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HEARING EXAMINER CONDITIONS OF PRELIMINARY PLAT/P.U.D. APPROVAL (AUG 8, 2017)
1. THE APPLICANT SHALL COMPLY WITH THE MITIGATION MEASURES ISSUED AS
12. THE APPLICANT SHALL ESTABLISH A HOA FOR THE DEVELOPMENT, WHICH
PART
OF THE DETERMINATION OF NON -SIGNIFICANCE -MITIGATED, DATED MAY
WOULD BE RESPONSIBLE FOR ANY COMMON IMPROVEMENTS. ALL COMMON
8,
2017.
FACILITIES, NOT DEDICATED TO THE CITY, SHALL BE PERMANENTLY MAINTAINED
BY THE PUD HOA. THE COVENANTS, CONDITIONS, AND RESTRICTIONS (CC&RS)
A.
THE PROJECT EARTHWORK SHALL BE LIMITED TO SEASONALLY DRIER
SHALL PROVIDE THAT IF THE HOA FAILS TO PROPERLY MAINTAIN THE
PERIODS (TYPICALLY APRIL 1 TO OCTOBER 31) IN ACCORDANCE WITH THE
COMMON FACILITIES AND INTEGRAL ELEMENTS OF THE CITY MAY DO SO AT
GEOTECHNICAL RECOMMENDATION MADE BY ASSOCIATED EARTH SCIENCES,
THE EXPENSE OF THE ASSOCIATION. THE CC&RS SHALL ALSO PROVIDE THAT
INC.
THE PROVISIONS PERTAINING TO THE OBLIGATION TO MAINTAIN COMMON
B.
PROJECT CONSTRUCTION SHALL BE REQUIRED TO COMPLY WITH THE
AREAS SHALL NOT BE AMENDED WITHOUT APPROVAL OF THE CITY OF
RECOMMENDATIONS FOUND IN THE GEOTECHNICAL ENGINEERING
RENTON. THE APPLICANT SHALL PROVIDE DRAFT CC&RS AND HOA
FEASIBILITY REPORT COMPLETED BY ASSOCIATED EARTH SCIENCES, INC.
INCORPORATION DOCUMENTS FOR REVIEW AND APPROVAL BY THE CURRENT
(DATED JANUARY 18, 2017) OR AN UPDATED REPORT SUBMITTED AT A
PLANNING PROJECT MANAGER PRIOR TO ISSUANCE OF ANY OCCUPANCY
LATER DATE.
PERMIT.
C.
THE APPLICANT AND/OR DEVELOPER SHALL INSTALL DRIVEWAY APRONS IN
13. THE APPLICANT SHALL CONSTRUCT THE PROGRAMMED RECREATION AREAS
ACCORDANCE WITH THE CITY OF RENTON STANDARD PLANS 104.2 AND
(GARDEN PLAZA, PLAY FIELD, SEATING, AND PATHWAYS) WITH AMENITIES
104 3 IN ORDER TO DISTINGUISH THE PUBLIC ACCESS ROAD (ROAD A)
PRIOR TO CERTIFICATE OF OCCUPANCY OF THE FIRST BUILDING.
FROM THE PRIVATE ALLEYS (ALLES A-E).
2. THE APPLICANT SHALL PROVIDE AN AFFORDABLE HOUSING RESTRICTIVE
COVENANT AND AGREEMENT (THE "COVENANT") UPON SEVEN (7) UNITS PRIOR
TO CERTIFICATE OF OCCUPANCY. THE COVENANT IS DESIGNED TO SATISFY
THE GRANTING OF THE DENSITY BONUS PROVISION AND SHALL REMAIN
AFFORDABLE FOR FIFTY (50) YEARS. THE APPLICANT SHALL SUBMIT TO, AND
HAVE APPROVED BY, THE CURRENT PLANNING PROJECT MANAGER, THE
COVENANT PRIOR TO OR CONCURRENT WITH BUILDING PERMIT APPROVAL.
3. THE APPLICANT SHALL LIMIT THE SIZE OF THE LOTS TO ONLY INCLUDE THE
DWELLING UNIT, PRIVATE DRIVEWAY, PRIVATE AMENITIES, AND PRIVATE OPEN
SPACE DIMENSIONS. THE REMAINDER OF THE PARENT SITE SHALL BE PLATTED
AS ONE OR MORE TRACTS. INSTEAD OF TRACTS, PEDESTRIAN FACILITIES MAY
BE PLACED IN A PEDESTRIAN EASEMENT AS AUTHORIZED BY STAFF. THE PLAT
PLAN SHALL BE REVIEWED AND APPROVED BY THE CURRENT PLANNING
PROJECT MANAGER PRIOR TO CONSTRUCTION PERMIT APPROVAL.
4. THE APPLICANT SHALL SUBMIT A DETAILED LANDSCAPE PLAN THAT PROVIDES
THE SPECIES, QUANTITY, PLANTING NOTES, AND PLANT SPACING TO COMPLY
WITH THE INTENT AND DIMENSIONS OF THE REQUIRED VISUAL BARRIERS
IDENTIFIED IN THE LANDSCAPE CODE. IN ADDITION, ALL REFUSE AND
RECYCLING PADS SHALL MAINTAIN A MINIMUM 10-FOOT SEPARATION FROM
THE WEST PROPERTY LINE. THE PLAN SHALL BE REVIEWED AND APPROVED
BY THE CURRENT PLANNING PROJECT MANAGER PRIOR TO BUILDING AND/OR
CONSTRUCTION PERMIT APPROVAL.
5. THE APPLICANT SHALL SUBMIT A REVISED LANDSCAPING PLAN WITH THE
BUILDING PERMIT APPLICATION THAT MEETS THE MINIMUM TREE DENSITY
REQUIREMENTS OF THE TREE RETENTION AND LAND CLEARING CODE (RMC
4-4-130C.9.D). THE REVISED LANDSCAPING PLAN SHALL BE REVIEWED AND
APPROVED BY THE CURRENT PLANNING PROJECT MANAGER PRIOR TO
BUILDING PERMIT APPROVAL.
6. THE APPLICANT SHALL BE REQUIRED TO ESTABLISH ENFORCEABLE BYLAWS,
WITHIN THE HOMEOWNERS ASSOCIATION COVENANTS, CONDITIONS, AND
RESTRICTIONS (CC&RS), WHICH REQUIRE PROPERTY OWNERS TO PARK THEIR
PRIVATE VEHICLES WITHIN THEIR GARAGES. THE APPLICANT SHALL PROVIDE
DRAFT BYLAWS FOR REVIEW AND APPROVAL BY THE CURRENT PLANNING
PROJECT MANAGER PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT.
7. THE APPLICANT SHALL SUBMIT REVISED PLANS WITH THE BUILDING PERMIT
APPLICATION THAT IDENTIFIES THE LOCATION OF BICYCLE PARKING MEETING
THE STANDARDS OF RMC 4-4-080F.11. THE REVISED PLANS SHALL BE
REVIEWED AND APPROVED BY THE CURRENT PLANNING PROJECT MANAGER
PRIOR TO BUILDING PERMIT APPROVAL.
8. THE APPLICANT SHALL SUBMIT A REVISED FLOOR PLAN AND LANDSCAPING
PLAN WITH THE BUILDING PERMIT APPLICATION THAT IS APPROPRIATELY SIZED
TO ACCOMMODATE BOTH VEHICLES AND REFUSE AND RECYCLING CARTS, BOTH
INSIDE AND OUTSIDE THE GARAGE. STORAGE SPACE FOR CARTS SHALL
MEASURE AT LEAST TWO FEET BY SIX FEET (2' X 6') IN FLOOR AREA AND
SIXTY INCHES (60") HIGH. THE REFUSE AND RECYCLING DEPOSIT AREAS
LOCATED OUTSIDE THE UNIT FOR GARBAGE PICK-UP DAYMUST ALSO PROVIDE
AN AREA TWO FEET BY SIX FEET (2' X 6') PER UNIT. THERE SHALL BE A
DIRECT CONNECTION CONSTRUCTED OF A SMOOTH SURFACE THAT ALLOWS
CARTS TO BE SMOOTHLY ROLLED TO THE SPECIFIED PICK-UP LOCATION
APPROVED BY REPUBLIC SERVICES. THE GARAGE FLOOR PLAN AND STORAGE
PAD AREAS SHALL BE REVIEWED AND APPROVED BY THE CURRENT PLANNING
PROJECT MANAGER PRIOR TO CONSTRUCTION PERMIT AND/OR BUILDING
PERMIT APPROVAL.
9. THE APPLICANT SHALL SUBMIT A REVISED GRADING PLAN THAT IDENTIFIES
THE ELEVATIONS OF THE TOP AND BOTTOM OF EACH RETAINING WALL TO
VERIFY THE HEIGHT COMPLIES WITH THE 6-FOOT HEIGHT LIMITATION.
ADDITIONALLY, THE PLANS SHALL CONTAIN A CUT SHEET OF WALL MATERIALS.
THE REVISED GRADING PLAN SHALL BE SUBMITTED WITH THE CONSTRUCTION
PERMIT APPLICATION TO BE REVIEWED AND APPROVED BY THE CURRENT
PLANNING PROJECT MANAGER AND PLAN REVIEWER PRIOR TO CONSTRUCTION
PERMIT APPROVAL.
10. THE APPLICANT SHALL SUBMIT DETAILED CUT SHEETS WITH THE REVISED
LANDSCAPE PLAN OF THE PROPOSED PICNIC TABLES AND BENCHES. THESE
AMENITIES SHALL BE DURABLE AND APPROPRIATE FOR NORTHWEST CLIMATE.
THE CUT SHEETS SHALL BE SUBMITTED WITH THE CONSTRUCTION PERMIT
APPLICATION TO BE REVIEWED AND APPROVED BY THE CURRENT PLANNING
PROJECT MANAGER.
11. THE APPLICANT SHALL PROVIDE A LIGHTING PLAN THAT INCLUDES A
PHOTOMETRIC CALCULATION OF AVERAGE FOOT CANDLES THAT ADEQUATELY
PROVIDES FOR PUBLIC SAFETY WITHOUT CASTING EXCESSIVE GLARE ON
ADJACENT PROPERTIES. PEDESTRIAN SCALE AND DOWN -LIGHTING SHALL BE
USED IN ALL CASES TO ASSURE SAFE PEDESTRIAN AND VEHICULAR
MOVEMENT. THE LIGHTING PLAN SHALL BE SUBMITTED WITH THE
CONSTRUCTION PERMIT APPLICATION TO BE REVIEWED AND APPROVED BY THE
CURRENT PLANNING PROJECT MANAGER PRIOR TO CONSTRUCTION PERMIT
APPROVAL.
Call 2 Working Days Before You Dig
811
Utilities Underground Location Center
(ID,MT,ND,OR,WA)
14. THE APPLICANT SHALL PROVIDE A MINIMUM OF 250 SQUARE FEET OF
PRIVATE YARD SPACE (MAY INCLUDE PRIVATE BALCONY AREA) PER LOT. A
REVISED SITE PLAN AND FLOOR PLAN SHALL BE SUBMITTED TO AND
APPROVED BY THE CITY OF RENTON PROJECT MANAGER PRIOR TO BUILDING
PERMIT APPROVAL.
15. THE APPLICANT SHALL ADD AT A MINIMUM ONE (1) ADDITIONAL
ARCHITECTURAL DETAIL AND ONE (1) ADDITIONAL EXTERIOR WALL MATERIAL TO
PROVIDE DISTINCTION BETWEEN THE BUILDINGS. A FINAL ARCHITECTURAL
ELEVATION PLAN AND MATERIALS BOARD SHALL BE SUBMITTED TO AND
APPROVED BY THE CITY OF RENTON PROJECT MANAGER PRIOR TO BUILDING
PERMIT APPROVAL.
16. THE APPLICANT SHALL PROVIDE A PERMANENT FOUR FOOT (4') TALL FENCE
ALONG RENTON AVE S THAT DELINEATES BETWEEN PUBLIC AND PRIVATE
SPACE. A FENCING DETAIL AND LOCATION SHALL BE IDENTIFIED ON THE FINAL
LANDSCAPING PLAN.
17. WHERE POSSIBLE, THE APPLICANT SHALL MAINTAIN MOUNTAIN VIEWS FOR
PROPERTIES NORTH OF PROJECT SITE.
18. THE APPLICANT SHALL SUBMIT A MATERIALS BOARD WITH THE BUILDING
PERMIT APPLICATION FOR REVIEW AND APPROVAL BY THE CURRENT PLANNING
PROJECT MANAGER PRIOR TO BUILDING PERMIT APPROVAL TO CONFIRM THAT
SIDING MATERIALS ARE NON -REFLECTIVE TO REDUCE THE POTENTIAL FOR
LIGHT AND GLARE.
19. THE APPLICANT'S PROPOSED CONSTRUCTION TRAFFIC CONTROL PLAN SHALL
BE FORWARDED FOR COMMENT TO PHYLLIS CHANDLER AND ANY OTHER
PERSONS WHO REQUEST A COPY WITHIN 30 DAYS OF THIS DECISION. PUBLIC
COMMENTS SHALL BE DUE WITHIN TEN CALENDAR DAYS OF MAILING.
20. 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.
21. 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.
22. ALL PROPOSED STREET NAMES SHALL BE APPROVED BY THE CITY.
23. THE APPLICANT SHALL INSTALL CROSS -WALKS AS DETERMINED BY PUBLIC
WORKS TO BE NECESSARY FOR PUBLIC SAFETY AND COMPLIANCE WITH CITY
DEVELOPMENT STANDARDS.
24. ALL LOT CORNERS AT INTERSECTIONS OF DEDICATED PUBLIC RIGHTS -OF -WAY,
EXCEPT ALLEYS, SHALL HAVE MINIMUM RADIUS OF FIFTEEN FEET (15').
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
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.
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 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.
27. STREET SIGNS AND SURVEY MARKERS AND MONUMENTS SHALL BE INSTALLED
AS REQUIRED BY RMC 4-7-210.
ERC S.E.P.A. DNS-M MITIGATIONS MEASURES (MAY 8, 2017)
1. PROJECT CONSTRUCTION SHALL BE REQUIRED TO COMPLY WITH THE RECOMMENDATIONS INCLUDED
IN THE GEOTECHNICAL ENGINEERING REPORT, PREPARED BY ASSOCIATED EARTH SCIENCES, INC.
DATED 1 /18/2017 OR AN UPDATED REPORT SUBMITTED AT A LATER DATE.
DOES N O T N C E U D E
A S B U ET N E O R M AT O N
0 FIRST SUBMITTAL
ESM
08/30/171
SURVEYED:
SCALE:
NM
VERTICAL: NAVD 1988
HORIZONTAL: NAD 1983/1991
DATUM
1 SECOND SUBMITTAL
ESM
11/15/17
DESIGNED:
QM
rYV
2 THIRD SUBMITTAL
ESM
01/03/18
DRAWN:
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ONE INCH
CHECKED:
AT FULL SCALE
IF NOT ONE INCH
SCALE ACCORDINGLY
N 0.
REVISION
BY
DATE
AP P R
APPROVED:
Adva%L
[vA
C TY OF
RENTON
•
Planning/Building/Public Works Dept.
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
EARLINGTON TOWNHOMES
PLAT RECOMMENDATIONS
UTILITY PERMIT #
01/03/18
FIELDBOOK:
PAGE:
DRAWING NO:
NT-01
SHEET: OF:
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R-397102