Chapter 19.04D SUBDIVISION AND SHORT SUBDIVISION REGULATIONS

The purpose of this chapter is to set forth the criteria, standards and requirements for the review and approval of subdivisions and short subdivisions. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.020 Review and approval criteria.

(A) Each proposed subdivision or short subdivision shall be reviewed to ensure that:

(1) The proposal conforms to the goals, policies, criteria and plans set forth in the city of Granite Falls comprehensive plan;

(2) The proposal conforms to the development standards set forth in this title;

(3) The proposal conforms to the requirements of this section and those set forth in this chapter and GFMC 19.04A.205 through 19.04A.260;

(4) The proposed street system conforms to the city of Granite Falls public works standards and specifications and is laid out in such a manner as to provide for the safe, orderly and efficient circulation of traffic;

(5) The proposed subdivision or short subdivision will be adequately served at the applicant’s cost with city-approved water and sewer, and other utilities appropriate to the nature of the subdivision or short subdivision;

(6) The layout of lots, and their size and dimensions, take into account topography and vegetation on the site in order that buildings may be reasonably sited, and that the least disruption of the site, topography, trees and vegetation will result from development of the lots;

(7) Identified hazards and limitations to development have been considered in the design of streets and lot layout to assure street and building sites are on geologically stable soil considering the stress and loads to which the soil may be subjected;

(8) Safe walk to school procedures, as established by the Granite Falls School District No. 332, have been met;

(9) Tree preservation requirements have been adequately met.

(B) Lack of compliance with the criteria set forth in subsection (A) of this section shall be grounds for denial of a proposed subdivision or short subdivision, or for the issuance of conditions necessary to more fully satisfy the criteria.

(1) The final plat or short subdivision is in substantial conformance with the provisions for the preliminary approval, including any conditions imposed as part of the approval.

(2) The final plat or short subdivision contains a dedication to the city of all common improvements, including but not limited to streets, roads, sewage disposal, water supply systems, and storm drainage and disposal, which were a condition of approval.

(3) All common improvements required as conditions of approval of the proposed subdivision or short subdivision have been referenced on the final plat or short subdivision.

(4) City-approved water and sewer facilities shall be available to each lot created by the division of land. Other common utilities, systems, and features designed to serve all lots within the subdivision such as, but not limited to, power, phone service, natural gas, critical area(s) impact mitigation, storm drainage and detention/infiltration systems designed to be used by the entire subdivision, and street illumination systems, all located either within public right-of-way, future public right-of-way, or easements dedicated to the utility(ies), shall also be constructed and installed prior to final approval and available to each lot created by the division of land.

(5) The final plat or short subdivision is in compliance with the provisions of GFMC 19.07.020, Critical areas regulations, and Chapter 19.12 GFMC, Concurrency and Adequacy.

(6) Except when a surety bond, a cash deposit or assignment of funds for the construction of certain improvements has been approved pursuant to subsection (C)(7) of this section, all required improvements, public or private, have been constructed or installed in accord with the provisions of this chapter and the requirements of the approved preliminary plat, subject to inspection and approval by the city engineer.

(7) For subdivisions (long plats), the applicant may be allowed to submit a surety bond, a cash deposit or an assignment of funds acceptable to the city in lieu of actually installing or constructing certain of the required improvements meeting the description in criteria in subsection (C)(7)(a), (C)(7)(b) or (C)(7)(c) of this section and subject to written approval by both the public works director and city engineer. Their decision shall consider all relevant factors including the following criteria:

(a) Whether only minor items of the required improvements need to be completed such as the final lift of asphalt pavement and/or landscaping; or

(b) Whether the city and/or other public agency’s capital project needs to be completed ahead of the required improvements to allow for logical sequence of construction to prevent damage or disruption to the improvements being made; or

(c) Whether constructing the required improvements prior to plat approval will create an unnecessary and unusual hardship to the applicant that is not self-created; and

(d) Whether the need for the surety bond, cash deposit, or assignment of funds is not the result of deliberate actions of the applicant; and

(e) The extent to which public health, safety, and welfare are not endangered by allowing the plat to be approved without the required improvements being completed, prior to final plat approval.

(D) When the city administrator finds that the final plat or short subdivision is in substantial conformity to the preliminary approval, he or she shall endorse his or her approval on the final plat or short subdivision and shall implement the final approval and recording procedures set forth in Chapter 19.05 GFMC, Subdivisions, Binding Site Plans, and Boundary Line Adjustments, and this title. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.030 Subdivision names.

No subdivision shall be approved which bears a name using a word which is the same as, similar to or pronounced the same as a word in the name of any other subdivision in the county, except for the words “town,” “city,” “place,” “court,” “addition,” “acres,” “heights,” “villa,” or similar words, unless the land so divided is contiguous to the subdivision bearing the same name. All plats must continue the block numbers of the plat of the same name last filed. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.040 Lot standards.

(A) Suitability for Intended Use. All lots shall be suitable for the general purpose for which they are intended to be used. No lot shall be of such size or design as to be detrimental to the health, safety or sanitary needs of the residents of the subdivision or such lot.

(B) Lots shall be created by following the procedures of Chapter 19.05 GFMC, Subdivisions, Binding Site Plans, and Boundary Line Adjustments, and this title.

(D) Lot Shapes. Lot shapes shall be designed to avoid awkward configuration or appendages.

(E) Width – Area – Frontage. Each lot shall have sufficient width, area and frontage to comply with the minimum site requirements as set forth in GFMC 19.06.010, Density and dimension.

(F) Depth. Each lot should have an average depth between the front and rear lot lines of not less than one foot depth for each one foot of width.

(G) Front Lot Line. For corner lots, double frontage lots, and single frontage lots, the front lot line shall be the property line(s) separating the lot from a street or vehicle access corridor.

(H) Side Lot Lines. As much as possible, where topography and natural features permit, side lot lines should run at right angles to the street upon which the lot faces, except that on curved streets they shall be radial to the curve.

(I) Building Setback Lines. Where watercourses, topography, geology and soils, vegetation, utilities, lot configuration, or other unique circumstances dictate a different building envelope than that set by GFMC 19.06.010, Density and dimension, building setback lines may be required to be shown on the final plat or short subdivision map and observed in the development of the lot.

(J) Future Subdivision of Lots. Where the subdivision or short subdivision will result in a lot one-half acre or larger in size which is likely to be further divided in the future, it may be required that the location of lot lines and other details of layout be such that future division may readily be made without violating the requirements of this section and without interfering with orderly extension and connection of adjacent streets. It is intended that the lot lines and other details of future subdivision be advisory only, and shall not be final or binding on the applicant unless he makes further application; however, any restriction of buildings within future street locations may be imposed and may require such restrictions to be set forth on the final plat or short subdivision. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.050 Exception to lot standards.

(A) Cluster – Zero Lot Line – Townhouse Development. The relaxation of building setbacks, lot size and lot frontage requirements as set forth in GFMC 19.06.010, Density and dimension, and GFMC 19.04D.040, Lot standards, may be authorized for a subdivision developed in compliance with GFMC 19.06.010(E), General Development Standards. Such authorization shall only occur where the applicant presents a plan whereby the entire subdivision will be designed and developed with provision for proper maintenance of recreation facilities and open space which will be commonly available for use of the residents of the subdivision and which will be of such benefit to said residents as is equal to that which would be derived from observance of the size and frontage requirements otherwise specified. The relation of said requirements shall not violate the purpose and criteria set forth in GFMC 19.05.005, Introduction and purpose, and GFMC 19.04D.020, Review and approval criteria, respectively.

(B) Eminent Domain. Parcels smaller than otherwise permitted by the Granite Falls Municipal Code may be created through the action of governmental agencies including the city of Granite Falls by such actions as eminent domain and the splitting of a parcel by dedicated right-of-way. Wherever possible, such parcels shall be merged in title with adjacent lots to create lots in compliance with the Granite Falls Municipal Code.

(C) Substandard Lots. A lot of record created prior to the effective date of the Granite Falls Municipal Code that does not meet the minimum area or dimensional requirements of the land use district in which located shall be considered a conforming lot of record if the following requirements are met: there must be no adjoining lots of record of continuous boundary in the same ownership to which the substandard lot can be merged in title or with which the lot lines can be adjusted to create lots of record which would comply with the Granite Falls Municipal Code.

(D) Lots for Building Pads. In industrial, business and multiple residential zones, lots with boundaries coterminous or nearly so with building walls may be created. The standards that normally would apply to such lots shall apply instead to the project tract of which such lots are a part. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.060 Easements.

(A) Public easements for the construction and maintenance of utilities and public facilities shall be granted to the city or utility provider to provide and maintain adequate utility service to each lot and adjacent lands. The minimum width of the public easements shall be 15 feet or the minimum necessary as determined by the utility, unless the city determines a smaller or larger width is appropriate based on site conditions. Whenever possible, public easement shall be combined with driveways, pedestrian access ways and other utility easements.

(B) Private easements for the construction and maintenance of utilities within the subdivision or short subdivision shall be granted so that individual lots gain access to public facilities. The widths of the private easements shall be the minimum necessary as determined by the utility, unless the city determines a larger width is appropriate based on the site conditions.

(C) When there is a need to use a stream for stormwater control purposes, public improvement and maintenance easements at least 20 feet wide shall be provided for storm drainage. Larger widths may be required where necessary. When possible, said easements shall be located along the centerlines of such facilities. Public improvement and maintenance easements for creeks and other watercourses shall be provided and shall extend 25 feet in each direction from the waterway centerline or 10 feet from the top of the ordinary high water mark, whichever is greater.

(D) Native growth protection easements (NGPE) shall be granted as deemed appropriate by the city where the preservation of native vegetation benefits the public health, safety and welfare, including control of surface water and erosion, maintenance or slope stability, visual and aural buffering, and protection of plant and animal habitat. The NGPE shall impose upon all present and future owners and occupiers of land subject to the easement the obligation, enforceable on behalf of the public by the city of Granite Falls, to leave undisturbed all trees and other vegetation within the easement, except that are required for future construction of multipurpose trails and city-approved utilities. The vegetation within the easement may not be cut, pruned, covered by fill, removed, damaged or enhanced without express written permission from the city of Granite Falls.

(E) Easements for utility mains or lines shall prohibit the placement of any building on or over the easement, but shall not preclude landscaping of an appropriate variety as determined by the designated official. The city encourages the use of an easement for more than one utility and pedestrian access provided the designated official finds the multiuse appropriate. Restoration shall be required of the site following any excavation or other disturbance permitted by the easement.

(F) Easements required by this section shall be granted by the terms and conditions of such easements being shown on the final plat or short subdivision or by separate instrument.

(G) Areas used as regional utility corridors shall be contained in tracts separate from the lots, but sharing of tracts among utilities is encouraged. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.070 Water supply.

All lots shall be served by a water system approved by the city of Granite Falls. Any common water system shall be provided by the applicant and dedicated to the city. Water distribution systems shall be designed and constructed according to all applicable provisions of the Granite Falls public work standards. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.080 Sewage disposal.

All lots shall be served by the sanitary sewer system, or on-site sewage disposal system, as required by Chapter 19.12 GFMC, Concurrency and Adequacy. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.090 Storm drainage.

(A) All lots shall be provided with adequate storm drainage connected to the storm drainage system of the city or other system approved by the city.

(B) Where a public street is to be dedicated or improved by the applicant as a condition of preliminary approval, the applicant shall provide and dedicate any required storm drainage system in the street.

(D) Storm drainage shall be provided in accordance with the city’s public works standards.

(E) Easements shall be dedicated as provided in GFMC 19.04D.060. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.100 Watercourses.

When required by the city, the developer of a subdivision shall enhance any major or minor watercourse which traverses or abuts the subdivision in accordance with the specifications and standards approved by the city. Any required watercourse easements shall be dedicated as provided in GFMC 19.04D.060, Easements. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.110 Underground utilities.

All new and existing permanent utility service to lots shall be provided from underground facilities as set forth in the Granite Falls Municipal Code regulating underground wiring, pursuant to GFMC 19.04D.150 and Chapter 9 of the city’s public works standards. The applicant shall be responsible for complying with the requirements of this section, and shall make all necessary arrangements with the utility companies and other persons or corporations affected by installation of such underground facilities in accordance with the rules and regulations of the Public Utility Commissioner of the state of Washington. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.120 Water and sewer standards.

(A) Design Standards. All city water and sewer facilities shall be designed in compliance with the city of Granite Falls public works standards document available from the city of Granite Falls.

(B) Construction Standards. All city water and sewer facilities shall be constructed in compliance with the city of Granite Falls public works standards document available from the city of Granite Falls or appropriate water and sewer purveyor. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.130 Street standards.

(A) All street improvements, grades and design shall comply with standard regulations and specifications as set forth in Granite Falls public works standards.

(B) When required by the city to mitigate anticipated impacts of a new subdivision or short plat, the developer shall incorporate features into the layout of the street circulation system to minimize cut-through traffic of the proposed development and/or surrounding neighborhoods.

(D) Proposed single-access subdivision streets ending in cul-de-sacs, hammerheads or loop roads shall not exceed 400 lineal feet in length from the access point of the new subdivision and serve more than 30 proposed dwelling units unless a connection can be established to a second access right-of-way. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.140 Street right-of-way and pavement widths.

(A) The street right-of-way in or along the boundary of a subdivision shall conform to the provisions set forth in the city of Granite Falls public works standards.

(B) When subdivision or an area within a subdivision is set aside for commercial or industrial uses, or where probable future conditions warrant, greater widths than those provided in subsection (A) of this section may be required.

(C) Where topographical requirements necessitate either cuts or fills for the proper grading of the streets, additional right-of-way widths or slope easements may be required. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.150 Street lights.

All subdivisions shall include underground electric service, light standards, wiring and lamps for street lights according to city adopted standards for underground wiring and the specifications and standards set forth in the city of Granite Falls public works standards. The subdivider shall install such facilities and make the necessary arrangements with the serving electric utility. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.160 Monuments.

(A) Permanent survey control monuments shall be provided for all final plats and short plats at:

(1) All controlling corners on the boundaries of the subdivision or short subdivision;

(2) The intersection of centerlines of roads within the subdivision or short subdivision; and

(3) The beginning and ends of curves on centerlines or points of intersections on tangents.

(B) Permanent survey control monuments shall be the standard concrete monuments as required by city of Granite Falls public works standards and in accordance with the following:

(1) Every lot corner shall be marked by rebar at least one-half-inch diameter by 24 inches long with a cap identifying the surveyor or survey company that placed the monument.

(2) Said pipe or city-approved equivalent shall be driven into the ground. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.170 Landscaping and screening.

All subdivisions and short subdivisions shall provide landscaping and screening in compliance with applicable provisions of GFMC 19.06.020, Landscaping and screening. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.175 Tree preservation and protection.

All subdivisions and short subdivisions shall provide tree preservation and protection in accordance with GFMC 19.06.020(D). A tree plan shall be part of the preliminary plat or short plat submittal requirements and approved prior to preliminary or short plat approval. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.180 Public access ways.

(A) When necessary for public convenience or safety, the developer shall improve and dedicate to the public access ways to connect to cul-de-sac streets, to pass through oddly shaped or unusually long blocks, to provide for networks of public paths creating access to schools, parks, shopping centers, transit stops, trails, or other community services.

(B) The access way shall be of such design, width and location as reasonably may be required to facilitate public use. Where possible, said dedications may also accommodate utility easements and facilities. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.190 Clearing and grading.

All clearing and grading shall be conducted in compliance with the provisions set forth in the Granite Falls Municipal Code applicable to clearing and grading. No clearing or grading shall occur prior to approval of tree preservation and protection measures. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.200 Improvements – Completion or guarantee.

(A) Unless installation prior to plat approval is excused by the provisions of this chapter, the applicant shall complete the required improvements before final approval of the plat and shall financially guarantee installation thereof as set forth in GFMC 19.04D.210, Improvements – Security for performance and warranty, prior to construction.

(B) The applicant may be allowed to submit a surety bond, a cash deposit or assignment of funds for items not completed at the time of approval of the plat, only as set forth in GFMC 19.04D.020(C)(7). The surety bond, cash deposit, or assignment of funds shall identify the improvements, name the date the improvements are to be completed, and be of a form and substance subject to the approval of the city administrator.

(D) For short subdivisions (short plats), all required improvements shall be constructed within three years of the date of plat approval. If a building permit for any residential or commercial building constructed within the short plat boundaries is issued before three years after the date of plat approval, frontage improvements, other required improvements adjacent to the lot, and other required improvements necessary for the public health, safety, and welfare, such as access to the lot that meets fire code requirements, are required to be constructed within six months of the date of issuance of the building permit, whichever is earliest to occur. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.210 Improvements – Security for performance and warranty.

(A) Prior to actual construction of required improvements, the subdivider shall provide a guarantee in a form approved by the city attorney and in an amount to be determined by the city and off-site improvements, drainage, lighting, landscaping, critical areas, etc., sufficient to guarantee actual construction and installation of such improvements prior to final plat or short plat approval and issuance of a certificate of occupancy.

(1) The guarantee shall only be released to the applicant upon written approval by the city.

(2) A schedule for the release of funds shall be approved by the city prior to authorization to proceed with construction.

(B) In such case where the applicant fails to complete the infrastructure work by the deadline provided herein, the city shall have the option of attaching the guarantee to ameliorate any outstanding environmental concerns at the project site and/or to complete the project.

(C) The amount of the guarantee for completion shall not be less than 150 percent of the estimate of the cost of such improvements, but the city may set a higher percentage based upon the complexity of the project.

(D) Before acceptance by the city of the improvements, the subdivider shall complete the project closeout requirements and file a maintenance and defect guarantee in a form approved by the city attorney and in an amount to be determined by the city guaranteeing the repair or replacement of any improvement or any landscaping which proves defective or fails to survive within a minimum two-year time period after final acceptance of the improvements or landscaping by the city. The city shall withhold acceptance of the improvements until any required security for completion and the required guarantee for maintenance are filed.

(E) The city administrator may enforce the assignment of funds or other security required by this section according to their terms, pursuant to any and all legal and equitable remedies. In addition, any assignment of funds or other security filed pursuant to this section shall be subject to enforcement in the following manner:

(1) In the event the improvements are not completed as required, or warranty is not performed satisfactorily, the public works supervisor shall notify the property owner and the guarantor in writing which shall set forth the specific defects which must be remedied or repaired and shall state a specific time by which such shall be completed.

(2) In the event repairs or warranty are not completed as specified in the notice referred to in subsection (E)(1) of this section by the specified time, the public works supervisor may proceed to repair the defect or perform the warranty by either force account, using city forces, or by private contractor. Upon completion of the repairs or maintenance, the cost thereof, plus interest at 12 percent per annum, shall be due and owing to the city from the owner and guarantor as a joint and several obligation. In the event the city is required to bring suit to enforce maintenance, the subdivider and guarantor shall be responsible for any costs and attorneys’ fees incurred by the city as a result of the action.

(3) In the event that the guarantee is in the form of an assignment of funds or cash deposit with the city, the city may deduct all costs set forth in this section from the assignment of funds or cash on deposit, and the subdivider shall be required to replenish the same for the duration of the guaranty period. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.220 Improvements – Construction.

Construction of subdivision improvements prior to final plat or short plat approval or subsequent to final plat approval is required subject to GFMC 19.04D.200 and shall proceed as follows:

(A) Complete construction drawings, specifications and related material shall be submitted to the city clerk for approval prior to the commencement of construction. The submitted drawings and specifications shall be designed and certified by a registered civil engineer. Construction drawings shall be in conformance with the conditions, if any, of preliminary plat or short plat approval and applicable city standard.

(B) Construction of improvements shall not be initiated without authorization of the city engineer. The city engineer shall authorize the subdivider to proceed with construction after approval of the construction drawings and specifications. The city engineer may grant approval on condition additions or changes are made in the drawings or specifications, or on the inclusion or implementation of mitigating measures necessary to minimize the impacts of the construction on the environment. Conditions required to minimize environmental impacts shall conform with the requirements of the GFMC regarding environmental impact procedures.

(C) Any changes to the construction drawings or specifications involving design of the improvements shall first be reviewed and approved by the city engineer.

(D) City approved tree protection measures for the preservation of significant trees pursuant to GFMC 19.06.020(D) shall be installed and inspected prior to beginning any construction activities. Damage to any preserved tree shall be replaced at a ratio of three replacement trees for each damaged tree. The minimum size of a replacement tree at the time of planting shall be two inches caliper for a deciduous tree and six feet in height for a conifer. After construction activities are completed, the applicant shall provide an inspection report prepared by a certified arborist of the condition of the preserved trees.

(E) Construction of the improvements shall proceed as shown in the construction drawings and specifications. Construction inspection shall proceed under the supervision of a registered civil engineer. The designated official shall inspect construction progress on a regular basis to review compliance with construction plans and required standards.

(F) After the completion of construction in accordance with the approved plans and specifications, as-built drawings showing the improvements as constructed shall be certified as true and complete by the applicant’s registered civil engineer. The certified as-built drawings shall be submitted electronically in PDF and AutoCAD file format and on 22-inch by 34-inch plan sheets to the city clerk. When a final plat is involved, the certified as-built drawings are required to be submitted prior to the acceptance of the subdivision improvements and approval of the final plat or short plats. [Ord. 1020 § 1 (Att. A), 2022.]

19.04D.230 Survey required.

The survey of every proposed subdivision or short subdivision shall be made by or under the supervision of a registered land surveyor in compliance with the following:

(A) All surveys shall conform to standard practices and principles for land surveying as set forth in the laws of the state of Washington and the submittal requirements checklist as developed by the city.

(B) Subdivision control and staking traverses shall close within an error of one foot in 5,000 feet for residential and subdivision lots, and one foot in 10,000 feet for commercial and industrial development.