HomeMy WebLinkAboutPre-app Mtg Summary - 22-000321.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000350
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PRE-APPLICATION MEETING FOR
Project Weekend
PRE22-000321
CITY OF RENTON
Department of Community & Economic Development
Planning Division
October 27, 2022
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org
Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov
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).
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000350
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Renton Regional
Fire Authority
M E M O R A N D U M
DATE: October 17, 2022
TO: Alex Morganroth, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Dees Short Plat
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. There is one
existing fire hydrant that meets minimum code.
2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee
is paid at building permit issuance. Credit will be given for the removal/retention of one single family
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. Maximum grade is 15 percent. Dead end street over 300-feet requires a full 90-foot
diameter cul-de-sac which appears that it already exists.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 26, 2022
TO: Alex Morganroth, Senior Planner
FROM: Michael Sippo, Civil Engineer 3
SUBJECT: Utilities & Transportation Comments for Project Weekend
13250 84th Ave South
PRE22-000321
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 for the above-referenced proposal located at parcel(s) 2144800776. The
following comments are based on the pre-application submittal made to the City of Renton by the applicant.
WATER
1. The development is within the City of Renton’s water service area in the Earlington 370-hydraulic pressure
zone. There is an existing 12-inch City water main in 84th Ave S (water plan Nos. W-0377 & W-0925) that
can deliver a maximum flowrate of 2,800 gallons per minute (gpm). The static water pressure ranges from
about 68 psi at ground level elevation 216.
2. There is an existing 3/4-inch domestic service to 13250 84th Ave S.
3. Based on Renton Regional Fire Authority’s review comments on the submitted information for the pre-
application, 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. There is one existing fire hydrant
that meets minimum code.
4. The following water system improvements will be required as part of the development:
a. Installation of additional fire hydrants as required by the Renton Regional Fire Authority. The final
location and number of the hydrants shall be determined by the Fire Authority based on the final
site plan.
b. Installation of a separate domestic water meter and service line (minimum 1-inch in size) to each
new residential unit.
c. The existing 3/4-inch domestic water service may be reused, if feasible. The existing ¾-inch water
service shall be cut and capped.
5. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one.
6. A conceptual utility plan will be required as part of the land use application for the subject development.
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7. Civil plans for the water main improvements will be required and must be prepared by a registered
professional engineer in the State of Washington. A civil plan showing the preliminary water services to the
proposed residences and/or additional hydrants shall be submitted with the land use application.
8. Adequate separation between utilities is required. Minimum separation between water and all other
utilities is 10-feet horizontal and 1.5-feet vertical.
9. The development is subject to applicable water system development charges (SDC’s) and meter installation
fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The
development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can
be found in the 2022 Development Fees Document on the City’s website. Fees that are current will be
charged at the time of construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the project. The
current water fee for a single 1-inch meter is $4,500.00 per meter.
b. A water system redevelopment credit will apply for the existing water meters if they are
abandoned.
c. Water service installation charges for each proposed domestic water service is applicable. Water
Service installation for a 1-inch water service line is $2,875.00* per service line. This is payable at
construction permit issuance.
d. Drop-in meter fee is $460.00* per meter for a 1-inch meter. This is payable at issuance of the
building.
e. Final determination of applicable fees will be made after the water meter size has been determined.
SDC fees are assessed and payable at construction permit issuance.
SEWER
1. Sewer service is provided by City of Renton.
2. There is an 8-inch wastewater main located in 84th Ave S at the site’s southwest corner that flows south and
then turns east within a public utility easement along the northern property lines of the adjacent 214480-
0800 and 214480-0804 properties to the south (S-293903).
3. The existing residence at 13250 is connected to the existing sewer main via side sewer connection to the
sewer main located on the adjacent properties to the south.
4. The following wastewater system improvements will be required as part of the development:
a. Installation of approximately 250 lineal feet of 8” sewer main in 84 th Ave S to the north from
MH6139 to the northern extent of the site’s western property line.
b. A separate side sewer will be required for each residence. All new sewer stubs shall be a minimum
of 6” and shall run at a slope of at least 2% to the main.
5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is
based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter
install is $3,500.00 per meter. A sewer system redevelopment credit will apply for the existing sewer
service.
6. The Earlington Sewer Interceptor Special Assessment District fee (SAD) fee will be applicable on the project.
The SAD fee rate when it was established in 2009 was $7,366.22 plus interest per lot that did not grant
easements (Zone B). As of 10/26/2022, the SAD fee rate per lot is $11,270.32 with no additional interest
since the SAD has reached its maximum assessment.
SURFACE WATER
1. A drainage report complying with the current version of the City’s adopted 2022 Renton Surface Water
Design Manual (RSWDM) will be required. Based on the City’s flow control map, the site falls within the
Flow Control Duration Standard area matching Forested Site Conditions and is within the West Lake
Washington Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review
required in the RSWM.
2. The site contains regulated slopes that range from moderate to severe. The site topography generally slopes
moderately from west to east where there is a large valley and stream channel that encumbers the majority
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of the site along the northeast portion. There is an 18-inch stormwater main in 84th Ave S that discharges
into the stream along the property from the north to south east and a 24-inch corrugated metal culvert that
crosses underneath 84th Ave S and discharges into the stream onsite (record drawing SWP2703472). The
Applicant will need to ensure that these conveyance systems and the stream is protected.
3. 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.
4. Maximum retaining wall height is 6-ft from finished grade. Based on the site topography, terraced retaining
walls may be needed for the development. Retaining walls over 4-feet in height from footing require a
separate building permit.
5. Maintenance access is required for any proposed stormwater tract and shall be designed and installed in
accordance with the City adopted SWDM.
6. Storm drainage improvements along all public street frontages are required to conform to the City’s street
and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and
sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total
upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions
for any offsite tributary areas.
7. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be
required to provide water quality treatment. Basic water quality treatment will be required for parcels with
single family (including duplex) land use, while enhanced basic water quality treatment will be required for
parcels with commercial or multifamily land use. Any proposed detention and/or water quality vault shall
be designed in accordance with the RSWDM that is current at the time of civil construction permit
application. Separate structural plans will be required to be submitted for review and approval under a
separate building permit for the detention and/or water quality vault.
8. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff
created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described
in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs,
shall be included with the land use application, as applicable to the project. The final drainage plan and
drainage report must be submitted with the utility construction permit application.
9. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King
County SWDM. Under the new 2022 RSWDM stormwater requirements, on-site BMP sizing credits for
modeling credits can no longer be used for privately maintained on-site BMPs, with the exception of full
dispersion and full infiltration BMPs.
10. A Construction Stormwater Permit from Department of Ecology is not required as clearing and grading of
the site will likely not exceed 1 acre.
11. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual
Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with
recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included
in the report. The report should also include information concerning the soils, geology, drainage patterns
and vegetation present 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 the development will
not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff.
12. Erosion control measures to meet the City requirements shall be provided.
13. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are
available online at the City of Renton website.
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
14. The 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but
no less than $2,100.00 for each new lot. This is payable prior to issuance of the construction permit. This
fee is subject to change based on the calendar year the construction permit is issued.
TRANSPORTATION
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1. The proposed development fronts Renton Ave S along the north property lines and 84th Ave S along the
west property line.
Renton Ave S is classified as a Minor Arterial Road and contains 4 travel lanes and a variable width buffer
lane with sidewalks on each side. The existing ROW width is approximately 78 feet. To meet the City’s
complete street standards for minor arterial streets, minimum ROW is 91 feet (4 lanes) and 103 feet (5
lanes). The project will be required to construct the following frontage improvements to continue the
Earlington Townhomes project to the north along the entire Renton Ave S frontage:
a. 12.5 feet of ROW dedication.
b. Due to the critical areas located on the northern portion of the parcel and extreme elevation
difference between the southern sidewalk on Renton Ave S and the subject property, the City
Transportation and Development Review departments have determined that the City will support
a fee-in-lieu of frontage improvements, see the City Fee schedule for a cost per frontage foot ($/LF).
84th Ave S is classified as a Residential Access Street. The existing ROW width varies between 66 (primary
frontage) and 108 feet and intersects Renton Ave S at an acute angle. To meet the City’s complete street
standards for residential access streets, minimum ROW width is 53 feet. Based on final survey there
appears adequate right of way width and the existing road is located in a manner that allows for frontage
improvements to be constructed within the existing prism. Pending the results of the final survey,
additional right-of-way dedication does not appear to the required.
a. The half street section will include 13’ pavement, 0.5’ curb, 8’ planter and 5’ sidewalk.
b. Half street improvements will need to include a sidewalk around the western portion of the cul-de-
sac connecting to the stairs that lead to Renton Ave S.
2. Per City code 4-6-060, frontage improvements for 84th Ave S shall include a 0.5-foot curb, an 8-foot planting
strip, a 5-foot sidewalk, street trees and storm drainage improvements.
3. Per City code 4-6-060, frontage improvements for Renton Ave S shall include a 0.5-foot curb, an 8-foot
planting strip, an 8-foot sidewalk, 2 foot clear space, street trees and storm drainage improvements. As
mentioned previously, the City will support a fee-in-lieu of frontage improvements due to critical areas and
the steep elevation drop behind Renton Ave S.
4. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet.
a. Dead-end streets exceeding 300-feet must utilize a cul-de-sac meeting the requirements for
emergency services access, including a 45-foot radius. Reference RMC 4-6-060H. The existing cul-
de-sac shall be approved by Fire and Emergency Services.
5. Street grades shall not exceed 15 percent.
6. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps
shall be oriented to provide direct pedestrian crossings.
7. Shared driveways are allowed for access to up to 4 lots provided at least one of the four (4) lots abuts a
public right-of-way, with at least sufficient frontage to comply with the zoning width dimensions, and the
subject lots are not created by a subdivision of ten (10) or more lots. Refer to the shared driveway
requirements as outlined in RMC 4-6-060J.
8. Refer to City code 4-4-080 regarding driveway regulations:
a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2.
b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the
lower end with positive drainage discharge to restrict runoff from entering the garage.
c. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a
double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width
is 16-feet.
d. Driveways shall not be closer than 5-feet to any property line.
9. Street trees are required to meet current city standards.
10. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed
development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak
periods. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic
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circulation. The study shall include trip generation and trip distribution for the project for both AM and
PM peak hours.
11. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
12. The transportation impact fee is based on the type of land use. For a single family dwelling, the 20 22
transportation impact fee is $10,861.69. Transportation impact fees are subject to change based on the
year the building permit is applied for.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage
or within the site must be underground. The construction of these franchise utilities must be inspected and
approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-
way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in accordance with code
requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required
with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building.
4. All civil construction permits for utility and street improvements will require separate plan submittals. All
utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil
plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal
requirements:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. A demo permit is required for the demolition of the existing building(s). The demo permit shall be acquired
through the building department.
7. Fees quoted in this document reflect the fees applicable in the year 2022 only and will be assessed based
on the fee that is current at the time of the permit application or issuance, as applicable to the permit type.
Please visit www.rentonwa.gov for the current development fee schedule.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 27, 2022
TO: Preapplication File No. 22-000321
FROM: Alex Morganroth, Senior Planner
SUBJECT: Project Weekend
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 online at https://www.codepublishing.com/WA/Renton.
Zoning Requirements: The property is located within the Residential High Density (RHD) land use designation and
the Residential-10 (R-10) zoning designation.
Density Requirements: There are no minimum net density requirements for townhouse development in the R-14
zone. The density of the parent site shall not exceed the maximum net density of the zone. Only one dwelling
unit shall be located on a unit lot. The Residential High Density Land Use designation is intended to create new
units where access, topography, and adjacent land uses create conditions appropriate for a variety of housing unit
types, or where there is existing multifamily development.
The area of public and private streets (including driveway tracts) and critical areas (excluding buffers) 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 easement, and/or critical area
dedication must be known. The gross site area is approximately 0.33 acres. Based on the gross site area of 0.93
acres, fourteen (14) dwelling units would result in a gross density of 15 du/ac (14 units / 0.93 acres = 15 du/ac).
The proposed gross density of 15 du/ac greater than the maximum density permitted in the R-14 zone. Allowed
density
Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Zoning
Designations” effective at the time of complete application (noted as “R-10 standards” herein). Individual unit lots
created for townhouses and cottage house developments are exempt from the following standards of RMC 4 -2-
110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures):
maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building
coverage, and maximum impervious surface area.
Residential Design Standards – see RMC 4-2-115 for a complete list of standards and requirements.
Significant Tree Retention: Application materials identify that there are mature trees on the site. When significant
trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a
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tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention
worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention
plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and
Land Clearing Regulations for further general and specific tree retention and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide
a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees
with larger trees being worth more tree credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and
greater
13
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; significant trees
over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or
trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down
if removed.
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.
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The Administrator may require independent review of any land use application that involves tree removal and land
clearing at the City's discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the
Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a
property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape
architect would be reviewed at the time of the land use application.
Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be
designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six-feet in
height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part
of a yard that is within a clear vision area has a limited fence height of 42 inches. 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. New or existing fencing would need to comply with the fence requirements
of the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that
complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped
setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC
4-4-040) for additional information about fences and retaining walls.
Access/Driveways: Driveways shall not be closer than 5 feet to any property line and not exceed 40 percent of the
street frontage. The width of any driveway shall not exceed 30 feet. The maximum driveway slopes cannot exceed
15%. If the grade exceeds 15%, a variance is required. Driveways exceeding 8% shall provide slotted drains at the
lower end with positive drainage discharge to restrict runoff from entering the residences or crossing any public
sidewalks.
Alley access is the preferred street pattern for all new residential development except in the Residential Low
Density (RLD) land use designation (RC, R-1, and R-4 zones) and the R-6 zone. All new residential development in
an area that has existing alleys shall utilize alley access. New residential development in areas without existing
alleys shall utilize alley access for interior lots.
Primary access for individual unit lots may be from a public alley. The shared driveways shown on the site plan
would not be a permitted access option for the proposed townhomes.
Unit Lot Drives: Unit lot drives may be constructed to serve unit lot subdivisions. Each unit lot drive may serve up
to nine (9) unit lots and shall be accessed by a public street. The paved roadway shall be a minimum of sixteen feet
(16') wide with curbing, although the Fire Department may require the paved roadway to be up to twenty feet (20')
wide. There shall be an eight foot (8') wide landscaping strip between the curb and a five foot (5') wide sidewalk
along one side of the unit lot drive. The city may elect to have a unit lot drive dedicated as a public roadway;
however, the City may require the unit lot drive to be privately.
Critical Areas: A Type Ns stream is located on the project site. A stream study is required.