HomeMy WebLinkAboutSW 16th St and Raymond Street Modification - May 2013 (2)May 21, 2013
Mr. Bill Walker
W2 Architects
P.O. Box 1492
Edmonds, WA 98020
RE: Street Modification Request – 1500 Raymond Av SW
SW 16th Street and Raymond Av SW
Dear Mr. Walker:
We have reviewed street improvement requirements for your proposed development on the northwest corner of SW 16th Street and Raymond Av SW, and determined that a modification from code
standards is warranted. This modification decision is a staff recommendation at this time, and is not considered official for purposes of appeal until a formal land use application
is received and approved.
The new sidewalk widths for both street frontages are modified to five feet in width. The planting strip width on both street frontages remains at eight feet. The new curb location
on SW Raymond St remains at 18 feet from centerline of the right-of-way. The new curb location on SW 16th Street is required to be at 22 feet from centerline, to allow for a future
full width design for three travel lanes, bike lanes on both sides, and no parking on either side of the street. An additional one (1) foot of right-of-way is needed between the back
of sidewalk and property line along both frontages. These modified street requirements will require an additional dedication of right-of-way along both street frontages, with a six
(6) foot dedication along SW 16th St and a two (2) foot dedication along Raymond Av SW. Street lighting level analysis is to be conducted by the developer along the frontage of SW
16th Street and Raymond Ave SW, as per city of Renton standards, and the required street lighting is to be provided by the developer.
Street modifications for the two adjacent existing right-of-ways were evaluated and recommended for approval under RMC (Renton Municipal Code) Section 4-9-250D. Staff supported modifications
meet the intent of the Renton street standards for these streets within the existing right-of-way widths. The improvements will provide adequate sidewalk widths for this area of the
City, with clear separation provided by planting strips on both streets from the adjacent travel lanes.
The approved street improvement modification is in conformance to the modification decision criteria listed in RMC 4-9-250D.2. The criteria and summary of how this modification approval
satisfies the criteria follows:
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 Community Design Element has applicable policies listed under a separate section labeled
Streets, Sidewalks and Streetscapes. These policies address walkable neighborhoods, safety, and shared uses. Two specific policies support the decision to modify street standards
for narrower sidewalk width. These policies are Policy CD-102 and Policy CD-103. The Land Use Element Goals includes three related items in #7 for new development. The goal is to
promote new development that “are walkable places”, “support grid and flexible grid street and pathway patterns”, and “are visually attractive, safe, and healthy environments”. The
approved street modifications are consistent with these policy guidelines.
b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment.
The modified street improvements will meet the objectives of a safe walkable environment, with clear separation of the new pedestrian facilities and the adjacent driving lanes of the
street. The improvements also provide for a planting strip of sufficient size for landscaping and street trees. The five (5) foot side sidewalks at this location meet the needs of
the limited number of pedestrians relying on this sidewalk for general use.
c. Will not be injurious to other property(ies) in the vicinity. The improvements will provide an upgrade to current conditions, with the addition of new sidewalks and planting strips
on both street frontages. The new improvements will meet the standards for safe vehicular and pedestrian use within the existing right-of-ways for both adjacent streets.
d. Conforms to the intent and purpose of the Code. These modifications provide a safe pedestrian route with sufficient width for this area. The planting strip widths are adequate for
spacing of the sidewalk from the travel lanes and to provide opportunities for street tree plantings.
e. Can be shown to be justified and required for the use and situation intended. The revised street standards provide a safe design for vehicles and pedestrians, and will enhance the
attractiveness of the new development.
f. Will not create adverse impacts to other property(ies) in the vicinity. There are no identified adverse impacts from these modifications of sidewalk widths and planting strips widths
for this area.
If you have further questions regarding utility or drainage requirements for this project, please contact Rohini Nair at 425-430-7298 or rnair@rentonwa.gov.
Sincerely,
Neil Watts, Director
Development Services Division
cc: Kayren Kittrick, Development Engineering Supervisor
Jennifer Henning, Current Planning Manager
Rohini Nair, Plan Reviewer
Elizabeth Higgins, Current Planner