HomeMy WebLinkAboutJ_Street Modification Request_240606_v1June 6, 2024
Nathan Janders, Civil Engineer II
Community and Economic Development Department/Planning Division
City of Renton
1055 S Grady Way
Renton, WA 98057
SUBJECT: POPPY COURT SHORT PLAT – STREET MODIFICATION REQUEST-
HOQUIAM AVE NE
Dear Nathan:
As part of the Poppy Court Preliminary Short Plat application, we are requesting a modification from
standards for the design section of Hoquiam Ave NE fronting the project.
The proposed modification is partially per the following instructions in PRE22-000239:
Hoquiam Ave NE is classified as a Collector Arterial street. Existing right-of-way (ROW) width
is approximately 60 feet according to the King County Assessors Map. To meet the City’s complete
street standards for a 2-lane Collector Arterial street, minimum ROW is 83 feet. Per City code 4-6-060,
half street improvements as taken from the ROW centerline 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, a 2-foot clear space
at the back of walk, street trees and storm drainage improvements. Approximately 11.5 feet of
dedication would be required to meet the above listed standards.
i. However, the City desires to retain the established curbline to the north and south of the
parcel. Therefore, the City will support a modified street section that includes a 36 foot
paved road (18 feet from ROW centerline that includes two 10-foot travel lanes and two
8 foot parking lanes), a 0.5 foot curb, an 8-foot landscape strip, an 8- foot sidewalk, street
trees and storm drainage improvements. Dedication of approximately 4.5 feet would
be required for the above listed improvements.
We are proposing a revision to the above suggested modification. The adjoining properties, both north
and south of the project have been recently developed as Ireland Short Plat Recording No.
20071002900004 and Highland Estates Short Plat Recording No. 201304900004. Both developments
retained the established curbline and provided a 5’ to 6’ Planter strip and a 5’ to 6’ sidewalk. We propose
to retain this same configuration and alignment across the project site. Doing so, will provide continuity
and maintain safety standards. The road section suggested above would misalign the pedestrian sidewalk
and requiring an offset at both ends. The recent adjacent developments mean the frontage on these
properties will not change in the future. Therefore, it is most prudent to retain the existing alignment for
both the curbline and the pedestrian sidewalk. No ROW dedication will be required for the proposed
improvements as they will be kept within the existing 60’ ROW.
The revised section is currently shown on the preliminary plat application for the project.
Decision Criteria in granting modifications such as this requires the modification to meet the following
justification points:
Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan
Land Use Element and the Community Design Element of the proposed modification is the minimum
adjustment necessary to implement these policies and objectives; As reported in PRE22-000239, this
modification retains the curbline that has been established for Hoquiam Ave NE on recent adjacent
land developments plus other new developments both north and south of the site and appears to
match the design standard used on other recent projects along the corridor.
Will meet the objectives and safety, functions, appearance, environmental protection and maintainability
intended by the Code requirements, based upon sound engineering judgement; We believe The City’s
desire to retain the existing curbline is based on sound engineering judgement. We also contend
that keeping the alignment of the planter strip and sidewalk rather than forcing pedestrian to
deviate is based on sound engineering judgement.
Will not be injurious to other property(is) in the vicinity; Since the City desires to retain the established
curbline, we believe retaining the existing adjoining planter strips and sidewalk alignments will be
consistent and not be injurious to other properties.
Conforms to the intent and purpose of the Code; We understand per PRE22-000239, this modification
meets the City’s street section of paved road and frontage improvements and conforms to the intent
and purpose of the code.
Can be shown to be justified and required for the use and situation intended; We believe the fact that
these modifications match the recent adjacent frontage improvements justify the required use and
intent of the modification.
Will not create adverse impacts to other property(ices) in the vicinity (Ord. 4517, 5- 8- 1995; Ord.
48023 10-254999; Ord. 5100, 11- 1- 2004; Ord. 5137, 4-25-2005; Ord. 5369, 444-2008); As the design
modifications retains the existing adjacent curblines per instructions in the PRE23-000239, we trust
that they will not create any adverse impacts to other properties in the vicinity.
If you have questions, comments, or need addition information, please contact me, as needed.
Yours respectfully,
Cliff Williams
Cliff Williams, PE
Cc: Robert Wenzl, Tuscany Construction, LLC