Agenda 11/13/2008 Siokane
Spokane Valley Planning Commission Agenda
Valleya Council Chambers, 11707 E. Sprague Ave.
November 13, 2008 6:00 p.m. to 9:00 p.m.
I. CALL TO ORDER
II. PLEDGE OF ALLEGIANCE
III. ROLL CALL
IV. APPROVAL OF AGENDA
V. APPROVAL OF MINUTES:
VI. PUBLIC COMMENT
VII. COMMISSION REPORTS
VIII. ADMINISTRATIVE REPORT
IX. COMMISSION BUSINESS
NEW BUSINESS: STUDY SESSION, TITLE 20, SUBDIVISIONS
X. FOR THE GOOD OF THE ORDER
XI. ADJOURNMENT
COMMISSIONERS CITY STAFF
IAN ROBERTSON, CHAIR KATHY MCCLUNG, CD DIRECTOR
FRED BEAULAC, VICE-CHAIR GREG MCCORMICK, PLANNING MGR, AICP
JOHN G. CARROLL SCOTT KUHTA, LONG RANGE PLANNER, AICP
CRAIG EGGLESTON MIKE BASINGER, SENIOR PLANNER, AICP
GAIL KOGLE CARY DRISKELL, DEPUTY CITY ATTORNEY
MARCIA SANDS DEANNA GRIFFITH, ADMIN
ART SHARPE WWW.SPOKANEVALLEY.ORG
CITY OF SPOKANE VALLEY
Request for Planning Commission Action
Meeting Date: November 13, 2008 City Manager Sign-off:
Item: Check all that apply: ❑ consent ❑ old business ❑ new business ❑ public hearing
information ❑ admin. report ❑ pending legislation
AGENDA ITEM TITLE: Study Session to discuss the update of Spokane Valley
Municipal Code Title 20, Subdivision Regulations.
GOVERNING LEGISLATION: RCW 36.70A , RCW 35A.63, and SVMC 17.80.150
PREVIOUS PLANNING COMMISSION ACTION TAKEN: None
BACKGROUND: The Uniform Development Code was adopted in September of 2007 and was
effective October 28th, 2007. Title 20, Subdivision Regulations, was one of the new titles
implemented at that time. Subsequently, staff, surveying professionals, and the public have
identified numerous errors, inconsistencies, impractical items, and even processes that have
been omitted. The ordinance was reviewed by David Evans and Associates (DEA) and
representatives of the Inland Empire Chapter of the Land Surveyors' of Washington (LSAW).
Comments from both parties, as well as staff, have been incorporated into the draft. Staff has
met with the LSAW representatives and it is apparent that some disagreement exists on certain
issues, but it appears that the major issues have been resolved.
During the review process, it became apparent that certain requirements within the code were
unreasonable and prevented most plats reviewed under these guidelines from being recorded.
An emergency code amendment, Ordinance # 08-021, eliminating references to high accuracy
standards and electronic submittal requirements was passed by the Council in October 14,
2008.
The working draft provided for your information is still under review by staff and the legal
department. It is expected that minor text changes and formatting issues may still be included
prior to the release of the public comment draft. However, the draft will remain essentially the
same. A table is attached that identifies the majority of changes proposed, but excludes some
of the minor changes that may include rewording for clarification or word insertions. The
specific code section, the issue, and the recommended change are noted in the table. It may be
helpful to reference the table as you are reviewing the document to understand why a change is
proposed.
ANALYSIS: Spokane Valley Municipal Code Section 17.80.150.F provides approval criteria that
amendments of the Spokane Valley Municipal Code must meet. Those criteria include:
1. The proposed amendment(s) are consistent with the applicable provisions of the
Comprehensive Plan.
2. The proposed amendment(s) bear a substantial relation to the public health, safety,
welfare and protection of the environment.
The applicable goals or policies of the Comprehensive Plan are:
LUG-13 requires the City to develop and maintain an efficient and timely development review
process. Maintaining an efficient and timely review process requires review and modification.
The update is consistent with this goal.
Policy LUP-13.1 requires that the City maximize efficiency of the development review process
by continuously evaluating the permitting process and modifying as appropriate. The review
and update of the code is consistent with the policy to modify as appropriate.
Policy LUP-13.2 requires that the City assist developers with proposals by continuing to offer
pre-application meetings in order to produce projects that will be reviewed efficiently. The short
plat application process currently does not require that the applicant attend a pre-application
conference. Staff's experience indicates applicants that do not attend the conferences are more
likely to have incomplete applications, which results in delays in the permit review process. The
specific code amendment that requires short plat applicants attend pre-application conferences
unless the requirement is waived facilitates a quicker review process for inexperienced
developers, and allows the requirement to be waived if the meeting is unnecessary.
The proposed update does not impact public health, safety or protection of the environment, but
it is in the interest of public welfare to provide an efficient ordinance for the review of short plats,
subdivisions, and binding site plans.
OPTIONS: Review and recommend approval as drafted, recommend approval with
modifications, or recommend that the proposal not be adopted by the Council.
RECOMMENDED ACTION OR MOTION: No action required at this time. The Planning
Commission will conduct a public hearing on December 11, 2008 in order to forward a
recommendation to the City Council.
BUDGET/FINANCIAL IMPACTS: NA
STAFF CONTACT: Lori Barlow, Associate Planner
ATTACHMENTS:
(1) Amended Text
(2) Table of Changes
Title 20
SUIDIVISION REGULATIONS
Chapters:
20.10 Authority
20.20 General Provisions
20.30 Preliminary Short Subdivisions, Subdivisions and
Binding Site Plans
20.40 Final Short Subdivisions, Subdivisions, and
Binding Site Plans
20.50 Preliminary Plat, Short Plat, and Binding Site Plan
Alterations
20.60 Final Plat and Short Plat Alterations
20.70 Plat Vacation
20.80 Boundary Line Adjustments/Eliminations
Title 20—Draft#4 Y,= �•_ _�. �t r.,,_,a_��, �..m..�_.e.�.. �.. •�� Page 1 of 25
November 13, 2008
Chapter 20.10
AUTHORITY
Sections:
20.10.010 Purpose.
20.10.010 Purpose.
This title is established in accordance with Chapter 58.17 RCW which authorizes
cities to administer the process for the division of land. (Ord. 07-015 § 4, 2007).
Chapter 20.20
GENERAL PROVISIONS
Sections:
20.20.010 Purpose.
20.20.020 Exemptions.
20.20.030 Legal lot.
20.20.040 Approval required prior to recordation.
20.20.050 Prohibition against sale, lease or transfer of property.
20.20.060 Vertical datum.
20.20.070 Monumentation.
20.20.080 Professional land surveyor.
20.20.090 General design.
20.20.100 Findings.
20.20.110 Attached Single Family Subdivisions
20.20.010 Purpose.
Pursuant to the purposes set forth in RCW 58.17.010, the regulations in this title are
necessary to:
A. Promote the health, safety, and general welfare in accordance with standards
established by the state and the City;
B. Promote effective use of land by preventing the overcrowding or scattered
development which would be detrimental to health, safety, or the general welfare due to
the lack of water supplies, sanitary sewer, drainage, transportation, or other public
services, or excessive expenditure of public funds for such services;
C. Avoid congestion and promote safe and convenient travel by the public on streets
and highways through the proper planning and coordination of new streets within
subdivisions with existing and planned streets in the surrounding community;
D. Provide for adequate light and air;
E. Provide for adequate water, sewage, drainage, parks and recreational areas, sites
for schools and school grounds, and other public requirements;
F. Provide for proper ingress and egress;
G. Provide for housing and commercial needs of the community;
Title 20—Draft#4 iw➢.� .,�._ Page 2 of 25
November 13, 2008
H. Require uniform monumentation of land divisions and conveyance of accurate
legal descriptions;
I. Protect environmentally sensitive areas;
J. Provide for flexibility in site design to accommodate view enhancement and
protection, protection of streams and wetlands, protection of steep slopes, and other
environmentally significant or sensitive areas;
K. To ensure consistency with and to further the goals and policies of the
Comprehensive Plan; and
L. To provide a process for the division of land for the following:
1. Short Subdivision or short plat. The division of land into nine or fewer lots,
tracts, parcels, sites or divisions with a level of review that is proportional to the effect
those lots may have on the surrounding area;
2. Subdivision or plat:.-The division of land into 10 or more lots, tracts, parcels,
sites or divisions with a level of review that is proportional to the effect those lots may
have on the surrounding area;
3. Binding Site Plan. An alternative method of dividing property interests and
applying to the phased division of any land for sale or lease which is zoned for
commercial, business, office, or industrial development, or which is to be developed as
condominiums or a manufactured home park. (Ord. 07-015 § 4, 2007).
20.20.020 Exemptions.
The provisions of this title shall not apply to:
A. Cemeteries and other burial plots while used for that purpose (RCW 58.17.040(1));
B. Divisions made by testamentary provisions, or laws of descent (RCW
58.17.040(3));
C. Division of land into lots or tracts if such division is a result of subjecting a portion
of the parcel or tract of land to either Chapter 64.32 RCW (Horizontal Regimes Act) or
Chapter 64.34 RCW (Condominium Act) subsequent to the recording of a binding site
plan for all such land (RCW 58.17.040(7));
D. Division of land due to condemnation or sale under threat thereof, by an agency or
division of government vested with the power of eminent domain;
E. Division or acquisition of land for public right-of-way as determined by the Director;
F. A division of land for purpose of leasing land for facilities providing personal
wireless services while used for that purpose (RCW 58.17.040(8)); and
G. A division of land into lots or tracts of less than three acres that is recorded in
accordance with Chapter 58.09 RCW, used or to be used for construction and operation
of consumer or investor-owned electric utilities to meet the electrical needs of a utility's
existing and new customers as set forth in RCW 58.17.040(9). (Ord. 07-015 § 4, 2007).
20.20.030 Legal lot.
Development shall be permitted only on legally created lots. A lot is created in
compliance with applicable state and local land segregation statutes or codes in effect
at the time the lot was created or binding site plan was approved including, but not
limited to, demonstrating the lot was created through one of the following:
A. Lots created through subdivision, a plat approved by the City or Spokane County
separately describing the lot in question; or
Title 20—Draft#4 Page 3 of 25
November 13, 2008
B. Lots created through short subdivision, a short plat approved by the City or
Spokane County separately describing the lot in question; or
C. Lots created pursuant to a binding site plan process in effect at the time the
I binding site plan was approved by the City or Spokane County; or
D. A deed, contract of sale, mortgage, property tax segregation, plat, or recorded
survey describing the lot in question if the instrument was:
1. Executed prior to March 24, 1980, for subdivisions (effective date of County's
first subdivision ordinance) while the lot in question was under Spokane County
jurisdiction; or
2. Executed prior to March 13, 1978 (effective date of County's first short
subdivision ordinance), for short subdivisions while the lot in question was under
Spokane County jurisdiction; or
3. Executed prior to July 1, 1969 (effective date of Chapter 58.17 RCW). (Ord.
07-015 § 4, 2007).
20.20.040 Approval required prior to recordation.
Any map, plat or plan, unless previously exempt, hereafter made of a proposed short
subdivision, subdivision or binding site plan, or any part thereof, shall be presented for
approval and be recorded as set forth in SVMC 20.40.030. No such map, plat or plan
shall be recorded or have any validity unless or until it has the approval of City
departments and agencies with jurisdiction as required by this title. (Ord. 07-015 §4,
2007).
20.20.050 Prohibition against sale, lease or transfer of property.
No person shall sell, lease or offer to sell or transfer any lot, tract or parcel subject to
I the requirements of this title without first receiving approval hereunder by the City and
recording the approved division with Spokane County; provided, that if performance of
an offer or agreement to sell, lease or otherwise transfer a lot, tract or parcel of land is
expressly conditioned on the recording of the subdivision, short subdivision or binding
site plan containing the lot, tract, or parcel, the offer or agreement does not violate any
provision of this title. (Ord. 07-015 § 4, 2007).
20.20.060 Vertical datum.
Where topography is required to be shown, the land survey data must be based on
I the 142-+''.--T-1 (20:---- North American Vertical Datum (N'AVD-88). (Ord. 07-015 § 4,
2007).
20.20.070 Monumentation.
Right-of-way, street centerline and street intersection mMonumentation shall be
established as rs -s described by City adopted street construction standards. In
addition, for short subdivision, subdivision or binding site plans, every lot corner shall be
marked or referenced : '..' - ; . el 'r-r r r' ^d in a permanent manner with
the registration number of the professional land surveyor in charge of the survey in
accordance with state law. (Ord. 07-015 § 4, 2007).
Title 20-Draft#4Page 4_of 25
November 13, 2008
20.20.080 Professional land surveyor.
The preparation of all preliminary and final short subdivisions, subdivisions and
binding site plans shall be made by or under the supervision of a professional land
surveyor licensed in the State of Washington. The professional land surveyor shall
certify on the final plat that it is a true and correct representation of the lands actually
surveyed. A survey is required on all final plats. All surveys shall comply with Chapter
58.09 RCW, Sury y Recording Act, and - --: -^e -- e - - -e - WAC
332-130 WAG). (Ord. 07-015 § 4, 2007).
20.20.090 General design.
The design of short subdivisions, subdivisions and binding site plans shall conform to
the requirements of all applicable City plans, regulations, and design and development
standards. In addition:
A. The design, shape, size, and orientation of the tracts. lots should be appropriate for
the use for which the divisions are intended, and the zoning and land use classification
identified in the Comprehensive Plan of the area in which they are located.
B. Lot Arrangement.
1. Side lot lines shall generally be perpendicular to public street rights-of-way, but
may be within twenty degrees of perpendicular, or radial to the right-of-way in the case
of curvilinear streets or cul-de-sacs.
2. Corner Lots.
a. The lot lines at the intersection of two public streets shall be located a
minimum of two feet behind the back of curb.
b.At the intersection of two arterial streets (collector, minor or principal), an
area extending a minimum of fifteen feet behind the pedestrian ramp landing shall be
contained within right-of-way and/or a border easement for the placement of street
lights, traffic signals, et cetera and their related appurtenances (see following exhibit).
The boundary of this area shall be defined by an arc that is tangent to the property lines
at both ends. The only utilities allowed within this area are those necessary for the
function of the proposed lights, signals et cetera.
W •
Zr
/ Y J
/ QJ I Q
W
q ~
BORDER EASEMENT
\i� 15'
TANGENT _ LANDING�y
•
SIDEWALK
fly/ CURB
RIGHT OF WAY 2' MIN.— —
•
ARTERIAL
s_.�
Title 20—Draft#4 _�-.Page 5 of 25
November 13, 2008
The lot lines et the ! or-- 4-i^„ _f • ^ ^ ! rur "long the
hypotenuse of the .2 - t'.e rt t-
along the front and aide-of the lot;
The lot linos ^t the intersection of " !cc_ t, -t
In I k ; ; I . I r 1 intersS.Icon
adj-c-n' t- t I.ILIL -1^ ,g t-_ -nt - ^-c :h" lot;
c. th:-. r.to.rsection of public or private streets, an-d-p-r-ivate
driveways interaccting public or private strec,. '- ^ 150 feet in
d -n t^ ' rnanrer approved by the City;
d, Corner lots in single family or two-family serving low d-nsity residential
development shall have an average width at least 15 percent greater than the width of
interior lots along both adjacent streets to permit building setback and orientation to
both streets.
3. Lot Dimensions.
a. Lot dimensions shall comply with the minimum standards established in
Chapter 19.40 SVMC;
b. Flag lots are prohibited. Reverse flag lots providing access to alleys or
amenities located to the rear of the property are permitted;
c. No lot shall have an average depth greater than three times its average
width.
4. Double Frontage Residential Lots.
a. Double frontage and reverse frontage lots shall be avoided except where
necessary to separate residential development from arterial roadway or to overcome
specific disadvantages of topography and orientation;
b. When lots back to arterials, a screening device shall be installed on the
lot(s) limiting visibility between the arterial and the adjoining lots in accordance with
Chapter 22.70 SVMC;
c. No building, except buildings designed and constructed as two-family
dwellings or one-family attached dwellings, shall be constructed on or across existing lot
lines. Where buildings are designed and constructed on or across lot lines, the building
shall be located so that the common wall separating the individual living units is located
on and along the common lot lines of the adjoining lots.
C. Block dimensions should reflect due regard to the needs of convenient access,
public safety, connectivity, emergency vehicle access, topography, road maintenance,
and the provision of suitable sites for the land use planned.
1. Block Length. Blocks shall not e; e-e-acl 300 feet except as provided in the
r- u r C , assc•ciated with tho
-uch as-ere-' , , -r parks justify longer length. Block length shall be per the
adopted Street Standards.
2. Block and Lot Labeling. Blocks and lots shall be identified in sequential
_ r numerical order.
3. Street alignments shall be designed and constructed with appropriate
consideration for existing and planned reads streets, anticipated traffic patterns,
topographic and drainage conditions, public safety, adopted Street Standards,
Comprehensive Plan and the proposed use of the land so divided.
Title 20—Draft#4 Page 6_of 25
November 13, 2008
D. When a tract is subdivided into lots of one acre or more in size, the community
development director (hereafter referred to as the "director") may require an
arrangement of the tracts lots and roadsstreets, in conformance with the adopted
Arterial and Local Access Street Master Plan such as to permit a subsequent redivision
•- __ _ -• ' - _-= _ ,_ _ e+-_ _ •- _; . The resulting plan shall be
binding to the extent that structures shall not be allowed to be placed within the setback
area from the future right-of-way.
E. Lots should not be divided by the boundary of any city, county, zoning designation,
or public right-of-way.
F. Every lot shall have direct access to a paved public street, private street, or an
easement for a private driveway casement.
G. Prior to filing the final short subdivision, subdivision or binding site plan application,
the applicant shall improve or make appropriate provisions for the construction of the
public or private streets, alleys or private driveways that provide access to lots being
created through the short subdivision, subdivision, or binding site plan consistent with
appropriate applicable City-adopted standards.
H. Wastewater design shall be in compliance with all applicable City regulations and
other jurisdictional agencyios' regulations.
I. Adequate public domestic water supply and/or fire protection shall be provided in
compliance with all applicable City regulations and other jurisdictional agencyics'
regulations.
J. All road designs shall be in conformance with Chapter 22.130 SVMC and adopted
street standards.
K. Provisions for stormwater runoff shall be in compliance with City
regulations for stormwater management as set forth in Chapter 22.150 SVMC.
L. Existing and proposed Eeasements for electric, water, sewer, gas, and similar
utilities shall be illustrated on the Thai short plat, plat, or binding site plan. The utility
purveyors shall indicate to the community development department (hereafter referred
to as the "department") in writing that the easements are adequate for their service
needs.
M. The short subdivision, subdivision, or binding site plan shall provide for the
location of underground utilities within public rights-of-way, border easements, alleys or
utility easements including, but not limited to, those for electricity, communications and
street lighting. When conditions make underground installation impractical, the director
may waive the requirement for underground utilities. (Ord. 07-015 § 4, 2007).
20.20.100 Findings.
Prior to approving any preliminary short subdivision, subdivision or binding site plan,
the department in the case of short subdivisions and binding site plans or the hearing
examiner in the case of subdivisions shall determine and make written findings of fact
that appropriate provisions are made for the following:
A. The public health, safety, and general welfare;
B. Open spaces;
C. Drainage ways;
D. Streets or roads, alleys, sidewalks, and other public ways;
E. Transit stops;
F. Public potable water supplies;
Title 20—Draft#4 Page 7_of 25
November 13, 2008
G. Sanitary sewer;
H. Parks and recreation;
I. Playgrounds, schools and school grounds;
J. Sidewalks and other planning features that assure safe walking conditions for
students who only walk to and from school;
K. Whether the public interest will be served by the short subdivision, subdivision, and
binding site plan;
L. The proposed short subdivision, subdivision or binding site plan is in conformity
with all applicable development code provisions; and
M. Other requirements found to be necessary and appropriate and for which written
standards and policies have been adopted. (Ord. 07-015 § 4, 2007).
20.20.110 Attached Single Family Subdivisions
Applications for an attached single family subdivision consisting of nine or fewer lots
shall be submitted and processed according to the requirements for content and form
for preliminary and final short subdivisions and process as stated in SVMC 22.30
through 22.40. Application for an attached single family subdivision consisting or 10 or
more lots shall be submitted and processed according to the requirements for content
and form for preliminary and final subdivisions as stated in SVMC 20.30 through 20.40.
Application for alterations of any preliminary short subdivision or subdivision shall be
submitted and processed according to the requirements of 20.50. Applications for
alterations of any final short subdivision or subdivision shall be submitted and
processed according to the requirements of 20.60. Applications for vacation of any plat
shall be submitted and reviewed according to the requirements of SVMC 20.70.
Title 20—Draft#4 Page 8_of 25
November 13, 2008
Chapter 20.30
PRELIMINARY SHORT SUBDIVISIONS, SUBDIVISIONS AND
BINDING SITE PLANS
Sections:
20.30.010 Application.
20.30.020 Contents of application.
20.30.030 Processing applications.
20.30.040 Distribution of plans.
20.30.050 Expiration of preliminary approval.
20.30.060 Time extensions.
20.30.010 Application.
Prior to filing a -'i t'. ^ f-r _, ,'-cry short subdivision or binding site plan
tho dcpertm^nt, it is rscommcndod th `-- '^ ,1 r e ati-9-R
conf,s, 'o the prQvisiors of hapter 17.80 SVMC to obtain application
ferms and receive gonero! information regarding the-Kort subdivision procc.,,so. Prior to
filing an application for a preliminary subdivision, short subdivision, or binding site plan a
pre-application conference pursuant to the provisions of Chapter 17.80 SVMC is
required unless this requirement is waived by the Director. (Ord. 07-015 § 4, 2007).
20.30.020 Contents of application.
Every preliminary short subdivision, subdivision or binding site plan shall consist of
the appropriate application form, applicable fees and the following:
A. Maps and Exhibits.
1. Ten copies of the preliminary short plat, plat or binding site plan which shall be
a legibly drawn map, 18 by 24 inches in size for short plats; 24 by 36 inches in size for
plats and binding site plans at a scale of one inch equals 50 feet or one inch equals 100
feet. If approved by the department, an alternative appropriate scale may be used;
2. One reduced (eight and one-half by 11 inches or 11 by 17 inches) copy of the
preliminary short plat, plat or binding site plan;
3. One copy of the Spokane County assessor's half-section map clearly
indicating the subject property. Additionally, all adjacent properties with parcel numbers
must be indicated on the half-section map. Assessor's maps for preliminary subdivisions
shall indicate the parcel numbers of all properties within 400 feet of the subject property,
unless the applicant owns adjacent property, in which case the map shall show the
location and parcel number of all properties within 400 feet of the applicant's ownership;
4. _Lova! description of thc-s-ubj ^t�roporty Nith tho source of the-i-eg-
description clearly indicated; A written narrative describing the proposal including, but
not limited to, the number of proposed lots, nature of surrounding properties, proposed
access, zoning, utility providers, method of sewerage, and timing of phasing of the
development (if any). The narrative shall also address compliance to applicable
sections of the development code and other applicable regulations;
Title 20—Draft#4 Page 9 of 25
November 13, 2008
5. A plat certificate dated within thirty (30) days of the application filing date
confirming that the title of the lands as described and shown on the short plat,
subdivision, or BSP is in the name of the owners signing.
Mops end exhibits shell cIsc bo cuhmitted on of the following electronic tilt,
1 a.. V/\111 .lv . u v .J l+ VUwI IaLV\.. in following V val
format:
rt At'tc('/\.D (N i- n •
b. ESR' a/ a I 't m 4' 1 , n Vifiv vrv\
1 .1 � 1 _
c. Microstation .dgn (Nationl CAD Standard); cr
d. Other format os approved by the director;
6. Public notice packet. The Assessor's map(s) and the title company search
shall be current within sixty (60) days of issuing the notice of application. If the
information is more than 60 days old at the time the notice of application is issued, the
applicant shall provide current information; and
7. SEPA environmental checklist for preliminary subdivisions and binding site
plans. An environmental checklist will be required for a preliminary short plat if the
construction of improvements will involve more than 500 cubic yards of grading,
excavation or fill, or if critical areas exist on site.
B. Preliminary short subdivision, subdivision or binding site plan data (to be included
on the preliminary short plat, plat or binding site plan).
1. Name, address and telephone number of the owner of the subject property
and the person with whom official contact should be made regarding the short plat, plat,
or binding site plan;
2. Title of the proposal proposed division;
3. Location of subject property by quarter-quarter(s) of the section, township and
range;
4. Legal description of the subject property with the source of the legal
description clearly indicated. >n—�NT+x nT rrati'v'a describing the proposal including, but
nnot Iirr e44 'he nl nr t er of proposed Ivan nature of otit�rG'ul r r'ri�
V• i l l l u a T�Tv TGi�-!w�C+, proposed�J�.+V v V�.1 . �, 1 11.n L l..1 v V . - �..r V 1 1 ,
accocc a, ... .m n� - .. - 0 ah./ tia��Qlopmnn� Tho narrative shall also address
veal t.. 1 1 J r N 1 V VIv 1IL. , 1 �./ . tii 1 GiIV\/ VI U11 also address
complcompliance to _ I'n hlv v_ct me of —c `ddo�ve!opmlent code nr +h�r�NNI it ab-i .
iance IQI V 1 v ..l va . `-' a,l 1 ' v
i cguiaticns
5. Vicinity map- a 1 v-r' indicates the subject propo- A vicinity map at a
scale of not more than four hundred feet (400') to the inch. Except that the Community
Development Director may approve an alternative scale if requested. The vicinity map
shall show all adjacent parcels. It shall show how the streets and alleys in the proposed
subdivision connect with existing and proposed streets and alleys in neighboring
subdivisions or unplatted property.
6. North arrow, scale and boundary of the proposed short plat, plat, or binding
site plan, and the date map is prepared;
7. Boundaries of all blocks, lot numbers, }Ile ^ `i-- of lots, lot lines end
along with their dimensions and areas in square feet;
8. Location and identification of existing utilities;
9. Location, names and widths of all existing and proposed streets, roads and
access easements within the proposed short subdivision, subdivision, or binding site
Title 20—Draft#4 Page 10 of 25
November 13, 2008
plan and within 100 feet thereof, or the nearest City street if there is no City street within
100 feet of the subject property;
10. All e;dsting cr p rcpcs easements, including border easements, or tracts
proposed to be dedicated for any public purpose or for the common use of the property
owners of the short plat, plat or binding site plan;
11.AII existing easements that affect the subject property;
=P.-12. Location of any natural features such as wooded areas, streams, drainage
ways, special flood hazard areas, or critical areas as defined in SVMC Title 21;
1213. Location of existing buildings, septic tanks, drainfields, wells or other
improvements, and a note indicating if they will remain or be removed;
1414. Whether adjacent property is platted or unplatted. If platted, give the name
of the subdivision. If the proposed short subdivision, subdivision or binding site plan is
the subdivision of a portion of an existing plat, the approximate lines of the existing plat
are to be shown and a copy of the existing plat, along with ony and all the recording
numbers of any recorded covenants and easements;
4415. Topographic information at tw; five-foot maximum contour intervals, or at
two-foot intervals where overall site topography is too flat to be depicted by five-foot
intervals. Delineate areas with any slopes that are greater than thirty (30) percent.
Topographic information roquirod by this sc . _.'; ' ^=. ., - - _ e z -
1516. "Site data table" showing number of proposed lots, frontage for each lot, lot
area for each lot, existing zoning, water supplier, and method of sewerage; and
-°-+ - =r - . --{.. . by global positioning systern
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20.30.030 Processing applications.
Preliminary short subdivisions and binding site plans are classified as Type II
applications; preliminary subdivisions are classified as Type III applications. Both
application types shall be processed pursuant to the applicable provisions of Chapter
17.80 SVMC. (Ord. 07-015 § 4, 2007).
20.30.040 Distribution of plans.
When the department determines that the application is complete pursuant to SVMC
17.80.100, the department shall distribute the application materials to affected agencies.
The department or reviewing agencies may request additional information during the
review process. (Ord. 07-015 § 4, 2007).
20.30.050 Expiration of preliminary approval.
Approval of a preliminary short subdivision, subdivision, or binding site plan shall
automatically expire five years from the date of approval unless a complete application
for a final short subdivision, subdivision, or binding site plan meeting all requirements
.. ___
Title 20—Draft#4 Page 11 of 25
November 13, 2008
under this title is submitted to the City. Extension of time may be granted as provided in
SVMC 20.30.060. (Ord. 07-015 § 4, 2007).
20.30.060 Time extensions.
An application form and supporting data for time extension requests must be
submitted to the department at least 30 days prior to the expiration of the preliminary
short subdivision, subdivision, or binding site plan. Time extension requests shall be
processed as a Type I application pursuant to Chapter 17.80 SVMC.
The director may approve an extension provided there are no significant changed
conditions or changed development regulations which would render recording of the
short subdivision, subdivision or binding site plan contrary to the public health, safety or
general welfare; and provided one or more of the following circumstances is found to
apply:
A. That some portion of the existing preliminary short subdivision, subdivision, or
binding site plan has been finalized since the project was approved and the remaining
lots would form a unified development consistent with the original approval;
B. That the preliminary short subdivision, subdivision, or binding site plan remains
generally consistent with the original plat or binding site plan that was approved, and the
applicant has taken substantial steps toward finalizing the plat or binding site plan,
which shall include at least one of the following:
1. Surveying the lots within the development;
2. Arranging for public services to the site;
3. Obtaining necessary financing for all or a portion of the preliminary short
subdivision, subdivision, or binding site plan; and/or
4. Completing studies or other requirements which were part of preliminary short
subdivision, subdivision, or binding site plan approval;
C. That at the time preliminary approval was granted, development of the proposal
was conditioned upon the extension of public services which are not yet available. This
provision shall not apply to public utility extensions which the project sponsor would
normally fund.
If the conditions set forth in subsections A, B or C of this section are met, the
department may grant a single, one-year time extension. Prior to granting time
extensions, the director shall circulate the time extension request to affected agencies
for comments. Additional or altered conditions recommended by affected agencies may
be required as a condition of this extension.
City departments may also recommend additional or altered conditions.
The department shall issue a written decision approving or denying the time
extension request and provide copies to affected agencies, the applicant, and those
parties requesting a copy of such decision. Appeals of a time extension shall be filed in
a manner consistent with the provisions of Chapter 17.90 SVMC. (Ord. 07-015 § 4,
2007).
Title 20—Draft#4 Page 12 of 25
November 13, 2008
Chapter 20.40
FINAL SHORT SUBDIVISIONS, SUBDIVISIONS, AND BINDING
SITE PLANS
Sections:
20.40.010 Final submittal.
20.40.020 Contents of final plat.
20.40.030 Filing final short plat, plat or binding site plan.
20.40.040 Bond in lieu of construction limitations.
20.40.050 Phasing.
20.40.010 Final submittal.
A. The final short subdivision, subdivision, or binding site plan shall incorporate all
conditions of the preliminary approval. The final short subdivision, subdivision, or
binding site plan shall incorporate all conditions of approval imposed by the hearing
examiner.
B. All final subdivision, short subdivision or binding site plan submittals shall include
the following:
1. A minimum of 10 copies of the proposed final short plat, plat or binding site
plan;
2. Appropriate fees;
3. Three copies of a plat certificate dated within 30 days of the application filing
date confirming that the title of the lands as described and shown on the short plat,
subdivision, or BSP is in the name of the owners signing; and
4. Maps e;;c! e;:!;!b!ts shall also be submitted in one of the following electronic file
formats at the time the mylars are submitted, unless this requirement is waived by the
Director:
a. Of (Portable Document FormatAutcCi,D . cc. (r, d;_, ( =�• r-�;
b. tiff (Tagged Image File Format) ° - ' „- -it!cc!!y c!cssified
!avers);
c. ' - ..da=d;; or
d. Other commonly used format as approved by the director.
5. Electronic submittals shall be in accordance with the following criteria:
a. Submittals shall utilize a file name using the City submittal number. For
example, SUB-08-06.xxx or SHP-22-07.xxx;
b. Lines, text and details shall be complete, clear and crisp and at a
resolution that enables the smallest detail to be recognized and understood when
magnified.
c. The electronic files shall be delivered on a cd or dvd that is legibly labeled
with subdivision name and phase; submittal number; file creation date; and contact
information (firm name, address and phone number). As an option, an email submittal
is acceptable and shall include a letter transmittal with the same information.
d. CADD criteria - reserved
Title 20—Draft#4n�.r�._�_.._. .....�..�.a=.._-..e, .�e._. Page 13_of25
November 13, 2008
C. The final short plat, plat or binding site plan shall show:
1. All monuments found, set, reset, replaced or removed and not replaced,
describing their kind, size and location and giving other data relating thereto;
2. Bearing trees, corner accessories or witness monuments, basis of bearings,
bearing and length of lines, scale of map with graphic bar scale and north arrow;
3. Any other data necessary for the interpretation of the various items and
locations of the points, lines and areas shown;
4. Ties to Reference and show adjoining surveys of record and plats;
5. The allowable error of mathematical closure for the final plat map shall not
exceed one foot in 80,000 feet or 0.04 foot, whichever is greater;
6. Bearings and lengths are to be shown for all lines; no ditto marks are to be
used;
7. Arrows shall be used to show limits of bearings and distances whenever any
chance of misinterpretation could exist;
8. Plat boundary and street rncnumontcenter lines having curves shall show
radius, arc, central angle and tangent for each curve and radial bearings where curve is
intersected by a non-tangent line. Spiral curves shall show two spiral curve elements in
addition to the chord bearing and length;
9. Lots along curves shall show arc length along curvo and radialbe^rings at lot
coma-r-sand radius. For lot corners that are on non-tangent or non-perpendicular curves,
the radial bearing shall be shown.- If a curve table is provided, it shall show angle for
each segment of the curve along each lot, arc length, tangent length, and radius. Radial
hsaring, along ! !in^s .vill not be-rcnuirod;
10. All dimensions shall be shown in feet and hundredths of a foot. All bearings
and angles shall be shown in degrees, minutes and &ccondo;!Iseconds; All partial
measurements shown shall equal the total overall measurements shown.
11. When o'ev^t_inns a ooded permanent bond-, marl,(s) ',hall to shown on
>_;?e4i shor p.,!a --a location and on a datum plane approved by the City;
12. The final short plat, plat or binding site plan shall indicate the actual net area
for each platted lot exclusive of the right of way dedicated or private road right of way.
Lots one acre and over shall be shown to the closest hundredth of an acre, and all other
lots shall be shown in square feet to the nearest square foot; and
123. Boundary points for corners shall be located and referenced to the current
control network as established by the Spokane County GPS control project and that
coordinate system. The controlling points used by this subdivision shall be indicated on
the map. by • a; "CF )
ri ,nshort
subdivision or final binding s'#° plan based on Washington
Mate Plane Cccrdir,atc
Zone Nn t .k„ -ri"-1, - ■ - \• A' .2) is v1 Dr��. h
accuracy (Lu\uDan ) or high precision gs.�lo 'e�.tTinOTnrot,, orlc (HPG4
)
standords. Tho, �in�l -d , i i din 1 bort subdivision or final binding sit plan ti, Uti, , 1 u �., , , , , bort subdivision,V, final 1 1 IAV ,�1 J ,a
er
- a n,-u ^ map owing the control system througha^jh{ch tho
vv, .i
r i ^ n.. min of I an 1 aarain ., • nrSI v „ ^..•.. ,i a
RCtinr��-,;5Q 0a-07tean. (Ord. 07-015 § 4, 2007).
--r�
20.40.020 Contents of final plat.
All surveys shall comply with the Survey Recording Act (Chapter 58.09 RCW),
minimum standards for survey and land descriptions (Chapter 332-130 WAC), and any
Title 20—Draft#4 Page 14 of 25
November 13, 2008
I applicable City standards-for rood construction. The contents of a final short subdivision,
subdivision or binding site plan shall include the following:
A. The final short plat, plat or binding site plan shall be a legibly drawn, printed, or
reproduced permanent map. Final short plats shall measure 18 by 24 inches. Final plats
and binding site plans shall measure 24 by 36 inches. A two-inch margin shall be
provided on the left edge, and a one-half-inch margin shall be provided at the other
edges of the plat. If more than one sheet is required, each sheet shall show sheet
numbers for the total sheets.
B. The file number of the short plat, plat or binding site plan, location by quarter-
quarter of a section, township and range shall be shown.
C. The scale shall be 50-(ono inch equals 59 feet) or 100-(o c inch sekIs 100 feat)
feet to the inch. If approved by the department, an appropriate scale may be used which
does not exceed 200 kmac inch eq-u-a is 200 feet)feet to the inch, provided a 400 (on-e
lnG &q-u-a-1-s-^00 feet)feet to the inch reduced copy is also submitted. The scale shall be
shown in a text form as well as a graphic bar scale.
D. A bold distin boundary line shall delineate the existing perimeter boundary
of the short plat, plat or binding site plan prior to any dedication to the public.
E. The location and widths of streets, alleys, rights-of-way, and easements serving
the property, parks and open spaces proposed within the divisionshcri ;-lat and those
platted easements existing immediately adjacent to the division smart plat shall be
shown and or identified. Areas to be dedicated to the public must be labeled.
F. Layout and names of adjoining subdivisions, subdivision lots or portions thereof
shall be shown within and adjacent to the subdivision boundary.
G. The layout, lot and block numbers, and dimensions of all lots shall be shown.
H. Street names shall be shown.
I. Street addresses for each lot shall be shown.
J. Plat restrictions required as conditions of preliminary short subdivision, subdivision
or binding site plan approval shall be shown.
K. A.pp;o#a4o easements z . r Existing easements and utility
easements shall be identified, shown and labeled. Recording information for the
easement(s) shall be provided on the survey. Any easement and/or utility easement
being created by this division shall be so identified, shown and labeled. .
L. Any special statements of approval required from governmental agencies, including
those pertaining to flood hazard areas, shorelines, critical areas, and connections to
adjacent state highways shall be shown.
M. A notarized certification and acknowledgements by the owner(s) and beneficiary, if
other than the city, as shown on a current plat certificate shall be provided dedicating
streets, areas intended for other public use, and granting of easements for slope and
utilities.
N. A certification signed by a professional land surveyor registered in the state of
Washington stating that the final short plat, plat or binding site plan was surveyed and
prepared by ti emhim/her, or under th oir his/her supervision; that plat is a true and
correct representation of the subject land; and that monumentation has been
established as required by City standards. Certification must be consistent with RCW
58.09.
Title 20—Draft#4 Page 15 of 25
November 13, 2008
O. The city council authorizes final approval of any final plat, short plat, or binding site
plan. If the plat contains multiple sheets, the first sheet shall contain the required
signatures. The plat must be , if it !o reviewed and signed by the following:
1. Spokane Valley public works director Development Services Senior Engineer;
2. Spokane Valley community development director;
3. Spokane County utilities director;
4. Spokane Regional Health District (only where septic systems and/or private
wells are required to serve the development);
5. Spokane County treasurer;
6. Spokane County assessor;
7. Wotor purveyor representf- e;
g. Hearing examiner for final subdivision plats only;
9. R�. doport,mont r rFe&ertteth-Po. (Ord. 07-015 § 4, 2007).
20.40.030 Filing final short plat, plat or binding site plan.
The final short plat, plat or binding site plan shall be submitted to the department for
review. It shall be routed to appropriate departments and agencies in order to review for
compliance with the conditions of approval. Once all reviewing departments and
agencies are satisfied, all conditions have been met or appropriate bonding and surety
obtained pursuant to SVMC 20.40.040, the final short plat, plat or binding site plan
mylar shall be submitted to the department for obtaining the required signatures. Final
plats and short plats shall be approved, disapproved, or returned to the applicant within
30 days from the date of receipt filing thereof, unless the applicant consents to an
extension of such time period (RCW 58.17.140). The dcpu,tment oh.1=sGord the
�d-ice p! t, p' _ h•
(Ord. 07-015 § 4, 2007).
20.40.035 Recordation
The department shall record the completed final short plat, plat, or binding site plan
with the Spokane County Auditor's office and submit copies of the recorded documents
to the Spokane County Assessor's office. All fees for such recording shall be paid by
the applicant prior to recording.
20.40.040 Bond in lieu of construction limitations.
In lieu of the completion of the actual construction of any required improvement prior
to the approval of the final plat, short plat or binding site plan, the -ub!ic vvorks director
Development Services Senior Engineer may accept a bort '-surety in an amount and with
surety and conditions satisfactory to the d!ircctorSenior Engineer and consistent with
the provision of RCW 58.17.130, only if all of the following conditions are met:
A. The improvement or improvements to be covered by the surety constitute less than
five percent of the total capital requirements for tho plot, short plot or binding site
,-4.-2,:----:commercial building permits;
B. The pavement and curb and gutter on public and private streets, and the
driveways providing access to two lots, shall be constructed in accordance with the
approved plans;
C. The improvements will be completed within ono your eighteen months of the date
of final plat approval;
Title 20—Draft#4 Page 16 of 25
November 13, 2008
C. The failure to complete the improvement does not impair the function or operation
of the transportation, sewer, water, or stormwater systems;
D. The applicant for the surety a does not have any outstanding improvements
that have not been timely completed within other plats, short plats, or binding site plans
within the City;
ho ,m.,r , ., „ e completed due to ',Neakhor cr product supply. The
E.� ,�.,�.,,t7�Cr, .-t- .� „ � �..,,,.�....vu uu�. ',Neater�..., , �✓, 1"f' y.
surety is in the form of a cash savings assignment or irrevocable letter of credit in an
amount of at least 125% of the city estimated value of the outstanding improvements
but in no case shall be less than $10,000. (Ord. 07-015 § 4, 2007).
20.40.050 Phasing.
Any subdivision or binding site plan may be developed in phases or increments.
Phasing of short subdivisions or binding site plans is not permitted. A master phasing
plan shall be submitted with the preliminary subdivision or binding site plan for approval
by the department. The phasing plan may be approved by the director provided:
A. The phasing plan includes all land identified within the legal notice;
B. The sequence of phased development is identified by a map;
C. Each phase has reasonable public or private infrastructure to support the number
of dwelling units or proposed commercial or industrial development contained in that
phase;
D. Each phase constitutes an independent planning unit with facilities, adequate
circulation, and any requirements established for the entire subdivision or binding site
plan; and provided, that any nonfinalized portion meets the minimum lot size of the
underlying zone for the proposed use; and
E. The public works dopartmentDevelopment Services Senior Engineer approves the
necessary documents so that all road improvement requirements are assured for that
phase.
A phasing plan may be amended following preliminary approval. Said plan may be
approved administratively provided the above criteria are met. (Ord. 07-015 § 4, 2007).
Title 20—Draft#4 Page 17_of 25
November 13, 2008
Chapter 20.50
PRELIMINARY PLAT, SHORT PLAT, AND BINDING SITE PLAN
ALTERATIONS
Sections:
20.50.010 Applications.
20.50.020 Preliminary plat, short plat and binding site plan alterations — Notice,
decision, filing plan.
20.50.010 Applications.
An application may be submitted for any proposed alteration to a preliminary plat,
preliminary short plat or binding site plan. The application shall contain the signatures of
the persons having an ownership interest in the plat or binding site plan. A preliminary
plat alteration is classified as a Type II permit and shall be processed pursuant to
Chapter 17.80 SVMC. (Ord. 07-015 § 4, 2007).
20.50.020 Preliminary plat, short plat and binding site plan alterations —
Notice, decision, filing plan.
Any request for a proposed modification to a preliminary short subdivision,
subdivision, or binding site plan which has received preliminary approval shall be
submitted to the department.
Any proposed modification which would amend conditions established
administratively shall be circulated to affected agencies for review and comment. An
amended decision or amended conditions of approval may be required based on
comments received from affected agencies.
The director may waive formal processing if it is determined that the proposed
modification would not have a substantial impact on adjacent properties, or conditions of
approval. This process shall not apply to amending site plans or conditions thereof
established by a hearing body that would constitute a "change of condition."
Alterations may be approved by the director, if the director determines that the public
use and interest will be served by the alteration.
Following approval of an alteration, the applicant shall produce a revised drawing of
the approved alteration which shall be signed by the director and filed with the City of
Spokane Valley community development department.
Any preliminary plat, short plat or binding site plan alteration proposed under this
section shall be subject to the requirements in Chapter 20.30 and Chapter 20.40.
Any proposed modification which would significantly amend conditions established by
the hearing examiner shall be processed as a "change of conditions" pursuant to
Chapter 20.60 SVMC. (Ord. 07-015 § 4, 2007).
Title 20—Draft#4 Page 18 of 25
November 13, 2008
Chapter 20.60
FINAL PLAT,. AND SHORT PLAT, AND BINDING SITE PLAN
ALTERATIONS
Sections:
20.60.010 Application.
20.60.020 Final plat alterations — Notice, public hearing, decision, filing requirements.
20.60.030 Final short plat and binding site plan alterations — Notice, decision, filing
requirements.
20.60.010 Application.
An application may be submitted for any proposed alteration to a final plates final
short plat, or final binding site plan. The application shall contain the signatures of the
majority of those persons having an ownership interest in lots, tracts, parcels, site or
divisions in the subject subdivision or portion to be altered. If the subdivision is subject
to restrictive covenants which were filed at the time of approval of the subdivision, and
the application for alteration would result in the violation of a covenant, the application
shall contain an agreement signed by all parties subject to the covenants providing that
the parties agree to terminate or alter the relevant covenants to accomplish the purpose
I of the vacation of the subdivision or binding site plan, or portion thereof.
A plat alteration is classified as a Type II permit unless a public hearing is requested
pursuant to SVMC 20.60.020 in which case the plat alteration shall be classified as a
Type III permit. Both permit types shall be processed pursuant to Chapter 17.80 SVMC
and in a manner consistent with RCW 58.17.215. (Ord. 07-015 § 4, 2007).
Any plat, short plat or binding site plan alteration proposed under this section shall be
subject to the requirements in Chapter 20.30 and Chapter 20.40.
20.60.020 Final plat alterations — Notice, public hearing, decision, filing
requirements.
Upon receipt of a completed application for a final plat alteration, the department shall
provide notice of the application to all owners of property within the subdivision,
publication in an appropriate regional or neighborhood newspaper or trade journal, and
to those owners of property within 400 feet of that portion of the plat proposed for
alteration. The notice shall include a statement that a public hearing will not be required
unless specifically requested within the time frame indicated below.
If a public hearing is requested within 14 days of receipt of the notice, notice of the
hearing shall be provided as is set forth in SVMC 17.80.120.
Alterations to final plats may be approved if it is determined that the public use and
interest will be served by the alteration.
Following approval of an alteration, the applicant shall produce a revised drawing of
the approved alteration of the final plat, which shall be signed by the director and filed
with the Spokane County auditor's office to become the lawful plat of the property. (Ord.
07-015 § 4, 2007).
Title 20—Draft#4 Page 19_of 25
November 13, 2008
20.60.030 Final short plat and binding site plan alterations ® Notice, decision,
filing requirements.
Upon receipt of a completed application for a final short plat or binding site plan
alteration, the department shall provide notice of the application to all owners of
property within the subdivision, publication in an appropriate regional or neighborhood
newspaper or trade journal, and to those owners of property adjacent to that portion of
the short plat or binding site plan proposed for alteration.
Alterations to final short plats or binding site plans may be approved by the director, if
the director determines that the public use and interest will be served by the alteration.
Following approval of an alteration, the applicant shall produce a revised drawing of
the approved alteration of the final short plat or binding site plan, which shall be signed
by the director and filed with the Spokane County auditor's office to become the lawful
plat or binding site plan of the property. (Ord. 07-015 § 4, 2007).
20.60.040 Record of Survey to Establish Lots within a Binding Site Plan
A record of survey may be filed subsequent to the recording of a final binding site plan
to establish lots within the boundaries of the final binding site plan. The record of
survey shall be classified as a Type I application and shall be reviewed pursuant to
Chapter 17.80 SVMC and approved by the Director. The following information shall be
provided on the record of survey:
A. The binding site plan file number shall be referenced.
B. The scale shall be fifty (50) or one hundred (100) feet to the inch. If
approved by the Director, an appropriate scale may be used which does not exceed 1"
= 200', provided a 1"=400' reduced 81/2" X 11" copy is provided
C. A distinct wide boundary line shall delineate the boundary of the lot(s) being
created. The boundary of the binding site plan shall be indicated and any lot(s) that
have been created by filing of the final binding site plan and/or record of survey.
D. Each lot shall be numbered consecutively, and the size of each lot shall be
indicated on the record of survey.
E. The location and widths of streets, alleys, rights-of-way, and easements
within the binding site plan and those existing immediately adjacent to the lot being
created shall be shown.
F. Street names shall be shown.
G. Street addresses shall be shown.
H. Restrictions required as conditions of preliminary approval shall be shown.
I. Appropriate utility easements shall be shown.
J. Certification of the professional land surveyor licensed in the state of
Washington.
K. The following signatures are required on the record of survey:
1. City of Spokane Valley Community Development Director
2. City of Spokane Valley Development Services Senior Engineer
3. Property Owner L. Illustrate any existing buildings located on the lot
which is being created or altered.
The Department shall record approved record of surveys with the Spokane County
Auditor's Office and submit copies of the recorded documents to the Spokane County
Title 20—Draft#4 Page 20 of 25
November 13, 2008
Assessor's Office. All fees for such recording shall be paid by the applicant prior to
recording.
Title 20—Draft#4 Page 21 of 25
November 13, 2008
Chapter 20.70
PLAT VAC/4 TION
Sections:
20.70.010 Plat vacation —Application.
20.70.020 Plat vacation — Process.
20.70.010 Plat vacation — Application.
An application may be submitted for the proposed vacation of part or all of a plat. The
application shall contain the signatures of the majority of those persons having an
ownership interest of lots, tracts, parcels, sites or division in the subject subdivision or a
portion to be vacated. (Ord. 07-015 § 4, 2007).
20.70.020 Plat vacation — Process.
Vacation of a plat is classified as a Type Ill application. Upon submittal of a complete
application for vacation of plat, the department shall process the plat vacation request
pursuant to Chapter 17.80 SVMC and in a manner consistent with RCW 58.17.212.
(Ord. 07-015 § 4, 2007).
Title 20—Draft#4 Page 22 of 25
November 13, 2008
Chapter 20.80
BOUNDARY LINE ADJUSTMENTS/ELIMINATIONS
Sections:
20.80.010 Scope.
20.80.020 Review process.
20.80.030 Application and drawing requirements.
20.80.040 Recordation.
20.80.010 Scope.
Boundary line adjustments shall be a minor alteration in the location of lot parcel
boundaries on existing parcels -Ears. The purpose of the boundary line elimination
process is to remove interior lot lines of a parcel comprised of two or more separate lots
with contiguous ownership. Boundary line adjustments must be consistent with the
following:
A. Such alteration shall not increase the number of lets parcels nor diminish in size
open space or other protected environments;
B. Such alteration shall not diminish the size of any lot parcel so as to result in a !ct
parcel of less square footage than prescribed in the zoning regulations;
C. Such alteration shall not result inth-e-Foduction of setbacks or a building setback
violation or site coverage to less than prescribed by the zoning regulations; and
D. All tees parcels resulting from the boundary line alteration shall be in conformance
with the design standards of this chapter. (Ord. 07-015 § 4, 2007).
20.80.020 Review process.
Boundary line adjustments and eliminations are classified as Type I applications and
shall be reviewed pursuant to Chapter 17.80 SVMC. (Ord. 07-015 § 4, 2007).
20.80.030 Application and drawing requirements.
Application for a boundary line adjustment or elimination shall be made on forms
provided by the department and shall provide the following information:
A. Existing Conditions Site Plan. Produce a to-scale site plan on an eight-and-one-
half-inch by 11-inch sheet with one-inch margins on all sides showing the following
information:
1. The existing dimensions and square footage of the existing property(ies)
involved;
2. The location and setbacks of any permanent improvements (i.e., structures,
septic systems, etc.) from all property lines;
3. The identification, location and dimension of all access and utility easements;
and
4. The location, dimensions and names of public and/or private streets abutting
the property(ies)i and
5. North arrow and scale shall be noted.
Title 20—Draft#4 Page 23 of 25
November 13, 2008
B. Proposed Adjustment/Elimination Site Plan. Produce a to-scale plan on an eight-
and-one-half-inch by 11-inch sheet with one-inch margins on all sides showing the
following information:
1. The location and setbacks of any permanent improvements (i.e., structures,
septic systems, etc.) after the proposed boundary line adjustment or elimination from
the new property lines;
2. The identification, location and dimension of any access or utility easements
after the proposed boundary line adjustment or elimination;
3. The location, dimensions and names of public and/or private streets abutting
the property(ies) after the proposed boundary line adjustment or elimination; and
4. Indicate e-d-the existing property lines to be revised with a dashed line and
the new proposed property lines with a solid line if applicable, and ;.
5. North arrow and scale shall be noted.
C. On a separate sheet of paper (eight and one-half by 11 inches) a written legal
description for the existing parcel(s) and the proposed adjusted or eliminated parcel(s)
with one-inch margins on all sides.
D. One copy each of all involved property owners' recorded deeds, verifying current
ownership of the subject property(ies).
E. If available, submit a copy of an original plat for the subject property. A copy of the
general land office plat is not required.
F. A record of survey of the property shall be completed for boundary line
adjustments to show distances from the existing improvements to the new property line.
pro r 1ha no !!!ogal u ilrling s �'ba �n'ill o orootord o a-re-cultt of th^ bound' y� line
�., .-L v'-cr;c, ��.�.��., �,.!i..�.,�4 �Ji�,.—,,,cera:,��. �., .,�...ti ..� .,S-c,
adjustment. The survey must be completed by a Professional Land Ssurveyor licensed
in the state of Washington. (Ord. 07-015 § 4, 2007).
20.80.040 Recordation.
The department shall record approved boundary line adjustments and eliminations
with the Spokane County auditor's office and submit copies of the recorded documents
to the Spokane County assessor's office. All fees for such recording shall be paid by the
applicant prior to recording. (Ord. 07-015 § 4, 2007).
Title 20—Draft#4 .-�.._ �.. ..,, b _ �._�- ta.� - _ e a._ �_..�� a �..,.._�...,__.. . .Page 24 of 25
November 13, 2008
Definitions to be added to Appendix:
Lot width.average. "Average lot width" means the sum of the length of the front and rear lot line
divided by two. In the case of irregularly shaped lots having four or more sides."average lot width" is
the sum of the length of two lines,drawn perpendicular to one side line at the widest and narrowest
portions of the lot.divided by two.
Professional Land Surveyor: A land surveyor licensed in the State of Washington under RCW 18.43 who
is qualified by examination and or experience to practice in the field of land surveying.
Title 20—Draft#4 Page 25 of 25
November 13, 2008
Title 20 Update
Explanation Table of Proposed Changes
Plannin. Commission Stud Session—November 13, 2008
Code Section Issue/Comment/Question Suggested Change
20.20 General Provisions
20.20.030.0 Legal Omits the word City as seen in 20.20.030.A and 20.20.030.B Insert the word City so that it mimics the language in the
Lots previous sections.
20.20.060 Vertical Correct the vertical datum reference. Change reference to North American Vertical Datum
datum. (NAVD)
20.20.070 Due to the placement of concrete sidewalks and curb,the requirement to Clarify that monumentation is required by City constructions
Monumentation. place iron at the corner may be difficult to achieve. The question of standards and eliminate the specific reference to using an
what consists of a permanent monument has also been a point of iron rod or iron pipe as the only method of permanent
argument. monumentation.
20.20.090.B.1 Side Some sites may have conditions such as views or topography where it Create a flexible option that allows the side lot lines to be
lot lines may make it desirable to establish side lot lines other than perpendicular less than perpendicular to the street right-of-way.
to the right of way. However,lot lines that deviate from perpendicular
to a great extent can create access problems.
20.20.090.B.2 LSAW has raised the issue and requested a larger radius at the corner. Establish a standard for property lines at corner lots that
Development Engineering is concerned that improvements be located addresses the intersection of arterial streets,and the potential
within the right of way or border easement. The border easement allows need for traffic light infrastructure or signage,with an arc
for a greater area to be included within the lot,and also insures that the rather than a straight line.See the graphic in the ordinance.
property is maintained.
20.20.090.B.2.c The reference to low density residential development appears vague.The Replace low density development language with single and
issue is that single family and two-family corner lots need to be greater two-family reference to clarify when the width increase is
in width to accommodate the two street frontage setbacks. required.
20.20.090.B.3.c.Lot The average width calculation is not defined,nor how the average width Provide average width calculation in the definitions
Depth is calculated when there is an angle point in the side line of the lot? appendix.
Lot width,average. "Average lot width"means the sum
of the length of the front and rear lot line divided by two.In
the case of irregularly shaped lots having four or more sides,
"average lot width"is the sum of the length of two lines,
•
drawn perpendicular to one side line at the widest and
narrowest portions of the lot,divided by two.
20.20.090C.1 Block The block length is inconsistent with the new street standards proposed. Insert language that requires consistency with Street
Length All standards should be in the adopted Street Standards. Standards.
20.20.090.C.2.Block The language does not allow for the numbering of the Blocks and lot Replace"alphabetical"with numerical"and include lots.
Planning Commission Study Session—November 13, 2008 Page I of 6
Code Section Issue/Comment/Question Suggested Change
Labeling. numbering is not mentioned
20.20.090.C.3 Street The street alignment criteria does not reference the adopted Street Insert Street Standards and Comprehensive Plan as items to
Alignment Standards or Comprehensive Plan as design considerations. be considered in street alignment.
20.20.090.D The code allows a"shadow"plat to be required if lots 1 acre or greater Insert language that notes that the drawing shall be binding
are being established,but does not identify to what extent the drawing to the extent that future structures may not be placed within
will be binding. The issue is to insure that development does not the setback area from the future right of way.
preclude the extension of streets planned for in the adopted arterial and
local access street master plan.
20.20.090.F Lot Private driveways require an easement. Clarify text to call out private driveway easement. Every lot
Access shall have direct access to a paved public street,private
street,or an easement for a private driveway easement:
20.20.090.G Access The code does not require alleys to be improved prior to filing of the Insert alleys into the list of access improvements required
Improvements final plat as part of the access improvements. prior to plat recording.
20.20.090.M The code omits border easements from the list of where underground Include border easements as an area where underground
utilities can be located. utilities may be located.
20.20.110(New The code does not provide the method to subdivide attached single- Insert provisions that allow attached single family short plats
section proposed— family dwellings unless they are part of a planned unit development with and subdivisions as well as alterations.
Attached single a minimum site size of 5 acres.
family subdivision)
Preliminary Short Subdivisions, Subdivisions and Binding Site Plans
Inconsistent with table 17.80-2 and section 17.80.080.B Pre-application Create consistency by modifying the text to require a pre-ap
20.30.010 Conference which requires applicant to schedule a pre-ap unless the for a short plat or binding site plan,similar to a subdivision,
Application Director waives the requirement as allowed in 17.80.080.C. unless the Director waives the requirement.
1. 20.30.020.A.3 and 20.30.020.A.6 Spokane County Assessor's Map. 1. Add language to reflect that the public notice packet
20.30.020 Current practice is to request the map and public notice packet once the include the assessor's map and title company's search current
Contents of application has been determined to be complete.The process has been within 60 days of the application submittal date,and notify
application. utilized to insure that the applicant does not have to pay twice for the the applicant that if it takes longer than 60 days to receive a
title company's search if it takes longer than 30 days for the application complete application,a new packet will be required.
to be determined complete.
2. Include the legal description on the preliminary plat.
2. 20.30.020..4 Legal Description. The legal description does not need Remove text from exhibit section and require as item to be
to be an exhibit,but could be included on the plat. shown on the plat.
3. 20.30.020.5 Electronic file. Since this is a preliminary submittal,the 3. Eliminate requirement to provide electronic files at the
information supplied may be of little or no value to the City. Most preliminary plat stage.
developers and surveyors would be doing the minimum amount of work
to get to the point of preliminary submittal. Once approved they would 4. Insert a requirement to provide a plat certificate at
Planning Commission Study Session—November 13, 2008 Page 2 of 6
Code Section Issue/CounnentlQuestion Suggested Change
then proceed with getting the complete and accurate information onto preliminary plat stage.
the map.
5. Clarify that SEPA may be required for a short plat under
4. (New 20.30.020.5)A plat certificate is not required at the preliminary specific circumstances.
review stage. The plat certificate provides information to the reviewers
at the preliminary stage that identifies issues that should be considered in
determining conditions of approval.
5. 20.30.020.7 SEPA review is required for a subdivision and BSP and
sometimes required for a Short Plat if the grading,filling,or excavation
greater than 500 cubic yards occurs.
20.30.020- 1. 20.30.020.B.3 State law requires the section,township,range and 1. Insert"quarter-quarter"text
B.Preliminary short quarter quarter of the section information on all surveys.
subdivision, 2. Eliminate the text from this section and move to
subdivision or 2. 20.30.020.B.*Written narrative. The written narrative should not be contents of application section as a separate exhibit.
binding site plan data shown on the plat,but a separate exhibit.
(to be included on 3. Clarify the scale and identify what is to be shown.
the preliminary short 3.20.30.020.B.5 Vicinity Map. The requirement does not stipulate a
plat,plat or binding scale or extent. 4. Include border easements in list of easements required
site plan). to be shown on preliminary plat.
4. 20.30.020.B.10 The code does not identify border easements as
required to be shown at preliminary plat stage. Border easements are 5.Insert language that requires flood hazard areas to be
lcnown prior to submittal and are useful to the review process in order to shown.
assess adequate buildable area of the lot.
6. Identify when contour information is to be shown and
5. 20.30.020.B.12 The code does not require flood hazard areas to be at what intervals,and eliminate the requirement that a land
shown on the preliminary plat as part of the natural features required to surveyor must provide the data.
be shown.
7. Eliminate repetitive language from site data table and
6. 20.30.020.B.14 Topographic information. This seems to imply that request only information not shown elsewhere on the plat.
there is a requirement for topographic information(collected by a
surveyor)on flat ground. Land surveyors have requested that other 8. Eliminate Boundary Points and high accuracy
topography sources be allowed standard requirement at preliminary plat stage.
7. 20.30.020.B.15 Site Data Table. Some of the information requested
(lot area and frontage)in this table is usually shown in the map portion
of the preliminary plat and will be repeated here.
Planning Commission Study Session—November 13, 2008 Page 3 of 6
Code Section Issue/Comment/Question Suggested Change
8. 20.30.020.B.16 Boundary points for corners. This paragraph appears
to require that boundary determination and corners are set prior to
preliminary submittal. Boundary corners and interior corners are
typically not set until the final plat is submitted. Nearby buildings or
large trees may prevent the use of GPS on the boundary corners. This
paragraph will also prevent a surveyor that does not use GPS from
submitting any work to the City. The accuracy standards sighted are
very high and will require significant effort by the surveyor. These
requirements may even be stricter than the GPS work done by Spokane
County engineering Dept.prior to City incorporation.
Final Short Subdivisions, Subdivisions and Binding Site Plans
20.40.010.B.4 National CAD standards will require a level of oversight by the City to Add language that requires the electronic files to be provided
Electronic file ensure that they will be getting what is required. These standards would as a pdf,tiff,or bitmap at the time the mylars are provided,
submittal add another level of effort for most surveyors and would increase costs. and eliminate the unnecessary references to CAD standards.
It is believed that most electronic work is considered protected by
copyright laws. This will also prevent a surveyor that does not use CAD
from submitting any work to the City.
Staff note: the electronic files have no value until they are in the final
form,and no further changes will be made.
20.40.010.C.8.Plat The last line seems to contradict item 6 in that segment and item 20.40.010.C.8.Plat boundary and street center monument
boundary and street 20.20.090-B.1 DEA suggests adding the clarification language on the lines having curves shall show radius,arc,central angle and
monument lines; right. tangent for each curve and radial bearings where curve is
intersected by a non-tangent line.Spiral curves shall show
two spiral curve elements in addition to the chord
bearing and length;
20.40.010.C.9 Radial No requirement to show radial bearings for lot corners that are at the Insert language to require radial bearings at lot corners.
Bearings beginning or ending of a tangent curve.
20.40.010.C.11.Ele Elevation bench mark. It is unclear in this title when permanent bench Eliminate the requirement for elevations to be shown,or
vations marks are required. require that elevations only be shown on plats within the
airport hazard overlay zone.
DEA suggests eliminating the requirement for elevation benchmarks.
However, there may be some value when the property is located in the
airport hazard overlay zone.
20.40.010.C.12.Net Net area. How does this"net area for each platted lot exclusive of the Clarify that the net area must meet the minimum lot area for
area right of way"affect lots that have their ownership up to the centerline of that zoning district. This would require that a change also be
a private driveway or private lane? Is there"right of way"for lots that made within the residential development standards in 19.40.
Planning Commission Study Session—November 13, 2008 ��.-�� Page 4 of 6
Code Section Issue/Comment/Question . Suggested Change
own up to the centerline of a private lane?
20.40.010.C.13.Bou Boundary Points for corners. Similar comments have been made above. Change the reference point to be the current control network
ndary points As this information has been asked for at the time of the preliminary plat as established by the Spokane County GPS control project.
submittal,this would appear to be redundant. What requirements are and that coordinate system. The controlling points used by
thereof for the map of the control system? An expert in GPS this subdivision shall be indicated on the map
measurement may be needed to review to ensure that this requirement is
being met. This paragraph will also prevent a surveyor that does not use Confirm with the county that this is appropriate language
GPS from submitting any work to the City.
20.40.020 Contents The reference to city standards for road construction is unclear. All Eliminate city standards for road construction and insert any
of final plat standards will be in the adopted street standards,so the reference should applicable city standards.
be to all applicable city standards.
20.40.020.B State law currently requires the section,township,range and quarter Add quarter-quarter text.
quarter of the section information on all surveys.
20.40.020.0 Language in parenthesis is redundant Eliminate redundant language
20.40.020.G.layout, Block Numbers. This seems to contradict 20.20.090.C.2 Clarify that block numbers or letters may be used.
lot and block
numbers
20.40.020.M Notarized certification. currently titled as an"Acknowledgement"on the 20.40.020.M A notarized certification,and
Notarized plat? If a dedication is occurring to a benefactor other than the city,i.e. acknowledgement by the owner(s)and beneficiary if other
certification open space,etc.an acknowledgement by the benefactor of the property than the city as shown on a current plat certificate shall be
may be required. provided dedicating streets,areas intended for other public
use,and granting of easements for slope and utilities.
20.40.020.N Land Surveyors have pointed out that the certification should be Insert text which indicates the RCW.
consistent with RCW 58.09.
20.40.020.0 Final Public works is not required to sign. Eliminate public works and replace with Development
approval signatures Services Senior Engineer; eliminate water district and fire
Water purveyor and fire department are also not required to sign? department as required signatures.
Insert 20.40.035 Add recordation language to make applicant aware that recording fees are 20.40.035 Recordation.The department shall record approved
Recordation required to be paid by applicant. short plats,subdivisions,and binding site plans with the
Spokane County auditor's office and submit copies of the
recorded documents to the Spokane County assessor's office.
All fees for such recording shall be paid by the applicant prior
to recording.
20.40.040 Bond in Existing bond criteria is to constraining. Establish more flexible criteria Insert additional language to allow bonding if a commercial
lieu of construction that would allow the developer to bond prior to final plat approval. project is underway,increase the time limits from 12 months
to 18 months and establish a bond amount.
20.40.050 Phasing The code does not allow phasing for a BSP,only for a subdivision. Include language that allows BSP to be phased.
Planning Commission Study Session—November 13, 2008 Page 5 of 6
Code Section Issue/Comment/Question.` Suggested Change
Final Plat and Short Plat Alterations
20.60.030 Final BSP's are not addressed in the alteration section. Add Binding Site Plan to the alteration process. BSP are a
short plat alterations type II process so they are included with the provisions to
alter a short plat. Also make changes to title,and application
paragraph(20.60.010)
20.60.040 -New Binding site plans are intended to be flexible alternatives to platting. Establish section 20.40.060 which allows a record of survey
section Since BSP's are processed the same as a short plat the city would like to to be used to create new lots within a binding site plan. The
establish a less time constraining review process to allow changes within review and approval process would be categorized as a Type I
the boundaries of a recorded binding site plan. permit with a 30 day review and approval time limit. Item
may need to be moved to the plat alteration section for fee
purposes.
Title 17 should be amended to include BSP record of survey
as a type I application.
Plat Vacation
20.70.020 Plat The text notes that a plat vacation is classified as a type III application. Title 17 should be amended to include plat vacation as a
Vacation Process However,Title 17,table 17.80-1 does not list a plat vacation as a Type III type III application.
process.
Boundary Line Adjustments/Eliminations
20.80.030.B.4 It appears that proposed property lines are required for both a BLA and Clarify that a proposed property line is only required if
Elimination. applicable,which it would be for a BLA.
20.80.030.F Record of survey. It now appears that a Record of Survey will be Clarify that a record of survey is only required for a BLA in
required for all Boundary Line Adjustments or Eliminations. section 20.80.030.F
Planning Commission Study Session—November 13, 2008 Page 6 of 6