HomeMy WebLinkAboutPRE_Renton-COMM-PreAPPL MTNG-2017-04-06PREAPPLICATION MEETING FOR
Vandermay Preliminary Plat
2611 Union Ave NE
PRE17-000149
CITY OF RENTON
Department of Community & Economic Development
Planning Division
April 6, 2017
Contact Information:
Planner: Matthew Herrera, 425.430.6593
Public Works Plan Reviewer: Ian Fitz-James, 425.430.7288
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Building Department Reviewer: Craig Burnell, 425.430.7290
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
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SCANN
E
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Fire & Emergency Services
Department
M E M O R A N D U M
DATE:
TO:
FROM:
SUBJECT:(Vandermay Plat) PRE17-000149
Matt Herrera, Senior Planner
4/4/2017 12:00:00AM
Corey Thomas, Plan Review/Inspector
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet
(including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow
would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two
hydrants if the fire flow goes up to 1,500 gpm.
2. The fire impact fees are applicable at the rate of $718.56 per single family unit. This fee is paid at building
permit issuance. Credit will be granted for the removal of the one existing home.
3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with
25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton
vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. An approved
turnaround is required for all dead end streets exceeding 150-feet in length. Maximum grade is 15%. Per city
ordinance, all homes on dead end streets that exceed 500-feet, up to 700-feet long, require all homes to be
equipped with an approved fire sprinkler system. Dead end streets that exceed 700-feet long are not allowed,
approved secondary access roadways shall be provided.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 6, 2017
TO: Matt Herrera, Senior Planner
FROM: Ian Fitz-James, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for Vandermay Plat
PRE 16-000149
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official City decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review of the application for Vandermay Plat. The address of the site is
2611 Union Avenue NE. The King County Parcel Number is 0423059142. The applicant is proposing to
subdivide the lots into 26 single family lots with tracts for drainage and open space. All existing
structures on the parcels will be removed.
WATER COMMENTS
1. Water service is provided by the City of Renton. The site is in the Highlands service area in the
565’ hydraulic pressure zone. The approximate static water pressure in Union Avenue NE is 68
psi at an elevation of 408’.
2. There is an existing 12” ductile iron dead end water main east of the site in Union Avenue NE
that can deliver a maximum flowrate of 1,240 gallons per minute (gpm). Reference Project File
WTR2702847 in COR Maps for record drawings. The flow restriction is due to a 300’ section of
8” water main in Union Avenue NE from NE 25th Street to the north property line of Sierra
Heights Elementary School. If this 300’ section of 8” pipe is replaced with a new 12” pipe, the
flowrate of the existing 12” main in Union Avenue NE from of the development will increase to
approximately 3,000 gpm.
3. A new water main will be required within the new internal roadway from the existing 12” main
in Union Avenue NE to the west property line of the subject property. A 15’ utility easement is
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required for the portion of the new water main west of the new internal road. The size of the
internal water main will be a minimum of 8” and up to 12” depending on the fire flow demand
of the new homes to be constructed within the development. The maximum flow rate of the
internal water main will be limited to 1,240 gpm unless the 300’ section of 8” pipe in Union
Avenue NE is replaced with a 12” main as indicated above. Residential buildings that have over
3,600 square feet of gross building areas may have fire flow demand of 1,500 gpm or more.
Please verify with the Renton Regional Fire Authority to determine the preliminary fire flow
demand and size the water main(s) accordingly to provide adequate flow to the new hydrants.
4. A cathodic protection system and pipe casing is required for the portion of the new water main
that will cross over the Olympic Pipe Line’s (OPL) petroleum pipelines and under the overhead
PSE electrical power transmission lines. Permits or consent agreements must be obtained from
OPL and from PSE for the installation of the water main within their easement.
5. Water system improvements shall be designed in accordance with Appendix J of the City’s 2012
Water System Plan. Adequate horizontal and vertical separation between new water mains and
other existing and proposed utilities (sewer lines, storm drains, gas lines, power and
communication ducts) shall be provided for the operation and maintenance of the water main.
Retaining walls, rockeries, or similar structures cannot be installed over the water main unless
the water main is installed inside of a steel casing.
6. Fire hydrants per City standards shall be installed per Renton Regional Fire Authority
requirements. A minimum of one fire hydrant is required within 300’ of proposed homes.
There are two existing fire hydrants located along the eastern frontage of Union Avenue NE.
One is located across from the proposed road (COR Facility ID HYD-NE-00567) and the other is
located at the corner of Union Avenue NE and NE 27th Place (COR Facility ID HYD-NE-00984).
7. Each new lot requires a separate 1” water service. The service line and meter will be installed
by the City of Renton. A pressure reducing valve is required downstream of the meter if water
pressure exceeds 80 PSI at the meter. The 2017 fee to install the service line is $2,850.00. This
fee is payable at construction permit issuance. The 2017 drop-in water meter fee is $400.00 for
a 3/4-inch meter or $460.00 for a 1-inch meter. This fee is payable at building permit issuance.
8. A water easement for future main extension shall be provided to the western site boundary for
future extension of the water main.
9. The development is subject to system development charges (SDCs) for water service. The 2017
water SDC for a lot with a 3/4" or 1” water meter is $3,486.00. SDCs are due at the time of
construction permit issuance.
SEWER COMMENTS
1. Sewer service is provided by the City of Renton. There is an existing 8” PVC sewer running from
south to north in Union Avenue NE east of the site. Reference Project File WWP2702907 in COR
Maps for record drawings. Wastewater in this main continues to flow approximately 300’ north
to a lift station at the northern City boundary.
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2. Each lot shall be served by a sewer main with a minimum diameter of 8”. Sewer mains and
manholes shall be designed and installed in accordance with City and Department of Ecology
standards.
3. Each lot will require an individual sewer service line. The service lines shall be designed and
installed in accordance with the City standards. The service line shall flow by gravity to the main
where possible. The minimum service line size is 6”.
4. If each lot in the development cannot feasibly be served by gravity sewer main and gravity side
sewers further design coordination will be required with the City Plan Reviewer and the City’s
Wastewater Utility Department.
5. The downstream lift station is appropriately sized for this development. No capacity analysis or
modification to the lift station is required.
6. The existing home is served by a private on-site septic system. The septic system shall be
abandoned in accordance with King County Department of Health regulations and Renton
Municipal Code.
7. A sewer easement for future main extension shall be provided to the western site boundary.
8. The development is subject to system development charges (SDCs) for sewer service. The SDC
for sewer service is based on the size of the domestic water service. The 2017 sewer SDC for a
lot with a 3/4" or 1” water meter is $2,540.00 per lot. SDCs are due at the time of construction
permit issuance.
9. The development is located in the Honey Creek Sewer Interceptor Special Assessment District
(SAD). The development is subject to fees related to this SAD. A SAD fee of $250.00 will be
collected for each lot. SAD fees are due at the time of construction permit issuance.
STORM DRAINAGE COMMENTS
1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water
Design Manual will be required.
2. There is no stormwater conveyance system along the project’s Union Avenue NE frontage.
Runoff along the Union Avenue NE frontage is conveyed north by a shallow ditch to the City of
Renton boundary. There is an existing 12” piped storm drain along the eastern frontage of
Union Avenue NE. Reference Project File TED4002907 in COR Maps for record drawings. There
is no on-site drainage system. Drainage from the site either infiltrates or sheet flows north.
Slopes on the site are moderate to steep with the majority of the site sloping at 15% to 25% to
the north. Some portions of the site have slopes that exceed 25%.
3. Refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for
this site. The site falls within the City’s Flow Control Duration Standard (Forested Conditions).
The site falls within the May Creek drainage basin. Drainage plans and a drainage report
complying with the adopted 2017 Renton Surface Water Design Manual (RSWDM) will be
required.
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4. A dispersion trench or flow spreader that mimics existing drainage patterns may be considered
for discharge from the stormwater detention facility in accordance with the discharge
requirements found in Section 1.2.1 of the 2017 RSWDM. Potential downstream issues will
need to be addressed in the TIR.
Per Section 1.2.1, if the 100-year peak discharge is greater than 0.5 cfs for either the existing or
developed conditions, or if a significant adverse impact to downhill properties or drainage
systems is likely, then a conveyance system must be provided to convey the concentrated runoff
across the downstream properties to an acceptable discharge point. Drainage easements for
this conveyance system must be secured from downstream property owners and recorded prior
to engineering plan approval.
5. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site BMPs shall be
evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM.
6. Storm drainage improvements along all public street frontages (new internal site streets and
Union Avenue NE) are required to conform to the City’s street standards. New storm drain shall
be designed and sized in accordance with the standards found in Chapter 4 of the 2017 Renton
Surface Water Design Manual.
7. A Construction Stormwater General Permit from the Washington Department of Ecology is
required as site clearing will exceed one acre.
8. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (infiltration rates),
with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C
shall be included in the report.
9. The development is subject to stormwater system development charges (SDCs). The 2017
stormwater SDC is $1,608.00 per lot. The SDC will be collected for each new lot. SDCs are due
at the time of construction permit issuance.
TRANSPORTATION/STREET COMMENTS
1. The 2017 transportation impact fee is $5,430.85 per single family home. Fees are payable at the
time of building permit issuance for each individual home.
2. All new internal site streets shall be designed in accordance with the residential access street
standards found in RMC 4-6-060. The minimum right of way width for a residential access street
is 53’. The minimum paved roadway width is 26’ which includes 2 – 10’ travel lanes and 1 – 6’
parking lane. A 0.5’ curb, 8’ planter, and 5’ sidewalk are required along both sides of the
roadway. The required intersection turning radius is 25’ when intersecting with another
residential access street and 35’ when intersecting with an arterial street. Street grades shall
not exceed 15%.
3. Union Avenue NE is classified as a minor arterial. Per RMC 4-6-060, the minimum right of way
width for a minor arterial with four lanes is 91’. The existing right of way width is approximately
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60’. The minimum paved roadway width is 54’ consisting of 4 – 11’ travel lanes and 2 – 5’ bike
lanes. A 0.5’ curb, 8’ planter, 8’ sidewalk, and 2’ clear at back of sidewalk are required along
each side of the roadway. A minimum 35’ curb return (turning radius) is required at the
intersection with the new internal site street. A dedication of approximately 15.5’ along the
Union Avenue NE frontage will be required to provide a half street right of way width of 45.5’
4. However, the City’s Transportation Department has determined a modified minor arterial
standard is more appropriate for this portion of Union Avenue NE. The modified minor arterial
standard would require a right of way width of 81’. The paved roadway width required would
be 44’ consisting of 2 – 11’ travel lanes, 1 – 12’ travel lane, and 2 – 5’ bike lanes. A 0.5’ curb, 8’
planter, 8’ sidewalk, and 2’ clear at the back of sidewalk are required along each side of the
roadway. A right of way dedication of approximately 10.5’ along the Union Avenue NE frontage
will be required to provide a half street right of way width of 40.5’. A street modification would
need to be submitted with the site plan submittal to request this modified street standard.
5. A Traffic Impact Analysis (TIA) per City standards is required as estimated vehicular traffic
generated from the proposed development exceeds 20 vehicles per hour during peak travel
periods. The TIA shall be included with the site plan submittal.
6. Street lighting is required along all new internal site streets and along the Union Avenue NE
frontage. Required streetlights shall be per City standards. A street lighting analysis and plan
shall be submitted with the construction permit.
7. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9’ and the maximum
width of a double loaded garage driveway is 16’. If a garage is not present, the maximum
driveway width is 16’. Driveways shall not be closer than 5’ to any property line.
8. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
GENERAL COMMENTS
1. The fees listed are for 2017. The fees that are current at the time of the respective permit
issuance will be levied. Please see the City of Renton website for the current development fee
schedule.
2. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will
require a separate building permit. Structural calculations and plans prepared by a licensed
engineer will be required as part of the building permit review.
3. All civil plans shall conform to the current City of Renton survey and drafting standards. Current
drafting standards can be found on the City of Renton website.
4. A separate plan submittal will be required for a construction permit for utility work and street
improvements. All plans shall be prepared by a licensed Civil Engineer in the State of
Washington.
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5. Please see the City of Renton Development Engineering website for the Construction Permit
Application and Construction Permit Process and Submittal Requirements. Please contact the
City to schedule a construction permit intake meeting.
6. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for
more information.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:April 6, 2017
TO:Pre-Application File No. 17-000149
FROM:Matthew Herrera, Senior Planner
SUBJECT:Vandermay Preliminary Plat – 2611 Union Avenue NE
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant. The applicant is encouraged to review
all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov.
Project Proposal: The subject property is a 13.4 acre site located at 2611 Union Avenue NE. The
north and east property lines are the current Renton city limits with the Potential Annexation
Area of unincorporated King County abutting. The applicant is proposing to subdivide the
property into 26 single-family residential lots with a dead-end residential access. Open space,
buffer, and drainage facility tracts are also included in the subdivision. The western portion of
the property is encumbered with overhead power lines and a 100-foot Puget Sound Energy
(PSE) easement. The Olympic Pipeline also traverses the site within the PSE easement. The
applicant proposes to utilize the cluster development provisions for the R-4 zoning designation,
which allows the use of R-6 lot development standards. The site has a Comprehensive Plan Land
Use Designation of Residential Low Density and a zoning designation of Residential-4 (R-4)
dwelling units per acre (du/ac).
Current Use: The property contains one single family residence. The remaining property is
heavily vegetated with the exception of the western portion within the PSE easement.
Zoning/Density Requirements: The subject property is located within the R-4 zoning
classification. The density allowed in the R-4 zone is a maximum of 4 dwelling units per 1 net
acre. The R-4 designation serves as a transition between rural designation zones and higher
density residential zones. Larger lot subdivisions are preferred; however, “cluster development”
is allowed on sites where open space amenities are created. Cluster development is intended to
be superior in design and siting than that which would normally occur otherwise. While cluster
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developments allow the use of R-6 development standards, the overall density achieved may
not exceed 4 dwelling units per net acre.
Cluster Development: Utilizing the cluster development is allowed in the R-4 zone when at least
30 percent of the site is set aside as open space. The open space is situated within the
subdivision design to act as a visual buffer between lot clusters and other development within
the zone. Open space may be reduced to 20 percent when public access is provided, soft surface
trails are provided within critical areas or their buffers, and the creation of separate tracks for
tree preservation for all areas not dedicated to lots, ROW, or utilities. Cluster development is a
grouping of single family dwellings on small lots designed to include significant open space or
preserve significant natural features
Density: The maximum density for the R-4 zone regardless of clustering is four (4) dwelling units
per net acre. No minimum density is required for the R-4 zone. The area of public and private
streets and critical areas would be deducted from the gross site area to determine the “net” site
area prior to calculating density. In order to calculate the proposed density of the project, any
area of public road, private access easement, and/or critical area dedication must be known.
Based on the submittal’s calculation of 1.6 acres of dedicated public road, the net density for
the 26-lots would be 2.2 dwelling units per net acre, which meets the net density requirements
of the zone.
Development Standards: The project would be subject to RMC 4-2-110A, “Development
Standards for Single Family Zoning Designations” effective at the time of complete application
(noted as “R-4 standards” herein). R-6 standards are also provided.
Standard R-4 R-6 (Cluster)
Min. Lot Size 9,000 square feet 7,000 square feet
Min. Lot Width 70-feet 60-feet
Min. Lot Width (corner lot)80-feet 70-feet
Min. Lot Depth 100-feet 90-feet
Min. Front yard 30-feet (may be reduced to 20-feet
when parking is provided in the rear
yard via public ROW or alley)
25-feet
Min. Rear yard 25-feet 25-feet
Min. Side yard Combined 20-feet with not less than
7.5-feet on either side.
Combined 15 feet with not less
than 5 feet on either side.
Min. Side yard (along street)30-feet 25-feet
Max. Building coverage 35-percent 40-percent
Max. Impervious Surface 50-percent 55-percent
Max. Height 32-feet wall plate and 3 stories.24-feet wall plate and 2 stories
Flag or pipestem lots are not permitted in new subdivisions unless there is difficulty in
achieving minimum density. As there are no minimum density requirements for the R-4 zone,
there use would not be allowed. Several pie shaped lots are proposed in the subdivision.
Please refer to the enclosed Code Interpretation 108 for measuring lot width and depth. These
dimensional standards will be reviewed for compliance with the preliminary plat application.
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Landscaping: Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover. The minimum on-site landscape width required
along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Storm drainage
facilities are required to be screened with a minimum 15-foot perimeter landscaping strip.
Street trees in the ROW planter will also be required. Any additional undeveloped right-of-way
areas shall be landscaped A conceptual landscape plan shall be submitted at the time of
formal land use application.
Significant Tree Retention: A Tree Retention/ Land Clearing (Tree Inventory) Plan, arborist
report, and tree retention worksheet shall be provided with the formal land use application. The
tree retention plan must show preservation of at least 30 percent (30%) of significant trees, and
indicate how proposed building footprints would be sited to accommodate preservation of
significant trees that would be retained. The Administrator may authorize the planting of
replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that
an insufficient number of trees can be retained.
In addition to retaining 30% of existing significant trees, each new lot would be required to
provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected
trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity
within a tree protection tract.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees
on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their
associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen
inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other
significant native evergreen or deciduous trees; and Other significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves
tree removal and land clearing at the City's discretion.
If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch
caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new
trees to replace each protected tree removed. A formal tree retention plan prepared by an
arborist or landscape architect would be reviewed at the time of the Preliminary Plat
application.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this
project, the location must be designated on the landscape plan or grading plan. A fence and/or
wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as
measured by the vertical distance from the bottom of the footing to the finish grade at the top
of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall
unless the total combined height of the retaining wall and the fence does not exceed the
allowed height of a standalone fence. For more information about fences and retaining walls
refer to RMC 4-4-040.
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Retaining wall heights for residential development are limited to 6-feet in height for interior side
yards and rear yards and 4-feet in height front yards and side or rear yards along a street.
Terrace widths must be equal to the wall height and landscaped. Retaining walls shall be
composed of brick, rock, textured or patterned concrete, or other masonry product that
complements the proposed building and site development.
Residential Design Standards - All single family residences would be subject to the Residential
Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of the
Building Permit application for each new lot. The proposed cluster subdivision would be subject
to comply with R-4 Residential Design Standards. Those standards include reducing the aesthetic
impact of garages, minimum size for stoops or porches, and providing architectural modulation,
articulation, and roof forms that represent a variety of homes within the new subdivision.
Hillside Subdivision: If the subject property contains an average slope of 20 percent or in which
any street in the subdivision has grades greater than 15 percent at any point, the following
standards apply:
Application Information - Information concerning the soils, geology, drainage patterns, and
vegetation shall be presented in order to evaluate the drainage, erosion control and slope
stability for site development of the proposed plat. The applicant must demonstrate that the
development of the hillside subdivision will not result in soil erosion and sedimentation,
landslide, slippage, excess surface water runoff, increased costs of building and maintaining
roads and public facilities and increased need for emergency relief and rescue operations.
Grading - Detailed plans for any proposed cut and fill operations shall be submitted. These plans
shall include the angle of slope, contours, compaction, and retaining walls.
Tracts - Areas of the subdivision deemed to be critical areas due to designation as protected
slopes shall be located within a tract or tracts.
Streets - Streets may only have a grade exceeding fifteen percent (15%) if approved by the
Department of Community and Economic Development and the Fire Department. Street widths
may be less than those required in the street standards for streets with grades steeper than
fifteen percent (15%) if parking prohibition on one or both sides of the street and is approved by
the Administrator.
Lots -Lots may be required to be larger than minimum lot sizes required by the Zoning Code.
Generally, lots in steeper areas of the subdivision should be larger than those in less steep areas
of the subdivision.
Erosion Control Requirements - Any clearing or grading shall be accompanied by erosion control
measures as deemed necessary by the Department.
Street Pattern: Grid street patterns shall be used to connect new and existing development.
Stub streets are required within subdivisions to allow future connectivity. Grid patterns may be
adjusted to “flexible grids” by reducing linkages or alignment between roads if it’s infeasible due
to topographical/environmental constraints or substantial improvements exist. There appears
to be opportunities for future connectivity to the abutting underdeveloped properties the west
and north. An alignment with SE 96th appears to be a natural connection to the west.
Driveways and parking: Driveways must be setback at least 5-feet from side property lines. The
maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required.
Driveways exceeding eight percent (8%) shall provide slotted drains at the lower end. The
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maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded
garage driveways shall not exceed 16 feet. Each lot is required to accommodate off street
parking for a minimum of two vehicles. Each lot must have access to a public street. Private
access or shared driveway tracts are not permitted in preliminary plats.
Critical Areas: Based on City of Renton Critical Areas Maps, sensitive slopes, medium to high
landslide hazards, and high erosion hazards may exist on the site. These areas are Geologically
Hazardous Areas and therefore, a geotechnical study will be required. The geotechnical study
shall demonstrate that the proposal will not increase the threat of the geological hazard to
adjacent properties beyond the pre-development conditions, the proposal will not adversely
impact other critical areas, and the development can be safely accommodated on the site. In
addition, the study shall assess soil conditions and detail construction measures to assure
building stability. Independent secondary review at the applicant’s expense is required for
sensitive slope, medium and high landslide hazard areas.
It is the applicant’s responsibility to ascertain whether any additional critical areas or
environmental concerns are present on the site.
Olympic Pipeline: Portions of the property are within 500-feet of the Olympic Pipeline. All
development within 500-feet of hazardous liquid or gas pipelines shall, as a condition of
approval, be required to place a note on title notifying future owners of the presence of a
hazardous liquid or gas pipeline in the vicinity and advising contact with the pipeline owner
before any ground disturbance.
Environmental Review: The proposed subdivision will accommodate more than nine new
dwelling units and therefore exceeds the City’s adopted State Environmental Policy Act (SEPA)
flexible threshold exemption for minor new construction. An environmental checklist must be
submitted with the land use application and a SEPA determination will be made at least two-
weeks prior to the public hearing.
Permit Requirements: The proposal will require a Preliminary Plat application. Preliminary Plat
applications require a public hearing and decision by the Hearing Examiner. The Preliminary Plat
application would be processed concurrently with the SEPA review within an estimated time
frame of 10 to 12 weeks, from the time that the application is accepted as complete. The City
has recently implemented electronic review. All permit submittals must now be made
electronically via USB drive or CD.
The fee for a preliminary plat application is $10,000.00. The environmental checklist fee is
$1,500.00. A 3 percent technology fee is assessed to land use review fees and any modification
request. With no modifications the proposal’s land use review fees will total is $11,845.00. Any
requested modifications are $250.00 per modification plus the 3 percent technology fee.
Detailed information regarding the land use application is available on the City’s website by
entering land use application forms in the search tool
Public Notice Requirements: The applicant will be required to conduct a neighborhood meeting,
install a public outreach sign, and install a public information sign prior to submitting the
Preliminary Plat application and SEPA checklist per the following:
Neighborhood Meeting - The applicant is required to conduct a neighborhood meeting. The
meeting shall be held at a location open to the public within Renton city limits, at a location no
further than two (2) miles from the project site. The applicant is required to mail a written
notice announcing the neighborhood meeting to property owners within 300-feet of the subject
15
Vandermay Plat
Page 6 of 6
April 6, 2016
Planning_17-000149_(R-4.preliminaryplat.cluster.slopes)
property. The neighborhood meeting is intended to be a developer-neighborhood interaction.
City staff members are not required to attend and/or participate in neighborhood meetings.
Please see the attached RMC 4-8-090A for the complete neighborhood meeting requirements.
Public Outreach Sign - The applicant is required to install a public outreach sign. Public
outreach signs are intended to supplement information provided by public information signs by
allowing an applicant to develop a personalized promotional message for the proposed
development. The sign is also intended to provide the public with a better sense of proposed
development by displaying a colored rendering of the project and other required or
discretionary information that lends greater understanding of the project. See the attached
Public Outreach sign handout for more information and specifications.
Public Information Sign - The applicant is required to install a public information sign that
identifies the proposed land use action(s) under consideration. See the attached handout for
detailed information and specifications on the information sign.
Information regarding the public notice requirements can be found on the City’s website.
After The Decision: Once Preliminary Plat approval is obtained, the applicant must complete the
required improvements and dedications, as well as satisfy any conditions of the preliminary
approval before submitting for Final Plat review. Once final approval is received, the plat may be
recorded. The newly created lots may only be sold after the plat has been recorded.
In addition to the required land use permits, separate construction and building permits would
be required.
Fees: In addition to the applicable building and construction fees, impact fees would be
required. Such fees would apply to all projects and would be calculated at the time of building
permit application and payable prior to building permit issuance. The 2017 application fees are
as follows:
A Transportation Impact Fee based on $5,430.85 per each new single family residence;
A Parks Impact Fee based on $2,740.07 per each new single family residence;
A Fire Impact fee of $718.56 per each new single family residence; and
Renton School District Impact Fee is $6,432.00 per each new single family residence.
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
Next Steps: When the formal application materials are complete, the applicant is strongly
encouraged to have application materials pre-screened at the 6th floor front counter prior to
submitting the complete application package. Please call Matthew Herrera, Senior Planner at
425-430-6593 for an appointment.
Expiration: Upon approval, preliminary plats are valid for five years with an opportunity for a
one year extension.
16
4,514
376
Vandermay Utility Map
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable.
None
4/5/2017
Legend
2560128
THIS MAP IS NOT TO BE USED FOR NAVIGATION
Feet
Notes
256
WGS_1984_Web_Mercator_Auxiliary_Sphere
City and County Boundary
Other
City of Renton
Addresses
Parcels
Renton Fire Hydrant
Hydrant Other System
Water Gravity Pipe
Water Main
Water Service Areas
Lift Station
Clean Outs
Manholes
Casings
Pressurized Mains
Renton
Private
Gravity Mains
Renton
Private
KC Pressurized Mains
KC Gravity Mains
Network Structures
Inlet
Manhole
Utility Vault 17
H:\CED\Planning\Title IV\Docket\Administrative Policy Code Interpretation\CI-93\Code Interpretation.docx
Department of Community and Economic Development
Planning Division
ADMINISTRATIVE POLICY/CODE INTERPRETATION
ADMINISTRATIVE
POLICY/CODE
INTERPRETATION #: CI-93
MUNICIPAL
CODE SECTIONS: RMC 4-2-110A Residential Development Standards, RMC 4-2-110D
Conditions Associated with Residential Development Standards
REFERENCE: N/A
SUBJECT: Modification of Development Standards in the R-4 zone for Small Lot
Cluster Developments.
BACKGROUND: RMC 4-4-110D.10 states that “small lot clusters of up to a maximum of
fifty (50) lots shall be allowed within the R-4 zone, when at least thirty
percent (30%) of the site is permanently set aside as “open space”” or
twenty percent (20%) in unique situations. RMC 4-2-110D.32 permits
reductions in lot size, lot width, lot depth, front yard setbacks, side yard
setbacks, side yard along a street setbacks, and impervious surface area
standards for R-4 zoned properties that comply with the small lot cluster
requirements to standards outlined in the R-6 zone. Reductions in the
rear yard setback and maximum building coverage are not included. In
addition it is not clear if the provisions listed under RMC 4-2-110D.34,
which permit the reduction of one lot below the minimum lot size
permitted within short plats less than 1 acre in area, would be applicable
for cluster development.
JUSTIFICATION: The purpose of the small lot cluster regulations is to allow an opportunity
for R-6 lot development on a site to occur within the R-4 zone, when
providing a significant amount of permanent “open space.” In exchange
for the provision of open space, the applicant in the R-4 zone is granted
the ability to adopt certain development standards from those permitted
in the R-6 zone. The development standards currently available for
adoption include: lot size, lot width, lot depth, front yard setbacks, side
yard setbacks, side yard along a street setbacks, and impervious surface
area standards. Reductions in the rear yard setback and maximum
building coverage are not included, which appears to be an oversight as
there doesn’t seem to be any advantage to selectively omitting certain
development standards available for reduction for cluster developments.
19
CI-93 Page 2 of 6
In addition, it does not seem appropriate for cluster developments to
also be able to utilize RMC 4-2-110D.34, which would permit short plats
smaller than 1 acre in area to have one lot that is smaller than the
minimum lot size. For developments smaller than 1 acre where the R-6
standards are applicable this would allow one lot to have an area of 6,250
square feet. Developments utilizing the small lot cluster standards are
already getting substantial reductions in the minimum lot size
requirements for all lots within the development; they should not be
permitted to have additional reductions below the minimum lot size.
DECISION: The applicable code sections should be amended as specified below.
ADMINISTRATOR/
PLANNING DIRECTOR
APPROVAL: _______________________________________
C. E. “Chip” Vincent
DATE: _______________________________________
APPEAL
PROCESS: To appeal this determination, a written appeal--accompanied by the
required filing fee--must be filed with the City's Hearing Examiner (1055
South Grady Way, Renton, WA 98057, 425-430-6515) no more than 14
days from the date of this decision. Your submittal should explain the
basis for the appeal. Section 4-8-110 of the Renton Municipal Code
provides further information on the appeal process.
CODE
AMENDMENTS
NEEDED TO
IMPLEMENT
DETERMINATIONS:
RMC 4-2-110A DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONING DESIGNATIONS
(PRIMARILY AND ATTACHED ACCESSORY STRUCTURES)
RC R-1 R-410, 32 R-6 R-8 R-10 R-14 RMF
Minimum Net
Density (per Net
Acre)1, 15
None 3 dwelling
units
4 dwelling
units
5 dwelling
units30
7 dwelling
units30
Townhouse
Development: n/a
Other Attached
Dwellings: 10
dwelling units30
Maximum Net
Density (per Net
Acre, Except per
Net 10 Acres in
1
dwelling
unit
1
dwelling
unit36
4 dwelling
units
6 dwelling
units
8 dwelling
units
10
dwelling
units35
14 dwelling
units35, 37
20 dwelling units29
20
CI-93 Page 3 of 6
RC R-1 R-410, 32 R-6 R-8 R-10 R-14 RMF
RC)2, 14, 15
Maximum Number
of Dwellings (per
Legal Lot)2
1 dwelling with 1 accessory dwelling unit7 Detached dwellings: 1
dwelling with 1 accessory
dwelling unit
Attached dwellings: n/a
Per Maximum Net
Density
Minimum Lot
Size28, 31
10
acres
1 acre3,
32
9,000 sq.
ft.10, 32, 34
7,000 sq.
ft.34
5,000 sq.
ft.34
Detached
dwellings:
4,000 sq.
ft.
Attached
dwellings:
n/a
Detached
dwellings:
3,000 sq. ft.
Attached
dwellings: n/a
n/a
Minimum Lot
Width31
150 ft. 100 ft.32 70 ft.10, 32 60 ft. 50 ft. 40 ft. 30 ft. Townhouse
Development: 25 ft.
Other Attached
Dwellings: 50 ft.
Minimum Lot
Width31 (Corner
Lots)
175 ft. 110 ft.32 80 ft. 32 70 ft. 60 ft. 50 ft. 40 ft. Townhouse
Development: 30 ft.
Other Attached
Dwellings: 60 ft.
Minimum Lot
Depth31
300 ft. 200 ft.3,
32
100 ft.10, 32 90 ft. 80 ft. 70 ft. 60 ft. Townhouse
Development: 50 ft.
Other Attached
Dwellings: 65 ft.
Minimum Front
Yard4, 5, 6, 31
30 ft. 30 ft. 30 ft.10, 12, 32,
33
25 ft. 20 ft.
except
when all
vehicle
access is
taken
from an
alley, then
15 ft.11
20 ft.
except
when all
vehicle
access is
taken from
an alley,
then 15 ft.
11
15 ft., except
when all
vehicle
access is
taken from an
alley, then 10
ft. 11
Townhouse
Development: 10
ft.11
Other Attached
Dwellings: 20 ft.11
Minimum Rear
Yard4, 31
35 ft. 30 ft. 25 ft.10, 32, 33 25 ft. 20 ft.39 15 ft.21, 39 10 ft.21, 39 Townhouse
Development: 10
ft.13
Other Attached
Dwellings: 15 ft.13
21
CI-93 Page 4 of 6
RC R-1 R-410, 32 R-6 R-8 R-10 R-14 RMF
Minimum Side
Yard4, 31
25 ft. 15 ft. Combined
20 ft. with
not less
than 7.5 ft.
on either
side.
Combined
15 ft. with
not less
than 5 ft. on
either side.
5 ft. Detached
Units: 4 ft.
Attached
Units: 4 ft.
for
unattached
side(s), 0
ft. for the
attached
side(s).23
Detached
Units: 4 ft.
Attached
Units: 4 ft. for
unattached
side(s), 0 ft.
for the
attached
side(s).23
Nonconforming Lot
Width: 5 ft.13
Lot Width
Exceeding
Minimum: setback
is increased by one
foot (1') (not to
exceed 12') for
every 10' of lot
width beyond 50'13
Minimum Side
Yard4, 5, 31 (along a
Street)
30 ft. 30 ft. 30 ft.10, 12, 32,
33
25 ft. 15 ft. 11 15 ft. 11 15 ft. 11 Nonconforming lot
width: 10 ft.11, 13
Conforming lot
width: 20 ft.
Maximum
Building Coverage
(including Primary
and Accessory)
10% 20% 35% 40% 50% 55% 65% Townhouse
Development: 70%
Other Attached
Dwellings: 35%
A maximum
coverage of 45%
may be allowed
through the
Hearing Examiner
site development
plan review
process.
Maximum
Impervious
Surface Area
15% 25% 50% 55% 65% 70% 80% 75%
Maximum Number
of Stories
3 2
Maximum Wall
Plate Height8, 9, 12,
18, 19
32 ft. 24 ft. 24 ft.,
increase up
to 32 ft.
possible
subject to
administrative
conditional
32 ft.
22
CI-93 Page 5 of 6
RC R-1 R-410, 32 R-6 R-8 R-10 R-14 RMF
use permit
approval
Maximum Number
of Units per
Building
n/a No more
than 4
units per
building.
No more than
6 units per
building.
n/a
Minimum Tree
Density
2 significant trees per 5,000 sq. ft.
See RMC 4-4-130.
Attached units: 4
significant trees per 5,000
sq. ft.
See RMC 4-4-130.
n/a
Minimum Freeway
Frontage Setback
10 ft. landscaped setback from the street property line.
Maximum
Wireless
Communication
Facilities Height
(including Amateur
Radio Antennas)
See RMC 4-4-140, Wireless Communication Facilities. Amateur radio antennas are allowed a maximum
height of 6 feet without a Conditional Use Permit. Larger structures will have a maximum height
determined by the Conditional Use Permit process, RMC 4-9-030, Conditional Use Permits.
Design Standards See RMC 4-2-115, Residential Design and Open Space Standards.
Landscaping See RMC 4-4-070, Landscaping.
Exterior Lighting See RMC 4-4-075, Lighting, Exterior On-Site.
Screening See RMC 4-4-095, Screening and Storage Height/Location Limitations.
Exception for Pre-
Existing Legal
Lots
See RMC 4-10-010, Nonconforming Lots.
4-2-110D CONDITIONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR
RESIDENTIAL ZONING DESIGNATIONS
10. Cluster development, with a maximum of fifty (50) lots, shall be allowed within the R -4 zone when at
least thirty percent (30%) of the site is permanently set aside as “open space,” as defined in RMC 4-11-
150. Such open space shall be situated to act as a visual buffer between lot clusters and other
development in the zone. The percentage of required open space may be reduced to twenty percent
(20%) of the site when:
a. Public access is provided to open space; and
b. If soft surface trails are provided within critical areas or critical area buffers pursuant to RMC 4-3-
050; and
23
CI-93 Page 6 of 6
c. All portions of a site that are not dedicated to platted single family lots, a dedicated right -of-way, or
utility improvements shall be set in a separate tract and/or tracts to preserve existing viable stands of
trees or other native vegetation. The tract may also be used as a receiving area for tree replacement
requirements in accordance with RMC 4-4-130H. Such tracts shall be shown and recorded on the face of
the plat to be preserved in perpetuity. Such tracts may be included in contiguous open space for the
purposes of qualifying for cluster development. Where trees are removed, they shall be replaced in
accordance with RMC 4-4-130H.
32. When cluster development is allowed, specified development standards are allowed to be reduced,
as indicated below:
a. R-1 Zone: Ten thousand (10,000) square feet minimum lot size. Minimum lot width and minimum lot
depth shall apply the standards of the R-4 zone.
b. R-4 Zone: Minimum lot size, minimum lot width, minimum lot depth, minimum front yard, minimum
side yard, minimum side yard along a street, and impervious surface area sShall apply adhere to the
development standards of the R-6 zone.
34. For short plats of parcels smaller than one acre, one parcel may be allowed to be smaller than the
required minimum lot size indicated in subsection A of this Section, Residential Development Standards.
If all other parcels meet the required minimum lot size standard of the zone, one parcel may be allowed to
meet the following reduced minimum lot size (not applicable for cluster development):
a. R-4: Eight thousand (8,000) square feet.
b. R-6: Six thousand two hundred fifty (6,250) square feet.
c. R-8: Four thousand five hundred (4,500) square feet.
24
H:\CED\Planning\Title IV\Docket\Administrative Policy Code Interpretation\CI-108\Code Interpretation.docx
Department of Community and Economic Development
Planning Division
ADMINISTRATIVE POLICY/CODE INTERPRETATION
ADMINISTRATIVE POLICY/CODE INTERPRETATION #: CI-108 MUNICIPAL CODE SECTIONS: 4-11-120 DEFINITIONS L, 4-7-170 RESIDENTIAL LOTS – GENERAL
REQUIREMENTS AND MINIMUM STANDARDS, 4-11-250 DEFINITIONS Y
REFERENCE: N/A
SUBJECT: Lot Types and Measurements
BACKGROUND: RMC defines and provides graphics of common types of lots and how
they're measured; however, many of the definitions are inaccurate and
conflict with their associated graphics.
JUSTIFICATION: Definitions and any associated graphics should be accurate.
DECISION: Amend RMC as detailed below.
ADMINISTRATOR APPROVAL: _______________________________________
C. E. “Chip” Vincent
EFFECTIVE DATE: March 24, 2017
APPEAL PROCESS: To appeal this determination, a written appeal--accompanied by the
required filing fee--must be filed with the City's Hearing Examiner (1055
South Grady Way, Renton, WA 98057, 425-430-6515) no more than 14
days from the date of this decision. Your submittal should explain the
basis for the appeal. Section 4-8-110 of the Renton Municipal Code
provides further information on the appeal process.
25
CI-108 Page 2 of 5
CODE
AMENDMENTS
NEEDED TO
IMPLEMENT
DETERMINATIONS:
4-11-120 DEFINITIONS L:
LOT LINES: The property lines bounding the a lot; the designation of lot lines (front, rear, and side) shall
be based on the yard designations (See YARD REQUIREMENT).
LOT MEASUREMENTS:
A. Lot Depth: Depth of a lot shall be considered to be tThe horizontal average distance between the
foremost points of the side lot lines in front (i.e., the points where the side lot lines intersect with the
street right-of-way line)front and rear lot lines, measured from midpoint to midpoint; except in the case
of flag lots and irregularly shaped lots. For flag lots, the “flagpole” and the rearmost points of the side
lot lines in the rear. In the case of pipestem lots, the pipestem portion of the lot shall be ignored for the
purposes of the calculatingon of average lot depth. For irregularly shaped lots and lots without an
obvious rear lot line, the lot depth shall be measured to the midpoint of an imaginary line at least fifteen
feet (15') in length located entirely within the lot and farthest removed and parallel to the front lot line
or its tangent.
B. Lot Width: Width of a lot shall be measured perpendicular to and at the midpoint of the line used to
determine lot depth. considered to be the average distance between the side lines connecting front and
26
CI-108 Page 3 of 5
rear lot lines, except for pipestem lots, where the pipestem portion of a lot shall be ignored for the
purposes of calculating the average width.
LOT TYPES:
A. Lot, Corner: A lot abutting upon any combination of two (2) or more streets, including private streets
(e.g., unit lot drives), access easements, or shared driveways, but excluding alleys, at their intersection,
or upon two (2) parts of the same street, such streets or parts of the same street forming an interior
angle of less than one hundred thirty five degrees (135°) within the lot lines.
B. Lot, Flag: A lot with property lines that generally form the outline of a flag and flagpole with access to
a public road typically providedonly by through thea relatively narrow portion of the lot (i.e., the
“flagpole”). private accessway less than thirty feet (30') in width. See Lot, Pipestem.
27
CI-108 Page 4 of 5
C. Lot, Interior: A lot that generally abuts or has frontage on only one street (or other means of access
that may be permitted), although on through lots that run from one block face to another, such lots
could abut two (2) streets.
D. Lot, Pipestem: A lot not meeting minimum frontage requirements.
DE. Lot, Through: A lot that has both two (2) opposing ends each fronting on a street.
EF. Lot, Small Cluster: See CLUSTER DEVELOPMENT.
4-7-170 RESIDENTIAL LOTS – GENERAL REQUIREMENTS AND MINIMUM STANDARDS:
A. ARRANGEMENT:
Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines.
B. ACCESS REQUIREMENTS:
Each lot must have access to a public street or road, unless specifically authorized otherwise. Access
may be by private access consistent with RMC 4-6-060J. (Ord. 5727, 10-20-2014)
C. MINIMUM SIZE:
The size, shape, and orientation of lots shall meet the minimum area and width requirements of the
applicable zoning classification and shall be appropriate for the type of development and use
contemplated. Further subdivision of lots within a plat approved through the provisions of this Chapter
must be consistent with the then-current applicable maximum density requirement as measured within
the plat as a whole. (Ord. 5153, 9-26-2005)
D. MINIMUM WIDTH:
Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect
with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width
except in the cases of (1) pipestem flag lots, which shall have a minimum width of twenty feet (20') and
(2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of
thirty five feet (35'). (Ord. 4522, 6-5-1995)
E. MAXIMUM LOT DIMENSION RATIO:
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one (4:1). (Ord. 5728,
10-20-2014)
28
CI-108 Page 5 of 5
F. PROPERTY CORNERS AT INTERSECTIONS:
All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum
radius of fifteen feet (15'). (Ord. 5728, 10-20-2014)
G. PIPESTEM FLAG LOTS, WHEN ALLOWED:
Pipestem Flag lots may be permitted for new plats to achieve the minimum density within the Zoning
Code when there is no other feasible alternative to achieving the minimum density.
Minimum Lot Size and Pipestem “Flagpole” Width and Length: The pipestem “flagpole” shall not exceed
one hundred fifty feet (150') in length and not be less than twenty feet (20') in width. The portion of the
lot narrower than eighty percent (80%) of the minimum permitted width shall not be used for lot area
calculations or for the measurement of required front yard setbacks. Land area included in private
access easements shall not be included in lot area calculations. Pipestem Flag lots shall not abut one
another. (Amd. Ord. 4751, 11-16-1998; Ord. 4999, 1-13-2003; Ord. 5100, 11-1-2004; Ord. 5286, 5-14-
2007; Ord. 5727, 10-20-2014; Ord. 5728, 10-20-2014)
4-11-250 DEFINITIONS Y:
YARD REQUIREMENT: An open space on a lot unoccupied by structures, unless specifically authorized
otherwise. The Planning Division shall determine the various yard requirements for uniquely shaped lots
and pipestem flag lots. (See also SETBACK.)
A. Front Yard: The yard requirement which separates the structure(s) from public right-of-way, private
access easement, or shared driveway. For through lots, corner lots, and lots without street frontage, the
front yard will be determined by the Planning Division Director.
B. Side Yard along a Street: The yard requirement that is neither a front yard nor a rear yard, yet it abuts
a street right-of-way or private street.
C. Rear Yard: The yard requirement opposite the front yard. Where a lot abuts an alley, the rear yard
shall always be the yard abutting the alley. 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 lot line or its tangent.
D. Side Yard: The yard requirement which is not a front yard, a side yard along a street, or a rear yard.
STAFF CONTACT: Paul Hintz x7436
29