HomeMy WebLinkAboutD_Street_Modification_Request_Decision_091110.pdfDenis Law
City .. } .- of
i
Department of Community and Economic Development
November 10, 2009 Alex Pietsch, Administrator
Tom Redding
Baima & Holmberg, Inc.
100 Front Street South
Issaquah, WA 98027-3817
Subject: Wilson Park Preliminary Plat — LUA09-140
7.20 South 55th Street
Street Modification requests
Dear Mr. Redding:
We have completed our review of your request for modifications to the street standards for the
proposed Wilson Park Preliminary Plat located at 720 South 55th Street. The proposed residential
subdivision is for 13 single family building lots and four additional tracts. The subdivision will be served
by two access roadways south of the site to South 55th Street, connecting to a new street through the
proposed project,
You have requested modification for the internal roadway, including eliminating the required sidewalk
from one side of the street, reducing the right-of-way width, and eliminating the requirement for a cul-
de-sac. Clarification of the street improvement requirements for the two off-site access roadways is
also requested. The proposal continues to be based on a waiver of the required connection to the north
property line.
The request to reduce the internal street right-of-way width to 37.5 feet is denied. However, the
request to delete the sidewalk from one side of the internal street is approved, subject to providing an
eight -foot (8') planting strip between the street and remaining sidewalk. The requirement for a cul-de-
sac is modified to allow for a hammerhead turnaround and gated emergency access for secondary
access. The proposal to waive the requirement to extend the public street to the north property line is
also denied.
City Code 4-6-060 (Street Standards) requires full street improvements for all adjacent rights-of-way for,
within, and dedicated by a plat.
The City can modify street improvements for new plats if there are practical difficulties in carrying out
the provisions of the Street Improvement Ordinance. The Modification Procedures, as defined in
Section 4-9-250D, clearly states the criteria for approval by the Department Administrator. In order for
a modification to be approved, the Department Administrator must find that a special individual reason
makes the strict letter of this Ordinance impractical, that the modification is in conformity with the
intent and purpose of this Ordinance, and that such modification:
a) Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by this Ordinance, based upon sound engineering judgment; and
b) Will not be injurious to other property(s) in the vicinity; and
Renton City Hall + 1055 South Grady Way 0 Renton, Washington 98057 0 rentonwa.gov
Mr. Tom Redding
Wilson Park Preliminary Plat
Page 2 of 3
c) Conform to the intent and purpose of the Code; and
d) Can be shown to be justified and required for the use and situation intended; and
e) Will not create adverse impacts to other properties in the vicinity.
The request to reduce the right-of-way width to 37.5 feet cannot be approved. The code allows for
consideration of reduction to 42 feet in width in cases where the additional area provides for a more
reasonable lot configuration. The reduction to 42 feet in width is approved, but we fail to find
justification to reduce the public right-of-way in this new residential neighborhood to a lesser standard.
The request to eliminate the sidewalk along the southerly side of the new internal roadway can be
supported in this situation, provided there are equivalent value amenities provided in exchange for
these improvements. This request is granted, subject to the provision of an eight- foot (8') wide planting
strip, including landscaping and street trees, on the northerly side of the street with the new sidewalk.
The project site will be accessed by a single public street, which requires a cul-de-sac. The proposed
secondary access will mitigate the dead-end roadway configuration for emergency vehicles, but will not
be available for regular vehicles and delivery trucks. The requirement for a cul-de-sac is hereby waived,
subject to providing a full hammerhead turnaround in public right-of-way and emergency secondary
access through an approved gated system. The function of a hammerhead turnaround will be provided
with the extension of the street to the north property line, as addressed below.
The proposed street design for the plat fails to meet the requirement to extend the public street system
through the plat to the northerly property line. The property north of the site is large enough for future
platting, and will be connected to the public street system approved for this plat. The requirement for
extension of the public street system through Lhe proposed plat to the north property line remains. This
extension is to be provided where Lot 8 is proposed, as an extension of the easterly north -south access
roadway.
The street improvements required for this preliminary plat, as modified in this decision, are as follows:
Westerly off-site access roadway between S. 55rh St and the development site: This street section shall
be in dedicated public right-of-way. The pavement width can be reduced to 26 feet (26') in width,
allowing for parking on one side of the street. Curb and gutter shall be provided along the westerly edge
of the pavement. An eight -foot (8') wide planting strip shall be provided along the west side of the
treet, with a five-foot (5') wide sidewalk.
New internal street system: This street section shall be in a minimum 42 -foot width right-of-way.
Additional right-of-way is also required at all the intersections and turns in the roadway configuration.
These radius dedications shall be for a 15 -foot radius. The pavement width can be reduced to 26 feet in
width, allowing for parking on one side of the street. Both sides of the street shall be improved with
curb and gutter. A sidewalk is not required on the southerly side of the new street. The face of the curb
shall be installed three feet (3') from the southerly edge of the right-of-way. A five-foot (5') wide
sidewalk shall be provided along the northerly and "outside" portion of the new internal street, with an
Mr. Turn Redding
Wilson Park Preliminary Plat
Page 3 of 3
eight -foot (S') planting strip. The planting strip is to be landscaped, including street trees. Street
lighting meeting code with required lighting levels shall be provided on the new internal street system.
Street extension to north property line: A public street is required in the approximate location of
proposed Lot S. This street shall include a minimum of 42 feet in right-of-way. The street improvements
for this extension shall include 26 feet of pavement, and curb and gutter along both sides of the street.
Sidewalks are required along both sides of this street section, both five feet (5') in width. The sidewalk
on the east side of the street can be constructed adjacent to the new curb. The west side of the street
shall include a five-foot (5') planting strip landscaped with street trees.
Easterly off-site access roadway between S. 55"' St and the development site: This street section is
initially to be used for secondary emergency access through a private roadway easement. The
pavement shall be a minimum of 20 feet in width through this roadway section. An emergency access
gate, approved by the Renton Fire Department, can be installed where this roadway enters the new
plat. if this private easement is replaced in the future with dedicated public right-of-way, the
emergency access gate shall be removed. A note to this effect is to be included on the final plat.
You have 14 days from the date of this letter to appeal the administrative determination in accordance
with City code. Appeals are to be filed in writing, with the City Clerk, and require a filing fee in the
amount of $250.00. Appeals must be filed with the City Clerk before Tuesday, November 24, 2009, at
5:00 P.M.
You may contact Kayren Kittrick at (425) 430-7299 if you have any questions or need additional
information.
Sincerely,
Neil Watts, Director !
Development Services Division
cc: Alex Pietsch, Community & Economic Development Administrator
Chip Vincent, Planning Director
Kayren Kittrick, Development Engineering Supervisor
Jerry wasser, Associate Planner