Chapter 16.06
SHORT SUBDIVISIONS
Sections:
16.06.020 Public improvements.
16.06.030 Preliminary short subdivision requirements.
16.06.040 Information required for short subdivisions.
16.06.050 Survey and monumentation.
16.06.060 Preparation of final short subdivisions.
16.06.070 Information required for final short subdivision submittal.
16.06.090 Certificates required for final approval.
16.06.100 Approvals required for final short subdivisions.
16.06.110 Final short subdivision approval.
16.06.120 Filing required for final short subdivisions.
16.06.125 Correction of platting errors.
16.06.130 Resubdivision prohibited.
Legislative history: Ord. 97-406.
16.06.010 Design standards.
The purpose of this chapter is to provide high-quality, well-designed neighborhoods that are considerate of the city’s natural features. This chapter implements the comprehensive plan, land use element, by supporting and encouraging new residential development that is compatible with surrounding land uses in height, scale, intensity and design, and in character with the high quality of development in the city. Design guidelines and strategies like those included in the 1992 Residential Development Handbook for Snohomish County should be incorporated into the design of new subdivisions to ensure compatibility with surrounding land uses. All short subdivisions shall comply with the design standards of this title and the requirements of MCMC Title 17, Zoning. (Ord. 2005-609 § 2)
16.06.020 Public improvements.
Public improvements shall be designated, constructed, and approved as required in Chapter 16.16 MCMC. Dedications shall be made as required by Chapter 16.14 MCMC. (Ord. 2005-609 § 2)
16.06.030 Preliminary short subdivision requirements.
A preliminary short subdivision shall be prepared by a land surveyor registered in the state of Washington. The scale shall be sufficient to show clearly all details of the proposal. A scale of 50 feet to the inch is preferred; however, other engineering scales may be used if approved by the director. Short subdivisions shall not exceed a size of 18 inches by 24 inches. (Ord. 2005-609 § 2)
16.06.040 Information required for short subdivisions.
A complete application for a preliminary short subdivision shall include all of the information required for a preliminary plat application specified in Chapter 16.04 MCMC unless specifically waived in writing by the community development or public works director. (Ord. 2005-609 § 2)
16.06.050 Survey and monumentation.
A survey may be waived by the city engineer if the lot to be subdivided has sufficient existing monumentation to accurately define the proposed lot lines and prepare a legal description. (Ord. 2005-609 § 2)
16.06.060 Preparation of final short subdivisions.
Final short plats shall be prepared in accordance with the following:
A. A land surveyor registered in the state of Washington shall prepare or supervise the preparation of the final short plat, pursuant to RCW 58.04.003, and shall certify and sign the map.
B. A land surveyor registered in the state of Washington shall survey the land to be divided, and as much of the sections in which the land is located, as is needed to properly orient the land within the sections. The survey shall comply with applicable state and city standards. (Ord. 2005-609 § 2)
16.06.070 Information required for final short subdivision submittal.
The following information is required to be placed on all final short subdivisions:
A. The full and complete legal description of all land included in the short subdivision.
B. Location and names, without abbreviation, of all streets, public areas, easements within and adjoining the short subdivision.
C. The length and bearings of all straight lines, radii, arcs and semi-tangents of all curves.
D. Centerline data on all streets, buffers and easements, including bearings and distances.
E. All dimensions along the lines of each lot and tract, in feet and decimals of a foot to the nearest hundredth, with the true bearings and any other data necessary for the location of any boundary line in the field.
F. Centerline data, width and sidelines of all easements, restrictions, and rights-of-way to which lots and tracts are subject. If the easement is not definitely located, a statement as to the easement or restriction approved by the director shall appear on the title sheet.
G. Easements for storm drains, sewers, utilities and all other purposes shall be denoted by broken lines.
H. Provisions satisfactory to the city attorney for ensuring city access to storm drainage facilities and public access to trail or pedestrian easements.
I. Contiguous plats, by name or if unplatted, so noted.
J. City and county boundaries crossing or adjoining the subdivision.
K. All lots shall be numbered in sequence.
L. Each lot shall be shown entirely on one sheet.
M. All points which were used as ties to establish the boundaries of the tract.
N. The location and type of all permanent monuments within the subdivision.
O. Accurate boundaries of all areas to be dedicated or reserved for public use or to be committed for the common use of property owners within the subdivision. Dedications and reservations shall be stated on the plat together with appropriate recording references as required by the director.
P. All required dedications, endorsements, covenants, affidavits and certificates shall be stated and shown on the face of the final short subdivision.
Q. The section, township and range.
R. Conditions of approval of the short subdivision as required.
S. Conditions of approval of the preliminary short subdivision, including but not limited to dedications, reservations, roadway buffer/cutting preserves, property buffers, open space tracts, critical areas and their buffers, slope setbacks, LID features, and stormwater requirements and homeowners’ association obligations.
T. Homeowners’ association documents, condominium declarations, and other similar documents required or permitted by the preliminary short subdivision. (Ord. 2017-814 § 2; Ord. 2005-609 § 2)
16.06.080 Monuments.
The surveyor shall set monuments at street intersections, lot and block corners, boundary angle points, points of curves in streets, points of tangents in streets, points of intersection in streets, controlling corners on the boundaries of the land and at other points as required by the city engineer. The type of monument and the method of setting shall be specified by the city engineer pursuant to the current edition of the “Design and Construction Standard Plans.” (Ord. 2005-609 § 2)
16.06.090 Certificates required for final approval.
The following certificates shall be shown on the final short subdivision. Certifications by the owner, financial institutions and surveyor shall be signed before the final short plat is submitted for review.
A. Surveyor. The surveyor shall place his seal and signature on the short subdivision along with:
1. A statement certifying that the short plat was prepared by him, or under his supervision;
2. A statement certifying that the short plat is a true and correct representation of the land and has been thoroughly surveyed as required by this chapter;
3. A full and correct description of the land to be divided; and
4. Monumentation and lot corner stakes as required by the city engineer and this chapter have been or will be set.
B. Owner. The owner of any interest in and the holder of any lien or encumbrance upon land proposed for subdivision shall certify that the proposed final short plat is submitted with his consent and he has no objection thereto.
C. Dedications. A statement and notarized certificate of dedication by the owner, acknowledged by a notary and acceptable to the city attorney, for all areas or uses to be dedicated to or for the benefit of the public.
D. Owners Covenant. The owner shall grant to the city a covenant acceptable to the city and releasing, indemnifying and holding the city harmless from any and all claims for damages, liabilities or injunctive relief of whatever nature arising from the design, construction, operation and maintenance of the plat and all associated improvements.
E. Waiver of Access. If required by the conditions of preliminary approval, a waiver, by the owner, of direct access to any street from any property.
F. Roads Not Dedicated. A statement by the owner and clear visual indication on the plat of every street, way, road, sidewalk, or other similar facility that is not dedicated to the public, and specifying the maintenance and inspection responsibility therefor.
G. Owner’s Attorney in Fact. The owner shall designate the city as its attorney in fact for the purpose set forth in MCMC 16.06.125.
H. City Engineer. A statement to be signed by the city engineer recommending approval of the short subdivision, accepting the survey data, dedications and reservations, the layout of streets and other rights-of-way, design of bridges, sewage and water system, all other utilities, and all other public improvements.
I. Director of Community Development. A statement to be signed by the director of community development approving the short subdivision. (Ord. 2005-609 § 2)
16.06.100 Approvals required for final short subdivisions.
The following approvals shall be submitted with the final short subdivision:
A. Health Officer. A statement by the health officer certifying that the proposed means of sewage disposal and water supply are adequate.
B. Fire District. A statement from the fire district approving the fire protection methods and improvements.
C. Sewer District. A statement from the sewer district approving the sewer system improvements.
D. Water Purveyor. A statement from the water purveyor approving the water system improvements and availability of water.
E. Other. Approvals by other agencies required or necessitated as a condition of the short plat approval.
F. City Treasurer. A statement signed by the city treasurer that all assessments, fees and contributions have been paid in full or secured in accordance with this title. (Ord. 2005-609 § 2)
16.06.110 Final short subdivision approval.
The final proposed short subdivision shall be submitted to the director of community development for review and approval. Approval shall be granted in accordance with this chapter and RCW 58.17.110. A fee shall be submitted for each review of the short subdivision in accordance with Chapter 3.42 MCMC. Upon a preliminary determination that the proposed short subdivision meets the requirements of this chapter, the director shall submit the short subdivision and accompanying information, deeds and documents to the appropriate city officials for review. Upon completion of the review, written approvals and all required corrections, if any, the city engineer and director shall sign the certification on the short subdivision and submit it to the city manager for final approval. Signature of the city manager constitutes final approval of a short subdivision. (Ord. 2005-609 § 2)
16.06.120 Filing required for final short subdivisions.
All final short subdivisions shall be filed by the applicant with the Snohomish County auditor within 30 days of final short subdivision approval. A copy of the final short subdivision and related documents stamped with a recording number shall be delivered to the city within 14 days of recording. The city shall not process any permits related to the final plat until these requirements are satisfied. (Ord. 2013-762 § 6; Ord. 2005-609 § 2)
16.06.125 Correction of platting errors.
Errors discovered in a recorded short subdivision may be corrected by the city by recording a correction or errata notice with the Snohomish County auditor. The owner shall designate the city as its attorney in fact for such limited purposes as required by this chapter. Such corrections shall not constitute a replat as defined in MCMC 16.04.090. (Ord. 2005-609 § 2)
16.06.130 Resubdivision prohibited.
No lot within a short subdivision may be further subdivided within five years from the date of recording without filing for a formal plat under Chapter 16.04 MCMC. (Ord. 2005-609 § 2)
16.06.140 Time limits.
A short subdivision issued under this chapter shall expire and become void if the final plat is not submitted for approval in accordance with the time frames set forth in RCW 58.17.140, which is incorporated by this reference as it now exists or is hereafter amended. The applicant may request one and only one extension of time before the expiration date of a permit. Such request shall be in writing, shall be filed with the director not less than 30 days before the expiration date of the permit, and shall contain a concise explanation of the reason for and requested duration of the extension. If a timely request is made, the director shall grant one extension of time of up to one year past the original expiration date. (Ord. 2013-762 § 7; Ord. 2010-717 § 2 (Exh. B); Ord. 2005-609 § 2)