2020, 09-10 Agenda PacketSpokane
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Spokane Valley Planning Commission
Regular Meeting Agenda
City Hall Council Chambers, 10210 E. Sprague Ave.
September 10, 2020, 2020 6:00 p.m.
1. PLEASE NOTE: Meetings are being held electronically in response to Governor Inslee's
March 24, 2020 Proclamation concerning our recent State of Emergency, which waives and
suspends the requirement to hold in -person meetings and provides options for the public to
attend remotely.
2. Public wishing to make comments will need to email planning a spokanevalleLora prior to
4:00 Pm the day of the meeting in order to be to speak during the comments period during
the meeting. Comments can also be emailed. Send an email to planning(2(spokanevalley.org
and comments will be read into the record or distributed to the Commission members
through email.
3. Link to Zoom Meeting information:
https:Hspokaneval ley.zoom.us/i/94994368021
Meeting ID: 949 9436 8021
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4. CALL TO ORDER
5. PLEDGE OF ALLEGIANCE
6. ROLL CALL
7. APPROVAL OF AGENDA
8. APPROVAL OF MINUTES: August 27, 2020
9. COMMISSION REPORTS
10. ADMINISTRATIVE REPORT
11. PUBLIC COMMENT: On any subject which is not on the agenda.
12. COMMISSION BUSINESS:
a. Findings of Fact: STV-2020-0001, A proposed street vacation of a portion of
Desmet Court between Indiana and Flora
b. Study Session: CTA-2019-0005, A proposed amendment to Title 20, Subdivisions
13. FOR THE GOOD OF THE ORDER
14. ADJOURNMENT
Regular Meeting Minutes
Spokane Valley Planning Commission
Council Chambers — City Hall
August 27, 2020
I. Chair Johnson called the meeting to order at 6:00 p.m. The meeting was held remotely via
ZOOM meeting.
II. Commissioners, staff and audience stood for the pledge of allegiance.
III. Administrative Assistant Taylor Dillard took roll and the following members and staff were
present:
Fred Beaulac
Erik Lamb, Deputy City Attorney
Walt Haneke
Jenny Nickerson, Building Official
James Johnson
Lori Barlow, Senior Planner
Danielle Kaschmitter, absent
Connor Lange, Planner
Tim Kelley
Taylor Dillard, Administrative Assistant
Bob McKinley
Marianne Lemons, Office Assistant
Sherri Robinson
There was a consensus from the Planning Commission to excuse Commissioner Kaschmitter
from the meeting.
IV. AGENDA: Commissioner Robinson moved to approve the August 27, 2020 agenda as
presented. There was no discussion. The vote on the motion was six in favor, zero against
and the motion passed.
V. MINUTES: Commissioner Beaulac moved to approve the August 13, 2020 minutes as
presented. There was no discussion. The vote on the motion was six in favor, zero against
and the motion passed
VI. COMMISSION REPORTS: Chair Johnson reported that he continues to attend the Human
Rights Task Force meetings.
VII. ADMINISTRATIVE REPORT: Building Official Jenny Nickerson stated that the Council
Chamber windows of City Hall will be lit up with purple and gold lights to commemorate the
1001h anniversary of "Women's Right To Vote."
VIII. PUBLIC COMMENT: There was no public comment.
IX. COMMISSION BUSINESS:
08-27-2020 Planning Commission Minutes
Page 2 of 4
a. Findings Of Fact: CTA-2020-0003, Proposed Amendment To Spokane Valley
Municipal Code (SVMC) Chapter 19.25, Nonconforming Uses and Structures
Senior Planner Lori Barlow requested approval of the findings of fact from the meeting held
on August 13, 2020 regarding the proposed amendment to the SVMC regarding
nonconforming uses and structures. This document will formalize the Planning
Commission's actions and the recommendation will be submitted to the City Council for
approval.
Chairman Johnson moved to approve the Findings of Fact as presented. There was no
discussion. The vote on the motion was six in favor, zero against and the motion passed.
b. Public Hearing: STV-2020-0001, A proposed street vacation of a portion of Desmet
Court between Indiana and Flora
Commissioner Haneke recused himself from this due to a conflict of interest as his company
is involved in the project. He was placed in the Zoom waiting room for the duration of the
agenda item.
The public hearing was opened at 6:11 p.m.
Planner Connor Lange gave the Commission a presentation regarding STV-2020-0001, a
privately initiated street vacation for a portion of Desmet Court. He explained that the City
received the application on May 28, 2020 from Hanson Industries requesting to vacate 220
feet of Desmet Court. A study session was held on this request on August 13, 2020. The
proposed vacation is located between Indiana Avenue (west), Flora Road (east), 1-90 (north)
and adjacent to three parcels. The total area to be vacated is approximately 12,847 square
feet. The proposed vacation will reduce the length of Desmet Court by 210 feet and dedicate
a new cul-de-sac to serve the public. The reduced length of Desmet Court will reduce City
maintenance costs of snow removal and repaving. The vacation proposal will not impact
circulation of City streets because there is no right-of-way available for a future connection
to Flora Road to the east. The vacation will allow maximum use of abutting properties
because parcels 45131.0507, 45131.0509 and 45131.0510 are all owned by Hanson
Industries. The public hearing meets all of the notification requirements: posted in three
places, published in the Valley Herald twice, written notice sent out to abutting property
owners immediately along Desmet Court and signs posted at each end of the proposed
vacation area. The request meets all of the SVMC criteria of approval for a street vacation.
The site contains utility improvements (cable, internet, sewer, gas, and power). The utility
companies all provided comments addressing the existence of these utilities and requesting
they be relocated to the new cul-de-sac at the time of dedication. Staff has informed the
applicants that this work will have to be done at their expense. Planner Connor expressed
that staff recommends approval of this request subject to conditions 1-11 outlined in pages
five and six of the staff report.
Chairman Johnson asked about compensation from the developers. Planner Lange responded
that there has not been any conversation about compensation but staff s determination would
be not to request such since the developers are required to dedicate a new cul-de-sac.
Chair Johnson asked if anyone from the public wished to testify.
08-27-2020 Planning Commission Minutes
Page 3 of 4
Todd Whipple, Whipple Consulting Engineers: Mr. Whipple commented that the property is
going to be purchased by Lance Douglass who owns the apartment project under
construction to the north of the property. He plans to build additional apartments on these
parcels. Mr. Whipple also mentioned that all of this basin drains into the large pond on the
property. During discussions with Chad Riggs in Development Engineering, it was
determined that the size of the pond could be reduced based on new standards that are in
place. He requested that the Planning Commission recommend approval of the street
vacation to City Council.
Commissioner Robinson asked for clarification regarding reducing the pond size. Mr.
Whipple responded that when this project was originally created, the guidelines for
stormwater management required ponds to be 40% bigger than they needed to be. Those
guidelines have now been adjusted and the changes allow for more developed land area.
The public hearing was closed at 6:28 p.m.
Chairman Johnson moved to recommend approval of the proposed street vacation for
Desmet Court to the City Council subject to staff conditions. There was no discussion. The
vote on the motion was five in favor, zero against and the motion passed.
Commissioner Haneke rejoined the meeting.
C. Study Session: CTA-2019-0005, A proposed amendment to Title 20, Subdivisions
Planner Connor Lange gave a staff presentation. He explained that the Revised Code of
Washington (RCW) 58.17 provides the state requirements for subdivisions and Title 20 of
the SVMC provides the local standards for processing subdivisions. Local jurisdictions can
incorporate their own additional processes regarding short subdivisions (9 or fewer lots) but
state law outlines the regulations regarding long subdivisions (10 or more lots). Changes
have been made to the RCW in recent years and the City needs to update their code to reflect
those changes and requirements. Planner Lange outlined the current processes for short/long
subdivisions and preliminary/final plat alternations. He also explained scenarios an applicant
might need to do a plat alteration.
Commissioner Haneke asked about the regulations regarding bonding of projects. Planner
Lange answered that the City doesn't generally enter into performance bonds for completion
of a project. The City requires all improvements to be completed prior to recording of final
plats. But the City does utilize warranty bonds for projects that have been completed and are
in the warranty stage. Deputy City Attorney Lamb clarified that the City's street standards
outline when a performance bond can be used.
Planner Lange explained general design requirements and criteria staff uses when analyzing
proposed plats that are submitted. This includes the design, shape, size, and orientation of
the lots, lot arrangement, block dimensions, access, adequate public domestic water supply,
stormwater run-off and utility easements. He explained that a formal study session will be
held at the next Planning Commission meeting that will outline all proposed code text
language.
08-27-2020 Planning Commission Minutes
Page 4 of 4
X. GOOD OF THE ORDER: Commissioner McKinley, Beaulac, and Robinson all thanked
the staff for a well-done presentation. Commissioner Kelley expressed frustration with the
lack of adherence to Robert's Rules of Order during previous Planning Commission
meetings.
XI. ADJOURNMENT: Commissioner Haneke moved to adjourn the meeting at 7:15 p.m. The
vote on the motion was six in favor, zero against, and the motion passed.
James Johnson, Chair Date signed
Deanna Horton, Secretary
El
CITY OF SPOKANE VALLEY
Request for Planning Commission Action
Meeting Date: September 10, 2020
Item: Check all that apply ❑ old business
❑ information
FILE NUMBER: STV-2020-0001
® new business ❑ public hearing
❑ study session ❑ pending legislation
AGENDA ITEM TITLE: Findings and Recommendations - Street vacation of a portion of
Desmet Court
DESCRIPTION OF PROPOSAL: Street vacation to vacate the east 210-feet of Desmet Court
and subsequently dedicate public right-of-way in the form of a cul-de-sac to the west providing
the same level of service.
GOVERNING LEGISLATION: SVMC 22.140; RCW 35A.47.020 and RCW 35.79
BACKGROUND: On August 13, 2020 the Planning Commission conducted a study session.
On August 27, 2020 the Planning Commission conducted a public hearing. Following public
comment, the public testimony portion of the hearing was closed. The Commission deliberated
and voted 5-0 to recommend to the City Council that STV-2020-0001 subject to Staffs
recommended Conditions of Approval.
RECOMMENDED ACTION OR MOTION: Approve the Commission's Findings and
Recommendation for STV-2020-0001 or provide staff with further direction.
STAFF CONTACT: Connor Lange, Planner.
ATTACHMENTS:
1. PC Findings and Recommendation STV-2020-0001
RPCA Public Hearing — CTA-2020-0003 Nonconforming use regulations Page I of I
FINDINGS AND RECOMMENDATIONS
OF THE SPOKANE VALLEY PLANNING COMMISSION
STV-2020-0001 Street vacation of a portion of Desmet Court
Pursuant to SVMC 17.80.150(E) the Planning Commission shall consider the proposal and shall prepare
and forward a recommendation to the City Council following the public hearing. The following findings
are consistent with the Planning Commission recommendation.
A. Background:
1. Chapter 22.140 of the Spokane Valley Municipal Code (SVMC), governing street vacations, was
adopted in September 2007 and became effective on October 28, 2007.
2. The privately -initiated street vacation, STV-2020-0001, to vacate the east 210-feet of Desmet Court
and subsequently dedicate public right-of-way in the form of a cul-de-sac to the west providing the
same level of service.
3. The Planning Commission held a public hearing and conducted deliberations on August 27, 2020.
The Planning Commission voted 5-0 to recommend approval of STV-2020-0001 to the City Council.
B. Planning Commission Findings:
Compliance with SVMC 22.140.030 Planning Commission review and recommendation
Finding(s):
Whether a change of use or vacation of the street or alley will better serve the public?
The area proposed to be vacated is currently serving three vacant parcels owned by Hanson
Industries. The dedication of the cul-de-sac further west is being required as a condition of
the vacation in order to provide the same level of service to the public. The street vacation
requires the relocation of the border easement and utility easements in order to serve the
public interest. The vacated property will allow for maximum use of the property.
2. Whether the street or alley is no longer required for public use or public access?
The existing cul-de-sac will no longer be required for public access with the new design and
dedication of the new cul-de-sac further west. The new cul-de-sac, border easement and utility
easement will provide the same level of service as is currently provided.
Whether the substitution of a new and different public way would be more useful to the
public?
The new cul-de-sac will serve the public better because it allows Hanson Industries to
maximize the use of their property in an area where urban services are in place.
Whether conditions may so change in the future as to provide a greater use or need than
presently exists?
Findings and Recommendations of the Spokane Valley Planning Commission STV-2020-0001 Page I of 3
There is no additional right-of-way east of Desmet Court that would allow for a future
connection to Flora Road. Therefore, the dedication of the cul-de-sac will provide an equal
level of service to the public. Spokane Valley Public Works has expressed support of the street
vacation.
Whether objections to the proposed vacation are made by owners of private property
(exclusive of petitioners) abutting the street or alley or other governmental agencies or
members of the general public?
No objections or public comment has been received. The utility providers all provided
comments supporting the street vacation of Desmet Court if all their utilities are moved (at
the owner/developers expense) to their acceptance and approval.
Conclusion:
The findings confirm criteria set forth in SVMC 22.140.030 have been met.
C. Recommendation:
The Spokane Valley Planning Commission therefore recommends the City Council approve STV-2020-
0001 for Desmet Court subject to the following:
1. Initial work to satisfy conditions of the street vacation (File No. STV-2020-0001), including all
conditions below shall be submitted to the City for review within 90 days following the effective
date of approval by the City Council.
2. The vacated property shall be transferred into the abutting parcels (45131.0507, 45131.0509 and
45131.0510) as shown on the record of survey created and recorded with Spokane County
Auditor's Office pursuant to condition 10.
3. The following easements shall be established. Submit recording number on record of survey and
written documentation of easement for City verification.
a. An easement acceptable to Spokane County Environmental Services for access to public
sewer 30-feet in width centered on the existing pipe.
4. Applicant shall submit a Final BSP Alteration application concurrently with the record of survey
for the street vacation for review. The street vacation record of survey cannot be recorded until
the Final BSP Alteration has been approved and is ready to record. The final map shall include
the following relocated easements/dedications:
a. A 16-foot border easement adjacent to newly dedicated right-of-way.
b. A 10-foot utility easement running parallel to the border easement around the cul-de-sac.
c. The dedication of right-of-way for a cul-de-sac with a 52.50-foot radius in compliance with
the Spokane Valley Standard Plan R-130.
5. All the existing utilities located in the right-of-way, border easement and utility easements shall
be relocated at the expense of the owner/developer prior to recording the street vacation.
Verification from all of the utility purveyors must be received prior to recording the street
vacation that their utilities have been relocated in an acceptable manner.
Findings and Recommendations of the Spokane Valley Planning Commission STV-2020-0001 Page 2 of 3
6. Following the City Council's passage of the Ordinance approving the street vacation, a record of
survey of the area to be vacated, prepared by a registered surveyor in the State of Washington,
including an exact metes and bounds legal description, and specifying any and all applicable
easements for construction, repair and maintenance of existing and future utilities and services,
shall be submitted by the proponent to the City Manager, or designee, for review.
7. The surveyor shall locate a monument at the intersection of the centerline of the vacated right-of-
way with each street or right-of-way in accordance with the standards established by the SVSS.
8. All direct and indirect costs of title transfer of the vacated street from public to private ownership,
including but not limited to, title company charges, copying fees, and recording fees shall be paid
by the proponent. The City shall not and does not assume any financial responsibility for any
direct or indirect costs for the transfer of title.
The zoning district designation of the properties adjoining the street to be vacated shall be
automatically extended to the center of such vacation, and all area included in the vacation shall
then and henceforth be subject to all regulations of the districts. The adopting Ordinance shall
specify this zoning district extension inclusive of the applicable zoning district designations.
10. The record of survey and certified copy of the Ordinance shall be recorded by the City Clerk in
the office of the Spokane County Auditor.
11. All conditions of City Council authorization shall be fully satisfied prior to any transfer of title
by the City.
Approved this loth day of September, 2020
Planning Commission Chairman
ATTEST
Marianne Lemons, Office Assistant
Findings and Recommendations of the Spokane Valley Planning Commission STV-2020-0001 Page 3 of 3
CITY OF SPOKANE VALLEY
Request for Planning Commission Action
Meeting Date: September 10, 2020
Item: Check all that apply ❑ old business ® new business ❑ public hearing
❑ information ® study session ❑ pending legislation
FILE NUMBER: CTA-2019-0005.
AGENDA ITEM TITLE: Study session — Proposed amendment to the SVMC Title 20 and Title 17.
DESCRIPTION OF PROPOSAL: The city initiated code text amendment will provide minor
modifications to Title 20 and Title 17 of the Spokane Valley Municipal Code (SVMC) (including but not
limited to submittal requirements, required signatures, alterations modifying a public dedication and
minor grammatical changes).
GOVERNING LEGISLATION: SVMC 17.80.150, SVMC 19.30.040 and RCW 36.70A.106
BACKGROUND:
Title 20 SVMC regulates the subdivision of land consistent with the requirements of RCW 58.17. RCW 58.17
provides the framework and procedures for processing preliminary and final subdivisions (long plats), subdivision
alterations and vacations of plats. Title 20 provides the framework and procedures for processing preliminary and
final short subdivisions and binding site plans, alterations of short plats and binding site plans and vacations of
plats.
The proposed code text amendment is intended to ensure Title 20 SVMC is consistent with RCW 58.17 and also
provide other clean up throughout the chapter to align with current processes and the City's organizational
structure. Due to the proposed changes in Title 20 SVMC the Permit Type and Land Use Application table in
Chapter 17.80.030 must be also be revised.
Staff will discuss the regulations as they exist and discuss the proposed code changes.
RECOMMENDED ACTION OR MOTION: No action recommended at this time. The Planning
Commission will conduct a public hearing and consider the proposed code text amendment on September
24, 2020.
STAFF CONTACT: Connor Lange, Planner.
ATTACHMENTS:
1. Proposed draft Amendment Title 20 & Title 17 SVMC;
2. Presentation.
RPCA Study Session for CTA- 2019-0005 Page 1 of 1
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Spokane Valley Municipal Code Page 1/I5
Chapter 17.80 PERMIT PROCESSING PROCEDURES
Chapter 17.80
PERMIT PROCESSING PROCEDURES
Sections:
17.80.010 Purpose and applicability.
17.80.020 Types of development applications.
17.80.030 Assignment of development application classification.
17.80.040 Exempt activities.
17.80.050 Development application requirements.
17.80.060 Final decision authority.
17.80.070 Required application procedures.
17.80.080 Pre -application conference.
17.80.090 Counter -complete determination.
17.80.100 Fully complete determination.
17.80.110 Notice of application.
17.80.120 Notice of public hearing.
17.80.130 Final decision.
17.80.140 Type IV applications — Comprehensive Plan amendments, development agreements associated with a
Comprehensive Plan amendment, and area -wide rezones.
17.80.150 Type IV applications — Text amendments to SVMC Titles 17 through 24.
17.80.160 Optional consolidated review process.
17.80.170 Vesting of applications.
17.80.010 Purpose and applicability.
A. Purpose. The purpose of Chapter 17.80 SVMC is to establish standardized decision -making procedures for
reviewing development and land use applications within the City. Chapter 17.80 SVMC is intended to:
1. Assure prompt review of development applications;
2. Provide for necessary public review and comment on development applications;
3. Minimize adverse impacts on surrounding land uses;
4. Encourage flexibility and innovation in the design and layout of development proposals; and
5. Ensure consistency with the Comprehensive Plan and development regulations.
B. Applicability. Chapter 17.80 SVMC applies to all development applications identified in the SVMC. (Ord. 16-
018 § 6 (Att. B), 2016).
17.80.020 Types of development applications.
Land use and development applications are classified as follows:
A. Type I procedures apply to permits and decisions issued administratively;
B. Type II procedures apply to administrative actions that contain some discretionary criteria;
C. Type III procedures apply to quasi-judicial permits and actions that contain discretionary approval criteria;
D. Type IV procedures apply to legislative matters. Legislative matters involve the creation, revision, or large-scale
implementation of public policy;
E. Exempt applications defined in SVMC 17.80.040. (Ord. 16-018 § 6 (Att. B), 2016).
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17.80.030 Assignment of development application classification.
A. Assignment by Table. Land use and development applications shall be classified pursuant to Table 17.80-1
below:
Table 17.80-1 — Permit Type and Land Use Application
Type
Land Use and Development Application
SVMC Cross -Reference
Accessory dwelling units
19.40
Administrative determinations by city manager or designee or building
official
Multiple
Administrative exception
19.I40
Administrative interpretation
17.50.010
Boundary line adjustments and eliminations
20.80
Building permits not subject to SEPA
21.20.040
Floodplain development
21.30
Type I
Grading permits
24.50
Home business permit
19.65.180
Shoreline letter of exemption
21.50
Record of survey to establish lots within a binding site plan
20.60.040
Right-of-way permits
22.130.100
Site plan review
19.130
Small cell permit
22.121, 22.122
Temporary use permit
19.160
Time extensions for preliminary subdivision, short subdivision, or binding
site plan
20.30.060
Alterations— ffel minaf , and ` al subdivisions, ,n and Im. short
subdivisions_ ; binding site plans, •%here their > n,,
20.5 0
Binding site plan — preliminary and final
20.50
Binding site plan eliangeefeend4ions
20.50
SEPA threshold determination
21.20.060
Type 11
Shoreline conditional use permit
21.50
Shoreline nonconforming use or structure review
21.50
Shoreline substantial development permit
21.50
Shoreline variance
21.50
Short subdivision — preliminary and final
20.30, 20.40
Tort ,uhdi\ i"lons Ind hmdm_ site elan; �%hcic i
20.30
i dc,j n:.icJ nr .Ic.li. ,tc ! I r-!hli. _i .Yfeli�*s Ha,^T5118f'
Wireless communication facilities
22.120
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Chapter 17.80 PERMIT PROCESSING PROCEDURES
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Type
Land Use and Development Application
SVMC Cross -Reference
Conditional use permits
19.150
Planned residential developments
19.50
DI. vaeation
20.70.020
Type III
_Sc ha��n.isie..,--preliminary
20.30
Variance
19.170
Zoning map amendments (site -specific rezones)
19.30.030
Annual Comprehensive Plan amendments (text and/or map)
17.80.140
Type IV
Area -wide zoning map amendments
17.80.140
Development Code text amendments
17.80.150
B. Assignment by City Manager or Designee. Land use and development applications not defined in Table 17.80-1
shall be assigned a type based on the most closely related application type by the city manager or designee, unless
exempt under SVMC 17.80.040. When more than one procedure may be appropriate, the process providing the
greatest opportunity for public notice shall be followed.
C. Shoreline letters of exemption, shoreline substantial development permits, shoreline conditional use permits,
shoreline variances, and shoreline nonconforming use or structure review shall be processed pursuant to the
procedures set forth in Chapter 17.80 SVMC, subject to any additional or modified procedures provided in Chapter
21.50 SVMC, Shoreline Regulations, including submittals, completeness review, notices, hearings, and decisions.
D. Small cell permits and wireless communication facilities shall be processed pursuant to the procedures set forth
in Chapter 17.80 SVMC, except as may otherwise be required pursuant to federal and state law, including but not
limited to 47 USC 1455(a) (Section 6409(a) of the Middle Class Tax Relief and Job Creation Act of 2012) and
Chapter 35.99 RCW. Chapter 22.122 SVMC specifies applicable time periods for review and processing of eligible
facilities requests, collocations, small cell permits, and new wireless communication facilities.
E. Except as provided in Table 17.80-1, change of conditions for permits shall be processed the same as the original
permit type. (Ord. 18-007 § 4 (Exh. A), 2018; Ord. 17-004 § 3, 2017; Ord. 16-018 § 6 (Att. B), 2016).
17.80.040 Exempt activities.
A. Exemptions. Unless specified elsewhere in SVMC Title 17, the following development activities are exempt
from the procedural requirements of Chapter 17.80 SVMC:
1. Normal or emergency repair or maintenance of public or private buildings, structures, landscaping, or
utilities.
2. A change of any legally established use is exempt; unless the change of use requires:
a. An increase in the number of parking spaces provided;
b. A conditional use permit under Chapter 19.150 SVMC, Conditional Use Permits;
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Spokane Valley Municipal Code
Chapter 17.80 PERMIT PROCESSING PROCEDURES
c. A site plan approval under Chapter 19.130 SVMC, Site Plan Review; or
d. Review by SEPA.
3. Final subdivisions, short subdivisions, and binding site plans.
4. Building permits that are not subject to SEPA.
Page 4/1 5
5. On -site utility permits not obtained in conjunction with a specific development application including, but not
limited to, sewer hook-ups, water hook-ups, right-of-way permits, and fire department permits.
6. Sign permits.
7. Interior remodeling and tenant improvements unless site plan review is required under Chapter 19.130
SVMC, Site Plan Review.
B. Other Regulations. Applications exempt pursuant to SVMC 17.80.040 remain subject to all other applicable
standards and requirements of the SVMC. (Ord. 16-018 § 6 (Att. B), 2016).
17.80.050 Development application requirements.
A. Application Forms. All applications shall be made on forms provided by the department. The city manager or
designee shall have authority to modify application forms.
B. Submittal Information. All applications shall include the information required in applicable provisions of the
SVMC as identified in Table 17.80-2 and other additional information required by the department.
C. Land use and development applications shall be signed by the owner(s) of the property.
D. Fees. Fees as required by Chapter 17.110 SVMC, Fees and Penalties. (Ord. 17-004 § 3, 2017; Ord. 16-018 § 6
(Att. B), 2016).
17.80.060 Final decision authority.
The final decision for application type shall be made by:
A. Type I — the department.
B. Type II — the department.
C. Type III — the hearing examiner.
D. Type IV — the city council preceded by a recommendation by the planning commission. (Ord. 16-018 § 6 (Att.
B), 2016).
17.80.070 Required application procedures.
The required procedures for Type I, II, and III applications are set forth in Table 17.80-2 below. The specific
procedures required for Type IV applications are set forth in SVMC 17.80.140 and 17.80.150.
Table 17.80-2 — Permit Type and Land Use Application
Application
Type
Pre -application
conference
17.80.080
Counter -complete
determination
17.80.090
Fully complete
determination
17.80.100
Notice of
application
17.80.110
Notice of public
hearing 17.80.120
Final decision
and notice
17.80.130
1
O
X
X
N/A
N/A
X
*11
**O
X
X
X
N/A
X
III
X
X
X
X
X
X
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Chapter 17.80 PERMIT PROCESSING PROCEDURES
Pre -application Counter -complete Fully complete Notice of Final decision
Application conference determination determination application Notice of public and notice
Type 17.80.080 17.80.090 17.80.100 17.80.110 hearing 17.80.120 17.80.130
X Required O Optional N/A Not Applicable
*Does not apply to SEPA threshold determinations. Refer to SVMC 21.20.070(B)(2) for noticing requirements.
**Except for short subdivisions and binding site plans which require a pre -application meeting.
(Ord. 16-018 § 6 (Att. B), 2016).
17.80.080 Pre -application conference.
A. Purpose. To provide the City and other agency staff with a sufficient level of detail about the proposed
development, to enable staff to advise the applicant of applicable approvals and requirements, to acquaint the
applicant with the applicable requirements of the SVMC and other laws, and to identify issues and concerns in
advance of a formal application.
B. Pre -Application. Type II and III applicants shall schedule a pre -application conference and provide information
requested in advance of the meeting.
C. Pre -Application Waivers. The city manager or designee may waive the pre -application conference if determined
that the proposal has few development -related issues, involves subsequent phases of an approved development, or is
substantially similar to a prior proposal affecting substantially the same property. (Ord. 17-004 § 3, 2017; Ord. 16-
018 § 6 (Att. B), 2016).
17.80.090 Counter -complete determination.
A. Determination and Application Content. Prior to accepting an application, the department shall determine
whether the application is counter -complete. A counter -complete application shall contain all information requested
in the applicable form. Review for counter -complete status does not include an evaluation of the substantive
adequacy of the information in the application.
B. Incomplete Application. If the department determines that the application is not counter -complete, the application
shall be rejected and the applicant advised of the information needed to complete the application.
C. Counter -Complete Application. Counter -complete applications shall be accepted for review for fully complete
determination. (Ord. 16-018 § 6 (Att. B), 2016).
17.80.100 Fully complete determination.
A. Determination. Once a counter -complete application has been accepted, the department shall, within 28 calendar
days, provide a written determination delivered by mail or in person to the applicant that the application is fully
complete, or if incomplete, a list of what is required to make the application complete. Upon receipt of the requested
material, the department shall conduct another review and respond as set forth above. The names of agencies of
local, state, or federal governments that may have jurisdiction over some aspect of the application to the extent
known by the City shall be provided to the applicant.
B. The City shall notify the applicant whether an application is fully complete or what additional information is
necessary within 14 calendar days after the applicant has submitted any additional information identified by the City
as necessary for a complete application.
C. Incomplete Application. If the necessary information is not provided by the applicant within 60 days, the
department shall:
1. Reject and return the application;
2. Issue a decision denying the application, based on a lack of information. The applicant may reinitiate the
fully complete review process without additional fees; provided, that the required information is provided by a
date specified by the department; or
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3. The applicant may withdraw the application by submitting a request in writing and may be entitled to the
return of up to 80 percent of the fees submitted.
D. Fully Complete Application. Once the department determines that an application is fully complete, the
department shall, within 14 calendar days, issue a notice of application pursuant to SVMC 17.80.110.
E. Request for Additional Information. A fully complete determination shall not preclude the City from requesting
additional information, studies, or changes to submitted information or plans if new information is required, or
substantial changes to the proposal occur.
F. Revocation. An application's fully complete status may be revoked if the department determines that the
applicant intentionally submitted false information. In the event an applicant's fully complete status is revoked, the
applicant shall lose any rights granted pursuant to SVMC 17.80.170. (Ord. 16-018 § 6 (Att. B), 2016).
17.80.110 Notice of application.
A. Contents. The department shall issue a notice of application within 14 calendar days after an application is
determined fully complete.
1. All notices of applications shall include the following:
a. The case file number(s), the date of application, and the date a fully complete application was filed;
b. A description of the proposed project and a list of project permits included with the application, as well
as the identification of other permits not included in the application, to the extent known to the City;
c. The proposed SEPA threshold determination, if applicable;
d. The identification of any existing environmental documents that may be used to evaluate the proposed
project;
e. Statement of the public comment period. A statement that the public has the right to comment on the
application, receive notice of the decision, and request a copy of the decision once made, and a statement
of any appeal rights;
f. The name of the applicant or applicant's authorized representative and the name, address, and telephone
number of a contact person for the applicant, if any;
g. A description of the site, including current zoning and nearest road intersections, sufficient to inform the
reader of its location and zoning;
h. A map showing the subject property in relation to other properties or a reduced copy of the site plan;
i. The date, place, and times where information about the application may be examined and the name and
telephone number of the City representative to contact about the application; and
j. Any additional information determined appropriate by the department.
2. In addition to the requirements listed in SVMC 17.80.110(A)(1), a Type II notice of application shall state:
a. That failure of any party to address the relevant approval criteria with sufficient specificity may result in
the denial of the application;
b. That all evidence relied upon by the department to make the decision shall be contained within the
record and is available for public review, and that copies can be obtained at a reasonable cost from the
department;
c. That, after the comment period closes, the department shall issue a Type II notice of decision.
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Chapter 17.80 PERMIT PROCESSING PROCEDURES
3. In addition to the requirements listed in SVMC 17.80.110(A)(1), a Type III application shall state:
a. That a staff report shall be available for inspection at least seven days before the public hearing, and
written comments may be submitted at any time prior to the closing of the record for the public hearing.
B. Distribution of Notice of Application. The notice of application shall be published in an appropriate regional or
neighborhood newspaper or trade journal and sent to the following persons by regular mail:
1. The applicant;
2. All adjacent property owners of record as shown on the most recent property tax assessment roll;
3. Any governmental agency entitled to notice; and
4. Any person filing a written request for a copy of the notice of application.
C. Type I Exception. A notice of application is not required for Type I applications.
D. Comment Period. The department shall allow 14 calendar days for Type II applications and 30 calendar days for
Type III applications after the date the notice of application is mailed and posted on the subject property, for
individuals to submit comments. Within seven calendar days after the close of the public comment period, the
department shall mail to the applicant a copy of written public comments, including email communications timely
received in response to the notice of application, together with a statement that the applicant may either submit a
written response to these comments within 14 calendar days from the date the comments are mailed or waive the
response period. If the applicant desires to waive his right to respond to the comments, such waiver shall be
provided to the department in writing. The department, in making its decision on the application, shall consider
written comments timely received in response to the notice of application and timely written responses to those
comments, including email communications, submitted by the applicant. (Ord. 16-018 § 6 (Att. B), 2016).
17.80.120 Notice of public hearing.
A public hearing is required for Type III applications.
A. Content of Notice of Public Hearing. Notices of public hearing shall contain the following information:
1. The application and/or project number;
2. Project summary/description of each project permit application;
3. The designation of the hearing body;
4. The date, time, and place of the hearing and a statement that the hearing will be conducted in accordance
with the rules of procedure adopted by the hearing body;
5. General project location, vicinity, address, and parcel number(s), if applicable;
6. The name of the applicant or applicant's authorized representative and the name, address, and telephone
number of a contact person for the applicant, if any;
7. The SEPA threshold determination, or description thereof, shall be contained in the notice, along with any
appropriate statement regarding any shared or divided lead agency status and phased review and stating the end
of any final comment period;
8. A statement regarding the appeal process; and
9. The date when the staff report will be available and the place and times where it can be reviewed.
B. Distribution of Notices of Public Hearing. Notices of public hearing shall be mailed, posted, and published at
least 15 days prior to the hearing date and shall be distributed as follows:
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1. Notice by Mail. All property owners within 400 feet of the subject property by first class mail. Where any
portion of the property abutting the subject property is owned, controlled, or under the option of the project
property owner, then all property owners within a 400-foot radius of the total ownership interest shall be
notified by first class mail. Property owners are those shown on the most recent Spokane County
assessor's/treasurer's database as obtained by the title company no more than 30 calendar days prior to the
scheduled public hearing. In addition, notice shall be sent to the following:
a. Agencies with jurisdiction (SEPA);
b. Municipal corporations or organizations with which the City has executed an interlocal agreement; and
c. Other persons outside of the 400-foot radius who the City determines may be affected by the proposed
action or who requested such notice in writing. Examples of considerations for determining when to
provide notice to other persons who may be affected include, but are not limited to, circumstances such as
large neighboring properties which limit the number of properties receiving notice within the 400-foot
radius, known or likely public interest in the project due to the size of the. project or likely substantial
adverse impacts of the project on the neighboring properties, and other similar considerations. Failure to
send public notice to other persons beyond the 400-foot radius shall not be considered inadequate public
notice.
2. Notice by Sign. A sign a minimum of 16 square feet (four feet in width by four feet in height) in area shall be
posted by the applicant on the site along the most heavily traveled street adjacent to the subject property. The
sign shall be provided by the applicant. The sign shall be constructed of material of sufficient weight and
reasonable strength to withstand normal weather conditions. The sign shall be lettered and spaced as follows:
a. A minimum of two-inch border on the top, sides, and bottom of the sign;
b. The first line in four -inch letters shall read "Notice of Public Hearing";
c. Spacing between all lines shall be a minimum of one inch; and
d. The text of the sign shall include the following information in a minimum of one -inch letters:
i. Proposal;
ii. Applicant;
iii. File number;
iv. Hearing (date and time);
v. Location; and
vi. Review authority.
3. Notice by Publication. Publish one notice in an appropriate regional or neighborhood newspaper or trade
journal. (Ord. 16-018 § 6 (Att. B), 2016).
17.80.130 Final decision.
A. Timeline to Make Final Decision — Type I. The department shall approve, approve with conditions, or deny a
Type I application within 60 calendar days after the date the application was accepted as fully complete, unless
accompanied by a SEPA checklist. Time spent by the applicant to revise plans or provide additional studies or
materials requested by the City shall not be included in the 60-day period. An applicant may agree in writing to
extend the time in which the department shall issue a decision. The department's decision shall address all of the
relevant approval criteria applicable to the development application.
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Chapter 17.80 PERMIT PROCESSING PROCEDURES
Page 9/15
B. Timeline to Make Final Decision — Type II and III. The final decision on a Type II and III application shall be
made not more than 120 calendar days (90 days for subdivisions) after the date a fully complete determination is
made. This period shall not include:
1. Time spent by the applicant to revise plans or provide additional studies or materials requested by the City;
2. Time spent preparing an environmental impact statement;
3. Time between submittal and resolution of an appeal; or
4. Any extension of time mutually agreed upon by the applicant and the City in writing.
C. The timeline for all final decisions shall be subject to any changes pursuant to SVMC 17.80.170(G).
D. Contents of Final Decision. The final decision on Type II and III applications shall contain the following
information:
1. The nature of the application in sufficient detail to apprise persons entitled to notice of the applicant's
proposal and of the decision;
2. The address or other geographic description of the subject property, including a map of the site in relation to
the surrounding area, where applicable;
3. The date the decision shall become final, unless appealed;
4. A statement that all persons who have standing under Chapter 17.90 SVMC, Appeals, may appeal the
decision;
5. A statement in boldface type briefly explaining how an appeal can be filed, the deadline for filing such an
appeal, and where further information can be obtained concerning the appeal;
6. A statement that the complete case file, including findings, conclusions, decisions, and conditions of
approval, if any, is available for review. The notice of final decision shall list the place, days, and times where
the case file is available and the name and telephone number of the City representative to contact about
reviewing the case file;
7. A statement of the facts demonstrating how the application does or does not comply with applicable approval
criteria;
8. A statement of the basis of decision pursuant to the SVMC and other applicable law;
9. The reasons for a conclusion to approve, approve with conditions, or deny the application;
10. The decision to approve or deny the application and, if approved, conditions of approval necessary to
ensure the proposed development will comply with applicable law; and
11. The date the final decision is mailed.
E. Notice of the Final Decision. All final decisions shall be sent by regular mail to the following:
I. The applicant;
2. Any governmental agency entitled to notice;
3. Any person filing a written request for a copy of the notice of application or the final decision; and
4. Any person who testified at the hearing or who provided substantive written comments on the application
during the public comment period and provided a mailing address. (Ord. 16-018 § 6 (Att. B), 2016).
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17.80.140 Type IV applications — Comprehensive Plan amendments, development agreements associated
with a Comprehensive Plan amendment, and area -wide rezones.
A. Initiation. Comprehensive Plan amendments and area -wide rezones may be initiated by any of the following:
1. Property owner(s) or their representatives;
2. Any citizen, agency, neighborhood association, or other party; or
3. The department, planning commission, or city council.
B. Applications. Applications shall be made on forms provided by the City.
C. Application Submittal.
1. Applicant Initiated. Comprehensive Plan amendments and area -wide rezones shall be subject to a pre -
application conference, counter -complete, and fully complete determinations pursuant to SVMC 17.80.080,
17.80.090, and 17.80.100. The date upon fully complete determination shall be the date of registration with the
department.
2. Nonapplicant Initiated. After submittal of a nonapplicant-initiated application, the application shall be placed
on the register.
D. Register of Comprehensive Plan Amendments and Area -Wide Rezones. The department shall establish and
maintain a register of all applications.
E. Concurrent and Annual Review of Register.
1. Sixty days prior to November 1st in each calendar year, the City shall notify the public that the amendment
process has begun. Notice shall be distributed as follows:
a. Notice published in an appropriate regional or neighborhood newspaper or trade journal;
b. Notice posted on all of the City's official public notice boards; and
c. Copy of the notice sent to all agencies, organizations, and adjacent jurisdictions with an interest.
2. All registered applications shall be reviewed concurrently, on an annual basis and in a manner consistent
with RCW 36.70A.130(2). Applications registered after November 1st of the previous calendar year and before
November 1 st of the current calendar year shall be included in the annual review. Those registered after
November 1st of the calendar year shall be placed on the register for review at the following annual review.
3. Emergency Amendments. The City may review and amend the Comprehensive Plan when the city council
determines that an emergency exists or in other circumstances as provided for by RCW 36.70A.130(2)(a).
F. Notice of Public Hearing. Comprehensive Plan amendments and area -wide rezones require a public hearing
before the planning commission.
1. Contents of Notice. A notice of public hearing shall include the following:
a. The citation, if any, of the provision that would be changed by the proposal along with a brief
description of that provision;
b. A statement of how the proposal would change the affected provision;
c. A statement of what areas, Comprehensive Plan designations, zones, or locations will be directly
affected or changed by the proposal;
d. The date, time, and place of the public hearing;
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Chapter 17.80 PERMIT PROCESSING PROCEDURES
e. A statement of the availability of the official file; and
Page 11115
f. A statement of the right of any person to submit written comments to the planning commission and to
appear at the public hearing of the planning commission to give oral comments on the proposal.
2. Distribution of Notice. The department shall distribute the notice pursuant to SVMC 17.80.120(B).
G. Planning Commission Recommendation — Procedure. Following the public hearing, the planning commission
shall consider the applications concurrently, and shall prepare and forward a recommendation of proposed action for
all applications to the city council. The planning commission shall take one of the following actions:
1. If the planning commission determines that the proposal should be adopted, it may, by a majority vote,
recommend that the city council adopt the proposal. The planning commission may make modifications to any
proposal prior to recommending the proposal to city council for adoption. If the modification is substantial, the
planning commission must conduct a public hearing on the modified proposal;
2. If the planning commission determines that the proposal should not be adopted, it may, by a majority vote,
recommend that the city council not adopt the proposal; or
3. If the planning commission is unable to take either of the actions specified in SVMC 17.80.140(G)(1) or (2),
the proposal will be sent to city council with the notation that the planning commission makes no
recommendation.
H. Approval Criteria.
1. The City may only approve Comprehensive Plan amendments and area -wide zoning map amendments if it
finds that:
a. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and
protection of the environment;
b. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the
portion of the City's adopted plan not affected by the amendment;
c. The proposed amendment responds to a substantial change in conditions beyond the property owner's
control applicable to the area within which the subject property lies;
d. The proposed amendment corrects an obvious mapping error; or
e. The proposed amendment addresses an identified deficiency in the Comprehensive Plan.
2. The City shall also consider the following factors prior to approving Comprehensive Plan amendments:
a. The effect upon the physical environment;
b. The effect on open space, streams, rivers, and lakes;
c. The compatibility with and impact on adjacent land uses and surrounding neighborhoods;
d. The adequacy of and impact on community facilities including utilities, roads; public transportation,
parks, recreation, and schools;
e. The benefit to the neighborhood, City, and region;
f. The quantity and location of land planned for the proposed land use type and density and the demand for
such land;
g. The current and projected population density in the area; and
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Chapter 17.80 PERMIT PROCESSING PROCEDURES
h. The effect upon other aspects of the Comprehensive Plan.
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I. City Council Action. Within 60 days of receipt of the planning commission's findings and recommendations, the
city council shall consider the findings and recommendations of the planning commission concerning the application
and may hold a public hearing pursuant to city council rules. The department shall distribute notice of the city
council's public hearing pursuant to SVMC 17.80.120(B). All annual amendments to the Comprehensive Plan shall
be considered concurrently. By a majority vote of its membership, the city council shall:
1. Approve the application;
2. Disapprove the application;
3. Modify the application. If the modification is substantial, the city council shall either conduct a public
hearing on the modified proposal; or
4. Refer the proposal back to the planning commission for further consideration.
In the event there is a tie or less than a majority vote of the membership of the city council in favor of one of SVMC
17.80.140(I)(I) through (4), such a vote shall be considered a vote against the motion, the motion shall fail, and no
further action shall be required by the city council, although the city council may take such other action as it deems
appropriate.
J. Transmittal to the State of Washington. At least 60 days prior to final action being taken by the city council, the
Washington State Department of Commerce (Commerce) shall be provided with a copy of the amendments in order
to initiate the 60-day comment period. No later than 10 days after adoption of the proposal, a copy of the final
decision shall be forwarded to Commerce. (Ord. 16-018 § 6 (Att. B), 2016).
17.80.150 Type IV applications — Text amendments to SVMC Titles 17 through 24.
A. Initiation. Text amendments to SVMC Titles 17 through 24 may be initiated by any of the following:
1. Property owner(s) or their representatives;
2. Any citizen, agency, neighborhood association, or other party; or
3. The department, planning commission, or city council.
B. Applications. Applications shall be made on forms provided by the City.
C. Application Submittal.
1. After submittal of an applicant -initiated application, the application shall be subject to a pre -application
conference, counter -complete determination, and fully complete determination pursuant to SVMC 17.80.080,
17.80.090, and 17.80.100.
2. After submittal, the application shall be placed on the next available planning commission agenda.
D. Notice of Public Hearing. Amendments require a public hearing before the planning commission.
1. Contents of Notice. A notice of public hearing shall include the following:
a. The citation, if any, of the provision that would be changed by the proposal along with a brief
description of that provision;
b. A statement of how the proposal would change the affected provision;
c. The date, time, and place of the public hearing;
d. A statement of the availability of the official file; and
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Chapter 17.80 PERMIT PROCESSING PROCEDURES
e. A statement of the right of any person to submit written comments to the planning commission and to
appear at the public hearing of the planning commission to give oral comments on the proposal.
2. Distribution of Notice. The department shall distribute the notice to the applicant, newspaper, City Hall, and
the main branch of the library.
E. Planning Commission Recommendation — Procedure. Following the public hearing, the planning commission
shall consider the proposal and shall prepare and forward a recommendation to the city council. The planning
commission shall take one of the following actions:
1. If the planning commission determines that the proposal should be adopted, it may, by a majority vote,
recommend that the city council adopt the proposal. The planning commission may make modifications to any
proposal prior to recommending the proposal to the city council for adoption. If the modification is substantial,
the planning commission must conduct a public hearing on the modified proposal;
2. If the planning commission determines that the proposal should not be adopted, it may, by a majority vote,
recommend that the city council not adopt the proposal; or
3. If the planning commission is unable to take either of the actions specified in SVMC 17.80.150(E)(1) or (2),
the proposal shall be sent to the city council with the notation that the planning commission makes no
recommendation.
F. Approval Criteria. The City may approve amendments to the SVMC if it finds that:
1. The proposed amendment is consistent with the applicable provisions of the Comprehensive Plan; and
2. The proposed amendment bears a substantial relation to public health, safety, welfare, and protection of the
environment.
G. City Council Action. Within 60 days of receipt of the planning commission's findings and recommendations, the
city council shall consider the findings and recommendations of the planning commission concerning the application
and may hold a public hearing pursuant to city council rules. The department shall distribute notice of the city
council's public hearing pursuant to SVMC 17.80.120(B). By a majority vote, the city council shall:
1. Approve the application;
2. Disapprove the application;
3. Modify the application. If modification is substantial, the city council must either conduct a public hearing
on the modified proposal; or
4. Refer the proposal back to the planning commission for further consideration.
In the event there is a tie or less than a majority vote of the membership of the city council in favor of one of SVMC
17.80.150(G)(1) through (4), such a vote shall be considered a vote against the motion, the motion shall fail, and no
further action shall be required by the city council, although the city council may take such other action as it deems
appropriate.
H. Transmittal to the State of Washington. At least 60 days prior to final action being taken by the city council,
Commerce shall be provided with a copy of the amendments in order to initiate the 60-day comment period. No later
than 10 days after adoption of the proposal, a copy of the final decision shall be forwarded to Commerce. (Ord. 16-
018 § 6 (Att. B), 2016).
17.80.160 Optional consolidated review process.
A. Optional Consolidated Review Process. This optional process provides for the consideration of all discretionary
land use, engineering, and environmental permits issued by the City if requested in writing from the applicant.
Permit decisions of other agencies are not included in this process, but public meetings and hearings for other
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Chapter 17.80 PERMIT PROCESSING PROCEDURES
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agencies may be coordinated with those of the City. Where multiple approvals are required for a single project, the
optional consolidated review process is composed of the following:
1. Pre -Application Meeting. A single pre -application meeting will be conducted for all applications submitted
under the optional consolidated review process.
2. Determination of Completeness. When a consolidated application is deemed complete, a consolidated
determination of completeness will be made pursuant to SVMC 17.80.100.
3. Notice of Application. When a consolidated application is deemed complete, a consolidated notice of
application will be issued pursuant to the provisions of SVMC 17.80.110.
4. Comment Period. The consolidated application shall provide for one comment period for all permits included
in the consolidated application.
5. The City shall issue a decision(s) for Type I or Type II permits prior to scheduling a public hearing for any
companion Type III permit. Appeals of administrative permits that are part of a consolidated application will be
heard in a single, consolidated open record appeal hearing before the hearing examiner on the same agenda as
the companion Type III application.
6. Notice of Public Hearing. A single notice of public hearing will be provided for consolidated permit
applications. The notice shall include the Type III permit to be heard and any open record appeals of
administrative portions of the consolidated application.
7. Notice of Decision. The hearing examiner shall issue a single notice of decision regarding all Type I and
Type II appeals and all Type III project permit applications subject to a public hearing. (Ord. 16-018 § 6 (Att.
B), 2016).
17.80.170 Vesting of applications.
A. Purpose. The purpose of SVMC 17.80.170 is to implement local vesting regulations that are best suited to the
needs of the City and consistent with state law.
B. Vested Rights. Except for rezones, an application for a land use or development application type set forth in
Table 17.80-1 shall be considered under the development regulations in effect on the date a fully complete
application is filed, pursuant to SVMC 17.80.100.
C. Vested Rights for Subsequent Building Permits or Land Disturbing Activity Permits. Building permit or land
disturbing activity permit applications that are filed subsequent to and related to a prior development permit or
application of the types listed in SVMC 17.80.170(C)(1) through (14) shall be considered under the development
regulations in effect at the time a complete application listed in SVMC 17.80.170(C)(1) through (14) is filed
pursuant to SVMC 17.80.100.
1. Accessory dwelling unit;
2. Boundary line adjustment or elimination;
3. Floodplain development;
4. Site plan;
5. Binding site plan;
6. Shoreline substantial development permit;
7. Shoreline conditional use permit;
8. Shoreline nonconforming use or structure review;
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Spokane Valley Municipal Code
Chapter 17.80 PERMIT PROCESSING PROCEDURES
9. Shoreline variance;
10. Shoreline letter of exemption;
11. Short subdivision;
12. Conditional use permit;
13. Planned residential development; and
14. Subdivision.
Page 15115
However, an applicant filing a complete application for any subsequent building permit or land -disturbing activity
permit application shall only have such rights as described herein if it is submitted prior to the expiration date of the
permit(s) or approval(s) applied for in the application types listed in SVMC 17.80.170(C)(1) through (14).
D. Development Regulations. For the purpose of SVMC 17.80.170, "development regulation" means those
provisions of SVMC Titles 17 through 24 that exercise a restraining or directing influence over land, including
provisions that control or affect the type, degree, or physical attributes of land development or use. For purposes of
SVMC 17.80.170, "development regulation" does not include fees or procedural regulations.
E. Applicability of Current Building Code. A complete building permit application shall always be subject to that
version of SVMC Title 24 in effect at the time the building permit application is submitted.
F. Rezones Not Acquiring Vested Rights. Notwithstanding any other provision in SVMC 17.80.170, any application
dependent on approval of a rezone application shall not acquire vested rights to any particular development
regulations until the underlying rezone is approved. At that time, the application dependent on approval of a rezone
shall be considered under the development regulations in effect at the time the underlying rezone is approved.
G. Waiver of Vested Rights. At any time during the processing of an application, an applicant may voluntarily opt to
have all applications for a project be governed by development regulations in effect on a date later than the date
provided pursuant to SVMC 17.80.170(B) through (F). The applicant may exercise that option by delivering a
written and signed waiver to the department stating that the property owner agrees:
1. To waive all rights provided pursuant to SVMC 17.80.170(B) through (F) and any related vested rights claim
they may have with the application;
2. To have all applications for the project be governed by all development regulations in effect on the date of
delivery of the waiver, subject to the limitations set forth in SVMC 17.80.170(B) through (F);
3. That any change or modification to the project required or desired pursuant to new development regulations
may result in a new determination of whether the application is still fully complete based upon the changes. In
the event the application or project is changed such that it is no longer fully complete, the applicant shall
provide such information as is required to render the modified application fully complete and the applicant
shall agree to reset the time period for permit review and processing to the date the modified application is
determined to be fully complete; and
4. That any change or modification to the project may require additional review and processing, revised public
notice, and additional public hearings as required pursuant to Chapter 17.80 SVMC.
In the event an applicant delivers a written and signed waiver meeting the requirements of SVMC 17.80.170(G)(1)
through (4), the application shall be considered under the development regulations in effect on the date of delivery
of the waiver or, if necessary, the new date a modified application is determined fully complete, and any other
subsequent building permit or land disturbing activity permit applications subject to SVMC 17.80.170(C) shall be
considered under the development regulations in effect on the date of delivery of the waiver, or if necessary, the new
date a modified application is determined fully complete. (Ord. 16-018 § 6 (Att. B), 2016).
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Spokane Valley Municipal Code
DRAFT Title 20 SUBDIVISION REGULATIONS (3-6-
2020)
Attachment 1
Draft CTA-2019-0005
Proposed Amendments to Title 20
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, these regulations are necessary to:
Page 1/22
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;
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. Ensure consistency with and further the goals and policies of the Comprehensive Plan; and
L. Provide a process for the division of land for the following:
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DRAFT Title 20 SUBDIVISION REGULATIONS (3-6-
2020)
1. Short Subdivision. 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. 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 for nonresidential
development and applying to the phased division of any land for sale or lease which is zoned for
commercial, business, office, mixed -use, or industrial development, or which is to be developed as
condominiums or a manufactured home park.
M. All processes of land division set forth in Title 20 SVMC shall be consistent with state law
reuuirements. Anv provision of Title 20 SVMC that conflicts with the requirements of chapter 58.17
'RCW. as now adopted or hereafter amended. shall be construed and interpreted in a manner so as to be
consistent with chapter 58.17 RCW.
20.20.020 Exemptions.
A. The provisions of SVMG-Title 20 SVi'ai shall not apply to:
1. -Cemeteries and other burial plots while used for that purpose (RCW 58.17.040(1));
2. Divisions made by testamentary provisions or laws of descent (RCW 58.17.040(3));
3. 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)).
B. The provisions of SVMC—Title 20 shall not apply to the following; provided, that an application
for exemption and drawing consistent with SVMC 20.20.020(C) is provided to the City:
1. 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 (Horizontal Regimes Act) or 64.34 RCW (Condominium
Act) subsequent to the recording of a binding site plan for all such land (RCW 58.17.040(7));
2. 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;
3. Division or acquisition of land for public right-of-way;
4. 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).
C. An application for exemption for any of the purposes set forth in SVMC 20.20.020(B) shall be
processed to determine whether the division is exempt with a minimum review for compliance with
applicable adopted City regulations. The application shall be determined to be complete upon the
submittal of the following materials:
1. An application; and
2. Maps, plans, and/or exhibits containing all applicable information as required by SVMC
20.30.020(B).
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:
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A. Lots created through subdivision, on a plat approved by the City or Spokane County separately
describing the lot in question; or
B. Lots created through short subdivision, on 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 binding site plan was
approved by the City or Spokane County; or
D. A division of land prior to March 13, 1978; provided, that:
1. A tax segregation request was received by the Spokane County assessor's office prior to said
date; or
2. A legal instrument(s) pertaining to said division was filed on record prior to said date; and
3. All state and local land development regulations were met at the time the lot was created or can be
met prior to the issuance of a building permit; or
E. Development shall be allowed on a lot owned by an innocent purchaser. For purposes of SVMC
20.20.030(E), an "innocent purchaser' is an owner of the property, other than the original owner that
created the lot, and who did not have actual notice that the lot was created by a means other than
specified in SVMC 20.20.030(A) through (D); or
F. In the event a lot was created by a means other than as specified in SVMC 20.20.030(A) through (D),
development shall be allowed on such lot if the development does not adversely affect the public interest.
When determining the impact on the public interest, the City shall consider the following criteria:
1. Whether the proposed development is consistent with the public health, safety, and general
welfare;
2. Whether the use meets the underlying zoning requirements and is consistent with the use of at
least one adjoining property; and
3. Whether the lot was created on or before December 31, 2016. In the event an illegally created lot
does not meet the criteria of SVMC 20.20.030(A) through (F), a development permit shall not be
issued until such time that a legal lot is created.
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 &VMS -Title 20-_
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 the requirements of
&VMS -Title 20 S 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 &VMS -Title 20 S\,,, .
20.20.060 Vertical datum.
Where topography is required to be shown, the land survey data shall be based on the North American
Vertical Datum (NAVD-88).
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DRAFT Title 20 SUBDIVISION REGULATIONS (3-6-
2020)
20.20.070 Monumentation.
Right-of-way, street centerline and street intersection monumentation shall be established as described
by City -adopted street standards. In addition, for short subdivision, subdivision or binding site plans, every
lot corner shall be marked or referenced in a permanent manner with the registration number of the
professional land surveyor in charge of the survey in accordance with state law.
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 and Chapter 332-130 WAC.
20.20.090 General design.
The design of short subdivisions, subdivisions and binding site plans shall comply with the requirements
of all applicable City plans, regulations, and design and development standards. In addition:
A. The design, shape, size, and orientation of the lots shall 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 20
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), the applicant may be
required to provide a widened border easement or right-of-way area behind the pedestrian ramp
landing for the placement of traffic control devices and street lights and their related
appurtenances (see Figure 20.20.01). The limits of the border easement and right-of-way area
shall be determined by the City at the time of application. This area shall not extend more than
15 feet behind the landing. The boundary of this area may be defined by an arc that is tangent at
each end to the standard border easement, typically located behind the back of sidewalk, or
right-of-way if there is no border easement in the vicinity. If this area is already fully contained
within right-of-way then no additional border easement width shall be required. The only utilities
allowed within this area are those necessary for the function of the proposed lights, signals, et
cetera.
DRAFT CTA-2019-0005
Spokane Valley Municipal Code
DRAFT Title 20 SUBDIVISION REGULATIONS (3-6-
2020)
Figure 20.20.01
ART EF.[AL
3. Lot Dimensions.
Page 5/22
a. Lot dimensions shall comply with the minimum standards established in Chapter 19.70 SVMC;
b. Flag lots are prohibited. Reverse flag lots providing access to alleys or amenities located to
the rear of the property are permitted.
4. Double Frontage Residential Lots.
a. Double frontage and reverse frontage lots shall be permitted only where necessary to
separate residential development from arterial roadway or to overcome specific disadvantages of
topography and orientation;
b. When lots back to arterials, screening shall be installed on the lot(s) limiting visibility between
the arterial and the adjoining lots in accordance with SVMC 22.70.070;
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 shall 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. Block length shall comply with the adopted street standards.
2. Block and Lot Labeling. Blocks and lots shall be identified in sequential numerical order.
3. Street alignments shall be designed and constructed with appropriate consideration for existing
and planned streets, anticipated traffic patterns, topographic and drainage conditions, public safety,
adopted street standards, Comprehensive Plan and the proposed use of the land so divided.
D. Lots shall not be divided by the City boundary or public right-of-way, and shall not be divided by any
zoning designation unless exceptional circumstances exist.
E. Every lot shall have direct access to a paved public street, private street, or an easement for a private
driveway.
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DRAFT Title 20 SUBDIVISION REGULATIONS (3-6-
2020)
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F. 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 applicable City -adopted standards.
G. Wastewater design shall comply with all applicable City regulations and other jurisdictional agency
regulations.
H. Adequate public domestic water supply and/or fire protection shall be provided in compliance with all
applicable City regulations and other jurisdictional agency regulations.
I. All road designs shall comply with Chapter 22.130 SVMC and adopted street standards.
J. Provisions for stormwater runoff shall comply with City regulations for stormwater management as set
forth in Chapter 22.150 SVMC.
K. Existing and proposed easements for electric, water, sewer, gas, and similar utilities shall be illustrated
on the short plat, plat, or binding site plan. The utility purveyors shall indicate to the department in writing
that the easements are adequate for their service needs.
L. 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 city manager may waive the requirement for underground utilities.
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;
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 is 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.
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DRAFT Title 20 SUBDIVISION REGULATIONS (3-6-
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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 Chapters 20.30 through 20.40 SVMC. Application for an attached
single-family subdivision consisting of 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 Chapters 20.30
through 20.40 SVMC. Application for alterations of any preliminary short subdivision or subdivision shall
be submitted and processed according to the requirements of Chapter 20.50 SVMC. Applications for
alterations of any final short subdivision or subdivision shall be submitted and processed according to the
requirements of Chapter 20.60 SVMC. Applications for vacation of any plat shall be submitted and
reviewed according to the requirements of Chapter 20.70 SVMC.
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Spokane Valley Municipal Code
Chapter 20.30 PRELIMINARY SHORT SUBDIVISIONS,
SUBDIVISIONS AND BINDING SITE PLANS
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.
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20.30.010 Application.
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 city manager or designee.
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. 1 -Tap 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;
4. 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 developmentSookaneValley Municual sCode and other
applicable regulations;
5. Public Notice Packet. The assesse;'s- One copy of _ ,D-rc,el map(-s4 indicating nrogerties
nre,iiately adia,:ent ,u si`�i�c; site and a t#4etitle company search of current ownership of
immediately adiacent oroperties. If the aoplicant owns adjacent prooerty. the map should indicate
parcels located immediately adjacent to the applicant's ownership. The title company sears" shall be
current within 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;
6. SEPA environmental checklist as applicable _. 3sate and local iav)s. f^r PFelmMi
eXGavatiGi; or full, GF if GFit*Gal areas exist OR site; and
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Chapter 20.30 PRELIMINARY SHORT SUBDIVISIONS.
SUBDIVISIONS AND BINDING SITE PLANS
Page 9/22
7. 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 9&Pbinding site elan is in the name
of the owners signing.
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 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;
5. A vicinity map at a scale of not more than 400 feet to the inch, except that the city manager or
designee 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, lot lines 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 plan and within 100 feet thereof, or
the nearest City street if there is no City street within 100 feet of the subject property
be cleariv identified as oublic o
10. All 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. All existing easements that affect the subject property;
12. Location of any natural features such as wooded areas, streams, drainage ways, special flood
hazard areas identified on the Flood Insurance Rate Map, or critical areas as defined in SVMC Title
21;
13. Location of existing buildings, septic tanks, drainfields, wells or other improvements, and a note
indicating if they will remain or be removed;
14. 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 the recording numbers of any recorded covenants and easements;
15. Topographic information at 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 30 percent; and
16. Site data table showing number of proposed lots, existing zoning, water supplier, and method of
sewerage.
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Chapter 20.30 PRELIMINARY SHORT SUBDIVISIONS,
SUBDIVISIONS AND BINDING SITE PLANS
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.
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.
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 under this title is submitted to the City. Extension of time may
be granted as provided in SVMC 20.30.060.
20.30.060 Time extensions.
An application form and supporting data for time extension requests shall 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 department 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.
The department may grant an initial three-year time extension. Additional one-year extensions may be
granted by the department beyond the initial three-year extension. Prior to granting time extensions, the
department shall circulate the time extension request to affected agencies for comments. Additional or
altered conditions recommended by the department or affected agencies may be required as a condition
of this extension. This may include new or updated City regulations deemed necessary to protect the
public health, safety, or general welfare.
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.
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Chapter 20.40 FINAL SHORT SUBDIVISIONS,
SUBDIVISIONS, AND BINDING SITE PLANS
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.
20.40.035
Recordation.
20.40.040
Surety in lieu of construction limitations.
20.40.050
Phasing.
Page I1/22
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 . _ 4-0 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 Imo, it ci
is in the name of the owners signing jL-ad
4. Maps shall also be submitted iR GRe Gf the fG"GWORg e'eGtFGR*G file fermats at the time the Mylars
aFe submitted, unless this FequiFement is waived by the Gity maRager or designee;
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;
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Chapter 20.40 FINAL SHORT SUBDIVISIONS,
SUBDIVISIONS, AND BINDING SITE PLANS
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. 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 center 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 and 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;
10. All dimensions shall be shown in feet and hundredths of a foot. All bearings and angles shall be
shown in degrees, minutes and seconds. All partial measurements shown shall equal the total overall
measurements shown;
11. The final short plat, plat or binding site plan shall indicate the actual net area for each platted lot
exclusive of 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
12. 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.
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 applicable City standards. 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 or 100 feet to the inch. If approved by the department, an appropriate scale may
be used which does not exceed 200 feet to the inch, provided a 400 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 boundary line shall delineate the existing perimeter boundary of the short plat, plat or binding
site plan prior to any dedication to the public.
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Chapter 20.40 FINAL SHORT SUBDIVISIONS.
SUBDIVISIONS. AND BINDING SITE PLANS
E. The location and widths of streets, alleys, rights -of -way, and easements serving the property, parks
and open spaces proposed within the division and those platted easements existing immediately adjacent
to the division 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. 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 him/her, or under his/her
supervision; that the 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 Chapter 58.09
RCW.
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 shall not be considered T, muste
r ^o . o and signed by the following:
1. Spokane Valley ,: ommunity and Public Works Ssenior Eengineer;
2. Spokane Valley _city Llmanager or designee;
3. Spokane County- Environmental Services DirectorytiRies d'FeGtGF;
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. Hearing a -Examiner for final subdivision plats only.
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 a;id C _de
Once all reviewing departments and agencies are satisfied; all conditions have been met or appropriate
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Chapter 20.40 FINAL SHORT SUBDIVISIONS,
SUBDIVISIONS, AND BINDING SITE PLANS
Page 14/22
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
thereof, unless the applicant consents to an extension of such time period (RCW 58.17.140).
20.40.035 Recordation.
The depaFtmeRt shall reGeFd the completed final short plat, plat, or binding site plan shall be recorded 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 Surety in lieu of construction limitations.
A. Street Improvements. Pursuant to SVMC 22.130.040, street improvements include sidewalks,
drainage, and approaches.
B. Non -Street Improvements. In lieu of the completion of the actual construction of any required non -
street improvements prior to the approval of the final plat, short plat or binding site plan, the s_ommunity
develeper�t department may accept a surety in an amount and with conditions
satisfactory to the department consistent with the provision of RCW 58.17.130, and the criteria listed
below. Non -street improvements may include, but are not limited to, fencing, landscaping, and trails.
1. The improvements will be completed within one year of the date of final approval;
2. The applicant for the surety does not have any outstanding improvements that have not been
timely completed within other plats, short plats, or binding site plans within the City;
3. The surety is in the form of a cash savings assignment or irrevocable letter of credit in an amount
of at least 125 percent of the City -estimated value of the outstanding improvements.
20.40.050 Phasing.
Any subdivision or binding site plan may be developed in phases or increments. Phasing of short
subdivisions 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 city manager or designee 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 devel ,... eRtengineer-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.
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Chapter 20.50 PRELIMINARY PLAT, SHORT PLAT,
AND BINDING SITE PLAN ALTERATIONS
Chapter 20.50
PRELIMINARY�LAT SHORT PLAT AND BINDING SITE orSUBDIVISION ALTERATIONS
Sections:
20.50.010 Applications.
20.50.020 Preliminary plat, short plat and biRdiRg I�at alterations — Notice, decision, filing
plan.
20.50.030 Final plat alterations — Notice. decision. filing plan.
20.50.010 Applications.
An application may be submitted for any proposed alteration to a preliminary or final plat
shnh plat „F biRdiRg site ., a-n. The application shall contain the signatures of the maiority of those persons
having an ownership interest in the lots. tracts. parcels. sites. or divisions in the subdivision or portion to
be altered. If the subdivision is subiect to restrictive covenants which were filed at the time of the
approval of the subdivision. and the application for alteration would result in a violation of a covenant. the
application shall contain an agreement signed by all parties to the covenants providing that the parties
aaree to terminate or alter the re' - nts to accomplish the purpose of the alteration. plateF
biRding site plaR. A pFelimiRaFy plat a1teF2tiGR 66 Glassified as a Type 11 peFmit and shall be PFGGessed
Anv alteration pr000sed under this chapter shall be subiect to fhe requirements of Chapters 20.30 and
20.40 SVMC and PCW 58.17.215. as adopted or may be amended.
20.50.020 Preliminary plat,, short plat and binding site plan alterations — Notice, decision, filing
plan.
A. Alteration of preliminary plats shall be classified as minor alterations and substantial alterations. A
preliminary plat alteration ror a minor alteration shall be classified as a Tvpe II permit, provided the
decision -making authority on the !Dreliminary plat, or other law, allows for the administrative review of a
minor alteration. Any preliminary plat alteration that constitutes a substantial alteration shall be classified
as a Tvpe III permit. Both permit types shall be processed pursuant to Chapter 17.80 SVMC and in a
manner consistent with RCW 58.17.215 subiect to any specific requirements of this section.
B. For alterations that constitute a substantial alteration. the City shall provide notice of the application to
all owners of orooerty within the subdivision in an appropriate reqional publication or neiahborhood
newspaper or trade Journal. and to those owners of property within 400 feet of that portion of the
subdivision proposed for alteration consistent with SVMC 17.80.110 and 17.80.120. The notice shall
include a statement that a public hearinq will not be required unless specifically requested within the time
frame indicated below.
If a public hearing is reauested within 14 days of receipt of the notice, notice of the hearinq shall be
provided as set foith in SVMC 17.80.120.
C. Proposed alterations may be circulated to all agencies which were provided notice of the original
oreliminary plat proposal for review and comment. Proposed alterations shall be provided to any
affected agencv for review and comment.
D. Alterations to subdivisions may be approved if such alteration will be consistent with and conforms to
all applicable State and local laws, other applicable approved conditions. and the public use and interest
will be served by the alteration.
E. Followinq approval of an alteration. the applicant shall produce a revised drawing of the approved
alteration which shall be signed by the city manaaer or designee and filed with the City.
20.50.030 Final plat alterations — Notice. decision, filing plan.
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Chapter 20.50 PRELIMINARY PLAT, SHORT PLAT,
AND BINDING SITE PLAN ALTERATIONS
A A final Dlat alteration shall be classified as a Tvpe III permit if a public hearina is requested. or a Tvpe
II oermit if no hearina is reaujred
o Upon issuing a Completeness Determination for a final subdivision alteration. the department shall
Drovide notice of aDphcation to all owners of property within the subdivision in an appropriate recional
publication or neiahborhood newspaper or trade journal. and to those owners of property within 400 feet
of that portion of the subdivision ormosed for alteration consistent with SWj1C '1 7.30.110 and
17 50 120 . The notice
shall either establish a aaie for a fclublic hearmci or Droyide that a hearing nlad be (egUesied by a person
receivina notice v)ithin 14 days of receipt of the notice. If a public hearing is requested within '14 days of
receipt of the notice. notice of the hearina shall be orovided as set foith in SVfv1C '17,80.120 +a --
17 8Q I I Q and4-7 ion
C. Proposed alterations shall be circulated to all aaencies which were provided notice of the oriainal
oreliminary plat proposal for review and comment.
D. Alterations to final subdivisions 1112v be approved if such alteration :vill be consistent with and
confornns to all applicable State and local laws. other applicable aDDroved conditions. and the public use
and interest will be served by the alteration.
Followina approval of an alteration th �olicarit shall produce a revised dra:ving of the apDrcved
alteration ✓!inch shall be sianed by th aaer or desianee and filed with the Cjty and the Sool<ane
COunty Auditor.
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Chapter 20.60 FINAL PLAT, SHORT PLAT, AND
BINDING SITE PLAN ALTERATIONS
Chapter 20.60
FINAL PLAT, SHORT PI.A. ;SHORT SUBDIVISION AND BINDING SITE PLAN ALTERATIONS
Sections:
20.60.005 Purpose.
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
20.60.040 Record of survey to establish lots within a binding site plan.
20.60.005 Purpose
The purpose of this chapter is to provide for alterations of preliminary and final short subdivisions and
bindina site plans. All references to "short plat' and `bindina site Dian' shall include both preliminary and
final short olats and bindina site olans. respectively.
20.60.010 Application.
An application may be submitted for any proposed alteration to a fin21 Plat final short plat, or final inding
site plan. The application shall contain the signatures of the majority of those persons having an
ownership interest in lots, tracts, parcels, sites 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 of the vacation of the subdivision
or binding site plan, or portion thereof.
A plat alteration is classified as a Type II permit alteration
_i!,:: uRiess �� nbl;G hearin esterd
1 =':I ,�;� `:�': �:�'=i l S:Iblect tc a DUbllc
Both permit types shall be processed pursuant to Chapter 17.80 SVMC and
in a manner consistent with RCW 58.17.215 SUb� IC anv iC 1 1-1-ule11'1-�nts or ti1is s�c;ioi
Any plat short plat or binding site plan alteration proposed under this section shall be subject to the
requirements in Chapters 20.30 and 20.40 SVMC.
r-AnsirUznt w4h 2W= 17.90.420. The RGt*GG shall indlude a statement that a publiG hearing will nGt be
GGnoistenf with the appliGatien n Red Tres for Tyne III ap-plaGatieRs
pFevided as is set forth OR SVMG 17.80.120.
Alterations to final plats may be apprGved if deter.m.ined- that the publiG use and interest v.fill be sewed
by the al+e Fatinn
alteFatiGR ef the fiRal plat, whiGh shall be GigRed by the Gity manager eF desigRee ;and- filed %yeth
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Chapter 20.60 FINAL PLAT, SHORT PLAT, AND
BINDING SITE PLAN ALTERATIONS
20.60.03_:0 Final sshort plat and binding site plan alterations — Notice, decision, filing
requirements.
A. UPOR FeGeipt of a GGFApleted appliGatiOR Upon issuing a Completeness Determination 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, _pubIfsafion 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 in the same manner and same type as was originally provided for
ne prehnninary or final short plat or preiiminary or final bindina site plan proposed to be altered.
B. Alterations oroposina to alter a public dedication shall be processed consistent with the application
procedures for Type III applications in SVMC 17.80.070 and RCW 58.17.215. For alterations that
propose+ng to alter a public dedication. the City shall provide notice of the application to all owners of
property within the short subdivision or binding site plan in an appropriate regional publication or
neiahborhood newspaper or trade journal. and to those owners of property within 400 feet of that portion
of the short subdivision or binding site plan proposed for alteration consistent with SVMC 17.80.110 and
17.80.120. 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 h ;grim is requested within 14 days or receipt of the notice, notice of the hearing shall be
provided a -- `s - 'IC 17.80.120.
C. Proposed alterations may be circulated tc ali were provided notice of the original
short plat or binding site plan proposal or r _ _ --on---- Proposed alterations shall be p_r
affected aaencv for review and comment.
D. Alterations to final short plats or binding site plans maybe approved by the city manager or designee,
if the city manager or designee determines such alteration will be consistent with any -;;-m to all
.is. other a; olicable approved conditions. and that the that the public use and
interest will be served by the alteration.
E. Following approval of an alteration, the applicant shall produce a revised drawing of the approved
alteration of the #ieal-short plat or binding site plan, which shall be signed by the city manager or designee
and filed with the Spokane County auditor's office to
become the lawful - plat or binding site plan of the property.
20.60.0 40 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 city manager or
designee. 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 50 or 100 feet to the inch. If approved by the city manager or designee, an
appropriate scale may be used which does not exceed one inch equals 200 feet, provided a one inch
equals 400 feet reduced eight -and -one -half -inch by 11-inch 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.
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Chapter 20.60 FINAL PLAT, SHORT PLAT, AND
BINDING SITE PLAN ALTERATIONS
Page 19/22
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 c .ity re ,.anager or designee;
2. City of Spokane Valley devele ,. eRt SonIiGeG Community and Public Works �'�-enlor
e_ngineerlEul;
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 assessor's office. All fees for such
recording shall be paid by the applicant prior to recording.
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Chapter 20.70 PLAT VACATION
Chapter 20.70
SUBDIVISION], SHORT SUBDIVISION, AND BINDING SITE PLANIRI,zATT VACATION
Sections:
20.70.010 PlatVacation — Application.
20.70.020 SubdivisiorWat vacation — Process.
20.70.030 Short subdivision and binding site plan vacation — Application.
20.70.040 Short subdivision and binding site plan vacation — Process.
20.70.010 RlatVacation — Application.
An application may be submitted for the proposed vacation of part or all of a platsl_Ibdr�ision, short
subdivision, or binding site plan. The application shall contain the signatures of all parties having an
ownership interest in that portion of the subdivision subject to vacation. If the subdivision, short
subdivision, or binding site plan is subject to restrictive covenants which were filed at the time of the
approval, and the application for vacation 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 of the vacation of the subdivision,
short subdivision, or binding site plan, or portion thereof.
20.70.020 RlatSubdivisic vacation— Process.
= V acation of a plat._ is
classified as a Type III 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.
B. Vacation of city streets shall utili__ .he procedures Poi : water 22.140
SVfv1C. P,CW 35A.41.020, and chaoter 35. 99 RCW.
AR appkatiGR may be submitted for the proposed VaGation of part er all of a plat. The 2ppliGatiGR sh
20.7-0.030 ShaFt Plat and binding site plan YaGation AppliGation. nrnels cites nr rdivisien in the su bjert si b d!Vi nerFien to hey Gated l+
20.70.0.2 .0 Plat_,hort Subdivision and binding site plan vacation — Process.
A. Exc ;ui as D ovia_�d in su!�_ Vvacation of a plat.,,
Man. or portion thereof is classified as a Type III application. Upon submittal of a complete application for
vacation of platy shoe subdivision, binding site olan. or portion thereof, the department shall process the
plat vacation request pursuant to Chapter 17.80 SVMC_ and in 7 manner rensistent ,.,'th Rr%Ar F5817.212.
B. Vacation of anv area desionated or dedicated for public use within a short subdivision or bindina site
plan is classified as a Tvne III application. Upon submittal of a complete application for vacation of an
area desianated or dedicated for Dublic use within a short subdivision or binding site plan, the department
shall process the vacation request pursuant to Chapter 17.80 SVMC and in a manner consistent with
RCW 58.1 7.212.
C. Vacation of city streets shall utilize the procedures for street vacations set forth in chapter 22.140
SVMC, RCW 35A.47.020. and chapter 35.79 RCV\/.
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Chapter 20.80 BOUNDARY LINE
ADJUSTMENTS/ELIMINATIONS
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.
Page 2l/22
20.80.010 Scope.
Boundary line adjustments shall be a minor alteration in the location of lot or parcel boundaries on
existing lots or parcels. In this section "lot" shall mean a parcel of land having fixed boundaries described
by reference to a recorded plat, a recorded binding site plan, by metes and bounds, or by section,
township, and range, and be of sufficient area to meet minimum zoning requirements. 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 lots nor diminish in size open space or other protected
environments;
B. Such alteration shall not diminish the size of any lot so as to result in a lot of less square footage than
prescribed in the zoning regulations;
C. Such alteration shall not result in a building setback violation or site coverage to less than prescribed
by the zoning regulations; and
D. All lots resulting from the boundary line alteration shall be in conformance with the design standards of
this chapter.
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-.
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;
4. The location, dimensions and names of public and/or private streets abutting the property(ies); and
5. North arrow and scale shall be noted.
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:
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Chapter 20.80 BOUNDARY LINE
ADJUSTMENTS/ELIMINATIONS
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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;
4. Indicate the existing property lines to be revised with a dashed line and the 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 may be required by the city manager or designee. The need for a
survey will be determined based on an evaluation of the number of parcels, legal descriptions,
appurtenances, disputed or apparent lines of ownership, and setbacks. If required, the survey must be
completed by a professional land surveyor licensed in the state of Washington.
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.
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