Commission recommends approval of Brookside West townhome project, but debates gating and 18‑ft unit widths

Planning staff recommended approval of a master‑plan amendment, comprehensive land‑use amendment, rezoning and variances for Brookside West, a Portman/Providence redevelopment that would replace underused office with 104 for‑sale townhomes on about 8.76 acres. The project is tied to the Brookside Small Area Plan and is intended to support a lane‑diet, enhanced pedestrian connections and activation of Brookside Park.

Kathy Cook outlined the Brookside plan history and said the project exceeds minimum amenity open‑space (about 0.8 acres of amenity and 0.8 acres of other open space), saves many street trees and includes conditions to support future Brookside Parkway lane‑diet and trail connections. Staff does not recommend gating in mixed‑use downtown contexts; the applicant requested gating but staff recommended against it. The developer sought variances so up to 46 units could be 18 feet wide rather than the 20‑foot minimum; staff noted similar narrow products have been permitted elsewhere but recommended conditions to ensure strong street‑facing architecture and materials.

Providence Group representatives said the gated option supports a lock‑and‑leave lifestyle and that varied unit widths create an attractive, diverse streetscape. Several commissioners said they trusted Providence's track record and supported gating in concept for this product, while others worried gating would conflict with the Brookside plan's walkability goals; the commission ultimately approved the proposal with staff conditions, leaving some gating questions for Council to consider. The commission also asked to add standard screening requirements for HVAC and to preserve strong architectural details for walkouts and porches.

The commission's recommendation will be forwarded to City Council on March 23.