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Home My WebLink AboutD_Blue_Origin_Street_Modification_20230420_finalDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Blue Origin Street Modification_20230420_final 0420_final A. ADMINISTRATIVE MODIFICATION REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: April 20, 2023 Project File Number: PR22-000181 Project Name: Blue Origin - Street Modification Land Use File Number: LUA23-000077 (C22006292) Project Manager: Scott Warlick, Engineer Specialist III Owner: Blue Origin, 1415 Maple Ave SW, Renton, WA 98057 Applicant: Ryan Lundberg, Blue Origin LLC, 21218 76th Ave S, Kent, WA 98032 Contact: Kathy Nagle, LANCE MUELLER & ASSOCIATES, ARCHITECTS, 130 Lakeside Unit:Suite 250, Seattle, WA 98122 Project Location: 1415 Maple Ave SW Project Summary: The Applicant is proposing a modification to the final configuration of Maple Ave SW, a commercial mixed use/industrial access street. Site Area: 1.88 acres DocuSign Envelope ID: D17ABCA0-902A-48DA-860D-FED983FEE0E0 City of Renton Department of Community & Economic Development Blue Origin - Street Modification Administrative Modification Report & Decision LUA23-000077 (C22006292) Report of April 20, 2023 Page 2 of 5 D_Blue Origin Street Modification_20230420_final 0313 B. EXHIBITS: Exhibit 1: Administrative Modification Decision Exhibit 2: Modification Request Justification Exhibit 3: Site Plan C. PROJECT DESCRIPTION/BACKGROUND The property fronts along Maple Ave SW which is classified as a commercial-mixed use and industrial access street. Maple Ave SW has an existing right-of-way width of 60 feet, per the King County Assessor’s Map. The existing roadway pavement width is approximately 36 feet, a 6-foot sidewalk and 0.5-foot curb with a 5-foot planting strip along the frontage of the applicants property. The property to the south of the Blue Origin project does not currently have any improvements until you reach the corner of Maple Ave SW and SW 16th St. This corner has a curb, gutter, 6-foot sidewalk, and a landscape strip behind the sidewalk along SW 16th St. Per RMC 4-6-060, Complete Street Standards, a commercial-mixed use and industrial access street requires a minimum right-of-way width of 69 feet. A minimum paved roadway width of 20-feet consisting of two 10-foot travel lanes and one 8-foot parking lane is required. A 0.5-foot curb, 8-foot planter, and 6-foot sidewalk are required along each side of the pavement. To meet the City’s Complete Street Standards and retain the existing curbline, right-of-way dedication of 9 feet would be required to install the 8-foot planter and 6-foot sidewalk behind the existing curb. The proposed project is in a developed, commercial arterial zone that includes a sidewalk that is non-conforming with current sidewalk standards. 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 Development Engineering Division of the City of Renton accepted the above master application for review on December 8, 2022 and determined the application complete on December 8, 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 1415 Maple Ave SW. 4. The project site is currently developed with a warehouse and the applicant has applied for a building permit (B22004196) to construct interior improvements to the existing structure. 5. Access to the site is provided via a driveway connection along Maple Ave SW. 6. The site is located within the Commercial Arterial (CA) zoning classification. 7. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060, Street Standards, for the dead end section of Maple Ave SW (See Site Plan), a commercial-mixed use and industrial access street. Specifically, the applicant is requesting a modification to provide the following street section: A pavement width of 36 feet (18 feet from centerline) with, on the west side of Maple Ave SW, a 0.5- foot curb, a 6-foot sidewalk, and a 5.5-foot clear space at back of walk. DocuSign Envelope ID: D17ABCA0-902A-48DA-860D-FED983FEE0E0 City of Renton Department of Community & Economic Development Blue Origin - Street Modification Administrative Modification Report & Decision LUA23-000077 (C22006292) Report of April 20, 2023 Page 3 of 5 D_Blue Origin Street Modification_20230420_final 0313 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 ✓ 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 plac es 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 and walkable community. ✓ 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 modified street section provides adequate separation for pedestrians and vehicles to maneuver the public right of way safely. Currently there is no sidewalk between the blue origin project and the existing sidewalk to the south on SW 16th St. This project would create a safer walking path along Maple Ave SW. • Function/Appearance: The proposed modification will create a more convenient means of travel for pedestrians by connecting the already existing sidewalks on Maple Ave SW to the sidewalk on the corner of SW 16th St and Maple Ave SW, meeting the plan goals of providing a pedestrian-oriented space. • Environmental Protection: The modified section will install the curb, gutter and sidewalk up against the roadway to create less of a disturbance to the ground by not relocating existing poles, fences, and electrical box’s. Installing curb, gutter, and sidewalk will reduce the amount of vehicular traffic in the area that can track sediment into the road and then into the storm, which will reduce the environmental hazard potential associated with roadwork. • Maintainability: The new curb, gutter and sidewalk will reduce cars parking on the shoulder and the ability to track sediments into the roadway and into our city storm system. DocuSign Envelope ID: D17ABCA0-902A-48DA-860D-FED983FEE0E0 City of Renton Department of Community & Economic Development Blue Origin - Street Modification Administrative Modification Report & Decision LUA23-000077 (C22006292) Report of April 20, 2023 Page 4 of 5 D_Blue Origin Street Modification_20230420_final 0313 The modified street improvements will meet the objectives of a safe, walkable environment consistent with the surrounding neighborhood. ✓ 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 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 as it 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 Blue Origin - Street Modification, File No. LUA23-000077 (C22006292), is approved. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee, Planning Director Date TRANSMITTED on April 20, 2023 to the Owner/Applicant/Contact: Owner: EWA 1415 Maple Owner LLC Applicant: Ryan Lundberg Contact: Kathy Nagle 1099 18th St unit: #2900 Denver, CO 80202 Blue Origin LLC 21218 76th Ave S Kent, WA 98032 LANCE MUELLER & ASSOCIATES, ARCHITECTS 132 Lakeside Unit: Suite 250 Seattle, WA 98122 TRANSMITTED on April 20, 2023 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Director Gina Estep, Economic Development Director Matthew Herrera, Current Planning Manager Nathan Janders, Development Engineering Manager Anjela Barton, Fire Marshal Scott Warlick, Engineering Specialist III DocuSign Envelope ID: D17ABCA0-902A-48DA-860D-FED983FEE0E0 4/20/2023 | 4:35 PM PDT City of Renton Department of Community & Economic Development Blue Origin - Street Modification Administrative Modification Report & Decision LUA23-000077 (C22006292) Report of April 20, 2023 Page 5 of 5 D_Blue Origin Street Modification_20230420_final 0313 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 on or before 5:00 PM on May 4, 2023. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). 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 f loor 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: D17ABCA0-902A-48DA-860D-FED983FEE0E0 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE MODIFICATION REPORT & DECISION EXHIBITS Project Name: Blue Origin - Street Modification Land Use File Number: LUA23-000077 Date of Report April 20, 2023 Staff Contact Scott Warlick Engineer Specialist III Project Contact/Applicant Ryan Lundberg Blue Origin LLC 21218 76th Ave S Kent, WA 98032 Project Location 1415 Maple Ave SW 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: D17ABCA0-902A-48DA-860D-FED983FEE0E0