Planning 2012-03-22 Item 4 - Osterly Park Townhomes - Attachment C - Staff Report Dated 11/2/09

Browse Search

Park Townhomes is more similar in design to single family development in the area, incorporating elements of Northwest regional architecture including peaked roofs, large eaves, brackets for roof elements, building modulation for window areas, and use of wood siding and shingles for the building facade. The buildings proposed as part of the Osterly Park Townhomes project are in scale with the existing neighborhood multifamily residential units, as well as the underlying and surrounding zoning. The height and mass of the buildings is in between the scale of the large apartment complexes and the existing single family homes that are in the vicinity of the project site. Nearby single- family homes are in the Medium Density Residential (MDR) and Neighborhood Commercial Center (NCC) zoning districts; zones which allow development of much greater intensity than the existing single family development. The proposed townhome buildings are three stories in height, with a maximum height of approximately 36 feet. The underlying HDR zoning district allows a maximum height of 45 feet. The La Roche apartment complex to the east of the project site has four, 2 -story rectangular buildings which are arranged in a rectangle with a central open space area. The Park Avenue apartments located to the south of the project site are also 2- stories in height. The Samara 1 apartment complex across the street to the north of the project site has multiple 3 -story buildings, each in the shape of a long, narrow rectangle. The overall building mass of these apartments is much greater than the proposed townhome buildings will be. While the townhouse units in the proposed project will be taller than some of the adjacent apartment buildings, the length of the buildings will be much shorter so that the overall mass of the buildings in the proposal is not as large as adjacent multifamily development. Building Elevations Each building within the project, whether duplex or triplex, will read as a unified mass through consistent use and placement of colors, materials, and modulation. Colors and arrangement of the different types and siding are varied from building to building within the site to create visual and architectural interest. There are four different building types used in this project (A, B, C, and D). These are shown on Sheets A2 -A5 of Attachment B, as well as on the Colored Elevations in Attachment C. The Site Plan (Sheet Al of Attachment B) shows the location of each of these different building types within the project. The units in Building A, at 22 feet wide, are slightly wider than those in Building B, which are 20 feet wide. Both of these buildings have three bedrooms. The design of these buildings varies slightly; the main distinction is the width of the front and rear modulations, which creates a difference in the size of the balconies and the design and location of windows in the vicinity of the balconies. There is only one C building type included in the project. The units in this building have two bedrooms (there is no bedroom on the first floor). The garage door and the front door for these units are located on the front elevation. The balconies on this building are smaller than those on other units, due to the large width of the building modulations on the front and rear elevations. The D building uses the same floorplan as the A units, with one more unit added to the building to make a triplex. Unlike the A units, the balconies on the D building are located on the rear elevation. This was done because of the close proximity of the D building to the Park Avenue JR Pa Lc 10 of 26 11/05/2009 38 HADcsip RcvicwvOstcrly Townhomcsv1.08 -076 L08 -079 Ostcrly Park Sub livision &DcsipRcvicw SR. loc