HomeMy WebLinkAboutWhite Duplex - Street Modification (New Code) - LUA16-000745DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE STREET MODIFICATION
RECOMMENDED FOR APPROVAL (WITH CONDITIONS)
DENIAL
EVALUATION FORM & RECOMMENDATION
PROJECT NAME: White Duplex
PROJECT NUMBER: LUA16-000745, MOD
PROJECT MANAGER: Ian Fitz-James, Plan Reviewer
APPLICANT: Architectural Innovations
ZONING CLASSIFICATION: Residential Multifamily (RM-F)
PROJECT LOCATION: 1506 S Puget Drive
SUMMARY OF REQUEST:
Pursuant to RMC 4-9-250D, the applicant is requesting an Administrative Modification from
RMC 4-6-060 Street Standards for S Puget Drive. The applicant is requesting an exemption from
the typical required street frontage improvements along S Puget Drive to maintain the existing
street section.
BACKGROUND:
S Puget Drive is a Minor Arterial street with an existing right of way width of 100-feet (as per
King County Assessor’s Map). S Puget Drive currently has five travel lanes (2 in each direction
and a center turn lane) with a paved roadway width of approximately 55-feet. There is an
existing 0.5-foot vertical curb, 5-foot planter, and 6-foot sidewalk along the project frontage.
This portion of S Puget Drive is a designated bicycle route in the City’s Bicycle and Trails Master
Plan.
A minor arterial street classification requires a minimum right of way width of 103-feet. In
addition, the standards require a minimum paved roadway width of 66-feet for five lanes. This
includes 5’ bike lane, a 0.5-foot curb, 8-foot planter, 8-foot sidewalk, and 2-feet at back of
sidewalk on each side of the roadway. This street section would require the existing curb and
gutter and sidewalk to be relocated along the existing project frontage.
EXHIBITS:
Exhibit 1:
Site Plan
City of Renton Depart. of Community and Economic Development Admin. Modification Request Report & Recommendation
WHITE DUPLEX – STREET MODIFICATION LUA16-000745, MOD
Report of October 31, 2016 Page 2 of 4
City of Renton Depart. of Community and Economic Development Admin. Modification Request Report & Recommendation
WHITE DUPLEX – STREET MODIFICATION LUA16-000745, MOD
Report of October 31, 2016 Page 3 of 4
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 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
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.
Compliant if
Recommended
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 City’s Transportation section and Economic Development section reviewed S
Puget Drive along with the surrounding area and recommend that the existing
frontage improvements may remain in place to maintain the appearance and
functionality of the roadway. City staff recommends that the right of way dedication
of 1.5-feet be a condition of approval for the project in order to provide for the
opportunity for the City at a later date to make the required changes to the
roadway.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment:
Should the requested modification be approved, it would not be injurious to other
properties within the vicinity of the subject site as it would maintain the existing
frontage improvements allowing a consistent travel corridor for vehicles and
pedestrians.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
Compliant if
Recommended
Condition of
Approval is
e. Can be shown to be justified and required for the use and situation intended;
and
Staff Comment:
Provided that the recommended condition of approval is met, the modification will
City of Renton Depart. of Community and Economic Development Admin. Modification Request Report & Recommendation
WHITE DUPLEX – STREET MODIFICATION LUA16-000745, MOD
Report of October 31, 2016 Page 4 of 4
Met maintain a safe design for vehicles and pedestrians as well as provide a consistent
appearance along the street frontage which will be beneficial to the subject property
and surrounding property owner.
Compliant if
Recommended
Condition of
Approval is
Met
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 maintain the
existing improvements in this area provided that the recommended conditions of
approval are met.
STAFF RECOMMENDATION
The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250D.2 for the requested
modification if all recommended conditions of approval are met. Therefore, the street
modifications of the White Duplex project, Project Number LUA16-000745, MOD is
recommended for approval and subject to the following condition of approval:
1. Right of way dedication of 1.5-feet along S Puget Drive shall be provided along the
property frontage.
_______________
Brianne Bannwarth, Development Engineering Manager Date
This recommendation for approval of this modification will become part of the Staff’s project
report to the Hearing Examiner or administrative approval body once a formal application is
submitted to the City. If the Application submitted to the City is substantially different than
what is shown in Exhibit 1 of this Recommendation or if there is substantial public comment
received on the land use application, then the City reserves the right to reevaluate this
recommendation. Please include this recommendation as part of the White Duplex Land Use
Application and/or building permit.
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.
10/31/2016