HomeMy WebLinkAboutLUA-16-000544_REPORT 01DEPARTMENT OF CO,vm/lUNITY
AND ECONOMIC DEVELOPMENT --------Ren tone
ADMINISTRATIVE STREET MODIFICATION
~ APPROVAL D DENIAL
EVALUATION FORM & DECISION
PROJECT NAME:
PROJECT NUMBER:
PROJECT MANAGER:
APPLICANT:
ZONING CLASSIFICATION:
PROJECT LOCATION:
SUMMARY OF REQUEST:
Monterey Meadows Plat
U16-001683
Ian Fitz-James, Civil Engineer II
Tom Redding
165 NE Juniper Street, Suite 201
Issaquah, WA 98027
RB-Residential (8 DU/ AC)
3815 and 3767 Monterey Place NE
Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification from
RMC 4-6-060 Street Standards to modify Monterey Place NE from a Collector Arterial street
standard to a modified Collector Arterial street.
BACKGROUND:
Monterey is a Collector Arterial Street with an existing right-of-way width of 60 feet (as per
assessor map). This street classification requires a minimum right-of-way width of 83
feet. Monterey Pl NE is a Collector Arterial Street with an existing ROW width of 60 feet (as per
assessor map). The existing pavement width is 22 feet with approximately 3 foot wide asphalt
shoulder. This street classification requires a minimum right-of-way width of 83 feet. To meet
the City's complete street standards, half street improvements include 15-foot lane width
measured from the right of way centerline, 8-foot parking lane, 0.5-foot curb/gutter, 8-foot
planter strip and 8-foot sidewalk is required to be constructed in the right of way fronting the
single family home per City Code 4-6-060.
The City's Transportation section and Economic Development section reviewed Monterey Place
NE and the surrounding area and they have determined that a modified collector arterial street
section is more suitable for this location of Monterey Pl NE. A modified Collector Arterial street
requires 16-feet of pavement (11-foot travel lane and a 5-foot bike lane), 0.5-foot curb/gutter,
8-foot planter strip, 5-foot wide sidewalk, and a 1-foot clear width from back of sidewalk to the
right of way. This requires a right of way dedication of 0.5-feet.
City of Renton Department of Con .... Jnity and Economic Development
Monterey Meadows Plat -STREET MOD/FICA T/ON
Admin ....• dification Request Report & Decision
U16-001683
Report of August 5, 2016 Page 2 of 3
EXHIBITS:
Exhibit 1: Site Plan
ANALYSIS OF REQUEST:
The Section 4-6-060Q.1 allows the Administrator to grant modifications provided the
modifications meet the following criteria (pursuant to RMC 4-9-250D.2):
Compliance Street Modification Criteria and Analysis
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.
Staff_ Comment:
Partially The Comprehensive Plan Land Use Element has applicable policies listed under a
Complies separate section labeled Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety and shared uses. One specific policy
supports the approval of the modification request. This policy is Policy L-58 which states
that the goal is to provide "complete street" that "locate planter strips between the
curb and the sidewalk in order to provide seporotion between cars and pedestrians."
The requested street modification is consistent with element of the complete street
standard.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff_ Comment:
,/ The City's Public Works Transportation section and Community and Economic
Development section reviewed Monterey Place NE and the surrounding area and have
determined that a modified Collector Arterial street section is more suitable far this
location of Monterey. This determination was based on the fact that the roadway is
directly adjacent to single family residences and there is insufficient space between the
existing right of way and the existing homes to expand the roadway section to meet the
full Collector Road street standards.
c. Will not be injurious to other property(ies) in the vicinity.
,/ Staff Comment:
The modified Collector Arterial street standards will meet the requirements for safe
vehicular and pedestrian use within the existing right of way.
City of Renton Department of Co ...... Jnity and Economic Development
Monterey Meadows Plat -STREET MOD/FICA T/ON
Admin. ____ dification Request Report & Decision
U16-001683
Report of August 5, 2016 Page 3 of 3
d. Conforms to the intent and purpose of the Code.
,/ Staff Comment:
This modification provides o safe pedestrian and vehicle route in and around the
existing neighborhood.
e. Can be shown to be justified and required for the use and situation intended; and
,/ Staff Comment:
The revised street standards provide a safe design for vehicles and pedestrians.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment:
,/
There are no identified adverse impacts from this modification to modify Monterey
Place NE from a Collector Arterial street standard to a modified Collector Arterial street
standard.
DECISION
The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250D.2 for the requested
modification. Therefore, the street modifications for the Monterey Meadows Plat located at
3815 and 3767 Monterey Place NE, Project Number U16-001683 is approved.
~"' 08/05/2016
Brianne Bannwarth, Development Engineering Manager Date
The decision to approve the modification will become final if not appealed in writing together
with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton,
WA 98057 on or before 5:00 pm, on August 19, 2016. Additional information regarding the
appeal process may be obtained from the Renton City Clerk's office, Renton City Hall -7'h Floor,
425.430.6510.
If you have any further questions regarding this decision, feel free to contact the project
manager, Ian Fitz-James, at 425.430.7288 or ifitz-james@rentonwa.gov.
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EXHIBIT A
July 14, 2016
Ian Fitz-James
City of Renton
RE: Street Modification Request
Monterey Meadows Plat (Dohm Meadows)
3815 Monterey Place NE
City of Renton Permit #U\6-001683
Dear Ian:
RECEIVED
JUL 2 0 2016
C~l",Y nr: m::,noN ' _..; 1~.~!ii: I ,
::-iL~.NtJ!t.;C; D'.V;:;:DN
Please consider this letter a street modification request for improving the Monterey Place NE with the
following curb/paving/sidewalk improvements:
• 11' travel lane measured from the center of the existing 60' wide right of way
• 5' bike lane
• 0.5' vertical curb, 8' landscaped planter strip, and 5' sidewalk, and 1.0' clear width from back
of sidewalk to edge ofright of way-this requires a right of way dedication of0.5'
This is a reduction from regular Neighborhood Collector requirements of a IO' travel lane, 8' parking
lane, an 8' sidewalk, and a 11.5' right of way dedication. City staff has determined that the street will
likely never function as said Neighborhood Collector, but will be adequately served with the proposed
street section as indicated below.
Per the Dohm Meadows Preliminary Plat Final Decision, i.e. preliminary approval condition #8:
The applicant shall submit a street modification request to the City to install a 5-foot wide
sidewalk along Monterey PI NE instead of the required 8-foot wide sidewalk The street
modification shall be reviewed and approved prior to construction permit application or
an 8foot wide sidewalk shall be provided.
Per the Dohrn Meadows Report to the Hearing Examiner (Staff Report):
Monterey Place NE is a Collector Street with available right of way (ROW) width of60feet.
The proposed Monterey Place NE half street section shows a 11 feet wide travel lane, 5 feet
wide bike lane, 0. 5 feet wide curb, 8 feet wide landscaped planter strip, and 5 feet wide
sidewalk, and 0.5 foot wide clear width back ofsidewalk, located within the right of way. A 1
feet wide clear width is required back of the sidewalk (as was previously mentioned in the
preapplication comments for the project). A 0.5 feet wide ROW dedication will be applicable on
the Monterey Place NE.frontage. A modification request will be required to be provided by the
developer to provide the 5 feet wide sidewalk instead of the code required 8 feet width. Staff
recommend~ support of the 5 feet wide sidewalk width to be consistent with the existing
Western Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027
Phone: (425) 392-0250 Fax: (425) 391-3055
www.EncompassES.net
Eastern Washington Division
407 Swiftwater Blvd, Cle Elum, WA 98922
Phone: (509) 674-7433 Fax: (509) 674-7419
Renton Community Marketing Campaign FAQ:
1. Question:
What is the annual campaign budget?
Answer:
The annual campaign budget will be a function of the plan recommendations.
has been approximately $75,000 to $150,000 annually.
2. Question:
In pastye'J?~CEIVED
JUL 2 0 2016
What is your ballpark budget for this project? CITY oi: RE'HON
Answer: _,, "-'"H' .:.,-.. ; .... ·\··:-·,,, .... J l•, , .. , ,. 1 ,.I.• ; ~.ii ',,··,-... .. •
The RCMC believes it has sufficient funding to complete the Plan, and is making it a priority
project for 2016. We do not have a particular not-to-exceed budget amount at this time.
3. Question:
Do you have the funding to actually implement this project?
Answer:
Yes, the RCMC has a fund balance through contributions from its partners and is a recipient of
the City's lodging tax funding which we believe will be sufficient to complete the plan. The
RCMC anticipates requesting additional partner contributions and/or lodging tax funding to
implement the recommended strategies after the Plan is completed.
4. Question:
What are the financial support levels by the various stakeholders?
Answer:
Contributions by campaign partners have varied in the past and are expected to vary based on
the direction of the plan. At a minimum, partner contributions will add a total of $25,000 to the
budget each year.
5. Question:
Will this be a one-year or multi-year contract?
Answer:
As noted in the RFP Narrative, the objective of the City, working through the RCMC, is to award
a one (1) year agreement, with two (2) one-year renewal options exercisable at the City's sole
discretion.
6. Question:
Who will be the day-to-day contact at the City for the management of the contract?
Answer:
Cliff Long, Economic Development Director, City of Renton
7. Question:
What address should I send my proposal to?
Answer:
Address your RFP submittal package to
Cliff Long
City of Renton
City Hall -6'h Floor
8. Question:
1055 South Grady Way
Renton WA 98057-3232
Are you looking for a firm in the Renton area or are you open to firms across the country?
Answer:
Any interested firm that believes it is qualified is invited to submit a response to the RFP.
9. Question:
What are the strengths and weaknesses of the current campaign "Ahead ofthe Curve"? Can
you share a few highlights and lowlights with us?
Answer:
These questions are important to the RCMC's efforts to develop a refreshed vision and
marketing strategy, but are best left to be considered as part of the scope of work included in
the contract of the selected consultant.
10. Question:
Have you done market research in support of the current campaign and can or would you be
willing to share those statistics with us?
Answer:
Unfortunately, we have no current information to share with respondents. It is unknown to
present staff what, if any, market research has been done in the past to support the current
campaign.
11. Question:
Can our firm meet with you in person prior to our submittal?
Answer:
Unfortunately, due to time and staff constraints, we will not be able to meet with interested
parties prior to the submittal deadline. To provide everyone a level-playing field, we will accept
questions via email as noted in the RFP, and then post our answers in a Frequently-Asked
Questions (FAQs) section of the RFP web page so that all interested parties have the same
information on which to base their response submittals.
sidewalk along the corridor. Additional pavement widening (subject to survey) is required to
provide the proposed 5 feet wide bike lane. RECEIVED
This request meets the following criteria: JUL 2 0 ZDIE
l. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the p£,;;j!¥t Of f!ENTON
modification is the minimum adjustment necessary to implement these policies and objec'tl'V~:'~s)"'i:•oi
directed by City staff who are dedicated to implementing said policy direction of the policies.
2. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment. As
directed by City staff who are dedicated to implementing said objectives and safety, function,
appearance, environmental protection and maintainability intended by the Code requirements.
As engineers, Encompass Engineering agrees that
3. Will not be injurious to other property(ies) in the vicinity. This proposed street widening matches
the street width along adjacent property to the south. Any development to the north will likely also
be required/allowed to continue a similar street section for future developments, resulting in
reduced costs and property loss to them, the opposite of being injurious.
4. Conforms to the intent and purpose of the Code. As directed by City staff who are dedicated to
implementing the intent and purpose of the Code.
5. Can be shown to be justified and required for the use and situation intended. Yes, also as
directed by City staff are dedicated to providing code and policy based decisions appropriate for
the use and situation intended.
6. Will not create adverse impacts to other property(ies) in the vicinity. Any development to the
north, and on the opposite side of Monterey Place NE, will likely also be required/allowed to
continue a similar street section for future developments, resulting in reduced costs and property
loss to them, a positive impact to the owners of other properties in the vicinity, as opposed to
adverse impact.
If you have questions or need additional information, please call me at 425-392-0250 or email me at
tredding@cncompasses.net
Sincerely,
Encompass Engineering
Tom Redding
Y \Jobs (J)\ l .l'. I J690 Pruss • Dorn\CORRESP0'1DENU:\Letter1•,S1ree! Modification Request fur fruntagc lmprovements doci'I:
RECEIPT EG00056624
BILLING CONTACT
MONTEREY MEADOWS, LLC
15 LAKE BELLEVUE Dr, SUITE 102
BELLEVUE, WA 98005
REFERENCE NUMBER FEE NAME
LUA 16-000544 PLAN -Modification
Technology Fee
Printed On: July 20, 2016 Prepared By: Ian Fitz-James
---------Renton®
1055 S Grady Way, Renton, WA 98057
TRANSACTION
TYPE
Fee Payment
Fee Payment
Transaction Date: July 20, 2016
PAYMENT
METHOD
Check #2523
Check #2523
SUB TOTAL
TOTAL
AMOUNT PAID
$150.00
$4.50
$154.50
$154.50
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