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HomeMy WebLinkAboutLUA-16-000887_REPORT 01DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -------Iten toi1 0 ADMINISTRATIVE STREET MODIFICATION ~ APPROVAL D DENIAL EVALUATION FORM & DECISION PROJECT NAME: PROJECT NUMBER: PROJECT MANAGER: APPLICANT: ZONING CLASSIFICATION: PROJECT LOCATION: SUMMARY OF REQUEST: Singh SFR LUA16-000887, 616-003688 Ian Fitz-James, Civil Engineer II Bagga Singh 2300 NE 2th Street Renton, WA 98056 RS-Residential (8 DU/AC) 2300 NE 2th Street Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification from RMC 4-6-060 -Street Standards to modify NE 2th Street to maintain the existing street section keeping the sidewalk adjacent to the curb and gutter and locating the planter strip behind the sidewalk. A new driveway entrance is proposed as part of the development. BACKGROUND: NE 27th Place is classified as a minor arterial with an existing right of way width of 60' per the King County Assessor's Map. The existing pavement width is approximately 44' and consists of two travel lanes and on-street parking along both sides of the road. There is a 0.5' curb and 5' sidewalk located directly behind the curb along both sides of the pavement. The curb and sidewalk along the project frontage are in good condition. 2300 NE 2th Street is currently accessed by an asphalt ramp that was constructed along the flowline of the curb to allow vehicles to drive over. The right of way extends approximately 7.5' beyond the back of sidewalk along the site frontage. Per RMC 4-6-060, a minor arterial with four lanes requires a minimum right of way width of 91'. A paved roadway width of 54' consisting of four 11' travel lanes and two 5' bike lanes is required. A 0.5' curb, 8' planter, and 8' sidewalk are required along each side of the pavement. To meet the City's complete street standards, right of way dedication of approximately 15.5' along the project frontage would be required. Construction of 5' additional pavement, a 0.5' curb, an 8' planter, and an 8'sidewalk would be required. City of Renton Department of Community and Economic Development Singh SFR -STREET MOD/FICA TION Report of December 8, 2016 Admin. Modification Request Report & Decision LUA16-000887, 816-003688 Page 2 ofS Numerous existing homes along NE 27th Street are only setback 20'-30' from the existing right of way line. An increase in right of way of 15.5' would encroach into the required building setback per the zoning code. The applicant's modification request is to classify NE 27'h Street as a modified minor arterial as it is located in a residential zone. The modified minor arterial street section proposed is to keep the existing roadway improvements in place. EXHIBITS: Exhibit 1: Site Plan City of Renton Department of Community and Economic Development Singh SFR -STREET MOD/FICA nDN Admin. Modification Request Report & Decision LUA16-000887, 816-003688 Report of December 8, 2016 Page 3 of 5 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 Comprehensive Plan Land Use 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. 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 generally consistent with these policy guidelines provided that the following condition is met: • A planting strip shall be located behind the sidewalk to the right of way extents. 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 Public Works Transportation Section ond Community and Economic Development have reviewed this section of NE 2th Street and the surrounding area and have determined that a modified minor arterial street section is more suitable for this location on NE 2th Street. This determination wos based on the fact that the roadway is directly adjacent to single family residences ond there is insufficient space between the existing right of way ond existing homes to expand the right of way to meet the full minor arterial standards. The modified street improvements will meet the objectives of a safe walkable environment consistent with the surrounding neighborhood provided that the following conditions are met: • The new driveway shall be brought up to current City and ADA standards. • A planting strip shall be located behind the sidewalk to the right of way extents. --------+--------------------------------·----------~ ,/ c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: Provided that the conditions of approval are met, the modified street section is consistent with the surrounding neighborhood and will increase pedestrian safety. ~----~-----------------~ ---·------· ---~------~ City of Renton Department of Community and Economic Development Singh SFR -STREET MOD/FICA TION Report of December 8, 2016 -- Admin. Modification Request Report & Decision LU Al 6-000887, 816-003688 Page 4 of 5 d. Conforms to the intent and purpose of the Code. ,/ Staff Comment: This modification provides o safe pedestrian and vehicle route in and around the existing neighborhood. e. Can be shown to be justified and required for the use and situation intended; and ,/ Stoff Comment: See comments under criterion 'b'. --~--·---- f. Will not create adverse impacts to other property(ies) in the vicinity. ,/ Stoff 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 Singh SFR located at 2300 NE 27th Street Project Number LUA16-000887, B16-003688 is approved under the following conditions: 1. A new driveway entrance shall be constructed for the new home. The driveway entrance shall be constructed per City of Renton (COR) Standard Plan 104.1. The curb and the sidewalk shall be replaced in kind east of the driveway entrance to the next joint. The sidewalk shall be constructed per COR Standard Plan 102 and the curb shall be constructed per COR Standard Plan 101. The western driveway wing shall match into the existing driveway entrance for 2230 NE 27'h Street west of the site. The transition to the adjacent driveway shall be smooth and shall minimize changes in slope. The concrete for the new driveway, curb, and sidewalk shall be dyed with a pigment to match the existing concrete that will remain adjacent to the site. The applicant will need to obtain a right of way permit to construct the driveway, sidewalk, and curb improvements. 2. A planting strip shall be constructed behind the existing sidewalk to the current right of way extents. Brianne Bannwarth, Development Engineering Manager 12/8/2016 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 December 23, 2016. Additional information regarding the City of Renton Department of Com,r,unity ond Economic Development Singh SFR -STREET MOD/FICA TION Report of December 8, 2016 Admin. Modification Request Report & Decision LUA16-000887, B16-00368_8 Page 5 of 5 appeal process may be obtained from the Renton City Clerk's office, Renton City Hall -7'h 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. Ext:\..Jit 1 .. 2300 NE 27th '-treet Notes None 0 i ~ ... ·::;-;-;;; ;= 32 0 16 WGS 1984_Web_Mercator_Auxil,ary_Sphere c~-en--ron Finance & IT Division 32 Fee t Legend City and County Boundary Other City 04 R e nton Addresses Parcels Information Technology -GIS Rcnlo nMapSupport@Rentonwa.gov 12/912016 :; 1 _,c:._.-.• --;( ~,H-'(' ;:-:. "l •;-1.! I,-.,.. 1r :~.tf"'t'"1~' -·,i:. ··;,-' -i . ;;,, ·~ ·,: : I· .J ;:; ~--•-. 1 • ,; '' . ~ -, ' _ci:_' __: , '' '' -- THIS MAP IS NOT TO BE USED FOR NAVIGATION MODIFICATION REQUEST FOR ANSTEY ENGINEERING 11/25/15 FRONTAGEIMPROVEMENTSFORPROPOSEDSFR Located at 2300 NE 27TH Street Renton, WA 98059 PARCEL# 3343900780 For Paramjit Kaur Date Revised; November IO, 2016 Prepared by: Anstey Engineering CIVIL ENGI~EERING/CONSULTING 8627 NE 1801h Street Bothell, Washington 98011 Phone: (206) 303-7639 Fax: (425) 486-0267 E-mail: benansey@ansteyengineering.com Table of Contents Project Narrative Existing Site 3 Proposed Site and Development 3 Modification Reqnest Justification 4 Conclusions and Recommendations 5 .'oleighborhood Detail Map 6 Site Plan 7 ANSTEY ENGINEERING 11/25/15 Project Narrative: Project Name: Paramjit Kaur Residence ANSTEY ENGINEERING 11/25/15 Project Size: I lot SFR on 11,400 sf Lot, located at 2300 NE 27th Street on Tax parcel 3343900780 at the north side of the intersection of Camas Avenue Northeast and Northeast 27th Street Land Use Permits Required: Building Permit Zoning Designation of the Site: R-8 Current Use of the Site -One SFR of l,090sf Special Site Features -none Soil Type~ Arents Alderwood per the SCS Soil Survey of King County. The site currently drains to splashblocks. The existing single family residential will be demolished and a new 4,716sfSFR and driveway will be constructed. Access to the lot will be from a new road approach on NE 27<h Street. Offsite improvements are not proposed other than the new road approach as there is existing concrete curb, gutter and sidewalk fronting the site. The Estimated Construction Cost of the project will be around $500,000 dollars including the site improvements and new house. The proposed cut for the project is 262cubic yards and the proposed fill is 84 cubic yards. Some topsoil and trench excavation material will be removed. Gravel backfill, pavement and concrete will be imported. Four of the Fir Trees on the east property line are proposed to be removed with some replacement trees planted on the lot. There is existing concrete curb, gutter and sidewalk on NE 27<h Street so frontage improvements are not required. No Job shack, sales trailer or model home is proposed. No modifications are being requested within I 00 feet of a stream or wetland Modification Request Justification: NE 27'h Street has existing concrete curb, gutter and sidewalks so no frontage improvements should be required. ANSTEY ENGINEERING 11/25/15 A. The existing roadway, curb, gutter and sidewalk of NE 27 111 Street are adequate and do not need to be enhanced. The existing road is in substantial conformance with City policy. B. The existing roadway, curb, gutters and walkway meet the objective of being safe, functional and are designed to enhance the appearance of the neighborhood. C. As no changes are proposed there will be no impact on the adjacent properties. D. The existing roadway, curb, gutter and sidewalk conform to the intent of the City Codes E. Maintaining the existing roadway is in the best interest of the neighborhood and the adjacent property owners. The existing roadway provides the necessary access for the property. F. As no changes are proposed no adverse impacts will be created. Conclusions and Recommendations The existing roadway of NE 27'11 Street and the existing Right of Way, curb, gutter and sidewalk are adequate for the proposed development and are compatible with the adjacent properties. No ROW or frontage improvements are required or desired other than the new road approach.