HomeMy WebLinkAboutD_Masker_Street_Modification_2025_v2DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Masker Street Modification_2025_v2
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: April 2, 2025
Project File Number: PR25-000017
Project Name: Masker SFR Addition Street Modification
Land Use File Number: LUA25-000044, MOD
Project Manager: Holly Powers, Engineering Specialist III
Owner/Applicant: John Masker, 2925 NE 6th St, Renton, WA 98056
Contact: Ethan Gillming, Elevation Home Designs
318 39th Ave SW, Suite A, Puyallup, WA 98373
Project Location: 2925 NE 6th St, Renton, WA 98056 (APN 7227800805)
Project Summary: The Applicant, John Masker, is requesting a street modification to the final
configuration of Index Pl NE, a Residential Access Street. The street
modification would include up to a one and one-half foot (1.5’) reduction to
the planting strip from eight feet (8’) to six and one-half feet (6.5’) on the east
side of Index Pl NE fronting 2925 NE 6th St (APN 7227800805).
Site Area: 0.23 acres
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Docusign Envelope ID: AAEB2040-9CB4-4769-91B0-AF59A2C6CEB5
City of Renton Department of Community & Economic Development
Masker SFR Addition Street Modification
Administrative Modification Report & Decision
LUA25-000044, MOD
Report of April 2, 2025 Page 2 of 7
D_Masker Street Modification_2025_v2
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Site Plan
Exhibit 3: Project Narrative
Exhibit 4: Modification Request Justification
Exhibit 5: Engineering Improvement Determination Results
C. PROJECT DESCRIPTION/BACKGROUND:
The applicant is proposing an addition to the existing one-story single family home. The proposed addition
includes a garage and workshop on the main level. The upper level is accessed via exterior stairs and is a 2
bedroom, 2 bath living area of 1067 additional square feet. The value of the addition triggers the requirement
of installing frontage improvements per Renton Municipal Code (RMC) 4-6-060. Applicant will remove the
existing carport.
The applicant is requesting a modification from the Renton Municipal Code (RMC) 4-6-060 in order to allow
a portion of Index Pl NE, approximately 91 feet, to be reduced from an eight-foot (8’) wide planting strip to a
six and one-half foot (6.5’) planting strip. Index Pl NE is classified as a residential access street. The existing
Right-of-Way (ROW) width in Index Pl NE is 50 feet per the King County Assessors Map. Per City Code 4-6-
060, to meet the City’s complete street standards for Residential Access streets, the minimum ROW width
is 53 feet consisting of a minimum pavement width of 26 feet (13 feet from centerline), a one-half foot (0.5’)
wide curb, an eight-foot (8’) wide planting strip, a five-foot (5’) wide sidewalk, with street trees and storm
drainage improvements. This street configuration requires a ROW dedication of one and one-half feet (1.5’).
The parcel is zoned Residential-10 (R-10) and has a Comprehensive Land Use Designation of Residential
High Density (RHD). The minimum front yard setback in the R-10 zone is 20 feet (20’) except when all vehicle
access is taken from an alley, then 15 feet (15’) and the secondary front yard setback is 15 feet (15’).
Topographically, the grade of the existing home is approximately two feet (2’) higher than Index Pl NE. The
existing home is approximately 10 feet two inches (10’-2”) from the west property line or edge of the existing
ROW and the existing front porch extends approximately eight feet three inches (8’-3”) into the front yard
setback along Index Pl NE. By requiring the additional one and one-half feet (1.5’) of ROW dedication, this
would decrease the distance of the existing home/covered porch to the right of way to approximately five
feet two inches (5’-2”) and would result in the need for an onsite retaining wall that may not be able to
achieve the required three-foot (3’) minimum setback from the ROW. As a result, the applicant is proposing
to modify the subject property’s ROW width to include a one and one-half foot (1.5’) wide smaller planter
strip along this portion of Index Pl NE. Thus, the half street improvements in front of 2925 NE 6th St would
include a 13 foot wide paved road, a one-half foot (0.5’) wide curb, a six and one-half foot (6.5’) wide planting
strip, and a five-foot (5’) wide sidewalk, with street trees and storm drainage improvements.
The proposed street modification shall only be accepted as being applicable to this proposed single family
addition located at 2925 NE 6th St and shall have no basis for applicability to any future development at this
property, including NE 6th St. Thus, all current applicable development codes, such as street standards and
setbacks, would apply to any future permits in place should parcel number 7227800805 apply for any City
permits. Furthermore, this may require removal and reconstruction of any or all street frontage
improvements abutting the property that would be constructed as part of the granting of this modification.
Docusign Envelope ID: AAEB2040-9CB4-4769-91B0-AF59A2C6CEB5
City of Renton Department of Community & Economic Development
Masker SFR Addition Street Modification
Administrative Modification Report & Decision
LUA25-000044, MOD
Report of April 2, 2025 Page 3 of 7
D_Masker Street Modification_2025_v2
D. FINDINGS OF FACT (FOF):
1. The Development Engineering Division of the City of Renton accepted the above master application
for review on February 12, 2025 and determined the application complete on February 19, 2025. The
project complies with the Type I 65-day review time period.
2. The applicant’s submittal the applicable submittal materials to comply with the requirements
necessary to process the modification request (Exhibits 2 - 5).
3. The project site is located 2925 NE 6th St, Renton, WA 98056 (APN 7227800805).
4. The project site is currently developed with a single family home to remain and a detached carport
that will be removed.
5. Access to the site is provided via NE 6th St.
6. The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation.
7. The site is located within the Residential-10 (R-10) zoning classification.
8. The site is mapped with Regulated Slope.
9. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060, Street
Standards for street frontage improvements on Index Pl NE, a Residential Access Street. Specifically,
the applicant is proposing the following modification:
Modify the residential access road standard within Index Pl NE by eliminating the minimum
required right-of-way dedication of one and one-half feet (1.5’) feet and reducing the width of
the required planting strip from eight feet (8’) wide (between the curb and walk) to six and
one-half feet (6.5’) wide.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250.
Therefore, staff is recommending approval of the requested modification, 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 reduction of the planter strip from
eight feet (8’) wide to six and one-half feet (6.5’) wide is the minimum adjustment
to maintain the existing ROW and to still keep the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element
(Exhibit 5).
One of the Comprehensive Plan’s Land Use Element Goals is to “Support the
development of Renton as a Regional Growth Center, consistent with VISION 2050,
to foster compact, pedestrian-oriented, mixed-use development to meet the
demands of population and employment growth while also increasing
transportation efficiency and reducing negative environmental impacts.”
Staff concurs the proposed street modification implements the policy direction of
the Comprehensive Plan and is the minimum adjustment necessary. Community
design aspects of the Comprehensive Plan address walkable neighborhoods,
safety and shared uses. The intent of the policies is to promote new development
Docusign Envelope ID: AAEB2040-9CB4-4769-91B0-AF59A2C6CEB5
City of Renton Department of Community & Economic Development
Masker SFR Addition Street Modification
Administrative Modification Report & Decision
LUA25-000044, MOD
Report of April 2, 2025 Page 4 of 7
D_Masker Street Modification_2025_v2
with walkable places that support grid and flexible grid streets and pathway
patterns, and are visually attractive, safe and healthy environments. The requested
street modification is consistent with these policy guidelines. While the proposed
modification reduces the plantings strip width by one and one-half feet (1.5’), the
reduction does not impact the ability to install street lighting or small street trees
within the planting strip and maintains the code required street, curb and sidewalk
widths.
Compliant if
conditions of
approval is
met.
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 modification would
maintain continuity with the neighborhood to continue safety, function,
appearance, and still maintain the intended frontage improvement requirements.
Staff concurs the proposed modification request achieves these standards as
follows:
• Safety: Given that Index Pl NE is a low-speed and low volume road with no
street connectivity to the north, and that the landscape strip can support the
installation of both small street trees and standard street lights, the need for a
full eight (8) foot planting strip buffer immediately adjacent to the curbline is
lessened. While trees can be installed, there is an increased chance of root
damage to the sidewalk, therefore as a condition of approval, the applicant
shall install a root barrier within the planter strip to avoid future damage to the
sidewalk.
• Function/Appearance: The proposed modification does not impact the
sidewalk width, thus meeting the plan goals of providing a pedestrian-oriented
space. Further, given that the planting strip width would support the
installation of street lights and small street trees, the aesthetic appearance
intended by code would be maintained.
• Environmental Protection: The proposed modification would reduce impacts
to the identified regulated slopes (>15% & <=25%) located at the southwest
corner of the property. In addition, the proposed modification does not result
in either an increase or decrease in disturbance within the right of way, thus
the environmental hazard potential remains unchanged.
• Maintainability: Maintenance of the landscape strip is the responsibility of the
homeowner, thus it will not add any additional maintainability costs/concerns
to the City.
The proposed modification would meet the objectives of safety, function,
appearance, Environmental Projection, and maintainability intended by the code
requirements. City staff has reviewed Index Pl NE and have determined that a
modified Residential Access Street section to facilitate the proposed single family
addition is the best option. The determination was based on the fact that this will
account for the grade differential without disturbing the private property at parcel
no. 7227800805. To maintain minimum desired sidewalk and roadway widths, the
planting strip would need to be reduced. However, staff recognizes that the
modification is for the purpose of facilitating a grade differential and proximity of
the existing home to the right of way and that may be rectified by future
Docusign Envelope ID: AAEB2040-9CB4-4769-91B0-AF59A2C6CEB5
City of Renton Department of Community & Economic Development
Masker SFR Addition Street Modification
Administrative Modification Report & Decision
LUA25-000044, MOD
Report of April 2, 2025 Page 5 of 7
D_Masker Street Modification_2025_v2
redevelopment of the property. As such, the modification is for the sole purpose
this single family addition within the side yard and should not be construed as being
applicable in perpetuity; thus any future redevelopment of parcel no. 7227800805
may require removal and reconstruction of street frontage abutting the property
such that the full property frontage complies with the complete street standards
applicable at the time of future application.
✓
c. Will not create substantial adverse impacts to other properties in the vicinity.
Staff Comment: The applicant contends that the proposed project, including the
identified half-street improvements with the planter strip modification, would not
create any adverse impacts to other properties in the vicinity and would maintain
the existing fifty feet (50’) of ROW in the neighborhood.
Staff has not identified adverse impacts to other properties from the requested
street modification. See also comments under criterion ‘b’.
✓
d. Conforms to the intent and purpose of the Code; and.
Staff Comment: The applicant contends that the minor planter strip reduction
request would still conform to the intent of the half-street improvements and would
not diminish the intent of the code.
Staff concurs that the proposed street modification request meets the intent and
purposes of the Code. See also comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: The applicant contends that the street modification request is
being made to maintain the existing property line. The applicant further contends
that the existing front porch is located about five to six feet (5’ to 6’) from the current
property line on Index Pl NE. Without the modification approval, the applicant
maintains that the property line would be even closer to the existing residence
following the one and one-half feet (1.5’) of ROW dedication. Moreover, the
applicant contends that all properties along Index Pl NE and NE 6th St maintain the
overall 50-foot (50’) wide ROW and are not anticipating any widening or extension
of either road in the near future as all properties are developed.
Staff concurs that the modification is justified, given that it provides a safe and
functional pedestrian experience. See also comments under criterion ‘b’.
E. DECISION:
The proposal satisfies 5 of the 5 criteria listed under RMC 4-9-250D.2 for approval of modifications.
Therefore, the Masker SFR Addition Street Modification, File No. LUA25-000044, MOD, is approved,
subject to the following condition:
1. The applicant shall install a root barrier within the planter strip to avoid future damage to
the sidewalk.
Docusign Envelope ID: AAEB2040-9CB4-4769-91B0-AF59A2C6CEB5
City of Renton Department of Community & Economic Development
Masker SFR Addition Street Modification
Administrative Modification Report & Decision
LUA25-000044, MOD
Report of April 2, 2025 Page 6 of 7
D_Masker Street Modification_2025_v2
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on April 2, 2025 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
John Masker
2925 NE 6th St
Renton, WA 98056
Ethan Gillming
Elevation Home Designs
318 39th Ave SW, Suite A
Puyallup, WA 98373
TRANSMITTED on April 2, 2025 to the Parties of Record:
None.
TRANSMITTED on April 2, 2025 to the following:
Gina Estep, CED Administrator
Brianne Bannwarth, Development Engineering Director
Amanda Free, Economic Development Acting Director
Clark Close, Current Planning Manager
Nathan Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
F. 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 appealed in writing to the
Hearing Examiner on or before 5:00 PM on April 16, 2025. 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.
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.
Docusign Envelope ID: AAEB2040-9CB4-4769-91B0-AF59A2C6CEB5
4/2/2025 | 4:27 PM PDT
City of Renton Department of Community & Economic Development
Masker SFR Addition Street Modification
Administrative Modification Report & Decision
LUA25-000044, MOD
Report of April 2, 2025 Page 7 of 7
D_Masker Street Modification_2025_v2
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: AAEB2040-9CB4-4769-91B0-AF59A2C6CEB5
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Masker SFR Addition Street Modification
Land Use File Number:
LUA25-000044, MOD
Date of Report
April 2, 2025
Staff Contact
Holly Powers
Engineering Specialist III
Project Contact
Ethan Gillming
Elevation Home Designs
318 39th Ave SW, Suite A
Puyallup, WA 98373
Project Location
2925 NE 6th St
Renton, WA 98056
(APN 7227800805)
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Site Plan
Exhibit 3: Project Narrative
Exhibit 4: Modification Request Justification
Exhibit 5: Engineering Improvement Determination Results
Docusign Envelope ID: AAEB2040-9CB4-4769-91B0-AF59A2C6CEB5