HomeMy WebLinkAboutD_331_Jericho_Ave_NE_Street_Modification_FinalDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
D_331_Jericho_Ave_NE_Street_Modification_Final
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: May 7, 2026
Project File Number: PR26-000022
Project Name: 331 Jericho Ave NE Street Modification
Land Use File Number: LUA26-000100, MOD
Project Manager: Yong Qi, Civil Engineer III
Owner: Andrew Michael Construction LLC, PO Box 6127, Bellevue, WA 98008
Applicant/Contact: Cliff Williams, Development Management Engineers, LLC, 4648 Shantel St,
Mount Vernon, WA 98274
Project Location: 331 Jericho Ave NE, Renton, WA 98059 (APN 1523059164)
Project Summary: The applicant is requesting a street modification to the final configuration of
Jericho Ave NE, a Collector Street. The proposal includes maintaining the
existing pavement width by aligning with the established curb line immediately
north of the parcel and includes a three‑foot (3’) reduction in sidewalk width
along the site’s Jericho Ave NE frontage.
Site Area: 0.24 acres
NE 4th St
NE 3rd Pl
NE 3rd St
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Docusign Envelope ID: 2BFF66FD-E66E-8D67-8007-E9A221F75545
City of Renton Department of Community & Economic Development 331 Jericho Ave NE Street Modification Administrative Modification Report & Decision LUA26-000100, MOD
Report of May 7, 2026 Page 2 of 6
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B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Site Plan
Exhibit 3: Street Modification Request Justification Letter
C. PROJECT DESCRIPTION/BACKGROUND
The proposed street modification fronts Jericho Ave NE along the east property line. Jericho Ave NE is
classified as a Collector Street with an existing right‑of‑way (ROW) of approximately sixty feet (60’), per the
King County Assessor’s Map. The existing roadway section includes a thirty‑two‑foot (32’) paved width
(sixteen feet [16’] from the ROW centerline) with one (1) eleven‑foot (11’) travel lane and one (1) five‑foot (5’)
bike lane in each direction, along with a storm ditch and unimproved shoulder landscaping adjacent to the
site.
Per Renton Municipal Code (RMC) 4‑6‑060, Street Standards, a Collector Street requires an eighty‑three‑foot
(83’) ROW and a forty‑six‑foot (46’) paved roadway (twenty‑three feet [23’] from the ROW centerline)
consisting of two (2) eight‑foot (8’) parking lanes, two (2) five‑foot (5’) bike lanes, and two (2) ten‑foot (10’)
travel lanes, along with a one‑half‑foot (0.5’) curb, eight‑foot (8’) planting strip, eight‑foot (8’) sidewalk,
two‑foot (2’) clear zone, street trees, and storm drainage improvements on both sides. However, the adopted
Renton Trails and Bicycle Master Plan (RTBMP) identifies a modified street section for this segment of Jericho
Ave NE (Project #23), reducing the pavement width to thirty‑two feet (32’) with one (1) eleven‑foot (11’) travel
lane and one (1) five‑foot (5’) bike lane in each direction, and no on‑street parking.
To match the existing curb and sidewalk north of the site and to implement the RTBMP street section, the
applicant requests approval of an alternative public street section. The proposed half‑street improvements
include a sixteen‑foot (16’) paved width consisting of an eleven‑foot (11’) travel lane, a five‑foot (5’) bike lane,
a one‑half‑foot (0.5’) curb, an eight‑foot (8’) planting strip, a five‑foot (5’) sidewalk, street trees, and storm
drainage improvements. A one‑and‑one‑half‑foot (1.5’) ROW dedication would be provided to accommodate
the frontage improvements.
D. FINDINGS OF FACT (FOF):
1. The Development Engineering Division of the City of Renton accepted the above master application
for review on March 18, 2026 and determined the application complete on March 30, 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 331 Jericho Ave NE, Renton, WA 98059 (APN 1523059164).
4. The project site is currently vacant/undeveloped with a few trees.
5. Access to the site would be provided via Jericho 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.
Docusign Envelope ID: 2BFF66FD-E66E-8D67-8007-E9A221F75545
City of Renton Department of Community & Economic Development 331 Jericho Ave NE Street Modification Administrative Modification Report & Decision LUA26-000100, MOD
Report of May 7, 2026 Page 3 of 6
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8. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060, Street
Standards, for street improvements on Jericho Ave NE, a Collector Street. Specifically, the applicant
is proposing the following modification:
Modifying the Collector Street section on Jericho Ave NE by reducing the forty‑six‑foot (46’) paved
roadway to thirty‑two feet (32’), and converting the eight‑foot (8’) planting strip into a five‑foot (5’)
sidewalk in order to be consistent with the existing sidewalk on the parcel immediately to the
north, with no clearance between the sidewalk and ROW line.
The proposed configuration of the street maintains the existing nearby configuration and includes
a sixteen‑foot (16’) paved width consisting of an eleven‑foot (11’) travel lane, a five‑foot (5’) bike
lane, a one‑half‑foot (0.5’) curb, an eight‑foot (8’) planting strip, a five‑foot (5’) sidewalk, street
trees, and storm drainage improvements. A one‑and‑one‑half‑foot (1.5’) ROW dedication would
be provided to accommodate the frontage improvements.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250.
Therefore, staff is recommending approval of the requested modification:
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 reduced roadway and sidewalk
width meets the corridor objection intended by the RTBMP and matches the design
standard used on other recent projects in this neighborhood.
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 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 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. The
proposed modification maintains the street’s vehicle capacity while increasing
Americans with Disabilities Act (ADA) accessibility provided the condition of
approval identified in criterion ‘b’ 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: City staff reviewed the RTBMP, Jericho Ave NE, and the
surrounding area and determined that a modified Collector Street section is
appropriate for this location. Staff concurs that the proposed street modification
meets the applicable standards as follows:
• Safety: The proposed street modification would not negatively affect street
safety. The modified section aligns with the existing curb and sidewalk
immediately north of the site, maintaining the roadway’s established safety
Docusign Envelope ID: 2BFF66FD-E66E-8D67-8007-E9A221F75545
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function. The applicant would still be required to install all safety‑related
frontage elements—including curb, planter, and sidewalk—to provide both a
pedestrian buffer and a continuous accessible route. The modified section also
meets the required curb and planter dimensions in the Code, and all curbs,
approaches, gutters, and sidewalks must comply with current City and ADA
standards.
• Function/Appearance: The proposed modification provides a consistent and
convenient travel environment for pedestrians, cyclists, and motorists within
the project area. Maintaining a sixteen-foot (16’) pavement width—consisting
of an eleven-foot (11’) travel lane and a five-foot (5’) bicycle lane—is consistent
with existing local street dimensions and establishes a clear, predictable, and
safe travel way. Adding a parking lane is not supported, as it would yield only a
single parking stall while introducing an inconsistency in the roadway that
creates a less safe condition.
While the parcel to the south (APN 1523059110) could provide the necessary
dedication in the future, the parcel to the north (APN 3702950010) cannot do
so without becoming a nonconforming lot. A transition to on‑street parking is
more appropriate where it can be provided along the entire block. Although
Jericho Ave NE is classified as a Collector Street, this segment functions more
like a Residential Access Street due to surrounding single-family zoning and
land uses. A five-foot (5’) sidewalk, consistent with Residential Access Street
standards, would provide adequate pedestrian connectivity. In addition, an
eight-foot (8’) planting strip with street trees is consistent with current street
standards and would create a buffer between pedestrians and vehicular traffic.
• Environmental Protection: Maintaining the existing roadway section would
require the minimum feasible amount of disturbance within the right-of-way,
which would reduce the environmental hazard potential associated with
roadwork.
• Maintainability: Maintaining the existing roadway width would not add any
additional maintainability costs/concerns.
The proposed modification would meet the objectives of safety, function,
appearance, environmental protection, and maintainability intended by the
applicable code requirements. After reviewing Jericho Ave NE and the surrounding
area, City staff determined that a modified Collector Street section is more
appropriate for the frontage adjacent to the site. This conclusion is based on the
finding that the modified section not only aligns with the existing, established street
frontage but also reflects the character of this segment of Jericho Ave NE. The
modified configuration provides a safe and effective travel environment for
pedestrians, cyclists, and motorists.
c. Will not create substantial adverse impacts to other property(ies) in the
vicinity.
Staff Comment: Staff has not identified adverse impacts to other properties from
the requested modification. See also comments under criterion ‘b’.
d. Conforms to the intent and purpose of the Code.
Docusign Envelope ID: 2BFF66FD-E66E-8D67-8007-E9A221F75545
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Staff Comment: Staff concurs that the proposed modification 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: 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’.
E. DECISION:
The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250D.2 for approval of modifications. Therefore,
the 331 Jericho Ave NE Street Modification, File No. LUA26-000100, MOD, is approved.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
TRANSMITTED on May 7, 2026 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Cliff Williams
Development Management Engineers, LLC
4648 Shantel St,
Mount Vernon, WA 98274
Andrew Michael Construction LLC
PO Box 6127
Bellevue, WA 98008
TRANSMITTED on May 7, 2026 to the Parties of Record:
No Parties of Record
TRANSMITTED on May 7, 2026 to the following:
Gina Estep, CED Administrator
Justin Johnson, Development Engineering Director
Nathan Janders, Development Engineering Manager
Clark Close, Current Planning 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 via the City Clerk’s Office on or before 5:00 PM on May 21, 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
Docusign Envelope ID: 2BFF66FD-E66E-8D67-8007-E9A221F75545
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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: 2BFF66FD-E66E-8D67-8007-E9A221F75545
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
331 Jericho Ave NE Street Modification
Land Use File Number:
LUA26-000100, MOD
Date of Report
May 7, 2026
Staff Contact
Yong Qi
Civil Engineer III
Project Contact/Applicant
Cliff Williams
Development Management
Engineers, LLC
4648 Shantel St
Mount Vernon, WA 98274
Project Location
331 Jericho Ave NE,
Renton, WA 98059 (APN
1523059164)
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Site Plan
Exhibit 3: Street Modification Request Justification Letter
Docusign Envelope ID: 2BFF66FD-E66E-8D67-8007-E9A221F75545