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Short Subdivision User Guide

A. Application Submittal Requirements.

1. Scope. This section sets forth the requirements that must be met in order for applications for approvals governed by this chapter to be considered complete.

2. Preliminary Subdivisions. In order to be considered complete, each application for preliminary subdivision approval shall contain the following:

a. A completed General Application Form and Project Contact Form;

b. The required application fees;

c. A small-scale vicinity map (suitable for public notice purposes);

d. A completed SEPA/CAO Fee Worksheet;

e. A CAO Report, if required in RZC Chapter 21.64, Critical Areas Regulations, of these regulations;

f. For large sites, key plat map showing the entire site on one large sheet;

g. A set of preliminary plat plans showing the proposed layout of all lots, tracts, parcels, and streets;

h. A Preliminary Storm Water Report;

i. A SEPA Application Form, together with a completed City of Redmond SEPA Checklist;

j. A traffic study, if required by the Public Works Department;

k. A title report or plat certificate for all parcels involved;

l. Density calculations indicating maximum and minimum density requirements for the proposal and including density bonus calculations, if applicable;

m. A transportation certificate of concurrency or, if no such certificate has been issued at the time of application, a transportation concurrency application that contains all information required for a transportation concurrency determination under RZC 21.17.010, Transportation Concurrency;

n. A reduced site plan showing proposed lot layout (suitable for public notice purposes); and

o. A tree preservation plan if trees are proposed to be removed as part of the proposal.

3. Short Subdivisions. In order to be considered complete, each application for short subdivision approval shall contain all of the items listed in section A.2 above for a preliminary subdivision application, except that the key plat map referred to in section A.2.f and the traffic study referred to section A.2.j shall not be required.

4. Binding Site Plans. In order to be considered complete, each application for binding site plan approval shall contain all of the items listed in section A.1 above for a preliminary subdivision application. In addition, the binding site plan application shall contain the following:

a. A topography map, labeled “Topography Map”;

b. A written explanation of any modification sought from code standards, labeled “Modification Sought from Code Standards”;

c. Draft covenants, conditions and restrictions labeled “CC&Rs” or any other restrictions or easements that may apply; and

d. A drawing showing all existing and proposed utilities.

5. Authority of Administrator. The Administrator is hereby authorized and directed to provide more detailed requirements for each of the items required for the submittal of complete preliminary subdivision, short subdivision, and binding site plan applications, including size, scale, number of copies, and content. The Administrator shall administratively adopt application submittal requirements for all other applications made under this chapter, including but not limited to applications for boundary line adjustments, final plat approval, final short plat approval, plat alterations, and plat vacations.

B. Decision Criteria for Approval of Short Subdivisions, Binding Site Plans, Unit Lot Subdivisions, and Preliminary Subdivisions.

1. Each proposed short subdivision, binding site plan, unit lot subdivision, and preliminary subdivision shall be reviewed to ensure that:

a. The proposal complies with the general criteria applicable to all land use permits set forth in RZC 21.76.070.B, Criteria Applicable to All Land Use Permits;

b. The proposal conforms to the site requirements for the zoning district in which the property is located;

c. The proposal conforms to the requirements of this chapter;

d. The proposed short subdivision, binding site plan, unit lot subdivision, or preliminary subdivision:

i. Makes adequate provision for streets, roads, alleys, other public ways, and transit stops as required by this chapter; and the proposed street system conforms to the City of Redmond Transportation Master Plan and Neighborhood Street Plan, and is laid out in such a manner as to provide for the safe, orderly, and efficient circulation of traffic;

ii. Will be adequately served with water, sewer, storm drainage, and other utilities appropriate to the nature of the subdivision or short subdivision;

iii. Makes adequate provision for parks, recreation, and playgrounds, as required by this chapter;

iv. Makes adequate provision for schools and school grounds;

v. Makes adequate provisions for sidewalks and other planning features that meet the requirements of this chapter and that provide safe walking conditions for students who walk to and from school;

vi. Serves the public interest and makes appropriate provisions for the public health, safety, and welfare.

e. Geotechnical considerations have been identified, and all hazards and limitations to development have been considered in the design of streets and lot layout to assure streets and building sites are on geologically stable soil, considering the stress and loads to which the soil may be subjected.

2. Lack of compliance with the criteria set forth in section B.1 above shall be grounds for denial of a proposed short subdivision, binding site plan, unit lot subdivision, or preliminary subdivision, or for the issuance of conditions necessary to more fully satisfy the criteria.

3. Where a subdivision is to be developed in phases with a final plat approved and recorded separately for each phase, the applicant shall request approval of phasing in the preliminary subdivision application. Each separate phase shall be required to meet the requirements of section B.1 above and all other applicable City codes when considered independently from any other phase. Where an applicant requests phasing after preliminary subdivision approval has been granted, phasing may be approved only through modification of the preliminary subdivision approval using the preliminary subdivision approval procedures set forth in RZC 21.74.030.E, Preliminary Subdivision Procedures, of this chapter.

C. Decision Criteria for Approval of Final Subdivisions.

1. No final subdivision shall be approved unless the final subdivision:

a. Substantially conforms to all terms, conditions, and provisions of preliminary approval;

b. Contains a dedication to the public of all common improvements, including but not limited to streets, roads, sewage disposal systems, storm drainage systems, and water supply systems which were a condition of approval. The intention to dedicate shall be evidence by the owner’s presentment of a final plat showing the dedication, and the acceptance by the City shall be evidenced by the approval of the final plat; and

c. Meets the requirements of this chapter, applicable state laws, and all other local ordinances adopted by the City which were in effect at the time a complete application for preliminary plat approval was filed.

D. Short Subdivision Procedures.

1. Approval Process. Short subdivisions shall follow the procedures established in RZC 21.76.050.G, for a Type II Review.

2. Decision by the Technical Committee. Each final decision of the Technical Committee shall be in writing and shall include findings and conclusions based on the record to support the decision. The decision made by the Technical Committee shall be given the effect of an administrative decision and may be appealed in accordance with RZC 21.76.060.E, Technical Committee Decisions on Type II Reviews.

3. Effect of Approval. Approval of the short subdivision shall constitute authorization for the applicant to develop the short subdivision facilities and improvements, upon review and approval of construction drawings by the Public Works Department. All such facilities and improvements shall be completed or have a performance assurance posted to assure completion as provided in RZC 21.76.090.F, Performance Assurance, prior to recording of the short subdivision. All development of a short subdivision shall be subject to any conditions imposed by the City on the short subdivision approval.

4. Short subdivision approval shall expire pursuant to the following:

a. Two years from the date of the Technical Committee Notice of Decision if the short plat has not been recorded. A single one-year extension may be granted by the Technical Committee if the applicant has attempted in good faith to submit the final short plat within the two-year period; provided, however, that the applicant must file a written request for extension at least 30 days prior to expiration of the two-year period.

5. Recording. All short subdivisions shall be recorded in compliance with the following:

a. Fees and Recording Procedure. Prior to recording, the applicant shall submit the original short subdivision drawings to the Public Works Engineering Department for signatures.

b. Recording Required. No short subdivision shall be recorded unless approved as provided in this chapter. Further, recording shall not be authorized unless and until the required short subdivision improvements have been completed or a performance assurance has been posted to ensure completion as provided in RZC 21.76.090.F, Performance Assurance. A copy of an approved short subdivision shall be filed for record with the King County Department of Records and Elections, and one reproducible copy shall be furnished to the City Engineer.

6. Restriction on Further Division. Land within an approved and recorded short subdivision may not be further subdivided within a period of five years from the date of final approval if such further division would result in more than nine lots within the original short subdivision boundaries. Any division that would result in more than nine lots within the original short subdivision within the five-year period may be accomplished only by following the process for preliminary and final subdivision approval set forth in RZC 21.74.030.E, Preliminary Subdivision Procedures, and 21.74.030.G Final Subdivision Procedures, of this chapter.

E. Preliminary Subdivision Procedures.

1. Approval Process. Preliminary subdivisions shall follow the procedures established in RZC 21.76.050.H, Type III Review.

2. Effect of Preliminary Subdivision Approval. Approval of the preliminary subdivision shall constitute authorization for the applicant to develop the subdivision facilities and improvements upon review and approval of construction drawings by the Public Works Department. All development shall be subject to any conditions imposed by the Hearing Examiner.

3. Time Limits – Approval within 90 Days. A preliminary subdivision shall be approved, approved with conditions, denied, or returned to the applicant for modification or correction within 90 days from the date of filing of a complete application unless the applicant agrees to an extension of the time period in writing, provided that should an Environmental Impact Statement (EIS) be required per RCW 43.21C.030, Guidelines for State Agencies, Local Governments, the 90-day period shall not include the time spent in preparing and circulating the EIS by the City. A preliminary subdivision application shall not be deemed “filed” until all of the requirements for a complete application established by RZC 21.74.030.A, Application Submittal Requirements, of this chapter have been met.

4. Limitation on Preliminary Approval.

a. Final approval of a subdivision must be acquired within seven years of preliminary plat approval if the date of preliminary plat approval is on or before December 31, 2014, and within five years of the date of preliminary plat approval if the date of preliminary plat approval is on or after January 1, 2015, after which time the preliminary plat approval is void.

b. Final approval of a subdivision must be acquired within ten years of preliminary plat approval if the date of preliminary plat approval is on or before December 31, 2007, and not subject to the requirements of RCW Chapter 90.58, the Shoreline Management Act, after which time the preliminary plat approval is void.

c. The Hearing Examiner may grant an extension of the time periods set forth in 4.a and 4.b above for one year if the applicant has attempted in good faith to submit the final plat within the required time period; provided, however, the applicant must file a written request with the Planning Department requesting the extension at least 30 days before expiration of the required time period.

F. Modifications to Preliminary Subdivisions.

1. Scope. This section establishes the procedures to be used for modifications to approved preliminary plats that have not been recorded.

2. Approval Process. Preliminary Plat modifications shall follow the procedures established in RZC 21.76.090.D, Administrative Modifications.

3. Limitation on Preliminary Approval. Modifications to preliminary plats shall not amend the established time limit for final subdivision approval as provided for in RZC 21.74.030.E, Preliminary Subdivision Procedures, of this chapter.

4. Application Requirements. An application for preliminary plat modification shall meet the submittal requirements established by the Administrator, shall set forth the reasons for modification, and shall contain signatures of all parties having an ownership interest in the plat.

5. Decision Criteria.

a. Administrative Modifications. The Administrator may approve the application for modification of the preliminary plat that does not create additional lots, tracts, or parcels, or may approve the application with conditions if the Administrator determines that the application is consistent with the findings of the Hearing Examiner. The Administrator shall deny the application for preliminary plat modification if he/she finds that the proposed modification is inconsistent with such findings.

G. Final Subdivision Procedures.

1. Time Limits. A final plat application shall be approved, denied, or returned to the applicant for modification or correction within 30 days from the date of filing unless the applicant consents to an extension of such time period.

2. Review by City Engineer. The City Engineer or a licensed professional engineer acting on behalf of the City shall review the survey data, layout of lot lines, streets, alleys and other rights-of-way, design of bridges, and utility systems improvements, including storm drainage, water, and sanitary sewer.

3. Findings by City Engineer. The City Engineer or other professional engineer acting on behalf of the City shall convey his findings to the City Council. The engineer shall assure that:

a. The proposed final plat meets all standards established by state law and this section relating to the final plat’s drawings and subdivision improvements;

b. The proposed final plat bears the certificates and statements of approval required by this section;

c. A current title insurance report furnished by the subdivider confirms the title of the land in the proposed subdivision is vested in the name of the owners whose signatures appear on the final plat;

d. The legal description of the plat boundary on the current title insurance report agrees with the legal description on the final plat;

e. The facilities and improvements required to be provided by the subdivider have been completed or, alternatively, that the subdivider has provided a surety in an amount commensurate with improvements remaining to be completed, as provided in RZC 21.76.090.F, Performance Assurance; and

f. The surveyor has certified that all survey monument lot corners are in place and visible.

g. The final plat contains a dedication to the public of all common improvements, including but not limited to streets, roads, sewage disposal systems, storm drainage systems, and water supply systems which were a condition of approval. The intention to dedicate shall be evidenced by the owner’s presentment of a final plat showing the dedication, and the acceptance by the City shall be evidenced by the approval of the final plat.

4. Review - City Council. The City Council shall review the final plat at a public meeting, according to the decision criteria for final plats set forth in RZC 21.74.030.C, Decision Criteria for Approval of Final Subdivisions, of this chapter. No public hearing shall be required. Notice of the public meeting at which the final plat will be considered will be mailed to the applicant and to any person who was a party of record to the preliminary plat proceedings at least ten days in advance of the meeting. If the City Council approves the final plat, the Mayor shall be authorized to inscribe and execute the written approval on the face of the plat map. If the City Council denies the final plat, the final plat will be returned to the applicant with reasons for denial and conditions for compliance.

5. Recording. All final plats shall be recorded in compliance with the following:

a. Fees and Performance Assurance. Prior to recording, the applicant shall submit the original final plat drawings to the Public Works Department together with the plat checking fees. Unless all required improvements have been constructed prior to final plat approval, the applicant shall also submit all required performance assurances to guarantee completion of the improvements as required by RZC 21.76.090.F, Performance Assurance.

b. Recording Required. No final plat shall be recorded unless approved as provided in this section. The original of an approved final plat shall be filed for record with the King County Department of Records and Elections.

c. Time Limit. All final plats shall be recorded within 120 days after final approval is granted by the City. Approval shall expire if the final plat is not recorded within this period.

6. Valid Land Use. As required by RCW 58.17.170, Written Approval of Subdivision, a subdivision shall be governed by the terms of the approval of the final plat, and any lots created shall be a valid land use for a period of not less than five years from date of filing, unless the City Council finds that a change in conditions in the subdivision creates a serious threat to the public health or safety.

H. Unit Lot Subdivisions.

1. Applicability. The provisions of this section apply exclusively to the unit lot subdivision of land for attached dwelling units that have land use approval through RZC 21.76.070.Y, Site Plan Entitlement; RZC 21.67, Green Building and Green Infrastructure Incentive Program (GBP); and RZC 21.76.070.P, Master Planned Development.

2. Approval Process. A unit lot subdivision shall follow the procedures established in RZC 21.76.050.G, Type II Review, if nine or fewer unit lots are proposed. Preliminary unit lot subdivisions shall follow the procedures established in RZC 21.76.050.H, Type III Review, if ten or more unit lots are proposed. Final unit lot subdivisions of ten or more lots shall follow the procedures established in RZC 21.74.030.G, Final Subdivision Procedures, of this chapter for final plats.

3. Compliance with Prior Approvals. Sites developed or proposed to be developed with single-family attached dwelling units may be subdivided into individual unit lots as provided herein. The development as a whole shall conform to the regulations of the zone that the site is located in and to the plans that were granted approval through provisions of this code, either: RZC 21.76.070.Y, Site Plan Entitlement; RZC 21.67, Green Building and Green Infrastructure Incentive Program (GBP); RZC 21.76.070.P, Master Planned Development.

4. Development on individual unit lots is not required to conform with all development standards that typically apply to individual lots as long as the parent lot conforms to all such development standards. Each unit lot shall comply with applicable building codes. Fire protection for the buildings shall be based on the aggregate square footage on the parent lot.

5. Internal vehicular courts and driveways providing vehicular access to unit lots in the subdivision from public streets shall not be considered public or private streets when considering unit lot subdivisions.

6. Subsequent platting actions, additions, or modification to the structure(s) may not create or increase any nonconformity of the parent lot.

7. Access easements, joint use and maintenance agreements, and covenants, conditions, and restrictions (CC&Rs) identifying the rights and responsibilities of property owners and/or the homeowners association shall be executed for use and maintenance of common garage, parking, and vehicle access areas; underground utilities; common open space, such as common courtyard open space; exterior building facades and roofs; and other similar features, shall be recorded with the King County Department of Records and Elections.

8. 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 the parking is formalized by an easement recorded with the King County Department of Records and Elections.

9. The minimum residential density required for unit lot subdivision in the Sammamish Trail and Town Square Districts of Downtown shall be 35 dwelling units per acre. There shall be no minimum residential density requirements for unit lot subdivisions elsewhere in the City unless required by the zone in which the site is located.

10. Notes shall be placed on the face of the plat or short plat as recorded with the King County Department of Records and Elections to acknowledge the following:

a. Approval of the design of the units on each of the lots was granted by the review of the development, as a whole, on the parent lot by RZC 21.76.070.Y, Site Plan Entitlement; RZC 21.67, Green Building and Green Infrastructure Incentive Program (GBP); RZC 21.76.070.P, Master Planned Development; or RZC 21.08.350, Innovative Housing Demonstration Projects, stating the subject file application number.

b. Development, redevelopment, or rehabilitation of structures on each unit lot is subject to review and approval of plans that are consistent with the design of the surrounding structures on the parent lot as approved by the City through subject file number as stated in 10.a above.

11. Repealed.

I. Subdivision Vacations.

1. Scope. This section establishes the procedures to be used for subdivision vacations under RCW 58.17.212.

2. Approval Process. Subdivision vacations shall follow the procedures established in RZC 21.76.050.J, Type V Review, in the Review Procedures chapter.

3. Application Requirements. An application for vacation of all or any portion of a subdivision shall meet the submittal requirements established by the Administrator, shall set forth the reasons for vacation, and shall contain signatures of all parties having an ownership interest in that portion to be vacated. If the subdivision is subject to restrictive covenants which are filed at the time of approval of the subdivision, and the vacation would result in the violation of a covenant, the application shall contain an agreement signed by all parties subject to the covenants providing that the parties agree to terminate or alter the relevant covenants to accomplish the purpose of the vacation.

4. Hearing Required. The City Council shall conduct a public hearing on the application for a subdivision vacation.

5. Decision Criteria. The City Council shall approve the application for vacation of the subdivision or approve the application with conditions if it determines that the public use and interest will be served by the vacation. The City Council shall deny the application for vacation if it finds that the public use and interest will not be served by the vacation.

6. If any portion of the land contained in the subdivision was dedicated to the public for public use or benefit, such land, if not deeded to the City, shall be deeded to the City unless the City Council adopts written findings that the public use would not be served in retaining title to those lands. Title to vacated property shall be governed by RCW Chapter 58.17, Plats – Subdivision – Dedications.

J. Subdivision Alterations.

1. Scope. This section establishes the procedures to be used for subdivision alterations under RCW 58.17.215 - .218.

2. Approval Process. Subdivision alterations shall follow the procedures established in RZC 21.76.050.J, Type V Review, of the Review Procedures chapter.

3. Application Requirements. An application for alteration of a subdivision shall meet the submittal requirements established by the Administrator, and shall contain the signatures of those persons having an ownership interest in the majority of the lots, tracts, parcels, sites, or divisions in the subject subdivision or portion to be altered, and other application submittal materials as required. If the subdivision is subject to restrictive covenants which were filed at the time of the approval of the subdivision, and the alteration would result in the violation of a covenant, the application shall contain an agreement signed by all parties subject to the covenants, provided that the parties agree to terminate or alter the relevant covenants to accomplish the purpose of the alteration.

4. Hearing Required. The City Council shall conduct a public hearing on the application for a subdivision alteration.

5. Decision Criteria. The City Council shall approve the application for alteration of the subdivision or approve the application with conditions if it determines that the public use and interest will be served by the alteration. The City Council shall deny the application for alteration if it finds that the public use and interest will not be served by the alteration.

6. After approval of the alteration, the applicant shall submit to the City a revised drawing of the approved alteration of the subdivision, which after signature of the approving authority shall be filed with the King County Department of Records and Elections to become the lawful plat of the property. The revised drawing shall be surveyed and prepared by a Washington State-licensed land surveyor.

7. The procedures set forth in sections J.1 through J.3 above apply to subdivisions that have been recorded. A subdivision that has not yet been recorded and that has not expired may be altered upon approval by the Administrator as long as the alteration is consistent with the final plat approval granted by the City Council. In the event that the alteration is not consistent with that approval, alteration may be approved only by repeating the final plat approval process.

K. Final Subdivision and Short Subdivision Corrections.

1. Public Dedication – Not Involved. Amendments, alterations, modifications, and changes to recorded final subdivisions and short subdivisions that do not affect a public easement or other public dedication of land shall be accomplished only by one of the following methods:

a. File a new plat for the lots in question by following the full subdivision procedures of this chapter; or

b. File a short plat for lots in question by following the procedures of this chapter;

c. File an application for an Administrative Modification or boundary line adjustment

2. Public Dedication – Involved. Amendments, alterations, modifications, and changes to recorded final plats and short plats that do affect a public easement or other public dedication of land shall be accomplished by following the procedures of RZC 21.74.030.I, Subdivision Vacations, or 21.74.030.J, Subdivision Alterations, of this chapter.

L. Binding Site Plans.

1. Scope. This section establishes the procedures to be used for the division of land using the binding site plan process pursuant to RCW 58.17.035. Division of land using the binding site plan process is limited to:

a. Divisions for the sale or lease of commercial or industrial zoned property;

b. Divisions for the purpose of lease when no residential structures other than mobile homes or travel trailers are permitted to be placed on the land; and

c. Divisions of land into lots or tracts made under the provisions of the Horizontal Properties Regimes Act (RCW Chapter 64.32) or the Condominium Act (RCW Chapter 64.34).

2. Approval Process. Binding site plans shall follow the procedures established in RZC 21.76.050.G, Type II Review.

3. Drawing Requirements. Binding site plans shall be drawn at a scale no smaller than one inch equals 50 feet, unless a different scale is approved by the Administrator, and shall include:

a. The design of any lots and building envelopes and the areas designated for landscaping and vehicle use;

b. The areas and locations of all streets, roads, improvements, utilities, easements, open spaces, critical areas, and any other matters specified by the development regulations;

c. Inscriptions or attachments setting forth such appropriate limitations and conditions for the use of the land as are established by the City of Redmond; and

d. Provisions requiring that any development shall comply with the approved site plan.

4. Post-Approval Requirements. The following requirements shall apply to proposals submitted under this section:

a. Approved binding site plans shall be submitted for recording with the King County Department of Records and Elections;

b. All provisions, conditions, and requirements of the binding site plan shall be legally enforceable on the purchaser or any person acquiring a lease or other ownership interest of any lot, parcel, or tract created pursuant to the binding site plan. A sale, transfer, or lease of any lot, tract, or parcel that does not conform to the requirements of the binding site plan approval, shall be considered a violation of this chapter.

c. All development shall be in conformity with the approved binding site plan and any existing or subsequent applicable permit approval. Each binding site plan document shall reference the requirement for compliance with any existing or subsequent permit approval.

d. Amendments to an approved binding site plan shall follow the process established in RZC 21.76.090.D, Administrative Modifications. Vacations of an approved binding site plan shall be made through the subdivision vacation process; and

e. Approved binding site plans may contain any easements, restrictions, covenants, or conditions as would a subdivision approved by the City.

M. Boundary Line Adjustments.

1. Scope. This section sets forth the approval of boundary line adjustments, as defined in RCW 58.17.040(6). Division of land using the boundary line adjustment process is exempt from complying with subdivision regulations.

2. Approval Process. Boundary line adjustments shall follow the procedures established in RZC 21.76.050.F, Type I Review.

3. Decision Criteria. The Administrator may approve an application for a boundary line adjustment provided the following criteria are met:

a. The boundary line adjustment shall not result in the creation of any additional lot, tract, parcel, site, or division.

b. The property being transferred within the boundary line adjustment shall be combined with the benefiting parcel, and shall not be a separate parcel, which could be mistaken as a separate and distinct, conveyable tract without proper research;

c. The lots, tracts, or parcels resulting after the boundary line adjustment shall meet all dimensional requirements specified for the applicable zone as outlined in RZC Article II – Zone-Based Regulations;

d. All lots modified by the boundary line adjustment procedures shall have legal access meeting the standards of the City of Redmond;

e. The boundary line adjustment shall not violate an applicable requirement or condition of a previous land use action, subdivision, short plat, or binding site plan;

f. All boundary line adjustments shall be recorded surveys consistent with the requirements of RCW Chapter 58.09 and WAC Chapter 332-130. All lot lines being adjusted shall be surveyed, and newly established lot corners shall be staked.

4. Improvements. Boundary line adjustments shall not be conditioned upon the construction of improvements required for subdivisions or other land divisions under this chapter unless the need for such improvements is directly created or exacerbated by the boundary line adjustment itself.

5. Recording. All boundary line adjustments shall be recorded in compliance with the following:

a. Fees and Recording Procedure. Prior to recording, the applicant shall submit the original boundary line adjustment drawings for approval and signatures by the Administrator and the City Engineer.

b. Recording Required. No boundary line adjustment shall be recorded unless approved as provided in this chapter. A copy of an approved boundary line adjustment shall be filed for record with the King County Department of Records and Elections, and one reproducible copy shall be furnished to the City Engineer. (Ord. 2709; Ord. 2733; Ord. 2978; Ord. 3028)

Effective on: 2/27/2021