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HomeMy WebLinkAboutJ_ROW Modification Justification_Goldsmith_190507_V1L:\2018\18067\2 COORDINATION\CORRESPONDENCE\ROW Modification Justification 2019-5-7.docx DALPAY SHORT SUBDIVISION Modification Justification Mount Baker Place NE; Reduced right-of-way Included in the Dalpay 5-lot short plat application is our request for a Modification to Renton Municipal Code 4-6-060.F.2 Right-Of-Way requirements. Per the Minimum Design Standards Table, a Residential Access requires a 53-feet right-of-way. Mount Baker Place NE abuts the northerly boundary of the proposed short plat and is planned to be extended into the site as a permanent cul-de-sac. As depicted on the short plat, the existing right-of-way of Mount Baker Place NE is 42-feet wide with sidewalk on both sides. The Applicant requests a Modification to the required right-of-way width to allow the proposed extension of Mount Baker Place NE to be 42-feet wide matching the existing roadway. Mount Baker Place NE currently extends to the south from NE 17th Street approximately 200 feet to the proposed short plats northerly boundary. The existing roadway serves 5 lots. The proposal would extend Mount Baker Place NE approximately 250 feet into the site, ending in a permanent cul-de-sac. At completion, Mount Baker Place NE would be approximately 450 feet long and serve 10 lots (5-lots proposed with this short plat application). The request for a Modification includes; a reduction to 42-feet of right-of-way; no planting strips in order to match the existing roadway, and; provide 31 feet of paving instead of 26 feet. The existing improvements to Mount Baker Place NE include two 16-foot lanes (face of curb to face of curb – 32 feet), 0.5-foot curb and 5-foot wide sidewalk. As constructed, on either side of the roadway the sidewalk extends 0.5-feet outside of the right-of-way onto private property. The proposed improvements include two 15.5-foot lanes (face of curb to face of curb), 0.5-foot curb and 5-foot sidewalk all located within the right-of -way. As required, the written statements below (in bold) address and justify how the modification request complies with each of the following issues to be considered by the Administrator (in italics). a. 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; The Modification is the minimum necessary to provide for required road and pedestrian improvements while at the same time maintaining continuity with the existing neighborhood to the north. The reduced right-of-way will efficiently provide essential public facilities, including sidewalks on both sides of the street, while at the same time minimizing impact via the reduced footprint of the improvements, as required by Land Use Policy L-6. The proposed right-of-way improvements would promote a safe, healthy, and attractive community consistent with existing development, as required by Goal L-BB of the Comprehensive Plan. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgement; DALPAY SHORT SUBDIVISION May 2019 Modification Justification Mount Baker Place NE; Reduced right-of-way L:\2018\18067\2 COORDINATION\CORRESPONDENCE\ROW Modification Justification 2019-5-7.docx The proposed, modified road extension will effectively match the existing right-of- way and improvements on Mount Baker Place NE. The proposed right-of-way and improvements are consistent with current King County Road Design and Construction Standards for a Minor Access or Subaccess roadway. Safety, function, appearance, environmental protection and maintainability standards will be met by the proposed roadway which is consistent with the existing right-of-way and meets the standards of other jurisdictions, including King County. Note that the existing roadway was constructed, and the neighborhood developed while within King County’s jurisdiction prior to annexation by the City of Renton. c. Will not be injurious to other property(ies) in the vicinity; The proposed roadway is consistent with right-of-way and roadway improvement standards of other jurisdictions, including King County. Matching the existing roadway will provide 31-feet of paving which is wider than the Residential Access standard of two 10-foot lanes and 6-feet of parking on one side. The proposed road width will provide 11-feet of parking on one side which will help ensure 20-feet of clear travelled way for emergency services. d. Conforms to the intent and purpose of the Code; Except for planting strips which the existing Mount Baker Place NE does not have, the proposed, modified right-of-way would meet / exceed the lane width requirement and provide the required curb, gutter and sidewalk on both sides. The Modification request is to minimize the right-of-way to 42-feet, provide 31-feet of road width (instead of 26-feet), and have no planting strips. e. Can be shown to be justified and required for the use and situation intended; and The requested Modification can be shown to be justified and required for the use and situation as the requested modification allows the proposed road extension to match the existing right-of-way and improvements on Mount Baker Place NE. The Applicant requests the Modification in order to provide consistent road improvements for continuity within the neighborhood. f. Will not create adverse impacts to other property(ies) in the vicinity. The proposed Modification will not create adverse impacts to other properties as the Modification is a request to extend Mount Baker Place NE utilizing the same standards (less 1-foot of paving) as the existing roadway. The proposed improvements under the Modification provide an additional 5-feet of paving than is required under current standards for a Residential Access road and includes sidewalk on both sides of the roadway. As stated above, the planned right-of-way and improvements meet the requirements for a Minor Access or Subaccess roadway under King County Road Design and Construction Standards.