20D.180.10 Subdivision and Short Subdivision Regulations.

20D.180.10-010 Purpose.

The intent of this section is to provide criteria, regulations and standards to govern the subdividing of land within the City and to:

(1)    Promote the public health, safety and general welfare in accordance with standards established by the State and the City;

(2)    Promote effective use of land by preventing the overcrowding or scattered development which would injure health, safety or the general welfare due to the lack of water supplies, sanitary sewer, drainage, transportation or other public services, or excessive expenditure of public funds for such services;

(3)    Avoid congestion and promote safe and convenient travel by the public on streets and highways through the coordination of streets within a subdivision with existing and planned streets;

(4)    Provide for adequate light and air;

(5)    Provide for water, sewage, drainage, parks, and recreational areas, sites for schools and school grounds, and other public requirements;

(6)    Provide for proper ingress and egress;

(7)    Provide for the housing and commercial needs of the community;

(8)    Require uniform monumenting of land divisions and conveyance of accurate legal descriptions;

(9)    Protect environmentally sensitive areas. (Formerly 20C.20.242(05))

20D.180.10-020 Review and Approval Criteria.

(1)    Each proposed subdivision or short subdivision shall be reviewed to insure that:

(a)    The proposal conforms to the goals, policies and plans set forth in RCDG Title 20B;

(b)    The proposal conforms to the site requirements set forth in RCDG 20C.30.25-140, Site Requirements;

(c)    The proposal conforms to the requirements of this section and those set forth in RCDG Title 20F and submittal requirements on file in the Planning Department;

(d)    The proposed street system conforms to the City of Redmond Arterial Street Plan and Neighborhood Street Plans, and is laid out in such a manner as to provide for the safe, orderly and efficient circulation of traffic;

(e)    The proposed subdivision or short subdivision will be adequately served with City approved water and sewer, and other utilities appropriate to the nature of the subdivision or short subdivision;

(f)    The layout of lots, and their size and dimensions take into account topography and vegetation on the site in order that buildings may be reasonably sited, and that the least disruption of the site, topography and vegetation will result from development of the lots;

(g)    Identified hazards and limitations to development have been considered in the design of streets and lot layout to assure street and building sites are on geologically stable soil considering the stress and loads to which the soil may be subjected.

(2)    Lack of compliance with the criteria set forth in subsection (1) of this section shall be grounds for denial of a proposed subdivision or short subdivision, or for the issuance of conditions necessary to more fully satisfy the criteria.

(3)    No final plat or short subdivision shall be approved unless:

(a)    The final plat or short subdivision is in substantial conformance with the provisions for the preliminary approval, including any conditions imposed as part of the approval.

(b)    The final plat or short subdivision contains a dedication to the public of all common improvements, including but not limited to streets, roads, sewage disposal and water supply systems which were a condition of approval.

(c)    All common improvements required as conditions of approval of the proposed subdivision or short subdivision have been referenced on the final plat or short subdivision.

(d)    City approved water and sewer facilities will be available to each lot created by the division of land.

(4)    When the Technical Committee finds that the final plat or short subdivision is in substantial conformity to the preliminary approval, they shall endorse their approval on the final plat or short subdivision and shall implement the final approval and recording procedures set forth in RCDG 20F.40.150, Subdivisions, Short Subdivisions, Binding Site Plans, and Boundary Line Adjustments. (Formerly 20C.20.242(10))

20D.180.10-030 Subdivision Names.

No subdivision shall be approved which bears a name using a word which is the same as, similar to or pronounced the same as a word in the name of any other subdivision in King County, except for the words “town,” “city,” “place,” “court,” “addition,” “acres,” “heights,” “villa,” or similar words, unless the land so divided is contiguous to the subdivision bearing the same name. All plats must continue the block numbers of the plat of the same name last filed. (Formerly 20C.20.242(15))

20D.180.10-040 Block Standards.

Block lengths and widths shall be determined by the distance and alignment of existing blocks and streets in the vicinity of a proposed subdivision, and by topography, lot size, and traffic flow. Blocks shall not exceed 1,320 feet between street lines unless the adjacent layout or special conditions justify greater length. Except where topographical or other physical features dictate otherwise, block widths should be not less than 120 feet and not more than 400 feet. (Formerly 20C.20.242(20))

20D.180.10-050 Lot Standards.

(1)    Suitability for Intended Use. All lots shall be suitable for the general purpose for which they are intended to be used. No lot shall be of such size or design as to be detrimental to the health, safety or sanitary needs of the residents of the subdivision or such lot.

(2)    Lots shall be created by following the procedures of RCDG 20F.40.150, Subdivisions, Short Subdivisions, Binding Site Plans, and Boundary Line Adjustments.

(3)    No lot shall be established which is in violation of the Development Guide.

(4)    Lot Shapes. Lot shapes shall be designed to avoid awkward configuration or appendages.

(5)    Width, Area and Frontage. Each lot shall have sufficient width, area and frontage to comply with the minimum site requirements as set forth in RCDG 20C.30.25, Site Requirements.

(6)    Depth. Each lot should have an average depth between the front and rear lot lines of not less than one foot depth for each one foot of width.

(7)    Front Lot Line. For corner lots, double frontage lots, and single frontage lots, the front lot line shall be the property line(s) separating the lot from a street or vehicle access corridor and shall be in compliance with the regulations set forth in the site requirements for each zoning district.

(8)    Side Lot Lines. As much as possible, where topography and natural features permit, side lot lines should run at right angles to the street upon which the lot faces, except that on curved streets they shall be radial to the curve.

(9)    Building Setback Lines. Where watercourses, topography, geology and soils, vegetation, utilities, lot configuration, or other unique circumstances dictate a different building envelope than that set by RCDG 20C.30.25-020, Chart of Site Requirements, building setback lines may be required to be shown on the final plat or short subdivision map and observed in the development of the lot.

(10)    Future Subdivision of Lots. Where the subdivision or short subdivision will result in a lot one-half acre or larger in size which is likely to be further divided in the future, it may be required that the location of lot lines and other details of layout be such that future division may readily be made without violating the requirements of this section and without interfering with orderly extension and connection of adjacent streets. It is intended that the lot lines and other details of future subdivision be advisory only, and shall not be final or binding on the applicant unless he makes further application; however, any restriction of buildings within future street locations may be imposed and may require such restrictions to be set forth on the final plat or short subdivision. (Formerly 20C.20.242(25))

20D.180.10-060 Exceptions to Lot Standards.

(1)    Green Building and Green Infrastructure Incentive Program. The relaxation of certain development requirements may be authorized for a residential development proposed in compliance with RCDG 20C.30.57, Green Building and Green Infrastructure Incentive Program. The proposal shall not violate the purpose and criteria set forth in RCDG 20D.180.10-010, Purpose, and RCDG 20D.180.10-020, Review and Approval Criteria, respectively.

(2)    Temporary Parcel. Parcels smaller than permitted by the Development Guide may be temporarily created if they are subsequently merged in title with an adjacent parcel to create a lot that complies with the Development Guide.

(3)    Eminent Domain. Parcels smaller than otherwise permitted by the Development Guide may be created through the action of governmental agencies including the City of Redmond by procedures not contained in RCDG Title 20F, Administration and Procedures. Such actions include eminent domain and the splitting of a parcel by dedicated right-of-way. Wherever possible, such parcels shall be merged in title with adjacent lots to create lots in compliance with the Development Guide.

(4)    Substandard Lots. A lot of record created prior to the effective date of the Development Guide that does not meet the minimum area or dimensional requirements of the land use district in which located shall be considered a conforming lot of record if the following requirements are met: there must be no adjoining lots of record of continuous boundary in the same ownership to which the substandard lot can be merged in title or with which the lot lines can be adjusted to create lots of record which would comply with the Development Guide.

(5)    Lots for Building Pads. In industrial, business park, business and multiple residence zones, lots with boundaries coterminous or nearly so with building walls may be created. The standards that normally would apply to such lots shall apply instead to the project tract of which such lots are a part.

(6)    Unit Lot Subdivisions. The provisions of this subsection apply exclusively to the unit subdivision of land for townhouses that have land use approval through Site Plan Entitlement, RCDG 20F.40.130; Green Building and Green Infrastructure Incentive Program, RCDG 20C.30.57; Master Planned Development, Chapter 20D.97 RCDG, or Innovative Housing Demonstration Projects, RCDG 20C.30.62. The purpose of this provision is to allow for the creation of unit lots under each separate residential unit while applying site development standards to the building(s) on the parent lot as a whole, instead of to the individual unit lots created subsequent to site plan entitlement approval.

(a)    Sites developed or proposed to be developed with townhouses may be subdivided into individual unit lots. The development as a whole shall conform to the regulations of the zone the site is in and plans granted approval through either Site Plan Entitlement, RCDG 20F.40.130; Green Building and Green Infrastructure Incentive Program, RCDG 20C.30.57; Master Planned Development, Chapter 20D.97 RCDG; or Innovative Housing Demonstration Projects, RCDG 20C.30.62. As a result of the subdivision, development on individual unit lots may be nonconforming as to some or all of the site development standards based on analysis of the individual unit lots. Each unit lot shall comply with respective building codes. Fire protection for the buildings shall be based on the aggregate square footage on the parent lot.

(b)    Internal vehicular courts and driveways providing vehicular access to unit lots in the subdivision from public streets shall not be considered public or private streets when considering subdivisions under these provisions.

(c)    Subsequent platting actions, additions or modifications to the structure(s) may not create or increase any nonconformity of the parent lot.

(d)    Access easements, joint use and maintenance agreements, and covenants, conditions and restrictions (CC&Rs) identifying the rights and responsibilities of property owners and/or the homeowners association shall be executed for use and maintenance of common garage, parking, and vehicle access areas; underground utilities; common open space (such as common courtyard open space); exterior building facades and roofs; and other similar features, and shall be recorded with the Director of the King County Department of Records and Elections.

(e)    Within the parent lot, required parking for a dwelling unit may be provided on a different unit lot than the lot with the dwelling unit, as long as the right to use the parking is formalized by an easement on the plat or short plat, as recorded with the Director of the King County Department of Records and Elections.

(f)    The minimum residential density required for unit lot subdivision in the Sammamish Trail and Town Square Districts of Downtown shall be 35 dwelling units per acre. There shall be no minimum residential density requirement for unit lot subdivisions elsewhere in the City unless required by the zone in which the site is located.

(g)    Notes shall be placed on the face of the plat or short plat as recorded with the Director of the King County Department of Records and Elections to acknowledge the following:

(i)    Approval of the design of the units on each of the lots was granted by the review of the development, as a whole, on the parent lot by Site Plan Entitlement, RCDG 20F.40.130; Green Building and Green Infrastructure Incentive Program, RCDG 20C.30.57; Master Planned Development, Chapter 20D.97 RCDG; or Innovative Housing Demonstration Projects, RCDG 20C.30.62 (stating the subject file application number).

(ii)    Development, redevelopment, or rehabilitation of structures on each unit lot is subject to review and approval of plans that are consistent with the design of the surrounding structures on the parent lot as approved by the City through (subject file number as stated in subsection (6)(g)(i) of this section).

(h)    The unit lot subdivision regulations set forth in this subsection (6) shall automatically expire and be repealed eight years from the effective date of the first ordinance adopting this subsection (6), unless further action is taken by the Redmond City Council to extend the same. (Ord. 2447; Ord. 2413; Ord. 2271. Formerly 20C.20.242(30))

20D.180.10-070 Easements.

(1)    Public easements for the construction and maintenance of utilities and public facilities shall be granted to provide and maintain adequate utility service to each lot and adjacent lands. The widths of the public easements shall be a minimum of 20 feet unless the City determines a smaller or larger width is appropriate based on site conditions. Whenever possible, public easement shall be combined with driveways, pedestrian accessways and other utility easements.

(2)    Private easements for the construction and maintenance of utilities within the subdivision or short subdivision shall be granted so that individual lots gain access to public facilities. The widths of the private easements shall be a minimum of 10 feet unless the City determines a larger width is appropriate based on the site conditions.

(3)    When there is a need to use a stream for storm water control purposes, public improvement and maintenance easements at least 20 feet wide shall be provided for storm drainage. When possible, said easements shall be located along the centerlines of such facilities. Public improvement and maintenance easements for creeks and other watercourses shall be provided and shall extend 25 feet in each direction from the waterway centerline or 10 feet from the top of a recognizable bank, whichever is greater. Such easements shall be of a width sufficient to allow both initial improvements and future maintenance operations. Larger widths may be required where necessary.

(4)    Native growth and protection easements (NGPE) shall be granted as deemed appropriate by the City where the preservation of native vegetation benefits the public health, safety and welfare, including control of surface water and erosion, maintenance or slope stability, visual and aural buffering, and protection of plant and animal habitat. The NGPE shall impose upon all present and future owners and occupiers of land subject to the easement the obligation, enforceable on behalf of the public by the City of Redmond, to leave undisturbed all trees and other vegetation within the easement, except that area required for future construction of multi-purpose trails as defined in RCDG 20D.210.25-050, Walkways, Sidewalks, Trails, and City-approved utilities. The vegetation within the easement may not be cut, pruned, covered by fill, removed, damaged or enhanced without express written permission from the City of Redmond.

(5)    Easements for utility mains or lines shall be held to prohibit the placement of any building on or over the easement, but shall not preclude landscaping of an appropriate variety as determined by the City. Nor shall it prohibit the use of an easement for more than one utility or vehicle and pedestrian access provided the City finds the multi-use appropriate. Restoration shall be required of the site following any excavation or other disturbance permitted by the easement.

(6)    Easements required by this section shall be granted by the terms and conditions of such easements being shown on the final plat or short subdivision or by separate instrument. (Formerly 20C.20.242(35))

20D.180.10-080 Water Supply.

All lots shall be served by a water system approved by the City of Redmond. Any common water system serving more than one lot shall be provided by the applicant and dedicated to the appropriate water purveyor. Such water supply systems shall be designed and constructed according to all applicable provisions of the Development Guide, the standard and specifications of the water purveyor and the applicable rules and regulations of the State. (Formerly 20C.20.242(40))

20D.180.10-090 Sewage Disposal.

All lots shall be served by the sanitary sewer system of the City of Redmond or in unique circumstances, City approved alternative disposal systems. Except for private side sewers, any common sanitary sewer system serving more than one lot shall be provided by the applicant and dedicated to the City. Such sewer systems shall be designed and constructed according to all applicable provisions of the Development Guide and the standards and specifications on file in the office of the Director of Public Works. (Formerly 20C.20.242(45))

20D.180.10-100 Storm Drainage.

(1)    All lots shall be provided with adequate storm drainage connected to the storm drainage system of the City or other system approved by the Director of Public Works.

(2)    Where a public street is to be dedicated or improved by the applicant as a condition of preliminary approval, the applicant shall provide and dedicate any required storm drainage system in the street.

(3)    When appropriate, storm drainage facilities shall include suitable on-site detention and/or retention facilities.

(4)    Storm drainage shall be provided in accordance with Chapter 15.24 RMC, Clearing, Grading and Storm Water Management and standards and specifications approved by the Director of Public Works.

(5)    Easements shall be dedicated as provided in RCDG 20D.180.10-070. (Formerly 20C.20.242(50))

20D.180.10-110 Watercourses.

When required by the City, the developer of a subdivision shall enhance a stream which traverses or abuts the subdivision in accordance with RCDG 20D.140.10-190, Stream Development Standards, and RCDG

20D.140.10-270, Stream Performance Standards. Any required watercourse easements shall be dedicated as provided in RCDG 20D.180.10-070, Easements. (Ord. 1693. Formerly 20C.20.242(55))

20D.180.10-120 Underground Utilities.

All permanent utility service to lots shall be provided from underground facilities as set forth in RCDG 20D.220.10, Underground Wiring. The applicant shall be responsible for complying with the requirements of this section, and shall make all necessary arrangements with the utility companies and other persons or corporations affected by installation of such underground facilities in accordance with the rules and regulations of the Public Utility Commissioner of the State of Washington. (Formerly 20C.20.242(60))

20D.180.10-130 Water and Sewer Standards.

(1)    Design Standards. All City water and sewer facilities shall be designed in compliance with the “Design Requirements Water and Sewer System Extensions” document available from the Utility Division of the Public Works Department.

(2)    Construction Standards. All City water and sewer facilities shall be constructed in compliance with the standards and specifications available from the Utility Division of the Public Works Department. (Formerly 20C.20.242(65))

20D.180.10-140 Street Standards.

All street improvements, grades and design shall comply with standard regulations and specifications as set forth in Appendix 20D-3, Construction Specification and Design Standards for Streets and Access. (Formerly 20C.20.242(70))

20D.180.10-150 Street Right-of-Way and Pavement Widths.

(1)    The street right-of-way in or along the boundary of a subdivision shall conform to the provisions set forth in Appendix 20D-3, Construction Specification and Design Standards for Streets and Access.

(2)    When subdivision or an area within a subdivision is set aside for commercial or industrial uses, or where probable future conditions warrant, greater widths than those provided in subsection (1) of this section may be required.

(3)    Where topographical requirements necessitate either cuts or fills for the proper grading of the streets, additional right-of-way widths or slope easements may be required. (Formerly 20C.20.242(75))

20D.180.10-160 Street Lights.

All subdivisions shall include underground electric service, light standards, wiring and lamps for street lights according to RCDG 20D.220.10, Underground Wiring, and the specifications and standards set forth in Appendix 20D-3, Construction Specification and Design Standards for Streets and Access. The subdivider shall install such facilities and make the necessary arrangements with the serving electric utility. (Formerly 20C.20.242(80))

20D.180.10-170 Monuments.

(1)    Permanent survey control monuments shall be provided for all final plats and short plats at:

(a)    All controlling corners on the boundaries of the subdivision or short subdivision;

(b)    The intersection of centerlines of roads within the subdivision or short subdivision; and

(c)    The beginning and ends of curves on centerlines or points of intersections on tangents.

(2)    Permanent survey control monuments shall be set in two-inch pipe, 24 inches long, filled with concrete or shall be constructed of an approved equivalent. Permanent survey control monuments within a street shall be set after the street is paved. Every lot corner shall be marked by a three-quarter-inch galvanized iron pipe or approved equivalent, driven into the ground. If any land in a subdivision or short subdivision is contiguous to a meandered body of water, the meander line shall be re-established and shown on the final plat or short plat. (Formerly 20C.20.242(85))

20D.180.10-180 Public Accessways.

(1)    When necessary for public convenience or safety, the developer shall improve and dedicate to the public accessways to connect to cul-de-sac streets, to pass through oddly shaped or unusually long blocks, to provide for networks of public paths creating access to schools, parks, shopping centers, mass transportation stops or other community services.

(2)    The accessway shall be of such design, width and location as reasonably may be required to facilitate public use and shall comply with RCDG 20D.210.30, Walkways, Sidewalks, Trails, as well as the specifications and standards of the Director of Public Works. Where possible, said dedications may also accommodate utility easements and facilities. (Formerly 20C.20.242(90))

20D.180.10-190 Clearing and Grading.

All clearing and grading shall be conducted in compliance with the provisions set forth in Chapter 15.24 RMC, Clearing, Grading and Storm Water Management Code. (Formerly 20C.20.242(95))

20D.180.10-200 Improvements, Completion or Guarantee.

The applicant shall either complete the required improvements before the final plat or short subdivision is approved or the applicant shall financially guarantee installation of the same pursuant to the provisions set forth below in RCDG 20D.180.10-210, Improvements, Security for Performance and Warranty, and RCDG 20D.180.10-220, Improvements – Construction. (Formerly 20C.20.242(100))

20D.180.10-210 Improvements – Security For Performance and Warranty.

(1)    In lieu of the completion of the actual construction of required improvements prior to approval of a final plat or short plat, the subdivider may file a performance bond or other suitable security in a form approved by the City Attorney and in an amount to be determined by the City Engineer sufficient to guarantee actual construction and installation of such improvements within three years of final plat or short plat approval. The amount of the security for completion shall not be less than 125 percent of the City Engineer’s estimate of the cost of such improvements, but the City Engineer may set a higher percentage based upon the complexity of the project. In addition, before acceptance by the City of the improvements, the subdivider shall file a warranty bond or other suitable security in a form approved by the City Attorney and in an amount to be determined by the City Engineer guaranteeing the repair or replacement of any improvement or any landscaping which proves defective or fails to survive within a minimum one year time period after final acceptance of the improvements or landscaping by the City. The City shall withhold acceptance of the improvements until any required security for completion and the required security for maintenance are filed.

(2)    The City may enforce the bonds or other security required by this section according to their terms, pursuant to any and all legal and equitable remedies. In addition, any bond or other security filed pursuant to this section shall be subject to enforcement in the following manner:

(a)    In the event the improvements are not completed as required, or warranty is not performed satisfactorily, the City Engineer shall notify the property owner and the guarantor in writing which shall set forth the specific defects which must be remedied or repaired and shall state a specific time by which such shall be completed.

(b)    In the event repairs or warranty are not completed as specified in the notice referred to in paragraph (2)(a) of this subsection by the specified time, the City may proceed to repair the defect or perform the warranty by either force account, using City forces, or by private contractor. Upon completion of the repairs or maintenance, the cost thereof, plus interest at 12 percent per annum, shall be due and owing to the City from the owner and guarantor as a joint and several obligation. In the event the City is required to bring suit to enforce maintenance, the subdivider and guarantor shall be responsible for any costs and attorneys’ fees incurred by the City as a result of the action.

    In the event that the security is in the form of a cash deposit with the City, the City may deduct all costs set forth in this section from the cash on deposit and the subdivider shall be required to replenish the same for the duration of the guaranty period. (Formerly 20C.20.242(105))

20D.180.10-220 Improvements – Construction.

Construction of subdivision improvements prior to final plat or short plat approval or subsequent to final plat approval as a condition to meeting bond requirements shall proceed as follows:

(1)    Complete construction drawings, specifications and related material shall be submitted to the City Engineer for approval prior to the commencement of construction. The submitted drawings and specifications shall be designed and certified by a registered civil engineer. Construction drawings shall be in conformance with the conditions, if any, of preliminary plat or short plat approval and applicable City standard.

(2)    Construction of improvements shall not be initiated without authorization of the City Engineer. The City Engineer shall authorize the subdivider to proceed with construction after approval of the construction drawings and specifications by the appropriate City Department or Division. The City Engineer may grant approval on condition additions or changes are made in the drawings or specifications, or on the inclusion or implementation of mitigating measures necessary to minimize the impacts o the construction on the environment. Conditions required to minimize environmental impacts shall conform with the requirements of RCDG 20F.20.40, Environmental Review.

(3)    Any changes to the construction drawings or specifications involving design of the improvements shall first be reviewed and approved by the City Engineer and the appropriate City department or Division.

(4)    Construction of the improvements shall proceed as shown in the construction drawings and specifications. Construction shall proceed under the supervision of a registered civil engineer. The City Engineer or his designee shall inspect construction progress on a regular basis to review compliance with construction plans and required standard.

(5)    After the completion of construction in accordance with the approved plans and specifications, “as-built” drawings showing the improvements as constructed shall be certified as true and complete by a registered civil engineer. The certified “as-built” drawings on reproducible mylar shall be submitted to the City. When a final plat is involved, the certified “as-built” drawings are required to be submitted prior to the acceptance of the subdivision improvements by the City Council. (Formerly 20C.20.242(110))

20D.180.10-230 Survey Required.

The survey of every proposed subdivision or short subdivision shall be made by or under the supervision of a registered land surveyor. All surveys shall conform to standard practices and principles for land surveying as set forth in the laws of the State of Washington. Subdivision control and staking traverses shall close within an error of one foot in 5,000 feet. Primary survey control points shall be referenced to section corners and monuments. (Formerly 20C.20.242(115))