HomeMy WebLinkAboutJ_Written_Justification_Waiver_170407_v1
Engineers Surveyors Planners
620 7th Ave
Kirkland, WA 98033-5565
Phone: (425) 827-3063
Fax: (425) 827-2423
Toll Free: (800) 962-1402
www.drstrong.com
March 17, 2017
Project No. 16041
Clark Close
City of Renton
1055 S Grady Way
Renton, Washington 98057
Re: Cedars at the Highlands Preliminary Plat, PRE16-000524
Dear Mr. Close:
This letter is provided to formally request modification from RMC 4-6-060. Specifically, the
half-street frontage improvements required for 162nd AVE SE.
Background
The Project is proposing to leave the frontage of 162nd AVE SE unimproved, due to the
existing conditions of the right of way.
Waiver Requested
RMC 4-6-060, Street Standards, F. Public Street Right-Of-Way Design Standards: The
minimum level of street improvements required are listed in the following tables including but
not limited to curbs, planting strips, sidewalks, and lighting. The applicant is proposing to not
construct half street improvements on 162 nd AVE SE.
Per the RMC 4-9-250 Variances, Waivers, Modifications, and Alternates: C. Waiver
Procedures: 5. Decision Criteria for Waivers of Street Improvements:, in order to approve a
waiver request, reasonable justification shall include but not be limited to the following:
a. Required street improvements will alter an existing wetlands or stream, or have a
negative impact on a shoreline’s area.
b. Existing steep topography would make required street improvements infeasible.
c. Required street improvements would have a negative impact on other properties, such
as restricting available access.
d. There are no similar improvements in the vicinity and there is little likelihood that the
improvements will be needed or required in the next ten (10) years.
e. In no case shall a waiver be granted unless it is shown that there will be
no detrimental effect on the public health, safety or welfare if the
Clark Close
March 17, 2017
Page 2 of 2
improvements are not installed, and that the improvements are not needed for current or
future development.
Justification
a. There exists a Type Ns Stream that currently runs through the right-of-way dedicated for
162nd AVE SE. This unnamed stream runs from the proposed project site and dedicated ROW
for 162nd AVE SE to parcel 430480-0390 which is a Critical Area Tract dedicated by Liberty
Gardens. Altering the existing conditions of 162nd AVE SE would impact the critical area in
Liberty Gardens.
b. Existing topography in the buffer area of the unnamed Type Ns Stream includes
topography grades of up to 20% for a span of approximately 60’. This area is unsuitable for
frontage improvements due to excessive slopes.
c. Disturbing the natural path and discharge location of the unnamed Type Ns stream
would cause a negative impact to the Liberty Gardens development, as it would alter the
upstream/tributary conditions of the critical area parcel that exists adjacent to the right-of-way.
d. The entirety of 162nd AVE SE from SE 140th ST to SE 144th ST is currently improved
with a drainage swale and pedestrian path. No adjacent parcels along this span have street
improvements or indicate future needs for vehicle movement along 162nd AVE SE.
e. The waiver of street improvements request will cause no detrimental effects on public
health, safety, or welfare. Half street improvements would only disrupt the existing location of
the Type Ns Stream and cause disruptions to the existing pedestrian path and drainage swale
that exist along 162nd AVE SE.
Thank you for your time and consideration in this matter. Should you have any questions or
request any clarifications, please do not hesitate to contact me.
Sincerely yours,
D. R. STRONG Consulting Engineers Inc.
Yoshio L. Piediscalzi, P.E.
Project Engineer
YLP
R:\2016\0\16041\3\Documents\Approved Deviations & Variances\Frontage Improvements\L16041_170208_CoryThomas.docx