HomeMy WebLinkAbout007 Street Modification Request
5326 SW Manning Street, Seattle WA 98116 Cell Phone: 206 714-7161
www.sitedme.com email: cliff@sitedme.com
Development Management Engineers, LLC
The Developer’s Engineering Advocate
March 26th, 2019
City of Renton
Community and Economic Development
1055 South Grady Way
Renton, WA 98057
Subject: 24th Street Short Plat – Street Modification Request
4709 NE 24th Street, Renton
Project Description and Existing Conditions:
The proposed 24th Street 2-Lot Short Plat is located in the city of Renton at the
intersection of Duvall Ave NE and NE 24th St. There are existing road improvements
along Duvall Ave which is a main roadway connecting the cities of Renton and
Newcastle. The portion of NE 24th Street roadway fronting the project site is less than
the standard ROW and has no improvements other than paved travel lanes.
Proposed Street Modification:
The following modifications have been proposed and preliminary agreed to by the City of
Renton planning staff:
1. Duvall Ave NE right of way (ROW) width modification: The roadway is
classified as a principal arterial. Per RMC 4-6-060 the minimum (ROW) width of
103’. The existing ROW is 102’. City staff have proposed retaining the existing
width. Per pre-application meeting notes dated Nov 3, 2016, the ‘City supports a
modification to deviate from the required street frontage improvements for the
site’s Duvall Avenue NE frontage‘. Therefore, no further ROW dedication should
be required.
2. NE 24th St right of way width modification: The roadway is a limited access
residential street. Per RMC 4-6-060, the half street paved roadway width is 18’
consisting of a 12’ travel lane and 6’ parking. City staff, via email, proposed a
half street paved width of 13’ fronting the project site (see attached). The
resultant required ROW dedication will be 26.5’ based on a 13’ paved lane (the
street modification), 0.5’ curb, 8’ planter strip and 5’ sidewalk. With the
proposed dedication, total ROW width will be 56.5’ which is 11.5’ wider that the
present street standard of 45’.
Justifications for the Modification Requests:
1. Retain existing ROW of 102’ on NE Duvall Ave.
5326 SW Manning Street, Seattle WA 98116 Cell Phone: 206 714-7161
www.sitedme.com email: cliff@sitedme.com
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;
Per the Pre-application meeting notes, the City staff proposed retaining
the existing ROW. We support the staff’s determination that not
dedicating an additional 0.5’ of ROW is a minimal adjustment and that
the City policies and objectives are maintained.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment;
We support the City proposed ROW modification and believe the 0.5’
reduction in ROW will not impact public safety, etc.
c. Will not be injurious to other property(ies) in the vicinity;
No adjoining properties, nor the site itself will be impacted by this
modification.
d. Conforms to the intent and purpose of the Code;
We believe this modification meets the intent and purpose of the RMC
e. Can be shown to be justified and required for the use and situation intended;
We support the City staff proposed modification and agree it is justified.
f. Will not create adverse impacts to other property(ies) in the vicinity.
This modification only impacts the project site and therefore, has no
impact on adjoining properties.
2. Reduce NE 24th St half street paved road section from 18’ (travel lane plus
parking width) to a 13’ travel lane.
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;
Per the RMC 4-6-060, the required ROW width for a limited access
residential street is 45’. The proposed additional ROW dedication of
5326 SW Manning Street, Seattle WA 98116 Cell Phone: 206 714-7161
www.sitedme.com email: cliff@sitedme.com
26.5’ will result in a total ROW width of 56.5’ which exceeds the standard
by 11.5’. It appears, the lack of frontage improvements on both sides of
the street has driven the requirement to demand an excess ROW
dedication from the project site. We assume the excess ROW dedication
meets City policy. This modification speaks to reducing the half street
paved width to 13’from 18’.
g. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment;
We believe the proposed pavement widening, curb and gutter and
sidewalk improvements will improve the traffic safety of the street
especially considering the existing conditions and prior to frontage
improvements on the north side of the street.
h. Will not be injurious to other property(ies) in the vicinity;
Other than reducing the potential size of the proposed new lots, this
project should not be injurious to other properties in the vicinity.
i. Conforms to the intent and purpose of the Code;
We assume, since the modification was proposed by City staff, that the
intent of the Code is retained.
e. Can be shown to be justified and required for the use and situation intended;
Proposed work will provide a major street upgrade of NE 24th St for the
portion fronting the project site.
f. Will not create adverse impacts to other property(ies) in the vicinity.
We believe this modification will only burden the project site and will not
create adverse impacts on other properties.
If you have any questions or need further information, please advise. Otherwise, we look
forward to receiving approval of these street modifications.
Respectfully, yours
Cliff Williams
Cliff Williams, PE