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HomeMy WebLinkAbout02-PRE-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). 1 18396 SCANN E D 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. Page 1 of 13 H:\CED\Planning\Current Planning\PREAPPS\2017 Preapps\17-000149.Matt\17-0406 PRE17-000149 Civil Pre-App Comments.docx 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 5 Vandermay Plat – PRE17-000149 Page 2 of 6 April 6, 2017 H:\CED\Planning\Current Planning\PREAPPS\2017 Preapps\17-000149.Matt\17-0406 PRE17-000149 Civil Pre-App Comments.docx 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. 6 Vandermay Plat – PRE17-000149 Page 3 of 6 April 6, 2017 H:\CED\Planning\Current Planning\PREAPPS\2017 Preapps\17-000149.Matt\17-0406 PRE17-000149 Civil Pre-App Comments.docx 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. 7 Vandermay Plat – PRE17-000149 Page 4 of 6 April 6, 2017 H:\CED\Planning\Current Planning\PREAPPS\2017 Preapps\17-000149.Matt\17-0406 PRE17-000149 Civil Pre-App Comments.docx 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 8 Vandermay Plat – PRE17-000149 Page 5 of 6 April 6, 2017 H:\CED\Planning\Current Planning\PREAPPS\2017 Preapps\17-000149.Matt\17-0406 PRE17-000149 Civil Pre-App Comments.docx 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. 9 Vandermay Plat – PRE17-000149 Page 6 of 6 April 6, 2017 H:\CED\Planning\Current Planning\PREAPPS\2017 Preapps\17-000149.Matt\17-0406 PRE17-000149 Civil Pre-App Comments.docx 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. 10 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 11 Vandermay Plat Page 2 of 6 April 6, 2016 Planning_17-000149_(R-4.preliminaryplat.cluster.slopes) 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. 12 Vandermay Plat Page 3 of 6 April 6, 2016 Planning_17-000149_(R-4.preliminaryplat.cluster.slopes) 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. 13 Vandermay Plat Page 4 of 6 April 6, 2016 Planning_17-000149_(R-4.preliminaryplat.cluster.slopes) 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 14 Vandermay Plat Page 5 of 6 April 6, 2016 Planning_17-000149_(R-4.preliminaryplat.cluster.slopes) 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