HomeMy WebLinkAboutTukwila Municipal Code - Title 17 - Subdivisions and Plats (Updated April 2025)TITLE 17 – SUBDIVISIONS AND PLATS
Produced by the City of Tukwila, City Clerk’s Office 17 -1
TITLE 17
SUBDIVISIONS AND PLATS
Chapters:
17.04 General Provisions
17.08 Boundary Line Adjustments and Lot Consolidations
17.12 Detailed Procedures for Short Subdivisions
17.14 Detailed Procedures for Long Subdivisions
17.16 Detailed Procedures for Binding Site Improvement
Plans (BSIPs)
17.20 Design and Improvement Standards for the
Subdivision of Land
17.24 Procedures for Public Improvements
17.28 Penalties, Severability, Liability
TITLE 17 – SUBDIVISIONS AND PLATS
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Sections:
17.04.010
17.04.020
17.04.030
17.04.040
17.04.050
17.04.060
17.04.070
CHAPTER 17.04
GENERAL PROVISIONS
Title
Purpose
Scope and Exceptions
Definitions
Dedications
Survey Content
Notification of Other Agencies
17.04.010 Title
A.This code shall be known as the “City of Tukwila
Subdivision Code.”
(Ord. 2740 §3 (part), 2024)
17.04.020 Purpose
A.The purpose of this code is to provide rules,
regulations, requirements, and standards for subdividing land in
the City, insuring that the public health, safety, general welfare,
and aesthetics of the City shall be promoted and protected; that
orderly growth, development, and the conservation, protection and
proper use of land shall be insured; that the character of the
developing area is safeguarded and promoted; that proper
provisions for all public facilities including circulation, utilities, open
space, and services shall be made; and that the goals and policies
of the Tukwila Comprehensive Plan are furthered through the
subdivision of land.
(Ord. 2740 §3 (part), 2024)
17.04.030 Scope and Exceptions
A.Scope:
1. The subdivision of land within the City of
Tukwila shall comply with Chapter 58.17 RCW.
2.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.
B.Exceptions:
1.This ordinance shall not apply to divisions and
activities described as inapplicable in RCW 58.17.040; provided
that boundary line adjustments and lot consolidations are subject
to the provisions contained in TMC Chapter 17.08; provided
further that binding site improvement plans are subject to the
provisions contained in TMC Chapter 17.16.
(Ord. 2740 §3 (part), 2024)
17.04.040 Definitions
A.The definitions of the Zoning Code, TMC Chapter
18.06, are hereby adopted by reference.
(Ord. 2740 §3 (part), 2024)
17.04.050 Dedications
A.Act of Dedication: The intention to dedicate real
property to the public shall be evidenced by showing the
dedication on the plat prepared for approval. All dedications,
including easements, rights-of-way and real property shall be
clearly and precisely indicated on the face of the plat. Unless
specifically noted otherwise on the plat, approval of the plat for
recording shall constitute acceptance of the dedications.
B.Public Streets: All streets and parcels of land shown
on the final plat and intended for public use shall be offered for
dedication for public use, except the approving entity may allow
the conveyance of certain public improvements to be conveyed to
a homeowner’s association or similar non-profit corporation.
C.Certificate: If the subdivision includes a dedication,
the final plat shall include a certificate of dedication or reference to
a separate written instrument which dedicates all required streets
and other areas to the public. The certificate or instrument of
dedication shall be signed and acknowledged before a notary
public by every person having any ownership interest in the lands
divided and recorded as part of the final plat.
D.Title Report: Every proposed final plat containing a
dedication must be accompanied by a title report confirming that
the title of the lands as described and shown on the plat is in the
name of the owners signing the certificate of dedication.
(Ord. 2740 §3 (part), 2024)
17.04.060 Survey Content
A.Information: All surveys submitted for boundary line
adjustments, lot consolidations, short subdivisions, subdivisions,
binding site improvement plans, or any other permits, shall include
the following information:
1.The name of the plat, City of Tukwila file
number, graphic scale and north arrow. The survey shall be done
to a scale of one inch equals 100 feet unless otherwise approved
by the Department, and shall be drawn with black drawing ink in
record of survey format.
2.Existing features such as rivers, streets,
railroads and structures.
3.The lines and names of all existing or platted
streets or other public ways, parks, playgrounds, and easements
adjacent to the final plat, subdivision or dedication, including
municipal boundaries, township lines, and section lines.
4.In the event the plat constitutes a replat, the lots,
blocks, streets, etc., of the previous plat shall be shown by dotted
lines in their proper positions in relation to the new arrangement of
the plat, the new plat being shown in solid lines so as to avoid
ambiguity.
5.Legal description of the subdivision boundaries.
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6.A complete survey of the section or sections in
which the plat or replat is located, if necessary, including:
a.All stakes, monuments or other evidence
found on the ground and used to determine the boundaries of the
subdivision. Location and monuments found or reset with respect
to any established centerline of streets adjacent to or within the
proposed subdivision. All other monuments found or established
in making the survey of this subdivision or required to be installed
by provisions of this title.
b.City or County boundary lines when
crossing or adjacent to the subdivision.
c.The location and width of streets and
easements intersecting the boundary of the tract.
d.Tract, block and lot boundary lines and
street rights-of-way and centerlines, with dimensions, bearings,
radii, arcs and central angles, points of curvature and tangent
bearings. Tract boundaries, lot boundaries and street bearings
shall be shown to the nearest second with basis of bearings. All
distances shall be shown to the nearest one-hundredth foot.
e.The width and location of existing and
proposed easements and rights-of-way.
7.Lot and block numbers beginning with the
number one (1) and numbered consecutively without omission or
duplication.
8.Tracts to be dedicated to any public or private
purpose shall be distinguished from lots intended for general
development with notes stating their purpose and any limitations.
B.Statements: The plat shall include the following
statements:
1.A statement to be signed by the Director of
Public Works approving the survey data, the layout of the streets,
alleys and other rights-of-way, design of bridges, sewage and
water systems, drainage systems and other structures.
2.A certificate bearing the printed names of all
persons having an interest in the subdivided land, signed by the
persons and acknowledged by them before a notary public,
consenting to the subdivision of the land and reciting a dedication
by them of all land shown on the plat to be dedicated for public
uses, and a waiver by them and their successors of all claims for
damages against any governmental authority arising from the
construction and maintenance of public facilities and public
property within the subdivision.
3.A certificate with the seal of and signature of the
surveyor responsible for the survey and final plat with the following
statement:
“I, , registered as a land surveyor by
the State of Washington, certify that this plat is based on an actual
survey of the land described herein, conducted by me or under my
supervision; that the distances, courses and angles are shown
thereon correctly; and that monuments other than those
monuments approved for setting at a later date, have been set and
lot corners staked on the ground as depicted on the plat.”
4.Certification from the King County Treasurer
that all taxes and assessments for which the property may be
liable have been duly paid, satisfied or discharged as of the date
of certification.
5.Certification of examination and approval by the
County Assessor.
6.Recording Certificate for completion by the King
County Department of Executive Services.
7.Certification of Examination and Approval by the
Seattle-King County Health Department when the lot(s) are served
by septic system(s).
8.City of Tukwila Finance Director Certificate that
states there are no delinquent special assessments, and that all
special assessments on any of the property that is dedicated as
streets, alleys or for other public use are paid in full at the date of
certification.
9.Certification by the Director of Public Works that
the applicant has complied with one of the following:
a. All improvements have been installed in
accordance with the requirements of this title and with the
preliminary plat approval, and that original and reproducible
records in a format approved by Public Works and meeting current
Public Works drawing standards for road, utility and drainage
construction plans certified by the designing engineer as being “as
constructed” have been submitted for city records.
b. An agreement and bond or other financial
security have been executed in accordance with TMC 17.24.030
sufficient to assure completion of required improvements and
construction plans.
10.Certificate of dedication pursuant to TMC
17.04.050C.
11.or short subdivisions, binding site improvement
plans, boundary line adjustments, and lot consolidations, a
certificate of approval to be signed by the Director of the
Department of Community Development, the Director of the Public
Works Department, and the Fire Marshal.
12.For long subdivisions, a certificate of approval
to be signed by the Mayor and City Clerk.
(Ord. 2740 §3 (part), 2024)
17.04.070 Notification of Other Agencies
A.Notice of the filing of an application for a preliminary
subdivision within 1,000 feet of the municipal boundaries, or which
contemplates the use of special use districts or other city’s or
town’s utilities, shall be given to the appropriate special districts,
county, city or town authorities. Notice of the filing of an application
for a preliminary subdivision located adjacent to the right-of -way
of a State highway shall be given to the State Department of
Highways. In addition, notice of all applications for preliminary
subdivisions shall be submitted to the appropriate school district.
All such notices shall include the hour, location, and purpose of
the hearing and a description of the property to be divided.
(Ord. 2740 §3 (part), 2024)
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CHAPTER 17.08
BOUNDARY LINE ADJUSTMENTS
AND LOT CONSOLIDATIONS
Sections:
17.08.010 Purpose
17.08.020 Scope
17.08.030 Decision Process
17.08.040 Preliminary Applications
17.08.050 Expiration of Preliminary Approval
17.08.060 Final Applications
17.08.010 Purpose
A.It is the intent to provide an efficient and timely process
that allows consistent review; to ensure such actions do not create
non-conformities with zoning and other city regulations; to provide
a permanent record of boundary line adjustments and lot
consolidations; and to ensure appropriate provisions are made for
access and utility easements; in a manner consistent with RCW
58.17.040(6).
(Ord. 2740 §3 (part), 2024)
17.08.020 Scope
A.This chapter applies to all boundary line adjustments
and lot consolidations which are otherwise exempt from RCW
58.17.040(6), Subdivision Regulations.
17.08.030 Decision Process
A.Applications for boundary line adjustments and lot
consolidations shall be processed as Type 1 decisions, subject to
the provisions of TMC 18.104.
(Ord. 2740 §3 (part), 2024)
17.08.040 Preliminary Applications
A. Application Requirements: Applications for
preliminary boundary line adjustments and lot consolidations shall
meet the permit submittal requirements found at TMC 18.104.060.
B.Criteria for Boundary Line Adjustment or Lot
Consolidation Approval: In order to approve a boundary line
adjustment or lot consolidation, the Short Subdivision Committee
shall determine the project complies with the following criteria:
1.No additional lots, sites, parcels, tracts or
divisions are created.
2.The adjustment will not create non-conforming
lots with respect to zoning dimension and area standards, zoning
setbacks and lot area coverage standards. The adjustment shall
not result in the creation of lots with split zoning.
3.The degree of non-conformance on existing
non-conforming lots with respect to zoning dimension and area
standards, zoning setbacks and floor area ratio are not increased.
4.All lots have legal access to a public road. Existing required
private access road improvements and easements are not
diminished below subdivision ordinance standards for lots that are
served by a private access road.
5.Existing easements for utilities are appropriate
for their intended function, or they are extended, moved or
otherwise altered to an appropriate location.
6.The adjustment does not create any non-
conformities with respect to the Uniform Building Code or any
other locally administered regulation.
C.Minor and Major Modifications to a Preliminary
Approval:
1.Minor modifications proposed by an applicant
after a preliminary approval decision has been issued may be
approved by the Director as a Type 1 decision, based on review
and recommendations of the Short Subdivision Committee. The
Director may include conditions as part of an approval of a minor
modification to ensure conformance with the criteria below. Minor
modifications are those which:
a. Do not increase or decrease the number of lots
beyond the number previously approved.
b. Do not decrease the aggregate area of open
space, or the design or location of stormwater systems or
roadways in the project by 10% or more.
c. May realign internal roadways and lot lines, but
do not relocate any roadway access point to an exterior street.
d. Do not alter the exterior boundaries of the
project.
e. Are consistent with applicable development
standards and will not cause the boundary line adjustment or lot
consolidation to violate any applicable City policy or regulation.
f.Are consistent with the conditions of the
preliminary approval, provided that a minor modification may
revise conditions of the preliminary approval so long as the
revisions are consistent with the minor modification limitations set
by TMC 17.08.030.D.a-e.
2.Major modifications are those which, as
determined by the Director, are not minor modifications as defined
in this code, or either add property or lots or substantially change
the basic design, density, open space, or other substantive
requirement or provision. If the applicant proposes to make one or
more major changes, the revised plan(s) shall be processed as a
new application.
(Ord. 2740 §3 (part), 2024)
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17.08.050 Expiration of Preliminary Approval
A. The preliminary boundary line adjustment or lot
consolidation application shall expire if it has not been recorded
within one (1) year from the date of approval.
B. Where all conditions of approval of the preliminary
boundary line adjustment or lot consolidation have been satisfied,
and all required documents have been submitted within the one
(1) year filing period, the Director may grant a single extension of
up to one hundred eighty (180) days for the processing and
recording of the final boundary line adjustment or lot consolidation.
(Ord. 2740 §3 (part), 2024)
17.08.060 Final Applications
A. Application Requirements: Applications for final
boundary line adjustments and lot consolidations shall meet the
permit submittal requirements found at TMC 18.104.060.
B. Review Procedures: Upon receiving approval from
the City, the applicant will be responsible for picking up the
documents from the Department and recording them with King
County Department of Executive Services. A notification of
recording that includes the filed recording number must be
provided to the Department in order to deem the application
finaled.
C. Criteria for Approval: To grant final approval of a
boundary line adjustment or lot consolidation, the Director must
determine that it meets the following decision criteria:
1. All requirements for boundary line adjustments
or lot consolidations as set forth in the Subdivision Code are met.
2. All terms of the preliminary boundary line
adjustment or lot consolidation approval have been met.
3. The requirements of all applicable state laws
and any City ordinances have been met.
4. All required improvements have been installed
in accordance with City standards or an improvement agreement
with financial guarantee pursuant to TMC 17.24.030 has been
entered into by the applicant and accepted by the City.
5. The boundary line adjustment or lot
consolidation is technically correct and accurate as certified by the
land surveyor responsible for the plat.
(Ord. 2740 §3 (part), 2024)
TITLE 17 – SUBDIVISIONS AND PLATS
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CHAPTER 17.12
DETAILED PROCEDURES
FOR SHORT SUBDIVISIONS
Sections:
17.12.010 Scope
17.12.020 Decision Process
17.12.030 Preliminary Applications
17.12.040 Expiration of Preliminary Approval
17.12.050 Final Applications
17.12.060 Limitations on Further Subdivision
17.12.070 Contiguous Short Subdivisions
17.12.080 Unit Lot Short Subdivisions
17.12.010 Scope
A. Any land being divided into nine (9) or fewer parcels,
lots, unit lots, tracts or sites for the purpose of sale, lease, or gift,
any one of which is less than twenty (20) acres in size, shall meet
the requirements of this chapter.
(Ord. 2740 §3 (part), 2024)
17.12.020 Decision Process
A. Applications for short subdivisions shall be processed
as Type 2 decisions, subject to the provisions of TMC 18.104.
(Ord. 2740 §3 (part), 2024)
17.12.030 Preliminary Applications
A. Application Requirements: Applications for
preliminary short subdivisions shall meet the permit submittal
requirements found at TMC 18.104.060.
B. Review Procedures:
1. Referral to Other Departments: Upon receipt of
an application for a short subdivision, the Director shall route the
application to each member of the Short Subdivision Committee
and any other department or agency deemed necessary.
2. Short Subdivision Committee Decision: The
Short Subdivision Committee may approve, approve with
modifications, or deny the application. No formal meeting of the
Committee is required so long as the Chair obtains the
recommendations and consent of the other members of the
Committee before issuing a decision.
C. Criteria for Preliminary Short Subdivision Approval: The Short Subdivision Committee shall base its
decision on an application on the following criteria:
1. The proposed Short Subdivision is in
conformance with the Tukwila Comprehensive Plan, and any other
such adopted plans.
2. Appropriate provisions have been made for
water, storm drainage, erosion control and sanitary sewage
disposal for the short plat that are consistent with current
standards and plans.
3. Appropriate provisions have been made for
road, utilities and other improvements that are consistent with
current standards and plans.
4. Appropriate provisions have been made for
dedications, easements and reservations.
5. The design, shape and orientation of the
proposed lots are appropriate to the proposed use for which the
lots are intended and are compatible with the area in which they
are located.
6. Appropriate provisions for the maintenance of
commonly owned private facilities have been made.
7. The short subdivision complies with the relevant
requirements of the Tukwila Subdivision Ordinance.
8. The short subdivision complies with the
requirements of the Tukwila Zoning Ordinance and other relevant
local regulations.
D. Minor and Major Modifications to a Preliminary
Short Subdivision Approval:
1. Minor modifications proposed by an applicant
after a preliminary approval decision has been issued may be
approved by the Director as a Type 2 decision, based on review
and recommendations of the Short Subdivision Committee. The
Director may include conditions as part of an approval of a minor
modification to ensure conformance with the criteria below. Minor
modifications are those which:
a. Do not increase or decrease the number of lots
beyond the number previously approved.
b. Do not decrease the aggregate area of open
space, or the design or location of stormwater systems or
roadways in the project by 10% or more.
c. May realign internal roadways and lot lines, but
do not relocate any roadway access point to an exterior street.
d. Do not alter the exterior boundaries of the
project.
e. Are consistent with applicable development
standards and will not cause the short plat to violate any applicable
City policy or regulation.
f. Are consistent with the conditions of the
preliminary approval, provided that a minor modification may
revise conditions of the preliminary approval so long as the
revisions are consistent with the minor modification limitations set
by TMC 17.12.020.D.a – e.
2. Major modifications are those which, as
determined by the Director, are not minor modifications as defined
in this code, or either add property or lots or substantially change
the basic design, density, open space, or other substantive
requirement or provision. If the applicant proposes to make one or
more major changes, the revised plan(s) shall be processed as a
new application.
(Ord. 2740 §3 (part), 2024)
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17.12.040 Expiration of Preliminary Approval
A. If the preliminary short subdivision is not recorded
within three (3) years of the date of preliminary short subdivision
approval, the preliminary short subdivision application shall
become null and void.
B. Where all conditions of approval of the preliminary
short subdivision have been satisfied, and all required documents
have been submitted within the three (3) year filing period, the
Director may grant a single extension of up to one hundred eighty
(180) days for the processing and recording of the final short
subdivision.
(Ord. 2740 §3 (part), 2024)
17.12.050 Final Applications
A. Application Requirements: Applications for final
short subdivisions shall meet the permit submittal requirements
found at TMC 18.104.060.
B. Final Approval Review Procedures:
1. The Short Subdivision Committee may grant
final approval of the short subdivision when they find the criteria
listed in TMC 17.12.030C have been met. No formal meeting of
the Committee is required so long as the Chair obtains the
recommendations and consent of the other members of the
Committee before issuing a decision.
2. Upon final approval of the short subdivision, the
applicant shall record the plat and all other relevant documents
with the King County Department of Executive Services. The
applicant is responsible for paying the recording fee(s). Upon
completion of recording, the applicant shall provide the
Department with a copy of the recorded documents. The short plat
shall not be considered final until these documents have been
provided to the Department.
C. Criteria For Approval: To grant final approval of a
short subdivision, the Short Subdivision Committee must
determine that it meets the following decision criteria:
1. All requirements for short subdivisions as set
forth in the Subdivision Code are met.
2. All terms of the preliminary short subdivision
approval have been met.
3. The requirements of RCW 58.17, other
applicable state laws, and any other applicable City ordinances
have been met.
4. All required improvements have been installed
in accordance with City standards or an improvement agreement
with financial guarantee pursuant to TMC 17.24.030 has been
entered into by the applicant and accepted by the City.
5. The subdivision is technically correct and
accurate as certified by the land surveyor responsible for the plat.
(Ord. 2740 §3 (part), 2024)
17.12.060 Limitations on Further Subdivision
A. Any land subdivided under the requirements of this
chapter shall not be further divided for a period of five (5) years
without following the procedures for subdivision, except when the
short plat contains fewer lots than allowed for a short subdivision,
in which case an additional short subdivision may be approved if
the total number of lots within the boundaries of the original short
subdivision does not exceed nine (9).
(Ord. 2740 §3 (part), 2024)
17.12.070 Contiguous Short Subdivisions
A. No application for a short subdivision shall be
approved if the land 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 and the total
number of lots created in both short subdivisions would exceed
nine (9). When the total number of lots exceeds four (4) but is less
than ten (10), the paving, curb, gutter and sidewalk shall be
provided per TMC 17.20.030C.6.c(1).
(Ord. 2740 §3 (part), 2024)
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17.12.080 Unit Lot Short Subdivisions
A. Sites developed or proposed to be developed with
townhouses, cottage housing, compact single-family, or zero-lot-
line units may be subdivided into individual unit lots. The
development as a whole shall meet development standards
applicable at the time the permit application is vested. Any private,
usable open space for each dwelling unit shall be provided on the
same lot as the dwelling unit that it serves.
B. Subsequent divisions of the land, or additions or
modifications to the structure(s), may not create or increase any
nonconformity of the parent lot.
C. Access easements and joint use and maintenance
agreements shall be executed for use of common garage or
parking areas, common open space (such as common play
areas), and other similar features, as recorded with the King
County Department of Executive Services.
D. Within the parent lot, required parking for a dwelling
unit may be provided on a different unit lot than the lot with the
dwelling unit, as long as the right to use that parking is formalized
by an easement on the plat, as recorded with the King County
Department of Executive Services.
E. The fact that the unit lot is not a separate buildable
lot, and that additional development of the individual unit lots may
be limited as a result of the application of development standards
to the parent lot, shall be noted on the plat, as recorded with the
King County Department of Executive Services.
F. Construction of townhouse dwelling foundations may
commence prior to final short subdivision approval, provided:
1. The proposed short subdivision has received
preliminary approval, and the necessary financial sureties have
been filed to assure construction of required public improvements;
2. Partial or complete construction of structures
shall not relieve the applicant from, nor impair City enforcement of,
conditions of subdivision approval;
3. Construction shall not proceed beyond
foundations, and units shall not be rented or sold, nor occupancy
permits issued, until final short plat approval is granted.
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CHAPTER 17.14
DETAILED PROCEDURES
FOR LONG SUBDIVISIONS
Sections:
17.14.010 Scope
17.14.020 Decision Process
17.14.030 Preliminary Applications
17.14.040 Expiration of Preliminary Approval
17.14.050 Final Applications
17.14.060 Phasing
17.14.070 Expiration Unit Lot Long Subdivisions
17.14.010 Scope
A. Any land being divided into ten (10) or more parcels,
lots, unit lots, tracts or sites, for the purpose of sale or gift, any one
of which is less than twenty (20) acres in size, or any land which
has been divided under the short subdivision procedures within
five (5) years and is not eligible for further short subdivisions,
pursuant to TMC 17.12.010, shall conform to the procedures and
requirements of this chapter.
(Ord. 2740 §3 (part), 2024)
17.14.020 Decision Process
A. Preliminary Long Subdivisions: Applications for
preliminary long subdivisions shall be processed as Type 3
decisions subject to the provisions of TMC 18.104.
B. Final Long Subdivisions: Applications for final long
subdivisions shall be processed as Type 2 decisions subject to the
provisions of TMC 18.104.
(Ord. 2740 §3 (part), 2024)
17.14.030 Preliminary Applications
A. Application Requirements: Applications for
preliminary long subdivisions shall meet the permit submittal
requirements found at TMC 18.104.060.
B. Review Procedures:
1. Referral to Other Offices: Upon receipt of a
complete preliminary long subdivision application, the Director
shall transmit a notice of application and the preliminary long
subdivision application materials to each of the following offices,
where appropriate: Public Works, Building Division, Fire
Department, Police Department, King County Health Department,
the appropriate school district, and each public utility agency
serving the area in which the property proposed for long
subdivision is located.
2. Departmental Review: The other interested
departments and agencies shall review the preliminary long
subdivision and may submit to the Department written comments
with respect to the preliminary long subdivision decision criteria.
3. Public Notice and Public Hearing. The process
for public notice, hearings, decisions and appeals shall be as
provided for Type 3 decisions (or Type 4 decisions if the plat is
combined with an associated design review) as identified in TMC
Title 18, “Zoning Code.”
C. Criteria for Preliminary Long Subdivision
Approval: The decision-maker shall base its decision on an
application for preliminary long subdivision on the following
criteria:
1. The proposed long subdivision is in
conformance with the Tukwila Comprehensive Plan and any other
City adopted plans.
2. Appropriate provisions have been made for
water, storm drainage, erosion control and sanitary sewage
disposal for the long subdivision that are consistent with current
standards and plans.
3. Appropriate provisions have been made for
road, utilities and other improvements that are consistent with
current standards and plans.
4. Appropriate provisions have been made for
dedications, easements and reservations.
5. The design, shape and orientation of the
proposed lots are appropriate to the proposed use for which the
lots are intended and are compatible with the area in which they
are located.
6. The proposed long subdivision complies with
the relevant requirements of the Tukwila Subdivision and Zoning
Ordinances, and all other relevant local regulations.
7. Appropriate provisions for maintenance of
privately owned common facilities have been made.
8. The proposed long subdivision complies with
RCW 58.17.110.
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D. Minor and Major Modifications to an Approved Preliminary Long Subdivision:
1. Minor modifications proposed by an applicant
after a preliminary approval decision has been issued may be
approved by the Director as a Type 2 decision, based on review
and recommendations of City departments including Public
Works, Fire, Building, and Planning. The Director may include
conditions as part of an approval of a minor modification to ensure
conformance with the criteria below. Minor modifications are those
which:
a. Do not increase or decrease the number of lots
beyond the number previously approved.
b. Do not decrease the aggregate area of open
space, or the design or location of stormwater systems or
roadways in the long subdivision by 10% or more.
c. May realign internal roadways and lot lines, but
do not relocate any roadway access point to an exterior street from
the plat.
d. Do not alter the exterior boundaries of the long
subdivision.
e. Are consistent with applicable development
standards and will not cause the long subdivision to violate any
applicable City policy or regulation.
f. Are consistent with the conditions of the
preliminary approval, provided that a minor modification may
revise conditions of the preliminary approval so long as the
revisions are consistent with the minor modification limitations set
by TMC 17.14.020.E.a-e.
2. Major modifications are those which, as
determined by the Director, are not minor modifications as defined
in this code, or either add property or lots or substantially change
the basic design, density, open space, or other substantive
requirement or provision. If the applicant proposes to make one or
more major changes, the revised plan(s) shall be processed as a
new application.
(Ord. 2740 §3 (part), 2024)
17.14.040 Expiration of Preliminary Approval
A. The preliminary long subdivision application shall
expire unless a complete application for final long subdivision
meeting all requirements of this chapter is submitted to the
Director within five (5) years of the date of preliminary long
subdivision approval; provided that the Director may extend a
preliminary long subdivision pursuant to this section.
B. Time Limitations: Extension(s) shall be requested in
writing and are subject to the criteria set forth in TMC 17.14.050.C.
The extension(s) shall be subject to the following time limitations:
1. Preliminary long subdivisions less than 100
acres that receive approval after the effective date of this
ordinance shall expire within five (5) years from the date of the
preliminary approval; provided that the applicant has the option of
requesting a single 1-year extension, for a maximum of six (6)
years from the date of the preliminary approval to the date of
recording of the final phase.
2. Preliminary long subdivisions greater than 100
acres and that received approval prior to the effective date of this
ordinance shall expire within five (5) years from the date of the
preliminary long subdivision approval; provided that the applicant
has the option of requesting up to three (3) extensions as follows:
the first extension may be for three (3) years, and each
subsequent extension for not exceeding two (2) years each. This
allows for a maximum of twelve (12) years between the date of the
preliminary approval and the date of recording of the final phase.
C. Criteria for Granting Extensions: The following criteria
shall be used to review an extension request for a preliminary long
subdivision:
1. A written request for extension is filed at least
30 days before the expiration of the preliminary long subdivision;
and
2. Unforeseen circumstances or conditions that
are not the result of voluntary actions of the applicant necessitate
the extension of the preliminary long subdivision; and
3. Conditions within the subject property or
immediately adjacent to the subject property have not changed
substantially since the preliminary long subdivision was first
approved; and
4. An extension of the preliminary long subdivision
will not cause substantial detriment to existing uses in the
immediate vicinity of the subject property or to the community as
a whole; and
5. The applicant has demonstrated reasonable
diligence in attempting to meet the time limit imposed; and
6. The preliminary long subdivision complies with
applicable City code provisions in effect on the date the application
for extension was made.
D. Process for Granting Extensions: Applicant shall
request the extension in writing prior to the expiration of the
preliminary long subdivision approval. The request shall include
discussion of how it complies with the criteria listed under TMC
17.40.050.C. The Director shall review and approve requests for
an extension of a preliminary long subdivision. The Director shall
provide 14-day notice to all parties of record for the preliminary
long subdivision approval prior to making the decision on the
extension. The Director’s decision will also be provided to all
parties of record.
TITLE 17 – SUBDIVISIONS AND PLATS
Produced by the City of Tukwila, City Clerk’s Office 17 -11
17.14.050 Final Applications
A.Application Requirements: Applications for final
long subdivisions shall meet the permit submittal requirements
found at TMC 18.104.060.
B.Review Procedures:
1.Referral to Other Departments and Agencies:
The Director shall distribute the final long subdivision application
to all departments and agencies who received the preliminary long
subdivision, and to any other departments, special purpose
districts and other governmental agencies deemed necessary.
2.Departmental Approval: The other interested
departments and agencies shall review the final long subdivision
and may submit to the Department written comments with respect
to the final long subdivision decision criteria. If the final long
subdivision is in order, the Director of Public Works shall sign the
appropriate certificates on the face of the plat.
3.Filing Final Long Subdivision:
a. Before the final long subdivision is submitted to
the Director, it shall be signed by the Director of the Finance
Department and the Director of the Department of Public Works.
Upon approval by the Director, it shall be signed by the Mayor and
attested by the City Clerk.
b. The applicant shall file the final long subdivision
with the King County Department of Executive Services. The long
subdivision will be considered complete when a copy of the
recorded documents is returned to the Director.
C.Criteria for Final Long Subdivision Approval: In
approving the final long subdivision, the Director shall find:
1.That the proposed final long subdivision bears
the required certificates and statements of approval.
2.That a title insurance report furnished by the
applicant confirms the title of the land, and the proposed long
subdivision is vested in the name of the owner(s) whose
signature(s) appears on the plat certificate.
3.That the facilities and improvements required to
be provided by the applicant have been completed or,
alternatively, that the applicant has submitted with the proposed
final long subdivision a performance bond or other security in
conformance with TMC 17.24.030.
4.That the long subdivision is certified as
accurate by the land surveyor responsible for the long subdivision.
5. That the long subdivision is in conformance with
the approved preliminary long subdivision.
6.That the long subdivision meets the
requirements of Chapter 58.17 RCW and other applicable state
and local laws which were in effect at the time of preliminary long
subdivision approval.
(Ord. 2740 §3 (part), 2024)
17.14.060 Phasing
A.Approval of Phasing Plan: The applicant may
develop and record the long subdivision in phases. Any phasing
proposal shall be submitted for Hearing Examiner review at the
time at which a preliminary long subdivision is submitted. Approval
of the phasing plan shall be based upon making the following
findings:
1.The phasing plan includes all land contained
within the approved preliminary long subdivision, including areas
where off-site improvements are being made.
2.The sequence and timing of development is
identified on a map.
3.Each phase shall consist of a contiguous group
of lots that meets all pertinent development standards on its own.
The phase cannot rely on future phases for meeting any City
codes.
4.Each phase provides adequate circulation and
utilities. Public Works has determined that all street and other
public improvements, including but not limited to drainage and
erosion control improvements, are assured. Deferment of
improvements may be allowed pursuant to TMC Chapter 17.24.
5.The first phase submitted for final long
subdivision approval must be recorded within five (5) years of the
date of preliminary plat approval, unless an extension is granted
pursuant to TMC 17.14.050.B, TMC 17.14.050.C and TMC
17.14.050.D.
(Ord. 2740 §3 (part), 2024)
17.14.070 Unit Lot Long Subdivisions
A. Sites developed or proposed to be developed with
townhouses, cottage housing, compact single-family, accessory
dwelling units, or zero-lot line units may be subdivided into
individual unit lots. The development as a whole shall meet
development standards applicable at the time the permit
application is vested. Any private, usable open space for each
dwelling unit shall be provided on the same lot as the dwelling unit
it serves.
B. Subsequent subdivision actions, additions or
modifications to the structure(s) may not create or increase any
nonconformity of the parent lot.
C. Access easements and joint use and maintenance
agreements shall be executed for use of common garage or
parking areas, common open space (such as common play
areas), and other similar features, as recorded with the King
County Department of Executive Services.
D. Within the parent lot, required parking for a dwelling
unit may be provided on a different unit lot than the lot with the
dwelling unit, as long as the right to use that parking is formalized
by an easement on the plat, as recorded with the King County
Department of Executive Services.
TITLE 17 – SUBDIVISIONS AND PLATS
Produced by the City of Tukwila, City Clerk’s Office 17 -12
E. The fact that the unit lot is not a separate buildable
lot, and that additional development of the individual unit lots
maybe limited as a result of the application of development
standards to the parent lot, shall be noted on the plat, as
recorded with the King County Department of Executive
Services.
F. Construction of townhouse dwelling foundations may
commence prior to final plat approval, provided:
1.The proposed long subdivision has received
preliminary approval, and the necessary financial sureties have
been filed to assure construction of required public improvements;
2. Partial or complete construction of structures
shall not relieve the applicant from, nor impair City enforcement of
conditions of, long subdivision approval;
3. Construction shall not proceed beyond
foundations, and units shall not be rented or sold, nor occupancy
permits issued, until final long subdivision approval is granted.
(Ord. 2740 §3 (part), 2024)
TITLE 17 – SUBDIVISIONS AND PLATS
Produced by the City of Tukwila, City Clerk’s Office 17 -13
CHAPTER 17.16
DETAILED PROCEDURES FOR
BINDING SITE IMPROVEMENT PLANS (BSIPS)
Sections:
17.16.010 Purpose
17.16.020 Applicability
17.16.030 Decision Process
17.16.040 Preliminary Applications
17.16.050 Expiration of Preliminary Approval
17.16.060 Final Applications
17.16.070 Improvements
17.16.080 Alterations and Vacations
17.16.010 Purpose
A.This chapter is established to:
1.Provide an optional process for land under
single ownership to be divided for the purpose of sale or lease;
2.Accommodate the division of land for the
purpose of sale or lease of property within an integrated
commercial or industrial center, which allows certain zoning
standards (minimum parking, setbacks, landscaping, lot area and
lot dimension) on the individual lots to be modified provided the
standards for the entire center are met;
3.Facilitate alternative ownership options by
allowing BSIPs in conjunction with a condominium process for
residential, commercial, or industrial purposes (RCW 64.34);
4.Allow phased infrastructure improvements for
large tracts of land.
(Ord. 2740 §3 (part), 2024)
17.16.020 Applicability
A.Eligibility: A BSIP application may be submitted for
a project located on any land zoned multi-family, commercial, or
industrial, consistent with the terms of this chapter.
B.Construction Authorization Through Other
Permits: A BSIP creates or alters existing lot lines. A BSIP does
not authorize construction. Construction is permitted upon
approval of construction and building permits that implement the
BSIP.
(Ord. 2740 §3 (part), 2024)
17.16.030 Decision Process
A.Applications for BSIPs shall be processed as Type 2
decisions subject to the provisions of TMC 18.104.
(Ord. 2740 §3 (part), 2024)
17.16.040 Preliminary Applications
A.Approval Criteria:
1.Prior to approval of any BSIP, the Short
Subdivision Committee shall ensure that the following
improvements are provided to sufficiently service the anticipated
uses throughout the proposed plan and the decision criteria that
follow are met:
a.Adequate water supply.
b.Adequate sewage disposal.
c.Appropriate storm drainage improvements.
d.Adequate fire hydrants.
e.Appropriate access to all anticipated uses within
the plan.
f.Provision for all appropriate deed, dedication,
and/or easements.
g.Monumentation of all exterior tract corners.
2.Legal Lots:
a.Residential BSIPs shall consist of one or more
contiguous legally-created lots and each lot shall meet the
minimum dimensional requirements of the applicable zone or
overlay district.
b.If the site will contain commercial or industrial
uses, or mixed-use commercial and residential uses, the lots shall
meet the minimum dimensional requirements of the zoning district
or meet the definition of “integrated site” in TMC 18.06, such that
when taken as a whole and not considering interior lot lines, the
integrated site meets all applicable zoning and subdivision
requirements.
3.Appropriate easements and maintenance
agreements for shared facilities, including but not limited to,
circulation, parking, utilities and landscaping, have been provided.
TITLE 17 – SUBDIVISIONS AND PLATS
Produced by the City of Tukwila, City Clerk’s Office 17 -14
4. Modifications to the minimum zoning standards for individual
lots located within the integrated site -- including setbacks,
parking, landscaping, lot area and lot dimension -- are not
detrimental to the public health, safety and welfare, do not
adversely affect the rest of the integrated site or other properties
in the vicinity, and do not impede planned street, trail or pedestrian
networks for the neighborhood or district.
5. Common improvements necessary to serve any
particular phase of development must be sufficient for meeting the
zoning and subdivision requirements for that phase.
6. Access to the integrated site meets the
subdivision ordinance standards. Access within the site provides
for safe and efficient circulation and meets Fire Department
access requirements.
7. The circulation system incorporates appropriate
provisions for safe pedestrian activity to the site from the street
and from building to building within the site.
8. The sign regulations shall be applied to the
integrated site as a whole. For example, the number of
freestanding signs allowed is based on one (1) site within the
BSIP. Individual ownerships within the integrated site are not
considered to be separate sites in determining the number of
freestanding signs allowed.
9. The requirements of the Washington State
Building Code are met.
10. The BSIP shall contain a provision requiring that
any subsequent development of the site shall be in conformance
with the approved and recorded BSIP.
11. Where lands are required or proposed for
dedication, the applicant shall provide a dedication statement and
acknowledgement on the BSIP.
12. The BSIP shall be consistent with any City
approved master plans and development agreements.
D. Additional Approval Criteria for BSIPs Proposing
Condominium Ownership: Condominium developments are
eligible for BSIP approval when the purpose of such approval is to
divide the property so a portion of the parcel or tract can be
subjected to either RCW Chapter 64.32 or 64.34. A BSIP can only
be approved when the development has already been constructed
or when the approval has been obtained and a building permit for
an entire development or a portion of a development is issued.
(Ord. 2755 §2), 2025)
17.16.050 Expiration of Preliminary Approval
A. If the BSIP is not recorded within three (3) years of
the date of the preliminary BSIP, the BSIP shall become null and
void. Upon written request by the applicant prior to the expiration
date, the Short Subdivision Committee may grant one (1)
extension of not more than one (1) year.
B. Where all conditions of approval of the BSIP have
been satisfied, and all required documents have been submitted
within the three (3) year filing period, the Director may grant a
single extension of up to one hundred eighty (180) days for the
processing and recording of the final BSIP.
(Ord. 2740 §3 (part), 2024)
17.16.060 Final Applications
A. Application Requirements: Applications for final
BSIPs shall meet the permit requirements found at TMC
18.104.060.
B. Final Approval Review Procedures:
1. The Short Subdivision Committee may grant
final approval of the BSIP when they find that the survey, plan and
other documents for recording are consistent with the preliminary
approval. No formal meeting of the Committee is required so long
as the Chair obtains the recommendations and consent of the
other members of the Committee before issuing a decision.
2. Upon final approval of the BSIP, the applicant
shall record the plat and all other relevant documents with the King
County Department of Executive Services. The applicant is
responsible for paying the recording fee(s). Upon completion of
recording, the applicant shall provide the Department with a copy
of the recorded documents. The BSIP shall not be considered final
until these documents have been provided to the Department.
C. Binding Effect: Approved BSIPs shall be binding and
shall be enforceable by the City. All provisions, conditions and
requirements of the BSIP shall be legally enforceable on the
purchaser or on any person acquiring a lease or other ownership
interest of any lot, tract, or parcel created pursuant to the BSIP.
(Ord. 2740 §3 (part), 2024)
TITLE 17 – SUBDIVISIONS AND PLATS
Produced by the City of Tukwila, City Clerk’s Office 17 -15
17.16.070 Improvements
A.Improvements: The following requirements shall be
met for each BSIP prior to the issuance of a building permit for
construction within a BSIP.
1.Improvements Required: Consistent with TMC
17.20, and subject to any applicable development agreement, the
following tangible improvements shall be provided, either by actual
construction or a construction schedule approved by the City and
bonded by the applicant, before a BSIP may be recorded:
a. grading and paving of streets and alleys;
b. installation of curbs, gutters, sidewalks,
monuments, sanitary and storm sewers, street lights, water mains
and street name signs; together with all related appurtenances to
the specifications and standards of this code, approved by the
Short Subdivision Committee, and in accordance with other
standards of the City.
A separate construction permit will be required for any such
improvements, along with associated engineering plans prepared
per the City Drafting Standards.
2.Modifications: Proposals that contain
commercial uses, industrial uses, or mixed-uses (commercial and
residential), and that meet the definition of “integrated site” in TMC
18.06, are not required to submit a modification request.
B.Phasing of Improvements: To satisfy improvement
requirements, the Short Subdivision Committee is authorized to
impose conditions and limitations on the BSIP. If the Short
Subdivision Committee determines that any delay in satisfying
requirements will not adversely impact the public health, safety or
welfare, the Committee may allow requirements to be satisfied
prior to:
1.Issuing the first building permit for the site; or
2.Prior to issuing the first building permit for any
phase; or
3.Prior to issuing a specific building’s certificate of
occupancy; or
4.In accordance with an approved phasing plan;
or
5.In accordance with plans established by a
development agreement or as otherwise permitted or required by
the TMC.
(Ord. 2740 §3 (part), 2024)
17.16.080 Alterations and Vacations
A.Alteration: Alteration of an approved BSIP, excluding
standard easements for utilities and lot line adjustments, shall be
accomplished following the same procedures required for a new
BSIP application as set forth in this chapter; provided, that only
owners of lots within the BSIP that are directly affected by the
proposed alteration shall be required to authorize application for
the alteration. If a property subject to a BSIP approval is the
subject of a development agreement, the alteration of the
approved BSIP shall not require an amendment to the
development agreement or approval by the City Council and, after
approval and recording, shall automatically be incorporated within
the development agreement unless otherwise provided in the
development agreement.
B.Vacation: Vacation of a recorded BSIP shall be
accomplished by following the same procedures required for a
new BSIP application as set forth in this chapter. If a portion of a
BSIP is vacated, the property subject to the vacation shall
constitute one lot, and the balance of the approved BSIP shall
remain as approved. Any non-conformities created by such a
vacation must be remedied prior to final approval of the vacation.
If a BSIP property subject to a BSIP approval is the subject of a
development agreement, the vacation of the approved BSIP,
whether total or partial, shall not require an amendment to the
development agreement or approval by the City Council and, after
approval and recording shall automatically be incorporated within
the development agreement unless otherwise provided in the
development agreement.
(Ord. 2740 §3 (part), 2024)
TITLE 17 – SUBDIVISIONS AND PLATS
Produced by the City of Tukwila, City Clerk’s Office 17 -16
CHAPTER 17.20
DESIGN AND IMPROVEMENT STANDARDS FOR THE
SUBDIVISION OF LAND
Sections:
17.20.010 Applicability
17.20.020 Improvements, Supervision, Inspections and
Permits Required
17.20.030 General Standards
17.20.010 Applicability
A. The standards contained in this chapter are to be
used as the basic standards for addressing the approval criteria
for subdivisions, short plats, boundary line adjustments, lot
consolidations, and BSIPs. The decision-making entity may
require additional standards be met if it is determined necessary
to meet the approval criteria for a particular application.
(Ord. 2740 §3 (part), 2024)
17.20.020 Improvements, Supervision, Inspections and Permits Required
A. Required Improvements: Every applicant may be
required to grade and pave streets and alleys, install curbs and
gutters, sidewalks, monuments, sanitary and storm sewers, water
mains, fire hydrants, street lights and name signs, together with all
appurtenances in accordance with specifications and standards of
this code, approved by the Public Works Department, and in
accordance with other standards of the City.
B. Supervision and Inspection: A licensed engineer or
engineering firm, acceptable to the Department of Public Works,
shall be responsible for the supervision and inspection of all
subdivision improvements. All improvements shall be certified in
writing as completed in accordance with plans and specifications
as approved by the Department of Public Works.
C. Permits: Prior to proceeding with any subdivision
improvements, the applicant shall obtain those permits from the
City as are necessary. The applicant is also responsible for
complying with all applicable permit requirements of other Federal,
State and local agencies.
(Ord. 2740 §3 (part), 2024)
17.20.030 General Standards
A. Environmental Considerations:
1. Critical Areas:
a. Land that contains a critical area or its buffer as
defined in TMC Title 18, or is subject to the flood zone control
ordinance as defined in TMC 16.52, shall be subdivided to reflect
the standards and requirements of TMC 18.45 (Environmentally
Critical Areas), and/or TMC 18.46 (PRD - Planned Residential
Development), and/or TMC 16.52 (Flood Plain Management).
b. No lot shall be created that does not contain an
adequate building site, given the environmental considerations of
the lot and current development standards.
2. Trees: In addition to meeting the requirements
of TMC 18.54 (Urban Forestry and Tree Regulations), every
reasonable effort shall be made to preserve existing trees and
vegetation, and integrate them into the subdivision's design.
B. Compatibility with Existing Land Use and Plans:
1. Buffer Between Uses: Where single-family
residential subdivisions are proposed adjacent to multi-family,
commercial, or industrial land use districts, and where natural
separation does not exist, adequate landscape buffer strips and/or
solid fences for screening shall be provided.
2. Conformity with existing plans: The location of
all streets shall conform to any adopted plans for streets in the
City. If a subdivision is located in the area of an officially
designated trail, provisions may be made for reservation of the
right-of-way or for easements to the City for trail purposes. The
proposed subdivision shall respond to and complement City
ordinances, resolutions, and comprehensive plans.
3. Other City Regulations: All subdivisions shall
comply with all adopted City regulations. In the event of a conflict,
the more restrictive regulation shall apply.
4. Accessory Structures: If a subdivision, short
subdivision, or boundary line adjustment in a residential zone
would result in an accessory structure remaining alone on a lot,
the structure must be demolished before preliminary approval, or
the owner must provide a bond or other financial guarantee
acceptable to the Director in the amount of 150% of the cost of
demolition and assurance that the accessory structure will be
demolished if a primary use is not established on the lot within 12
months of final approval.
TITLE 17 – SUBDIVISIONS AND PLATS
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C. Utilities:
1. Generally: All utilities designed to serve the
subdivision shall be placed underground and, if located within a
critical area, shall be designed to meet the standards of the critical
areas overlay zone. Those utilities to be located beneath paved
surfaces shall be installed, including all service connections, as
approved by the Department of Public Works; such installation
shall be completed and approved prior to application of any
surface materials. Easements may be required for the main-
tenance and operation of utilities as specified by the Public Works
Department.
2. Sanitary Sewers: Sanitary sewers shall be
provided to each lot at no cost to the City and designed in
accordance with City standards. Septic systems may be installed
when approved by the Seattle-King County Department of Public
Health and when the existing sewer system will not be available to
the lot within the life of the preliminary approval.
3. Storm Drainage: The storm drainage collection
system shall meet the requirements of the City’s stormwater
ordinance standards (TMC Chapter 14.28).
4. Water System: Each lot within a proposed
subdivision shall be served by a water distribution system
designed and installed in accordance with City standards.
Locations of fire hydrants and flow rates shall be in accordance
with City standards and the Uniform Fire Code.
D. Blocks:
1. Length: Residential blocks should not be less
than 300 feet nor more than 1,000 feet in length, (600 - 2,000 feet
for commercial and industrial areas). Where circumstances
warrant for the purpose of implementing the Comprehensive Plan,
the Director may require one or more public pathways of not less
than six feet nor more than 15 feet in width, either by dedication or
easement, to extend entirely across the width of the block to
connect public rights-of -way.
2. Width: Blocks shall be wide enough to allow two
tiers of lots, except where abutting a major street or prevented by
topographical conditions or size of the property, in which case the
Director may approve a single tier.
3. Pedestrian Considerations: Blocks, roads, and
pedestrian improvements, shall be designed to provide a safe and
convenient pedestrian network.
E. Lots:
1. Arrangement: Insofar as practical, side lot lines
shall be at right angles to street lines or radial to curved street
lines. Each proposed lot shall have access to a public street. New
flag lots shall not be permitted. Access requirements may be met
by establishing common drive easements.
2. Lot Design: The lot area, width, shape, and
orientation, shall be appropriate for the location of the subdivision,
for the type of development and land use contemplated, and shall
conform with the requirements of the zoning ordinance.
3. Corner Lots: Corner lots may be required to be
designed with additional width to allow for the additional side yard
requirements.
F. Landscaping:
1. Each lot within a new subdivision or short plat of
five (5) lots or greater shall be landscaped with at least one (1) tree
in the front yard to create a uniform streetscape.
2. Landscaping shall conform with Public Works
standards.
G. Street Signs: The applicant shall be responsible for the
initial cost of any street name or number signs, or street markings,
including installation thereof, that Public Works finds necessary for
the subdivision.
H. Lighting: Street lighting shall conform to the Department
of Public Works standards unless the Director of Public Works
requires alternative fixtures, poles, and/or spacing to contribute to
an overall design concept of the subdivision.
I. Monumentation:
1. Imprinted Monument: All monuments set in
subdivisions shall be at least 1/2 inch x 24-inch steel bar or rod, or
equivalent, with durable cap imprinted with the license number of
the land surveyor setting the monument.
2. Centerline Monument: After paving, except as
provided in TMC 17.20.030.J.5, monuments shall be driven flush
with the finished road surface at the following intersections:
a. Centerline intersections.
b. Points of intersection of curves if placement falls
within the paved area; otherwise, at the beginnings and endings
of curves.
c. Intersections of the plat boundaries and street
center lines.
3. Property Line Monumentation: All front corners,
rear corners, and beginnings and endings of curbs shall be set
with monuments, except as provided in TMC 17.20.030.J.5. In
cases where street curbs are concentric and/or parallel with front
right-of-way lines, front property line monumentation may be
provided by brass screws or concrete nails at the intersections of
curb lines and the projections of side property lines. If curb
monumentation is used, it shall be noted on the plat, and also that
such monumentation is good for projection of line only and not for
distance.
4. Post-Monumentation: All monuments for
exterior boundaries of the subdivision shall be set and referenced
on the plat prior to plat recording. Interior monuments need not be
set prior to recording if the developer certifies that the interior
monuments shall be set within 90 days of final subdivision
construction inspection by the Department of Public Works, and if
the developer guarantees such interior monumentation.
TITLE 17 – SUBDIVISIONS AND PLATS
Produced by the City of Tukwila, City Clerk’s Office 17 -18
5. Post-Monumentation Bonds: In lieu of setting interior
monuments prior to final plat recording as provided in TMC
17.20.030.J.3, the Director of Public Works may accept a bond in
an amount and with surety and conditions satisfactory to the
Director, or other secure method as the Director of Public Works
may require, providing for and securing the actual setting of the
interior monuments.
J. Streets:
1. Extension: Proposed street systems shall
extend existing streets at the same or greater width, unless
otherwise approved by the Department of Public Works and
authorized by the Director in approval of the plat. Where
appropriate, streets shall be extended to the boundaries of the
subdivision to ensure access to neighboring properties. The City’s
goal is to have an integrated system of local streets whenever
practical. Grading of steep topography may be necessary to
achieve this objective. However, in critical areas, the layout and
construction of streets shall follow the standards and procedures
of TMC 18.45. Dedication of additional right-of -way may be
required for a short plat when it is necessary to meet the minimum
street width standards or when lack of such dedication would
cause or contribute to an unsafe road or intersection.
2. Names: All proposed street names or numbers
shall be subject to approval by the Department of Community
Development.
3. Intersections: Any intersection of public streets,
whatever the classification, shall be at right angles as nearly as
possible and not be offset insofar as practical.
4. Street layout: Street layout shall provide for the
most advantageous development of the subdivision, adjoining
areas, and the entire neighborhood. Evaluation of street layout
shall take into consideration potential circulation solutions. While
it is important to minimize the impact to the topography from
creating an integrated road system, improved site development
and circulation solutions shall not be sacrificed to minimize the
amount of cut and fill requirements of the proposal. Where critical
areas are impacted, the standards and procedures for rights-of-
way in TMC 18.45 shall be followed.
5. Private Access Roads:
a. Private access roads shall only be authorized
when they meet the following criteria:
(1) Allowing private access roads in the area
being subdivided will not adversely affect future circulation in
neighboring parcels of property; and
(2) Adequate and reasonable provisions are
made for the future maintenance and repair of the proposed
private access roads; and
(3) The proposed private access roads can
accommodate potential full (future) development on the lots
created; and
(4) For residential subdivisions, the proposed
private access roads do not serve more than four (4) lots nor are
more than 200 feet in length. Those access roads 150 feet or
greater in length shall have a turnaround built to Fire Department
standards; or
(5) For commercial and industrial subdivisions,
when private access roads are authorized, there shall be a
minimum easement width of 40 feet. With the exception of
minimum easement widths, private access roads shall be
designed and constructed in accordance with the Department of
Public Works standards, and zoning setbacks shall be required as
though the easement were a public right-of -way.
b. The minimum total width of the easement or
tract , and the minimum width of the roadway pavement for private
access roads shall be as shown in the following table. The
minimum width shall be used unless the City Engineer
demonstrates a wider width is needed due to site circumstances,
including but not limited to topography, traffic volume, street
patterns, on-street parking, lot patterns, land use and bike and
transit facilities, that justify an increase in width.
Type of Private Access Road Total Width Roadway Pavement Width
Residential 20 feet 20 feet
Commercial 40 feet 28 feet
6. Public Roads:
a. Roads that do not meet the criteria found at
TMC 17.20.030(C)(5) shall be designated as public roads.
b. The minimum total width of the right-of-way and
the minimum width of the roadway pavement for public roads shall
be based as shown in the following table. The minimum width shall
be used unless the City Engineer demonstrates a wider width is
needed due to site circumstances, including but not limited to
topography, traffic volume, street patterns, on-street parking, lot
patterns, land use and bike and transit facilities, that justify an
increase in width.
Type of Road Total Right-of-
Way Width
Roadway
Pavement Width
Principal Arterial 80 – 100 feet 48 – 84 feet
Minor Arterial 60 – 80 feet 36 – 64 feet
Collector Arterial 60 – 80 feet 24 – 48 feet
Access Road 50 – 60 feet 28 – 36 feet
Cul-De-Sac
Roadway 40 feet 26 feet
Turnaround 92 feet (dia.) 81 feet (dia.)
Alley 20 feet 15 feet
TITLE 17 – SUBDIVISIONS AND PLATS
Produced by the City of Tukwila, City Clerk’s Office 17 -19
c. Design: The design and alignment of all public
streets shall conform to the following standards unless otherwise
approved by the Department of Public Works:
(1) Cul-de-sacs: Cul-de-sacs shall not be
permitted unless there is no reasonable alternative or the cul-de-
sac is shown on an officially adopted street plan. When permitted,
they shall not exceed a length of 600 feet unless the City
determines that adequate alternative emergency access will be
provided.
(2) Street Grades: Street grades shall not
exceed 15%. However, provided there are no vehicular access
points, grades may be allowed up to 18%, for not more than 200
feet when:
(a) Exceeding the grades would facilitate
a through street and connection with the larger neighborhood;
(b) The greater grade would minimize
disturbance of critical slopes;
I The Fire Marshal grants approval of
the grade transition; and
(d) Tangents, horizontal curves, vertical
curves, and right-of-way improvements conform to Department of
Public Works standards.
d. Full Width Improvement:
(1) When interior to a subdivision of five (5) or
more lots, all publicly owned streets shall be designed and
installed to full width improvement as provided below:
(a) Shall be graded as necessary to
conform to Department of Public Works standards.
(b) Shall be of asphaltic concrete
according to Department of Public Works standards.
I Shall have permanent concrete curbs
and gutters according to Department of Public Works standards.
(d) Shall have storm drains consisting of
the proper size pipe and catch basins; sizes to be approved by the
Department of Public Works prior to the public hearing for the
preliminary subdivision.
I Shall have sidewalks provided at a
minimum width as specified in TMC 11.12.
(2) When interior to a subdivision of four (4) or
fewer lots, all public roads and all privately owned roads that have
the potential to serve five (5) or more lots shall be designed and
installed to full width improvement as provided below:
(a) Shall be graded as necessary to
conform to Department of Public Works standards.
(b) Shall be of asphaltic concrete
according to Department of Public Works standards.
I Shall provide storm drainage to be
approved by the Department of Public Works.
(d) Shall provide sidewalk right-of-way or
easements at a minimum width as specified in TMC 11.12.
I Shall construct or provide L.I.D. no-
protest agreements for permanent concrete curbs, gutters, and
sidewalks according to Department of Public Works standards.
(f) Shall be dedicated to the City or
subject to a binding agreement for future dedication.
(3) All privately owned roads that will serve
four (4) or fewer dwellings shall be designed and installed to full
width improvement as provided below:
(a) Shall be graded as necessary to
conform to Department of Public Works standards.
(b) Shall be of asphaltic concrete
according to Department of Public Works standards.
I Shall provide storm drainage to be
approved by the Department of Public Works.
e. Half Width Improvement:
(1) Streets abutting the perimeter of a
subdivision of five (5) or more lots shall provide the full
improvements on the half of the street adjacent to the site,
provided additional paving may be required to ensure safe and
efficient roads exist to serve the subdivision; provided further that
there are no physical obstructions to completing the other half of
the roadway; and that there is a minimum of 20 feet of paving.
(2) If the future grade or alignment of the
adjacent public street is unknown and it is not feasible to establish
the grade in a reasonable period or the immediate improvement of
the street would result in a short, isolated segment of improved
street and similar street improvements in the vicinity are unlikely
to occur within six years, the City may approve a delay of
improvements. The owner(s) must agree to enter into a binding
L.I.D. no-protest agreement to further improve the street to full
public street standards in the future; however adjacent streets
must still be improved to the minimum level necessary, in the
judgment of the City Engineer, to safely accommodate traffic
generated by the proposed subdivision or short plat.
(3) Streets abutting the perimeter of a
subdivision of four (4) or fewer lots shall provide L.I.D. no-protest
agreements for construction of frontal improvements on the half of
the street adjacent to the site, provided that there is a minimum of
20 feet of paving.
(Ord. 2740 §3 (part), 2024)
TITLE 17 – SUBDIVISIONS AND PLATS
Produced by the City of Tukwila, City Clerk’s Office 17 -20
CHAPTER 17.24
PROCEDURES FOR
PUBLIC IMPROVEMENTS
Sections:
17.24.010 Purpose
17.24.020 Plans and Permits Required for Public
Improvements
17.24.030 Process for Installing Public Improvements
17.24.040 Improvement Agreements and Financial
Guarantees
17.24.010 Purpose
A. It is the intent to have all infrastructure improvements
required by a subdivision, BSIP, boundary line adjustment, or lot
consolidation, completed prior to final approval of the proposed
land action. The City realizes that there may be instances where
the completion of the improvement may not be the best course of
action, including, but not limited to: final lift for the roadway,
completing sidewalks while development construction is ongoing,
minor punch list items, etc. In those instances, the Director of
Public Works may accept a bond or other financial security in lieu
of the completion of the infrastructure improvements.
(Ord. 2740 §3 (part), 2024)
17.24.020 Plans and Permits Required for Public
Improvements
A. Approval of a preliminary subdivision, BSIP, boundary
line adjustment, or lot consolidation, shall constitute approval for
the applicant to develop construction plans and specifications, for
all facilities and improvements, in substantial conformance to the
preliminary approval, design standards, and any special
conditions required by the Short Subdivision Committee or
Hearing Examiner; to obtain permits and complete installation for
said improvements; and to prepare a final plat, plans, surveys and
other documents for recording.
B. Prior to installing improvements, the applicant shall
apply for all required permits for those improvements. The
applications shall include development plans as specified on the
application form. [Note: See TMC 11.08 and 11.12 for additional
guidance on standards and permit requirements for improvements
in the public right-of-way.]
(Ord. 2740 §3 (part), 2024)
17.24.030 Process for Installing Public Improvements
A. All required and not-required improvements installed
by shall conform to the requirements of this title and improvement
standards, specifications, inspections and procedures as set forth
by the Department of Public Works, and shall be installed in accor-
dance with the following procedures:
1. Work shall not be commenced until plans have
been checked for adequacy and approved by the Department of
Public Works to the extent necessary for the evaluation of the
subdivision or short plat proposal. Plans shall be prepared in
accordance with the requirements of the City.
2. Work shall not commence until the Department
of Public Works has been notified in advance and, if work has been
discontinued for any reason, it shall not be resumed until the
Department of Public Works has been notified.
3. Public improvements shall be constructed under
the inspection and to the satisfaction of the Director of Public
Works. The Director of Public Works may require changes in
typical sections and details if unusual conditions arise during
construction to warrant the change.
4. All underground utilities, sanitary sewers and
storm drains installed in the streets by the developer of the
subdivision or short plat shall be constructed prior to the surfacing
of streets. Stubs for service connections and underground utilities
and sanitary sewers shall be placed to a length obviating the
necessity for disturbing the street improvements when surface
connections are made.
5. Plans showing all improvements as built shall
be filed with the City upon completion of the improvements.
(Ord. 2740 §3 (part), 2024)
TITLE 17 – SUBDIVISIONS AND PLATS
Produced by the City of Tukwila, City Clerk’s Office 17 -21
17.24.040 Improvement Agreements and Financial Guarantees
A. Required Improvements: Before any final
subdivision, BSIP, boundary line adjustment, or lot consolidation
is approved, the applicant shall install all required improvements
and replace or repair any such improvements which are damaged
in the development of the subdivision. In lieu of the completion of
the actual construction of all required improvements (public and
private), the Director of Public Works may accept a bond in an
amount and with surety and conditions satisfactory to the Director
of Public Works, or other secure method, providing for and
securing to the City the actual construction and installation of all
required improvements. This is in addition to the requirements of
TMC 11.08 requiring a performance bond for all work being done
in the public right-of -way. If the Director of Public Works accepts a
bond for the completion of the work, the applicant shall execute
and file with the City an agreement guaranteeing completion of
such improvements together with any needed replacement or
repair. The agreement shall:
1. Specify the period of time within which all work
required shall be completed. The time for completion shall not
exceed one year from the date of final approval of the subdivision.
The agreement may provide for reasonable extensions of time for
completion of work. Extensions must be requested, approved by
the Director of Public Works, and properly secured in advance of
the required initial completion date.
2. Require notice by the applicant to the Director
of Public Works promptly upon completion of all required
improvements.
3. Provide for notice of approval or disapproval by
the Director of Public Works of the improvement within a
reasonable time after receiving notice of completion.
4. Require financial security to be provided by the
applicant pursuant to TMC 17.24.030.C.
5. Provide that, if the applicant fails to complete all
required work within the period specified, the City may take steps
to demand performance of the developer’s obligation within a
reasonable time not to exceed 90 days from the date of demand.
6. Provide that, if the required improvements are
not completed within that time, the City may take action to require
the applicant to forfeit the financial security.
7. Provide that the City shall be entitled to recover
all costs of such action including reasonable attorney’s fees.
8. Provide that, following recovery of the proceeds
of the financial security, those proceeds shall be used to complete
the required improvements and pay the costs incurred.
9. Provide that, should the proceeds of the
financial security be insufficient for completion of the work and
payment of the costs, the City shall be entitled to recover the
deficiency from the applicant.
B. Maintenance Agreement: Regardless of whether all
required improvements are completed prior to final approval of any
subdivision of land, as a condition of such approval the applicant
shall execute an agreement to assure successful operation of said
improvements. [Note: See TMC 11.08.110 for details.] The
agreement shall:
1. Require the applicant to post a bond or other
financial security to secure successful operation of all required
improvements and full performance of the developer’s
maintenance obligation. Such financial security shall be effective
for a two-year period following approval of installation of all
required improvements.
2. Require the applicant to perform maintenance
functions on drainage improvements for a period of time not to
exceed two years from approval of their completion or final plat
approval, whichever is later. Such maintenance functions shall be
specified by the Director of Public Works, and shall be reasonably
related to the burdens that the subdivision will impose on drainage
facilities during the time maintenance is required. The City may
agree to accept and perform maintenance of the improvements, in
which case the applicant’s obligation to perform maintenance
functions shall terminate.
3. Not relieve the applicant of liability for the
defective condition of any required improvements discovered
following the effective term of the security given.
4. Provide a waiver by the applicant of all claims
for damages against any governmental authority, which may occur
to the adjacent land as a result of construction, drainage, and
maintenance of the streets and other improvements.
C. Performance Bond: To assure full performance of
the agreements required herein, the applicant shall provide one or
more of the following in a form approved by the City Attorney:
1. A surety bond executed by a surety company
authorized to transact business in the State of Washington.
2. An irrevocable letter of credit from a financial
institution stating that the money is held for the purpose of
development of the stated project.
3. An assignment of account with a financial
institution which holds the money in an account until such time the
City signs a written release. The assignment of account will allow
the City to withdraw the funds in the event the provisions of the
agreement are not met.
4. A cash deposit made with the City of Tukwila.
TITLE 17 – SUBDIVISIONS AND PLATS
Produced by the City of Tukwila, City Clerk’s Office 17 -22
D. Amount of Financial Security: The financial security
provided shall be 150% of the estimated cost of the improvements
to be completed and all related engineering and incidental
expenses, final survey monumentation and preparation of records
in a format approved by Public Works and meeting current Public
Works drawing standards of the “as-built” improvements. The
applicant shall provide an estimate of these costs for acceptance
by the Director of Public Works.
E. Defective Work: The acceptance of improvements
by the City shall not prevent the City from making a claim against
the applicant for any defective work if such is discovered within
two years after the date of completion of the work.
(Ord. 2740 §3 (part), 2024)
TITLE 17 – SUBDIVISIONS AND PLATS
Produced by the City of Tukwila, City Clerk’s Office 17 -23
CHAPTER 17.28
PENALTIES, SEVERABILITY, LIABILITY
Sections:
17.28.010 Sale, Lease or Transfer of Land in Violation of
this Chapter
17.28.020 Penalties
17.28.030 City Not Liable
17.28.040 Severability
17.28.010 Sale, Lease or Transfer of Land in Violation
of this Chapter
A. Any person, firm, corporation, association, or any
agent of any person, firm, corporation, or association who violates
any provision of RCW 58.17 or TMC Title 17, “Subdivisions and
Plats”, 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 RCW 58.17
or TMC Title 17, “Subdivisions and Plats”, shall be deemed a
separate and distinct offense.
(Ord. 2740 §3 (part), 2024)
17.28.020 Penalties
A. Any other violation of any provision, or failure to
comply with any of the requirements of this chapter, shall be
subject to enforcement and penalties as prescribed in TMC 8.45
and the issuance of a Notice of Violation in accordance with TMC
8.45.070.
(Ord. 2740 §3 (part), 2024)
17.28.030 City Not Liable
A. 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.
(Ord. 2740 §3 (part), 2024)
17.28.040 Severability
A. If any section, subsection, clause or phrase of this
code is for any reason held to be unconstitutional, such decision
shall not affect the validity of the remaining portions of this code.
(Ord. 2740 §3 (part), 2024)