Chapter 15.66
PRELIMINARY PLAT
Sections:
15.66.010 Submitting application for preliminary plat approval.
15.66.020 Determination of completeness.
15.66.030 Notice of application.
15.66.040 Public hearing notice.
15.66.050 City planner review and recommendation.
15.66.060 Planning commission review and recommendation of application.
15.66.070 Criteria to be considered.
15.66.080 Recommendations to accompany plats submitted for final approval.
15.66.090 City council review and decision on preliminary plat.
15.66.010 Submitting application for preliminary plat approval.
A. A preliminary plat is a conceptual plan for a development. It shows the proposed development and amenities. To be considered for preliminary plat approval, an applicant must submit the following to the clerk/treasurer, in accordance with RMC 15.08.070:
1. A completed preliminary plat application form, as provided by the city;
2. Ten copies of the preliminary plat, with appropriate additional information as specified by the application form;
3. A SEPA environmental checklist;
4. A SEPA environmental impact statement, if one was required by the threshold determination;
5. An erosion control plan, in accordance with RMC 15.78.040; and
6. An application fee (see current fee schedule).
B. The clerk/treasurer will forward the items in subsections (A)(1) through (A)(5) of this section to the city planner.
C. An applicant for preliminary plat approval may elect to process all related project permit applications together in accordance with RMC 15.08.050. (Ord. 1593, 1998)
15.66.020 Determination of completeness.
The city planner must notify the applicant that the preliminary plat application has been received and that it is complete or incomplete, in accordance with RMC 15.08.050. (Ord. 1593, 1998)
15.66.030 Notice of application.
The city planner must provide a notice of application in accordance with RMC 15.08.090. In addition:
A. Notice of the filing of a preliminary plat of a proposed subdivision that is in the city and next to the municipal boundary will be sent to the Pacific County department of community development;
B. Notice of the filing of a preliminary plat of a proposed subdivision that is adjacent to the right-of-way of a state highway or within two miles of the boundary of a state or municipal airport will be given to the state Department of Transportation (DOT) district manager;
C. If he wants to have his comments considered, the (DOT) district manager must respond to the city within 15 days of the notice as to the effect that the proposed subdivision will have on the state highway or state or municipal airport. (Ord. 1593, 1998)
15.66.040 Public hearing notice.
Once the preliminary plat application is complete, notice of a planning commission public hearing will be given in accordance with RMC 15.08.110. (Ord. 1593, 1998)
15.66.050 City planner review and recommendation.
A. After a preliminary plat application is complete according to RMC 15.08.070, the city planner will prepare a report summarizing his or her findings, conclusions, and recommendations regarding the preliminary plat application, then forward the report to the planning commission.
B. The city planner will forward one copy of the preliminary plat to each of the following:
1. City engineer;
2. Fire marshal;
3. Superintendent of schools; and
4. Police chief. (Ord. 1593, 1998)
15.66.060 Planning commission review and recommendation of application.
A. After receiving the city planner’s report, the planning commission will conduct a public hearing on the preliminary plat application, at which it will consider the application, related materials, the city planner’s report, SEPA determinations, and comments made at the hearing by the applicant, adjoining property owners, and other interested parties.
B. Based on the results of the public hearing, the planning commission will make a recommendation on the preliminary plat to the city council.
C. The planning commission will consider the criteria in RMC 15.66.070 in making its recommendation.
D. Every recommendation made by the planning commission must be in writing and must include findings of fact and conclusions to support the recommendation.
E. Recommendations of the planning commission will be advisory only.
F. Recommendations of the planning commission must be submitted to the city council not later than 14 days following action by the planning commission. (Ord. 1593, 1998)
15.66.070 Criteria to be considered.
The planning commission will consider all relevant evidence in making its recommendation to the city council. In accordance with Chapter 58.17 RCW, the planning commission will consider:
A. Whether the proposed subdivision conforms to the city’s comprehensive plan.
B. Whether appropriate provisions have been made for, but not limited to, the public health, safety, and general welfare, for open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds.
C. Whether sidewalks and other planning features assure safe walking conditions for people who use them, including students who only walk to and from school.
D. Whether capital facilities to be provided by the city can be provided concurrently with the expected development, in accordance with the comprehensive plan.
E. Whether the public interest will be served by the subdivision and dedication.
F. The physical characteristics of the proposed subdivision, including flood, inundation, or wetland conditions (which are grounds for disapproval). No plat will be approved if it covers any land situated in a flood control zone (as provided in Chapter 86.16 RCW) without the prior written approval of the state Department of Ecology.
G. Any information provided as a result of compliance with the State Environmental Policy Act.
H. Whether geologically hazardous areas and aquifer recharge areas have been protected. (Ord. 1593, 1998)
15.66.080 Recommendations to accompany plats submitted for final approval.
A. Each preliminary plat submitted for approval of the city council will be accompanied by recommendations for approval or disapproval by the:
1. City planner;
2. City engineer;
3. Planning commission; and
4. Fire marshal.
B. The terms of the preliminary plat approval (as recommended by the persons in subsection (A) of this section) may not be changed without the consent of the applicant. (Ord. 1593, 1998)
15.66.090 City council review and decision on preliminary plat.
A. After receiving the recommendation from the planning commission on any preliminary plat, the city council will at its next public meeting set the date for the public meeting where it may approve, approve with conditions, or deny the preliminary plat.
B. The city council may not as a condition to the approval of any subdivision require a release from damages to be procured from other property owners.
C. Every decision by the city council must be in writing and must include findings of fact and conclusions to support the decision. (Ord. 1593, 1998)
15.66.100 Dedications.
A. The city council may require the applicant to dedicate land to the city and/or provide public improvements to serve the subdivision as a condition of subdivision approval. Dedications must be clearly shown on the final plat.
B. No dedication or provision of public improvements that constitutes an unconstitutional taking of private property will be allowed. (Ord. 1593, 1998)
15.66.110 Report of decision.
The city council will adopt a single report stating the decision on the preliminary plat application in accordance with RMC 15.08.120 and 15.08.130. (Ord. 1593, 1998)
15.66.120 Appeals.
An applicant may appeal the decision of the city council on the preliminary plat to the Pacific County Superior Court in accordance with RMC 15.08.160. (Ord. 1593, 1998)