Loading...
HomeMy WebLinkAboutExhibit 3 - Compliance with Conditions Page 1 of 4 Compliance with Preliminary Plat Conditions Summary LUA23-000143 Exhibit 3 1. The Applicant shall submit a detailed landscape plan with the civil construction permit application that clearly identifies the utilities and lighting in the planter strips with street tree species selected from the City Approved Street Tree List. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Responses: The Harmony Ridge Phase 1 final plat is only intended to separate the existing church/school building and parking lot (Lot A) from the remainder of the property (Lot B) for future single-family development. The Phase 1 final plat does not include civil construction for new public streets or planter strips. Utilities and street trees will be addressed in the future single-family subdivision under Phase 2. 2. The Applicant shall provide a minimum fifteen feet (15’) of perimeter landscaping if any part of the vault is above ground, or if any open detention system is utilized. If required, the landscaping should consist of native large species evergreen trees and complementary understory. If needed, the Applicant shall submit a detailed landscape plan with the civil construction permit application that provides a plant schedule for the stormwater tract screening outside of the fencing area consisting of Douglas Fir, Western Red Cedar, and Western Hemlock with associated shrubs and groundcover as determined by the Current Planning Project Manager. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Responses: The Harmony Ridge Phase 1 final plat is only intended to separate the existing church/school building and parking lot (Lot A) from the remainder of the property (Lot B) for future single-family development. No stormwater facilities are proposed or constructed as part of the Phase 1 final plat. Any perimeter landscaping requirements will be addressed when stormwater facilities are designed for the future single-family subdivision under Phase 2. 3. The project shall comply with the 30% tree retention rate as require per RMC 4-4-130.H.1.a. Alternatively, the Applicant shall submit a detailed justification letter documenting conformance with at least one (1) of the four (4) criteria outlined in RMC 4-4-130.H.1.e. The detailed justification letter shall be submitted to the Current Planning Project Manager for review and approval prior to issuance of the Civil Construction Permit. Responses: The Harmony Ridge Phase 1 final plat is only intended to separate the existing church/school building and parking lot (Lot A) from the remainder of the property (Lot B) for future single-family development. Tree retention compliance will be addressed with the future single-family subdivision under Phase 2. The Phase 1 final plat is a lot division only and does not include site clearing or grading. Page 2 of 4 4. The Applicant shall submit a parking analysis for the existing church and school on proposed Lot 22 that demonstrates compliance with the parking standards in RMC 4-4-140. The analysis shall be submitted to the Current Planning Project Manager for review and approval prior to issuance of the Civil Construction Permit. Responses: The Harmony Ridge Phase 1 final plat is only intended to separate the existing church/school building and parking lot (Lot A) from the remainder of the property (Lot B) for future single-family development. The existing parking lot serving the church and school remains unchanged. A parking analysis will be submitted demonstrating existing facilities meet RMC 4-4-140 standards with the future single-family subdivision under Phase 2. 5. The Applicant shall submit an Inadvertent Discoveries Plan (IDP) prepared by a qualified professional with the civil construction permit for review and approval by the Current Planning Project manager prior to permit issuance. Responses: The Harmony Ridge Phase 1 final plat is only intended to separate the existing church/school building and parking lot (Lot A) from the remainder of the property (Lot B) for future single-family development. As no ground-disturbing activity is proposed with the Phase 1 final plat, an IDP is not applicable at this stage. An IDP will be submitted with any future construction permits involving earthwork for the single-family subdivision under Phase 2. 6. The Applicant shall submit a narrative describing how the future lots will comply with the lot configuration requirement as outlined in RMC 4-2-115.E.1. The narrative shall be submitted to the Current Planning Project Manager for review and approval prior to issuance of the civil construction permit. Responses: The Harmony Ridge Phase 1 final plat is only intended to separate the existing church/school building and parking lot (Lot A) from the remainder of the property (Lot B) for future single-family development. The Phase 1 final plat only establishes Lot A and Lot B. Lot configuration compliance for the single-family subdivision will be addressed with the future single-family subdivision under Phase 2. 7. Lots 1 through 12 shall utilize a public alley for all vehicular access. No curb cuts for Lots 1 through 12 shall be established on 116th Ave SE or future Roads A or B. Responses: The Harmony Ridge Phase 1 final plat is only intended to separate the existing church/school building and parking lot (Lot A) from the remainder of the property (Lot B) for future single-family development. The Phase 1 final plat does not create or develop Lots 1–12. This requirement will apply to the future single-family subdivision under Phase 2. 8. The secondary entrance to future Lot 22, located on future Road A, shall meet one (1) of the following: a) relocate the entrance westward to align with future Alley Z; or b) convert the entrance at the current proposed location to a gated secondary fire emergency access as determined by the Renton Regional Fire Authority (RRFA); or c) eliminate the entrance if determined to be unnecessary for vehicular circulation and access by the Public Works Plan Reviewer. Page 3 of 4 Responses: The Harmony Ridge Phase 1 final plat is only intended to separate the existing church/school building and parking lot (Lot A) from the remainder of the property (Lot B) for future single-family development. The existing access to Lot A remains unchanged with the Phase 1 final plat. Any modifications will be evaluated if site circulation changes in the future single-family subdivision under Phase 2. 9. The Applicant shall submit a photometric study and street lighting plan per city standard at the time of construction permit review. Responses: The Harmony Ridge Phase 1 final plat is only intended to separate the existing church/school building and parking lot (Lot A) from the remainder of the property (Lot B) for future single-family development. No new street improvements are proposed in Phase 1. Street lighting will be addressed in the future single-family subdivision under Phase 2. 10. If the Applicant converts the stormwater vault within Tract A to a stormwater detention pond, it shall be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080M.2. If utilized, the stormwater vault be located entirely below ground. Engineered construction plans showing the vault entirely below ground shall be submitted to the Public Works Plan Reviewer at the time of construction permit review for review and approval. Responses: The Harmony Ridge Phase 1 final plat is only intended to separate the existing church/school building and parking lot (Lot A) from the remainder of the property (Lot B) for future single-family development. Tract A is not created or constructed in Phase 1. Stormwater facilities will be designed in the future single-family subdivision under Phase 2. 11. The Applicant shall submit an updated site plan that incorporates a minimum four foot (4’) wide pedestrian pathway in Tract B that connects the street frontage improvements of future Road B to 116th Ave SE. The design for the pedestrian pathway connection shall be submitted to the Current Planning Project Manager for review and approval prior to issuance of the civil construction permit. Responses: The Harmony Ridge Phase 1 final plat is only intended to separate the existing church/school building and parking lot (Lot A) from the remainder of the property (Lot B) for future single-family development. Tract B is not created in the Phase 1 final plat. Pathway design will be addressed in the future single-family subdivision under Phase 2. 12. The Applicant shall install all required street frontage improvements on the portion of 116th Ave SE adjacent to proposed Lot 22 (church site) within two (2) years of preliminary plat approval, unless an alternative schedule is approved by the Current Planning Project Manager. Responses: The Harmony Ridge Phase 1 final plat is only intended to separate the existing church/school building and parking lot (Lot A) from the remainder of the property (Lot B) for future single-family development. No changes to the existing frontage along Lot A are proposed with the Phase 1 final plat. Any required improvements will be addressed consistent with City-approved schedules in the future single-family subdivision under Phase 2. 13. Street names shall be approved by the City and street name signs shall be installed if required by City staff. Page 4 of 4 Responses: The Harmony Ridge Phase 1 final plat is only intended to separate the existing church/school building and parking lot (Lot A) from the remainder of the property (Lot B) for future single-family development. No new streets are created in the Phase 1 final plat; street naming will be addressed in the future single-family subdivision under Phase 2. 14. 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. Responses: The Harmony Ridge Phase 1 final plat is only intended to separate the existing church/school building and parking lot (Lot A) from the remainder of the property (Lot B) for future single-family development. No new sanitary sewer construction is proposed in Phase 1. Sewer improvements will be addressed in the future single-family subdivision under Phase 2. 15. 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. Responses: The Harmony Ridge Phase 1 final plat is only intended to separate the existing church/school building and parking lot (Lot A) from the remainder of the property (Lot B) for future single-family development. No new utility installation is proposed with the Phase 1 final plat. Underground utility requirements will be addressed in the future single-family subdivision under Phase 2. 16. 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. Responses: The Harmony Ridge Phase 1 final plat is only intended to separate the existing church/school building and parking lot (Lot A) from the remainder of the property (Lot B) for future single-family development. No new conduit installation is proposed with the Phase 1 final plat. Conduit installation will be addressed in the future single-family subdivision under Phase 2.