16.40.040 Standards | Stanwood Municipal Code

16.40.040 Standards.

(1) Standards for Binding Site Plans. No binding site plans shall be approved unless appropriate provisions are made for, but not limited to:

(a) The public health, safety and general welfare.

(b) Public use reservations.

(c) Street right-of-way, realignment, dedication or widening. If the city concludes that the street right-of-way adjacent to a proposed binding site plan is inadequate for widening, and realignment of the existing street is necessary as a direct result of the proposed development, then the city may require a dedication of necessary right-of-way and improvement of that right-of-way. Nothing herein shall prohibit voluntary agreements with the city that allow a payment in lieu of dedication of land or to mitigate a direct impact that has been identified as a consequence of a binding plan as authorized by Chapter 82.02 RCW.

(d) All applicable provisions of the zoning code.

(a) A survey must be conducted by or under the supervision of a Washington State registered land surveyor. The surveyor shall certify on the binding site plan that it is a true and correct representation of the lands actually surveyed and the survey was done in accordance with city and state law.

(b) In all binding site plans, lot corner must be set before final approval can be granted.

(d) In all binding site plans, control monuments must be set before final acceptance of public improvements. Performance guarantees must include the installation of all control monuments. Control monuments must be installed per city street and utility standards (Chapter 14.14 SMC)

(e) In all binding site plans, where final approval is to be granted by the acceptance of a performance guarantee, lot corner and perimeter monuments must be set. The performance guarantee must include the resetting of any monument that has been lost during construction of public improvements.

(f) Dedication. Any dedication, donation or grant as shown on a binding site plan shall be considered a statutory warranty deed to the said grantee for the use intended.

(a) Design with Environment. The design and development of binding site plans shall preserve the natural drainage, existing top soil, trees, natural vegetation, and wetlands to the maximum extent possible. Information generated through the environmental review process will be used in designing the development in such a way as to mitigate potential adverse environmental impacts.

(b) Development with Existing Structures. In reviewing any project, all existing structures shall comply with the standard of this title and zoning code requirements. However, if the structures are nonconforming, the applicant shall bring the project into compliance to the maximum extent possible. This title does not allow the applicant to make a structure more nonconforming.

(c) Site-Specific Energy. The use of the site-specific energy schemes shall be encouraged that best offer opportunities for maximum use of southern exposures and the use of natural climate conditions.

(d) Floodplain Regulations. Land located in the floodplain shall be developed in accordance with floodplain regulations.

(e) Landscaping. Landscaping shall be required on all projects per zoning code requirements and the street and utility standards (Chapter 14.14 SMC).

(f) Parking. The number of parking stalls shall be provided per zoning code requirements. All parking lots shall be paved and designed per street and utility standards (Chapter 14.14 SMC).

(g) Loading Areas. Loading areas shall be provided per zoning code requirements.

(h) Outdoor Storage. Outdoor storage areas shall be fully screened from view from all streets and residential-zoned property.

(i) Signs. All signs shall be per zoning code requirements and city sign ordinance. All signage shall be approved by the city and integrated into the building design and the overall site plan.

(i) Lot arrangement shall be related to the natural features of the site and provide a suitable building site.

(ii) Lots in general in a binding site plan do not have to meet lot requirements of the zoning code, as long as the city has approved the overall binding site plan.

(k) Building Setbacks. All setbacks for structures shall be the same as the zoning code; provided, however, when the city has approved a binding site plan, interior lots need not meet zoning code requirements.

(i) Fire hydrants shall be installed per city hydrant requirements.

(ii) Fire hydrants must be approved and operating prior to wood framing of buildings.

(iii) Each building or building site shall meet the city hydrant code requirements for distance. All distance shall be measured along rights-of-way accessible to fire department vehicles.

(i) Ingress, egress, and general circulation shall be approved by the city engineer.

(ii) All binding site plans shall provide for integrated pedestrian access between lots, as approved by the planning director.

(n) Streets. Whenever a project is proposed on an existing public street, frontage shall be improved to current street and utility standards (Chapter 14.14 SMC) and subdivision standards.

(i) Before any site modification where existing natural features would be disturbed or removed, a grading plan must be submitted to the city and approved by the city showing the extent of the proposed modification.

(ii) Debris and waste such as trees, timber, rocks, stones, junk, rubbish, or other waste materials of any kind shall not be buried in any land or deposited in any surface water.

(iii) All erosion control plans must be in compliance with the city comprehensive drainage plan and ordinance.

(iv) In critical drainage areas, no clearing of lots shall be allowed until building permits have been issued.

(i) All utility facilities including but not limited to sewer, water, and drainage shall be installed as required by city ordinance or by the city engineer.

(ii) Utility Improvement Plans. All street and utility improvement plans shall be prepared by a state of Washington licensed civil engineer.

(q) Easements. Permanent easements shall be provided for utilities and other public services whenever requested by the city.

(i) It is the intent of this provision to eliminate insofar as possible the installation of overhead wires and of wire carrying poles being henceforth developed under this title.

(ii) All projects shall have all power lines, telephone wires, television cables, fire alarm systems and other communication wires, cables or lines placed in an underground location either by direct burial or by means of conduit or ducts with the exception of the fire alarm system, providing service to each lot or potential building site in the plat.

(iii) All such underground installations or systems shall be approved by the appropriate utility company and shall adhere to all governing applicable regulations including but not limited to the city and state applicable regulations and specific requirements of the appropriate utility.

(iv) If the appropriate utility company determines that an underground system as proposed above cannot reasonably be installed according to accepted engineering practices, this requirement may be waived upon receipt of a written notice from said utility to the city engineer.

(v) All utility easements within a proposed binding site plan shall be approved by the appropriate utility company before final acceptance of the binding site plan and shall be shown in their exact location on the final drawing of said plan.

(vi) Nothing in this section or any other section of this title in relation to underground wiring shall apply to power lines carrying a voltage of 15 KV or more, nor shall it be construed to prohibit the placement of padmounted transformers, terminal pedestals or other electrical and communications devices above ground, as determined by the appropriate utility involved.

(4) Acceptance of Improvements. The city engineer is hereby authorized to accept all improvements and/or right-of-way dedication required in this title on behalf of the city. (Ord. 1398 § 7, 2015; Ord. 1356 §§ 14, 15, 2013; Ord. 1110 § 2, 2002).