General. Before a preliminary plat for a subdivision shall be granted, the owner or his or her authorized agent shall apply for and secure approval under the provisions of Section 21.03.200, Subdivisions.

Before certificate of zoning compliance. A certificate of zoning compliance shall not be issued, pursuant to Section 21.03.060, and a building or structure shall not be occupied, until and unless all dedications and improvements required by this chapter have been installed or agreements/guarantees made in a satisfactory manner and approved by the municipality.

Name of subdivision. The title under which the subdivision will be recorded shall not duplicate the name of any existing subdivision in the municipality.

Compliance with comprehensive plan. The design of subdivisions shall further the goals and policies of the comprehensive plans as set forth in this title.

Compliance with other provisions of this title. All subdivisions shall comply with all other applicable zoning, design, and development requirements set forth in this title.

Intent Streets shall be arranged in relation to topography to provide usable lots, safe streets, safe and convenient pedestrian walkways and crossings, reasonable gradients, and minimum damage to terrain and existing vegetation.

Street grades.

ROW open area. All street rights-of-way shall include an open area, which may contain sidewalks, for temporary snow storage. The open area shall extend seven feet outward from the back of curb or pavement edge.

Street alignment.

Street intersections. Streets shall intersect at or as near as is feasible to a 90-degree angle and in no event at less than a 75-degree angle. The distance between intersection centerlines shall be at least 150 feet. Corner roundings at intersections shall conform to the standards of the municipal engineer.

Culs-de-Sac.

Alleys. Dead-end alleys shall be prohibited.

Street names and addresses.

Street addresses.

Blocks shall have sufficient width to provide for two tiers of lots of depth meeting the minimum requirements of this title, except where lots back onto a collector or greater street, natural feature, or subdivision boundary, or where lots face an approved loop road or cul-de-sac.

Residential blocks in class A improvement areas (as defined in section 21.08.050B) shall not be less than 300 feet nor more than 500 feet long. Residential blocks in class B improvement areas shall not be less than 300 feet nor more than 1,320 feet long. The platting authority may approve a longer block length when necessary to accommodate natural features such as steep slopes, or when the longer block is divided by an improved pedestrian easement that provides connectivity and traffic circulation is not impaired.

Applicability. This section applies to parcels to be subdivided that are five acres or more, and

Additional submittal requirements. In addition to the submittal requirements in Section 21.03.200, applications for applicable subdivisions shall include a geotechnical engineering report that contains the following information:

Design standards.

ROW reductions. The platting authority may, with the recommendation of the municipal engineer, approve reductions in right-of-way standards in order to keep grading and cut and fill slopes to a minimum.

Downslope lots. Road/driveway access to all lots less than 5 acres with an average slope of 30 percent or greater shall be from the upslope side of the lot.

Sidewalks/Pathways. Requirements for sidewalks or pathways along local streets may be reduced or eliminated by the platting authority. In deciding the extent of pedestrian facilities to be required, the platting authority shall consider negative impacts to the terrain, the cost of improvements in relation to the anticipated use, the needs of pedestrians, and the identification of existing alternate locations for pedestrian facilities.

Grading. For phases of subdivisions where all the lots created are 40,000 square feet or greater in area, grading shall be limited to the road right-of-way to the maximum extent feasible. Mass grading of the entire subdivision is prohibited, except that previously disturbed areas, such as former gravel pits, may be graded. Lots shall be individually graded, within their site disturbance envelope, at the time of building construction, pursuant to section 21.07.020C. For the purposes of this subsection only, "previously disturbed" means alteration of the natural landform. It does not mean simply the removal of vegetation.

Vehicular routes. The intent of this subsection is to minimize disturbance to the natural landscape in the alpine areas of the municipality to the maximum extent feasible. This can be accomplished by a number of design techniques such as following the natural contour lines both horizontally and vertically, attaching required pedestrian paths to the edge of pavement, adjusting cut and fill slopes, or use of retaining structures.

A geotechnical investigation shall be performed to evaluate the potential for seismic-induced ground failures across that portion of the subdivision within seismic zones 4 and 5 of the municipality's seismically-induced ground failure maps. The requirement for a geotechnical investigation shall apply to all zoning districts, unless otherwise waived by the platting authority.

A report of the findings and recommendations of the geotechnical investigation shall be prepared by a civil engineer licensed in the state of Alaska and submitted to the platting authority. The report shall include a discussion of the suitability of the proposed development and recommendations for any needed mitigation.

The scope of the geotechnical investigation shall include subsurface explorations (test borings), laboratory testing, and engineering analysis to evaluate the potential for, and potential magnitude of liquefaction, settlement, and lateral spreading, following methods conforming with the state-of-practice; and stability of existing slopes, natural or human-made, following methods defined in AMC Chapter 23.15, Section 1802.2.6D. These evaluations shall be based on probabilistic ground motion parameters corresponding to 475-year or greater return period.

The platting authority may reject a proposed subdivision in its entirety if the geotechnical investigation does not demonstrate that the area can be developed in accordance with this title and AMC Title 23.

The geotechnical investigation submitted with the plat application may supplement the requirements for geotechnical investigations included in AMC Title 23.

The depth of a lot shall be at least 80 feet.

The width of a lot, except for a townhouse lot and a narrow lot or unit lot subdivision lot, shall be at least one-third the depth of the lot.

If a lot is to be served by an on-site wastewater disposal system, the lot shall have the minimum area required for such a lot under AMC Chapter 15.65.

Notwithstanding any other provision of this section, the width of the flagpole portion of a flag-shaped lot shall be no less than:

The length of the flag pole portion of the lot shall not exceed 300 feet in the R-6, R-8, R-9, R-10 or TA districts or 120 feet in all other districts, and all other measurements shall be consistent with other sections of this title.

To the extent possible, side lot lines shall follow natural terrain and create building sites that integrate into the natural terrain and minimize the need for fill and grading.

Lots tracted out for open space, well protection areas, or for undevelopable areas such as wetlands, are exempt from these dimensional requirements and the dimensional standards of chapter 21.06.

Except when platted under section 21.03.200E, commercial tract plats, or except for lots tracted out for open space, well protection areas, or for undevelopable areas such as wetlands, all lots shall have frontage on a street.

Unless approved by the director, access to a residential use on a residential lot shall not be from a collector or greater street as designated on the Official Streets and Highways Plan.

Subdivisions shall be designed to minimize lots with access to residential major streets carrying more than 1,000 average daily trips.

The frontage of a lot on a cul-de-sac bulb shall be at least 30 feet, except that the frontage on a cul-de-sac bulb of a lot with a side setback abated under section 21.06.030C.3, Construction on Adjoining Lots, shall be at least 18 feet. This subsection does not apply to flag lots.

In class A improvement areas, there shall be no more than one flag lot facing onto each cul-de-sac bulb.

The design standards in this chapter are minimum standards. The platting authority may impose more restrictive standards when it finds they are necessary to conform the design of a proposed subdivision to the approval criteria for subdivisions or to meet other requirements set forth in this title.

When the platting authority finds that it is not feasible to conform the design of a proposed subdivision to meet the approval criteria for subdivisions or other requirements set forth in this title, the platting authority may reject a proposed subdivision in its entirety.

All street rights-of-way shall be dedicated to the public, unless a variance for private streets is approved by the platting board. Applicants for a variance for private streets shall demonstrate the following:

Street right-of-way widths shall conform to the Official Streets and Highways Plan (OS&HP). These standards are considered to be minimum standards and may be increased in a particular instance, where necessary, to make a proposed street conform to sound traffic engineering standards and principles. When steep slopes or other terrain features dictate, slope easements that exceed normal right-of-way requirements will also be required. Notwithstanding the above, the maximum dedication width that may be required for an arterial or collector street is 70 feet if the entire width of the street is within the subdivision, or 35 feet if the street is on an exterior boundary of the subdivision.

The platting authority may approve the dedication of a half-street only when the other half of the street has been dedicated or when the platting authority reasonably anticipates that the other half of the street will be dedicated. When a subdivision borders a dedicated half street, the platting authority shall require the dedication of the other half of the street, unless it determines that the street would be unnecessary or undesirable.

Access to community use areas and natural resource use areas.

During review and action on subdivisions at or near the boundary of the Chugach State Park, the platting authority shall require the dedication of public vehicular or pedestrian access to permit or preserve future access to the park unless, after consideration of the factors in subsection E.2 below, it determines that access at the subdivision is not appropriate and is not necessary to preserve future access to the park.

In determining whether or not such access shall be provided, the platting authority shall consider the Chugach State Park Access Plan, as well as the following criteria:

The access point locations identified in the Chugach State Park Access Plan may not be exact and may require some latitude in actual placement, considering feasibility and safety.

When pedestrian access is to be provided, new rights-of-way, easements, or access tracts should be a minimum of 20 feet wide; however, the platting authority may require a different width in order to provide safe trails wide enough to buffer neighboring residences. Dedicated right-of-way is preferred for pedestrian access, but public use easements or access tract dedication may be considered when justified.

Where vehicular access is to be provided to the park boundary that also provides access to new subdivision lots, the developer shall construct public improvements to front the subdivision lots along with a regulation turnaround. Where vehicular access to the park does not provide access to new subdivision lots, the developer shall not be required to construct the road. At such time that the state develops a new park access or trailhead at that location, the state will be responsible for constructing the vehicular access road.

Any party aggrieved by a decision of the platting authority may appeal the decision as indicated in Table 21.02-1.

The platting authority shall require the dedication of riparian maintenance and protection easements where a stream, water body, or wetland traverses or is adjacent to the subdivision, in accordance with section 21.07.020B, stream, water body, and wetland protection.

The easement shall conform substantially to the line of the watercourse. The width of the easement shall be that which the platting authority finds necessary to provide access to widen, deepen, slope, improve, and maintain the stream, and to protect the stream and adjacent property from soil erosion, flooding, water pollution, and destruction of fish and wildlife habitat. At a minimum, the easement shall be the same as the applicable setback required in the zoning district, as set forth in section 21.07.020B.4, buffer/setback requirements.

Section 21.07.020B, stream, water body, and wetland protection, sets forth additional restrictions on development and the use of land and structures within the easement and, in some districts, beyond the easement.

In cases where two or more easements coincide, the outer limits of the combined easement shall be measured from the outer edge of the outermost watercourse edge in either direction.

Credit towards other open space dedication or private open space set-aside requirements shall be given for the dedication of riparian protection and maintenance easements at a ratio of one-to-one.

Sites designated.

Time for acquisition.

Public utilities shall be placed in dedicated rights-of-way unless the utility demonstrates that there is a specific need that warrants a location elsewhere. Pad-mounted facilities may be located in easements abutting rights-of-way. Electric and telecommunication utilities are encouraged to co-locate in trenches.

In situations where utilities may not be placed within rights-of-way, easements shall be provided for utilities, and shall be centered along or adjacent to lot lines to the greatest extent practicable.

Where a utility has demonstrated, pursuant to H.1 above, the need to locate outside the right-of-way, utility easements shall be sized as follows, but the platting authority may approve different standards when justified by demonstrable site conditions or utility needs. The platting authority shall size the easements as small as is feasible. After January 1, 2014, utility easements shall not be placed in tracts set aside to protect environmental features, such as wetlands or steep slopes.

The platting authority shall require the dedication of utility easements when a utility company demonstrates a specific need for them or an easement is needed to accommodate the routing included in the Utility Corridor Plan.

Compliance. The subdivider shall construct and install improvements in accordance with this section, the design standards in Section 21.08.030, and the Design Criteria Manual and Municipality of Anchorage Standard Specifications. In the event of a conflict between the design standards in this chapter, the Design Criteria Manual, and the Municipality of Anchorage Standard Specifications, the design standards in this chapter shall control.

Minimum standards. The improvement standards in this section are minimum standards. The platting authority may require additional or more extensive improvements when it finds they are necessary to conform a proposed subdivision to the standards of Section 21.08.030, or the subdivider may provide such additional or more extensive improvements.

Eligibility for warranty.

Engineer registered in the State of Alaska.

The subdivider or developer shall construct and install the required improvements prescribed by this section for the improvement area where the subdivision is located in accordance with the table below:

Notwithstanding subsection C.1 above, improvements in the Hillside District Plan area shall comply with Table 4.5 of the Hillside District Plan (page 4-16). In the case of any conflict between the standards of this Section 21.08.050 and Table 4.5 of the Hillside District Plan, the plan shall govern.

Residential interior streets.

Commercial and industrial interior streets. Commercial and industrial interior streets shall be improved in accordance with table 21.08-5 below:

Residential interior streets shall provide for on-street parking unless the platting authority finds it is practical to substitute spillover parking for on-street parking in accordance with subsection E.2 below. If the platting authority so finds, residential interior streets may be improved in accordance with this section and Table 21.08-3.

The platting authority may find that it is practical to substitute spillover parking for on-street parking only in residential subdivisions containing at least five acres or 25 dwelling units with a homeowners' association that is responsible for operating and maintaining spillover parking facilities.

Spillover parking substituted for on-street parking shall conform to the design standards in Section 21.07.090, Off-Street Parking and Loading, shall be a designated common area owned and administered by the homeowners' association, and shall not be located within an individually owned lot or tract. The design of spillover parking lots shall be approved by the traffic engineer. The spillover parking lot shall be shown on the plat, and a plat note shall be provided limiting the use of that area to spillover parking. Spillover parking lots shall not be counted toward required open space requirements. Spillover parking spaces shall be provided for each lot fronting on a street without on-street parking under the following formula, using the maximum residential density permitted for the lot by its zoning district.

Access streets. The platting authority may require access streets when it finds that they are necessary for the efficient flow of traffic or for emergency vehicle access. The platting authority shall determine the length of the access street that the subdivider shall improve. Access streets shall be improved in accordance with Table 21.08-4.

Peripheral streets.

Half streets. The municipal engineer or the platting authority may require the improvement of an access street or a peripheral street to a half street standard in the urban area in accordance with the half-street standards in the Design Criteria Manual, if underground utilities will be installed before street construction, or if no utilities are anticipated under the street section.

Exceptions.

Sidewalks.

Walkways.

Pathways.

Trails. Trails shall be located and constructed as determined by the Areawide Trails Plan and other adopted municipal plans.

Street lighting apparatus shall meet municipal standards for materials and design and be provided with underground power. The location of the streetlight poles shall be approved by the traffic engineer and shall comply with standards contained in the Design Criteria Manual.

Street lighting constructed for collector streets located in rural zones defined as class B improvement areas in Table 21.08-1 shall be non-continuous and shall provide the collector (low) level lighting specified in Table 5.1 of the Design Criteria Manual at intersections. Lighting may also be considered on a case-by-case basis, when necessitated by specific safety issues, in the following areas: (1) crosswalks in established school zones; (2) public access approaches to schools and emergency services stations; (3) designated at-grade crossings of separated pathways; (4) non-motorized underpass tubes and tunnels; (5) left turn storage bays if using raised or flush medians; and (6) areas where crash rates exceed statewide averages and the night-to-day crash ratio is 2:1 or greater. For the purpose of this rural lighting standard, a driveway is not an intersection.

No surface water drainage from the subdivision shall empty into a sanitary sewer; or directly, without treatment and energy dissipation, into a creek or stream channel.

The size, design, and construction of drainage structures shall conform to the Design Criteria Manual.

Where a subdivision is traversed by a watercourse, drainage way, channel, or stream, a storm water or drainage easement shall be provided that substantially conforms with the lines of such watercourse, plus additional width that is adequate and necessary to convey expected storm flows and/or storm water drainage facilities. Streets paralleling such easement may be required in connection therewith. Lakes, ponds, creeks, and similar areas will be accepted for maintenance by the municipality only if sufficient land is dedicated as a public recreation area or park or if such area constitutes a necessary part of the storm water drainage control system.

The municipality shall accept no responsibility to maintain any storm drainage structures, except for those lying within a municipal right-of-way, traversing municipally owned property, authorized by permit on state or federal land, or constructed in a publicly dedicated drainage easement of sufficient width to allow access.

The drainage system shall comply with the standards set forth in Section 21.07.040, Drainage, Erosion and Sediment Control, Storm Water Runoff, and Prohibited Discharges.

Unless waived by the municipal engineer, footing drain stub-outs shall be provided for each lot where there is a storm drain system.

All new telecommunication and electric lines shall be installed in accordance with the specifications of the municipality and the utility providing the service.

All new telecommunication and electric utility distribution lines, as defined in Chapter 21.15, shall be placed underground:

Access to public water system.

No access to public water system.

Access to public sewer system.

No access to public sewer system.

Shall not require clean up to any greater extent than the standards set forth in this section; and

May accept dedication of lands that are subject to institutional controls.

Agreement required. Before a final plat for a subdivision where improvements are required under Section 21.08.050 is approved or filed, the subdivider shall enter into a subdivision agreement with the municipality in accordance with this section.

Application. Application for a subdivision agreement shall be made to the department. The application shall include a copy of the platting summary of action, a copy of the preliminary plat, a tentative schedule of all proposed construction of public improvements and utilities, and an engineer's estimate of the cost of each required public improvement. The engineer's estimate shall be based on the most current average of unit bid prices for capital improvement projects, as tabulated annually and published by the municipal engineer. The municipality may require a showing of the subdivider's financial responsibility.

Contents. Except as provided in subsection A.4 below, the subdivision agreement shall include but need not be limited to the following provisions:

Exceptions.

The building official shall determine the time duration of the subdivision agreement, which shall not be less than two years nor more than three, based on the size, complexity, and possible phasing of the subdivision. The improvements required under the terms of the subdivision agreement shall be fully completed and accepted for warranty within that time period. However, before the expiration of the time allowed for completion, the subdivider may request a time extension from the building official. The building official may grant one time extension, up to two years in length, upon a showing of good cause by the developer and provided such extension does not unreasonably impact adjacent properties or the general public. The building official does not have the authority to modify conditions placed by the platting authority. The building official may refer any extension application to the platting board if the project is in default or he or she deems further or more extensive analysis and public comment concerning the continuation may be needed. In considering whether an extension should be granted, the following shall be considered: the manner in which safety hazards, drainage problems, sanding, snow removal, grading, and other matters will be handled during the extension period. Performance conditions may be imposed on the extension to ensure that such matters are adequately handled.

Requests for subsequent two-year time extensions require platting board approval. All time extensions shall be conditioned to require provision of an adequate performance guarantee when the existing guarantee is inadequate.

Outside of the Anchorage Roads and Drainage Service Area, the subdivider/developer shall pay 100 percent of all costs associated with construction, including but not limited to design, engineering, project administration and inspection, testing, surveillance, related bank fees and interest payments, fair market value of right-of-way, as well as all work, labor, and materials furnished for the construction of required improvements. The exception shall be those utilities whose tariffs provide cost participation.

The subdivider shall retain an independent registered engineer who has no financial interest in the development, to inspect and test the improvement construction. The engineer shall maintain in good standing professional liability insurance in the amount of $1,000,000.00 during the term of the agreement. Policies written on a "claims-made" basis shall have a two year tail of coverage from the completion of the subdivision agreement term. The required insurance policy shall provide for no less than 30 days advance notice to the municipality prior to cancellation.

Administrative and recording costs relating to public improvement guaranties. The subdivider shall pay 100 percent of all costs incurred in supplying and administering any method of public improvement guarantee provided for in this Section 21.08.060.

Inspection, surveillance, and testing.

Administration of agreement. The subdivider shall pay 100 percent of all costs of plan review, agreement administration, and attendant costs.

Arterial and collector streets. Reasonable costs incurred in the construction of a street designated on the Official Streets and Highways Plan (OS&HP) as a collector, arterial, or greater shall be apportioned as specified in subsections E.4.a through d below. For purposes of this subsection, construction costs means only those costs associated with construction, design engineering, project administration and inspection, related bank fees and interest payments, and fair market value of right-of-way dedicated to the street in excess of 70 feet.

Other streets. Except as provided in subsection E.4, the subdivider shall pay 100 percent of the cost of streets within the boundaries of the subdivision. The subdivider shall additionally pay 100 percent of the cost of all peripheral streets and access roads except as provided in subsection E.4 whose construction may be required by the building official. The property within subdivisions that is later assessed by the municipality for final improvements to access and peripheral streets shall receive credit for the cost of salvageable improvements to those peripheral and access streets. Nonsalvageable improvements will not receive credit. Credit will be provided only when:

Curbs, sidewalks, and walkways adjacent to streets. The subdivider shall pay the cost of constructing curbs, and sidewalks and walkways adjacent to streets, in the same manner as the cost of constructing the streets to which they are adjacent as provided in subsections E.4 and 5.

Sidewalks and walkways not adjacent to streets. The subdivider shall pay 100 percent of the cost of constructing all sidewalks and walkways not adjacent to streets.

Storm drains, inlets, and manholes. The subdivider shall pay 100 percent of the cost of storm drains, inlets, and manholes necessary to serve the subdivision, provided that, within areas where the municipality provides drainage maintenance, the municipality shall reimburse the subdivider those costs attributable to oversizing required by the municipality. In those areas where the municipality does not maintain drainage facilities, the subdivider shall pay all costs, including those for any required oversizing.

Water improvements. If the subdivision is to receive water service from a public utility, the subdivider shall provide water facilities, including service connections to all lots, with cost participation as provided in the current approved tariff of the utility. If the subdivision is to receive water service from a community water system, the subdivider shall provide water facilities, including service connections to all lots, and pay 100 percent of the cost of those facilities.

Sanitary sewer improvements. The subdivider shall provide sanitary sewer facilities, including service connections to all lots, with cost participation as provided in the current approved tariff of the municipal sanitary sewer utility.

Electrical and telecommunication facilities. The subdivider shall provide electrical and telecommunication facilities with cost participation as provided in the current approved tariffs of the applicable utility companies.

Deferred utilities. When paved street or sidewalk improvements are installed prior to placement of traffic control devices and electrical and telecommunication cable placement, the subdivider shall, at appropriate crossings as directed by the municipality, provide any necessary underground conduit consistent with conduit size, type, and installations standards provided by the utility.

Street lighting. The subdivider shall pay the cost of street lighting apparatus in the same manner as the cost of constructing the streets to which it is adjacent as provided in subsections E.4 and 5.

Traffic control devices. The subdivider shall pay 100 percent of the cost of traffic control devices. Traffic control devices, except electric-operated traffic signals, shall be installed prior to any structure being occupied in the subdivision.

Landscaping. The subdivider is responsible for required landscaping as stated in section 21.08.050R. Landscaping shall meet the standards of Section 21.07.080, Landscaping, Screening, and Fences.

Guarantee required. To ensure the installation of required public improvements that are not accepted at the time the final plat is filed, the subdivision agreement shall require the subdivider to guarantee the completion of all such improvements by one or more of the methods specified in this section. The means of a guarantee may be changed during the guarantee period upon approval by the building official. The amount of the guarantee shall be determined on the basis of the subdivider's cost estimate. The guarantee shall remain in effect until warranty acceptance of the public improvements and the posting of an acceptable security for the warranty period.

Cost estimate; overrun allowance. The engineer's cost estimate shall state the estimated cost of completion for each required public improvement. Cost estimates for each required public improvement shall be approved by the department. For purposes of establishing the amount necessary for the guarantee of completion of public improvements, a percentage for overrun allowance shall be added to the total estimated cost of public improvements as follows:

Methods. The subdivision agreement shall include one or more of the following methods to guarantee the construction of required public improvements:

Inspection shall be made by the municipality prior to acceptance of the improvements for warranty. The municipality shall have 14 days to complete the inspection and provide a list of deficiencies, except that the building official may extend the 14-day period for unusual circumstances such as extreme weather. The 14-day period shall begin on the day the municipality receives written notice from the subdivider that the subdivider's own comprehensive inspection has confirmed that construction of all required improvements is complete, all applicable subdivision agreement requirements are fulfilled, and the project is ready for municipal inspection.

After the initial municipal inspection provided for in subsection H.1 has been completed and all listed deficiencies noted in the initial municipal inspection and provided in writing to the subdivider have been corrected, the subdivider shall notify the municipality in writing and the municipality shall perform a final inspection of the listed deficiencies within seven days of receiving the notification, except that the building official may extend the seven-day period for unusual circumstances such as extreme weather.

If the final inspection reveals uncorrected listed deficiencies that were identified in the initial inspection that was provided to the subdivider in writing prior to the final inspection, this procedure shall be repeated until all deficiencies noted in the initial inspection have been corrected. The warranty period shall begin after all the deficiencies in the initial inspection have been corrected.

Excepting any new deficiency or deficiencies resulting from the subdivider's activities correcting the deficiency or deficiencies identified above, any new deficiencies that were not discovered and identified in writing and delivered to the subdivider during the initial inspection, but are found in any final or any continuing inspection, shall be noted and corrected by the subdivider during the warranty period. However, these deficiencies shall not delay the commencement of the warranty period.

In addition to correcting deficiencies in the work, and prior to being placed on warranty, the subdivider shall also submit:

When all deficiencies in the work have been corrected and all items listed in subsection H.5 above have been submitted, reviewed, and accepted, the project shall be eligible to be placed on warranty.

The municipality shall release the obligation for performance guarantees upon the acceptance of the improvements for warranty, together with the posting of adequate security for warranty.

The municipality may refuse to release the obligation for any particular public improvement if the subdivider or contractor is in present or imminent default in whole or in part on the completion of any public improvement or warranty covered by the subdivision agreement.

The subdivider shall warrant and guarantee that required public improvements constructed under the agreement will remain in good condition and meet operating specifications for two years, commencing with warranty acceptance of each public improvement when it is completed. Such warranty includes defects in design, workmanship, materials, and any damage to improvements caused by the subdivider, his or her agents, or others engaged in work to be performed under the subdivision agreement. If the building official deems appropriate, extensive repairs or modifications made during the warranty period may extend the duration of the warranty period for those repairs or modifications only. The subdivider shall not be responsible for cleaning, snow removal, ditching, grading, dust control, or similar activities during the warranty period. Nothing in this title, however, is intended to waive the requirements of AMC chapter 24.80, pertaining to miscellaneous use provisions.

To secure the warranty:

Within 30 days, or a reasonable extension at the sole discretion of the building official, of notification by the municipality of the need for repair or reconstruction, the subdivider shall correct the deficiencies, satisfactory to the municipality. Such notification shall be made by certified mail. If the subdivider fails to repair or reconstruct the deficiency within the time specified in this section, the municipality will make the repair at the subdivider's sole expense. The municipality may then bill the subdivider for the cost of the repair and associated administrative costs, or declare the bond or deposit forfeited.

Notwithstanding subsection J.1 above, if the subdivider or the subdivider's engineer retained through the warranty period first identifies need for repair or reconstruction, the subdivider shall notify the municipality by certified mail, and the subdivider shall make the repair or reconstruction with authorization (in lieu of the above notification) from the municipality.

The municipality shall inspect the required improvements and provide a list of deficiencies to the subdivider no later than 30 days before the end of the warranty period, except that the building official may extend this time due to inappropriate weather or other conditions that impede complete inspection.

All deficiencies identified in the warranty period shall be corrected, inspected, and approved within 30 days, except that the building official may extend the 30-day period for unusual circumstances or inappropriate weather. The municipality is under no obligation to release any remaining security if the subdivider fails to correct any identified deficiencies.

Upon final acceptance, the municipality will release the remaining security within 90 days.

If the municipality does not timely inspect and provide a report as required in K.1 above, the warranty period ends.

All required public improvements are built to specifications necessary to receive warranty acceptance; and

The improvements remain in good condition for the completion of the warranty period. The municipality may use guarantee funds for the construction, repair, or maintenance of required public improvements from the date of initial default until three years after the funds have become available to the municipality for such use, except that no use shall be made of the funds later than two years after satisfactory completion and warranty acceptance of the work. Following either: (1) the warranty acceptance of all public improvements and posting of the warranty security, or (2) final acceptance, or (3) the three-year period provided for in this subsection, the municipality shall pay to the subdivider all guarantee funds which were not used or obligated for the completion of the improvements.

Purpose. A conservation subdivision is an alternative type of residential development in which the lots are allowed to be smaller in area or narrower than otherwise required in the zoning district, but in which the overall number of lots does not exceed the maximum number of lots allowed in a conventional subdivision by the zoning district. Conservation subdivisions are intended to create a more compact residential development to preserve and maintain open areas, high value natural lands, and lands unsuitable for development, in excess of what would otherwise be required by this title.

Applicability. The conservation subdivision option may be used on any parcel with a minimum of at least two acres in any residential district in which single-family housing is permitted, provided that the proposal is consistent with the requirements in this Section 21.08.070.

Conservation design process. Conservation subdivisions shall be approved through the procedure set forth in Section 21.03.200, Subdivisions and Plats.

Reduction in minimum lot area allowed. Conservation subdivisions may include one or more lots that do not conform to the minimum lot size or lot width requirements of Chapter 21.06, or the dimensional requirements of section 21.08.030K.1 and K.2, provided that:

Lot coverage allowed. The maximum lot coverage requirements for lots in a conservation subdivision, as set forth in Chapter 21.06, may be increased by no more than 10 percent.

Minimum open space. The amount of lot size reduction of each lot shall, in total, be provided as common open space, except that under no circumstances shall the amount of common open space provided be less than 30 percent of the property shown on the subdivision plat. Open space shall be identified using the standards set forth in section 21.07.030D, private open space, standards, except that no portion of the land preserved as common open space may be located within the boundaries of an individual lot for residential development, or in a road right-of-way, and no portion of the land preserved as common open space may be less than 30 feet in its smallest dimension in class A districts or less than 100 feet in its smallest dimension in class B districts, or have less square footage than one-half of the square footage of the minimum lot size for that district. In order that all residents of a development have access, there should be, provided by the developer, a common pedestrian corridor leading into all common open space. Common open space areas in class B improvement areas shall remain undisturbed.

Dedication and recording. The required common open space shall be preserved from development in perpetuity through the use of a deed restriction or easement, and shall be conveyed to a property owners' association or other organization with responsibility for maintenance of the open space and the ability to collect assessments or dues for such purpose. The applicant shall submit proof that:

Intent.

General standards.

Maximum density and minimum site area.

Review of housing type. The pre-application submissions for a cluster housing development in the R-1 or R-1A zoning districts, more than 50 percent of whose dwelling units are attached, are subject to review and approval by the planning and zoning commission for compatibility with surrounding land use patterns.

Lot area and width. The applicant may propose lot areas and widths that are less than the minimum required by Chapter 21.06.

Maximum lot coverage. Maximum lot coverage for areas other than common areas is as follows:

Minimum setbacks.

Common area.

Homeowner's association.

Buffer landscaping. L2 buffer landscaping shall be planted along each lot line abutting a right-of-way designated for collector or greater capacity on the Official Streets and Highways Plan. The landscaping shall be maintained by the property owner or his or her designee.

Purpose. Narrow lot housing is a form of small-lot housing that provides fee simple, single-family home lots that are smaller than such lots created by right in various zoning districts, in order to provide more affordable housing choices. As narrow lot housing will be available and frequently used for infill development, there are increased design standards for narrow lot housing in order to mitigate the impacts of increased density on existing neighborhoods.

Applicability. Narrow lot housing is permitted in the R-2A, R-2D, R-2M, R-3, R-4A, R-5, and RO districts. The various applicable standards of Title 21 apply, unless specifically addressed and replaced below.

Approval process. Narrow lot housing shall be platted in accordance with Section 21.03.200C, and shall not be eligible for the abbreviated plat process.

Uses. Only detached single-family homes and customary accessory uses/structures may be located on narrow lots, except that ADUs and bed and breakfasts are prohibited accessory uses.

Size of narrow lot developments. The total contiguous area (including streets) developed with narrow lots shall be no greater than one acre.

Standards.

Purpose. The unit lot subdivision is intended to allow fee simple ownership of a dwelling unit within a multifamily development, simplifying the financing process for the developer, but not increasing the density allowed on the lot or changing the development standards.

Applicability. The unit lot subdivision process may be used within the R-2M, R-3, R-4, R-4A, RO, B-1A, B-1B, B-2C, B-3, gR-4, gR-5, gC-6, gC-7, gC-8, gC-9, CE-R-2M, CE-R-3, CE-RO, and CE-B-3 districts.

Approval process.

Uses.

Dimensional standards.

Design standards.

Covenants, conditions, and restrictions.

Existing development. Existing development may be subdivided through the unit lot subdivision process if it meets or can be made to meet the requirements of this title.