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HomeMy WebLinkAboutC_Solera Conditions of Approval Summary1 MASTER PLAN, PRELIMINARY PLAT, CU, AND SM 12/11/2018 All reviewed and approved permits to my recollection. LUA18-000490, SA-M, PP, CU-H, MOD LUA20-000305, SA-M, PP, SA-H, MOD / PR18-000333, issued 3/14/2021 LUA20-00305, Minor Modification dated: 8/19/2021 Conditions of the Master Plan Approvals were reviewed during Building Permit Review by Matt Herrera. Solera Deferral Permit C21001020 / DEF24004659 Approved Building Permit Numbers: Solera A Podium / Garage: B21003520 / PR21-000289: Approved 3/29/2022 Solera A North Tower: B21003521: Approved 4/18/2022 Solera A South Tower: B21003522: Approved 4/28/2022 Solera B Podium / Garage: B 21004495: Approved 2/8/2022 Solera B West Tower: B21004840: Approved 5/23/2022 Solera B East Tower: B21004855: Approved 5/11/2022 1. The Applicant shall submit revised plans with the administrative site plan review application for Block B that ensures any proposed amenity space is temporary in nature and not credited to the open space requirement under Urban Design Regulations District D. The Applicant shall construct the space to commercial standards identified in FOF 26 Conditional Use Analysis. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to Administrative Site Plan issuance. Response: This condition applied to the original Master Plan by a di:erent design team that included amenity space along Sunset Blvd. The current and approved application has no such space along Sunset Blvd and instead has provided the required commercial space as outlined in Condition 2 of the Major Modification Decision dated 3/15/2021 and referenced in the approved Minor Modification Decision dated 8/19/2021. 2. The Applicant shall record a covenant on the underlying properties within the plat requiring that any future division of the lots or increases to density must be consistent with the maximum density requirements as measured within the master site plan as a whole. The Applicant shall submit a draft of the covenant with the final plat application for review and approval by the Current Planning Project Manager prior to recording with the King County Recorder’ s O.ice. Response: Surveyor to prepare draft covenant for city approval. 2 3. The Applicant shall submit a revised master site plan for parent site R1 that contains a minimum lot size of 25,000 square feet. The revised parent site plans shall be reviewed and approved by the Current Planning Project Manager prior to Administrative Site Plan issuance or construction permit issuance, whichever occurs first. Response: This condition was removed by Condition 1.a of the Major Mod approved 2/18/2021. 4. The Applicant shall raise the ground floor of the townhome units on Mixed Use Building A’ a minimum of three (3) feet above the grade of the Je.erson Ave NE sidewalk and provide an elevated stoop entrance for each unit. These ground level features shall be shown on the elevation plans submitted with the Administrative site plan review application to be reviewed and approved by the Current Planning Project Manager prior to site plan issuance. Alternative measures to those required by this condition may be approved by the Current Planning Project Manager to the extent that those measures e.ectively mitigate against the setback reductions requested by the Applicant. Response: This condition was removed by Condition 1.a of the Major Mod approved 2/18/2021. 5. The Applicant shall raise the ground floor of the units in the three (3) townhome unit cluster buildings in Block R3 a minimum of three (3) feet above the grade of the NE 11th St and Harrington Pl NE sidewalk and provide an elevated stoop entrance for each unit. Additionally, the Applicant shall provide articulation, materials, and glazing, beyond what is required by the R-10 and R-14 Residential Design and Open Space Standards, along the side elevations of the townhomes facing the street that is similar to a front elevation. These ground level features and additional exterior side wall articulation shall be shown on the elevation plans submitted with the Administrative site plan review application for Block 3 to be reviewed and approved by the Current Planning Project Manager. Alternative measures to those required by this condition may be approved by the Current Planning Project Manager to the extent that those measures e.ectively mitigate against the setback reductions requested by the Applicant. Response: This condition is still applicable for future development of parent site R1 (aka “Block D” in the Major Mod., and Parcel 3 in the final plat). There is currently no formal development proposal on this portion of the final plat. 6. The Applicant shall submit building coverage calculations with an exhibit graphic that identifies compliance with the 75-percent lot coverage limitation for each parent site and mixed- use lot with each Administrative site plan review application. The building coverage calculations shall be reviewed and approved by the Current Planning Project Manager prior to Administrative Site Plan issuance. Response: This has been done for permit approval for Parcels 1 and 2 (Blocks B & A respectively in the approved Major Mod., or Parcels MU1 and MU2 respectively in the approved preliminary plat). This will still be required when development is proposed on Parcels 3 and 4. 7. The Applicant shall submit a revised arborist report and tree retention plan with the civil construction permit application that considers the retention of trees 856-859 and 862-863. The 3 arborist report shall identify best practices for working in and around drip lines of the retained trees. The revised arborist report and tree retention plan shall be reviewed and approved by the Current Planning Project Manager prior the permit issuance. Response: This condition was removed by Condition 1.a of the Major Mod approved 2/18/2021. 8. The Applicant shall submit a refuse and recycling plan with the Administrative Site Plan applications for each unit lot subdivision block that identifies the required refuse and recycling space for each townhome unit and the exterior space allocated for pick- up day. Additionally, the Applicant shall provide written approval from the City’ s refuse and recycling contracted collector that adequate space for truck maneuvering is provided. The refuse and recycling plans and refuse/recycling written approvals shall be reviewed and approved by the Current Planning Manager prior site plan issuance. Response: Completed for Block “A” and “B” (Parcels 1 & 2). This will still be required when development is proposed on Block “C” & “D”. 9. The Applicant shall submit revised floor plans with the Administrative site plan review application for Building ‘B’ that limits residential entries to the NE 11th St frontage. The revised floor plans shall be reviewed and approved by the Current Planning Project Manager prior to site plan issuance. Response: See the approved Master Plan Modifications and Building Permit Plans. 10. The Applicant shall submit a cohesive sign package for the master plan site with the initial administrative site plan review application. The sign package shall be reviewed and approved by the Current Planning Project Manager prior to site plan issuance. Response: Both Blocks “A” and “B” have been submitted and approved by COR Building Division, per the approved permits listed at the beginning of this response. 11. The Applicant shall submit a revised master plan prior to the first Administrative site plan review application or construction permit application, whichever occurs first, that clearly indicates the amount of common open space meeting the standards of RMC 4-2.115E. 2 and RMC 4-3- 100E.4 or where applicable RMC 4-1-240B.3, if approved. A fee-in-lieu shall be paid prior to the issuance of the civil construction permit. The revised master plan shall be reviewed and approved by the Current Planning Project Manager prior to the first Administrative Site Plan or construction permit issuance. Response: All items for Block “A” & “B” are approved and will be completed per design or alternate agreement with the COR Planning. Block “C” & “D” to be reviewed at time of permit submittals. 12. The Applicant shall submit an exhibit for each townhome unit with their respective Administrative site plan review application that clearly identifies that each unit lot contains a minimum of 250 square feet of private yard space with no dimension less than 8-feet in width. The exhibits shall be reviewed and approved by the Current Planning Project Manager prior to each individual Administrative Site Plan issuance for Blocks R1- R4. 4 Response: This condition was superseded by the approved request for reconsideration, the conditions of which are addressed below. 13. The Applicant shall submit a revised master site plan to identify that Lots 7-12, 46, 54, 57, 66, 69, 116, and 125 comply with primary entry requirements of RMC 4-2-115E. 2 and 3. The revised master site plan shall be reviewed and approved by the Current Planning Project Manager prior to Administrative Site Plan issuance or construction permit issuance, whichever occurs first. Response: Unit lots 7-12 were eliminated by the Major Modification approved 2/18/2021. Unit lots 46, 54, 57, 66, 69, 116, and 125 are part of Parcels 3 and 4. This will still be required when development is proposed on Parcels 3 and 4 (previous C & D). 14. The Applicant shall provide implementation procedures for each of the mitigation measures identified in Attachment B of the Sunset Area Planned Action Ordinance #5813 or provide a written narrative of how the particular measure is not applicable to the project. The Planned Action mitigation implementation procedures shall be submitted with each Administrative site plan review application for review and approval by the Current Planning Project Manager prior to site plan issuance. Response: Both Blocks “A” and “B” have been approved by COR Planning Manager 15. The Applicant shall submit a minor modification application to remove the Piha site from the Renton Sunset Terrace Redevelopment Master Plan (LUA14 -001475). The minor modification application shall be submitted and decision issued prior to the Applicant submitting the Administrative site plan review application for this respective phase of the master plan. The minor modification application shall be reviewed and approved by the Current Planning Project Manager prior to issuance. Response: Completed 16. The Applicant shall submit revised site plans for the unit lot townhomes with each Administrative site plan review application that aligns pedestrian connections across vehicle alleys and provides delineated pedestrian crossings with paving that contrasts with the asphalt paving of the alley. The revised site plans shall be reviewed and approved by the Current Planning Project Manager prior to site plan issuance. Response: This will still be required when development is proposed on Parcels 3 and 4. (Previously Blocks “C” & “D”) 17. The Applicant shall coordinate with King County Metro Transit for RapidRide improvements at bus stop # 45145 on NE Sunset Blvd. Those improvements include, but are not limited to, shelter footings at the bus stop and conduit to support RapidRide signage and lighting. Coordination of those improvements with King County Metro Transit shall be shown on the civil construction permit application to be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Response: The Civil Construction Permit was approved March 11, 2022, and included this coordination. 18. The Applicant shall follow the Phasing Plan as provided in Exhibit 12 in order of phasing number. Construction activities on the townhome components of the Master Plan that follow a mixed- 5 use building phase shall not be permitted until the mixed use building concrete podium is completed and passed inspection. In lieu of a concrete podium, construction may follow a mixed-use building phase when shoring walls and foundation excavation are completed for the mixed use building along with a receipt of either cash set aside, a letter of credit, or an assignment of funds approved by the city for the entire cost of the mixed-use building. Any requested modifications of the phasing plan shall be reviewed and approved by the Current Planning Project Manager and shall continue to result in the initial phase of construction to include one of the two mixed use buildings and public infrastructure improvements identified in orange on the phasing plan. Response: This condition was superseded by the approved request for reconsideration, the conditions of which are addressed below. 19. The Applicant shall submit a street modification request to modify the Unit Lot Drive standards and provide the private alley sections as shown on the townhome unit lot subdivision. The street modification decision shall be reviewed and approved by the Current Planning Project Manager and shall be issued prior to the submittal of the construction permit application. Response: This will still be required when development is proposed on Parcels 3 and 4 (Previously Blocks “C” and “D”). 20. The Applicant shall ensure irrevocable access to Alley Tract C for Mixed Use Building B. The irrevocable access shall be noted on the final plat documents and recorded as an access easement with the King County Recorder’s O.ice. The irrevocable access language shall be reviewed and approved by the Current Planning Project Manager prior to final plat recording. The access easement shall be recorded with the King County Recorder’s o.ice with the final plat. Response: This condition was removed by Condition 1.a of the Major Mod approved 2/18/2021. 21. The Applicant shall prepare an irrevocable access and parking agreement with Mixed Use Building ‘ A’ and the US Bank building. The access and parking agreement shall be reviewed and approved by the Current Planning Project Manager prior to final plat recording. The access and parking agreement shall be recorded with the King County Recorder’ s O.ice with the final plat. Response: This condition was removed by Condition 1.a of the Major Mod approved 2/18/2021. 22. The Applicant shall receive preliminary approval of the necessary street vacation(s) from City Council prior to issuance of the civil construction permit. Final approval of the street vacation(s) shall be completed prior to plat recording. Response: The ROW was preliminarily approved through approval of the engineering plan set. 23. The Applicant shall provide modulations (both vertical and horizontal) on Mixed Use Buildings A and B beyond what is required by Design District D regulations. The exterior cladding and articulation on each building shall be a diverse mix of high quality materials that is commensurate to the overall size and scale of the building. The buildings shall incorporate 6 upper story setbacks, roof extension features, extended feature elements on the buildings’ corners abutting NE 11th St and NE Sunset Blvd, or other articulation beyond what is already required in the Urban Design District ‘D’ Regulations. These modulation and articulation features shall be shown on colored elevation sheets and represented on three- dimensional renderings to be submitted with their respective Administrative site plan review applications to be reviewed and approved by the Current Planning Project Manager prior to site plan issuance. Response: This was reviewed and approved during Master Plan Modifications and Building Permit review. 24. The Applicant shall provide one (1) of the following ground level treatments to Mixed Use Buildings A and B along NE Sunset Blvd: (1) the floor to finished ceiling height shall be a minimum of 18-feet; or (2) the floor to finished ceiling height shall be a minimum of 15-feet and the residential portion of the buildings (wood construction) on top of the concrete podium be setback a minimum of 15-feet. The ground level details shall be shown on the Administrative site plan review application to be reviewed and approved by the Current Planning Project Manager prior to site plan issuance. Response: This was reviewed and approved during Master Plan Modifications and Building Permit review. 25. The Applicant shall submit elevations with the Administrative site plan review application that provides a minimum setback of 15-feet for the portion of Building ‘ A’ above the ground floor townhome units along the Je.erson Ave NE elevation. The elevations shall be reviewed and approved by the Current Planning Project Manager prior to site plan issuance. Response: This condition was removed by Condition 1.a of the Major Mod approved 2/18/2021. 26. The Applicant shall submit revised utility plans with the civil construction permit that provides a concrete tabled intersection at Je.erson Ave NE and NE 11th St. The revised utility plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. Response: The Civil Construction Permit was approved March 11, 2022, and included the tabled intersection. 27. All road names shall be approved by the City. Response: Street names have been coordinated with the City and are depicted on the final plat for final approval and recording. 28. 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. Response: The Civil Construction Permit including sewer main extensions and services was approved March 11, 2022. 29. Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton surveying standards. All other lot 7 corners shall be marked per the City surveying standards. The subdivider shall install all street name signs necessary in the subdivision. Response: Complete 30. 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 Public Works 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 Public Works Department. Response: The Civil Construction Permit including utility extensions and services was approved March 11, 2022. Construction is substantially complete. 31. 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 land owner. The subdivider shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to the subdivider and shall inspect the conduit and certify to the City that it is properly installed. Response: All underground utility placement has been coordinated with COR Engineering. 32. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (15'). Responses: All corner radii are depicted on the final plat and comply with this condition. MASTER PLAN, PRELIMINARY PLAT, CU, AND SM RECONSIDERATION 1/30/2019 The approved reconsideration revises the previous Conditions 12 & 18 and adds 2 new conditions 33 & 34. Condition 12: The Applicant shall submit an exhibit for each townhome unit with their respective Administrative site plan review application that clearly identifies that each unit lot contains a minimum of 250 square feet of private yard space with no dimension less than 8-feet in width. The exhibits shall be reviewed and approved by the Current Planning Project Manager prior to each individual Administrative Site Plan issuance for Blocks R1- R4. Alternatively, the applicant may request a modification to the minimum private yard standards, as permitted by RMC 4-2- 115A. 2, as part of the Administrative Site Plan Review process for blocks R1- R4. 8 Response: This will still be required when development is proposed on Parcels 3 and 4 (previously Blocks “C” and “D”). Condition 18: The applicant shall complete the project phases in the sequence of the Phasing Plan as provided in Exhibit 12. The first townhome phase shall not begin building construction until the building permit for one of the two mixed use buildings has been paid for by the developer and issued by the City. Further, the second townhome phase may not begin building construction until the building permit for the second mixed-use building has been paid for by the developer and issued by the City. Certificates of occupancy for the second townhome phase will not be issued until the podium and framing for the first mixed use building have passed inspection. Response: The development progress has complied with this condition. Condition 33: Individual final plats for all phases of the subdivision shall be submitted within five (5) years from the date of preliminary plat approval. Extension(s) of the preliminary plat approval may be considered via RMC 4-7-080(L)(1) and (2). Response: This has been extended, and will be completed prior to expiration. Condition 34: The installation of public infrastructure associated with Phase I of the Solera Master Plan ( Exhibit 12) and identified in RMC 4-7-100 shall be completed prior to final plat approval of the initial phase unless the Administrator approves a discretionary deferral of plat improvements subject to RMC 4-9-060. Response: All of Block “A” is complete. We request a deferral of all required items associated with Block “B” until the occupancy of that building. See also Solera Deferral Permit C21001020 / DEF24004659. 9 MAJOR MODIFICATION 2/18/2021 1. The Applicant shall comply with all conditions of approval from the LUA18-000490 Solera Master Plan decision issued December 11, 2018 and reconsideration issued January 30, 2019 with the exception of the following conditions that are either removed due to their inapplicability based on the modified master site plan or as modified: a. The following conditions are no longer applicable and removed from the master plan decision: Conditions 3,4,7, 20, 21, and 25. Response: No action necessary. b. The Applicant shall raise the ground floor of the units in the three (3) townhome unit cluster buildings in Block D a minimum of three (3) feet above the grade of the NE 11th St and Harrington Pl NE sidewalk and provide an elevated stoop entrance for each unit. Additionally, the Applicant shall provide articulation, materials, and glazing, beyond what is required by the R-10 and R-14 Residential Design and Open Space Standards, along the side elevations of the townhomes facing the street that is similar to a front elevation. These ground level features and additional exterior side wall articulation shall be shown on the elevation plans submitted with the Administrative Site Plan Review application for Block D to be reviewed and approved by the Current Planning Project Manager (Modified Condition #5). Response: This is the future townhouse development (Block “C” & Block “D”). c. The Applicant shall submit open space plans for Block C and Block D that clearly indicates the amount of common open space meeting the standards of RMC 4-2-115E.2 or where applicable RMC 4-1-240B.3, if approved. Any approved fee-in-lieu shall be paid prior to issuance of the first building permit on the respective block. The open space plans shall be reviewed and approved by the Current Planning Project Manager prior to the Block C and Block D site plan issuance. (Modified Condition #11). Response: This is the future townhouse development (Block “C” & Block “D”). d. The Applicant shall complete the project phases in the sequence of the updated phasing plan as provided in Exhibit 15. If market rate and a.ordable units are not distributed as identified in the Standstill Agreement, but are instead one (1) standalone market rate block and one (1) standalone a.ordable block, then the standalone market rate block shall be Phase 1. Phase 3 townhome construction shall not begin until the building permits for Blocks A and B Phase 1 have been paid for by the Applicant and issued by the City. One block of Phase 3 townhome construction (north or south of NE 11th St) may begin following building permit issuance of Phase 1. The second block of Phase 3 townhomes may begin following building permit issuance for the second mixed use building in Phase 2. Certificates of occupancy for the townhomes will not be issued until the podium and framing for Blocks A and B Phase 1 have has passed inspection. (Modified Condition #18) Response: Condition revised per Administrative Modification Report & Decision date March 8, 2023. 10 e. The Applicant shall submit a street modification request with the Site Plan Review applications for Block C and Block D to modify the Unit Lot Drive standards and provide the private alley sections as shown on the townhome unit lot subdivision. The street modification decision shall be reviewed and approved by the Current Planning Project Manager with the Site Plan decision(s). (Modified Condition #19) Response: This Condition will be addressed with any future development proposal on Blocks C and D (now Parcels 3 and 4). 2. The Applicant shall submit revised floor plans with the building permit applications for Block A and Block B that provide at least one ground floor commercial space in each of Block A and B with grease traps and ventilation shafts for a commercial kitchen hood/exhaust; central plumbing line; and ADA compliant bathrooms shall be provided for all commercial ground floor space which may be provided through the use of common facilities. The revised floor plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Response: See the approved building permit plans. 3. The Applicant shall submit a detailed landscaping plan per the submittal requirements set forth in RMC 4-8-120D.12 and that meets the applicable landscaping standards set forth in RMC 4-4- 070 with the civil construction permit application. The detailed landscaping plan shall incorporate street frontage landscaping 10-feet in width along Je.erson Lane NE abutting the two-story townhomes on Block B where it is shown deficient on the conceptual landscaping plan (Exhibit 17). The detailed landscaping plan shall provide a full and continuous planter strip void of the perpendicular paved sections, except where approved by the Current Planning Project Manager, to aid in consistent street tree spacing and to achieve maximum planting capacity. Street tree spacing and planting capacity shall take preference over stormwater bioretention facilities. The Applicant shall coordinate with the Current Planning Project Manager with selection of street tree species from the City’s Approved Street Tree List. The detailed landscaping plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Response: The Civil Construction Permit including a detailed landscape plan was approved March 11, 2022. 4. The Applicant shall provide a tree replacement exhibit as a component of the detailed landscape plan to be submitted with the civil construction permit application. The exhibit shall provide a table that includes the species, quantity, caliper inch of each replacement tree and corresponding plan of where those trees will be planted on the site. The tree replacement exhibit shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Response: The Civil Construction Permit including a detailed landscape plan was approved March 11, 2022. 5. The Applicant shall submit a Transportation Demand Management Plan with the civil construction permit application. The plan’s primary purpose shall be to ensure residents of Solera are provided with o.-street parking spaces for their registered vehicles with a secondary 11 purpose of providing incentives for non-single occupancy vehicle trips. The plan shall guarantee a minimum of one (1) parking space for each unit in Blocks A and B via an assigned and numbered space. Remaining spaces may be allocated to residents that have an additional vehicle and for guest parking. The Applicant shall ensure that residents have an assigned parking space for every vehicle owned by the resident intended to be kept onsite via specific language in the resident rental agreement. The management of each building shall ensure that residents utilize the parking spaces in the garage instead of public on-street parking. The plan shall ensure- rental agreement shall include language that residents do not park any of their registered vehicles on the public street within ¼ mile of the site and the rental agreement shall indicate penalties for not utilizing the Solera parking garage. The plan shall provide trip reducing measures such as subsidized transit fares, vanpool/carpooling services, and commuter center. The plan shall also include a joint use parking arrangement that provides resident and guest parking in onsite commercial spaces during their respective business o.-peak hours. The plan and specific language of the rental agreement as it relates to the intent for all resident parking provided within their respective assigned spaces shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Response: TDM plan has been submitted and approved. Parking provision has been added to our Lease. 6. The Applicant shall submit bicycle parking plans for Block A and Block B with their respective building permit applications. The plans shall identify the correct number of required bicycle parking spaces and provide graphic and narrative details of how the parking meet the storage, security, and space standards of RMC 4-4-080F.11.a and b. The bicycle parking plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Response: See the approved building permit plans. 7. The Applicant shall submit a revised fencing plan with the civil construction permit application that provides material details, height, and location of fencing on the master site plan. The fencing shall be consistent, high-quality, and commensurate to the materials that are used throughout the development. The fencing material shall be wood, ornamental, or comparable material as approved by the Current Planning Project Manager. Chain link fencing shall not be accepted. The revised fencing plan shall be reviewed and approved by the Current Planning Project Manager prior permit issuance. Response: The Civil Construction Permit including fencing was approved March 11, 2022. 8. The Applicant shall submit material and exterior finish details for the retaining wall and four (4) foot guard rails with the civil construction permit application. Materials and exterior finishes of the walls shall meet the retaining wall standards and provide an anti-gra.iti coating. Guard rails on top of the retaining wall shall provide high visibility to and from the public sidewalk with materials and aesthetic treatments that are consistent with the gateway entry to the development. The retaining wall and guard rail details shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Response: The Civil Construction Permit including wall details was approved March 11, 2022. 12 9. The Applicant shall submit revised south elevations for Block B for the façade not obscured by the Shell fuel facility with the building permit application. The elevations shall provide entry and facade features for the daycare and o.ice entry that are identifiable and that are similar in architectural character as other entrances and ground level facades on Blocks A and B. The revised elevations shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Response: See the approved building permit plans. The Applicant shall widen the pedestrian pathway from the NE 10th sidewalk to the daycare entrance to a minimum of five (5) feet in width on plans submitted with the civil construction permit application. The revised width shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Response: The Civil Construction Permit including all walkways was approved March 11, 2022. 10. The Applicant shall submit detail sheets and quantities of all street and open space furniture including but not limited to planters, benches, group seating, refuse and recycling, bike racks, pergolas, and outdoor recreation equipment. The detail sheets and quantities shall be integrated in the detailed landscape plan submitted with the civil construction permit to be reviewed and approved by the Current Planning Project Manager. Response: The Civil Construction Permit including a detailed landscape plan was approved March 11, 2022. 11. The Applicant shall submit graphic verification that weather protection for Blocks A and B extend a at least 4.5 feet from the buildings along 75-percent of the facades facing the street and/or a narrative of how the proposed weather protection meets the intent and guidelines of the Pedestrian Environment section of the Urban Design Regulations with the building permit application. The verification and narrative shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Response: See the approved building permit plans. 12. The Applicant shall submit a pedestrian oriented space exhibit as a component of the detailed landscaping plan submitted with the civil construction permit. The exhibit shall provide paving details for plazas and other onsite pedestrian areas that are composed of scored concrete, pavers, stone, or comparable material approved by the Current Planning Project Manager. The exhibit shall also provide photometric lighting calculations for pedestrian oriented spaces that provide at least four (4) foot-candles (average) on the ground or meet the intent and guidelines of the Recreation and Open Space section of the Urban Design Regulations. A written narrative shall accompany the exhibit identifying how the delineated pedestrian-oriented spaces noted on the plan meet the meet the RMC defined criteria. The exhibit shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Response: The Civil Construction Permit including a detailed landscape plan was approved March 11, 2022. 13 13. The Applicant shall submit revised elevation plans with the building permit applications that replaces the blank walls located on the NE 11th St and Kirkland Ave NE frontage along Block A and the NE 11th St frontage for Block B with glazing or other architectural detailing or provide justification of a required or unavoidable blank wall with treatment as approved by the Current Planning Project Manager. The revised elevations shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Response: See the approved building permit plans. 14. The Applicant shall submit a revised lighting plan with the building permit application for Block A and Block B that includes detail sheets of all light fixtures and their supports. Fixtures and supports shall be pedestrian scaled and consistent with the design of the site and provide adequate foot-candle illumination in pedestrian areas as shown on a revised photometric calculation. The lighting plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Response: Lighting plan was submitted and approved by the City of Renton. 15. The Applicant shall submit a rooftop equipment exhibit with the elevation plans associated with Block A and Block B building permit applications. The exhibit shall provide cross section details and identify proposed rooftop screening that is integral and complementary to architecture of the buildings. The exhibit shall be reviewed and approved by the Current Planning Project Manager. Response: This was approved as part of the Building Permit listed at the beginning of this document. 16. The Applicant shall submit a surface mounted utility plan that includes cross-section details with the civil construction permit application associated with Blocks A and B. The Applicant shall work with franchise utilities to ensure, as practical, utility boxes are located out of public ROW view, active common open spaces, and they shall not displace required landscaping areas. The plan shall provide and identify screening measures consistent with the overall design of the development. The surface mounted utility plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Response: The Civil Construction Permit including coordination with surface mounted utilities was approved March 11, 2022. 17. The Applicant shall submit revised site and floor plans with the building permit applications for Block A and Block B that detail marked loading and delivery areas that do not conflict with parking and pedestrian areas for each block. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Response: See the loading areas on site. Loading Zone locations were approved by COR Engineering 18. The Applicant shall submit a revised Tra.ic Impact Analysis (TIA) with the civil construction permit application that provides analysis of the northbound and southbound I-405/Sunset Blvd ramp terminal intersections. The revised TIA shall also provide a correction to the total number of units in Blocks A and B and correction to the total square footage of retail space. The revised 14 TIA shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Response: The Civil Construction Permit was approved March 11, 2022. 19. The Applicant shall coordinate with City sta. regarding the circulation pattern of the NE Sunset Blvd frontage road abutting the angled parking during review of the civil construction permit. The final circulation plan shall be approved by the Current Planning Project Manager and Development Review Engineer prior to permit issuance. Response: The Civil Construction Permit including NE Sunset Blvd frontage coordination was approved March 11, 2022. 20. Any changes to the approved project require a major modification or a minor modification. The following determines whether a proposed change will be reviewed as a major modification or a minor modification: a. Proposed project changes will be reviewed as a major modification (in other words, as a new application) unless they meet the scope for a minor modification, below. Response: No action required. b. Proposed project changes will be reviewed as a minor modification by administrative determination, if the proposed changes do not: i. Involve more than a ten percent (10%) increase or decrease in any measurable aspect of the approved plan such as, but not limited to, area, scale, building height, density, commercial area, amenities, public or private open space, landscaping, parking spaces, building materials (e.g., glazing) etc.; ii. Have a substantially greater impact on the environment and/or public facilities than the approved plan; iii. Change the boundaries of the originally approved plan; and iv. Substantially alter a key feature of the approved plan. Response: No action required. 21. The Applicant shall receive preliminary approval of any necessary street vacation(s) from City Council prior to issuance of the civil construction permit. Final approval of the street vacation(s) shall be completed prior to plat recording. Response: This is a duplicate of Master Plan, Preliminary Plat, CU and SM Condition 22. See that response. 22. All road names shall be approved by the City. Response: This is a duplicate of Master Plan, Preliminary Plat, CU and SM Condition 27. See that response. 23. 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. 15 Response: This is a duplicate of Master Plan, Preliminary Plat, CU and SM Condition 28. See that response. 24. Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton surveying standards. All other lot corners shall be marked per the City surveying standards. The subdivider shall install all street name signs necessary in the subdivision. Response: This is a duplicate of Master Plan, Preliminary Plat, CU and SM Condition 29. See that response. 25. 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 Public Works 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 Public Works Department. Response: This is a duplicate of Master Plan, Preliminary Plat, CU and SM Condition 30. See that response. 26. 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. The cable TV company shall provide maps and specifications to the subdivider and shall inspect the conduit and certify to the City that it is properly installed. Response: This is a duplicate of Master Plan, Preliminary Plat, CU and SM Condition 31. See that response. 27. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (15'). Response: This is a duplicate of Master Plan, Preliminary Plat, CU and SM Condition 32. See that response.