Granite Falls City Zoning Code
CHAPTER 19
05 SUBDIVISIONS, BINDING SITE PLANS, AND BOUNDARY LINE ADJUSTMENTS
§ 19.05.005 Introduction and purpose.
Unless exempted by Chapter 58.17 RCW, all subdivision activity is subject to the requirements of this title. No person may subdivide land except in accordance with all of the provisions of this chapter. Short plats consist of subdivisions which result in nine or fewer lots. Subdivisions of 10 or more lots may also be referred to as formal or long plats/subdivisions.
The intent of this chapter and title is to provide criteria as described in GFMC § 19.05.025(C), regulations and standards to govern the subdividing of land within the city.
(Ord. 1020 § 1 (Att. A), 2022; Ord. 1070 § 6, 2026)
§ 19.05.010 Subdivisions.
Every division or redivision of land into lots, tracts, parcels, sites or divisions for the purpose of sale, lease or transfer of ownership shall proceed in compliance with the provisions of state law and this title, unless exempted by Chapter 58.17 RCW. All contiguous parcels under common ownership at the time an application is submitted shall be considered a single site for the purposes of residential subdivision or short subdivision review, unless the designated official determines that separate review is appropriate. Such parcels may be required to be consolidated into a single residential subdivision or short subdivision application, regardless of the date of acquisition or their designation as separate lots, tracts, parcels, tax lots, or government lots. The use of multiple applications and/or exemptions shall not be utilized as a substitute for comprehensive subdividing or short subdividing in accordance with the requirements of this title.
(Ord. 1020 § 1 (Att. A), 2022; Ord. 1070 § 6, 2026)
§ 19.05.015 Review of subdivisions.
No person may subdivide their land except in accordance with the provisions of this title. Long and short subdivisions are subject to a three-step approval process. The first step is approval of the preliminary plat, the second is approval and construction of the infrastructure necessary to serve the plat, and the third step is for approval of the final plat. Each step requires a separate application and fee as set by council resolution.
Upon determination by the community development department that the application satisfies all requirements of this title and is deemed complete pursuant to Chapter 19.04A GFMC, the department shall circulate the preliminary subdivision application to appropriate city departments and affected agencies for review and comment. When the proposed subdivision is located adjacent to state highway right-of-way, the application shall also be routed to the Washington State Department of Transportation.
Each department or agency shall evaluate the preliminary subdivision and provide the community development department with written comments regarding the proposal's potential impacts within its area of responsibility, including effects on public health, safety, and general welfare. Submitted reports shall include recommendations concerning necessary public improvements and a recommendation regarding approval or denial of the preliminary subdivision.
The community development department shall prepare an administrative decision for Type II applications, or a written recommendation for the hearing examiner for approval or disapproval for Type III applications, which shall be entitled "staff report," and which shall include the reports and recommendations of the city departments and of other consulted government agencies. This report shall be prepared at least seven calendar days prior to the public hearing.
(Ord. 1020 § 1 (Att. A), 2022; Ord. 1070 § 6, 2026)
§ 19.05.020 Limitations on resubdividing short plats.
(A)
Land included within an approved short subdivision shall not be further divided for a period of five years from the date of final short subdivision approval if the total number of lots created between the original and second short plat exceeds nine. If the number of lots exceeds nine, resubdivision requires submittal of a formal plat processed in accordance with all requirements of this title.
(B)
Where no public dedications have been made and no lots within an approved short subdivision have been sold, nothing in this section shall prevent the subdivider from withdrawing the entire short subdivision and submitting a new application thereafter.
(Ord. 1020 § 1 (Att. A), 2022; Ord. 1070 § 6, 2026)
§ 19.05.025 Applications and criteria for preliminary subdivision approval.
(A)
A preliminary plat shall follow the procedures for a Type II review for a short plat and Type III review for plats pursuant to Chapter 19.04B GFMC.
(B)
Application.
(1)
Fees. The applicant shall pay the required fees as set forth in the city's fee schedule or other applicable resolutions or ordinances when submitting the subdivision application.
(2)
Application Documents. An applicant for a subdivision shall submit an application, form, legal description of the property, a vicinity map, declaration of ownership, a listing of the names and addresses of the adjacent property owners, an environmental checklist, if required and a proposed plat map.
(3)
Preliminary Plat Map. The proposed preliminary plat map submitted shall contain the following information:
(a)
The name or title of the proposed subdivision;
(b)
The date, north arrow and appropriate engineering scale as approved by the community development department (e.g., one inch equals 20 feet; one inch equals 30 feet; one inch equals 40 feet; etc.);
(c)
Boundary lines of tracts, lot lines, lot numbers, block numbers;
(d)
Location and name of existing and proposed streets and right-of-way;
(e)
Drainage channels, watercourses, marshes, lakes and ponds;
(f)
All significant wooded areas as characterized by evergreen trees eight inches in diameter or greater and/or deciduous trees 12 inches in diameter or greater, measured four and one-half feet above grade;
(g)
Existing structures and setbacks;
(h)
The location of existing driveways;
(i)
All easements and uses;
(j)
Existing and proposed utilities services;
(k)
Fire hydrant locations and distances;
(l)
Five-foot contour lines;
(m)
Preliminary street profile together with a preliminary grading and storm drainage plan;
(n)
A typical cross-section of the proposed street improvements;
(o)
Any regulated sensitive area such as wetlands, steep slopes or wildlife habitat.
(C)
Elements Considered. The following criteria shall serve as the basis for approval or denial of any proposed subdivision:
(1)
Public Use and Interest. The subdivision shall be reviewed to determine whether the public use and interest will be served by its approval. The subdivision shall 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.
(2)
Public Health, Safety, and Welfare. The subdivision shall be evaluated to ensure that public health, safety, and general welfare are adequately protected.
(3)
Comprehensive Plan Consistency. The subdivision shall be examined for consistency with all applicable elements of the city's comprehensive plan.
(4)
Zoning Compliance. The subdivision shall be reviewed for compliance with existing zoning regulations.
(5)
Natural Environment. The subdivision shall be evaluated for impacts to the natural environment – including topography, vegetation, community urban forests, soils, geology, and other environmental elements as defined in the State Environmental Policy Act (Chapter 197-11 WAC) – and for the adequacy of proposed mitigation measures, consistent with Chapter 19.07 GFMC, Environmental Regulations.
(6)
Drainage. All drainage impacts shall be assessed, including the adequacy of proposed mitigation measures, in accordance with city drainage standards and Chapter 13.20 GFMC, Storm Drainage System.
(7)
Open Space. The subdivision shall be reviewed for impacts on open space and for compliance with open-space provisions as required in this chapter, Subdivisions, Binding Site Plans, and Boundary Line Adjustments, or other applicable code sections.
(8)
Public Systems Capacity. Impacts on public systems – including parks, schools, and community facilities – shall be evaluated, along with proposed mitigation measures.
(9)
Public Services. Impacts on public services – such as streets, utilities, fire protection, and police services – shall be assessed, promoting safe and convenient travel by the public on streets and highways through the coordination of streets within a subdivision with existing and planned streets, with mitigation provided as required by Chapter 19.12 GFMC.
(10)
Floodplain Compliance. Subdivisions located within designated floodplain areas shall be identified and shall comply with the provisions of this chapter and GFMC § 19.07.035, Flood damage prevention.
(D)
A preliminary plat shall be approved if it meets the approval criteria in Chapter 58.17 RCW and the requirements of this title.
(E)
Preliminary plat approvals may contain conditions as deemed necessary to ensure the approval criteria are met.
(Ord. 1020 § 1 (Att. A), 2022; Ord. 1070 § 6, 2026)
§ 19.05.030 Application for final subdivision approval.
The application for final plat approval shall include:
(A)
Completed application form with fee.
(B)
The following information:
(1)
Mathematical lot closures showing error of closures not to exceed 0.005 times the square root of "n," where "n" equals the number of sides and/or curves of a lot.
(2)
A certification that bridges, sewage, water systems and other structures together with the information provided by the professional land surveyor for the approval signature of a licensed engineer acting on behalf of the city.
(3)
A legal description of the entire parcel(s) to be subdivided and each lot, easement and tract to be created, to be on forms acceptable to the city and stamped "Registered Land Surveyor."
(4)
A complete survey conducted by or under the supervision of a licensed land surveyor registered in the state of Washington. The surveyor shall certify that the subdivision is a true and correct representation of the lands actually surveyed and the survey was done in accordance with applicable city and state law.
(5)
A title company certification which is not more than 30 calendar days old containing:
(a)
A legal description of the total parcel(s) sought to be subdivided; and
(b)
A list of those individuals, corporations, or other entities holding an ownership interest in the parcel; and
(c)
Any easements or restrictions affecting the property with a description, purpose and reference by auditor's file number and/or recording number; and
(d)
Any encumbrances on the property; and
(e)
Any delinquent taxes or assessments on the property.
(6)
Copy of restrictions and covenants, if any, proposed to be imposed upon the use of the land.
(7)
An approved subdivision name reservation form from the Snohomish County auditor's office.
(8)
If lands are to be dedicated or conveyed to the city as part of the subdivision, an American Land Title Association title policy shall be required.
(9)
The designated official may require the applicant to submit any other information deemed necessary to make this determination, including, but not limited to, a copy of the tax map showing the land being subdivided and all lots previously subdivided from that tract of land within the previous five years.
(Ord. 1020 § 1 (Att. A), 2022; Ord. 1070 § 6, 2026)
§ 19.05.035 Content of the final plat map.
The final plat map shall contain the following information:
(A)
The name of the subdivision, which name shall not duplicate the name of any existing subdivision as recorded in the Snohomish County Registry, and city file number.
(B)
The name and signatures of the subdivision owner or owners.
(C)
The location by quarter section/section/township/range and/or by other legal description, the county, and state where the subdivision is located. Legal description of the entire parcel or parcels to be subdivided.
(D)
The drawing shall be of appropriate engineering scale as determined by the city, and shall include the north arrow and basis of bearings.
(E)
A boundary survey prepared by a professional land surveyor, licensed in the state of Washington, shall be shown on the proposed plat and shall reference the plat to the Washington Coordinate System, North Zone (North American Datum, 1983) with a physical description of such corners. When the necessary G.P.S. points exist within one-half mile of the subject property, they shall be located on the plat and used as primary reference datums.
(F)
The boundary lines of the plat, based on an accurate traverse, with angular and linear dimensions.
(G)
Location and description of monuments and lot corners set and found.
(H)
The exact location, width, number or name of all rights-of-way and easements within and adjoining the plat and a clear statement as to whether each is to be dedicated or held in private ownership.
(I)
The true courses and distances to the nearest established right-of-way lines or official monuments which will accurately locate the plat.
(J)
Curved boundaries and centerlines shall be defined by giving radii, internal angles, points of curvature, tangent bearings and lengths of all arcs.
(K)
Address for each lot as provided by the city.
(L)
Zoning setback lines.
(M)
Location, dimensions and purpose of any easements, noting if the easements are private or public.
(N)
Existing structures, all setbacks, and all encroachments.
(O)
All lot and block numbers and lines, with accurate dimensions in feet and hundredths of feet, and bearings to one second of arc. Blocks in numbered additions to subdivisions bearing the same name must be numbered consecutively through the several additions.
(P)
All plat meander lines or reference lines along bodies of water which shall be established above, but not farther than 20 feet from the high waterline of the water or within a reasonable distance, to ensure reestablishment.
(Q)
Accurate outlines and dimensions of any areas to be dedicated or reserved for public use, with purposes indicated thereon and in the dedication; and/or any area to be reserved by deed covenant for common uses of all property owners.
(R)
Reference to restrictions, conditions, or covenants and special plat restrictions, either to be filed separately or on the face of the plat.
(S)
Any additional pertinent information required at the discretion of the public works director and the designated official.
(Formerly 19.05.040; Ord. 1020 § 1 (Att. A), 2022; Ord. 1070 § 6, 2026)
§ 19.05.040 Dedications, acknowledgments and certifications.
(A)
All streets, highways, and parcels of land shown on the final plat that are intended for public use shall be offered for dedication to the city for public purposes, except where otherwise provided by this title.
(B)
The city may require that streets or portions thereof be reserved for future dedication in cases where immediate construction or improvement is not necessary, but where such reservation is needed to ensure the city's ability to accept dedication at a later date when the street becomes necessary for the orderly development of the area or adjacent properties.
(C)
All easements to be dedicated shall be clearly shown and labeled on the face of the final plat. A utility easement shall be reserved for and granted to all utility providers serving the subdivision and their successors and assigns, located within the exterior 10 feet adjoining the street frontage of all lots. Said easement shall allow for the installation, construction, operation, maintenance, renewal, and replacement of underground conduits, cables, pipes, and wires, together with associated appurtenances necessary to provide electric, telecommunications, and related utility services to the subdivision and surrounding areas, and shall include the right of reasonable access to perform such activities.
Drainage easements identified on the plat shall be reserved for and granted to the city of Granite Falls, except where specifically designated as private easements. Such easements shall include the city's right of ingress and egress for the purpose of excavation, construction, operation, maintenance, repair, and reconstruction of open-channel or enclosed stormwater conveyance systems or related drainage facilities located within the easement area.
(D)
Acknowledgments and certificates required by this title shall be in language substantially similar to that indicated in the following subsections:
(1)
Dedications. The intention of the owner shall be evidenced by his presentation for filing of a final plat clearly showing the dedication thereof and bearing the following certificate signed by all real parties of interest:
Know all persons by these presents that _________ the undersigned owner(s), in fee simple of the land hereby platted, and ________, the mortgage thereof, hereby declare this plat and dedicate to the use of the public forever all streets, avenues, places and sewer easements or whatever public property there is shown on the plat and the use for any and all public purposes not inconsistent with the use thereof for public highway purposes. Also, the right to make all necessary slopes for cuts and fills upon lots, blocks, tracts, etc. shown on this plat in the reasonable original grading of all the streets, avenues, places, etc. shown hereon. Also, the right to drain all streets over and across any lot or lots where water might take a natural course after the street or streets are graded. Also, all claims for damage against any governmental authority are waived which may be occasioned to the adjacent land by the established construction, drainage, and maintenance of said roads. |
Following original reasonable grading of the roads and ways hereon, no drainage waters on any lot or lots shall be diverted or blocked from their natural course so as to discharge upon any public road rights-of-way to hamper proper road drainage. The owner of any lot or lots, prior to making any alteration in the drainage system after the recording of the plat, must make application to and receive approval from the director of the department of public works for said alteration. Any enclosing of drainage waters in culverts or drains or rerouting thereof across any lot as may be undertaken by or for the owner of any lot shall be done by and at the expense of such owner. IN WITNESS WHEREOF we set our hands and seals this ___ day of ____, 20__. |
In the event that a waiver of right of direct access is included, then the certificate shall contain substantially the following additional language:
That said dedication to the public shall in no way be construed to permit a right of direct access to street ______ from lots numbered ____ nor shall the city of Granite Falls or any other local governmental agency ever be required to grant a permit to build or construct an access of approach to said street from said lots. |
(2)
Acknowledgment.
STATE OF WASHINGTON) |
: ss. |
COUNTY OF SNOHOMISH) |
This is to certify that on this ___ day of ____, 20__, before me, the undersigned, a notary public, personally appeared ______, to me known to be the person(s) who executed the foregoing dedication and acknowledgment to me that signed the same as ______ free and voluntary act and deed for the uses and purposes therein mentioned. |
Witness my hand and official seal the day and year first above-written. |
NOTARY PUBLIC in and for the State of Washington, residing at |
_____________________ |
(Seal) |
(E)
Restrictions. The following restrictions shall show on the face of the final plat:
(1)
No further subdivision of any lot without resubmitting for formal plat procedure.
(2)
The sale or lease of less than a whole lot in any subdivision platted and filed under this title is expressly prohibited except in compliance with this title.
(3)
The following shall be required when the plat contains a private road:
The cost of construction and maintaining all roads not herein dedicated as public roads shall be the obligation of all of the owners and the obligation to maintain shall be concurrently the obligation of any corporation in which title of the roads and streets may be held. In the event that the owners of any lots served by the roads or streets of this plat shall petition the council to include these roads or streets in the public road system, the petitioners shall be obligated to bring the same to city road standards applicable at the time of petition in all respects, including dedication of rights-of-way, prior to acceptance by the city. |
(4)
All landscaped areas in public rights-of-way shall be maintained by the developer and his successor(s) and may be reduced or eliminated if deemed necessary for or detrimental to city road purposes.
(5)
The location and height of all fences and other obstructions within an easement as dedicated on this plat shall be subject to the approval of the public works director or his designee.
(F)
Approvals.
(a) Examined and approved this ____ day of ____, 20__. |
_________________________________ City Engineer/Public Works Director, City of Granite Falls |
(b) Examined and approved this ______ day of ____, 20__. |
_________________________________ Community Development/Planning Director, City of Granite Falls |
(c) Examined, found to be in conformity with applicable zoning and other land use controls, and approved this ______ day of ____, 20__. |
_________________________________ City Manager Attest: City Clerk |
(G)
Certificates.
(1) I hereby certify that the plat of _____ is based upon an actual survey and subdivision of Section ____, Township ____ North, Range ___ EWM as required by the state statutes; that the distances, courses and angles are shown thereon correctly; that the monuments shall be set and lot and block corners shall be staked correctly on the ground, that I fully complied with the provisions of the state and local statutes and regulations governing platting. |
____________________ Licensed Land Surveyor (Seal) |
(2) I hereby certify that all state and county taxes heretofore levied against the property described herein, according to the books and records of my office, have been fully paid and discharged, including _____ taxes. |
_________________________ Treasurer, Snohomish County |
(3) Filed for record at the request of ____ this ____ day of ____, 20__, at ____ minutes past ___m, and recorded in Vol. ____ of Plats, page ____, records of Snohomish County, Washington. |
_________________________ Auditor, Snohomish County |
(Formerly 19.05.045; Ord. 1020 § 1 (Att. A), 2022; Ord. 1070 § 6, 2026)
§ 19.05.045 Approval of final subdivisions.
(A)
Final plats for subdivisions and short subdivisions are approved by the designated official and public works director. Final plats shall be approved if it is found that the requirements of preliminary plat, including applicable conditions of approval, have been met, and the requirements of Chapter 58.17 RCW have been met.
(B)
The final plat submitted for recording shall be drawn in waterproof ink on a sheet made of material that will be acceptable to the Snohomish County auditor's office for recording purposes, and having dimensions of 18 inches by 24 inches.
(C)
When more than one sheet is required to include the entire subdivision, all sheets shall be made of the same size and shall show appropriate match marks on each sheet and appropriate references to other sheets of the subdivision. The scale of the plat shall be at one inch equals not more than 50 feet.
(D)
The applicant shall also provide all final plat maps and engineered as-builts in digital form. Files shall be submitted in "*.dwg" or other AutoCAD-compatible format approved by public works.
(E)
The applicant shall submit copies of restrictions and covenants, if any, proposed to be imposed upon the use of the land. Such restrictions and covenants, if not on the face of the plat, must be recorded prior to or simultaneously with the subdivision.
(Ord. 1070 § 6, 2026)
§ 19.05.050 Plat approval not acceptance of dedication offers.
Preliminary approval of a plat does not constitute acceptance by the city of the offer of dedication of any streets, sidewalks, parks, or other public facilities shown on a plat. Offers of dedication will be officially accepted with approval of the final plat.
(Ord. 1020 § 1 (Att. A), 2022)
§ 19.05.055 Subdivision recording requirements.
When the city approves a final subdivision or final short subdivision, the applicant shall record the original signed final plat or final short plat with the Snohomish County auditor. The applicant will also furnish the city with an electronic copy of the recorded documents.
(Ord. 1020 § 1 (Att. A), 2022; Ord. 1070 § 6, 2026)
§ 19.05.060 Alterations of subdivisions.
The purpose of this section is to establish an administrative procedure for processing revisions to approved development applications. For the purposes of this section, "approved development applications" include preliminary approvals for subdivisions, short subdivisions, and unit lot subdivisions, and final approvals issued prior to construction for all other development applications. The designated official shall make the final determination as to what constitutes a minor or major revision.
(A)
Minor Revisions.
(1)
A minor revision to an approved residential development application is limited to the following when compared to the original approval; provided, that the proposed type of development or use shall not change:
(a)
A short subdivision may be revised to add no more than one additional lot, and only when the maximum number of lots permitted in a short subdivision is not exceeded.
(b)
Subdivisions, PRDs, townhouses, and multifamily development. Revisions may increase the number of lots or units only to the lesser of:
(i)
A 10 percent increase in the number of lots or units; or
(ii)
Ten additional lots or units, provided the increase does not exceed the maximum categorical exemption threshold established in GFMC § 19.07.010.
(c)
A reduction in the number of lots or units.
(d)
A change in access points may be approved when combined with subsection (1)(a) or (1)(b) of this section, or as a standalone minor revision; provided, that the change does not alter trip distribution. Any change that alters trip distribution shall not be approved as a minor revision.
(e)
Revisions to project boundaries necessary to correct surveying errors or similar boundary issues may be approved; provided, that the number of lots or units shall not exceed the maximum that could be approved as a minor revision to the original development application on the original project site.
(f)
Revisions to internal lot lines may be approved provided they do not increase the number of lots or units beyond the amount allowed for a minor revision under this section.
(g)
Designated Open Space Adjustments. A change to the aggregate area of designated open space may be approved if the amount is not reduced by more than 10 percent. Under no circumstances may the quantity or quality of required designated open space be reduced below minimum code standards.
(h)
Other Comparable Modifications. A modification not addressed in subsections (1)(a) through (1)(g) of this section may be approved when it does not substantially alter the character of the approved development application, site plan, or prior approval.
(B)
Major Revisions.
(1)
A major revision to an approved residential development application is limited to the following when compared to the original approval, provided the type of development or use does not change:
(a)
Subdivisions, PRDs, townhouses, and multifamily development may increase the number of lots or units only to the lesser of:
(i)
Twenty percent of the original number of lots or units; or
(ii)
Twenty additional lots or units, provided the increase does not exceed the maximum categorical exemption threshold established in GFMC § 19.07.010.
(b)
Access Revisions. Changes in access points, when combined with subsection (B)(1)(a) of this section; provided, that the change does not alter trip distribution. Any change that alters trip distribution shall not be approved as a minor revision.
(c)
Revisions to project boundaries necessary to correct surveying errors or similar boundary issues may be approved; provided, that the number of lots or units shall not exceed the maximum that could be approved as a minor revision to the original development application on the original project site.
(d)
Internal Lot Line Adjustments. Adjustments combined with another criterion under subsection (B)(1) of this section that do not increase lots or units beyond the maximum allowed for a major revision.
(e)
Designated Open Space Adjustments. Changes to the aggregate area of designated open space beyond minor revision allowances. Under no circumstances may the quantity or quality of required designated open space be reduced below minimum code standards.
(f)
Other Comparable Modifications. Changes not addressed in subsections (B)(1)(a) through (B)(1)(e) of this section that do not substantially alter the character of the approved development application, site plan, or prior approval.
(C)
Minor Revisions to Approved Unit Lot Subdivision Applications.
(1)
A minor revision to an approved unit lot subdivision application is limited to the following when compared to the original approval; provided, that the proposed type of development or use shall not change:
(a)
Changes to the outer boundaries of the fee-simple unit lot subdivision, except for survey discrepancies.
(b)
Changes to the dimensions of internal lot lines exceeding no more than two percent.
(c)
Modifications to the conditions of preliminary unit lot subdivision approval.
(d)
Adjustments to internal road alignments or connections that do not increase the number of lots.
(D)
Application, Review, and Effect.
(1)
Minor and major revisions shall be processed as follows:
(a)
Application. Submitted on forms approved by the community development department. Applications requiring a variance to accomplish the requested change shall not be accepted as a minor or major revision. Revisions shall require processing through the same process as a new development application.
(b)
Fees. Applications shall be accompanied by applicable fees based on the city's fee schedule or other applicable resolutions or ordinances.
(c)
Public Notice. Minor revisions require notification of relevant city departments and agencies. Major revisions require public notice pursuant to Chapter 19.04B GFMC for a Type III permit.
(d)
Applicable Regulations. Reviewed under development regulations in effect on the date the original application was determined complete.
(2)
Approval Criteria.
(a)
The designated official shall approve a minor revision if it does not substantially alter:
(i)
The original development approval;
(ii)
Final conditions of approval; or
(iii)
Public health, safety, or welfare.
(b)
The designated official or hearing examiner shall approve a major revision if it does not substantially alter:
(i)
The original development approval;
(ii)
Final conditions of approval; or
(iii)
Public health, safety, or welfare.
(3)
The city shall determine the public use and interest in the proposed alteration and may deny or approve the application for alteration. If any land within the alteration is part of an assessment district, any outstanding assessments shall be equitably divided and levied against the remaining lots, parcels, or tracts, or be levied equitably on the lots resulting from the alteration. If any land within the alteration contains a dedication to the general use of persons residing within the subdivision, such land may be altered and divided equitably between adjacent properties.
(4)
Effect on Approval Term. Minor or major revisions do not extend the term of the underlying approval or concurrency determination, which runs from the original date of:
(a)
Preliminary approval for subdivisions, short subdivisions, or unit lot subdivisions; or
(b)
Approval for all other residential development applications.
(E)
If the subdivision or short subdivision is subject to restrictive covenants, which were filed at the time of the approval, 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 short subdivision or any portion thereof.
(F)
This section shall not be construed as applying to the alteration or replatting of any plat or short plat of state-granted shore lands.
(Ord. 1020 § 1 (Att. A), 2022; Ord. 1070 § 6, 2026)
§ 19.05.065 Vacations of subdivisions.
(A)
Whenever an applicant wishes to vacate a subdivision or short subdivision or any portion thereof, that person shall file an application for vacation with City Hall. The application shall set forth the reasons for vacation and shall contain signatures of all parties having an ownership interest in that portion of the subdivision subject to vacation.
(B)
If the development is subject to restrictive covenants which were filed at the time of the approval, and the application for vacation would result in a violation of a covenant, the application shall contain an agreement signed by all parties subject to the covenants providing that the parties agree to terminate or alter the relevant covenants to accomplish the purpose of the vacation of the subdivision or short subdivision or portion thereof.
(C)
When the vacation application is specifically for a city street or road, the procedures for right-of-way vacation in Chapter 19.10 GFMC shall be followed for the street or road vacation. When the application is for the vacation of the plat or short plat together with the streets or roads, the procedure for vacation in this section shall be used, but vacations of streets may not be made that are prohibited under state law.
(D)
Notice shall be given to all owners of property within the subdivision or short subdivision, to all property owners within 300 feet of short subdivision and subdivision boundaries, and to all applicable agencies. The designated official shall conduct a public meeting in the case of short subdivisions, and the city council shall conduct a public hearing on the application for a vacation. The application for vacation of a subdivision or short subdivision may be approved or denied after the city has determined the public use and interest to be served by the vacation. If any portion of the land contained in the proposed vacation was dedicated to the public for public use or benefit, such land, if not deeded to the city, shall be deeded to the city unless the city council sets forth findings that the public use would not be served in retaining title to those lands.
(E)
Title to the vacated property shall vest with the rightful owner as shown in Snohomish County records. If the vacated land is land that was dedicated to the public, for public use other than a road or street, and the city council has found that retaining title to the land is not in the public interest, title thereto shall vest with the person or persons owning the property on each side thereof, as determined by the city council. When a road or street that is to be vacated was contained wholly within the subdivision or short subdivision and is part of the boundary of the subdivision or short subdivision, title to the vacated road or street shall vest with the owner or owners of property contained within the vacated subdivision.
(F)
This section shall not be construed as applying to the vacation of any plat or short plat of state-granted shore lands.
(Ord. 1020 § 1 (Att. A), 2022)
§ 19.05.100 Divisions requiring binding site plans.
The purpose of the binding site plan is to provide an alternative method for the division of land as authorized by RCW 58.17.035 and 58.17.040(4), (5), and (7). A binding site plan shall comply with the following requirements:
(A)
Applications submitted shall comply with the requirements established by GFMC § 19.04B.205 through § 19.04B.260, application process.
(B)
Notice of the filing of the binding site plan application shall be provided in compliance with GFMC § 19.04B.225, Notice of application.
(C)
As a basis for approval, approval with conditions or disapproval of a binding site plan, the designated official shall determine if appropriate provisions have been made for, but not limited to, the purpose and criteria set forth in Chapter 19.04D GFMC, Subdivision and Short Subdivision Regulations.
(D)
Each final decision of the designated official shall be in writing and shall include findings and conclusions based on the record to support the decision, in accordance with GFMC § 19.04B.240, Notice of decision. The decision made by the designated official may be appealed to the hearing examiner in compliance with GFMC § 19.04B.250.
(E)
Decision Criteria. In order to approve a binding site plan, the department must find that the newly created lots function and operate as one site and that the binding site plan and record of survey comply and are consistent with the following provisions as well as any other applicable regulations as determined by the department:
(1)
Requirements of this article;
(2)
Requirements for noise control, Chapter 9.58 GFMC;
(3)
Requirements for public or private roads, right-of-way establishment and permits, access, and other applicable road and traffic requirements;
(4)
Compliance with fire lane, emergency access, fire-rated construction, hydrants and fire flow, and other requirements of GFMC § 15.02.120;
(5)
Compliance with applicable construction code requirements, Chapter 15.02 GFMC;
(6)
Compliance with applicable use and development standard requirements of this title;
(7)
Compliance with applicable shoreline management code requirements of the shoreline master program, GFMC § 19.07.030, and/or flood hazard area requirements of GFMC § 19.07.035;
(8)
Compliance with environmental policies and procedures and critical areas regulations of GFMC § 19.07.010 and § 19.07.020;
(9)
Compliance with applicable drainage requirements of Chapter 13.20 GFMC;
(10)
Compliance with applicable impact fee requirements;
(11)
Provisions for adequate sewer service, water supply and refuse disposal; and
(12)
Any other applicable provision of this title.
(F)
Conditions of Approval.
(1)
The designated official is authorized to impose conditions and limitations on the binding site plan. By this authority, and if the designated official determines that any delay in satisfying requirements will not adversely impact the public health, safety, or welfare, the designated official may allow requirements to be satisfied prior to issuing the first building permit for the site, or prior to issuing the first building permit for any phase, or prior to issuing a specific building's certificate of occupancy, or in accordance with an approved phasing plan.
(2)
The binding site plan shall contain a provision requiring that any development of the site shall be in conformity with the approved binding site plan.
(3)
The designated official may authorize sharing of open space, parking, access, and other improvements among properties subject to the binding site plan. Conditions and restrictions on development, use, maintenance, shared open space, parking, access, and other improvements shall be identified on the binding site plan and enforced by covenants, conditions, restrictions, easements, or other legal mechanisms.
(4)
All provisions, conditions, and requirements of the binding site plan shall be legally enforceable on the owner, purchaser, and any other person acquiring a possessory ownership, security, or other interest in any property subject to the binding site plan.
(5)
After approval of a binding site plan for land zoned and used for commercial or industrial purposes, or for land zoned and used for mobile home parks, the applicant shall record the approved binding site plan with a record of survey (except for the provision of RCW 58.09.090(1)(d)(iv)) as one recording document complying with the requirements of this section.
(6)
The designated official may authorize the use of a binding site plan for land, all or a portion of which will be subjected to the provisions of Chapter 64.32 or 64.34 RCW; the applicant shall then record the approved binding site plan with a record of survey (except for the provisions of RCW 58.09.090(1)(d)(iv)) as one recording document complying with the requirements of this section. Following recordation of the binding site plan with record of survey, the applicant shall independently complete improvements shown on the approved binding site plan and file a declaration of condominium, and survey map and plans as required by Chapter 64.32 or 64.34 RCW.
(7)
Under subsection (5) or (6) of this section, when a record of survey is not required pursuant to RCW 58.09.090(1)(d)(iv), the applicable record of survey data, consistent with the application requirements as adopted by the department pursuant to GFMC § 19.04A.220, shall be shown on the binding site plan to be recorded.
(G)
Binding site plans shall be drawn at a scale no smaller than one inch equals 50 feet and shall include the design of any lots or building envelopes and the areas designated for landscaping and vehicle use.
(H)
Recording Requirements.
(1)
When the proposed binding site plan receives final approval, the applicant shall record the binding site plan with the Snohomish County auditor.
(2)
The applicant shall furnish the city a digital copy of the recorded binding site plan within five working days of recording.
(I)
Design Standards – Access Requirements. Access requirements and road standards to and within lots of the binding site plan shall be provided in accordance with GFMC § 19.06.050 and the EDDS. New public road(s) shall be provided for lot access where determined by the public works director to be reasonably necessary as a result of the proposed development or to make appropriate provisions for public roads. The applicant may also propose establishment of public road(s).
(J)
Phased Development.
(1)
An applicant who chooses to develop a site in phases or divisions shall submit to the department a phasing plan consisting of a written schedule and a drawing illustrating the plan for concurrent review with the application for a binding site plan.
(2)
Site improvements designed to relate to, benefit, or be used by the entire development (such as stormwater detention ponds or tennis courts in a residential development) shall be noted on the phasing plan. The phasing plan shall relate completion of such improvements to completion of one or more phases or stages of the entire development.
(3)
Once a phasing plan has been approved, the information contained therein shall be shown on, or the phasing plan attached to and made a part of, the binding site plan.
(4)
Approval of a phasing plan does not constitute approval of the binding site plan. No land may be used, no buildings may be occupied, and no lots may be sold except in accordance with the approved binding site plan.
(K)
Approved binding site plans shall be binding and all provisions, conditions and requirements of the binding site plan shall be legally enforceable on the purchaser or any person acquiring a lease or other ownership interest of any lot, parcel or tract created pursuant to the binding site plan. A sale, transfer, or lease of any lot, tract or parcel created pursuant to the binding site plan that does not conform to the requirements of the binding site plan approval shall be considered a violation of this chapter, and shall be restrained by injunctive action and shall be illegal as provided in Chapter 58.17 RCW, Plats – Subdivisions – Dedications.
(L)
Acceptance of Site Improvements. All public and private site improvements must be completed and accepted by the city or subjected to a performance security per GFMC § 19.04A.180 approved by the department prior to issuing the first building permit for the site, prior to issuing the first building permit for any phase, or prior to issuing a specific building's certificate of occupancy. Alternatively, the department may condition the completion of such improvements pursuant to an approved phasing plan.
(M)
Bonding or Performance Security.
(1)
Prior to issuing the first building permit for a site development, prior to issuing the first building permit for each phase, or prior to issuing a specific building's certificate of occupancy, the designated official may require performance security or security to be provided in a form and amount deemed necessary to assure that all work or actions required by this title are satisfactorily completed in accordance with the approved binding site plan and to assure that all work or actions not satisfactorily completed will be corrected to comply with the approved binding site plan to eliminate hazardous conditions, to restore environmental damage or degradation, and to protect the health, safety, and general welfare of the public bonding in accordance with GFMC § 19.04A.180, Security mechanisms.
(2)
The bond or other security device must be conditioned on:
(a)
The work or requirements being completed in accordance with the binding site plan;
(b)
The site being left in a safe condition; and
(c)
The site and adjacent or surrounding areas being restored in the event of damages or other environmental degradation from development activities conducted pursuant to the binding site plan.
(N)
All subsequent development shall be in conformity with the approved binding site plan. Each binding site plan document shall reference the requirement for compliance with the binding site plan approval.
(O)
Amendments to or vacations of an approved binding site plan shall be made through the process of this section.
(P)
Approved binding site plans may contain any easements, restrictions, covenants, or conditions as would a subdivision approved by the city.
(Ord. 1020 § 1 (Att. A), 2022; Ord. 1078-2026, 7/15/2026)
§ 19.05.200 Boundary line adjustments.
(A)
Application Submittal.
(1)
Application Documents. A boundary line adjustment application shall consist of the following documents: application form, legal descriptions of existing and adjusted lot, tract, parcel or building site, affidavit of ownership, vicinity map, boundary line adjustment certificate including proof of legal lot status, declaration of legal documentation, and proposed boundary line adjustment/survey map, consistent with the requirements as set forth in GFMC § 19.04B.120, Application submittal.
(2)
Application Fees. The applicant shall pay the required fees as set forth in the city's fee schedule or other applicable resolutions or ordinances when submitting the application.
(B)
Procedure and Special Timing Requirements.
(1)
Boundary line adjustments shall be approved, approved with conditions, or denied as follows:
(a)
The city shall process the BLA as a Type I decision; and
(b)
The BLA is exempt from notice provisions set forth in GFMC § 19.04B.125.
(2)
The city shall decide upon a BLA application within 45 days following submittal of a complete application or revision, unless the applicant consents to an extension of such time period.
(3)
The designated official may deny a BLA application or void a BLA approval due to incorrect or incomplete submittal information.
(4)
Multiple boundary line adjustments are allowed to be submitted under a single BLA application if the adjustments involve contiguous parcels.
(5)
The legal descriptions of the revised lots, tracts, or parcels shall be certified by a licensed surveyor or title company.
(6)
A boundary line adjustment shall be not approved for any property for which an exemption to the subdivision provisions or an exemption to the short subdivision provisions has been exercised within the past five years.
(C)
Decision Criteria. A boundary line adjustment is a Type I permit. In reviewing a proposed boundary line adjustment, the designated official shall use the following criteria for approval:
(1)
The proposed BLA is consistent with applicable development restrictions and the requirements of this title, including but not limited to the general development standards of Chapter 19.06 GFMC and any conditions deriving from prior subdivision or short subdivision actions. The proposed BLA will also not create a lot below the required lot size or dimensions for its zone designation;
(2)
The proposed BLA will not cause boundary lines to cross a UGA boundary, cross on-site sewage disposal systems, prevent adequate access to water supplies, or obstruct fire lanes;
(3)
Boundary lines may not be adjusted between lots which have been created for tax purposes only;
(4)
The proposed BLA shall not result in an increase in the potential number of dwelling units on lots, tracts, parcels or building site;
(5)
The proposed BLA will not detrimentally affect access, access design, or other public safety and welfare concerns. The evaluation of detrimental effects may include review by the health district, the city engineer, or any other agency or department with expertise;
(6)
The proposed BLA will not create new access which is inadequate, unsafe or detrimental to the existing road system because of sight distance, grade, road geometry, or other safety concerns, as determined by the city engineer. The BLA shall comply with the access provisions set forth in this title and the city of Granite Falls public works standards;
(7)
When a BLA application is submitted concurrently with a Type I application pursuant to GFMC § 19.04A.210 and frontage improvements are required for the area subject to the BLA and the concurrent application, the improvements must be agreed to prior to approval of the BLA;
(8)
If within an approved subdivision or short subdivision, the proposed BLA will not violate conditions of approval of that subdivision or short subdivision;
(9)
The proposed BLA will not cause any lot that conforms with lot area or lot width requirements to become substandard;
(10)
The proposed BLA may increase the nonconformity of lots that are substandard as to lot area and/or lot width requirements; provided, that the proposed BLA satisfies the other requirements of this chapter;
(11)
The proposed BLA will not result in lots with less than 1,000 square feet of an accessible area suitable for construction when such area existed before the adjustment. This requirement shall not apply to lots that are zoned commercial or industrial;
(12)
"Merged lots" means if two or more substandard lots or a combination of lots or substandard lots and portions of lots or substandard lots are contiguous and a structure is constructed on or across the lot line(s), which makes the lots contiguous, then the lands involved shall be merged and considered to be a single undivided parcel. No portion of said parcel shall be used, altered or sold in any manner which diminishes compliance with lot area and width requirements, nor shall any division be made which creates a lot with a width or area below the minimum requirements permitted by this chapter.
(D)
Existing Structures. When boundary line adjustments are submitted proposing the adjustment of lines with existing structures, the existing structures shall be required to comply with all zoning code requirements including, but not limited to, such things as setback, parking, height, landscaping and access requirements as a condition of boundary line adjustment approval. The applicant shall be required to submit a site plan showing that all of these requirements can be met prior to approval.
Notwithstanding the foregoing, an existing structure that does not conform to current zoning code requirements may be permitted to remain following a boundary line adjustment; provided, that the boundary line adjustment does not increase the degree of nonconformance of the structure with respect to any applicable zoning standard.
(E)
Information for Recording. After the city has given the applicant approval, the applicant shall submit the original map prepared by a registered land surveyor having a trimmed size of 18 inches by 24 inches. The original map shall be accompanied with original signatures of all parties of interest.
(1)
Information required on the map shall include:
(a)
The date, scale and north arrow;
(b)
Boundary lines (both present and revised), right-of-way for streets, easements and property lines of lots, tracts, parcels or sites, with accurate bearings, dimensions or angles and arcs, and central angles of all curves;
(c)
Names and right-of-way widths of all streets;
(d)
The survey must indicate that all lot corners are staked;
(e)
Number of each lot, tract, parcel or building site and each block;
(f)
Description of private covenants and special restrictions;
(g)
Location, dimensions and purpose of any easements;
(h)
Location and description of monuments and lot, tract, parcel or building site corners set and found;
(i)
If required to define flood elevations or other features relative to the lot, then datum elevations and primary control points approved by the city. Descriptions and ties to all control points will be shown with dimensions, angles and bearings;
(j)
Designation by phantom letters of the lot(s), tracts, parcels or building sites existing prior to the boundary line adjustment, and designation by solid letters of the proposed lots, tracts, parcels or building sites;
(k)
Special setback lines when different from city's zoning code;
(l)
A dedicatory statement acknowledging any public or private dedications, donations or grants;
(m)
Location of existing structures, utilities, setbacks, encroachments and area of all lots, tracts, parcels or building sites after adjustment;
(n)
The file number of the boundary line adjustment must be on the boundary line adjustment/survey map.
(2)
Certificates.
(a) Examined, found to be in conformity with applicable zoning and other land use controls, and approved this ____ day of ____, 20__. |
____________________________ Community Development/Planning Director |
(b) I hereby certify that this boundary line adjustment is based upon an actual survey and subdivision of Section ____, Township ___ North, Range ___ EWM; that the distances, courses and angles are shown thereon correctly; that the monuments shall be set and lot corners shall be staked correctly on the ground, that I fully complied with the provisions of the state and local statutes and regulations governing surveying. |
____________________________ Licensed Land Surveyor |
(Seal) |
(c) I hereby certify that all state and county taxes heretofore levied against the property described herein, according to the books and records of my office, have been fully paid and discharged, including ____ taxes. |
_____________________________ Treasurer, Snohomish County |
(d) Filed for record at the request of ____ this ____ day of ___, 20__, at ___ minutes past __m, and recorded in Vol. __ of Plats, page __, records of Snohomish County, Washington. |
_____________________________ Auditor, Snohomish County |
(3)
Vicinity Map. A vicinity map clearly identifying the location of the property shall be submitted.
(4)
Legal Descriptions. All boundary line adjustment application submittals shall include legal descriptions of the existing and proposed lots, tracts, parcels or building sites. All legal descriptions must be prepared by a licensed surveyor in the state of Washington, attorney, or title company.
(5)
Affidavit of Ownership. All boundary line adjustment application submittals shall be accompanied by a notarized signature of the owner, or owners, of the property subject to the boundary line adjustment. Those signing as owners must conform to those designated as owners in the boundary line adjustment certificate. The recording number of the boundary line adjustment/survey map shall be on the affidavit of ownership form.
(6)
Declaration of Legal Documentation. All boundary line adjustment application submittals shall be accompanied by a notarized statement containing:
(a)
The signatures of owner, or owners, of the property subject to the boundary line adjustment, declaring that they are solely responsible for securing and executing all necessary legal advice or assistance concerning the legal documents necessary to transfer title to those portions of the properties involved in the boundary line adjustment; and
(b)
A declaration that the legal documents necessary to transfer title to the property in question have been prepared and executed so that, upon the recording of the boundary line adjustment, the title to the properties will accurately reflect the new configuration resulting from the boundary line adjustment as approved by the city.
(7)
Boundary Line Adjustment Certificate. All boundary line adjustment application submittals shall be accompanied by a boundary line adjustment certificate current to within 30 days of date submitted from a title company that certifies the following:
(a)
The legal description of all lots, parcels, tracts or building sites to be adjusted; and
(b)
The names of the owners of any lots, tracts, parcels or building sites to be adjusted; and
(c)
Any easements, restrictions or covenants affecting the property to be adjusted, with a description of such easements, restrictions and covenants.
(F)
Recording with Auditor. When the boundary line adjustment proposed for recording has been signed by the city, and the applicant has complied with all of the requirements of this title and state law, then the applicant shall record the original boundary line adjustment/survey map and the original affidavit of ownership with the county auditor. The applicant will also furnish the city with one digital copy of the recorded boundary line adjustment/survey map. After this has been done and the boundary line adjustment has been properly recorded, the boundary line adjustment will become valid. The applicant is responsible for recording the boundary line adjustment and paying all associated recording fees. It shall be a violation of this title for anyone to record a boundary line adjustment which does not bear the verification of approval as defined by this title.
(G)
Correcting Errors on an Approved BLA. Typographical errors in recorded legal descriptions or minor discrepancies on recorded BLA maps may be corrected by filing an affidavit of correction of boundary line adjustment with the city clerk. The affidavit shall be on a form supplied by the city clerk. The designated official shall review the affidavit for compliance with applicable code provisions. If approved, the applicant shall record the affidavit with the Snohomish County auditor within 45 days. Immediately after recording, copies of the recorded affidavit of correction shall be provided to the city clerk by the applicant.
(Ord. 1020 § 1 (Att. A), 2022; Ord. 1070 § 6, 2026)
§ 19.05.300 Planned residential development (PRD).
(A)
Purpose. The purposes of this section are:
(1)
To offer an alternative form of development that benefits the city in ways that are superior to traditional lot-by-lot subdivision development;
(2)
To allow flexibility and creativity in the layout and design to protect valued critical areas and to provide usable open space and recreation facilities;
(3)
To promote a variety of housing choices in harmony with the surrounding areas;
(4)
To provide a more efficient street and utility system that may reduce housing prices and the amount of impervious surface;
(5)
To achieve the goals of the city's comprehensive plan, other ordinances and development regulations with regard to livable, desirable residential communities.
(B)
Specific Requirements of PRD. A PRD should be based on the following general goals. These goals are translated into prescriptive regulations in the following pages. A determination of whether a specific PRD should be approved should be based on those requirements and not on general goals alone.
(1)
The proposed PRD meets the requirements of this subsection.
(2)
A PRD is allowed in the R-9,600 zone. The tract must be of single ownership.
(3)
The property in question must be in common ownership.
(4)
The applicant provides one or more of the following improvements to the subject property as part of the proposed PRD:
(a)
The PRD provides public facilities that the city could not require of the applicant without a PRD including but not limited to facilities like parks, playgrounds, ball fields, sites for libraries, city halls, fire stations, and public parking lots for access to public facilities;
(b)
The PRD will preserve, enhance or rehabilitate natural features such as significant woodlands, wetland areas, water bodies, view corridors and similar features;
(c)
The design of the proposed PRD is superior to a traditional lot-by-lot proposal in one or more of the following ways:
(i)
Additional usable open space and recreation areas;
(ii)
Recreation facilities including, but not limited to, bicycle or pedestrian paths, children's play areas and play fields;
(iii)
Superior circulation patterns and location of parking;
(iv)
Superior landscaping, buffering, or screening in or along the perimeter that exceeds the minimum requirements of the UDC;
(v)
Superior design, layout, and orientation of structures including but not limited to examples like traditional neighborhood development approaches, grid road systems, alleys, clustering of houses for the purposes of economics, affordable housing elements as part of the project, and trail systems connecting other neighborhoods.
(C)
Consideration of Density Bonus. In a proposed PRD, the hearing examiner may approve a residential density increase of up to 120 percent of the maximum density allowed in the R-9,600 zone if the requirements for providing amenities (open space, recreation facilities) and housing needs (innovative layout and design, special uses) are met.
(D)
Minimum Size. PRDs may only be permitted on a minimum of one acre or greater.
(E)
Permitted Zones. PRDs are permitted in the residential R-9,600 (R-9600) zone only. Any uses permitted or conditioned in the underlying zone shall be permitted in the PRD. Duplexes may be permitted in any residential PRD. No uses shall be permitted except in conformance with a specific and precise final development plan in accordance with the procedural and regulatory provisions of this subsection.
(F)
Who May Apply. A PRD application may be initiated by:
(1)
The owner of all of the subject property, if under one ownership;
(2)
All owners with joint ownership having title to the subject property proposed for the PRD, if there is more than one owner;
(3)
A government agency.
(G)
Availability of Public Services.
(1)
A PRD proposal will be denied unless adequate public facilities such as water lines, sewer lines, and streets that serve the proposal are in place or are planned.
(2)
A PRD proposal shall not reduce the level of service (LOS) on city streets below the city adopted LOS standard.
(H)
Application Process.
(1)
The application shall be filed with the city clerk together with the application fee and required documents in compliance with the Granite Falls Municipal Code.
(2)
The PRD application fee shall cover the reimbursable costs of the preapplication conference, technical review, and the staff report to the hearing examiner. The application will be accompanied by a nonrefundable fee (see permit fee resolution). Any application for an amendment to the PRD shall also be subject to permit fees.
(3)
Written documents required with the application shall include:
(a)
Application for a short plat or subdivision approval, if needed;
(b)
Environmental checklist (SEPA determination);
(c)
A legal description of the total site;
(d)
A project description including:
(i)
How the proposal complies with the purposes of the PRD requirements;
(ii)
A rationale for any other underlying assumptions;
(e)
A site description that provides:
(i)
Total number, type and location of dwelling units;
(ii)
Parcel sizes;
(iii)
Proposed lot coverage and all structures;
(iv)
Approximate gross and net residential density;
(v)
Total amount of proposed open space (divided into usable and protected) and identified recreation areas;
(vi)
Economic feasibility studies, market analysis, or other required studies;
(f)
A site plan and maps including:
(i)
Site plan of all existing and proposed structures and improvements;
(ii)
Map of existing and proposed circulation system (pedestrian and vehicular) including public rights-of-way and notations of ownership;
(iii)
Map of existing and proposed location of public utilities and facilities;
(iv)
Landscape plan showing greenbelts, buffers and open space (usable and protected);
(v)
Proposed treatment of the perimeter indicating the location of vegetation to be retained and to be installed;
(vi)
Schematic plans and elevations of proposed buildings with samples of all exterior finish material and colors, the type and location of all exterior lighting, signs, and accessory structures;
(g)
A description of the proposed sequence and timing of construction, the provisions of ownership and the management once the PRD is developed;
(h)
Any information about adjacent areas that might assist in the review of the proposal.
(I)
Site Design Criteria.
(1)
Basic Density. The allowable basic density shall be the same as permitted by the R-9,600 zone.
(2)
Density Bonus. The hearing examiner may approve a density increase of up to 120 percent of the allowable density if the required amenities and needs are proposed. Bonuses shall be based on a formula of:
(a)
Fifteen percent if the PRD proposal provides for the following: at least 25 percent of the net area is designated as common open space. Active recreation facilities such as paths, trails, playgrounds and equipment, ball fields and basketball courts for people of all ages shall be provided based on review and approval by the city.
(b)
Five percent for innovative site design and layout such as, but not limited to, facing views, buffered parking, accommodating land constraints, clustered lots, alleys, grid systems for roads, interconnected green spaces, and landscaping buffering along the frontage in separating the developed areas from adjacent properties.
(3)
Common Open Space. At least 25 percent of the net land area of a planned residential development shall be dedicated as common open space other than required public improvements or private streets, stormwater conveyances, landscape strips, or critical areas or their buffers. The dedicated open common space shall be deeded to the city or placed in a permanent easement as may be required by the city. Stormwater vaults can be part of the open space as long as they are covered, flush with the ground, and meet the other requirements for open space included in this chapter.
(4)
The dedicated open common space shall be set aside in perpetuity for the use of residents of the development or shall be deeded to a homeowners' association by written instrument. If a conveyance to a homeowners' association is the instrument selected, the landowners shall so organize said conveyance that it may not be dissolved, nor dispose of the open space by sale or other means except to an organization conceived and established to own and maintain it or dedicated to the city subject to city council approval.
(a)
All streams, wetlands, geologically critical areas, and any associated buffers shall be preserved as open space and reserved in separate tracts (native growth protection areas), as provided by the city's critical area regulations, GFMC § 19.07.020.
(b)
Any area to be dedicated for common open space shall be kept, located and of such a shape to be acceptable to the designated official. In determining the acceptability of proposed common space, the designated official shall consider future city needs and may require a portion of the common space to be designated as the site of a potential future public use; provided, however, that not more than 25 percent of the gross area shall be taken for public facilities. In the event that it is deemed necessary to set aside any portion of the site for public buildings, an agreement shall be entered into between the applicant and the city of Granite Falls. This shall apply to the need for land for any public purpose except for public recreation. No final plat or occupancy permit shall be granted until the improvements required for the PRD have been installed to the satisfaction of the city.
(c)
All common open space area shall be graded and seeded or paved by the developer during the course of construction, unless the designated official approves or directs the maintaining of all or a portion of such open space in its natural state or with minor, specified improvements. Required or proposed improvements shall either be provided during construction or bonded prior to final plat approval.
(d)
All off-street parking areas shall be transferred to the ownership of a homeowners' association for maintenance and repairs. Wherever median grass strips or other landscaped areas are proposed that will be visible to the general public within the development, covenants and/or agreements shall provide for the maintenance of such areas by the homeowners' association.
(e)
At least 75 percent of the required open space shall be contiguous. The length of the open space tract shall be no more than twice its width. Under special conditions that are peculiar to the particular parcel of land or to the public purpose for which the land is to be used, dedication of a smaller area can be authorized by the designated official.
(f)
Common open space areas may be used as park, playground, or recreation areas, including swimming pools, equestrian, pedestrian, and/or bicycle trails, tennis courts, shuffleboard courts, basketball courts, and similar facilities; woodland conservation areas; or any similar use of benefit to the residents of the development if in the ownership of a homeowners' association or the city, or if dedicated to and accepted by the appropriate department of the city, and deemed appropriate by the designated official.
(g)
Common open space shall contain active recreation facilities such as play structures, sport courts, game areas, trails and walking paths. In addition, the facilities shall include park benches, garbage containers, and five trees for every 20,000 square feet of common space or portion thereof. Existing trees are encouraged to be retained when addressing this requirement.
(h)
Each lot shall be located within a 1,200-foot walking distance of common open space and shall be provided access to the common open space via pedestrian walkways, paths, or sidewalks.
(5)
Minimum Lot Size. The hearing examiner may recommend and the city council may approve a proposal that averages the lot sizes with no lot size of less than 6,000 square feet in the R-9,600 zone.
(6)
Criteria for Lot Coverage and Setbacks.
(a)
No portion of any building or structure shall be constructed to project onto any common open space.
(b)
The front yard building setback shall be one-half of the right-of-way the lot front is on. Rear and side yard building setbacks shall be a minimum of five feet. The sum of the side yards shall not be less than 10 feet. The minimum front yard is intended to provide privacy and usable yard area for residents. Typically privacy may be a more important factor than use and where a preliminary plan can demonstrate privacy by reducing traffic flow in front of the dwelling, screening or planting, or by facing the structure toward common open space, a reduction in the front yard requirement is possible.
(c)
Minimum lot widths are intended to prevent the construction of long buildings with inadequate light and air. The hearing examiner may approve minimum lot widths of no less than 50 feet as measured at the building setback line in a PRD in situations which create irregular lot configurations; if the design can adequately provide for light, air, and privacy provisions (particularly for living spaces and bedrooms), a narrower lot width may be permitted.
(7)
Street Standards. PRDs shall be subject to the city's public works standards, with the following exceptions:
(a)
All PRDs shall provide through streets when possible. Cul-de-sacs, hammerheads, and other dead-ends shall be avoided if possible. All streets shall be dedicated public rights-of-way.
(b)
The city engineer may require provisions for future connections to adjoining developments.
(8)
Buffer Between Uses. A buffer of 30 feet shall be established between single-family and multiple-family structures within a PRD. Buffers must be free of structures and must be landscaped, screened, or protected by natural features. Buffers may be used as part of the permitted common open space if the hearing examiner finds it consistent with the intent of the design criteria and suitable for that purpose.
(J)
Review Criteria. These criteria will guide the hearing examiner's review and recommendations and final decision.
(1)
The preliminary plan includes appropriate provisions for the public health, safety and general welfare of the public including, but not limited to, the following:
(a)
Open space (protected and usable) and recreation facilities;
(b)
Water, sewer, drainage and stormwater utilities;
(c)
Streets, vehicle and pedestrian facilities;
(d)
Appropriate ingress and egress;
(e)
Fire and emergency vehicle access; and
(f)
Minimized potential for soil erosion, landslides, and mudslides.
(2)
The proposal is in compliance with and/or is in conformance with the applicable provisions of the:
(a)
City subdivision standards for preliminary plats;
(b)
Granite Falls Municipal Code, and all other applicable state and federal laws and regulations;
(c)
Granite Falls comprehensive plan.
(3)
Wherever practical, the proposal includes measures to:
(a)
Minimize clearing, with priority given to maintaining existing vegetation;
(b)
Revegetate wherever possible; and
(c)
Accommodate reasonable building sites.
(4)
All public and private facilities and improvements on and off the site necessary to provide for the proposed PRD are or will be available when needed.
(5)
Use of existing public facilities and services will not degrade levels of service to existing users.
(6)
Scenic value of existing vistas is protected.
(7)
Existing vegetation and permeable surfaces (which provide watershed protection, ground water recharge, climate moderation and air purification) are protected.
(8)
Existing habitat, wildlife corridors, and areas used for nesting and foraging by endangered, threatened or protected species are protected to the extent consistent with the proposed new development.
(K)
Official Site Plan. The official site plan, as approved by the hearing examiner, shall become the official site plan of the PRD.
(L)
Maintenance of Open Space and Utilities. Prior to final plat approval, the applicant shall submit to the city covenants, deeds and homeowners' association bylaws and other documents guaranteeing maintenance and construction and common fee ownership of public open space, community facilities, private joint use driveways, and all other commonly owned and operated property.
(M)
Amendments and Modifications.
(1)
Any amendments or major modifications shall be reviewed in the same manner as an original application. A "major modification" means any proposed change in the basic use or any proposed change in the plans and specifications for structures or locations of features whereby the character of the approved development will be substantially modified or changed in any material respect or to any material degree.
(2)
Prior to issuing a building permit for any structure in a PRD, the final plat, subdivision, or dedication shall have been approved by the city council and filed for record by the city clerk with the Snohomish County auditor. If a PRD does not require subdivision or dedication, an official site plan and accompanying documents shall be filed with the county auditor, together with covenants running with the land, binding the site to development in accordance with all the terms and conditions of approval.
(3)
Prior to final plat approval, these documents shall be reviewed by an attorney and accompanied by a certificate stating that they comply with the requirements of this section. Such documents and conveyances shall be accomplished and be recorded, as applicable, with the Secretary of State and the Snohomish County auditor as a condition precedent to the filing of any final plat of the property or division thereof, except that the conveyance of land to a homeowners' association may be recorded simultaneously with the filing of the final plat.
(N)
Covenants. PRD covenants shall include a provision whereby unpaid taxes on all property owned in common shall constitute a proportioned lien on all property of each owner in common.
(O)
Time Limit. Applications and/or official site plan approval for the entire PRD shall expire five years after preliminary plat approval.
(P)
Phased Developments. If a PRD is to be constructed over a period of more than two years from the date of preliminary plat approval, the PRD will be divided into phases or divisions of development and numbered sequentially in the order construction is to occur. The preliminary and final plats for each phase shall be reviewed separately. Each phase of the project shall meet all the requirements of a single PRD.
(Q)
Final Plat Assurance Device. The city may require assurance devices to assure compliance with the conditions of the approved final plat. All required improvements must be completed within one year from the date of final plat approval unless work is continuous beyond that point or unless modified by the conditions of approval. A maintenance assurance device for at least one year after city acceptance of all required improvements shall be provided. A longer period may be established by the conditions of final approval or by the city engineer for improvements of facilities which may not reasonably demonstrate their durability or compliance within a one-year period.
(R)
Special Requirements for Resource Lands. In accordance with RCW 36.70A.060, when appropriate, the final plat must contain a notice that the subject property is on or within 300 feet of lands designated agricultural lands, forest lands or mineral resource lands.
(S)
Enforcement. Any division of land contrary to the provisions of this chapter or approved amendments shall be declared to be unlawful and a public nuisance. Compliance with this section or approved amendments may be enforced by mandatory injunction brought by the owner or owners of land in proximity to the land with the proscribed condition. The prosecuting attorney may immediately commence action or actions, or proceedings for abatement, removal and enjoinment thereof, in a manner provided by law, and shall take such other steps and shall apply to such court or courts as may have jurisdiction to grant such relief as will abate or remove the illegal division.
(T)
Severability. If any section, subsection, sentence, clause or phrase of this chapter or amendment thereto, or its application to any person or circumstances, is held invalid, the remainder of this chapter or application to other persons or circumstances shall not be affected.
(U)
Injunctive Action. The city of Granite Falls, through its authorized agents and to the extent provided by state law, may commence an action to restrain and enjoin violations of this chapter, or any term or condition of plat approval prescribed by the city, and may compel compliance with the provisions of this chapter, or with such terms or conditions as provided by RCW 58.17.200 and 58.17.320. The costs of such action, including reasonable attorneys' fees, may be taxed against the violator.
(Ord. 1020 § 1 (Att. A), 2022)
§ 19.05.310 Fee simple unit lot subdivisions.
(A)
Purpose. The purpose of this section is to allow subdivision of certain housing types where subdivision is not otherwise possible due to conflicts between characteristics of the development type and applicable dimensional standards in Chapter 19.06 GFMC. In such cases, the unit lot subdivision process provides opportunities for fee simple ownership of land as an alternative to condominium ownership. The purpose is to also allow for the creation of lots for the individual ownership of these types of housing units while applying only those site development standards applicable to the parent parcel(s) as a whole, established in Chapter 19.03 GFMC, Zoning. Unit lot subdivision applies the dimensional standards to the overall site, the "parent lot," while allowing flexibility in the dimensional standards for the subordinate "unit lots." This section is not intended to permit uses or densities that are not otherwise allowed in the land use designations in which a unit lot subdivision is proposed;
(B)
Administrative Deviation from Dimensional Standards. The overall development on the parent lot proposed for subdivision shall maintain consistency with the development standards applicable to the land use designation and the land use type at the time the application is vested, as specified by the applicable code provisions and this section. Subsequent additions or modification to the structure(s) shall not create any nonconformity of the parent lot. Administrative deviation from setback, lot width, hard surface coverage, and lot area standards in Chapter 19.03 GFMC may be approved for individual unit lots through a unit lot subdivision, subject to any limitations in this section. Structures on unit lots and structures divided by unit lots that conform to a recorded unit lot subdivision shall not be considered nonconforming under GFMC § 19.06.140;
(C)
Unit lot subdivision does not allow separate ownership of stacked unit(s). However, a condominium and unit lot subdivision can be combined in cases where a unit lot has stacked units and separate unit ownership is desired;
(D)
Unit lot subdivisions and subsequent platting actions, additions or modifications to the structure(s) may not create or increase any nonconformity of the parent lot;
(E)
Approval Process. Unit lot subdivisions of nine or fewer lots shall be processed in the same manner as short plats pursuant to the associated permit type in Chapters 19.04A and 19.04B GFMC. Unit lot subdivisions of 10 or more lots shall be processed as plats pursuant to the associated permit types in Chapters 19.04A and 19.04B GFMC. A unit lot subdivision may be processed concurrently with an underlying standard subdivision;
(F)
Approval Criteria. In addition to any other standards and approval criteria applicable to a unit lot subdivision proposal, including but not limited to criteria in Chapters 19.03, 19.04C, and 19.04D GFMC, proposals shall be subject to the following:
(1)
Each unit lot shall have individual sewer service, water service, and a power meter specific to that unit.
(2)
Private usable open space of at least 400 square feet, exclusive of required parking, shall be provided for each dwelling unit on the same unit lot as the dwelling unit it serves. Such areas shall have a minimum dimension of 15 feet and shall be usable.
(3)
Parking shall be calculated and designed for each lot in compliance with Chapter 19.06 GFMC, although parking required for a dwelling may be provided on a different lot or tract within the parent lot as long as the right to use that parking is formalized by an easement declared on the plat. Where parking for detached single-family buildings is provided on a different lot or tract, parking allowances for detached single-family residences in Chapter 19.06 GFMC, including tandem parking and backing into a street, shall not apply.
(4)
Private access drives are allowed to provide access to dwellings and off-street parking areas within a unit lot subdivision. Access, joint use and maintenance agreements shall be executed for use of common garage or parking areas, common open area and other similar features, as recorded with Snohomish County.
(5)
Access and utility easements, joint use and maintenance agreements, and covenants, conditions, and restrictions identifying the rights and responsibilities of property owners and/or the homeowners' association shall be executed for use and maintenance of common garage, parking, and vehicle access areas; drainage facilities; underground utilities; common open space (such as common courtyard open space); exterior building facades and roofs; and other similar features, and shall be recorded with the Snohomish County auditor.
(6)
Subdivision of common wall or zero lot line development such as townhouses shall provide a five-foot-wide building maintenance easement for external walls, eaves, chimneys, and other architectural features that rest directly on the lot line. The maintenance easement shall be shown on the face of the plat.
(7)
The application for unit lot subdivisions shall include a detailed, scaled site plan with building footprints. Adequate information shall be provided to determine compliance with all applicable criteria.
(8)
Portions of the parent lot not subdivided for unit lots shall be identified as tracts and owned in common by the owners of the unit lots.
(9)
All buildings shall meet all applicable provisions set forth in Chapter 15.02 GFMC;
(G)
The plat recorded with the Snohomish County auditor for a unit lot subdivision is required to include the following in addition to the requirements in GFMC § 19.05.010, Subdivisions:
(1)
A title that includes "Unit lot subdivision."
(2)
Access easements, joint use and maintenance agreements, and covenants, conditions, and restrictions identifying the rights and responsibilities of property owners and/or the homeowners' association for use and maintenance of common areas, including garages, parking, vehicle access, and open space.
(3)
Note all conditions of approval.
(4)
Notes to acknowledge the following:
(a)
Approval of the unit lot subdivision was based on the review as a whole on the parent lot, and unit lots are not buildable lots independent of the overall development;
(b)
Subsequent platting actions, additions or modifications to the structure(s) may not create or increase any nonconformity of the parent lot as a whole, and shall conform to the approved site plan;
(c)
If a structure or portion of a structure has been damaged or destroyed, any repair, reconstruction or replacement of the structure(s) shall conform to the approved site development plan;
(d)
Additional development of the individual unit lots may be limited due to the development standards that the parent lot is subject to;
(e)
Individual unit lots are not separate buildable sites and additional development may be limited; and
(H)
Prior to recordation of the unit lot subdivision map, any existing structures shall be modified to meet current building and fire code requirements related to proximity, abutment, or intersection with newly proposed property lines.
(Ord. 1020 § 1 (Att. A), 2022; Ord. 1069, 2025; Ord. 1070 § 6, 2026)
