HomeMy WebLinkAboutD_Wang_Short_Plat_Street_Modification_20260616DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Wang Short Plat Street Modification_Final
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: June 16, 2026
Project File Number: PR18-000200
Project Name: Wang Short Plat Street Modification
Land Use File
Number:
LUA26-000166, MOD
Project Manager: Huy Huynh, Civil Engineer II
Owner: 19016 116th LLC, 39805 212th Ave SE Enumclaw, WA 98022
Applicant: Morgan Lindberg, 11235 SE 6th St, Suite 230, Bellevue, WA 98004
Contact: Ian Faulds, Sanbell, Inc., 12100 NE 195th St, Suite 300, Bothell, WA 98011
Project Location: 19016 116th Ave SE, Renton, WA 98058 (APN 6198400125)
Project Summary: The applicant, Morgan Lindberg, is proposing a modification to maintain the
existing overhead communication lines along 116th Ave SE.
Site Area: 2.04 Acre
SE 191st St
SE 189th Pl
11
6
th
Av
e
S
E
SE 190th Ln 11
5
th
Ln
S
E
SE 189th Pl
SE 191st Ct
Docusign Envelope ID: 7426E946-CAD4-8C8D-808D-5CF24C951D01
City of Renton Department of Community & Economic Development
Wang Short Plat
Administrative Modification Report & Decision
LUA26-000166, MOD
Report of June 16, 2026 Page 2 of 6
D_Wang Short Plat Street Modification_Final
B. EXHIBITS:
Exhibit 1: Decision for Wang Short Plat Street Modification
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
C. PROJECT DESCRIPTION/BACKGROUND
116th Ave SE is classified as a Minor Arterial Road with an existing right-of-way width of 60 feet (60’) per the
King County Assessor’s Map. The existing roadway pavement width is approximately 35 feet (35’). There are
no existing improvements fronting the property and there are existing overhead utilities (power,
communications, cable, etc...) along the property frontage.
Per RMC 4-6-060 - Complete Street Standards, the project is required to install street improvements.
LUA22-000174 approved a modification altering the street section along 116th Ave SE required by RMC 4-6-
060, which has been constructed. The modified section consists of a 44-foot (44’) paved roadway section
including two (2) 11-foot (11’) travel lanes, one (1) 12-foot (12’) center turn lane, two (2) five-foot (5’) bike
lanes, a one-half-foot (0.5’) vertical curb, an eight-foot (8’) planter and a five-foot (5’) sidewalk. Dedication
of five and one-half feet (5.5’) of right-of-way is required and will be provided at the time of final short plat
to accommodate the modified street section. RMC 4-6-090C.2 requires that: “Existing overhead power and
utility facilities abutting a development or redevelopment site triggering street frontage improvements
under RMC 4-6-060 shall be required to be relocated underground, pursuant to the standards of this
Section.” The Wang Short Plat Administrative Decision was issued under LUA22-000174 on June 30, 2022.
The applicant did not request a reconsideration or appeal the administrative decision for undergrounding
considerations.
The project applied for a Civil Construction Permit, C18006462, that was issued on October 30, 2019, for
construction. The civil construction permit proposes installation of the Complete Street Standards for a
Modified Minor Arterial Street consistent with the LUA22-000174 decision, however, the applicant is
proposing a modification to retain the existing overhead communication lines.
D. FINDINGS OF FACT (FOF):
1. The Development Engineering Division of the City of Renton accepted the above master application
for review on May 13, 2026 and determined the application complete on May 18, 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 (Exhibit 2 and 3).
3. The project site is located at 19016 116th Ave SE, Renton, WA 98058 (APN 6198400125).
4. The project site is currently vacant.
5. Access to the site would be provided via a residential access street connecting to 116th Ave SE.
6. The property is located within the Residential Low Density (RLD) Comprehensive Plan land use
designation.
7. The site is located within the Residential-4 (R-4) zoning classification.
Docusign Envelope ID: 7426E946-CAD4-8C8D-808D-5CF24C951D01
City of Renton Department of Community & Economic Development
Wang Short Plat
Administrative Modification Report & Decision
LUA26-000166, MOD
Report of June 16, 2026 Page 3 of 6
D_Wang Short Plat Street Modification_Final
8. Modification Analysis: The applicant is requesting an Administrative Modification from the
undergrounding requirements within RMC 4-6-090C.2, Utility Lines – Underground Installation of
the existing telecommunication lines, along NE 116th Ave SE, a Minor Arterial street. Specifically, the
applicant is proposing the following modification:
Retain the existing overhead communication lines fronting the property along this portion of
116th Ave SE.
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
Compliant
if condition
of approval
is met
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 Comprehensive Plan Land Use Element has applicable policies listed under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community.
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 proposed project will install a
planting strip and sidewalk, which provides the benefit of a safe and walkable
pathway. Although the street modification does not provide the aesthetic allure of
removing all existing overhead telecommunication utilities, City staff recognizes
that the applicant:
• Has converted the existing overhead distribution power lines to be
underground,
• Will be installing curb, gutter, planting strip, sidewalk and streetlighting in
accordance with Code defined Streets Standards.
The applicant’s proposal to retain the existing overhead telecommunications lines
is due to the unique circumstances associated with their proximity to the Comcast
hub located approximately 1000 feet (1000’) away. Undergrounding conversion
would require the splicing of approximately 3,900 individual fiber strands within the
short segment along the project frontage, creating a unique technical challenge
associated with this line and increases the risk of service disruption after the
conversion due to the high volume of distribution.
City staff acknowledge that the modification provides the minimum adjustment
necessary to implement the Comprehensive Plan Land Use Element.
Compliant
if condition
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 modification achieves these standards as follows:
• Safety: Retaining the existing overhead telecommunication facilities does not
create a safety hazard for pedestrians, motorists, or maintenance personnel.
Docusign Envelope ID: 7426E946-CAD4-8C8D-808D-5CF24C951D01
City of Renton Department of Community & Economic Development
Wang Short Plat
Administrative Modification Report & Decision
LUA26-000166, MOD
Report of June 16, 2026 Page 4 of 6
D_Wang Short Plat Street Modification_Final
The proposed streetlight installation has been evaluated relative to the existing
overhead utilities, and the clearances exceed the requirements established by
Puget Sound Energy (PSE), the Washington Administrative Code (WAC), and
the National Electrical Safety Code (NESC). Therefore, the proposed
modification maintains the safety objectives intended by the code.
• Function: Retention of the existing overhead fiber communication lines will not
adversely affect the functionality of the public roadway, pedestrian facilities,
street lighting, drainage infrastructure, or other required frontage
improvements. The proposed development remains capable of providing all
required public improvements while preserving the existing
telecommunications infrastructure and minimizing disruption to existing
Comcast fiber users.
• Appearance: While a limited segment of overhead telecommunication
facilities would remain, the visual impact is minimal because the existing utility
poles and overhead transmission infrastructure will remain in place regardless
of this modification. All non-exempt utilities have otherwise been
undergrounded, and the proposed modification represents the minimum
adjustment necessary while maintaining the overall streetscape
improvements envisioned by the code.
• Environmental Protection: Retaining the existing overhead telecommunication
facilities avoids extensive excavation and construction activities within the
public right-of-way while maintaining the same environmental conditions
currently present along the corridor. No adverse environmental impacts are
anticipated as a result of the modification. However, staff recognize that the
utility lines may be removed and relocated underground in the future. As such,
to minimize future construction and the potential environmental impacts
associated with construction, staff recommends, as a condition of approval,
that a joint utility trench be reviewed, approved and inspected by Comcast to
allow for the undergrounding of the overhead telecommunication lines at a
later date. The joint utility trench shall be installed prior to the short plat
recording. The joint utility trench shall span along the entire project frontage
along 116th Ave SE.
• Maintainability: The existing overhead telecommunication infrastructure is
already maintained by the utility provider and will remain accessible for future
maintenance and repairs.
The proposed modification would meet the objectives of function and
maintainability intended by the code requirements. City staff has reviewed 116th
Street and the surrounding area and have determined that a modification to retain
the existing overhead telecommunication utilities is suitable for the portion of 116th
Street adjacent to the site, provided the recommended condition of approval is
met.
✓
c. Will not create substantial adverse impacts to other property(ies) in the
vicinity.
Staff Comment:
Docusign Envelope ID: 7426E946-CAD4-8C8D-808D-5CF24C951D01
City of Renton Department of Community & Economic Development
Wang Short Plat
Administrative Modification Report & Decision
LUA26-000166, MOD
Report of June 16, 2026 Page 5 of 6
D_Wang Short Plat Street Modification_Final
Staff has not identified adverse impacts to other properties from the requested
modification. Also see comments under criterion ‘b’.
✓
d. Conforms to the intent and purpose of the Code.
Staff Comment:
Provided the recommended conditions of approval are met, staff concurs that the
proposed modification meets the intent and purposes of the Utility Lines –
Underground Installation code. Further, the improvements as defined by the Street
Standards code are being installed. Also see comments under criterion ‘a’ and ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment:
Provided that the recommended condition of approval is satisfied, staff concurs
that the requested modification is justified due to the unique circumstances
associated with this telecommunications span along 116th Ave SE. The facilities
are located in close proximity to a Comcast hub and would require the splicing of
more than 3,900 fiber-optic strands if relocated underground, creating significant
technical challenges and an elevated risk of service disruption once lines are
underground .
Furthermore, retention of the existing overhead telecommunications facilities
would not impede the installation or functionality of the proposed planting strip
and sidewalk improvements, thereby allowing for a continuous and seamless
extension of these public amenities along 116th Ave SE. The installation of
underground conduits as part of the project would also facilitate future utility
undergrounding efforts while minimizing potential ground disturbance. Also see
comments under criterion ‘a’ and ‘b’.
E. DECISION:
The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250 for approval of modifications. Therefore,
the Wang Short Plat Street Modification, File No. LUA26-000166, MOD, is approved and is subject to
the following condition:
1. A joint utility trench shall be constructed along 116th Ave SE and shall be reviewed, approved, and
inspected by Comcast to allow for the undergrounding of the overhead utility lines at a later date.
The joint utility trench shall be installed prior to the short plat recording. The joint utility trench shall
span along the entire project’s frontage along 116th Ave SE.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matt Herrera, Planning Director Date
Docusign Envelope ID: 7426E946-CAD4-8C8D-808D-5CF24C951D01
6/16/2026 | 3:46 PM PDT
City of Renton Department of Community & Economic Development
Wang Short Plat
Administrative Modification Report & Decision
LUA26-000166, MOD
Report of June 16, 2026 Page 6 of 6
D_Wang Short Plat Street Modification_Final
TRANSMITTED on June 16, 2026 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
19016 116th LLC – Willy
Newhart
39805 212th Ave SE
Enumclaw, WA 98022
Morgan Lindberg
11235 SE 6th St, Ste 230
Bellevue, WA 98004
Ian Faulds
12100 NE 195th St, Suite 300
Bothell, WA 98011
TRANSMITTED on June 16, 2026 to the following:
Gina Estep, CED Administrator
Justin Johnson, Development Engineering Manager
Stephanie Rary, Property Services Specialist
Clark Close, Current Planning Manager
Corey Thomas, Fire Marshal
Huy Huynh, Civil Engineer II
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 June 30, 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). Due to Governor Jay Inslee’s
Proclamation 20-25 (“Stay Home, Stay Healthy”), the City Clerk’s Office is working remotely. For that
reason, appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov. The appeal
fee, normally due at the time an appeal is submitted, will be collected at a future date. 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. If the situation changes such that
the City Clerk’s Office is open when you file your appeal, you have the option of filing the appeal in person.
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: 7426E946-CAD4-8C8D-808D-5CF24C951D01
D_Wang Short Plat Street Modification_Final
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Wang Short Plat Street ModificationStreet
Modification
Land Use File Number:
LUA26-000166, MOD
Date of Report
June 16, 2026
Staff Contact
Huy Huynh
Civil Engineer II
Project Contact/Applicant
Morgan Lindberg
11235 SE 6th St, Ste 230
Bellevue, WA 98004
Project Location
19016 116th Ave SE
Renton, WA 98056
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Decision for Wang Short Plat Street Modification
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
Docusign Envelope ID: 7426E946-CAD4-8C8D-808D-5CF24C951D01