HomeMy WebLinkAboutSR_Allura_at_Tiffany_Park_Admin_Report_Exhibits_190213DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Administrative Report LUA18-000607
A. ADMINISTRATIVE DECISION
DECISION: APPROVED DENIED
REPORT DATE: February 13, 2019
Project Name: Allura @ Tiffany Park
Project File Number: PR13-007339
Land Use File Number: LUA18-000607
Project Manager: Ann Fowler, Civil Engineer III
Project Location: SW of Pierce Ave SE and E of end of SE 18th St
B. EXHIBITS:
Exhibit 1: Final Plat Plan
Exhibit 2: Compliance with Preliminary Plat Conditions Summary
C. FINDINGS OF FACT (FOF):
1. Conformance with Preliminary Plat:
Compliance Conformance with Preliminary Plat
The final plat shall:
1. Conform with only minor modifications to the preliminary plat.
2. The lot configuration and number of lots remain unchanged from the approved
preliminary plat.
3. The lots meet development standards of the Zoning Code.
4. Conditions of approval have been met as identified in Exhibit 2.
D. DECISION:
The Allura @ Tiffany Park Final Plat, File No. LUA18-000607, as depicted in Exhibit 1, is approved.
Signature and Date
C.E. ‘Chip’ Vincent, Community and Economic Development Administrator
TRANSMITTED this 13th day of February, 2019 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
MainVue Homes, LLC
1110 – 112th Ave NE, Suite 202
Bellevue, WA 98004
MainVue Homes, LLC
1110 – 112th Ave NE, Suite 202
Bellevue, WA 98004
George Newman
Barghausen Engineers
18215 72nd Ave S
Kent, WA 98032
DocuSign Envelope ID: EFF3068B-6390-4DB1-852A-D835A7243878
2/13/2019 | 12:48 PM PST
City of Renton Department of Community & Economic Development Administrative Report & Decision
ALLURA @ TIFFANY PARK LUA18-000607
February 13, 2019 Page 2 of 2
Administrative Report LUA18-000607
TRANSMITTED this 13th day of February, 2019 to the following:
Jennifer Henning, Planning Director
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property and Technical Services Manager
Vanessa Dolbee, Current Planning Manager
Craig Burnell, Building Official
Fire Marshal
E. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the decision
date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the City Council
on or before 5:00 PM on February 27, 2019. An appeal of the decision must be filed within the 14-day appeal
period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the City Council, City of
Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.F governs appeals to the City Council and
additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-
6510.
EXPIRATION: The administrative final plat decision will expire six (6) months from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-110.F. To revitalize the expired plat, the plat shall
be resubmitted as a preliminary plat. One extension to the six (6) month period may be granted by the
Administrator.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by
the approval body. The approval body may modify his decision if material evidence not readily discoverable prior
to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: EFF3068B-6390-4DB1-852A-D835A7243878
Exhibit 1DocuSign Envelope ID: EFF3068B-6390-4DB1-852A-D835A7243878
’” DocuSign Envelope ID: EFF3068B-6390-4DB1-852A-D835A7243878
DocuSign Envelope ID: EFF3068B-6390-4DB1-852A-D835A7243878
··· DocuSign Envelope ID: EFF3068B-6390-4DB1-852A-D835A7243878
DocuSign Envelope ID: EFF3068B-6390-4DB1-852A-D835A7243878
DocuSign Envelope ID: EFF3068B-6390-4DB1-852A-D835A7243878
DocuSign Envelope ID: EFF3068B-6390-4DB1-852A-D835A7243878
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Conditions for Plan LUA18-000607
Satisfied
Hearing Examiner Condition
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-Significance Mitigated,
dated September 22, 2014 except as modified below:
a. MDNS Condition 1 shall be revised as follows: all earthwork performed, implemented by the applicant, shall be consistent with
the recommendations of the geotechnical report, prepared by Associated Earth Sciences, Inc., dated September 28, 2012 or
consistent with the recommendations of the final City-approved geotechnical report.
b. MDNS Condition 6 shall be stricken and replaced with the following [as modified by the Ruling on Reconsideration]: The
applicant shall revise its landscaping plan to provide for a 10 foot wide on-site street frontage landscape strip as required by RMC
4-4-070(F)(1) for all lots and a 10 foot wide, site obscuring perimeter landscaping adjacent to areas where the retaining walls are
four or more feet in height. Landscaping at maturity must exceed the height of the adjacent retaining wall. The final detailed
landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval.
Such landscaping shall include a mixture of trees, shrubs, and groundcover as approved by the Department of Community and
Economic Development.
Comments: The earthwork performed was approved under the City approved construction permit U16-006368, consistent with
the the recommendations of the geotechnical report, prepared by Associated Earth Sciences, Inc.
The applicant revised the landscaping plan to provide for a minimum 10-foot wide on-site street frontage landscape strip per
RMC 4-4-070.F.1. All walls bordering the perimeter of the site were installed under four (4) feet in height when not providing a
10-foot wide landscaping buffer. Revised landscaping plans were approved under the construction permit U16-006368 on
August 23, 2017.
2. The applicant shall be required to demonstrate compliance with the minimum 50-foot lot width requirement for all lots with less
than 50 feet in width at the foremost points (where the side lot lines intersect with the street right-of-way line) pursuant to RMC
4-11-120. The average distance between the side lines connecting front and rear lot lines shall be submitted to the Current
Planning Project Manager prior to construction permit approval.
Comments: All lots have a minimum of 50-feet lot width per the approved civil construction plans (U16-006368). Furthermore,
the final plat drawings demonstrate compliance with the minimum 50-foot lot width requirement and the mid-point of the lot.
3. Condition No. 3 has been deleted as directed in the Ruling on Reconsideration.
Comments: Not applicable as directed in the Ruling on Reconsideration.
4. The applicant shall be required to submit a revised plat and landscaping plan, which are elements of the City’s required
construction plan set, depicting curb bulbouts at street intersections where on-street parking is located or calling
for no curb bulb outs and installation of “no parking” designations where street parking is prohibited at street
intersections. The revised plat and landscaping plan shall be submitted to and approved by the Current Planning Project Manager
prior to construction permit approval.
Comments: The developer elected to not provide curb bulb outs at street intersections within the development. "No Parking"
signs were called out on the plan sheets within the revised construction permit plan set noting the required no parking sign
location and specifications (received on January 8, 2019). The required no parking signs were installed during the plat
infrastructure improvements under Civil Construction Permit U16-006368. As part of the final plat review for Allura at Tiffany
Park, when it comes to street trees and no parking signs, there were several instances where the street tree and the no parking
signs are nearly overlapping each other. The Renton Regional Fire Authority recently made a change to support 200-foot
spacing between no parking signs. The signs installed in the field were subsequently relocated to the light poles for consistency
with the new minimum 200-foot spacing policy.
5. The applicant shall eliminate individual access directly from internal public streets for those lots abutting private streets and/or
shared driveway access easements, specifically Lots 12-14, Lots 15-17, Lots 38-40 and Lots 78-81 in shared driveways.
Page 1 of 6
Exhibit 2
DocuSign Envelope ID: EFF3068B-6390-4DB1-852A-D835A7243878
Said lots shall be required to take access from the abutting private street and/or access easement and shall not exceed access
thresholds pursuant to RMC 4-6-060.J and K. Lot 11 may access the public street directly. The revised plat plan shall be submitted
to, and approved by, the Current Planning Project Manager prior to construction permit approval. Furthermore, the access
restriction for such lots is required to be noted on the face of the Final Plat prior to recording.
Comments: The lot numbering referenced in this condition reflects the 97-lot version of the preliminary plat. In order to comply
with development standards, tree retention, stormwater, and other plat conditions of approval the final plat layout reduced the
number of lots from 97 to 94. As a result, the lot numbering has also changed. Lots 12-14 are now Lots 11-13. These lots would
utilize a shared access driveway from Tract N. Lots 15-17 are now Lots 14-16. These lots would utilize shared access driveway
from Tract O. Lots 38-40 are now Lots 37-39. These lots would utilize shared access driveway from Tract P. Lots 78-81 are now
Lots 75-78. These lots would will utilize shared access from Tract Q per the construction plans on December 7, 2016. These
changes were approved under the construction permit (U16-006368).
6. The applicant shall revise the proposed mitigation plan to depict all retaining walls on site, including lock & load walls on the
north and east sides of Wetlands B and C. The applicant shall also identify if proposed walls are anticipated to impact critical area
buffers and provide appropriate mitigation for such impacts. A Final Mitigation Plan, pursuant to RMC 4-8-120.W, shall be submitted
to, and approved by, the Current Planning Project Manager prior to construction permit approval.
Comments: The mitigation plans were revised to depict all retaining walls on-site and were approved under construction permit
U16-006368. Separate wall permits (rockery and lock & load) were also approved as part of associated building permits
(B17001407 and B17001408, respectively).
7. The temporary buffer impacts consisting of minor intrusions or disturbance from construction activities shall be restored with
appropriate grading, soil amendments, and the planting of native species to the satisfaction of the Current Planning Project
Manager. The revised mitigation plan shall be submitted to, and approved by, the Current Planning Project Manager prior to
construction permit approval.
Comments: The applicant has restored all temporary impacts to buffers with appropriate grading, soil amendments, and the
planting of native species. The mitigation plans were revised to address this requirement and approved under construction
permit U16-006368.
8. The existing wetland mitigation plan already assures that 1,331 square feet of additional wetland buffer area is being provided to
mitigate for both existing buffer impacts to Wetland E that are not associated with the Plat, as well as the loss of 14 square feet of
the Wetland E buffer which loss is associated with the extension of SE 18th Street. To provide an additional offset for the impacts
resulting from the requested exemption associated with the fill of 14 square feet of buffer to extend SE 18th Street. The applicant
has agreed to provide and shall provide enhancement to the Wetland ‘E’ buffer immediately abutting SE 18th Street, as well as
enhanced plantings adjoining that buffer area within Tract M. A revised mitigation plan shall be submitted to, and approved by, the
Current Planning Project Manager prior to construction permit approval.
Comments: All landscaping required for the final plat recording has been installed according to the revised landscaping and
revised mitigation plan. These plans were approved under construction permit U16-006368.
9. The applicant shall be required to establish a Native Growth Protection Easement over those parts of the site encompassing
wetlands and their associated buffers and place fencing and signage along the outer buffer edge prior to Final Plat approval.
Comments: The Native Growth Protection areas (wetlands and associated buffers) have been preserved in separate critical
area tracts with associate fencing and signage installed as approved with the revised landscape plans under construction permit
U16-006368.
10. The applicant shall be required to submit a fill source statement, if fill materials are brought to the site, in order to the City to
ensure only clean fill is imported prior to construction.
Comments: No fill material was used on the project. Material was exported from the site.
11. The applicant shall provide a final Tree Retention Plan, complying with the 30% tree retention SEPA mitigation measure while
demonstrating proposed retaining walls would not impact trees proposed for retention. The Final Tree Retention Plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval.
Page 2 of 6
DocuSign Envelope ID: EFF3068B-6390-4DB1-852A-D835A7243878
Comments: The approved site preserves more than thirty percent (30%) of the existing significant viable trees within designated
open space and tree retention tracts. This condition was addressed as part of the construction plan review and approved under
the construction plan approval process (Permit U16-006368). A revised Tree Protection Plan prepared by Washington Forestry
Consultants, Inc. (dated August 16, 2017) and a Tree Assessment prepared by Washington Forestry Consultants, Inc. (dated
May 24, 2018), were submitted with the Final Plat submittal. The applicant was able to retain an excess of retention over the
minimum requirement by retaining 218 trees outside of the critical areas and their associated buffers, an excess of 27 trees after
clearing and grading associated with the plat construction. No replacement trees were required.
12. The applicant shall submit a revised plat plan, which is an element of the City’s required construction plan set, depicting a safe
pedestrian crossing, across the 124th Place SE extension, for the Seattle Waterline Pedestrian Trail. The revised plat plan, as part
of the construction plan set, shall be submitted to, and approved by the Current Planning Project Manager, Community Services
Department, and the Transportation Department prior to construction permit approval.
Comments: The applicant provided a revised plat plan depicting a safe pedestrian crossing, across the 124th Pl SE extension,
for the Seattle Waterline Pedestrian Trail. The condition was satisfied and approved under construction permit U16-006368.
13. The applicant shall be required to obtain right-of-way or a public access easement through the Cedar River Pipeline, for the
extension of 124th Place SE, to the satisfaction of the Plan Reviewer prior to construction permit approval.
Comments: Condition Satisfied. A Roadway Easement and Agreement (Rec No. 20160201000402) between the City of Renton
and Seattle Public Utilities was established prior to approval of the Civil Construction Permit approval.
14. Pedestrian lighting shall be depicted on the lighting plan at the entrances of Tracts C and E (from the proposed right-of-way).
The lighting plan shall be submitted to, and approved by, the Current Planning Project Manager and the Plan Reviewer prior to
construction permit approval.
Comments: Pedestrian lighting has been provided near the entrances of both tracts. The construction and lighting plans were
approved under U16-006368.
15. The Preliminary Plat plan shall be revised so that no more than 4 lots may gain access via a shared driveway and that at least
one such lot shall meet minimum lot width requirements along a street frontage pursuant to RMC 4-7-170.D (a minimum of 80% of
the required lot width/40 feet or 35 feet along a street curve). The lot(s) which provides physical frontage along the street shall only
be allowed vehicular access from the shared private driveway. In order to provide shared access, Lots 14, 17 and 38 shall be
widened to 35 feet and take primary access from the shared driveway. The revised plat plan shall be submitted to and approved by
the Current Planning Project Manager prior to construction permit approval.
Comments: In order to comply with development standards, tree retention, stormwater, and other plat conditions of approval the
final plat layout reduced the number of lots from 97 to 94. As a result, the lot numbering has also changed due to a decrease in
the overall number of lots. As such, Lots 14, 17 and 38 have been renumbered to 13, 16 and 37. These lots have all been
widened to 35 feet at the right-of-way line, as they intersect a curve, and would take access from Tracts N, O, and P respectively.
This condition was satisfied under construction permit U16-006368.
16. The plat plan shall be revised so that all lots have no less than a 40-foot lot width where side lot lines intersect with the street
right of way or for radial lots be a minimum of 35 feet in width. Specifically, proposed Lots 14, 17, and 38 would be required to be
widened to 35 feet in order to comply with the condition. The revised plat plan shall be submitted to and approved by the Current
Planning Project Manager prior to construction permit approval.
Comments: In order to comply with development standards, tree retention, stormwater, and other plat conditions of approval the
final plat layout reduced the number of lots from 97 to 94. As a result, the lot numbering has also changed from preliminary plat
to final plat. As such, Lots 14, 17 & 38 have been renumbered to Lots 13, 16 and 37. These lots have all been widened to 35 feet
at the ROW line per construction plans received on December 7, 2016 (U16-006368).
17. The applicant shall submit a revised plat plan depicting the elimination of all pipestem lots (lots which are less than 40 feet in
width where the side lot lines intersect with the street right-of-way or for radial lots are less than 35 feet) within the subdivision.
Specifically, proposed Lots 12, 14, 15, 17, 38, 40, and 79 would be required to be eliminated or revised to meet minimum frontage
width requirements. The applicant may also submit an alternative plat plan which includes a combination of all lots fronting onto a
public street meeting minimum lot widths and those portions of the lots now proposed for shared driveway/access easements could
be placed in Shared Driveway Tracts with easements placed over them pursuant to RMC 4-6-060, Street Standards. The revised
plat plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval.
Page 3 of 6
DocuSign Envelope ID: EFF3068B-6390-4DB1-852A-D835A7243878
Comments: The final lot numbering has changed from the original lot number applied at land use application. The subject lots
have been revised to access from shared driveway tracts (Tracts "N", "O", "P", and "Q"). Shared access easements were
provided over these tracts (see notes section of Sheets 3 of 6 of the Final Plat). This condition has been satisfied as all pipestem
lots have been eliminated per the approved construction plans (received December 7, 2016).
18. Any proposal to convert the Stormwater vault within Tract A to a Stormwater detention pond be considered a Major Plat
Amendment subject to the requirements outlined under RMC 4-7-080M.2.
Comments: An underground stormwater vault was approved per the civil construction permit (U16-006368) and constructed
within Tract A.
19. The applicant shall be required to create a homeowners’ association and maintenance agreement(s) for the
shared utilities, landscape areas and maintenance and responsibilities for all shared improvements of this development. A draft of
the document(s) shall be submitted to Current Planning Project Manager for review and approval by the City Attorney and Property
Services section prior to the recording of the final plat.
Comments: The applicant created a homeowner's association maintenance agreement for all shared utilities, landscape areas
and maintenance and responsibilities for all shared improvements of this development. A draft document has been submitted for
review and approval by the City Attorney and Property Services section prior to final plat recording.
20. The applicant shall submit the results of the Phase 1 Environmental Site Assessment to the City for review. Appropriate
mitigation, if any, shall be completed prior to issuance of building permits.
Comments: A Phase I Environmental Site Assessment Final Report, prepared by EHS - International, Inc., was submitted on
May 8, 2017 to the City of Renton as part of the construction permit review. Per the results of Phase I research, no additional
action appeared warranted at the time of the report.
21. All road names shall be approved by the City.
Comments: The road names and assigned lot addresses were provided to the applicant and are detailed in the Lot Address
Table on Sheet 3 of 6 of the Final Plat.
22. Easements may be required for the maintenance and operation of utilities as specified by the Department.
Comments: All required easements for the maintenance and operation of utilities have been noted on the final plat.
23. 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: Sewer stubs are shown on the construction plans approved under construction permit U16-006368. The side sewer
lines were installed a minimum of eight feet (8’) into each lot.
24. 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.
Comments: Conduits for service connections were provided within the 10-foot Joint Use Utility Easement.
25. 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 sub-divider shall install all street name signs necessary in
the subdivision.
Comments: This condition has been satisfied and is reflected on the final plat. All required street name signs have been
installed by the developer. Control monuments have been installed punched and monument cards have been provided.
26. [This condition added as directed by the Ruling on Reconsideration to address Roof run-off]. Roof run-off that impacts
wetlands shall not be allowed mix with polluting surfaces. Category 2 wetlands may not be structurally or hydrologically
engineered for runoff quantity or quality control as required by KCSWDM Reference 5. City staff shall require design adjustments
as authorized by KCSWDM 1.2 to the extent necessary to prevent adverse impacts to wetland hydrology caused by roof runoff.
Page 4 of 6
DocuSign Envelope ID: EFF3068B-6390-4DB1-852A-D835A7243878
Comments: Run-off from all target pollution generating impervious surfaces constructed during plat improvements has been
designed and constructed to be directed to the water quality treatment and detention facilities in Tract A. As a condition of
approval of the final plat, individual drainage plans shall be submitted for all building permits demonstrating that any roof run-off
being directed to the wetlands on-site in order to maintain their hydrology will not be mixed with pollution generating impervious
surfaces (i.e. driveways).
PLN - ERC Mitigation Measure
1. All earthwork performed, implemented by the applicant, shall be consistent with the recommendations of the geotechnical report,
prepared by Associated Earth Sciences, Inc., dated September 28, 2012 or a consistent with the recommendations of the final
City-approved geotechnical report.
2. The final drainage report shall include a more detailed downstream analysis. Pursuant to KCSWDM 1.2.2.1, a Level 2
downstream analysis for ¼ mile from the project site is required. The applicant should note that Level 3 flow control could be
required as part of the Level 2 downstream analysis. A revised final drainage report and associated plans, based on the 2009 King
County Surface Water Design Manual as amended by the City of Renton, is required to be submitted to the satisfaction of the Plan
Reviewer prior to construction permit approval. The applicant shall also be required to comply with, and implement, any
recommended mitigation measures included in the revised Drainage Report.
3. The applicant shall be required to retain 30% of the significant trees on site with exclusions for those trees that are considered
dead, diseased, or dangerous, trees located within proposed rights-of-way, and trees located within the critical areas and their
associated buffers.
4. 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. The applicant shall
also be required to comply with, and implement, any recommended mitigation measures included in the inspection reports.
5. The applicant shall be required to submit a mitigation plan, prepared by a qualified professional, which will address vermin
abatement during project grading and site improvements. The vermin abatement mitigation plan shall be submitted to, and
approved by, the Current Planning Project Manager prior to construction permit approval. The applicant shall also be required to
comply and implement any recommended mitigation according to an approved plan.
6. The applicant shall revise its landscaping plan to provide for a 10 foot wide on-site street frontage landscape strip as required by
RMC 4-4-070(F)(1) for all lots and a 10 foot wide, site obscuring perimeter landscaping adjacent to areas where the retaining walls
are four or more feet in height. Landscaping at maturity must exceed the height of the adjacent retaining wall. The final detailed
landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval.
Such landscaping shall include a mixture of trees, shrubs, and groundcover as approved by the Department of Community and
Economic Development.
7. The applicant shall install a STOP sign with a stopline in thermoplastic on the southbound approach of Monroe Ave SE to SE
18th St in order to address the sight distance concerns at this intersection prior to Final Plat approval. The final design is subject to
final construction permit review prior to construction permit issuance.
8. The applicant shall submit a revised TIA including an analysis of the 124th Place SE and SE 158th St intersection sight distance
and recommend appropriate mitigation. The revised TIA shall be submitted to, and approved by, the Plan Reviewer prior to utility
construction permits. The applicant shall also be required to comply with, and implement, any recommended mitigation measures
included in the revised TIA.
9. The applicant shall install directional information signage (white letters on green background) at S Puget Drive and 116th Ave SE
facing west prior to Final Plat approval. The signs shall read “TIFFANY PARK” with a left arrow and “CASCADE” with a right arrow.
The final design is subject to final construction permit review prior to construction permit issuance.
10. An additional CROSSROAD (W2-1 symbol) warning sign with a 15MPH advisory speed shall be installed by the applicant on
the southwest directional approach to Beacon Way SE, along the north side of SE 16th St (east of Beacon Way SE). The final
design is subject to final construction permit review prior to construction permit issuance.
11. The applicant shall provide a marked crosswalk at the intersection of SE 18th St and Lake Youngs Way SE prior to Final Plat
approval. The final design is subject to final construction permit review prior to construction permit issuance.
Page 5 of 6
DocuSign Envelope ID: EFF3068B-6390-4DB1-852A-D835A7243878
Comments: 1. The earthwork performed was approved under the City approved construction permit U16-006368, consistent
with the recommendations of the geotechnical report, prepared by Associated Earth Sciences, Inc.
2. The final drainage report included a more detailed downstream analysis. A Level 2 downstream analysis, pursuant to
KCSWDM 1.2.2.1, was provided within the revised drainage report submitted and reviewed as part of the construction plan
approval under construction permit U16-006368.
3. The site plan preserves more than 30% of the existing significant trees within designated open space and tree retention tracts.
An updated arborist report was provided in May 2018 that verified the 30% tree retention requirement was maintained after final
clearing and grading associate with plat construction. The applicable plans were reviewed and approved under construction
permit U16-006368.
4. The applicant provided, to the Current Planning Project Manager, tree retention inspection/monitoring reports by a qualified
professional forester. The inspection/monitoring reports concluded that eight trees died between preliminary plat approval and
final grading. These trees were designated for replacement as provided for on the updated landscaping plan submitted with the
final plat.
5. A vermin abatement, prepared by Dominion Pest Control Services, inc., was provided to the Current Planning Project
Manager prior to construction permit approval and was approved as part of the construction permit U16-006368. The eight week
program of rodent control was implemented prior to and during construction. Over the course of the program the rodent activity
lessened steadily and many deceased deer mice were found in and around the stations. The stations were removed upon
completion of the program in 2017.
6. The applicant revised the landscaping plan to provide for a minimum 10-foot wide on-site street frontage landscape strip per
RMC 4-4-070.F.1. All walls bordering the perimeter of the site were installed under four (4) feet in height when not providing a
10-foot wide landscaping buffer. Revised landscaping plans were approved under the construction permit U16-006368 on
August 23, 2017.
7. The installation of a stop sign and stop line were included in the approved engineering plans and were installed prior to final
plat approval.
8. The applicant submit a revised TIA, prepared by Transpogroup (dated November 21, 2016). The intersection of SE 158th St
and 124th Pl SE was reevaluated for available sight distances and the new recommendation was to install a stop sign and stop
bar on the southbound approach of 124th Pl SE to mitigate any potential traffic safety impact. The approved construction permit
account for the updated recommendation of revised TIA.
9. The additional directional information signage were installed per City of Renton standards.
10. An additional CROSSROAD (W2-1 symbol) warning sign with a 15MPH advisory speed are shown on the engineering plans
and were approved under construction permit U16-006368 and installed.
11. The applicant installed a marked crosswalk at the intersection of SE 18th St and Lake Youngs Way SE under construction
permit U16-006368.
Page 6 of 6
DocuSign Envelope ID: EFF3068B-6390-4DB1-852A-D835A7243878