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HomeMy WebLinkAboutPN_Lincoln_Peak_Project_Narrative_251124_v1 Western Washington Division Eastern Washington Division 165 NE Juniper St., Ste 201, Issaquah, WA 98027 407 Swiftwater Blvd, Cle Elum, WA 98922 Phone: (425) 392-0250 Phone: (509) 674-7433 www.EncompassES.net Date: November 16, 2025 To: City of Renton, Department of Community and Economic Development From: Encompass Engineering & Surveying on behalf of JK Monarch LLC Re: Project Narrative for the Lincoln Peak Short Plat _____________________________________________________________________________________ OWNER APPLICANT ENTITLE FUND FIVE, LLC JK MONARCH LLC ATTN: GEOFF SHERWIN ATTN: GEOFF SHERWIN PO BOX 188 PO BOX 188 PUYALLUP, WA 98371 PUYALLUP, WA 98371 geoff@jkmonarch.com 253-312-5780 SITE ADDRESS 3601 Lincoln Ave NE, Renton, WA 98056 PROJECT NARRATIVE a. Project name, size and location of site: The Lincoln Peak Short Plat project is located at 3601 Lincoln Avenue NE, Renton, WA 98056. The property is identified by tax parcel number 334570-0230 and is approximately 48,066 square feet (1.10 acres) in size. b. Zoning designation of the site and adjacent properties: The subject site is zoned Residential-8 (R-8). The Renton Comprehensive Plan designation for R-8 is Residential Medium Density (RMD). The R-8 zone allows for a range of four to eight dwellings per acre. The properties to the north, east and west are also zoned R-8. The properties to the southwest are zoned R-1. c. Current use of the site and any existing improvements: The present use for the subject property is one (1) single family dwelling. The building was built in 1928. It has a finished area of 1,200 square feet with a basement area of 890 square feet. The single family is graded ‘8 - Good’ and in ‘Very Good’ condition, per the King County Department of Assessor’s website. There is a detached garage with an attached carport on the property. Existing improvements to the lots are consistent with those associated with a single family. The existing single family and associated outbuildings/structures are proposed to be removed. Lincoln Peak Short Plat Project Narrative November 16, 2025 Page 2 of 3 d. Special site features: The subject site’s topography slopes toward the west. The overall elevation change is about 34 feet across the entire site. Renton COR Maps show regulated and protected slopes as the western portion of the site does reach that 40% slope criteria. A Geotech report was prepared by Terra Associates, Inc on July 23,2025. The report addresses the slopes and landslide hazard areas. There is also an offsite wetland to the SW. A wetland reconnaissance was prepared by Wetland Resources on April 15, 2025. The buffer for the wetland encroaches into the right of way area for NE 36th St but does not encroach onto the project site. The proposal is to end the road improvements before they impact the steep slope buffer or wetland buffer. e. Statement addressing soil type and drainage conditions: The soils at the site generally consisted of approximately one to eight inches of organic topsoil overlying approximately two to five feet of loose to dense fill material composed of silty sand to sandy silt with variable amounts of gravel, cobbles, asphalt fragments, and concrete fragments. The native soils underlying the fill material typically consisted of medium dense sandy with silt, silty sand and sandy silt with varying gravel, cobble, and boulder content (Recessional Outwash and Weathered Till). These upper sediments overly dense to very dense silty sand to clayey sand with varying gravel and cobble content (Unweathered Till). Infiltration is not feasible on this site and a vault has been proposed for stormwater management. f. Proposed use of the property and scope of the proposed development (height, SF, lot coverage, parking access, etc.): The project is proposing a 5-Lot Short Plat for single-family residential use. Building specifics are to be determined but will adhere to current City requirements. g. Proposed off-site improvements (installation of sidewalks, fire hydrants, sewer main, etc.): On 36th, there is a 23-foot-wide right of way dedication, and we have proposed half-street improvements including a 5-foot sidewalk, an 8-foot landscape strip, and a 20-foot drive lane. A fire turnaround is also proposed on this road, the north leg will be a shared access providing access to Lot 2 & Lot 5. On Lincoln Ave there is a 2.5’ right of way dedication. Frontage improvements have been designed to match the property to the north which was recently improved. Drainage for all lots will be piped down the shared access to the vault located in the NE 36th St right of way. Frontage improvements for Lincoln Ave will be tied into the existing drainage system in the street. A water main will be extended down NE 36th St. The sewer main will be extended through lots 4 & 5 in an easement. h. Total estimated construction cost and estimated fair market value of the proposed project: To be determined. i. Estimated quantities and type of materials involved if any fill or excavation is proposed: The earthwork quantities for the short plat include approximately 6,080 CY of fill and 40 CY of cut (for a net fill of 6,040 CY). Material type to be determined. Lincoln Peak Short Plat Project Narrative November 16, 2025 Page 3 of 3 j. Number, type and size of the trees to be removed: No trees are being retained in the buildable area of the site. The on-site trees are all under the footprints of improvements. Sixteen trees will be saved in the critical area. k. Explanation of any land to be dedicated to the City: The Applicant proposes a 23-foot right-of-way dedication along the southern property line (NE 36th Street) and a 2.5-foot right-of-way dedication along the eastern boundary (Lincoln Avenue). l. For shoreline applications only: Not applicable. The subject site is not a shoreline property. m. The proposed number, size, and density of the new lots, for subdivision applications only: The Applicant is proposing a 5-Lot Short Plat with lots varying in size from 6,036 square feet to 7,690 square feet. The existing single-family residence is proposed to be removed. Lots 1 and 2 are proposed to be along the northern boundary of lot on the eastern side – the furthermost eastern of those two lots (Lot 1) would gain access via Lincoln Avenue. The three remaining lots are proposed to be just to the south, abutting the two northern lots. The project proposes access for Lots 3 and 4 to be via the improved NE 36th Street to the south of the property. Lot 2 & 5 will gain access from NE 36th Street via a joint-use drive. A fire turnaround is proposed at the end of the improved roadway.