Chapter 14.20
LONG SUBDIVISION
Sections:
14.20.030 Preliminary Plat Format and Content Requirements
14.20.050 Preliminary Review of Long Subdivision
14.20.055 Criteria for Review of Long Subdivisions
14.20.057 Hearing Examiner Review
14.20.060 Final Administrative Review for Long Subdivisions
14.20.070 Final Hearing Examiner Review of Long Subdivision
14.20.080 Effective Period for Terms of Approval
14.20.090 Certification of Plat for Recording
14.20.100 Substantial Modification to Approved Subdivisions
14.20.010 Purpose
This chapter establishes specific review procedures and approval criteria for the division of land into ten (10) or more lots. This chapter shall at a minimum implement the requirements of State law. (Ord. 18-1008 § 1; Ord. 09-1012 § 1 (Exh. A))
14.20.030 Preliminary Plat Format and Content Requirements
A. The preliminary plat shall serve as the primary reference by which the City evaluates any proposal for subdivision, and as the basis for any subsequent conditions for approval.
B. The preliminary plat shall be prepared by a professional land surveyor in accordance with the standards established by the Director. (Ord. 18-1008 § 1; Ord. 09-1012 § 1 (Exh. A))
14.20.050 Preliminary Review of Long Subdivision
Where a long subdivision or binding site plan is proposed, the City shall publish a written report summarizing its own findings, comments and recommendations, and those of any other agency or district that has previously reviewed the proposal. This report shall specifically address the criteria established by SMC 14.20.055 and shall document any conditions of approval or the factual basis for denial. (Ord. 18-1008 § 1; Ord. 09-1012 § 1 (Exh. A))
14.20.055 Criteria for Review of Long Subdivisions
In addition to project evaluation required under SMC 14.17.080, the staff report shall specifically consider any and all supplementary provisions, conditions and fees required to ensure the public health, safety, and general welfare as related to:
A. Streets shall conform in effect to the City of SeaTac Comprehensive Transportation Plan as adopted and/or to the general pattern of the street system of SeaTac.
B. Adequate storm drains and stormwater facility improvements shall be provided in accordance with Chapter 12.10 SMC.
C. Sidewalks or walkways shall be required for all proposed streets including perimeter streets in business and residential subdivisions.
D. Pedestrian circulation is provided for children for access to school facilities or school bus stops.
E. All lots conform to the minimum lot area and width requirements of the Zoning Code.
F. Water and sewer service is available to the subdivision.
G. Variances and Exceptions. Variations and exceptions from the dimensional standards and improvement requirements, as herein set forth, may be made by the Director in those instances where it is deemed that hardship, topography, or other factual deterrent conditions prevail, and in such manner as the Director considers necessary to maintain the intent and purpose of these regulations and requirements.
H. Bonding of improvements.
I. Subdivision layout and design.
Where appropriate, staff recommendations shall recommend conditions for approval or document any factual basis for denial. (Ord. 18-1008 § 1; Ord. 16-1022 § 1 (Exh. B); Ord. 11-1002 § 3; Ord. 09-1012 § 1 (Exh. A))
14.20.057 Hearing Examiner Review
A. Following comprehensive administrative review and notice of any application for long subdivision, and within ninety (90) days of the project determination of completeness (unless a longer time period is requested by the applicant), the Hearing Examiner shall conduct a public hearing and issue a notice of decision (NOD) on the preliminary long subdivision. The notice of decision shall include specific review of all criteria listed in SMC 14.17.080 and 14.20.055. The Hearing Examiner shall address any other issue raised in the staff report or by the applicant. Within the notice of decision, the Hearing Examiner shall:
1. Approve the application; or
2. Approve the application with conditions; or
3. Deny the application; or
4. Return the application to the applicant for additional information or modifications.
B. Where the notice of decision requires additional information or modifications, deadlines shall be set forth in writing for both the applicant’s return of the revised application and the timing of the subsequent decision by the Hearing Examiner. The latter decision shall only consider approval, approval with conditions, or denial of the application. The Hearing Examiner shall not thereafter return the application to the applicant for modifications. (Ord. 18-1008 § 1; Ord. 09-1012 § 1 (Exh. A))
14.20.060 Final Administrative Review for Long Subdivisions
A. The applicant shall file for final plat approval within five (5) years of preliminary approval. The Hearing Examiner may approve a one (1) time extension, not exceeding one (1) year, to file the final plat, subject to the following criteria:
1. The applicant has applied for permits and has begun substantial work to install improvements as conditioned by the preliminary plat approval; or
2. The applicant has bonded for all improvements.
B. In addition to any other requirements established under Chapter 14.17 SMC, the applicant will also submit with the final plat:
1. Certification by the County that all taxes have been paid in accordance with RCW 58.17.160(4).
2. All final subdivisions shall be recorded with surveys consistent with Chapter 58.09 RCW. All lot corners shall be staked correctly on the ground. In all subdivisions, at least two (2) off-site existing or newly set monuments shall be referenced in the survey.
C. Upon receipt of a final plat and all supporting documents, the Department shall forward those documents to applicable staff for review. Each department shall determine if the final plat remains in compliance with the preliminary approval for long subdivision, the required improvements and conditions, and applicable City codes. Final plats shall be administratively approved, disapproved, or returned to the applicant within thirty (30) days from the date of filing thereof, unless the applicant consents to an extension of such time period.
D. Upon notice from each applicable City department that the final plat complies with the preliminary conditions for approval, the Director shall place the final subdivision on the next available Hearing Examiner agenda.
E. Prior to the date at which the Hearing Examiner will consider the final subdivision, the Department shall issue a report and recommendation to the Hearing Examiner concerning the conformity of the final subdivision with the established conditions for preliminary approval. (Ord. 18-1008 § 1; Ord. 09-1012 § 1 (Exh. A))
14.20.070 Final Hearing Examiner Review of Long Subdivision
A. The Hearing Examiner shall have the sole authority to finalize long subdivisions. Following review of staff reports, the original application and the final plat, the Hearing Examiner shall approve, disapprove, or return the proposed final subdivision to the applicant for further modifications or corrections.
B. The Hearing Examiner shall not approve a proposed long subdivision without written findings that the applicant has adequately addressed each of the criteria and issues listed under SMC 14.17.080 and 14.20.055. (Ord. 18-1008 § 1; Ord. 09-1012 § 1 (Exh. A))
14.20.080 Effective Period for Terms of Approval
A. A long subdivision shall be governed for a period of five (5) years by any and all conditions established for it on the date of preliminary approval. The five (5) year period shall begin on the date of final approval pursuant to RCW 58.17.170.
B. Pursuant to RCW 58.17.170, the City reserves the authority to alter any original conditions for subdivision approval should a serious threat to the public health or safety arise. (Ord. 18-1008 § 1; Ord. 09-1012 § 1 (Exh. A))
14.20.090 Certification of Plat for Recording
In addition to the departmental signatures required under SMC 14.17.090, the City Manager shall sign the final plat of each long subdivision to certify approval by the Hearing Examiner. (Ord. 18-1008 § 1; Ord. 09-1012 § 1 (Exh. A))
14.20.100 Substantial Modification to Approved Subdivisions
A. Where an applicant requests substantial modifications to an approved preliminary or unrecorded final subdivision, and where those substantial modifications are not in response to staff review or public appeal, that request shall be treated as a new application for the purpose of vesting. The City shall determine modifications to be substantial wherever the applicant proposes:
1. The creation of additional lots; or
2. The reduction or elimination of open space; or
3. Changes to conditions of approval on an approved preliminary subdivision.
B. Where the City determines a substantial modification has been proposed, the applicant may proceed with the original plat, request lesser modifications, or abandon the original application for a new proposal.
C. Any applicant seeking substantial modifications through a new action shall initiate and complete the application process required under this title as if no earlier application had been made.
D. The City shall review no more than one (1) subdivision and/or binding site plan application on any property at one (1) time. In seeking substantial modification under a new proposal, the applicant abandons all prior applications. (Ord. 18-1008 § 1; Ord. 09-1012 § 1 (Exh. A))