HomeMy WebLinkAboutJ_Street_Modification_Request_Genesis_Homes_LLC_200221_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
February 21, 2020
City of Renton
Attn: Rohini Nair
1055 S Grady Way
Renton, WA 98057
RE: Street Modification Request
Emerald Highlands
1501 & 1507 Kirkland Avenue NE
City of Renton Permit #PRE18-000526
Dear Rohini,
Please consider this letter a street modification request for improving the Kirkland Avenue NE frontage
with the following curb/paving/sidewalk improvements:
• 11’ travel lane measured from the center of the existing 60’ wide right of way. (30’ half right of
way width)
• 0.5’ vertical curb, 10' 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 transportation section of the
City of Renton’s “Preapplication Meeting For Genisis Living PRE18-000526” dated August 9, 2018:
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 to the back of sidewalk, but the existing
width of the ROW from the centerline is 30’. This would require a ROW dedication.
Street Modification Request-Emerald Highlands
1501 & 1507 Kirkland Avenue NE
City of Renton Permit #PRE18-000526
February 21, 2020
Page 2 of 3
The proposed section reduces the bioretention planter strip from 12’ to 10’, and reduces the traveled
lane from 13’ to 11’. This proposed section spans 29.5’ and would not require a ROW dedication.
This request meets the following criteria outlined in the Renton Municipal Code (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 Kirkland Avenue NE right-of-way.
2. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment.
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 for
the neighboring properties on the west side of this block of Kirkland Avenue NE.
4. Conforms to the intent and purpose of the Code.
This modification conforms to the intent and purpose of the Code and to the directions provided by
the City of Renton staff.
5. Can be shown to be justified and required for the use and situation intended.
The proposed section fits with the existing ROW. This is justified per the City’s comment that “No
ROW dedication is required along Kirkland Ave NE”.
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 for
the neighboring 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
nmecum@encompasses.net
Sincerely,
Encompass Engineering
Nicole Mecum, PE
Street Modification Request-Emerald Highlands
1501 & 1507 Kirkland Avenue NE
City of Renton Permit #PRE18-000526
February 21, 2020
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