HomeMy WebLinkAboutPN_ Narrative 8'1'23
12815 NE 126th Place, Kirkland, Washington 98034 T.425.747.3177 E-Mail: jasonb@mlarch.com
Planning Division
Department of Community and Economic Development
City of Renton
1055 South Grady Way, 6th Floor
Renton, WA 98057
August 1, 2023,
RE: PSUB 22-000237 Jackson Short Plat:
Project Narrative for Jackson Short Plat
2223 NE 23rd Street, Renton, WA 98056
This project involves a single parcel of approximately .24 acres (10,556sf). The parcel is located in the R-
8 zone and currently has one single-family residence on site. The King County Tax parcel number is
034570-0180 and the project is situated in the northern end of the City of Renton. It is located within
the Northeast quarter of Section 5, Township 23 North, Range 5 East, W. M. The site is bounded on the
north, east, south and west sides by single family residential lots. The site is bounded to the northwest
by Camas Avenue NE and NE 23rd Street. The site is bounded to the southeast by NE 22nd Street. The
proposal is to create two single-family residential lots from the existing parcel. Access to the northern
lot, Lot A, is existing and will remain from NE 23rd St. Access to the southern parcel, Lot B, will be from
NE 22nd Street via the existing street frontage. The Land Use permit required for this new parcel will be
the Short Plat permit.
The soils on the site are composed of Alderwood (AgC) fine sand and sandy loam per the King County
Soil Survey. This type of soil is designated by King County as Type C soil. See attached Drainage
Assessment by Mark Rigos, P.E.
The site is relatively flat with average grade of 1-2 percent. There are no steep slopes on the site. The
surface water flows from the Southeast to the Northwest. The existing utilities on NE 23 rd St for water,
sewer, gas, and electricity will remain for Lot A. Lot B sewer will be served from the existing sewer main
located along the NE property line. New connections to water, electricity, and gas utilities will be made
to Lot B from the existing utilities located on NE 22 nd Street.
The proposed development of the property in considered as an “infill” project and it is located within
the R-8 residential zone as designated by the City of Renton. R-8 zone allows for a minimum lot size of
5000 square feet and a maximum density of 8 dwelling units per acre. By the numbers, dividing 43,560sf
(1acre) by 5000sf yields an actual density of 8.712 units per acre. Therefore single-family lots meeting
the minimum size of 5000sf will yield an actual density of 8.712 units/ac which is greater than 8.0
units/ac. The proposed short plat has an area of 10,556 sf and has two lots which exceed the minimum
size of 5000sf per lot. The proposed average lot density of 8.25 units per acre, which is less than 8.712
units/ac.
12815 NE 126th Place, Kirkland, Washington 98034 T.425.747.3177 E-Mail: jasonb@mlarch.com
Estimated grading excavation is 45 CY and estimated fill is 45 CY.
There are 13 trees scattered over the site, particularly on the eastern portion of Lot B. Nine of the trees
will be removed. The remaining four trees provide the required number of trees. Measures will be
taken per the attached Tree Report and TSEC plan to protect the remaining trees. In addition, new trees
and landscaping will be provided per the attached Landscape plan.
The proposed 2-story, single-family residence on Lot B has 3-bedrooms, a 2-car garage, and 2471 sf of
total area. A summary of criteria per Table 4-2-110A of RMC is shown below for Lot A and Lot B.
R-8 Criteria Allowed Proposed Notes___________________________
Minimum Lot Size 5000 sf
Lot A 5151 sf
Lot B 5406 sf
Maximum Density 8 u/ac Actual density: 43560/5000= 8.712 u/ac
Lot A 8.46 u/ac =43560/5151
Lot B 8.05 u/ac =43560/5406
Lot A + B 8.25 u/ac =2(43560/10556)
Minimum Lot width 50 ft
Lot A 59.83 ft
Lot B 73.656 ft
Minimum Lot Depth 80 ft
Lot A 87.125 ft
Lot B 120.83 ft
Minimum Front yard 20 ft
Lot A 21.66 ft
Lot B 24 ft (24 ft required at garage per
RMC 4-2-110E 39.b)
Porches allowed to project 8ft into front setback per RMC 4-
2-110E 4e. Roofs and awnings may project up to 5ft into
required setbacks and no more extend no wider than 3ft
either side of the entry (RMC 4-2-110E 4.f.i).
Minimum Rear Yard 25 ft
Lot A 25.33 ft
Lot B 25.458 ft RMC 4-11-250 Yard Requirement C.
For irregularly shaped lots, the rear yard shall be measured
from an imaginary line at least fifteen feet (15’) in length
located entirely within the lot and farthest removed and
parallel to the front line or its tangent.
Minimum side Yard 5 ft
Lot A 8.10 ft
Lot B 5 ft
Maximum building Coverage 50%
Lot A 1868 sf = 36.3%
Lot B 1014 sf = 19.7%
12815 NE 126th Place, Kirkland, Washington 98034 T.425.747.3177 E-Mail: jasonb@mlarch.com
Maximum Impervious Surface 65%
Lot A 1631 sf = 32% Existing
Lot B 2887 sf = 53%
Maximum Stories 2
Lot A 2 Existing
Lot B 2
Maximum Wall Plate 24 ft
Lot A 17.75 ft Existing
Lot B 20.5 ft
Off-site improvements are limited to NE 22nd Street and consist of the installation of a new emergency
vehicle hammerhead turn-around with the existing Right of Way, connection to the existing catch basin,
and extension of gas, water, and electricity to the site.
The estimated cost of construction of the proposed short plat will be approximately $175,000. This cost
includes grading, rockery construction, TESC measures, storm water detention, installation of utilities to
Lot B, and work within the ROW.
Prepared by:
Jason Beagle
Merrick Lentz Architect
12815 NE 126th Place
Kirkland, WA 98034