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

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FINDINGS PROJECT DESCRIPTION Mr. Mike Overbeck received design review and preliminary subdivision approval in November 2009 for the Osterly Park Townhomes, a project to develop an approximately 1.7 -acre site with 31 townhouse units along with the required landscaping, guest parking, utilities, access, recreation areas, and frontage improvements. The Osterly Park Townhomes project was the first townhouse project to receive approval following the March 2008 adoption of Ordinance- 199 by the Tukwila City Council. Ordinance 2199 allows development of zero lot line and fee simple townhouses. Since obtaining the original Board of Architectural Review (BAR) approval for the Osterly Park Townhomes project, Mr. Overbeck has applied for Public Works permit for installation of project infrastructure, a demolition permit to remove the single family home located at 14426 34 Ave S, and a building permit for constriction of the first townhome unit (which has since expired). Criteria for design review and preliminary subdivision approval have not changed since the original approval for this project was granted by the BAR in November 2009. Please refer to Attachment C for staff review and recommendations of the original design review and preliminary subdivision applications. One of the conditions of approval of the preliminary subdivision application was the following: "All utilities for the project, private access road and sidewalks, and the recreation area located on the west and north sides of the private access road (including children's play equipment), shall be completed as part of the Public Works constriction permit." Due to the cost of constriction of project infrastructure and the applicant's needs for financing the project, Mr. Overbeck is requesting approval to allow phased constriction of the access road, utilities, and recreation space along with the first 8 dwelling units in the project. This portion of the project would be constricted first as Phase I starting in 2012, followed by constriction of the remainder of the development as part of Phase 11. One of the phasing criteria is that each phase of the project must be able to stand on its own, one phase cannot rely on a future phase to meet code requirements. The new proposed phasing involving constriction of a portion of the infrastructure and a temporary recreation space represents a major modification to the approved design review if Phase I were to stand on its own. Therefore, Mr. Overbeck's request involves a major modification to the design of the project for Phase I, an amendment to the preliminary subdivision approval, and review of the project according to phasing criteria. VICINITY /SITE DESCRIPTION Site Descriation The project site is located on the south side of S 144 Street between Tukwila International Blvd and Military Rd South. Six existing tax parcels make up the project site (see the Existing Conditions Survey in Attachment D). Access to the site will be from driveways located off S 144 Street and 34 Ave. S. A JR Page 4 of 18 03 1x'21.112 1 0 H: Design Review Osterly Townhomes Major Modification_L12 -005 PL12- 004 1-12 -005 LIIS- 1179_PL12 -11114 Osterly Major Modification SRdoc