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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