HomeMy WebLinkAboutEx24_Street Modification Request
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
Date: October 8th, 2021
To: City of Renton, Department of Community and Economic Development
From: Encompass Engineering & Surveying on behalf of Anita Woo
Re: Modification Request Justification for the Jefferson Highlands Unit Lot Subdivision
_____________________________________________________________________________________
APPLICANT
Anita Woo
12906 NE 25th Place
Bellevue, WA 98005
anitatwoo@yahoo.com
206-372-9008
SITE ADDRESS
1518 Jefferson Avenue NE,
1524/1526 Jefferson Avenue NE &
1513/1515 Kirkland Avenue NE
Renton, WA 98056
MODIFICATION REQUEST
INTRODUCTION
The Jefferson Highlands Unit Lot Subdivision proposes a total of eighteen (18) multi-family unit lots, with
thirteen (13) net new residences, within 43,332 square feet (0.99 acres) located at 1518 and 1524/1526
Jefferson Avenue NE and 1513/1515 Kirkland Avenue NE in Renton, WA 98056. The project site is
identified by the current tax parcel numbers 722780-1555, 722780-1560 and 722780-1485, respectively.
The site currently has a single-family residence (1518 Jefferson Avenue NE) and two duplexes, all of which
are proposed to be removed. The project is located within R-14 residential zoning allowing for a density
between 7 and 14 dwelling units per acre, a density of 18.2 dwelling units per acre is proposed, using the
Bonus Density opportunities. This project’s Pre-Application meeting was held with the City of Renton on
May 20th, 2021.
The project site is located in between Jefferson Avenue NE and Kirkland Avenue NE (see Figure 1). The
proposed alternative was selected because it is the best solution given the existing right-of-way (ROW)
width. Together with the recent improvements completed across Kirkland Avenue NE by another project
it will result in the City’s complete street standard for Kirkland Avenue NE and it supports orderly and
predictable residential development.
Jefferson Highlands Unit Lot Subdivision
Modification Request Justification
October 8th, 2021
Page 2 of 5
Jefferson Highlands Unit Lot Subdivision
Modification Request Justification
October 8th, 2021
Page 3 of 5
JUSTIFICATION
Per the City’s ‘Transportation’ section of the Pre-Application Meeting Summary (PRE21-000162, page 7),
the following modification is requested from the relevant standards to the proposed alternative indicated
below:
• To meet the City’s complete street standards and the Sunset Area Surface Water Master Plan for
Kirkland Ave NE, a Residential Access Street, half street improvements shall include a pavement
width of 26-feet (13-feet from centerline), a 0.5-foot curb, a 12-foot bioretention planter strip, a
8-foot sidewalk, street trees and storm drainage improvements. No ROW dedication is required
along Kirkland Ave NE.
o Deviation is requested to allow a travel lane of 11.5-feet (measured from centerline), a
standard 0.5-foot curb, a standard planter strip of 12-feet, and a reduced 5-foot sidewalk
with a 1-foot clear width from the back of the sidewalk to edge of the ROW. No ROW
dedication is proposed, or required, along Kirkland Avenue NE.
Notwithstanding the deviation requested above, the proposed alternative meets all other relevant
elements of RMC 4-6-060 and the Sunset Area Surface Water Master Plan for Kirkland Avenue NE. The
proposed alternative to the half street improvements, totaling 30-feet in width, fit within the existing
ROW (also 30-feet). Together with the improvements completed across the street, the City’s street
standard for Kirkland Avenue NE will be met, which include two (2) 5-foot sidewalks each with a 1-foot
clear area between the back of sidewalk and edge of ROW, one (1) 12-foot and one (1) 8-foot bioretention
planter strip, two (2) 10-foot travel lanes and one (1) 8-foot parking lane, totaling 60-feet of road section
improvements which fit within the existing 60-foot ROW (see Figure 2).
FIGURE 2 – SUNSET MASTER PLAN STREET SECTION
Jefferson Highlands Unit Lot Subdivision
Modification Request Justification
October 8th, 2021
Page 4 of 5
This alternative meets the decision criteria in RMC 4-9-250(D):
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 proposal implements the policy direction of the Comprehensive Plan Land Use Element and
the Community Design Element and is the minimum adjustment necessary to implement these
policies and objectives. Specifically, the proposal is consistent with the following policies and
objectives:
Policy L-2: Support compact urban development to improve health outcomes, support
transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
Policy L-16: Residential High Density – Designate land for Residential High Density (RHD)
where access, topography, and adjacent land uses create conditions appropriate for a
variety of housing unit types, or where there is existing multifamily development. RHD
unit types are designed to incorporate features from both single family and multifamily
developments, support cost-efficient housing, facilitate infill development, have close
access to transit service, and efficiently use urban services and infrastructure. Land
designated RHD is where projects will be compatible with existing uses and where
infrastructure is adequate to handle impacts from higher density uses.
• Residential-14 Zone – Zone lands Residential-14 (R-14) where it is possible to
develop a mix of compact housing types in areas of approximately 20 acres or
larger in size (may be in different ownerships) or are within or adjacent to a
Growth Center. The zone functions as a transition zone between lower intensity
residential and higher intensity mixed use zoning. R-14 implements the
Residential High Density land use designation.
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to create
a distinctive sense of place in neighborhoods, commercial areas, and centers.
Policy L-57: Provide complete arranged as an interconnecting network or grid. Locate
planter strips between the curb and the sidewalk in order to provide separation between
cars and pedestrians. Discourage dead-end streets and cul-de-sacs.
In summary, the proposal implements the aforementioned policies by being located in an area
that already consists of multi-family residences and is served by public transportation (L-2 and L-
16). The site is just under one-acre and access is proposed from Kirkland Avenue NE, a street
classified as a Residential Access Street (L-16). The proposal includes a 5-foot sidewalk along the
frontage of Kirkland Avenue NE and landscaping is proposed throughout the project site including
within the setback fronting Kirkland Avenue NE (L-51 and L-57).
Jefferson Highlands Unit Lot Subdivision
Modification Request Justification
October 8th, 2021
Page 5 of 5
b. 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.
c. Will not be injurious to other property(ies) in the vicinity;
The public interest will be served by the proposed development because it will facilitate
residential development at a density consistent with and mandated by the Washington State
Growth Management Act, as well as implementation of the City of Renton Comprehensive Plan
and compliance with the Renton Municipal Code.
d. Conforms to the intent and purpose of the Code;
The proposal ensures reasonable and safe access to the proposed private properties. Pedestrian
access, curbs, landscaping and paving have been designed to enable safe, convenient access and
travel for all users while maintaining a sense of place and attractive design within the project site.
e. Can be shown to be justified and required for the use and situation intended; and
The proposed section fits within the existing ROW and conforms with previous frontage
improvement development across the street.
f. Will not create adverse impacts to other property(ies) in the vicinity.
The proposed alternative will not create adverse impacts to the surrounding properties as it
provides reasonable and safe travel for all commuters. The proposed street section conforms
with the City’s road section improvement requirements for Kirkland Avenue NE.
JUSTIFICATION FOR THE ABOVE REQUEST PROVIDED BY:
COSTA PHILIPPIDES, PE
ENCOMPASS ENGINEERING & SURVEYING