HomeMy WebLinkAboutPlanning 2018-10-11 ITEM 4 - STAFF REPORT - OSTERLY PARK TOWNHOMES PHASE IICity of Tukwila Allan Ekberg, Mayor
Department of Community Development - Jack Pace, Director
STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW
DEPARTMENT OF COMMUNITY DEVELOPMENT
Prepared September 28, 2018
HEARING DATE: October 11, 2018
STAFF CONTACT: Jaimie Reavis, Senior Planner
NOTIFICATION: • Notice of Application posted on site and mailed to surrounding properties
and agencies with jurisdiction on September 7, 2018.
Notice of Public Hearing published in the Seattle Times, posted on site,
and mailed to surrounding properties and agencies with jurisdiction
September 27, 2018.
FILE NUMBERS: L08-079 Preliminary Subdivision
L18'0065 Design Review Major Modification
ASSOCIATED FILES:
PVV18'0096 (Pub|icVVorks/3ite Construction Permit)
L14-0066 Final Subdivision for Phase 1
L12-005 Design Review Mjor Modification
C09-014 Traffic Concurrency Certificate
L09-002 Rezone
[08-022 SEPA/Environmental Review
L08-076 Public Hearing Design Review
L08-077 Comprehensive PIan Amendment
PREO8-011 Pre -Application Meeting
APPLICANT: Mike Overbeck
REQUEST:
Request for approval of a Design Review Mjor Modification and a new
Subdivision Preliminary Plat approval for the Osterly Park Townhomes
subdivision. The original decision was issued in November 2009 and was
updated in March 2012.
The current proposal is to reduce the total number of townhomes
constructed in Phase 2 from 23 to 15. The three condo buildings previously
proposed to be demolished will remain, resulting in the need for the design
of Phase 2 to change. The access road, recreation spaces, and townhomes
have been reconfigured to accommodate this change.
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Oster. F"ark Townhomnm(L78-006m.LV8-0TA)
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LOCATION:
14424 34th Ave S (parcel #6391110000 6433610240
14426 34th Ave S (parcel #0040000083)
14401-14420 34th Lane S
Parcel # 6433600090 and 6433600110
COMPREHENSIVE
PLAN DESIGNATION/
ZONING DISTRICTS: High Density Residential (HDR)
SEPA COMPLIANCE: The City of Tukwila, as the Iead agency for this pject, issued a Determination of
Non -Significance for this prject on October 28, 2009.
PUBLIC COMMENTS
Ennails from two owners of the existing townhomes in the Osterly Park
Townhomes pject were received during the Notice of Application period
for this prject. They are included as Attachment G to this staff report.
RECOMMENDATIONS: LI8'0065 Design Review Mjor Modification
Staff recommends approval with conditions of the design review mjnr
modification.
U08-079 Preliminary Subdivision
Staff recommends approval with conditions of the Preliminary Subdivision
application.
ATTACHMENTS:
A. Applicant's request
B. Chronology of Site Development (site plans submitted for applications in 2008, 2012, and 2018)
C. Recorded PIat for Phase 1
D. Plan Sheets
• Phase ZLandscape Plan
• Site Lighting & Photometric Study
• PIat of Osterly Park Townhomes (Sheets 1, 2, 3)
• Civil Plans (Sheets 1-14)
E. Draft Codes, Covenants & Restrictions
F. Easement Agreement between Mengstab Tzegai and 144th
Street REO Partners, LLC/Michael D.
Overbeck
G. Email comments received in response to Notice of Application
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PROJECT LOCATION
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FINDINGS
PROJECT DESCRIPTION
The Osterly Park Townhomes project was the first townhouse project to receive approval following the
March 2008 adoption of Ordinance 2199 by the Tukwila City Council. Ordinance 2199 allows
development of zero lot line and fee simple townhouses. The original project approved by the Board of
Architectural Review (BAR) in November 2009 included 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 BAR subsequently approved a Phasing Plan and a Design Review
Major Modification for the project in 2012, which broke the project construction into two phases, and
created a temporary recreation space and conditions of approval related to the design of Phase 1 to
ensure the Phase 1 could meet all code requirements in case the applicant did not proceed with Phase
2. Phase 1 received Final Subdivision Approval from the Tukwila City Council in 2016, and the first
eight townhomes approved in Phase 1 have been constructed. Site plans showing the chronology of
site plans approved by the BAR in 2009, 2012, along with the current proposal for Phase 2 are in
Attachment B. The recorded survey for Phase 1 is in Attachment C.
The major change proposed with
the current proposal is for the
condo properties at 14420-14422
34th Ave S, originally proposed to
be redeveloped as part of the
project, to be removed from the
project area and remain as -is.
The blue shaded area at right
shows the parcels to be
completely removed from the
project; the third condo building
property not included in the blue
shaded area (referred to in this
report as the 14424 Building) is
providing an easement across its
east side for Osterly Townhomes
private access and utilities. The 14424 Building property will gain the lawn area on its north side as part
of its parcel and will share this as a recreation space with the Osterly Park Townhomes. The 14424
Building will also have use of two on -street parking spaces within the Osterly Park Townhomes private
access drive adjacent to their site and accessed through a pedestrian gate in the fence separating the
two developments.
Removal of the existing condo building properties from the development significantly reduces the
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Phase 2 development area. As a result, the total number of townhomes in the development is scaled
back, from 31 to 23. Rather than having sidewalks on both sides of the street throughout the
development, the sidewalk is on only one side of the private access road for most of Phase 2. The total
number of guest parking spaces is proposed to be reduced from 12 to 8.
Criteria for design review and preliminary subdivision approval have not changed since the original
approval for this pject was granted by the BAR in November 2009. The Comprehensive PIan was
updated in 2015; discussion of the prject's consistency with the updated policies is contained in
section two of this staff report. The Preliminary Subdivision Approval issued by the BAR for this pject
on March 26, 2012 will expire on March 26, 2019. A new Subdivision Preliminary Approval is being
requested to review the design changes to make sure the prject will meet the subdivision criteria and
to ensure adequate time for installation of improvements in preparation for review of the Final Plat
application by the Tukwila City Council.
VICINITY/SITE DESCRIPTION
Site Description
The projectsiteis|ocatedontheoastsideof34mAve S and on the south side of 5 144th 5 between
Tukwila International BIvd and Military Rd South. Most of the projectject area of Phase 2 is on two existing
parcels. An existing recreation tract and a parcel developed with a 4 -unit condominium building are
also part of Phase 2. The eight existing unit lots developed in Phase 1 will share access, utilities, and
recreation space with Phase 2. Access to the site will be from driveways located off 5 144th Street and
34x� Ave S. The site is within walking distance to many neighborhood destinations, including grocery
stores, schools, and parks.
Existing Development
Phase 1 of the Osterly Park Townhomes has frontage on the south side of S 144th St, east of the
intersection with 34th Ave S. Phase 1 included eight new townhomes on individual unit lots and an
access and utilities tract.
Phase 2 of the Osterly Park Townhomes has approximately 80 feet of frontage along 34th Ave S. A
single-family home from the 1940s was previously located on the site and demolished in 2013-2014.
An existing mobile home located on the property will be removed prior to Subdivision Final Approval.
Surrounding Land Uses
The Osterly Park Townhouse development site is located within the High Density Residential (HDR)
zoning district, which allows for up to 22 dwelling units per net acre. The HDR zone is intended to
provide a high'density, multiple -family district which is also compatible with commercial and office
areas.
The project site is adjacent to multifamily development on parcels located directly to the east, west,
and south, which are also zoned HDR. The parcel directly to the east is developed as a large apartment
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complex (the La Roche apartments). Farther to the east is neighborhood retail including grocery and
drug stores, and the newly constructed Tukwila Village development, including multifamily housing and
the Foster Library.
To the south of the site is another large apartment complex (the Park Avenue Apartments). The three
other parcels which border the pject site on its south side are developed with smaller apartment
complexes, including one duplex and two 4 -unit complexes.
The two parcels to the west of the entrance to the site of5 144th Street are zoned Medium Density
Residential (MDR), developed with one single family home on each parcel. The area in between the
southeastern corner of 34th Ave 5and Sl44t»
St and the Osterly Park Townhomes 15 developed with
one more single-family home and the three condominium buildings that were originally proposed to be
redeveloped as part of Phase 2 but will now remain. Farther west is an area zoned Neighborhood
Commercial Center (NCC), developed with single family homes and small-scale commercial
development. Businesses located in these homes and commercial developments include a salon, a
dentist office, a restaurant, and a small grocery store.
On the north side of S 144th Street, the area is zoned HDR and is developed with a large apartment
complex (the Samara 1), a single-family home, and the Cascade View Park. West of 34th Ave 5, there is
an area zoned MDR containing multi -family development.
Topography
Topography at the site is currently relatively flat. The topography is proposed to remain relatively flat
after 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
Existing vegetation on the site includes a lawn area originally installed as the temporary recreation
space to serve Phase 1. This area is on the south side of Phase 1 (in the upper left-hand corner of Phase
2) and is proposed to become part of the condominium parcel, to be a shared recreation space
between l44Z4S4» ! Ave 5 and the Osterly Park Townhomes. The remainder of the projectject site has
been cleared of any vegetation.
Access
There will be two access points to the development from public streets. These include 34th Ave S and S
144th Street. Vehicular access to the condominium building will remain the same, via a separate
34th 34th
driveway off Ave
Ave S. Pedestrian access to the Osterly Park Townhomes private access road and the shared recreation
space will be available to the residents of the 14424 Building via a gate in the wooden fence located at
the northeastern corner of the condo property.
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REVIEW PROCESS
Phase 2 of the Osterly Park Townhomes prject proposes to subdivide two existing parcels into 15 unit
lots, an access and utility tract and easement across 14424 34th Ave 5, a recreation tract, additional
recreation areas to be in easements and shared among Phase 1 and Phase 2 units, and the condo units
located atl44243/x� Ave 5. Any land being divided into ten or more unit Iots 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 http://www.ci.tukwila.wa.us/dcd/dcdplan.html.
Once a townhouse pjectrecekespre|inninarysubdivisionanddesignrevevvapprova|b»theP|anning
Commission/Board of Architectural Review, the applicant must apply for a Public Works permit for
construction of prject infrastructure. The project must receive final approval from the Tukwila City
Council prior to construction of the dwelling units.
REPORT ORGANIZATION
This staff report has been divided into two sections. The first section covers the Design Review MjOr
Modification; the second covers the new Subdivision Preliminary Plat. Staff's conclusions and
recommendations follow each section.
SECTION ONE - DESIGN REVIEW MAJOR MODIFICATION
DEcIsIoN CRITERIA - DESIGN REVIEW
The Osterly Park Townhomes prjectissuNecttodesi#nrevievvunderlB.l4D6OrequiringaU
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,
available online at http://www.tukwilawa.gov/dcd/dcdplan.html.
Phase 1 of the pject was constructed as originally proposed. Phase 2 of the projectis
proposed to be modified from the design that was originally approved (see graphic below for
side-by-side view of the site design as originally approved and the current proposal). The
foliowing is a discussion of the changes to the design of the prject proposed in relation to the
applicable architectural review criteria in the Townhouse Design Manual.
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ORIGINAL APPROVAL
(PHASE 2 IN DASHED
AREA)
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L SITE PLANNING
Circulation and
There are two access points tothe site for vehicles for the completed project; onefronnSl4/»�
Street and another from 34th Ave S. These twa driveways allow through -movement from 34th
Ave Sto5l44mStreet.
The graphic below shows the original pedestrian circulation, with red areas showing sidewalks
and pedestrian crossings along the private access road Iinking to the projectject entries, recreation
spaces, and on -street parking areas. Blue areas show linkages from the red/common walkway
ORIGINAL APPROVAL
(PHASE 2 IN DASHED
AREA)
If` tAri,
lpHA:sE
L5•3"HEI SAME,
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areas to the private entries to Osterly Park Townhomes units. The proposed reconfiguration of
Phase 2 includes sidewalks Iinked to recreation areas, on -street parking, and unit entries,
except those units on the south side of the private access drive that will have garage and front
doors on the same building elevation. Staff recommends a condition of approval to require the
pavement area outside of the units having garage and front doors on the same building
elevation be colored and patterned material similar the shared garage access areas, to
symbolize shared use of the private road area for pedestrians and vehicles.
The addition of two on -street parking spaces east of the condo building and the grade
difference between the Osterly Park Townhomes site and the condo site prevent the sidewalk
from providing a continuous path along the west side of the private access road. Two
pedestrian crossings of the private access road are proposed: (1) to connect the east and west
sides of the sidewalk north of the on -street parking spaces adjacent to the condo building, and
(2) to connect the sidewalk on the north side of the private access road to the recreation space
located on the south side of the private access road. Pedestrian crossings of the private access
road are proposed to be constructed of concrete and raised six inches to make these areas
more visually prominent and to slow down vehicle traffic through the development.
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
Phase 2 of the Osterly Park Townhames projectject will be the same as in Phase 1; within the
attached two -car garage for each unit. Units on the east side of Phase 2 will access each unit's
garage from shared garage access areas located off the private access road. The intent of the
shared garage access area design was to minimize conflicts between autos and pedestrians and
to better screen garage areas from view.
The centerline of the private road in the originally approved site design for Phase 2 is the
approximate location of the southern property line for the condo properties. Removal of the
condo properties from the pject requires that the townhouse units be reoriented to fit in the
private access road, guest parking spaces, separated sidewalk area, and landscaping. On -street
guest parking spaces were originally approved on both sides of the access road in Phase 2.
Removal of the condo properties and elimination of spaces on the north side of the access road
to meet Fire Department access requirements results in a reduction in the total ofnumber of
on -street guest parking spaces fram 12 originally approved to 8 in the current praposal.
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Crime Prevention
The design of this project proposes to
continue crime prevention design
elements of Phase 1. Landscaping is
clustered to help physically and
symbolically separate shared recreation
spaces from private recreation spaces on
individual unit lots. A six foot tall, wooden
perimeter fence will separate the Osterly
Park Townhomes site from adjacent
properties, including the condo buildings
that were originally proposed to be
demolished as part of this project. The
design of the wooden fence along the
street frontage of 34th Ave S will be
consistent with the design of the fence at
the existing project entry off S 144th St.
The applicant has discussed installation of a gate for security at both vehicular entries due to
theft and trespassing issues he has experienced during project construction. This type of gate
may also help to reduce vehicle speeds if the private road starts to be used as a cut -through.
Security gates are not proposed at this time, but staff recommends the design and installation
of the security gates be able to be reviewed administratively if they are deemed to be
necessary by the Osterly Park Townhomes property owners.
A lighting plan was submitted by the applicant to demonstrate how lighting will be provided
within the private access road, on -street parking, and sidewalk and recreation areas. The site
design has changed since the lighting plan was submitted; during staff review with the
applicant, the location of the sidewalk moved, and two recreation spaces were added to the
project. Staff recommends a condition of approval to require an updated lighting plan be
submitted as part of the Public Works Construction Permit, to be reviewed administratively to
ensure lighting levels are adequate for safety and security along the private access drive,
sidewalk areas, common recreation spaces, and mailbox cluster area.
II. BUILDING DESIGN
The building design in Phase 2 is generally the same as the design originally approved in 2009.
There are fewer buildings proposed than originally approved, and Phase 2 will include more
three -unit buildings instead of two -unit buildings as originally proposed to maximize the
number of units that can be developed in the reduced project area. The diagram below shows
the building elevations associated with the structures on the site plan.
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The building design outlined in blue remains as originally approved, including two, two -unit
buildings, and one three -unit building. The other units on the south side of the private access
road are where the townhome design and configuration are proposed to change most
significantly from the original approval.
'"-"`ZZ-='33'
The original plan included two -unit townhome structures located on the north and south sides
of the private access road. Townhome development west of the recreation space is now limited
to the south side of the private access lane. To construct eight townhomes on the south side of
the access road as originally approved, the townhomes have been reconfigured to include two
three -unit tovvnhornestructures and one two -unit structure with frontage along 34» ! Ave S.
These reconfigured units have both the garage doors and front doors on the same elevation
facing the private access road. The architectural drawings shown above have not been revised
to show (1) the front and rear elevations of the three -unit building, with garage doors and front
doors on the north elevation and the design of the south elevation; and (2) the design of the
two -unit building to show how the west elevation will have a front door and porch facing 34th
Ave S. Staff recommends a condition of approval to require that these elevations be provided
by the applicant and reviewed administratively as part of the building permits for these units.
Consistent with the units in Phase 1, each townhome structure will read as a unified building
mass through use of the same colors and materials. The colors of each townhome structure and
the use and placement of lap, shingle, and board and batten siding will vary. The color drawings
below demonstrate a typical treatment for a townhome structure in the Osterly Park
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Townhomes development.
The pictures below illustrate the variation of colors and roof modulation from structure to
structure within the development. These design elements are proposed to be carried through
to Phase 2 structures.
lll. LANDSCAPE / SITE TREATMENT
Landscape Design and Design for Screening and Separation
Major changes to the landscape design from what was originally approved include removal of
the street trees on the south side of the private access drive. The perimeter landscaping on the
north side of the private access drive will no longer be side yards of the townhomes as
originally approve, but instead a 10 -to 12 -foot wide perimeter landscaping area consisting of a
sidewalk and a 6 -foot landscaping area that widens out to 8 feet on the south side of the 14424
Building property. This landscape area will separate the Osterly Park Townhomes property from
the condo properties to the north and will help screen the wooden fence that also separates
the development from the condo properties. The previous approval for the landscaping area
allowed perimeter landscaping to be clustered at the end of shared garage access areas, to
provide lawn areas free of shrubs and trees for use of the townhome units as private yard
areas.
New landscaping regulations were adopted in the Tukwila Zoning Code in 2017. The new
regulations provide a set of criteria projects must meet to allow modifications to required
landscaping areas. The current landscaping design proposes a sidewalk in the perimeter
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landscaping area on the north side of the private access drive, as well as landscape perimeter
averaging for the west perimeter adjacent to the 14424 Building, and clustering of the required
shrubs and trees in perimeter areas on the east and south sides of Phase 2. These are all
modifications which may be considered through design review, per TMC 18.52.100, according
to the foliowing criteria:
/. The modification or revision does not reduce the Iandscaping to the point that activities on
the site become a nuisance to neighbors; and
2. The modification or revision does not diminish the quality of the site Iandscape as a whole;
and
3. One ormore ofthefollowing are met:
a. The modification or revision more effectively screens parking areas and blank
building walls; or
b. The modification or revision enabies significant trees or existing builtfeatures to be
retained; or
c. The modification or revision is used to reduce the number of driveways and curb cuts
and allow joint use of parking facilities between neighboring businesses; or
d. The modification or revision is used to incorporate pedestrian facilities; or
e. The modification is for properties in the NCC or RC districts along Tukwila
lnternational Boulevard, where the buildings are brought out to the street edge and
o primary entrance from the front sidewaik as well as from off-street parking areas 15
provided; or
f. The modification is to incorporate alternative forms of landscaping such as
landscape planters, rooftop gardens, green ro»f, terraced planters or green walis; or
g. The modification is to incorporate a community garden, subject to the provisions of
TMC Section 18.52.O3[lNote 12.
Staff recommends approval of the proposed landscape modifications. Some areas of the site
provide more landscaping than required, which makes up the square footage where perimeter
landscaping is not provided or where the width of the landscaping provided does not meet the
full 10 -foot width of landscaping required for side and rear yards. Areas that provide more
landscaping than required include the frontage along 34m / Ave 5 where a 20 -foot -wide
landscaping area is proposed instead of the 15 -foot area required, as well as perimeter
landscape areas in the southeastern corner of the site, near "recreation space 2". Additional
landscaping is proposed in landscape islands between the on -street guest parking spaces. The
total width of the landscaping area on the north side of the private access road is 10 feet. It
includes only 6-8 feet of Iandscaping to incorporate a sidewalk separated from the access road.
This is consistent with item d in criteria number 3 above.
Landscape clustering does not diminish the quality of the Iandscape as a whole: the appearance
of the development is enhanced by grouping plantings at focal points at the ends of shared
spaces such as garage access areas or recreation spaces, where they screen the perimeter fence
and help to delineate shared spaces from private yard areas.
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The new landscaping regulations, which apply to this project,nequiresitesvvherennonethanZ4
trees will be planted to have no more than 20 percent of trees planted on a site be of one
species. Two of the tree species proposed, including the Green Arrow Alaska Cedar
(Chamaecyparis nootkatensis 'Green Arrow') and the Serbian Spruce (Picea omorika), make up
more than 20 percent of the total number of trees proposed. Staff recommends a condition of
approval to require more diversity in the tree species.
Outdoor Space Design
The original and current proposal for provision of common open space is shown below. The
original design included two common open space areas, in the middle of the development; the
one on the north side of the access drive was designed as a child play area and the space on the
south side of the access drive was designed to be a passive recreation space with a picnic table
and open Iawn area. The common open spaces now proposed for the projectject include a child's
play area on the south side of the private access road in the middle of the site and two lawn
areas with benches and raised -bed planters located in between the townhome buildings on the
south side of the private access road.
ORIGINAL APPROVAL
(PHASE 2 lAi DASHED
AREA)
J��
PHASE 2- CURRENT PROPOSAL
**=*~*=**°**°******* *********..
The amount of shared open space provided in the current proposal exceeds the square footage
required by code for the total of 23 townhome units in Phases 1-2. Calculations in the table
below show the distribution of private recreation space among the lots. The zoning code
requires a minimum of 400 square feet of recreation space per unit. For townhome
development, a minimum of 250 square feet out of the 400 is required to be private, ground -
level recreation space. To determine the amount of shared recreation space required, the
amount of private recreation space was measured on the Landscaping Plan. The amount of
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private recreation space provided
for each unit was then subtracted
from 400 to come up with the
total amount of shared
recreation space required for the
development. The table at right
shows that 2,165 square feet of
shared recreation space is
required, and 2,550 square feet is
provided.
The existing lawn area on the
south side of Phase 1 (originally
constructed as a temporary
recreation space for Phase 1) wifl
formally become part of the
14424 Building condo property.
Lawn areas between the
tovvnhonnebuildings located on
the south side of the private
access road will contain open
Iawn areas, seating, and raised -
bed planters for gardening.
The child's play area has been
relocated to the south side of the
private access road due to the
removal of the condo properties from the pject.This|ocationisconsistentvviththedesign
criteria, which caII for the foltowing:
m An area that is centrally located and visually accessible to casual surveillance by
passersby and residents.
Provides separation of play areas from general passersby for security: A low, black
metal fence will contain the area in which the playground equipment is proposed, to
keep children playing from running out into the private access road. The narrow street,
street curb, trees, and low fence will also help keep vehicles from running off the road
into the area.
• Equipment to satisfy the specific sensory and skill needs up to age 12 (see attached cut
sheet for planned playground equipment).
• An adjacent sitting area for monitoring the children.
PROPERTY
PRIVATE
RECEATION
SPACE {sq. ft.... min. 250/unit)
SHARED
RECREATION
SPACE (sq, ft.)
LOT
250
150
LOT
250
150
LOT
250
150
LOT
250
150
LOT
250
150
LOT
250
150
LOT
250
150
LOT
250
150
LOT
325
75
LOT 10
562.5
0
LOT 11
znm
114
LOT 12
612
0
LOT 13
765
0
LOT 14
330
70
LOT 15
308
92
LOT 16
250
0
LOT 17
253
147
LOT 18
320
80
LOT 19
320
80
LOT 20
253
147
LOT 21
320
80
LOT 22
320
80
LOT 23
son
0
TOTAL REQUIRED SHARED RECREATION SPACE
2165
TOTAL PROVIDED SHARED RECEATION SPACE
(based on analysis of Phase 2 Landscape Plan, Sheet L-1)
Tract C = 1350 square feet
Two lawn areas on south side of access road
are 600 square feet each
2550
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IV. MISCELLANEOUS STRUCTURES / STREET FURNITURE
Lighting
The lighting fixtures proposed for Phase 2 will be the design as those that have already been
installed during Phase 1. Lighting fixtures include street Iights along the private access road and
within common open space/recreation areas, and building -mounted lights on each townhome
unit. Pictures of the lighting fixtures are included in Attachment D.
Service Areas
The Iocation and type of mailboxes to serve the units in this projectject has been reviewed by the
postmaster. The location of the cluster mailbox structure for the development approved by the
postmaster will be Iocated adjacent to 34th Ave S. The trash and recycling containers for the
townhomes are individual containers provided by Waste Management; the same as those
provided for other single-family properties. The homeowners' association requires that the
trash and recycling containers for each townhome be stored within the garage and be brought
out by the residents to be emptied on trash pickup day.
Street Furniture
Street furniture
proposed with the
project includes
benches and
playground
equipment.
Pictures nfthese
are shown right.
CONCLUSIONS - DESIGN REVIEW
1. Site Planning
Pedestrian and vehicle circulation are accommodated in the design of the Osterly Park
Townhomes project. Phase 2 includes sidewalks Iinked to recreation areas, on -street parking,
and unit entries, except those units on the south side of the private access drive reoriented to
have their entrances directly off the private access drive. Staff recommends a condition of
approval to require the drive aisle from 34th Ave S to the recreation tract to be of colored and
patterned material similar the shared garage access areas, to symbolize shared use of the
private road area for pedestrians and vehicles.
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The changes to the site design will result in 23 townhomes instead of the 31 originally
proposed for both phases of the Osterly Park Townhomes. The original project design included
12 on -street guest parking spaces; the modified pject includes eight on -street guest parking
spaces, two of which are proposed to be shared with the 14424 Building.
Like the originally approved site design, the current proposal uses Iandscaping to help delineate
and transition from more public areas of the site (street frontage, recreation spaces) to private
yard areas. A six-foot tall wooden fence will separate the Osterly Park Townhomes from
surrounding properties. The applicant has discussed installation of a gate for security at both
vehicular entries due to theft and trespassing issues he has experienced during prject
construction. This type of gate may also help to reduce vehicle speeds if the private road starts
to be used as a cut -through. Security gates are not proposed at this time, but staff recommends
the design and installation of the security gates be able to be reviewed administratively if it
they are deemed to be necessary by the Osterly Park Townhomes property owners.
A lighting plan was submitted by the applicant to demonstrate how lighting will provided within
the private access road, on -street parking, and sidewalk and recreation areas. The site design
has changed since the lighting plan was submitted. Staff recommends a condition of approval
to require an updated lighting plan be submitted as part of the Public Works Construction
Permit, to be reviewed administratively to ensure lighting levels are adequate for safety and
security along the private access drive, sidewalk areas, common recreation spaces, and mailbox
cluster area.
2. Building Desi
The building design in Phase 2 is generally the same as the building design originally approved
in 2009. The front doors of the units on the south side of the private access drive will be Iocated
on the same elevation as the garage doors. Additionally, the current proposal will only have one
townhome with frontage 34th Ave S. Technically the side of the buliding, the faade of the
tovvnhonnefronting 34»� Ave S will be designed with a front door and a porch so that the unit
faces the street. Building elevations showing these design elements have not yet been
submitted by the applicant. Staff recommends a condition of approval to require that building
elevations be submitted and reviewed administratively as part of building permits showing (1)
thefrontandreare|evationsofthethree'unitbui|dings,vvithgaragedoorsandfrontdoorson
the north elevation and the design of the south elevation; and (3)the design ofthe two -unit
building to show how the west elevation will have a front door and porch facing 34th Ave S.
3. Landscape and Site Treatment
The City of Tukwila adopted new landscaping regulations since the last time the landscaping
design of the pject received approval from the BAR. Staff recommends approval of the
applicant's request for a landscape modification to use landscape perimeter averaging to meet
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the requirements providing more than the required amount of landscape perimeter in some
areas of the site to make up for other areas that do not meet the full landscape perimeter
width required, and in areas where a sidewaik is proposed to be Iocated within the 10 -foot
landscape perimeter area. Staff also recommends the applicant's request for a landscape
modification to cluster the required landscape plantings, to create landscaping focal points at
the end of shared garage access areas and recreation spaces, while leaving private yard areas
free of shrubs and trees to provide homeowners the flexibility to decide how they would like to
use the space.
The new landscaping regulations require sites where more than 24 trees will be planted to have
no more than 20 percent of trees planted on a site be of one species. Two of the tree species
proposed, including the Green Arrow Alaska Cedar (Chamaecyparis nootkatensis 'Green Arrow')
and the Serbian Spruce (Picea omorika), make up more than 20 percent of the total number of
trees proposed. Staff recommends a condition of approval to require more diversity in the tree
species.
The outdoor spaces included for common and private recreation space meet the square
footage requirements for the number of units proposed, including the four units in the existing
14424 Building. The four spaces proposed include a variety of active and passive activities for
the residents of the development.
4. Miscellaneous Structures and Street Furniture
The lighting fixtures proposed for Phase 2 will be the design as those that have already been
installed during Phase 1. Lighting fixtures include street lights along the private access road and
within common open space/recreation areas, and building -mounted lights on each townhome
The Iocation and type af mailboxes to serve the units in this projectject has been reviewed by the
postmaster. The trash and recycling containers for the townhomes are individual containers
provided by Waste Management and are required by the CC&Rs to be stored inside the garage
of each unit. Street furniture proposed with the pject includes benches and playground
equipment.
RECOMMENDATIONS - DESIGN REVIEW
Staff recommends approval of the mjor modification to the design of the Osterly Park Townhome
project, subject to the following conditions:
1. The drive aisle from 34th Ave S to the recreation space Tract C shall be of colored and patterned
material similar the shared garage access areas, to symbolize shared use of the private road
area for pedestrians and vehicles.
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Z. Security gates are not proposed at this time, but staff recommends the design and installation
of the security gates be able to be reviewed administratively if it they are deemed to be
necessary by the Osterly Park Townhomes property owners.
�
An updated lighting plan be submitted as part of the Public Works Construction Permit, to be
reviewed administratively to ensure lighting levels are adequate for safety and security along
the private access drive, sidewalk areas, common recreation spaces, and mailbox cluster area.
4. Two of the tree species proposed, including the Green Arrow Alaska Cedar (Chamaecyparis
nootkatensis 'Green Arrow') and the Serbian Spruce (Picea omorika), make up more than 20
percent of the total number of trees proposed. Landscape plan shall be revised to provide more
diversity in the tree species.
5. Buliding elevations shall be submitted and reviewed administratively as part of building permits
shUxving(l)thefrontandreare|evatinnsnfthethree'unitbuildings,vvithganagednorsand
front doors on the north elevation and the design of the south elevation; and (2) the design of
the two -unit building to show how the west elevation will have a front door and porch facing
34th Ave S.
SECTION TWO — SUBDIVISION PRELIMINARY PLAT APPLICATION
REVIEW PROCESS — SUBDIVISION PRELIMINARY PLAT AND FINAL PLAT APPROVAL
There are three basic steps in the subdivision approval process:
1. Preliminary Approval
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.
Criteria for Preliminary Plat Approval are contained in section 17.14.0I0/D\. The application was
reviewed by the Tukwila Short Subdivision Committee, and staff's response to each of the criteria
for preliminary plat approval and recommended conditions of approval are included below.
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. The project must receive final approval from
the Tukwila City Council.
2. Final Approval
After construction of pject infrastructure and compliance with conditions of preliminary
approval, the applicant must apply to receive final approval for the subdivision plat. The final
approval decision on a subdivision plat is made by the Tukwila City Council. Before the final plat
is submitted to the City Council, it shall be signed by the Tukwila Finance Director, Director of
Public Works, and the Director of the Department of Community Development.
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3. Recording
Upon approval by the City Council, the subdivision plat shall be signed by the Mayor and attested
by the City Clerk. It is the applicant's responsibility to record the City -approved final subdivision plat
documents with the King County Department of Records. The applicant will need to pay the
recording fees and submit the approved original final subdivision plat to King County. The final
subdivision plat is not complete until the recording occurs, and copies of the recorded documents
are provided to the Department of Community Development. The approved final subdivision plat
must be filed with the King County Department of Records five years from the date of this
preliminary approval or the application will expire. The Planning Commission may grant a single
one-year extension.
DECISION CRITERIA — SuBDIvIsJoN PRELIMINARY PLAT APPROVAL
17.14.02O(D)Criteria for Preliminary Plat Approval
The Planning Commission shall base its decision on an application for preliminaryo6x approva! on the
following criteria:
I. The proposed subdivision is in conformance with the Tukwila Comprehensive Plan and any
other city adopted plans.
Following are the relevant policies of the Tukwila Comprehensive Plan:
Community Image and Identity
Goal 1.10 Food security, local food production and public health are promoted.
Policy 1.10.2 Encourage locally -based food production, distribution, and choice through urban
agriculture, co/nnnun/tygurdens,ƒonne/snnorkats andfood access initiatives.
Two of the common open space/recreation areas proposed in the design of this project include
raised'bedp|anteo,providin0theopportunityforcommunitygandensinvvhichresidentsofthe
Osterly Park Townhomes can grow food.
Housing
Goal 3.6 Increase Iong-term residency in the City.
Policy 3.6.1 Encourage long-term residency by improving neighborhood quality, health and
safety.
Policy 3.6.3 Support neighborhood associations and groups that actively work to improve
neighborhood quality and strengthen sense of community within the neighborhood.
The Osterly Park Townhomes development proposes to add a total of 23 townhomes to a site
zoned for High Density Residential that previously had a few single-family homes. The new
townhomes add home ownership opportunities to the HDR zoning district in an area dominated
by apartments. Home ownership tends to increase long-term residency, and the addition of new
development, constructed to current code requirements improves neighborhood quality,
health, and safety. The Osterly Park Townhomes will be managed by a homeowner's association
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to ensure landscaping and shared areas such as access, utilities, and recreation spaces are
managed and maintained in support of strengthened neighborhood quality.
Residential Neighborhoods
Goal 7.3 Neighborhood QualityStable residential neighborhoods that support opportunities for
improved educational attainment, employment, engagement, economic security, and personal
safety.
Policy 7.3.4 Use new development to foster a sense of community and replace Iost vegetation
and open spaces with improvements of at least equal value to the community.
Goal 7.5 Neighborhood Development: Tukwila's residential neighborhoods have a high-quality,
pedestrian character with a variety of housing options for residents in all stages of life.
Policy 7.5.2 Ensure that residential development, when applicable, reflects high design quality in
harmony with identified, valued features of the natural environment and historic development.
7.5.10 Ensure that all multi -family residential developments contribute to a strong sense of
community through:
• Site planningfocused on neighborhood design integration;
• Building design architecturally linked with the surrounding neighborhood and style;
�
Streetscapes that encourage pedestrian use and safe transition to private spaces, with
trees reducing the effects of Iarge paved areas;
• Recreational spaces andfacilities on site;
• Creative project design that provides a diversity of housing types within adopted design
criteria, standards and guidelines; and
• Operational and management policies that ensure safe, stable living environments.
The Osterly Park Townhomes will offer homeownership opportunities in an area currently
receiving public and private reinvestment. New Iandscaping provides a transition from the
public street frontage to the units in the development. Vegetation proposed to be added to the
perimeter and recreation spaces replaces minimal vegetation formerly located on the site and
helps reduce the effects of paved areas.
Tukwila International Boulevard (TIB) District
Goal 8.6kyo&xb/8tyand Connectivity: A larger network of streets, sidewalks, trails and other
public spaces throughout the TIB District supports community interaction; connects
neighborhoods, commercial areas, civic areas, and destinations; and improves community
health. The TIB District's circulation network makes the neighborhood a great place to walk,
improves mobility and safety for all users, encourages walking, bicycling and use of public
transit, and supports the envisioned land uses.
Policy 8.6.1 Establish a more walkable and connected street network throughout the TIB District
by investing in public sidewalks and requiring private redevelopment projects to organize site
plan elements to allowfor through connections.
Goal 8.8 The T1B District has stable neighborhoods, and residents and businesses that are
actively engaged in improving the quality of Iife in the area.
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Policy 8.8.1 Encourage private landowners to maintain and upgrade their property to protect the
neighborhood from adverse impacts of vacant and underutilized sites and blighted buildings and
structures.
The Osterly Park Townhomes project is located several blocks west of Tukwila International
Boulevard but falls within the boundaries of the TIB District depicted in the Comprehensive Plan.
The L-shaped private access road provides throughaccess from 24th Ave S to S 144th St,
integrating the development into the surrounding neighborhood. A network of sidewalks within
the development encourages pedestrian activity. The shared spaces within the Osterly Park
Townhomes and the sidewalk network connected to the surrounding walkable neighborhood
will help foster a sense of community.
The Osterly Park Townhomes represents an upgrade to the existing underutilized property. The
project's Codes, Covenants, and Restrictions ([[&R»), as well as future formation of the
homeowners' association, will encourage maintenance of the new improvements proposed with
this project.
2. Appropriate provisions have been made for water, storm drainage, erosion control and
sanitary sewage disposal for the subdivision that are consistent with current standards and
plans.
Plans for water, storm drainage, erosion control, and sanitary sewage disposal are contained in
the Civil Plans for the project (see Attachment D) and have been reviewed by the Public Works
Department for compliance with city standards. Basic Development Standards for the HDR
zoning district (TMC Section 18.14.870) require townhouse developments with development
movera0eofover50Y6toincorporate|ow'impactdeve|opmenttechniques,iffeasib|e(indudin0
such features as pervious pavement, raingardens, etc.).
The development area coverage for the Osterly Park Townhomes project exceeds 50%.
However, meetings were held early on during project development among the applicant, the
applicant's civil engineer, and Tukwila's surface water engineer, where 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 for conformance
with current standards and plans by multiple departments, including the Planning, Fire, Building,
and Public Works, as well as the VaIIey View Sewer District and Water District 125.
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
Attachment E). These documents have been reviewed by the Public Works and Planning
departments. These documents shall be revised to reference BAR approval, and to include joint
maintenance agreements for access road, utilities, landscaping areas, and recreation areas.
Transportation, Parks, and Fire impact fees will apply to the future Building Permit(s).
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5. The design, shape and orientation of the proposed lots are appropriate to the proposed use for
which the Iots are intended and are compatible with the area in which they are Iocated.
The configuration of unit lots (the lot area corresponding to each townhouse unit) is appropriate
for this development type. The lots are arranged around the L-shaped access road, which will
provide a through- vehicular and pedestrian connection for the residents of the Osterly Park
Townhomes, as well as for emergency vehicle access. The scale of the development fits in with
surrounding development, providing a transition between the existing single family homes and
higher density development on adjacent properties.
6. The subdivision complies with the relevant requirements of the Tukwila Subdivision and
Zoning Ordinances, and al! other relevant/oco/regu/otiom.
The project has been reviewed for compliance with the requirements of the Tukwila Subdivision
and Zoning Ordinances. Issues that will need to be addressed prior to final subdivision approval
ore|istedunderthe"Conc|udons"sectionbe|ow.
7. Appropriate provisions for maintenance of privately -owned common facilities have been
made.
The applicant has submitted a draft of the Codes, Covenants, and Restrictions (CC&Rs) for the
Osterly Park Townhomes subdivision. These rules outline common responsibilities of owners
and residents of property within the development for maintenance of common areas, including
recreation spaces, parking areas, and the access drive, as well as how owners who share a
common wall will coordinate to make repairs to their homes (i.e. roof repairs, painting, etc.) so
that the aesthetic appearance and function of each building remains intact. Prior to final
approval, the "Declaration of Covenants, Conditions, Restrictions, Easements and Agreements
forOster|yParkTownhomes"sha||berevisedtoreferencethe|atestBARapprnva|,andto
include joint maintenance agreements for access road, utilities, recreation areas, and
landscaping.
8. The subdivision complies with RCW 5827.120\
Review of this project by multiple departments at the City of Tukwila, including Building,
Community Development, Public Works, and Fire, and written findings based on the project
review found here meet the requirements of RCW 58.17.110. According to plans submitted by
the applicant, appropriate provisions have been made for the public health, safety, and general
welfare, for recreation areas, and for infrastructure including access and utilities. The proposed
subdivision is consistent with the Tukwila Comprehensive Plan and will serve the public interest.
CONCLUSIONS - SUBDIVISION PRELIMINARY PLAAPPROVAL
The following conclusions are numbered according to the Subdivision Preliminary Plat criteria:
1. The project complies with applicable goals and policies of the Tukwila Comprehensive Plan.
I. The project has been reviewed by the Public Works department to ensure that appropriate
provisions, consistent with city standards and plans, are included for water, storm drainage,
erosion control, and sanitary sewage disposal.
3. Proposed infrastructure, including access road, utilities, and frontage improvements have been
reviewed by the Public Works, Planning, Building, and Fire department for consistency with
current standards and plans.
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4. Appropriate provisions have been made for easementand for codes, covenantsand restrictions.
Prior to final subdivision approval, easements and the "Declaration of Covenants, Conditions,
Restrictions, Easements and Agreements for Osterly Park Townhomes" shall be revised to
reference the latest BAR approval, and to include joint maintenance agreements for access road,
utilities, and Iandscaping areas.
5. The design, shape and orientation of the proposed lots are appropriate for the proposed use of
the site for townhouse development. The type of development and site design is compatible with
the area in which it will be Iocated.
6. The subdivision complies with the zoning requirements of the HDR zone and has been reviewed
for compliance with the subdivision code.
7. The "Declaration of Covenants, Conditions, Restrictions, Easements and Agreements" includes
provisions for use and maintenance of privately -owned common facilities, including private access
road, recreation areas, and Iandscaping.
8. The proposed subdivision is consistent with Tukwila's Comprehensive Plan, zoning and subdivision
regulations, and other city plans. The subdivision as proposed will serve the public interest and
will comply with RCW 58.17.110.
RECOMMENDATION — SuBDIvIsIoN PRELIMINARY PLAT APPROVAL
Staff recommends approval of the Subdivision Preliminary Plat application with the following conditions:
PRELIMINARY APPROVAL CONDITIONS
The following shall be addressed as part of the Public Works Construction Permit:
1. All utilities for the project, private access road and sidewalks, and recreation areas (including children's play
equipment), shall be completed and built per the approved Civil Plans (Attachment D) as part of the Public
Works construction permit.
2. The applicant shall obtain an NPDES construction permit for this project.
3. A street Iight mast arm shall be added to the existing wooden pole.
4. Overhead utilities along 34th Ave S shall be moved underground, unless the applicant applies for and obtains
a waiver from this requirement from the Public Works Director. The applicant shall submit an estimate for
work to underground these utilities with the waiver request.
5. Storm drainage for roof drains, foundation drains, and paved areas shall be infiltrated and/or dispersed on-
site, or detention provided. Civil site plans shall be reviewed as part of the PW infrastructure permit.
Contact the Tukwila Public Works Department for submittal and design requirements.
6. Access road, utilities, undergrounding of power, and extension of sewer and water lines to the unit lots shall
be approved by the appropriate departments and/or utility and conform to the Civil Plans. As -built plans shall
be provided to the Public Works Department prior to final approval.
7. Install all required site improvements, including those proposed in the application and those identified
above as conditions of approval. You will need to obtain all required permits prior to beginning any
construction. For water and sewer permits, contact the individual provider District. For City of Tukwila utilities,
contact Tukwila Public Works at (206) 433-0179 for a Public Works (PW) type 'C' permit for approval. A Street
Use will be part of this permit and require bonding, insurance, and a Hold Harmless Agreement for work
within the Public Right -of -Way.
Q. Minimum clear access road width is 20 feet. Fire lane marking/stenciling will be required as necessary to
ensure width is maintained.
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The foliowing shall be addressed as partof the Demolition
1. The existing mobile home shall be removed or demolished prior to final approval, unless a bond for removal
or demolition is submitted to and approved by the Director of the Department of Community Development.
The following shall be addressed prior to final approval of the subdivision plat:
1. Survey and "Declaration of Covenants, Conditions, Restrictions, Easements and Agreements for Osterly Park
Townhomes" shall be revised to reference the latest BAR approval, and to include joint maintenance
agreements for access road, utilities, and landscaping areas. Easements and the amended codes, covenants,
and restrictions shall be recorded prior to final subdivision approval.
Z. Submit a set of recording documents in either legal or record of survey format that meet the King County
Recorder's requirements and contain the foliowing items:
a) A survey map as described in the application checklist that is consistent with all the conditions of approval.
The surveyors original signature must be on the face of the plat.
b) Easements across lot18, 19, 21, 22, and 24 (the 14424 Building) for the shared recreation spaces.
c) Reference the recorded easement included in Attachment F.
d) Revise type on Sheet 1 over "City of Tukwila Treasurer's Certificate."
e) Separate easement document with legal descriptions for any common access/utility infrastructure.
f) Separate joint Maintenance Agreements for the access road, drainage system, landscaping areas, and
recreation spaces.
g) Add Tukwila land use file number L08-079 for the subdivision application to all sheets of the survey.
h) Add "After" legal description to the survey sheets for the boundaries of the new subdivision. Also add
legal descriptions for each of the tracts.
i) The fact that the unit lot is not a separate buildable lot, and that additional development of the
individual unit lots may be limited as a result of the application of development standards to the parent
lot, shall be noted on the plat.
The following shall be addressed as parofthe Building Permits:
1. Transportation, Parks, and Fire impact fees will apply to the future Building Permit(s).
Z. Buildings will be required to meet fire flow requirements per the International Fire Code.
3. Adequate ground Iadder access area of 15 feet minimum depth to be provided for 2nd and 3rd story
bedroom rescue windows.
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