Chapter 19A.16
FINAL PLAT AND FINAL SHORT PLAT MAPS FOR PRELIMINARILY APPROVED SUBDIVISIONS AND SHORT SUBDIVISIONS

Sections:

19A.16.010    Purpose.

19A.16.020    Phased development.

19A.16.030    Construction plan review requirements.

19A.16.040    Minimum subdivision and short subdivision improvements.

19A.16.045    Final plat and final short plat review procedures.

19A.16.050    Contents of final plat and final short plat.

19A.16.060    Final forms.

19A.16.070    Alterations of final plats.

19A.16.080    Alterations of final short plats.

19A.16.090    Vacations of a final plat or final short plat.

19A.16.010 Purpose.

The purpose of this chapter is to specify provisions that must be satisfied prior to the final approval and recording of final plat and final short plat maps, for preliminarily approved subdivisions and short subdivisions, also referred to herein as plats and short plats. (Ord. O2010-284 § 2 (Att. A))

19A.16.020 Phased development.

Portions of an approved preliminary subdivision may be processed separately by the department for the purpose of recording in phases. All phases shall be approved within the prescribed time limits for the preliminary subdivision, and all conditions of approval for each particular phase must be met. The department may require certain features, including but not limited to stormwater facilities, open space or access, be included in the first phase or in subsequent phases as necessary to assure compliance with applicable standards and regulations. (Ord. O2010-284 § 2 (Att. A))

19A.16.030 Construction plan review requirements.

(1) Construction plans for streets, drainage controls and other proposed or conditioned improvements shall be prepared, submitted and reviewed for approval prior to the issuance of a site development permit. No on-site clearing or construction activities shall occur prior to issuance of a site development permit.

(2) Construction plans shall conform to the requirements of the department as set forth in the adopted Surface Water Design Manual and current public works standards. Plans and technical information reports shall be submitted to the City and prepared consistent with the requirements of the Sammamish Municipal Code, City of Sammamish current public works standards, adopted Surface Water Design Manual, and conditions of preliminary approval. Each plan set or document shall be stamped, signed and dated by a civil engineer licensed in the state of Washington.

(3) Approval of the engineering details of the proposed sanitary sewer and water systems and other proposed public facilities by the applicable water/sewer district will be required prior to the approval of the construction plans. Approval of the King County department of public health will be required when applicable.

(4) Prior to approval of construction plans, and issuance of a site development permit, the applicant shall post a site restoration guarantee consistent with the provisions of SMC Title 27A, and shall pay any mitigation and/or impact fee amounts due, and all applicable fees due as set forth in the City fee resolution. (Ord. O2010-284 § 2 (Att. A))

19A.16.040 Minimum subdivision and short subdivision improvements.

(1) Prior to final recording of a plat or short plat, the following minimum improvements shall be constructed consistent with the approved plans, and shall be approved by the City, or in the case of water and sewer facilities, by the applicable district, unless otherwise approved by the City engineer.

(a) Public drainage facilities and erosion control measures consistent with the adopted surface water design manual;

(b) Water mains and hydrant(s) installed and fire flow available, if required by water and sewer district;

(c) Sewer mains installed if served by public sewer;

(d) Streets graded and paved, with the exception of the final lift of asphalt, to all lots within the subdivision or short subdivision and capable of providing access by passenger vehicle;

(e) Specific site improvements required by the preliminary plat approval or preliminary short plat approval decision, if the decision requires completion prior to plat recording;

(f) Delineation and required signage and fencing of critical areas;

(g) Temporary control monuments set by a land surveyor, located in conformance with this title, and in place at final inspection. Permanent monuments and control points shall be set and verified by a land surveyor within 90 days of the final lift of asphalt; and

(h) Improvements without which the director determines a safety hazard would exist.

(2) The City shall have right of entry onto any lot, tract, easement or parcel that is part of the final plat or short plat to ensure compliance with the minimum improvements required in subsection (1) of this section. (Ord. O2010-284 § 2 (Att. A))

19A.16.045 Final plat and final short plat review procedures.

(1) Upon the City’s inspection and determination that the site improvements required by SMC 19A.16.040 have been substantially completed pursuant to the approved plans, a final plat or final short plat shall be surveyed by a land surveyor and submitted to the department for review and approval. Substantial completion of site improvements, for purposes of final plat or final short plat submittal, shall mean street and lot rough grading has been completed and water, sewer, stormwater, and natural gas utilities have been installed.

(2) All final plats and final short plats shall demonstrate conformance to the conditions of preliminary approval in a compliance matrix, as well as Chapter 58.17 RCW and Chapter 332-130 WAC.

(3) Plat certificates or owner’s duplicate certificates for land registered pursuant to Chapter 65.12 RCW shall be provided to the department prior to recording. Supplemental plat certificates shall be provided to the department if the final plat or final short plat is not recorded within 30 days of the original certificate or supplemental certificate date.

(4) All applicable processing fees specified by City fee resolution, applicable mitigation and impact fee amounts, and any civil penalty assessed pursuant to SMC Title 23 against a site being reviewed under this section shall be paid, and all required financial guarantees posted prior to recording.

(5) Prior to recording, all site improvements required by SMC 19A.16.040 shall be complete and approved by the City. Applicable performance bonds and written final approval from the applicable water/sewer district and health department shall be obtained, if required.

(6) A copy of protective deed covenants shall accompany the final plat or short plat, if applicable.

(7) Upon approval by the department, the City council shall consider the final plat at a public meeting to confirm the conformance of the final plat to the conditions of preliminary approval imposed by the hearing examiner. Upon approval, the final plat or short plat shall be recorded with the county records and elections division. (Ord. O2016-413 § 3 (Att. B); Ord. O2010-284 § 2 (Att. A))

19A.16.050 Contents of final plat and final short plat.

The final plat or short plat shall comply with the requirements of Chapter 58.17 RCW and be in a form prescribed by the department and shall include all information as described in an official application packet approved by the director. (Ord. O2010-284 § 2 (Att. A))

19A.16.060 Final forms.

(1) A final plat or final short plat shall be prepared on forms 18 inches by 24 inches in size, allowing for a two-inch border on one of the 18-inch sides, to allow for binding, and one-half-inch borders on the other three sides. The two-inch border will typically be on the top or left side depending on the configuration of the drawing.

(2) Forms shall be printed with materials acceptable for filing as specified in WAC 332-130-050 and be formatted consistent with forms provided by the department. (Ord. O2010-284 § 2 (Att. A))

19A.16.070 Alterations of final plats.

(1) Alterations shall be processed in accordance with RCW 58.17.215 through 58.17.218 and shall comply with the regulations in effect at the time the alteration application is submitted. Alteration applications and recording documents shall contain the signatures of the majority of those persons having an ownership interest in lots, tracts, parcels or divisions in the subject subdivision to be altered or portion to be altered.

(2) If the subdivision is subject to restrictive covenants that were filed at the time of the approval of the subdivision, and the application for alteration would result in the violation of a covenant, the applicant shall submit with the application an agreement, signed by all parties subject to the covenants, to terminate or alter the relevant covenants in order to accomplish the proposed alteration.

(3) An application shall be processed as a Type 3 permit pursuant to SMC 20.05.020, except that a public hearing is not required unless requested by a person receiving notice within 14 days of receipt of the notice. The application may be approved if the proposed alteration is consistent with the required findings of SMC 20.10.200 and 20.10.220.

(4) After approval of an alteration, the applicant shall submit a revised drawing of the approved alteration of the final plat, to be processed in the same manner as set forth for final plats in this title. (Ord. O2010-284 § 2 (Att. A))

19A.16.080 Alterations of final short plats.

Alteration of a final short plat may be approved by the department when consistent with the following requirements:

(1) Alterations shall be accomplished by following the same procedure and satisfying the same laws, rules and conditions as required for a new short plat application.

(2) Alteration applications and recording documents shall contain the signatures of the majority of those persons having an ownership interest in lots, tracts, parcels or divisions in the subject short plat to be altered or portion to be altered.

(3) If the short subdivision is subject to restrictive covenants that were filed at the time of the approval of the short subdivision, and the application for alteration would result in the violation of a covenant, the applicant shall submit with the application an agreement, signed by all parties subject to the covenants, to terminate or alter the relevant covenants in order to accomplish the proposed alteration.

(4) An application shall be processed as a Type 2 permit pursuant to SMC 20.05.020.

(5) An alteration may be allowed to remove nonbuilding lot status on short subdivisions; provided, that no public dedications are required and original conditions of approval do not prohibit conversion of a nonbuilding lot to a building lot. Approval of such alteration requires completion of the original conditions of approval, and the application of new conditions for the lot, consistent with current standards, preparation of a new map page prepared by a land surveyor for recording and payment of all fees required for such review. (Ord. O2010-284 § 2 (Att. A))

19A.16.090 Vacations of a final plat or final short plat.

(1) Plat and short plat vacations shall be processed as follows and in accordance with the provisions of RCW 58.17.212.

(2) All plat and short plat vacation applications shall be referred to the hearing examiner for public hearing and consideration pursuant to SMC 20.10.240. Following the public hearing, the hearing examiner shall determine if the proposed vacation is consistent with the requirements of SMC 20.10.210. If the proposal is found to be consistent, the hearing examiner may recommend that the City council approve the application.

(3) Applications for vacations of City roads may be processed pursuant to this chapter only when such road vacations are proposed in conjunction with the vacation of a plat. Vacations limited to City roads shall be processed in accordance with Chapter 36.87 RCW and the current public works standards. (Ord. O2010-284 § 2 (Att. A))