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HomeMy WebLinkAboutPlanning 2012-03-22- ITEM 4 - OSTERLY PARK TOWNHOMES - STAFF REPORTr I i 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) JR Page 1 of IS 03 Is 2012 H: Desi!- Review Osterlv Townhomes nIajor Modification 1_12 -00S P1_12 -00 1_12 -00S LOS-079 P1_12 -00 Osterlv Major Modification SRdoc 0300 :Soilthcentcr Boulevard, :Suite —100 Tillorrlo, ffashiiIatoi1 98188 P19one 06 --{31 -36'0 Fox: 206- 431-3005 7 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) JR Page 2 of 18 03 1x'21.112 8 H: Design Review Osterh- Townhomes Major Modification_L12 -005 PL12 -00 1_12 -005 LIIS- 1179_PL12 -1111 osterh- Major Modification SRdoc Phase 11 JR Page 3 of 1S 03 1s 2012 H: Design Review Uaterh ToWnhomes 1\1aior Modification 1-12 -00j PL12- 004 1-12 -005 LOS -079 PL12 -004 Uaterh Major Modification SR.doc (i 00 SOW17CCliter Bouilevarcl..S'tlitC 100 f11100141, MCIShin(It011 98188 P17017C 431 0 0 Fax: 431 005 9 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 JR Page 4 of 18 03 1x'21.112 1 0 H: Design Review Osterly Townhomes Major Modification_L12 -005 PL12- 004 1-12 -005 LIIS- 1179_PL12 -11114 Osterly Major Modification SRdoc 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. JR Page 5 of 18 03 1x'21.112 H: Design Review Osterh- Townhomes Major Modification_L12 -005 PL12 -00 1_12 -005 LOS-079_1`1_12-004 Osterh- Major Modification SRdoc 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. JR Page 6 of 18 03 1x'21.112 12 H: Design Review Osterh- Townhomes Major Modification_L12 -005 PL12 -00 1_12 -005 LOS-079_1`1_12-004 Osterh- Major Modification SRdoc SECTION ONE DESIGN REVIEW MAJOR MODIFICATION DECISION CRITERIA DESIGN REVIEW The Osterly Park Townhomes project is subject to design review under 18.14.060 requiring all multi- family strictures to receive design review approval. Per TMC 18.60.050 (C), townhouse development is subject to the design criteria contained in the Townhouse Design Manual. The project is proposed to be constricted as originally approved, with development broken up into two separate phases. Phasing criteria of TMC 17.14.040 require that a project be reviewed to ensure that each phase meets all pertinent development standards on its own in case subsequent phases are not able to be constricted. The following is a discussion of the changes to the design of the project proposed during Phase I, in relation to applicable architectural review criteria. The applicable architectural review criteria for townhouse development are contained in Tukwila's Townhouse Design Manual, available online at htti):// www. tukwilawa /dcd /dcdi)lan.html. L SITE PLANNING C'ircukition (Petlestrian and Vehicular) Both phases include a comprehensive system of sidewalks which link the recreation areas and the entrances to all buildings within the project to the 5 -foot wide sidewalks on both sides of the private access road. Sidewalks along the private access road connect to the 6 -foot wide sidewalks along S 144 Street. A 5 -foot wide sidewalk segment has been added to the southern part of the site for Phase I, to connect sidewalks on the east and west sides of the private access road to the Phase I recreation space located at the southwestern corner of Phase L If Phase II does not occur, 10 feet of Type I rear yard perimeter landscaping is required along the south property line. Staff recommends as a condition of approval of this application that plans be revised as part of the Public Works permit to add rear yard landscaping on the south side of the new Phase I sidewalk shown along the south property line per landscaping requirements in the HDR zoning district. There are two access points to the site for vehicles for the completed project, one from S 144 Street and another from 34 Ave S. These two driveways allow through- movement from 34 Ave S to S 144 Street. If Phase 11 does not occur, the only vehicle access to the project site will be from S. 144 Street. The shared garage access areas provide room for vehicle maneuvering into and out of the private road. The resulting cul -de -sac, if Phase I were to stand on its own without constriction of Phase II, would be low volume to allow multiple use for street oriented social /recreation areas, consistent with circulation guidelines in the Townhouse Design Manual. Parking Tukwila parking requirements contained in TMC 18.56.065 require two off street parking spaces for each dwelling unit which contains up to three bedrooms. Parking for residents of the Osterly Park Townhomes project will be within the attached two -car garage for each unit. These garages are accessed from shared garage access areas located off the private access road to minimize conflicts between autos and pedestrians and to better screen garage areas from view. JR Page 7 of IS 03 1x'2012 H: Design Review Osterly Townhomes Major Modification_L12 -005 PL12 -1111 1_12 -005 LOS- 1179_PL12 -1111 Osterh- Major Modification SRdoc 13 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 JR Page 8 of 18 03 1x'21.112 14 H: Design Review Osterh- Townhomes Major Modification_L12 -005 PL12 -00 1_12 -005 Lob- 1179_PL12 -1111 Osterh- Major Modification SRdoc 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 JR Page 9 of 18 03 1x'21.112 H: Design Review Osterh- Townhomes Major Modification_L12 -005 PL12 -1111 1_12 -005 LIIS- 1179_PL12 -1111 Osterh- Major Modification SRdoc 15 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 JR Page 10 of IS 03 1x'2012 16 H: Design Review Osterly Townhomes Major Modification_L12 -005 PL12 -1111 1_12 -005 LOS- 1179_PL12 -1111 Osterly Major Modification SRdoc 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. JR Page 11 of IS 03 1x'2012 H: Design Review Osterly Townhomes Major Modification_L12 -005 PL12 -1111 1-12 -005 LOS- 1179_PL12 -1111 Osterh- Major Modification SRdoc 17 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) JR Page 12 of 18 03 1x'21.112 18 H: Design Review Osterh- Townhomes Major Modification_L12 -005 PI-12-004 1-12 -005 LIIS- 1179_PL12 -1111 Osterh- Major Modification SRdoc 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, JR Page 13 of IS 03 1x'2012 H: Design Review Osterh- Townhomes Major Modification_L12 -005 PL12 -00 1_12 -005 LOS- 1179_PL12 -1111 Osterh- Major Modification SRdoc 19 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. JR Page 14 of IS 03 1x'21.112 2 0 H: Design Review Osterh- Townhomes Major Modification_L12 -005 PL12- 004 1-12 -005 LIIS- 1179_PL12 -11114 Osterh- Major Modification SRdoc 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- JR Page 1s of IS 03 1x'2012 H: Design Review Osterh- Townhomes Major Modification_L12 -005 PL12 -1111 1_12 -005 LOS- 1179_PL12 -1111 Osterh- Major Modification SRdoc 21 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) JR Page 16 of IS 03 1x'2012 2 2 H: Design Review Osterh- Townhomes Major Modification_L12 -005 PL12 -00 1_12 -005 LOS- 1179_PL12 -1111 Osterh- Major Modification SRdoc 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) JR Page 17 of 18 03 1x'21.112 H: Design Review Osterh- Townhomes Major Modification_L12 -005 PL12- 004 1_12 -005 LIIS- 079_1`1_12 -004 Osterly Major Modification SRdoc 23 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) JR Page 18 of 18 03 1x'21.112 2 4 H: Design Review Osterh- Townhomes Major Modification_L12 -005 PI-12-004 1-12 -005 LIIS- 1179_PL12 -1111 Osterh- Major Modification SRdoc