HomeMy WebLinkAboutD_ Street Modification _ LUA18-000242DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE STREET MODIFICATION
APPROVAL DENIAL
EVALUATION FORM & DECISION
PROJECT NAME: 800 SW 16th Street Parking Lot Expansion (formerly Shuttle
Express Parking Lot)
PROJECT NUMBER: LUA13-001322, ECF and LUA18-000242, CU-A
PROJECT MANAGER: Ann Fowler, Civil Engineer III
APPLICANT: Eric Hansen
OB Renton Properties, LLC
PO Box 726
Bellevue, WA 98009
ZONING CLASSIFICATION: IM – Medium Industrial
PROJECT LOCATION: 800 SW 16th Street
SUMMARY OF REQUEST:
Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification from RMC
4-6-060 - Street Standards to modify SW 16th Street from a collector arterial street section to a
modified collector arterial street section.
BACKGROUND:
SW 16th Street, adjacent to the project site, is classified as a collector arterial street. Per RMC 4-
6-060, a collector arterial with three lanes shall have a right of way width of 94’ with a paved
roadway width of 57’ consisting of 2 – 10’ travel lanes, 2 – 8’ parking lanes, 2 – 5’ bike lanes, and
1-11’ center left turn lane. A 0.5’ curb, 8’ planter strip, 8’ sidewalk, and 2’ clear at the back of
sidewalk are required on both sides of the roadway. Intersections shall have a minimum 35 foot
turning radius.
SW 16th Street, adjacent to the project site, has a right of way width of approximately 60’ per the
King County Assessor’s Map. A right of way dedication of approximately 17’ would be required
along the site’s frontage to conform to RMC 4-6-060. The existing street section contains
approximately 42’ paved roadway with a 0.5’ curb existing along the property frontage.
The City’s Transportation Department has established a corridor plan for this section of SW 16th
Street which is included in the City’s Bicycle Master Plan. The corridor determined by the City’s
Transportation Department requires a right of way width of 73’. As outlined in the approved
street modification associated with the Shuttle Express Parking Lot (LUA13-001322, ECF), the
existing paved roadway section between the existing 0.5’ curbs (approximately 42’) is to be
expanded to 44’ in order to accommodate the planned 5’ wide bicycle lanes on both sides of the
street with the 2-11’ travel lanes and 1-12’ two-way-left turn lane with a 0.5’ curb and gutter, an
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City of Renton Department of Community and Economic Development Admin. Modification Request Report & Decision
800 SW 16th Street Parking Lot Expansion– STREET MODIFICATION LUA13-001322, LUA18-000242, C18-004079
Report of August 9, 2018 Page 2 of 3
8’ planter strip, 5’ sidewalk, and 1’ at back of sidewalk. This would require the applicant to move
the existing curb-line 1’ from its existing location, which would provide unsafe travel conditions
for vehicles and bicycles since it would no longer align with the curb along the remaining street
frontage. As such, the applicant is requesting to maintain the existing curb-line and increase the
planter strip from 8’ to 9’. This will allow the City to relocate the curb when future improvements
through the corridor are completed to fully install the intended street section noted above.
The applicant will be required to install a 9’ planting strip, 5’ sidewalk, street trees and street
lighting. Frontage improvements shall across the property frontage of SW 16th Street. To meet
this standard, a right of way dedication of approximately 6.5’ is required.
EXHIBITS:
Exhibit 1: Site Plan
ANALYSIS OF REQUEST:
The Section 4-6-060Q.1 allows the Administrator to grant modifications provided the
modifications meet the following criteria (pursuant to RMC 4-9-250D.2):
Compliance Street 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 Land Use Element has applicable policies listed under a separate
section labeled Promoting a Safe, Healthy, and Attractive Community. These policies
address walkable neighborhoods, safety and shared uses. These policies 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.
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:
The City’s Public Works Transportation Section and Community and Economic
Development have reviewed SW 16th Street and the surrounding area and have
determined that a modified collector arterial street section is more suitable for this
location on SW 16th Street. This determination was based on the fact that the roadway
is directly adjacent to an existing commercial corridor and within the City’s Trail and
Bicycle Master plan. Maintaining the existing curb line and installing a 9’ planter strip
behind the existing curb will provide a safe vehicular travel path while meeting the intent
of the City’s Complete Street Standards, allowing future expansion of the paved roadway
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City of Renton Department of Community and Economic Development Admin. Modification Request Report & Decision
800 SW 16th Street Parking Lot Expansion– STREET MODIFICATION LUA13-001322, LUA18-000242, C18-004079
Report of August 9, 2018 Page 3 of 3
width without requiring the removal and reinstallation of newly installed frontage
improvements.
The modified street improvements will meet the objectives of a safe walkable
environment consistent with the surrounding neighborhood.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment:
The modified street section is consistent with the surrounding neighborhood and will
increase pedestrian safety.
d. Conforms to the intent and purpose of the Code.
Staff Comment:
This modification provides a safe pedestrian and vehicle route in and around the existing
neighborhood.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment:
See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment:
See comments under criterion ‘c’.
DECISION
The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250D.2 for the requested modification.
Therefore, the street modifications for the 800 SW 16th Street Parking Lot Expansion (formerly
Shuttle Express Parking Lot) located at 800 SW 16th Street, Project Number LUA13-001322,
LUA18-000242, C18-004079 is approved.
_______________
Brianne Bannwarth, Development Engineering Manager Date
The decision to approve the modification will become final if not appealed in writing together
with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA
98057 on or before 5:00 pm, on August 23, 2018. Additional information regarding the appeal
process may be obtained from the Renton City Clerk’s office, Renton City Hall – 7th Floor,
425.430.6510.
If you have any further questions regarding this decision, feel free to contact the project
manager, Ann Fowler, at 425.430.7382 or afowler@rentonwa.gov.
08/09/2018
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