HomeMy WebLinkAboutD_Maple_Highlands_Plat_Street_Modification_230616_v1DEPARTMENT OF COMMUNITY
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D_Maple_Highlands_Plat_Street_Modification_230616_v1
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: June 22, 2023
Project File Number: PR18-000580
Project Name: Maple Highlands Plat Street Modification
Land Use File Number: LUA23-000169, MOD
Project Manager: Nathan Janders, Development Engineering Manager
Owner: SSHI LLC dba D.R. Horton, 11241 Slater Ave NE, Ste 200, Kirkland, WA 98033
Applicant/Contact: Brandon Anderson, D.R. Horton – Seattle Division, 11241 Slater Ave NE, Ste 200,
Kirkland, WA 98033
Project Location: 16210 SE 134th St, Renton, WA 98059 (APN 1457500025)
Project Summary: The applicant, D.R. Horton, is requesting a street modification to the final
configuration of the proposed internal Road A, a Residential Access Street. The street
modification would include up to a one and one-half foot reduction to a portion of
the planting strip located immediately north of 16206 SE 134th St (APN 1457500026)
at approximately stations 20+60 to 21+82 within the future right-of-way.
Site Area: 4.18 acres
162nd Ave SE SE 134th St
DocuSign Envelope ID: 67C71D4A-AF4D-4960-AE71-F4382546302B
City of Renton Department of Community & Economic Development
Maple Highlands Plat Street Modification
Administrative Modification Report & Decision
LUA23-000169, MOD
Report of June 22, 2023 Page 2 of 6
D_Maple_Highlands_Plat_Street_Modification_230616_v1
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Site Plan
Exhibit 3: Street Modification Request Justification Letter
Exhibit 4: Approved Civil Construction Plans Sheets C10 and C15
C. PROJECT DESCRIPTION/BACKGROUND
The applicant is requesting a modification from Renton Municipal Code (RMC) 4-6-060F.2 in order to allow a portion
of Maple Highlands Road A’s south planting strip to vary from between six and one-half foot (6.5’) and eight foot
(8’) wide from the minimum eight-foot (8’) wide standard. Road A is classified as a Residential Access Street and is
the proposed east/west internal right-of-way street that will provide access to 13 future residential lots approved
as part of Maple Highlands Preliminary Plat (LUA18-000633) and Civil Construction Permit (C19004791). Road A’s
right-of-way (ROW) width is 53 foot wide; however, from stations 20+60 to 21+82 the ROW width varies from 54.7
feet to 55.4 feet (Exhibit 2). The approved roadway section consists of a 26-foot-wide paved road (13 feet from the
centerline), a one-half foot (0.5’) wide curb, an eight foot (8’) wide plating strip, and a five foot (5’) wide sidewalk
(Exhibit 4). Additionally, along the south side of the ROW from stations 20+60 to 21+82 (where it abuts 16206 SE
134th St) the ROW width varies and includes unimproved areas that vary in width from 1.7 feet to 2.4 feet.
Per RMC 4-6-060, Street Standards, a residential access street requires a minimum ROW width of 53 feet consisting
of a minimum pavement width of 26 feet (13 feet from centerline), one-half foot (0.5’) wide curb, and eight foot
(8’) wide planting strip, a five foot (5’) wide sidewalk, street trees, and storm drainage improvements. Between the
stations identified above, and within the ROW of Road A, there is an existing grade difference of multiple feet
between the aforementioned property (APN 1457500026) and Road A. The identified private property to the south
contains fencing and a carport near the ROW line of Road A. The se off-site improvements are located at a higher
elevation than future Road A and must be retained at their current elevation. As a result, the applicant is proposing
to modify the south portion of the ROW that abuts 16206 SE 134th St to include up to a one and one-half foot wide
smaller planter strip along this portion of Road A. Thus, the half street improvements from stations 20+60 to 21+82
would include a 13-foot-wide paved road, a one-half foot (0.5’) wide curb, a six and one-half (6.5’) wide to eight
foot (8’) wide plating strip, a five foot (5’) wide sidewalk, along with a maximum three foot (3’) high retaining wall
(Exhibit 2). Portions of the ROW behind the retaining wall would consist of sloped grades to transition to the
abutting residential property. The remaining portions or stations (not 20+60 to 21+82) of Road A would comply
with the applicable street standards.
The proposed street modification shall only be construed as being applicable to the proposed Maple Highlands Plat
and associated civil construction permit located at 16210 SE 134th St and shall have no basis for applicability to any
future development outside of this subdivision. More specifically, the decision to approve the Maple Highlands Plat
Street Modification request would not be applicable to redevelopment of 16206 SE 134th St. Thus, all applicable
development codes, such as street standards, would apply to any future permits should parcel number 1457500026
apply for any city permits. Furthermore, this may require removal and reconstruction of any or all street frontage
improvements abutting the property that would be constructed as part of the granting of this street modification.
D. FINDINGS OF FACT (FOF):
1. The Development Engineering Division of the City of Renton received the master application on April 27,
2023, accepted the above master application for review on May 22, 2023 and determined the application
complete on June 7, 2023. The project complies with the 120-day review period.
DocuSign Envelope ID: 67C71D4A-AF4D-4960-AE71-F4382546302B
City of Renton Department of Community & Economic Development
Maple Highlands Plat Street Modification
Administrative Modification Report & Decision
LUA23-000169, MOD
Report of June 22, 2023 Page 3 of 6
D_Maple_Highlands_Plat_Street_Modification_230616_v1
2. The applicant’s submittal materials comply with the requirements necessary to process the modification
request.
3. The project site is located at 16210 SE 134th St, Renton, WA 98059.
4. The project site received preliminary plat approval on March 24, 2019 (LUA18-000633) and a civil
construction permit (C19004791) was issued on March 9, 2022. The site is currently under construction
and anticipates completion in the summer of 2023.
5. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation.
6. The site is located within the Residential-4 (R-4) zoning classification.
7. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060, Street Standards, for
Road A, a Residential Access Street. Specifically, the applicant is proposing the following modification:
Modify the residential access road standard in Road A between stations 20+60 to 21+82 to reduce the
planting strip from eight (8) feet to no less than six-and-one-half (6.5) feet. The proposal is compliant with
the following modification criteria, pursuant to RMC 4-9-250D. Therefore, staff is recommending approval
of the requested modification, as noted below:
Compliance Modification Criteria and Analysis
✓
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 Comprehensive Plan’s Land Use Element Goal L-B is to “Continue
to build Renton’s Regional Growth Center consistent with VISION 2040 to provide
compact, pedestrian-oriented, mixed-use development to meet the demands of
population and employment growth, while reducing the transportation -related and
environmental impacts of growth.”
Staff concurs the proposed street modification implements the policy direction of the
Comprehensive Plan and is the minimum adjustment necessary. Community design
aspects of the Comprehensive Plan 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. While the proposed modification reduces the
planting strip width by a maximum 1.5 feet, the reduction does not impact the ability
to install street lighting or street trees within the planting strip and maintains the code
required street, curb, and sidewalk widths.
✓
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 applicant contends that the proposed modification provides a
planting strip that maintains a buffer between the roadway and sidewalk while also
maintaining sufficient width for both street lights and street trees to be installed within
the landscape strip. Further, the applicant indicates that grading limitations between
the existing, fixed, tie-in points were unavoidable and a retaining wall is necessary
within the public right-of-way to not encroach on private property that is not controlled
by the project (Exhibit 3).
DocuSign Envelope ID: 67C71D4A-AF4D-4960-AE71-F4382546302B
City of Renton Department of Community & Economic Development
Maple Highlands Plat Street Modification
Administrative Modification Report & Decision
LUA23-000169, MOD
Report of June 22, 2023 Page 4 of 6
D_Maple_Highlands_Plat_Street_Modification_230616_v1
Staff concurs the proposed street modification request achieves these standards as
follows:
• Safety: Given that Road A is a low-speed road, the planned parking lane is along the
south side of the street, the proposed reduced landscape strip is immediately
adjacent to the intersection, and that the landscape strip can support the
installation of both street trees and streetlights, the need for a full eight (8) foot
planting strip buffer immediately adjacent to the curb line is lessened .
• Function/Appearance: The proposed modification does not impact the sidewalk
width, thus meeting the plan goals of providing a pedestrian-oriented space.
Further, given that the planting strip width will support installation of street lights
and street trees, the aesthetic appearance intended by code will be maintained.
• Environmental Protection: The proposed modification does not result in either an
increase or decrease in disturbance within the right of way thus the environmental
hazard potential remains unchanged.
• Maintainability: Maintenance of the landscape strip (excluding street trees) is the
responsibility of the HOA thus will not add any additional maintainability
costs/concerns to the City.
The proposed modification would meet the objectives of safety, function, appearance,
Environmental Projection, and maintainability intended by the code requirements. City
staff has reviewed Road A and alternate design options with the engineer of record and
have determined that a modified Residential Access Street section to facilitate the
proposed design is the most suitable solution for the development. The determination
was based on the fact that in order to account for the grade differential without
disturbing the private property at parcel 1457500026, and to maintain minimum
desired sidewalk and roadway widths, the planting strip would have to be reduced. As
compared to the alternative, a vegetated slope, the retaining wall results in the least
reduction in planting strip width. However, staff recognizes that the modification is for
the purpose of facilitating a grade differential that may be rectified by future
redevelopment of parcel 1457500026. As such, the modification is for the sole purpose
of the plat improvements and should not be construed as being applicable in perpetuity;
thus future redevelopment of parcel 1457500026 may require removal and
reconstruction of street frontage abutting the property such that the full property
frontage complies with the complete street standards applicable at the time of
application.
✓
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: Staff has not identified adverse impacts to other properties from the
requested modification. See also comments under criterion ‘b’.
✓
d. Conforms to the intent and purpose of the Code.
Staff Comment: Staff concurs the proposed modification meets the intent and purposes
of the Code. See also comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: Staff concurs that the modification is justified given that it provides a
safe and functional pedestrian experience. See also comments under criterion ‘b’.
DocuSign Envelope ID: 67C71D4A-AF4D-4960-AE71-F4382546302B
City of Renton Department of Community & Economic Development
Maple Highlands Plat Street Modification
Administrative Modification Report & Decision
LUA23-000169, MOD
Report of June 22, 2023 Page 5 of 6
D_Maple_Highlands_Plat_Street_Modification_230616_v1
E. DECISION:
The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250 for approval of modifications. Therefore, the Maple
Highlands Plat Street Modification, File No. LUA23-000169, MOD is approved: for the construction of the
frontage improvements exclusively for Maple Highlands Plat, permitted under LUA18,000633. This approval shall
not extend to new development projects along Road A.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
TRANSMITTED on June 22, 2023 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
SSHI LLC dba DR Horton
11241 Slater Ave NE, Ste 200
Kirkland, WA 98033
Brandon Anderson
11241 Slater Ave NE, Ste 200
Kirkland, WA 98033
TRANSMITTED on June 22, 2023 to the Parties of Record:
No Parties of Record
TRANSMITTED on June 22, 2023 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Director
Gina Estep, Economic Development Director
Matt Herrera, Current Planning Manager
Clark Close, Principal Planner
Anjela Barton, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the decision
date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner via the City Clerk’s Office on or before 5:00 PM on July 6, 2023. Appeals must be submitted electronically
to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday.
The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is
submitted electronically. The appeal submitted in person may be paid on the first floor in our Finance Department.
Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal
process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
DocuSign Envelope ID: 67C71D4A-AF4D-4960-AE71-F4382546302B
6/22/2023 | 4:58 PM PDT
City of Renton Department of Community & Economic Development
Maple Highlands Plat Street Modification
Administrative Modification Report & Decision
LUA23-000169, MOD
Report of June 22, 2023 Page 6 of 6
D_Maple_Highlands_Plat_Street_Modification_230616_v1
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by
the approval body. The approval body may modify his decision if material evidence not readily discoverable prior
to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be
no further extension of the appeal period. Any person wishing to take further action mu st file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this
doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: 67C71D4A-AF4D-4960-AE71-F4382546302B
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Maple Highlands Plat Street Modification
Land Use File Number:
LUA23-000169, MOD
Date of Report
June 22, 2023
Staff Contact
Nathan Janders,
Development Engineering
Manager
Project Contact/Applicant
Brandon Anderson,
Project Manager
11241 Slater Ave NE, Ste
200, Kirkland, WA 98033
Project Location
16210 SE 134th St,
Renton, WA 98059
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Site Plan
Exhibit 3: Street Modification Request Justification Letter
Exhibit 4: Approved Civil Construction Plans Sheets C10 and C15
DocuSign Envelope ID: 67C71D4A-AF4D-4960-AE71-F4382546302B