HomeMy WebLinkAboutBoun Short Plat (New Code) - LUA16-000897 - SignedDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE STREET MODIFICATION
APPROVAL DENIAL
EVALUATION FORM & RECOMMENDATION
PROJECT NAME: Boun Short Plat
PROJECT NUMBER: LUA16-000897, MOD
PROJECT MANAGER: Ian Fitz-James, Plan Reviewer
APPLICANT: Landon Beyler, Beyler Consulting
ZONING CLASSIFICATION: Residential Multifamily (RM-F)
PROJECT LOCATION: 1012 Duvall Avenue NE
SUMMARY OF REQUEST:
Pursuant to RMC 4-9-250D, the applicant is requesting an Administrative Modification from
RMC 4-6-060 Street Standards for Chelan Avenue NE. The applicant is requesting an exemption
from the typical required street frontage improvements along a portion of the Chelan Avenue
NE frontage associated with the Boun Short Plat project located at 1012 Duvall Avenue NE.
Along with the exemption, the applicant is proposing to dedicate a portion of 1012 Duvall
Avenue NE for a future extension of Chelan Avenue NE.
BACKGROUND:
Boun Short Plat is subdividing a vacant lot at 1012 Duvall Avenue NE into seven lots and a storm
drainage tract. 1012 Duvall Avenue NE is located between Duvall Avenue NE and Chelan
Avenue NE. 1012 Duvall Avenue NE is a rectangular lot with an 18’ wide by 148’ long
panhandle extending north from the site’s northwest corner to the east of a 12’ strip of right of
way for the future extension of Chelan Avenue NE. West of the 12’ strip of right of way is
private property (1051 Chelan Avenue NE, KC Parcel Number 1023059133). Currently, Chelan
Avenue NE terminates approximately 70’ south of the southern end of the end of the
panhandle.
Chelan Avenue NE is classified as a residential access street. Per RMC 4-6-060 a residential
access street requires a right of way width of 53’. The required street section consists of a 26’
wide paved asphalt roadway with a 0.5’ curb, 8’ planter, and 5’ sidewalk along each side of the
roadway.
Per City code, the applicant is required to build a full half street section of roadway adjacent to
the site meeting street section standards in RMC 4-6-060. A half residential access street
section requires a right of way width of 33.5’. The required street section consists of a 20’ wide
paved asphalt roadway with a 0.5’ curb, 8’ planter, and 5’ sidewalk.
City of Renton Depart. of Community and Economic Development Admin. Modification Request Report & Recommendation
BOUN SHORT PLAT– STREET MODIFICATION LUA16-000897MOD
Report of May 5, 2017 Page 2 of 3
With a dedication of the 18’ wide panhandle, the right of way width in this section will be 30’
(18’ for the panhandle + 12’ existing right of way). A 30’ right of way width is insufficient to
build out a full half street section.
The project proposes to build full half street improvements for Chelan Avenue NE along the
project frontage to the southern edge of the 18’ wide panhandle. The 18’ wide panhandle
would be dedicated to the City as public right of way but no improvements are proposed in this
area.
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 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 as it will provide a dedication of right of way for the future extension of
Chelan 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:
City staff has reviewed the proposal and have determined that full half street
improvements for the extension of Chelan Avenue NE cannot be installed in the
panhandle portion of 1012 Duvall Avenue NE due to lack of sufficient right of way. City
staff agrees that the 18’ wide panhandle should be dedicated for the future extension of
Chelan Avenue NE.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment:
The dedication of the panhandle portion of 1012 Duvall Avenue NE will not be injurious
to other property(ies) in the vicinity. The appearance and function of the land discussed
City of Renton Depart. of Community and Economic Development Admin. Modification Request Report & Recommendation
BOUN SHORT PLAT– STREET MODIFICATION LUA16-000897MOD
Report of May 5, 2017 Page 3 of 3
above will remain unchanged at this time as street improvements for the extension of
Chelan Avenue NE will not be installed until a later date.
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’.
STAFF RECOMMENDATION
The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250D.2. Therefore, the street
modification described above is approved.
_______________
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 May 19, 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.
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Exhibit 1
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable.
None
5/5/2017
Legend
640 32
THIS MAP IS NOT TO BE USED FOR NAVIGATION
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Notes
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