This title may be referred to as the subdivision ordinance of the city and borough of Sitka.
(S.G.C. 21.04.010; Ord. 03-1729 § 4, 2003)
Subdivision of land becomes a public responsibility in that properly constructed roads and streets must be maintained and various public services customary to urban areas must be provided. The welfare of the entire community is thereby affected in many important aspects. It is therefore in the interest of the public, developers and the owners that subdivisions be conceived, designed, and constructed in accordance with sound rules and proper standards. The purposes of this title are:
A. 
To promote and protect the public health, safety, and welfare;
B. 
To provide for the proper arrangement of roads and streets in relation to existing or proposed roads and streets;
C. 
To provide for adequate, useful and convenient open spaces;
D. 
To provide for the efficient movement of vehicular, pedestrian, and other modes of transportation;
E. 
To assure adequate and properly placed utilities;
F. 
To provide for access for firefighting apparatus;
G. 
To provide recreation, light, and air;
H. 
To avoid population congestion;
I. 
To facilitate the orderly and efficient layout and use of the land in light of the constantly changing conditions;
J. 
To provide for the accurate surveying of land; and
K. 
To ensure orderly growth and development consistent with the comprehensive plan, zoning ordinance, official map and the capital budget.
(S.G.C. 21.04.020; Ord. 03-1729 § 4, 2003)
This title governs all subdivision of land within the city and borough of Sitka. Except as otherwise provided by law, this title governs subdivision of land owned by the federal government, the state and its instrumentalities and the municipality in the same manner as it governs subdivisions of land owned by private persons.
The types of subdivisions regulated by this title are described below. Persons desiring to apply for approval of a subdivision plat should familiarize themselves with the various options to determine which best fits their situation.
The following are the various types of subdivisions or plats. The planning commission has the authority to be flexible within the limits of this title. Requirements and standards are outlined in this title. The municipality shall strive to apply these standards reasonably. The variance process is available to facilitate flexibility in land development.
A. 
Minor subdivisions (Chapter 21.15 SGC). A subdivision that creates no more than four additional lots or tracts and does not require any dedications including:
1. 
A subdivision involving the movement or creation of lot lines that do not increase the density of an area;
2. 
A subdivision involving the vacation of a street or alley; and
3. 
A subdivision created for the acquisition of right-of-way.
B. 
Major subdivisions (Chapter 21.20 SGC). A subdivision of more than four lots or tracts.
C. 
Zero lot line subdivisions (Chapter 21.30 SGC). A subdivision creating lots for residential units with common walls or for building residences on the side lot lines.
D. 
Planned unit development and cluster subdivisions (Chapter 21.35 SGC). A subdivision designed to encourage imaginative and innovative design with regard to which the concept of good planning and utilization is more important than the technical requirements of normal subdivision plats as more fully stated in Chapter 21.60 SGC. Limited examples may include cluster developments, industrial parks, condominium developments, and shopping centers.
E. 
Use restrictions. The planning commission, with the available appeal to the assembly, may place restrictions on the use of lots through the plat process so long as those restrictions are tied to the clearly identified development constraints, such as topography or road access. In limiting any uses, a finding shall be made that the restriction is necessary to promote public health, safety, and welfare. There shall be a full and complete discussion with the applicant on the ramifications of any use restriction prior to its imposition.
(S.G.C. 21.04.030; Ord. 03-1729 § 4, 2003)
In their interpretation and application, the provisions of this title shall be the minimum requirements. More stringent requirements may be required if it is demonstrated that different standards are necessary to protect the public health, safety and welfare.
A. 
This title is not intended to interfere with or revoke or invalidate any easement, covenant, or other agreement between parties.
B. 
When the provisions of this title impose greater restrictions than are imposed by other applicable city, state, and federal regulations, the provisions of this title shall control.
C. 
In case of any ambiguity or difference of meaning or inconsistencies between the text and any illustrations or other graphics, the text throughout this title shall apply.
D. 
Unless the context clearly indicates otherwise, words in the present tense can include the future tense, and words in the singular can include the plural, or vice versa. Except for words and terms defined in the beginning of each chapter of this title and in this chapter, all words and terms used in this title shall have their customary meanings.
E. 
The words “shall” and “should” are always mandatory and not discretionary. The word “may” is discretionary.
(S.G.C. 21.04.040; Ord. 03-1729 § 4, 2003)
Should any word, phrase, paragraph, subsection or provision of this title be found by a court of competent jurisdiction to be invalid, such finding shall not affect the validity of this title as a whole, or any part thereof, other than the part so found to be invalid.
(S.G.C. 21.04.050; Ord. 03-1729 § 4, 2003)
The Sitka Subdivision Code, SGC Title 21, contains 12 chapters:
A. 
21.05, Article I, Introduction and General Provisions – Establishes the purpose, title and basic rules for using the code.
B. 
21.05, Article II, Definitions – Provides definitions for words used throughout the title. Words or terms used in only one chapter may be defined in that chapter.
C. 
21.10, Administration – Summarizes responsibilities of the staff, planning commission and assembly and sets forth selected related procedures.
D. 
21.15, Minor Subdivisions – Governs the subdivision of land into four or fewer lots.
E. 
21.20, Major Subdivisions – Governs the subdivision of land into more than four lots.
F. 
21.25, Hybrid Subdivisions.
G. 
21.30, Zero Lot Line Subdivisions – Governs the creation of lots which provide for construction of buildings on common property lines.
H. 
21.35, Planned Unit Development and Cluster Subdivisions – Governs the subdivision of land as part of planned developments.
I. 
21.40, Replats and Plat Modifications – Governs lot line adjustments involving four lots or more, elimination of lot lines, and alley or right-of-way vacations.
J. 
21.45, Required Plat Certificates and Plat Notes.
K. 
21.50, Platting Variances – Governs the review and approval of subdivisions requiring variances from the standards of this title.
L. 
21.55, Design and Construction Requirements and Monumentation – Governs development standards for all subdivisions.
M. 
21.60, Boundary Line Adjustments – Governs lot line adjustments involving up to three lots.
(S.G.C. 21.04.060; Ord. 03-1729 § 4, 2003)