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HomeMy WebLinkAboutC_Response_to_Preliminary_Plat_Conditions.pdf COMPLIANCE RESPONSES TO PRELIMINARY PLAT CONDITIONS OF APPROVAL AND SEPA MITIGATION MEASURES RIVER TRAIL AT ELLIOTT FARM City of Renton File Nos. LUA15-000242, ECF, PP, SA-H, MO Prepared for: Tri Pointe Homes 15900 S.E. Eastgate Way, Suite 300 Bellevue, WA 98008 February 24, 2022 Our Job No. 21397 Page 2 of 5 Project Narrative River Trail at Elliott Farm is an approved preliminary plat consisting of 45 lots, zoned R-14. The tax parcel number is 2223059004 and the property is 6.07 acres in size. The site is located on the south side and adjacent to Maple Valley Hwy (WA-169) at the eastern terminus of 140th Way SE (Private Road) in the Molasses Creek Condominiums, Section 22, Township 23 North, Range 5 East, W.M., in the City of Renton. The site is rectangular in shape with 691.70’ of frontage along Maple Valley Hwy (WA-169). Condominium units, known as Molasses Creek Phase 1, are located on the west side of the project that provides access into the project. A single family residential development, known as Pioneer Place, is located to the east and a single family residence is located south. A wetland exists at the southwest corner of the site with a 50’ buffer. The SEPA MDNS was issued on July 13, 2016 and the Hearing Examiner’s Decision of approval was issued on August 25, 2016. The final engineering plans were approved on July 14, 2021. Below are compliance responses to the conditions of preliminary plat approval as well as compliance responses to the MDNS mitigation measures: 1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non- Significance - Mitigated, dated July 15, 2016. Response- See responses to the 6 mitigation measures at the end of this report. 2. The applicant shall install or provide financial guarantees for all common landscaping and open space amenities prior to plat recording. A phasing plan and final detailed landscape plan shall be submitted with the street and utility construction permits. Response- Plat construction plans were approved July 14, 2021 and included detailed landscape plan sheets 25-36 of 46. Bonds will be posted prior to final plat approval. 3. The applicant shall incorporate into the landscaping plan a minimum of two (2) active facilities subject to staff approval that provide opportunities for physical exercise and social interaction and low-level trail lighting. The details of these amenities shall be identified on the final landscaping plan and shall be submitted to the City of Renton Project Manager with the street and utility construction permits for approval. Response- Please refer to the approved landscape plan with Trail improvements connecting to all lots in common Tract A and the recreation area with play equipment at the east end of Tract A. 4. The proposed on-site seven-foot wide trail system shall be paved with concrete, except the trail system located directly behind the rear yards of Lots 34-45. The final detailed trail system and profile plans shall be submitted to the City of Renton Project Manager with the street and utility construction permits. Response- Please refer to the Landscape Plans Sheets 27-29 of 46 and Trail Illumination Plans Sheets 43-46 of 46 in the approved civil plans July 14, 2021. Page 3 of 5 5. The applicant shall orient the front doors and front yards of the attached dwelling units on Lots 1-13 toward the street (Road A) or the common open space tracts. Each of these units shall provide a four- foot (4’) entry walkway that connects the front entry to shared common green space trail or sidewalk system. A note to this effect shall be recorded on the face of the Plat map. Each of these units shall be designed to the highest level of architectural detailing and articulation. Response- Please refer to Plat Note #16 on Sheet 2 of 5 in the final plat set. 6. The applicant shall relocate the shared common green space trail system, which runs north/south between Lots 3-18, to be located closer to the front yards of Lots 5-7 and 8-13 to provide more usable green space behind the lots. The revised plan shall be submitted along with the street and utility construction permits. Response- Please refer to the Landscape Plans Sheets 27-29 of 46 in the approved civil plans July 14, 2021. 7. The applicant shall submit a revised plat plan that includes a pedestrian entry easement that is at least fifteen feet (15') wide plus a five-foot (5') sidewalk to the north of Lots 24-26. Response- Please refer to the Plan Sheets 12-16 of 46 in the approved civil plans July 14, 2021 and Plat Note #6 in the final plat set. 8. The plat shall include a minimum of four (4) different building types (models) to provide additional character to the development. The detailed floor and elevations plans shall be submitted to the City of Renton Project Manager with the street and utility construction permits. Response- This condition will be satisfied with the plot plans at the building permit stage. 9. Prior to construction permit approval, the applicant shall submit, to the City of Renton Current Project Manager, a site plan and a roofing materials board that identifies a variety of colors throughout the development. Response- This condition will be satisfied with the plot plans at the building permit stage. 10. The applicant shall provide for the minimum standard of 24 feet (24’) along street curves. A final detailed site plan shall be submitted to, and approved by, the Current Planning Project Manager and the Plan Reviewer prior to construction permit approval. Response- Please refer to the Plan Sheets 12-16 of 46 in the approved civil plans July 14, 2021. 11. The applicant shall submit a lighting plan and final detailed landscape plan to, and approved by, the Current Planning Project Manager and the Plan Reviewer prior to construction permit issuance. Page 4 of 5 Response- Please refer to the Illumination Plans and Trail Illumination Plans 37-46 of 46 in the approved civil plans July 14, 2021. 12. The applicant shall create a Homeowners Association (“HOA”) that retains or improves the existing vegetation within the open space tract. A draft HOA document has been submitted as part of the application. A final HOA shall be submitted to, and approved by, the City of Renton Current Project Manager and the City Attorney to the extent pertinent to public subdivision review prior to Final Plat recording. Such documents shall be recorded concurrently with the Final Plat. Response- Please refer to the Articles of Incorporation dated September 21, 2021 and Sections 7.14 and Section 9.4 of the CC&Rs. 13. The applicant shall provide public easements for amenities that are outside of the right-of-way of the new public street. Response- Please refer to the River Trail at Elliott Farm CC&Rs. 14. The applicant shall provide access signage that identifies the trails system throughout the development for public access. Response- Please refer to the Landscape Plans Sheets 27-29 of 46 in the approved civil plans July 14, 2021. 15. Finding of Fact 4(E) of this decision identifies an outstanding street modification required for a shared driveway standard modification and a variance for fire access width. Unless these requirements are nullified by approved design modifications, approval of the modification and variance is required prior to final plat approval. Response- Acknowledged. The street modifications were approved with the Hearing Examiner’s decision. Mitigation Measures Issued with Determination of Non-Significance- Mitigated, dated July 13, 2016 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Terra Associates, Inc. dated February 25, 2015, or an updated report submitted at a later date. Response- Please refer to the geotechnical report in the TIR with the approved civil plans July 14, 2021. 2. The applicant shall remove the existing concrete foundation(s) within the wetland buffer and restore the affected areas by planting trees and shrubs within the 50-foot standard wetland buffer by hand and Page 5 of 5 without heavy machinery. A tree planting plan shall be provided to the Current Planning Project Manager for review and approval prior to construction permit issuance. Response- These were removed during plat construction with wetland buffer restoration. 3. The applicant shall submit the final drainage report(s) used to build the Cedarwood water quality pond, including the original design, to the City of Renton Plan Reviewer prior to construction permit issuance. Response- Please refer to the Technical Information Report (TIR) dated April 21, 2021. 4. A professional archaeological survey of the project area shall be conducted prior to ground disturbance. The results of the professional archaeological survey shall be provided to the Current Planning Project Manager for review and approval prior to construction permit issuance. Response- The archaeological survey of the project area is being provided by Tri Pointe Homes. 5. If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found, all construction activity shall stop and the owner/developer shall immediately notify the City of Renton planning department, concerned Tribes’ cultural committees, and the Washington State Department of Archeological and Historic Preservation. Response- Acknowledged. 6. The applicant shall record a covenant on the face of the plat to vacate the plats direct public access to SR 169 when a future access to a public road can be achieved either through Molasses Creek Condominium (parcel no. 5568900000) road network or via a redevelopment of the Molasses Creek parcel. Response- Please refer to Plat Note #18 on Sheet 2 of 5 in the final plat set.