HomeMy WebLinkAboutD_Kumar_Street_Modification_20220203_v2DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
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D_Kumar Street Modification_20220203_v2
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: February 15, 2022
Project File Number: PR21-000480
Project Name: Kumar SFR - Street Modification
Land Use File Number: LUA22-000006
Project Manager: Nathan Janders, Civil Engineer III
Owner: Ravi Kumar
Applicant: Ravi Kumar
Contact: Ravi Kumar, 1703 Duvall Ave NE, Renton, WA 98059
Project Location: 1703 Duvall Ave NE
Project Summary: The Applicant, Ravi Kumar, is proposing a modification to the final configuration of
NE 17th Place, a Residential Access street and Duvall Ave NE, a Principal Arterial
street.
Site Area: 0.16 Acre
DocuSign Envelope ID: 8BBC05D3-D329-4F97-ABD7-1145B62F2806
City of Renton Department of Community & Economic Development
Kumar SFR - Street Modification
Administrative Modification Report & Decision
LUA22-000006
Report of February 15, 2022 Page 2 of 7
D_Kumar Street Modification_20220203_v2
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
C. PROJECT DESCRIPTION/BACKGROUND
NE 17th Place is classified as a Residential Access street with an existing right-of-way width of 30 feet per the King
County Assessor’s Map. The existing roadway section includes a pavement width of approximately 20 feet. There
is no existing curb or sidewalk on either side 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 paved roadway width of 26 feet,
with, on either side of the pavement, a 0.5-foot curb, 8-foot planter and 5-foot sidewalk are required. 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.
Duvall Ave NE is classified as a Principal Arterial Roadway with an existing right-of-way width of 87 feet per the King
County Assessor’s Map (the ROW is not centered, and 42 feet front the project site). The existing roadway section
includes a pavement width of approximately 66 feet, a 0.5-foot curb and an 8 foot sidewalk along the property
frontage. Per RMC 4-6-060, Complete Street Standards, a 5 lane Principal Arterial street requires a minimum right-
of-way width of 103 feet. A paved roadway width of 66 feet, with, on either side of the pavement, a 0.5 foot curb,
an 8-foot planter, an 8-foot sidewalk, and a 2 foot clear space at the back of walk are required. To meet the City’s
complete street standards, right-of-way dedication of approximately 9.5 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 February
10, 2022 and determined the application complete on February 10, 2022. 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 5169700137.
4. The project site is located in the R-6 zone.
5. The project site currently contains a single-family residence, detached garage and is vegetated with
groundcover and trees. A new single-family residence is proposed to be constructed following the
demolition of the existing structures.
6. Access to the site would be provided via a driveway connection along the north property line on NE 17th
Place. The existing driveway connection to Duvall Ave NE is proposed to be removed.
7. In 2009 the Duvall Ave NE (SR900 to North City Limits) capital improvement project was completed which
included the subject parcels frontage along Duvall Ave NE.
8. Modification Analysis: The applicant is requesting a modification from RMC 4-0-060, Street Standards, for
NE 17th Place, a Residential Access street and Duvall Ave NE, a Principal Arterial street. Specifically, the
applicant is proposing the following:
DocuSign Envelope ID: 8BBC05D3-D329-4F97-ABD7-1145B62F2806
City of Renton Department of Community & Economic Development
Kumar SFR - Street Modification
Administrative Modification Report & Decision
LUA22-000006
Report of February 15, 2022 Page 3 of 7
D_Kumar Street Modification_20220203_v2
• Modify the Residential Access street standards on NE 17th Place to provide a 20-foot paved road
with a 0.5-foot curb and a 4.5-foot sidewalk on either side of the roadway. The modified street
section eliminates the parking lane and planting strips.
• Modify the Principal Arterial street standards on Duvall Ave NE to retain the existing improvements
by eliminating the planting strip and reducing the clear space at back of walk.
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 NE 17th St 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.”
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.
✓
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: A 20-foot paved roadway is consistent with the residential street standards
and provides the access needed for emergency vehicles. A planting strip provides
for a buffer from the travel lanes and a space to construct ADA ramps. The nature
of the dead end street promotes lower speeds and low traffic volumes, for this
reason a landscaped buffer is not warranted when also considering site impacts
that dedication to provide the landscape strip would require (see further analysis
below). Further there is not a need for an ADA ramp along NE 17th St as the crossing
occurs along the sidewalk fronting Duvall Ave NE which has existing ADA compliant
crossings that would facilitate pedestrian access to either side of NE 17th St.
• Function/Appearance: The proposed modification would meet the objectives of
function intended by the code requirements. City staff has reviewed NE 17th ST and
the surrounding area and have determined that a modified residential access street
section is more suitable for this street (see further analysis below).
DocuSign Envelope ID: 8BBC05D3-D329-4F97-ABD7-1145B62F2806
City of Renton Department of Community & Economic Development
Kumar SFR - Street Modification
Administrative Modification Report & Decision
LUA22-000006
Report of February 15, 2022 Page 4 of 7
D_Kumar Street Modification_20220203_v2
• Environmental Protection: Maintaining the existing right-of-way width 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 NE 17th ST and the surrounding area and have determined that a
modified Residential Access street section is more suitable for the roadway. The
determination was based on the fact that the surrounding neighborhood is a dead-end
street without the opportunity for extension and services a dozen single family
residences. Additionally, staff recognizes that the lot depth of the subject parcel, and all
parcels along the southern side of the road, (approximately 70 feet per the King County
Assessors map) is less than the minimum lot depth as required by code (90 feet for R -6
zones per RMC 4-2-110 Development Standards for Residential Zoning Designations).
Installation of street improvements required by code would require dedication of
approximately 11.5 feet thus worsening an existing non-conforming condition.
Therefore, the modification provides the minimum improvement necessary to meet the
objectives intended by the code requirements by providing a paved roadway suitable
for emergency access and ADA accessible sidewalks.
✓
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment:
d. Staff has not identified adverse impacts to other properties from the requested
modification. See comments under criterion ‘b’.
✓
e. Conforms to the intent and purpose of the Code.
Staff Comment:
f. 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’.
✓
g. Can be shown to be justified and required for the use and situation intended.
Staff Comment:
h. Staff concurs that the modification is justified provided that the condition of
approval in criterion ‘b’ is met.
Compliance Duvall Ave Ne Modification Criteria and Analysis
✓
i. 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.
DocuSign Envelope ID: 8BBC05D3-D329-4F97-ABD7-1145B62F2806
City of Renton Department of Community & Economic Development
Kumar SFR - Street Modification
Administrative Modification Report & Decision
LUA22-000006
Report of February 15, 2022 Page 5 of 7
D_Kumar Street Modification_20220203_v2
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
improvements installed as part of the 2009 capital improvement project.
✓
j. 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 existing improvements were designed as part of the City’s capital
improvement project. Staff has reviewed the improvements and determined that
they provide a safe transit and pedestrian corridor.
• 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 Duvall Ave NE and determined that a modified Principal Arterial is
more suitable in this location. This 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 that was installed as part of
the City’s capital improvement project.
✓
k. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment:
l. Staff has not identified adverse impacts to other properties from the requested
modification. See comments under criterion ‘b’.
✓
m. Conforms to the intent and purpose of the Code.
Staff Comment:
DocuSign Envelope ID: 8BBC05D3-D329-4F97-ABD7-1145B62F2806
City of Renton Department of Community & Economic Development
Kumar SFR - Street Modification
Administrative Modification Report & Decision
LUA22-000006
Report of February 15, 2022 Page 6 of 7
D_Kumar Street Modification_20220203_v2
n. 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’.
✓
o. Can be shown to be justified and required for the use and situation intended.
Staff Comment:
p. 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 Kumar
SFR - Street Modification, File No. LUA22-000006, is approved:
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
TRANSMITTED on February 15, 2022 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Ravi Kumar
1703 Duvall Ave NE
Renton, WA 98059
Ravi Kumar
1703 Duvall Ave NE
Renton, WA 98059
Ravi Kumar
1703 Duvall Ave NE
Renton, WA 98059
TRANSMITTED on February 15, 2022 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: 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 March 1, 2022. 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
DocuSign Envelope ID: 8BBC05D3-D329-4F97-ABD7-1145B62F2806
2/15/2022 | 3:34 PM PST
City of Renton Department of Community & Economic Development
Kumar SFR - Street Modification
Administrative Modification Report & Decision
LUA22-000006
Report of February 15, 2022 Page 7 of 7
D_Kumar Street Modification_20220203_v2
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: 8BBC05D3-D329-4F97-ABD7-1145B62F2806
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Kumar SFR - Street Modification
Land Use File Number:
LUA22-000006
Date of Report
February 15, 2022
Staff Contact
Nathan Janders
Civil Engineer III
Project Contact/Applicant
Ravi Kumar
1703 Duvall Ave NE, Renton,
WA 98059
Project Location
1703 Duvall Ave NE
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: 8BBC05D3-D329-4F97-ABD7-1145B62F2806