Chapter 17.08
SHORT PLATS
Sections:
17.08.030 Departmental review.
17.08.050 Installation of improvements.
17.08.060 Deferred improvements.
17.08.080 Further subdivision.
17.08.100 Public rights-of-way.
17.08.130 Physical constraints.
17.08.010 Procedure.
EMC Title 15 establishes permit procedures, including those for short plats (Type II permits). Any procedures contained in this chapter are additional to those of EMC Title 15. (Ord. 2607 § 1 (Exh. A), 2017; Ord. 2316 § 2 (Exh. A), 2006).
17.08.020 Application.
The applicant shall submit to the administrator a nonrefundable fee and 10 copies of the application and any required attachments. The application form shall determine the required information, including, but not limited to:
A. Name, address and telephone number of the subdivider and his surveyor;
B. Location by section-township-range, together with the exact legal description of the parcel to be subdivided;
C. Acreage or square footage of area to be subdivided;
D. Proposed method of sewage disposal;
E. Proposed source of water supply;
F. A proposed short plat map prepared by the subdivider or his agent at a scale of one inch representing 50 feet or 100 feet;
G. Title report. (Ord. 2316 § 2 (Exh. A), 2006).
17.08.030 Departmental review.
The administrator shall coordinate review by city departments, each of which shall review the short plat for its areas of expertise. (Ord. 2316 § 2 (Exh. A), 2006).
17.08.040 Decision.
After review by the engineering, planning, and any other concerned departments, the administrator shall take action on the proposed short plat based on findings as to whether all the development regulations (EMC Titles 15 through 19) are satisfied, including Chapter 19.02 EMC, Critical Areas Regulations. The administrator may require that buffers, dedications, and other conditions be shown on the face of the plat and incorporated into protective covenants. (Ord. 2607 § 1 (Exh. A), 2017; Ord. 2316 § 2 (Exh. A), 2006).
17.08.050 Installation of improvements.
After approval the administrator shall notify the subdivider in writing and authorize the subdivider to install all improvements required by this chapter. All improvements shall be installed according to city standards. The subdivider shall obtain all necessary permits and pay all fees and inspection costs. The engineering department shall notify the administrator when all improvements are satisfactorily installed so the subdivider can be notified to file the short plat with King County. See EMC 15.30.060 for permit expiration deadlines. (Ord. 2316 § 2 (Exh. A), 2006).
17.08.060 Deferred improvements.
If the subdivider wishes to defer improvements, and the city agrees, the subdivider shall post an appropriate financial instrument in favor of the city as provided in EMC 17.12.090(B), Deferred improvements. (Ord. 2316 § 2 (Exh. A), 2006).
17.08.070 Signing and filing.
After all improvements are installed, the administrator shall sign the short plat. The applicant shall then file the short plat with the King County department of records and elections for record as a deed. The applicant shall submit for recording two copies of each document. One document will be retained by the county and other shall be returned to the city prior to the issuance of any building permits. The subdivider shall pay all filing fees. (Ord. 2316 § 2 (Exh. A), 2006).
17.08.080 Further subdivision.
Land in a short plat subdivision shall not be further divided in any manner within a period of five years without the filing of a final plat under the provisions of a subdivision as set forth in this title. (Ord. 2316 § 2 (Exh. A), 2006).
17.08.090 Short plat map.
For recording, a short plat survey map shall be prepared by the licensed surveyor and shall be submitted on 18-inch by 24-inch sheet. More than one sheet may be used and the following information must be included, but not limited to:
A. Date, title, name and location of subdivision by section, township and range, graphic scale and true north arrow;
B. The lines of all streets and roads, alley lines, lot lines, lot and blocks numbered in numerical order, reservations, easements and any areas to be dedicated to public use, with notes stating their purpose and limitations;
C. Sufficient data to determine readily and reproduce on the ground the location, bearing and length of every street, easement line, lot line, boundary line, block line, plat meander lines, dedication and reservation;
D. All dimensions to be to the nearest one hundredth of a foot and angles and bearings and degrees, minutes, and seconds;
E. Lambert coordinates, if provided by the engineering department, for permanent control monuments shall be shown on the final plat as determined by the city engineer’s office;
F. All monuments shall be located as determined by the city engineer’s office and shall be clearly shown on the final plat;
G. The final plat shall be mathematically correct;
H. The final plat shall be accompanied by an approved printed computer plot disclosure or demonstrated mathematical plot disclosure on all lots, streets, alleys and boundaries;
I. A legal description of the land to be subdivided shall be shown on both the title report and short plat. Legal descriptions shall be metes-and-bounds description reflecting within the description ties to all subdivision lines, donation claim lines and/or recorded plat lines;
J. Be accompanied by a complete survey of the section or sections in which the plat or replat is located, or as much thereof as may be necessary to properly orient the plat within such section or sections. The plat and section survey shall be submitted with complete field and computation notes showing the original or re-established corners with descriptions of the same and the actual traverse showing error of closure and method of balancing. A sketch showing all distances, angles and calculations required to determine corners and distances of the plat shall accompany this data. The allowable error of closure shall not exceed one foot in 5,000 feet;
K. Certified surveyors shall place permanent corner monuments at each corner of lot(s). (Ord. 2316 § 2 (Exh. A), 2006).
17.08.100 Public rights-of-way.
The proposed short plat shall be reviewed for adequate ingress and egress to all proposed lots. Extension of streets or access rights from property line to property line of the short subdivision land may be required in order that such street access may be extended to serve adjacent properties in the future. If there is other reasonable access available, the public works director may limit the location of direct access to city arterials or other city streets. A right-of-way which is proposed to be dedicated to the city shall not be so dedicated, unless it meets city standards. When an adjoining landowner will be obligated to construct or maintain a future road, a note to this effect shall be stated on the face of the short plat.
A. Private Streets. Private streets may be allowed (see EMC 12.18.015 and 12.18.016).
B. Dimensions. Public streets serving one or two lots shall have a minimum right-of-way width of 20 feet (see EMC 12.18.057 Type 9) and a maximum length of 150 feet. Public streets serving three or four lots shall have a minimum width of 26 feet (see EMC 12.18.057 Type 8) and a maximum length of 500 feet. However, for large parcels where the proposed short plat would be the first phase of development or an existing street is being extended, then a wider public right-of-way shall be required (Type 5 or 6). Private streets serving one or two lots shall have a minimum right-of-way width of 20 feet and a maximum length of 150 feet. Private streets serving three or four lots shall have a minimum right-of-way width of 20 feet and a maximum length of 500 feet. See EMC 12.18.057 Type 9 for additional standards for private streets.
C. Street Improvements. All streets dedicated as required in this title shall be improved with a permanent street as approved by the public works department. Improvements shall include, but not be limited to, base course, permanent hard surface and stormwater management as approved by the city engineer. Closed public rights-of-way 45 feet wide shall consist of four-foot-wide sidewalks on each side of the street, curbs on both sides of the street and 26 feet of paving (see EMC 12.18.057 Type 7 or 8). Through public rights-of-way 50 feet wide shall consist of five-foot-wide sidewalks on both sides of the street, curbs and 32 feet of paving.
D. Existing Streets. The city shall require additional rights-of-way and improvements for existing streets to improve the rights-of-way to city standards in accordance with the requirements and criteria of Chapter 12.18 EMC.
E. Signs. All traffic, street name and other signs shall be installed by the subdivider to city standards. (Ord. 2607 § 1 (Exh. A), 2017; Ord. 2400 § 1, 2008; Ord. 2316 § 2 (Exh. A), 2006).
17.08.110 Utilities.
Water mains, fire hydrants, street lights and sanitary sewers are to be installed by the subdivider according to city standards.
A. Septic Tanks. The city engineer may waive the requirement of sanitary sewers on lots of one acre or more provided such lot has acceptable percolation capabilities.
B. Underground Wiring. Underground wiring shall be provided at the expense of the subdivider in accordance with the serving utility’s current standards and specifications. This shall include but not be limited to those of electricity, communications, etc. Upon proper application the city engineer may waive this requirement for good cause, which may include, but is not limited to, proximity to source, however underground wiring shall be accomplished when available in the future.
C. Stormwater Management. The proposed short plat shall be reviewed for adequate stormwater facilities. Requirements for necessary future facilities shall be stated on the face of the short plat. (Ord. 2607 § 1 (Exh. A), 2017; Ord. 2316 § 2 (Exh. A), 2006).
17.08.120 Lots.
All lots shall comply with the minimum requirements of the underlying zone. Every subdivided lot shall be served from a public or private street or panhandle access. No more than one panhandle access shall be permitted in a short plat.
A. Panhandle Access. One lot within a short plat may be permitted with panhandle access; provided, the panhandle has a minimum width of 20 feet and a maximum length of 150 feet and serves no more than one lot. The area in the panhandle shall not be included in the calculation of the lot area. There shall be at least a 10-foot-wide driveway of permanent paving the length of the panhandle. Any land in the panhandle that is not paved shall be landscaped when the lot is developed.
B. Feasibility for Building Sites. Areas which are known or suspected to be poor building sites because of geological hazard, flooding, poor soils, drainage, swamp conditions or mudslides shall be noted on the face of the short plat.
C. Additional Setbacks. Additional setbacks shall be required when any lot of a proposed subdivision fronts on:
1. A street or road with less than a 60-foot right-of-way that may be widened to 60 feet at some future time;
2. For future road or street, where necessary to mitigate the problems caused exclusively by the subdivision;
3. The road is proposed as a minor arterial by the comprehensive plan. (Ord. 2607 § 1 (Exh. A), 2017; Ord. 2400 § 1, 2008; Ord. 2316 § 2 (Exh. A), 2006).
17.08.130 Physical constraints.
A. Natural Element Retention. Due regard shall be shown for preservation of outstanding natural or cultural features such as scenic spots, watercourses, historic sites, etc.
B. Potential Hazardous Conditions. For the areas which have been identified by the administrator as having potentially hazardous geological conditions, soils limitations, or slopes equal to or greater than 15 percent, a detailed soils engineering report will be required prior to the approval of any subdivision. Special consideration for grading, fills or excavations shall be in accordance with the International Building Code, Appendix J, current edition, as adopted by the city.
C. Tree Preservation. Landscaping, planting or tree cutting plans shall be prepared by a landscape architect and submitted to the administrator prior to the approval on slopes 15 percent or steeper. In addition, tree cutting plans for all developments shall be required indicating trees over six inches in caliper and indicating which will be cut and which will remain.
D. Stormwater Facilities. The use of stormwater facilities to minimize surface water runoff, erosion, sedimentation, or other potential damage may be required as determined by the city engineer.
E. Water Bodies. All subdivisions bordering publicly owned or controlled bodies of water shall maintain a minimum of 15 feet, or 15 percent of the total average dry land lot depth, whichever is greater, as open space between any structure and the line of ordinary high water of all such water bodies.
F. Five-Acre Plats. In all informal subdivisions encompassing an area of five acres or more, the approval of the United States Department of Agriculture Soil Conservation Service must be obtained to assure that soil erosion will be held to a minimum. (This includes the removal of trees, grading, excavation, and land fill.)
G. Critical Areas. Final application shall include information necessary for the administrator to determine whether all conditions of the critical areas ordinance have been satisfied. (Ord. 2607 § 1 (Exh. A), 2017; Ord. 2316 § 2 (Exh. A), 2006).