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D_Street Modification_20240119
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: January 19, 2024
Project Name: Biniam SFR - Modification
Land Use File Number: LUA23-000391, MOD
Project Manager: Clark Close, Principal Planner
Owner: Biniam Behre, 2807 SE 16th Street Renton, WA 98058
Applicant: Biniam Behre, 2807 SE 16th Street Renton, WA 98058
Contact: Biniam Behre, 2807 SE 16th Street Renton, WA 98058
Project Location: 2807 SE 16th Street Renton, WA 98058
Project Summary: The applicant, Biniam Behre, is requesting a street modification to the to the street
standards for SE 16th St and Harrington Ave SE, both are classified as a Residential
Access street. The applicant is proposing an alternate street section to SE 16th St and
Harrington Ave SE.
Site Area: 0.16
DocuSign Envelope ID: 0AA2F795-278F-456D-BD04-F445BFFCCCD2
City of Renton Department of Community & Economic Development Biniam SFR - Modification Administrative Modification Report & Decision LUA23-000391, MOD
Report of January 19, 2024 Page 2 of 6
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B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Project Narrative
Exhibit 3: Modification Request Justification
Exhibit 4: Site Plan
C. PROJECT DESCRIPTION/BACKGROUND
The applicant proposes an addition and remodel of an existing detached dwelling located at 2807 SE 16th
St. The applicant is required to install street frontage improvements pursuant to RMC 4-6-060C based
on the Residential Access street standards noted below unless otherwise modified.
Per Renton Municipal Code (RMC) 4-6-060F.2, Complete Street Standards, a Residential Access street
requires a minimum right-of-way width of 53 feet. The Residential Access street cross section includes
a paved roadway width of 26 feet consisting of two 10-foot travel lanes and one 6-foot parking lane.
Additionally, a 0.5-foot curb, 8-foot planter, and 5-foot sidewalk are required along each side of the
paved roadway. No right-of-way dedication would be required to install the Residential Access street
standard.
SE 16th St and Harrington Ave SE are classified as Residential Access streets that each have an existing
right-of-way width of 60 feet per the King County Assessor’s Map. The existing street section for each
street consists of a paved roadway width of approximately 35 feet with a 0.5 foot curb an 8-foot planter
and a 4-foot sidewalk on either side of the roadway.
The applicant is requesting a modification from RMC 4-6-060F.2 to modify the street standard along this
portion of SE 16th St and Harrington Ave SE to an alternative street section that retains the existing 35-
foot paved roadway pavement width, 0.5-foot curb, 8-foot planting strip, 4-foot sidewalk, street trees,
and storm drainage improvements.
D. FINDINGS OF FACT (FOF):
1. The Development Engineering Division of the City of Renton accepted the above master
application for review on November 28th, 2023 and determined the application complete on
January 19th, 2023. The project complies with the 120-day review period.
2. The applicant’s submittal materials comply with the requirements necessary to process the
modification request.
3. The applicant has submitted a building permit application (B2001819) that proposes an addition
and interior remodel of an existing detached dwelling.
4. The project site is located 2807 SE 16th Street Renton, WA 98058.
5. The project site is currently developed with a single-family residence.
6. The project site has applied for a building permit (B23001819) which is currently in a review cycle.
7. Access to the site would be provided via the existing driveway cut on SE 16th St.
DocuSign Envelope ID: 0AA2F795-278F-456D-BD04-F445BFFCCCD2
City of Renton Department of Community & Economic Development Biniam SFR - Modification Administrative Modification Report & Decision LUA23-000391, MOD
Report of January 19, 2024 Page 3 of 6
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8. The property is located within the Residential Medium Density (MD) Comprehensive Plan land
use designation.
9. The site is located within the Residential-8 (R-8) zoning classification.
10. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060F.2, Street
Standards, for SE 16th St and Harrington Ave SE. Specifically, the applicant is proposing the
following modification: Modify the street standard along this portion of SE 16th St and Harrington
Ave SE fronting the project parcel to an alternate street section that matches the existing. The
alternate street section consists of a 35-foot total paved roadway, a 0.5-foot curb, an 8-foot
planting strip, a 4-foot sidewalk, street trees and storm drainage improvements. The proposal is
compliant with the following modification criteria, pursuant to RMC 4-9-250D.2, 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 Comprehensive Plan’s Land Use Element Goal L-B is to
“Continue to build Renton’s Regional Growth Center consistent with VISION
2040 to provide compact, pedestrian-oriented, mixed-use development to meet
the demands of population and employment growth, while reducing the
transportation-related and environmental impacts of growth.”
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 with walkable places that support grid and flexible grid street
and pathway patterns, and are visually attractive, safe, and healthy
environments. The existing roadway section provides pedestrian connectivity,
separation between pedestrians and vehicles, and provides the roadway width
to meet vehicular needs; therefore, the requested modification, which retains
the existing established street section, is consistent with the policy guidelines
noted above.
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: City staff have reviewed SE 16th St and Harrington Ave SE
and the surrounding area and have determined that a modified Residential
Access street section is suitable for this location on SE 16th St and Harrington
Ave SE. Staff concurs the proposed street modification request achieves
these standards as follows:
DocuSign Envelope ID: 0AA2F795-278F-456D-BD04-F445BFFCCCD2
City of Renton Department of Community & Economic Development Biniam SFR - Modification Administrative Modification Report & Decision LUA23-000391, MOD
Report of January 19, 2024 Page 4 of 6
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• Safety: The proposed modification does not have a negative impact on street
safety. However, there may be locations along the existing sidewalk that do
not conform to current ADA standards; specifically, the ramp at the corner
of SE 16th St and Harrington Ave SE does not meet ADA standards. Staff
recommends as a condition of approval that sidewalk panels or ramps not
conforming with current ADA standards shall be replaced in kind.
• Function/Appearance: The proposed modification, in addition to the
condition of approval, will provide an ADA accessible sidewalk fronting the
property, meeting the plan goals of providing a pedestrian oriented space.
Environmental Protection: The proposed modification retains the existing
street section which results in the minimum feasible amount of disturbance
within the right of way, thus reducing the environmental hazard potential
associated with construction. While ADA upgrades may be necessitated to
the sidewalk by the recommended condition of approval, these
improvements would result in less disturbance than replacing the entire
sidewalk which would otherwise be required without a modification.
Maintainability: Maintaining the existing street section 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 the street and have determined that
a modified ROW width is suitable solution for the development. The
determination is based on the fact that the proposed street section matches the
pedestrian facilities and street width of the surrounding developed
neighborhood, while maintaining the ability to provide ADA accessibility
pedestrian facilities.
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; and.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
E. DECISION:
The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250 for approval of modifications. Therefore, the
Biniam SFR - Modification, File No. LUA23-000391, MOD, is approved subject to the following condition:
1. Any sidewalk panel or ramp on the half-street abutting the project site not conforming with current ADA standards shall be replaced in kind. A note stating such shall be included on the site plans submit
with the building permit application.
DocuSign Envelope ID: 0AA2F795-278F-456D-BD04-F445BFFCCCD2
City of Renton Department of Community & Economic Development Biniam SFR - Modification Administrative Modification Report & Decision LUA23-000391, MOD
Report of January 19, 2024 Page 5 of 6
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DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Acting Planning Director Date
TRANSMITTED on January 19, 2024 to the Owner/Applicant/Contact:
Owner/Applicant/Contact:
Biniam Behre
2807 SE 16th Street
Renton, WA 98058
TRANSMITTED on January 19, 2024 to the Parties of Record:
No Parties of Record
TRANSMITTED on January 19, 2024 to the following:
Vanessa Dolbee, Interim CED Administrator
Brianne Bannwarth, Development Engineering Director
Gina Estep, Economic Development Director
Nathan Janders, Development Engineering Manager
Clark Close, Principal Planner
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 February 2, 2024. 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: 0AA2F795-278F-456D-BD04-F445BFFCCCD2
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City of Renton Department of Community & Economic Development Biniam SFR - Modification Administrative Modification Report & Decision LUA23-000391, MOD
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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: 0AA2F795-278F-456D-BD04-F445BFFCCCD2
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Biniam SFR - Modification
Land Use File Number:
LUA23-000391, MOD
Date of Report
January 19, 2024
Staff Contact
Clark Close,
Principal Planner
Project Contact/Applicant
Biniam Behre
2807 SE 16th Street
Renton, WA 98058
Project Location
2807 SE 16th Street
Renton, WA 98058
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Project Narrative
Exhibit 3: Modification Request Justification
Exhibit 4: Site Plan
DocuSign Envelope ID: 0AA2F795-278F-456D-BD04-F445BFFCCCD2
Project Narrative
The proposed project is for Adult Family Home, and it is located in Renton on a 6873 S.F, with Parcel ID
8645510530 and zoned R-8 and its location is at 2807 SE 16th Street, Renton, WA 98058. Currently it
is being used as a residence for single family homes. There is no existing improvement. But the
proposed improvement or development is to add to main and upper floors, interior alteration
and garage conversion for Adult Family Home. Please see square footage on the attached site
plan for details. There are no special site features (like wetlands, water bodies and steep
slopes). There is no drainage condition as well. There are no proposed off-site improvements.
The total estimated construction cost is $218,844 and FMV of home currently is $711,300 per
Zillow. There is no any fill or excavation proposed. There is no any tree to be removed and
there is no any land to be dedicated to the City.
Justification for Modification Request
The proposed project value exceeded $175,000 and this triggered frontage improvements. A
modification to retain the existing street section is being requested with a fee-in-lieu for
existing sidewalks and ramps in order to meet ADA compliance.
A. The modification substantially meets the policy directives and objectives of the
current City’s Comprehensive Plan. The existing sidewalk along the house frontage
meets ADA requirements to the maximum extent feasible, and it is consistent with
existing sidewalks throughout the neighborhood.
B. The modification will meet the objectives and safety, function, appearance,
environmental protection and maintainability intended by the Code requirements
based upon sound City’s engineering judgement.
C. The modification will not create adverse impacts on other properties in the vicinity.
D. The modification conforms to the intent and purpose of the code.
E. The modification will be consistent with the remainder of the street frontages on
this portion of SE 16th street
N