HomeMy WebLinkAboutORD 4522� Amended by ORD 4636, 4751 � 4856
5100, 5156, 5304
Acnended By ORD 4723 (move to Title IV)
Amends ORD 4287 , 4963
� CITY OF RENTON, WASHINGTON
ORDINANCE NO. 4522
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, REPEALING
CHAPTER 12, SUBDIVISION ORDINANCE, OF TITLE IX (PUBLIC
WAYS AND PROPERTIES) , OF ORDINANCE NO. 4260 ENTITLED
"CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON,
WASHINGTON" A1�D. ADOPTIIdG A NEW CHAPTER 12 RELATING TO
PROVIDING FOR THE MUNICIPAL ADOPTION OF RULES,
REGULATIONS, REQUIREMENTS, STANDARDS, AND PROCEDURES FOR ,
THE APPROVAL OR DISAPPROVAL OF THE SUBDIVISION OF LAND-
INTO TWO (2) OR MORE PARCELS, INCLtTDING, BUT NOT LIMITED.
TO THE APPROVAL - OF SUBDIVISION METES AND BOUNDS j �
- DESCRIPTIONS OR DEDICATIONS, ACQUISITIONS, IMPROVEMENTS,
j AND RESERVATIONS OF SITES FOR PUBLIC USE; PROVIDING FOR
THE VARIATION AND EXCEPTION THERETO IN HARDSHIP CASES;
PROVIDING FOR THE MODIFICATION OF LOT LINES; PROVIDING a
PENALTIES FOR THE VIOLATION OF SUCH ADOPTED RULES,
REQUIREMENTS, REGULATIONS AND STANDARDS; PROVIDING FOR _
�. THE IMPLEMENTATION OF THE EXPRESSED AND IMPLIED AUTHORITY
' OF THE CITY OF RENTON IN ACCORDANCE WITH THE INTENTS OF •
� STATE STATiTTES. THIS CODE IS TO BE KNOWN AS THE CITY OF -
� RENTON SUBDIVISION CODE.
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i � � ' �
� -
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN
AS FOLLOWS: �
i
, SECTION I. Chapter 12, Subdivision Ordinance, of Title IX ;
i
� (Public Ways and Properties) , of Ordinance No. 4260 entitled "Code
l ,
� . of General Ordinances of the City of Renton, Washington" is hereby
;
f repealed.
�
{ SECTION II. A new Chapter 12, titled Subdivision Ordinance,
�
:. � of Title IX (Public Ways and Properties) , of Ordinance No. 4260
entitled - "Code of General Ordinances of the City of Renton,
�� n . Washington, " is hereby adopted to read as follows :
I
CHAPTER 12
SUBDIVISION ORDINANCE
� SECTION:
; 9-12- 1 : Title, Purpose and Scope
i 9-12- 2 : Definitions
; 9-12- 3 : Administering Authority
� 9-12- 4 : Notifications of Other Agencies
j 9-12- 5 : Exceptions
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, .
� ��
� ORDINANCE NO. 4522
9-12- 6: Outline of Subdivision Procedures
9-12- 7 : Detailed Procedures for Lot Line Adjustments
9-12- 8 : Detailed Procedures for Short Subdivisions
9-12- 9 : Detailed Procedures for Subdivision
9-12-10 : Property Annexed to City with Preliminary Plat Approval
in County
9-12-11 : Installation of Improvements or Bonding in Lieu of
Improvements
9-12-12 : Final Plat Procedures
9-12-13 : General Requirements and Minimum Standards -
Environmental Considerations
9-12-14 : General Requirements and Minimum Standards -
Compatibility with Existing Land Use and Plans
9-12-15 : General Requirements and Minimum Standards - Streets
9-12-16 : General Requirements and Minimum Standards - Installation ,
of Utilities i
9-12-17 : General Requirements and Minimum Standards - Public Use
and Service Areas
9-12-18 : General Requirements and Minimum Standards - Blocks
9-12-19 : General Requirements and Minimum Standards - Lots
9-12-20 : General Requirements and Minimum Standards - Other
Improvements
9-12-21 : Hillside Subdivisions
9-12-22 : Parks and Open Space
9-12-23 : General Requirements and Minimum Standards - Industrial
and Commercial Plats
9-12-24 : Variances
9-12-25 : Penalties, Severability and Liability
9-12-26 : Repealed Ordinances .
9-12-1 : TITLE, PURPOSE AND SCOPE
A. Title: This code shall be hereinafter known as the City of
Renton Subdivision Code.
B. Purpose: The purpose of this code is to provide rules,
regulations, requirements, and standards for subdividing land in
the City of Renton, and for administrative procedures for
adjustments of lot lines in the City of Renton, insuring that the
public health, safety, general welfare, and aesthetics of the City
of Renton shall be promoted and protected; that orderly growth,
development, and the conservation, protection and proper use of
land shall be insured; that proper provisions for all public
facilities (including circulation, utilities, and services) shall
be made; that the site characteristics shall be taken into
consideration; that conformance with provisions set forth in the
City of Renton Zoning Code and Renton Comprehensive Plan shall be
insured.
C. Scope: This code shall apply to the division of land for sale
or lease into two (2 ) or more parcels and to the modification of
lot lines between adjoining parcels .
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ORDINANCE NO. 4522
� D. Conflicts with other Codes: Where this code imposes greater
restrictions or higher standards upon the development of land than
other laws, ordinances or restrictive covenants, the provisions of
this code shall prevail.
E. State Enabling Legislation as it Applies to this Code: This
code is in conformance with Chapter 58 . 17 of the Revised Code of ,
the State of Washington regulating platting, subdivision, adjusting �
lot lines, and the dedication of land; and further provides for '�,
administrative procedures for the adjustment of lot lines .
9-12-2 : DEFINITIONS
For the purpose of this Ordinance, certain abbreviations, terms, ��,
phrases, words and their derivatives shall be construed as
specified in this Section. Words used in the singular include the
plural and the plural the singular. The words "shall" and "will"
are mandatory; the word "may" is permissive.
A. ACCUMULATIVE SHORT SUBDIVISION: Multiple short subdivision of
contiguous land under common ownership. Ownership for purposes of
this section shall mean ownership as established at the application
submittal date of the initial short subdivision approval .
B. ADMINISTRATOR: The Administrator of the Department of
Planning/Building/Public Works of the City, or any successor office
with responsibility for management of the public properties within
the City of Renton, or his/her designee.
C. ALLEY: A public right-of-way not designed for general travel
and primarily used as means of vehicular and pedestrian access to
the rear of abutting properties .
D. BLOCK: A group of lots, tracts, or parcels within well
defined and fixed boundaries .
E. CITY COUNCIL: The City Council of the City of Renton, ,
Washington.
F. COMMON OPEN SPACE: A parcel or parcels of land or an area of
water or a combination of land and water within the site designated
for a subdivision and designed and intended for the use or ,
enjoyment of residents of a subdivision. Common open space may I
contain such complementary structures and improvements as are
necessary and appropriate for the benefit and enjoyment of
residents of the subdivision.
G. COMPREHENSIVE PLAN: The plans, maps and reports which
comprise that official development plan as adopted by the City
Council in accordance with RCW 35 . 63 or RCW 35A.
H. COUNTY AUDITOR: As defined in Chapter 36 . 22 RCW or the office
of the person assigned such duties under the King County charter.
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ORDINANCE NO. 4522 I
I . CUL-DE-SAC: A short street having one end open to traffic and
being terminated at the other end by a vehicular turn-around.
J. DEDICATION: A deliberate appropriation of land by its owner
for any general and public uses, reserving to himself/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. The intention to dedicate shall be evidenced by the owner
by the presentment for filing of a final plat showing the
dedication thereof or a submittal of Deed of Dedication to the City
of Renton; and, the acceptance by the public shall be evidenced by ,
the approval of such plat for filing by the City Council or j
approval by City Council of the Deed of Dedication.
K. DEED OF DEDICATION: A formal dedication of right-of-way or
easement to the City, to be approved by City Council.
L. DEPARTMENT: The Planning/Building/Public Works Department of
the City of Renton.
M. DIVISION OF LAND: The subdivision of any parcel or parcels of
land into two (2 ) or more parcels .
M. ERC: The Environmental Review Committee as defined by Renton
City Code 4-6-6 . For all proposals for which the City is the lead
agency, the ERC shall make the threshold determination, supervise
scoping and preparations of any required environmental impact
statement (EIS) , and perform any other functions assigned to the
"lead agency" or "responsible official" by section so the SEPA
rules that were adopted by reference in WAC 173-806-020 .
0. FINAL PLAT: The fi�nal 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 code
and Chapter 58 . 17 RCW.
P. HEARING EXAMINER: The office of the Hearing Examiner as
defined by Renton City Code, Title IV, Chapter 8. The Hearing
' Examiner is appointed by the Mayor of the City to conduct public
hearings on applications outlined in the City ordinance creating
' the Hearing Examiner, and prepares a record, findings of fact and
conclusions on such applications .
Q. HILLSIDE SUBDIVISION: A subdivision in which the average
slope is twenty percent (20�) or in which any street in the
subdivision has grades greater than fifteen percent ( 15%) at any
point.
R. HOME OWNERS ASSOCIATION: An incorporated nonprofit
organization operating under recorded land agreements through
which, a) each lot owner is automatically a member, and b) each lot
is automatically subject to a proportionate share of the expenses
for the organizations activities, such as maintaining common
property.
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ORDINANCE N0. 4522
S. LOT: A fractional part of divided lands having fixed
boundaries, being of sufficient area and dimension to meet minimum
zoning requirements for width and area. The term shall include
tracts or parcels .
T. LOT, CORNER: A lot abutting upon two (2 ) or more streets at
their intersection, or upon two (2 ) parts of the same street, such
streets or parts of the same street forming an interior angle of
less than one hundred thirty-five ( 135) degrees within the lot
lines .
U. LOT, FRONTAGE: The front of a lot shall be that portion
nearest the street except on a corner lot in which case the user of
a corner lot has the option of determining which part of the lot
fronting on a street shall become the lot frontage.
V. LOT LINES: The property lines bounding the lot. �
W. LOT LINE ADJUSTMENT: A lot line adjustment is the adjusting
of common property line(s ) or boundaries between . adjacent lots,
tracts, or parcels for the purpose of accommodating a transfer of ,
land, rectifying a disputed property line location, or freeing such �
a boundary from any differences or discrepancies . The resulting
adjustment shall not create any additional lots, tracts or parcels
and all reconfigured lots, tracts or parcels shall contain
sufficient area and dimension to meet minimum requirements for
zoning and building purposes .
X. LOT MEASUREMENTS:
(a) Depth of a lot shall be considered to be the average distance
between the foremost points of the side lot lines in front (i.e. ,
the points where the side lot lines intersect with the street
right-of-way line) and the rear-most points of the side lot lines
in the rear. In the case of pipestem lots, the pipestem portion of
the lot shall be ignored for purposes of the calculation of average
depth.
(b) Width of a lot shall be considered to be the average distance
between the side lines connecting front and rear lot lines, except
for pipestem lots, where the pipestem portion of the lot shall be
ignored for purposes of calculating the average width. In
addition, width between side lot lines at their foremost points
(i.e. , the points where the side lot lines intersect with the
street right-of-way line) shall not be less than eighty percent
{80�) of the required lot width except in the cases of ( 1) pipestem
lots, which shall have a minimum width of twenty feet (20 ' )
pursuant to Subsection 9-12-19D, and (2 ) lots on the turning circle
of cul-de-sac shall be a minimum of thirty-five feet (35 ' ) for non-
pipestem lots .
Y. LOT OF RECORD: A lot which is part of a subdivision recorded
in the office of the County Assessor, or a lot or parcel described
by metes and bounds or aliquot parts, the description of which has
been so recorded in conformance with all applicable regulations in
� effect at the time of recording.
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I ORDINANCE NO. 4522
Z . LOT, PIPESTEM: A lot not meeting minimum frontage
requirements and where the access is by a narrow, private right-of-
way or driveway.
AA. LOT, THROUGH: A lot that has both ends fronting on a street.
BB. MEANDER LINE: A line along a body of water intended to be
used solely as a reference for surveying property boundaries .
CC. OFFICIAL PLANS: Those maps, development plans or portions
thereof, adopted by the City Council of the City of Renton as
amended.
DD. PERFORMANCE BOND OR GUARANTEE: That security which may be
accepted in lieu of a requirement that certain improvements be made
before the City Council approves the Final Plat, including
performance bonds, escrow agreements, and other similar collateral
or surety agreements .
EE. PLANNING COMMISSION: That body as defined in chapters 36 . 70,
35 . 63, or 35A. 63 RCW as designated by the legislative body to
perform a planning function or that body assigned such duties and �,
responsibilities under a city or county charter. j
FF. PLAT: 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 division and dedications .
GG. PREAPPLICATION SUBMITTAL: A map and other pertinent
information prepared in accordance with the same general
requirements as the preliminary plat map, but submitted prior to
preliminary plat submittal.
HH. PREAPPLICATION MEETING: A conference held with a project
applicant and City representative(s) in advance of the proposed
development project application. During the conference, the City
representative(s ) shall inform the applicant of applicable
policies, plans, and requirements as they apply to the proposed
development project.
II . PRELIMINARY APPROVAL: The official favorable action taken on
the Preliminary Plat of a proposed subdivision, metes-and-bounds
description, or dedication, by the City Council following a duly
advertised public hearing.
JJ. PRELIMINARY PLAT: A neat and approximate drawing of a
proposed subdivision showing the general layout of streets and
alleys, lots, blocks, and other elements of a subdivision
consistent with the requirements of this Subdivision Ordinance and
chapter 58 . 17 RCW. The preliminary plat shall be the basis for the
approval or disapproval of the general layout of a subdivision.
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ORDINANCE NO. 4 5 2 2
KK. RESTRICTIVE COVENANT: A restriction on the use of land set
forth in a formal binding agreement . Restrictive covenants run
with the land and are binding upon subsequent owners of the
property.
LL. ROADWAY: That portion of a street intended for the
accommodation of vehicular traffic, generally within curb lines .
MM. SEGREGATION: Division of land into lots or tracts each of
which is one-one hundred twenty eighth (1/128) of a section of land
or larger, or five acres or larger if the land is not capable of
description as a fraction of a section of land. For the purposes
of computing the size of any segregation which borders on a street
or road, the lot size shall be expanded to include that area which
would be bounded by the center line of the road or street and the
side lot lines of the lot running perpendicular to such center
line. Segregations require plat or short plat approval by the City
of Renton.
NN. SHORT PLAT: The map or representation of a short subdivision.
00. SHORT SUBDIVISION: The division or redivision of land into
nine (9) or fewer lots, tracts, parcels, sites, or divisions for
the purpose of sale, lease or transfer of ownership, except when
such division or subdivision amounts to a full plat .
QQ. PP. SUBDIVISION: The division or redivision of land into ten
(10) or more lots, tracts, parcels, sites or divisions for the ,
purpose of sale or lease, or transfer of ownership. '
RR. SUBDIVISION, PHASED: A subdivision which is developed in
increments over a period of time. Preliminary plat approval must
be granted for the entire subdivision and must delineate the
separate divisions which are to be developed in increments . The
preliminary plat approval shall be conditioned upon completion of
the proposed phases in a particular sequence and may specify a
completion date for each phase. Final plat approval shall be
granted for each separate phase of the preliminary plat and any
changes at the preliminary plat stage would require Council
approval .
SS . SURVEY STANDARDS : City of Renton Survey Standards as adopted
by the Planning/Building/Public Works Department .
9-12-3 : ADMINISTERING AUTHORITY
A. Planniag/Buildiag/Public Works (PBPW) Department: The PBPW
Department is responsible for the administration and coordination
of this Subdivision Code unless another department is authorized to
administer and enforce a specific section or sections . The PBPW
Department is also responsible for reviewing all engineering and
technical requirements of this ordinance.
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ORDINANCE NO. 4522
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B. Administrator: The Administrator shall review and make
recommendations to the Hearing Examiner for preliminary plats and
short plats of five (5) or more lots . The Administrator shall have
the authority to approve short plats of less than five (5 ) lots .
C. Hearing Examiner: The Hearing Examiner is authorized to hold
a public hearing on all preliminary plats and to make
recommendations to the City Council .
D. City Council: The Renton City Council shall approve all
preliminary plats; further, the City Council shall have sole
authority to approve final plats .
9-12-4 : NOTIFICATION OF OTHER AGENCIES
A. Notice to Other Jurisdictions: Notice of the filing of a
preliminary plat of a proposed subdivision in the City of Renton,
which subdivision is adjacent to the City of Rentons municipal
boundaries or which contemplates the use of King Countys or any
other citys utilities shall be sent to the appropriate County or
authorities .
B. Notice for State Highways: Notice of the filing of a
preliminary plat or short plat located adjacent to the right-of-way
of a State Highway shall be sent to the State Department of
Transportation.
9-12-5 : EXCEPTIONS
The provisions of this code do not apply to:
A. Cemeteries and burial plots while used for that purpose
B. Divisions 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, or by court judgment.
9-12-6 : GENERAL OUTLINE OF SUBDIVISION, SHORT PLAT
AND LOT LINE ADJUSTMENT PROCEDURES
A. Preapplication Meeting: Any person who desires to subdivide
land in the City of Renton should request a preapplication meeting
with the Department at an early date in order to become familiar
with the requirements of this code.
B. Application for Lot Line Adjustment - General Overview of
Procedures: The general administrative procedures for processing
applications for a lot line adjustment are as follows :
1 . The completed application is filed with the Department;
2 . The application is reviewed by the Department staff;
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ORDINANCE NO. 4522 I
3 . The adjustment is either approved, modified, or denied by the
Administrator and/or designee;
4 . The approved lot line adjustment is recorded by the City Clerk
with the King County Department of Records and Elections .
C. Application for Short Subdivision - General Overview of
Procedures: The general procedures for processing applications for
a short subdivision are as follows :
1 . The completed application is filed with the Department.
2 . Public comment is requested by the following: ( 1 ) a notice
board on the site, (2 ) a notice in a newspaper of general local
circulation, and (3 ) written notice is mailed to all property
owners within 300 feet ( 300 ' ) of the subject property. A fourteen
( 14) day comment period is provided prior to a determination on the
application.
3 . The application is reviewed by the Department and other
interested City departments and outside agencies .
4 . The Administrator may approve, modify, or deny the short
subdivision; or require a public hearing and decision by the
Hearing Examiner. Appeal of the decision of the Administrator
shall be to the Hearing Examiner.
5 . A public hearing before the Hearing Examiner will be conducted
for short plats creating five (5 ) or more lots . The short plat
decision will then be made by the Hearing Examiner.
6 . The Department will confirm that the required improvements
have been installed by the applicant, or deferred by the Board of
Public Works .
7 . The final short plat is submitted to the Department for final
review, approval and recording. 'I
D. Application for Subdivision - General Overview of Procedures:
The general procedures for processing an application for a
subdivision are as follows :
1 . The completed application is filed with the Department.
2 . Public comment is requested by the following: ( 1) a notice I
board on the site, (2 ) a notice in a newspaper of general local
circulation, and ( 3) written notice is mailed to all property
owners within 300 feet ( 300 ' ) of the subject property. A fourteen
( 14) day comment period is provided prior to a public hearing on
the application.
3 . The application is reviewed by the Department and other
interested City departments and outside agencies .
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ORDINANCE NO. 4522
4 . The Administrator will send a recommendation to the Hearing
Examiner along with the environmental determination.
5 . The Hearing Examiner will hold a public hearing and forward a
recommendation to the City Council which will make a final
determination regarding the preliminary plat.
6 . The Department will confirm that the required improvements
have been installed by the applicant, or deferred by the Board of
Public Works .
7 . The applicant submits the final plat to the Department for its
review. The Department will forward the final plat and its
recommendation to the City Council.
8 . The Department submits the final plat to the City Council for
approval . The approved final plat is recorded with the office of
the King County Department of Records and Elections .
9-12- 7 : DETAILED ADMINISTRATIVE PROCEDURES FOR LOT LINE
ADJUSTMENTS
A. Purpose: The purpose of a lot line adjustment is to
accommodate a transfer of land between adjacent legally created ,
lots provided no additional lot, parcel or tracts are created.
B. Principles of Acceptability: A lot line adjustment shall be
consistent with the following principles of acceptability:
1 . Adjust lot lines including the elimination of a common lot
line in order to correct property line or setback encroachments;
2 . Create better lot design, or improve access;
3 . Conform to applicable zoning, subdivision and other code
requirements pertaining to lot design, building location, and
development standards;
C. Application Requirements: Lot line adjustment applications
shall be submitted on forms supplied by the Department and shall
include the following:
1 . Five (5 ) paper copies of a legible map, drawn to a scale of 1" '
= 40 ' , unless otherwise approved by the Department. The lot line 'I
adjustment map shall be prepared on a 18 x 24 sheet of mylar '
showing when applicable:
a. Existing lot lines
b. Proposed new lot lines and distance it has been moved
c. Adjacent streets
d. Type, location and dimensions of existing and/or proposed
easements
e. Existing structures and dimensioned distances to property
lines
f . Total square footage of revised lots
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ORDINANCE NO. 4522 �
g. Ground floor square footage of all structures
h. Location of on-site parking, laridscaping and other
significant site features affected by the change
i. North arrow and graphic scale
j . Parcels identified as Lot A, Lot B, etc.
k. Scale of drawing
1 . Surveyors testament, stamp and signature
m. Signature block for Administrator and King County
Department of Records and Elections .
2 . The signature of all property owners having interest in the
lot line adjustment, certifying ownership and approval of the
proposal.
3 . A copy of the existing legal description for both parcels,
including section, township and range. If a metes and bounds
description of the proposed new lots is used, it must be stamped by
a licensed surveyor.
5 . A survey for the lot line adjustment meeting the requirements
of the City' s Surveying Standards .
6 . Additional information as listed by the Department in the
document entitled "Submittal Requirements for Lot Line
Adjustments" .
D. Administrative Review:
l . Review Time: The Administrator will review and take action on
the proposed lot line adjustment within thirty ( 30) working days of
receiving a completed application.
2 . Action: The Administrator may approve, request corrections by
the applicant, approve with modifications, or deny the application
for a lot line adjustment.
3 . Approval: If approved the lot line adjustment mylar map shall ;
be signed and dated by the Administrator. The applicant shall be
notified in writing of the decision. The signed mylar map shall be
filed with the King County Department of Records and Elections .
4 . Approval with Modification(s) : If modification(s) are deemed
necessary by the Administrator, they may be added to the original I
lot line adjustment map or a revised map may be required. The
applicant will be notified of any such modification action. If a
modification of the original lot line adjustment map, legal
description or other information is necessary, the projected
approval date may be extended.
5 . Denial: If denied, the lot line adjustment shall be marked
Denied and the applicant shall be notified in writing of the
decision, stating the reasons therefore.
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ORDINANCE N0. 4522
. . I
E. Final Recording: The lot line ad�ustment does not become I
effective until it is recorded with the King County Department of �
Records and Elections . After two copies of the signed mylar are �I
made for City records, the mylar shall be sent to the City Clerk' s
office for recording. It is the responsibility of the City Clerk
to record the approved map and new legal descriptions . A copy of
the recorded documents shall be provided to the applicant by the I
Department.
F. Transfer of Title: The recording of a lot line adjustment
does not constitute a transfer of title. Separate deeds to this
effect must be recorded with the King County Department of Records
and Elections and are not subject to these provisions .
G. Expiration Period: If the Lot Line Adjustment is not filed
within two (2 ) years of the date of approval, the Lot Line
Adjustment shall be null and void. Upon written request of the
applicant, the Department may grant one ( 1 ) extension of not more
than one ( 1) year. Such request must be received by the Department
prior to the two year expiration date.
9-12-8 : DETAILED PROCEDURES FOR SHORT SUBDIVISIONS
A. Purpose: The procedures regulating short subdivisions,
including segregations of nine or fewer lots, are established to
promote orderly and efficient division of lots on a small scale,
avoiding placing undue burdens on the subdivider and to comply with
provisions of Chapter 58 . 17 RCW.
B. Principles of Acceptability: A short plat shall be consistent
with the following principles of acceptability:
1 . Create legal building sites which comply with all provisions
of the City of Renton Zoning Code.
2 . Establish access to a public road for each segregated parcel .
3 . Have suitable physical characteristics . A proposed short plat
may be denied because of flood, inundation, or wetland conditions .
Construction of protective improvements may be required as a
condition of approval, and such improvements shall be noted on the
- final short plat.
4 . Make adequate provision for drainage ways, streets, alleys,
other public ways, water supplies and sanitary wastes .
C. Scope: Any land being divided into nine (9 ) or less parcels,
lots, tracts, sites, or subdivisions, including segregations, and
which has not been divided in s
a hort subdivision within a period
of five (5 ) years, shall meet the requirements of this Section.
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ORDINANCE NO. 4522
No application for a short subdivision shall be approved if the
iand being divided is held in common ownership with a contiguous
parcel which has been divided in a short subdivision within the
preceding five (5) years . Such applications must be processed as
preliminary plat, rather than a short plat.
D. Preapplication Plan Review: In any short subdivision of
property the applicant may submit a preliminary sketch (five
copies) for preliminary staff review prior to submittal of the
application. The staff shall review this map within fourteen ( 14)
working days and inform applicant of any preliminary concerns and
recommendations for revisions . This shall not preclude the staff
from making further recommendations at the application stage.
E . Application Requirements: Application for a short subdivision
shall be made with the Department on forms prescribed by the
Department. The application shall be accompanied by ten ( 10)
copies of the Short Plat Drawing. The Short Plat application shall
conform to the following requirements :
1 . Shall be a neat and approximate drawing at a scale of 1" _
40 ' , unless otherwise approved by the Department. The Short Plat -
map shall measure 18 x 24.
2 . Shall show how the proposed subdivision will be served by
streets and utilities . Show how access will be provided to all
lots and location of sewer and water lines .
3 . Shall show all existing structures and dimensioned distances
from any existing and proposed lot lines within or abutting the
short plat. ,
4 . Shall include contour and/or elevations (at five-foot vertical
intervals minimum) to the extent necessary to accurately predict
drainage characteristics of the property. Approximate, estimated
contour lines shall be extended at least one hundred feet ( 100 ' )
beyond the boundaries of the proposed short plat.
5 . Shall include a copy of a title report on the property,
including a listing of all easements and restrictive covenants,
where applicable.
6 . Shall include all information as listed by the Department in
the document entitled "Submittal Requirements for Short Plats" .
F. Referral to Other Departments and Agencies: Upon receipt of
an application for a Short Plat, the Department shall transmit one
( 1) copy to any department or agency as warranted.
G. Public Notice: Public notice shall be given when short plat
application is made. The notices shall state the nature and
location of the proposed development, the public approvals that are
required and the opportunities for public comment. A fourteen ( 14)
day public comment period shall be provided prior to any final
action by the Administrator on the proposed short plat. Notice of
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ORDINANCE NO. 4522 I
the application for short plat shall be given in the following
manner:
l . A minimum of one ( 1) notice of the application for short plat
shall be posted on or adjacent to the land to be subdivided at
least fourteen ( 14) days prior to the administrative determination
on the short plat application. Public notice shall be accomplished
through use of a 4 x 8 plywood face notice board to be provided
and installed by the applicant and approved by the Department.
Applicant shall be responsible for placement of the notice board in
one ( 1 ) conspicuous place on or adjacent to the property subject to
the application at least 14 days prior to the administrative
determination on the short plat application. Applicant will notify
the Department staff when the notice board is installed to allow
for Department review and approval of the notice board.
2 . One ( 1) notice of the short plat application shall be given in
a newspaper of general circulation within the area in which
property is located, at least ten ( 10) days prior to the
administrative determination on the short plat application.
3 . Notice shall be mailed to all property owners within a radius
of three hundred feet (300 ' ) of the exterior boundaries of the
property which is the subject of the application. If the owner of
the subject property also owns property lying adjacent to the
subject property, the 300 foot radius must be taken from the
exterior boundaries of this adjacent owned property.
4 . The failure of any property owner to receive said notice of
hearing will not necessarily invalidate the proceedings . Failure
to receive notice will be grounds for a request for reconsideration '
by the decision maker for the short plat. The decision maker shall
reconsider when it is demonstrated that there is additional
material testimony to provide that was not provided by others
before the original decision.
H. Administrative Review:
1 . Review Time: The Administrator will review and take action on
the proposed short plat within the time limits as defined in
Chapter 58 . 17 RCW.
2 . Action: The Administrator may approve, approve with '
modifications, require a public hearing and decision by the Hearing
Examiner, or deny the application for a short plat. Action for I
short plats of five (5) or greater lots, or otherwise referred to
the Hearing Examiner, shall be by the Hearing Examiner. Every !
decision or recommendation made under this section shall include
findings of fact and conclusions to support the decision or
recommendation.
14 '
ORDINANCE NO. 4522 �I
3 . Approval: If the Administrator finds that the proposed plat
makes appropriate provisions for the public health, safety, and
general welfare and for such open spaces, drainage ways, streets,
alleys, other public ways, water supplies, sanitary wastes, parks,
playgrounds, sites for schools and school grounds and all other
relevant facts and that the public use and interest will be served
by the proposed short plat, then it shall be approved. The
applicant shall be notified in writing of the decision.
4 . Approval with Modification{s) : If modification(s) are deemed
necessary by the Administrator, then they may be added to the
preliminary short plat map or a revised map may be required. The
applicant will be notified of any such modification action. If a
modification of the preliminary short plat map, legal description
or other information is necessary, the projected approval date may
be extended.
5 . Referral to the Hearing Examiner: If the Administrator
determines that there are sufficient concerns by residents in the
area of the short plat, or by City staff, to warrant a public
hearing, then he/she shall refer the short plat to the Hearing
Examiner for public hearing and decision by the Hearing Examiner.
Short plats of five (5) or more lots will also be referred to the
Hearing Examiner for public hearing and decision. Notice of the
public hearing shall be given as required for a full subdivision.
6 . Denial: If denied, the preliminary short plat map shall be
marked Denied and the applicant shall be notified in writing of
the decision, stating the reasons therefore.
7 . Reconsideration: Any party may request that an application,
on which the Administrator has taken action, be reopened by the
Administrator if it is found by the Department or the applicant
that new information has come to light not readily discoverable
prior to the approval upon the exercise of due diligence or any
material misrepresentation of fact is found that might affect the
action. taken by the Administrator. In case of a denial of the
request for reconsideration by the Administrator any appeal shall
be made to the Hearing Examiner. New information can be presented
during the Hearing Examiner' s consideration of the appeal.
I . Appeal: The decision of the Administrator shall be final, '
unless an appeal by any aggrieved party is made to the Hearing
Examiner within fourteen ( 14) days after the Administrator' s
decision. Said appeal shall be in writing to the Hearing Examiner
and filed with the City Clerk and the Department. The Hearing
Examiner shall set a hearing date for the appeal within twenty-one
(21) days unless an extension thereto is agreed to, in writing, by
the applicant.
15
ORDINANCE N0. 4522
J. Required Improvements: The following tangible improvements '
shall be constructed or deferred before a final short plat is
submitted or a short subdivision is recorded: grading and paving
of streets and alleys, installation of curbs, gutters, sidewalks,
monuments, sanitary and storm sewers, street lights, water mains
and street name signs, together with all appurtenances thereto to
specifications and standards of this code, approved by the
Department and in accordance with other standards of the City. A
separate construction permit will be required for any such
improvements, along with associated engineered plans prepared per �
the City Drafting Standards and associated fees .
K. Final Short Plat Map: The final short plat map which is
submitted for filing shall conform to the following:
l . Shall be a reproducible mylar map drawn to scale with black
ink on stabilized drafting film. The map size is to be 18 x
� 24.
2 . Shall show all existing structures in relation to lot lines
within or abutting short plat.
3 . Shall show all utilities, streets, existing and new easements
and associated covenants within or abutting short plat. If a new
easement is created on the plat it must show grantee of easement
rights . If the grantee is the City of Renton a statement of
easement provisions reserving, granting and conveying the easement,
with a description of the rights and purposed need to be made on
the short plat.
4 . Shall include a legal description of total parcel, shown on
the final short plat map. The lot numbering scheme and lot
addresses must be included on the plat map. Street names and
addresses shall be determined by the Department in accordance with
the House Numbering Ordinance and the Street Grid Ordinance and
established Department procedures for addressing of new lots .
5 . Shall be surveyed per City of Renton Surveying Standards by a
land surveyor licensed in the State of Washington. �
6 . Shall include the surveyors certificate on the final short
plat map.
' 7 . Shall include signatures of approval by the Administrator and
King County Assessor on the final short plat map. For short plats
where septic service is proposed, signature of approval shall also
be included by the King County Department of Health.
8 . Shall be signed on the face of the final short plat map by
each and every owner of the property included within the short
plat.
16
ORDINANCE NO. 4522
9 . Shall provide a notarized certificate of each and every owner,
contract purchaser, grantor of a deed of trust, or other holder of
beneficial title to the property being subdivided indicating that
the short subdivision is made with free consent and in accordance
with their desires .
a. If the short subdivision is conditioned upon deeding of
property(s) , the notarized certificate shall be signed by all
parties having any ownership interest in the lands subdivided. ,
b. For purposes of this section, ownership interest
shall include: legal and equitable property interests,
including, but not limited to, present, future, contingent or
whole fee interests, together with a beneficiarys interest
pursuant to a trust and contract interest pursuant to a
specifically enforceable contract for the purchase of the said
real property.
10 . Include a current title report confirming that the title of
the lands described and shown on the plat is in the name of the
owner(s) signing the plat certification. �
L. Filing Short Plat:
1 . Any required or proposed right-of-way dedications must be
submitted to the Department for review and approval prior to filing
of the short plat. All right-of-way dedications require City
Council approval prior to filing of the short plat.
2 . A short plat must be signed by the Administrator before it is
filed. The final signed mylar shall remain with the Department
until such time as the applicant requests that the short plat be
recorded. The recording fees shall be paid by the subdivider.
3 . The approved short plat will be sent to the City Clerk by the
Department when the short plat is final and all prerequisites to
filing have been completed. The short plat shall be filed by the
City Clerk for record in the office of the King County Auditor and
shall not be deemed approved until so filed.
M. Expiration Period: If the Short Plat is not filed within two
(2 ) years of the date of approval, the Short Plat shall be null and
void. Upon written request of the subdivider, the Department may
grant one ( 1) extension of not more than one ( 1 ) year. Such
' request must be received by the Department prior to the expiration
of the short lat.
P
N. Limitations on Further Subdivision: Any land subdivided under
the requirements of this Section shall not be further divided for a
period of five (5) years without following the procedures for
subdivision.
17
ORDINANCE NO. 4522 '
O. Administrative Guidelines: There shall be on file with the
Department and made available with each application issued, a set
of Administrative guidelines for drawing short plat maps,
completing the application package and recording the plat.
9-12-9 : DETAILED PROCEDURES FOR SUBDIVISION
A. Purpose: The procedures regulating subdivisions, including
segregations of ten or more lots, are established to promote
orderly and efficient division of lots, avoiding placing undue
burdens on the subdivider and to comply with provisions of Chapter
58 . 17 RCW.
B. Principles of Acceptability: A subdivision shall be
consistent with the following principles of acceptability: ,
1 . Create legal building sites which comply with all provisions
of the City of Renton Zoning Code.
2 . Establish access to a public road for each segregated parcel .
3 . Have suitable physical characteristics . A proposed plat may
be denied because of flood, inundation, or wetland conditions .
Construction of protective improvements may be required as a
condition of approval, and such improvements shall be noted on the
final plat.
4 . Make adequate provision for drainage ways, streets, alleys,
other public ways, water supplies and sanitary wastes .
C. Scope: Any land being divided into ten ( 10) or more parcels,
lots, tracts, sites, or subdivision, including segregations, or any
land which has been divided under the Short Subdivision procedures
within five (5) years, or any land which is held in common
ownership with a contiguous parcel divided under the Short
Subdivision procedures within the preceding five (5) years shall
conform to the procedures and requirements of this Section.
D. Preapplication Meeting Procedures:
1 . Preapplication: Requests for a preapplication meeting and
review shall be filed with the Department. Five (5) of copies of
the preapplication submittal shall be filed with the request.
2 . Preapplication Submittal Requirements:
a. Vicinity Map adequate to show the location of the plat
b. Preliminary plat drawn to an appropriate scale showing
the location of existing and proposed platted property lines,
streets, buildings, water courses, railroads, bridges, and
easements .
c. Contours should be shown to the extent necessary to
predict drainage characteristics of the property.
18
ORDINANCE N0. 4522
d. Indicate the approximate dimensions of each lot.
3 . Referral to Other Departments: The Department shall transmit
copies of the preapplication submittal to other departments as
warranted.
4. Preapplication Meeting: A meeting shall be held attended by i
the departments which receive copies of the tentative plat, the '
Department, and the subdivider. Any recommendations of the various
departments for revision of the tentative plat should be discussed
at such meeting as well as recorded in writing.
5 . General Requirements or Findings for Preapplication
Application: Following the aforesaid preapplication meeting, and
receipt of the recommendations of other City departments, the
Department may find that the proposed plat:
a. Is in general conformance with the regulations of this
code;
b. Is in conformance to the street and pedestrian circulation
pattern established or proposed for the area of the
subdivision;
c. Is in conformance with sewer, water and other utility
plans for the area;
d. Is not detrimental to its surroundings .
6 . Further Action: If the preapplication request is acceptable
as presented, or as modified per the suggestions presented in
writing at the preapplication meeting, the applicant should proceed
to the preliminary plat stage. If the preapplication submittal is
not acceptable, a preliminary plat may still be submitted to the
Department.
E . Preliminary Plat Application Requirements: Application for a
preliminary plat shall be made with the Department on forms
prescribed by the Department. The application shall be accompanied
by eleven ( 11 ) copies of the Preliminary Plat Drawing. The
Preliminary Plat application shall conform to the following
requirements :
l . Shall be a neat and approximate drawing at a scale of 1" _
40 ' , unless otherwise approved by the Department. The Plat map
shall measure 18 x 24.
2 . Shall include a vicinity map showing the location of the plat.
3 . Shall show how the proposed subdivision will be served by
streets and utilities . Show how access will be provided to all
lots and location of sewer and water lines . Give the names,
locations, widths, and other dimensions of proposed streets,
alleys, easements, parks and other open spaces, reservations, and
utilities .
19
ORDINANCE NO. 4522
4 . Shall show all existing structures and distances from any
existing and proposed lot lines within or abutting the preliminary
plat.
5 . Shall include contour and/or elevations (at five-foot vertical
intervals minimum) to the extent necessary to accurately predict
drainage characteristics of the property. Approximate, estimated
contour lines shall be extended at least one hundred feet ( 100 ' )
beyond the boundaries of the proposed plat.
6 . Shall include the subdivision name and number, the name and
address of the owner or owners, and the name and address of the
licensed land surveyor and subdivision engineer.
7 . Shall show the date of preparation, the true north point, a
graphic scale and legal description of the property to be
subdivided.
8 . Shall indicate the acreage of land to be subdivided; the
number of lots; the area of the smallest lot and the approximate
square footage and approximate percent of total acreage in open
space. ,
9 . Shall indicate the approximate dimensions and square footage
area of each lot.
10 . Shall indicate the zoning applicable to the land to be I
platted, subdivided or dedicated and of the land adjacent and
contiguous .
11 . Shall include a copy of a title report on the property,
including a listing of all easements and restrictive covenants,
where applicable.
12 . Shall include all information as listed by the Department in
the document entitled "Submittal Requirements for Preliminary
Plats" .
13 . Shall include a statement of soil type, drainage conditions,
present landscaping (describe any natural or manmade land cover) ,
wildlife present, and any other environmental factors which may be
prescribed by the Department.
F. Preliminary Plat Meeting: The Department shall compare the
� . applicants preapplication plan and preliminary plat and shall
reach a decision within three (3) working days after the
applicants submission, as to whether another preapplication
meeting is necessary. Another preapplication meeting may be deemed
necessary when there are significant differences between the
preapplication plan and preliminary plats . The determination of
the necessity of another meeting shall be based on the following
considerations :
20
ORDINANCE N0. 4522
a. The degree of similarity between the two plans (i.e. , is
the preliminary plat a refinement of the preapplication plan,
or is it a completely new plat for the same property? )
b. The presence or absence of revisions present in the
preliminary plat resulting from objections raised at the
preapplication meeting.
G. Referral to Other City Departments and Agencies: The
Department shall distribute one ( 1 ) copy to the Fire Department;
one ( 1 ) copy to the Police Department; one ( 1 ) copy to the Parks
Department; and one ( 1 ) copy to each of the public utility agencies
serving the area in which the subdivision is to be constructed.
Each department or agency may file recommendations with the
Department within ten ( 10) working days of receipt of the
preliminary plat; or in the event that a preliminary plat meeting '
would be called by the Department, may present their recommendation
at that time.
H. Time Limitation for Approval or Disapproval of Plats: The
City will review and take action on the proposed short plat within
the time limits as defined in Chapter 58 . 17 RCW.
I . Hearing Examiner Public Hearing: I
1 . Public Hearing Required: The Hearing Examiner shall hold a �
public hearing on any preliminary plat and forward his/her
recommendations to the Renton City Council . The Hearing Examiner
shall review preliminary plats and make recommendations to the City
Council to assure conformance with the general purposes of the
Comprehensive Plan and adopted standards . The Hearing Examiner ' s
recommendation shall include findings of fact and conclusions to
support the recommendation.
2 . Public Notice Required: The notice for public hearing shall ,
include the date and location of the public hearing. Notice of the i
public hearing shall be given in the following manner:
a. A minimum of one ( 1) notice of the application for
subdivision shall be posted on or adjacent to the land to be
subdivided at least fourteen ( 14) days prior to the
administrative determination on the preliminary plat
application. Public notice shall be accomplished through use
of a 4 x 8 plywood face notice board to be provided and
installed by the applicant and approved by the Department.
Applicant shall be responsible for placement of the notice
board in one ( 1) conspicuous, clearly visible place on or
adjacent to the property subject to the application at least
14 days prior to the date of the public hearing. Applicant
will notify the Department staff when the notice board has
been installed to allow for Department review and approval of
the notice board.
21
ORDINANCE NO. 4522
b. One ( 1) notice of the public hearing shall be given in a
newspaper of general circulation within the area in which
property is located, at least ten ( 10) days prior to the
public hearing.
c. Notice shall be mailed to all property owners within a
radius of three hundred (300) feet of the exterior boundaries '
of the property which is the subject of the application. If
the owner of the subject property also owns property lying
adjacent to the subject property, the 300 foot radius must be
taken from the exterior boundaries of this adjacent owned
property. The notices shall state the nature and location of
the proposed development, the public approvals that are
required and the opportunities for public comment. Such
notice shall be sent at least fourteen ( 14) days prior to the
public hearing.
d. The failure of any property owner to receive said notice
of hearing will not necessarily invalidate the proceedings .
Failure to receive notice will be grounds for a request for
reconsideration by the Hearing Examiner. The Hearing Examiner
shall reconsider when it is demonstrated that there is
additional material testimony to provide that was not provided
by others before the original decision.
J. Health Agency Recommendation: The health agencies responsible
for approval of the proposed means of sewage disposal and water
supply shall file with the Department, prior to the Councils
consideration of the preliminary plat, written statements as to the
general adequacy of the proposed means of sewage disposal and water
supply. (Applicant is responsible for submitting appropriate
application forms to the Seattle-King County Health Department and
for paying the health department review fee. )
K. City Council Action: The Hearing Examiner' s recommendations
shall be submitted to the City Council not later than fourteen ( 14)
days following the public hearing. After receiving the Hearing
Examiners recommendation, the City Council shall consider the '
adoption or rejection of the recommendation. If the City Council
deems that a change in the Hearing Examiners recommendation is
� necessary, the change of the recommendation shall not be made until
the City Council has adopted its own findings, conclusions
recommendations and approved or disapproved the preliminary plat.
L. Expiration Date: Preliminary Plat approval shall lapse unless
a final plat based on the preliminary plat, or any phase thereof,
is submitted within three (3 ) years from the date of preliminary
plat approval . One one-year extension shall be granted to an
applicant who files a written request with the Administrator at
least thirty ( 30) days before the expiration of this three-year
period, provided the applicant demonstrates that he/she has
attempted in good faith to submit the final plat within the three-
year period.
22
ORDINANCE NO. 4522
Additional time extensions beyond this one-year time period may be
granted by the City Council if the applicant can show need caused
by unusual circumstances or situations which make it unduly ,
burdensome to file the final plat within the four-year time period. '
The applicant must file a written request with the City Council and
Department for this additional time extension; this request must be
filed at least thirty (30 ) days prior to the plat expiration date.
The request must include documentation as to the need for the
additional time period. I
Additional time extensions shall be granted in not greater than one
( 1 ) year increments .
In the case of a phased subdivision, final plat approval by the
City Council of any phase of the preliminary plat will constitute
an automatic one ( 1) year extension for the filing of the next
phase of the subdivision.
9-12-10: PROPERTY ANNEXED TO CITY
WITH PRELIMINARY PLAT APPROVAL IN COUNTY
In instances where property annexed to the City has received
preliminary plat approval from King County prior to annexation, the
following review shall occur:
A. City Staff Review: The Department and Fire Department shall
review the plat. City plan checking review and inspections shall ,
be subject to fees pursuant to City Code 5-1-1 .
B. General Requirements and Findings: If the City staff finds
that the preliminary plat complies with the following requirements,
the subdivision can proceed to the final plat stage without a
preliminary plat hearing by the Hearing Examiner and City Council :
1 . Density Requirements: Overall density of the subdivision
shall not exceed the maximum density allowed pursuant to the Renton
Zoning Code. Lot size and lot width requirements need not comply
with Zoning Code so long as overall density complies with the Code.
2 . Public Works Improvements: Adequate provision shall be made
for drainage, streets, alleys, public ways, water, and sanitary
wastes . The City may add conditions to the preliminary plat in
order to ensure conformance with City of Renton standards .
C. Expiration Date: The preliminary plat shall comply with
section 9-12-9 of this Code pertaining to expiration of the
preliminary plat. The date of approval will be that date on which
King County approved the preliminary plat.
D. Installation of Improvements or Bonding in Lieu of
Improvements: If the improvements are not constructed prior to
annexation to the City, the subdivision must comply with section 9-
12-11 of this Code.
23
ORDINANCE NO. 4522
E. Final Plat Procedures: The procedures for final plat shall be
the same as those outlined in section 9-12-12 of this Code.
9-12-11 : INSTALLATION OF IMPROVEMENTS OR BONDING
IN LIEU OF IMPROVEMENT5
A. Required Improvements: The following tangible improvements
shall be required before a final plat is submitted or a short
subdivision is recorded: grading and paving of streets and alleys,
installation of curbs, gutters, sidewalks, monuments, sanitary and
storm sewers, street lights, water mains and street name signs,
together with all appurtenances thereto to specifications and
standards of this code, approved by the Department and in
accordance with other standards of the City. A separate
construction permit will be required for any such improvements,
along with associated engineered plans prepared per the City I
Drafting Standards and associated fees as listed in the Fee
Schedule Code. I
B. Inspection, Approval and Fees: The Department shall be
responsible for the supervision, inspection and acceptance of all
subdivision improvements . '�
C. Permits: Prior to proceeding with subdivision improvements, j
the subdivider shall make application for such permits from the
City as are necessary. The applicant is also responsible for
complying with all permit requirements of other federal, state and
local agencies .
D. - Final Submittal: No final plat shall be submitted to the City
Council nor any short subdivision recorded until all improvements
are constructed in a satisfactory manner and approved by the
responsible departments or a security approved by the City has been
posted for deferred improvements .
E . Deferred Improvements:
l . Deferral Process: If a developer wishes to defer certain plat
or short plat required improvements, written application shall be
made to the Board of Public Works (BPW) stating the reasons why
such delay is necessary. If the deferment is approved by the BPW,
the developer shall furnish proper security to the City in an
amount equal to a minimum of one hundred fifty ( 150) percent of the
estimated cost of the required improvements . The decision of the
BPW as to amount of such security shall be conclusive.
2 . Time Limit: Such security shall list the exact work that
shall be performed by the applicant and shall specify that all of
the deferred improvements be completed within the time established
by the BPW; and if no time is established, then not later than one
( 1) year after approval of the final plat by the City Council or
one ( 1 ) year after recording of a short subdivision. The security
� shall be held by the Finance Department.
24
ORDINANCE NO. 4522
3 . Acceptable Security: Security acceptable under this section
may be cash, letter of credit, set aside letter provided that the
funds cannot be withdrawn, spent, or committed to any third party,
or savings account assigned to the City and blocked as to
withdrawal by the secured party without the City' s approval . Only
if these security devices are unavailable to the applicant, or the
applicant can show hardship, will the city accept a performance
bond. Any security device must be payable to the City upon demand
by the City and not conditioned upon approval or other process
involving the applicant. Security must be unequivocally committed
to the project being secured, and cannot be available for any other
purpose. Any security that, according to its terms, lapses upon a
date certain, will cause the deferral to lapse on that same date
unless additional adequate substitute security has been posted
prior to the termination date of the prior security. Each security
document posted with the City must be approved by the City
Attorney, whose decision as to the acceptability of the security
shall be conclusive.
4 . Proceeding Against Security: The City reserves the right, in
addition to all other remedies available to it by law, to proceed
against such security or other payment in lieu thereof . In case of
any suit or action to enforce any provisions of this code, the
developer shall pay the City all costs incidental to such
litigation including reasonable attorneys fees . The applicant
shall enter into an agreement with the City requiring payment of
. such attorneys fees .
5 . Binding Upon Applicant: The requirement of the posting of any
security shall be binding on the applicant, his heirs, successors
and assigns .
6 . Notification to Administrator: The BPW shall notify the
Administrator in writing of the following: the improvements
deferred, amount of security or check deposited, time limit of
security or check, name of bonding company, and any other pertinent
information.
7 . Restrictive Covenants: A restrictive covenant running with
the land, signed and properly recorded after City Attorney review,
may be accepted as security if the covenant guarantees that the
property will join in any future LID established to install the
required improvements in addition to the following conditions :
a. The restrictive covenant for deferrals occurs only for a
single-family development no larger than a short plat.
b. There are no similar improvements in the vicinity and
there is no likelihood that the improvements will be needed or
required in the next five (5 ) years .
c. There will be no detrimental effect on the public health,
safety or welfare if the improvements are not installed.
I 25
i�
ORDINANCE NO. 4522
d. There is little likelihood that the zoning or land use on
or adjacent to the site will change to a higher classification
and development will occur within a five (5 ) year period, thus
increasing the likelihood that the improvements will be
needed.
e. A covenant approved by the Board shall contain language
that stipulates the property owner will immediately install
the deferred improvements at his or her expense upon a
determination of the Board of Public Works that the
improvements have become necessary.
9-12-12 : FINAL PLAT PROCEDURES
A. Application:
1 . Application for final plat shall be filed with the Department
on forms prescribed by the Department.
2 . Ten ( 10) copies of the final plat plus the original shall be
submitted with the final plat application. The final plat shall be
prepared by a registered land surveyor in accordance with the
requirements of the Renton Surveying Standards . The final plat
shall conform with only minor modifications to the preliminary
plat. The lot configuration and number of lots must remain
unchanged from the approved preliminary plat. Minor modifications
are allowed in lot line locations and dimensions of the new parcels
provided all parcels are in conformance with the lot development
standards of the Zoning Code.
3 . Application fees are required as outlined in Renton Fee �
Schedule Ordinance.
B. Final Plat Requirements:
1 . Requirements: The final plat or final short subdivision map
{for short subdivisions of five (5) or more lots) shall be drawn to
a scale of not less than one ( 1 ) inch representing one hundred
( 100) feet unless otherwise approved by the Department, and on
sheets eighteen inches by twenty-four inches ( 18" x 24" ) . The
original drawing shall be in black ink on stabilized drafting film,
and shall :
a. Shall include the date, title, name and location of
, subdivision, graphic scale, and north arrow.
b. Shall display the lines of all streets and roads, alley
lines, lot lines, lot and blocks numbered in numerical order,
reservations, restrictive covenants, easements (including
easement language) , and any areas to be dedicated to public
use, with notes stating their purpose and any limitations . If
a new easement is created on the plat it must show the grantee
of the easement rights . If the grantee is the City of Renton
a statement of easement provisions reserving, granting and
conveying the easement, with a description of the rights and
purposed need to be made on the plat.
26
� ORDINANCE NO. 4522
c. Shall include the lot numbering scheme and lot addresses
on the plat map. Street names and addresses shall be
determined by the Department in accordance with the House
Numbering Ordinance and the Street Grid Ordinance and
established Department procedures for addressing of new lots .
d. Shall contain data sufficient to determine readily and
reproduce on the ground the location, bearing, and length of
every street, easement line, lot line, boundary line and block
line on site.
e. Shall include dimensions to the nearest one-hundredth
( 1/100) of a foot and angles and bearings in degrees, minutes,
and seconds .
f. Shall include coordinates per City Surveying Standards
� for permanent control monuments .
g. Shall display all interior permanent control monuments
located per City Surveying Standards . Al1 interior monuments
shall be installed prior to the release of any bond. �
h. Shall be mathematically correct.
i. Shall be accompanied by an approved printed computer plot �
closure or demonstrated mathematical plot closure on all lots,
streets, alleys and boundaries .
j . Shall contain a legal description of the land to be
subdivided on the final mylar.
k. Shall be accompanied by a complete survey of the section
or sections in which the plat or replat is located, or as much
thereof as may be necessary to properly orient the plat within
such section or sections . The plat and section survey shall
be submitted with complete field and computation notes showing
the original or re-established corners with descriptions of
the same and the actual traverse showing error of closure and
method of balancing. A sketch showing all distances, angles
and calculations required to determine corners and distances
of the plat shall accompany this data. The allowable error of
closure shall not exceed one ( 1) foot in ten thousand ( 10, 000)
feet per City Surveying Standards .
2 . Final plat certificates: In addition to other requirements as
specified herein, the final plat shall contain or be accompanied by
the following:
a. Certification showing that streets, rights-of-way and all
sites for public use have been dedicated.
b. As-built plans for all the required utility and street
improvements for the plat must be submitted to approved by the
Department prior to recording of the final plat.
27
ORDINANCE NO. 4522 '
c. Certification by a licensed land surveyor that a survey
has been made and that monuments and stakes will be set.
d. Certification by the responsible health agencies that the
methods of sewage disposal and water service are acceptable.
e. Certification in the form of a plat certificate from a �
title insurance company documenting the ownership and title of
all interested parties in the plat, subdivision, or dedication
and listing all encumbrances . The certificate shall be dated
within forty-five (45) days prior to the granting of the final
plat by the City Council. ;
f . Certification by the King County Finance Department that
taxes have been paid in accordance with Section 1, Chapter No.
188, Laws of 1927 (RCW 58 .08 . 030 & 040) and that a deposit has
been made with the King County Finance Department in
sufficient amount to pay the taxes for the following year.
g. Certification by the City Finance Department that there
are no delinquent special assessments and that all special
assessments certified to the City Treasurer for collection on
any property herein contained dedicated for streets, alleys or
other public uses are paid in full.
h. Certification of approval to be signed by the
Administrator.
i. Certification of approval to be signed by the Mayor and
the City Clerk_
j . Copies of any restrictive covenants as may be used in the
subdivision.
3 . Referral to Other Departments and Agencies: The Department
shall distribute the final plat to all other departments, utility
agencies and other governmental agencies as warranted.
4 . City Council Approval: At its first public meeting following
the date the final plat application has been officially accepted by
the Department, the City Council shall set a date to consider the
final plat. The final plat shall be approved, disapproved or
' returned to the applicant for modification or correction by the
City Council . ,
5 . Filing Final Plat: Before the final plat is submitted to the
City Council, it shall be signed by the Administrator. After the
final plat is approved by the City Council, it shall be signed by
the Mayor and the City Clerk. The final plat shall be filed with
the King County Department of Records and Elections by the City.
28
ORDINANCE N0. 4522
6 . Expiration of Plat After Council Approval: If a final plat �
has not been recorded wi"thin six ( 6) months after approval by the
City Council, the plat shall expire and be null and void. To
revitalize the expired plat, the plat shall be resubmitted as a
preliminary plat. One ( 1 ) extension to the six ( 6) month period
may be granted by the City Council .
9-12-13 : GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
ENVIROI�MENTAL CONSIDERATIONS
A plat, short plat, subdivision or dedication shall be prepared in �
conformance with the following provisions .
A. Purpose: It is the purpose of this section to provide for the
protection of valuable, irreplaceable environmental amenities and
to make urban development as compatible as possible with the
ecological balance of the area. Goals are to preserve drainage
patterns, protect ground water supply, prevent erosion and to
preserve trees and natural vegetation. This is beneficial to the
City in lessening the costs of the development to the City as a
whole, and to the subdivider in creating an attractive and healthy
environment. No action taken herein shall constitute a taking
under the laws or constitution of the state or federal government.
B. Unsuitable Land: Land which is found to be unsuitable for
subdivision includes land with features likely to be harmful to the
safety and general health of the future residents (such as lands
' adversely affected by flooding, steep slopes, or rock formations) .
' Land which the Department or the Hearing Examiner considers
inappropriate for subdivision shall not be subdivided unless
adequate safeguards are provided against these adverse conditions .
If any portion of the land within the boundary of a preliminary
plat is subject to flooding or inundation, that portion of the
' subdivision must have the approval of the State of Washington
according to Chapter 86 . 16 RCW before the Department and the
jHearing Examiner shall consider such subdivision.
! C. Trees: Reasonable effort shall be made to preserve existing
! trees .
�
D. Streams:
l . Every reasonable effort shall be made to preserve existing
streams, bodies of water, and wetland areas .
2 . If a stream passes through any of the subject property, a plan
shall be presented which indicates how the stream will be
preserved. The methodologies used should include an overflow area,
and an attempt to minimize the disturbance of the natural channel
and stream bed.
3 . The piping or tunneling of water shall be discouraged and
allowed only when going under streets .
29
ORDINANCE NO. 4522
4 . Every effort shall be made to keep all streams and bodies of
water clear of debris and pollutants .
9-12-14 : GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
COMPATIBILITY WITH EXISTING LAND USE AND PLANS
A. Continuity with Improved Additions: No plan for the
replatting, subdivision, or dedication of any areas shall be j
approved by the City Council unless the streets shown therein are �
connected by surfaced road or street (according to City of Renton
specifications) to an existing street or highway.
B. Conformity with Existing Plans: The location of all streets
shall conform to any adopted plans for streets in the City of
Renton.
C. Trails Plan: If a subdivision is located in the area of an
officially designed trail, provisions shall be made for reservation
of the right-of-way or for easements to the City for trail
purposes .
9-12-15 : GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
STREETS
A. Relationship to Adjoining Street System: The proposed street
system shall extend existing streets unless otherwise approved by
the Department. The roadway classifications shall be as defined
and designated by the Department.
B. Street Names: All proposed street names shall be approved by
the City of Renton.
C. Arterials, Intersections: Streets intersecting with existing
� or proposed public highways, major or secondary arterials shall be
held to a minimum.
D. Street Alignment: The alignment of all streets shall be
reviewed and approved by the Department. The street standards set
by Street Improvement Ordinance shall apply unless otherwise
approved. Street alignment offsets of less than one hundred
twenty-five feet ( 125 ' ) are not desirable, but may be approved by I
the Department upon a showing of need but only after provision of '
all necessary safety measures .
E. Street Pattern: A standard non meandering street pattern
shall be the predominant street pattern in any subdivision
permitted by this Ordinance provided that this does not cause the
need for lots with dual front and rear street frontages or dead-end
streets . Cul-de-sacs shall be allowed when required to provide
public access to lots where a through street cannot be provided.
Cul-de-sacs may be permitted by the Department where the street is
not required as a connection to the greater neighborhood street
grid system.
30
�_
ORDINANCE NO. 4522
F. Improvements Required: All adjacent right-of-ways and new
right-of-ways dedicated as part of the plat, including streets,
roads, and alleys, shall be graded to their full width and the
pavement and sidewalks shall be constructed to the standards
specified in the Street Improvement Ordinance or deferred by the
Board of Public Works .
G. Adjacent to Unplatted Acreage: Streets which may be extended
in the event of future adjacent platting may be required to be
dedicated to the plat boundary line. Extensions of greater depth
than an average lot shall be improved with temporary turnarounds .
Dedication of a full-width boundary street may be required in
certain instances to facilitate future development.
9-12-16 : GENERAL REQUIREMENTS AND MINIMUM STANAARDS -
INSTALLATION OF UTILITIES
A. Sanitary Sewers: Unless septic tanks are specifically
approved by the Department and the King County Health Department,
sanitary sewers shall be provided by the developer at no cost to
the City and designed in accordance with City standards . Side
sewer lines shall be installed eight feet (8 ' ) into each lot if
sanitary sewer mains are available, or provided with the
subdivision development.
B. Storm Drainage: An adequate drainage system shall be provided
for the proper drainage of all surface water. Cross drains shall
be provided to accommodate all natural water flow and shall be of
sufficient length to permit full-width roadway and required slopes .
The drainage system shall be designed per the requirements of the
Renton Storm and Surface Water Ordinance. The drainage system
shall include detention capacity for the new street areas .
Residential plats shall also include detention capacity for future
development of the lots . Water quality features shall also be
designed to provide capacity for the new street paving for the
plat.
C. Water System: The water distribution system including the
locations of fire hydrants shall be designed and installed in
accordance with City standards as defined by the Department and
Fire Department ordinances and requirements .
D. Underground Utilities: All utilities designed to serve the
subdivision shall be placed underground. Any utilities installed
in the parking strip shall be placed in such a manner and depth to
permit the planting of trees . Those utilities to be located
beneath paved surfaces shall be installed, including all service
connections, as approved by the Department. Such installation
shall be completed and approved prior to the application of any
surface material . Easements may be required for the maintenance
and operation of utilities as specified by the Department.
31 '
ORDINANCE N0. 4522
E. Cable TV Conduits: Any cable TV conduits shall be
undergrounded at the same time as other basic utilities are
installed to serve each lot. Conduit for service connections shall
be laid to each lot line by subdivider as to obviate the necessity
for disturbing the street area, including sidewalks, or alley
improvements when such service connections are extended to serve
any building. The cost of trenching, conduit, pedestals and/or
vaults and laterals as well as easements therefore required to
bring service to the development shall be borne by the developer
and/or landowner. The subdivider shall be responsible only for
conduit to serve his development. Conduit ends shall be elbowed to
final ground elevation and capped. The cable TV company shall
provide maps and specifications to the subdivider and shall inspect
, the conduit and certify to the City that it is properly installed.
F. Latecomer Agreements: Where a development is required to
construct utility improvements that may also be required by other
developments or by future development of other parcels in the
vicinity, then the developer may request establishment of a
latecomer agreement to reimburse the developer for all initial
costs of the improvements . The procedure to follow � in making
application for the latecomer agreement and the steps to be
followed by the City are as detailed in Sections 9-5-1 through 9-5-
16 .
9-12-17 : GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
PUBLIC USE AND SERVICE AREAS
Due consideration shall be given by the subdivider to the
allocation of adequately-sized areas for public service usage.
A. Easements for Utilities: Easements may be required for the
maintenance and operation of utilities as specified by the
Department.
B. Community Assets: Due regard shall be shown to all natural
features such as large trees, water courses, and similar community
assets which, if preserved, will add attractiveness and value to
the property.
9-12-18 : GENERAL REQUIREMENTS AND MINIMUM STANDARDS - ,
BLOCKS WITHIN RESIDENTIAL PLATS
A. Width: Blocks shall be wide enough to allow two (2 ) tiers of
lots, except where fronting on major streets or prevented by
� topographical conditions or size of the property.
B. Walkways: Where circumstances warrant, the Hearing Examiner
may require one ( 1) or more public crosswalks or walkways of not
less than six ( 6) feet in width dedicated to the City to extend
entirely across the width of the block at locations deemed
necessary. Such crosswalks or walkways shall be paved for their
entire width and length with a permanent surface and shall be
adequately lighted at the developer ' s cost.
32
ORDINANCE NO. 4522
9-12-19 : GENERAL REQUIREMENTS AND MINIMUM STANDARDS -
LOTS WITHIN RESID.ENTIAL PLATS
A. Arrangement: Insofar as practical, side lot lines shall be at
right angles to street lines or radial to curved street lines .
Each lot must have access to a public street or road. Access may
be by private access easement street per the requirements of the
Street Improvement Ordinance. '
B. Minimum Size: The size, shape, and orientation of lots shall '
meet the minimum area and width requirements of the applicable
zoning classification and shall be appropriate for the type of
development and use contemplated.
C. Property Corners at Intersections: All lot corners at
intersections of dedicated public rights-of-way, except alleys,
shall have minimum radius of fifteen feet ( 15 ' ) .
D. Pipestem Lots Allowed: Pipestem lots may be permitted for new
plats to achieve densities permitted within the Zoning Code when
there is no other feasible alternative to achieving the permitted
density. The pipestem lot shall contain the required area for the
zoning classification exclusive of the area of the pipestem and
providing the pipestem shall not exceed one hundred fifty feet
( 150 ' ) in length and not less than twenty feet (20 ' ) in width.
Pipestem lots shall not be created that have adjacent separate
pipestems for access in place of a shared private access road. �
However, the pipestem portion of a pipestem lot may provide access
to both the pipestem lot itself and a lot adjacsnt to. it with an
access easement to be established to serve the adjacent lot. A
restrictive covenant will be required on both parcels for
maintenance of the pipestem driveway.
9-12-20 : GENERAL REQUIREMENTS AND MINIMUM STANDARDS - �
OTHER IMPROVEMENTS �'�
A. Monuments: Concrete permanent control monuments shall be I
established at each and every controlling corner of the
subdivision. Interior monuments shall be located as determined by
the Department. Al1 surveys shall be per the City Surveying
Standards .
B. Survey: All other lot corners shall be marked per the City ,
Surveying Standards .
C. Street Signs: The subdivider shall install all street name
signs necessary in the subdivision.
9-12-21 : HILLSIDE SUBDIVISIONS
i A. Purpose: Because of their steeper slopes, the sites of
hillside subdivisions ordinarily should have greater attention paid
, to the potential for drainage, erosion, and slope stability
problems than other subdivisions .
33
�
ORDINANCE N0. 4522
B. Procedure: Any short plat or subdivision meeting the
definition of a hillside subdivision shall follow the procedures
established for subdivisions . Hillside Subdivisions, including
short plats, shall require the review and approval of the Hearing
Examiner.
C. Standards: The following additional standards shall apply to
Hillside Subdivisions :
1 . Application Information: Information concerning the soils, �'
geology, drainage patterns, and vegetation shall be presented in
order to evaluate the drainage, erosion control and slope .stability
for site development of the proposed plat. The applicant must
demonstrate that the development of the hillside subdivision will
not result in soil erosion and sedimentation, landslide, slippage,
excess surface water runoff, increased costs of building and
maintaining roads and public facilities and increased need for �
emergency relief and rescue operations .
2 . Grading: Detailed plans for any proposed cut and fill
operations shall be submitted. These plans shall include the angle
of slope, contours, compaction, and retaining walls .
3 . Streets:
a. Streets may only have a grade exceeding fifteen percent
( 15�) , if approved by the Department and the Fire Department.
b. Street widths may be less than those required in the
Renton Street Standard Ordinance for streets with grades
� steeper than fifteen percent ( 15�) if parking prohibition on
one or both sides of the street is approved by the
Administrator. '
4 . Lots: Lots may be required to be larger than minimum lot
sizes required by the Renton Zoning Code. Generally, lots in
steeper areas of the subdivision should be larger than those in
less steep areas of the subdivision.
5 . Erosion Control Requirements: Any clearing or grading shall
be accompanied by erosion control measures as deemed necessary by
the Department. I
9-12-22 : PARKS AND OPEN SPACE
Approval of all subdivisions located in either single family
residential or multi-family residential zones as defined in the
Renton Zoning Code shall be contingent upon the subdividers
dedication of land or providing fees in lieu of dedication to the
City, all as necessary to mitigate the adverse effects of
development upon the existing park and recreation service levels .
The requirements and procedures for this mitigation shall be per
the City of Renton Parks Mitigation Ordinance.
34
�
ORDINANCE NO. 4522
9-12-23 : GENERAL REQUIREMENTS AND MINIMUM STANDARDS OF
INDUSTRIAL AND COMMERCIAL SUBDIVISIONS '
The division of land for industrial and commercial purposes shall
conform to the requirements and minimum standards of residential
design except as provided in this section.
A. Property Corners at Intersections: All lot corners at
intersections of dedicated public rights-of-way, except alleys,
shall have minimum radius of twenty-five feet (2� ' ) .
B. Lot Orientation: The size, shape and orientation of lots
shall meet the minimum area and width requirements of the
applicable zoning classification and shall be appropriate for the
type of development and use contemplated.
C. Lot Arrangement: Insofar as practical, side lot lines shall
be at right angles to street lines or radial to curved street
lines .
9-12-24 : VARIANCES
A. Variance Requirements: A variance from the requirements of
this Ordinance may be approved by the Hearing Examiner for a short
plat, or a variance for a full subdivision recommended to and
approved by the City Council, when undue hardship may be created as
a result of strict compliance with the provisions of this
Ordinance. In recommending or approving any variance, the Hearing
Examiner may prescribe conditions that he/she deems necessary to or
desirable for the public interest. No variance shall be approved
or recommended unless the Hearing Examiner finds:
1 . That there are special physical circumstances or conditions
affecting said property such that the strict application of the
provisions of this Ordinance would deprive the applicant of the '
reasonable use or development of his land; and ,
2 . That the variance is necessary to insure such property the
rights and privileges enjoyed by other properties in the vicinity
and under similar circumstances; and
3 . That the granting of the variance will not be detrimental to ',
the public welfare or injurious to other property in the vicinity. �,
B. Applications Required: Application for any variance shall be
submitted in writing by the subdivider at the time the preliminary �,
plat is submitted to the Department. The application shall state
fully all substantiating facts and evidence pertinent to the '
request.
C. Variance Fees: The appropriate fees shall be paid at time of
application as required in City Code Section 5-1-1 .
35
�`
ORDINANCE NO. 4522
9-12-25 : PENALTIES, SEVERABILITY, LIABILITY
A. Penalties: Any person, firm, corporation or association, or
any agent of any person, firm, corporation or association who
violates the provisions of this code shall be guilty of a
misdemeanor and upon conviction be subject to a fine not to exceed
five hundred dollars ( $500 . 00) for each such violation, or
imprisonment for a period not to exceed thirty (30) days, or both
such fine and imprisonment.
In addition to the above, any person or firm who transfers, sells,
or options any land which is undergoing platting procedures before
such plat or map has been approved by the City of Renton, and
before the same has been filed for record in the office of the King
County Department of Records and Elections or the City Clerk shall,
upon conviction, be subject to a fine not to exceed three hundred
dollars ( $300 . 00) for each such violation, or imprisonment for a
period not to exceed thirty (30) days, or both such fine and
imprisonment. This provision does not apply when the original
subdivider sells the entire parcel to another subdivider. The City
may recover said penalty by civil action in any court of competent
jurisdiction.
B. Injunction: The City Council may direct the City Attorney to
initiate an action to enjoin the transfer, sale, agreement, or
option by making application for an injunction in the Superior
Court. !I
C. Violations: Whenever land within a subdivision granted final
approval is used in a manner or for a purpose which violates any ,
provision of the state subdivision law (Chapter 58 . 17 RCW) or any I
provisions of the Renton Subdivision Code, or any term or condition '
of plat approval prescribed for a plat by the Renton City Council,
then the prosecuting attorney, or the attorney general, may
commence an action to restrain and enjoin such use and compel
compliance with the provisions of the State subdivision law or the
Renton Subdivision Code, or with such terms or conditions . The
costs of such action, including reasonable attorney fees, may be
taxed against the violator.
D. City Not Liable: This code shall not be construed to relieve
from or lessen the responsibility of any person owning any land or
building, constructing or modifying any subdivisions in the City
for damages to anyone injured or damaged either in person or
property by any defect therein; nor shall the City or any agent
thereof be held as assuming such liability by reason of any
preliminary or final approval or by issuance of any permits or
certificates authorized herein.
E. Severability: If any provision of this Ordinance or its
application to any person or property is held invalid by a court of
competent jurisdiction, the remainder of the Ordinance or the
application of the provision to other persons or circumstances
shall not be affected.
36
' ORDINANCE N0. 4522
9-12-26 : REPEALED ORDINANCES
Any and all Ordinances in conflict herewith are hereby repealed.
SECTION III . This Ordinance shall be effective upon its
passage, approval, and thirty (30) days after its publication.
PASSED BY THE CITY COUNCIL this 5th day of June , 1995 .
r
Brenda Fri.tsvold, Deputy City Clerk
APPROVED BY THE MAYOR this 5th day of June , 1995 .
Earl Clymer, Ma�o
Approved as to form:
���i� I
Lawr e J. Warre City Attorney �
Date of Publication: June 9, 1995 (Summary Only) I'
I ORD.464: 5/15/95 :as .
37 I
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