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ORDINANCE NO. 6 2 3 9
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF AUBURN, WASHINGTON, AMENDING
TITLE 17, SUBDIVISIONS, OF THE AUBURN CITY
CODE
WHEREAS, by means of City of Auburn Ordinance Nos. 6182, 6184, 6185,
6186 and 6187, the Auburn City Council has amended the Auburn City Code
("ACC") to require all appeals of City land use decisions to be heard by the City's
hearing examiner and by the superior court, rather than the City Council; and
WHEREAS, the City Council determined that a review of the City's
subdivision code, ACC Title 17, was appropriate in light of the Council's changed
role; and
WHEREAS, the City of Auburn formed a volunteer code advisory group,
which met five times on October 29, 2008, January 22, 2009, February 23, 2009,
April 16, 2009 and April 27, 2009; and
WHEREAS, working with the code advisory group, City staff prepared
draft revisions to Title 17; and
WHEREAS, a public open house on the code update project was held on
January 28, 2009, with notice provided on the City's web site, with additional
notice provided by mail and by a display ad published in the January 23, 2009
edition of the Auburn Reporter; and
WHEREAS, the Planning and Community Development Committee of the
Auburn City Council conducted six duly noticed special meetings outside of its
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Page 1 of 114
regular bi-monthly meeting schedule on issues and ideas pertaining to the code
update project, which were held on January 13, 2009, February 26, 2009, March
5, 2009, March 26, 2009, March 30, 2009 and May 12, 2009; and
WHEREAS, the City of Auburn Planning Commission conducted a duly
noticed work study session at its regularly scheduled March 3, 2009 meeting to
review and discuss with staff potential amendment issues and ideas inclusive of
the potential amendments; and
WHEREAS, the Planning and Community Development Committee and
the Planning Commission conducted three duly noticed joint special public
meetings on April 14, 2009, April 23, 2009 and April 27, 2009 at which the
proposed amendments to Title 17 were reviewed and discussed; and
WHEREAS, the City of Auburn Planning Commission held a duly noticed
public hearing on the proposed amendments on May 5, 2009, which was
continued to May 7 for additional testimony on the proposed amendments; and
WHEREAS, the Planning Commission voted on May 7, 2009 to
recommend adoption of the proposed amendments to the Auburn City Council;
and
WHEREAS, the City transmitted written notice of its intent to amend ACC
Title 17 to the Washington State Office of Community, Trade, and Economic
Development (CTED) pursuant to the requirements of RCW 36.70A.106, on
March 30, 2009, and did receive a receipt and acknowledgment letter from CTED
(Material ID # 14223) on March 31, 2009 indicating that the procedural
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requirement of RCW 36.70A.106 for state agency notification had been complied
with; and
WHEREAS, No comments regarding the proposed amendments have
been received from CTED or other state agencies; and
WHEREAS, after the required comment period, the City issued a Final
Determination of Non-Significance SEP09-0012 for the amendments to Title 17;
and
WHEREAS, the City Council finds that the proposed amendments improve
the readability and ease of use of the City Code, updates the technical aspects of
the code, and improves the City's development review process.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN as follows:
Section 1. Amendment to Citv Code. That Title 17,
Subdivisions, of the Auburn City Code be and the same hereby is amended to
read as follows:
Ti#le 17
I LAND AD,IUSTIViEN7'S ANL? C}IVISIC?NS *
Chapters:
~ 17.01 User Guide
17.02 General Provisions
17.04 Definitions
17.06 Bcaunciary Line Adjustments.!,elim+pac'-Eat
17.08 Bounda Line Eliminatic~ns
17.09 Short Subdivisions
17.10 Preliminary Subdivisions ` . 4 P~
17.12 Final Subdivisions
17.14 Im rovernent Re uirements - Subdivisions
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17.16 Neighborhood Circulation Plan BOU^d°^, Li^Q Adiustmnnts
17.18 Modifications of Standards and Specifications
17.20 Subdivision Alteratians Vasatasns
17.22 Subdivision Vacations Alt+eFatieRG
17.24 Bindina Site Plans e.ne,,dr.,e.,+s
17.26 Cluster Subdivisions
* For statutory provisions on the regulation of plats, subdivisions and
dedications of land, see Ch. 58.17 RCW; for provisions on subdivisions of land
in code cities, see Ch. 35A.58 RCW.
, . . .
,
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Chapter 17.01
LAND ADJUSTMENTS AND DIVISIONS
USER GUIDE
Title 17 of the Auburn City Code (ACC) contains standards, requlations and
processes for the division of land and adjustment of property boundaries within
the City.
What is a subdivision?
The racess of dividin land into smaller lots is often enericali referred to as a
subdivisian. Howeuer, in this Title, fihe term subdivision refers specifically ta the
division of land into five or more lots while the division of land into four or fewer
lots is called a short subdivision. Most of the re ulations for subdivisions and
short subdivisions are the same but a short subdivision is an administrative
process where an application is reviewed and decided upon by City staff
whereas a subdivision is reviewed and decided upon by the City's Hearinq
Examiner. A plat is the drawinq or map which shows the subdivision or short
subdivision.
How is a plat reviewed?
The plat review process for a short subdivision, includinq the infrastructure
improvement requirements for approval, is set forth in Chapter 17.09. The plat
review process far a subdivision, from the pre-application conference to
preliminary approval by the Hearing Examiner, is set forth in Chapter 17.10.
Chapter 17.16 includes additional requirements for planning and other studies to
be submitted for review alonq with the preliminarv plat.
What *c *h° ^r"*°piaare the criteria for approval?
A plat must be laid out in accordance with the standards and specifications set
forth in Chapter 17.14.
What happens after a plat is approved?
Once the layout of a subdivision has been approved bv the Citv, it is said to have
"preliminarv approval". Then the applicant must submit construction drawings of
the infrastructure that was proposed in the preliminary plat. Once these
construction drawinqs are approved by the City and the infrastructure has been
built, inspected and accepted by the city, the plat has "final approval" and can be
recorded with the ~ppropria#e county. In the case of a subdivision, an additional
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May 27, 2009
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application, review and approval process is required for this "final approval". This
final plat process is set forth in Chapter 17.12
What about a simple boundarv line adiustment or elimination?
Other land adiustment tools are also outlined in this title, includinq boundarv line
adjustments (Chapter 17.06) and boundary line eliminations (Chapter 17.08).
Boundarv Line Adjustments are the movement of a boundary line that does not
result in the creation of a new lot. Boundary Line Eliminations are the merginq of
two or more lots bv eliminatinq one or more lot lines.
How do vou modifv an exisfiinq subdivision?
The applicant can request a modification of subdivision standards and
specifications throuqh the process set forth in Chapter 17.18.
How do vou chanqe a recorded subdivision?
After a subdivision has been recorded with the Coun in which it is iocated an
proposed change to the subdivision is called a subdivision alteration. The
alteration process is set forth in Chapter 17.20. If the applicant proposes to make
a change to an approved preliminary plat before final plat approval and
recordinq, then the apqlicant mav request an adjustment to the preliminary plat
throuqh the process set forth in Section 17.10.100.
How do vou eliminate a recorded subdivision?
A plat mav also be vacated, or eliminated, after recordinq. Chapter 17.22 outlines
the process by which a plat may be vacated, and to whom the title to the vacated
property shall vest.
Is there another process by which vou can subdivide land?
The binding site plan process is an alternative form of land division. It mav be
used for the division of land for commercially- or industrialiy-zoned property, or
for certain tvpes of residential development. This process is set forth in Chapter
17.24.
Can you cluster lots within a subdivision?
The Citv of Auburn allows clusterinq of lots within a subdivision onto a portion of
the site, while maintaining the density of the residential zone. Clustering allows
future development to occur at an appropriate densitv for infrastructure services;
it also protects environmentally sensitive areas or cultural/historic features by
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ckusterin Iots awa from these areas. The standards b whicFi clusterin is
aIlowed is set farth in Cha ter 17,26.
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Chapter 17.02
LAND J T ENTS D IVI I S a
GENERAL PROVISIONS
Sections:
17.02.010 Short title.
17.02.020 General authority.
17.02.030 Purpose.
17.02.040 Scope.
17.02.050 Exceptions.
I 17.02.060 Administration.
17.02.065 A lication Re ~irgments
17.02.070 Consent to access.
I 17.02.080 Enforcement.
17.02.090 Amendrnents
17.02.010 Short title.
The ordinance codified in this title, together with any amendments hereto, shall
~ be known as the "Auburn Land Division Ordinance" m the ^oty wG"and shall
constitute Title 17 of the Auburn City Code and shall hereafter be referred to as
"this title." (Ord. 4501 § 2, 1991; Ord. 4296 § 2, 1988.)
17.02.020 General authority.
This title is adopted under the authority of Chapters 35A.01, 35A.58 and 58.17
RCW. (Ord. 4501 § 2, 1991; Ord. 4296 § 2, 1988.)
17.02.030 Purpose.
The purpose of this title is to regulate the division of land lying within the
corporate limits of the city, and to promote the public health, safety and general
welfare and prevent or abate public nuisances in accordance with standards
established by the state and the city, and to:
A. Prevent the overcrowding of land;
~ B. Les-~ep-GGRqestie~ Promote safe and convenient travel by the public
on streets and highways; ~
C. Promote the effective use of land;
D. Provide for adequate light and air;
~ E. Facilitate adequate provision for water, sewerage, storm drainage, parks
and recreational areas, sites for schools and school grounds, and other public
requirements;
F. Provide for proper ingress and egress;
G. Provide for the expeditious review and approval of proposed land divisions
which comply with this title, the Auburn zoning ordinance, other city plans,
policies and land use controls, and Chapter 58.17 RCW;
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H. Adequately provide for the housing and commercial needs of the citizens of
the state and city;
1. Require uniform monumenting of land divisions and conveyance by accurate
legal description;
J. Implement the goals, objectives and policies of the Auburn comprehensive
I plan„
.(Ord. 4772 § 1, 1995; Ord. 4501 § 2,
1991; Ord. 4296 § 2, 1988.)
17.02.040 Scope.
Every division of land lying within the corporate limits of the city shall comply
with the provisions of this title, except as provided by ACC 17.02.050, and shall
also comply with the provisions of Chapter 58.17 RCW. Wherever conflicts may
arise between this title and Chapter 58.17 RCW, the latter shall prevail. It shall be
the responsibility of the property owner, applicant and the city to ensure that a
I land division complies with this title and Chapter 58.17 RCW. No building permit;-
t-~ ° 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 RCW unless the
authority authorized to issue such permit finds that the public interest will not be
adversely affected thereby. (Ord. 4501 § 2, 1991; Ord. 4296 § 2, 1988.)
17.02.050 Exceptions.
The provisions of this title shall not apply to:
A. Cemeteries and other burial plots while used for that purpose;
B. Divisions made by testamentary provisions or the laws of descent;
C. Assessor's plats made in accordance with RCW 58.18.010;
a-d' ~ ~ ~~&-are---~~~~~--~~~~~--
(Ord. 4501 § 2, 1991; Ord. 4296 § 2, 1988.)
17.02.060 Administration.
A. This title shall be administered by the director of the dep-artment
buildin_g_ a,nd communs`~ artmenthereafter ~eferred to hepl~~nir~c~
qep~~t~~~ All applications for land division
approval under this title shall be submitted to the p1gDni!jg_department--Gf
pI~nn-inq--em~d--c~ornm.L~inity--deve`I~~ent. In cases where an environmental impact
statement is required under the provisions of the State Environmental Policy Act
~(SEPA - Chapter 43.21 C RCW), the nab 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. (Ord. 4501 § 2, 1991; Ord. 4296 § 2, 1988.)
B. llnless otherwise stated herein, all references to days are ta be consfirued
as calendar days.
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17.02.065 Application Reauirements.
A. An applicatian shall consist of all materials required bv the applicable
a lication submittal checklist the a licable develo ment re ulations and shall
at a minimum, include the Fallawinq:
1 . A campleted project permit application form si nq ed by the propertV
owner s and/ar a licant;
2. A statement that the a licant attests b written oath to the accurac and
completeness of all information submitted for an aplip catian;
3. A statement by the applicant that #he propertv affected bv the application
is in the exc[usive nwnershi of the a licant or that the a licant has submitted
the a lication with the written consent of ail awners of the affected ro ertand
such written consent is supplied with the application;
4. Aleqal description of the site;
5. A_(icable filin fee s if an as established in the current Git of Auburn
Fee Schedule and relevant de osit s if an as ermitted or re uired b other
chapters or sections of the Auburn Citv Code;
6. Evidence of Water and Sewer Availability:
a, Availabilit of water and sewer service insicfe the munici al limits of the
city shall be confirmed by ci#y staff.
b. Except far Boundary Line Adjustmenfis or Boundary Line Efirreinafiians, if
outside the Citv's Water or Sanitarv Sewer Service Area, application shall include
evidence of wrater or sanita sewer availabilit or evidence of a roval from Kin
Count ar Pierce Count Hea(th De artments for a se tic sstem ade uate ta
accommodate the proposed development:
c. The application shall tnc[ude a conceptual utility plan shsawinq a!I utilitv
infrastructure needed to serve ths subdivisionv,
7. Conce fual radin lan showin existin and ro osed rades with
crass sections demonstrated, as applicable;
8. Conceptual access plan showinq existinq and proposed access points and
access points adjacent or on the opposite side of the subiect properties frontaqe;
9. An additional information as re uired b the s ecific submittal checklist
ar Title 17 cha ter for each s ecific a licatian t e10, A roject permit application is complete when it meefis the submittal
requiremenfis specified by the Director. The determination of completeness shall
not reclude the de artrnent from re uestin additional information or studies
either at the time of notice of completeness or subsequently if r~ew ar additional
information is required or substantial chanqes in the proposed action occur, as
determined b the de arkment.
B. The C7irector shall have the authorit to re are revise andlor waive an of
the speeifiic submittal reguirements listed herein that are determined ta be
unnecessary for review of an application.
17.02.070 Consent to access.
I'~Pe+sons+ applying for land division or c~ther subdivision-related ivt ir-.c
approvals under this title shall permit free access to the land subject
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May 27, 2009
Page 10 of 114
to the application, to all agencies considering the proposal, for the period of time
I extending from the time of application to the time of final a roval of the short
subdiuisian or subdiuision-aGt-ian. (Ord. 4501 § 2, 1991; Ord. 4296 § 2, 1988.)
17.02.080 Enforcement.
~ The buildi- i pianninq directar, or h+s--designee, pursuant to the
provisions of Chapter 1.25 ACC, shall be charged with the responsibility of
enforcing the provisions of this title or any conditions properly imposed by the
hearing examiner, planning commission or city council. (Ord. 4501 § 2, 1991;
Ord. 4296 § 2, 1988.)
17.02.090 Amendments
A. [nitiation af Amendments
1 , The cit council or fannin and communit develo ment committee of
the city council, upan its own motion may request fihe planninq commissian to
conduct a public hearinq to amend any portion or all of this title; provided, that no
ublic hearin is re uired for a urel administrative or rocedural amendment of
anv portion of this title;
2. The planninq commission may upon its own mafiian call for a ublic
hearinq to amerrd anv portion or all of this title, with the exception of purely
admirsistrative or rocedural amendments°
3. Any resident or property owner of the citv may pefiition the citv to reguest
an amendment to the text of this title. (4rd. 6198 § 2. 2008; Ord. 4840 § 1, 1996.)
B. Public Nearing and Notice.
1, VVith the exce tion of urel administrative or rocedural amendments
the pIanninq director shall schedule a pubiic hearinq to be held before the
pIanninq commission for any proposal to amend this title ar to adopt or repeal
an ordinance under the authorit estab9ished b Cha ter 58.17 RC1IV, The
director shall cause natice of such hsarira to be iven as follaws:
a. By sendinq to any individual or orqanization which has submitted a
request for notification a ncatice indicating the time and place of public hearing,
describin the eneral na#ure of the ro asal and indicatin how co ies of the
ra osed ardinance ar amendment can be obtained; and
b. g publishinq in a neuvspaper of general circulation in the area a notice
indicatinq the time and_place of public hearinq, describinq #he aeneral nature ofi
the ro osal and indicatin how co ies of the ro osed ordinance or
amendment ma be obtained.
2. For all propasals fn make purely administrative or procedurai
amendments to this titie, the p[anning director shall cause notice of such
ro osed amendment to be iven as follows:
a. B sendin to an individua[ or or anizafiion which has submitted a
request For nofiificafiion, advance notice of the proposed amendment that
indicates how capies of the proposed amendment can be abtained.
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b. B ub{ishin in a news a er of eneral circula#ion in the area advance
notice of the ro osed amendmen# that indicates how co ies of the ro osed
amendment can be obtained.
3. For the purposes of this chapter, substantiue amendments shall be
distin uished from rocedural or administrative amendments in accordance with
the followin :"Substantive" matters relate to re ulatinns that define or limit what
can be done in terms of canduct, use or action {e.q., what use may be made of
land, what requirements applY to development, and "procedural" or
"adminis#rative" matters are those that relate to the rocess of how an a lication
to take such action must be ursued e. time 6imits for a lications and
appeals, what forms must be used, and where or how applicafiions must be
submitted. Essentiallv, "procedural" cir "administrative" matters are the
mechanical rules b which substantive issues ma be ursued . Ord. 6198 1
2008; 4rd. 6006 5 20M Ord. 4840 1 1996; Qrd. 4296 2 1988.
C. P#anning Cammission Recommendation.
After the public hearinq has been clased, the lap nning commission shall
recommend to the council either ado tion ado tion with modifications or
re'ectinn of the ro osed ordirrance or amendment. In formulatin its
recammendation, fihe commission shall consider, among other thinqs, the
relationship between the proposed ordinance or amendment and the
com rehensive lan other a licabie cit aiicies and other existin land use
controls. Ord. 4840 1 1996° Ord. 4296 2 1988.
D. City Council Action.
The pfannina directar shall forward the planning commission's
recommendation in writin to the council. The council ma elect to hold its own
ublic hearinci, either before the full council or before a council committee in
which case the citv clerk shall cause adequate nntice ta be qiven. The council
shall cansicier, but shall not be baund by, the planrsinq commission's
recommendation in reachin its own decision. Urd. 4840 1 1996° Ord. 4296
z , 19$8.1
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Page 12 of 114
Chapter 17.04
DEFINITIONS
Sections:
17.04.010 General definitions.
17.04.020 ACC.
( 17.04.025 Alle .
17.04.030 Applicant.
17.04.040 Application.
17.04.045 Area of special flood hazard.
17.04.050 Binding site plan.
17,04.055 Bcaunda line ad'ustment
17.04.060 Boundarv line eliminatian
17.04.0659 City.
17.04.070 Code.
17.04.080 Commission.
17.04.090 Comprehensive plan.
17.04.100 Council.
17.04.110 Dedication.
17.04.120 Department.
17.04.130 Development permit.
~ 17.04.140 Director, planninq.
17.04.150 EIS or environmental impact statement.
17.04.160 Final plat.
17.04.170 Hearing examiner.
17.04.180 Improvements.
17.04.190 Land division.
17.04.200 Lot.
17.04.205 Lot area.
~ °17_.04e2_40 Lot line adj~~~U-nvent,
17.04.220 Lot of record.
17.04.225 Monument.
:Z7 (1 flnn rs~srrcan+ flnr-gr1 hn-nr.^I •nrr3•~TlrLY
'9-C3T (l/l'3p
-T-I'"'V.'~w ~./OrTV_'lr3 P~7~T\:T&7~- T 1i~.
17.04.236--234 Original tract.
17.04.235 Owner
17.04.240 Panhandle.
17.04.245 Parcel
17.04.250mm Planning agency.
I 17.04.260 Planning commission.
17,04.265 P IgqniEg_Q i rector
17.04.270 Preliminary plat.
17.04.280 Public way.
17.04.290 RCW.
17.04.300 Regulatory floodway.
( 17.04.310 Beserved R°cn^ns'hE° ^ff°^°al,
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Page 13 of 114
17.04.320 Short plat.
17.04.330 Short subdivision.
17.04.340 Street.
17.04.350 Street, half.
17.04.360 Street, private.
17.04.370 Street, public.
I 17.04.380 Subdivision.
17.04.385 Tract
17.04.390 USC and GS.
17.04.400 USGS.
17.04.410 Zoning ordinance.
17.04.010 General definitions.
Except where specifically defined in this chapter, all words used in this title
shall carry their customary meanings. Words used. in the present tense include
the future, and the plural includes the singular; the word "he" or "his" shall also
refer to "she" or "her," the word "shall" is always mandatory, the word "may"
denotes a use of discretion in making a decision, the words "used" or "occupied"
shall be considered as though followed by the words "or intended, arranged or
designed to be used or occupied." (Ord. 4296 § 2, 1988.)
17.04.020 ACC.
"ACC" means the Auburn City Code. (Ord. 4296 § 2, 1988.)
17.04,025 AI[ey.
"Alley„ means a public travel way or ofiher public riqht-of-wav under the
jurisdiction and contro[ af the citv and not desiqnated for eneral traveC and used
rimaril as a means af access fio the rear of residential andlor business
establishments.
17.04.030 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. (Ord. 4296 § 2, 1988.)
17.04.040 Application.
"Application" means all of the application forms, plans and accompanying
documents required by this title for any particular land division, boundarv line
adiustment, or lotbouridary line °dj u;telimination 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. (Ord. 4296 § 2, 1988.)
17.44.045 Area of pecial FIQod F1azar .
"Area caf S eciai Fload Nazard" means the land within the flood lain in a
cammuni~y subi~ct to a ane percent or qreater chance of floodin_ in an r i~q ven
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Page 14 of 114
ear, as indicated in the Flood Insurance Rate Ma FIRM Pro ram entitled
Flood Bounda and Floodwa Ma .
17.04.050 Binding site plan.
"Binding site plan" means a drawing prepared pursuant to Chapter 17.24 ACC
-1-8-:~0e060, and showing the location and general characteristics of streets,
utilities and other physical features of property divided under the procedures of
Chapter 4-917.2-0-24 ACC. (Ord. 4296 § 2, 1988.)
17.04.055 Soundary lins adjustment.
"Bounda line ad'ustment" means #he relocation of the boundaries of a lot
which relocation does not resuit in the creation c,f an additional lat or Iots. Ord.
4296 § 2, 1988.)
17.04.060 ounda line eliminatwon.
"Bounda line elimination" means the removal of one or mrare interiar lat lines
of two or more se arate lots with conti uous ownershi .
17.04.065 City.
"City" means the city of Auburn, Washington. (Ord. 4296 § 2, 1988.)
17.04.070 Code.
"Code" means the Auburn City Code. (Ord. 4296 § 2, 1988.)
1 7.04.080 Commission.
"Commission" means the planning commission of the city as established by
Chapter 2.45 ACC. (Ord. 4296 § 2, 1988.)
17.04.090 Comprehensive plan.
"Comprehensive plan" means the comprehensive plan for the Auburn planning
area, as now constituted or hereafter amended, or its successor. (Ord. 4296 § 2,
1988.)
17.04.100 Council.
"Council" means the Auburn city council. (Ord. 4296 § 2, 1988.)
17.04.110 Dedication.
"Dedscation" mear~~ the deliberat~ ~~nveyance of fee ownership of land, or the
owners of thee6and fio the cit fqL ~~erg!_~r~d ~ ~
~ ~
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
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the city council, as evidenced by the presence of the mayor's signature on the
face of the final plat. (Ord. 4296 § 2, 1988.)
17.04.120 Department.
"Department" means the city department of planning1 I~~ and community
d~~lopn%ent, or its successor, unless otherwise specified. (Ord. 4296 § 2, 1988.)
17.04.130 Development permit.
"Development permit" means any permit issued by the city allowing the
physical alteration of real property, including but not limited to building
( construction or alteration, street construction, utility construction or installation,
grading, filling or excavating. Approval of a subdivision, short subdivision, binding
~ site plan, boundary line adjustment or 4otboundarY line ad}ustmentelimination
shall not be considered a"development permit" for the purposes of this title. (Ord.
4296 § 2, 1988.)
17.04.140 Director, Planninq.
See Planning Direcfior (ACC 17.04.265}.
9 1
URIeSS . . 2
17.04.150 EIS or environmental impact statement.
"EIS" or "environmental impact statement" 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 43.21 C RCW),
as now constituted or hereafter amended. (Ord. 4296 § 2, 1988.)
17.04.160 Final plat.
"Final plat" means the final drawing of a subdivision and dedication prepared
for filing for record with the county auditor, and containing all elements and
~ requirements as set forth in Chapter 17.120 ACC and as set forth in Chapter
58.17 RCW. (Ord. 4296 § 2, 1988.)
17.04.170 Hearing examiner.
"Hearing examiner" means the city hearing examiner, as established by
Chapter 18.66 ACC. (Ord. 4296 § 2, 1988.)
17.04.180 lmprovements.
"Improvements" means the street/transportations,-s;dewalks, sir°c°ctlights,fiFe
h"'^'~s; sterM wa#-e; ~°^i,;~~es, sanitar-y °ct-is °.atefutilities
#aGoloties, and other-a#e'i+a°a-facilities required by this title1 ofiher titles of
Auburn City Code_, or the City design and ccanstructian standards to be
constructed in conjunction with any particular land division. (Ord. 4296 § 2,
1988.)
Ordinance No. 6239
May 27, 2009
Page 16 of 114
17.04.190 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. (Ord. 4296 § 2, 1988.)
17.04.200 Lot.
"Lot" means an area of land under single or common ownership, which has
been created by any of the various land division methods for the purpose of
lease, sale or transfer of ownership, defined by fixed and definite boundaries,
and having sufficient area and dimension to accommodate development allowed
by the zone in which it is located. As er RCW 58.17.020 9 the term lot shafl
include tracts or parcels. The term shall not include those tracts or parcels which
are not buildable, but are created for common or public use such as road and
utility tracts. (Ord. 6006 § 1, 2006; Ord. 4296 § 2, 1988.)
17.04.205 Lot area.
"Lot area" means the total horizontal area within the boundary lines of a lot,
however, the area contained in access easements, tracts, or panhandles shall
not be included in the lot area or any other lot size computation. (Ord. 4296 § 2,
1988.)
iL P)
F whiGh
. La~7 Y4!°t{' YIIC11 . , Inre4
67
17.04.220 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. (Ord. 4296 § 2, 1988.)
17.04.225 Monument. '
"Monument" means a permanent type survey marker which conforms to the
I C.ity's desIQn {~r c~~~~~uc4fon sla~~~~~~' 6tnnrlnrd a'etail fnr mnnumnntc in
accordance withflr-- reved-suNsr;}6vte RC1N 58.09 Surve s-Recordin .
(Ord. 4296 § 2, 1988.)
u a
of""'g'~eatC'
year, ~
Si 9f
. . q
17.04.235-230 Original tract.
"Original tract" means a unit of unplatted land held under single or unified
ownership, the configuration of which may be determined by the fact that all land
abutting said tract is separately owned by others, not including an applicant or
Ordinance No. 6239
May 27, 2009
Page 17 of 114
applicants; provided, that where a husband and wife own contiguous lots in
separate or community ownership, said contiguous lots shall constitute the
original tract. (Ord. 6006 § 2, 2006.)
17.04.0235 Owner.
"Owner" means the vested awners of the praperty and the beneficiaries of
Deeds of trust (owners of fiinancial interest) as indicated in a current title repart
coverinq the property.
17.04.240 Panhandle.
" „
,
way. . , "Panhandle" means a lot with access to a street bv
means af a ortion of the lot h~vin less ~~ar~ the re uir~d lot width and situated
so that another Iot is located between ~h~ rr~air~ ~rtit~r~ c~f tf~e (o# and the street.
17.04.245 Parcel
:`Parce!" means an area of kand for which riqhts or ownership and use can be
bou ht. For ur ases of this title see ACG 17.04.200 "Lot".
17.04.250 Planning agency.
"Planning agency" means the Auburn department of planning, b~ and
community , or its successor. (Ord. 4296 § 2, 1988.)
17.04.260 Planning commission.
"Planning commission" means that body created by Chapter 2.45 ACC. (Ord.
4296 § 2, 1988.)
17.04.265 lannin irector.
"Plannin Directar" means the direetor af fhe Auburn de artmenf of iannin
buildinq, and communitv, ar its successor, unless otherwise specified.
17.04.270 Preliminary plat.
"Preliminary plat" means a neat and approximate drawing of a proposed
~ subdivision showing the general layout of streets and alleys, lots, blocks, utilities
and other elements of a subdivision consistent with the provisions of Chapter
~ 17.06-10 ACC. (Ord. 4296 § 2, 1988.)
17.04.280 Public way.
"Public way" means the surface the air s ac~ above fhe surface and #he
space befow the surface of anv pubEic street, includinq, but nat fimited to, any
public alle , bridge. Iand path, trail, court, circle, roundabout, bo ulevard, drive,
tracts ri ht-of-wa or sidewalk under the jurisdiction of the cit as is now, ar in
the future laid aut im rnved or unim roved within the limits of the cit resentl
and as sueh limits mav be hereafter exfiended
Ordinance No. 6239
May 27, 2009
Page 18 of 114
i vehi^idnr
i , . (Ord. 4296 § 2, 1988.)
17.04.290 RCW.
"RCW" means the Revised Code of Washington, as now constituted or
hereafter amended. (Ord. 4296 § 2, 1988.)
17.04.300 Regulatory floodway.
"Regulatory floodway" means the channel of a river or other water course and
teget#ef ;A -Q:it-"--the adjacent land areas which must be reserved in order to
discharge a flood without cumulatively increasing the water surface elevation by
more than one foot, as indicated on the a(icable Flacad Insurance Rate Ma
FI( RM)
" (Ord. 4296 § 2, 1988.)
17.04.310 Rese ed .
i{ 49
4'2-`u~° ~'-~~2+ 1-988-f
17.04.320 Short plat.
"Short plat" means a neat and accurate drawing of a short subdivision,
prepared for filing for record with the county auditor, and containing all elements
~ and requirements as set forth by Chapter 17.094-4 ACC. (Ord. 4296 § 2, 1988.)
17.04.330 Short subdivision.
"Short subdivision" means the division or redivision of land into four or fewer
lots, tracts, parcels, sites or divisions for the purpose of sale, lease or transfer of
~ ownership, consistent with the provisions of Chapter 17.09444 ACC. (Ord. 4296 §
2, 1988.)
17.04.340 Street.
"StreeY" comprised of apublic or private street means any land legally
c°nr°^'t°d dedicated or reserved for the purpose of providing for ~t~Ga!ar
ublic travel and access to real property. (Ord. 4296 § 2, 1988.)
17.04.350 Street, half.
"Half street" means a street with improvements built only from the centerline to
one edge of the ultimate right-of-way, or to a minimum width as defined in the
cit 's desi n and construction standards bux--oR",e^w;~~-designed and built in
accordance with all applicable ordinances, standards and requirements;
provided, that appropriate measures shall be taken to protect the structural
~ integrity of the exposed edge of pavement i, as
determined by the city engineer. (Ord. 4296 § 2, 1988.)
17.04.360 Street, private.
Ordinance No. 6239
May 27, 2009
Page 19 of 114
( "Private street" means any easemeRt, -trast -er street which is not a public
street. (Ord. 4296 § 2, 1988.)
17.04.370 Street, public.
"Public street" means any hiqhway, street, or Qther public riqht-of-v+ray for
motarized or non-motorized travel under the 'urisdiction and control Qf the Cit
, ,
(Ord. 4296 § 2, 1988.)
17.04.380 Subdivision.
"Subdivision" means the division or redivision of land into five or more lots,
tracts, parcels, sites or divisions for the purpose of sale, lease or transfer of
ownership, consistent with the provisions of this title; provided, that the term
"subdivision" shall also include the redivision of land into four 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 years and
does not meet the criteria of ACC 17.09444.010(B). (Ord. 4296 § 2, 1988.)
17.04.385 Tract
"Tract'F means of a land division
that is not a 6ot of recard or a street or ublic ri ht-of-vva . Tracts are creafed and
desi ned fior aspecific pur nse. Land uses within atract are restricted to those
uses consistent uvith the stated pur ose as described on ft pIat, car iro the
mairrtenaroce a reements. Exam 1es include but are not limited to starmwater
mana ement tracts rivate streei or Ie tracts tree reservatic~n tracts
environmental resource tracts and o en s ace tracts.
17.04.390 USC and GS.
"USC and GS" means the United States Coastal and Geodetic Survey. (Ord.
4296 § 2, 1988.)
17.04.400 USGS.
"USGS" means United States Geoloqical GeodetiG (Ord. 4296 § 2,
1988.)
17.04.410 Zoning ordinance.
"Zoning ordinance" means the Auburn comprehensive zoning ordinance,
codified as Title 18 of this code, as now constituted or hereafter amended. (Ord.
4296 § 2, 1988.)
Ordinance No. 6239
May 27, 2009
Page 20 of 114
Chapter 17.06
~ BOUNDARY LINE ADJUSTMENTS
Sections:
17.06.005 Purpose.
17.06.010 Scape. P4eappliGatien .
17.06.020 Applicatian. AppliGatie , .
17.06.030 Administrative review. PubliG r
17 llt', flAtl A r°Iminisz tral°iaeo rnari,~sa~
^I "7 (1-C. ^t 1f1 Tii°r9n limaiatinnc
17.06.005 ur ose.
The purpose of this chapter is to define fihe criteria used by fihe cifiv of Auburn
fio review baundarv line adjustments. Braundary line adiustments are intended ta
rovide a rocedure for minor chan es ta the location o# a bounda line. This
cha ter is also intended to ensure com liance vuith Cha ter 58.09 RCW and
wAc 332-13a. JOrd. 6006 §_4, 2006.j
17. . 10 Scope.
The boundary lines separatinq tvvo or mcare lots of record may be adjusted
under the rovisions of this cha ter: rovided, that such adjustment:
A. Vtfiif not result in the creation of an addifiona[ Iot tract, arcel, site or
division:
B.1fVill not create any Iot, tract, parcel, site or division which contains
insufficient area and dimensions to meet the re uirements of ACC Tit[e 18~
C. VVill not adversel affect storm draina e water su 1 existin or future
sanitary sewaqe disposal, access easements far vehicles, ufiilifiies and fire
protectian;
D. Will not create or diminish an easement or otherwise de rive an arcel af
access or utilities;
E. 1Nill be consistent with any applicable heafth, building or similar requlations,
F. Will not increase the nonccanforrninq aspects of an existinq nanconforminq
la# unless as a result of the bounda line adjustment one arcel becomes more
conformin while anofher arcel remains norrconformin . Ord. 6006 4 2006:
Qrd. 4840 § 1, 1996; Urd. 4296 § 2, 1988.)
Ordinance No. 6239
May 27, 2009
Page 21 of 114
17.06.020 Application.
A. In addition to the re uiremen#s for submittin a com lete a lication as set
forth in ACC 14.05.424 re uirements for a fication materials for Bounda Line
Adjusfiments include;
1. Application requirements found in ACC 17.02.065.
2. A bounda line ad°ustment ma sha16 be submitted to the lannin
de arkment in a format rescribed b the lannin director, si ned and stam ec1
by a professional land surveyor iicensed in the State of Washinqtan and clearlx
shawinq the followinq informatian:
a. The propased lot lines for all affected lats;
b. The existing lot lines proposed #a be chan edf
c. Location and dimensians of all structures and improvements existing
upon the affected lots in proximitv to the lat lines beinq adjusted;
d. the oriqinal leqal deseription of the oriqinal parcels fiogether with new
separate leqal descriptions for each revised parcel;
e. Parcel numbers of all affected lotsi
f. Location and dimensions af any drainfield, easement ar riqht-of-way
existinq within the affected lot;
g. Declaration blocks shall be provided for the lot owner s, surveyor,
approving gove.rnmental agencies and recordinq certificatian in a manner; and
h. AIl ather requirements as specified in the application checklist.
3. The fina! M lar for recordin shall contain all surve information re uired far
a record of survev under Chapter 58.09 RCW and Chapter 332-130 VVAC, and all
requirements of Chapter 58.09 RCVV and Chapter 332-1 30 WAC gaverninq
minimum standards for Iand bounda surve sshall be met and a note shall be
laced on the M lar fihat reads:
THIS SURVEY CC7 PLIES V'V1Tk-I r1LL TNE STANDARDS AND GUIDEL.INES
OF THL 6`VUBl YEH i 1L.4Y1 \DING A lCTsy c..lE i! 9P6 6..8 A#Jbl.bd9 3 1bfY YAilD V Y8 l@ 332'
130.
4. A boundar 1ine ad'ustment rna ma contain conve ance Ian ua e that
provides for the transference caf pro ~~rtV between the affectecl lots.
5. A tit(e re ort, with liability for erresrs not to exceed the assessed value ofi the
lots on the date of a lication, The titls re art shall be issued no more than 30
da s rior to the a licati~n date. The cit ma re uest an u dated title re ort
prior fio approvaC at its discretion.
B. A[I newly estabiished IQt corners shall be permanently marked with the land
surve ar's re istration number. 1Nhen the ~ounda lines fallow a meanderin
line the "corners" shall be set as directed b the cit of Auburn,
(Ord. 6006 § 4, 2006; Ord. 4840 ~ 1, 1996; Ord. 4296 § 2, 1988.)
Ordinance No. 6239
May 27, 2009
Page 22 of 114
17.06.030 Administrative review.
A baunda line ad'ustment shall be reviewed in accardance with ACC Title 14
as a Type I decision.
A. The planninq director shall forward copies of the proposed boundarv iine
adiustment plan to the buildinq afficiai, public warks department and fire
authorit who shall review the lan and submit comments to the lannin
d i rector.
B. Follawinq receipt of fihe cammenfis of thase consulted under subsection A of
this section, the planninq direcfior shall approve or deny fihe requested boundar~!
line ad'ustment. Follovvin a decision the director shali notif the a licant to file
a final M lar drawin for si natures. The M iar shall be transmifted to the
apprapriate county office fior recordinq. The boundary line adjustment must be
recorded Uvithin 30 days or the boundary line adiustment shall be nuli and void. A
recorded M lar co shal( be rovided to the cit .
C. An a rieved erson ma a eal the director's decision on a bnunda iine
adjustment, within 14 davs of mailinq fhe director's decision, to the hearinq
examiner, in accordance with procedures prescribed in ACC 18.70.050(B)
throu h E. The hearin examiner's decision shall be finai unless a ealed to
su erior cnurt as rescribed in ACC 18.66.160. C>rcl, 6186 14 200$; Ord. 6061
§ 5, 2006; Ord. 6006 § 4, 2006; Ord. 5170 § 1, 1998; Ord. 4840 § 1, 1996; Qrd.
4296 §2, 1 98~.)
w#hwFl4e-Gity
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apply. - , ?--a ~1n~to----t
mncr ir,r»]~ fr(ea
h_S; -s'c . e-.-,, .
- . 5140 § 1,
998, • r 1996; •
17• • 9 •
A-A . d #e f4cati s
149
Ordinance No. 6239
May 27, 2009
Page 23 of 114
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Ordinance No. 6239
May 27, 2009
Page 24 of 114
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Ordinance No. 6239
May 27, 2009
Page 25 of 114
s
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Ordinance No. 6239
May 27, 2009
Page 26 of 114
G. Prnnn nrJ awarsn di nnsal syctnm-,
y,
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done.
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Ordinance No. 6239
May 27, 2009
Page 27 of 114
,
T-FanspoFtation. (QFd. , 2003; OFd. 5140 , ; Ord. , 1996;
Gird. ,
17.06. A. ,
preliminary 9
1
7 4 utilities; and
9f--the-,apPliGant:
department, lOGa-I 1 9
f •
9
}
c rlir~r+,°yr .Snrl ce~hmit~~ in ho~rin.^{
~~~~ca-rrs.. ~ ~ c-v- r-r~vrrrtz~
examiner,
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. fsua-n -pf4va ~ gs-- ` a --1-3: - ,
, ,
renrsmmnnrf •-s the_______,~rn[imErr.-arir-~1~~„-._.., ! ~,~--Wh° finrlc thn nrnnn
stFb 4ia-9~ li--is~ e--- ~
B. . . ,
ietrrrfIIi°sc 1P eG 1:1-~n,f tth^u~~v~a.m.Fnnr seahn ne
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9 9
r.~~--v~'p'i~cis.r .+stri#4nrar~na taet fr+r retitin °~~an av~smirta~r +arifhan cr~msan n
aa rt. uacc'~c'r-i-rr~,~sa~~rcmr
s_"'b.'e . T'he
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Ordinance No. 6239
May 27, 2009
Page 28 of 114
'
,
later. (OFd. > 2008; Qr-d. , 1998; Ord. 4840 , 1696; Ord. 4296
, 19984
. . . , 1998; Ord. , 1996; Ord. 4296
§ 2, 1°994
17.06.070 F;ndingc nf far+
A. ,
, streets, alleys, a
water , , parlis,
SGhGGI
GOMpreheRsive ;
. -pe
oth el. . . ;
17.n2.03nve
~ -s' ° ~~-a _-Sp . .c.
1-1 the 3
F<'-The._-""piJ€V11t7al-~fl~[Fr~FBY~°F"'417~°lY2~YiE -1`1~CT the E'S $'AYS1S a aJ"~hQ"dlVg~f3T~$F`e „_„~.Yn
mitiga M
avE.?-- -Ge ` se
9
publiG anG . rd---5 ~ Av-~~ ; . 44,~ W&; : 4
-~-§--1;
, Qrd• ,
preliminaFy , the- A;
_w"'I -hall notify the apPliGant of the de--isie-l-l.
a'Y'4"1 ~ np+G~n'~ P'.Y'~~1'3-"'k~~
va~~-E£3 s; flE3tf~a a ~A-G- pare--afl
. shall
. mi' " . . red
Ordinance No. 6239
May 27, 2009
Page 29 of 114
• (Ord. 9 2008; Ord. ) 1998; Ord. 4940 4
1996; Ord. 1
f
let,
t
let, 1
. (Ord. } 1999; Ord. F 1996; Ord.
L::',-''" 9W.
nlonninn rlireGtO't-tYFtF~~~ S °Y--ar° ckr-'a-°1' ~'i-f-" r-rru-'y'-affert the p
requ ,
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Ordinance No. 6239
May 27, 2009
Page 30 of 114
Chapter 17.08
OUNDARY Li E ELI INATIONS
Sections:
17.08.010 Pur ose. improvement .
17.08.020 !\%VI&sYV 3LLL+Sa7. f2B'flf L1CSP[BY9IIIIY'}G 1+CiYt!film!9t0 P1f 9YT'1Y1YY'ttIpYYSLZP9'fC'
17.0$.030~ riCatIC.3nS.
17.08.040 Drawing requirements.
17.08.050 Recordation.
17. 1 ur ose.
The ur ose of a boundar line elimination is to remove one or more interior
lot lines of a arcei com rised of two or more se arate lots with conti uous
ownershi~.
17.0 .02 evie rocess.
A. A boundary line eliminatian shall be reviewed in accordance vvith ACC
Title 14 as a T e I decision. Bounda lins e(imina~~~eviewed
admini~i~l b ~~~t,
B. An a Cication for a boundar line elimination is eu~luated an the basis af
the information provided by the ap,plicant, and compliance with Title 18, zoninq,
No flther revievv rc~~e~s und~r ~his tit~e sh~l9 ~e r~ ~ir~~ f~r baunda line
eliminations.
17. .030 Agplicati¢an.
A Iications far bounda line eliminations shall be submitted to the
de artment as described belovu and shal6 include the followinq information:
A. A lication materials as noted in ACC 17.02.065;
B, A dacument entitled "Declaration af lot combination." This document shall
contain the followinq.
a. Existinq and revised lot descriptions;
b. Existinq property lines;
c. Revised propert(i~nes_
d. Siqnature line for all property owners; and,
e. A notary block.
C. A scaled drawinq(s) prepared and stamped by aprofessional surveyor
licensed in the State of Washin ton clearl showin the existin and revised
property lines;
D. ceed the assessed value of
the 1~~~ on the d~~~ ued no rnore than
~a re uest ar~ ~ ~~~~d titlq_Leprrt
prior to ~~al its discretic~r~; and
~ .
E. The existinq and proposed leqal description far the affected parcels, which
shall be re ared b a rofessional land surve or licensed in the State of
V1lashinqton.
Ordinance No. 6239
May 27, 2009
Page 31 of 114
17.08.040 ecardation.
All a roved boundar line eliminatians shal9 be transmitted to the a ro riate
count ofFice for recordin .A co of the documents stam ed with the recardin
number, shall be forwarded to the applicant, the file, and the county department
af assessments for assessment purposes. Al1 fees for such recarding sha[1 be
aid b the a licant rior tca recordin .
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Ordinance No. 6239
May 27, 2009
Page 32 of 114
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Ordinance No. 6239
May 27, 2009
Page 33 of 114
Chapter 17.09
SHORT SUBDIVISIC?NS
Sections:
17.09.010 General provisions.
17.09.020 Preapplication conference.
17.09.030 Preliminary Application.
17.09.035 Survev.
17.09.040 Reserved.
17.09.050 Development requirements.
17.09.060 Preliminary Shart Subdivision Approval.
17.09.070 Final Short Subdivision Approval.
17.09.080 Distribution and filing.
17.09.090 Conditional Approval Rec~uirements.
17.09.100 Release af Improvement Guarantee.
17.09.110 Time limitations.
17.09.010 General pravisions.
Every short subdivision shall complv with the provisions of this chapter. Land
shall be divided by the short subdivision method according to the provisions of
this title, if the three followinq criteria are met:
A. The division will not result in the creation of more than four lots~
B. The original tract being divided has not been created by a short subdivision
within theprevious five years, except that when the short subdivision contains
fewer than four parcels, a revised short subdivision mav be filed within the five-
vear period to create up to a total of four iots within the oriqinal short subdivision
boundaries.
C. The entire originai tract except adjacent platted or short subdivided land)
shall be included within one shorf subdivision application; provided, that a pre-
existing, unplatted adjacent parcel mav also be excluded if it is 20 acres or
qreater in size. (Qrd. 6006 § 3, 2006; Ord. 5164 § 1, 1998; Ord. 4840 § 1, 1996;
Ord. 4296§ 2, 1988.)
17.09.020 Preapplication conference.
Persons considering makinq applicatian #o short subdivide land are
encouraqed to request a preapplication conference with appropriate city staff.
Preapplication conferences may be requested by filinq necessarar materials as
required by the planninq director. (Ord. 6006 § 3, 2006; Ord. 5164 § 1, 1998;
Ord. 4840 § 1, 1996; Ord. 4296 § 2, 1988.)
17.09.030 Preliminarv Application.
In addition to the requirements for submittinq applications as set forth in ACC
14.05.020 and ACC 17.02.065 a lication materials for relimina short
Ordinance No. 6239
May 27, 2009
Page 34 of 114
subdivision shall include all information specified by the Planning Directar in the
Preliminary Short Subdivision application and accompanyinq checklist.:
17.09.035 Survev Requirements.
A. A licensed professional iand surveyor licensed in the State of Washington
shall complete all lot staking prior to the recordinq of the short subdivision.
B. All lot corners, including interior lot corners, shall be marked with a
perrnanent marker that bears the land surveyor's reqistration number. When the
baundary lines fiallow a meandering line, the "corners" shall be set as directed bv
the citv of Auburn.
C. When the leqal description of the short subdivision utilizes partial or
camplete section subdivisional breakdown to establish the boundaries, section
. subdivision survev information shall be shown in accordance with the
requirements of WAC 332-130-030.
D. All reference monuments used in the establishment of the short subdivision
corners shall be identified described and noted as set or found. When
appropriate, the survey shall reference previous surveys that served as the basis
for the survev.
E. When the short subdivision is adjacent to a constructed public right-of-way
and the plat corners or its offset represent a quarter corner, section corner or
donation land claim that is not of record or has been lost (or oblifierated), a
standard monument shall be p(aced.
F. Whenever a short subdivision is adjacent to existing right-of-way, the
centerline of the riqht-af-way shall be located on the plat drawing. If the
construcfied improvements fall outside of the documented riqht-of-way, the
surveyor shall identify the existing edqe of the pavement and limits of the
maintained riqht-of-wav section on the drawincand show its relationship to said
centerline.
G. AH requirements of Chapter 58.09 RCW and Chapter 332-130 WAC
qoverning minimum standards for land baundary survevs shall be met and a note
shall be placed that reads:
THIS SURVEY CQMPLIES WITH ALL THE STANDARDS AND
GUIDELINES (JF THE "SURVEY RECORDING ACT" CHAPTER 58.09
RCW AND WAC 332-130.
(Ord. 6006 § 3, 2006.)
H. The side 6ot fines of each iot which if extended wouid intersect with the curb
shall be marked on the curb.
17.49.040 Reserved.
17.49.050 evelop ent requirements.
A. Lot Area and Dimensions. Each fot created bv short subdivision shall
cont
ain sufficien# square faotage and lot dimensions to meet the requirements of
ACC Title 18. Each lot ta be served by an on-site sewage disposal system shall
Ordinance No. 6239
May 27, 2009
Page 35 of 114
be a minimum of 15,000 square feet in area and shall also meet the minimum lot
area requirements of the county department of health rules and requlations. Land
contained in access easements, tracts or panhandles shall not be included in lot
area or lot dimension calculations for the purposes of this section.
B. Every lot within a shork subdivision shall be capable of being served bv
public or private sewage disposal, water, storm drainaqe facilities and streets.
The city will not approve a short subdivision for which a buildinq permit cannot be
issued because of insufficient infrastructure.
C. Conformance with Adopted Plans. Street, water, sewer and storm drainage
facilities adjacent to or within the short subdivision shall be in conformance with
adopted city ordinances, s#andards and policies. Easements for utilities
recommended b sY uch plans shall be pravided to the citv, with the exact location
of such easements to be determined by the city en qineer.
D. Floods, Flood Control and Starm Drainaqe.
1. Where any portion of the proposed short subdivision lies within an area
of special flood hazard or requlatary floodwav, conformance with adopted citv
flood hazard area ardinances, standards and policies shall be re uq ired.
2. A conceptual starm drainage/site grading plan shall be required to be
submitted, as part of the short subdivision applicatian, unless waived bv the city
enqineer.
E. Adiacent Streets. When anv public street Iving adjacent to the property
beinq short subdivided has insufficient width or for anv other reason does nat
conform to minimum street standards, in accordance with the City desi_qn and
construction standards, sufficient additional right-of-wav shall be dedicated to the
citv and appropriate improvements shall be made by the subdivider to conform
the abuttinq half af the street to such standards consistent with AGC 12.64A.
Deferral of such improvement requirements shall be in conformance with ACC
12.64A.
F. Access.
1. All short subdivisians shall border on an opened, constructed and
maintained public stree#. All lots within a short subdivision shall either border on
an _opened, constructed and maintained public street or shall be served bv a
private stree#, access easement, tract or panhandle having direct access to such
a public street. Where private streets and access easements are provided, they
shall be in conformance with the city of Auburn design and construction
standards.
2. All private streets, access easements and panhandles shall be capable
of ineeting the fire access requirements af Chapter 15.36A ACC and the
develapmen# standards of Chapters 18.31 ACC and 17.14 ACC, in addition to
any other requirements of this title, includinq, but not limited to, an adequate
surface for access and minimum turnarounci requirements on dead-end streets or
access easements as specified bv the fire department.
G. Dedication ofi Streets.
1. Dedication of a public street or streets mav be required, whenever the
Gitv Enqineer finds tha# one or more of the following conditions applies:
Ordinance No. 6239
May 27, 2009
Page 36 of 114
a. The general aliqnment of a proposed private street, access
easement or panhandle foilows the qeneral aliqnment of a future arterial as
shown in the comprehensive plan; or
b. The general alignment of a proposed private street, access
easement or qanhandle can be reasonably modified to provide a desirable
through-connection between two or more existing or planned public streets or
arterials; or
c. A public street would be necessary to provide adequate access to
adjacent property not subject to the proposed short subdivision.
H. Fire Hydrants. All lots within a short subdivision shall be capable of beinq
served by a fire hydrant as required by Chaqter 13.16 ACC. Property zoned RC,
residential canservancy, may be exempt, provided the requirements of ACC
13.16.030 are met. (Ord. 6186 § 12, 2008; Ord. 6006 § 3, 2006.)
17.09.060 Preliminarv Short Subdivision Approval.
A. Preliminary Short Subdivision Approval. The Director or designee shall issue
a written decision approvinq_ approving with conditions or denyinq a
preliminarv short subdivision. In makinq a decision, the Director or designee
shall use the fallowing criteria in decidin_ oc~ n an application:
1. Consistency with RCW 58.17 (Plats-Subdivisions-Dedications);
2. Consistency with applicable provisions of the City of Auburn
Comprehensive Plan,
3. Consistency with the City of Auburn Capital Facilities Plan:
4. Consistency with the City of Auburn Enqineering Design and Canstruction
Standards;
5. Consistencv with applicable provisions of Title 12 (Streets, Sidewalks and
Public Works
6. Consistency with applicab#e provisions af Title 13 (Wafer, Sewers and
Public Utilities)
7. Consistencv with applicable provisions of Title 15 (Buildinq and
Construction)
8. Consistency with applicable provisions of Title 16 (Enviranmentai)
9. Cansistency with applicable provisions of Title 18 (Zaninq)
10. Consis#ency with applicable provisions of Title 19 (Impact Fees)
B. Upon receiving a complete applicatian for short subdivision approval. the
planning director shall transmit a copy of the short subdivision toqether wifih
co ies of an accom an in dacuments as the directQr deems a ro riate ta
the followinq:
1. City enqineer, who shall review the proposed short subdivisian with regard
to its conformance to the peneral purposes of adopted traffic and utility
plans; adequate provisions for storm drainage, streets, aAeys, other public
ways, water and sanitary sewer; and conformance to any applicable
Ordinance No. 6239
May 27, 2009
Page 37 of 114
improvement standards and specifications and compliance with Chapter
58.09 RCW and Chapter 332-130 WAC;
2. Fire Marshal, who shall review the proposed short subdivision with reqard
to adequate provisians for emerqencv access and fire suppression
requirements;
3. Citv building official, who shall assess building code compliance issues, as
appficable addressing reguirements for each lot within the propased short
subdivisian;
4. Anv other city department, utili#y pravider, school district or other public or
private entity as the director deems appropriate.
C. Conditions and Restrictions. The Director or designee shall include in the
, written decision any conditions and restrictions that he or she determines are
reasonably necessary to mitigate any undesirable impacts of granting
approval. Any conditions and restrictions that are included bv the Director or
designee become part of the decision and are enforceable.
D. Contents of Written Decision. The Director ar designee shall include the
following in the written decisian:
1. A statement rg antin_q, modify and granting with condition or denyinq the
short subdivision application.
2. Anv conditions or restrictions imposed as part of the approval of the short
subdivision application.
3. A statement of facts presented to the Director that support the decision,
includinq any conditions and restrictions that are imposed,
4. A statement of the director's conclusions based on those facts.
5. A statement of the criteria used by the Director in makinq the decision.
6. A statement of anv threshold determination made under the State
Environmental Policy Ac#, Chapter 43.21 C RCW, if applicable.
7. The date of the decision.
8. A summary of the rights, as established in this chapter, of the applicant
and others to request consideration and to appeal the decision of the
Director.
17.09.070 Final Short Subdivision Approval
A. Timeframe for Final Shart Subdivision Approval. A#ina! short subdivision
meetinq all requirements of this title and the conditions and requirements of
the written decision qrantinq preiiminary shart subdivisian approval shall be
submitted to the Auburn Planninq, Buildinq and Community Department
within five years of the date of preliminary short subdivision approval, unless
otherwise extended by the Director or desicnee.
B. Pracedures. Final short subdivision applications shall be processed as a TVpe
II land use action.
Ordinance No. 6239
May 27, 2009
Page 38 of 114
C. Application. An application for final short subdivision approval meeting all
requirements of Chapter 58.17 RCW and this title shall be submitted to the
Department of Planning, Buildinq and Community accompanied bv the
foilowinq:
1. Application materials consistent with the requirements of ACC 17.02.065.
2. A copv of the approved preliminary short subdiVision.
3. A final short subdivision drawinq meetinq the requirement of RCW 58.17,
including certifications, dedicatians, and title reports;
4. Agency recommendations pursuant to RCW 58.17.150;
5. A recordable survev and survevor's signature meeting the requirements of
RCW 58.09 and RCW 58.17.250. The map and leqal descriptions included
in the application for final short subdivision shall be preparsd and certified
by a professional land surveyor licensed in the State of Washington in a
format acceptable to the city of Auburn and the Survey Recordinq Act.
6. A title insurance repork, not older than 30 days prior to the date of
application, confirming that the title of the land in the proposed subdivision
is vested in the name of the owners whose signatures appear on the final
short subdivision's certificate;
7. Computation data for all lots, streets and easements located within the
plat;
Failure of an applicant to submit all required appiication materials shall be
considered a lack of compliance with this section, and the Director ar
designee may withhold the application from further consideration until
such tirne as the application is complete.
9. Declaration blocks shall be rovided far the ari inal tract owner, surve ar
approving qnvernmental aqencies, and recordinq certification, in a manner
as prescribed bv the director.
10. Proof o# the date of last le al se re ation of the arcel of land to be short
subdivided if deemed necessa b the fannin director
11. Copy of restrictians, if any, to be impased upon the use of the land. Such
restrictions must be recorded simultaneously with the shork subdivision;
12. In anv short subdivision where lots are served or to be served by a private
road, the subdivider sha(I furnish a copy of such further covenants or
documents that will result in:
a. Each lot owner havinq access thereto and havinq responsibility for
maintenance of anv private road contained within the short subdivision
in such a condition as to allow free access for emerqency vehicles;
b. Such covenants or documents shall abligate any seller fio give actual
notice ta any praspective purchaser of the method of maintenance of
the rivate road which notice shall be caused to be included in an
deeds or contracts relating to such sale and such covenants ar
documents shall be recorded simultaneously with fihe short subdivision.
Ordinance No. 6239 May 27, 2009
Page 39 of 114
D. Preparation. The final short subdivision shall be prepared by a professional
land surveyor licensed by the state of Washinqton. The preparer sha11, by
placinq his or her siqnature and stamp upon the face of the final short
subdivision, certify that the final short subdivision is a true and correct
representation of the land actually surveyed by the preparer, that the existinq
monuments shown thereon exist as located and that all dimensional and
qeodetic details are correct.
E. Scale and Format. The final plat shall be drawn with reproducible ink on Mvlar
measurinq 18 inches by 24 inches in size, with a one-inch border on one
edqe and a one-half inch border for the other three ed es far proiects in King
II County and measuring 18 inches bv 24 inches with a two-inch border on the
left edge and a one-half inch border for the other three edges for projects in
Pierce County. The final short subdivision shall be accurate, legible and
drawn to an enqineering (decimal) scale of 100 feet or fewer to the inch. If
more than one sheet is required, an index sheet shawinq 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-
speeified size. All siqnatures or certificafiions appearinc1 on a final shart
subdivision shall be in reproducible black ink.
F. Final Short Subdivision Contents. A final shart subdivision drawing shall
contain the followinq information:
1. The name of the short subdivision, if applicable;
2. Leqal description of the property being subdivided;
3. Numeric scaleLqraphic scale, basis of bearinqs and date of preparation af
the final short subdiuision;
4. The boundary line of the short subdivision, referenced to citv datum in
accordance with cit desi n and construction standards and based on an
accurate traverse, with anqular and linear dimensions and bearinqs;
5. The exact location, width and assiqned name ofi all sfireets, alleys and
other public wavs within and adiacent to the short subdivision;
6. A table depictinq the assigned address for each lot within the short
subdivision;
7. The exact Eocation, width and purpose of all easements and dedications
for riqhts-of-way provided for public and private services and u#ilities;
8. True courses and distances to the nearest established street lines or
section or quarter section corner manuments which shall accurately locate
the short subdivision;
9. Municipal, township, coun#v or section lines accurately tied to the lines of
the plat by distances and courses
10.A11 lot and block numbers and lines with accura#e dimensions in feet and
hundredths of feet;
11. The radii, internal anqles, points af curvature, tanqent bearin.qs and
lengths of all ares;
Ordinance No. 6239
May 27, 2009
Page 40 of 114
12. 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 beinq subdivided; at each street
centerline intersection, each point of curvature (PC), each point of
tanqency (PT)t and each point of reverse curve (PRC); and at each
intersectian of a street centerline with a plat boundary;,
13.A11 plat meander lines or reference lines alonq bodies of water shall be
established above, but not farther than 20 feet from, the high water line of
such bodv;
14.Accurate outlines and legal descriptions of any areas to be dedicated ar
reserved for public use, with the purposes of such dedication or
reservation and anv limitations indicated thereon and in the dedication;
15.Accurate outlines of anv areas to be reserved by deed covenant for
cammon use of owners of property within the subdivision, together with
the purposes of such reservatian;
16.Any restrictions or canditians on the lots or tracts within the short
subdivision, as required by the Director, or at the discretion of the property
owner,
17.A siclned certification statinq that the short subdivision has been made
with the free consent and in accordance with the desires of the owner or
owners. If the short subdivision includes a dedication the certificate or a
separate writ#en instrument shall contain the dedication of all streets and
other areas to the public, any individual or individuals, reliqious society or
societies, or ta any corporation, public or private, as shown on the plat,
and a waiver of all claims for damages against any oq vernmentai authority
which may be occasioned to the adjacent land by the established
consfiruct_ion, drainaqe or main#enance of said street or ofiher areas so
dedicated. Such certificate ar instrument shall be siqned and
acknowledged before a notarypublic by all parties having any interest in
the lands subdivided. An offer of dedication may include a waiver of right
of direct access to any street firom any property. Such waiver mav be
rectuired by the city engineer as a condition of approval. Roads not
dedicated to the public must be clearlv marked on the face of theplat. Any
dedica#ion, donation ar grant as shown on the face of the plat shall be
considered as a quit daim deed to the said donee or qrantee for use for
the purpose intended by the donation or grant. At the discretion of the city
enqineer conveyances of riqht-of-way may be required to be by statutory
warranty deed. The acceptance of ri,ght-of-way by the city shali not
obligate the city to improve or develap the lands in the riqht-of-way;
18. Forms for the appropriate certificatians of the citv engineer and planninq
director, as foilows:
CITY ENGINEER'S CERTIFICATE
Ordinance No. 6239
May 27, 2009
Page 41 of 114
I hereby certify that this short plat is in compliance with the certificate
of improvements issued pursuant to ACC 17.14.015, and is consistent
with all applicable City improvement standards and requirements in
force on the date of preliminary short plat approval, this day of
20
Auburn City En iq neer
PLANNING DIRECTOR'S CERTIFICATE
I hereby certify on this day af , 20 , that
this final plat is in substantial conformance with the preliminary plat and
any conditions attached thereta, which preliminary short plat was
approved on the day of , 20
20.A form for the approval of the applicable countY(King/Pierce) assessor, as
follows or as required by the applicable county, if different:
ASSESSOR'S APPROVAL
Examined and approved this day of , 20
Cauntv Assessor
DeputV Countv Assessor
Accaunt number
21.A form for the certificate of the applicable county recorder,(KinqfPierce),
as follows or as required by the applicable county, if different:
REC4RDING CERTIFICATE
Filed for record at the request of the City of Auburn this day af
, 20 at minutes past .M., and
recorded in Volume of Plats, paqe Records of (King
or Pierce) Countv, Washington.
Ordinance No. 6239
May 27, 2009
Page 42 of 114
Countv Recording Number
Manaqer
Superintendent of Records
22.Any additional pertinent information as required at the discretion of the city
enqineer or planning director.
G. Decisian-makinq Criteria for Final Short Subdivision Approval. The following
criteria shall be used by the Director or desiqnee in consideration of final short
subdivision approval:
1, VVilhether conditions imposed when the preliminary short subdiVision was
a roved have been met-
2. The cQm 8etion of the re uired im rovements or their Financial uarantee
in conformance with Chapter 17.14
3. jlVhether the finaf short subdivision is in conformance with the city's zonina
re ulations and all other a licable land use re ulations:
4. The Directar or desi nee shall not a rove a final short subdivisior shali
until he ar she determines that it conforms to fihe approved preliminary
short subdivision and anY conditicans and restrictions im osed at time of
relimina a roval,
17.09.080 Distribution and filinq.
The Mylar original of the appraved final short subdivision shal( be forwarded ta
the appropriate county office fior recording. The final short subd'avision must be
recorded within 30 days or the final short subdivision shall become null and void.
A recorded Mylar co,py shall be provided to the city and app(icant. (_Ord. 6061 § 4,
2006; Ord. 6006 § 3, 2006; Ord. 5164 § 1, 1998; Ord. 4840 § 1, 1996; Ord. 4296
~ 2, 1988.)
17.09.090 Conditional approval requirements.
Where a short subdivision is approved subiect to conditions, no buildinq permit
shall be issued for property subject ta the short subdivision prior to the conditions
either beinq fulfilled or guarantees provided to ensure the conditions are met.
(Ord. 6006 & 3, 2006; Ord. 5164 § 1, 1998; Ord. 4840 $ 1, 1996; Ord. 4296 § 2,
1988.)
Ordinance No. 6239
May 27, 2009
Page 43 of 114
17.09.0100 Release of improvement guarantee.
If the re uired ubiic im rovernents have been financiall secured as rovided
in ACC 17.14.060(B), such uarantee will be released in confarmance with the
applicable facilitv extension agreement as reg,uired in ACC 13.40.
17.09.110 Time limitations.
A. Preliminarv approvals for short subdivisions shall be valid for a period of
five years follawing the date af the notice of final decision.
B. Extensions. The Director or desiqnee may administratively authorize
throuqh a Type I land use action extensions to preliminary short subdivision
approvals. Far purpases of this Section the authoritv to issue extensions shall
apply to preliminary short subdivisian approvals previously issued by the City.
Extensions shall be issued in one (1) year increments up to a maximum of three
(3) years, subject ta the followinq criteria and conditions:
1. An applicant for an extension shall make a written request for the extension
a minimum of thirty (30) calendar days prior to expiration of the preliminary short
subdivision approval.
2. The Director or designee shalf in consideration of qranting an extension
find:
a. There have not been any substantial changes in the iaws gaverning the
development of the shart subdivision, with which lack af compfiance would be
contrary to the public health, safetv and welfare; or
b. The applicant has pursued final plattinq in qood faith. Good faith shall
be evidenced bv progress an final surveying, en ineering, construction or
bondinq of improvements; or
c. There have been substantial chanqes in economic conditions and
market forces that have substantively limited the ability of the applicant to
pursue final platting.
3. A condition of any extension approval shali be that the subject short
subdivision shall comply with state or federai mandates required of fihe Cifiv
and/or life, hsalth and safety requirements of the Citv in effect at the time of any
extension approval.
C. At the same time the Director or designee is considerinq the extension he
or she may add conditions or requirements upon factual determination that the
addition of conditions or requirements wilf benefit the public health, safety and
welfiare.
D. A shork subdivision granted preliminary approval, but not filed for final plat
apJaroval within the applicable time period or extended time period, shall be void.
Ordinance No. 6239
May 27, 2009
Page 44 of 114
Chapter 17.10
~ PRELI INA Y SUBDIVISIONS L--RL
Sections:
17.10.010 Preapplication conference. .
17.10.020 A lication submittal and contents. n; tra'
17.10.030 Review process.
17.10.040 Administrative review, Ter„-,s-of a .
17.10.050 Hearinq examiner review of preliminary lats.
17.10.070 Findings of fact.
, .
f4d
17.10.080 Notice of decision ta applicant. ~~~~,~asG ^f
~arantee:
17.10.090 Transfer of ro ert.
17.10.100 Adjustments of an approued preliminarv pfat.
17.10.110 Time limitations.
17.10.120 Develo ment standards fior anhandle lot access and rivate
access tracts.
17.1 .010 Preapplication conference.
Persans considerinq making application ta subdivide land lvinq vuithin the citX
of Auburn are encouraqed to file a request for a pr.eapplicafiion conference be
held with a rc+ riate cit staff. Such re uest shall be direeted to the lannin
director, and u an its recei t the director shall schedule a conference between
fhe prospective applicant and apprapriate citv staff. The _purpose of a
oreapplication conference is far the prospective applicant and city st~ff fia e ain a
comman understandin of fihe nature of the contem lated subdivision and
szabse uent develo ment and an rncedures rules standards and olicies
which rr~av apply. The prospective applicanf is encouraged to brinq fa the
conference whatever ir-tfiormatian deemed appropriate to help describe the
existin nature of the site and its surroundin s and the ro osed nature of the
contem lated land divisian and subse uent develo ment. Such in°Formation Da
include hotn raphs, sketches and maps. The direcfior ar the prospective
applicant mav request that an additional conference or conferences be held to
further the ur ose af this section. flrd. 5140 1 1998: flrd. 4840 1 1996;
Ord. 4296 § 2, 1988.)
17.10, 2 lication su ittal and carttents.
A. A lication. In addition to the requirements for a completed ~pplicatian as
rovided in ACC Title 14 a lication for subdivision a roval shall include:
1. A lication re uirements found in ACC 17.02.065;
Ordinance No. 6239
May 27, 2009
Page 45 of 114
2 Apreliminary plat meeting the requirements of RCW 58.17.110 for a
pre{iminary subdivision;
3 A neiqhborhoad circulation plan meeting the requirements of ACC
17.16;
4 Where any lot is proposed to be served by an on-site sewage disposal
system results of preliminarv percolation tests for each such proposed lot,
canducted under the county department of health rules and requlations.
5 A conceptual utility/site gradinq plan and/or methodoloqy prepared in
accordance with the citv's comprehensive plans standards or ordinance
requirements The conceptual utility/site grading plan shall include adequate
horizontal and vertical information to insure that utilities can be constructed
cansistent with the preliminarv plat layaut;
6 The locatian of other utilities ather than those provided bv the city.
7 The application shall include a transportation site plan far streets,
pedestrian +and bike facilities The site plan shall include adequate horizontal
and vertical information to insure the transpartation facilities can be constructed
consistent with the preliminary plat layout.
8 A title reportwith liability for errors not ta exceed the assessed vaiue of
the lots an the date of application The title report shall be issued no more than
30 days prior to the application date.
9 Capv of restrictions if any to be imposed upon the use of the land.
Such restrictions must be recorded simultaneously with the subdivision;
B Preparatian The preliminary plat or short plat shall be prepared bv a
professional engineer or prafessional land surveyor registered or licensed by the
state of Washington The preaarer shall by placinp his or her signature and
stamp upon the face af the plat certify that all information is portraved accuratelv
and that the praposed subdivision or short subdivision camplies with the
standards and requirements of this title the Auburn zoninq ordinance and any
other applicable land use and development controls.
C Scale and Format The preliminary plat shall be drawn with reproducible
black ink on Mylar. All geagraphic information portrayed by the preliminarv plat
shall be accurate legible and drawn to an enqineerinq (decimal) scale.
D Preliminary Plat Cantents A preliminary plat shall pravide the follawinq
infarmation: .
1 General Infarmation. The fallowing information shall appear an each
sheet of a preliminary plat ar short plat:
a The name af the proposed subdivision tagether with the words
"preliminary plat";
b. The name and address af the applicant;
c The name address stamp and signature of the professional
engineer or prafessional land surveyor wha prepared the preliminary plat or shart
plat;
d Numeric scale graphic scale true north point and da#e of
preparation;
e. a form for the endorsement of the planning director, as follows:
Ordinance No. 6239
May 27, 2009
Page 46 of 114
APPRC3VED BY RES4LUTION UF TNE C1TY COUNCIL ON
(Date)
Director, Planning and Cammunity Development Dept.
Date
f. Leqal description of preliminarv plat:
2. Existin Geographic Feafiures. Existinq qeographic #eatures, as detailed
in Cit a lication re uirements shall be drawn li htl in relatian to ro osed
eo~graphic features:
3. Propgsed Gecagraphic Features. Proposed geographic fieatures as
detailed in City application requirements shalf be shown:
4. Additional Infarmation. The followin additional information shall be
shown on the face of the relimina lat:
a. Far propased subdivisions involvinq residential land uses, a table
providing the following infcsrmation for each distinct residential area:
i. Pro osed land use e. . sin le-famil du lex multifamil
ii. Number of dweflin units;
iii. Gross acreaqe;
iv. Existinq zoninq desiqnatican;
v. Pro osed zonin desi nation;
vi. A roximate area of smallest 1ot~
b. Proposed source of domestic water supply;.
c. Proposed sewag,e dispasal s stem;
d. T ical street cross section s°
e. Pro osed storrr draina e s stemv
fi. For preiimiraary plats that are re1ated ta a Planned Unif
Development (PUD) fihe fallovving information shall aIsa be provided;
i. The ordinance and contract of the PUD rezone if reviousl
done.
ii. The location of perimefier waICs and fences on the boupdarof
the PUD and an indication of the heiqht and materials.
iii. The location and size of an entranc~s.
iv. A Iandscapinq plan.
v. Anv covenants not previausly a rgved.
17.10,030 eview r cess.
A. A pre[iminarv plat shal[ be revieanred in accordance with ACC Title 14 as a
T e I[( decision,
Ordinance No. 6239
May 27, 2009
Page 47 of 114
17.10.040 Administrative review.
A. The direc#Qr shail transmit co ies of the ro osed relimina la# to the cit
en ineer ta e#her with co ies of an a roriate accom an in documents. The
cify enqineer shall reuiew the preliminary plat as to the ar9equac oy f the proposeci
means of sewage disposal and water suppiv; the canformance of the proposal ta
an lans olicies or re ulations ertainin to streets utilities; and re ardin an
other issues related to the interests and res C3CiS1bilEfl@S f?~ the Ctt en ineer and
the department of public vvorks.
B. The director shall saEicit the comments of anv other appropriate city
de artment local utilit rovider, lacal school district and an other a ro riate
ublic or rivate entit cancernin the roposed subdivision. Camments received
in a timeiy manner, as well as anv writfien comments received in respanse to a
notice of public hearinq, shall either be transmitted #a the hearinq examiner or
incar rarated into a re ort re ared b the director and submitted to the hearin
examiner, rior to the scheduled ublic hearin .
C. The direc#or shall ensure that, fia the extent possible, the prelirninary lap t will
be processed simultaneouslv with other approvals refated to the sub'ec~ t propert rL.
4rd. 5140 1 1998° C}rd, 4840 1 1996; Ord. 4296 2 1988.
17.10.050 earin exa iner revie of relimi nar lats.
A. Pursuant to the ravisions of Cha ter 18,66 ACC, the hearin examiner
shall within 10 calendar days of the closure of thepublic hearina a,pprove denv
or approve with conditions the preliminar rpiat. The hearing examiner sha[i not
recommend a rovai of the re€imina lat unless he finds the ro osed
stabdivision is in ccanformance with the findin s of fact as outlined in ACC
17.10.070.
B. Pursuant to the provisions of ACC 18.66.150, the pIanaing_j~r ar a~
interested art affected b the recammendation of the examiner who asserts
that the hearin examiner based that recommendation on an erroneous
pracec~~ar~, ~rrors c~~ lauv ar f~~f, ~rror ir~ u~dqment, c~r th~ discaver~ of new
evidence vvhich could not be reasonablv available at the prior hearinq ma make
a written rs uest fcar review b the examiner vvithin seven calendar da s after the
written decisron eaf the examiner has been rendered. The re uest for
reconsideration shall set forth the specific errors relied upon bv such appellant
and the exarniner mav, after reuiew ofi the record, take further action as the
examiner deems ro er. The examiner ma re uest further information v+rhich
sha91 be rovided within 10 calendar da s of the examiner's re uest. The
examiner's written decision on the request for recansideration shall be
firansrnitted tca all parties of record within 10 calendar davs of receipt of the
re uest for recansideration or rscei t of the additional information re uested
whichever is later. t~rd. 6186 4 200~Qrd. 5140 1 19~8; Ord. 4840 1
1996; Ord. 4296 § 2, j988.)
Ordinance No. 6239
May 27, 2009
Page 48 of 114
17.10.07A Findinqs of fact.
F'relimina lats shall onl be a raved if findin s of fact are drawn to su ort
the followinq_
A. Adequate provisinns are made for the public health, safety and general
welfare and for apen spaces, drainaqe ways, streets, alleys, ather public waYs,.
water su Eies sanita wastes arks la rounds and far schaols;
B. Canformance of the ra osed subdivision to the eneral ur oses of the
camprehensive [an;
C. Gonformance of fihe proposed subdivision to the qeneral purposes of any
other a licabie olicies or lans which have been ado ted b the cit council;
D. Canfarmance of the ro osed subdivision to the eneral ur oses of this
title as enumerated in ACC 17.02.030:
E. Conformance of the proposed subdivision ta the Auburn zoning ordinance
and an other a licable lannin or en ineerin standards and s ecifications as
ado #ed b the cit or as modified and a roved as art of a reviousl
approved PUD ;
F. The potentiai environmental impacts of the proposed subdivisian are
miti ated such that the relimina lat wi1l not have an unacce table adverse
effect u on the ualit of the environment;
G. Adequate prouisions are made sa the preliminaryplat will prevent or abate
public nuisances. (Ord, 5140 § 1, 1998; Qrd. 4840 ~1, 1996; C7rd, 4772 §_1,
1995; (3rd. 4296 2 1988.
17.10,08 otice of ecision to a licant.
Followin the decision of the hearin examiner a rcavin or re'ectin a
preliminar lat, the director shall natif the a licant of the decision. The notice
sha9l be accompanied bv acopy of the decision. Ifi the decision is for ap roval or
a roval with conditions the notice shall advise the a licant to re are an
im rovement method re ort. as described by Cha ter 17.14 ACC and shall
pl~~
infarm the a licant regardinq the appl'scable time 6imitations on final
submsttal. This notice of decision is in addifiican to any natice of decisiQn required
under ACC Title 14. C)rd. 6186 5 2008; Ord, 5140 1 1998C>rd. 48401
1996; Ord. 4296 2 19$8,
17,10.090 Transfer of propertv.
If perfarmance of an affer or aqreement ta sell, lease, or otherwise transfer a
Iot, tract or parcel of land followinq preliminary plat approval but prior to final plat
a rova! is ex ressl conditioned on the recordin of the final lat containin the
lot tract or arcel under this cha ter the affer or a reement does not violgte an
provision of this chapter. All payments rrn accounfi of an offer or aqreement
conditioned as provided in this section shall be deposited in an escrow or other
re ulated trust account and no disbursement to se[lers shall be ermitted until
the final lat is recorded. Ord. 5140 1 1938° Qrcl. 4840 1 1996° Ord. 4296
2, 198~.)
Ordinance No. 6239
May 27, 2009
Page 49 of 114
17.10.100 Adiustments of an approved preliminary plat.
A. Minor Ad'ustments, Minor ad'ustments ma be made and a roved b the
lannin director. Minor adjustments are those which ma affec# the recise
dirnensions of the plat but which do not affect the basic character or arran eq menfi
of the Iots and streets. Such dimensionaf requirements shall nat vary more than
10 ercent from the ori inaE. The ad'ustments cannot be inconsistent with the
re uirements of the reliminar plat a rovai. The ad'ustments cannot cause the
subdivisian to be in vic,lafiian af this title, the zQning ordinance, any other
applicable citv land use cantrol, Chapter 58.17 CW, or any other applicable
state law or re ulation. Niinor ad'ustments shall be reviewed for consistenc with
this cha ter and the re ulations af this Title as well as the fol(owirs criteria:
1. The adjustment rnaintains the design intent or purpose of fihe oriqinal
approval; and
2. The adjustment maintains the ualit of desi n or roduct established b
the oriqinai ap,proval; and
3. The adjusfinent does not cause a significanfi envirQnmental or fand use
impact or+ or bevond the site; and
4. The ad'ustment is not recluded b the terms of this Tit(e or b state law
from bein decided administrativel ° and
5. Circumstances render it impractical, unfeasible or detrimental ta fihe public
interest to accomplish the subject candition csr req,uirement of prelirninary Ip at or
shart plat a roval.
B. Ma'or Adjustments. Ma'or ad`ustments are those when determined b the
planninq director, substantially chanqe the basic design, layout, Qpen s ap ce or
other requirements of the plat. For the purpczse of this section, substantial change
includes the creation af additional Iots the elirnination or si nificant reduction af
o en s ace chan e to the overalE Iayout that would chan e the ualit of the
desiqn or product, or chanqes to conditions aF approval an ar~ g0roved prelim-
ina p(at. a10/hen the planning director determines a chanqe canstitutes a ma~or
ad'ustmen#, ~ r~~w a~icat~c~n ~or a relir~inar lat is re ~aired and shall be
rocessed as a new and se ara~e ~[icatic~n, C)r~. ~140 1 1998Urd. 4840
1, 1996; Ord. 4296 ~ 2. 1988.)
17.10.11 Ti e li itations.
A. Preliminant approvals for subdivisions shall be valid for aperiod of five
ears followin the date of the notice of final decision.
B. Extensions. The Director or desi nee ma adminis#rativel authorize
throuqh a Tvpe I Iand use action extensians to preliminarv plat approvals For
purpases of this Section the authority tca issue extensians sha[I apply to
relimina plat a rovals reviousl issued b the Cit . Extensions shall be
issued in one 1 ear increments u to a maximum of three 3ears subiect to
the folfowinq criteria and conditions:
Ordinance No. 6239
May 27, 2009
Page 50 of 114
1. An a licant for an extension shall make a written re uest for the extension
a minimum of thirty (30) calendar days priar to expiration af the preliminarY plat
ap roval.
2. The Director or desiqnee shall in consideration of grantinq an extension
find:
a. There have not been any substantiai chanqes in the laws qoverninq the
developrnent of the plat, wifh which lack of campliance would be confr~r~fio
the public health, safety and wel#are; or
b. The a licant has ursued final lat#in dili entl as evidenced b
ra ress on final surve in , en ineerin construction or the financial securit
of impravements; car
c. There have been substantial chanqes in economic conditions and
market forces #hat have substantivel limited the abilit of the a licant #o
ursue final lattin .
3. A condition of any extension approval shall be fihat the subdivision shall
compiy with state ar federal mandates required of the Citv andlor life, health and
sa#et re uirements of the Ci# in effect at the time of an extension a roval.
C. At the same time the Director or desi nee is considerirr the eatension he
ar she mav add condifiions ar requirements upon facfiual determinatian that the
addition of conditions or requirements will benefit the public health, safety and
welfare.
D. A lat ranted relimina a raval but not filed for final lat a rova[ within
the applicable time period or extended time period, shaiC be nul1 and void. tQrd.
6186 § 6, 2008; Ord. 5140 § 1, 1998; Ord, 4840 § 1, 1996; Qrd. 4296 §2, 1988.3
17.10.120 evelca ent s n ar s for anhandle lot access and rivate
access firacts.
A. Panhandle Lot Access,
1 . The maximum Ienqth af a panhandle lot access vsrithin the R-5, R-7. R-
10. R-16 R-20 RQ zones and residential PUDs shall be 150 feet. 1Nhen fihere
are uni ue hsical limita#ians of the ro ert includin but not limited tQ stee
slo es, si nificant ve etation or sensitive environmental areas that would be
impacted Iess if a Conqer panhandle Ienqfih were pravided then the planninq
director ma allcavv additional lenqth. The planninq director may also ~Ilovv for
additional len t~r if there is ~n existin intervenin arcef ~f the r~ ert that has
a lot de th reater than 150 feet between the ro osed anhandle Iot and the
abuttinq street. There shaCl be no (imitatian of Iengfh within the ather zoning
districts af the citv.
2. All residential and nonresidential anhandle accesses shall meet #he
standards of the Cit of Auburn En ineerin Desi nand Construction Standards
Manual.
3. If twQ panhandle accesses within the same plat abut each other then
one common aved drivewa sannin both anhandles ma be rovided as
art af th~ tvvc~ ~nhar~dle~. Th~ ~vement vvidth of the drivewa shall be
defiermined usinq the same methcadoloqy as subsecti+~n (A2} af this secfiion.
Ordinance No. 6239
May 27, 2009
Page 51 of 114
4. Not more than two anhandle accesses within the same lat ma abut
each other. Alternativel a se arate access tract shall be re uired in lieu af
more fihan twa separafie panhandle accesses. The separate access tract shall
meet the requirements of subsec#ion B of this section.
B. Private Access Tracts andlor Easements.
1. Private access tracts and/or easements will be aliowed when it is
physically impractical to provide a lot with direct access to apublic street due ta
unique physical limitatians of the property including but nat limited to steep
slo es si nificant ve etation or sensitive enviranrnental areas. If the lot abuts an
arterial an access tract ma also be allowed #a provide an alternate access to the
lofi if it is impractical to provide far anather public street due to the
aforementioned physical limitations. The use of access tracts cannot preclude ar
' hinder the a(i nment Q# future ublic streets that wauld otherwise serve the area.
2. Access tracts can onl be created throu h a lat rocess ursuant #o
Chapter 17.10 and 17.09 ACC. Ownership and maintenanee responsibilities will
also be determined as part of the piat pracess.
3. The maximum number of lots to be served b one access tract shall be
six. If a lot abuts an access tract and a ublic street #hen the front Iot line shaH be
arienfied fio the public.
4. All access tracts andlor easernents must connect to a pukalic street and
the maximum len th shall be 150 feet as measured from the ed e of the ublic
street ri ht-of-wa . Additional len th ma be allowed if the uni ue h sica6
limitafiions of the praperty inc(udinq but not limited to steep slopes, siqnificant
vegefiation, ar sensitive enviranmental areas would be impacted less if additional
len th were rovided. The access tract shall no# allow for throu h vehicfe access.
5. Private access tracts and or easements shali meet Cit of Auburn
desiqn and consfiructian standards.
C. Emerqency Access F'rovisicans. Erres ective of the requirements of this
sectian additiongl rovisions ma be re uirsd if needed to provide for ade uate
emer enc access as determined Auburn fire mar~~~l. The addition~{
provisions mav include but not be limited to providirag For turnarounds, additianai
access tract vuidth, fire hydrants ar sprinklerinq of the buildinq. (Ord. 5533 § 1,
2001.,)
A. AppliGation. An appliG--tJGR for final plat appl
Chapter 58.17 RC;VV and this title shall k~ +k- '4~-
i iitted to H - p-
departmeRt.
-k-li "e aGGG-mpanied by a GO of the approved prelirn;
-py-- ,
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Ordinance No. 6239
May 27, 2009
Page 52 of 114
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Ordinance No. 6239
May 27, 2009
Page 53 of 114
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Ordinance No. 6239
May 27, 2009
Page 54 of 114
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Ordinance No. 6239
May 27, 2009
Page 55 of 114
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Ordinance No. 6239
May 27, 2009
Page 56 of 114
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Ordinance No. 6239
May 27, 2009
Page 57 of 114
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Ordinance No. 6239
May 27, 2009
Page 58 of 114
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Ordinance No. 6239
May 27, 2009
Page 59 of 114
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Ordinance No. 6239
May 27, 2009
Page 60 of 114
Chapter 17.12
FINAL SUBDIVISIONS
Sections:
17.12.005 Purpose
17.12.010 A licatian submittal and contents. Plan preparation, submittal and
approval.
17. 12.015 Review Process
17.12.020 P"BdlIOinis3tIaLiYIw rirY1WYV. ALrdr.+ntf sa'fY4fj'+Yl QRhIIIY hY1d 4x/a°f}p!^ Y1l'°3Yl
17.12.030 Cit council actian. Dr^ '
17.12.040 Terms of approval. .
17.12.050 Distributian and fi[inq. .
17.12.060 Transfer of ownership. c+ree+ faquEraman+C
17.12.070 Buildin occu anc and model home ermits. k
17.12.080 Release of improvement guarantee. c+r°°+ gFad°c.
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17.12.005 UI' OSe.
This Cha ter establishes s ecific a lication materials review rocesses and
re uirements and terms flf a roval for final sLibdiv€siaris.
Ordinance No. 6239
May 27, 2009
Page 61 of 114
17.12.010 Application submittal and contents.
A. A lication. An a lication far final subdivision a roval meetin all
re uirements of Gha ter 58.17 RCW and this title shall be submitted to the
planninq department accompanied by the followinq:
1. Application materials consistent with the rsquirements af ACC 17.02.065.
2. A co of the a roved relimina lat.
3. A finai plat meetin the re uirement of RCW 58.17 inc{udin certifica#ions
dedicatians, and fiifile reparts;
4. Agency recommendations pursuant to RCW 58.17,150;
5. A recordable sunre and surve Qr's si nature meetin the re uirements of
RCW 58.09 and RCW 58.17.250.
6. Proposed Gst oF public improvemenfis fhat enril[ be incamplete at the time af
final plat approual and the associated cost to complete the work. The list shall be
usetf to determine the financia{ securit re uired as art of the final plat review
rocess. The En ineer's certification is re uired rior to set#in the date for
cansideration by the City Council for final plat approval. The Engineer's
Cerkification will nat be issued until the requirements of ACC 17.14.010 have
been met.
B. Pre aration. The final plat shall be re ared b a rofessional land surve ar
licensed by the state of Washinqton. The preparer shal[, bv placinq his ar her
siqnature and stamp upcan the face o# the pIat, certify that the plat is a true and
correct re resentation of the land actuall surve ed b the re arer that the
existin monuments shawn thereon exist as located and that all dimensional and
geadefiic details are correct.
G. Scale and Farmat. The finai plat shall be drawn vvith reproducible ink an
M lar measurin 18 inches b 24 inches in size vvith a one-inch barder an one
ed e and a one-half inch border for the other three ed es for ro'ects in Kin
Countv and measurinq 18 inches bv 24 inches with a two-inct~ border an the left
edqe and a one-half border for the cather three edges for proiects in Pierce
Count , The final plat shall be accurate 3e ible and dravvn to an en ineerin
decimal scale of 100 feet or Fewer to the inch. If more than one sheet is
required, an index sheet showinq the entire subdivision with street and highway
names and block numbers(if any) shall be provided. Each sheet, includinq the
index sheet shall be of the above-s ecified size. All si natures or certifications
a earin on a final plat shall be in re roducib[e black ink,
D. Fir°a! Plat Canfents. A final plat shall confiain the followinq information:
1. The name of the subdivision-
2. Le al descri tion of the ra ertbein subdivided-
3. Numeric scale ra hic scale basis af bearin sand date of re aration
af the final pIafi;
4. The boundar line of the plat, referenced to citv datum in accflrdance
with the Cit Desi n and Construction Standards and based an an accurate
traverse. with an ular and linear dimensions and bearin
5. The exact iacafiion, width and assigned name of all strgets~~
j acent to the subdivision;
other iDublic ways within and pd
Ordinance No. 6239
May 27, 2009
Page 62 of 114
6. A table de ictin the assi ned address for each Iot within the
subdivisian;
7. The exact iocation, width and purpose of all easements and dedicatians
for rights-of-way provided for public and private seruices and utilities;
8. True courses and distances to the nearest established street Cines or
section Qr uarter section carner manuments which shall accuratel locate the
subdivision;
9. Municipal, township, county ar section lines accurately tied #ca the lines
of the lat b distances and courses;
10. A1I Iot and black numbers and lines with accurate dimensions in feet
and hundredths of feet°
11. The radii, internal anqles, points of cunrature, tanqent bearings and
len ths of all ares12. The accurate location of each ermanent controf monument. One such
monument shall be located at each and every canfirolling corner on the
baundaries of the parcel of land beinq subdivided: at each street centerline
intersection each oint of curvature PC each oint of tan enc PT and each
oint of reverse curve PRG ; and at each intersection of a street centerline with
a la# boundarv~
13. All plat meander lines or reference lines alonq bodies of water shail be
established above but not farther than 20 feet from the hi h water line of such
bodL,
14. Accurate outlines and Ieqal descriptions of any areas to be dedicated
or reserved fcar public use, with the purpases of such dedicatican or reservat_iQn
and an limitations indicated thereon and in the dedicat€on;
115. Accurate outlines of an areas to be reserved b deed covenant for
common use of awners of propertv vvithin the subdivision, toqether with the
purposes of such reservatican-
16. An restricticans or conclitions on the lots or tracts vvithin the
subdivision as re uired b fhe hearin examiner, or at tf~e discretian of the
property_awner;
17. The name and seal of the licensed land survevor responsib9e for
re aration of the final lat and a si ned certificafiion on the lat b said surve or
to the effect that it is a true and correct re resentation of the land actuall
surveyed bv him or her, that the exisfiinq monuments shown thereon exist as
Iocated and thafi a11 dimensional artd qeadetic detaifs are correct;
18. A si ned cerkification statin that the subdivision has been made with
fihe free consent and in aceordance with the desires of the owner or owners. If
the plat incfudes a dedicafiion, the certificate or a separate written instrument
shail contain the dedicat€on of all streets and other areas to the public, any
individua] or individuals reli ious societ or soc'seties ar ta an cor oratian
ublic cr rivate as shown on the lat and a vvaiver of ali c[aims fcar dama es
aqainsfi any governmentaC autharitv which mav be occasioned ta the adjacent
Iand bv ~h~ ~~fiablishe~ cc~nstruction, drainaqe or maintenance of said street or
other areas so dedicated. Such certificate or instrument sha[I be si ned and
Ordinance No. 6239
May 27, 2009
Page 63 of 114
acknowled ed before a nota ublic b all arkies havin an interest in the
lands subdivided. An ofFer of dedicatian ma include a waiver of ri ht of direct
access to any street from any praperfiy. Such waiver may be required b ty he citY
engineer as a condition of approual. Roads not dedicated to the public must be
clearl marked on the face of the lat. An dedication donation or rant as
shown on the face of the plat shal[ be considered as a uit claim deed to the said
donee ar rc~antee For use for the purpose intended bv the donafiion ar qrant. At
the discretion of the city enqineer conueyances af riqht-of-way mav be required
ta be b statuto warrant deed. The acce tance of ri ht-of-wa b the cit shalk
not obli ate the cit to im rove ar develo the lands in the ri ht-of-wa •
19. Forms far the appropriate certifications of the finance director, city
enqineer and planninq direcfior, as follows:
FlNANCE DIRECT4R'S CERTIFICATE
I hereb certif that there are no deiin uent s ecia! assessments for which
#he property subiecfi to fihis subdivision may iae liable fio the cifiy, and that
all special assessments on anv property herein C011ta1ned dGdPCated as
streets alle s or for an other ubIic use have been dul aid satisfied or
dischar ed this da af 20
Auburn Director ofi Finance
CITY ENGlNEER'S CE TIFICATE
I hereb certif that this final plat is in com liance with the certificate af
imprcav~rr~~nts i~sued ~~arsu~n~ to A~~ 17.14.015. and is consistent with
al9 applicable Citv imprcavement standards and requirements in force on
the date of reliminar plat a rova( this da af
20
Aukaurn City Engineer
FLANNING D[RECTOR'S CERTIFICATE
I hereb certif on this da of , 20 that ihis
final plat is in substantial canfiormance uvith fihe preiiminary plat and any
conditions attached therefio, which preliminary plat was approved by
Resolution Number of the Auburn Git Gouncil on the
da of 20 or bthe Decision of the Nearin Examiner
far the Citv of Auburn dated the dav of ,20
Ordinance No. 6239
May 27, 2009
Page 64 of 114
Auburn Plartning Director
20. A form for the approval ofi the mayor, pursuanfi fio ACC 17.12.030, as
follows:
APPROVAL
Examined and a roved this da of 20
pursuant to City Ordinarce Number . adopfied by fihe Auburn Citv
Council on the dav af , 20
M_ aX._or
ATTEST:
.
Auburn Gity Clerk
21. A form for the certificate of the a licable Kin 1Pierce count finance
division, as follaws or as required by the applicable countv, if different:
FINANCE DIO/ISIO CERTIF{CATE
6 hereb certif that aI1 ro erfi taxes are aid, that there are na
delin uent s ecial assessments certified to this office for co89ectian and
that all special assessments cerCified to this office for collection on anv of
the property herein cantained dedicated as streets, alleys csr for ather
ublic use are aid in full this da ~f 20
Manac~er
Deput
22. A fQrm for #he a roval of the a licable Kin /Pierce count
assessor, as follows or as required by the applicable county, if different:
ASSESSOR'S APPRUVAL
Examined and a roved this da of 20
Ordinance No. 6239
May 27, 2009
Page 65 of 114
Count Assessor
Deputy County Assessor
Account number
23. A form for the certificate af the a licable Kin /Pierce count
recnrder, as follows ar as required bv the applicable county, ifi different:
RECQRDCNG CERTIFICATE
Filed for record at the re uest af the Cit of Auburn this da of
ZO at minutes ast M. and recorded in
Volume of Plats, paqe Records of (Kinq or Pierce)
Countv, Vt{ashin. tc~ on.
Count Recordin Number
Man3qer
Su erintendent of Records
24. An additianal ertinent information as re uired at the cfiscretion of the
cifYenqineer or pIagr~ning director.
1 7.1 2. 1 5 Review Process
A final 2Lat shqjt_be reuieweci in accordance _vvith ACC Tit)1e 14 as a Type
decision.
17.12,02 Ad inistrafiive revie .
A. U on recei t af a final lat fior council a roval the Iannin directQr shall
place the final plat on the nexfi council aqenda that allcaws for at least 10 warking,
days of staff review rior to the council mt~~tin.
B. The lannin director shall forward the lat to the cit en ineer and to other
cit de artments for review. The cit ~r~ ineer shall r~view the fir~al !at and
defermine if it is in compliance wifih the certificate of impravements issued under
ACC 17.14.020, is cansistent with all applicable citv improvement standards and
re uirements in effect on the date of reiimina lat a roval.
C. Prior to the date at which the council will consider the final lat the director
shall Farvvard to the council the ori-qinal raf fihe final plat, alonci with the planninq
Ordinance No. 6239
May 27, 2009
Page 66 of 114
a enc 's re ort which discusses the conformit or nonconformit of the final lat
with: the terms and conditions of the relimina lat a roval; the re uirements
of Chapter 58.17 RCW and other applicable state laws in effect at fihe time of
prelimina pr~~ lat approval; and the requirements of this title in effect at the time of
relimina lat a roval. Ord. 4296 2 1988.
17.12.030 City council action.
The cit council shall have sole authorit to a rove final lats. The council
shall approve, disapprove, or return fio the applicant for modification or carrection,
a proposed final plat, on the date af the meeting set for cansideratian of the final
lat under ACC 17.12.020(A), unless the a licant a rees in writin ta an
extension of the time eriod rovided b RCIN 58.17.140. If the council finds that
the subdivisian proposed for final plat approval conforms to all terms of fihe
preliminanr plat approval, and the said subdivision meets the requirements ofi
Cha ter 58.17 RCW other a licable state laws and this titfe which
re uirements were in effect on the date of relimina lat a roval it shall direct
and authorize the rravor to suifiabCv inscribe and execute its writfien approval on
the face of the final plat. (Ord. 4296 § 2, 1988.)
17.12. 0 Ter s of a prcaval.
A subdivision shall be overned b the terms of a roval of the final lat and
the zonin ordinance and re ulatiops in effect an the date of relimina lat
approval for a period of five years after final plat approual unless the hearinq
examiner finds that a chanqe in conditions creafies a serious fihreat to fihe public
health or safet in the subdivision. Ord. 6186 8 2008: Ord, 4295 21988.
17,12.050 istribufiiors and filinq.
The direc#or shall distribute the ori inal and co ies of the approved finial lat as
follows:
A. The oriqinal shall be forvvarded fio the appropriate countv affice for
recordin . The Eat must be recorded within 30 da s or the Iat shall become null
and void. A recorded M lar shall be returned to the cit and ke t with the Cit 's
records;
B. Twca paper capies shall be transmifited ta the county assessor°
C. One re roducib[e co shalf be retained in the files of the de artment.
D. One re roducible co shall be rovided to the a licant. Drd. 6061 2
2006; C?rd. 4296 ; 2, 1988.}
17.12. Transfer of o nershi .
Whenever anv parcel of land I in within the citv is divided uncier the
rovisions of this title nc+ ersan firm or cor oration shall sell or transfer, or offer
or advertise for sale or transfer, an such lot tract or arceE without havin first
had an approved final plat of such subciivisian filed fcar record, except as provided
by ACC 17. 10.090. (Ord. 4296 2, °1988.)
Ordinance No. 6239
May 27, 2009
Page 67 of 114
17.12.070 uildinci, occupancy and mcdel home permits.
A. No buildin ermit for a structure other than a tem ora contractor's office
or tem ora stora e buildin shall be issued for a lat or arcel within an
approued subdivisiora priar to a determinatian by the fire marshal that adequate
fire protection for construction needs exists.
B. No buildin ermit for a structure other than a tem ora cantractor's office
or tem ora stora e buildin shalf be issued for a Ccrt ar arcel within an
apprcved subdivision until:
I 1. The minimum required improvements which will serve the subiect lot or
arcel have been canstructed in accardance with ACC 17.14.070: and
2. All remainin im rovements have been financia[I uaranteed under the
requiremenfis ofi ACC 17.14.010.
C. Pricar to final plat apprcaval of an approveci preliminary p1at, building permits
for mode1 hames ma be ran#ed b the buildin official in cansultation with the
cit en ineer subject ta the followin conditions:
1.IVIadel homes are sinqle-family dwellinqs as defined by AGC
18.04.340(A). The purpose of a madel home is for sales promotion and displa y of
homes that will be t icali built within a subdivision and are o en to the ublic
for viewinq.
2. Up tn two model homes mav be allowed far preliminary piats up tp 20
lots, Up to faur madel homes may be allowed for preliminary plats in excess af 20
lots.
3. All model homes shall be served b an all weather surface access as
approved by the city enqineer and fire marshal.
4. A61 moclel homes shalf be Icscated within 300 feet af an caperatinq fire
h drant as determined and a roved b the fire marshal.
5. Prior to the ub1ic bein allowed to access a model home written
permission must be received fram fhe buildinq official.
6.Information must be submitfied with the final !afi application that
indica#es the model home meets all a licab[e zonin code standards of the Iot
on which it is 1ocated. Ord. 5094 1 1998; Ord. 4296 2, 1988.
D. VVhere a plat is approved subject ta conditions, no buildin permit shall be
issued for property subject to the subdivision prior to the conditians either beinq
fulfilled or uarantees rovided to ensure the conditions are met. Ord. 6006 3
~c~~~C~r~. ~164 1 1~9~: ~r~. 484Q 1 1996° t`~rd. ~~~6 2. ~ 988.
17.12. 0 ReIease of i rove ent uarantee.
A. Cf a financia[ security for the impravements has been submittecl under ACC
17.14.010 or 17.12.070 such uarantee shall onl be released u orr acce tance
b the cit of a ro erl executed bill of sale for such im rovements and
submittal ofi adequate recorcl drarr,rinqs for which the quarantee was submitted
far.
Ordinance No. 6239
May 27, 2009
Page 68 of 114
B. A ortion of the uarantee e uivaient to 10 ercent of the value of the
ublic im rovements uaranteed shalf be retained as a maintenance uarantee
by the cifiy for a minimum period of one year from the date the city en iq neer
certifies the eamplefion of the plat improvements have been satisfied, to ensure
fihe ade uate o eration of such im rovements followin which an unused
ortion of such uarantee shall bs released. This shall be consistent with the
facili~~ extension pravisions of Title 13 (Water, Sewers and Public Utilities).
17.12.090. Surve e uire ents.
A. A licensed professional land surueyor shall complete all [ot stakinq
prirr to the recording of the final subdivision.
B. All lot corners includin interior lot corners shall be marked with a
permanent marker that bears fihe lancl survevor's registration number. When the
boundary lines folfow a meanderinq line, the "corners" shall be set as directed by
the city of Auburn.
C. When the le al descri tion of the finaf subdivisinn utilizes artial or com lete
section subdivisional breakdown to establish the bounciaries section subdivision
surveu informatian shall be shown in accordance with the requirements of WAC
332-130-030.
D. A11 reference manuments used in the establishment of the final
subdivision comers shall be identified described and noted as set or found.
1111hen apprcapriate, the survey shall reference previous surves~that served as the
basis for the surve .
E. When the final subdivision is ad'acent ta a constructed ublic ri ht-of-
way and the pfat corners or its offset represent a quarter corner, sectian corner ar
donation Iand clairm that is not of record or has been los# (or obliterated), a
standard monument shall be Iaced.
F. Whenever a final subdivision is ad'acent to existin ri ht-of-wa the
centerline af the righfi-of-way sha11 be located on the Plat draw!nq. If the
ccanstructed imqrovements fal1 outside of the dcacumented ri ht-of-way, the
surve or shali identif the existin ed s of the avement and limits of the
maintained ri hf-of-wa section on the drawin and shouv its relationshi to said
centerline.
G. All requirements of Chapter 58.09 RC1lV and Chapter 332-130 WAC
avernin minimum standards for land bounda surve sshail be met and a note
shall be laced fhat reads:
THIS SURVEY CflMPLIES 1NITN ALL THE STANDARDS AND GUIDELINES
VF IHG "c7LJi-1V Ei Cl~COl-iDItVG l"i1,.t I•9r tI 11"1P1Ef\5CJ.VJ IYLVV f"tND VV/"tla JJL^ f JV,
H. The side lat lines of each lot which if extended would intersect with the
curb shall be marked an the curb.
Ordinance No. 6239
May 27, 2009
Page 69 of 114
17.12111I1 Qlon nronara ' r .
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Ordinance No. 6239
May 27, 2009
Page 70 of 114
Plan; and
. ,
welfare; and
,
,
7 1
• (Ord. 7 1998;
(Drdr:-4Ct6 fi 2, 19S294
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Ordinance No. 6239
May 27, 2009
Page 71 of 114
't °7 1'? fl7ll RlnnJr rone iirament
A. , ,
11 , WhiGh
B. ,
,324)4eet.
GIVI
s • • 1 1998, QFd. 9
17.12. (1S2t1 <,`trcaee ` „r.
, 1998, ~ ,
, (Ord. 5164
subdivision,
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r
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) 1
:-42 §-2-,-4989.~ ~
17.12- `-ner- "als:-
,
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9
arin~ tc
fs ee~r(ir~rt mtsr~~^+r°'i a^n $e°^s y^+/"g F ~~f~yy.n rnr^ie j'vrear9 rmns-n~rcaca't ~r llf nr nY167Ak7
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Ordinance No. 6239
May 27, 2009
Page 72 of 114
17 'I 1 1Il Rncirlantiaf rnllent9r a#errWs-.
e
r
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r
irnprovernents. s
respensible, f
' F } Ord. i
17 'I'? 12Il Nnnrncirlen4ial r0E9ar+t0r aa°$nrialc
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. 9
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Ordinance No. 6239
May 27, 2009
Page 73 of 114
. ,
, ,
,
,
• /Ord, 9 inOO; ° 9
'ii1f1 ~a~r~! rncirtareti~l cirnats-
17.12.
f r rural
) 1 7
to-se1`YC-+e4y" f
. . f , nrA, }
17A2.1 r-fl A ] lnys.
Proposed r a ~!'rr~ri~tinrc c~ha
r„'GtzA[s cra i~~"` € a
. (Ord. , 1998; Ord. ,
17.12. F .
9
e ° wkanG e- ~en--2:-95---9~-- ~ ~ ubuff-i-- - sqr- d--GanstwGt+Gn rrAO
18A8.130. • P 2001; QRJ• 9 1998; Ord. 9
~1'2,~ '1Atl 9`~n~d-e€=id--stre S:
~i'7 . ~ . a ar~s' a~ s.a
~ a
-rhe-~trt4Gt+o-n--o#- a R-d---s e~~hafl---be' - ~ nGe ,~,a~-~- _ -city-Gf
1712 1Qf1 f`1-'an.~g,~c Erx nrar4e
nifv nf fl e ahurn rJt°sign-and GeaStruGtion-st°'n4°'r . 0f d-: - ~1; 4_9 .
2 14894
17A2, C1rc~~C-rE r°tharencsfi-raFinn
,
rlneinn anr( rn~ ~ry~r4 Y-Gllien c. lfDri-1. 516 , OG1S2• (lrrl ~l'?C3 9ClRi~1
- .~.a~
Ordinance No. 6239
May 27, 2009
Page 74 of 114
17 12''~'1Il C+rent trenc
. (QFd. , 1999; gFd. , 19984
1 7.'I'7.^I2(l G+ra-t lir~htir~~w
. , _
rlr--~,v: 4296 § '?,~1_U884
r
§ 1, Q-; ~rcd'~- ~ 4o~~ ~ 19884
17°['7 °3l1(1 1 Endnrnrreunrd , afi3itin
A. All utiky lines sewing the 6ubdiViSiOR, s
~d-a"her-s#reet--is-~e~,~+,-~
Gr--' ~-4n the4eWi~ i ,
,
future, 4 P
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A. The y
it
. ' , -~~~atio+a--af--~~~-,ha~--b~--~r-epr+ate-fr3r=~~e4oGata~n;
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!'~'V~.~~-i.~Yi9Y1Tl~ITiF~F L$ b30V
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E. El-~rnnr Ee^,t }-s~11 hnr.°4nr nr, an nn~~~-,-,_.}m
. ~Gess_# a-p.
Ordinance No. 6239
May 27, 2009
Page 75 of 114
*T77e'-sfiaC~"G f9t4
1
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irk
5 ' '
l 2001; ' 1 Ord. )
f
f 1 •
r~eahlir naii ~nrnc t~onor~al icticinr> >nrilE rr~c~~il# er+ Fhu
acrcre ,
~rr re-rrTC~ o,..
th;
7
. s
l dediGation
f
r
drnin•-vt^sn, ra<^°st e er-l nmer,i ies . . ~ .
~ r + .410
InO&N
. xinundatiort
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ct nr nncs Ef~~rn t1r n~sr ~ n ~ n~ ahlir~fuc~&a ;en~n~
~
F-edefa-l-~me-r-ger-te-y--Managem~~ ~c-y--{F€-A4A,)-#l~d-#az-ar4-requsRL6. ,l
suG4-s-ase-s; .....ne-d~v,-lop+nent--pefrait---assec-+at~-wi#h-the-p~-opes+SieR
feveme nt&-a r--G-ditions v saFy te
pfot, , ta-in&t-f , . , 2008; (Dpd. 5164 ,
1998; rd q,772 § 1, 1-9-191155; 10-1; d-4 296-Iz, 2, 198&)
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Ordinance No. 6239
May 27, 2009
Page 76 of 114
,
the . (QFd. r 1998; s 1995; C)Fd• a
Ordinance No. 6239
May 27, 2009
Page 77 of 114
Chapter 17.14
I IMPROV ME T REQUIREMENTS - SUBDIVISI
Sections:
17.14.005 Plan re aration submittal and a rovai.
17.14.010 lmprovement methods. .
17.14.015 Gity enqineer's certificafie ofi improvements.
17.14.020 5fireet, sanitary sevver and water plans. pliGatisr~
GGn. e. e..Ge-.
17.14.030 Public water service. App4Gatk)n
17.1-4-:835--~urvey:
17.14.040 Public sanitarv sewer service. .
17.14.050 Street re UIremeCIfS. inictrativce
17.14.060 Block requirements. Planning ' .
17.14.070 Minimum Improvemenfi Requiremenfis for Approval af Subdivisians
and Short Subdivisions.
17.14.080 Undera,round utilities. nts-:
17.14.090 Lot requirements. .
17.14.100 Parks and pIaygraunds.
17.14.110 Floods and flood control.Repealede
17j4.120 Addifional re uirements.
17.14.045 Plan re aration, submiftal ~r~d A roval,
A. F'lans for im rcavements shall be re ared si ned, dated and stam ed b a
rofessional civil en ineer re istered in the state af Washin ton and shall be in
accordance vuith city desigD and construction standards. Plans shall be submitted
tca the citv, under the applicable permit process, following preliminary plat
a roval. No cranstruction ermit or a roval shall be issued and no construction
activit shall commence relatir€ to subdivision im rovements unfiil the lans
requirpd bv this chapter have been approved and si_ ned bv the city enqineer.
Plans sha[I be ccsnsistent with the approved preliminary p1at. A11 sanitarY sewer,
water, draina e and street im rovements to be dedicated to the cit shall be
covered b a ublic facilities extension a reement as re uired 0 ACQ Titles 12
and 13.
B. For preliminary plafis that were appraved, but not constructed, priar ta the
effective date of the amendments to th€s cha ter as ado ted b the ordinance
codified in this cha ter the owner/develo er ma choose to use the standards in
effect at the time af the Preliminarv plat approval car, if appraved by the cifiv
engineer, use the standards adopted pursuant to this chapter.
Ord. 6186 9, 2008; Qrd.
Ordinance No. 6239
May 27, 2009
Page 78 of 114
17.14.010 Im r~a ovement methQds.
Followin relimina lat a rova( and a rovai of all lans re uired b
Cha ter 17.14 ACG and rior to settin the date for consideration b the Cit
Councii for final plat approval, the applicanf/plat developer shall quarantee the
public improvements required far the plat are completed by one of the fcallowing
methods:
A. B com letion of constructiran of the minimum re uired iat im ravements in
conformance with AGC 17.14.070 (Minimum lmprovement Requorements and
furnishing to the citv an assiqnment of funds or an irrevocable letter of credit or
guarantee band ar other similar security satisfactory to the city engineer, in which
assurance is given the cit that the installation of the remainin re uired ublic
improvements will be carried aut as provided bv plans submitted and approved
pursuant to Chapter 17.14 ACC and in accordance with the city's desi-qn and
construction standards, and under the su ervisian of the cit en ineer.
1. The amount of the assi nment of funds or irrevocable letter of credit or
ofiher security shall be 150 percent of the estimated construction cast of all
remaininq required public improvements, as determined by the ataplicant, and
a roved b the cit en ineer. A substantial ortion of the remainin re uired
ublic im rovements sub'ect to the satisfactor securit , shall be com leted
wifihin the initial 12-month period of fihe satisfacfiaLNr security Far the plat
improvements. The remainder of the improvements shail be corrrpleted within six
months. Durin canstruction the ci# en ineer ma alCow a artial re€ease of the
financial securit as construction rca resses:
a. The eity enqineer shalC allow nat more than one parfiial release of
the financial securitv durin p3at construction;
b. The se uencin of the artial release of the financial securit is tQ
kae determined b the cit en ineer rior to the acce tance nf the securit .
2. The citv erqineer may allaw a single incrementaC six-mnnth extensian of
the satisfacto[y security time fra me, beyond the initial 18-month period, if there
are unfareseen circumstances be ond the controf of the lat develo er that do
not allow the cnm letion of the ublic im rovements,
3. As a condition of the lat improvemenfi permitfiing approval, th~
develaper shall aqree that in the case of the deveCo er's defau4t or failure to
com lete the im rovements as er the a roved Ians and conditiorss includin
time schedules the cit shall have the authorit to com lete the construction of
public impravements utilizing the above described satisfactory securifiy.
4. The city enqineer mav further aqree to ai[ow the develQper to utilize
assi nment of funds or irrevocabie letter of credit or other securit acce table to
the cit en ineer to couer the mindrrium warrant eriod.
B. By the formation of a local impravement disfirict consistent with the
provisions of Chapter 3.20 ACC and any other applicable reguirement of the city
and the state.
C. B actual installation flf the re uired im rovemerats in accardance with the
provisions of Chapter 17.14 ACC, and in accordance with the ~it~~ d~~iqn and
construction standards and under the supervision of the city enqineer,
Ordinance No. 6239
May 27, 2009
Page 79 of 114
D. B a combination af these methods.
E. For an of the abave combinations of inethods other than subsection C#he
plat developer shall execute and record against the p(at praperties, a statement
approved bthe city attorney which holds the city harmless and Cimits the cit 's
financiaf ob[i ation ta construct an defaulted rivate u#ilit facifities and ublic
infrastructure for streets water utilit sanita sewer utilit or storm water utilit
sysfiems to the face vafue of fihe bond shall be memorialized an the I..afi
documents. The statement shall also recaqnize the citv's reserved, unilateral
ri hts to establish the schedule far construction af defaulted lat infrastructure.
Such statements shall be le all bindin u an the heirs and assi ns of the
developer, subsequent praperty owners and their heirs and assigns. (Ord. 5670 §
1, 2002: t7rd. 5093_ ~ 1, 1998; Ord. 4296 § 2, 1988.)
97.14.415 Citv engineer's certificate of improvements.
Prior ta finai a roval and after com letion of a!I re uired im rovements and/or
the financial uarantee of the construction of all re uired im ravements, the cit
engineer shall provide a certificate stafiinq the reguired improvements, in
accordance with the provisions of this title and in acccardance with city design and
construction standards have been com leted or uaranteed or a combination to
the satisfaction of fihe cit era ineer. Urd. 5093 1 1998: Qrd. 4296 2 1988.
17.94.020 Street, utilities and qrading plans.
Street, vwater, sanitary sewer, storm drainage and grading plans shall be
preparecl in conformance with the cit 's design and constructiQn standards.
17.14. 30 u iic ater se ice.
Each lot in a subdivision created under this title shal[ be senred b a ublic
uva#er s stem owned and o erated b the cit unless the c6t finds that:
A. City water service is n~t practical due to tcapography, distance from citv
water facilities of ade uate capacitY, extreme low proposed developmental
densit pr qimi3ar factor: and
B. Private water service will not be detrimental to the im lementation of the
adcapted camprehensive wafier pIan; and
C. Private water service will not pose a threat ta the public heaith, safety or
we9fare~ and
D. Private water service is necessa to accom lish the ur oses af this title.
If private water senrice is approved, preliminary plafi apprnval sha[I be
conciitianed on the abilitv of the subdivider ta cabtain all necessary approvals for
the rivate water s stem or s stems and the final lat shail not be a roved until
fhe subdivider demonstrates to fihe safisfaction af the cit en in~er that the
proposed water system or svstems vvi11 adequatelv serve the damesfic water
needs Of future ovvners of prQ ertv within the subdivision. fQrd. 5164 § 1, 1998:
Qrd. 4296 2 1988.
Ordinance No. 6239
May 27, 2009
Page 80 of 114
17.14.040 Public sani#ary se er service.
Each lot in a subdivision created under this title shall be served b the Auburn
sanita sewer s stem, consistent with the Sewer Com rehensive P[an unless
the citv finds that:
A. City sanitary sewer service is not practical due to topo .c,raphy, distance
fram cit sanita sewer facilities extreme low ro ased develo mental densit
or similar factor; and
B, On-site sewaqe dispasal svstems wilk not pose a threat ta the public
health, safiety or welfare; and
C. On-site sewa e dis osal s stems are necessar to accom lish the
ur oses of this title; and
D. The city engineer has reported favarably on fihe use af on-site sewage
disposaf svstems. (C3rd, 5164 § 1, 1998; Ord. 4296 2, 1988.)
17.14.050 S#reet requirements.
A. The subdivisian shall abut on andlor be served b an o en maintained
ublic street s and the street and block la out shalE confarm to the most
advantageous development af adioininq areas, the entire neiqhborhaod, and
shall meet the requirements of the Citv desiqn and constructian standards.
Ord, 5164 1 1998° Qrd. 4296 2 1988.
17.1 . 60 lack r2quire e~
A block shall consist of any two or more conjiguous [afis which are not
separated by a street. Blocks shall rneet the reguirements af the City design and
construction standards.
flrd. 5164 1, 1998: C}rd. 4296 2 1988.
17.1, 7 ini u ! r~~~r~en~ e~irs ~r~~~ ~~r A roval ~f
u ivisiQns an hort u divisions
A. Prior to final a roval of a subdivision or short subdivision the fallowin
minimum irn rovements shail be consfiructed consistent with the a raved Ians
except that the City Enqineer may aIlovv pcssting of a financial guarantee andlor
the execution caf a delay of im rovement agreemen#, based on a findin that the
deferral of #he re uired im rovements is in the best interests of the cit ,
1. Draina e facilities and erosion control measures consistent with the
ap roved pians;
2. V4'ater mains, seruices, and hydrant installed, oqerational, and fire flow
available, if required, consistent with the appraved plans;
3. Underground electrical and telecommunication improvements required for
alublic ar private utilities and public illumination or traffic signal systems, if
required, consistent with the approved plans;
Ordinance No. 6239
May 27, 2009
Page 81 of 114
4. 5ewer facilities installed and o erational if re uired consistent with the
approved plansi
5. All curb and c~utter installed in all streets within the subdivision ar short
subdivision consistent with the approved plans;
6. All streets aved u to the final lift of avement to all lots v,rithin the
subdivision or shart subdivisian consistent with the a roved lans
7. Street name si naqe insfialled consistent with the approved plans;
8. Specific site improvements required by the preliminary plat approval
ordinance or relimina shart iat a roval decision if the decision re uires
com letion riar to Iat recordin ;
9. Delineafiion of critical areas fhafi are to remain undeveloped andprotected
bV easement or placement in a separate tract pursuant to Title 16
(Environmental) of the Auburn City Codei
10. Tem orar contral monuments set b a land surve or licensed in the state
of Washington, Iocafied in conformance with this title, and in place prior ta final
approva( of the subdivision car short subdivision. Permanent monuments and
control oints sha61 be set and verified b a Eand surve or ficensed in the state of
Washin ton within 90 da s of fhe final !ift of avement: and
11. Improvements withaut which the director determines a safety hazard
would exist.
B. The Cit shall have ri ht of ent onto an Iot tract easement or arcel
that is art of fhe final !at ar short lat ta ensure com liance with the minimum
subdivision improvements required in subsection A of this section.
17.14.080 Under round utilities.
A. Consistent with Titles 12 and 13 and fihe cit 'y s design and construction
standards all utilit lines servin the subdivision includ6n but nat 6imited to
awer tele hone and teleuision cables shalE be insta!{ed under round. Ade uate
easements shall be.provided for all such utilitv lines vuhich will not be located
within public riaht-of-wav. Te4evision canduit and miscellaneous hardware shall
be installed accordin to the re uirements of Cha ter 13.36 ACC.
B. Whenever an intersection of an arterial and an pther street is constructed
or improved under therequirements of this fiitle, and when the cityengineer has
determined that traffic siqualization of such intersection will be needed in the
future the cit en ineer ma re uire the insfiallation at the subdivider's ex ense,
of under raund conduit which wil1 be necessar for and wi11 facilitate such future
signalization. Ord. 5164 ~ 1, 1998; C)rd. 4296 21988.)
17.14.090 Lot re uire ents.
A. The area, width and depth of lats shalf confiorm to the requirements of Title
18 ACC exce t for devefo men# utilizin cluster subdivisican as rovided for in
Cha ter 17.26 ACC. The area within a " anhandle" access to a lot sha11 not be
considered for the purpose of determininq conFormance wifih lot reguiremenfis.
Ordinance No. 6239
May 27, 2009
Page 82 of 114
B. The size sha e and orientation of lots shali be a ro riate for the Iocation
to o ra h and other natural features of the site and far the t e of develo ment
contemplated.
C. Every {ot shall have a minimum af frontage on an improved public street or
rivate access trac# as rovided in Title 1$ unless otherwise a roved b this
title.
D. Corner lots designafied for residential uses shall be platted at Ieast five fieet
wider than required by the zoninq ardinance.
E. Eve [ot shall barder on an a ened im roved and maintained ublic street
or rivate access tract.
{Ord. 5542 § 1, 2001; CJrd. 5164 § 1, 1998; .Ord. 4296 § 2, 1988.}
17.14,100 Parks an fa rounds.
tlVhere dedication of land for park and recreation purposes is required, the
hearin examiner shall be uided b the olicies and recommended standards of
the Auburn arks recreation and o en s ace lan. It is the olic of the cit to
re uq ire park iand dedication where a proposed subdivision will result in a
substanfiial increase in demand for park land or is needed to prevent or abate
ublic nuisances. Generall this will Qccur where a subdivisian wilf result in the
creation of (ots ca able of su artin 50 or mare residential dweilin units-
howeuer, where it is determinecl thafi the proposed subdivision, toqether wifh anY
reasonably anticipated future devebapment on adjacent or nearbv iand, wiil act in
a cumulative manner to substantiall increase demand for ark land dedication
ma be re uired of smaller subdivisions. The acce tabilit of the size
confiquration and location of 9and ropased for park dedication shall be
determined bY the hearinq examiner based upon such factors as to ography,.
draina e natural amenities and access. Ord. 6186 10, 2008° C,trd. 5164 1
1998: Ord. 4772 1 1995° Ord. 4296 2 19U.
17.1 .110 FIoa s a d flaod control.
The cit ma disapprove aproposed subdivisian because of flood, inundation
or swamp ccandition if the citv finds that such candition poses a threat to the
ublic heafth, safet or eneral welfare or causes a ublic nuisance.
VVhere an arfion of the ro osed subdivision lies within the area of s ecial
flood hazard or fihe floociway, the hearinq examiner shall impose a condition an
the preliminarv pEat requirinq the subclivider to confor°n to the citY's flood hazard
area re uirements, !n such cases no develo ment ermit associated with the
ro r~sed s~abdivision shall be is~ue~4 b t~se cit unt~l ~aid fCood hazarcl area
requlaticans have been met.
The cit may require dedication of land to anv public bQdv andlor the
construction af im rovements and ma im ose other conditions necessar to
rotect a ainst floodin or inunda#ion. Ord. 6186 11 2008; Ord. 5164 1
1998; Urd. 4772 ~ 1, 1995; Ord. 4296 2, 19881
Ordinance No. 6239
May 27, 2009
Page 83 of 114
17,14.120 diticanal re~uirements,
The standards and re uirements established or refierenced b this cha ter are
minimum re uirements, These standards ma be increased and additional
rer~uirements ma by e imposed for the purpose af preventinq ar abatinq public
nuisances or motiqatinq identified adverse environmentai impacts pursuant to the
State Environmental Polic Act of 1971 Cha ter 43.21 C RGW as now
established ar hereafter modified. Such additional re uiremen#s ma include but
shall not be limited ta off-site improvements to any public facility, the dedication
and/or improvement af parks and open spaces, and monetarv contributions to
an cit fund established to finance the roVision of ublic services re uired b
the subdivision. C}rd. 5164 119W Ord. 4772 1 1995; Qrd. 4296 2 1988.
thi6 y .
. ~
i
o~ali#asmiT a fh nrrc.-....FrCIIV°`°-'c'rS~~rr~t° ~
9
Y
ha ir-~rll€r~,~r~ tielifhin •
V'"-&TC77-~'i'7=7F gY--Y
• f f ° . P " . . ° .
1988.)
~l'"Tt . E`~Y'.\.YL ~~~rtiCA • _~J.~"
appliGation t.o-.-.--s.3[lal1~s3 tbT]7Sl7lYe l•^rC-qd aYe
--+ty--s "
. (Ord. , . , 1998;
Gfd-4840--§-l-;--4-0,96;-Of4d-:-42-96--§4-4-9884
17.14.0130-
, .
14.05.020,
a..._fc ,rm•~#r+~r__pfescr-~`r.h7ed-Whe--d$fc'Gtorr~~.,--..1i'.t.--th~-fvi9rorswiri .
. ~
,
7'f'~C"s"f4;$ 'a7"a'7 s:'P"~" C,ea~i~i~w+~9"'j""""a7" V7 5 lABF'gJCYi'~7""" ~"'""Ch'P"E P~
Ordinance No. 6239
May 27, 2009
Page 84 of 114
;
AFigFnal traGt;
D. ,
;
I he --ne, - in fee sirnple shall sign a st--te. indiGating the plat is rn
with their free Gonsent and in aGGOFdanGe with their desires as pFoperty owners;
,
• s
H. ~
repert;
. e-de
F
-&u p~'~-°cv; aF°enll hQ rsrQp,.,~~,a'oti~r9 ~nr~ ~r~~rcal r+cCres~rr,-rucr
~rfi'finr^I htt~_~_Y~G #'-'-.'~upjey-or 1p"-'r.~
~~t~ca-
, rveyor,
) yy /°^y ^9/~
p1 L a3'~'I~T[B7W Gi F.~Yy-"L~~~B~"' ~FF IrG is . . y . 4 4J .•.-_.~"STG+' V y 'MJ''Sd i7"I" !"V
03 f
17A4.035 St piey,
. r --c-(ll --mpIete""'a444G"ta""0Gt__'to
` 7 t P p_ y n a
pefmanent }~"xpw9Ya.,~rrJ'~~'!!~" 1"~C°li"~S t'~c~~JVI'""s""T"e'~'F's'3'Lk~+°]j°3AY4 t°6I tYl'3RIIC tfi&{'tp3] ~'~i,e
a~r Yr rc.. " C+tz c,-,1 ~ l3~PTT I TTA tTTp~i ~TYTTGT~C~I
` ii ~I~~T4%'i-w7~~~~ ~ i
IY1afU./i.ef&-R;
GOMPI
,
~ or ~-----s-hf? -
SF--Slial? ~o,-~ ,-~~~.rri -afi-1d +9t -----s . en
ap ° , . su I I- r-ef F uF ~ sis
~
Ordinance No. 6239
May 27, 2009
Page 85 of 114
,
,
. ,
,
~.'nte4{-4E?-
c hhfl hn ntared +€-rnt rnrye-E :
THIS SURVEY G-0011,41,01-IIES INITH ALL THE STANDARDS AND
" »
(Ord. 6006 4T-2-QW)
VlflT.
.
uhr°le~rirlnrl if rsnmarl e°eor~ e&t~ n. J
~*%9Gff~j~ }
~T"'V~e t ILLT-f-I~i4
B. ~44 ~ he
3
C--A--,,et~~ tal--e"e_ -_ll lil -st,-~~ -44.e-d-&laGrt--sub i
a&- r-e° 'de' ion-requ~rements-- G
44744- `
. , , .
fe&tFic-tic)446--must-be--re-corded-simu#aneeus4y~wi#h tae--~~rt 6ub4ik4s-ien-;-
E4n-ar4y--&heft--&ubd4 ' e-_~erved4bj-a-p4vate
4:--~~4~t---owf4-_-r--I~~iffg-~cGess thern+o an„d hav#q ;g&pansi~~r-
i-SiOR--in-..BUG--~
9
3',+R"' 4'd'P&_' f-iiT aE 6'1te3'S "°1 t'f Gt3 V-f4hg.+~Jl FvGi te
jTGTk". V "..of-,,..,~ .
. . ~ y . ~
; Qrd:-4~4n..~,..§.._1.;caca.~~61..0fd--42-96...~?...;,...'~?;--~@$&.-}
Ordinance No. 6239
May 27, 2009
Page 86 of 114
~r'l7:'i ~i.vv fl~',Il ~cl 7 scaminiac~r7frrsrni~i,~ ra~aiaiwr
-°a~'-r-r-v--r-r~~~Tn-~r~a~c-a~~x~v-r~v~:
A. 3
f 1
}
writing, •
Gels_th
17. . 17.14.040,
B. , the
1
. ~
plans; 1 3 alleys, 9
; sab4e-4Fnpr0v ,
F
• }
9
" • }
9
• f 9
iar~#cs antit3r ~ #hn rdirnrtnr rEnamc ~
~`Yi-1..'."tfansmitting the proposed sheft-p4at-tG,4he-pt~ffie-&4eferen~ - .
Gr-der-to-~ ns' . ~*ved_ by_that-d -wifl-fof ~a--#
ever;_.._...i.~..J~--e ,
Y
9 i design
- 'G~C-'C:i7"fLi- i m& TTTBGt-GTearo7-`H-hs pi.La.nY1ItYi°i d1YQf`j'C1Y
1
sb7;:k~"TT " "aTI"'7"""a7'L7- CYT'3"'-L'X-+JLaGG~1,~Y1.'~-4LSFC~r'~7 fC-~7C. s
the GEt\t C16'1lY9Y"3Lat`JY'
'isT7TTl ne~i lwJT a-T+
r
• • , 2006; • t
Ord. ) 1998; Ord. , f Ord. 1 . 1995; Ord. 4296 .
4'9894
Ordinance No. 6239
May 27, 2009
Page 87 of 114
..1„7:_1..4055 Imnrniramer+¢ rnnt @irmments.
-t AFea and Dimensions. EaGh lot GFeated by sheFt
SqUaFe footage and lot dimensiGn6 to Fneet the FeqUiFeFnents o
AGG Title 18. EaGh lot -ke- 6eNed by an on 6ite sewage disposal systern 6hall
be a minimum of 1 5,
e
r f '
C. Confem fC • ,
Werlt
s .
7
of-SUv--h-°asear °r~nw't&-C:'ti%-A.i Gf".+I'GS!"YttifYlLlf"I F^tl{ thn ~it,y...e.~ineer:
D. G'~. 1: .
9
p}at.._,.r~i ~,~~.r~~r;~#co 6}^arliaairlrsr tn rnnfnrm #n t . ~
gement-AgenGy4FIiMA)4k*d44azafd4eq' i . : sr;
9 F
G1
.
enineerZI
F:
F . ,
4-7."$'e.'~. ' 'p "-sY:4ffTG4 `-a' . t-Y3 y'"' C3Gi ~to the-G4y--~a
-+ate--' evem s-&hai~-- -by-- s 'v~d -c;rm-the
f4Y!^~d1"~ lA8(~t`f"""thc-o d~~T~.l'iH"""'EJ~
' , . iay--,,ho-u4
9
5 f
V' y irG radeLT pe 1Gr 3~'~~,A.-~i-he-Ci':
, GY e a,
All
~ g
- {e1'G t+eY1Ied,bI~
~ 4~xc7 t -G
. j
Ordinance No. 6239
May 27, 2009
Page 88 of 114
. pF;vate ,
18.48 ,
, inGlUding, .
, , and
nerefinrl hgr tha fira rlor»r}mant
. ,
. ,
,
. , aGG
adjar.ent property not subieG ka -:,h 8 a---sub~.
15t1 --,E-rcrne^~ m~*I~ r~deir-tr +i~ivr4 Ceeh-.nc~r°taa~n# fnr°~ ' ari~vrs~r, inn
. . -°i-rg-c+...a~ - ..at Yi~....,~u~.,.~~r-rc~1'~F~"--~c~r;
t ,
aGtion.
e_hydra_a.n_t a+ rnrra airndh~ . . -a a'm',p°r-'-'~t ~an~r' r! [?0_ nr-l
, , . ~ , i~' , . , a6.030
" rd-. f ) • f
17.111. 1 Yl t1F;(5 C31ar°~ni3 rsn rlirarfrrer'c rlcaricEne°s
"-f~-GTiP'S.sVT'G/3-eT .
. ~
`e$'7 IIteA FA°1A tf "(~gsePrd3TGe
-LE -C+L.30.7"V .
.
Approve
~ t
• , ,
w+t ' -ffie- sheF.
Ordinance No. 6239
May 27, 2009
Page 89 of 114
. ,
,
final • , _
r ±
r •
t
18.0616.1.1601. • S 9 ° f 2006, Ord. 5164 1
1998; nrr4, ) i • F
days or-4he- plat " . dnd Ii~AtrJ_j.«~ ~ARy
{
. . -4-644 " F 1 ' f F ' 9
Yl~ IC*C*1 B~t°E ._P-l'O t A~ ._.eY'CX~~'T~~b'S--'&E~.+ FT L7 6Y~F~ YflCLi'lY ~f1 __L("1~~~~
e F=-b ' _..C3f--C-~~6~C~-~~2~ are meet~
4840
h h ' , h Ord, J 1998; '
F V
-1- T. _'fr--r : v,q0.,..~~~eF°aS`*.w ~.,,.I F~~3f~3 .
T7UT~7i yy~, __W /yy^pg*~_ _"~7T (°qp°-6Ty'~t. T~ ~snf4n h aAn hmTTTi4tnrla~nr7tnr
1f ara""7TTim8'~.irV44sSn~°n~r~. $^y^9~gy °y
7Y' ~{+TeT.J{~~yVS~~TC'k. r"UTTYL~r FT L T3TCC~1~~CaT
. . h released - ' aOo5'Tiri.i "b-y.
rnt-oncdrl Tv- - ~ ha~ aar af+nr •~rrnr~4hnro tn
@--y v
SUG- ~.'ETK~~s;--...fo# -lng-.-...'d iG
. . 600-6 y Ord.
3 2
3 1998; Ord. f 1996; Ord. .
Ordinance No. 6239
May 27, 2009
Page 90 of 114
17 1/( 11111 imnrnsromanf r,snfairmme~
. 6006. (OFd. > 1998; QFd. s r •
> 1996; gFd. 4296 § 2, 19984
. 6006. (OFd. , 1998; GrA. A 0-40 § 1, 1996; QFd. 4296
§ 2, 1*.,v94
I
Ordinance No. 6239
May 27, 2009
Page 91 of 114
Chapter 17.16
MEIGHBC1RH00 CIRCULATION PLAN
Sections:
17.16.010 Nei hboncood Circulation Plan. SGOpe.
17.16.01ei hborhood Circulation tan.
A. Purp,ose. A neiqhboncood circulation plan is canceptual plan that oufilines
the vehicuiar and nan-motorized circulation vuithin and between a r~opased
lat and the surroundin area consistent with fihe Cit 's com rehensive
trans ortation lan. The nei hborhaod circulation plan allows the cit to
coordinate and plan far future circulation networks thaf will provicie
firanspcartation aIfiernatiues for citizens o# the city.
B. A licabilit . A nei hborhood circufation plan shall be submitted far all
preRiminarv p1ats and binding site lans pursuant to aopl6cation requirements of
ACC 17.10 and ACC 17.24.
G. Com anents af a Nei hborhaod Circulation Plan.
The Neiqhboncood Circulation Plan shall shaw th~ foliowing:
1. Planned street s stem, The lanned street sstem musfi be com a#ible
vuith th~ ci~ 's corr~ reher~sive #r~~s a~t~tian lan. Develo ment which is
proposed in areas of fihecifiy which have aplanned street systet°n which is a
part of the comprehensive plan or the city's six L6~ear p1an, and anv other
street lan, shall rrake rovisions for such sfreets and must not cause
im lementation of such street lans ta becorne unattainable.
2. Non-motorized trans cartation routes. Preliminarv plats and bindin_qsite
Eans which are roposed in areas of the cit vvhich have {anned routes or
facilifies for bic cles e uestrian or other non-motorized trans ortat€on mode
which is a part aF the comprehensive plan ar the cit 's six (6) year lan, and
anv other street plan, shall make provisions for such routes and rnust nat
cause im 4ementation of such routes to become unattainable.
3, Anon-motcarizecC circulation system sha[I be inteqrated infio the overall
subdivosion and surraundinq area.
a. When abuttin vacant or underdeve9o ed land new develo ments
shall rovide for the o arkunit for future cannectian to its interior athwa
system fihrouqh the use cafpathwa stub-outs, buildin configurafiion, andlar
Ordinance No. 6239
May 27, 2009
Page 92 of 114
arkin Iot la out. The ro osed location of future non-mc,torized and edestrian
connections shall be reviewed in con'unction with a licable develo ment
a praval.
b. DeveEopments shall include an integrated non-matorized
circulation s stem that connects buildin s o en s aces and arkin areas with
the ad'acent street sidewalk s stem.
c. Pedesfirian connectians fio existinct or proposed trailslpedestrian
routes on adjacent properties shall be prouided unless there are physical
constraints such as sensitive areas that reclude the construction af a edestrian
connection.
6006 §A-; 20AQ94
~ 7..-€-r--1v.01 e:
'1'ha hr°oeer'd<srer ienns-sepaTr-at;ng°haacv~v-vi re--4 -`oi-f-e -
; -~GvW d; , a 7UG4jU:" , .
d°,~ioriL
-P-Y Y Yii il ~1 ls-f-G 6~Agn , Yl"` 4 P'_i~~ 9~L7~57C f_.'-parG 9 +.TTL,-- w~$FT H V P i f°d°tYB'f'_? IYS C
dre ~ , y
jnSLA '
° 5
6-1 . 1 1
. F d€ ° 'sh-any-~aze,-~~qt-er - 'se-depr ~ef
aGGes&-Gr-ut+4t' ;
F. ;
M. . , -2 ;-0r4-484 4 . 9 , 1-19 . q.
14.0&02 , SiX
~£ncc~innl±E irveyer
,
,aw h-- als-40 . prGved
nmrtnyarl ated y-ha•s'1er enl
r;
Ordinance No. 6239
May 27, 2009
Page 93 of 114
. ,
fi7tG1 : oY
s
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, -rke ~QG . t W ~ c(. -Tl'1T })P it i' 4Ti-39Jf }
A-
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GP'
f
.
lets
y
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;
~~jur+mflnt•
,
. A'S y ff-appliGable,
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syst°'ra'~
44. aton-bl$ck-s- ded....-.f^uF_.-_.. tn4 n~w_ner( )c>ursa.~ayvr;
a - -g -t~}-- ` ~
pr-Gvide-s-#or-~ ~ ~ sLfefe-RGc, -r et$hv.- ed--1 .
9: - - ' g
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.
....-..."e-6ty-m u ed- W 4epe#
3G-~~ys-p4Gr4G4he-a i~~ ~ t-e. ..-r
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surveyor's fl)lttflt fl }K"S~~E ~9 ' §
, . ~ .-u F1 - ~ .s--~' - ^ -ing
F °
GOMPI sy ~eGtigR
l.X( • Q7~~7 .7'd-' "'t4 i~
require, 1-1
u ient--~°.ef+-~ nti , deSGFibed t---Gr-fGu .
Ordinance No. 6239
May 27, 2009
Page 94 of 114
VVhen rn.rvpriate, th° supjey .Jhuii-fefer-~..-rrrv°-3i°.'ivis 6 +Unreesc t'at J.nn~,~arlaj...,~the
,
H. , the
+
rent
r"r
"
"
' ) 2006; (Drd. f f ' Y 1922-1
Tc~'a-tt'Z(1 pr~lminEC~ r~~itrn ra~riaen~
,
c$F1 , 4Gant4Ci#'-~-1odiff~~ops--C3r der'ried-"y"v'.Eth~}E-._-...'~-3Aa,7 s-d
d --to-bE.' GOMplet .
. , ,
the ire .
A. The ~ -fG " ~
~ayS-4f~- .
$ w 9f-#tGS ' l un , G#G
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, ' f`f YJT""s 'E'""niFi3i~1,~' !]YSE'1"1f°!~Y4F
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. ~
fee-orded Mylar-C 1- t c4ty appIiGa .
. ff -aggr-ae~ved--pe t '&-c-ec-asien- - e a+y--1-iqe
9 9
tt't-~~ (E-~-~'j° ' _e ' 'ereEn ah..ll e4na4 e3r'tla nnrannled iv
~su n""A4X-j-8. . , . .
2008 ; . 6061
Ordinance No. 6239
May 27, 2009
Page 95 of 114
. r ° r e - r 1998, (DFd. r 19 r •
. , 1988.)
Ordinance No. 6239
May 27, 2009
Page 96 of 114
Chapter 17.18
~ MODIFICATIONS OF STANDARDS AND SPECiFICA1`IONS
Sections:
~ 17.18.005 Purpose.
17.18.010 Formal subdivisions.
17.18.020 Short subdivisions.
17.18.030 Findings of fact.
17.18.040 Conditions.
17.18,005 Purpose
This cha ter details methods of modif in standards or s ecifications of either
aformal subdivision or a short subdivision and fihe findings of fact that must be
made to approve such modification.
17.18.010 Formal subdivisions.
A. The hearing examiner may approve a modification of any standard or
specification established or referenced by Chapter 17.144-2 ACC ar established
or referenced in the city's desiqn standards or construction standards, upon
making the findings of fact in ACC 17.18.030,pr4vided that the hearinq examiner
shall cabtain the concurrence of #he cit en ineer far an re uests ta modif an
Cit of Auburn desi n or construction standard.
B. The request for modification shall be processed simultaneously with the
preliminary plat and the applicant shall submit the modification on forms provided
~ by the ~~~~~~nc
g-department. (Ord. 6186 § 15, 2008; Ord. 4296 § 2, 1988.)
17.18.020 Short subdivisions.
A. The planninq director ~ ~-xan*4ef may approve a modification of any
standard or specification established or referenced by Chapter 17.0944 ACC ar
established or referenced in the citv's desiqn sfiandards or construction
standards u on makin the findin s of fact in ACC 17.18.030 rovided that the
iannin director sha3l obtain the concurrence of the cit en ineer for an
requesfis ta madifv any Citv of Auburn design or construction sfandard.;
4
ca-at g.~.,Ft s ~ ca-'sn-rcar°vtc~r~4 L1rC",~' I
-t~- c.~c~-rr~rr-r~ , i .
• • _f.
B. The applicant shall submit the modification on forms provided by the
~--department.
17-14:-{~59(A):
.
. . . (Ord. y 2008,L-.
r 19884
Ordinance No. 6239
May 27, 2009
Page 97 of 114
17.18.030 Findings of fact.
A. 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 rights and privileges permitted to other
properties in the vicinity and in the zoning district in which the subject property is
located;
B. That, because of such special circumstances, the development of the
property in strict conformity with the provisions of this title will not allow a
reasonable and harmonious use of the property;
C. That the modification, if granted, will not alter the character of the
neighborhood, or be detrimental to surrounding properties in which the property
is located;
D. Such modification will not be materially detrimental to the implementation of
the policies and objectives of the comprehensive land use, GiFGulatien
transpartation and utility comprehensive plans of the city;
E. Literal interpretation of the provisions of this title would deprive the applicant
of rights commonly enjoyed by other properties in the same zoning district;
F. The approval of the modification will be consistent with the purpose of this
title;
G. The modification cannot lessen the requirements of the zoning ordinance.
Any such modification must be processed as a variance pursuant to ACC
18.70.010. (Ord. 4296 § 2, 1988.)
17.18.040 Conditions.
~ In authorization of a modification, the hearing examiner ar lannin director
may attach thereto such conditions regarding the location, character and other
~ features of the proposed modification as he or she may deem necessary to carry
out the spirit and purpose of this title and in the public interest. (Ord. 4296 § 2,
1988.)
Ordinance No. 6239
May 27, 2009
Page 98 of 114
Chapter 17.20
~ SUBDIVISION ALTERATIONSVAGATIOIf~~-"
Sections:
17.20.005 Purpose.
17.20.010 Sc~e.AppliGation, Streets 17.20.020 A lication. , , aRd .
17.20.030 Public hearing.
17.20.040 Assessments.
17.20.050 evised lat drawin s.
17.20.005 Purpose
This Cha ter rovides the rncess and re uirements for alterin an existin
subdivision af land that cannofi be accomplished thraugh anofiher Cand diuision
process.
17.20.010 5cope.
Alterations ta an existin subdivisian which cannot be rocessed as formal
subdivisions, shnrt subdivisions. boundar line adjustments or subdivision
vacafiions shal( lae prncessed pursuanfi fio the requirements of this chapter. (Ord.
4296 § 2, 1988.)
17.2 ,020 pplication.
A. When an erson is interested in the alteration of an subdivisian or the
alterin of an cartion thereof. that erson shall submit an a lication to the cit .
B. The applicetion shall contain siqnatures ofi the majoritv of fihcase persons
having an ownership interest of lots, tracts, parcels, sites or divisions in the
sub°ect subdivision or ortion to be alfered. If the subdivision is sub`ect to
restrictive covenants vvhich vvere fiied at the time of the a roval of the
subclivision, and the application for aIteration would result in the vioiatian of a
covenant, the application shall con#ain an aqreernent signed by aII parties subiect
to the covenants rovidin that the arties a ree to terminate or alter fhe relevant
cavenants to accom lish the ur ose o# the alteration of the subdivision or
partian therecsf.
G. The application shall also be accompanied by a drawinq shQwinq the details
of the alteration. Qrd. 4296 2 1988.
17,20,030 ubliShearinq.
The hearin examirrer ~hall cor~duct a ublic hearin ursuant ta ACG
17.10.030 on the ap licatian for an alteration and may a rave or rleny the
applicatian for aIteration of the subdivision after determining the public use and
interest to be served b the alteration of the subdivision. Ord, 6186 17 2008:
Urd. 4296§ 2. 198U
Ordinance No. 6239
May 27, 2009
Page 99 of 114
17.20.040 ssessments.
If an land within the aiteration is art of an assessment district an
outstandin assessments shall be e uitabl divided and levied a ainst the
remaining lofs, parcels, or tracts or be levied equitably on the lafis resulting fram
the alteration, (Urd. 4296 2, 1988.)
17.20.050 evised pla# dra ings.
A. If the hearin examiner a roves an alteration the a licant shall ravide a
revised lat drawin to reflect the alteration. The drawin shall also con#ain an
revised Iegal descri tip ons.
B. The revised drawinq shall be prepared bv a prafessionaf land surveyor
iicensed in fhe 5tate of ilVashin ton if the director determines the altera#ion is
detailed enc,u h to re uire com lete and accurate drawin s.
C. The revised drawinq shall be signed by the applicable departments
pursuant to this title and be recorded at the appropriate King County affices for
ro erties located in Kin Count ar recQrded at the a ro riate Pierce Count
offices #or ro erties located in Pierce Count . Ord. 6186 18 2008; Qrd. 5170
§ 1, 1998, Qrd. 4296 ~ 2, 1988.}
P-0rtinri tharore°~ y~rc~ rJac~~a~,n~+carl n"fr-~~Yi4Gffr,iC'~L.'~.r41 T~+.,rl r[tir-lin~}ntl fnr k--~sa°-irhnt peF6on
4 --5'S+fGTrT-~C t..YCrr/QT.3 3
Ci"d'Yfa77'CF`fT"'-"'L7'~ T,s'$-~C :%L'°~'~~Y9,Y1 1'~ ~'~'9Gt. C*11{"1!^~Il$IC If1F^t EC'_'C'Cl'~=~i:1"tb'Ci'V .r.+
813Y~ 13-C7T'G43L.1B.T~741~7ffiJTI'- F? a'7
, r-VAI'FiG-~i-Wefe- --a~- - -,ubdNf ,
d4e
~ ar rik; n parr~' .-~+o r~, ~ e° oe
~GGe I ~
. 9
1-m~O.st)a-voz-v--c`sii°~ja°'~a-, 7v1a,-~i~ise
° 9 !
f~r ~ie'~~lv1t'a iGn _i-anr~r-t-t~~sn_'1'? Ar ~ntac'.~E43_ ho e eteli~ -`t~
vaGat .
.
(v'-ca;--"-h~ -9&§,,,,2.....4.988-.)
. . ` . ~ ~ % .
tt~
g-pufsuY"~"E't'- jGG
Ordinance No. 6239
May 27, 2009
Page 100 of 114
. . ,
. ,
,
,
,
,
C. #ai . - t--t*-e
pFopeFty,
Ordinance No. 6239
May 27, 2009
Page 101 of 114
Chapter 17.22
~ SUBDIV151ON VACATIONS ALTERATI
Sections:
17.22.005 Purpose.
17.22.010 A lication, .
SGope-
17.22.020 Streets, raads, and alleys. AppliGat+en:
17.22.030 Public hearing.
17.22.040 Title to vacated properkv, ~~meRt.
17°:22:050.,.-,...TD°~$~~C.°'1
17.22. 05 PUf°p(JSe
This cha ter rovides s ecifications for the rocess and re uirements of
vacating a subdivision ar pcartion of a subdivision, ar any land cledicated for public
use, except riqht-af-ways associated with public streets.
17,22.0l0 Ap,plication.
A. The a licatian shalE set forth the reasons for vacation and shall contain
si natures of all arties havin an ownershi interest in fhat ortion of the
subdivision subject fio vacation. If the subdivision is subject to restricfiive
cavenants which were filed at the time of the apprQVa( a€ the subdivisican, and the
a lication for vacation would result in the violation of a covenant the a lication
shall con#ain an a reement si ned b al( arties subject to the covenants
providing that the parties aqree fia terminate or aIfier the relevant covenants to
accomplish thepurpose of the vacafiion of the subdivisiQn or portifln thereof.
Grd, 4296 2 1988.
17. . 20 treets raads,,,an alleys.
A. When the vacation a lication i§;~ oecificall far a road, street or aEle the
procedures for sfireet vacatian in Chapter 12.48 ACC shall be utilized for the
vacation.
B. tlVhsn the a lication is for the vacation of the lat to ether with the roads,
streets, and/or al6e s the rocedure for vacatian in this cha ter sha6l be used.
(Qrd. 4296 § 2, 1988.1
17.22.030 u lic hearin ,
The hearinq examiner sha11 cQnduct a public hearinc~pursuanfi to ACC
17.10.030 on the a lication far a vacation and ma recommend to the council to
a rove or den the a lication for vacation of the subdivisiqn after ~~~in
fhe public use and interest to be served bv fihe vacation of the subdivisior. The
caunci[ shall adot.by ordinance any apprcaval of a vacation pursuant to this
cha ter. Ord.4296 2 198U
Ordinance No. 6239
May 27, 2009
Page 102 of 114
97.22.0 0 Titfe to vacated property.
A. [f any portion of the fand contained in the subdivision was dedicated to the
publc forpublic use or benefit, such land, if not desded to the city shall be
deeded to the eifiy unless the city council shail set forth fiindinqs thafi the public
use would not be served in retaininq title to those lands.
B. Title to the vacated ra ertshall ves# rrvith the ri htful owner as shown in
the caun records. If the vacated land is land that was dedicated to #he ublic
for pubEic use other than a road ar street, and fihe citv cauncil has found that
retaining title tca the land is nat in the pub(ic interest, title therefio shall vesfi wifih
the erson or arsons ownin the ro erfi on each side thereof, as determined
b the cit councif. VV'hen the rnad or street that is ta be vacated was contained
wholly within the subdivision and is part af fihe boundary of the subdivision, fiitle fio
the vacated road ar street sha(1 vest with the owner or owners of property
contained within the vacated subdivisian.
C. If it is necessa to retain an easement #hrou h an artion of vacated
ro eC#Y, the easemenfis shall be ~roperly executed and recorded concurrent with
the ardinance approving the vacation. (C>rd. 4296 § 2, 1988.)
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Ordinance No. 6239
May 27, 2009
Page 103 of 114
"TTCL . 4I4' p l~ Ca~Sr~'71 6lIIRtS.
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Ordinance No. 6239
May 27, 2009
Page 104 of 114
Chapter 17.24
I t !1" PL.A
17.24.010 P~arp€~~g .
17.24.020 A roval F'rocess °lann;-n hda+i„h
17.24.030
17.24.040 Certification of Site Plan ~~ornpliance .
17,24.050 Vacation or AIteration of Appfc~~~~~~~
17.24.01 0 Pur
Pcrse.
The ur ose of the bindin site fan rocess is to rovide an alternative to the
standard subdivision process for s ecific types af development. The binding site
plan shall only be applied far the purpose of dividing land for:
A. Sale or [ease of commerciall - or industriafl -zoned ro ert as rovided in
RCW 58.17.040(4};
B. Mixed use develo ment; and
C. Candominiums as rovided in either RCtN 64.32 or 64.34 consistent with
RCW 58.17.040(7).
17.24.020 raval rocess.
A. Approua4 process. An ap~lication for a bindiroq site plan review shall be
rocessed b means o# a T e II rocedure in Title 14 and ursuant ta a licable
sections of Title 18 the Zonin ~c~~e usit~ ~ raval criteria ir~ ~ec~ic~n B below.
B. Preliminary bindinq site plan approval. The Planninq Director or des6qnee shall
have the authority to review and apprave, denv or approve with conditions a
ro osec! bindinq site lans for the ur oses of Iand division as described in ACC
17.24.010. To rant reliminar a roval for a bindin site I~r~ ~ lic~tic~n the
Planning Director or desiqnee, wifih concurrence from the City Enqineer for public
facilities, must determine that the bindinq site plan is in accordance vvith the
followim.
1. A licable standards of Title 12 Streets and Sidewalks Title 13 Vidater
Sevver and Public Utilities Title 15 Buildinci and Gonstruction Titfe 16
(Environment). Title 1$ (Zoning) and Tifile 19 (Impact Fees) and the applicable
plan policies of the Comprehensive Plan outlined by staff as bein applicable to
the roposed devel~ me~t:
Ordinance No. 6239
May 27, 2009
Page 105 of 114
2. TechnicaE standards contained in ACC 17.14 Im rQVement Re uirements for
Subdivisions,); and
3. Re uired miti ation measures im osed as a art af the SEPA review rocess
if applicable.
C. The City Enqineer shall approue the desiqn and construction of all public
water, sanita sewer, storm draina e and streets or that invalves rivate storm
draina e or that lies within an arsa of s ecial flood hazard. This a roval shal( be
obtained prior to the grantinq of fiinai binding site plan pursuant to the provisions
of ACC 17.24.040 and shall accur in accordance with the City's specified
engineering approval procedures.
D. All develo ment shall be in conformit with the a roved bindin site plan and
an existin or subse uent a licable ermit a roval, Each bindin site plan
documenfi shall reference fihe requirement for compliance vvith any existing or
subsequent permit ap roval.
E. Final approval must be acciuired vvithin 5 vears of Preliminary approval, after
which time the relimina bindin site plan a roval is vaid. The Plannin
Director ma rant an extension for 1 ear if the a 1icant has dili entl ursued
submittal ofi the final binding site plan within the 5vear time period; provided,
however, the a licant must fils a writterr re uest with the ori inal decision maker
re uestin the extension at least 30 da s before ex iratian of the 5 ear eriad.
17.24.430 A lication u ission e uirements.
A. Submission re uirements, tNhenever an a licant desires to create le aI
lots bv means of a binding site plan pursuant fio this Chapter in canjuncfiion
with a new develapment car existinq development. the applicant shall
com 1 varith the re uirements of this cha ter and shall submit the fallgwin
in addition to a11 other infarmation specified in fhe binding site plan
application checklist:
1. A lication mafierials in accordance with ACC 17.02.065.
2. A neighborhocad circulation plan meetinq the requirements of ACC
17,16.
3. Plans. The a lican# shali rovide the followin plan information:
a. Existin Conditions Plan, An existin condition plan that
prouides information, includinq but not limited fio: land uses and
land development vvithin the vicinity, proiect site detaii, anc!
location, names details relatin to existin and ro osed
Ordinance No. 6239
May 27, 2009
Page 106 of 114
s#ructures existin and ra osed infrastructure and other
detail as re uired b the bindin site lan a lication.
b. Bindin Site Plan. The ro osed bindin site lan and detail
as nofied in bindin_q Slte plan application checklist.
c. Narrative. A camprehensive narratiue addressing how the
develo ment com lies with #he technica( standards in ACC
17.14 Im ravement Re uirements - Subdivisiansalicable
sfiandards of Title 12 {Streets and Sidewalks). Title 13 (Water,
5ewer and Public Utilities), Title 15 (Buildinq and Construction),
Title 16 Environment Title 18 Zonin and Title 19 lm act
Fees and the a licable fan olicies of the Com rehensive
Plan autlined by staff as being applicable to fihe proposed
development.
d. Conceptual utilitv/site rq adinc~pian and/or methadoloqv
prepared in accordance with the Cit '~m_prehensive plans,
standards or ordinance requirements inclusive of adequate
horizontal and vertical information to insure that utilities can be
constructed consistent with the binding site plan lavout and the
locatian of other utilities other #han thase provided b t~he city.
e. Conceptual transportation site plan for streets. pedestrian.
and bike facilities inclusive of adequate horizontal and verkical
information to insure the trans orkation facilities can be
canstructed consistent vvith the bindin site lan ia out.
f, Title report, with liability for errors not to exceed the
assessed ualue of the lots on the dafie of application. The tifile
report shall be issued no more than 30 davs priar to the
a lication date.
17.24.040 Certificafiion of `rte tan o liance.
A. Certification rocess. An bindin site lan a roved under the rovisions
pf Section 17.24.020 shaii be certified to complv with the requirements af this
chapter bv the Director or desiqnee. Certification shall consist o€ the signatures of
the Plannin Qirector and Cit En ineer and other Cit de artment
re resentatives and re resentatives af outside a encies as deemed a ro riate
by the Planning Directar, and recarding with the apprn riafie counfiv affice with a
record of survev. The survey document shal6 include aII required notes pertaininq
to develc~ ment o~ the r~ erties ~n~ ~~f~terr~er~~ !e a[I bindin a[I current and
Ordinance No. 6239
May 27, 2009
Page 107 of 114
future owners to com f with the conditions of a rpval. These ma be rovided
as separate dacuments.
B. Revacation af certificatiarr. Certification ma not be revaked unless the
Director finds that the plan, use ar development project vvauid vialate the
requirements of the Auburn City Code or the Revised Code of VVashington.
C. Criteria for creation of lots arcels or tracts. Lots arcels or tracts created
thrau h the bindin site Ian rocess shall be considered le al Iots of record. The
number of lats, tracts, parcels, sNtes or divisions shall not exceed fihe maximum
number allowed by the applicable zaninq district designation and other applicable
re ula#ions of Title 18 Zonin .
D. Le all res onsible art . All rovisions conditions and re uirements of
the bindin site lan shall be le all enforceable on the urchaser or an other
person acquirinq a lease or ofiher ownership interest of anv lot, arcel or tract
created pursuant to the bindinq sifie plan.
17.24.050 Vacatian or Iteratron of A roved Bin in ite lan,
A. Alteration or vacation. A bindinq site plan may be altered or vacated if
re ues#ed in writin b all owners of the ro erties direct! affected. An
appiicatican shall be submitted on a fcarm prescribed bv the Director or desiqnee.
In the instance of a revision the applicant shall submit all a€ the materials
re uired for relimina bindin si#e ian review. In the instance of a vacation the
burden of roof for 'ustif fn the vacation of the bindin site lan shall be on the
applicant. The a,pplicant must prove that no property, either within the baundaries
of the property ta which the binding site plan is applied or adiacent pro erty, will
be adversel im acted; the vacation will not have an adverse im act on the
rc~vi~ion o~ ~tilities in the area; no o~r~ s aces csr recreational facilifies will be
adversely affected by the uacatian.
B. Procedure fvr alterafiican or vacation. The decision on an alteration or vacatian
af abindinq site plan shall be reauired to go throuqh the same procedures as an
ori ina! a iication includin notification and re aration of staff re orts. The
aeal rocedures for bindin site lan a rova[ sha€I aIso be a licable to a
requested alfieration or vacatinn.
17.24. Pl1Pl Ruhlir hearinn nr°'r4 -f rsr°sEirrac.-rvc..nn
r rc.
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r srhn''~'e'fc+-"p-,f"F A-...~+I. ' 'Rg te^'s E^ce hIIld p'asfn~rr~_5.
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Ordinance No. 6239
May 27, 2009
Page 108 of 114
, ~
;
the ,
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s r-^cap^v~°va--,~r'-~-'ref'rur icrr
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ined:
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f'af+.yp ° f 2008; Ord. 9
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17.204 113Cl a~tionr:
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Ordinance No. 6239
May 27, 2009
Page 109 of 114
. (Ord, , 1996; Ord.
2;
Gity 9
•
Gity f
, ' idorar $ha#
T
B. The planniRg GOM y upon its owR motion rall for a publiG hearing
to arnend any portion or ali of thi- t'itle, ~'t t^~~urniiii sKFat
1
• • e t nrA. f
Ordinance No. 6239
May 27, 2009
Page 110 of 114
Chapter 17.26
CLUaTER SUBDIVISIONS
17.26.010 Purpose.
' 17.26.020 Sco s.
17.26.025 Process.
17.26.030 Requirements.
17.26.010 Purpose.
The ur ose of this cha ter is to rovide for the clusterin of lots within a
subdivision anto a portion of the site, while maintaininq the underlying allowable
density. Cfustering allavvs development ta occur at an aopropriate density for
infrastructure services. It also rotects environmentall sensitive areas b
clusterin lats awa from these areas.
17. 6.020 Sco e.
This requirements of #his chapter shall be mandatory fior all residential
subdivisions and short subdivisions located in the urban se arator overla area
as delineated in the cify of Auburn ccsmprehensive zoninq map.
17.2 . 2 rocess.
Clus#erin shall be accom lished beither a short subdivision or formal
subdivision _process as outCined in Chapters 17.09 ACC {shorf subdivision}, or
17.10 ACC and 17.12 ACC (formai subdivision) based upon the number of Iots
beinq created.
17, .fl30 Requirements.
A. All subdivisions and short subdivisions in the R-1 zanin disfrict shafl be
re uired to be clustered pursuant to this section when fihe propertv is lacated
wholl v oir parkially within an urban separator as designated on the cifiy of Auburn
com rehensive 1gnd use Ian ma .
B. Cfuster subdivisions and short subdivisions shall be sub'ect to ~he
develapment standards outlined in Chapter 18.07 ACC, as modified by Ghapter
18.21 ACC, These standards include but are not limited tca minimum Iot size
width, ards setbacks arkin landsca in si na e e#c, C. A licants for cluster subdiv€sitans shall demonstrate com [iance to all
applicable desiqn standards and consfiruction standards for the City of Auburn.
D._The--pravisions of this Title, as well as other applicable portions of the
Auburn Cit Code, shall a I unless s ecifica[I exem ted. In addition the
followin standards shall a Pto clus#ered subdivisions ar short subdivisions:
1. Location. `T'he cluster residential development shall be required in the R-
1 zoning district within urban separator areas.
Ordinance No. 6239
May 27, 2009
Page 111 of 114
2. Permitted uses. Permitted uses in cluster residentiaf develo ments shall
be consistent with Chapter 18.07 ACC, as modified by Chapter 18.21 ACC. In
no case shall zeralot line development be permitted in a cluster subdivision.
3. Minimum area. No minimum area is established for a c(uster residen#ial
devel4 pment.
4. Permitted densit . The maximum number of dwellin units ermitted in
a clusfier development sha11 be na qreater fihan the number of dwellin-q units
al6owed pursuant to Chapter 18.07 ACC, as modified by Chapter 18.21 ACC.
5. Lot size. The lot area of individual buiEdin lots within a cluster
subdivision or short subdivision shall be no less than #hat rovided for in Cha ter
18.07 ACC, as madified by Chapter 18.21 ACG. New lots ereated by any
subdivisian or shork subdivision action shall be clustered in groups not exceedinq
ei ht 8 units. There ma be more than one 1 cluster er ra'ect. Se aration
between cluster rou s shal[ be a minimum of ane hundred twent 120 feet.
6. Lot width. The lafi uvidth far individual building lots in a cluster
subdivisiQn or short subdivision shall be na less than that provided for in Chapter
1$.07 ACC, as madified by Chapter 18.21 ACC.
7. tJther development standards. Deve[opmenfi standards ather than lcat
size and lat vdidfh shall be the same as are reciuired by Chapter 18.07 ACC, as
mQdified by Chapter 18.21 ACC.
8. Common p en s ace.
a. Rmount re uired. The common a en saCe Itl a CIUSter SUbdIVESfOt1 Or
shorfi subdiuisian shall be a minimum of fifty (50 ercent aF the parcel, and mav
include crifiical areas and their buffers,
b. Nonconstrained areas defined. For ur ases of this section the
nonconstrairsed area of the arcel is defined as all areas of the arce6 minus
critical areas, as defined in Chapter 16.10 ACC as currently and hereinafter
amended, and buffers,
c. Buildable Area. After accountin for the 50 ercent o en s ace
re uirement, the remainder of the nonconstrained area of the arcel sha61 be the
buildable area of tbg_parcel,
d. Lavout of common capen sace. The common open space tracts
created b clusterin shall be located and confi ured in #he manrter that best
connects and increases rotective buffers for environmentall sensitive areas,
ccannects and protects area wiidlife habitat, ereates connectivity between the
o en spaceprovided by the clustering and other adjacenfi open spaces as well
as existin or lanned ublic arks and trai[s and maintains scenic vistas,
e. Future develo ment rohibited. Future develo ment of the common
open space shall be prohibited. Except as speciFied on recnrded documenfis
creatinq the cammon open space, all common open space resultinq from lot
clusterin shall not be altered or disturbed in a manner that de rades ad'acent
environmentall sensi#ive areas rural areas a ricultural areas or resource
lands; impairs scenic vistas and the connectivit betvveen the open sace
rrauided by the clustered development and adiace~~~de. r~
Ordinance No. 6239 May 27, 2009
Page 112 of 114
wildlife habitat° and im airs the recreational benefits en'o ed b the residents of
fhe development.
f. Gonveyance of common open space. Such common open spaces shall
be conveyed to residents of the development, ccanveyed to a hameowners'
association for the benefit of the residents of the develo ment or conve ed to
the cit wi#h the cit 's consent and a roval.
Section 2. Implementation. The Mayor is hereby authorized to
implement such administrative procedures as may be necessary to carry out the
directions of this legislation.
Section 3. Severabilitv. The provisions of this ordinance are
declared to be separate and severable. The invalidity of any clause, sentence,
paragraph, subdivision, section or portion of this ordinance, or the invalidity of the
application thereof to any person or circumstance shall not affect the validity of
the remainder of this ordinance, or the validity of its application to other persons
or circumstances.
Section 4. Effective date. This Ordinance shall take effect and be
in force five days from and after its passage, approval and publication as
provided by law, and the changes to the Auburn City Code set forth herein shall
take effect on June 15, 2009.
INTRODUCED: ,IUN 12009
PASSED: JUN 12009
APPROVED: -11-~I~ nno
Ordinance No. 6239
May 27, 2009
Page 113 of 114
CITY
J
PETER B. LEWIS
MAYOR
ATTEST:
Dan'elle E. Daskam, City Clerk
APP VED TO FORM:
,
ni B. e' , ity A orney
~
Published: v,
Ordinance No. 6239
May 27, 2009
Page 114 of 114
CITY OF T
AliBURN Peter B. Lewis, Mayor
WASHINGTON 25 West Main Street * Aubum WA 98001-4998 * www.auburnwa.gov * 253-931-3000
STATE OF WASHINGTON )
)ss.
COUNTIES OF KING AND PIERCE )
I, Danielle Daskam, the duly appointed, qualified City Clerk of the , City of
Auburn, a Municipal Corporation and Code City, situate in the counties of King and
Pierce, State of Washington, certify as follows:
1. The foregoing is a full, true and correct copy of Ordinance No. 6239
(the "Ordinance") duly passed by the Council and approved by the Mayor of the said
City of Auburn, on the 1st day of June, 2009, as that ordinance appears on the
minute book of the City.
2. Ordinance No. 6239 was published as provided by law in the Seattle
Times, a daily newspaper published in the City of Auburn, and of general circulation
therein, on the 4th day of June, 2009.
Witness my hand and the official seal of the City of Auburn, this 29th day of
June, 2009.
Danielle Daskam, City Clerk
City of Auburn
AUBURN * MOKE THAN YOU IMAGINED