HomeMy WebLinkAboutJ_Street_Modification_Request_for_Frontage_Improvements_Woo_Developments_LLC_190719_v1
Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 407 Swiftwater Blvd, Cle Elum, WA 98922
Phone: (425) 392-0250 Fax: (425) 391-3055 Phone: (509) 674-7433 Fax: (509) 674-7419
www.EncompassES.net
March 12, 2019
Rohini Nair
City of Renton
RE: Street Modification Request
Jefferson Highlands
3815 Monterey Place NE
City of Renton Permit #U16-001683
Dear Rohini:
Please consider this letter a street modification request for improving the Kirkland Avenue NE frontage
with the following curb/paving/sidewalk improvements:
• 13’ travel lane measured from the center of the existing 60’ wide right of way (30’ half right of
way width)
• 0.5’ vertical curb, 8’ bioretention planter strip, and 8’ sidewalk, with 0.5’ clear width from back
of sidewalk to edge of right of way.
This is a reduction from the requested frontage section spelled out in the Pre-Application Meeting notes
dated November, 23, 2016:
To meet the City's complete street standards and the Sunset Area Surface Water
Master Plan for Kirkland Ave NE, a residential access street, half street
improvements shall include a pavement width of 26 feet (13 feet from centerline), a
0.5-foot curb, a 12-foot bioretention planter strip, a 8-foot sidewalk, street trees
and storm drainage improvements. No ROW dedication is required along Kirkland
Ave NE.
The above requested section spans 33.5’ from the centerline, but the existing width of the ROW from
the centerline is but 30’. This would require a ROW dedication.
The proposed section reduces the bioretention planter strip from 12’ to 8’. This proposed section spans
29.5’ and would not require a ROW dedication.
This request meets the following criteria outlined in RMC 4-9-250.D:
1. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the project
modification is the minimum adjustment necessary to implement these policies and objectives. The
proposed section fits with the existing ROW.
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2. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment. We
believe that the proposed section meets all applicable standards and objectives and safety,
function, appearance, environmental protection and maintainability intended by the Code
requirements.
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. This proposed street section is likely to
conform to future frontage improvement requirements as properties on the west side of this
block of Kirkland Avenue NE.
4. Conforms to the intent and purpose of the Code. We are trying to conform as best we can to
direction provided 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. The proposed
section fits with the existing ROW. We are trying to conform as best we can to direction provided
by City staff who are dedicated to implementing the intent and purpose of the Code.
6. Will not create adverse impacts to other property(ies) in the vicinity. This proposed street
section is likely to conform to future frontage improvement requirements as properties on the
west side of this block of Kirkland Avenue NE.
If you have questions or need additional information, please call me at 425-392-0250 or email me at
tredding@encompasses.net
Sincerely,
Encompass Engineering
Tom Redding
Y:\Jobs (J)\17\17735 - Anita Woo\DOCS\Street Standards Deviation\Street Modification Request for Frontage Improvements.docx
PROPOSED
KIRKLAND AVE NE
SECTION
10 1111'