Chapter 19.20
PRELIMINARY PLAT PROCEDURE

Sections:

19.20.005    Pre-application conference.

19.20.010    Preliminary plat application.

19.20.015    Fees.

19.20.020    Referral to city departments and other agencies.

19.20.022    Notice requirements.

19.20.025    Hearing examiner public hearing and decision.

19.20.030    Repealed.

19.20.035    Factors to be considered in the preliminary plat process.

19.20.040    Time limits, extensions and effect of preliminary plat approval.

19.20.042    Procedure for installing improvements and development standards thereto.

19.20.045    Methods and procedure for carrying out improvements.

19.20.005 Pre-application conference.

Any subdivider or developer who desires to subdivide land within the city of Lynnwood is encouraged to consult the development and business services department in order to become familiar with the requirements of this title. The public works department and fire marshal’s office should also be consulted at this time for advice and assistance in understanding the engineering requirements of the city of Lynnwood. (Ord. 3399 § 2 (Exh. A), 2021; Ord. 2463 § 6, 2003; Ord. 1314 § 6, 1983)

19.20.010 Preliminary plat application.

A complete preliminary plat application and environmental checklist shall be submitted to the development and business services department for any platting or subdivision of land regulated under this title. A complete application shall contain the following materials:

A. Completed application form. Application shall be made on forms provided by the development and business services department and completed by the applicant.

B. Completed environmental checklist (one original and three copies). A completed State Environmental Policy Act checklist shall be prepared on forms provided by the development and business services department.

C. If requested by an applicant for preliminary plat approval, a preliminary plat shall be processed simultaneously with application for rezones, variances, planned unit developments, site plan approvals, and similar quasi-judicial or administrative actions to the extent that procedural requirements applicable to these actions permit simultaneous processing per RCW 58.17.070. The applicant shall submit to the development and business services department, in writing, any request to concurrently review other application(s) being processed simultaneously with the preliminary plat.

D. Eight copies of the preliminary plat which shall be prepared by a registered surveyor in the state of Washington and containing the following information:

1. The name of the preliminary plat, subdivision or dedication;

2. The date, scale, acreage, north arrow, vertical control datum and certification of the registered land surveyor. The scale shall be one inch equals 50 feet for sites two acres in size or less, and one inch equals 100 feet for sites greater than two acres in size. A scale for smaller projects may be used if approved by the city;

3. The name and address of the owner(s), developer(s), and any party(ies) of interest;

4. The legal description of all affected tracts and legal descriptions for all proposed lots or dedications;

5. Snohomish County assessor parcel numbers for all affected tracts;

6. Boundary lines of the tracts to be subdivided, and corresponding bearings and dimensions and actual dimensions of the tract to be platted, subdivided, or dedicated;

7. The location, width, and designations of all existing or platted streets or other public ways or easements within or adjacent to the proposed development and all other features such as buildings, utilities, watercourses, power lines, and section lines;

8. All parcels and tracts being reserved or dedicated as parks, playgrounds, streets, alleys or other public and semi-public uses;

9. The approximate dimensions of all lots and blocks with lot area, lot numbers and block designations;

10. The contours, with intervals of five feet or less which shall be referenced to mean sea level datum or such datum acceptable to the public works director. The contour intervals shall extend reasonably beyond the boundaries of the site;

11. The zoning of tracts and lands adjacent thereto;

12. The location of any sensitive areas as defined in LMC Title 17 as known to the applicant at time of submittal.

E. Eight copies of the conceptual utility plan containing the following information:

1. A layout showing location and sizes of sewer lines, catch basins, pumps or other drainage and sewage structures;

2. A layout of a proposed water distribution system;

3. The grades of proposed streets and methods of storm drainage;

4. A tree retention, land clearing and/or grading plan.

F. A vicinity map shall accompany the proposed plat. The vicinity map shall show all adjacent subdivision, streets and tract lines and bordering lines of adjacent property. It shall show how the streets and public ways in the proposed subdivision may connect with existing and proposed streets and public ways in neighboring subdivisions or unplatted property to produce an advantageous development of the entire neighborhood.

G. A master plan and schedule if the property is intended to be developed in phases.

H. Payment for preliminary plat fee (see Chapter 2.23 LMC).

I. Payment for any required application as per subsection (C) of this section; provided, that if an application is a combined planned unit development and plat, only the plat fee shall be assessed.

J. Payment for environmental checklist (see Chapter 2.23 LMC).

K. If deemed necessary by the public works director, and/or development and business services director, those items found in subsection (E) of this section.

L. One 11-inch by 17-inch reduction each of subsections (D) and (E) of this section.

M. Additional information may be determined to be needed due to site conditions or proposed improvements, in order for the city to review and approve the proposed development. Other information required may include, but not be limited to, critical area assessments, traffic impact assessments, preliminary engineering designs, etc. (Ord. 3399 § 2 (Att. A), 2021; Ord. 2463 § 6, 2003; Ord. 2074 § 3, 1996; Ord. 1314 § 6, 1983)

19.20.015 Fees.

Upon submittal of the preliminary subdivision application and any other application associated with the preliminary subdivision, the applicant shall pay an application fee or fees as set forth in Chapter 2.23 LMC. (Ord. 2463 § 6, 2003; Ord. 2242 § 4, 1999; Ord. 1314 § 1, 1983)

19.20.020 Referral to city departments and other agencies.

The development and business services department shall distribute a copy of the preliminary plat to the public works department; one copy to the building official; one copy to the police department; one copy to the fire department; one copy to the parks and recreation department; one copy to the Edmonds school district; one copy to the Snohomish County P.U.D.; one copy to the Snohomish County health department; and one copy to any utility or public agency that may be affected by the proposed plat.

Whenever the property proposed to be subdivided is located within one-half mile of the corporate limits of another city, town or unincorporated county, a copy of the proposed preliminary plat shall be distributed to the respective jurisdiction. Also, whenever the property is located adjacent to the right-of-way of a state highway, one copy of the proposed plat shall be transmitted to the Department of Transportation. (Ord. 3399 § 2 (Exh. A), 2021; Ord. 2463 § 6, 2003; Ord. 1314 § 6, 1983)

19.20.022 Notice requirements.

The development and business services director shall provide notice of public hearings when appropriate in accordance with the notification requirements set forth in LMC 1.35.440. (Ord. 3399 § 2 (Exh. A), 2021; Ord. 2957 § 18, 2012; Ord. 2463 § 6, 2003)

19.20.025 Hearing examiner public hearing and decision.

A. Hearing Examiner Public Hearing and Decision. The hearing examiner shall be responsible for holding a public hearing to review all proposed preliminary plats together with accompanying materials and documents, land use applications, staff reports and public testimony. Based on the comments and testimony established at the public hearing, the hearing examiner shall render a decision on the preliminary plat and other related land use applications or return the plat to the applicant with a request for additional information. The hearing examiner decision shall be for approval, disapproval, or approval with conditions. In issuing a decision on any proposed plat, the hearing examiner shall prepare written findings of fact and conclusions of law which shall state the hearing examiner’s reasons for the decision. (Ord. 2957 § 19, 2012; Ord. 2463 § 6, 2003; Ord. 1808 § 1, 1991; Ord. 1609 § 2, 1987; Ord. 1314 § 6, 1983)

19.20.030 City council action.

Repealed by Ord. 2957. (Ord. 2463 § 6, 2003; Ord. 1789 § 3, 1990; Ord. 1314 § 6, 1983)

19.20.035 Factors to be considered in the preliminary plat process.

Hearing examiner action on preliminary plats shall be based on review of Chapter 58.17 RCW and the following factors:

A. The preliminary plat shall conform to and it shall be the applicant’s burden to demonstrate conformance to the following factors as they now exist or as they may be amended:

1. The goals, policies and objectives of the Lynnwood comprehensive plan;

2. The Lynnwood comprehensive parks and recreation plan;

3. The Lynnwood zoning code;

4. The standards of this title and Chapter 58.17 RCW;

5. The Lynnwood comprehensive street and arterial plan;

6. The standards of LMC Title 17, Environment;

7. The Lynnwood water system comprehensive plan;

8. The Lynnwood comprehensive flood and drainage management plan, and Chapter 13.40 LMC, drainage plans;

9. The compatibility of the plat to the existing neighborhoods;

10. Other plans and programs as the city of Lynnwood may adopt.

B. A proposed subdivision and dedication shall not be approved unless the hearing examiner makes written findings that:

1. Appropriate provisions are made for, but not limited to:

a. The public health, safety, and general welfare;

b. Open spaces, drainage ways, streets, roads, alleys, other public ways and transit stops;

c. Potable water supplies, and sanitary wastes;

d. Parks and recreation, playgrounds, schools and school grounds;

e. All other relevant facts, including sidewalks and other planning features that assure safe walking conditions.

2. The public use and interest will be served by the platting of such subdivision and dedication.

3. The proposed subdivision and dedication is in conformity with the Lynnwood zoning code and land use controls. (Ord. 2957 § 21, 2012; Ord. 2463 § 6, 2003; Ord. 1808 § 2, 1991; Ord. 1314 § 6, 1983)

19.20.040 Time limits, extensions and effect of preliminary plat approval.

A. The hearing examiner shall approve, approve with conditions, disapprove or return to the applicant for modification all preliminary plats of proposed subdivisions within the time frame specified by RCW 58.17.140.

B. The subdivider shall submit to the city a final plat meeting all requirements of this title within the time frame specified by RCW 58.17.140. Failure to do so will result in the expiration of preliminary plat approval; provided, however, that upon written application to the development and business services department at least 30 days prior to the expiration of the time period and upon satisfactory showing that a good faith effort has been made to submit the final plat within the time period, the development and business services director or designee may grant a single, one-year extension of time in which to submit the final plat for approval.

C. Approval of a preliminary plat by the hearing examiner is approval of the proposed subdivision’s design, and relationship with adjoining property. The engineering, construction and installation of improvements and final platting detail shall be subject to approval of the public works director. Approval of the preliminary plat shall authorize the subdivider to proceed with the preparation of the final plat in conformance with the approved preliminary plat and the conditions stipulated. Upon the approval of detailed construction plans by the public works director, construction and installation of the improvements may proceed. (Ord. 3399 § 2 (Exh. A), 2021; Ord. 2957 § 22, 2012; Ord. 2463 § 6, 2003; Ord. 2074 § 4, 1996; Ord. 1314 § 6, 1983)

19.20.042 Procedure for installing improvements and development standards thereto.

The public works department shall make available material, design and construction standards for improvements that may or may not be transferred to the city for operation and maintenance. Said standards may be modified due to the locality, topography, soil condition, or geology of the area in which the proposed plat, subdivision or dedication is to be developed and improved. All construction drawings and specifications for improvements shall be prepared and stamped by a licensed professional engineer registered in the state of Washington and shall be subject to approval by the public works director. Minimum improvements shall include the following:

A. Streets shall be constructed and graded to the standards set by and under the supervision of the public works director.

B. Curbs and gutters shall be installed in accordance with the standards and under the supervision of the public works director.

C. Storm sewers and appurtenances shall be provided and installed in accordance with the standards of Chapter 13.40 LMC and under the supervision of the public works director.

D. Sidewalks shall be constructed in accordance with the standards and under the supervision of the public works director.

E. The water distribution system, including the location of fire hydrants, shall be designed in accordance with the standards and installed under the supervision of the public works director and fire marshal. Connections shall be provided for each lot.

F. The subdivision shall be provided with a complete sanitary sewer system unless approved otherwise by the public works director and Snohomish County health district. Such approvals would only occur in cases where an extension of sewer mains by gravity or pumping could not be reasonably made. In all cases, the sanitary system shall be designed and installed in accordance with the standards of LMC Title 14 and under the supervision of the public works director.

G. Trees of a species indicated by the street tree plan may be planted on both sides of the street in accordance with and under the supervision of the public works director.

H. Monuments shall be placed at all street intersections, boundary angle points, points of curves in streets, and at such intermediate points as required by the public works director. The monuments shall be of stone or concrete-filled pipe or tile, weighing at least 50 pounds, capped with standard markers. Street monuments shall be set between six inches and one foot below official finished street grades and in paved streets shall be enclosed in a standard monument case. All lot and block corners shall be set with a rebar or an approved equivalent at least 18 inches in length.

I. In all dedicated subdivisions, all utility service lines including electric, communications, fire alarm and television antenna cables shall be placed underground.

The light standard, base and luminaire, shall be provided and installed at the developer’s expense in accordance with city standards and under supervision of the public works director. (Ord. 2463 § 6, 2003)

19.20.045 Methods and procedure for carrying out improvements.

A. If the preliminary plat is approved by the hearing examiner, the city may accept a bond or other secure method providing for and securing to the city the actual construction and installation of minimum improvements in accordance with the provisions of LMC 19.20.042 within one year by any of the following methods:

1. By furnishing the city of Lynnwood with a performance bond satisfactory to the public works director and city attorney, in which guarantee is given the city that the installation of the minimum improvements will be carried out as provided in LMC 19.20.042 and according to the specifications of the public works director within one year;

2. By actual installation of improvements in accordance with the installation requirements and under the supervision of the public works director and furnishing a bond approved by the city attorney securing successful operation of the improvements for a period of 24 months following completion and acceptance thereof by the city;

3. By formation of a local improvement district;

4. By a cash deposit with the city or suitable escrow;

5. By a combination of these methods; and

6. By such other reasonable guarantee acceptable to the public works director and approved by the city attorney.

B. The subdivider may then make application for such permits from the local officers, officials and authorities as are necessary to proceed with the installation of the plat improvements.

C. After completing all minimum improvements, the subdivider shall make written request to the public works director for inspection. After finding that all improvements have been completed or provided for in accordance with the installation standards, the public works director shall so notify the development and business services director.

D. Upon receipt of this notification, the development and business services director shall advise the subdivider that a final plat may be submitted for that portion of the area contained in the proposed plat, subdivision, or dedication in which minimum improvements have been installed or concerning which a performance bond or other acceptable surety has been posted. The subdivider may then submit the final plat in accordance with Chapter 19.25 LMC. (Ord. 3399 § 2 (Exh. A), 2021; Ord. 2957 § 23, 2012; Ord. 2463 § 6, 2003; Ord. 1314 § 6, 1983)