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Design review committee endorses four‑unit 55 West Karnes townhome design with requests on garage and landscaping details
Summary
Planning staff and the applicant presented a four‑unit townhome at 55 West Karnes emphasizing restrained, neighborhood‑scale materials (cedar rainscreen, heavy timber). Committee endorsed the final conceptual review and asked for detail on garage treatment, landscaping, and snow retention measures.
Planning staff opened final review for E 25‑037 at 55 West Karnes and summarized the project: four attached, three‑bedroom townhome units with private tandem garages and a design intended to fit the neighborhood scale. "This design is really, intentionally restrained," staff said, noting LDR compliance on height, setbacks and landscaping generally met the NH1 zone requirements.
Jamie Farmer of Farmprint Architects presented elevations and materials: cedar rainscreen siding, reclaimed timber accents, natural stone chimneys and exposed heavy timber framing intended to reduce perceived massing. Farmer described private entrances and a central stair, and noted options for small elevators or dumbwaiters to ease circulation in the three‑story units.
Committee discussion raised two recurring items: the amount of glazing proposed at the garage level and snow‑shedding mitigation from the steep 4:12 roofs. Several members suggested a more solid base to the building rather than extensive glazing at garage scale to reinforce residential character and durability. On snow, the applicant said they would integrate snow retention and gutters to control runoff and ice damming.
A motion to recommend approval of E 25‑037 to the planning director carried. Committee members asked the applicant to provide development‑level details on the garage treatment, landscape planting sizes, and snow retention measures during the development plan review.
Next steps: applicant to prepare development plan materials including detailed landscape plans, snow retention specifications, and (if chosen) garage door specifications for committee review.
