HomeMy WebLinkAboutModification Request FrontageRory Dees
Managing Member
RAD Holdings LLC
1040 West Lake Sammamish Pkwy SE
Bellevue, WA 98008
206 715-4559
November 5, 2015
Clark Close
Associate Planner
1055 South Grady Way
Renton, WA 98057
RE: Modification request for 3112 Talbot Road S. or Valley Vue Plat
Dear Mr. Close,
Status:
Currently we are proposing a two-lot short plat subdivision for the properties addressed at 3112 and 3106
Talbot Road S., Renton APN 12-000280. The subject parcel is currently improved with two houses (3106
and 3112 Talbot Road S) that access off of Talbot Road S. Under the proposed Valley Vue short plat,
additional access would be provided to the newly created lots over two recorded easements shown on
the adjacent Winspur subdivision map. The easements clearly state their purposes as to provide access,
egress, and utility easement for the parcel no. 28, which is cited by number. These easements will allow
access the proposed two lots along two private roads, and would be dedicated to the subject parcel when
this short plat is approved; moreover, the creation of these two lots would create a conforming design for
the two existing house improvements. Furthermore, the steeper grade and 12 feet wide access off of
Talbot Road is not remotely feasible within the constraints of Renton's Codes.
As a point of information, these easements are 24 feet wide and were created in King County, and
annexed into Renton, irrespective of the Renton codes. Of the two easements at this time, the easement
to the west in Tract H will be improved for access to the proposed two lots. The lot creation will provide
frontage onto the access easement and not a right-of-way S. 32nd Place.
Modification:
When the Winspur subdivision was created in King County, the code provided for sidewalk improvements
only along one side--the south side of the S. 32nd Place. Subsequently, the subdivision was annexed into
the City of Renton. Current Renton code states Sidewalk improvements are required for both sides of a
right-of-way. I am requesting a modification to right-of-way frontage condition requirement of a
sidewalk improvement where the private access road accessing these two lots contacts the right-of-way
on S. 32nd Place. This requirement would be adding a sidewalk improvement on a side of the right-of-
way that is not already improved with supporting or connecting sidewalk. Therefore, approval of a
modification of not requiring a sidewalk on the north side of the right-of-way given the existing King
County neighborhood pedestrian movement design would be in conformity with the intent and purpose of
the Renton Code.
The current configuration with one side of the right-of-way improved with a sidewalk provides for safe
pedestrian movement and is consistent with the neighborhood expectations and safe use. Moreover, the
current pedestrian sidewalk design substantially implements the policy direction and objectives of the
Comprehensive Plan Land Use and the Community Design Elements. The proposed modification
maintains an improvement condition that is consistent and complimentary with the annexed
neighborhood subdivision. Property owners in the neighborhood would find a short sidewalk
improvement across the 24 foot access from S 32nd Place onto the private access easement unusual,
inconsistent, and awkwardly out-of-place. Ultimately, this would be a detriment to the neighborhood as
the sidewalk and curb cut would start and stop in the 24 feet easement space and not be connected to
any other sidewalk improvement. The purpose of the code was to provide a recognized safe travel area
for pedestrian movement, which the existing design does satisfy. The current single-side sidewalk is
recognized as the pedestrian side of the right-of-way and satisfies the intent and purposes of the Code.
Improvement of the access easements may require construction of retaining walls and likely rebuilding
or/and enhance the existing fencing and landscaping. I would be open to looking at elevating the
fencing height or other possible concerns the neighbors might have in addressing the construction issues
surrounding this (these) access road(s).
Thank you for your consideration of this modification. I will also be forwarding this to you as an email.
Yours,
Rory Dees