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HomeMy WebLinkAboutD_Street_Modification_20240109DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Street Modification_20240109 A. ADMINISTRATIVE MODIFICATION REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: January 9, 2024 Project File Number: PR23-000177 Project Name: Petrovitsky Apartments - Street Modification Land Use File Number: LUA23-000358, MOD Project Manager: Sam Morman, Civil Engineer II Owner: Capstone Real Estate LLC, 12505 Bel-Red Road Ste 212, Bellevue, WA 98052 Applicant/Contact: Kaul Design Architects, Brad Kaul, 1733 Ferndale Ave SE Renton, WA 98058 Project Location: 11204 SE Petrovitsky Rd, Renton, WA 98055 (APN 2923059029) Project Summary: The applicant, Kaul Design Architects, is requesting a street modification to the street standards for SE Petrovitsky Rd, a principal arterial. The applicant is proposing an alternate street section to SE Petrovitsky Rd. Site Area: 0.19 acres DocuSign Envelope ID: 5FF624D7-6A60-487A-A34F-3FB088776CBF City of Renton Department of Community & Economic Development Petrovitsky Apartments - Street Modification Administrative Modification Report & Decision LUA23-000358, MOD Report of January 9, 2024 Page 2 of 6 D_Street Modification_20240109 B. EXHIBITS: Exhibit 1: Administrative Modification Decision Exhibit 2: Project Narrative and Justification Exhibit 3: Site Plan C. PROJECT DESCRIPTION/BACKGROUND SE Petrovitsky Rd is classified as a 5-lane Principal Arterial street with an existing right-of-way width of 92 feet per the King County Assessor’s Map, however, the ROW centerline is offset with 42-feet abutting the proposed parcel. The existing street section is centered on the ROW centerline and consists of a 60 -foot paved road, with, on both sides of the street, a 0.5-foot curb, 6.5-foot sidewalk and clear, unimproved, space at back of walk. Per RMC 4-6-060, Complete Street Standards, a 5-lane Principal Arterial street requires a minimum right- of-way width of 103 feet. A paved roadway width of 66 feet consisting of four 11-foot travel lanes, one 12-foot center turn lane, and two 5-foot bike lanes is required. A 0.5-foot curb, 8-foot planter, 8-foot sidewalk and 2-foot clear space at back of walk, are required along each side of the pavement. This project is identified as needing a 12-foot shared use path (as opposed to the 8-foot sidewalk specified by RMC 4- 6-060) along the north side of the right-of-way by the 2019 Renton Trails and Bicycle Master PlanTo meet the City’s Complete Street Standards, right-of-way dedication of approximately 13.5 feet would be required to install the Principal 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 SE Petrovitsky from a 5-lane Principal Arterial to an alternative street section that includes a 60-foot paved roadway, , a 0.5-foot curb, an 8-foot planting strip, a 12-foot shared use path with a 2-foot clear space at the back of sidewalk, street trees and storm drainage improvements. Dedication of approximately 10.5 feet is required for the modified street section. D. FINDINGS OF FACT (FOF): 1. The Development Engineering Division of the City of Renton accepted the above application for review on September 27, 2023 and determined the application complete on January 9, 2024. 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 (Exhibit 2). 3. The project site is located at 11204 SE Petrovitsky Rd, Renton, WA 98055. 4. The project site has applied for a civil construction permit (C23004763) which is currently in a review cycle. 5. The property is located within the Residential High Density (HD) Comprehensive Plan land use designation. 6. The site is located within the Residential-14 (R-14) zoning classification. DocuSign Envelope ID: 5FF624D7-6A60-487A-A34F-3FB088776CBF City of Renton Department of Community & Economic Development Petrovitsky Apartments - Street Modification Administrative Modification Report & Decision LUA23-000358, MOD Report of January 9, 2024 Page 3 of 6 D_Street Modification_20240109 7. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060, Street Standards, for SE Petrovitsky Rd. Specifically, the applicant is proposing the following modification: Modify the street standard along this portion of SE Petrovitsky Rd fronting the project parcel from a half-street right of way width of 51.5-feet to 52.5-feet, consisting of a 60- foot total paved roadway (30-foot half-street from ROW centerline), and on the project side of the ROW, a 0.5-foot curb, an 8-foot planting strip, a 12-foot shared use path with a 2-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. Although a bike lane will be removed from within the paved road width, the proposed 12-foot shared use path provides bicycle facilities in conjunction with the 2019 Renton Trails and Bicycle Master Plan. ✓ 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 SE Petrovitsky Rd and the surrounding area and have determined that a modified principal arterial street section is more suitable for this location on SE Petrovitsky Rd. 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. Rather, the proposed street section provides a buffer that enhances safety for cyclists along a busy corridor. • Function/Appearance: The proposed modification provides a ROW width that yields adequate facilities for vehicular travel and pedestrian and bicycle access. The removal of the bicycle lane does not have a negative impact on DocuSign Envelope ID: 5FF624D7-6A60-487A-A34F-3FB088776CBF City of Renton Department of Community & Economic Development Petrovitsky Apartments - Street Modification Administrative Modification Report & Decision LUA23-000358, MOD Report of January 9, 2024 Page 4 of 6 D_Street Modification_20240109 functionality and appearance. Rather, removal of the bicycle lane results in the functionality called for by the 2019 Renton Trails and Bicycle Master Plan, supporting pedestrian and bicycle access via a shared use path. • Environmental Protection: The proposed modification results in less disturbance to the right of way. The proposed modification not only reduces the required dedication from 13.5 feet to 10.5 feet but also maintains the existing paved surface. By reducing the dedication and not disturbing the existing paved surface, the minimum feasible amount of disturbance within the ROW is necessitated, which will reduce the environmental hazard potential associated with roadwork. • Maintainability: Maintaining the existing roadway width will not add any additional maintainability costs/concerns whereas widening the roadway would require additional pavement for the City to maintain. The proposed modification would meet the objectives of safety, function, appearance, environmental protection, 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 provides the code required vehicular and pedestrian facilities with the only substantiative deviation being removal of a bike lane from the road, however, with one provided on the shared use path there is no net loss of facilities. ✓ 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 Petrovitsky Apartments – Street Modification, File No. LUA23-000358, MOD is approved. DocuSign Envelope ID: 5FF624D7-6A60-487A-A34F-3FB088776CBF City of Renton Department of Community & Economic Development Petrovitsky Apartments - Street Modification Administrative Modification Report & Decision LUA23-000358, MOD Report of January 9, 2024 Page 5 of 6 D_Street Modification_20240109 DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Matthew Herrera, Acting Planning Director Date TRANSMITTED on January 9, 2024 to the Owner/Applicant/Contact: Owner: Applicant: Contact: Capstone Real Estate 12505 Bel-Red Road Ste 212, Bellevue, WA 98052Issaquah, WA 98027 Kaul Design Architects Brad Kaul 1733 Ferndale Ave SE Renton, WA 98058 Kaul Design Architects Martha Soto 1733 Ferndale Ave SE Renton, WA 98058 TRANSMITTED on January 9, 2024 to the Parties of Record: No Parties of Record TRANSMITTED on January 9, 2024 to the following: Vanessa Dolbee, Interim CED Administrator Brianne Bannwarth, Development Engineering Director Gina Estep, Economic Development Director Nathan Janders, Development Engineering Manager Alex Morganroth, Senior 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 January 23, 2024. 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. 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 must file a formal appeal within the 14-day appeal time frame. DocuSign Envelope ID: 5FF624D7-6A60-487A-A34F-3FB088776CBF 1/9/2024 | 7:40 AM PST City of Renton Department of Community & Economic Development Petrovitsky Apartments - Street Modification Administrative Modification Report & Decision LUA23-000358, MOD Report of January 9, 2024 Page 6 of 6 D_Street Modification_20240109 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: 5FF624D7-6A60-487A-A34F-3FB088776CBF CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE MODIFICATION REPORT & DECISION EXHIBITS Project Name: Petrovitsky Apartments - Street Modification Land Use File Number: LUA23-000358, MOD Date of Report January 9, 2024 Staff Contact Sam Morman, Civil Engineer II Project Contact/Applicant Kaul Design Architects Brad Kaul 1733 Ferndale Ave SE Renton, WA 98058 Project Location 11204 SE Petrovitsky Rd, Renton, WA 98055 The following exhibits are included with the Administrative Modification Report: Exhibit 1: Administrative Modification Decision Exhibit 2: Project Narrative and Justification Exhibit 3: Site Plan DocuSign Envelope ID: 5FF624D7-6A60-487A-A34F-3FB088776CBF