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Home My WebLink AboutLUA-16-000897_REPORT 01DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ----~Renton 0 ADMINISTRATIVE STREET MODIFICATION ~ APPROVAL D DENIAL EVALUATION FORM & RECOMMENDATION PROJECT NAME: PROJECT NUMBER: PROJECT MANAGER: APPLICANT: ZONING CLASSIFICATION: PROJECT LOCATION: SUMMARY OF REQUEST: Soun Short Plat LUA16-000897, MOD Ian Fitz-James, Plan Reviewer Landon Seyler, Seyler Consulting Residential Multifamily (RM-F) 1012 Duvall Avenue NE 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 Soun 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: Soun 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 Communrcy and Economic Development SOUN SHORT PIA T-STREET MOD/FICA TION Admin. Modifica~,..,,, Request Report & Recommendation LUAl6-000897M0D 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 o separate section labeled Promoting o Sofe, 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 pa/icy 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 Depan. of Commun,ly and Economic Development SOUN SHORT PIA T-STREET MOD/FICA TION Admin. Modifica .. _,. Request Report & Recommendation LUA16-000897MOD Report of May S, 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 1 • STAFF RECOMMENDATION The proposal satisfies 6 of the 6 criteria modification described above is approved. listed in RMC 4-9-2500.2. Therefore, the street 05/05/2017 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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THIS MAP IS NOT TO BE USED FOR NAVIGATION Print Form Reset Form Save Form DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ------Renton 0 RIGHT OF WAY USE I DEFERRAL I WAIVER I VARIANCE I FEE IN LIEU APPLICATION Planning Division I Development Engineering Section 1055 S Grady Way -Renton, WA 98057 Phone: {425) 430-7200 I Fax: {425) 430-7231 Project Name: BOUN SHORT PLAT site Address: XXXX DUVALL AVENUE NE Legal Description of Property: (SEE ATTACHED LEGAL DESCRIPTION) Include King County Assessors Parcel No: 1023059139 --------------------- App Ii cant: WARRING PROPERTIES -KENT KHNOR Phone: 206-715-9826 Cell: -------- Business Address: 845 106TH AVE, SUITE 200 City/St ate: BELLEVUE/WA Zip: 98004 Attach a letter of request with this application, stating in detail: 1. Applicable City Code and Sub-ordinance 2. Items and quantities involved 3. Justification for request 4. Amount of time requested 5. Provide a vicinity map {8 )','' x 11") 6. Provide a drawing of the site {8 W' x 11") Mail or drop off the completed application and map/drawing to: Development Engineering Manager City of Renton 1055 S Grady Way, 61h Floor Renton, WA 98057 (425) 430-7299 Completed applications will be reviewed and a written determination issued approximately 3-4 weeks from date of receipt of application. You will be contacted if the application is incomplete or if additional information is required. Applicant's Signature For City Use Only Deferral D New Offsite Onsite D Excess Right of Way D Extension Date Variance D New D Extension D Underground D Driveway D Slopes D Noise D Fee In Lieu D Waiver H:\CED\Data\Forms-Templates\Self-Help Handouts\Public Works\ROWandDeferral.docx 08/14 Legal Description (Per Title Report by Fidelity National Title #611100624 Dated April 1, 2015) THE EAST HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON; EXCEPT THE SOUTH 200 FEET; AND EXCEPT THE WEST 12 FEET; AND EXCEPT THE NORTH 110.04 FEET; AND EXCEPT THE SOUTH 148 FEET OF THE NORTH 258.04 FEET LYING EAST OF THE WEST 30 FEET OF THE SAID SUBDIVISION; AND EXCEPT THAT PORTION CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NUMBER 6380985. • :'D'.'T> ID,j? SEYLER BOUN SHORT PLAT Waiver of Standard Frontage Improvements October 31, 2016 City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 Project Name: Parcel #: Site Address: Baun Short Plat 102305-9139 1012 Duvall Ave NE Renton, WA 98059 The existing public street of Chelan Avenue NE, fronting the project site, dead ends near center point of the west boundary. At this point, a 12-foot-wide portion of dedicated right of way extends north for approximately 219.36 linear feet. As part of this project, an additional 18-foot panhandle portion of the site will be dedicated to the City for future Right of Way use. Per City of Renton Street Standards (RMC 4-6-060), the development of this right of dedication is required to meet the minimum level of street improvements for Limited Residential Access Roadways. The minimum development standards for Limited Residential Access Streets consist of the construction of a 20-foot paved roadway within a 45-foot right of way, 5-foot sidewalks on both sides, and 8-foot planter strips on both sides. The applicant wishes to request a waiver from improving this area of right of way, which is approximately 4,453 sf in size. Renton Municipal Code: 4-6-060-C and 4-6-060-F2 for Residential Access. Waiver Procedures Code: 4-9-250-C phone: 253-301-415/ fax: 253-336-3950 bey I c rconsu !ting. com /602 Bridgeport Way W Lakewood, WA 98499 ; .,.. :{ • ! ,) • The requested road standards modification is approximately 148 feet in length. Should this waiver be granted, improvements would not be installed within this panhandle section of right of way. The area would remain as a vegetated landscape driveway entrance to parcel 1023059332 owned by Gary and Denise Long. The 148' by 30' area of right of way is currently utilized as a landscaped driveway entrance to parcel 1023059332, as mentioned above. At current available right of way width, the frontage improvements would not be able meet current right of way width standards by a width of 15 feet. The frontage improvements would encroach into the northern property. The parcel to the north currently utilizes a separate unimproved access to the north of the property. Moreover, there are no similar improvements in the vicinity, thus the required improvements would create aesthetically and functionally poor connectivity to the existing roadway improvements. If curb, gutter, sidewalk, and planter strip were installed adjacent to the new road way, these would need to be removed, at a later date, by the city as the improvements would not be correctly built off of the right of way center or to current City standards . . Attachments: 1) Vicinity Map 2) Road Standards Modification Request Exhibit Sincerely, Landon Beyler, P.E. landon@beylerconsu lti ng. com 253-301-4157 Soun Short Plat October 31, 2014 Page 2 of 4 ::::,~ L:J,. SEYLER I I 0 ,,, NE11THST NE 10TH PL NE 9TH PL Boun St1ort Pfat October 31, 2014 Page 3 of 4 . . . ...... • HONEY DEW .. • ATHLETIC • FlELOS • . -. . . . . ,VE 12TH ST NE 9TH ST NE 8T.Y ST "' ,. "' :, q /'-~~~~...;~ " ~ " ~ 1------i-------j Q'. VICINITY MAP N.T..5 SEYLER A PORTION OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. MODIFICATIONS REQUEST EXHIBIT 50 25 0 SCALE: 1" = 50' i ~ ·' AREA TO REMAIN cc !. UNIMPROVED · , AREA TO BE IMPROVED l BOUN SHORT PLAT LOTS 5,658 SF LONG, GARY A. & DENISE Y. 1058 CHELAN AVE NE #1023059332 I I ,J--------------1~ BOUN SHORT PLAT LOT6 5,638 SF ~ ~ BOUN SHORT PLAT LOT4 5,966 SF BOUN SHORT PLAT LOT3 5,893 SF I 1,·:d·l:::,+,H··' I lc:I /-"--------------, ~ 11: ~------_ __:II I 111: BOUN SHORT PLAT LOT7 6,453 SF . ~o ' PRO,POSED ACCESS EASEMENT \ I--TRACTA----,\ 7,253 SF SEYLER '';</-'• 7602 Bridg,pQrt Way W JJO 455 Rainier l)lvd N Lakewood, WA 98499 !ssaqu~h. WA 98027 phone: 253-301-4157 phone: 425-392-8055 fax: 253-336-3950 fax: 425-392-0108 ,.__ ___ _ ,.__ ___ _..L1UI \ \ BOUN SHORT PLAT LOT2 5,751 SF BOUN SHORT PLAT LOT 1 5,098 SF 'I I I I I I I I I 50 I Print Form Reset Form Save Form DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---------Ren ton ® RIGHT OF WAY USE I DEFERRAL I WAIVER I VARIANCE I FEE IN LIEU APPLICATION Planning Division I Development Engineering Section 1055 S Grady Way-Renton, WA 98057 Phone: (425) 430-7200 I Fax: (425) 430-7231 Project Name: BOUN SHORT PLAT Site Address:'" XXXX DUVALL AVENUE NE Legal Description of Property: (SEE ATTACHED LEGAL DESCRIPTION) Include King County Assessors Parcel No: 1023059139 --------------------- App Ii cant: WARRING PROPERTIES -KENT KHNOR Phone: 206-715-9826 Cell: -------- Business Address: 845 106TH AVE, SUITE 200 City/State: BELLEVUE/WA Zip: 98004 ----------- Attach a letter of request with this application, stating in detail: 1. Applicable City Code and Sub-ordinance 2. Items and quantities involved 3. Justification for request 4. Amount of time requested 5. Provide a vicinity map (8 Y," x 11") 6. Provide a drawing of the site (8 JI," x 11") Mail or drop off the completed application and map/drawing to: Development Engineering Manager City of Renton 1055 S Grady Way, 6'h Floor Renton, WA 98057 (425) 430-7299 Completed applications will be reviewed and a written determination issued approximately 3-4 weeks from date of receipt of application. You will be contacted if the application is incomplete or if additional information is required. ?,kwc) ,<,, AWant's Signature c----- For City Use Only Deferral D New D Extension Variance D New D Extension Offsite D Underground D Driveway Onsite D Slopes D Noise D Excess Right of Way D Fee In Lieu D Waiver H :\CE O\Data \Form s-T em plates\Self-Hel p Ha ndouts\Pub lie Works\ROWa nd Deferral .d ocx 08/14