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HomeMy WebLinkAboutRepsonse To Final Plat Review Comments_The Woods at Highland Park_LUA15-000713C1?fEELandUseConsuhi•C0NSULTANISProj&tManagementOctober10,2016RECEIVEDMs.RohiniNairOCT122016ProiectManagerDevelopmentEngineeringCITYOFNTON1055S.GradyWayPLANN!NGDMlONRenton,WA98057RE:TheWoodsatHighlandPark(IkaMaplewoodParkEast)CityFileNo.—LIlA14-000713FP,CPHProjectNo.—0011-11-008ResponsestoFinalPlotReviewCommentsMs.Nair,Thisletterandthefollowingenclosedinformationcomprisethere-submittalfortheFinalPlatpackagefortheMoplewoodPorkEostproject:1—copyofthisresponseletter2—FinalPlatMaps,draftformylarapproval(September29,2016)2—LetterofCompliancewithPreliminaryPlatandMinorModificationConditions(October10,2016)2—StormPondVolumeVerification(October10,2016)2—As-built/RecordDrawings:C3.04andC3.20ThesedocumentshavebeenupdatedorotherwisepreparedinresponsetotheCity’scommentsprovidedinyourSeptember19,2016letter.SpecificresponsestoeachoftheCitystaffreviewcommentsareasfollows:PlanReviewComments1.TheAS-Builtpaperplansoftheutilityandfrontageimprovements,withthefieldchangesontheRosarioAvefrontageandTractA(mentionedintheMinorplatAmendmentconditionsofapproval)shouldbeprovidedforreview.AftertheAS-BuiltpaperplansareapprovedbytheCity,AS-Builtmylarsaretobeprovided.Response:Theas-built/recorddrawingsrelatedtothepondre-grading(C3.04andC3.20)havebeenupdated,andbondconiesofthoseareincludedwiththiscorrespondence.U’It€dskjPJ’e’-&r—2.Thepaymentforthedferreditemsshouldbemade./Response:Deferredfeepaymentswillbecompletedpriortofinalplatrecording.3.Allfieldcorrectionsaspertheinspectorshouldbecompleted.Response:Allfieldcorrectionsreceivedbytheinspectorhaveorwillbecompletedpriortofinalplatrecording.4.Addthefollowingnotetosheet3ofthefinalplotneartheLotBMPtable.“SinglefamilyresidencesandotherimprovementsconstructedonthelotscreatedbythissubdivisionmustimplementtheflowcontrolbestmanagementpracticesstipulatedintheapproveddrainagestudyandplansNo.Ui3002729onfilewiththeCityofRentonandaslistedinthetablebelowaswellasany11431WillowsRoodNE,Suite120Redmond,WA98052Phone:(425)285-2390.Fox:(425)285-2389www.phconsulteots.com TheWoodsatHighlandParkOctober70,2076ResponsetoFinalPlotReviewCommentsPage2of4CPHNo.0077-I7-008declarationofcovenantsandgrantsofeasementrecordedhereon.”AlsoaddnotethatthereducedimperviousSurfaceandindividuallotperforatedpipeconnectionisprovidedastheStormwaterflowcontrolBMPfortheplot.Response:Therequestednotehasbeenaddedunderthetableonsheet3verbatim.5.ThePublicAccessEasementNotesonsheet2ofthefinalplatshouldincludethekingcountyrecordingnumberfortheeasementrelinquishment.Response:AnagreementbetweenKingCountyandtheapplicanttorelinquishtheexistingeasementshasbeenreachedandtheformofthatagreementhasbeencompleted.TheapplicanthassignedtheformandisawaitingKingCounty’ssignature.ThefinalexecutedagreementwillberecordedimmediatelyuponreceiptfromKingCounty,andthatrecordingnumberwillbeprovidedinthePublicAccessEasementNotesectiononpage2ofthemylarversionofthefinalplat.Thepaper,draftversionofthefinalplatthatisincludedwiththiscorrespondencestillshowstherecordingnumberblankbecausethedocumenthasnotyetbeenrecordedaswewaitforKingCountysignatures.6.TheletterofCompliancetoconditionsofapprovaloftheplatincludingtheconditionsofapprovaloftheminorplatAmendment(approvaldate7/21/2016)shouldbeprovided.AnelectronicwordformattedletterofCompliancetoconditionsshouldalsobeprovide.Response:AncompleteLetterofComplianceamendedtoincludetheconditionsofapprovaloftheMinorRevisiontothepreliminaryplatisincludedwiththiscorrespondenceandresubmittalpackage.wttbe-e14kC•7.AcurrentBillofsaleforpublicimfrovementsshouldbeprovided.AndacurrentCostdataformforthepublicimprovementsbuiltbytheprolectshouldbeprovided.Response:AcurrentBillofSaleforpublicimprovementswillbeprovidedseparatelyandeith.r’pøior”4ozer—.“inajplatforrecording.‘472(tCe,3f—d&ciabe—-vevT.cfr.8.AmaintenancebondshouldbeprovidedtotheCity.Response-Amaintenancebondforpublicimprovementswillbeprovidedseparatelypriorto-es42-9.AmaintenanceanddefectagreementformshouldbeprovidedtotheCity.Response:Amaintenanceanddefectagreementforty_forpublicimprovementswillbeprovidedseparatelythefinalplatforrecording.10.PleaseconfirmthattheCCR’sreflectallapplicablerequirementsoftheplatapprovalandtheminorplatamendment.Response:TheCCR’shavebeenamendedasrequiredtoaccountfortheprovisionsofaublicaccesseasementadlacenttoRosario.LA)tf,E_,9?.Je-1ech1)/Z_4y.11.Acheckintheamountof$36.04madeouttoChampionExpresswillberequiredpriortorecording.Response:Acheckintheamountof$36.04madepayabletoChampionExpresswillbeprovidedwithsubmittalofthemylarversionofthefinalplatforrecording.PropertyServices(Technicalservices)Comments1.Thespacehasbeenaddedtothefaceoftheplotfortherelinquishmentoftheeasement.DocumentshavenotbeennorneededforCityreview,howevertherecordingneedstooccurpriortoplatrecordingorconcurrently.Response:AnagreementbetweenKingCountyandtheapplicanttorelinquishtheexistingeasementshasbeenreachedandtheformofthatagreementhasbeencompleted.TheapplicanthassignedtheformandisawaitingKingCounty’ssignature.Thefinalexecutedagreementwillberecordedimmediatelyupon TheWoodsatHighlandParkOctober70,2076ResponsetoFinalPlafReviewCommentsPage3of4CPHNo.0077-77-008receiptfromKingCounty,andthatrecordingnumberwillbeprovidedinthePublicAccessEasementNotesectiononpage2ofthemylarversionofthefinalplat.Thepaper,draftversionofthefinalplatthatisincludedwiththiscorrespondencestillshowstherecordingnumberblankbecausethedocumenthasnotyetbeenrecordedaswewaitforKingCountysignatures.73.re_t,1ikk,‘t,i7tb-cQe,frkIPlanningComments1.ConditionofApproval#2oftheMinorAmendmentDecisionforMaplewoodParkEastshallbecompliedwith.Theconditionreadsasfollows:“ThesitecontainstwoexistingeasementsforroadandutilitiesperL1A489033,5872161,5958267,andrestatedbyRec.No.8410250053.Theapplicantshallprovideproofofrelinquishofthesubjecteasements.ForthatportionoftheeasementlocatedbetweenNE2ndSt.andNE2ndLanealongthedetentionpond,aneweasementshallberecordedperKingCountyandtheCityofRenton’ssatisfactionandforthatportionoftheeasementlocatedacrossLot11,anewaccesseasementshallberecordedperKingCounty’ssatisfaction.DocumentationofeasementrelinquishmentandrecordingofaneweasementstoKingCountyshallbeprovidedtotheCurrentPlanningProjectManagerpriortofinalplatrecording.”Nodocumentationofeasementrelinquishmentorrecordingwasprovidedwiththefinalplat.PleaseprovidethesedocumentsResponse:AnagreementbetweenKingCountyandtheapplicanttorelinquishtheexistingeasementshasbeenreachedandtheformofthatagreementhasbeencompleted.TheapplicanthassignedtheformandisawaitingKingCounty’ssignature.ThefinalexecutedagreementwillberecordedimmediatelyuponreceiptfromKingCounty,andthatrecordingnumberwillbeprovidedinthePublicAccessEasementNotesectiononpage2ofthemylarversionofthefinalplat.Thepaper,draftversionofthefinalplatthatisincludedwiththiscorrespondencestillshowstherecordingnumberblankbecausethedocumenthasnotyetbeenrecordedaswewaifforKingCountysignatures.AcopyoftherecordedeasementdocumentwillbesubmittedtotheCitywiththemylarversion1thfinalplat.7f_C.dS‘.&°.b’2.Page2ofthePlatContainsaNotessectiontitled“PublicAccessEasemerINotes”.Therecordingnumberoftherelinquishmentwasnotnotedunderthefirstitem.Response:AnagreementbetweenKingCountyandtheapplicanttorelinquishtheexistingeasementshasbeenreachedandtheformofthatagreementhasbeencompleted.TheapplicanthassignedtheformandisawaitingKingCounty’ssignature.ThefinalexecutedagreementwillberecordedimmediatelyuponreceiptfromKingCounty,andthatrecordingnumberwillbeprovidedinthePublicAccessEasementNotesectiononpage2ofthemylarversionofthefinalplat.Thepaper,draftversionofthefinalplatthatisincludedwiththiscorrespondencestillshowstherecordingnumberblankbecausethedocumenthasnotyetbeenrecordedaswewaitforKingCountysignatures.3.Afinallandscapeplanandtreeretentionandreplacementplanwasapprovedduringconstructionpermitreview.PriortorecordinganinspectionisrequiredfortheCitytoverifycompliancewiththeapprovedlandscapeplanaswellasthetreeretentionandreplantingplan.PleasecontactVanessaDolbeeat425-430-7314foraninspection.TheinspectionshallbecompletedandapprovedbytheCurrentPlanningProjectManagerpriortoplatrecording.Response:Ms.DolbeeandtheapplicantmetonsiteFriday,October7,2016.Approvaloftheas-builtlandscapeconditionispending. TheWoodsofHighlandParkResponsetoFinalPlotReviewCommentsCPHNo.0077-11-008October70,2076Page4of4Pleasecontactmedirectlyat(425)285-2391orbye-mailatmatt@cphconsultants.comifyouhavequestionsorneedadditionalinformationtocompleteyourreviewandapprovaloftheprolect.Yourpromptresponseisappreciated.Thankyou.Cc:TiffinyBrown(Burnstead)copytofile !FLandUseConsuhingC0NSULTANISProjectManagementOctober10,2016RECEIVEDc’c1Z1Ms.RohiniNairPublicWorksDevelopmentEngineeroE01’CityofRenton1055S.GradyWayRenton,WA98057RE:TheWoodsatHighlandsParks(akaMaplewoodParkEastFinalPlat)CPHProjectNo.0017-11-008;CityFile#LUA14-000713FPConfirmationofCompliancewithPrelimnaryPlatandMinorModificationConditionsMs.Nair,ThisletterisprovidedasspecificallyrequestedbyCitystafftoconfirmthattheconstructedprojectandfinalplotforTheWoodsatHighlandsPark(akaMaplewoodParkEast)finalPlothavebeencompletedinaccordancewiththeapplicableconditionsoftheprelimnarysubdivisionapproval.Eachoftheconditionsofapprovalandaccompanyingresponseofcomplianceareasfollows:CONDITIONSFROMHEARINGEXAMINER’SDECISIONDATEDDECEMBER9,20121.TheApplicantshallcomplywiththefourmitigationmeasuresissuesaspartoftheDeterminationofNon-SignificantMitigated,datedSeptember24,2012:a.MitigationMeasures:TheapplicantshallcomplywiththerecommendationsincludedintheGeotechnicalReport,preparedbyTerraAssociates,Inc.datedFebruary21,2012.Response:TheprojecthasbeenconstructedingeneralaccordancewiththerecommendationsprovidedintheGeotechnicalReport(TerraAssociates;February21,2012)andanysubsequentamendmentstheretothatmayhavebeenrequiredbythegeotechnicalengineerbasedonactualsiteconditions.b.MitigationMeasures:TheapplicantshallpayaParksandRecreationImpactfee,asdeterminedbytheRentonMunicipalCodeatthetimeofpayment.ThefeeshallbepayabletotheCityasspecifiedbytheRentonMunicipalCodeeitheratthetimeofFinalPIatRecordingorbuildingpermitissuance.Response:TheapplicableParksandRecreationImpactfeeshallbepaidpriortoissuanceoftheindividualbuildingpermitsfortheproject.c.MitigationMeasures:TheapplicantshallpayaTransportationImpactfee,asdeterminedbytheRentonMunicipalCodeatthetimeofpayment.ThefeeshallbepayabletotheCityasspecifiedbytheRentonMunicipalCodeeitheratthetimeofFinalPlatRecordingorbuildingpermitissuance.Response:TheapplicableTransportationImpactleeshallbepaidpriortoissuanceoftheindividualbuildingpermitsfortheproject.d.MitigationMeasures:TheapplicantshallpayaFireImpactfee,asdeterminedbytheRentonMunicipalCodeatthetimeofpayment.ThefeeshallbepayabletotheCityas11431WillowsRoadNE,Suite120.Redmond,WA98052Phone:(425)285-2390Fox:(425)285-2389www.cphconsultonfs.com TheWoodsatHighlandsParks(akaMaplewoodParkEastFinalPlot)October70,2016ConfirmationofCompliancePage2of4CPHNo.0077-11-008specifiedbytheRentonMunicipalCodeeitheratthetimeofFinalPlotRecordingorbuildingpermitissuance.Response:TheapplicableFireImpactfeeshallbepaidpriortoissuanceoftheindividualbuildingpermitsfortheproject.2.ThesitecontainstwoexistingeasementsforroadandutilitiesperLLA489033,5872161,5958267,andrestatedbyRec.No.8410250053.TheApplicantshallprovideproofofrelinquishofthesublecteasementstotheCurrentPlanningProlectManagerpriortofinalplotrecording.Response:ThisconditionwasremovedbythelaterapprovaloftheMinorAmendmenttothePreliminaryPlat,conditionno.1.3.AfinaldetailedlandscapeplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortoFinalPlatrecording.Response:Thefinallandscapeplanwasprepared,reviewed,andapprovedforconstructionbytheCityofRentonwiththeConstructionPermitplanspackage.ArevisiontotheseplanswascompletedtoaccommodatetherequiredMinorAmendmenttothePreliminaryPlat.InspectionbytheCitytoconfirmtheinstallationoftheplantingsinaccordancewiththeapprovedplanswillbeprovidedpriortofinalplotrecording.4.TheApplicantshallprovideanupdatedtreeretentionworksheet,treeretentionplanandplantingplanthatmeettheminimumretentionand/orreplacementrequirementsofRMC4-4-130.TheaboveplansetsandworksheetshallbesubmittedtotheCurrentPlanningProlectManagerforreviewandapprovalpriortoconstructionpermitissuance.Response:Anupdatedtreeretentionworksheet,treeretentionplanandplantingplandocumentswereallsubmittedforreviewandapprovalwiththeConstructionPermitplanspackage.Aconstructionpermitwasissuesbasedonthoseplansandsupportingdocumentation.5.TheApplicantshallprovidescreeninglandscapingalongperimeterofTractA.AlandscapingplanshallbesubmittedforreviewandapprovalbytheCurrentPlanningProjectManagerpriortoConstructionPermitissuance.Screeninglandscapingshallberequiredtobeinstalledandinspectedpriortofinalplatrecording.Response:TherequiredscreeninglandscapingalongtheperimeterofTractAwaspresentedintheformofafinallandscapeplananddetailsthatwereincludedwiththeConstructionPermitplanspackage.ThoselandscapingplansanddetailsfortheTractAplantingswereapprovedwiththeissuanceoftheconstructionpermitforthesiteimprovements.InspectionbytheCitytoconfirmtheinstallationoftheplantingsinaccordancewiththeapprovedplanswillbeprovidedpriortofinalplatrecording.6.AwateravailabilitycertificatewillberequiredtobesubmittedtotheCitypriortooralongwithConstructionPermitApplication.Response:AcurrentwateravailabilitycertificatewassubmittedtotheCityinconjunctionwiththeConstructionPermitapplicationfortheproject.Thatavailabilitywasacceptedasacknowledgedbytheissuanceoftheconstructionpermit.7.Staffwillapplythedesignstandardrelatedtoprimaryentry(RMC4-2-115-3)duringbuildingpermitrevieworwheneverthisissuanceisnormallyaddressedbystaff.Noticeofthestaff’sdecisiononapplicationofRMC4-2-715(3)alongwithassociatedappealrightshallbemailedtoallpropertyownersonthesouthernsideofNE2ndStthatarefacingtheproposalatthetimethedecisionismade.Response:TheapplicableRentonMunicipalCode(RMC)designstandardsforthesingle-familyhomeswillbereviewedsubsequenttotherecordingofthefinalplataspartofthebuildingpermitprocess.8.StaffshalldeterminethenetdensityoftheproposedsubdivisionasdefinedbyRMC4-11-040.Iftheproposalexceeds3.50du/acre,theApplicantshall,tothemaximumextentpossibleandas TheWoodsatHighlandsParks(akaMaplewoodParkEastFinalPlot)October10,2076ConfirmationofCompliancePage3of4CPHNo.0011-77-008approvedbystaff,increasethesubstandardlotwidths(uptorequiredwidths)toreducethedensityto3.50du/acre.Response:Thelotwidthshavebeenincreasedtothemaximumextentpracticalandconsistentwithdiscussionsandengineeringplanreviewssubsequenttopreliminarysubdivisionapproval.Thecurrentplatconfigurationconformswithallapplicableandvesteddensityprovisionsoftheprolect’sR-4zoning.9.RoadCshallbeeliminatedandRoadBshallbeextendedtoRosario.RoadBshallcomplywithallapplicableroadstandardsunlessawaiverisapprovedbystaff.RoadBmaybemovedtothenorthernperimeteroftheplotinordertoresolvethehomeorientationissuesaddressedinFindingofFactNo.5ifdeterminedbystafftocomplywithallapplicabledevelopmentstandardsandthattheredesignwouldnottriggeradditionalpublicreview.Response:ThepublicroadwayconfigurationshownonthefinalplatconformswiththedescriptionprovidedbythisconditionwithoutanyrelocationofRoadBtothenorthboundary.TheroadpatternandlotaccessprovisionsareconsistentwiththedirectionreceivedfromCitystaffandtheplanreviewedandapprovedwiththeConstructionPermitsubsequenttopreliminarysubdivisionapproval.CONDITIONSOFMINORAMENDMENTTOPRELIMINARYPLAT,FILENo.LUAJ2-01B(JULY12,2016)1.AllconditionsofLUA12-078HearingExaminerDecisionforMaplewoodParkPreliminaryPlotareapplicablethesublectprojectwiththeexceptionofConditionofApproval2,whichhasbeenremoved.Response:AllconditionsoftheHearingExaminer’soriginaldecisionhavebeencompliedwithasdescribedintheresponsesabove.2.ThesitecontainstwoexistingeasementsforroadandutilitiesperLLA489033,5872161,5958267,andrestatedbyRec.No.8410250053.Theapplicantshallprovideproofofrelinquishofthesublecteasements.ForthatportionoftheeasementlocatedbtweenNE2ndStreetandNE2ndLanealongtheetentionpond,aneweasementshallberecordedperKingCountyandtheCityofRenton’ssatisfactionandforthatportionoftheeasementlocatedacrossLot11,anewaccesseasementshallberecordedperKingcounty’ssatisfaction.DocumentationofeasementrelinquishmentandrecordingofaneweasementtoKingCountyshallbeprofcidedtotheCurrentPlanningProlectManagerpriortofinalplatrecording.Response:Thefinalagreementtorelinquishtheexistingroadandutilityeasementshasbeencompleted.ThatformhasbeensignedbytheownerandiswithKingCountyforfinalsignaturepriortorecording.Therequiredaccesseasementlanguageforthereplacementareahasbeenaddedtothelaceofthefinalplat.3.AnupdatedlandscapeplanshallbesubmittedforreviewandapprovalbytheCurrentPlanningProjectManagerwiththeconstructionpermitrevisionthatidentifieslandscapinginthere-gradedtrailarea.Thelandscapingshallinclude,atminimum,groundcoverandshrubs.Alllandscapingshallbeinstalledandinspectedpriortofainlplotrecording.Response:Anupdatedlandscapeplanwasprepared,reviewed,andapprovedtoaccountfortherevisedTractAeasementareaandrevisedpondgrading.TheplantingsshownonthisplanhavebeencompletedandshallbeinspectedforapprovalbytheCity’sCurrentPlanningProjectManagerpriortofinalplatrecording.4.TractAshallberevised,includingbutnotlimitedto,detentionpondregrading,fencerelocation,gradingchanges,andlandscapingrelocationperthesatisfactionoftheCityofRentonandKingCountyParksDepartment.TractArevisionsincludingrevisedponddetailsandrevisedcrosssectionshallbesubmittedtotheCityofRentoasaconstructionpermitrevisionforreviewandapprovalpriortostartofconstruction.TheKingcountyeasementsshouldbeshownandlabeledintheplan.ThechangesinthedetentionpondandTractAincluding,fencerelocation,grading,andlandscapingrelocationshallbecompletedbythedeveloper,inspected,andapprovedbytheCitypriortofinalplatrecording. TheWoodsatHighlandsParksfakaMaplewoodParkEastFinalPIat)October10,2076ConfirmationofCompliancePage4of4CPHNo.0077-71-008Response:Thestormdrainagepondhasbeenregradedandsurroundingfencerelocatedtoaccommodatealevel,plantedareawithinthenew8-footpublicaccesseasement.Thesere-gradedsurfaceshavebeenlandscapedinaccordancewiththeapprovedlandscapeplan.As-builtplansoftheseimprovementshavebeenpreparedandprovidedtotheCitywiththiscorrespondenceforreviewandapproval.5.Novarianncestotheminimumrequiredsetbacksshallbeissuedtoallowforalargerand/orstandardsizebuildingpadforproposedLot11.Response:Novarianceshavebeenrequested.Pleasecontactmedirectlyat(425)285-2391orbye-mailatmatt@cphconsultants.comifyouhavequestionsorneedanyadditionalinformationtocompleteyourreviewandapprovaloftheproject.Yourpromptresponseisappreciated.Thankyou.Sincerely,EnclosuresCc:TiffinyBrown(Burnsteod)copytofile The Woods at Highlands Park Pond Volume Verification 32302.5 cf 14884.0 ci 17418.5 cf 117% RECEIVED OCT ‘2 2016 CITY OF RENTON PLANNING DlVliON Detention Pond Facility -ta Area Volume Cumm Vol 465.6 466 Active Storage 468 470 470.3 10813.2 11397.7 14186.1 17461.1 17977.3 0.0 0.0 4442.2 4442.2 Wetpool Facility 25583.8 31647.2 5315.8 30026.0 61673.2 66989.0 _________ Stage Area Volume Cumm Vol Total Detention Volume Provided: Total Required Detention Volume: Excess Detention Volume: Safety Factor: 461.6 4644.6 0.0 0.0 462 5323.9 1993.7 1993.7DeadStorage4649074.6 14398.5 16392.2 465.6 10813.2 15910.2 32302.5 66989.0 cf 53580.0 cf 13409.0 ci 20% <--Input Total Wetpool Volume Provided: Total Required Wetpool Volume: Excess Wetpool Volume: Safety Factor: - CPH Project 0011-11-008 Printed:10/10/2016