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Home My WebLink AboutD_Heily_SFR_Street_Modification_20220511DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Heily SFR Street Modification_20220511 A. ADMINISTRATIVE MODIFICATION REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: May 11, 2022 Project File Number: PR22-000129 Project Name: Heily SFR Land Use File Number: LUA22-000157, MOD Project Manager: Brianne Bannwarth, Development Engineering Manager Owner: Patrick and Sunday Heily, 2727 Mountain View Avenue N, Renton, WA 98056 Applicant: Matthew Mawer, Matthew Mawer Res Design 11034 SE 31st Street, Bellevue, WA 98004 Contact: Matthew Mawer, Matthew Mawer Res Design 11034 SE 31st Street, Bellevue, WA 98004 Project Location: 2727 Mountain View Ave N, Renton, WA 98056 Project Summary: The Applicant, Matthew Mawer, is proposing a modification to the final configuration of Maintain View Ave N, a Residential Access street, to maintain the existing roadway section. Site Area: 0.39 acres DocuSign Envelope ID: A910756E-5DFC-4ABA-93D4-06665B979C86 City of Renton Department of Community & Economic Development Heily SFR Administrative Modification Report & Decision LUA22-000157, MOD Report of May 11, 2022 Page 2 of 5 D_Heily SFR Street Modification_20220511 B. EXHIBITS: Exhibit 1: Administrative Modification Decision Exhibit 2: Modification Request Justification Exhibit 3: Site Plan C. PROJECT DESCRIPTION/BACKGROUND Mountain View Avenue N is classified as a Residential access street with an existing right-of-way width of 20 feet per the King County Assessor’s Map. The existing roadway pavement width is approximately 20 feet. There are no improvements along the road, all of the lots along this dead-end street are developed with single family homes directly adjacent to the right of way, and the property is at the terminus of the dead-end street. Per RMC 4-6-060, Complete Street Standards, a Residential Access street requires a minimum right-of-way width of 53 feet. A 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, right-of-way dedication of approximately 16.5 feet with a minimum of 20 feet of paving, a 0.5-foot curb, an 8-foot planter, and a 5-foot sidewalk is required along the project frontage which would extend into the existing homes along the street. The proposed residence is in a developed neighborhood. 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 May 2, 2022 and determined the application complete on May 2, 2022. 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 2727 Mountain View Ave N, Renton, WA 980566. 4. The project site is currently developed with a single-family residence. 5. Access to the site is provided via a driveway from Mountain View Ave N. 6. The site is located within the R-8 zoning classification. 7. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060, Street Standards, for Mountain View Avenue N, a Residential Access street. Specifically, the applicant is proposing the following modification: Modify the street standard in Mountain View Avenue N to maintain the existing street section. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250. Therefore, staff is recommending approval of the requested modification as noted: DocuSign Envelope ID: A910756E-5DFC-4ABA-93D4-06665B979C86 City of Renton Department of Community & Economic Development Heily SFR Administrative Modification Report & Decision LUA22-000157, MOD Report of May 11, 2022 Page 3 of 5 D_Heily SFR Street Modification_20220511 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 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 and because the property is located at the end of the dead-end street that is not anticipated to be extended in the future, pedestrian connectivity at this location is not warranted. ✓ 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 20-foot paved roadway section within the ROW provides the required fire access roadway. • Function/Appearance: The proposed modification will maintain the existing roadway section along the street leading to the subject property providing a consistent function and appearance throughout the neighborhood. • Environmental Protection: Maintaining the existing roadway section will reduce the impact to shoreline buffer. • Maintainability: Maintaining the existing roadway width will not add any additional maintainability costs/concerns. The proposed modification would meet the objectives of safety, function, appearance, Environmental Projection, and maintainability intended by the code requirements. City staff has reviewed Mountain View Avenue N and the surrounding area and have determined that a modified Residential Access street section is more suitable for this roadway. The determination was based on the fact that the surrounding neighborhood has an established, consistent, street section that provides the emergency access to the properties while minimizing the impact to the Shoreline. ✓ 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. See also comments under criterion ‘b’. DocuSign Envelope ID: A910756E-5DFC-4ABA-93D4-06665B979C86 City of Renton Department of Community & Economic Development Heily SFR Administrative Modification Report & Decision LUA22-000157, MOD Report of May 11, 2022 Page 4 of 5 D_Heily SFR Street Modification_20220511 ✓ 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’. ✓ 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 reduces the environmental impacts. See also comments under criterion ‘b’. E. DECISION: The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250 for approval of modifications. Therefore, the Heily SFR (Land Use Type 1), File No. LUA22-000157, MOD, is approved. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee, Planning Director Date TRANSMITTED on May 11, 2022 to the Owner/Applicant/Contact: Owner: Applicant: Contact: Patrick and Sunday Heily 2727 Mountain View Avenue N Renton, WA 98056 Matthew Mawer Matthew Mawer Res Design 11034 SE 31st Street Bellevue, WA 98004 Matthew Mawer Matthew Mawer Res Design 11034 SE 31st Street Bellevue, WA 98004 TRANSMITTED on May 11, 2022 to the Parties of Record: No Parties of Record TRANSMITTED on May 11, 2022 to the following: C.E. “Chip” Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Matt Herrera, Current Planning Manager Anjela Barton, Fire Marshal DocuSign Envelope ID: A910756E-5DFC-4ABA-93D4-06665B979C86 5/11/2022 | 3:58 PM PDT City of Renton Department of Community & Economic Development Heily SFR Administrative Modification Report & Decision LUA22-000157, MOD Report of May 11, 2022 Page 5 of 5 D_Heily SFR Street Modification_20220511 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 May 25, 2022. Due to the ongoing state of emergency enacted by Governor’s Proclamation 20-28.14 (and as amended), the City Clerk’s Office is working remotely. For that reason, appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically. 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. 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: A910756E-5DFC-4ABA-93D4-06665B979C86 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE MODIFICATION REPORT & DECISION EXHIBITS Project Name: Heily SFR Land Use File Number: LUA22-000157, MOD Date of Report May 11, 2022 Staff Contact Brianne Bannwarth Development Engineering Manager Project Contact/Applicant Matthew Mawer, Matthew Mawer Res Design 11034 SE 31st Street, Bellevue, WA 98004 Project Location 2727 Mountain View Ave N, 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: A910756E-5DFC-4ABA-93D4-06665B979C86