Chapter 20.45B
SHORT PLATS AND SHORT SUBDIVISIONS

Sections:

20.45B.010    Scope

20.45B.020    Purpose

20.45B.030    Definitions specific to short plat and short subdivision chapter

20.45B.040    Who may apply

20.45B.050    General requirements

20.45B.055    Special requirements for short plats with critical areas or critical area buffers

20.45B.060    Review stages

20.45B.070    Merger

20.45B.080    Preliminary short plat – Applicable procedure

20.45B.090    Exemptions

20.45B.120    Preliminary short plat – Public comment process before Director’s decision

20.45B.130    Preliminary short plat – Department Director’s decision

20.45B.140    Preliminary short plat – Appeal

20.45B.150    Preliminary short plat – Time limitation

20.45B.160    Preliminary short plat – Extension

20.45B.170    Preliminary short plat – Assurance device

20.45B.180    Preliminary short plat – Effect of approval

20.45B.190    Final short plat – General

20.45B.200    Final short plat – Applicable procedure

20.45B.210    Final short plat – Submittal requirements

20.45B.220    Final short plat – Decision criteria

20.45B.230    Final short plat – Recording required

20.45B.240    Final short plat – Revision

20.45B.250    Final short plat – Assurance device

20.45B.260    Boundary line adjustment

20.45B.280    Violations – Enforcement

20.45B.010 Scope.

This chapter establishes the procedure and criteria that the City will use in making a decision upon an application for a short subdivision or a boundary line adjustment. (Ord. 3938, 7-18-88)

20.45B.020 Purpose.

Pursuant to RCW 58.17.060, it is the intent of this chapter to permit administrative processing and approval of a division of land into nine or fewer lots, tracts, parcels, or sites; to promote the public health, safety, and general welfare; to further the goals and objectives of the Comprehensive Plan; to facilitate adequate provisions for water, sewer, stormwater drainage, ingress and egress, and public uses; to promote the coordinated development of vacant lands; to protect critical areas and critical area buffers as designated in Part 20.25H LUC; and to require conveyance by accurate legal description. (Ord. 5682, 6-26-06, § 5; Ord. 4654, 6-6-94, § 73; Ord. 3938, 7-18-88)

20.45B.030 Definitions specific to short plat and short subdivision chapter.

As used in this chapter, the following definitions apply:

A.    Development Standards.

Currently effective Development Services, Transportation and Utilities Departments’ Development Standards and/or Engineering Standards, and the development or engineering standards of any other City department with applicable standards, now or as hereafter amended;

B.    Lot.

A fractional part of subdivided lands having fixed boundaries, being of sufficient area and dimension to meet minimum zoning requirements for width and area;

C.    Revision.

The modification of a previously approved and recorded short plat which results in the addition of new lots, tracts, parcels or sites, but which does not result in the creation of a total of more than four legal building lots within the boundaries of the originally approved and recorded short plat;

D.    Right-of-Way.

A strip of land dedicated for public use for utilities, vehicular and/or pedestrian travel, access to adjoining properties, or other use involving maintenance by a public agency. (Ord. 5480, 10-20-03, § 29; Ord. 5232, 7-17-00, § 15; Ord. 3938, 7-18-88)

20.45B.040 Who may apply.

The property owner or his/her authorized agent may apply for a short subdivision. (Ord. 3938, 7-18-88)

20.45B.050 General requirements.

A.    Every short subdivision shall comply with all applicable goals, regulations and standards of the Bellevue City Code and RCW Title 58, Boundaries and Plats. Short subdivisions shall also be in accord with the policies of the City’s Comprehensive Plan.

B.    A proposed short subdivision shall be considered under all applicable land use regulations and codes as provided in LUC 20.40.500. (Ord. 4973, 3-3-97, § 877; Ord. 4816, 12-4-95, § 977; Ord. 3938, 7-18-88)

20.45B.055 Special requirements for short plats with critical areas or critical area buffers.

A.    Allowed Density.

Density shall be calculated pursuant to LUC 20.25H.045.

B.    Conservation Short Subdivision.

1.    When Required. Proposals for residential short subdivision within the Critical Areas Overlay District shall be processed as a conservation short subdivision pursuant to this subsection B in the following cases:

a.    The amount of critical area and critical area buffer on the site totals at least one acre; or

b.    The site abuts a known salmon-bearing stream; or

c.    The critical area or critical area buffer on the site abuts a critical area or critical area buffer on another site, or a site owned or managed by the City or other public agency for open space or park uses.

2.    Tract Required. The property owner receiving approval of a residential short subdivision pursuant to this section shall delineate the critical area and critical area buffer and set aside such areas in separate tracts, designated as Native Growth Protection Area(s) (NGPA) on the face of the final short plat. The final short plat shall contain the following restrictions for use, development and disturbance of such NGPA(s) in a format approved by the City Attorney:

a.    An assurance that: the tract will be kept free from all development and disturbance except where allowed or required for habitat improvement projects, vegetation management, or new or expanded City parks pursuant to LUC 20.25H.055; and that native vegetation, existing topography, and other natural features will be preserved for the purpose of preventing harm to property and the environment, including, but not limited to, controlling surface water runoff and erosion, maintaining slope stability, buffering and protecting plants and animal habitat;

b.    The right of the City of Bellevue to enter the property to investigate the condition of the NGPA upon reasonable notice;

c.    The right of the City of Bellevue to enforce the terms of the NGPA; and

d.    A management plan for the NGPA designating future management responsibility.

3.    Dimensional Standards Modification. The dimensional standards set forth in LUC 20.20.010 are modified as follows for sites processed through the conservation short subdivision process. All other dimensional standards and requirements of LUC 20.20.010 shall apply, including applicable footnotes:

Land Use District

R-1

R-1.8

R-2.5

R-3.5

R-4

R-5

R-7.5*

R-10 (3)

R-15 (3)

R-20 (3)

R-30 (3)

Minimum Setbacks of Structures (feet) Front Yard (1) (2) (7)

25

20

10

10

10

10

10

10

10

10

10

Rear Yard (4) (7)

20

20

20

15

15

15

15

20

20

20

20

Side Yard (4) (7)

5

5

5

5

5

5

5

5

5

5

5

2 Side Yards (4) (7)

15

10

10

10

10

10

10

10

10

10

10

Minimum Lot Area Acres (A) or Sq. Ft.

22,750

13,000

8,775

6,500

5,525

4,680

3,055

5,525

5,525

5,525

5,525

Maximum Lot Coverage by Structures (percent)

(5)

(5)

(5)

(5)

(5)

(5)

(5)

(5)

(5)

(5)

(5)

Impervious Surface

(6)

(6)

(6)

(6)

(6)

(6)

(6)

(6)

(6)

(6)

(6)

*Not effective within the jurisdiction of the East Bellevue Community Council.

Notes:

(1)    Any garage or other structure shall be set back the minimum necessary to allow on-site parking on any driveway without blocking a sidewalk. For proposals without garages, there shall be sufficient area on the site to allow for required on-site parking without blocking a sidewalk.

(2)    Where the front yard setback is reduced below the minimum setback established in LUC 20.20.010, all front yard setbacks along a public right-of-way shall be the same for each lot in the development, so that the minimum front yard setback is also the maximum front yard setback.

(3)    Where there is a conflict between this subsection B.3 and the requirements of the Transition Area Overlay District, the provisions of the Transition Area Overlay District shall prevail.

(4)    The required yard setback may not be reduced below the minimum required for the underlying land use district where the development abuts another subdivision or development with the same or lower density land use designation, where the majority of the lots in the abutting development meet or exceed the minimum dimensional requirements for the land use district.

(5)    Lot Coverage. The maximum lot coverage for each lot is determined by multiplying the maximum lot coverage in the underlying land use district by the lot coverage factor. The lot coverage factor is:

Lot coverage factor = 1 + ((required minimum lot size - actual lot size)/required minimum lot size)

The following example illustrates this calculation:

Underlying land use district, R-3.5

Maximum lot coverage for district is 0.35

Required minimum lot size is 10,000 square feet

Actual lot size in conservation short subdivision is 6,800 square feet

Lot coverage factor = 1 + ((10,000 - 6,800)/10,000) = 1.32

Allowed lot coverage = 0.35 x 1.32 = 0.46 (rounded to nearest hundredth)

(6)    Impervious Surface. Impervious surface for the subdivision considered on the whole shall not exceed 50 percent, based on the total site size. The final short plat shall designate the allowed impervious surface for each separate lot.

(7)    A required minimum setback may not be reduced below that required to maintain the minimum separation between structures required by the International Building Code, as adopted and amended by the City of Bellevue, considering the location of existing structures on abutting properties.

4.    Site Design.

a.    Roads must be designed parallel to contours with consideration to maintaining consolidated areas of natural topography and vegetation. Access must be located in the least sensitive area feasible; and

b.    Change in grade, cleared area and volume of cut or fill on the site must be minimized; and

c.    Utilities and other facilities should be located to utilize common corridors wherever possible; and

d.    Each lot with slopes in excess of 25 percent shall demonstrate provision for feasible driveway access to a future residence not to exceed 15 percent or provide for meeting emergency access and fire protection by other means allowed by applicable codes, and shall demonstrate feasibility of construction of a residence on the lot through a design consistent with the standards of this code. Shared driveway access and private roads should be utilized where significant reduction of grading can be accomplished compared to separate driveway access for each individual lot.

C.    Conventional Short Subdivision.

Proposals for residential short subdivision not required to satisfy the provisions of subsection B of this section shall meet the following requirements.

1.    Lot Location.

a.    Lots which contain critical area or critical area buffers must be configured in a manner which, to the maximum extent possible, will allow a structure to be built on the least sensitive portion of the site; and

b.    Lots which contain critical area or critical area buffers must be configured in a manner which will allow a designated building pad to be located outside of any critical area or critical area buffer.

2.    Site Design.

a.    Roads must be designed parallel to contours with consideration to maintaining consolidated areas of natural topography and vegetation. Access must be located in the least sensitive area feasible; and

b.    Change in grade, cleared area and volume of cut or fill on the site must be minimized; and

c.    Utilities and other facilities should be located to utilize common corridors wherever possible; and

d.    Critical areas, critical area buffers, and retained significant trees shall be placed in Native Growth Protection Easements (NGPE) designated on the final short plat document. The final short plat shall contain the following restrictions for use, development and disturbance of the NGPE in a format approved by the City Attorney:

i.    An assurance that: the NGPE will be kept free from all development and disturbance except where allowed or required for habitat improvement projects, vegetation management, and new or expanded City parks pursuant to LUC 20.25H.055; and that native vegetation, existing topography, and other natural features will be preserved for the purpose of preventing harm to property and the environment, including, but not limited to, controlling surface water runoff and erosion, maintaining slope stability, buffering and protecting plants and animal habitat;

ii.    The right of the City of Bellevue to enter the property to investigate the condition of the NGPE upon reasonable notice;

iii.    The right of the City of Bellevue to enforce the terms of the NGPE; and

iv.    A management plan for the NGPE designating future management responsibility.

e.    NGPEs on individual lots within the short plat shall be contiguous with NGPEs on other lots to the maximum extent feasible; and

f.    Each lot with slopes in excess of 25 percent shall demonstrate provision for feasible driveway access to a future residence not to exceed 15 percent or provide for meeting emergency access and fire protection by other means allowed by applicable codes, and shall demonstrate feasibility of construction of a residence on the lot through a design consistent with the standards of this code. Shared driveway access and private roads should be utilized where significant reduction of grading can be accomplished compared to separate driveway access for each individual lot.

D.    Additional Requirements for Short Plats with Areas of Special Flood Hazard.

1.    All lots created through short subdivision shall have adequate building space outside the 100-year floodplain, the floodway, and the channel migration zone.

2.    Short subdivisions shall be designed to minimize or eliminate flood damage and impacts to floodplain functions and values. Public utilities and facilities that are installed as part of such subdivisions, such as sewer, gas, electrical, and water systems, shall be located and constructed to also minimize flood damage and impacts to floodplain functions and values. Short subdivisions should be designed using natural features of the landscape and should not incorporate flood protection changes.

3.    Short subdivisions shall have adequate natural surface water drainage in accordance with locally adopted surface water management requirements to reduce exposure to flood hazards; and

4.    Short subdivisions shall show the 100-year floodplain, floodway, and channel migration zone on the preliminary and final plat and short plat maps and designate such areas as “no build,” when applicable.

5.    Where detailed base flood elevation data has not been provided or is not available from another authoritative source, it shall be generated for short subdivision proposals and other proposed developments that involve five acres, regardless of the number of lots. (Ord. 5682, 6-26-06, § 6)

20.45B.060 Review stages.

Subject to LUC 20.45B.070, the review and decision of the City on an application for a short subdivision shall consist of the following stages:

A.    Review and decision upon the preliminary short plat, LUC 20.45B.080 through 20.45B.180; and

B.    Review and decision upon the engineering plans, if required; and

C.    Review and decision upon the final short plat, LUC 20.45B.190 through 20.45B.250. (Ord. 3938, 7-18-88)

20.45B.070 Merger.

A.    The applicant may request that review and decision on the preliminary short plat and the final short plat be merged in one decision. The merged decision will be made following the procedures for the preliminary short plat, LUC 20.45B.080 through 20.45B.180. The applicant shall submit all plans and information in the detail required for the final short plat and shall comply with all other requirements and standards for a final short plat.

B.    Unless the applicant requests otherwise, the City shall process a preliminary short plat simultaneously with an application for a reclassification, variance, planned unit development or other development approval to the extent that procedural requirements for those actions allow. (Ord. 3938, 7-18-88)

20.45B.080 Preliminary short plat – Applicable procedure.

The City will process an application for a preliminary short plat pursuant to LUC 20.45B.120 through 20.45B.180. The Director of the Development Services Department is the applicable Department Director. (Ord. 5232, 7-17-00, § 16; Ord. 3938, 7-18-88)

20.45B.090 Exemptions.

The provisions of this chapter do not apply to the following:

A.    Cemeteries and other burial plots while used for that purpose;

B.    Any division of land into lots or tracts each of which is at least 20 acres or larger;

C.    Divisions of land made by testamentary provisions, or the laws of descent;

D.    Divisions of land into lots or tracts classified for industrial or commercial use or for the purpose of lease when no residential structure other than mobile homes or travel trailers are permitted to be placed on the land when the City has approved a Binding Site Plan in accordance with Land Use Code requirements;

E.    Any conveyance of land for use solely for the installation of electric power, telephone, water supply, sewer service, or other public utility facilities of a similar or related nature; or public right-of-way;

F.    Any division of land by formal subdivision as provided for in Chapter 20.45A LUC. (Ord. 3938, 7-18-88)

20.45B.120 Preliminary short plat – Public comment process before Director’s decision.

A.    Who May Participate.

Any person may participate in the decision.

B.    How to Participate.

A person may participate in the decision by submitting written comments on the application to the applicable Department Director no later than the final date of the comment period. (Ord. 4255, 6-3-91, § 31)

20.45B.130 Preliminary short plat – Department Director’s decision.

A.    Decision Criteria.

The Department Director may approve or approve with modifications if:

1.    The preliminary short plat makes appropriate provisions for, but not limited to, the public health, safety and general welfare, for open spaces, drainage ways, streets, sidewalks, alleys, other public ways, water supplies, sanitary waste; and

2.    The public interest is served by the short subdivision; and

3.    The preliminary short plat appropriately considers the physical characteristics of the proposed short subdivision site; and

4.    The proposal complies with all applicable provisions of the Land Use Code, BCC Title 20, the Utility Codes, BCC Title 24, and the City of Bellevue Development Standards; and

5.    The proposal is in accord with the Comprehensive Plan, BCC Title 21; and

6.    Each lot in the proposal can reasonably be developed in conformance with current Land Use Code requirements without requiring a variance; however, requests for modifications to the requirements of Part 20.25H LUC, where allowed under the provisions of that part, may be considered together with an application for preliminary short plat so long as the resulting lots may each be developed without individually requiring a variance; and

7.    All necessary utilities, streets or access, drainage and improvements are planned to accommodate the potential use of the entire property.

B.    Written Decision of the Director:

1.    Content. The Department Director shall issue a written decision which contains the following:

a.    A statement indicating that the application is approved, approved with modifications or denied; and

b.    A statement of any conditions included as part of an approval; and

c.    A statement of facts upon which the decision, including any conditions, was based and the conclusions derived from those facts; and

d.    A statement of the right of any person who participated in the decision as provided for in LUC 20.45B.120 to appeal the decision of the applicable Department Director as provided for in LUC 20.45B.140.

2.    Distribution. The Department Director shall mail the written decision to the applicant and each person who participates in the decision as provided for in LUC 20.45B.120. (Ord. 5682, 6-26-06, § 7; Ord. 5232, 7-17-00, § 17; Ord. 3938, 7-18-88)

20.45B.140 Preliminary short plat – Appeal.

The decision of the applicable Department Director may be appealed by parties of record in accordance with the Process II appeal procedures, LUC 20.35.250 (Process II). (Ord. 4978, 3-17-97, § 15; Ord. 3938, 7-18-88)

20.45B.150 Preliminary short plat – Time limitation.

A preliminary short plat automatically expires and is void if the applicant fails to file for approval of the final short plat within one year of the effective date of the preliminary short plat approval unless:

A.    The applicant has received an extension for the preliminary short plat pursuant to LUC 20.45B.160; or

B.    The preliminary short plat approval provides for a greater time period. (Ord. 3938, 7-18-88)

20.45B.160 Preliminary short plat – Extension.

A.    The Director of the Development Services Department may extend a preliminary short plat not to exceed two years, if:

1.    A written request for extension is filed at least 30 days before the expiration of the one-year period; and

2.    Unforeseen circumstances or conditions necessitate the extension of the preliminary short plat; and

3.    Termination of the preliminary short plat would result in unreasonable hardship to the applicant, and the applicant is not responsible for the delay; and

4.    Conditions in the immediate vicinity of the subject property have not changed substantially since the preliminary short plat was first granted; and

5.    An extension of the preliminary short plat will not cause substantial detriment to existing uses in the immediate vicinity of the subject property or to the community as a whole.

B.    The Director of the Development Services Department may grant no more than two extensions. A second extension not to exceed six months may be granted if:

1.    A written request for extension is filed at least 30 days before the expiration of the first extension; and

2.    The criteria listed in subsection A of this section are met; and

3.    The applicant has demonstrated reasonable diligence in attempting to meet the time limit imposed. (Ord. 4654, 6-6-94, § 74; Ord. 3938, 7-18-88)

20.45B.170 Preliminary short plat – Assurance device.

The City may require a reasonable assurance device in conformance with LUC 20.40.490 to assure compliance with the provisions of the short plat and short subdivision chapter and the approved preliminary short plat. (Ord. 3938, 7-18-88)

20.45B.180 Preliminary short plat – Effect of approval.

A.    The approval of a preliminary short plat by the Department Director is approval of the general acceptability of the layout and its relation to adjoining properties. Engineering detail, if required remains subject to the approval of the Departments of Development Services, Transportation and Utilities and any other applicable department.

B.    After final approval of engineering drawings for public or private facilities within an approved preliminary short plat, permits for the development of the short plat improvements may be issued and work commenced. Such permits shall be contingent upon compliance with the conditions specified on the approval of the preliminary short plat, conformance with all applicable development standards, the payment of all fees, and the submittal of assurance devices as may be required.

C.    The approved preliminary short subdivision including conditions shall be the basis for approval of the final short subdivision. However, if the preliminary short subdivision’s approval is based upon incorrect or misleading information supplied by the applicant or if conditions were inadvertently omitted or mistakenly imposed which conflict with the provisions of any state or local laws, ordinances, resolutions, rules or regulations in effect at the time of vesting, the preliminary short subdivision approval and conditions may be considered without complying with the procedures for preliminary short plat approval. (Ord. 5480, 10-20-03, § 30; Ord. 3938, 7-18-88)

20.45B.190 Final short plat – General.

The applicant must submit the final short plat within one year of the effective date of the preliminary short plat or the extension date if granted pursuant to LUC 20.45B.160. (Ord. 3938, 7-18-88)

20.45B.200 Final short plat – Applicable procedure.

The City will process an application for a final short plat as provided in LUC 20.45B.210 through 20.45B.250. The Director of the Development Services Department is the applicable Department Director. (Ord. 4654, 6-6-94, § 75; Ord. 3938, 7-18-88)

20.45B.210 Final short plat – Submittal requirements.

A.    The Director of the Development Services Department shall specify the submittal requirements, including type, detail and number of copies for a final short plat to be deemed complete and accepted for filing.

B.    The Director of the Development Services Department may waive specific submittal requirements determined to be unnecessary for review of an application. (Ord. 3938, 7-18-88)

20.45B.220 Final short plat – Decision criteria.

Subject to LUC 20.45B.240, the Director of the Development Services Department shall approve a final short plat if it conforms to all conditions and requirements of the preliminary short plat approval. (Ord. 3938, 7-18-88)

20.45B.230 Final short plat – Recording required.

Upon final short plat approval, the Development Services Department will forward an approved short plat to the King County Department of Records and Elections for recording. Signatures of approval from the appropriate, authorized administrators in the Transportation Department, Utilities Department, and the Development Services Department shall constitute approval by the City for recording of the short plat. No administrative approval of a short subdivision is deemed final until a short plat is recorded and proof of recording is received by the Development Services Department. (Ord. 5480, 10-20-03, § 31; Ord. 5089, 8-3-98, § 50; Ord. 3938, 7-18-88)

20.45B.240 Final short plat – Revision.

A.    Land within a short subdivision, the short plat of which has been approved within five years immediately preceding, may not be further subdivided in any manner unless a final subdivision thereof has been approved and filed for record in accordance with Chapter 20.45A LUC, or a Binding Site Plan is approved in accordance with Land Use Code requirements; provided, however, when the original short subdivision contains less than four lots it may be revised to create additional lots if no more than four total lots are created within the boundary lines of the original short plat during the original five-year period. For the purposes of calculating the five-year period, the date of approval of a short subdivision shall be the date the short plat was recorded with the King County Department of Records and Elections.

B.    Short subdivisions may be revised in accordance with the following requirements:

1.    All affected ownership interests within the originally recorded short subdivision must be a party to the revision application, or must express written agreement to the proposed revision, including written agreement to accept ownership of any property, or to transfer or convey ownership of any property, which may be necessary as a result of the revision.

2.    Any features contained in the original short subdivision which have been relied upon in subsequent land development or land use planning decisions and which are still applicable at the time of application shall be incorporated in the short subdivision revision, unless such features are provided by other legal means at the time of short subdivision revision.

3.    Procedures and requirements established by this chapter for preliminary short subdivision approval shall be applicable to revision requests. Revisions shall comply with applicable conditions and provisions of the original plat or short plat and shall not adversely affect access, easements, or any land use requirements as provided for in the laws of the City.

4.    Approval of any revision shall be filed and recorded as a supplemental declaration of short subdivision which shall contain the adjusted legal description and shall be effective upon being recorded by the Development Services Department with the King County Department of Records and Elections and upon receipt of proof of recording. (Ord. 5232, 7-17-00, § 18; Ord. 4654, 6-6-94, § 76; Ord. 3938, 7-18-88)

20.45B.250 Final short plat – Assurance device.

The City may require a reasonable assurance device for public or private improvements in conformance with LUC 20.40.490 to assure compliance with the short subdivision and short plat chapter and the approved final short plat. All required improvements must be completed within one year from the date of final short plat approval unless work is continuous beyond that point. The City will retain a maintenance device for one year beyond City acceptance of all required public improvements. (Ord. 3938, 7-18-88)

20.45B.260 Boundary line adjustment.

Pursuant to RCW 58.17.040, boundary line adjustments are exempt from requirements of this chapter except as provided for in this section.

A.    All lots modified by this boundary line adjustment procedure shall not be approved for recording if such adjustment would allow a nonconforming dimension as specified in LUC 20.20.010 to become more nonconforming unless the adjustment equalizes more than one adjacent nonconforming lot.

B.    No lot line adjustment may be approved when such action would violate an applicable requirement or condition of a previous land use action, subdivision, or short plat approval.

C.    All lots modified by the boundary line adjustment procedure shall have legal access meeting the standards of the Transportation Department, the Utilities Department, and any other applicable department.

D.    The processing of boundary line adjustments shall be the same as for final short plats as provided in the applicable provisions of LUC 20.45B.210 through 20.45B.230.

E.    All boundary line adjustments shall be recorded surveys consistent with Chapter 58.09 RCW. All boundary lines being adjusted shall be surveyed, and newly established lot corners shall be staked.

F.    All lots modified by this boundary line adjustment procedure shall not be approved for recording if such adjustment would create a nonconformity with respect to the requirements of this Code. (Ord. 5717, 2-20-07, § 12; Ord. 5480, 10-20-03, § 32; Ord. 4978, 3-17-97, § 16; Ord. 3938, 7-18-88)

20.45B.280 Violations – Enforcement.

A.    Penalties.

Any person, firm, corporation, or association or any agent of any person, firm, corporation, or association who violates any provision of Chapter 58.17 RCW or this chapter relating to the sale, offer for sale, lease, or transfer of any lot, tract or parcel of land, shall be guilty of a gross misdemeanor and each sale, offer for sale, lease or transfer of each separate lot, tract, or parcel of land in violation of any provision of Chapter 58.17 RCW or this chapter shall be deemed a separate and distinct offense. Any other violation of this chapter is a civil violation as provided in Chapter 1.18 BCC.

B.    Injunctive Action.

The City of Bellevue, through its authorized agents to the extent provided by State law, may commence an action to restrain and enjoin violations of this chapter, or of any term or condition of short plat approval prescribed by the City, and compel compliance with the provisions of this chapter, or with such terms or conditions, as provided by RCW 58.17.200 and 58.17.320. The costs of such action may be taxed against the violator. (Ord. 3938, 7-18-88)