURTTIENNE ARCHITECTS

ZILLOW

CURBED

CURBEDGOOGLE

8 STORIES - 95’ 8 STORIES - 92’

112 EDMUND PLACE + 2827 JOHN R

SITE :

CITY MODERN FLATS

ZILLOW

CHRISTIAN HURTTIENNE ARCHITECTS

CHRISTIAN HURTTIENNE ARCHITECTS

ZILLOW

CURBED

CURBEDGOOGLE

5-6 STORIES ALONG JOHN R + BRUSH

6

6

6

6

6

58

8

SITE

74

SITE

112 EDMUND

7 STORIES32 RES UNITS2 LEVELS OF COMMERCIAL USE48 PRKG SPACES82K SF

MIXED-USE

5 STORIES4K SF RETAIL / COMMERCIAL155 PRKG SPACES75K SF

2827 JOHN R

4 STORIESRESTAURANT/LOUNGE5 LUXURY UNITS20K SFOUTDOOR DINING

USE (20K SF)

112 EDMUND PLACE + 2827 JOHN R

PROJECT OVERVIEW :

112 EDMUND

7 STORIES32 RES UNITS2 LEVELS OF COMMERCIAL USE48 PRKG SPACES82K SF

MIXED-USE

4 STORIES4.5K SF RESIDENTIAL (2 RES UNITS)92 PRKG SPACES62K SF

2827 JOHN R

4 STORIESRESTAURANT/LOUNGE5 LUXURY UNITS20K SFOUTDOOR DINING

(37 CONDO UNITS, 2 TOWNHOMES) USE (20K SF)

(62 RESERVED FOR RES USE - 80 NON RES USE)

112 EDMUND PLACE + 2827 JOHN R

PROJECT OVERVIEW :

5 STORIESRET. / COMM.155 SPACES75K SF

9K SF RETAIL

37 RES UNITS

203177 GSF

LUCIEN MOOREESTATE

PROPOSED105 ALFRED ST

MIXED-USE BUILDING4 STORIES

RANSOM GILLISHOUSE

HUDSON / EVANSHOME

8.5 STORIES 8.5 STORIES

112 EDMUND PLACE + 2827 JOHN R

SITE :

112 EDMUND PLACE + 2827 JOHN R

DISCUSSION OUTLINE

SITE + CONTEXT

112 EDMUND PLACE

2827 JOHN R STREETBRUSH PARK

ELEMENTS OF DESIGN

APPENDIX : 112 + 2827 ELEMENTS OF DESIGN POINT BY POINT ANALYSIS

LUCIEN MOOREESTATE

PROPOSED105 ALFRED ST

MIXED-USE BUILDING4 STORIES

RANSOM GILLISHOUSE

HUDSON / EVANSHOME

112

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE

EXISTING CONDITIONS112 EDMUND PLACE

112 112

VIEW VIEW

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE

95’80’

57’-6”48’

JOHN R APARTMENTS CITY MODERN A3 2827 JOHN R 112 EDMUND CARLTON LOFTS

92’

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE :

95’80’

57’-6”48’

JOHN R APARTMENTS CITY MODERN A3 2827 JOHN R 112 EDMUND CARLTON LOFTS

CITY MODERNCITY MODERN RANSOMGILLIS

CITYMODERN

78’-6”92’

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE :

LUCIEN MOOREESTATE

PROPOSED105 ALFRED ST

MIXED-USE BUILDING4 STORIES

RANSOM GILLISHOUSE

HUDSON / EVANSHOME

SECTION

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE :

112

EDMUND PLACE

80 FT

92 FT

112

EDMU

ND P

LACE

CARL

TON

LOFT

S

185 FT

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE :

LUCIEN MOOREESTATE

PROPOSED105 ALFRED ST

MIXED-USE BUILDING4 STORIES

RANSOM GILLISHOUSE

HUDSON / EVANSHOME

112

SECT

ION

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE :

80 FT 78.5 FT

112

EDMU

ND P

LACE

CITY

MOD

ERN

JOHN R STREET

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE :

SOFFIT LINE

LUCIENMOORE

112EDMUND

PLACE

JOHN

R S

TREE

T

EDMUND PLACE

● RAISED SOFFIT LINE FOR VIEWS OF THE LUCIEN MOORE HOME FROM VANTAGE POINTS ALONG EDMUND PLACE AND JOHN R STREET

● SET-BACK ENTRY FOR ALIGNMENT WITH OTHER RESIDENTIAL ENTRIES ALONG EDMUND PLACE

● BRICK FACADE PROVIDES A BACKDROP TO THE LUCIEN MOORE HOME WITH A HEIGHT MATCHING THE ELEVATION OF THE MANSION, PROVIDING SCALE AND CONSISTENCY OF MATERIAL

● ANGLED STOREFRONT GLASS BACK AT LOWER LEVELS FOR TO ALLOW FOR VIEWS TO AND FROM THE LUCIEN MOORE HOME TO CORNER

ALIGNMENT OF ENTRY

BRIC

K M

ATCH

ES

HEIG

HT O

F LM

HO

USE

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE :

North ElevationEast Elevation

144’ - 9”

167’ - 6”

80’ -

0”

69’ -

0”

63’ - 6”

51’ - 0”

Typical Fenestration Dimensions

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE :

BRICKRed, Patterned

North ElevationEast Elevation

FIBER CEMENT PANELEquitone, Tectiva, TE90

BRICKRed, Textured

STOREFRONTDark Bronze

WINDOWSWausau InVent , Dark Bronze

FIBER CEMENT PANELEquitone, Tectiva, TE00

METAL MESH GUARDDark Bronze

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE :

South ElevationWest Elevation

167’ - 6”

80’ -

0”

69’ -

0”

36’ -

0”

155’ - 0” 60’ - 0”

70’ - 6”

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE :

VERTICAL METAL FINSBRONZE

BRICKRed, Patterned

FIBER CEMENT PANELEquitone, Tectiva, TE00

BRICKRed, Textured

STOREFRONTDark Bronze

WINDOWSWausau InVent , Dark Bronze

METAL MESH GUARDDark Bronze

South ElevationWest Elevation

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE :

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE :

BRUSH PARK ELEMENTS OF DESIGN

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE : 7

8

9

1

2

3

4

5

6

10

11

12

13

14

15

16

17

18

19

20

21

22

HEIGHT

PROPORTION OF BUILDING’S FRONT FACADE

PROPORTION OF OPENINGS WITHIN THE FACADE

RHYTHM OF SOLIDS TO VOIDS IN FRONT FACADE

RHYTHM OF SPACING OF BUILDINGS ON STREETS

RHYTHM OF ENTRANCE AND/OR PORCH PROJECTIONS

RELATIONSHIP OF MATERIALS

RELATIONSHIP OF TEXTURES

RELATIONSHIP OF COLORS

RELATIONSHIP OF ARCHITECTURAL DETAIL

RELATIONSHIP OF ROOF SHAPES

WALLS OF CONTINUITY

RELATIONSHIP OF SIGNIFICANT LANDSCAPE FEATURES AND SURFACE TREATMENTS

RELATIONSHIP OF OPEN SPACE TO STRUCTURES

SCALE OF FACADES AND FACADE ELEMENTS

DIRECTIONAL EXPRESSION OF FRONT FACADES

RHYTHM OF BUILDING SETBACKS

RELATIONSHIP OF LOT COVERAGE

DEGREE OF COMPLEXITY WITH THE FACADES

ORIENTATION, VISTAS, OVERVIEWS

SYMMETRIC OR ASYMMETRIC APPEARANCE

GENERAL ENVIRONMENTAL CHARACTER

North ElevationEast Elevation

621 1 1719 8

JOHN R STREETEDMUND PLACE

HEIGHTSYMMETRIC OR ASYMMETRIC APPEARANCE

DEGREE OF COMPLEXITY WITH THE FACADES

RHYTHM OF ENTRANCE AND OR PORCH PROJECTIONS

RHYTHM OF BUILDING SETBACKS

RELATIONSHIP OF TEXTURES

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE :

South ElevationWest Elevation

126 7 153 10RELATIONSHIP OF MATERIALS

PROPORTION OF OPENINGS WITHIN THE FACADE

WALLS OF CONTINUITYSCALE OF FACADES AND FACADE ELEMENTS

RELATIONSHIP OF ARCHITECTURAL DETAIL

RHYTHM OF ENTRANCE AND OR PORCH PROJECTIONS

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE :

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE :

6

7

3

RELATIONSHIP OF MATERIALS

PROPORTION OF OPENINGS WITHIN THE FACADE

RHYTHM OF ENTRANCE AND OR PORCH PROJECTIONS

112

2827

VIEW LOCATION

17RHYTHM OF BUILDING SETBACKS

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE :

6

7

20

RELATIONSHIP OF MATERIALS

ORIENTATION, VISTAS, OVERVIEWS

RHYTHM OF ENTRANCE AND OR PORCH PROJECTIONS

112

2827

VIEW LOCATION

17RHYTHM OF BUILDING SETBACKS

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE :

9RELATIONSHIP OF COLORS

112

2827

VIEW LOCATION

10

1HEIGHT

21SYMMETRIC OR ASYMMETRIC APPEARANCE

RELATIONSHIP OF ARCHITECTURAL DETAIL

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE :

8RELATIONSHIP OF COLORS

112

2827

VIEW LOCATION

12

1HEIGHT

15SCALE OF FACADES AND FACADE ELEMENTS

WALLS OF CONTINUITY

112 EDMUND PLACE + 2827 JOHN R

112 EDMUND PLACE :

112 EDMUND PLACE + 2827 JOHN R

DISCUSSION OUTLINE

SITE + CONTEXT

112 EDMUND PLACE

2827 JOHN R STREETBRUSH PARK

ELEMENTS OF DESIGN

APPENDIX : 112 + 2827 ELEMENTS OF DESIGN POINT BY POINT ANALYSIS

LUCIEN MOOREESTATE

PROPOSED105 ALFRED ST

MIXED-USE BUILDING4 STORIES

RANSOM GILLISHOUSE

HUDSON / EVANSHOME

2827

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

CONDITION OF EXISTING MASONRY SHELLCARRIAGE HOUSE

2827

VIEW

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

CONDITION OF EXISTING MASONRY SHELLCARRIAGE HOUSE

INTERIOR NORTH-WEST CORNERFROM CARRIAGE INTO 1-STORYINTERIOR LOOKING EAST INTERIOR NORTH-EAST CORNER

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

CONDITION OF EXISTING MASONRY SHELLWINDOW OPENINGS

CARRIAGE HOUSE NORTH GABLE1 STORY WEST WINDOWCARRIAGE HOUSE NORTH WINDOWS 1 STORY SOUTH WINDOWS

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

CONDITION OF EXISTING MASONRY SHELL1 STORY BRICK

INTERIOR LOOKING NORTHINTERIOR LOOKING SOUTHINTERIOR LOOKING EAST FROM 1-STORY INTO CARRIAGE

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

CONDITION OF EXISTING MASONRY SHELL1 STORY BRICK

2827

VIEW

2827

VIEW

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

CONDITION OF EXISTING MASONRY SHELLWEST SIDE OF BUILDINGS

2827

VIEW

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

SITE HISTORY

1921 1950 1977 1996

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

HISTORICAL CONSULTANT REPORT1993 (PRE-FIRE)

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

STRUCTURAL REPORT2017

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

STRUCTURAL REPORT2018

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

BUILDINGS WITH INHERENT HISTORICAL CHARACTERDEVELOPMENT APPROACH: RENOVATION/PRESERVATION

REMAINING 2827 JOHN R BUILDINGDEVELOPMENT APPROACH: ADAPTIVE RE-USE +

SELECTIVE DEMOLITION

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

112

2827

VIEW LOCATION

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

112

2827

VIEW LOCATION

22GENERAL ENVIRONMENTAL CHARACTER

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

CONCLUSION:THE REMAINING PORTIONS OF EXISTING BUILDINGS ONSITE DO NOT PARTICIPATE OR CONTRIBUTE TO THE HISTORIC

CHARACTER OF BRUSH PARK AND THEREFORE SHOULD NOT BE CHARACTERIZED AS HISTORICALLY SIGNIFICANT

MORE APPROPRIATE USE OF THE SITE & EXISTING BUILDINGS:TO MAINTAIN EXISTING CHARACTER OF MASONRY SHELL, BUT ALLOW FOR AN ADAPTIVE RE-USE AND SELECTIVE DEMOLITION

TO CREATE EXCITING NEW SPACES, WITHOUT ATTEMPTING TO REPLICATE AND RE-CREATE PREVIOUS SPACES.

THE QUALITY AND RICHNESS OF THIS DESIGN RELIES ON THE COINCIDENCE OF OLD AND NEW TO CONTINUE THE STORY WITHOUT FORGETTING THE PAST

DETROIT, MICHIGAN RAMSEN, GERMANY (NAUMANN ARCKITEKTUR)

THE RUINS OF THIS OLD STONE SHED ARE NOT HISTORICALLY SIGNIFICANT ON THEIR OWN, BUT THE EXPERIENCE OF THE

NEW HOME DEPENDS ENTIRELY ON THE SIMPLE MATERIAL AND

SPATIAL QUALITIES OF THE PAST TO CREATE BEAUTIFUL SPACE IN NEW AND UNIQUE

WAYS

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

JUNE 2017 - PDD MEETING

OCTOBER 2017 - HDC INFORMAL DISCUSSION

NOVEMBER 2017 - CDC FORMAL PRESENTATION

DECEMBER 2017 - PDD MEETING

MARCH 2018 - CPC PUBLIC HEARING 1

MARCH 2018 - ALFRED NEIGHBORS MTG 1

APRIL 2018 - ALFRED NEIGHBORS MTG 2

APRIL 2018 - EDMUND NEIGHBORS 1

MAY 2018 - EDMUND NEIGHBORS 2

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

PREVIOUS ALFRED STREET FACADE AS PRESENTED TO CPC ON MARCH 15, 2018

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

- BUILDING IS NOT SET BACK FROM SIDEWALK- RETAIL AND COMMERCIAL USES ARE NOT

APPROPRIATE ALONG ALFRED STREET- NO VARIATION OR STEP-BACK IN MASSING

CDC FEEDBACK:

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

- BUILDING IS NOT SET BACK FROM SIDEWALK- RETAIL AND COMMERCIAL USES ARE NOT

APPROPRIATE ALONG ALFRED STREET- NO VARIATION OR STEP-BACK IN MASSING

CDC FEEDBACK:

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

- BUILDING IS NOT SET BACK FROM SIDEWALK- RETAIL AND COMMERCIAL USES ARE NOT

APPROPRIATE ALONG ALFRED STREET- NO VARIATION OR STEP-BACK IN MASSING

CDC FEEDBACK:

14 FT

7 FT

RESIDENTIAL USEINTRODUCED

HEIGHT REDUCED

SET-BACK, STEP BACK INCREASED

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET:

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

79 ALFRED59 ALFRED 105 ALFRED2827 JOHN R

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :

ALFRED STREETTOWNHOMES

A3

ALFRED STREET

17 FT 9 FT - 14.5 FT

2827 JOHN R ROOF(BEYOND) STAIR

(BEYOND)

TALLER PORTION A3(BEYOND)57.5 FT

47 FT

38 FT

45 FT

48 FT

112 EDMUND PLACE + 2827 JOHN R

2827 JOHN R STREET :