city 0 f issaquah governing procedures and regulations
TRANSCRIPT
'. I ,ORDINANCE NO. 1326
AN ORDINANCE establishing a subdivision code for theCity 0 f Issaquah governing procedures and regulationsincident to the platting and subdivision of land,and repealing Ordinances 692, 994, 1072 and 1193.
THE CITY COUNCIL OF THE CITY OF ISSAQUAH, WASHINGTON, DO ORDAIN ASFOLLOWS:
Section 1. A subdivision code for the City of Issaquah is
hereby adopted and established according to the provisions contained
in Exhibit A of this Ordinance, which Exhibit is incorporated
herein by reference.
Section 2. Ordinances No. 692, 994, 1072 and 1193 are hereby
repealed.
Section 3. This Ordinance shall take effect and be in full
force five (5) days after its publication as required by law.
PASSED by the City Council and approved by the Mayor at a
special meeting this 8th day of May, 1978.
,- ~ATTES~: ~~/¥ ~Lin a Rue Ie, Ci ty Clerk
APPROVED AS TO FORM:
PUBLISHED: May 17, 1978
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\ i"Z (,
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IIBIT "A" TO ORDINANCE NO. 1326'
CITY 0 F ISSAQUAH
SUBDIVISION CODE
JANUARY, 1978
CONTENTS
CHAPTE R TI TLE PAGE
17.04 GENERAL PROVISIONS 1 - 6
Section .010 Title
,020 Purpose
.030 Scope 1
.040 Excepti Qns - 2
.050 Defi n it ions 2 - 5
.060 State Enabling Legislation 5
.070 Administering AuthQrity 5 - 6
.080 Notification of Other Agencies 6
17.08 DETAILED PROCEDURES FOR SHORT 6 - 10SUBDIVISIONS
Sect ion .010 Purpose 6
.020 Scope 6
,030 Principles of Acceptabi 1 i ty 6 - 7
.040 App 1 i cati Qn Requi rements 7
.050 Revi ew Procedures 8
.060 Design Standards 8 - 9
.070 Requi red Improvements 9 - 10
.080 Filing Qf Short Plat 10
.090 L imitations on Further Subdivision 10
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17.12 DETAILED PROCEDURES FOR SUBDIVISIONS 10 - 22
Section .010 Purpose 10
.020 Scope 11
.030 Sta ff CQntact 11
.040 Tentative Plat Procedures 11 - 12
.050 Preliminary Plat PrQcedures 12 - 16
.060 Final Plat Procedures 16 - 22
'.' , ,CHAPTER 17.04
GENERAL PROVISIONS
SECTION 17.04.010 TITLE
This code shall hereinafter be known as the City Qf Issaquah Subdivision Code.
SECTION 17.04.020 PURPOSE
The purpQse of this cQde is to prQvide rules, regulatiQns, requirements and
standards for the subdivisiQn Qf land within the City of Issaquah, insuringthat the public health, safety, general welfare, and aesthetics of the CityQf Issaquah shall be promoted and protected; that orderly growth, deve 1 QP-
ment, and the character of the develQping area is safeguarded and prQmQted;that proper prQvisiQns fQr all public facilities including circulatiQn,uti 1 it ies, Qpen space and servi ces shall be made; and that the goals andPQl icies Qf the Issaquah Area Comprehensive Plan are furthered through thesubdivision Qf land.
SECTION 17.04.030 SCOPE
This code shall apply to the divisiQn Qf any land for sale, lease, transferor building develQpment into two (2) Qr more parcels.
No perSQn, firm or corporatiQn prQPQsing to make, Qr having made, any divisiQnQf land as described above within the City limits of Issaquah shall enter anycontract fQr the sale Qf, or shall Qffer to sell any part Qf said divisionwithQut having first obtained its approval as a shQrt subdivision Qr sub-divisiQn in accQrdance with this code. City building permits shall not beissued concerning cQnstruction Qn any lot Qr lQts created by shQrt sub-divisiQns Qr subdivisions within the City of Issaquah without evidence thatthe necessary Ci ty apprQva 1 has been obtained and requi red imprQvements havebeen completed or necessary bQnds have been posted for the completiQn Qf saidimprovements.
SECTION 17.04.040 EXCEPTIONS
The provisions of this cQde shall not apply to:
1. Cemeteries and other burial plots while used for that purpose.
2. Divisions made by testamentary prQvisions or the laws of descent.
3. A division for the purpose of lease when no residential structureother than mobile homes Qr travel trailers are permitted tQ beplaced upon the land in accQrdance with an approved mobile homepark or recreational vehicle park development site plan.
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',' , ,4. BQundary line adjustments where no new lot is created thereby Qr
where no lQt is reduced in size belQw the minimum square fQQtagerequirements required by the applicable zQning contrQl, Qr in con-fl i ct wi th any of the desi gn standards specifi ed hereQf, prQvi dingthat such bQundary line adjustments must receive written approvalfrQm the Planning Director.
SECTION 17.04.050 DEFINITIONS
As used in thi s code, the fQll owi ng words Qr phrases shall have the fQ 11 Qwi ngmeanings:
1. "Alley" is a minor way dedicated tQ public use providing secQndaryvehicular and pedestrian access tQ the rear side of prQperties thatabut, and are served principally by a public rQad.
2. "Block" is a grQup of lots, tracts or parcels within well-definedand fi xed boundari es.
3. "Buffer Strip" is an area Qr strip Qf land Qf defined dimensionslocated so as tQ separate or screen Qff areas incompatible with eachQther due to land use, zoning, traffic Qr other activity, potentialor existing. The term may include greenbelt, open space, streamflQodway, parks and walkway areas, all of which are prQvided withtrees, shrubs, or ground cover or cQmbinations thereof in a naturalstate Qr in accordance with a landscape plan.
4. "Building Site" is that PQrtion Qf the lQt Qr parcel of land uponwhi ch the bui 1 ding and appurtenances are to be placed, Qr a 1 readyexisting, including adequate areas for sewage disposal, clearances,proper drainage, apprQpriate easements, and, if applicable, therequirements of other Qrdinances or codes.
5. "City Clerk" is the City of Issaquah City Clerk, otherwise or alsQreferred tQ as the CL erk Qf the CQunci 1 .
6. "City Council" is the Issaquah City Council, which is the legislativeauthori ty of the City of Issaquah.
7. "City Engineer" is the duly appointed persQn to the positiQn Qf CityEngi neer.
8. "CQmprehensive Plan" is the current comprehensive plan of the Cityof lssaquah, adopted by the City CQuncil pursuant to state law.
9. "Cul-de-sac" is a road closed at one end by a circular area ofsufficient size for turning vehicles around, and fQr purpQse ofdefinition, may include the "hammerhead" cQnfiguration at the clQsedend rather than the conventional circular turn around.
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, I10. "Deed" is an instrument in writing, signed, attested to, and
delivered by the grantQr whereby an interest in realty is trans-ferred frQm the grantQr to the grantee.
11. "Dedication" is the deliberate apprQpriation Qf land by an ownerfQr any general and public uses, reserving tQ himself no otherrights than such as are compatible with the full exercise and en-joyment Qf the public uses to which the prQperty has been devQted.The intentiQn tQ dedicate shall be evidenced by the owner by thepresentment for filing of a shQrt plat showing the dedicationthereQn; and, the acceptance by the publ i c sha 1 1 be evidenced bythe approval of such plat in the manner provided in these rules.
12. "De~artment of Records & ElectiQns" is the Department of Records& E ectiQns of the CQunty Qf King, WashingtQn.
13. "Easement" is a grant by a property owner to specific perSQns Qrto the publ ic to use land for a specific purpose or purpQses.
14. "Final Approval" is the final official actiQn taken by the CityCQuncil Qn the proposed plat, subdivisiQn, dedication or PQrtionthereof that has previQusly received preliminary apprQval, exceptfQr shQrt subdivisions.
15. "Final Plat" is the final drawing of the subdivision and dedicatiQnprepared for fi 1 i ng for record wi th the Depa rtment Qf Records and
ElectiQns and containing all elements and requirements set forth inthi s code.
16. "Improvements" are streets, curbs, gutters, s i dewa 1 ks, util i ty 1 i nes,drainage structures, street trees and plantings, and includes otheramenities that add to the value, appearance, safety and general wel-fare of the subdivision or short subdivision, and includes prQvisions
to preserve these cQnditions.
"Land SurveYQr" is an individual registered in accordance with theprovisions of RCW 18.43 and licensed tQ perform land surveys.
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18. "Lease" is a CQntract or agreement whereby Qne party grants toanQther party general or limited rights, title or interest in realproperty. Thi s defi ni ti on is intended tQ apply tQ thQse agreementswhich are ordinarily cQnsidered "grQund leases" and shall nQt applyto those which are Qrdinarily considered "space leases."
19. "Lot" a fractiQnal part of subdivided lands having fixed boundaries,being of sufficient area and dimensions to meet minimum zQning require-ments for width and area. The term shall include tracts or parcels.
20. "Lot, Corner" a lot abuttin9 upon two (2) or mQre streets at theirintersectiQn, Qr upon two (2) parts Qf the same street, such streetsor parts of the same street formi ng an i nteri or angl e of 1 ess thanone hundred thirty-five (135) degrees within the lot lines.
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, I21. "LQt Frontage" the frQnt Qf a lot shall be that PQrtiQn nearest
the street except on a corner lQt in which case the frQnt yardshall be considered the narrowest part of the lot that abuts astreet.
22. "Lot Lines" the property 1 ines bounding the lot.
23. "Lot Qf Record" a lot which is part of a subdivision recorded inthe Qffice Qf the CQunty AssessQr, Qr a lot or parcel described bymetes and bQunds, the description Qf which has been SQ recorded.
24. "LQt, Through" a lQt that has bQth ends frQnting Qn a street. Eitherend may be consi dered frQnt.
25. "Meander Line" a line along a body Qf water intended to be usedso 1 e ly as a reference for surveyi ng.
26. "Metes and BQunds" a series of lines around the perimeter Qf anarea known as a metes and bounds description; "metes" means bearingsand distances and "bounds" means and refers to monuments bQth physicaland 1 ega 1.
27. "Official f4ap" is the official map Qf Issaquah, adopted by ordinance,shQwing existing and future streets.
28. "PerfQrmance BQnd or Guarantee" that security which may be acceptedin lieu of a requirement that certain imprQvements be made befQrethe City Council approves the Final Plat, including performance bonds,escrQW agreements, and other similar cQllateral or surety agreements.
29. "Planning CQmmission" is the Issaquah Planning CQmmission.
30. "Planning OirectQr" is the duly appointed person to the positiQn QfCity Planning OirectQr.
31. "Plat" a map Qr representatiQn of a subdivision, showing thereQn thedivisiQn of a tract Qr parcel Qf land intQ lots, blocks, streets, andalleys or Qther divisions and dedications.
32. "Preliminary Approval" the official favQrable actiQn taken on thePreliminary Plat Qf a proposed subdivisiQn, metes-and-bQunds descriptiQn,or dedicatiQn, by the City CQuncil fQllowing a duly advertised publicheari ng.
33. "Preliminary Plat" A neat and approximate drawing of a proPQsed sub-divisiQn showing the general laYQut of streets and alleys, lQts,blocks, uti 1 i ti es, and restri cti ve covenants to be app 1 i cab 1 e to the
subdivision, and other elements of a plat Qr subdivisiQn which shallfurnish a basis fQr the approval or disapprQval Qf the general lay-Qut of a subdivisiQn.
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40.
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, I34. "Principal Building" The principal structure Qn a lQt Qr building
site designed or used tQ accommodate the primary use to which thepremi ses are devQted.
35. "Riaht-Qf-way" A City-owned strip of land tQ be used fQr publicrQa s, bike ways, sidewalks, mass transit, utilities, or similarrelated public uses.
36. "SegregatiQn" The division Qf land into two (2) Qr more "taxparce 1 s" fQr tax purposes on ly.
37. "Short Plat" is a dQcument consisting Qf a map of a short subdivisiontogether with written certificates, dedications and data.
38. "Short SubdivisiQn" is the division of land into fQur or fewer lQts,tracts, parcels, sites or divisiQns for the purpose Qf sale, lease,transfer, Qr building development. The term includes resubdivisionand, when apprQpri a te to the cQntext, s ha 11 re 1 ate tQ the process ofdividing Qr to the land divided.
39. "Subdivider" is a person, i nc 1 udi ng a CQrpora te person, who under-
takes to create a subdivisiQn Qr short subdivision.
"SubdivisiQn" the division Qr redivision of land intQ five (5) ormore lots, tracts, parcels, sites, or divisiQns.
"Tract" A parcel Qf land proposed for subdivisiQn Qr subdividing.
SECTION 17.04.060 STATE ENABLING LEGISLATION AS IT APPLIES TO THIS CODE
This code is adQpted pursuant to Chapter 58.17 of the Revised CQde Qf theState of Washington.
SECTION 17.04.070 ADMINISTERING AUTHORITY
1. Planning DepartmentThe Planning Department is responsible for the administration andcQQrdinatiQn of this cQde.
2. Planning CQrmissiQnThe Planning CQmmission shall hold a public hearing on all preliminaryplats for the purpose Qf making recormendations thereQn to the CityCouncil. The Planning CQmmission shall review final plats at a publicmeeting and make recomendatiQns thereQn tQ the City CQuncil. ThePlanning CQmmissiQn shall alsQ review shQrt subdivisiQns at a publicmeeting and make recQrmendatiQns thereQn to the Planning Director.
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, ,3. Planning Director
The Planning Director shall have sQle authority tQ apprQve all shQrtplats.
4. City CQuncilThe City Council shall have sole authQrity to approve all preliminaryand final plats, and shall be the hearing bQdy fQr appeals regarding
short plats.
SECTION 17.04.080 NOTIFICATION OF OTHER AGENCIES
Notice Qf the filing of a preliminary plat which is within 1,000 feet Qfthe municipal boundaries, or which cQntemplates the use Qf special usedistricts or Qther city's or town's utilities, shall be given tQ the apprQpriatespecial districts, cQunty, city, or town authorities. NQtice Qf the filing ofa preliminary plat located adjacent to the right-of-way Qf a State Highwayshall be given tQ the State Department Qf Highways. In additiQn, notice Qfall preliminary plats shall be submitted tQ the apprQpriate school district.All such notices shall include the hour, lQcatiQn, and purpose of the hearingand a description Qf the prQperty to be platted.
CHAPTER 17.08
DETAILED PROCEDURES FOR SHORT SUBDIVISIONS
SECTION 17.08.010 PURPOSE
The prQcedures regulating short subdivisions are established tQ promQteQrderly and efficient divisiQn of lots Qn a small scale, tQ avoid placingundue and unnecessary burdens Qn both the subdivider and the City, whilepromoting the public health and general welfare and complying with pro-visiQns of RCW 58.17.
SECTION 17.08.020 SCOPE
Any land being divided intQ four (4) or fewer parcels, lots, tracts, orsites for the purpose Qf sale, lease, transfer or building develQpment,and which has not been divided as part of a shQrt subdivision within aperi od Qf fi ve (5) years, sha 11 meet the requi rements Qf thi s chapter,17.08.
SECTION 17.08.030 PRINCIPLES OF ACCEPTABILITY
The fQll owi ng pri nci p les shall determine the acceptabi 1 i ty of ShQrt Sub-divisions:
1. Create legal building sites with respect tQ zoning and healthregulations. Non-buildable lQts may be approved for specificpurpQses. Such lQts shall be marked nQn-buildable on the plat.
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I ,2. Establ ish access tQ a publ ic road fQr each segregated parcel.
3. Have suitable physical characteristics; a prQPQsed shQrt plat maybe denied because of flood, inundation, swamp conditions or steepslQpes; or construction of protective improvements may be requiredas a condi ti on of apprQva 1 .
4. If adjacent to another muni ci pa 1 i ty Qf King County, take i nto CQn~
sideratiQn the subdivision standards of that jurisdictiQn, as wellas the requi rements of thi s code.
5. Make adequate prQvision fQr: drainage ways, streets, alleys, otherpublic ways, water supplies and sanitary wastes, as deemed necessary.
SECTION 17.08.040 APPLICATION REQUIREMENTS
1. Application for a short subdivision shall be made with the PlanningDepartment on forms supplied by that office. Said application shallbe accompanied by fifteen (15) copies Qf the shQrt subdivisiQn plat.
2. The shQrt subdivisiQn plat shall conform tQ the following requirements:
a. Shall be neat and accurate drawing Qn the fQrm provided by thePlanning Department or Qn a good grade of paper 8l¡" x 11" or8l¡" x 14".
b. Shall shQW how the proposed subdivision will be served by streetsand util iti es.
c. If required by the City Engineer, the short subdivision submittedshall be accompanied by a perimeter survey.
d. If located in an area subject to flood hazard review, or is judgedtQ be in an area of steep slQpe, the short subdivision shall beaccQmpanied by a CQntour map of sufficient accuracy to accQmpl ishthat review.
e. If lQcated in a "sensitive area", defined as a flood hazard area,shoreline management area, steep slopes area, or other areaspecified by the City, an Environmental Assessment Form shall befilled out and submitted together with the application.
f. If the prQPQsal is nQt to be sewered, the applicant shall consultwith the King County Health Department regarding septic tanks in. that vicinity. Perk tests will be required for each lot, exceptthose specifically noted as non-buildable lots, prior tQ recordingof the approved short subdivision.
3. The application fee shall be paid at the time of application inaccordance with the City's fee schedule.
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, ,SECTION 17.08.050 REVIEW PROCEDURES
1. The prQPQsed shQrt subdivision shall be added tQ the agendaof the first publ ic meeting Qf the Issaquah Planning CQmmissionfalling 15 days, or more, after the date on which the PlanningDepartment accepts the applicatiQn as complete.
2. Copies of the applicatiQn shall be submitted tQ the BuildingOfficial, the City Engineer, the Planning Director, the FireChi ef and any other department or agency deemed necessary,
3. The Planning Department shall mail a nQtice of publicmeeting tQ the adjacent property owners and shall post thesubject property, at least seven days prior to the meeting.
4, At the Planning Commission Public Meeting, a staff presentatiQnwi 11 be made i ncl udi ng CQmments recei ved frQm a 11 departmentsand agencies cQnsulted in 2 above. The Planning Commissionwill hear any relevant testimony for or against the prQPosedshQrt subdivision and will then formulate a recommendation tQthe Planning Director.
5. The Planning Director is authorized to apprQve, approve withmQdifications or deny the application for shQrt subdivisiQn, Theapplicant will be notified in writing by the Planning DirectQras soon as practical, fQllQwing the Planning Commission recommendatiQn,as tQ the requirements for the filing of the short subdivisiQn,or its denial.
6. Short Plats shall be apprQved, disapproved or returned to theApplicant within thirty (30) days from the date of filing thereofunless the Applicant consents to an extension of such time periQd.
7. The decisiQn of the Planning DirectQr shall be final unless anappeal by an aggrieved party is made to the City Council withinten (10) days of the issuance of the cQndi tiQns fQr apprQva 1 orthe denial Qf the shQrt subdivisiQn. Said appeal shall be inwriting, addressed tQ the City Council and filed with the CityClerk. The appeal shall state the reasons fQr the appeal.
SECTION 17.08.060 DESIGN STANDARDS
1. Land which the Planning CQmmissiQn has found to be unsuitabledue tQ flQod, inundation, Qr swamp conditions likely tQ beharmful tQ the safety, welfare and general health Qf the futureresidents, and the Planning Commission considers inapprQpriatefor develQpment, shall not be subdivided unless adequate meansQf cQntrol have been fQrmulated by the subdivider and apprQvedby the City Engineer.
2. The subdivider shall furnish a SQil test if required by theCity Engineer. The City Engineer shall determine whether
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, ,control measures are warranted. The subdivider shall beresPQnsible for the design, installation, and expense ofany device or cQrrective measures, subject to the approval
Qf the Ci ty Engi neer.
3 . All 1 Qts prQPQsed to be created by a short subdi vi si on,shall be nQ less than sixty (60) feet wide at the buildingline and shall abut upon or have adequate access, by ease-ment or private road, tQ a dedicated Qr deeded public right-of-way. In the event that an existing abutting publicright-of-way dQes not meet the minimum width standards,addi ti ona 1 ri ght-of-way may be requi red pri or to approva 1Qf a shQrt subdivisiQn.
4. The minimum land area for each lot shall be no less than theminimum allQwed by the City Zoning Ordinance for the specificZQne in which the prQPQsed short subdivision is planned to belocated, plus any additional area to be used for access ease-ment and/or pri va te rQadway.
SECTION 17.08.070 REQUI RED IMPROVEMENTS
1. Prior to recommending apprQval fQr any shQrt subdivision,the Planning Commission shall determine that the fQllQwingimprovements are available for each parcel created by thedivision Qf land:
a. Adequate water supply when necessary.
b. Adequate method of sewage disPQsal.
c. Provision fQr apprQpriate deed, dedications and easements.
d. StQrm drainage improvements and stQrm sewers whennecessa ry.
e. Fire hydrants when necessary.
f. Street and alley paving; and CQncrete curbs, gutters ands i dewa 1 ks when necessary.
g. Street lights when necessary.
2. All improvements shall be constructed in accQrdance with theCity Qf Issaquah Ordinance No. 1163, "Standards, Requirements,Guidelines, and Specifications for Subdivisions and Plat RQadsand Private Work Qn City of Issaquah Right-of-Way". All re-quired improvements shall be bonded prior to recording Qf theshort plat.
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, I3. Telephone lines and electric power lines and other similar
utility services should be placed underground unless suchactiQn would be highly unfeasible as based uPQn a cost CQm-parisQn analysis for providing the same services above thesurface. The City reserves the right to require under-grounding of such utilities.
4. Other improvements not specifically mentioned herein, butfound necessary due to cQnditiQns found on the site by theCity Engineer shall be reouired.
5. Finished plans Qf all public imprQvements as installed shallbe requ i red before the Ci ty wi 11 accept the improvements.
6. Based on the recommendatiQn Qf the City Engineer, the PlanningCQmmission may recQmmend, and the Planning Director may re-quire, survey and mQnumentation Qf any short Dlat.
SECTION 17.08.080 FILING OF SHORT PLATS
All shQrt plats shall be filed with the King CQunty DeDartment ofRecords and Elections and shall nQt be deemed formally apprQved untilSQ filed. The filing of the short plat shall be accQmplished by thePlanning Director and the subdivider shall reimburse the City for theCQst of filing. Every short plat filed for record must be accompaniedby a title repQrt confirming that the title of the lands as describedand shQwn on said short plat is in the name of the subdivider.
SECTION 17.09.090 LIMITATIONS ON FURTHER SUBDIVISION
Any lot created under the requirements of this section shall notbe further divided for a period of five (5) years without followingthe prQcedures fQr subdivisiQn (Chapter 17.12).
CHAPTER 17.12
DETAILED PROCEDURES FOR SUBDIVISIONS
SECTION 17.12.010 PURPOSE
The purpose of this section is to establish uniform procedures for theorderly and efficient divisiQn and redivisiQn Qf land within the CityQf Issaquah.
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'.. , ISECTION 17.12.020 SCOPE
Any land being divided intQ five (5) or more parcels, lQts, tractsQr sites for any purpose except those listed under "ExceptiQns"17.04.040, Qr any land which has been divided under the short sub-division prQcedures within five (5) years, shall conform tQ theprQcedures and requirements of this section.
The subdivisiQn process is divided into four (4) basic steps. Thefirst tWQ Qf which are electives of the applicant, and the secondtwo are mandatory.
1. The app 1 i cant is urged tQ CQntact the Ci ty staff on an in-
fQrmal basis to discuss the possibility Qf subdividing thesubject area and tQ acquaint himself with any City regulatiQnsQr pQlicies with which he may not be familiar.
2. The applicant is then urged to utilize the tentative platprocedures tQ tryout his prQPQsal befQre the PlanningCommission Qn a fQrmal work sessiQn basis. No final decisionsor commitments can be made as a result Qf the tentative platreview. However, the applicant will be able to sample thePlanning CQmmission's attitude toward his prQPosal withoutmaking all Qf the financial and time commitment necessary toprepare and file a cQmplete preliminary plat prQPQsal.
3. The thi rd step is the fQrma 1 submi ss i Qn and revi ew of the
prQperly prepared prel iminary subdivisiQn appl icatiQn.
4. The fourth step is the fQrmal submission and the review ofthe final subdivision applicatiQn.
SECTION 17.12.030 STAFF CONTACT
Staff contact regarding a proposed subdivision can be made thrQugh theP 1 anni ng Depa rtment.
SECTION 17.12.040 TENTATIVE PLAT PROCEDURES
1. ApplicatiQn. Applications fQr a tentative plat work sessiQn,including fifteen (15) copies of the tentative plat map, shallbe filed with the Planning Department. The tentative platsha 11 be added to the agenda of the fi rst pub 1 i c meeti ng ofthe Issaquah Planning CommissiQn falling 15 days, or more,after the date Qn which the Planning Department accepts theapplication as complete.
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2. Fees. Fees shall be paid in accordance with the City's FeeSchedule, at the time of submittal.
3. Map Scale and DQcumentation. The scale and informatiQn required fora tentative plat shall be in accordance with the requirements ofSectiQn 17.12.050, 2 (b), except that the scale and informatiQndo not need to be precise and the map does not need tQ be preparedby a registered land surveyor.
4. Referral to Other DeQartments. The Planning Department shalltransmit copies Qf the tentative plat to the following departments:Qne (1) copy to the Engineering Department; one (1) copy to theBuilding Department; and, one (1) CQPy to the Fire Department.
Tentative Plat Work SessiQn. The work sessiQn will be held on oneQf the regular Planning Commission meetings. Any recomendatiQnsQf the various departments for revision Qf the tentative platshould be discussed at such wQrk sessions as well as recorded inwriting.
General Requirements Qr Findings for Tentative Plat.
During the tentative plat work session departmental comments willbe considered and the following criteria will be examined:
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6.
a. Is the proposed plat in general cQnfQrmance with the regulationsof this code;
b. Do streets conform to the circulation pattern establ ished QrprQPosed for the area the subdivision will be developed in;
c. Is the proPQsed plat in cQnformance with sewer, water and otheruti lity plans fQr the area;
d. That the proposed plat is not detrimental to its surroundings.
7. Further Action. If the tentative plat is considered acceptableas presented, Qr as mQdified as per the suggestiQns recQrded inwriting at the tentative plat meeting, the applicant should pro-ceed tQ the preliminary plat stage. If the tentative plat is notconsidered acceptable, a preliminary plat may still be submittedto the Planning Commission. HQwever, it is likely that the sameQbjectiQns and prQblems will arise at that stage.
SECTION 17.12.050 PRELIMINARY PLAT PROCEDURES
1. Application.
a. Application for a preliminary plat shall be filed with the
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, ,Planning Department Qn forms prescribed by the PlanninoDepartment at least thirty (30) days priQr tQ the PlanningCommissiQn hearing at which it is to be considered.
b. Application fees shall be paid in accordance with the City'sFee Schedule at the time Qf submittal.
c. Environmental information shall be prepared and submitted inaccordance with the guidel ines establ ished under the StateEnvirQnmental Policy Act of 1971, as amended, and the Cityof Issaouah Ordinance No. 1151 Qn envirQnmental policy. Saidinformation is a part of and must accQmpany the prel iminaryplat applicatiQn.
d. Twenty (20) copies of the preliminary plat shall be submitted,which shall be prepared by a land surveYQr registered inaccordance with the requirements Qf RCW 18.43.niO.
2. Preliminary Plat Requirements. The fOllQwinq shall be part of theprel iminary plat:
a. Vicinity Map. Adequate to readily identify the lQcatiQn ofthe plat in relatiQn to its surrQunding vicinity.
b. Preliminary Plat. The preliminary plat shall include all ofthe fQ llQwing:
(1) The subdivisiQn name and number, and the name and addressQf the 1 a nd surveyor.
(2) The date of preparation, the true north PQint, a graphicsca 1 e and 1 ega 1 descri pti Qn Qf the prQperty prQPosed forsubdivision. Plats shall be drawn tQ an appropriateengineering (decimal) scale.
(3) All existing cQnditiQns shall be delineated. The locatiQn,width and names Qf all existing or prior platted streetsQr other pub 1 i c open spaces, permi nent bu i 1 dings andstructures, and sectiQn and municipal corpQratiQn 1 ineswithin or adjacent to the Droperty prQPosed for subdivisionshall be shown. In the case Qf a resubdivisiQn, the lots,blocks, streets, alleys, easements and parks of the originalsubdivision being vacated, shall be shown by dQtted linesin their proper position in relatiQn to the new arrange-ment of the subdivisiQn; the new subdivision being clearlydepicted in solid lines SQ as to avoid ambiguity. Existingsewer and water lines, culverts, or other underqrQundfacilities within the property prQPQsed for subdivisiQn
13
~ , ,indicating pipe sizes, grades and exact locatiQn as ob-tained from public records shall be shown. Boundary linesof adjacent 1 ands, whether subdivi ded or unsubdi vi ded, shall
be indicated by dotted lines fQr a distance of three-hundred (300) feet frQm the external boundary Qf the propertyproPQsed for subdivision and shall include the existing land
use classification.
(4) Existing contours (sQlid) and proposed CQntQurs (dQtted)at intervals of five (5) feet or less and referenced tQthe United States Coast and GeQdet i c Survey (U.S. C. & G. S. )datum. All CQntQur 1 ines shall be extended at least one-hundred (100) feet beyond the external boundaries Qf theproperty proposed for subdivisiQn.
(5) The names, locatiQn, widths, and Qther dimensions of prQPQsedstreets, all eys, easements, parks and Qther Qpen spaces,reservations, and utilities tQgether with the purpQse and anycQnditions Qr limitations of such reservatiQns clearly in-di cated.
(6) Clearly indicate the source Qf water supply, methQd Qfsewage disposal, and manner of surface run-Qff control.
(7) Indicate the apprQximate dimensions Qf each lot and alllot and block numbers.
(B) Indicate the acreage of land to be subdivided, the numberof lQts and the area Qf the smallest lot.
3. Referral tQ Other Offices. UpQn receipt of a cQmplete and satisfactorypreliminary plat application, the Planning Department shall transmittwo (2) copies Qf the preliminary plat to the City Engineer, and one
(1) copy to each of the following officials or agencies: BuildingOfficial; Fire Department; Police Department; King CQunty Health Depart-ment (i f appropri ate); the Issaquah Schoo 1 Di s tri ct; and each pub 1 i c
utility agency serving the area in which the property proposed fQr sub-divisiQn is lQcated. Each Qfficial Qr agency may file written recQrnenda-tiQns with the Planning Department within twentY-Qne (21) days Qf thefiling date.
4. Planning Department ActiQn.
a. The PL anning Department may determine that a meeting be con-ducted tQ attempt to resQlve majQr issues identified as a re-sult Qf departmental agency recommendations. Such meeting shallbe attended by thQse departments or agencies responsible for therecQmmendati ons and must incl ude the app 1 i cant and the PL anni ngDepartment.
14
, ,b. The Planning Department shall assemble and transmit to the
Planning CQmmissiQn all pertinent informatiQn and depart-mental recommendatiQns prior tQ the public hearing. A CQPy Qfthe material given tQ the Planning CQmmission shall be providedto the applicant and an additional CQPy shall be provided forpublic review in the Planning Department Qffices.
5. Planning CommissiQn Public Hearing. The Planning Commission shallconduct a public hearing on any preliminary plat not less thanthirty (30) nor more than sixty (60) calendar days from the date
of receipt of a complete preliminary plat application.
6. Notice Qf Public Hearing. The Planning DivisiQn shall give noticeof the time, 1 Qcati Qn, and purpQse of the pub 1 i c heari ng in thefo 11 Qwi ng manner:
a. Three (3) nQtices shall be posted on or adjacent tQ the landprQPQsed fQr subdivisiQn at least ten (10) calendar days priorto the public hearing date.
b. One (1) nQtice shall be given in a newspaper Qf general circu-lation within the City at least ten (10) calendar days prior tQthe public hearing date.
One (1) notice shall be mailed to each owner Qf property withinthree hundred (300) feet of the property prQPosed for subdivisiQnat least ten (10) calendar days priQr to the public hearing date.
c.
d. In the event a preliminary plat is located within one thousand
(1,000) feet of Issaquah's municipal boundary, notice Qf allhearings shall be given to the appropriate King CQunty officials.
7. Planning CQmmissiQn Action
a. The Planning Commission shall, after review Qf the preliminaryplat, Planning Department recQmmendation, testimQny, and ex-hibits submitted at the public hearing, recQmmend the CityCQunci 1 apprQve, cQnditionally approve, or disapprQve thepreliminary plat.
b. PriQr to any approval Qf the preliminary plat, all minimumstreet and uti 1 i ty improvements Qr reasQnab 1 e condi t i Qns deemed
necessary to ful fi 11 the purpQse Qf the subdi vi s i Qn cQde shallbe specified by the Planning CommissiQn and the applicant shallbe advised of such. The recommendation, including any changes,improvements Qr conditions shall be transmitted to the City CQuncilwithin ten (10) calendar days Qf the Planning Commission decision.
15
, ,8, City Council Action
a. UpQn receipt of the recommendation on any preliminary plat,the legislative body shall, at its next pub1 ic meeting, setthe date for the public meeting where it may adopt or rejectthe recommendations of the Planning CQmmission.
b. In the event the CQunci1 deems necessary a change in theCQrni ssi Qn 's recommendati on, such change shall nQt be madeuntil a public hearing is cQnducted by the Council. Suchhearing shall be given public nQtice and cQnducted in the mannerprescribed fQr the Planning CQmmission.
c. Approval of a preliminary plat shall cQnstitute approval forthe applicant to develop constructiQn plans and specificatiQnsfQr all facilities and imprQvements, as required, in strictconfQrmance tQ the apprQved pre1 iminary plat, design standards,and any special conditions required by the City Council, and toprepare a final plat.
9. Time LimitatiQn - Pre1iminara Plat. Preliminary plats of any prQPQsedsubdivisiQn shall be approve, disapproved or returned tQ the applicantfor modification or cQrrection within ninety (90) days from date offiling thereof unless the applicant consents to an extension of suchtime periQd: prQvided, that if an envirQnmenta1 impact statement isrequired as prQvided in RCW 43,21C.030, the ninety day period shallnot include the time spent preparing and circulating the envirQnmenta1impact statement by the local government agency.
10. ExpiratiQn of Preliminary Plat, Approval of any preliminary platshall expire and becQme null and void one (1) year frQm date ofsuch prel iminary plat approval. The City CQunci1 may grant one (1)extensiQn of the preliminary plat apprQval fQr a period not toexceed one (1) yea r.
SECTION 17,12.060 FINAL PLAT PROCEDURES
1. Application
a. Application fQr the final plat shall be filed with the PlanningDepartment Qn forms supplied by that Qffice.
b. ApplicatiQn fees shall be paid in accordance with the City'sfee schedule at the time of applicatiQn.
c. The application shall include twelve (12) copies and the re-prQducible original Qf the final plat and shall be prepared bya land surveyor in strict cQnfQrmance with the preliminaryp1a t apprQva 1.
2. Final Plat Requirements
a. General.
(1) The final plat, cQntaining all the infQrmatiQn specifiedin this Section, shQu1d be drawn in a neat and legiblemanner tQ a scale of Qne (1) inch representing Qne hundred
(100) feet unless otherwise approved by the Planning
16
, ,Department, and shall be drawn in black drawing ink oneighteen (18) inch by twenty-two (22) inch sheets ofhigh grade polyester drafting film.
(2) All documents, maps, survey calculation~ and nQtes shallcontain the name Qf the subdivision, the name of the sub-divider and the name of the land surveyor resPQnsible tothe subdivider,
b. Specific
(1) The final plat shall clearly depict the following information:
(a) Date, title, name and 10catiQn of the subdivision,graphic scale, datum plane, and true north point.
(b) The lines and names Qf all streets or Qther publicways, parks, playgrounds, easements, reservations,and any area tQ be dedicated to publ ic use, withnQtes stating their purpQse and any limitations.
(c) The lines and names Qf all existing or platted streetsQr other public ways, parks, playgrounds and easementsadjacent to the final plat, subdivisiQn or dedicatiQn,including municipal boundaries, township lines, andsection lines.
(d) All dimensions alQng the lines Qf each lQt, with thetrue bearings and sufficient data necessary tQ readilydetermine and reproduce on the ground the lQcatiQn,bearing, and length of every street line, easementline, lQt line, blQck line, and the bQundary of thesubdivided tract.
(e) The lengths and bearings of all straight lines, curveradii, arcs, and semi-tangents Qf all curves.
(f) The 10catiQn of all permanent control monuments basedon Lambert coordi nates,
(g) Suitable primary cQntrol PQints, approved by the CityEngineer, Qr descriptions and ties to such contrQlpoints, to which all dimensions, angles, bearings andsimilar data given on the plat shall be referred.
17
, ,(2) All dimensiQns shall be Qiven in feet and decimals of a
foot to the nearest one òne-hundredth (1/100). All anqlesand bearings shall be accurately measured in degrees,minutes, and seconds.
(3) The final plat shall be accQmpanied by an approved printedcomputer plat clQsure or demonstrated mathematical plQtclQsure Qn all lQts, streets, alleys and boundaries. Themaximum allQwable surveyed error of closure shall be 0.02 feet.
(4) In the event the plat constitutes a replat, the lots,blQcks, streets, etc., of the previQus plat shall be shownby dQtted lines in their proper pQsitions in relation tQthe new arrangement of the plat, the new plat being shownin SQlid lines SQ as tQ aVQid ambiguity.
(5) The final plat shall contain a comolete legal descriptionof the 1 and tQ be subdivided.
(6) The final plat shall be accQmpanied by a letter of certifi-catiQn by the Public WQrks Director indicating that the sub-divi si Qn has cQmpl ied with ei ther of the fOllQwi nq al ternatives:
(a) All imprQvements have been installed in accordance withthe conditions of the preliminary plat and the City'simprQvement standards.
(b) Certain improvements have been deferred according toSecti Qn 17.12.050, 3 d, Deferred Improvements.
c. DedicatiQns/Certifications. In additiQn to other requirementsspecified in this Section, the final plat shall cQntain Qr beaccompani ed by the fo 11 owing:
(1) Dedication of all streets, rights-of-way, parks, playgrounds,easements, reservations, and any area to be dedicated topublic use, tQgether with any restrictions Qr limitationsthereon.
(2) CertificatiQn by the land surveYQr that a survey has beenmade and all required monuments and stakes have been or willbe prQperly set.
(3) CertificatiQn by the resoonsible agencies that the methodsof sewaqe disposal and water service are acceptable.
(4) CertificatiQn by the Kinq CQunty Finance Department thattaxes have been paid in accQrdance with RCW 58.08.030 and
18
, ,.040 and that a deposit has been made with the King CQuntyFinance Department in sufficient amount to pay the taxesfor the following year.
(5) CertificatiQn by the City Treasurer(Finance Director)that there are no delinquent special assessments and thatall special assessments certified tQ the City Treasurer
(Finance Director) for collection on any prQperty hereincontained and dedicated for streets, alleys Qr Qther publicuses are paid in full.
(6) CertificatiQn of approval by the Planning CommissiQn to besigned by the Cha i rman and Secretary thereQf,
(7) Certification Qf approval by the Engineering Department,tQ be signed by the City Engineer.
(8) Certification of approval by the Planning Department tQbe signed by the Director thereof.
(9) The applicant shall furnish the City a plat certificate froma title insurance CQmpany documnting the ownership andtitle of all interested parties in the plat, subdivisiQn,or dedicatiQn and listing all encumbrances. The certificatedated or updated within ten (10) calendar days prior tQthe date Qf City CQuncil approval of the final plat.
3. InstallatiQn Qf ImprQvements or Bonding in Lieu Qf ImprQvements
a. Required ImprQvements, Every subdivider may be required tQ gradeand pave streets and alleys, install curbs and gutters, sidewalks,monuments, sanitary and storm sewers, water mains, street lightsand name signs, together with all appurtenances thereto in accordancewith specifications and standards of this cQde, approved by theEngineering Department, and in accordance with Qther standards Qfthe City.
b. Design and Review Qf ImprQvements. All required improvements shallbe designed by a 1 icensed engineer or engineering firm and sub-mitted to the City for review and approval before any cQnstructiQnis started. ImprQvement designs shall be submitted for review inplan and profile form showing street 1 ines, sanitary sewers, stQrmsewers, water lines and any similar improvements drawn to avertical:hQrizQntal ratio Qf 10:1 with any variations tQ beapproved by the City Engineer.
c. Permits, PriQr to prQceeding with any subdivision imprQvements,the subdivider shall obtain those permits frQm the City as arenecessary. The subdivider is also responsible fQr complying withall applicable permit requirements Qf other federal, state and1 Qca 1 agenc ies.
19
l ..~, , ,
d. SupervisiQn and Inspection. A licensed engineer Qr engineeringfirm, unless fQund to be unacceptable to the Department ofPub 1 i c Works, shall be responsi b 1 e for the supervi s i Qn and in-specti on of all subdi vi s ion imprQvements . All improvementsshall be certified in writing as completed in accQrdance withplans and specifications as apprQved by the Department of PublicWorks.
e. As-Built Plans. As-built plans shall be turned over tQ theDepartment Qf Public WQrks and shall be Qn reprQducible materialacceptab 1 e to that department.
f. Deferred ImprQvements. A fi na 1 plat shall not be approved bythe City Counci 1 unti 1 all required improvements are constructedin a satisfactQry manner and apprQved by the responsible Citydepartments or sufficient bQnd has been satisfactorily posted inlieu Qf cQmpletion.
(1) In the event a subdivider wishes tQ defer certain on-siteimprovements, written nQtice shall be made tQ the PlanningDepartment. The subdi vi der shall furni sh a perfQrmancebQnd tQ the City in an amQunt equal tQ Qne-hundred-fifty
(150) percent Qf the estimated cost Qf the deferred im-provements. The dec is i on of the Di rector Qf Pub 1 i c Works,regardi ng the amQunt of the performance bond, shall be fi na 1and conclusive.
(2) Time Limit. Such bond, to be filed with and held by theCi ty CL erk, sha 11 1 i st the exact wQrk that shall be perfQrmedby the app 1 i cant and shall speci fy that all of the deferredimprovements be completed within Qne (1) year frQm the date
Qf approval Qf the final plat by the City CQuncil. Extensionsof this time periQd may be authorized by the DirectQr QfPublic Works. In the event an extension is authorized, thebQnd shall be revised tQ reflect the new completion date.
Check in Lieu of Bond. The subdivider may substitute a certi-fied Qr cashier's check, assignment Qf funds Qr any othermethod of security acceptable to the City Council in lieuQf a performance bond. Such substitution shall be made pay-able to the City Treasurer (Finance DirectQr) and shall bein the same amQunt and carry with it the same restrictionsas the bond for which it is substituting.
Proceed Against Bond Qr Other Security. The City reservesthe right, in additiQn to all other remedies available toit by law, to proceed against such bond or other securityin lieu thereQf.
(3)
(4)
(5) Binding Upon Appl icant. The requirement Qf the posting ofany performance bQnd Qr other security shall be bindingupon the subdivider, his heirs, successors and assigns.
20
~. , ,
(6) NotificatiQn to Planning Department. The Director QfPublic WQrks shall nQtify the Planning Department inwri ting of the fo 11 Qwi ng: the imprQvements deferred,amQunt Qf bQnd or other security and time limit of such,and any Qther pertinent infQrmation.
Certificate of CompletiQn. The Director Qf Publ ic WQrks shallinform the Planning Department in writing verifying that thesubdivider has cQmpleted the required installations andlQrbonding in accordance with the provisiQns of this code andthe specifications and standards of the departments.
4. Final Plat Review Procedures.
g.
a. Referral to Other Departments and Agencies. The PlanningDepartment may distribute the final plat tQ all departmentsand agenci es recei vi ng the pre 1 imi nary pl at, and tQ any otherdepartments, speci a 1 purpose di stri cts and other governmenta 1
agenci es deemed necessary.
b. Departmental Approval. Within fifteen (15) calendar days Qfreceipt of the final plat, the Public WQrks Department shallreview the final plat and submit tQ the Planning Department awritten report with respect to the fQllowing considerations:
(1) That the prQPosed final plat bears the required certificatesand statements of approva 1.
(2) That a title insurance report furnished by the subdividerconfirms the title Qf the land and the proPQsed subdivisiQnis vested in the name Qf the owner whose signature appearson the plat certificate.
(3) That the facil ities and improvements required tQ be providedby the subdivider have been completed or alternatively, thatthe subdivider has submitted with the proposed final plata performance bQnd or other securi ty in cQnformance wi thSecti on 17.12.050, Subsecti on 3 f.
(4) That the plat is technically correct and accurate ascertified by the land surveYQr resPQnsible for the plat.
c. Submission to Planning CQmmissiQn. The Planning Department,upon recei pt of the Pub 1 i c Works Department report and anyother pertinent written comments, shall forward the prQPosedfinal plat and written recQmmendation thereon to the PlanningCommission within thirty (30) calendar days from the date offiling of the prQPQsed final plat.
21
. ( , ,d. City CQuncil Action. If the Council finds that the prQPosed
plat makes appropriate provisions for the public health, safety,genera 1 wel fare, and for such open spaces, dra i nage ways, streets,
alleys, other public ways, water suppl ies, sanitary sewers, parks,playgrQunds, sites for schools and schQQl grQunds, and that thepublic use and interest will be served by the platting Qf suchsubdivisiQn, then it shall be approved. If the Council finds thatthe proposed plat dQes nQt make such appropriate provisiQns orthat the public use and interest will not be served, then theCQuncil may disapprQve the prQPQsed subdivision. Dedication Qfland tQ the City or other publ ic bQdy may be required as a cond-ition of subdivisiQn apprQval and shall be clearly shQwn on thefinal plat.
e. Time LimitatiQn - Final Plat. Final plats shall be approved,d i sapprQved or retu rned to the app 1 i ca nt wi th in th i rty (30) daysfrom the date of filing thereQf, unless the applicant CQnsentsto an extensiQn Qf such time periQd.
f. Filinq Final Plat. BefQre the final plat is submitted to theCity Council, it shall be signed by the City Treasurer (FinanceDirectQr), DirectQr of Public Works, and the Planninq DirectQr.Upon approval by the City CQuncil, it shall be signed by theMayor and attested by the City Clerk. The final plat shall befiled with the Department of Records and Elections by the City,
g. Extension of the Final Plat Approval Date. Final approval bythe City CQuncil of a portion Qf the final plat will constitutean automatic extension of one (1) year from said apprQval datefQr the remainder of the final plat. Additional extensions ofsix (6) months may be granted by the City Council.
22
. ....~..
\
,tV, '
. .No. 78-1.10
Afidvit of PublicationSTATE OF WASHINGTON ì
COUNTY OF KING r SS.
I, Rilth Dickerson
being first duly sworn, on oath depoes and says that he is theQhiøf Qlørk of THE
ISSAQUAH PRESS, a weekly newspaper. That said newspaper is a legalnewspaper of general circulation and it is now and has ben for more thansix months prior to the date of publication hereinafter referred to,published in the English language continuously as a weekly newspape inIssaquah, King County. Washington, and it is now and during all of saidtime was printed in an offce maintained at the aforesaid place of
publication of said newspaper. That the said THE ISSAQUAH PRESSwas on the First day of Januar, 190, approved as a legal newspape bythe Superior Court of said King County.
.
\, , v
. ,\~'
1.,Cv',
l~
That the annexed is a true copy of a
Legal Notice of Ordinance No. 1326 governingplatting and siibdivision of land
as it was published in regular issues (and not in supplement form) of saidnewspaper once each week for a period of one (1 )
consecutive week ,commencing on the 17th dayof May. 1978 , and ending on the 17th dayof M9y. 1978 ,both dates inclusive and that said newspaper wasregularly distributed to its subscribers during all of said period. That thefull amount of the fee charged for the foregoing publication is the sum of$ 4l1..0g which amount has been paid in full, at the rate of $ 2.00,per column inch for the first insertion, and S per column inch foreach subsequent insertion.
J1 !~~~Subscribed and sworn to before me this
22nd day of May, 1978
)/2'10.1/11/1 l ~d'#n/',7 /,v
!HE ISSUAH PRESISSQUAH. WAS, 98027
.
~~.ICE.I
! ;-- .... /..
LEGAL NOTICE' I
LEGAL FORMSplus payment books, drafting sup-plies, blueprIntIng, office machinerepair, Thomas Book of Maps.
EVANS OFACE SUPPLYlsauih HJ.o Ctr., 392..,2
. . í4121fLegal Notice No. 78.410ORDINANCE NO. ll.
AN OROINANCE establishing a subdivision code for theCity of Issaquah' governing procedures and regulationsincident to the platting and subdiviaion of land,and repealing Ordinances 692, 994, 1072 and 1193.
THE CITY COUNCIL OF THE ~ITY OF ISSAQUAH, WASHINGTON, DO ORDAIN ASFOLLOWS:
Section 1, A subdivision code for the City Of Issaquah is
hereby adopted and established according to the provisions contained
in Exhibit A of this Ordinance, which Exhibit is incorporated
herein by reference.Section 2. Ordinances No. 692, 99~, 1072 and .1193 are hereby
ropealed.
Section 3, This Ord~narice shall take effect and be in full
force five (5) days after its publication as required by law.
PASSEO by the City Council and approved by the Mayor at a
special meeting this Bth day of May, 197B.
APPROVED:
sl H. G. HerringtonH. G. Herrington, ~ayor
ATTEST i,sl Linda Ruehle ,9
Linda Ruehle, C1 ty cì~rk
APPROVED AS TO .FORMi
81 John A, Hackett
John A. Hackett, City Attorney
EXIlBl! "A" 10 Ol\lNANCE NO. 1326
CIT OF ISSAQUAH
SUBOIVISION CODE
JANUARY, 197B
CONTENTS
CHAPTER l! ~17.04 GENERAL PROVISIONS
T1tle
- 6
Section .010
.020
.030
.040
.050
.060
.070
.OBO
5 . 6
Purpose
Scope
ExcePtions
. Definitions
1 . 2
2 - 5
State Enabling Legislation.
Administedng Authority
Notification of Other Agencies
17 .08 DETAilED PROCEDURES FOR SHORTSUBDIVISIONS
6 . 10
Section .Olp
.020
.030
.040
.050
.060
.070
.080
.090
Purpose
Scope
Principles of Acceptability
Application Requirements
6 . 7
Review Pr.ocedures
8 - 9Oesign Standards
Requi red Improvemnts 9 - \0
10
10
PAGE
Fi ling of Short Plat
limitations on Further Subdivi~on~ l! ".ì"'.
i '.;\ß..
DETAILED PROCEDURÉS FOR SUBDIVlstONS' to - 2217 .12
Section .010
.020
.030
.040
.050
.060
Purpose 10
11
11
11 - 12
12 - 16
16 - 22
Scope
Staff Contact
Tentative Plat Procedures
Preliminary Plat Procedures
Final Plat Procedures
CHAPTER 17.04
GENERAL PROVISIONS
SECTION 17.04.010 TITLE
This code shall hereinafter be know as the City of Issaquah Subdivision Code
SECTION 17.04.020 PURPOSE
The purpose of this code Is to provide rules, regulations, requirements and
standards for the subdivision of land within the City of Issaquah, insuringthat the public health, safety. general welfare. and aesthetics of the Cityof Issaquah shall be promoted and protected; that orderly growth, develop-nent, and the character of the developing area is safeguarded and promoted;that proper provisions for all public facilities including circulation,,tilities, open space and services shall be made; and that the goals andiollcies of the Issaquah Area Comrehensive Plan are furthered through the;ubdivision of land.
iECTION 17.04.030 SCOPE
rhis code shall apply to the division of any land for sale, lease, transfer
ir building development into two (2) or more parcels.
lO person, fl"" or corporation proposing to make, or having made. any divisionif land as described above within the City 1tmits of Issaquah shall enter any
:ontract for the sale of, or shall offer to sell any part of said divisioniithout having first obtained its approval as a short subdivision or sub-livision in accordance with this code. City building permits shall not be
ssued concerning construction on any lot or lots created by short sub-livisions or subdivisions within the City of Issaquah without evidence thathe necessary City. approval has been obtained and required improvements have,een comleted or necessary bonds have been posted for the completion of saidmprovements.
ECTION 17,04.040 EXCEPTIONS
he provisions of this code shall not apply to:,
1. Cemeteries and other burial plots while used for that purpose.
2. Divisions made.bytestament~ry provisions 'òr- the laws of 'desc~t;.
3. A diviSion for the purpose of lease when no .residential struèture..other than mobilehomS.or travel ti'àilers ate pennitted to be ..placed upon. the land in accordance with an approved mobile home
park or recreational yehicle park developmnt site plan.
4. Boundary line adjustments where no new lot is created thereby orwhere no lot is reduced in size below the minimum square footagereqiiireonts required by the app1tcable zonin!l control, or in con-flict with 'any of the design standards specified hereõf, providingthat such boundary l.ine adjustments must receive written approvalfrom the Planning' Director. .
:TION 17.04.050 DEFINITONS
used in this code, the followlng'"or-ds or phrases shall have the following,"ings:
1. "A~:eY; is a minor way dedicated to public use providing secondaryve cu ar and pedestrian access to the rear side of properties thatabut, and are served principally by a pub1tc road.
2. "Block" is a group of lots, tracts. or parcelS within well-definedãñed boundaries. . .3. "Buffer Strip" is an area or strip of land of defined dimensions
located so as to separate or screen off areas incomatible with eachother due to land use, zoning, traffic or other octivj.y, potentialor existing. The te"" may include greenbelt, open spacé, streamfloodway, parks and walkway areas, all of which are pròvided withtrees. shrubs, or ground cover or combinations thereof in a naturalstate or in accordance with a landscape plan.
4. "Building Site" Is that portion of the lot or parcel of land uponwhich the building ond appurtenances are to be placed, or alreadyexisting, including adequate areas for sewage disposal, clearances,proper drainage, appropriate easements, and, if applicable, therequiremnts of other ordinances or codes.
5. "City Clerk" Is the City of Issaquah City Clerk. otherwise or' alsoreferred to as the Clerk of the Counci 1.
6. "City Council" is the Issaquah City Council, which is the legislativeauthori ty of the City of Issaquah.
1, "City Engineer" is the duly appointed person to. the position of CityEngineer.
8. "Comprehensive Plan" is the current comprehensive pian of the Cityof Issaquah, aOopted by the City Council pursuant to state law.
9. "Cul-de-sac" is a i:d closed at one end by a circular area ofsufficient sixe for tu.rnlng vehicles around, and for purpose ofdefinition, may include the "haiierhead" configuration at the closed
end rather than the conveotional circular turn around. .10. "Deed" is an instrumnt in writing, signed, attested to, and
aered by the grantor whereby an interest in realty is trans-ferred from the grantor to the grantee.
11. "Dedication" is the deliberate appropriation of land by an ownerfor any general and pub1tc uses, reserving to himself no otherrights than such as are comatible with the full exercise and en.joymnt of the pUb1tc uses to which the property has tieThe intention to dedicate shall be evidenced by thepresentment for filing of a short plat showing the
thereon; and, the acceptance by the publiC shall bethe approval of such plat in the manner. provided in
I t rl LEGAL NOTICE
I
LEGAL NOTICE
"De~artment of Records & Elections" is the Department of Records& E ections of the County of King, )Iashlngton.
"Easemnt" is a grant by a property owner, to specHic persons orto the public to use land for a specific purpose or purposes.
14, "Final Approval" is the final official action taken by the CityCouncil on the proposed plat, subdivision, dedication or portionthereof tha t has previous ly .received pre1tminary approva 1, exceptfor short subdivisions,
12.
13.
15, "Final Plat'" is the final drawing of the subdivision and dedicationprepared for fi ling for record with the Department of Records and
~~~~t~~~~..nd containing all elements and requiremenU set forth in
16. "Improvements'l are streets. curbs. gutters, sidewalks. utility linesdrainage structures., street trees and plantlngs, and includes other 'amenities that add to the value, appearance, sofety and general wel-fare of the subdivision or short subdivision, and includes provisions
to preserve these conditions.
17. "Land Surveyor" is an individual registered in accordance with theprovisions of RCW 18.43 and licensed to perform land surveys,
18. "lease" is a contract or agreemnt Whereby one party grants toanother party general or limited rights, title or Interest in realproperty. This definition is intended to apply to those agreementswhich are ordinarily considered "ground leas~s" and shall not applyto those which are ordinarily considered "space leases."
"Lot" 6 fractional part of subdIvided lands having fixed boundaries,
li of sufficient area and dimensions to meet minimum xoning require-ments for width and area. The term shall include tracts or parcels.
19.
20. "Lot, Corner" a lot abutting upon two (2) or more streets at theirintersection, or upon two (2) parts of the same street, such streetsor parts of the same street forming .an interior angle of less thanone hundred thirty-five (135) degrees within the lot Hnes. -
21. "Lot Frontage" the front of a lot shall be that portion nearestthe street except on a corner lot In which case the front yardshall be considered the narrowest part of the lot that abuts astreet.
22. "Lot Unes" the property lines bounding the lot.
23. "Lot of Record" a lot which is part of a subdivision recorded inthe office of the County Assessor, or a lot or parcel described bymetes and bounds, the description of which has been so recorded.
24.. "Lot, Through" a lot that has both ends fronting on a street, Eitherend may, be cons i dered front.
25. "Meander Line" a line along a body of water intended to be usedsolely as a reference for surveying.
26. "Metes and Bounds" a-.series of Hnes around the perimeter of anarea known as a metes and bounds description; "metes ii means bearingsand distances and "bounds" means and refers to monuments both physicaland lega 1.
27. "Official Map" is the official map of Issaquah, adopted by órdinance,showing existing and future streets. .
2B, "Performance Bond or Guarantee" that security which may be acceptedin.lieu of a requirement that certain improvemnts be made before
the City Council approves the Finai Plat, including performance bonds,.'escrow agreements, and other similar coll.ateral or surety agreements.
29. "plannlng Commission" is the Issaquah Planning Coiission..
30, "Planning Director" is' the duly appointed person to the position ofCity Planning Director.
31. "Plat" a map or representation of a subdivision. Showing thereon theëfon of a tract or parcel of land into lots, blocks. streets. andalleys or other divisions and dedications.
32. "Preliminary Approval" the official favorable action taken on thePreliminary Plat of a proposed subdivision, metes-and-bounds description.
. or dedication, by the City Council following a duly advertised publ,chearIng.
33. "Preliminary Plat" A neat and approximate drawing of a proposed sub-diVlsion showing the general. layout of streets and alleys, lotsblocks, utilities, and restrictive covenants to be applicable t~ thesubdivision. and other elements ofa plat or subdivision which shallfurnish a basis for the approval or disapproval of the general lay-out of a subd.ivision.
34. "Principal Building" The.principal structure on a lot or buildingSlte designed or used to acconrodate the primary use to which thepremises are devoted.
. 35. "Ritt-of-way" A City-owed strip of land to be used for publicroa s, bike ways, sidewalks, mass transit, utilities, or similarrelated public uses.
"Segregation" The division of land into two (2,) or more "taxparcels" for tax purposes only.
37. "Short Plat" is a document consisting of a map of a short subdivisiontogether with written certificates, dedications and data. '
36.
3B. "Short Subdivision" is.the division of land into four or fewer lots.tracts. parcels, site:s or divisions for the purpose of sale, lease,tranSfer, or building development. The term Includes resubdivisionand, when appropriate to the context, shall relate to the process ofdividing or to the land divided. --_ .-
39. "Subdivider" is a person, including a .corporate person, who under-takes to create a subdivision or short subdivision. . :
40. "Subdivision" the division or redivision of land into five (5) ormore lots',tracts, parcels, sites, or divisions. -, " . - -
4i. "Tract" Aparcel-of-land proposed foF'subdivision. 'or subdlVidin9::~
SECTION 17.04,060 STATE ENABLING LEGISLATION AS IT APPLIES TO niis CODE
This code is adopted pursuant to Chapter 58.17 of. the Revised Code of theState of Washington.
SECTON 17 .04.070 ADMINISTERING AUTHORITY
1. Planning DepartmntThePlanning Department is responsible for the administration andcootdination of this code.
2. Planning ComissionThe Planning Coiission shall hold a public hearing on all preHminaryplats for the purpose of making reconmendations thereon to the CityCouncil. The Planning Coiission shall review final plats at a pubHcmeeting and make reconendations thereon to the City CounciL. ThePlanning Coiiission shall also review short.subdivisions at a pubHcmeetin9. and make recoiendations thereon to the Planning Director.
3. Planning Director .The Planning Director shall have sole authority to approve all shortplats.
4. City CouncilThe C~ty Council shall have sole authority to.approve all preHminaryand f,nal plats, and shall be the hearing body for appeals regardingshort plats. .
SECTION 17 .04'.080 NOTIFICATION OF OTHER AGEfiCIES
Notice of the filing of e preHminary plat which is within 1 000 feet ofthe municipal boundaries, or which contemplates the use of sPecial usedistricts or other city's or town's utilities, shall be given to the appropriatespecial ,districts, county, city, or town authorities. Notice of the filing ofa preliminary plat located adjacent to the right-of-way ofa State Highway
.shall be gi.ven to the State Department of Highways.' In addition, notice ofall preliminary plats shall be submitted to the appropriate school district.All such notices shall include the bour, location, and purpose of the hearingand a description of .the property to be platted.
CHAPTER 17.0B
OETAILED PROCEDURES FOR SHORT SUBDIVISIONS
SECTION 17.0B.010 PURPOSE
The procedures regulating short subdivisions are established to promteorderly and efficient division of lots on a small scale, to avoid placingundue and unnecessary burdens on both the subdivider and the City, whilepromting the public health and general welfare and complying with pro-visions of RCW 58.17.
SECTION -1.08.020 SCOPE
Any land being divided into four (4) or fewer parcels, lots, tracts, orsites for the purpose of. sàle, lease, transfer' or.'building.development,and which has not been divided as part of a short subdivision within aperiod of five (5) years, shall meet the requirements of this chapter,17.08. .SECTION 17 .08,030 PRINCIPLES OF ACCEPTABILITY
The following principles shall determine the acceptability of Short Sub-divisions:
1. Creatè legal building sites with respect to zoning and healthregulations. 'Non-buildable lots may be approved for specificpurposes. Such lots shall be ,"rked n¡in-bulldable on the plat.
2, Establish access to a public road for each segregated parcel.
3. Have suitable physical characteristics; a proposed short plat maybe denied because of flood, inundation, swamp conditions or steepslopes; or construction of protective improvements may be requiredas a condition of approvaL. . .
4. If adjacent to another municipality of King County, take into con-sideration the subdivision standards of that jurisdiction, as wellas the requirements of this code. '
5. Make adequate provision for: drainage ways, streets, alleys, otherpubliC ways, water supplies and sanitary wastes, as deemed necessary.
SECTION 17.0B.040 APPLICATION REQUIREMENTS
1. Application for a short subdivision shall be made with the PlanningDepartment on fo""s suppHed by that office. Said application shallbe accompanied by fifteen (15) copies of the short subdivision plat.
2. The short subdivision plat shall conform to the following requirements:
a. Shall be neat and accurate drawing on the form provided by thePlanning Department or on a good grade of paper 81¡" x 11" or
BIt x 14".
b. Shall show how the proposed subdivision will .be served by streetsand utilities.
c. If required by the City Engineer, the short subdivision submittedshall be accompanied by a perimeter survey.
d. If located in an area subject to flood hazard review, or is Judgedto be in an area of steep slope, the short .subdivision shal1- beaccompanied by, a contour map of sufficient accuracy to accomplishthat review.
e. If located In a "sensitive area", defined asa flood hazard area,shoreline management area, steep slopes area, or other aréaspeclfled by the City, an Environmental Assessment Form shall bef11ed out and submitted together with the application.
f. If the proposal is not to be sewered, the appllcant shall consultcwith the King County Health Oepartmnt regarding septic tanks in
that vicinity. 'Perk tests will be, required for each lot, excèptthose specifically noted as non-bui . lots, prior'to recordingof the approved short subdivi
3. Thi application fee shalt be paccordance.with the City's fee
e of application in
I l LEGAL NOTICE tSECTIOH 17 .08.050 REVIEW PROCEDURES
1. The proposed short subdivision shall be added to the agendaof the first pub1lc meeting of the Issaquah Planning Coiissionfall ing 15 days, or more, after the date on whlch the Plannin9Department accepts the application as complete.
2. Copies of the application shall be submitted to the. Bulldin9Official, the City Engineer, the Planning Director, the FireChief and any other department or agency deemd necessary.
3. The Planning Departm~nt shall mall a notice of publicmeeting to the adjacent property owners and shall post thesubject property, at least seven days prior to the meeting.
4. At the Planning Commission Public Meeting, a staff presentationwill be made including COlnts receivea frnm a1\ aepartlentsand agencies consulted in 2 above. The Planning Commissionwill hear an.i relevant testimony for or against the proposedshort subdivision and will then fonnulate a reconmendation tothe Planning Director.
5. The Planning Director is authorized to approve, approve withmodifications or deny the application for short subdivision. Theapplicant will be notified in writing by the Planning Directoras soon as practical, following the Planning Conmission recommendation
:~ ~~s t~:n~:~~irements for the filing of the short subdivision,
6. Slirt Plats shall be opproved, disapproved or returned to theApplicant within thirty (30) days from the date of filing thereofunless t~e Applicant consents to an extension of such time period.
1. The decision of the Planning Director shall be finol unless anappeal by an aggrieved party is made to the City Council withinten (10) days of the issuance of the conditions for approval orthe denial of the short subdivision. Said appeal shall be inwriting, addressed to the City Councll and fllcd with the CityClerk. The appeal shall state the reasons for the appeaL.
SECTION 17.08.060 DESIGN STANDARDS
1. Land which the Planning Conmis5ion has found to be unsuitabledue to flood, inundation, or swamp conditions likely to behannful to the safety, welfare and general health of the futureresidents, and the Planning Coiiission considers inappropriatefor developmnt, shal i not be subdivided unless adequate meansof control have been fonnulated by the subdivider and approvedby the City Engineer.
2. The subdivider shall furnish a soil test if required by theCity Engineer. The City Enqineer shall d.t...ln. wh.'hn"control measures are warranted. The subdivider shall beresponsible for the design, Installation, and expense ofany device or corrective measures, SUbject to the approvalof the City Engineer.
3. All lots proposed to be created by a short subdiviSion,
shall be no less than sixty (60) feet wide at the bulldingline and shall abut upon or have adequate access, by ease-ment or private road, to a dedicated or deeded public right-of-way. In the event that an'existing abutting publiCright-of-way does not meet the minimum width standardsadditional right-of-way may be required prior to appro;alof a short subdivision.
4. The minimum 'land area for each lot shall be no less than theminimum allo~ed by the City ZonIng Ordinance for the specificzone in which the proposed short subdivision is planned to belocated, plus any additional area to be used for access ease-ment and/or private roadway.
SECTON 17.0B.070 REQUIRED IMPROVEMENTS
1. Prior to reconending approval for any short subdivisionthe Planning Coiission shall determine that the followi~9improvements are available for each pilrcel created by the
division of land:
a. Adequate water supply when necessary.
b. Adequate method of sewage disposaL.
c, Provision for appropriate deed, dedications and easements.
d,' Storm drainage i""rovements and storm sewers whennecessary.
e. Fire hydrants when necessary.
f. Street and alley paving; and concrete curbs, gutters ands idewaas when necessary.
g. Street lights when necessary.
2. All improvements shall be constructed in accordance with theCity of Issaquah Ordinance No. 1163, "Standards, Requirements,Guidelines, and Specifications for SubdIvisions and Plat Roadsand Private Work on City 'of Issaquah Right-of-Way". All re-quired improvements shall be b1)nded prior to recording of theshort plat. .
3, Telephone lines and electric power lines and other simllarutll ity services should be placed underqround unless suchaction would be highly unfeasible as based upon a cost com-parison analysis for providin9 the same services above thesurface. The City reserves the right to require under-groundinq of such utllitles.
4. Other improvements not speCifically mentioned herein, butfound necessary due to conditions found on the site by theCity Engineer shall be reouired.
5. Finished plans of all public improvements as installed shallbe required befor,e the City will accept .the ~mprovements.
'''pE .BaRd oil iJucendati.in of the CHyEnQineer. the Planning.toiiïssion m,ay.reçonmend, and the Planninn Director ~ay re-quire, surve.v and monumentaLlon of any short DliJt.
SECTION 17.0B.080 FILING OF SHORT PLATS
All short plats shall be flled with the King County Oeoartment ofRecords and Elections and shall not be deemed formally approved until
so flled.' Thefilfng of the short plat shall be accomplished by tnePlanning Director and the subdivider shall reimburse the City for thecost of f.iling. Every short plat filed for record must he accompaniedby a title report confi""ing that the title of the lands as describedand shown on said short plat is in the name of the subdivIder.
SECTON 17.09.090 LIMITATIONS ON FURTHER. SUBDIVISION
Any lot created under the reouirements of this section s.hall notbe further divided for a period of five (5) years without followiMthe ,procedures for subdivision (Chaoter 17.12).
CHAPTER 17 .12
DETAILO PROCEDURES FOR SUBDIVISIONS
SECTION 17 .12.010 PURI'OSE
The purpose of this section is to establ ish uniform procedures for theorderly and efficient division and redivision of land within the Cityof Issaquah.
SECTION 17.12.020 SCOPE
Any land being óivided into five (5) or more parcels, lots, tracts
or sites for any purpose except those Hsted under "Exceptions"17.04.040, or any land which has been divided under the short sub-division procedures within five (5) years, shall confonn to theprocedures and requirements of this section.
The subdivisiòn process is divided into four (4) basic steps. Thefirst two of which are electives of the applicant, and the secondtwo are mandatory. .
1. The applicant is urged to contact the City staff on an in-fonnl basis to discuss the pOSSibility of subdividing thesubject area and to acquaint himself with any City regulationsor policies with which he may not be familiar.
2, The applicant is then urged to utilixe the tentative platprocedures to tryout his proposal before the PlanningCoimiss!on on a forml work session basis. No final decisions
C?r corr\tments can be made as a result of the tentative platreview, However, the applicant will be able to sample thePlannin9 Commission's attitude toward his proposal without
making ,11 of the financial andUme coiitment necessary toprepare and file a complete preliminary plat proposaL.
3. The third step is the fonnl submission and review of theproperly prepared preliminary subdivision .pplicaUon.
4. The fourth step is the fonnl submission and the review ofthe final subdivision application.
SECTION 17.12.030 STAFF CONTACT
Staff contact regarding a proposed subdivision 'can be made through thePlanning Department.
SECTION 17.12.04Ô' TENTATIVE PLAT PROCEDURES
1. Application. Applications for a tentative plat work sessioninc1udingJ1fteen (15) copies of the tentative plat map, shaiibe filed with the Planning Department. The tentative platshall be added to the agenda of the first public meeting ofthe IssaGuah Planning Conrission falling 15 days, or more,after the date on which the Planning Department accepts theapplication as complete.
Z. Fees. Fees "hall be poid in accordance with the City's FeeSchedule., at the time of submittaL.
3. Map Scale and Documntation. The scale and information required fora tentative plat shaii be in accordance with the requirements of
Section 11.12.050, 2 (b), except that the scale and infonitiondo not nead to be precise and the iip does not need to be preparedby a registered land surveyor.
4. Referral to Other Dellrtments. The Planning Oepartmcnt shalltransmit copies Of the tentative plat to the following departments:one (1) copy to the Engineering Department: one (1) copy to theBuilding Department; and, One (1) copy to the Fire Departmnt.
5. Tentative Plat Work Session. The work session will be held on oneof. the regular Planning Coiission meetings. Any recoonda tionsof the various departmnts for revision of the tentative platShould be discussed at such work sessions as well as recorded inwriting.
6. General Requirements or Findings for Tentative Plat.
During the tentative plat work session departmental coients 1'111be considered and the following criteria will be examined:
a. Is the proposed plat in general conformnce with the regulations. of thi s code;
b. Do streets conform to the circulation pattern established orproposed for the area the subdivision will be developed in;
c. Is the proposed plat in conformanCe with sewer, water and other
utility plans for the area;
d. That the proposed plat is not detrimental to its surroundings.
7. Further Action. If the tentative plat is considered acc~Ptableas presented, or as modified as per the suggest ions recorded inwriting at the tentative plat meeting, the applicant should pro-
ceed to the preliminary plat stage. If the tentative plat is notconsidered acceptable, a preliminary plat may still be submittedto the Planning Co1ssion. However. It is likely that the sameobjections and problem will arise at that stage.
lage 12 - aquah Press, Wed., May 17, 1978
I LEGAL NOTICESECTION 17 .12.0S0 PRELIMINARY PLAT PROCEDURES
1. Application.
a. Application for a preliminary plat shall be filed with the
Planninq Department on forms prescribed by the PlanninoDepartment at least thirty (30) days prior to the PlanningCoiission hearing at which it is to be considered.
b. Application fees shall be. paid in accordance with the City'sFee Schedule at the time of submittal.
c. Environmental information shall be prepared and submitted' inaccordance with the guidelines establ ished under the StateEnvironmental Policy Act of 1971, as amended, and the' Cityof Issaq~ah ~rdinance No. LLSL on environmental policy.. Saidinformation ls a part of and must accompany the preliminaryplat application.
d. Twenty (20) copies of the preliminary plat shall be submitted,WhlCh shal I be prepared by a ¡and surveyor registered inaccordance with the requirements of RCW la,43ÆO.
2. Preliminary Plat Requirements. The following shall be part 'of thepreliminary plat:
a. Vicihitv Map. Adequate to readily identify the location ofthe plat in relation to its surrou.ndinq viCinity.
b. Preliminarv Plat. The prel iminary plat shall include all ofthe following:
(1) The subdivision name and number, and the name and addressof the 1 a nd surveyor. .(2) The date ~f preparation, the true north point. a graphic
scal~ ~n~ legal description of the property proposed forsubdiv,sion, Plats shall be drawn to an appropriateengineering (decimal) scale.
(3) A~l existing conditions shall be delineated. The location,width and names of all existing or prior platted streetsor other publiC ope",'spaces, perminent buildings andstructures, and section and municipal corporation lineswithin or adjacent, to the property proposed for subdivisionshall be shown. In the case of a resubdivision, the lots,blocks, streets, alleys, easements and parks of the orioinal~ubdivision beirtg vacated, shall be shown by dotted lines1n their proper position in relation to the new arrange.ment of the subdivision; the new subdivision beinq clearlydepicted in solid lines so as to avoid ambiguity.' Existinosewer and water lines, culverts, or other underQround .facilities within the property proposed for subdivision
indicating pipe sizes, grades and exact location as ob-tained from public records shall be shown. Boundary linesof adjacent lands, whether subdivided or unsubdivided, shallbe indicated by dotted lines for a distance of three-hundred (300) feet from the external bounda.ry of the propertyproposed for subdivision and shall include the existing landuse classification.
(4) Existing contours (solid) and proposed contours (dotted)at intervals of five (S) feet or less and referenced tothe United States Coast and Geodetic Survey (U,S.C, & G.S_)datum, All contour lines shall be extended at least one-hundred (100) feet beyond the external boundaries of theproperty proposed for subdivision.
(S) The names, location, widths, and other dirnnsions of proposedstreets, alleys, easements, pa rks and other open spaces,reservations, and utilities together with the purpose and anyconditions or limitations of such reservations clearly in-.dicated.
(6) Clearly indicate the source of water supply, method ofsewage disposal, and manner of surface run.off control.
(7) Indicate the approximate dimensions ~f each lot and alllot and block numbers.
(8) Indicate the acreage of land to be subdivided, the numberof lots and the area of the smal lest lot.
3. Referral to Other Óffices. Upon receipt of a complete and satisfactoryprel1minary plat application, the Planning Department shall tr~nsmittwo (2) copies of the preliminary Pldt to the City Engineer, and one
(1) copy to each of the following officials or agencies: 8uildingOfficial; Fire Department; Police Department; King County Health Depart-ment (if appropriate); the Issaquah School Oistrict; and each publicutil ity agency serving the area in which the property proposed for sub-division is. located. Each official or agency may file written recormnda-tions with the Planning Department within twenty-one (21) days of the ,fil ing date.
4. Planning Department Action.
a. The Planning Department may determine that a meeting be con-ducted to attempt to resolve major issues identified as a re-sult of departmental agency reconmendations. Such meeting shallbe attended by those departments or agencies responsible for therecorrndations and .must include the appl icant and the PlanningDepartment.
b. The Planning Department shall assemble and transmit to thePlanning Conmission all pertinent informtion and depart-mental reconmendations prior to the publlc hearing, A copy ofthe material given to the Planning Conmission shall be providedto the applicant and an additional copy sha.ll be provided forpublic review in the Planning Department offices.
5.
6.. Notice of Public Hearing. The Planning Division shall give noticeof the time, location, and purpose of the pUblic hearing in thefOllowing manner:
a. Three (3) notices shall be posted on or adjacent, to the landproposed for subdivision at least ten (10) calendar days priorto the publiC hearing date.
b. One (1) notice sha11 be given in a newspaper of general circu-lation within the City at least ten (10) calendar days prior tothe public hearing date.
c. One (1) notice shall be mailed to each owner of property withinthree hundred (300) feet of the property proposed for subdivisionat least ten (10) calendar days'prior to the public hearing date.
d, In the event a preliminary plat is located within one thousand
(1,000) feet of Issaquah's muniCipal boundary, notice of allhearings shall be given to the appropriate King County officials.
7. Planninq Coimission Action
a. The Planning Conmission shall. after review of the preliminaryplat, Planning Department reconmendation, testimony, and ,ex-hibits submitted at. the public hearing, reconmend the CityCouncil approve, conditionally approve, or disapprove theprel iminary plat.
b. Prior to any approval of the preliminary plat, all minimumstreet and util ity improvements or reasonable conditions deemdnecessary to fuHi 11 the purpose of the subdivision code shallbe specified by the Planning Conmission and the appl icant shallbe advised of such. The recormndation, including any changes,improvernnts or conditions shall be transmitted to the City Councilwithin ten (10) calendar days of the Planning Coiission decision,
a. City Council Action
a. Upon receipt of the recoiindation on any preliminary plat,the legislative body shall, at its next public meeting, setthe date for the public meeting where it may adopt or rejectthe reconiendations of the Planning Conmfsslon,
b, In the event the Council deems necessary a change in theConiission's reconmendation, such change shall not b. madeuntil a public hearing is conducted by the Council. Suchhearing shall be given publiC notice and conducted in the mannerprescribed for the Planning Conmission.
c, Approval of a. preliminary plat shall constitute approval forthe applicant to develop construction plans and specificationsfor all facilities and improvements, as required, in strict
conformnce to the approved preliminary plat, design standards,and any special conditions required by the City Council, and toprepare a final plat.
g, Time Limitation - preliminar~ Plat: Preliminary plats of any proposedsubdivision shall be approve, disapproved or returned to the applicantfor modification or correction withfn ninety (gO) days from date offiling thereof unless the applicant consents to an extension of suchtime period: provided, that if an environmental impact statement fsrequired as provided in RCW 43.21C.030, the ninety day period shallnot include the time spent preparing and circulating the environmentalimpact statement by the local government agency.
10. Expiration of Prellminarv Plat. Approval of any prellminary platshall expire and become null and void one (1) year fron date ofsuch preliminary plat approvaL. The City Council may grant one (1)extension of the preliminary plat approval for a period not toexceed one (I) year.
:CTlON 17.12,060 FINAL PLAT PROCEDURES
1. Appl ication
a. Application for the final plat shall be filed with the PlanningDepartment .on fonns supplied by that office.
b, Application fees shall be paid in accordance with.the City'sfee schedule at the time of application.
c. The appllcation shall include twelve (12) copies and the re-producible original of the final plat and shall be prepared bya land surveyo)- in strict conformance with the preliminaryplat approval.
2. Final Plat Reouirements
a , Genera i.
(1) The final plat, containing all the informtion speCifiedin this Section, should be drawn in a neat and legiblemanner to a scale of one (i) inch representing one hundred
(100) feet unless otherwise approved by the Planning
Department, and shall be drawn in black drawing Ink oneighteen (18) inch by twenty-two (22) inch sheets ofhigh grade polyester drafting film.
(2) All documents, maps, survey calculations, and notes shallcontain the-name of the subdivision, the name of the sub-divider and the name of the land surveyor responSible tothe subdivider.
b. SpeCific
(1) The final plat shall clearly depict the following informtion:
(a) Date, title, name and location of the subdivision,graphic scale, datum plane, and true north point.
(b") The lines and names of all streets or other publicways. parks, playgrounds. easements i reservations,and any area to be dedicated to pub 1 ic use, withnotes stating their purpose and any limitations.
(c) The lines and names of all existing or.platted streetsor other public ways, parks, playgrounds and easementsadjacent to the final plat, subdivision or dedication,including municipal boundaries, township llnes, andsection lines. .
(d) All dimensions along the lines of each lot, with thetrue bearings and sufficfent data necessary to readilydetermi ne and reproduce on the ground the 1 oca t ion,bearing, and length of every street line, easementline, lot line, block line, and the boundary of thesubdivided tract.
(e) The lengths and bearings of all straight lines, curve, radii, arcs, and semi-tangents of all curves,
I JLEGAL NOTI.CE tI I LEGAL NOTICE
. (f) The location of all permnent control monuments basedon Lambert coordi na tes.
(g) Suitable primary control points, approved by the CityEngineer, or deSCriptions and ties to such controlpoints, to which 'all dimensions, angles, .bearings andsimilar data given on the plat Shall be referred.
(2) All dimensions shall be oiven in feet and decimals of afoot to the nearest one òne-hundredth (1/100). All anolesand bearings shall be accurately measured in degrees, .minutes, and seconds. .
(3) The final plat shall be accompanied by an approved printedcomputer plat closure or demonstrated m~thematical plotclosure on all lots, streets. alleys and bOLlnØaries. The .maximum allowable surveyed error of closure shall be 0.02 feet.
(4) In the event the plat constitutes a replat, the lots,blocks, streets, etc., of.the previous plat shall be shownby dotted lines in their proper positions in relation tothe new arrangement of the plat, the new 'plat beino shownin solid lines so as to avoid ambiquity.
(S) The final plat 'shall contain a comnlete Jeoal descriptionof the land to be subdivided.
(6) The final plat shall be accompanied by a letter of cert.ifi-cation by the Public Works Director iiidicatinq that the sub-division has complied with either of the fOllo\-,;n!l alternatives:
c,
(a) All improvements have been instailed in accordance wfththe conditions of the preliminary plat and the City'simprovement standards.
(b) Certain improvements have been deferr.ed accordinn toSection 17.12.0S9, 3 d, Deferred Improvements.
Dedications/Certifications. In addition to other requjrementsspecified in this Section, the final plat shall contain or beaccompanied by the following:
(1) Dedication of all streets, rights-of-w~y, parks, pláyqrounds,easements, reservations, and any area to be dedicated topub1ic use, together with any restrictions or limitationsthereon.
(2) Certification by the land surveyor that a survey has beenmade and all required monur.ents and stakes have been or willbe properly set.
(3) Certification by the resoonsible agencies that the methodsof sewaQe disposal and water service are acceptable.
.. 3.
(4) Certification b.v the Kino County Finance Department thattaxes have been paid in accordance with RCW 58.0a.mO and
.040 and that a deposit .has been made with the King County,Finance Department in sufficient amount to pay the taxesfor the followfng year,
(5) Certification by the City Treasurer(Finance Director)that there are no del inqúent special assessments and thatall. special assessments certified to the City Treasurer
(Finance Director) for collection on any property hereincontained and dedicated for streets, alleys or other publicuses are paid in full.
(6) Certification of approval by the Planning Coimission to besigned by the Chairmn and Secretary thereof.
(7) Certification of approval by the Engineering Department,to be signed by the City Engineer.'
(8) Certification of approval by the Planning Department tóbe signed by the Director thereof.
(g) The applicant shall furnish the City a plat certificate froma title insurance.company documnting the ownership andtitle of all interested parties in the plat, subdivision,or dedication and listing all encumbrances. The certificatedated or updated within ten (10) calendar days prior tothe date of City Council approval of the final plat. .
Installation of Improvements or Bonding in Lieu of Imp.rovements
a, Re~ujred Improvements. Every subdivider may be required to gradean pave streets and alleys, install curbs and gutters, sidewalks,monuments. sanitary and storm sewers, water mains, street lights~nd name signs, together with all appurtenances thereto in accordance
'with specifications and standards of this code, approved by theEngineering Departmnt, and in accordance with other. standards ofthe City. .
b. Design and Review of Improvements. All required improvements shallbe designed by a licensed engineer or engineering firm and sub-mitted to the City for-review and approval bèfore any constructionis started. Improvemnt designs shall be submitted for review inplan and profile fonn sho.ling street lines, sanitar,Ý sewers, stormsewers, water lines and any similar improvements drawn to avertical :horizontal ratio of 10:1 with any variations to beapproved by the City Engineer.
c. Permits. Prior to proceeding with any subdivision improvements,tldivider s~all obtain those pennits from the City as arenecessary. The subdivider is also responSible for complying withall applicable permit requiremnts of óther federal, state andlocalagendes.
d. Supervision and Inspettion. A licensed engineer or engineeringfinn, unless found to be unacceptable to the Department ofPublic Works, shall be responsible for the supervision and in-spectfon of all subdivision improvemnts. All improvementsShall be certified in writing as completed in accordance withplans and specifications as approved by the Department of PublicWorks. .
e. As-Built Plans. As-built plans shall be turned over to theDepartment of Public Works and shall be on reprOducible materialacceptable to that department.. . ,
L Oeferred Improvements. A ffnal plat shall not be approved bythe City Council until all required improvements are constructedin a satisfactory manner and approved by the responsible Citydepartments or sufficie~t bond has been satisfactorily posted in1 ieu of completion.
(1) In the event a subdivider wishes to defer certain on-siteimprovements, written notice shall be made to the PlanningDepartment. The subdivider shall furnish a performncebond to the City in an amount equal to one-hundred-fifty
(1S0) percent of the estimated cost of the deferred im-provements. The deci sian of the Di rector of Public Works,regarding the amount of the performance bond, shal.l be finaland conclusive.
(2) Time Limit. 5uch bond; to be filed with and held by theClty Clerk, shall list the exact work that shall be perfonnedby the applicant and shall specify that all of the deferredimprovements be completed within one (1) year from the dateof approval of the final plat by the City CounciL. Extensionsof this time period may be 'authorized by the Director ofPublic Works. In the event an extension is authorized, thebond shall be revised to reflect the new completion 'date.
(3) ChecR in Lieu of Bond, The subdivider may substitute a certi-fied or cashier's check. assignment of funds or any othermethod of security acceptable to the City Council in lieu
of a performnce bond. Such substitution Shall be made pay-able to the City Treasurer (Finance Director) and Shall bein the Same amount and carry with it the same restrictionsas the bond for which it is substituting.
(4) Proceed Aqainst Bond or Other Security. The City reseryesthe right, in addition to all other remedies available toit by law, to proceed against such bond or other securityin 1 ieu thereof.
(S) Binding Upon Applicant. The requirement- of the posting ofany performnce bond or other security shall be bindHlgupon the subdivider, his heirs, successors and a.ssiQns.
(6) Notification to Plannin~' Department. The Director ofPublic Works shall noti y the Planning Department inwriting of the following: the improvements deferred.amount of bond or other security and time limi t of sUCh,and any other pertinent information.
g, Certificate of Completion. The Director of Public Works shallinform the Plannin9 Department in writing verifying that thesubdivider has completed the required installations andlorbonding in accordance with the provisions of this code andthe specifications and standards of the departments.
4. Final Plat Review Procedures.
a. Referra; to Other Departments and Agencies_ The PlanningDepartment shall distribute the final plat to all departmentsand agencies rec.eiving the preliminary plat, and to any otherdepartments, special purpose districts and other governmentalagencies deemed necessary. '
b. Departmental APrOVal. Within fifteen (1S) calendar days ofreceipt of the inal pht, the Public Works Department shallreview the final plat and submit to the Planning Department awritten report with respect to the following considerations:
(1) That the proposed final plat'bears the required certificatesand statements of approvaL.
(2) That a title insurance report furnished tiy the subdividerconfirms the title of the land and the proposed subdivisionis vested in the name of the owner whose signature appearson the pla,t certificate.
(3') That the facilities and jmprovements required to be providedby the subdivider have been completed or alternatively, thatthe subdivider has submitted wfth the proposed final plat'a performnce bond or other security'in conformnce withSection 17. 12.0S0, Subsection 3 f.
(4) That the plat is technically correct and accurate ascertified by the land surveyor responsible for the plat.
c. Submission to Planning Coiission. The Planning Department,upon recei.pt of the. Publ ic Works Oepartment report and anyother pertinent written conients, shall forward the proposedfinal plat and written reconiendation thereon to the PlanningConmission within thirty (3D) calendar days from the date offiling of the proposed final plat.
d. Clti Council Action. If the Council finds t~at the 'proposedpla makes appropriate provisions for the publ.ic health, safety,general welfare, and for such open spaces, drainage ways, streets,alleys, other publiC ways, water supplies, sanitar.v sewers, parks,playgrounds, sites for SChools and school grounds, and that thepublic use and interest will be served by the platting of suchSubdivision, then it shall bè approved. If the Council finds thatthe proposed plat does not make such appropriate provisions orthat the public use and interest will not be served, then theCouncil may disapprove the proposed subdivision. Dedication ofland' to the City or other publ ic body may be reouired as a cond-ition of subdivision approval and shall be clearl.v shown on thefinal plat.
e, Time Limitation - Final Plat. Final plats shall be approved,disapproved or returned to the appl icant withjn thirty (30) daysfrom the date of fil ing thereof, unless the applicant consentsto an extension of such time' period,
f. Filing Final Plat. Before the final plat is submitted to theCity Council, ft shall be signed by the City Treasurer (FinanceOlrector), Director of Pübl ic llorks, and the PlanninQ Oirector.llpon approval by the City Council, it shall be signed by theMayor and attested by the City Clerk. The final plat shall befiled with the Department of Records and Elections b.v the City.
g. Extension of the Final Plat Approval Date. Final approval bythe City Council of a portion of the final plat.will constitutean automatic extension of one (1) year from said approval datefor the reminder of the final plat. Additional extensions ofsix (6) months may be granted by the Ci ty Council.
P"''',"'~"," P"uM" 17, 197'
J.
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. L1.0TICE
,,"
II., J
t '" ,L- ':i rJlEÄl NOI'Ct.t ILegal Notice No. 78-397
ORDINANCE NO. 1333AN ORDINANCE relating to land use, specifying certain landscapingscreening standards for properties zoned RM, BC, CG, and IG; defininfenses and prQviding penalties; and repealing Ordinance NQ. 1126. TH
TV COUNCIL OF THE CITY OF ISSAQUAH, WASHINGTON, DO ORDAIIFOLLOWS:Section 1.Deciduous Trees:
Definitions:A minimum of 8-10 feet at time of piaithose of low maintenance (i.e. small leeminimum shedding).A minimum of 4- feet at time Qf plantin~cludes both broad leaf and conifer, un
specified.Low evergreen or deciduous plantings, Cmaintenance free, used in masses; minii4" pots, planted at 2' spacing in all directiso as to present a finished appearance75% of complete coverage after two comigrowing seasons. Ground cover may alsosist of rocks, pepples, sand, and similaiproved materials.!Landscape Substitutions: paving, patios, Qutdoor seating ar
pedestrian spaces, pedestrian walkwaysAreas for parking vehicle&'; including drilaneAn area of land 10 be planted such that it wifully utilized under the conditions of thiidinance. .Any dedicated road, street or lane.A minimum of 18-24 inches (3 Gallon cartime of planting.Ari area whose dimensions are a linear leiby 8 feet in height.
Storage Area: For retaining material and equipment.Year Round Sight Barrier: The horizontal sight area tQ be no less t
60% obscured in 5 years by the outline oftrees and shrubs during the winter months.
Section 2. Purpose and Intent:The intent of this ordinance is to establish minimum requirements
standards for landscaping and screening where needed to promQte safprovide screening between incompatible land uses, to safeguard priviarid to protect the aesthetic assets of. the community. Landscaisubstitutes, as defined above, wil be considered in lieu Qf living materwhen appropriate for the site.
The Design Commission may v~ry the speCific requirements of thisdinance in situations where adherence to the specifications proviherein is unwQrkable or wil constitute unnecessary hardship on the usthe property and alternative landscape design concepts are proPQsedwil provide screeriing and beautification that is equal to, or superior to,which is required by this ordinance. Such cQnsideration for a variance sbe in comformance with Section 11 of the Design Commission OrdinaNo. 1132.
The intent of the following described types of landscaping and screeris not to impose rigid and inflexible design standards upon either
.designer or the site plan. Rather, they are to serve as guides and gent"minimum standards" in describing the extent of buffering and beautifition desired.
It is expected that good landscaping design principles would be applat all times, including:
(a) Spacing for proper growth and root development(b) Safety to pedestrian and vehicular traffic(c) Proper access and patrol for Fire and Police Departments.Section 3. SCQpe:The provisiQns Qf this ordinance shall not apply to any building or str
ture in existence at the time of the passage of this code:. Wh~n additions, alterations, or repairs of any existing building or str
ture exceed 50 percent of the value of an existing building or structLsuch building or structure shall be made to conform to the requirement~this ordinance, provided, however, that if any eidsting foundation layprecludes compliance herewith then the ordinance requirements willwaived to such extent.
Section 4. Implementation:The plot of the proposed landscaping and screening, signed by the pE
accepting' responsibility and liability for the completion of the propoiplan, shall be submitted to the Building Department. Said plans shall
dicate existing trees, fences: and property lines, and shall provide
minimum standards as established by the Design Commission cavailable in the Building Department. BUILDING PERMITS WILL NOTISSUED UNTIL THE PROPOSED LANDSCAPE PLAN HAS BEEN APPROVBY THE DESIGN COMMISSION.
To insure that the proposed landscape plans are carried out one of Ifollowing shall be executed:'(a) All proPQsed landscape planting shall be completed before an "i
cupancy permit" is issued.or(b) A bond or cash deposit sufficient to complete the proposed landsca,planting may be posted, to be relinquished'upon approval of complet'landscaping. '
Section 5. Maintenance of Landscaping:Any shrubs a,nd trees used in the landscaping and screening of a zone
use shall beJnaintained in a healthy growing condition. The owner of tproperty shaltbeilr primary responsibilty,formaintenance of landscapiii
. Dead or dying shrubs Qr trees shall be replaced as soon as possible and tlplanting area shall be maintained reasonably free of weeds and trasGround cover shall be maintained until a normal growth habit is establiied;, trees and shrubs shall be given special care and protection fridamage for a minimum of one year after planting.
Section 6. The following schedule indicates those areas where landsccing shall be accomplished and maintained.:Multiple Family (RM) &
Non-Residential Uses in (RS): .
(a).Abuting Residential (RS): The required side yards, as pròvided in tZoning Ordinance (Ordinance No. 804), shall be fully landscaped with an ifective year round site barrier of trees, shrubs, ground cover and landscasubstitutions. Trees shall be placed with a maximum of 20 feet Qn cent,Shrubs used shall be located a minimum of two in depth throughout tplanted area.
(b) Parking Lots: (1) A planting area 5-7 feet wide along the right-of-Wiexcept for driveways, planted with evergreen or deciduous trees with trspacing a maximum of 20' Qn center. The remainder of the area shall cctain shrubs and an effective ground cover.OR(2) A fence may be substituted along the right-of-way and the equivaleplanting area moved to complement the major elements of the site.AND(3) 200 square feet of additional landscaping shall be provided for everyparking spaèes.OR '(4) an area equal to at least 10% of the total parking lot area shall Ideveloped with trees, shrubs, ground cover and landscape substitutions.Community Business (BC)& (BC-RT):
(a) Abutting Residential (RS) &. (RM):A planting area 10 feet wide which shall form an effective year-round sig
barrier of trees, shrubs, ground cover and landscape substitutions. Ttdimensions of the area shall be determined by the setback requirementsZoning Ordinance No. 1281.(b) Abutting Right-of-Way: .(1) A planting area 5-7 feet wide planted with suitable trees and/or shru
and ground cover compatible to building design and use.OR
, (2) Where a large expanse'of building wall exists, evergreen or deciduotrees shall be planted adjacent to the building wall, with tree spacing a maimum of 15' on center. Ivy or similar vegetation may be required tQ supplment the effect.
(c) Parking Lots:(a) A planting area 5-7 feet wide, along right-of-way except for driveway
planted with evergreen or deciduous trees with a maximum of 30' on centThe remainder of the planting area shall contain shrubs and an effectiground cover. Tree and shrub plantings shall be'a minimum of 50 squa
feet and approximately 70' on center each way.AND .
, (2) 200 square .teet of additiQnallandscaping shall be provided for everyparkihg spaces";i'
OR(3) An area equal to at least 10% of the total parking lot area shall
developed with trees, shrubs, ground cover and landscape substitutions.General Commercial (CG)General Industrial (IG):
(a) Abutting Residential (RS) & (RM):(1) A planting area of land at least 30' wide forming an effective year-róu
sight barrier.OR(2) A planting area 15' wide planted with' conifer evergre~ns with a ma
imum of 15' on 'center which shall be backed by a minimum 6' fence,building walL. The remainder of the planting' area shall be planted wishrubs, ground cover and landscape substitutiQns, which will effect a yeround sight barrier. If the nature of the activity creates excessive noise, talternative is not available.
(b) Abutting Commercial Business (BC):A planting area 10' wide densely planted with a mixture of evergreen a
deciduous trees, shrubs, ground cover and landscape substitutions whishall effect a year-round sight barrier. Said trees shall be placed with a mimum of 20' on center. The shrubs used shall be so located that there willa minimum of two shrubs in depth in the planted area.
(c) Abutting Right-of-Way:(1) A planting area 10' wide planted with a mixture of evergreen a
dE!ciduous trees, shrubs, ground cover and landscape substitutions whishall effect a year-round sight barrier. Said trees shall be placed with a mimum of 20' on center. The shrubs used shall be so located that there willa minimum of two shrubs in depth in the planted area,OR . '
(2) Where a large expanse of building wall exists, evergreen or deciduotrees shall be planted adjacent to the building wall, with tree spacing a mimum of 15' on center. Ivy or similar vegetation may be required to supment the effect.
(d) Parking Lots:(1) A planting area 10 feet wide which shall form an effective year-ro
sight barrier. Trees shall be placed with a maximum of 20' on center. Shrused shall be located a minimum of two in depth throughout the planarea,
OR(2) A planting area 5-7 feet wide planted with conifer evergreens wit
maximum of 15' on center, which shall be backed by a minimum of a 6' feor tiU.'1dln. . wall. The remainder of the planting area shall be plantedshrub - cover. A combination of the above shall form an eftive y t barrier. Tree and shrub plantlngs shall be a miniof 50 sq . _ d approximately 70' on center each way.'S,s~ - .
Evergreen Trees:
GrQund Cover:
Parking Lot:
Planting Area:
Public Right-of-Way:Shrubs:
Sight Area:
(.
r.;A.)i¿. i I "1--~
r-O;I~~ ~LEGAL NOTICE I12. "Defartment of Records & Elections" i.s the Department of Records
& E ectlons of the County of King, Washington. , '13. 'IEasemnt" is a grant by a property oWner to spec:ific persons or
iõlic to use land for'a specific purpose or 'purposes.
14. "Final Approval" is the fInal official action taken by the CityCouncil on the proposed plat, subdivision, dedication or portion~~~r~~~r~h:~b~~~i~~~~~~US1Y .received prel iminary approva 1, except
15, "Finài Plat" . Is the final drawing of the subdivision and d~dicationprepared for fi ling for record with the Ilepartment of Records and
~~fst~~~:..nd containing all elements and requirements set fOrth in
16. "1m~rovemnts" are' streets, curbs, gutters. sidewalks. utOlt:y lines,dralnage struc.tures, street trees.'and phntings, and includes otheramenitIes that add, to the value, appearance, safety and general wel-fare of the subdivisfon or short subdivision, and fncludes provisions
to preserve these conditions. .
17. "Land Surveyor" is an Individual' registered fn accordance with theprovisIons of ,RCW 18.43 and licensed to perform land šurveys.
18. "Lease" .is a contract or agreemnt whereby one party grants toanother party general or limited rights, title or interest in realproperty. This definitlan is Intended to apply to those agreementswhich are ordinarily considered "ground leases" and sha 11 not applyto those which are ordlnarlly cOn~!dere~ "space leases,"
"Lot" l fractional part of subdivided 'lands having fixed boundaries,
1i of suffIcient area and dimensions to meet minimum zoning require-ments for width and area. The term shall Include tracts or parcels.
"Lot, Corner" a lot abutting upon two (2) Or more streets at theirIntersection, or upon two (2) parts of the same street, such streetsOr parts of the same street forming an interior angle of less thanone hundred thirty-five (135) degrees within the lot lines.
19.
20.
21. "Lot Frontage" the fronl of a lot shall be that portion nearestthe street except on a corner lot in which case the front yardshall be considered the narrowest part of the lot that abuts astreet. . ."Lot Lines" the property lines boundi~!i the lot.
"Lot of Record" a lot which 'is part of a subdivision .recorded inthe office of the County Assessor, or a lot or parcel described bymetes and bounds, the description of wMch has been so recorded.
"Lot, Through" a lot that has both ends fronting on a strèet. Eitherend may be considered front.
25. "Meander Line" a line along a body of water intended to be Usedsolely as a reference for surveying.
22.
23.
24..
26. "Metes and Bounds" a series of lines around the perimeter of anarea known as a metes and bounds description; "metes II means bearin'gsand distances and "bounds" ""ans and refers to monu""nts both physicaland legal.
27, "Official Map" Is the official map of Issaquah, adopted by ordinanceshow,ng existing and future streets. . ,
28. "Performance 80nd or Guarantee" that security which maybe accepted,n lieu of a requ,rement that certain imprOvements be made before
the City Council approves the Final Plat, including performance bonds,escrow agreements, and other slm,lar collateral or surety agreements.
29. "Planning Coiimission" is the Issaquah. Planning Comission,
30. "Planning. Director" is the duly appointed person to the position ofCity Planning D,reetor.
31. I.Plat" a map or representation of a subdivision, showing thereon theëlon of a tract or parcel of land into lots, blocks, streets, andalleys or other divisions and dedications.
32. "Preliminary'Approval" the official favorable action taken on thePreliminary Plat of a proposed subdfvision, metes~and-bounds description,
or dedication, by the City Council fOllowing a duly advertised pUblichearing.
~"Preliminary Plat" A neat and approximate drawing of a proposed sub-div,sion showing the general layout Of street~ and alleys, lots,blocks, utilities, and restrictive covenants to be applicable, to .the.subdivision, and 'other elements of a plat or subdivision which shall~~~n~~h:se~~:~i:i~n~he approval or disapproval of the general lay-
33.
34. "Principal Building" The principal structure on a lot or buildingnte designed or used to accoiiodate the primary USe to which thepremi ses are devoted.
35. "Ritt-of.way" A City-owed strip of land to be used for pUblicroa s, bike ways, sidewalks, mass transit, utilities, or similarrelated public uses.
"Segregation". The division of land into two (2) or more "taxparcelsll for tax purposes only.
36.
37. "Short Plat" is a document consisting of a map of a short subdivisiontogether w' th wri tten certificates, dedications and data.
"Short Subdivision" is' the division of land into four or fewer lots,tracts, parcels, sites or divisions for the. purpose of sale.. lease,transfer, or building development, The tenn includes resubdivislonand, when appropriate to the context, shall relate to. the prócess ofdividing or to the land divided: .
38.
"Subdivider" is a person,. including a corporate person,. who under-takes to create a .subdivision or short subdivision.
"40. "Subdivision" the division or redivision of land into five (5) ormore lots,_ tract5~;p~~ce1s, sites, Or divisions.
11. ~ 'A. parcel offland"prOposed for sUbdivision'or'subdlviding,
39,
SECTON 17.04.060 STATE ENABLING LEGISLATiON AS IT APPLIES TO THIS CODE
This code is ~doPted pursuant to Chapter 58.17 of the Revised Code of the~te ~ ~~q~, .SECTON 17.04.D70 ADMINISTERING AUTHORITY
l. Planning DepartmentThe Planning Departmentis responSible for the administration andcoordination of this code.
2, Planning CoiissionThe Planning Comission shall hold. public hearing on aii preliminaryplats for the purpose of making reconendations thereon to the CityCounciL. The Planning'Coiission siill review.final plats at a publiCmeetfng and make reconmendations thereon to the City CounciL. ThePlanning Coiissfon shall also review short subdivisions at a public
meeting. and make recommndations thereon to the Planning Dfrector.
3. Plannfng DirectorThe Planning Oireetor shall 'have sole authority to approve all shortplats. .
4. City Council .The CIty Councii shall have sole authority to.approve all preliminaryand final. plats, and shall be the hearing body for appeals regarding
short plats.
SECTION' 17.04.080 NOTIFICATION OF OTHER AGENCIES,
Notice of the filing of . preliríinary plat which is within 1,000 feet ofthe municipal boundaries, or which contemplates the use of special u'edistricts or ~ther city's or town's utnities, shall' be given to the appropriatespecial districts, 'county, city, or town authorities. Notice of the filing ofa preliminary plat located adjacent to the right-of-way of a State Highway
shall be given to the State Departmnt of High!lays. In addition, notice, ofall preliminary plats shall be submitted to the appropriate school district.All such notices shall 'inelude the bour, location, and purpose of the hearingand a description of the property to be platted.
CHAPTER 17.08
OETAILED PROCEDURES FOR SHORT SUBDIVISIONS
SECTION 17.08,010 PURPOSE
The procedures regulating short subdivisions are established to promoteorderly and efficient division of lots on a small scale, to avoid placingundue andunnecessary burdens on both the subdivider and the City, whilepromting the public. health and general 'welfarE! and complying with pro-visions of RCW 58.11.
SECTION H .08.020 SCOPE
Any land being divided' into.four (4) o~ fewer parcels~ 'lots:traêts, Orsites for. the purpose. of sale; .1ease.'.transfer:Orbuilding.deve'10pmerit;' .and which has not been divided as part'of a short subdivision within aperiOd of five (5) years, shall meet the requír'ements of this chapter,17.08. .SECTION 17 .08.030 PRINCIPLES OF ACCEPTA8ILITY
The followiiig principles shall determine theaeceptability of Short Sub-divisions:
1. Create legal building sites with respect to zoning and healthregulations, Non-buildable lots may be approved for specificpurposes. Such lots'shall be marked non-buildable on the plat.
2. Establish access to a public road for each segregated parceL. .
3. Have suitable physicai characteristics: a proposed short plat maybe denied because of flood, inundation, swamp conditions or steepslo~s; or. construcUon of protective improvements may be requlr.edas a .condition of approval. . .
4. If adjacent to another municipality of King County, take Into con-
sideration the subdivision standards of that jurisdiction, as wellas the requlre""nts of this code. .5. Màke adequiÌte pro~ision for: drainage ways, streets, alleys, othe~
publ ic ,ways, water supplies and sanitary wastes, as deemed necessary.
SECTION 17.08,040 APPLICATION REQU IREMENTS
1. Application for a short subdivision shall be made with the PlaniiingOepartment on forms suppl ied by that office. Said application shallbe accompanied by fifteen (.5) copies of the short subdivision pIaL
2. The short subdivision' plat shall conform to the following requirements:
a. Shall be neat and accurate drawing on the form provided by thePlanning Department or on a good grade of paper 8\;" x 11" or
8lii x 1411,
b. Shall show how the proposed subdivisIon will .be served by streetsand utilities.
c. If required. by the City. Engineer, tite .shórt subdlvlS;(in submitted.shall be accompanied by a perimeter survey,
d. If located in an area SUbject to .flood hazard review. or is judged'to be in an area of steep slope, the short subdivision shall beaccompanied by a contour map of sufficient 'accuracy 'to accampl ishthat review. .' " .
e. If ioeated in a "sensitive area",. define~ as a flood hazard area,shoreline management area, steep slopes area, or other areaspecified by the CIty, an Environmental'Assessment Form shall befilled out and sul!ltted together with the application,
f. If the proposal Is not to be sewered, the applicant sh.ii consultwith the King County Health Department regardin,g. tic tanks inthat vicinity., Perk tests will be required for ot, except
. those specifically noted as non-bu_lda.iots, to recording. of the approved short subdivision. . . '. .
3. The application fee shall be paid at t app~tlon inAr"'''rdanr:ø with the City'S fee schedule.
The Issaqua s, Wed.; ~ay 17, 1978 - Paglll(~7)~,..~
LEGAL NOTICELEGAL NOTI
SECTION 17 .08.050 REVIEW. PROCEOURES
1. . The proposed short subdivision shall be added to the agendaof the first public meeting of the Issaquah Planning CORmissionfall fng 15 days, or more, after the date on which the PlanningDepartment accepts the application as complete. ,
2. Copies of the applicatiOn shall be submitted to the. BuildingOfficial, the City Engineer, the Planning Director, the FireChief and any other departmnt or agency deemed necessàry.
3,. The Planning Department shall mail a notice of publicmeeting to the adjacent property owners and shall post thesubject property, at least seven days prior to .the meeting.
4. At the Planning Conmlsslon Public Meeting, a staff presentationwill be made including co""ents received frnm all departmentsand agencies consulted In 2,above. . The Planning Cormissionwill hear any relevant testimony for or against the proposedshort subdivision and will. then formulate a reconmendation tothe Planning Director. : ..
5. ThL.plann'ingDirectorls authorize~ to approve, approve withmodifications or deny the application for short subdivision. Theapplicant will b~ notified in writing by the Planning Directoras' soon as pract,ca1-, following the Plannin9 Conmisslon recoRmendatlon,
~~ ~~s t~:n~:~~ i rements for the fil i ng of the short subdiv i s lon,
6. Short Plats shall be approved, disapproved or returned to theApplicant withlh thirty (30) days from the date of filing thereofunless the Applicant consents to an extension of such tfme period.
7,' 'The decision of the Planning Djrector shall be final unless an.ppeal by an aggrieved party is made to the City Council withinten. (10) days of the issuance of the conditions for approval orthe denial of the short subdivision. Said appeal shall be inwriting,' a.ddressed to the City Counc11 and f11ed with the CityClerk. The appeal shall state the .reasons for the appeaL.
SECTION 17.08.060 DESIGN STANDARDS
1. Land which the Planning Collfssion has found to be unsuitabledue to flood, inundation, or sw.mp conditions likely to beharmful to the safety, welfare and general health of the futureresidents, and the Planning CORmfssfon considers fnappropriatefor developmnt, shall not be subdivided unless adequate meansof control have been formulated by the subdivider and approvedby the. City Engineer.
2. The subdivider shall furnish a soil test if reqUired by theCity Engineer. The. City EnQlneer shall rl.t.rm;". ,,,h.,"...control measures are warranted. The subdivider shall beresponSible for the design, installation, and expense ofany device Or corrective measures, subject to. the approvalof the City Engi neer.
3. All lots proposed to be created by a short subdivision,shall be no less than sixty (60) feet wide at the buildingHne.and shall abut upon or have adequate access, byease-ment or private road, to a dedicated or deeded public right-
ofeway. In the event that an existing abutting publ icright-Of-way does not meet the minimum width standards,additional right-of-way may be requi.red prior to approvalof a short subdivision. .
4. The minimum land area for eac~ lot shall be no less than theminimum allowed by the City Zoning Ordinance for the specificzone in which the proposed short s".bdivision is planned to belocated, plus any additional area to be used for access ease-ment and/or pri vate roadway.' .
SECTION 17.08.070 REQUIRED IMPROVEMENTS
1, Prior to reeomnnding approval for any short subdivision,the Planning Commission shall determine that the followingimprovements are_available for each parcel created by thedivision of land: .a. Adequate water supply ..hen necessary.
b. Adequatè method of sewage disposaL.
c. Provision for appropriate deed, dedications and easements.
d. Storm drainage Improvements and. stiÍrm 'sewers whennecessary. .
e. Fire hydrants when necessary.
f. Street and alley paVing: and concrete curbs, gutters andsidewalks when necessary.
g. Street lights when necessary. .
2. All improvelents shall be constructed in accordance with theCity of Issaquah Ordinance No., 1163, "Standards, Requirements,Guidelines, and Specifications for Subdiv.1ions and Plat Roadsand Private Work On City of Issaquah Right-of-Way". All re-quired improvements shall be bonded prior to recording of theshort plat.
3. Telephone lines and...lectric power. lines and other' similarutility services. should be placed underground unless suchaction would be highJ'y unfeasible as based upon a cost com-parison analysis for providing the same services above thesurface. The City reserves the right to require urder-groundinq of such utilities.
4. Other improvements not specifically mentioned herein, but'found necessary due to conditions found on the site by theCity Engineer shall be reouired.
5. Finished plans of all public improvements as installed shall
be required before .the City will accept the improvements,
6, . Bàséd.on the' reconmendatlon of the Citv Enni.neer.,. the .Planninq-"~~CoÌllssion' may recoiend,' and' the-Pl anii¡-nq-iirector-may"re-'
auire, surv'ey' andmo'numentat1on of any short olat. '
SECTlDN 17 .OB.080 FILING OF SHORT PLATS
All short plats shall be filed with the.xinq County Deoartmentof.Records and Elections and shall not be deemed formally approved until
so filed. The filina of the short plat shall be accomplished by tne'Plannlno ,Dkector and the subdivider shall reimburse the City fo.r thecost 0(f.1ing. Every short plat filed for record must he accompaniedby a title report confirmina that the title of the lands as describedand shown on said short plat Is in t~e name of the subdivider.
SECT/ON 17.09.090 LIMITATIONS ON FURTHER SUBDIVISION.
Any lot created under the reouirements of this section shall notbe further divided for a per,iod of five (5) years wfthoiit followinqthe procedures for subdIvision (Chapter 17.12).
CHAPTER 17.12 '
DETAILED PROCEDURES FOR SUBDIVISIONS
SECT/DN 17 .12..010 PURPOSE
The purpose of this section is to establish uniform procedures for theorderly and efficient division and redivision of land within the Cityof Issaquah. . ,SECT/ON 17 :12.020 SCOPE
Any land being divided into five (5) .or more parcels, lots, tracts
or sites for any purpose except those listed under "Exceptions"17 .04.040, or any land ,1h1cn has been divided under the short sub-division procedures within five (5) years; shall conform to theprocedures and requirements of this sectio,ii.
The subdivision process is divided into four (4) basic steps. Thefirst two of which are electives of the applicant', anØ the second
two are mandatory.
1. The applicant is urged to contact the City staff on an fri-forml basis to discuss the' possibility of SUbdividing theSUbject area and to acquaint himself with any City regulationsor poliCies wHh which he may not be familiar,
2. The applicant is then urged to utilÜe the tentative platprocedures to tryout his proposal before the PlanningCormission on a formal work session basis. No final decisionsor ~onmitments cah ,be made as a result of the tentative .platreview. However, the applicant .wil1be able to sample thePlanning. Commission's attitude toward his proposal. without
. making all of the.finàncial and t.ime. commitment. necessary topr~pare andfHe,a;complete prelimInary plat proposaL.
3: .The.third step.is.the fonnl'subm'issioq'and revlew'of.the'properly prepared preliminary subdivisìon applicalion.
4. The fòurth step is the formal submission and the review ofthe final subdlv.lsion application.
¿/
SECT/ON 17.12.030 STAFF CONTACT
Staff contact regarding a proposed subdivision can be made through thePlanning Oepartment.
SECTION 17.12.040 TENTATIVE PLATPROCEOURES
1. Application. APplications for a tentative plat work session,including fifteen (15) copies of the tentative plat maP, shall
be filed with the Planning Department. .The tentative platshall be added. to the agenda of the first pUblic meeting ofthe Issaquah Planning Conmission falling .15 days, or more,after the. date on which the Planning Department accepts theapplicàtion as. complete.
2. Fees. Fees shall be paid in accordance with the City's FeeSchedule, at the time of submittal. .
3. Map Scale and Documentation. The scale and information required fora tentative plat shall be in accordance with the requirements ofSection 17,12.050.2 (b), except. that the scale and informtiondo not need to be precise and the map does not need to be preparedby a registered land surveyor,
4. Referral to Other Deiirtments. The Planning Oepartment shalltransmit .cop,es Of the tentatwe plat to the following departments:one (1) copy to.the Engineering Oepartment; one (i) copy to the ,Building Department; and, one (1) copy to the Fire Department.
5. Tentative Plat Work Session. The work session will be held on oneof. the regular Planning Comission meetings. Any recomndationsof the various departments for revl.sion of the tentative platShould be discussed at such work sessions' as well as recorded inwriting,
6. General Requirements or Findings for Tentative Plat.
iDuring the tentative plat work session departmehtal conents willbe considered and the following criteria will be examined:
a. (s the proposed plat in general conformnce with the regulationsof this code;
b. Do streets confonn to the circulation pattern established orproposed for the area the subdiv15ion will be developed in:
c.. Is the proposed plat in conformance with sewer. water and other
utility plans for the area: .
d., That the proposed plat is not detrimental to its surroundings.
7. Further Action, (f the ten. at plat 15 considere.d acceptableas presented, or as modified the suggestions recorded inwriting at the tenta epl ng, the applicant should.pro-ceed to the prel lat . If the tentative plat is notconsidered acce pre1.:"I.nary plat may still be submittedto the Planning on. HG~ever, It is likely that the sa""Objections and pr . em will ar'se at that stage. .'
. ,1978t
1. Application.
a, Application for a preliminary plat shall be ftled with ~he
Planninq Departmnt, on forms prescribed by the Plannin;Depa~tment 'at least thirty (30) days prior to the PlanningComission hearing at which it is to be considered. .
b. Application fees shall be paid in accordance with the City's
Iiee Schedule at the time of submittal.
c. Environmental informtion shall be p~epared and submitted inacc~rdance with the guidel ines establ ished under the StateEnvironmental P~l1cy Act of .1971 ,as amended, and the City'~f Issaq~ah.~rdinance No, 1151 on environmental pOlicy.. Saidinformati~n 1~ a part of and must accompany the prel imfnaryplat application.
d. Tw~nty (20) copies of the preliminary plat shall be submitted,which shall be prepared by a land surveyor registered inaccordance with the requirements of RCW lB.43.~10. q
2. Preliminary Plat Reguirements. The following' shall be part of theprel1mlOary plat:
a. Vicihitv Map. Ad'!guate to readily identify the location ofthe plat ln relation to its surrounding vicinity.
b. Preliminarv Plat. The preliminary plat shall include all oftl fo llowing: .(1) The subdivision name and number, and the name and address
of the land surveyor.
(2) The date of preparation, the true north point a graphicscale ~n~ legal description of the property p;oposed forsubdivision. Plats shall be drawn to. an appropriateennineering (decimal) scale.
A~l existing conditions shall be delineated. The locationwidth and names of all eXisting or prior platted streets 'or other public open spaces, perminent buildings andstru~tures " ~nd section and municipal corpora don linesw,th,n or adJacent to the Droperty proposed for subdivisiop
shall be shown. In the case of a resubdivision., the lots,blocks, streets, alleys, easements and parks of the originalsubdivision being vacated, shall be shown by dotted linesin their proper ~o~;~:ion in relation to the new arrange~men~ of t~e SU~1Vi~lon; the ne~ subdivision bein~ clearl.vdepicted in solid lines so as to avoid ambiguity Existingsewer and water Hoes, culverts or other underQ~ound -faciliti.es witnin the property proposed for subdivision
indicating pipe sizes, grades and exact location as ob-.tained from public ",!cords shall be shown. Boundary linesof adjacent lands, whether subdivided or unsubdivided, shallbe indicated by dotted 1 ines for a distance of three-hundred (300) feet from the external boundary of the propertyproposed for subdivision and shall include the existing landuse classification.
(3)
(4) Existing contours (solid) and proposed contours (dotted)at interval s of five (5) feet or less and referenced to
the United States Coast and Geodetic Survey (U.S.C. & G.S.)datum, All contour 1 ines shall be extended at least one-hundred (100) feet beyond the external boundaries of th'eproperty proposed for subdivision.
The names, location, widths, and other dimensions of proposedstreets, alleys, easements. parks and other open spaces,reservations, and utilities together with the purpose and anyconditions or limitations of such reservations clearly in-dicated.
(5),
(6) Clearly indicate the source of water supply. method ofsewage disposal, ,and manner of surface run-off control.
Indicate the appro;dmate dimensions of each lot and alllot and block numbers.
(7)
(B) Indicate the acreage of land to be subdivided, the numberof lots and the a rea of the sma 11 es t lot.
3. Referral to Other Offices. Upon receipt of a complete and satisfactoryprel1minary plat application,..the Planning Department shall transmittwo (2) copies of the preliminary plat to the City Engineer, and one
(1) copy to each of the fOllowing officials or' agencies: BuildingOfficial; Fire Department; Police Department; King County Health Depart-ment (if appropriate); the Issaguah School District; and each publicutil ity agency serving the area in which the property proposed for sub-division is located. Each official or agency may file written reconinda-tions with the Planning Department within twenty-one (21) days of thefiling date.
4. Planning Department Action...!
a. The Planning Department may detennine that a meeting be con-ducted to attempt to resolve major issues 'identified as a re-sult of departmental agency reconmendations. Such meeting shallbe attended by those departments or agencies responsible for therecorrndations and must include the appl icant and the PlanningDepartment.
b, The Planning Department shall assemble .and transmit to thePlanning Conmission all pertinent informtion and depart-mental reconmendations prior to the public hearing. A copy ofthe material given to the Planning Conmission shall be providedto the .applicant and an additional copy shall be provided forpublic review .in the Planning Department offices.
5. Planninej COllission Public Hea!:. The Planning Conmission shallconduct a public.hearing on any preliminary plat not less thanthirty (30) nor more than Sixty (60) calendar days from the dateof receipt of a complete prel iminary plat appl ication.
6. Notice of Public Hearing. The Planning Division shall give noticeof the time, location, and purpose of the pUblic hearing in thefo 11 owi ng manner: .
----~--~~-~_.-,.,~-ç-_._~a. Three (3)' notices shall .be;posted on or adjacent to the land
proposed for subdivision at least ten (10) calendar days priorto the public hearing date.
b. One (1) notice shall be giv'!n in a newspaper of general circu-lation within the City at least ten (10) calendar days prior tothe public hearing date. '
c. One (1) notièe shall be mailed to each owner of property ,withinthree hpndred (300) feet of the property proposed for subdivision
at least ten (10) calendar days prior to the publiC hearing date.
d. In the event a preliminary plat is located within one thousand
(1,000) feet of Issaquah's municipal boundary, notice of allhearing,s shall be given to the appropriate King County officials.
7. Planning Conmission Action
a. The Planning Coimission shall, after review of the preliminaryplat, Planning Department reconmendation, testimony, and ex-
hibits submitted at the public hearing, recònmend the CityCouncil approve, conditionally approve, or disapprove theprel iminary plat.
b. Prior to any approval of the preliminary plat, all minimumstreet and utility improvements or reasonable conditions deemednecessary to fulfill the purpose of the subdivision code shallbe specified by the Planning Conmission and the applicant shallbe advised of such. The recolTndation, including any changes,improveiints or conditions shall be transmitted to the City Councilwithin ten (10) calendar days of the Planning Conmission decision.
B. City Council Action
a. Upon receipt of the recoimendation on any preliminary plat,the legislative body shall, at its next pUblic meeting, setthe date for the publ ic meeting where it may adopt or rejectthe reconmendations of the Planning Conmission.
b. In the event the Council deems necessary a change in theConmission's recoiendation, such change shall not be madeuntil a public hearing is conducted by the CounciL. Suchhearing sha 11 be given public notice and conducted in the mannerprescribed .for the Planning Conmission.
c. Approval of a preliminary plat shall constitute appro.a1 forthe applicant to develop construction plans and specificationsfor all facilities and improvements, as required, in strictconformance to the approved preliminary plat, design standards,and anj special conditions required by the City Council, and toprepare a final plat.
g. Time limitation - Preliminarã Plat. Preliminary 'plats of any proposedsubdiv,ston shall be approve, disapproved or returned to the applicantfor modificatión or correction within ninety (gO) days from date offiling thereof unless the.applicant consents to an extension of suchtime period: provided, that if an environmental impact statement isrequired as provided in RCW 43.21C.D3D, the ninety.day.period shallnot include the time spent preparing and circulating the environmentalimpact statement by the local government agency. .
10. Expiration of Preliminarv Plat. Approval of any preliminary platshall expire and become null and void one (1) year from date of .such preliminary plat approvaL. The City Council may grant one (1)extension of the preliminary plat appro.a1for a period not toexceed one (1) year. ""
SECTION 17.12.060 FINAL PLAT PROCEDURES
1. Application
a. Application for the final plat shall be filed with the PlanningDepartment on fonns supplied by that office. .
b. Applicàtion fees shall be paid in accordance with the City'sfee schedule at the time of. application.
c. The application shall include twelve. (12) copies and the re-producible original of the final plat and shall be prepared by
a land surveyor in strict i:onformance with the pre1.minaryplat approvaL.
2. Final Plat Reouirementsa:~.(1) The final plat, containing all the information specified
in this Section, should be drawn in a neat and legiblemanner to a scale of one (1) inch representing one hundred
(100) feet unless otherwise approved by the Planning
Department, and shall be drawn in black drawing ink oneighteen (18) inch by twenty-two (22) inch sheets ofhigh grade polyester drafting film.
(2) All documents, maps, survey calculatións, and notes 'shallcontain the name of the subdivision, the name of the sub-divider and the name of the land surveyor responsible tothe subdivider. .
b. SpeCific
(1) The final plat shall clearly depict the following inforrtion:
(a) Date, title, name and 10caHon of the subdivision,graphiC scale, datum plane, and true north point.
(b) The lines and names of all streets or other publicways) parks" playgrounds, easements) reservations,and any area to be dedicated to public use, withnotes stating their purpose and any limitations.
(c) The lines and names' of all existing or platted streetsor other publiC ways, parks, playgrounds and easementsadjacent to the final plat, subdivision or dedication,including municipal boundaries, township lines, andsection lines.
(d) All dimensions along the lines of each lot, with thetrue bearings and sufficient data necessary to readilydetennine and reproduce on the ground the location,bearing, and. of every street 1 ine, easementline, lot 11 ck line, and the boundary of thesubdivided .The lengths andlbeari straight lines, curveradii, arcs, an"d semi-t of all curves.
(e)
, lEf-(f) The location of all permnent control monuments based
on Lambert coord i na tes .
."
¡l."rl "
,LEGAL ~OT'CE
(g) Suitable primary control points, approved by the CityEngineer, or descriptions and ties to such controlpoints, to which all dimensions, angles, bearings andsimilar data given on the plat shall be referred.
(21 All dimensions shall be given in feet and decimals of afoot to the nearest one one-hundredth (lnOD) . All analesand bearings shall be accurately measured in degrees, .minutes, and seconds.
(3) The final plat shall be accompanied by an approved printedcomputer plat clo.sure or demonstrated m~thematical plotclosure on all lob, streets, alleys and boundaries. Themaximum allowable surveyed error of closure shall be 0.02 fee
(4) In the event the plat constitutes a replat, the lots,blocks, streets, etc., of the previous plat shall be shownby dotted lines in their proper positions in reiation tothe new arrangement of the plat, the new plat blÚ.ng shownin solid lines so as to avoid ambiauity. '
(S) The final plat shall contain a comolete leoal descriptionof the land to be subdivided. . .
(6)' The final p.lat shall be accompanied by a letter of cert.ifi-cation by the Public Works Director indicatinn that the sub-division has complied with either of the follow;no alternative
(a l All improvements have been installed in accordance withthe conditions of the preliminary plat and the City'simprovement standards. '
(b) Certain improveme~'ts have been deferred accordino toSection 17.12.050, 3 d, Deferred Improvements.
Dedications/Certifications. In addition to other reguire1entsspecified in this Section, the final plat shall contain or beaccompanied ,by the following:
(1) Dedication of all streets, rights-of-way, parks, playgrounds,easements, reservations, and any area to be dedicated topublic use, together with any restrictions or limitationsthereon,
(2) Certification by the land surveyor that a survey has beenmade and all required monuments and stakes have been or .!ill
be properly set. . .
(3) Certification by the resoonsible agencies that the methodsof sewaae disposal and water service are acceptable.
(4) Certification by the Kino County Finance Department thattaxes have been paid in accordance with RCW 58.0B.030 and
,,140 and tfit a deposit has been made with the King CountyFinance Department in sufficient amount to pay the ta~esfor the following year.
. (5) Certification by the City Treasurer(Finance Director). that ther~ are no delinquent special assessments and that
all special assessments certified to the City Treasurer
(Fina~ce Director) (or collection on any property hereincontained and dedicated for streets, alleys or other publicuses are paid in fulL.
(6) Certification of approval by. the Planning COlTission to'besigned by the Chairmn and Secretary thereof.
(7) Certification of approval by the Engineering Department,to be signed by the City Engineer.
(B) Certification of approval by the Planning Department tobe signed by the Director thereof. '
(9) The appl icant shall furnish the City a plat certificate froma title insurance.company documnting the ownerShip andtitle of all interested parties in the plat, subdivision,or dedication and listing all encumbrances. The certificatedated or updated within ten (10) calendar days prior tothe date of City Council approval of the final plat.
3: Installation of Improvements or Bondina in Lieu of Improvements
a, Required Improvements. Every subdivider may be required to gradeand pave streets and alleys, install curbs and gutters, sidewalks,monuments, sanitary and storm e,sewers, water main!.; street lights
. and name signs, together with all appurtenances thereto in accordanc.with specifications and standards of this code, approved by theEngineering Departmnt, and in accordance with, other standards ofthe City. .
IC.
b. Desian and Review of Improvements. All required improvements shall:be designed by a licensed eng,neer or engineering firm and sub-
'!itted to the City for review and approval before any construction,is started. Improvemnt designs shall be submitted for review in iplan and profile form shoO/ing street lines, sanitary sewers, storm Isewers, water lines and any similar improvements drawn to Ð ,Ivertical:horizontal ratio of 10:1 with any variations to beapproved by the City Engi neer. ,
c. Permits, Prior to proceeding with any subdivision improvements, :tldivider shaii obtain those pennits from the City as are 1Inecessary. The subdivider is also responsible for complying withall applicable permit requiremnts of other federal, state andlocal aoencies.' i
d. Supervision and Inspection. A licensed engineer or e. ngineering Ifirm, unless found to be .unacceptable to the Department ofPublic Works, shall be responsible for the supervision and in-spection of all subdivision improvements. All improvementS ,shall be certified in writing as completed in accordance with Iplans and speCifications as approved by the Department of Publ icWorks. :
e. As-Built Plans. As.built plans shall be turned over to the LDepartment of Public Works and shall be on reproducible materialacceptable to that department. '\-~ ~ --- ---~~ - _.. -" ~ - \
.' f. Deferred lmprovelints. A final plat siiTñõbeä¡roved &y ~the City Council unt,l all required improvements âre constructedin a satisfactqry manner and approved by the responsible Citydepartments or sufficient bond has been satisfactorily posted inlieu of completion.
(1) In the event a subdivider wishes to defer certain on-siteimprovements, written notice shall be made to the PlariningDepartment, . The subdivider shall furnish a performncebond to the City in an amount equal to one-hundred-fifty
(150) percent of the estimated cost of the deferred im-pro.ements. The decisfon of the Director of Public works,regarding the ,amount of the performance bond, shall be finaland conclusive.
(2) Time Limit. Such bond, to be filed with and held by theCity Clerk, shall list the exact work that shall be 'performedby the applicant and shall specify that all of the deferredimprovements be completed within one (1) year from the date
of approval of the final plat by the City CounciL. E.tensionsof this time period may be authorized by the Director ofPublic Works. In the event an extension is authorized, thebond shall be revised to reflecl' the new completion date.
(3) Check in Lieu of Bond. The subdivider may substitute a certi.fied or cashier's check, assignment of funds or any othermethod of security acceptable to the City Council in lieuof a performnce bond. Such substitution shall be made pay-able to the City Treasurer (Finance Director) and shall bein the same amount and carry with it the same restrictionsa" the bond for which it is substituting.
Proceed Against Bond or Other Security. The City reservesthe right, In addition to all other remedies available toit by law, to proceed against such bond or other securityin lieu thereof.
(4)
Binding Upon Applicant. The requirement of the posting ofany performnce bond or other security shall 'be bindingupon the subdivider, his heirs, successors and àssiQns.
Notification to Planning Department. The Director ofPublic Works shall, notify the Planning Department inwriting of the following: the improvements deferred,amount of bond or other security and time 1 imit of such,and .ny other pertinent' information.
g. . Certificate of C'1letion. The Director of Public Works shall,nfonn the Plann'ng Department in writing verifying that the
subdivider has completed the required installations and/orbonding in accordance with the provisions of thIs code andthe specifications and standards of the departments.
(5)
(6)
4. Final Plat Review Procedures.
a. Referral to Other Departments and Agencies. Thé PlanningOepartment shall distribute the final plat to all departmentsand agenci~s rec~iving the preli_minary plat, and to any otherdepartments, special purpose districts and other governmentalagencies deemed necessary. ,
b. Departmental Áproval. Within fifteen (15)' calendar days ofreceipt of the inal plat, the Public Works Department shallre~iew the final plat ~nd submit to the Planning Department awrttten report with respect to the following considerations:
(1) That the proposed final plat bears the reguired certificatesand statements of approvaL.
(2) That a title insurance report furnished tiy the'subdividerconfjrms the title of .the land and the proposed subdivisionis vested in the name of the owner whose signature appearson the plat certificate,
(3) That the facilitIes and improvements required to be provIdedby the subdivider have been completed or alternatively, thatthe subdivider has submitted with the proposed final plata performnce bond or other security in conformnce withSection 17.1.2,050, Subsection 3 f.
(4) That the plat is technically correct and accurate 'ascertified by the land surveyor responsible for the plat.
c. Submission to Planning Comission. The Planning Oepartment,upon receipt of the Public Works Department report and anyother pertinent written conments, shall forward the proposedfinal plat and written recoiendation thereon to the PlanningConmission within thirty (30) calendar days from the.date offiling of the proposed final plat.
.d. Citt Council Action. If the Council finds that the proposedph makes appropriate provisions for the public health, safety,general welfare, and for such open spaces, dra'inage ways, streets,alleys, other pUblic ways, water supplies, sanitarv sewers, parks.playgrounds, sites for. schools and school grounds: and that thepublic use and interest wi 11 be served by the plattinq of SUChsubdivision, then it shall be approved, If the Council finds thatthe proposed plat does not make such appropriate proviSions orthat the pUblic use and interest will not be served, then theCouncil may disapprove the proposed subdivision. Dedication ofland to the City or other publiC body.may be reauired as a cond-ition of subdivision 'approva1 and shall be clearl.v shown on thefinal plat.
e. Time Limitation - Final Plat. Final plats shall be approved,disapproved or returned to the applicant within thirty (30) daysfrom the date of filing thereof, unless the applicant consentsto .n extension of such time period,
f. Filing Final Plat, Befo~e the final plat is submitted to theC,ty Council, it shall be signed by the City Treasurer '(FinanceDirector), Director of Public Works, and the Plannino Director.lIpon approval by the City Counc il, it shall be signed by theMayor and attested by the City Clerk. The final plat shall befiled with the Department of Records and Elections by the City.
g. Extension of the Final Plat Approval Date. Filial approval bythe C,tyCounci1 of a portion of the final plat,.will constitutean automtic exte~sion of one (1) year from said approval datefor the reminder of the final plat. Additional extensions of
tl months may ~e granted by the Ci ty .Counci 1.,Pbll.he Issaquah Press May 17, 1978