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HomeMy WebLinkAbout563 Edmonds Single Family Residence - Street Modification (New Code) - B17003973 LUA18-000173DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE STREET MODIFICATION APPROVAL DENIAL EVALUATION FORM & DECISION PROJECT NAME: 563 Edmonds Single Family Residence PROJECT NUMBER: LUA18-000173 (B17-003973) PROJECT MANAGER: Justin Johnson, Civil Engineer 2 APPLICANT: Scott Jepson Scott@jepsonconstruction.com ZONING CLASSIFICATION: R8-Residential (8 DU/AC) PROJECT LOCATION: 563 Edmonds Ave NE, Renton WA 98030 SUMMARY OF REQUEST: Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification from RMC 4-6-060 - Street Standards to modify Edmonds Avenue NE adjacent to the project site. Edmonds Avenue NE is classified as a neighborhood collector arterial and is required to have a right of way width of 83-feet with 30-feet of travel lanes (2 lanes) and 8-foot of parking on both sides of the road. A 0.5-foot curb, 8-foot planter strip, and 8-foot sidewalk are required on both sides of the pavement. The applicant is requesting to leave the existing roadway as is. BACKGROUND: Edmonds Avenue NE is classified as a collector arterial street with an existing right of way width of 60-feet per the King County Assessor’s Map. The existing pavement width is approximately 36-feet wide and consists of two travel lanes, curb gutter and sidewalk along both sides. Per RMC 4-6-060, a collector arterial street with two lanes requires a minimum right of way width of 83-feet. A paved roadway width of 57-feet consisting of 2 – 10-foot travel lanes, 2 – 5 foot bike lanes and two 8-foot parking lane is required. A 0.5-foot curb and gutter, 8-foot planter, and 8-foot sidewalk are required along each side of the pavement. To meet the City’s complete street standards, a ROW dedication of 11.5 feet is required. The applicant will need to construct an additional 5 feet of pavement, 0.5-foot curb, 8 foot planter strip and an 8-foot sidewalk along the property frontage. City of Renton Department of Community and Economic Development Admin. Modification Request Report & Decision 563 Edmonds Single Family Residence – STREET MODIFICATION LUA18-000173 Report of March 26, 2018 Page 2 of 3 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 Street 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 Land Use 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. These policies 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 generally consistent with these policy guidelines provided that the following condition is met: A planter strip shall be located behind the sidewalk to the right of way extents along Edmonds Avenue NE.  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 City’s Public Works Transportation section and Economic Development section have reviewed Edmonds Avenue NE and the surrounding area and have determined that a modified collector arterial street section is more suitable for the portion of Edmonds Avenue NE adjacent to the site. The determination was based on the fact that the roadway is directly adjacent to single family residences and there is insufficient space between the existing right of way and existing homes to expand the roadway section to meet the neighborhood collector arterial standards.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The modified collector arterial standards will meet the requirements for safe vehicular and pedestrian use within the right of way.  d. Conforms to the intent and purpose of the Code. Staff Comment: This modification provides a safe pedestrian and vehicle route in and around the existing neighborhood. City of Renton Department of Community and Economic Development Admin. Modification Request Report & Decision 563 Edmonds Single Family Residence – STREET MODIFICATION LUA18-000173 Report of March 26, 2018 Page 3 of 3  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: The revised street standards provide a safe design for vehicles and pedestrians.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: There are no identified adverse impacts from this modification to modify Edmonds Avenue NE from a neighborhood collector arterial street standard to a modified collector arterial standard. 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 563 Edmonds Single Family Residence located at Parcel No. 9476200566, Project Number LUA18-000173 is approved with conditions. 1. A planter strip shall be located behind the sidewalk to the right of way extents along the frontage at Edmonds Avenue NE. _______________ 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 April 9, 2018. 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, Justin Johnson, at 425.430.7291 or jtjohnson@rentonwa.gov.