Planning 2012-03-22- ITEM 4 - OSTERLY PARK TOWNHOMES - STAFF REPORT

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SECTION TWO SUBDIVISION PRELIMINARY PLAT APPLICATION REVIEW PROCESS SUBDIVISION PRELIMINARY PLAT AND FINAL PLAT APPROVAL There are three basic steps in the subdivision approval process: 1. Preliminary Approval Any land being divided into ten or more unit lots shall receive preliminary plat approval by the Tukwila Planning Commission as a Type 4 decision according to the provisions of 18.108.040. Criteria for Preliminary Plat Approval are contained in section 17.14.020(D). The application was reviewed by the Tukwila Short Subdivision Committee, and staff's response to each of the criteria for preliminary plat approval and recommended conditions of approval are included below. Once a townhouse project receives preliminary subdivision and design review approval by the Planning Commission /Board of Architectural Review, the applicant must apply for a Public Works permit for construction of project infrastructure. Prior to receiving final approval, the developer of townhouse units may also apply for building permits to constrict dwelling foundations. The project must receive final approval from the Tukwila City Council prior to construction beyond dwelling foundations. 2. Final Approval After constriction of project infrastructure and compliance with conditions of preliminary approval, the applicant must apply to receive final approval for the subdivision plat. The final approval decision on a subdivision plat is made by the Tukwila City Council. Before the final plat is submitted to the City Council, it shall be signed by the Tukwila Finance Director, Director of Public Works, and the Director of the Department of Community Development. If the applicant plans to build homes on Phase I, the eight lot plat shall require final plat approval by Tukwila City Council before the lots can be sold. If Phase 11 is constructed within five years of preliminary approval then a separate final plat approval by Tukwila City Council shall be required after the infrastructure for Phase 11 is constricted. However if Phase 11 is not constricted before the expiration of preliminary approval, a new preliminary approval by the Planning Commission shall be required. 3. Recording Upon approval by the City Council, the subdivision plat shall be sided by the Mayor and attested by the City Clerk. It is the applicant's responsibility to record the City approved final subdivision plat documents with the King County Department of Records. The applicant will need to pay the recording fees and submit the approved original final subdivision plat to King County. The final subdivision plat is not complete until the recording occurs and copies of the recorded documents are provided to the Department of Community Development. The approved final subdivision plat must be filed with the King County Department of Records five years from the date of this preliminary approval or the application will expire. The Planning Commission may grant a single one year extension. DECISION CRITERIA SUBDIVISION PRELIMINARY PLAT APPROVAL- PHASING The discussion of project consistency with criteria for preliminary plat approval is contained in the staff report for the original Preliminary Subdivision application (see Attachment C). No changes are proposed to the original subdivision. Phased development of the Osterly Park Townhomes project is proposed, JR Page 13 of IS 03 1x'2012 H: Design Review Osterh- Townhomes Major Modification_L12 -005 PL12 -00 1_12 -005 LOS- 1179_PL12 -1111 Osterh- Major Modification SRdoc 19