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HomeMy WebLinkAboutD_FPUD_Signed Decision_20170803DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENT—Renton0FINALPLANNEDURBANDEVELOPMENTREPORT&DECISIONREPORTDATE:August3,2017ProjectName:GrantPlaceTownhomesOwner(s):ApexEnterprisesGroup,LLC,521876thAveCtW,UniversityPlace,98467WashingtonCommercialInvestment,LLC,24419105thP1SE,Kent,WA98030Applicant:SatwantSingh,24419105thP1SE,Kent,WA98030Contact:DavidVincent,MilbrandtArchitects,25CentralWay,Kirkland,WA98033FileNumber:LUA17-000335,FPUDProjectManager:JillDing,SeniorPlannerProjectSummary:TheapplicantisrequestingFinalPlannedUrbanDevelopmentapprovalfortheconstructionofamulti-familydevelopmentcontaining36zerolotlinetownhomes.The213acresiteislocatedwithintheResidentialMulti-Family(RMF)zoningclassificationandiscurrentlydevelopedwithasinglefamilyresidenceproposedforremoval.Thedevelopmentwouldcomprise8separatemulti-familyresidentialstructures.ThesubjectsiteislocatedontheeastsideofGrantAveSjustnorthofS18thStat1600GrantAve5.AccesstothesiteisproposedvianewloopalleyextendedfromGrantAveS.Therearenocriticalareaslocatedonsite.UndertheapprovedPreliminaryPlannedUrbanDevelopment(LUA5-000885)thefollowingstandardswerepermittedtobemodified:streetstandards,setbackrequirements,impervioussurfacerequirements,buildingcoveragerequirements,andlotstandards.Theapplicanthasproposedenhancedopenspace,pedestrianandvehicularcirculation,pedestrianamenities,andlandscapingasapublicbenefit.ProjectLocation:1600GrantAvenue5,RentonWA,98055SiteArea:2.13acresProjectLocationMapFPUDReport_i7-000335 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeFinalPUDReport&DecisionGRANTPLACETOWNHOMESFINALPUDLUA7-000335,FPUDReportofAugust3,2017Page2of13A.EXHIBITS:Exhibit1:GrantAveTownhomesRidgeFinalPUDReportandDecisionExhibit2:SitePlanExhibit3:DetailedLandscapePlanExhibit4:FloorPlans/ArchitecturalElevationsExhibit5:Lighting/SignagePlanExhibit6:TreeRetentionPlanExhibit7:ModificationRequesttoVaryPrivateOpenSpaceDimensionalRequirementExhibit8:SafeRoutestoSchoolMapExhibit9:AdvisoryNotestoApplicantExhibit10:SommerPublicCommentLetterExhibit11:StaffResponsetoPublicCommentB.GENERALINFORMATION:ApexEnterprisesGroup,LLC1.Owner(s)ofRecord:521876thAveCtWUniversityPlace,98467WashingtonCommercialInvestment,LLC24419105thP1SEKent,WA980302.ZoningDesignation:ResidentialMulti-Family(RM-F)3.ComprehensivePlanLandUseDesignation:ResidentialHighDensity(RHD)4.ExistingSiteUse:Thereisanexistingsinglefamilyresidenceproposedforremoval.5.NeighborhoodCharacteristics:a.North:PSEpowerlineright-of-way(R-8Zone)b.East:Singlefamilyresidential(R-8Zone)c.South:Multi-familyresidential(RMFZone)d.West:Multi-Familyandvacant(RMFZone)6.SiteArea:92,721SF(2.13acres)F.ADMINSTRATIVEFINALPLANNEDURBANDEVELOPMENTREVIEWFINDINGSOFFACT:1.TheapplicantisrequestingapprovalofaFinalPlannedUrbanDevelopmentfortheconstructionofamulti-familydevelopmentcontaining36zerolotlinetownhomes.2.In2007theapplicantreceivedHearingExaminerSitePlanapprovalalongwithEnvironmentalReviewfortheconstructionofasimilar36unittownhomedevelopmentonthesamesite(LUAO7-018).However,theHearingExaminerSitePlanapprovalexpiredin2011.FinalPUDReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeFinolPUDReport&DecisionGRANTPLACETOWNHOMESFINALPUDLUA17-000335,FPUDReportofAugust3,2017Page3of133.OnMay31,2016,thesubjectprojectreceivedapprovalforthePreliminaryPlannedUrbanDevelopmentandPreliminaryPlatwith32conditionsofapproval,CityFilenumberLUA15-000885.Noappealswerefiled.4.PursuanttotheCityofRenton’sEnvironmentalOrdinanceandSEPAfRCW43.21C,1971asamended),onMarch12,2007,theEnvironmentalReviewCommittee(ERC)issuedaDeterminationofNon-Significance-Mitigated(DNS-M)fortheGrantAvenueHomesproject(LUA07-018).TheDNS-Mincluded10mitigationmeasures.A14-dayappealperiodcommencedonMarch16,2007,andendedonMarch30,2007.Noappealsofthethresholddeterminationwerefiled.5.ERCAddendum:OnMay2,2016theERCissuedanAddendumtotheDNS-Mfortheproject.TheAddendumeliminatedmitigationmeasures#1,#3,#6,#7,#9,and#10astheywerenolongerapplicabletotheproposalandretainedmitigationmeasures#2,#4,#5,and#8.a.MitigationMeasure#2:SiteconstructionshallbelimitedtooccurbetweenApril1standNovember1st.b.MitigationMeasure#4:Theapplicantshallprovidedocumentationthatensuresthatastormwaterdetentionstructureisapermitteduseoftheoverheadtransmissionlineeasementarea(recordingnumber5162689).ThedocumentationshallbeprovidedtotheDevelopmentServicesDivisionpriortoreceivingutilityconstructionpermits.c.MitigationMeasure#5:TheapplicantshallberequiredtoprovideaTemporaryErosionandSedimentationControlPlan(TESCP)designedpursuanttotheDepartmentofEcology’sErosionandSedimentControlRequirementsoutlinedinVolumeIIofthemostrecentDepartmentofEcologyStormwaterManagementManual.ThisconditionshallbesubjecttothereviewandapprovaloftheDevelopmentServicesDivisionpriortotheissuanceofbuildingpermits.d.MitigationMeasure#8:Theapplicantshallsubmitinformationsufficienttocalculaterequiredfireflowpriortoissuanceofbuildingpermits.6.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonMay25,2017.TheapplicationwasdeterminedcompleteonJune8,2017anda14-daypubliccommentperiodcommencedonJune8,2017andendedonJune22,2017.Therefore,theprojectcomplieswiththe120-dayreviewperiod.7.Onepubliccommentletterwasreceived(Exhibit10).Staffrespondedtothecitizencomments(Exhibit11).Toaddresspubliccommentsthefollowingreportcontainsanalysisrelatedtofencinganddrainage.8.Surroundingusesinclude:PSEpowerlineright-of-way(R-8Zone)tothenorth,singlefamilyresidential(R-8Zone)totheeast,multi-familyresidential(RMFZone)tothesouth,andmulti-familyandvacantproperty(RMFZone)tothewest.9.ThesiteiszonedRMFandhasaComprehensivePlandesignationofResidentialHighDensity.10.Thesiteislocatedat1600GrantAveSandisapproximately2.13acresinarea.11.Undercurrentconditionsthesiteisdevelopedwithanexistingsinglefamilyresidencetoberemoved.12.TherearenoareasrequiredtobedeductedfromthegrosssiteareaforthepurposesofcalculatingdensityastheapplicantisproposingapublicalleyinlieuofthepreviouslyproposedprivateaccesseasementunderthepreliminaryPUD.The36unitproposalwouldarriveatanetdensityof16.9dwellingunitsperacre(36units/2.136acres=16.90du/ac).13.Structureswouldbea3-storytownhousebuildingtype.Thetallestpointofthestructurewouldbeapproximately33-feetand7-inchesfromthelowestgradetothehighestpeak.Theproposedbuildingmaterialswouldbeacombinationofanaturalstone,hardypanels,lapandclearcedarsiding.14.Theresidentialunitswouldbecontainedwithin8separatebuildingsconsistingof4-5unitseach.FinalPUDReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeFinalPUDReport&DecisionGRANTPLACETOWNHOMESFINALPUDLUA7-000335,FPUDReportofAugust3,2017Page4of1315.AccesstothesitewouldbeprovidedviatwocurbcutsextendedfromGrantAveS.Thevehicularcirculationdesignwouldutilizealoopedpublicalleythatentersatthenorthwestcornerofthesiteandexitsatthesouthwestcorner.16.Residentialparkingisprovidedbothinprivategaragesandsurfaceparkingalongtheinternalcirculationsystem.Garageparkingwouldbeprovidedfor72vehicles(twovehichlesforeachofthe36residentialunits).Auxiliaryparkingintheamountofsevenparkingstallswouldbeprovidedalongtheinternalroad.Thetotalamountofstallsprovidedonsiteamountsto79parkingspaces.17.Theresidentiallotsizesrangefrom824squarefeetto1,358squarefeet.ThefollowingtableareproposedapproximatelotsizesforLots1-36:LotLotSizeSFLotLotSizeSFLotLotSizeSFLotLotSizeSFLot11,355Lot101,355Lot191,358Lot281,355Lot2824Lot11824Lot20864Lot29824Lot3998Lot12998Lot211,047Lot30998Lot4824Lot131,313Lot22864Lot311,355Lot51,355Lot141,407Lot231,421Lot321,355Lot61,355Lot15864Lot241,291Lot33824Lot7824Lot161,047Lot25824Lot34998Lot8898Lot17864Lot26998Lot35824Lot91,355Lot181,358Lot271,355Lot361,35518.Therearenocriticalareasmappedontheprojectsite.19.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreport.20.TheproposalrequiresFinalPlannedUrbanDevelopmentReview.TheplanshallbereviewedforsubstantialconformancewiththeapprovedpreliminaryplanandconsistencywiththepurposesandreviewcriteriaofRMC4-9-150G.Thefollowingtablecontainsprojectelementsintendedtocomplywiththe32conditionsofapprovalofthePreliminaryPlannedUrbanDevelopmentapproval,andthe4mitigationmeasuresissuedasapartofSEPAreviewunderCityFilenumberLUA15-000885:FINALPLANNEDANDEVELOPMENTCONDmONSCOMPUANCEAtE:A)PreliminaryPlannedUrbanDevelopmentConditions:1)TheapplicantshallComplywiththemitigationmeasuresissuedaspartoftheDeterminationofNon-SignificanceMitigatedERCAddendum,datedMarch72016.StaffComment:SeecomplianceanalysisbelowundersubsectionB)SEPAEnvironmentalReview.2)Theapplicantshallberequiredtoprovideatleasttwoaffordablehousingunits,eitherforsaleorrentalinexchangefortwobonusunits(foratotalof34townhomes).Theadditionaltwobonusunitsmaybe(foratotalof36townhomes)N/Aachievedona1:1ratioforeither:affordablehousingunits,eitherforsaleorrental;orunitsconstructedtoBuiltGreen3Star(atminimum)buildingstandards.Alternatively,theproposalshallberevisedtoeliminatethoseunitswhichexceedthemaximumdensityallowancepursuanttoRMC4-2-OAresultingina32-unitproposal.FinalPUDReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeFinalPUDReport&DecisionGRANTPLACETOWNHOMESFINALPUDLUA17-000335,FPUDReportofAugust3,2017Page5of13StaffComment:Theproposalhasbeenrevised,replacingtheprivateaccesseasementwithapublicalley.Publicalleysarenotdeductedfromthegrosssiteareaforthepurposesofcalculatingdensity,whereasaprivateaccesseasementisdeductedfordensitycalculations.Astheproposalhasremovedtheprivateaccesseasement,theproposalfor36unitsontheprojectsitenowresultsinanetdensityof16.9du/ac,whichiswithinthedensityrangepermittedintheRMFzoneandnolongerrequiresdensitybonusapproval.Thisconditionisnolongerapplicable.3)Theproject’sbylawsorCC&R’sshallrestrictparkingacrosstheaccessaislethroughoutthedevelopmentandnoparkingsignageshallbeposted.Acopyofthebylawsandnoparkingsignagespecificationsshallbesubmittedto,andapprovedby,‘theCurrentPlanningProjectManagerpriortoconstructionpermit.StaffComment:Theapplicanthasprovidedanoparkingsigndetailontheconstructionplans,inadditionrearsetbackshavebeenreducedtoeliminatethepossibilityofparkingbehindunits.Also,CC&R’srestrictparkingbehindunits.4)Theapplicantshallplaceallprotectedtreeswhichdonotcontributetothesitesrequiredminimumtreedensitybeheldinperpetuitywithinatreeprotectiontract(s).ArevisedPUD/PlatPlanshallbesubmittedto,andapprovedby,theCurrentPlanning‘ProjectManagerpriortoconstructionpermitapproval.StaffComment:TheapplicanthassubmittedarevisedPUDsiteplandesignatingaTreeProtectiontract.5)Theapplicantshallberequiredtodemonstratewhereandhowrefuseandrecyclableswouldbepickeduponpick-updaytothesatisfactionoftheCurrentPlanningProjectManagerpriortoengineeringpermitapproval.Specifically,theapplicantwillbevrequiredtoprovideadesignatedrefuseandrecyclepickuppad,astonotblockthedriveaisle,forproposedLots14-23.StaffComment:RefuseandrecyclingpadslocationswereshownonthesubmittedPUDsiteplan,theproposedlocationswouldnotblockthedriveaisleforLots14-23.6)Theapplicantshallberequiredtodemonstratethatallretainingwallscanbeconstructedonsite.Alternatively,aconstructioneasementshallbefurnishedtotheCityallowingtheabilityutilizeadjacentpropertytoconstructproposedretainingDeferredtowalls.Compliancewiththisconditionshallbecompletedpriortoengineeringpermitconstructionapproval.permitStaffComment:Theapplicanthasindicatedthatallretainingwallswillbeconstructedonsiteandthattheretainingwallsarecutwallswheretheyareclosetothepropertylineandwouldbeconstructedusingminorexcavation.Compliancewiththisconditionshallbeverifiedatthetimeofconstructionpermitreview.7)Theapplicantshallberequiredtoprovide,totheCurrentPlanningProjectManager,Deferredtotreeretentioninspection/monitoringreportsafterinitialclearing,finalgrading,andconstructionannuallyfortwoyearsbyaqualifiedprofessionalforester.Theinspection/monitoringpermitreportsshallidentifyanyretainedtreesthatdevelopproblemsduetochangingsiteconditionsandprescribemitigation.StaffComment:Deferreduntilconstruction.Deferredto8)Theapplicantshallberequiredtoprovidespecificationsfortheproposedthetwoconstructionelectronicallyoperatedaccessgatesforentryandexitjustsouthof510thSt.tothepermitsatisfactionoftheCity’sFireDepartmentpriortoengineeringpermitapproval.FinalPUDReport CityofRentonDepartmentofCommunity&EconomicDevelopmentGRANTPLACETOWNHOMESFINALPUDReportofAugust3,2017AdministrativeFinalPUDReport&DecisionLUA17-000335,FPUDPage6of1314)Theapplicantshallprovidealightingplanthatadequatelyprovidesforpublicsafetywithoutcastingexcessiveglareonadjacentproperties;atthetimeofengineeringpermitreview.Pedestrianscaleanddownlightingshallbeusedinallcasestoassuresafepedestrianandvehicularmovement,unlessalternativepedestrianscalelightinghasbeenapprovedadministrativelyorisspecificallylistedasexemptfromprovisionslocatedinRMC4-4-075Lighting,ExteriorOn-Site.StaffComment:Deferredtoconstructionpermit.9)Theapplicantshallprovideinterpretivesignage/informationregardingdifferentiatingDeferredtoelements(trees,landscaping,drainage,architecture,etc.)oftheproposedBuildingdevelopmentatastrategicplace(s)onsite.The5igndesignandsiteplanandlocationpermit/Finalshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriorPlattobuildingpermit/FinalPlatapprovalwhichevercomesfirst.StaffComment:Deferredtobuildingpermit/Finalplatapproval,whichevercomesfirst.10)Theapplicantshallrevisethelandscapeplantoincludea10-footwidesightobscuringvisualbufferalongtheeasternpropertyline(FOF28:PUDDecisionCriteria,Landscaping/Screening).Ifallconditionsofapprovalarecompliedwiththeapplicantwillhaveexceededcoderequirementsforscreeningoftheproposeddevelopment.StaffComment:AdetailedlandscapeplanwassubmittedwiththeFPUDapplicationmaterials.Thedetailedlandscapeplanincludesa10-footwidesightobscuringvisualbufferalongtheeastpropertyline.11)Theapplicantshallrevisethelandscapeplantoreflect:avisuallandscapingbarrieralongtheeasternpropertyline,atminimumof10-feetinwidthandwithamixtureofplantingsthathaveamaturityheightofatleast6-feetand100%obscurityforthe“entirelength.Therevisedlandscapeplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortoengineeringconstructionpermitapproval.StaffComment:AdetailedlandscapeplanwassubmittedwiththeFPUDapplicationmaterialsdemonstratingcompliancewiththisrequirement.12)Theapplicantshallprovidefencingalongtheeastandsouthpropertylines,inadditiontothelowfencinginthefrontyardforeachindividualunit.Adetailedfencingplanshallbeprovidedidentifyingthelocationandspecificationsforallfencing.Fencesalongthecourtyardinthecenterofthesiteshallnotexceedforty-twoinches42-inchesinheightandshallhaveanaccessgatetothecourtyardforallunits.Perimeterfencingshallnotexceed6-feetinheight.Alifencingshallbemadeofqualitymaterialsinkeepingwiththearchitecturalaestheticoftheproposedstructures.Thefencingplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapproval.StaffComment:AfencingplandemonstratingcompliancewiththisrequirementwasprovidedwiththeFPUDapplicationmaterials.13)Theapplicantshallsubmitrevisedelevationsforthegaragedoorswiththeprovisionofadditionalarchitecturaldetails.Therevisedelevationsshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitv’approval.StaffComment:Theapplicanthasrevisedthegarageelevationstoincludeadditionalglazinginthegaragedoors,whichaddressesthiscondition.VFinalPUDReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeFinalPUDReport&DecisianGRANTPLACETOWNHOMESFINALPUDLUA7-000335,FPUDReportofAugust3,2017Page7of13StaffComment:TheapplicantsubmittedalightingplanincompliancewiththisrequirementwiththeFPUDapplicationmaterials.15)Theapplicantshallberequiredtodedicateapproximately1.5feet,subjecttosurveyDeferredtoverification,forrequiredstreetimprovements.TherevisedsiteplanshallbeConstructionsubmittedto,andapprovedby,theCurrentPlanningProjectManager,priortoPermitconstructionpermit.StaffComment:Deferredtoconstructionpermit.16)Theapplicantshallberequiredtodemonstratesafewalkingconditionsforstudentsto/fromthesubjectplattobusstoplocationspriortoconstructionpermit.Thismayincludeadedicatedshoulder,curb,orsomeotheralternativeasdeterminedbythe‘CurrentPlanningDivision.StaffComment:ASafeRoutestoSchoolmap(Exhibit8)wassubmittedwiththeFPUDapplicationmaterialsdemonstratingthereisasafewalkingrouteforstudentstotheexistingschoolbusstop.17)Theapplicantshallproviderevisedsiteplandemonstratingcompliancewiththeprivateopenspacestandardofatleast15-feetineverydimension.Therevisedsiteplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapprovalwhichevercomesfirst.Ifthisconditionofapprovalismettheproposalwouldsatisfythisstandard.StaffComment:Theapplicantsubmittedamodificationrequest(Exhibit7)tothis..standardthatwouldallowtheprivateopenspacetobereducedtoaminimumdimensionCompliant,1’of12.4-feetandprovideaminimumareaof223squarefeet.InaccordancewithRMC4-Conditionof9-150E.2,theminimumdimensionalstandardsmaybemodifiedthroughtheplannedApprovalisurbandevelopmentreviewprocess;provided,thattheminimumarearequirementofMet225squarefeetismaintained.Theproposaltoreducetheminimumdimensionalrequirementfrom15-feetto12.4-feetisacceptableprovidedtheproposalfor223squarefeetisincreasedtotheminimumrequirementof225squarefeet.Staffrecommends,asaconditionofapproval,thatarevisedsiteplanbeprovideddemonstratingcompliancewithRMC4-9-150E.d,whichspecifiesthatprivateopenspacewithaminimumdimensionof15-feetshallbeprovidedoratotalareaof225squarefeetofprivateopenspacebeprovided.TherevisedsiteplanshallbeprovidedatthetimeofbuildingpermitreviewtotheCurrentPlanningProjectManagerforreviewandapproval.18)Theapplicantshallberequiredtoestablishahomeowners’associationforthedevelopment,whichwouldberesponsibleforanycommonimprovements.Allcommonfacilities,notdedicatedtotheCity,shallbepermanentlymaintainedbythePUDhomeowners’association.TheCC&Rsshallprovidethatifthehomeowner’sDeferredtoassociationfailstoproperlymaintainthecommonfacilitiesandintegralelementsofFinalPlattheCitymaydosoattheexpenseoftheassociation.TheCC&RsshallalsoprovidethattheprovisionspertainingtotheobligationtomaintaincommonareasshallnotbeamendedwithoutapprovaloftheCityofRenton.StaffComment:DraftCC&RshavebeensubmittedtotheCityforreviewaspartoftheFPUDsubmittal.FinalapprovaloftheCC&RswilloccuraspartoftheFinalPlatprocess.FinalPUDReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrotiveFinolPUDReport&DecisionGRANTPLACETOWNHOMESFINALPUDLUA7-000335,FPUDReportofAugust3,2017Page8of1319)Theapplicantshallsubmitarevisedpreliminaryp/atp/andemonstratingcomplianceDeferredto.•withallrecommendationsofapproval.Therevisedplotplanshallbesubmittedto,finalplat..andapprovedby,theCurrentPlanningProjectManagerpriortoconstructionpermitapproval.20)Theapplicantshallrevisethesiteplantodepictadifferentiationinmaterialsforallpedestrianconnectionswithinparkingareasand/ordriveaislesonsite.Therevisedsiteplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectV’Managerpriortobuildingpermitapproval.Ifthisconditionofapprovalismettheproposalwouldsatisfythisstandard.StaffComment:ArevisedsiteplanwassubmittedwiththeFPUDapplicationmaterialsprovidingdifferentiatingmaterialsforpedestrianandvehicularcirculation.21)Theapplicantshallsubmitrevisedelevationsdepictingaddedarchitecturaldetailingelementsincludinglightingfixtures,contrastingmaterials,orspecialdetailingalongthegroundfloorofallunits.Therevisedelevationsshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapproval.IfthisconditionofapprovalismettheproposalwouldsatisfythisVstandard.StaffComment:Theapplicanthassubmittedrevisedelevationsincludingaddedarchitecturaldetailingelements,andcontrastingmaterialsalongthegroundfloorofallunits.Specifically,theapplicanthasrevisedtheentryforbuildings8and1thatfaceGrantPlacewithrevisionstothefrontentryroof,doorandglazing.Theapplicanthasalsoaddedlightingtotheelevations.Therevisedelevationsaddressthiscondition.22)TheapplicantshallsubmitamaterialsboardsubjecttotheapprovaloftheCurrentPlanningProjectManagerpriortobuildingpermitapproval.Acceptablematerialsincludeacombinationofbrick,integrallycoloredconcretemasonry,pre-finished“metal,stone,steel,glass,cast-in-p/aceconcrete,orotherhighqualitymaterial.Ifthisconditionofapprovalismettheproposalwouldsatisfythisstandard.StaffComment:Theapplicanthassubmittedamaterialsboarddemonstratinghighqualitymaterials.Deferredto23)Theapplicantshallrevisetheutilityp/antorelocatethesewerlinefromthepedestrianConstructioncourtyardtothepub/icloopedalley.Therevisedutilityplanshallbesubmittedto,Permitandapprovedby,theP/anReviewerpriortoengineeringpermitapproval.StaffComment:Deferredtoconstructionpermit.Deferredto•24)AllroadnamesshallbeapprovedbytheCity.FinalPlatDeferredto25)SanitarysewersshallbeprovidedbythedeveloperatnocosttotheCityanddesignedConstructioninaccordancewithCitystandards.Sidesewerlinesshallbeinstalledeightfeet(8’)Permitintoeachlotifsanitarysewermainsareavailable,orprovidedwiththesubdivisiondevelopment.Deferredto.•26)AnycableTVconduitsshallbeundergroundedatthesametimeasotherbasicConstruction.....•utilitiesareinstalledtoserveeachlotinconformancewithRMC4-7-200(E).PermitDeferredto27)ConcretepermanentcontrolmonumentsshallbeestablishedateachandeveryFinalPlatcontrollingcornerofthesubdivision.InteriormonumentsshallbelocatedasdeterminedbytheDepartment.AllsurveysshallbepertheCityofRentonsurveyingFinalPUDReport CityofRentonDepartmentofCommunity&EconomicDevelopmentGRANTPLACETOWNHOMESFINALPUDReportofAugust3,2017AdministrativeFinalPUDReport&DecisionLUA17-000335,FPUDPage9of13standards.AllotherlotcornersshallbemarkedpertheCitysurveyingstandards.Thesubdividershallinstallallstreetnamesignsnecessaryinthesubdivision.28)Priortotheissuanceofanyoccupancypermits,allcommonfacilities,includingbutDeferredto....•notlimitedtoutilities,stormdrainage,streets,recreationfacilities,etc.,shallbeCertificateof..completedbythedeveloperor,ifdeferredbythePlanning/Building/PublicWorksOccupancy....Administratororhis/herdesignee,assuredthroughasecuritydevicetotheCityequaltotheprovisionsofRMC4-9-060.Deferredto.•29)TheapplicantshalldedicaterightofwayandconstructfrontagestreetimprovementsConstructionPermitpursuanttoCitystandardsasoutlinedinpage21ofthestaffreport.30)Wherecircumstanceswarrant,PublicWorksstaffmayrequireoneormorepublicDeferredto.,.crosswalksorwalkwaysofnotlessthansixfeet(6)inwidthtoextendentirelyacrossConstruction.thewidthoftheblockatlocationsdeemednecessary.SuchcrosswalksorwalkwaysPermitshallbepavedfortheirentirewidthandlengthwithapermanentsurfaceandshallbeadequatelylightedatthedeveloper’scost.Deferredto.FIP131)Alllotcornersatintersectionsofdedicatedpublicrights-of-way,exceptalleys,shallmaathaveminimumradiusoffifteenfeet(15’).32)Allutilitiesdesignedtoservethesubdivisionshallbeplacedunderground.AnyutilitiesinstalledintheparkingstripshallbeplacedinsuchamanneranddepthtopermittheDeferredto•plantingoftrees.ThoseutilitiestobelocatedbeneathpavedsurfacesshallbeConstruction...•installedincludingallserviceconnections,asapprovedbythePublicWorksPermitDepartment.Suchinstallationshallbecompletedandapprovedpriortotheapplicationofanysurfacematerial.EasementsmayberequiredforthemaintenanceandoperationofutilitiesasspecifiedbythePublicWorksDepartment.B)SEPAEnvironmentalReviewMitigationMeasures1)MitigationMeasure#2:SiteconstructionshallbelimitedtooccurbetweenApril1stDeferredandNovember1st.StaffComment:Thismitigationmeasureisdeferredtoconstructionpermitissuance.2)MitigationMeasure#4:Theapplicantshallprovidedocumentationthatensuresthatastormwaterdetentionstructureisapermitteduseoftheoverheadtransmissionlineeasement(recordingnumber5162689)area.Thedocumentationshallbe,-providedtotheDevelopmentServicesDivisionpriortoreceivingutilityconstructionpermits.StaffComment:DocumentationhasbeenprovidedtotheCity’sPlanReviewerdemonstratingthatastormwaterdetentionstructuremaybeconstructedwithintheoverheadtransmissionlineeasement.3)MitigationMeasure#5:TheapplicantshallberequitedtoprovideaTemporaryDeferredtoErosionandSedimentationControlPlan(TESCP)designedpursuanttotheBuildingDepartmentofEcology’sErosionandSedimentControlRequirementsoutlinedinPermitVolumeIIofthemostrecentDepartmentofEcologyStormwaterManagementManual.ThisconditionshallbesubjecttothereviewandapprovaloftheDevelopmentServicesDivisionpriortotheissuanceofbuildingpermits.v4)MitigationMeasure#8:Theapplicantshallsubmitinformationsufficienttocalculaterequiredfireflowpriortoissuanceofbuildingpermits.FinalPUDReport StaffComment:TheapplicanthasindicatedthatfireflowshavebeendeterminedandfirehydrantshavebeenlocatedpertheRentonFireAuthorityrequirements.G.CONCLUSIONS:1.TheproposalcomplieswiththeFinalPUDreviewcriteriaifallconditionsofapprovalaremet.2.Theproposaliscompliantandconsistentwiththeplans,policies,regulationsandapprovals.3.TheproposaliscompliantwithallconditionsofthePreliminaryPUDandSEPAEnvironmentalReviewifallconditionsofapprovalaremet.NH.DECISION:TheproposedFinalPlannedUrbanDevelopmentforGrantAvenueTownhomes,FileNo.LUA17-000335,FPUDisapproved.Theproposalissubjecttothefollowingconditions:1.Theapplicantshallberequiredtodemonstratethatallretainingwallscanbeconstructedonsite.Alternatively,aconstructioneasementshallbefurnishedtotheCityallowingtheabilitytoutilizeadjacentpropertytoconstructproposedretainingwalls.Compliancewiththisconditionshallbecompletedpriortoengineeringpermitapproval.2.Theapplicantshallberequiredtoprovide,totheCurrentPlanningProjectManager,treeretentioninspection/monitoringreportsafterinitialclearing,finalgrading,andannuallyfortwoyearsbyaqualifiedprofessionalforester.Theinspection/monitoringreportsshallidentifyanyretainedtreesthatdevelopproblemsduetochangingsiteconditionsandprescribemitigation.3.TheapplicantshallberequiredtoprovidespecificationsforthetwoproposedelectronicallyoperatedaccessgatesforentryandexitjustsouthofS10thSt,tothesatisfactionoftheCity’sFireDepartmentpriortoengineeringpermitapproval.4.Theapplicantshallprovideinterpretivesignage/informationregardingdifferentiatingelements(trees,landscaping,drainage,architecture,etc.)oftheproposeddevelopmentatastrategicplace(s)onsite.Thesigndesignandsiteplanandlocationshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermit/Finalplatapprovalwhichevercomesfirst.5.Theapplicantshallberequiredtodedicateapproximately1.5-feet,subjecttosurveyverification,forrequiredstreetimprovements.Therevisedsiteplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManager,priortoconstructionpermit.6.ArevisedsiteplanshallbeprovideddemonstratingcompliancewithRMC4-9-150E.d,whichspecifiesthatprivateopenspacewithaminimumdimensionof15-feetshallbeprovidedoratotalareaof225squarefeetofprivateopenspaceshallbeprovided.TherevisedsiteplanshallbeprovidedatthetimeofbuildingpermitreviewtotheCurrentPlanningProjectManagerforreviewandapproval.7.Theapplicantshallberequiredtoestablishahomeownerassociationforthedevelopment,whichwouldberesponsibleforanycommonimprovements.Allcommonfacilities,notdedicatedtotheCity,shallbepermanentlymaintainedbythePUDhomeowner’sassociation.TheCC&Rsshallprovidethatifthehomeowner’sassociationfailstoproperlymaintainthecommonfacilitiesandintegralelementsoftheCitymaydosoattheexpenseoftheassociation.TheCC&RsshallalsoprovidethattheprovisionspertainingtotheobligationtomaintaincommonareasshallnotbeamendedwithoutapprovaloftheCityofRenton.CityofRentonDepartmentofCommunity&EconomicDevelopmentGRANTPLACETOWNHOMESFINALPUDReportofAugust3,2017AdministrotiveFinalPUDReport&DecisionLUA17-000335,FPUDPage10of13FinalPUDReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeFinalPUDReport&DecisionGRANTPLACETOWNHOMESFINALPUDLUA17-000335,FPUDReportofAugust3,2017Page11of138.Theapplicantshallsubmitarevisedpreliminaryplatplandemonstratingcompliancewithallrecommendationsofapproval.Therevisedplatplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortofinalplatapproval.9.Theapplicantshallrevisetheutilityplantorelocatethesewerlinefromthepedestriancourtyardtothepublicloopedalley.Therevisedutilityplanshallbesubmittedto,andapprovedby,thePlanReviewerpriortoengineeringpermitapproval.10.AllroadnamesshallbeapprovedbytheCity.11.SanitarysewersshallbeprovidedbythedeveloperatnocosttotheCityanddesignedinaccordancewithCitystandards.Sidesewerlinesshallbeinstalledeightfeet(8’)intoeachlotifsanitarysewermainsareavailable,orprovidedwiththesubdivisiondevelopment.12.AnycableTVconduitsshallbeundergroundedatthesametimeasotherbasicutilitiesareinstalledtoserveeachlotinconformancewithRMC4-7-200(E).13.Concretepermanentcontrolmonumentsshallbeestablishedateachandeverycontrollingcornerofthesubdivision.InteriormonumentsshallbelocatedasdeterminedbytheDepartment.AllsurveysshallbepertheCityofRentonsurveyingstandards.AllotherlotcornersshallbemarkedpertheCitysurveyingstandards.Thesubdividershallinstallallstreetnamesignsnecessaryinthesubdivision.14.Priortotheissuanceofanyoccupancypermits,allcommonfacilities,includingbutnotlimitedtoutilities,stormdrainage,streets,recreationfacilities,etc.,shallbecompletedbythedeveloperor,ifdeferredbythePlanning/Building/PublicWorksAdministratororhis/herdesignee,assuredthroughasecuritydevicetotheCityequaltotheprovisionsofRMC4-9-060.15.TheapplicantshalldedicaterightofwayandconstructfrontagestreetimprovementspursuanttoCitystandardsasoutlinedinpage21ofthestaffreport.16.Wherecircumstanceswarrant,PublicWorksstaffmayrequireoneormorepubliccrosswalksorwalkwaysofnotlessthansixfeet(6’)inwidthtoextendentirelyacrossthewidthoftheblockatlocationsdeemednecessary.Suchcrosswalksorwalkwaysshallbepavedfortheirentirewidthandlengthwithapermanentsurfaceandshallbeadequatelylightedatthedeveloper’scost.17.Alllotcornersatintersectionsofdedicatedpublicrights-of-way,exceptalleys,shallhaveminimumradiusoffifteenfeet(15’).18.Allutilitiesdesignedtoservethesubdivisionshallbeplacedunderground.Anyutilitiesinstalledintheparkingstripshallbeplacedinsuchamanneranddepthtopermittheplantingoftrees.Thoseutilitiestobelocatedbeneathpavedsurfacesshallbeinstalled,includingallserviceconnections,asapprovedbythePublicWorksDepartment.Suchinstallationshallbecompletedandapprovedpriortotheapplicationofanysurfacematerial.EasementsmayberequiredforthemaintenanceandoperationofutilitiesasspecifiedbythePublicWorksDepartment.19.SiteconstructionshallbelimitedtooccurbetweenApril1standNovember1st.20.TheapplicantshallberequiredtoprovideaTemporaryErosionandSedimentationControlPlan(TESCP)designedpursuanttotheDepartmentofEcology’sErosionandSedimentControlRequirementsoutlinedinVolumeIIofthemostrecentDepartmentofEcologyStormwaterManagementManual.ThisconditionshallbesubjecttothereviewandapprovaloftheDevelopmentServicesDivisionpriortotheissuanceofbuildingpermits.FinalPUDReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeFinolPUDReport&DecisionGRANTPLACETOWNHOMESFINALPUDLUA17-000335,FPUDReportofAugust3,2017Page12of13JenniferHenning,PlanningDirectorDateIRANSMI?TEDthis3tcdayofAugust2017totheContact/Owner/Applicant:Contact:Owner:Applicant:DavidVincentApexEnterprisesGroup,LLCSatwantSinghMilbrandtArchitects521876thAveCtW24419105thP1SE25CentralWayUniversityPlace,98467Kent,WA98030KirklandWA98033WashingtonCommercialInvestment,LLC24419105thPISEKent,WA98030TRANSMITTEDthis3dayofAugust2017tothePartiesofRecord:SallyP.Cummings1500S18thStB201Renton,WA98056JohnandRhondaSommer1708SE16thPlaceRenton,WA98055TRANSMITTEDthis3’dayofAugust2017tothefollowing:ChipVincent,CEOAdministratorBrianneBannwarth,DevelopmentEngineeringManagerAmandaAskren,PropertyServicesVanessaDolbee,CurrentPlanningManagerFireMarshalLandUseActionAppeals,RequestforReconsideration,&ExpirationTheFinalPlannedUrbanDevelopmentdecisionwillbecomefinalifthedecisionsarenotappealedwithin14daysofthedecisiondate.AppealsoftheadministrativedecisionmustbefiledinwritingtotheHearingExamineronorbefore5:00p.m.onAugust17,2017.APPEALS:Anappealofthedecision(s)mustbefiledwithinthe14-dayappealperiod(RCW43.2LC.075(3);WAC197-11-680).RentonMunicipalCodeSection4-8-110governsappealstotheHearingExaminer.Appealsmustbefiledinwritingtogetherwiththe$250.00applicationfeetoHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AdditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,RentonCityHall-7thFloor,(425)430-6510.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatadecisionbereopenedbytheAdministrator(Decision-maker).TheAdministrator(Decision-maker)maymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasFinalPUDReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrotiveFinolPUDReport&DecisionGRANTPLACETOWNHOMESFINALPUDLUA17-000335,FPUDReportofAugust3,2017Page13of13misrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheAdministrator(Decision-maker)findssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.EXPIRATION:TheapplicantshallprepareandsubmitbuildingpermitapplicationswhichareacceptedassubstantiallycompletetotheDepartmentofCommunityandEconomicDevelopmentwithinsix(6)monthsoftheeffectivedateofapproval.Thedevelopershallcompletetheapprovedplannedurbandevelopmentoranyphasethereofincludedintheapprovedfinalplanwithintwo(2)yearsfromthedateofthedecisiontoapprovethefinalplanbytheCommunityandEconomicDevelopmentAdministrator,unlessashortertimeisdesignated.Failuretocompletetheplannedurbandevelopment,oranyphasethereof,withinthistimelimitwillrequirethesubmittalofanewpreliminaryandfinalplanapplicationinordertocontinueconstructionoftheplannedurbandevelopment.FailuretosubmitanewapplicationortocompletetheplannedurbandevelopmentonceconstructionhasbegunshallconstituteabandonmentoftheplannedurbandevelopmentsubjecttosubsectionKofthisSection.ExpirationofanybuildingpermitissuedforaplannedurbandevelopmentshallbegovernedbytheprovisionsoftheapplicableBuildingCode.Constructionofanyportionoftheplannedurbandevelopmentrequiresacurrentapprovedplannedurbandevelopmentandacurrentbuildingpermit.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.FinalPUDReport