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HomeMy WebLinkAboutReport_Admin_Modification_404_EdmondsDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map Report_Admin_Modification_404 Edmonds A. ADMINISTRATIVE MODIFICATION REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: January 23, 2024 Project File Number: PR23-000157 Project Name: Tuscany Stand Alone SFR - 404 Edmonds Ave NE Land Use File Number: LUA23-000373, MOD Project Manager: Holly Powers, Engineering Specialist III Owner: Tuscany Construction Applicant: Robert Wenzl, PO Box 2170, Renton, WA 98056 Contact: Cliff Williams, Development Engineers, LLC, 4648 Shantel St, Mount Vernon, WA 98274 Project Location: 404 Edmonds Ave NE Project Summary: The applicant, Robert Wenzl, is requesting a street modification to the street standards for Edmonds Ave NE and NE 4th Street, both are classified as Collector Arterial streets. The applicant is proposing an alternate street section to Edmonds Ave NE and NE 4th Street, that would result in maintaining the existing roadway sections. Site Area: .37 acres DocuSign Envelope ID: AC572F44-7975-4270-B4C5-E77FA3AC3DB5 City of Renton Department of Community & Economic Development Tuscany Stand Alone SFR - 404 Edmonds Ave NE Administrative Modification Report & Decision LUA23-000373, MOD Report of January 23, 2024 Page 2 of 6 Report_Admin_Modification_404 Edmonds B. EXHIBITS: Exhibit 1: Administrative Modification Decision Exhibit 2: Street Modification Application and Justification Exhibit 3: Site Plan Exhibit 4: Project Narrative C. PROJECT DESCRIPTION/BACKGROUND The applicant proposes a new detached dwelling located at 404 Edmonds Ave NE. The applicant is required to install street frontage improvements pursuant to Renton Municipal Code (RMC) 4-6-060C based on Collector Arterial street standards noted below unless otherwise modified. Edmonds Ave NE is classified as a 2-lane Collector Arterial Street with an existing right-of-way width of 60 feet per the King County Assessor’s Map. The existing street section consists of an approximate 36-foot paved roadway with, on the west side of the roadway, an approximate 6-foot protected shoulder with vegetation at back of pavement and, on the east side of the roadway, a 0.5-foot curb with vegetation at the back of curb. NE 4th Street is classified as a 2-lane Collector Arterial Street with an existing right-of-way width of 60 feet per the King County Assessor’s Map. The existing street section consists of an approximate 42-foot paved road width, on both sides of the roadway, a 0.5-foot curb, a planting strip up to approximately 4 feet, a 5 -foot sidewalk, and vegetation at back of walk. Per RMC 4-6-060, Complete Street Standards, a 2-lane Collector Arterial Street requires a minimum right- of-way width of 83 feet consisting of a 46-foot paved road width, on both sides of the roadway, a 0.5-foot curb, an 8-foot planter strip, an 8-foot sidewalk and 2-foot clear zone. To meet the City’s Street Standards, right-of-way dedication of approximately 19.5 feet on Edmonds Ave NE and approximately 14.5 feet on NE 4th Street would be required to meet the Collector Arterial Street Standard. The applicant is requesting a modification from the Renton Municipal Code (RMC) 4-6-060 to modify the street standard along this portion of Edmonds Ave NE and NE 4th Street from a Collector Arterial to an alternative street section that is consistent with, and retains, the existing improvements in addition to providing enhanced lighting and ADA improvements. D. FINDINGS OF FACT (FOF): 1. The Development Engineering Division of the City of Renton received the Master Land Use Application for review on November 9, 2023 and determined the application complete for review on November 15, 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 404 Edmonds Ave NE, Renton, WA 98056. 4. The project site has applied for a single-family building permit (B23005308) which is currently in a review cycle. 5. Access to the site would be via a driveway within the unimproved right of way abutting the northern property line. 6. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use designation. DocuSign Envelope ID: AC572F44-7975-4270-B4C5-E77FA3AC3DB5 City of Renton Department of Community & Economic Development Tuscany Stand Alone SFR - 404 Edmonds Ave NE Administrative Modification Report & Decision LUA23-000373, MOD Report of January 23, 2024 Page 3 of 6 Report_Admin_Modification_404 Edmonds 7. The site is located within the Residential-8 (R-8) zoning classification. 8. The site is mapped with regulated slopes and lies within a landslide hazard area.. Modification Analysis: The applicant is requesting a modification from the Renton Municipal Code (RMC) 4-6-060 to modify the street standard along this portion of Edmonds Ave NE and NE 4th Street from a 2-lane Collector Arterial to an alternative street section. Specifically, the applicant is requesting: Modify the street standard along NE 4th Street to retain the existing 60-foot right of way, consisting of approximately 42-foot pavement width on both sides of the roadway, a 0.5-foot curb, a 5-foot sidewalk and variable width landscape strips. Modify the street standard along Edmonds Ave NE to retain the existing 60-foot right of way, consisting of approximately a 36-foot paved roadway with, on the west side of the roadway, an approximate 6-foot protected shoulder with vegetation at back of pavement and, on the east side of the roadway, a 0.5-foot curb with vegetation at the back of curb. Additionally, the applicant proposes to provide lighting along the west side of Edmonds Ave NE, and ADA improvements to the intersection of Ferndale Ave NE / Edmonds Ave NE. Any possible future development on the West side of Edmonds is not included in this modification request. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions 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 sidewalk would not be installed along Edmonds Ave NE abutting the property, the proposed upgrade to Ferndale Ave NE / Edmonds Ave NE in addition to lighting along Edmonds is a more appropriate configuration to support pedestrian accessibility along not only this section of Edmonds Ave NE but also the intersection of Edmonds Ave NE / NE 4th St. Compliant if condition of approval is met 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 Edmonds Ave NE and the surrounding area and have determined that a modified collector arterial street section, as proposed, is suitable for this location on Edmonds Ave NE. City staff have reviewed NE 4th Street and the surrounding area and have determined that a modified collector arterial street DocuSign Envelope ID: AC572F44-7975-4270-B4C5-E77FA3AC3DB5 City of Renton Department of Community & Economic Development Tuscany Stand Alone SFR - 404 Edmonds Ave NE Administrative Modification Report & Decision LUA23-000373, MOD Report of January 23, 2024 Page 4 of 6 Report_Admin_Modification_404 Edmonds section is suitable for this location on NE 4th Street. 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. Along NE 4 St there is a significant existing grade difference and severe slope at the back of the existing walk. To provide a landscape strip or increase the size of the existing landscape strip would present a grade challenge and require additional safety measures due to the fall height. Staff contends that the existing configuration is safe and suitable for the area. Along Edmonds Ave NE, there is no existing sidewalk abutting the property and the existing grade at the intersection of Edmonds Ave NE / NE 4th Street is not only impractical to meet ADA standards but also due to the turning radius creates a line of sight issue for drivers to see pedestrians crossing Edmonds Ave NE (if a crosswalk were added, currently none exists). An alternative pedestrian crossing along Edmonds Ave NE, would be a mid- block one on the southern side of the Edmonds Ave NE / Ferndale Ave NE intersection. This intersection has good line of sight and existing sidewalks or accessible pathways abutting it. However, staff recognizes that by adding a mid- block crossing, to ensure adequate pedestrian safety, both the crossing and subsequent walkway must be properly illuminated. Therefore, due to elimination of a sidewalk along the eastern side of Edmonds Ave NE and subsequent routing of pedestrians to a mid-block crossing, staff recommends a condition of approval that an ADA ramp be provided at the southern side of the southeastern corner of Edmonds Ave NE / Ferndale Ave NE and that the applicant provide verification that the existing illumination along the buffered walkway on the west side of Edmonds Ave NE complimentary to the project frontage and the proposed mid-block crossing comply with the lighting level standards in RMC 4-6-060 or the applicant shall provide additional street lights per City standards to meet said lighting levels. • 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: Maintaining the existing roadway section will not add any additional maintainability costs/concerns to the City. While the recommended condition of approval does add an ADA ramp the maintenance is less than what would otherwise be required by code. 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 suitable solution for the development. The determination is based on the fact that the proposed street section is better suited for providing pedestrian safety with no loss to vehicular traffic in an area with pre-existing road alignment and grade challenges that would otherwise result in increased safety risks. ✓ 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; and. DocuSign Envelope ID: AC572F44-7975-4270-B4C5-E77FA3AC3DB5 City of Renton Department of Community & Economic Development Tuscany Stand Alone SFR - 404 Edmonds Ave NE Administrative Modification Report & Decision LUA23-000373, MOD Report of January 23, 2024 Page 5 of 6 Report_Admin_Modification_404 Edmonds 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 4-9-250D for approval of modifications if conditions of approval noted below are met. Therefore, the Tuscany Stand Alone SFR - 404 Edmonds Ave NE, File No. LUA23- 000373, MOD is approved and is subject to the following conditions: 1. The applicant shall provide verification that the existing illumination along the buffered walkway on the west side of Edmonds Ave NE complimentary to the project frontage and the proposed mid-block crossing comply with the lighting level standards in RMC 4-6-060 or the applicant shall provide additional street lights per City standards to meet said lighting levels 2. The applicant shall provide an ADA ramp at the southern side of the southeastern corner of Edmonds Ave NE / Ferndale Ave NE. 3. The applicant shall underground all underground all electrical, phone and cable services on the property. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Matthew Herrera, Planning Director Date TRANSMITTED on January 23, 2024 to the Owner/Applicant/Contact: Owner: Applicant: Contact: Tuscany Construction PO Box 2170 Renton, WA 98056 Robert Wenzl Tuscany Construction PO Box 2170 Renton, WA 98056 Cliff Williams, Development Engineers, LLC, 4648 Shantel St Mount Vernon, WA 98274 TRANSMITTED on January 23, 2024 to the Parties of Record: No Parties of Record TRANSMITTED on January 23, 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 DocuSign Envelope ID: AC572F44-7975-4270-B4C5-E77FA3AC3DB5 1/23/2024 | 7:56 AM PST City of Renton Department of Community & Economic Development Tuscany Stand Alone SFR - 404 Edmonds Ave NE Administrative Modification Report & Decision LUA23-000373, MOD Report of January 23, 2024 Page 6 of 6 Report_Admin_Modification_404 Edmonds 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 on or before 5:00 PM on February 6, 2024. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). 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. 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: AC572F44-7975-4270-B4C5-E77FA3AC3DB5 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE MODIFICATION REPORT & DECISION EXHIBITS Project Name: Tuscany Stand Alone SFR - 404 Edmonds Ave NE Land Use File Number: LUA23-000373, MOD Date of Report January 23, 2024 Staff Contact Holly Powers Engineering Specialist III Project Contact/Applicant Cliff Williams, Development Engineers, LLC, 4648 Shantel St, Mount Vernon, WA 98274 Project Location 404 Edmonds Ave NE The following exhibits are included with the Administrative Modification Report: Exhibit 1: Administrative Modification Decision Exhibit 2: Street Modification Application and Justification Exhibit 3: Site Plan Exhibit 4: Project Narrative DocuSign Envelope ID: AC572F44-7975-4270-B4C5-E77FA3AC3DB5