HomeMy WebLinkAboutJ_JustificationModification_ROW_CamelliaCourt_230721_v1ROGER H. NEWELL, AIA ARCHITECT 1102 - 19TH AVE EAST - SEATTLE, WA 98112 - 206-322-1192 - FAX 206-322-5161
July 21, 2023
Andrew Van Gordon
City of Renton
CED / Planning Division
1055 S Grady Way, 6th Floor
Renton, WA 98057
Re: 101 Williams Ave S, Justification of Modification to the required ROW width
Project No.: PSUB23-000123
Dear Andrew,
This letter provides a written justification to modify the required Right-of-Way width for the above referenced
project. City of Renton standards in 4-6-060 require a 91’ ROW, 54’ of pavement, and a 0.5’ curb/8’ planter
strip/8’sidewalk on each side. This required ROW width would require 91 / 2 = 45.5 from the centerline and 45.5’ -
30’ (existing ROW) = 15.5’ of dedication. The modified street would contain 12’ sidewalks with 0.5’ curb with street
trees in tree grates on both side of the street. 12’ sidewalks with 0.5’ curbs and 20’ of pavement = 32.5’ required
from the ROW centerline. 32.5’ - 30’ = 2.5’ of dedication will be required for the modified street improvements.
a. The modified street ROW implements the following policies of the Renton Comprehensive Plan (2018), Land Use
Element: L-1, Support uses that sustain minimum residential levels of 15 households per gross acre within
Renton’s Growth Center (note, the project site is within the Renton Regional Growth Center and the proposed
density is 181 units/acre); L-2, Support compact urban development; L-17, Allow residential uses as part of mixed-
use developments. The CD Zone is appropriate for the widest mix of uses, is served by transit, and is suitable for
intensive urban use within a pedestrian environment; L-23, Promote urban forests through tree planting programs
along streets; L-48, Address privacy and quality of life for existing residents by considering scale and context in infill
project design; L-57, Locate planter strips between the curb and the sidewalk in order to provide separation
between cars and pedestrians.
b. From the Pre-application Meeting Notes for PRE22-000078 on 4-7-22, Yong Qi noted in Transportation, p. 5, that
“…the COR Transportation Department has determined that the existing curb-curb width is sufficient, and a
modified minor arterial street standard containing a right of way width of approximately 65 feet is acceptable. The
modified street would contain 12 foot sidewalks with 0.5 foot curb with street trees in tree grates on both side of the
street.”
c. The modified street ROW will continue improvements made to Merrill Gardens at 119 Williams Ave S. The
sidewalk, tree grates, and curb all align between the two properties. For the property at 95 Williams Ave S to the
north, the curb and planting strip will line up with the project curb and tree grates. The existing 5 foot sidewalk
expands 3 feet to the west as you walk southward. Modifying the ROW requirements will not be injurious to other
properties in the vicinity.
d. Modifications are considered when there are practical difficulties involved in carrying out the RMC. Meeting the
strict ROW standards would have required dedicating 15.5’ for Williams Ave plus 3’ for the alley for a total of 18.5’
or 16% of the site. The COR Transportation Department determined that the existing road width of 40’ and a ROW
width of 65’ met the objectives and safety intended by the Code requirements.
07-21-2023
Camellia Court at 101 Williams Ave S
e. Providing modified ROW improvements at the site increases the existing sidewalk width, maintains the road
width established on Williams Ave from S Grady Way to N 6th Street, and continues the sidewalk and street tree
profile established at a recently developed property to the south (Merrill Gardens at 119 Williams).
f. By substantially maintaining existing road and pedestrian patterns established in the neighborhood, the modified
ROW standard does not adversely impact other properties in the vicinity.
If you have any questions regarding this letter or if there is any additional information you require, you are welcome
to contact me via phone at (206) 322-1192 or email me at neal@rhnewellaia.com.
Sincerely,
Neal Thompson, AIA
Roger H. Newell, AI
Neal Thompson, AIA