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HomeMy WebLinkAboutW_Waiver_of_Street_Improvements_250123_v1 kimley-horn.com 1201 Third Avenue, Suite 2800, Seattle, WA 98101 (206) 800- 1889 MEMORANDUM Taylor Bellefeuille, PE Kimley-Horn and Associates, Inc. Date: February 12, 2025 Waivers of Street Improvements This memorandum serves as a formal submission to the City of Renton for a Waiver of Street Improvements. Please see the attached exhibits C1.0 and C1.1. C1.0 details the full extent of the frontage improvements required by the City per the pre-application notes. Comments shown in italics outline this team’s understanding of why certain improvements are infeasible. C1.1 details the proposed alternative frontage improvements on the subject parcel, which consist of a new landscape buffer, sidewalk, and undergrounding of a power line in front of the Bank of America. Below is a narrative that demonstrates how the waiver complies with RMC 4-9-250C.5. a. Required Street improvements would have a negative impact on other properties. -As shown on C1.0: • On SE 180th S and 108th Ave SE, the proposed frontage improvements would impact a significant number of existing trees and shrubs that the development is trying to preserve. This loss of vegetation would reduce the aesthetic appeal of the surrounding businesses and properties. • On 108th Ave SE in front of the shell station – The required ROW dedication would render existing parking stalls and onsite parking lot lighting non-conforming, requiring their removal. This would negatively affect existing businesses, as they depend on this parking and lighting for operation. • Street trenching to underground the existing power line would disrupt all five lanes of traffic along 108th Ave SE and SE 108th St. The construction will require extensive traffic control and cause significant delays. b. In no case shall a waiver be granted unless it is shown that there will be a de minimis effect on the public health, safety or welfare if the improvements are not installed, and that the improvements are not needed for current or anticipated development. - The existing right-of-way is adequate to support both current and anticipated development, ensuring that the absence of full frontage improvements will have a de minimis effect on public health, safety, and welfare. The proposed improvements shown on C1.1 will enhance site accessibility while maintaining the functionality of the existing infrastructure. c. Required street improvements will alter an existing wetlands or stream, or have a negative impact on a shoreline’s area. -Not applicable d. Required improvements will be installed as part of a City project, as identified in the City’s Transportation Improvement Program or similar documentation as determined by the Administrator. -Not applicable e. Existing steep topography would make required street improvements infeasible. -As shown on C1.0: • On SE 180th St, the proposed sidewalk must be constructed in place of the existing ~4' rockery wall. a new retaining structure would be required between the existing storm pond must be redesigned and relocated, affecting the layout of the existing adjacent storm system and potential impacts to existing parking stalls. EX. FIRE HYDRANT TO BE RELOCATED EX. SIDEWALK CONNECTION TO BE REMOVED DEMO EX. SIDEWALK EX. WATER INDICATOR POST TO BE RELOCATED DEMO EX. SIDEWALK EX. TELECOM RISER TO BE RELOCATED EX. STREET LIGHT TO BE REMOVED. LIMITED AREA FOR RELOCATION TO PROVIDE ADEQUATE PARKING LIGHTING REQUIRED. DEMO EX. SIDEWALK EX. STREET LIGHT TO BE REMOVED. LIMITED AREA FOR RELOCATION TO PROVIDE ADEQUATE PARKING LIGHTING REQUIRED. EX. "SHELL" SIGN W/ POWER TO BE RELOCATED EX. STREET LIGHT TO BE RELOCATED EX. POWER JUNCTION BOX TO BE RELOCATED EX. COMMERCIAL VACUUM TO BE RELOCATED EX. FIRE HYDRANT TO BE RELOCATED EX. STREET LIGHT TO BE RELOCATED EX. SIGN TO BE RELOCATED EX. MONUMENT SIGN W/ POWER TO BE RELOCATED EX. HOT BOX TO BE RELOCATED EX. HANDRAIL, ROCKERY WALL, STORM POND, AND CULVERTS TO BE REMOVED. THE PROPOSED SIDEWALK MUST BE CONSTRUCTED IN PLACE OF THE EXISTING ±4' ROCKERY WALL. A NEW RETAINING STRUCTURE WOULD BE REQUIRED BETWEEN THE EXISTING STORM POND MUST BE REDESIGNED AND RELOCATED, AFFECTING THE LAYOUT OF THE EXISTING ADJACENT STORM SYSTEM AND POTENTIAL IMPACTS TO EXISTING PARKING STALLS. DEMO EX. SIDEWALK PROPOSED RETAINING WALL (130 LF, MAX.HEIGHT ±3.0') EX. OVERHEAD POWER LINES TO UNDERGROUND (APPROX. 925 LF) TRENCHING ACROSS STREET TO BE REQUIRED TO UNDERGROUND EX. POWER LINES. TRENCHING WILL IMPACT ALL 5 LANES OF TRAFFIC ALONG 108 AVE SE. THE CONSTRUCTION WILL REQUIRE TRAFFIC CONTROL AND WILL CAUSE TRAFFIC DELAYS. TRENCHING ACROSS STREET TO BE REQUIRED FOR UNDERGROUNDING OF POWER. TRENCHING WILL EXTEND ACROSS ALL LANES WITHIN SE180TH IMPACTING ACCESS TO THE EXISTING RESIDENTIAL ACCESS OFF OF 108 AVE SE AS WELL AS THE PEDESTRIAN ACCESS. PROPOSED RETAINING WALL (180 LF, MAX.HEIGHT ±4.2') BIG O TIRES SH E L L / JA C K S O N S ST A R B U C K S TA C O B E L L BANK OF AMERICA S E 1 8 0 T H S T 108TH AVE SE DESPITE EXISTING ROW MEETING MINIMUM WIDTH REQUIREMENTS,THE PROPOSED SIDEWALK EXTENDS SIGNIFICANTLY OVER EX. ROW AND IMPACTS MULTIPLE OF THE SHELL'S EXISTING APPLIANCES. TO COMPLY WITH TYPICAL STREET SECTION, NARROWING OF THE ROAD TO FIT THE SIDEWALK IN THE ROW IS REQUIRED AND IS NOT FEASIBLE. THE PROPOSED FRONTAGE IMPROVEMENTS WOULD IMPACT A SIGNIFICANT AMOUNT OF EXISTING TREES AND SHRUBS THAT THE DEVELOPMENT IS TRYING TO PRESERVE. WITH ROW DEDICATION, THE EXISTING PARKING STALLS AND ONSITE PARKING LOT LIGHTING BECOME NON-CONFORMING. BUSINESS CANNOT CONTINUE TO FUNCTION IF THESE ARE REMOVED. © BA N K O F A M E R I C A RE D E V E L O P M E N T PR E P A R E D F O R KI T E R E A L T Y G R O U P NO T F O R CO N S T R U C T I O N NO R T H C1.0 RE Q U I R E D FR O N T A G E IM P R O V E M E N T S PROPERTY LINE PROPERTY LINE PEDESTRIAN PATH WITH SPEED TABLE OLDCASTLE GGI-1500 1500-GAL GREASE INTERCEPTOR (2) BIKE RACKS PARKING FOR 4 BIKES TRASH ENCLOSURE PROPOSED SERVICE RAMP "EXIT ONLY - DO NOT ENTER" SIGN "DRIVE THRU ONLY" SIGN "EXIT ONLY" SIGN "STOP" SIGN DETECTABLE WARNING STRIP AT BOTH ENDS OF DRIVE AISLE CROSSING PROPOSED BUILDING OVERHEAD, TYP PROPOSED CONDUIT, TYP. 4" WIDE LANE LINE PEDESTRIAN CROSSWALK STRIPING PEDESTRIAN CROSSWALK STRIPING PEDESTRIAN CROSSWALK STRIPING PARKING STRIPE (TYP.) PERPENDICULAR CURB RAMP ADA PARKING SIGNS SITE FENCE PROPOSED FRONTAGE IMPROVEMENTS UNDERGROUND OF EXISTING POWER LINE UNDERGROUND POWER LINES AT EX. POWER POLE UNDERGROUND POWER LINES AT EX. POWER POLE ± 219 LF OF EX. OVERHEAD POWER LINES TO BE RELOCATED UNDERGROUND PROP. 5.0' LANDSCAPING PROP. 5.0' SIDEWALK © BA N K O F A M E R I C A RE D E V E L O P M E N T PR E P A R E D F O R KI T E R E A L T Y G R O U P NO T F O R CO N S T R U C T I O N LEGEND PROPERTY LINE SETBACK LINE EASEMENT 6" CONCRETE CURB PAVEMENT MARKINGS CONCRETE PAVEMENT PROPOSED ASPHALT PROPOSED ROCKERY PROPOSED BIKE RACK PROPOSED WATER METER PROPOSED OVERHEAD CLEARANCE BAR NORTH C1.1 PR O P O S E D FR O N T A G E IM P R O V E M E N T S