HomeMy WebLinkAboutD_American_Classic_Homes_Kennydale_Street_Modification_FINALDEPARTMENT OF COMMUNITY
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D_American Classic Homes Kennydale Street Modification_FINAL
A.ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: October 11, 2024
Project File Number: PR24-000043
Project Name: American Classic Homes Kennydale - Street Modification
Land Use File Number: LUA24-000308, MOD
Project Manager: Huy Huynh, Civil Engineer II
Owner: NW Seattle Builders, LLC, 9675 SE 36th Street, Suite 105 Mercer Island, WA 98040
Applicant: D.R. STRONG Consulting Engineers Inc., 620 7th Avenue, Kirkland, WA 98033
Contact: Yoshio Piediscalzi, D.R. STRONG Consulting Engineers Inc., 620 7th Avenue, Kirkland,
WA 98033
Project Location: 1116 and 1118 N 34th St, Renton, WA 98056 (APN 3342102666, 3342102665)
Project Summary: The applicant is requesting a street modification from RMC 4-6-090 and RMC 4-6-
060 to retain the existing overhead utility lines fronting the properties along this
portion of N 34th St and install joint utility trench, conduits only, beneath the
proposed sidewalk.
Site Area: 0.25 acres
Docusign Envelope ID: CE9CEC58-02E9-4200-90FC-E169905DF13F
City of Renton Department of Community & Economic Development American Classic Homes Kennydale - Street Modification Administrative Modification Report & Decision LUA24-000308, MOD
Report of October 11, 2024 Page 2 of 4
D_American Classic Homes Kennydale Street Modification_FINAL
B.EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
Exhibit 4: Project Narrative
C.PROJECT DESCRIPTION/BACKGROUND
The applicant is requesting a modification from Renton Municipal Code (RMC) RMC 4-6-090 and RMC 4-6-060 to
retain the existing overhead utility lines fronting the properties along this portion of N 34th St and install joint
utility trench, conduits only, beneath the proposed sidewalk.
D.FINDINGS OF FACT (FOF):
1.The Development Engineering Division of the City of Renton accepted the above master application for
review on August 23, 2024 and determined the application complete on August 23, 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).
3.The project site is located at 1116 and 1118 N 34th St, Renton, WA 98056 (APN 3342102666, 3342102665).
4.The site currently consists of a single-family home and a garage on two (2) lots. The proposed project is
to demolish the existing home and garage and construct two (2) new single-family homes.
5.The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use
designation.
6.The site is located within the Resource Conservation (RC) zoning classification.
7.Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 and RMC 4-6-090,
Utility Lines – Underground Installation, in order to retain the existing overhead utility lines along the
frontage, but to construct a joint utility trench, conduit only, along the property frontages to facilitate
future undergrounding of the overhead utility lines. 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
Compliant if
condition of
approval is met
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 Land Use Element has applicable policies listed under a
separate section labeled: Promoting a Safe, Healthy, and Attractive Community. 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 proposed project will install a planting strip and sidewalk,
Docusign Envelope ID: CE9CEC58-02E9-4200-90FC-E169905DF13F
City of Renton Department of Community & Economic Development American Classic Homes Kennydale - Street Modification Administrative Modification Report & Decision LUA24-000308, MOD
Report of October 11, 2024 Page 3 of 4
D_American Classic Homes Kennydale Street Modification_FINAL
which provides the benefit of a safe and walkable pathway. Although the street
modification does not provide the aesthetic allure of removing existing overhead
utilities, city staff recognizes that the modification provides the minimum adjustment
necessary to implement the Comprehensive Plan Land Use Element.
To facilitate undergrounding of these systems in the future, staff recommends as a
condition of approval that a joint trench approved by the overhead utility providers and
permitted by the city be constructed along the property frontages. Undergrounding of
the utility lines from the overhead utility lines in the right of way to the single-family
homes will still be required per RMC 4-6-090.
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 has reviewed N 34th St and the surrounding area. Retaining the existing
overhead will provide the safety, function, environmental protection, and
maintainability as intended by code for pedestrian access. Appearance is generally met
provided that the staff recommended condition of approval noted in criterion ‘a’ is met.
c.Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment:
There are no identified substantial adverse impacts to other properties from the
requested modification. See comments under criterion ‘b’.
d.Conforms to the intent and purpose of the Code;
Staff Comment:
See comments under criterions ‘a’ and ‘b’.
e.Can be shown to be justified and required for the use and situation intended.
Staff Comment:
See comments under criterion ‘b’.
E.DECISION:
The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250.D.2 for approval of modifications. Therefore, the
American Classic Homes Kennydale - Street Modification, File No. LUA24-000308, MOD, is approved
with the following condition:
1.A joint trench, approved by the overhead utility providers and permitted by the city, shall run along the
property frontage to facilitate undergrounding of the overhead utility lines at a future date.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on October 11, 2024 to the Owner/Applicant/Contact:
Docusign Envelope ID: CE9CEC58-02E9-4200-90FC-E169905DF13F
10/10/2024 | 8:01 AM PDT
City of Renton Department of Community & Economic Development American Classic Homes Kennydale - Street Modification Administrative Modification Report & Decision LUA24-000308, MOD
Report of October 11, 2024 Page 4 of 4
D_American Classic Homes Kennydale Street Modification_FINAL
Owner: Applicant/Contact:
NW Seattle Builders, LLC
9675 SE 36th Street
Suite 105
Mercer Island, WA 98040
Yoshio Piediscalzi
D.R. STRONG Consulting Engineers
Inc.
620 7th Avenue
Kirkland, WA 98033
TRANSMITTED on October 11, 2024 to the Parties of Record:
None
TRANSMITTED on October 11, 2024 to the following:
Gina Estep, CED Administrator
Brianne Bannwarth, Development Engineering Director
Alex Morganroth, Principal Planner
Nathan Janders, Development Engineering Manager
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 October 25, 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: CE9CEC58-02E9-4200-90FC-E169905DF13F
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
American Classic Homes Kennydale - Street
Modification
Land Use File Number:
LUA24-000308, MOD
Date of Report
October 11, 2024
Staff Contact
Huy Huynh
Civil Engineer II
Project Contact/Applicant
Yoshio Piediscalzi
D.R. STRONG Consulting
Engineers Inc.
620 7th Avenue, Kirkland,
WA 98033
Project Location
1116 and 1118 N 34th St,
Renton, WA 98056 (APN
3342102666,
3342102665)
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
Exhibit 4: Project Narrative
Docusign Envelope ID: CE9CEC58-02E9-4200-90FC-E169905DF13F