HomeMy WebLinkAboutD_American Classic Homes Kennydale Street Modification_V1-SignedDEPARTMENT OF COMMUNITY
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D_American Classic Homes Kennydale Street Modification_V1
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: October 9, 2023
Project File Number: PR23-000079
Project Name: American Classic Homes Kennydale - Street Modification
Land Use File Number: LUA23-000276
Project Manager: Sam Morman, Civil Engineer II
Owner: NW Seattle Builders, LLC, 9675 SE 36th Street, Suite 105 Mercer Island, WA 98040
Applicant: D.R. STRONG Consulting Engineers Inc., 620 7th Avenue Kirkland, WA 98033
Contact: Yoshio Piediscalzi, D.R. STRONG Consulting Engineers Inc., 620 7th Avenue,
Kirkland, WA 98033
Project Location: 1012 and 1014 N 33rd Pl, Renton, WA 98056 (APN 3342102465, 3342102460)
Project Summary: The applicant is requesting a street modification from RMC 4-6-090 and RMC 4-
6-060 to retain the existing overhead utility lines fronting the properties
along this portion of N 33rd Pl and install joint utility trench, conduits only,
beneath the proposed sidewalk.
Site Area: 0.25 acres
DocuSign Envelope ID: 62ADE835-8F8D-4D2A-A6F1-CFF3AFC021C9
City of Renton Department of Community & Economic Development American Classic Homes Kennydale - Street Modification Administrative Modification Report & Decision LUA23-000276
Report of October 9, 2023 Page 2 of 5
D_American Classic Homes Kennydale Street Modification_V1
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
Exhibit 4: Project Narrative
C. PROJECT DESCRIPTION/BACKGROUND
The applicant is requesting a modification from Renton Municipal Code (RMC) RMC 4-6-090 and RMC 4-6-060
to retain the existing overhead utility lines fronting the properties along this portion of N 33rd Pl and
install joint utility trench, conduits only, beneath the proposed sidewalk.
D. FINDINGS OF FACT (FOF):
1. The Development Engineering Division of the City of Renton accepted the above master application for
review on 8/16/2023 and determined the application complete on 8/16/2023. 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 (exhibits).
3. The project site is located at 1012 and 1014 N 33rd Pl, Renton, WA 98056 (APN 3342102465, 3342102460).
4. The site currently consists of a single-family home on two underlying lots. The proposed project is to
demolish the existing home, segregate the lot into the two underlying lots, and construct two new single
family homes.
5. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use
designation.
6. The site is located within the Resource Conservation (RC) zoning classification.
7. Modification Analysis: The applicant is requesting a modification from RMC 4-6-090, Utility Lines –
Underground Installation, in order to retain the existing overhead utility lines along the frontage, but to
construct a joint utility trench, conduit only, along the property frontages to facilitate future
undergrounding of the overhead utility lines. 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 Land Use Element has applicable policies listed under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community. 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
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City of Renton Department of Community & Economic Development American Classic Homes Kennydale - Street Modification Administrative Modification Report & Decision LUA23-000276
Report of October 9, 2023 Page 3 of 5
D_American Classic Homes Kennydale Street Modification_V1
healthy environments. The proposed project will install a planting strip and sidewalk,
which provides the benefit of a safe and walkable pathway. Although the street
modification does not provide the aesthetic allure of removing existing overhead
utilities, City Staff recognizes that the modification provides the minimum adjustment
necessary to implement the Comprehensive Plan Land Use Element.
To facilitate undergrounding of these system in the future, Staff recommends as a
condition of approval that a joint trench approved by the overhead utility providers and
permitted by the City be constructed along the property frontages. Undergrounding of
the utility lines from the overhead utility lines in the right of way to the single-family
homes will still be required per RMC 4-7-200.
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:
City staff has reviewed N 33rd Pl and the surrounding area. Retaining the existing
overhead will provide the safety, function, environmental protection, and
maintainability as intended by Code for pedestrian access. Appearance is generally met
provided that the staff recommended condition of approval noted in criterion ‘a’ is met
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment:
There are no identified any substantial adverse impacts to other properties from the
requested modification. See comments under criterion ‘b’
d. Conforms to the intent and purpose of the Code; and.
Staff Comment:
See comments under criterions ‘a’ and ‘b’.
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment:
See comments under criterion ‘b’.
E. DECISION:
The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250.D.2 for approval of modifications. Therefore, the
American Classic Homes Kennydale - Street Modification, File No. LUA23-000276, is approved with the
following condition:
1. A joint trench, approved by the overhead utility providers and permitted by the City, shall run
along the property frontage to facilitate undergrounding of the overhead utility lines at a future
date.
DocuSign Envelope ID: 62ADE835-8F8D-4D2A-A6F1-CFF3AFC021C9
City of Renton Department of Community & Economic Development American Classic Homes Kennydale - Street Modification Administrative Modification Report & Decision LUA23-000276
Report of October 9, 2023 Page 4 of 5
D_American Classic Homes Kennydale Street Modification_V1
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Acting Planning Director Date
TRANSMITTED on October 9, 2023 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
NW Seattle Builders, LLC
9675 SE 36th Street
Suite 105
Mercer Island, WA 98040
Yoshio Piediscalzi
D.R. STRONG Consulting Engineers
Inc.
620 7th Avenue
Kirkland, WA 98033
TRANSMITTED on October 9, 2023 to the Parties of Record:
None
TRANSMITTED on October 9, 2023 to the following:
Vanessa Dolbee, Interim CED Administrator
Brianne Bannwarth, Development Engineering Director
Gina Estep, Economic Development Director
Nathan Janders, Development Engineering 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 on or before 5:00 PM on October 23, 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). Appeals must be submitted electronically to the City Clerk
at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. 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. The appeal submitted in person may be paid on the first floor in our Finance Department. 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
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City of Renton Department of Community & Economic Development American Classic Homes Kennydale - Street Modification Administrative Modification Report & Decision LUA23-000276
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D_American Classic Homes Kennydale Street Modification_V1
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.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
American Classic Homes Kennydale - Street
Modification
Land Use File Number:
LUA23-000276
Date of Report
October 9, 2023
Staff Contact
Sam Morman
Civil Engineer II
Project Contact/Applicant
Yoshio Piediscalzi
D.R. STRONG Consulting
Engineers Inc.
620 7th Avenue, Kirkland,
WA 98033
Project Location
1012 and 1014 N 33rd Pl,
Renton, WA 98056 (APN
3342102465,
3342102460)
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
Exhibit 4: Project Narrative
DocuSign Envelope ID: 62ADE835-8F8D-4D2A-A6F1-CFF3AFC021C9
Engineers Surveyors Planners
620 7th Ave
Kirkland, WA 98033-5565
Phone: (425) 827-3063
Fax: (425) 827-2423
Toll Free: (800) 962-1402
www.drstrong.com
August 9, 2023
Project No. 23015
City of Renton
Planning Building Department
1055 S Grady Way
Renton WA 98057
Re: Justification for Modification Request to Power Undergrounding per RMC 4-6-090
Permit Number: PR23000079
Site/Parcel: 3342102460
Greetings,
The following justification narrative is to address no. 5 of the Modification Submittal Requirements for the
subject site under the subject right-of-way permit. The following requirements under RMC 4-6-090 are
applicable:
1. All new electrical or communication facilities shall be required to be installed underground,
pursuant to the standards of this Section.
2. Existing overhead power and utility facilities abutting a development or redevelopment site
triggering street frontage improvements under RMC 4-6-060 shall be required to be relocated
underground, pursuant to the standards of this Section.
Per RMC 4-06-090.D.1.a an exemption may be granted for the following via an approved Modification:
“Overhead power and utility facilities adjacent to a redevelopment site where a street modification under
RMC 4-9-250D is granted to keep the existing overhead power and/or utility facility above ground.”
This specific modification request is to provide conduits to accommodate future undergrounding of power
in the right-of-way while proposing undergrounded power for the residential lots.
5. JUSTIFICATION FOR THE MODIFICATION REQUEST
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;
Per RMC 4-6-090 undergrounding of overhead power is required when street frontage
improvements are being part the redevelopment project. The Project proposes
improvements along the frontage including 5-ft sidewalk and 8-ft planter strip with vertical
curb and gutter. The Project will provide conduits for future undergrounding of power and
communication by utility providers. Hence, a minimal impact to the completed frontage
improvements will take place by utility providers.
b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability
intended by the Code requirements, based upon sound engineering judgement;
By installing conduits with the frontage improvements, all Code requirements will be met
as the utility companies will use these conduits in future undergrounding of power in the
right-of-way.
c. Will not be injurious to other property(ies) in the vicinity;
The proposed conduits will not be injurious to the other properties in the
vicinity.
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City of Renton
August 9, 2023
Page 2 of 2
d. Conforms to the intent and purpose of the Code;
The Code intends to underground power in the right-of-way nearby a development or
redevelopment. The proposed conduits will fulfill the intent of the Code in the future
without impacting the frontage improvements constructed by the proposed Project.
e. Can be shown to be justified and required for the use and situation intended; and
The proposed frontage improvements will not disturb any power pole in the right-of-way.
Hence, providing conduits for future undergrounding of power seems appropriate for the
scope of this Project. The location of conduits across other lots to the east and west will
need to be coordinated wit the design of the frontage improvements and should be
installed at the same time as development occurs on other lots.
f. Will not create adverse impacts to other property(ies) in the vicinity.
The proposed conduits will not create adverse impacts to the other properties in the
vicinity.
Sincerely yours,
D. R. STRONG Consulting Engineers
Yoshio L. Piediscalzi, P.E.
Director of Engineering
YLP/dle
Enclosure
cc:
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405
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
KENNYDALE LOTS
1008 N 33RD PL
RENTON, WASHINGTON 98057 KENNYDALE LOTSDRS PROJECT NO. 23015KENNYDALE LOTSTED-40-4266PR:23-000079LUA:C:23002786GRAPHIC SCALE
0 10 20 40
1 INCH=20 FT.
DocuSign Envelope ID: 62ADE835-8F8D-4D2A-A6F1-CFF3AFC021C9
Engineers Surveyors Planners
620 7th Ave. Kirkland, WA 98033-5565 Phone: (425) 827-3063
Fax: (425) 827-2423
Toll Free: (800) 962-1402
www.drstrong.com
August 1, 2023
Project No. 23015
CITY OF RENTON
PROJECT NARRATIVE
KENNYDALE LOTS
The project is a proposed frontage improvement for single-family residential development of 0.25
acres, known as Tax Parcels 334210-2460 into 2 single-family residential lots. The project is
located at 1008 N 33rd Place in the City of Renon, Washington. The existing house will be
demolished or removed during project construction.
Project Contact Information:
Developer: NW Seattle Builders, LLC
9675 SE 36th Street, Suite 105
Mercer Island, WA 98040
(253) 405-5587
Engineer/Surveyor: D. R. STRONG Consulting Engineers Inc.
620 7th Avenue
Kirkland, WA 98033
(425) 827-3063
Yoshio L. Piediscalzi, P.E.
Land Use Permits Required:
-Land Use Permit
-Building Permit
-Demo Permit
Zoning and Density:
The property and adjacent properties are zoned R-8.
Current use of Site and existing improvements:
The parcel is currently developed with what appears to be a single-family residence and
associated driveway and walkway. The remainder of the Site is lawn, and landscaping. The
existing improvements shall be removed.
Special Site features:
None.
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February 9, 2023
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Soil Type and Drainage Conditions:
Per the King County Soil Survey, onsite soil consists of InC, Indianola loamy sand with
slopes ranging from 5-15%. The Site drains primarily to the southwest; a small portion of
drainage area drains to the north.
Proposed Use of Property:
The Project is proposing to reestablish the two parcels composing the Site that is in zone
R-8. Each parcel has a total area of 5,403 s.f. The Project will include frontage
improvements along N 33rd Place.
Access, Traffic, and Circulation:
Access will be provided from N 33rd Place. Half street improvements are proposed along
the site’s frontage on N 33rd Place.
Proposed Site/Off-Site Improvements:
The Site’s frontage will include 5-ft wide sidewalk with 8-ft planter strip and a vertical curb.
The existing driveway will be demolished and two driveway aprons will be provided to the
two lots per City’s standards. A new underground storm system will be proposed along the
frontage per City’s standards. Two new water meters will be provided for the lots and possibly
one new sewer service as the existing sewer service will likely to be reused.
Estimated Quantities Involved in Fill and Excavation:
No grading is proposed on the lots so far. However, there will be some quantities of cut and
fill involved with the off-site (frontage) improvements and that is 5 c.y. of cut and 71 c.y. of
fill.
Number, Type And Size Of Tree To Be Removed:
None.
Explanation Of Any Land To Be Dedicated To The City:
The project will dedicate 1.5-ft along N 33rd Place to the City which will be equal to approx.
150 s.f. total of dedication.
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