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Home My WebLink AboutD_Street_Modification_20240930_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Street Modification_20240930_FINAL A. ADMINISTRATIVE MODIFICATION REPORT & DECISION Decision:APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date:October 1, 2024 Project Name:Jones Short Plat Street Modification Land Use File Number:LUA24-000250, MOD Project Manager:Huy Huynh, Civil Engineer II Owner/Applicant:Kevin Rech, Cade Hill Homes, kevin@cadehillhomes.com Contact:Flavio Bainotti, Core Design Inc.,fbainotti@coredesigninc.com 12100 NE 195th St, Suite 300, Bothell, WA 98011 Project Location:3102 Park Ave N, Renton,WA 98056 (APN 3342103215) Project Summary:The applicant, Cade Hill Homes,is requesting an Administrative Modification from Renton Municipal Code (RMC) 4-6-060, Street Standards, to modify the street standards for Park Ave S, which is classified as a Collector Arterial, to an alternative street section more consistent with a Residential Access Street. Site Area:1.3 acres Docusign Envelope ID: 0F59ACC7-A508-4262-9697-62D552400B18 City of Renton Department of Community & Economic Development Administrative Modification Report & Decision LUA24-000250, MOD Page 2 of 6 D_Street Modification_20240930_FINAL B. EXHIBITS: Exhibit 1: Administrative Modification Decision Exhibit 2: Project Narrative and Modification Request Justification Exhibit 3: Site Plan C. PROJECT DESCRIPTION/BACKGROUND The applicant has received preliminary approval to short plat Parcel 3342103215 into five (5) parcels for five (5) new single-family residences and one tract located at 3102 Park Ave N. (LUA20-000237). Whenever a short plat is applied for, the applicant for such permit is required to install street frontage improvements pursuant to RMC 4-6-060C based on the minimum design standards table for public streets and alleys. In this case, the Collector Arterial Street standards are noted below unless otherwise modified. Per RMC 4-6-060F.2, Minimum Design Standards for Public Streets and Alleys, a Collector Arterial Street requires a minimum right-of-way width of 83 feet (83’). The Collector Arterial Street cross section includes a 46-foot (46’) paved road (23 feet each side), a 10-foot (10’) travel lane, a five-foot (5’) protected bike lane (between parking and motor vehicle travel lane), an eight-foot (8’) parking lane, a half-foot (0.5’) curb, an eight-foot (8’) planting strip, an eight-foot (8’) sidewalk, and a two-foot (2’) clear space behind the sidewalk. Dedication of approximately 16.5 feet (16.5’) would be required. Park Ave S. is classified as a Collector Arterial Street that has an existing right-of-way width of 50 feet (50’) per the King County Assessor’s Map. The existing street section consists of a paved roadway width of approximately 32 feet (32’) (the roadway is offset from the ROW centerline with 18 feet (18’) to the West and 14 feet (14’) to the East, respectively) with, on the west side of the roadway, a half-foot (0.5’) curb, a five-foot (5’) sidewalk, a five-foot (5’) planter strip, and the east side of the roadway is unimproved with vegetation at the edge of the pavement. The applicant is requesting a street modification from RMC 4-6-060F.2 to modify the public street standard along this portion of Park Ave N. to an alternative public street section that includes a ROW width of 64 feet (64’) with a pavement width of 36 feet (36’) (18 feet (18’) from the right of way centerline) consisting of two (2) ten-foot (10’) travel lanes and two (2) eight-foot (8’) parking lanes, a half-foot (0.5’) curb, an eight-foot (8’) planting strip, a five-foot (5’) sidewalk and a half-foot (0.5’) clear space behind the sidewalk. Dedication of approximately seven feet (7’) will be required pending final survey. D. FINDINGS OF FACT (FOF): 1. The Development Engineering Division of the City of Renton accepted the above master application for review on August 21, 2024 and determined the application complete on August 24, 2024. 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 2-3). Jones Short Plat Street Modification Report of October 1, 2024 Docusign Envelope ID: 0F59ACC7-A508-4262-9697-62D552400B18 City of Renton Department of Community & Economic Development Administrative Modification Report & Decision LUA24-000250, MOD Page 3 of 6 D_Street Modification_20240930_FINAL 3. The preliminary short plat LUA20-000237 condition of approval number 10 requires applicant to obtain an approved street modification for the proposed Park Ave N. improvements as shown on Exhibit 3 or provide the code required dedication and improvements. 4. The applicant has submitted a civil permit application (C24002370) that proposes a five (5) lot short plat with one common tract. The civil permit is currently in correction and resubmit status. 5. The project site is located at 3102 Park Ave S., Renton, WA 98056 (APN 3342103215). 6. The project site is currently vacant/undeveloped. 7. Vehicle access to the site would be provided via a shared drive tract with a 20-foot-wide paved driveway to serve lots 1-5. The driveway also serves as an emergency hammerhead turnaround and as proposed, dead-ends at the west property line of proposed Lot 5. 8. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use designation. 9. The site is located within the Residential-6 (R-6) zoning classification. 10.Modification Analysis: The applicant is requesting a street modification from RMC 4-6-060F.2, Street Standards, for Park Ave S. Specifically, the applicant is proposing the following modification: Modify the Collector Arterial Street standard along this portion of Park Ave S. fronting the project. The alternative public street section includes a ROW width of 57 feet (57’) with a pavement width of 18 feet (18’) (measured from the right of way centerline), a ten-foot (10’) travel lane, an eight-foot (8’) parking lane, a half-foot (0.5’) curb, an eight-foot (8’) planting strip, a five-foot (5’) sidewalk and a half-foot (0.5) clear space behind the sidewalk. Dedication of approximately seven feet (7’) will be required pending final survey. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D.2, and 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 street 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 policy 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 existing character of Park Ave N. in the vicinity of the project Jones Short Plat Street Modification Report of October 1, 2024 Docusign Envelope ID: 0F59ACC7-A508-4262-9697-62D552400B18 City of Renton Department of Community & Economic Development Administrative Modification Report & Decision LUA24-000250, MOD Page 4 of 6 D_Street Modification_20240930_FINAL is much more of a neighborhood street, with primarily existing single-family residences on both sides of the street and it would be inappropriate to provide the standard Collector Arterial section in this area. Maintaining two (2) travel lanes instead of four (4) retains the more neighborhood character of the street (with many single-family properties with frontage on Park Ave N.) instead of a technical arterial classification. Further, the modified street includes a planting strip and sidewalk consistent with residential street standardsand therefore, the requested modification from Collector Arterial standard is consistent with the policy guidelines noted above. 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 have reviewed Park Ave S. and the surrounding area and have determined that a modified Residential Access Street section is suitable for this location on Park Ave S. Staff concurs the proposed street modification request achieves these standards as follows: Safety: The proposed street modification does not have a negative impact on street safety. Although Park Ave S. is classified as Collector Arterial, the volume of traffic is more consistent with the volume of a residential access street. Modifying the street section from Collector Arterial to residential access standard will not impact the safety functionof the road. The applicant is still required to put in safety elements like curb, planter, sidewalk, and ADA ramps to provide a safety buffer for pedestrians and provide a continuous path of travel. These improvements are consistent with code requirements and provide a safer street section for both traffic and pedestrians. Function/Appearance: The proposed street modification and condition of approval will provide an ADA accessible sidewalk and ADA ramps fronting the property, meeting the plan goals of providing a pedestrian oriented space. Environmental Protection: The proposed modification reduces the street section thus minimizing the overall disturbance in the ROW reducing the environmental impact associated with roadwork. Further, the modified street section will result in less impervious surface which reduces the surface water runoff and pollutant load associated with roadways. Maintainability: The modified street section reduces overall paved surface area thus reducing the City’s future maintenance costs. 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 street modification. See also comments under criterion ‘b’. Docusign Envelope ID: 0F59ACC7-A508-4262-9697-62D552400B18 City of Renton Department of Community & Economic Development Administrative Modification Report & Decision LUA24-000250, MOD Page 5 of 6 d.Conforms to the intent and purpose of the Code; and. Staff Comment: See comments under criterion ‘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 4-9-250D.2 for approval of a street modification. Therefore, the Jones Short Plat Street Modification, File No. LUA24-000250, MOD, is approved. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Matthew Herrera, Planning Director Date TRANSMITTED on October 1, 2024 to the Owner/Applicant/Contact: Owner/Applicant: Contact: Park Ave 5, LLC 3412 210th Pl NE Sammamish, WA 98074 Core Design Inc. 12100 NE 195th St Suite 300 Bothell, WA 98011 TRANSMITTED on October 1, 2024 to the Parties of Record: No Parties of Record TRANSMITTED on October 1, 2024 to the following: Gina Estep, CED Administrator Brianne Bannwarth, Development Engineering Director Nathan Janders, Development Engineering Manager Alex Morganroth, Principal Planner 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 15, 2024. 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 D_Street Modification_20240930_FINAL Jones Short Plat Street Modification Report of October 1, 2024 Docusign Envelope ID: 0F59ACC7-A508-4262-9697-62D552400B18 10/1/2024 | 11:11 AM PDT City of Renton Department of Community & Economic Development Administrative Modification Report & Decision LUA24-000250, MOD Page 6 of 6 D_Street Modification_20240930_FINAL 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 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. Jones Short Plat Street Modification Report of October 1, 2024 Docusign Envelope ID: 0F59ACC7-A508-4262-9697-62D552400B18 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE MODIFICATION REPORT & DECISION EXHIBITS Project Name: Jones Short Plat Street Modification Land Use File Number: LUA24-000250, MOD Date of Report October 1, 2024 Staff Contact Huy Huynh, Civil Engineer II Project Applicant Kevin Rech 3412 210th Pl NE Sammamish, WA 98074 Project Location 3102 Park Ave N, Renton, WA 98056 (APN 3342103215) The following exhibits are included with the Administrative Modification Report: Exhibit 1:Administrative Modification Decision Exhibit 2:Project Narrative and Modification Request Justification Exhibit 3:Site Plan Docusign Envelope ID: 0F59ACC7-A508-4262-9697-62D552400B18