Chapter 16.12
SUBDIVISIONS
Sections:
16.12.020 Administrator’s duties.
16.12.050 Preliminary plat approval.
16.12.060 Adequate provisions.
16.12.080 Protective improvements.
16.12.090 Exemption, corporate membership, responsibilities and conditions.
16.12.100 Survey, preparation of plats.
16.12.120 Subdivision design and minimum requirements.
16.12.150 Final plat standard format.
16.12.010 Applicability.
Every subdivision of land into 10 or more parcels or lots, as defined herein, shall proceed in compliance with this code. Land divided as a short subdivision, the short plat of which has been approved within five years immediately preceding, shall be subdivided pursuant to this code, except as provided in EMC 16.08.110. (Ord. 857 § 6, 2023; Ord. 701 § 1 (Exh. A), 2009; Ord. 572 § 1, 2001)
16.12.020 Administrator’s duties.
The administrator is vested with the duty of administering subdivision and platting regulations within the city of Entiat and may prepare and require the use of such forms as are essential to their administration. (Ord. 857 § 6, 2023; Ord. 701 § 1 (Exh. A), 2009; Ord. 572 § 1, 2001)
16.12.030 Reserved.
(Ord. 857 § 6, 2023)
16.12.040 Preliminary plats.
(1) A complete application for the purposes of this chapter shall consist of all the material required by this section, materials identified during the preapplication meeting, any analysis required by Chapter 17.10 EMC, Critical Areas, and all environmental documents required by Chapter 17.04 EMC, State Environmental Policy Act Implementation.
(2) Any person desiring to subdivide land in the city shall submit an application for subdivision approval to the administrator on forms as required by the administrator. The application shall be accompanied by a filing fee as adopted according to Chapter 3.10 EMC.
(3) The actual costs incurred by the city to review plat applications, street plans, utility plans, and field inspections will be passed on to the applicant for payment in accordance with the city fees that are adopted by the city council.
(4) The applicant shall submit five paper copies and one digital copy in PDF format of a preliminary plat with the application. Preliminary plans shall be drawn upon an 18-inch by 24-inch sheet or as acceptable to the city engineer. Every preliminary plat shall consist of one or more maps, the horizontal scale of which shall be 100 or less feet to the inch, together with written data in such form that, when the maps and written data are considered together, they shall fully and clearly disclose the following information:
(a) The name of the proposed subdivision. Said subdivision name shall not duplicate or nearly duplicate the name of any other subdivision in the city unless the proposed subdivision is an addition to an existing subdivision.
(b) The legal description of land contained within the subdivision.
(c) The names, addresses, and telephone numbers of all persons holding ownership interests in the land along with a title report confirming that the title of the land as described and shown on the binding site plan is vested in the name of said persons.
(d) The name, address, telephone number, professional license number and seal of the registered land surveyor who made, or under whose supervision was made, the survey of the proposed subdivision.
(e) The date of said survey.
(f) Boundary lines of the proposed subdivision and, if required by the city engineer, a map showing the section breakdown will be submitted showing bearings and distances surrounding the proposed subdivision.
(g) All existing monuments and markers found and set.
(h) All blocks and lots within the proposed subdivision, together with the numbers and letters proposed to be assigned each lot and block. Such lot and block numbers shall consist of consecutive numbers beginning with number “1.” Parcels to be dedicated to the public may be shown by letter designation.
(i) The total number of lots.
(j) The location, names, width of all existing streets, roads, and easements within the proposed subdivision and adjacent thereto.
(k) The approximate boundaries of all areas subject to inundation or stormwater overflow and the location, width and direction of flow of all watercourses.
(l) The location and, where ascertainable, sites of all existing structures, wells, overhead and underground utilities, railroad lines, municipal boundaries, section lines, township lines, and other important features existing upon, over, or under the land proposed to be subdivided.
(m) The smallest, largest, and average lot area in the tract.
(n) A statement of proposed provisions for water supply and sewage disposal.
(o) Contours at one-foot intervals if required by the city engineer or administrator for zero percent to five percent cross slope, five-foot intervals for five to 30 percent cross slope, 10-foot intervals for over 30 percent cross slope, and slope elevations to determine the general slope of the land and high and low points thereof. Said contours and elevations shall be based upon datum acceptable to the city engineer.
(p) Scale, date, north arrow, and area in acres of the subdivision.
(q) A layout of proposed roads, alleys, utility mains, easements or parcels proposed to be dedicated or reserved for public or community school, park, playground, or other uses.
(r) A copy of the WSDOT access connection permit adjacent to state highway, if required.
(s) A layout of proposed water distribution systems, sewage disposal systems, and drainage systems, including sizes and locations.
(t) A sketch of the general vicinity in which the land proposed for subdivision lies, and upon which are identified owners of land adjacent to the subdivision and the names of any adjacent subdivisions.
(u) Copies of all restrictive covenants proposed to be imposed upon land in the subdivision.
(v) The location of any of the foregoing improvements which may be required to be constructed beyond the boundaries of the subdivision shall be shown on the preliminary map or on the vicinity map as appropriate.
(w) If it is contemplated that development proceed by dividing the original proposed subdivision into more than one subdivision, the probable boundaries of each such subdivision shall be shown on the preliminary plat.
(5) During review of the preliminary plat, the administrator may request additional information or revisions to the preliminary plat to demonstrate compliance with the requirements of this code and with other standards and policies of the city.
(6) The hearing examiner shall determine if the proposed subdivision conforms to the general purposes of the comprehensive plan, and whether the proposal includes appropriate provisions for drainage, roads, alleys, sidewalks, transit stops, and other public ways, water supplies, sanitary wastes, parks, playgrounds, fire protection facilities, school sites and grounds, open space, recreation and other public and private facilities and improvements which comply with adopted level of service standards as established in the Entiat comprehensive plan concurrently with the demand for such facilities and services. (Ord. 857 § 6, 2023; Ord. 701 § 1 (Exh. A), 2009; Ord. 659 § 1, 2006; Ord. 572 § 1, 2001)
16.12.050 Preliminary plat approval.
(1) Approval of the preliminary plat shall constitute authorization for the applicant to develop the subdivision’s facilities and improvements, in strict accordance with standards established by this code and any conditions imposed by the hearing examiner. This authorization shall not imply approval to convey lots.
(2) The preliminary plat shall expire in five years after approval.
(3) An applicant who files a written request with the city within 30 days before the expiration date of a preliminary plat shall be granted a one-year extension upon a showing of a good faith effort to file the final plat. (Ord. 857 § 6, 2023; Ord. 701 § 1 (Exh. A), 2009; Ord. 572 § 1, 2001)
16.12.060 Adequate provisions.
No subdivisions shall be approved unless adequate provision is made in the subdivision for such drainage ways, roads, alleys, easements for any purpose including water, sewer, or other utilities, fire, police, access control, and other public safety facilities, parks, playgrounds, sites for schools, school grounds, and other general purposes as may be required to protect the public health, safety, and welfare. (Ord. 857 § 6, 2023)
16.12.070 Dedications.
All dedications of land shall be clearly indicated on the face of the plat. If a plat is subject to a dedication, a certificate or separate instrument shall contain the dedication of all streets and other areas to the public and individual or individuals, religious society or societies, or to any corporation, public or private, as shown on the plat and a waiver of all claims for damages against any government authority which may be occasioned to the adjacent land by the established construction, drainage and maintenance of said road. Said certificate or instrument of dedication shall be signed and acknowledged before a notary public by all parties having any ownership interest in the land subdivided and recorded as a part of the final plat. (Ord. 857 § 6, 2023; Ord. 701 § 1 (Exh. A), 2009; Ord. 572 § 1, 2001. Formerly 16.12.060)
16.12.080 Protective improvements.
If the hearing examiner concludes that the public interest will be served thereby, the hearing examiner may, in lieu of requiring a dedication of land in a subdivision for protective improvements, drainage ways, alleys, sidewalks, parks, playgrounds, recreational, fire, water, sewer, and other utility facilities, community or other general purposes, allow said land to be conveyed to a homeowners’ association or similar nonprofit maintenance corporation; provided, that sufficient guarantees are included to absolve the city from responsibilities thereof if the hearing examiner so requires. (Ord. 857 § 6, 2023; Ord. 701 § 1 (Exh. A), 2009; Ord. 572 § 1, 2001)
16.12.090 Exemption, corporate membership, responsibilities and conditions.
An applicant who wishes to make a conveyance as permitted by EMC 16.12.080 shall, prior to the time of filing a final plat for approval, supply the council with copies of the grantee organization’s articles of incorporation and bylaws, and with evidence of the conveyance or the binding commitment to convey. The articles of incorporation shall provide that membership in the organization shall be appurtenant to ownership of land in the subdivision, that the corporation is empowered to assess the said land for costs of construction and maintenance of the improvements and property owned by the corporation, and that such assessments shall be a lien upon the land. The council may impose such other conditions as it deems appropriate to assure the property and improvements owned by the corporation will be adequately constructed and maintained. All documents submitted under this section shall be as approved by the city attorney. (Ord. 857 § 6, 2023; Ord. 701 § 1 (Exh. A), 2009; Ord. 572 § 1, 2001)
16.12.100 Survey, preparation of plats.
The survey of every proposed subdivision and the preparation of preliminary and final plats thereof shall be made by or under the supervision of a land surveyor registered in the state of Washington who shall certify on the plat that it is a true and correct representation of the lands actually surveyed. All survey work shall conform to standard practices and principles for land surveying. (Ord. 857 § 6, 2023; Ord. 701 § 1 (Exh. A), 2009; Ord. 572 § 1, 2001)
16.12.110 Reserved.
(Ord. 857 § 6, 2023)
16.12.120 Subdivision design and minimum requirements.
Every subdivision shall conform with design standards as provided for in Chapter 16.20 EMC. (Ord. 857 § 6, 2023; Ord. 701 § 1 (Exh. A), 2009; Ord. 572 § 1, 2001)
16.12.130 Final plats.
(1) At any time following hearing examiner approval of a preliminary plat and within the expiration time line described in EMC 16.12.050, an applicant may submit a final plat for approval. The original and one digital copy in PDF format shall be filed with the administrator. Any failure to record the final plat within the time limit specified in EMC 16.12.050 shall terminate all proceedings. Final plats prepared in accordance with the provisions in EMC 16.12.150 shall be submitted to the administrator.
(2) The administrator shall verify:
(a) That the final plat meets all standards established by state law and this code relating to final plats.
(b) That conditions imposed when the preliminary plat was approved have been met.
(c) That the proposed final plat bears the certificates and statements of approval required by this code.
(d) That a title report, from a title insurance company authorized to do business in the state of Washington, confirms that title of the land in the proposed subdivision is vested in the name of the owner(s) whose signature(s) appear(s) on the plat certificate.
(e) That the facilities and improvements required to be provided by the applicant have been completed or, alternatively, that the applicant has provided bonds in a form acceptable to the city attorney, and in an amount and with responsible sureties in the amount of 150 percent of the estimated cost of the improvements remaining to be done, securing to the city the construction and installation of the improvements within a fixed time set by the council.
(3) The council shall determine:
(a) Whether conditions imposed on the preliminary plat when approved have been met.
(b) Whether the bond, if there be one, by its essential terms, assures completion of improvements within the stipulated time limits. The council shall thereupon authorize the mayor to sign the final plat.
(4) After all signatures are received, the final plat shall be recorded with the Chelan County auditor. It shall be the responsibility of the applicant to record the plat with the county auditor and pay all recording fees.
(5) Immediately following the recording of the final plat, the applicant shall furnish the administrator with copies of the final plat as follows:
(a) One printed copy.
(b) One copy in digital PDF format. (Ord. 857 § 6, 2023; Ord. 701 § 1 (Exh. A), 2009; Ord. 572 § 1, 2001)
16.12.140 Surveys.
(1) The surveyor shall furnish the city engineer with a full set of survey notes which shall clearly show:
(a) The ties to each permanent monument.
(b) At least two durable, distinctive reference points or monuments.
(c) Sufficient data to determine readily the bearing and length of each line.
(d) The base meridian referred to.
(2) A traverse of the boundaries of the subdivision and all lots and blocks shall close within an error of one foot in 5,000 feet.
(3) Primary survey control points shall be referenced to section corners and monuments. Corners of adjoining subdivisions or portions thereof shall be identified and ties shown.
(4) Permanent control monuments shall be established at:
(a) Controlling corners on the boundaries of the subdivision.
(b) The intersections of the centerline of roads within the subdivision.
(c) Beginning and ends of curves on centerline.
(d) All block corners. (Ord. 857 § 6, 2023; Ord. 701 § 1 (Exh. A), 2009; Ord. 572 § 1, 2001)
16.12.150 Final plat standard format.
(1) Every final plat shall consist of one or more sheets, each 18 by 24 inches, clearly and legibly drawn on stable base mylar, polyester film, or equivalent approved material acceptable to the city engineer. All drawings and lettering on the final plat shall be in permanent black ink. A marginal line shall be drawn completely around each sheet leaving an entirely blank margin of two inches on the left side and one inch on the remaining sides. The scale of the map shall be sufficient to show all details clearly, and in no case shall be smaller than one inch equals 100 feet, nor greater than one inch equals 50 feet, or such scale designated by the city engineer. The perimeter of the subdivision shall be depicted with heavier lines than appear elsewhere on the plat. Each sheet of the final plat shall contain the subdivision name, the graphic scale, and the north point. All signatures affixed to a final plat shall be the original signatures written in permanent black ink. Every final plat shall include an accurate map of subdivided land based on a complete survey thereof, which maps shall include:
(a) All section, township, municipal, and county lines lying within or adjacent to the subdivision.
(b) The location of all monuments or other evidence used as ties to establish the subdivision boundaries.
(c) Location of all permanent control monuments found and established within the subdivision.
(d) The dimensions and bearings of all recorded and measured surveyed lines using bearings, distances, and curve data as required, length and bearings of all straight lines; the radii, arcs, and semi-tangents of all surveys.
(e) Boundaries of the subdivision with complete bearings and lineal dimensions.
(f) The length of each lot line together with bearings and other data necessary for the location of any lot line in the field.
(g) The location, width, centerline, and name or number of all streets within and adjoining the subdivision.
(h) The location and width, shown with broken lines, and description of all easements.
(i) The number assigned to all lots and blocks within the subdivision and the house numbering system proposed.
(j) The names of any adjacent subdivision.
(k) All proposed street names.
(2) In addition to the map or maps, every final plat shall contain written data including:
(a) The name of the subdivision.
(b) The legal description of land contained within the subdivision.
(c) The certificate of the registered land surveyor who made, or under whose supervision was made, the survey of the subdivision, in substantially the following language:
I, _______________________, registered as a land surveyor by the State of Washington, certify that this plat is based on an actual survey of the land described herein, conducted by me or under my supervision, during the period of ______________, 20____, through ______________, 20____; that the distances, courses, and angles are shown thereon correctly; and that the monuments other than those monuments approved for setting at a later date, have been set and lot corners staked on the ground as depicted on the plat.
(d) A statement of approval signed by the city engineer as to survey data; layout of roads, alleys and easements, road names and numbers; and the design and/or construction of protective improvements, bridges, sewage, water and drainage systems.
(e) A certificate or other instrument of dedication bearing the typed or printed names of all persons having ownership interests in the subdivided land, signed by the said persons, and acknowledged by them before a notary public, consenting to the subdivision of said land and reciting the dedication by them of all land shown on the plat to be dedicated to public use, and a waiver by them of all claims for damages against any governmental authority which may be occasioned to the adjacent land by the established construction, drainage and maintenance of public roads.
(f) The following signature block must be printed on all mylars hereinafter presented for recording per Resolution No. 97-42, adopted April 1, 1997, by the board of Chelan County commissioners:
TREASURER’S CERTIFICATE
I hereby certify that all taxes and assessments which have been levied and become chargeable against the above-described property for the year ______ and preceding years have been duly paid, satisfied and discharged in the amount of _________, and have been deposited with the Chelan County Treasurer this _____ day of _______ (year).
(g) Space for the signature of the mayor of the city of Entiat. (Ord. 857 § 6, 2023; Ord. 701 § 1 (Exh. A), 2009; Ord. 572 § 1, 2001)