HomeMy WebLinkAboutEX11_ModificationJustification
Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 407 Swiftwater Blvd, Cle Elum,
WA 98922
Phone: (425) 392-0250 Fax: (425) 391-3055 Phone: (509) 674-7433 Fax: (509)
674-7419
www.EncompassES.net
Relevant Standards
The following modification is requested from the relevant standards to the proposed alternative
indicated below:
• 156th Ave SE is classified as a Minor Arterial street. Existing right-of-way (ROW) width is
approximately 60 feet with an existing paved width of approximately 30 feet. To meet the City’s
complete street standards for Minor Arterial streets, minimum ROW is 91 feet. Per City code 4-
6-060, half street improvements shall include a pavement width of 54 feet (27 feet from
centerline), a 0.5-foot curb, and 8-foot planting strip, an 8-foot sidewalk, a 2-foot clear space at
the back of walk, street trees and storm drainage improvements.
Proposed Modification
The Estates at Quail Ridge project site is located at XXXXX & 12816 156th Ave SE, Renton, WA and is
situated on 1.07 acres (46,483 square feet). The subject property is identified by tax parcel numbers
366450-0170 and 366450-0175 (see Figure 1 on the following page). The subject property is situated
within residential zoning (R-4), and the applicant is proposing a short plat including three separate lots.
Per Section 4-6-060 of the City of Renton code (street standards), the minimum design standard for
Minor Arterial streets is a pavement width of 54 feet (27-feet from centerline), a 0.5-foot curb, 8-foot
planter strip between curb and walk, 8-foot sidewalk, and street trees and storm drainage
improvements.
A modification is requested from this standard. The proposed alternative includes a modified frontage
along 156th Ave SE due to the Renton Trails and Bicycle Master Plan for 156th Ave SE for use with a
designated bike lane. The required half-street frontage improvements shall consist of a 22-foot paved
roadway (consisting of one 11-foot travel lane, a 6-foot turn lane, and a 5-foot bikes lane), a 0.5 foot
curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drain improvements. Dedication
of approximately 5.5 feet is required.
A map of the existing improvements and the proposed frontage plan are included on the following
pages.
If you have any questions, please email or call me – thank you!
Sincerely,
Encompass Engineering & Surveying, Inc.
Sam Salo, Professional Engineer
Estates at Quail Ridge
Modification Request: Justification
Figure 1 Subject Property
Estates at Quail Ridge
Modification Request: Justification
Figure 2 Proposed Frontage Plan