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HomeMy WebLinkAboutEx_03 Compliance with Preliminary Plat Conditions SummaryPage 1 of 5 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Conditions for Plan LUA22-000122 Satisfied PLN - ERC Mitigation Measure 1. 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 regard/realign the existing ditch and upsize the existing driveway culverts. Comments: Stormwater ditch improvements extending from the existing 18-inch (18”) outfall to the southern driveway at 14024 – 154th Avenue SE have been reviewed and approved by the City under Civil Construction Permit (C23004636). The scope of work was also reviewed and approved by King County under Right-of-Way Permit (ROWP23-0016). King County ROW permit was submitted on 08/22/2023, issued on 09/19/2024, and the associated work was completed on 03/06/ 2026. PLN - Hearing Examiner Condition 1. The applicant shall comply with the mitigation measure issued as part of the Determination of Non-Significant Mitigated, dated December 12, 2022. 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. Comments: Stormwater ditch improvements extending from the existing 18-inch (18”) outfall to the southern driveway at 14024 – 154th Avenue SE have been reviewed and approved by the City under Civil Construction Permit (C23004636). The scope of work was also reviewed and approved by King County under Right-of-Way Permit (ROWP23-0016). King County ROW permit was submitted on 08/22/2023, issued on 09/19/2024, and the associated work was completed on 03/06/2026. 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. Comments: The applicant obtained Demolition Permits No. B24001341 and No. B24001342 for the removal of the existing residential structures and associated detached accessory structures. Both permits were finaled on 5/5/2025 . 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. Comments: The applicant submit a detailed landscaping 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 plan was reviewed and approved by the Current Planning Project manager prior to civil construction permit issuance. See Civil Construction Permit C23004636. 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. Comments: The applicant 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 plan was reviewed and Page 1 of 4 Page 2 of 5 approved by the Current Planning Project manager prior to civil construction permit issuance. See Civil Construction Permit (C23004636). 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. Comments: The applicant submit a detailed landscaping 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. The plan was reviewed and approved by the Current Planning Project manager prior to civil construction permit issuance. See Civil Construction Permit C23004636. 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. Comments: The applicant submit a Tree Retention Plan and Arborist report with the civil construction permit application. The revised plan showed a tree retention tract – Tract B for trees 11-28 along the Northern border of Lot 7 as shown on page 4 of the final plat map see land use permit (LUA26-000023). The updated Arborist Report thoroughly analyzed the feasibility of retaining Trees 1-10 along the norther border of Lot 19 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. The Arborist Report concludes that tree 98 was the only tree able to be retained out of trees 97-191 as 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, therefore, the Current Planning Project Manager allow removal of the trees recommended for removal by the Arborist. The Applicant would provide a surety for monitoring of tree 98 for five (5) years following completion of the homes on Lots 5 and 6. Trees 1 – 10 and any retained Trees 97 – 101 would not be placed in a tract. The Tree Retention Plan and Arborist Report were reviewed and approved by the Current Planning Project Manager prior to construction permit issuance. See civil construction permit (C23004636) and land use permit (LUA26- 000023). 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. Comments: The applicant submit a revised grading plan with the civil construction permit application. The revised plan reduces the height of the retaining wall on Lot 1 to a maximum of forty-eight inches (48") within the secondary front yard and relocates the wall to provide the required three-foot (3') landscaped setback from the public right-of-way. In addition, the revised plan depicts a reduced height of the rockery retaining walls located within the stormwater tract, Lot 11, and Lot 12 to a maximum height of seventy-two inches (72").The revised plan also includes cross-sections of the proposed retaining walls and detailed material composition sheets. These revisions were reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. See Civil Construction Permit No. C23004636. 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. Page 2 of 4 Page 3 of 5 Comments: The applicant submit an Inadvertent Discoveries Plan prepared by a qualified professional with the civil construction permit application. The plan was reviewed and approved by the Current Planning Project manager prior to civil construction permit issuance. See Civil Construction Permit C23004636. 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. Comments: The applicant provided a note on Page 2 of the final plat map under Easement Provision No. 6 identifying the purpose of the emergency vehicle access turnaround easement serving Lots 6 and 7, as well as the responsibility of the lot owners to keep the turnaround area free and clear of obstructions at all times. As the turnaround is intended to be temporary until the street is extended to provide full emergency vehicle access connectivity, the future owners of Lots 6 and 7 may extinguish the easement upon approval by the Renton Regional Fire Authority and the City’s Department of Community and Economic Development. This provision was reviewed and approved by the Current Planning Project Manager prior to plat recording. See Land Use Permit LUA26-000023. 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. Comments: The Applicant submit revised drawings with the civil construction permit application that provide a curb, gutter, eight foot (8’) wide planter strip, and five foot (5’) wide sidewalk along the east side of 153rd Ave SE abutting APN 1463400017. The plan was reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. See Civil Construction Permit C23004636. 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. Comments: The applicant submit revised drawings with specifications for temporary dead-end street signage and barricade at the terminus of the paved roadway of 153rd Ave SE . The drawings and specifications were reviewed and approved by the Current Planning Project manager prior to civil construction permit issuance. Signages and barricade are currently being installed and will be inspected by public works inspector prior to plat recording. See Civil Construction Permit (C23004636). 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. Comments: The applicant submit revised drawings with the civil construction permit application that includes specifications for a barrier designed to match the existing barrier located at the City/County line in order to prevent through vehicle traffic from utilizing 154th Avenue SE. The barrier has been designed to allow pedestrian and bicycle access while restricting vehicular passage. The barrier will be installed and inspected by Public Works inspector prior to plat recording. The revised drawings did not include ditch fencing or other warning devices because the applicant will be modifying the ditch design pursuant to MDNS Condition No. 1. The revised plans and specifications were reviewed and approved by the Current Planning Project Manager, Public Works staff and King County staff. See Civil Construction Permit (C23004636) and King County ROW Permit (ROWP23-0016) 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. Comments: The applicant submit revised drawings with the civil construction permit application incorporating pedestrian bulb- outs at intersections where on-street parking is provided. To maximize on-street parking capacity, any required fire hydrants along SE 5th Place shall be located on the north side of the street. These revisions were reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. See Civil Construction Permit C23004636. Page 3 of 4 Page 4 of 5 14. All proposed street names shall be approved by the City. Comments: The applicant submit civil construction permit plans identifying the proposed street names. The plans were reviewed and approved by the City. See Civil Construction Permit C23004636. 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. Comments: The applicant submit civil construction plans demonstrating that the sanitary sewer system will be provided by the developer at no cost to the City and designed in accordance with applicable City standards. The plans further indicate that side sewer lines have been extended a minimum of eight feet (8') into each lot where sanitary sewer mains are being provided as part of the subdivision development. The sanitary sewer system and side sewers have been installed, inspected, and approved by the Public Works inspector. See Civil Construction Permit C23004636. 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. Comments: The applicant submit civil construction plans demonstrating that all utilities designed to serve the subdivision will be installed underground. Utilities located within the parking strip have been designed and installed at a location and depth sufficient to accommodate future street tree planting. Utilities proposed beneath paved surfaces, including all service connections have been installed in accordance with City approval requirements, and all such installations were completed and approved by the Public Work inspector prior to the placement of any surface paving materials. Easements associated with the subdivision are depicted under easement provisions 1 – 6 on the second page of the final plat map (see exhibit 2) . 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. Comments: The applicant submit civil construction plans demonstrating that all cable television conduits would be installed underground concurrently with the installation of other basic utilities serving each lot. The plans further indicate that conduit for service connections would be extended to each lot line by the subdivider to avoid disturbance of street areas, sidewalks, or alley improvements when future service connections are made to individual buildings. The cost of trenching, conduit, pedestals and/or vaults, laterals, and any required easements necessary to provide service to the development would be borne by the developer and/or property owner. The developer’s responsibility would be limited to the conduit infrastructure necessary to serve the development. All conduit ends would be elbowed to final ground elevation and capped. In addition, the cable television provider supplied maps and specifications to the subdivider, inspect the installed conduit, and certify to the City that the installation has been completed under franchise permit MFP25003836. These plans and franchise permits were reviewed and approved by the city during the civil construction permit review process. See Civil Construction Permit (C23004636). 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 City surveying standards. The Applicant shall install all street name signs necessary in the subdivision. Comments: The applicant submit final plat map demonstrating that concrete permanent control monuments would be established at each controlling corner of the subdivision, as identified on Sheet four of the final plat map (see exhibit 2). Interior monuments would be installed at locations determined by the City. All survey work shall be completed in accordance with the City of Renton surveying standards, and all remaining lot corners shall be monumented consistent with applicable City surveying requirements. In addition, the applicant would install all required street name signs within the subdivision. These plans and improvements were reviewed and approved by the City prior to final plat recording. See Civil Construction Permit (C23004636) and Land Use permit (LUA26-000023). Page 4 of 4