HomeMy WebLinkAbout2 - Annotated HEX Conditions.pdf1
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51. As Conditioned.
RMC 4-7-210:
A. MONUMENTS:
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.
B. SURVEY:
All other lot corners shall be marked per the City surveying standards.
C. STREET SIGNS:
The subdivider shall install all street name signs necessary in the subdivision.
52. As Conditioned.
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 also approved.
1. The applicant shall comply with the mitigation measures issued as part of the
Determination of Non-Significance Mitigated, dated February 27, 2017.
2. The applicant shall submit revised elevation plans with the building permit application that
verifies compliance with the maximum wall plate height of 42 feet for each of the two
westerly buildings and 32 feet for the other buildings. The revised elevation plans shall be
reviewed and approved by the Current Planning Project Manager prior to building permit
approval.
3. The applicant shall submit a detailed landscape plan that provides the species, quantity,
planting notes, and plant spacing that meets the intent of the required visual barriers
identified in the landscape code. The plan shall be reviewed and approved by the Current
Planning Project Manager prior to building and/or construction permit approval.
4. The applicant shall submit revised plans with the building permit application that identifies
the location of bicycle parking meeting the standards of RMC 4-4-080F.11. The revised
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PPUD and Preliminary Plat - 27
plans shall be reviewed and approved by the Current Planning Project Manager prior to
building permit approval.
5. The applicant shall submit a revised floor plan with the building permit application that
identifies adequate space within the garage for refuse and recycling bins that meet the
requirements of the City’s contracted garbage and recycling hauler. The floor plan shall be
reviewed and approved by the Current Planning Project Manager prior to building and
permit approval.
6. The applicant shall submit revised grading plan that identifies the top of wall and bottom
of wall elevations verifying walls comply with the 6-foot height limitation. Additionally,
the plans shall contain a cut-sheet of wall materials that are to be composed of brick, rock,
textured or patterned concrete, or other material approved by the Current Planning Project
Manager. The revised grading plan shall be submitted with the construction permit
application to be reviewed and approved by the Current Planning Project Manager prior to
construction permit approval.
7. The applicant shall submit cut sheets with the landscape plan for the proposed play structure
(or other active recreation structure approved by the Current Planning Project Manager),
picnic table, and bench. These amenities shall be durable and appropriate for northwest
climate. The cut sheets shall be submitted with the construction permit application to be
reviewed and approved be the Current Planning Project Manager.
8. The programmed recreation areas (lawn, play area, seating, and pathways) shall be
constructed prior to Certificate of Occupancy of the first building.
9. The applicant shall submit a sample of the paver material to be used within the private alley
with the construction permit application. The paver material shall have a contrasting color
compared with the asphalt surface and be comprised of brick or stone (or similar material
as approved by the Current Planning Project Manager), and shall be reviewed and approved
by the Current Planning Project Manager prior to construction permit approval.
10. The applicant shall submit cut sheets with the construction permit application for the
planter boxes in the private alley. Additional planter boxes may be required depending on
space constraints with alley. The cut sheets shall be a component of the detailed landscape
plan submitted with the construction permit application to be reviewed and approved by
the Current Planning Project Manager.
11. The applicant shall submit a sign package as a component of the private alley/woornerf that
compliments the overall development with addresses, building numbers, and wayfinding.
The sign package shall be submitted with the construction permit application to be
reviewed and approved by the Current Planning Project Manager prior to construction
permit approval.
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12. The applicant shall submit a materials board with the building permit application for review
and approval by the Current Planning Project Manager prior to building permit approval.
13. The applicant shall submit a lighting plan that includes a photometric calculation of average
foot-candles that adequately provides for public safety without casting excessive glare on
adjacent properties. Pedestrian scale and downlighting shall be used in all cases to assure
safe pedestrian and vehicular movement. Cut sheets of decorative sconces and other
pedestrian level lighting shall be provided with the plan that compliments to woonerf,
common open space, and new residences. The lighting plan shall be submitted with the
construction permit application to be reviewed and approved by the Current Planning
Project Manager prior to construction permit approval.
14. The applicant shall establish a Homeowners Association (HOA) for the development that
would be responsible for all common improvements within Tract A. All common facilities,
not dedicated to the City, shall be permanently maintained by the PUD HOA. The
Covenants, Conditions, and Restrictions (CC&Rs) shall provide that if the HOA 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. The applicant shall provide draft CC&Rs and HOA incorporation documents
for review and approval by the Current Planning Project Manager prior to issuance of any
occupancy permit.
15. The applicant shall submit revised elevations with the building permit application that
clearly identifies compliance with the minimum 4-1/2’ wide dimension of the required
weather protection. The revised plan shall be reviewed and approved by the Current
Planning Project Manager prior to building permit approval.
16. The applicant shall submit a revised landscape plan with the construction permit application
that provides additional planters where adequate space is available along Buildings 3 and
4. The revised landscape plan shall be reviewed and approved by the Current Planning
Project Manager prior to construction permit approval.
17. The applicant shall submit revised floor plans and site plans the provide specific
calculations and dimensions of the requirement private usable abutting open space that is
compliant with the 100-square foot minimum area per lot or that provide for alternatives to
the 100-square foot requirement as proposed in Ex. 28. The revised plans shall be submitted
with the building permit application to be reviewed and approved by the Current Planning
Project Manager prior to building permit approval.
18. The applicant shall submit revised elevation plans for the unattached elevations for Units
A and B that either provide additional articulation and/or modulation that comply with the
20-foot maximum interval requirement or that provide for features that substitute for
modulation as authorized by RMC 4-3-100(E)(5). The revised elevation plans shall be
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submitted with the building permit application to be reviewed and approved by the Current
Planning Project Manager prior to building permit approval.
19. The applicant shall submit revised elevation plans with the building permit application that
provide detail of proposed enhancement techniques for the cast-in-place planters on
Buildings 1 and 2. The revised plans shall be reviewed and approved by the Current
Planning Project Manager prior to building permit approval.
20. Prior to the issuance of any occupancy permit, the developer shall furnish a security device
to the City in an amount equal to the provisions of RMC 4-9-060. Landscaping shall be
planted within one year of the date of final approval of the planned urban development, and
maintained for a period of two (2) years thereafter prior to the release of the security device.
A security device for providing maintenance of landscaping may be waived if a landscaping
maintenance contract with a reputable landscaping firm licensed to do business in the City
of Renton is executed and kept active for a two (2) year period. A copy of such contract
shall be kept on file with the Development Services Division. Landscaping shall be
maintained pursuant to requirements of RMC 4-4-070.
21. 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.
22. Maintenance: All common facilities not dedicated to the City shall be permanently
maintained by the planned urban development owner, if there is only one owner, or by the
property owners’ association, or the agent(s) thereof. In the event that such facilities are
not maintained in a responsible manner, as determined by the City, the City shall have the
right to provide for the maintenance thereof and bill the owner or property owners’
association accordingly. Such bill, if unpaid, shall become a lien against each individual
property.
23. All road/woonerf names shall be approved by the City.
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.
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 subdivider shall install all
street name signs necessary in the subdivision.
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26. Where circumstances warrant, Public Works staff may require one or more public
crosswalks or walkways of not less than six feet (6') in width at locations deemed necessary.
27. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have
minimum radius of fifteen feet (15').
28. 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.
29. Easements may be required for the maintenance and operation of utilities as specified by
the Public Works Department.
Decision issued April 25, 2017.
Hearing Examiner
DATED this 25th day of April, 2017.
City of Renton Hearing Examiner
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Appeal Right and Valuation Notices
RMC 4-8-080(G) classifies the application(s) subject to this decision as Type III applications subject
to closed record appeal to the City of Renton City Council. Appeals of the hearing examiner’s decision
must be filed within fourteen (14) calendar days from the date of the decision. A request for
reconsideration to the hearing examiner may also be filed within this 14-day appeal period.
Affected property owners may request a change in valuation for property tax purposes notwithstanding
any program of revaluation.