HomeMy WebLinkAboutRS_Segale_ Upper_Balch_ROW_Waiver _Memorandum_250602_v1
520 Kirkland Way, Suite 100, Kirkland, WA 98033
(425) 889-6747 www.tenw.com
MEMORANDUM
DATE: June 2, 2026
TO: Mike Pruett
Segale Properties
FROM: Jeff Schramm / Curtis Chin, P.E.
TENW
SUBJECT: Request Modification & Waiver of Right-of-Way Dedication on Monroe Ave NE for the
Segale Upper Balch Site (Renton, WA)
TENW Project No. 2026-097
This memorandum documents a request and support for a Modification to City road standards and a
Waiver to right-of-way dedication related to the proposed Segale Upper Balch Rezone project located at
301 Monroe Ave NE.
The request is to maintain the existing right-of-way and street section along the property frontage of
Monroe Ave NE based on the Decision Criteria established in City of Renton Municipal Code sections 4-9-
250(C)(5) and 4-9-250(D)(2).
Project Description
The Segale Upper Balch Rezone property is located at 301 Monroe Ave NE in Renton, WA. The project
proposal includes a rezone of the 14.44-acre property from the current Residential-10 (R-10) zone
designation to Residential-14 (R-14) zone designation. Based on the City’s Pre-Application Comments (PRE
18-000655), frontage improvements and right of way dedication consistent with City code and road
standards would be required along the property frontage on the west side of Monroe Ave NE.
Modification & ROW Waiver
Segale Upper Balch Rezone (Renton, WA)
June 2, 2026
Page 2
Existing Conditions
The City’s Comprehensive Plan (Transportation chapter) identifies Monroe Ave NE as a Neighborhood
Collector Arterial, which requires a total ROW width of 94 feet, and assumes a half-street ROW of 47 feet.
With new residential development proposed on the west portion of Monroe Ave NE, an additional 17 feet
of dedication is required to meet current City roadway standards based on the existing 60-foot ROW.
The minimum paved roadway width for a Neighborhood Collector Arterial with 3 lanes is 41 feet, with a
section that consists of two 10-foot travel lanes, 11-foot center left-turn lanes, and two 5-foot bike lanes.
For this street classification, half street frontage requires an 8-foot parking lane, 0.5-foot curb, 8-foot
planter strip, and 8-foot sidewalk, along with 2 feet of clear space behind the sidewalk; this results in a
half-street ROW requirement of 47 feet.
Based on King County Parcel Records and field verification by TENW, Monroe Ave NE north of the site
currently has an available ROW width of 60-feet, with four 11-foot lanes, as well as 0.5-foot curb, 2.5-foot
landscape strip, and 5-foot sidewalks on both sides. Adjacent to the site, Monroe Ave NE has a 60-foot
ROW with an existing 0.5-foot curb but no landscape strip or parking. The east side of Monroe Ave NE,
adjacent to the cemetery, includes curb, 2.5-foot landscape strip and a 5-foot sidewalk.
Decision Criteria for Modification
A Modification is requested consistent with City code section 4-9-250(A)(3) to modify a Code requirement
when there are practical difficulties involved in carrying out the provisions of this Title when a special
individual reason makes the strict letter of this Code impractical.
The Decision Criteria for a Modification from standards allows the Department Administrator to grant a
Modification for individual cases, provided that a specific reason makes the strict letter of this Code
impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan
is met, and that the modification is in conformity with the intent and purpose of this Code. The specific
criteria for a Modification includes:
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;
b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment;
c. Will not create substantial adverse impacts to other property(ies) in the vicinity;
d. Conforms to the intent and purpose of the Code; and
e. Can be shown to be justified and required for the use and situation intended.
Specifically, criteria items a., b., and e. would allow the Department Administrator to allow a modification
to Monroe Ave NE based on the Justification section on the next page.
Decision Criteria for Waiver
A Waiver is requested consistent with City code section 4-9-250(C) and sub-section 2. where the City
Administrator may grant waiver of the installation of street improvements subject to the determination
that there is reasonable justification for such waiver. The decision criteria for a Waiver of street
improvements includes:
a. Required street improvements would have a negative impact on other properties.
Modification & ROW Waiver
Segale Upper Balch Rezone (Renton, WA)
June 2, 2026
Page 3
b. In no case shall a waiver be granted unless it is shown that there will be a de minimis effect on the
public health, safety or welfare if the improvements are not installed, and that the improvements
are not needed for current or anticipated development.
c. Required street improvements will alter an existing wetlands or stream, or have a negative impact
on a shoreline’s area.
d. Required improvements will be installed as part of a City project, as identified in the City’s
Transportation Improvement Program or similar documentation as determined by the
Administrator.
e. Existing steep topography would make required street improvements infeasible.
Specifically criteria item b. would allow the City’s Department Administrator to allow the waiver of the
required right-of-way because the improvements are not needed for current or anticipated development.
This is further explained in the Justification section next.
Justification for Modification and Waiver
Justification for a Modification from standard roadway improvements and a Waiver of ROW dedication
along the Monroe Ave NE project frontage are described in this section. Several of the decision criteria
are addressed below to justify a Modification from standard roadway improvements.
Roadway Classification
While the City’s Comprehensive Plan identifies Monroe Ave NE south of NE 4th Street as a Neighborhood
Collector Arterial, the road has no future connections to City roadways and serves property that is mostly
developed. As a result, a lower road classification is justified.
To estimate future traffic on Monroe Ave NE, existing average daily traffic (ADT) were collected on Monroe
Ave NE along the project frontage (72-hours May 5-7); also provided in Attachment A. Future traffic with
the proposed R-14 zoning was added to the existing traffic data to estimate a future estimate of 2,736
ADT.
Table 1
ADT Summary on Monroe Ave NE
Average Daily Traffic (ADT)
2026 Existing
Additional
Project Trips1
Total Trips With Proposed
R-14 Zoning
1,414 1,322 2,736
Note:
1. Based on 202 attached dwelling units and ITE Trip Generation Manual, 12th edition LUC 215.
The City’s minimum road design standards for a Neighborhood Collector Arterial anticipates up to 14,000
ADT. In comparison, the City’s road design standards for Commercial Mixed Use and Residential Access
roads is up to 3,000 ADT. The anticipated 2,736 ADT forecast on Monroe Ave NE with trips from future
development under the proposed R-14 Zoning is less than 3,000 ADT. The anticipated future ADT indicates
the current functional classification is not justified. Monroe Ave NE would be more appropriately classified
as a Commercial Mixed Use or Residential Access road.
The proposed Modification is to maintain the existing road section for Monroe Ave NE which will
accommodate the projection of less than 3,000 ADT; and the existing road section will accommodate the
City’s Comprehensive Plan and minimum roadway design standards, which are described next.
Modification & ROW Waiver
Segale Upper Balch Rezone (Renton, WA)
June 2, 2026
Page 4
Roadway Function
The City’s minimum paved roadway width for a Neighborhood Collector Arterial with 3 lanes is 41 feet,
with a section that consists of two 10-foot travel lanes, 11-foot center left-turn lanes, and two 5-foot bike
lanes.
The current paved road roadway width of Monroe Ave NE is 44 feet which includes four 11-foot travel
lanes. South of NE 4th Street, Monroe Ave NE includes a 0.5-foot curb, 2.5-foot landscape strip, and 5-foot
sidewalk on both sides. As part of the proposed Modification, the following is proposed to maintain the
existing 44-foot roadway section and existing 30-foot half-street right-of-way:
• Maintain existing 44-foot paved road section with 0.5 foot curb on both sides,
• Exclude on-street parking,
• Reduce landscape strip width to 2.5 feet (consistent with parcels to the north and on east side
adjacent to cemetery),
• Add new 5 foot sidewalk on west side.
The proposed Modification would maintain the existing 44-foot road pavement section, and still meet the
objectives and safety, function, appearance, environmental protection and maintainability intended by the
City Code requirements.
Waiver of ROW for Monroe Ave
Criteria item b. in the City’s Decision Criteria for a Waiver of street improvements allows a waiver of the
required right-of-way because street improvements are not needed for current or anticipated
development.
As described previously, street improvements are not needed on Monroe Ave NE to maintain the
minimum 41-foot road section, and the current 44-foot road section is sufficient to accommodate the
projected average daily traffic (ADT) forecasts. The existing 30-foot half-street ROW is adequate to
maintain the existing road section as well as the proposed 2.5-foot landscape strip and 5-foot sidewalk on
the west side. Thus, a Waiver is requested for the city to waive the requirement for additional right-of-way
dedication.
Conclusion
The proposed Modification would maintain the existing 44-foot road pavement section on Monroe Ave
NE, and still meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the City Code requirements.
A Waiver is proposed to exclude any additional right-of-way dedication since the existing 44-foot wide
road section on Monroe Ave NE can be accommodated within the existing 30-foot half-street frontage
while also adding a 2.5-foot landscape strip and 5-foot sidewalk on the west side.
Attachments: A – Monroe Ave NE Existing 2026 Average Daily Traffic
ATTACHMENT A
Monroe Ave NE Existing 2026 Average Daily Traffic
Site Description:MONROE AVE NE N.O. CEMETERY RD
Site Number:1
Start Date:
End Date:
1
NB SB Total NB SB Total NB SB Total NB SB Total NB SB Total NB SB Total NB SB Total NB SB NB SB NB SB
12:00 AM ---4 4 8 3 2 5 2 1 3 ---------3 2 ----
1:00 AM ---8 6 14 6 2 8 2 2 4 ---------5 3 ----
2:00 AM ---5 7 12 4 5 9 5 9 14 ---------5 7 ----
3:00 AM ---7 5 12 5 1 6 6 2 8 ---------6 3 ----
4:00 AM ---2 14 16 2 16 18 2 14 16 ---------2 15 ----
5:00 AM ---9 82 91 10 86 96 9 86 95 ---------9 85 ----
6:00 AM ---33 45 78 30 43 73 33 38 71 ---------32 42 ----
7:00 AM ---40 44 84 36 30 66 35 54 89 ---------37 43 ----
8:00 AM ---37 47 84 33 58 91 28 86 114 ---------33 64 ----
9:00 AM ---31 64 95 49 46 95 35 53 88 ---------38 54 ----
10:00 AM ---44 56 100 42 64 106 54 62 116 ---------47 61 ----
11:00 AM ---54 63 117 73 46 119 48 49 97 ---------58 53 ----
12:00 PM ---91 59 150 63 52 115 74 58 132 ---------76 56 ----
1:00 PM ---48 47 95 30 39 69 44 54 98 ---------41 47 ----
2:00 PM ---57 42 99 67 56 123 125 56 181 ---------83 51 ----
3:00 PM ---43 43 86 55 35 90 54 46 100 ---------51 41 ----
4:00 PM ---108 16 124 100 17 117 118 19 137 ---------109 17 ----
5:00 PM ---27 10 37 23 9 32 36 13 49 ---------29 11 ----
6:00 PM ---8 11 19 9 11 20 14 13 27 ---------10 12 ----
7:00 PM ---12 7 19 17 14 31 20 14 34 ---------16 12 ----
8:00 PM ---8 10 18 6 6 12 7 10 17 ---------7 9 ----
9:00 PM ---5 5 10 9 7 16 5 3 8 ---------6 5 ----
10:00 PM ---5 3 8 8 5 13 3 5 8 ---------5 4 ----
11:00 PM ---4 2 6 8 5 13 9 4 13 ---------7 4 ----
6:00 AM - 9:00 AM ---110 136 246 99 131 230 96 178 274 ---------102 148 ----
3:00 PM - 6:00 PM ---178 69 247 178 61 239 208 78 286 ---------188 69 ----
6:00 AM - 7:00 PM ---621 547 1168 610 506 1116 698 601 1299 ---------643 551 ----
12:00 AM - 12:00 AM ---690 692 1382 688 655 1343 768 751 1519 ---------715 699 ----
Percent ---49.9%50.1%100.0%51.2%48.8%100.0%50.6%49.4%100.0%---------50.6%49.4%----
AM Peak --11:00 AM 12:00 PM 11:00 AM 12:00 PM 10:00 AM 11:00 AM ------
PM Peak --12:00 PM 1:00 PM 2:00 PM 3:00 PM 2:00 PM 3:00 PM ------
5/10/26 Tue-Thu Mon-Fri Mon-Sun5/11/26 5/5/26 5/6/26 5/7/26 5/8/26 5/9/26
7 Day Avg
Vehicle Volume Report - Hourly
05/05/2026
05/07/2026
Time
Monday Tuesday Wednesday Thursday Friday Saturday Sunday 3 Day Avg 5 Day Avg
0
20
40
60
80
100
120
140
Northbound / Eastbound
Monday Tuesday Wednesday Thursday Friday Saturday Sunday
0
10
20
30
40
50
60
70
80
90
100
Southbound / Westbound
Monday Tuesday Wednesday Thursday Friday Saturday Sunday
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