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HomeMy WebLinkAbout4. Maple Highlands - Conditions of Approval REVISEDLUA22-000122 PP / C23004363 – MAPLE HIGHLANDS SUBDIVISION FINAL PLAT CONDITIONS OF APPROVAL City of Renton Development Engineering Department 1055 South Grady Way Renton, WA 98057 Dear Huy Huynh, This letter is provided in response to the Condition of Approval dated January 30, 2023. Each item has been carefully reviewed and considered; the following is a summary of how each item was addressed. 1. The Applicant shall comply with the mitigation measure issued as part of the Determination of Non-Significance Mitigated, dated December 12, 2022, as subsequently amended as authorized by applicable law. a. Prior to civil construction permit approval, the Applicant shall rehabilitate the existing stormwater ditch from the existing 18-inch (18”) outfall to the southern driveway at 14024 154th Ave SE. The Applicant may choose to tightline the existing ditch and upsize the existing driveway culverts or regrade/realign the existing ditch and upsize the existing driveway culverts. Applicant Response: Stormwater ditch has been rehabilitated to comply with mitigation measures. 2. Demolition permits shall be obtained, and all required inspections be completed for the removal of the existing residences and detached accessory structures, prior to final plat approval. Applicant Response: Demolition permits were obtained from City of Renton prior to demolition. All inspections were completed as required. Demolition permits have been finalized and closed out. 3. 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. Applicant Response: Landscape plans were created and submitted to City of Renton as required prior to permit issuance. Please see approved plans. 4. The Applicant shall submit a detailed landscape plan with the civil construction permit application that identifies the onsite street frontage landscaping for each lot that includes a mixture of trees, shrubs, and groundcover. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Applicant Response: Landscape plans were created and submitted to City of Renton as required prior to permit issuance. Please see approved plans. LUA22-000122 PP / C23004363 – MAPLE HIGHLANDS SUBDIVISION FINAL PLAT CONDITIONS OF APPROVAL 5. 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. Applicant Response: Landscape plans were created and submitted to City of Renton as required prior to permit issuance. Please see approved plans. 6. The Applicant shall submit a revised Tree Retention Plan and updated Certified Arborist Report with, or prior to, the civil construction permit application. The revised Plan shall provide a tree retention tract for Trees 11-28 along the northern border of Lot 7. The updated Arborist Report shall thoroughly analyze the feasibility of retaining Trees 1-10 along the northern border of Lot 10 and Trees 97-101 on Lots 5 and 6, including but not limited to a root reconnaissance, recommendations for best practices for construction around Trees 97-101, and evaluation of potential building setback variance reductions that would allow for tree retention. Trees 1 – 10 and any retained Trees 97 – 101 shall not be placed in a tract. The revised Tree Retention Plan and Arborist Report shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance, and the City may hire a third-party consultant paid for by the Applicant for peer review of the Report. If the Arborist Report concludes that it is not possible to construct the proposed homes on Lots 5 and 6 as permitted under applicable zoning with potential building setback variance reductions without removing all or some of Trees 97- 101, or if all or some of Trees 97-101 would not be viable after construction, then the Current Planning Project Manager will allow removal of the trees recommended for removal by the Arborist. If the Arborist Report concludes that any of Trees 97 – 101 can be retained, the Applicant shall provide a surety for monitoring of such trees for five (5) years following completion of the homes on Lots 5 and 6. Applicant Response: Tree retention plan was submitted to City of Renton for review and approval prior to permit issuance. Please see approved Tree Retention Plan and Arborist Report. Tree 98 was the only tree able to be retained out of Trees 97-101 and a surety for monitoring Tree 98 for five years will be provided after homes are completed on lots 5 and 6. 7. The Applicant shall submit a revised grading plan with the civil construction permit that reduces the height of the retaining wall on Lot 1 to a maximum of 48 inches (48”) within the secondary front and that the location of the wall be revised to provide the required three-foot (3’) landscaped setback from the public right-of-way. The Applicant shall also reduce the height of the rockery retaining wall on the stormwater tract, Lot 11 and Lot 12 to a maximum of 72 inches. The revised plan shall also provide cross sections of the proposed retaining walls and detail sheets of material composition. The revised plan, cross sections and detail sheets shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Applicant Response: Revised grading plan was submitted to City of Renton for review and approval prior to permit issuance. Approved revised grading plan complies with requirements. LUA22-000122 PP / C23004363 – MAPLE HIGHLANDS SUBDIVISION FINAL PLAT CONDITIONS OF APPROVAL 8. The Applicant shall submit an Inadvertent Discoveries Plan prepared by a qualified professional with the civil construction permit for review and approval by the Current Planning Project manager prior to permit issuance. Applicant Response: Inadvertent Discoveries Plan was submitted for review and approval by City of Renton. Please see approved Inadvertent Discoveries Plan. 9. The Applicant shall provide a plat note with corresponding recorded easement for Lots 6 and 7 identifying the purpose of the emergency vehicle access turnaround and the lot owner’s responsibility for keeping the turnaround clear of obstructions. As the turnaround is temporary until the street is eventually extended and makes a connection that provides full emergency vehicle access, the future homeowners of Lot 6 and 7 may extinguish the easement at such time with Renton Regional Fire Authority and Department of Community and Economic Development approval. The plat and easement language shall be reviewed approved by the Current Planning Project Manager prior to plat recording. Applicant Response: Plat note regarding emergency turnaround on lots 6 and 7 provided on Final Plat map. 10. The Applicant shall submit revised drawings with the civil construction permit application that provides curb, gutter, eight (8) foot wide planter strip, and five (5) wide sidewalk along the east side of 153rd Ave SE abutting APN 1463400017. The revised drawings shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Applicant Response: Revised plans complying with condition were submitted to the City of Renton for review and approval prior to permit issuance. Please see approved plans. 11. The Applicant shall provide revised drawings with specifications with the civil construction permit application for temporary dead-end street signage and barricade at the terminus of the paved roadway of 153rd Ave SE. The revised drawings shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. The signage and barricade shall be installed prior to plat recording. Applicant Response: Revised plans complying with condition were submitted to the City of Renton for review and approval prior to permit issuance. Please see approved plans. 12. The Applicant shall submit revised drawings with the civil construction permit that provides specifications for a barrier matching the existing barrier at the city/county line to prevent through vehicle traffic from using 154th Ave SE. The barrier shall not prevent pedestrian and bicycle traffic from passing through it. The matching barrier shall be installed prior to plat recording or earlier as determined by the Current Planning Project Manager if vehicle pass through traffic is able to occur at or near the completion of the 154th Ave SE construction. As determined necessary by public works staff, the revised drawings shall also including ditch fencing or other warning devices that enhance the visibility of the ditch located on the south side of the barrier to prevent motor vehicles and bicycles from driving into the ditch as identified in Finding of Fact No. 5D. Given that the Applicant will be altering ditch design as required by MDNS Condition No. 1, it is recognized that no fence or other warning device may be necessary. LUA22-000122 PP / C23004363 – MAPLE HIGHLANDS SUBDIVISION FINAL PLAT CONDITIONS OF APPROVAL Applicant Response: Revised plans complying with condition were submitted to the City of Renton for review and approval prior to permit issuance. Please see approved plans. 13. The Applicant shall submit revised drawings with the civil construction permit application that provide pedestrian bulb-outs at intersections where on-street parking is located. To ensure maximized on-street parking capacity, any needed fire hydrant placement along SE 5th Pl shall be located along the north side of the street. The revised drawings shall be reviewed and approved by the Current Planning Project Manager prior to permit approval. Applicant Response: Revised plans complying with condition were submitted to the City of Renton for review and approval prior to permit issuance. Please see approved plans. 14. All proposed street names shall be approved by the City. Applicant Response: City of Renton approved all street names. 15. Unless septic tanks are specifically approved by the Public Works Department and the King County Health Department, 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. Applicant Response: Sanitary sewers were provided, no septic tanks on site. 16. 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 City. 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 City. Applicant Response: All utilities were placed underground as required by City of Renton. 17. 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 developer 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. Applicant Response: All utilities were undergrounded as required by City of Renton. 18. 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 City. All surveys shall be per the City of Renton surveying standards. All other lot corners shall be marked per the LUA22-000122 PP / C23004363 – MAPLE HIGHLANDS SUBDIVISION FINAL PLAT CONDITIONS OF APPROVAL City surveying standards. The Applicant shall install all street name signs necessary in the subdivision. Applicant Response: All permanent control monuments and surveying were completed as required by City of Renton and City surveying standards.