1. Lot Line Adjustment or Lot Consolidation. The approval criteria in IMC 18.340.010 apply to changes to the location of an existing property line between two or more existing lots that does not increase the total number of lots.

2. Short Subdivision. The standards in IMC 18.340.020 apply to division of land into nine or fewer lots.

3. Subdivision. The standards in IMC 18.340.030 and 18.340.040 apply to division of land into 10 or more lots. Plats require preliminary and final plat approvals.

4. Binding Site Plan. The standards in IMC 18.340.050 provide an alternative to plats for the creation of lots for nonresidential or condominium uses.

5. Unit Lot Subdivision. The standards in IMC 18.340.060 provide an alternative to plats for the division of land for attached single-family dwelling units or cottage housing developments.

1. Cemeteries and burial plots;

2. Divisions made by testamentary provisions, or the laws of descent; or

3. Property deeded to the City for right-of-way, road construction, or utility facilities;

4. Divisions for the purpose of leasing land for facilities providing personal wireless services while used for that purpose;

5. Division of land into lots of less than three acres to be used for the purpose of electric utility facilities as described in RCW 58.17.040. (Ord. 3014 § 1 (Exh. A), 2023).

1. Information on the form provided and maintained by the Department;

2. A title report including all covenants and easements, prepared no earlier than 30 days from the date of application; and

3. A survey prepared by a Washington State licensed surveyor or other accredited professional showing existing and proposed lot lines as well as the location of all easements, utilities, and critical areas. (Ord. 3014 § 1 (Exh. B), 2023).

1. Information on the form provided and maintained by the Department.

2. Vicinity map adequate to identify the location of the subject property(ies) in relationship to its surroundings.

3. Title report including all covenants and easements, prepared no earlier than 30 days from the date of application, along with copies of the covenant and easement documents.

4. Tree plan consistent with Chapter 18.812 IMC, Tree Preservation, and a laboratory topsoil analysis (waived for short plats) evaluating the practical use of the soil and/or proposed retention for use in the final landscape design.

5. SEPA checklist, unless exempt per Chapter 18.800 IMC, Environmental Policy (SEPA).

6. Drainage and stormwater plan conforming to Chapter 13.28 IMC, Stormwater Management Policy;

7. Traffic study consistent with the requirements of Chapter 18.212 IMC, Concurrency, including provisions for sidewalks, traffic calming, and other planning features that assure safe walking conditions for students who walk to and from school, users of public transit, and other pedestrians.

8. Letter of water and sewer availability.

9. Plat drawing(s) that include:

1. Copy of the proposed final plat;

2. A plat certificate from a title insurance company documenting the ownership and title of all interested parties in the plat and listing all encumbrances. The certificate must be dated within 30 days from the date of the application;

3. A title report, prepared no earlier than 30 days from the date of application, confirming the land and the proposed subdivision is vested in the name of the owner whose signature appears on the plat certificate;

4. Evidence that required facilities and improvements required by the preliminary plat have been completed or that the applicant has submitted a performance bond or other security for deferred improvements;

5. As-built plans on reproducible material acceptable to the Public Works Department;

6. Private covenants intended to be recorded with the final plat;

7. Maintenance agreements, easements, and other similar documents required by preliminary plat approval; and

8. Any additional pertinent information necessary to ensure compliance with the conditions of the preliminary plat approval. (Ord. 3014 § 1 (Exh. B), 2023).

1. Outdoor amenity areas, open spaces, playgrounds, parks, and other recreation, consistent with Chapter 18.608 IMC, Community Spaces and Amenity Spaces;

2. Utilities including water, sanitary sewage disposal, storm drainage, erosion control and other public services that are consistent with applicable standards and plans; and

3. Roads and sidewalks including dedications, and easements to provide access to all lots that are consistent with current standards and plans including IMC Title 12, Streets, Sidewalks and Public Places; and access is safe and efficient for vehicular and pedestrian circulation, including safe routes to schools.

1. Block lengths, including access drives, do not exceed 250 feet in the Central, Highlands and Talus neighborhoods;

2. New streets connect to existing street stubs on adjacent property;

3. All new lots are designed to face the street frontage; and

4. Lots accessed from an alleyway by vehicle are preferred over lots that have driveways on the public street, and if existing alleys are adjacent to the subdivision and are public right-of-way, these alleys must be extended and used for vehicle and driveway access.

1. Outdoor amenity spaces, open spaces, playgrounds, parks, and other recreation, consistent with Chapter 18.608 IMC, Community and Amenity Spaces;

2. Utilities including water, sanitary sewage disposal, storm drainage, erosion control and other public services that are consistent with applicable standards and plans; and

3. Roads and sidewalks including dedications, and easements to provide access to all lots that are consistent with applicable standards and plans including City street standards; and access is safe and efficient for vehicular and pedestrian circulation, including safe routes to schools.

1. New streets are connected and contiguous to encourage compact and walkable neighborhoods and connections between neighborhoods. Cul-de-sacs or street-ends are discouraged. A future connection to adjacent public street or nonmotorized through access is encouraged.

2. Block lengths do not exceed 250 feet in any dimension or 1,600 feet in perimeter in Central Issaquah, Highlands and Talus neighborhoods.

3. New streets connect to existing street stubs on adjacent property.

4. All new lots are designed to face the primary street frontage.

5. Lots accessed from an alleyway by vehicle are preferred over lots that have driveways on the public street. If existing alleys are adjacent to the subdivision and are public right-of-way, these alleys must be extended and used for vehicle and driveway access.

1. Any inconsistencies with the approved preliminary plat are minor deviations that do not increase the number of lots, decrease any lot size by more than 10 percent, or substantially alter the location or nature of improvements;

2. The final plat is consistent with the provisions of Chapter 58.17 RCW and other applicable State and local laws;

3. The final plat bears the required certificates and statements of approval;

4. The plat is technically correct and accurate as certified by the land surveyor responsible for the plat; and

5. The Department verifies that the applicant has either completed the required infrastructure improvement installations, or in limited circumstances described herein, submitted a City approved bond or other financial guarantee. It is the intent to have all infrastructure improvements required by a preliminary plat approval constructed and approved by the City prior to final plat approval. Only in limited cases such as final lift for the roadway or other minor punch list items may the City accept a bond or other financial security in lieu of the completion and approval of the infrastructure improvements. Financial security provided by a bond, cashier’s check, or other security shall be for 150 percent of the cost estimate of deferred improvements and in a form approved by the City.

1. All development of the land described herein shall be in accordance with the binding site plan, as it may be amended. Upon completion, the improvements on the land shall be included in one or more condominiums or owned by an association or other legal entity in which the owners or owners’ association has a membership or other legal or beneficial interest.

1. A binding site plan of nine or fewer lots must meet the review criteria at IMC 18.340.020 for short subdivisions.

2. A binding site plan of 10 or more lots must meet the review criteria at IMC 18.340.030 for preliminary plats and IMC 18.340.040 for final plats. (Ord. 3014 § 1 (Exh. C), 2023).

1. A proposed unit lot subdivision will be reviewed using the permit review procedures in Chapter 18.202 IMC, Applications.

2. Within a unit lot subdivision, individual unit lots do not need to conform to minimum lot area requirements, setbacks, or other applicable dimensional and development standards for the zone, as long as the parent lot complies with all applicable regulations. A parent lot is comprised of the lot or lots proposed to be divided by the unit lot subdivision process.

3. Density standards, defined in Chapter 18.404 IMC, Form and Intensity, must be applied to the parent lot. The total number of individual lots being subdivided may not exceed the maximum density for the parent lot.

4. Required parking for each dwelling unit within a unit lot subdivision may be provided on a separate lot than that of the dwelling unit served, if a parking and access easement is recorded.

5. Required private, usable open space, defined in IMC 18.608.060, for each dwelling unit within a unit lot subdivision must be provided on the same lot as the dwelling unit it serves.

6. Subsequent modifications may not create a nonconformity in the parent lot.

7. In addition to the review criteria in this section:

1. A title on the plat must identify the development as a “Unit Lot Subdivision”;

2. A note stating that each unit lot is not a separate buildable lot, and that additional development of the individual unit lots may be limited as a result of the application of development standards to the parent lot;

3. Easements for parking, ingress, egress, utilities, and emergency services; and

4. Joint use agreements and maintenance agreements as necessary identifying the rights and responsibilities of property owners and/or the homeowners’ association (e.g., for garages, common parking spaces, outdoor amenity space, or open space). (Ord. 3091 § 3 (Exh. C), 2025; Ord. 3014 § 1 (Exh. C), 2023).

1. Dwelling units and accessory structures may be placed on up to one side property line of the lot. The opposite side setback must be at least 10 feet;

1. Maximum number of lots served by a shared-access is six, which includes lots fronting the street on either side of the shared-access as shown in Figure 18.350.020(E).

2. Maximum length and width of shared-access shall be per the City street standards (IMC Title 12).

3. Setback standards and options for lots served by a shared driveway must comply with the following:

d. Lots sited at the terminus of a shared driveway easement are exempt from the street setback requirement. Such lots must meet interior side setbacks on three sides and a rear setback on one side.

See figures above for examples of subdivisions served by shared driveways and examples of street, interior, and rear setbacks

1. A conformed electronic copy of the recorded land division. This can be a scan of the full-size conformed paper drawings; and

2. Digital drawing files, such as computer-aided design (CAD) or other acceptable software, of the approved land division. (Ord. 3014 § 1 (Exh. E), 2023).

1. Timing. Requests for extension of land division approval must be submitted to the Department a minimum of 30 days prior to the expiration date and must describe how the requested extension meets the criteria in this subsection C. A properly submitted request for extension that is determined to be sufficient will delay the expiration of the approval until the decision on the extension takes place. The timely and proper submittal of a request for extension of a land division approval is the responsibility of the applicant.

2. Considerations. The applicant must demonstrate the extension request is reasonable using following considerations:

3. Duration. The extension may be granted only in one-year increments. Each extension is considered individually.

1. Permits. Prior to proceeding with any land division improvements, the applicant must obtain appropriate permits from the City, as well as any permits required by Federal, State, and local agencies.

2. Design. All required improvements must be designed by a professional engineer licensed in the State of Washington and submitted to the City for review and approval before any construction starts. Improvement designs in plan and profile form must show street lines, sanitary sewers, storm sewers, water lines and any similar improvements drawn to a vertical to horizontal ratio of 10:1 unless otherwise approved by Director.

3. Inspection and Certification. A licensed engineer or a construction inspector supervised by the licensed engineer must supervise and inspect all subdivision improvements and certify in writing that all improvements were completed in accordance with plans and specifications as approved by the City.

4. All required or conditioned improvements must be constructed in accordance with City standards or bonded for as described in this chapter. Submittal of as-built plans of all public improvements are required before the City accepts the improvements.

1. Written Notice. It is the intent to have all infrastructure improvements required by a short subdivision, subdivision, binding site plan, or unit lot subdivision constructed and approved by the City prior to final approval. Final approvals may not be granted until either all required improvements are constructed and approved, or sufficient bond has been posted in lieu of construction and approval. An applicant wishing to defer construction of certain on-site improvements must provide written notice of proposed deferral at the presubmission meeting for final plat approval, or final approval of binding site plan, or unit lot subdivision. Only in limited cases such as final lift for the roadway or other minor punch list items may the City accept a bond or other financial security in lieu of the completion and approval of the infrastructure improvements.

2. Amount. The applicant must furnish a bond to the City in an amount equal to 150 percent of the estimated cost of the deferred improvements as determined by the Public Works Director.

3. Time Limit. Such bond, to be filed with and held by the City, must list the exact work to be performed by the applicant and specify that all of the deferred improvements be completed within one year. If an extension is authorized by the City, the bond must be revised to reflect the new completion date.

4. Check in Lieu of Bond. The applicant may substitute a certified or cashier’s check, assignment of funds, or any other method of security acceptable to the City in lieu of a performance bond.

5. Proceed Against Bond or Other Security. The City reserves the right, in addition to all other remedies available to it by law, to proceed against such bond or other security in lieu thereof.

6. Binding Upon Applicant. The requirement of the posting of any performance bond or other security is binding upon the applicant, heirs, successors, and assigns. (Ord. 3014 § 1 (Exh. F), 2023).

1. A minor modification:

1. A description of the original approval and the proposed amendment; and

2. An analysis of the proposed modification using the applicable decision criteria, including the facts upon which the decision and any conditions for the project are based; and

3. A statement that the modification is approved, approved with conditions, or denied subject to the provisions of this chapter.

1. Upon receipt of an application for alteration of a final land division, the City shall provide notice of the application to all owners of property within the subdivision, and as provided for in RCW 58.17.080 and 58.17.090. The notice shall either establish a date for a public hearing or provide that a hearing may be requested by a person receiving notice within 14 days of receipt of the notice.

2. The final decision on the alteration application shall be made by the Hearing Examiner using the criteria in RCW 56.18.215, and under the permit review procedures defined in Chapter 18.202 IMC, Applications.

3. If approved, the applicant shall produce for the City a revised drawing of the approved alteration of the final land division, which after signature of the City shall be filed with King County to become the lawful plat of the property. (Ord. 3014 § 1 (Exh. G), 2023).