HomeMy WebLinkAboutD_Admin_Mod_Davbor_PRADU_FinalDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Admin_Mod_Davbor_Pradu_LUA25-000404_v3
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: December 19, 2025
Project File Number: PR25-000069
Project Name: Davbor Homes Driveway Modification
Land Use File
Number:
LUA25-000404, MOD
Project Manager: Brianna Burroughs, Associate Planner
Owner: David Kazimirets, Davbor Homes Corp, 15703 117th Ave SE, Renton, WA 98058
Applicant/Contact: Irina Zubchik, Interior Ardour, 19146 136th Pl SE, Monroe, WA 98296
Project Location: 15703 117th Ave SE, Renton, WA 98058 (APN 1432600110)
Project Summary: The applicant is requesting an Administrative Modification to the driveway width
and separation standards at 15703 117th Ave SE Renton, WA 98058 (APN
1432600110). The subject property is 8,190 square feet (0.19 acres) in size, is in
the Residential-6 (R-6) zone and has a Comprehensive Plan Land Use
Designation of Residential Medium Density (RMD). The proposed modification
request is to allow the width of the single-loaded garage driveway to widen to
sixteen feet (16’) to fulfill the required on-site parking to build an accessory
dwelling unit (ADU). This sixteen-foot (16’) measurement is allowed for a
detached dwelling with no garage or a double-loaded garage, where single-
loaded garages are only allowed nine feet (9’) of driveway width per RMC 4-4-
080I.3.b. Additionally, the applicant’s proposal would reduce existing
nonconformities of the driveway as it is currently twenty feet (20’) wide and is
paved up to the property line. The reduction of the driveway would bring it further
into compliance with the allowed width and would increase the separation
distance of the driveway from the south property line to approximately four feet,
two inches (4’-2”). Per City of Renton (COR) Maps, the site is mapped with a
moderate coal mine hazard area.
Site Area: 0.19 acres
Docusign Envelope ID: C722F515-8C32-4DC7-A78E-F0D3B2BE84C3
City of Renton Department of Community & Economic Development Davbor Homes Driveway Modification Administrative Modification Report & Decision LUA25-000404, MOD
Report of December 19, 2025 Page 2 of 6
D_Admin_Mod_Davbor_Pradu_LUA25-000404_v3
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
Exhibit 4: PRADU Glacier D2 Building Plans
C. PROJECT DESCRIPTION/BACKGROUND
The principal structure, an existing detached dwelling unit built in 1958, has a single-loaded garage and
currently has a twenty foot (20’) wide concrete driveway along 117th Ave SE that extends into the side yard
towards the south property line. The applicant has submitted a residential Building Permit (B25004975) to
construct one of the City’s Permit Ready ADU (PRADU) building designs on the property (Exhibits 3 and 4).
As part of the requirements for building an ADU on the site, Renton Municipal Code (RMC) 4-2-110C requires
one (1) parking space for the ADU. The principal structure is required to provide two (2) parking spaces on-
site. Thus, in order to build the PRADU, a total of three (3) on-site parking spaces would be required.
A single-loaded garage is allowed to have a maximum driveway width of nine feet (9’) per RMC 4-4-080I.3.b.
In addition, driveways cannot be closer than five feet (5’) from any property line per RMC 4-4-080I.2.b.ii. The
site’s current driveway width and location to the property line is not in compliance with code standards.
However, requiring the applicant to bring the non-conforming driveway into compliance would result in
insufficient driveway space to accommodate the required off-street parking made up of two (2) surface
parking spaces and one (1) garage space.
The applicant is proposing to reduce the existing twenty-foot (20’) driveway to sixteen feet (16’). The
reduction would not meet the driveway width standard of nine feet (9’) for a single-loaded garage; however,
the modification would bring the site closer to compliance with city code while still meeting the required
parking for the project.
By applying for the modification request, the applicant is seeking to address non-conformance with driveway
design standards and allow the active Building Permit the opportunity to comply with parking requirements
without necessitating demolition of the current driveway to nine feet (9’).
D. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
November 6, 2025 and determined the application complete on November 18, 2025. The project
complies with the Type I 65-day review time period.
2. The applicant’s submittal materials comply with the requirements necessary to process the
modification request (Exhibits 2-4).
3. The project site is located 15703 117th Ave SE, Renton, WA 98058 (APN 1432600110).
4. The project site is currently developed with a detached single-family residence, which is the principal
structure.
5. Access to the site is provided via 117th Ave SE (to the east). No changes to the site access location
are proposed.
6. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use
designation.
Docusign Envelope ID: C722F515-8C32-4DC7-A78E-F0D3B2BE84C3
City of Renton Department of Community & Economic Development Davbor Homes Driveway Modification Administrative Modification Report & Decision LUA25-000404, MOD
Report of December 19, 2025 Page 3 of 6
D_Admin_Mod_Davbor_Pradu_LUA25-000404_v3
7. The site is located within the Residential-6 (R-6) zoning classification.
8. There are two (2) trees located on-site. No trees are proposed for removal.
9. The site is mapped with moderate coal mine hazards.
10. The applicant is proposing to begin construction in December 2025 and end in April 2026.
11. Representatives from various city departments have reviewed the application materials to identify
and address issues raised by the proposed development. These comments are contained in the
official file, and the essence of the comments has been incorporated into the appropriate sections
of this report.
12. Driveway Modification Analysis: The applicant is proposing to construct a 1,000 square-foot
Accessory Dwelling Unit from the City’s Permit Ready Accessory Dwelling Unit (PRADU) Program,
utilizing the Glacier D2 model (B25004975). Requirements in RMC 4-4-080, Parking, Loading and
Driveway Regulations are triggered when construction of a new building or structure is proposed. As
the applicant is proposing a new PRADU building, they are required to bring the site into
conformance with the current regulations. The existing detached dwelling includes an attached
single-loaded garage with an associated driveway that is approximately twenty feet, two inches (20’-
2”) in width at the right-of-way and approximately zero feet (0’) from the south property line (Exhibit
3).
The applicant is requesting a driveway modification from RMC 4-4-080I.2.b.ii and RMC 4-4-080I.3.b
to partially retain the exiting driveway at sixteen foot (16’) wide at the east property line. The code
citations from above state the following, “driveways shall not be closer than five feet (5') to any
property line (except as allowed under subsection I9 of this Section, Joint Use Driveways)” and “the
maximum width of single-loaded garage driveways shall not exceed nine feet (9'), and the maximum
width of double-loaded garage driveways shall not exceed sixteen feet (16').” By removing a portion
of the existing driveway, the driveway separation increases from the south property line
(approximately four feet, two inches [4’-2”]) and would follow the maximum width allowed for a
double loaded garage driveway. 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: Goal LU-I promotes accommodating residential growth by
supporting infill development on underutilized land in established low to moderate
density residential neighborhoods. Goal LU-G encourages transition of non-
conforming uses and structures to encourage development patterns consistent
with Renton’s land use plan. These two (2) goals of the 2024 Comprehensive Plan
align with the modification request scope, as the overall project is to create an
additional housing unit within an existing neighborhood with the required off-street
parking spaces. The driveway modification would result in a more conforming
single-family driveway that implements the minimum adjustments necessary
while maintaining the intent of Renton’s Comprehensive Plan Land Use Element.
Docusign Envelope ID: C722F515-8C32-4DC7-A78E-F0D3B2BE84C3
City of Renton Department of Community & Economic Development Davbor Homes Driveway Modification Administrative Modification Report & Decision LUA25-000404, MOD
Report of December 19, 2025 Page 4 of 6
D_Admin_Mod_Davbor_Pradu_LUA25-000404_v3
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 proposal aims to minimize
existing environmental impacts by removing a portion of the existing driveway,
which will help to provide better on-site stormwater management. In addition, the
applicant contends that removal of a portion of the driveway along the south
property line would allow vegetation between the driveway and the property line,
improving aesthetics and reducing unnecessary impervious surface without
impacting vehicle access or circulation (Exhibit 2).
Staff concurs that the proposed modification would meet the objectives, function,
appearance, and maintainability intended by the code requirements. Through
review of the work proposal, it is apparent that the intent is to maintain the use of
the driveway to accommodate the minimum parking requirement for the PRADU
project, while also reducing the existing driveway’s non-conformity. The proposed
driveway reduction does not pose a safety hazard due to the existing grade being
relatively flat in nature. Additionally, the proposed reduced driveway width of
sixteen feet (16’) is permitted within the residential zones for double-loaded
garages and therefore does not pose a greater safety risk than what is commonly
allowed within residential zones.
c. Will not create substantial adverse impacts to other property(ies) in the
vicinity.
Staff Comment: The applicant contends that removing a portion of the driveway’s
width would provide a more functional layout and would maximize the usable on-
site parking while maintaining safe access. In addition, the applicant contends that
vehicles can be parked fully within the lot without impacting the right-of-way or
neighboring properties. Similar driveway widths are common in the neighborhood
and perform successfully.
Staff concurs with the applicant’s assessment that the driveway reduction request
would not create a substantially adverse impact to surrounding properties, as the
request to encroach into the five-foot (5’) separation requirement and maintain a
sixteen-foot (16’) driveway width at the property line appears to be consistent with
other residential parcels in the neighborhood.
d. Conforms to the intent and purpose of the Code; and
Staff Comment: The applicant contends that within the Parking and Driveway
code’s purpose section, which encourages adequate on-site parking while
avoiding excessive paved areas, the proposal is not requesting modification
beyond what is allowed for other single-family residences within the area.
Staff concurs with the applicant’s assessment that the proposal meets the
purpose of the Parking, Loading and Driveway Standard’s Purpose section (RMC 4-
4-080A). In addition, see comments under criterion ‘b’.
Compliant
if condition
of approval
is met
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: The applicant contends that the proposal is justified, as the
proposed ADU project requires three (3) parking spaces on-site, and the
Docusign Envelope ID: C722F515-8C32-4DC7-A78E-F0D3B2BE84C3
City of Renton Department of Community & Economic Development Davbor Homes Driveway Modification Administrative Modification Report & Decision LUA25-000404, MOD
Report of December 19, 2025 Page 5 of 6
D_Admin_Mod_Davbor_Pradu_LUA25-000404_v3
E.DECISION:
The proposed driveway modification satisfies 5 of the 5 criteria listed in RMC 4-9-250 for approval of
modifications. Therefore, the Davbor Homes Driveway Modification, File No. LUA25-000404, MOD, is
approved and is subject to the following condition:
1. If the applicant is unable to complete the construction of the ADU (B25004975), the applicant shall
reduce the width of the existing driveway so that it is no closer than five feet (5') to any property line
and does not exceed nine feet (9') in width, consistent with the standards for a primary dwelling unit
with a single‑loaded garage.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on December 19, 2025 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
David Kazimirets
Davbor Homes Corp
15703 117th Ave SE
Renton, WA 98058
Irina Zubchik
Interior Ardour
19146 136th Pl SE
Monroe, WA 98296
TRANSMITTED on December 19, 2025 to the Parties of Record:
None.
TRANSMITTED on December 19, 2025 to the following:
Gina Estep, CED Administrator
Justin Johnson, Development Engineering Director
Amanda Free, Economic Development Director
Clark H. Close, Current Planning Manager
Nathan Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
modification request would be able to accommodate less square footage of
impervious surface to fulfill the parking requirement.
Staff concurs with the applicant’s assessment, noting that, without the
modification, the ADU project may not meet parking standards for the submitted
Building Permit. The modification is reasonable and non-excessive provided the
applicant completes construction of the ADU (B25004975). Therefore, staff
recommends as a condition of approval, that if the applicant is unable to complete
the construction of the ADU (B25004975), the applicant shall reduce the width of
the existing driveway so that it is no closer than five feet (5') to any property line and
does not exceed nine feet (9') in width, consistent with the standards for a primary
dwelling unit with a single‑loaded garage.
In addition, see comments under criterion ‘a’ and ‘b’.
Docusign Envelope ID: C722F515-8C32-4DC7-A78E-F0D3B2BE84C3
12/19/2025 | 9:14 AM PST
City of Renton Department of Community & Economic Development Davbor Homes Driveway Modification Administrative Modification Report & Decision LUA25-000404, MOD
Report of December 19, 2025 Page 6 of 6
D_Admin_Mod_Davbor_Pradu_LUA25-000404_v3
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 January 2, 2026. 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.
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: C722F515-8C32-4DC7-A78E-F0D3B2BE84C3
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Davbor Homes Driveway Modification
Land Use File Number:
LUA25-000404, MOD
Date of Report
December 19, 2025
Staff Contact
Brianna Burroughs
Associate Planner
Project Contact/Applicant
Irina Zubchik
Interior Ardour
19146 136th Pl SE, Monroe,
WA 98296
Project Location
15703 117th Ave SE,
Renton, WA 98058 (APN
1432600110)
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
Exhibit 4: PRADU Glacier D2 Building Plans
Docusign Envelope ID: C722F515-8C32-4DC7-A78E-F0D3B2BE84C3