HomeMy WebLinkAboutPlanning 2012-03-22 COMPLETE AGENDA PACKETCity of Tukwila Jiln Hui erton, H(11
Department Of Commllnil v Development .1(1CkT'(1Ce Director
CHAIR, BROOKE ALFORD, VICE CHAIR, THOMAS MCLEOD, COMMISSIONERS, LOUISE
STRANDER, DAVID SHUMATE, MIKE HANSEN, AARON HUNDTOFTE, AND JERI
FRANGELLO- ANDERSON
Planning Commission Public Hearing
March 22, 2012 6:30 PM
Tukwila City Hall Council Chambers
L CALL TO ORDER
II. ATTENDANCE
III. ADOPTION OF 02/23/12 MINUTES
IV. CASE NUMBER: L 12 -005 (Design Review —Major Modification), L08 -079
(Preliminary Subdivision Amendment)
APPLICANT: Mike Overbeck
REQUEST: Request to change conditions of approval of the original
preliminary- approved subdivision and the approved design review
to allow phased development of a 31 unit townhome development,
including associated infrastructure and site improvements. The
proposed phasing includes a temporary recreation space as part of
Phase I that was not reviewed as part of the original design review.
LOCATION: Six tax parcels located at 14420 14426 34 Ave S, and 3421 -3429 S
144 Street (parcels 0040000087, 6391100000, 6391110000,
0040000083 ,0040000088,0040000094).
V. DIRECTOR'S REPORT
VL ADJOURN
0300 SotithcenterBotilcvurcl. Stiitc 100 Tulorilo�. ff'ush Phone 00- 431_;0�'0 Fa
in�ton 911,1,1 Fax 2II0-431 -3005
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City of Tukwila
Planning Commission
Planning Commission (PC) Minutes
Date: Febnuai 23, 2012
Time: 6:')0 PM
Location: City Hall Council Chambers
Present: Brooke Alford, Chair, Commissioners, Louise Strander, Mike Hansen, David Shumate, Aaron
Hundtofte, and Jeri Frangello- Anderson
Absent: Vice Chair, Thomas McLeod
Staff: Nora Gierloff, Deputy DCD Director, Minnie Dhaliival, Planning Supervisor, and Wv_ netta
Bivens, Planning Commission Secretaiy
Chair Alford opened the public hearing at 6: PM.
Minutes: Commissioner Strander made a motion to adopt the Januaiy 26, 2012 Planning Commission
minutes. Commissioner Hansen seconded the motion. The motion was unanimously approved.
SPECIAL PRESENTATION:
Antony Ritch, Regional Senior Vice President, Development, Westfield Shopping Mall, gave a presentation
regarding the mall's vision at the request of the Planning Commission. Mr. Ritch expressed their pride in being a
true partner and investing in the community. He said that it is through the shared visions and partnerships that
they are able to achieve the best results for the community, customers, retailers, and investors. Recently,
Southcenter kvon a "gold" award for the mall expansion. Mr. Ritch said the award is a veil prestigious award in
the industry, and -,vas a real compliment to the City, and the team, for the remodel accomplislmient, which was
achieved under the City's current planning codes.
Westfield became in involved ed with the TUC Plan in 20 )2, and is interested in continuing to kvork with staff on the
revised draft TUC Plan. They have some concerns with the original TUC Draft, which they discussed with
staff. They feel that the proposed development regulations are not economically viable for developers. Concern
ivas expressed with the ivav the code was ANritten in the previous draft. And also with the following language,
`the shopping industry shift is away from internal focused malls to more open air malls', Westfield felt the
previous draft Plan ,vas far too prescriptive,, and could be an issue for redeveloping the assets with a veil specific
form of development. A Canadian pension fiord investor has purchased the largest ever real estate investment
with Westfield for 1� percent stake of Southcenter and a number of other development assets. Mr. Ritch said
they look foi ward to continuing to invest in Southcenter and being part of the next evolution of TukNvila.
Mr. Ritch said they do not want to discourage investors. He stated that they share the vision for the Southcenter
region to become more diversified with residential and office uses. They want to work with the City, but they
need assurance that the infrastructure is in place. Public transportation, the roads, and connectivity are extremely
important. However, they can't continue to invest if there is a risk that retailers and investors are going to go
elsewhere due to better planning environments in which they can work, and this is a major concern. Mr. Ritch
said that Westfield looks foiNvard to receiving the next draft of the Plan and participating in conversations. He
said the results of the Southcenter remodel have been fantastic, and they are veil proud to say that Southcenter is
extremely strong and has come through the recession in a vein solid fashion, and they think that the product is
truly world class.
Commissioner Hansen, said that he concurs with many of the things Mr. Ritch said, and he believes it's the right
direction for the TUC Plan. Mr. Hansen said Westfield is the engineer for Southcenter, moving foiNvard. He said
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February 23, 2011
transportation will be critical to hovy people continue to move through the TUC and have the good planning
development that everyone wants to have. He also thanked Westfield for being part of the community and
commended them on doing a great job.
Commissioner Hundtofte asked what in particular is still outstanding for Westfield Nvith the second draft.
Mr. Ritch answered that they provided a vei detailed list of concerns in the original draft and they have not
received any ne-,y information on -yluch to comment. Once they receive ne-,y information, they vdll put together
detailed comments. He also said that they iyould be happy to come back and discuss their comments.
Additional comments from the PC The Commissioners thanked Mr. Ritch for the presentation, congratulated
Westfield on iyinning the gold aiyard, and expressed their appreciation for having Westfield in the City.
Commissioner Alford asked if Westfield had a 1(_), 2(_), or 50 year plan for a vision for this property in their
organization for the future. Commissioner Alford also asked if Westfield could potentially see having residential
housing above the mall one day.
Mr. Ritch said they face a challenge having plans that are as far out as 10 -50 years. He said that five years out is
even difficult to predict -,with all of the changes that happen and they are constantly adjusting their plans. He said
they want to continue to diversifi the assets, keep open communication with the community and retailers, and
evolve plans from there. He said the most important thing to do is to keep investing. Regarding housing above
the mall, Mr. Ritch said Nyhat drives the ability to do nixed use is a lot of the infrastructure. He said it's veiy site
specific and it depends on the timing and the demand.
Commission Shumate expressed concern regarding the price of gas continuing to rise in the next few years and
the impact it's going to have on people v ho normally drive to the mall. He said he hopes there iyill be a
contingency plan on getting people from the train station, light rail, or the bus, to the mall.
Mr. Ritch stated they are very adept at working with cities to integrate public transportation, and would be more
than iyilling to iyork iyith the City on this issue.
PLANNING COMMISSION PUBLIC HEARING
1/26/12 CONTINUANCE:
Chair Alford sNyore in those «fishing to provide public testimony.
CASE NUMBER: L12 -00
APPLICANT: City of Tuhc-yila
REQUEST: A series of proposed housekeeping code amendments ranging from code
clarification to policy decisions about alloiyed uses and development standards.
LOCATION: Cih vdde
Minnie Dhaliwal, Planning Supeii isor, Department of Community Development, explained that at the 1/26/12
public hearing it was proposed to add sub headings to the manufacturing uses that are allowed in the various
zones including those alloiyed in the Commercial and Light Industrial (C /LI) zone. The discussion focused on one
of the permitted uses listed as manufacturing of tools, vehicles, and machinery, and Nyhether it should continue to
be listed as a permitted use or changed to a conditional use. Since the 1/26/12 public hearing, staff has notified all
of the property owners of the C /LI zone that the Planning Commission is reviewing this particular use. Staff
received three comment letters on this issue, N duch were provided to the Commissioners. Staff noted that the C/Ll
zone is spread out throughout the city and only a small portion of the overall area is adjacent to residential areas.
Commissioner Strander disclosed that she informed Nora Gierloff that she owns property in the C /LI. Ms.
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February 23, 2011
Gierloff thanked Ms. Strander for disclosing the information and stated that it is fine for her to participate in the
public hearing for the Citywide zoning change.
TESTIMONY:
Paul Sheehan said he has owned a family business in Tukwila for 35 rears. He expressed concern yvith a
comment made pertaining to whether manufacturing uses yvere zoned appropriately. He said he is hoping the
City is not taking the approach that they do not want any manufacturing uses in the area. Mr. Sheehan said that
they like it in Tukyvila and want to stay.
Rick Bellin, Vice President, CFO for Hatnis Group, and subsidiary companies, NC Machineiy and NC PoNver
System, said that he is very- alarmed there is consideration for a Conditional Use. He said thee yvork yvith light
and heavy- machinery- including total rebuilds of tractors, and the proposed zoning change yvould affect them
tremendously He said it yvould harm a long term resident that's been in Tulcyy "ila for over 40 years, yvho
generates high sales taxes for the City-. He said they have never created any type of environmental issue. And he
strongly urges that the zoning is not revised. In response to a question from Commissioner Alford, he said a
Conditional Use yvould put a limitation on the use of their property.
Robin Sweiger, business owner, said that she doesn't see yyhere this environmental impact issue has come from.
She said that she is incredibly yy-om*ed about the zone being changed. She said all of the businesses in the area
yvork together and that the area has been cleaned up.
Gary Singh, Developer, discussed the issues addressed in the comment letter he submitted. He said that there is a
language interpretation issue for one of the TMC codes. Mr. Singh is proposing a different method of calculation
for the Maximum Building Footprint (TMC 18.10.)57). Mr. Singh spore in support of a proposal to alloy-, the
Director of Community Development to approve a 10% allowable variance. (staff clarified that the building
footprint issue was not discussed at the 1/26/12 public hearing but vyas discussed at the Community Affairs and
Parks Committee meeting in October, 2011) Mr. Singh urged the planning Commission to consider his requests.
Bruce MacVeigh, Civil Engineer, said he has yvorked on several projects yvith Mr. Singh. He spoke in support of
Mr. Singh's proposed method of calculation for Maximum Building Footprint and spoke favorably of the homes
Mr. Singh builds.
Mike Overbeck, Tuklyila property owner of a proposed 31 unit tov,-nhomes development, said that he is very
passionate about being proactive and helping the city. He spoke in support of developers like Gary- being able to
invest in the City- He said he hopes there is a y-,-ay to resolve Mr. Singh's issues and move fon He
commented that other municipalities yy ould, find a y-,-ay to make this yvork. Mr. Overbeck said that he wants to
continue to participate in bringing businesses, people, and developers into Tulcyvila.
Louie Sanft, Tukwila property ovyner, said he has several properties that are zoned C /LI. He said that he has a
nevv project he is developing along Interurban Ave that could possibly be affected by changing the zoning, as yvell
as some other existing properties. He said this change seems random and that he has not heard of any reasons
yvhy- the changes need to occur. Environmentally, he said that the Department of Ecology is really good at
Watching businesses, as yvell as Bing County Industrial Waste Water Division, and the City of Tulcyvila Fire
Department. He said that he doesn't think changing the uses of businesses that are lay-, abiding, folloyving the
rules, and doing everything appropriately, yvould be fair to landlords. He also said a Conditional Use could limit
businesses from opening nevv businesses and some businesses may- move to a different city. Mr. Sanft requested
the manufacturing use is not changed to a Conditional Use because it yvould be discouraging to ftiture businesses
that may want to move here.
There yvere no additional comments.
The public hearing yvas closed.
The Planning Commission deliberated.
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February 23, 2011
Commissioner Shumate asked what the Conditional Use entails and how it would involve property owners.
Ms. Dhaliwal explained that Conditional Uses require an additional review process for a use to be approved. It
involves a hearing, notifi all property ov,ners within 5(_)(_) ft. of the property, staff making a recommendation to
the Hearing Examiner, the Hearing Examiner preparing the finding and facts, and making a decision on the
proposal. There is criteria in the code for a Conditional Use for which the applicant will need to submit reports
and justifi that it is not an impact to the area. Nekv construction structures over 1,5(_)(_) sq. ft. must go through
Design Review, which is approved administratively for up to 10,0a 0 sq. ft. For structures, over 10,0a 0 sq. ft.
there is a hearing process. In addition, structures larger than 12,000 sq. ft. must go through the State
Environmental Policy Act (SEPA). Design Review and SEPA are already in the code and may be triggered for
new development. Permitted uses do not require land use approval, they a business license, and they
need a building permit for construction inside the building.
Commissioner Hundtofte asked what was driving the proposed Conditional Use amendment. He also asked for
some clarification regarding mixed uses in the NCC, and said if the amendment is approved Conditional Use
should apply to the NCC also, because it is lighter than C/LI.
Commissioner Alford stated that she raised the proposed Conditional Use amendment for manufacturing, based
on language in the basic housekeeping standards. She said there one classification that would have
significant impacts in the C /LI, and she inquired whether it was appropriately zoned. She commented that she
doesn't think that businesses should be penalized but that the community should have input regarding Nyhat is
going on in their environment.
Commissioner Stander said there are long term existing businesses that have been a part of the community, and
that she personally would be reluctant to put any sort of Conditional Use on their previously zoned activity.
Commissioner Hansen concurred with Commissioner Strander. He said that he votes in favor of leaving things
the iyay they are.
Commissioner Hundtofte asked if the proximity to the water could be governed by the Shoreline Master Plan
and if other overlays, rather than just zoning, could cover it:
Ms. Dhaliwal said that the properties that abut the river would apply for new construction or the uses section of
the SMP. In addition to the local agencies, there are regional bodies such as the Department of Ecology that
would regulate clean air emissions. Under the Conditional Use criteria, in addition to the hearing, there would be
documentation on Nyhat other overlays cover for regulations.
Commissioner Alford asked if all of the other agencies and the current codes would protect AllenToN n residents
from redevelopment in the area from heavy Industiy and impacts from noise, vibration, dust, etc.
Ms. Dhaliwal said that for any new development that triggers SEPA, there would be a review done for impacts to
the environment. Also, an Environmental Impact Statement will need to be prepared to address the impacts for
projects that have a significant impact.
COMMISSIONER HANSEN MADE A MOTION TO RETAIN THE LANGUAGE IN
ATTACHMENT `I' FOR MANUFACTURING USES IN THE C /LI WITH NO CHANGE.
COMMISSIONER STRANDER SECONDED THE MOTION. COMMISSIONER ALFORD
CALLED FOR A ROLL CALL VOTE. COMMISSION SHUMATE OPPOSED. THE MOTION
PASSED 5-1.
Commissioner Alford expressed a concern with having permitted uses causing impacts; she said she hopes
this issue can be addressed by a more comprehensive look in the ftiture.
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February 23, 2011
There was discussion on Mr. Singh's proposal to change the building footprint calculations. Staff noted that
this change could only be implemented if the policy is changed for the way single family houses are
regulated. It was the consensus of the Commissioner to retain the current building footprint calculations.
Ouasi Judicial Rezone
Staff returned with clarifi-ing information as requested by the PC at the 1/26/12 on their role pertaining to the
quasi-judicial rezone process. The decision was to keep this item as a Type 5 decision unless Council
delegates the authority to the PC for them to hear as a Tape 4 decision.
COMMISSIONER HANSEN MADE A MOTION FOR TWO OPTIONS FOR THE PUBLIC
HEARING PROCESS FOR SITE SPECIFIC REZONES:
OPTION 1: STAFF HOLD ONE INFORMATIONAL PUBLIC MEETING PRIOR TO TYPE FIVE
DECISIONS GOING TO CITY COUNCIL (PLANNING COMMISSION ATTENDANCE
OPTIONAL); THEN CITY COUNCIL HOLD A PUBLIC HEARING AND MAKE A FINAL
DECISION.
OPTION 2: IF COUNCIL PREFERS, THE PLANNING COMMISSION HOLD THE PUBLIC
HEARING AND FORWARD THEIR RECOMMENDATION TO THE CITY COUNCIL; THEN
CITY COUNCIL HOLD A CLOSED RECORD PUBLIC HEARING AND MAKE A FINAL
DECISION.
COMMISSIONER STRANDER SECONDED THE MOTION. The decision was to keep this item as a
Type 5 decision (Option 1) unless Council delegates the authority to the PC for them to hear as a Type
4 decision (Option 2). ALL WERE IN FAVOR.
Other Reauested Housekeebinu Chances
The remaining list of proposed housekeeping amendments, including the changes requested by the Planning
Commission at the Januaiv meeting are listed in the draft Ordinance.
COMMISSIONER SHUMATE MADE A MOTION TO APPROVE THE DRAFT ORDINANCE
WITH AMENDED RECOMMENDATIONS. THE ORDINANCE WILL BE FORWARDED TO THE
CITY COUNCIL FOR THEIR FINAL RECOMMENDATION. COMMISSIONER HANSEN
SECONDED THE MOTION. ALL WERE IN FAVOR.
DIRECTOR'S REPORT:
Sign Code housekeeping items:
Nora, stated that there were not provisions in the Sign Code for signs to appear on gas station
canopies staff is proposing to add some modest signage allowance for gas station canopies;
Staff 'is proposing changes to the Sign Code that will streamline the permit process and alloy
businesses to amend their existing sign permit without being charged a fee.
Staff will present changes to the CAP on 3/12/12, since they are very minor non policy oriented
changes they are going to request for approve without returning to PC with the proposed changes.
Staff contacted Nate Robinson in Tukwila Parks and Recreation regarding a youth outreach group
attending a PC meeting and the PC using this as an opportunity to do some community outreach with
the youth. Nate works with the Tukwila high school group of teens on college prep and community
seiti ice. If there is an interest for Nora to pursue this, please let her know.
Submitted By: Wynetta Bivens
Planning Commission Secretaiy
Adjourned: 8:40 PM
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Jiln Hui crton, llluvor
.Iack Pace, Director
STAFF REPORT TO THE BOARD OF ARCHITECTURAL REVIEW
DEPARTMENT OF COMMUNITY DEVELOPMENT
Prepared March 12, 2012
HEARING DATE
STAFF CONTACT
NOTIFICATION
FILE NUMBERS
ASSOCIATED FILES
APPLICANT
March 22, 2012
Jaimie Reavis, Assistant Planner
Notice of Application posted on site and mailed to surrounding properties
and agencies with jurisdiction on February 14, 2012.
Notice of Public Hearing published in the Seattle Times, posted on site, and
mailed to surrounding properties and agencies with jurisdiction March 8,
2012.
L08 -079 Preliminary Subdivision
L 12 -005 Design Review Major Modification
E08 -022 SEPA /Environmental Review
C09 -014 Traffic Concurrency Certificate
L08 -076 Design Review
L08 -077 Comprehensive Plan Amendment
L09 -002 Rezone
PRE08 -011 Pre Application Meeting
Mike Overbeck
REQUEST: Request to amend the condition of approval of the original preliminary
approved subdivision and design review to allow phased development of a
31 -unit townhome development. The original decision was issued in
November 2009. At this time the applicant is proposing 8 units as part of
Phase I, the remaining 23 units would be Phase IL The new phased approach
includes a temporary recreation space proposed as part of Phase I that was not
reviewed as part of the original design review.
LOCATION: 14420 34 Ave S (parcel 40040000087)
14422 34 Ave S (parcel 46391100000)
14424 1 'Ave S (parcel 46391110000)
14426 34 Ave S (parcel 40040000083
3421 S 144 St (parcel 40040000088)
3429 S 144 St (parcel 40040000094)
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0300 :Soilthcentcr Boulevard, :Suite —100 Tillorrlo, ffashiiIatoi1 98188 P19one 06 --{31 -36'0 Fox: 206-
431-3005
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COMPREHENSIVE
PLAN DESIGNATION/
ZONING DISTRICTS: High Density Residential (HDR)
SEPA COMPLIANCE: The City of Tukwila, as the lead agency for this project, issued a
Determination of Non Significance for this project on October 28, 2009.
PUBLIC COMMENTS No comments were received during the Notice of Application for the Design
Review Major Modification application.
RECOMMENDATIONS: L08 -079 Preliminary Subdivision
Staff recommends approval with conditions of the Preliminary Subdivision
application.
L12 -005 Design Review Major Modification
Staff recommends approval with conditions of the design review major
modification.
ATTACHMENTS: A. Applicant's request
B. Letter from Water District 125
C. Staff Report to the Board of Architectural Review dated November
2 2009 along with the original approved plan sheets: Site Plan
Sheet A 1), Building "B" Elevations /Floorplans Sheet A 3 1),
Landscaping Plans (Sheets L -1 and L -2), Survey (Sheet 3 of 4)
D. New Plan Sheets
a. Site Plan Sheet Al)
b. Landscaping Plans (Sheets L -1 and L -2),
c. Survey (Sheets 1 -3, Existing Conditions Survey)
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Phase 11
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(i 00 SOW17CCliter Bouilevarcl..S'tlitC 100 f11100141, MCIShin(It011 98188 P17017C 431 0 0 Fax:
431 005
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FINDINGS
PROJECT DESCRIPTION
Mr. Mike Overbeck received design review and preliminary subdivision approval in November 2009 for
the Osterly Park Townhomes, a project to develop 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 Osterly Park Townhomes project was the first townhouse project to receive approval following the
March 2008 adoption of Ordinance- 199 by the Tukwila City Council. Ordinance 2199 allows
development of zero lot line and fee simple townhouses. Since obtaining the original Board of
Architectural Review (BAR) approval for the Osterly Park Townhomes project, Mr. Overbeck has applied
for Public Works permit for installation of project infrastructure, a demolition permit to remove the single
family home located at 14426 34 Ave S, and a building permit for constriction of the first townhome
unit (which has since expired).
Criteria for design review and preliminary subdivision approval have not changed since the original
approval for this project was granted by the BAR in November 2009. Please refer to Attachment C for
staff review and recommendations of the original design review and preliminary subdivision applications.
One of the conditions of approval of the preliminary subdivision application was the following:
"All utilities for the project, private access road and sidewalks, and the recreation area located on
the west and north sides of the private access road (including children's play equipment), shall be
completed as part of the Public Works constriction permit."
Due to the cost of constriction of project infrastructure and the applicant's needs for financing the project,
Mr. Overbeck is requesting approval to allow phased constriction of the access road, utilities, and
recreation space along with the first 8 dwelling units in the project. This portion of the project would be
constricted first as Phase I starting in 2012, followed by constriction of the remainder of the development
as part of Phase 11.
One of the phasing criteria is that each phase of the project must be able to stand on its own, one phase
cannot rely on a future phase to meet code requirements. The new proposed phasing involving
constriction of a portion of the infrastructure and a temporary recreation space represents a major
modification to the approved design review if Phase I were to stand on its own. Therefore, Mr.
Overbeck's request involves a major modification to the design of the project for Phase I, an amendment
to the preliminary subdivision approval, and review of the project according to phasing criteria.
VICINITY /SITE DESCRIPTION
Site Descriation
The project site is located on the south side of S 144 Street between Tukwila International Blvd and
Military Rd South. Six existing tax parcels make up the project site (see the Existing Conditions Survey in
Attachment D). Access to the site will be from driveways located off S 144 Street and 34 Ave. S. A
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private road constricted off S. 144 St. will serve the eight units proposed as part of Phase I, this private
road will continue and turn to the west to serve the remaining 23 units proposed as Phase IL The site is
within close proximity to many neighborhood destinations, including grocery stores, schools, and parks.
Existing Develoament
Two of the existing parcels included in the project (parcels 004000 -0088 and 004000 -0094) have a
combined frontage on S 144 Street of approximately 133 feet. These parcels were formerly developed
with single family homes constricted in the 1940s which have been demolished in the past five years.
One of these homes, located on parcel number 0040 000088, was an ongoing City of Tukwila code
enforcement problem, and was demolished in 2009 to resolve King County Health violations.
Two other parcels included in the project site have a combined frontage of approximately 158 feet along
34 t1i Ave S (parcels 0040 000087 and 0040-00008 Of these two parcels, the parcel located on the south
(parcel 0040 000083) has two single family dwelling units that are proposed to be demolished as part of
this project, one of the units was constricted in the 1940s and the other one is a mobile home. The
northernmost parcel along 34 Ave S (parcel 0040 000087), and two parcels to the east (parcels 6391-
100005 and 6391- 110005) are developed with three two -story condominium buildings containing four
dwelling units each which will be demolished as part of the project.
Surroundiniz 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 and to the
south, which are also zoned HDR. The parcel directly to the east is developed as a large apartment
complex (the La Roche apartments). Farther to the east, approaching Tukwila International Blvd, there is
an area of neighborhood retail development including grocery and drug stores, and a variety of other
small shops.
To the south of the site is another large apartment complex (the Park Avenue Apartments). The three
other parcels which border the project site on its south side are developed with smaller apartment
complexes, including one duplex and two 4 -unit complexes.
The three parcels to the west of the entrance to the site off S 144 Street are zoned Medium Density
Residential (MDR), and are developed with one single family home on each parcel. Farther west, across
34 t1i Ave S the area south of S 144 Street is zoned Neighborhood Commercial Center (NCC and is
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 144 Street, the area is zoned HDR and is developed with a large apartment
complex (the Samara 1), with a single family home to the west of Samara 1, and the Cascade View
community Park on the east side of the Samara 1. West of 34 Ave S, the north side of S 144 Street is
zoned MDR and contains multi family development.
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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.
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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.
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The continuation of the private access drive as part of Phase II includes twelve on- street guest
parking spaces on the south side of the site. The design of Phase I does not currently include guest
parking. Shared garage access areas provide enough space for maneuvering into and out of the
garages for each townhome unit, but there is no additional space in these areas for guest parking
and the Codes, Covenants, and Restrictions for the development prohibit any parking in these
areas to maintain garage access for residents. The width of the private access drive for Phase I is
?0 feet, which is not wide enough to allow on- street parking while at the same time maintaining
enough width for emergency vehicle access. Additionally, on- street parking is not permitted on S.
144 Street in the vicinity of the Osterly Park Townhomes project.
Staff recommends a condition of approval be added to require the addition of a minimum of two
guest parking spaces, to be located at the south end of Phase 1. Staff recommends the design of
these spaces be reviewed as part of the Public Works constriction permit for Phase 1. These spaces
will then be removed and the private access drive extended to provide the guest parking spaces
originally designed for the project at such time as Phase 11 is constricted.
C'Ninte PNevention
The design of this project incorporates several elements to reduce opportunities for crime. If Phase
II were not to be constricted, the decorative fence along both S 144 Street would still be
constricted as originally proposed, located approximately 5 feet back from the public sidewalk
along S 144 Street. This fence provides both a symbolic and a physical barrier between the
project site and the public street from which access is provided to the development. The fence is
open, allowing surveillance of the street from street facing units. Additionally, a low wooden
fence will be used to separate the public realm from the private front yard areas of the units facing
S 144 St. A 6 -foot high perimeter wood fence is proposed along the side property lines of the
entire development. If Phase II is not constricted, staff recommends a condition of approval to
require a wood fence be constricted around the sides and rear perimeter of property included as
part of Phase I to separate the site from adjacent properties. Similar to a fence around the back
yard area of a single family home, this will help residents maintain surveillance of and limit access
to private common areas of the site, including the recreation space and guest parking area.
The recreation area proposed for Phase I is designed to be temporary until Phase II proceeds and
the recreation spaces originally approved can be constricted. However, there will be a need for
lighting for safety and surveillance of the recreation area, guest parking area, and mailbox cluster
of Phase I until such time as Phase 11 is constricted. Staff recommends a condition of approval to
require that lighting be added to the Phase I recreation space, guest parking area, and cluster
mailbox location to support enhanced safety and surveillance of these areas. Staff recommends
this change to the lighting design be made as part of the Public Works constriction permit for
Phase I, and reviewed administratively according to lighting level requirements contained in TMC
section 18.52.065, the Tukwila Infrastructure Design and Constriction Standards, and
recommendations from the Tukwila Police Department.
IL BUILDING DESIGN
There are no changes proposed to the building design. However, if Phase II does not occur, the
only building type included with this project will be building type B (see elevations in Attachment
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C). The use of different color schemes for each of the four buildings as originally proposed will
help provide visual variety to Phase I.
III. LANDSCAPE /SITE TREATMENT
Landscape Design and Design for Screening and Separation
The current design for Phase I does not include perimeter landscaping at the rear property line
where the private access road will continue to the south and west as part of Phase 11. Rear yard
landscaping must be added to Phase I to meet one of the phasing criteria of TMC 17.14.040,
which requires that any one phase cannot rely on future phases for meeting any City codes. Staff
recommends, as a condition of approval, that the applicant be allowed to submit a revised
landscape plan as part of the Public Works constriction permit in conformance with this
requirement. This may require an adjustment to the subdivision survey for Phase I, the review of
which can be done as part of the application for Final Subdivision Approval.
Outdoor Space Design
The temporary outdoor recreation space proposed for Phase I is 1,622 square feet, which exceeds
the minimum amount of common open space required per 18.52.060 for 8 dwelling units. This
temporary Phase I recreation space is slightly larger than the approximately 1,400 square foot
recreation space on the south side of the private access drive that is part of Phase II, and the design
is similar with its inclusion of lawn area and picnic tables. Townhome developments with 10 or
more units must provide an on -site recreation space for children with at least one area designed for
children aged 5 -12, per TMC 18.52.060. Therefore, the requirement to constrict a play area
designed for children is not applicable until Phase II of the project.
IV. MISCELLANEOUS STRUCTURES /STREETFURNITURE
Lighting
Mr. Overbeck submitted a lighting plan reviewed as part of the original design review application
which showed lighting levels that would be very bright, and submitted a revised lighting plan as
part of a Public Works permit. The lighting levels shown on the revised lighting plan were more
appropriate for a residential development than the original lighting levels proposed. As a condition
of approval of the current Major Modification application, the lighting plan submitted with the
Public Works permit shall be revised to provide lighting, using the same fixtures approved in the
original design review, to the Phase I recreation space, guest parking area, and cluster mailbox
location to support enhanced safety and surveillance of these areas. Staff recommends this change
to the lighting design be made as part of the Public Works constriction permit for Phase I, and
reviewed administratively according to lighting level requirements contained in TMC section
18.52.065, the Tukwila Infrastructure Desi and Constriction Standards, and recommendations
from the Tukwila Police Department.
Seri Areas
The location and type of mailboxes to serve the units in this project has been reviewed by the
postmaster. The location of the cluster mailbox stricture for the development approved by the
postmaster and the original design review will be located on the south side of the private access
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drive, adjacent to 34 Ave S. A new location for a mailbox cluster for Phase I will need to be
identified by the postmaster. Staff recommends a condition of approval to allow the location of the
mailbox cluster to be determined by the postmaster, and coordinated with the site design as part of
the Public Works infrastructure permit. Additionally, the mailbox stricture for Phase I shall be the
same as the design approved in the original design review.
,Street Furniture
The Phase I recreation space includes two picnic tables. The original design review required that
the picnic table in the recreation area located on the south side of the private access drive be
consistent with the architectural design of the project. Similarly, as a condition of approval of this
Major Modification application, staff recommends that the picnic tables proposed for the Phase I
recreation area be consistent in design, materials and colors as the architectural design of the
Osterly Park Townhouse development.
CONCLUSIONS DESIGN REVIEW
1. Site Planning
Pedestrian and vehicle circulation are accommodated in the design of Phase I of the Osterly Park
Townhomes project. The location of the new sidewalk segment along the south property line does
not leave enough room for required 10 -foot wide, Type 1 rear yard landscaping. Staff recommends
as a condition of approval of this Major Modification 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 per landscaping requirements in the HDR zoning district.
The existing Phase I design does not include guest parking spaces, guest parking for the project is
included in Phase IL There is no room for parking outside of the garages for each unit, the narrow
width of the private access drive for Phase I of the Osterly Park Townhomes must remain clear of
parked cars to maintain emergency access, and there is no on- street parking allowed on S. 144
Street. Staff recommends a condition of approval be added to require the addition of a minimum
of two guest parking spaces, to be located at the south end of Phase L Staff recommends the
design of these spaces be reviewed as part of the Public Works constriction permit for Phase I.
These spaces will then be removed and the private access drive extended to provide the guest
parking spaces originally designed for the project at such time as Phase II is constricted.
The project will include a hierarchy of different types of barriers, including landscaping and
fences, to separate public areas from private areas. A 6 -foot high perimeter wood fence is
proposed along the side property lines of the development for the entire project. If Phase II is not
constricted, staff recommends a condition of approval to require that a wood perimeter fence be
constricted around the sides and rear of Phase I.
The recreation space, recommended guest parking area, and mailbox cluster location for Phase I
were not included in the original design review approval. Until such time as Phase II is
constricted, these areas will require lighting for safety and surveillance. Staff recommends a
condition of approval of the current Major Modification application to require that lighting be
added to the Phase I recreation space, guest parking area, and cluster mailbox location to support
enhanced safety and surveillance of these areas. Staff recommends this change to the lighting
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design be made as part of the Public Works constriction permit for Phase I, and reviewed
administratively according to lighting level requirements contained in TMC section 18.52.065, the
Tukwila Infrastructure Design and Constriction Standards, and recommendations from the
Tukwila Police Department.
2. Building Design
There are no changes proposed to the building design. However, if Phase II does not occur, the
only building type included with this project will be building type B. The use of different color
schemes for each of the four buildings as originally proposed will help provide visual variety to
Phase I.
3. Landscape and Site Treatment
The landscape design for Phase I is the same as originally approved in the design review
application. However, rear yard landscaping must be added to Phase I to meet one of the phasing
criteria of TMC 17.14.040, which requires that any one phase cannot rely on future phases for
meeting any City codes. Staff recommends, as a condition of approval, that the applicant be
allowed to submit a revised landscape plan as part of the Public Works constriction permit in
conformance with this requirement. This may require an adjustment to the subdivision survey for
Phase I which can be made as part of the application for Final Subdivision Approval.
4. Miscellaneous Structures and Street Furniture
Lighting for Phase I will be the same as originally approved, with the exception of Phase I
recreation area, guest parking area, and mailbox cluster location, areas which were not reviewed as
part of the original application and for which lighting has not been included in the current
application. Staff recommends as a condition of approval light fixtures used shall be consistent
with those approved as part of the original design review.
The mailbox cluster location for the Osterly Park Townhomes project was approved by the
postmaster. Because the approved location is within Phase 11, the postmaster must identify a
location for Phase I which can be used until such time as Phase 11 is constricted. Staff
recommends a condition of approval to allow the location of the mailbox be coordinated with the
postmaster and the site design as part of the Public Works infrastructure permit. Additionally, staff
recommends the mailbox stricture for Phase I shall be the same as the design approved in the
original design review.
The Phase I recreation space includes two picnic tables. The original design review required that
the picnic table in the recreation area located on the south side of the private access drive be
consistent with the architectural design of the project. Similarly, as a condition of approval of this
Major Modification application, staff recommends that the picnic tables proposed for the Phase I
recreation area be consistent in design, materials and colors as the architectural design of the
Osterly Park Townhouse development.
RECOMMENDATIONS DESIGN REVIEW
Staff recommends approval of the major modification to the design of the Osterly Park
Townhome project, subject to the following conditions which apply to Phase L The original
conditions of the design review approval are listed in the section following the new conditions,
with the project phase to which each condition applies indicated in parentheses.
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NEW APPROVAL CONDITIONS
1. Plans shall 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 and in conformance with the phasing criteria of
17.14.040.
2. A minimum of two guest parking spaces shall be added to Phase I, to be located at the south
side of the site, to be removed at such time as the private access drive is extended as part of
Phase IL Staff recommends the design of these spaces be reviewed as part of the Public Works
constriction permit for Phase I.
3. If Phase II is not constructed, a perimeter fence constructed of wood shall be constructed
around the sides and rear of Phase I property.
4. Lighting shall be added t o the Phase I recreation space, guest parking area, and cluster
mailbox location to support enhanced safety and surveillance of these areas. This change to
the lighting design be made as part of the Public Works constriction permit for Phase I, and
reviewed administratively according to lighting level requirements contained in TMC section
18.52.065, the Tukwila Infrastructure Design and Constriction Standards, and
recommendations from the Tukwila Police Department. The light fixtures shall be consistent
with those approved as part of the original design review.
5. A mailbox cluster location shall be determined by the postmaster, and shall be coordinated
with the site design as part of the Public Works infrastructure permit. The mailbox stricture
for Phase I shall be the same as the design approved in the original design review.
6. The picnic tables proposed for the Phase I recreation area shall be consistent in design,
materials and colors as the architectural design of the Osterly Park Townhouse development.
ORIGINAL APPROVAL CONDITIONS
1. Existing trees, including an 8" diameter Cedar and a 7" diameter Hemlock located on the north
portion of the site (on tax lot 004000 0088), and an Ash clump located in the southeastern
corner of the site (on tax lot 004000 -0094) shall be retained unless there is conflict with
location of proposed utilities. (Phase I)
2. A revised lighting plan shall be submitted as part of the Public Works constriction permit
showing lighting levels to meet City requirements. (Phase I, Phase 11)
3. The material used in areas shown as having patterned pavement shall be submitted as part of
the Public Works construction permit, and reviewed administratively by the Community
Development Director. (Phase II)
4. A sign permit shall be obtained for any signs at the entrance to the project, and shall be
reviewed for compliance with the Tukwila Sign Code and for consistency with the
architectural style of the development. (Phase I, Phase II)
5. Screen individual meters, electrical boxes and similar equipment necessary for project
infrastructure. This screening shall be reviewed and approved administratively as part of the
review of the Public Works constriction permit. (Phase I, Phase II)
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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 17.14.020(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. Prior to receiving final approval, the
developer of townhouse units may also apply for building permits to constrict dwelling
foundations. The project must receive final approval from the Tukwila City Council prior to
construction beyond dwelling foundations.
2. Final Approval
After constriction of project 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. If the applicant plans
to build homes on Phase I, the eight lot plat shall require final plat approval by Tukwila City Council
before the lots can be sold. If Phase 11 is constructed within five years of preliminary approval then a
separate final plat approval by Tukwila City Council shall be required after the infrastructure for
Phase 11 is constricted. However if Phase 11 is not constricted before the expiration of preliminary
approval, a new preliminary approval by the Planning Commission shall be required.
3. Recording
Upon approval by the City Council, the subdivision plat shall be sided 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 SUBDIVISION PRELIMINARY PLAT APPROVAL- PHASING
The discussion of project consistency with criteria for preliminary plat approval is contained in the staff
report for the original Preliminary Subdivision application (see Attachment C). No changes are proposed
to the original subdivision. Phased development of the Osterly Park Townhomes project is proposed,
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which must meet the Phasing criteria contained in TMC section 17.14.040. The criteria are listed below in
italics, followed by staff discussion of the criteria as they relate to the Osterly Park Townhomes project.
Original conditions of approval of the Subdivision Preliminary Plat will be combined with any additional
conditions of approval added by the Board of Architectural Review in a new Notice of Decision issued for
this project.
17.14.040 Phasing
The subdivider may develop and record the subdivision in phases. Any phasing proposal shall be
submitted for City Council review at the time at which a final plat for the first phase is submitted.
Approval of the phasing plan shall be based upon making the following findings:
1. The phasing plait hichides all Imi d col ?talliecd irithiii the al)l)i ol 1' plat, hichicling
areas 11'J?e1'e Offslte inipr'ol are being Inacle.
Proposed project phasing consists of two phases which include all land contained within the
preliminary plat, as well as frontage improvements along 34 Ave S. Sheet 3 of 3 of the Phase
I subdivision survey shows how the entire tax parcel 004000 -0088 and a portion of tax parcel
004000 -0094 will be subdivided into 8 unit lots, Tract A (for ingress, egress and utilities), and
Tract D (recreation space for Phase I). Sheet 2 of 3 of the Phase I subdivision survey shows
how the remaining area of tax parcel 004000 -0094 shown as Lot 100 on Survey Sheet 2 of 3
in Attachment D), will become a new lot until such time as it is subdivided as part of Phase II.
Phase II includes the remaining area of tax parcel 004000 -0094 along with tax parcels 004000-
0083, 639111 -0000, 639110 -0000, and 004000 -0087.
In case Phase II does not occur, staff recommends a condition of approval to require legal
access to the remaining area of tax parcel 004000 -0094 be provided through an easement, or
alternatively, by combining the remaining area of tax parcel 004000 -0094 with tax parcel
004000 -0083. Staff recommends review of legal access to the remaining area of tax parcel
004000 -0094 be included in the review of the Public Works permit for Phase I.
2. The sequence aml timing c?f cleivlopnerlt is iclerltifiecl oii a naap.
The sequence of project development is shown on the phasing plan see Site Plan Sheet A 1 in
Attachment D). Phase I is planned to be constricted following BAR approval and approval of
the Public Works infrastructure permit. Phase II is planned for constriction following final
subdivision approval of Phase I and once constriction of the townhomes in Phase I has started.
The final plat for both phases shall be recorded within 5 years of the date of preliminary
subdivision approval, per RCW 58.17.140, unless an extension is requested by the applicant
and granted by the City of Tukwila.
3. Each phase shall consist of a ('olltigllolls gl•olg) c?f lots that meets all per•tirlerlt cleivlopmerlt
stamlar•cly on its oirii. The phase caitrlot rely on filtur•e phases fol• ineeting al11 0t1' codes.
Phase I meets all pertinent development standards on its own, with the exception of meeting
the required rear yard landscaping requirements. Ten feet of Type 1 landscaping is required
along the southern property line of Phase I until such time as Phase 11 is constricted. Staff
recommends a new condition of approval of the preliminary subdivision to require that plans
for Phase I be revised as part of the Public Works permit to provide space for 10 feet of Type I
rear yard landscaping on the south side of the new Phase I sidewalk located along the south
property line.
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4. Each phase proVideN aclequate circitlatioii aml utilities. PiibliC Works haN cleter inhiecl that all
street aml other public ini1)ro1 hichicling but riot linzitecl to drainage aml erosion
colitrot nnpro1 are assilrecl Dc ferinew of i1npro1 final' be alloired prn'suai ?t to
El1C Chapter 17.24.
The design of Phase I will provide adequate circulation for both automobiles and pedestrians.
Each townhouse unit contains an attached 2 -car garage. There is no space designed as part of
Phase I to include guest parking; all guest parking is included as part of Phase IL There is no
parking allowed in the shared garage access area to maintain garage access for residents, and
there is no on- street parking allowed on the 20 -foot wide private street serving Phase I of
Osterly Park Townhomes or the public right -of -way of S. 144 Street. In order to maintain
adequate vehicle circulation and emergency vehicle access, staff recommends a condition of
approval to require a minimum of two guest parking spaces be added to Phase L These spaces
can be added to the south side of the site, and shall be removed at such time as the private
access drive is extended as part of Phase IL The addition of the guest parking spaces and the
rear yard landscaping may require revisions to the lot or tract layout as shown in the
preliminary subdivision survey. Staff recommends the design of these spaces and any
necessary changes to the survey be reviewed as part of the Public Works constriction permit
for Phase I.
Plans have been reviewed by the Public Works, Fire, Building, and Planning departments to
ensure adequate utilities are included to serve the development proposed as part of Phase I.
Sewer, water, and storm drainage infrastructure is adequate to serve Phase I, and is designed so
that it can be extended into Phase II of the project. An original condition of approval of the
preliminary subdivision was: `Buildings will be required to meet fire flow requirements per
the International Fire Code." The previous subdivision approval required that the water line be
looped from the main located off 34 Ave S. Per the applicant, installation of the looped water
line as part of Phase I will be prohibitively expensive. The Fire and Public Works Departments
requested the applicant obtain a written statement from Water District 125 to ensure that the
design of the water line proposed for Phase I will meet adequate fire flow requirements for the
sprinklered townhome units. Attachment B is a letter from Mark Parsons of Water District
125, which states there is adequate fire flow for the first 8 units without a looped water line;
Phase II of the project will require the water line to be looped, consistent with the originally
approved utility design.
5. All phases shall be recorded irithiii the fire -near life of the preliinhiar plat, wiles all
exterisiori iN granted.
Constriction of Phase I is expected to commence in Spring /Summer of 2012. All phases shall
be recorded within five years unless the applicant applies and receives approval for an
extension.
CONCLUSIONS PHASING PLAN
1. The phasing plan includes all land for the entire development project to constrict 31 townhomes,
with associated recreation space, access, utilities, landscaping, and frontage improvements along
34 Ave S. In case Phase II does not occur, staff recommends a condition of approval to require
legal access to the remaining area of tax parcel 004000 -0094 be provided through an easement, or
alternatively, by combining the remaining area of tax parcel 004000 -0094 with tax parcel 004000-
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0083. Staff recommends review of legal access to the remaining area of tax parcel 004000 -0094 be
included in the review of the Public Works permit for Phase I.
The sequence of the development project is included on the Site Plan, Sheet Al (Attachment D).
Constriction of Phase I is expected to start in Spring /Summer of 2012. All phases shall receive
final subdivision approval within 5 years unless an extension is granted. Constriction of the
individual townhouse units shall meet the time requirements of each stricture's building permit.
3. Both Phase I and Phase II meet pertinent development standards on their own, with the exception
of rear yard landscaping requirements along the southern boundary of Phase L Staff recommends a
new condition of approval of the preliminary subdivision to require that plans for Phase I be
revised as part of the Public Works permit to provide space for 10 feet of Type I rear yard
landscaping on the south side of the new Phase I sidewalk located along the south property line.
4. Each phase of the project will include adequate utilities. Phase I does not include any guest
parking spaces. There is no parking allowed in the shared garage access areas to maintain garage
access for residents, there is no on- street parking allowed on the 20 -foot wide private street
serving Phase I of Osterly Park Townhomes, and there is no on- street parking on S. 144 Street. In
order to maintain adequate vehicle circulation and emergency vehicle access, staff recommends a
condition of approval to require a minimum of two guest parking spaces be added to Phase I.
These spaces can be added to the south side of the site, and shall be removed at such time as the
private access drive is extended as part of Phase 11. The addition of the guest parking spaces and
the rear yard landscaping may require revisions to the lot or tract layout as shown in the
preliminary subdivision survey. Staff recommends the design of the design of these spaces and
any necessary changes to the survey be reviewed as part of the Public Works constriction permit
for Phase I.
RECOMMENDATION SUBDIVISION PRELIMINARY PLAT APPROVAL
Staff recommends approval of an amendment to the Subdivision Preliminary Approval to include the
following new conditions of preliminary subdivision approval. The new list of conditions is immediately
below, followed by the original list of conditions of the preliminary subdivision approval. A note in
parentheses after each condition indicates whether the condition applies to Phase I, Phase 11, or both phases
of the project.
NEW PRELIMINARY APPROVAL CONDITIONS
1. Legal access to the remaining area of tax parcel 004000 -0094 shall be provided through an
easement, or alternatively, by combining the remaining area of tax parcel 004000 -0094 with tax
parcel 004000 -0083. This shall be included as part of the review of the Public Works permit for
Phase I.
2. Plans for Phase I shall be revised as part of the Public Works permit to provide space for 10 feet of
Type I rear yard landscaping on the south side of the new Phase I sidewalk located along the south
property line. (Phase I)
3. A minimum of two guest parking spaces shall be added to Phase L These spaces can be added to
the south side of the site, and shall be removed at such time as the private access drive is extended
as part of Phase 11. The addition of the guest parking spaces and the rear yard landscaping may
require revisions to the lot or tract layout as shown in the preliminary subdivision survey. Staff
recommends the design of these spaces and any necessary changes to the survey be reviewed as
part of the Public Works constriction permit for Phase L (Phase I)
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ORIGINAL PRELIMINARY APPROVAL CONDITIONS
The following shall be atItI °essed as part of the Public Works Conshwetion Permit:
1. The applicant shall submit a revised lighting plan to meet recommendations of the Tukwila Police
Department, the lighting requirements in TMC section 18.52.065 and the Tukwila Infrastructure
Design and Constriction Standards. (Phase I, Phase II)
2. All utilities for the project, private access road and sidewalks, and the recreation area located on
the west and north sides of the private access road (including children's play equipment), shall be
completed as part of the Public Works construction permit. (Phase I utilities, private access road
and sidewalks, and recreation area shall be constricted for the first 8 units per plans submitted
with the Major Modification application, which shall be revised as part of the Public Works permit
for Phase I to accommodate the new conditions of approval added with this Design Review Major
Modification and Preliminary Subdivision amendment. Phase II shall include utilities, private
access road and sidewalks, and recreation areas as originally approved in November 2009).
3. The applicant shall obtain an NPDES constriction permit for this project. (Phase I)
4. A street light mast arm shall be added to the existing wooden pole. (Phase II)
5. Overhead utilities along 34 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. (Phase II)
6. 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. (Phase I, Phase II)
7. 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
dated August 4, 2009. As -built plans shall be provided to the Public Works Department prior to final
approval. (Phase 11, new civil plans dated February 6, 2012 and revised to accommodate new
conditions of approval shall be used for Phase I)
8. 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 constriction. 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. (Phase I,
Phase II)
9. Minimum clear access road width is 20 feet. Fire lane marking /stenciling will be required as
necessary to ensure width is maintained. (Phase I Phase II)
10. Submit a current water availability letter from Water District 125. (Phase I, Phase II)
The following shall be atItI °essed as part of the Demolition Perniit(s):
1. Existing strictures shall be demolished prior to final approval, unless a bond for demolition of the
strictures is submitted to and approved by the Director of the Department of Community
Development. (Phase II)
2. The applicant shall apply to the Puget Sound Clean Air Agency for PSAPCA permits for
demolition of existing strictures. (Phase II)
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3. Per Dana Dick of Valley View Sewer District, capping permits will be required with demolition of
any of the existing buildings, and a developer extension will likely be required as part of the
process to provide sewers to the development. (Phase 11)
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 modified to reference BAR approval, and to include joint
maintenance agreements for access road, utilities, and landscaping areas. Also, the legal descriptions
under Exhibit A of the codes, covenants, and restrictions shall be added to the document, and
reviewed administratively. Easements and the codes, covenants, and restrictions shall be recorded
prior to final subdivision approval. (Phase I, Phase 11)
2. Separate easement documents and maintenance agreements for any common infrastructure (utility
lines, access roads /driveways) shall be submitted for review and approval by the Public Works
Director. (Phase I, Phase II)
3. 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 following items:
a) A survey map as described in the application checklist that is consistent with all of the conditions of
approval. The surveyor's oritzinal signature must be on the face of the plat.
b) Separate easement document with legal descriptions for any common access /utility infrastructure.
c) Separate joint Maintenance Agreements for the access road, drainage system, and landscaping areas.
d) Add Tukwila land use file number L08 -079 for the subdivision application to all sheets of the
survey.
e) Include Existing Conditions Survey as Sheet 5 of 5 of the survey sheets.
f) Add a vicinity map to the survey.
g) Add "After" legal description to the survey sheets for the boundaries of the new subdivision. Also
add legal descriptions for each of the tracts.
h) 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.
(Phase I, Phase 11)
The following shall be addressed as part of the Building Permits:
1. Transportation, Parks, and Fire impact fees will apply to the future Building Permit(s). (Phase I, Phase
II)
2. Buildings will be required to meet fire flow requirements per the International Fire Code. (Phase I,
Phase II)
3. Adequate ground ladder access area of 15 feet minimum depth to be provided for 2nd and 3rd story
bedroom rescue windows. (Phase I, Phase II)
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c!
FEB 4 3 202
To: City of Tukwila cpMMUNiTY )11112-
DEVELOPMEN
Osterly Park Townhomes permit 1-08 -076; L08 -079 was approved as 31 Units. Due to economics
I am requesting to build the first 8 units as phasel in the spring of 2012 and then go back and build the
rest of the approved subdivision, with the construction on phase 2 to start as soon as 80% of the units in
phase 1 are sold. Originally we had submitted to build 10 units with the complete infrastructure and
then finish the rest of the buildings in phases. Due to the cost of the Sewer and water mains as well as
the loss of rental income until the first phase is sold, that is no longer a viable option. I intend on this
being 1 motion with no breaks in the project. As we all are aware of, the economy has presented great
changes to many devoplers and I am no exception. Both of the local banks that had approved this
project when I started have permanatly closed their construction departments. We turned to private
investment to continue and they are limiting the risk.
Specifically the first 8 units /lots are exactly the same as in the approved subdivision. A
recreation space was added to meet the city phasing requirements in what will eventually be the C
building in phase 2. If there were no phase 2 for an unforeseen reason then this would be a permanent
recreation space as it meets all city requirements. Water, Sewer, and Storm drain will end at the
southern boundary line of the Phasing lots and will be extended at the start of phase 2 to exactly what is
approved on the subdivision approval. The common utility trench, including power, gas, cable, and
phone will be in underground conduit. The conduit will go in at the start of phase 1, units as added will
be hooking up to the stubs already in the ground.
Thank You for your consideration
Mike Overbeck
Osterly Park Townhomes
Attachment A 25
26
WIANE YOUNG
Office Manager
Telephone: (206) 242-9547
FAX: (206) 248-1744
TUKWILA, WASHR 98 u68
March 2, 2012
Jaimie Reavis
City of 'Tukwila
6300 Southcenter Blvd, Ste. 100
Tukwila WA 98188
The District has approved Mike Overbeck's Phase 1 of four buildings with eight living
units. There is 1200 GPM at this time. PACE Engineers assures that there is adequate
fire flow to sprinkler the buildings without looping the water line from S 144 th St. to 34 1h
Ave. S.
However, the next pha quire the line to be looped. Please feel free to contact
me at the District office if you have any questions.
92sm
ry
Mark Parsons
Superintendent
Attachment B 27
MARK PARSONS
u. n
Superintendent
P.O. Box
68147, Ht.
r. Office 3460 S, 148th St, Ste.
TUKWILA, WASHR 98 u68
March 2, 2012
Jaimie Reavis
City of 'Tukwila
6300 Southcenter Blvd, Ste. 100
Tukwila WA 98188
The District has approved Mike Overbeck's Phase 1 of four buildings with eight living
units. There is 1200 GPM at this time. PACE Engineers assures that there is adequate
fire flow to sprinkler the buildings without looping the water line from S 144 th St. to 34 1h
Ave. S.
However, the next pha quire the line to be looped. Please feel free to contact
me at the District office if you have any questions.
92sm
ry
Mark Parsons
Superintendent
Attachment B 27
W.*
ANUMEM
.liar Hcr,,1 1 ,yerton, Mcn•or
Jack Pace, Director
STAFF REPORT TO THE HOARD OF ARCHITECTURAL REVIEW
DEPARTMENT OF COMMUNITY DEVELOPMENT
Prepared November 2, 2009
HEARING DATE
STAFF CONTACT
November 12, 2009
Jaimie Reavis, Assistant Planner
NOTIFICATION: Notice of Application posted on site and mailed to surrounding properties
and agencies with jurisdiction on March 27, 2009.
Notice of Public Hearing posted on site, mailed to surrounding properties,
agencies with jurisdiction, and parties of record October 27, 2009. It was
also published in the Seattle Times on October 29, 2009.
FILE NUMBERS: L08 -076 Preliminary Subdivision
L08 -079 Design Review
ASSOCIATED FILES: E08 -022 SEPA /Environmental Review
C09 -014 Traffic Concurrency Certificate
L08 -077 Comprehensive Plan Amendment
L09 -002 Rezone
PRE08 -011 Pre Application Meeting
APPLICANT: Mike Overbeek
REQUEST: Preliminary Subdivision and Design Review approval by the Board of
Architectural Review to subdivide six existing parcels into 31 unit lots, an
access and utilities tract and recreation tracts, for development of 31
townhomes.
LOCATION: 14420 34"' Ave S (parcel #0040000087)
14422 34 Ave S (parcel #6391100000)
14424 34 Ave S (parcel #6391110000)
14426 34"' Ave S (parcel #0040000083)
3421 S 144 St (parcel #0040000088)
3429S 144 St (parcel #0040000094)
COMPREHENSIVE
PLAN DESIGNATION/
ZONING DISTRICTS: High Density Residential (HDR)
SEPA COMPLIANCE: The City of Tukwila, as the lead agency for this project, issued a
Determination of Non Significance for this project on October 28, 2009
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6;00 Soullicenrer Bolrlci!ard, Srrire #100 Tirkiilla, Washin,,,Ion 9SI
'R Phone 200-4-11-1070 Fax: 200-
4-11--1665 Attachment C
29
PUBLIC COMMENTS One written response, from Dana Dick of Valley View Sewer District, was
received in response to the notice of application. Comments from Dana Dick
were to inform the City of Tukwila and the applicant that capping permits
will be required prior to demolition of any of the existing buildings, and a
developer extension will be required to provide sewers to the proposed
townhome project. This information was forwarded to the applicant and will
be added as a condition of approval of the preliminary subdivision
application.
RECOMMENDATIONS: L08 -076 Preliminary Subdivision
Staff recommends approval of the Preliminary Subdivision application, with
conditions.
L08 -081 Design Review
Staff recommends approval of the development project with conditions.
ATTACHMENTS: A. Applicant's response to Design Review and Preliminary Subdivision
Criteria
B. Site Plan (Sheet A1) /Building Elevations /Flooiplans /Details (Sheets A2-
A5) /Landscaping Plans Sheets L -1 and L-2)
C. Colored Elevations and Isometric Color Rendering
D. Plat Survey /Existing Conditions Survey /Civil Plans
E. Printed copies of colors and materials and site furniture
F. Declaration of Covenants, Conditions, Restrictions, Easements and
Agreements for Osterly Park Townhomes
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H: \Dcsien Rcv ic\y \Ostcrly To\ynhomcs \LOS -076 LOS -079 Ostcrly Park Sub lip ision &DcsienRc\ ic\y
100 Soullicc lacr Borth ard, Suilc #100 Tukuvila, tt aslini:;lnn MISS
11/05/2009
SR. loc
Phnnc 206-4-11-1670 Fax: 206-
-1,1 -;665
31
FINDINGS
PROJECT DESCRIPTION
Mike Overbeck has applied for design review and preliminary subdivision approval to develop an
approximately 1.7 -acre site with 31 townhouse units and required landscaping, guest parking, utilities,
access, recreation areas, and frontage improvements. The project will involve demolition of 14 dwelling
units including two single- family homes and three condominium buildings (each building containing four
dwelling units). The project is 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. This project, if approved, will be the first townhouse project to receive approval since the
ordinance (Ordinance 2199, adopted March 2008) allowing development of zero lot line and fee simple
townhouses was adopted by the Tukwila City Council.
VICINITY /SITE DESCRIPTION
Site Description
The project site is located on the south side of S 144' Street between Tukwila International Blvd and
Military Rd South. Six existing tax parcels make up the project site (see the Existing Conditions Survey in
Attachment D). Access to the site will be from driveways located off S 144 Street and 34 Ave. S. The
site is within close proximity to many neighborhood destinations, including grocery stores, schools, and
parks.
Existing DevelODment
Two of the existing parcels included in the project (parcels 0040- 000088 and 0040- 000094) have a
combined frontage on S 144' Street of approximately 133 feet. These parcels were formerly developed
with single family homes constructed in the 1940s which have been demolished in the past five years.
One of these homes, located on parcel number 0040- 000088, was an ongoing City of Tukwila code
enforcement problem, and was demolished in 2009 to resolve King County Health violations.
Two other parcels included in the project site have a combined frontage of approximately 158 feet along
34"' Ave S (parcels 0040- 000087 and 0040-000083). Of these two parcels, the parcel located on the south
(parcel 0040 000083) has two single family dwelling units that are proposed to be demolished as part of
this project; one of the units was constructed in the 1940s and the other one is a mobile home. The
northernmost parcel along 34"' Ave S (parcel 0040- 000087), and two parcels to the east (parcels 6391-
100005 and 6391- 110005) are developed with three two -story condominium buildings containing four
dwelling units each which will be demolished as part of the project.
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
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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 and to the
south, which are also zoned HDR. The parcel directly to the east is developed as a large apartment
complex (the La Roche apartments). Farther to the east, approaching Tukwila International Blvd, there is
an area of neighborhood retail development including grocery and drug stores, and a variety of other
small shops.
To the south of the site is another large apartment complex (the Park Avenue Apartments). The three
other parcels which border the project site on its south side are developed with smaller apartment
complexes, including one duplex and two 4 -unit complexes.
The three parcels to the west of the entrance to the site off S 144 Street are zoned Medium Density
Residential (MDR), and are developed with one single family home on each parcel. Farther west, across
34"' Ave S the area south of S 144' Street is zoned Neighborhood Commercial Center (NCC), and is
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 144' Street, the area is zoned HDR and is developed with a large apartment
complex (the Samara 1), with a single family home to the west of Samara 1, and the Cascade View
community Park on the east side of the Samara 1. West of 34 Ave S, the north side of S 144 Street is
zoned MDR and contains multi family development.
TO DOQraahy
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
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.
REVIEW PROCESS
The applicant is proposing to 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
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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
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is meant to signify the entrance to the development, and is proposed to include a sign with the
name of the development at each entrance. Design of the sign will be reviewed as part of a sign
permit application to ensure consistency with the architectural style of the development.
Within the development site, a combination of trellises and /or landscaping separates the sidewalk
on either side of the access road from the pathways leading to the front entrances to each of the
units.
Natural Environment
Due to the site configuration, there is little existing vegetation that can be retained. However,
mature trees, including an 8" Cedar and a 7" Hemlock located on the north portion of the site (on
tax lot 0040- 000088), and an Ash clump located in the southeastern comer of the site (on tax lot
0040 000094) shall be retained as a condition of approval of this application, unless there is a
conflict with location of proposed utilities or fences.
The proposed location of buildings, recreation areas, and landscaping on the site has been
designed to screen adjacent development from view within the project and from view points along
S 144' Street and 34" Ave S. The location of westernmost unit of the tri -plex and the recreation
area at the southeastern corner of the site was chosen in order to create a focal point from S 144'
Street. The combination of this portion of the tri -plex and trees located in the south portion of the
recreation space help to screen the existing apartment building to the south from view. The
location of trees within the front yard areas of units B 12 and B 13, as well as trees within the
adjacent perimeter landscaping area to the south of these units help to screen the adjacent
apartment building to the east from view within the development, and from the public right -of-
way of 34 Ave S.
Buildings along S 144 and 34 Ave S face the street. Buildings that do not face public streets,
with the exception of units C24 and C25, have the side of the building facing the street. In order to
create more of a relationship between the side elevation of units and the private access road, a few
different design elements were added:
A window was added to the side elevation of the first floor.
2. A small area with landscaping was added in between the building and the sidewalk. Tall
growing plantings are included in the landscape design to screen blank walls areas along
the first floor elevation.
A trellis was added to the side building adjacent to the private access road to add
architectural interest and provide more greenery to the streetscape.
Circulation (Pedestrian and Vehicular)
A comprehensive system of sidewalks links the recreation areas and the entrances to all buildings
within the project to the 5 -foot wide sidewalks on either side of the private access road. Sidewalks
along the private access road connect to the 6 -foot wide sidewalks along S 144'' Street, and to new
6 -foot wide sidewalks that will be constructed in front of project site along 34 Ave S. In the
middle of the project site, raised pedestrian crossings will be installed across the private access
road to provide greater visibility to pedestrians. These crossings will be concrete to distinguish
them from the asphalt used for the roadway. One of these walkways is located to provide an east
west connection between units on the east side of the development and the recreation space with
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play equipment; the other walkway provides a north -south connection between the two recreation
areas.
The pavement area in between these two walkways, as well as within the shared garage access
areas, will be made of a patterned and /or colored material to distinguish it from the asphalt
roadway. The material submitted by the applicant for this area is sample of a concrete aggregate.
In initial discussions with the applicant, the material was proposed to be colored concrete pavers.
The material submitted does not provide the design quality envisioned, and as a major element of
the site design, staff would like to recommend that the applicant change the material to concrete
pavers, brick, or other material of a higher design quality. Staff recommends that the appropriate
material be determined by the Community Development Director as part of the review of the
Public Works construction permit.
There are two access points to the site for vehicles; 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. A
combination of the narrow roadway width, and raised pedestrian walkways which act as a speed
table, will help to preserve this through connection as a local access road for residents of the
development rather than as a cut through for non -local traffic.
Parking
Parking for residents of the Osterly Park Townhomes project will be within the attached two -car
garage for each unit. With the exception of units C24 and C25, these garages are accessed within
shared garage access areas located off the private access road in order to minimize conflicts
between autos and pedestrians and to better screen garage areas from view. Landscaping,
including a row of trees and shrubs, is proposed to be clustered at the end of the shared garage
access area to help provide greenery to this paved area. Additionally, trellises will be located in
between the garage doors of each building having a shared garage access area in order to provide
some additional greenery see Rear Elevation, Sheet A3 of Attachment B for typical elevation for
all unit types which have a shared garage access area).
Units C24 and C25 have garages located directly off the private access road. There is extra space
in front of the garages for these units to provide residents visibility to watch out for traffic (both
along the sidewalk and within the roadway) as they are backing out of the garages. The extra space
in front of garages also provides room for on- street parking for residents of these units.
Twelve on- street guest parking spaces are proposed on the south side of the site. Groupings of on-
street parking stalls are separated by landscape islands with street trees, which minimize the
pavement area of the access road and add greenery to the streetscape.
.Solar Orientation
The large number of windows on the second- and third stories of the buildings in the project will
allow sunlight into the living spaces within each unit. Units on the site which are likely to receive
the most exposure to the sun are units 31, 28, and 26. Street trees will help provide partial shade to
windows of units 31 and 26 during summer months while at the same time allowing scattered
sunlight into windows on the south side of these buildings.
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Crime Prevention
The design of this project incorporates several elements to reduce opportunities for crime. A
decorative fence is proposed along both S 144' Street and 34"' Ave S, to be located approximately
5 feet back from the public sidewalk along S 144' Street and 34"' Ave S. This fence is intended to
provide a symbolic and, to a lesser extent, a physical barrier between the project site and the
public streets from which access is provided to the development. The fence is open, allowing
surveillance of the street from street- facing units. A 6 -foot high perimeter fence will be located
along all other property lines to separate the site from adjacent properties. Within the
development, a combination of landscaping and trellises separate individual front yard entrance
areas from the private access road serving the development. These design elements help to create
symbolic areas of influence, giving residents and visitors alike an indication of which areas of the
site are more private.
Clustering of perimeter landscaping at the end of the garage access areas where the landscaping
can clearly be seen helps to keep other areas along the perimeter clear for better surveillance. The
location of the recreation areas in the middle of the development make them easy to be watched
over by adjacent townhouse units, as well as from the private access road. The mailboxes are
proposed to be located near the entrance to the development off 34"' Ave S, and activity at the
mailbox will be easily seen from adjacent townhouse units, as well as from the private access road
and the right -of -way of 34"' Ave S.
Lighting levels within the project site have been reviewed by the Tukwila Police Department, and
are also regulated by section 18.52.065 of the TMC and the Tukwila Infrastructure Design and
Construction Standards administered by the Public Works Department. The Tukwila Police
Department recommends a lighting level of 5 footcandles in the areas where the pedestrian
crossings of the private access road are located. The lighting levels within the recreation areas are
recommended to be 2 -3 footcandlcs. Within the shared garage access areas, guest parking areas,
and along sidewalks within the project, the Police Department recommends lighting levels of at
least 1 footcandle. Section 18.52.065 of the TMC requires that porches, alcoves, and pedestrian
circulation walkways within HDR zones be provided with low -level safety lighting. The Public
Works Department establishes appropriate lighting levels along roadways.
The applicant has submitted a lighting plan that staff recommends be revised and resubmitted with
the Public Works construction permit to meet the requirements above, as well as to examine
potential glare impacts to the residential units from the proposed lighting. A copy of the light
fixtures the applicant is proposing to use is included in Attachment E.
IL BUILDING DESIGN
Neighborhood Compatibility
The existing single family homes in the area located in the MDR and NCC zoning districts were
constructed in the period from 1930 to 1965, with most being built in the 1940s. All other
commercial and multifamily development surrounding the project on all sides was constructed in
the 1960s. The area of Tukwila in which this project is located was annexed to Tukwila in the
1990s. Much of the development in this area would not meet the design criteria and zoning
requirements that are currently in place, including the Multi- Family Design Manual. Rather than
taking design cues from the modern -style multi family structures building in the 1960s, which
have little building modulation (if any), and flat roofs, the design of the structures in the Osterly
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Park Townhomes is more similar in design to single family development in the area, incorporating
elements of Northwest regional architecture including peaked roofs, large eaves, brackets for roof
elements, building modulation for window areas, and use of wood siding and shingles for the
building facade.
The buildings proposed as part of the Osterly Park Townhomes project are in scale with the
existing neighborhood multifamily residential units, as well as the underlying and surrounding
zoning. The height and mass of the buildings is in between the scale of the large apartment
complexes and the existing single family homes that are in the vicinity of the project site. Nearby
single- family homes are in the Medium Density Residential (MDR) and Neighborhood
Commercial Center (NCC) zoning districts; zones which allow development of much greater
intensity than the existing single family development.
The proposed townhome buildings are three stories in height, with a maximum height of
approximately 36 feet. The underlying HDR zoning district allows a maximum height of 45 feet.
The La Roche apartment complex to the east of the project site has four, 2 -story rectangular
buildings which are arranged in a rectangle with a central open space area. The Park Avenue
apartments located to the south of the project site are also 2- stories in height. The Samara 1
apartment complex across the street to the north of the project site has multiple 3 -story buildings,
each in the shape of a long, narrow rectangle. The overall building mass of these apartments is
much greater than the proposed townhome buildings will be. While the townhouse units in the
proposed project will be taller than some of the adjacent apartment buildings, the length of the
buildings will be much shorter so that the overall mass of the buildings in the proposal is not as
large as adjacent multifamily development.
Building Elevations
Each building within the project, whether duplex or triplex, will read as a unified mass through
consistent use and placement of colors, materials, and modulation. Colors and arrangement of the
different types and siding are varied from building to building within the site to create visual and
architectural interest.
There are four different building types used in this project (A, B, C, and D). These are shown on
Sheets A2 -A5 of Attachment B, as well as on the Colored Elevations in Attachment C. The Site
Plan (Sheet Al of Attachment B) shows the location of each of these different building types
within the project. The units in Building A, at 22 feet wide, are slightly wider than those in
Building B, which are 20 feet wide. Both of these buildings have three bedrooms. The design of
these buildings varies slightly; the main distinction is the width of the front and rear modulations,
which creates a difference in the size of the balconies and the design and location of windows in
the vicinity of the balconies.
There is only one C building type included in the project. The units in this building have two
bedrooms (there is no bedroom on the first floor). The garage door and the front door for these
units are located on the front elevation. The balconies on this building are smaller than those on
other units, due to the large width of the building modulations on the front and rear elevations.
The D building uses the same floorplan as the A units, with one more unit added to the building to
make a triplex. Unlike the A units, the balconies on the D building are located on the rear
elevation. This was done because of the close proximity of the D building to the Park Avenue
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Apartments to the south. Balconies on the rear elevation of the D building provide more privacy
than they would if located on the front elevation, and provide a view of landscaping and recreation
spaces within the Osterly Park Townhomes development.
Windows
Multi -pane windows are proposed for all sides of each building. However, during staff review of
the project, there was concern that the side elevation along the first story of the buildings did not
have enough windows to create visual interest along the private access road. Because the first floor
of the units along the private access road will contain the garage and a bedroom, the applicant did
not want to provide additional windows to the first story due to noise and security concerns.
Instead, two elements were added, including a trellis incorporated into the architecture of the
building on the side facing the street, and a landscaping strip between the building and the
sidewalk to provide space in which tall shrubs could be placed to screen the blank wall areas.
These elements address staff concerns by working to screen blank wall areas, and to add greenery
and visual interest to the streetscape while at the same time meeting the applicant's desire to
maintain privacy and security for first floor uses.
Sheets A2 -A5 (Attachment B) show the shape of modulations and configuration of windows on
the second and third floors of side elevations. These elements are varied among buildings to make
the sides of the buildings slightly different from one another. This was also done to help address
staff concerns about how the side elevation would be repeated and would be the dominant
elevation seen as you look down the street through the development.
Roofline
All of the buildings within the project have pitched roofs. Some of the buildings within the project
will have roof forms that slope down on the side elevations; others will have gables. This helps to
vary the look of the roofs from building to building, and also helps to add variety to the look of the
side elevation of the building.
Modulation is used on all sides of each different building type. The size of the modulations and
the location of windows on the front and rear elevations differs for each building type. The size of
the balconies on the front elevations also varies by building type. The range of design options for
the side elevations for all building types is demonstrated on Sheets A2 -A5. These sheets illustrate
how the height, width, and roof design of the modulations for the windows and the gas fireplaces
on the sides of the building differs and will be varied throughout the site.
Building Massing
Adjacent developments, including the La Roche apartment complex to the east and the Samara 1
apartment complex to the north, are long, narrow rectangular buildings. Building lengths for these
apartment buildings are between 125 and 200 feet, and widths are between 30 and 50 feet. The
scale of the Osterly Park Townhomes buildings are more similar to the smaller multi family
buildings located to the south of the project site (including two 4 -unit apartment buildings), which
are more in the range of 50 feet long by 30 feet wide. Including side elevation modulations, the
maximum dimension of the buildings in the Osterly Park Townhomes project is approximately 48
feet (side -to -side) by 38 feet (front -to- back). In contrast to all of the surrounding multi family
development, whether large scale or small, building and roof modulation incorporated into the
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design of the townhome units helps to differentiate the units within the same building from one
another, and also helps to reduce the appearance of the building mass.
Materials and Colors
Materials used for the building exteriors will primarily be wood, with the addition of stone veneer
to the base of the front elevation of units facing the street along 34"' Ave S and S 144' Street. A
combination of horizontal and vertical wood siding and cedar shingles will be used on building
exteriors. Cedar shingles will be used primarily on the side elevation modulations. They will also
be used as the siding material on the first floor on some of the units (See Building C in Attachment
B, Sheet A4) and as the material used for the upper portion of the roof on other units (see Front
Elevation of Building B in Attachment B, Sheet A3).
A neutral color palette that includes seven different color schemes, all of which are in the same
color family, has been submitted. Additionally, some of the wood shingles on the buildings will be
painted, and others will be a natural wood color. Front doors on the units will be painted with
either the trim color or red (see color sample in Attachment E). All colors to be used for the
project, including the seven different color schemes, a picture sample of the wood finish for the
shingle, and red door color are included in Attachment E. For each building, at least three colors
will be used, to include a color for the body of the unit, an accent color, and a trim color. The
isometric color rendering showing the entire development (Attachment C) provides an example of
how the different color schemes will be distributed throughout the site. Please note that the colors
on the isometric drawing are not an exact match to the actual colors that will be used according to
the paint sample colors contained in Attachment E.
Garage Design
The original design for the Osterly Park Townhomes included a long row of townhouses, with
garages accessed directly off the private access drive. A change to this design was suggested in
order that units adjacent to S 144' Street and 34"' Ave S would have the front elevation, including
the front door, facing the street. Additionally, there was concern about having the garage doors
accessed directly from the private access road, so the design of the townhome buildings was
changed so that there would be duplex units on either side of the access road, with each grouping
of units sharing a common garage access area separated from the private access road. The location
of the garages off the private access road also helps to screen the garage doors from view.
An exception to this pattern is the C Building, which has garages accessed from the private access
road. On these units, the building modulation over the garages helps recess the garages doors,
minimizing their appearance. The front doors and balconies on the building help to create a
relationship between the building and the private access road.
The garages for all the building types include a window on the side elevation so that the garages
appear to contain habitable space and to create visual interest along the first floor elevation. As
shown in the colored elevations, the garage doors incorporate windows, and will be painted to
match the color scheme of the buildings.
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III. LANDSCAPE I SITE TREATMENT
Landscape Design and Design for Screening and Separation
In the landscape design for the Osterly Park Townhomes, the plantings are arranged to focus
attention to high- visibility locations of the site, to reduce the appearance of paved areas by adding
greenery, and to provide for screening and separation.
Two of the areas of the site in which there is a notable concentration and variety of plantings
include the front yard areas at the back side of the public sidewalk along S 144 Street and 34
Ave S. The concentration of tress and shrubs at these entry points to the site help to signal the
entrance to the development while at the same time helping to separate the public realm of the
sidewalk from the private development.
Other areas on the site with a high concentration of plantings include the two recreation spaces,
including the kids' play space and the more passive recreation area that includes a picnic table and
open lawn area. The large number and variety of plantings helps to make the recreation areas focal
points within the development. Shrubs placed at the back of curb and along the perimeter help to
direct pedestrian traffic along the sidewalks into the recreation areas, and to provide a sense of
enclosure that still allows passersby and residents in surrounding buildings to casually observe
activity.
The location of shrubs and trellises adjacent to the sidewalks along the access drive similarly
direct pedestrian traffic moving to the front entrance of townhouse units, while acting as a
symbolic barrier to separate the more public space of the private access drive from the front
yard /private recreation areas of the townhouse units. Landscaping within the southeastern corner
of the site, where the front entrances to triplex units are located along the south property line,
includes several trees which help to screen from view the adjacent apartment building located to
the south. The location of trees on the south side of units B 12 and B 13 also works to help screen
from view the La Roche apartment building located to the east.
In order to reduce the appearance of paved area on the site, changes that were made to the original
landscape plan include the following:
Street trees were added to the southern portion of the private access road in between areas
of on- street parking. In contrast to the northern area of the project site, the parcel
configuration within the southern area of the site provided more width to allow room for
on- street parking and landscape islands to accommodate street trees.
A two -foot landscape strip in between the townhome buildings and the sidewalk along the
private access road was added. While relatively narrow, these two -foot spaces provide
enough room for plantings including bamboo and tall growing grasses, which help add
greenery on either side of the private access road, while at the same time helping to screen
blank wall areas along the sides of first story of the townhome buildings. Trellises attached
to the side elevation of the townhome building also help to add greenery to the streetseape
while adding visual interest to the side of the townhome buildings.
A trellis attached to the wall area in between the garage doors on the rear elevation of each
building was added (with the exception of the "C" units, which have the front door of the
units on the same side of the building as the garage doors).
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In order to further reduce the appearance of paved area on the site and to accomplish screening
within the shared garage access areas, the applicant is requesting approval to cluster trees and
shrubs within the perimeter landscape area rather than spacing them evenly. Type 1 perimeter
landscaping requires one tree for each 30 lineal feet of required perimeter, and one shrub for each
7 lineal feet of required perimeter. Curb cuts are excluded from the calculation.
The following are the criteria from TMC section 18.52.020 (B) for approval of landscape
perimeter averaging:
1. Plant material can be clustered to more of fectivel_v screen parking areas and blank building
walls.
2. Perimeter averaging enables significant trees or existing milt features to be retained.
3. Perimeter averaging is used to reduce the number of drivewa_vs and curb cuts and allow joint
use of parking facilities between neighboring businesses.
4. Width of the perimeter landscaping is not reduced to the point that activities on the site become
a nuisance to neighbors.
5. Averaging does not diminish the duality of the site landscape as a whole.
The perimeter areas of the site adjacent to S 144 Street and 34 Ave S meet the perimeter
landscaping requirements, where at least one tree per 30 lineal feet and one shrub per 7 lineal feet
are provided. Within the site, however, trees and shrubs are clustered so they can be seen at the
ends of the shared garage access areas from the private access road. The total number of trees and
shrubs in these clustered areas is the same as would be required if they were spaced evenly
throughout the perimeter. Staff believes that approval of the request for landscape perimeter
averaging is consistent with the criteria above for the following reasons:
The resulting landscape pattern will add greenery at the end of the garage access areas,
helping to minimize the extent of paved area by providing green focal points;
The resulting landscape pattern will allow the spaces in between the buildings and the
perimeter fence to remain clear of potential hiding spaces and will allow for private use of
these areas as pea patches or other small -scale recreation that will be screened from view
by the building;
The resulting landscape pattern will not diminish the quality of the landscaping on the site
as a whole.
Protection of Existing 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 8" diameter Cedar located at the northwestern
corner of the site, one 7" diameter Hemlock, and an Ash clump located in the southeastern comer
of the site. As a condition of approval of the design review application, these trees shall be
retained unless there are conflicts with the location of utility lines and fences.
Outdoor .Space Design
There are two outdoor recreation spaces proposed within this project. For the design and function
of these spaces, the applicant consulted with the Tukwila Parks and Recreation Department staff.
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One of the spaces is intended to provide on -site recreation space for children aged 5 -12; the other
is intended for all ages, including adult residents, for picnics and passive recreation.
The kids' play space is approximately 3100 square feet and is located on the north and west sides
of the private access drive in the middle of the site. Its location in the center of the development
allows for casual surveillance of activity by surrounding townhome units. The raised pedestrian
walkways and patterned pavement within the private access road help to signify that this area of
the site is different from other areas, so that motor vehicle operators will be more watchful as they
move through this area of the site. The play space will be surrounded by a low metal fence, with
gates on the east and south sides of the recreation space, made of the same black metal used for the
fence used at the street front (see detail in Attachment B, Sheet A5). Play equipment proposed has
been selected to meet the needs of the 5 -12 year old age group, including facilitating group
interaction and skill testing. Large rocks will provide additional climbing /play opportunities for
children, as well as potential seating for adults supervising their children. Benches will also be
located within the recreation area to provide seating see Attachment E for pictures of proposed
play equipment and metal benches).
The other recreation area is approximately 1400 square feet, and is located on the south side of the
private access drive to the south of the children's play space. This recreation area contains a picnic
table and an open lawn area with benches. The recreation activities in this area are intended to be
less intense, including activities such as reading, dog walking, picnicking, etc.
IV. MISCELLANEOUS STRUCTURES .STREET FURNITURE
Lighting
Samples of the proposed light fixtures have been submitted with a draft lighting plan (see
Attachment E). Lighting fixtures proposed include decorative street lamps, and square lights that
will be recessed within the townhouse buildings. The draft lighting plan submitted by the applicant
showed lighting levels that would be very bright. Therefore, staff recommends as a condition of
approval that the lighting plan be resubmitted with the Public Works construction permit, and
reviewed administratively according to lighting level requirements contained in TMC section
18.52.065, the Tukwila Infrastructure Design and Construction Standards, and recommendations
from the Tukwila Police Department.
Fencing, Walls, and Screening
Three different types of fences are used in the Osterly Park Townhomes Project. Details for these
fences are shown on Sheet A5 of Attachment B.
1. Decorative fences to include a sign with the name of the development project will be
placed along the front property line along S 144 Street and 34 Ave S. These fences will
be a maximum height of 4 feet, and are proposed to be made of black metal with fence
posts faced with the same stone veneer material that will used on the base of townhome
units facing the public streets along S 144 Street and 34 Ave S. The black metal used for
the street front fence is the same fence that will be used to separate the recreation spaces
from the private access drive. This type of black metal fence will completely enclose the
recreation space designed as a children's play area.
2. A low wooden fence will be used to provide a sense of separation and privacy for the front
entrance areas to the units facing S 144 Street and 34 Ave S.
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3. A 6 -foot tall perimeter fence will be placed along all other property lines to provide
privacy and separation from surrounding development.
Service Areas
The applicant met with the waste removal company to determine that individual waste containers
will be used for garbage and recycling service. The draft "Declaration of Covenants, Conditions,
Restrictions, Easements and Agreements for Osterly Park Townhomes" states that garbage and
recycling containers must be kept in garages until the day designated for pickup. Further, the
CC &Rs state that the Association may adopt rules as necessary to manage the disposal of garbage
and recycling.
The location and type of mailboxes to serve the units in this project has been reviewed by the
postmaster. The cluster mailbox structure will be located on the south side of the private access
drive; adjacent to 34"' Ave S. Sheet A4 of Attachment B shows the proposed design of the
structure that will house the mailbox cluster. The mailbox structure will be made of wood, with a
peaked roof for weather protection.
It has not yet been determined where the individual meters for the units, or electrical boxes for the
lighting, will be located. As a condition of approval of the design review application, staff
suggests screening of individual meters be included as part of the building permit review for each
townhouse building, and screening for electrical boxes and similar equipment necessary for
project infrastructure be included as part of the review of the Public Works construction permit.
.Street Farnitaare
Attachment E includes pictures of the bench proposed within the recreation areas, which has a
metal base and seating material made of recycled plastic with a natural wood color. The picnic
table shall be consistent in color and material with other site furnishings such as the benches.
Additionally, large rocks placed within the recreation areas will provide climbing opportunities for
small children, and can potentially provide additional seating. Attachment E contains pictures of
the proposed street lights which will be used throughout the site, including the recreation areas.
CONCLUSIONS DESIGN REVIEW
Site Planning
A combination of landscaping, fences, and building orientation helps to accomplish transitions
from public to private spaces. These elements help the development to present an aesthetically
pleasing entrance, or "face to the neighborhood, while at the same time making use of
landscaping and low fences as barriers to signal that the townhome project is a private
residential community.
The arrangement of buildings on the site works to screen from view some of the large walls of
the buildings adjacent to the project. Shared garage access areas help to move vehicle
maneuvering out of the private access road, while at the same time working to screen the
garage access areas from view so that that the garage doors are not a dominant feature along
the streetscape. On- street parking spaces provide parking for guests to the site. These parking
spaces are broken into groupings by landscaping islands with street trees, which help to
minimize the pavement area within the southern portion of the access road.
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The patterned and colored material used within the shared garage access areas and in between
the raised pedestrian walkways in the vicinity of the recreation spaces will add visual interest
within paved areas of the project. The concrete aggregate material submitted by the applicant
is not consistent with the level of design interest the patterned pavement is intended to create
for the project, as shown on the site plan (Sheet Al of Attachment B). Staff recommends a
different decorative pavement treatment be selected on as part review of the Public Works
construction permit.
The location of the recreation spaces in the middle of the site allows opportunities for
surveillance by surrounding townhome units. Clustering of perimeter landscaping at the end of
the shared garage access areas provides additional greenery within these paved areas, while
allowing the spaces between the townhouse buildings and the 6 -foot perimeter fence to remain
clear of vegetation for easier surveillance. A draft lighting plan showing very bright lighting
levels was submitted for the project. Staff recommends the lighting plan be revised and
resubmitted for review administratively as part of the Public Works construction permit.
2. Building Design
The townhouse buildings proposed as part of the Osterly Park Townhomes project will add
architectural interest to the neighborhood; the design of the structures in the Osterly Park
Townhomes incorporates elements of Northwest regional architecture including peaked roofs,
large eaves, brackets for roof elements, building modulation for window areas, and use of
wood siding and shingles. The scale of the buildings is less severe than the long walls of the
apartment complexes adjacent to the project site on the east, south, and north sides. The length
of buildings included in this project is at least half that of the La Roche and Samara apartment
complexes, and building and roofline modulation included in the design of the buildings helps
to further reduce the scale of the proposed buildings.
Colors and materials used will be consistent for each building, so that each duplex or triplex
included in the project will read as one unified mass. Complimentary colors will be used and
varied throughout the site. Additionally, colors, roof forms, and arrangement of materials on
the different buildings throughout the project add variety in texture and colors. Variation in the
design of modulation forms and arrangement of windows from building to building is also
included in the design of the townhome buildings in this project.
3. Landscape and Site Treatment.
Landscape design proposed for this project accentuates the entry points to the development,
helps to create focal points within the project, including the recreation spaces in the center of
the project; and the design works to help minimize the appearance of paved areas, blank wall
areas, and adjacent development. The applicant's request to cluster landscaping at the ends of
garage access areas, if approved, will allow clustering of landscaping where it can be seen on
the site, and where it will help add greenery to areas of the site dominated by pavement.
Existing trees, including a Cedar and Hemlock tree in the north portion of the project site, and
an Ash clump in the southern part of the site, shall be saved as a condition of approval of the
design review application unless there are conflicts with the location of utilities or fences.
Recreation spaces on the site have been designed based on guidance provided by staff from the
Tukwila Parks and Recreation Department. The two spaces include a recreation area for
children ages 5 to 12 years old, and a more flexible space for reading, picnicking, etc. Both of
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these areas can be casually observed from adjacent townhouse units, and are separated from
activity within the street by low shrubs and fences.
4. Miscellaneous Structures and Street Furniture
Light fixtures proposed with the project include recessed lights within the side of the building,
which will provide pathway lighting along the sidewalk, and street lamps which will provide
lighting within the recreation areas and along the private access road. A draft lighting plan was
submitted by the applicant that included lighting levels that are too bright for the project site.
Staff recommends the revised plan be resubmitted and reviewed administratively as part of the
Public Works construction permit, as a condition of approval of the design review application.
The different types of fences for the project include a decorative fence at the entrances to the
project along S 144 Street and 34 Ave S; a perimeter fence along all other property lines; 3
1 /2 foot tall wooden fences within front porch areas; and a short metal fence to separate the
recreation areas from the private access road (similar in design to the decorative fence used at
the project entrance). These fences are consistent with the other materials used for the
buildings in the project, and are appropriate in design for the locations where they are
proposed, and for their intended function. A sign permit shall be obtained for any signs at the
entrance to the project, and shall be reviewed for compliance with the Tukwila Sign Code.
Trash and recycling containers shall be kept inside the garages of the individual townhouse
units, except of trash and recycling collection days, as specified in the codes, covenants, and
restrictions for the project. Additionally, the meters and any other service equipment shall be
screened by landscaping as a condition of approval of the design review.
Benches and large decorative rocks are proposed within both recreation spaces. The benches
proposed are made of metal and recycled plastic, and are a natural wood color consistent with
the color palette used for the townhome buildings. The picnic table will also be made of
materials and colors consistent with the architectural style of the development.
RECOMMENDATIONS DESIGN REVIEW
Staff recommends design review approval and special permission approval for landscape
perimeter averaging for the Osterly Park Townhome project, subject to the following conditions:
1. Existing trees, including an 8" diameter Cedar and a 7" diameter Hemlock located on the
north portion of the site (on tax lot 0040- 000088), and an Ash clump located in the
southeastern comer of the site (on tax lot 0040- 000094) shall be retained unless there is
conflict with location of proposed utilities.
2. A revised lighting plan shall be submitted as part of the Public Works construction permit
showing lighting levels to meet City requirements.
3. The material used in areas shown as having patterned pavement shall be submitted as part of
the Public Works construction permit, and reviewed administratively by the Community
Development Director.
4. A sign permit shall be obtained for any signs at the entrance to the project, and shall be
reviewed for compliance with the Tukwila Sign Code and for consistency with the
architectural style of the development.
5. Screen individual meters, electrical boxes and similar equipment necessary for project
infrastructure. This screening shall be reviewed and approved administratively as part of the
review of the Public Works construction permit.
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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 17.14.020(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. 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.
2. Final Approval
After construction of project 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.
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.
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DECISION CRITERIA SUBDIVISION PRELIMINARY PLAT APPROVAL
The criteria for preliminary plat approval are listed below in italics, followed by staff's response to each
of the criteria. For the applicant's response to the criteria see Attachment A.
17.14.020 (D) Criteria for Preliminary Plat Approval
The Planning Commission shall base its decision on an application for preliminary plat approval on
the following criteria:
1. 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:
Communitv Image Residential Areas
Goal 1.6 "Residential neighborhood ph>>sical features that are "small town in character:
Residential- scale streets, with on- street parking allowed (in addition to required
off -'street parking).
Lawns, trees, and low scale fences in front vards.
Garages located toward the rear or side of the lot.
Front porches and sidewalks that allow interaction between passing neighbors.
Shallower front vards consistent with the adjacent pattern of development.
This project includes a 20 -foot access road with sidewalks on both sides which provides a
through- connection from 34"' Ave S to S 144' Street. The street width is wide enough to
provide adequate access to the development, but narrow enough to deter drivers from using
the access road as a cut through and /or moving through the project at high speeds. In the
middle portion of the development, the pavement ramps up to a raised pedestrian walkway
area, which acts as a speed table to slow drivers down in the area where the two recreation
areas are located. The pavement in this area will be patterned and /or colored to add greater
visibility. Along the southern portion of the private access road, the street includes on-
street parking and street trees. All of these elements help to enhance the residential
character of the development.
With the exception of the "C" type units in the middle of the site, all of the garages are
accessed from a shared garage access area, helping to screen garage areas and separate
vehicle turning movements from the street. Front porches will be located on the units that
have frontage on 34"' Ave S and S 144' Street. The porches are proposed to be enclosed by
4 -foot high fences. These areas will encourage interaction between neighbors while also
incorporating low fences which will help delineate private from public space.
Units that do not front along the public streets have private recreation space located at the
front entrance to their units. These areas can be used as front porch areas, and will allow
interaction between neighbors.
StreetscaDe DeVelODment
7.4.1 Provide pedestrian and other nonmotorized travel facilities, giving priorit>> to
sidewalk improvements that connect public places, such as parks, the river, open spaces,
and neighborhood gathering slots.
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Sidewalks are proposed on both sides of the private access road that will serve this project.
These sidewalks connect residential units to recreation areas, the mailbox, and to sidewalks
along S 144' Street and 34"' Ave S.
7.4.2 Emphasize a network of residential local access through- streets, nlininiizing cul -de-
sacs.
The private access road proposed for this project will provide a through connection from
34"' Ave S to S 144' Street.
7.4.4 Design residential local access streets to provide the niinininni capacitfi)r
emergency access and for slow traffic.
The width of roadway for this project, at 20 feet, is the minimum necessary to provide
capacity for emergency access. Pedestrian amenities including raised pedestrian walkways
and street trees will help establish the character of the street as a residential, local access
street and help deter fast speeds and cut through traffic.
Residential Neighborhoods
7.6. 10 Ensure that all multi family residential developnients contribute to a strong sense of
cone nnnity through site planning focused 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 large paved areas; with recreational spaces and facilities 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 environnients.
The design of this project has evolved from the applicant's original submittal, which was a
site plan that included a long row of townhouses, the garages of which fronted the access
road. The site plan has been revised to include smaller townhouse buildings located on
either side of the access road, with shared garage access areas to prevent vehicles from
having to maneuver within the through street where there is more activity occurring. The
recreation space was moved to the middle of the site, creating a focal point that can be seen
from either entrance to the development. Raised pedestrian walkways are located within
the private access road to provide greater visibility to pedestrians crossing the roadway to
and from the recreation spaces.
Several design elements help to reduce the effect of paved area, including street trees along
the southern portion of the access road, trees placed as close as possible to the roadway in
the front yard areas of some units, and landscaping and trellises located in between the
buildings and the sidewalk. Additionally, patterned pavement located in the shared garage
access areas and in the area of the access road in between the recreation areas will help to
add visual interest to the paved areas on the site.
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 18.14.070) require townhouse
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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
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Attachment F). These documents have been reviewed by the Public Works and Planning
departments, as well as the City Attorney's Office. These documents shall be revised to
reference BAR approval, and to include joint maintenance agreements for access road,
utilities, and landscaping areas. Also, the legal descriptions under Exhibit A of the codes,
covenants, and restrictions shall be added to the document, and reviewed administratively.
Transportation, Parks, and Fire impact fees will apply to the future Building Permit(s).
5. The design, shape and orientation of the proposed lots are appropriate to the proposed
use for which the lots are intended and are compatible with the area in which they are
located.
This is the first townhouse project to be reviewed and to undergo design review since
townhouse development was allowed in Tukwila starting in March of 2008. The
configuration of unit lots (the lot area corresponding to each townhouse unit) is appropriate
for this development type. The lots are compatible with the area in which they are located;
the addition of townhome development to the area will add to the diversity of housing
types available. The scale of the development is most similar to the duplex and four -plex
units located to the south of the project site; the buildings as proposed are in between the
scale of the high density, large apartment complexes located to the east and the north of the
project site and the single- family dwelling units located to the west.
6. The subdivision complies with the relevant requirements of the Tukwila Subdivision and
Zoning Ordinances, and all other relevant local regulations.
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 are listed under the "Conclusions" section below.
7. Appropriate provisions for maintenance of privately owned conznzon 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 for Osterly Park Townhomes" shall be revised to
reference BAR approval, and to include joint maintenance agreements for access road,
utilities, and landscaping areas. Also, the legal descriptions under Exhibit A of the codes,
covenants, and restrictions shall be added to the document, and reviewed administratively.
8. The subdivision complies with RCW 58.17.110.
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
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utilities. The proposed subdivision is consistent with the Tukwila Comprehensive Plan and
will serve the public interest.
CONCLUSIONS SUBDIVISION PRELIMINARY PLAT APPROVAL
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.
2. 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. 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.
The draft plan shows lighting levels that are much brighter than necessary. Staff
recommends the lighting plan be revised and reviewed administratively as part of the Public
Works construction permit to meet recommendations of the Tukwila Police Department, the
lighting requirements in TMC section 18.52.065 and the Tukwila Infrastructure Design and
Construction Standards.
4. Appropriate provisions have been made for easements and for codes, covenants, and
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 BAR approval, and to include joint maintenance
agreements for access road, utilities, and landscaping areas. Also, the legal descriptions
under Exhibit A of the codes, covenants, and restrictions shall be added to the document, and
reviewed administratively. Transportation, Parks, and Fire impact fees will apply to the
future Building Permit(s).
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 located.
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 landscaping.
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. The applicant shall submit a revised lighting plan to meet recommendations of the Tukwila Police
Department, the lighting requirements in TMC section 18.52.065 and the Tukwila Infrastructure
Design and Construction Standards.
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2. All utilities for the project, private access road and sidewalks, and the recreation area located on the
west and north sides of the private access road (including children's play equipment), shall be
completed as part of the Public Works construction permit.
3. The applicant shall obtain an NPDES construction permit for this project.
4. A street light mast arm shall be added to the existing wooden pole.
5. Overhead utilities along 34"' 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.
6. Stone 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.
7. Access road, utilities, under-rounding 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 dated
August 4, 2009. As -built plans shall be provided to the Public Works Department prior to final approval.
8. 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.
9. Minimum clear access road width is 20 feet. Fire lane marking /stenciling will be required as necessary
to ensure width is maintained.
10. Submit a current water availability letter from Water District 125.
The following shall be addressed as part of the Demolition Pernzit(s):
1. Existing structures shall be demolished prior to final approval, unless a bond for demolition of the
structures is submitted to and approved by the Director of the Department of Community
Development.
2. The applicant shall apply to the Puget Sound Clean Air Agency for PSAPCA permits for demolition
of existing structures
3. Per Dana Dick of Valley View Sewer District, capping permits will be required with demolition of
any of the existing buildings, and a developer extension will likely be required as part of the process
to provide sewers to the 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 modified to reference BAR approval, and to include joint
maintenance agreements for access road, utilities, and landscaping areas. Also, the legal descriptions
under Exhibit A of the codes, covenants, and restrictions shall be added to the document, and
reviewed administratively. Easements and the codes, covenants, and restrictions shall be recorded
prior to final subdivision approval.
2. Separate easement documents and maintenance agreements for any common infrastructure utility
lines, access roads /driveways) shall be submitted for review and approval by the Public Works
Director.
3. 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 following items:
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a) A survey map as described in the application checklist that is consistent with all of the conditions of
approval. The surveyor's original signature must be on the face of the plat.
b) Separate easement document with legal descriptions for any common access /utility infrastructure.
c) Separate joint Maintenance Agreements for the access road, drainage system, and landscaping areas.
d) Add Tukwila land use file number L08 -079 for the subdivision application to all sheets of the
survey.
e) Include Existing Conditions Survey as Sheet 5 of 5 of the survey sheets.
f) Add a vicinity map to the survey.
g) Add "After" legal description to the survey sheets for the boundaries of the new subdivision. Also
add legal descriptions for each of the tracts.
h) 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 part of the Building Permits:
1. Transportation, Parks, and Fire impact fees will apply to the future Building Permit(s).
2. Buildings will be required to meet fire flow requirements per the International Fire Code.
3. Adequate ground ladder access area of 15 feet minimum depth to be provided for 2nd and 3rd story
bedroom rescue windows.
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