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Home My WebLink AboutJ_Land_Use_Modification_Street_Frontage_170615_v1ARCIIITE CTU RF FqAWI SPACE PLANNING; ambitectural weeks, inc. IN-171RIOR DESIGN June 16, 2017 City of Renton Planning and Development 1055 South Grady Way Renton, WA 98057 (425) 430-7594 Attn: Jill Ding RE: Renton Dental Arts Building - Land Use Street Frontage Improvements Modifications Justification Dear Ms. Ding, The purpose of this letter is to provide justification to the Land Use modifications being requested for the Renton Dental Arts Building project. We are requesting modifications from RMC 4-6-060F2 in order to maintain the curb line along the subject property's 108th Avenue Southeast frontage as it currently exists and not construct the Principal Arterial cross-section as provided in the minimum design standards. In maintaining the curb line we will propose providing a new curb 8 -foot wide landscape strip and 8 -foot wide sidewalk per City standards, which would result in a dedication of property to the City. We are also requesting an additional modification from RMC 4-6- 060F2 in order to maintain the existing improvements along 109the Avenue Southeast. The modifications requests comply with each of the following issues outlined in the modification submittal requirements. 108th Avenue Southeast Frontage Per RMC 4-6-060, the proposed commercial development requires associated public street improvements along project frontages. These improvements, as outlined in RMC 4-6-060 and in the pre -application meeting notes (PRE16-000627), include 38 feet half -street paving, 0.5 -foot curb, an 8 -foot planting strip, an 8 -foot sidewalk, street trees and storm drainage improvements along 108th Avenue Southeast. We are requesting modification to maintain the existing curb gutter and sidewalk along the subject property's 108th Avenue Southeast frontage as there are no similar improvements in the vicinity and would not be a functional improvement. The proposed project still provides the Principal Arterial required 8 -foot planting strip with street trees and 8 -foot wide sidewalk while maintaining the existing curb line resulting in a smaller right-of-way dedication than the improvements noted in the pre -application meeting notes. Please see below for justification on maintaining the existing curb line along 108th Avenue Southeast. 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; One of the Comprehensive Plan Land Use Element goals is to provide high quality life and to encourage new development to be functional and attractive. As the project still provides an 8 -foot planting strip with street trees and an 8 -foot wide sidewalk because adequate space is available, this results in a functional and attractive development. However, removing the existing curb line and widening the existing vehicle pavement width along 108th Avenue Southeast frontage is not a functional improvement due to the lack of existing improvements in surrounding sites. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgement; 1141698 th Avenue NE — Suite 200, Kirkland, WA 98033 P: 425.823.2244 F: 425..898.4722 W: www.awerks.com Renton Dental Arts June 16, 2017 Page 2 By not moving the existing curb line the capacity of the roadway, safety, appearance, environmental protection and maintainability remain unaffected. Providing new pedestrian improvements, 8 -foot wide landscape strip with street trees and an 8 -foot wide sidewalk will enhance pedestrian safety, function, environmental protection, and maintainability without negatively impacting vehicle traffic. The 8 -foot planter strip between the curb and sidewalk provides a buffer between pedestrians and vehicle traffic; as well as provides an enhanced appearance and environmental lift by providing street trees and vegetation. c. Will not be injurious to other property(ies) in the vicinity; Maintaining the existing curb line will not be injurious to other properties in the vicinity as the existing condition will remain. Construction of an 8 -foot planting strip and 8 -foot sidewalk improvements will be constructed along the proposed site only. d. Conforms to the intent and purpose of the Code; The intent of the code is to have streets that can provide safe and maintainable access for vehicles and pedestrians. Maintaining the existing curb line and the proposed pedestrian improvements maintains safe access for vehicles and further enhances safety for pedestrians. e. Can be shown to be justified and required for the use and situation intended; and Please see comments under criterion "b". f. Will not create adverse impacts to other property(ies) in the vicinity. Please see comments under criterion "c". 1091h Avenue Southeast Existing Improvements Per RMC 4-6-060, the proposed commercial development requires associated public street improvements along projects frontages. These improvements, as outlined in RMC 4-6-060 and in the pre -application meeting notes (PRE16-000627), include 13 feet half -street paving, 0.5 -foot curb, an 8 -foot planting strip, an 5 -foot sidewalk, street trees and storm drainage improvements along 1091h Avenue Southeast. We are requesting that there be no existing frontage improvements along 109th Avenue Southeast. The right-of-way dedication outlined in the pre -application meeting notes are still provided, such that improvements can be made in the future if needed. Please see below for justification on maintaining the existing frontage along 109th Avenue Southeast. 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; a. Safe, healthy, and attractive communities are key essentials to community design policies of the Comprehensive Plan's Land Use Element. The existing conditions provide for a walkable neighborhood, a safe and healthy environment that is visually attractive and therefore requires no upgrades. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgement; By not constructing the frontage improvements the capacity of roadway, safety, appearance, environmental protection, and maintainability remain unaffected; therefore will not result in any undue negative impacts to safety, function, appearance, or environmental protection and maintainability. c. Will not be injurious to other property(ies) in the vicinity; As no improvements are proposed the modification will not be injurious to other properties in the vicinity. d. Conforms to the intent and purpose of the Code; Please see comments under criterion "a" and "b". e. Can be shown to be justified and required for the use and situation intended; and Not providing modifications along 109th Avenue Southeast will provide a consistent appearance Renton Dental Arts June 16, 2017 Page 3 along the street frontage which will be beneficial to the property and surrounding property owners. f. Will not create adverse impacts to other property(ies) in the vicinity. Please see comments under criterion "c". This concludes our land use modification justification letter. Please feel free to contact us with any questions or comments you may have. Sincerely, Architectural Werks, Inc. Franklin Ng, AIA Project Manager