HomeMy WebLinkAbout2018.10.16_Napoli_CoR Land Use Modification Narrative.pdf
Date: 2018.10.16
To: Scott Warlick, Engineering Specialist II / CED From: Devlin Rose, Associate Architect
City of Renton, Building Division McCullough Architects
1055 S Grady Way 5700 Corson Ave S
Renton, WA 98057 Seattle, WA 98108
RE: Land Use Permit Modification Narrative, 3111 Mountain View Ave N (B18003551)
Dear Scott Warlick,
This letter is in regards to building permit B18003551 at 3111 Mountain View Ave N, parcel #3342103860,
specifically a request for an exemption to the required Right of Way Dedication and/or Street Frontage
Improvements Required per RMC 4-6-060.
Project Narrative:
A new single-family residence (3,979 SF of impervious coverage) along the shoreline of Lake Washington and
along the existing and proposed Eastside Rail Corridor Trail. The existing home has been removed along with
significant amount of existing impervious surfaces. In accordance with the Shoreline Master Program, the new
residence and lot shall include modifications that benefit the local Stream and Lake habitats. The lot is
approximately 180’-0” deep from the easterly property line at the Right-of-Way towards the OHWM along Lake
Washington. The lot is approximately 63’-4” wide, north to south. No existing ROW designations are in place at
neighboring properties along the entirety of Mountain Ave N along the proposed East Side Rail Corridor Trail.
Proposed Modification:
The proposed code section being modified is RMC 4-6-060. The easterly segment of the streetfront of the
property along Mountain Ave N is directly adjacent to the existing/proposed Eastside Rail Corridor Trail that is
currently being enhanced and developed further by the City of Renton and King County. The existing
conditions at the ROW along the streetfront directly abuts Mountain Ave N have no sidewalk nor street parking.
The proposed ROW shall perform no new work here. Landscaping in accordance to Shoreline Master Program,
walkway access, and drive access (less than existing) are proposed at this area.
Modification Reasoning:
The modification ROW dedication and/or Street Frontage Improvements, as per the guidance of the City of
Renton’s staff, support to keep the existing frontage improvements given the proximity to the future East Side
Rail Corridor Trail. The proposed residence is directly adjacent and along the East Side Rail Corridor Trail thus
allowing for a substantially safer and larger capacity thoroughfare for pedestrians and cyclists than ROW
improvements per RMC 4-6-060. The inclusion of ROW improvements per RMC 4-6-060 would cause
substantial financial burden and not be in accordance with surrounding development ROW designations in
regards to neighboring properties where no ROW improvements have been implemented along the proposed
East Side Rail Corridor Trail.
Justification for the Modification Request:
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. Similarly, the proposed ROW dedication will allow necessary safety, function, and maintainability for
future appropriate use of the roadway.
c. The reduced dedication will not be injurious to adjacent properties.
d. The reduced dedication shall allow for all projected critical improvements for future roadway design,
and thus substantially conforms to the intent of the applicable roadway design code and specifications.
e. As noted above, the site fronts the future East Side Rail Corridor Trail. That is good reason per
justification for use and for the intended situation. It has been determined by the City of Renton staff
that the existing ROW is appropriate.
f. The reduced dedication will have no adverse effects on other properties in the vicinity.
Summary:
The modified ROW dedication will still meet City of Renton road improvements for Mountain Ave N and will still
allow for a good and reasonable new residence to be constructed on the site. Furthermore, the reduced
impervious coverage, reduced impact on the Streams and Lake habitats, and street frontage improvements are
a net positive in terms of frontage to the existing roadways and future East Side Rail Corridor Rail Trail.
Questions relating to this narrative may be directed to me.
Respectfully,
Devlin Rose
Associate Architect, McCullough Architects
devlin@mccullougharchitects.com