HomeMy WebLinkAboutD_Hardie Construction LLC SFR_Street Modification_20210618.docxDEPARTMENT OF COMMUNITY
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D_Hardie Construction LLC SFR_Street Modification_20210618
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: June 18, 2021
Project File Number: PR21-000145
Project Name: Hardie Construction LLC SFR
Land Use File Number: LUA21-000221, MOD
Project Manager: Brianne Bannwarth, Development Engineering Manager
Owner/Applicant: Stepan Abramov/Hardie Construction LLC
908 125th St Ct E, Tacoma, WA 98445
Project Location: 110 Hardie Avenue SW, Renton, WA 98057
Project Summary: Hardie Construction LLC, is proposing a modification to the final configuration of
Hardie Avenue SW, a Collector Arterial Street.
Site Area: 0.10 acres
DocuSign Envelope ID: 44424FD6-F639-46FA-8E9F-DF2F26138159
City of Renton Department of Community & Economic Development Hardie Construction LLC SFR Administrative Modification Report & Decision LUA21-000221, MOD
Report of June 18, 2021 Page 2 of 5
D_Hardie Construction LLC SFR_Street Modification_20210618
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
C. PROJECT DESCRIPTION/BACKGROUND
Hardie Avenue SW is classified as a Collector Arterial access street with an existing right-of-way (ROW) width of 60
feet per the King County Assessor’s Map. The existing roadway pavement width is approximately 27 feet that is
comprised of two 10-foot lanes, a 2.5-foot shoulder on the west side of the roadway and a 4.5-foot shoulder on
the east side.
Per RMC 4-6-060, Complete Street Standards, a Collector Arterial street requires a minimum right-of-way width of
83 feet. A minimum paved roadway width of 46-feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting
strip, 8-foot sidewalk, 2-foot clear space at the back of walk, street trees, and storm drainage improvements. To
meet the City’s Complete Street Standards a dedication of approximately 11.5 feet would be required pending final
survey.
The proposed residence is in a developed neighborhood that has homes setback approximately 15 feet from the
existing ROW.
D. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on June 15,
2021 and determined the application complete on June 15, 2021. 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 (Exhibit 2).
3. The project site is located 110 Hardie Avenue SW, Renton, WA 98056.
4. The project site is currently undeveloped and is covered with grass with an existing 4-foot-wide walkway
is located on the west boundary line of the lot.
5. Access to the site would be provided via Hardie Avenue SW.
6. The property is located within the Residential High Density Comprehensive Plan land use designation.
7. The site is located within the Residential-10 zoning classification.
8. There are trees located on the northeast portion of the site, the southwest corner of the site, and within
the ROW at the southwest coern of the site.
9. The site has regulated steep slopes on the northeast portion of the property..
10. The scope of the modification analysis and decision is limited to the street frontage improvements within
Hardie Avenue SW Right of Way. This modification request is not a review or approval of any other portions
of the proposed residential application for this property.
11. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060, Street Standards, for
Hardie Avenue SW, a Collector Arterial Street. Specifically, the applicant is proposing the following
modification:
DocuSign Envelope ID: 44424FD6-F639-46FA-8E9F-DF2F26138159
City of Renton Department of Community & Economic Development Hardie Construction LLC SFR Administrative Modification Report & Decision LUA21-000221, MOD
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D_Hardie Construction LLC SFR_Street Modification_20210618
A Modified Collector Arterial Street with a paved roadway width of 30 feet (15 feet from centerline), a
0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage
improvements. No ROW dedication would be required for this modified road section. The 30-foot
pavement width would include two 10-foot lanes, two 5-foot bike lanes, and no parking (consistent
with existing condition).
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:
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 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.
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 proposed modification would meet the objectives of safety,
function, environmental protection, and maintainability intended by the code
requirements. In addition, City staff has reviewed Hardie Avenue SW and the
surrounding area and have determined that a modified Collector Arterial Street section
is more suitable for the portion of Hardie Avenue SW adjacent to the site. The
determination was based on the right of way required to build a Collector Arterial Street
per the standards found in RMC 4-6-060 would conflict with other existing structures
along this portion of Hardie Avenue SW.
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 and in fact requiring the improvements along the property’s
frontage would cause potential hazards, see comments under criterion ‘b’.
d. Conforms to the intent and purpose of the Code.
Staff Comment: Staff concurs 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.
DocuSign Envelope ID: 44424FD6-F639-46FA-8E9F-DF2F26138159
City of Renton Department of Community & Economic Development Hardie Construction LLC SFR Administrative Modification Report & Decision LUA21-000221, MOD
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D_Hardie Construction LLC SFR_Street Modification_20210618
E. DECISION:
The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250 for approval of modification. Therefore, the Hardie
Construction LLC SFR (Land Use Type 1), File No. LUA21-000221, MOD, is approved.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
TRANSMITTED on June 18, 2021 to the Owner/Applicant:
Owner/Applicant:
Stepan Abramov
Hardie Construction LLC
908 125th St Ct E
Tacoma, WA 98445
TRANSMITTED on June 18, 2021 the Parties of Record:
No Parties of Record
TRANSMITTED on June 18, 2021 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Matt Herrera, Current Planning Manager
Anjela Barton, Fire Marshal
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 and bicyclist experience. See also comments under criterion ‘b’.
DocuSign Envelope ID: 44424FD6-F639-46FA-8E9F-DF2F26138159
6/18/2021 | 3:27 PM PDT
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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 via the City Clerk’s Office on or before 5:00 PM on July 2, 2021. 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: 44424FD6-F639-46FA-8E9F-DF2F26138159
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Hardie Construction LLC SFR
Land Use File Number:
LUA21-000221, MOD
Date of Report
June 18, 2021
Staff Contact
Brianne Bannwarth
Development
Engineering Manager
Project Contact/Applicant
Stepan Abramov
Hardie Construction LLC
908 125th St Ct E
Tacoma, WA 98445
Project Location
110 Hardie Avenue SW
Renton, WA 98056
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
DocuSign Envelope ID: 44424FD6-F639-46FA-8E9F-DF2F26138159
4. Project Narrative:
110 Hardie Ave SW, Renton, WA 98057
4,244 SF
Current use: Vacant Land.
Has steep slope north of the property. See soil report and steep slope report/geotechnical report attached.
Proposed use: build new 2300 SF house. See attached plans.
No proposed off-site improvements.
Total construction cost: 300k + land value. Final value: 650k
No trees to be removed.
5. Justification for Modification Request
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;
Multiple policies of the Comprehensive Plan Land Use Plan are focused on encouraging infill development of single family units to meet growth targets. This project helps with adding additional housing. Modification will allow for a buildable footprint on the lot for a single family house.
b.Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment;
All code requirements objectives for safety, function, and appearance will not be hindered by this modification.
c.Will not be injurious to other property(ies) in the vicinity;
Will not be injuries to any properties in the vicinity.
d.Conforms to the intent and purpose of the Code;
Modication is minor and has no negative effect on the intent and purpose of the Code.
DocuSign Envelope ID: 44424FD6-F639-46FA-8E9F-DF2F26138159
e.Can be shown to be justified and required for the use and situation intended; and
Modification is required to achieve a buildable are for a reasonable SF single family house.\
f.Will not create adverse impacts to other property(ies) in the vicinity.
Will not be injuries to any properties in the vicinity or create any adverse impacts.
DocuSign Envelope ID: 44424FD6-F639-46FA-8E9F-DF2F26138159
install new side sewer
per cor std. plan 406.2.
connect to existing
stub serving property. if
a clean out does not
exist at property line
one shall be installed
as shown on cor std.
plan 406.1.
driveway within right
of way shall be
paved with asphalt.
REVISION
Received: 06/03/2021 / aalexander
BUILDING DIVISION
PR21000145
B21001699
V2
DocuSign Envelope ID: 44424FD6-F639-46FA-8E9F-DF2F26138159