HomeMy WebLinkAboutJ_Modification_Request_street_251202_v1
Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 108 East 2nd Street, Cle Elum, WA 98922
Phone: (425) 392-0250 Fax: (425) 391-3055 Phone: (509) 674-7433 Fax: (509) 674-7419
www.EncompassES.net
Date: December 2, 2025
To: City of Renton – Department of Community and Economic Development
From: Encompass Engineering & Surveying on behalf of JK Monarch LLC
Re: Street Modification Criteria, Lincoln Peak Short Plat, LUA
_____________________________________________________________________________________
In addition to the narrative submitted with the exemption request, responses to the following criteria are
provided below.
Modification Request: The applicant will dedicate a 23-foot wide section of land to serve as right of way
for NE 36th Street. The ROW dedication will be the entire length of the south property line of the proposed
development. A half street improvement of NE 36th St is proposed from the intersection with Lincoln Ave
NE to the west end of the hammerhead leg which is approximately 197 feet to the west. Our modification
request is to terminate the frontage improvements at this point to preserve the integrity of the critical
areas and buffers located west of the hammerhead and to avoid substantial disturbance in the steep slope
extending the road to the west property line as required by code.
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;
Per the Comprehensive Plan Land Use Designation Map, the project is within RMD- Residential
Medium Density. This project will create single-family residential lots which are consistent with
those created in the vicinity from the Stafford Crest Subdivision to the south and east and
Carpenter Short plat to the north. Furthermore, the project falls in line with Renton’s Land use
goal to “meet and exceed Renton’s targets for housing” by adding four additional single-family
residences on a large lot that was under utilized.
Per the Community Planning Areas Map, the project is within the Kennydale planning area. This
project meets the community planning goal to “assure sensible growth and development,
consistent with the Comprehensive Plan.” This project will create single family lots consistent with
the surrounding community by redeveloping a large lot with only one residence which fulfills
Policy LU-3 to “Encourage infill development with a variety of housing types to meet growth
targets and provide a greater variety of housing options.” The proposed development also aligns
with Goal LU-I, which supports infill development in low and moderate density residential
City of Renton – Department of Community and Economic Development
Lincoln Peak Short Plat Street Modification Request
12/02/2025
Page | 2
neighborhoods and allowing development of new detached housing on land outside of the City
Center. As infill development on a lot constrained by steep slopes and wetland buffers, we are
looking at ways to create this additional density without unnecessary impact by road and frontage
improvements within the critical areas on the west side of the property. Without this
modification, the impact and costs of extending a dead end road into the buffer, would far surpass
the public benefit of extending the road to the west property line.
b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment
The existing right of way is currently unimproved and used as a driveway access for the single
family on the subject site. The existing home also projects into this right of way area. To the south
of the right of way are 3-lots. The lot farthest west is owned by City of Renton and is undeveloped
and primarily covered by wetland and buffer. The middle lot is a community garden and then at
the east corner is a single-family home. Our proposed half street improvements would provide
safe and functional access to our proposed short plat as well as access to the community garden
and city lot if necessary. The house at the corner accesses Lincoln Ave. The frontage
improvements would also be aesthetically pleasing to the houses fronting the improved street.
There is no public benefit to extend the road further to the west as there are no lots being
accessed in this area and the slope drops about 120 feet in elevation from the top of the slope on
NE 36th St down to where it intersects with Jones Ave. The likelihood of a road ever being
continued down this steep slope is basically non-existent as it would be extremely costly and
unsafe and there is no public benefit.
c. Will not create substantial adverse impacts to other property(ies) in the vicinity
The proposed frontage improvements will provide benefit to the new proposed homes as well as
providing safe access to people that are using the community garden. Terminating the
improvements before the steep slope and wetland buffers protects the critical areas and the
environment for other properties in the area. There are no adverse impacts to other properties
in the area only an improvement to the current conditions without the negative impact
encroaching into the critical areas.
d. Conforms to the intent and purpose of the Code
The intent of code in 4-6-060.F.3 is to assure that all portions of property abutting right of way is
improved to set standards so that it provides safe and reasonable access to all abutting properties
and so that future improvements for other properties can be connected in the future. The
proposed road length does provide access to all fronting lots on the subject site as well as property
to the south which is the intent of the code. Due to the steep slopes to the west, it is extremely
City of Renton – Department of Community and Economic Development
Lincoln Peak Short Plat Street Modification Request
12/02/2025
Page | 3
unlikely that the lots to the west will ever do further improvement. The lot directly west of our
project site has access to a private road at it’s north property line. The vacant lot to the south is
owned by the city and mostly encumbered by a wetland. This parcel is likely being protected as
critical area and will never be developed. There are no other properties to the west to necessitate
extending the road to the west property line as no development will occur in the steep slopes.
e. Can be shown to be justified and required for the use and situation intended
We feel that we have provided ample justification for terminating the frontage improvements at
the west edge of the hammerhead. Not only does it protect the critical areas to the west, but it
still assures that the lots fronting on NE 36th St are more than adequately served. Extending the
road and sidewalks another 100 feet to the west provides no measurable benefit, would be
financially impactful and would require disturbance into both steep slopes and wetland buffer.
Sincerely,
Encompass Engineering and Surveying, Inc.
Sam Salo, PE
Project Engineer