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HomeMy WebLinkAboutD_Lake_Washington_Blvd_Street_Modification_260518DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT D_Lake Washington Blvd_Street_Modification_260518_MS EDITS A.ADMINISTRATIVE MODIFICATION REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: June 16, 2026 Project File Number: PR22-000019 Project Name: 4350 Lake Washington Blvd N Street Modification Land Use File Number: LUA26-000165, MOD Project Manager: Yong Qi, Civil Engineer III Owner: Kennydale Gateway LLC, 505 5th Avenue S., Suite 900, Seattle, WA 98104 Applicant/Contact: Brandon Morgan, Vulcan, LLC, 505 5th Ave S., Suite 900, Seattle, WA 98104 Project Location: 4350 Lake Washington Blvd N, Renton, WA 98056 (APN 3224059049) Project Summary: The applicant is requesting a street modification from the requirements of RMC 4-6-090 to allow the existing overhead power distribution and telecom lines fronting the project site along Lake Washington Blvd N to remain overhead. Site Area: 338,215 SF (7.76 acres) Project Location Map NE 4th St NE 3rd Pl DocusOgn Envelope ID: 3E81CC6C-CBC3-815C-8106-039098F7FAFB City of Renton Department of Community & Economic Development 4350 Lake Washington Blvd N Street Modification Administrative Modification Report & Decision LUA26-000165, MOD Report of June 16, 2026 Page 2 of 7 D_Lake Washington Blvd_Street_Modification_260518_MS EDITS B. EXHIBITS: Exhibit 1: Administrative Modification Decision Exhibit 2: Site Plan Exhibit 3: Street Modification Request Justification Letter C. PROJECT DESCRIPTION/BACKGROUND The subject property is somewhat triangular in shape and is located on the former Pan Abode site at 4350 Lake Washington Blvd N (Exhibit 2). The site is approximately 338,215 square feet (7.76 gross acres) and is in the Commercial Office Residential (COR) zoning designation. The site is located approximately 250 feet (250’) from the eastern shore of Lake Washington and on a delta formed by May Creek. The west property line is located along Lake Washington Blvd N and the east property line is shared with the I -405 southbound onramp. The applicant is proposing to construct three (3) four-story apartment buildings providing approximately 385 residential units of studio, one-, and two-bedroom configurations. The proposed street modification is located along the property's western frontage on Lake Washington B lvd N. Lake Washington Blvd N is classified as a Collector Street and has an existing right-of-way (ROW) width of approximately 60 feet (60’), according to the King County Assessor’s Map. Per Renton Municipal Code (RMC) 4-6-090, Utility Lines - Underground Installation, all existing overhead power and utility facilities abutting a development or redevelopment site that triggers street frontage improvements under RMC 4-6-060 are required to be relocated underground. The new development of three (3) apartment buildings triggers street frontage improvement and all existing overhead power and utility facilities are required to be relocated underground. Pursuant to RMC 4-6-090.D, electric transmission systems operating at a voltage of fifty-five (55) kV or greater are exempt from the underground requirements. Therefore, the existing high-voltage transmission facilities fronting the project site along Lake Washington Blvd N qualifies for this exemption. However, the existing overhead power distribution and telecom lines located on the same poles are not exempt and would be required to be relocated undergrounded in accordance with RMC 4-6-090. Since the existing utility corridor includes high-voltage transmission facilities that will remain overhead, the applicant contends that undergrounding only the lower-voltage distribution facilities would not eliminate the primary overhead utility presence, would not allow removal of the existing poles, and would provide only limited incremental community design benefit. Therefore, the applicant requests approval of a modification to the requirements of RMC 4-6-090 to allow the low-voltage power distribution and telecom lines fronting the project site along Lake Washington Blvd N to remain overhead. D. FINDINGS OF FACT (FOF): 1. The Development Engineering Division of the City of Renton accepted the above master application for review on May 19, 2026 and determined the application complete on May 20, 2026. The project complies with the Type I 65-day review time period. 2. The applicant’s submittal materials comply with the requirements necessary to process the modification request (Exhibits 2-3). 3. The project site is located at 4350 Lake Washington Blvd N, Renton, WA 98056 (APN 3224059049). 4. The project site is currently vacant and has been cleared of previous development. Docusign Envelope ID: 3E81CC6C-CBC3-815C-8106-039098F7FAFB City of Renton Department of Community & Economic Development 4350 Lake Washington Blvd N Street Modification Administrative Modification Report & Decision LUA26-000165, MOD Report of June 16, 2026 Page 3 of 7 D_Lake Washington Blvd_Street_Modification_260518_MS EDITS 5. Access to the site would be provided via Lake Washington Blvd N. 6. The property is located within the Commercial Office Residential (COR) Comprehensive Plan land use designation. 7. The site is located within the Commercial Office Residential (COR) zoning classification. 8. Modification Analysis: The applicant is requesting a modification from the requirements of RMC 4 - 6-090, Utility Lines - Underground Installation, which requires all existing overhead power and utility facilities abutting a development or redevelopment site that triggers street frontage improvements under RMC 4-6-060 to be relocated underground. Specifically, the applicant is requesting the following modification: Modification of the undergrounding requirements of RMC 4-6-090 to allow the existing low- voltage power distribution and telecom lines fronting the project site along Lake Washington Boulevard N to remain overhead. 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 applicant contends that undergrounding the low-voltage distribution lines while retaining the exempt high-voltage transmission facilities would not eliminate the primary overhead utility presence along the project frontage, would not allow removal of the existing utility poles, and would provide limited additional community design benefit. The Comprehensive Plan Land Use Element supports development standards that balance public infrastructure improvements with practical site constraints and cost-effective implementation. Community Design policies encourage improvements that enhance the visual character of the public realm while recognizing existing physical conditions and infrastructure limitations. The existing utility corridor along Lake Washington Blvd N contains high-voltage transmission facilities that are exempt from the undergrounding requirements of RMC 4-6-090 and will remain overhead regardless of the proposed modification. Because the utility poles and exempt transmission facilities would remain overhead, the requested modification would not materially diminish the community design objectives intended by the undergrounding requirements. Staff concurs that the proposed modification substantially implements the policy direction of the Comprehensive Plan and represents the minimum adjustment necessary. Because the exempt transmission facilities would remain overhead, requiring underground installation of only the low-voltage distribution lines would not achieve the primary visual objective of eliminating overhead utility infrastructure from the corridor. The proposed modification recognizes the existing utility configuration while avoiding improvements that would provide limited additional public benefit. Docusign Envelope ID: 3E81CC6C-CBC3-815C-8106-039098F7FAFB City of Renton Department of Community & Economic Development 4350 Lake Washington Blvd N Street Modification Administrative Modification Report & Decision LUA26-000165, MOD Report of June 16, 2026 Page 4 of 7 D_Lake Washington Blvd_Street_Modification_260518_MS EDITS 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 reviewed the existing utility corridor along Lake Washington Blvd N and determined that the proposed modification is appropriate for this location. Staff concurs that the proposed modification meets the applicable standards as follows: • Safety: The proposed modification would not negatively affect public safety. The existing overhead utility facilities are operating infrastructure that will remain in place, and the proposal does not introduce new safety concerns or alter the function of the existing utility system. Any required utility improvements associated with the development would remain subject to applicable utility provider and City standards. To ensure that the new street lighting poles and luminaires do not conflict with the existing overhead power and telecom lines, staff recommends a condition of approval as noted in the analysis below. • Function/Appearance: The proposed modification would maintain the existing utility corridor configuration while recognizing that the exempt high-voltage transmission facilities would remain overhead. Because the transmission lines and supporting poles would continue to be present and the existing poles support all overhead utility with no intermittent poles only supporting distribution/telecom lines, removal of the distribution/telecom lines will not result in removal of any utility poles. Therefore, undergrounding only the low- voltage power distribution and telecom lines would not substantially alter the visual character of the corridor or eliminate the predominant overhead utility infrastructure. Retaining the existing distribution lines on the shared utility poles maintains the functional integrity of the utility system and avoids partial infrastructure modifications that would provide limited aesthetic benefit. To ensure that the new street lighting poles and luminaires meet City standards and required foot-candle levels, staff recommends a condition of approval as noted in the analysis below. • Environmental Protection: Retaining the existing overhead distribution facilities would minimize ground disturbance associated with trenching, utility relocation, and related construction activities within the public right-of-way. This approach reduces the potential for impacts to adjacent environmental resources and existing infrastructure. • Maintainability: The proposed modification would maintain the existing utility system configuration and avoid the introduction of additional underground utility infrastructure requiring long-term maintenance and access considerations. The proposed modification would meet the objectives of safety, function, appearance, environmental protection, and maintainability intended by the applicable code requirements, provided the condition noted below is satisfied. After reviewing the existing utility corridor and site conditions, City staff determined that allowing the low-voltage power distribution and telecom lines to remain overhead is appropriate because the exempt high-voltage transmission facilities would continue to occupy the corridor. The proposed modification maintains the Docusign Envelope ID: 3E81CC6C-CBC3-815C-8106-039098F7FAFB City of Renton Department of Community & Economic Development 4350 Lake Washington Blvd N Street Modification Administrative Modification Report & Decision LUA26-000165, MOD Report of June 16, 2026 Page 5 of 7 D_Lake Washington Blvd_Street_Modification_260518_MS EDITS functionality of the existing utility system while recognizing the physical and regulatory constraints of the corridor. To ensure the safety and function of the street lighting system along Lake Washington Blvd N, staff recommend s a condition of approval that the existing overhead power and telecom lines fronting the project site along Lake Washington Blvd N shall not conflict with the proposed street lighting poles or luminaires, and luminaires shall be located such that the foot candle levels defined in RMC 4-6-060.I are achieved when using luminaires and poles compliant with City standards. If the aforementioned design elements cannot be met, then the applicant shall relocate, modify, or underground the affected overhead utility facilities as necessary to comply with applicable City standards and utility-provider requirements. ✓ c. Will not create substantial adverse impacts to other property(is) 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 that 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 proposed modification is justified given the existing utility configuration along Lake Washington B lvd N and the regulatory exemption applicable to the transmission facilities. Because the transmission lines will remain overhead, requiring underground installation of only the lower - voltage distribution facilities would result in limited visual and community design benefit while requiring substantial utility relocation. Accordingly, staff finds that the requested modification is justified and appropriate for the circumstances of this site. See also comments under criterion ‘b’. E. DECISION: The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250D.2 for approval of modifications. Therefore, the 4350 Lake Washington Blvd N Street Modification, File No. LUA26-000165, MOD, is approved and is subject to the following conditions: 1. Approval of the modification does not relieve the applicant from compliance with City standards not otherwise requested as part of this modification. If a standard cannot be achieved, then the modification decision is considered null and void. 2. The existing overhead power and telecom lines fronting the project site along Lake Washington Blvd N shall not conflict with the proposed street lighting poles or luminaires, and luminaires shall be located such that the foot candle levels defined in RMC 4-6-060.I are achieved when using luminaires and poles compliant with City standards. If the afore mentioned design elements cannot be met, then the applicant shall relocate, modify, or underground the affected overhead utility facilities as necessary to comply with applicable City standards and utility-provider requirements. Docusign Envelope ID: 3E81CC6C-CBC3-815C-8106-039098F7FAFB City of Renton Department of Community & Economic Development 4350 Lake Washington Blvd N Street Modification Administrative Modification Report & Decision LUA26-000165, MOD Report of June 16, 2026 Page 6 of 7 D_Lake Washington Blvd_Street_Modification_260518_MS EDITS DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Matthew Herrera, Planning Director Date TRANSMITTED on June 16, 2026 to the Owner/Applicant/Contact: Owner: Applicant/Contact: Dan Larson Sanell, LLC 12100 NE 195th St., Suite 300 Bothell, WA 98011 Kennedale Gateway LLC 505 5th Avenue S., Suite 900 Seattle, WA 98104 TRANSMITTED on June 16, 2026 to the Parties of Record: No Parties of Record TRANSMITTED on June 16, 2026 to the following: Gina Estep, CED Administrator Justin Johnson, Development Engineering Director Nathan Janders, Development Engineering Manager Clark Close, Current Planning Manager Anjela Barton, Fire Marshal Stephanie Rary, Property Services Specialist F. 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 June 30, 2026. 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 t here 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 t ake further action must file a formal appeal within the 14-day appeal time frame. Docusign Envelope ID: 3E81CC6C-CBC3-815C-8106-039098F7FAFB 6/16/2026 | 2:36 PM PDT City of Renton Department of Community & Economic Development 4350 Lake Washington Blvd N Street Modification Administrative Modification Report & Decision LUA26-000165, MOD Report of June 16, 2026 Page 7 of 7 D_Lake Washington Blvd_Street_Modification_260518_MS EDITS 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: 3E81CC6C-CBC3-815C-8106-039098F7FAFB CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE MODIFICATION REPORT & DECISION EXHIBITS Project Name: 4350 Lake Washington Blvd N Street Modification Land Use File Number: LUA26-000165, MOD Date of Report June 16, 2026 Staff Contact Yong Qi Civil Engineer III Project Contact/Applicant Dan Larson, Sanbell, LLC 12100 NE 195th St. Suite 300, Bothell, WA 98011 Project Location 4350 Lake Washington Blvd N, Renton, WA 98056 (APN 3224059049) The following exhibits are included with the Administrative Modification Report: Exhibit 1: Administrative Modification Decision Exhibit 2: Site Plan Exhibit 3: Street Modification Request Justification Letter Docusign Envelope ID: 3E81CC6C-CBC3-815C-8106-039098F7FAFB