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

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which must meet the Phasing criteria contained in TMC section 17.14.040. The criteria are listed below in italics, followed by staff discussion of the criteria as they relate to the Osterly Park Townhomes project. Original conditions of approval of the Subdivision Preliminary Plat will be combined with any additional conditions of approval added by the Board of Architectural Review in a new Notice of Decision issued for this project. 17.14.040 Phasing The subdivider may develop and record the subdivision in phases. Any phasing proposal shall be submitted for City Council review at the time at which a final plat for the first phase is submitted. Approval of the phasing plan shall be based upon making the following findings: 1. The phasing plait hichides all Imi d col ?talliecd irithiii the al)l)i ol 1' plat, hichicling areas 11'J?e1'e Offslte inipr'ol are being Inacle. Proposed project phasing consists of two phases which include all land contained within the preliminary plat, as well as frontage improvements along 34 Ave S. Sheet 3 of 3 of the Phase I subdivision survey shows how the entire tax parcel 004000 -0088 and a portion of tax parcel 004000 -0094 will be subdivided into 8 unit lots, Tract A (for ingress, egress and utilities), and Tract D (recreation space for Phase I). Sheet 2 of 3 of the Phase I subdivision survey shows how the remaining area of tax parcel 004000 -0094 shown as Lot 100 on Survey Sheet 2 of 3 in Attachment D), will become a new lot until such time as it is subdivided as part of Phase II. Phase II includes the remaining area of tax parcel 004000 -0094 along with tax parcels 004000- 0083, 639111 -0000, 639110 -0000, and 004000 -0087. In case Phase II does not occur, staff recommends a condition of approval to require legal access to the remaining area of tax parcel 004000 -0094 be provided through an easement, or alternatively, by combining the remaining area of tax parcel 004000 -0094 with tax parcel 004000 -0083. Staff recommends review of legal access to the remaining area of tax parcel 004000 -0094 be included in the review of the Public Works permit for Phase I. 2. The sequence aml timing c?f cleivlopnerlt is iclerltifiecl oii a naap. The sequence of project development is shown on the phasing plan see Site Plan Sheet A 1 in Attachment D). Phase I is planned to be constricted following BAR approval and approval of the Public Works infrastructure permit. Phase II is planned for constriction following final subdivision approval of Phase I and once constriction of the townhomes in Phase I has started. The final plat for both phases shall be recorded within 5 years of the date of preliminary subdivision approval, per RCW 58.17.140, unless an extension is requested by the applicant and granted by the City of Tukwila. 3. Each phase shall consist of a ('olltigllolls gl•olg) c?f lots that meets all per•tirlerlt cleivlopmerlt stamlar•cly on its oirii. The phase caitrlot rely on filtur•e phases fol• ineeting al11 0t1' codes. Phase I meets all pertinent development standards on its own, with the exception of meeting the required rear yard landscaping requirements. Ten feet of Type 1 landscaping is required along the southern property line of Phase I until such time as Phase 11 is constricted. Staff recommends a new condition of approval of the preliminary subdivision to require that plans for Phase I be revised as part of the Public Works permit to provide space for 10 feet of Type I rear yard landscaping on the south side of the new Phase I sidewalk located along the south property line. JR Page 14 of IS 03 1x'21.112 2 0 H: Design Review Osterh- Townhomes Major Modification_L12 -005 PL12- 004 1-12 -005 LIIS- 1179_PL12 -11114 Osterh- Major Modification SRdoc