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

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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 /elect /ciccli)lan11tm1. 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 beyond dwelling foundations. REPORT ORGANIZATION This staff report has been divided into two sections. The first section covers the Design Review decision; the second covers the Subdivision Preliminary Plat decision. Staff's conclusions and recommendations follow each section. SECTION ONE DESIGN REVIEW DECISION CRITERIA DESIGN REVIEW The Osterly Park Townhomes project is subject to design review under 18.14.060 requiring all multi family structures 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. In the following discussion, the main topic areas of the architectural review criteria for townhouse development contained in Tukwila's Townhouse Design Manual is shown followed by Staff's comments. The Townhouse Design Manual is available online at htti): /www ci. tLikw'ila.wa.Lis /dcd /dcdi)lan.html. L SITE PLANNING Streetscape The Osterly Park Townhomes project includes street frontage on S 144' Street and 34"' Ave S. The original site configuration included townhouse buildings which had the side of the buildings facing the public street. The applicant revised the original site plan so that units adjacent to S 144 Street and 34 Ave S will face the street. This helps improve the street presence of the development project, allowing windows and front porches to face the street. A combination of landscaping, trellises, and fences provide physical separation of street- facing units from the public realm of the street, providing for privacy while at the same time allowing residents to casually observe activities along the street. A decorative fence is proposed to separate the front yard of street facing units from the sidewalk along both S 144 Street and 34 Ave S. The decorative fence is approximately 4 feet in height and made of black metal with stone veneer fence posts to match the stone veneer on the units facing S 144 Street and 34 Ave S. This fence JR Pa Lc 6 of 26 11/05/2009 3 4 HADcsip RcvicwvOtitcrly Townhomcsv1.08 -076 L08 -079 Ostcrly Park Sub livision &DcsiLnRcvicw SR. loc