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Planning Commission backs raising short‑subdivision limit to nine lots; tightens shared‑driveway and public‑improvement rules
Summary
The Planning Commission voted to recommend City Council approve amendments to LMC Chapters 19.87 and 19.88, raising the short‑subdivision limit from four lots to nine and clarifying requirements for shared driveways and public improvements.
The City of Longview Planning Commission recommended that City Council approve amendments to LMC Chapters 19.87 (short subdivision) and 19.88 (subdivision) intended to streamline smaller land divisions and clarify construction‑timing requirements.
Staff said the package’s primary change raises the short‑subdivision maximum from four lots to nine lots. The presenter noted the change is allowed in some Washington jurisdictions under RCW provisions and explained that while Cowlitz County and other jurisdictions differ, Longview may adopt the nine‑lot threshold to better facilitate infill on larger residential parcels.
Other substantive changes described by staff include: - Shared‑driveway improvements: the draft clarifies that improvements to new or existing shared driveways "may be required" and must be installed at the owner or developer’s expense prior to final short‑plat approval; staff said common outcomes are gravel drives 12–20 feet wide. - Public improvements: required public improvements (for example, fire hydrants or frontage work) must be completed or secured before final short‑plat approval. - Timing and submittal clarity: the code adds clear timing requirements for short plats and shared driveways to prevent disputes over who bears improvement costs when multiple lot owners build sequentially. - Administrative updates: replaced antiquated terms (for example, changing "storm drain" to "storm water" and replacing paper mylar requirements with a single digital PDF submission), added a signature block for the Community Development director, and aligned the subdivision and short‑subdivision sections for consistency.
Staff said the changes aim to reduce surprises for landowners and developers and avoid situations where one builder unexpectedly bears the full cost of a shared driveway. The presenter referenced two recent local cases where deferred improvements created unexpected costs for property owners.
On process, staff said the amendments have had preliminary legal review and staff plans to send the package to the Department of Commerce (60‑day review, with possible expedited 14‑day review) and issue SEPA notices; if Commerce expedites, staff tentatively said a City Council hearing could be scheduled in late May.
The commission moved and seconded the recommendation and approved the amendments with verbal "aye" votes; no opposing votes were voiced in the meeting.
The Planning Commission’s motion will be forwarded to City Council with the proposed code text and the required state review materials.
