HomeMy WebLinkAboutJ_I Kuan Tao Modification Request.pdfEngineer:
Ali Amirzehni P.E.
Consultant Engineer
3952 112th Ave NE
Bellevue, Washington, 98004
(2060‐288‐3122
Date: November 6, 2018
Development: I Kuan Tao Cultural Center
Subject: Land Use Permit Modification Narrative, 711 Monroe Ave NE, Renton
(Parcel: 7809200075)
The purpose of memo is to request a modification to code RMC4‐6‐060 (frontage improvement) for
above listed address.
The site is located at 711 Monroe Avenue NE in Renton. The site consists of one rectangular shaped
parcel with a total area of about 13,552 square feet. The parcel is 68’ wide and 199’ deep.
The western portion of the site is currently developed with a single‐family residence (1,400 ft2) and
utilized as a cultural center. A driveway extends through the north portion of the property from the east
and Monroe Avenue NE. The remainder of the property is vegetated with grasses, shrubs, and evergreen
trees. The property is bordered to the north and west by single‐family residences, to the south by a
commercial development, and to the east by Monroe Avenue NE.
This project proposes to construction a second story to the existing structure as well as expanded
parking area in the area between the building and Monroe Avenue NE. The facility will continue to be
utilized as a cultural center.
Reason for Justification
This segment of Monroe Avenue consists of existing 60’ right‐of‐way (30’ either side of road center line),
22’ pavement (west bond), curb & gutter, and 5’ concrete sidewalk.
The code requirement is to provide additional 2’ pavement, new curb & gutter, 8’ landscape planter, 5’
new sidewalk, and 7.5’ right‐of‐way dedication.
The code required frontage improvement will stablish the back of new sidewalk 10’ from the back of
existing sidewalk due to adding a 2’ of new pavement and 8’ of planter. The lot frontage width is only
68’ and there is no enough lateral space to adequately taper out from the existing sidewalk and connect
to a new 25’ driveway and then taper back and connect to the existing sidewalk.
The proposed cultural center will have very little impact in terms of function, safety, and access. Most
of the frontage improvement will be in the tapered sections which would be a temporary improvement,
therefore the frontage improvement cost/benefit ratio would be low and would cause substantial
financial burden to the owner.
The requested modification will meet all 6 issues listed in the modification required submittal.
A. The Modification substantially meets the policy directives and objectives of the
current City's Comprehensive Plan. It is the minimum adjustment necessary to meet projected
future use requirements.
B. A new 25’ driveway will be constructed in accordance with fire access requirement. The existing
sidewalk will be will be re‐constructed to connect to the new driveway all in accordance with
the City design standards and specifications. See the attached Grading, Drainage, and frontage
improvement Plan.
C. The existing sidewalk will be maintained, and this will not be injurious to adjacent properties.
D. The 7.5 right‐of‐way dedication will allow all projected critical improvements for future
roadway design, construction, and thus conforms to the intent of the applicable roadway design
code and specifications.
E. As described above, the required frontage improve will not properly fit in the parcel frontage
width of 68’. A new 25’ driveway for fire access will be constructed, and the existing sidewalk
will be will be re‐constructed to connect to the new driveway.
F. Maintaining and utilizing the current roadway section will have no adverse effects on other
properties in the vicinity. The property will be continued to be utilized as a cultural center in
similar capacity.
MONROE AVE NE30'
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LANDSCAPING
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EXIST. CONC. PAVING TO BE REMAINED
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