HomeMy WebLinkAboutJ_Modification_Request_Justification_10302020_v1
Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 407 Swiftwater Blvd., Cle Elum, WA 98922
Phone: (425) 392-0250 Phone: (509) 674-7433
www.EncompassES.net
Modification Request
The following modification is requested from the relevant standards to the proposed alternative indicated
below:
• RMC 4-6-060.H(2) states that a cul-de-sac and fire sprinkler system is required when a street is
between 500’ and 700’ in length
o Deviation is requested to allow a hammerhead turnaround meeting design approved by
the Administrator and the Fire Department in lieu of a cul-de-sac.
Introduction
Mangat Preliminary Short Plat proposes a total of two (2) single family residential lots, one (1) net new
residence, within 0.49 acres/21,412 SF located at 1415 North 24th Street, Renton, WA 98056, and is
identified by parcel number 334450-0234. The site currently has an existing single-family residence
which will be removed and replaced. The project is located within R-6 residential zoning allowing for a
density between 3 and 6 dwelling units per acre, a density of 4.3 dwelling units is currently proposed.
The project’s Pre-Application meeting was held with the City of Renton and Renton Regional Fire
Authority on June 29th, 2020.
The project site is located on a dead-end street (N 24th ST) near the intersection of that street with
another dead-end street, Meadow AVE N (see Figure 1). There is not a fire apparatus turnaround,
hammerhead, or cul-de-sac, at the terminus of either dead end street. Thus, the surrounding
neighborhood in the vicinity of the project site does not currently have an adequate fire apparatus
turnaround. The intersection of N 24th ST and Meadow AVE N currently has inadequate turning radii and
pavement width to act as a sufficient hammerhead turnaround. Additionally, the lengths of the dead-
end roads exceed 300’, and per standard would require a 90’ diameter cul-de-sac type turnaround. The
proposed alternative contained within requests a deviation from code to allow for a hammerhead type
turnaround on a dead-end road longer than 300’. The alternative proposes improving the existing
intersection of N 24th ST and Meadow AVE N to meet fire apparatus hammerhead turnaround
requirements in lieu of the cul-de-sac type turnaround.
The proposed alternative was selected because it is the best solution given the limited width and area
available within the given ROW and subject property, and because it supports orderly and predictable
residential development. There are several examples of a hammerhead working as an adequate
emergency turnaround city-wide.
Mangat Preliminary Short Plat
Modification Request – Fire Apparatus Turnaround
10-30-2020
Page 2 of 10
Figure 1 Existing Conditions – Vicinity Map
Mangat Preliminary Short Plat
Modification Request – Fire Apparatus Turnaround
10-30-2020
Page 3 of 10
Justification
Modification Request
The following modification is requested from the relevant standards to the proposed alternative indicated
below:
• RMC 4-6-060.H(2) states that a cul-de-sac and fire sprinkler system is required when a street is
between 500’ and 700’ in length
o Deviation is requested to allow a hammerhead turnaround meeting design approved by
the Administrator and the Fire Department in lieu of a cul-de-sac.
Notwithstanding the deviation requested above. The proposed alternative meets all other relevant
elements of RMC 4-6-060.H. including fire sprinkling the proposed new homes. The hammerhead
turnaround at the intersection of Meadow AVE N and N 24th ST, will be accessible at all times for
emergency and public service vehicle use. Adequate signage and markings will be installed to restrict
parking within the designated emergency turnaround. See the Figure 2 Proposed Alternative below.
Figure 2 – Proposed Alternative
Mangat Preliminary Short Plat
Modification Request – Fire Apparatus Turnaround
10-30-2020
Page 4 of 10
1. 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 proposed alternative applies the policy direction of the Comprehensive Plan as implemented through
the zoning code by facilitating residential development at a density consistent with and mandated by the
Washington State Growth Management Act. The adjustment requested herein is the minimum necessary
to implement the policies and objectives of the Renton Regional Fire Authority as the existing intersection
of N 24th ST and Meadow AVE N almost meets hammerhead turnaround standard (Figure 3 Standard
Detail) as is and would only need to be redesigned to insure pavement widths on N 24th ST are at least 20’
and that the turning radii are at least 25’/45’ (see Figure 2 Proposed Alternative).
Figure 3 – Emergency Vehicle Turnaround Hammerhead Standard Detail
Mangat Preliminary Short Plat
Modification Request – Fire Apparatus Turnaround
10-30-2020
Page 5 of 10
2. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgement;
Excepting the modification requested herein, the proposed alternative will meet all design standards for
safety, function, appearance, environmental protection and maintainability intended by RMC 4-6-060.H(2)
and of the Renton Regional Fire Authority standard detail for Emergency Vehicle Hammerhead
Turnarounds (see Figure 3).
3. Will not be injurious to other property(ies) in the vicinity;
The proposed alternative was selected in part because it is the least injurious to other properties in the
vicinity as compared to the other alternatives considered, including the standard (required) cul-de-sac. The
proposed alternative will not require additional ROW dedication or land acquisition from any of the parcel
abutting the intersection of N 24th ST and Meadow AVE N. Instead it utilizes the existing ROW to improve
that intersection to meet the Renton Regional Fire Authority’s Emergency Vehicle Hammerhead
Turnaround standard. This alternative will improve the safety of other properties in the vicinity as well.
4. Conforms to the intent and purpose of the Code;
The intent and purpose of the Code (4-6-060 Street Standards) is:
“It is the purpose of this Section to establish design standards and development requirements for street
improvements to ensure reasonable and safe access to public and private properties. These improvements
include appropriately scaled sidewalks related to the urban context, a range of landscape buffers, curbs,
gutters, street paving, monumentation, signage, and lighting, to be developed with complete streets
principles. Complete streets principles are to plan, design, and operate streets to enable safe and
convenient access and travel for all users including pedestrians, bicyclists, transit riders, and people of all
ages and abilities, as well as freight and motor vehicle drivers, and to foster a sense of place in the public
realm with attractive design amenities.”
Notwithstanding the alteration requested herein, the proposed alternative meets the intent and purpose
of the Code and all Renton Regional Fire Authority requirements for emergency vehicle turnarounds. The
proposed homes that result from the subdivision of parcel # 334450-0234 will be fire sprinklered and
appropriate signage and markings will prohibit parking in the designated fire turnaround per code.
5. Can be shown to be justified and required for the use and situation intended; and
The proposed alternative (Figure 2) was selected and is justified as a result of thorough evaluation of the
following, ultimately discarded, alternatives:
• Discarded Alternative 1: Standard Cul-de-Sac as required per RMC 4-6-060.H(2) and the Renton
Regional Fire Authority. Proposal of meeting the standard requirements of a 90’ diameter cul-de-
sac at the terminus of N 24th ST or at the intersection of Meadow AVE N is not feasible because
there is inadequate room in the existing ROW. Significant land acquisition from private landowners
would be needed to implement this alternative. See Exhibit 1 – Discarded Alternative #1 below.
Mangat Preliminary Short Plat
Modification Request – Fire Apparatus Turnaround
10-30-2020
Page 7 of 10
• Discarded Alternative 2 and 3: Standard cul-de-sac or hammerhead onsite (parcel # 334450-0234).
Proposal of this alternative is not feasible as it would prohibit highest and best use of the property
and put public infrastructure on private property. This would lead to a myriad of potential issues,
including maintenance issues and keeping private owners from parking within the emergency
turnaround. Email communication with the City reviewers also indicated that the City of Renton
would be unwilling to take on this type of public easement because of potential enforcement issues
regarding parking within the turnaround by private property owners. See Exhibit 2 – Discarded
Alternative #2 and Exhibit 3 – Discarded Alternative #3 below.
Mangat Preliminary Short Plat
Modification Request – Fire Apparatus Turnaround
10-30-2020
Page 10 of 10
• Discarded Alternative 4: No action. This alternative was discarded as it would defer improvement
of the neighborhood’s safety access until some unknown future time when the City provided
adequate emergency turnaround (problematic given the private residential nature of ownership
along N 24th ST) or another private developer decided to develop the subject parcel or another on
N 24th ST.
6. Will not create adverse impacts to other property(ies) in the vicinity.
The proposed alternative will not create adverse impacts to other properties in the vicinity nor will the
proposed 2-lot short plat that this alternative supports. Surrounding land uses include single family
residential with which the proposal is consistent. Drainage will be collected, treated, and dispersed onsite
per 2017 Renton Surface Water Design Manual. The amount of traffic estimated to be generated by the
proposal will be a net increase of 10 daily trip (addition of one net new lot) which is nominal and thus
unlikely to significantly impact the level of service currently experienced by surrounding residents. The
proposed hammerhead alternative discussed herein will correct the existing encroachment of public road
pavement onto parcel # 052305-9041’s southwestern property corner thus improving that property in the
vicinity of the proposed project.
JUSTIFICATION FOR THE ABOVE REQUEST PROVIDED BY:
CHAD ALLEN, PE
ENCOMPASS ENGINEERING & SURVEYING
PRINCIPAL