HomeMy WebLinkAboutD_Jin_Residence_Driveway_Replacement_LUA24-000280_FinalDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Jin_Residence_Driveway_Replacement_LUA24-000280_Final
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: September 16, 2024
Project File Number: PR24-000001
Project Name: Jin Residence Driveway Replacement
Land Use File Number: LUA24-000280, MOD
Project Manager: Ashley Wragge, Assistant Planner
Owner/Applicant: Yaling Jin, 14264 SE 83rd St, Newcastle, WA 98059
Project Location: 4304 SE 3rd St, Renton, WA 98059 (APN 3211000130)
Project Summary: The applicant, Yaling Jin, is requesting an administrative modification to the
development regulations from Parking, Loading and Driveway Regulations related to
sections in the Driveway Design Standards. The applicant is requesting modifications
from the driveway width (RMC 4-4-080I.3.b.) and location in reference to the
property line (RMC 4-4-080I.2.b.iii). The applicant has requested to retain the existing
driveway curb cut, sixteen feet (16’) wide and two feet (2’) from the eastern property
line. The parameters in code limit the width to nine feet (9’) for a single load garage
and no closer than five feet (5’) to the property line. The driveway serves as access
to the single-family home at 4304 SE 3rd St (APN 3211000130). The subject property
is 8,400 square feet and is located within the Residential-6 (R-6) zone and Residential
Medium Density (RMD) Comprehensive Plan land use designation. According to City
of Renton (COR) Maps, there are no critical areas on site.
Site Area: 0.19 acres (8,400 SF)
SE 2nd Pl
Docusign Envelope ID: C1305524-EBF7-4335-A836-395642D9E600
City of Renton Department of Community & Economic Development
Jin Residence Driveway Replacement
Administrative Modification Report & Decision
LUA24-000280, MOD
Report of September 16, 2024 Page 2 of 5
D_Jin_Residence_Driveway_Replacement_LUA24-000280_Final
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Site Plan
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Modification Request Justification
Exhibit 5: Current Site Photo
Exhibit 6: Abutting Property Photo
C. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
September 4, 2024 and determined the application complete on September 4, 2024.
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 4304 SE 3rd St, Renton, WA 98059 (APN 3211000130).
4. The project site is currently developed with an existing single-family residence built in 1959.
5. Access to the site would continue to be provided via the existing single-family residential driveway from
SE 3rd St.
6. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use
designation.
7. The site is located within the Residential- 6 (R-6) zoning classification.
8. There are three (3) significant trees located on-site, none of the existing trees are proposed for removal.
9. The site has no known critical areas per COR maps.
10. The applicant has constructed the driveway and is retroactively seeking land use and building permit
(B24003453) approvals.
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 and
the Departmental Recommendation at the end of this report.
12. Modification Analysis: The applicant is requesting an administrative modification from single-family
residential driveway spacing standards per RMC 4-4-080I.2.b.iii and maximum driveway width standards
per RMC 4-4-080I.3.b. in order to retain the reconstructed driveway location, located approximately two
feet (2’) from the property line, and to exceed the maximum single-family driveway width of nine feet (9')
at the property line for properties with a single loaded garage. 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:
Docusign Envelope ID: C1305524-EBF7-4335-A836-395642D9E600
City of Renton Department of Community & Economic Development
Jin Residence Driveway Replacement
Administrative Modification Report & Decision
LUA24-000280, MOD
Report of September 16, 2024 Page 3 of 5
D_Jin_Residence_Driveway_Replacement_LUA24-000280_Final
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 applicant contends that the existing driveway design is consistent
with other properties in the neighborhood and that reducing the driveway would
negatively impact functionality. The applicant notes the two-foot (2’) gravel pervious
surface between the property line and the driveway has historically sufficed for surface
water drainage.
Staff concurs that the proposed driveway improvements implement the policy direction
of the Comprehensive Plan. The modification supports the policy direction of the
Comprehensive Plan by strengthening the visual identity of Renton and its Community
Planning Areas seen in this neighborhood through quality design and development,
which lends itself to Land Use Element Goal L-FF. Staff observed several single load
garages with sixteen-foot (16’) curb cuts that appeared to be closer to the property lines
than five feet (5’). An example of a nearby residence can be noted in Exhibit 6. The
proposed new driveway appears to maintain the historic dimensions of the driveway as
noted in comparisons from COR aerial imaging prior to the maintenance and
construction work being done. See current site photos (Exhibit 5).
The work performed to the driveway thus far has been unpermitted and not congruent
to current code standards. This unpermitted construction in the right-of-way has been
stopped until staff can ascertain if the work being performed meets the objectives and
safety intended by the code. In addition to the driveway modification request, the
driveway construction would require a right-of-way permit.
Furthermore, the applicant has applied for a building permit (B24003453) to modify the
front covered porch. It is also the intent of the code to require ten feet (10') of on-site
landscaping along all public street frontages, when changes are proposed to the
structure, with the exception of areas for required walkways and driveways. By
replacing the existing driveway with a new driveway at the same location, an area of
the property that would normally include street frontage landscaping that is better
utilized to enhance the landscape character of the city; improve the aesthetic quality of
the built environment; and minimize erosion and reduce the impacts of development on
natural areas was denied. Therefore, staff recommends the applicant construct the new
driveway with a slight taper that would allow for right-of-way and street frontage
landscaping on the north side of the driveway behind the mailbox cluster. The driveway
shall be no wider than sixteen feet (16’) at the street curb. An updated site plan with
street frontage landscaping improvements shall be reviewed and approved by the
Current Planning Project Manager prior to building permit issuance.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Docusign Envelope ID: C1305524-EBF7-4335-A836-395642D9E600
City of Renton Department of Community & Economic Development
Jin Residence Driveway Replacement
Administrative Modification Report & Decision
LUA24-000280, MOD
Report of September 16, 2024 Page 4 of 5
D_Jin_Residence_Driveway_Replacement_LUA24-000280_Final
D. DECISION:
The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250 for approval of modifications. Therefore, the Jin
Residence Driveway Replacement, File No. LUA24-000280, MOD, is approved and is subject to the following
condition:
1. The applicant shall construct the new driveway with a slight taper that would allow for right-of-way and
street frontage landscaping on the north side of the driveway behind the mailbox cluster. The driveway
shall be no wider than sixteen feet (16’) at the street curb. An updated site plan with street frontage
landscaping improvements shall be reviewed and approved by the Current Planning Project Manager prior
to building permit issuance.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Matthew Herrera, Planning Director Date
✓
Staff Comment: The applicant contends the old driveway was significantly damaged by
tree roots and the replacement is safe and has good street appeal. In addition, the
proposal meets the lots impervious surface requirements.
Staff concurs the proposed modification will meet the objectives and safety parameters
intended by the code requirements. Through review of the work proposal, it is apparent
that the intent is to restore previous dimensions and functions of the driveway. This
includes replacing the curb and the curb cut at sixteen feet (16') wide at the street curb.
This lot, along with many others in the neighborhood, was developed in 1959. The
design of the applicant’s driveway is consistent with properties in the vicinity, which are
often wider and closer to the property line than current driveway standards permit. The
proposed driveway maintains its historic function and does not pose issues with
function, appearance, or environmental protection and maintainability intended by the
code requirements if the aforementioned conditions of approval are met.
✓
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: The applicant contends there are no adverse impacts to drainage and
states that narrowing the driveway would increase street parking.
Staff concurs the modification request would not be adversely impactful to nearby
properties. Comparatively, other properties in the vicinity have similar noncomplying
driveways without apparent adverse impacts to neighboring properties. Staff concurs
that there are no negative impacts to drainage; therefore, noncompliance with the
width and minimum driveway spacing standards is nominal and its continuation is not
impactful.
✓
d. Conforms to the intent and purpose of the Code;
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’.
Docusign Envelope ID: C1305524-EBF7-4335-A836-395642D9E600
9/16/2024 | 4:27 PM PDT
City of Renton Department of Community & Economic Development
Jin Residence Driveway Replacement
Administrative Modification Report & Decision
LUA24-000280, MOD
Report of September 16, 2024 Page 5 of 5
D_Jin_Residence_Driveway_Replacement_LUA24-000280_Final
TRANSMITTED on September 16, 2024 to the Owner/Applicant/Contact:
Owner/ Applicant/ Contact:
Yaling Jin
14264 SE 83rd St
Newcastle, WA 98059
TRANSMITTED on September 16, 2024 to the Parties of Record:
None
TRANSMITTED on September 16, 2024 to the following:
Gina Estep, CED Administrator
Brianne Bannwarth, Development Engineering Director
Amanda Askren, Property Services
Clark H. Close, Current Planning Manager
Nathan Janders, Development Engineering Manager
Anjela Barton, Fire Marshal
E. 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 September 30, 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.
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: C1305524-EBF7-4335-A836-395642D9E600
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Jin Residence Driveway Replacement
Land Use File Number:
LUA24-000280, MOD
Date of Report
September 16, 2024
Staff Contact
Ashley Wragge
Assistant Planner
Project Contact/Applicant
Yaling Jin
14264 SE 83rd St
Newcastle, WA 98059
Project Location
4304 SE 3rd St, Renton,
WA 98059
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Site Pan
Exhibit 3: Neighborhood Detail map
Exhibit 4: Modification Request Justification
Exhibit 5: Current Site Photo
Exhibit 6: Abutting Property Photo
Docusign Envelope ID: C1305524-EBF7-4335-A836-395642D9E600