HomeMy WebLinkAboutNE Sunset Blvd Modification Request.pdf• 12100 NE 195th Street, Suite 300
• Bothell, Washington 98011
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TECHNICAL MEMORANDUM
To: Nathan Janders, P.E.
City of Renton
From: Holli Heavrin, P.E.
Core Design, Inc.
Date: August 15, 2022
Re: Towns on 12th Road Section Deviation Request
Pursuant to the City of Renton Modification Submittal Requirements and City of Renton Municipal Code,
we submit the following for consideration.
Project Narrative:
The proposed Towns on 12th project is located to the north of the intersection of NE 12th Street and NE
11th Place Renton, Washington. The site is composed of seven parcels #042305-9063, #042305-9099,
#042305-9067, #042305-9140, #042305-9100, #042305-9101 and #032405-9247 with an area of
approximately 6.55 acres. The site is bordered by NE Sunset Blvd. (which is a major arterial) to the north,
NE 12th Street (collector) to the south, residential developed parcels to the west, and commercial
developed parcels to the east.
The site has a high point in the middle of the site and slopes down in all directions ranging from 5-20%.
Proposed development of the property will include the construction of multiple townhomes, private roads,
utilities, and minor frontage improvements. All existing structures and hard surfaces will be demolished
and removed.
As part of development of the project site, a pedestrian connection to NE Sunset Blvd will be provided
via stairs down to existing steep slope in addition to improvements to the NE Sunset Blvd frontage area.
Description of Deviation Requested:
Per RMC 4-6-060, half street improvements for NE Sunset Blvd including, from the ROW centerline, a
33-foot paved road, a 0.5-foot curb, an 8-foot planting strip, and 8-foot sidewalk, a 2-foot clear space at
back of walk and street trees would be required. In order to preserve the existing trees and limit impact to
the existing steep slope, modification from the half street improvement requirements is needed.
Prior discussions with the City during the Pre-application indicated that an acceptable modified section
would be to retain the existing paved width and provide a 0.5-foot curb, an 8-foot planting strip, an 8-foot
sidewalk, 1-foot clear space at back of walk and street trees. We request to further modify the section to
retain the existing paved with and provide a 0.5-foot curb, a 5-foot planting strip, a 5-foot sidewalk and
wall at back of walk. This modification is necessary in order to retain as much of the existing trees and
Nathan Janders, P.E. August 15, 2022
Towns on 12th Road Section Deviation Request Page 2
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slope as is possible. Additionally, reducing both the planting strip and sidewalk width, rather than just the
planting strip width, will allow for a higher level of protection from speeding cars along NE Sunset Blvd
for pedestrians using the sidewalk.
For these reasons, this modification is the minimum adjustment to the road section which will allow for
maximized pedestrian safety, tree retention, and environmental protection. Retention of the existing trees
will allow for a more natural appearance to the side of the road than street trees at the back of walk as
well as provide greater canopy than proposed street trees would. The proposed wall at the back of walk
will allow for the maximum space reasonable for the planting strip and sidewalk on the side of the road
without fully impacting the steep slopes. Implementation of a planting strip, even with less width than the
typical section, will still provide higher pedestrian safety and aesthetics than the existing attached
sidewalk. Finally, the narrowed sidewalk will still meet ADA width standards. As such, the proposed
modified section would provide equivalent suitability, safety, effectiveness, maintainability, and
environmental protection as is the intended purpose of the typical section for a Principal Arterial.
Justification Per City of Renton Municipal Code:
Per the City of Renton Municipal Code, modifications may be graded provided that the intent and purpose
of the governing land use designation of the Comprehensive Plan is met and that the modification is in
conformity with the intent and purpose of the code, and that such modification:
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 create substantial adverse impacts 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.
Based on the above discussion, relief from the general design standards, as listed above, is reasonable and
approval is requested.
Please contact me with any comments and questions at (425) 885-7877 or hheavrin@coredesigninc.com.
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IN COMPLIANCE WITH CITY OF RENTON STANDARDS
DE SI GN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYING
TOWNS ON 12TH
TOWNS ON 12THTOWNS ON 12TH3916 & 3926 NE 12TH ST, RENTON, WA 98056 C: XXXXXXXXLUA: 22-000180PR: XX-XXXXXXSITE PLAN
C1.03
SEE SHEET C1.04
LEGEND
LOT AREA TABLE
EXISTING EDGE OF
PAVEMENT
PROPOSED CURB
AND GUTTER
PROPOSED
PLANTING STRIP
PROPOSED
SIDEWALK