HomeMy WebLinkAboutM_Modifcation_Request_3_191218_v1 55 South Atlantic Street • Suite 301 • Seattle, WA 98134 • 206.682.7525 / Fax. 206.682.7529
Wednesday, December 18, 2019
City of Renton
Dept. of Community and Economic Development
1050 S. Grady Way
Renton, WA 98057
RE: Modification Request to Street Frontage Improvements on Duvall Ave NE
Site: 1625 Duvall Ave NE KC Parcel #: 516970-0129
Permit #: PRE 17-000639
Project Name: 1625 DUVALL AVE NE OFFICE BUILDING
Current Requirements: The proposed development fronts Duvall Avenue NE along the east property line.
Duvall Avenue NE is classified as Principal Arterial Road. Existing right-of-way width is approximately
86-96 feet. To meet the City’s complete street standards for Principal Arterial streets, the minimum right-
of-way is 103 feet. 13 feet of right-of-way shall be dedicated. Per RMC 4-6-060, half street improvements
shall include a pavement width of 66 feet (33 feet from centerline), a 0.5-foot curb, an 8-foot planting
strip, an 8-foot sidewalk, street trees, and storm drainage improvements.
Proposed Modifications: The City has identified in Oct. 12, 2017 pre-application response letter that the
City’s transportation group has determined and will support an alternate standard to match the establish
standard street section for Duvall Avenue NE. The City has indicated that it will allow retention of the
existing curb-line and pavement width on condition that the developer be required to install a new 8-foot
wide planting strip behind the existing curb and a new 8-foot sidewalk behind the planter strip. 13 feet of
right-of-way is being dedicated per code. Additional right-of-way will be provided at the corner to allow
for an associated new ADA ramp. There are no similar improvements in the nearby area and there is little
likelihood that additional improvements will be needed within the next ten years. (RMC 4-9-250C.5.d)
Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this
Title, the Department Administrator may grant modifications for individual cases provided they shall first
find that a specific reason makes the strict letter of the Code impractical, that the intent and purpose of the
governing land use designation of the Comprehensive Plan is met and that the modification is in
conformity with the intent and purpose of this Code, and that such modification:
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 street improvements are consistent with elements of transportation policies such as policy T-1
that public streets are planned, designed, constructed, and maintained for safe convenient travel of
55 South Atlantic Street • Suite 301 • Seattle, WA 98134 • 206.682.7525 / Fax. 206.682.7529
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all users – motor vehicle drivers as we as pedestrians, bicyclists, and transit riders of all ages and
abilities. Duvall Avenue NE is identified in the Renton Trails and Bicycle Master Plan (2009) as an
important bicycle route. The improvements also support pedestrian access to possible BRT
expansion on nearby NE Sunset Boulevard (SR 900).
b.) Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment;
Safety: The street portion of the project is consistent with existing traffic flows and patterns. The
sidewalk portion of the project provides a wider sidewalk, set back from the street behind a
planting strip, important along a busy arterial. The regrading of the slopes and elimination of the
steep retaining walls help improve safety.
Appearance: The street improvement is consistent with adjacent commercial frontages.
Environmental: The improvements include new street trees and landscaping.
Maintenance: Maintenance issues are consistent with standard city required street improvements.
c.) Will not be injurious to other property(ies) in the vicinity;
No foreseen impacts.
d.) Conforms to the intent and purpose of the Code;
The improvements are largely consistent with requirements for primary arterials.
e.) Can be shown to be justified and required for the use and situation intended; and
The site is located at the edge of a commercial area and the conditions to the south along Duvall
include an existing 6-foot sidewalk with no planting strip and an additional turn lane. The new 8-
planter + 8-foot sidewalk proposed is much more consistent with the current standards than the
existing neighboring condition to the south.
Many of the design objectives of the building support the idea of the building as a transition
between commercial and residential uses. The proposed street improvements are also consistent
with this idea of transitioning between commercial and residential areas.
f.) Will not create adverse impacts to other property(ies) in the vicinity.
The result of these street improvements will improve visibility at the corner and provide wider and
safer sidewalks.