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2.12.16.pdfDEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENT—“Renton0REPORTTOTHEHEARINGEXAMINERDATE:February12,2016ProjectName:WhitmanCourtFinalPlatOwner:SB16RiberaBalcoLLC,190QueenAnneAye,Ste100,Seattle,WA98109Applicant:LazieratWhitmanCourtLLC,1300114thAye,Ste100,Bellevue,WA98004Contact:ESMConsultingEngineers:EvanMann,334008thAye,Ste205,FederalWay,WA98003FileNumber:LUA4-000369,FP(LUA4-000295(PP,ECF,PPUD)ProjectManager:JanlIlianProjectSummary:FinalPlatfor39singlefamilyresidentiallotsand1commerciallot.Providewater,sewer,storm,streetsandlighting.WaterserviceisprovidedbyWaterDistrict90.ProjectLocation:4425NE4thStreetSEY4Section15,Twp.23N.Rng.5ESiteArea:223,073SF(5.12acres)A.EXHIBITS:Exhibit1:StaffReportdatedFebruary12,2016Exhibit2:PreliminaryPlatHexDecision(LUA14-000295)Exhibit3:FinalPlatMapExhibit4:VicinityMapExhibitS:ConditionsofComplianceLetterB.FINDINGSOFFACT(FOF):1.Theapplicant,LazieratWhitmanCourtLLC,filedarequestforapprovalofa40-lotfinalplat.2.TheEnvironmentalReviewCommittee(ERC),theCity’sresponsibleofficial,issuedaDeterminationofNon-Significance-MitigatedonApril21,2014forthesubjectproposal.3.Representativesfromvariouscitydepartmentsarereviewingtheapplicationmaterialstoidentifycompliancewithallconditionsofprojectapproval.4.Thesubjectsiteislocatedat4425NE4thStreet.TheplatislocatedinSection15,Twp.23N.Rng.5E.5.Thesubjectsite(223,073squarefeet)isa5.12acreparcel.6.ThepreliminaryplatfLUA4-000295)receivedapprovalfromtheCityofRentononJune11,2014;noappealswerefiled.ThePUDsiteplanphaseone(LUA4-001044)receivedapprovalfromtheCityofHEXReportLUA4-000369,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHearingExaminerRecommendationWhitmanCourtFinalPlatLUA4-000369,FPFebruary12,2016Page2of9RentononMarch,13,2015;noappealswerefiled.ThePUDsiteplanphasetwo(LUA15-000370)receivedapprovalfromtheCityofRentononJuly16,2015;noappealswerefiled.7.ThepropertyislocatedwithintheCAZoneandCCcompplandesignation.S.TheFinalPlatcomplieswithboththeZoningCodeandtheComprehensivePlan.9.TheapplicanthascompliedwiththefollowingconditionsimposedbytheERConApril21,2014:Allearthworkperformedandimplementedbytheapplicantshallbeconsistentwiththerecommendationofthegeotechnicalreport,preparedbyAssociatedEarthSciencesInc.datedDecember16,2013.StaffComment:AllconstructionplanshavebeenpreparedtothespecificationsoftheGeotechnicalReportpreparedbyAssociatedEarthSciences,Inc.,datedDecember16,2013.AstheprojectprogressestoconstructionandearthworkonPhaseTwo,allworkwillbeperformedtothespecificationsoftheGeotechnicalReport.ii.TheapplicantshallberequiredtodesignaTemporaryErosionandSedimentControlPlan(TESCP)pursuanttotheKingCountySurfaceWaterDesignManual.StaffComment:ATemporaryErosionandSedimentControlPlan(TESCP)waspreparedpursuanttotheKingCountySurfaceWaterDesignManualErosionandSedimentControlRequirements.TheconstructionplansincludingaTESCPweresubmittedtotheCityofRentonDevelopmentEngineeringforreviewonJuly14,2014andapprovedonDecember12,2014.ThefilenumberoftheapprovedplansisR-377509andthepermitnumberis#U14003820.PleaseseeSheetGR-01andGR-03oftheapprovedplanssubmittedwiththisapplication.10.TheapplicanthascompliedwiththefollowingconditionsasaresultofthepreliminaryplatapprovalHearingExaminer’sDecisiondatedNovember20,2012.i.AfinalwetlandmitigationplanwhichintegratestheRiberoBalkoWetlandandStreamBufferMitigationPlanwiththeAltmann-OliverMitigationPlanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/FinalPUDapprovalwhichevercomesfirst.Additionally,inordertopreserveandprotectthewetland,stream,andassociatedbufferstheapplicantwillberequired,tomaintaintheNativeGrowthProtectionEasementoverthatpartofthesiteencompassingthestream/wetlandandbufferarea.Finally,theapplicantwouldberequiredtomaintain/installanysplitrailfencingandsignagerequiredperRMC4-3-050priortotherecordingoftheFinalPlat/FinalPUDapprovalwhichevercomesfirst.StaffComment:AfinalwetlandmitigationplanwhichintegratestheRiberoBalkoWetlandandStreamBufferMitigationPlanwiththeA/tmann-OliverMitigationPlanwassubmittedandapprovedwiththeconstructionplansonDecember12,2014.WehaveincludedacopyofSheetsW1-W5oftheapprovedplanswiththisapplicationforreviewbytheCurrentPlanningProjectManager.Inordertopreserveandprotectthewetland,stream,andassociatedbufferstheapplicanthascreatedatractthatwillmaintaintheNativeGrowthProtectionEasementoverthatpartofthesiteencompassingthestream/wetlandandbufferarea.Thesplitrailfencehasbeeninstalledonthesite.HexReportLUA14-000369,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHearingExaminerRecommendationWhitmanCourtFinalPlatLUA14-000369,FPFebruary12,2016Page3of9Theapplicantshallsubmitascreening/fencingdetailplan.Thescreening/fencingdetailplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoUD/FinalPlatapprovalwhichevercomesfirst.StaffComment:ScreeningisshownonthefinallandscapeplansforPhaseTwothatareincludedwiththisapplication.Aspecificdetailplanwasnotprepared,butratherintegratedintotheFinalLandscapePlans.PleaseseetheFinalLandscapePlanaspreparedforPhaseTwoandsubmittedwiththisapplication.iii.Theapplicantshallprovideinterpretativesignage/informationatthetrailentrancealongNE4thStreetandatthenorthernmostlookoutalongthetrail.Thesiteplandepictingthesignageshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermit/FinalPlatapprovalwhichevercomesfirst.StaffComment:Interpretivesignage/informationatthetrailentranceisincludedintherevisedFinalWetlandBufferEnhancementplansandwillbeconstructedwiththeplatpriortofinalplatrecording.ThefinalwetlandmitigationplanswerereviewedandapprovedbythePlanningProjectManageraspartofPhaseOne.PleaseseeSheetW5foradetailoftheproposedsignage.iv.AneasementshallberecordedmemorializingthepublicaccesstothewetlandtrailpriortoFinalPUD/FinalPlatRecordingwhichevercomesfirst.StaffComment:Priortofinalplotrecordinganeasementwillbepreparedandsubmittedforreview.ThisconditionisnotapplicabletoPhaseTwodevelopment.v.TheapplicantshallprovideafinaldetailedlandscapeplanforreviewandapprovalbytheCurrentPlanningProjectManagerpriortoFinalPUD/constructionpermitapprovalwhichevercomesfirst.StaffComment:ThefinallandscapeplanforPhaseTwoisincludedwiththisapplication.vi.Theapplicantshallamendthelandscapeplantoreflectplantswithamaturityheightof6-feetand100%obscurityfortheentirelengthofthemodified5-footwidevisualbarrieralongtheeasternportionofthesouthernpropertyline.TherevisedlandscapeplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/FinalPUDapprovalwhichevercomesfirst.StaffComment:ThePhaseTwolandscapeplanhasbeenamendedtoreflectthisconditionandisincludedwiththisapplication.Thelandscapeplanincludesa6’highfenceproviding100%obscurityfortheentirelengthofthemodified5-footwidevisualbarrieralongtheeasternportionofthesouthernpropertyline.vii.Theapplicantshallrevisetheelevationsothatgaragedoorsprovideadditionaldetailsandallsidesofthebuildingfacingthepublicstreetand/orinternal“street”provideafrontdoororfrontporchpresence.Ifthisisnotachievableanapprovedlandscapescreenwouldberequiredbetweenthesidewalkandthebuilding.TherevisedelevationsshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoFinalPUD/buildingpermitapprovalwhichevercomesfirst.StaffComment:TheelevationsofbuildingsE-Jhavebeenrevisedsothatthegaragedoorsprovideadditionaldetailsandallsidesofthebuildingfacingstreetshaveafrontdoor/porchpresence.Therevisedelevationsareincludedwiththisapplication.HexReportLUA14-000369,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHeatingExaminerRecommendationWhitmanCourtFinalPlatLUA14-000369,FPFebruary12,2016Page4of9viii.Theapplicantshallberequiredtodedicate1-footbehindthesidewalkformaintenanceinadditiontoright-of-waydedicationforexistingluminairefoundationsalongNE4thSt.Therevisedsiteplanshallbesubmittedto,andapprovedbytheCurrentPlanningProjectManager,priortoconstructionpermit/FinalPUDapprovalwhichevercomesfirst.StaffComment:ThisdedicationisshownaspartofthePhaseOneFPUDApprovalandisnotapplicabletoPhaseTwo.ix.ArevisedsiteplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/FinalPUDapprovalwhichevercomesfirst,depictingthefollowing:NorthofRoad‘A’,therequiredplanterstripadjacenttothebanksitewouldbe8-feet,thesidewalkwouldbe5feet,theexisting32-footpavedpublicroadportionwouldremaintoallowtheminimumwidthfortheleftturnlaneatthesignal.Right-of-waydedicationtothebackofthesidewalkwouldberequired;SouthofRoad‘A’,wouldberequiredtoremainaprivateroad.Theprivateroadwouldhaveminimum26-feetofasphaltcurbfacetocurbface.Thecrosssectionwouldalsoincludeaplanterstripof5-feetanda5-footsidewalk.Thepavedwidthofthisportionoftheroadwouldbefinalizedafteraturningmovementdiagramtoallowtheturningoflargetrucksservingthepostofficeisprovidedbytheapplicant;Signagemustbeprovidedbythedeveloperatthetransitionfromthepublictotheprivateroad.StaffComment:TheaboverevisionswerecompleteaspartofthePhaseOneFPUDApprovalandarenotapplicabletoPhaseTwo.x.ThecenterlineofRoad‘A’shallalignwiththecenterlineofthemainpostofficedrivewayacrossWhitmanCourtNE.Arevisedsiteplandepictingthealignmentshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortoconstructionpermitapproval.StaffComment:TheaboverevisionswerecompleteaspartofthePhaseOneFPUDApprovalandarenotapplicabletoPhaseTwo.xi.Theapplicantshallberequiredtoredesigntheroadsinordertoprovideaminimumof20-footwidepaveddrivelane,separatefromanyrequiredsidewalks.TherevisedsiteplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/FinalPUDapprovalwhichevercomesfirst.TheapplicantsubmittedarevisedsiteplaninresponsetoConditions10-12atthepublichearing.SeeEx.20.Thisrevisedsiteplanmaymeettheconditions,asdeterminedbytheCurrentPlanningManager.StaffComment:Aminimum20-footpaveddrivelaneisprovidedthroughouttheproject.PleaseseeSheetCH-01oftheapprovedconstructionplansandincludedwiththisapplication.xii.Theapplicantshallequipalltownhomeswithanapprovedfiresprinklersystemduetolimitedavailablefireflowandlongdeadendroadwaysatthissite.StaffComment:Allofthetownhomeswillbeequippedwithfiresprinklersystems.Thiswillbereviewedandapprovedatthetimeofbuildingpermit.xiii.Aminimum2feetofseparationwouldberequiredbetweenthefaceofanywallandtheapplicantwouldberequiredtodemonstrateproposedcommonparkingspaceshaveappropriatesightdistance.TherevisedsiteplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/FinalPUDapprovalwhichevercomesfirst.HexReportLUA14-000369,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHeatingExaminerRecommendationWhitmanCourtFinalPlatLUA14-000369,FPFebruary12,2016Page5of9StaffComment:Theretainingwallshavebeenredesignedtoallowfortheseparationasrequired.Thesightdistanceforthecommonparkingspacesisdemonstratedontheapprovedconstructionplans.PleaseseeSheetGR-03oftheapprovedconstructionplansfordetails.xiv.Theproject’sbylawsorCC&R’sshallrestrictparkingacrossthepedestrianpathwaysthroughoutthedevelopment.AcopyofthebylawsshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/FinalPUDapprovalwhichevercomesfirst.StaffComment:Thedraftlegaldocumentsareincludedwiththisapplication.xv.Theapplicantshallprovideadetailedplansetidentifyingthelocationandscreeningprovidedforroofmountedequipmentfortheproposedbank.ThedetailedplansetshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapprovalforthebank.StaffComment:TheaboveconditionappliestothebanksiteaspartofthePhaseOneFPUDApprovalandisnotapplicabletoPhaseTwo.xvi.Arevisedsite/landscapeplanshallbesubmitteddepictinginterveninglandscapingatnomorethan7stallintervalsinordertoreducethevisualimpactofsurfaceparkingthroughoutthedevelopment.Therevisedsite/landscapeplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/FinalPUDapprovalwhichevercomesfirst.StaffComment:TheaboveconditionappliestothebanksiteaspartofthePhaseOneFPUDApprovalandisnotapplicabletoPhaseTwo.xvii.TheapplicantshallsubmitarevisedsiteplandepictingbicycleparkinginconformancewithRMC4-4-080F.11.TherevisedsiteplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermit/FinalPUDapprovalwhichevercomesfirst.StaffComment:TheaboveconditionhasbeendemonstratedaspartofPhaseOnewithsufficientbicycleparkingfortheentirePUDandbank.NoadditionalbicycleparkingisproposedaspartofPhaseTwo.xviii.Theapplicantshallberequiredtodemonstratehowrefuseandrecyclableswouldbepickedupandwhereitwouldbelocatedonpick-updaytothesatisfactionoftheCurrentPlanningProjectManagerpriortoFinalPUDapproval.StaffComment:ThetownhomesinPhaseTwowillhaveindividualcurbsidecollectionofgarbageandwillnotrequirerefusepads.xix.TheapplicantshallberequiredtorevisethelandscapingplantoenhancethelandscapingscreeningalongNE4Street,primarilydirectlyinfrontofthedrive-thrubays.TherevisedlandscapeplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoFinalPUDconstructionpermitapprovalwhichevercomesfirst.Staffshallapplythisconditioninaflexiblemannerinordertoensurethatthesecurityinterestsofthebankarenotcompromised.ThisconditionmayberevisedasnecessarybystafftoaccommodateanyadministrativewaivertolandscapingrequirementsauthorizedbyCitycode.StaffComment:TheaboveconditionappliestothebanksiteaspartofthePhaseOneFPUDApprovalandisnotapplicabletoPhaseTwo.HexReportLUA14-0aa369,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHearingExaminerRecommendationWhitmanCourtFinalPlatLUA14-000369,FPFebruary12,2016Page6of9xx.Theapplicantshallberequiredtosubmitrevisedelevationswhichincludetherefuseandrecyclableenclosuremadeofmasonry,ornamentalmetalorwood,orsomecombinationofthethree,andaroof.TherevisedelevationsshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.StaffComment:TheaboveconditionappliestothebanksiteaspartofthePhaseOneFPUDApprovalandisnotapplicabletoPhaseTwo.xxi.Therefuseandrecyclingfacilitiesshallbescreenedwithlandscapingonaminimumofthreesides.TherevisedlandscapeplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/FinalPUDapprovalwhichevercomesfirst.StaffComment:TheaboveconditionappliestothebanksiteaspartofthePhaseOneFPUDApprovalandisnotapplicabletoPhaseTwo.xxii.TheapplicantshallberequiredtoreducethenumberofresidentialcurbcutsalongtheinternalroadsystemtothesatisfactionoftheCurrentPlanningDivision.ArevisedsiteplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/FinalPUDapprovalwhichevercomesfirst.StaffComment:Inanefforttoreduceoverallcurbcuts,lots37-39shareacurbcut,andlots33-36shareacurbcut.Lots21-32donothavesidewalkandcurbadjacenttothedrivewaysandwillnotrequirecurbcuts.PleaseseeSheetCH-O1oftheapprovedconstructionplansfordetails.xxiii.Theapplicantshallrevisethesiteplantodepictadifferentiationinmaterialsforallpedestrianconnectionswithinparkingareasand/ordriveaislesonsite.TherevisedsiteplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.StaffComment:TheaboveconditionappliestothebanksiteaspartofthePhaseOneFPUDApprovalandisnotapplicabletoPhaseTwo.xxiv.Theapplicantshallsubmitrevisedelevationsdepictingaddedarchitecturaldetailingelementsincludinglightingfixtures,contrastingmaterials,orspecialdetailingalongthegroundfloorofallresidentialunitsandthenorthernandwesternfaçadesofthecommercialbuilding.TherevisedelevationsshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoFinalPUDorbuildingpermitapprovalwhichevercomesfirst.StaffComment:RevisedelevationsfortheresidentialunitswereprovidedwiththePhaseOneFPUDapproval.TheunitsproposedinPhaseTwowillhavethesamearchitecturaltreatmentsasPhaseOne.Someofthedetailelementsarereadilyvisibleontherevisedelevationsthatwerepreviouslysubmittedwhileothersmaybepresentedatthetimeofbuildingpermitapplication.Therevisedelevationsincludeavarietyofcontrastingmaterials,modulation,awnings,canopies,andadditionalspecialdetailingalongthegroundfloor.ThesameelevationsprovidedfortheapprovedPhaseOneareincludedwiththissubmittal.xxv.Theapplicantshallsubmitrevisedelevationsdepictingtheuseofthesamematerialsfinishedonallsidesofthebuildingaswellasadditionalchangesinmaterialsandcolorfortheresidentialstructures.TherevisedelevationsshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermit/FinalPUDapprovalwhichevercomesfirst.Theapplicantmayalsowanttoconsidertheuseofthebrick,integrallycoloredconcretemasonry,orasimilarHexReportLUA4-000369,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHearingExaminerRecommendationWhitmanCourtFinalPlatLUA14-000369,FPFebruary12,2016Page7of9highqualitymaterial,togroundtheresidentialbuildingsforaheightappropriatetothescaleofthestructure.StaffComment:RevisedelevationsfortheresidentialunitswereprovidedwiththePhaseOneFPUDapproval.TheunitsproposedinPhaseTwowillhavethesamearchitecturaltreatmentsasPhaseOne.Someofthedetailelementsarereadilyvisibleontherevisedelevationsthatwerepreviouslysubmittedwhileothersmaybepresentedatthetimeofbuildingpermitapplication.Therevisedelevationsdepicttheuseofthesamematerialsfinishedonallsidesofthebuildingsaswellasadditionalchangesinmaterialsandcolor.ThesameelevationsprovidedfortheapprovedPhaseOneareincludedwiththissubmittal.xxvi.TheapplicantshallsubmitamaterialsboardsubjecttotheapprovaloftheCurrentPlanningProjectManagerpriortobuildingpermitapproval.Acceptablematerialsincludeacombinationofbrick,integrallycoloredconcretemasonry,pre-finishedmetal,stone,steel,glass,cast-in-placeconcrete,orotherhighqualitymaterial.StaffComment:AmaterialsboardwassubmittedaspartofthebuildingpermitprocessfortheresidentialbuildingsonPhaseOne.PhaseTwowillutilizethesamematerialstoestablishcontinuitybetweenthephases.AnadditionalmaterialsboardwillnotbepreparedforPhaseTwo.xxvii.Theapplicantshallberequiredtoprovidealightingplanthatadequatelyprovidesforpublicsafetywithoutcastingexcessiveglareonadjacentproperties;atthetimeofbuildingpermitreview.Pedestrianscaleanddownlightingshallbeusedinallcasestoassuresafepedestrianandvehicularmovement,unlessalternativepedestrianscalelightinghasbeenapprovedadministrativelyorisspecificallylistedasexemptfromprovisionslocatedinRMC4-4-075Lighting,ExteriorOn-Site.StaffComment:Alightingplanwassubmittedandapprovedaspartoftheconstructionplans.PleaseseetheapprovedlightingplansheetpreparedbyPSEandincludedwiththisapplication.Asrequired,al/lightingwilladequatelyprovideforpublicsafetywithoutcastingexcessiveglareonadjacentproperties.xxviii.Theapplicantshallberequiredtosubmitrevisedelevationsdepictingadditionalornamentallightingfixtures.Therevisedelevationsshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapproval.StaffComment:PleaseseetheapprovedlightingplansheetpreparedbyPSEandincludedwiththisapplication.xxix.Theapplicantshallproviderevisedsiteplandemonstratingcompliancewiththeprivateopenspacestandardofatleast15-feetineverydimension.Therevisedsiteplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortoFinalPUD/buildingpermitsapprovalwhichevercomesfirst.Thisconditionmaybemodifiedasnecessarybystafftoconformtoanyadministrativewaivertothe15footstandardgrantedpursuanttoCitycode.StaffComment:AnAdministrativeModificationwasappliedforandapproved.Pleaseseeattachedapproval.Themodificationreducestheminimumprivateopenspacestandardto7.5feetineverydimension.Thesiteplansreflectcompliancewiththemodification.xxx.Priortotheissuanceofanyoccupancypermit,thedevelopershallfurnishasecuritydevicetotheCityinanamountequaltotheprovisionsofRMC4-9-060.Landscapingshallbeplantedwithinoneyearofthedateoffinalapprovaloftheplannedurbandevelopment,andmaintainedforaperiodHexReportLUA4-000369,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHearingExaminerRecommendationWhitmanCourtFinalPlatLUA14-000369,FPFebruary12,2016Page8of9of2yearsthereafterpriortothereleaseofthesecuritydevice.AsecuritydeviceforprovidingmaintenanceoflandscapingmaybewaivedifalandscapingmaintenancecontractwithareputablelandscapingfirmlicensedtodobusinessintheCityofRentonisexecutedandkeptactivefora2yearperiod.AcopyofsuchcontractshallbekeptonfilewiththePlanningDivision.StaffComment:AfinancialsecuritydevicewillbefurnishedtotheCityforthelandscapingpriortotheissuanceofoccupancypermits.xxxi.Theapplicantshallcreateahomeowner’sassociationtoensurethattheprivateroadsandothercommonfacilitiesareadequatelymaintained.TheCC&RsshallrequirethelotownerstomaintainthecommonfacilitiesandshallprovidethattheCitymaymaintainthefacilitiesattheexpenseofthelotownersifthelotownersfailtodosoafterreceivingnoticefromtheCity.TheCC&RsshallbecompletedandapprovedbytheCitypriortofinalplatapproval.StaffComment:ThedrafthomeownersassociationhasbeenpreparedandwasincludedwiththisapplicationforreviewbytheCityofRenton.Thesewillbeapprovedandrecordedconcurrentlywiththefinalplatapprovalandrecording.xxxii.AllproposedstreetnamesshallbeapprovedbytheCity.StaffComment:Nameshavebeenassignedtothestreetswithintheprojectandstreetsignshavebeeninstalled.xxxiii.Alladjacentrights-of-wayandnewrights-of-waydedicatedaspartoftheplat,includingstreets,roads,andalleys,shallbegradedtotheirfullwidthandthepavementandsidewalksshallbeconstructedasspecifiedinthestreetstandardsordeferredbythePlanning/Building/PublicWorksAdministratororhis/herdesignee.StaffComment:Duringconstructionoftheproject,alladjacentandnewrightsofwaywillbegradedtotheirfullwidthandthepavementandsidewalkswillbeconstructedpercitycodes.PleaserefertotheapprovedconstructionplansSheetCH-O1foradditionaldetail.xxxiv.Ifstaffhasnotalreadydoneso,staffshallassesstheneedforcrosswalksasrequiredbyRMC4-7-160(B)andrequirecrosswalksascircumstanceswarrant.StaffComment:Crosswalkshavebeenincludedthroughouttheproject.Therearenooff-siteimprovementsrequiredforthisproject.xxxv.Alllotcornersatintersectionsofdedicatedpublicrights-of-way,exceptalleys,shallhaveminimumradiusoffifteenfeet(15’).StaffComment:Alllotcornersatintersectionsofdedicatedpublicrights-of-way,exceptalleys,havebeendesignedwithaminimumradiusoffifteenfeet(15’).xxxvi.Sidesewerlinesshallbeinstalledeightfeet(8’)intoeachlotifsanitarysewermainsareavailable,orprovidedwiththesubdivisiondevelopment.StaffComment:Engineeringplanshavebeenpreparedthatshowthe8’sidesewerlinesasconditioned.TheseplanshavebeenapprovedbytheCityofRenton.xxxvii.Allutilitiesdesignedtoservethesubdivisionshallbeplacedunderground.Anyutilitiesinstalledintheparkingstripshallbeplacedinsuchamanneranddepthtopermittheplantingoftrees.ThoseHexReportLUA4-000369,FP CityofRentonDepartmentofCommunity&EconomicDevelopmentHearingExaminerRecommendationWhitmanCourtFinalPlatLUA4-000369,FPFebruary12,2016Page9of9utilitiestobelocatedbeneathpavedsurfacesshallbeinstalled,includingallserviceconnections,asapprovedbytheDepartment.Suchinstallationshallbecompletedandapprovedpriortotheapplicationofanysurfacematerial.EasementsmayberequiredforthemaintenanceandoperationofutilitiesasspecifiedbytheDepartment.StaffComment:Allutilitieshavebeendesignedtobeundergroundasrequired.ThisisshownonSheetUT-UiincludedintheEngineeringPlansthatwereapprovedbytheCityofRenton.xxxviii.AnycableTVconduitsshallbeundergroundedatthesametimeasotherbasicutilitiesareinstalledtoserveeachlot.Conduitforserviceconnectionsshallbelaidtoeachlotlinebysubdividerastoobviatethenecessityfordisturbingthestreetarea,includingsidewalks,oralleyimprovementswhensuchserviceconnectionsareextendedtoserveanybuilding.Thecostoftrenching,conduit,pedestalsand/orvaultsandlateralsaswellaseasementsthereforerequiredtobringservicetothedevelopmentshallbebornebythedeveloperand/orlandowner.Thesubdividershallberesponsibleonlyforconduittoservehisdevelopment.Conduitendsshallbeelbowedtofinalgroundelevationandcapped.ThecableTVcompanyshallprovidemapsandspecificationstothesubdividerandshallinspecttheconduitandcertifytotheCitythatitisproperlyinstalled.StaffComment:Conduitwasprovidedasspecifiedabove,atsitedevelopment.xxxix.MonumentsandstreetsignsshallbeinstalledpriortofinalplotapprovalasrequiredbyRMC2-4-7-210.StaffComment:StreetsignswillbeinstalledpriortoFinalPlotapprovalandrecording.However,monumentsmaybedeferreduntilafterthefinalasphaltliftoftheproject.AformaldeferralrequestwillbemadeatthetimeofFinalPlatasnecessary.I.CONCLUSIONS:1.ThesubjectsiteislocatedintheCommercialMixedUsefCMU)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignation,see(FOF)8.2.ThesubjectsiteislocatedintheCommercialArterial(CA)zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationsee(FOF)8.3.TheFinalPlatsatisfiestheconditionsimposedbythepreliminaryplatprocess,see(FOF)6.J.RECOMMENDATION:StaffrecommendsapprovaloftheWhitmanCourtFinalPlat,FileNo.LUA14-000369,FPasdepictedinExhibit3,subjecttothefollowingconditions:1.AllplatimprovementsshallbeeitherconstructedordeferredtothesatisfactionofCitystaffpriortotherecordingoftheplat.SUBMITTEDTHIS12thDAYOFFEBRUARY,2016HexReportLUA4-000369,FP 1notdedicatedtotheCity,shallbepermanentlymaintainedbythePUPhomeowners’association.The2CC&Rsshallprovidethatifthehomeowner’sassociationfailstoproperlymaintainthecommonfacilitiesthecitymaydosoattheexpenseoftheassociation.TheCC&Rsshallalsoprovidethatthe3provisionspertainingtotheobligationtomaintaincommonareasshallnotbeamendedwithoutapprovaloftheCityofRenton.Securityforlandscapingmaintenanceshallalsobeprovidedasoutlinedatpage41ofthestaffreport.5RMC4-9-150(B)(3)(d):TheCitymaynotmodifyanyoftheproceduralprovisionsofRMCTitle4,6including,butnotlimitedto,fees,submittalrequirements,andothersimilarprovisionsfoundinchapters4-1,4-7,4-8and4-9RMC.854.Noproceduralrevisionsarerequested.9DECISION10TheproposedpreliminaryplatandpreliminaryPUD,includingalldevelopmentstandardmodificationsidentifiedinfindingofFactNo.3,areAPPROVED.Theproposalissubjecttothefollowing11ConditionsofApproval:121.Theapplicantshallcomplywiththetwomitigationmeasuresissuedaspartofthe13DeterminationofNon-SignificanceMitigated,datedApril21,2014.2.AfinalwetlandmitigationplanwhichintegratestheRiberoBalkoWetlandandStream14BufferMitigationPlanwiththeAltmann-OliverMitigationPlanshallbesubmittedtoand15approvedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/FinalPUBapprovalwhichevercomesfirst.Additionally,inordertopreserveandprotectthewetland,16stream,andassociatedbufferstheapplicantwillberequired,tomaintaintheNativeGrowthProtectionEasementoverthatpartofthesiteencompassingthestream/wetlandandbuffer17area.Finally,theapplicantwouldberequiredtomaintain/installanysplitrailfencingandsignagerequiredperRMC4-3-050priortotherecordingofthefinalPlat/FinalPUB18approvalwhichevercomesfirst.193.Theapplicantshallsubmitascreening/fencingdetailplan.Thescreening/fencingdetailplan20shallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoPUD/FinalPlatapprovalwhichevercomesfirst.214.Theapplicantshallprovideinterpretativesignage/informationatthetrailentrancealongNE224thStandatthenorthernmostlookoutalongthetrail.Thesiteplandepictingthesignageshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriorto23buildingpermit/FinalPlatapprovalwhichevercomesfirst.245.AneasementshallberecordedmemorializingthepublicaccesstothewetlandtrailpriortoFinalPUD/FinalPlatRecordingwhichevercomesfirst.2526PRELIMINARYPLATANDPLANNEDURBANDEVELOPMENT-29EXHIBIT2 16.TheapplicantshallprovideafinaldetailedlandscapeplanforreviewandapprovalbytheCurrentPlanningProjectManagerpriortoFinalPUB/constructionpermitapproval2whichevercomesfirst.37.Theapplicantshallamendthelandscapeplantoreflectplantswithamaturityheightof6-feetand100%obscurityfortheentirelengthofthemodified5-footwidevisualbarrieralong4theeasternportionofthesouthernpropertyline.Therevisedlandscapeplanshallbe5submittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/FinalPUBapprovalwhichevercomesfirst.68.Theapplicantshallrevisetheelevationsothatgaragedoorsprovideadditionaldetailsandallsidesofthebuildingfacingthepublicstreetand/orinternal“street”provideafrontdoororfrontporchpresence,ifthisisnotachievableanapprovedlandscapescreenwouldbe8requiredbetweenthesidewalkandthebuilding.TherevisedelevationsshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoFinalPUB/buildingpermit9approvalwhichevercomesfirst.109.Theapplicantshallberequiredtodedicate1-footbehindthesidewalkformaintenanceinadditiontoright-of-waydedicationforexistingluminafrefoundationsalongNE4thSt.The11revisedsiteplanshallbesubmittedto,andapprovedbytheCurrentPlanningProjectManager,priortoconstructionpermit/FinalPUBapprovalwhichevercomesfirst.1210.Arevisedsiteplan’shallbesubmittedtoandapprovedbytheCurrentPlanningProject13Managerpriortoconstructionpermit/FinalPUBapprovalwhichevercomesfirst,depictingthefollowing:NorthofRoad‘A’,therequiredplanterstripadjacenttothebanksitewould14be8-feet,thesidewalkwouldbe5feet,theexisting32-footpavedpublicroadportionwouldremaintoallowtheminimumwidthfortheleftturnlaneatthesignal.Right-of-way15dedicationtothebackofthesidewalkwouldberequired;SouthofRoad‘A’,wouldbe16requiredtoremainaprivateroad.Theprivateroadwouldhaveminimum26-feetofasphaltcurbfacetocurbface.Thecrosssectionwouldalsoincludeaplanterstripof5-feetanda5-17footsidewalk.Thepavedwidthofthisportionoftheroadwouldbefinalizedafteraturningmovementdiagramtoallowtheturningoflargetrucksservingthepostofficeisprovidedbytheapplicant;Signagemustbeprovidedbythedeveloperatthetransitionfromthepublicto19theprivateroad.11.ThecenterlineofRoad‘A’shallalignwiththecenterlineofthemainpostofficedriveway20acrossWhitmanCourtNE.Arevisedsiteplandepictingthealignmentshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortoconstructionpermit21approval.2212.Theapplicantshallberequiredtoredesigntheroadsinordertoprovideaminimumof20-footwidepaveddrivelane,separatefromanyrequiredsidewalks.Therevisedsiteplanshall23besubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstruction24permit/FinalPUBapprovalwhichevercomesfirst.TheapplicantsubmittedarevisedsiteplaninresponsetoConditions10-12atthepublichearing.SeeEx.20.This26revisedsiteplanmaymeettheconditions,asdeterminedbytheCurrentPlanningManager.PRELIMiNARYPLATANDPLANNEDURBANDEVELOPMENT-30 113.Theapplicantshallequipalltownhomeswithanapprovedfiresprinklersystemdueto2limitedavailablefireflowandlongdeadendroadwaysatthissite.14.Aminimum2feetofseparationwouldberequiredbetweenthefaceofanywallandthe3applicantwouldberequiredtodemonstrateproposedcommonparkingspaceshaveappropriatesightdistance.Therevisedsiteplanshallbesubmittedtoandapprovedbythe4CurrentPlanningProjectManagerpriortoconstructionpermit/FinalPU])approval5whichevercomesfirst.15.Theproject’sbylawsorCC&R’sshallrestrictparkingacrossthepedestrianpathways6throughoutthedevelopment.AcopyofthebylawsshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermitlFinalPU])approvalwhichevercomesfirst.816.Theapplicantshallprovideadetailedplansetidentifyingthelocationandscreeningprovidedforroofmountedequipmentfortheproposedbank.ThedetailedplansetshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermit10approvalforthebank.17.Arevisedsite/landscapeplanshallbesubmitteddepictinginterveninglandscapingatno11morethan7stallintervalsinordertoreducethevisualimpactofsurfaceparkingthroughout12thedevelopment.Therevisedsite/landscapeplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/FinalPU])approval13whichevercomesfirst.1418.TheapplicantshallsubmitarevisedsiteplandepictingbicycleparkinginconformancewithRMC4-4-080F.11.TherevisedsiteplanshallbesubmittedtoandapprovedbytheCurrent15PlanningProjectManagerpriortobuildingpermit/FinalPU])approvalwhichevercomesfirst.1619.Theapplicantshallberequiredtodemonstratehowrefuseandrecyclableswouldbepicked17upandwhereitwouldbelocatedonpick-updaytothesatisfactionoftheCurrentPlanningProjectManagerpriortoFinalPUPapproval.1820.Theapplicantshallberequiredtorevisethelandscapingplantoenhancethe19landscaping/screeningalongthSt,primarilydirectlyinfrontofthedrive-thrubays.TherevisedlandscapeplanshallbesubmittedtoandapprovedbytheCurrentPlanningProject20ManagerpriortoFinalPUP/constructionpermitapprovalwhichevercomesfirst.Staffshallapplythisconditioninaflexiblemannerinordertoensurethatthesecurityinterestsofthe21bankarenotcompromised.ThisconditionmayberevisedasnecessarybystafftoaccommodateanyadministrativewaivertolandscapingrequirementsauthorizedbyCity22code.2321.Theapplicantshallberequiredtosubmitrevisedelevationswhichincludetherefuseandrecyclableenclosuremadeofmasonry,ornamentalmetalorwood,orsomecombinationof24thethree,andaroof.Therevisedelevationsshallbesubmittedtoandapprovedbythe25CurrentPlanningProjectManagerpriortobuildingpermitapproval.22.Therefuseandrecyclingfacilitiesshallbescreenedwithlandscapingonaminimumofthree26sides.TherevisedlandscapeplanshallbesubmittedtoandapprovedbytheCurrentPRELIMINARYPLATANDPLANNEDURBANDEVELOPMENT-31 1PlanningProjectManagerpriortoconstructionpermit/FinalPUDapprovalwhichevercomesfirst.223.Theapplicantshallberequiredtoreducethenumberofresidentialcurbcutsalongthe3internalroadsystemtothesatisfactionoftheCurrentPlanningDivision.ArevisedsiteplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriorto4constructionpermitfFinalPUBapprovalwhichevercomesfirst.524.Theapplicantshallrevisethesiteplantodepictadifferentiationinmaterialsforallpedestrianconnectionswithinparkingareasandlordriveaislesonsite.Therevisedsiteplan6shallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriorto7buildingpermitapproval.25.Theapplicantshallsubmitrevisedelevationsdepictingaddedarchitecturaldetailing8elementsincludinglightingfixtures,contrastingmaterials,orspecialdetailingalongthegroundfloorofallresidentialunitsandthenorthernandwesternfaçadesofthecommercialbuilding.TherevisedelevationsshallbesubmittedtoandapprovedbytheCurrentPlanning10ProjectManagerpriortoFinalPUBorbuildingpermitapprovalwhichevercomesfirst.26.Theapplicantshallsubmitrevisedelevationsdepictingtheuseofthesamematerialsfinished11onallsidesofthebuildingaswellasadditionalchangesinmaterialsandcolorforthe12residentialstructures.TherevisedelevationsshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermit/FinalPUBapprovalwhichever13comesfirst.Theapplicantmayalsowanttoconsidertheuseofthebrick,integrallycoloredconcretemasonry,orasimilarhighqualitymaterial,togroundtheresidentialbuildingsfora14heightappropriatetothescaleofthestructure.1527.TheapplicantshallsubmitamaterialsboardsubjecttotheapprovaloftheCurrentPlanningProjectManagerpriortobuildingpermitapproval.Acceptablematerialsincludea16combinationofbrick,integrallycoloredconcretemasonry,pre-finishedmetal,stone,steel,glass,cast-in-placeconcrete,orotherhighqualitymaterial.1728.Theapplicantshallberequiredtoprovidealightingplanthatadequatelyprovidesforpublic1$safetywithoutcastingexcessiveglareonadjacentproperties;atthetimeofbuildingpermitreview.Pedestrianscaleanddownlightingshallbeusedinallcasestoassuresafepedestrian19andvehicularmovement,unlessalternativepedestrianscalelightinghasbeenapprovedadministrativelyorisspecificallylistedasexemptfromprovisionslocatedinRMC4-4-07520Lighting,ExteriorOn-Site.2129.Theapplicantshallberequiredtosubmitrevisedelevationsdepictingadditionalornamentallightingfixtures.Therevisedelevationsshallbesubmittedto,andapprovedby,theCurrent22PlanningProjectManagerpriortobuildingpermitapproval.2330.Theapplicantshallproviderevisedsiteplandemonstratingcompliancewiththeprivateopenspacestandardofatleast15-feetineverydimension.Therevisedsiteplanshallbe24submittedto,andapprovedby,theCurrentPlanningProjectManagerpriortoFinal25PUD/buildingpermitapprovalwhichevercomesfirst.Thisconditionmaybemodifiedasnecessarybystafftoconformtoanyadministrativewaivertothe15footstandardgranted26pursuanttoCitycode.PRELIMINARYPLATANT)PLANNEDURBANDEVELOPMENT-32 131.Priortotheissuanceofanyoccupancypermit,thedevelopershallfurnishasecuritydevicetotheCityinanamountequaltotheprovisionsofRMC4-9-060.Landscapingshallbe2plantedwithinoneyearofthedateoffinalapprovaloftheplannedurbandevelopment,and3maintainedforaperiodof2yearsthereafterpriortothereleaseofthesecuritydevice.Asecuritydeviceforprovidingmaintenanceoflandscapingmaybewaivedifalandscaping4maintenancecontractwithareputablelandscapingfirmlicensedtodobusinessintheCityofRentonisexecutedandkeptactivefora2yearperiod.Acopyofsuchcontractshallbekept5onfilewiththePlanningDivision.632.Theapplicantshallcreateahomeowner’sassociationtoensurethattheprivateroadsandothercommonfacilitiesareadequatelymaintained.TheCC&Rsshallrequirethelotowners7tomaintainthecommonfacilitiesandshallprovidethattheCitymaymaintainthefacilitiesattheexpenseofthelotownersifthelotownersfailtodosoafterreceivingnoticefromthe8City.TheCC&RsshallbecompletedandapprovedbytheCitypriortofinalplatapproval.933.AllproposedstreetnamesshallbeapprovedbytheCity.1034.Alladjacentrights-of-wayandnewrights-of-waydedicatedaspartoftheplat,includingstreets,roads,andalleys,shallbegradedtotheirfullwidthandthepavementandsidewalks11shallbeconstructedasspecifiedinthestreetstandardsordeferredbythePlanning/Building/PublicWorksAdministratororhis/herdesignee.1235.Ifstaffhasnotalreadydoneso,staffshallassesstheneedforcrosswalksasrequiredby13RMC4-7-160(B)andrequirecrosswalksascircumstanceswarrant.1436.Alllotcornersatintersectionsofdedicatedpublicrights-of-way,exceptalleys,shallhaveminimumradiusoffifteenfeet(15’).1537.Sidesewerlinesshallbeinstalledeightfeet(8’)intoeachlotifsanitarysewermainsare16available,orprovidedwiththesubdivisiondevelopment.38.Allutilitiesdesignedtoservethesubdivisionshallbeplacedunderground.Anyutilities17installedintheparkingstripshallbeplacedinsuchamanneranddepthtopermittheplantingoftrees.Thoseutilitiestobelocatedbeneathpavedsurfacesshallbeinstalled,18includingallserviceconnections,asapprovedbytheDepartment.Suchinstallationshallbe19completedandapprovedpriortotheapplicationofanysurfacematerial.EasementsmayberequiredforthemaintenanceandoperationofutilitiesasspecifiedbytheDepartment.2039.AnycableTVconduitsshallbeundergroundedatthesametimeasotherbasicutilitiesare21installedtoserveeachlot.Conduitforserviceconnectionsshallbelaidtoeachlotlinebysubdividerastoobviatethenecessityfordisturbingthestreetarea,includingsidewalks,or22alleyimprovementswhensuchserviceconnectionsareextendedtoserveanybuilding.Thecostoftrenching,conduit,pedestalsandlorvaultsandlateralsaswellaseasementstherefore23requiredtobringservicetothedevelopmentshallbebornebythedeveloperandlorlandowner.Thesubdividershallberesponsibleonlyforconduittoservehisdevelopment.24Conduitendsshallbeelbowedtofinalgroundelevationandcapped.ThecableTVcompany25shallprovidemapsandspecificationstothesubdividerandshallinspecttheconduitandcertifytotheCitythatitisproperlyinstalled.26PRELIMINARYPLATANDPLANNEDURBANDEVELOPMENT-33 140.MonumentingandstreetsignsshallbeinstalledpriortofinalplatapprovalasrequiredbyRMC24-7-210.3DATEDthis11thdayofJune,2014.4_ ____PhiA.Olbrechts6CityofRentonHearingExaminer7$9AppealRightandValuationNotices10RMC4-8-110(E)(9)providesthatthefinaldecisionoftheHearingExaminerissubjecttoappealtotheRentonCityCouncil.RMC4-8-110(E)(9)requiresappealsoftheHearingExaminer’sdecisionto11befiledwithinfourteen(14)calendardaysfromthedateoftheHearingExaminer’sdecision.Arequestforreconsiderationtothehearingeexaminermayalsobefiledwithinthis14dayappeal12periodasidentifiedinRMC4-8-110(E)(8)andRMC4-$-100(G)(4).Anewfourteen(14)dayappealperiodshallcommenceupontheissuanceofthereconsideration.Additionalinformationregardingthe13appealprocessmaybeobtainedfromtheCityClerk’sOffice,RentonCityHall—7tIfloor,(425)430-146510.15Affectedpropertyownersmayrequestachangeinvaluationforpropertytaxpurposesnotwithstandinganyprogramofrevaluation.1617181920212223242526PRELIMINARYPLATANDPLANNEDURBANDEVELOPMENT-34 A PORTION OF THE NW 1/4 OF THE NW 1/4 OF SECTION 15,ThP.23 N.,RGE.5 E,W.M.,KING COUNTY,WA VICINITY MAP 104 434610051020494222 04124009497101060 BOUNOMYSJOVfl £044100061069040 FOOTE0200912940409 1440 000t SHEEr NO.DESCRIPTION - P1)0—Cl ONERALL PEAT PLAN P1)0—02 FINAL PLANNED URBAN DEVELOPMENT PLAN PUD—03 BUILDING SETBACK PLAN LEGAL DESCRIPTION LOT I OF 44005104140 9401 P4,41 60107—07—129—401 411.49060 4290 9,209. 22 I21TLU 90.20090491900002.410040 OF 0929 004914.2140246291044.62000 0401 P061004 0024060 10 01€014 OF 960106 44 DAT)60006060 14019 400001429 101 P 00 0006-04100 91055 0,41 9111IU-02-119-9IR.46000010 9101 9.2009. Os pT000Lt4A la2910049192,0100000 00 6929 00600.009900104: 000009110411A00 00 OF 609109 LOT LOOT 29045196111 l0.HLU—41—00—UA 61T0 020151 12.2009 42 000000429 4292400912040401.6100900 00 060 07100. 9T510291041 SITE DATA EAT 9924.040494 104491 P00 00 400 0121W19I 106 14—000)95 941 400150,4225 41 414 50 &25’04099 Cl Mt 44001.29110145:516210—0010.—2924.—0010 Alt MEt 223,022 00 (5.12 At)P91St I:115,421 SF-(4.04 42)114421 2:41.242 S.F.(1.00 42) 010042 06 (0412000109.44410421) 14101429 791:042491 0271 69101929 S00290 9101012910010000W 000P440 040 30 T40*043 9 600 PROPERTY OWNERS GEOTECH ENGINEER 10104 AT 004449 291441.Ut 704029100 19140 004045,100. 300 44410291 St.51444 91 III 510 940290 04AJ.145L.91 49104 4901,4271,91 59113 (425)255—1424 (4201 422—710’ OtT:P010 200400440 12941221:911.10 000104.4.1. 4250410)PLANNER/ENGINEER 91201042 44101 699 €005101429 €02906960,11€ 11291 104 500 00TH.f205 DEVELOPER P691041 440.94 4043 nc SURVEYOR 104101 40041 1419 100441 400 0.090 24 gl4Th1d0gL 1)00041 P141 PHASE 1 SCALE:V-40’ 0440(114) mx I-I I-I-I w VICINITYMAP—WHITMANCOURTNE5thSt0’_ _ _____NE4thSt_ __ _ ___ _ __ _OTLNE2ndP1EXHIBIT4 CONSULLLNGENG]NEERS.LLCiiiiMay212015JobNo.1799-001-013RECEIVEDMs.RocaleTimmonsCityofRentonPlanningandDevelopment‘212o51005SouthGradyWayRenton,WA98057CITYoJT’tjFLANNNGRE:WhitmanCourtPhaseTwoFinalPlannedUrbanDevelopmentConfirmationofCompliancewithallConditionsofPPUDApprovalLUA74-000295DearRocale:WearesubmittingtotheCityofRentonanapplicationforFinalPlannedUrbanDevelopmentforPhaseTwoofWhitmanCourt.ThisletterwillserveastheConfirmationofCompliancewithallConditionsofPPUDApproval.TheprojectwenttoaHeatingExaminerforreviewandalsoincludedanadministrativeminormodification.ThefirstconditionsarefromtheHeatingExaminersDecisiondatedJune11,2014andincludeconditionsassociatedwiththeDeterminationofNon-SignificanceMitigateddatedApril24,2014.TheAdministrativeModificationDecisiondatedJuly2,2014includesoneadditionalcondition.Forsimplicity,wehavebrokenthisletterintothreesectionstoaddresstheconditionsbasedonthedatetheywerereceived,Wehavealsocopiedtheoriginalconditioninitalicsandouractionstomeettheconditioninbold.TheoriginalWhitmanCourtPUDapprovalwasfor41lots,butduringengineeringtheplanswererevisedandtheprojectwasreducedbyoneresidentiallotforatotalof39residentiallotsandonecommercial/banklot.ThePUDhasbeenbrokenintotwophasesfordevelopmentandanFPUDapplicationwasprocessedandapprovedforPhaseOnecoveringthebanksiteandlots1-20.ThePhaseTwoFPUDapplicationincludestheconstructionoflots21-39androadsC&D.ConditionsfromtheHearinQExaminersDecisiondatedJune112014:7.TheapplicantshallcomplywiththetwomitigationmeasuresissuedaspartoftheDeterminationofNon-SignificanceMitigated,datedApril27,2014.ThetwomitigationmeasuresfromtheEnvironmentalReviewCommitteeareasfollows:7.Al!earthworkperformedandimplementedbytheapplicant,shallbeconsistentwiththerecommendationsofthegeotechnicalreport,preparedbyAssociatedEarthSciences,Inc.,datedDecember76,2073.ESMFedera’WayESMEverettCivIEngireerngLvncPlenningFederalWay,WA980031010StEverettMallWay,Ste210LendSurveyingLarcecegeArchitecture253.838.6113tel425.2979900tel3DLeverScecnir.g800.345.5694tollfree800.345.5694tollfree253.838.7104fax425.297.9901fax•EXHIBIT5 Ms.RocaleTimmonsMay21,2015Page2AllconstructionplanshavebeenpreparedtothespecificationsoftheGeotechnicalReportpreparedbyAssociatedEarthSciences,Inc.,datedDecember76,2013.AstheprojectprogressestoconstructionandearthworkonPhaseTwo,allworkwillbepreformedtothespecificationsoftheGeotechnicalReport2.TheapplicantshallberequitedtodesignaTernporaryErosionandSedimentationControlPlan(TESCP)pursuanttothecurrent2009KingCountySurfaceWaterDesignManualErosionandSedimentControlRequirements.ATemporaryErosionandSedimentControlPlan(TESCP)waspreparedpursuanttotheKingCountySurfaceWaterDesignManualErosionandSedimentControlRequirements.TheconstructionplansincludingaTESCPweresubmittedtotheCityofRentonDevelopmentEngineeringforreviewonJuly14,2014andapprovedonDecember12,2014.ThefilenumberoftheapprovedplansisR-377509andthepermitnumberis#U14003820.PleaseseeSheetGR-0fandGR-03oftheapprovedplanssubmittedwiththisapplication.2.AfinalwetlandmitigationplanwhichintegratestheRiberoBalkoWetlandandStreamBufferMitigationPlanwiththeAltmann-OliverMitigationPlanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/FinalPUDapprovalwhichevercomesfirstAdditionally,inordertopreseweandprotectthewetland,stream,andassociatedbufferstheapplicantwillberequired,tomaintaintheNativeGrowthProtectionEasementoverthatpartofthesiteencompassingthestream/wetlandandbufferarea.Finally,theapplicantwouldberequiredtomaintain/installanysplitrailfencingandsignagerequiredperRMC4-3-050priortotherecordingoftheFinalP/at/FinalPUDapprovalwhichevercomesfirstAfinalwetlandmitigationplanwhichintegratestheRiberoBalkoWetlandandStreamBufferMitigationPlanwiththeAltmann-OliverMitigationPlanwassubmittedandapprovedwiththeconstructionplansonDecember12,2014.WehaveincludedacopyofSheetsWi-W5oftheapprovedplanswiththisapplicationforreviewbytheCurrentPlanningProjectManager.Inordertopreserveandprotectthewetland,stream,andassociatedbufferstheapplicanthascreatedatractthatwillmaintaintheNativeGrowthProtectionEasementoverthatpartofthesiteencompassingthestream/wetlandandbufferarea.PriortoAnalPlatthesplitrailfencewillbeinstalledonthesite.3.Theapplicantshallsubmitascreening/fencingdetailplan.Thescreening/fencingdetailplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoPUD/FinalPlatapprovalwhichevercomesfirstScreeningisshownonthefinallandscapeplansforPhaseTwothatareincludedwiththisapplication.Aspecificdetailplanwasnotprepared,butratherintegratedintotheFinalLandscapePlans.PleaseseetheAnal Ms.RocaleTimmonsMay21,2075Page3LandscapePlanaspreparedforPhaseTwoandsubmittedwiththisapplication.4.Theapplicantshallprovideinterpretativesignage/informationatthetrailentrancealongNE4thStandatthenorthernmostlookoutalongthetraitThesiteplandepictingthesignageshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermit/finalPlatapprovalwhichevercomesfirst.Interpretivesignage/informationatthetrailentranceisincludedintherevisedFinalWetlandBufferEnhancementplansandwillbeconstructedwiththeplatpriortofinalplatrecording.ThefinalwetlandmitigationplanswerereviewedandapprovedbythePlanningProjectManageraspartofPhaseOne.PleaseseeSheetW5foradetailoftheproposedsignage.5.Aneasementshallberecordedmemorializingthepublicaccesstothewetland,,.trailpriortofinalPUD/finalPlatRecordingwhichevercomesfirstPriortofinalplatrecordinganeasementwillbepreparedandsubmittedforreview.ThisconditionisnotapplicabletoPhaseTwodevelopment6.TheapplicantshallprovideafinaldetailedlandscapeplanforreviewandapprovalbytheCurrentPlanningProjectManagerpriortofinalPUD/constructionpermitapprovalwhichevercomesfirstThefinallandscapeplanforPhaseTwoisincludedwiththisapplication.7.Theapplicantshallamendthelandscapeplantoreflectplantswithamaturityheightof6-feetand100%obscurityfortheentirelengthofthemodified5-footwidevisualbarrieralongtheeasternportionofthesouthernpropertyline.TherevisedlandscapeplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/finalPUDapprovalwhichevercomesfirstThePhaseTwolandscapeplanhasbeenamendedtoreflectthisconditionandisincludedwiththisapplication.Thelandscapeplanincludesa6’highfenceproviding100%obscurityfortheentirelengthofthemodified5-footwidevisualbarrieralongtheeasternportionofthesouthernpropertyline.8.TheapplicantshallrevisetheelevationsothatgaragedoorsprovideadditionaldetailsandallsidesofthebuildingfacingthepublicStreetand/orinternal“street”provideafrontdoororfrontporchpresence,ifthisisnotachievableanapprovedlandscapescreenwouldberequiredbetweenthesidewalkandthebuilding.TherevisedelevationsshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoFinalPUD/buildingpermitapprovalwhichevercomesfirstTheelevationsofbuildingsE-Jhavebeenrevisedsothatthegaragedoorsprovideadditionaldetailsandallsidesofthebuildingfacingstreetshaveafrontdoor/porchpresence.Therevisedelevationsareincludedwiththisapplication. Ms.RocaleTimmonsMay21,2015Page49.Theapplicantshallberequiredtodedicate7-footbehindthesidewalkformaintenanceinadditiontoright-of-waydedicationforexistingluminairefoundationsalongNE4thSt.Therevisedsiteplanshallbesubmittedto,andapprovedbytheCurrentPlanningProjectManager,priortoconstructionpermit/FinalPUDapprovalwhichevercomesfirst.ThisdedicationisshownaspartofthePhaseOneFPUDApprovalandisnotapplicabletoPhaseTwo.70,ArevisedsiteplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/FinalPUDapprovalwhichevercomesfirst,depictingthefollowing:NorthofRoad‘A’,therequiredplanterstripadjacenttothebanksitewouldbe8-feet,thesidewalkwouldbe5feet,theexisting32-footpavedpublicroadportionwouldremaintoallowtheminimumwidthfortheleftturnlaneatthesignalRight-of-waydedicationtothebackofthesidewalkwouldberequired;SouthofRoad‘A’,wouldberequiredtoremainaprivateroad.Theprivateroadwouldhaveminimum26-feetofasphaltcurbfacetocurblace.Thecrosssectionwouldalsoincludeaplanterstripof5-feetanda5-lootsidewalkThepavedwidthofthisportionoftheroadwouldbefinalizedafteraturningmovementdiagramtoallowtheturningoflargetrucksservingthepostofficeisprovidedbytheapplicant;Signagemustbeprovidedbythedeveloperatthetransitionfromthepublictotheprivateroad.TheaboverevisionswerecompleteaspartofthePhaseOneFPUDApprovalandarenotapplicabletoPhaseTwo.77.ThecenterlineofRoad‘A’shallalignwiththecenterlineofthemainpostofficedrivewayacrossWhitmanCourtNE.Arevisedsiteplandepictingthealignmentshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortoconstructionpermitapprovalTheaboverevisionswerecompleteaspartofthePhaseOneFPUDApprovalandarenotapplicabletoPhaseTwo.72.Theapplicantshallberequiredtoredesigntheroadsinordertoprovideaminimumof20-footwidepaveddrivelane,separatefromanyrequiredsidewalks.TherevisedsiteplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/FinalPUDapprovalwhichevercomesfirstAminimum20-footpaveddrivelaneisprovidedthroughouttheprojectPleaseseeSheetCH-0Joftheapprovedconstructionplansandincludedwiththisapplication.73.Theapplicantshallequipalltownhomeswithanapprovedfiresprinklersystemduetolimitedavailablefireflowandlongdeadendroadwaysatthissite.Allofthetownhomeswillbeequippedwithfiresprinklersystems.Thiswillbereviewedandapprovedatthetimeofbuildingpermit Ms.RocaleTmmonsMay21,2015Page574.Aminimum2feetofseparationwouldberequitedbetweenthefaceofanywallandtheapplicantwouldberequitedtodemonstrateptoposedcommonparkingspaceshaveappropriatesightdistance.TherevisedsiteplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/FinalPUBapprovalwhichevercomesfirst.Theretainingwallshavebeenredesignedtoallowfortheseparationasrequired.Thesightdistanceforthecommonparkingspacesisdemonstratedontheapprovedconstructionplans.PleaseseeSheetGR-03oftheapprovedconstructionplansfordetails.15.Theproject’sbylawsorCC&R’sshallrestrictparkingacrossthepedestrianpathwaysthroughoutthedevelopment.AcopyofthebylawsshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/FinalPUBapprovalwhichevercomesfirstPleaseseethedraftlegaldocumentsincludedwiththisapplication.16.TheapplicantshallprovideadetailedplansetidentifyingthelocationandscreeningprovidedforroofmountedequipmentfortheproposedbankThedetailedplansetshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapprovalforthebankTheaboveconditionappliestothebanksiteaspartofthePhaseOneFPUDApprovalandisnotapplicabletoPhaseTwo.77.Arevisedsite/landscapeplanshallbesubmitteddepictinginterveninglandscapingatnomorethan7stallintervalsinordertoreducethevisualimpactofsurfaceparkingthroughoutthedevelopmentTherevisedsite/landscapeplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/finalPUDapprovalwhichevercomesfirstTheaboveconditionappliestothebanksiteaspartofthePhaseOneFPUDApprovalandisnotapplicabletoPhaseTwo.78.TheapplicantshallsubmitarevisedsiteplandepictingbicycleparkinginconformancewithRMC4-4-080F77.TherevisedsiteplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermit/FinalPUBapprovalwhichevercomesfirst.TheaboveconditionhasbeendemonstratedaspartofPhaseOnewithsufficientbicycleparkingfortheentirePUDandbankNoadditionalbicycleparkingisproposedaspartofPhaseTwo.19.Theapplicantshallberequiredtodemonstratehowrefuseandrecyclableswouldbepickedupandwhereitwouldbelocatedonpick-updaytothesatisfactionoftheCurrentPlanningProjectManagerpriortofinalPUBapprovalThetownhomesinPhaseTwowillhaveindMdualcurbsidecollectionofgarbageandwillnotrequiterefusepads.20.Theapplicantshallberequiredtorevisethelandscapingplantoenhancethelandscaping/screeningalongNE4thSt,primarilydirectlyinfrontofthedrive-thrubays.TherevisedlandscapeplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoFinalPUB/constructionpermitapproval Ms.RocaleTimmonsMay21,2015Page6whichevercomesfirstStaffshallapplythisconditioninaflexiblemannerinordertoensurethatthesecurityinterestsofthebankarenotcompromised.ThisconditionmayberevisedasnecessarybystafftoaccommodateanyadministrativewaivertolandscapingrequirementsauthorizedbyCitycode.TheaboveconditionappliestothebanksiteaspartofthePhaseOneFPUDApprovalandisnotapplicabletoPhaseTwo.27.Theapplicantshallberequiredtosubmitrevisedelevationswhichincludetherefuseandrecyclableenclosuremadeofmasonry,ornamentalmetalorwood,orsomecombinationofthethree,andarootTherevisedelevationsshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.TheaboveconditionappliestothebanksiteaspartofthePhaseOneFPUDApprovalandisnotapplicabletoPhaseTwo.22.Therefuseandrecyclingfacilitiesshallbescreenedwithlandscapingonaminimumofthreesides.TherevisedlandscapeplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/FinalPUDapprovalwhichevercomesfirstTheaboveconditionappliestothebanksiteaspartofthePhaseOneFPUDApprovalandisnotapplicabletoPhaseTwo.23.TheapplicantshallberequiredtoreducethenumberofresidentialcurbcutsalongtheinternalroadsystemtothesatisfactionoftheCurrentPlanningDivision.ArevisedsiteplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermit/FinalPUDapprovalwhichevercomesfirstInanefforttoreduceoverallcurbcuts,lots37-39shareacurbcut,andlots33-36shareacurbcutLots21-32donothavesidewalkandcurbadjacenttothedrivewaysandwillnotrequirecurbcuts.PleaseseeSheetCH-Ofoftheapprovedconstructionplansfordetails.24.Theapplicantshallrevisethesiteplantodepictadifferentiationinmaterialsforallpedestrianconnectionswithinparkingareasand/ordriveaislesonsite.TherevisedsiteplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapprovaLTheaboveconditionappliestothebanksiteaspartofthePhaseOneFPUDApprovalandisnotapplicabletoPhaseTwo.25.Theapplicantshallsubmitrevisedelevationsdepictingaddedarchitecturaldetailingelementsincludinglightingfixtures,contrastingmaterials,orspecialdetailingalongthegroundfloorofallresidentialunitsandthenorthernandwesternfaçadesofthecommercialbuilding.TherevisedelevationsshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoFinalPUDorbuildingpermitapprovalwhichevercomesfirstRevisedelevationsfortheresidentialunitswereprovidedwiththePhaseOneFPUDapproval.TheunitsproposedinPhaseTwowillhavethesamearchitecturaltreatmentsasPhaseOne.Someofthedetailelementsare Ms.RocaleTimmonsMay21,2015Page7readilyvisibleontherevisedelevationsthatwerepreviouslysubmittedwhileothersmaybepresentedatthetimeofbuildingpermitapplication.Therevisedelevationsincludeavarietyofcontrastingmaterials,modulation,awnings,canopies,andadditionalspecialdetailingalongthegroundfloor.ThesameelevationsprovidedfortheapprovedPhaseOneareincludedwiththissubmittal.26.Theapplicantshallsubmitrevisedelevationsdepictingtheuseofthesamematerialsfinishedonallsidesofthebuildingaswellasadditionalchangesinmaterialsandcolorfortheresidentialstructures.TherevisedelevationsshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermit/FinalPUDapprovalwhichevercomesfirstTheapplicantmayalsowanttoconsidertheuseofthebrickintegrallycoloredconcretemasonry,orasimilarhighqualitymaterial,togroundtheresidentialbuildingsforaheightappropriatetothescaleofthestructure.RevisedelevationsfortheresidentialunitswereprovidedwiththePhaseOneFPUDapproval.TheunitsproposedinPhaseTwowillhavethesamearchitecturaltreatmentsasPhaseOne.Someofthedetailelementsarereadilyvisibleontherevisedelevationsthatwerepreviouslysubmittedwhileothersmaybepresentedatthetimeofbuildingpermitapplication.Therevisedelevationsdepicttheuseofthesamematerialsfinishedonallsidesofthebuildingsaswellasadditionalchangesinmaterialsandcolor.ThesameelevationsprovidedfortheapprovedPhaseOneareincludedwiththissubmittal.27.TheapplicantshallsubmitamaterialsboardsubjecttotheapprovaloftheCurrentPlanningProjectManagerpriortobuildingpermitapproval.Acceptablematerialsincludeacombinationofbrickintegrallycoloredconcretemasonrypre-finishedmetal,stone,steel,glass,cast-in-placeconcrete,orotherhighqualitymaterial.AmaterialsboardwassubmittedaspartofthebuildingpermitprocessfortheresidentialbuildingsonPhaseOne.PhaseTwowillutilizethesamematerialstoestablishcontinuitybetweenthephases.AnadditionalmaterialsboardwillnotbepreparedforPhaseTwo.28.Theapplicantshallberequiredtoprovidealightingplanthatadequatelyprovidesforpublicsafetywithoutcastingexcessiveglareonadjacentproperties;atthetimeofbuildingpermitreview.Pedestrianscaleanddownlightingshallbeusedinallcasestoassuresalepedestrianandvehicularmovement,unlessalternativepedestrianscalelightinghasbeenapprovedadministrativelyorisspecificallylistedasexemptfromprovisionslocatedinRMC4-4-075Lighting,ExteriorOn-Site.Alightingplanwassubmittedandapprovedaspartoftheconstructionplans.PleaseseetheapprovedlightingplansheetpreparedbyPSEandincludedwiththisapplication.Asrequired,alllightingwilladequatelyprovideforpublicsafetywithoutcastingexcessiveglareonadjacentproperties. Ms.RocaleTimmonsMay21,2075Page829.Theapplicantshallberequiredtosubmitrevisedelevationsdepictingadditionalornamentallightingfixtures.Therevisedelevationsshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapprovaLPleaseseetheapprovedlightingplansheetpreparedbyPSEandincludedwiththisapplication.30.Theapplicantshallproviderevisedsiteplandemonstratingcompliancewiththeprivateopenspacestandardofatleast15-feetineverydimension.Therevisedsiteplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortoFinalPUD/buildingpermitapprovalwhichevercomesfirst.Thisconditionmaybemodifiedasnecessarybystafftoconformtoanyadministrativewaivertothe75lootstandardgrantedpursuanttoCitycode.AnAdministrativeModificationwasappliedforandapproved.Pleaseseeattachedapproval.Themodificationreducestheminimumprivateopenspacestandardto7.5feetineverydimension.Thesiteplansreflectcompliancewiththemodification.37.Priortotheissuanceofanyoccupancypermit,thedevelopershallfurnishasecuritydevicetotheCityinanamountequaltotheprovisionsofRMC4-9-060.Landscapingshallbeplantedwithinoneyearofthedateoffinalapprovaloftheplannedurbandevelopment,andmaintainedforaperiodof2yearsthereafterpriortothereleaseofthesecuritydevice.AsecuritydeviceforprovidingmaintenanceoflandscapingmaybewaivedifalandscapingmaintenancecontractwithareputablelandscapingfirmlicensedtodobusinessintheCityofAentonisexecutedandkeptactivefora2yearperiod.AcopyofsuchcontractshallbekeptonfilewiththePlanningDivision.AfinancialsecuritydevicewillbefurnishedtotheCityforthelandscapingpriortotheissuanceofoccupancypermits.32.Theapplicantshallcreateahomeowner’sassociationtoensurethattheprivateroadsandothercommonfacilitiesateadequatelymaintained.TheCC&RsshallrequirethelotownerstomaintainthecommonfacilitiesandshallprovidethattheCitymaymaintainthefacilitiesattheexpenseofthelotownersifthelotownersfailtodosoafterreceivingnoticefromtheCity.TheCC&RsshallbecompletedandapprovedbytheCitypriortofinalp/atapproval.ThedrafthomeownersassociationhasbeenpreparedandisincludedwiththisapplicationforreviewbytheCityofRenton.Thesewillbeapprovedandrecordedconcurrentlywiththefinalplatapprovalandrecording.33.AllproposedstreetnamesshallbeapprovedbytheCity.NameshavenotyetbeenassignedtothestreetswithintheprojectWhennamesarebeingselectedtheCitywillbeconsultedforapproval.34.Alladjacentrights-of-wayandnewrights-of-waydedicatedaspartofthep/at,includingstreets,roads,andalleys,shallbegradedtotheirfullwidthandthepavementandsidewalksshallbeconstructedasspecifiedintheStreetstandardsordeferredbythePlanning/Building/PublicWorksAdministratororhis/herdesignee. (tMs.RocaleTimmonsMay21,2015Page9Duringconstructionoftheproject,alladjacentandnewrightsofwaywillbegradedtotheirfullwidthandthepavementandsidewalkswillbeconstructedpercitycodes.PleaserefertotheapprovedconstructionplansSheetCH-O1foradditionaldetail.35.IIstaffhasnotalreadydoneso,staffshallassesstheneedforcrosswalksasrequiredbyRMC4-7-760(B)andrequirecrosswalksascircumstanceswarrant.CrosswalkshavebeenincludedthroughouttheprojectTherearenooff-siteimprovementsrequiredforthisproject36.Alllotcornersatintersectionsofdedicatedpublicrights-of-way,exceptalleys,shallhaveminimumradiusoffifteenfeet(75).Alllotcornersatintersectionsofdedicatedpublicrights-of-way,exceptalleys,havebeendesignedwithaminimumradiusoffifteenfeet(15’).37.Sidesewerlinesshallbeinstalledeightfeet(8)intoeachlotifsanitarysewermainsareavailable,orprovidedwiththesubdivisiondevelopment.Engineeringplanshavebeenpreparedthatshowthe8’sidesewerlinesasconditioned.TheseplanshavebeenapprovedbytheCityofRenton.38.Allutilitiesdesignedtoservethesubdivisionshallbeplacedunderground.Anyutilitiesinstalledintheparkingstripshallbeplacedinsuchamanneranddepthtopermittheplantingoftrees.Thoseutilitiestobelocatedbeneathpavedsurfacesshallbeinstalled,includingallserviceconnections,asapprovedbytheDepartmentSuchinstallationshallbecompletedandapprovedpriortotheapplicationofanysurfacematerial.EasementsmayberequiredforthemaintenanceandoperationofutilitiesasspecifiedbytheDepartment.Allutilitieshavebeendesignedtobeundergroundasrequired.ThisisshownonSheetUT-OlincludedintheEngineeringPlansthatwereapprovedbytheCityofRenton.39.AnycableTVconduitsshallbeundergroundedatthesametimeasotherbasicutilitiesareinstalledtoserveeachlot.ConduitforserviceconnectionsshallbelaidtoeachlotlinebysubdividerastoobviatethenecessityfordisturbingtheStreetarea,includingsidewalks,oralleyimprovementswhensuchServiceconnectionsareextendedtoserveanybuilding.Thecostoftrenching,conduit,pedestalsand/orvaultsandlateralsaswellaseasementsthereforerequiredtobringservicetothedevelopmentshallbebornebythedeveloperand/orlandowner.ThesubdividershallberesponsibleonlyforconduittoservehisdevelopmentConduitendsshallbeelbowedtofinalgroundelevationandcapped.ThecableTVcompanyshallprovidemapsandspecificationstothesubdWiderandshallinspecttheconduitandcertifytotheCitythatitisproperlyinstalled.Conduitwillbeprovidedasspecifiedabove.Thiswilltakeplaceduringsitedevelopment40.MonumentingandstreetsignsshallbeinstalledpriortofinalplatapprovalasrequiredbyRMC4-7-270. Ms.RocaleTimmonsMay21,2015Page10StreetsignswillbeinstalledpriortoFinalPlatapprovalandrecording.However,monumentsmaybedeferreduntilafterthefinalasphaltliftoftheprojectAformaldeferralrequestwillbemadeatthetimeofFinalPlatasnecessary.WefeelthattheapplicanthascompliedwiththeconditionsassetforthbytheHearingExaminerandtheEnvironmentalReviewCommittee.Basedonthecompletionofthesitedevelopmentandnecessaryimprovementsalongwithanyperformanceguaranteesthatmayberequired,werequestthatyouapprovetheFinalPlannedUrbanDevelopment.Shouldyouhaveanyquestions,orrequireadditionalinformation,pleasecontactmedirectly.Welookforwardtoworkingwithyou.Sincerely,ESMCONSULTINGENGINEERS,LLCEnclosurescc:PaulEbensteiner;BrettConway\esm8\engresm-jobs1799\OO1\O13\office\phasetwotpud\confirmationofcompliancedocProjectPlanner