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HomeMy WebLinkAboutConditions of Approval - Exhibit 4_PDF February 23, 2026 City of Renton Department of Community and Economic Development 1055 South Grady Way Renton, WA 98057 Re: Solera Townhomes – Conditions for Plan LUA20-000305, SA-M, PP, SA-H, MOD (Modification to Master Plan, Site Plan and Preliminary Plat; Street Modification, 3/14/2021) CORE Project No. 24253 Dear City of Renton Staff: The purpose of this letter is to provide a response to the Exhibit 4 Conditions of Approval comments for the Solera Townhomes project. We have addressed each comment and revised the plan/documentation accordingly. This letter contains the review comments immediately followed by our response to each in bold lettering. PLN - Administrative Decision Condition – Minor Modification Phasing 3/8/23: 1. Condition 1.d of the March 14, 2021 Solera Master Plan Decision is modified per the following: The Applicant shall complete the project phases in the sequence of the updated phasing plan as provided in Exhibit 60, with the exception of Temporary Certificate of Occupancy limitations noted below. Construction of Phase 2 may proceed concurrently with Phase 1. The City shall not issue any Temporary Certificates of Occupancy for Block A North and South Towers until the roofs have been fully installed on Block B East and West Towers. Phase 3 townhome construction shall not begin until the building permits for Phase 1 have been paid for by the Applicant and issued by the City. One block of Phase 3 townhome construction (north or south of NE 11th St) may begin following building permit issuance of Phase 1. The second block of Phase 3 townhomes may begin following building permit issuance for the second mixed use building in Phase 2. Certificates of occupancy for the townhomes will not be issued until the podium and framing for Phase 1 has passed inspection. (Modified Condition # 18). Comments: The applicant has phased the project according to Modified Condition 18 from LUA18- 000490. Specifically, Phases 1 & 2 will be complete and buildings on Block A and Block B fully occupied prior to recording of Final Plat LUA24-000221. Phase 3 (Block C and Block D) townhome construction will begin at later dates than described in the condition. Risewell Response: This condition has already been satisfied per comment above. February 23, 2026 City of Renton Page 2 J:\2021\21346\Documents\Jurisdictional Comments\2026-02-13 Final ULS - 25105783FSD 2. The applicant shall comply with all remaining conditions of approval from the Solera Master Plan Modification to Master Plan, Site Plan and Preliminary Plan, and Street Modification Hearing Examiner’s decision dated March 14, 2021. Comments: The applicant has complied with all conditions for Block A and Block B. Block C and Block D will comply with their conditions are time of their final plat recording under the preliminary plat Land-Use file LUA24-000375. Risewell Response: Acknowledged as noted herein. PLN - Administrative Decision Condition – Minor Modification Increase Dwelling Units, Parking Spaces, and Lobby/Amenity Space with Decrease in Commercial Area 8/19/21 1. The applicant shall comply with all conditions of approval from the Solera Master Plan Modification to Master Plan, Site Plan and Preliminary Plan, and Street Modification Hearing Examiner’s decision dated March 14, 2021. Comments: The applicant has complied with all conditions for Block A and Block B. Block C and Block D will comply with their conditions are time of their final plat recording under the preliminary plat Land-Use file LUA24-000375. Risewell Response: Acknowledged as noted herein. 2. The Applicant submit a glazing calculation exhibit for Block A and Block B with the building permit applications. The exhibit shall provide a comparison of glazing for each building from the approved master plan/site plan review and the modification. Any deficits in the glazing calculation shall be corrected to meet the 10% modification criterion. The glazing calculation exhibit shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant provided glazing calculation exhibits with the Block A Building Permit (B21003520) which was reviewed by the Current Planning Project Manager. The approved Block A plans are located at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9923957&dbid=0&repo=CityofRenton And the Block B Building Permit (B21004495) found here: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9924118&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 3. The applicant shall revise the roof profiles on Blocks A and B with the building permit applications to incorporate the quantity and pitch of the butterfly and shed roofs that is comparable to what was shown in the approved major modification/site plan review decision. Additional roof profiles and further refinement of the butterfly/shed roof profiles would also be considered by the Current Planning Project Manager if those profiles provide the visual interest and bulk reduction as shown on the approved plan and is consistent with the Conditional Use Permit analysis and decision that granted the additional height allowance in the initial master plan decision (Exhibit 3). The revised roof profiles shall be reviewed and approved prior to permit issuance. February 23, 2026 City of Renton Page 3 J:\2021\21346\Documents\Jurisdictional Comments\2026-02-13 Final ULS - 25105783FSD Comments: The applicant provided revised roof profiles with the Block A Building Permit (B21003520) which was reviewed by the Current Planning Project Manager. The approved Block A plans are located at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9923957&dbid=0&repo=CityofRenton And the Block B Building Permit (B21004495) found here: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9924118&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 4. The applicant shall revise Block A and Block B Elevations with the building permit application that incorporates a greater contrasting color palette with articulation features comparable to what was shown in the approved major modification/site plan review decision. Additional colors and further refinement of the articulation, exterior cladding, and material changes would also be considered by the Current Planning Project Manager if those changes provide the visual interest and bulk reduction as shown on the approved plan and is consistent with the Conditional Use Permit analysis and decision that granted the additional height allowance in the initial master plan decision (Exhibit 3). The revised elevation shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant provided revised elevations with the Block A Building Permit (B21003520) which was reviewed by the Current Planning Project Manager. The approved Block A plans are located at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9923957&dbid=0&repo=CityofRenton And the Block B Building Permit (B21004495) found here: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9924118&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. PLN - Hearing Examiner Condition: 1. The Applicant shall comply with all conditions of approval from the LUA18- 000490 Solera Master Plan decision issued December 11, 2018 and reconsideration issued January 30, 2019 with the exception of the following conditions that are either removed due to their inapplicability based on the modified master site plan or as modified: a. The following conditions are no longer applicable and removed from the master plan decision: Conditions 3,4,7, 20, 21, and 25. b. The Applicant shall raise the ground floor of the units in the three ( 3) townhome unit cluster buildings in Block D a minimum of three (3) feet above the grade of the NE 11th St and Harrington Pl NE sidewalk and provide an elevated stoop entrance for each unit. Additionally, the Applicant shall provide articulation, materials, and glazing, beyond what is required by the R-10 and R-14 Residential Design and Open space Standards, along the side elevations of the townhomes facing the street that is similar to a front elevation. These ground level features and additional exterior side wall articulation shall be shown on the elevation plans submitted with the Administrative Site Plan Review application for Block D to be reviewed and approved by the Current Planning Project Manager (Modified Condition #5). c. The Applicant shall submit open space plans for Block C and Block D that clearly indicates the amount of common open space meeting the standards of RMC 4-2- February 23, 2026 City of Renton Page 4 J:\2021\21346\Documents\Jurisdictional Comments\2026-02-13 Final ULS - 25105783FSD 115E. 2 or where applicable RMC 4-1-240B. 3, if approved. Any approved fee-in-lieu shall be paid prior to issuance of the first building permit on the respective block. The open space plans shall be reviewed and approved by the Current Planning Project Manager prior to the Block C and Block D site plan issuance. ( Modified Condition #11). d. The Applicant shall complete the project phases in the sequence of the updated phasing plan as provided in Exhibit 15. If market rate and affordable units are not distributed as identified in the Standstill Agreement, but are instead one ( 1) standalone market rate block and one ( 1) standalone affordable block, then the standalone market rate block shall be Phase 1. Construction of Phase 2 may proceed concurrently with Phase 1. Phase 3 townhome construction shall not begin until the building permits for Phase 1 have been paid for by the Applicant and issued by the City. One block of Phase 3 townhome construction (north or south of NE 11th St) may begin following building permit issuance of Phase 1. The second block of Phase 3 townhomes may begin following building permit issuance for the second mixed use building in Phase 2. Certificates of occupancy for the townhomes will not be issued until the podium and framing for Phase 1 has passed inspection. (Modified Condition # 18) e. The Applicant shall submit a street modification request with the Site Plan Review applications for Block C and Block D to modify the Unit Lot Drive standards and provide the private alley sections as shown on the townhome unit lot subdivision. The street modification decision shall be reviewed and approved by the Current Planning Project Manager with the Site Plan decision(s). ( Modified Condition #19) Comments: a. Conditions 3,4,7, 20, 21, and 25 are removed and summarized under the condition summary LUA18-000490. • Risewell Response: Acknowledged b. Ground floor elevations and additional requirements for townhome development on Block C and Block D will be reviewed by the Current Planning Project Manager for conformance with conditional requirements under the preliminary plat Land-Use file LUA24-000375. • Risewell Response: Condition was met as per the approved site plan and design review approval and will continue to do so during building permit review. c. Open space plans for Block C and Block D will be reviewed by the Current Planning Project Manager for conformance with conditional requirements under the preliminary plat Land- Use file LUA24-000375. • Risewell Response: Condition is being met per the landscape plan submittals d. The applicant has phased the project according to Modified Condition 18 from LUA18- 000490. Specifically, Phases 1 & 2 will be complete and buildings on Block A and Block B fully occupied prior to recording of Final Plat LUA24-000221. Phase 3 (Block C and Block D) townhome construction will begin at later dates than described in the condition. • Risewell Response: Acknowledged and will be constructed per the approved phasing plan in Exhibit 15 February 23, 2026 City of Renton Page 5 J:\2021\21346\Documents\Jurisdictional Comments\2026-02-13 Final ULS - 25105783FSD e. Street modifications for private modified alley sections for Block C and Block D will be reviewed by the Current Planning Project Manager for conformance with conditional requirements under the preliminary plat Land-Use file LUA24-000375. • Risewell Response: Condition has been met. 2. The Applicant shall submit revised floor plans with the building permit applications for Block A and Block B that provide at least one ground floor commercial space in each of Block A and B with grease traps and ventilation shafts for a commercial kitchen hood/ exhaust; central plumbing line; and ADA compliant bathrooms shall be provided for all commercial ground floor space which may be provided through the use of common facilities. The revised floor plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant provided revised floor plans with the Block A Building Permit (B21003520) which was reviewed by the Current Planning Project Manager. The approved Block A plans are located at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9923957&dbid=0&repo=CityofRenton And the Block B Building Permit (B21004495) found here: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9924118&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 3. The Applicant shall submit a detailed landscaping plan per the submittal requirements set forth in RMC 4-8-120D.12 and that meets the applicable landscaping standards set forth in RMC 4-4-070 with the civil construction permit application. The detailed landscaping plan shall incorporate street frontage landscaping 10-feet in width along Jefferson Lane NE abutting the two-story townhomes on Block B where it is shown deficient on the conceptual landscaping plan (Exhibit 17). The detailed landscaping plan shall provide a full and continuous planter strip void of the perpendicular paved sections, except where approved by the Current Planning Project Manager, to aid in consistent street tree spacing and to achieve maximum planting capacity. Street tree spacing and planting capacity shall take preference over stormwater bioretention facilities. The Applicant shall coordinate with the Current Planning Project Manager with selection of street tree species from the City's Approved Street Tree List. The detailed landscaping plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: Detailed landscape plans providing full and continuous planter strips were provided as part of the Civil Construction Permit (C21001020) which was reviewed by the Current Planning Project Manager. The approved plans are located at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8426507&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 4. The Applicant shall provide a tree replacement exhibit as a component of the detailed landscape plan to be submitted with the civil construction permit application. The exhibit February 23, 2026 City of Renton Page 6 J:\2021\21346\Documents\Jurisdictional Comments\2026-02-13 Final ULS - 25105783FSD shall provide a table that includes the species, quantity, caliper inch of each replacement tree and corresponding plan of where those trees will be planted on the site. The tree replacement exhibit shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: Detailed landscape plans providing a tree replacement exhibit was provided as part of the Civil Construction Permit (C21001020) which was reviewed by the Current Planning Project Manager. The approved plans are located at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8426507&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 5. The Applicant shall submit a Transportation Demand Management Plan with the civil construction permit application. The plan's primary purpose shall be to ensure residents of Solera are provided with off-street parking spaces for their registered vehicles with a secondary purpose of providing incentives for non-single occupancy vehicle trips. The plan shall guarantee a minimum of one (1) parking space for each unit in Blocks A and B via an assigned and numbered space. Remaining spaces may be allocated to residents that have an additional vehicle and for guest parking. The Applicant shall ensure that residents have an assigned parking space for every vehicle intended to be kept onsite via specific language in the resident rental agreement. The rental agreement shall include language that residents not park any of their registered vehicles on the public street within¼ mile of the site and indicate penalties for not utilizing the Solera parking garage. The plan shall provide trip reducing measures such as subsidized transit fares, vanpool/carpooling services, and commuter center. The plan shall also include a joint use parking arrangement that provides resident and guest parking in onsite commercial spaces during their respective business off- peak hours. The plan and specific language of the rental agreement as it relates to the intent for all resident parking provided within their respective assigned spaces shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: A Transportation Demand Management Plan providing off-street parking spaces and vehicle trip incentives was provided as part of the Civil Construction Permit (C21001020) which was reviewed by the Current Planning Project Manager. Additionally, parking provisions have been added to the applicant’s lease agreements. The approved plans are located at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8426507&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 6. The Applicant shall submit bicycle parking plans for Block A and Block B with their respective building permit applications. The plans shall identify the correct number of required bicycle parking spaces and provide graphic and narrative details of how the parking meet the storage, security, and space standards of RMC 4-4-080F.11.a and b. The bicycle parking plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant provided bicycle parking plans with the Block A Building Permit (B21003520) which was reviewed by the Current Planning Project Manager. The approved Block A plans are located at: February 23, 2026 City of Renton Page 7 J:\2021\21346\Documents\Jurisdictional Comments\2026-02-13 Final ULS - 25105783FSD https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9923957&dbid=0&repo=CityofRenton And the Block B Building Permit (B21004495) found here: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9924118&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 7. The Applicant shall submit a revised revised fencing plan with the civil construction permit application that provides material details, height, and location of fencing on the master site plan. The fencing shall be consistent, high-quality, and commensurate to the materials that are used throughout the development. The fencing material shall be wood, ornamental, or comparable material as approved by the Current Planning Project Manager. Chain link fencing shall not be accepted. The revised fencing plan shall bereviewed and approved by the Current Planning Project Manager prior permit issuance. Comments: The applicant provided a revised fencing plan with Civil Construction Permit (C21001020) which was reviewed by the Current Planning Project Manager. The approved plans are located at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8426507&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 8. The Applicant shall submit material and exterior finish details for the retaining wall and four ( 4) foot guard rails with the civil construction permit application. Materials and exterior finishes of the walls shall meet the retaining wall standards and provide an anti-graffiti coating. Guard rails on top of the retaining wall shall provide high visibility to and from the public sidewalk with materials and aesthetic treatments that are consistent with the gateway entry to the development. The retaining wall and guard rail details shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant provided material and exterior finish details for the retaining wall and guard rails with Civil Construction Permit (C21001020) which was reviewed by the Current Planning Project Manager. The approved plans are located at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8426507&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 9. The Applicant shall submit revised south elevations for Block B for the fa9ade not obscured by the Shell fuel facility with the building permit application. The elevations shall provide entry and facade features for the daycare and office entry that are identifiable and that are similar in architectural character as other entrances and ground level facades on Blocks A and B. The revised elevations shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant applicant provided revised elevations with the Block Building Permit (B21004495) which was reviewed by the Current Planning Project Manager. The approved Block B plans are located at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9924118&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. February 23, 2026 City of Renton Page 8 J:\2021\21346\Documents\Jurisdictional Comments\2026-02-13 Final ULS - 25105783FSD 10. The Applicant shall widen the pedestrian pathway from the NE 10th sidewalk to the daycare entrance to a minimum of five (5) feet in width on plans submitted with the civil construction permit application. The revised width shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant provided a 5 foot sidewalk per the Civil Construction Permit (C21001020) which was reviewed by the Current Planning Project Manager. The approved plans are located at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8426507&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 11. The Applicant shall submit detail sheets and quantities of all street and open space furniture including but not limited to planters, benches, group seating, refuse and recycling, bike racks, pergolas, and outdoor recreation equipment. The detail sheets and quantities shall be integrated in the detailed landscape plan submitted with the civil construction permit to be reviewed and approved by the Current Planning Project Manager. Comments: These elements were approved in the landscape plans as part of the Civil Construction Permit (C21001020) which was reviewed by the Current Planning Project Manager. The approved plans are located at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8426507&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. Condition 18 revised per Master Plan, Preliminary Plat, CU, and SM Reconsideration 1/30/2019. 12. The Applicant shall submit graphic verification that weather protection for Blocks A and B extend a at least 4.5 feet from the buildings along 75-percent of the facades facing the street and/or a narrative of how the proposed weather protection meets the intent and guidelines of the Pedestrian Environment section of the Urban Design Regulations with the building permit application. The verification and narrative shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: Applicant provided overhead weather protection per this condition within the Major Modification (LUA20-000305) which was reviewed by the Current Planning Project Manager. The approved plans are located at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8552397&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 13. The Applicant shall submit a pedestrian oriented space exhibit as a component of the detailed landscaping plan submitted with the civil construction permit. The exhibit shall provide paving details for plazas and other onsite pedestrian areas that are composed of scored concrete, pavers, stone, or comparable material approved by the Current Planning Project Manager. The exhibit shall also provide photometric lighting calculations for pedestrian oriented spaces that provide at least four (4) foot-candles (average) on the ground or meet the intent and guidelines of the Recreation and Open Space section of the Urban February 23, 2026 City of Renton Page 9 J:\2021\21346\Documents\Jurisdictional Comments\2026-02-13 Final ULS - 25105783FSD Design Regulations. A written narrative shall accompany the exhibit identifying how the delineated pedestrian-oriented spaces noted on the plan meet the meet the RMC defined criteria. The exhibit shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: These elements were approved in the landscape plans as part of the Civil Construction Permit (C21001020) which was reviewed by the Current Planning Project Manager. The approved plans are located at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8426507&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 14. The Applicant shall submit revised elevation plans with the building permit applications that replaces the blank walls located on the NE 11th St and Kirkland Ave NE frontage along Block A and the NE 11th St frontage for Block B with glazing or other architectural detailing or provide justification of a required or unavoidable blank wall with treatment as approved by the Current Planning Project Manager. The revised elevations shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: Applicant provided updated elevations in the Block A Building Permit (B21003520) which were reviewed by the Current Planning Project Manager. The approved Block A plans are located at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9923957&dbid=0&repo=CityofRenton And the Block B Building Permit (B21004495) found here: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9924118&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 15. The Applicant shall submit a revised lighting plan with the building permit application for Block A and Block B that includes detail sheets of all light fixtures and their supports. Fixtures and supports shall be pedestrian scaled and consistent with the design of the site and provide adequate foot-candle illumination in pedestrian areas as shown on a revised photometric calculation. The lighting plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: These elements were approved in the photometrics plans as part of the Civil Construction Permit (C21001020) which was reviewed by the Current Planning Project Manager. The approved plans are located at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8426507&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 16. The Applicant shall submit a rooftop equipment exhibit with the elevation plans associated with Block A and Block B building permit applications. The exhibit shall provide cross section details and identify proposed rooftop screening that is integral and complementary to architecture of the buildings. The exhibit shall be reviewed and approved by the Current Planning Project Manager. February 23, 2026 City of Renton Page 10 J:\2021\21346\Documents\Jurisdictional Comments\2026-02-13 Final ULS - 25105783FSD Comments: Applicant provided an equipment exhibit in the Block A Building Permit (B21003520) which was reviewed by the Current Planning Project Manager. The approved Block A plans are located at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9923957&dbid=0&repo=CityofRenton And the Block B Building Permit (B21004495) found here: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9924118&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 17. The Applicant shall submit a surface mounted utility plan that includes cross-section details with the civil construction permit application associated with Blocks A and B. The Applicant shall work with franchise utilities to ensure, as practical, utility boxes are located out of public ROW view, active common open spaces, and they shall not displace required landscaping areas. The plan shall provide and identify screening measures consistent with the overall design of the development. The surface mounted utility plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant provided surface mount utilities and cross sections. See Civil Construction Permit (C21001020) which was reviewed by the Current Planning Project Manager. The approved plans are located at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8426507&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 18. The Applicant shall submit revised site and floor plans with the building permit applications for Block A and Block B that detail marked loading and delivery areas that do not conflict with parking and pedestrian areas for each block. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: Applicant has provided marked loading and delivery areas in the Block A Building Permit (B21003520) which was reviewed by the Current Planning Project Manager. The approved Block A plans are located at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9923957&dbid=0&repo=CityofRenton And the Block B Building Permit (B21004495) found here: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=9924118&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 19. The Applicant shall submit a revised Traffic Impact Analysis (TIA) with the civil construction permit application that provides analysis of the northbound and southbound I-405/Sunset Blvd ramp terminal intersections. The revised TIA shall also provide a correction to the total number of units in Blocks A and B and correction to the total square footage of retail space. The revised TIA shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Comments: The applicant provided a revised TIA and can be found in the Civil Construction permit (C21001020) which was reviewed by the Current Planning Project Manager. The approved plans are located at: February 23, 2026 City of Renton Page 11 J:\2021\21346\Documents\Jurisdictional Comments\2026-02-13 Final ULS - 25105783FSD https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8426507&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 20. The Applicant shall coordinate with City staff regarding the circulation pattern of the NE Sunset Blvd frontage road abutting the angled parking during review of the civil construction permit. The final circulation plan shall be approved by the Current Planning Project Manager and Development Review Engineer prior to permit issuance. Comments: Circulation was coordinated with the applicant and Current Planning Project Manager as part of the civil plans review. See Civil Construction Permit (C21001020) found here: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8426507&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 21. Any changes to the approved project require a major modification or a minor modification. The following determines whether a proposed change will be reviewed as a major modification or a minor modification: a. Proposed project changes will be reviewed as a major modification (in other words, as a new application) unless they meet the scope for a minor modification, below. b. Proposed project changes will be reviewed as a minor modification by administrative determination, if the proposed changes do not: i. Involve more than a ten percent ( 10%) increase or decrease in any measurable aspect of the approved plan such as, but not limited to, area, scale, building height, density, commercial area, amenities, public or private open space, landscaping, parking spaces, building materials (e.g., glazing) etc.; ii. Have a substantially greater impact on the environment and/or public facilities than the approved plan; iii. Change the boundaries of the originally approved plan; and iv. Substantially alter a key feature of the approved plan. Comments: A new Major Modification has not been deemed necessary based on site plan changes. Risewell Response: This condition has already been satisfied per comment above. 22. The Applicant shall receive preliminary approval of any necessary street vacation(s) from City Council prior to issuance of the civil construction permit. Final approval of the street vacation(s) shall be completed prior to plat recording. Comments: Street vacation occurred under Ordinance 6027 located here: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8868588&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 23. All road names shall be approved by the City. February 23, 2026 City of Renton Page 12 J:\2021\21346\Documents\Jurisdictional Comments\2026-02-13 Final ULS - 25105783FSD Comments: Applicant has provided road names coordinated with the City of Renton on the Final Plat (LUA24-000221) found here: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=11402118&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 24. 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 constructed during the civil construction permit phase per this condition. See the Civil Construction Permit (C21001020) found here: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8426507&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 25. Concrete permanent control monuments shall be established at each and every controlling comer 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 comers shall be marked per the City surveying standards. The subdivider shall install all street name signs necessary in the subdivision. Comments: Monuments were constructed during the civil construction permit phase per this condition. See the Civil Construction Permit (C21001020) found here: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8426507&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 26. 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: Utilities were constructed during the civil construction permit phase per this condition and included any necessary easements. Easements are provided as a portion of the Final Plat (LUA24-000221). See the Civil Construction Permit (C21001020) found here: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8426507&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 27. 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 February 23, 2026 City of Renton Page 13 J:\2021\21346\Documents\Jurisdictional Comments\2026-02-13 Final ULS - 25105783FSD 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: Cable TV was constructed during the civil construction permit phase per this condition. See the Major Franchise Permit (MFP22000692) found here: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9255846&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. 28. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (15'). Comments: The applicant has provided a minimum of 15-foot radii on all corners per the Final Plat (LUA24-000221) found here: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=11402118&dbid=0&repo=CityofRenton Risewell Response: This condition has already been satisfied per comment above. Sincerely, CORE DESIGN, INC.