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

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ToaoizraQhy Topography at the site is currently relatively flat. The topography is proposed to remain relatively flat after proposed development, the northern portion of the site will be all at one grade, and there will be a gradual slope down from the western side of the site to the eastern area of the site. Vegetation Vegetation on the project site currently consists of shrubs, blackberries, and several mature trees. Existing trees on the site include Hemlock, Cedar, and Fir trees on the north portion of the site, and Cherry, Maple, Fir, Ash, and Locust trees on the southern portion of the site. Most of the existing trees are located in areas where the access drive, townhouse buildings, or utility lines are proposed. There is an opportunity to retain one Cedar and one Hemlock located at the northwestern corner of the site, and an Ash clump located in the southeastern corner of the site. These trees shall be retained unless there is a conflict with the location of proposed utilities or fences. Access There will be two access points to the development from public streets. These include 34 Ave S and S 144 Street. Proposed access to Phase I is from the driveway off S 144 Street, the driveway off 34 Ave S will be added as part of Phase 11 to complete an L- shaped through- street within the development REVIEW PROCESS The Osterly Park Townhomes project will subdivide six existing parcels into 31 unit lots, with an access and utility tract and recreation tracts. 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. Townhouse development in Tukwila is restricted to the Medium Density Residential (MDR) and High Density Residential (HDR) zoning districts. According to 18.14.060, design review by the Board of Architectural Review is required for all multi- family structures over 1,500 square feet in size. Design review criteria for townhouse development are contained in the Townhouse Design Manual, which is available online at htti):// www. ci. tukwila.wa.us /dcd /dcdi)lan.html. 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 construct dwelling foundations. The project must receive final approval from the Tukwila City Council prior to construction of the dwelling units beyond the foundations. REPORT ORGANIZATION This staff report has been divided into two sections. The first section covers the Design Review Major Modification, the second covers the amendment to the Subdivision Preliminary Plat including a review of the phasing criteria of 17.14.040. Staff s conclusions and recommendations follow each section. JR Page 6 of 18 03 1x'21.112 12 H: Design Review Osterh- Townhomes Major Modification_L12 -005 PL12 -00 1_12 -005 LOS-079_1`1_12-004 Osterh- Major Modification SRdoc