Chapter 14.17
General Standards and Procedures
Sections:
14.17.030 Lot Configuration and Access
14.17.040 Complete Application Required
14.17.050 Public Notice Requirements
14.17.060 General Application Review
14.17.080 Criteria for Approval of Subdivision Application
14.17.095 Time Limits on Preliminary Approval – Long Subdivision and Binding Site Plan
14.17.010 Purpose
This chapter establishes the general standards and procedures for dividing land through the short subdivision, long subdivision, and binding site plans process. Additional and specific requirements for short subdivisions, long subdivisions and binding site plans follow in succeeding chapters. (Ord. 18-1008 § 1; Ord. 09-1012 § 1 (Exh. A))
14.17.020 General Provisions
A. Applicants for short subdivisions, long subdivisions, and binding site plans shall provide the reviewing authorities reasonable access to the subject property so that the City may determine the status and characteristics of the land which relate to the application. Such access shall be provided beginning on the date the Director, or designee, determines the application to be complete, and terminating on the date that the City issues its final decision. The applicant’s signature upon the application shall be considered written consent to such access.
B. In cases where an environmental impact statement (EIS) is required under the provisions of the State Environmental Policy Act (Chapter 43.21C RCW), the Department shall not initiate review of any subdivision until the Final EIS is completed.
C. Any subdivision within the Angle Lake shoreline jurisdiction, as defined by the City’s Shoreline Master Program, shall be considered new shoreline development and shall be required to satisfy all applicable requirements of the Shoreline Master Program, the Shoreline Management Act as well as the State Environmental Policy Act.
D. All applicable conditions established under a shoreline substantial development permit shall be recorded on the face of the final plat. Shoreline approval shall be annotated on the plat, and no further shoreline review will be required for uses on the property; provided, that those uses remain consistent with the original proposal and conditions, and that no further division of the property is proposed.
E. Site planning and design shall consider stormwater management, especially the design and integration of LID BMPs, as early as possible in the project planning phase. Locate buildings away from soils that provide effective infiltration, site LID BMPs in areas with good infiltration capacity, reduce impervious surfaces, and retain native vegetation.
F. No subdivision, short subdivision, or binding site plan shall receive final approval until any and all required on-site and off-site improvements have been constructed, or financial security has been established as allowed by Chapter 13.200 SMC. This requirement shall apply equally with regard to either public or private improvements. (Ord. 20-1019 § 4; Ord. 18-1008 § 1; Ord. 16-1022 § 1 (Exh. B); Ord. 15-1012 § 4; Ord. 09-1012 § 1 (Exh. A))
14.17.030 Lot Configuration and Access
A. The type of development contemplated, the topography of the site, and the presence of critical areas shall be jointly considered within the configuration of any short subdivision, long subdivision or binding site plan. Where possible, the size, shape and orientation of lots shall reflect these considerations.
B. To the maximum extent possible, lots shall be configured to assure the minimum prescribed frontage on a public street, except as provided in subsection (D) of this section.
C. Where local topography or other preexisting conditions prevent direct frontage, a private road may connect a lot to a public street. The applicant shall bear the burden of demonstrating that no reasonable configuration would allow direct access to a public street.
D. Lots shall be configured to prevent direct lot access to arterial streets. If no other alternative exists, lot access may be provided by frontage on a minor arterial or collector arterials. The applicant shall bear the burden of demonstrating the necessity for direct access to a minor arterial or collector arterial.
E. Where an applicant proposes to create ten (10) or more lots, the subdivision shall be configured to provide for public streets to facilitate further division.
F. Where an applicant proposes to create three (3) or more lots, or has sufficient land under current zoning to create three (3) or more lots, all lots shall be configured so that no more than two (2) panhandle lots are located adjacent to each other.
G. Lots shall be configured consistent with the natural topography of the site, shall assure drainage away from existing/proposed buildings, and prevent any increase of runoff toward adjacent properties. (Ord. 18-1008 § 1; Ord. 15-1012 § 5; Ord. 09-1012 § 1 (Exh. A))
14.17.040 Complete Application Required
A. A complete application shall be required before taking review action on any proposed subdivision.
B. All applications for subdivision shall be submitted on the appropriate forms to the Department. The Department shall prescribe the format of all application forms and shall provide the same to applicants. The application shall include all information deemed necessary by the Director to make a decision consistent with State and City standards.
C. In addition to any other submissions required under SMC 16A.07.030, applications for subdivision shall be considered complete only after the City verifies that the applicant has provided all items required by the application checklist. (Ord. 18-1008 § 1; Ord. 09-1012 § 1 (Exh. A))
14.17.050 Public Notice Requirements
Subdivision actions shall be subject to the public notice procedures established by SMC Title 16A. (Ord. 18-1008 § 1; Ord. 09-1012 § 1 (Exh. A))
14.17.060 General Application Review
A. A proposed subdivision will be reviewed under the provisions of this title and all other zoning and land use control ordinances in effect at the time a fully completed application is submitted.
B. Any applicant proposing a subdivision shall schedule and participate in no less than one (1) pre-application meeting prior to the submission of an application.
C. Upon issuance of a Determination of Completeness, copies of the subject preliminary plat or graphic site plan and any accompanying documents shall be transmitted to the City officials or City departments as deemed appropriate by the Director.
1. The Director shall review and prepare findings that the proposed subdivision conforms with the applicable elements of the City Comprehensive Plan, the Zoning Code, the City Shoreline Master Program, adopted City traffic and infrastructure plans; its adequacy regarding storm drainage, streets, alleys, rights-of-way, its conformance with any applicable improvement standards and specifications, local SEPA rules and this title.
2. The City Fire Marshal or designee shall review the proposed subdivision for conformance with the Fire Code.
3. The Director may forward the application materials to any other City department, utility provider, school district or other public or private entity deemed appropriate with a request for review and comment. (Ord. 18-1008 § 1; Ord. 09-1012 § 1 (Exh. A))
14.17.080 Criteria for Approval of Subdivision Application
Whether subdivision is proposed by short subdivision, long subdivision or binding site plan, the reviewing authorities shall base their evaluations, recommendations and decisions on the criteria below.
A. Each reviewing authority shall assess the proposal’s general compliance with all State and City statutes, regulations and other standards in effect on the date the application is determined to be complete. Such standards include, but are not limited to, the following:
1. This title and the Zoning Code;
2. The City Comprehensive Plan;
3. Shoreline Management Act and applicable shoreline programs;
4. Surface Water Management Code, Comprehensive Storm Drainage Plan, and Basin Plans, as may be applicable;
5. Fire Code as adopted by the City;
6. Comprehensive Transportation Plan, City Road Standards and Right-of-way Use Code; and
7. Clearing and Grading Code.
B. Where applicable, each reviewing authority shall assess the adequacy of existing and proposed lots, tracts, streets, sidewalks, parking facilities, utilities and general improvements to accommodate subsequent land uses. (Ord. 18-1008 § 1; Ord. 09-1012 § 1 (Exh. A))
14.17.090 Filing
A. Approval for each final subdivision plat or graphic site plan shall be certified by the Director, the Engineering Review Manager, and any other City official as deemed appropriate by the Director.
B. The applicant shall pay the City or otherwise designate funds to King County as necessary to cover all costs for filing the final plat with King County.
C. The Department shall forward the signed final plat, with all appropriate copies and documentation, to the King County Recorder for recording. (Ord. 18-1008 § 1; Ord. 09-1012 § 1 (Exh. A))
14.17.095 Time Limits on Preliminary Approval – Long Subdivision and Binding Site Plan
Where a subdivision or binding site plan is considered concurrently with a planned unit development, the final plat or graphic site plan must be recorded no later than the date on which the first phase development plan or comprehensive development plan is submitted to the City. Failure to meet this requirement shall void any approval under this title. (Ord. 18-1008 § 1; Ord. 09-1012 § 1 (Exh. A))
14.17.100 Variances
Subject to Hearing Examiner review and the criteria established under SMC 15.115.010, an applicant may request a variance from the dimensional standards and improvement requirements of this title, the Zoning Code, and other provisions of the SeaTac Municipal Code. (Ord. 18-1008 § 1; Ord. 16-1007 § 21; Ord. 09-1012 § 1 (Exh. A))
14.17.110 Appeals
Any person aggrieved by any administrative decision under this title may appeal that decision consistent with the procedures prescribed in Chapter 16A.17 SMC. (Ord. 18-1008 § 1; Ord. 16-1007 § 22; Ord. 09-1012 § 1 (Exh. A))