HomeMy WebLinkAboutExhibit_3-_Compliance_with_the_Preliminary_Plat_Conditions_SummaryDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Conditions for Plan LUA22-000180
Satisfied
PLN - ERC Mitigation Measure
1. The applicant shall adhere to the recommendations in the geotechnical report, prepared by Terra Associates, Inc, and dated
August 5, 2021 (revised February 15, 2022), or future addenda.
Comments: The applicant adhered to the recommendations in the geotechnical report, prepared by Terra Associates, during the
civil construction permit review process. Refer to the geotechnical report in the TIR with the approved civil plans dated
December 06, 2023. See Civil Construction Permit (C23002010).
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).
Comments: The applicant's geotechnical engineer reviewed and provided a sealed letter verifying compliance with
the recommendations of the Geotechnical Engineering Study prepared by Terra Associates, Inc during the civil
construction permit review process. Refer to the sealed letter Earthwork Observation Summary Final Report dated August 28,
2025, prepared by Terra Associates, Inc. See Civil Construction Permit (C23002010).
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 Manager prior to permit issuance.
Comments: 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). Refer to the geotechnical report in the TIR with the approved civil plans dated
December 06, 2023. See Civil Construction Permit (C23002010).
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.
Comments: The applicant coordinated with King County Metro regarding the bus stop as required, and their coordination email
on March 23, 2023 was reviewed and approved as part of the civil construction permit review. See Civil Construction Permit
(C23002010).
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.
Comments: The applicant submitted a cultural resources assessment prepared by Westland Engineering & Environmental
Services dated August 8, 2022, which was reviewed and approved by the Current Planning
Project manager during the civil construction permit application. See Civil Construction Permit (C23002010).
PLN - Hearing Examiner Condition
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:
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.
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).
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
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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 Manager prior to permit issuance.
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.
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.
Comments: See responses to all five (5) ERC Mitigation Measures.
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.
Comments: The applicant submitted a revised landscaping plan utilizing 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 during the civil construction permit application, which was reviewed and approved by the Current
Planning Project manager during the civil construction review process. A portion of the landscaping plan along Sunset Blvd has
been deferred under an issued deferral permit DEF25003675 during civil construction permit closeout. See Civil Construction
Permit (C23002010).
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.
Comments: The applicant submitted a detailed landscaping plan that identifies compliance with the partial or fully-obscuring
landscape buffer on the west side of the site during the civil construction permit application, which was reviewed and approved
by the Current Planning Project manager. See Civil Construction Permit (C23002010).
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.
Comments: The applicant submitted a landscaping plan that 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 and half of the
flowering cherry trees identified on the west site in the landscape buffer. The trees were planted in a triangular pattern with
understory shrubs and groundcovers to provide better privacy and noise attenuation, which was reviewed and approved by the
Current Planning Project manager during the civil construction permit application. See Civil Construction Permit (C23002010).
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.
Comments: 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 has been created and a certificate from
the Secretary of State dated October 10th, 2024, is provided as part of the final plat application.
6. The Applicant shall either retain additional trees or plant new trees to meet the minimum tree density for the parent site. 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.
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Comments: The applicant submitted a landscaping plan showing the retained and new trees that meet the minimum tree
density for the parent site and demonstrates compliance by submitting an updated tree density calculation, which was reviewed
and approved by the Current Planning Project manager during the civil construction review process. See Civil Construction
Permit (C23002010).
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.
Comments: The applicant submitted a revised landscaping plan that demonstrates compliance with the fence and retaining wall
regulations, which was reviewed and approved by the Current Planning Project manager during the civil construction review
process. See Civil Construction Permit (C23002010).
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.
Comments: The architectural lighting plan of each townhome building will be reviewed and approved by the Current Planning
Project Manager at the building permit stage.
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.
Comments: The applicant submitted a site-wide lighting plan at the time of the civil construction permit to ensure safety and
avoid excessive brightness, pedestrian scale lighting was provided in all common areas and along all common pedestrian
walkways, including the walkway down to NE Sunset Blvd, which was reviewed and approved by the Current Planning Project
manager during the civil construction permit application. See Civil Construction Permit (C23002010).
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.
Comments: The revised floor plans of the Townhomes will be reviewed and approved by the Current Planning Project Manager
at the building permit stage.
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.
Comments: The applicant submitted a revised site plan that provides more variation in corner and interior individual unit lot
setbacks across the unit lots during the civil construction permit application, which was reviewed and approved by the Current
Planning Project manager. See Civil Construction Permit (C23002010).
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.
Comments: The applicant submitted a revised site plan 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 during the civil construction permit application, which was
reviewed and approved by the Current Planning Project manager. See Civil Construction Permit (C23002010).
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.
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Comments: The applicant submitted an open space programming plan that includes specifications on proposed furniture,
recreational activities, and other activities as appropriate within the common open space during the civil construction permit
application, which was reviewed and approved by the Current Planning Project manager. See Civil Construction Permit
(C23002010).
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.
Comments: The applicant submitted a site plan demonstrating compliance with the standards for private yards and open space
guidelines by incorporating a combination of ground amenities, porches, or decks during the civil construction permit application,
which was reviewed and approved by the Current Planning Project manager. See Civil Construction Permit (C23002010).
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.
Comments: The applicant submitted a site plan adding 4-feet concrete pathways 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, Tract C and
the new sidewalk in Road A during the civil construction permit application, which was reviewed and approved by the Current
Planning Project manager. See Civil Construction Permit (C23002010).
16. The Applicant shall record a public access easement over the all pathway connections on the site, except for those not located
in a common open space area or tract.
Comments: Public access easements over the all pathway connections on the site, except for those not located in a common
open space area or tract are depicted on the final plat map, which will be recorded along with the final plat recording.
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.
Comments: The applicant submitted a revised site plan that identifies pedestrian connections for all unit lots per the standards
during the civil construction permit application, which was reviewed and approved by the Current Planning Project manager. See
Civil Construction Permit (C23002010).
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.
Comments: The elevations of the proposed townhomes will be reviewed and approved by the Current Planning Project
Manager at the building permit stage.
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.
Comments: The plan of the materials board and color palette coded to each townhome building will be reviewed and approved
by the Current Planning Project Manager at the building permit stage.
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.
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Comments: A detailed landscape plan with utility box locations and any utility boxes that are visible to the public was designed
to be screened with berms and/or landscaping, which was reviewed and approved by the Current Planning Project Manager
prior to civil construction permit approval. See Civil Construction Permit (C23002010).
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.
Comments: The Applicant depicts the Native Growth Protection area easement as part of the final plat map, which will be
recorded as part of the final plat recording.
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.
Comments: The Applicant placed all common open space, including the pedestrian easements fronting proposed units, into
separate tracts. These are reviewed and approved during the civil construction permit application. See Civil Construction Permit
(C23002010).
. 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.
Comments: The paved width of the all the alley, except ROW 4, are reduced and shown on the revised site plan, which was
reviewed and approved by the Current Planning Project Manager prior to civil construction permit approval. See Civil
Construction Permit (C23002010).
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.
Comments: The applicant installed a landscape center island with a radius of twenty feet (20’) into the cul-de-sac, which is
approved and shown on the plan sheet L2.02 as part of the issued civil construction permit. See Civil Construction Permit
(C23002010).
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.
Comments: The applicant installed the Maxiforce Collapsible bollards within ROW 4 adjacent to the NE 12th St Sidewalk. The
location was reviewed and approved by the planning project manager prior to the issuance of the civil construction permit. See
Civil Construction Permit (C23002010).
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.
Comments: The applicant provided a safe route from the proposed subdivision to Honey Dew Elementary School as part of the
civil construction permit application, which was approved by the Public Works plan reviewers prior to the issuance of the civil
construction permit. See Civil Construction Permit (C23002010).
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.
Comments: The floor plans of the proposed townhomes will be reviewed and approved by the Current Planning Project
Manager at the building permit stage.
29. Street names shall be approved by the City and street signs shall be installed if required by City staff.
Comments: Street names were assigned by the City and showed on the final plat map, and the street signs were installed and
inspected as part of the issued civil construction permit. See Civil Construction Permit (C23002010).
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.
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Comments: Sanitary sewers were installed by the developer at no cost to the City and designed in accordance with City
standards as part of the civil construction permit. Side sewer lines were installed eight feet (8') into each lot as part of the issued
civil construction permit. See Civil Construction Permit (C23002010).
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.
Comments: The applicant submitted a utility construction plan showing all utilities are placed underground. The location and
installation were approved by the respective Department and inspected by City's inspector during civil construction. See Civil
Construction Permit (C23002010).
33. Lot corners shall be marked as required by RMC 4-7-210.
Comments: All lot corners are marked and shown on the final plat map per RMC 4-7-210.
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 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.
Comments: All cable TV conduits were installed undergrounded as other utilities to serve each lot. Conduits for service
connections were installed by the developer to serve the townhome buildings. The cost of trenching, conduit, pedestals and/or
vaults and laterals as well as easements therefore required to bring service to the development were borne by the developer.
The developer acknowledged the responsible for conduit to serve this development during civil permit construction. Franchise
permits were reviewed and approved by the City for the installation of all basic utilities serving the lots. See Franchise Permits
MFP24002828, MFP25-000683, and MFP25-001205.
34. As required by RMC 4-7-090F8a, the title of the final plat shall include the term “unit lot subdivision.”
Comments: The title of the final plat does include the term “unit lot subdivision", which will be recorded along with the final plat
recording.
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