HomeMy WebLinkAboutPlanning 2014-04-24 Item 4 - Boulevard Townhomes - Attachment A: Project NarrativeATTACHMENT A
BOULEVARD TOWNHOMES
Project Narrative
Boulevard Townhomes is a 5 -unit townhome project located at 3726 South 154th
Street in a neighborhood surrounded by multi - family apartment homes, zoned for
high- density residential use. Currently the property contains an older, outdated
single family home. Based on the site plan and building design details below, this
project will bring the property into its best and highest use, while improving the
quality of the neighborhood. This project will serve as an example for upgrading
similar properties and continuing to improve the surrounding neighborhoods and
city as a whole.
Site Plan:
The project consists of two buildings, one duplex and one triplex with a common
access easement for all five units. The common access easement provides
appropriate designated access for both pedestrian and motor vehicle traffic, as well
as landscaping features to add visual appeal. Each home has recreational space
adjacent to the back of the unit, in addition to ample recreational space for common
use. In total, the landscaped space is greater than the required minimums, and
incorporates shrubs, trees, grass and other greenery to enhance the natural appeal
of the property.
Streetscape & Entryways: The entrance for each of the front units will be facing
the street, with steps and porch space to create an inviting transition from the
sidewalk to the front entrance. Each of the rear units will have a private entrance
transitioning from the interior courtyard. Initially, the entries were inset to provide
additional porch space, but were later brought back out due to concerns about crime
prevention.
Natural Environment: The site's grading will maintain congruency with
surrounding properties, with consideration for accommodating fire code maximum
grading. Where needed, a short retaining wall lines part of the north, east and west
side of the property. The entire north, west and east side of the property also has
cedar fences (4' on top of retaining wall, 6' otherwise). The corresponding
landscape plan will also create natural distinctions between the property and
surrounding neighborhood.
Circulation /Parking /Crime Prevention: The driveway slope is well under the fire
code maximum and width is greater than the required minimum. Each unit has a
two -car garage located off the common access easement, enhancing the safety and
deterring crime on the property. In addition, the orientation of site and
architectural design will deter crime by easily designating spaces as public /semi-
private /private. The common access easement will serve as the only public
21
corridor, with emphasis on keeping each home's backyard space private. Exterior
lighting, landscaping and window placement will also enhance safety of the
townhome community. Mailboxes are located at the front of the property near the
street and waste disposal bins will be kept in each unit's garage, and brought to the
street on pickup days.
Recreational Space: All units will have a patio and landscaped backyard space
adjacent to the rear of the unit on the ground floor. Additionally most units will
have decks located on the second floor. Common recreational space will be
available in the front and rear of the property.
Building Design:
Neighborhood compatibility: The building design aims to improve to the quality
of the neighborhood, yet integrate nicely with existing surrounding structures. The
exterior will incorporate traditional pitched roof lines, vertical and horizontal
modulations in building lines, private entrances and plenty of windows, trimmings
and material variety to create a beautiful and welcoming appeal for these homes.
Each building will incorporate high quality design elements, giving the homes great
street appeal.
The property to the west is a large two -story apartment complex, to the north is an
apartment complex. To the east are two single family structures. Across the street
to the south is the Villages at South Station multi - family complex. The Boulevard
Townhomes will have similar architectural character of neighboring residences,
especially of the Villages project across the street.
Materials & Colors: Several textures of materials, changes in roof line and building
modulation create visual appeal. The primary siding materials are varying types of
Hardie products and El Dorado stone work. The color palette is a combination of
dark and medium grey -blues and light tan tones with a darker tan trim. The color
palette was carefully selected after previewing several existing properties. The
combination of colors create yet another dimension of interest to the building,
utilizing the darker grey -blue color on the ground floor with lighter gray -blue and
tan colors on the upper floors.
Windows: The windows on each unit are positioned to optimize lighting and
privacy. The triplex optimizes west - facing light with windows oriented toward the
interior courtyard. To balance privacy, the duplex windows on the interior are
positioned to avoid windows that look directly in on one another, while focusing on
positioning the majority of its windows to face the west as well. Window
proportions are consistent with neighboring residences and include visually
significant window elements typically reserved for high -end custom construction.
Roofline /Building Modulation /Building Massing: Each unit is highlighted and
distinct from its neighboring unit, but all integrate nicely together. Traditionally
22
pitched rooflines give the two structures a single- family home appearance from the
streetscape. The building facade utilizes modulating features including balconies,
porches, and building wall relief. The front units have porches, balconies and
horizontal and vertical modulation, as well as multiple complementary rooflines.
The interior courtyard and rear of each building feature horizontal modulation,
slight vertical modulation to accommodate for low sloped grading. Interesting
rooflines create natural breaks between the units and distinguish each unit from its
neighbor. The north side of the each building features balconies and change in
materials and colors to create interest.
Garage Design: Garages are located in the interior courtyard sharing the common
access easement. The garage door on each unit incorporates windows and panels to
reduce the apparent size of the door.
General Floor Plan: The Boulevard Townhomes will follow a common architectural
floor plan to similar 3 -story townhome units. The ground floor includes a 2 -car
garage, entryway, one bedroom and one bath. Staircases lead up to the second floor,
which features a spacious living space and half bath. On the top floor, a master
bedroom and bath, as well as two bedrooms and an additional bath. Every unit has
a ground floor patio and four of the units also feature a second floor balcony to
encourage use of outdoor space.
Landscape Design:
The landscape plan outlines the use of trees, shrubs, grass and other greenery to
soften the built environment, define open space, and provide privacy. The materials
used comply with the Landscape Design Manual and nursery industry standards.
There are no significant existing trees to be preserved.
Design for Screening and Separation: Cedar fencing and retaining walls will line
the north, east and west perimeter. In between each unit will be a combination of
opaque fencing and /or evergreen barriers to provide privacy for each unit's
individual recreational space.
Lighting: All exterior lighting will comply with the Landscape Design. Wall -
mounted sconces in the entryways and the back patio of each unit light the way for
pedestrian traffic. Recessed canned lighting above the garage doors light the way
for motor vehicle traffic. Any additional lighting will be included to optimize the
safety and visual appeal of the property.
23