HomeMy WebLinkAboutD_Mumtaz_SFR_Street_Modification_20211102DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Mumtaz SFR Street Modification_20211102
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: November 9, 2021
Project File Number: PR21-000138
Project Name: Mumtaz SFR
Land Use File Number: LUA21-000158
Project Manager: Nathan Janders, Civil Engineer III
Owner: Kushal Kumar, 29822 18th Pl S, Federal Way, WA 98003
Applicant: Courtney McLean, 2102 E Main Ave Suite 105, Puyallup, WA 98372
Contact: Courtney McLean, Elevation Home Design, 2102 E Main Ave Suite 105, Puyallup,
WA 98372
Project Location: 14036 SE 159th Pl, Renton, WA 98058
Project Summary: The Applicant, Courtney McLean, is proposing a modification to the final
configuration of SE 159th Place, a Residential Access street, to maintain the existing
roadway section.
Site Area: 0.23 acres
DocuSign Envelope ID: F7FFFC28-9A06-4BCD-9C64-89828A506939
City of Renton Department of Community & Economic Development
Mumtaz SFR
Administrative Modification Report & Decision
LUA21-000158
Report of November 9, 2021 Page 2 of 5
D_Mumtaz SFR Street Modification_20211102
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
C. PROJECT DESCRIPTION/BACKGROUND
SE 159th Place is classified as a Residential Access street with an existing right-of-way width of 48 feet per the King
County Assessor’s Map. The existing roadway pavement width is approximately 28 feet. The existing frontage
along SE 159th Place includes a rolled curb and gutter, and a 5-foot sidewalk on both sides of the roadway.
Per RMC 4-6-060, Complete Street Standards, a Residential Access street requires a minimum right-of-way width
of 53 feet. A minimum paved roadway width of 26 feet consisting of two 10-foot travel lanes and one 6-foot parking
lane is required. A 0.5-foot curb, 8-foot planter, and 5-foot sidewalk are required along each side of the pavement.
To meet the City’s Complete Street Standards and retain the existing curb line, right -of-way dedication would be
required to install the 8-foot planter and 5-foot sidewalk behind the existing curb.
The proposed residence is in a developed neighborhood that includes a 5-foot sidewalk adjacent to a non-
conforming rolled curb and gutter. The existing roadway meets the requirement for an emergency access roadway
(20-foot paved roadway width with an approved fire access turnaround).
D. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on October
19, 2021 and determined the application complete on November 2, 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 14036 SE 159th Pl, Renton, WA 98058.
4. The project site is currently undeveloped and is covered with native vegetation.
5. Access to the site would be provided via a driveway from SE 159th Place.
6. The property is located within the Residential Low Density Comprehensive Plan land use designation.
7. The site is located within the R-4 zoning classification.
8. The scope of the modification analysis and decision is limited to the street frontage improvements within
SE 159th Place Right of Way. This modification request is not a review or approval of any other portions of
the application, including but not limited to building plans shown in Exhibit 2.
9. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060, Street Standards, for
SE 159th Place, a Residential Access street. Specifically, the applicant is proposing the following
modification:
A residential street standard maintaining the existing curb/gutter and 5-foot sidewalk along the
north side of the roadway along the property frontage and eliminate the required 8-foot-wide
planter strip between the curb and sidewalk.
DocuSign Envelope ID: F7FFFC28-9A06-4BCD-9C64-89828A506939
City of Renton Department of Community & Economic Development
Mumtaz SFR
Administrative Modification Report & Decision
LUA21-000158
Report of November 9, 2021 Page 3 of 5
D_Mumtaz SFR Street Modification_20211102
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’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 modification implements the policy direction of the
Comprehensive Plan and is 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 requested street modification is
consistent with these policy guidelines. The proposed modification maintains the
street’s vehicle capacity while increasing ADA accessibility provided the condition of
approval identified in criterion ‘b’ is met.
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: Maintaining the existing sidewalk location within the right of way provides
a more consistent neighborhood character of the street. Additionally, a planting
strip provides a buffer between pedestrians and motorists, given that SE 159th Place
is a low speed road and that there is existing street parking which acts as a buffer
the need for a planting strip buffer is lessened. The existing sidewalk is aged and
may be damaged in places; therefore, staff recommends a condition of approval
that the sidewalk be brought up to current ADA standards.
• Function/Appearance: The proposed modification will maintain the existing
sidewalk alignment providing a more convenient means of travel for pedestrians
(i.e. short sidewalk transitions are not implemented), meeting the plan goals of
providing a pedestrian-oriented space.
• Environmental Protection: Maintaining the existing roadway section will require the
minimum feasible amount of disturbance within the right of way, which will reduce
the environmental hazard potential associated with roadwork.
• Maintainability: Maintaining the existing roadway width will not add any additional
maintainability costs/concerns.
The proposed modification would meet the objectives of safety, function, appearance,
Environmental Projection, and maintainability intended by the code requirements. City
staff has reviewed SE 159th Place and the surrounding area and have determined that a
DocuSign Envelope ID: F7FFFC28-9A06-4BCD-9C64-89828A506939
City of Renton Department of Community & Economic Development
Mumtaz SFR
Administrative Modification Report & Decision
LUA21-000158
Report of November 9, 2021 Page 4 of 5
D_Mumtaz SFR Street Modification_20211102
modified Residential Access street section is more suitable for the portion of SE 159th
Place adjacent to the site. The determination was based on the fact that the
surrounding neighborhood has an established, consistent, street section that provides
sufficient pedestrian safety along the existing sidewalks without planting strips.
✓
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.
Staff Comment: Staff concurs 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 modification is justified given that it is consistent
with the existing nature of the surrounding neighborhood and provides a safe and
functional pedestrian experience. See also 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
Mumtaz SFR (Land Use Type 1), File No. LUA21-000158, is approved and is subject to the following condition.
1. If the existing sidewalk fronting the project site does not conform to ADA standards, then it shall be
replaced and shall conform to ADA standards. The replacement of the sidewalk meeting ADA
standards shall be reviewed and approved by the Development Engineering Project Manager prior to
building permit issuance.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
TRANSMITTED on November 9, 2021 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Kushal Kumar
29822 18th Place South
Federal Way, WA 98003
Courtney McLean
2102 East Main Ave
Suite 105
Puyallup, WA 98372
Courtney Mclean
2102 East Main Ave
Suite 105
Puyallup, WA 98372
TRANSMITTED on November 9, 2021 to the Parties of Record:
No Parties of Record
DocuSign Envelope ID: F7FFFC28-9A06-4BCD-9C64-89828A506939
11/9/2021 | 12:23 PM PST
City of Renton Department of Community & Economic Development
Mumtaz SFR
Administrative Modification Report & Decision
LUA21-000158
Report of November 9, 2021 Page 5 of 5
D_Mumtaz SFR Street Modification_20211102
TRANSMITTED on November 9, 2021 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Matt Herrera, 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 via the City Clerk’s Office on or before 5:00 PM on November 23, 2021. Due to Governor Jay Inslee’s
Proclamation 20-25 (“Stay Home, Stay Healthy”), the City Clerk’s Office is working remotely. For that reason,
appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov. The appeal fee, normally
due at the time an appeal is submitted, will be collected at a future date. 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. If the situation changes such that the City Clerk’s Office is open when you
file your appeal, you have the option of filing the appeal in person.
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: F7FFFC28-9A06-4BCD-9C64-89828A506939
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Mumtaz SFR
Land Use File Number:
LUA21-000158
Date of Report
November 9, 2021
Staff Contact
Nathan Janders
Civil Engineer III
Project Contact/Applicant
Courtney McLean
Elevation Home Design
2102 E Main Ave Suite 105,
Puyallup, WA 98372
Project Location
14036 SE 159th Pl,
Renton, WA 98058
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: F7FFFC28-9A06-4BCD-9C64-89828A506939