HomeMy WebLinkAboutJ_Justification_Letter_180111_v1o PACIFIC ENGINEERING DESIGN, LLC
CIVIL ENGINEERING AND PLANNING CONSULTANTS
January 11, 2018
Jill Ding, Senior Planner
Community & Economic Development Planning Division
City of Renton
1055 S. Grady Way
Renton, WA 98055
Subject: Green's Landing Preliminary Short Plat - Request for Street Modification (NE 2nd Street
& Hoquiam Avenue NE)
Jill,
As part of the Green's Landing Preliminary Short Plat application, we are requesting a
modification from standards for the design section of both NE 2nd Street & Hoquiam Avenue NE
along our site frontage.
Both streets are classified as residential access streets. Per RMC 4-6-060, the current requirement
for landscape strips along residential access streets is an 8 -foot planter strip located between the
back of curb and the sidewalk. Per direction from city staff during the pre -application phase of
this project, we are proposing to place the sidewalk flush with the back of curb, placing the 8 -
foot planter strip behind the sidewalk, rather than between the sidewalk and the curb. This will
match the sidewalk design on the east side of Hoquiam Avenue NE (opposite our site) between
NE 2nd Street and NE 2nd Place, and both sides of NE 2 n Street to the east of Hoquiam Avenue
NE.
Decision Criteria in granting modifications such as this requires that the modification meet the
following six justification points:
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;
This modification implements a design for both NE 2nd Street and Hoquiam Avenue NE
that meets objectives put forth by city staff and exactly matches the current sidewalk
pattern already constructed along both NE 2nd Street and Hoquiam Avenue NE.
Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment;
This modification implements all objectives intended by the code requirement and is
designed based on sound engineering judgement.
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City of Renton: Jill Ding 2 January 11, 2018
Green's Landing — Street Modification Request (NE 2nd St. / Hoquiam Ave. NE) PED Project No. 15020
Will not be injurious to other property(ies) in the vicinity;
As designed for the Green's Landing Preliminary Short Plat, this street modification will
not be injurious to any properties in the vicinity.
Conforms to the intent and purpose of the Code;
This modification meets the requirement of providing an 8 -foot planter strip as required by
the code. Our landscape plans show a thoroughly planted 8 -foot landscape strip behind the
modified sidewalk.
Can be shmm to be justified and required for the use and situation intended;
This modification meets the requirement of providing an 8 -foot planter strip as required by
the code and matches the street section of other recent development projects immediately
adjacent to this project along both street corridors, providing a uniform design for both
streets.
Will not create adverse impacts to other property(ies) in the vicinity. (Ord. 4517, 5-8-1995; Ord.
4802, 10-25-1999; Ord. 5100, 11-1-2004; Ord. 5137, 4-25-2005; Ord. 5369, 4-14-2008)
As designed, this modification will not create any adverse impacts to other properties in the
vicinity.
If you have questions, comments, or need additional information, please contact me at your
convenience. Thank you.
Sincerely,
PACIFIC ENGINEERING DESIGN, LLC
Lo E. La n, Project Manager