HomeMy WebLinkAboutORD 5728 CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5728
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING
SECTIONS 4-7-060 AND 4-7-170 OF CHAPTER 7, SUBDIVISION REGULATIONS,
AND SECTION 4-11-120 OF CHAPTER 11, DEFINITIONS, OF TITLE IV
(DEVELOPMENT REGULATIONS) OF THE RENTON MUNICIPAL CODE,
CLARIFYING THE LOT LINE ADJUSTMENT DEFINITION AND STANDARDS,
REQUIRING SUBJECT LOTS TO BE WITHIN THE SAME ZONING DISTRICT,
CREATING A "NON-EVASIVE" PROVISION TO PREVENT LOT LINE ADJUSTMENTS
FROM CIRCUMVENTING DEVELOPMENT STANDARDS TYPICALLY REQUIRED FOR
SUBDIVISIONS, AND ESTABLISHING A MAXIMUM WIDTH TO DEPTH LOT LINE
RATIO FOR ALL RESIDENTIAL LOTS.
WHEREAS, the City recognizes that lot line adjustments are intended to accommodate a
transfer of land between abutting legally created lots for the purpose of rectifying a disputed
property line location or setback encroachment, improving lot design or access, or to comply
with Title IV standards and/or requirements, , as long as no additional lot, parcels, or tracts are
created; and
WHEREAS, the City recognizes that some recent lot line adjustments have been sought
or used to transfer land between abutting properties for the purpose of increasing the land
area of property that is subsequently subdivided, yet arguably not subject to "frontage"
improvements within the public right-of-way; and
WHEREAS, incremental frontage improvements are necessary to improve public
facilities that serve the immediate neighborhood and the City as a whole; and
WHEREAS, the City reiterates that developers bear responsibility for frontage
improvements and should not be permitted to use lot line adjustments to avoid the
responsibility and costs of frontage improvements; and
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ORDINANCE N0. 5728
WHEREAS, this matter was referred to the Planning Commission for investigation, study,
and the matter having been considered by the Planning Commission, and the text amendment
request being in conformity with the City's Comprehensive Plan, as amended; and
WHEREAS, the Planning Commission held a public hearing on September 3, 2014, and
considered all relevant matters, and all parties were heard appearing in support or in
opposition;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES
ORDAIN AS FOLLOWS:
SECTION I. Section 4-7-060, Detailed Procedures for Lot Line Adjustments, of
Chapter 7, Subdivision Regulations, of Title IV (Development Regulations) of Ordinance No.
4260 entitled "Code of General Ordinances of the City of Renton, Washington," is amended as
follows:
4-7-060 DETAILED PROCEDURES FOR LOT LINE ADJUSTMENTS:
A. PURPOSE:
A The PUFpese—of-a lot line adjustment shall only be used to isto
transfer eland between abutting legally created lots for the
purpose of rectifying a disputed property line location or freeing such a
boundary from any difference or discrepancies improving lot design or access,
or attaining compliance with Title IV standards or requirements, provided no
additional lot, parcel or tracts are created.
B. PRINCIPLES OF ACCEPTABILITY:
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ORDINANCE NO. 5728
A lot line adjustment shall be consistent with the following principles of
acceptability:
1. Correcting: Adjust lot lines including the elimination of a common lot
line in order to correct property line or setback encroachments;
2. Improving: Create better lot design, or improve access;
3.
Approval Criteria:
a. An additional lot parcel or tract shall not be created; and
b. The subject lots parcels or tracts are within the same zoning
district; and
c. The proposed adjustments shall not cause the lots, parcels or
tracts to increase the nonconformity with respect to applicable zoning (see RMC
4-2) subdivision and other code requirements pertaining to lot design building
location and development standards; and
d. The adjusted lot line(s) is shared by the subject lots.
4 Non-Evasive• Lot line adjustments shall not serve to eliminate or
circumvent any state or local requirements including but not limited to frontage
improvements payment of fee-in-lieu payment of latecomer fees or the
installation of required infrastructure.
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a. Assessment of fees right-of-way dedication and frontage
improvements for the entire length of the property line(s) bordering rights-of-
way may be required as a condition of approval for a lot line adjustment.
b. Lots parcels or tracts that are increased in area by lot line
adiustments shall not be permitted to be subdivided for five (5) years following
the date upon which the lot line adjustment is recorded or three (3) years
following the approval of a lot line adjustment whichever is longer, unless the
following is met:
i. The subdivision application includes all lots, parcels and tracts
involved in the lot line adjustment in the overall subdivision; or
ii. All required infrastructure including but not limited to
frontage improvements required infrastructure and utility lines are constructed
along the frontage of all lots included in the lot line adiustment.
C. SUBMITTAL REQUIREMENTS FOR LOT LINE ADJUSTMENTS:
Shall be as stipulated in RMC 4-8-120.
D. FEES:
Shall be as stipulated in RMC 4-1-170.
E. ADMINISTRATIVE REVIEW:
1. Review Time: The Administrator will review and take action on the
proposed lot line adjustment within thirty (30) working days of receiving a
completed application.
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2. Action: The Administrator may approve, request corrections by the
applicant, approve with modifications, or deny the application for a lot line
adjustment.
3. Approval: If approved, the lot line adjustment mylar map shall be
signed and dated by the Administrator. The applicant shall be notified in writing
of the decision. The signed mylar map shall be filed with the King County
DepaFtment of Re6eFds and Eleeti..n Recorder's Office.
4. Approval with Modification(s): If modification(s) are deemed
necessary by the Administrator, they may be added to the original lot line
adjustment map or a revised map may be required. The applicant will be notified
of any such modification action. If a modification of the original lot line
adjustment map, legal description or other information is necessary, the
projected approval date may be extended.
5. Denial: If denied, the lot line adjustment shall be marked "Denied" and
the applicant shall be notified in writing of the decision, stating the reasons
therefor.
F. FINAL RECORDING:
The lot line adjustment does not become effective until it is recorded with
the King County DepaFtment of Re69FdS aAd "eetiens Recorder's Office. After
two (2) copies of the signed mylar maty are made for City records, the mylar map
shall be sent to the City Clerk's office for recording. It is the responsibility of the
City Clerk to record the approved map and new legal descriptions. A copy of the
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recorded documents shall be provided to the applicant by the Department of
Community and Economic Development.
SECTION II. Subsection 4-7-170, Residential Lots — General Requirements and
Minimum Standards, of Chapter 7, Subdivision Regulations, of Title IV (Development
Regulations) of the Renton Municipal Code, is amended to add a new subsection E, entitled
"Maximum Lot Dimension Ratio", to re-letter and amend the remaining subsections as shown
below. Subsections 4-7-170.A through 4-7-170.D shall remain as currently codified.
E. MAXIMUM LOT DIMENSION RATIO:
No residentially zoned lot shall have a depth-to-width ratio greater than four-
to-one (4:1).
&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').
T4G. PIPESTEM LOTS A MAIM:
Pipestem 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.
1. Minimum Lot Size and Pipestem Width and Length: The pipestem
shall not exceed one hundred fifty feet (150') in length and not be less than
twenty feet (20') in width. Neither tThe portion of the lot narrower than eighty
percent (80%) of the minimum permitted width shall not be used for lot area
calculations nor shall it be used for measurement of required front yard
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setbacks. Land area included in private access easements shall not be included in
lot area calculations.
2. Shared Access Requirements: Abutting pipestem lots shall have a
shared private access driveway. A restrictive covenant will be required on both
parcels for maintenance of the pipestem driveway. Walkways shall be paved for
their entire width and length with a permanent surface and shall be adequately
lighted at the developer's cost.
SECTION III. The definition of "Lot Line Adjustment" in section 4-11-120, Definitions L,
of Chapter 11, Definitions, of Title IV (Development Regulations) of the Renton Municipal Code,
is amended as follows:
LOT LINE ADJUSTMENT: ^ lot line adjustment is +The adjusting alteration of
common PFGpeFty lot line(s) OF beundaFi between adjaeent abutting legal lots,
tracts, or parcels for the purpose of accommodating a transfer of land; to
rectify+rfg a disputed property line location, combine lots, or freei-Ag such a
boundary from any difference or discrepancies without creating. T"^ fe&Wtf"^
adjustment „a,l A9t CFeate—any additional lots, tracts or parcels. and all
SECTION IV. This ordinance shall be effective upon its passage, approval, and five (5)
calendar days after publication.
PASSED BY THE CITY COUNCIL this 20th day of October , 2014.
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ORDINANCE N0. 5728
Jason A. Seth, Acting City Clerk
APPROVED BY THE MAYOR this 20th day of October , 2014.
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Denis Law, Mayor
Approved as to form: `
r SEAL J
Lawrence J. Warren, City Attorney ,,
_fir i
Date of Publication: 10/24/2014 (summary)
ORD:1833:9/16/14:scr
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