HomeMy WebLinkAboutD_Pang_New_SFR_Street_Modification_20210615DEPARTMENT OF COMMUNITY
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Project Location Map
D_Pang New SFR_Street Modification_20210615
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: June 15, 2021
Project File Number: PR21-000026
Project Name: Pang New SFR
Land Use File Number: LUA21-000155, MOD
Project Manager: Brianne Bannwarth, Development Engineering Manager
Owner: Kuen Shing Pang & Denh Cay Sin
912 N 37th Street, Renton, WA 98056
Applicant: Denise Steffes, McCullough Architects
2910 1st Avenue S, Suite 201, Seattle, WA 98134
Contact: Denise Steffes, McCullough Architects
2910 1st Avenue S, Suite 201, Seattle, WA 98134
Project Location: 912 N 37th Street, Renton, WA 98056
Project Summary: Denise Steffes, McCullough Architects, is proposing a modification to the final
configuration of N 37th Street, a Residential Street.
Site Area: 0.12 acres
DocuSign Envelope ID: 8D042E58-AE52-4531-A5DB-53FFCD431FDC
City of Renton Department of Community & Economic Development
Pang New SFR
Administrative Modification Report & Decision
LUA21-000155, MOD
Report of June 15, 2021 Page 2 of 5
D_Pang New SFR_Street Modification_20210615
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
C. PROJECT DESCRIPTION/BACKGROUND
N 37th Street is classified as a Residential access street with an existing right-of-way width of 25 feet per the King
County Assessor’s Map. The existing roadway pavement width is approximately 20 feet. The existing frontage
along N 37th Street includes curb and gutter on both sides of the roadway and a 5-foot sidewalk on the property
frontage (north side of roadway).
Per RMC 4-6-060, Complete Street Standards, a Residential Access street requires a minimum right-of-way width
of 53 feet. A minimum paved roadway width of 26 feet consisting of two 10-foot travel lanes and one 6-foot parking
lane is required. A 0.5-foot curb, 8-foot planter, and 5-foot sidewalk are required along each side of the pavement.
To meet the City’s Complete Street Standards and retain the existing curb line, right-of-way dedication would be
required to install the 8-foot planter and 5-foot sidewalk behind the existing curb.
The proposed residence is in a developed neighborhood that includes a 5-foot 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 Planning Division of the City of Renton accepted the above master application for review on April 28,
2021 and determined the application complete on April 28, 2021. 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 912 N 37th Street, Renton, WA 98056.
4. The project site is currently undeveloped and is covered with grass.
5. Access to the site would be provided via N 37th Street. An existing non-ADA compliant driveway is located
on the west side of the property frontage.
6. The property is located within the Residential Medium Density Comprehensive Plan land use designation.
7. The site is located within the Residential-6 zoning classification.
8. There are no trees located on-site or within the right of way at this location.
9. The site is mapped with a moderate landslide hazard area on the southeastern portion property.
10. The scope of the modification analysis and decision is limited to the street frontage improvements w ithin
N 37th Street Right of Way. This modification request is not a review or approval of any other portions of
the application, including but not limited to building plans shown in Exhibit 2.
11. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060, Street Standards, for
N 37th Street, a Residential Street. Specifically, the applicant is proposing the following modification:
DocuSign Envelope ID: 8D042E58-AE52-4531-A5DB-53FFCD431FDC
City of Renton Department of Community & Economic Development
Pang New SFR
Administrative Modification Report & Decision
LUA21-000155, MOD
Report of June 15, 2021 Page 3 of 5
D_Pang New SFR_Street Modification_20210615
A residential street standard maintaining the existing curb/gutter and 5-foot sidewalk along the north
side along the property frontage and eliminate the required 8-foot-wide planter strip between the curb
and sidewalk.
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
conditions of
approval are
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’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 places
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 while increasing ADA accessibility provided that the conditions
of approval noted in criterion ‘b’ are met.
Compliant if
conditions of
approval are
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 modification achieves these standards as follows:
• Safety: Maintaining the existing sidewalk location within the right of way provides
a more consistent neighborhood character of the street. The existing driveway on
the west side of the property frontage is not ADA compliant, therefore staff
recommends a condition of approval that requires the Driveway to be brought up
to current ADA standards.
• Function: The proposed modification will maintain the existing sidewalk alignment
providing a more convenient means of travel for pedestrians (i.e. short sidewalk
transitions are not implemented), meeting the plan goals of providing a pedestrian-
oriented space.
• Environmental Protection: Maintaining the existing roadway section along the
property frontage will require the minimum feasible amount of disturbance within
the right of way, which will reduce the environmental hazard potential associated
with roadwork.
• Maintainability: Maintaining the existing roadway section along the property line
will not add any additional maintainability costs/concerns.
DocuSign Envelope ID: 8D042E58-AE52-4531-A5DB-53FFCD431FDC
City of Renton Department of Community & Economic Development
Pang New SFR
Administrative Modification Report & Decision
LUA21-000155, MOD
Report of June 15, 2021 Page 4 of 5
D_Pang New SFR_Street Modification_20210615
E. DECISION:
The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250 for approval of modification. Therefore, the Pang
New SFR (Land Use Type 1), File No. LUA21-000155, MOD, is approved and is subject to the following conditions:
1. The existing driveway on the west side of the property shall be replaced to conform with ADA standards.
The site plan submitted with the building permit shall show the replacement of the driveway. The
replacement driveway meeting ADA standards shall be reviewed and approved by the Development
Engineering Project Manager prior to building permit issuance.
2. If the existing sidewalk fronting the project site does not conform to ADA standards, then it shall be
replaced and shall conform to ADA standards. The replacement of the sidewalk meeting ADA standards
shall be reviewed and approved by the Development Engineering Project Manager prior to building
permit issuance.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
The proposed modification would meet the objectives of function and maintainability
intended by the code requirements provided that the recommended conditions of
approval have been met. In addition, City staff has reviewed N 37th Street and the
surrounding area and have determined that a modified residential street section is more
suitable for the portion of N 37th Street adjacent to the site. The determination was
based on the right of way required to build a residential street per the standards found
in RMC 4-6-060 would conflict with other existing structures along this portion of N 37th
Street.
✓
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 and in fact requiring the improvements along the property’s
frontage would cause potential hazards, see comments under criterion ‘b’.
Compliant if
conditions of
approval are
met
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’.
Compliant if
conditions of
approval are
met
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: Staff concurs that the modification is justified given that it is consistent
with the existing nature of the surrounding neighborhood and provides a safe and
functional pedestrian experience. See also comments under criterion ‘b’.
DocuSign Envelope ID: 8D042E58-AE52-4531-A5DB-53FFCD431FDC
6/15/2021 | 9:48 AM PDT
City of Renton Department of Community & Economic Development
Pang New SFR
Administrative Modification Report & Decision
LUA21-000155, MOD
Report of June 15, 2021 Page 5 of 5
D_Pang New SFR_Street Modification_20210615
TRANSMITTED on June 15, 2021 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Kuen Shing Pang & Denh Cay Sin
912 N 37th Street
Renton, WA 98056
Denise Steffes
McCullough Architects
2910 1st Avenue S, Suite 201
Seattle, WA 98134
Denise Steffes
McCullough Architects
2910 1st Avenue S, Suite 201
Seattle, WA 98134
TRANSMITTED on June 15, 2021 the Parties of Record:
No Parties of Record
TRANSMITTED on June 15, 2021 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Matt Herrera, Current Planning 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 via the City Clerk’s Office on or before 5:00 PM on June 29, 2021. Due to Governor Jay Inslee’s
Proclamation 20-25 (“Stay Home, Stay Healthy”), the City Clerk’s Office is working remotely. For that reason,
appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov. The appeal fee, normally
due at the time an appeal is submitted, will be collected at a future date. 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. If the situation changes such that the City Clerk’s Office is open when you
file your appeal, you have the option of filing the appeal in person.
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: 8D042E58-AE52-4531-A5DB-53FFCD431FDC
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Pang New SFR
Land Use File Number:
LUA21-000155, MOD
Date of Report
June 15, 2021
Staff Contact
Brianne Bannwarth
Development
Engineering Manager
Project Contact/Applicant
Denise Steffes
McCullough Architects
2910 1st Avenue S, Suite 201
Seattle, WA 98134
Project Location
912 N 37th Street
Renton, WA 98056
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: 8D042E58-AE52-4531-A5DB-53FFCD431FDC