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HomeMy WebLinkAboutM_Conditions_of_Approval_Response_Matrix_241206_v1Towns on 12th Number Condition Text Applicant Response City Staff Response 1 The Applicant shall comply with the five (5) mitigation measures included as part of the Determination of Non- Significance – Mitigated on February 6, 2023 by the Renton Environmental Review Committee: Applicant is in compliance with all SEPA requirements. SEPA Condition 1 The Applicant shall adhere to the recommendations in the geotechnical report, prepared by Terra Associates, Inc and dated August 5, 2021 and revised February 15, 2022, or future addenda. Applicant is in compliance with the Geotechnical recommendations outlined in the original report and addendum. Additionally, Terra is actively monitoring site construction to ensure compliance with recommendations. See letter. SEPA Condition 2 The geotechnical engineer shall submit a sealed letter stating that he/ she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report(s). Letter will be provided by Terra once Building Plans are available for review. SEPA Condition 3 The Applicant shall submit a revised geotechnical report prepared by a licensed geotechnical engineers that analyzes the protected slope on the northern portion of the site and makes a specific finding regarding the feasibility of locating structures within the 50-foot setback identified in the original geotechnical report. The updated report shall be submitted with the civil construction permit plans to be reviewed and approved by the Current Planning Project Managerprior to permit issuance The original Geotechnical Report was updated February 15, 2022 to include the placing of structures within the 50- foot setback (see pages 11& 12 of the report on file with the City). All Recommended Conditions of Approval, numbered 1 through 34, as set forth on pages 24-29 of the HE Prelim Plat Decision dated April 6, 2023 and updated April 13, 2023 (conditions 6 and 16), are included and republished below as Conditions of Approval for the Towns on 12th Preliminary Plat. Towns on 12th SEPA Condition 4 The Applicant shall coordinate with King County Metro prior to submitting construction permits to identify any needed accommodations for the abutting transit stop on NE 12th St that need to occur during construction of the site. Evidence of the coordination with King County Metro and the accommodation(s) shall be shown on the civil construction permit plans to be reviewed and approved by the Current Planning Project Manager prior to permit issuance. The applicant coordinated with King County Metro regarding the bus stop as required, and permits have been issued for the project. SEPA Condition 5 The Applicant shall submit an archeological survey prepared by a qualified professional prior to the start of any construction and provide notification of the survey to Tribes’ cultural committee and the Washington State Department of Archeology and Historic Preservation. The applicant submitted a cultural resources assessment prepared by Westland Enginnering & Environmental Services dated August 8, 2022. 2 The Applicant shall utilize a tree species from the Approved Street Tree List and Spacing Guidelines document for the NE 12th St, new future roadway on the site (identified as Road A on site plan) and NE Sunset Blvd ROW street trees. The revised street trees shall be shown on an updated Detailed Landscaping Plan submitted with the civil construction permit application for review and approval by the Current Planning Project Manager prior to civil construction permit issuance. The final detailed landscape plans were reviewed and approved by the Planning Manager (Alex Morganroth) on November 16, 2023. See Landscape Plans. Towns on 12th 3 The Applicant shall submit a final detailed landscape plan that identifies compliance with the partial or fully-obscuring landscape buffer on the west side of the site. Use of a partial or fully- obscuring buffer shall be determined by the width of the buffer. The final detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to issuance of a civil construction permit. The final detailed landscape plans were reviewed and approved by the Planning Manager (Alex Morganroth) on November 16, 2023. See Landscape Plans on file with the City. 4 The Applicant shall substitute native large-stature native tree species such as Western red cedars, Douglas fir, and Western hemlock or similar for at least half ( 21 total) of the Incense cedar trees identified on the landscape plan and half of the flowering cherry trees identified on the west site in the landscape buffer. The trees shall planted in a triangular pattern with understory shrubs and groundcover to provide better privacy and noise attenuation. The trees and understory shall be shown on an updated Detailed Landscaping Plan submitted with the civil construction permit application for review and approval by the Current Planning Project Manager prior to civil construction permit issuance. The final detailed landscape plans were reviewed and approved by the Planning Manager (Alex Morganroth) on November 16, 2023. The replanted trees meet the specifications of this condition. 5 The Applicant shall create a Homeowners’ Association (“HOA”) that maintains all improvements and landscaping in the common open space, critical areas, and storm drainage tracts and any and all other common improvements. The HOA documents shall be submitted to, and approved by, the Current Planning Project Manager prior to recording of the Unit Lot Subdivision. Such documents shall be recorded concurrently with the Unit Lot Subdivision. The HOA has been created, see certificate from the Secretary of State. Towns on 12th 6 The Applicant shall either retain additional trees or plant new trees to meet the minimum tree density for the area of the parent site within the R-10 zone. In addition, the Applicant shall substitute native large-stature native tree species such as Western red cedars, Douglas fir, and Western hemlock or similar for at least half of replacement trees identified on the landscape plan. The Applicant shall demonstrate compliance by submitting an updated tree density calculation. The retained or new trees shall be shown on an updated Detailed Landscaping Plan submitted with the civil construction permit application for review and approval by the Current Planning Project Manager prior to civil construction permit issuance. The final detailed landscape plans were reviewed and approved by the Planning Manager (Alex Morganroth) on November 16, 2023. The plans demonstrate compliance with the tree retention requirement. 7 The Applicant shall submit a revised landscape plan that demonstrates compliance with the fence and retaining wall regulations for review and approval by the Current Planning Project Manager at the time of civil construction permit application. The final detailed landscape plans were reviewed and approved by the Planning Manager (Alex Morganroth) on November 16, 2023. 8 The Applicant shall submit an architectural lighting plan at the time of building permit review for review and approval by the Current Planning Project Manager. To ensure safety and avoid excessive brightness, pedestrian scale lighting should be provided on the primary entries of each unit, rear elevations facing the alley, along the interior pedestrian walkways as necessary to provide sufficient lighting for pedestrian safety while minimizing light spill and glare onto adjoining properties. Architectural lighting plan will be submitted with the Building Permit applications. Towns on 12th 9 The Applicant shall submit a site-wide lighting plan be provided at the time of civil construction permit review for review and approval by the Current Planning Project Manager prior to Civil Construction Permit issuance. To ensure safety and avoid excessive brightness, pedestrian scale lighting should be provided in all common areas and along all common pedestrian walkways, including the walkway down to NE Sunset Blvd. The Lighting Plan was prepared, submitted and approved by the City. 10 The Applicant shall submit revised floor plans for the townhomes that identify adequate storage area in the attached garages of the townhome units for both a bicycle and the individual trash and recycling containers. The revised floor plans shall be reviewed and approved by the Current Planning Project Manager prior to issuance of a building permit. Revised floor plans will be submitted with the Building Permit applications demonstrating adequate storage area. 11 The Applicant shall provide more variation in corner and interior individual unit lot setbacks across the unit lot subdivision to create a greater variety of home sizes and vertical modulation. A revised preliminary plat plan shall be provided at the time of building permit review for review and approval by the Current Planning Project Manager. Revised side-entry plans will be submitted with the Building Permit applications demonstrating additional variation. Towns on 12th 12 The Applicant shall submit additional information with the civil construction permit application demonstrating the project’ s the Applicant submit additional information with the civil construction permit application demonstrating the project’ s compliance with the common open space requirements including but not limited to, maximum slope, contiguousness to the majority of the dwellings, location in a highly visible area, and lack of obstructions such as retaining walls or fences. The common open space plan would be subject to review and approval by the Current Planning Project Manager. The open space plan (Sheet L3.01) requirements are included within the Approved Landscape Plans on file with the City. 13 The Applicant shall provide an open space programming plan that includes specifications on proposed furniture, recreational activities, and other activities as appropriate within the common open space for review and approval by the Current Planning Project Manager at the time of civil construction permit. The open space plan (Sheet L3.01) requirements are included with the approved Landscape Plans on file with the City. This plan sheet depicts the amenities that are required. 14 The Applicant shall demonstrate compliance with the standards for private yards and open space guidelines by incorporating a combination of ground amenities, porches, or decks. The proposed private open space shall be reviewed and approved by the Current Planning Project Manager at the time of building permit application review. The open space plan (Sheet L3.01) includes the private yard and open space requirements are included with the approved Landscape Plans on file with the City. Towns on 12th 15 The Applicant shall incorporate addition concrete pathways with a minimum width of four-feet (4’) at the following locations: North/south connections between units 62 and 63, 57 and 56, 48 and 49, 28 and 27, 19 and 20, 7 and 8, 2 and 3, 12 and 13, and 34 and 35; connection between Tract L and the NE 12th St ROW along the west side of ROW 4; connection between Tract G and the new sidewalk in future Road A. The location of the pathways shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the civil construction permit The additional walkways were incorporated into the Site Plan. 16 The Applicant shall record a public access easement over the all pathway connections on the site from the Road A Right of Way to NE Sunset Blvd, except for those not located in a common open space area or tract. Private Access will be provided within common open space tracts for the homeowners and guests. The public access easement will be dedicated by the Final Plat. 17 The Applicant shall submit a revised preliminary plat plan and landscape plan that identifies pedestrian connections for all unit lots. Public sidewalks shall be 5 feet or 8 feet wide, depending on the street section. Common open space pathways shall be a minimum width of 3 feet and front yard entry walks on private property ( i.e. the individual lots) shall be a minimum width of 3 feet with a maximum of 4 feet. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance. The additional walkways were incorporated into the Site Plan. Towns on 12th 18 The Applicant shall submit revised elevations providing the required three and one-half inches ( 3 1/2") minimum trim surrounding all windows and doors and one of the following architectural details: shutters, knee braces, flower boxes, or columns. Alternatively, the Applicant may submit a modification request to vary from any of these standards. The revised elevations or modification request shall be submitted to the Current Planning Project Manager for review and approval at the time of building permit review. This condition will be addressed on the Architectural Plans. The plans will be submitted to the city once completed. 19 The Applicant shall submit a materials board and color palette coded to each building elevation, be provided to the Current Planning Project Manager for review and approval at the time of building permit review. The color palette provided shall utilize a minimum of four (4) hues and may not exclusively utilize shades of blue, grey, or similar neutral colors. This condition will be addressed on the Architectural Plans. The plans will be submitted to the city once completed. 20 The Applicant shall submit a detailed landscape plan with utility box locations and any utility boxes that are visible to the public shall be screened with berms and/or landscaping. The final Detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to civil construction permit approval The approved Landscape Plans on file with the City (Sheets L2.02 & L2.02) includes the utility locations. 21 The Applicant shall submit the draft Native Growth Protection area easement documents at the time of construction permit Application submittal for review and approval by the Current Planning Project Manager. The Applicant shall be required to record the easement and related documents at the time of final Plat recording. A draft of the NGPA easement was submitted on April 21, 2023 with the civil construction initial application. Critical Area/NGPA tracts will be created by the final plat. Towns on 12th 22 The Applicant shall place all common open space, including the pedestrian easements fronting proposed units, into separate tracts. A revised detailed preliminary plat plan and open space plan identifying the tracts shall be submitted to and approved by the Current Planning Project Manager prior to issuance of a civil construction permit. The open space plan (Sheet L3.01) includes the tract designations required by this condition. 23 The Applicant shall reduce the paved width of all the alleys, except ROW 4, to twelve (12’) with two feet ( 2’) of clear space on each side, unless otherwise approved by the Current Planning Project Manager or as required by Renton Regional Fire Authority. A revised detailed preliminary plat plan showing the new alley widths is required to be submitted and approved prior to issuance of a civil construction permit. The road sections were revised and approved as part of construction plans on file with the City under File C: 23002010. 24 The Applicant shall incorporate a landscape center island with a radius of twenty feet 20’) into the cul- de-sac. A revised detailed preliminary plat plan and landscape plan showing the center island is required to be submitted and approved prior to issuance of a civil construction permit. The island was incorporated as shown on approved landscape plans on file with the City and per construction plans on file with the City under File C: 23002010. 25 The Applicant shall install Maxiforce collapsible bollards ( Item # MCSW- SS3- EZ) within ROW 4 adjacent to the NE 12th St sidewalk. The location of the bollards shall be reviewed and approved by the Current Planning Project Manager Prior to issuance of a civil construction permit The bollards are included on Sheet C3.41-Road Standard Details of the approved plans on file with the City under File C: 23002010. Towns on 12th 26 The Applicant shall submit a separate detailed utility and landscape plan set identifying the location and screening provided for all surface and roof top utility/ mechanical equipment required for each townhome. The surface mounted utility plan shall include cross- section details and screening measures consistent with the overall design of the development with the civil construction permit application. 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 utility and landscape plan set shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. The approved Landscape Plans (Sheets L2.02 & L2.02) includes the utility locations. 27 The Applicant shall submit a plan identifying a safe walking route from the proposed subdivision to Honey Dew Elementary School. The submitted plan, as well as any infrastructure proposed to support the safe route included in the plan, shall be reviewed and approved by the Public Works plan reviewer prior to issuance of the civil construction permit. Safe Walk Routes plan was accepted by the City November 2023. 28 As identified in Finding of Fact No. 5H, the Applicant’ s floor plans shall be revised for building permit review to conform to applicable parking dimension standards. This condition will be addressed on the Architectural Plans. The plans will be submitted to the city once completed. 29 Street names shall be approved by the City and street signs shall be installed if required by City staff. Noted and understood. 30 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. The approved sewer plan provides side sewer per city standards. Towns on 12th 31 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. Noted and understood. 32 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 this 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. Noted and understood. 33 Lot corners shall be marked as required by RMC 4-7-210. Noted and understood. Markers will be placed as construction is completed Towns on 12th 34 As required by RMC 4-7-090F8a, the title of the final plat shall include the term “ unit lot subdivision.” Noted and understood.