HomeMy WebLinkAboutJ_Cyprus Lane Plat_Street Modification Request_210625_v1June 25, 2021
Nathan Janders, Civil Engineer II
Community and Economic Development Department/Planning Division
City of Renton
1055 S Grady Way
Renton, WA 98057
SUBJECT: CYPRUS LANE PLAT – STREET MODIFICATION REQUEST- NILE AVE NE
Dear Nathan:
As part of the Cyprus Lane Preliminary Plat application, we are requesting a modification from standards
for the design section of Nile Ave NE fronting a portion of the project.
The proposed modification is per the following instructions in PRE21-000083:
The proposed project fronts Nile Ave NE along the west property line. Nile Ave NE is classified as a
collector arterial street with an existing ROW of approximately 60 feet. Per RMC 4-6-060, the
minimum right-of-way width for a Collector Arterial street with 2 lanes is 83 feet that includes a 46
foot paved road (23 feet from centerline), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk,
street trees and storm drainage improvements.
a However, the adopted Renton Trails and Bicycle Master Plan includes a modified street
section for the portion of Nile Ave NE fronting the site. The street section reduces the pavement
width to 44 feet (22 feet from centerline) which includes one 11 foot travel lane in each direction,
one 12 foot two-way turn lane, one 5 foot bike lane in each direction and no on-street parking.
The modified street standard requires a minimum ROW of 73 feet. Half street improvements
shall include a pavement width of 22 feet, a 0.5 foot curb, an 8 foot planting strip a 5 foot
sidewalk, a 1 foot clear space at back of walk, street trees and storm drainage improvements.
Dedication of approximately 6.5 feet will be required pending the final survey.
This section is currently shown on the preliminary plat application for the project.
Decision Criteria in granting modifications such as this requires the modification to meet the following
justification points:
Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan
Land Use Element and the Community Design Element of the proposed modification is the minimum
adjustment necessary to implement these policies and objectives; As reported in PRE21-000083, this
modification implements a design for Nile Ave NE that meets the corridor objection intended by the
Renton Trails and Bicycle Master Plan (RTBMP) and possible matches the design standard used on
other recent projects along the corridor.
Will meet the objectives and safety, functions, appearance, environmental protection and maintainability
intended by the Code requirements, based upon sound engineering judgement; As we have not been
involved in development of the RTBMP and are not the proponent of the project design change, we
leave it to the City to determine if all the objectives are met and are based on sound engineering
judgement.
Will not be injurious to other property(is) in the vicinity; Since the City is responsible for applying the
street standards and modifications per the RTBMP, we understand it will up to the City to be
consistent and not be injurious to other properties.
Conforms to the intent and purpose of the Code; We understand per PRE21-000083, this modification
meets the corridor plan as intended by the RTBMP and therefore, conforms to the intent and
purpose of the code.
Can be shown to be justified and required for the use and situation intended; We rely upon the accuracy
of the instructions provided in the PRE21-000083 and the RTBMP to justify the required use and
intent of the modification.
Will not create adverse impacts to other property(ices) in the vicinity (Ord. 4517, 5- 8- 1995; Ord.
48023 10-254999; Ord. 5100, 11- 1- 2004; Ord. 5137, 4-25-2005; Ord. 5369, 444-2008); As the design
modifications are per instructions in the PRE21-000083, we trust that they will not create any
adverse impacts to other properties in the vicinity.
If you have questions, comments, or need addition information, please contact me, as needed.
Yours respectfully,
Cliff Williams
Cliff Williams, PE
Cc: Robert Wenzl, Tuscany Construction, LLC