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Commission approves garage apartment at 2114 Avenue O with alley-facing skirting condition
Summary
The Galveston Landmark Commission approved a certificate of appropriateness for a two-story rear garage apartment at 2114 Avenue O, requiring board-and-batten skirting on the alley-facing foundation and that the structure not encroach into the alley.
The Galveston Landmark Commission on Dec. 15 approved a certificate of appropriateness for a two-story garage apartment behind the house at 2114 Avenue O, with a condition that the raised foundation on the alley elevation be enclosed with board-and-batten skirting.
Staff told the commission that six notices were mailed and none were returned and that the proposed garage apartment generally conforms to design standards for materials, size, placement and massing relative to the historic main structure. Staff recommended approval with conditions, noting concerns that the proposed raised foundation was not fully enclosed and that the structure must not encroach into the alley.
Architect Kate Black, who identified herself as the project architect, apologized for the encroachment in the alley and said the team would ensure the final placement does not encroach. "We can change that wall to... board and batten if that's preferred," Black said, describing louvered walls on elevations facing the house and neighbor to allow airflow. Black also said the homeowners do not plan to park cars in the space.
Homeowner Cindy Laufer said the alley ends at her property and that the space is too tight to pull a car in. She said she requested louvers and open sections to prevent mildew and rot in an enclosed ground level: "downstairs, it just stunk," she said, recounting conditions she observed elsewhere.
Commissioners asked staff whether an alley-facing elevation without a traditional garage door would be visually compatible. Staff replied that not all alley structures have garage doors and that solid board-and-batten siding or a person door is an acceptable approach in such situations.
A commissioner moved to approve case 25LCO51 with staff recommendations and to modify special condition 1(a) to require board-and-batten skirting only on the alley (north) elevation; the motion was seconded and passed by voice vote.
The commission approved the project with the skirting requirement and the explicit instruction that the garage apartment be repositioned so it does not encroach into the alley. No additional public testimony was offered in-person.
