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HomeMy WebLinkAboutEx 02_Project Narrative and Modification Request Justification8-24-24 Project Name: Jones Short Plat Site address: 3102 Park AVE N, Renton WA 98045 Parcel No: 3342103215 Associated Land Use File Number: LUA20-000237 Project Narrative: The applicant is pursuing civil construction permit approval in conjunction with an approved 5 lot residential preliminary plat with the above reference file number. The project site is located at 3102 Park Ave N. The site totals approximately 57,614 square feet (1.32 acres) in area and is zoned Residential- 6 (R-6) with a comprehensive plan designation of Residential MD. An existing single- family residence is proposed to be removed. The proposed lots would range in size from 7,312 square feet to approximately 9,361 square feet. The applicant has also proposed a 1,701 square foot access tract and a 2,473 square foot open space tract subject to the final conditions of the approved preliminary plat. A new single- family home would be constructed on each of the five new lots. Access to the proposed lots would be provided via a new 53-foot wide public residential access road on the south side of the site and associated driveway tract. Additionally, the applicant is in contract to purchase and develop the parcel immediately adjacent to the north and immediately adjacent to the south and will be proposing residential development of a similar nature. The project includes frontage improvements along Park AVE N, which is classified as a neighborhood collector arterial. Per RMC 4-6-60 Street Standards, a standard neighborhood collector arterial calls for an 83’ wide ROW consisting of a 46’ paved road (two 10’ wide travel lanes, two 8’ wide parking lanes, and two 5’ wide bike lanes), with an additional 0.5’ curb, an 8’ planting strip, an 8’ sidewalk, 2’ clear space at back of walk and storm drainage improvements on each side. This results in 41.5’ on each side of centerline and a dedication of 16.5’. The project is proposing a street section for Park Ave N that includes a pavement width of 32 feet (measured from the existing west curb line in Park Ave N and consisting of two travel lanes and an 8’ wide parking lane), a 0.5’ curb, an 8’ planting strip and 5’ sidewalk. The proposed improvements would result in a total ROW width of 57 feet, requiring 7 feet of ROW dedication, pending final survey. On-street parking is provided along the development side of Park Ave N to include one parking lane. Justification: The proposed modification meets the criteria of RMC 4-9-250D.2 by achieving the following objectives: The Comprehensive Plan’s Land Use Element Goal L-B is to “Continue to build Renton’s Regional Growth Center consistent with VISION 2040 to provide compact, pedestrian- oriented, mixed-use development to meet the demands of population and employment growth, while reducing the transportation-related and environmental impacts of growth.” The proposed street modification maintains walkability connecting the existing neighborhood retail and public parking to the south with the neighborhoods to the north, promoting pedestrian and vehicular safety. With 12’ wide travel lanes and a single parking lane, the road section balances vehicular needs and safety required in a residential neighborhood with minimizing excessive grading at either side of the street and reducing paving and impervious surfaces including their associated environmental disadvantages and ongoing maintenance costs. The section maintains the curb and full planter strip, altogether meeting the goal of creating visually attractive, safe and healthy environments. Further, the proposed street modification will have no adverse impacts on the surrounding uses and will maintain consistency along Park AVE N as the uses transition from an exclusively residential character to neighborhood services to the south.