HomeMy WebLinkAboutC_ResponsToHEXReport_170410_V1 (002)
April 10, 2017
City of Renton Development Services
Renton City Hall, 6th floor
1055 S. Grady Way
Renton, WA 98057
Re: LUA15‐000885, PP, PPUD
The following is in response to the provided HEX Report dated May 17, 2016
Section J:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non‐
Significance Mitigated ERC Addendum, dated March 7, 2016.
ERC Addendum: On May 2, 2016 the Environmental Review Committee (ERC) issued an Addendum to
the Determination of Non‐Significance – Mitigated (DNS‐M) for the project. The Addendum eliminated
Mitigation Measures #1, #3, #6, #7, #9, and #10 as they were no longer applicable to the proposal and
retained Mitigation Measures #2, #4, #5, and #8.
a. Mitigation Measure #2: Site construction shall be limited to occur between April 1st and
November 1st.
Site construction will comply with the limits established between April 1st and November
1st.
b. Mitigation Measure #4: The applicant shall provide documentation that ensures that a
stormwater detention structure is a permitted use of the overhead transmission line easement
(recording number 5162689) area. The documentation shall be provided to the Development
Services Division prior to receiving utility construction permits.
Documentation showing that the detention structure is allowed within the overhead
transmission easement has been provided by PSE.
c. Mitigation Measure #5: The applicant shall be required to provide a Temporary Erosion and
Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology’s Erosion
and Sediment Control Requirements outlined in Volume II of the most recent Department of
Ecology Stormwater Management Manual. This condition shall be subject to the review and
approval of the Development Services Division prior to the issuance of building permits.
Temporary Erosion and Sedimentation control plans and details are included with the
construction drawing permit plan set, and have been reviewed and approved by the City of
Renton Development Services Division, see sheets 5 & 6 of 19.
d. Mitigation Measure #8: The applicant shall submit information sufficient to calculate required
fire flow prior to issuance of building permits.
Fire flows have been determined and fire hydrants have been provided as confirmed by the
City of Renton Fire Marshall’s review and approval of the construction plans.
2. The applicant shall be required to provide at least two affordable housing units, either for sale or rental
in exchange for two bonus units (for a total of 34 townhomes). The additional two bonus units may
be (for a total of 36 townhomes) achieved on a 1:1 ratio for either: affordable housing units, either for
sale or rental; or units constructed to Built Green 3 Star (at minimum) building standards.
Alternatively, the proposal shall be revised to eliminate those units which exceed the maximum
density allowance pursuant to RMC 4‐2‐110A resulting in a 32‐unit proposal.
The access loop is an Alley not a Street and is not deducted from the density calculations in turn
eliminating the need for affordable units or a density bonus. Please see revised density worksheet.
3. The project’s bylaws or CC & R’s shall restrict parking across the access aisle throughout the
development and no parking signage shall be posted. A copy of the bylaws and no parking signage
specifications shall be submitted to, and approved by, the Current Planning Project Manager prior to
construction permit.
No parking information has been added to the plans, rear setbacks have been reduced to eliminate
the possibility of parking behind units. Also, CC&R’s restrict parking behind units. Please see revised
site plan and provided CC&Rs.
4. The applicant shall place all protected trees which do not contribute to the sites required minimum
tree density be held in perpetuity within a tree protection tract(s). A revised PUD/Plat Plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to construction permit
approval.
Please see the Site Plan and Horizontal Control Plan included in the construction plan set, see sheet
3 of 19.
5. The applicant shall be required to demonstrate where and how refuse and recyclables would be picked
up on pick‐up day to the satisfaction of the Current Planning Project Manager prior to engineering
permit approval. Specifically, the applicant will be required to provide a designated refuse and recycle
pickup pad, as to not block the drive aisle, for proposed Lots 14‐23.
Please see revised site plan sheet A2 that shows the refuse and recycling locations on site. All pads
are located between buildings 1‐3 and 6‐8 and located out at the front of building 4 for the use of
buildings 4 and 5. Please see sheet A2 provided.
6. The applicant shall be required to demonstrate that all retaining walls can be constructed on site.
Alternatively, a construction easement shall be furnished to the City allowing the ability utilize adjacent
property to construct proposed retaining walls. Compliance with this condition shall be completed
prior to engineering permit approval.
All retaining walls will be constructed on‐site. The retaining walls are cut walls where they are close
to the property line and can be constructed with minimal excavation.
7. 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 trees will be monitored, I am unable to provide reports until initial clearing is started but the
company that will be utilized for the monitoring will be: Greenforest Incorporated, 4747 South Lucile
Street, Seattle, WA 98118. Tel. 206‐723‐0656, Owner Favero Greenforest.
8. The applicant shall be required to provide specifications for the proposed the two electronically
operated access gates for entry and exit just south of S 10th St, to the satisfaction of the City’s Fire
Department prior to engineering permit approval.
Please see cut sheets for proposed gate operators.
9. The applicant shall provide interpretive signage/information regarding differentiating elements (trees,
landscaping, drainage, architecture, etc.) of the proposed development at a strategic place(s) on site.
The sign design and site plan and location shall be submitted to, and approved by, the Current Planning
Project Manager prior to building permit/Final Plat approval whichever comes first.
Please see the site lighting and signage plan sheet A2.1 that shows the design and locations for the
proposed interpretive signage.
10. The applicant shall revise the landscape plan to include a 10‐foot wide sight obscuring visual buffer
along the eastern property line (FOF 28: PUD Decision Criteria, Landscaping/Screening). If all
conditions of approval are complied with the applicant will have exceeded code requirements for
screening of the proposed development.
Please see the revised proposed Landscape plan sheet L‐100 and Site plan sheet A2 that show the
10’ planting buffer along the East Property line.
11. The applicant shall revise the landscape plan to reflect: a visual landscaping barrier, along the eastern
property line, at minimum of 10‐feet in width and with a mixture of plantings that have a maturity
height of at least 6‐feet and 100% obscurity for the entire length. The revised landscape plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to engineering
construction permit approval.
Please see the revised proposed Landscape plan sheet L‐100 and Site plan sheet A2 that show the
10’ planting buffer along the East Property line.
12. The applicant shall provide fencing along the east and south property lines, in addition to the low
fencing in the front yard for each individual unit. A detailed fencing plan shall be provided identifying
the location and specifications for all fencing. Fences along the courtyard in the center of the site shall
not exceed forty two inches 42‐inches in height and shall have an access gate to the courtyard for all
units. Perimeter fencing shall not exceed 6‐feet in height. All fencing shall be made of quality materials
in keeping with the architectural aesthetic of the proposed structures. The fencing plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to building permit
approval.
Please see the Fencing Plan and Details sheet L‐102 provided.
13. The applicant shall submit revised elevations for the garage doors with the provision of additional
architectural details. The revised elevations shall be submitted to, and approved by, the Current
Planning Project Manager prior to building permit approval.
Please see revised Elevations showing added windows to the garage doors sheets P‐
BLDG1_Elevations_17_0112_V2 through P_BLDG8_Elevations_17_0112_V2 provided
14. The applicant shall provide a lighting plan that adequately provides for public safety without casting
excessive glare on adjacent properties; at the time of engineering permit review. Pedestrian scale and
downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless
alternative pedestrian scale lighting has been approved administratively or is specifically listed as
exempt from provisions located in RMC 4‐4‐075 Lighting, Exterior On‐Site.
Please see lighting plan sheet A2.1 Provided.
15. The applicant shall be required to dedicate approximately 1.5 feet, subject to survey verification, for
required street improvements. The revised site plan shall be submitted to, and approved by, the
Current Planning Project Manager, prior to construction permit.
1.5’ Right‐of‐Way dedication has been shown on the Site Plan and Horizontal Control Plan, see sheet
C03, and is reflected on the Final Plat plans.
16. The applicant shall be required to demonstrate safe walking conditions for students to/from the
subject plat to bus stop locations prior to construction permit. This may include a dedicated shoulder,
curb, or some other alternative as determined by the Current Planning Division.
Please see M_SafetyMap_170410_V1 provided.
17. The applicant shall provide revised site plan demonstrating compliance with the private open space
standard of at least 15‐feet in every dimension. The revised site plan shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit approval whichever comes
first. If this condition of approval is met the proposal would satisfy this standard.
Please see the revised site plan and Narrative requesting departure from the 15’ requirement along
with email correspondence from Rocale Timmons accepting the deviation. Private open space
square footages remain equivalent or greater than what would be achieved by providing a 15’ x 15’
space.
18. The applicant shall be required to establish a home owners’ association for the development, which
would be responsible for any common improvements. All common facilities, not dedicated to the City,
shall be permanently maintained by the PUD home owners’ association. The CC&Rs shall provide that
if the homeowner’s association 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.
Please see the draft HOA/CC&Rs provided.
19. The applicant shall submit a revised preliminary plat plan demonstrating compliance with all
recommendations of approval. The revised plat plan shall be submitted to, and approved by, the
Current Planning Project Manager prior to construction permit approval.
A Site Plan and Horizontal Control Plan is included in the construction plan set, This plan reflects the
current plat configuration, see sheet 3 of 19.
20. The applicant shall revise the site plan to depict a differentiation in materials for all pedestrian
connections within parking areas and/or drive aisles on site. The revised site plan shall be submitted
t, and approved by, the Current Planning Project Manager prior to building permit approval. If this
condition of approval is met the proposal would satisfy this standard.
Please see the revised site plan sheet A2 showing differing materials for pedestrian and vehicular
circulation. Sheet A2 provided.
21. The applicant shall submit revised elevations depicting added architectural detailing elements
including lighting fixtures, contrasting materials, or special detailing along the ground floor of all units.
The revised elevations shall be submitted to, and approved by, the Current Planning Project Manager
prior to building permit approval. If this condition of approval is met the proposal would satisfy this
standard.
Please see revised building elevations sheets P_BLDG1_Elevation_17_0112_V2 through
P_BLDG8_Elevation_17_0112_V2 provided showing updated enhanced building elevations. Also,
please see email correspondence from Rocale Timmons accepting the proposed elevations revisions.
22. The applicant shall submit a materials board subject to the approval of the Current Planning Project
Manager prior to building permit approval. Acceptable materials include a combination of brick,
integrally colored concrete masonry, pre‐finished metal, stone, steel, glass, cast‐in‐place concrete, or
other high quality material. If this condition of approval is met the proposal would satisfy this
standard.
Material board was submitted on 4‐7‐2017 to the City of Renton.
23. The applicant shall revise the utility plan to relocate the sewer line from the pedestrian courtyard to
the public looped alley. The revised utility plan shall be submitted to, and approved by, the Plan
Reviewer prior to engineering permit approval.
Sanitary Sewer has been revised to under the alley. The utility plan has been reviewed and approved
by the Plan Reviewer for permit approval.
24. All road names shall be approved by the City.
Road names have been determined by the City of Renton. The alley will be named Grant Circle SE.
25. 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.
Sanitary Sewers providing service to each lot have been designed, reviewed and approved by the
City of Renton, see sheet 13 & 14 of 19. Sewer mains and side sewer service lines will be installed by
the developer at no cost to the city.
26. Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to
serve each lot in conformance with RMC 4‐7‐200(E).
Private utility service has been provided along a corridor between the buildings along the pedestrian
courtyard for cable TV, power, gas, telephone, etc., see sheet 12 of 19. Separate coordination for all
services is being provided by the developer
27. 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.
Permanent concrete monuments and lot corner will be provided/installed by the surveyor prior to
recording the Final Plat. Street name signs will be installed per City of Renton requirements, see
sheet 7 of 19.
28. 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
All utilities, streets, recreation facilities, etc. will be completed or bonded for by the developer prior
to recording of the final plat.
29. The applicant shall dedicate right of way and construct frontage street improvements pursuant to City
standards as outlined in page 21 of the staff report.
Grant Ave S ‐ Half‐street improvements including travel lane width of 10‐feet, the existing parking
lane width, 0.5‐foot wide curb, 8‐foot wide landscape planter, and a five‐foot wide sidewalk has
been provided. 1.5‐foot Right‐of‐Way dedication is also provided.
Internal Road‐ A 20.5‐foot wide alley is provided as part of the PUD in place of the usually required
53‐foot wide residential access street.
30. Where circumstances warrant, Public Works staff may require one or more public crosswalks or
walkways of not less than six feet (6') in width to extend entirely across the width of the block at
locations deemed necessary. Such crosswalks or walkways shall be paved for their entire width and
length with a permanent surface and shall be adequately lighted at the developer’s cost.
This comment is not applicable to the development. No public cross walks have been requested
during the review and approval process and thus have not been provided.
31. All lot corners at intersections of dedicated public rights‐of‐way, except alleys, shall have minimum
radius of fifteen feet (15').
This comment is not applicable to the development.
32. 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.
All utilities will be installed underground as required. Easements will be shown on and recorded
with the final plat.
If you have any additional questions, please call.
Sincerely,
David J Vincent
Project Architect