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Commission presses developers on trees, dog park, materials and garage for 274 East First proposal
Summary
At a conceptual review for COA2600518, commissioners praised some design moves but pressed the applicant for more detail on the dog park location and size, parking-garage cladding and lighting, tree survivability near sidewalks, and long-term durability examples for proposed faux-wood aluminum siding; the applicant aims to return with detailed drawings and material samples for an August vote request.
The commission spent the bulk of its meeting June 30 reviewing a large demolition and new-construction concept at 274 East First (COA2600518). The proposal would demolish an existing multi-structure complex and construct five residential buildings and an attached parking structure; the applicant told the commission the project includes roughly 427 units across the site.
Project representatives presented revisions based on earlier comments: the main building was re-kinked to align with the street, end units received additional architectural wrapping to reduce reliance on murals, balcony railings were simplified, and the dog park area was modestly enlarged. The applicant introduced landscape architect Gail Frasier and showed a revised landscape concept and material palette that includes two tones of wood-look aluminum siding and two brick colors.
Commissioners broadly supported the architectural direction but raised numerous requests and concerns to be addressed before a vote-level submittal. Those included: - Trees and parking-lot planting: commissioners asked for more large, fast‑growing shade trees in the parking area where feasible, noting that underground detention limits planting in some locations and that a tree roughly every eight spaces is code practice in the area. - Dog park location and size: several commissioners questioned siting a dog park on the prominent corner, urging consideration of moving the amenity away from the corner or relocating it into an internal plaza; the applicant said the current dog-park footprint is roughly “75 by 25” feet and agreed to re-evaluate location and size. - Materials durability: commissioners expressed caution about the proposed wood‑look aluminum siding and asked the applicant to provide case examples and long-term performance evidence; the applicant said the product is used in colder climates and offered to bring photos and references. - Parking-garage design and lighting: commissioners asked for elevations and cladding options for the garage, and requested lower, shielded lighting rather than tall poles that would be visible across the neighborhood. - Street trees and survivability: commissioners asked the applicant to evaluate whether existing street trees can be conserved without excessive root damage or should be replaced with appropriately selected street trees for longer-term health.
The applicant said they are working to a schedule and hope to return in August with full elevations, window sections, material samples and lighting details so the commission can consider a vote. No formal approvals were taken; commissioners compiled a comprehensive list of items the applicant must address prior to final review.
Next steps: applicant to return with a package that includes full elevations for all building faces, cladding examples and locations, window and railing sections, lighting and photometrics (or shielding plans), and a refined landscape and tree strategy.
