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HomeMy WebLinkAboutEX_11_J_Street Stndard Modification Request_090123PACIFIC LAND ENGINEERING LCivil Engineering. Land Use Consulting. Development Design Utilities Design. Permit Expediting. Construction Inspection September 11T, 2023 Samuel Morman City of Renton Development Engineering Division 1055 S. Grady Way Renton, WA 98057 Street Standards Modification Request RE: Proposed Enclave 4 Lot Short Plat Parcel Number 1023059060 LUA23-000036 Project Description, RESIDENTIAL • COMMERCIAL - GOVERNMENT Bellevue, WA 98005 • (425) 615 — 6160 info@pacificiandwa. com The subject 1023059060 is a developed land encumbering 89,218.31 sf = 2.048 acre situated at the southeast corner of Hoquiam Ave NE and NE 10th Street intersection within R— 8 Zone and located at 980 Hoquiam Ave NE, Renton WA 98059. The subject parcel is bordered across its north property line by NE 10th Street an existing fully developed urban road with 32' paved surface, concrete curb & gutter, 5' wide concrete sidewalk and 5' wide planter strip. The subject parcel is also bordered across its westerly property line by Hoquiam Ave NE an existing road with approximately 34' wide paved surface, and approximately 4' paved shoulder. The project proposal is to sub -divide the subject parcel in 4 residential lots consistent with City of Renton (COR) applicable land use code and applicable development regulations. Consistent with COR Collector Arterial Standards 4-9-25005D and pursuant to City Code 4-6-060, the proposed 4 lot Short Plat is required to provide frontage improvement In Hoquiam Ave NE including minimum ROW is 83 feet. Per City code 4-6-060, half street improvements shall include a pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8- foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. However, at the recommendation of city staff and on behalf of our clients we are submitting this request to modify required street standard to include (measured from the ROW centerline) 18' pavement, 0.5'concretecurb, 8-foot planter strip, 5-foot sidewalk and 2-foot ROW dedication to allow for future right-of-way width of 64 feet. Please refer to Plan Sheet C-4.0 in the attached Civil Plans set for proposed road section and additional information. This request is based on the following facts: Based on our communication with city staff, it is our understanding that the City's Transportation Group has determined and will support a lesser standard to match existing improvements along Hoquiam Ave NE as outlined above. 2. The proposed street modification is the minimum adjustment necessary to support and substantially implement the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element. 3. It is our belief that the proposed street modification is a sound engineering judgement that meets the objectives and safety, function, appearance, environmental protection, and maintainability intended by the Code requirements. 4. The proposed road modification will provide continuation of existing urban road section in Hoquiam Ave NE and will not create substantial adverse impacts to other properties in thevicinity. 5. It is our belief that the proposed street modification conforms to the intent and purpose of the Code based on the recommendation of the City's Transportation Group. 6. It is also our belief that the proposed street modification is justified based on the fact that will allow the proposed 4 Lot Short Plat to exist which will provide economic and development growth to the surrounding vicinity and to the City of Renton in general, matches existing urban road section in Hoquiam Ave NE, will align with existing paved road surface in Hoquiam Ave NE, and will not create any adverse of impacts to adjacent private or public properties. We trust that you will find the above information sufficient cause to approve this street modification request as soon as possible. In the meantime, please let us know should you have any questions or need additional information. Sincerely, Mazen Haidar, PE Principal Engineer PACIFIC LAND ENGINEERING