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Board upholds site permit for 11 Gladys Street after neighbors raise slope and demolition concerns
Summary
The Board of Appeals denied appeals to revoke a site permit for a vertical addition at 11 Gladys Street, finding prior variances and Planning/DBI review adequate and directing further review during the addenda/structural plan check process.
On Oct. 23 the Board of Appeals voted to deny appeals challenging the site permit for an addition at 11 Gladys Street, concluding that the project had already undergone variance and environmental review and that further geotechnical and structural scrutiny would occur during the building permit (addenda) process.
Neighbors argued the permit misstates the story count, underestimates demolition calculations and fails to represent existing site conditions on the east retaining wall, raising slope-stability concerns given proximity to the College Hill Reservoir. Neighbor Daniel Grama said plans showed wood in contact with deep soil and that the proposal effectively results in a de facto demolition exceeding thresholds. "They're already stating that they're removing 50% of the horizontal elements ... I think it's really deceptive to send a plan in with wood up against soil," he said.
City staff from Planning and DBI told the board that planning had previously vetted and that the variance decision was final; Planning's Scott Sanchez and DBI's Joe Duffy said the site permit was routine for the stage and that addenda review by structural plan check and potential referral to the Structural Advisory Committee would address geotechnical and slope-stability items. DBI emphasized that below-grade elements (retaining walls and foundations) are not counted in demolition calculations under section 317 and said the addenda process requires final engineering reports, geotechnical analysis and specific mitigation measures where necessary.
After deliberation, the board voted 3–0 to deny the appeals and uphold the site permit, noting DBI and planning will apply detailed structural and geotechnical review before any below-grade or retaining-wall work proceeds and that the neighbors retain the right to submit technical evidence to DBI as those reviews occur.
The Board urged DBI to closely monitor the addenda review and ensure any changes that increase demolition or affect slope stability are evaluated by Planning or the Structural Advisory Committee as required by code.
