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ORDINANCE NO. 4 0 0 2
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AUBURN, WASHINGTON, CREATING
A NEW TITLE 17 OF THE CODIFIED ORDINANCES OF THE CITY OF AUBURN,
SUCH TITLE TO BE KNOWN AS THE LAND DIVISION ORDINANCE.
THE CITY COUNCIL OF THE CITY OF AUBURN, WASHINGTON, DO ORDAIN AS FOLLOWS
THAT:
6 Section 1. There is herewith created a new Title 17 of the Codified
7 Ordinances of the City of Auburn, such title to be known as the Land Division
8 Ordinance, and which shall read as follows, to-wit:
9 ARTICLE I
10 CHAPTER 17.02
11 TITLE, AUTHORITY AND PURPOSE
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13 17.02.010
Short Titl e.
14 This Title, together with any amendments hereto, shall be known as the
15 "Auburn Land Division Ordinance."
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17.02.020
General Authority.
This Title is adopted under the authority of Chapter 35A.Ol, 35A.58 and
58.17 Revised Code of Washington (R.C.W.).
20 17.02.030
Pur pose.
21 The purpose of this Title is to regulate the division of land lying within
22 the corporate limits of the City of Auburn, and to promote the public health,
23 safety and general welfare in accordance with standards established by the
24 State and the City, and to:
25 A. Prevent the overcrowding of land; and
26 B. Lessen congestion and promote safe and convenient travel by the
27 public on streets and highways; and
28 C. Promote the effective use of land; and
29 D. Provide for adequate light and air; and
30 E. Facilitate adequate provision for water, sewerage, drainage, parks
31 and recreational areas, sites for schools and school grounds, and other public
32 requ i rements; and
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Ordinance No. 4002
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F. Provi de for proper ingress and egress; and
G. Provi de for the expeditious review and approval of proposed land div-
isions which comply with this Title, the Auburn zoning ordinance, other City
pl ans , policies and 1 and use controls, and Chapter 58.17. R.C.W; and
H. Adequately provide for the housing and commercial needs of the citi-
zens of the State and City; and
I. Require uniform monumenting of land divisions and conveyance by
accurate legal description; and
J.
Implement the goals, objectives and policies of the Auburn
Comprehensive Plan.
Chapter 17.04
APPLI CAB ILITY
17.04.010
General Applicability of Land Division methods.
A. Subdivision. Land shall be divided by the subdivision method, and
the provisions of Article II of this Title shall be followed,
wherever the provisions for land division by short subdivision
(Article III) and by binding site plan (A.C.C. 18.24) do not apply,
and the division is not exempt under Section 17.04.030 of this
Chapter.
B. Short Subdivision. Land shall be divided by the short subdivision
method according to the provisions of Article III of this Title, when-
ever all of the following conditions exist:
1. The division will not result in the creation of more than four
(4) lots, tracts or parcels; and
2. The division does not involve the dedication of any property to
the City of Auburn except as provided by Section 17.32.030; and
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3.
The property being divided has not been divided by short sub-
division within the previous five (5) years; and
4. The division is not exempt under Section 17.04.030 of this
Title.
C. Binding Site Plan. Land may be divided by the binding site plan
method whenever the purpose of the division is to create a mobile
home park, in which case the provisions of AiC.C. 18.24 shall be
followed.
17.04.020
Compliance and Responsibility.
Every division of land lying within the corporate limits of the City shall
comply with the provisions of this Title, except as provided by Section
17.04.030, and shall also comply with the provisions of Chapter 58.17 R.C.W.
Wherever conflicts may arise between this Title and Chapter 58.17 R.C.W., the
latter shall prevail. It shall be the responsibility of the property owner,
applicant and the City of Auburn to ensure that a land division complies with
this Title and Chapter 58.17 R.C.W. No building permit, septic tank permit or
other development permit shall be issued for any lot, tract or parcel of land
divided in violation of this Title or Chapter 58.17 R.C.W. unless the
authority authorized to issue such permit finds that the public ,interest will
not be adversely affected thereby.
17.04.030 Exceptions.
The provisions of this Title shall not apply to:
A. Cemeteries and other burial plots while used for that purpose; and
B. Divisions made by testamentary provisions or the laws of descent; and
C. Assessor's plats made in accordance with R.C.W. 58.18.010, and
D. Lot line adjustments for existing lots of record, provided that such
adjustments are made consistent with the provisions of Chapter 17.09
of this Article.
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Chapter 17.06
ADMINISTRATION AND TIME LIMITATIONS
17.06.010 General.
This Title shall be administered by the Director of the Department of
Planning and Community Development. All applications for land division appro-
val under this Title shall be submitted to the Department of Planning and
Community Development. In cases where an Environmental Impact Statement is
required under the provisions of the State Environmental Policy Act (SEPA --
Chapter 43.21C R.C.W.), the Department shall not be considered to be in
receipt of an application, for the purpose of complying with time limitations
established by this Title, until the date of issuance of a Final Environmental
Impact Statement.
17.06.020 Consent to Access.
Persons applying for land division or lot line adjustment approval under
this Title shall permit free access to the land subject to the application, to'
all agencies considering the proposal, for the period of time extending from
the time of application to the time of final action.
17.06.030
Subdivisions - - Time Limitations.
An application for preliminary plat approval shall be approved, approved
with conditions, returned to the applicant for modifications or denied pur-
suant to the provisions of Chapter 17.12, within ninety (90) days of its
receipt by the Department, unless the applicant agrees in writing to an exten-
sion of this time period. The Department shall not be considered to be' in
receipt of an application for preliminary plat approval unless and until such
time as the application meets the requirements of Section 17.12.020, as deter~
mined by the Director. An application for final plat approval shall be
approved or returned to the applicant for corrections pursuant to Chapter
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17.12 within thirty (30) days of its receipt by the Department unless the
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applicant agrees, in writing, to an extension of this time period. The
Department shall not be considerd to be in receipt of an application for final
plat approval unless and until such time as the application meets the require-
ments of Chapter 17.16, as determined by the Director.
17.06.040 Short Subdivisions - - Time Limitations.
An application for short plat approval shall be approved, approved with
conditions, returned to the applicant for modifications or denied within
thirty (30) days of its receipt by the Department unless the applicant agrees,
in writing, to an extension of this time period. The Department shall not be
considered to be in receipt of an application for short plat approval unless
and until such time as the application meets the requirements of Sections
17.30.020 and 17.30.030, as determined by the Director.
Chapter 17.08
AMENDMENTS
17.08.010 Authority.
Sole authority to amend this Title or to adopt or repeal any ordinance
under the authority established by Chapter 58.17 R.C.W., shall rest with the
City Council.
17.08.020 Public Hearing and Notice.
The Planning Director shall schedule a public hearing to be held before
the Planning Commission, for any proposal to amend this Title or to adopt or
repeal any ordinance under the authority established by Chapter 58.17 R.C.W.
The Director shall cause notice of such hearing to be given as follows:
A. By submitting to the State Planning and Community Affairs Agency a
copy of the proposed ordinance or amendment, together with a notice indicating
the time and place of public hearing; and
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B. By sending to any individual or organization which has submitted a
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request for notification, a notice indicating the time and place of public
hearing, describing the general nature of the proposal, and indicating how
copies of the proposed ordinance or amendment can be obtained; and
5 C. By publishing in a newspaper of general circulation in the area, a
6 notice indicating the time and place of public hearing, describing the general
7 nature of the proposal, and indicating how copies of the proposed ordinance or
8 amendment may be obtained.
17.08.030 Planning Commission Recommendation.
After the public hearing has been closed, the Planning Commission shall
recommend to the Council either adoption, adoption with modifications, or
rejection of the proposed ordinance or amendment. In formulating its recomen-
dation, the Commission shall consider, among other things, the relationship
between the proposed ordinance or amendment and the Comprehensive Plan, other
applicable City policies, and other existing land use controls.
17.08.040 Council Action.
The Planning Director shall forward the Planning Commission's recommen-
dation, in writing, to the Council. The Council may elect to hold its own
public hearing, either before the full Councilor before a Council' Committee,
in which case the City Clerk shall cause adequate notice to be given. The
Council shall consider, but shall not be bound by, the Planning Commission's
recommendation in reaching its own decision.
Chapter 17.09
LOT LINE ADJUSTMENTS
17.09.010
Appl i cabi 1 ity.
The boundary lines separating two or more lots of record may be adjusted
under the provisions of this Chapter, provided that such adjustment:
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A.
Will not result in the creation of any additional lot, tract, parcel,
site or division; and
B. Will not create any lot, tract, parcel, site or division which con-
tains insufficient area and dimensions to meet the requirements of
the Zoning Ordinance (A.C.C. Title 18); and
C. Will not adversely affect access, easements or drainfields, and
D. Will be consistent with any applicable health, building or similar
regulations.
17.09.020
Application.
Application for lot line adjustment shall be made on forms to be provided
by the Planning Department, and shall, be submitted to the Planning Department
together with the applicable fee and two copies of a plan, drawn to scale and
accurately dimensioned, clearly showing the following information:
A. The proposed lot lines for all affected lots, indicated by heavy
solid lines; and
B. The existing lot lines proposed to be changed, indicated by heavy
broken lines; and
C.
The location of all structures existing upon the affected lots; and
The location and dimensions of any drainfield, easement or ri ght··of-
way existing within or adjacent to any affected lot; and
D.
E. The area and dimensions of each lot following the proposed adjustment;
and
F. The existing and, if applicable, proposed future method of sewège
disposal for each affected lot.
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17 .09.030
Additional Information Where Future On-Site Sewage Disposal
Anticipated.
Where any lot affected by a proposed lot line adjustment is served or is
1 i ke 1 y to be served in the future by an on-site sewage disposal system, a per-
colation test for each such lot may be required by the Planning Di rector ,,,hen
the Director finds that the proposed adjustment could adversely affect tht~
ability of such lot to be adequately served by such on-site system.
17.09.040 Administrative Review.
A. The Planning Director shall forward one copy of the proposed lot line
adjustment plan and, if applicable, any percolation tests submitted
therewith, to the City Engineer. The City Engineer shall review the
plan and submit comments to the Planning Director, together with
the City Engineer's approval or disapproval of any percolation tests
submitted, within ten (10) days of receipt.
B.
Following receipt of the comments of those consulted under subsec-
tions A above, but no later than fifteen (15) days following recl~ipt
of a complete application, the Planning Director shall approve or
deny the requested lot line adjustment. In making a decision, the
Director s ha 11 make appropriate findings of fact in writing.
Following a decision, the Director shall notify the applicant. The
applicant s ha 11 then record the lot line adjustment with King County
within thirty (30) days or the lot line adjustment shall be null and
void.
C. The Department shall not be considered to be in receipt of an appli-
cation for lot line adjustment unless and until such time as the
application meets the requirements of Section 17;09.020 and, if
applicable, 17.09.030, as determined by the Director.
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17.09.050
Appeal of Director's Decision.
An aggrieved person may appeal the Director's decision on a lot line
adjustment to the City Council. On appeal, the City Council shall hold a
public hearing for which the City Clerk shall give adequate notice. The City
Council shall, following the public hearing, make its decision based upon its
adopted findings of fact. The decision of the Council shall be final.
Chapter 17.10
DEFINITIONS
17.10.010
A.C.C.
"A.C.C." means the Auburn City Code.
17 .10.020
Applicant.
"Applicant" means the owner or owners of record of the property subject to
an application for land division or lot line adjustment, or the authorized
representative of such owner or owners.
17.10.030
Application.
"Application" means all of the application forms, plans and accompanying
documents required by this Title for any particular land division or lot line
adjustment request. The City shall not be considered to be in receipt of an
application under this Title until the Planning Director has verified that an
application is complete.
17.10.040
Binding Site Plan.
"Binding Site Plan" means a drawing prepared pursuant to Section 18.24.230
of the Auburn City Code, and showing the location and general characteristics
of streets, utilities and other physical features of property divided under
the procedures of A.C.C. 18.24.
17 . 10 . 050
City.
"City" means the City of Auburn, Washington.
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17.10.060
Code.
"Code" means the Auburn City Code.
17.10.070
Commission.
"Commission" means the Planning Commission of the City of Auburn, as
established by Chapter 2.45 of the Auburn City Code.
17 .10.080
Comprehensive Plan.
"Comprehensive Plan" means the Comprehensive Plan for the Auburn Planning
Area, as now constituted or hereafter amended, or its successor.
17.10.090
Counc i1 .
"Council" means the Auburn City Council.
17.10.100
Dedication.
"Dedication" means the deliberate conveyance of land by an owner or owners
to the City of Auburn, for any general and public uses, reserving to the owner
or owners no other rights than such as are compatible with the full exercise
and enjoyment of the public uses to which the property has been devoted. The
intention to dedicate shall be evidenced by the owner or owners presenting for
filing a final plat showing the dedication thereon. Acceptance by the City
shall be indicated by the approval of the City Council, as evidenced by the
presence of the Mayor's signature on the face of the final plat.
17.10.110
Department.
"Department" means the City of Auburn Department of Planning and Community
Development, or its successor, unl ess otherwi se speci fi ed.
17.10.120
Development Permit.
"Development Permit" means any permit issued by the City of Auburn,
allowing the physical alteration of real property, including but not limited
to building construction, street construction, utility construction or
installation, grading, filling or excavating. Approval of a subdivision,
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short subdivision, binding site plan, or lot line adjustment shall not be con-
sidered a "development permit" for the purposes of this Title.
17.10.130
Director.
"Director" means the director of the City of Auburn Department of Planning
and Community Development, or its successor, unless otherwise specified.
17.10.140
EIS or Environmental Impact Statement.
"EIS or Environmental Impact Statementß means a document prepared to
assess the environmental impacts of a proposal which has been judged to have,
or to likely have, a significant adverse effect upon the quality of the
environment, pursuant to the State Environmental Policy Act of 1971 (Chapter
43.21C RCW), as now constituted or hereafter amended.
17.10.150
Final Plat.
"Final Plat" means the final drawing of a subdivision and dedication pre-
pared for filing for record with the County Auditor, and containing all ele-
ments and requirements as set forth in Chapter 17.16 of this Title and as set
forth in Chapter 58.17 RCW.
17.10.160
Improvements.
"Improvements" means the streets, sidewalks, street lights, fire hydrants,
storm water facilities, sanitary sewer facilities, domestic water facilities,
and other utilities and facilities required by this Title to be constructed in
conjunction with any particular land division.
17.10.170
Land Division.
"Land Division" means the creation of any new lot or lots for the purpose
of sale, lease or transfer of ownership, whether such lot 'or lots is created
by subdivision, short subdivision, or binding site plan.
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17.10.180 Lot.
"Lot" means an area of land under single or common ownership, defined by
fixed and definite boundaries, which has been created by any of the various
land division methods for the purpose of lease, sale or transfer of ownership
and/or for the purpose of separate taxation. The term shall include tracts or
parcels.
17.10.190
Lot Line Adjustment.
"Lot Line Adjustment" means the relocation of the boundaries of a lot,
which relocation does not result in the creation of any additional lot or
lots.
17.10.200
Lot of Record.
"Lot of Record" means a lot which.has been recorded by the County and
appears on the official maps of the County Assessor.
17.10.210
Mobile Home Park.
"Mobile Home Park" means an area of land under single or common ownership
which has been divided into common areas and lots according to the provisions
of A.C.C. Chapter 18.24, which lots are intended to be leased for the purpose
of siting residential mobile homes and accessory structures.
One Percent Flood Hazard Area.
"One Percent Flood Hazard Area" means the land within the City which has
been determined to have a one percent or greater probability of flooding in
any given year, as indicated on maps prepared under the National Flood
Insurance Program entitled "Flood Boundary and Floodway Map".
17.10.230
Panhandle.
"Panhandle" means an irregular extension or protrusion of a lot, created
for the purpose of providing such lot with frontage on a public or private
street or access way.
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17.10.234
Planning Agency.
"Planning Agency" means the Auburn Department of Planning and Community
Development, or its successor.
17.10.236
Planning Commission.
"Planning Commission" means that body created by Chapter 2.45 of this Code.
17.10.240
Preliminary Plat.
"Prel iminary Plat" means a neat and approximate drawing of a proposed sub-
divison showing the general layout of streets and alleys, lots, blocks and
other elements of a subdivision consistent with the provisions of Chapter
17.14 of this Title.
17.10.250
Public Way.
"Public Way" means any publicly owned land set aside for surface transpor-
tation purposes, including vehicular, bicycle and pedestrian transportaion,
whether improved or not improved.
17.10.260 RCW.
"RCW" means the
herea fter amended.
Revised Code of Washington, as now constituted or
17.10.270
Regulatory Floodway.
"Regulatory Floodway" means the channel of a river or other water course
together with the adjacent land areas which must be reserved in order to
discharge a flood without cumulatively increasing the water suface elevation
by more than one (1) foot, as indicated on maps prepared under the National
Flood Insurance Program entitled "Flood Boundary and Floodway Map."
Responsible Official.
"Responsible Official" means that offical of the City of Auburn charged by
ordinance with administering the State Environmental Policy Act of 1971 within
the City.
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17.10.290
Short Plat.
"Short Plat" means a neat and accurate drawing of a short subdivision, pre-
pared for filing for record with the County Auditor, and containing all ele-
ments and requirements as set forth by Chapter 17.30 of this Title.
17.10.300
Short Subdivision.
"Short Subdivision" means the division or redivision of land into four (4)
or fewer lots, tracts, parcels, sites or divisions for the purpose of sale,
lease or transfer of ownership, consistent with the provisions of Article III
of this Titl e.
17.10.303
Street.
"Street" means any land legally segregated or reserved for the purpose of
providing for vehicular travel and access to real property.
17.10.304
Street, half.
"Half street" means a street built only from the centerline to one edge of
the ultimate right of way, or to a minimum width of 24 feet (whichever is
greater), but otherwise designed and built in accordance with all applicable
standards and requirements, PROVIDED, that appropriate measures shall be taken
to protect the structural integrity of the exposed edge of pavement at the
ultimate centerline, as determined by the City Engineer.
17 .10.305
Street, private.
"Private street" means any street which is not a public street.
17.10.307
Street, publ ic.
"Public street" means a street, whether improved or unimproved, held in
public ownership and intended to be open as a matter of rtght to public
vehicular travel.
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17.10.310
Subdivision.
"Subdivision" means the division or redivision of land into five (5) or
more lots, tracts, parcels, sites or divisions for the purpose of sale, lease
or transfer of onwership, consistent with the provisions of Article II of this
Title, PROVIDED that the term "subdivision" shall also include the redivision
of land into four (4) or fewer lots, tracts, parcels, sites or divisions for
the purpose of sale, lease or transfer of ownership where such land has been
short subdivided within the previous five (5) years.
17.10.320
USC and GS.
"USC and GS" means the United States Coastal and Geodetic Survey.
17.10.330
USGS.
"USGS" means United States Geodetic Survey.
17.10.340
Zoning Ordinance.
"Zoning Ordinance" means the Auburn Comprehensive Zoning Ordinance,
codified as Title 18 of the Auburn City Code, as now constituted or hereafter
amended.
ARTICLE II. SUBDIVISIONS,
Chapter 17.12
SUBDIVISION PROCEDURES
17.12.010
Pre-Application Conference
Persons considering making application to subdivide land lying within the
City of Auburn are encouraged to request that a pre-application conference be
held with appropriate City staff. Such request shall be directed to the
Planning Director, and upon its receipt the Director shall schedule a con-
ference between the prospective applicant and appropriate City staff. The
purpose of a pre-application conference is for the prospective applicant and
City staff to gain a common understanding of the nature of the contemplated
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subdivison and subsequent development, and any procedures, rules, standards
and policies which may apply. The prospective applicant is encouraged to
bring to the conference whatever information deemed appropriate to help
describe the existing nature of the site and its surroundings and the proposed
nature of the contemplated subdivison and subsequent development. Such in for-
mation may include photographs, sketches, and maps. The Director or the
prospective applicant may request that an additional conference or conferences
be held to further the purpose of this section.
17.12.020
Application Submittal and Contents
Application for subdivision approval shall be submitted to the Department
of Planning and Community Development, shall be accompanied by applicable fees
as established by ordinance and shall include the following:
A. A completed Subdivision Application Form, blank copies of which are
available from the Department; and
B. A completed Environmental Checklist Form, blank copies of which are
available from the Department, unless the Director and the applicant
agree that an Environmental Impact Statement must be prepared; and
C. One sepia or photo velum reproducible copy and six (6) paper copies
of a preliminary plat, prepared according to the provisions of
Chapter 17.14 of this Article; and
D. Where any lot is proposed to be served by an on-site sewage disposal
system, results of preliminary percolation tests for each such pro-
posed lot, conducted under the King County Board of Health rules and
regulations. The City Engineer may· require that such tests be con-
ducted under high ground water (winter) conditions.
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Page Sixteen
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17.12.030
Notice of Planning Commission Public Hearing
A. Upon receipt of a complete application for preliminary plat approval,
the Director shall set a date for a public hearing to be held before
the Planning Commission at the Commission's next regular meeting for
which adequate notice can be given.
B. Any notice of public hearing required by this section shall include
the hour and location of the hearing and a description of the pro-
perty to be subdivided. The description may be in the form of either
a vicinity location sketch or a written description other than a
legal description.
C. At a minimum, the Planning Director shall cause notice of the hearing
to be given in the following manner:
1. Notice shall be published not less than ten (10) days prior to
the hearing in a newspaper of general circulation within the
county where the real property which is proposed to be. sub-
divided is located; and
2. Notice shall be published not less than ten (10) days prior to
the hearing in a newspaper of general circulation in the area
where the real property which is proposed to be subdivided is
located; and
3. Notice shall be mailed to the owners of real property, as shown
by the records of the County Assessor, located within three
hundred (300) feet of any portion of the boundary of the pro-
posed subdivision, PROVIDED, that where the owner of the real
property which is proposed to be subdivided owns another parcel
or parcels of real property which lie adjacent to the real pro-
perty proposed to be subdivided, notice under this subsection
shall also be given to owners of real property located within
three hundred (300) feet of any portion of the boundaries of
such adjacently located parcels; and
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Ordinance No. 4002
Page Seventeen
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14 17.12.040 Administrative Review of a Proposed Preliminary Plat
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4.
Where any boundary of the proposed subdivision lies adjacent to
or within one (1) mile of the municipal boundaries of any city
or town other than the City of Auburn, notice shall be mailed to
the appropriate city or town authorities; and
5. Where the proposed subdivision adjoins the municipal boundaries
of the City of Auburn, notice shall be mailed to the appropriate
county officials; and
6. Where the proposed subdivision is located adjacent to the right-
of-way of a state highway, notice shall be mailed to the
Washington State Department of Transportation; and
7. Where the proposed subdivision is located within two (2) miles
of a publicly-owned airport, notice shall be mailed to the
Washington State Secretary of Transportation.
15 A. The Di rector shall forward to the City Engi neer, one copy of the pro-
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posed preliminary plat, together with copies of any appropriate
accompanying documents. The City Engineer shall prepare a report as
to the adequacy of the proposed means of sewage disposal and water
supply; the conformance of the proposal to any plans, policies or
regulations pertaining to streets, storm drainage or utilities; and
regarding any other issues related to the interests and respon-
sibilities of the City Engineer and the Department of Public Works.
This report shall be submitted to the Planning Director for transmit-
tal to the Planning Commission prior to the scheduled public hearing.
The terms of a recommendation for approval submitted to the Planning
Commission under this subsection shall not be modified by the
Director of Public Works or the City Engineer without the consent of.
the applicant.
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Page Eighteen
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B.
The Director shall solicit the comments of any other appropriate City
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department, local utility provider, local school district, and any
other appropriate public or private entity, concerning the proposed
subdivision. Comments received in a timely manner, as well as any
written comments received in response to a notice of public hearing,
shall either be transmitted to the Planning Commission or incor-
po rated into a report prepared by the Director and submitted to the
Planning Commission, prior to the scheduled public hearing.
C. The Director shall ensure that, to the extent possible, the prelimi-
nary pl at wi 11 be processed simultaneously wi th other approval s
related to the subject property.
17.12.050
Public Hearing on a Proposed Preliminary Plat
The Planning Commission shall conduct a public hearing on every applica-
tion for preliminary plat approval. Every hearing held for the purposes of
this Chapter shall be open to the public, and a record of the hearing shall be
kept and made available for public inspection. A public hearing held under
this Chapter shall not be continued beyond the originally scheduled date of
public hearing unless the applicant consents, in writing, to an extension of
the time period allowed for a decision under RCW 58.17.140.
17.12.060
Planning Commission Review of a Proposed Preliminary Plat
In reviewing a proposed preliminary plat, the Planning Commission shall
consider the following:
A. Conformance of the proposed subdivision to the general purposes of
the Comprehensive Plan; and
B. Conformance of the proposed subdivision to the general purposes of
any other applicable policies or plans which have been adopted by the
City Council; and
C. Conformance of the proposed subdivision to the general purposes of
this Title, as enumerated in Section 17.02.030; and
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Page Nineteen
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D.
Conformance of the proposed subdivision to the Auburn Zoning
Ordinance and any other applicable planning or engineering standards
and specifications as adopted by the City; and
E. The availability of utilities and other public services necessary to
serve the needs of the proposed subdivision, and
F. The potential environmental impacts of the proposed subdivision,
together with any practical means of mitigating adverse impacts; and
G. The written and oral comments of citizens, public agencies and others
submitted to the Planning Commission.
17.12.070
Planning,Commission Recommendation
Following the conclusions of a public hearing held under this Chapter, the
Planning Commisison shall adopt, by motion, its recommendation to the City
Council. Such recommendation shall be adopted on the same date as the
concluded public hearing, unless the applicant consents, in writing, to an
extension of the time peri od a 11 owed for a decision under RCW 58.17.140. The
Planning Commission's recommendation shall be for approval, den i a 1 , or appro-
val with conditions, and shall include appropriate findings of fact and
conclusions to support the recommendation. The Planning Commission shall not
recommend approval of the proposed subdivision unless it makes a formal
finding that the proposed subdivision is in conformity with the Auburn Zoning
Ordinance, this Title, and, any other applicable land use controls.
1~.12.080 City Council Public Hearing to be Scheduled
A. The Planning Director shall transmit to the Council, in writing, the
findings, conclusions and recommendations of the Planning Commission
regarding a proposed preliminary plat, together with a copy of the
report prepared by the City Engineer under Section 17.12.040, not
later than fourteen days following the Commission's action. Upon
receipt of the Planning Commission's recommendation, the City Council
shall at its next public meeting set the date for a public hearing
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Page Twenty
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following which it may approve, reject, approve with conditions or
return to the applicant for modification or corrections, the proposed
B.
preliminary plat.
After the Council has set the date for a public hearing, the City
C.
Clerk shall cause notice of such hearing to be given.
A public hearing held under this section shall not be continued
beyond the originally scheduled date unless the applicant consents,
in writing, to an extension of the time period allowed for a decision
under RCW 58.17.140.
17.12.090 City Council Decision on Proposed Preliminary Plat
A. In its deliberations on a proposed preliminary plat, the Council
shall consider, but shall not be bound by, the findings, conclusions
and recommendations of the Planning Commission, and all testimony and
other evidence presented during the Council public hearing. The
Council shall also consider the physical characteristics of the pro-
posed subdivision site and the potential environmental impacts of the
proposed subdivision, together with any practical means of mitigating
adverse impacts, consistent with the policies and requirements of the
State Environmental Policy Act. The Council shall approve the preli-
minary plat if it finds that the subdivision, as refined by
appropriate conditions, will:
1.
Make adequate provisions for the public health, safety and
general welfare and for open spaces, drainage ways, streets,
alleys, other public ways, water supplies, sanitary wastes,
parks, playgrounds, and sites for schools and schoolgrounds; and
2.
Serve the public use and interest; and
3.
Be in conformance with the Auburn Zoning Ordinance, this Title,
any other applicable City land use controls, Chapter 58.17 RCW,
and any other applicable state law; and
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Ordinance No. 4002
Page Twenty-One
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4.
Not have an unacceptable adverse effect upon the quality of the
environment.
B. The Council may disapprove a proposed subdivision because of flood,
inundation or swamp condition if the Council finds that such con-
dition poses a threat to the public health, saftey or general
welfare.
Where any portion of the proposed subdivision lies within both a
flood control zone as specified by Chapter 18.16 R.C.W. and either
the one percent flood hazard area or the regulatory floodway, the
Council shall not approve the preliminary plat unless it imposes a
condition requiring the subdivider to obtain a State Flood Control
Zone Permit from the Washington State Department of Ecology. In such
cases, no development permit associated with the proposed subdivision
shall be issued by the City until a Flood Control Zone Permit has
been obtained.
C. The Council may require the dedication of land to any public body,
the construction of improvements to protect against flooding or inun-
dation, and may impose any other lawful conditions, as conditions of
sub division approval. Where dedication of land for park' and
recreation purposes is required, the Council shall be guided by the
policies and recommended standards of the Auburn Park and Recreation
Plan.
It is the policy of the City to require park land dedication where a
proposed subdivision will result in a substantial increase in demand
for park land. Generally, this will occur where a subdivision will
result in the creation of lots capable of supporting fifty (50) or
more residential dwelling units; however, where it is determined that
the proposed subdivision, together with any reasonably anticipated
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Ordinance No. 4002
Page Twenty-Two
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future development on adjacent or nearby land, will act in a cumula-
tive manner to substantially increase demand for park land, dedica-
tion may be required of smaller subdivisions. The acceptability of
the size, configuration and location of land proposed for park dedi-
cation shall be determined by the City Council in consultation with
the Planning Commission, based upon such factors as topography,
drainage, natural amenities and access.
D. The Council shall make its tentative decision on the same date as
the public hearing held before it, and shall instruct the City
Attorney to prepare a resolution reflecting its tentative decision
for final consideration at the Council's next regular meeting, or
shall return the proposed preliminary plat to the applicant for
corrections or modifications, unless the applicant consents, in
writing, to an extension of the time period allowed for a decision
under RCW 58.17.140. A resolution prepared under this subsection
shall include formal findings of fact and conclusions supporting the
decision. If the decision is for approval or approval with con-
ditions, the findings shall affirm that the subdivision conforms with
all applicable City land use regulations. If the decision is for
approval with conditions, the conditions shall be specified in the
resolution.
17.12.100
Notice of Decision to Applicant
Following adoption of a resolution approving or rejecting a preliminary
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plat, the Director shall notify the applicant of the decision. The notice
shall be accompanied by a copy of the adopted resolution. If the resolution
is for approval or approval with conditions, the notice shall advise the
applicant to prepare an improvement method report, as described by Section
17.12.120, and shall inform the applicant regarding the applicable time limi-
tations on final plat submittal.
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Ordinance No. 4002
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17.12.110
Transfer of Property Following Preliminary Plat Approval
If performance of an offer or agreement to sell, lease, or otherwise
transfer a lot, tract or parcel of land following preliminary plat approval
but prior to final plat approval, is expressly conditioned on the recording of
the final plat containing the lot, tract or parcel under this Chapter, the
offer or agreement does not violate any provision of this Chapter. All
payments on account of an offer or agreement conditioned as provided in this
Section shall be deposited in an escrow or other regulated trust account and
no disbursement to sellers shall be permitted until the final plat is
recorded.
17.12.120
Improvement Method Report
Following preliminary plat approval and approval of all plans required by
Chapter 17.18 or 17.20, and prior to submission of an application for final
plat approval, the applicant shall submit to the Planning Director, in dupli-
cate, a report describing the method by which the applicant proposes to carry
out the minimum improvements required by this Article, and the time period
within which such improvements will be completed. This improvement method
report shall be signed by the applicant and be accompanied by any applicable
performance guarantees as described in this Section. It is the intent of this
section that a substantial portion of required improvements, as determined by
the Planning Director, be actually constructed prior to final plat approval.
Improvements may be made or guaranteed by any of the following methods:
A. By furnishing to the City a plat or,subdivision bond or other
security satisfactory to the Director, in which assurance is given
the City that the installation of the minimum improvements will be
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carried out as provided by plans submitted and approved pursuant to
Chapter 17.18 or 17.20 and in accordance with City standards and spe-
cifications, and under the supervision of the City Engineer. The
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Ordinance No. 4002
Page Twenty-Four
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amount of the performance bond or other security shall be one hundred
(100) percent of the estimated cost of improvements, and shall be of
a duration as determined by the City Engineer; or
B. By the formation of a Local Improvement District consistent with the
provisions of Chapter 3.20 of this Code and any other applicable
requirement of the City and the State; or
C. By actually installing the minimum improvements in accordance with
the provisions of Chapter 17.18 or 17.20, as provided by the local
improvement district laws of the state and the City Council, and in
accordance with City standards and specifications and under the
supervision of the City Engineer; or
D. By actual installation of improvements in accordance with the provi-
sions of Chapter 17.18 or 17.20, and in accordance with City stan-
dards and specificiations and under the supervision of the City
Engineer; or
E. By a combination of these methods.
17.12.130
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City Engineer's Certificate of Improvements
The Planning Director shall transmit one copy of the improvement method
report to the City Engineer. No permits for the construction of improvements
within an approved subdivision shall be issued by the Public Works" Department
until such copy has been received. After completion of all required improve-
ments or the guarantee of the construction of all required improvements, the
City engineer shall submit a certificate in duplicate to the Director stating
the required improvements in accordance with the provisions of this Article
and in accordance with City standards and specifications. The Director" shall
transmit one (1) copy of the certificate to the subdivider, together with a
notice advising the subdivider to prepare a final plat for that portion of th~
area contained in the proposed subdivision in which improvements have been
installed or are guaranteed to be installed and covered by the certificate
issued by the City Engineer. One copy of the certificate shall be retained by
the Director.
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Ordinance NoF.4002
Pagelwenty- lve
8/2/84
17.12.140
Modifications to an Approved Preliminary Plat
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Minor modifications to a previously approved preliminary plat, not
involving the location or relocation of a lot, tract or parcel boundary line
and not involving the location or relocation of a street, may be requested by
the applicant and approved by the Director. In reviewing a proposal to so
modify an approved preliminary plat, the Director shall consult with the City
Engineer, the City Fire Marshall, or any other City department or official
whose area of responsibility may be affected by the modification. The direc-
tor shall reject a proposed modification unless the Director finds that:
A. The modification will not be inconsistent with the findings and con-
ditions embodied in the Council resolution approving or conditionally
approving the preliminary plat; and
B. The modifications will not cause the subdivision to be in violation
of the Auburn Zoning Ordinance, any other applicable City land use
control, Chapter 58.17 RCW, or any other applicable state law or regu
lation.
An applicant who wishes to obtain approval of a modification involving the
location or relocation of a lot, tract or parcel boundary line, or involving
the location or relocation of a street, or approval of a proposed modification
which has been rejected by the Director, shall submit a new application for
preliminary plat approval which shall be processed as a new and separate
application.
17.12.150
Time Limitation on Final Plat Submittal
The original and two (2) copies of a final plat meeting all requirements
of Chapter 58.17 RCW and Chapter 17.16 of this Article shall be submitted to
the Director and transmitted by the Director to the Council within three (3)
years of the date of preliminary plat approval. The final plat shall be
accompanied by a copy of the approved preliminary plat and any documents
required by Section 17.16.040. An applicant who files a written request with
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Ordinance No. 4002
Page Twenty-Six
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the Council at least thirty (30) days before the expiration of this three (3)
1 year period shall be granted a one (1) year extension upon a showing, to the
2 satisfaction of the Council, that the applicant has attempted in good faith to
3 submit the final plat within the three (3) year period. Additional extensions
4 of one (1) year may be similarly requested by the applicant and granted by the
5 Council, subject to a finding of good faith effort. A plat granted prelimi-
nary approval but not filed for final plat approval within the applicable time
period or extended time period shall be null and void.
17.12.160 Administrative Review of Proposed Final Plat
A. Upon receipt of a final plat submitted for Council approval, the
Director shall transmit one (1) copy to the Council and the original
of the final plat, together with any accompanying documents, to the
City Engineer. The City Engineer shall review the final plat, and if
it is in compliance with the certificate of improvements issued under
Section 17.12.130, and is consistent with all applicable City
improvement standards and requirements in force on the date of preli-
minary plat approval, the City Engineer shall so certify by signing
the original. The City Engineer shall then return the final plat
original and any accompanying documents to the Planning Director.
B.
Upon the receipt of a copy of the final plat, the Council shall, at
its next regular meeting, set the date of the public meeting at
which it will consider the final plat, which date shall be no more
than thirty days from the date of final plat submittal. Prior to the
date at which the Council will consider the final plat, the Director
shall forward to the Council the original of the final plat, along
with the Planning agency's report which discusses the conformity or
non-conformity of the final plat with: the terms and conditions of
the preliminary plat approval; the requirements of Chapter 58.17 RCW
and other Bpplicable state laws in effect at the time of preliminary
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Ordinance No. 4002
Page Twenty-Seven
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plat approval; and the requirements of this Title in effect at the
time of preliminary plat approval.
17.12.170
City Council Decision on Proposed Final Plat
The City Council shall have sole authority to approve final plats. The
Council shall approve, disapprove, or return to the applicant for modifica-
tion or correction, a proposed final plat, on the date of the meeting set for
consideration of the final plat under Section 17.12.160, unless the applicant
agrees, in writing, to an extension of the time period provided by Section
17.12.160 and RCW 58.17.140. If the Council finds that the subdivision pro-
posed for final plat approval conforms to all terms of the preliminary plat
approval, and the said subdivision meets the requirements of Chapter 58.17
RCW, other applicable state laws, and this Title, which requirements were in
effect on the date of preliminary plat approval, it shall direct and authorize
the Mayor to suitably inscribe and execute its written approval on the face of
the final plat.
Effect of an Approved Final Plat
A subdivision shall be governed by the terms of approval of the final plat,
and the statutes, ordinances and regulations in effect on the date of prelimi-
nary plat approval for a period of five (5) years after final plat approval
unless the Council finds that a change in conditions creates a serious threat
to the public health or safety in the subdivision.
17.12.190
pistribution of Copies and Filing of Final Plat.
The Director shall distribute the original and copies of the approved
final plat as follows:
A.
The original shall be returned to the applicant to be forwarded to
the County Auditor for filing; and
Two paper copi es s ha II be transmitted to the County Assessor; and
One reproducible copy shall be transmitted to the City Engineer; and
B.
C.
D.
One reproducible copy shall be retained in the files of the Planning
Department.
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Ordinance No~ 4002
å7~78¡wenty-~ight
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17.12.200
Transfer of Ownership Following Final Plat Approval
Whenever any parcel of land lying within the City is divided under the
provisions of this Article, no person, firm or corporation shall sell or
transfer, or offer or advertize for sale or transfer, any such lot, tract or
parcel without having first had an approved final plat of such subdivision
filed for record, except as provided by Section 17.12.110.
17.12.219
Building and Occupancy Permits.
A.
No building permit for a structure other than a temporary
contractor's office or temporary storage building shall be issued for
a lot or parcel within an approved subdivision prior to a deter-
mination by the Fire Marshall that adequate fire protection for
construction needs exists.
B.
No building permit for a structure other than a temporary contrac-
tor's office or temporary storage building shall be issued for a lot
or parcel within an approved subdivision until either:
1.
All required improvements which will serve the subject lot or
parcel have been constructed and the City has accepted a pro-
perly executed bill of sale for such improvements, OR
2.
All required improvements have been bonded or otherwise
guaranteed under the requirements of Section 17.12.120, OR
3.
An improvement bond in an amount adequate, in the determination
of the City Engineer, to guarantee construction of those
required public improvements necessary to serve the lot or par-
cel for which a building permit is sought, has been accepted by
the City.
C.
No occupancy permit for a structure other than a temporary contrac-
tor's office or temporary storage building shall be issued for a
structure on a lot or parcel within an approved subdivision prior to
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Ordinance No. 4002
Page Twenty-Nine
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final inspection and approval of all required improvements which will
serve such lot or parcel, to the satisfaction of the Building
Official.
4 17.12.230
Release of Improvement Guarantee
If an improvement bond or other guarantee has been submitted under Section
17.12.120 or Section 17.2.210, such guarantee shall be released upon accep-
tance by the City of a properly executed bill of sale for such improvements.
A portion of the guarantee equivalent to ten (10%) percent of the value of
the public improvements guaranteed may be retained by the City for a period of
time up to one (1) year from the date of the previously mentioned bill of
sale, to ensure the adequate operation of such improvements, following which
any unused portion of such guarantee shall be released.
Chapter 17.14
PRELIMINARY PLAT
17.14.010
Preparation.
The preliminary plat shall be prepared by a professional engineer or pro-
fessional land surveyor registered or licensed by the State of Washington.
The preparer shall, by placing his or her signature and stamp upon the face of
the plat, certify that all information is portrayed accurately and that the
proposed subdivision complies with the standards and requirements of this
Title, the Auburn Zoning Ordinance and any other applicable land use and deve-
lopment controls.
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Scale and Format.
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The preliminary plat shall be drawn with india ink or other reproducible
black ink on mylar.
All geographic information portrayed by the preliminary
plat shall be accurate, legible, and drawn to an engineering (decimal) scale.
The horizontal scale of a preliminary plat shall be one hundred (100) feet or
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Ordinance No. 4002
Page Thirty
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fewer to the inch, except that the location sketch and typical street cross
sections may be drawn to any other appropriate scale. A preliminary plat
shall be 24 inches by 36 inches in size, and if more than one (1) sheet is
needed each sheet shall be numbered consecutively and an index sheet showing
the entire property and orienting the other sheets, at any appropriate scale,
shall be provided.
17.14.030
Preliminary Plat Contents.
A preliminary plat shall provide the following information:
A. General Information: The following information shall appear on each
sheet of a preliminary plat:
1. The name of the proposed subdivision, together with the words
"Preliminary Plat".
2. The name and address of the applicant.
3. The name, address, stamp and signature of the professional
engineer or professional land surveyor who prepared the prelimi-
nary plat.
4. Numeric scale, graphic scale, true north point and date of
preparation.
5. A form for the endorsement of the Planning Director, as follows:
APPROVED BY RESOLUTION OF THE CITY COUNCIL ON
Date
Director, Planning and Community Development Dept.
Date
B. Vicinity Sketch: A vicinity sketch sufficient to define the location
and boundaries of the proposed subdivision with respect to
surrounding property, streets, and other major man-made and natural
features shall appear on the preliminary plat.
C. Existing Geographic Features: Except as otherwise specified herein,
the following existing geographic features shall be drawn lightly in
relation to proposed geographic features:
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Ordinance No. 4002
Page Thirty-One
8/2/84
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1.
The boundaries of the property to be subdivided, and the boun-
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daries of any adjacent property under the same ownership as the
land to be subdivided, to be indicated by bold lines.
2. All existing property lines lying within the proposed sub-
division which are to be vacated, and all existing property
lines lying within one hundred (100) feet of the property to be
subdivided or within one hundred (100) feet of property lying
,
adjacent to and under the same ownership as the property to be
subdivided.
3. The location, right-of-way widths, pavement widths, and names of
all existing or platted streets, whether public or private, and
other public ways within or adjacent to the proposed sub-
division.
4. The location, widths and purposes of any existing easements
lying within or adjacent to the proposed subdivision.
5. The location and size of existing sanitary sewer, storm sewer
and water lines lying within or adjacent to the proposed sub-
division.
6. The location of existing section and municipal corporation boun-
dary lines lying within or adjacent to the proposed subdivision.
7. The location of any well used for domestic water supply existing
within the proposed subdivision or within 100 feet of the boun-
daries of the proposed subdivision.
8. Existing contour lines at intervals of five (5) feet for average
slopes exceeding five (5) percent, or at intervals of two (2)
feet for average slopes not exceeding five (5) percent.
Existing contour lines which will be altered through filling or.
excavation shall be indicated by broken lines (final contour
lines shall be indicated by solid lines, as provided by
-----------------------------
Ordinance No. 4002
Page Thirty-Two
8/2/84
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Subsection D.6 below). Contour lines shall be labeled at inter-
vals not to exceed twenty (20) feet, and shall be based upon
USGS or USC and GS datum.
9. The location of any existing structures lying within the pro-
posed subdivision. Existing structures to be removed shall be
indicated by broken lines, and existing structures not to be
removed shall be indicated by solid lines.
D.
Proposed Geographic Features: The following proposed geographic
features shall be shown:
1. The boundaries and approximate dimensions of all proposed lots,
and the proposed identifying number or letter to be assigned to
each lot and/or block.
2. The right of way location and width, the' proposed name of each
street, alley or other public way to be created and where final
street grades are likely to exceed ten (10%) percent, the esti-
mated tentative grades of such streets.
3. The location, width and purpose of each easement to be created.
4. The boundaries, dimensions and area of public and common park
and open space areas.
5.
Identification of all areas proposed to be dedicated for public
use, together with the purpose and any conditions of dedication.
6. Proposed final contour lines at intervals of five (5) feet for
average slopes exceeding five (5) percent, or at intervals of
two (2) feet for average slopes not exceeding five (5) percent.
Final contours shall be indicated by solid lines (existing con-
tours which are to be altered shall be shown by broken lines, as
provided by Subsection C.8, above). Contour lines shall be
labeled at intervals not to exceed twenty (20) feet, shall be
based upon USGS or USC and GS datum, and shall be indicated by
lines drawn lightly relative to other proposed geographic
features.
-----------------------------
Ordinance No. 4002
Page Thirty-Three
8/2/84
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E. Additional Information: The following additional information shall
be shown on the face of the preliminary plat:
1.
For proposed subdivisions involving residential land uses, a
table providing the following information for each distinct
residential area:
a. Proposed land use (e.g. single family, duplex, multi-family).
b. Number of dwelling units.
c. Gross acreage.
d. Existing zoning designation.
e. Proposed zoning designation.
f. Approximate area of smallest lot.
2. Proposed source of domestic water supply.
3. Proposed sewage disposal system.
4. Typical street cross section(s).
Chapter 17.16
FINAL PLAT
17.16.010
Preparation.
The final plat shall be prepared by a professional land surveyor licensed
by the State of Washington. The preparer shall, by placing his or her signa-
ture and stamp upon the face of the plat, certify that the plat is a true and
corect representaion of the land actually surveyed by the preparer, that the
existing monuments shown thereon exist as located and that all dimensional and
geodetic details are correct.
17.16.020
Scale and Format.
The final plat shall be drawn with India ink on mylar measuring eighteen
(18) inches by twenty-two (22) inches in size, allowing one-half (.5) inch for
border. The final plat shall be accurate, legible and drawn to an engineering
(decimal) scale of one hundred (100) feet or fewer to the inch. If more than
-----------------------------
Ordinance No. 4002
Page Thirty-Four
8/2/84
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one sheet is required, an index sheet showing the entire subdivision with
street and highway names and block numbers (if any) shall be provided. Each
sheet, including the index sheet, shall be of the above-specified size. All
signatures or certifications appearing on a final plat shall be in reprodu-
cible black ink.
17.16.030
Final Plat Contents.
A Final Plat shall contain the following informatio.n:
A. The name of the subdivision;
B. Legal description of the property being subdivided;
C. Numeric scale, graphic scale, true north point and date of prepara-
tion of the final plat;
D. The boundary line of the plat, referenced to City (USG-GS) datum and
based on an accurate traverse, with angular and linear dimensions and
bearings;
E. The exact location, width and name of all streets, alleys and other
public ways within and adjacent to the subdivision;
F. The exact location, width and purpose of all easements and dedications
for rights-of-way provided for public and private services and
util ities;
G. True courses and distances to the nearest established street lines, or
section or quarter section corner monuments which shall accura-
tely locate the subdivision;
H. Municipal, Township, County or Section lines accurately tied to the
lines of the plat by distances and courses;
I. All lot and block numbers and lines, with accurate dimensions in feet
and hundredths of feet;
J. The radii, internal angles, points of curvature, tangent bearings and
lengths of all arcs;
-----------------------------
Ordinance No. 4002
Page Thirty-Five
8/2/84
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K. The accurate location of each permanent control monument. One such
monument shall be located at each and every controlling corner on the
boundaries of the parcel of land being subdivided; at each street
centerline intersection, each point of curvature (PC), each point of
tangency (PT), and each point of reverse curve (PRC); and at each
intersection of a street centerline with a plat boundary.
L.
All plat meander lines or reference lines along bodies of water shall
be established above, but not farther than twenty (20) feet from the
M.
high waterline of such body;
Accurate outlines and legal descriptions of any areas to be dedicated
or reserved for public use, with the purposes of such dedication or
reservation and any limitations indicated thereon and in the
dedication;
N.
Accurate outlines of any areas to be reserved by
deed covenant for common use of owners of property within the sub-
division, together with the purposes of such reservation;
o.
Any restrictions or conditions on the lots or tracts within the sub-
division, as required by the City Councilor at the discretion of the
property owner;
P.
The name, and seal of the licensed land surveyor responsible for pre-
paration of the final plat, and a signed certification on the plat by
said surveyor to the effect that it is a true and correct represen-
tation of the land actually surveyed by him or her, that the existing
monuments shown thereon exist as located and that all dimensional and
geodetic details are correct;
Q.
A signed certification stating that the subdivision has been made
with the free consent, and in accordance with the desires of the
owner or owners. If the plat includes a dedication, the certificate
or a separate written instrument shall contain the dedication of all
streets and other areas to the public, any individual or individuals,
-----------------------------
Ordinance No. 4002
Page Thirty-Six
8/2/84
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religious society or societies, or to any corporation, public or pri-
vate, as shown on the plat, and a waiver of all claims for damages
against any governmental authority which may be occasioned to the
adjacent land by the established construction, drainage or main-
tenance of said street or other areas so dedicated. Such certificate
or instrument shall be signed and acknowledged before a Notary Public
by all parties having any interest in the land$ subdivided.
An offer of dedication may include a waiver of right of direct access
to any street from any property. Such waiver may be required by the
City Engineer as a condition of approval. Roads not dedicated to the
public must be clearly marked on the face of the plat. Any dedica-
tion, donation or grant as shown on the face of the plat shall be
considered as a quit claim deed to the said donee or grantee for use
for the purpose intended by the donation or grant.
At the discretion of the City Engineer conveyances of right-of-way
may be required to be by statutory warranty deed. The acceptance of
right of way by the City shall not obligate the City to improve or
develop the lands in the right of way.
R.
Forms for the appropriate certifications of the Finance Director,
City Engineer and Planning Director, as follows:
"FINANCE DIRECTOR'S CERTIFICATE
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I hereby certify that there are no delinquent special assessments for
which the property subject to this subdivision may be liable to the
City, and that all special assessments on any property herein con-
tained dedicated as streets, alleys or for any other public use hav~
been duly paid, satisfied or discharged, this
day of
19
.
II
Auburn Director of Finance
-----------------------------
Ordinance No. 4002
Page Thirty-Seven
8/2/84
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"CITY ENGINEER'S CERTIFICATE
I hereby certify that this final plat is in compliance with the cer-
tificate of improvements issued pursuant to A.C.C. 17.12.130, and is
consistent with all applicable City improvement standards and require-
ments in force on the date of preliminary plat approval, this
day of
19
II
Auburn City Engineer
"PLANNING DIRECTOR'S CERTIFICATE
I hereby certify on this
day of
19
, that
this final plat is in substantial conformance with the prel iminary
plat and any conditions attached thereto, which preliminary plat was
approved by Resolution Number
of th~ Auburn City Council on
the
day of
19
II
Auburn Planning Director
S. A form for the approval of the Mayor, pursuant to A.C.C. 17.12.170,
as follows:
II APPROV AL
Examined and approved this day of 19
pursuant to City Ordinance Number , adopted by the Auburn
City Council on the day of 19
ATTEST "
Mayor Auburn City Cl erk
-----------------------------
Ordinance No. 4002
Page Thirty-Eight
8/2/84
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T.
A form for the certificate of the County Comptroller, as follows:
"COMPTROLLER'S CERTIFICATE
I hereby certify that all property taxes are paid, that there are no
delinquent special assessments certified to this office for collec-
tion, and that all special assessments certified to this office for
collection on any of the property herein contained dedicated as
streets, alleys or for other public use are paid in full this
day of
19
King County Assessor
Deputy King County Assessor
u. A form for the approval of the County Assessor, as follows:
"ASSESSOR'S APPROVAL
Examined and approved this
day of
19
King County Assessor
Deputy King county Assessor"
V. A form for the certificate of the King County Recorder, as follows:
"RECORDING CERTIFICATE
Filed for record at the request of the City of Auburn this
day
of
19
minutes past
at
M. ,
and recorded in Volume
King County, Washington.
King County Recording Number
of Pl ats, page
Records of
II
Manager
Superintendent of Records
W. Any additional pertinent information as required at the discretion of
the City Engineer or Planning Director.
17.16.040 Accompanying Documents.
A. In cases where any protective deed covenants will apply to lots or
parcels within a subdivision, a typewritten copy of such covenants
shall be submitted along with the final plat.
-----------------------------
Ordinance No. 4002
Page Thirty-Nine
8/2/84
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B.
The final plat shall be accompanied by a complete survey of the sec
tion or sections in which the plat or replat is located, or as much
thereof as may be necessary to properly orient the plat within such
section or sections. The plat and section survey shall be submitted
with complete field and computation notes, showing the original or
re-established corners, with the descriptions of the same, and the
actual traverse showing error or closure and method of balancing. A
sketch showing all distances, angles and calculations required to
determine corners and distances of the plat shall accompany this
data. The allowable error of closure shall not exceed one (1) foot
in ten thousand (10,000) feet.
C. The final plat shall be accompanied by a current (within 30 days)
title company certification of:
1. The legal description of the total parcel sought to be sub-
divided;
2. Those individuals or corporations holding an ownership interest
in said parcel;
3. Any lands to be dedicated shall be confirmed as being in the
name of the owners signing the dedication certificate;
4. Any easements or restrictions affecting the property to be sub~
divided with a description of purpose and referenced by auditors
file number and/or recording number;
If lands are to be dedicated or conveyed to the City as part of the
subdivision, an A.L.T.A. title policy may be required by the City
Engineer.
D. The final plat shall be accompanied by a computer check of the boun-.
daries, streets centerlines, lots, blocks and lot area.
E. The final plat shall be accompanied by a copy of the approved prelimi-
nary plat for the property in question.
-----------------------------
Ordinance No. 4002
Page FJrty
8/2/84
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F.
All documents submitted under this section shall contain the name of
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the subdivision and the name and address of the subdivider.
Chapter 17.18
SUBDIVISION IMPROVEMENTS
17.18.010
Plan Preparation, Submittal and Approval.
Plans for improvements shall be prepared, signed, dated and stamped by a
professional civil engineer registered in the State of Washington and shall be
in accordance with City of Auburn standards and specifications as set forth by
the City Engineer under the direction of the City Council. Plans shall be
submitted to the Auburn Building Division, following prel iminary plat appro-
val, for circulation and review. No construction permit or approval shall be
issued, and no construction activity shall commence re~ating to subdivision
improvements until the plans required by this Chapter have been approved and
signed by the City Engineer. Plans shall be consistent with the approved pre-
liminary plat. All sanitary sewer, water, storm sewer and street improvements
to be dedicated to the City shall be covered by a publ ic facil ities extension
agreement, as required by Ordinance No. 3864.
17.18.020
,
Street, Sanitary Sewer and Water Plans.
Plan/profile maps shall be prepared for all proposed streets, sanitary
sewer systems and water systems. The horizontal scale of such plans shall be
one (1) inch equals twenty (20) feet and the vertical scale shall be one (1)
inch equals five (5) feet or one (1) inch equals two (2) feet, as approved by
the City Engineer. The plans required by this section shall show all existing
and proposed topography, utilities, grades, lot lines with appropriate hum-
bers, rights-of-way and all other features or additional information required
by the City Engineer.
17.18.030
Drainage Plans.
A drainage plan shall be prepared in conformance with the requirements of
Auburn Ordinance Number 3314.
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Ordinance No. 4002
Page Forty-One
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17.18.032
Public Water Service.
Each lot in a subdivision created under this Article shall be served by a
public water system owned and operated by the City of Auburn unless the City
Council, in consultation with the Planning Commission, finds that:
A.
City water service is not practical due to topography, distance from
City water facilities of adequate capacity, extreme low proposed deve-
lopmental density, or similar factor; and
B.
Private water service will not be detrimental to the implementation
of the adopted comprehensive water plan; and
C.
Private water service will not pose a threat to the public health,
safety or welfare; and
D.
Private water service is necessary to accomplish the purposes of this
Title, as enumerated by Section 17.02.030.
If private water service is approved, preliminary plat approval shall be
conditioned on the ability of the subdivider to obtain all necessary approvals
for the private water system or systems, and the final plat shall not be
approved until the subdivider demonstrates, to the satisfaction of the City
Engi neer, that the proposed water system or systems wi 11 adequately serve the
domestic water needs of future owners of property within the subdivision.
17.18.034
Public Sanitary Sewer Service.
Each lot in a subdivision created under this Article shall be served by
the Auburn sanitary sewer system, unless the City Council, in consultation
with the Planning Commission, finds that:
A.
City sanitary sewer service is not practical due to topography,
distance from City sanitary sewer facilities of adequate capacity,
extreme low proposed developmental density, or similar factor; and
-----------------------------
Ordinance No. 4002
Page Forty-Two
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B.
On-site sewage disposal systems will not be detrimental to the imple-
mentaion of the adopted comprehensive sewerage plan; and
C. On-site sewage disposal systems will not pose a threat to the public
health, safety or welfare; and
D. On-site sewage disposal systems are necessary to accomplish the pur-
poses of this Title, as enumerated by Section 17.02.030, and
E. The City Engineer has reported favorably on the use of on-site sewage
disposal systems pursuant to Section 17.12.040 (A) of this Article.
17.18.040
Street and Block Layout.
Street and block layout shall conform to the most advantageous development
of adjoining areas, and the entire neighborhood, and shall provide for the
following:
A. Street continuity of appropriate streets and arterials;
B. Streets generally following contour lines where practicable;
C. Offset intersections shall be avoided;
D. Streets intersecting at right angles, or as nearly as possible subject
to approval by the City Engineer.
E. Streets meeting the minimum right of way and pavement width standards
of this ordinance, except that half streets may be allowed along a
boundary of a plat where required to provide for a street or arterial
designated by the Comprehensive Plan or portion thereof.
F. For residential lots fronting on arterials, provisions shall be made
for service drives in front, which service drives shall be developed
according to the requirements established or referenced by Section
17.18.115 of this Chapter.
-----------------------------
Ordinance No. 4002
Page Forty-Three
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17.18.050
Block Requirements.
A block shall consist of any two or more contiguous lots which are not
separated by a street. Blocks shall meet the following requirements:
A. Wherever appropriate, blocks shall provide for two tiers of lots;
except that one tier of lots is encouraged between a residential
street and an arterial, which lots shall front on and be accessed
from the residential street.
B. Where the average area of lots does not exceed two (2) acres, the
distance between intersections along a street or arterial shall not
exceed one thousand three hundred twenty (1,320) feet.
C. Where the average area of lots does not exceed two (2) acres, and
where there are two tiers of lots lying between approximately
parallel streets or arterials, and where the distance between inter-
sections along a street or arterial exceeds six hundred sixty (660)
feet, a walk or pedestrian right of way running between lots and
lying roughly perpendicular to the street or arterial, shall be pro-
vided at approximately mid-block point, the right of way of which
shall be at least ten feet in width and fully paved;
18 D. The number of streets intersecting with existing or proposed
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arterials shall be held to a minimum consistent with the provisions
of this section and consistent with adequate local circulation.
17.18.055
Street Grades.
A. New arterials, streets, alleys and service drives in subdivisions
shall be subject to a maximum allowable grade of twelve (12%) per-
cent; PROVIDED, that grades greater than twelve (12%) percent but not
greater than fifteen (15%) percent may be approved by the City
Engineer, in consultation with the Planning Director and Fire
Marshall. In making a decision, the City Engineer shall consider the
following:
-----------------------------
Ordinance No. 4002
Page Forty-Four
8/2/84
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1.
Grades exceeding twelve (12%) percent should be allowed only
where a lesser grade is unworkable, impractical or will result
in an unsafe or hazardous condition;
2. Where grades exceeding twelve (12%) percent are allowed, special
provisions may be required to handle increased velocities of
stormwater flows;
3.
Individual portions of streets exceeding twelve (12%) percent
grade should not exceed two hundred (200) feet in horizontal
4.
length;
Grade transition (vertical curves) should be such that fire
fighting apparatus will have no difficulty negotiating the pro-
5.
posed grade;
Grades exceeding twelve (12%) percent should be avoided along
curves.
B. Where approval of a street grade exceeding twelve (12%) percent is
denied by the City Engineer, or where a proposed street grade exceeds
fifteen (15%) percent, the applicant may request a modification of
the street grade standards under the provisions of Section
17.18.190 of this Code.
Principal Arterials.
Proposed and existing principal arterials located within or adjacent to
the subdivision, as designated by the Circulation Element of the Auburn
Comprehensive Plan, shall be dedicated to the City and constructed or improved
to meet all City standards and specifications, including the following:
A. Right of way width shall be a minimum of seventy-two (72) feet.
B. Pavement width (curb to curb) shall be a minimum of fifty-six (56)
feet.
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Ordinance No. 4002
Page Forty- Fi ve
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C.
Sidewalks shall be provided on both sides of the arterial, and shall
be a minimum of five (5) feet wide each in an area designated for
industrial or residential uses, and shall be a minimum of seven and
one-half (7.5) feet wide each in an area designated for commercial
uses.
D. The radii of curvature on the centerline shall be no less than three
hundred (300) feet.
E. A tangent of at least two hundred (200) feet in length shall be pro-
vided between reverse curves.
F. Street curbs and right of way lines at intersections shall be rounded
by radii of at least thirty-five (35) feet, or as approved by the City
Engineer.
17.18.070
Major Arterials.
Proposed and existing arterials located within or adjacent to the sub-
division, as designated by the City Engineer in consultation with the
Circulation Element of the Auburn Comprehensive Plan, shall be dedicated to
the City and constructed or improved to meet all City standards and specifica-
tions, including but not limited to the following:
A. Right of way width shall be a minimum of sixty (60) feet.
B. Pavement width (curb to curb) shall be a minimum of forty-four (44)
feet.
C. Sidewalks shall be provided on both sides of the arterial, and shall
be a minimum of five (5) feet wide each in an area designated for
industrial or residential uses, and shall be a minimum of seven and
one-half (7.5) feet wide each in an area designated for commercial
uses.
D. The radii of curvature on the centerline shall be no less than three
hundred (300) feet.
E. A tangent of at least two hundred (2GO) feet in length shall be pro-
vided between reverse curves.
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Ordinance No. 4002
Page Forty-Six
8/2/84
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F. Street curbs and right of way lines at intersections shall be rounded
1 by radii of at least thirty-five (35) feet, or as approved by the City
2 Engineer.
3
17.18.080
Residential Arterials.
Proposed and existing residential arterials located within or adjacent to
the subdivision, as designated by the City Engineer in consultation with the
Circulation Element of the Auburn Comprehensive Plan, shall be dedicated to
the City and constructed or improved to meet all City standards and specifica-
tions, including but not limited to the following:
A. Right of way width shall be a minimum of sixty (60) feet.
B. Pavement width (curb to curb) shall be a minimum of forty-four (44)
feet.
C. Sidewalks shall be provided on both sides of the arterial, and shall
be a minimum of five (5) feet wide each.
D. The radii of curvature on the centerline shall be no less than two
hundred (200) feet.
E. A tangent of at least one hundred and fifty (150) feet in length shall
be provided between reverse curves.
F. Street curbs and right of way lines at intersections shall be rounded
by radii of at least thirty (30) feet, or as approved by the City
Engineer.
Conduit for Future Traffic Signals.
23 Whenever an intersection of an arterial and any other street is
24 constructed or improved under the requirements of this title, and when the
25 City Engineer has determined that traffic signalization of such intersection
26 will be needed in the future, the City Engineer may require the installation,
27 at the subdivider's expense, of underground conduit which will be necessary
28 for and will facilitate such future signalization.
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Ordinance No. 4002
Page Forty-Seven
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17.18.090
Residential Streets.
Proposed and existing streets, other than designated arterials, which are
located within or adjacent to the subdivision, and which are to serve only
property designated for residential uses, shall be constructed or improved to
meet all City standards and specifications, including but not limited to the
following; PROVIDED, that where the City Council finds it necessary to the
provision of safe and efficient circulation, the Council may require any such
streets to be developed or improved to residential arterial standards as set
forth by Section 17.18.080:
A. Right of way width shall be a minimum of fifty (50) feet.
B. Pavement width (curb to curb) shall be a minimum of thirty-four (34)
feet.
C. Sidewalks shall be provided on both sides of the street, and shall be
a minimum of five (5) feet wide each.
D. The radii of curvature on the centerline shall be no less than one
hundred (100) feet.
E. A tangent of at least one hundred (100) feet in length shall be pro-
vided between reverse curves.
F. Street curbs and right of way lines at intersections shall be rounded
by rad i i of at least twenty-fi ve (25) feet, or as approved by the City
Engineer.
17.18.100
Commercial and Industrial Streets.
Proposed and existing streets, other than designated arterials, which are
located within or adjacent to a subdivision,· and which are to serve property
designated for commercial or industrial uses, shall be constructed to meet the
requirements for major artèrials, as set forth by Section 17.18.070.
17.18.110
All eys .
Proposed and existing alleys located within or adjacent to a subdivision
shall be constructed or improved to meet all City standards and specifications
for alleys, including but not limited to the following:
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Page Forty-Eight
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A.
Alley rights of way shall be a minimum of twenty (20) feet wide if
located within the C-2 Central Commercial District.
B. Alley rights of way shall be a minimum of sixteen (16) feet wide if
located within any zoning district other than the C-2 Central
Commercial District.
C. Alleys shall be paved to their full right of way width with asphalt
concrete or cement concrete and provided with adequate storm drainage
as approved by the City Engineer.
17.18.115
Service Drives.
A. Service drives may be used to satisfy public access requirements under
the following circumstances:
1. Where service drives are required under the provisions of Section
17.18.040(F);
2. Where public access needs are deemed to be significantly lower
than the level of service provided by other types of public
streets, and where due to land use, anticipated traffic levels,
limited service area and other factors, a public street deve-
loped to the standards of this Section will be fully adequate to
serve the access needs of abutting lots. Service drives shall
not be used where there will be any through traffic; but may be
used only where their access function is intended to serve only
abutting lots. In general, service drives will be appropriate
for relatively small industrial, commercial and multi-family
residential areas, but not for· single family residential areas.
B. All service drives shall meet the following requirements:
1. Minimum right of way width in commercial areas shall be thirty-
three (33) feet; minimum right of way width in industrial and
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Page Forty-Nine
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residential areas shall be thirty (30) feet.
2. Service drives shall be constructed and paved to standards con-
sidered appropriate to the situation by the City Engineer, but
in all cases shall be paved to a minimum width of twenty-four
(24) feet and a minimum depth of two (2) inches over an ade-
quately prepared base.
3. Curb and gutter may be required by the City Engineer, and in all
cases stormwater drainage control shall be employed to the
satisfaction of the City Engineer.
4. Requirements for sidewalk, illumination, signage, layout, street
grades, radii of curvature, change of grade and similar design
aspects shall be determined by the City Engineer on a case-by-
case basis, appropriate to the individual situation.
C. Where a service drive is required by Section 17.18.040(F) of this
Code, the following requirements shall apply in addition to those
requirements established by subsection B of this Section. Where the
requirements of this subsection conflict with the requirements of
subsection B, the requirements of this subsection shall control.
1. The service drive right of way shall be located parallel to and
immediately adjacent to the arterial it serves;
2. Where service drives are provided, the sidewalk required for the
arterial shall be shifted to a location within the service drive
right of way, and shall be located between the service drivels
travel lane and the property served by the service drive. The
area within the arterial right of way which'would otherwise have
been used for the sidewalk shall be developed according to City
standards for utility strips, and shall be completely surrounded
by curb and gutter;
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Ordinance No. 4002
Page Fifty
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3.
A service drive shall intersect an arterial, street or other
vehicular travel way which intersects the arterial served by the
service drive;
4.
The curvature of curb line and centerline at service drive
ingress and egress points and provisions for adequate storm
drainage shall be as determined by the City Engineer.
5.
The service drive shall be constructed or improved to meet all
City standards and specifications for the class of arterial it
serves, except as amplified or modified by this subsection.
17.18.120
Private Streets and Access Easements.
Private streets and access easements may be used as a means of providing
secondary access to a lot or lots, provided that adequate and direct primary
access can be provided by a public street.
17.18.130
Dead-End Streets.
All dead-end streets shall terminate in a circular turnaround having a
minimum right of way diameter of ninety (90) feet and a minimum pavement
diameter of seventy-five (75) feet. Unpaved planting areas may be provided in
the center of such turnarounds, PROVIDED, that the surrounding pavement shall
be at least twenty-five (25) feet wide in all places.
17.18.140
Changes in Grade.
All changes in street grades shall be connected by vertical curves meeting
the standards and requirements of the City Engineer.
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17.18.145
Street Signs and Channelization.
The subdivider shall provide and install all required 'traffic regulatory
signs, street name signs and street striping and channelization as directed by
the City Engineer and in compliance with all applicable standards and regula-
tions.
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Ordinance No. 4002
Page Fifty-One
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17.18.150
Street Trees.
Tree planting shall conform to the standards of Chapter 12.36 of this Code.
17.18.160
Street Lighting.
Street lighting shall conform to the standards of the City and shall be
provided by the subdivider. All lighting standards shall be provided by the
subdivider.
17.18.165
Fire Hydrants.
Fire hydrants shall conform to the standards of the City and shall be pro-
vided by the subdivider.
17.~8.170
Underground Utilities.
All utility lines serving the subdivision, including but not limited to
power, telephone and television cables shall be installed underground.
Adequate easements shall be provided for all such utility lines which will not
be located within public right of way. Television conduit and miscellaneous
hardware shall be installed according to the requirements of Ordinance Number
3507.
17.18.180 Lot Requirements.
A. The area, width and depth of lots shall conform to the requirements
of Chapters 18.02 through 18.78 of this Code. The area within a
"panhandle" access to a lot shall not bé considered for the purpose
of determining conformance with lot requirements.
B. The size, shape and orientation of lots shall be appropriate for the
location, topography and other natural features of the site and for
the type of development contemplated.
C.
Every lot shall have a minimum of twenty (20) feet of frontage on an
improved street.
D. Corner lots designated for residential uses shall be platted at least
five (5) feet wider than required by Chapters 18.02 through 18.78 of
this Code.
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Ordinance No. 4002
Page Fifty-Two
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E. Every lot shall border on an opened, improved and maintained public
1 street.
17.18.185
Additional Requirements.
The standards and requirements established or referenced by this Chapter
are minimum requirements. These standards may be increased, and additional
requirements may be imposed for the purpose of mitigating identified adverse
environmental impacts pursuant to the State Environment~l Policy Act of 1971
(Chapter 43.21C R.C.W.) as now established or hereafter modified. Such addi-
tional requirements may include but shall not be limited to off-site improve-
ments to any public facility, the dedication and/or improvement of parks and
open spaces, and monetary contributions to any City fund established to
finance the provision of public services required by the subdivision.
17.18.190
Modification of Standards and Specifications - - Subdivisions.
14 The Planning Commission may recommend, and the City Council may ~pprove
15 modification of any standards and specifications established or referenced by
16 this Chapter, excepting the standards established by Chapters 18.02 through
17 18.78 of this Code, upon making the following findings of fact:
18 A. Such modification is necessary because of special circumstances
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related to the size, shape, topography, location or surroundings of
the subject property, to provide the owner with development rights
and privileges permitted to other properties in the vicinity and in
the zoning district in which the subject property is located; and
23 B. Such modification will not be materially detrimental to the implemen-
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tation of the policies and objectives of the adopted land use, cir-
culation and utility plans of the City; and
26 C. Such modification is necessary to accomplish the purposes of this
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Title, as enumerated by Section 17.02.030.
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Ordinance No. 4002
Page Fifty-Three
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22 17.30.010
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1 17.18.200
Acceptance of Jmprovements.
2 Improvements to be deeded or otherwise conveyed to the City shall not be
3 accepted until adequate "as-built" drawings and an aceptable bond ensuring the
4 adequate operation of such improvements for a period not to exceed one (1)
5 year have been received and approved by the City Engineer.
ARTICLE III. SHORT SUBDIVISIONS
Chapter 17.28
APPLICABILITY OF SHORT SUBDIVISION METHOD
17.28.010
Applicability.
The provisions of this Article may be applied to the division of land into
four (4) or fewer lots, tracts or parcels, except as ptovided by Sections
17.04.030 and 17.28.020 of this Title.
Re-Division of Short Subdivided Land.
Land in a short subdivision shall not be further divided in any manner
within a period of five (5) years following short subdivision approval,
without the filing of a final plat.
Chapter 17.30
SHORT SUBDIVISION PROCEDURES
Pre-Application Conference.
23 Persons considering making application to short subdivide land lying
24 within the City of Auburn are encouraged to request that a pre-application
25 conference be held with appropriate City staff. Such request shall be
26 directed to the Planning Director, and upon its receipt the Director shall
27 schedule a conference between the prospective applicant and appropriate City.
28 staff. The purpose of a pre-application conference is for the prospective
29 applicant and City staff to gain a common understanding of the nature of the
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Ordinance No. 4002
Page Fifty-Four
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contemplated short subdivision and subsequent development, and any procedures,
1 rules, standards and policies which may apply. The prospective applicant is
2 encouraged to bring to the conference whatever information deemed appropriate
3 to help describe the existing nature of the site and its surroundings and the
4 proposed nature of the contemplated short subdivision and subsequent develop-
5 mente Such information may include photographs, sketches, and maps. The
6 Director or the prospective applicant may request that an additional con-
7 ference or conferences be held to further the purpose of this section.
17.30.020
Application Submittal ,and Contents.
Application for short subdivision approval shall be submitted to the
Department of Planning and Community Development on forms to be provided by
the Department, and shall provide the following information:
A.
The name, address and telephDne number of the applicant;
B.
A certification by the applicant showing the entire contiguous land
in which there is any interest by reason of ownership, contract for
purchase, earnest money agreement or option by any person, firm or cor-
poration in any manner connected with the development, and the names
and addresses and telephone numbers of all such persons, firms or
corporations;
C.
The existing zoning classification;
D.
The square footage computation of each lot or parcel sufficiently
accurate to show that such lot or parcel contains at least sufficient
footage to meet minimum zoning and health requirements. The square
footage of land contained in access easements or access panhandles
shall not be included in the lot size computations;
E.
The source of water supply for each lot, including proposed well
locations and easements, if any;
F.
The method of sewage disposal and, if septic tanks are to be used,
preliminary percolation test must be submitted. The percolation
tests must be conducted in accordance with King County regulations.
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Ordinance No. 4002
Page I;ifty-Five
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A separate percolation test must be performed on each lot of the pro-
posed short subdivision and submitted to the Department of Public
Works for approval. The City Engineer may require that such tests be
made under high ground water (winter) conditions. In lieu of
requiring that percolation test results be submitted at time of
application, the Planning Director may approve a short plat, subject
to a condition that the required test results be submitted and
approved by the City Engineer before the plat can be recorded.
G. A short plat prepared on the forms supplied with the application and
containing the following information:
1. A legal description of the short subdivision and of all the lots,
tracts or parcels therein, together with the legal description of
private roads and easements therein;
2. The date, scale and north arrow;
3. The boundary lines to scale of the tract to be subdivided and of
each lot contained therein. All boundary lines to be properly
dimensioned;
4. The number assigned to each lot;
5. The location and widths of any easements for public services and
utilities within the area contained within the short subdivision;
6. The boundaries of all lands reservéd in the deed for common use
of the property owners of the short subdivision; and
7. The map and legal descriptions included in the application for a
short subdivision shall be prepared and certified by a registered
land surveyor; and
H. Any additional pertinent information required by,the Planning Director.
17.30.030 Accompanying Documents.
28 An application for short subdivision approval shall be accompanied by the
29 following:
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Ordinance No. 4002
Page ~ifty-Six
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A.
Proof of date of last segregation of the parcel of land to be short
subdivided;
B.
A completed Environmental Checklist form, blank copies of which are
available from the Department, if the responsible official deems it
necessary;
C.
Copy of restrictions, if any, to be imposed upon the use of the land.
Such restrictions must be recorded simultaneously with the short sub-
division;
D.
In any short subdivision where lots are served or to be served by a
private road, the subdivider shall furnish a copy of sl!ch further
covenants or documents that will result in:
1.
Each lot owner having access thereto and having responsibility
for maintenance of any private road contained within the short
subdivision in such a condition as to allow free access for
emergency vehicles;
2.
3.
Allowing access for emergency vehicles; and
Such covenants or documents shall obligate any seller to give
actual notice to any prospective purchaser of the method of
maintenance of the private road, which notice shall be caused to
be included in any deeds or contracts relating to such sale and
such covenants or documents shall be recorded simultaneously
with the short subdivision; and
E.
A current (within 30 days) title company certification of:
1.
The legal description of the total parcel sought to be short
subdivided;
2.
Those individuals or corporations holding an ownership interest
in said parcel; and
3.
Any easements or restrictions affecting the property to be short
subdivided with a description of purpose and referenced by audi-
tors file number and/or recording number.
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31 Ordinance No. 4002
Page Fifty-Seven
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17.30.040 Administrative Review.
A. Upon receiving a complete application for short subdivision approval,
the Director shall transmit a copy of the short plat, together with
copies of any accompanying documents as the Director deems
appropriate, to the following:
1.
City Engineer, who shall review the proposed short subdivision
with regard to its conformance to the general purposes of
adopted traffic and utility plans; adequate provisions for
storm drainage, streets, alleys, other public ways, water and
sanitary sewer; and conformance to any applicable improvement
standards and specifications;
2.
City Fire Marshall, who shall review the 'proposed short subdivi-
sion with regard to adequate provisions for emergency access;
and
3.
Any other City department, utility provider, school district or
other public or private entity as the Director deems
appro pri ate.
In transmitting the proposed short plat to the parties referenced
above, the Director shall solicit their comments and recommendations,
and note the date by which comments and recommendations must be
received by the Department in order to be considered. Any comments
received by that date shall be incorporated into the formal findings
which will form the basis of the Director's decision on the short
subdivison. If no comments are received from any of the parties
referenced above, the Planning Director shall make such findings as
the Director deems just. However, in every case a proposed short
plat shall contain a statement of approval from the City Engineer, as
to the survey data, the layout of streets, alleys and other rights
of way, design of bridges, sewer and water systems and other struc-
tures. The Planning Director shall not approve a short plat which
does not contain such a statement signed by the City Engineer.
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Ordinance No. 4002
Page Fifty-Eight
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B.
The Planning Director shall review the proposed short subdivision and
determine its conformance to the general purposes of this Title, its
conformance to the Auburn Comprehensive Land Use Plan, and its con-
formance to the Auburn Zoning Ordinance and any other applicable land
use controls. These determinations shall be incorporated into the
formal findings which will form the basis of the Director's decision
on the short subdivision.
17.30.050 Planning Director's Decision.
A. The Planning Director shall, within the time period prescribed by
Section 17.06.040 of this Title, take one of the following actions:
1. Approve the short subdivision with or without conditions;
2. Return the short plat to the applicant for correction or modifi-
cation or for the construction of improvements as requested by
the City Engineer or Fire Marshall; or
3.
Disapprove the short subdivision.
16 B. The Director may require, as a condition of plat approval, that any
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required improvements be guaranteed by one of the methods described
19 C. Where any portion of the proposed short subdivision lies within both
by Section 17.12.120 of this Title, prior to short plat approval.
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a flood control zone as specified by Chapter 18.16 R.C.W. and either
the one percent flood hazard area or the regulatory floodway, the
Director shall not approve the short plat unless the Director imposes
a condition requiring the subdivider to obtain a State Flood Control
Zone Permit from the Washington State Department of Ecology. In such
cases, the short plat shall not be filed for record with the County
until such permit has been obtained.
27 D. Upon reaching a decision, the Director shall so notify the applicant.
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Notification shall include a recitation of the findings and conclu-
sions upon which the decision is based, and any conditions of appro-
val.
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Ordinance No. 4002
Page Fifty-Nine
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17.30.060
Appeal of Planning Director's Decision.
1 Any person aggrieved by the decision of the Planning Director may request
2 a review of the decision by the City Council. Such request must be made in
3 writing within ten working days from the date the Director's written decision
4 was made. Such appeals shall be heard by the City Council under the same pro-
5 cedures established for hearings on preliminary plats, and the decisions of
6 the Planning Director shall be treated and processed in the same manner as the
7 recommendations of the Planning Commission on a preliminary plat. After
8 public hearing thereon, the Council may approve, disapprove or return the
9 short plat to the applicant for modification, correction, construction of
10 improvements, or meeting conditions of approval.
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17 .30.070
Performance under Conditional Approval.
Where a short plat is approved subject to conditions, no building permit
shall be issued for property subject to the short subdivision prior to final
inspection and approval of any required improvements, and until any other con-
ditions have been met to the satisfaction of the Planning Director.
17 17 . 30 . 080
Distribution of Copies and Fi1ing of Short Plat.
18 The Planning Director shall either forward the original of the approved
19 short plat to the County Auditor for recording, or shall return the original
20 to the applicant for recording. The Director shall retain one (1) copy of the
21 approved short plat in the files of the Planning Department, and shall forward
22 one (1) copy to the City Engineer.
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17.30.090
Transfer of Ownership Following Short Plat Approval.
Whenever any parcel of land lying within the City is divided under the
provisions of this Article, no person, firm or corporatioR shall sell or
transfer, any such lot, tract or parcel without having first had an approved.
short plat filed for record.
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Ordinance No. 4002
Page Sixty
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17.30.100
Release of Improvement Guarantee.
If an improvement bond or other guarantee has been submitted under Section
17.30.050 (B) of this Chapter, such guarantee shall be released upon acceptance
by the City of a properly executed bill of sale for such improvements. A por-
tion of the guarantee equivalent to ten (10%) percent of the value of public
improvements installed may be retained by the City for a period of time up to
one (1) year after acceptance, to ensure the adequate operation of such impro-
vements, following which any unused portion of such guarantee shall be
released.
CHAPTER 17.32
SHORT SUBDIVISION MINIMUM REQUIREMENTS
17.32.010
Lot Area and Dimensions.
Each lot created by short subdivison shall contain sufficient square
footage and lot dimensions to meet the requirements of the Auburn Zoning
Ordinance (Title 18 A.C.C.). Each lot to be served by an on- s ite sewage
disposal system shall be a minimum of 15,000 square feet in area and shall
also meet the minimum lot area requirements of the King County Board of Health
rules and regulations, as determined by the Public Works Department. Land
contained in access easements or access panhandles shall not be included in
lot area or lot dimension calculations for the purposes of this section.
17.32.020
Conformance with Adopted Plans.
Street, water, sewer and storm drainage facilities adjacent to or within
the short subdivison shall be in conformance with the adopted City traffic and
25 utility plans. Easements for utilities recommended by such plans shall be
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provided to the City, the exact location of such easements to be determined by
the City Engineer.
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Ordinance No. 4002
Page Sixty-One
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17.32.030
Adjacent Streets.
1 When any public street lying adjacent to the property being short sub-
2 divided has insufficient width or for any other reason does not conform to
3 minimum street standards, as described in Sections 17.18.060 through 17.18.110
4 of this Title, sufficient additional right of way shall be dedicated to the
5 City and appropriate improvements shall be made by the subdivider to conform
6 the abutting half of the street to such standards. Such improvements may be
7
delayed if guaranteed to the satisfaction of the Planning Director. Any such
8 guarantee shall be recorded with the plat and shall be binding upon the pro-
9 perty owner and the owner's heirs, successors and assigns. In deciding
10 whether a delay should be allowed, the Director shall consider the present and
11 future need for such improvement, the improved or unimproved nature of adja-
12 cent right of way, and whether or not street grades haNe been established.
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17.32.040
Access.
A.
All short subdivisions shall border on an opened, constructed and
maintained public street. All lots within a short subdivision shall
either border on an opened, constructed and maintained public street
or shall be served by a private street, access easement or panhandle
having direct access to such a public street. Where private streets
and access easements are provided, they shall be improved or
guaranteed to the standards considered appropriate to the situation
by the City Engineer, but in all cases shall be paved to a minimum
depth of two (2) inches.
B.
Dedication of a public street or streets shall be required, and a
proposed short subdivision shall be processed as a formal subdivison,
whenever the Planning Director finds that one or more of the
following conditions applies:
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Ordinance No. 4002
Page Sixty-Two
8/2/84
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1.
The general alignment of a proposed private street, access ease-
ment or panhandle follows the general alignment of a future
arterial recommended by the Traffic Circulation Element of the
Comprehensive Plan; or
2.
The general alignment of a proposed private street, access ease-
ment or panhandle can be reasonably modified to provide a
desirable through connection between two or more existing or
planned public streets or arterials; or
3.
A public street would be necessary to provide adequate access to
adjacent property not subject to the proposed short subdivision.
C.
All private streets, access easements and panhandles shall be capable
of meeting the fire access requirements of Chapter 15.36 of this Code,
in addition to any other requirements of this, Title. All private
streets shall be improved as directed by the City Engineer.
D.
A private street, access easement or panhandle providing access to
one or more commercial or industrial lots shall be a minimum of
thirty (30) feet wide, PROVIDED, that the Planning Director may
require such access to be up to sixty (60) feet wide upon finding
that such greater width is necessary to provide for adequate access
and circulation.
E.
A private street, access easement or panhandle serving one or more
residential lots capable of supporting more than four (4) but fewer
than twenty-five (25) dwelling units in the aggregate, under the
zoning requirements in effect on the date of short plat approval,
shall be a minimum of thirty (30) feet wide, except that where more
than one (1) such access way is provided to such lot or lots, the
minimum width of each shall be twenty (20) feet.
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F.
A private street, access easement or panhandle serving one or more
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residential lots capable of supporting twenty-five or more dwelling
units in the aggregate, under the zoning requirements in effect on
the date of short plat approval, shall be a minimum of fifty (50)
feet wide, except that where more than one (1) such access way is
provided to such lot or lots, the minimum width of each shall be
thirty (30) feet.
G. The maximum number of lots to be served by a private street or access
easement shall be four (4).
10 17.32.050 Modification of Requirements -- Short Subdivisons.
11 A. A subdivider may request that certain requirements established or
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referenced by this Chapter be modified, and the City Council may
grant such modification except that the requirements of Section
17.32.010 shall not be so modified. Such request of modification
shall be submitted to the Planning Director, together with the sub-
divider's written agreement to an extension of the time period pro-
vided by Section 17.06.040. The Planning Director shall transmit the
request for modification, together with the Director's recommen-
dation, to the City Council. Upon receipt of the request, the
Council shall at its next public meeting set the date for a public
hearing.
B. After the Council has set the date for a public hearing under this
Section, the City Clerk shall cause notice of such hearing to be
given.
C.
Following the public hearing, the City Council shall approve or
reject each requested modification. A modification shall be rejected
unless the Council finds that:
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1.
Such modification is necessary because of special circumstances
related to the size, shape, topography, location or surroundings
of the subject property, to provide the owner with development
ri ghts and pri vil eges permitted to other properti es in the vi ci-
nity and in the zoning district in which the subject property is
located; and
2. Such modification will not be materially detrimental to the
implementation of the policies and objectives of the adopted
land use, circulation and utility plans of the City; and
3. Such modification is necessary to accomplish the purposes of
this Title, as enumerated by Section 17.02.030."
Section 2. The Mayor is hereby authorized to implement such administra-
tive procedures as may be necessary to carry out the directions of this
legislation.
Section 3. This Ordinance shall take effect and be in force five (5) days
from and after its passage, approval and publication, as provided by law.
INTRODUCED:
AUGUST 6. 1984
PASSED:
AUGUST 6. 1984
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ATTEST:
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PUBU SHED:
AUGUST 12, 1984
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32 Ordinance No. 4002
Page Sixty-Five
8/2/84