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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Conditions for Plan LUA21-000287
Satisfied
PLN - Hearing Examiner Condition
1. Tract I shall be removed from the preliminary plat and consolidated with Lot 1 and that the width of Lot 1 be
increased to comply with the 80-foot minimum width required for corner lots.
Comments: Tract I, as shown on the preliminary site plan per LUA21-000287, was removed and consolidated
with lot 1. The final plat map, LUA25-000436, depicts a tract I, however, it's location and orientation is different
compared to LUA21-000287, and lot 1 dimensions comply with the minimum 80-foot width (see page 4 of 7 of the
final plat map).
2. A Homeowner’s Association shall be created prior to the recording of the final plat for the ownership and
maintenance of all common improvements within the subdivision.
Comments: A homeowners association, Cyprus Lane Homeowners Association, has been created and filed with
the Washington Secretary of State on February 26, 2025. CC&R's defining ownership and maintenance have
been reviewed and approved and will be recorded concurrently with the recording of the final plat (see plat notes
1 and 2 on page 2 of the final plat map).
3. 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.
Comments: Demolition permits were obtained and have been finaled for the removal of all existing residences (2)
and detached accessory structures (2). B22002881, Single family residence demolition permit finaled 7/12/2023;
B22002879, garage demolition permit finaled 7/12/2023; B22002878, shop demolition permit finaled 1/6/2024;
B23003881, Single family residence demolition permit finaled 8/7/2024.
4. A detailed landscape plan shall be provided at the time of Construction Permit application that includes street tree
species from the City’s approved Street Tree list, the extension of the street frontage landscaping along the west
and south property lines of Lot 1, the addition of trees within the street frontage landscape strip abutting all lots,
and a minimum of 15 feet of landscaping around the perimeter of the proposed stormwater tracts. Tree species
selected for planting within the stormwater tracts shall be large size maturing trees such as western red cedar,
douglas fir, and western hemlock where not conflicting with stormwater infrastructure to mitigate loss of mature
trees on the subject property. The detailed landscape plan shall be provided for review and approval to the
Current Planning Project Manager.
Comments: A detailed landscape plan was submit with civil construction permit C22001966 for review and
approval by the Current Planning Project Manager. The permit was approved by the Current Planning Project
Manager and issued on June 29, 2023.
5. A final tree retention plan shall be provided at the time of Construction Permit review. The final tree retention plan
shall include larger tree species to mitigate for the removal of the existing mature trees from the project site. The
proposed protected trees within Lots 1-4, 6, 13-15, and Tracts B, C, E, F, G, and H be protected within Tree
Protection Easements. The Tree Protection Easements should encompass all protected trees within these lots
and extend to a public right-of-way. The boundary of the Tree Protection Easements should be fenced and
signed in accordance with RMC 4-4-130H.2.d. Fence construction shall be monitored onsite by the applicant’s
certified arborist to avoid root damage to the protected trees. A fencing and signage detail shall be submitted for
review and approval of the Current Planning Project Manager at the time of Construction Permit review.
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The Tree Protection Easements shall be recorded along with a covenant that clearly provides that it is the
responsibility of the servient property owner to maintain the trees of the easement. The Homeowner’s
Association shall be given access rights to the easements to maintain the trees if the servient owner fails to
properly maintain the trees. The CC&Rs may specify additional access and enforcement rights for the HOA as
found necessary by the Applicant. The CC&R’s shall further provide that the City shall have enforcement
authority against both the servient property owner and the Homeowner’s Association if the trees are not properly
maintained.
The Tree Protection Easements and covenants required by this condition should be reflected on the face of the
final plat map, subject to review and approval of the Current Planning Project Manager and City Attorney.
Comments: A tree retention plan was submit with civil construction permit C22001966 for review and approval by
the Current Planning Project Manager. The permit was approved by the Current Planning Project Manager and
issued on June 29, 2023. Tree protection easements are depicted on the pages 4 and 5 of the final plat map
(LUA25-000436) and maintenance responsibility of the trees within the easement is defined by easement
provision 10 on page 2 of the final plat map and CC&R's article 10. The easements and covenants were reviewed
and approved by the Current Planning Project Manager.
6. The applicant shall submit a revised grading plan with the civil construction permit that reduces the retaining wall
proposed on Lot 13 to a maximum of forty-eight inches (48") 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 wall extending on to Tract D shall
also be setback the required three (3) feet from the right-of-way and comply with the maximum height
requirements. The revised grading plan shall also provide cross-sections of the proposed retaining wall(s) and
detail sheets of material composition. The revised grading plan, cross-sections, and details sheets shall be
reviewed and approved by the Current Planning Project Manager prior to permit issuance.
Comments: A revised grading plan was submit with civil construction permit C22001966 for review and approval
by the Current Planning Project Manager depicting a maximum height of forty-eight (48) inches and a three (3)
foot setback from the right of way. The lot numbering was changed from preliminary plat map, LUA21-000287, to
the final plat map, LUA25-000436, thus the condition specified lot 12 and Tract D, however due to the
renumbering the wall, as referenced by the condition, is located on lot 13 and Tract D. A separate building permit
for construction of the wall, B23001267, was submit for review and approval. Both of the permits were approved
by the Current Planning Project Manager, permit C22001966 was issued on June 29, 2023 and permit
B23001267 was issued on 7/10/2025.
7. Access to Lots 4-6 shall be provided via the public alley and the driveways shown on the preliminary plat along
their respective street frontages be removed, and access to Lots 7 and 8 and 11 and 12 shall be provided via a
joint-use driveway. A note to this effect shall be recorded on the face of the Final Plat.
Comments: Driveway access to lots 4-6 was removed as shown on the issued construction permit C22001966
and access is required from the public alley per plat note 3 on page 2 of the final plat map (LUA25-000436).
Driveway access to lots 7 and 8 is provided by a joint use driveway as shown on the issued construction permit
C22001966 and access is required from the joint use driveway per plat note 3 on page 2 of the final plat map
(LUA25-000436) with a joint use driveway easement defining maintenance responsibility per easement provision
9 on page 2 of the final plat map (LUA25-000436). Access to lot 11 and 12 is not provided via a joint use
driveway as the lot configuration at time of preliminary plat, LUA21-000287, changed at the time of final plat,
LUA25-000436 due to the loss of a lot during the course of construction permit review (C22001966); at the time
of preliminary plat lot 11 and 12 both fronted and took access from Nile Ave NE, however, with the loss of one lot
the lots were reconfigured such that at the time of final plat only one lot, lot 11, fronted Nile Ave NE while lot 12
was relocated to front Orcas Ave NE. Given only one lot abuts Nile Ave NE the requirement to have a joint use
driveway is null.
8. The front yard and primary building entrances for the homes constructed on Lots 4-6 shall be required to face to
the west towards Orcas Ave NE. A note to this effect shall recorded on the face of the final short plat map.
Comments: Lots 4-6 are required to have the front yard and primary building entrances face west toward Orcas
Ave NE per plat note 4 on page 2 of the plat map.
9. The alley shall provide pavement that can support a 30-ton firetruck with 75 PSI point load and that minimum
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inside an outside turning radii shall be 25 feet and 45 feet, respectively.
Comments: Alley construction was submit for review and approval with permit C22001966 demonstrating a
pavement design to support a 30-ton firetruck with 75 PSI point load and a minimum inside an outside turning
radii shall be 25 feet and 45 feet, respectively. The permit was reviewed, approved and issued on 6/29/2023.
10. All road names shall be approved by the City
Comments: Road names as depicted on the final plat map, LUA25-000436, were reviewed and approved by the
City.
11. 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.
Comments: Sanitary sewers were designed in accordance with City standards and extended eight (8) feet into
each lot. The sewer system was reviewed, approved, issued and inspected as part of construction permit
C22001966. The sewer system was installed by the developer at no cost to the City.
12. 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 Department. All surveys shall be per the
City of Renton surveying standards. All other lot corners shall be marked per the City surveying standards. The
subdivider shall install all street name signs necessary in the subdivision.
Comments: Permanent concrete control monuments have been established at each controlling corner of the
subdivision. Interior monuments have been provided as required by the department (Community and Economic
Development, CED). Surveys have been reviewed by CED and determined to comply with the City of Renton
surveying standards. All other lot corners have been marked per the City surveying standards and verified by
CED. All lot corners are depicted on the final plat map (LUA25-000436). The developer has installed all street
name signs which were reviewed, approved, and inspected as part of permit C22001966.
13. 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 Public Works
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 Public Works
Department.
Comments: Permits for utilities designed to serve the subdivision have been reviewed and issued for
underground service. Installation was complete prior to the application of surface material. An easement for the
maintenance and operation by the utility provider is provided on the final plat map per easement provision 1 on
page 2 (LUA25-000436).
14. 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.
Comments: Cable TV conduits were installed to serve each lot. Permits for such installation were reviewed,
approved and issued. An easement for the maintenance and operation by the utility provider is provided on the
final plat map per easement provision 1 on page 2 (LUA25-000436).
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15. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of
fifteen feet (15').
Comments: All lot corners at the intersections of dedicated rights-of-way, except alleys, have a minimum radius
of fifteen (15) feet as shown on page 4 of the final plat map (LUA25-000436).
Docusign Envelope ID: 36FB39D5-041D-43D8-9D32-E064B640273E