HomeMy WebLinkAboutC_Comment_Response_Letter_260422_v1
Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 165 NE Juniper St., Ste 201 Cle Elum, WA 98922
Phone: (425) 392-0250 Phone: (509) 674-7433
www.EncompassES.net
April 22nd, 2026
City of Renton
Attn: Review Team
1055 S Grady Way
Renton, WA 98057
Subject: “On Hold” Notice – Lincoln Peak Short Plat / LUA25-000433, ECF, SPHL-A, MOD
In response to your comments, we have revised our submittal documents as requested. The city
comments are provided in italics with a detailed response provided in bold below.
Planning
1. Within the Preliminary Tree Protection Plan, please include where the tree plantings are
proposed to be located, and show the location of all the trees included in the list of trees. Trees
located within a public right-of-way and shared driveways do not count towards tree retention
standards.
Response: The arborist report and the landscaping plan have both been updated. The
arborist has revised the tree assessment based on now having the survey and civil plan.
Trees in and out of the ROW are clearly noted now and tree protection is shown on the plan.
The civil plans (survey, TESC) have been updated to be consistent with the arborist report.
The landscape plan has been revised to show tree replanting on site and not in the ROW.
2. Please update the Wetland Stream Reconnaissance to include the specific habitat score.
Response: The wetland stream reconnaissance report has been revised, see the January 30,
2026 version in this submittal.
Property Services
1. Property is currently owned by Thomas Earl Carpenter III and application notes property owner
is Entitle Fund Five LLC – please provide copy of recorded deed and updated title report.
Additionally, provide signature authority (Sheet 1 of 3).
Response: We have included a copy of the Purchase and Sale agreement for the property.
The property owner (Thomas E Carpenter) is under contract with JKM Holdings and/or
assigns for the sale of this property. Trumark Homes recently acquired JKM Holdings and its
assigns and is now listed as the purchaser for this project site. While under contract, the
City of Renton
Lincoln Peak Short Plat
04/22/2026
Page | 2
seller/owner (Thomas E Carpenter) agrees to assist the buyer in the submission of required
applications and other materials (see pg.9, #4 of PDF). We will list the owner as Thomas Earl
Carpenter on the plat plans, but the current owner has given Trumark Homes Washington,
LLC and Encompass Engineering & Surveying authorization to act as his agents. There is a
letter dated 4/9/2026 indicating this authorization.
2. Please update the property information for the correct property within the site data on the
preliminary short plat map (Sheet 1 of 3).
Response: The Site Data on Sheet 1 of the preliminary short plat map has been revised to
show the correct property information.
3. Please correct the street names on the preliminary short plat map (Sheet 2 of 3).
Response: The street names have been revised on Sheet 2 of the preliminary short plat map
to show the correct street names.
4. The title report for the wrong property was submitted. Please submit the title report for the
correct property.
Response: The correct title report was submitted. The title report is for 3601 Lincoln Ave
NE, parcel # 334570-0230. JKM which is now Trumark is currently under contract to
purchase the property, but the sale is contingent on land use approvals. We are
resubmitting the previous title report for your review.
Engineering
1. Per our field visit at approximately 10:00 am on January 14, 2026, we observed that Lincoln
Ave NE fronting the project site is a crested road, the western portion the pavement slopes to
the west, and the runoff will be running northwest toward the property. Therefore, the project
site and the western portion of Lincoln Ave NE fronting the site belong to the May Creek basin.
However, the submitted Technical Information Report (TIR) within the land use application
prepared by Encompass Engineering & Surveying, Inc. dated November 12th, 2025, depicts that
the stormwater runoff from the proposed development will be routed into two different
basins: Basin 1 of 1.194 Acre, Basin 2 of 0.046 Acre, which does not meet Core Requirement
#1 of discharge at the natural location per 2022 RSWDM. In addition, separate the basin into
two (2) separate threshold discharge area (TDA) will require a storm drainage adjustment
meeting the requirements set forth in Section 1.4 of the 2022 RSWDM, and needs to be
reviewed and approved by City of Renton.
Response: A storm drainage adjustment has been prepared relating to Core Requirement
#1 that meets the requirements set forth in Section 1.4 of the 2022 RSWDM. This
adjustment has been included with the resubmittal.
City of Renton
Lincoln Peak Short Plat
04/22/2026
Page | 3
2. Per City of Renton Ordinance No. 6162 dated July 7, 2025, to meet the City’s complete street
standards for Residential Access streets, a minimum ROW width of 60 feet is required. Per
RMC 4-6-060, half street improvements as taken from the ROW centerline will be required and
include a minimum 16-foot paved road, 0.5 feet of cub and gutter, an 8-foot planting strip,
and 5-foot sidewalk, 0.5-foot clearance space, street trees and storm drainage improvements.
a. The existing Lincoln Avenue NE paved roadway width adjacent to the site is approximately
24-ft to 32-ft and does not align with the street centerline. The required roadway section
for Lincoln Avenue NE shall be consistent with the required roadway section for the
Carpenter Short Plat (LUA14-001200) located to the north of this site. Street
improvements shall include a minimum 20-foot paved road, 0.5 feet of cub and gutter, an
8-foot planting strip, and 5-foot sidewalk, street trees and storm drainage improvements.
However, the provide street section per the preliminary engineering plan only depicts a 5-
foot planter stirp, a 5-foot sidewalk, and no clearance space is provided. Additional ROW
dedication will be required to accommodate the street section described above.
Response: The proposed ROW improvements along Lincoln Avenue NE have been revised
to depict 22 feet of paving, a 0.5-foot curb and gutter, an 8-foot planter strip, a 5-foot
sidewalk, and 0.5’ clearance space as requested.
b. For NE 36th Street of a residential access street, the provide street section per the
preliminary engineering plan only depicts a 53-foot ROW with 23-foot ROW dedication,
an 8-foot planter stirp, a 5-foot sidewalk, and no clearance space is provided. Additional
ROW dedication will be required to accommodate the 60-foot street section described
above.
Response: During the previous meeting with Yong Qi to discuss the “On Hold” Notice
comments, it was established that NE 36th Street may be considered as a “Limited
Residential Access” instead of a “Residential Access”. As the land bordering the western
side of the project site includes steep slopes/erosion hazard/landslide hazard areas, future
improvements to NE 36th Street are not feasible in the western direction. Therefore, a 53-
foot ROW may be proposed to comply with the “Limited Residential Access” standards.
If you have any questions, please email me at ssalo@encompasses.net or call me at (425) 961-2170.
Sincerely,
Encompass Engineering and Surveying, Inc.
Sam Salo
Professional Engineer