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Home My WebLink AboutR-391004W 2 0 _ z 0 W U Q nJ 0- z d d' O W W U) DECISION The proposed preliminary plat and PUD meets all applicable criteria quoted in this decision and for that reason is APPROVED subject to the following conditions of approval below. The PUD modifications identified in Finding of Fact No. 3 are all approved as modified by these conditions of approval except for the request to modify perimeter landscaping along the eastern side of the proposal. 1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non -Significance Mitigated ERC Addendum, dated March 7, 2016. 2. The applicant shall be required to provide at least two affordable housing units, either for sale or rental in exchange for two bonus units (for a total of 34 townhomes). The additional two bonus units may be (for a total of 36 townhomes) achieved on a 1:1 ratio for either: affordable housing units, either for sale or rental; or units constructed to Built Green 3 Star (at minimum) building standards. Alternatively, the proposal shall be revised to eliminate those units which exceed the maximum density allowance pursuant to RMC 4-2-110A resulting in a 32-unit proposal. 3. The project's bylaws or CC & R's shall restrict parking across the access aisle throughout the development and no parking signage shall be posted. A copy of the bylaws and no parking signage specifications shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit. 4. The applicant shall place all protected trees which do not contribute to the sites required minimum tree density be held in perpetuity within a tree protection tract(s). A revised PUD/Plat Plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 5. The applicant shall be required to demonstrate where and how refuse and recyclables would be picked up on pick-up day to the satisfaction of the Current Planning Project Manager prior to engineering permit approval. Specifically, the applicant will be required to provide a designated refuse and recycle pickup pad, as to not block the drive aisle, for proposed Lots 14-23. 6. The applicant shall be required to demonstrate that all retaining walls can be constructed on site. Alternatively, a construction easement shall be furnished to the City allowing the ability utilize adjacent property to construct proposed retaining walls. Compliance with this condition shall be completed prior to engineering permit approval. 7. The applicant shall be required to provide, to the Current Planning Project Manager, tree retention inspection/monitoring reports after initial clearing, final grading, and annually for two years by a qualified professional forester. The inspection/monitoring reports shall identify any retained trees that develop problems due to changing site conditions and prescribe mitigation. 8. The applicant shall be required to provide specifications for the proposed the two electronically operated access gates for entry and exit just south of S 10th St, to the satisfaction of the City's Fire Department prior to engineering permit approval. 9. The applicant shall provide interpretive signage/information regarding differentiating elements (trees, landscaping, drainage, architecture, etc.) of the proposed development at a strategic place(s) on site. The sign design and site plan and location shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit/Final Plat approval whichever comes first. 10. The applicant shall revise the landscape plan to include a 10-foot wide sight obscuring visual buffer along the eastern property line (FOF 28: PUD Decision Criteria, Landscaping/Screening). If all conditions of approval are complied with the applicant will have exceeded code requirements for screening of the proposed development. 11. The applicant shall revise the landscape plan to reflect: a visual landscaping barrier, along the eastern property line, at minimum of 10-feet in width and with a mixture of plantings that have a maturity height of at least 6-feet and 100% obscurity for the entire length. The revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to engineering construction permit approval. 12. The applicant shall provide fencing along the east and south property lines, in addition to the low fencing in the front yard for each individual unit. A detailed fencing plan shall be provided identifying the location and specifications for all fencing. Fences along the courtyard in the center of the site shall not exceed forty-two inches 42-inches in height and shall have an access gate to the courtyard for all units. Perimeter fencing shall not exceed 6-feet in height. All fencing shall be made of quality materials in keeping with the architectural aesthetic of the proposed structures. The fencing plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. A 1Z N HEARING EXAMINERS FINAL DECISION ZI 0 Z 13. The applicant shall submit revised elevations for the garage doors with the provision of additional architectural details. The revised elevations shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 14. The applicant shall provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties; at the time of engineering permit review. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On -Site. 15. The applicant shall be required to dedicate approximately 1.5 feet, subject to survey verification, for required street improvements. The revised site plan shall be submitted to, and approved by, the Current Planning Project Manager, prior to construction permit. 16. The applicant shall be required to demonstrate safe walking conditions for students to/from the subject plat to bus stop locations prior to construction permit. This may include a dedicated shoulder, curb, or some other alternative as determined by the Current Planning Division. 17. The applicant shall provide revised site plan demonstrating compliance with the private open space standard of at least 15-feet in every dimension. The revised site plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval whichever comes first. If this condition of approval is met the proposal would satisfy this standard. 18. The applicant shall be required to establish a home owners' association for the development, which would be responsible for any common improvements. All common facilities, not dedicated to the City, shall be permanently maintained by the PUD home owners' association. The CC&Rs shall provide that if the homeowner's association fails to properly maintain the common facilities and integral elements of the City may do so at the expense of the association. The CC&Rs shall also provide that the provisions pertaining to the obligation to maintain common areas shall not be amended without approval of the City of Renton. 19. The applicant shall submit a revised preliminary plat plan demonstrating compliance with all recommendations of approval. The revised plat plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 20. The applicant shall revise the site plan to depict a differentiation in materials for all pedestrian connections within parking areas and/or drive aisles on site. The revised site plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. If this condition of approval is met the proposal would satisfy this standard. 21. The applicant shall submit revised elevations depicting added architectural detailing elements including lighting fixtures, contrasting materials, or special detailing along the ground floor of all units. The revised elevations shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. If this condition of approval is met the proposal would satisfy this standard. 22. The applicant shall submit a materials board subject to the approval of the Current Planning Project Manager prior to building permit approval. Acceptable materials include a combination of brick, integrally colored concrete masonry, pre -finished metal, stone, steel, glass, cast -in -place concrete, or other high quality material. If this condition of approval is met the proposal would satisfy this standard. - roNa 1p/j p�l'I 1 1 FIRST NO. REVISION L-i"1 23. The applicant shall revise the utility plan to relocate the sewer line from the pedestrian courtyard to the public looped alley. The revised utility plan shall be submitted to, and approved by, the Plan Reviewer prior to engineering permit approval. 24. All road names shall be approved by the City. 25. 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. 26. Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot in conformance with RMC 4-7-200(E). 27. 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. 28. Prior to the issuance of any occupancy permits, all common facilities, including but not limited to utilities, storm drainage, streets, recreation facilities, etc., shall be completed by the developer or, if deferred by the Planning/Building/Public Works Administrator or his/her designee, assured through a security device to the City equal to the provisions of RMC 4-9-060 29. The applicant shall dedicate right of way and construct frontage street improvements pursuant to City standards as outlined in page 21 of the staff report. 30. Where circumstances warrant, Public Works staff may require one or more public crosswalks or walkways of not less than six feet (6) in width to extend entirely across the width of the block at locations deemed necessary. Such crosswalks or walkways shall be paved for their entire width and length with a permanent surface and shall be adequately lighted at the developer's cost. 31. All lot corners at intersections of dedicated public rights -of -way, except alleys, shall have minimum radius of fifteen feet (15'). 32. 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. DATE I APPR DATED this 31 st day of May, 2016. •- , 1 "=20' I ONE IM N FULL WME rF tar ors Im SOU AOOOt10MY .A,. 01beachts_ City of Renton Hearing Examiner NOMMAU NO IM/11901 DATUM ENVIRONMENTAL REVIEW COMMITTEE (ERC) DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS-M) CITY OF A"A RENTON PURSUANT TO THE CITY OF RENTON'S ENVIRONMENTAL ORDINANCE AND SEPA (RCW 43.21 C, 1971 AS AMENDED) ON MARCH 14, 2007 THE ENVIRONMENTAL REVIEW COMMITTEE (ERC) ISSUED A DETERMINATION OF NON -SIGNIFICANCE -- MITIGATED (DNS-M) FOR THE PROJECT. THE DNS-M INCLUDED THE FOLLOWING 10 MITIGATION MEASURES: %EE)TEGIINIGAb ENGINEERING EVA ANTS CI AGE RENT9N WA REPARS9 FOR TRIBOR 1 » V �El Sc Al nE9:FEGHNIGA1 ASSE) IATCC' ING., DA:F=D jUNE 16,2998• 2. SITE CONSTRUCTION SHALL BE LIMITED TO OCCUR BETWEEN APRIL 1ST AND NOVEMBER 1ST. 3. 9 1E TO THE 3 149139SED DRAINAGE Tn Rnl 1 NG ul�GRESK, TLIC PR9 EG:F MUST AND WA:FER Q 1 A ILTITV IMPROVEMENTS. MPR 1VC\RICE ITC THE DR A INAGS REPORT MUST BE oFP1g6 no_ 4. THE APPLICANT SHALL PROVIDE DOCUMENTA11ON THAT ENSURES THAT A STORMWATER DETENTION STRUCTURE IS A PERMITTED USE OF THE OVERHEAD TRANSMISSION LINE EASEMENT (RECORDING NUMBER 5162689) AREA. THE DOCUMENTATION SHALL BE PROVIDED TO THE DEVELOPMENT SERVICES DIVISION PRIOR TO RECEIVING UTILITY CONSTRUCTION PERMITS. 5. THE APPLICANT SHALL BE REQUIRED TO PROVIDE A TEMPORARY EROSION AND SEDIMENTATION CONTROL PLAN (TESCP) DESIGNED PURSUANT TO THE DEPARTMENT OF ECOLOGY'S EROSION AND SEDIMENT CONTROL REQUIREMENTS OUTLINED IN VOLUME II OF THE MOST RECENT DEPARTMENT OF ECOLOGY STORMWATER MANAGEMENT MANUAL. THIS CONDITION SHALL BE SUBJECT TO THE REVIEW AND APPROVAL OF THE DEVELOPMENT SERVICES DIVISION PRIOR TO THE ISSUANCE OF BUILDING PERMITS. To6aIE AnTNC�_�A�_ nnaTr 19 _ -WWI-- r . • ■ ■ • a . • . • . . • . • • • • ■ . .. . ■ . ... • II r ■ r • • a . Planning/Building/Public Works Dept. * LINED OUT ITEMS ARE NO LONGER APPLICABLE TO THIS PROJECT. R 391004 IN COMPLIANCE WITH CITY OF RENTON STANDARDS *]:Mfg TiVl�l:C�7ail 2016-1 0 U) W 2 0 z sr 0 W U <C J 0- z d