Chapter 16.28 SPECIFICATIONS FOR PLANS AND PLATS

Chapter 16.28
SPECIFICATIONS FOR PLANS AND PLATS

Sections:

16.28.020 Preliminary plat.

16.28.070 Detailed construction plans.

16.28.010 Sketch plan.

Sketch plans submitted for review at a preapplication conference shall be drawn in a neat and legible manner at a convenient scale and shall show the following information:

A. Name.

1. If the proposed subdivision lies within an existing subdivision, the name of the existing subdivision.

2. Proposed name of the subdivision or name by which the property is commonly known if no name has been chosen, together with the words “Sketch Plan.”

B. Owners and Other Persons. Name, address and telephone number of:

1. Legal owner(s) of the property;

2. Subdivider or subdivision agent if other than the owner;

3. Persons to be responsible for subdivision design, engineering and surveys;

4. Citation of last legal instrument conveying title to each parcel of property involved in the proposed subdivision, such citation giving grantor, grantee, date and volume and page number;

5. Citation of any existing legal rights-of-way or easements affecting the property.

C. Description. Location of property by lot numbers, section, township, range, donation land claim; graphic scale; north pointing arrow; and date of sketch.

D. Existing Features.

1. Location of existing property lines, easements, railroad and utility rights-of-way, watercourses and wooded areas.

2. Location and names of all existing or platted streets and other public ways within or immediately adjacent to the tract.

3. Approximate lot sizes and uses of property adjoining the proposed subdivision.

4. Location and sizes of existing sewers, water mains and culverts within the tract and immediately adjacent thereto.

5. Location of existing buildings and utility poles within the tract and immediately adjacent thereto.

6. Approximate topography, with arrows showing direction of incline or rough contour lines.

E. Proposed Features.

1. Approximate location of streets, trails and crosswalks through blocks.

2. Approximate lot lines and approximate dimensions and area (square footage) of the smallest, largest and typical lots.

3. Approximate location, dimensions, area and proposed use of parcels to be set aside for public or common parks and other open space.

4. The location of temporary stakes to enable the finding and appraisal of features on field inspection.

5. Whenever development of only a portion of contiguous property under the same ownership is immediately intended, the probable future street layout of the remaining portion of the ownership.

6. In the case of planned unit residential developments, the following items in addition to the above: the approximate locations and types of buildings and an indication of the number of dwelling units. (Ord. 3699 § 1 (Att. A), 2009; Ord. 2857 Art. 7 § 1, 1981)

16.28.020 Preliminary plat.

Preliminary plats shall be presented on a sheet or sheets having such dimensions and scale where details can be easily viewed and evaluated. For the purpose of mailing, a separate set of plans no larger than eleven inches by seventeen inches shall also be submitted. The following information shall be shown on the preliminary plat:

A. General.

1. The proposed name of the subdivision, together with the words “Preliminary Plat.”

2. The tract designations of the proposed subdivision as shown in the records of the county assessor, including lot numbers, section, township and range.

3. Date, north pointing arrow and scale of drawing.

4. Name and address of the owner(s) of the property to be subdivided, of the subdivider or subdivision agent, if other than the owner, and of the surveyor and engineer.

5. A vicinity map sufficient to define the location and boundaries of the proposed subdivision with respect to surrounding property and streets.

B. Existing Features.

1. Structures to remain on the property after subdividing.

2. Location, pavement and right-of-way widths, and names of existing public or private streets, roads or alleys within or abutting the tract.

3. Location and size of existing sewers, water mains and culverts.

4. Location of existing property lines, easements, railroads, monuments, property markers, section lines and city boundary lines within or abutting the tract.

5. Watercourses, ditches, areas of flooding or ponding, rock outcroppings, wooded areas and isolated preservable trees eight inches or more in diameter measured four feet above the ground.

6. The names of adjoining property owners from the latest assessment rolls within five hundred feet of all boundaries of the proposed subdivision, shown on the plat in relationship to the property to be subdivided.

7. Contour lines illustrating topography as follows:


Slope	Vertical Contour Interval
0—10%	2 feet
Over 10%	5 feet

Contour lines shall extend at least one hundred feet beyond the boundaries of the proposed subdivision. Contours shall be relative to sea level and based on USGS or USC&GS datum.

8. For subdivisions proposed in the one-hundred-year floodplain, base flood elevation benchmarks.

C. Proposed Features.

1. The boundary of the proposed subdivision drawn in a bold line.

2. Locations and dimensions of proposed streets, alleys, other public and private ways, easements, lot lines and utilities, with the purpose of easements stated.

3. Locations, dimensions and area of public and common park and other open space areas.

4. Proposed number assigned to each lot and block, with lots numbered consecutively in a block; proposed names of all streets.

5. Identification of all areas proposed to be dedicated for public use, with designation of the purpose thereof and any conditions.

6. When more than one type of use is proposed, the location, dimensions and area for each type of use (such as single-family, two-family or multifamily residential uses).

7. If the subdivision borders a river or stream, the approximate high and low water elevation and the distances and bearings of a meander line established not less than twenty feet back from the ordinary high water mark of the waterway. (Ord. 3699 § 1 (Att. A), 2009; Ord. 2857 Art. 7 § 2, 1981)

16.28.030 Master plan.

A master plan shall be submitted when a proposed plat is to be developed in phases. The master plan shall be on an individual sheet or sheets not larger than thirty by forty-two inches separate from the preliminary plat and drawn to a convenient scale. The following information shall be shown on the master plan:

A. Name. The name of the entire development, together with the words “Master Plan.”

B. Description. Location of property by lot numbers, section, township, range, donation land claim; graphic scale; north pointing arrow.

C. Phase Identification. Each phase, including the phase for which immediate subdivision approval is sought, shall be clearly identified by numbering or other means that indicates the probable order in which the phases will be developed. The phase for which immediate approval is sought shall be shaded or otherwise distinguished and each phase shall be demarked by a bold line distinguishing the phase boundary. The legend shall indicate approximate dates when the phases can be expected to be developed.

D. Owners and Other Persons. Name and address of the legal owner(s) of the property, of the subdivider or subdivision agent if other than the owner, and of the persons responsible for design, surveying and engineering of the immediate phase.

E. Immediate Phase Detail. The phase for which immediate subdivision approval is sought shall be shown in detail similar to that on the preliminary plat.

F. Future Phase Detail. Detail for future subdivision phases shall be as follows:

1. Location of existing property lines, easements, railroad and utility rights-of-way, watercourses and wooded areas;

2. Location and names of all existing or platted streets and other public ways within or immediately adjacent to the future phases;

3. Approximate lot sizes and uses of property adjoining the master plan site;

4. Location and sizes of existing sewers, water mains and culverts within and immediately adjacent to the future phases;

5. Location of existing buildings within and immediately adjacent to the future phases;

6. Approximate topography, with arrows showing direction of incline or rough contour lines;

7. Approximate location of proposed streets, trails and crosswalks through blocks;

8. Approximate lot lines or an indication of the number and general locations of proposed lots;

9. Approximate location, dimension, area and proposed use of parcels to be set aside for public or common parks and other open space.

G. In the case of planned unit residential developments, the following items in addition to the above: approximate locations and types of buildings and an indication of the number of dwelling units. (Ord. 3699 § 1 (Att. A), 2009; Ord. 2857 Art. 7 § 3, 1981)

16.28.070 Detailed construction plans.

Construction plans shall be drawn at a scale of no more than fifty feet to the inch with the following information shown:

A. Streets.

1. Profiles showing original ground elevation and proposed elevations along centerlines of all streets.

2. Radii of curves, lengths of tangents, angles, bearings on street centerlines, right-of-way and pavement widths.

3. Structural section of streets, curbs and sidewalks.

B. Grading and Drainage. Lot grading plans, drainage easements, drainage retention proposals, catch basin size and location, storm sewer pipe size, type, location, depth and connections.

C. Water Mains. Location, size, type, depth and connections for lines, valves and fire hydrants.

D. Sanitary Sewers. Locations, grades, connection elevations, pipe sizes and types, depths, lateral locations and manhole locations. (Ord. 3699 § 1 (Att. A), 2009; Ord. 2857 Art. 7 § 5, 1981)

16.28.090 Final plat.

The final plat shall be drawn in India ink on a sheet of mylar having dimensions of eighteen by twenty-four inches, or approved substitute, and on a standard recorder’s plat sheet eighteen by twenty-five inches, with a three-inch-wide hinged binding on the left border. If more than one sheet is required, the sheets shall be numbered and indexed. The scale may range from fifty feet to the inch to two hundred feet to the inch. All signatures on the mylar and recorder’s plat sheet shall be originals. The final plat shall show the following information:

A. Name of the subdivision, date, north pointing arrow and scale;

B. Boundary lines of the subdivision tract, with courses and distances marked thereon, as determined by field survey made by an engineer or land surveyor registered in the state, and determined by him to close with an error of not more than one foot in five thousand feet;

C. Lines, including centerlines, and names for all street rights-of-way, other ways, easements, and areas intended for public use or granted for use of inhabitants of the subdivision;

D. The length and bearing of all straight lines, curves, radii, arcs and tangents of curves;

E. Exact width and purposes of rights-of-way, street pavement width and easements;

F. Dimensions along each line of every lot in feet and decimals of a foot to the nearest hundredth, with the true bearings, and any other data necessary for location of any lot line in the field;

G. Primary control points and all permanent monuments found or established in accordance with this title, with descriptions and ties to such control points and to which all dimensions, angles, bearings and similar data given on the plat shall be referred;

H. Section and donation land claim lines within and adjacent to the subdivision;

I. The front yard setback line for every lot in accordance with the zoning ordinance;

J. The names of all subdivisions immediately adjacent to the subdivision;

K. A metes and bounds legal description of the subdivided tract;

L. All dedications of land and improvements shown clearly and precisely on the face of the plat;

M. All open space, facilities and improvements reserved for use of the subdivision residents in common and restrictions on their use shown clearly and precisely on the final plat;

N. Statement of the covenants restricting use of the subdivision property and improvements or reference to the volume and page where recorded separately;

O. If a final site plan, floor plan or landscaping plan has been made a binding condition on use and development of the property, the following plat restriction shall be written on the face of the final plat: “Use of the land and the construction of a building or structure within the subdivision shall conform to the approved final site plan (floor plan, landscaping plan) on permanent file in the office of the Kelso City Clerk. Modification or alteration of a land use, building, structure, or landscaping shown on a final site plan (floor plan, landscaping plan) requires City of Kelso approval”;

P. Reference points to base flood elevations with the base flood elevations listed;

Q. Dedication, acknowledgment and endorsement. The following information shall appear on the final plat, mylar and recorder’s plat sheet, lettered and signed in India ink:

1. Know all men by these presents that, the undersigned, as the owner(s) in fee simple of the land hereby subdivided, hereby declare(s) this subdivision and dedicate(s) to the use of the public forever, all streets and easements or whatever public property there is shown on the plat and the use thereof for any and all public purposes; also the right to make all necessary slopes for cuts or fills upon the lots, blocks, tracts, etc., shown on this plat in the reasonable original grading of all streets, shown hereon. Claims for damages against any governmental authority that may be occasioned to land adjacent to dedicated streets by the construction, drainage, and maintenance of said streets are hereby waived.

IN WITNESS WHEREOF, we have hereunto set our hand(s) and seal(s) this ___ day of ___, 20___.

(Signed)_______________________________

______________________________________

2.STATE OF WASHINGTON )

) ss

COUNTY OF COWLITZ )

THIS IS TO CERTIFY THAT on the ___ day of ___, 20__, before me, the undersigned, a Notary Public, personally appeared ________________, to me known to be the person(s) who executed the foregoing dedication and acknowledged to me that _____ (he/she/they) signed and sealed the same as ______ (his/her/their) free and voluntary act and deed for the uses and purposes therein mentioned.

WITNESS my hand and official seal the day and year last above written.

NOTARY PUBLIC in and for the State of Washington, residing at

3. I HEREBY CERTIFY THAT the subdivision of ______________ is based on actual survey and subdivision of Section ___, Township ___ North, Range ___, W.M., that the distances and courses and angles are shown thereon correctly; that proper monuments have been set and lot and block corners staked on the ground.

________________________(Seal)

Licensed Land Surveyor

4. I HEREBY CERTIFY THAT the taxes on the land described hereon have been paid to date, including the year _____.

DATED:______________

(Signed)________________________
Cowlitz County Treasurer

(Signed)________________________
Deputy Treasurer

5. EXAMINED AND APPROVED this _______, day of 20___.

(Signed)________________________ (Seal)
City Engineer

EXAMINED AND APPROVED this _______, day of 20___.

(Signed)________________________
Community Development Director

6. EXAMINED AND APPROVED this ________, day of 20____.

KELSO CITY COUNCIL

(Signed)________________________
Mayor

ATTEST:

(Signed)________________________
City Clerk/Treasurer

7. Filed for record at the request of _________________ this day of ______, 20___, at ____ minutes past _____ o’clock __.M., and recorded under Auditor’s file number ___ in Volume ___ of Plats, on page _____, Records of Cowlitz County, Washington.

(Signed)________________________
Cowlitz County Auditor

(Signed)________________________
Deputy Auditor.

(Ord. 3699 § 1 (Att. A), 2009; Ord. 2857 Art. 7 § 7, 1981)