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Home My WebLink AboutExhibit_2_-_Street_Modification_Application_and_JustificationRECEIVED 10/20/2023 lwalker BUILDING DIVISION PR23000157 B23005308 DocuSign Envelope ID: AC572F44-7975-4270-B4C5-E77FA3AC3DB5 RECEIVED 10/20/2023 lwalker BUILDING DIVISION PR23000157 B23005308 DocuSign Envelope ID: AC572F44-7975-4270-B4C5-E77FA3AC3DB5 4648 Shantel St, Mount Vernon, WA 98274 Cell Phone: 206 714-7161 email: cliff@sitedme.com Development Management Engineers, LLC The Developer’s Engineering Advocate Project Narrative Edmonds @ 4th Modification Request Location: The 16,000 SF site is located at the intersection of Edmonds Ave NE and NE 4th St.in the SE corner of the intersection. It is a triangular shaped lot with ROWs on all 3 sides. The ROW on the north side is unimproved. The Parcel Number is 162305- 9063, see attached map. Zoning and Current Use: R8 is the site zoning as is the adjoining neighborhood north of NE 4th St. The property south of NE 4th St is zoned RM-F. The site is vacant. There is a power pole on the site. Site Constraints Created by Code: The Roadway/Drainage Determination issued 02/09/21 calls for ROW dedications from both NE 4th St and Edmonds Ave NE such that if applied, the site is rendered undevelopable, see attached excerpt from the Determination and Site Plan 1 showing impact of ROW dedication. In this case, following the letter of the Code is impractical. Therefore, a modification of the Code requirement is requested. Special Features and Soil and Drainage Conditions: There are no special features on-site. The site is underlain by Vashon Recessional Outwash which include glaciofluvial sands and gravels deposited over the glacial till in this area. These deposits are typically medium dense and moderately to highly permeable. Infiltration is generally considered feasible under these soil conditions. It is anticipated dry wells will be used for storm water control. Proposed Use: It is proposed to construct a SFR on the site. The house will is a custom home that best fits on the lot with an approximate total livable area of 2500 SF. Access is proposed to be off Edmonds Ave NE via the north ROW. Proposed Off-site Improvements: In recognition of the site constraints, a second Roadway/Drainage Determination was issued dated 10/12/23, see attached copy of excerpt from the Determination. Per the updated Determination, there will be no ROW dedication required. The off-site improvements will include driveway access utilizing a portion of the unimproved north ROW, undergrounding the overhead power line, installing a new streetlight and making renovations to the existing ADA ramp at the Edmonds Ave NE and Ferndale Ave NE intersection. Total Estimated Construction Cost: $500,000 RECEIVED 10/20/2023 lwalker BUILDING DIVISION PR23000157 B23005308 DocuSign Envelope ID: AC572F44-7975-4270-B4C5-E77FA3AC3DB5 4648 Shantel St, Mount Vernon, WA 98274 Cell Phone: 206 714-7161 email: cliff@sitedme.com Estimate Cut and Fill Quantities: Cut 640 CY/Fill 110 CY Trees to be Removed: 4 Fir trees ranging in size from 12” to 24” dia. and 4 deciduous Trees ranging is size from 8” to 10” dia. RECEIVED 10/20/2023 lwalker BUILDING DIVISION PR23000157 B23005308 DocuSign Envelope ID: AC572F44-7975-4270-B4C5-E77FA3AC3DB5 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 3 | Published: 2/1/2018 Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 Website: rentonwa.gov ROADWAY/DRAINAGE IMPROVEMENT DETERMINATION RESULTS Published : 2/1/2018 Project Address/Location: _____________________________ Parcel #(s): ________________________________ Determination results are based on the information provided by the Applicant. Deviations from the submitted information may require that a new Determination Request form be submitted and result in additional requirements. ROADWAY IMPROVEMENTS Street Name(s): __________________________ Roadway Classification(s): ___________________________ NO Right of Way Dedication and NO Street Frontage Improvements Required as the project falls within RMC 4-6-060 Street Standards exemption criteria. Right of Way Dedication and/or Street Frontage Improvements Required per RMC 4-6-060. Fee-in-Lieu Allowed for Street Frontage Improvements (see City Fee Schedule for $/LF of frontage) Modified Right of Way Dedication and/or Street Frontage Improvements Recommended. Fee-in-Lieu Allowed for Street Frontage Improvements (see City Fee Schedule for $/LF of frontage) 4 4XX Edmonds Ave NE 162305-9063 SE 192nd St Residential 4 Both Edmonds Ave NE and NE 4th St are classified as a neighborhood Collector Arterials and are included in the Renton Trails and Bicycle Master Plan. The existing roadway pavement width on NE 4th is approximately 42 feet, and approximately 32 feet on Edmonds. Pavement to the west of the fog line on Edmonds is a paved shoulder that was constructed to accommodate pedestrians and cannot be utilized as a general purpose travel lane. City curb to curb requirements are two 12-foot general purpose lanes, two 6-foot bike lanes, 8 feet of parking on each side, .5 foot of curb, 8 foot planter strip, 8 foot sidewalk and 2 foot clear zone resulting in a right-of-way dedication of 19.5 feet on Edmonds Ave NE and 14.5 feet on NE 4th Street. Dated: 02/09/21 RECEIVED 10/20/2023 lwalker BUILDING DIVISION PR23000157 B23005308 DocuSign Envelope ID: AC572F44-7975-4270-B4C5-E77FA3AC3DB5 Site Plan 1 RECEIVED 10/20/2023 lwalker BUILDING DIVISION PR23000157 B23005308 DocuSign Envelope ID: AC572F44-7975-4270-B4C5-E77FA3AC3DB5 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 3 | Published: 1/10/2022 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 Website: rentonwa.gov ROADWAY/DRAINAGE IMPROVEMENT DETERMINATION RESULTS Published : 1/10/2022 Project Address/Location: _____________________________ Parcel #(s): ________________________________ Determination results are based on the information provided by the Applicant. Deviations from the submitted information may require that a new Determination Request form be submitted and result in additional requirements. ROADWAY IMPROVEMENTS Street Name(s): __________________________ Roadway Classification(s): ___________________________ NO Right of Way Dedication and NO Street Frontage Improvements Required as the project falls within RMC 4-6-060 Street Standards exemption criteria. Right of Way Dedication and/or Street Frontage Improvements Required per RMC 4-6-060. Fee-in-Lieu Allowed for Street Frontage Improvements (see City Fee Schedule for $/LF of frontage) Modified Right of Way Dedication and/or Street Frontage Improvements Recommended. Fee-in-Lieu Allowed for Street Frontage Improvements (see City Fee Schedule for $/LF of frontage) 404 Edmonds Ave NE 162305-9063 Edmonds Ave NE & NE 4th St Collector Arterials 4 Both Edmonds Ave NE and NE 4th St are classified as neighborhood Collector Arterials and are both included in the City of Renton Trails and Bicycle Master Plan. The existing roadway pavement width on NE 4th is approximately 42 feet and Edmonds is approximately 32 feet. Pavement to the west of the fog line on Edmonds is a paved shoulder that was constructed to accommodate pedestrians and cannot be utilized as a general purpose travel lane. City curb to curb requirements are two 12-foot general purpose lanes, two 6-foot bike lanes, 8 feet of parking on each side, .5 foot curb, 8 foot planter strip, 8 foot sidewalk and 2 foot clear zone resulting in a right-of-way dedication of 19.5 feet on Edmonds Ave NE and 14.5 feet on NE 4th St. However, the City will support efforts to retain the existing curb to curb widths on both Edmonds and NE 4th St and retention of the existing planter strip and sidewalk along the NE 4th ST. Additionally the City will support retaining the existing sidewalk-less configuration along Edmonds Ave NE under the condition that the new driveway is located in a manner that can provide the new home connection to the existing sidewalk to the north via potential use of a driveway located in the unimproved ROW and sidewalk connection and ADA sidewalk/ramp improvements to the intersection of Ferndale Ave NE and Edmonds Ave NE. The subject property frontage along Edmonds Ave NE will also be required to provide new street lighting to the existing ROW in a manner consistent with the current City standards and underground any overhead utility lines. The resulting ROW dedication is 0' along both frontages. Dated: 10/12/23 RECEIVED 10/20/2023 lwalker BUILDING DIVISION PR23000157 B23005308 DocuSign Envelope ID: AC572F44-7975-4270-B4C5-E77FA3AC3DB5 Justification for the Edmonds @ 4 th Modification Request Description of Modification: As described below, the required ROW dedications would be 19.5’ on Edmonds Ave NE and 14.5’ on 4th St NE. These dedications would render development of the site impossible. Therefore, in order to provide for development of the site, the City of Renton proposed the following modifications in the project’s Roadway/Drainage Determination updated 10/12/23: Both Edmonds Ave NE and NE 4th St are classified as neighborhood Collector Arterials and are both included in the City of Renton Trails and Bicycle Master Plan. The existing roadway pavement width on NE 4th is approximately 42 feet and Edmonds is approximately 32 feet. Pavement to the west of the fog line on Edmonds is a paved shoulder that was constructed to accommodate pedestrians and cannot be utilized as a general-purpose travel lane. City curb to curb requirements are two 12-foot general purpose lanes, two 6-foot bike lanes, 8 feet of parking on each side, .5-foot curb, 8-foot planter strip, 8- foot sidewalk and 2-foot clear zone resulting in a right-of-way dedication of 19.5 feet on Edmonds Ave NE and 14.5 feet on NE 4th St. However, the City will support efforts to retain the existing curb to curb widths on both Edmonds and NE 4th St and retention of the existing planter strip and sidewalk along the NE 4th ST. Additionally the City will support retaining the existing sidewalk-less configuration along Edmonds Ave NE under the condition that the new driveway is located in a manner that can provide the new home connection to the existing sidewalk to the north via potential use of a driveway located in the unimproved ROW and sidewalk connection and ADA sidewalk/ramp improvements to the intersection of Ferndale Ave NE and Edmonds Ave NE. The subject property frontage along Edmonds Ave NE will also be required to provide new street lighting to the existing ROW in a manner consistent with the current City standards and underground any overhead utility lines. The resulting ROW dedication is 0' along both frontages. Modification Supports the Comprehensive Plan Land Use Element: Approving this Modification Request helps Renton meet the following Goals and Policies: Goal L-B: 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. The parcel is an existing lot in the R-8 zone. Overruling the Road Standards and not requiring ROW dedications fronting this lot will keep the lot as buildable under R-8 zoning thus making it available to building an SFR. Goal L-C: Not requiring ROW dedications from this parcel will help Renton ensure sufficient land capacity to meet the growth targets. Policy L-3: Allowing for development of this vacant parcel helps encourage infill development of single-family units as a means to meet growth targets and provide new housing. Requiring the ROW dedications to stand, serves to impede Renton’s ability to meet this policy. Goal L-I: Utilize multiple strategies to accommodate residential growth, including: • Infill development on vacant and underutilized land in established RECEIVED 10/20/2023 lwalker BUILDING DIVISION PR23000157 B23005308 DocuSign Envelope ID: AC572F44-7975-4270-B4C5-E77FA3AC3DB5 neighborhoods and multifamily areas. The parcel is a vacant lot in an R-8 zone. Other Objectives: Since the proposed modification is not altering the existing ROW developed improvements, they will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. In addition: • The modification will not create substantial adverse impacts to other properties in the vicinity; • Conforms to the intent and purpose of the Code; and • From the description above, is shown to be justified and required for the construction of a SFR on the vacant lot. RECEIVED 10/20/2023 lwalker BUILDING DIVISION PR23000157 B23005308 DocuSign Envelope ID: AC572F44-7975-4270-B4C5-E77FA3AC3DB5