Ord 97-291
ORDINANCE NO. 97-<91
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
FEDERAL WAY, WASHINGTON, AMENDING CHAPTERS 18, 20,
AND 22 OF THE FEDERAL WAY ZONING CODE, PERTAINING TO
LAND USE AND ZONING, ADOPTING NEW ADMINISTRATIVE
PROCEDURES FOR THE PROCESSING OF PROJECT PERMIT
APPLICATIONS, AS REQUIRED BY THE REGULATORY REFORM
ACT, CHAPTER 36.70B RCW, DESCRIBING GENERAL
REQUIREMENTS FOR A COMPLETE APPLICATION; ALLOWING
FOR CONSOLIDATED PERMIT PROCESSING; DESCRIBING THE
PROCESS FOR ISSUANCE OF A NOTICE OF APPLICATION;
SETTING A TIME FRAME FOR THE ISSUANCE OF PROJECT
PERMITS; ESTABLISHING THE PROCESS FOR THE CONDUCT
OF OPEN RECORD HEARINGS AND CLOSED RECORD
APPEALS; AND DESCRIBING THE PROCESS FOR ISSUANCE OF
A NOTICE OF DECISION.
A. The Regulatory Reform Act (Chapter 36.70B RCW) requires that the City
establish a permit review process which, among other things: (1) provides for the
integrated and consolidated review and decision on two or more project permits relating
to a proposed action; (2) combines the environmental review process, both procedural and
substantive, with the procedure for the review of project permits; (3) provides for no more
than one open record hearing and one closed record appeal on such permits, except for
the appeal of a determination of significance; and (4) provides for the issuance of the
City's final decision within 120 days after submission of a complete application; and
B. Amendments to the Federal Way City Code (FWCC) text are authorized
pursuant to FWCC Sections 22-216 and 22-217 pursuant to Process IV review; and
ORD # 97-291
, PAGE 1
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C. The Federal Way City Council has considered a proposed change to the
FWCC relating to establishing a new administrative process referred to as "Director's
Decision", establishing a Quasi-Judicial Rezone process, requiring pre-application
meetings for projects subject to the timelines of the Regulatory Reform Act, amending the
use process requirements in all zoning districts for certain uses, updating use zone charts
to reflect changes in use process numbering due to new processes being added to the
FWCC ("Proposal"); and
D. The Federal Way City Council, pursuant to FWCC 22-517, having
determined the Proposal to be worthy of legislative consideration, referred the Proposal
to the Federal Way Planning Commission for its review and recommendation; and
E. The City of Federal Way SEPA responsible official has determined that the
proposed amendments are procedural in nature and categorically exempt from SEPA as
authorized by WAC 197-11-800(20); and
F. The public was given opportunities to comment on the Proposal during the
Planning Commission review; and
G. The Federal Way Planning Commission, having considered the Proposal at
public hearings during 1996 on September 4 and 18, October 2 and 16, November 6 and
December 4 and 18; during 1997 on January 15 and February 5 pursuant to FWCC
Section 22-523, and all public notices having been duly given pursuant to FWCC Section
22-521; and
H. Following the public hearings, the Planning Commission submitted to the
Land Use and Transportation Committee of the City Council its recommendation in favor
ORD # 97-291
, PAGE 2
of proposed zoning text amendments affecting various sections of the FWCC as noted
previously; and
I. The Federal Way Land Use and Transportation City Council Committee met
on March 3, 1997 to consider the recommendation of the Planning Commission and has
moved to forward the Proposal, with amendments, to the full City Council; and
J. There was sufficient opportunity for the public to comment on the Proposal;
NOW, THEREFORE,
THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON,
DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. Findinas. After full and careful consideration, the City Council of the
City of Federal Way makes the following findings with respect to the Proposal and the
proposed amendments to the Federal Way City Code ("FWCC"):
1. The 1995 Washington State Legislature enacted Engrossed Substitute
House Bill 1724 (ESHB 1724) also referred to as the Regulatory Reform Act, Chapter 347,
Laws of 1995, in order to implement the recommendations of the Governor's regulatory
reform task force regarding integrating growth management planning and environmental
review; and
2. ESHB 1724 requires the City of Federal Way to combine environmental
review process with the procedure for review of project permits, and except for the appeal
of a determination of significance, provide for no more than one open record hearing and
one closed record appeal; and
ORD # 97-291
, PAGE 3
3. The City of Federal Way's development regulations can be simplified and
clarified without substantive changes to the regulations; and
4. The Federal Way SEPA responsible official has determined that the
proposed amendments are procedural in nature and categorically exempt from SEPA as
authorized by WAC 197-11-800(20); and
5. ESHB 1724 requires that Federal Way establish an integrated and
consolidated permit process; and
6. The proposed code amendments would not adversely affect the public
health, safety or welfare; and
7. The Planning Commission, following notice thereof as required by RCW
35A.63.070, held work sessions and public hearings on the proposed regulatory
amendments and has considered the testimony, written comments, and material from the
public by and through said hearings; and
8. The proposed regulations will streamline permit processing by reducing
process and increasing predictability.
Section 2. Conclusions. Pursuant to FWCC Section 22-217 and based upon the
Findings set forth in Section 1, the Federal Way City Council makes the following
Conclusions of Law with respect to the decisional criteria necessary for the adoption of the
Proposal:
1. The Proposal is consistent with the following Comprehensive Plan goals and
policies:
ORD # 97-291
, PAGE 4
A. LUG2 - Develop an efficient and timely development review process
based on a public/private partnership.
B. LUP4 - Maximize efficiency of the development review process.
C. LUP5 - Assist developers with proposals by continuing to offer pre-
application meetings in order to produce projects that will be reveiwed
efficiently.
D. LUP6 - Conduct regular reviews of development regulations to
determine how to improve upon the permit review process.
E. LUP8 - Increase efficiency in the permit process by responding to
State legislation concerning development review processes.
2. The Proposal bears a substantial relationship to the public health, safety and
welfare because it addresses concerns for the public health, safety, and welfare by
establishing coherent regulations that are consistent with state law and reflect a
reasoned balance between the rights of individual property owners and the broader
community interest.
3. The Proposal is in the best interests of the residents of the City because the
amended use processes require earlier public notice of projects, allows for earlier
public comment on projects, and provides additional opportunity for public comment
throughout the permit process.
Section 3. Amendment. The Federal Way Zoning Code, Chapter 22, is amended
to provide as set forth in Attachments A - K which are attached and by this reference are
incorporated herein.
ORD # 97-;>cn
, PAGE 5
Section 4. Severabilitv. The provisions of this ordinance are declared separate
and severable. The invalidity of any clause, sentence, paragraph, subdivision, section,
or portion of this ordinance or the invalidity of the application thereof to any person or
circumstance, shall not affect the validity of the remainder of the ordinance, or the validity
of its application to other persons or circumstances.
Section 5. Ratification. Any act consistent with the authority and prior to the
effective date of this ordinance is hereby ratified and affirmed.
Section 6. Effective Date. This ordinance shall take effect and be in force five (5)
days from the time of its final passage, as provided by law.
PASSED by the City Council of the City of Federal Way this 1st day
of April
,1997.
CITY OF FEDERAL WAY
;I;;;dU~
/ MAYOR, MAHLON S. PRIEST
ATTEST:
'>? ,aL,;L.' .
CITY CLERK, N. CHRISTINE GREEN, CMC
APPROVED AS TO FORM:
~Loio, K'UNDEL~
ORD # 97-291
, PAGE 6
FILED WITH THE CITY CLERK: March 11, 1997
PASSED BY THE CITY COUNCIL: April 01, 1997
PUBLISHED: April 05, 1997
EFFECTIVE DATE: April 06, 1997
ORDINANCE NO. 97-291
1:\GREG\1724\1724.0RD
ORD # 97-291
, PAGE 7
--
ATTACHMENT A
USE ZONE CHARTS
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ATTACHMENT B
ZONING CODE DEFINITIONS
Issuance, when used with respect to a decisiQn of the director of community development
services or a decision of tpe hearing examiner issued under this ch~ter-r shall mean the date that is
three days after the date the written decision of the director or hearing examiner is mailed. Proof
of mailing shall be by affidavit or by declaration under penalty of perjut:y.
Issuance, when used with respect to a city council decision made by ordinance or resolution
while sittina in a quasi-judicial c~acity, shall mean the date on which the council passes the
ordinanc~ or resolution, as evidenced by the date of passage indicated on the face of the ordinance
or resolution.
* "*
Open record hearin.g shall mean a hearing that creates the city' s reco(~ of decision for an
application or appeal throuah testimony and submission of evidence and information, under
prQcedures prescribed by the city's hearina examiner or the city council. An Qpen record hearing
may be held prior to the city's decision on an ~plication, or as part of an ~peal.
Owner shall mean, in reference to real property, the person or persons holding fee title to the
property as well as the purchaser or purchasers under any real estate contract involving the real
property .
Parking area shall mean any area designed and/or used for parking vehicles.
Parking space shall mean an area which is improved, maintained and used for the sole
purpose of temporarily accommodating a motor vehicle that is not in use.
Pedestal sign shall mean a ground mounted sign which conforms to the standards of Plate 2.
Person shall mean any individual, partnership, association, corporation, unit of government
or any other legal entity.
Political sign shall mean a sign advertising a candidate for public office, a political party or a
particular voting preference.
Portable outdoor sign shall mean an outdoor sign that is not permanently attached into the
ground or a structure.
Preqpplication cOllference shall mean a m~eting, between an &pp}icant and members of the
development review committee., which is held prior to formal application, durina which the
prQject is discussed relative to city and other pertinent codes and/or relP1lations.
Primary dwelling unit shall mean the main structure located on the subject property which is
distinguishable from any accessory dwelling unit because it is greater in total square footage.
1
Primary vehicular access shall mean the major street from which the majority of vehicles
enter the subject property.
Prin~ipal use shall mean the primary or predominant use of any lot or parcel.
Private advertising sign shall mean a sign announcing a temporary event, use or condition of
personal concern to the sign user such as, but not limited to, "garage sale" or "lost dog."
Private club shall mean an association of persons organized for some common purpose, but
not including groups organized primarily to sell merchandise or render a service which is
customarily carned on as a business.
Private notice sign shall mean a sign announcing a restriction or warning regarding the
subject property, such as but not limited to "no trespassing" or "beware of dog."
Private traffic direction sign shall mean a sign on private property which provides
information for vehicular movement while on that property.
Tenant improvement shall mean any work, improvement or remodeling completely within the
interior of a building necessary to meet the varied requirements of continuing or succeeding
tenants.
Threshold determination shall mean the decision by the re!ij)onsible Qfficial (the community
development services directox) whether or not an Environmental Impact Statement (PIS) is
reQ}lired for prQject$ that are not catea:orically exempt under the State Environmental Policy Act
(SEPA).
Topsoil shall mean the uppermost strata of soil contaimng a large percentage of organic
materials and which is capable of providing suitable nourishment for vegetation.
Trade (or vocational) school shall mean a post-secondary institution that trains persons for
qualification in specific trades or occupations, i.e., mechanics, construction, electronics, plumbing,
chefs, upholstery, bartending.
Traffic control devices shall mean signs, signals, stripes and other mechanical or graphic
items which control the flow, direction or speed of vehicular and pedestrian traffic.
Under marquee sign shall mean a sign which is attached to and suspended from a marquee or
canopy and which does not extend beyond the marquee or canopy.
Use shall mean the nature of the activities taking place on private property or within
structures thereon. Each separate listing under the "Use" column in sections 22-596 through 22-
878 is a separate use.
2
Vehicle service station shall mean a commercial use supplying petroleum products that are
for immediate use in a vehicle.
Vehicle storage area shall mean an outside area which is used for the storage and/or display
of operational vehicles.
Vehicular access easement or tract shall mean privately owned land used and legally
committed, through easements, plat restrictions or similar mechanisms, to providing access for
vehicles and pedestrians to properties other than the property within the tract or easement. It may
also provide space ~or utility lines and appurtenances and other devices and facilities benefiting
nearby properties or the public.
Wall mounted sign shall mean a sign attached to and extending not more than 18 inches from
the facade or face of a building or a mansard roof with the exposed face of the sign parallel to the
facade or face of the building or mansard roof
3
ARTICLE n. ADMINISTRATION
DIVISION 1. GENflRALL Y PERMITS AND REVIEW PROCESSES UNDER THIS
CHAPTER
Section 22-31 -- Exemptions from the requirements of the ReJ(ulatory- Reform Act of 1995
(J{CW 36.70D).
Certain ~es of projects such as adoption or amendment of a comprehensive pI81\, sub-area
plan or develQpment reilllations are not subiect to the mandates ofRCW 36.70B. In additiol\ a
.
local aovemment may exempt other ~provals relatina to the use of public areas or facilities a,td
other permit$, whether administrative or q,uasi-judicial. determined by the local aovemment to be
a special circumstance warrantini a different review process. Yet other projects that may be
exel1\Pt from certain provisions of the act include projects which are cateaorically exempt from
environmental review or for which environmental review has already been completed under the
provisions of the State Environmental Policy Act (SEPA.). In aeneral. these prQjects are
anticipated to have no iIIlPacts or potential iIIlPacts would have been addressed dUMa prior
environmental review.
Based on the provisions of the act, the City of Federal Way has develo.ped the fono~
three cateaories within which exeIIlPt prQjects fall: projects exel1\Pt from all of the procedural
req,uirelijents ofRCW 36 70B; projects exempt only from the I20-day time line requirement of
RCW 36.70B.090; and projects exeIIlPt from certain notice or application and notice of decision
req,uirements in RCW 36. 70B.II 0 and RCW 36.70B.BO.
W EXEMPT PROJECTS. The followina prQjects are exel1\Pt from RCW 36.70B.060-
.090 and .110 - .130:
Adoption or amendment of a cOl1\Prehensive plan
Adoption or amendment of a sub-area plan
Adoption or amendment of a develQpment re,aulation
Area-wide rezones
Site-$pecific rezonesl
Historic or landm~k des.pations
Street or other public riaht-of -way vacations
Annexations of land to the city includini aIUlexation aareements
1 The time required for screening by the city council land use and tr8ll$pOl'bltion committee prior to city council
review of an aJ>.Plication for site ~ific rezones, and the possibility that SQP,pJementation of the record will be required
in order f9I' the city council to issue a decision on an I\PDlication, create $pCCial circwnstance pursuant to RCW
36. 70B.140 necessitatini exClIlPtion of site-$pCCific rezones :from the review procedures ofRCW 36.70B. The city has
elected to provide a Public Notice of J\wlication and Decision for site-$pCCific rezones notwithstandini this exenwtion.
4
Planned actions as defined in RCW 43.21C
Adoptionor amendment of development aweements pursuant to RCW 36 70B 170
Preliminaty plat2
au PROJECTS EXEMPl" FROM 120 DAY TIME LINE, Projects within subsection
B.1 are exempt from the 120-day time line set by RCW 36.70B 090. In addition, the time periods
$l)ecified within subsection B.2 are excluded from the 120-day time line.
I
I
I
I
ill a..
12..
~
d...
~
L
~ a..
&..
Projects requirina a c011lprehensive plaQ. amendment
Projects requirina an amen(iment to the development reiUlations
Applications for fully contained communities as provided in RCW 36.70A.350
Applications for master planned resorts as provided in RCW 36 70A 360
The sitini of an essential public facility as provid~ in RCW 36.70A.200
A pr()ject that is substantially revised in which case it shall be treated as a new
submittal reQ.Uired to meet all reQ.Uirements for a cOll\Plete application as set out in
section 22-xxx
Capital facility prQjects of the City of Federal Way
12..
Any tim~ period durini which the ~plicant has been requested Qy the director of
community development services to cOll\Plete studies, correct plans, SQIlPlement
insufficient informatiol\,. or respond to reQ.Uests for additional information.
AnY period duriUi which an environmental ill\Pact statement is beini prt;)ared;
said time period must be 'Weed QPon by the applicant and the director of
community development services.
Any period for administrative appeals of a prQject permit. The time period for an
open record appeal hearif\i shall not exceed 90 days, and for a closed record
ap,peal hearini- said time peris>d shall not exceed 60 d&ys.
Any extension of time mutually aweed upon Qy the applicant and the director of
community d~velopment services.
~
d..
W. PRQ.Q;CTS EXEMPT FRQM CERTAIN PROCESS REQlJIREMENTS. The act
allows a local aovernment to exell\Pt certain proiects from RCW 36 70B.06Q, and RCW
36.70B.ll0 throuah 36,70B.130, Th~,efor~, the followif\i projects have been exell\Pted from the
reQ.Uirements to issue a Public Notice of Application and Notice of Decision.
ill Lot line eliminations an4 boundaty lig.e adjustments
2 The time reqqjred for ~ini by th~ city coUl}Cilland use and tr8ll$1)Ol1ation ~ttee prior to city council
review of an 'Wllication for a preliminllQ' plat, and the possibility that sqwlementation of the record will be ~ in
order for the city council to issue a decision on an /$P,plication create a ~al circumstance pursuant to RCW
36. 70B.140 necessitatin~ exemption of preliminllQ' plat 'Wllications from the review procedures ofRCW 36.70B. The
city has elected to provid~ a Letter of CotQPleteness and Public Notice of AP,plication and Decision nofwithm-andini this
exemption.
5
m ijuildins and other construction permits or similar administrative approval a,
cateiorically exelllPt from SEP A
ill Buildil\i and other construction permits or similar administrative approvals for which
SEP A review has been cOlllPleted in coqjunction with other prQject permits
Sec. 22-32. Exceptions.
Permits for the followina are exelllPt from the provisions of this article Process I throuih IV:
ill The development of one detached dwellina unit on a preexistina lot.
(2) Any tenant improvements or normal maintenance on the sUQject prQperty necesS8.lY to
meet the varied reQJlirements of continuina or succeedina tenants,
ill The director of community development services may exetllPt minor additions from the
reQJlirements of this article; provided the additions are necessaxy to house mechanical
equipment such as coolers, heatini, ventilation, and air conditionini t)!pe of equipment
Sec. 22-33. Development Application Submittal Requirements
.(J) Generally, All prqjects which reQJlire a determination to be made as to whether a
cOlllPlete application h~ been submitted mU$t at the minimum provide the information contained
within this section. The submittal requirements are not intended to determine if an application
conforms to City of Federal Way codes. They are used only to determine naIl required materials
have been submitted. A code-related review will occur after a cOlllPlete !Wplication has been
submitted.
au Contents. The followina comprise the contents of a cOlllPlete application for the
. pU(poses of this section.
ill Master land use awlication.
(2) Application fees as set out in the adopted fee ordinance.
ill Copy ofunderlyina plat or Kina County Assessor's parcel map
W St,tement of architectlJ.ral desip intent, finish materials. and colors sufficient to
meet the intent of Article XIX -- Community Des;zn Guidelines.
m Vicinity map.
(G) Cijrrent letters of water and sewer availability (only required for vacapt property).
6
ill Two copies of current title r~ort for sq~ect property.
00 Eiiht cOlI\Plete and bound sets of drawinas Minirp.um drawina set shall include a
topoar~hic survef. site pi81\, preliminaty drai~e and aradina pI81\, preliminat:y
landsc~e plan. and buildi1'\i elevations. All submitted plans should be folded to
8%xl1. Maximum plan sheet size shall be 24x36 inch. Further reductions may be
requested for public hearina pUll>oses. A list containina detailed reqJlirements for
the contents of each of these plans is available at the d~artment of community
development services,
&.. All plans must be drawn at an enKineerina scale with the entire site plan to
fit on one sheet and allow all information to be readable. All plans exc~t
buildina' elevation drawinas must be at the same scale,
h.. Desian drawinas for buildina pennit$. includina civil drawinas.. must be at
an enaineerina scale of one inch r~resents 20 feet.
k.. If the development prqposal has a value of $75.000 or areater. the site
survey. site plan, preliminat:y drainaae. aradi1'\i, riiht-of-way plans, and
buildina elevation plans shall be prepared by a certified professional
licensed in the State ofWashinaton The survey shall be pr~ared Qy a
certif:ied land surveyor; and the site pI81\, drainaie, aradini. riaht-of-way
plan$, and buildina elevatians Qy a certified architect or enKineer.
Reaardless of tn~ value of the development. landscape plans must be
pr~ared by a Washinaton State licensed landscl;\pe architect.
(2) Site photoaraphs from each compass point (porth, east. south. and west) must be
referenced on the site plan.
(lQ) Eiiht copies of the cOlI\Pleted, sian-ed, and dated SEP A checklist.
uu List ofad~resses ofall property owners within 3QO feet of the boundaty of the
proposed prQject (please refer to the city' s bulletin tilted "Procedures for
Obtainirw Mailing Labels').
(2). Stamped envelopes addresse4 to all property owners within 300 feet of the
boundat:y of the proposed prQject. with return address of the City ofFedera1 Way,
Department of Community Development Services, 33530 First Way Soud\,
Federal Way. W A 98003 (please refer to liPecific process. whether Process m
IV, or V for the number of sets of envelopes to be provide<t).
OJ) Four copies of each $p~ial stucly that may be required (please contact the
d~artment of community dev~lopment services to determine which studies are
required for a liPecific prQject). Below are liPecial studies that may be necessaty
with the site plan application. If special studies are required, please provide four
copies.
7
a.. Level one downstream storm drainage analysis as described in the 1990
KinK County Surface Water Desis:n Manual (J<.CSWDM) as amended by
Federal Wary.
h. Detailed narrative on the relevance of the core and ~ecial reqJlirements of
the 1990 KCSWDM.
~ Traffic impact analysis.
do. Parking stuqy,
~ Soil study.
1:. Geotechnical study
a.. Wetland delineation and/or wetland mitiaation plan
h. Stream delineation
i.. Sipificant tree inventoty and retention plan
(l4) Any additional informatioQ. or material that the director of community develQpment
services dete~nes is reasonably necessaty for a decision on the matter.
Sec. 22-34 Application canceUation.
If an applicant fails to provide additional information to the city within 180 days of being
notified by mail that such information is reQJlested, the ~plication shall be deemed null and void
and the city shall have no duty to praces$,. review., or issue any decisions with respect to such an
application.
Sec. 22-35 Optional consolidated penn it process.
Where this chapter reQ}.lires more than one a,pplication for a iiven prQjectr . all applications
required for the prQject may be submitted for review at one time. Where more than one
application is submitted for a iPven develQpment, and those applications are subject to different
levels ofpracess, then all of the a,pplications shall be subject to the hiihest level of process that
applies to any of the individual ~plicatioll$. and procedur~s for issuance of a letter of
completeness, notice of application, notice of decision. open review record hearina. and/or appeal
hearing, if ~plicable, shall be applied to the several applications as if th~y were part of a single
application.
8
ATTACHMENT C
AMENDMENTS
ARTICLE m. AMENDMENTS
DIVISION 1. GIlNflRALL Y TEXT AMENDMENTS
Sec. 22-216. Applicable process.
The city win use process-W YI described in sections 22-516 through 22-530 to review
and decide upon a proposal to amend the text of this chapter.
(Ord. No. 90-43, ~ 2(135.10), 2-27-90)
Cross reference(s)-..Process PI YI review procedure, ~ 22-516 et seq.; amendments to
the zoning provisions must be reviewed and decided using process Pi YI, ~ 22-516.
Sec. 11..11'7. Cl itel ia.
The dty Ala' amend the text oCthis chapter om, Wit finds that.
(1) The proposed amendment is Gonsistent with the applic;able plmisions of the
comprehensiy(. plan;
(2) The ploposed anlelldment beats a substantial rdati011 to public; heaitb, la'kty or
welfate, and
(3) The pIoposed amendolent is ill tile best intelest oCtll(. residents oCtile cit,.
(Old. No. 90-43, ~ 2(135.15), 2-27-90)
Sees. 22-H811.Z-22-235. Reserved.
DMSION 2. COMPREHENSIVE PLAN*
*Cross reference(s) - Amendments to these provisions must be reviewed and decided
using process PI YI, ~ 22-516.
See. 22-236. Applicable process.
The city will use process PI YI described in sections 22-516 through 22-530 to review
and decide upon a proposal to amend the comprehensive plan.
(Ord. No. 90-43, ~ 2(140.10), 2-27-90)
Cross reference(s)-Process PI YI review requirements, ~ 22-516 et seq.
9
Sec. 22-231. FadolS to be c.onsideled in a.nendment.
The city ma} considet, but is not limited to, the fuHovfill8 faGtol5 when GOllsideling A
proposed al\lendmcnt to the compfehenme plan.
(1) The etreGt upon the ph}siGal en~ironment.
(2) The effect on open spaGe, stIeanlS and Ims.
()) The conlpatibility with and impaGt on adjacent land uses and sauou1lding
n.bothoods.
(4) The adeqUAG] of 41ld impact on communit} f4GHitie& incladillg utilities, roads,
public tIansportation, parks, Ieaeation and 5Gho"'s.
(5) The benefit to the ncighboIhood, citJ and region.
(6) The quantity and loGadon of land planned for the pfoposed l411d tliki ~pe 41id
density and the demand CoI such land.
(7) The CUIIcnt 41ld p10jeGted population densit} in the area.
(8) Tbe eff<<.t upon otha asp.oc;ts o{the coJilpIehensi~e plan.
(Old. No. ge4J, ~ 2(140.15), 2-27..90)
Sec.. 22-238. CI jtel ia fOI amendment.
The Glty ma} amend the conlplehensive 1'1411 onI) ifit finds tlm.
(I) The ploposed amendment bean a substantiallelationship to fAlbliG health, safety,
01 lVelWG, 41ld
(2) The pfoposed Amendment is in the best interest of the residents of the tit}.
told. No. 904), ~ 2(140.2e), 2-27..98}
Sec.. 22-239. Responsibility to le~iew.
The tity shaH review the Gontprehellsit"e plan to detetmine if any Gllanges Ale desirable at
thrte..,ear in!'1 vals, begirulins in 1998. The tit, nla} also l'e'\1i,w 01 Amend tit, Gomprehu1sive
plan at An} other time.
(Oed. No. 90-43, ~ 2(140.25), 2-27-90)
Sees. 22-248 22-237-22-255. Reserved.
10
DMSION 3. REZONINGS.
*Cross reference(s)-Zoning district regulations, ~ 22-571 et seq.
Subdivision A. Generally
Sec. 22-256. Types of reclassification.
(a) There are two types of reclassification of property under this chapter.
(1) Legislative rezones. A rezone will be treated as a legislative matter if:
a. It is initiated by the city; and
b. It includes a large number of properties which would be similarly affected
by the proposed rezone.
(2) Quasljudicial. A rezone will be treated as a quasi judicial matter when it does not
meet the requirements of subsection (1) of this section.
(b) Sections 22-596 m tht oup 22..68f> applyica to legislative rezones. Sections 22-
696 ~ through 22-945 221 and 22-1221 through 22-IJ59 apply to quasi-judicial rezones.
(Ord. No. 90-43, ~ 2(130.10), 2-27-90)
Secs. 22-257-22-275. Reserved.
Subdivision B. Legislative Rezones.
*Cross reference(s)-Amendments to these provisions must be reviewed and decided
using process Pi YI, ~ 22-516; suburban estate district, ~ 22-596 et seq.; single family residential
district, ~ 22-631 et seq.; multifamily residential district, ~ 22-666 et seq.
Sec. 22-276. Applicable process.
The city will use process Pi YI described in sections 22-516 through 22-530 to review
and decide upon a proposal for a legislative rezone.
(Ord. No. 90-43, ~ 2(130.15), 2-27-90)
Cross reference(s)-Process Pi YI review procedure, ~ 22-516 et seq.
11
Sec. 22-271. CliteliA.
The cit1 ma, deGide to applo\le a le8islativ(.lezone onl, nit finds that.
(1) The proposal is Gonsistent with the Gonlplehensive plan,
(2) The plopom beau a substantial Jel.tion to publiG health, safety or welfate, and
(J) The ploposai is in the best inta:est oCtile lesidents of the city.
(Old. No. 90-43, ~ 2(lJO.2~, 2-27-90)
Sec. 22..~78. Map chAnge.
ICt11e Gity approves a le&islative le1.one it wiB &iv' effect to this dedsion by li:itdcina the
neGessary a1nel1dmellt to the zonina map of tbt. city.
(Old. No.. 90-43, ~ 2(lJO.25), 2-27-96)
Sees. 11-~ 111-11-195. Reserved.
Subdivision C. Quasijudicial Rezones.
ACross reference(s)-Professional office district, ~ 22-696 et seq.; neighborhood business
district, ~ 22-721 et seq.; community business district, ~ 22-751 et seq.; city center district~,
~ 22-791 et seq.; city center-frame ~ 22-803 et seq.; office park district, ~ 22-826 et seq.;
Jua11UfactdIil1& business park district, ~ 22-861 et seq.; planned area zones, ~ 22-896 et seq.;
planned unit developments, ~ 22-921 et seq.; environmentally sensitive areas, ~ 22-1221 et seq.
Sec. 11-196. Applicable process.
The city will use process m Y described in sections 22-477 22-XXl through 22-498 22::
~ to review and decide upon an application for a qJ,lasijudicial rezone.
(Ord. No. 90-43, ~ 2(130.30), 2-27-90)
Cross reference(s)-Process HI Y review procedure requirements, ~ 22-477 22-XXl et
seq.
Sec. 22-291. Application.
In addition to the appliGation fi&atelials required in seGtions 22-477 tbrottgh 22-498, the
appliGAnt shall Nbmit a completed Jez:one application on the roJm provided b, the depA1tnlent of
communit, development, along with all the infonuation listed on that folll1.
(OM. No. 96-43, ~ 2(136.35), 2..27-90)
12
Sec. 22-i98 ID. Types.
(a) There are two types of quasi judicial rezones as follows:
(1) Non-project-re/ated A quasi judicial rezone will be treated as non-project-related
if:
a. The proposed rezone is initiated by the city and the subject property is not
owned by the city; or
b. The proposed rezone is from one single family residential zone
classification to another single family residential zone classification.
(2) Project related A quasijudicial rezone will be treated as project-related when it
does not meet the requirements of subsection (aXl) of this section. All project
related rezones require a specific development proposal for the subject property.
(b') Sections 22-751 tmough 22-819 appl, to non:-ploject..related quasi judicial
rezones. SeGtions 22-826 t'hrotlah 22..9-45 and 22-1221 thtough 22-1359 appI, to project-I elated
quasijudidal Iezones.
(Ord. No. 90-43, ~ 2(130.40), 2-27-90)
CI 011 I ere. ellce(s )--Coo1111unit)' business disll iet, ~ 22-751 et seq., en, centef district, i
22-791 e1. seq., offiGe p!tk dimict, ~ 22-826 et seq., manufaGturins park distlict, ~ 22..861 et seq.,
planned !tea zones, ~ 22-896 et seq., plan. unit development, ~ 22-921 et seq., enwilonmerttalI,
sensibn areas, ~ 22..1221 et seq.
Sec. 2.2..299. Nonprojed I ez6nc.-Ca itt:1 ka.
Tlae city 01&' applowe an application WI a quui-judici1d llOll1'lojea ICZOftG O1Uy nit finds
that
(1) The ploposed red)ne is in the best interest of the lesideIits of tile eity, and
(2) The proposed re~one is applopriate beGAuse either.
a. Conditions in the inm1ediate -wicinilJ of tile. sl1bjeGt plopeltJ have so
sipificantt, chang,d since the propertJ ",as ~en its present ~ns and
tbat, tmder those chauged Gonditi011s, a I'zone is within tbe public interest,
or
b. The Iezone wiD coned a zone classification or zone boundaty that "as
inapplopliate whet. established.
(OM. No. 98-43, ~ 2(139.-45), 2-21-~
13
Sec. 22-388. Sanle-M'Ap change.
If the at} approves quasijudiciai non-project lezonc. it "iR gne eW<<t to this decision by
adopting an 01 dinance atuendin& the zoning map of the at,.
(Oed. No. 90-43, ~ 2(lJO.SO), 2-27-90}
Sec. 22-361 nI. Project rezones-Generally.
The purpose of a project-related rezone is to enable the city to evaluate the applicant's
specific development proposal for the subject property as part of the decision on the rezone. If the
city decides to grant the application, it will adopt a resolution of intent to rezone which permits
the applicant to develop the subject property as shown on the site plan that will be approved as
part of that resolution. After the approved development is completed, the city will make the
appropriate change to the zoning map of the city.
(Ord. No. 90-43, ~ 2(130.55), 2-27-90)
St:c. 22-382. Same-Cr iter iL
The cit} may applo'Ve an appliGation fol a qaasi-judiGiai project-related IUOlle 0111, it'it
finds that.
(1) The ceitelia set forth ill section 22-299 ate lilet,
(2) The proposed project compHGS "ith this chapteI in all respects,
(3) The site platl oftbe proposed plojeGt is designed to ftlinimize all A<heIse impAGts
on developed plOpertieS ill tilt. inl1'hediate viGinity of the subjeGt pIopelt" and
(4) The site plan is designed to mininlize impaGts upon publiG lei vices and utilities.
(Old. No. 90-43, ~ 2(lJO.60), 2-27..90')
Set.2~3e3.SAln~fFtttofapplOYal.
If city cot1ucil approves a quasijudia4i project- leIated ruone, it .fiR gne effect to this
decision by adopting a resoltatiorl of ill tent to rezone "hidl will have the foIIO'W'ing effec.ts.
(1) Effut OJJ the appliun,t. The appliGant nka', subject to all appliGabk. codes and
ordilWlGes, develop the subject peopeftJ in Gonfounity with the lesoltttion. of intent
to lezone and the site plan apploved as part of that resolution.
(2) E.Ift(',t OIJ tlw dty. If the appttGant GOftlpletes d~eIopment of tile subjeGt pIopert,
in confolmity with the lesolution of intent to rezone and the site plan appmved as
part of that I esolution, the at! shaH ntake the zone booltdary Of ~one dassifiGAtion
change to the ~oni118 map apploved in that ~soltation.
(Oed. No. 96-43, ~ 2(130.65), 2-27,,96)
14
Sec. 22..394. S.ille--Mincn modifications.
Sl1bseque.nt to tbe adoption of the IG50lution of intent to lezone, the appliGant ma, app!,
WI a minor modifiGation to tbe .site plan applooved as part oftbat lesolution. The d~ ~iH use
prOGess I desaibed in sec,tions 22-:186 tbroagh 22-411 to re.ie\!f 1.1.d decide upon 1.11 app&ation
CoI a minor modification. The dry llla, app.oove a mmol modi&ation only nit finds that:
(1) The. c.hange. \!fiR not result in redl1cing the landscaped areA, bl1fFe1 meas or the
atftOunt of opal space on the project,
(2) The Ghang' wiD not result ill increasing the residential dehstt, or Sloss Boor area
of the project,
(3) The Ghang' wiD not result in an, stlucture, 01 'Vehicular cilcalalion or pmking area
being mo",t-d mOle than ten feet in an} direction and wiB not ledUce an, lequited
yard;
(-4) The. change wiR not result in an, inclease in height of any StIUGtm'e,
(5) The cl1a:nge w HI not result in a Gbang' in the location of an} ~ess point to tbe
PIOject, and
(-6) Tbe change wiD not inaease 1.11Y ad.ase in1paets or undesirabk effects of the
project and that the change in no wa, significant!, aitels the p1oject.
(-Old. No. 90-43, ~ 2(IJO.1e), 2..21..90)
ClOSS u.rtlenc~s~Process I Ic"iew procedme leq\.iirement$, ~ 22..286 et seq.
Sec. 22-385. Same--Maj~.. modifications.
If the applicant 5eeks a modification to the appro.ed site plan that does not meet aH of the
Icquncments of seGtion 22-30-4, tht afl})liCGJlt 11m, do so by submitting the application mateliai
required COI a new quasi judicial project I elated lezOfte. The city MIl proeess and decid, upon this
application, using the pro.isions in sections 22-:101 through 22-:105, as nit w(.le an cayplication
for a new quasijudidai project lelated lemlle.
(Otd. lio. 90-43, ~ 2(IJO.15), 2-21..98)
Be<.. 1~-39(). Same--Lapse of a I csot.6on of intent to I cmne.
(a) 1.~IC1'tmtd timt. The dry GOtl:ncii may, in the r,solution of intent to rezone, extend
the time limits in sectiOh5 22--476 tlnoash 22-498 foe the Ploject.
(0) Effttt 01. /tlIrd ~ if' 't'oJOltltio" lap;JtJ. H the I c50lutiutl of lnte11t to I ~e lapses
undel the time limits of sections 22-476 tht ougi1 22-498, 01 subsection (a) of this sec,tion, any
15
development on the 5tlbject plof/eItJ must Gonlpry with all applicAble laws ofth~ city AS if the
lesolution of intent to lezone had not been granted.
(Drd. No. ge~J, ~ 2(130.80), 2-27~90)
Sec. 22-381. SAme--M'A~ chAllge.
Upon Gonlpl~tion of the project in fuH ,omf/Hance "ith the resolution of intent to rezone
and the site plan appl()'\Ied as part of that lesolution, the at, shall gin eifeGt to the rezone by
adopting an ordinance that makes tile 'qe to the zone bmJudary or zon~ clAssification on the
zoning map that was applo'Ved in the resolution of intent tv lezotK..
(Oed. No. 90-43, ~ 2(130.85), 2"27-90}
Sees. 22-3&8 122-22-325. Reserved.
16
ATTACHMENTD
PREAPPLICA TION MEETINGS
ARTICLE XX. PREAPPLICATION CONFERENCE
Section 22-xxJ. Generally.
ExcEU)t as !ij)ecified in section 22-xx3, ever:y applicant for a development permit must
under-io a pr~lication conference under this article and is subject to the provisions of this
article. Development permit applications su~ect to the provisions of this article shall not be
accEU)ted by the director of community development services unless the applicant or the
~pplicant's representative has requested and attended a preapplication conference.
Section 22-'n:2. PUl1)oses of review.
The pre~plication conference has the followina puq)Qses:
ill To ienerally acquaint the l\Pplicant with th~ l\PJ)licable requirements of this code
and other law. HoweveI:,. the conference is not intended to provide an p.yhall~ive
review of all the potentialleial and/or code-related issues that ml\Y arise durlni
~ubseQuent review of a development permit application. The pre~plication review
shall not prevent the city or other ~aencies from ~plyina all relevant laws to the
application; and,
(2) To acquaint city and other a,aency staffwith a sufficient level of detail about the
proposed development in order ~o assist them in reviewina the ~pplication when
received.
The Quality" accuracy, and dEU)th of information provided hy the cJty at the time of the
prefUlplication covference is substantially dependent on the QJ.1aIity, accuracy" and coDlPleteness of
information submitted for the pre~lication conference.
Section 22..xx3. EIc~ptionl.
The followil\& actions are exel1\Pt from the provisions of this article:
m Development proposals and permits listed in Section 22-xxx.
(2) PrQjects that are ifanted a written waiver by the director of couununity
development services based on the followina procedure:
a.. The l\Pplicant submits a written request to the director of community
development services for a waiver from the requirement to undqo a
pre~plication conference based on one or more of the followina criteria:
(i) The sinlple nature of the prQposa1;
17
(li) The prQject would be severely impacted by the prel\Pplication
process due to time or financial constraints outside the control of
the ~pplicant:
Ull1. The site has previously undergone pre~plicatiot\, site plan or other
land use review for the same or simil~ development proposal and it
is unlikely further preapplication review will provide any benefit to
the city or lij).plicant;
(iy1. The director determines preapplication review is not in the best
interest of the city or ~pplicant.
h.. The ~pplicant is advised in writing that waiver of preapplication review
increases the risk of the a&>'plication beina- incomplete or that the processilli
time will be increased.
A pre~pplication conference for any develQpment proposal or permit listed in 22-xx3(1)
above is optional. Optional preapplication conferences will be scheduled by the director on a time-
available basis.
Section 22-:0:4. Conduct of the review.
The director of community development services sl\t11 coordinate ~he involvement of city
and agency staff re!ij)onsible for development review includina- planninS, buildina-, fire, utilities,
roads, drainage, parks, and other subjects, as ~propriate., in the pre~plication review process.
Relevant staff shall attend the preapplication conference or shall take other st~~ to fulfill the
pur:poses of pre~plication review,
Section 22-xxS. Administrative luidelines.
The city manager is authorized to adopt administrative illidelines to implement the
provisions of this article. These administrative illidelines will be used in the pre~plication review
and have the full force and effect as if they were set forth in this ch~tet:, and shall be on file in the
d~artment of community development services.
Section 22-:0:6. Applications.
uu Who m4)lQJlP{V. Any person m~, personally or throuih an ~sent, lij).ply for a
conference.
!b) How to CJJW(y. The applicant shall file a cQmpleted a,wlicatiQn and any reqJIired fee
with the d~partment of community development services on the form provided by the dfWartment.
Any fee imposed will be credited toward the application fee at time of fopnal application The
a&>'plicant shall also provide 8.Ily information or material that the director of community
development services determines is reasonably necessary to conduct a pre~pplication conference.
A complete list of pr~JlPlication submittal requirements shall be pr~ared by the director and
maintained on file with the city.
18
W Director Authority. The director mf\,}' modify reQ}lirements for prelWplication
materials and may conduct a pr~plication review with less than all of the reQ}lired information.
However, failure to provide all of the reQ}lired information may prevent the city from identifyina
all applicable issues or providil'\i the most effective preapplication review.
Section 22-:0:7. Timin&.
W Scheduling Qj Preqpplication Coriference. Within five wor~ days after receipt
of a complete pr~plication. the dq>artment of community development services shall not~ the
.pplicant of the dat~, tim~, and location of the preapplication conference.
.(b). PreCJJ1Plication Meeting Summm:y. The dq>artment shall mail the applicant and
other parties a written summaty of the pre~plication review The written sulTl11uuJ' shall provide
the followini information to the extent possible jiven the information provided by th~ applicant.
ill Summarize the proposed applications;
(2) Identify relevant city lWproval procedures, decisional criteria and develqpment
standards;
m Evaluate infQrmation the applicant submitted and identify !ijlecific modifications or
additional information that is needed to re!ijlond to relevant criteria and standards
or is recommended to re!ij)ond to other issues:
ill Identify applicable application fees and time frames:
m Identity information relevant to the awlication that m~ be in the possession of the
city or other aaencies of which the city is awar~ such as:
J.. COlllPrehensive plan map desiption and zonil\i;
b.. Environnu;p.tally sensitive areas;
~ Public facilities and services that will serve the site and relevant service
considerations;
do. Other development permit applications alreaqy on, file with the dq>artment
of community development services and which may affect or be affected by
the proposed development; and,
~ Requirements for a cOlllPlete application
( c) Subseque1Jt Request for Preqpplication Review. An awlicant may submit a written
request for subseqJ1ent pr~pplication conference for the sa1ll~ site or protect at any time. A
request for subsequent pre~pIication review shall be su~ect to the same submittal reqpirements
and procedures o~tlined in this article includini payment of all required lWplication fees.
19
(d) Expiration. Preapplication review does not vest an application. A new request for
or waiver of preapplication review shall be filed unless the applicant submits a cOII\Plete
development application substantially similar to the subiect of the preapplication review within
one calendar year after the preapplication conference or after approval of waiver of pre application
review.
Section 11-n8. Other authority not affected.
A preapplication conference shall not be construed to constitute accq)tanc~. apprQval,
conditional awroval.. denial, public notice, or any other decision or action whatsoever nor shall it
affect in any way the city's authority under other provisions of tJ1is ch~pter,
Section 11-n9. Responsibility of appli~ants.
Reaardless of any pr~pplication conference or any subseqpent review, approval,
in$pectioQ. or other actions of the city", it is the re$ponsibility of the applicant to insure that all
work. actions, or conditions on the subiect property cOII\Plies with the Federal Way City Code,
other lUlplicable law$,. and any permits and/or approvals aranted concernini the subject property.
20
ATTACHMENT E
PROCESS I - DIRECTOR'S APPROVAL
ARTICLE XY - PROCESS I - DIRECTOR'S APPROVAL
Section 22-~1. Generally.
Various places of this chapter indicate that certain develQpmentSr activities. uses or
inteJ:l)retations are permitted only if approved usini process I Under process l, t~~ director of
community develQpment service~, is authorized to make administrative decisions and
inteJ:l)retations based on certain criteria as set forth in this article or chlij)ter. Any process I
application not cateiorically exempt from the State Environmental Policy Act, RCW 43.21 C,
shall be reviewed pursuant to the procedural reQllirements of process III of this chl:lpter. Any
IWpeals of the director's decision under this article may be l:lppealed to the city's hearina examiner
as provided for in this article.
Section 22-~2. Pur:pose or review.
Process I has the followini pUJ:l)oses:
ill To review a prQposal for compliance with the provisions of this chapter and all
o\per l:lpplicable law,
(2) To ensure that the healtl\r safety, and welfare of the citizens of the city is
preserved.
(3.) To provide an e"Pedient and reasonable land use review process for administrative
decisions and inteJ:l)retations of this chl:lpter.
Section 22-~3.' Applications.
w Who mqy qpp{v. Any persol\, personally or throuih an aieni may make
l:lIlPlication for a process I land use decision.
au HQW to qpp{v. The IUlplicant shall file, conwleted master land use I\Pplication
AccoIIlPanyini the application shall be a written response to the decisional criteria as set forth in
this chapter for a particular use or ~ivity.. and information required by Section 22-32. For
administrative inteJ:l)retations the applicant shall file a cOIIlPleted master land use application aloni
with a written d~scription which at a minimul;Jl clearly states: 1) the inteJ:l)retation requested; 2)
the lij)plicable Fe4eral Way City Code section(() which the applicant reQJ1ests the director to
inte(pret; and 3) relevant information and arillments which SQPport the reqpested inte(pretation.
W Fee. With the ~plicatiol\, the ~plicant shall submit the fee established by the city.
The application shall not be acc~pted unless it is accoIIlPanied by the reqpired fee.
21
uu Director Authority. The director of community development services may modi{y
the submittal re<lJlirements as deemed lij)propriate.
W Routinz Qj Application. An iij)plication for an administrative decision or
inteq>retation shall be routed to the director of community development services. The director
may route for comment an iij)plication to other staff members or dcwartments.
Sedion11-4. Intel pi dation. of this chaptel - Genel ally. Section 22-xy4. Interpretations.
(a) C,itt,ia. The director of community development services may, acting on his or
her own initiative or in response to an inquiry, issue interpretations of any of the provisions of this
chapter. Th~ dileGtol shaH base an interpr6tation Oft.
(a)
(1)
(2)
(3)
(b)
chapter.
Criteria. The director shall base an inteq>retation on:
The defined or the common meaning, as applicable, of the words in the provision;
The general purpose of the provision as expressed in the provision; and
The logical or likely meaning of the provision viewed in relation to the
comprehensive plan, this chiij)teI:, the Federal W~ City Code as a whol~r or other
plans and studies prcwared or adopted by the city.
Effect. An interpretation of this chapter will be enforced as if it is part of this
(c) Avai/ability. All interpretations of this chapter, filed seqaentia:ll}, are available for
public inspection and copying in the department of community development services during
regular business hours.
Section 22-~S. Notice of Administrative Decision.
The director of community development services shall mail in a timely manner a CQPY of
his or her decision to the iij)plicant and any person who submitted comments on the applicatioq,
and any person who has requested a copy.
Settion11..S. Same - Appeals. Section 22-xy6. Appeals.
(a) Any person who received notice of the administrative decision under Section 22-
~5 and any person who is aggrieved by an interpretation decision issued by the director of
community development services may appeal that interpretation or administrative decision at-any
time within 14 days of the date of decision or inteq>retation.
22
(b) The appliGant appellant must file a letter of appeal indicating how the interpretation
or decision affects his or her property and presenting any relevant arguments or information on
the correctness of the interpretation. The applicant shall include appeals fees as established by the
city. The appeal will not be accepted unless it is accompanied by the required fee.
( c) tdl An appeals of an administrative decision or interpretations of this chapter will
be reviewed and decided upon using process IV.
(d) If the interpretation of the director of community development services is
modified, the director shall:
(1) Place the modifying decision in the interpretation file; and
(2) Change or remove, as appropriate, the interpretation that was modified.
23
ATTACHMENT F
PROCESS II - SITE PLAN APPROVAL
ARTICLE V. SITE PLAN REVlEW*-PROCESS n
*Cross reference(s)--Binding site plans under the subdivision regulations, ~ 20-61 et seq.;
requirements for drainage review, ~ 21-87; calculating lot coverage requirements in the district
regulations, ~ 22-955; land modification restrictions and requirements, ~ 22-1091 et seq.; site plan
required for commercial and industrial uses and activities that are conducted out of doors, ~ 22-
1113; site design requirements for environmentally sensitive areas, ~ 22-1266 et seq.
See. 11-361. Gene."" Administration.
Various places of this ch~ter indicate that certain developments, activities or uses are
permitted only if ~pproved usina process IT. This article describes process IT. E..ccept as specified
in. 5eGtion 22-362, elery appJiGAtion for A development peJmit mast rmde!!o site plan levieW
nude! the prOvisions oftbis article and is subjeGt to the prOvisions of this dele. In additiol\ all
commercial, office and industrial develo.pment ap.plications subject to the provisions of this article,
includina l\Pplications for remodelina and eJq)ansion of an existina use, shall also meet the
reqJlirements of Article XIX. Community Des;zn Guidelines, of this ch~ter. Under process U,
the director of community development services will make. the initial land use decision and the
decision on the community desian lPlidelines Appeals of both decisions will be decided by the
hearina examiner after a public hearina.
Process IT ~lications are ex~mpt from the procedural reql1irements set forth in RCW
36.70B.070,.060 and 110 throuih 36.70B, 130. Any process IT application not cateaorically
exempt from the State Environmental Poli<qr Act, RCW 43 21 C, shall be reviewed pursuant to the
procedural reQJlirements of process ill of this ch~ter.
(Ord. No. 90-43, ~ 2(175,10(1)), 2-27-90)
Cross reference(s)--Permits, ~ 22-176 et seq.
See. 22-362. Exceptiolls.
Pe!mits fot the following ate eAempt 110m the pr~isions of this attide.
(1) The developnle!lt of one detacltGd dweHins unit on a pree.JStb18 lot.
(21) A111 tenant impiovcments or nonna! maintenance on the subjea ptopert,
ftCGessa1'} to meet the varied lequUcments of continuing 01 mcceedmA tenants.
(3 2) Tbe ditector of conmlullit, devempnlCllt nJay exetnpt minol additions nonl the
requitements of this article, plovided the additions are neces5a1') aalclx to house
mechanic-at equipment Idcl, as coolets, heating, "entilation, and air conditioning
t:ype of equipment.
(Ord. No. 90-43, ~ 2(175.10(2)), 2-27-90; Ord. No. 91-113, ~ S, 12-3-91; Ord. No. 92-144, ~ 4,
6-16-92)
24
Sec. 22-363. Conduct oftbe review.
The city manager shall appoint one or more employees or other persons working on behalf
of the city to perform the functions established under this article.
(Ord. No. 90-43, ~ 2(175.10(3)), 2-27-90)
Sec. 22-364. PUq)oses or review.
The site plan review has the followina pUlJ)oses:
ill .TQ review the prQposal for col1\Pliance with tJte provisions of this c~pter and all
other applicable law.
(2) To help insure that the proposal is coordiJlated, as is reasonable and ~ppropriat~
with other known or anti~ipated development on private properties in the area and
with known or anticipated risht-of-way and other public improvement prQjects
within the area
OJ To encour"ae proposals that emboQy aood desian principles that will result in hiah
Quality development on the suQject property,
Sec. 22-36tf H,5. :rUlpOSeI orl~iew. Site Plan & Communi(y Des.,n Guidelines Approval
Criteria.
(a) Applicability, The director of community development services ~ 2ijlprove an
application for The-site plan review has the foHO'WmSl'1tllposes: and community desian iIDdeline
review if it is consistent with the followina sets of decisional criteria:
(b) Site plan criteria.
(1) It is consistent with the cOl1\Prehensive plan.
(2) To re,iew th, ploposal fOI GontplianGe ilVith the provisions oftbis Ghaptel
and aH othel appliGAble law. It is consistent with all applicable pl:pvisions of
this ch2\Pter:;
(3) It is consistent with the public health. safety, and welfare;
(04) To help insure tbat the proposal is coordinated, as is rcasoaabk and
applopliate, with OtDel knoMl 01 antiGipated developnlent on private
plOperttes in the mea. and with kn~ll 01 anticipated light-or.way mld otbel
pabliG hnplo'emCJlt projects within the areA.
25
ffl To eftCOtlfA8e proposals that embody good design pIinciples that will result
ill high quatit:Y developnlent on the subjeGt propelty.
(6~) To determine wbether the streets and utHities in the &tea of the subject
pfopert} are adeqaa.te to selve the anticipAted demand nom the proposal.
The streets and utilities in the area of the subject property are adeq}late to
serve the anticipated demand from the proposal; and
(7S) To re4iew the proposed aceess to the subjea pfOpe1ty to deWnnm that it
is. theoptinlallocarion and confipI ation for access. The proposed access
to the subiect pro,perty is at the o,ptimallocation and confi~ation for
access.
(Ord. No. 90-43, ~ 2(175.10(4)), 2-27-90)
( c) Community [)esign Guideline decisional criteria.
(1) It is consistent with site desian standards set forth in section 22-1634 for all zonina
districts;
(2) It is consistent with lijlplicable sqpplemental illidelines set forth in section 22-
1638; and
(3) For development _wlications for remodelina or ~ansion of an existina
development, it is consistent with those provisions of Article XD<.. Community
DesiW' Guidelines, identitied by the director of community development services
as beina ~plicabl~;
Sec. 22-365H6.. Administrative guidelines.
The city manager is authorized to adopt administrative guidelines to implement the
provisions of this article. These administrative guidelines will be used in the site plan review and
have the full force and effect as if they were set forth in this chapter, and shall be on tile in the
department of community development services.
(Ord. No. 90-43, ~ 2(175.10(5), 2-27-90)
Sec. 22-366~. Authority.
(a) If the proposal requires App~ai tbfOUsh proGesJes I, H OIlH of this chapter, the
site plan Ie~iew conduGted dndel this &triae ..ill be put in writing and mlill thoe basis of 0Ilx. an
exhibit to the stAffIq>Ort to tite hearing eD1uinu under processes H and lH and will be plo~i4ed
to the mrectoI of conuuunitJ d~elopment uudel piO<<ss I.
26
w (b) If subseGtion ( A) of this seGtion does not Apply, the Site plan review conducted
under this article will form the basis of any modifications to any permits or approvals issued by the
city for the proposal. In this regard, the person or persons conducting the site plan review is
hereby authorized to require modifications to the proposal consistent with the criteria contained in
section 22-364 and the administrative guidelines, if any, adopted under section 22-365.
(h) The director of community development services shall inteifate his or her decision
and findinis for site plan and community desiiJ1lPlideline review into a sinile decision A copy of
the decision shall be mailed to the ~plicantr any person who submitted written comment$, or any
person who apecifically requested a copy of the director' s decision.
Ord. No. 90-43, ~ 2(175.10(6), 2-27-90) .
Clolslefelence(s)-Plocess I re..iew lequirementS, i 22-386 et seq., proGess H le..iew
.requirements, ~ 22-431 et seq., pro<<ss HlIe'Vie~ leqbirement5, ~ 22476 et 5eq.
Sec. 22-36T~. Appeals.
The applicant, any person who submitted written comments or any person who specifically
req.uested a copy of the decision may appeal the site plan .pproyal or conditions of such IW)roval
and/or community desiiJ1lPlideline conditions to the city's hearir\i examiner usini the provisions
of process IV of this ch~ter. The a,ppli~ant, any person who submittec:J wriuen comment$,. or any
person who $pecifically r~q.uested a copy of the director' s decision ml\Y .ppeal a heaOni examiner
deci&jon on a site plan ~proval for a public utility located in a BN (NeiaJlborhood Business), Be
(Community Busines~, or OF (Offic~ Far~) zone to the city council pursuant to Section 22-446 -
22-456. A dedsion to lequire modifiGations of a ploposai, othet than Modifications required to
bring the proposal into compliance with this chapter ~ and all other applicable laws are not
a,ppealable. to the hearing exaaainet using the appeal plocedules OfplOGeS5 I of this Gha.pter.
(Ord. No. 90-43, ~ 2(175.10(7), 2-27-90)
See. 22-368362. Other authority not aft'ected.
Nothing in this article in any way limits, or may be construed to limit, the authority of the
city including but not limited to the authority to condition or deny proposals, available to the city
in, through or by any other provision of this article or other law.
(Ord. No. 90-43, ~ 2(175.10(8), 2-27-90)
Sec. 22..*9ill. Responsibility of applicant and owner.
Regardless of any review, approval, inspection or other actions of the city, it is the
responsibility of the applicant and owner to insure that all work, actions or conditions on the
subject property comply with this chapter and all other applicable laws and any permits and/or
approvals granted under this chapter or other applicable law.
(Ord. No. 90-43, ~ 2(175.22), 2-27..90)
Secs.22-37631l-22-385.Reserved.
27
ATTACHMENT G
PROCESS III - PROJECT APPROVAL
ARTICLE VI. PROCESS m REVIEW* - PROJECT APPROVAL
*Cross reference(s)--Appeals from the fire prevention standards, ~ 8-40; procedure for
review of the shoreline management development permit requirements, ~ 18-165; power and
jurisdiction of the hearing examiner, ~ 22-84; le\1iew flIoccdure WI sholl StIbdi~ision plats, ~ 20-
85; requirements for drainage review, ~ 21-87; appeals regarding zoning citations to be reviewed
under process III requirements, ~ 22-126; minor modifications to the site plan approved as part of
the resolution of intent to rezone may be made using process III procedures, ~ 22-304;-for
proposals which lequire ApprOval thtough processes I, H or HI, the site plan le~ie'W must .I'l"leet the
requirements in this seGtion, ~ 22-366; applications for a temporary use permit will be reviewed
and decided using process III review procedures, ~ 22-5461 et seq.; proposal to construct a
bulkhead along the stream must be reviewed under the process III review procedure, ~ 22-1308;
request for culverts in streams will be reviewed under the process III review procedure, ~ 22-
1309; appeals of modification requirements in developments or uses which require approval
through processes I, IT, or ill .QLlY shall be appealed pursuant to the procedures of process Ill, ~
22-1397.
Sec. 22-386. Administration.
Various places of this chapter indicate that certain developments, activities or uses are
permitted only if approved using process Ill, This article describes process Ill. In additioJ\. all
commercial, office, and industrial devel9pment lij)plications su~ect to the provisions of this
articl~, includil\i lij)plications for remodelini and e~ansion of an existini use, shall also meet the
reQJlirements of Article XIX Community Desi.p Guidelines, of this ch~pter. Under process Ill,
the director of community development services will make the initial land use decision and the
decision on the community desian i'lidelines based on written comments and information.
Appeals of both decisions will be decided by the hearing examiner after a public hearing.
(Oed. No. 90-43, ~ 2(145.05), 2-27-90)
Cross reference(s)-Hearing examiner, ~ 22-81 et seq.
Sec. 22.387. PUJ1)oses of review.
The site plan review has the followinipuQ)oses.
OJ To review the pro.posal for cOD\Pliance with the provisions of this c~ter and all
other i\Pplicable law.
(2) To help insure that the proposal is coordinated, as is reasonable and appropriatft.
with other known or anticipated development on private properties in the area and
with known or anticipated ria}tt-of-way and other public iR\Provement prQjects
within the area.
28
ill To encouraie proposals that embody iood desiiJl principles that will result in hiih
QJIality development on the subject property.
Sec. 22-3Mm. Proposal requiriDg approval through process BY orBI.
If the development, use or activity that requires approval through process W is part of a
proposal that also requires approval through procesri IY 01 process m, the entire proposal will
be decided upon using that other process lY (01 if pI <>ceases H and ill APpi), then prOCGss m), if
the director of community development services determines that this will result in more efficient
decision making.
(Ord. No. 90-43, ~ 2(145.10), 2-27-90)
Sec. 22-388m. ApplicatioDs.
(a) Who may apply. Any person may, personally or through an agent, apply for a
decision regarding property he or she owns.
(b) How to apply. The applicant shall file a completed application in the department of
community development services on the form provided by the department. The applicant shall
also provide any All information or material that is specified in the provision of this chapter that
describes the decision applied for. all information specified in Section 22-32, and any additional
information or material that the director of community development services determines is
reasonably necessary for a decision on the matter.
. (c) Fee. With the application, the applicant shall submit the fee established by the city.
The application will not be accepted unless it is accompanied by the required fee.
un Completeness
LU Within 28 calendar days of receivil\i an I\I).PlicatiQn, the city must determine
whether the IU)plication is cOll\Plete The city will JW)ly Sections 22-33 and 22-388
to determine cOlI\Pleteness. If the city deems the application to be colI\Plete. a
Letter of COll\Pleteness must be issued prior to the 28 day deadline. If the city
determines the IU)plication to be incolI\Plet~ the city shall notitY the applicant of
what needs to be submitted for a complete application. In this written
determination, the city shall also identitY. to the extent known to the city, the other
aaencies oflocal, stat~ or federal iovernment that may have jurisdiction over
some a~ect of the proposed develQpment activity. An I\Pplication shall be deemed
cOlI\Plete under this section if the city does not provide a written determination to
the applicant as required in this paraifaph,
(2) Within 14 days ~er an applicant has submitted the additional information
identified by the city as beini necessaty for a cOll\Plete J\pplicatiol\, the city shall
29
notify the applicant whether the application is c01l\Plete or whether additional
'rU5 ..
1 ormat1on 1S necessaIy.
(c) AdditionallrJformation. A determination of completeness shall not preclude the
city from reQuestina additional information or studies,. either at the time of the Letter of
Completeness or subseQJlently" if new information is reQJ1ired or substantial chanies in the
prQposed action occur.
(Ord. No. 90-43, ~ 2(145.15), 2-27~90)
Sec. 22-38932l. Compliance with State Environmental Policy Act.
The State Environmental Policy Act applies to some of the decisions that will be made
using this article. The director of community development services shall evaluate each application
and, where applicable, comply with the State Environmental Policy Act and with state regulation
and city ordinances issued under the authority of the State Environmental Policy Act.
(Ord. No. 90-43, ~ 2(145.20), 2-27-90)
, Cross reference(s)--Environmental policy, ~ 18-26 et seq.
See. 22-396ill. Official me.
(a) Contents. The director of community development services shall compile an
official file on the application containing the following:
(1) All application material submitted by the applicant.
(2) All written comments received on the matter.
(3) The written decision of the director of community development services.
(4) If the decision of the director of community development services is appealed, the
following will be, included in the file:
a. The letter of appeal.
b. All written comments mbntitted received regarding the appeal.
c. The staff report on the appeal.
d. The electronic sound recording of the hearing on the appeal.
e. The decision of the hearing examiner on the appeal.
(5) Any other information relevant to the matter.
(b) Availability. The official file is a public record. It is available for inspection and
copying in the department of community development services during regular business hours.
(Ord. No. 90-43, ~ 2(145.25), 2-27-90)
30
Sec. 22-39till. Notice.
(a) Content. The director of community development services shall within 14 ~ys of
issuina a letter of colt\Pleteness on the proposal, prepare a notice of each application containing
the following information:
(1) The name of the applicant and, ifapplicable, the project name. The date of
~p'plication. date otthe notice of completion for the awlicatio~ and the date of the
notice of application.
(2) The street address of the subject property or, if this is not available,'a locational
description in nonlegal language. Except for notice published in the otlkial
newspap.er of a new!ij)aper of aeneral circulation in the city, the notice must also
include a vicinity map that identifies the subject property.
(3) The citation of the provision of this chapter describing the requested decision awl
to the extent known by the city. any other permits which are not included in the
Iq)plication.
(4) A briefTel'bal description of the requested decision, a list of the project pennits
included in the ~pplication amlr if ~pplicabl~r a list of aIlY studies requested under '
RCW 36 70A 440.
(5) A statement of the availability of the official file.
(6) A statement of the right of any person to submit written comments to the director
of community development services regarding the application within 15 days of the
date ofth~ notice and the tkadline Wi mbmittin8 GOlnn'lents.
(7) A statement that only the persona who submit written comments to the director of
community development services or !ij)ecifically reqpests a copy of the oriiPnal
deqjsion may appeal the director's decision.
00 The identification of eJQst}ni environmental documents that evaluate the prQpOsed
project and the location where the application and at'\Y studies can be reviewed.
.(2) A statement of the preliminaJy detenninatioQ, if one has been made at the time of
notic~ of those development reJUlations that will be used for project mitiaation
and of consistenQy as provided in RCW 36 70B.040.
(b) Distribution. At leat Within 14 calendar days before the deadline for sobntitting
coll'unents of issuina the letter of cOII\Pletenessr the director of community development services
shall distribute this notice of ~pplication as follows:
31
(1) A copy of the notice of application will be published in the official. newspaper
of the city.
(2) At least tluee Gopies of The notice of~plication will be conspi~ously posted on
or near the subject property. Of these, At least one will be posted on or adjacent to
every public right-of-way providing primary vehicular access to any property that
abuts the subject property.
(3) A copy of the notice will be posted on each of the official notification boards of the
city and public libraries located within the city.
00 For prQjects und~r this article which are located within. or are 300 feet fro~
property zoned SE (Suburban Estate~), RS (SiI\ile Family Residential), or RM
(Multi-family). a co.py of the notice will be mailed to the persons receivirla the
prQperty tax statements for all property within 300 feet of each boundaIy of the
subject property.
(Ord. No. 90-43, ~ 2(145.30), 2-27-90)
Sec. 22-39tlli. BurdeD of proof~
The applicant has the responsibility of convincing the director of community development
services that, under the provisions of this article, the applicant is entitled to the requested
decision.
(Ord. No. 90-43, ~ 2(145.35), 2-27-90)
Sec. 22-393~. WritteD commeDts.
The director of community development services shall consider all written comments and
information regarding the requested decision that are received by the department of community
development services before the deadline contained within the notice regarding the application.
(Ord. No. 90-43, ~ 2(145.40), 2-27-90)
See. 22-3Hlli. Director's decisioD.
(a) General. Within Ie wodJng days aftel the deadlin~ for mbnlittin.g con.nnents and
aftel consideting all of the infomlation. and cotmllents submitted on the matter, tM directol of
GOllltllUtlitJ development shall isStte a wlttten dec.isioll.
(l). Coordination with Decisions Under the State Environmental Poliqy Act. If a
SEP A threshold determination is reqpired to be issued, the threshold determination
must follow the end of the public comment period on the prQject permit
~plicationr but precede the director's decision on the land use and desian
components of the process III prQject permit approval. If the SEP A threshold
32
determination is appealed, the director's land use and desian components decision
shall be issued sufficiently in advance of the open record hearina on the threshold
determination ~pea1, to allow any appeal of the land use and/or desiifi review
decision to be consolidated and heard with the appeal of the threshold
determination,
(2). TimiltZ. The director of community develo.pment services will endeavor to issue
his or her decision on the land use and desiiJ1 components of the process ill
prQject permit ~proval within 120 daY$ of the issuance ofthe letter of
completeness issued pursuant to 22-388. excq>t that the followina periods shall
not be included in the calculation of the 120-day period:
a.. Any period durina which the I\P.Plicant has been reqJlested by the city to
correct plan$, perform reQJ1ired studie$, or provide additional reqJJired
infol1llJtion. In these instances. the period excluded from the 120-day
calculation shall b~iin on the date the city notifies the applicant of the need
for additional information and run until the earlier of the date the city
determines whether the additional information satisfies the reQ.Jlest for
information, or 14 days after the date the information has been provided to
the city. If the city determines that the information submitted by the
applicant under this par~h is insufficien~ it shall notify the applicant of
the deficiencies and the procedures under this paraar~h shall apply as if a
new request for studies had been made.
h.. Any period durlna which an environmental impact statement is beina
prq>ared followina a determination of sisnificance pursuant to RCW
43.21C.
'" Any period for administrative lij)peals of the SEP A threshold
determination, provided that the time period for consideration of such
appeals shall not exceed 90 days for an open ('~ord appeal hearlna, The
parties to an appeal may aaree to extend the gO-day period.
do. Any extension of time mutually aareed upon by the applicant and the city.
The 120-day time ~riod does not apply if a prQject permit application under this article
reQJ1ires an amendment to the comprehensive plan or this chapter:; requires approval of a new fully
contained community as provided in RCW 36.70A.35Q, a master planned resort as provided in
RCW 36.70A.360, the sitina of an essential public facility as provided in RCW 36.70A.200 or
capital facility prQjects of the city: or if a prQject permit application llnder this article is
substantially revised by the applicant. in which case the time period shall start from the date at
which the revised prqject applicatioo. is determined to be complete under 22-388.
If the director is unable to issue his or final decision on the land use or desiiJ1 review
components of a process ill prQject permit application as provided in this paraarapb,. the city shall
provide written notice of this fact to the applicant. The notice shall include a stat~ment of reasons
33
why the decision has not been issued within the 120-day period, and an estimated date for
issuance of the notice of final decision.
(b) Decisional criteria. The director of community development services shall use the
criteria listed in the provision of this chapter describing the requested decision in deciding upon
the application. In addition, the director of community development services may approve the
application only if:
(1) It is consistent with the comprehensive plan;
(2) It is consistent with all applicable provisions of this chapter;-and
(3) It is consistent with the public health, safety, and welfare;
W The streets and utilities in the area of the subject pro.perty are adequate to serve
the anticipated demand from the prQJ)osal; and
m The prQPosed access to the subject pro.perty is at the optimal location and
confiawration,
If the l:ij)plication is subject to the reqpirements of Article XIX, Community DesiJpl
r7Uidelines, the director of community develo.pment services shall use the followina criteria as
well in decidina upon an application:
m It is consistent with the site desian standards set forth for all zonina districts in
Section 22-1634;
(2) It is consistent with applicable sQP.Plemental auidelinesset forth in Sec 22-1638;
awl
W For develo.pment applications for remodelif\i or expansion of an existina
development. it is consistent with those provisions of Article XIX, Community
Des;zn Guideline~ identified by the director of community develQpment services
as beina applicabl~;
( c) Conditions and restrictions. The director of community development services shall
include in the written decision any conditions and restrictions that he or she determines are
reasonably necessary to eliminate or minimize any undesirable effects of granting the application.
Any conditions and restrictions that are included become part of the decision.
(d) Contents. The director of community development services shall include the
following in the written decision:
34
(1) A statement granting, modifying and granting, or denying the application.
(2) Any conditions and restrictions that are imposed.
(3) A statement offacts presented to the director of community development services
that support the decision, including any conditions and restrictions that are
imposed.
(4) A statement of the director's conclusions based on those facts.
. (5) A statement of the criteria used by the director of community development
services in making the decision.
(6) The date of the decision.
(7) A summary of the rights, as established in this article, of the applicant and others
to requ~5t Gonsideration. and to appeal the decision of the director of community
development services.
00 A statement of any threshold determination made under the State Environmental
poli(()' Act. RCW 43.21C,
(2) A statement that aff~ed prQpel'ty oW9ers m~ request a chanae in valuation for
property tax pUqloses notwithst~dina any proiJ"am of revaluation.
(e) Distribution of written decision. Within-two m working days after the written
decision of the director of community development services is issued, it shall be distributed as
follows:
(1) A copy will be mailed to the applicant.
(2) A copy will be mailed to each person who submitted written comments or
information to the director of community development services.
(3) A copy will be mailed.to any person who has specifically requested it.
m A CQJ)Y wiU be mailed to the Kina County Assessor.
(Ord. No. 90-43, ~ 2(145.45), 2-27-90)
Sec. 22-395~. EtTect of the decision.
The applicant may not engage in any activity based on the decision until the third working
day after the time to appeal has expired. If the decision is appealed Of if a. request for
35
reconsidelation is Slanted, the applicant may not engage in any activity based on the decision until
the third working day after the city issues a final decision on the matter. If the decision of the
director of community development services is not appealed or I econsidel ed, that decision is the
final decision of the city.
(Ord. No. 90-43, ~ 2(145.50), 2-27-90)
Sec.. 11-396. Request fOI 1 e(oDsidelation.
(a) Ce,,~,.al. An, peu01'l "Who has a light to appeal tmder scaion 22-397 ma, request
the director of community d~eloplUent to feGonsider an) aspect of the decision'" ddRering a
written request fOI reconsidetaUon to the depanment of COlmllumt} development yyithin leven
Galendar days anet the dm of issue of the dit eetor's decision. The petSOll I cquestina the
reconsideration shaH speciC, in the request what aspect of the decision he 01 she wisbes to Ita"e;
reconsideted and the reasons tOl the reqdest.
(b) Dmli!JtiUm' ()./,l'e~ut. The penon requesting reconsideIation shaH, within the
same time limits established in mbseGtion (a) oftbis seGtion, mail or pasonaHy deli,tl A copy of
the I equest for reconsideI ation along with A notice of the; deadtine for responding to the I cquest
folleconsidelation as established in mbsecti01'l 0 of this section to those persons who &ve a
fish! to appeal Uodel section 22-397. Floof of SUGh mail or personal deli'Cll' shaH be Illade '"
affidavit attacbed to the request fOlleconsidelaUon deli"eted to the depatbuent of COft'ln'ralntJ
development.
(c;) Respt'A1M to l'eqllUt. Any person recmina A Gopy oftbe request fof
reconsidelation ptusuant to subseGtion (b) oflbis section nlAY file A n~i1.len lesponse to the;
request. Such response must be Iccmed '" tbe depatlnlent of G0111111UnitJ development within
seven Galendar days aftel the nlittell request for l'econsidetation ~as filed with the deparbiletlt.
AJty person filins A responK shall distdbtlte tbat lesponse and tile an aftidAfit of disttibution as
established in mbseGtion (b) of this sec:tion.
(<:I) Dedsim. to l'eCO/Uitkl. \Vithin ten WOlkinS da,s atlef !CCeivma A leqaest for
reconsidetatioll, the director of cOIDmunity de,elopment shaR notif) tIle peuons "Who ban, a light
to appeal under seGtion 22-397(a) whether 01 not the decision will be leGonsideled. The director
ma, 1 econsidet the decision om, if be or she cooc.ludes that there is Nbstantial medt in thG
request.
(e) Efftct. Hthe diIe,tol of conmmnity d~elopment grants a request to leconsidet
an, aspect of tile decision, the city ma, not pIocess an, Appeals of the decision antil the director
issues his 01 bel ~ I fUell decision on the ~onsidered aspeGt.
(f) Ion, ~.u. If the director of community d~ elopment I ec01'lsickrs an, aspects of ~
decisiOl1, tIle plovisions ofseGtions 22-391 tluongh 22-395 riI be followed, ~pt th&t the
db ectOI nta, linnt tile I econsideration by.
36
(1) Limiting the persons who ma, participate in the leGonsidela1.ion to those penons
who ha"e a right to appeal the deGision undm seGtton 22-397. .ffthis OCGu1S, om,
sum persons "HI be ghen notice under section 22-391,
(2) Limiting the aspect of the decision that wiH be reconsideled,
any Hnlitations "iH be included in the nottGe siven uncle! 5eGtion 22-391.
(Om. No. ge--43, ~ 2(145.55), 2.27..98)
Sec. 22-397. Alppeab.
(a) Who may appeal. The decision of the director of community development services
related to either the land use approval or the community desian i'1idelines decision may be
appealed by any person who is to receive a copy of that decision under section 22-994- ill.
(b) How and when to appeal. The appeal, in the form of a letter of appeal, must be
delivered to the department of community development services within 14 calendar days after
issuance of the decision of the director of community development services. or, if a I eqt16St for
r~onside! ation is filed, then within 14 calen4M days of either the deGision of the dit eGtor den, inS
the request for reconsidelation 01 the reconsidered decision, as the case nla} be. The letter of
appeal must contain:
(1) A cleaf leference to th~ matter bein& appeal~d, and A statement identifyina the
decisiQJ1 beini a.ppealed. aloni with a copy of the decision;
(2) Al statement of the alleied errors in the director's decisioJ\. includina identification
m specific factual findings and conclusions of the director of community
development services disputed by the person filing the appeal.awl
W The appellant's nam~r addr~ssr tele.phone number and fax number", and 8.I\Y other
information to facilitate communications with the I\Ppellant.
(c) Fees. The person filing the appeal shall include, with the letter of appeal, the fee as
established by the city. The appeal will not be accepted unless it is accompanied by the required
fee.
(d) Request/at ,ce,,,,mtk,atim, not 1 tqtti1td The decision of the diteGtor of
cmmmmit} developntent ma, be appealed whether or 110t thele was a lequest to leGonsidet the.
diteGtol'S decision.
(e d) Jurisdiction. Appeals from the decision of the director of community development
services will be heard by the hearing examiner.
37
(Ord. No. 90-43, ~ 2(145.60), 2-27-90)
Sec. 22-398. Notice of appeal bearing.
(a) Content. The director of community development services shall prepare a notice of
the appeal containing the following:
(1) The file number and a briefverbal: description of the matter being appealed.
(2) A statement of the scope of the appeal, including a summary of the errors all~ed
.ami specific factual findings and conclusions disputed in the letter of appeal.
(3) The date, time and place of the public hearing on the appeal.
(4) A statement of who may participate in the appeal.
(5) A statement of how to participate in the appeal.
(b) Distribution. At least ten calendar days before the hearing on the appeal, the
director of community development services shall mail a copy of this notice to each person
entitled to appeal the decision under section 22-397.
(Ord. No. 90-43, ~ 2(145.65), 2-27-90)
See. 22-399. Participation in the appeal.
Only those persons entitled to appeal the decision under section 22-397 may participate in
the appeal. These persons may participate in either or both of the following ways:
(1) By submitting written comments or information to the department of community
development services prior to the hearing or to the hearing examiner during the
hearing.
(2) By appearing in person, or through a representative, at the hearing and submitting
oral comments directly to the hearing examiner. The hearing examiner may
reasonably limit the extent of the oral comments to facilitate the orderly and timely
conduct of the hearing.
(Ord. No. 90-43, ~ 2(145.70), 2-27-90)
Sec. 22-400. Scope of tbe appeal.
The scope of the appeal is limited to the errors raised or the specific factual findings and
conclusions disputed in the letter of appeal.. and Ithe hearing examiner may only consider
evidencer testin\pl\Y or comments infomlation relatina to errors raised or the diliPuted on these
38
f&Gtual findings and conclusions The hearina examiner also ~y not consider any request for
modification or waiver of applicable reqJ1irements of this chapter or any other law. Petsons
participatinA in the appeal in1&'}' plesent 11(.\!V infomlation to the heating examiner that was not
plesented to the diIector of GODlmUnit)' de'\lelopnlent om, int is lelevant to the SJ'IecifiG factual
findings and conclusions disputed in the lcttet of appeal.
(Ord. No. 90-43, ~ 2(145.75), 2-27-90)
Sec. 22-401. Staff report on appeal.
(a) Content. The director of community development services shall prepare a staff
report on the appeal containing the following:
(1) The written decision of the director of community development services.
(2) All written comments submitted to the director of community development
services.
(3) The letter of appeal.
(4) All written comments on the appeal received by the department of community
development services from persons entitled to participate in the appeal atld riithin
the "ope of the appeal.
(5) An analysis of the alleied errors in the director's decision and any specific factual
findings and conclusions disputed in the letter of appeal.
(b) Distribution. At least seven calendar days before the hearing, the director of
community development services shall distribute copies of the staff report on the appeal as
follows:
(1) A copy will be sent mailed to the hearing examiner.
(2) A copy will be sent mailed to the applicant.
(3) A copy will be sent mailed to the person who filed the appeal.
(4) A copy will be sent mailed to each person who received a copy of the director's
decision.
(Ord. No. 90-43, ~ 2(145.80), 2-27-90)
Sec. 22-402. Public hearing on appeal.
39
(a)
appeal.
Generally. The hearing examiner shall hold A public an open record hearing on the
(b) Open to public. The hearings of the hearing examiner are open to the public.
(Ord. No. 90-43, ~ 2(145.85), 2-27-90)
See. 22-403. Electronic sound recordings.
The hearing examiner shall make a complete electronic sound recording of each hearing.
(Ord. No. 90-43, ~ 2(145.90), 2-27-90)
See. 22-404. Burden of proof.
The person filing the appeal has the responsibility of convincing the hearing examiner bu
preponderance of the evidence that the director of community development services' decision
made. all incorrect decision because of erroneons contains an error of law or that its findings of .
fact or conclusions are incorrect.
(Ord. No. 90-43, ~ 2(145.95), 2-27-90)
Sec. 22-405. Continuation of the hearing.
The hearing examiner may continue the hearing if, for any reason, the examiner is unable
to hear all of the public comments on the appeal or if the hearing examiner determines that the
examiner needs more information within the scope of the appeal. If, during the hearing, the
hearing examiner announces the time and place of the next hearing on the matter and a notice
thereof is posted on the door of the hearing room, no further notice of that hearing need be given.
(Ord. No. 90-43, ~ 2(145.100), 2-27-90)
Sec. 22-406. Decision on appeal
(a) General. The hearing examiner shall consider all information and comments within
the scope of the appeal submitted by persons entitled to participate in the appeal. The hearing
examiner shall either affirm or change the findings and conclusions of the director of community
development services that were appealed. Based on the hearing examiner's findings and
conclusions, the examiner shall either affirm, reverse or modify the decision being appealed.
(b) - Issuance of written decision. Within ten working days after the public hearing, the
hearing examiner shall issue a written decision on the appeal. Within two m working days after
it is issued, the hearing examiner shall distribute the decision as follows:
(1) A copy will be mailed to the applicant.
(2) A copy will be mailed to the person who filed the appeal.
40
(3) A copy will be mailed to each person who participated in the appeal.
(4) A copy will be mailed to each person that specifically requested it.
m A copy will be mailed to the KUw County Assessor.
(c) Effect. The decision by the hearing examiner is the final decision of the city, exc~t
where the proposed project that is the subiect of the hearina examiner's decision involves a school
(sections 22-1 and 22-605). a community recreation area (~ons 22-1 and 22-607)1 a
aovernment facility (:;ections 22-1 and 22-610), a public utility (~ions 22-1 and 22-609), or a
public park (sections 22-1 and 22-611) located in a SE (Suburban Estates). RS (SinaIe Family
Residential), or 8M (Multi-family) zon~r or where the hearina examiner's decision involves ~
public utility (sections 22-1 and 22-609) located in aBN (peighborhood Business), BC
(Community Busines~, or OP (Office Park) zon~_ in which case the hearina examiner's decision
may be ~pealed to the city council in accordance with the provisions of sections 22-446 - 22-
~.
(Ord. No. 90-43, ~ 2(145.105), 2-27-90)
See. 22-407. Judicial review.
The hearina examiner's decision aflirmina, modifyina or rever~jna the director's decision
action of the city in granting or den~ an application under this article is the final decision Qj the
city, the hearing examiner's decision may be reviewed for iHesal, corNpt or w bitrlfY or
capricious action pursuant to RCW 36.7OC in the Kina county superior court. The land use
petition for levie." must be filed within Mll calendar days after issuance of the final land use
decision of the city.
(Ord. No. 90-43, ~ 2(145.110), 2-27-90)
Sec. 22-408. Lapse of approval-Generally.
The applicant under this article must begin construction or submit to the city a complete
building permit application for the development activity, use of land or other actions approved
under this article within one year after the final decision on the matter, or the decision becomes
void. The applicant must substantially complete construction for the development activity, use of
land, or other actions approved under this article and complete the applicable conditions listed in
the decision within five years after the final decision of the city on the matter, or the decision
becomes void. If litigation is initiated pursuant to section 22-407, the time limita of this section
are automatically extended by the length of time between the commencement and final termination
of that litigation. If the development activity. use of land, or other actions approved under this
article includes phased construction, the time limits of this section may be extended in the decision
on the application. to allow for completiQn of subseQJlent phases.
(Ord. No. 90-43, ~ 2(145.115(1)), 2-27-90)
41
Sec. 22-409. Same-- Time extension.
(a) Application. Prior to the lapse of approval under section 22-408, the applicants
may submit a written application in the form of a letter with supporting documentation to the
department of community development services requesting a one-time extension of those time
limits of up to one year.
(b) Criteria The request must demonstrate that the applicant is making substantial
progress on the development activity, use ofland or other actions approved under this article and
. that circumstances beyond the applicant's control prevent compliance with the time limits of
section 22-408.
( c) Fee. The applicant shall include, with the letter of request, the fee as established by
the city. The application will not be accepted unless it is accompanied by the required fee.
(d) Review process. An application for a time extension will be reviewed and decided
upon by the director of community development services.
(e) Appeals. Any person who is aggrieved by the granting or denying of a request for
a time extension under this section may appeal that decision. The appellant must file a letter of
appeal indicating how the decision on the time extension effects the appellant's property and
presenting any relevant material or information supporting the appellant's contention. The appeal
will be heard and decided upon using process H !Y, described in section 22-431 et seq. Pursuant
to RCW 36.7013r any time limit upon the city's processinaand decision upon ~pplications under
this chapter m~r exc~t as otherwise specifically stated in this chAPtet:,. be modified by a written
a&feement between the applicant and the director of community develQpment services.
(Ord. No. 90-43, ~ 2(145.115), 2-27-90)
Sec. 22-410. Bonds.
The city may require a bond under section 22-146 et seq. to insure compliance with any
aspect of a permit or approval.
(Ord. No. 90-43, ~ 2(145.120), 2-27-90)
Cross reference(s)-Bond procedure and requirements, ~ 22-146 et seq.
Sec. 22-411. Complete compliance required.
(a) Generally. Except as specified in subsection (b) of this section, the applicant must
comply with all aspects, including conditions and restrictions, of an approval granted under this
article in order to do everything authorized by that approval,
42
(b) Exception, subsequent modification. If a specific use or site plan confiiUration for
the subject property was approved under this article or any quasi judicial process under a previous
zoning code, the applicant is not required to apply for and obtain approval through this article for
a subsequent change in use or site plan confiiUration unless:
(1) There is a change in use and this chapter establishes different or more rigorous
standards for the new use than for the existing use; or
(2) The director of community development services determines that there will be
substantial changes in the impacts on the neighborhood or the city as a result of the
change.
(Ord. No. 90-43, ~ 2(145.125), 2-27-90)
IV. CROSS REFERENCES
At the beginning of this article there is a section entitled "Cross Reference(s)." This
section lists other sections within the FWCC that reference this article. In addition to the changes
noted above, these cross referenced sections must be amended to reflect the changes proposed to
Article VI. Those sections and proposed changes are included below.
Sec. 8-40. Appeals.
Appeals made from any ruling made under this article may be made to the hearing
examiner appointed by the city. Procedural rules concerning appeals shall be as provided in
process III of chapter 22, Zoning.
(Ord. No. 90-33, ~ 66, 2-13-90; Ord. No. 92-127, ~ 4, 2-4-92)
Sec. 18-165. Procedure for review.
The substantial development permit shall be reviewed under the provisions of process Ill.
section 22-386 et seq. and the director of community development services shall be the final
approval authority for the permit.
(Ord. No. 90-38. ~ 1(24.50), 2-27-90)
Set. !9--SS.I'IOCts. rol ledew.
The short subdnision applkation shaH be p. o~ssed und<< the. p. o~isions of process lfL
5eCtion 22-386 et seq.
(Ord. No. 90-41, ~ 1(16.170.10),2-27-90)
43
See.. 22-126. Appeal.
Any aggrieved person who believes that an order to cease activity has been improperly
issued under this division may appeal issuance of that order. The appeal will be decided upon
using the appeal provision of process III of this chapter. During any such appeal, the order shall
remain in effect.
(Ord. No. 90-43, ~ 2(175.30(4)), 2-27-90)
Cross reference(s)-Process III review procedure, ~ 22-386 et seq.
Sec. 22-304. Same--Mknol modU~CAtionl.
Subsequent to the adoption of the resolution of intent to rezone, the appliGAllt nla} appI,
for A minOt modiikation to the site plan appfO\ed AS part of that IesolutiOl1. The city will use
pro,ess III desGlmed in sections 22-386 thlough 22-411lo Icview and decide upon an AppHGatton
fol A mi1lO1 modifiGAtton. The ,it, nta'J appLOve A nlinor modifiGation onl, ifit fil&ds that.
See. 22-547. Definitions.
The following categories of temporary uses are established:
(a) Class I temporary uses shall mean temporary uses including seasonal retail sales of
agricultural or horticultural products such as vegetable, fruit or flower stands;
community festivals, circuses, carnivals, fairs, or similar transient amusement,
cultural, or recreational activities; and fund raising, rummage or other outdoor
sales sponsored by school, churches and other nonprofit organizations. Class I
temporary uses shall be decided under section 22-550; except that the director of
community development may require an application to be decided under sections
22-550 and Process IIL section 22-386 et seq., when it is determined that the
degree and scope of potential impacts of the proposal warrant such review.
Sec. 22-1308. Bulkheads.
(a>
section.
A bulkhead may not be located in or along a stream except as established in this
(b) A request for a bulkhead in or along the stream will be reviewed and decided upon
. using process III in section 22-386 et seq.
Sec. 22-1309. Culverts.
(a) Culverts are permitted in streams only if approved under this section.
(b) The city will review and decide upon applications under this chapter using process
III in section 22-386 et seq.
44
Sec. 22-1397. Authority to grant.
(a) If the proposed development or use of or on the subject property requires approval
through process I, n, or ill, m:..lY any proposed modification will be considered as part of that
process using the criteria of this division.
(b) Ifsubsection (a) of this section does not apply, the director of community
development may grant or require a modification in writing under the provisions of this section.
The decision of the director to require, grant or deny a modification under this division may be
appealed using the appeal procedures of process III.
(Ord. No. 90-43, ~ 2(105. 115(2)(a), (b)), 2-27-90)
Cross reference(s)-Process III review procedure, ~ 22-386 et seq.; process BY review
procedure, ~ 22-431 et seq.; process m re.iew pl'OGCdulC, ~ 22....16 et seq.
45
ATTACHMENT H
PROCESS IV - HEARING EXAMINER DECISION
ARTICLE Vll. PROCESS IV+REVlEW* - HEARING EXAMINER'S DECISION
*Cross reference(s)-City council, ~ 2-26 et seq.; review of administrative appeals under
the environment policy of the city, ~ 18-51; public notice requirements under the shoreline
management regulations, ~ 18-164; shoreline variance procedure review requirements, ~ 18-166;
requirements for drainage review, ~ 21-87; power and jurisdiction of the hearing examiner, ~ 22-
84; appeals from the decision of the director of community development shall be processed under
process H Y review requirements, ~ 22-5; department of community development, ~ 22-101 et
seq.; variances to the zoning regulations to be reviewed under process H Y req~ements, ~ 22-
196; tOl proposals which lequire applovM through plocessl, H 01 m, the site plan revie"W !nust
meet the reqtliIem~ts in this section, ~ 22-366; appeals of modification requirements in
developments or uses which require approval through process H Y shall be appealed pursuant to
the procedures of process m, ~ 22-1397; rev ie w of an application fur a comprehensi vc. design.
pian shail be pIJI SUint to pi ocess II variance to the sian code provisionlil, ~ 22-1604- 3...
See. 22-431. Administration.
Various places in this chapter indicate that certain developments, activities or uses are
permitted only if approved using process IY-r. This article describes process IY I. Under process
IY-i the hearing examiner will make the initial decision following a public hearing, ex~t that the
director of community development services will make the initial decision on lWplication Article
XIX, Community Desjzn Q1(jdelines. The hearina examiner will decide 8.I\Y ~eals from the
director's decision concernina community desiifl iUidelines. City council will decide appeals..fimn
the hea.rina examiner decision on the land use element. the hearina examiner decision on an appeal
of the director's decision concernina community desian iUidelines ml\Y be reviewable in SQperior
court pursuant to RCW 36.70C,
(Ord. No. 90-43, ~ 2(150.05), 2-27-90; Ord. No. 92-133, ~ 3(150.05), 4-21-92)
See. 22-432. Proposals requiring approval through process.
If the development, use or activity that requires approval through process II .otlII is part
of a proposal that also requires approval through process IY H, the entire proposal win be
decided upon using process IY H, if the director of community development services determines
that this will result in more efficient decision making.
(Ord. No. 90-43, ~ 2(150.10), 2-27-90; Ord. No. 92-133, ~3(150.10), 4-21-92)
See.. 22-433. PUl1)oses of review.
The site plan review has the followini put:Poses'
46
ill To review the proposal for cOll\Pliance with the provisions of this chapter and all
other ~Ilplicable law.
(2) To help insure that the proposal is coordinatedr as is reasonable and IWprQpriate.,
with other known or anticipated development on private properties in the area and
with known or anticipated riiht-of-way and other public ill\Provement projects
within the area,
Q) To encourllae proposals that embo~aood desian principles that will result in hiib
QJlality develQpment on the suQject property.
Sec. 22-~. Applications.
(a) Who may apply. Any person may, personally or through an agent, apply for a
decision regarding property he or she owns.
(b) How to apply. The applicant shall file the following information with the
department of community development services:
(1) A completed application, with supporting affidavits, on forms provided by the
department of community development services.
(2) Two sets (three if compliance with the State Environmental Policqr Act is required)
gf S atamped envelopes with address labels obtained from the county, within the
prior six months, containing the names and addresses of the persons receiving the
property tax statements for the subject pi operty and all oGcupants of properties
within 300 feet of each boundary of the subject property.
(J) Stamped em elopes with addlesslabels marked "resident" containina the addresses
of all plopefty 01101 adjacent to the subject plopm,.
(4-J) A copy of the county assessor's map identifying the properties specified in
subsections (b)(2) and (b-)(J) of this section.
.
(5) A licinity m&p showing the subject prof/eft} and all pIOpe1t:Y within 408 feet of
each boundat) of th~ sDbject pi opel t:Y.
(~) Any information or material that is specified in the provision of this chapter that
describes the ap'plied-for decision.
m All infol'U1ation required by section 22-32.
47
(92) Any additional information or material that the director of community development
services determines is reasonably necessary for a decision on the matter.
(c) Fee. With the application, the applicant shall submit the fee established by the city.
The application will not be accepted unless it is accompanied by the required fee.
uu C011lPleteness
ill Within 28 calendar d~ys of receivina an ~pplicatiol\ the city must determine
whether the application is cOlI\Plete, The city will ~pply sections 22-32 and 22-
433(h) to determine cOII\Pleteness. If the city deems the ~plication to be
cOlI\Plete. a Letter of COlI\Pleteness must be issued prior to the 28 ~ deadline If
th~ city determines the application to be incoII\Plete, the city shall noti{y the
lWplicant of what needs to be submitted for a cOlI\Plete ~pplication In this written
determinatiol'\,. the city shall also identify, to the extent known to the cityt the other
aaencies of 1000a!, state, or federal aovernment that may have jurisdiction over
some ~ect of the proposed development activity. Att application shall be deemed
cOlI\Plete under this section if the city does not provide a written determination to
the applicant as reqJlired in this paraaraph,
(2) Within 14 d~s after an awlican~ has submitted the additional information
identified by the city as beina necessaty for a cOlI\Plete application, the city shall
notify the applicant whether the application iscolI\Plete or whether additional
information is necessaty,
W Additionall1Jformation. A determination of cOlI\Pleteness shall not preclude the
city from reQueslina additional information or studies. either at the time of the Letter of
Completeness or subseqJlently" if ne)V information is required or substantial chanaes in the
proposed action occur.
(Ord. No. 90-43, ~ 2(150.15), 2-27-90; Ord. No. 92-133, ~ 3(150.15), 4-21-92)
Sec. 22-tiatill. Official file.
(a) Contents. The director of community development services shall compile an
official file on the application containing the following:
(1) All application materials submitted by the applicant.
(2) The staff report.
(3) All written comments received on the matter.
(4) The electronic recording of the public hearing on the matter.
48
(5) The decision of the hearing examiner.
(6) If the decision of the hearing examiner is appealed, the foUowing will be included
in the file:
a. The letter of appeal.
b. All written comments submitted regarding the appeal.
c. The staff report on the appeal.
d. The electronic sound recording and minutes of the hearing on the appeal.
e. The decision of the city council on the appeal.
(7) Any other information relevant to the matter.
(b) Availability. The official file is a public record. It is available for inspection and
copying in the department of community development services during regular business hours.
(Ord. No. 90-43, ~ 2(150.25), 2-27-90; Ord. No. 92-133, .~ 3(150.25), 4-21-92)
See. 22-435~. Notice.
(a) Contents. The director of community development services shall prepare a notice
of each application containing the foUowing information:
(1) Notice qf qpp/ication.
a. The name of the applicant and, if applicable, the project name. The date of
awlication, date of the notice of completion for the awlication, and the
date of the notice of awlication.
ffl h. The street address of the subject property or, if this is not available, a
locational description in nonlegal language. Except for notice published in
the official newspafla ofnew~lWer ofaeneral circulation in the city, the
notice must also include a vicinity map that identifies the subject property.
ffl '" The citation of the provision of this chapter describing the applied-for
decision and to the extent known by the city.. 8.1'\Y other permits which are
not included in the application.
(4) do. A brief TerbaI description of the requested decision and a list of the prQject
permits inCfluded in the lWplication and. if lWplicabler a list of aIlY studies
requested under RCW 36.70A.440,
(5) The date, time and plKe of the j)ubliG hea1itl&.
(6) ~ A statement of the availability of the official file.
ffl t:. A statement of the right of any person to submit written comments to ~
staff or the hearing examiner and to appear at the public hearing of the
hearing examiner to give comments orally.
49
&.. The identification of existina environmental documents that evaluate the
proposed project and the location where the ~plication and any studies
can be reviewed.
h.. A statement of the preliminaty determination, if one has been made at the
time of notice, of those development reiUlations that will be used for
prQject mitiaation and of consistency as provided in RCW 36.70B 040.
(8) A statement that only persons who submit ..Iit-ten Of oral GOnlments to the beating
examiner mS} app~ the hearing examiner' I deGisioJl.
(2) Notice Qlpublic hearing. In addition to the information ~ed in item~ (l)(a)
throuah (1 )(0 above, the notice of public hearina shall include the followina:
Jl.. Date. time" and place of the public hearir\&.
h.. A statement of the nibt of any p~rson to submit written comments to the
hearir\& examiner QIld to appear at the public hea.rir\i of the h~
examiner to iive comments orally and the nabt to request a copy of the
deci~ion once made.
~ A statement that only persons who submit written or oral comments to the
hearina examiner m~ ~ppeal the hearina examiner' s decision.
(b) Distribution. The director of community development services sball distribute this
~ notice.s at least 1-4 calendar da)5 before tile publiG hearing as follows:
(1) Notice Q{ qpp/icatiol1. Within 14 calendar d~ys of issuina the letter of
cOlllPleteneS&, the director of community development gervices shall distribute the
notice of lWplication as follows:
a... A cQpy of the notice of application will be published in a newsplWer of
aeneral circulation in the city;
12.. At least three cQpies of the notice of application will con~icuously po$ted
on or near the suQject property. Of these" at least one will be posted on or
~q;acent to evety public naht-of-way providina primaty vehicular access to
any property that abuts the suQject property;
~ A copy of the notice will be posted on each of the official notification
boards of the city and public libraries within the city.
do. A cQPY will be mailed to the persons receivina the property tax statements
for all property within 300 feet of each boundaty of the subiect prQperty.
(2) Notice qfpub/ic hearing. The director of community development services shall
distribute the notice of public hearina at least 14 calendar d~ys before the hearina
as follows:
so
a. A copy will be sent mailed to the persons receiving the property tax
statements for all property within 300 feet of each boundary of the subject
property;
b. A cOP! "ill be sent to the lesident of UGh pieGe ofploperty on or adjacent
to the &~bjeGt pIOpm"
e h. A copy will be published in the ofticiala newspaper of ieneral circulation
of the city;
d ~. A copy will be posted on each of the official notification boards of the city
and puplic libraries within the city..
(c) Public notification sign. The applicant shall erect at least one public notification
sign which complies with standards developed by the department of community development
services. This sign shall be located on or near the subject property facing the right-of-way or
vehicle access easement or tract providing direct vehicle access to the subject property. The
director of community development services may require the placement of additional public notice
signs on or near the subject property if he or she determines that this is appropriate to provide
notice to the public.
(d) Timing for signs. The public notification sign or signs must be in place at least
Ethin 14 calendar days ofissuil\i the letter of~ompleteness befole. the public. h~ldhlA and
removed within seven calendar days after the final decision of the city on the matter.
(Ord. No. 90-43, ~ 2(150.30), 2-27-90; Ord. No. 92-133, ~ 3(150.30), 4-21-92)
Sec. 22-..a6ill. Compliance with the State Environmental Policy Act.
The State Environmental Policy Act applies to some of the decisions that will be made
using this article. The director of community development services shall evaluate each application
and, where applicable, comply with the State Environmental Policy Act and with state regulations
and city ordinances issued under the authority of the State Environmental Policy Act. Where a
threshold determination under the State Environmental Policy Act is reQJ1ired, the responsible
official shall issue his or her determination at least 29 d~s prior to the hearina before the hearina
examiner to allow any tlWeal of the threshold determination to be consolidated with the hearina
on the application for Process N tlWroval.
(Ord. No. 90-43, ~ 2(150.20), 2-27-90; Oed. No. 92-133, ~ 3(150.20),4-21-92)
Sec. 22--437.431. Community desiaD auidelines.
uu Applicability. All co~ercial, offic~, and industrilll development applications are
suQject to the reqpirements of Article XIX. Community Des;zn Guidelines. Applications for
remodelina and e"Pansion of an existina developments shall m~t only those provisions of this
article that are determined hy the director of community development services to be reasonably
related and tlWlicable to the 8.f~ of eJq)ansion or remodelina.
51
(h) Director's decision. Within ten workina days after the deadline for submittina
comments and after considerina all of the information and comments submitted on the application,
the director of community development services shall issue a written decision.
~ Decisional criteria. The director of community develQpment services shall use the
criteria listed in the provision of this chlWter describina the requested decision in decidina lij)on
the lWpllcation In addition, the director of community development services may approve the
application only if:
m It is consistent with the site desilP'l standards set forth for all zomna districts in
section 22..1634;
(2) It is consistent with lWplicable supplemeptal iUidelines set forth in section 22-
1638; and
m For development IWplications for remodelini or ~ansion of an existir\i
development, it is consistent with those provisions of AJ:ticle XIx:, Community
Desizn Guideline!.. identified by the director of community develo.pment Rervices
as beir\i applic~ble;
(d) Conditions and restrictions. The director of community develQpment services shall
include in the written decision any conditions and restrictions that he or she determines are
reasonably necessaty to eliminate or minimize any undesirable effects of arantina the application.
Any conditions and restrictions that are included become part of the decision.
W Contents. The director of community development services shall include the
followina in the written decision:
ill A statement arantir\i, modi~ and arantina, or denyina the ap.plication.
(2) Ally conditions and restrictions that ar~ imposed.
m A statement offacts pr~sented to the director of community development Rervices
that SQp.port the decision, includina any conditions and restrictions that are
imposed.
00 A statement of the director' s conclusions based on those facts.
(S) A statement of the criteria used by the director of community development
.. aid hd"
selVlces In m na te eclslOn.
(2) The date of the decision.
52
ill A summaty of the rii!tts, as established in this article, of the applicant, and others
to lWpeal the decision and/or conditions of the director of community development
services.
00 The identification of existiI\i environmental documents that evaluate the proposed
prQject and the location where the ~plication and any studies can be reviewed.
(2) A statement of the preliminaty determination, if one has been made at the qme of
notice, of those development reiUlations that will be used for prQject mitiiation
and of consistency as provided in RCW 36.70B 040.
!f). Distribution Q/wrltten decision. The written decision of the director of community
development services is issued, it shall be distributed as follows:
ill A copy will be mailed to the applicant.
(2) A copy will be mailed to each person who submitte4 written comments or
information to the director of community development services.
Q.) A copy will be mailed to ~ person who has ~ecifically requested it.
(4) A copy will be mailed to the Kina County Assessor.
(&) ~f/,ct Qj the decision. The applicant may not eng:aie in any activity based on the
decision until the third workina dllY Jrller the time to appeal has e'Wired. If the decision is
appealed. the applicant may not eo.aag:e in any activity based on the decision until the third
workiI\i day after the city issues a final decision on the matter. If the decision of the director of
community development services is not lWpealed, that decision is the final decision of the city.
au Appeals.
ill Who mqy qppeal. The decilJion and/or conditions of the director of community
development services related to.the community desip iUidelines may be ~ppealed
by any person who is to receive a copy of that decision under section 22-43700.
(2) How and when to qppeal. The appeal. in the form of a letter of ~eal_ must be
delivered to the department of community development services within 14 calendar
days after issuance of the decision of the director of community develQpment
services. The letter of appeal must contain:
Jl.. A statement identi{yina the matter beina ~pealed_ alona with a copy of the
decision;
53
12.. A statement of the allelled errors in the director's decision. includina
~ecific factual findinas and conclusions of the director of community
development services di~uted by the person filina the appeal; and
'" The appellant's name. addres$. tele.phone number and fax numbet:, and ~y
other information to facilitate communicatina with the appellant.
(J) Fees. The person filina the Jij)peal shall includ~ with the letter of ~weal, the fee as
established by the city. The appeal will not be acce.pted unless it is accoD\panied by
the required fee.
ill Jurisdiction. A.ppeals of the decision of the director of community develo.pment
services will be heard by the hearina examiner.
m Appeal hearinK timinz. An appeal of a decision of the director of community
development services will be heard on the same date as tl1e public hearina for the
~plication beina processed pursuant to this section.
(G) Notice Ql qppeal hearing. The noti~e of the ~peal hearina shall be included in the
notice of public hearina for the lWplication beina processed pursUQllt to this
section. The notice of Jij)peal hearin& shall include:
Jl.. The file number and a brief description of the matter beina appealed;
b. A statement of the scQpe of the appeal. includini a summ8.lY of the alleied
errors in the director' s d~ision. includina ~ecific factual findinlls and
conclusions disputed in the letter of ~ppeal;
'" The date, time, and place of the public hearina on the ~Weal;
do. A statement of who may participate in the appeal; and
~ A statement of how to participate in the aweal.
. ill The provisions of sections 22-399 throuah 22-406 shall apply to appeals filed
under this section
Sec. 22-e8ill. StatT report.
(a) Contents. The director of community development services shall prepare a staff
report concernina the lWplication beina processed pursuant to this section. The staff re.port shall
containing the following information:
(1) All pertinent application materials.
(2) All comments regarding the matter received by the department of community
development services prior to distribution of the staff report.
54
(3) An analysis of the application under the relevant provisions of this chapter and the
comprehensive plan.
(4) A statement of the facts found by the director of community development services
and the conclusions drawn from those facts.
(5) A recommendation on the matter.
(b) Distribution. At least seven calendar days before the hearing, the director of
community development gervices shall distribute the staff report as follows:
(1) A copy will be sent to the hearing examiner.
(2) A copy will be sent to the applicant.
(3) A copy will be sent to any person who has specifically requested it.
(Ord. No. 90-43, ~ 2(150.35), 2-27-90; Ord. No. 92-133, ~ 3(150.35), 4-21-92)
Sec. 22-et Hi. Public hearing.
(a) Generally. The hearing examiner shall hold a public hearing on each application.
(b) Open to public. The hearings of the hearing examiner are open to the public.
(Ord. No. 90-43, ~ 2(150.40), 2-27-90; Ord. No. 92-133, ~ 3(150.40), 4-21-92)
Sec. 22-4H 39 . Electronic sound recording.
The hearing examiner shall make a complete electronic sound recording of each public
hearing.
(Ord. No. 90-43, ~ 2(150.45), 2-27-90; Ord. No. 92-133, ~ 3(150.45). 4-21-92)
Sec. 22-441-&. Burden of proof.
The applicant has the responsibility of convincing the hearing examiner that, under the
provision of this article, the applicant is entitled to the requested decision.
(Ord. No. 90-43, ~ 2(150.50), 2-27-90; Ord. No. 92-133, ~ 3(150.50), 4-21-92)
Sec. 22-44a t. Public comments and participation at the.hearing.
Any person may participate in the public hearing in either or both of the following ways:
(1) By submitting written comments to the hearing examiner, either by delivering these
comments to the department of community development services prior to the
hearing or by giving these directly to the hearing examiner at the hearing.
55
(2) By appearing in person, or through a representative, at the hearing and making oral
comments directly to the hearing examiner. The hearing examiner may reasonably
limit the extent of oral comments to facilitate the orderly and timely conduct of the
hearing.
(Ord. No. 90-43, ~ 2(150.55), 2-27-90; Ord. No. 92-133, ~ 3(150.55), 4-21-92)
Sec. 22-44~-t. Continuation of the hearing.
The hearing examiner may continue the hearing if, for any reason, he or she is unable to
hear all of the public comments on the matter or if the hearing examiner determines that he or she
needs more information on the matter. If, duriitg the hearing, the hearing examiner announces the
time and place of the next hearing on the matter and a notice thereof is posted on the door of the
hearing room, no further notice of that hearing need be given.
(Ord. No. 90-43, ~ 2(150.60), 2-27-90; Oed. No. 92-133, ~ 3(150.60), 4-21-92)
Sec. 22-44~ 3. Hearing examiner's decision.
(a) General. After considering all of the information and comments submitted on the
matter, the hearing examiner shall issue a written decision.
(b) Timing.
ill Unless a longer period is agreed to by the applicant, the hearing examiner must
issue the decision within ten working days after the close of the public hearing.
(2) The hearina examiner will endeavor to issue his or her decision on the land use and
desisn cotl\Ponents of the process N project permit .pproval within 120 days of
the issuance of the l~er of cOtl\Pleteness issued pursuant to 22-433(Q)r ex~t that
the followina periods shall not be included in the calculation of the 120-day period:
Jl.. Any period durina which the lWplicant has been requested Qy the city to
correct plans, perform reqJlired studies, or provide additional reqJIired
information. In these instances, the period excluded from the 120-day
calculation shall beiin on the date the city notifies tbe applicant of the need
for additional information and run until the earlier of the date the city
determines whether the additional information satisfies the request for
information or 14 days after the date th~ information has been provided to
the city. If the city determines that the information submitted Qy the
lij)J)licant under this paraiflWh is insufficient, it shall noti{y the lij)J)licant of
the deficiencies and the procedures under this paraifaph shall apply as if a
new reqJ1est for studies had been made.
12.. Any period durina which an environmental itl\Pact statement is beina
pr~m:~ followina a determination of sianificance pursuant to RCW
43 21C.
56
'" Any period for administrative appeals of the SEP A threshold
determination, provided that the time period for consideration of such
appeals shall not exceed 90 days for an open record appeal hea.rin&. The
parties to an appeal may ~ee to extend the 90-day period.
do. Any extension oftime mutually aifeed upon by the applicant and the city.
The 120-day time period does not lWP)Y if a proiect permit application under this article
reQ}lires an amendment to the comprehensive plan or this chapter~ req}lires ap,proval of a new fully
contained community as provided in RCW 36.70A.350, a master planned resort as provided in
RCW 36.70A.360, or the sitina of an essential public facility as provided in RCW 36.70A 200; or
if a prQject permj.t ~pplication under this article is substantially revised by the lWplicant, in which
case the time period shall start from the date at which the revised prQject lWplication is determined
to be complete under 22-388.
If the hea.rin& examiner is unable to isSue his or her decision on the land use or desian
review col1\Ponents of a Process IV prQject permit application as provided in this paraaraph, the
city shall provide written notice of this fact to the applicant. The notice shall include a statement
of reasons why the decision has not been issued within the 120-day perioQ, and an estimated date
for issuance ofthe notice of final decision.
(c) Decision criteria The hearing examiner shall use the criteria listed in the provision
of this chapter describing the requested decision in deciding upon the application. In addition, the
hearing examiner may approve the application only if:
(1) It is consistent with the comprehensive plan;
(2) It is consistent with all applicable provisions of this chapter and all other applicable
m;-and
(3) It is consistent with the public health, safety and welfare;
W The streets and utilities in the area of the subject property are adequate to serve
the anticipated demand from the proposal; and
m The prQWsed access to the sul)ject property is at the QptimallocatiQJl and
confiiUration for access.
(d) Conditions and restrictions. The hearing examiner shall include in the written
decision any conditions and restrictions that the examiner determines are reasonably necessary to
eliminate or minimize any undesirable effects of granting the application. Any conditions and
restrictions that are imposed become part of the decision.
57
( e) Contents. The hearing examiner shall include the following in the examiner's
written decision:
(1) A statement granting, modifying and granting or denying the application.
(2) Any conditions and .restrictions that are imposed.
(3) A statement offacts presented to him or her that support the decision, including
any conditions and restrictions that are imposed.
(4) A statement of the hearing examiner's conclusions based on those facts.
(5) A statement of the criteria used by the hearing examiner in making the decision.
(6) The date of issuance of the decision and a summary of the rights, as established in
this article, of the applicant and others to lequest leconsider:ation and to appeal the
decision of the hearing examiner.
ill A statement of any threshold determination made under the State Environmental
Policy A~ RCW 43.~IC.
W A statement that affected prQperty owners may reqpest a chqe in valUAtion for
prQperty tax puq>oses notwithstandina 8IlY proaram of revaluation.
(t) Distribution of written decision. Within two DB working days after the hearing
examiner's written decision is issued, the director of community development gervices sball
distribute the decision as follows:
(1) A copy will be sent mailed to the applicant.
(2) A copy will be sent mailed to each person who submitted written or oral testimony
to the hearing examiner.
(3) A copy will be sent mailed to any person who has specifically requested it.
(4) A CQpy will be mailed to the Kina County Assessor.
(Ord. No. 90-43, ~ 2(150.65), 2-27-90; Ord. No. 92-133, ~ 3(150.65), 4-21-92)
See. 22-44' -t. Effect of the decision.
The applicant may not engage in any activity based on the decision until the third working
day after the time to appeal has expired. If the decision is appealed Of if a request for
reconsider:ation is &tamed, the applicant may not engage in any activity based on the decision until
58
the third working day after the city issues a final decision on the matter. If the decision of the
hearing examiner is not appealed 01 rec.onsidered, that decision is the final decision of the city.
(Ord. No. 90-43, ~ 2(150.70), 2-27-90; Ord. No. 92-133, ~ 3(150.70), 4-21-92)
Sec. 11-+&S. Request Eo. .'ecollside. atioll.
(a) G"'M,al. An, person who has A right to Appeal A decision tI11CieI section 22 .4:46
1m, lequest the heating eAAnnller to reconsider an, aspects of his or bel decision by deli'eling A
nlitteJllcqnest fOlleconside1Atron to tM. de.pAtt1netlt ofGOnUUUlnt:Y d~elop111en:t within seven
Galendar da}s After the date of issuance of the hearina examiner's decision. The person lequesting
the reGonsidetation shall spedf:y in the request ~ha1.aspeGt oftbe d~ision 11~ or sh~ wishes to
have lec:onsldeted and the reuon for the request.
(0) Di3tlih,ttiOl' ~,ulwst. The pe1son lequ(.mng rcconsidet.ion shaH, riithill the
same time linnts established in subJeCtion (a) of this seGtion, mail or pe15Oftall, deliver A copy of
the request for reconsidOl .ion along with a notice of the deadline for responc:ling to the request
{Ol reconsideratioll as established in subsection 0 of this section to those persons wbo have a
light to Appeal tmder section 22 ......6. Floof of such. ntaii 01 personal delivery shall be made b:Y
Affidmt attached to tit<. I equest tOt I econsidel Mion deli v C1 e.d to the depat1ment of G01nmumt}'
d~elopn1ent.
(G) RUpt>>rM to I~quut. An, person recmmg a cOPJ oCtile request for
leconsidelation ptklSual1t to subsection (b) of this section may file A written response to the
reque.st. Sua} response nm!t be Jeceived h, the depAttment of comnmnit} d~elopnlellt within
$even calendat days After the wlitten lequest fur leGonsiderAtion was filed with the depa.rtmeDt.
Atl' person filing A lesponse shaH distlibute. that response and file an aftidAvit of distfibution as
established in subsection (b) of this section.
(d) ~dsim, to ,'Uall3ith,. ",\l'ithin ten days afte1 the cApitation of the reGonside1ation
period, if a 1 equest for reGonside1 Arion has been tintely ftled, the hearing cxan.dtei shaH notify the
pe1sons who hAve a right to Appeal undet section 22-446 "bethet 01 not the decision will be
lec:onsidered. Th~ heating examine! may reconsidel the decision 0111, ifhe or she concludes that
there is mbstantial melit in the lequest.
(e) Effid. Hthe hearing eA41t1ine1 Stants A lequest to leconsider all} aspect of tile
decision, the Gity maJ not proc.ta an} appeals of the deGision until the hearinA exullmer issyes his
01 het: wlitten decision on the reconsideled aspect.
(1) ITtxus. If the healing e.?W11itlel leconsidels at11 aspects of the decision, the
provisiom of 5eGrions 224J6 thtOUgil 2Z ~ 14 wiH be foIlo~ed, CAGept that the beating eDminer
IDa} limit the reconsideration by.
59
(1) Limiting the persons who ma, partiGipate in the lecollsideration to those persons
who }me a light. to Appeal the decision under section 22-446. If this oc,cues, om,
such pel sons lViH be gnen notiGe under seGtion 22--436,
(2) LimitillA th~ aspect ofthG decision that will be lec,onsidered, and/or
(3) Limiting the nature of tile reconsideration by om, lecci.ing wlftten comments and
by not holding . new Jh.lbliG hearing.
An, limitations wiD be included in the notice ai wen uuder seetion 22-436.
(Oed. No. 96-43, ~ 2(156.75)" 2-27..96, Old. No. 92-n3, ~ 3(156.15), -4-21..92)
Sec. 22-~. Appeals.
(a) Who may appeal. The decision.s of the hearing examiner may be appealed by any
person who is to receive a copy of that decision under section 22-443.
(b) How and when to appeal. The appeal, in the form of a letter of appeal, must be
delivered to the department of commumty development services within 14 calendar days after the .
issuance of the hearing examiner's decision or, if a IGqtlest WI reoonsideration is filed, then within
14 calendat days of either the decision of tile healing e4fllmer dtn,ing the Jequest f01
leGonsidelAtion OJ the teG011sidered decision, as the GI5e nlAY b~. 01, if a request for
leconsideratton is fried, then withill 14 GAielldu days of eithel the dedsion of the diiector
denying the request for reconsideration or the reconskiered decision, as the cax. may be. The
letter of appeal must contain:
(1) A cleat refeIence to the mallei being appealed, and A statement identi(yina the
decision beina appealed, alona with a co.py of the decision:
(2) A statement of the all~ed errors in the hearina examiner's decision, includina
specific factual findings and conclusions of the hearing examiner disputed by the
person filing the appeal~
(J) The appellant's name, addres$, tel~hone number and fax numbet:,. and any other
information to facilitate communications with the ~wellant.
(c) Fee. The person filing the appeal shall include, with the letter ofappea1, the fee established by the city.
(1) In addition to the appeal fee, the appellant shall pay an amount sufficient to cover
the cost of preparing the written transcript of the hearing examiner hearing, at the
cost of$16.oo per hour.
60
(2) In lieu of payment of the transcript preparation costs, the appellant may choose to
prepare the transcript from tapes of the hearing provided by the city, at appellant's
sole cost. The prepared transcript shall be submitted to the city hearing examiner
secretary for distribution no later than 20 days prior to the date of the hearing on
appeal, and shall be accompanied by an affidavit or certification by the appellant as
to the accuracy and completeness of the transcript.
(3) The appeal will not be accepted unless it is accompanied by the required fee and
appropriate costs.
(4) The cost of the transcript shall be refunded to the appellant if the appellant
substantially prevails on appeal. The city council shall decide whether appellant
substantially prevailed on appeal and that decision shall be final. The transcript
refund shall be limited to actual costs of transcript preparation as follows:
a. City staffpreparation. Hourly cost of preparation.
b. Appellant preparation from tapes. Actual costs as shown by certified
receipt or other evidence sufficient to the city.
(d) RUl'teJt to lUOltsitk, 'Jm rlq";,~d. The deGision of the heatm& eJamlinel nl6Y bt
appealed whethet 01 not thes:e was & leq~est to leGonsider the hemin& examiner's decision.
(e d) Jurisdiction. Appeals from the decision of the hearing examiner will be heard by
city council.
(Ord. No. 90-43, ~ 2(150.80), 2-27-90; Ord. No. 92-133, i 3(150..80), 4-21-92)
Sec. 22-~~. Notice of the appeal hearing.
(a) Contents. The director of community development services shall prepare a notice
of the appeal containing the following:
(1) The file number and a brief description of the matter being appealed.
(2) A statement of the scope of the appeal, including a summary of the specific factual
findings and conclusions disputed in the letter of appeal.
(3) The date, time and place of the city council public hearing on the appeal.
(4) A statement of who may participate in the appeal.
(5) A statement of how to participate in the appeal.
61
(b) Distribution. At least ten calendar days before the hearing on the appeal, the
director of community development shall send a copy of this notice to each person entitled to
appeal the decision under section 22-446.
(Ord. No. 90-43, ~ 2(150.85), 2-27-90;Ord. No. 92-133, ~ 3(150.85), 4-21-92)
Sec. 22-+Mt~. Participation in the appeaL
Only those persons entitled to appeal the decision under section 22-446 may participate in
either or both of the following ways:
(1) By submitting written comments to the department of community development
prior to the hearing or to the city council at the hearing.
(2) By appearing in person, or through a representative, at the hearing and making oral
comments directly to the city council. The council may reasonably limit the extent
of the oral comments to facilitate the orderly and timely conduct of the hearing.
(Ord. No. 90-43, ~ 2(150.90), 2-27-90; Ord. No. 92-133, ~ 3, 4-21-92)
Se(.. 22..44'. Scope of the appeal.
The scope of the appeal is linlited to the specifiG &ctdai findings and conclusions dispmed
in the letter of appeal. The appeal 'WiD be considered only 011 the Jec;ord de\"eloped in the healing
befole the bearmA exanUUet and the city Goundi Mil not Gonsid.el new faGtual infomtation.
(Old. No. 90-43, ~ 2(IS0.95), 2..27..96, Oed. lio. 92-IJJ, ~ 2, -4-21-92)
Sec. 22-450. Staff report on the appeal.
(a) Contents. The director of community development shall prepare documents on the
appeal containing the following:
(1) The staff report prepared for the public hearing before the hearing examiner.
(2) The written decision of the hearing examiner.
(3) All written comments submitted to the hearing examiner.
(4) A summary of the comments and information presented to the hearing examiner, a
statement of the availability of the electronic sound recording of the hearing, and a .
written transcript of the hearing examiner's proceedings.
(5) The letter of appeal.
62
(6) All written comments received by the department of community development from
persons entitled to participate in the appeal and within the scope of the appeal.
(7) An analysis of the all~aed errors and the specific factual findings and conclusions
disputed in the letter of appeal.
(b) Distribution. The director of community development services shall distribute
copies of the documents as follows:
(1) Prior to the hearing, a copy will be sent to each member of the city council.
(2) At least seven. calendar days before the hearing, a copy will be sent to:
a. The applicant;
b. The person who filed the appeal; and
c. Each person who received a copy of the hearing examiner's decision.
(Ord. No. 90-43, ~ 2(150.100), 2-27-90; Ord. No. 92-133, ~ 3(150.100), 4-21-92)
See. 22-451. Public heal ilia Closed Record Appeal.
(a) Generally. The city council shall hold a pub~ lteatiug closed record appeal
hearina, as defined in RCW 36.70B 020(1) 011 the appeal.
(b) Open to public. The hearings of the city council are open to the public.
UU SCQpe qf qppeal. The scope Qf the ~peal is limited to the specific errors raised or
factual fPtdinas disputed in the letter ofaweal. The city council shall consider only the folloMna:
(1) the information r~eived from the director of community development services pursuant to
FWCC 22-450; ~) the record before the hearil'\B examiner, includina exhibits and evidence
admitted by the hearina examiner: (3) ~pea1 ariUment by the appellant. any person who
commented to or testified before the hearina examiner., or other persons provided that ~peal
arillment shall address only the issues raised by th~ letter of ~peal and evidence. if~. allowed
under section 22-451(G)(4); and (4) new evidence that was not presented to or considered by the
hearil'\B examiner, but only if that evidence: 0) relates to the validity of the hearina examiner's
decision at the time it was made and the party offerina the new evidence did not know and was
under no duty to discover or could not reasonably have discovered the evidence until after the
hearina examiner's decision; or (ii) the hearina examiner improperly excluded or omitted the
evidence from the record.
(Ord. No. 90-43, ~ 2(150.105), 2-27-90; Ord. No. 92-133, ~ 3(150.105), 4-21-92)
See. 22-452. Electronic sound recordings.
The city council shall make a complete electronic sound recording of each hearing.
(Ord. No. 90-43, ~ 2(150.110), 2-27-90; Ord. No. 92-133, ~ 3(150.110), 4-21-92)
63
Sec. 22-453. Burden of proof.
The person filing the appeal has the responsibility of convincing the city council ~
prq)onderance of the evidence that the hearing examiner:& made an incol reet decision contains an
error oflaw or that its because of ellOl1eOltS findings of fact or conclusions are incorrect.
(Ord. No. 90-43, ~ 2(150.115), 2-27-90; Ord. No. 92-133, ~ 3(150.115), 4-21-92)
Sec. 22-454. Continuation of the hearing.
The city council may continue the hearing if, for any reason, it is unable to hear all of the
public comments on the appeal or if the city council determines that it needs more information
within the scope of the appeal. If, during the hearing, the time and place of the next public hearing
on the matter is announced and a notice thereof is posted on the door of the hearing room, no
further notice of that hearing need be given.
(Ord. No. 90-43, ~ 2(150.120), 2-27-90; Ord. No. 92-133, ~ 3(150.120), 4-21-92)
Sec. 22-455. Decision on the appeal.
After considering all Gomments w itbin the scope of the appeal submitted h,. perIODS
entitled to partiGipate in the app_ the matter as provided in FWCC 22-4516<). ~ city council
shall, by motion approved by a majority vote of members present, take one of the following
actions:
(1) Ifcity council determines that the disputed findings offact and conclusions are the
correct findings of fact and conclusions, the council shall affirm the decision.
(2) If city council determines that the disputed findings of fact and conclusions are not
correct and that correct findings o( fact and conclusions do not support the
decision of the hearing examiner, the council shall modify or reverse the decision.
(3) In aU other Gases, the council shaH either ditect the heating t:Xa!l1iner to hold a
lebearing on the matter 01 decid(. to hold a city connGil healing on the matter. 'fht,
motion IMY limit th~ sc.ope ofth~ mattelS to boe considered at this leheafillg 01 city
counci:l heating. The prol'isiOllS of 5eGtiOt1& 22--436 tbiough 22446 apply to a
rehuring 01 city GOdflcil hearit1& nndc.1 this SUbSCGUoll, c.xeept if Git, cod11Cil holds
a helling on the matter.
a. It Dla)' either grant or den, the peunit or approval onl, ." .notiOll IppfO\led
'" a ntajoritJ of its total membership. This motion replaces the 4fritten
deGision fequired in 5eGtion 22 CO.
b. The decision of city counGiI is the final decision of the city.
64
(4 J) Notice offinal decision:
a. General. Following the final decision of the city council, the director of
community development services shall prepare a notice of the city's final
decision on the application. To the e?dent the decision does not do so, the
notice shall include a statement of any threshold determination made under
the State Environmental Policy Act. RCW 43 21 C, and a statement that the
affected property owners ml:lY reQJlest a chqe in valuation for property
tax pUq)oses notwithstandina any proaram of revaluation.
b. Distribution. Within two working days after the city council's decision is
made, the director of community development services shall distribute the
notice of the decision as follows:
1. A copy will be sent mailed to the applicant.
2. A copy will be sent mailed to the person who filed the appeal.
3. A copy will be sent mailed to any person who submitted written or
oral comments to the city council.
~ A copy will be mailed to the King County Assessor.
(5~) Effect. The decision of city council is the final decision of the city.
(Ord. No. 90-43, ~ 2(150.125), 2-27-90; Ord. No. 92-133, ~ 3(150.125), 4-21-92)
See. 22-456. Judicial review.
The action of the city in granting or denying an application under this article may be
reviewed for iHegal, GOlrupt or atbitlary or Gaplidotl:J action in pursuant to RCW 36.7OC in the
Kina county superior court. The petition fOlleview land use petition must be filed within i4ll
calendar days after the final land use decision of the city.
(Ord. No. 90-43, ~ 2(150.130), 2-27-90; Ord. No. 92-133, ~ 3(150.130), 4-21-92)
Sec. 22-457. Lapse of approval-Generally.
The applicant must begin construction or submit to the city a complete building permit
application for the development activity, use ofland or other actions approved under this article
within one year after the final decision on the matter, or the decision becomes void. The applicant
must substantially complete construction for the development activity, use ofland, or other
actions approved under this article and complete the applicable conditions listed in the decision
within five years after the final decision of the city on the matter, or the decision becomes void. If
litigation is initiated pursuant to section 22-456, the time limit of this section are automatically
extended by the length of time between the commencement and final termination of that litigation.
If the development activity, use of land, or other actions approved under this article includes
phased construction, the time limits of this section may be extended in the decision on the
application.
(Ord. No. 90-43, ~ 2(150.135(1)), 2-27-90; Ord. No. 92-133, ~ 3(150.135(1)), 4-21-92)
65
Sec. 22-458. Same-Time extension.
(a) Application. Prior to the lapse of approval under section 22-457, the applicants
may submit a written application in the form of a letter with supporting documentation to the
department of community development Rervices requesting a one-time extension of those time
limits of up to one year.
(b) Criteria. The request must demonstrate that the applicant is making substantial
progress on the development activity, use ofland or other actions approved under this article and
that circumstances beyond the applicant's control prevent compliance with the time limits of
section 22-457.
(c) Fee. The applicant shall include, with the letter of request, the fee as established by
the city. The application will not be accepted unless it is accompanied by the required fee.
(d) Review process. An application for a time extension will be reviewed and decided
upon by the director of community development Rervices.
(e) Appeals. Any person who is aggrieved by the granting or denying of a request for
a time extension under this section may appeal that 'decision. The appellant must file a letter of
appeal indicating how the decision on the time extension effects the appellant's property and
presenting any relevant material or information supporting the appellant's contention. The appeal
will be heard and decided upon using process IY~, described in this article Any tirpe limit.
pursuant to RCW 36.70B, 'Won the city's processina and decision QPon ~p'plications under this
chapter may. except as otherwise ~ecifically stated in this chapter", be modified by a written
~eement between the appliacnt and the director of community development services.
(Ord. No. 90-43, ~ 2(150.135(2)), 2-27-90; Ord. No. 92-133, ~ 3(150.135(2)), 4-21-92}
Sec. 22-459. Bonds.
The hearing examiner and city council may require a bond under section 22-146 to insure
compliance with any aspect of a permit or approval.
(Ord. No. 90-43, ~ 2(150.140), 2-27-90; Ord. No. 92-133, ~ 3(150.140), 4-21-92)
Cross reference(s)--Bond procedure, ~ 22-146 et seq.
See. 22-460. Complete compliance required.
(a) Generally. Except as specified in subsection (b) of this section, the applicant must
comply with all aspects, including conditions and restrictions, of an approval granted under this
article in order to do everything authorized by that approval.
66
(b) Exception; subsequent modification. If a specific use or site plan confiiUration for
the subject property was approved under this article or any quasi judicial process under a previous
zoning code, the applicant is not required to apply for and obtain approval through this article for
a subsequent change in use or site plan confiiUration unless:
(1) There is a change in use and this chapter establishes different or more rigorous
standards for the new use than for the existing use; or
(2) The director of community development services determines that there will be
substantial changes in the impacts on the neighborhood or the city as a result of the
change.
(Ord. No. 90-43, ~ 2(150.145), 2-27-90); Ord. No. 92-133, ~ 3(150.145), 4-21-92)
IV. CROSS REFERENCES
At the beginning of this article there is a section entitled "Cross reference(s)." This section
lists other sections within the FWCC that reference this article. In addition to the changes noted
above, these cross referenced sections must be amended to reflect the changes to Article vn.
Those sections and changes are included below.
Sec. 18..51. Administrative appeals.
(a) Any interested party may appeal to the hearing examiner a threshold determination,
or the adequacy of a final environmental impact statement and conditioning or denial of an action
except as provided in subsection (b) below. The appeal shall be conducted under the provisions of
process IY-I; section 22-431et seq., provided that the notice distribution requirements of section
22-436(b) shall be replaced with the notice distribution requirements of section 18-49(a)--(t).
See. 18-164. Application and public notice.
An application for a substantial development permit shall be made to the department of
community development on forms prescribed by the department. Upon submittal of a complete
application, and required fees, the department shall instruct the applicant to publish notices of the
application at least once a week on the same day of the week for two consecutive weeks in a
newspaper of general circulation within the city. The applicant shall also provide additional public
notice as prescribed in process IY-i, section 22-431 et seq.
Sec. 18-166. Shoreline variance.
(b) When a variance is requested, the substantial development permit and the variance
shall be reviewed under the provisions of process IY-i, section 22-431 et seq., and the hearing
examiner shall be the final approval authority.
67
Sec. 21-87. Same-Enumeration.
The following permits and approvals will be required to have a drainage review if the
project involves the planned actions listed in section 21-86:
(1)
(2)
(3)
(4)
(5)
(6)
~
(8X1l
~
tte}(2)
tH)(.lQ)
~
tBX12)
~
tt5xm
~
tfflW)
Commercial building;
Conditional use;
Formal subdivision (plat);
Grading; .
Land surface modification;
Site plan I ~ itw,
Processes I, II, m, IY ;
Master plan development;
Planned unit development;
Residential building;
Right-of-way use;
Shoreline substantial development;
Administrative subdivision ( short plat);
Special use;
Unclassified use;
Zoning reclassification; and/or
Zoning variance.
Sec.22-5.Same-llppeab.
( c) All appeals of interpretations of this chapter will be reviewed and decided upon
using process IY-i.
Sec. 22-196. Procedure generally.
The city will use process IY+sections 22-431 through 22-460 to review and decide upon
an application for a variance.
Sec. 22-1397. lluthority to grant.
(a) If the proposed development or use of or on the subject property requires approval
through process I, IT, m or IHY. any proposed modification will be considered as part of that
process using the criteria of this division.
(b) If subsection (a) of this section does not apply, the director of community
development may grant or require a modification in writing under the provisions of this section.
The decision of the director to require, grant or deny a modification under this division may be
appealed using the appeal procedures of process III.
68
Sec. 22-1603. Variance from sign code.
(b) Required review process. The city will review and decide upon applications for a
variance to any of the provisions of this article using Process IY I; Article VII of this code.
69
ATTACHMENT I
PROCESS V - QUASI-JUDICIAL REZONE PROCESS
ARTICLE XZ. PROCESS V REVIEW - OUASI-,JUDICIAL REZONES.
.Cross reference(s) -- City councilr ~ 2-26 et seQ.; hearina examinex:, ~ 2-81 et seq;
requirements for drain~ae review. ~ 21-87; power and jurisdiction of the hearina examinerr ~ 22-
84: Quasi judicial rezonina of certain districts to be under the process V review reqJIirements, ~
22-256 et seQ.
Sec. 22-XZl. Administration.
This article describes process V. Under process V, the hearin& examiner will hold a public
hearina and based on the record of that hearlna make a recommendation to city council, which
will then decide qpon the application.
Sec. 22-XZ2. Types of rezQnes.
(a) There are two types of Quasi judicial rezones as follows:
ill N01lprQject related A Quasi-judicial rezone will be treated as nonproject-related if:
Jl.. The proposed rezone is initiated by the city and the suQject property is not
owned by the city; or
12.. The proposed rezone is from one siniPe family residential zone
classification to another single family residential zone classification.
(2) PrQject riflated A Quasi judicial rezone will be treated as proies:t-related when it
does not meet the reqpirements of subsection (&)(1) of this section. All pf(~ject
related rezones require a ~ecific development proposal for the suQject property.
Sec. 22-X7.3. Applications.
(a) Who l1'q,V qpp{v. Any person may~ personally or throuaJl an ~ient, _pply for a
decision reiardina prQperty he or she owns.
0>) How 10 qpp(y. The .pplicant shall file the followina information with the d~artment of
community develQpment ~rvices:
ill A completed application, with supportina affidavitSr on forms provided by the
~~artment of community development services;
70
(2) Two sets of stamped envelopes, and a list of the same, labeled with the name and
address of all current owners of real property, as shown in the records of the
county assessor for tlte suQject property, within 300 feet of each boundm:y of the
suQject property;
m A CQpy of the county assessor's map identi{yina the properties ~ecified in
subsection O>.)(A) of this' section;
W A vicinity map showina the subject property with enouiJt information to locate the
property within the larier area:
m Any information or material that is ~ecified in the provision of this chapter that
describes the ~plied-for decision;
~ All information ~ecified in section 22-32' and
ill Any additional information or material that the director Of community develQpment
services determines is reasonably necessaty for a decision on the matter.
(s;) Fee. With the application the applicant shall submit the fee established by the city. The
lWplication will not be accepted unless it is 8CCOlllPanied by the required fee and meets the
reQuirements of section 22-32 and this section relatillj to what constitutes a cOlllPlete ~plication.
Sec. 22-XZ4. Compliance with State Environmental Policy Act.
The State Environmelltal Policy Act applies to the decisions that will be made u~ this
article. The director of community development services shall evaluate each application and.
where awlicable., cOlllPly with the State Environmental Policy Act and with state r~lations and
city ordinances issued under the authority of the State Environmental Policy Act.
Sec. 22-XZS. Official file.
W Contents. The director of community development services shall coIlij)ile an
official file on th~ application containini the followina:
!ll All application materials submitted by the ~ppliClUlt.
(2) The staff rq>ort.
m All written comments receive4 on the matter.
~ The electronic recordiJli of the public hearina on the matter.
71
m The recommendation of the hearina examiner.
.wl The electronic sound recordina and minutes of the city council proceedinas on the
matter.
m The decision of city council.
00 Any other information relevant to ~lte matter.
au Availability. The official file is a public record. It is available for inspection and
copyina in the d~partment of community development services durina reiUlar business hours.
See. 22-XZ6. Notice.
(a) Contents. The director of community development Rervices shall pr~are a notice
of each ap,plication containina the followina information:
(1) The name o(the applicant, the prqject name Of I\Pplicable). the date of application,
and the date of the notice of application.
(2) The street address of the subiect prQperty 01::. if this is not available. a locational
description in nonlepll8l\iUaie. Exc~t for notice published in the new~aper of
aeneral circulation in the city" the notice must also include a vicinity map that
identifies the sut?ject property.
Q.) The citation of the provision of this chlWter describina the reqJlested decision and
to the extent known by the city, any other permits which are not included in the
application.
W A brief description of the requested decision. a list .of the project permits included
in the ~li(fation. and, if lWplicable, a list of any studies reQJlested under RCW
36. 70A. 440.
ill The date, tim~ and place of the public hearins.
.wl A ~atement of the availability of the official file.
m A statement of the riaht of any person to submit written or oral comments to the
hearina examiner reaardina the lWplication.
00 A statement that only persons who submit comments to the hearina examiner or
~ecifically request a copy of the oriainal decision may ~peal the hearina
examiner's decision.
72
(2) The identification of existina environmental documents that evaluate the proposed
prQject and the location where the lWplication and any studies can be reviewed.
.(lQ) A statement of the preliminaty determination, if one has been made at the time of
notice, of those development reiUlations that will be used for prQject mitiiRtion.
(b) Distribution. The director of community development services shall distribute this
notice at least 14 calendar days before the public hearina as follows:
ill A CQpy will be sent to the persons recei~ the property tax statements for all
prQperty within 300 feet Qf each boundaty of the suQject property.
(2) A CQpy will be published in the new~aper of aeneral circulation in the city.
m A copy will be posted on each of the official notification 1:>oards of the city.
uu Public notification stzn. The applicant shall erect at least one public notification
sip. which complies with standards developed by the dtWartment of community develQpment
services. This siifl shall be located on or near the subject propertY facina the riaht-of-way or
vehicle access easement or tract providina direct vehicle access to the subject property. The
director of community development services may reQJIire the placement of additional public notice
sians on or near the suQject property if he or she determines that this is appropriate to provide
notice to the public.
uu Timil'(g. The public notification sian or sians must be in place at least ten calendar
days before the public hearina and removed within seven calendar days after the final decision of
the city on the matter. .
See. 22-XZ7. Staft'nwort.
W Contents. The director of community development gervicesshall prepare a staff
rtWort eontainina the followina information:
m All pertinent ~pplication materials.
(2) All comments reaardina the matter received by the dtWartment of community
development services prior to distribution of the staff rcwort.
m An analysis of the ~plication under the relevant provisions of this cluu>ter and tQ~
cOll\Prehensive plan.
W A statement of the facts foqnd by the director of community development services
and the conclusions drawn from those facts.
73
ill A recommendation on the matter.
(b) Distribution. At least seven calendar d~ys before the hearina. the director of
community de~elQpment services shall distribute the staff rqlort as follows:
ill A copy will be sent to the hearir\& examiner.
(2) A copy will be sent to the lWplicant.
ill A copy will be sent to each person who has specifically reqpested it.
See. 11-XZ8. Open Record heariD&-
00 Generpl. The hearina examiner shall hold an o.pen record heari~ on each
application.
(b) Open to public. The hearinas of the hearina examiner are open to the public.
W FJlect. The hearina of the hearina examiner is the hearina for city council on the
application.
Sec. 11-XZ9. Electrqnic sOQnd recordina,
The hearina examiner shall make a complete electronic sound recordina of each public
hearina.
Sec. 11-XZIO. Burden of proof.
The appli((JlIlt has the responsibility of convincing the city that, under the provision of this
article, the applicant is entitled to the requested decision.
Sec. 11-XZll. Pllblic comments and participation at the heariDI.
Any person may participate in the public hearina in either or both of the followil\i ways:
ill By submittini written comments to the hearing examiner, either by deliverina these
comments to the dEU)artment of community development services prior to the
hearina or by iivina these directly to the hearina examiner at the hearina.
(2) By ~p'pearina in person, or throusJl a representative, at the hea.ritw and rnalcina oral
comments directly to the hearina examiner. The hearina examiner may reasonably
limit the extent of oral comments to facilitate the orderly and timely conduct of the
hearir\&.
74
Sec. 22-XZ12. Continuation of the hearine.
The hearir\& examiner ~ ~ontinue the hearina it for any reason, he or she is unable to
hear all of the public comments on the matter or if the hearina examiner determines that he or she
needs more information on the ~tter. It: durina the hearina,. the hearina examiner announces the
time and place of the next hearina on the matter and a notice thereof is posted on the door of the
hearina roOll\, no further notice of that hearina need be iiven.
Sec. 22-XZ13. Recommendation by the hearine examiner.
00 GUJerally. After considerin& all of the information and comments submitted on th,~
matteI:r the hearina examiner shall issue a written recommendation to the city coun~l.
au TiminK. Unless a lonaer period is aifeed to by the applicant, the hearil\& examiner
must issue the recommendation within ten workina days after the close of the public hearina.
W Decisional criteria. The hearina examiner shall use the folloMf\& criteria for Quasi
judicial rezones:
ill The city may approve an application for a Quasi-iudicial nonproiect rezone only if
it finds that:
Jl.. The proposed rezone is in the best interest of the residents of the city~ and
12.. The proposed rezone is appropriate because either:
i.. Conditions in the immediate vicinity of the suJVect prQperty have so
siiJUflcantly chanied sinc~ the prQperty was iiven its present
zonina and that. under those chanaed conditions, a rezone is within
the public interest; or
ii.. The rezone will correct a zone classification or zone boundaty that
was inappropriate when established.
.Q.. It is consistent with the comprehensive plan;
do. It is consistent with all applic~ble provisions ofth~ c~pter" includini those
adopted by reference from the comprehensive plat'\; and
~ It is consistent with the public health.. safety" and welfare.
(2) The city may approve an application for a Qu~si-iudicial prQject related rezone only
if it finds that:
Jl.. The criteria in subsection 1. above are met; and
12.. The proposed prQject complies with this chlWter in all re~s; and
.Q.. The site plan of the proposed prQject is desiitled to minimize all adverse
impacts on the developed properties in the immediate vicinity ofthe sul)ject
property~ and
do. The site plan is desiitled to minimiz~ impacts llPOn the public services and
utilities.
75
.uo. Conditions and restrictions. The hearini examiner shall include in the written
recommendation any conditions and restrictions that the examiner determines are reasonably
necessaIy to eliminate or minimize any undesirable effects of arantina the requested rezone.
W Contents. The hearina examiner shall include the followina in the written
recommendation to city council:
ill A statement of facts presented to the hearina examiner that supports his or her
recommendation, includiI\i any conditions and restrictions that are recommended.
(2) A statement of the hearina ex3miner' s conclusions based on those facts
OJ A statement of the criteria used by the hearina examiner in malcina the
recommendation.
ro The date of issuance of the recommendation.
m Distribution Q/written recommendation. The director of community develQJ)ment
services shall distribute copies of the recommendation of the hearina examiner as follows:
ill After the hearlna examiner' s written recommendation is issue4r a CQ,py will be sent
to the applicant, to each person who submitted written or oral testimony to the
hearina examiner. and to each person who ~ecifically requested it.
!2l Prior to the meetina where city council considers the ~pplication, a copy will be
sent to each member of city council The director of community develQpment
services shall include a draft resolution or ordinance that ~mbodies the hearina
examiner's recommendation with the copy of the recommendation sent to each city
council member.
Sec. 22-XZ14. City council action.
W Generally. The city council shall consider the application at a scheduled meetina
within 90 calendar days of the date of issuance of the heaIjna examiner' s recommendation. This
time period may be extended upon writtell aareement of the director of community develQpment
services and the ~licant Calculation of this time period shall not include any time necessaty for
a reopenil'\i of the hearina before the hearina examiner under section 22-XZI4W.
(h) SflPPlemental distribution. The director of community develQpment services shall
proIIlPtly ~d to each city council memb~r any other relevant information nQt previously
distributed to ~ouncil members
76
w SCQpe qf review. The city council review of the rezone application shall be limited
to the record of the hearina before the hearina examiner:,. Qral comments received durina the
public meetina (so lona as those comments do not raise new issues or information not contained
in the examiner's record). and the hearina examiner's written r~ort. These materials shall be
reviewed for compliance with review criteria set forth in section 20-125. The city council may
also receive and review new evidence or information not contained in the record ofhea.rir\i before
the hearina examiner.. but only if that evidence or information' (i) relates to the validity of the
hearina examiner's decision at the time it was made and the party offerina the new evidence did
not know and was under no duty to discover or could not reasonably have discovered the
evidence until after the hearina examiner's decision; or (ll) the hearina examiner improperly
excluded pr omitted the evidence from the record. If the city council concludes, based \Won a
challenae to the hearil'\i examiner recommendation or upon its own review of the
recommendation, that the record compiled by the hearina examiner is incomplete or inadequate to
allow the city council to m~e a decision on the lij)plication. the city council may by motion
remand the matter to the hearina examiner with the direction to reopen the hearina and provide
supplementaty findinas and/or conclusions on the matter or matters ~ecified in the motion.
(d) City council decision. After consideration of the entire matter.. the city council
shall. by action lWproved by a ~ority of the total membership, take one of the followina actions:
ill
(2)
uu
XZ13((().
Prqject related rezone. The city council has the option to:
Jl.. Grant the application as proposed; or modify and arant the application. In
either case, it shall aive effect to this decision by adQptina a resolution of
intent to rezone.
12.. Deny the ~plicatiQn. The city council shall iive effect to a denial by
adoptina a resolution pursuant to section 22-~14(a).
Non-prQject rezone The city council has the option to:
Jl.. Approve the application, or modi(y and approve the application. In either
ca~e, it shall iive effect to this decision by adoptina an ordinance amendina
the zonina map of the city.
h.. Deny the ~plication. The city council shall iive effect to a denial by
adoptina a resolution pursuant to section 22-XZI4(a)
Decisional criteria. The city council shall use the criteria listed in section 22-
(t) Conditions and restrictions. The city council shall include in the ordinance or
resolution arantina tlte rezone any conditions and restrictions it determines are nece~saty to
eliminate or minimize ~ undesirable effects of iVantina the rezone Any conditions and
restrictions that are imposed become part of the decision.
77
!il
resolution:
Findings Q/.fact and conclusions. The city council shall include in the ordinance or
ill
A statement of the facts that Sllpport the decision, inc1udina any conditions and
restrictions that are imposed; and
(2) The city council's conclusions based on those facts.
au F;ffect. The decision of city council on an application for either a nonprQject or
project related rezone is the final decision of the city.
See. 22-XZ15. Notice oCtinal decision.
W General. Followina the final decision by the city council, the director of
community development services shall pr~are a notice of the city's final decision on the
~plication.
(h) Distribution. After the city council's decision is made the director of community
development services shall distribute a copy of the notice of the final decision as follows:
ill A CQpy will be mailed to the ~plicant
(2) A copy will be mailed to any person who submitted written or oral comments to
the hearina examiner.
Q) A copy will be rgailed to each person who has specifically reqJlested it
~ A copy will be mailed to the Kina County Assessor.
Sec. 22-XZ16. Effect of city council approval of prQject-relJlted rezone.
W qect on the qpplicant. The ~plicant m~. subiect to all applicable codes and
ordinancesr develop the suQject property in conformity with the resolution of intent to rezone and
the site plan ~proved as part of that resolution.
(h) ~(fect on the city. If the applicant completes development of the suQject property
in conformity with the r~solution of intent to rezone and the site plan awroved as part of that
resolution, the city shall iive effect to the rezone by adoptina an ordinance that makes the zone
boundaty or classification chanae to the zonina mlW lWproved in the resolution of intent to
rezone.
78
W The applicant may not enaaae in any activity based on the decision until the third
workini day after the notice of the final decision is distributed under section 22-X1S.
(.d) NonprQject rezone. If the city council approves a Q)lasi-judicial nonprqject rezone
it will aj,ve effect to this decision Qy adQptini an ordinance amendina the zonina ~p of the city.
See. 22-XZ17. Modifications.
La) Minor modifications. Subsequent to the adoption of the resolution of intent to
rezone, the lWplicant ~ apply for a minor modification to the site plan ~proved as part of that
resolution. The city will use process ill described in sections 22-386 throuaJl 22-411 to review
and decide l.1pon an ~plication for a minor modification. The city may ~rove a minor
m04ification only if it finds that:
ill The chanie will not result in reducina the landscaped area.. buff~ are8.\ or the
amount of <wen space on the project;
!2l The chanie will not result in increasina the residential density or ifoSS floor area
of the proiect;
OJ The chanie will not result in any structur~ or vehicular circula~ion or parkina area
beini moved 1ll0re than ten feet in any direction and will not reduce any required
not
ill The chanae will not result in any increase in heiaht of any structure;
ill The chanie will not result in a chanae in the location of any access point to the
project; and
~ The chan&~ will not increase any adverse impacts or undesirable effects of the
project and that the chqe in no w~ sianificantly alters the proiect.
Cross reCerence<-}-Process ill review procedure reQ)lirements, ~ 22-311 et seQ.
Sec. 22-XZ18. Same-Major modifications.
If the applicant seeks a modification to the IW)roved site plan that does not meet all of the
requirements of section 22-XI8. the applicant may do so by submittir\a the application material
reqJlired for a new Q)lasi-judicial project related rezone. The city will process and decide Qpon.this
~plication as if it were an application for a new Q)lasi- judicial project related rezone.
79
Sec. 22-XZ19. Judicial review.
The action of the city in arantina or denyina an ~plication under this article may be
reviewed pursuant to RCW 36.70C in Kina county superior court. The land use petition shall be
filed within 21 calendar days of the issuance of the final land use decision ofthe city.
Sec. 22-XZ21. Lapse of approval.
The applicant must beiin construction, or submit to the city a coR\Plete build"" permit
application for the development actjvity, use of land, or other actions approved under this article
~thio. one year after the final decision on the matter:. or the decision becomes void, provided the
city council may, in the resolution of intent to rezone, extend the time limi~s contained herein. The
lWplicant must substantially complete construction for the development activity, use of land, or
other actions lWProved under this article and cOR\Plete the applicable conditions listed in the
decision within five years after the final decision of the city on the matter. or the decision becomes
void. If litiaation is initiated pursuant to this article, the time limits of this section are
automatically extended by the leni1h of time between the commencement and .final termination of
that litiiation. If the development activity" use of land, or other action approved under this article
includes phased construction. the time limits of this subsection may be extended in the decision on
the application.
Sec. 22-XZ22. Time extension.
W Application. Prior to the lapse of ~proval for a prQject related rezone under
section 22-X21, the 2ij)plicant may submit a written application in the form of a letter with
supportina documentation to the d~artment of community development Rervices requestina a
one-time extension of those time limits of up to one year.
.au Criteria. The request must demonstrate that the applicant is makina substantial
proaress on the development activity", use of land, or other actions ~pproved under this article and
that circumstances beyond the applicant's control prevent compliance with the time limits of
section 22-X21.
uu Fee. The applicant shall iu.cbJd~ with the letter of reQJ1est, the fee as established by
the city. The application will not be aCcqJted unless it is accompanied by the required fee.
(d) Review process. An ~pplication for a time extension will be reviewed and decided
upon by the directo(' of community development services.
(c) 4,ppeals. Any person who is ~arieved by the arantina or denyina of a request for
a time exten~ion under this section m~ ~ppeal that decision. The appellant must file a letter of
aweal indicatini how the decision on the time extension effects the lWpellant's prqperty and
presentina any relevant material or information sQpportina the IUlpellant's contention. The appeal
80
will be heard and decided upon usina process IV, described in section 22-476 et seQ. AIijr time
limit, pursuant to RCW 36.70B, upon the city's processina and decision upon ~plications under
this article m~, except as otherwise specifically stated in this chapter, be modified by a written
aareement between the applicant and the director of community development services.
Cross reference(->-Process IV review procedures. ~ 22-476 et seQ.
See. 22-XZ23. Bonds.
The city may reqJ1ire a bond under section 22-146 et seQ. to ensure compliance with any
aspect of the permit or lWproval.
Cross referenceOO-Bond reql1irement~ ~ 22-146 et seq.
Sec. 22-XZ~4. Complete compliance required.
.(a) G(!neral. E~t as ~ecified in subsection (h) of this section, the applicant must
comply with all aspects, includini conditions and restriction&, of an ~roval 8J'anted under this
article in order to do everythina authorized by that approval.
00 Exception. subserplent modification. If a specific use or site plan for the suQject
prQperty wa~ ~pproved under this article, or any QJIasi-iudicial process umjer a previous zonina
code" the applicant is not reQJIired to lWPly for and obtain ~proval throuih this article for a
subsequent chanae in a use or site plan unless:
m There is a chanae in use and this chapter establishes different or more rlaorous
standards for the new use than for the existing use; or
(2) The dir~or of community develQpment services determines that ~here will be
substantial changes in the impacts on the neiihborhood or the city as a result of the
chanae.
81
ATTACHMENT J
PROCESS VI - LEGISLATIVE AMENDMENTS
ARTICLE IX. PROCESS W Yl REVIEW.
.Cross reference(s)-Requirements for drainage review, ~ 21-87; power and jurisdiction
of the planning commission, ~ 22-59; amendments to the zoning regulations to be processed
under the process p,z: Yl procedure, ~ 22-216; amendments to the comprehensive plan to be
processed through process p,z: Yl review procedures, ~ 22-236; comprehensive plan, ~ 22-236 et
seq.; legislative rezoning, ~ 22-276 et seq.; amendments, ~ 22-216 et seq.; legislative rezoning of
certain districts to be under process IV Yl review, ~ 22-276.
See. 21-516. Purpose.
Various places in this chapter indicate that certain proposals to amend the zoning map
throuah a leiislative rezone, amend the text of this chapter, and or amend the comprehensive plan
must be reviewed and decided upon using process IV Yl. This article describes process IV YI.
(Ord. No. 90-43, ~ 2(160.05), 2-27-90; Ord. No. 91-112, ~ 1(160.05), 12-3-91)
Sec. 22-517. Initiation of proposals.
A proposal that will be reviewed using this article may be initiated by the city council,
council committee.."'7Of planning commission:-, or any intereste4 person, includina applicant",
citizens. hearins examiners. and staff of other a,aencies.
(Ord. No. 90-43, ~ 2(160.10), 2-27-90; Ord. No. 91-112, ~ 1(160.10), 12-3-91)
Cross reference(s)-City council, ~ 2-26 et seq.; planning commission, ~ 22-56 et seq.
See. 22-518. Compliance with State Environmental Policy Ad.
The State Environmental Policy Act applies to some of the decisions that will be made
using this article. The director of community development services shall evaluate each proposal
and, where applicable, comply with the State Environmental Policy Act and with state regulations
and city ordinances issued under authority of the State Environmental Policy Act.
(Ord. No. 90-43, ~ 2(160.15), 2-27-90; Oed. No. 91-112, ~ 1(160.15), 12-3-91)
See. 22-519. City council review.
The city council,. at itl sole option, IJla1. determine the prio. ity rankina of ail Intendments
initiated pm SUR to this article shall review all requests initiated pursuant to this article as part of
the annuallWdate of the city's comprehensive plan. The city council may request that the
department of community development services or any other department of the city provide any
information or material on the proposalU), consistent with section 22-~ ill.
(Ord. No. 90-43, ~ 2(160.20), 2-27-90; Ord. No. 91-112, ~ 1(160.20), 12-3-91)
Cross referenee(s)-City council, ~ 2-26.
82
Sec. 22-520. Lqislative rezones.
Alejislative rezone is a rezone that meets the followil\i criteria:
Jl.. Jt is initiated by the city; and
h.. It includes a lar~ number of properties which would be gimilarly affected
by the proposed rezone.
All other rezones not meetinl the above criteria are treated as Quasiiudicial rezones and
are reviewed and decided upon usina process V.
(Ord. No. 90-43, ~ 2(130.1Q), 2-27-9Q)
Sec. 22-521. Criteria for a,provine a Iqislative rezone.
The city may decide to approve a leiislative rezone only if it finds that:
ill The proposal is consistent with the cOlllPrehensive plan;
(2) The prQposal bear~ a substantial relation to public healt1\. safety. or welfare; and
m The proposal is in the best interest of the residents of the city.
(Ord. No 90-43, ~ 2(130.2Q), 2-27-90}
Sec. 22-522. M~ chanee.
If the city approves a leaislatiyerezone it will iive effect to this decision by makina the
necesSaty ~endment to the zonina mlW of the city.
(Ord. No. 90-43, ~ 2(130.25), 2-27-90)
Sec. 22-523. Zonine text amendment criteria.
The city may amend the text of this chapter only ifit finds that:
(1) The prQposed amendment is consistent with the ~plicable provisions of the
comprehensive plan;
(2) The proposed amendment bears a substantial relation to public health, safety" or
welfare; and
m The prQposed amendment is in the best interest of the residents of the city.
(Ord. No 90-43. ~ 2(135.15), 2-27-90)
83
Sec. 22-524. Factors to be considered in a comprehensive plan amendment.
The city m~ considet::, but is not limited to, the followina factors when considerina a
prQposed amendment to the cOlI\Prehensive plan'
(ll The effect Qpon the physical environment.
(2) The effect on open ~ac~ streams, and lakes.
OJ The colI\Patibility with and ilI\Pact on aq;acent land uses and surroundina
neiahborhoods.
W The adeqUacy of and illlPact on coummnity facilities includina utiliti~ road$,
public tr~ortation, parks, recreation. and schools.
is) The benefit ~o the neiahborhood, city" and reiion.
00 The Quptity and location ofland planned for the prQposed land use type and
density and the demand for such land.
m The current and prQjected population density in the area.
(&) The effect 'WOn other ~pects of the cOlI\Prehensive plan.
(Ord. No. 90-43, ~ 2(140 15), 2-27-9Q)
Sec. 11-515. Criteria for amendinl the comprehensive plan.
The city may amend the comprehensive plan only if it finds that:
ill ~h~ proposed amendment bears a substantial relationship to public health,. safety"
or welfare; and
m The proposed amendment is in the best interest of the residents of the city.
ill The proposed amel)dment is consistent with the reQ.uirements ofRCW ~6.70A and
with the portion of the ~ity's adopted plan not affected by the amendment.
(Ord. No. 90-43, ~ 2(140.20).2-27-90)
Sec. 11-526. Responsibility to review the comprehensive plan.
The city ~l review the cOlI\Prehensive plan to sfetermine if any chqes are desirable no
more than once a year. The city may also review or amend the cOlI\Prehensive plan whenever au.
emer-iency exists.r or to resolve an lWpeal of the cOlI\Prehensive plap or amendments thereto. The
city may also consider amendments more freQ.uently than onc~ evety year pursuant to RCW
36.70A.130(2)(a).
84
(Ord. No. 90-43, ~ 2(140.25), 2-27-90)
Sec. 11-ge ID. Official rde.
(a) Contents. The director of community development services shall compile an
official file containing all information and materials relevant to the proposal and to the city's
. consideration of the proposal.
(b) Availability. The official file is a public record. It is available for inspection and
copying in the department of community development during regular business hours.
(Ord. No. 90-43, ~ 2(160.25), 2-27-90; Ord. No. 91-112, ~ 1(160.25), 12-3-91)
See. 11-5* m. Notice.
Notice provisions uQder this section shall be followed for both the public hearina durina
which all reqJlests for ch~es to the zonil\i m~, zonina text, and the comprehensive plan are
priQritized, as well as the public hearina held on individual requests
(a) Contents. The director of community development services shall prepare a notice
of each proposal, for which a public hearing will be held, containing the following information:
(1) The citation, ifany, of the provision that would be changed by the proposal along
with a brief description of that provision.
(2) A statement of how the proposal would change the affected provision.
(3) A statement of what areas, zones, or locations will be directly affected or changed
by the proposal.
(4) The date, time, and place of the public hearing.
(5) A statement of the availability of the official file.
(6) 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
comments orally.
(b) Distribution. The director of community development services shall distribute this
notice at least 14 calendar days before the public hearing as follows:
(1) A copy of the notice will be published in the official ftewspAper of newspaper of
aeneral circulation in the city.
85
(2) A copy of the notice will be posted on each of the official notification boards ofthe
city.
(Ord. No. 90-43, ~ 2(160.30), 2-27-90; Ord. No. 91-112, ~ 1(160.30), 12-3-91)
See. 22-5H 522. Staff report.
(a) General. The director of community development services shall prepare a staff
report containing:
(1) An analysis of the proposal and a recommendation on the proposal; and
(2) Any other information the director of community development services determines
is necessary for consideration of the proposal, consistent with section 22-524.
(b) Distribution. The director of community development services shall distribute the
staff report as follows:
(1) A copy will be sent to each member of the planning commission prior to the
hearing.
(2) A copy will be sent promptly to any person requesting it.
(Ord. No. 90-43, ~ 2(160.30), 2-27-90; Ord. No.' 91-112, ~ 1(160.30), 12-3-91)
See. 22-523 ~. Public hearing.
(a) Generally. The planning commission shall hold public hearings on each proposal,
consistent with section 22-52ot ill.
(b) Open to public. The hearings of the planning commission are open to the public.
(c) Effect. The hearing of the planning commission is the hearing for city council. City
council need not hold another hearing on the proposal.
(Ord. No. 90-43, ~ 2(160.40), 2-27-90; Ord. No. 91-112, ~ 1(160.40), 12-3-91)
See. 22-94 m. Material to be considered.
(a) Generally. Except as specified in subsections (b) and (c) of this section, the
planning commission and city council may consider any pertinent information or materials in
reviewing and deciding upon a proposal under this article.
(b) Exclusion. Except as specified in subsection (c) of this section, the city may not
consider a specific site plan or project in reviewing and deciding upon a proposal under this
process.
86
(c) Exception for environment information. If a proposal that will be decided upon
using this article is part of a specific project, the city may consider all information submitted under
section 22-518 in deciding upon that proposal.
(Ord. No. 90-43, ~ 2(160.45), 2-27-90; Ord. No. 91-112, ~ 1(160.45), 12-3-91)
Sec. 22-95 m. Electronic sound recordings.
The planning commission shall make a complete electronic sound recording of each public
hearing.
(Ord. No. 90-43, ~ 2(160.50), 2-27-90; Ord. No. 91-112, ~ 1(160.50), 12-3-91)
Sec. 22-5!6 ID. Public comment and participation at the hearing.
Any interested person may participate in the public hearing in either or both of the
following ways:
(1) By submitting written comments to the planning commission either by delivering
these comments to the department of community development services prior to the
hearing or by giving them directly to the planning commission at the hearing.
(2) By appearing in person, or through a representative, at the hearing and making oral
comments. The planning commission may reasonably limit the extent of oral
comments to facilitate the orderly and timely conduct of the hearing.
(Ord. No. 90-43, ~ 2(160.55), 2-27-90; Ord. No. 91-112, ~ 1(160.55), 12-3-91)
Sec. 22-SH SH. Continuation of the hearing.
The planning commission may, for any reason, continue the hearing on the proposal. If,
during the hearing, the planning commission announces the time and place of the next public
hearing on the proposal and a notice thereof is posted on the door of the hearing room, no further
notice of that hearing need be given.
(Ord. No. 90-43, ~ 2(160.60), 2-21-90; Ord. No. 91-112, ~ 1(160.60), 12-3-91)
Sec. 22-5H ~. Planning commission-Recommendation.
(a) Generally. Following the public hearing, the planning commission shall consider
the proposal in light of the decisional criteria in sections 22-526 22-521 or 52~ or 525, and take
one of the following actions:
(1) If the planning commission determines that the proposal should be adopted, it may,
by a majority vote of the entire membership, recommend that city council adopt
the proposal.
87
(2) If the planning commission determines that the proposal should not be adopted, it
may, by a majority vote of the members present, recommend that city council not
adopt the proposal.
(3) If the planning commission is unable to take either of the actions specified in
subsection (a)(l) or (a)(2) of this section, the proposal will be sent to city council
with the notation that the planning commission makes no recommendation.
(b) Modification of proposal. The planning commission may modify the proposal in
any way and to any degree prior to recommending the proposal to city council for adoption. If the
planning commission fundamentally modifies the proposal, the planning commission shall hold a
new public hearing on the proposal as modified prior to recommending the proposal to city
council for action.
(Ord. No. 90-43, ~ 2(160.65), 2-27-90; Ord. No. 91-112, ~ 1(160.65), 12-3-91)
See. 22-99 ~. Same-Report to city council.
(a) Generally. The director of community development gervices shall prepare a
planning commission report on the proposal containing a copy of the proposal, along with any
explanatory information, and the planning commission recommendation, if any, on the proposal.
(b) Transmittal to city council. The director of community development Rervices shall
transmit the planning commission report to the city manager for consideration by city council.
( c) Distribution. The director of community development Rervices shall promptly send
a copy of the planning commission report to any person requesting it.
(Ord. No. 90-43, ~ 2(160.70), 2-27-90; Ord. No. 91-112, ~ 1(160.70), 12-3-91)
Sec. 22-536 ID. City council action.
(a) General. Within 60 days of receipt of the planning commission report by the city
manager, the city council shall consider the proposal along with a draft ordinance prepared by the
city attorney, appropriate to enact or adopt the proposal.
(b) Decisional criteria. In deciding upon the proposal, the city council shall use the
decisional criteria listed in the provisions of this chapter describing the proposal..
(c) City council action. After consideration of the planning commission report and, at
its discretion, holding its own public hearing on the proposal, the city council shall by majority
vote of its total membership:
(1) Approve the proposal by adopting an appropriate ordinance;
88
(2) Modify and approve the proposal by adopting an appropriate ordinance;
(3) Disapprove the proposal by resolution; or
(4) Refer the proposal back to the planning commission for further proceedings. If this
occurs, the city council shall specify the time within which the planning
commission sball report back to the city council on the proposal.
(Ord. No. 90-43, ~ 2(160.75), 2-27-90; Ord. No. 91-112, ~ 1(160.75), 12-3-91)
Sec. 22-538. Appeals.
The action of the city in granting, modifying or denying an amendment to this chapter or
to the comprehensive plan may be reviewed by the Central Puget Sound Growth Management
Hearings Board pursuant to RCW 36.70A.
Sees. 22-53l ,532-22-545. Reserved.
89
ARTICLE XIX. COMMUNITY DESIGN GUIDELINES
Sec. 22-1631. Administration.
Applications su1?ject to under this at tiGle community desian iUidelines shall be processed
as a component of FWCC Article 'V, Site Plan. Review the Ilovernina land use process. and the
director of community development services shall have the authority to approve, modify, or deny
proposals under this article that process. Decisions under this article will consider proposals on
the basis of individual merit and will encourage creative design alternatives in order to achieve the
stated purpose and objectives of this article. Decisions under this article are appealable using the
appeal procedures ofFV.~CC Article Y the ~plicable land use process.
(Ord. No. 96-271, ~ 3, 7-2-96)
Sec. 22-1632. Applicability.
This article shall apply to all commercial, office, and industrial development applications
subject to FWCC Alticle ~l, Site Plan R~~ 22, Zonina, which were submitted for site. plan
review after July 1, 1996. Subject applications for remodeling or expansion of existing
developments shall meet only those provisions of this article that are determined by the director to
be reasonably related and applicable to the area of expansion or remodeling. This article in no way
should be construed to supersede or modify any other city codes, ordinances, or policies that
apply to the proposal.
(Ord. No. 96-271, ~ 3, 7-2-96)
90
ATTACHMENT K
SUBDIVISION CODE
Chapter 20 SUBDIVISIONS*
*Cross reference(s)-Ordinances dedicating or accepting any plat or subdivision in the city
are not codified in this code but are on file in the city clerk's office, ~1-9(12); a right-of-way
access permit will not be issued for an illegal subdivision, ~ 13-33; mitigation of development
impact, ~19-41 et seq.; requirements for drainage review, ~21-87; maintenance of subdivision
retention or detention facility requirements, ~21-116; in every case where the city requires an
applicant to provide a public walkway, public use area, or other area, facility or structure that is
open to the public under the zoning regulations, the applicant may execute an easement or similar
document in a form approved by the city attorney, ~22-10; building site requirements, ~22-9S3;
calculating lot coverage requirements in the district regulations, ~22-9SS; land modification
restrictions and requirements, ~22-1091 et seq.; site distance requirements at intersections, ~22-
1151 et seq.; site design requirements for environmentally sensitive areas, ~22-1266 et seq.
State law reference(s)-Subdivisions, RCW 58.17.010 et seq.; binding site plan, RCW
58.17.035.
Article L In General
Sec. 20-1. Definitions.
Sec. 20-2. Purpose.
Sec. 20-3. Exerrwtions.
Sec. 20~. Interpretation; conflict.
Sec. 20-S,. Violations, enforcement, and penalties.
Sec. 20-6. Vertical Datum.
Secs. 20-1--20-20. Reserved.
Article n. Plats
Division 1. Generally
Sec. 20-21. Preapplication conference.
Secs. 20-22--20-40. Reserved.
Division 2. Boundary Line Adjustments
Sec. 20-41. Scope.
Sec. 20-42. Review process.
Sec. 20-43. Applications.
Sec. 20-44. Recordation.
SeGs. 20--45--2o..6e. Reset ved.
91
Division 3. Lot Line Eliminations
Sec. 20-45. Scope.
Sec. 20-46. Review process
Sec. 20-47 Applications.
Sec. 20-48. Dra~ reqJ1irements.
See. ~0-49. Recordation.
Secs. 20-50--20-60. Reserved.
Division ~. Binding Site Plans
See. 20-61. Subdivisions requiring binding site plan.
See. 20-62. Application.
See. 20-63. Plan review.
See. 20-64. Recordation.
Sec. 20-65. Identification of other restrictions.
Sees. 20-66--20-80. Reserved.
Division~. Short Subdivision Plats
Sec. 20-81. Application and review process.
Sec. 20-82. Preapplication conference.
Sec. 20-83. Content and form of application.
Sec. 20-84. Acceptance of application; routing.
Sec. 20-85. Time limitation for lWproval or disawroval of plats.
Sec. 20-86. COlI\Pliance with State Environmental Policy Act.
See. 20-&5[Z. Process for review.
Sec. 20-88. Official file.
Sec. 20-89. Notice.
Sec. 20-90. Burden of proof.
Sec. 20-91. Written comments.
Sec. 20-92 Director's decision.
Sec. 20-93. A,weals.
Sec. 20-94. Notice of appeal hearina
Sec 20-95. Participation in the appeal.
Sec. 20-96. SCQpe pfthe ~peal.
Sec. 20-97. Staffrq>ort pn appeal
Sec. 20-98. Public hearina on ~peal.
Sec. 20-99. Electronic sound recordinas.
Sec. 20-100. Burden of proof.
Sec. 20-101. Continuation of the hearina.
Sec. 20-102. Decision on appeal.
Sec. 20-103. Judicial review.
92
SeG 20-86. Sec. 20-104. Departmental action.
Sec. 20-105. Effect; duration approval.
Sec. 20-106. Same. Time extension.
Sec. 20-107. Improvements; cOl1'\Pletion O{ iUarantee:
SeG. 26..87. See 20-108. Recording of short plat.
SeGl. 28wS8 --29..185. Resehed.
Division 5 2. Preliminary Plat
Sec. 20-109. General procedure.
Sec. 20-110. Content and form of application.
Sec. 20-111. Conformance with z.onin! Gode, ZOoiD! maps applicable codes and standards.
Sec. 20-112. Acceptance of application; routing.
Sec. 20-113. Time limitation for lWproval or disaPproval of plats.
SeG. 20..110. Sec 20-114. Completion of environmental policy process.
SeG 29-111. Sec 20-115 Process for review..., nodGe of ptlbliG heming.
Sec. 22-116. Official file.
Sec. 20-117. Notice of application.
Sec. 20-118. Notice of public hearlna.
SeG. 20..112. Sec 20-119. Report to hearing examiner; review.
Sec. 20-120. Public hearina.
Sec. 20-121. Electronic sound recordina.
Sec. 20-122. Burden of proof
Sec. 20-123. Public comments and participation at the hearina.
Sec. 20-124. Continuation of the hearina.
See. 20-125. Recommendation by the hearina examiner
SeG. 20-113. Sec. 20-126. City council review, action.
Sec. 20-127. Notice of decision on final plat ~plication.
Sec. 20-128. Effect of decision.
Sec. 20-129. Judicial r~ew.
SeG. 29--11-4. Sec. 20-130. Effect; duration approval.
SeGs. 20-155--29--138. Reset "ed.
Division 6.1.. Final Plat
Sec. 20-131. Submission.
Sec. 20-132. Contents.
Sec. 20-133. Time limi~ation for lWproval or di~proval of plats.
SeG. 20..133. Sec. 20-134. Improvements; completion or guarantee.
SeG. 28..13-4. Sec. 20-135. Approval and filing.
Sec. 20-136. Appeal of decision on final plat.
SeGs. 20-135 Secs. 20-137.--20-139. Reserved.
93
Division 7..s.. Alterations of Plats
See. 20-140. Plat alteration distinguished from boundary line adjustment.
See. 20-141. Alteration application.
See. 20-142. Acceptance of application, routing.
See. 20-143. Process for review and notice of public hearing.
See. 20~144. Report to hearing examiner; review.
See. 20-145. City council review, action.
See. 20-146. Affect; duration approval.
See. 20-147. Final drawings.
Sees. 20-148--20-150. Reserved.
Article m Design Criteria
Sec. 20-151. Subdivision design.
Sec. 20-152. Lot design.
Sec. 20-153. Density.
Sec. 20-154. Cluster subdivision.
Sec. 20-155. Open space and recreation.
Sec. 20-156. Pedestrian and bicycle access.
Sec. 20-157. View considerations.
Secs. 20-158--20-175. Reserved.
Article IV. Improvements
Sec. 20-176. Improvements required.
Sec. 20-177. Density regulations.
Sec. 20-178. Buffers.
Sec. 20-179. Retention of vegetation.
Sec. 20-180. Streets and rights-of-way.
Sec. 20-181. Water.
Sec. 20-182. Sewage disposal.
See. 20-183. Storm drainage.
Sec. 20-184. Other utilities.
See. 20-185. Street lighting.
See. 20-186. Landscaping protection and enhancement.
See. 20-187. Monuments.
Secs. 20-188--20-205. Reserved.
94
Article V. Public Improvement Assessments
Sec. 20-206. Purpose.
Sec. 20-207. Authorization.
Sec. 20-208. Contents of application.
Sec. 20-209. Notice to property owners.
Sec. 20-210. City council action.
Sec. 20-211. Preliminary assessment reimbursement area, amendments.
Sec. 20-212. Contract execution and recording.
Sec. 20-213. Application fees.
Sec. 20-214. City financing of improvement projects.
95
ARTICLE I. IN GENERAL
See. 20-1. Definitions.
The following words, terms, and phrases, when used in this chapter, shall have the meanings
ascribed to them in this section, except where the context clearly indicates a different meaning:
Binding site plan shall mean a plan drawn to scale processed in accordance with the
provisions of this chlij)ter and RCW 58.17. Bindina site plans are divisions ofland for sale or lease
for commercial or industrial use.
Dedication shall mean the deliberate appropriation of land by its owner for general and public
use or purpose, reserving no other rights than these that are compatible with the full exercise and
enjoyment of the public use or purpose to which the property has been devoted.
Department sball mean an administrative department of the city titled the department of
community development services.
Final plat shall mean the final drawing of the subdivision and dedication prepared for filing
for record with the county auditor and containing all elements and requirements set forth for final
plats in this chapter and as required by state law.
Hearing examiner shall mean the hearing examiner operating pursuant to the powers and
duties set forth by chapter 22, Zoning.
Issuance, when used with respect to a decision of the direqor of community develQpment
services or a decision of the hearina examiner issued under this chapter. ~hall mean the date that is
three days after the date the written decision of the director or hearina examiner is mailed. Proof
ofmailina shall be affidavit or by declaration under penalty ofperjuty.
Issuance, when used with re~ect to a city council decision made by ordinance or resolution
while sittina in a QJlasi-judicial capacity" shall mean the date on which the council passes the
ordinance or resolution, as evidenced by the date ofpassaae indicated on the face of the ordinance
or resolution.
Lot sball mean a parcel of land having fixed boundaries described by reference to a recorded
plat; a recorded bindina site plan; by metes and bounds; or by section, township, and range; awl
be of sufficient area to meet minimum zonina reQ:uirements.
Lot line elimination shall mean the removal of interior lot lines of two or mo('~ sq>arate lots
with contiiUous ownership
96
O.pen record hearinK shall mean a hearina that creates the city's record of decision for an
~plication or ~peal throuih testimony and submission of evidence and information, under
procedures prescribed hy the city's hearing examiner or the city council. An open record hearina
may be held prior to the city's decision on an application, or as part of an ap.peal.
Plat shall mean a map or representation of a subdivision showina the division of a tract or
parcel ofland into lots. blocks, streets. all~ys. or other divisions and dedications.
Preliminary plat shall mean a neat approximate drawing of a proposed subdivision showing
the general layout of streets and alleys, lots, blocks, and restrictive covenants to be applicable to
the subdivision, and other elements of a plat or subdivision which shall furnish a basis for the
approval or disapproval of the general layout of a subdivision.
Right-of-way shall mean land dedicated or conveyed to the public or a unit of government,
the primary purpose of which is the movement of vehicles and pedestrians and providing for
access to adjacent parcels, with the secondary purpose of providing space for utility lines and
appurtenances and other devices and facilities benefiting the public.
Short plat shall mean a final drawing of the short subdivision and dedication prepared for
filing for record with the county auditor and containing all elements and requirements set forth for
short subdivisions in this chapter and as required by state law.
Short subdivision shall mean the division or redivision ofland into four or less lots, tracts,
parcels, sites, or divisions for the purpose of sale, lease, or transfer includil\i divisions of land into
lots or tracts which are one-one hundred twentieth of a section of land or lat:ier. or five acres or
lar-aer if the land is not clWable of description as a fraction of a section of land. PROVIDED, that for
put:pOseS of computina the size of any lot under this section which bprders on a street or road. the
lot size shall be e~anded to include the area which would be bounded by the center line of the
road or street and the side lot lines of the lot runnini pet:pendicular to such center lot line.
Subdivider, developer, or platter shall mean any person or authorized representative
undertaking the subdividing or resubdividing of a lot, block, or other parcel of land.
Subdivision shall mean the division or redivision of land into five or more lots, tracts, parcels,
sites, or divisions for the purpose of sale, lease, or transfer and including all resubdivision of land
except as provided in this chapter includina divisions ofland into lots or tracts which are one-one
hundred twentieth of a section of land or lar-ier. or five acres or laraer if the land is not c~able of
description as a fraction of a section of land. PROVIDED, that for put:poses of cOII\Putini the siZe
of any lot under this section which borders on a street or road. the lot size shall be eJq)anded to
include the area which would be bounded hy the center line of the road or street and the side lot
lines of the lot ruMina peq>endicular to such center lot line.
97
Tract shall mean a fractional part of subdivided lands having fixed boundaries, which is
dedicated or reserved by appropriate covenant or plat restriction for purposes of ingress, egress,
utility access, open space, drainage, or other purpose necessary to the public welfare.
Zoning restriction shall mean the restrictions contained in chapter 22, Zoning.
(Ord. No. 90-41, ~1(16.20), 2-27-90)
Cross reference(s)-Definitions and rules of construction generally, ~ 1-2.
Sec. 20..2. Purpose.
This chapter is adopted in furtherance of the comprehensive plan of the city. It is hereby
declared that the regulations contained in this chapter are necessary to:
(1) Promote the health, safety, and general welfare in accordance With standards
established by the state and the city;
(2) Promote effective use of land by preventing the overcrowding or scattered development
which would injure 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;
(3) 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
subdivision with existing and planned streets in the surrounding community;
(4) Provide for adequate light and air;
(5) Provide for water, sewage, drainage, parks and recreational areas, sites for schools and
school grounds, and other public requirements;
(6) Provide for proper ingress and egress;
(7) Provide for housing and commercial needs of the community;
(8) Require uniform monumenting of land divisions and conveyance of accurate legal
descriptions;
(9) Protect environmentally sensitive areas;
(10) Provide for flexibility in site design to accommodate view enhancement and protection,
protection of streams and wetlands, protection of steep slopes, and other environmental
significant or sensitive areas.
(Ord. No. 90-41, ~1(16.10.20), 2-27~90)
98
Sec. 20-3. Exemptions.
The provisions of this c~ter shall not lWply to:
ro Cemeteries and other burial plots while used for that putl)ose;
m Divisions made by testamentaty provision$, or the laws of descent;
m Divisions of land into lots or tracts classified for industrial or commercial use when the
city has approved a bindina site plan for the use of the land.
00 l)ivision for the pw:pose of lease when no residential structure other than mobile homes
or travel trailers are permitted to be placed upon the land when the city has lWproved a
bindiIli site plan for the use of the land;
m Division made for the putl)ose of alteration by adjustina boundaty lines between platted
or unplatted lots or both, which does not create any additional lot, tract, parcel, sittt. or
division nor create any lot, tract, parcel, site, or division which contains insufficient area
and dimension to meet minimum requirements for width and area for a buildif\i site;
This shall not lWPly to "Alterations of plats" as provided for in FWCC, Division 8.
ro Division of land into lots or tracts if: 00 Such division is a result ofsubjectini a portion
of a parcel or tract orland to either chlWter 64.32 (JIorizontal Reiimes Act) or ~.34
RCW (Condominium Act) subsequent to the recordina of a bindina site plan for all
such land;
m Divisions orland due to condemnation or sale under threat thereat by an aien((y or
division of aovernment vested with the power of condemnation;
00 Divisions 9r aCqJlisiti9n orland for public riibt pfway.
Sec. 2&-3. Sec. 20-4. Interpretation; conflict.
(a) In their interpretation and application, the provisions of this chapter shall be held to be
the minimum requirements. More stringent provisions may be required if it is demonstrated that
different standards are necessary to promote the public health, safety, and welfare.
(b) Where the conditions imposed by any provisions of this chapter are either more
restrictive or less restrictive than comparable conditions imposed by any other provisions of this
chapter or of any other applicable law, ordinance, resolution, rule or regulation of any kind, the
regulations which are more restrictive and impose higher standards or requirements shall govern.
(Ord. No. 90-41, 11(16.450.10, 16.450.20),2-27-90)
99
Sec. 18-4. Sec. 20-5. Violations, enforcement and penalties.
Ca) Any person, or any agent thereof, who divides land into lots, tracts, or parcels of land
and sells or transfers, or offers or advertises for sale or transfer, any such lot, tract or parcel
without having a final plat, short plat, boundary line adjustment, or binding site plan filed for
record, or who otherwise violates or fails to comply with any of the provisions of this chapter, or
any amendment thereto, shall be guilty of a gross misdemeanor punishable by a fine of not more
than $5,000.00 for each offense. Each such sale, offer for sale, lease, or transfer of each separate
lot, tract, or parcel ofland shall be deemed a separate and distinct offense; provided, however, an
offer or agreement to sell, lease, or otherwise transfer a lot, tract, or parcel of land following
preliminary plat approval shall not be deemed in violation of this chapter if performance of the
offer or agreement is expressly conditioned on the recording of the final plat containing the lot,
tract, or parcel. All payments on account of an offer or agreement conditioned as provided in this
section shall be deposited in an escrow or other regulated trust account and no disbursement to
the seller shall be permitted until the final plat is recorded.
(b) Whenever land within a subdivisipn aranted final awroval is used in a manner or for a
pm:polle which violate~ any provision of this chapter" any provision of the local subdivision
reiUlations, or any term or condition of plat lWProval prescribed for the plat by the local
Government. then the pr~secutina attorney" or the attorn~ aeneral if the prosecutina attorney
shall fail to act, may commence an action to restrain and eQjoin such use and cotl\Pel compliance
with the prQvisions of this chlij)ter or the local reiUlations. or with such terms or conditions. The
costs of such action may be taxed aaainst the violator.
uu Any person who violates any court order or iQjunction issued pursuant to this chlij)ter
shall be su~ject to a fine of not more than five thousand dollars or imprisonment for not more than
ninety days or both.
(d) No buildina permit, septic taok permit, or other develQpment permit. shall be issued for
any lot, tract, or parcel of land divided in violation of this chlWter or local reiUIations adopted
pursuant thereto unless the authority authorized to issue. such permit finds that the public interest
will not l>e adversely affected thereby The prohibition contained in this section shall not lWPly to
an innocent purchaser for value without actual notice. All purchasers' or transferees' prQperty
shall cotl\Ply with provi~ions of this ch~pter and each purchaser or transferee may recover his or
her damaies from any person, firm. cor:poration, or aGent sellina or transferrina land in violation
of this chapter or local re.gulation~ adopted pursuant thereto, includina any amount reasonably
~pent as a result of inability to obtain any development permit and ~ent to conform to the
requirements of this chapter as well as cost of investiaation. suit and reasonable attorneys' fees
occasioned thereby. Such purchaser or transferee m~y as an altefllative to conformina his prQperty
to these requirements, rescind the sale, or transfer and recover costs of investiaation, suit and
reasonable attorn~s' fees occasioned thereby.
100
(b~) The city, through its authorized agents, may commence an action to restrain and enjoin
violations of this chapter, or of any term or condition of plat approval prescribed by the city, and
compel compliance with the provisions of this chapter, or with such terms or conditions, as
provided by RCV." 58.17.200 and 58.17.320 in this section. The costs of such action may be taxed
against the violator.
(Ord. No. 90-41, ~1(16.460.10, 16.460.20),2-27-90)
8<<. 28--5. lJse OCKiDI Coua., Aelial Su,"e,. Sec. 20-6. Vertic" Datum.
Where topography is required to be shown, the land survey data must be based on I6na
Count, Aeriai Sutye, (KCAS) datum the National Geodetic Vertical Datum (NGVD-29). EKing
County Aerial SWyer coutlol is not a..ailable within a reason. bit. distance fionl the site, a
peu'llanent monwuent, (KCAS Drawin& No, 29 which is 011 file in the crt, clerk's officer) with an
assumed eI~ati.on of 199.88, shaH be set Oil the site in a leada, assessable location which shaH be::.
indiGated on the plat. NGVD-29 datum information is on file with the City of Federal W~ public
works dtU)artment.
Secs.20-1-20-20.Jleserved.
ARTICLE n. PLATS.
.Cross reCerence(s)--Authority to adopt rules and regulations regarding procedures to
assure building regulations are reviewed as part of this process, ~5-37.
State law reCerence(s)--Subdivision plats, RCW ch. 58.17.
DMSION I. GENERALLY
Sec. 20-21. Preapplication conCerence.
'For the purpose of expediting applications and reducing subdivision and site plan design and
development costs, a pr~lication conference is required for all preliminaty plats. Ithe
developer may request a preapplication conference for short plats and bindina site plans.
Pre~plication conferences are conducted in accordance with the following requirements:
(1) At the lequest of tile applicant, Tthe director or desianated staff member sball schedule
a preapplication conference. The preapplication conference shall allow the applicant to
meet with appropriate representatives of city departments and other agencies.
(2) Applicants seeking a preapplication conference shall submit information describing the
site, location, topography of the site, and a general concept plan indicating the layout of
streets and lots. Information relating to the location and size of utilities shall also be
provided. This information shall be provided at least ten 20 workil'\i days prior to the
preapplication conference.
101
(3) A brief written summary of the preapplication conference (checklists may be
substitute<!) shall be provided by the director or desiiJlated staff member "ithin ten
"odJng days of the final nlCCting followina the prelWplication conference.
(4) The applicant may be charged reasonable fees for a preapplication conference.
(5) The preapplication conference is advisory only and neither the proponent nor the
technical staff sball be bound by any determinations made therein.
(Ord. No. 90-41, ~1(16.40), 2-27-90)
Sees. 20-22-20-40. Reserved.
DMSION 2. BOUNDARY LINE ADJUSTMENTS
See. 20-41. Scope.
(a) Boundary line adjustments sball be a minor alteration in the location of lot boundaries
on existing lots. Such alteration sball 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 the reduction of setbacks or site coverage to less than
prescribed by the zoning regulations.
(d) All lots resulting from the boundary line alteration shall be in conformance with the
design standards of this chapter.
(Ord. No. 90-41, ~ 1(16.200.10), 2-27-90)
~ec. 20-42. Review process.
The director of community development services shall administratively approve boundary line
adjustments pursuant to this division. BOtlh<lary lit~e adjustnlet1:ts Ate not required to be plocessed
under processe& I through IY oftbe zoning ICStllations SeGbOn 22-386 et seq. No other review
process under this chapter shall be required for boundary line adjustments.
(Ord. No. 90-41, ~1(16.200.1O), 2-27-90)
See. 20-43. Applications.
Applications for boundary line adjustments shall be submitted to the department of
community development services in essentially the same form as a short plat and shall include the
following information:
102
(1) If applicable under section 22-1221 et seq., regarding environmentally sensitive areas,
completed checklists or other required environmental documentation;
(2) The existing lot lines shown in dashed lines and the area, in square feet, of each of the
lots;
(3) The new lot lines shown in solid lines and the area, in square feet, of each of the new
lots;
(4) The location of all structures on the lots and the distance of each from both the existing
and proposed lot lines, when such distance is less than SO feet;
(5) The location of all existing driveways and recorded easements for access, utilities or
other purposes.
(Ord. No. 90-41, ~1(16.2oo.20), 2-27-90)
Sec. 20-44. Determination of Completeness.
(a) Completeness
ill Within 28 calendar days of receivina an l\P.Plication, the city must determine whether
the ~wlication is complete. The city willlWPly Section 20-43 to determine
completeness If the city deems the application to be cOll\Plete, a Letter of
COll\Pleten~ss must be issued prior to the 28 day deadline. If the city determines the
wlication to be incoll\Plete, the city shall notit)r the lWplicantof what needs to be
submitted for a cOll\Plete ~plication. In this written determination, the city shall also
identitY. to the extent known to the city. the other ~aencies oflocal. state, or federal
aovernment that may have jurisdiction over some a~ect of the prQposed development
activity. An application shall be deemed complete under this section if the city does not
provide a written determination to the applicant as reQJlired in this par~aPh'
(2) Within 14 days atler an ~pplicant has submitted the additional information identified by
the city as beina necessaty for a cOll\Plete application, the city shall noti(y the lij)plicant
whether the ~plication is cOll\Plete or whether additional information is necessaty.
(b) AdditionalllJ1onnation. Issuance of a letter of determination of completeness shall not
preclude the city from reqJlestina additional information or studies, either at the time of the Letter
of Completeness or subseQJ.1ently" if new information is required or substantial chqes in the
proposed action occur.
103
Sec. 20-45. Director's decision
The director will endeavor to issue his or her decision on the land use and desiiJ1 cOll\Ponents
of the project permit approval within 120 days o(the issuance of the letter of completeness issued
pursuant to 20-44, except that the followina periods shall not be included in the calculation of the
120-day period:
La) Any period durina which the applicant has been reQJ1ested hy the city to correct plans,
perform required studies. or provide additional reQJ1ired information. In these instances. the period
excluded from the 120-d~y calculation shall beiPn on the date the city notifies the applicant of the
need for additional information and run until the earlier of the date the city detenuiJtes whether the
additional information satisfies the reQJ1est for information or 14 days after the date the
information has been provided to the city If the city determines that the information submitted hy
the lWplicant under this para&rlWh is insufficient. it shall notifY the lWplicant of the deficiencies
and the procedures under this paraar~ph shall a.pply as if a new reQJ1est for studies had been made.
!h) Any extension of time mutually ~ireed upon by the a.pplicant and the city.
The 120-day time period does not apply if an ~plication for a boundaty line a<ijustment is
part of a prQject that requires an amendment to the cotllprehensive plan or this chlWter; requires
approval of a new fully contained community as provided in RCW 36.70A.350, a master planned
reSQrt as provided in RCW 36.70A.360, or the sitina of an essential public facility as provided in
RCW 36.70A.2oo; or if an ~pplication for a boundaty line adiustment is substantially revised hy
. the applicant, in which case the time period shall start from the date at which the revised proiect
lWplication is d~ermined to be complete under 20-44.
If the director is unable tQ issue his or her final decision on an ~pplication as provided in this
paraarapn, the director shall provide written notice of this fact to the lWplicant. The notice shall
include a statement of reaspns why the decision has not been issued within the 120-day perio<\,
and an estimated date for issuance of the notice of final decision.
Se~ 2~4. Stc. 20-46. Recordation.
All approved boundary line adjustments shall be recorded with the county division of records
and elections in the same manner as a short subdivision. Such recorded document shall reference
the recording number of the plat or short plat which is being. altered by the boundary line
adjustment.
(Ord. No. 90-41, ~1(16.2oo.30), 2-27..90)
SeiCt. 20..45-<20..69. Resea yeel.
104
DMSION 3. LOT LINE ELIMINATIONS
See. 26-47. Scope.
The pm:pose of a lot line elimination is to remove interior lot lines of a parcel conwrised of
two or more s~arate lots with contiiUous ownership.
Sec. 26-48. Review process.
Lot line eliminations are reviewed administratively by the public works d~artment. An
lWplication for a lot lin~ elimination is evaluated on the basis of the information provided by the
applicant. No other review process under this chlWter shall be required for lot line eliminations
Sec. 26-49. Applications.
J\wlications for lot line eliminations shall be submitted to the public works d~artment in the
form described below and shall include the followina information:
W COll\Pleted aeneral ~plication form Slaned by all vested owners Aaent authorization is
required if ap,plication is not sianed by the owner(~. Name~, addresse!\ and phone
numbers of all vested owners shall be included.
Q). Lot line elimination ~plication fee payable to the City of Federal Way.
Q) Lot line elimination and restrictive covenant fully executed and notarized by all vested
owners.
00 Complete and ~rate leaal descriptions of the oriiinal parcels set forth in the lot line
elimination and restrictive covenant. .
ill COII\Plete and accurate lepl description of the revised parcel set forth in the lot line
elbnination and restrictive covenant.
00 CQpy of a title rc;>ort not more than one year old, or a co.py of the deed conveyina title
to prQperty owner(~.
m Two copies of accurate, scaled drawinas of the oriiinal and revised parcels meetil'\i the
reqJJirements listed below.
See. 26-50. Drawinl Requirements.
The drawina sheet shall be 8~ "x 11 II in size drawn at an eniPneerina scale of 1 II rc;>resents
50' or lar-aer. A 18.(aer sheet size may be used, ifnecessaty. QP to a maximum of 18"x24"; The
drawinas shall include the followina information:
105
ill The oriiinal parcel lot lines shall be shown with hea\1}', solid lines. The location of all
streets and structures shall be shown. The drawing shall clearly show property
dimensions. distances from all structures to property lines. and tlte use of all structures.
(2) The revised exterior parcel lot lines shall be shown with hea\1}', solid lines. The interior
lot lines to be eliminated shall be shown with a liaht. dashed line The location of all
streets and structures shall be shown. The drawina shall clearly show property
dimensions, distancelJ from all structures to prQperty lines, and the use of all structures.
m A north arrow", with north oriented to the top of the sheet, shall be shown on each
drawina.
00 Tax parcel numbers of the parcels beina altered by the lot line elimination &hall be
shown
Sec. 20-51. DeterminAtion of Completeness.
(a) Completeness
ill Within 28 calendar days of receivina an application, the city must determine whether
the al2Plication is cOII\Plete The city will determine completeness by applyini sections
20-49 and 20-50. If the city deems the application to be cOII\Plete, a Letter of
COII\Pleteness must be issued prior to the 28 day.deadline If the city determines the
applica~ion to be incomplete, the city shall noti{y the applicant of what needs to be
submitted for a cOlllPlete Q,pplication. In this written determinatioq, the city shall also
identitY", to the extent known to the ~ity", the other aaencies of local, stat~ or federal
aovernment that may have jurisdiction over some aspect of the propose4 development
activity. An application shall be deemed cOlllPlete under this section if the city does not
provide a written determination to the applicant as reQJlired in this paraarlWh.
(2) Within 14 days after an ~pplicant has submitted the ad~itional information identified by
the city as beina necessaty for a complete applicatiol\ the city shall notify the applicant
whether the application is complete or whether additional information is necessaxy.
au AdditionaII'1formation. Issuance of a Letter of COII\Pleteness shall not preclude the
city from reQuestina addit~onal information or studies either at the time of the Lett~ of
Co~leteness or subseqJlently if new information is reQJlired or substantial chanaes in the
proposed action occur.
Sec. 20-52. Director' I decision.
The director will endeavor tQ issue his or her decision on an lWplication for a lot line
elimination within 120 days of the issuance of the letter of completeness issued pursuant to Sec.
106
20-51, exc~t that the followina periods shall not be included in the calculation of the 120-daY
period:
(a) Ally period durit\i which the applicant has been requested by the city to correct plans,
perform reql1ired studie~, or provide additional required information In these instances, the period
excluded from the 120-d~y calculation shall beiin on the date the city notifies the ~licant of the
need for additional information and run until the earlier of the date the city determines whether the
additional information satisfies the request for information or 14 days after the date the
information has been provided to the city. If the city determines that the information submitted by
the applicant under this paraaraph is insufficient, it shall notify the ap.plicant of the deficiencies
and the procedures under this par~lWh shall iWply as if a new request for studies had been made.
00 Ally extension of time mutually aareed upon by the ~plicant and the city.
The 120-day time period does not apply if an ~pplication for a lot line elimination is part of a
pn~ject that req,J1ires an amendment to the comprehensive plan or this chaptet:; reqpires ~proval
ofa new fully contained community as provided in RCW 36.70A 350 a master planned resort as
provided in RCW 36.70A36Q, o( the sitina of an essential public facility as provided in RCW
36.70A200; or if an ~pplication for a lot line elimination is substantially revised by the applicant,
in which case the time period shall start from the date at which the revised prQject application is
determined to be complete under 20-51.
If the ~irect9r is unable to issue his or her final decision on an application for a lot line
elimination as provided in this paraaraph. the director shall provide written notice of this fact to
the lWplicant. The notice shall include a statement of reasons why the decision has not been issued
within the 120-day period, and an estimated date for issuance of the notice offinal d~cision.
s~. 20-49 53. R~ordation.
The city shall record all approved lot line eliminations with the Kina County Division of
Records and Elections. A copy of the documents, stamped with the recordina number, shall be
forwarded to the ~pplicant. the file, and the Kina County D~artment of Assessments for
assessment pUqloses. All fees for such recordina shall be paid by the applicant prior to recordina.
S~s. 20-~ 54-20-60. Reserved
DIVISION 3'~. BINDING SITE PLANS.
*Cross reference(s)--Site plan review procedure, ~22-361 et seq.
State law reference(s)-Binding site plans, RCW 58.17.035.
107
Sec. 20-61. Subdivisions requiring binding site plan.
Divisions of W land for sale or lease which at e intended is classified for commercial,
business, office, or industrial development and which ate zoned properly for StIch uses shall be
required to obtain an approved binding site plan in accordance with this and other ordinances of
the city.
(Ord. No. 90-41, ~1(16.420), 2-27-90)
Sec. 20-62. Application.
(a) Applications for binding site plans shall be submitted in the same accordirw to the
requirements for content and form as stipulated for short subdivisions ~ in section 20-81 et
seq.
(b) Applications shall be at a scale of no less than one inch equals represents 100 feet and
sball clearly show lot and parcel sizes~ building envelopes, open space and buffers, road rights-of-
way (whether public or private), utility easements, and other information pertinent to the
development as required by the director of community development services.
(c) Applications shall be processed under the provisions ofplocess m~ seGtion 22....76 et
seq:- short subdivi~ions in section 20-81 et seQ.
(Ord. No. 90-41, ~1(16.430.10--16.430.30), 2-27-90)
Sec. 20-63. Determination of completeness.
(a) Completeness
W Within 28 calendar days of receivina an ~plication, the city must determine whether
the application is complete. The city willlWPly Sec. 20-62 to determine completeness.
If the city deems the application to be complete. a Letter of Completeness must be
issued prior to toe 28 day deadline. If the city determines the application to be
incomplete. ~he city shall notitY the applicant of what needs to be submitted for a
complete liPplication. In this written determination, the city shall also identify" to the
extent known to the city, the other aaencies of local, state, or federal aovernment that
may have jurisdiction over some aspect of the proposed development activity. An
application shall be deemed complete under this section if the city does not provide a
written determination to the ~plicant as reQuired in this paralVaph.
(2) WitJUn 14 days after an applicant has submitted the additional information identified by
the city as beirli necessaty for a complete application, the city shall notitY the applicant
whether the ~lication is complete or whether additional information is necessaty.
108
au Additional if'JIonnation. Issuance of a Letter of COlllPleteness shall not preclude the
city from reqJlestina additional information or studies either at the time of the Letter of
Completeness or subseQJlently if new information is reqJlired or substantial ch8.t'\ies in the
proposed action occur.
Closlleftlence('s}--FroGess m ~i~ IGquiIements, ~ 22--476 et seq.
Sec. 2e..63 See. 20-64. Plan review.
Binding site plans shall be reviewed for conformance with section 20-2, design criteria and
development standards set forth in sections 20-151 through 20-157, and 20-178 through 20-187,
any other applicable ordinances or regulations of the city, and RCW ch. 58.17.
(Ord. No. 90-41, ~1(16.430.40), 2-27-90)
Sec. 20-65. Director's Decision.
W General.
m Coordination with Decisions Under the State Environ1l1ent(ll Poliqy Act. If a SEP A
threshold determination is reqJ1ired to be issued, the threshold determination must
follow the end of the public comment period on the project permit awlicatioI\, but
precede the director's decision on bindina site plan ~lication. If the SEP A threshold
determination is ~ealeQ, the director's decision on the bindina site plan shall be issued
sufficiently in advance of the Qpen record hearlna on the threshold determination
lWpeal, to allow any ~peal of the bindina site plan decision to be consolidated and
heard with the lWpeal Qf the threshold determination.
(2) Timing. The director will endeavor to issue his or her decision on the binrliI\& site plan
within 120 d~s of the iss1,1ance of the Letter ofCo11lPletene~s issued pursuant to Sec.
20-63. ex~pt that the followina periods shall not be included in the calculation of the
120-day period:
Jl.. Any period durh'\i which the ~plicant h~s been reQ.Uested by the city to correct
plans. perf Om) reqJ1ired studies, or provide additional reQJIired information. In
these instances, the period excluded from the 120-day calculation ~}lall beam on
the date the city notifies the lWplicant of the need for additional information and
run until the earlier of the date the city determines whether the additional
information satisfies the reQJIest for information or 14 days after the date the
information has been provided to the city. If the city determines that the
information submitted by the applicant under this paraifapQ is insufficient. it shall
no~ the applicant of the d~ficiencies and the procedures under this par....Ph
shall apply as if a new request for.studies had been made.
109
h.. Any period durin& which an environmental ill\Pact statement is beini pr~ared
followina a determination ofsianificance pursuant to RCW 43 21C.
~ Any period for administrative appeals of the SEP A threshold determination,
provided that the time period for consideration of such ~peals shall not exceed 90
days for an open record ~peal hearina and 60 d~ys for a closed record appeal.
The parties to 8Jl appeal may aaree to extend the 90- or 60-day period~
re~ective1y.
do. Any extension of time mutually aweed upon by the ~plicant and the city.
The 120-rlay time period does not lWPly if a bindina site plan application under this article
requires an amendment to the coll\Prehensive plan or this chapter~ reQJlires approval of a new fully
contained community as provided in RCW 36.70A.350, a master planned resort as provided in
RCW 36.70A.360, or the sitina of an essential public facility as provided in RCW 36.70A.200; or
if a bindina 3ite plan 8J1Plication is substantially revised by the lWplicant, in which case the time
period shall $art from the date at which the revised proiect lWplication is determined to be
cOll\Plete under 20-63.
If the director is unable to issue his or her final decision on the bindina site pl@D I\PJ)lication as
provi~ed in this paraifaph, the city shall provide )Vritten notice of this fact to the I\PJ)licant The'
notice shall include a statement of reasons why the decision has not been issued within the lZ0-
d~ period, and an estimated date for issuance of the notice of final decision.
Se~. 2&..'" Sec. 20-~6. Recordation.
(a) Approved applications shall be recorded by the city with the county department of
elections and records. All fees for such recording shall be paid by the applicant. A copy of the
documents, stamped with the recording number, shall be forwarded to the county department of
assessments for assessment purposes.
(b) Binding site plans shall be recorded consistent with RCW ch. 58.09.
(Ord. No. 90-41) fil(16.430.50), 2-27-90)
Se~. 28~'S Sec. 20-67. Identification of other restrictions.
Where the binding site plan is governed or regulated by a specific zoning ordinance) the
number of such ordinance shall appear on the face of the binding site plan. Additionally) the
recording number of any covenants, deeds) or restrictions which affect the property sball be
shown on the face of the binding site plan.
(Ord. No. 90-41, fil(16.430.60), 2-27-90)
Sees. 20-66-20-80. Reserved.
110
DMSION 4 5,. SHORT SUBDIVISION PLATS
Sec. 20-81. Application and review process.
The general procedure for processing an application for a short subdivision consists of the
following steps:
(1) An optional preapplication conference between the proponent and city statrto discuss
land use, site design, transportation, and environmental issues.
(2) Review of the short subdivision application to determine whether or not the application
is complete and acceptable for filing.
(3) Review of the application by the department of community development service~,
public works department, Federal \Va, 'll atCl and Sewer Lakehaven Utility District,
City of Tacoma public works department, and county department of public health, if
septic systems are to be utilized.
(4) Approval, approval with conditions, or denial of the short subdivision by the director of
the department of community development services.
(5) Review of engineering drawings for required public improvements.
(6) Approval of short subd"ision eniineerina plans by public works director.
m Substantial cOII\Pletion of required improvements.
(7 .&) Recording of short subdivision in the office of the county division of records and
elections.
(Ord. No. 90-41, ~ 1(16.130.10--16.130.70), 2-27-90)
Sec. 20-82. Preapplication conference.
(a) For the purpose of expediting applications and reducing subdivision and site plan design
and development costs, the developer may request a preapplication conference with the director
of the department of community development services to discuss land use, site design, required
improvements, and conformance with the comprehensive plan and zoning ordinance. The director
may request the attendance of other staff members at the preapplication conference.
(b) The preapplication conference is advisory only and neither the applicant nor technical
staff shall be bound by any determinations made therein.
(Oed. No. 90-41, ~1(16.140.10, 16.140.20),2-27-90)
111
Sec. 20-83. Content and form of application.
<a) An application for approval ofa short subdivision shall be made to the department of
community development services upon forms furnished by the city. Applications shall be made by
the owner or owners of the parcel or parcels of all property encompassed by the application or by
a duly authorized agent. The owner or owners of all parcels to be included must join in or be
represented in the application.
(b) The application shall include me KYsm prints and one leproducible mylar of the
proposed short subdivision drawn to a scale of one inch eqmds r~resents SO feet or larger, and
should be accompanied by the following information:
(1) Proposed name of the plat.
(2) Location by section, township, range, and/or by other legal description.
(3) Name, address, and phone number of developer.
(4) Name, address, and phone number of each property owner.
(5) Name, address, and phone number of registered land surveyor.
(6) Scale of drawing, date, and north point.
(7) Existing topography of the land indicated by contours of two-foot intervals for slopes
less than 20 percent and five-foot intervals for slopes of20 percent or greater.
(8) Location and extent of significant natural features on and immediately adjacent to the
site. Such features shall include, but are not limited to, streams, wetlands, views,
significant trees, and water bodies to the extent that siinificant natural features and/or
their associated buffers affect the proposed short subdivision.
(9) Comprehensive plan and zoning classification of the proposed short subdivision and
adjoining properties.
(10) Adjacent common ownerships and the land or lot divisions of adjoining properties not
in common ownership for a distance of at least 100 feet around the perimeter of the
property proposed for subdivision.
(11) Location, widths, and names of existing or prior platted streets, railroad or utility
rights-of-way or easements, access easements, slope easements, parks and other public
spaces, and existing permanent structures to be retained within and adjacent to the
proposed short subdivision. Where the property had been previously subdivided, the
112
original lots, blocks, streets, easements, etc., shall be shown in dotted lines in scale with
the proposed short subdivision.
(12) Existing and proposed water, sewer, and drainage utilities on, under, or over the land
showing size, grades, and location.
(13) Layout of proposed streets, pedestrian walkways, and easements.
(14) Layout, number, and dimensions of proposed lots.
(15) Parcels ofland intended to be dedicated for public use, or reserved for use of owners of
the property in the short subdivision.
(16) Building setback lines.
(17) The location and size of all ditches, culverts, catchbasins, and other parts of the design
for the control of surface water drainage.
(18) Typical roadway sections.
(19) Vicinity map indicating the proposed short subdivision's relation to the area.
(20) A copy of the current county quarter section map for the appropriate area.
(21) If applicable under section 18-141 et seq., completed checklists or other required
environmental documentation.
.(22) The fee established by the city. The application shall not be accepted unless it is
accompanied py the reQJ1ested fee.
(221) Additional information as required at the discretion of the director.
(Ord. No. 90-41, ~1(16.150.10--16.150.30), 2-27-90)
Sec. 20-84. Ac.ceptanct of applic.ation, Brouting.
(a) Upon submittal oran appliGation for mort S\:Jbdivision, the diteGtor of G011.l1UUntt,
de"11elopmellt senices shaH deteunine the foHowihg.
(1) That the application contains all infullnation reqaiIed herein and an, additional
infotn1atiob as may be leql1iIed by direc.tor of community developnleht services.
(2) That the plopOKd molt subdi,ision is in confolmatlGe 'With the zoning cod~ and ofticial
zoning limp.
113
(3) That all appliGable fees ha~e beeb paid by th~ appliGldrt.
(b I) Upon determinin8 that the shOt t sabdn isioll APpliGatioll is Gomplete submittal of an
application for a short subdivision, the director of community development services shall
distribute a copy of the application to the public works department, the Fedetal 'l.\~ 'Wtiel and
Sewer Lakehaven Utility District, and/or City of Tacoma public utilities department, d~endin& on
who the water and sewer purv~yor will be" and the county department of public health, if the
project is to be served by septic tanks.
au The D~artment of Tran$portation shall be ~otified in writiI\i whenever a prQpOsed
short plat is located a4iacent to a stat~ riibt-o(-way. The city shall pr~are a notic~ which
includes a location m~p and lepl description of property, reQJlestina relevant information
reaardin&. but not limited to, the effect of the proposed short plat ~pon access to the state riaJlt-
of-way, traffic cavyina clWacity and safety.
(Ord. No. 90-41, ~1(16.160.10, 16.160.20),2-27-90)
Sec. 10..85. Determination of COlllpleteness.
W Co"Wleteness
OJ Within 28 ~endar days of receivina an ~plication, the city must determine whether
the application is colI\Plete. The city will apply Sec. 20-83 to determine whether the
proposed short subdivision is in conformance with the zonina code and official zonina
map, to determine cOlI\Pleteness. If the city deems the lWplication to be complete, a
Letter of Completeness must be issued prior to the 28 day deadline. If the city
9etermines the awlication to be incolI\Plete, the city shall notitY the awlicant of what
needs to be submitted for a conu>lete application. In this written determination, the city
shall also identitY, to the extent known to the city, the other aaencies oflocal, state, or
federal iovernment that may have jurisdiction over some a~ect of the proposed
develQpment activity. An application shall be deemed complete under this section if the
city does not provide a written determination to the ~pplicant as required in this
parai1"aph
(2) Witbip 14 4~ys at}er 8J1 applicant hJs submitted the additional information identified by
the city as beina necessaty for a complete ~plication, the city shall notitY the applicant
whether the lWplication is c01l\Plete or whether additional information is necessaty.
au Adqitional i1Jformation. A determination of completeness shall not preclude the city
from reQJlestina additiooal information or studies either at the time of the Notice ofColllPleteness
or subsequently if new information is reqJlired or substantial chanies in the proposed action
~
114
Sec. 20-86. Time limitation for approval or disapproval ofplats---Extension
An ~plication for short plats shall be ~pproved, diSl\Pproved, or returned to the lWplicant
within ~O d~s from the date of submittal of a complete lWplication, unless the applicant consents
to the extension of such time period. The 30 day period shall not include the time ~ent pr~arina
and circulatina any environmental documents. When retumina an ~plication due to
incompleteness or because of denial, the city shall specify what item($} are needed for a complete
lWplication; or the basis for denial.
Sec. 20-87. Compliance with Sta(, Environmental Policy Act.
The State Environmental Poljcy Act applies to some of the decisions that will be made usina
this article. The d~rector of community development services shall evaluate each ~lication and,
where applicable, comply with the State Environmental Policy A~ and with state reiUIation and
city ordinances issued under the authority of the State Environmental Policy Act.
Cross reference(->-Environmental policy, ~18-26 et seQ.
Se~. 2e..8S. Sec. 20-88. Process for review.
The director of community development services will make the initial decision on the short
plat ap.plica~joo. based on written conunents and information, accordina to Sec. 20-93. Appeals
will be decided Qy the hearina examiner after a public hearina, pursuant to Sec. 20-94 et seq. The
short subdivision application shall be processed nndel the pI (Yt1 isions of pI oc:ess I, seGtion 22-386
et sell., except AS specified in Di~ision 5. Short Subdnisions as set out in section 20-89 et seq.
(Ord. No. 9043, ~2(145.05), 2-27-90)
Cross reference(s)-Hearing examiner, ~22-81 et seq.
Sec. 20-89. Qfti~ial rde.
(a) Contents. The director of community develQpment services shall compile an official file
on the application COg.tainilli th~ followina:
m AlllWplicationmaterial submitted by the lWplicant.
(2) All written corruuents r~eived on the matter.
Q) The written decision of the director of community development
ro If the decision of the director of community development services is appeale<l, the
followilli will be iJtcluded in the file:
L The letter of appeal.
12.. All written commeo.ts submitted reaardina the lWpeal.
115
~ The staff re.port on the ~ppeal.
do. The electronic sound recordini of the hearina on the appeal.
~ The decision of the hearini examiner on the a.ppeal.
m Any other information relevant to the matter.
.au Availability. The official file is a public record. It i~ available for in~ection and copyir\B
in the de.partment of coltUllunity development services durina reiUlar business hours
Sec. 20..90. Notice.
!a) Content. The director of community development services shall within 14 days of
issuina a letter of cOlI\Pleteness on the proposalr pr~pare a notice of application containina the
followiIli information:
ill The name of the applicant and, if applicable, the prQject name. The date ofa.pJ)lication,
date of the notice of cOlI\Pletion for the application, and the date of the notice of
lWplication.
(2) The ~treet address of the suQject property or" if this is not available, a locational
description in nonleaallanauaie. Exce.pt for notice published in the new!iPaper of
aeneral circulation in the city, the notice must also include a vicinity mlW that identifies
the sUQject property.
ill The citation of the provision of this chlWter describina t~~ requested decision and to the
extent known Qy the city, any other permits which are not jncluded in the APplication.
00 A brief description of tJte requested decision, a list of the project permits included in the
application and, if applicable, a list of any studies requested under RCW 36.70A.440.
m ^ statement of the availability of the otJicial file.
~ A statement of the riaht of any person to submit written comments to the director of
community develQpment services reiardini the application within days of the date of
the notice.
CD. A state~ent that only persons who submit written comments to the director of
community development services or ~ecifically reQJlests a co.py of the oriiPnal decision
may appeal the Qirector's decision. .
00 The identification of existina environmental dpcuments that evaluate the prQposed
prQject and the location where the lWplication and any studies can be reviewed.
116
(2J A statement of the preliminmy determination, if one has been made at the time of
notice, of those development reiUlations that will be used for project mitigation and of
consistency as provided in RCW 36.70B.040.
au Distribution. Within 14 days of issuance of the Letter ofCol1\Pleteness, and at least 14
calendar days before the deadline for submittina comments, the director of community
development services shall distribute this notice as follows:
m A copy of the notice will be published in a new~lWer ofaeneral circulation of the city.
(2) At least three cQpies Qf th~ notice will be con~icuously posted on or near the subject
prQperty. Of these, at least one will be post~d on or actiacent to evety public riaht-of-
way providina primaty vehicular access to any pro.perty that abuts the suQject prQperty.
m Ar cO,py of the notice will b~ posted on.each of the official notification boards- of the city
and public libraries located within the city.
Sec. 20-91. Burden of proof.
The applicant has the responsibility of convincina the director of community development
service$ that, under the provisions of this article, the ~plicant is entitled to the reQJlested
decision.
See. 20-92. Written comments.
The director of COl'JUllunity development services shall consider all written comments and
information re&al"aini the reqJ.lested decisjon that are received by tbe de.partment of community
development services before the deadline contained within the notice reaardina the application.
Sec. 20-93. Director's decision.
00 General. After the deadline for submittina comments and after considerina all of the
information and comments submitted on the matte(,. the director o( community development
services shall issue a written d~ision within the timelines set out in section 20-856.
au Decisional criteria. The director of community development services shall use the
criteria listed in section ZO-126(Q,) in decidins upon the application. In addition, the director of
community development services may _pprove the lWplication only if:
m It is consist~nt with the comprehensive plan:
a) It is consistent with all ~pplicable provisions of this chl\Pter; and
117
OJ It is consistent with the public health, safety, and welfare.
UU Conditions and restrictions. The director of community development services shall
include in the written decision any conditions and restrictions that he or she determines are
reasonably necessaty to eliminate or minimize any undesirable effects of iVantina the application.
Any conditions and restrictions that are included become part of the decision.
(d) Contents. The director of community development services shall include the followina
in the written decision:
m A statement iVantina. modifyjn& and arantina. or denyina the aPplication.
(2l Any conditions and restrictions that are impos~.
OJ A statement of facts presented to the director of community develQpm~nt services that
sQWort the decision, includina any conditions and restrictions that are imposed.
W A state~ent of the director's conclusions based QJl those facts.
m A statement of the criteria used by the director of community development services in
makina the decision.
(g) The date of the decision.
m A summ81y of the riiht~ as established in this article" of the lWplicant and others to
request consideration and to ~peal the decision of the director of community
develQpment services.
00 A statement of any threshold determination made under the State Environmental Policy
Act, RCW 43.21C.
.(2) A statement that affected prQperty owners may reQJ1est a chanae in valuation for
property tax puq>oses notwithstandina any prOiVam of revaluation
W Distribution qfwritten decision. Within two workini days after the written decision of
the director of community development services is issued, it shall be distributed as follows:
ill A co.py will be mailed to the applicant.
(2) A copy will be mailed to each person who submitted written comments or information
to the director of community development services.
m A.copy;will be mailed to any person who has specifically requested it.
118
ill A copy will be mailed to the Kina County Assessor.
S~c.20-94.Jlppeak.
(a) Who mqy qppeal. The decision of the director of community development services may
be ~pealed by any person who is to be mailed a copy of that decision under section 22-93.
.au How and when to 4l1peal. The a.p.peal, in the form of a letter of ~ppea1. must be
delivered to the dq>artment of community development services within 14 calendar days after
issuance of the decision of the director of community develQpment gervices. The letter of appeal
must contain:
m A statement identitYina the decision beina ~ealed, alona with a copy of the decision;
(2) A statement of the alleaed errors in the director's decision, includina identification of
~ecific factual findinas and conclusions of the director of community development
services di$puted by the person filina the ~ppeal; and
Q.) The lWpellant's name, address, ~el~hone numbeI:, and fax number, and any other
information to facilitate communications with the awellant.
.uu Fees. The person plina the lWpeal shall include" with the letter of ~peal, the fee as
established by the city. The lWPeal will not be acce.pted unless it is acco11lPanied by the required
fs&
(d) Jurisdiction. Appeals from the decision of the director of community development
services will be heard by the hearina examiner.
Sec. 20-95. Notice ~r appeal hearina.
00 Content. The director of community development services shall pr~are a notice of the
appeal containina the followina:
m The file number and a brief description of the matter beina appealed.
(2) A statement of the scope of the aPpeal, includina a summaty of the specific factual
findinas and conclusions di~uted in the letter of ~peal.
Q.) The date, tim~ and place of the public hearina on the appeal.
ill A statement of who m,y participate in the appeal.
m A statement of how to participate in the appeal.
119
"
ou Distribution. At least ten calendar days before the hearina on the appeal. the director of
communitY development services shall mail a copy of this notice to each person entitled to !\Weal
the decision under section 20-94.
Sec. 20-96. Participation in the appeal.
Only those persons entitled to ~peal the decision under section 20-94 may participate in the
appeal These persons m~ participate in either or both of the followina ways:
ill By submittina written comments or information to the d~artment of community
development services prior to the hearina or to the hearil'\i examiner durina the
hearina.
(2) By app~ in person, or throuah. a r~resentative, at the hearina and submittina oral
comments directly to the hearil\& examiner. The hearini examiner may reasonably limit
the extent of the oral comments to facilitate the orderly and timely conduct of the
hearina.
Sec. 2()"97. Scop~ of the appeal.
The scQpe of the appeal is limited to the errors raised or the ~ecific factual findinas and
cog.clusions pi~uted in the letter of lWpeal. The hearina examiner may only consider evidence,
testimony or comments relatina to errors raised or the di~uted findinis pd conclusions The
hearil'\i examiner also may not consider any req.uest for modification or waiver of awlicable
requirements of this chapter or any other law.
See. 2()"98. Staff report on appeal.
(a) Content. The director of community development services shall prepare a staff r~ort
on the lWpea! containina the followini:
(1) The written decision of the director of community development services.
(2) All written comments submittecJ to the director of community development services.
m The letter of ap,peal.
~ All written comments on the !\Weal received by the d~~ment of community
develQpment services from persons entitled to participate in the appeal and within the
scQpe of the aweal.
ro An analysis of the alleaed errors in the director' s decision and any ~ecific factual
findinas and conclusions di~uted in the letter of appeal.
120
(b). Distribution. At least seven calendar days before the hearilli. the director of
community development services shall distribute copies of the staff report on the lWpeal as
follows:
m A copy will be sent to the hearina examiner.
(2) A copy will be sent to the awlicant.
Q) A copy will be ~t to the person who filed the Iijlpeal.
W A cQPY will be sent to each person who received a copy of the director's decision.
Sec. 20-99. Public bearinl on appeaL
(a) G(fne('al{v. The hearina examiner shall hold an open record hearina on the appeal
(b). Open to public. The hearinas of the hearina examiner are open to the public.
Sec. 20-100. Electronic sound recordinls.
The hearit\a examiner shall make a complete electronic sound recordina o(each hearit\i.
Sec. 20-101. Burden of proof.
The person filiQa the ~peal has the re~onsibility of convincina the hearina examiner by a
preponderance of the evidence that the director of community development services' decision
contains an error of law or that its findinas of fact or conclusions are incorrect.
Sec. 20-102. Continuation of the he3rinc.
The hearina examiner may continue the hearina it: fQr any reason, the examiner is unable to
hear all of the public comments on the appeal or if the hearina examiner determines that the
examiner needs more infoOtlation within the scope of the ~peal It dprina the hea.rlf\i. the
hearina examiner announces the time and place of the next hearina on the matter and a notice
thereQf is posted on the door of the hearina ro01l\ no further notice of that hearina need be iiven.
Sec. 20-103. Decision on appeal.
uu General. The hearina examiner shall consider all information and comments within the
scope of the lWpeal submitted by persons entitled to participate in the appeal. The hearir\&
examiner shall either affirm or chanae the findinas and conclusions of the director of community
develQpment services that were appealed. Based on the hearina examiner's findinis and
conclusions, the examiner shall either affirm, reverse, or modify the decision beina awealed.
121
au Issuance Qj' written decision. Within ten workina days after the public hearina, the
hearina examiner shall issue a written decision on the ~peal. Within two workina days after it is
issued, the hearina examiner shall distribute the decision as follows:
ill A copy will be mailed to the 'Ulplicant.
m A copy will be mailed to the person who filed the appeal.
Q.) A copy will be mailed to each person who participated in the appeal.
00 A CQpy will be mailed ~o each persop that ~ecifically reQJlested it.
ill A copy will be mailed to the Kina County Assessor.
UU litf/ect. The decision by the hearini examiner is the final decision of the city.
Sec. 20-104. .Judicial review.
The action of tQe city in arantina pr d~nyil\i an ~plication under this article may be reviewed
pursuant to RCW 36.70C in the Kina County SQperior Court. The land use petition must be filed
within 21 calendar day~ after is~uance of the final land use decision of the city.
See. 2e..86. Sec. 20-105. Departmental action.
(a) The application for a short subdivision shall be reviewed for compliance with section
20-2, and design criteria and development standards set forth in sections 20-151 through 20-157
and 20-178 through 20-187, other applicable ordinances or regulations of the city, and RCW ch.
58.17.
(b) Any action by the department of community development services relative to the
application shall contain the following information, where applicable:
(1) Improvements required as conditions of approval of the short subdivision..
(2) Review comments and requirements of reviewing agencies.
(3) Reasons for denial of the short subdivision, ifapplicable.
(c) AGt10n by the departlnent of <XJmmunit} developmeut scniGes shall constitute finai
AGtion on the sholt subdivision AppliGation, prO\'ided, that the A short plat may not be recorded
until it has been certified by the director of public works that all improvements required as a
condition of approval have been substantially completed 01 theil Gompletion bas bCGn bonded in
compliance with section 22-146 et seq in accordance with sectioJl 20-107. Such certification shall
appear on the face of the short plat.
122
(d) No final short plat shall be approved until the department of community development
services has made a formal written finding that the proposed short subdivision is in conformity
with applicable zoning ordinances or other land use controls and that the plat encolt\Passes aood
plannil\i features and provision~ for safe walkina conditions such as sidewalks for students who
walk to and from school.
00 Evety short plat of a subdivision or short subdivision to be recorded must contain a
certificate iivil\i full and correct descIiption of the lands divided as th~ appear on the plat. alona
with a statement that the subdivision has been made with the consent of the owner and all affected
owners.
ill For those short plats suQject to dedication, a not~ed written instrument containitli
suQject dedication to the public must be sisned by all partit}s havina ownershq) interest
in the land subdivided. This notarized dedication must be placed on the face of the
recorded short plat or the written instrument alona with a title r~ort confirmini title of
lands described shall be recorded as part of the short plat.
(2) An offer of dedication ~ include a waiver of riaht of direct access to 8.I'\Y street from
any prQperty if acc~ptable by tJte city. Roads not ~edicated to the public must clearly be
marked onthe face of the plat. Any dedication, donation, or arant as shown on the face
of the plat shall be considered for all intents and pU1l>oses, as a Quitclaim deed.
(e 1) A drainage release shall be provided releasing the city for claims for injury or damage
resulting from the storm drainage system to be installed, if any, and indemnify the city from any
claims brought by downstream owners based on the operation, failure to operate, improper
design, or improper construction.
(Ord. No. 90-41, ~1(16.180.10--16.180.S0), 2-27-90)
Cross reference(s)-Procedure for requirements for bonds, ~ 22-146 et seq.
Sec. 20-106. EtTect: duration approval.
W Short plat lWproval ~l eJq)ire one year from the date of the director of community
development services ~prov.al. Said approval shall constitute acc~ptance of short ~ubdivision
l~out and de~jan and shall include all conditions, restrictions, and other reqJlirements required by
the director of community develQpment services a$ part of short subdivision lWproval. City
approv.al of a short subdivision shall not constitute approval for land clearina or iCadina,
vesetation removal~ or any other activities which otherwise reqJJire permits from the city.
au Prior to construction of improvements pursuant to short plat lWProval, enaineerlnB
drawinss for public ilt\Provements shall be submitted for review and approval to th~ d~artment
of public works, Lakehaven Utility District, and City of Tacoma public utilities department. No
permits to begin construction or site work shall be scanted until finallWproval of all utility plan~
includina storm drains,se; the p~ent of all pertinent fees; and the submittal of performance
securities as ~ be required.
123
Sec. 20-107. Same: Time Extension.
(a) No less than 30 days prior to IlWse of lWproval under section 20-105, the applicant may
submit a written awplication in the foO)1 of a letter with sllPportina documentation to the
dt;)artment of community development services reQJlestina a one-time extension of those limits of
up to one year.
(h) The awlicant shall include, with the letter of request. the fee as established by the city
and reasons for said request. The application will not be accepted unless it is accompanied Qy the
required fee.
~ The director of community development services may Brant a one-year extension of
short subdivision awroval with an e'Wiration date and no further QPpOljunity for extension.
(d) The request must demonstrate that the lWplicant is makini substantial proaress on the
aWroval and conditions of approval, and that there are circumstances b~ond the ~pplicant's
control which prevent compliance with the time limits of section 20-105.
uu Any person ~aaneved Qy the srantina or denyina of a reQJlest for a time extension
under this section may ~peal that decision. The lWpellant must file a letter of IWpeal indicatina
how this decision affects the l\PJ)ellant's property and presentina any relevant material or
information sllllPortina the appellant's contention. The ~peal will be heard and decided \Won
usina the appeal process described in section 20-94 et seq. Ally time limit. pursuant to RCW
36.70B. upon the city's processina and decision upon applications under this cbapter may. ex~t
as otherwise ~pecifically stated in this chapter. be modified by a written ~eement between the
applicant and the director of community development services.
Section 20-108. Improvements: completion or luar...ntee.
W Prior to recordins of the short plat. all surveyina and monumentation must be colIlPlete.
In additioI\, all other required improvements must be substantially completed with remainini
uncolIlPlet~d improvements consistin" only of sidewalks, street liibtina. landscapina where
.pplicable. or similar inlprovement~. as determined solely by the dt;)artments of community
development services and public works.
.au In lieu of the completion of the remainina construction of reqJ1ired irnprovement~ prior
to recordina of the short plat. the applicant m~ file a performance bond or other suitable security
in a form approved Qy the cLty attom~y and in an amount to be determined by the director of
public works sufficient to iUarantee actual construction and installation of such improvements
within six months of recordina. The amount of the security for completion shall not be less than
120 percent of the estimated co~t of such improvements as lWproved Qy the public works director.
124
W An a,areement must be entered into between the developer and th~ city whereby", all
remainina improvements shall be completed within six months of enteril\i into the aareement, or
the city will have the option of calliIli the performance security and completini the irnprovements.
uu The restoration bond, assianment of fund$, or cash deposit accepted ~ the city at the
pre-construction sta.ae shall be no less than 120 percent of the cost of ternporaty erosion control,
and those facilities necesSaty to stabilize the site.
~ Prior to the accEWtance ~ the city of the constructed improvement$, the appUcant shall
file a maintenance bond or other suitable security in a form ~proved by the city attorney and in
an amount to be determined by the director of public works iUaranteeina the rEWair or
replacement of any improvement or any landscapina which proves defective or fails to survive
within a minjmum two-year time period after final acce.ptance of the improvements or
landsc~pina. Said maintenance bond shall be no less than 30 percent of the estimated cost of all
improvements.
Se.c. 29--8'1. Sec 28-109. Recording of short plat.
(a) All short plats approved in accordance with this division shall be recorded with the
county division of records and elections by the city. All fees for recording shall be paid by the
applicant. A copy of the documents stamped with the recording number shall be forwarded to the
county department of assessments for assessment purposes.
(b) Short plats shall be recorded in the same manner as a survey, consistent with RCW ch.
58.09, the Survey Recording Act.
W All lots, block$, and streets within a short plat shall be named and/or numbered ~ the
city's buildina official.
un l-ots within a short plat may not be offered for s~e or lease, or title transferred until the
short pJat pas b~ recorded.
ou No land in a short plat can be divided to create five lots in any manner within a five-
yem: period without receivina preliminaty and final plat lWproval.
ro Whenever a survey discre.pancqr exists (such as a boundaty hiatu~ an overlawini
boundaty" or a physical appurtenance) which indicates encroachment, lines of possession, or
conflict of title" the discrepancy Shall be noted on the face of the short plat and shall also be
disclosed in a title re.port prepared by a title insurer and issued after the filina of the short plat.
(Ord. No. 90-41, ~1(16.190.10, 16.190.20),2-27-90)
Sees. 1....88--1....185. Rese. \feci.
125
DMSION; 2. PRELIMINARY PLAT
Sec. 26-fe9ill. General procedure.
The general procedure for processing an application for a subdivision consists of seven steps
as follows:
(1) A preapplication conference between the proponent and city staff to discuss land use,
site design, transportation, and environmental issues if the applicant requests it;
(2) Review of the preliminary plat application by the city staff to determine whether or not
the application is acceptable for filing;
(3) Review of the proposed preliminary plat by the responsible official in order to insure
compliance with the state environmental policy act, RCW 43.21C.01O et seq., the
environmental policy, section 18-26 et seq., and impact mitigation, section 19-41 et
seq.;
(4) Submission of the proposed preliminary plat along with the comments or
recommendations of interested departments or agencies to the hearing examiner for
public hearing;
(5) Submission of the preliminary plat and recommendation of the hearing examiner t~ the
city council for approval or disapproval;
(6) Review of the final plat by the city staff and the Federal 'Nay 'OJ/at<< and Sewer
Lakehaven Utility District; and
(7) Approval of the final plat for recording as indicated by the signature of the mayor
thereon.
(Ord. No. 90-41, ~1<16.30.10--16.30.70), 2-27-90)
Sec. 26-ti&111. Content and form of application.
<a) An application for approval ofa preliminary plat shall be made to the department of
community development services upon forms furnished by the city. Applications shall be made by
the owner or owners of the parcel or parcels of all. property encompassed by the application or by
a duly authorized agent or agents. The owner or owners of all parcels to be included must join in
or be represented in the application.
au The surv~ Qfthe proposed subdivision and prtWaration oft~~ plat shall be made by" or
under the sQpervision ot: a reiistered land surveyor who shall certify that it is a true apd correct
re.presentation of the lands actually surveyed.
126
(b~) The application shall be accompanied by the following information:
(1) Ten prints Ahd one l'CpIoducible sepia of the proposed preliminary plat drawn to a scale
of one inch equals r~resents 100 feet or larger. The preliminary plat drawing shall
include the following specific information:
a. Proposed name of the plat.
b. Location by section, township, range, and/or by other legal description.
c. Name, address, and phone number of developer.
d. Name, address, and phone number of each property owner.
e. Name, address, and phone number of registered land surveyor.
f. Scale of plat, date, and north point.
g. Existing topography of the land indicated by contours of two-foot intervals for
slopes less than 20 percent and five-foot intervals for slopes of 20 percent or
greater.
h. Location and extent of significant natural features on and immediately adjacent to
the site. Such features shall include but are not limited to streams, wetlands, views,
significant trees, and water bodies to the extent that sianificant natural features
and/or their associated buffers affect the proposed preliminaty plat.
i. Comprehensive plan and zoning classification of the proposed plat and adjoining
properties.
j. Adjacent common ownerships and the land or lot divisions of adjoining properties
not in common ownership for a distance of at least 100 feet around the perimeter
of the property proposed for subdivision.
k. Location, widths, and names of existing or prior platted streets, railroad or utility
rights-of-way or easements, parks or other public spaces, or existing permanent
structures to be retained within and adjacent to the proposed plat. Where the
property had been previously subdivided, the original lots, blocks, streets,
easements, etc., shall be -shown in dotted lines in scale with the proposed plat.
1. Existing and proposed water, sewer, and drainage utilities on, under, or over the
land showing size, grades, and location.
m. Layout of proposed streets, pedestrian walkways, and easements.
n. Layout, number, and dimensions of proposed lots.
o. Parcels of land intended to be dedicated for public use, or reserved for use of
owners of the property in the subdivision.
p. Building setback lines.
q. The location and size of all ditches, culverts, catchbasins, and other parts of the
design for the control of surface water drainage.
r. Typical roadway sections.
s. Vicinity map indicating the proposed subdivision's relation to the area.
(2) A copy of the current county quarter section map for the appropriate area.
127
I
(3) Two A lists of the names and addresses of all owners of real property, as shown by the
records of the county assessot, and oCGapallts of aU I em pi Opel t}t located within 300
feet of any portion of the boundary of the proposed subdivision and any adjoining real
properties owned by the owners of the lands proposed to be subdivided. The lists shaH
be plovided on addles! labels. If the owner of the property which is prQposed to be
subdivided owns aq;acent property, the addresses of owners ofprQperty located within
300 feet of any portion of the boundaries of such adiacently located parcels must also
be provided.
ro Three sets of stamped envelopes with address labels for all owners des(;ribed in (3)
above.
(lit ~) Two 8~-inch by II-inch ftlnl positives tran~arencies and paper positives of the
preliminary plat map.
(5~) Ifapplicable, a phasing plan, showing divisions of the plat and a proposed timetable for
construction of each division.
(61) A complete environmental checklist pursuant to environmental policy, section 18-26 et
seq.
(7 I) Additional information as required at the discretion of the director of community
development gervices.
(e d) Upon submittal of the preliminary plat application, the applicant shall tender payment of
required fees. Such fees shall be determined according to a standard fee schedule approved by the
city council. The purpose of such fees is to defray the city's cost in processing the application.
(Ord. No. 90-41, ~1(16.50), 2-27-90)
See. 20-fttW. ConformaDce with z04ing code, zoning maps ~pplicable codes and
standards.
All applications for preliminary plat approval shall be in conformance with the zoning code
and official zoning maps of the city. In the event an amendment to the zoning code and/or a
change in the zoning maps is required to assure such conformance, the director of community
development services shall require that the appropriate applications for such change be submitted
so that such requests may be considered concurrently. No plat shall be ~p'proved coverit\a any
land situated in a tloodcontrol zone without the prior written approval of the dcwartment of
ecolQiY of the state ofWashinaton.
(Ord. No. 90-41, ~1(16.60), 2-27-90)
128
Sec. 20-fliill. A.cce.,tadce of appliutioD Determination of completeness; routing.
W Completeness.
m Within 28 calendar days of receivini an application, the city must determine whether
the lWplication is complete. To determine completeness the city shall ~ply sections 20-
111 and 20-179, and determine whether the lWplicant has paid all fees and submitted all
documents and information reQUired to permit a full public hearina ~on the merits of
the application, and determine whether the director of community develQpm~llt gervices
has received a notice of availability from the Lakehaven Utility District and City of
Tacoma public utilities department for sewer and water", as appropriate. If the city
deems the lWplication to be complete, a Letter of Completeness must be issued prior to
the 28 d~ deadline If the city determines the ~plication to be incomplete. the city
shall noti.{y the ~pIicant of what needs to be submitted for a complete application. In
this written determination, the city shall also identify. to the extent known to the city,
the other ai~J1cies of local, state, or federal iovernment that may have iurisdiction over
some a$Pect oftpe proposed development activity. An ~pplication shall be deemed
complete under tQis section if the city does not provide a written determination to the
awlica.ot as reQJlired in this para.ar~h.
(2) Within 14 days aft~r an I\P.Plicant has submitted the additional information identjfied by
the city as beina neceswy for a cornplete application, tQ~ city shall notify the applicant
whether the application is cOUlplete or wheth~r additional information is necessaty.
(J) A determination .of oolllPleteness shall not preclude the city from reqJJestina additional
information or studies either at the time of the Letter of Completeness or subseQJlently
if new information is reQUir~d or substantial chanies in the proposed actioll occur.
(a h) RoutinK. Upon StIbnlittai of a Gonlpleted pI elirninary plat appllGaUon issuapce of a letter
of completenes~, the department of community development services shall transmit at least one
copy of the plat for review and recommendation to each of the following:
(1) Public works department;
(2) Parks department;
(3) School District No. 210;
(4) Federal Way ".vatet and Se'We1' Lak~haven Vtility District and City of Tacoma public
utility department, ifnecessaty utilities will be provided Qy the City of Tacoma;
(5) Fire District #39;
129
(6) County department of public health, if septic systems are proposed for sewage disposal;
(7) Utility companies proposed to provide electricity, telephone, natural gas, cable
television, and solid waste collection.
(It) A prelimit_;y plat application shaR hot be deemed complete Iud accepted ful filing for
the purpose of offiGia:l ptOCGSSi118 until.
(1) The directOl of conunumt, development senices detetmines that the appliCAnt has paid
all fees anc1mbmittecl aR dOGumcnts and iufoIIarmob U requited ~in to pennit. fuR
pub~ heating upon the melits oCtile appliGatioh,
(2) The direGtoI of GOmt1.1Umt, development senices has IeGei:nd a notice of~ailabmt,
from the Federal 'Wa, Wate1 and SeweI L8bh.nen Utilit) Dimet and Ca, of Tacoma
publiG utilities depMtment foI !ewel and water, a.s applopliate.
(Ord. No. 90-41, ~1(16.70.1O, 16.70.20),2-27-90)
Sec. 20-114. Time limitation for .pproval or disapproval of plats.
A complete preliminaty plat and any propo$ed sqbdiyision and dedication shall be Q,pproved,
disapproved, or returned t9 the lij).plicant for modification or correction within 90 da,ys from date
of filin& thereof: unless the ~pplicant consents to an extension of such time period; PROVIDED. that
the 90 day periQd shall not include the time spent preparina and circulatina environmental
documents as required.
Sec. 20-tl&ill. Completion of environmental policy process.
A preliminary plat application will not be scheduled for public hearing until the State
Environmental Policy Act review process has been completed. If there is an ~ of the
threshold determination, the Q,ppeal hearina shall be held simultaneously with the public hearina in
front of the hearina examiner on the preliminaty plat ~plication. Said hearina shall be scheduled
within 90 days from the date of the ~peal of the threshold determination.
(Ord. No. 90-41, ~1(16.80), 2-27-90)
See. ZO-fttlli. Process for review, .Iotic.e of publk heAl lug.
ta) Upon confirmation by the director of community development gervices that the
preliminary plat application is complete and that all pertinent requirements of the Environmental
Policy, section 18-26 et seq. have been fulfilled, the application sball be processed and reviewed
foHowin& the plOGedules defmed in ploeess ill, section 22-476 et seq as set out in section 20-116
~.
130
(b) In addition to the requirelt1etlts of sdbsectioh (A) of this sectiob, notice of the beatin8
shtH. be lnailed to applopriate crt, 01 COUll" officials if the proposed plat lies ,.ithin 500 feet of
the Adjoining Gity 01 count, bot:l11&a1" and to all AgenGi-e.s or pLivate GOftlpameS who rece~ed
copies of the preliminm, plat pul suant to 8t.Gtion 20-109. AddittonaH" notiGe shan be mailed to
the state depat tment of transportation if the pi oposed plat Abuts A state high-w Ny .~t
(G) All notiGtS required in this section shall dead, desaibe, in la,man's terms, the nature of
tht request, the 10Gation of the pi oposal, the date, time and IOGation of the hearing, and an. addl ess
and phone nmnbel where additional informAtion nla, be obtained relati\lt to tile AppliGation.
(Ord. No. 90-41, ~1(l6.90.10..-16.90.30), 2-27-90)
See. 22..117. Orncial (de.
(a) Contents. The director of community development services shall cOlllPile an official file
on the ~pplication containina the followina:
W All application materials submitted by the applicant
m The staff r~ort.
m J\ll written comments received on the matter.
W The electronic recordil\a of the public hearina on the matter.
m The recommentfttion of the hearina examiner.
00 Th~ electronic sound recordina and minutes of the city council proceedinas on the
matter.
(1) The decjsion of city council.
00 Any other information relevant to the matter.
au Availability. The official file is public record. It is available for in$pectini and copyina
in department of community develQpment services durina reiUlar business hours.
Section 20..118. Notice or application.
(a) Contents. Within 14 days of the Letter of COlllPleteness beina issued, the director of
community develQpQlent services shall pr~are and publish a notice of application within the local
new~aper of aeneral circulation. The notice of lWplication shall contain the followina:
m The name of the applicant and, if ~pplicable, theprQject name.
131
(2) The street address of the suQject property 01:, if this is not available, a locational
description in nonleaallaniUaae. Except for notice published in the new~~er of
aeneral circulation in the city, the notice must also include a vicinity mlW that identifies
the subject property.
m The citation of the provision of this ch~ter describina the ~pplied-for decision and, to
the extent known by the city. any other permits which are not included in the
~plication.
W A brief description of the req}lested decision.
m A list of the prQject p~rmits included in the application and, if IWplicable. a list of all
reqJ1ired studies submitted with the ~lication.
ro The date of @.pplication, the date of the notice of cOlIlPletion of the application, and the
date of the notice of the application.
ill A ~tatement tbat notjfication of the public hearina date will occur IWProximately 15
days prior to the scheduled hearina date.
r
W A statement of the availability of the official file.
(2) A statement of the riiht of any person to submit written comments to the hearirw
examiner and ~ear at the public hearina of the hearina examiner to iive comments
orally
I
I
.(lQ) A stJ~e~~nt that only persons who submit written or oral comments to the hearini
examiner may chall~nie the recommendation of the hearina examiner.
au The identification of existins environmental documents that evaluate the prQposed
prQject and the location where the application and any studies' can be reviewed.
.(l2) A statement of the preliminaty determination, if one has been made at the time of
notice, of those development reiUlations that will be used for project mitiption and of
consistency as provided inRCW 36.70B.040.
(b) Distribution. The director of community development services shall distribute this
notice as follows:
m A copy will be sent to the persons receivina the property tax statements for all prQperty
within 300 feet of each boundaty of the subject property.
132
(2) If the owner of the property which is proposed to be subdivided owns another parcel,
or parcels, of property which lie a4iacent to the property proposed to be subdivided,
notice of application shall be aiven to owners of property locat~d within 300 feet ofany
portion of the boundaries of such a4iacently located. parcels of property owned by the
owner of the prQperty proposed to be subdivided
Q) A copy shall be ~ed to appropriate city or county officials if the proposed plat lies
within one mile of an aQjoinina city or county boundaty.
ffi A copy shall be mailed to all aaencies or private companies who received cQpies of the
preliminaty plat pursuant to section 20-109.
m Notice shall J>e Ipailed to the state d~artment of tran~ortation if the prQposed plat
abuts a state hijhway.
(2) A copy will be publis~~ in the official daily newsplWer of the city.
ro A copy Will be posted on each of the official notification boards of the city and at public
libraries within the city.
uu Public notjftcation sign. The applicant shall erect at least one public notification sian
which cOlllPlies with standards develQped by the d~artment of community development services
This sian shall be lQcated on or near the subiect property facins the rijht-of-way or vehicle access
easement or tract providina direct vehicle access to subject property The Qjrector pf community
development services may reQJlire the placement of additional public notice sians on or near the
subject prQperty ifhe or she determines that this is awropriate to provide notice to the public.
un Timing. The public notification sian or sians must be in place at least 14 calendar days
after the Letter of COll\Pleteness has been issued. and removed within seven calendar days after
the final decision of the city on the matter.
Section 20-119. Notice of public bearins.
(a) Contents. At least 15 calendar days prior to the date of the public heariJ\i, the director
of community development services shall distribute a public notice in essentially the same form as
the notice of awlication, exc~t that a public hearios date will be scheduled.
au DistrilJution. '{he public noti~ shall be mailed to all per~ons and aaencies who received
the oriainal nolice of application. The notice shall also be mailed to th~ official weekly new~aper
of the city with a request that the hearina be noted on their calendar of events. In addition, any
p~rson ~ecifically reQuestini to be notified or who submitted comments as a result of the notice
of application shall be notified at this time.
133
W Public notification sign. The director of community development services ~hall have
chatlies made to the public notification sian or sians erected at the time of notice of ~plication to
reflect any chanaes in the ~plication, includina the scheduled date of the public hearil\i.
uu Timing. The public notification sian or sisns must be removed within seven calendar
days after the final decision of th~ city on the matter
Sec. 20-HiW. Report to hearing examiner; review.
(a) No less than seven days prior to the date of the public hearing, the department of
community development services shall submit to the hearing examiner a written report
summarizing the application. The report shall contain, in addition to tile Ieqdtlements ill PIOteas
ill, sec;tion 22476 et seq., the following information:
OJ All pertinent application materials.
m An analysis of the application under the relevant provisions of tJUs chapter and the
comprehensive plan.
(J.) A statement of the facts found by the director of community development services and
tbe conclusions drawn from those facts.
(t~) A notice of availability from the Fodolal ~yVItY ~y~I'Atet and Sewer L~ehaven Utility
District and City of Tacoma public utilities department as appropriate.
(2 ~) If the subdivision is to contain a septic system, a letter from the county department of
public health regarding the adequacy and safety of such a system.
(3- 2) All communications from other agencies or individuals relating to the application which
were received in time to be included in the report to the hearing examiner.
(at 1) A list of recommendations from the department of community development service~,
department of public works and other appropriate departments relating to alterations or
conditions of plat approval.
(5 B.) A copy of the declaration of nonsignificance, mitigated declaration of nonsignificance,
and m: draft environmental impact statement and final environmental impact statemenm
along with a list of any required mitigation measures issued by the responsible official.
(b) The hearing examiner shall review the preliminary plat for compliance with section 20-2,
decisional criteria in 20-126, design criteria and development standards sections 20-151 through
20-157 and 20-178 through 20-187, any other applicable ordinances or regulations of the city and
RCW ch. 58.17.
134
(Ord. No. 90-41, ~1(16.100.10, 16.100.20),2-27-90)
ClOSS Ief'elence(s}-Plocess ill review lequirenlents, ~ 22-476 et seq.
Sec. 20-121. Public he,rin&.
(a) General. The hearina examiner shall hold an open record hearina on each application.
OU Open to public. The hearinas of the hearina examiner are open to the public.
W FJlect. The hearina of the hearina examiner is the open record hearina for city council on
the lWplication. The city council shall not hold anQther open recot'd hearina on the application.
Sec. 20-122. Electronic sound recordin,.
The hea.rlni examiner shall make a cOII\Plete electronic sound recordina of each public
hearina.
Sec. 20-123. :ptlrden of proof.
The applicant has the re~onsibility of convincina the city that, under the Pfovision of this
article" the applicant i~ entitled to the requested decision.
Sec~ 20-124. Public comm~nts and participation at the hearinl.
Any person may partictpate in the public hearina in either or both of the followit\i ways'
W By submittiI\a written comments to the heariI\i examiJlet:. either by deliverlna these
comments to the d~artment of community development gervices prior to the hearina
or by iivina these directly to the hearina examiner at the hearina.
(2) By J\Ppearina it). person, or throuih a representative. at the h~arina and makina oral
comments directly to the hearina examiner. The hearina examiner may reasonably limit
the extent of oral comments to facilitate the ordet'Jy and timely conduct of the hearina.
Sec. 20-125. ~ontipuation of the hearin&.
The hearina examiner may continu~ the hearinfl it for any reason, he or she is unable to hear
all of the public comments on the matter or if the hearina examiner determines that he or she
needs more information on the q)atter It durina the hearina the hearina examiner annoqnces the
time and place of the next hearina on tl)e matter and a notice thereof is posted on the Qoor of the
hearina room. no further notice of that hearina need be aiven.
135
Sec. 20-126. Recommendation by the hearina examiner.
(a) General{v. After consid~1ina all of the information and comments submitted on the
matteI:. the hearina examiner shall issue a written recommendation to the city council
!b) Timinx. Unless a lonaer period is mutually aareed to by the aJlPlicant and the hearina
~amineI:, the hearina examiner must issue the recommendation not later than ten workina d~ys
followina conclusion of all testimony and hearinas
W Decisional criteria. The hearina examiner shall use the followilli criteria in reviewilli
the preliminaty plat and m~ recommend I\Pproval of the plat to city coq.ncil if:
ill It is consistent with the comprehensive plan;
(2) It is consistent with all applicable provisions of the chlWter" includina those adopted by
reference from the comprehensive plan;
ill It is COl)sistent with public health. safety" and welfare;
W It is consistent with desian criteria listed in section 20-2: and
ill It is consistent with the development standards listed in sections 20-151 throup 157.
and 20-178 throuah 20-187
(d) Conditions ant/. restrictions. The hearina examiner shaJl include in the written
recommen~ations any conditions llQd restrictions that the examiner determines are reasonably
necessary to eliminate or minimize any undesirable effects of irantilli the application.
W Contents. The hea.rin& examiner shall include the followina in the written
recommendation to the city council:
m A statement of facts presented to the hearina examin~r that sQPports his or her
recommendation, includina any conditions and restrictions that are recommended.
(2) A statement of the hearina examiner's conclusions based on those facts.
ill A statement of criteria used by the hearina examiner in makina the recommendation.
W The date of issuance of the recommendation.
(t) Distribution qfwritten recommendation. The dir:~ctor of community development
services shall distribute copies of the recommendation of the hearina examiner as follows:
136
ill Within two workins days after the hearins examiner's written recommendation is
issued a copy will be sent to the ~plicant, each person who submitted written or oral
testimony to the hearina examinet:, and each person who &l)ecifically reQJJested it.
(2) Prior to the public meetina where city council considers the hearina examiner's
recommendation, a copy will be sent to each member of the city council. The director
of community development services shall include a draft resolution that emboqies the
hearilla examiner's recommendation with a copy of the recommendation.
See 28..113. Sec. 20-127. City council review, action.
(a) Generally. Following receipt of the final report and recommendations of the hearing
examiner, a date shall be set for a public meeting before the city council.
(b) SCQpe Qjreview. The city council review of the preliminary plat application shall be
limited to the record of the hearing before the hearing examiner. oral comments received durina
the public tneetina (so lona as those comments do not raise new issues or information not
contained in the examiner's record) and the hearing examiner's written report... ami IhcK
materials shall be reviewed for compliance with le'Jtew decisional criteria set forth in section 2e-
112, pro~ided, the GounGiI may choose to schedule its own pttbliG hearing on tbe AppliGatton-ZQ:
.1.2.2. The city council may receive new evidence or information not contained in the record of
hearina before the hearina examiner, but only if that evidence or information: (i) relates to the
validity of the hea.ri1ta examiner's decision at the time it was made and the party offerins the new
evidence did not know and was under no duty to discover or could not reasonably have
discovered the evidence until after the hearina examiner's decision; or (ii) the hearina examiner
improperly excluded or omitted the evidence from the record. If the city council conclude~r based
on a challenie to the hearina e~aminer recommendation or to its own review of the
recommendation, that the record compiled by the hearina examiner is incomplete or not adeQ.Uate
to allow the city council to make a decision on the application, the city council m~ by motion
remand the matter to the hearina examiner with the direction to reopen the helij"ina and provide
supplementaty findinas and/or conclusions on the matter or matters ~ecified in the mQtion.
(G) An, mtelested patty who feels that the heating examiheI's leGommelldations 'Wele
bAsed on CHOl ofplOGedure, offaGt, or oflaw, ma, submit a 'Written lequest to the Gity COtlncil
that the appHGation be lemanded back to the IK.ming eamineI rOI leCOflsidelation. The city
c.oullcil may consider: this request as part oftll(.lecord at its publiG meetihg. This wlrttelllequest
lUust be submitted no less than five working dAYS pliol to the date of the council meeting.
(d~) After considering the 'Written reGord and recommendations of the hearing examiner ami
auy ploperlysubmitted requests for reconsidelatioll by intelested parties, the city council may
adopt or r~ectthe hearing examiner's recommendations based on the record established at the
public hearina with minor nlodifiGAtions as plo~ided ill subsection (e-) of this section, reu.and the
matter back to the hearing eumina fOI furthe1 considelation, 01 schedale A p~bliG healing before
137
the city Goul1ci1. The city GOuncii shall not S\1bstanttallj modif, the recommendation of the hearing
exanlincl without nut lefming tile Inatter back to the heating examinet 01 conduGttng its awn
publiG heating 011 the appliGatioll. It after considerina the matter at a public meetina, the city
council deems a chanae in the hearina examiner' s recommendation approvina or disawrovina the
preliminaty plat is necesS8tyr the city council shall adopt its own recommendations and approve or
dislWprove the preliminaty plat.
(e d) As part of the final review, the city council may require or approve a minor modification
to the preliminary plat if:
(1) The change will not have the effect of increasing the residential density of the plat;
(2) The change will not result in the relocation of any access point to ail exterior street
from the plat;
(3) The change will not result in any loss of open space area or buffering provided in the
plat; and
(4) The city determines that the change will not increase any adverse impacts or
undesirable effects of the project and that the change does not significantly alter the
project.
(Ord. No. 90-41, ~1(16.110.1O--16.110.50), 2-27-90)
Sec. 20-128. Notice of decision on preliminaty plat application.
(a) General. Followina the prelimilij).ty decision by the city council, the director of
community development services shall prqlare a notice of the city council's decision on the
prelimirnu:y plat IPplication.
au Distributio1). Within ten workina days after the city council's decision is mader the
director of community development services shall distribute a copy of the notice of the final
decision as follows:
ill A copy will be sent to the applicant.
(2) A CQpy will be sent to any person who submitted written or oral comments to the
hearina examiner.
m A copy will be sent to each person who has ~ecifically requested it.
.uu Contents. The director of community development services shall include in the notice of
the final decision the followioa:
138
ill A statement of any threshold determination made under the State Envirorunental Policy
Actr RCW 43.21C.
m A statement that affected property owners may reQJlest a chanae in valuation for
property tax PUJ::poses notwithstandina any proaram of revaluation.
Sec. 20-129. Effect of decision.
(a) Final decision. The city council's decision shall be the city's final decision on the
preliminaty plat ~plication.
au JUfect on qpplicant. Prior to cQnstruction of ilt\Provements pursuant to preliminaty plat
approvalr eniineerina drawinas for public ilt\Provements shall be submitted for review and
approval to the dfU)at'tptent of public works and the Lakehaven Utility District and City of
Tacoma public utilities d~partment. The applicant may not eniaae in any activity based on the
decision, includina construction or site work, until finallWproval of all eniineerina and utility
plan~ includina storm drain~e, the p~ent of all pertinent feeSr the submittal of performance
and maintenance securitie~ as may be reQJlired, and a pre-construction meetina has been held.
ua FJlect on city. Approval of the preliminaty plat by the city council shall constitute
accfU)tance of subdivision l~yout QIld desian and shall include all conditions, restriction$, and other
requirements adopted. by the council as part of plat fij}proval. City council approval of a
preliminaty plat shall not constitute approval for land clearini or sradina veaetation removal. or
any other activities which otherwise reQJlire permits from the city.
Sec. 20-130~ Judicial review.
The action of the city in arantina or denyina an lWplication under this article may be reviewed
pursuant to 36.7OC in the Kina County Superior Court. The land use petition must be filed within
21 calendar days of issuance of the city's final decision on the preliminaty plat application.
Standina to brina the action is limited tQ the followina parti~s:
ill The ~Jicant or owner of the property on which the subdivision is prQposed;
(2) Any prQperty own~ within 300 foot of the prQposal;
(ll Any property owner who deems himself ~arieved thereby and who will suffer di1"~
anq subStantial impacts from the proposed subdivision.
Sec. 20-tH ill. EftKt, Deturation m approval.
(4) Approyal of the. plelimittaty plat by the city council shaH constitute acceptanGe of
subdi\1ision layout and design and shall indude all conditions, remiGtions, and Othel lequntmems
139
adopkd by the council as pAit of plAt approval. City council applO"al of a ptelinlinary plat shall
not constitute applO\'al MI land cleating 01 gUlding, vGgetation renlO\'al, 01 Ail} other aGti,ities
"hicl} othet ftise lequire petmits nom the Gity.
(b) Prior to Gonstruction ofimpIOvcments ptlIsuant to Plelinlinary plAt APPIO,al,
engiueet'ing dlAwingS for publiG improvenlel1ts shall be submitted COI leview and applO\'al to the
depAitnte11t ofpubliG works and the Fedetal WA} 'Vater and Se"el Lakeh&\len Utili~ DistriGt Aud
City of TAcoma publiG utilities depattment. No pelmits to begin constll1Gtion 01 site work shaH be
grankd perfomted untH final applO,al of aH utility plans, including stornl dla1.na.ge, the pa,mem of
aH pertinent fees, and the submitta:l ofpelfolntmee Aild maintenance seGurities as D'la.J be leqUited.
(e I) Preliminary plat approval shall expire thI ee m years from the date of city council
approval unless substantial progress has been made toward completion of entire plat, or the initial
phase of the plat, if the preliminary approval included phasing. In the event the applicant has not
made substantial progress toward completion of the plat, the applicant may request an extension
from the hearing examiner. The request for extension must be submitted to the department of
community development services at least 30 days prior to the expiration date of the preliminary
plat.
(d h) In considering whether to grant the extension, the hearing examiner shall consider
whether conditions in the vicinity of the subdivision have changed to a sufficient degree since
initial approval to warrant reconsideration of the preliminary plat. If the hearing examiner deems
such reconsideration is warranted, a public hearing shall be scheduled and advertised in
accordance with section 29..111 20-119.
(e~) The hearing examiner may grant a one-year extension ofprelimiriary plat approval or
may allow division of the plat into separate phases, each with an expiration date and no further
opportunity for extension.
(Ord. No. 90-41, ~1(16.120.10--16.120.50), 2-27-90)
Sea. ~Q..llS lQ..1H--<1Q..138. Reset ~ed.
DIVISION 61. FINAL PLAT
Sec. 2O-atlli. Submission.
(a) The A set of reproducible mylar drawings, and five sets of blue line copies thereof, shall
be submitted to the director of community development services together with additional
information and documentation as required in section 20-ffllli.
(b) The director of community development services shall route the drawings to the
appropriate departments and agencies for review.
140
(c) If the final plat is found to be incomplete or contain inaccurate information, the director
of community development services shall return the mylar to the owner or his or her
representative for correction.
(Ord. No. 90-41, ~1(16.380.10--16.380.30), 2-27-90)
See. 1D-atW. Contents.
(a) All final plats shall contain the following information:
(1) Name of plat.
(2) Location by section, township, range, and/or other legal description.
(3) The name and seal of the registered land surveyor responsible for preparation of the
plat, and a certification on the plat by the surveyor to the effect that it is a true and
correct representation of the land actually surveyed by him or her, that the existing
monuments shown thereon exist as located and that all dimensional and geodetic details
are correct.
(4) The scale, shown numerically and graphically, meridian and north point. The scale of
the final plat shall be determined by the department of public works in order that all
distances, bearings and other data can be clearly shown.
(5) The boundary line of the plat, based on an accurate traverse, with angular and linear
dimensions.
(6) Exact location, width, number, or name ofall streets, alleys, and walks within and
adjoining the plat and all easements and dedications for rights-of-way provided for
public services or utilities. -
(7) True courses and distances to the nearest established street lines or official monuments
which shall accurately locate the plat.
(8) Building setback lines if in a cluster subdivision.
(9) Municipal, township, county, or section lines accurately tied to the lines of the plat by
distances and courses.
(10) Radii, internal angles, points of curvature, tangent bearings, and lengths of all arcs.
(11) All lot and block numbers and lines, with accurate dimensions in feet and hundredths of
feet. Blocks in numbered additions to subdivisions bearing the same name may be
numbered or lettered consecutively through the several additions.
141
(2) All lots must be provided with mailina addresses by the buildina official. Said addresses
must be provided on the face of the final plat.
(t% il) Accurate locations of all monuments. One such monument shall be located at each
street intersection, point of curvature, and at location to complete a continuous
line of sight, and at such other locations as required by the provisions ofRCW
58.17.240 and by the department of public works.
(H ~) All plat meander lines or reference lines along bodies of water shall be established
above, but not farther than 20 feet from the high-water line of such water.
(M ll) Accurate outlines and legal descriptions of any areas to be dedicated or reserved
for public use, with the purposes indicated thereon and in the dedication; and/or
any area to be reserved by deed covenant for common uses of all property owners.
00 If a plat is subject to a dedication, dedication laniUase shall be included on the face of
the plat. Said dedication shall be sianed and acknowledaed before a notaty public by all
parties havina an ownership interest in the lands subdivided and recorded as part of the
final plat. Roads not dedicated to the public must be clearly marked on the face of the
plat. Al\}' dedication, donation, or IVant as shown on the face of the plat shall be
considered to all intents and pu(poses, as a QJlitclaim deed to the said donee or donees,
IVantee or IVantees for his, her, or their use for the pu(pose intended by the donor or
IVantors as aforesaid.
(t511) A full and correct legal description of the property platted.
(+6 .1.8.) Restrictions .or conditions on the lots or tracts in the plat required by the hearing
examiner or city council.
(tT 12) All signatures on the final plat mylar shall be in reproducible black ink.
(t& 22) Additional pertinent information as required by director of public works or the
director of community development services.
(26 21) A drainage release releasing the city for claims for injury or damage resulting from
the storm drainage system to be installed and indemnify the city from claims
brought by downstream owners based on the operation, failure to operate,
improper design, or improper construction.
(b) In addition to the above requirements, the final plat shall be accompanied by the
following information:
142
(1) A copy of any deeds, covenants, conditions, or restrictions together with a copy of the
documents which establish and govern any homeowners' association which may be
required.
(2) A statement of approval from the director of public works as to the survey data, layout
of streets, alleys, and other rights-of-way, bridges, and other structures.
(3) A statement of approval from the City of Tacoma public utilities department and
F~ "Nay ".\~teI and Sewer Lakehaven Utility District as to the water system.
(4) A statement of approval from the Federal y..Taj V.~eI and Sewer Lakehaven Utility
District as to the sanitary sewer system.
(5) Where appropriate, a statement of approval from the county department of public
health as to the on-site sewage control system.
(6) A complete survey of the section or sections in which the plat is located, or as much
thereof as may be necessary to properly orient the plat within such section or sections.
(7) A certification from the proper officer or officers in charge of tax collections that all
taxes and delinquent assessments for which the property may be liable as of the date of
certification have been duly paid, satisfied or discharged.
(8) A notarized certificate stating that the subdivision has been made with the free consent,
and in accordance with the desires of the owner or owners.
(9) A current (within 30 days) title company certification of:
a. The legal description of the total parcel sought to be subdivided.
b. Those individuals or corporations holding an ownership interest in such parcel.
c. Any lands to be dedicated are in the names of the owners whose signatures appear
on the dedication certificate.
d. Any easements or restrictions affecting the property to be subdivided with a
description of purpose and referenced by auditor's file number and/or recording
number.
W Whenever a surv~ of a prQposed subdivision reveals a discr~panGY (~Ch as a boundaty
hiatus, an overl~pina boundaty" or a PhysicallWPurtenance). which indicates encroachment. lines
of possession, or ~onflict of title,. the discrepaucy shall be noted on the fac~ of the final plat and
shall also be disclosed in a title r~Ort pr~ared by a title insurer and issued after the filina of the
final plat. The applicant for the plat shall file the title report with the d~artment of community
development services. The IWplicant shall be re&ponsible fOl: obtainina and payina for the title
report.
143
(Ord. No. 90-41, ~1(16.39O.10, 16.390.20), 2-27-90)
Sec. 20-134. Time limitation for approval or disapproval of final plats
Final plats shall be approved, di~proved, or returned to the applicant within 30 days from
the date of filina a cOlllPlete lWplication unless the ~plicant consents to an extension 9f such time
period.
Sec.. 28-133. Sec. 20-135. Improvements; completion or guarantee.
<a) Prior to approval of the final plat, tbe appliGant shall GompIete all Ieqtlited
implovements itlduding streets, sidewalks, bilewA}s, land~apittg, Stollll drainage, water, sewer,
street lishting, undef810und utffities, monumentation and othet inlplOlenleftts wbich nUl} be
Iequired b} the heat:in! exarmu:eI or Git, c,ounGiI. all surveyina and monumentation must be
cOIllPI~e. In addition, all other reQJlired illlProvements must be substantially cOlllPleted with
remainina uncompleted improvements consistina only of sidewalks, street liihtil'\i, landscapil\S
where lWplicable, or similar improvements, as determined solely hy the d~artments of community
development services and public works.
(b) In lieu of the completion of the aetttal remainina construction of required improvements
prior to final plat approvalt the applicant may file a performance bond or other suitable security in
a form approved by the city attorney and in an amount to be determined by the director of public
works sufficient to guarantee actual construction and installation of such improvements within
one }ear six months offinal plat approval. The amount of the security for completion shall not be
less than t25 .1lQ percent of the Goftwanity developrncnt dheGtor's estimated cost of such
improvements as appn,>veQ Qy the public works director.
W An aareement.must be entered into between the developer and the city, whereby all
remainins improvements. shall be cOlllPleted within six months of enterini into the aareement or
the city will have the optiou. of callina the performance security and completina the improvements.
(d) The restoration bond, assianment of funds, or cash d~osit. acceJ)ted hy the city at the
pre-construction staae, shall be no less than 120 percent of the cost ofteIllPoraty erosion control,
and those facilities n~~Saty to stabilize the site.
(e~) Prior to the acceptance by the city of the constructed improvements, the applicant shall
file a wau&t1ty maintenance bond or other suitable security in a form approved by the city attorney
and in an amount to be determined by the director of public works 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. Said maintenance bond shall be no less than 30 percent of the estimated cost of all
improvements.
(Ord. No. 90-41, ~1(16.4oo.10--16.400.30), 2-27-90)
144
Sec. 20..134. Sec. 20-136. Approval and filing
(a) Following approval of the construction of required improvements 01 the submittal of
ApplO'\led securit} in lieu of tile implO'\let\tents, and/or appropriate bondina pursuant to this
section. the director of community development services shall forward the final plat to the city
council for approval.
(b) The city council, in a public meeting, shall make written findings that the final plat is in
substantial conformance to the preliminary plat and is in conformity with applicable zoning
ordinances or other land use controls; that all conditions of the hearing examiner and/or city
council have been satisfied; that the public use and interest shall be served by the establishment of
the subdivision and dedication by determinina if appropriate provisions are made for, but not
limited to, the public health, safety,," aeneral welfare, open ~aces. drainag:e ways, streets and
roads, alleys, other public ways, transit stops. potable water supplies, sanitaty wastes, parks and
recreation, play-il"ounds, schools and schoolarounds and shall consider all other relevant fact&,.
includina sidewalks and other plannina features that assure safe walkina conditions for students
who only walk to and from school; that all required improvements have been made and
maintenance bonds or other security for such improvements have been submitted and accepted;
that all taxes and assessments owing on the property being subdivided have been paid. If the city
council makes such findings, then the plat shall be approved for recording. Dedication of land to
any public boQy, provision of public improvements to serve the subdivision, and/or impact fees
imposed under RCW 82.02.050 thr01~ib 82 02.090 may be required as a condition of subdivision
lWprQval. Dedications shall be clearly shown Qn the final plat.
(c) The approved and signed final plat, together with all legal instruments pertaining
thereto as required herein, shall be recorded in the county department of elections and records by
the city. One re.producible copy shall be furnished to the city. One PlWer CQllY shall be filed with
the coupty assessor. All fees for such recording shall be paid by the applicant. A copy of the
documents stamped with the recording number shall be forwarded to the county department of
assessments for assessment purposes. Final plats shall be recorded consistent with RCW ch.
58.09.
(d) Any lo~s within a final plat filed for record shallf:>e a valid land use not withstandina any
chanae in zonina laws for a period of five years from the date of filina. A subdivision shall be
aovemed by the terms of approval of the final plat, and the statutes, ordinances. and reiU1ations in
effect at the time of approval for a period of five years after fio.al plat JUlproval. unless the
leiislative boQy finds that a chanae in conditions creates a serious threat to the public health or
safety in the subdivision.
(Ord. No. 90-41, ~1(16.41O.10-16.410.30), 2-27-90)
145
Section 20-137. Appeal of decision on final plat.
Any decision approvina or di~provina any plat shall be reviewable pursuant to RCW
36.70C before the Kina County Superior CQurt. Standina to brina the action is limited to the
followina parties:
W The JU>plicant or owner of the property on which the subdivision is pro.posed;
(2) Any property owner withiQ. 300 foot of the proposal.
ro Any property owner who deems himself aaarieved thereby and who will suffer direct
and substantial impacts from the proposed subdivision.
Sees. 20-13.1--20-139. Reserved.
DMSION !:fl. ALTERATIONS OF PLATS
See. 20-140. Plat alteration distinguished from boundary line adjustment.
(a) Applications for revisions to plats shall be processed pursuant to the procedure for
alterations of plats, and shall not be considered boundary line adjustments, as defined in section
20-141, if any one of the following threshold criteria are met:
(1) The proposed revision will result in the relocation of any internal private or public
street access point to an exterior street from the plat, or an increase in the number of
single-family driveway access points according to the following threshold criteria:
..::.i:..&J:llliill.:llliiiii:: .. ...::Btid.:.slJl.::.::.::;....::::ii...:..i:.:.:.:i..:.:i.;
1 or more
Principal Arterial
Minor Arterial
Collector Arterial
Residential Collector
Neighborhood Access
Cul-de-Sac
1 or more
1 or more
2 or more
3 or more
3 or more
(2) The change will result in any loss of open space area or buffering provided in the plat;
or
(3) The city determines that the change will result in or increase any adverse impacts or
undesirable effects of the project and the change significantly alters the project.
146
(b) This section shall not be construed as applying to the alteration or replatting of any plat
of state granted tide or shorelines.
( c) This section shall not apply to alterations or reconfigurations to short subdivisions, as
short subdivisions are defined in FWCC Section 20-1; provided, however, that this exception shall
not apply if the short subdivision is simultaneously owned by the owner of a contiguous lot or
parcel at the time of application.
(d) As used in this chapter "plat alteration" shall also include reconfigurations of legally
created platted or legally created unplatted lots, or both.
(Ord. No. 93-191, ~1, 11-9-93)
Sec. 20-141. Alteration application.
When any person is interested in the alteration of any subdivision or the altering of any
portion thereof: except as provided for in FWCC Sections 20-41 through 20-44, that person shall
submit an application to request the alteration to the city.
(a) Signatories. The application shall contain the signatures of the majority of those
persons having an ownership interest of lots, tracts, parcels, sites or division in the
subject subdivision or a portion to be 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 alteration of the subdivision or portion thereof.
(b) Completed application defined. A completed application shall be as required for
preliminary plats, pursuant to FWCC Section 20-107.
(Ord. No. 93-191, ~1, 11-9-93)
Sec. 20-142. Acceptance of application, routing.
(a) Upon submittal ofa completed application for alteration of plat, the department of
community development services shall transmit at least one copy of the application for alteration
for review and recommendation to each of the following:
(1) Public works department;
(2) F~deral":la, Wate! and Sewer Lakehaven Utility District and/or City of Tacoma Public
Utility Department and/or other utility district, as appropriate;
(3) Fire District #39;
147
(4) County department of public health, if septic systems are proposed for sewage disposal;
(5) Federal Way School District #210; and
(6) Building department;
(7) Other individuals or jurisdictions as deemed appropriate by 1G director.
(b) An application for plat alteration shall not be accepted for filing for the purpose of
official processing until:
(1) The director of community development services determines that the applicant has paid
all fees and submitted all documents and information as required herein to permit a full
public hearing on the merits of the application; and
(2) The director of community development services has received a notice of availability
from the Fedelal 'Na, 'Nate! and SellVer Lakehaven Utility District and/or City of
Tacoma public utilities department, for sewer and water and/or other applicable utility
district, as appropriate.
(Ord. No. 93-191, ~1, 11-9-93)
See. .20-143. Process for review and notice of public hearing.
(a) Upon confirmation by the director of community development services that the plat
alteration application is complete and that all pertinent requirements to the environmental policy,
section 18-26, et seq., have been fulfilled, the application shall be processed and reviewed
following the procedures defined in Ploc.ess III, seGti01122-476, et seq. Section 20-110 et seq.
(b) Notice of the hearing shall be mailed to the appropriate city or county officials if their
proposed plat alteration lies within 500 feet one mile of the adjoining city or county boundary, and
to all agencies or private companies pursuant to section 20-142(a) herein. Additionally, notice
shall be mailed to the State Department of Transportation if the plat proposed to be altered abuts
a state highway.
(c) All notices required in this section shall clearly describe in layperson's terms the nature
of the request, the location of the proposal, the date, time and location of the hearing, and address
and telephone number where additional information may be obtained relative to the application.
(Ord. No. 93-191, ~1, 11-9-93)
Sec. .20-144. Report to hearing examiner; review.
(a) No less than seven days prior to the date of the public hearing, the department of
community development services shall submit to the hearing examiner a written report
148
summarizing the application for plat alteration. The report shall contain, in addition to the
requirements in Plocess HI, section 22~76 20-110, et seq., the following information:
(1) A notice of availability from the Pede! al ~N A} \\T'Atet and Sewer Lakehaven Utility
District and/or City of Tacoma Public Utilities Department or other applicable utility
department, as appropriate.
(2) If the subdivision is to contain a septic system, a letter from the county department of
public health regarding the adequacy and safety of such a system.
(3) All communications from other agencies or individuals relating to the application which
were received in time to be included in the report to the hearing examiner.
(4) A list of recommendations from the department of community development service~,
department of public works, and other appropriate departments relating to alterations
or conditions of plat approval.
(5) A copy of the declaration of non significance, mitigated declaration of non significance,
and m: draft environmental impact statement and final environmental impact statements,
as applicable, along with a list of any required mitigation measures issued by the
responsible official, if required.
(b) The hearing examiner shall review the application for plat alteration for compliance
with section 20-2 (purpose), and the following selected design criteria:
(1) Section 20-151-Design;
(2) Section 20-152--Lot Design;
(3) Section 20-153--Density;
(4) Section 20-155--0pen Space;
(5) Section 20-156--Pedestrian and Bicycle Access;
( c) The hearing examiner shall also review the application for plat alteration for compliance
with the following development standards:
(1) Section 20-176--Street Improvements and Dedication of Rights-of-Way and/or
Easements;
(2) Section 20-177--Density Regulations;
149
(3) Section 20-180--Streets and Rights-of-Way;
(4) Section 20-181--Water;
(5) Section 20-182--Sewer Disposal;
(6) Section 20-183--Storm Drainage;
(7) Section 20-184--Other Utilities;
(8) Section 20-185--Street Lights; provided, however, that the application ofFWCC
Section 20-185 shall apply only to new roadways proposed as a result of the alteration
to the plat;
(9) Section 20-187--Monuments.
(d) The hearing examiner shall also review the application for plat alteration for compliance
with any other applicable ordinances or regulations of the city and Chapter 58.17 RCW.
!.
(e) If any land within the alteration is part of an assessment district, any outstanding
assessment shall be equitably divided and levied against the remaining lots, parcels, tracts, or be
levied equitably on the lots resulting from the alteration. If an, land ~ithitl the aketation contains
A dedic.ation to th~ SelleI al use of pel sons I esidin8 within the subdR isioll, Stlch land ma, be
altered and di"id~ eqditabl, between the adjAcent pIoperties. Easements established by
dedication are property riKhts that cannot be extiniUished or altered without the approval o( the
easement owner or owners, unless the subdivision or other document creatina the dedicated
easement provides for an alternative method or methods to extinauish or alter the easement.
(Ord. No. 93-191, ~1, 11-9-93)
Sec. 20-145. City council review, action.
City council review of hearing examiner recommendations on applications for plat alterations
shall foH<m that pl'OG~ale established in sec;tion20-11J, city Gm1ncil ~yiew, action for
preliminary plat applkations be limited to the record of the hearina examinet:,. oral comments
received at the public meetina (so lona as such comments do not raise new issues or information
not contained in the examiner's record) and the hearini e~aminer' s r~ort.
(Ord. No. 93-191, ~1, 11-9-93)
Sec. 20-146. *Effect; duration m approval.
(a) Approval of the altered plat by the city council shall constitute conditional acceptance
of subdivision layout and design and shall include all conditions, restrictions and other
requirements adopted by the council as part of plat alteration approval. City council approval of a
150
plat alteration shall not constitute approval for land clearing or grading, vegetation removal, or
any other activities which otherwise require permits from the city.
(b) Prior to construction of improvements pursuant to altered plat approval) engineering
drawings for public improvements shall be submitted for review and approval to the department
of public works and the Federal VtTj \\7atel ~ Sewer Lakehaven Utility District and/or City of
Tacoma public utilities department, as appropriate. No permits to begin construction or site work
shall be granted until final approval of all utility plans, including storm drainage, the payment of all
pertinent fees, and the submittal of performance securities as may be required.
(c) Conditional approval of the altered plat shall expire three m years from the date of
city council approval unless substantial progress has been made toward completion of the
approved alterations to the plat, or the initial phase of the approved alterations to the plat, if the
conditional approval included phasing. In the event the applicant has not made substantial
progress toward completion of the approved alterations to the plat, the applicant may request an
extension from the hearing examiner. The request for extension must be submitted to the
department of community development services at least 30 days prior to the expiration date of the
conditional plat alteration.
~.
(d) In considering whether to grant the extension, the hearing examiner shall consider
whether conditions in the vicinity of the altered lots have changed to a sufficient degree since
conditional approval of the alteration to warrant reconsideration. If the hearing examiner deems
such reconsideration is warranted, a public hearing shall be scheduled and advertised in
accordance with FWCC Section 20-143(b).
(e) The hearing examiner may grant a one-year extension of the conditional approval of the
plat alteration or may allow division of the altered plat into separate phases, each with an
expiration date and no further opportunity for extension.
(Ord.No. 93-191, ~1, 11-9-93)
See. 20-147. Final drawings.
After approval of the alteration and satisfaction of all approval necessary per section 20-
146(b), the legislative body shall order the applicant to produce a final drawing of the approved
alteration of the final plat. The requirements for the final drawing shall be as required for final
plats, pursuant to FWCC Section.20-132. After signature of the legislative authority, the final
drawing shall be filed with the county auditor to become the lawful plat of the property.
(Ord. No. 93-191) ~1, 11-9-93)
Sees. 20-148-20-150. Reserved.
151
ARTICLE m. DESIGN CRITERIA *
.Cross reference(s)-Site design requirements for environmentally sensitive areas, ~22-1266
et seq.
Sec. 20-151. Subdivision design.
(a) Subdivisions should be designed so that traffic is distributed in a logical manner toward
a collector street system, to avoid intrusion and over..burdening of residential streets, and to
connect with planned or existing streets.
(b) Streets should be coordinated with existing intersections to avoid offsetting new
intersections, and should intersect at a 90-degree angle plus or minus five degrees.
( c) Cul-de-sac streets should be no longer than 600 feet.
(d) Blocks should be no longer than 1,200 feet without an intersecting connector road.
( e) Subdivisions on steep slopes should be designed so that streets are constructed
generally parallel, rather than perpendicular, to the slope.
(f) Streets should be designed in conformance with adopted standards for sight distance at
intersections, as prescribed in section 22-1151 et seq.
(Ord. No. 90-41, ~1(16.210.10--16.21O.60), 2-27-90)
Sec. 20-152. Lot design.
(a) All lots should be of ample dimensions to provide a regular shaped building area which
meets required setbacks.
(b) All lots shall be designed to provide access for emergency apparatus.
(c) All lots should be designed to take advantage of topographic and natural features, view
orientation and privacy.
(d) Except in a cluster subdivision, all lots should abut a public street right-of-way.
Residential lots should not have access onto arterial streets.
(Ord. No. 90-41, ~1(16.220.10--16.220.40), 2-27-90)
152
Sec. 20-153. Density.
(a) All lots in conventional subdivisions shall meet the density and minimum lot size
requirements of chapter 22. Calculation of density in subdivisions shall not include streets or
vehicle access easements.
(b) Lots created in cluster subdivisions may be below the minimum lot size requirements of
chapter 22, Zoning, provided the total number of lots created does not exceed the number which
would be permitted in a conventional subdivision on a site of the same total area, after reservation
of required open space.
(Ord. No. 90-41, ~1(16.230.10, 16.230.20),2-27-90)
Sec. 20-154. Ouster subdivision.
(a) In order to promote open space and the protection of natural features, such as treeS and
wetlands, lots may be reduced in size and placed in clusters on the site.
(b) Lots created in a cluster subdivision may be reduced in size below the minimum
required in chapter 22, provided that minimum yard and setback requirements are met. Building
setback lines for each lot shall be shown on the face of a cluster subdivision plat.
(c) Open space created by cluster subdivisions shall be protected from further subdivision
or development by covenants filed and recorded with the final plat of the subdivision.
(Ord. No. 90-41, ~1(16.240.10--16.240.30), 2-27-90)
Sec. 20-155. Open space and recreation.
(a) For the purpose of this article, open space shall be described in the following
categories:
(1) Usable open space. Areas which have appropriate topography, soils, drainage, and size
to be considered for development as active recreation areas.
(2) Conservation open space. Areas containing special natural or physical amenities or
environmentally sensitive features, the conservation of which would benefit surrounding
properties or the community as a whole. Such areas may include, but are not limited to,
stands of large trees, view corridors or view points, creeks and streams, wetlands and
marshes, ponds and lakes, or areas of historical or archaeological importance.
Conservation open space and usable open space may be, but are not always, mutually
inclusive.
(3) Buffer open space. Areas which are primarily intended to provide separation between
properties or between properties and streets. Buffer open space may, but does not
always, contain usable open space or conservation open space.
153
(4) Severely constrained open space. Areas not included in any of the above categories
which, due to physical characteristics, are impractical or unsafe for development. Such
areas may include but are not limited to steep rock escarpments or areas of unstable
soils.
(b) All residential subdivisions shall be required to provide open space in the amount of 15
percent of the gross land area of the subdivision site, or if the site is five acres or less in size,
applicants may seek alternative methods of providing the required open space as permitted by
section 19-41 et seq., if acceptable to the city.
(c) Any combination of open space types may be used to accomplish the total area required
to be reserved as follows:
.. ..!..!.!:I..lrilijii.:.I:..II::.::i:.:::,...:::.....II:.:':..i.:...:!..
Usable
10% minimum
Conservation
No maximum or minimum
Buffer
2% maximum
Constrained
2% maximum
(d) Open space which is part of an adopted parks, recreation, trails, or open space plan
may be dedicated to the city for such purposes.
(e) Open space not part of an adopted parks, recreation, trails, or open space plan shall be
owned in common undivided interest by all property owners within the subdivision as members of
a homeowners' association or corporation as set out in a declaration of covenants and restrictions,
and approved by the city.
(1) Subject to approval by the city, ownership in open space may be transferred to a special
interest group or organization which shall assume the. responsibility of maintaining the open space
for its intended purpose.
(Ord. No. 90-41, ~1(16.250.10--16.250.60), 2-27-90)
Sec. 20-156. Pedestrian and bicycle access.
(a) In addition to the sidewalks required in section 22-1471 regarding requirements to
rights-of-way and vehicular easements, pedestrian and bicycle access should be provided for
established or planned safe school routes, bikeways, trails, and transit stops.
(b) Pedestrian and bicycle access shall be provided in easement corridors of sufficient width
to assure the privacy of adjacent residences.
154
( c) Pedestrian and bicycle access corridors shall be considered as usable open space in
determining open space requirements.
(Ord. No. 90-41, ~1(16.260.10--16.260.30), 2-27-90)
See. 20-1!7. View considerations.
(a) Design of new subdivisions adjacent to existing development should assess the potential
blockage of existing views and utilize methods such as staggered or offset lot lines and building
areas so as to reduce horizontal view blockage.
(b) Where feasible, subdivision design shall recognize and preserve important view
corridors by proper location of street right-of-way, view conservation easements, or other means.
(Ord. No. 90-41, ~1(16.270.10, 16.270.20),2-27-90)
Sees. 20-1!8-20-17!. Reserved.
ARTICLE IV. IMPROVEMENTS"
"Cross reference(s)-Streets, sidewalks, and other public places, ch. 13; utilities, ch. 16;
improvements required under zoning regulations, ~22-1471 et seq.; yard requirements for
driveways, parking areas, fences, structure protruding beyond exterior walls of a structure,
retaining walls, walkways, and certain other improvements or structures, ~22-1133; water quality
requirements and surface water, stormwater, and other waterways, ~22-1196 et seq.; regulations
regarding public improvement master plan or special design guidelines for a particular area, ~22-
1471; official right-of-way map adopted, ~22-1472; public improvements required to be installed,
~22-1473; vehicular access easement improvements required, ~22-1496 et seq.; right-of-way
improvements required, ~22-1516 et seq.; street design guidelines,~22-1517; sidewalk
requirements, ~22-1520; utilities required improvements, ~22-1521; street lighting required
improvements, ~22-1522; arterial rights-of-way requirements, ~22-1524; local rights-of-way,
.~22-1525; driveway requirements, ~22-1541 et seq.
Sec. 20-176. Improvements required.
Street improvements, and the dedication of rights-of-way and/or easements, shall be required
in accordance with section 22-1471 et seq. regarding required improvements to rights-of-way and
vehicular access easements. If a plat is suQject to a ~edication. dedication laniUaae shall be
included on the face of the plat. Roads not dedicated to the public must be clearly mlJTked on the
face of the plat. Any dedication. donation. or iTant as shown on the face of the plat shall be
considered to all intents and pur:poses, as a Q}litclaim deed to the said donee or donee~. iTantee or
iTantees for his. heI:r or their use for the pUq)ose intended by the donor or iTantors as aforesaid.
(Ord. No. 90-41, ~1(16.440.20), 2-27-90)
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Sec. 20-177. Density regulations.
Density or parcel size, setbacks and buffers shall be in accordance with chapter 22, Zoning.
(Ord. No. 90-41, ~1(16.440.10), 2-27-90)
Cross reference(s)-District regulations, ~22-571 et seq.; supplementary district regulations,
~22-946 et seq.; landscape requirements, ~22-1561 et seq.
See. 20-178. Butten.
(a) Subdivision design should provide atatple buft"ers a ten foot wide T}!pe ill landscape
strip alona ~ arterial streets to shield new residences from arterial streets. See FWCC Section 22-
1565(~). Said landscape strip shall be provided in a separate tract to be owned and maintained by
the homeowners' association. or ,stablished land uses adjacent to thG subdivision, undel the
prOvisions ofsectiolas 22-1572 thtough 22-1575 Iegarding IMadsc.aping as tbHows.
(1) Buifel Type 2 when adjacent. to homesidelitial 01 nOhA&1iGmtulal uses,
(2) Buffel Type J when adjacent to multttMnii, or prof~ssional oftiee uses,
(J) Buft"eI Type 3 when tM density ofthG J)1opo~d subdivision exceeds llK. allowed .
densit:Y of adjacent platt~d, single~fMllily pJ operti~s.
(b) TIxisttng matme "Vegetation sbaH be Jetained fOJ butfuing pUJposes as plo"Vided in
sec.tion 22-1573 regmding use of significant natuJal vegetation.
(e) au Perimeter fencing in subdivisions shall be located on the interior side of required
buft"er area landscape strips planted alona arterial streets.
(Ord. No. 90-41, ~ 1(16.280.10--16;280.30),2-27-90)
See. 20-179. Retention of vegetation.
All natural vegetation shall be retained on the site to be subdivided except that which will be
removed for improvements or grading apptoved in the pleliminary subdi,ision Of short
subdivision as shown on ap,proved enBineerini plans. A prelimimuy dearini and aradina plan shall
be submitted as part 9f prelimiQ.lllY plat application.
.au Existini matqre v~etation shall be retained to the maximum extent possible.
Preservation of sianificant trees pursuant to FWCC Section 22-1568 shall ~ply solely to the
develQpment of each sirlile family lot at the time a buildini permit is applied for.
(Ord. No. 90-41, ~1(16.290), 2-27-90)
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Sec. 20-180. Streets and rights-of-way.
(a) All streets within an approved subdivision or short subdivision shall be within a
dedicated public right-of-way. .
(b) All streets within the public rights-of-way shall be improved to the standards specified
in section 22-1471 et seq. regarding required improvements to rights-of-way and vehicular access
easements and tracts.
( c) All streets abutting the subdivision or short subdivision shall be improved in accordance
with section 22-1471 et seq. regarding required improvements to rights-of-way and vehicular
access easements.
(d) All traffic control devices within the subdivision or short subdivision shall be provided
by the developer as required by the director of public works.
(e) Additional off-site street and traffic control improvements may be required to mitigate
impacts resulting from the subdivision or short subdivision.
(Ord. No. 90-41, ~1(16.~OO.10--16.300.50), 2-27-90)
Sec.2o-181.\Yate~
(a) All lots in a subdivision or short subdivision shall be served by a water system. designed
and constructed to the specifications of the Federal v,ray Water ad! Sewer Lakehaven Utility
District or City of Tacoma, public utilities department or any other appropriate district.
(b) The water system shall be dedicated to the Fedaal'.'/ay Vlatel and Se"eI Lakehaven
Utility District or City of Tacoma public utilities department or any other appropriate district
upon approval of the final or short plat. Easements shall be shown on the face of the final plat.
(Ord. No. 90-41, ~1(16.31O.10, 16.310.20),2-27-90)
Sec. 20-182. Sewage disposaL
(a) Wherever feasible, all lots in subdivisions and short subdivisions shall be connected to a
sanitary sewer system designed and constructed to the specifications of the Federal v'-r.a, \V'&ter
and Sewef Lakehaven Util{ty District or other appropriate district.
(b) The sanitary sewer system shall be dedicated to the Federal v,"'-aJ Water and Se-wef
Lakehaven Utility District or other appropriate district upon approval of the final plat or short
plat. Easements shall be shown on the face ofthe final plat.
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( c) Where connection to the sanitary sewer system is not feasible, on-site sewage disposal
systems may be utilized. The design and construction of such systems shall be approved by the
Seattle-King County department of public health.
(Ord. No. 90-41, ~1(16.320.10--16.320.30), 2-27-90)
See. 20-183. Storm drainage.
(a) All subdivisions and short subdivisions shall be provided with an adequate storm
drainage system designed and constructed in accordance with the surface water management
requirements in section 21-26 et seq., and the storm and surface water utility requirements in
section 16-76 et seq.
(b) As required by the director of public works, subdivisions and short subdivisions shall
provide storm water detention or retention facilities. Such required systems should include bio-
filtration swales, oiVwater separation devices, or any other appropriate systems approved by the
public works director.
(c) As appropriate, the storm drainage system shall be dedicated to the city upon approval
of the final plat or short plat.
(Ord. No. 90-41, ~1(16.330), 2-27-90)
Cross reference(s)-Storm and surface water utility, ~16-76 et seq.; drainage program, ~21-
26 et seq. "
See. 20-184. Other utilities.
(a) All lots in subdivisions and short subdivisions shall be served with electricity, telephone,
cable television, and natural gas, if available.
(b) All utilities shall be provided underground.
ua All e@.sements sl)all be shown on the face of the final plat.
(Ord. No. 90-41, ~1(16.340.10, 16.340.20),2-27-90)
Cross reference(s)-Utilities, ch. 16.
Sec. 20-185. Street lighting.
(a) All subdivisions and short subdivisions shall install street lighting on all streets, except
neighborhood access streets and cul-de-sacs where installation is optional, in accordance with
common design standards for spacing, placement, and luminous intensity.
(b) Light standard and luminaire design shall be approved by the director of public works.
(Ord. No. 90-41, ~1(16.350.10, 16.350.20),2-27-90)
Cross reference(s)-Streets, sidewalks and other public places, ch. 13.
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Sec. 20-186. Landscaping protection and enhancement.
(a) A landscape plan prepared by a licensed landscape architect shall be submitted with
each subdivision or short subdivision application. The plan shall identify existing wooded areas,
sianificant trees, meadows, rock outcroppings, and other landscape features. The plan shall a.lm
show proposed buffers, signifiGc!l1'lt tl ees, open spaces, street trees, and other ornamental
landscaping.
(b) PliO! to the installatioll ofirnplmements, sSignificant trees, as defined in chapter 22,
Zoning, shall be identified, except for those to be removed in areas to be inwroved or araded as
shown on the prelimin8.l)' plat. Durina construction of subdivision improvements and permittitw
of sinile family residences. P12rotection techniques, as required in chapter 22, Zoning, shall be
used to protect the identified trees from harm or destruction, and to restore trees damaged or lost.
Significant trees to be preserved shall be visibly marked by flagging.
(c) Where safe and feasible, the meandering of streets and/or sidewalks around significant
trees is encouraged.
(d) All street trees and other plantings shall be installed in conformance with standard
landscaping practices and with appropriate city guidelines and regulations.
(Ord. No. 90-41, ~1(16.360.10--16.360.40), 2-27-90)
Cross referenee(s)-Landscaping requirements in the zoning regulations, ~22-1S61 et seq.
See. 20-187. Monuments.
(a) Permanent survey control monuments shall be provided for all final plats and short plats
at:
(1) All controlling comers 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 beginnings and ends of curves on centerlines or points of intersections on tangents.
(b) Permanent survey control monuments shan be set in two-inch pipe, 24 inches long,
filled with concrete or shall be constructed of an approved equivalent. Permanent survey control
monuments within a street shall be set after the street is paved. Every lot comer shall be marked
by a three-quarter-inch galvanized iron pipe or approved equivalent, driven into the ground. If any
land in a subdivision or short subdivision is contiguous to a meandered body of water, the
meander line shall be reestablished and shown on the final plat or short plat.
(Ord. No. 90-41, ~1(16.370.10, 16.370.20),2-27-90)
Sees. 20-188-20-205. Reserved.
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ARTICLE V. PUBLIC IMPROVEMENT ASSESSMENTS.
.Cross reference(s)--Finance, ch. 7; streets, sidewalks and other public places, ch. 13;
utilities, ch. 16; in each case where the city requires an applicant to provide a public walkway,
public use area, or other area, facility, or structure that is open to the public under the zoning
regulations, the applicant may execute an easement or similar document in a form approved by the
city attorney, ~22-1O; required improvements under the zoning regulation, ~22-1471 et seq.;
official right-of-way map adopted, ~22-1472.
State law reference(s)-Public improvements, authorityRCW 35A.40.200, 35.23.352,
35.72.010 et seq., 39.04.010 et seq.
Sec. 20-206. Purpose.
This article is intended to implement and thereby make available to the public the provisions
ofRCW 35.72.010 et seq., by allowing the city to contract with the owners of real estate for the
construction or improvement of street projects which the owners elect to install as a result of
ordinances requiring such projects as a prerequisite to further property development, and allowing
the partial reimbursement to the owner by other property owners benefiting from such
improvements in certain instances.
(Ord. No. 90-22, ~1, 1-30-90)
State law reference(s)-Contracts for street projects, RCW 35.72.010 et seq.
Sec. 20-207. Authorization.
Any owner of real estate who is required to construct or improve street projects as a result of
any provision of this article as a prerequisite to further development may make application to the
public works director for the establishment by contract of an assessment reimbursement area as
provided by state law.
(Ord. No. 90-22, ~2, 1-30-90)
Sec. 20-208. Contents of application.
Every application for the establishment of an assessment reimbursement area shall be
accompanied by the application fee specified in section 20-213 and shall include the following
items:
(1) Detailed construction plans and drawings of the entire street project, the costs ofwhicb
are to be borne by the assessment reimbursement area, prepared and stamped by a state
licensed engineer;
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(2) Itemization of all costs of the street project including, but not limited to, design,
grading, paving, installation of curbs, gutters, storm drainage, sidewalks, street lights,
engineering, construction, property acquisition and contract administration;
(3) A map and legal description identifYing the proposed boundaries of the assessment
reimbursement area and each separately owned parcel within the area. Such map shall
identify the location of the street project in relation to the parcels of property in such
area;
(4) A proposed assessment reimbursement roll stating the proposed assessment for each
separate parcel of property within the proposed assessment reimbursement area as
determined by apportioning the total project cost on the basis of the benefit of the
project to each parcel of property within such area;
(5) A complete list of record owners of property within the proposed assessment
reimbursement area certified as complete and accurate by the applicant and which states
names and mailing addresses for each such owner;
(6) Envelopes addressed to each of the record owners of property at the address shown on
the tax rolls of the county treasurer within the assessment reimbursement area who has
not contributed a pro rata share of such costs as based on the benefit to the property
owner from such project. Proper postage for registered mail shall be affixed or
provided;
(7) Copies of executed deeds and/or easements in which the applicant is the grantee for all
property necessary for the installation of such street project.
(()rd.No. 90-22, ~3, 1-30-90)
Sec. 20-209. Notice to property ownen.
Prior to the execution of any contract with the city establishing an assessment reimbursement
area, the public works director or designee shall mail, via registered mail, a notice to all record
property owners within the assessment reimbursement area as determined by the city on the basis
of information and materials supplied by the applicant, stating the preliminary boundaries of such
area and assessments along with substantially the following statement:
As a property owner within the Assessment Reimbursement Area whose preliminary
boundaries are enclosed with this notice, you or your heirs and assigns may be obligated to
pay under certain circumstances, a pro rata share of construction and contract administration
costs of a certain street project that has been preliminarily determined to benefit your
property. The proposed amount of such pro rata share or assessment is also enclosed with
this notice. You, or your heirs and assigns, may have to pay such share, if any development
permits are issued for development on your property within ( ) years of
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the date a contract establishing such area is recorded with the King County Department of
Records, provided such development would have required similar street improvements for
approval. You have a right to object to. your property's assessment and request a hearing
before the Federal Way City Council within twenty (20) days of the date of this notice. All
such requests must be in writing and filed with the City Clerk. After such contract is recorded
it shall be binding on all owners of record within the assessment area who are not a party to
the contract. Dated:
(Ord. No. 90-22, ~4, 1-30-90)
State law reference--Assessment reimbursement contracts, RCW 35.72.040.
Sec. 20-210. City councU action.
If the owner of any property within the proposed assessment reimbursement area requests a
hearing, notice of such shall be given to all affected property owners in addition to the regular
notice requirements specified by this article. Cost of this notice shall be borne by the applicant. At
the hearing the city council shall take testimony from affected property owners and make a final
determination of the area boundaries, the amount of assessments, length of time for which
reimbursement shall be required and shall authorize the execution of appropriate documents. If no
hearing is requested, the council may consider and take final action on these matters at any public
meeting held more than 20 days after notice was mailed to the affected property owners.
(Ord. No. 90-22, ~5, 1-30-90)
Sec. 26-211. Preliminary assessment reimbunement area, amendments.
If the preliminary determination of area boundaries and assessments is amended so as to raise
any assessment appearing thereon, or to include omitted property, a new notice of area
boundaries and assessments shall be given as in the case of an original notice; provided, that as to
any property originally included in the preliminary assessment area which assessment has not been
raised, no objections shall be considered by the council unless the objections were made in writing
at or prior to the date fixed for the original hearing. The city council's ruling shall be determinative
and final.
(Ord. No. 90-22, ~6, 1-30-90)
See. 20-212. Contract execution and recording.
(a) Within 30 days offinal city council approval ofan assessment reimbursement
agreement, the applicant shall execute and present such agreement for the signature of the
appropriate city officials.
(b) To be binding the agreement must be recorded with the county department of records
within 30 days of the final execution of the agreement pursuant to RCW 35.72.030. .
162
(c) If the contract is so filed and recorded, it shall be binding on owners of record within
the assessment area who are not party to the agreement.
(Ord. No. 90-22, ~7, 1-30-90)
Sec. 20-213. Application fees.
I
~
The applicant for street reimbursement agreements as provided for in this article shall
reimburse the city for the full administrative and professional costs of reviewing and processing
such application and of preparing the agreement. At the time of application a minimum fee of
$250.00, plus .025 percent of the value of the assessment contract, to a maximum of $2,500.00
shall be deposited with the city and credited against the actual costs incurred. The applicant shall
reimburse the city for such costs before the agreement is recorded.
(Ord. No. 90-22, ~8, 1-30-90)
Sec. 20-214. City financing of improvement projects.
As an alternative to financing projects identified in this article solely by owners of real estate,
the city may join in the financing of an improvement project and may be reimbursed in the same
manner as the owners of real estate who participate in the project, upon the passage of an
ordinance specifying the conditions of the city's participation in such project. The city shall be
reimbursed only for the costs of improvements that benefit that portion of the public who will use
the developments within the established assessment reimbursement area. No city costs for
improvements that benefit the general public shall be reimbursed.
(Ord. No. 90-22, ~9, 1-30-90)
State law reference--Altemative financing method, RCW 35.72.050.
k:\ordla\l724.1in
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