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

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SECTION ONE DESIGN REVIEW MAJOR MODIFICATION DECISION CRITERIA DESIGN REVIEW The Osterly Park Townhomes project is subject to design review under 18.14.060 requiring all multi- family strictures to receive design review approval. Per TMC 18.60.050 (C), townhouse development is subject to the design criteria contained in the Townhouse Design Manual. The project is proposed to be constricted as originally approved, with development broken up into two separate phases. Phasing criteria of TMC 17.14.040 require that a project be reviewed to ensure that each phase meets all pertinent development standards on its own in case subsequent phases are not able to be constricted. The following is a discussion of the changes to the design of the project proposed during Phase I, in relation to applicable architectural review criteria. The applicable architectural review criteria for townhouse development are contained in Tukwila's Townhouse Design Manual, available online at htti):// www. tukwilawa /dcd /dcdi)lan.html. L SITE PLANNING C'ircukition (Petlestrian and Vehicular) Both phases include a comprehensive system of sidewalks which link the recreation areas and the entrances to all buildings within the project to the 5 -foot wide sidewalks on both sides of the private access road. Sidewalks along the private access road connect to the 6 -foot wide sidewalks along S 144 Street. A 5 -foot wide sidewalk segment has been added to the southern part of the site for Phase I, to connect sidewalks on the east and west sides of the private access road to the Phase I recreation space located at the southwestern corner of Phase L If Phase II does not occur, 10 feet of Type I rear yard perimeter landscaping is required along the south property line. Staff recommends as a condition of approval of this application that plans be revised as part of the Public Works permit to add rear yard landscaping on the south side of the new Phase I sidewalk shown along the south property line per landscaping requirements in the HDR zoning district. There are two access points to the site for vehicles for the completed project, one from S 144 Street and another from 34 Ave S. These two driveways allow through- movement from 34 Ave S to S 144 Street. If Phase 11 does not occur, the only vehicle access to the project site will be from S. 144 Street. The shared garage access areas provide room for vehicle maneuvering into and out of the private road. The resulting cul -de -sac, if Phase I were to stand on its own without constriction of Phase II, would be low volume to allow multiple use for street oriented social /recreation areas, consistent with circulation guidelines in the Townhouse Design Manual. Parking Tukwila parking requirements contained in TMC 18.56.065 require two off street parking spaces for each dwelling unit which contains up to three bedrooms. Parking for residents of the Osterly Park Townhomes project will be within the attached two -car garage for each unit. These garages are accessed from shared garage access areas located off the private access road to minimize conflicts between autos and pedestrians and to better screen garage areas from view. JR Page 7 of IS 03 1x'2012 H: Design Review Osterly Townhomes Major Modification_L12 -005 PL12 -1111 1_12 -005 LOS- 1179_PL12 -1111 Osterh- Major Modification SRdoc 13