HomeMy WebLinkAboutJ_Modification_Request_Street_Modifications_190521_v1
5326 SW Manning Street, Seattle WA 98116 Cell Phone: 206 714-7161
www.sitedme.com email: cliff@sitedme.com
Development Management Engineers, LLC
The Developer’s Engineering Advocate
May 15th, 2019
City of Renton
Community and Economic Development
1055 South Grady Way
Renton, WA 98057
Subject: Chateau Valley Tower
4320 Davis Ave S, Renton - PRE-000370
Street Modification Request
Project Description and Existing Conditions:
The proposed expansion is a continuation of the Chateau Valley Center project completed
in 2005. This Phase 2 is for construction of the Tower portion of the development which
will be physically connected to the existing building and located on the adjoining
property in the City of Renton at 4320 Davis Avenue S. The existing right-of-way
(ROW) width is 50 feet with frontage improvements on both sides of the roadway.
Davis Ave S functional classification is Commercial Mixed Use and Industrial street. Per
RMC 4-6-060.F.2 the minimum width is 69 feet.
Proposed Street Modification:
It is proposed that the existing ROW of 50 feet be retained with the existing road section
and frontage improvements.
Justifications for the Modification Requests:
The proposed Chateau Valley Center Expansion is located at 4320 Davis Ave S with
a frontage length of approximately 186 feet. The Street Modification Request is to
retain the existing ROW of 50 feet on Davis Ave S and to retain the existing
roadway section.
The Davis Ave S roadway has been built to the previous standard based on the 50-
foot ROW. The road section appears to consist of two 10-foot travel lanes, an 8-foot
parking space on the west side of the road plus a curb and gutter, 5-foot planter
strip and 5-foot sidewalk on both sides of the roadway.
Davis Ave S is a very short street running approximately 1,050 feet in length
starting at S 43rd Street and ending at a cul-de-sac just south of S 45th Place. In
addition to the existing Chateau Valley Center, the road serves a large surface
parking lot for the Valley Hospital on the west side of the roadway as well as a large
5326 SW Manning Street, Seattle WA 98116 Cell Phone: 206 714-7161
www.sitedme.com email: cliff@sitedme.com
apartments complex which is accessed through the cul-de-sac. The roadway is lined
with mature trees making it a very attractive amenity to the area and probably
providing a traffic calming effect, especially after leaving the heavily travelled
SR167 and S 43rd St.
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;
Although under the Comprehensive Plan, the area may be classified as
Commercial Mixed Use, the land use is multifamily plus a private
parking lot for Valley Medical Center staff. We believe retaining the
existing street section provides consistency for the users of the street. In
comparison to requiring street widening and road and sidewalk
realignment for a small portion of the roadway, retaining the existing
improvements is considered a minimal adjustment to the standards.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment;
The present roadway being heavily tree lined is very attractive in
appearance and probably provides, from an engineering judgement, an
effective traffic calming feature which because of slow moving vehicles in
and out of the parking lot and pedestrian traffic to the Valley Medical
Center is a recognizable benefit.
c. Will not be injurious to other property(ies) in the vicinity;
Not requiring roadway improvement adjustments will not impact the
existing properties nor traffic patterns on the roadway. Approving this
modification request will be a good thing.
d. Conforms to the intent and purpose of the Code;
We believe this modification meets the intent and purpose of the RMC
e. Can be shown to be justified and required for the use and situation intended;
We believe this modification is justified and required for the use and
situation intended because the existing development along Davis Ave is
multifamily and a private parking lot for Valley Medical Center. Both the
existing multifamily and the new proposed multifamily have parking
onsite which is in excess of their needs as clearly specified in our Traffic
5326 SW Manning Street, Seattle WA 98116 Cell Phone: 206 714-7161
www.sitedme.com email: cliff@sitedme.com
engineers study which is a part of this submission. Our current
multifamily building does not utilize any on-street parking. We believe
retaining the exiting improvements well serves the needs of the
neighborhood and for this reason the modification request is justified.
f. Will not create adverse impacts to other property(ies) in the vicinity.
This modification of retaining the existing road section and configuration
will definitely not create adverse impacts to the other properties in the
neighborhood and if fact, we believe supports the functioning of the
street.
If you have any questions or need further information, please advise. Otherwise, we look
forward to receiving approval of this street modification request.
Respectfully, yours
Cliff Williams
Cliff Williams, PE