HomeMy WebLinkAboutOrdinance No. 0854CITY OF MEDINA
Ordinance No. 854
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MEDINA,
WASHINGTON, REPEALING TITLE 16 MMC AND ADOPTING CHAPTERS 20.73
AND 20.90 MMC RELATING TO DIVISIONS OF LAND AND
LOT LINE ADJUSTMENTS
WHEREAS, the City of Medina is classified as a non -charter code City under title
35A RCW; and
WHEREAS, the Washington State Legislature enacted new platting regulations
in 1969, to provide for a uniform manner of subdividing land in cities and counties
throughout the state, and replacing the 1937 platting statutes; and
WHEREAS, the state platting regulations are codified in chapter 58.17 RCW; and
WHEREAS, pursuant to RCW 35A.11.020, the City Council may adopt and
enforce ordinances of all kinds relating to and regulating local and municipal affairs,
including divisions made for the purpose of alteration by adjusting boundary lines; and
WHEREAS, the City Council had previously adopted rules and procedures
covering short subdivisions and subdivisions, with the regulations pertaining to
subdivisions last amended in 1964, and the regulations pertaining to short subdivisions
last amended in 1986; and
WHEREAS, the City Council wishes to update it rules and procedures for short
subdivisions and subdivisions, and to add lot line adjustments rules and procedures; and
WHEREAS, the City is developing a Unified Development Code and wishes to
incorporate the subdivision and lot line adjustment regulations into the Unified
Development Code; and
WHEREAS, pursuant to RCW 36.70A.106, a notice of intent to adopt was
transmitted to the Washington State Department of Commerce on May 7, 2010; and
WHEREAS, after giving proper notice, the Planning Commission held a public
hearing on May 25, 2010, and forwarded a recommendation to the City Council; and
WHEREAS, the City Council held a public hearing on July 12, 2010, to receive
testimony for and against the proposed code amendment and to consider the Planning
Commission's recommendation; and
WHEREAS, the City Council makes the following conclusions:
A. Revisions to the subdivision regulations are necessary to provide consistency
with chapter 58.17 RCW; and
B. The adoption of regulations governing the
between platted lots is necessary to ensur
zoning regulations, the comprehensive plan,
egress is maintained; and
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e
adjustment of boundary lines
conformance with applicable
and that proper ingress and
C. The addition of notification requirements for short subdivisions will improve
the permitting process by ensuring the City has a complete record before
rendering a decision on short subdivision applications; and
D. The proposed changes will benefit the public health, safety and welfare if
adopted; and
WHEREAS, pursuant to WAC 197-11-340(1), a Determination of Nonsignificance
(DNS) was issued for this code amendment.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF MEDINA, WASHINGTON,
DO ORDAIN AS FOLLOWS:
Section 1. Title 16 of the Medina Municipal Code is repealed.
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Section 2. A new chapter 20.73 of the Medina Municipal Code is adopted to
read as follows:
LAND DIVISIONS
Chapter 20.73
Sections:
20.73.010
Purpose.
20.73.020
Applicability.
20.73.030
Exemptions.
20.73.040
Definitions applicable to this chapter.
20.73.050
Administration.
20.73.060
General provisions.
20.73.070
Survey requirements.
20.73.080
Further division of a short subdivision and accumulative short
subdivisions.
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20.73.085 Review procedures and approvals.
20.73.090 Review procedures and approvals.
20.73.100 Approval criteria— lot line adjustment, short subdivision, and subdivision.
20.73.110 Submittal requirements.
20.73.730 Approval criteria — final short subdivision and subdivision.
20.73.130 Submittal requirements — final short subdivision and subdivision.
20.73.140 Minor modifications to a preliminary subdivision approval.
20.73.150 Recording with County Auditor.
20.73.160 Expiration of final approval.
20.73.165 Subdivision vesting after approval.
20.73.170 Subdivision vesting after approval.
20.73.180 Violations.
20.73.010 Purpose.
A. The purpose of this chapter is to regulate the division of land and adjustment of lot
lines while protecting the public health, safety and general welfare of the community.
B. This chapter establishes the procedures for the division, re -division of land, and the
adjustment of property boundaries in accordance with the goals, objectives and
policies of the Medina Comprehensive Plan, and to ensure compliance with the
City's development and engineering requirements.
20.73.020 Applicability.
A. This chapter shall apply to all divisions of lands including short subdivisions,
subdivisions and lot line adjustments hereafter established within the incorporated
areas of the City of Medina.
B. This chapter is applied in conjunction with chapter 2.73 MMC, Hearing Examiner; title
17 MMC, Zoning; chapter 18.04 MMC, State Environmental Policy Act; the Medina
Shoreline Master Program; chapter 18.12 MMC, Critical Areas; chapter 20.80 MMC,
Project Permit Review Procedures, and other applicable codes referencing this
chapter.
20.73.030 Exemptions.
The provisions of this chapter shall not apply to:
A. Cemeteries and other burial plots while used for that purpose.
B. Divisions of land made by testamentary provisions, or the laws of descent.
C. Division of land due to condemnation or sale under threat thereof by an agency or
division of government vested with the power of condemnation.
D. A division of land into lots or tracts of less than 3 acres that is recorded in
accordance with Chapter 58.09 RCW (Survey Recording Act) and is used or to be
used for the purpose of establishing a site for construction and operation of
consumer -owned or investor -owned electric utility facilities. The exemption only
applies to electric utility facilities that will be placed into service to meet the electrical
needs of a utility's existing and new customers. "New customers" are defined as
electric service locations not already in existence as of the date that electric utility
facilities subject to the provisions of this section are planned and constructed.
E. A division of land for the purpose of leasing land for facilities providing personal
wireless services while used for that purpose.
F. A division of land for the purpose of dedicating to the public such tracts of lands for
open spaces, drainage ways, roads, alleys, easements, parks, playgrounds, sites for
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schools, school grounds, water supplies, sanitary wastes and other general purposes
that may be required to protect the public health, safety and welfare.
G. Condominiums as set forth in chapters 64.32 or 64.34 RCW.
20.73.040 Definitions applicable to this chapter.
A. Words in this chapter used in the singular shall include the plural, and the plural shall
include the singular, unless the context clearly indicates the contrary.
B. The following definitions apply to this chapter and they should be used in conjunction
with other definitions found in title 17 and title 20 MMC. However, these definitions
are not intended to replace or alter similar definitions found elsewhere within the
Medina Municipal Code except when specifically applied to the provisions of this
chapter.
1. "Auditor, County" means the person defined in chapter 36.22 RCW or the office
of the person assigned such duties under the King County Charter.
2. "Block" means a group of lots, tracts, or parcels within well-defined and fixed
boundaries.
3. "Bond" means a satisfactory security to insure performance and/or warranty.
The form of the security shall be determined by the Director.
4. "Buildable lot" means a tract or parcel of land, legally created, which may be
used for the placement of structures separate from other parcels.
5. "City" means the City of Medina.
6. "Comprehensive Plan" means the City of Medina Comprehensive Plan as
adopted and amended.
7. "Day" means calendar days.
8. "Dedication" means the deliberate appropriation of land by an owner for any
general and public uses, reserving to himself or herself no other rights than such
as are compatible with the full exercise and enjoyment of the public uses to
which the property has been devoted.
9. "Director" means the city manager or designee.
10. "Division of land" means any segregation of land that creates lots, tracts, parcels,
or sites not otherwise exempted by this title that alters or affects the shape, size
or legal description of any part of the owner's land.
11. "Electric utility facilities" means unstaffed facilities except for the presence of
security personnel that are used for or in connection with, or to facilitate the
transmission, distribution, sale, or furnishing of, electricity including, but not
limited to, electric power substations.
12. "Hearing Examiner" means the person appointed pursuant to MMC 2.78.020 with
the powers and duties prescribed in Chapter 2.78 MMC.
13. "Lot" means a fractional part of divided lands having fixed boundaries being of
sufficient area and dimension to meet the minimum and maximum underlying
zoning district requirements for width, area and street frontage. The term shall
include tracts or parcels.
14. "Lot line adjustment" means a minor movement of a property line between two or
more adjoining parcels. Lot line adjustments are used to correct minor
trespasses (such as building a shed over a property line) or to add acreage to a
parcel for the owner's convenience.
15. "Personal wireless services" means any federally licensed personal wireless
service. "Facilities" means unstaffed facilities that are used for the transmission
or reception, or both, of wireless communication services including, but not
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necessarily limited to, antenna arrays, transmission cables, equipment shelters,
and support structures.
16. "Plat" means a map or representation of a subdivision, showing thereon the
division of a tract or parcel of land into lots, blocks, streets and alleys, or other
divisions and dedications.
17. "Plat certificate" means a title report or subdivision guarantee that is prepared by
a title company for the property contained in a proposed short subdivision,
subdivision or binding site plan, to include, as a minimum, all owners of record,
easements and encumbrances affecting said property.
18. "Plat, final" means the final drawing of the subdivision and dedication prepared
for filing for record with the County Auditor and containing all elements and
requirements set forth in this chapter and Chapter 58.17 RCW.
19. "Plat, preliminary" means a neat and approximate drawing of a proposed
subdivision showing the general layout of streets and alleys, lots, blocks, and
other elements consistent with the requirements of this chapter. The preliminary
plat shall be the basis for the approval or disapproval of the general layout of a
subdivision or short subdivision.
20. "Plat, short" means the map or representation of a short subdivision.
21. "State Environmental Policy Act (SEPA)" means environmental review
procedures required under chapter 43.21 C RCW, chapter 197-11 WAC and
chapter 18.04 MMC.
22. "Subdivision" means the division or re -division of land into 5 or more lots, tracts,
parcels, sites, or divisions for the purpose of sale, lease, or transfer of ownership.
23. "Subdivision, accumulative short" means multiple short subdivisions of
contiguous existing lots held under common ownership, which would result in the
creation of five or more lots within a 5-year period of the initial short subdivision
approval. "Ownership" for the purpose of this definition means ownership as
established at the date of the initial short subdivision approval.
24. "Subdivision, short" means the division or re -division of land into 4 or fewer lots,
tracts, parcels, sites, or divisions for the purpose of sale, lease, or transfer of
ownership.
25. "Title report" means the written analysis of the status of title to real property,
including a property description, names of titleholders and how title is held (joint
tenancy, etc.), encumbrances (mortgages, liens, deeds of trusts, recorded
judgments), and real property taxes due.
26. "Tract" means land reserved for special uses such as open space, surface water
retention, utilities, or access. Tracts are not counted as lots nor considered as
building sites.
27. "Treasure, County' means the person defined in chapter 36.40 RCW, or the
office of the person assigned such duties under the King County Charter.
20.73.050 Administration.
The Director is vested with the duty of administering and implementing the provisions of
this chapter.
20.73.060 General provisions.
A. The provisions set forth in this chapter shall constitute the minimum requirements
necessary to promote the public health, safety, and general welfare.
B. Any person who desires to subdivide land within the boundaries of the City should
consult with the City at an early date to become familiar with the requirements of this
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chapter and for assistance in understanding the engineering requirements and the
construction standards of the City.
C. Transfer of land prior to final approval.
1. Whenever any parcel of land is divided into 2 or more lots, no person, firm,
corporation or agents of them shall sell, transfer or advertise for sale or transfer
any such lot without having a short subdivision or subdivision recorded unless
preliminary approval expressly conditions a performance of an offer or
agreement to sell, lease, or otherwise transfer a lot, tract, or parcel of land on the
recording of the final short plat or plat.
2. If performance of an offer or agreement to sell, lease or otherwise transfer a lot,
tract, or parcel of land following preliminary approval is expressly conditioned on
the recording of the final plat containing the lot, tract, or parcel, the offer or
agreement shall not be subject to the penalties in RCW 58.17.200 or 58.17.300,
or MMC 20.73.180.
3. All payment on account of an offer or agreement conditioned as provided in this
section shall be deposited in an escrow or other regulated trust account and no
disbursement to sellers shall be permitted until the final short plat or plat is
recorded.
D. Lands designated as critical areas such as wetlands, aquifers, streams, flood
hazards, geological hazards and wildlife habitat conservation areas shall not be
divided nor have lot lines adjusted unless adequate safeguards are provided as
prescribed in chapter 18.12 MMC, Critical Areas.
E. The applicant shall pay a fee in accordance to the fee schedule adopted in chapter
3.64 and 17.44 MMC, which shall accompany the application.
F. In lieu of the completion of the actual construction of any required improvements
prior to the approval of a final subdivision, the City may accept a bond providing for
and securing the actual construction and installation of such improvements within a
period specified by the City. In addition, the City may provide for methods of
security, including the posting of a bond securing the successful operation of
improvements for up to two (2) years after final approval..
G. If any provision of this chapter or its application to any person or circumstance is held
invalid, the remainder of this chapter, or the application of the provision to other
persons or circumstances shall not be affected.
20.73.070 Survey requirements.
A. A Washington State licensed land surveyor registered pursuant to chapter 18.43
RCW shall prepare, stamp, and seal all proposed lot subdivisions.
B. A survey is required for all final approvals of lot line adjustments, short subdivisions,
and subdivisions and shall meet the survey standards of chapter 58.09 RCW and
chapter 332-130 WAC.
C. The surveyor shall certify on the final document to be recorded that it is a true and
correct representation of the lands actually surveyed.
D. Whenever a survey reveals a discrepancy, the discrepancy shall be noted on the
face of the subdivision. "Discrepancy" means: (1) a -boundary hiatus; (2) an
overlapping boundary; or (3) a physical appurtenance, which indicates
encroachment, lines of possession, or conflict of title.
20.73.080 Further division of a short subdivision and accumulative short
subdivisions.
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A. Land within a short subdivision may not be further divided in any manner within a
period of 5 years without the filing of a final plat, except the original owner of the land
at the time the short subdivision was approved by the City may file within the 5-year
period an alteration to the short subdivision to create up to a total of 4 lots within the
original short plat boundaries.
B. Accumulative short subdivisions, and other proposed means of segregation used to
avoid the requirements of a subdivision are prohibited and violate the provisions of
this chapter.
20.73.085 Review procedures and approvals.
Each lot line adjustment and division of land is processed as a different action "type" as
described in MMC 20.80.060 and summarized as follows:
A. Approval of a lot line adjustment application is a two step process, which includes
final approval by the Director and recording with the King County Auditor.
B. Approval of a division of land is a four step process including preliminary approval,
installation or bonding of required improvements, final approval, and recording with
King County Auditor. The process summarizes as follows:
1. Short Subdivision:
a. A preliminary short subdivision is processed as a Type 2 decision pursuant to
chapter 20.80 MMC.
b. Installation of infrastructure improvements as determined by the City, or
providing a form of security as determined by the City to ensure such
improvements are installed.
c. A final short subdivision is processed as a Type 1 decision pursuant to
chapter 20.80 MMC.
d. The final short subdivision shall be submitted to the Director within 5 years of
the date that the preliminary approval became final or the short subdivision
shall become null and void.
e. The Director's signature is required on the final short plat.
2. Subdivision.
a. A preliminary subdivision is processed as a Type 3 decision pursuant to
chapter 20.80 MMC.
b. Installation of infrastructure improvements as determined by the City, or
providing a form of security as determined by the City to ensure such
improvements are installed.
c. A final subdivision is processed as a Type 2 decision pursuant to chapter
20.80 MMC.
d. The final subdivision shall be submitted to the Director within 7 years of the
date that the preliminary approval became final or the subdivision shall
become null and void.
e. The following signatures on the final plat are required before the Director can
submit the final plat to the City Council for their action:
i. Director: whose signature approves compliance with all terms of the
preliminary plat approval of the proposed plat subdivision or
dedication.
ii. City Engineer: whose signature approves the layout of streets, alleys
and other rights -of -way, design of bridges, sewage and water systems
and other structures.
iii. City of Bellevue Utilities: whose signature approves the adequacy of
the proposed means of sewage disposal and water supply.
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iv. King County Treasurer: whose signature confirms a statement that all
taxes and delinquent assessments for which the property may be
liable as of the date of certification have been duly paid, satisfied or
discharged.
v. Property Owner: whose signature confirms a statement that the
subdivision has been made with the free consent and in accordance
with the desires of the owner.
The City Council may authorize the Mayor to sign an approved final plat.
This section shall expire December 31, 2014 pursuant to SSB 6544; chapter 79, Laws of
2010.
20.73.090 Review procedures and approvals.
Each lot line adjustment and division of land is processed as a different action "type" as
described in MMC 20.80.060 and summarized as follows:
C. Approval of a lot line adjustment application is a two step process, which includes
final approval by the Director and recording with the King County Auditor.
D. Approval of a division of land is a four step process including preliminary approval,
installation or bonding of required improvements, final approval, and recording with
King County Auditor. The process summarizes as follows:
3. Short Subdivision:
a. A preliminary short subdivision is processed as a Type 2 decision pursuant to
chapter 20.80 MMC.
b. Installation of infrastructure improvements as determined by the City, or
providing a form of security as determined by the City to ensure such
improvements are installed.
c. A final short subdivision is processed as a Type 1 decision pursuant to
chapter 20.80 MMC.
d. The final short subdivision shall be submitted to the Director within 5 years of
the date that the preliminary approval became final or the short subdivision
shall become null and void.
e. The Director's signature is required on the final short plat.
4. Subdivision.
a. A preliminary subdivision is processed as a Type 3 decision pursuant to
chapter 20.80 MMC.
b. Installation of infrastructure improvements as determined by the City, or
providing a form of security as determined by the City to ensure such
improvements are installed.
c. A final subdivision is processed as a Type 2 decision pursuant to chapter
20.80 MMC.
d. The final subdivision shall be submitted to the Director within 5 years of the
date that the preliminary approval became final or the subdivision shall
become null and void.
e. The following signatures on the final plat are required before the Director can
submit the final plat to the City Council for their action:
vi. Director: whose signature approves compliance with all terms of the
preliminary plat approval of the proposed plat subdivision or
dedication.
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vii. City Engineer: whose signature approves the layout of streets, alleys
and other rights -of -way, design of bridges, sewage and water systems
and other structures.
viii. City of Bellevue Utilities: whose signature approves the adequacy of
the proposed means of sewage disposal and water supply.
ix. King County Treasurer: whose signature confirms a statement that all
taxes and delinquent assessments for which the property may be
liable as of the date of certification have been duly paid, satisfied or
discharged.
x. Property Owner: whose signature confirms a statement that the
subdivision has been made with the free consent and in accordance
with the desires of the owner.
The City Council may authorize the Mayor to sign an approved final plat.
This section shall be effective January 1, 2015, pursuant to SSB 6544; chapter 79, Laws
of 2010.
20.73.100 Approval criteria — lot line adjustment, short subdivision and
subdivision.
The following criteria shall be used to review and approve lot line adjustments,
preliminary short subdivisions and subdivisions:
A. Lot line adjustments:
1. Does not create any additional lot, tract, parcel, or division of land;
2. Does not create a lot, tract, parcel, site, or division of land, which contains
insufficient area or dimension to meet the minimum requirements for area and
dimensions as set forth in the Medina Municipal Code;
3. Does not create or diminish any easement or deprive any parcel of access or
utilities; and
4. Does not create or increase the nonconformity of structures, lots, or other factors
with respect to development standards.
B. Preliminary short subdivisions and preliminary subdivisions:
1. The proposal is in conformance with the Comprehensive Plan, Shoreline Master
Program, and any other City -adopted plans;
2. Provisions have been made for water, storm drainage, erosion control and
sanitary sewage disposal for the subdivision that are consistent with current
standards and plans as adopted in City code or ordinance;
3. Provisions have been made for roads, utilities, street lighting, street trees and
other improvements that are consistent with the zoning code, chapter 20.90
MMC, and engineering standards;
4. Provisions have been made for dedications, easements and reservations;
5. The proposal complies with the relevant requirements of the zoning code and all
other relevant local regulations;
6. Appropriate provisions are made for:
a. The public health, safety, and general welfare and for such open spaces,
drainage ways, streets or roads, alleys or other public ways, transit stops,
potable water supplies, sanitary wastes, parks and recreation, playgrounds,
schools and school grounds and all other relevant facts, including sidewalks
and other planning features that assure safe walking conditions for students
who only walk to and from school; and
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b. The public use and interest will be served by the platting of such subdivision
and dedication.
20.731.110 Submittal requirements.
An applicant seeking approval of a lot line adjustment, preliminary short subdivision or
preliminary subdivision must submit a complete application requesting approval. It is the
responsibility of the applicant to provide all of the necessary information before the
application is processed. In conjunction with the appropriate fee, a complete application
under this chapter shall include, but is not limited to, the following:
A. Application shall be made on the appropriate forms prescribed by the City and shall
be signed and dated by the property owner or authorized agent. When an authorized
agent is involved, they shall provide proof they represent the legal interests of the
property owner.
B. The application shall contain each of the following:
1. The name, address and telephone number of the applicant and person to be
contacted;
2. The King County Assessor's tax identification number;
3. The name, address and telephone number of the owner of the property;
4. Address or location of the property to be subdivided;
5. Legal description of the property (from the title report verbatim);
6. The existing zone classification of the property;
7. The existing shoreline environmental designation if any land is within 200 feet of
the ordinary high water mark as defined by RCW 90.58.030(2)(b);
8. Approximate project site lot area in acres;
9. The range of lot sizes in square feet.
C. Plan drawings:
1. All drawings shall be to scale on an 18-inch by 24-inch sheet of paper (multiple
sheets may be used in order to provide clarity).
2. Lot line adjustment: In addition to the illustrations prescribed in MMC
20.73.110(C)(3), plan drawings for lot line adjustments shall include the following:
a. The final lot boundaries shall be shown with a heavier line weight to clearly
distinguish them from existing boundaries;
b. A full and correct legal description of the revised lots; and
c. Comply with the survey requirements set forth in MMC 20.73.070.
3. Preliminary short plat/ plat: Drawings shall include the following illustrations:
a. Location of the site by section, township, range;
b. North arrow and the boundary of the lands being divided or having the
boundaries adjusted;
c. Scale at not less than 1 inch = 100 feet (larger scales such as 1:50, 1:20, and
1:30 are preferred);
d. Vicinity map showing the site clearly marked (smaller scale than 1:100 is
acceptable);
e. The proposed layout and dimensions of lots and tracts;
f. The name of any adjacent subdivisions;
g. The approximate location, names and width of all existing and proposed
streets, roads, private lanes and access easements within the boundaries of
the lands being effected;
h. The location of existing and proposed improvements such as storm water
facilities, sidewalks, utilities, power poles, etc., within the boundaries of the
lands being effected and adjacent lots;
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i. All existing and/or proposed easements or divisions proposed to be dedicated
for any public purpose or for the common use of the property owners of the
lands being subdivided;
j. A full and correct description of the lands being divided or having the lot lines
adjusted;
k. Approximate location of existing structures and other improvements located
on the site and whether such structures are Dr000sed to remain on the
property;
I. Shorelines, streams, wetlands, wildlife habitat conservation areas, and
geologically hazardous areas as defined in chapter 18.12 MMC, Critical
Areas, and the Shoreline Master Program;
m. Topographical information showing existing contour lines at intervals of 2 feet
elevation.
D. Reduced plan drawing consisting of an 11-inch by 17-inch reproducible copy of the
site plan containing the information prescribed in MMC 20.73.110(B), except this
provision shall not apply to a lot line adjustment.
E. Title report issued within 30 days of application, showing all persons having an
ownership interest, a legal description describing exterior boundary of application site
and listing all encumbrances affecting the site.
F. Public notice packet as required by the corresponding application.
G. Environmental (SEPA) checklist for a subdivision application.
H. Water and Sewer Availability from City of Bellevue Utilities (not applicable to a lot line
adjustment).
I. Perimeter lot closures for all lots, tracts, and the exterior boundary.
J. Any related information and/or studies (including but not limited to storm drainage
report and critical areas report) required by other provisions of the Medina Municipal
Code, identified in the pre -application meeting, or deemed necessary by the Director.
20.73.120 Approval criteria — final short subdivision and subdivision.
The following criteria shall be used to review and approve a final short subdivision and
final subdivision:
A. Conforms to all terms of the preliminary approval;
B. Meets all zoning and engineering requirements;
C. Meets all requirements of this chapter;
D. Meets all applicable local and State laws that were in effect at the time of vesting;
and
E. Improvements have been constructed, or a bond or other security has been secured
at 130 percent of the estimated construction value accepted by the City.
20.73.130 Submittal requirements — final short subdivision and subdivision.
An applicant seeking final approval of a short subdivision or subdivision must submit a
complete application requesting approval. It is the responsibility of the applicant to
provide all of the necessary information before the application is processed. In
conjunction with the appropriate fee a complete application for a final subdivision
approval shall contain, but is not limited to, the following:
A. Application shall be made on the appropriate forms prescribed by the City and shall
be signed and dated by the property owner or authorized agent.
B. Final plan drawings:
1. All drawings shall be to scale on an 18-inch by 24-inch sheet of paper (multiple
sheets may be used);
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2. Contain the illustration and information set forth in MMC 20.73.110(C)(3), except
the Director may approve a scale up to 1 inch = 200 feet in order to fit the layout
of a plat on a single sheet;
3. Meet the survey requirements set forth in MMC 20.73.070;
4. Include addressing of individual lots assigned by the City;
5. Certificate for the approval signatures detailed in MMC 20.73.090;
6. Treasurer's certificate to ensure payment of taxes; and
7. Other information requested during the preliminary short plat or plat approval;
C. If the short subdivision or subdivision includes a dedication, the following statements
shall be included:
1. The dedication of all streets and other areas to the public, and individual or
individuals, religious society or societies, or to any corporation, public or private,
as shown on the plat;
2. A waiver of all claims for damages against any governmental authority which
may be occasioned to the adjacent land by the established construction,
drainage and maintenance of said road;
3. Said statements shall be signed and acknowledged before a notary public by all
parties having any interest in the lands subdivided;
D. Lot Numbering. Lots shall be consecutively numbered; tracts shall be lettered
alphabetically and in consecutive order.
E. Plat Certificates. Three copies of a plat certificate for the subject property shall
accompany a final subdivision application.
F. Perimeter lot closures for all lots, tracts, and the exterior boundary.
20.73.140 Minor modifications to a preliminary subdivision approval.
The Director may administratively approve minor amendments to a preliminary
subdivision approval. City Council approval is required after a public hearing for major
amendment to a preliminary subdivision approval. Notice of the hearing shall be sent in
accordance with the notice requirements for a public hearing in chapter 20.80 MMC and
to all parties of record. A major amendment includes, but is not limited to, any one of the
following:
A. Amendments that would result in an increase to the number of lots in the subdivision
beyond the number previously approved;
B. Amendments that would result in the relocation of any roadway access point to an
exterior street from the plat;
C. Amendments that propose phasing of plat development not previously approved;
D. Amendments that, in the opinion of the Director, would significantly increase any
adverse impacts or undesirable effects of the plat.
20.73.150 Recording with County Auditor.
All lot line adjustments, final short subdivisions and final subdivisions shall be filed for
record with the office of the King County Auditor. The applicant shall furnish 3 copies of
the recorded document to the City and one copy shall be filed with King County
Assessors.
20.73.160 Expiration of final approval.
Approvals of lot line adjustments, final subdivisions and final subdivisions shall
automatically expire if the plans are not recorded within one year of the written approval
date.
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20.73.165 Subdivision vesting after approval.
Subdivisions shall be governed by the statutes, ordinances, and regulations in effect at
the time of complete application for preliminary subdivision and will continue to be
vested for a period of 7 years after the final subdivision approval.
This section shall expire December 31, 2014, pursuant to SSB 6544; chapter 79, Laws
of 201 a
20.73.170 Subdivision vesting after approval
Subdivisions shall be governed by the statutes, ordinances, and regulations in effect at
the time of complete application for preliminary subdivision and will continue to be
vested for a period of 5 years after the final subdivision approval.
This section shall be effective January 1, 2015, pursuant to SSB 6544; chapter 79, Laws
of 2010.
20.73.180 Violations.
Violation of any provision of this chapter shall be subject to the provisions and penalties
set forth in chapter 1.15 MMC.
Section 3.. A new chapter 20.90 of the Medina Municipal Code is adopted to
read as follows:
Chapter 20.90
Subdivision Design and Improvement Standards
Sections:
20.90.010
Lot requirements.
20.90.020
Maximum length of blocks.
20.90.030
Streets and pedestrian ways.
20.90.040
Utilities.
20.90.010 Lot requirements.
Lots shall conform to the minimum size and frontage requirements of the land use zone.
As to frontage only, when the overall optimum arrangement of lots requires lesser
frontage, it may be permitted if not significantly below the minimum standard. Shape and
orientation shall be appropriate for the location. Excessive length in relation to width,
frontage on two streets, and side lines at other than approximate right angles to the front
line, are to be avoided. Corner lots shall be wider to permit front yard setback from both
streets and the corner at the intersection shall be an arc of 10 feet minimum radius.
20.90.020 Maximum length of blocks.
Blocks shall not exceed 1,320 feet in length unless topography or other characteristics of
the land require, and such longer block will not impede traffic flow. Where a block is over
660 feet long, a 10-foot pedestrian way shall be dedicated. Layout of blocks shall be
such as to afford adequate lots for the type of land use and adequate streets for access,
circulation, control and safety, and to make the best of the limitations and opportunities
of the topography.
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20.90.030 Streets and pedestrian ways.
A. Right -of -Way. Minimum right-of-way widths shall be as follows:
1. Arterial and collector streets, 60 feet;
2. Local access streets, 50 feet;
3. Turnarounds shall be per the international fire code for emergency vehicle
turnarounds;
4. Pedestrian ways, 10 feet.
B. Layout. Streets shall be laid out:
1. To conform with the official circulation plan and be properly related to existing
and planned streets and pedestrian ways and to conditions of topography,
convenience and safety, and to the use of the land served; provided, that
officially planned streets may be realigned where conducive to a better
arrangement of lots and public facilities and improved circulation of traffic;
2. To generally follow contour lines, continuing to the boundaries of the plat so as to
provide continuity of streets and pedestrian ways;
3. To intersect at right angles or approximately so;
4. To minimize access to major streets by provision of marginal access streets,
reverse frontage with screen planting in a non -access reservation along the rear
property line, or other means to separate through and local traffic; and 16.08.180
5. To give a minimum radius of curvature at the street centerline of 100 feet and a
100-foot tangent between reverse curves.
C. Improvement.
1. Grading. The maximum grade of streets shall be seven percent, and the
minimum, 0.25 percent; the maximum grade of pedestrian ways shall be 10
percent. Changes in grade shall be connected by approved vertical curves.
Streets and pedestrian ways shall be graded to full width according to approved
cross-section under city standards for private work on city street rights -of -way.
2. Paving. Streets shall be hard surfaced according to the specifications of the
same standards in terms of the type of paving elected by the applicant.
Sidewalks, if any, shall satisfy the minimum of the same standards.
D. Lighting and Trees. If the applicant elects to provide lighting or trees, installation or
planting shall conform to the official street lighting or tree plans.
E. Names and Signs. Names shall be those of the streets extended or as approved by
the planning commission. Street signs shall be provided at each intersection,
constructed and installed to city standards.
20.90.040 Utilities.
A. Water. A complete water system, with fire hydrants, shall be provided, designed,
located and installed according to standards prescribed by the city engineer.
B. Sanitary Sewers. If there is a public sewer main lying within 800 feet of the proposed
plat, or if such is planned for installation by the sewer authority within one year of
filing of the application, a complete sanitary sewer system to connect shall be
provided, designed, located and installed to standards prescribed by the, city
engineer.
C. Utilities Easements. Easements for utilities shall be provided where necessary to
supplement street or pedestrian rights -of -way, centered on rear or side lot lines if
practical.
D. Storm Sewers. Provision of storm sewers will be necessary as an incident of paving.
The location and type of catch basins, culverts and other structures shall be
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according to those established by the city engineer and the official drainage plan.
Where such plan indicates, stormwater easements shall be provided.
Section 4. Severability. If any section, sentence, clause, or phrase of this
ordinance should be held to be invalid or unconstitutional by a court of competent
jurisdiction, such invalidity or unconstitutionality shall not affect the validity of any other
section, sentence, clause, or phrase of this ordinance.
Section 5. Effective Date. This ordinance shall take effect five (5) days after
its publication or the publication of a summary of its intent or contents.
PASSED BY THE CITY COUNCIL ON THIS 12th DAY qf JULY 201QAND
SIGNED IN AUTHENTICATION OF ITS PASSAGE ON THE J DAY OF '
2010.
Mayor Bret Jordan
App ved as to r
Bruce Disend, City Attorney
?wit SW : 04(S-(2-0 t
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Attest:
RateRatef Baker, City Clerk