Loading...
HomeMy WebLinkAboutC_Completion_of_Conditions_of_Approval_Greystoke_LLC_230530_v128 HUNDRED Completion of Conditions of Approval Conditions of Approval. Ensure all project entitlement conditions of approval are completed (i.e. Preliminary Plat Conditions, etc) – applicant to reach out to planner (Jill) and decide whether a walk through or written approval is needed. Jill confirmed to review by writing as below. Here are the Plat Conditions, please answer how each was addressed in a memo: 1. A draft agreement in a form approved by the City with the King County Recorder’s Office requiring that the one affordable housing unit remain affordable housing for fifty (50) years or the life of the development, whichever is less, shall be provided for review and approval at the time of Building Permit review to the Current Planning Project Manager and City Attorney. This agreement shall be a covenant running with the land, binding on the assigns, heirs and successors of the applicant to the satisfaction of the City Attorney. Such an agreement shall be recorded prior to Temporary Certificate of Occupancy. Already stated in the CC&R’S as shown below and submitted to the City for review: Article I “Section 5. Affordable Housing Townhome Unit Number 10. This condition and covenant applies to Townhome Unit number 10. This Unit number 10 is the 1 affordable townhome Unit as specified and described in the 28 Hundred Affordable Housing Covenant: Townhome Unit number 10 will be “Affordable” as defined by the City of Renton code as “Housing reserved for occupancy as a primary residence by eligible households whose annual income does not exceed eighty percent (80%) of the area medium income for ownership of housing, adjusted for household size, as determined by the Department of Housing and Urban Development for the Seattle Metropolitan Statistical Area. A draft agreement in a form approved by the City with the King County Recorder’s Office requiring that the one affordable housing unit remain affordable housing for fifty (50) years or the life of the development, whichever is less, shall be provided for review and approval by the Administrator of the City of Renton Economic and Development Department and City Attorney. This agreement shall be a covenant running with the land, binding on the assigns, heirs and successors of the Applicant to the satisfaction of the City Attorney. Such agreement shall be recorded prior to the initial sale of Unit number 10.” 2. A detailed landscape plan shall be submitted at the time of Construction Permit review for review and approval by the Current Planning Project Manager. This detailed landscape plan shall include, but not be limited to, the following: a. A mix of trees, shrubs, and ground cover within the 10-foot onsite required landscape strip; and b. Any utility boxes that are visible to the public shall be screened with landscaping or berms; and c. Additional Street trees within the existing landscape strip shall located between the curb and sidewalk along Harrington Ave NE where the alley/unit lot driveway is proposed; and d. The proposed stormwater vault access pads shall be removed to the maximum extent feasible to allow for compliance with the City’s landscaping regulations as well as access requirements for the maintenance of the stormwater vault. Onsite landscaping shall be installed prior to certificate of occupancy for the proposed buildings. Landscaping required within the public right-of-way shall be installed prior to the recording of the final plat. The landscape plan was submitted at the time of construction review and was approved. Landscaping has been completed. The Landscape as-built plan was completed by MacKay Landscape Services LLC (Bruce Lane who designed and prepared the original landscape plan has retired). The landscape as-built plan is shown below as Exhibit A. It is shown on the irrigation plan but it is the same as the original landscape plan. 3. An arborist shall be onsite during the installation of any proposed improvements within the drip lines of retained trees. In addition, the arborist should recommend specific care requirements to ensure the long-term health of the trees during and after construction. A city of Renton arborist was contacted and came to the site during excavation. The trees were totally protected. 4. Either the layout of the unit lot subdivision shall be revised to provide common open space with a minimum width of 20 feet and a minimum area of 3,850 square feet or a fee in lieu of common open space shall be requested in accordance with RMC 4-1-240.B.3. The revised unit lot subdivision or fee in lieu request shall be submitted at the time of Construction Permit review. Common open space in the project is 4,431 square feet as shown on the site plan. The project open space is a minimum of 20’ width. 5. Additional information shall be submitted at the time of Construction Permit review demonstrating the project’s compliance with the private open space requirements of a minimum of 250 square feet per unit with no dimension less than 8 feet in width. The distance from the west property line to the building is 22’ 10” which allows a distance of 8’ from the building to the west 250’ square feet yard property line. Thus, the yard lengths of each of the 11 units has a minimum distance of 8’. 6. All primary entry doors shall be trimmed with three and one-half inches (3 1/2") minimum head and jamb trim around the door. Revised elevations including the trim detail shall be submitted to the Current Planning Project Manager at the time of Building Permit review for review and approval prior to Building Permit issuance. This was resolved based on the plans approved during the building permit review. 7. A color palette coded to the exterior building elevations shall be provided to the Current Planning Project Manager at the time of Building Permit review for review and approval prior to Building Permit issuance. This was also resolved based on the plans approved during the building permit review. 8. The applicant shall either submit revised elevations providing the required three and one-half inches (3 1/2”) minimum trim surrounding all windows and doors and one of the following architectural details: shutters, knee braces, flower boxes, or columns, or the applicant shall submit a modification request and receive approval to vary from these standards. The revised elevations or modification request shall be submitted to the Current Planning Project Manager at the time of Building Permit review for review and approval prior to Building Permit issuance. This was resolved based on the plans approved during the building permit review. See the attached photo. 9. Details regarding trash enclosures shall be provided at the time of Building Permit review to the Current Planning Project Manager for review and approval prior to Building Permit issuance. The trash containers area is shown in the garages as was determined and approved during the building permit review. 10. A lighting plan shall be provided at the time of Building Permit review for review and approval by the Current Planning Project Manager. To ensure safety and avoid excessive brightness pedestrian scale lighting should be provided on the primary entries of each unit as well as along the pedestrian walkways as necessary to provide sufficient lighting for pedestrian safety. Exterior building lighting was installed on the buildings and entry ways as shown on the approved architectural plans. Pathway lighting (19 fixtures) are on order and will be installed in accordance with approved plans. The 19 pathway lighting fixtures are scheduled to be delivered by this Wednesday , May 31st. See the attached photos. 11. A bicycle parking detail in compliance with RMC 4-4-080.F.11.c shall be provided at the time of Building Permit review for review and approval by the Current Planning Project Manager prior to Building Permit issuance. 2’ X 6’ bike storage is shown in each garage near the trash containers area. we are in compliance with Renton code which states as follows: “However, designated bicycle parking spaces within individual garages can count toward the minimum requirement.” 12. The unit lot drive shall be revised as follows: the pavement width through the alley/unit lot drive shall not exceed 16 feet with a curb around the perimeter and a 5-foot wide sidewalk on west side (This must mean the north side?). An 8-foot wide landscape strip shall be located between the curb and sidewalk (north side of the north side sidewalk? yes). This may result in the reduction of the width of the unit lot drive tract in some areas. Where the unit lot drive width is reduced, the additional area shall be transferred to the open space areas around the project perimeter. The unit lot drive/alley shall be privately owned and maintained by a Homeowners Association for the proposed development. The alley/unit lot drive as installed is a maximum of 16’ wide. Assuming the city means the sidewalk on the north side of Building 1 (The west side lays along Harrington Avenue NE). This requirement has been confirmed and the work has been completed and verified with Jonathan Chavez. See attached photos. 13. A Homeowners Association shall be established for the maintenance of all common improvements on the project site. Draft CC & Rs for the Homeowners Association shall be submitted for review and approval by the Current Planning Project Manager and the City Attorney prior to the recording of the final plat. All of the HOA documents including the Articles of Incorporation , the Bylaws and the CC&R’s containing all of the required conditions have already been submitted for city review. 14. The common open space area fronting Unit 10 shall be revised to meet the minimum 20-foot width requirement and provide a minimum 5-foot-wide pedestrian walkway from the sidewalk in NE 12th St to the base of the stairs leading to the deck serving Unit 10. The common open space 20’ minimum width requirement has been met on the east side of Building 3. A 5 feet wide sidewalk has been installed from NE 12th Street all along the east and north sides of Building 3. The sidewalk connects to the sidewalk running from NE 13th Street along the east side of the alley/unit lot drive to Building 3. This is in accordance with the approved plan. There is not a stairway from the sidewalk to the entry way of Unit #10 up to a deck. 15. The pedestrian walkways proposed to serve Unit 4 and 5 shall be consolidated into one centrally located walkway between Buildings 1 and 2. The pedestrian walkway serving Unit 9 shall be extended across the unit lot drive through the use of a differentiated pavement pattern. The unit 4 and 5 entry ways shown on the civil plans near the walkways do not match the architectural plans that have the entry on the other side of the unit. The concrete walkways were poured per plan sheet A1.2. The sidewalk serving Unit #9 has been installed. This sidewalk runs from the sidewalk on the west side of Buildings 2 and 3 between these 2 buildings then across the alley/unit lot drive(as a concrete sidewalk) and connects to the junction of the sidewalks running from NE 13th Street and the sidewalk running along the north side of Unit #9. This sidewalk also extends into the entry way of Unit #9. This has been verified and confirmed with Jonathan Chavez. Special Note: There are 2 existing streetlights on the west side of Harrington Avenue NE. There are 2 existing streetlights on the north side of NE 12th Street and there is 1 existing streetlight on NE 13th Street at the NE corner of the project site next to the alley/unit lot driveway. All of these streetlights provide light for the project. The following parties do hereby confirm that the conditions sited above in this document are accurate to the best of their knowledge. Yves Tang Owner Stephen Martineau Contractor James W. Howton Land Use Advisor Exhibit A Landscape as-built plan (shown on irrigation plan). As indicated by the narrative in the red box the city inspector determined that this tree should not be installed because it would interfere with the stop sign. Exhibit B View looking south towards Unit 6 showing lighted entry way and 3 ½ inch frame around window. Exhibit C View looking towards Unit 9 entry way showing exterior light. Exhibit D View looking east from sidewalk along Harrington Ave showing sidewalk running between building 1 and 2 and east to sidewalk on east side of building 3. It also shows the two exterior lights on the west side of building 1 and the east side of building 2. Exhibit E Looking north down alley/unit lot driveway Exhibit F Looking north along the east side of building three showing the 5 ft wide sidewalk plus the sidewalk running to the entry way of unit 10. Exhibit G Looking north along the west side of buildings 1 and 2 showing the sidewalks to the entry ways plus the yard area for each unit larger than 250 sq ft. Exhibit H Showing sprinkler heads as part if irrigation sprinkler system. The sidewalk serves Unit 6.