20.927.040 Narrow Lot Development Standards.
A. Implementation of Performance Standards. Various design options may be proposed to address the approval criteria of VMC 20.927.030(A) through (C). For example, the use of alleys, narrow driveways, or shared driveways – either separately or in combination – are considered to be effective solutions to many identified conflicts. In addressing the above criteria, the following development standards shall apply:
1. On-site and off-site improvements plan required. A development plan that demonstrates that utilities, driveways, street trees, etc., have been located and designed to minimize conflicts with one another shall be submitted with the preliminary land division application and incorporated into the civil engineering plan set. Such plan shall, at a minimum, show all of the following features:
a. Proposed location and width of streets, sidewalks, and landscape strips;
b. Proposed location, species, and size of required street trees;
c. Proposed guest parking spaces as required by VMC 20.927.030(B) and subsection (A)(2) of this section;
d. Proposed location of other infrastructure including light poles, fire hydrants, and community mailboxes (may be reserved areas) and existing overhead lines;
e. Proposed location and width of driveways (narrow lots only);
f. Proposed location of public water line, water meter, and sewer line to serve each narrow lot;
g. Proposed location and dimensions of areas reserved on each narrow lot for private utilities (phone, cable, gas, electric, etc.) and roof infiltration systems;
2. Standards for guest parking in common areas.
a. Common areas reserved for guest parking shall have no more than five parking stalls in each area unless applicant demonstrates required parking cannot otherwise be provided.
b. Common guest parking areas shall be improved to city parking lot standards including a permanent surface, striping, curbing, three-foot-tall screening, and treatment of stormwater runoff. Use of pervious paving is encouraged.
c. Such spaces may be designed to allow for backing movements directly into local access or loop streets only.
d. Common parking areas shall be maintained by a homeowners’ association according to a maintenance agreement to be recorded with the plat.
3. Standards for solid waste and recycling access and collection.
a. An access plan for solid waste and recycling collection service to all lots in the development shall be submitted with the land division application.
b. The access and collection plan shall show a designated collection point for each lot or solid waste enclosure areas and the ability of collection vehicles to maneuver safely to all points of collection.
c. All circulation and turnaround designs must meet the requirements of VMC 11.80.070 and the Transportation Standard Details and be feasible using city-provided solid waste truck turning modeling templates and truck specifications. Collection vehicles shall be able to circulate the development and service receptacles with minimal backing required.
d. Where collection is not feasible on each lot, a designated common collection point to serve up to four lots, located no further than 150 feet from any lot it serves, may be provided. Common collection points shall be shown on the solid waste and recycling plan, and sized to accommodate the carts and bins associated with the city’s garbage, yard debris and recycling collection system. System specifics may be obtained from the city’s solid waste services department.
e. Collection vehicle turnaround must be provided in cases where more than four lots are sharing a grouped set-out or if the distance from the grouped set-out to a lot is greater than 150 feet.
f. Designated collection points shall be located adjacent to alleys or streets but shall not obstruct sidewalks, bike lanes, or vision clearance triangles.
g. Collection points shall be illustrated on plans and show footprints of all intended carts using dimensions from city-provided solid waste receptacle standards.
h. Each lot must have storage space outside of the right-of-way for carts when not set out for collection day.
4. Standards for alleys and lots with alley access. Lots with access from side or rear alleys are highly effective in addressing conflicts at the front street. Where provided, alleys and lots served by alleys shall meet the following standards:
a. Alleys shall consist of 16 feet paved width within a 20-foot public right-of-way or private easement, and shall be constructed in accordance with approved city standards. Width of alleys designated as fire apparatus access lanes shall be as approved by the fire marshal.
b. All lots adjacent to an alley, existing or proposed, shall provide access to the garage or parking space from the alley, not the adjacent street. Residences with access from alleys shall be oriented to face the public or private street, not the alley.
c. Alleys shall connect with a public or private street at both ends, unless otherwise approved by the transportation manager.
d. Maintenance of private alleys shall be the responsibility of the homeowner’s association, and a maintenance agreement shall be recorded with the plat.
e. Subdivisions which provide access from alleys to at least 50 percent of lots shall be eligible for modifications to certain development standards, as specified in VMC 20.927.050.
5. Shared driveways. Where provided for narrow lots, shared driveways shall meet the following requirements:
a. Shared driveways serving two adjacent lots shall be no wider than 30 feet, measured at the driveway throat, unless the applicant demonstrates on the development plan that a wider driveway will not result in conflicts.
b. Shared driveways which provide access to more than two lots shall be no wider than 18 feet, measured at the driveway throat, and shall be within a 20-foot minimum wide easement.
c. Only one curb cut is permitted per shared driveway.
d. Shared driveways shall be constructed in accordance with approved shared driveway standards.
e. Garages accessed from shared driveways shall be either single-car width and located no closer to the street than the front wall (not porch) of the residence or, if wider than a single-car garage, set back at least five feet from the front wall (not porch) of the residence.
6. Narrow driveways. Where provided for a narrow lot, narrow driveways shall meet the following requirements:
a. Narrow driveways shall be no wider than 10 feet measured at the driveway throat, unless the applicant demonstrates on the development plan that a wider driveway will not result in conflicts.
b. Where possible, narrow driveways on adjoining lots shall be grouped in close proximity to create space along the frontage for parking, trees, utilities, etc.
c. Narrow driveways shall be constructed in accordance with adopted narrow driveway standards.
d. Garages accessed from narrow driveways shall be either single-car width and located no closer to the street than the front wall (not porch) of the residence or, if wider than a single-car garage, set back at least five feet from the front wall (not porch) of the residence. (Ord. M-4402 § 3(BB), 2023; Ord. M-3778 § 2, 2006)