Chapter 17.28
GENERAL DESIGN STANDARDS
Sections:
17.28.020 Subdivision and site design – Site analysis recommended.
17.28.025 Subdivision and site design – Performance standards.
17.28.050 Open space and recreation.
17.28.010 Purpose.
Good subdivision design is critical to the establishment of a functional and attractive development which minimizes adverse impacts to the environment and ensures that the project will be an asset to the community. To promote this purpose, all subdivisions and/or site plans shall conform to the standards contained in this chapter. These standards have been designed to assist in the development of a well-planned and constructed subdivision without adding unnecessarily to development costs. (Ord. 98-005 § 4)
17.28.020 Subdivision and site design – Site analysis recommended.
A site analysis of the proposed subdivision and/or binding site plan project location and surrounding properties should be made to ensure that all of the natural and constructed characteristics of the site are considered in the preparation of the preliminary plat. The purpose of the site analysis is to assist the applicant in the preparation of the preliminary plat by identifying constraints and opportunities found on-site. Preparation of the site analysis, prior to preapplication conference, can provide substantial assistance in facilitating project review. The site analysis may include text and/or may be indicated graphically on a scaled base map. The site analysis should include:
A. General Site Context. The general site context includes adjacent land use patterns, circulation systems, population characteristics, ecological and hydrographic systems of region, area economy, nearby projects and their effects on the site.
B. Physical, Historical and Cultural Data. The physical, historical and cultural data associated with the site and adjacent land, usually comprised of the following:
1. Geology and soil, including soil types found on the site and their depth, any identified areas of fill, and any portions of the site which are located within aquifer recharge areas.
2. Water, including bodies of water found on or adjacent to the site, the drainage pattern of the site and surrounding areas, the depth to the water table, the availability of on- or off-site water supplies, and the location of the site or the surrounding area within a floodplain.
3. Topography, including the topographic pattern of land forms found on the site and in the immediate area, any unique topographic features found on the site, and the location and inclination of slopes found on the site and in the surrounding area.
4. Plant and animal communities, including the pattern of plant cover and the location of any unique or rare specimens on-site or in the surrounding community.
5. Manmade structures, including existing buildings, road and path networks, and the location and condition of utilities on-site or in the surrounding area.
6. Visual qualities, including the character and relationship of visual spaces, viewpoints or vistas on-site or as seen from the site, and potential focal points on-site or as seen from the site.
7. Use, including the nature and location of current land uses on-site and in the immediate area, an assessment of who is participating in the existing uses, property ownership patterns, existing on-site easements, existing zoning, and the applicability of subdivision and other regulations. (Ord. 98-005 § 4)
17.28.025 Subdivision and site design – Performance standards.
A. Structures and infrastructure must be located, to the maximum extent practicable, in a manner that preserves the natural features of the site, preserves full use of adjacent properties along proposed retaining structures, avoids environmentally sensitive areas and wetlands, and minimizes adverse impact and alteration of natural features. For purpose of this section, “practicable” relates to those environmental conditions that do not rise to the level of a variance but affect property development nonetheless; economic conditions or considerations do not fall within this context.
B. The following specific areas must be preserved as undeveloped open space as required by applicable codes and plans:
1. Wetlands and environmentally sensitive areas including streams, stream corridors, ravines, geologically hazardous areas, wildlife habitat areas and shorelines, as defined by the city of Sequim wetlands and environmentally sensitive areas ordinances and the city of Sequim shoreline management master plan.
2. Lands located within floodplains, as defined by the Sequim Municipal Code. If any portion of the land within the boundary of a preliminary plat or approved record of survey is subject to flood or inundation or is in a flood control zone, consistent with Chapter 86.16 RCW, that portion of the subdivision must have the written approval of the Department of Ecology before the hearing examiner will hear the final plat.
3. Development must be laid out to avoid adversely affecting groundwater and aquifer recharge, to reduce cut and fill, to avoid unnecessary impervious surfaces, to prevent flooding, to provide adequate access to all lots and sites, and to mitigate adverse impacts relating to shadow, glare, traffic, odors, and drainage on neighboring properties. (Ord. 2022-029 § 2 (Exh. B), 2022; Ord. 98-005 § 4)
17.28.030 Trees.
A. Every reasonable effort shall be made to preserve existing trees.
B. If preservation of the existing trees would enhance the appearance of the subdivision, or prevent erosion and other negative environmental effects, the city may impose tree cutting restrictions on trees eight inches in diameter or larger. Such restrictions shall be noted on the face of the final plat and shall run with the land. (Ord. 98-005 § 4)
17.28.040 Landscape design.
A. Reasonable landscapings should be provided at the site entrances, in public areas, and adjacent to buildings. The type and amount of landscaping shall be allowed to vary consistent with the type of development and the requirements of the zoning district.
B. Landscaping materials shall be those which best serve the intended function, and shall be appropriate for the soil and other environmental conditions of the site. Drought-tolerant, low water plant materials shall be encouraged.
C. The successful establishment and long-term maintenance of landscaping features shall be addressed. (Ord. 98-005 § 4)
17.28.050 Open space and recreation.
Major subdivision, minor subdivision and binding site plan developments shall be required to provide open space designed to provide active recreational facilities to serve the residents of the development. Undeveloped open space shall be designed to preserve important site amenities and environmentally sensitive areas. These requirements are for privately owned open spaces and recreational areas only and shall not be dedicated to the city. General city park requirements are met through the payment of park impact fees as adopted by the city council.
A. Minimum Requirements. Open spaces shall be provided proportionally to anticipated impacts associated with the proposed subdivision.
1. Minor subdivisions located in residential zones which provide standard yards and setbacks consistent with the zoning code shall be determined to have provided adequate open space.
2. Major subdivisions located in residential zoning districts shall provide a minimum of 10 percent open space, at least half of which shall be designed for active recreational uses. Excepting where open space is set aside to protect critical areas as required by the SMC, open space requirements shall not exceed 20 percent of the proposed project area. Easements for trails, excepting those trails constructed in lieu of sidewalks, may be considered as meeting the active recreational open space requirements.
3. Binding site plan developments containing five or more dwelling units shall provide a minimum of 10 percent open space which may provide for either passive and/or active open space, and which may include required landscaped areas, stormwater detention facilities, irrigation ditches and easements, and other environmentally sensitive area open spaces. Easements for trails, excepting those trails constructed in lieu of sidewalks, may be considered as meeting the open space requirements.
4. Proposed open space areas designed for active recreational use shall be concentrated in large areas so as to be functionally usable.
5. Active open space parcels shall be conveniently located in relation to the dwelling units they are intended to serve.
B. Improvements to Open Space Dedications.
1. Improvements to active open space dedications may be required to mitigate the anticipated on-site recreational needs of the proposed development.
2. Improvements shall seek proportionality in the character of the open space and the intended active recreational use, and the cost of the recreational facilities.
3. Whenever practicable, undeveloped open space should be left in its natural state. Enhancement may be allowed to provide approved trails, to thin and remove diseased trees, and to enhance vegetation or to provide view corridors.
C. Exceptions to the Standards. The city council or planning director, as applicable, may permit minor deviations from the open space standards when it can be determined that:
1. The objectives of these standards may be met without strict adherence to the open space requirements; and/or
2. Due to the existing conditions found on the tract of land or facilities proposed, strict adherence to these standards would be unreasonable.
D. Deed Restrictions. Any lands dedicated for open space purposes shall contain appropriate nonamendable covenants and deed restrictions, approved by the city, ensuring that:
1. The open space will not be further subdivided in the future;
2. The use of the open space will continue in perpetuity for the purpose specified; and
3. Appropriate provisions will be made for the maintenance of designated open space areas.
4. Said covenants and restrictions shall contain authorization for city enforcement.
E. Open Space Ownership. The form of ownership of the land proposed for open space purposes shall be selected by the applicant, subject to approval of the city. Forms of ownership may include, but are not necessarily limited to, the following:
1. Ownership by quasi-public entities or jurisdictions, conditioned upon their acceptance;
2. Ownership by homeowner, condominium owner or cooperative associations or organizations;
3. Ownership by individual lot owners, if the open space is wholly located within one tract or lot; or
4. Ownership by a shared or undivided interest of all property owners within the subdivision. (Ord. 2010-014 § 1 (Exh. A); Ord. 98-005 § 4)