No preview available
HomeMy WebLinkAboutMerritt Short Plat - Street Modification (New Code) - LUA16-000653DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE STREET MODIFICATION APPROVAL DENIAL EVALUATION FORM & DECISION PROJECT NAME: Merritt Short Plat PROJECT NUMBER: LUA16-000653, MOD PROJECT MANAGER: Jill Ding, Senior Planner Ann Fowler, Civil Engineer II APPLICANT: Michael and Cynthia Merritt 2505 Lyons Avenue NE Renton, WA 98059 ZONING CLASSIFICATION: Residential-1 (R-1), May Valley Urban Separator PROJECT LOCATION: 2505 Lyons Avenue NE SUMMARY OF REQUEST: Pursuant to RMC 4-9-250D, the applicant is requesting a street modification, from RMC 4-6- 060, in order to modify the requirement for the following: · RMC 4-6-060.F.2: Maintain the planting strip behind the sidewalk along the west side of Lyons Avenue NE and maintain a reduced planter strip (minimum width of 4-feet) for approximately 20-feet along the south property frontage. · RMC 4-6-060.H.2: Allow hammerhead turnaround, in lieu of a cul-de-sac, on a dead end street that is greater than 300 feet in length. · RMC 4-6-060.J.1.e: Allow the use of a shared driveway greater than 200 feet in length. BACKGROUND: Lyons Avenue NE is a residential street with an existing right of way width of 48-feet (as per King County Assessor’s Map). This street classification requires a minimum right-of-way width of 53-feet. To meet the City’s complete street standards, the Lyons Avenue shall have 26-feet of total pavement width from curb to curb (two 10-foot travel lanes and a 6-foot parking lane), curb/gutter, 8-foot planter strip, and 5-foot wide sidewalk. The project site is located within the May Valley Urban Separator (RMC 4-3-110), which requires that fifty percent (50%) of the site be retained as open space. According to the adopted map, the required open space is to be located on the northern portion of the project site, limiting the developable area to the southern portion of the project site. City of Renton Department of Community and Economic Development Admin. Modification Request Report & Decision Merritt Short Plat – STREET MODIFICATION LUA16-000653 Report of September 27, 2016 Page 2 of 4 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 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 Community Design 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. The intent of the policies are 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 modifications are consistent with these policy guidelines. 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 Community and Economic Development section reviewed Lyons Avenue NE along with the surrounding area and recommend that the existing street section remain in place to maintain the appearance and functionality of this neighborhood street. In addition, the 20-foot length reduction in the required 8-foot planter strip along the southwest side of Lyons Avenue NE is minor in nature and provides a transition between the existing residential houses and proposed property. Tract C is a proposed shared driveway (26-feet wide with 20’ of pavement) that is approximately 395-feet long (285-feet from the center of the turnaround), as measured from the existing curb line of Lyons Avenue NE to the east terminus of Tract C. RMC 4-6-060.H.2 requires that roadways greater than 300-feet are required to provide a cul-de-sac. A cul-de-sac turnaround if utilized with a required right of way diameter of 110-feet would be more than forty percent of the developable portion of the property width (property width is 266-feet) significantly reducing the viability of the property. The City’s Community and Economic Development Section and the Renton Fire Authority have reviewed the project and recommend that a hammerhead turnaround be utilized for Tract A. However, staff recommends as a condition of approval requiring that all future homes be required to have fire sprinklers providing the needed fire protection while maintaining project viability and density. In addition, staff recommends that Tract C should be 26-feet wide with 20-feet of pavement and extend from the east project boundary along Lyons Avenue NE to the east property boundary of Lot 4. A revised paving plan shall be submitted to, and be approved by, the Plan Reviewer prior to construction permit approval. Shared Driveway is proposed to exceed the maximum length of 200 feet. The R-1 development standards within the May Valley Urban Separator require that the proposed lots have a City of Renton Department of Community and Economic Development Admin. Modification Request Report & Decision Merritt Short Plat – STREET MODIFICATION LUA16-000653 Report of September 27, 2016 Page 3 of 4 minimum area of 10,000 square feet with a minimum width of 70 feet. Due to the larger minimum lot size and width requirements, it would be difficult for a shared driveway to maintain the maximum length of 200 feet to provide access to all lots. In addition, the proposed 395-foot length of the shared driveway eliminates the need for panhandle access to Lots 3 and 4, which may only be permitted in instances where the lots are needed to achieve minimum density (RMC 4-7-170G. If all conditions of approval are met staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirements. Compliant if Condition of Approval is Met c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The requested modification does not appear to be injurious to other properties within the vicinity of the subject site. Lyons Avenue NE would maintain the existing residential street section maintaining the appearance and functionality of the neighborhood while providing the safety required by the code. The remaining modification requests influence the internal aspects of the project but provides the safety measures needed to protect the future homes and in turn the surrounding properties, provided that the conditions of approval noted in criterion ‘b’ is met. d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion ‘b’. 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’. City of Renton Department of Community and Economic Development Admin. Modification Request Report & Decision Merritt Short Plat – STREET MODIFICATION LUA16-000653 Report of September 27, 2016 Page 4 of 4 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 Merritt Short Plat located at 2505 Lyons Avenue NE, Project Number LUA16-000653 is approved subject to the following conditions of approval: 1. Tract C shall be 26-feet wide with 20-feet of pavement and extend from the east project boundary along Lyons Avenue NE to the east property boundary of Lot 4. 2. All future homes shall be required to have fire sprinklers providing the needed fire protection. _________________________________________________ _______________ 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 October 12, 2016. 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, Jill Ding, at 425.430.6598 or jding@rentonwa.gov. 9/27/2016 EXHIBIT A:SITE PLAN