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HomeMy WebLinkAboutD_Street_Modification_20241030_FinalDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Street Modification_20241030_Final A. ADMINISTRATIVE MODIFICATION REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: October 30, 2024 Project Name: Larsen Development Modification Land Use File Number: LUA24-000147, MOD Project Manager: Yong Qi, Civil Engineer III Owner: Greg Larsen, 2211 Williams Ave S, Renton, WA 98055 Applicant/Contact: Schwin Chaosilapakul, 14900 Interurban Ave S, Suite 279 Seattle, WA 98168 Project Location: 2211 Williams Ave S Renton, WA 98055 Project Summary: The applicant, Schwin Chaosilapakul, is requesting a street modification to the street standards for Williams Ave S, which is classified as a Residential Access Street. The applicant is proposing an alternate street section to Williams Ave S. The applicant is also requesting a modification to the shared driveway standards to allow the shared driveway to be placed in an easement rather than a tract. Site Area: 0.98 acres Docusign Envelope ID: A649B5B5-CFAC-4534-A373-5D6BAECF8F81 City of Renton Department of Community & Economic Development Larsen Development Modification Administrative Modification Report & Decision LUA24-000147, MOD Report of October 30, 2024 Page 2 of 9 D_Street Modification_20241030_Final B. EXHIBITS: Exhibit 1: Administrative Modification Decision Exhibit 2: Project Narrative Exhibit 3: Modification Request Justification Exhibit 4: Site Plan C. PROJECT DESCRIPTION/BACKGROUND The applicant proposes four new residences located at parcel Nos. 7222000085, 7222000086, 7222000087, and 7222000088. The applicant 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. The applicant is required to place any newly created shared driveway wholly within a tract pursuant to RMC 4-6-060J.4, 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 (53’). The Residential Access Street cross section includes a paved roadway width of 26 feet (26’) consisting of two (2) 10-foot (10’) 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. Williams Ave S is classified as a Residential Access Street that directly abuts Benson Dr S to the east. The portion of the combined right of way width, made up of both Williams Ave S and Benson Dr S, that Williams Ave S occupies ranges from approximately a 35-foot (35’) width to a 22-foot (22’) width spanning from the intersection of S 23rd St and Williams Ave S to the property frontage. The existing street section has an approximately 12-foot (12’) wide paved surface with the remainder of the right of way unimproved. The applicant is requesting a street modification from RMC 4-6-060F.2 to modify the public street standard along the portion of Williams Ave S spanning from the intersection of S 23rd St to the property’s frontage, to an alternative street section that provides a twenty-foot (20’) paved width, a one half-foot (0.5’) curb, a five-foot (5’) sidewalk with a planter of varying width, and storm drainage improvements along the west side of the paved roadway within the newly established flowline. The planter is being proposed to shift so that it abuts the curb along a portion of the roadway to provide necessary clear space between the sidewalk and adjacent private property for grading purposes. Per Renton Municipal Code (RMC) 4-6-060J.4, a shared driveway shall be wholly within a tract. The tract shall be shown and recorded on the face of the plat to preserved in perpetuity. The owners of the subject lots shall have an equal and undivided interest in the ownership of the tract. The applicant is requesting a modification from RMP 4-6-060J.4 to modify the requirement for placing a shared driveway wholly within a tract, to instead allow a shared driveway to be placed wholly within an easement, serving the four existing abutting parcels. Docusign Envelope ID: A649B5B5-CFAC-4534-A373-5D6BAECF8F81 City of Renton Department of Community & Economic Development Larsen Development Modification Administrative Modification Report & Decision LUA24-000147, MOD Report of October 30, 2024 Page 3 of 9 D_Street Modification_20241030_Final D. FINDINGS OF FACT (FOF): 1. The Development Engineering Division of the City of Renton accepted the above master application for review on March 29, 2024 and determined the application complete on May 9, 2024. 2. The applicant’s submittal materials comply with the requirements necessary to process the modification request. 3. The applicant has submitted a civil construction permit (C23002334) on May 18, 2023 that is currently in a “corrections/resubmit” status awaiting the applicant to resubmit revised plans addressing comments sent to the applicant on July 5, 2023. 4. The project site is located at 2211 Williams Ave S Renton, WA 98055. 5. One (1) of the project parcels (7222000085) currently has a single-family residence on it. The remaining three (3) parcels are currently vacant with various structures on them. 6. Access to the site is provided via Williams Ave S. 7. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use designation. 8. The site is located within the Residential-8 (R-8) zoning classification. 9. Modification Analysis: The applicant is requesting two modifications. • The first proposed modification is from RMC 4-6-060F.2, Street Standards, for Williams Ave S. Specifically, the applicant is proposing the following modification: Modify the street standard along this portion of Williams Ave S spanning from the intersection of S 23rd St and Williams Ave S to the property frontage, to an alternate street section. The alternate street section consists of a 20-foot (20’) total paved roadway, a one-half-foot (0.5’) wide curb, a varying width planting strip, a five-foot (5’) wide sidewalk, street trees and storm drainage improvements. • The second proposed modification is from RMC 4-6-060J.4. Specifically, the applicant is proposing the following modification: Modify the requirement for a shared driveway to be placed wholly within a tract, to allow a shared driveway to be placed wholly within an easement. 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 Request #1 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 for Modification Request #1: 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, Docusign Envelope ID: A649B5B5-CFAC-4534-A373-5D6BAECF8F81 City of Renton Department of Community & Economic Development Larsen Development Modification Administrative Modification Report & Decision LUA24-000147, MOD Report of October 30, 2024 Page 4 of 9 D_Street Modification_20241030_Final while reducing the transportation-related and environmental impacts of growth.” Staff concurs the proposed modifications implement the policy direction of the Comprehensive Plan and are 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 proposed roadway section provides pedestrian connectivity, separation between pedestrians and vehicles to the maximum extent feasible, and provides the roadway width to meet vehicular needs; therefore, the requested modification, which implements an alternative proposed street section as defined in the Findings of Fact, is consistent with the policy guidelines noted above. ✓ 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 Williams Ave S and the surrounding area and have determined that a modified Residential Access Street section is suitable for this location on Williams Ave S. 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. This specific section of Williams Ave S is uniquely constrained due to directly abutting a retaining wall to the east that is a part of the infrastructure for Benson Dr S, and private property to the west for a majority of the road’s extent. The proposed street section fully utilizes the usable area within the right of way to provide the maximum buffer possible between the paved roadway and the new sidewalk where feasible. • Function/Appearance: The proposed modification 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 modification. • Maintainability: Maintaining the proposed street section will decrease the maintainability costs/concerns for the city. The proposed twenty-foot (20’) paved road section will reduce the amount of required maintenance work. The proposed modification would meet the objectives of safety, function, appearance, Environmental Projection, and maintainability intended by the Docusign Envelope ID: A649B5B5-CFAC-4534-A373-5D6BAECF8F81 City of Renton Department of Community & Economic Development Larsen Development Modification Administrative Modification Report & Decision LUA24-000147, MOD Report of October 30, 2024 Page 5 of 9 D_Street Modification_20241030_Final code requirements. City staff has reviewed the street and have determined that a modified ROW width is a 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 accessible 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 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. Staff Comment: See comments under criterion ‘b’. Compliance Modification Request #2 Criteria and Analysis ✓ f. 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 for Modification Request #2: 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 modifications implement the policy direction of the Comprehensive Plan and are 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. By proposing to place the shared driveway within an easement instead of a tract, there is no impact in functionality to the street and pathway patterns as this is fully located on private parcels, nor is there an impact visually or to safety. The proposed modification does not constitute any physical changes to the constructed condition of the site; therefore, the requested modification, which allows the shared driveway to be placed in an easement rather than a tract, is consistent with the policy guidelines noted above. Docusign Envelope ID: A649B5B5-CFAC-4534-A373-5D6BAECF8F81 City of Renton Department of Community & Economic Development Larsen Development Modification Administrative Modification Report & Decision LUA24-000147, MOD Report of October 30, 2024 Page 6 of 9 D_Street Modification_20241030_Final Compliant if condition of approval is met g. 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 the proposed shared driveway and the surrounding parcels and have determined that a shared driveway to be placed wholly within an easement is acceptable for this location. Staff concurs the proposed modification request achieves these standards as follows: • Safety: The proposed modification does not have a negative impact on street safety because the modification does not alter the physical state of the shared driveway. Further, staff has determined that an easement poses no safety risk and provides sufficient access for emergency vehicles and personnel. To ensure that access is maintained, staff recommends as a condition of approval that ‘No-Parking’ signs in accordance with City and current MUTCD standards are installed along the access easement. • Function/Appearance: The proposed modification does not have a negative impact on appearance because the modification does not alter the physical state of the driveway. The functionality will not be impacted, as the private easement will serve to provide equivalent access rights as a private shared tract would. The intent of a shared driveway is to provide access to up to four residentially zoned lots and no more than four residential units. Staff also recognizes that the proposed project contains four existing residentially zoned parcels under common ownership and that the proposed easement does not adversely affect future circulation to neighboring properties nor is there an anticipation for a future public street. To ensure that the intent of a shared driveway is maintained staff recommends as a condition of approval that, prior to recording, a copy of the easement be provided to the City project manager for review and approval and that the easement contain the following language: Access to no more than four (4) residentially zoned lots and no more than four (4) residential units shall be taken from the access easement provided: a) At least one lot abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; and b) The easement is no more than three hundred feet (300’) in length; and c) The easement shall prohibit any temporary or permanent physical obstructions within the easement including, but not limited to, the parking of non-emergency vehicles; and d) The easement shall provide maintenance responsibilities of the shared driveway by the property owners of the lots served by easement. • Environmental Protection: By allowing the driveway to be placed within an easement instead of a tract, the project is not considered a “residential Docusign Envelope ID: A649B5B5-CFAC-4534-A373-5D6BAECF8F81 City of Renton Department of Community & Economic Development Larsen Development Modification Administrative Modification Report & Decision LUA24-000147, MOD Report of October 30, 2024 Page 7 of 9 D_Street Modification_20241030_Final subdivision” per the 2022 Renton Stormwater Design Manual (RSWDM). Residential subdivisions have a different set of surface water requirements than projects that are not residential subdivisions. As a condition of approval, the applicant must provide stormwater design at the level for a residential subdivision. • Maintainability: The proposed modification does not have a negative impact on maintainability because the modification does not alter the physical state of the shared driveway. 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 request and have determined that a modified shared driveway is a suitable solution for the development. The determination is based on the fact that the proposed access for the site is unchanged, and stormwater design will be provided at the same level as a residential subdivision project. ✓ h. 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’. ✓ i. Conforms to the intent and purpose of the Code; and. Staff Comment: See comments under criterion ‘b’. ✓ j. 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 for approval of modifications. Therefore, the Larsen Development Modification, File No. LUA24-000147, MOD, is approved subject to the following condition: 1. Stormwater for the project shall be designed at the level required for a residential subdivision. 2. Prior to recording, the applicant shall provide a copy of the easement to the project manager for review and approval. The easement shall contain the following language: Access to no more than four (4) residentially zoned lots and no more than four (4) residential units shall be taken from the access easement provided: a) At least one lot abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; and b) The easement is no more than three hundred feet (300’) in length; and c) The easement shall prohibit any temporary or permanent physical obstructions within the easement including, but not limited to, the parking of non-emergency vehicles; and d) The easement shall provide maintenance responsibilities of the shared driveway by the property owners of the lots served by easement. 3. The applicant shall install ‘No-Parking’ signs in accordance with current City and MUTCD standards along the easement area. Docusign Envelope ID: A649B5B5-CFAC-4534-A373-5D6BAECF8F81 City of Renton Department of Community & Economic Development Larsen Development Modification Administrative Modification Report & Decision LUA24-000147, MOD Report of October 30, 2024 Page 8 of 9 D_Street Modification_20241030_Final DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Matthew Herrera, Planning Director Date TRANSMITTED on October 30, 2024 to the Owner/Applicant/Contact: Owner: Applicant/Contact: Greg Larsen 2211 Williams Ave S Renton, WA 98055 Schwin Chaosilapakul 14900 Interurban Ave S Suite 279 Seattle, WA 98168 TRANSMITTED on October 30, 2024 to the Parties of Record: No Parties of Record TRANSMITTED on October 30, 2024 to the following: Gina Estep, CED Administrator Brianne Bannwarth, Development Engineering Director Nathan Janders, Development Engineering Manager Yong Qi, Civil Engineer III Clark Close, Current Planning 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 November 13, 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. Docusign Envelope ID: A649B5B5-CFAC-4534-A373-5D6BAECF8F81 10/30/2024 | 3:26 PM PDT City of Renton Department of Community & Economic Development Larsen Development Modification Administrative Modification Report & Decision LUA24-000147, MOD Report of October 30, 2024 Page 9 of 9 D_Street Modification_20241030_Final 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: A649B5B5-CFAC-4534-A373-5D6BAECF8F81 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE MODIFICATION REPORT & DECISION EXHIBITS Project Name: Larsen Development Modification Land Use File Number: LUA24-000147, MOD Date of Report October 30, 2024 Staff Contact Yong Qi, Civil Engineer III Project Applicant Schwin Chaosilapakul 14900 Interurban Ave S, Suite 279, Seattle, WA 98168 Project Location 2211 Williams Ave S Renton, WA 98055 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 Docusign Envelope ID: A649B5B5-CFAC-4534-A373-5D6BAECF8F81