HomeMy WebLinkAboutPN_Project_Narrative_10302020_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
Project Narrative
a. Project name, size and location of site:
The Mangat Short Plat is located at 1415 North 24th Street, Renton, WA 98056. The site is identified by
tax parcel # 334450-0234 and is 0.49 acres (21,412 square feet) in size. The parcel is legally described as
follows:
TAX PARCEL 334450-0234
THE WEST 139 FEET OF THE EAST 493 FEET OF TRACT 332, C.E. HILLMAN’S LAKE WASHINGTON GARDEN
OF EDEN DIVISION NUMBER 5, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS,
PAGE 83, RECORDS OF KING COUNTY AUDITOR;
SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON.
b. Zoning designation of the site and adjacent properties:
The project site is zoned Residential-6 (R-6). The Renton Comprehensive Plan designation is Residential
Medium Density (RMD) for the project site and surrounding properties. The R-6 zone allows a range of
three (3) to six (6) dwelling units per net acre. All properties immediately surrounding the project site are
also zoned R-6.
c. Current use of the site and any existing improvements:
The project site’s present use is a single-family residential dwelling unit. Existing improvements to the lot
are consistent with those associated with a SFR (driveways, utility connections and/or onsite septic
systems, clearing/landscaping, etc.). The existing dwelling unit and improvements are proposed for
removal and/or replacement.
d. Special site features:
The site slopes gently downward from northeast to southwest at magnitudes of 4% to 8% and relief of
about 10’. There are locally steeper slopes further southwest and downgradient of the property. These
slopes have magnitudes of 15% to 30%. The site has average territorial and Lake Washington views.
e. Statement addressing soil type and drainage conditions:
Soil type per the United States Department of Agriculture NRSC website is Indianola loamy sand (InC).
f. Proposed use of the property and scope of the proposed development (height, SF, lot coverage,
parking access, etc.):
The Mangat Preliminary Short Plat proposes a total of two (2) residential lots, within 0.49 acres (21,412
square feet). The dwelling unit specifics are yet to be determined. Per RMC 4-2-110A, maximum building
coverage not to exceed 40% and total impervious area not to exceed 55%.
Mangat Short Plat
Project Narrative – Preliminary Short Plat
10-30-2020
Page 2 of 2
g. Proposed off-site improvements (installation of sidewalks, fire hydrants, sewer main, etc.):
The project’s frontage improvements along N 24th Street include an 8-foot planter strip and a 5-foot
sidewalk. The Landscape Plan, provided by Jeff Varley at Varley Varley Varley, includes the planting of
three (3) street trees in the planter strip. The applicant is also proposing to improve the existing
intersection of N 24th Street and Meadow Avenue N through a modification request to allow a
hammerhead turnaround instead of the cul-de-sac requirement of RMC 4-6-060.H(2).
h. Total estimated construction cost and estimated fair market value of the proposed project:
The Applicant is estimating a project value of approximately $700,000.
i. Estimated quantities and type of materials involved if any fill or excavation is proposed:
To be determined.
j. Number, type and size of the trees to be removed:
Per the Arborist Report prepared by Bob Layton at Layton Tree Consulting, LLC, the subject site has a total
of seven (7) significant trees. Two (2) are proposed to be retained and five (5) trees are proposed to be
removed. The trees to be removed are: an apple tree (14 DBH, 16-feet in height, fair condition), a cherry
plum tree (16,14 (21) DBH, 28-feet in height, poor condition), a Norway maple tree (31 DBH, 60-feet in
height, good condition), two Siberian elm trees (36 and 23 DBH respectively, 74-feet and 53-feet in height
and both in fair condition). RMC 4-4-130-D requires two (2) significant trees to be retained per 5,000
square feet. The Landscape Plan includes six (6) proposed trees to be planted in the onsite landscaping to
meet the code requirement.
k. Explanation of any land to be dedicated to the City:
The proposed dedication to the City of Renton is 11.5’, totaling 1,599 square feet.
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 Mangat Preliminary Short Plat is proposing to subdivide the subject site into two (2) residential lots.
Lot 1 is proposed to be 10,277 square feet and Lot 2 is 9,536 square feet. The proposed residential density
is 4.4 dwelling units per acre.