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Engineers Surveyors Planners
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Kirkland, WA 98033-5565
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www.drstrong.com
November 20, 2020
Project No. 20070
Michael Sippo
City of Renton
1055 S Grady Way
Renton, Washington 98057
Re: Bassano Multi-Family, PRE19-000196
Dear Mr. Sippo:
This letter is provided to formally request modifications from RMC 4-6-060(F)(2). Specifically,
the modification from RMC 4-6-060(F)(2) is the request to allow for the reduction in pavement
width and sidewalk width for Wells Avenue S (minor arterial).
RMC 4-6-060(F)(2) Background
Wells Avenue S is currently developed with approximately 40-feet of pavement and curb and
gutter on both sides.
Modification Requested
RMC 4-6-060, Street Standards, F. Public Street Right-Of-Way Design Standards: A minor
arterial requires 91-feet of right-of-way, 54-feet of pavement width, 8-feet of planter strip, and
sidewalk on both sides. The applicant is proposing to hold the existing curb line
(approximately 40-feet of pavement width) and provide 12’ of sidewalk with associated street
trees.
Per the City of Renton Modification Submittal Requirements, in order to approve a modification
request, the following six conditions must exist:
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.
2. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment.
3. Will not be injurious to other property(ies) in the vicinity.
4. Conforms to the intent and purpose of the Code.
5. Can be shown to be justified and required for the use and situation intended.
6. Will not create adverse impacts to other property(ies) in the vicinity.
Michael Sippo
July 19, 2016
Page 2 of 2
Justification
1. Per the City code, 8 feet of concrete sidewalk and planter strip need to be located
behind the curb line. However, the Site is within one property of the City Center and Downtown
Core zone which only requires 12 feet of concrete sidewalk with street trees behind the curb
line. There is no planter currently provided on the west side of Wells Avenue, and an 8’ R.O.W.
dedication would be required to provide the sidewalk and planter for this Project. Due to the
minimal lot width construction of an 8’ sidewalk and planter behind the existing curb line would
require substantial work be done on adjacent properties in order to the proposed sidewalk
back into existing sidewalk on the adjacent property frontages. The 8’ R.O.W. dedication would
also significantly reduce the available buildable area for the Site. Instead the Project is
proposing a 2.75’ R.O.W. dedication allowing for a 12’ sidewalk to be constructed. Due to its
proximity to the City Center and Downtown Core zone and the site constraints that make
construction of the typical frontage improvements infeasible, we are proposing a 12’ concrete
sidewalk with associated street trees and 2.75’ R.O.W. dedication as the frontage
improvements for this Project.
2. The modification will meet the objectives and safety, function, appearance,
environmental protection and maintainability by the Code.
3. Approval of the modification request would allow for development of this parcel to
maintain the existing curb line and would avoid the revision of neighboring properties
curb/driveways.
4. As discussed above, the modification conforms to the intent and purpose of the Code.
5. The City has determined, per the pre-application notes, that there is no intent to widen
the Wells Avenue S corridor. Thus, it is not practical to widen such a minor portion of the
corridor.
6. Approval of the modification request would allow for development of this parcel to
maintain the existing curb line and would avoid the removal of neighboring properties
curb/driveways.
Thank you for your time and consideration in this matter. Should you have any questions or
request any clarifications, please do not hesitate to contact me.
Sincerely yours,
D. R. STRONG Consulting Engineers Inc.
Garrett L. Benson, E.I.T.
Project Engineer
GLB/lcs
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