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ORDINANCE NO. 5 1 6 4
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AUBURN, KING
COUNTY, WASHINGTON, AMENDING TITLE 17 OF THE AUBURN CITY CODE
SPECIFICALLY CHAPTER 17.12 ENTITLED "SUBDIVISION
IMPROVEMENTS", AND CHAPTER 17.14 ENTITLED "SHORT
SUBDIVISIONS".
WHEREAS, the City has adopted new street standards for
the entire City; and
WHEREAS street standards are contained within Title 17 of
the Auburn City Code some of which conflict with the new
street standards; and
WHEREAS the City desires to have the street standards
contained in one document; and
WHEREAS the street standards contained in Title 17 will
be removed and referred to the street standards contained
within the City of Auburn Design and Construction Standards.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
KING COUNTY, WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Auburn City Code Title 17, Land Division
Ordinance, Chapter 17.12 entitled "Subdivision Improvements",
and Chapter 17.14 entitled "Short Subdivisions", are hereby
amended as set forth on attached Exhibit "A" and made a part
thereof as though set forth in full herein.
Ordinance No. 5164
October 28, 1998
Page 1
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Section 2. 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 3. The Mayor is hereby authorized to implement
such administrative procedures as may be necessary to carry
out the directions of this legislation.
Section 4. This Ordinance shall take effect and be in
force five (5) days from and after its passage, approval and
publication, as provided by law.
INTRODUCED: November 2, 1998
PASSED:
November 2, 1998
APPROVED:
November 2, 1998
CHARLES A. BOOTH
MAYOR
Ordinance No. 5164
October 28, 1998
Page 2
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ATTEST:
Dan[elle E. Daskam,
City Clerk
APPROVED AS TO FORM:
Michael J. Reynolds,
City Attorney
PUBLISHED:
Ordinance No. 5164
October 28, 1998
Page 3
If an improvement bond or other guarantee has been submitted under ACC
17.08.010 or 17.10.070 such guarantee shall be released upon acceptance by
the city of a properly executed bill of sale for such improvements and adequate
"as-built" drawings.
A portion of the guarantee equivalent to 10 percent of the value of the public
improvements guaranteed may be retained by the city for a period of time up to
one year from the date of the previously mentioned bill of sale, to ensure the
adequate operation of such improvements, following which any unused portion
of such guarantee shall be released. (Ord. 4296 2, 1988.)
Chapter 17.12
SUBDIVISION IMPROVEMENTS
Sections:
17.12.010
17.12.020
17.12,030
17.12.040
17.12.050
17.12.060
17.12.070
17.12.080
17.12.090
17.12.100
17.12.110
17.12.120
arterial.
17.12.121
17.12.122
17.12.130
17.12.140
17.12.150
17.12.169
17.12.170
17.12.180
17.12.190
17.12.200
17.12.210
17.12.220
17.12.230
17.12.240
17.12.250
17.12.260
17.12.270
Plan preparation, submittal and approval.
Street, sanitary sewer and water plans.
Drainage plans.
Public water service.
Public sanitary sewer service.
Street requirements.
Block requirements.
Street grades.
Principal arterials.
Minoraj~ arterials.
Residential collector arterials.
Ccmmcrc!a! an'4., ..~"'4'"'+-~"~,~..~., ,~, ctrccts. Non-residential collector
Rural collector arterial.
Local non-residential street
Local Rresidential streete.
Rural residential streete.
Alleys.
Scr:!cc drivcc.
Private streets and access easements.
Dead-end streets.
Changes in grade.
Street signs and channelization.
Street trees.
Street lighting.
Fire hydrants.
Underground utilities.
Lot requirements.
Parks and playgrounds.
Floods and flood control.
Ordinance 5164
27 of 54 I
17.12.280 Additional requirements.
17.12.010 Plan preparation, submittal and approval.
A. Plans for improvements shall be prepared, signed, dated and stamped
by a professional civil engineer registered in the state of Washington and shall
be in accordance with city standards and specifications as set forth by the city
engineer under the direction of the city council. Plans shall be submitted to the
Auburn building division, following preliminary plat approval, for circulation and
review. No construction permit or approval shall be issued and no construction
activity shall commence relating to subdivision improvements until the plans
required by this chapter have been approved and signed by the city engineer.
Plans shall be consistent with the approved preliminary plat. All sanitary sewer,
water, storm sewer and street improvements to be dedicated to the city shall be
covered by a public facilities extension agreement, as required by Title 13 of
this code. (Ord. 4296 2, 1988.)
B. For preliminary plats that were approved, but not constructed, prior to
the effective date of the amendments to this chapter as adopted by the
ordinance # .5164 the owner/developer may choose to use the
standards in effect at the time of the preliminary plat approval or, if approved by
the City Engineer, use the standards adopted pursuant to ordinance
# 5164
C. The street construction standards for preliminary plats, that are
approved pursuant to the standards adopted ordinance # 5164 , may
need to be modified in order to properly interface with adiacent plats
constructed to previous City standards. Such modification shall be reviewed by
the City Engineer and approved by the City Council as part of the preliminary
plat process.
17.12.020 Street, sanitary sewer and water plans.
Plan/profile maps shall be prepared for all proposed streets, sanitary sewer
systems and water systems. The horizontal scale of such plans shall be one
inch equals 20 feet and the vertical scale shall be one inch equals five feet or
one inch equals two feet, as approved by the city engineer. The plans required
by this section shall show all existing and proposed topography, utilities,
grades, lot lines with appropriate numbers, rights-of-way and all other features
or additional information required by the city engineer. (Ord. 4296 2, 1988.)
17.12.030 Drainage plans.
A drainage/site grading plan shall be prepared in conformance with
requirements of Chapter 13.48 ACC. (Ord. 4296 2, 1988.)
the
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17.12.040 Public water service.
Each lot in a subdivision created under this title shall be served by a public
water system owned and operated by the city unless the city finds that:
A. City water service is not practical due to topography, distance from
city water facilities of adequate capacity, extreme Iow proposed developmental
density, or similar factor; and
B. Private water service will not be detrimental to the implementation of
the adopted comprehensive water plan; and
C. Private water service will not pose a threat to the public health, safety
or welfare; and
D. Private water service is necessary to accomplish the purposes of this
title.
If private water service is approved, preliminary plat approval shall be
conditioned on the ability of the subdivider to obtain all necessary approvals for
the private water system or systems, and the final plat shall not be approved
until the subdivider demonstrates, to the satisfaction of the city engineer, that
the proposed water system or systems will adequately serve the domestic
water needs of future owners of property within the subdivision. (Ord. 4296 2,
1988.)
17.12.050 Public sanitary sewer service.
Each lot in a subdivision created under this title shall be served by the Auburn
sanitary sewer system, unless the city finds that:
A. City sanitary sewer service is not practical due to topography,
distance from city sanitary sewer facilities of adequate capacity, extreme Iow
proposed developmental density, or similar factor; and
B. On-site sewage disposal systems will not be detrimental to the
implementation of the adopted comprehensive sewerage plan; and
C. On-site sewage disposal systems will not pose a threat to the public
health, safety or welfare; and
D. On-site sewage disposal systems are necessary to accomplish the
purposes of this title; and
E. The city engineer has reported favorably on the use of on-site sewage
disposal systems. (Ord. 4296 2, 1988.)
17.12.060 Street requirements.
The subdivision shall abut on and/or be served by an open, maintained public
street(s) and the street and block layout shall conform to the most
advantageous development of adjoining areas, the entire neighborhood, and
shall provide for the following:
A. Continuity of appropriate streets and arterials;
B. Streets generally following contour lines where practicable;
C. Offset intersections shall be avoided;
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D. Streets intersecting at right angles, or as nearly as possible subject to
approval by the city engineer;
E. Streets meeting the minimum right-of-way and pavement width
standards of this title, except that half streets may be allowed along a boundary
of a plat where required to provide for a street or arterial designated by the
comprehensive plan or portion thereof. (Ord. 4296 2, 1988.)
17.12.070 Block requirements.
A block shall consist of any two or more contiguous lots which are not
separated by a street. Blocks shall meet the following requirements:
A. Wherever appropriate, blocks shall provide for two tiers of lots; except
that one tier of lots is encouraged between a residential street and an arterial,
which lots shall front on and be accessed from the residential street.
B. Where the average area of lots does not exceed two acres, the
distance between intersections along a street or arterial shall not exceed 1,320
feet.
G. Pedestrian and bicycle requirements shall be consistant with the "City
of Auburn's Non-motorized plan".
~ ,,, ~ ~, ,~ ~,,~ ,j,,,~ ,~,,,~ ~,~,,~,v~,~, ~ ~,,~ ~,~
~r ~r;~l ~Nnll ~ nr~;N~ n~ ~nr~v;m~+~h, m;N NI~ ~;n+ ~ r;~N* ~,~,
D. The number of streets intersecting with existing or proposed aderials
shall bo held to a minimum consistent with tho provisions of this section and
consistent with adoquate local circulation. (Ord. 42~ 2, ~ 088.)
4'~ 40 nQn ~+,,-,,-,* ,-,,-,-,,4,~o17 12.080 Street Grades
Street grades shall be in conformance with the adopted "City of Auburn Design
and Construction Standards.-
1.
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17.12.090 Principal arterials.
Proposed and existing principal arterials located within or adjacent to the
subdivision, as designated by the City Engineer in consultation with the
circulation element of the Auburn comprehensive plan, shall be dedicated to the
city and constructed or improved to meet the "City of Auburn Design and
Construction-Standards" and the City of Auburn specifications. If a property
does not have access directly from the adjacent arterial(s), or if the purpose of
the arterial(s) is to serve other properties or mobility, the City may participate in
exploring alternative fundinq mechanisms to complete the required
improvements. If the previous condition does apply, the development will be
responsible, as a minimum, for improvement(s) equivalent of local residential
street(s).
17.12.100 Majer-Minor arterials.
~,~ ....... ] ~ ..... ~] ~,,~,,,~ ........ ~,~ .......... ~ ...... ~ ........ ~,~ .........
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,-,-; ....... ,~ * .... * '-' ,-;*,, "*'-"~'--'~o Proposed and existing minor arterials
located within or adjacent to the subdivision, as designated by the City
Engineer in consultation with the circulation element of the Auburn
comprehensive plan, shall be dedicated to the city and constructed or improved
to meet the "City of Auburn Desiqn and Construction Standards" and City of
Auburn specifications.." If a property does not have access directly from the
adjacent arterial(s), or if the purpose of the arterial(s) is to serve other
properties or mobility, the City may participate in exploring alternative funding
mechanisms to complete the required improvements. If the previous condition
does apply, the development will be responsible, as a minimum, for
improvement(s) equivalent of local residential street(s).
;~..,I. ,,-I;~,,,-~ k, ..1. ,,,,~.i. I;,..~;~,~1 ~.~ ~'k,-, ~ll,,-,,~,;n~,.
17.12.110 Residential collector arterials.
Proposed and existing residential collector arterials located within or adiacent to
the subdivision, as designated by the City Engineer in consultation with the
circulation element of the Auburn comprehensive plan, shall be dedicated to the
city and constructed or improved to meet the "City of Auburn Design and
Construction Standards" and City of Auburn specifications. If a property does
not have access directly from the adjacent arterial(s), or if the purpose of the
arterial(s) is to serve other properties or mobility, the City may participate in
exploring alternative funding mechanisms to complete the required
improvements. If the previous condition does apply, the development will be
responsible, as a minimum, for improvement(s) equivalent of local residential
street(s).
~,. ,,..,~, ,~ ~ .,.,~,~, ,~ ~ ,,.,,~ ~,,~ v,%~ ...~, ,~,, ,~, ,,, ..,v,, ~,~, ,.,..- ~, ~, , --,~,, ,-, ,.,
32 ot? 54 I
17.12.120 Non-residential collector arterial.
Proposed and existinq non-residential collector arterials located within or
adiacent to the subdivision, as designated by the City Engineer in consultation
with the circulation element of the Auburn comprehensive plan, shall be
dedicated to the city and constructed or improved to meet the "City of Auburn
Design and Construction Standards" and City of Auburn specifications. If a
property does not have access directly from the adjacent arterial(s), or if the
purpose of the arterial(s) is to serve other properties or mobility, the City may
participate in exploring alternative funding mechanisms to complete the
required improvements. If the previous condition does apply, the development
will be responsible, as a minimum, for improvement(s) equivalent of local
residential street(s).
17.12.121 Rural collector arterial
Proposed and existing rural collector arterials located within or adjacent to the
subdivision, as designated by the City Engineer in consultation with the
circulation element of the Auburn comprehensive plan. shall be dedicated to the
city and constructed or improved to meet the "City of Auburn Desiqn and
Construction Standards" and City of Auburn specifications, tf a property does
not have access directly from the adjacent arterial(s), or if the purpose of the
arterial(s) is to serve other properties or mobility, the City may participate in
exploring alternative funding mechanisms to complete the required
improvements.
17.12.122 Local non-residential street.
Proposed and existing streets, other than designated arterials, which are
located within or adjacent to a subdivision, and which are to serve property
designated for commercial or industrial uses, as designated by the City
Engineer in consultation with the circulation element of the Auburn
comprehensive plan, shall be dedicated to the city and constructed or improved
to meet all be dedicated to the city and constructed or improved to meet the
"City of Auburn Desiqn and Construction Standards" and the City of Auburn
specifications.
33 of 54 [
17.12.130130 Local rResidential streete.
Proposed and existing streets, other than designated arterials, which are
'located within or adjacent to the subdivision, and which are to serve only
property designated for residential uses, shall be constructed or improved to
meet aU, the ,-;*,, ""---'"-';" .-. C~ty of Auburn Desiqn and Construction
City ;,,,-I..~li,~,~ I.,,,* ,-,,-,* I;,~;*,~,~ *,-,
Standards" and the of Auburn specifications_., , .........
^ Right "* ......... ;4,~, oh~. ~ a "~;"; ..... , ~n
D. The ra'~;; "* ...... * .... e" ?'c """*~'";"" °~'"" ~'"
rovcrge ....... '
.~1;; ~ o~ ~* ,~,;,h *he curb r~;; ~ ~;~;r~.,,'.~ ,-,~: qn ~,, ~ . /r~.~l ~oo~ o 4ooo \
17.12.140-1-40 Rural residential streets.
Proposed and existing streets, other than designated arterials, which are
located within or adjacent to RR, rural residential, zoned property, and which
are to serve only property designated for rural residential uses, shall be
constructed or improved to meet the....j";*" ......"'"""""~"...~...... the "City of Auburn Desi.qn
and Construction Standards" and the City of Auburn specifications_, for tufa!
;~,...~ ... ~.~N~.~ ~ ~,* ~ ~.. ACC 47 4o ~40 ~ 47 do ~n..
A O;~% ~ ,.,~, ,.,;~+~ ~11 ~ ~ ~;~1~ ~ ~
34 of 54
dO0 750 26 3
750 and cver2g 4
...................~
..............
~. ~.,~.~+'~"+ .... ~,.~.*,.~.~+;"". ,, ~k~l,,~,, ,.,~O0'. tkO.,
17.12.150 Alleys.
Proposed and existing shall be in conformance with the "City of Auburn Design
and Construction Standards" "" .... "-"'-"--~ ,,,;+~'; .... a; .... * ,,- ,~,,~;,,;,-;,-,-
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~ ~ ~ ~ o 250
~ All o~n,;~ Nr;~,~o
~*' ~:R:~ ~ .... ~ ...........................
~ ...... c .............. width "¢~, _°~. ¢.~,,~..,,~--~ = =:=:=u= ~,,, "¢~, ~*'"...~
3. ¢'~..'"b and
~, ,,,~ ~ ,~,,~ ~7 [, ~,k] ~,,~,,,~ ~,,~ ,,, ~,~
, ~H .............................. CSC ..........
~,,~+;~ D ~ th;~ o~+1~
~,t;fh +N~ .~,,;.~m~n+o ~ ~,,M~+;~n ~ ~ +~;~ ~;~n.NO '~H ...................
,~ Thc ....;~ ~.;..~ r;~+.~_.
9 Where ~n';~ ~'; ............ ;~a t~c ~;a ..... ,~ ..... ;~a fc~
thc ~cr~3~ "~"' ~ ~;w~ *~ 3 ~3tic .... ;*~;" *~ ..... ;"~ ~'; .... ;"~* ~; ......
~ ~,, *~ ..... ;-~ ~-;"~ ~c .... within *~ "~';"~ ';~*=. ~; ...... which
which t ' ~'; ....
4 The ¢.-.-, ..... ~ .... ,~ , .... ,,¢ ~--*~-"--, -* .... ;~-. a-;,,~,,...
.............. ~. ~ ..... ~ ~',~Or;
36 of 54
17.12.170 Private streets and access easements.
Private streets and access easements may be used as a means of providing
additional or secondary access to a lot or lots.;_ ~......~.....,~'~"~ ,r,.,,...~. ~-..--.~-.~..--"'" ..... ,,, ,..,...""'~
· ~-~"-+ -'-~ .......... can ~' ...... ;'~-"~ ~' ...... ~";" "+-"~'+ The construction,.,.,',~
the streets shall be in conformance with the "City of Auburn Desiqn and
Construction,_,,~.,~.,~o
17.12.180 17.12.!90 Dead-end streets.
The construction of dead end streets shalt be in conformance with the "City of
Auburn Design and Construction Standards".
having
...,~. '~ ..... ,,~,.] ,~,,~ ,, ~,~.~ ~] .,.~ ~..~ ~,,~,,,~,.
17.12.190 Changes in grade.
All changes in street grades shall be connected by vertical curves meeting the
Standards ...............
"City of Auburn Desi.qn and Construction ""+""~""~" ""'~
17.12.200 Street signs and channelization.
The subdivider shall provide and install all required traffic regulatory signs,
street name signs and street striping and channelization as per the "City of
Auburn Design and Construction -q*~a=,a-" ~"'""*"'~ by t~'c "~* ..... ~ ...... '~
;n ~l;nn~ ~.,;+h nil nnnl;~l~l~ ~+~n~lnrN~ ~.N r~,,In+;~n.- [~r~l ~400~ 0
37 of 54
17.12.210 Street trees.
Tree planting shall conform to the r~ "City of Auburn Desiqn and Construction
17.12.220 Street lighting.
Street lighting shall conform to the "City of Auburn Desiqn and Construction
Standards" c,o,,,~.,,,~,- ,-., ,~,,, ,-~,,, and shall be provided and installed by the
subdivider. (Ord. 4296 2, 1988.)
17.12.230 Fire hydrants.
Fire hydrants shall conform to the standards of Chapter 13.16 ACC. (Ord. 4296
2, 1988.)
17.12.240 Underground utilities.
A. All-utility lines serving the subdivision, including but not limited to
power, telephone and television cables shall be installed underground.
Adequate easements shall be provided for all such utility lines which will not be
located within public right-of-way. Television conduit and miscellaneous
hardware shall be installed according to the requirements of Chapter 13.36
ACC.
B. Whenever an intersection of an arterial and any other street is
constructed or improved under the requirements of this title, and when the city
engineer has determined that traffic signalization of such intersection will be
needed in the future, the city engineer may require the installation, at the
subdivider's expense, of underground conduit which will be necessary for and
will facilitate such future signalization. (Ord. 4296 2, 1988.)
17.12.250 Lot requirements.
A. The area, width and depth of lots shall conform to the requirements of
the zoning ordinance. The area within a "panhandle" access to a lot shall not be
considered for the purpose of determining conformance with lot requirements.
B. The size, shape and orientation of lots shall be appropriate for the
location, topography and other natural features of the site and for the type of
development contemplated.
C. Every lot shall have a minimum of 20 feet of frontage on an improved
public street, unless otherwise approved by this title.
D. Corner lots designated for residential uses shall be platted at least
five feet wider than required by the zoning ordinance.
E. Every lot shall border on an opened, improved and maintained public
street.
F. For single-family residential lots fronting on arterials provisions shall
be made for service drives in front or access provided to a secondary street.
38 of 54 ]
G. The side lot lines of each lot, which if extended would intersect with
the curb, shall be marked on the curb as per the city engineer's standard detail.
(Ord. 4296 2, 1988.)
17.12.260 Parks and playgrounds.
Where dedication of land for park and recreation purposes is required, the
council shall be guided by the policies and recommended standards of the
Auburn park and recreation plan. It is the policy of the city to require park land
dedication where a proposed subdivision will result in a substantial increase in
demand for park land or is needed to prevent or abate public nuisances.
Generally, this will occur where a subdivision will result in the creation of lots
capable of supporting 50 or more residential dwelling units; however, where it is
determined that the proposed subdivision, together with any reasonably
anticipated future development on adjacent or nearby land, will act in a
cumulative manner to substantially increase demand for park land, dedication
may be required of smaller subdivisions. The acceptability of the size,
configuration and location of land proposed for park dedication shall be
determined by the city council based upon such factors as topography,
drainage, natural amenities and access. (Ord. 4772 1, 1995; Ord. 4296 2,
1988.)
17.12.270 Floods and flood control.
The city may disapprove a proposed subdivision because of flood, inundation
or swamp condition if the city finds that such condition poses a threat to the
public health, safety or general welfare or causes a public nuisance.
Where any portion of the proposed subdivision lies within the one percent flood
hazard area or the regulatory floodway, the council shall impose a condition on
the preliminary plat requiring the subdivider to conform to the Federal
Emergency Management Agency (FEMA) flood hazard requirements. In such
cases, no development permit associated with the proposed subdivision shall
be issued by the city until said FEMA requirements have been met.
The city may require dedication of land to any public body and/or the
construction of improvements and may impose other conditions necessary to
protect against flooding or inundation. (Ord. 4772 1, 1995; Ord. 4296 2,
1988.)
17.12.280 Additional requirements.
The standards and requirements established or referenced by this chapter are
minimum requirements. These standards may be increased, and additional
requirements may be imposed for the purpose of preventing or abating public
nuisances or mitigating identified adverse environmental impacts pursuant to
the State Environmental Policy Act of 1971 (Chapter 43.21C RCW) as now
established or hereafter modified. Such additional requirements may include
39 of 54
but shall not be limited to off-site improvements to any public facility, the
dedication and/or improvement of parks and open spaces, and monetary
contributions to any city fund established to finance the provision of public
services required by the subdivision. (Ord. 4772 1, 1995; Ord. 4296 2, 1988.)
Chapter 17.14
SHORT SUBDIVISIONS
Sections:
17.14.010
17.14.020
17.14.030
17.14.040
17.14.050
17.14.060
17.14.070
17,14.080
17.14.090
17.14.100
17.14.110
General provisions.
Preapplication conference.
Application.
Accompanying documents.
Administrative review.
Planning director's decision.
Distribution and filing.
Conditional approval requirements.
Release of improvement guarantee.
Improvement requirements.
Unbuildable lots.
17.14.010 General provisions.
Land shall be divided by the short subdivision method according to the
provisions of this title, if the two following criteria are met:
A. The division will not result in the creation of more than four lots, tracts
or parcels;
B. The lot being divided had not been created by a short subdivision
within the previous five years except that when the short plat contains fewer
than four parcels the owner who filed the short plat may file a revised short plat
within the five-year period to create up to a total of four lots within the original
short plat boundaries. (Ord. 4840 1, 1996; Ord. 4296 2, 1988.)
17.14.020 Preapplication conference.
Persons considering making application to short subdivide land lying within the
city are encouraged to request that a preapplication conference be held with
appropriate city staff. Such request shall be directed to the planning director,
and upon its receipt the director shall schedule a conference between the
prospective applicant and appropriate city staff. The purpose of a preapplication
conference is for the prospective applicant and city staff to gain a common
understanding of the nature of the contemplated short subdivision and
subsequent development, and any procedures, rules, standards and policies
which may apply. The prospective applicant is encouraged to bring to the
conference whatever information deemed appropriate to help describe the
existing nature of the site and its surroundings and the proposed nature of the
40 of 54 I
contemplated short subdivision and subsequent development. Such information
may include photographs, sketches, and maps. The director or the prospective
applicant may request that an additional conference or conferences be held to
further the purpose of this section. (Ord. 4840 1, 1996; Ord. 4296 2, 1988.)
17.14.030 Application.
In addition to the requirements for a completed application as set forth in ACC
Title 14, an application for short subdivision approval shall be submitted to the
department of planning and community development on forms to be provided
by the department, and shall provide the following information:
A. The name, address and telephone number of the applicant;
B. A certification by the applicant showing the entire contiguous land in
which there is any interest by reason of ownership, contract for purchase,
earnest money agreement or option by any person, firm or corporation in any
manner connected with the development, and the names and addresses and
telephone numbers of all such persons, firms or corporations; C. The existing zoning classification;
D. The square footage computation of each lot or parcel sufficiently
accurate to show that such lot or parcel contains at least sufficient footage to
meet minimum zoning and health requirements. The square footage of land
contained in access easements or access panhandles shall not be included in
the lot size computations;
E. The source of water supply for each lot, including proposed well
locations and easements, if any;
F. The method of sewage disposal and, if septic tanks are to be used,
preliminary percolation test must be submitted. The percolation tests must be
conducted in accordance with King County regulations. A separate percolation
test must be performed on each lot of the proposed short subdivision and
submitted to the department of public works for approval. The city engineer
may require that such tests be made under high ground water (winter)
conditions. In lieu of requiring that percolation test results be submitted at the
time of application, the planning director may approve a short plat, subject to a
condition that the required test results be submitted and approved by the city
engineer before the plat can be recorded. If septic tanks and drainfields are
used for a sewage disposal system then the subdivider shall be required to sign
a nonremonstrance agreement if a future local improvement district is formed
providing for public sanitary sewers to serve the short plat;
G. A short plat prepared on the forms supplied with the application and
containing the following information:
1. A legal description of the short subdivision and of all the lots,
tracts or parcels therein, together with the legal description of private roads and
easements therein,
2. The date, scale and north arrow,
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3. The boundary lines to scale of the tract to be subdivided and of
each lot contained therein. All boundary lines to be properly dimensioned, 4. The number assigned to each lot,
5. The location and widths of any easements for public services
and utilities within the area contained within the short subdivision,
6. The boundaries of all lands reserved in the deed for common
use of the property owners of the short subdivision,
7. The map and legal descriptions included in the application for a
short subdivision shall be prepared and certified by a registered land surveyor;
H. Any additional pertinent information required by the planning director.
(Ord. 4840 1, 1996; Ord. 4296 2, 1988.)
17.14.040 Accompanying documents.
An application for short subdivision approval shall be accompanied by the
following:
A. Proof of date of last segregation of the parcel of land to be short
subdivided;
B. A completed environmental checklist form, blank copies of which are
available from the department, if the responsible official deems it necessary;
C. Copy of restrictions, if any, to be imposed upon the use of the land.
Such restrictions must be recorded simultaneously with the short subdivision;
D. In any short subdivision where lots are served or to be served by a
private road, the subdivider shall furnish a copy of such further covenants or
documents that will result in:
1. Each lot owner having access thereto and having responsibility
for maintenance of any private road contained within the short subdivision in
such a condition as to allow free access for emergency vehicles, 2. Allowing access for emergency vehicles,
3. Such covenants or documents shall obligate any seller to give
actual notice to any prospective purchaser of the method of maintenance of the
private road, which notice shall be caused to be included in any deeds or
contracts relating to such sale and such covenants or documents shall be
recorded simultaneously with the short subdivision;
E. A current (within 30 days) title company certification of:
1. The legal description of the total parcel sought to be short
subdivided,
2. Those individuals or corporations holding an ownership interest
in said parcel,
3. Any easements or restrictions affecting the property to be short
subdivided with a description of purpose and referenced by auditor's file
number and/or recording number. (Ord. 4840 1, 1996; Ord. 4296 2, 1988.)
17.14.050 Administrative review.
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A. An application for short plat approval shall be approved, approved
with conditions, returned to the applicant for modifications or denied within 30
days of its receipt of a complete application by the department unless the
applicant agrees, in writing, to an extension of this time period. The department
shall not be considered to be in receipt of a complete application for short plat
approval unless and until such time as the application meets the requirements
of ACC 17.14.030 and 17.14.040, as determined by the director. This time
period may be extended if an environmental checklist is required by Chapter
16.06 ACC and such extension does not conflict with applicable requirements
contained in ACC Title 14.
B. Upon receiving a complete application for short subdivision approval,
the director shall transmit a copy of the short plat, together with copies of any
accompanying documents as the director deems appropriate, to the following:
1: City engineer, who shall review the proposed short subdivision
with regard to its conformance to the general purposes of adopted traffic and
utility plans; adequate provisions for storm drainage, streets, alleys, other public
ways, water and sanitary sewer; and conformance to any applicable
improvement standards and specifications;
2. City fire marshal, who shall review the proposed short
subdivision with regard to adequate provisions for emergency access;
3. Any other city department, utility provider, school district or
other public or private entity as the director deems appropriate.
In transmitting the proposed short plat to the parties referenced above, the
director shall solicit their comments and recommendations, and note the date
by which comments and recommendations must be received by the department
in order to be considered. Any comments received by that date shall be
incorporated into the formal findings which will form the basis of the director's
decision on the short subdivision. If no comments are received from any of the
parties referenced above, the planning director shall make such findings as the
director deems just. However, in every case a proposed short plat shall contain
a statement of approval from the city engineer, as to the survey data, the layout
of streets, alleys and other rights-of-way, design of bridges, sewer and water
systems and other structures. The planning director shall not approve a short
plat which does not contain such a statement signed by the city engineer.
C. The planning director shall review the proposed short subdivision and
determine its conformance to the general purposes of this title, its conformance
to the Auburn comprehensive land use plan, and its conformance to ACC Title
18, and any other applicable land use controls. These determinations shall be
incorporated into the formal findings which will form the basis of the director's
decision on the short subdivision. (Ord. 4840 1, 1996; Ord. 4772 1, 1995;
Ord. 4296 2,1988.)
17.14.060 Planning director's decision.
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A. The planning director shall, within the time period described by ACC
17.14.050(A), take one of the following actions:
1. Approve the short subdivision with or without conditions;
2. Return the short plat to the applicant for correction or
modification or for the construction of improvements as requested by the city
engineer or fire marshal; or
3. Disapprove the short subdivision.
B. The director may require, as a condition of plat approval, that any
required improvements be guaranteed by one of the methods described by
ACC 17.08.010, prior to short plat approval.
C. Upon reaching a decision, the director shall so notify the applicant.
Notification shall include a recitation of the findings and conclusions upon which
the decision is based, and any conditions of approval and such notification shall
comply with any applicable requirements contained in ACC Title 14.
D. Any person aggrieved by the decision of the planning director may
appeal, within 14 days of mailing the decision, the decision to the hearing
examiner in accordance with procedures prescribed in ACC 18.70.050(B)
through (E). The city shall extend the appeal period for an additional seven
days for short plats that are accompanied by a final mitigated determination of
nonsignificance or final ElS. After public hearing thereon, the hearing examiner
may approve, disapprove or return the short plat to the applicant for
modification, correction, construction of improvements, or meeting conditions of
approval. The hearing examiner's decision shall be final unless appealed to the
city council as prescribed in ACC 18.66.160. (Ord. 4840 1, 1996; Ord. 4296
2, 1988.)
17.14.070 Distribution and filing.
The planning director shall either forward the original of the approved short plat
to the county auditor for recording, or shall return the original to the applicant
for recording. The director shall retain one copy of the approved short plat in
the files of the planning department, and shall forward one copy to the city
engineer. (Ord. 4840 1, 1996; Ord. 4296 2, 1988.)
17.14.080 Conditional approval requirements.
Where a short plat is approved subject to conditions, no building permit shall be
issued for property subject to the short subdivision prior to the conditions either
being fulfilled or guarantees provided to ensure the conditions are met. (Ord.
4840 1, 1996; Ord. 4296 2, 1988.)
17.14.090 Release of improvement guarantee.
If an improvement bond or other guarantee has been submitted under ACC
17.14.060(B), such guarantee shall be released upon acceptance by the city of
a properly executed bill of sale for such improvements. A portion of the
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guarantee equivalent to 10 percent of the value of public improvements
installed may be retained by the city for a period of time up to one year after
acceptance, to ensure the adequate operation of such improvements, following
which any unused portion of such guarantee shall be released. (Ord. 4840 1,
1996; Ord. 4296 2, 1988,)
17.14.100 Improvement requirements.
A. Lot Area and Dimensions. Each lot created by short subdivision shall
contain sufficient square footage and lot dimensions to meet the requirements
of ACC Title 18. Each lot to be served by an on-site sewage disposal system
shall be a minimum of 15,000 square feet in area and shall also meet the
minimum lot area requirements of the King County board of health rules and
regulations, as determined by the public works department. Land contained in
access easements, tracts or panhandles shall not be included in lot area or lot
dimension calculations for the purposes of this section.
B. Conformance with Adopted Plans. Street, water, sewer and storm
drainage facilities adjacent to or within the short subdivision shall be in
conformance with the adopted city ordinances, standards and policies.
Easements for utilities recommended by such plans shall be provided to the
city, the exact location of such easements to be determined by the city
engineer.
C. Floods, Flood Control and Storm Drainage.
1. Where any portion of the proposed short subdivision lies within
the one percent flood hazard area or the regulatory floodway, the director shall
impose a condition on the short plat requiring the subdivider to conform to the
Federal Emergency Management Agency (FEMA) flood hazard requirements.
2. A conceptual storm drainage/site grading plan may be required
to be submitted, as part of the short plat, as determined by the city engineer.
D. Adjacent Streets. When any public street lying adjacent to the
property being short subdivided has insufficient width or for any other reason
does not conform to minimum street standards, as described in ACC 17.12.090
through 17.12.150, sufficient additional right-of-way shall be dedicated to the
city and appropriate improvements shall be made by the subdivider to conform
the abutting half of the street to such standards. Such improvements may be
delayed if guaranteed to the satisfaction of the city engineer. Any such
guarantee shall be recorded with the plat and shall be binding upon the
property owner and the owner's heirs, successors and assigns. In deciding
whether a delay should be allowed, the city engineer shall consider the present
and future need for such improvement, the improved or unimproved nature of
adjacent right-of-way, and whether or not street grades have been established.
E. Access.
1. All short subdivisions shall border on an opened, constructed
and maintained public street. All lots within a short subdivision shall either
45 of 54 I
border on an opened, constructed and maintained public street or shall be
served by a private street, access easement, tract or panhandle having direct
access to such a public street. Where private streets and access easements
are provided, they shall be improved or guaranteed to the City of Auburn and
be in stan conformance with the "City of Auburn Design and Construction
Standards."dardc
F~t,~- in .-,11 ...nc, °h.'~ll
rn. ir, imum width c
2. All private streets, access easements and panhandles shall be
capable of meeting the fire access requirements of Chapter 13.16 ACC, in
addition to any other requirements of this title, including, but not limited to, all-
weather surface material as provided by city engineer, where not otherwise
required to be paved, and minimum turnaround requirements on dead-end
streets or access easements as specified by the fire department.
...... *~ ~* ,~,,O,~C +~3~ ~,C ......... ~ ..... ~ ..... ~.,,,,,,,,,~,,, ~, - ........
,r~., 0 r~.,~ r~c,;N~r~;,~!
........ ~ ~--~.~ ~, ~ ..... ~ ......... ~,.~ .... .~ .... ,~ .......
~r~,,~l ~11 ~
suoh ............ ~ ; ...... ;~
F. Dodication of Streots.
~. Dodication of a public stroet or streots may bo requirod,
whonevor the plannin~ diroctor finds that OhO or more of tho followin~
conditions applios:
46 of 54 I
a. The general alignment of a proposed private street,
access easement or panhandle follows the general alignment of a future arterial
recommended by the traffic circulation element of the comprehensive plan; or
b. The general alignment of a proposed 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 necessary to provide adequate
access to adjacent property not subject to the proposed short subdivision.
2. Whenever the director makes such a finding the short plat shall
be returned to the applicant and a public hearing scheduled on the proposed
street dedication. The hearing shall be conducted by the hearing examiner
pursuant to ACC 18.66.150 and the examiner shall make a recommendation to
the city council pursuant to ACC 18.66.170. Subsequent to the council's
decision, the applicant shall prepare a statutory warranty deed, dedicating the
street, and together with the deed return the short plat to the director for final
action.
G. Fire Hydrants. All lots within a short plat shall be capable of being
served by a fire hydrant as required by Chapter 13.16 ACC. Property zoned
RR, rural residential, may be exempt; provided the requirements of ACC
13.16.030 are met. (Ord. 4840 1, 1996; Ord. 4296 2, 1988.)
17.14.110 Unbuildable lots.
Every lot within a short plat shall be capable of being reasonably served by
public or private sewage disposal, water, and streets. The city will not approve
a short plat for which a building permit cannot be issued if the necessary
infrastructure is not reasonably provided for. (Ord. 4840 1, 1996; Ord. 4296
2, 1988.)
Chapter 17.16
LOT LINE ADJUSTMENTS
Sections:
17.16.010 Scope.
17.16.020 Application.
17.16.030 Administrative review.
17.16.010 Scope.
The boundary lines separating two or more lots of record may be .adjusted
under the provisions of this chapter; provided, that such adjustment:
A. Will not result in the creation of any additional lot, tract, parcel, site or
division;
B. Will not create any lot, tract, parcel, site or division which contains
insufficient area and dimensions to meet the requirements of ACC Title 18;
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