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HomeMy WebLinkAboutExhibit 3_Compliance with Pre Plat Conditions Page 1 of 10 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Conditions for Plan LUA19-000223 Satisfied PLN - ERC Mitigation Measure 1. Clearing and grading of the subject property shall be limited to May 1 to September 30. Comments: Notes are provided on the final engineering plans that state that clearing and grading of the subject property shall be limited to May 1 to September 30. Clearing and Grading limitations as a portion of these conditions are provided as a part of the approved civil plans May 10, 2022. See Civil Construction Permit (C21000838), Approved TIR at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton 2. The applicant shall comply with the recommendations of the Geotechnical Report and Retaining Wall Designs prepared by Terra Associates dated May 18, 2020 and Secondary Review Comments prepared by GeoEngineers dated December 19, 2020 and April 24, 2020 and any future addenda to such reports. Comments: The applicant's geotechnical engineer reviewed and provided a sealed letter verifying compliance with the recommendations of the Geotechnical Engineering Study prepared by Terra Associates, Inc and secondary review comments prepared by GeoEngineers and future during the civil construction permit review process. Refer to the geotechnical report in the TIR with the approved civil plans May 10, 2022. See Civil Construction Permit (C21000838), Approved TIR, and sealed geotechnical letter at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 3. The applicant’s geotechnical engineer shall review the project’s civil construction plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the civil construction plans and in their opinion the plans and specifications meet the intent of the report(s). Comments: The applicant's geotechnical engineer reviewed and provided a sealed letter verifying compliance with the recommendations of the Geotechnical Engineering Study prepared by Terra Associates, Inc during the civil construction permit review process. Refer to the geotechnical report in the TIR with the approved civil plans May 10, 2022. See Civil Construction Permit (C21000838), Approved TIR, and sealed geotechnical letter at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 4. The applicant’s geotechnical engineer shall identify those construction activities where observation onsite by a licensed geotechnical engineer should occur. Those identified activities shall be clearly stated on the civil construction plans. Comments: Notes are provided on the final engineering plans and a statement of special inspections identifying construction activities where observation by an onsite licensed geotechnical engineer should occur. Inspections as a portion of these conditions are provided as a part of the approved civil plans May 10, 2022. See Civil Construction Permit (C21000838), Approved TIR, and geotechnical statement of special inspections at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 5. The applicant’s geotechnical engineer shall seal and certify all rockeries and retaining walls regardless of height on the civil construction and building permit plans and provide long-term maintenance recommendations for future homeowners as an exhibit in the forthcoming Covenants, Conditions, and Restrictions document to be recorded with the final plat. Comments: Geotechnical Summary and Wall Maintenance Recommendations were provided during the construction close-out process sealing and certifying all rockeries and retaining walls and provide long-term maintenance recommendations for future homeowners. The letter is also provided as an exhibit in the Covenants, Conditions and Restrictions document. See Geotechnical Summary and Wall Maintenance Recommendations at Page 2 of 10 https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 6. The applicant shall submit a final stream and wetland mitigation plan for the off-site benefit parcel concurrently with the civil construction permit application that provides buffer enhancement activities consistent with best available science; mitigation, maintenance, and monitoring; and native growth protection area standards set forth in RMC 4-3-050. Buffer enhancement on the off-site benefit parcel shall occur concurrently with construction of the PUD/Preliminary Plat. Long-term ownership and management of the off-site benefit parcel shall be the responsibility of the Canopy Subdivision Homeowners Association unless the City determines it is able to assume ownership and provide those services. Comments: Wetland mitigation plans for the off-site benefit parcel were submitted and approved by the Current Planning Project Manager as a portion of the civil construction permit application and subsequently received a critical areas exemption certificate to install the mitigation. Long-term ownership and management of the off-site benefit parcel has been identified as the Canopy Subdivision Homeowners Association through the Conditions, Covenants and Restrictions document to be recorded with the plat and on plat note #5 of the final plat. See Civil Construction Permit (C21000838), Approved TIR, and sealed geotechnical letter at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 7. The applicant shall indicate areas of Alderwood sandy loam on the detailed landscaping plan submitted with the civil construction permit. The plan shall provide specifications for fracturing the hardpan where grading brings the Alderwood hardpan near the surface in locations of new tree planting to provide soil volume for root development and to improve drainage around the trees. The applicant shall submit a surety to ensure the survival of the new trees in the Alderwood sandy loam areas for a minimum of five (5) years. The surety shall include a warranty for each new tree, irrigation system, and maintenance for the five (5) year period. The surety and maintenance specifications shall be executed prior to final plat recording. Comments: The applicant submitted landscape plans that identified areas with Alderwood sandy loam and specifications for new tree planting in those areas which was reviewed by the Current Planning Project manager during the civil construction review process. Surety and maintenance specifications were provided under Maintenance and Monitoring permit MM24-000085. See Civil Construction Permit (C21000838), which include approved landscaping plans at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 8. The applicant shall construct frontage improvements along the northern half of NE 40th Street west of the project site frontage to Lincoln Ave NE meeting residential access street standards except for those areas where the sidewalk and/or planter strip could meander and vary widths to save existing trees within the ROW or abutting property. Comments: Frontage improvements along the northern half of NE 40th St were reviewed and approved during the civil construction review process and installed during plat construction. See Civil Construction Permit (C21000838), plans at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 9. The applicant shall construct a pedestrian pathway within the abutting easterly unimproved ROW that would connect to the pedestrian pathway located in the unimproved section of NE 43rd St in an alignment as generally shown on the landscape plan avoiding wetland and stream impacts as practical and providing mitigation for unavoidable impacts. Trail materials are to be determined prior to submitting civil construction permit and shall have minimal impact to wetland, streams, and their associated buffers. Comments: The applicant submitted landscape plans which was reviewed and approved by the Current Planning Project manager during the civil construction review process. The project constructed the pathway during the plat construction process. See Civil Construction Permit (C21000838), which include approved landscaping plans at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. PLN - Hearing Examiner Condition 1. The applicant shall comply with the following mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated July 13, 2020 (Exhibits 1 and 32): a. Clearing and grading of the subject property shall be limited to May 1 to September 30. b. The applicant shall comply with the recommendations of the Geotechnical Report and Retaining Wall Designs prepared by Terra Associates dated May 18, 2020 and Secondary Review Comments prepared by GeoEngineers dated December 19, 2020 and April 24, 2020 and any future addenda to such reports. c. The applicant’s geotechnical engineer shall review the project’s civil construction plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter stating that he/she has Page 3 of 10 reviewed the civil construction plans and in their opinion the plans and specifications meet the intent of the report(s). d. The applicant’s geotechnical engineer shall identify those construction activities where observation onsite by a licensed geotechnical engineer should occur. Those identified activities shall be clearly stated on the civil construction plans. e. The applicant’s geotechnical engineer shall seal and certify all rockeries and retaining walls regardless of height on the civil construction and building permit plans and provide long-term maintenance recommendations for future homeowners as an exhibit in the forthcoming Covenants, Conditions, and Restrictions document to be recorded with the final plat. f. The applicant shall submit a final stream and wetland mitigation plan for the off-site benefit parcel concurrently with the civil construction permit application that provides buffer enhancement activities consistent with best available science; mitigation, maintenance, and monitoring; and native growth protection area standards set forth in RMC 4-3-050. Buffer enhancement on the off-site benefit parcel shall occur concurrently with construction of the PUD/Preliminary Plat. Long-term ownership and management of the off-site benefit parcel shall be the responsibility of the Canopy Subdivision Homeowners Association unless the City determines it is able to assume ownership and provide those services. g. The applicant shall indicate areas of Alderwood sandy loam on the detailed landscaping plan submitted with the civil construction permit. The plan shall provide specifications for fracturing the hardpan where grading brings the Alderwood hardpan near the surface in locations of new tree planting to provide soil volume for root development and to improve drainage around the trees. The applicant shall submit a surety to ensure the survival of the new trees in the Alderwood sandy loam areas for a minimum of five (5) years. The surety shall include a warranty for each new tree, irrigation system, and maintenance for the five (5) year period. The surety and maintenance specifications shall be executed prior to final plat recording. h. The applicant shall construct frontage improvements along the northern half of NE 40th Street west of the project site frontage to Lincoln Ave NE meeting residential access street standards except for those areas where the sidewalk and/or planter strip could meander and vary widths to save existing trees within the ROW or abutting property. i. The applicant shall construct a pedestrian pathway within the abutting easterly unimproved ROW that will connect to the pedestrian pathway located in the unimproved section of NE 43rd St in an alignment as generally shown on the landscape plan avoiding wetland and stream impacts as practical and providing mitigation for unavoidable impacts. Trail materials are to be determined prior to submitting civil construction permit and shall have minimal impact to wetland, streams, and their associated buffers. Comments: See responses to all seven (7) ERC Mitigation Measures. 2. The applicant shall submit revised site plans, elevation plans, and floor plans with the civil construction permit application that indicate the revised depths of Lots 30-40 with front yard setbacks of 15-feet and garage setbacks of 20-feet or greater. The massing of the homes shall be reduced by replacing the garage side exterior wall with a column and the front porches shall be non-repetitive and provide additional distinctive features such as material variation and roof forms. Other mass reduction features not listed herein will be considered by the Current Planning Project Manager. The revised setbacks and massing reductions shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: Multiple building types were been reviewed for preliminary approval prior to civil permit issuance by the Current Planning Project Manager for conformance with set-backs and massing reductions. Additional review will occur at the building permit stage. REVISION 3. The applicant shall submit a revised site plan with home floor plans and exterior elevations with the civil construction permit application that incorporates 12-foot front yard setbacks for alley loaded Lots 49, 51, and 52 and 15-footfrontyard setbacks for alley loaded Lots 48, 50, 53, 54, and 55. A reduction in rear yard setbacks and/or other modification to assist in meeting this condition may also be considered by the Current Planning Project Manager. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. ORIGINAL 3. The applicant shall submit a revised site plan with home floor plans and exterior elevations with the civil construction permit application that incorporates 12-foot front yard setbacks for alley loaded Lots 48 through 55. A reduction in rear yard setbacks and/or other modification to assist in meeting this condition may also be considered by the Current Planning Project Manager. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: A revised site plan was submitted and reviewed prior to civil permit issuance by the Current Planning Project Manager for conformance with 12-foot front yard setbacks for alley loaded Lots 49, 51, and 52 and 15-footfrontyard setbacks for alley loaded Lots 48, 50, 53, 54, and 55 and a reduction in rear-yard setbacks. See Page 4 of 10 Civil Construction Permit (C21000838), Approved TIR, and sealed geotechnical letter at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 4. The applicant shall remove existing homes and outbuildings on the subject property at 2020 NE 40th St and 4130 Lincoln Ave NE prior to submitting final plat and final planned urban development applications. The applicant shall also remedy any encroachments on the Canopy PUD subject property including but not limited to potential encroachments along the boundary with 4006 Lincoln Ave NE prior to submitting final plat and final planned urban development applications. Comments: The applicant removed the homes and outbuildings during plat construction. Resolution of the encroachment was remedied via a lot line adjustment. See Lot Line Adjustment (LUA22-000097), at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9209050&dbid=0&repo=CityofRenton. 5. The applicant shall submit an overall plat building coverage and impervious coverage analysis with graphic representation with the civil construction permit identifying the entire subject property complies with the maximum building coverage of 50-percent and impervious coverage limitation of 65-percent. The analysis and graphic shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance and recorded as an exhibit with the final plat. Comments: An impervious coverage analysis with graphic representation was submitted for preliminary approval prior to civil permit issuance and approved by the Current Planning Project Manager for conformance. Sheet 11 of the final plat maps includes building and impervious coverages showing how these limits are met. 6. The applicant shall submit building height and story calculations for each of the homes within the plat with the civil construction permit to ensure the requested 30-foot wall plate, 6-foot roof pitch, and 3-story heights comply with the proposed modification. The building height and story calculations shall be reviewed and approved by the Current Planning Project Manager prior permit issuance. Comments: Building height was reviewed for preliminary approval prior to civil permit issuance by the Current Planning Project Manager for conformance with ensuring requested 30-foot wall plate, 6-foot roof pitch, and 3-story height. Additional review will occur at the building permit stage. 7. The applicant shall submit a detailed landscaping plan with the civil construction permit application that provides medium-size maturing trees in planter strips abutting the new lots and large-sized maturing trees in planter strips that abut tracts and/or street frontage only. At least one (1) street tree shall be planted per lot (55 trees) along Road A based on spacing requirements and if spacing requirements do not permit 55-trees to be planted along Road A, then the applicant shall provide a fee in-lieu for each remaining tree in the City Urban Forestry Program fund. Additionally, the landscape plan shall provide root barrier systems within the planter strip to impede tree roots from buckling the abutting sidewalks. The detailed landscaping plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant submitted landscape plans which was reviewed by the Current Planning Project manager during the civil construction review process. A portion of the frontage landscape plantings have been deferred under deferral permit DEF24002047 during building permit construction to reduce potential for landscaping damage. If any of the 55 new trees cannot be planted a fee-in-lieu will be assessed. See Civil Construction Permit (C21000838), which include approved landscaping plans at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 8. The applicant’s submitted detailed landscaping plan with the civil construction permit shall provide a minimum of one (1) small sized maturing tree from the City’s Approved Street Tree List, shrubs, and groundcover along the western portions of Lots 1-6 abutting the walkway in Tract H. The detailed landscaping plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant submitted landscape plans which was reviewed and approved by the Current Planning Project manager during the civil construction review process. See Civil Construction Permit (C21000838), which include approved landscaping plans at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 9. The applicant shall submit specifications with the detailed landscaping plan submitted with the civil construction permit that provides a veneer surface attached to the exposed portion of Vault 1 in Tract H that consists of brick detailing such as a garden wall bond with diagonal patterns or a comparable surface approved by the Current Planning Project Manager with shrub and groundcover landscaping at the base of the exposed wall. The specifications shall be Page 5 of 10 reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant submitted landscape plans which was reviewed and approved by the Current Planning Project manager during the civil construction review process. Improvements for groundcover landscaping and vault surfacing were constructed during the plat construction process. See Civil Construction Permit (C21000838), which include approved landscaping plans at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 10. The applicant shall revise the planting schedule on the detailed landscaping plan to be submitted with the civil construction permit to provide greater planting of native evergreen trees in open space and native growth protection area tracts. Large size maturing trees such as Douglas Fir, Western Red Cedar, Western Hemlock, and other comparable species as approved by the Current Planning Project Manager shall be provided. The detailed landscaping plan shall be reviewed and approved prior to permit issuance. Comments: The applicant submitted landscape plans which was reviewed and approved by the Current Planning Project manager during the civil construction review process. See Civil Construction Permit (C21000838), which include approved landscaping plans at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 11. The applicant’s certified arborist shall review the detailed landscape plan to be submitted with the civil construction permit and provide written recommendations on tree spacing for the new trees within the plat. As a result of the arborist’s review, if there remain outstanding tree replacement caliper inches due to spacing limitations, the remaining tree replacement caliper inches shall be satisfied via fee-in-lieu in the City Urban Forestry Program fund. The detailed landscape plan and certified arborist tree spacing recommendations shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant submitted landscaping and tree replacement plans which was reviewed and approved by the Current Planning Project manager during the civil construction review process. See Civil Construction Permit (C21000838), which include approved landscaping plans at https://edocs.rentonwa.gov/Documents/browse.aspid=8417999&dbid=0&repo=CityofRenton. 12. The applicant shall submit a minimum tree density exhibit as a component to the detailed landscaping plan that is to be submitted with the civil construction permit. The minimum tree density exhibit shall provide a detail of every lot in the plat and how it meets the minimum two (2) trees per 5,000 square foot requirement. The minimum tree density exhibit shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant submitted a tree density exhibit which was reviewed and approved by the Current Planning Project manager during the civil construction review process. See Civil Construction Permit (C21000838), which include approved landscaping plans at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 13. The applicant shall submit detailed specifications of all Redi-Rock retaining wall veneers regardless of height with the civil construction permit application. The veneers shall have a scale similar to brick or other small-scale material as approved by the Current Planning Project Manager. The detailed specifications shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant submitted plans for Redi-rock retaining wall veneers which was reviewed and approved by the Current Planning Project manager during the civil construction review process. See Civil Construction Permit (C21000838), which include approved landscaping plans at https://edocs.rentonwa.gov/Documents/browse.aspxid=8417999&dbid=0&repo=CityofRenton. 14. The applicant shall submit a surety to ensure the survival of the plantings on the vegetated mechanically stabilized walls for a minimum of five (5) years. The surety shall include a warranty for the plantings and maintenance of the wall for the five (5) year period. The surety and maintenance specifications shall be executed prior to plat recording. Comments: Surety and maintenance specifications were provided under Maintenance and Monitoring permit MM24-000085. See Civil Construction Permit (C21000838), which include approved landscaping plans at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 15. The applicant shall submit a Critical Areas Exemption request for the restoration and mitigation activities on the off-site benefit parcel. The Critical Areas Exemption shall be reviewed and issued prior to or concurrent with civil construction permit issuance. Page 6 of 10 Comments: Wetland mitigation plans for the off-site benefit parcel were submitted and approved by the Current Planning Project Manager as a portion of the civil construction permit application and subsequently received a critical areas exemption certificate to install the mitigation. Long-term ownership and management of the off-site benefit parcel has been identified as the Canopy Subdivision Homeowners Association through the Conditions, Covenants and Restrictions document to be recorded with the plat and on plat note #5 of the final plat. See Civil Construction Permit (C21000838), Approved TIR, and sealed geotechnical letter at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 16. Prior to final plat application, if it is determined that the Canopy Homeowners Association will own and maintain the offsite benefit parcel, the applicant shall submit the final plat document with the offsite benefit parcel as a tract within the plat, noting its native growth protection areas and equal ownership from all property owners within the subdivision. The applicant shall include the ownership and maintenance responsibilities in the Covenants, Conditions, and Restrictions (CC&Rs) to be recorded with the final plat. The tract addition and CC&Rs, if needed, shall be reviewed and approved by the Current Planning Project Manager prior final plat recording. Comments: Wetland mitigation plans for the off-site benefit parcel were submitted and approved by the Current Planning Project Manager as a portion of the civil construction permit application and subsequently received a critical areas exemption certificate to install the mitigation. Long-term ownership and management of the off-site benefit parcel has been identified as the Canopy Subdivision Homeowners Association through the Conditions, Covenants and Restrictions document to be recorded with the plat and on plat note #5 of the final plat. See Civil Construction Permit (C21000838), Approved TIR, and sealed geotechnical letter at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 17. The applicant shall submit a revised arborist report with the civil construction permit that analyzes the health and viability of existing trees in and around the NE 40th St frontage and provides recommendations for the well-being of the trees while the frontage is under construction including monitoring, tree and root protection, irrigation, pruning, etc. during and post construction to ensure the safety and vitality of the trees. The revised arborist report shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant submitted a revised arborist report which was reviewed and approved by the Current Planning Project manager during the civil construction review process that analyzed the health and viability of the existing trees in and around the NE 40th St frontage. See Civil Construction Permit (C21000838), which include approved landscaping plans at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton 18. The applicant shall install approved fire sprinkler systems for Lots 41-47 as shown on the preliminary plat (Exhibit 4) and a plat note shall be included on the final plat document that indicates homes on Lots 41-47 require approved fire sprinklers. The plat note shall be reviewed and approved by the Current Planning Project Manager prior to plat recording. Comments: Note #9 on sheet 2 of the final plat states that homes on lots 41-47 require approved fire sprinklers. 19. The applicant shall submit an emergency and vault access road detail exhibit with the civil construction permit application. The exhibit shall provide details of the road width and hammerhead turnaround meeting the specifications of the Renton Regional Fire Authority with paved materials that are complementary to pedestrian and open space environments while meeting the needs of fire apparatus such as scored and/or stamped concrete, pavers, or other comparable materials as approved by the Current Planning Project Manager. The access road shall be pulled out of Tract H and placed in a separate tract and easement that will limit use to emergency, vault access, and open space and the tract/easement shall be named for the purpose of addressing Lots 1-6. The exhibit shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Tract and easement language for the road shall be reviewed and approved by the Current Planning Project Manager prior to plat recording. Comments: A detailed emergency and vault access road detail was submitted and reviewed prior to civil permit issuance by the Current Planning Project Manager for conformance road width and hammerhead turnaround meeting the specifications of the Renton Regional Fire Authority with paved materials that are complementary to pedestrian and open space environments while meeting the needs of fire apparatus such as scored and/or stamped concrete, pavers, or other comparable materials as approved by the Current Planning Project Manager. The access road was placed in a separate tract and easement that will limit use to emergency, vault access, and open space and the tract/easement was named for the purpose of addressing Lots 1-6. See Civil Construction Permit (C21000838), and final plat at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. Page 7 of 10 20. The applicant shall submit a traffic control/pedestrian enhancement exhibit for Road A with the civil construction permit application. The exhibit shall provide details of the traffic control measures and pedestrian connections that connect Tract A to Tract H and Tract B to Tract F. The enhancement shall include features such as raised concrete providing a level crossing similar to a “festival street” cross section with the planter strip replaced with street trees in grates and/or other pedestrian and traffic control features as approved by the Current Planning Project Manager. The Road A traffic control/pedestrian enhancement exhibit shall be reviewed and approved by the current Planning Project Manager prior to permit issuance. Comments: A detailed traffic control/pedestrian enhancement was submitted and reviewed prior to civil permit issuance by the Current Planning Project Manager for conformance with traffic control measures and pedestrian connections. A raised level concrete pedestal between Tracts B and F was constructed during the plat infrastructure process. It was determined during civil construction permit review that a raised crossing between Tracts A and H would create a safety hazard for pedestrians due to the close proximity of the crossing and the intersection of Road A and Lincoln Ave NE and that road curvature, narrow width and grade provides necessary traffic calming. See Civil Construction Permit (C21000838), and final plat at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 21. The applicant shall submit a final open space plan with the civil construction permit application that provides detailed landscaping plans, detail sheets of playground, exercise equipment, seating, fencing, tables, view stations, and other street furniture, trail and gathering space surface materials, and final square footage calculations of each open space area. The final open space plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant submitted landscape plans which included a final open space plan and was reviewed and approved by the Current Planning Project manager during the civil construction review process. See Civil Construction Permit (C21000838), which include approved landscaping plans at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 22. The applicant shall submit cross sections with the final open space plan for each open space area that includes slope percentage calculations with the civil construction permit application. Terracing with limited height retaining walls may be required to obtain level grades if it is determined by the Current Planning Project Manager as an optimal alternative to steeper grades in the open space areas. The cross sections, slope calculations, and if needed, terraced retaining walls shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant submitted landscape plans which included cross sections of open spaces and was reviewed and approved by the Current Planning Project manager during the civil construction review process. See Civil Construction Permit (C21000838), which include approved landscaping plans at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 23. The applicant shall submit a revised private open space plan with the civil construction permit application that provides defined edges for each of the lots ground floor private open spaces. Demarcations can include landscaping, low level fencing, hardscapes, and/or other features approved by the Current Planning Project Manager. The revised private open space plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant submitted landscape plans which included a private open space plan and was reviewed and approved by the Current Planning Project manager during the civil construction review process. See Civil Construction Permit (C21000838), which include approved landscaping plans at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton 24. The applicant shall submit revised home elevations for Plans 2550, 2553, and 2054 with the building permit applications that provides a horizontal band on side elevations between stories or provides a material variation in addition to lap siding. The revised elevations shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: Multiple building types were been reviewed for preliminary approval prior to civil permit issuance by the Current Planning Project Manager for conformance with set-backs and massing reductions. Additional review will occur at the building permit stage. 25. The applicant shall submit a revised architectural streetscape plan and revised building elevations with the applicable building permit applications that revises color pallets related to the substantial use of modern grey on Lots 3, Page 8 of 10 4, 11, 12, 13, 15, 16, 49, and 50 to ensure the abutting homes contain a differing color. The revised streetscape plan and building elevations shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: Multiple building types were been reviewed for preliminary approval prior to civil permit issuance by the Current Planning Project Manager for conformance with set-backs and massing reductions. Additional review will occur at the building permit stage. 26. The applicant shall submit a standalone Final Mitigation, Maintenance, and Monitoring Plan for the Stream Buffer Averaging of Stream ‘S’ with the civil construction permit application. The plan shall include all applicable items set forth in RMC 4-3-050L and 4-8-120D.19 with a monitoring period of five (5) years. The plan shall also provide recommendations for placing large woody debris in and around the Ordinary High Water Mark of Stream ‘S’ from any tree measuring four (4) inches in diameter that is removed within 200-feet of the stream. The plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: Stream mitigation plans for Stream 'S' were submitted and approved by the Current Planning Project Manager as a portion of the civil construction permit application. Surety and maintenance specifications were provided under Maintenance and Monitoring permit MM24-000085. See Civil Construction Permit (C21000838) at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 27. The applicant shall submit a standalone final Wetland Mitigation, Maintenance, and Monitoring Plan for Wetlands B and D with the civil construction permit application. The plan shall include all applicable items set forth in RMC 4-3-050L and 4-8-120D.23 with a monitoring period of five (5) years or timeline as set forth by any required State and/or Federal permit(s). Permanent wetland impacts shall not occur to Wetland A until such time any required State and/or Federal permits and/or approvals are issued. The final plan and evidence of required State and/or Federal permits and/or approvals shall be reviewed and approved by the Current Planning Project Manager prior to issuance. Comments: Wetland mitigation plans for wetlands B and D were submitted and approved by the Current Planning Project Manager as a portion of the civil construction permit application. Surety and maintenance specifications were provided under Maintenance and Monitoring permit MM24-000085. See Civil Construction Permit (C21000838) at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 28. The applicant shall submit a consolidated Critical Areas Exemption request for proposed onsite and offsite pedestrian trails that will encroach into wetlands, wetland buffers, and geologically hazardous areas. The Critical Areas Exemption shall be reviewed and issued prior to or concurrent with civil construction permit issuance. Comments: Plans for onsite and offsite trails encroaching into wetland buffers were submitted and approved by the Current Planning Project Manager as a portion of the civil construction permit application and subsequently received a critical areas exemption certificate to install the trails. See Land-Use file for Critical Areas Exemption (LUA22-000144) https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9551673&dbid=0&repo=CityofRenton 29. The applicant shall submit a revised geotechnical report, wall design, and grading plans with the civil construction permit related to the increased depth of Lots 30-40. The revised report and plans shall be reviewed by the City’s secondary geotechnical reviewer with all costs associated from the secondary review paid for in advance by the applicant. The revised report and plans shall also be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant's geotechnical engineer Terra Associates, Inc. provided a revised geotechnical report with additional information in relation to wall design and grading plans that was reviewed by the City's secondary geotechnical reviewer GeoEngineers during the civil construction permit review process. Refer to the geotechnical report in the TIR with the approved civil plans May 10, 2022. See Civil Construction Permit (C21000838), Approved TIR, and sealed geotechnical letter at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 30. The applicant shall submit a draft Conditions, Covenants, and Restrictions (CC&Rs) documents with the final planned urban development and final plat applications. The CC&Rs shall provide ownership and maintenance responsibilities for alleys, open space tracts, native growth protection area tracts, stormwater facilities, and other common facilities of the subdivision. The CC&R shall be reviewed and approved by the Current Planning Project Manager prior to recording the document with the final plat. Page 9 of 10 Comments: Draft Conditions, Covenants, and Restrictions (CC&Rs) documents were submitted and reviewed and approved by the Current Planning Project Manager during the preliminary plat, final plat and planned urban development application process. CC&R's will be recorded with the final plat. 31. Any proposed changes to key features of the project noted in Conclusions #13 of the staff report to the Hearing Examiner shall be reviewed and considered as major modifications to the planned urban development. Comments: Conclusion #13 of the staff report to the Hearing Examiner identifies key features that are integral to the cluster style subdivision project that contains unique contemporary single-family architecture that steps down the hillside and provides active and mid-block street enhancement. These elements were reviewed and approved by the Current Planning Project Manager during the civil construction permit review process. See Civil Construction Permit (C21000838), plans at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 32. Sanitary sewers shall be provided by the developer at no cost to the City and designed in accordance with City standards. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available or provided with the subdivision development. Comments: Sewer service is provided by Coal Creek Utility District and sewers were installed in accordance with District standard. See Civil Construction Permit (C21000838) and approved Coal Creek Sewer Plans at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 33. All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department. Comments: Utility designs placing utilities underground and taking into account manner and depth to permit the planting were reviewed and approved during the civil construction review process and installed during plat construction. The final plat provides easements to the utility purveyors across the private tracts and lots for maintenance and operation. See Civil Construction Permit (C21000838), plans at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 34. Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or landowner. The subdivider shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. Comments: Cable TV conduits for placement underground were reviewed and approved during the civil construction review process and installed during plat construction. The final plat provides easements to the utility purveyors across the private tracts and lots for maintenance and operation. See Civil Construction Permit (C21000838), plans at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. 35. All common area and open space shall be landscaped in accordance with the landscaping plan submitted by the applicant and approved by the City. Prior to the issuance of any occupancy permit, the developer shall furnish a security device to the City in an amount equal to the provisions of RMC 4-9-060. Landscaping shall be planted within one year of the date of final approval of the planned urban development, and maintained for a period of two (2) years thereafter prior to the release of the security device. A security device for providing maintenance of landscaping may be waived if a landscaping maintenance contract with a reputable landscaping firm licensed to do business in the City of Renton is executed and kept active for a two (2) year period. A copy of such contract shall be kept on file with the Development Services Division. Landscaping shall be maintained pursuant to requirements of RMC 4-4-070. Comments: Surety and maintenance specifications were provided under Maintenance and Monitoring permit MM24-000085 and deferral permit DEF24002047. See Civil Construction Permit (C21000838), which include approved landscaping plans at https://edocs.rentonwa.gov/Documents/browse.aspx?id=8417999&dbid=0&repo=CityofRenton. Page 10 of 10 36. Prior to the issuance of any occupancy permits, all common facilities, including but not limited to utilities, storm drainage, streets, recreation facilities, etc., shall be completed by the developer or, if deferred by the Planning/Building/Public Works Administrator or his/her designee, assured through a security device to the City equal to the provisions of RMC 4-9-060. Comments: Common facilities, including but not limited to utilities, storm drainage, streets, recreation facilities were primarily constructed during plat infrastructure installation. Surety of deferred improvements such as final overlay, limited landscaping, monuments, raising utility lids and striping has been provided under deferral permit DEF24002047. 37. All common facilities not dedicated to the City shall be permanently maintained by the planned urban development owner, if there is only one owner, or by the property owners’ association, or the agent(s) thereof. In the event that such facilities are not maintained in a responsible manner, as determined by the City, the City shall have the right to provide for the maintenance thereof and bill the owner or property owners’ association accordingly. Such bill, if unpaid, shall become a lien against each individual property. Comments: Draft Conditions, Covenants, and Restrictions (CC&Rs) documents were submitted and reviewed and approved by the Current Planning Project Manager during the preliminary plat, final plat and planned urban development application process. The final plat map and CC&R's identify that all common facilities not dedicated to the City are permanently maintained by the Home Owner's Association. Notes are provided on the final plat that in the event the HOA does not properly maintain the facilities in a responsible manner, maintenance costs and responsibilities fall onto the lot owners of lots 1-55. CC&R's will be recorded with the final plat.