HomeMy WebLinkAboutD_ValleyVue_StreetMOD_LUA16000272_171030DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE STREET MODIFICATION
APPROVAL DENIAL
EVALUATION FORM & DECISION
PROJECT NAME: Valley Vue Short Plat
PROJECT NUMBER: LUA17-000272, C17-001891
PROJECT MANAGER: Ian Fitz-James, Civil Engineer III
APPLICANT: Rory Dees
1040 W. Lk. Sammamish Prky SE
Bellevue, WA 98008
ZONING CLASSIFICATION: R8-Residential (8 DU/AC)
PROJECT LOCATION: 3106 and 3112 Talbot Rd S, Renton WA 98055
SUMMARY OF REQUEST:
Pursuant to RMC 4-9-250D The applicant is requesting a modification from RMC 4-6-060F.2
“Minimum Design Standards Table for Public Streets and Alleys” in order to eliminate the
required 8-foot planter strip and the 5-foot sidewalk along the north side of S 32nd Pl and
install a driveway apron per along the 24.06’ street frontage.
BACKGROUND:
S 32nd Pl is a Residential Access Street with an existing ROW width of 44 feet (as per assessor
map). The existing roadway section from south to north is an approximate 5-foot planter strip,
5-foot sidewalk, 0.5-foot curb, 28-foot pavement section, 0.5-foot curb, and an approximate 5-
foot planter strip on the north side of the roadway adjacent to the project. A Residential Street
classification requires a minimum right-of-way width of 53 feet. To meet the City’s complete
street standards, half street improvements include 14-foot paved roadway, 8-foot planter strip
and 5-foot sidewalk is required to be constructed in the right of way fronting the development
along with a minimum right-of-way dedication of 8 feet per City Code 4-6-060. The existing
homes along S 32nd Pl are only 20 feet or so away from the existing right-of-way. An increase in
right-of-way of 8-feet on the north side of the roadway would encroach into the required
building setback per zoning.
EXHIBITS:
Exhibit 1: Site Plan
City of Renton Department of Community and Economic Development Admin. Modification Request Report & Decision
Valley Vue Short Plat – STREET MODIFICATION LUA16-000272, C17-001891
Report of October 30, 2017 Page 2 of 3
ANALYSIS OF REQUEST:
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if
all conditions of approval are met. Therefore, staff is recommending approval of the requested
modification, subject to conditions as noted below:
Compliance Street Modification Criteria and Analysis
Compliant if
condition of
approval is
met
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The Community Design Element has applicable policies listed under a
separate section labeled Streets, Sidewalks and Streetscapes. These policies address
walkable neighborhoods, safety and shared uses. The intent of the policies is to
promote new development with walkable places that support grid and flexible grid
street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consistent with these policy
guidelines provided the driveway apron becomes part of a future 5-foot wide
sidewalk directly adjacent to the existing curb and gutter. This standard would ensure
that the north side of the roadway is consistent with the existing configuration on the
south side of the roadway. Given that the frontage along S 32nd Pl is only about 24
feet wide, a driveway apron with driveway wings meeting City of Renton Standards
Driveway Detail (COR Std Plan 104.1) would encompass the entire frontage. The
sidewalk and driveway approach would also be required to be located solely within
the public right-of-way. If the improvements are outside of the existing right-of-way,
additional right-of-way dedication would be required on S 32nd Pl.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The City’s Community and Economic Development section reviewed S
32nd St and the surrounding area and have determined that locating the sidewalk
directly adjacent to the roadway is more suitable for this location of S 32nd St. This
determination was based on the fact that the roadway is directly adjacent to single
family residences and there is insufficient space between the existing right-of-way
and the existing homes to expand the roadway section to meet the full Residential
Street standards.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: There are no identified adverse impacts to other properties from the
requested modification.
d. Conforms to the intent and purpose of the Code.
Staff Comment: This modification provides for a safe pedestrian route in and around
the existing neighborhood.
City of Renton Department of Community and Economic Development Admin. Modification Request Report & Decision
Valley Vue Short Plat – STREET MODIFICATION LUA16-000272, C17-001891
Report of October 30, 2017 Page 3 of 3
e. Can be shown to be justified and required for the use and situation intended;
and
Staff Comment: The revised street standards provide a safe design for vehicles and
pedestrians.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
DECISION
The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250D.2 for the requested
modification. Therefore, the street modifications for the Valley Vue Short Plat, Project Number
LUA16-000272/C17-001891 is approved with the following condition.
1. The applicant shall provide a driveway apron with driveway wings and a 5-foot wide
sidewalk along the street frontage of Tract H. The driveway approach and sidewalk shall
be located solely within the public right-of-way. If the improvements are outside of the
existing right-of-way, additional right-of-way dedication would be required from Tract H
on S 32nd Pl.
_______________
Brianne Bannwarth, Development Engineering Manager Date
The decision to approve the modification will become final if not appealed in writing together
with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton,
WA 98057 on or before 5:00 pm, on November 13, 2017. Additional information regarding the
appeal process may be obtained from the Renton City Clerk’s office, Renton City Hall – 7th Floor,
425.430.6510.
If you have any further questions regarding this decision, feel free to contact the project
manager, Ian Fitz-James, at 425.430.7288 or ifitz-james@rentonwa.gov.
Tract H frontage
along s 32nd pl