HomeMy WebLinkAboutM_Confirmation of Compliance Conditions of Plat Approval_181024_v1
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October 16, 2018
Mr. Clark Close
Renton City Hall
1055 S. Grady Way
Renton, WA 98057
RE: Confirmation of Compliance with all Conditions of Plat Approval
Lakeview Crest (aka Senza Lakeview) Final Plat Submittal
CPH Project No. 0139-15-001
City File No. LUA16-000165, PP, SM
Responses to Conditions of Plat Approval
Mr. Close,
This letter serves to acknowledge the conditions of approval for the Lakeview Crest Final Plat project and
confirm that all conditions are met. The conditions set forth by the City of Renton hearing examiner decision
dated July 4, 2016 and our responses to them are below.
1. All proposed street names shall be approved by the City.
Response: All street names are approved by the City of Renton and shown on the final plat.
2. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius
of fifteen feet (15').
Response: A minimum radius of 15’ is met at all intersections of the dedicated public right-of-way.
3. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or
provided with the subdivision development.
Response: Side sewer lines and new sanitary sewer mains are provided with development.
4. 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
Department of Public Works. 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 Department of Public Works.
Response: All utilities shall be installed underground at a depth allowing the planting of trees, as specified
by City of Renton.
5. 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 Applicant 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 applicant 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 applicant and shall inspect the conduit and certify to the City that it is properly installed.
Site Planning
Civil Engineering
Land Use Consulting
Project Management
Lakeview Crest – Conditions of Plat Approval October 24, 2018
Response to Plan Review Comments Page 2 of 4
CPH No. 0139-15-001
Response: Cable TV conduits will comply with RMC 4-7-200(E) and be installed at the same time as other
utilities for each lot.
6. If it hasn’t done so already, the applicant shall demonstrate to the satisfaction of staff that it is not
practical to have right angled lot lines with street lines as required by RMC 4-7-170(A). In the alternative
the applicant may apply for any modifications or waivers to RMC 4-7-170(A) authorized by code.
Response: Lot lines have been designed to have right angles to street lines where feasible. Lots 3-6 are not at a
right angle to Lake Washington BLVD North due to the angle of the existing street and to maintain a consistent lot
layout with the remaining lots within the plat.
7. If it hasn’t done so already, the applicant shall demonstrate to the satisfaction of staff that alley access for
the proposed lots is not feasible as required by RMC 4-7-150(E)(5). In the alternative the applicant may
apply for any modifications or waivers to RMC 4-7-150(E)(5) authorized by code.
Response: The use of an alley as the primary access is not conducive to the anticipated traffic loads for the
development and would hinder traffic flow.
8. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance - Mitigated, dated May 6, 2016.
Response: The three mitigation measures have been implemented and addressed with the construction plans and
final plat.
1) The construction has complied with the recommendations of the Geotechnical Engineering report for the project.
2) A fish exclusion device was provided on the construction plans and will be installed as required.
3) To date there have been no Native American graves or artifacts found during construction.
9. The applicant shall demonstrate compliance with the minimum lot dimensional standards of the Residential-
6 zone prior to issuance of a construction permit. A note on the face of the Final Plat shall be recorded if
lot dimension averaging is utilized.
Response: The minimum lot dimension requirements for R-6 zone is met.
10. The applicant shall record a note on the face of the Final Plat if setback averaging is utilized.
Response: A note has been added to the final plat outlining the details of the proposed setback averaging.
11. The applicant shall create a dual open space and tree protection tract at the southwest corner of the plat
to retain the western red cedar in perpetuity. A note to this effect shall be recorded on the face of the Plat
map.
Response: A dual open space and tree protection tract is provided to retain the western red cedar in the
southwest corner of the property.
12. The applicant shall remove any invasive species and replant with native drought tolerant landscaping (trees,
shrubs and groundcover) within the open space tract.
Response: Invasive species will be removed and native landscaping will be planted. Landscape plans have been
submitted to City of Renton.
13. The applicant shall cover the vault tract with landscaping. A final detailed landscape plan shall be
submitted to and approved by the City of Renton Project Manager prior to construction permit approval.
Response: Landscaping is proposed to cover the vault tract. Landscape plans have been submitted to City of Renton.
Lakeview Crest – Conditions of Plat Approval October 24, 2018
Response to Plan Review Comments Page 3 of 4
CPH No. 0139-15-001
14. The applicant shall provide a permanent six foot (6’) tall fence along the south border of the open space
tract and Lot 6 to prevent direct access to the Easthaven Short Plat private driveway. The fencing detail
and location shall be identified on the final landscaping plan.
Response: A 6’ tall fence is proposed along the south border of the property, preventing access to the Easthaven
Short Plat. Landscape plans, including the fencing detail, have been submitted to City of Renton.
15. The applicant shall demonstrate compliance with the maximum retaining wall height standards. A final
detailed grading plan shall be submitted to and approved by the City of Renton Project Manager prior to
issuance of a construction permit. Alternatively, the applicant may submit a formal request for modification
to staff for consideration to deviate from the retaining wall height standards of the code.
Response: All proposed retaining walls onsite comply with a maximum height of 6’ or are approved in a
modification requested during the civil construction plan review.
16. The applicant shall provide a pathway to connect the common open space tract to the development. The
pathway shall be a minimum three feet (3') in width and made of paved asphalt, concrete, or porous
material such as porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted
joints. In addition, one easily accessible amenity, such as a park bench (no structures), shall be provided
within the open space area. The details of the amenity shall be identified on the final landscaping plan for
review and approval by the Current Planning Project Manager, prior to construction permit issuance.
Response: A 4 foot wide crushed gravel path with rock binder has been provided to connect the common open
space tract to the sidewalk within the Lake Washington BLVD right-of-way. The gravel path and bench are specified
on sheet L1.05 of the approved civil plans dated 5/7/18.
17. The applicant install a temporary sign from grading and utility construction permit through building permit
occupancy that discourages unnecessary or unwarranted trips onto the private drive, serving 3818, 3824,
3830, and 3836 Lake Washington Blvd N. The details of the sign and location must be submitted to and
approved by the City of Renton Project Manager prior to issuance of a construction permit.
Response: Temporary signage has been provided during construction.
18. As discussed in Finding of Fact No. 5(A) of this decision, the applicant shall orient the front façades of Lots
3-6, to Lake Washington Blvd N or Road B. The applicant shall choose which street of the two streets is
subject to this condition. As required by RMC 4-2-115(E)(3), the front door of the homes shall be located
on the façade closest to the street adjacent to the front façade. A note to this effect shall be recorded on
the face of the Plat map.
Response: A note has been added to the final plat. Details of the note are still being confirmed with the
Architect and will be amended prior to recording.
19. The applicant shall create a Home Owners 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 Project Manager and the City Attorney prior
to Final Plat recording. Such documents shall be recorded concurrently with the Final Plat.
Response: A HOA has been created for the project and drafts of the documents have been provided for
review by the City.
Please contact me directly at (425) 285-2390 or by e-mail at jamie@cphconsultants.com if you have questions
or need any additional information to complete your review and approval of the project. Your prompt
response is appreciated. Thank you.
Lakeview Crest – Conditions of Plat Approval October 24, 2018
Response to Plan Review Comments Page 4 of 4
CPH No. 0139-15-001
Sincerely,
CPH Consultants
Jamie Schroeder, PE
Vice President
Enclosures
Cc: copy to file