Planning 2012-03-22 Item 4 - Osterly Park Townhomes - Attachment C - Staff Report Dated 11/2/09

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developments with development coverage of over 50% to incorporate low- impact development techniques, if feasible (including such features as pervious pavement, raingardens, etc.). The development area coverage for the Osterly Park Townhomes project is approximately 55 During meetings among the applicant, the applicant's civil engineer, and Tukwila's surface water engineer, it was determined that soil conditions on the project site do not allow stormwater infiltration. These site conditions preclude the applicant's ability to incorporate low- impact development techniques as part of this project. 3. Appropriate provisions have been made for road, utilities and other improvements that are consistent with current standards and plans. Provisions for access, utilities, and other improvements have been reviewed by multiple departments, including the Planning, Fire, Building, and Public Works departments. Because of challenges presented by the shape and width of the project site, the applicant met with representatives from the departments mentioned above on multiple occasions to discuss revisions to the site plan, including street width and configuration, and on- street parking. The resulting street, at 20 feet wide with 5 -foot sidewalks on both sides and on- street parking along the southern portion, represents an exception to the standard 28 -foot roadway width required for a local access street. However, a roadway width of 20 feet, with additional room provided for on- street guest parking, was determined by the Public Works and Fire departments to be acceptable for the amount of traffic and for emergency access requirements. Additionally, narrower roadways in residential areas are consistent with Comprehensive Plan policies (see discussion under number 2, Streetscape Development, above). The Planning Commission has the authority to approve the preliminary plat, and any exceptions to the requirements of the subdivision code shall be considered by the Planning Commission according to TMC section 17.28. The residential units are proposed to be constructed in three phases. Prior to construction of residential units and final approval of the plat, construction of the access road, utilities, and the larger recreation with children's play equipment will be required to ensure that all required emergency access and infrastructure is in place to serve the first phase of development. Phase I is planned to include units 16 -25. Phase II will include units 5 -15 and the southern recreation area. Phase III will include units 1 -4 and 26 -31. A draft lighting plan has been submitted by the applicant to provide lighting for the access road, on- street parking, and sidewalk and recreation areas. Since the draft submitted includes lighting levels that are much brighter than needed to meet City requirements, staff recommends that this plan be revised and resubmitted for review administratively as part of the Public Works construction permit (see previous discussion of lighting requirements contained in the Design Review portion of this staff report, under section I. Site Planning, Crime Prevention). 4. Appropriate provisions have been made for dedications, easements and reservations. The applicant has submitted a plat survey showing proposed easements (see Attachment D), and a draft copy of easement documents and codes, covenants, and restrictions (see JR Pa Lc 22 of 26 11/05/2009 5 0 HADcsip RcvicwvOstcrly Townhomcsv1.08-076 L08 -079 Ostcrly Park Sub livision &DcsipRcvicw SR. loc