Loading...
HomeMy WebLinkAboutC_Cover_Letter_220131_v2.pdf January 31, 2022 Email: MSippo@Rentonwa.gov Michael S. Sippo, Civil Engineer III City of Renton, CED, Planning Division 1055 South Grady Way Renton, WA 98057 RE: Response to Preliminary Final Plat Review Comments Forest Terrace City of Renton File No. LUA21-000404 Our Job No. 18396 Dear Mike: We have revised the plans and technical documents for the above-referenced project in accordance with your comments received November 10, 2021. Enclosed are the following documents for your review and approval: 1. Revised Final Plat dated January 31, 2022 2. Updated title report dated January 20, 2022 3. Draft CC&R’s updated January 21, 2022 4. HOA Articles of Incorporation dated September 23, 2021 5. Perkins Temporary Access Easement and Agreement – Rec. No. 20210812001357 6. Perkins Rockery Easement and Agreement – Rec. No. 20210812001356 7. Confirmation of Compliance with Plat Conditions of Approval The following outline provides each of your comments in italics exactly as written, along with a narrative response describing how each comment was addressed: CC&R Page 1 Update to include additional easement provisions and plat notes noted on the final plat map review comments. Response: Please see the updated CC&Rs dated January 21, 2022, Article 8, pages 19-20. Page 10 Michael S. Sippo, Civil Engineer III City of Renton, CED, Planning Division -2- January 31, 2022 Provide language in the plat notes and cc&r's that the homeowner's association is financially responsible for any public infrastructure repairs within the opl easement as a result of construction activities performed by opl or its agents. Such activities shall include street and surface restoration, trench restoration, patches, surface appurtenances, overlays and curb, sidewalk, planter and landscaping restoration. Work shall be performed by city, franchise or opl forces and billed to the homeowner's association following completion unless otherwise required by the city. Activities such as repairs or additions to underground utilities, franchise utilities, roadbed and subgrade, or any other subsurface alterations are not the financial responsibility of the homeowner's association. Response: Please see the updated CC&Rs dated January 21, 2022, Section 8.12, Gas Pipeline; Association Financial Responsibilities for Repairs on page 21 of the CC&R’s and Plat Note #17 on Sheet 2 of 5 on the final plat. Page 20 Add section for street lighting: street lighting is owned and maintained by the city of Renton. Response: Please see the updated CC&Rs dated January 21, 2022, Section 8.11, on page 21. Plat Map Sheet 1 Unsure why this has been added Response: Required per RCW 64.90.245(6)(a). LUA?? LND10-0535 Response: The LUA and LND City file numbers have been added to the lower left of Sheet 1. LUA21-00404 Response: The LUA City file number has been added to the lower left of Sheet 1. The following items are required to be submitted with the final plat application or prior to recording the final plat document per the Preliminary Plat Hearing Examiners decision issued 12/3/2018: The Applicant shall video the approved haul route prior to the beginning of construction to identify the existing condition of the roadway. Following the completion of plat infrastructure, the Applicant shall video the haul route again and identify the post construction condition of the roadway. The Applicant shall repair the roadway to a condition equal or better to the condition of the initial video. Repairs to the haul route shall be completed by the Applicant and reviewed and approved by the civil plan reviewer prior final plat recording. Response: Pulte sent separately to Mike Sippo. Michael S. Sippo, Civil Engineer III City of Renton, CED, Planning Division -3- January 31, 2022 The Applicant shall submit a document with the final plat application to be on title notifying future owners of the presence of a gas pipeline in the vicinity and advising contact with the pipeline owner before and ground disturbance. The document shall first be reviewed and approved by the Current Planning Project Manager. The Applicant shall then record the documents with the King County Recorder’ s Office for each affected lot prior to their respective building permit issuance. Response: Please see Plat Note #14 on Sheet 2 of 5 on the final plat. The Applicant shall remove the existing single-family residence and any outbuildings located on the subject property at 2611 Union Ave NE concurrent with plat construction and prior to final plat approval. Response: All existing buildings have been removed. The Applicant shall submit Homeowner’ s Association documents with the final plat application that outline the responsibility for ownership and maintenance for maintaining the tracts, protected trees, fencing, and signage. Response: Please see enclosed updated CC&R’s and HOA Articles of Incorporation. The Applicant shall also submit permanent and irrevocable deed restrictions on the Tracts that prohibits future development. The HOA documents and deed restrictions shall be reviewed and approved by the Current Planning Project Manager prior to recording with the King County Recorder’ s Office with the plat. Response: Please see the updated CC&Rs dated January 21, 2022, Section 8.1(b), on page 19 of the CC&R’s and Plat Note #4 on Sheet 2 of 5 on the final plat. The Applicant shall submit a surety to ensure the survival of the replacement trees for a minimum of five (5) years. The surety shall include a warranty for each replacement tree, temporary irrigation system, and maintenance of the tracts for the five (5) year period. The surety and maintenance specifications shall be executed prior to plat recording. Response: The landscape bond is in process. The Applicant shall submit a color palette for each new single-family home be submitted with the final plat application. The color palette shall be reviewed and approved by the Current Planning Project Manager prior to plat recording. Response: Color palette has already been submitted by Pulte in conjunction with the model home permits. The Applicant shall prepare an agreement with the Perkins property that identifies maintenance responsibilities and any needed easements necessary to maintain the rockery on the abutting 2623 Union Ave NE property. Documentation of this agreement shall be reviewed and approved by the Current Planning Project Manager prior to plat recording. Michael S. Sippo, Civil Engineer III City of Renton, CED, Planning Division -4- January 31, 2022 Response: Please refer to the access easement and rockery easement conveyed to Perkins and recorded on Auguste 12, 2021, enclosed with this submittal. Sheet 2 Add additional easement provision: PRIVATE STORM DRAINAGE EASEMENT ALONG SIDE AND REAR YARD LOT LINES Easements 2.50 feet in width parallel with and abutting all interior lot lines and 5.00 feet in width parallel with and abutting all rear lot lines are hereby reserved for and/or granted to, respectively, each lot owner in this plat [or short plat] for the purpose of private storm drainage. In the event lot lines are adjusted after the recording of this plat [or short plat], the easements shall move with the adjusted lot lines. Maintenance of all private storm drainage easements on this plat [or short plat] shall be the responsibility of the lots deriving benefit from said easements. No structures other than fences, yard drains, or retaining walls over 4.00 feet in height (measured from the base of the wall footing to the top of the wall) shall be constructed within these easements. Response: This text has been added under Easement Provisions Note #3 on Sheet 2. Add additional easement provision: "the 10-foot private drainage easement adjacent to the public right of way and tracts. The owners of said lots shall be responsible for the maintenance of that portion of the drainage facilities they have benefit of use, and shall equally share in the maintenance of that portion of the drainage facilities used in common." Response: This text has been added under Easement Provisions Note #3 on Sheet 2. Suggest adding the following easement language or something similar: "the 10-foot private drainage easement adjacent to the public right of way and tracts. The owners of said lots shall be responsible for the maintenance of that portion of the drainage facilities they have benefit of use, and shall equally share in the maintenance of that portion of the drainage facilities used in common. " Response: This text has been added under Easement Provisions Note #3 on Sheet 2. Provide additional stormwater facility easement language: "An easement is hereby granted to the City of Renton, a municipal corporation, over, under, through and across Tract “A” for the purpose of conveying, storing, managing and facilitating storm and surface water per the approved civil construction plans (R-404801) on file with the City of Renton. The City of Renton has the right to enter said easement for the purpose of inspecting, operating, maintaining, improving, and repairing its facilities contained therein. Only the, flow control, water quality treatment, and storm water conveyance facilities will be considered for formal acceptance and maintenance by the City upon completion of the two-year maintenance period and correction of any maintenance and defects identified in the final inspection by the City." Response: This text has been added under Easement Provisions Note #2 on Sheet 2. Lot 10 easement to be private Response: The storm drainage easement along the west line of Lot 10 is private. The storm drainage easement along the east & north lines of Lot is public. Michael S. Sippo, Civil Engineer III City of Renton, CED, Planning Division -5- January 31, 2022 1/25th Response: This typo has been corrected. 25 Response: This typo has been corrected. Provide: PRIVATE UTILITY MAINTENANCE NOTES Each property owner shall be responsible for maintenance of the sanitary sewer or storm water stub from the point of use on his/her/its own property to the point of connection in the City’s and/or district’s sanitary sewer main or storm main. Any portion of a sanitary sewer or surface water stub which jointly services more than one property shall be jointly maintained and repaired by the property owners sharing the stub. The joint use and maintenance shall run with the land and be binding on said property owners , including their heirs, successors and assigns. Response: This text has been added as Plat Note #15 on Sheet 2. Provide: Sidewalk and landscape strip maintenance notes Each property owner shall be responsible for keeping the sidewalk abutting the subject property clean and litter free. Each such property owner shall be responsible for the maintenance of vegetation within the abutting landscape strip, excluding the street trees which are owned by the City of Renton. The maintenance shall run with the land and be binding on all property owners within this plat, including their heirs, successors and assigns. Under no circumstances shall the City bear any maintenance responsibility for landscape strips created by this plat. Response: This text has been added as Plat Note #16 on Sheet 2. 2021? Response: This typo in the recording number has been corrected. Provide language in the plat notes and cc&r's that the homeowner's association is financially responsible for any public infrastructure repairs within the opl easement as a result of construction activities performed by opl or its agents. Such activities shall include street and surface restoration, trench restoration, patches, surface appurtenances, overlays and curb, sidewalk, planter and landscaping restoration. Work shall be performed by city, franchise or opl forces and billed to the homeowner's association following completion unless otherwise required by the city. Activities such as repairs or additions to underground utilities, franchise utilities, road bed and subgrade, or any other subsurface alterations are not the financial responsibility of the homeowner's association. Response: This text has been added as Plat Note #17 on Sheet 2. 3912 3906 3900 3830 3824 3818 3812 3806 3800 3710 3704 3707 3713 Response: A lot address table has been added to Sheet 3. Add easement language: PUBLIC ACCESS EASEMENT ENCOMPASING A PRIVATE SHARED TRACT 1.An easement is hereby granted to Renton Regional Fire Authority, over Michael S. Sippo, Civil Engineer III City of Renton, CED, Planning Division -6- January 31, 2022 and across Tract “A” for the purposes of emergency access. 2.An easement is hereby granted to the City of Renton, a municipal corporation, over, under, and across Tract “A for the purposes of utility and emergency access. Response: This text has been added under Easement Provisions Note #7 on Sheet 2. 3803 3809 3815 3821 3827 3833 3839 3903 3909 3915 3921 Response: A lot address table has been added to Sheet 3. 2575 Union Ave NE Response: A lot address table has been added to Sheet 3. Mike, add some language to plat that indicates who is financially responsible for repairs needed for the public infrastructure within the opl easement. Response: Text has been added as Plat Note #17 on Sheet 2 regarding maintenance and financial responsibilities within the Olympic Pipeline Easement area. Sheet 3 ? Response: The easement label has been removed from Sheet 3. Unless additional fire flow is provided. Response: This text has been added to the Fire Flow language provided on Sheet 2. Include these fire requirements on sheet 2. Response: This text for Fire Flow Requirements has been added to Sheet 2. Sheet 4 Define width of lme -13.72'? Response: The width of each Landscape Maintenance Easement (LME) has been added along each lot line. Check engineering and final construction as-built. Monument may need to be set back further than 10' due to wall, guard rail etc. Response: Setting the road monument at an offset distance of 10.00 feet will clear all of the designed improvements. Provide lme widths at property lines (typ.) Michael S. Sippo, Civil Engineer III City of Renton, CED, Planning Division -7- January 31, 2022 Response: The width of each Landscape Maintenance Easement (LME) has been added along each lot line. Private storm drainage easement required for upstream Perkins catchment structure and lines per approved engineering plans on lot 24. Response: An easement for storm drainage has been provided, but please note that it is public. Mike, do we need to make this public? Response: Yes, this will be a public storm drainage easement. Fix cut-off Response: The curve table view has been corrected. Sheet 5: Private storm drainage easement Response: The storm drainage easement along the north and easterly line of Lot 10 is public. Should this read psse for public sewer easement (typ)? Response: This typo has been corrected. This is a public sanitary sewer easement, which is denoted as SSE. Public storm drainage easement needed for catchment ditch and manhole in this area per approved engineering plans. Response: Public storm drainage easements have been provided where noted. Private storm drainage easements for public bypass lines required through Tract E and over lots 12 & 13 per approved engineering plans. Response: Storm drainage easements have been provided over Tract E and Lots 12 and 13, but please note that these easements are public. Mike, do we want this to be public? Response: Yes, these will be public storm drainage easements. Define all notes used on this plan. Sse is missing Response: The typo within the legend has been corrected. PSSE has been corrected to SSE, being a public sanitary sewer easement. Fix cut-off Michael S. Sippo, Civil Engineer III City of Renton, CED, Planning Division -8- January 31, 2022 Response: The curve table view has been corrected. Reconcile p prefix on sde's and sse's. P refers to public and private and is very confusing. Response: The “P” prefix for easements refers to “private” easements, and this typo has been corrected. We believe that the above responses, together with the enclosed revised plans and technical documents, address all of the comments in your letter received November 10, 2021. Please review and approve the enclosed at your earliest convenience. If you have questions or need additional information, please do not hesitate to contact me at this office. Thank you. Sincerely, George Newman, AICP Senior Project Manager GN/am 18396c.031 enc: As Noted cc: Ryan Kohlmann, Pulte Group, Inc.