HomeMy WebLinkAboutD_Bernasconi_Street_Modification_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
D_Bernasconi Street Modification_Final
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: April 24, 2026
Project File Number: PR26-000021
Project Name: Bernasconi SFR
Land Use File
Number:
LUA26-000111, MOD
Project Manager: Heather Bray, Civil Engineer III
Owner/Applicant: Joe Bernasconi, PO BOX 1343, Renton, WA 98057
Contact: Joe Bernasconi, PO BOX 1343, Renton, WA 98057
(253) 740-2119, joe@jabbuilds.com
Project Location: 1607 Kennewick Ave NE, Renton, WA 98056 (APN 1828700020)
Project Summary: The applicant, Joe Bernasconi, is requesting a street modification to the final
configuration of Kennewick Ave NE, a Residential Access Street. The street
modification includes up to a four and one-half foot (4.5’) reduction to the
planting strip from eight feet (8’) to three and one-half feet (3.5’) on the west side
of Kennewick Ave NE fronting 1607 Kennewick Ave NE (APN 1828700020).
Site Area: 0.14 acres
Docusign Envelope ID: 9253526C-61D8-8DB4-8074-EA3FF193310E
City of Renton Department of Community & Economic Development
Bernasconi SFR
Administrative Modification Report & Decision
LUA26-000111, MOD
Report of April 24, 2026 Page 2 of 6
D_Bernasconi Street Modification_Final
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Site Plan
Exhibit 3: Modification Request Justification
C. PROJECT DESCRIPTION/BACKGROUND
The proposed street modification fronts Kennewick Ave NE along the east property line. Kennewick Ave NE
is classified as a Residential Access Street with an existing right-of-way (ROW) width of fifty feet (50’), per
the King County Assessor’s Map. The existing roadway section consists of a thirty-two-foot (32’) paved
roadway width (sixteen feet [16’] from ROW centerline), a one-half foot (0.5’) curb, a three and one-half foot
(3.5’) planting strip, and a five-foot (5’) sidewalk.
Per Renton Municipal Code (RMC) 4-6-060, Street Standards, a Residential Access Street requires a
minimum ROW width of sixty feet (60’) and half street improvements comprised of the following: a pavement
width of thirty-two feet (32’) (sixteen feet [16’] from ROW centerline), a one-half foot (0.5’) curb, an eight-foot
(8’) planting strip, a five-foot (5’) sidewalk, street trees and storm drainage improvements.
The applicant, Joe Bernasconi, is proposing a modification to the final configuration of Kennewick Ave NE.
The proposed modification would reduce the required planting strip width from eight feet (8’) wide to three
and one-half feet (3.5’) wide.
D. FINDINGS OF FACT (FOF):
1. The Development Engineering Division of the City of Renton accepted the above master application
for review on March 17, 2026 and determined the application complete on March 25, 2026. 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 2-3).
3. The project site is located at 1607 Kennewick Ave NE, Renton, WA 98057 (APN 1828700020).
4. The project site is currently undeveloped with a few trees, landscaping, and accessory pavement.
5. Access to the site would be provided via Kennewick Ave NE.
6. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use
designation.
7. The site is located within the Residential-8 (R-8) zoning classification.
8. The site is mapped within the Well 5A Wellhead Protection Area Zone – Zone 2.
9. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060, Street
Standards for street frontage improvements on Kennewick Ave NE, a Residential Access Street.
Specifically, the applicant is proposing the following modification:
Modify the residential access road standard on Kennewick Ave NE by reducing the width of
the required planting strip from eight feet (8’) wide to three and one-half feet (3.5’) wide.
Docusign Envelope ID: 9253526C-61D8-8DB4-8074-EA3FF193310E
City of Renton Department of Community & Economic Development
Bernasconi SFR
Administrative Modification Report & Decision
LUA26-000111, MOD
Report of April 24, 2026 Page 3 of 6
D_Bernasconi Street Modification_Final
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, 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 reduction of the planter strip
from eight feet (8’) wide to three and one-half feet (3.5’) wide is the minimum
adjustment needed to implement the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element.
Goal LU-I in the Comprehensive Plan’s Land Use Element is to “Accommodate
residential growth by: supporting infill development on vacant and underutilized
land in established low-moderate-density residential neighborhoods.”
Staff concurs that the proposed 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
with walkable places that support grid and flexible grid street 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 planting strip width by four and one-half feet
(4.5’), 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 are
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: City staff have reviewed Kennewick Ave NE, and the surrounding
area, and have determined that a modified Residential Access Street section is
suitable for this location on Kennewick Ave NE.
Staff concurs that the proposed street modification achieves these standards as
follows:
Safety: Given that Kennewick Ave NE is a low-speed and low-volume dead-end
cul-de-sac with no connectivity potential in the future, and that the landscape
strip can support the installation of both small street trees and standard
streetlights, the need for a full eight-foot (8’) wide planting 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, staff
recommends, as a condition of approval, that the applicant shall install a root
barrier within the planter strip adjacent to the sidewalk along the entire
frontage. Given that there is street parking adjacent to the landscape strip, a
reduced planter will not have impact on pedestrian safety. In addition, the
project proposes to retain the existing sidewalk. While retaining the existing
Docusign Envelope ID: 9253526C-61D8-8DB4-8074-EA3FF193310E
City of Renton Department of Community & Economic Development
Bernasconi SFR
Administrative Modification Report & Decision
LUA26-000111, MOD
Report of April 24, 2026 Page 4 of 6
D_Bernasconi Street Modification_Final
sidewalk in its location is acceptable, an existing sidewalk may not conform to
current Americans with Disabilities Act (ADA) standards. Therefore, staff
recommends, as a condition of approval, that the existing sidewalk fronting the
property shall be inspected for ADA compliance, and, if found to be out of
compliance, shall be replaced to meet current ADA and City of Renton
standards.
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 streetlights and small street trees, the aesthetic appearance
intended by code would be maintained.
Environmental Protection: The modification does not result in an increase of
site disturbance within the right-of-way; thus, the environmental hazard
potential remains unchanged.
Maintainability: Maintenance of the sidewalk and landscape strip is the
responsibility of the abutting property owner per RMC 9-8-2. However, broken
or uplifted sidewalk due to root intrusion is a safety concern, necessitating the
installation of a root barrier (Condition of Approval #1) to protect the sidewalk
from long-term maintenance needs of the abutting property owner.
Staff concluded that the proposed modification would meet the objectives of
safety, function, appearance, environmental protection, and maintainability
intended by the code requirements. City staff reviewed Kennewick Ave NE and
determined that a modified Residential Access Street section to accommodate
the proposed single-family residence is the most appropriate option, provided
Condition of Approval #1 and #2 are met, due to the nature of the street being a
dead-end street with a fully built-out ROW. To maintain the minimum desired
sidewalk and roadway widths within the existing constraints, a reduction to the
planting strip width would be necessary.
√
c. Will not create substantial adverse impacts to other property(ies) in the
vicinity.
Staff Comment: Staff have not identified adverse impacts to the other properties
from the requested modification. See also comments under criterion ‘b’.
√
d. Conforms to the intent and purpose of the Code.
Staff Comment: Staff concurs that the proposed modification meets the intent
and purpose 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: Staff concurs that the modification is justified, given that it is
consistent with the existing nature of the surrounding neighborhood and provides
a safe and functional pedestrian experience. See also comments under criterion
‘b’.
Docusign Envelope ID: 9253526C-61D8-8DB4-8074-EA3FF193310E
City of Renton Department of Community & Economic Development
Bernasconi SFR
Administrative Modification Report & Decision
LUA26-000111, MOD
Report of April 24, 2026 Page 5 of 6
D_Bernasconi Street Modification_Final
E. DECISION:
The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250D.2 for approval of modifications. Therefore,
the Bernasconi SFR Street Modification, File No. LUA26-000111, MOD, is approved and is subject to the
following conditions:
1. The applicant shall install a root barrier within the planter strip adjacent to the sidewalk along the
entire frontage.
2. The existing sidewalk fronting the property shall be inspected for ADA compliance and, if found to be
out of compliance, shall be replaced to meet current ADA and City of Renton standards.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on April 24, 2026 to the Owner/Applicant/Contact:
Owner/Contact:
Joe Bernasconi
PO BOX 1343
Renton, WA 98057
TRANSMITTED on April 24, 2026 to the Parties of Record:
None.
TRANSMITTED on April 24, 2026 to the following:
Gina Estep, CED Administrator
Justin Johnson, Development Engineering Director
Nathan Janders, Development Engineering Manager
Amanda Free, Economic Development Director
Clark Close, Current Planning 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 appealed in writing to the
Hearing Examiner on or before 5:00 PM on May 8, 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
Docusign Envelope ID: 9253526C-61D8-8DB4-8074-EA3FF193310E
4/24/2026 | 12:42 PM PDT
City of Renton Department of Community & Economic Development
Bernasconi SFR
Administrative Modification Report & Decision
LUA26-000111, MOD
Report of April 24, 2026 Page 6 of 6
D_Bernasconi Street Modification_Final
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: 9253526C-61D8-8DB4-8074-EA3FF193310E
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Bernasconi SFR
Land Use File Number:
LUA26-000111, MOD
Date of Report
April 24, 2026
Staff Contact
Heather Bray
Civil Engineer III
Project Contact/Applicant
Joe Bernasconi
PO BOX 1343
Renton, WA 98057
Project Location
1607 Kennewick Ave NE,
Renton, WA 98056
(APN 1828700020)
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Site Plan
Exhibit 3: Modification Request Justification
Docusign Envelope ID: 9253526C-61D8-8DB4-8074-EA3FF193310E