HomeMy WebLinkAboutITEM VIII-A-1*
CITY OF
~ Ai
~ WASHINGTON
AGENDA BILL APPROVAL FORM
Agenda Subject
Date:
Ordinance No. 6239: Title 17 Subdivisions Amendments
Ma 26, 2009
Department: Planning, Building
Attachments:
Budget Impact: N/A
and Community
Executive Summary of Amendments
to Title 17 (Subdivisions)
Ordinance No. 6239
Administrative Recommendation:
City Council introduce and adopt Ordinance No. 6239.
Background Summary:
The Development Code and Design Standards Update Project (or Code Update Project for short) involves
the comprehensive review, evaluation, and amendment of key City of Auburn development regulations
and design standards, including the City's Zoning Code, Subdivision Code, and Engineering Design
Standards.
The Code Update Project began in September 2008 and is progressing in two phases. Phase 1
addresses the residential portions of Title 17 (Subdivisions) and Title 18 (Zoning). Phase 2 will primarily
address the non-residential zoning standards of Title 18 and will also address elements of Title 14
(Project Review). Phase 1 is scheduled for completion in June 2009. Phase 2 is scheduled for completion
in September 2009. The update of the Engineering Design Standards is being accomplished concurrently
by the Public Works/Engineering Department and is subject to approval by the Public Works Committee
of Auburn City Council.
L0601-6
03.4.2.1.2
Reviewed by Council & Committees:
Reviewed by Departments & Divisions:
❑ Arts Commission COUNCIL COMMITTEES:
❑ Building ❑ M&O
❑ Airport ❑ Finance
❑ Cemetery ❑ Mayor
❑ Hearing Examiner 0 Municipal Services
❑ Finance ED Parks
❑ Human Services ED Planning & CD
❑ Fire 0 Planning
❑ Park Board 0 Public Works
Z Legal ❑ Police
~ Planning Comm. ❑ Other
0 Public Works ❑ Human Resources
Action:
Committee Approval: ZYes ❑No
Council Approval: ❑Yes ❑No Call for Public Hearing 06 / 01 / 09
Referred to Until / /
Tabled Until
Councilmember: Norman
Staff: Baker '
Meetin Date: June 1, 2009
Item Number: VIII.A.1
Page 1 of 2
AU$URN* MURE THAN YQU IMAG[NED
Background Summary Continued
The Code Update Project is intended to meet four key objectives:
• Respond to the change in the City Council's role in the quasi-judicial decision-making process for
land use and development review process by updating regulations and standards to insure that
community goals and expectations are addressed.
• Improve the readability of the development regulations and design standards and make them easier
for property owners, developers, and City residents to use
• Update the development regulations and design standards technical content to address known issue
areas and better support the City's development review and quasi-judicial decision process
• Ensure that the development regulations and design standards are coordinated and consistent with
Auburn's Comprehensive Plan and other state land use and environmental requirements.
The City of Auburn Department of Planning, Building & Community conducted a substantive public
outreach and information effort for Phase 1 of the Code Update Project inclusive of:
• 6 hours of public hearing over 2-day period (May 5, 2009 continued to May 7, 2009) by Planning
Commission
• 1 Public Open House with notices sent to over 1,000 potentially interested parties, publication of a
meeting notice display ad in the Auburn Reporter and meeting notice posting on the City's web site
• 6 advertised public special Meetings of the Planning & Community Development Committee - in
addition to review & discussion at regular Committee meetings
• 3 advertised public special Joint Meetings of Planning & Community Development Committee and
Planning Commission
• 2 Briefings to Planning Commission at regularly scheduled public meeting
• 5 Code Working Group (Citizen & Interested Parties Advisory Committee) Meetings
• 1 Special Meeting with Interested Code Working Group Members on the Engineering Design
Standards Update
• Establishment of a dedicated project information web page on the City's web site -
http://www.auburnwa.gov/business/Planning_Development/code_update.asp
The Planning Commission conducted a duly advertised public hearing on the proposed amendments to
Title 17 on May 5, 2009 that was continued to May 7, 2009 with public noticing. Following the closure of
the public testimony portion of the public hearing, the Planning Commission deliberated and on a positive
motion vote recommended approval to the City Council with modifications of the amendments to Title 17
(Subdivisions). -
The Planning and Community Development Committee reviewed with staff the recommended
modifications from the Planning Commission at its regular meeting on May 11, 2009 and an advertised
special meeting on May 12, 2009.
Ordinance No. 6239 comprising the amendments to Title 17 (Subdivisions) was reviewed by the Planning
and Community Development Committee as an action item at its May 26, 2009 regular meeting. The
Committee on a motion vote recommended forwarding Ordinance No. 6239 with amendments and the
removal of draft text pertaining to cluster subdivisions to the City Council for Council action. The
Committee directed staff to bring back the draft text on cluster subdivisions for continued refinement and
future Committee recommendation to the City Council. Ordinance No. 6239 was presented for information
purposes to the Municipal Services Committee on May 26, 2009 and to the Public Works Committee on
June 1, 2009. A public hearing before the Auburn City Council on Ordinance No. 6239 is scheduled for
June 1, 2009 and has been duly advertised.
The legislative record for the amendments to Title 17 is on file with the City Clerk.
Page 2 of 2
Aj,,jB,UFN* MC7RE THAN YOU 1MAGlNED
Executive Summary - Title 17 (Subdivisions) Amendments
Code Update Project:
In 2008, the City of Auburn City Council directed the Planning Commission and City staff to
conduct comprehensive updates of Title 17 (Subdivisions) and Title 18 (Zoning) of the Auburn
City Code and the City of Auburn Engineering Design Standards. The City of Auburn Code
Update Project is a two-phased project that started in September 2008 and is currently
scheduled for completion in September 2009. The Code Update Project has four key objectives:
1. Respond to change in quasi-judicial process for City Council through updated regulations &
standards, 2. Improve the readability and ease of use of City regulations & standards - more "user-
friendly";
3. Update technical aspects, development standards & process requirements to address
known issue areas;
4. Improve the City's development review process and quasi judicial decision-making process
through for the provision of better customer service; and,
5. Ensure land use standards and engineering design standards are coordinated & consistent
with the City of Auburn Comprehensive Plan, Capital Facilities Plans and other regional and
state land use & environmental requirements.
Phase 1 of the Code Update Project focused on amendments to Title 17 (Subdivisions) and
Title 18 (Zoning). Phase 1 began in September 2008 and is scheduled for completion on June
1, 2009 pending City Council approval. Phase 2 of the Code Update Project that will focus on
amendments to other chapters of Title 18 (Zoning) and process amendments to Title 14 (Project
Review) will begin in June 2009 and is currently scheduled to be completed in September 2009.
The concurrent update of the City's engineering design standards also began in 2009 and will
address standards pertaining to transportation, water and stormwater. This update effort is
being coordinated by City of Auburn Public Works staff directly through the Public Works
Committee of the Auburn City Council. The Committee has been previously granted authority by
the Auburn City Council to review and approve amendments to the City's engineering design
standards.
Public Outreach and Involvement:
The City of Auburn Planning and Community Development Committee, Planning Commission
and City staff engaged in substantive public outreach and involvement efforts for Phase 1 of the
Code Update Project. These efforts include:
The Planning and Community Development Committee held six (6) duly noticed special
meetings on issues and ideas pertaining to the Code Update Project inclusive of the
proposed amendments to Title 17 (Subdivisions). These meetings were held on January 13,
2009, February 26, 2009, March 5, 2009, March 26, 2009, March 30, 2009 and May 12,
2009. •
Three (3) duly noticed special joint meetings of the Planning and Community Development
Committee and the Planning Commission were held on April 14, 2009, April 23, 2009 and
City of Auburn Code Update Project
May 2009
Paae 1
April 27, 2009 at which the proposed amendments to Title 17 (Subdivisions) were reviewed
and discussed.
• The City of Auburn formed a volunteer advisory group to advise on the Code Update Project
inclusive of the proposed amendments to Title 17 (Subdivisions). The group called the Code
Working Group' met five times on October 29, 2008, January 22, 2009, February 23, 2009,
April 16, 2009 and April 27, 2009.
• The Planning Commission had two (2) substantive briefings on the Code Update Project at
its January 27, 2009 special meeting and its March 3, 2009 regular meeting.
• A public open house on the Code Update Project inclusive of amendments to Title 17
(Subdivisions) was held on January 28, 2009. Approximately 1,000 parties were notified via
mailed notice of the public open house. In addition, a display ad was published in the
January 23, 2009 edition of the Auburn Reporter and a meeting notice was published on the
City's web site.
• The Planning and Community Development Committee conducted a van tour with City staff
on April 9, 2009 of existing cottage housing projects in the Cities of Redmond, Kirkland,
Shoreline and Seattle.
Summary of Amendments to Title 17:
The following is a brief summary of the recommended amendments to Title 17:
Chapter 17.00 (User Guide): New Chapter providing key information on the land division
process using a question and answer format.
Chapter 17.02 (General Provisions): Update of existing Chapter cleaning up existing text and
relocating application submittal requirements and provisions for amending Title 17.
Chapter 17.04 (Definitions): Update of existing Chapter removing, removing and adding
certain definitions explaining or interpreting terms that pertain to land division standards or City
of Auburn procedural requirements
Chapter 17.06 (Boundary Line Adjustments): Update and Relocation of existing Chapter
clarifying existing submittal requirements and processes and procedures for the adjustment of
boundary or property lines between two or more parcels of land.
Chapter 17.08 (Boundary Line Eliminations): New Chapter providing process and procedures
for the elimination of boundary or property lines between two or more parcels of land.
Chapter 17.09 (Short Subdivisions): Update and Relocation of existing Chapter clarifying
existing processes and procedures, adding approval criteria for preliminary short subdivision
approval, adding processes and procedures for final short subdivision approval and modifying
the timelines and procedures for the potential extension of a preliminary short subdivision
approval.
' A total of 34 persons were asked to join Group representing broad cross section of interested/affected parties
including citizens, businesses, real estate brokers, developers, consultants. An average of 13 persons participated
during Phase 1. These participants in addition to other individuals will be invited to participate during Phase 2.
City of Auburn Code Update Project
May 2009
Page 2
Chapter 17.10 (Preliminary Subdivisions): Update and Relocation of existing Chapter
clarifying existing processes and procedures and modifying the timelines and procedures for the
potential extension of a preliminary short subdivision approval.
Chapter 17.12 (Final Subdivisions): Update and Relocation of existing Chapter clarifying
existing processes and procedures and clarifying the requirements for release of improvement
guarantees.
Chapter 17.14 (Improvement Requirements - Subdivisions): Update and Relocation of
existing Chapter clarifying existing processes and procedures, and modifying the improvement
method options and modifying the City Engineer's certification of improvements procedure to
allow for final plat applications to be made prior to application submission.
Chapter 17.16 (Neighborhood Circulation Plan): New Chapter specifying the requirement for
a neighborhood circulation plan in association with the submittal of preliminary plats and binding
site plans that outlines the vehicular and non-motorized circulation within and between a
proposed plat and the surrounding area consistent with the City's comprehensive transportation
plan to allow the City to coordinate and plan for future circulation networks that will provide
transportation alternatives for citizens of the city.
Chapter 17.18 (Modifications of Standards and Specifications): Update of existing Chapter
clarifying the processes and procedures for modifying applicable City of Auburn technical
standards and specifications for subdivisions and short subdivisions.
Chapter 17.20 (Subdivision Alterations): Relocation of existing Chapter.
Chapter 17.22 (Subdivision Vacations): Relocation of existinq Chapter.
Chapter 17.24 (Binding Site Plans): New Chapter to provide an alternative to the standard
subdivision process for specific types of development for the purpose of dividing land for a) sale
or lease of commercially- or industrially-zoned property as provided in RCW 58.17.040(4); or b)
mixed use development; or c) condominiums as provided in either RCW 64.32 or 64.34
consistent with RCW 58.17.040(7).
Chapter 17.26 (Cluster Subdivisions): New Chapter to allow the clustering of lots within a
subdivision onto a portion of the site, while maintaining the underlying allowable density that
provides for future development at an appropriate density for infrastructure services and the
protection of environmentally sensitive areas by clustering lots away from these areas. Please
Note: This chapter was pulled by the Planning and Community Development Committee
at its May 26, 2009 regular meeting for additional work effort by the Committee and staff.
It is anticipated that this item will be brought to the City Council at a future date.
City of Auburn Code Update Project
May 2009
Page 3
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
Ordinance No. 6239
May 27, 2009
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
Ordinance No. 6239
May 27, 2009
Page 2 of 114
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 technicat 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:
Title 17
LAND A J~ST NT N IVl [ TI,.~ *
Ordinance No. 6239
May 27, 2009
Page 3 of 114
* 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.
For.~~ovisjo-as.ont~qui~emerf=s_of layiiig._.~~ I 'V..conduits_ unt~~~grownd..._by
Ordinance No. 6239
May 27, 2009
Page 4 of 114
gha t~r 17. fl
L~ DJ ST E T IV1 IONS
L9 F_R GU1DE
Tifle 17 of the Auburn C~ity Code(AQQ ) ccsr~tair~s standar~~, re~u1afions ~r~d
ent of ro ert boundaries within
thg Ci..
Vtthat is a scabdivision°?
The rocess of dividin land into smaller lots is often enericail referred to as a
subdivisian Nowever, in this Tifile the fsrm subdivisian refers specificallv to the
division of fand into five or more lots, whife the division of land into four or fewer
lots is called a short subdivision. Most of
shart subdivisions are t~~ administrative
rocess where an a licatian is reviewed and decided u can
whereas a subdivision is reviewed and cLegid~e~ _City~s_Ue~riri
Exarniiier. A olat i~ the qr~~~ ~~ap ~Arhich sh~~~ subtlivision or shor~
subdivision.
ow is a DIat reviewe ?
structure
ir~prover~er~fi rgquirqr~~qr~ t~ ~~r ~alat
revi~~rr ation ccsnference to
~x~rnir~er, is set forth in Cha ter 17.10.
Ch~ studies tc~
sL~bmdfted for review alon.~_with the~reliminary pIqt.
hat 6s }hn crt}or:aare the criteria for a roval?
A p9at mList be lai~ out in accordance with the standards and sp_qcifications set
~~ic~ ~i-ie__1~~oW r~f ~~_su~~di~~'sic~ti ~~~r~ ~ roved b the Cil . ~t~is saici to have
"pr~L~~~$a T~~en_th ~p icarit ~~~~st s~abr~it c~r~~~~~~~~ior~ dr~a~rv_ir~ ~
the infirastrLiCtUr~ yv2,s___p_rqpqsed in the relir°ninar _ olat. these
cotistruction ~rgyair~ ~ preLapprgvwd b the Cit ~nd t#ie infrastrucfure has beer~
buiit, ih~~~~~j and accg '~.a~~d t~y the thg at has `=fir~~~ o~ar.qnd c:an
~~corded_~_t~ ~rlt a~ropriate c-~t_,r~ly. 3ri the case_of a_SLibdivisio~~.._an_a~i~i~ic~naI
Ordinance No. 6239
May 27, 2009
Page 5 of 114
pp licatior~ re~riew ar~d ~~~..r~~~~ ~~s_is rgqgired fr ~I~~~ ,"~~~I q~~oval". ~~his
fi,~a~i is s~~t fort~~ in ~h~pt~r 17,12
_
l~at about a si ion?
Ottier IancLgd'usfirneqt tooIs are a1~o outlined in fhis tifile, inr-ludin u n d aLr lirre
aLnd bc~undarv line C~°~~tqr 17.08).
Bou~~aryj~ine Adjustmr~~~ are tPe movemet_it of a bOLind~ does not
resLiIt in the creat~~~ ~ i-iev~ lot. Boundarv Lir~e Eliminatior~~ ~~e the
~wo ar more (ots bym~~€r~~ir~at~rtc~_gr~t ~r ~~c~rc~ li~t~;~.~
How do v~u modrfv ~~a existir~c~ su divi~io~`?
The subdivision staradards anci
specifications throg h thp_prqcess s@t forth in Chapt~r 17,18
,
After a subdivision has been reccar~ed wrth the C.ount in which it is located an
lr d a subdivi~~on alteratic:n. The
a chanqe to an ap~provec~ inarv..Plat._ before f€naI and
record0~_r~.~:_._t~~n ~t~~ 9icar~t ma re~~~t ~n ~ci~,~strr~er~t t~a flig r~6ir~ir~~~~,}at
throu Pl
Ho
A I~t r~~~ gLa be vqcate~d, or eliminated~~~er recordNn~L Chg17.22 outlir~~~
flj~g_prc~~_§~s lb~Lv+~LLghp~~fi rD~b~ ~tee~ ai-ir~ eo ~~f°~c~rii t~~e_title to tf°~e vacated
.~~~~t ___lall vest.
I':~ ~~ere another
--p_
The b~~ Ign Lcgss 6s arLa1terngtiLj!~_for€Ti caf lar~~ ~ivision. (t m v be
used for the divisiori of iand for corrir-nercia13v- orindLis€r;aLy-~~ngd_prgrty, sr
_,L~~~~~_f~t~~~~_~~f ~-6 dee~el~m~~~.P?_riis~rca~~~~ i~ s~~ forth ir~ 9~~~~
~ r
7.24. _ _
The a subdivision oiito a Dortion af
the site, while maintaiiiir~ the der~~~~~
future deve(g grr~~~t to occur an ~nr)rppr~~~~ ~~nsitv for infr~~~ruCtLire services:
!`C_alsC3_~I~C7Lqt~~~__envii"C1SensitIve_ ~prp,.'i _tJr CIL'Jl.t_~$ 0,1A.I.(: triC_~~ ~hiCesb
Ordinance No. 6239
May 27, 2009
Page 6 of 114
clusterin I4ts av~~ frc~m #~ese areas, Tf~~ st~ndards b which cluggrin is
aldovved is set forth in Cha ter 17,26.
Ordinance No. 6239
May 27, 2009
Page 7 of 114
Chapter 17.02
LAND ADJUST AND IVISIONS -
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.
17.02.060
Administration.
7,02.065
A li~atfioonnF~ee~L~reme~~fi~
~
17.02.070
Consent to access.
17.02.080
Enforcement.
17,0Z090 ~
Amendments
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" ^f +ho ,.,h:..hand 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. L~~~e -a-~~~~~~~4r-,t--and-pPromote 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;
Ordinance No. 6239
May 27, 2009
Page 8 of 114
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
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
land division complies with this title and Chapter 58.17 RCW. No building permit;
"c-tapkj~e~ 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;
~ha . g _
(Ord. 4501 § 2, 1991; Ord. 4296 § 2, 1988.)
17.02.060 Administration.
A. This title shall be administered by the director of the departr-Tietit-of-planningµ
LiD_~~pp1-tr~~ent _h.~~~after_ referred to a_s __~r~ Q17
buiWin ...m
d90,tm~~,t ~;tr.qv~-.All applications for land division
jarning_department----~~
approval under this title shall be submitted to the p
~~~nvi.ing__~~ id Go;~ ~~~~~~oprnenl. 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 ~Ignr~i~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.)
BUnless otherwise stated herein.,_ aI! refferences to davs ~re to be construed
as calendar da s _.e..e._~....---
Ordinance No. 6239
May 27, 2009
Page 9 of 114
1°T.fl2.0 p lic~~i~n e uire ~nts
A. An a lication shall c~nsist ~f all materi~l~ re uired b tl~e ~~~~a~i~
a lication submittal ehecklist the ~ licak~le develr~ ment re ulations and shal(
at a minimum, include fhe followinc.
1, A comp[eted prc►iect permit application form signed bv the property
owner s andfor a ~t°
2. A statement that the a licant attests ~~riffen flath ~o the ~ccurac and
camp[~~er~ess c~~ all inform~tic~n su~mi~fed fcar an a licatiom
- 3. A statement bv ~he ~pplican~ ~hat th~ proper~~ ~ffecte~ bv ~i~~ app(ic~tion
is in the exclusive ownershi ~f th~ a lic~r~t c~r t~at the ~ li~an# has submitted
the a lication with the wr~tter~ cc~ns~nt of all rav~ners r~f fihe ~ff~cted ro ert and
such written cnnsent ~pplicafiic~n4. A lega3 description of the site;
A licable filin fee s€f an as estabfished in the current Git of Auburn
Fee Scheduie and relevant de as:it s. if an as ermitted car rq u~~er
chap~ers or s~~tions of the Auburn Ci~v Cac~e°
6. Evidence of Water and Sewer Availabilitv'
a, Auailabi[it af v,rater and sewer service inside the munici aI limits of the
cit sh~ll be cc~nfirm~d ~ cit staff.
b. Exc~pt fc~r Bc~undarv ~ine A~dlus~men~s ~r ~c~ur~dar~ Lirse EEiminations if
outside the City's Water car Sanitary Sewer Service Area appli~~tion shall include
evidence af water ar sanita sewer avai6abiiit or euidence of q roval
Count c~r Pier~e ~~un~ F~ealtl~ De ~~tm~r~t~ fi~r a se tic sstern ade i aafie to
accommodate ~he ~aposeci develr~~m~r~fi
c. The ap~liea~ic~n shafl incfud~ a cc~n~e~~~~l ~ti~itv pfan ~~owinq all utifity
infrastructure needed to serve the subdLvision;
c~rades with
cross sections demonstrated as appligab(e:
8. Conceptual access plan shawing exisfiing and proposed access points and
access points adiacent or on the opposite side r~f the subject proqerties frontaqe9. An additiona1 infcarmation as re uired b the: secific sLibmittal check[ist
or Title 17 cha ter for each
19. A rO~~ct ermifi a lication is ccarrr I~~~ when ifi meefis the submittal
r~ t~ir~n~~nts ~~~~fiec~ E~ th~ D~r~ctc~r, Th~ ~~:~~~rr~ir~~~ic~n ~c~r°~ I~~en~s~ sh~ll
not recl~ds the de a r~~en~ from ~e estir~ ~~c~itic~nal ir~~c~rrr~atic~~ c~r s~~di~s
either at the fiime of nc~tice of com leteness or ~ubs~ ~er~~l i~ r~~v~ ~r ~dditiona(
ir~forrnation is re~uirec~ c~r substantial changes ir~ the ~rc~pc~s~d ~ctia~ cacc~r as
determined b the de a rtrnent.
B. The Directar shali have the authorit
the s eci~ic ~~~mitt~l r~ uirera~er~ts list~d herein that are determined to be
ur~n~~~~~~rv for reviev~ ~f an ~pp~ic~tic~r~
17.02.070 Consent to access.
Persons applying for land division or ~ther subdivision_related lot lqng
u''ju°eRt-approvals under this title shall permit free access to the land subject
Ordinance No. 6239
May 27, 2009
Page 10 of 114
to the application, to all agencies considering the proposal, for the period of time
extending from the time of application to the time of final ap rp oval of the short
subdivision ar subdivision-aGtian. (Ord. 4501 § 2, 1991; Ord. 4296 § 2, 1988.)
17.02.080 Enforcement.
The ilding 6a4pianning 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.)
17s02, 90 Amend ents
A. Initiatian of Amendments
1. The cit council or lannin and communit deve[n ment committee af
fihe citv cc,unci! upon its own motion may request fihe planninq cammission to
canduct a public hearinq to amend any partion or all taf this title; provided, that no
ublic hearin is re uired fior a urel administrative or rocedural amendmen# of
any,portion of this titie;
2. The la~ nning commission may upon its ovun matirrn call for a public
hearing to amend any portion or a{I crf this title, with the exceptian ofi purely
administrative or rocedural amendmenfis~
3. Any resident or praperty owner of the cit may petition fihe city ta request
ar°i amendment ta the text of this title. (Ord. 6198 § 2, 200$; CJrd. 4840 § 1, 1996.~
B. F'ub(ic Hearing and Notice.
1, With the exc~ tic~r~ c~f ~re~ ac~rrinistrative ar rocedural amendments,
the lanninq director shal[ schedule apublic hearing ta be he4d before the
pIanning commission #or anv praposak fo amend this title ar to adopt or repeal
an ordinance under the auth~rit e~tabli~hed b~ha ter 58.17 ~CIN, The
director shall cause ncatice of such hearira tr~ be iver~ a~ fc~llc~ws;
a. By sendinp ta anv individual or carqanization which has submitfied a
req~~~t fc~r n~tificati~n ~ n~atic~ indi~a~inc~ the ~ime and ~1~~~ of publi~ hearinc~.
describin the eneral nature of the rQ osal, and indicatin how co ie~ c~~ the
ro o~ed c~rdir~~nce ~ar ~m~:ndmer~t can be obf~i~~edand
b By publishing in a r~ewsqaper of qenera( circulation in the area a notice
indicatinq the time and place of public hearinq, describinq the qeneral nature of
the ro~osal and indic~tin hovv ies ~f the ro ose~ ordinance or
amendment may be obtained.
2 For all proposaCs to make purely ~dmi~is~rafiive c~r proc~~ural
amendments to this title the plannin dir~ctc~r shall cause notice of such
ro osed amendment to be iven as failows:
a. Bsendin to an individual or car anization which has submitted a
request for natificatian advance notice of the propased amendment that
indicates how copies of the propcased amendment can be obtained.
Ordinance No. 6239
May 27, 2009
Page 11 of 114
b. ~ ublishin in a news a er c~f eneral circulation in the area advance
notice af the ra ased amer~dment that indic~tes hc~w c~ ies of th~ ro ased
amendmenf can be obtained.
3. For the ~urpo~~s of this chapter s~~b~t~ntive amendments shal[ be
distin uished frarn rocedural or adminis#rative amendments in accordance with
the fallov~in :"Substantive" matters relate to re ulations that define or fimit what
can be done in #erms of canducf use or action (e g what use mav be made of
land what requirements apply to develo~t and "p~uraP' sar
"administrative" matters are those that relate tQ the rc~cess o€ h~v~ ar~ ~ lication
to take such ac#ion musfi b~ ursued tim~ lir~its far lic~tions and
appeals, what forms must be us~d ar~d vvh~r~ o~ l~aw appli~atiar~s must be
submitted. Essentiallv "procedural" or "administrative" rrratters are the
mechanical rules b vvhich substantive ~ssu~s ma ~e ursued , C~rd, 6198 1
2008-, Ord. 6006 5 2006: Qrd. 4840 1. 1996LDrd. 4296 2 198$.
C. Planninq Commission Recommendation.
After the public hearinq has been clcased the plannina cQmmission shall
reccammend to the council either ad~ tiar~, adfl tic~n with modifications or
re'ection of ~he rq osed ardinan~e or amendment. ln formulatin its
recrammendation, th~ cammi~siar~ sh~ll c~s~sic~er, amcanq other thinqs the
relatianship between the qrc~ ~sed ~rdi~~nce ~r ~rnenc~~en~ ~nd the
cor~ rehen~ive lan other a lic~ble cit c~li~ies ~nc~ other existin land use
controls. flrd. 48~0 1 1996: C3rc~. 42~~ 2~~8$.
D. Citv Gauncil Action.
The plannin~ d~rectcar shall f~rv~ard the ~[~r~~inc~ commission's
recommendation ~n writin ,~c~ the c~ur~cil. Th~ c~~~ncil ma efect to hold its ovvn
u~lic h~arin . eit~~r b~for~ t~~ ~u[I ~c~~ncil or before a council committee in
which case the iven. The council
shaIl c~n~ider b~a~ ~h~l~ r~c~~ bc~~~r~! b, th~ lartt~ir~ cammi~sior~'s
recommendatian in reachir~
Ordinance No. 6239
May 27, 2009
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 af special flocad hazard.
17.04.050
Binding site plan.
17.04.055
Bouiidar dine ~d'fir~ent
17.04.060
Boundary line elimination
17.04.0658
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,_plar~nin .
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-C 4 24_0
~
_Let aine_ad-i-us;Tl~.n; .
17.04.220
Lot of record.
17.04.225
Monument.
17.04.235- 230 Original tract.
17.04.235
Owner
17.04.240
Panhandle.
17.04.245
Parce(
17.04.250
Planning agency.
17.04.260
Planning commission.
I
'17.04.265
_
anr~~ ~~~re~;tor
PI
~ ~ -"T
17.04.270
Preliminary plat.
17.04.280
Public way.
17.04.290
RCW.
17.04.300
Regulatory floodway.
~ 17.04.310
Reserved .
Ordinance No. 6239
May 27, 2009
Page 13 of 114
17.04.320
Short pfat.
17.04.330
Short subdivision.
17.04.340
Street.
17.04.350
Street, half.
17.04.360
Street, private.
17.04.370
Street, public.
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. 4.025 A11ey.
"Ali~ under the
`urisdiction and control of the ci~ and not desi nated for eneral travel and used
r~ar 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
adjustment, or 4e#boundary line adj 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. 4, 45 rea
"Ar~~ c~~ ~ eci~l Flr~~s~ F~az~rd" m~~ns tl~~ land u~itl~ir~ th~ ~Icaod lain in a
comm~nit s~b~c~ tr~ ~~arre ~~cer~t car r~~t~r chanceof flocadin in an iven
Ordinance No. 6239
May 27, 2009
Page 14 of 114
ear, as indicated in the Flood Insurarrce Rate Ma F1RNi Pro ram entitled
Flood Boundary and FCoodway Map.
17.04.050 Binding site plan.
"Binding site plan° means a drawing prepared pursuant to Cha ter 17.24 ACC
1-8.20e060, and showing the location and general characteristics of streets,
utilities and other physical features of property divided under the procedures of
Chapter 4-81 7.-0--24 ACC. (Ord. 4296 § 2, 1988.)
97.04,055 Bnunda line ad"ustment.
"Bounda iine adjustment" means ths relocation of the boundaries of a lot
which relocation does not result in the creation of an additional lot or Iots. Ord.
4296 § 2, 1988.)
17.04.060 Boundar tine e6iminatinn.
"Saunda line eiimination" means the remavaf af one or more interior lot lines
af two or more se arate lots v,rith conti uous ownershi .
17.04.0650 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.)
17.04.080 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.
De?di~~~ion' r°~~~~~~ deliber~~e convey:ance of fee owr~~r~~°~ oflaEbd. or the
q_T~~~~r~ ~~i~ ?~c~ t-f-~~~~~~~~ mcimt, or..other interest in_ lat'ic~ ~ owner or
owner~ ~and to_the c for.2-ny_q~~;~rql aric~ oLLbIi~ ~.ises`=~~ed~%;at_o~-=44ieans
~
-~o#,y_4'Gr- _
~eneral-~ncd p~~~ici -~~ses, 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
Ordinance No. 6239
May 27, 2009
Page 15 of 114
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 planning, m~uilqingl-, and community
e4eve1opment, 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 adiustment or totbaundarv line ad~telimination
shall not be considered a"development permit" for the purposes of this title. (Ord.
4296 § 2, 1988.)
17.04.140 Director, planning.
See Plaranina Director(ACC 17.04265).
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 Improvements.
"Improvements" means the street/transportation&,-s+dewa~s, s+r~.~-',;9"-t&,~
hydFan-t-,,-, stoFm water faGolities, sewei: faGiliti , utilities
#a£-+l+tie~, and other_ u+ili*ies ^facilities required by this title1 ather titles of
Auburn Citv Code, or the Cityt design and construction 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 per RCW 58.17.020(9) the term lat shall
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.)
tt q • 99
2-,-4
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
C.ityas desrqn C~r constructl{)n standard'~a' st nrlarr1 r1o{.sil fnr mnni iments, in
accordance withof--an-- ov sfi#u F~CW 58.09 Surve s-Recordin .
(Ord. 4296 § 2, 1988.)
66 P
deteffn+ned--to- -h - -eRt--Gf te~-~' 't ~pg4n-
~ea~;-.._..-<
65 97
. . ~
17.04.235-230 Original tract.
"Original tracY" 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 ov+rners of the property and the beneficiaries of
Deeds of trust (owners ofi financial interest) as indicated in a current title report
covering the property.
17.04.240 Panhandle.
way--c~-~. "Panhandle" means a 1~t with access to a street bv
means of a ortion of the lot situated
so that ancather Iot is [ocafed b~tween the iiiain ortion of the Iot and the street.
17.04.2 5 Parcel
"Parcel" means an area of land for uvhich rights or ownership and use can be
~ou ht. F~r ur o~es of t#~is titl~, see AGG 04.200 66Lot".
17.04.250 Planning agency.
"Planning agency" means the Auburn department of planning~~~~~Id~~e~, and
community-~-~~p-n4e+it, 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.)
17.04.2 Ianr~ir~
.`Plgnqin DLrector" mearrs #he dirpctor of the Auburn d~partnient of -1 anninq
buildi~ hervvise 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; utslifiies
and other elements of a subdivision consistent with the provisions of Chapter
17.06--10_ACC. (Ord_ 4296 § 2, 1988.)
Ordinance No. 6239
May 27, 2009
Page 18 of 114
l'~'ci"ii.i J'Y~~'"1 .T'~'ii".r~"~7 Or~,-•C~ievt~Y n'~'e'~vCr~~' Inn~71f^fiTia~•~'tv'Cf"1''i'I'Lal'L.7Tj`F7'ii+GTGr'a'ndAn,C7+';'L~nvv
, . (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
+~~er ;x-g:;th -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 licable Flood Insurance Rate Ma
Flf RM)
°c " (Ord. 4296 § 2, 1988.)
17.04.310 ReservedR° po^cih'°~--o.TOrTar
,,Z&s nsible „
4-N~,~~
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 17.0944 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 17.0944 ACC. (Ord. 4296 §
2, 1988.)
17.04.340 Street.
"Street" comprised of a public or privafie street means any land legally
se^r~TegUtp-a-dedicated or reserved for the purpose of providing for vehw~!-~;af
up blic 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 h~ ~ie~+s~e 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-,it-4he--6~~~°, 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 Qa-sement, t-raGt e.F-street which is not a public
street. (Ord. 4296 § 2, 1988.)
17.04.370 Street, public.
"Public street° means anv hiqhwav street or cather public riqht_of_way for
motoriZed or non-motorized travel under the jurisdict6on and contral of the Cit
(Ord. 4296 § 2, 1988.)
17.04.380 Subdivision.
"Subdivision" means the division or redivision of land into five or more lots,
tracts, parcefs, 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 17.0944.01 Q(B). (Ord. 4296 § 2, 1988.)
17a04m3 5 T~~ct
~"Tract`' r~ear~~ ~ce ~~lar~~~ createc~ ar~c~ desi~ated_q
~r~ ~f ~ ~r~~ ~i~rision
that is nofi a lot of record or, a street or public ri ht-of--wgv. Tracts ~re created and
designed for-a-specif!g ~~arpe~se. ~~rad ~ases ~vifir~ir~ a t~~act are restricted to fihose
uses consistent wi~~ s~Lajed Li r~2s~qPeq~i_des cribed or~ the olat, or in the
maintg~~~~~~~~~~ciude but arenot limited to stormwater
mar~~ment tra~t~. ~rivte street or ~llev_tracts, tree
environmental resource tracts, and_ ~~p Iracts_
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 Ge~Igqical Geodetic Survey. (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
PREUMMARY4zLAT BOUNDARY LINE ADJUSTMENTS
Sections:
17.(}6.005 Purpose.
17.06.010 Scope. .
17.06.020 Application. ' ,
17.06.030 AdministratiVe review,
17. . ° uieW-
1-7-. . .
17.06.005 ur ose.
The purpose of this chapter is fio define fihe criteria used by the citv of Auburn
to review boundary line adiustments. Boundary line adjustments are intended to
rovide a rocedure far minor chan es to ths location of a baunda line. This
cha ter is also intended to ensure com liance with Cha t~r 58.09 BCW and
WAC 332-130. (Ord. 6006 F4 4. 2006.)
17.0 . 1 co e.
The bounda lines se aratin two or more lots of re~d mabe ad~usted
ur~d~r th~ r~visions caf this cha ter: r~vided that such ad-ustment:
K Wi11 not resLilt in the creatiora of an additiona[ Iot tract, arcel, site ar
division:
B. Will nofi create any Icat, tract, parcel, site or division vvhich contains
insufficient area and dimensions #o meet the re uirements of ACC Title 18;
C. Will not adversef affect storm draina e. wa#er su I existin or future
sanitary sewage disposal, access easements for vehicles, ufiilifiies and fire
protection;
D. Will not create or diminish an easement or othenwise de rive an arcel of
access ar utilities~
E. Will be consistent with anYapplicable health, buildinq or similar requlations.
F. lNill not increase the nonconforming as ep cts of an existing nonconfarming
lat unless as a result of the baunda line adjustment one arcel becomes more
canformin while another arcel remai~s n~nconfc~rmin . Qrd. 6006 ~4. 2006:
Ord. 4840 ~ 1. 1 996: Ord. 4296 ~ 2. 19881
Ordinance No. 6239
May 27, 2009
Page 21 of 114
17. . 2 pplication.
A. [n addition to the re uirements for submitting a com [ete a lication as set
forth in ACC 14.05.020 re uirements for a lication rrzaterials for Bounda Line
Adjustmenfis include,
1. Application requirements found in ACC 17.02.065.
2. A bounda {in e ad'ustment ma shall be submitted ta the lannin
de ar#ment ira a format rescribed b the lannin director, si ned and stam ed
by a professianai [and surveyor licensed in the State of Washinqton and clearlv
showinq the following information:
a. The propased lot lines for all affected lots;
b. The existing lot lines pra o~sed ta be chan~
c. Location and dimensions of all strucfiures and improvements existinq
upon the affected lots in proximity to the lot lines beinq adiusted;
d. the ori inal le aE descri tion of the ori inal arcels to sther with new
separate leqal descriptions for each revised parcel;
e. Parcef numbers of all affected lofiL
f. Location and dimensions of anX drainfield, easement or riqht-af-way
existinq within the affected lot;
. Declaration blocks shall be rovided for the lot owner s surve or
appravinq qovernmental aqencies and recardinq certificatian in a manner; and
h. All other requirements as specified in the application checklist,
Ordinance No. 6239
May 27, 2009
Page 22 of 114
17.06.430 €lministrative review.
A bounda line ad'ustment shall be reviewed in accordance with ACC Title 14
as a Type I decision.
A. The planninq director shall forward copies of the praposed boundarv line
adjustment plan to the buildinq officia6, public works department and fiire
authorit who shall review fhs lan and submit comrnents to the lannin
director.
B. Followinq receipt of fihe commenfis of fihase consulted under subsection A af
this section the planning director shall approve ar deny the requested boundarv
line ad'ustment. Fol{owin a decision the director sha(1 notif the a licant to file
a final M lar drawin for si natures. The iVl lar shall be transmitted to #he
appropriate county office fnr recarding. The boundary line adiustment must be
recorded within 30 davs or the boundary line adjustment shall be null and void. A
recorded M lar ca shalf be rovided to the cifi .
C. An a rieved erson ma a eal the director's decision on a b4undar line
adlustment vuithin 14 days of mailing the director's decision, tcr 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 eri~r ca~.~rt ~s rescribed in ACC 18.6~.160, Qr~. 6186 14 2008Qrd. 6061
§ 5 2006; Qrd. 6006 ~ 4 2006; Ord. 5170 § 1, 1998; Qrd. 4840 § 1, 1996; Ord.
4296 § 2, 1981.1
-1-7-,-0 . reapp' qfefe .
. . 2 - p4Ga#iGn-; m- it# • -c-ont :
A--- ' -a#ioi~-4-p--add#iGR-to-the4eq-uire f -carn ec~- ip--ation--as
,
Ordinance No. 6239
May 27, 2009
Page 23 of 114
Ordinance No. 6239
May 27, 2009
Page 24 of 114
pr-e~
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Ordinance No. 6239
May 27, 2009
Page 25 of 114
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Ordinance No. 6239
May 27, 2009
Page 26 of 114
. n[.7rnr,norl o~~ton~ r^9i~nrtcal ce~et
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TranspoftatiGn;
Ordinance No. 6239
May 27, 2009
Page 27 of 114
e , ~ ~k~ ~f~• ' - , ~---a~
~y • ~ 7 A. J 3 " Y )
r . 'PLVV'~ t & ~~C7C7-' J
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4fl _ ~ _ ~ 4840_ §-_.T.,... 1996.,__0r-d-e-4296-.~_2..z -4-988. )
4_7. 06. fl 50- H ea ring _ exama¢ ner.review:
A:.-R~rs,uant.._to Aheprovisions._.-Gf -Chapter_ 18-.66__Acc,.__the-._hearing_e-xam-+~er-
exam- araer._..dee ms ~~~~er.... T.he.._.~~aminer..- -may__fequest--~u-rther_inforr'nat+on..__whic4
Ordinance No. 6239
May 27, 2009
Page 28 of 114
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Ordinance No. 6239
May 27, 2009
Page 29 of 114
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Ordinance No. 6239
May 27, 2009
Page 30 of 114
17.08.040 Drawinq_requirements.
17.08,050 Recordafiion.
17.08.010 Pyr ose.
Th~ ur c~se r~f ~ b~undar line elirr~irs~ti~~ is to eemove one car more interior
6cat lines of ~ arc~~ c~t~~ ris~d c~f twc~ or mare se ~r~te lots with ec~~ti uous
oAra~
17a08.0q0 liqqtiqn.
Applications for __.ta~nd1ine eiiminations _shal! be submi~~~~ to the
d~partment as described bel~w and shail =nclude the followir~~,info,rrr~atican,
A. Application materials as noted in ACC 17.02.065:
B. A document entitled "Declaration af lot cambination." This document shall
contain fihe followinq;
a. Existing and revised lot descriptions;
b. Existinq property lines;
c. Revised propertv lines;
d. Siqnature line for all property awners; and,
e. A notary block.
C. A scaled drawinq{s} preqared and stamped by a professional surveyor
licensed in the State of Washin ton clearl showin the existin and revised
property 1ines:
_ biVit~ fo -,rt,-r t~~ assess~-~~ ~~:~l~~~_c~~
D. A titfe_rgpgrL_v~ith lj~q
the lot:~ on_ th~.~ c~~~te of,a~ I~~~iqrl_The t.+(;~I _ Y~~Rpq,,E~a[1 ~g isued nc) more_than
30 davs ttE i~ ~ t~e ~~t~~~'s~~ti~~r~ t~at~;. iWsie r~a~~ r~ t~~c~~~~;~ t~t r~a~
~r r~~~,~a! _t~~ ~issc~Aetic~~~; and
_.~_E. The existin~ ~nd pro~osed 1eg~1 d~scriptic~n fc~r the aff~ct~c~ parcels, which
shall be repared ba rofessicanal land surve or licensed in the State of
tNashinqton.
Ordinance No. 6239
May 27, 2009
Page 31 of 114
'l 7.0 . 40 Recordation.
AIl a roved boundar line eliminations shalll be transmitted to the a rq Late
count office for recordin .A co of the docurraents; stam ed with the recordig
number, sha61 be forwarded tl~~ a li~ant fih~ ~il~ ~r~d t~e co~r~t de artment
af assessments for assessr~~~~~ar oses, ~I1 f~~~ far ~~ch r~cc~~~in shall be
17. . etheds.-
Ordinance No. 6239
May 27, 2009
Page 32 of 114
engineef's-- i' e-ofimpf ~aent-s.Ordinance No. 6239
May 27, 2009
Page 33 of 114
Chapter 17A9
SHORT SUBDIVISIONS
Sections:
17.09.010
General provisions.
17.09.020
Preapplication conference.
17.09.030
Preliminarv Application.
17.09.035
Survev.
17.09.040
Reserved.
17.09.050
Develnpment requirements.
17.09.060
Preliminarv Short Subdivision Approvaf.
17.09.070
Final Short Subdivision Approval.
17.09.080
Distribution and filinq.
17.09.090
Conditional Approval Requirements.
17.09.100
Release of Impravemen# Guarantee.
17.09.110
Time limitations.
17,09.010 General provisions.
Every short subdivision shall comply 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 nat result in the creation of more than faur lots;
B. The oriqinal tract beinq divided has not been created by a short subdivision
within the previous five years, except that when the short subdivision contains
fewer than four parcels, a revised short subdivision mav be filed within the five-
year period to create up to a total af four lots within the oriqinal short subdivision
boundaries.
C. The entire oriqinal tract (except adjacent platted or short subdivided land)
shall be included within one short subdivision application: provided fihat a pre-
existinq, unplatted adiacent parcel mav also be excluded if it is 20 acres or
qreater in size. (Qrd. 6006 § 3 2006; Ord. 5164 § 1 1998: Ord 4844 § 1 1996;
Ord. 4296 § 2, 1988.)
17.09.020 Preapplicatifln conference.
Persons considerinq makinq app[ication to shart subdiuide land are
encouraqed to request a preapplication conference with appropriate citv staff.
Preappiication conferences may be requested by filinq necessary materials as
required by the plannina director. (Ord. 6006 ~ 3 2006; Ord 5164 $ 1 1998;
Ord. 4840 $ 1, 1996; Ord. 4296 § 2 1988.)
17.09.030 Preliminarv Applicatian.
In addition to the requirements for submitting applications as set forth in ACC
14.05.020 and ACC 17.02.065 a licatian materials for reliminar short
Ordinance No. 6239
May 27, 2009
Page 34 of 114
subdivision shall include ali infarmation specified by the Planninq Director in the
Preliminary Short Subdivision application and accampanying checklist.:
17.09.035 Survey Requirements.
A. A licensed professional land survevor licensed in the State of Washinqton
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
permanent marker that bears the land surveyor's registration number. When the
baundary lines fal(ow a meandering line, the "corners" shall be set as directed bv
the city af Auburn.
C. When the leqal description of #he short subdivision utilizes partial or
complete sectian subdivisional breakdown to establish the boundaries, section
subdivision survey 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 surveYshall reference previous surveys that served as the basis
for the survev.
E. When the short subdivision is adjacent to a constructed public riqht-of-way
and the plat corners or its offset represent a quarter corner, section carner or
donation land claim that is not of record or has been fost (or obliterated), a
s#andard monument shall be placed.
F. Whenever a short subdivision is adjacent to existinq riqht-of-way, the
centerline of the right-of-way shall be iocated on the plat drawinq. If the
constructed improvements fall outside of the documented riqht-of-wav, the
surveyor shall identify the existinq edqe of the pavement and limits of the
maintained riqht-of-way section on the drawinq and shaw its relationship to said
centerline.
G. All requirements of Chapter 58.09 RCW and Chapter 332-130 WAC
qoverninq minimum standards far land boundary survevs shall be met and a note
shafl be placed that reads:
THIS SURVEY COMPLIES WlTH ALL THE STANDARDS AND
GUIDELINES OF THE "SURVEY RECORDING ACT" CHAPTER 58.09
RCW AND WAC 332-130.
(Ord. 6006 § 3, 2006.)
N. The side lat lines of each lot, which if extendecl wcauld intersect with the curb,
shall be marked an the curb.
17.09.040 Reserved.
17.49.050 evel4p ent requirements.
A Lot Area and Dimensions. Each lot created by short subdivision shall
contain sufficient square footage and lot dimensions ta meet the requirements of
ACC Title 18 Each lot to be served by an on-site sewaqe 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 af the countv department of health rules and regula#ions Land
contained in access easements, tracts or panhandies shall not be included in !ot
area or lot dimension calcuiations for the purposes of this section
B. Everv lot within a short subdivision shall be capable of beinq served bv
public or private sewaqe dispasal water, storm drainage facilities and streets
The citv wilf 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 adiacent to or within the short subdivision shall be in conformance with
adopted citv ordinanees, standards and policies. Easements for utilities
recommended bv such plans shall be provided to the city, with the exact location
of such easements to be determined bv the city en ineer.
D. Floods, Flood Control and Storm Drainage.
1. Where anv portion of the proqosed short subdivision lies within an area
of special flood hazard or requlatory floodwav conformance with adopted citv
flood hazard area ordinances standards and policies shall be rer{uired
2. A canceptual starm drainage/site radincLplan shali be required to be
submitted, as part of the short subdivision application unless waived bv the citv
en ineer.
E. Adiacent Streets. When any pu_blic street I yina adiacent to the propert
y
being short subdivided has insufficient width or for any other reason does not
conform to minimum street standards, in accordance with the City desi n and
construction standards, sufficient addi#ional riqht-of-wav shall be dedicated to the
citv and appropriate improvements shall be made by the subdivider to conform
the abuttinq half of the street to such standards consistent with ACC 12.64A.
Defierral of such im~rov~me►~t requirements shall b~ in conformance vvith ACC
12.64A.
F. Access.
1_. Alf short subdivisions shall border on an opened constructed and
rrraintained public street. Afl lots within a short subdiuision shall either border on
an opened, canstructed and main#ained public street or shall be served by a
private street, access easement tract or panhandle havinq direct access to such
a public street. Where privafie streets and access easements are provided they
shafl be in canformance wifh the citv of Auburn desiqn and construction
standards.
2. All private streets access easements and panhandles shali be capable
of ineetinq the fire access requirements of Chapter 15 36A ACC and the
devebpment standards of Chapters 18.31 ACC and 17.14 ACC in addition to
anv cather requirements of this title incluciinqL but not limited to an adequate
surface for access and minimum turnaround requiremen#s on dead-end streets or
access easemen#s as specified by the fire department ~
G. Dedication ofi Streets.
1. Dedication af a public street ar streets may be required whenever the
Citv Enqineer finds that one ar more of the fallowing 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 follows the general aliqnment of a future arteriai as
shown in the comprehensive plan; or
b. The qeneral aliqnment of a praposed private street, access
easement or panhandle 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 necessarv 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 bv Chapter 13.16 ACC. Propertv zoned RC,
residential canservancv may be exempt provided the requirements of ACC
13 16.030 are met. (Ord. 6186 § 12 2008; Ord. 6046 § 3, 2006.)
17.09.060 Preliminarv Short Subdivision Approval.
A Preliminary Short Subdivision Approval. The Director or desiqnee shall issue
a written decision approvinq approvinq with condifiions or denvinq a
preliminary short subdivision. In makinq a decision, the Director or desiqnee
shall use the following criteria in deciding on an application:
1. Consis#encv 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 Enqineerin_g Desiqn and Constructian
Standards;
5 Consistency with applicable provisions of Title 12 (Streets Sidewalks and
Public Works
6 Consistency with applicable provisians of Title 13 (Water, Sewers and
Public Utilities)
7 Consistency with applicable provisions of Title 15 (Buildinq and
Construction)
8 Consistenc wy ith applicable provisions of Title 16 (Enviranmental)
9. Consistency wi#h applicable provisions of Title 18 (Zaninq)
10 Consistency with applicable provisions of Title 19 (Impact Fees)
B Upon receiving a complete application for short subdivision approval the
planning director shall transmit a cQpv af the short subdivisian fioqether with
copies of any accompanying documents as the director deems appropriate to
the foIloWlnq:
1 City engineer, who shail review the proposed shorf subdivision with reqard
to its conformance to the qeneral purposes of adopted traffic and utilitv
plans; adequate provisions for storm drainage streets allevs other public
ways water and sanitary sewer; and canformance 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 332-134 WAC;
2. Fire Marshaf who shall review the proposed short subdivision with regard
to adepuate provisians fQr emeraency access and fire suppression
requirements;
3. Citv buildinq ofFicial who shall assess building code compfiance issues as
applicable addressinq requirements for each lot within the praposed short
subclivision;
4. Anv other citv department utilifiy provider, schoal district nr other public or
private entity as the director deems appropriate
C. Conditions and Restrictians. The Director or desiqnee shall include in the
written decision any conditions and restrictions that he or she determines are
reasonablv necessary to mitigate any undesirable impacts of ranting
approval. Anv conditions and restrictians that are included bv the Director or
desiqnee become part of the decision and are enforceable
D. Contents of Written Decision. The Qirector or designee shall include the
follawinq in the written decision:
1. A statement grantinq modifv and ranfiing with condi#ion or denyinq the
short subdivision applicatian.
2. Any conditions or restrictions imposed as part of the approva( of the short
subdivision application.
3. A statement of facts presented to the Director that suppork the decision
includinq anv canditians and restrictions that are imposed
4. A statemen# of the director's conclusions based on those facts
5. A statement of the criteria used b.y the Director in making the decision
6. A statement of any threshold determination made under the State
Environmental Poficv Act Chapter 43.21 C RCW if applicable
7. The date of the decision.
8. A summaryof the riqhts as es#ablished in this chapter of the applicant
and athers to request cansideration and to appeal the decision of the
Director.
17.09.070 Final Short Subdivision Approval
A. Timefrarne far Final Shart Subdivision Approval A final short subdivisian
meetinq ali requirements of this title and the conditians and requirements of
the written decision qranting preliminarv short subdivision approval shall be
submitted to the Auburn Planning Buildinq and Cammunity Department
within five years of the date of preliminary short subdivision approval unless
otherwise extended by the Director or designee
B. Procedures. Final short subdivisian applications shall be processed as a Type
II land use action.
Ordinance No. 6239
May 27, 2009
Page 38 of 114
C Application An application for final short subdivision approval meetinq all
requirements of Chapter 58.17 RCW and this title shall be submitted to the
Department of Planninq Buildinq and Communitv accompanied bv the
follawinq:
1 Application materials consistent with the requirements of ACC 17.02.065.
2 A copy af the appraved preliminary short subdivision.
3 A final short subdivision drawing meetinc~the requirement of RCW 58.17,
including certifications dedications and title reports;
4 Agencv recommendations pursuant to RCW 58.17.150;
5 A recordable survey and surveyor's siqnature meetinq the requirements of
RCW 58.09 and RCW 58.17.250. The map and leqal descriptians included
in the application for final short subdivision shall be prepared and certified
by aprafessianal land surveYor iicensed in the State of Washington in a
format acceptable to the city of Auburn and the Survev Recordinq Act.
6 A title insurance reportnot older than 30 davs 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 stree#s and easements located within the
pLat;
$ Failure of an applicant to submit all recuired application materials shall be
cansidered a lack of compliance with this sectian and the Directar or
designee may withhold the appliCatiOtl from further consideration until
such time as the application is complete.
9. Declaratian blocks shall be rovided for the ori ina{ tract owner, surve or
approvinq qovernmental agencies and recording certification, in a manner
as prescribed bv the director.
10 Proof of the date of last legal segreqation of the parcel of land to be short
subdivided if deemed necessary bv the planninq director;
11 Copy of restrictions if any, to be imposed upon the use of the land. Such
restrictions must be recorded simultaneouslv with the short subdivision;
12 In any shork subdivision where lats are served or to be served by a private
road the subdivider shall furnish a copy of such fiurther covenants or
documents that wi{I result in;
a Each lot owner havinq access thereta and havinq responsibilitv for
maintenance af any_priva#e road contained within the short subdivision
in such a condition as to allaw free access for emerqencv vehicles;
b Such covenants or documents shall obliqate any seiler fio qive actual
notice to any prospective purchaser of the method of maintenance of
the private road which notice shall be caused to be included in anv
deeds nr contracts relatinq to such sale and such covenants or
documents shall be recorded simuitaneously with the short subdivision.
Ordinance No. 6239
May 27, 2009
Page 39 of 114
D. Preparation. The final short subdivision shall be prepared by aprofessional
land survevor licensed bv the state of Washington The preparer shall by
placinq his or her siqnature and stamp upon the face of the final short
subdivision, certifv that the final short subdivision is a true and correct
representation of the land actually surveYed by the preparer, that the existing
monuments shown thereon exist as Iacated and that all dimensianal and
geodetic details are carrect.
E. Scale and Format. The final lat shall be drawn with re roducible ink on M lar
measurinq 18 inches bv 24 inches in size with a one-inch border on one
edqe and a one-haif inch border for the other three edqes for prajects in Kinq
Countv and measurinq 18 mches bv 24 inches with a two-inch border on the
left edge and a one-half inch border fior the other three edges for projects in
Pierce Countv. The fmal short subdivisian shall be accurate leqible and
drawn to an enctineerinq (decimal) scale of 100 feet or fewer ta the inch lf
more than one sheet is required an index sheet shawinq the entire
subdivision with street and hiahway names and block numbers (if any) shall
be provided. Each sheet includinq the index sheet shall be of the above
specified size. All siqnatures or certifications appearinq an a final short
subdivision shall be in reproducible bfack ink
F. Final Short Subdivision Contents. A finaf short subdivision drawin shall
contam the followinq information:
1. The name of #he shart subdivision if applicable;
2. Legal description of the propertbein subdivided;
3. Numeric scale graphic scale basis of bearinqs and date of preparation af
the final short subdivision;
4, The boundary line af the short subdivision referenced to city datum in
accordance with cit desi n and construction standards and based on an
accurate traverse with angular and linear dimensions and bearings:
5. The exact location width and assiqned name of all streets alleys and
ather publoc wavs within and adjacent fio the short subdivision;
6. A table depictinq the assiqned address far each lot within the short
subdivision; -
7. The exact location width and purpose af all easernents and dedicatians
for r`qhts-of-way provided for public and private services and utilities;
8. True courses and distances to the nearest established street lines or
section or quarter sectian corner monuments which shall accurately locate
the short subdivision;
9. Municiaai, township countV or section lines accuratelv tied to the lines of
the qlat by distances and courses
10.AII lot and block numbers and lines with accurate dimensions in feet and
hundredths af feet;
11. The radii, internaf anqles points of curvature tanqent bearin s and
lenqths 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 controllinq corner an the
boundaries of the parcel of land being subdivided; at each street
centerline intersection each point of curvature (PC), each point of
tangency (PT) and each point of reverse curve (PRC)~ and at each
intersection of a street centerline with a plat boundarv;
13 All plat meander lines or reference lines alonq bodies of water shall be
established above but not farther than 20 feet from, the hiqh water line of
such bodv;
14 Accurate outlines and leqal descriptions of any areas to be dedicated or
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 any areas to be reserved by deed covenant for
common use of owners of properky within the subdivision toqether with
the purposes of such reservatian;
16 Any restrictions or conditions on the lats or tracts within the short
subdivisian as required bYthe Director, or at the discretion of the property
owner;
17 A siqned certifica#ion stating that the short subdiuision 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 written instrument shafl contain the dedication of all streets and
other areas to the public anv individual or individuals, reliqious societv or
societies or #o any carporatian public or private, as shown on the plat,
and a waiver of all claims for damages against any qovernmental authoritv
which may be occasioned to the adjacent land by the established
construction drainage or maintenance of said street or ather areas so
dedicated. Such certificate ar instrument shall be siqned and
acknowledged before a notary public by afl parties havinq any in#erest in
the lands subdivided An offer of dedication may include a waiver af riqht
of direct access to any street firom any propertv. Such waiver mav be
required by the city enqineer as a condition of approval. Roads not
dedicated ta the public must be clearly marked on the face of the plat. Anv
dedication donation or grant as shown on the face of the plat shall be
considered as a quit claim deed to the said donee or qrantee for use for
the purpose intended bv the danation ar qrant. At the discretian of the city
enqineer conveyances of riqht-of-way may be required to be by statutory
warranty deed The acceptance of right-of-way- by the citv shall not
obligate the city ta improve or develop the lands in the riqht-of-waV;
18 Forms for the appropriate certifications of the citv enqineer and planninq
director, as follows:
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 Citv improvement standards and requirements in
force on the date of preliminary short plat approval this day of
20
Auburn City Enqineer
PLANNING DIRECTUR'S CERTIFICATE
I herebvi certifv on this day oF 20 that
this final plat is in substantial conformance with the preliminaryplat and
anv conditions attached thereto which preliminary short plat was
approved on the day of 20
20.A form for the approval of the appficable caunty K~fPierce} assessor, as
follows or as required by the applicable countv if different:
ASSESSOR'S APPROVAL
Examined and approved this day of 20
CQUntv Assessor
Deputy Countv Assessor
Accaunt number
21.A form for ths certifiicate of the applicable county recorder. (KinqlPierce),
as follows or as re tlEfeCI b~ the aqpllCable C{_lUtl$V if different:
RECORDING CERTIFICATE
Filed for record at the request of the City of Auburn this daV of
_ , 20 at minutes past M and
recorded in Valume ofi Plats, a e Records of Kin
or Pierce) County Washington.
Ordinance No. 6239
May 27, 2009
Page 42 of 114
County Recording Number
Manaqer
Superintendent of Records
22 Any additional pertinent information as required at the discretion afi the citv
enqineer or planninq director.
G Decision-making Criteria for Final Short Subdivision Approval. The followinq
criteria shall be used bv the Director or designee in consideration of final short
subdivision approval:
1 Whether conditions impased when the preiiminary short subdivision was
a raved have been met;
2. The com letion of the re uired im rovements or their financial uarantee
in conformance with Chapter 17.14
3Whether the final shart subdivision is in conformance with the citv's zoninq
. re ulations and all other a licable land us~ re ula~ions4. The Director or desi nee sha~ll not a rove a final short su~c~ivision shall
until he rar she determines that it cnnforms ta the apqroved preliminarv
shork subdivision and an~c~n~itir~r~s ~nd restrictions impc~sed at time of
relimin~ rav~l,
17.09.080 Distribution and filinq.
The Mvlar oriainal of the approved finalshort subdivision shall be forwarded to
the appropriate county office for recording. The final shart subdivision must be
recorded within 30 days or the final short subdivision shall become null and void.
A recorded MYlar copy shalf be provided to the citY and applicant. (Ord. 6061 § 4,
2006: Ord 6006 ~ 3 2006; Ord 5164 § 11998; Ord. 4840 § 1, 1996; Ord. 4296
2 1988.
17.09.090 Conditional approval requirements.
Where a short subdivision is approved subject to conditions, no buildinq permit
shall be issued for property subject ta the short subdivision prior to the conditians
either being fulfilled or guarantees provided ta ensure the conditions are met.
(Ord 6006 ~ 3 2006: Ord 5164 ~'I 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 quarantse
!f the re uired ub(ic im r~~em~nts have been financiall se~ured as rovided
in ACC 17.14.060B such u~rarstee wi[I be re[eased in confc~rrnance with the
app(icable facilifiv extension a~~~~n AGC 13 40
17.09.110 Time iimitations.
A. Preliminarv approvals for short subdivisions shall be valid for a period of
five vears followinq the date of the notice of final decision
B. Extensians. The Director ar designee may administratively authorize
throuqh a Tvpe I land use actian extensions to preliminarv short subdivision
approvals. For purposes of this Section the authoritv to issue extensions shall
apply to preliminaN short subdivision approvalspreviously issued by the City.
Extensions shall be issued in one (1) year increments up to a maximum af three
(3) years, subiect to the fiollawinq criteria and canditions:
1. An applicant for an extension shall make a written request for the extension
a minimum of thirtv (30) caEendar days prior to expiratian of the preliminarv short
subdivision approval.
2. The Director or desiqnee shalf in consideration of rantinq an extension
find:
a. There have not been any substantial chanqes in the laws qoverning the
development of the short subdivision with which lack of compfiance wauld be
contrarv to the public health safety and weifare; or
b. The applicant has pursued final plattin in qood faith Good faith shall
be evidenced bv proqress on final surveying engineering construction or
bondinq_of improvements~ or
c. There have been substantial chan es in econamic conditions and
market forces that have subs#antivelv limited the ability of the applicant to
pursue final plattinq.
3. A condition of any extension approval shall be that the subject short
subdivision shall camply v+,rith sfiate or federal mandates required ofi the City
and/or Iife, health and safetv requirements of the Citv in effect at the tirne of any
extension approval.
C. At the same #ime the Director or desiqnee is considerinc~the extension he
or she mav add conditions or requirements upan factual determinatian thafi the
addition of condetions or requirements wilf benefit the public health safety and
weifare.
D. A short subdivision qranted preliminary approval but not filed for final plat
approval within the applicable time period or extended time periad shall be void
Ordinance No. 6239
May 27, 2009
Page 44 of 114
Chapter 17.10
PRELIMIIVARY SUBDIVISIONS F'"'nB
access tracts,
17.10. 1 0 reapplicatifln conference.
17.10,02p lic~tion su~a~itt~l and contents.
A Application ln additio€~ ~o ti~e req~irements for a cc~mpleted ~pplicatian as
rovided in ACC Title 14. a licatinn fc)r subdivision a rova! shall include:
A licatior~ re uirements fa~.lnd ir~ ACG 17.02.065:
Ordinance No. 6239
May 27, 2009
Page 45 of 114
2. A reliminar lat me~tin the re uirements c~f RCViI 58.17.160 for a
prelimin~~ion:
3. A neighborhood circulation plan meetinq the requirements of ACC
17.16;
4. VVhere ar~ lo~ is ra ~sed to be serv~d b an on-site sewa e dis asal
s stem r~sul~s af relimina ~rcoiati~r~ tests for each such ro osed lot
ccsnducted under the countv department af health rules and requlations
5. A con~e~tual utilitVl~it~ qradin~ ~I~r~ ~r~d/or °~~thodology prepared in
accardance with the cit s co rehensive lar~s standards or ordinance
r~ uirem~nts. T~e cc~nc~ tu~l utilit Isite radin lan shall incluc3e ade uate
hnrizontal and vertical information ta insure that utilities can be constructed
consistent vvith the prelimina pIat fayouut°
6. The Iocation of ather utilities ather than tho~vided b the cit .
7. The a lication sh~ll incl~~d~ ~ trar~~ t~rta~ir~n ~ite lan fc~r streets
~s~d~stri~n an~fi bike ~acilifii~s Th~ sit~ ~Il~n shall include aqequqte horizontal
and vertical information to insure the tr~r~s~csrtation f~cili~ies can be constructed
consistent with ti~e relimin~r Bat I~ ~ut.
8. A title re ort with (iabilit for errors not to exceed the assessed value of
the lofis on the d~~~ issued no mrsre fihan
30
._.~_._a........._.....a..._..._____
9. ~o of restric~ic~~s. if ar~ ~e irn ~s~d ~a c~r~ the use of the land.
Such restrictions must be recorded sirnultaneousl v,rifh the subdivis
77
ion'.
B. P~°e~pAratior~~e relimir~ar Iat or sh~ort !~fi ~F~a61 ~e re ~red b a
profe~sic~rral ~rtqine~r c~r ~rcafessior~~l land surve or re istered or licensed b~ the
state of Washinatran. The s~a I l, b [aci~ hi~ or ~er si n~ture and
is ortra ~d accurat~l
ar,d ~tabdi°aision cam lies with the
standards and re uirements of this title, the Auburn zonir°r ordinanc~ ~an
ather
C. Sca1e and Format. Thf~_~relirninar lafi shall be drawn_Aitlj~~le
biack ink on MyIar. A ~I c~ea~~ ir~fiorr~atior~ pc~r~raygd by the preliMir~gry_ plat
shafl be accurate. Iegible. and drawn to an e~
D. Preliminar Plat Co~,~~~~ts.
infc~rmation;
1, General informatican. The foilowin irformati~~ shalI apDear on each
sheet o~ a preliminary ~(~t or a. The name of wcards
Jre~~~
b. The name and address of t~~: [ic~r~fi~
c. The name, address. stamp gnd
fjrt jnger car rc~f~~~ional land su~ve or whea rgppred thg
p La t,,
d. Nurneric scal~~r~phiq sca1e frue tiorth paint and dat~ ~f
pLer~_____ ~~~on'
e. ~ ~orm for t~~ endorsernenLgf the Ianning dsrectcar as follows:
Ordinance No. 6239
May 27, 2009
Page 46 of 114
APPR41fED BY RESC}LUT10N OF THE CITY CC)UNC1L ON
{Date)
Girector Planning and Community Development C}ept.
Date
f. Legal descripfiion of prelimingrv plat:
2 Existinq Geographic Features Exisfiinq qeoqraphic features, as detailed
in Cit a iication re uirements shall be drawn li htl in relation to ro osed
geoaraphic features:
3 Proposed Geograp,hic Features. Praposed geoqraphic features as
detailed in Gity application requirements shali be shown:
4. Additional lnformation. The followin additianal information sha11 be
shown on the face of the preliminar4` plat:
a~-For prnpased subdivisions involvinq residential land uses, a ta_ble
providir~q ~h~ fc~llc~~inq inf~rmatic~n fflr each distinct residential area:
i. Pra osed land use e. . sin le-famil du lex multifami!
ii. Rlum~~r of dvuellinc~uni~s;
iii. Gross acreac~e;
iv. Existi~ zoninq desiqnation;
v. Proposed zonin desi na~ion~
vi. A rr~ximate area t~f st~nalle~t I~at~
b Prapc~s~~ sc~urc~ r~f dc~rr~~stic v~aat~~ sup~1~;
c. Pr~s~sc~~~~ sewaq~ dis o~al system;
d, T ical street cross section s;
e. Prc~ ~~ed ~~~rrn ~rain~ ~ s ~ter~°r~
f Fc~r pr~limir~ar~pia~~ ~l~at ~r~ r~l~~ed ~o a Planned Unit
Development {PUL~) ti~e fafic~+~inq in~c~rmatic~r~ s4~~i( also be provided:
i. The ordinance and cantract of the PUD rezone if reviousl
done.
ii The lac~tion c~f ~~:rim~~~r ur~lis ~r~d ~enc~~ on the bggndarv of
the PUD and an indicatian of the heiaht and materia(s_
iii. The location and size ~f an entr~nce si ns.
iv. A lands~~,
v Any covenan~s not ~reviouslv aresved.
17.1 .03 RM*2 r2ce~
A~l pr~liminary p{~t_ st~all ~e ~eviewed i~ ~ccordance with ACG Tit(e 14 as a
T e I!6 cecision,
Ordinance No. 6239
May 27, 2009
Page 47 of 114
17.1 .040 dministrative review.
A. The directar shall transmit co ies of the ro osed reliminar lat to the cit
en ineer, to ether with c~ ies ~af an a ro riate accom an in documents. The
cifv enqineer shall review the prelirninarv plat as to the adequacy of the praposed
means of sewage dispcasal and water supply° the conformance of the proposal to
an lans olicres or re ul~tic~ns ertainin to streets utilities; and re ardin anv
other issues refated to the interests and res onsibilities of the cit en inee~
the d~~~r~m~r~t o~ ~ublic vv~rk~.
B. The director sha1l solicit the comments caf ~ny c~~~er ap ro~ri~te city
de ~rtment I~c~l u#~lit rc~~id~r lc~cal ~ch~c~l district, and an other a ro riate
u~lic car rivate entit .~r~r~cerr~ir~ th~ ro osec! subdivision. Comments received
in a timelv m~nner, as +~~If ar~y uvritter~ comm~nts received in respanse to a
notice af public hearinq shall e€ther be transmitted to the hearinq examiner or
incor orated inta a r~ ~rt re ~r~d b tl~e direct~~ ~r~d s~abmitted to the hearin
examiner rior t~ the schedul~d ublic I~e~rin .
C. The director sha(I ensure that to the extent possibie fhe_preliminanl p)at will
be processed simultanecausl~ with other apprcavals related tca the subject ro ertr
~rd. ~1~0 1 199~° Ord, 4~~0 1 1996t~rd. 4296 2 1988.
Ordinance No. 6239
May 27, 2009
Page 48 of 114
17.10.470 Findinqs of fact.
Prelimina lats shall anl be a roved if findin s of fact are drawn to su ort
the foflowing
A Adequate pravisions are made for the public health safietv and qeneral
welfare and for open spaces drainaqe wa s streets allevs ather public varavs,
water su lies sanita wastes arks 1a raunds and far schools;
B. Conformance of the ro osed subdivision to the eneraf ~ses af the
comprehensive plan;
C Conformance of the proposed subdivision to the qeneral purpcases of anv
other a licable olicies or lans vvhich have been ado ted b the cit council;
D. Conformance of the ro osed subdivision to the er~eral ur c~ses of this
title as enumerated in ACC 17.02.030;
E Conformance of the proposed subdivisiran ta the Auburn zoninq ordinance
and an other a licable lannin or en ineerin standards and s ecificatians as
ado ted b the cit or as modified and a roved as art of a reviousl
approved PUD ;
~ F The po#ential environmental impacts caf the proposed subdivision are
miti ated such that the relimina 1at will nat have an u~table adverse
e~fect upnn the quality of the environment;
G Adequa~~s are ~sa th~~rv p9afi ~vill prevent or abafie
public nuisances (C'Jrd 5140 § 1 1998Qrd. 4840 ~ 1. ~996~rd, 4772 ~ 1,
1995LQrd. 4296 2 1988.
Ordinance No. 6239
May 27, 2009
Page 49 of 114
17v1 .100 Adiustmerats ~f ~r~ ~ pr~aver~ pr~li inary ~at
A. Minar AcJjustments. Minor adjustments ma be made arsd a roved b the
lannin directar. ~vlinc~r ad'ustments are t}~c~se ~hich ma affect the recise
dimensians of the plat but which do not affect the basic characfier or arranqement
of_the lots and streets. Such dimensionaql rLequire~shall not varv more than
'I Q ercent from the ari inal. The ad'ustments cannot be inconsistent with the
re uirements of the r~liminar lat a roval. The ad'ustments ca~ause the
subdivisian to be in vialation caf this title the zoning ordin~nce ~ny other
a~pl€c~ble c~t~ land us~ can~r~l Ch~~ter 58 17 RCl1V or anv other ~pplicable
state €~r re ulat~~n. inor ad'~~tment~ sh~~l be reviewed for consistenc with
this ter ar~d the re ulatior~~ c~f this Titl~ ~s ~ell as fhe follawin eriteria:
1. The adiustment rr~aintains the d~siqn t or purqose of the oriqinai
approvaf; and
2. The ad°ustment rra~ir~tair~~ ~he u~l~t r~f desi n c~r rodu~t established b
the oriqinaLqpproval; and
3. The ~cliu~tment doe~ n~+~ caus~ ~ si~r~ificant ~nvironmental or [and use
impact c~n or beyc~nd the si~e~nd
4. The ad~~trnent i~ r~o~ r~cl~ded b t~~ terrr~s of this Title or b state law
from
5. Circumstances rend~r i~ ~m~r~~~i~al unf~~sibl~ c~r detrim~r~fial ta t~e public
interest to accgmpli~~~~ condition or re~~~irrnirta~t or
shart Wf a roval.
8. Ma'or Adustments. MMa'Loor aad'ustm~ntss are fihhoose ~nrheen d~termir~ed h the
lannin dir~~~~sr subs~~rstiall ch~n ~ the b~sic d~si n I~ a~at o en s ace ar
other tP~is section substantial chanae
includes the creation of additional lots, the eliminafiion ar si nific~nt reguction o#
t uvcauld cha;n ethe ua1~!y_'pf the
~f a roval an an a roved relim-
ir~~r det~rmines a chanae constitutes g Eajor
ar Iat is re uired and shall be
r~~e~s~d as a~~v+r ~r~d ~r~fi~ ~(ic~tiar~, ~~c~. 51~~ 1 1998Qrd. A~4~J
17.1 .11 Ti e li itations.
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 thirt 30 calendar da s rior to ex iratian of the reliminar lat
approval.
2. The Director ar desiqnee shall in consideration of qrantinq an extension
find:
a. There haue not been an substantial chan es in the laws gvernin the
deveiopment of the pfat, with which lack of campliance would be contrarv to
the public health, safety and welfare; ar
b. The a licant has ursued final lattin dili entl as evidenced b
ra ress on final surve in , en ineerin canstruction or the financial securit
of im rovements; or
c. There have been substantial chanqes in economic conditicans and
market forces that have substantivel litrrited the abilit of the a licant to
ursue final lattin .
3. A canditian af any extension approval shall be that the subdivision sha11
complv with state or federal mandates required of fhe City and/or li#e, health and
safet re uirements of the Cit in effect at the time of an extension a roval.
C. At the same time the Director ar desi nee is considerin the extension he
or she mav add condifiions or requirements upon Factual determination that the
addition of conditions or requirements will benefit the public healfih, safety and
welfare.
D. R Iat ranted reliminar a roval, but not filed for final Iat a rova[ within
the applicable time period or extended time period, shall iae null and void. (Urd.
6186 § 6, 2008: C)rd. 5140 § 1, 1998; Ord. 4840 § 1. 1996; Ord. 4296 § 2, 1988.}
17.10.12 eve[o ent standards fflr anhan le !Qt ~~c~ss a~ rivate
access tracts.
A. Panhandle Lof Access,
Ordinance No. 6239
May 27, 2009
Page 51 of 114
4. Nat more than two anhandle accesses within the same lat ma abut
each other. Aiternativel a se ~r~fie access tr~c~ sl~all be re uired in lieu rf
more than fiwo separate panhandle accesses. The separate access tract shall
meet the requirements of subsection B Qf this section.
B. Private Access Tracts andlor Easements.
1. Private access tracts andlor easements wifl be allowed vvhen it is
phVsically impractical to provide a lot with d€rect access to apublic sfreet due to
unique physical limitations of the Propertv includinq but not limited to steep
slo es si nificanfi ve etatian. or sensitive enviranmentai areas. 1f the lot abuts an
arterial an aecess tract ma ~[so ~llr~v~ec~ fo rc~vide an alferna#e access to the
(ot if ifi is impractical to provide far another pub[ic street due to the
aForementicaned Phvsical limitations, The use of access tracts cannot preclude or
hinder the a!i nment of future ublic streets that would otherwise serve the area.
2. Access tracts can ~n~ b~ ~reatec~ thr~u [at rc~cess ursuant to
Chapter 17,10 and 17.09 ACC. C.~wr~~rship and m~i~fen~nce res{a~nsibi9i~ies will
also be determined as part of the plat proeess.
3. The maximum number of iats to be served bone access tract shall be
six, If a Iot abuts an access tra~t and ~ ublic ~treet th~n ~he front lot [ine shall be
oriented to the public,
4. A1d access tracts andlor easements must connect to a )ublic street and
the rnaximum len th shall be 150 feet as measured from the ed eof the ublic
street ri hfi--of-wa . Additional len th ma k~e allc~v~e~ i~ t~ae uni ue h sical
limitatians of fh~ ~r~ap~rty ir~cl~dinc~ k~~fi ~~t ~imi~~d fio s~e~ siop~s siqnific~r~~
vegefiati~n, c~r sensitive enviran~ental ~r~~~ v~rould impa~ted Eess if additional
l~n th were r~vided. T~e trac# ~h~l~ not allow for throu h vehicle access.
5. F'rivate access tracts and or easements shall meqt Cit of Auburn
C. Emer enc Access Provisians.
sectian additioqlgj rqKi~~ ma be regq~~~~~ fpr Ide uate
emer enc access as deter~~ir~~d ~ th~ A~€burr~ ~ir~ r~ar~t~~~. The ~dditional
rovisions ma include but not be lirnited to rovidin far turnaroLirrds, additional
access tract vuic~~h Ord. 5533 1.
2001.1
Ordinance No. 6239
May 27, 2009
Page 52 of 114
Ordinance No. 6239
May 27, 2009
Page 53 of 114
I_.}'sarr~h~r rc~a-~i~ar #L°an} $$-snrr~ ~r--m ,-E I' } /~p cag~ mcar°s#c~ -~r.r xar~t~n~~~yf'}
44y ~ 4~ b39CA&-C€-iLar.S""'i Y„7T'~'s TSiT4.~f8w~$'~ ~~./~'V-3'~~a'Ta3~~~.T~3TT'~i'TT~w 7Y..7F-fYTiTCaTf
Ordinance No. 6239
May 27, 2009
Page 54 of 114
,
' ' ENG-PJE-E-R' -S-GER-T4-F4C-AT1~-
4- ate-of
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RLANNWG-D!- G
Aubum--Pla nr~~ing-~ir~~
20,-A-~r-m--fer _the-...app-rova4--ef__the- -m- ay-Gr_:_pursuant _to-AC CA 7-40 ,wo-;_...~~
ws-
E----x-a r-' d----and-----~~p~oved---ths---__-__..._....--day_._-~~
be-r- ,_--adaia _ -b}--the--Auburr,,--Gity
,
~o-r-
ATTE .
Ordinance No. 6239
May 27, 2009
Page 55 of 114
A rR-G+ "
24-7
-~a~
that_a4 ~ &-c-erVi t ff+c-e- c-G4eGtie4-a~
publi _ ~~cs area ~^s~ard ira Ai1 ~ ~
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D
22 : A"~ e"'ir "k
A-S va. ua~
SORP'ti'-A'PP 'RO"TT'AL
C4unty-Assessor
gepjty~~x~ °~~r
ber.
m.. -~or.-the-~~~~ific -Gf_tfie
___._..r~+~~~~~-_~~~~----.__._..~._.._._.,
, .
Ordinance No. 6239
May 27, 2009
Page 56 of 114
4-7--4-0: --A-~~nistrative-revi w:
fi4"lat-on --r4e*t-c -il- n4a 1Gw-,4-or=at--{ -'-O-werki4ag- - G€
department-s--fc-r---f-e-v+ew-__-4`he_e~ty--e,n ' er----shatI--f---v4ew tbe_.....-fi°+a8---plat---an d
Ordinance No. 6239
May 27, 2009
Page 57 of 114
_ fGva4-o. e--fae~- ~h&-f-iinaI-plat: -~Of d 42-964-2-,_498-82.)
1-7_40, 040--Terr+is .of -~pproval.-
ubdiv+siGra.,-shall__be_gc~e-r-ned_by..the..4erm&--Gf,_ ~pix.Gval_Gf--~he---f[nal--pJat;-_~n4
thca ~rr,rairsrv y@p^~{ ~rsr~l rr~ra~ elre~ir.rje~^. irs ~~fr~~~ ~~-•~g__p^~w~ ~ }y.~~^
~~a -m+ner ---find&_th-at _a _change-+n_conditiGns-_c-r~~~e&_a.-serie-~is-th t-fo__th+--pub4ic
kealt-h-er-safie#-y.. inthe _subd+v+~~on: - ~Ord.-Ord. _42-9
D- e ___~~~duc-+b4e___c-Gpy...__slaalll-...be---reta{nedthe__p4anRng
d -aftment._{Gfd:-606.4_.§..._2;2006;_Qrd-:__42-96_~_~_;__.~
Ordinance No. 6239
May 27, 2009
Page 58 of 114
'V7""G~~C'3'kY~~ti.r-~v'Y-+~'taT~ A~'Tf~"Q'T'a~'T~~'.~ne"j""~7Ct~d +.~Y~T~ii~ ~f°t}F7"""TVCj ~3.TL~~•~°}~~Y Ylr]Cn~' 18f3'}~"if9v%A'L"t~iLTY"TT'Y
S E~2,3~ ~ f~
by-AGG . . . . , 19884
Ordinance No. 6239
May 27, 2009
Page 59 of 114
47-- . fl-- °as°-of48=n- vern ` ~a.Rtee:
r fr~a {-s o hage~ ca ahmittc,r[ s anrlnr 1lC(°'
-guafante,&
Ordinance No. 6239
May 27, 2009
Page 60 of 114
Chapter 17.12
FINAL SUBDIVISIONS
17.12.005 Purpose.
This Cha ter establish~s s ecific a lic~tian ~~terials r~view racesses and
re ~~ireme~~s and term~ c~f a rc~v~l fe~r fir~a( bd;~is~ons.
Ordinance No. 6239
May 27, 2009
Page 61 of 114
17.12.010 AppIicatiQn sub iftal and contents.
A. A lication. An a lication for final subclivision a roval ~~1
re a~irements of Gha ter 5~3.17 RCV~ and this title shall be submitted to the
~I~r~r~inq d~partment ac~c~€°n~ani~d by th~ faflc~winc~:
1 . Appfication materials consistent with the requirements of ACG 17.0Z065.
2. A co pf the ~ rr~ved relimina lat.
1
A fin~l ia~ meetir~ the r~ uirem~nt of RCV~1 5~.17 includin certifications
dedicatiaDs~~~
4. Aq~r~cY recomrr~end~tic~r~~ ur~uant ~a RCV~I 58.17.150:
5. A recordabl~ ~~rve and surve ~r'~ si r~~tur~ meetin the re uirements of
RCIN 58.09 and RCW 58.17.250,
6. Propa~~d li~f ~f ~ublic ir~provem~r€ts th~t vvil~ be incam~lete af the time of
final pl~t ~~pravai and fihe assc~ciated cost fn cc~mplete the work The list shall be
used to determine the financiaI securit re uired as art of the final lat review
resces~. The En in~er'~ certificatic~n is re uired rior ta set~in the date for
consideration bv the Citv Council for final plat appraval The En ineer's
Certification will not be issued until the requirements of ACC 17 14 010 h~ve
been met,
B . onal land surve or
licerrsed b the stafie of Washin ton. The re arer shalf, b lacin his or her
~iqn~~~ar~ ~r~d s~~r~~ u~€~n t}~~ ~~ce o~ the ~[~t c~rti~y th~~ ~he pl~t i~ a true ~nd
carrect re r~~er~t~~ican caf the lanc~ ac~uall ~urve ed b the r~ ar~r that fhe
exfsfinc~ rr~ar~l~r~~r~t~ ~~c~~r~ fih~r~c~r~ ~xist ~s l~cat~d and that aI1 dimertsional and
gqadfft~~~~
C. 5cale and Format. The final Iat shall be dravun v~e rcaducible ~r~
~ize with a one-inch border on one
border fcar the other three ed es for roi~cts in Kin
~our~~~ and m~a~~~~inche~ left
the other three Pdcies for projects in Pierce
Courat ~nd drawn ta an en ineerin
LO e~ir~al~ fi~~~ or _Lwer to the inch. !f more than one sheet is
sLjbdivision ~ithstr~e_t and hi hvva
names and block numbers if any) shall be rovided. Each sheet. includin the
index ~II si natLires or certifications
D. Final Plat Conterats. A finnl lat shail contain the followin information:
1. The name of the s~jbdj~vision;
3. Nurrreric sc~l~, graphic scale, basis of bearin sand clatp €af re
of the finj pIat;
4. The bou~d~r~ d~tum in accordance
with the Cit Desi n and Construction Stanc3ards and based on an accurate
traverse, with an ular and (inear dimerasions and bearir~ s;
5. The exact Iocatior~widfih and ~~~icined name of aII streets, alleys and
bdivis'on,
Ordinance No. 6239
May 27, 2009
Page 62 of 114
6. A tabls de ictin the assi ned address for each lot within the
subdivisian;
~ 7 The exact location width and purpose of all easements and dedications
far rights-of-wav provided for public and private services and utilities
8. True courses and distances fo the nearest established street lines or
section or uarter seetion cnrner monuments which shaH accuratel locate the
subdivision;
9 Municipai tovunship county ar sectian lines accurately tied ~e lines
of the plat by distances and courses;
T 10. AIi Iot and block numbers and lines with accurate ciimensians in feet
and hundredths of feet:
11 The radii internal anqles points of curvature tangent bearinqs and
len ths of all ares~
12. The accurate location of each ermanent confrai monument. Une such
monument shall be located at each and every contrallinq corner on the
boundaries of the parcel of land beinq subdivided: at each street centerline
intersection each oint of curvature PC each aint af tan enc PT and each
oint r~f reverse curve PR~ ; and at each intersection of a street centerline with
a ~I~t b~undarv;
13 AlI pf~t meanc~er lines or refer~nce lines ~1onq bc~dies of water shal6 be
established abc~ve ~~t r~ot farther than 20 f~et frorr~ the hi h water e af such
bodL,
14 Accurate outlines dedicated
or reserved fcar public use with the pur~ac~ses c~~ such t~edicatic~n ~r reservati+an
and an iimitations indicated thereon and in the dedica~ian15. Accurate outl€nes of ar~ are~s tc~ ~ae res~rved ~~e~~ covenant fcar
common use af awners ~ro~~rtV ~v~thin the subdivi~ic~r~, to. ~th~r with the
~ur~cases c~f suct°~ reserv~ti~n;
"~6. A~r r~s~ricti€~ns c~r cc~nditians s~n ~~e lots or tracts within the
subdivisic~~ ~s r~ uired ~ the h~~rin ~xar~ri~~r rar at fihe discretion of fihe
~r_~~~
17 The rtame and seal of the licensed Iand sqrv~~~c~nsible for
re ~rati~n of fihe fin~l 1at ar~d a si ned certification on the lat b said surve c~r
to fhe effect that it is atrue and correct re resentafion of the Iand actuall
s~ ~~~~kr~~ by I~im ~r her thafi th~ exi~tinq mc~numents shown thereon exist as
9ocateci and thafi all dimensional and qgpdetic details are correct;
18.-A si r~ed ~erfifi~a#ic~n statin that the subdivisican has been made with
the free cons~nt and ir~ ~ccordar~~e ~rvvith the d~~ir~s caf t~e owner or owners. !f
the plat includes a dedicafiion the certificate or a se~arate ~ritt~r~ instrum~nt
shall contain the dedication of all streets and other areas to the publ~y
individual or ir~dividuals reli ioG~s ~ociet nr sacieties or ~c~ ~n cor oraticsr~,
~blie c~r riv~te as shawn c~n the lat and a Lvvaiver of aI1 claims for dama es
ac~ainst anv qc~vernrrt~nt~l autharifv wl~ici~ mav c~ccasioned to fhe adiacent
Iar~d b~h~ esta~iished cc~r~s~ruc~ican, dr~ina e or maintenance of said street or
other areas so dedicated. Such certificate or instrument shall be si ned and
Ordinance No. 6239
May 27, 2009
Page 63 of 114
ackns~wl~~ ed bef~re a r~r~ta ublic b all ar~ies h~vi~ an intere~t in the
lands subdivided. An offer of dedicatian ma include awaiver oF ri ht of direct
access to anv street from anv rcaperty Such waiver may be required bv the citv
enqineer as a conditron c~f approval. R~ads ntat de~icated to the qublic must be
cleari marked on the face of the Iat. An dedication donation flr rant as
shown nn fhe face of the la~ shal[ ~e cr~nsidered as a uit clairn deed to the said
donee or qrantee for use for thg puMgse infen~y the danation ar qrant At
the discretion ogf the citv en~ine~r conve~~nc~s ~f riqht-of-wa~ mav be required
to be ~ statuto vv~rr~r~t deed. The ~cc~ tance ~f ri ht-ofi-vva ~e cit shali
not abii at~ the cif ~c~ irr~ r~ve or devel~ the Pands in the ri ht-of-wa ;
19, Forms for the ap~ropri~te ~erti~ica~ic~r~s af the fin~nc~ directrar citv
enqineer and plannin dire~s fcall~
FENANCE DlRECTOR'S CERTEF9CATE
I he~°e~ certif t~r~t there ar~ n~ d~lin uent s ecial assessments for which
the pr~p~€~v sub~ect to fil~is s~bdivision rnay be liable ta tht cifiy,~that
all ~peci~i assessments c~n ~n~operty herein contained dedicated as
~tre~ts alle s c~r f~r an c~th~r ~blic ~s~ have b~en dul aiLd satisfied or
c9ischar ~d t~i~ d~ c~f 20
Auburn Director of Finance
CIT1' ENG(NEER'S CERTiFICATE
l hereb certifv that fihis of
iMpLoveMents issued ~c~rasi~~~nt with
force on
~q~~~~ approval, this dav of ~
20
PLABVtYtEYt7 LJkT-4E1+Tk.lRjc,? leaE[-S I dFlae.rd"i E L
Ordinance No. 6239
May 27, 2009
Page 64 of 114
Auburn Planninq Director
20 A form for the approval of #he mayor, pursuant to ACC 17.12.030, as
follows:
AF'PROVAL
Examined and a raved this da c~f 20
pursuant to City Ordinance Number adopted bv the Auburn Citv
Council on the day of , 20
Mavar
ATTEST:
Auburn Cit Clerk
21. A form for the certificaf~ c~f the a licable Kin /Pierce co~~n~ finance
divisian as fallows ar as required by the applicable countV, if different:
FINANCE DIViSItJN CERTlFICATE
herebv certifv that all property taxesare aid, that there are no
deli~ uenf s ecial ass~~sment~ certifi~d te~ this office fcsr callectican and
t~~t all special ~ssessments ~e~hified to thi~ office far cai6ection on any of
~he ro er~ herein con~~ir~ed c~~dica~~d as streets, aIle s~r ~or other
~bli~ us~ are aid in fu~l thi~ da af 20
Manaqer
Deputy
22. A form for tl~e a rc~val of the a licable Kir~ /Pierce cc~unt
assessar, as fiollows ar as required by the applicable cauntv, if different:
ASSESSOR"S APPRtJVAL
Examined and a ro~~d this da ~f 2C~
Ordinance No. 6239
May 27, 2009
Page 65 of 114
Cpun!y ~sscar
Deputv Countv Assessar
Account number
23. A form for the certificate ~f fi~~ a licable Kin fPierce c~unt
recorder, as Frllavvs or as required b$flP appIiCabIe COUnty, if different°
RECQRDfNG ,(~'rERTIFICATE
Filed for record at the re ~est ~f tl~~ Git ~f ~uburr~ t~is da ~f
.20 at minutes ast and recorded in
Vo(urne of P€ats, a~ ~~cords c~f I~~n ar rce
Mangc~~r
S erinten~~~~t of Records
discretion of the
~~fy ~r~~~er c~r ~l~nnirt dir~c~ar.
17.1~ ~ ~ ~ ieW P'M eSSS
A fin
j~llat ~ lbre~ ew~,.d iri accordanc,e with ACC Wi it1e '14 as a Tvr)eV
decisior). a, _ ~
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 Ghapter 58.17 RGW and other app(icable state laws in effect at the fiime of
preliminar1r plat approval; and the requirements of this title in effect at the time of
prelimirrarv plat approval. (Ord. 4296 § 2, 1988.)
17.12.030 Citv coun+cil acfiion.
The cit council shall have sole authorit to a rgve final lats. The council
shall approue disa rove or return ta the applieant for modificafiion or correcfiion
a proposed final piat on the date of the meetinq set for consideration of the final
lat under ACG 17.12.020(A), unless the a licant a rees in writin to an
extension of the time eriod rovided b RCiN 58.17.140. If the council finds that
the subdivisian proposed for final plat approval canfarms to al1 fierms o# the
preiiminar°y plat approval and the said subdivision meets the requirements of
Cha ter 58.17 RCW othsr a licable s#ate laws and this titie which
re Lairements were in effect on the date of refimina lat a roval it shall direct
and aufihorize the mayor to suitabiy inscribe and execute its written approval on
the face Qf the final plat. (C3rd. 4296 § 2, 1988.)
17.12.040 Terms af approval.
A subdivision shall be c~verr~ed b ti~e terms of a r~v~[ af the final lat and
the z~nin ordinarrc~ and re ulatians in e~#ect on the date p# rel~lat
at~t~rr~ual for a period afi five v~ars a~t~r fir~al plat ~pproval unless the hearinq
examiner finds fihat a chanqe in conditions creates aserious threat tg the public
health or safet in the subclivision. Ord. 61868 2008; C?rd, 4296 21988.
17.12. 50 Distribution and fi[in .
The director shall distribute the ori inal and cc~ i~~ c~fi fih~ ~ rc~v~d ~ir~al lat as
follovvs:
A. The oriqinal shali be forwarded fio the ap~rc~~ri~t~ ~~~ant~ ~ffice fc~r
recc~rdin ~The _-.I~t must be recc~rded vvi~hi~ 30 da s c~r the l~t s~all ~~cc~me null
and void. A recorded M I~r shall be returned to the cit and ke t with the Cit 's
recards;
5~Cv~~ ~aper cc~pies ~hall betransmitted to the c~~~
C. Or~e re rod~~ible co shall ~e retained i~ t~e s of the ciep2rtmenfi.
D. One re roducibie co shall be rovided to the a lican#. Ord. 6061 2
200Q; C?rd. 4296 a 2, 1988.1
17.12.06 Transfer of qwnerahi .
VVhenever any parcel of land I inq vvithin the city is divided under the
r~visi~ns of this title no erson firm car cc~r ~ratian sha96 sell or transfier, or offer
or advertise for sale or trar~sfer an such lc~t tract or ~rcel withoLit havin first
h~d an ~~prc~vec~ fiin~l plat af ~uch su~divisic~n ~iled fcar reco[d ~~rovid~
I~ ~eC~ 17.10.{~90. Qrd. ~2~6 2, 1~8~3.
Ordinance No. 6239
May 27, 2009
Page 67 of 114
17.12.470 ~ildinc~, ~cc~~~n~~r ~nd rt~o ~f hor~~ ermits
A. No buildin ermit for a structure other than a tem ora contractor's office
or tem ora str~ra e buil~in shall be issued f~r a lot or arce! within an
approved subdivisiran prirar tcs a determination by the fire marshal #hat adequate
fire prQtection for constrLictfon needs exists.
_ B. No buildin ermit f~r ~ s~r~acture other thara a tem orar contractor's ofi#ice
or tem orar stc~ra e buildir~ shall ~e iss~.~ed for a 1ot gr arcel within an
a~prc~ved sub~fivisic~r~ un~il:
1. The minimum required improvements which will sense the subiect fot or
arcel have ~eer~ constrl~cted in accardance with ACC 17.14.070; and
2. AIl remainin im rov~~ents h~ve been fin~nciall uaranteed under the
requiremenfis ofACC 97.14.01 O.
C. Prior to fiinal plat a~proval af an ~q~roved prelimin~ry ~(at buildinq ~errnits
for model homes ma b~~~~~icial i~sultation with the
cit en ineer sub'ect t~ the fa~lc~win c~nditions:
1.MadeB homes are sinqle-familv dwellinqs as defined bv ACC
18.04.340(A). The ~ur~o~~e ofi a model home is #or sales prcamotion and disg~av of
homes that vvill be t ic~~[ b~ilt within ~ subciivi~i~n and ~re o en ta tbe ublic
for viewiM.
lJ tvvc~ mod~3 f~o~~s rr~~ ~e al8r~w~d ~c~r relirr~in~r lats u to 20
Iots. Up tc~ ~~ur t~°~~de~ hor~,~~ m~~ be ~11€~v~~d for ~relirt~in~ry plats in excess of 20
lots.
3. All madel homes shalI be served ban all vueather surFace access as
~p~rov~d l~v ~~e ci~v ~r~~ine~r ~n~ fire r~arshal
4. All moclel homes shaC1 be Iocafied within 300 feet p~~~ fire
1~ ~rant a~ det~~rnir~~d ~rad ~ rc~~~d b the fire marshal.
5. F'rior to t~e pub1i~ written
official.
6, infic?rmation must be submitted with the finaf lat
indicates the model home meets all applicable zoning code standards of the lot
on which it is 1ocafi~d.
D. ~or~ditis~ns nea buildin ermit shall be
i~~~eci tc~ the ccanditic~ns eitl~er b
ein
fuIfilled c~€~ditions are met. flrd, 60D6 3.
1996- Ord. 4296 `2, 1988.
Ordinance No. 6239
May 27, 2009
Page 68 of 114
B. A ortion of the uarantee e uivalent ta 10 ercent of the value of the
ublic im rovements uaranteed shall be retained as a maantenance uarantee
bv the citv for a minimum periad of one vear from the date the citv enqineer
certifies the comp(etion af the plat improvements have been satisfied, to ensure
the ade uate o eration of such im ravements followin which an unused
ortion Qf such uarantee shall be released. This shalf be cansistent with the
facility extension pravisions of Tifiie 13 (Water Sewers and Public Utilitie~~.
17.12.090. Surve Re uirements.
A A[icensed professional land surveyor shall complete al# I~t ~takinq
prior to the recordinq af the final subdivision.
. B. All !ot corners, includin interior lot corners, shall be marked with a
permanent marker that bears the land survevor's reqistration number. When the
boundarv lines fiollow a meandering line the "corners" shall be set as directed by
the eitv of Auburn.
C. V1Jhen the le al descri tion of the final subdivision uti[izes artial or com lete
secfiion subdivisional breakdown to estabiish the boundaries section subdivision
survev informatian shall be shown in accardance vvith the requirements of WAC
332-130-030.
D. All reference monuments used in the establishment of the fina1
sUbdivlSiQt1 corners shall be identified, described and noted as set ar found.
VVhen appropriate the survev shall reFerer~c~reviou~ surveys th~t served as the
basis for the survs .
E. iJUhen the final subc3ivision is ~~a co~ted ~i ht-of-
wav ~nd th~ plat corners c~r its offset r~pr~~~r~t ~ qua~~er corr~~r s~c~ic~n carner or
dorlation fand claim that is not af record or has been Iost (or obliterateda
standard monument sha4I be laced.
F. Whenever a final subdivision is adjacent to ~xistin ri k~t-c~f-wa , the
center9ine of t~~ ri ht-of-wa sl~~~l b~ foc~t~c~ on th~ iat clrawin .[f the
constructed im rflver~ents f~li c~utsid~ Q~ the ~ocu,~er~~~d ri wa , the
surve qr sha~ntif the existin ed e of tf~~ ~vem~nt and lirt~its ~f the
mair~t~ir~ed ri ht-c~f-wa section on the dr~win and show its re9ationshi to said
centerline.
G AlI 332-130 VVAG
ovemin minim~~m st~ndards for land r sLarve s shail be met and a note
shall be placed that reacls:
fiNIS SURVEY COMF'LIES W{TN ALL TFIE STANDARDS AND GUIDELINES
OF THE S6iIURYE1 REilVRDING AVS55 CdiAPTER VV.0V RVYV AND YYAG
31lS..-E 30,
H. The side lot lines of each lot which if extended would intersect with the
curb shali be marked on the curb.
Ordinance No. 6239
May 27, 2009
Page 69 of 114
. . ~
. . . ; .
4-7-: -1-2:-Q40-Pu#~~~ ~~~er-serviee:-
~E-a-c#~-~~ot -4-a-~~~~Ms io~ri--~~~~ted---ur~~e r-ffiis- tit-le--sha-4---be~--~er-ved-by-- pub4a,p,.
water -sy-ster~... c~wne4-ar4 op,-Fated._.by..tl=le....G+ty~ess-#he-c.i-ty .:f+nd~- that-
.
Ordinance No. 6239
May 27, 2009
Page 70 of 114
-'{7~-I2: 5 PubliG
47-42.-060--St $ ~ R,ts:
The--su - 'v+s+GR--&hal~-ab,ut--c>n...~~~#~r-~~-- ope.n.y_...fnaif#a4-ied_PLAD4G
Ordinance No. 6239
May 27, 2009
Page 71 of 114
1~4-2-070-&-Gck-4eq ' me .
4-7:-4'~.-GvD-Street- Street-g-rade-s- s- eh a t j4i-confcw- -e--wfth--t-he-a - €-A~b-ufn--design
s-~ €he°~isticiir°~ra n{+ ~z°ss~ar°~i^t ~~°csrl hct 4~°st~ r+iier arsr°e,n~a~ar ir°~ rnr-3c~ al{s'~Ens-3 ~atiFly thr, nirr°" ~Intinr°3
o3'G7~FT4&T'4&aY&Ll"11~-~YEffi~~?'CX-L.W~. ..,.J .,~-.-s.,.f M>>~ e..>..>i-fT~'1 V~,91\4ASBVi3 V3LEi 4£P4^ 1✓FI-C}QiGiCTCYlY
ele - --the-Aubum---~~
mee c-.it.y_ . ~urf"es+gp----and--...~Gns"G~
. ~
a~~er--_preperlje&_or_..mobil+#y,---the--c-ity_r-r~ay__partic+pate-4--expl-Gri~g--aItef-native
funding....._r~~c-h~~~~t'nS--_to_.. CGMp6et_, _t-he.......rec~u-k~ed_im--p~~v,-m-e44t-S.a-..._4f-....t.he.._preu+ous
~ Y 9
0-rd.--42,9& § -21-9B8;-) ,
4.-7-...12;_1'00--Mino-r-..aFterials-.
Ordinance No. 6239
May 27, 2009
Page 72 of 114
~.-ri:-i~-r-v-~°c~a~~t'~~ `~a-~av~~c„~';~`y'--aei°rr-€c'xi'rv.:.
i~,- h~C4 -are_ -e-r-ve- pe#y
Ordinance No. 6239
May 27, 2009
Page 73 of 114
Aub ~siqn---and-~ ~ru-Gti ard~,-and--G+t"f--Aubw-n-~cif ic- atie R-s.-
.
,
. ~ ~ ~h~ll~~ n~nnctr~tnica,-! nr imr,rnsrnrl #n s~+-+.-,.-,+ + ~
) 8.+1.f A88 T1TT~Ji-13'p'~iiA~T-i fTG-GT~C
. . y g • S
1
. . 5 , . t
4" I. F L: l518._8 44LSys:
P-neposed design
-G tfuGfien-standa,Fds.-(Qr-d.__- 54.6_§4~74998;-Qrd-4,2-9&_§4;_
. . , ,
4-7-. 12-490...Dead-end..streets-:
The--~or+struGtiGn.._of..de - ..eRd-..s-treet~--&hafI-be_-+n...oe nfr~mance_-wjth-the _..c.ity....Gf
AuWrn....dE-sign_and_Gor~~~~~~~~~ion-sta-a4ar-d-&:-¢0Fd,_-5464...§._..1; 499.84rd,-429"2,
4 7- -1 ~
t. -T as ss a.+- ¢ a sa a~~ a.e os-~r~~ ,
c-ity...of--Au~~rn_.design.-_and__e~~~tr-U~~i-Gn--~~aridards. _~Ord:-5.1.64.._§_-I... A-999; -Ordj
T2-Vl%_-§.._2..y.._...,9.9~. 34. ~l
V
• • Li i Ei.d"i'.} 9YF~'~9'4'~~~~(T 1
H~
d-esi --and..~-~~~~r~~~i~~~-~~~~d~~~~W_.~ _.--54-64-§4. _-1-998;-Or-d,-42-96-§..2.,_l...9S8j)
Ordinance No. 6239
May 27, 2009
Page 74 of 114
. (Ord. y
4-9- ; 0K-9QT!..;...4-9 .
Fir,e-- #ie- ° of - r . - . .
, 1998; Ord. 4296
,
f
te--~~~s-s-- -°t.-
Ordinance No. 6239
May 27, 2009
Page 75 of 114
G: -T- side-k)t-~tine&-- -~--IGt,--w#+ ~f--~ o~4ld-i seGt-.v;fh the
, l-- afked- e n4he- eU4)-~~r c4 g+r4ee~~~ ta' . r4:
~~ere_any_pofti-GR-of-the-~~e,posed--subd-vision-.~~--withai,i_th&_ _ _pe-mer-tt#loe-ad
hazard- T 6s~"~G'-~S ITIXLY..t"4a"& L Y ~F~ 6ner_ 44n~"_,a
f
Fede-al....E rgency....Mariageme-nt-~~~nc-y-_(-FE-MA)-flood-hazard---~~~~~~~~t~nents:..I.n.
~uc-h._..c-ases.,-._ne__deve6o.p-ment._.per.~°i.it...-assoeiated-w+t4..-t.he..-_praposed-_ subdivis+on
_and._ may---im- pGse-- other__c-end+~iGn.s---neoes_sary_-to
p-roteet__.aga.i.n.s.t.._~~~oding....ar...~n-undatsan.
;
Ordinance No. 6239
May 27, 2009
Page 76 of 114
a4:4Jrv7~Inr ir°nns'nosnmcan,~..,..,~f ~.:n,Y o~rrdv.pen._....s.q.Cy~~ t-~~ q ~b
-~re-rrP~ vv-ur--r~ .
afW- b
the . (Ord. , • s 1995; Qrd• : 19894
Ordinance No. 6239
May 27, 2009
Page 77 of 114
Chapter 17.14
! PR V T U1 1° - SUBDIVISIONS SHORT-SUBDWMtON-S
Ordinance No. 6239
May 27, 2009
Page 78 of 114
17.14.010 {mprovement methQds.
Followin preliminary, 1at a rova6 and a roval af aii lans re uired b
Cha ter 17.14 ACC, and rior ta settin fhe date for consideration b the Ci#
Council far final plat approval the applicantlplat develaper shall quarantee the
pubiic improvements reguired for the plat are completed bv one of the foliawinq
methods:
A. B com letion of construction of the minimum re uired lat im rovements in
eonforrnance with ACC 17 14 070 (Minimum 1mprovement Requirements) and
furnishing to the citY an assiqnment of funds or an irrevocable letter a# credit or
guarantee bond or other similar security satisfactory to the city engineer, in which
assurance is given the cit that the instaflation af the remainin re uired ublic
improvements will be carried out as provided bv p1ans submitted and approved
pursuanfi tQ Chapter 17.14 ACC and in accardance with the citv's desiqn and
construction standards and under the su ervision of the cit en inesr.
1. The amount of the assi nment of funds or irrevocable letter of credit or
ofiher security shall be 150 pereent of the esfiimated construction cost of all
remaininq required public improvements as determined bv the applicant, and
a roved b the cit en ineer. ~ substantial ortic~r~ af #he remainin re uired
~.~blic im rc~vements su~ect to the satisfaetor securit , shall be com leted
within fhe initial 12-month taeriod of the satisf~~torv securifiv far the qlat
imprcwements The remainder of the impravements shall be completed within six
months. Durin construction #he cit en ineer ma allovv a artial refease of the
financial securit a~structi~~~
a The city enqineer shall allov+a not more than one partial reiease of
the financial sec~arit~durinc~~{~~ c~anstructican:
b. The se ~encin of the ~r~i~1 re~e~~~ ~sF t~re financial securit is to
be determined b the cit en ir~eer ri~r ~he ac~~ tanc~ af the securi~ .
2 The citv ~nqir~~~r mav ~llc~v~ a sinql~ incr~m~r~~~l ~ix-mcanth extension csf
the satisfacto s~time ~e, be ~~~8-month eric~d i~ there
are unforeseen circumstances, be ond the control of the Iat devel0 er that do
not allow t}~e com letior~ c~f the ublic im ravem~n~s.
3 As a conditian of th~ ~lat improv~m~~~ perr~ittinc~ ~p rcrv~4 th~
dev~6o~er sh~ll ~~r~e fihat in t~e cas~ o~ ~h~ d~:vel~p~r's default or failure to
com Le~im rovements as er ~~d I~r~~ and conditionL, includin
time schedules. the cifi shal1 have the authorit to com lete the constructican of
public improvements ufiilizir~c# t~~ above d~scrifaed ~~tis~actorv securitv.
4 The citv engineer may further a~e~ to ~li~~ th~ develc~per tc~ utifize
assi nment of funds or irrevocable letter of credit ar cather securit acce table t~
the cit ~n ineer fio cc~ver the minimum vvarrant ~ricac~.
B gy the formation of a local im~arovement district consistent with the
provisions af Chapter 3.20 ACG and an~c~~her a~plic~~le rec~~.~irernent of the cit~
and the state.
B actual ir~stallatio~ c~f the r~ uir~:d ir~ rc~vements in accordance with the
rav'ssions c~f Ct~a ter ~7.14 ACC ~~d ir~ ordan~e wifih the cit 's desi nand
construction standards and under ~h~ su~ervi~ic~n c~~ the ritv ~~~in~er.
Ordinance No. 6239
May 27, 2009
Page 79 of 114
D. B a~c~mbinati~n c~f ~~e~e meth~ds.
E. For a~°~ ~f the ~~ov~ cam~inatic~r~s of inethods c~ther than subsection C. the
p(at developer shalf execute and record aqainst the plat properties a sfatement
approved by the city attornev which holds the city harmless and limits the city's
financial obi~ atir~n ta con~truct an defaulted rivate utilit facilities and ublic
infrastructure for streets water utilit sanita sewer utilit or storm water utilit
svstems to the face vafue of the bond shall be memarialized on the _plat
documenfis. The statement shali afso recoqn9ze the citv's reserved unilateral
ri hts to establish the schedule fic►r construction of default~d I~t infrastr~acture.
Such statements shall be I~ ~ll bindin u car~ the heirs and assi ~s of the
develoqer, ~~bsequ~r►~ prap~rtv owr~~rs ~nd their I~eirs and assi~~~~
2fl02, Ord. ~093 ~ 1 19~8~Jrd. 4~96 ~ 2 19$8 )
97.14.01 ents
Prior to final a roval and after com letion of ~11 r~ uired im rc~vements andlor
inancia! u~rantee c~f the constru~~ic~n caf a!I re uired irr~ rovements, the cit
neer si~all provide ~ c~rtific~te s~atinq fihe required ir~n~ravemer~fs in
rdanc~ wifih
Ethe prc~~isions of this titl~ and in accord~nce with city desic~n and
constructian stanc3ards have been com leted c~r uaranteecf or acombination to
the satisfiaction 199~t~rd. 4296 2 1988.
17.14.020 StreeLRtili~nd r~~s.
~tr~e~ ~v~~~;r s~nifi~r ~~w~r. storm dr~ir~~ e an~ r~din ~ans ~hall be
nand construction standards.
17,14. 30 Public water ~ervice.
Each Iot in a subdivision created under this title sha9l be served by a ublic
v,rater the cit firrds thafi:
A, C~~ o ra h , distance frorii cit
water i~w ro osed develo menfial
densit , or s6miiar factor: and
B. F'rivate water service will ncat be detrimentai to the im lementation of the
qdapL~~~~r ~I~r~~ ~r~d
C. Private water service vvil9 not pose a thr~~~ to ~~e public hgAlth safet or
welfare; and
D. F'rivafie water service is necessa to accom lish
reliminar 6at a roval shall be
conditioned on the abiiitv of the subcfivider to obtain all nece~~~~ls for
the rivate vvat,-r c stem c~r s s~~rr~~ ~rod th~ ~inai I~fi sh~fl ~c~t be ~ rn§~ed ur~~il
the subdivider dernonstrafes to the satisfactinn c~~ the cit ~r~ in~~r fihat the
ro osed water ~ s~~rn or s~terr7s a~rill ~d~ u~t~l ~~r~~ t~~ domestic water
needs ofi future owners of L 1998;
Ord. 4296) S 9. Ic)
Ordinance No. 6239
May 27, 2009
Page 80 of 114
17.14.040 Public sanitary sewer 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 city finds that;
A. Gitv sanitary sewer service is not practical due to topoqraphY, distance
from cit sanita sewer facilities extreme low ropossd develo menta{ densit
or similar factor~ and
B. On-site sewage dispasal systems will not pose athreat ta the public
health, safetY ar welfare; and
C. On-site sewa e dis osal s stems are necessar to accom lish the
purposes of #his title; and
D. The city engineer has reparted favorablV on the use of on-site sewaqe
disposal svstems. (Ord. 5164 § 1, 1998; Ord. 4296 ~ 2, 1988.)
17.1. lock requirements.
A block shalf consist of any two or more contiquous Ints which are not
se arated by a street. Bleacks shall rneet the reqLiirer°nents of the City desiqn and
construction standards.
Qrd, 5164 1. 1998° C3rd. 4296 2 19881
17.1 . 7 irtimu I rovement Reciuiremenfs for A roval of
ubdivisions and hort u divisions
A. Prior to finak a roval of a subdivisiran or short subdivision, the followin
minimum im rovements shall be constructed cansistenfi wifih the a roved lans,
except that the City Enqineer ma aElow posting of a financial guarantee and/or
the execution of a delaY of im rovem~n~ ac~reement k~~~~d c~n a findin, th~t the
deferral of #he re uired im rovements is in the best interests of the cit .
1 . Draina e faciBities and ~rc~siar~ contr~l meas~r~~ consistent with the
approved p(ans;
2, lNater mains service~ and h~dr~nt ir~st~lled c~ erational, and fiire flow
available if required consistent with the approved plans;
3 Undergraund electrical and telecommunica#ion improvements requirecl for
all public or private u#ilities and public illumination or traffic signal systems if
rsquired consistent vvith the approved plans;
Ordinance No. 6239
May 27, 2009
Page 81 of 114
4. Sewer facilities installed and o erational if re uirecf consistent with the
approved plans;
5. All curb and qutter installed in afl streets wifihin the subdivisian or short
subdivision consistent with the appraved pians
6. All s#reets aved u to the final lift of avement to ald lots within ths
subdivisign or shart subdivision cansistent with the a roved lans;
7. Street name si~naqe in~tall~d consistent with the ap~rov~d plar~s8. Specific site improvements required b the preliminary plat approval
ordinance or reliminar shQrt Cat a roval decision if the decision re uires
corr~ letic~n riar t~ lat r~~ordir~ 9. Delineatian of critical areas thafi are ta remain undeveloped and protected
by easement or p(acement in a separate tract pursuant tQ Title 16
Environmenfal of the Auburn Cit Code~
10, T~m ~rar c~ntral rnonumer~fis set b a lar~d surve or licensed in the state
of Washinqton, located in confarmance with this title and in place prior ta final
apprcaval of the subdivision or short subdivisian. Permanent monuments and
control oints shali be set and verified b aland surve or licensed in the state of
V1/ashin ton vvithin 90 days af the final lift of avement~ and
11. Impr~~emen~~ wi~l~~u~ urhic~ ~he direct~r deterrnines
enrould exist.
& The Cit shall have ri ~~t ont~ an la~ ~rac~ easer~ent c~~ ~rc~!
that is ~~t c~f the fiit~~l ~~t ~r sh~~ iat ta ~ns~re ~om liance vvith fhe minimum
subdi~isior~ of this secfiican.
17,14. 0 Under rgqnq_y1j~
A. Consister~t with Tities 12 and 13 and the
standards. aIf uti~i~ but rot limited to
99Aer; telephc~~~ and te9evision cables shaEl be insta[Ied uncfer rqgnc[~~
easements shalLbe rovideci for all such gilit 16i2es vvhich wi6l not be loc~~ed
within ~isce6laneous hardware sha1(
be installed accc~rc~i~ C. ~
B. Whenever an intersection of an arterial and qn g~~~~~
or im roved und~~ er has
determined that ~e needed in the
future at the subdivider's ex ense.
of sander round conduit vvhich will be rrece~isar Lor and wi6l facilitate such future
siqnalization. {Or~. 5164 ~ 1, 19 9 8; C~rd. 4296 ~ 2 1988,)
17.14.090 Lot r~ jj~~
A. m to the reqqirements
18 AC~ subdivision
ar~handle" access to a lcat shal[ not be
cansidered fcar thg2urpcaqe of determinin confarmgr)gg vvit~~~~
Ordinance No. 6239
May 27, 2009
Page 82 of 114
B. The size, sha e and carientation of Iots shall be a ro riate for the location
to o ra h and other natural features of the site and for the t e of develo ment
cantemplated.
C. Everv lot shall have a minimum of frontaqe on an improved public street or
rivate access tract as rovided in Title 18 unless otherwise a rcrved b this
tit[e.
D Corner lots desiqnated for residential uses sha1C be plafited at least five feet
wider than required by the zaninq ordinance.
E. Eve lot shalf border on an a ened im roved and t-naintained ublic street
or private access tract.
(Ord. 5542 § 1. 2001 ~ Ord. 5164 §1, 1998; Ord. 4296 § 2_, 1988.1
17.14,100 Parks and la rounds.
1Nhere dedication of fand 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 ta
require park land dedication where a propased subdivision will resuit in a
substantial increase in demand for park land or is needed to prevent or abate
ublic nuisances. Generall this wil6 occur where a subdivision will result in the
creation of lats ca able caf su orting 50 or more residentiaf dwellin units-
however where it is determined that fihe propased subdivision, fioqether with anv
reasonablv anticipatted future deve6opment can ad1acent or nearbY land, will act in
a cumu4ative manner to substantiall increase demand for ark 4and dedication
ma be r~ uired o~ smaller su~di~isic~~s, The acce tabilit of the size
confiquration and location ofi lar~d ~ra}~o~~c~ For ~~rk dedication sha6~ be
determined by the hearinq examiner based ur)on such factors as tgpoqraphV,
draina e, natura1 amenities and access. C3rd. 6186 10, 2008° 0rd. 5164 1,
1998' Ord. 4772 1, 1995; Ord. 4296 2. 1988.
17.1 .1 10 Floods an flood contro[.
Ordinance No. 6239
May 27, 2009
Page 83 of 114
17.14.120 dditional requirements.
Ths standards and re uirements established or referenced b tbis cha ter are
minimur°n re ~irements, Tt~e~e standards ma be increased and pdditional
requiremenfis mav be imposed for fhe purpose ofi preventinq or abatina public
nuisances or mitiqatinq identified adverse environmental impacts pursuant to the
Sfiate Environmentaf PQlic Act of 1971 Cha ter 43.21 C RC1tV as now
estabEished or hereafter modified. Such additional re u~~a include bu#
shail not be lir°nited to off-sit~ imprc~~~m~r~ts ta an~public ~acilitv the ~edication
andior improvement of par~s and ~pen spaces and mc~r~~tary contributions to
an ~it f~ar~d established t~ fir~~nce the ravisian c~f ublic services re uired b
the subdivision. Or~(. ~164 1 1998c~rd. 4772 1 19J5Ord. 4296 2, 1988.
IT,_14. 020-Pr~~~~~~~~~on..c-onf~~~ce-;
._..._.m, aking__ -~~~ic-ation---to___-~~ort__-~uladivide_ __~~nd-__ _ are
e+~coura-ged..._to--~~quest._..a__-preapplicatiGn_...-cenfe~ence_with......~~~r-Gpr+~t&_ c+t.y.....~~a.ff..
P4 ---~s-
f 4e~
O,rd.-4840--§--l..;_..~_~~6;-~~~-~ -429-6- §_Z-4988,-~ ~
4-7.;14, 430..Al*ir-at+en.
Ordinance No. 6239
May 27, 2009
Page 84 of 114
C;xip
B:--A-- ° sed-pr-ofessiena[--l -stuv-ey-or-_sFaaH-~omplete--aH-4ot stak+ng--pf4ef-to
Gerne_r&--s l-.....be---identi#+ , -ri ---~nct --~~ted---a s-set...__or--_fe und-.._...-Wh
~~~~~~~t,-,__tke--suruey__sha(6__fefe4:~--nee--pr 'aus..._~~v,-ys_l.hat served-a&-the,..~a-s+s
Ordinance No. 6239
May 27, 2009
Page 85 of 114
<< „
1-7.4-4_ _ _AeGo,mpa.~~y~ng-..do~~-ments:
An.._..apptic-ation-4-cr-_-&hGr4---s-ubc-~vi-sion---a - ~ova~--s b -~o;~aapa4iied--_~ ~
44lowiTI-9=
-subdivaded-, if-deemed _neeeSS --by.the-p-IaRni - ' _tor;-
B....A_title_r Grt.,.wit4-tiabitit.y-fof-er-r-ors__r4Gt.W.-.eX-eeed-the-asses. _ -..va~ue._of-t-he
kA&-GR-th"~ . ~ ~ ~
~ pfio-r4o- p-p~~io,n-date;
~:_A _eom- -p€eted-envi~~~~~~~~a~c-heckkst-fc~f rn-; 4€-the--propG&ed....&hort..&ubdivHsion
JS_nGt- GategGrjeafly__~~em, pt.._#ro m-_thr~s -hold_ determEnation_ req€~~re- m-ents_per--LNAG
r~~trictiGn.s..rnust__be _recorded-~~~uftanecusi-y._with-the.._short-su~~~~~~~~n:..
E.__I.n.._.a.ny..shGrt _subd ivision...whefe_..Iots...are_. served--or_to-. be_ ~~~ed__by_.a...private
4_.__Eac4 -_lot...--~wner.....having__..ae~~~~ ~hereto-._..and--hav.ing.._..fe&pGnsibility--~€or
m. a+ntenanc-e_-of...~~y--pr~~ate--road--~or4ta+ned--with+n....the _shc-d _subd-ivision_+n--~ue-h-a
GG-n'
~.~'r+{°r rner~a~*~ i r.r r~rgn + c>I-cr,i~l ~
4~~~ Lp LAl 3LJ 443"
r~Gtjce 4G _any-prospect+V&-p~r-e~~~~~ Of~__the-rnethod--Gf-ina+ntenaRce _o#--t-h&-pr4vate
ro . y....vsrhich._.,.nofiG&__sh~[l-_be-_,&aused....to.._.be..4r4c-lu€led__+r-~--ary-deedsor.._,c-o-ntrac-t~
sin:~L~ ' h-the-sha4 _ . , . Y
4_998, _Orde4._..._1_996:-Qrd;-42-964.2;419M-} . .
Ordinance No. 6239
May 27, 2009
Page 86 of 114
Ordinance No. 6239
May 27, 2009
Page 87 of 114
4- . .-0 a~~rGv, t-4e ~ -emeM-s:
Ordinance No. 6239
May 27, 2009
Page 88 of 114
.fl10; -pf+or-4G--sta~Git-pla#-a~pr-evai--cr-- ua+-c-e--4-bu~d+ng_...per-m+t. r._ar+y_!o~
~jth+44~e -sh-ort-p lat.
Ordinance No. 6239
May 27, 2009
Page 89 of 114
°9? ~5$ ~`a r-[ifiir°~n•°~3 rnar~i r~;t~aEtir~r-r~~vrsfc
Where-a-sho4 p-i~t4s-a be__i-ssued _4or..._p~-Gperty_._~~~}~~~---~~- R.s
eit-~e-r ----being_f~lfil1ed._.or.. guarantee.s._. pr-o-vided...tQ__ensure _the _ ~o.nddfiens..-afe_m. et-,
4-M8-.)
1.7, 1.4-.-09.0-Relea&e-of improvement_guaran.. tee:
4-f _an_-imprave, m ent-botid-_ or--ethe-p _ ~~~~~ntee--h_a&---~ee-n--&ub r-~itted--~~de-r--AGG
be..relea _ _-upon-acc-eptaRce-by.-fih- e...04ty-Of..a.
Ordinance No. 6239
May 27, 2009
Page 90 of 114
1f11'1lmnrn~rorraant rnr°f~~irmm~n4e
17':'1t1':"rvv ~rr-r z-rn.rri..~
'~r-t"°"r'~
. 6001-6. . 9 1998f Qrd' ) 1998; Ord. 4840
4 1 ' i
Ordinance No. 6239
May 27, 2009
Page 91 of 114
I+GH RHt3fl CI CUL,4Tt0 LAN B' ' '
Sections:
17.16.010 Vei hborhorad Circulation Plan. ~ .
4-7:~20-- ' n:
17m16.0°t0 ei !1borhood Circulation Ean.
B. ARp~i~~~ilit shaCl be submitted For a[i
relir~ira~r~ I~ts ~r~~ bindi~ ~it~ I~~~ ~rsuar~~ tc~ ~~ic~tior~ r~ uir~m~nts of
ACG 17. 10 and A~~ 17.24.
C. ~~~n ~r~ents ~f ~ Nei h~c~rh~o~ Circ~l~ti~n Plan.
~ Th~ ~~ic~hbc~nc~~~d ~i~c~al~ti~n Pl~r°t sh~~l shar~ the follawipg~
1. F'8anned street system. TF~~ la~r~ed ~treet ~ ~t~~n m~~~ ~e cc~~r1 ~~i~le
wath fihe city`s lo ment which is
Ianned str~~~~is a
street plan, shall make cause
~ler~~~r~t~fi€on of ~~cLstreet
2. Non-r~~torized tran~
vvhich have lanned routes or
facilities for bic mode
which is a art of fihe cor~ r~hensi~~ ~an c~~ t9~e cit 's six ~~~r n, and
far such routes and must not
caL~~~ 6m ~~rn~~t~ti~ro c~f s~.a~h r~~~~s tr~ b~c~me ~nattainab9e.
3, A non-motorized circulation sstem shall be integjgje~~~I
sLabdivision and surroun
a. Wh~r~ ~~~.attir~ v~c~nt or ~nc~~rd~velc~ ed la~c~ r~~~rvv d~~r~lo ments
shall cor~r~~ction to its interior gLhvva
~r~dl~rOrdinance No. 6239
May 27, 2009
Page 92 of 114
arkin lot la aut. The ro ased location of future non-matorized and sdestrian
connections shall be reviewed in con'unction with a licable develo ment
approval.
b. Developments shall include an integrated non-motorized
circulati4n s stem tha# connects buildin so en saces and arkin areas with
the adjacen# street sidewalk system.
c. Pedestrian connections to existing or proposed trailslpedestrian
routes on adjacent properties shall be provided unless there are phvsical
constraints such as sensitive areas that reclude the construction of a edestrian
connection.
4-7-4 . -SG .
-1-7-A . -4-A- ' -ati4n-
Ordinance No. 6239
May 27, 2009
Page 93 of 114
, ~-~h~--a~+~~~-- ,
nRddii ,
5. 'tiera--c~--pe we - ~~'-s----f--g4-strattGr+
bef-set- c vv- GorRer;
f , ,
9
j-uatfnGT~~3~a""'j'
i~~ble;- d--- -r-e~ethGd---o€-se e
disposal--~~~tern., ..a.._perc- Gl~~i-on _t tfor-eae ucA--~~~ y-..be--~eq4i-re - y--the--c_4y
ea=agineef._.....when-Ahe-- c- it ng+~~r-find s--tk~at4he---Pr-Gpesed---~dj-:,~~tm ent --eould
adver&&~--affeot---~
,
4.-1..e_ Deela-rat+o.n._.-bIock-,,-sha- e__prGvided._...~or---the--~ot_.- _ eq_s);__suFve~GI~;-
~ppm~irig_ _governmentaf---agen6es._..-and_ree-ordi.Rg.._...~&rtific-a#on--_J4-t-_ a__...man€€er
c4 ,
42, A-b
~
prGv€c~es--#or _the--t-~a-nsfefenee-Gf--prGperty..~~tweeR -the-af~ec-ted...lots:
B..._Bound.ary._.Iine__~~~~~~~~en- t_applicatians __shall_...be-..submitted._.to_4he-....~~~~ning
~ 44t-wa ~~4e4e
a4-days-.~~~o r-. #o_the_a pp6+catio n..-date.---T-h,-_oi#y__rnay _~~~~est_an_-u pdated.._t+tle..fepeart
prior..toapproval...at_.its..,d~ s,(,retion.
Q.-Al-I-~ewly-e-st-~~~~h ed-40t-c--ornef-s-&hal1--be-pe-rmaneWIy--m- wked-~~tb+--t9ae4and
su;,v-~y,er'.s~..~r-eg+str-ation-_ numbef-: _ Wiera --the--boundary._..4nes-€o6low._..a_ _r~eandef+ag.
6inca ~Wsr~ "rn hci rs} ~ rdir~sr~k
c,,ampIete_..~ec~tJGnsL-ibdMs+ - A_-br -~~wr-i--to--es-tablish--the_ b~unda~rie.s.9_ sec.. i
_ ~Ms,ion._.._-survey.....__ in€ormation-__ _shall_._._.. __show n.__..._.;.n.__._.acec~rdanee..._....with......_the
T'4s 1"-9 k4s""T8-LaJ-Z7 ,
ac~~~~~4-i~~nt....-~Gr4'lefS--~~iafl_....be-- identifj~ed..,.._...desefibed...__and- _noted--_a-& __set.-or_ _f~u-nd.
Ordinance No. 6239
May 27, 2009
Page 94 of 114
307
• ) 1 ` 9 ' .
~k~r-~ag - -~ea~~ _ ~ e►°~-c~~~ ~ ~.....~~_-~~r~~~---ta~6~s~--~pp ~ e
superior---ak:frt-as-pre&cAbed4R-ACC-48, _ .16Q..~(C)fd,_~~86 _§--4-4;-20 ;
Ordinance No. 6239
May 27, 2009
Page 95 of 114
TL
VV
Ordinance No. 6239
May 27, 2009
Page 96 of 114
Chapter 17.18
MODIFICATIONS F TANDARDS AND SPECIFICATIONS
Sections:
17.18.005
Pur ose.
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 methads of modif in standards or s ecifications of either
a formal subdivision or a short subdivision and the findinqs 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 17.14~2- ACC or established
ar referenced in the citv's d~si~n stared~rds ~r cons~ructian standards, upon
making the findings of fact in ACC 17.18.030 provided that the hearinq examiner
shal! Qbtain the concurrence of tl~e cit er~ ineer for an re ~e~ts ta madiF an
Cit caf Aub~arn desi r~ or cc~nstruc~ic~n st~ndard.
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 planning-department. (Ord. 6186 § 15, 2008; Ord. 4296 § 2, 1988.)
17.18.020 Short subdivisions.
A. The glan~~r hear'mg-ex - may approve a modification of any
standard or specification established or referenced by Chapter 17.0944 ACC or
estabiished or referenced in ft~~~~~~~nstruction
stan~arcls u on makin the fir~din s c~f fact in ACC 17.18.030 rovicled that fihe
l~~~in director ~h~l! c~bt~in t~~ cc~nc~rrence of the cit en in~~r far an
reuesfs tc~ ma~ifV ~~y Cit~ of Au~urn d~s~qr~ c~r construction standard.-e-xc~pt
_~~on-n4a"
the-fi nd i ngs-af--fac t--i-n-A~-4 =7-48-:030,,j,
B. The applicant shall submit the modification on forms provided by the
~n,i=~inq--department.
-exam i sha-4-c-e et_ ~bk--h r4ag._...ce~4ste4:,A-w+th~--ACG
4-2--96 _2-;_ _1-398. }
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 wifl 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, &GUI!atien
transportation 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 ~r pl~r~nin~ dir~ctc~r
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 ALTERATIIJNS ' T! ' "
Sections:
17.20.005 Purpose.
17.20.010 Sc_ o~e. _App4catie+a--
17.20.020 Appiication. Stfeets-,Toads-.and-a4ey-s-
17.20.030 Public hearing.
17.20.040 Assessments. Title I^t°~~~^-
- - ,
17.20.050 Revised (at drawin s.
17.20.005 PuMose
This Cha ter rovides the rocess and re uirements for alterin an existin
subdivisian af land that cannot be accamplished through another land division
process.
17.20.010 cope.
Alterations to an existin subdivision which carrqgt be rocessed as formal
subclivisions. short sub~ivi~ic~ns bc~ur~d~r line ad`ustme~ts or subdivision
vacafiions sha~f be prQC~ssed ~~arsu~nt to t~e r~~uiremer~ts of ~his cha~ter. {C}rd.
4296 .2, 1988.)
17.20,020 ~p lic~tian.
A. llVhen an erson is interested in the aIteration of qn subdivision or the
aiteripof an a~hereof that ~rson shal! su~mit an ~ licatic~n to the cit .
B The applic~tian shall cc~ntain siqn~~ur~s c~f the m~j~ari~v of those ~ersans
havin an ov+onershi intere~t ~c~ts ~r~~~~ arcels, sites or divisions in the
sub'ec~ s~abdi~risi~r~ or or~ior~ t~ be ~It~red. If the subdivision is sub~ect tc~
restrictive covenants v,rhich were filed at the time of the a roval of the
subdivisit~n resuit in fihe violation of a
covenant the application shall contaiq an_gqreem~iqned bv all ~s subject
to the covenants rc~vi~in tl~~t the arties ~ re~ t~ terminate or alter the relevant
covenants to accom lish the our ese of the aIteration of the subdivision or
portio~~
G T~~ ~pplic~tic~n sh~l1 a~sc~ b~ ~ccc~~~~r~i~d ~ dr~~vir~c~ showinq the details
of the alteratian, Ord, 4296 2 1988.
17.2 .03 ublic heariq_q.
The hearin ex~r~iner shall cc~~duct a ublic he~rin ~rsuant ta ,ACC
17 10 030 ar~ ~I~~ a~p~ication ~or ar~ alfier~tic~~ ~r~d m~v appra~e c~r denV the
application for alteration of the subdivision after determiningth~~~
interest to be sgrved bthe alteration caf the subdivisian. Ord, C186 17 2008;
Ord. 4296 § 2. 1988.)
Ordinance No. 6239
May 27, 2009
Page 99 of 114
17.20.04 ssess entS.
if ~n land within the alterati~n is ~rt of an assessr-nent district an
outstandin asse~sments shall be e uitabl divided and levied a ainst the
remaininq Iots, parcels, nr tracts or be levied euitabl on the lats resc.rltina from
the alteration. (C)rd. 4296 § 2 1988.}
17.2 50 eviaqd plat dra iqqs.
A. (f the hearin examir~~r a roves ~n ~lt~rati~n, the a li~ant sha~l rovide a
revis~c~ lat dr~v+rin tc~ r~fle~t the ~lteration. The dr~rnrin shali also contain an
reuisgd leqg~riptior~
B. The revised ~ravvinq ~h~ll be pr~p~red b~pr~f~~sic~na( land surveyor
licensed in the State of ifVashir~ ton if #I~e directcar d~~ermines the ~Iteration is
detailed enau h to re uire com lete and accurate drawin s.
C. The revised drawinq shall be siqned bv the applicabfe departments
pursuant ta this title and be recorded at the appropriate King Ccunty offiices for
ro erti~s laca~ed in ~4in ~ount ~r recorded at the ~ ro riate Pierce Caunt
office~ ~~r r~ erfii~s locate~ in Pi~rce C~~nt . Urd. 6186 18, 2008: Ord. 5170
§_1: 1998; Ord. 4296 § 2 1988.}
20-. Ga4-Pub4c_ hearinq.
The..._....~~~~~iag_.._~--am. +r~ef-s. !.._....~~~d-uc-t_-a_._.. 4iG---h-ea-ring__~ur-sua+-vt__.. GC.
Ordinance No. 6239
May 27, 2009
Page 100 of 114
appmve-~ryy4he~appliGation the--publiG-U
^G!'rz~'.~aprc°..°".~~°--°(v«. -~~-~-z~..-1 -;-°,~u~~
Ordinance No. 6239
May 27, 2009
Page 101 of 114
Chapter 17.22
U 11t'I 10 VACATIONS LTE-R 'NS
17.22. 05 urpose
This cha ter rcavddes s ecific~tic~r~s f~r ~h~ rocess and re uirements af
vacating a subdivision or portion af a subdivision, ar any land dedicated for public
use, except riqht-of-wavs associated vvith pub{ic streets.
17.22m 10 6g iiggtign.
A. Th~ ~ lic~t€can ~h~ll ~~t for~h the reas~r~~ frr vacation and sha6l contain
~i r~at~r~s caf ~I~ arti~~ ~~vin ~r~ c~~nrr~~rshi ~~t~r~st in th~t ~artion of fihe
subdivdsi€~n ~~bdivision is subject ta restrictive
covenants which were Filed at the tirroe of the approva[ of t~~ subclivision,__arrd the
a lication for oracation woc.ild result in the violation o# a cc~v~~~~~ the ~ licatir~n
shall ccantain an a reei-nent si ned covenants
or aIter fihe relevant covenants to
aqcorrrjpjiaf~ jhe ~hereof.
Qrd, 4 ~9~~988.)
17.22. 20 Streeta rcakds, and a1[eys.
17.22, 30 u li~ ~~ar°in,
Ordinance No. 6239
May 27, 2009
Page 102 of 114
17,22.040 Title to vacated pro erty.
A. If an ortion of the Iand contained in the subdivision was dedicated to the
ublic for ubfic use or benefit, such land if not deeded to the cit sha(1 be
deeded to the city unless the city cauncil shafl set forth findings fihat the public
use would not be served in retaininq #itle to those lands.
B. Title #o the vacated ro ert shail ves# enrith ths ri htful avvner as shown in
the coun# records. If the vacated land is land that was dedicated to the ublic
for public use other than a road or street and the citv council has faund that
retaininq title to the land is not in the public interesfi, title thereto shall vest with
the erson or ersons ownin the ra erton each side thereof, as determined
b the cit council. When the road ar street that is to be vacated was contained
whally within the subdivision and is part of the boundary of the subdiuisinn, title to
the vacated road or street shall vest with the owner ar owners of property
cQntained within the vacated subdivisian.
C. If it is necessa to retain an easement throu h an ortion of vacated
property, the easements shall be properly executed and r~corded concurrent wifih
the ordinance approving the vacation. (Ord. 4296 § 2, 1988.)
-1-7--.22. S .
~ . •
Ordinance No. 6239
May 27, 2009
Page 103 of 114
47,22,0 -~sses _ _ e nts-:
4-7 -~v~~r%c ~f`°~faw~nqu;
Ordinance No. 6239
May 27, 2009
Page 104 of 114
Chapter 17.24
I ING SI1"E PLANS AMENDMENTS
17.24.010 Pue a~ ~►,r„ E-;o4,. .~;-;;,y .~n,~. ,u ~,n+;ro.
, .
17.24.020 ~ rova! F~rc~cess °i--n~ n~ ~Q;~;m.~ ; mmendatiq.
17.24.030 A licatic~r~ Suiarr~issior~ R~ ~~ir~~~r~~~ Coun ~i~--a^-"Ee~-
17.24.040 Certification of Site P}an_QpMpliar,ce .
17,24.050 Vacation or Aiteration ofAM~oved ~~te PIan
17.24. 10 Purpose.
The ur ose of the bindin site lan rocess is to rovide an alternafive to the
standard subdivision prncess far specific types af development. The binding site
plan shall onlY be applied for the purpose af dividinq land for:
A. Sale or lease of commerciall - ar industriafl -zoned ro ert as rovided in
RCW 5$.17.040 L4;
B. Mixed use deve{o ment: and
C. Corrdominiums as rousded in eifiher RCW 64.32 or 64.34 consistent with
RCW 58.17.040(7).
17.24, 20 Atmroval rocess.
Ordinance No. 6239
May 27, 2009
Page 105 of 114
2. Technicaf standards contained in ACC ~7.14 Im r4vement ~iremer°~ts for
Subdiv~~nd
3, Re ~air~d miti ~tion m~asur~s im c~sed ~s a art of the SEPA revie~~
if applicable.
D. AIl develo mer~t shal~ be in conformit ~+ith t~re ~ r~ved ~indin ~ite lan and
ar~ existir~ c~r subse uent a licable ermit a rc~val, Each bindin site l~
document shalf reference the requirement for ccsmpliance v+rifih anv existinq ar
subse~~~~
17.24. 3 iicafiion ubmission Ro ~air~ ts,
C 17.02.065.
2. A n~i hbc~r~oc~d ~ircul~tic~r~ [~r°r m~~ti~ t~~ re uirements of ACC
97,16.
3. P1an~. Ian anformatitan:
q. Existir~ Cc~r~dit~~r~s PIan. ~r~ ~~i~ti~~ qor~di~ior~ that
rc~uid~s i~far~at~can ~ncl~din buf r~c~fi dirr~it~d to: Iand uses and
land develo mer~t within the vicinit rc~ject site detail and
Iocatican. names, detai1s re9ating to existing and ro c~~ed
Ordinance No. 6239
May 27, 2009
Page 106 of 114
structures existin and ra osed infrastrucfiure and other
detail as re uired b the bindin site plan a lication.
b. Bindin Site Plan. The ro ased bindin site plan and detail
as noted in bindinq site plan applicatian checklist.
c. Narratiue. A ccamprehensive narrative addressing how the
devslo ment com lies with the technical standards in ACC
17.14 Im rovement Re uirements - Subdivisions a iicable
standards of Title 12 (Streets and Sidewa[ks). Title 13 (Vllater,
Sewer and Public Utilitiesl, Title 15 (Builciinq and CQnstruction).
Title 16 Enviranment , Title 18 Zonin and Title 19 Im act
Fees and the a licable plan olicies af the Com rehensive
Plan autlined by staff as being applicable to the proposed
deuelopment.
d. Conceptual utilitv/site qradinq plan and/or methadoloqy
prepared in accordance with #he City's comprehensive plans,
standards ar ordinance requirements inclusive of adequate
horizantal and vertical infarmation to insure that utilities can be
constructed consistent with the binding site plan lavou# and the
IQCation of other utilities other than those provided b t~he citv.
e. Conceptual transportatian site plan for streets, pedestrian,
and bike facilities inclusive of adequate horizantal and vertical
information to insure the transportation facilities can be
constructed consistent with the binding.site plan layout.
f. Title report wi#h liability fior errors not to exceed the
assessed value of the lots on the date of apalication. The title
report shall be issued no more than 30 days prior to the
a lication date.
17. 4.044 Certification af ite [art liar~~e.
A. Certification rcacess. An bi~c~ir~ site lar~ a ro~e~ ur~der the movisions
raf Sectian 17 24.020 shall be certified to camply with the regu~~this
ch~~ter by the C~ir~~tflr or ~esi~nee Certific~tic~n sha91 consist of the siqnatures of
the Plannin Director and Cit En ineer and other Cit de arkment
representa#ives and representatives of outside agencies as deemed appropriate
by the Pfanninq Director, and r~cardir~~ with the ~pprc~priate caunfiy c~ffice with a
record af surve~, The s~arvey dc~cument sF~~ll i~~l~ad~ a~l r~~~ired nc~te~~ertainin~
to de~~{c~ ~r~e€~t c~f the r~ erti~s ~nd a~t~t~r~~r~t le ~(I ~ir~din a(I current and
Ordinance No. 6239
May 27, 2009
Page 107 of 114
future owners to com I with the conditions of a roval. These ma be rovided
as se arate docuMents.
Ordinance No. 6239
May 27, 2009
Page 108 of 114
1-7: 24-030--GGuR64--aGtiGR-
L+ rre ra s ~ Ys s"+a I C°'Sd'"T"RTF-6TA C ~."L+~.., [T 7
$3`~-{y
cnrhar}°a ca 4hn ri~rr rIr rh~ll r-~~e # ra r°~.~rsk ~•~fc~ s~ntincs &n h~ n' apVn T"1ran rn~ ar°'ni(
shatt_._.~~ shall----t-he_--p6ant i+ng___
Ordinance No. 6239
May 27, 2009
Page 109 of 114
,
Ordinance No. 6239
May 27, 2009
Page 110 of 114
Ghapter 17.26
CLUSTE SUSDIVI 1 S
17,26.010
Purpose.
17.26.020
Sco e.
17.26.025
Process.
17.26.030
Requirements.
17. 6.010 Pur ose.
The ur ose of this cha ter is to rovide for the clusterin of lots within a
subdivision onto a porfiion af the sifie while maintaining the underlying allowable
densitv. Clusterinq allows development to occur at an appropriate densitv for
infrastructure services. It also rotects environmentall sensitive areas b
clusterin lots awa from these areas.
17.26.02 cca e.
This re uirements of this cha ter shall be mandata for afl residential
subdivisions and short subdivisions located in the urban se arator overla area
as deiineated in the citv of Auburn comprehensive zoninq map.
17,26.425 rocess.
Clusterin shall be accom lisl~~:d b eith~r a shc~r~ ~u~division or formal
subdivision pracess as outlined in C~a~ters 17.Q9 A~~C (sh~rt subdiuision~, or
17.10 AGC and 17.12 A~~ fc~rma~ sul~divisic~~ base~ ~ c~~i the number of Iots
being created.
17.2 .t}3 e+quire ents.
A. ,Al1 subdivisions and shor~ ~~bdivisioros in the R-1 z~r~in district s~all b~
required to be clustered pursuant to this section vvhen the propertv is lacated
wl~+~li c~r ~rkiaEl vvithin ~n t~~rb~n se ~rat~r ~s ciesi t~~t~~ t~n the cifi of A,uburn
cam rehensive land us~ma ,
B. Cluster subdivisions and short subdivisions shall be sub'ect tcs the
development standards outfined in Chapter 18.07 AGC as modified bv Chapter
18.21 ACC. These standards inclLide but are not limited tca. minimum iot size,
width ards. setbacks, arkin n.lar~dsca in si n~ e etc.
C. A iicants for cluster subclivisions shall demonstrate com liance to al9
~~lic~bl~ d~si~n sfian~ar~s and ~or~struc~i~r~ standards fiar the Citv af Auburn.
D The provisions of this Title as vuell as oLher ap~licabfe portians of the
Aub~rn Cit Cc~de. shall a( unless ~ ecificall exem ted. In atidition the
fal~ovair~ stand~rds shall a I tc~ cluster~d su~adivisions ar short subdivisions:
1. Lncation. The cfuster residentia( devpjo m~r~t ~hall b~ re ~aired in tl~e R-
1 zc~r~ing di~~rict withir~ ~ar~an sep~r~~or ~r~~s.
Ordinance No. 6239
May 27, 2009
Page 111 of 114
2. F'ermitted uses. Permitted uses in cluster residential develc~ ments shall
be consistent with Cha ter 18.07 ACC as modified b Cha ter 18.21 ACC. ln
na case shall zero-lot line developmen# be permitted in a c1uster subdivision
3. Minimum area. No minimum area is established for a cluster residential
develg ment.
4. Permitted der~sit . The rr~~ximum num~er of dv,re~lin uni~s ~rmitted in
a cluster develca~mer~~ ~l~~ll be na qreat~r fihar~ the numk~er af dwellinq units
allowed pursuant to Chapter 18.07 ACC as modified by Chapter 18.21 ACC
5. Lot size. The lot area of individual bq~iidin lofs within a clusfer
subdivision or shart subdivision shalf be no less than that rovided for in Cha ter
18.07 ACC, as madified bv Chapter 18.21 ACG. New Iots created by any
subdivision or short subdivision action shall be clustered in roups not exceeding
ei ht 8 units. There ma be more than one 1 cluster er ro'ect. Se aration
between cluster rc~~ s sh~lf b~ a minimum of o~e hundr~d twent 120 feet.
6. Lofi width. The lat width for individual bui(dinq lots in a cluster
subdivisian or short subdivision shalI be no less than that pravided for in Chapter
1$.07 ACC, as modified by Chapter 18.21 ACC.
CJther d~velc~~rr~~r~t ~ta~~ards. D~~~lo~m~~~ st~nd~rds other than fot
size and lot width shall be the same gs are r~~uir~d bv Chapter 18 07 ACC as
modified by Ghapter 1$.21 ACC.
8. Commga p~~
a. Amou~~t re ~ire~. T~O~ ~~mmor~ c~ en ~ ace i~ ~ cl~.rster subdiuision or
shcart subdivision sha11 be a minimum af fift ~t~ ~rcer~t ~f t~►~ arcel, ~nd ma
include critical areas and their buffers.
b. Nonconstr°ined areas defined. Far ~r e~~es c~f ~l~is s~ction. #he
nonccsnsfirained area of the parcei is defined as a11I areas of the arcel minus
criticaf areas as deFined i~ inafter
amended,-and buffers.
c. Buildable Area. After accoLanting fcar the 50 percen# qppns gge
remainder ined area of t[iii,
,e arcel sh~l1 be the
buildable area of the parceI.
tracts
creat~c~ ~ clus~~r~n I~~ated arad ~~r~f~ ured in the manner that best
cc~nnects and increases rotecti~~ buffers for environmental{ sensitive areas,
connects and rofiects ar~a wildlife habitat cregjes
aces as weI#
as exi~tin c~r [~~r~~c~ tablic ~~°k~ ~nc~ traiEs ~r~d mainfains scenic vistas.
e. Future ~~velc~ m~r~t r+~hi~it~~. F~turs d~~~lc~ rr~~nt caf the cornmon
s ecifiec[ on recorded documents
~r~~tin t~~ ~c~mrr~~~ c~ en ~ ace ~i~ cor~°~m~an c~ er~ r~~ultin frc~m Ic~~
c[usterir~ s~a~l ~c~~ kae ~It~r~d ~r ~fis~~rbed it~ a rr~~nner that qe rqc~~a_,~acent
areas or resaurce
lands; im airs scen6c vis~as~~r~c~ ~~nr~ecfivi~ bet~nr~~r~ th~ ~ i ~ ~cee
ad'acent o en s aces- de rades
Ordinance No. 6239
May 27, 2009
Page 112 of 114
wildlife habitat; and im airs the recreational bensfits en'o ed b the residents of
the development.
f Conveyance af commnn open space. Such common open spaces shail
be conveved to residents of the development conveyed to a hameowners'
assaciation for the benefit of the residents of the develo ment or conve ed to
the city wi#h the city's consent and approval.
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, approvat 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:
PASSED:
APPROVED:
Ordinance No. 6239
May 27, 2009
Page 113 of 114
CITY OF AUBURN
PETER B. LEWIS
MAYOR
ATTEST:
Danielle E. Daskam, City Clerk
ZAPP VED TO FORM:
nie B. e' , City A torney
Published:
Ordinance No. 6239
May 27, 2009
Page 114 of 114