a. A vicinity sketch showing adjacent subdivisions’ streets, bordering lines of adjacent properties, and how streets in the proposed subdivision may connect with existing and proposed streets in neighboring subdivisions or unplatted property to produce a harmonious and compatible development;

b. A certificate of title, not more than thirty days old, from a recognized title company naming all persons with legal interest in the subdivision property shall accompany the final plat. Such certificate shall also note any assessment or lien, encumbrances, contract interest, easements or other rights affecting the property;

c. A preliminary plat, prepared by a professional land surveyor, at a scale of one inch equals one hundred feet (unless property size makes this impractical), and containing the following:

d. A storm water site assessment in substantial conformance with the Washington State Department of Ecology Stormwater Manual (latest edition) and the Puget Sound Partnership Low Impact Development Technical Guidance Manual for Puget Sound dated December 2012;

e. A plan showing the location, grade, and sizes of sewer lines, manholes, and other sewerage structures;

f. A plan showing the location and size of water mains, hydrants, reservoirs, pump stations, and other elements of the proposed water system;

g. A plan showing the location and size of storm water management facilities;

h. A plan showing the location and grade of roads, pedestrian facilities, parking areas, and ADA provisions; and

i. Other information as may be required by the public works director or zoning administrator.

a. The proposal conforms to the goals, policies, and plans set forth in the Monroe comprehensive plan;

b. The proposal conforms to the site and design requirements set forth in this title. No final subdivision or short subdivision shall be approved unless the requirements are met;

c. The proposed street system and pedestrian system conform to the Monroe comprehensive plan, Chapter 22.42 MMC, Design Standards, and applicable public works design standards, and is laid out in such a manner as to provide for the safe, orderly and efficient circulation of vehicular and pedestrian traffic;

d. The proposed subdivision or short subdivision will be adequately served with city-approved water and sewer, and other utilities appropriate to the nature of the subdivision or short subdivision;

e. The layout of lots, and their size and dimensions, takes into account topography and vegetation on the site in order that buildings may be reasonably sited, and that the least disruption of the site, topography and vegetation will result from development of the lots;

f. Identified hazards and limitations to development have been considered in the design of streets and lot layout to assure street and building sites are on geologically stable soil, considering the stress and loads to which the soil may be subjected; and

g. Lack of compliance with the criteria set forth in this section and in subsection (B) of this section, Subdivision Standards, shall be grounds for denial of a proposed subdivision or short subdivision, or for the issuance of conditions necessary to more fully satisfy the criteria.

a. Review of Preliminary Subdivisions. A preliminary subdivision shall be approved, approved with conditions, denied, or returned to the applicant for modification or correction within ninety days from the date of filing of a complete application, unless the applicant agrees to an extension of the time period in writing. Provided, should an environmental impact statement (EIS) be required per RCW 43.21C.030, the ninety-day period shall not include the time spent in preparing and circulating the EIS by the city.

b. Review of Preliminary Short Subdivisions. Preliminary short subdivisions shall be approved, disapproved, or returned to the applicant within thirty days from the date of filing a complete application thereof, unless the applicant consents to an extension of such time period.

c. Preliminary Subdivision Approval. Final subdivision approval must be acquired within five years of preliminary approval, after which time the preliminary subdivision approval is void. The decision-maker may grant an extension for one year if the applicant has attempted in good faith to submit the final subdivision within the five-year time period; provided, however, the applicant must file a written request with the original decision-maker requesting the extension at least thirty days before expiration of the five-year period.

d. Preliminary Short Subdivision Approval. Final short subdivision approval must be acquired within three years of preliminary approval, after which time the preliminary short subdivision approval is void. The decision-maker may grant an extension for one year if the applicant has attempted in good faith to submit the final subdivision within the three-year time period; provided, however, the applicant must file a written request with the original decision-maker requesting the extension at least thirty days before expiration of the three-year period.

a. Lot lines shall be at right angles to street lines or radial to curvilinear streets unless a variation will result in a better street or lot plan.

b. No lot shall be established which is in violation of the Monroe Municipal Code.

c. Lot shapes shall be designed to avoid awkward configuration or appendages.

d. Each lot shall have sufficient width, area and frontage to comply with the minimum site requirements as set forth in each zoning district.

e. The building envelope shall be shown on all lots.

f. Exceptions to Lot Standards.

a. Public easements for the construction and maintenance of utilities and public facilities shall be granted to provide and maintain adequate utility service to each lot and adjacent lands. The width of the public easements shall be the minimum necessary as determined by the utility, unless the public works director determines a smaller or larger width is appropriate based on site conditions. Whenever possible, public easements shall be combined with driveways, pedestrian accessways and other utility easements.

b. Private easements for the construction and maintenance of utilities within the subdivision or short subdivision shall be granted so that individual lots gain access to public facilities. The widths of the private easements shall be the minimum necessary as determined by the utility, unless the public works director determines a larger width is appropriate based on the site conditions.

c. Native growth protection easements, tracts, or areas (NGPE/NGPT/NGPA) shall be granted as deemed appropriate by the city where the preservation of native vegetation benefits the public health, safety and welfare, including control of surface water and erosion, maintenance or slope stability, visual buffering, and protection of plant and animal habitat, and in accordance with Chapter 22.80 MMC, Critical Areas.

d. The placement of any building on or over an easement for utility mains or lines shall be prohibited. An easement may be used for more than one utility, vehicle, or pedestrian access, provided the city finds the multi-use appropriate. Restoration of the site shall be required following any excavation or other disturbance permitted by the terms of the easement. Appropriate landscaping as determined by the city is permitted, and may be required, in an easement.

e. Easements required by this section shall be granted by the terms and conditions of such easements being shown on the final subdivision or short subdivision or by separate instrument.

a. All lots shall be provided with adequate storm drainage connected to the storm drainage system of the city or other system approved by the public works director.

b. Where a public street is to be dedicated or improved by the applicant as a condition of preliminary approval, the applicant shall provide and dedicate any required storm drainage system in the right-of-way.

c. When appropriate, storm drainage facilities shall include suitable on-site detention and/or retention facilities.

d. Storm drainage shall be provided in accordance with development design standards as amended and standards and specifications as approved by the public works director.

a. Design Standards. All city water and sewer facilities shall be designed in compliance with the development design standards.

b. Construction Standards. All city water and sewer facilities shall be constructed in compliance with the development design standards.

a. Subdivisions shall provide direct access to at least one existing improved and publicly dedicated street. The internal vehicular network of the subdivision can include alleys and private tracts consistent with the Monroe development design standards.

b. When a subdivision is abutting an existing street(s) with a right-of-way of lesser width than specified by city ordinances or abuts a roadway(s) that is not built to city street standards, or abuts a roadway(s) that is in substandard condition, the applicant may be required as a condition of approval to deed additional right-of-way width, and/or to improve the existing and additional right-of-way to the design specifications of the public works director. The city may require dedication of right-of-way in excess of standards in the following cases:

c. Dead-end streets shall be used on local streets only and shall terminate in a cul-de-sac. Streets that dead-end, and which would normally be continued if the adjacent property were developed, shall be shown as temporary turnarounds. The land beyond the normal right-of-way for such streets shall revert back to the abutting property owners when the street is continued.

d. The street within and adjacent to a site plan or subdivision shall be classified and designed to comply with the Monroe comprehensive plan and the Monroe development design standards.

e. Proposed streets should extend to the boundary lines of the proposed site plan or subdivision in order to provide for the future development of adjacent tracts unless prevented by natural or manmade conditions or unless such extension is determined to be unnecessary by the public works director.

f. The street pattern for subdivisions should be designed to expedite traffic movement, reduce conflicts between various types of land uses, including pedestrians, and coordinate the location of proposed buildings with loading and parking facilities.

g. A subdivision plan containing thirty or more dwelling units shall have two vehicular access points in accordance with the city of Monroe public works design and construction standards, located at least one hundred feet apart; provided, this requirement shall not apply where approved automatic sprinkler systems will be installed in each dwelling unit.

h. Streets shall be designed in accordance with the development design standards and Chapter 22.42 MMC, Design Standards.

a. The street right-of-way in or along the boundary of a subdivision shall conform to the provisions set forth in the development design standards.

b. When a subdivision or an area within a subdivision is set aside for commercial or industrial uses, or where probable future conditions warrant, greater widths than those provided in the development design standards may be required.

c. Where topographical requirements necessitate either cuts or fills for the proper grading of the streets, additional right-of-way widths or slope easements may be required.

a. All subdivisions shall include underground electric service, light standards, wiring and lamps for street lights according to development design standards for underground wiring and the specifications and standard set forth in Chapter 15.15 MMC, Lighting Standards.

b. The applicant shall submit for approval by the city the design of the light standards.

c. The subdivider shall install such facilities and make the necessary arrangements with the serving electric utility.

a. Permanent survey control monuments shall be provided for all final subdivisions and short subdivisions at:

b. Permanent survey control monuments shall be set in two-inch pipe, twenty-four inches long, filled with concrete or shall be constructed of an approved equivalent. Permanent survey control monuments within a street shall be set after the street is paved. Every lot corner shall be marked by a three-fourths-inch galvanized iron pipe or approved equivalent, driven into the ground. If any land in a subdivision or short subdivision is contiguous to a meandered body of water, the meander line shall be re-established and shown on the final subdivision or short subdivision.

a. When necessary for public convenience or safety, the developer shall improve and dedicate to the public accessways to connect to cul-de-sac streets, to pass through oddly shaped or unusually long blocks and to provide for networks of public paths creating access to schools, parks, shopping centers, transit stops or other community services.

b. The accessway shall be of such design, width and location as reasonably may be required to facilitate public use. Where possible, said dedications may also accommodate utility easements and facilities.

a. Construction drawings shall not be formally accepted by the city until such time as the application has received preliminary subdivision or short subdivision approval; however, the city will review preliminary construction drawings in conjunction with the preliminary plat in order to provide timely feedback during the review process. Under no circumstances will construction drawings be approved prior to preliminary or short subdivision approval.

b. Construction drawings shall be prepared and submitted in accordance with the requirements of the conditions of approval and consistent with the Monroe Municipal Code and the development design standards.

a. Upon receipt of the construction drawings, the public works director shall review the drawings to determine that the plans are in accordance with the development design standards and conditions of approval. The construction drawings shall contain the requirements set forth in this section and such additional requirements or information as the city shall deem necessary to adequately review the proposed subdivision and subdivision improvements.

b. Construction drawings shall also be routed for approval by the fire department and other departments as appropriate.

c. Construction drawings as required under this chapter shall be prepared for the city by or under the supervision of a registered civil engineer for the state of Washington, using a horizontal scale of not less than one inch equals fifty feet and a vertical scale of not less than one inch equals ten feet, based upon NGVD 88. Each drawing shall include the following information: name of the subdivision; scale; date; north arrow; drawing sheet number; name, address, signature and seal of the engineer; and a certification block stating that the plans have been reviewed and approved by the public works director and zoning administrator on a given date. The following information shall be included on the engineering drawings to be submitted:

d. If the city finds that the proposed improvements are not in accordance with the preliminary subdivision approval, the approved constructions drawings, and/or development requirements and standards of this code, the city shall return the drawings to the applicant along with a letter or plan detailing the corrections that need to be made.

e. If the drawings meet city standards, the public works director shall sign the drawings as approved. Upon approval of the construction drawings, the public works director shall notify the applicant to arrange for a preconstruction meeting and to make application for such permits as are necessary to proceed with the installation of any or all of the required improvements.

a. The applicant shall notify the city, in writing, of which of the following methods the applicant proposes to ensure that all required improvements are constructed, or will be constructed, prior to the approval of the final subdivision:

a. If the public works director finds that all the required improvements have not yet been installed within the required period (not greater than two years) from the date of approval of the final subdivision, the public works director shall notify the city council in writing of the improvements not installed and provide a cost estimate for completion. The city council shall then determine the action that shall be taken with respect to the applicant and/or surety to assure completion of the subdivision.

b. If the public works director finds that all required improvements have been completed in accordance with the approved preliminary subdivision, the approved construction drawings and the standards and requirements of this code, the public works director shall notify the applicant to prepare as-built drawings and submit such drawings to the public works director.

a. If the public works director finds that the as-built drawings are not in accordance with the preliminary subdivision, the approved construction drawings, and/or development requirements and standards of this code and the development design standards, the public works director shall return the drawings to the applicant along with a letter identifying the deficiencies.

b. If the public works director finds that the drawings meet city requirements, the public works director and public works superintendent shall sign a reproducible mylar copy furnished by the applicant. The public works director shall notify the applicant to submit a maintenance bond and final subdivision application.

a. Warrant the successful operation of all required subdivision improvements and warrants against defects in labor and material, and against any damage or defects caused by construction activity on the site, for a period of two years from final subdivision approval;

b. The applicant shall be responsible for site maintenance during home construction. After home construction is complete, the applicant is responsible for cleanup of the site prior to final acceptance of all improvements and bond release. Cleanup includes, but is not limited to: storm drain lines, CB vactoring, detention facility cleaning, and street sweeping;

c. Provided further, that with regard to improvements accepted after final subdivision approval, the period shall be extended, as required, to include a period not less than one year from the date of acceptance by the city of the improvement;

d. The bond or other approved surety shall be submitted with the final subdivision application and shall be for fifteen percent of the estimated value of all the required subdivision improvements as determined by the public works director;

e. The maintenance bond or other approved surety shall be in addition to any warranty provided to guarantee the installation of required improvements;

f. The city attorney shall approve the form, sufficiency and manner of execution of the maintenance bond or surety;

g. Upon the termination of the warranty period, and upon restoration of the improvements to successful operation and the repair of any defects or damage in the improvements;

h. The public works director may withhold release of the bond or surety up to one year from the date of any restoration or repairs to ensure that the restoration or repairs were adequate.

a. A current certificate of title from a title company containing a legal description of the property to be subdivided and confirmation that the title of such property belongs to the stated owners. The certificate shall further demonstrate that any dedications or deeds to the city associated with the subdivision, including easements, will be free and clear of all encumbrances;

b. A certificate giving a full and correct description of the lands divided as they appear on the subdivision, including a statement that a subdivision has been made with the free consent and in accordance with the desire of the owner or owners;

If the subdivision is subject to a dedication, a certificate or a separate written instrument containing the dedication of all streets and other areas to the public, and individual or individuals, religious society or societies, or to any corporation, public or private, as shown on the subdivision, and a waiver of all claims for damage against any government authority which may be occasioned to the adjacent land by the established construction, drainage and maintenance of such road. The certificate or instrument of dedication shall be signed and acknowledged before a notary public by all parties having any ownership interest in the lands subdivided and recorded as a part of the final subdivision;

c. A performance bond, maintenance bond, or other acceptable surety in the forms previously approved by city council;

d. The fee, established in the city’s fees resolution, for processing the final application.

a. Review the final subdivision application to determine whether the application filing is complete and/or if the required application bond and fees have been posted;

b. If not complete and/or if the application fees have not been posted, the public works director will return the application to the applicant along with a checklist of the materials or information that has to be provided to properly process the request;

c. No application shall be deemed filed nor given a file name or number until all required information, attachments and fees are submitted;

d. The filing date shall be the date on which the city receives the last item needed to have a complete application, including all required information, attachments and fees;

e. If the information is complete, the application will be distributed to the appropriate departments for review.

a. The final subdivision shall consist of a subdivision map and survey information attachments. The approved preliminary subdivision may be used as the final subdivision provided all specification requirements of this section are included. The final subdivision map shall be prepared by or under the supervision of a land surveyor registered in the state of Washington and prepared in black ink on any standard material consistent with and conforming to Chapter 58.09 RCW and WAC 332-130-150 and acceptable to the city measuring eighteen inches by twenty-four inches in size. Each sheet, including the index sheet, shall conform to, and be compatible with, the Snohomish County recorder’s recording standards and guidelines. The subdivision shall include the following information:

b. If the city finds that the subdivision is not in accordance with the preliminary subdivision and the conditions of approval, the approved construction drawings, and/or development requirements and standards of this code, the city shall return the subdivision application to the applicant along with a notice of the issues or decisions that were not complied with.

c. If the city finds that the subdivision meets city requirements, the subdivision will be routed to the zoning administrator for approval.

d. Upon approval, it shall be the applicant’s responsibility to record the document at Snohomish County and provide the city with a conforming copy within ten days of recording.

a. The final subdivision shall consist of a subdivision map and survey information attachments. The final subdivision map shall be prepared by or under the supervision of a land surveyor registered in the state.

b. The final subdivision shall show the certification statements with appropriate signatures and seals as set out in the development design standards, before the subdivision is approved and recorded.

c. If the subdivision includes common property and/or easements or tracts that are not dedicated to the city, a homeowner’s association is required. The planning department shall review the conditions, covenants, and restrictions (CC&Rs), and then such CC&Rs and other enabling document(s) shall be filed with the Snohomish County auditor’s office prior to recording of the final subdivision.

d. The original of the final subdivision shall be filed for record with Snohomish County auditor’s office; one reproducible copy shall be furnished to the zoning administrator and one paper copy shall be filed with the county assessor.

e. The applicant shall be responsible for providing the final subdivision to Snohomish County for recording within a timely manner.

a. Engineering detail unless the proposed detail modifies or eliminates features specifically required as an element of the preliminary plat approval;

b. Minor changes in lot lines or lot dimensions;

c. A decrease in the number of lots to be created.

a. The amendment maintains the design intent or purpose of the original approval;

b. The amendment does not cause a significant environmental or land use impact on or beyond the site;

c. The amendment is not precluded by the terms of this title or by state law from being decided administratively; and

d. Circumstances render it impractical, unfeasible or detrimental to the public interest to accomplish the subject condition or requirement of preliminary plat approval. (Ord. 005/2019 § 10 (Exh. B))