HomeMy WebLinkAboutD_StateFarmMod_v2DEPARTMENT OF COMMUNITY
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D_StateFarmMod_v2
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: June 15, 2023
Project File Number: PR22-000269 State Farm TI
Project Name: State Farm Modifications
Land Use File Number: LUA23-000166, MOD
Project Manager: Andrew Van Gordon, Associate Planner
Owner: Evan Silvers, 3418 SE 6th St, Renton, WA 98058
Applicant/Contact: Calvin Tam, Tam Design, 10040 Sand Point Way NE, Seattle, WA 98125
Project Location: 3418 SE 6th St (APN 512900326)
Project Summary: The project is located within the Commercial Neighborhood (CN) zone and Urban
Design District D. The applicant requests two (2) modifications to deviate from RMC
4-4-090, Refuse and Recyclables Standards, specifically RMC 4-4-090C3, Special
Setbacks from Residential Properties and RMC 4-4-090E3, Office, Educational and
Institutional Developments – Minimum Size. The proposal would reduce the refuse
and recycling 50-foot (50’) setback from abutting residentially zoned properties to
approximately 17 feet eight inches (17’8”) at its closest and reduce the minimum
total area from 100 square feet to 57 square feet.
Site Area: 0.19 acre
DocuSign Envelope ID: 9B2A4A27-43EE-4D9A-8B1F-F05BD7757CD1
City of Renton Department of Community & Economic Development
State Farm Modifications
Administrative Modification Report & Decision
LUA23-000166, MOD
Report of June 15, 2023 Page 2 of 6
D_StateFarmMod_v2
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification from RMC 4-4-090
Exhibit 3: Site Plan and Elevations
Exhibit 4: Email from Republic Services NW to the Applicant
C. PROJECT DESCRIPTION/BACKGROUND
Application for a tenant improvement for the benefit of a State Farm Insurance office space at 3418 SE 6th St was
made (B22005298) October 6, 2022. As part of the improvements the applicant is required to meet applicable
standards in RMC 4-4-090, Refuse and Recyclables Standards related to setbacks from residential properties and
minimum size requirement.
D. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on March
10, 2023 and determined the application complete on May 22, 2022. The project complies with the 120-
day review period.
2. The applicant’s submittal materials comply with the requirements necessary to process the modification
request.
3. The project site is located 3418 SE 6th St (APN 512900326).
4. The project site is currently developed with two (2) buildings. The tenant improvement is located in the
primary building which includes the ground floor commercial space proposed for the tenant
improvements, and two (2) attached dwelling units. Attached to the primary building but on an abutting
lot (3414 SE 6th St) is another commercial space currently occupied by a barbershop. An accessory
detached garage is also located on the property. A driveway, walkways and other associated
miscellaneous improvements are located on the site. A separate off-site driveway (APN 1623059066) is
located to the west of the project site which provides access to the site as well. No parking for the
commercial space is located on-site.
5. Direct access to the site is provided via a driveway from SE 6th St. The commercial space has a main
entrance exiting onto SE 6th St. No on-site parking is provided.
6. The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation.
7. The site is located within the Commercial Neighborhood (CN) zoning classification.
8. There is one (1) tree located on-site which the applicant is proposing to retain.
9. The site is mapped in a High Seismic Hazard Area and the Maplewood Zone 1 Modified wellhead
protection area.
10. The applicant did not provide estimated construction dates.
11. Modification Analysis: Application for a tenant improvement for the benefit of a State Farm Insurance
office space at 3418 SE 6th St was made (B22005298) October 6, 2022. Improvements include both internal
and external renovations to the space and structure. Requirements in RMC 4-4-090, Refuse and
Recyclables Standards are triggered for all new development for commercial uses. As the applicant is
DocuSign Envelope ID: 9B2A4A27-43EE-4D9A-8B1F-F05BD7757CD1
City of Renton Department of Community & Economic Development
State Farm Modifications
Administrative Modification Report & Decision
LUA23-000166, MOD
Report of June 15, 2023 Page 3 of 6
D_StateFarmMod_v2
proposing new development for the benefit of a commercial use, they are required to bring the site into
conformance with refuse and recyclable standards. Currently, there is no refuse and recyclable enclosure
on the property.
The applicant is requesting a modification to RMC 4-4-090C3 to place the enclosure approximately 17 feet
eight inches (17’8”), at its closest, from a residentially zoned property to the east. The code citation from
above states, “Outdoor refuse and recyclables deposit areas and collection points shall not be located
within fifty feet (50') of a lot zoned residential, except by approval through the site development plan
review process, or through the modification process if exempt from site development plan review.” The
project is exempt from site development plan review and therefore the modification process is the
appropriate avenue to request deviation from standards. The applicant also requests a modification to
RMC 4-4-090E3 to reduce the minimum required square footage from 100 square feet to 57 square feet.
The above code citation above states, “In office, educational and institutional developments, a minimum
of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be
provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000)
square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area
of one hundred (100) square feet shall be provided for recycling and refuse deposit areas.”
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all
conditions of approval are met. Therefore, staff is recommending approval of the requested modification,
subject to conditions as noted below:
Compliance Modification Criteria and Analysis
✓
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.
Staff Comment: The applicant contends that the proposal cannot meet the 50-foot (50’)
setback as the undeveloped areas of the property are not wide enough to accommodate
the setback. Additionally, they contend that meeting minimum requirements for square
footage is excessive for the needs of the property. (Exhibit 2)
Staff concurs that the proposed modification implements the policy direction of the
Comprehensive Plan and is the minimum adjustment necessary.
With regards to setbacks, the abutting property to the west is zoned Residential -4 (R-4)
while the abutting properties to the north and east are zone Residential – 8 (R-8). Per
the site plan the refuse and recycling enclosure is approximately 17 feet eight inches
(17’8”) from the eastern property line, 18 feet two inches (18’2”) from the west property
line and 43 feet four inches (43’4”) from the northern property line (Exhibit 3). The
enclosure is roughly centered between the east and west property line and is outside of
the zoning setbacks. At its widest the lot is only approximately 65 feet three inches
(65’3”) in width. It would be impossible to place the enclosure in such a way that it is 50
feet (50’) from both the east and west residentially zoned properties. Additionally, the
existing primary structure is setback approximately 52 feet seven-and-a-half inches
(52’7.5”) from the northern property line. To place the enclosure 50 feet (50’) away from
the northern property line would require a structural revision to the northern façade to
push the façade further away from the northern property line. This is not a reasonable
expectation of the applicant. The proposed location places the enclosure a reasonable
distance from the northern property line without requiring unreasonable site or
structural revisions.
DocuSign Envelope ID: 9B2A4A27-43EE-4D9A-8B1F-F05BD7757CD1
City of Renton Department of Community & Economic Development
State Farm Modifications
Administrative Modification Report & Decision
LUA23-000166, MOD
Report of June 15, 2023 Page 4 of 6
D_StateFarmMod_v2
With regards to the minimum square footage requirement, the applicant is proposing
a reduction to 57 square feet or 19 feet wide by three feet deep (19’ x 3’). Per the
provided justification Republic Services NW recommended six carts one (1) trach cart
and one (1) recycling cart each for the commercial space and two (2) dwellings). The
enclosure would accommodate these carts. Requiring a minimum of 100 square feet
would almost double the size of the enclosure while providing no discernable benefit as
it would be unneeded empty space.
The modification is consistent with Land Use Element Policies L-47 and L-48 which
promote change and infill development in a manner that enhances livability and quality
of life. Requiring the applicant to construct the enclosure to the minimum setback
standard, which isn’t possible, and to the minimum sizing requirements is out of sc ale
and context with the full project.
✓
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that the proposed design is appropriate for the
site and the proposed use. Republic Services NW stated that carts rolled to the curb by
the tenant are appropriate rather than larger containers that require a front-loading
garbage hauler to access onto the site (Exhibit 4). The design and location of the
enclosure provides screening and is appropriate for the size.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements. The applicant proposes the
enclosure as far from the abutting residentially zoned properties as can be reasonably
placed on the property. The enclosure is appropriately sized for the carts which will be
used. The area will be screened to standards, will have a roof to provide weathe r
protection and is required to provide a drain that connect to the sanitary sewer system
via an oil/water separator and side sewer for the refuse and recycling area as required
in RMC 4-4-090, Refuse and Recyclables Standards.
✓
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that the proposed design will improve the site
as the market which previously occupied the commercial space used the same style of
carts but did not provide an enclosure for them. The proposed design also conforms to
the requirements in RMC 4-4-090, Refuse and Recyclables Standards as close as the site
allows.
Staff concurs that the modification would not be injurious to other properties in the
vicinity. The enclosure is reasonably sized for its intensity and is located as far from the
abutting residentially zoned properties as can be reasonably placed on the property.
Additionally, screening, weather protection and appropriate drainage will be provided
in a manner appropriate to the design.
✓
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
DocuSign Envelope ID: 9B2A4A27-43EE-4D9A-8B1F-F05BD7757CD1
City of Renton Department of Community & Economic Development
State Farm Modifications
Administrative Modification Report & Decision
LUA23-000166, MOD
Report of June 15, 2023 Page 5 of 6
D_StateFarmMod_v2
E. DECISION:
The proposal satisfies all criteria listed in RMC 4-9-250D for approval of modifications. Therefore, the State Farm
Modifications File No. LUA23-000166, MOD, is approved.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
TRANSMITTED on June 15, 2023 to the Owner/Applicant/Contact:
Owner: Applicant/Contacnt:
Evan Silver
3418 SE 6th St, Renton, WA 98058
Tam Design, Attn: Calvin Tam
10040 Sandpoint Way NE, Seattle,
WA 98125
TRANSMITTED on June 15, 2023 to the Parties of Record:
None
TRANSMITTED on June 15, 2023 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Director
Gina Estep, Economic Development Director
Matt Herrera, Current Planning Manager
Nathan Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the decision
date.
APPEAL: This administrative land use decision will become final if not appeale d in writing to the Hearing
Examiner on or before 5:00 PM on June 29, 2023. An appeal of the decision must be filed within the 14 -day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted electronically to the City Clerk
at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee,
normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted
electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals
to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process
may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
DocuSign Envelope ID: 9B2A4A27-43EE-4D9A-8B1F-F05BD7757CD1
6/15/2023 | 2:19 PM PDT
City of Renton Department of Community & Economic Development
State Farm Modifications
Administrative Modification Report & Decision
LUA23-000166, MOD
Report of June 15, 2023 Page 6 of 6
D_StateFarmMod_v2
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by
the approval body. The approval body may modify his decision if material evidence not readily discoverable prior
to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: 9B2A4A27-43EE-4D9A-8B1F-F05BD7757CD1
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
State Farm Modifications
Land Use File Number:
LUA23-000166, MOD
Date of Report
June 15, 2023
Staff Contact
Andrew Van Gordon
Associate Planner
Project Contact/Applicant
Calvin Tam
Tam Design
10040 Sand Point Way NE,
Seattle, WA 98125
Project Location
3418 SE 6th St (APN
512900326)
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification from RMC 4-4-090
Exhibit 3: Site Plan and Elevations
Exhibit 4: Email from Republic Services NW to the Applicant
DocuSign Envelope ID: 9B2A4A27-43EE-4D9A-8B1F-F05BD7757CD1