HomeMy WebLinkAboutD_Street_Modification_20240628DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Street Modification_20240628
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: June 28, 2024
Project Name: L4 RENTON LLC NEW SFR LOT 22 Street Modification
Land Use File Number: LUA24-000150, MOD
Project Manager: Sam Morman, Civil Engineer II
Owner/Applicant: Emerald City Construction and Renovations LLP, 2571 152nd Ave NE Redmond, WA
98052
Contact: AP Consulting Engineers PLLC, PO Box 162, Auburn, WA 98071
Project Location: 511 Morris Ave S, Renton, WA 98057 (APN 7841300361)
Project Summary: The applicant, Emerald City Construction and Renovations LLP, is requesting an
Administrative Modification from Renton Municipal Code (RMC) 4-6-060, Street
Standards, to modify the street standards for Morris Ave S, which is classified as a
Residential Access street. The applicant is proposing an alternate street section to
Morris Ave S.
Site Area: 0.11 acres
DocuSign Envelope ID: A34798E5-2AF5-491B-BC2B-C198D92BDE9C
City of Renton Department of Community & Economic Development L4 RENTON LLC NEW SFR LOT 22 Street Modification Administrative Modification Report & Decision LUA24-000150, MOD
Report of June 28, 2024 Page 2 of 6
D_Street Modification_20240628
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Project Narrative
Exhibit 3: Modification Request Justification
Exhibit 4: Site Plan
Exhibit 5: Building Permit Application
C. PROJECT DESCRIPTION/BACKGROUND
The applicant is proposing a new single-family residence located at 511 Morris Ave S (B23004822).
Whenever a building permit is applied for, the applicant for such permit is required to install street
frontage improvements pursuant to RMC 4-6-060C based on the minimum design standards table for
public streets and alleys. In this case, the Residential Access street standards are noted below unless
otherwise modified.
Per RMC 4-6-060F.2, Minimum Design Standards for Public Streets and Alleys, a Residential Access street
requires a minimum right-of-way width of 53 feet. The Residential Access street cross section includes a
paved roadway width of 26 feet consisting of two (2) 10-foot wide travel lanes and one (1) six-foot (6’)
wide parking lane. Additionally, a one-half-foot (0.5’) wide curb, an eight-foot (8’) wide planter strip, and
a five-foot (5’) wide sidewalk are required along each side of the paved roadway. Approximately one-
foot (1’) of right-of-way dedication would be required in order to install the Residential Access public
street standard.
Morris Ave S is classified as a Residential Access street that has an existing right-of-way width of 60 feet
per the King County Assessor’s Map. The existing street section consists of a paved roadway width of
approximately 35 feet with a one-half-foot (0.5') wide curb, a three and one-half-foot (3 ½’) wide planter
strip, a six-foot (6’) wide sidewalk, and a two and one-half feet (2 ½’) of clear space on the west side of
the paved roadway, and a one-half-foot (0.5’) wide curb, a three and one-half-foot (3 ½’) wide planter,
a six and one-half-foot (6 ½’) wide sidewalk, and one and one-half feet (1 ½’) of clear space on the east
side of the paved roadway.
The applicant is requesting a street modification from RMC 4-6-060F.2 to modify the public street
standard along this portion of Morris Ave S to an alternative public street section that retains the existing
35-foot paved roadway pavement width, a one-half-foot (0.5’) wide curb, a three and one-half-foot (3
½’) wide planting strip, a six-foot (6’) wide sidewalk, two and one-half feet (2 ½’) of clear space, and
storm drainage improvements along the west side of the paved roadway.
D. FINDINGS OF FACT (FOF):
1. The Development Engineering Division of the City of Renton accepted the above master
application for review on April 2, 2024 and determined the application complete on May 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 (Exhibits 2-4).
DocuSign Envelope ID: A34798E5-2AF5-491B-BC2B-C198D92BDE9C
City of Renton Department of Community & Economic Development L4 RENTON LLC NEW SFR LOT 22 Street Modification Administrative Modification Report & Decision LUA24-000150, MOD
Report of June 28, 2024 Page 3 of 6
D_Street Modification_20240628
3. The applicant has submitted a building permit application (B23004822) that proposes a new
single family residence on the property. The project site has applied for a building permit
(B23004822) and is in an approved status.
4. The project site is located at 511 Morris Ave S, Renton, WA 98057 (APN 7841300361).
5. The project site is currently vacant/undeveloped.
6. Vehicle access to the site would be provided via the rear alley. The alley runs from S 5th St to S
6th St.
7. The property is located within the Residential High Density (HD) Comprehensive Plan land use
designation.
8. The site is located within the Residential-14 (R-14) zoning classification.
9. Modification Analysis: The applicant is requesting a street modification from RMC 4-6-060F.2,
Street Standards, for Morris Ave S. Specifically, the applicant is proposing the following
modification: Modify the street standard along this portion of Morris Ave S fronting the project
parcel to an alternate street section that matches the existing. The alternate street section
consists of a 35-foot total paved roadway, a one-half-foot (0.5’) wide curb, a three and one-half-
foot (3 ½’) wide planting strip, a six-foot (6’) wide sidewalk, street trees and storm drainage
improvements. The proposal is compliant with the following modification criteria, pursuant to
RMC 4-9-250D.2, 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 existing roadway section provides pedestrian connectivity,
separation between pedestrians and vehicles, and provides the roadway width
to meet vehicular needs; therefore, the requested modification, which retains
the existing established street section, is consistent with the policy guidelines
noted above.
DocuSign Envelope ID: A34798E5-2AF5-491B-BC2B-C198D92BDE9C
City of Renton Department of Community & Economic Development L4 RENTON LLC NEW SFR LOT 22 Street Modification Administrative Modification Report & Decision LUA24-000150, MOD
Report of June 28, 2024 Page 4 of 6
D_Street Modification_20240628
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 Morris Ave S and the surrounding
area and have determined that a modified Residential Access street section
is suitable for this location on Morris Ave S. Staff concurs the proposed street
modification request achieves these standards as follows:
• Safety: The proposed street modification does not have a negative impact
on street safety. However, there may be locations along the existing
sidewalk that do not conform to current Americans with Disabilities Act
(ADA) standards. Staff recommends as a condition of approval that sidewalk
panels not conforming with current ADA standards shall be replaced to meet
current ADA standards.
• Function/Appearance: The proposed street modification and condition of
approval will provide an ADA accessible sidewalk fronting the property,
meeting the plan goals of providing a pedestrian oriented space.
• Environmental Protection: The proposed modification retains the existing
street section which results in the minimum feasible amount of disturbance
within the right-of-way, thus reducing the environmental hazard potential
associated with construction. While ADA upgrades may be necessitated to
the sidewalk by the recommended condition of approval, these
improvements would result in less disturbance than replacing the entire
sidewalk which would otherwise be required without a street modification.
• Maintainability: Maintaining the existing street section will not add any
additional maintainability costs/concerns to the City.
The proposed street modification would meet the objectives of safety, function,
appearance, environmental protection, and maintainability intended by the
code requirements. City staff has reviewed Morris Ave S in front of the property
and have determined that a modified right-of-way width is suitable solution for
the development. The determination is based on the fact that the proposed
street section matches the pedestrian facilities and street width of the
surrounding developed neighborhood, while maintaining the ability to provide
ADA accessibility pedestrian 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 street modification. See also comments under criterion ‘b’.
d. Conforms to the intent and purpose of the Code; and.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended.
DocuSign Envelope ID: A34798E5-2AF5-491B-BC2B-C198D92BDE9C
City of Renton Department of Community & Economic Development L4 RENTON LLC NEW SFR LOT 22 Street Modification Administrative Modification Report & Decision LUA24-000150, MOD
Report of June 28, 2024 Page 5 of 6
D_Street Modification_20240628
Staff Comment: See comments under criterion ‘b’.
E. DECISION:
The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250D.2 for approval of a street modification.
Therefore, the L4 RENTON LLC NEW SFR LOT 22 Street Modification, File No. LUA24-000150, MOD, is approved
subject to the following condition:
1. The applicant shall replace any nonconforming sidewalk ramp or panels along the half-street abutting
the project site to conform with current Americans with Disabilities Act (ADA) standards. A note stating
such shall be included on the building permit application plans.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on June 28, 2024 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Emerald City Construction and
Renovations LLP
2571 152nd Ave NE
Redmond, WA 98052
AP Consulting Engineers PLLC
PO Box 162
Auburn, WA 98071
TRANSMITTED on June 28, 2024 to the Parties of Record:
No Parties of Record
TRANSMITTED on June 28, 2024 to the following:
Gina Estep, CED Administrator
Brianne Bannwarth, Development Engineering Director
Nathan Janders, Development Engineering Manager
Andrew Van Gordon, Associate 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 on or before 5:00 PM on July 12, 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
DocuSign Envelope ID: A34798E5-2AF5-491B-BC2B-C198D92BDE9C
For
6/28/2024 | 3:30 PM PDT
City of Renton Department of Community & Economic Development L4 RENTON LLC NEW SFR LOT 22 Street Modification Administrative Modification Report & Decision LUA24-000150, MOD
Report of June 28, 2024 Page 6 of 6
D_Street Modification_20240628
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: A34798E5-2AF5-491B-BC2B-C198D92BDE9C
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
L4 RENTON LLC NEW SFR LOT 22 Street
Modification
Land Use File Number:
LUA24-000150, MOD
Date of Report
June 28, 2024
Staff Contact
Sam Morman,
Civil Engineer II
Project Applicant
Emerald City Construction
and Renovations LLP
2571 152nd Ave NE
Redmond, WA 98052
Project Location
511 Morris Ave S.Renton,
WA 98057
(APN 7841300361)
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Project Narrative
Exhibit 3: Modification Request Justification
Exhibit 4: Site Plan
Exhibit 5: Building Permit Application
DocuSign Envelope ID: A34798E5-2AF5-491B-BC2B-C198D92BDE9C