HomeMy WebLinkAboutLUA-17-000032_REPORT 01DEPARTMENT OF COl\.,..,UNITY
AND ECONOMIC DEVELOPMENT -------Kenton 0
ADMINISTRATIVE STREET MODIFICATION
~APPROVAL D DENIAL
PROJECT NAME:
PROJECT NUMBER:
PROJECT MANAGER:
APPLICANT:
ZONING CLASSIFICATION:
PROJECT LOCATION:
SUMMARY OF REQUEST:
EVALUATION FORM & DECISION
Walde SFR
LU Al 7-000032, 816-006668
Ian Fitz-James, Civil Engineer II
Bruce MacVeigh
1425 59th Avenue S
Tukwila, WA 98168
Rl-Residential (1 DU/AC)
13701 SE May Valley Road
Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification from
RMC 4-6-060 -Street Standards to modify SE May Valley Road from a collector arterial street
section to a modified collector arterial street section. The applicant has also requested to pay a
fee-in-lieu of constructing the required frontage improvements.
BACKGROUND:
SE May Valley Road is classified as a collector arterial with an existing right of way width of 60'
per the King County Assessor's Map. The existing pavement width is approximately 34' and
consists of two travel lanes and paved shoulders. There is an additional 10' of asphalt shoulder
on the north side of SE May Valley Road across from the site and adjacent to the Coal Creek
Utility District property at 13702 SE May Valley Road. There is no existing curb or sidewalk on
either side of the roadway. The City of Renton / City of Newcastle boundary exists at the
northern right of way boundary.
Per RMC 4-6-060, a collector arterial with two lanes requires a minimum right of way width of
83'. A paved roadway width of 46' consisting of 2 -10' travel lanes, 2 -S' bike lanes is required,
and 8' parking lanes on each side of the roadway. 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 11.5', construction of approximately 6' of additional
pavement, a 0.5' curb, an 8' planter, and an 8'sidewalk would be required.
City staff has determined that a modified collector arterial street standard better suits this
portion of SE May Valley Road. The half street section of the modified collector arterial street
City of Renton Department of ComJ , y and Economic Development Admin. I ication Request Report & Decision
WAll-000032, 816-006668 Wo/de SFR -STREET MOD/FICA TION
Report of February 24, 2017 Page 2 of 3
section consists of 20' of pavement from the centerline, a 0.5' curb, 8' planter, and 5' sidewalk.
To meet this standard, a right of way dedication of 3.5' is required.
City staff is in support of a fee-in-lieu for the entirety of the SE May Valley Road Frontage as
there are no existing frontage improvements in the vicinity of the site. The current fee-in-lieu is
$101.00 per linear foot of frontage.
EXHIBITS:
Exhibit 1: Site Plan
ANALYSIS OF REQUEST:
The Section 4-6-0GOQ.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 consistent with these policy
guidelines.
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 and Community and Economic
Development have reviewed SE May Volley Road and the surrounding area and have
determined that a modified collector arterial street section is more suitable for this
location on SE May Valley Road. This determination was based on the fact that the
roadway is directly adjacent to single family residences and there is insufficient space
between the existing right of way and existing homes to expand the right of way to
meet the full collector arterial street standards.
The modified street improvements will meet the objectives of a safe walkable
environment consistent with the surrounding neighborhood.
City of Renton Department of Com y and Economic Development Admin. I
Walde SFR -STREET MOD/FICA T/ON
Report of February 24, 2017
c. Will not be injurious to other property(ies) in the vicinity.
,/ Staff Comment:
ication Request Report & Decision
WA17·000032, 816-006668
Page 3 of3
The madified street sectian is consistent with the surrounding neighborhood and will
increase pedestrian safety.
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
,/ 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 'cJ.
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 the Walde SFR located at 13701 SE May
Valley Road, Project Number LUA17-000032, BlG-006668 is approved.
~~ 02/24/2017
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 March 10, 2017. Additional information regarding the
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.
Exhibit
Notes
None
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64 Feet
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DEPARTMENT OF COMMUNITY RentoCITYnOF ®
·AND ECONOMIC DEVELOPMENT
SUBMITTAL REQUIREMENTS
MODIFICATION
Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 I www.rentonwa.gov
PURPOSE: A modification is a means by which an applicant may request to modify a Code requirement
when there are practical difficulties involved in carrying any of the provisions of the regulations when a
special individual reason makes the strict letter of the Code impractical.
FREE CONSULTATION MEETING: Prior to submitting an application, the applicant should informally
discuss. the proposed development with the Planning Division. The Planning Division will provide
assistance and detailed information on the City's requirements and standards. Applicants may also take
this opportunity to request the waiver of the City's typical application submittal requirements, which
may not be applicable to the specific proposal. For further information o·n this meeting, see the
instruction sheet entitled "Submittal Requirements: Pre-Application."
COMPLETE APPLICATION REQUIRED: In order to accept your application, each of the numbered items
must be submitted at the same time. If you have received a prior written waiver of a submittal item(s)
during a pre-application meeting, please provide the waiver form in lieu of any submittal item not
provided. All plans and attachments must be folded to a size not exceeding SY. by 11 inches.
APPLICATION SCREENING: Applicants are encouraged to bring in one copy of the application package
for informal review by staff, prior to making the requested number of copies, colored drawings, or photo
reductions. Please allow approximately 45 minutes for application screening.
APPLICATION SUBMITTAL HOURS: Applications should be submitted to Development Services staff at
the 6th floor counter of Renton City Hall, 1055 South Grady Way, between 8:00 A.M. and 4:00 P.M.
Monday through Friday. Please call your assigned project manager to schedule an appointment or call
(425) 430-7200 extension 4 to reach the Planning Division. Due to the screenh·)g time required,
applications delivered by messenger cannot be accepted.
All Plans and Attachments must be folded 8 Yz"bi 11.".
APPLICATION MATERIALS: J/'.}i ;{ \i
Pre-Application Meeting Summary: If the application was reviewed at a "pre-application
meeting", please provide 5 copies of the written summary provided t6'ydtr: '
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Waiver Form: If you received a waiver form during or after a "pre-application meeting",
please provide S copies of this form.
Land Use Permit Master Application Form: Please provide the original plus 4 copies of the
COMPLETED City of Renton Planning Division's Master Application form. Application must
have notarized signatures of ALL current property owners listed on the Title Report. If the
property owner is a corporation, the authorized representative must attach proof ofsigning
authority on behalf of the corporation. The legal description of the property must be
attached to the application form.
Fees: Shall be as established in the City's current Fee Schedule Brochure.
Project Narrative: Please provide S copies of a clear and concise description and summary
of the proposed project including the specific code sections being modified.
~~-Justification for the Modification Request: Please provide 5 copies of a written justification
for the modification request. The Burden of proof as to the appropriateness of the
application lies with the applicant. Whenever there are practical difficulties involved in
carrying out the provisions of this Title, the Department Administrator may grant
modifications for individual cases provided he/she shall first find that a specific reason
makes the strict letter of this Code impractical, that the intent and purpose of the governing
land use designation of the Comprehensive Plan is met and that the modification is in
conformity with the intent and purpose of this Code, and that such modification.
D 7, ,•
Please submit a written statement addressing and justifying how the modification request
complies with each of the following issues to be considered by the Administrator:
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;
b. Will meet the objectives and safety, function, appearance, environmental protection
and maintainability intended by the Code requirements, based upon sound
engineering judgment;
c. Will not be injurious to other property(ies) in the vicinity;
d. Conforms to the intent and purpose of the Code;
e. Can be shown to be justified and required for the use and situation intended; and
f. Will not create adverse impacts to other property(ies) in the vicinity.
Neighborhood Detail Map: Please provide 5 copies of a map drawn at a scale of 1" = 100' or
1" = 200' (or other scale approved by the Planning Division) to be used to identify the site
location on public notices. The map shall identify the subject site with a much darker
perimeter line than surrounding properties and include at least two cross streets in all
dir~ctions showing the location of the subject site relative to property boundaries of
surrounding parcels. The map shall also show: the property's lot lines, surrounding
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H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Modiftcation.doc 10/2015
If@. 9.
properties' lot lines, north arrow (oriented to the top of the plan sheet), graphic scale used
for the map, and street names for all streets shown. Please ensure all information fits on a
single map sheet. Kroll Map Company (206-448-6277) produces maps that may serve this
purpose or you may use the King County Assessor's maps as a base for the Neighborhood
Detail Map.
Site Plan: Please provide S copies of a fully-dimensioned plan sheet drawn at a scale of
1 "=20' (or other scale approved by the Planning Division). We prefer the site plan be drawn
on one sheet of paper unless the size of the site requires several plan sheets be used. If you
are using more than a single plan sheet, please indicate connecting points on each sheet.
The Site Plan should show the following:
• Name of proposed project
• Date, scale, and north arrow (oriented to the top of the paper/plan sheet)
• Drawing of the subject property with all property lines dimensioned and names
of adjacent streets
• For projecting signs, location of all existing public improvements including, but
not limited to, curbs, gutters, sidewalks, median islands, street trees, fire
hydrants, utility poles, etc., along the full property frontage
• Location and dimensions of existing (to remain) and proposed:
1. Signs, including setbacks from all lot lines
2. lot lines
• Location and dimensions of all easements referenced in the title report with the
recording number and type of easement (e.g. access, sewer, etc.) indicated
• For projects near the Cedar River, ordinary high water mark and distance to
closest area of work for any project located within 200-feet of the river.
Architectural Elevations: Please provide S copies, for each sign face (N,S,E,W), of a 24" x
36" fully-dimensioned architectural elevation plan drawn at a scale of 1/4" = 1' or 1/8" = 1'
(or other size or scale approved by the Planning Division). The plans must clearly indicate
the following:
• Identify sign elevations by street name (when applicable) and orientation i.e.
Burnett Ave. (west) elevation
• Existing and proposed ground elevations
• Existing average grade level underneath proposed structure
• Height of existing and proposed structures showing finished roof top elevations
based upon site elevations for proposed structures and any existing/abutting
structures
• Sign materials, colors and architectural design
Plan Reductions: Please provide one 8 Y.i" x 11" legible reduction of each full size plan
sheet (unless waived by your Project Planner). The sheets that are always needed in
reduced form are: landscape plans, conceptual utility plans, site plan or plat plan,
neighborhood detail map, topography map, tree cutting/land clearing plan, critical areas
plans, grading plan, and building elevations. The quality of these reductions must be good
enough so that a photocopy of the reduced plan sheet is also legible. If your reduced plans
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H :\CE D\Data\Forms-T emplates\Self-Help Ha ndouts\Plan ning\Modification.doc 10/2015
are not legible once photocopied, you will need to increase the font size or try a different
paper type. Illegible reductions cannot be accepted. Once the reductions have been made,
please also make one 8 W' x 11" regular photocopy of each photographic reduction sheet.
Some of the local Renton print shops that should be able to provide you with reductions of
your plans are Alliance Printing (425) 793-5474, Apperson Print Resources (425) 251-1850,
and PIP Printing (425) 226-9656. Nearby print shops are Digital Reprographics {425) 882-
2600 in Bellevue, Lithe Design (206) 574-3000 and Reprographics NW/Ford Graphics (206)
624-2040.
All Plans and Attachments must be folded to 8Yz" by 11"
REVIEW PROCESS: The Administrator will review your request for modification and issue a written
decision within several weeks. A public hearing is not required unless there is an appeal filed.
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January 19, 2017
Bruce S. MacVeigh, P.E.
Civil Engineer/Small Site Geotechnical
14245 59th Ave. S.
Tukwila, WA 98168
Cell: 206-571-8794
Subject: Land Use Permit Modification Narrative, 13701 S.E. May Valley
Road, Renton, WA 98059
(PN: 342405-9113)
General.
The proposed project will create a new two-story single family residence, with
associated paved driveway/parking pad. Included in the overall construction
will be the installation of the site's new drainage system. The site is on public
water and sewer. The existing site vegetation is lawn and scattered trees.
The area of the parcel is 21,282 SF which includes a deduction for the 3.5 feet
of additional right-of-way dedicated as part of this residential permit. The
parcel is 75 feet wide and typically 300 feet deep, running north-south.
City Road Specification.
S.E. May Valley Road is classified as a Collector Arterial requiring a right-of-
way half width of 41.5 feet.
Modification.
Note that a Land Use Modification is being applied for which will allow the
dedication of 3.5 feet of additional right-of-way frontage to S.E. May Valley
Road instead of the 11. 5 feet which the City's road design specifications would
normally require. The additional 3.5 feet will create a right-of-way half width in
front of the site of 33.5 feet.
Reason.
The smaller dedication is per guidance from City staff upon determining that
the 3.5 foot dedication is appropriate relative to the existing right-of-way width
for the existing road and projected improvements. While the site is typically
about 300 feet deep, the south or rear portion consists of May Creek and its
setbacks, and a steep slope area leading down to the creek. The result is a
relatively reduced area usable for the residential construction.
Summary.
The dedication of 3.5 feet instead of 11.5 feet will still meet full projected City
of Renton road improvements for the S.E. May Valley Road, will still allowing a
good and reasonable new home to be constructed on the site.
Questions relating to this narrative may be directed to this office .
...,.-)( /2, ' J # /;:d/A/d-r7Z /?/--
Bruce S. MacVeigh, P.E.
Civil Engineer eliasyirganarrativeO 1 /1683
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