A. 
Any land being divided into ten (10) or more parcels, lots, unit lots, tracts or sites, for the purpose of sale or gift, any one of which is less than twenty (20) acres in size, or any land which has been divided under the short subdivision procedures within five (5) years and is not eligible for further short subdivisions, pursuant to TMC Section 17.12.010, shall conform to the procedures and requirements of this chapter.
(Ord. 2740, 10/17/2024)
A. 
Preliminary Long Subdivisions:
Applications for preliminary long subdivisions shall be processed as Type 3 decisions subject to the provisions of TMC Chapter 18.104.
B. 
Final Long Subdivisions:
Applications for final long subdivisions shall be processed as Type 2 decisions subject to the provisions of TMC Chapter 18.104.
(Ord. 2740, 10/17/2024)
A. 
Application Requirements:
Applications for preliminary long subdivisions shall meet the permit submittal requirements found at TMC Section 18.104.060.
B. 
Review Procedures:
1. 
Referral to Other Offices:
Upon receipt of a complete preliminary long subdivision application, the Director shall transmit a notice of application and the preliminary long subdivision application materials to each of the following offices, where appropriate: Public Works, Building Division, Fire Marshal, Police Department, King County Health Department, the appropriate school district, and each public utility agency serving the area in which the property proposed for long subdivision is located.
2. 
Departmental Review:
The other interested departments and agencies shall review the preliminary long subdivision and may submit to the Department written comments with respect to the preliminary long subdivision decision criteria.
3. 
Public Notice and Public Hearing:
The process for public notice, hearings, decisions and appeals shall be as provided for Type 3 decisions as identified in TMC Title 18, "Zoning Code."
C. 
Criteria for Preliminary Long Subdivision Approval:
The decision-maker shall base its decision on an application for preliminary long subdivision on the following criteria:
1. 
The proposed long subdivision is in conformance with the Tukwila Comprehensive Plan and any other City adopted plans.
2. 
Appropriate provisions have been made for water, storm drainage, erosion control and sanitary sewage disposal that are consistent with current standards and plans.
3. 
Appropriate provisions have been made for access, utilities and other improvements that are consistent with current standards and plans.
4. 
Appropriate provisions have been made for dedications, easements and reservations.
5. 
The design, shape and orientation of the proposed lots are appropriate to the proposed use for which the lots are intended and are compatible with the area in which they are located.
6. 
The proposed long subdivision complies with the relevant requirements of the Tukwila Subdivision and Zoning Ordinances, and all other relevant local regulations.
7. 
Appropriate provisions for maintenance of privately owned common facilities have been made.
8. 
The proposed long subdivision complies with RCW 58.17.110.
D. 
Modifications to an Approved Preliminary Long Subdivision:
1. 
Minor modifications proposed by an applicant after a preliminary approval decision has been issued may be approved by the Director as a Type 2 decision, based on review and recommendations of City departments including Public Works, Fire, Building, and Planning. The Director may include conditions as part of an approval of a minor modification to ensure conformance with the criteria below. Minor modifications are those which:
a. 
Do not increase or decrease the number of lots beyond the number previously approved.
b. 
Do not require changes to the design or location of stormwater systems or roadways in the project.
c. 
May realign internal lot lines, but do not relocate any roadway access point to an exterior street.
d. 
Do not alter the exterior boundaries of the long subdivision.
e. 
Are consistent with applicable development standards and will not cause the long subdivision to violate any applicable City policy or regulation.
f. 
Are consistent with the conditions of the preliminary approval, provided that a minor modification may revise conditions of the preliminary approval so long as the revisions are consistent with the minor modification limitations set by TMC Section 17.14.030.D.1.a through e.
2. 
Modifications proposed by the applicant which, as determined by the Director, are not minor modifications as defined in this code, or either add property or lots or substantially change the basic design, density, open space, or other substantive requirement or provision require the applicant to withdraw the current application and submit a new application.
(Ord. 2740, 10/17/2024; Ord. 2764, 6/9/2025)
A. 
Expiration Period:
The preliminary long subdivision application shall expire unless a complete application for final long subdivision meeting all requirements of this chapter is submitted to the Director within five (5) years of the date of preliminary long subdivision approval; provided that the Director may extend a preliminary long subdivision pursuant to this section.
B. 
Extensions:
Extension(s) shall be requested in writing and are subject to the criteria set forth in TMC 17.14.040.C. The extension(s) shall be subject to the following time limitation:
1. 
Preliminary long subdivisions shall expire within five (5) years from the date of the preliminary approval; provided that the applicant has the option of requesting a single 1-year extension, for a maximum of six (6) years from the date of the preliminary approval to the date of recording of the final phase.
C. 
Criteria for Granting Extensions:
The following criteria shall be used to review an extension request for a preliminary long subdivision:
1. 
A written request for extension is filed at least 30 days before the expiration of the preliminary long subdivision; and
2. 
Unforeseen circumstances or conditions that are not the result of voluntary actions of the applicant necessitate the extension of the preliminary long subdivision; and
3. 
Conditions within the subject property or immediately adjacent to the subject property have not changed substantially since the preliminary long subdivision was first approved; and
4. 
An extension of the preliminary long subdivision will not cause substantial detriment to existing uses in the immediate vicinity of the subject property or to the community as a whole; and
5. 
The applicant has demonstrated reasonable diligence in attempting to meet the time limit imposed; and
6. 
The preliminary long subdivision complies with applicable City code provisions in effect on the date the application for extension was made.
D. 
Process for Granting Extensions:
Applicant shall request the extension in writing prior to the expiration of the preliminary long subdivision approval. The request shall include discussion of how it complies with the criteria listed under TMC Section 17.14.040.C. The Director shall review and approve requests for an extension of a preliminary long subdivision. The Director shall provide 14-day notice to all parties of record for the preliminary long subdivision approval prior to making the decision on the extension. The Director's decision will also be provided to all parties of record.
(Ord. 2740, 10/17/2024; Ord. 2764, 6/9/2025)
A. 
Application Requirements:
Applications for final long subdivisions shall meet the permit submittal requirements found at TMC Section 18.104.060.
B. 
Review Procedures:
1. 
Referral to Other Departments and Agencies:
The Director shall distribute the final long subdivision application to all departments and agencies who received the preliminary long subdivision, and to any other departments, special purpose districts and other governmental agencies deemed necessary.
2. 
Departmental Approval:
The other interested departments and agencies shall review the final long subdivision and may submit to the Department written comments with respect to the final long subdivision decision criteria. If the final long subdivision is in order, the Director of Public Works shall sign the appropriate certificates on the face of the plat.
3. 
Filing Final Long Subdivision:
a. 
Before the final long subdivision is submitted to the Director, it shall be signed by the Director of the Finance Department and the Director of the Department of Public Works. Upon approval by the Director, it shall be signed by the Mayor and attested by the City Clerk.
b. 
The applicant shall file the final long subdivision with the King County Recorder’s Office. The long subdivision will be considered complete when a copy of the recorded documents is returned to the Director.
C. 
Criteria for Final Long Subdivision Approval:
In approving the final long subdivision, the Director shall find:
1. 
That the proposed final long subdivision bears the required certificates and statements of approval.
2. 
That a title insurance report furnished by the applicant confirms the title of the land, and the proposed long subdivision is vested in the name of the owner(s) whose signature(s) appears on the plat certificate.
3. 
That the facilities and improvements required to be provided by the applicant have been completed or, alternatively, that the applicant has submitted with the proposed final long subdivision a performance bond or other security in conformance with TMC Section 17.24.030.
4. 
That the long subdivision is certified as accurate by the land surveyor responsible for the long subdivision.
5. 
That the long subdivision is in conformance with the approved preliminary long subdivision.
6. 
That the long subdivision meets the requirements of Chapter 58.17 RCW and other applicable state and local laws which were in effect at the time of preliminary long subdivision approval.
(Ord. 2740, 10/17/2024; Ord. 2764, 6/9/2025)
A. 
Approval of Phasing Plan:
The applicant may develop and record the long subdivision in phases. Any phasing proposal shall be submitted for Hearing Examiner review at the time at which a preliminary long subdivision is submitted. Approval of the phasing plan shall be based upon making the following findings:
1. 
The phasing plan includes all land contained within the approved preliminary long subdivision, including areas where off-site improvements are being made.
2. 
The sequence and timing of development is identified on a map.
3. 
Each phase shall consist of a contiguous group of lots that meets all pertinent development standards on its own. The phase cannot rely on future phases for meeting any City codes.
4. 
Each phase provides adequate circulation and utilities. Public Works has determined that all street and other public improvements, including but not limited to drainage and erosion control improvements, are assured. Deferment of improvements may be allowed pursuant to TMC Chapter 17.24.
5. 
The first phase submitted for final long subdivision approval must be recorded within five (5) years of the date of preliminary approval, unless an extension is granted pursuant to TMC Section 17.14.040.B, C and D.
(Ord. 2740, 10/17/2024; Ord. 2764, 6/9/2025)
A. 
Sites developed or proposed to be developed with residential uses may be subdivided into individual unit lots. The development as a whole shall meet development standards applicable at the time the permit application is vested.
B. 
Subsequent subdivision actions, additions or modifications to the structure(s) may not create or increase any nonconformity of the parent lot.
C. 
Access easements and joint use and maintenance agreements shall be executed for use of common garage or parking areas, common open space (such as common play areas), and other similar features, as recorded with the King County Recorder's Office.
D. 
Within the parent lot, required parking for a dwelling unit may be provided on a different unit lot than the lot with the dwelling unit, as long as the right to use that parking is formalized by an easement on the plat, as recorded with the King County Recorder's Office.
E. 
The fact that development of the individual unit lots may be limited as a result of the application of development standards to the parent lot, shall be noted on the plat, as recorded with the King County Recorder's Office.
F. 
Construction of dwelling foundations may commence prior to final unit lot long subdivision approval, provided:
1. 
The proposed unit lot long subdivision has received preliminary approval, and the necessary financial sureties have been filed to assure construction of required public improvements;
2. 
Partial or complete construction of structures shall not relieve the applicant from, nor impair City enforcement of conditions of, long subdivision approval;
3. 
Construction shall not proceed beyond foundations, and units shall not be rented or sold, nor occupancy permits issued, until final unit lot long subdivision approval is granted.
(Ord. 2740, 10/17/2024; Ord. 2764, 6/9/2025)