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Home My WebLink AboutD_Street_Modification_20231122DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Street Modification_20231122 A. ADMINISTRATIVE MODIFICATION REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: November 22, 2023 Project File Number: LUA23-000334 Project Name: STROMBERG SFR ADDITION - Street Modification Land Use File Number: LUA23-000334, MOD Project Manager: Sam Morman, Civil Engineer II Owner: Faye Stromberg, 1401 Aberdeen Ave NE, Renton, WA 98056 Applicant/Contact: Shoman Interiors, Manjula Shoroff, 17895 SE 58th Pl Bellevue, WA 98006 Project Location: 1401 Aberdeen Ave NE, Renton, WA 98056 (APN 3343901802) Project Summary: The applicant is requesting a street modification to the to the street standards for Aberdeen Ave NE. The applicant is proposing an alternate street section to Aberdeen Ave NE which is a collector arterial. Site Area: 0.19 acres Aberdeen Ave NE Monterey Ave NE DocuSign Envelope ID: D5D27E75-8DC7-45E6-AF09-E129096E0E88 City of Renton Department of Community & Economic Development STROMBERG SFR ADDITION - Street Modification Administrative Modification Report & Decision LUA23-000334, MOD Report of November 22, 2023 Page 2 of 5 D_Street Modification_20231122 B. EXHIBITS: Exhibit 1: Administrative Modification Decision Exhibit 2: Street Modification Request Justification Letter Exhibit 3: Site Plan Exhibit 4: Project Narrative C. PROJECT DESCRIPTION/BACKGROUND Aberdeen Ave NE is classified as a Collector Arterial street with an existing right -of-way width of 62.5 feet per the King County Assessor’s Map (ROW centerline is offset with 32.5-feet abutting the proposed parcel from the ROW centerline). The existing roadway pavement width is approximately 32 feet. There are no existing frontage improvements along this portion of Aberdeen Ave NE. Per RMC 4-6-060, Complete Street Standards, a Collector Arterial street requires a minimum right -of-way width of 83 feet. A paved roadway width of 46 feet consisting of two 10-foot travel lanes, two 5-foot bike lanes and two 8-foot parking lanes is required. A 0.5-foot curb, 8-foot planter, and 8-foot sidewalk are required along each side of the pavement. To meet the City’s Complete Street Standards, right -of-way dedication of approximately 9 feet would be required to install the Collector Arterial street standard. The applicant is requesting a modification from Renton Municipal Code (RMC) 4-6-060 to modify the street standard along this portion of Aberdeen Avenue NE from a Collector Arterial to an alternative street section that includes a 32-foot paved roadway (consisting of two 10-foot travel lanes and an 6-foot parking lane on each side of the roadway), a 0.5-foot curb, an 8-foot plating strip, a 5-foot sidewalk with a 2.5-foot clear space at the back of sidewalk, street trees and storm drainage improvements. D. FINDINGS OF FACT (FOF): 1. The Development Engineering Division of the City of Renton received a Master Land Use application on August 31, 2023, accepted the above application for review on September 27, 2023 and determined the application complete on November 22, 2023. The project complies with the 120-day review period. 2. The applicant’s submittal materials comply with the requirements necessary to process the modification request. 3. The project site is located at 1401 Aberdeen Ave NE, Renton, WA 98059. 4. The project site has applied for a building permit (B23004532) which is currently in a review cycle. 5. Along the east side of Aberdeen Avenue NE, directly across from the subject parcel, a modification was granted under LUA21-000136 for the same proposed street modification and was installed as a part of C21006150. 6. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use designation. 7. The site is located within the Residential-8 (R-8) zoning classification. 8. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060, Street Standards, for Aberdeen Ave NE. Specifically, the applicant is proposing the following modification: Modify the street standard along this portion of Aberdeen Avenue NE fronting the project parcel from a right-of-way width DocuSign Envelope ID: D5D27E75-8DC7-45E6-AF09-E129096E0E88 City of Renton Department of Community & Economic Development STROMBERG SFR ADDITION - Street Modification Administrative Modification Report & Decision LUA23-000334, MOD Report of November 22, 2023 Page 3 of 5 D_Street Modification_20231122 of 83 feet to 62.5 feet, consisting of a 32-foot paved roadway (consisting of two 10-foot travel lanes and an 6-foot parking lane on each side of the roadway), a 0.5-foot curb, an 8-foot plating strip, a 5-foot sidewalk with a 2.5-foot clear space at the back of sidewalk, street trees and storm drainage improvements. 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. ✓ 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: City staff have reviewed Aberdeen Ave NE and the surrounding area and have determined that a modified collector arterial street section is more suitable for this location on Aberdeen Ave NE. Staff concurs the proposed street modification request achieves these standards as follows: • Safety: The proposed modification does not have a negative impact on street safety. • Function/Appearance: The proposed modification provides a ROW width that yields adequate facilities for vehicular travel and pedestrian access. • Environmental Protection: The proposed modification results in a decreased disturbance within the right of way thus the environmental hazard potential associated with road improvement construction is lessened. • Maintainability: The reduction in ROW width results in less maintenance requirements by 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 the street and have determined that a modified ROW width is the most suitable solution for the development. The determination is based on the fact that the proposed street section is in accordance with the City of Renton Bicycle and Trails Master Plan, as the section of street fronting the property is identified as a neighborhood greenway in the plan. DocuSign Envelope ID: D5D27E75-8DC7-45E6-AF09-E129096E0E88 City of Renton Department of Community & Economic Development STROMBERG SFR ADDITION - Street Modification Administrative Modification Report & Decision LUA23-000334, MOD Report of November 22, 2023 Page 4 of 5 D_Street Modification_20231122 ✓ 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’. E. DECISION: The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250 for approval of modifications. Therefore, the Stromberg SFR Addition, File No. LUA23-000334, MOD is approved. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Matt Herrera, Acting Planning Director Date TRANSMITTED on November 22, 2023 to the Owner/Applicant/Contact: Owner: Applicant/Contact: Roger Stromberg 1401 Aberdeen Ave NE Renton, WA 98056 Shoman Interiors Manjula Shoroff 17895 SE 58th Pl Bellevue, WA 98006 TRANSMITTED on November 22, 2023 to the Parties of Record: No Parties of Record TRANSMITTED on November 22, 2023 to the following: Vanessa Dolbee, Interim CED Administrator Brianne Bannwarth, Development Engineering Director Gina Estep, Economic Development Director Nathan Janders, Development Engineering Manager Mariah Kerrihard, Assistant Planner Anjela Barton, Fire Marshal DocuSign Envelope ID: D5D27E75-8DC7-45E6-AF09-E129096E0E88 11/22/2023 | 1:19 PM PST City of Renton Department of Community & Economic Development STROMBERG SFR ADDITION - Street Modification Administrative Modification Report & Decision LUA23-000334, MOD Report of November 22, 2023 Page 5 of 5 D_Street Modification_20231122 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 appeale d in writing to the Hearing Examiner via the City Clerk’s Office on or before 5:00 PM on December 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 per son 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. 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 acti on must 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: D5D27E75-8DC7-45E6-AF09-E129096E0E88 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE MODIFICATION REPORT & DECISION EXHIBITS Project Name: STROMBERG SFR ADDITION - Street Modification Land Use File Number: LUA23-000334, MOD Date of Report November 22, 2023 Staff Contact Sam Morman, Civil Engineer II Project Contact/Applicant Shoman Interiors Manjula Shoroff 17895 SE 58th Pl Bellevue, WA 98006 Project Location 1401 Aberdeen Ave NE, Renton, WA 98056 The following exhibits are included with the Administrative Modification Report: Exhibit 1: Administrative Modification Decision Exhibit 2: Street Modification Request Justification Letter Exhibit 3: Site Plan Exhibit 4: Project Narrative DocuSign Envelope ID: D5D27E75-8DC7-45E6-AF09-E129096E0E88