HomeMy WebLinkAboutD_Awla_Street_Modification_20210804_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Awla_Street Modification_20210804_v1
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: August 16, 2021
Project File Number: PR21-000288
Project Name: Awla SFR - Street Modification
Land Use File Number: LUA21-000270
Project Manager: Nathan Janders, Civil Engineer III
Owner: Daman Awla
Applicant: Daman Awla
Contact: Daman Awla, 1805 29th Ave Seattle, WA 98122
Project Location: 13XXX SE May Valley Road
Project Summary: The Applicant, Daman Awla, is proposing a modification to the final configuration of
SE May Valley Road, a 2-lane collector arterial road.
Site Area: 0.35 Acre
DocuSign Envelope ID: 74DB877A-2B63-4E27-BA6A-951F076E8D00
City of Renton Department of Community & Economic Development
Awla SFR - Street Modification
Administrative Modification Report & Decision
LUA21-000270
Report of August 16, 2021 Page 2 of 5
D_Awla_Street Modification_20210804_v1
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
C. PROJECT DESCRIPTION/BACKGROUND
SE May Valley Road is classified as a Collector Arterial street with an existing right-of-way width of 60 feet per the
King County Assessor’s Map. The existing roadway pavement width is approximately 28 feet. There is no existing
curb or sidewalk on either side of the roadway. The northern side of the right-of-way is the City of Renton / City of
Newcastle boundary, and the subject property resides within the City of Newcastle.
Per RMC 4-6-060, Complete Street Standards, a 2-lane Collector Arterial street requires a minimum right-of-way
width of 83 feet. A paved roadway width of 46 feet consisting of two 10-foot travel lanes, two 5-foot bike lanes
and 8-foot parking lanes on either side of the roadway is required. A 0.5-foot curb, 8-foot planter, 8-foot sidewalk
and 2 ft clear space at the back of sidewalk are required along each side of the pavement.
To meet the City’s Complete Street Standards, right-of-way dedication of approximately 11.5 feet would be
required to install the above listed improvements.
D. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on July 21,
2021 and determined the application complete on July 23, 2021. 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 (exhibit 2).
3. The project site is located at parcel 3424059152 which lies within the City of Newcastle and abuts City of
Renton Right-of-Way.
4. The project site is currently undeveloped and is vegetated with groundcover and trees.
5. Access to the site would be provided via a driveway connection along the south property line on SE May
Valley Road.
6. Modification Analysis: The applicant is requesting a modification from RMC 4-0-060, Street Standards, for
SE May Valley Road, a 2-lane Collector Arterial Road. Specifically, the applicant is proposing the following
modification:
Modify the Collector Arterial street standards on SE May Valley Road to provide a street section
consisting of 20 feet of pavement, a 0.5-foot curb, an 8-foot planting strip and a 5-foot sidewalk on
both sides of the road centerline. Resulting in 3.5-feet of right of way dedication on either side of the
roadway.
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:
DocuSign Envelope ID: 74DB877A-2B63-4E27-BA6A-951F076E8D00
City of Renton Department of Community & Economic Development
Awla SFR - Street Modification
Administrative Modification Report & Decision
LUA21-000270
Report of August 16, 2021 Page 3 of 5
D_Awla_Street Modification_20210804_v1
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.”
An overall 40-foot roadway width with the code prescribed planter strip, and sidewalk
is consistent with Goal L-B reducing the transportation-related impact of growth, also
consistent with Goal L-B.
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: The modification achieves these standards as follows:
• Safety: The intent and purpose of the code requiring an 83-feet ROW width for
Collector Arterials is to provide such roadways for high-capacity, higher speed limit
main thoroughfares. The existing character of SE May Valley Road in the vicinity of
the project is much more of a neighborhood street, with primarily existing single-
family residences on both sides of the street and it would be inappropriate to
provide the standard Collector Arterial section in this area. Maintaining two (2)
travel lanes instead of four (4) maintains the more neighborhood character of the
street (with many single-family properties with frontage on SE May Valley Road)
instead of the technical arterial classification. Further the modified street section
includes a planting strip and sidewalk consistent with residential street standards.
• Function: The proposed modification would meet the objectives of function
intended by the code requirements. City staff has reviewed SE May Valley Road and
the surrounding area and have determined that a modified collector arterial street
section is more suitable for this location on SE May Valley Road. This determination
was based on the fact that the roadway is directly adjacent to single family
residences within the R-1 zone.
• Environmental Protection: The proposed modification reduces the required
dedication from 11.5 to 3.5 feet. By reducing the dedication the minimum feasible
amount of disturbance within the ROW is necessitated, which will reduce the
environmental hazard potential associated with roadwork.
• Maintainability: The modified street section reduces overall paved surface area thus
reducing the future maintenance costs.
The modified street improvements will meet the objectives of a safe, walkable
environment consistent with the surrounding neighborhood.
Further, the proposed modification would require dedication of 3.5 feet. However,
following discussion with the City of Newcastle regarding dedication, as the current
DocuSign Envelope ID: 74DB877A-2B63-4E27-BA6A-951F076E8D00
City of Renton Department of Community & Economic Development
Awla SFR - Street Modification
Administrative Modification Report & Decision
LUA21-000270
Report of August 16, 2021 Page 4 of 5
D_Awla_Street Modification_20210804_v1
property line also serves as the border between the City of Newcastle and City of Renton,
the City as determined that an easement from the applicant to the City of Renton
granting rights to install a sidewalk at a future date would be acceptable and meet the
same intent as dedication. Therefore, staff recommends, as a condition of approval,
that the applicant, in lieu of dedication, provide an easement on a form acceptable to
the City of Renton for the installation of a sidewalk at a future date.
✓
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 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 purpose of the Code
provided that the condition of approval in criterion ‘b’ is met. See 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 modification is justified provided that the condition of approval
in criterion ‘b’ is met.
E. DECISION:
The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250 for approval of modifications. Therefore, the Awla
SFR - Street Modification, File No. LUA21-000270, is approved and is subject to the following condition:
1. The applicant shall, in lieu of right of way dedication, provide an easement granting the City of Renton
rights for installation of a sidewalk at a future date. Easement shall be on a form acceptable to the City of
Renton.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
for Vanessa Dolbee, Planning Director Date
TRANSMITTED on August 16, 2021 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Daman Awla
1805 29th Ave Seattle, WA 98122
Daman Awla
1805 29th Ave Seattle, WA 98122
Daman Awla
1805 29th Ave Seattle, WA 98122
DocuSign Envelope ID: 74DB877A-2B63-4E27-BA6A-951F076E8D00
8/16/2021 | 3:27 PM PDT
City of Renton Department of Community & Economic Development
Awla SFR - Street Modification
Administrative Modification Report & Decision
LUA21-000270
Report of August 16, 2021 Page 5 of 5
D_Awla_Street Modification_20210804_v1
TRANSMITTED on August 16, 2021 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Matthew Herrera, Current Planning Manager
Anjela Barton, Fire Marshal
Nathan Janders, Civil Engineer III
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: Due to the ongoing state of emergency enacted by Governor’s Proclamation 20-05, the City Clerk’s Office
is working remotely. For that reason, appeals must be submitted electronically to the City Clerk at
cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub only on Tuesdays and/or Wednesdays. 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. 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: 74DB877A-2B63-4E27-BA6A-951F076E8D00
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Awla SFR - Street Modification
Land Use File Number:
LUA21-000270
Date of Report
August 16, 2021
Staff Contact
Nathan Janders
Civil Engineer III
Project Contact/Applicant
Daman Awla
1805 29th Ave Seattle, WA
98122
Project Location
13XXX SE May Valley Road
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
DocuSign Envelope ID: 74DB877A-2B63-4E27-BA6A-951F076E8D00