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HomeMy WebLinkAboutD_ValleyVue_StreetMOD_LUA16000272_171030DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE STREET MODIFICATION APPROVAL DENIAL EVALUATION FORM & DECISION PROJECT NAME: Valley Vue Short Plat PROJECT NUMBER: LUA17-000272, C17-001891 PROJECT MANAGER: Ian Fitz-James, Civil Engineer III APPLICANT: Rory Dees 1040 W. Lk. Sammamish Prky SE Bellevue, WA 98008 ZONING CLASSIFICATION: R8-Residential (8 DU/AC) PROJECT LOCATION: 3106 and 3112 Talbot Rd S, Renton WA 98055 SUMMARY OF REQUEST: Pursuant to RMC 4-9-250D The applicant is requesting a modification from RMC 4-6-060F.2 “Minimum Design Standards Table for Public Streets and Alleys” in order to eliminate the required 8-foot planter strip and the 5-foot sidewalk along the north side of S 32nd Pl and install a driveway apron per along the 24.06’ street frontage. BACKGROUND: S 32nd Pl is a Residential Access Street with an existing ROW width of 44 feet (as per assessor map). The existing roadway section from south to north is an approximate 5-foot planter strip, 5-foot sidewalk, 0.5-foot curb, 28-foot pavement section, 0.5-foot curb, and an approximate 5- foot planter strip on the north side of the roadway adjacent to the project. A Residential Street classification requires a minimum right-of-way width of 53 feet. To meet the City’s complete street standards, half street improvements include 14-foot paved roadway, 8-foot planter strip and 5-foot sidewalk is required to be constructed in the right of way fronting the development along with a minimum right-of-way dedication of 8 feet per City Code 4-6-060. The existing homes along S 32nd Pl are only 20 feet or so away from the existing right-of-way. An increase in right-of-way of 8-feet on the north side of the roadway would encroach into the required building setback per zoning. EXHIBITS: Exhibit 1: Site Plan City of Renton Department of Community and Economic Development Admin. Modification Request Report & Decision Valley Vue Short Plat – STREET MODIFICATION LUA16-000272, C17-001891 Report of October 30, 2017 Page 2 of 3 ANALYSIS OF REQUEST: The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Street 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 Community Design Element has applicable policies listed under a separate section labeled Streets, Sidewalks and Streetscapes. 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 consistent with these policy guidelines provided the driveway apron becomes part of a future 5-foot wide sidewalk directly adjacent to the existing curb and gutter. This standard would ensure that the north side of the roadway is consistent with the existing configuration on the south side of the roadway. Given that the frontage along S 32nd Pl is only about 24 feet wide, a driveway apron with driveway wings meeting City of Renton Standards Driveway Detail (COR Std Plan 104.1) would encompass the entire frontage. The sidewalk and driveway approach would also be required to be located solely within the public right-of-way. If the improvements are outside of the existing right-of-way, additional right-of-way dedication would be required on S 32nd Pl.  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 Community and Economic Development section reviewed S 32nd St and the surrounding area and have determined that locating the sidewalk directly adjacent to the roadway is more suitable for this location of S 32nd St. This 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 the existing homes to expand the roadway section to meet the full Residential Street standards.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: There are no identified adverse impacts to other properties from the requested modification.  d. Conforms to the intent and purpose of the Code. Staff Comment: This modification provides for a safe pedestrian route in and around the existing neighborhood. City of Renton Department of Community and Economic Development Admin. Modification Request Report & Decision Valley Vue Short Plat – STREET MODIFICATION LUA16-000272, C17-001891 Report of October 30, 2017 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: See comments under criterion ‘c’. 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 Valley Vue Short Plat, Project Number LUA16-000272/C17-001891 is approved with the following condition. 1. The applicant shall provide a driveway apron with driveway wings and a 5-foot wide sidewalk along the street frontage of Tract H. The driveway approach and sidewalk shall be located solely within the public right-of-way. If the improvements are outside of the existing right-of-way, additional right-of-way dedication would be required from Tract H on S 32nd Pl. _______________ 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 November 13, 2017. 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, Ian Fitz-James, at 425.430.7288 or ifitz-james@rentonwa.gov. Tract H frontage along s 32nd pl