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HomeMy WebLinkAboutM_Response_to_HEX_Conditions_220120_v1.pdf - 1 - 18396.014-Response to HEX.docx CONFIRMATION OF COMPLIANCE WITH PRELIMINARY PLAT, STREET MODIFICATION, CRITICAL AREAS VARIANCE CONDITIONS OF APPROVAL Forest Terrace Project File Numbers: LUA18-000124, PP, VA, MOD BCE 18396 HEARING EXAMINER'S FINAL DECISION Dated December 3, 2018 CONDITION RESPONSE 1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-Significance Mitigated dated October 15, 2018. Noted below. a. Clearing and grading of subject property shall be limited to May 1 to September 30. Please refer to the construction plans approved February 16, 2021, specifying this time period for initial clearing and grading. The Forest Practice Permit was issued on May 12, 2021. b. The applicant shall comply with the recommendations of the Geotechnical Report, Protected Slope Analysis, and Response to GeoEngineers Secondary Review comments prepared by Terra Associates Inc. dated July 19, 2017, June 18, 2018 and August 14, 2018, respectively, and any future addenda to such reports. The recommendations in the July 19, 2017, geotechnical report and subsequent memorandums prepared by Terra Associates are part of the consolidated approval set issued by Development Engineering on February 16, 2021, and the Technical Information report approved by Development Engineering on September 11, 2020. c. The Applicant's geotechnical engineer shall review the project's construction plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction plans and in their opinion the plans and specifications meet the intent of the report(s). Please refer to the memorandum dated February 28, 2020, prepared by Terra Associates. d. The Applicant's geotechnical engineer shall identify those construction activities where observation on-site by a licensed geotechnical engineer should occur. Those identified activities shall be clearly stated on the construction plans to be submitted for review and approval by the Civil Plan Reviewer. Please refer to the Geotechnical Report, Protected Slope Analysis, and Response to GeoEngineers Secondary Review comments prepared by Terra Associates Inc. dated July 19, 2017, June 18, 2018, and August 14, 2018. - 2 - 18396.014-Response to HEX.docx CONDITION RESPONSE e. The Applicant's geotechnical engineer shall seal and certify all rockeries and retaining walls regardless of height on the construction plans and provide long term maintenance recommendations for future homeowners. Please refer to Rockery Detail Plan dated February 28, 2021, prepared by Terra Associates and Wall Sections Sheets 82 & 85 of 89 in the construction plan set approved February 16, 2021. f. If any utilities are constructed east and parallel of the centerline within Union Ave NE along the subject property's frontage, the Applicant shall restore the Union Ave NE roadbed (curb to curb) along the subject property's frontage to current City Standards prior to final plat recording. No utilities were constructed east of and parallel with the subject property’s frontage, therefore no full width restoration is required. g. If any utilities are only constructed west and parallel of the centerline within Union Ave NE along the subject property's frontage, the Applicant shall restore the gaps, if found to not meet City standards between the trench restorations west and parallel of the centerline to current City standards prior to final plat recording All restoration in accordance with this condition is complete. h. The Applicant shall video the approved haul route prior to the beginning of construction to identify the existing condition of the roadway. Following the completion of the plat infrastructure, the Applicant shall video the haul route again and identify the post construction condition of the roadway. The Applicant shall repair the roadway to a condition equal or better to the condition of the initial video. Repairs to the haul route shall be completed by the Applicant and reviewed and approved by the civil plan reviewer prior to final plat recording. If any repairs to the haul route roadway are required, those will be completed or bonded for prior to final plat approval. 2. The applicant shall submit a document with the final plat application to be on title notifying future owners of the presence of a gas pipeline in the vicinity and advising contact with the pipeline owner before and ground disturbance. The document shall first be reviewed and approved by the Current Planning Project Manager. The Applicant shall then record the documents with the King County Recorder's Office for each affected lot prior to their respective building permit issuance. Please refer to Plat Note #14 on Sheet 2 of 5 of the final plat set. 3. The Applicant shall remove the existing single-family residence and any outbuildings located on the subject property at 2611 Union Ave NE concurrent with plat construction and prior to final plat approval. The existing buildings were removed prior to site work. - 3 - 18396.014-Response to HEX.docx CONDITION RESPONSE 4. The applicant shall submit a revised detailed landscape plan with the civil construction permit application that identifies the street frontage landscaping buffer for each lot that includes a mixture of trees, shrubs, and groundcover to be reviewed and approved by the Current Planning Project Manager. Please refer to Detailed Landscape Plan Sheets 69 through 78 in the construction plan set approved February 16, 2021. 5. The applicant shall submit a revised detailed landscape plan with the civil construction permit application that identifies the utilities and lighting in the planter strips, provides a minimum of one (1) tree per lot with a maximum separation of 30 feet on-center for those areas not encumbered by driveways and/or utilities, and relocation of the street trees for Lots 12 and 13 into their respective front yards should the Applicant decide to remove the planter strip from the cul-de-sac. Additionally, the revised landscape plan shall provide root barrier systems within the planter strip to impede tree roots from buckling the abutting sidewalks. The revised landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Please refer to Detailed Landscape Plan Sheets 69 through 78 in the construction plan set approved February 16, 2021. 6. The applicant shall submit a revised landscape plan that provides a landscape screen around the east, south, and west perimeter of the vault consisting of trees, shrubs, and groundcover. The revised landscape plant shall also provide specifications for aesthetic treatment of the exposed vault wall along the northern perimeter of the vault in lieu of providing a substantive landscape screen. The treatment shall be a veneer surface attached to the vault that consists of brick detailing such as a garden wall bond with diagonal patterns or a comparable surface approved by the Current Planning Project Manager prior construction permit issuance. Please refer to Detailed Landscape Plan Sheets 69 through 78 in the construction plan set approved February 16, 2021. See Sheet 72 of 89 for landscape details around vault. 7. The Applicant shall submit a revised landscape plan with the civil construction review application that provides an updated caliper count for those trees counted as required planting such as street frontage landscaping minimum tree density, street trees, and storm drainage screening. The revised landscaping plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Please refer to Tree Retention Plan & Details Sheets 57 through 68 and Sheet 70 of 89 in the construction plan set approved February 16, 2021. - 4 - 18396.014-Response to HEX.docx CONDITION RESPONSE 8. The Applicant shall submit revised grading and landscape plans to be reviewed and approved by the Current Planning Project Manager that include detailed sheets of the proposed rockeries. The revised plans shall include details of the split-rail fencing surrounding the tracts, fencing, irrigation, and long term maintenance instructions for future homeowners. Any remaining caliper inches required for tree replacement that cannot be provided on-site shall be satisfied via payment of a fee-in-lieu payment into the City's Urban Forestry Program. Tree replacement and/or fee-in-lieu payment shall occur prior to final plat recording. The revised landscape plans shall undergo independent secondary review by a certified arborist, funded by the Applicant, to ensure the proposed spacing and grading conditions are suitable for the proposed replacement planting. The independent review shall specifically address whether the height of the proposed rockeries should be increased to reduce the slope of the planting area to mitigate against potential problems in sloughing soils, irrigation, and plant stability/viability. The report should specifically identify any changes in rockery height or other mitigation necessary to assure adequate soil stability and irrigation. The recommendations of the arborist report may be imposed by the Current Planning Manager as found necessary to assure adequate soil stability and irrigation. All proposed planting slopes shall be consistent with City regulations or be approved by variance and/or modifications as applicable. Please refer to Detailed Landscape Plan Sheets 69 through 78 in the construction plan set approved February 16, 2021. Sheet 73 of 89 contains the required tree schedule for tree replacement. In addition, please refer to the following reports which were submitted for the plat: · Geotechnical Report, Addendum for Lock & Load/Cut Rockery Wall Designs prepared by Terra Associates dated September 12, 2019 · Arborist Report, Tree Inventory-Addendum 2 prepared by Tree Solutions dated November 7, 2019 · Tree Retention Worksheet prepared by Tree Solutions dated January 21, 2019 9. The applicant shall submit Homeowner's Association documents with the final plat application that outline the responsibility for ownership and maintenance for maintaining the tracts, protected trees, fencing, and signage. The Applicant shall also submit permanent and irrevocable deed restrictions on the Tracts that prohibits future development. The HOA documents and deed restrictions shall be reviewed and approved by the Current Planning Project Manager prior to recording with the King County Recorder's Office with the plat. Draft CC&R’s and the HOA Articles of Incorporation will be included with the final plat submittal. Deed restrictions are contained both in the final plat and the CC&Rs. 10. The applicant shall submit a surety to ensure the survival of the replacement trees for a minimum of five (5) years. The surety shall include a warranty for each replacement tree, temporary irrigation system, and maintenance of the tracts for the five (5) year period. A bond will be posted based on the approved Tree and Plant Schedules, Sheet 73 of 89 in the construction plan set approved February 16, 2021. - 5 - 18396.014-Response to HEX.docx CONDITION RESPONSE The surety and maintenance specifications shall be executed prior to plat recording. 11. The Applicant shall submit revised grading plans that removes grading activities within the drip lines of the trees. Due to the close proximity of the proposed grading within Tract E, the Applicant shall retain a certified arborist or licensed landscape architect to monitor construction activities near the retained trees and ensure they are protected and/or to prune branches and roots, fertilize, and water as appropriate. Monitoring and other required tree protection measures during construction (RMC 4-4-130H.9) shall be incorporated into the civil construction permit plans to be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Please refer to Detailed Grading Plan, Sheet 9 of 89 in the construction plan set approved February 16, 2021. 12. The applicant shall submit revised landscape plans with the civil construction permit application that provides trees, shrubs, and ground cover planting between the lock and load retaining wall terraces with detail sheets of the wall materials. The revised landscape plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Please refer to Landscape Plan, Sheets 69-74 of 89 in the construction plan set approved February 16, 2021. 13. The applicant shall submit revised grading and landscape plan with the civil construction permit application that provides a minimum setback of three feet from the right-of-way for the proposed rockeries located on the Perkins property at 2623 union Ave NE. The setback shall be landscaped with trees, shrubs, and groundcover. Detail sheets of the proposed rockeries shall be provided with the plans. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Please refer to Landscape Planting Plan (East), Sheet 72 of 89 in the construction plan set approved February 16, 2021. 14. The Applicant shall submit a color palette for each new single-family home to be submitted with the final plat application. The color palette shall be reviewed and approved by the Current Planning Project Manager prior to plat recording. The color palette was provided separately under the model home building application. 15. The Applicant shall resubmit a revised plat plan with the civil construction permit application that identifies the cul-de-sac as a public street designed per the City's Street Standards. The revised plat plan shall reviewed and approved by the Current Planning Project Manager prior to permit issuance. The cul-de-sac on the western portion of the property shall have a minimum paved radius Please refer to Road & Drainage Plan & Profile with cul-de-sac detail, Sheet 21 of 89 in the construction plan set approved February 16, 2021. - 6 - 18396.014-Response to HEX.docx CONDITION RESPONSE of forty five feet (45') with a right-of-way radius of fifty feet (55') for the turnaround (RMC 4-6-060H4). The north side of the cul-de-sac bulb shall be designed with an 8-foot planter strip and 5 foot sidewalk to the western property line. The south side of the cul-de-sac shall be designed with a 5 foot sidewalk to the western property line but will not have to include a planter strip. Staff are authorized to authorize the cul-de-sac improvements to fall short of the western property line to the extent that staff finds a complete extension infeasible and consistent with applicable development standards. 16. The Applicant shall submit a revised utility plan with civil construction permit application that contains the current residential access street cross section for Roads A and B with the parking lane and curb-bulbs located on the opposite side of where the fire hydrants will be installed. The revised utility plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Please refer to Sewer & Water Plans and Profiles, Sheets 43-55 of 89 in the construction plan set approved February 16, 2021. 17. Any proposal to convert the stormwater vault within Tract A to a stormwater detention pond shall be considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080M.2 Acknowledged. 18. The Applicant shall prepare an agreement with Perkins property that identifies maintenance responsibilities and any needed easements necessary to maintain the rockery on the abutting 2623 Union Ave NE property. Documentation of this agreement shall be reviewed and approved by the Current Planning Project Manager prior to plat recording. The Rockery Easement and Agreement between Pulte Homes and Glen and Annetta Perkins was recorded August 12, 2021 (Instrument # 20210812001356) 19. The Applicant shall submit a revised utility plan with the civil construction permit that extends the residential access street to the western property line resulting in 5-foot wide sidewalk and 8-foot planter strip with curb along the frontage of Lots 10 and 11 and along the southern portion of Road A west of the cul-de-sac. The revised utility plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. Please refer to Road & Drainage Plan & Profile with cul-de-sac detail, Sheet 21 of 89 and Sewer & Water Plan & Profile, Sheet 46 of 89 in the construction plan set approved February 16, 2021. 20. The Applicant shall submit an individual landscape plan package with the single-family building permits for Lots 12 and 13 prepared by a licensed landscape architect that provides view obscuring This will occur at the residential building permit after final plat approval and recording. - 7 - 18396.014-Response to HEX.docx CONDITION RESPONSE plantings consisting of evergreen shrubs and trees along the base of the rockery sections greater than 10 feet in height. The landscape plans shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. 21. The Applicant shall submit a safe walking route plan with the civil construction permit application for students attending Sierra Heights Elementary School and students walking to their designated bus stop at Union Ave NE and NE 23rd Pl. The plan may include off-site improvements necessary to ensure safe walking conditions for students. The safe walking route plan shall be reviewed and approved by the Current Planning Project Manager prior to permit issuance. Pulte constructed approximately 160 LF of concrete sidewalk south of the project boundary along the west side of Union Ave to connect to the existing sidewalk along the frontage of Sierra Heights Elementary School per the approved construction plans. There is an existing sidewalk all along the west side of Union Ave to NE 23rd PL. 22. The Applicant's geotechnical engineer shall review the proposed dispersion trench location within the rear yard of Lot 10 and provide any recommendations necessary to mitigate impacts to the retaining wall or conveyance issues to downstream property owners. The geotechnical analysis of the dispersion trench shall be submitted with the civil construction permit application and reviewed and approved by the Current Planning Project Manager prior to permit issuance. Terra Associates prepared an exhibit for the Rockery Surface Drainage dated November 13, 2021. 23. All road names shall be approved by the City. Acknowledged. NE 27th Place and Shelton Avenue NE are the streets to be dedicated which required names. 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. Acknowledged. Please refer to Sewer & Water Plans and Profiles, Sheets 43-55 of 89 in the construction plan set approved February 16, 2021. 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 to the subdivision. Monuments are installed and will be punched February 1, 2022. Monument cards will be provided to the City. 26. All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be All utilities have been designed and installed underground. - 8 - 18396.014-Response to HEX.docx CONDITION RESPONSE 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. 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 alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The 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. Please refer to the Joint Trench Details in the utility plan submitted to Puget Sound Energy dated December 19, 2018. 28. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have a minimum radius of fifteen feet (15'). Please refer to Horizontal Control Plan, Sheet 5 of 89 in the construction plan set approved February 16, 2021.