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HomeMy WebLinkAboutThe Pines Modification Request Engineers Surveyors Planners 620 7th Ave Kirkland, WA 98033-5565 Phone: (425) 827-3063 Fax: (425) 827-2423 Toll Free: (800) 962-1402 www.drstrong.com July 19, 2016 Project No. 16007 Matthew Herrera City of Renton 1055 S Grady Way Renton, Washington 98057 Re: The Pines Preliminary Plat, PRE16-000049 Dear Mr. Herrera: This letter is provided to formally request modifications from RMC 4-6-060(F)(2), RMC 4-6- 060(H)(2), and RMC 4-6-060(J)(1). Specifically, the modification from RMC 4-6-060(F)(2) is the request to allow for the reduction in pavement width and sidewalk width for Monroe Avenue NE (minor arterial). Specifically, the modification from RMC 4-6-060(H)(2) is the request to allow use of a hammerhead turnaround, in lieu of a cul-de-sac, on a dead end street that is greater than 300 feet in length. Finally, the modification from RMC 4-6-060(J)(1) is the request to allow the use of a shared driveway in a subdivision with more than ten lots. RMC 4-6-060(F)(2) Background Monroe Avenue NE is currently developed with approximately 44-feet of pavement and curb and gutter on both sides. Modification Requested RMC 4-6-060, Street Standards, F. Public Street Right-Of-Way Design Standards: A minor arterial requires 91-feet of right-of-way, 54-feet of pavement width, 8-feet of planter strip, and sidewalk on both sides. The applicant is proposing to hold the existing curb line (approximately 44-feet of pavement width) and provide an 8-foot planter strip and a 5-foot sidewalk. Per the City of Renton Modification Submittal Requirements, in order to approve a modification request, the following six conditions must exist: 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 proposed modification is the minimum adjustment necessary to implement these policies and objectives. 2. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. 3. Will not be injurious to other property(ies) in the vicinity. 4. Conforms to the intent and purpose of the Code. Matthew Herrera July 19, 2016 Page 2 of 6 5. Can be shown to be justified and required for the use and situation intended. 6. Will not create adverse impacts to other property(ies) in the vicinity. Justification 1. The City’s goal is to maintain the existing curb and gutter location and maintain the bicycle corridor along Monroe Avenue NE. Maintaining the existing curb will provide approximately 22-feet from the existing centerline to the curb line. The intent of the 8-foot sidewalk is to allow for the bicycle lane to be transferred to the sidewalk area to create a multi- use path. As stated above, Monroe Avenue NE is a dedicated bicycle corridor, therefore, an additional bicycle lane or multi-use path is not necessary. Please see attached email from Clark Close. 2. The modification will meet the objectives and safety, function, appearance, environmental protection and maintainability by the Code. 3. Approval of the modification request would allow for development of this plat to maintain the existing curb line and would avoid the removal of neighboring properties curb/driveways. 4. As discussed above, the modification conforms to the intent and purpose of the Code. 5. The City has determined, per the pre-application notes, that there is no intent to widen the Monroe Avenue NE corridor. Thus, it is not practical to widen such a minor portion of the corridor. 6. Approval of the modification request would allow for development of this plat to maintain the existing curb line and would avoid the removal of neighboring properties curb/driveways. Matthew Herrera July 19, 2016 Page 3 of 6 RMC 4-6-060(H)(2) Background The Project is proposing a dead end street less than 500 feet in length from Monroe Avenue NE, east. Modification Requested RMC 4-6-060, Street Standards, H. Dead End Streets: For dead end streets from 300’ to 500’ in length, a cul-de-sac is required. The applicant is proposing use of a hammerhead turn around on a road that is 375 feet from the proposed curb line in Monroe Ave NE to the centerline of the proposed hammerhead.. Per the City of Renton Modification Submittal Requirements, in order to approve a modification request, the following six conditions must exist: 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 proposed modification is the minimum adjustment necessary to implement these policies and objectives. 2. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. 3. Will not be injurious to other property(ies) in the vicinity. 4. Conforms to the intent and purpose of the Code. 5. Can be shown to be justified and required for the use and situation intended. 6. Will not create adverse impacts to other property(ies) in the vicinity. Justification 1. Providing a cul-de-sac turnaround with a right of way diameter of 110 feet is more than 50% of the total property width (property width is 216 feet) and greatly encumbers usable space. The application of a cul-de-sac would better serve properties with greater dimensions that allow for lot access around the circumference of the cul-de-sac and allow it be utilized to its full potential. Approval of the modification request is the minimum modification to accomplish the desired purpose. 2. The project proposes to terminate the proposed roadway with a hammerhead which is an acceptable emergency vehicle turnaround. Additionally, the future homes in the entire plat shall be required to be fire sprinklered. 3. Approval of the modification request would allow for development of this plat which would be in line with the neighboring developments in size, magnitude and density. Granting of this variance would not constitute special privilege inconsistent with projects in the vicinity given that the cul-de-sac turnarounds in the immediate vicinity of the project are between 80 and 90 feet in diameter. The requirement for 110 feet in diameter encumbers the property more significantly than any developments in the vicinity. 4. As discussed above, the modification conforms to the intent and purpose of the Code. Matthew Herrera July 19, 2016 Page 4 of 6 5. As discussed above, the required diameter size of the cul-de-sac is more than 50% of the total property width. Therefore, it greatly encumbers the usable space. The hammerhead still provides the necessary turnaround for fire. 6. Approval of the modification would not create adverse impacts to the adjacent properties. In addition, please see the attached letter and correspondence with Corey Thomas. Matthew Herrera July 19, 2016 Page 5 of 6 RMC 4-6-060(J)(1) Background The Project is proposing a shared driveway to allow for rear access on two of the proposed lots. Modification Requested RMC 4-6-060, Street Standards, J. Shared Driveway Standards: Shared driveways may be allowed for access to four (4) or fewer residential lots, provided the subject lots are not created by a subdivision of ten (10) or more lots. The applicant is proposing a shared driveway for two of the proposed lots in order to allow for those lots to have rear access. Per the City of Renton Modification Submittal Requirements, in order to approve a modification request, the following six conditions must exist: 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 proposed modification is the minimum adjustment necessary to implement these policies and objectives. 2. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. 3. Will not be injurious to other property(ies) in the vicinity. 4. Conforms to the intent and purpose of the Code. 5. Can be shown to be justified and required for the use and situation intended. 6. Will not create adverse impacts to other property(ies) in the vicinity. Justification 1. The City’s goal is for subdivisions within the R8 zone to have alley load/rear access lots. However, an alley is not feasible on this Project due to the width of the property. A shared driveway will be utilized by two of the proposed lots in order to provide rear access. This will be provided to meet the objectives/policies of the zoning. 2. The modification will meet the objectives and safety, function, appearance, environmental protection and maintainability by the Code. 3. Approval of the modification request would not affect the surrounding properties. 4. As discussed above, the modification conforms to the intent and purpose of the Code. 5. The two proposed lots that will utilize the shared driveway have at least 50 linear feet of public right-of-way. The shared driveway will be less than 200 feet in length. In addition, the shared driveway is strictly provided for rear lot access on the lots. As discussed above, there is no other way to provide rear access while still maintaining the number of lots. Thus, a shared driveway has been chosen to provide the rear access. 6. Approval of the modification would not create adverse impacts to the adjacent properties. Matthew Herrera July 19, 2016 Page 6 of 6 Thank you for your time and consideration in this matter. Should you have any questions or request any clarifications, please do not hesitate to contact me. Sincerely yours, D. R. STRONG Consulting Engineers Inc. Yoshio L. Piediscalzi, P.E. Project Engineer YLP/lcs R:\2016\0\16007\Correspondence\Letters\out\L16007_160606_Matthew Herrera.docx 1 SharedInformation From:Clark Close <CClose@Rentonwa.gov> Sent:Thursday, February 11, 2016 1:40 PM To:Maher Joudi Subject:PRE16-000049 Stinde Preliminary Plat Preapp Attachments:16-000049 (R-8 Stinde Pre Plat) Meeting Summary.pdf Maher, Here is some follow-up information from your plan reviewer regarding moving the curb rather than maintaining the curb at its current location. Given the corridor is a dedicated bicycle corridor, transportation is not willing to allow relocation of the curb. However, they would support a modification to reduce the sidewalk from 8-ft to 5-ft, which would only require 3.5-feet of dedication in lieu of 6.5-feet. Thanks, Clark H. Close City of Renton – Current Planning Senior Planner Tel: 425-430-7289 Engineers Surveyors Planners 620 7th Ave Kirkland, WA 98033-5565 Phone: (425) 827-3063 Fax: (425) 827-2423 Toll Free: (800) 962-1402 www.drstrong.com March 22, 2016 Project No. 16007 Corey Thomas City of Renton 1055 S Grady Way Renton, Washington 98057 Re: Stinde Preliminary Plat, PRE16-000049 Dear Mr. Thomas: This letter is provided to formally request modification from RMC 4-6-060(H)(2). Specifically, the request to allow use of a hammerhead turnaround, in lieu of a cul-de-sac, on a dead end street that is greater than 300 feet in length. Background The Project is proposing a dead end street less than 500 feet in length from Monroe Avenue South, east. Variance Requested RMC 4-6-060, Street Standards, H. Dead End Streets: For dead end streets from 300’ to 500’ in length, a cul-de-sac is required. The applicant is proposing use of a hammerhead turn around on a road that is 385 feet from the proposed curb line in Monroe Ave NE to the centerline of the proposed hammerhead. Per the City of Renton Variance Submittal Requirements, in order to approve a variance request, the following four conditions must exist: 1. The applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to the subject property, including size, shape, topography, and location or surroundings of the subject property; and the strict application of the Building and Zoning code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical classification. 2. The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. 3. Approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. 4. The approval, as determined the Reviewing Official, is the minimum variance that will accomplish the desired purpose. Corey Thomas March 22, 2016 Page 2 of 2 Justification 1. Providing a cul-de-sac turnaround with a right of way diameter of 110 feet is more than 50% of the total property width (property width is 216 feet) and greatly encumbers usable space. The application of a cul-de-sac would better serve properties with greater dimensions that allow for lot access around the circumference of the cul-de-sac and allow it be utilized to it!s full potential. 2. The project proposes to terminate the proposed roadway with a hammerhead which is an acceptable emergency vehicle turnaround. Additionally, the hammerhead will meet the required dimensional standards and be adequately signed, "No Parking#. 3. Approval of the variance request would allow for development of this plat which would be in line with the neighboring developments in size, magnitude and density. Granting of this variance would not constitute special privilege inconsistent with projects in the vicinity given that the cul-de-sac turnarounds in the immediate vicinity of the project are between 80 and 90 feet in diameter. The requirement for 110 feet in diameter encumbers the property more significantly than any developments in the vicinity. 4. Approval of the variance request is the minimum variance to accomplish the desired purpose. Thank you for your time and consideration in this matter. Should you have any questions or request any clarifications, please do not hesitate to contact me. Sincerely yours, D. R. STRONG Consulting Engineers Inc. Maher A. Joudi, P.E. Principal, Sr. Vice President Director of Engineering MAJ/lcs R:\2016\0\16007\Correspondence\Letters\out\L16007_160322_CoryThomas.docx 1 SharedInformation From:Corey W Thomas <CThomas@Rentonwa.gov> Sent:Wednesday, April 06, 2016 4:18 PM To:Maher Joudi Cc:Jamie Waltier; Chris Burrus (CBurrus@harbourhomes.com); Clark Close Subject:RE: Stinde Preliminary Plat Hammerhead Variance Request PRE16-000049 Attachments:turnaround.pdf Maher, The fire chief has approved your variance request with the condition that all future homes in the entire plat shall require an approved residential fire sprinkler system. The placement and configuration of the hammerhead turnaround shall be a mutually agreed upon location to be determined by the planning and fire department. The hammerhead shall meet all fire department specifications, see attached above. Contact Clark Close for exact placement of the hammerhead. Corey Thomas Fire Plans Reviewer/Inspector III City of Renton Fire & Emergency Services Department COMMUNITY RISK REDUCTION Phone: 425-430-7024 Fax: 425-430-7022 Email: cthomas@rentonwa.gov 1055 South Grady Way Renton, WA 98057-3232 Professionalism Ÿ Integrity Ÿ Leadership Ÿ Accountability Ÿ Respect From: Maher Joudi [mailto:maher.joudi@drstrong.com] Sent: Tuesday, March 22, 2016 18:33 To: Corey W Thomas Cc: Jamie Waltier; Chris Burrus (CBurrus@harbourhomes.com) Subject: Stinde Preliminary Plat Hammerhead Variance Request PRE16-000049 Hi Corey, We are moving forward on this project and per your comments at the pre app, I am emailing a letter requesting allowance of a hammerhead on a dead end road longer than 300’. Please see attached. Thanks Corey. D.R. STRONG Consulting Engineers Inc. CIVIL ENGINEERS PLANNERS Maher A. Joudi, P.E. Principal, Sr. Vice President Director of Engineering 620 7th Avenue Kirkland, WA 98033 Office: (425) 827-3063