HomeMy WebLinkAboutMerritt Short Plat - Street Modification (New Code) - LUA16-000653DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE STREET MODIFICATION
APPROVAL DENIAL
EVALUATION FORM & DECISION
PROJECT NAME: Merritt Short Plat
PROJECT NUMBER: LUA16-000653, MOD
PROJECT MANAGER: Jill Ding, Senior Planner
Ann Fowler, Civil Engineer II
APPLICANT: Michael and Cynthia Merritt
2505 Lyons Avenue NE
Renton, WA 98059
ZONING CLASSIFICATION: Residential-1 (R-1), May Valley Urban Separator
PROJECT LOCATION: 2505 Lyons Avenue NE
SUMMARY OF REQUEST:
Pursuant to RMC 4-9-250D, the applicant is requesting a street modification, from RMC 4-6-
060, in order to modify the requirement for the following:
· RMC 4-6-060.F.2: Maintain the planting strip behind the sidewalk along the west side of
Lyons Avenue NE and maintain a reduced planter strip (minimum width of 4-feet) for
approximately 20-feet along the south property frontage.
· RMC 4-6-060.H.2: Allow hammerhead turnaround, in lieu of a cul-de-sac, on a dead end
street that is greater than 300 feet in length.
· RMC 4-6-060.J.1.e: Allow the use of a shared driveway greater than 200 feet in length.
BACKGROUND:
Lyons Avenue NE is a residential street with an existing right of way width of 48-feet (as per
King County Assessor’s Map). This street classification requires a minimum right-of-way width
of 53-feet. To meet the City’s complete street standards, the Lyons Avenue shall have 26-feet
of total pavement width from curb to curb (two 10-foot travel lanes and a 6-foot parking lane),
curb/gutter, 8-foot planter strip, and 5-foot wide sidewalk.
The project site is located within the May Valley Urban Separator (RMC 4-3-110), which
requires that fifty percent (50%) of the site be retained as open space. According to the
adopted map, the required open space is to be located on the northern portion of the project
site, limiting the developable area to the southern portion of the project site.
City of Renton Department of Community and Economic Development Admin. Modification Request Report & Decision
Merritt Short Plat – STREET MODIFICATION LUA16-000653
Report of September 27, 2016 Page 2 of 4
EXHIBITS:
Exhibit 1: Site Plan
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 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 Community Design 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. The intent of the policies are 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
modifications are consistent with these policy guidelines.
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:
The Community and Economic Development section reviewed Lyons Avenue NE along with the
surrounding area and recommend that the existing street section remain in place to maintain the
appearance and functionality of this neighborhood street. In addition, the 20-foot length
reduction in the required 8-foot planter strip along the southwest side of Lyons Avenue NE is
minor in nature and provides a transition between the existing residential houses and proposed
property.
Tract C is a proposed shared driveway (26-feet wide with 20’ of pavement) that is approximately
395-feet long (285-feet from the center of the turnaround), as measured from the existing curb
line of Lyons Avenue NE to the east terminus of Tract C. RMC 4-6-060.H.2 requires that roadways
greater than 300-feet are required to provide a cul-de-sac. A cul-de-sac turnaround if utilized
with a required right of way diameter of 110-feet would be more than forty percent of the
developable portion of the property width (property width is 266-feet) significantly reducing the
viability of the property. The City’s Community and Economic Development Section and the
Renton Fire Authority have reviewed the project and recommend that a hammerhead
turnaround be utilized for Tract A. However, staff recommends as a condition of approval
requiring that all future homes be required to have fire sprinklers providing the needed fire
protection while maintaining project viability and density. In addition, staff recommends that
Tract C should be 26-feet wide with 20-feet of pavement and extend from the east
project boundary along Lyons Avenue NE to the east property boundary of Lot 4. A
revised paving plan shall be submitted to, and be approved by, the Plan Reviewer prior to
construction permit approval.
Shared Driveway is proposed to exceed the maximum length of 200 feet. The R-1 development
standards within the May Valley Urban Separator require that the proposed lots have a
City of Renton Department of Community and Economic Development Admin. Modification Request Report & Decision
Merritt Short Plat – STREET MODIFICATION LUA16-000653
Report of September 27, 2016 Page 3 of 4
minimum area of 10,000 square feet with a minimum width of 70 feet. Due to the larger
minimum lot size and width requirements, it would be difficult for a shared driveway to maintain
the maximum length of 200 feet to provide access to all lots. In addition, the proposed 395-foot
length of the shared driveway eliminates the need for panhandle access to Lots 3 and 4, which
may only be permitted in instances where the lots are needed to achieve minimum density (RMC
4-7-170G.
If all conditions of approval are met staff concurs the proposed modification would meet the
objectives of function and maintainability intended by the code requirements.
Compliant if
Condition of
Approval is
Met
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The requested modification does not appear to be injurious to other properties
within the vicinity of the subject site. Lyons Avenue NE would maintain the existing residential
street section maintaining the appearance and functionality of the neighborhood while providing
the safety required by the code. The remaining modification requests influence the internal
aspects of the project but provides the safety measures needed to protect the future homes and
in turn the surrounding properties, provided that the conditions of approval noted in criterion ‘b’
is met.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
City of Renton Department of Community and Economic Development Admin. Modification Request Report & Decision
Merritt Short Plat – STREET MODIFICATION LUA16-000653
Report of September 27, 2016 Page 4 of 4
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 Merritt Short Plat located at 2505
Lyons Avenue NE, Project Number LUA16-000653 is approved subject to the following
conditions of approval:
1. Tract C shall be 26-feet wide with 20-feet of pavement and extend from the east project
boundary along Lyons Avenue NE to the east property boundary of Lot 4.
2. All future homes shall be required to have fire sprinklers providing the needed fire
protection.
_________________________________________________ _______________
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 October 12, 2016. 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, Jill Ding, at 425.430.6598 or jding@rentonwa.gov.
9/27/2016
EXHIBIT A:SITE PLAN