HomeMy WebLinkAboutJ_Modification Request_240222_v1.pdfEncompass
ENGINEERING & SURVEYING
Date: February 21, 2024
To: City of Renton — Department of Community and Economic Development
From: Encompass Engineering & Surveying on behalf of Mike Elliott
Re: Street Modification Criteria, Index Ave Townhomes LUA23-000381
In addition to the narrative submitted with the modification request, responses to the following criteria
are provided below.
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;
Per the Comprehensive Plan Land Use Designation Map, the project is within RHD- Residential
High Density. This project will add two new townhome units to an existing lot which already has
a duplex unit. The proposed development is consistent with the development in the surrounding
vicinity. Furthermore, the project falls in line with Renton's Land use goal to "Ensure land capacity
to meet the growth targets" by adding two additional townhome units.
Policy L-2 is to support compact urban development, transit use, land use efficiency and
maximized public investment in infrastructure and services. The multi -story townhome units
maximize the buildable area and the lot is located in a high density area of the City which is served
by regional transit. The proposed development to add 2 more dwelling units to the lot maximizes
the density allowed in the zone. The City has already invested in frontage improvements on NE
16"' St to serve the community which we seek to preserve while adding frontage improvements
on Index Ave NE that will further benefit the community.
Per the Community Planning Areas Map, the project is within the Highlands planning area. This
project meets the community planning goal to "assure sensible growth and development,
consistent with the Comprehensive Plan." This project will create two additional dwelling units on
an existing lot, maximizing the potential of the lot and creating infill units in a High Density area
that is under-utilized. Without this modification, the costs of undergrounding utilities make the
redevelopment of this lot infeasible, and the opportunity to add dwelling units and maximize the
use of the lot and the surrounding community resources is lost.
Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 108 East 2"d Street, Cle Elum, WA 98922
Phone: (42S) 392-0250 Fax: (425) 391-3055 Phone: (509) 674-7433 Fax: (509) 674-7419
www.EncompassES.net
City of Renton — Department of Community and Economic Development
Index Ave Townhomes Street Modification Request
02/21/2024
Page 1 2
b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment.
The existing power poles on NE 161h St and Index Ave NE are fully functional, easily accessible and
provide no safety hazard, or environmental danger to the public. These power poles and lines run
east -west on the north side of 16"' from Index to Edmonds and there does not appear to be any
conflicts or safety concerns along that path that fronts our project proposal. Similar conditions
exist for the 2 poles on Index Ave NE. The appearance and maintainability of the poles along the
project frontage will remain consistent and the proposed frontage improvements on Index Ave
NE will improve the safety and appearance of the pedestrian walkway. Undergrounding the lower
lines along Index Ave NE will provide greater clearance area for mature street trees. There will be
no driveway access from Index Ave NE, so there should be no other safety concerns.
C. Will not create substantial adverse impacts to other properties in the vicinity
Retaining the existing power poles on NE 16"' St and Index Ave NE will create no adverse impacts
to other properties in the vicinity. The undergrounding of power will create temporary
construction and traffic control impacts which will affect surrounding properties in a much greater
capacity than retaining the existing system. In addition to the inconvenience factor to neighboring
properties, undergrounding all of the power would require removing and disturbing the recent
improvements on NE 16" St which would likely seem wasteful and unnecessary to adjacent
properties that were already impacted by those improvements just a few years ago.
d. Conforms to the intent and purpose of the Code
The intent of code in 4-6-090 Utility Lines -Underground Installation, is to lower maintenance cost
and frequency of power line repairs and improve street aesthetics. There may be potential for
lower maintenance costs for the poles and power lines with undergrounding, but it is insignificant
compared to the costs of fully undergrounding the power at this site. The project site has no trees
or vegetation that would cause any maintenance issues in the existing power lines (i.e. trimming
overgrown trees or storm clean up).
The frontage improvements have already been installed on NE 16t" St including a curb that bulbs
out at the intersection and provides more separation from the power pole to the street reducing
the chance of the pole being damaged by vehicles. Other previously installed frontage
improvements on NE 16"' St include new sidewalks and landscaping.
The overall aesthetic of the perimeter of this lot will only get better once the project landscaping
is installed as the common open space area is located at the SE corner of the lot and additional
low vegetation will be placed around the pole. The power lines on NE 16`h St are the higher
City of Renton — Department of Community and Economic Development
Index Ave Townhomes Street Modification Request
02/21/2024
Page 13
primary lines and make very little visual impact to pedestrians and cars. On Index Ave NE, we will
be installing new frontage improvements and will underground the lower power and utility lines
at that time. Street trees will be installed, but maintenance concerns to the higher power lines
are not anticipated as appropriate street tree varieties are proposed. The pole on Index Ave NE is
located at the northeast corner of the lot which makes very little visual impact. Additional
landscaping proposed at that corner of the lot provides further landscaping screening around that
pole.
The requirement to underground the power on this small project would likely have little to no
measurable impact to future maintenance or aesthetics, but will have significant effect on the
feasibility of this project due to the very high costs.
e. Can be shown to be justified and required for the use and situation intended
The retention of the above ground upper power lines and power poles along the project site
frontage is justified by the extremely high ($300,000+) cost of undergrounding everything, making
the redevelopment of the site financially infeasible. The frontage of the site along NE 16th St has
already been improved to the current city standards by the City of Renton. The undergrounding
of utilities would necessitate the removal and rebuilding of this already conforming frontage area,
for minimal public benefit. On Index Ave NE we agree to underground the lower power/utility
lines at the time we construct frontage improvements as suggested in the email from Alex
Morganroth on 2/19/2024. The upper power lines and pole would remain on -site to reduce costs
to a manageable amount that makes the new development feasible. This modification of RMC 4-
6-090 allows new housing to be developed, maximizes the full R-14 zoning potential of the site,
and improves the conditions of the roadway and adjacent utilities to a higher standard than
currently exists without the development.
Respectfully submitted,
Amy Donlan Sam Salo, PE Mike Elliott
Land Use Planner Civil Engineer Property Owner