Chapter 24.12
PROCEDURE
Sections:
24.12.010 Preliminary plat – Application for approval.
24.12.020 Preliminary plat – General requirements.
24.12.030 Preliminary plat – Specific requirements.
24.12.040 Preliminary plat – Vicinity sketch – Street grades – Utilities – Drainage facilities.
24.12.045 Preliminary plat – Public hearing.
24.12.050 Preliminary plat – Public hearing, hearing examiner decision.
24.12.053 Preliminary plat – Required findings.
24.12.055 Preliminary plat – Hearing examiner consideration and action.
24.12.060 Final plat – Submission.
24.12.070 Final plat – Required information.
24.12.080 Final plat – Required certificates and statements.
24.12.090 Final plat – Approval of city engineer.
24.12.110 Final plat – Approval.
24.12.120 Final plat – Time for determination.
24.12.130 Final plat – Filing.
24.12.010 Preliminary plat – Application for approval.
For the purpose of expediting the preliminary approval of any subdivision, every subdivider shall file with the subdivision administrator a preliminary plat application on such forms as may be provided by the city. Each application shall include electronic and hard copies of the map(s) as specified on the preliminary plat application form, a report from a title insurance company showing ownership of the property involved, an accurate legal description of the property involved, and a list of names and addresses of all owners of property within 300 feet of the exterior boundaries of the proposed subdivision. In addition, the report shall include an accurate key map showing the property involved and delineating the property within 300 feet of the proposed subdivision. Each parcel falling wholly or partly within the 300-foot distance shall be numbered to correspond with the ownership report. The preliminary plat application shall be accompanied by an application for threshold determination (environmental assessment checklist) in accordance with the State Environmental Policy Act (SEPA) and RMC Title 22 (Environment). Every subdivider at the time of filing a preliminary plat shall pay to the city such fees as are prescribed in RMC 19.80.020.
The time of filing a preliminary plat shall be fixed as the date when all maps and information required by this chapter and RMC Title 19 have been filed, checked and accepted as completed by the subdivision administrator and the required fees paid. [Ord. 73 § 3.01; Ord. 486 § 1.01; Ord. 677 § 1.02; Ord. 34-76 § 1.03; Ord. 32-79 § 1.01; Ord. 87-79 § 1.12; Ord. 13-96; Ord. 23-03; Ord. 20-14 § 1.06; Ord. 01-18 § 1].
24.12.020 Preliminary plat – General requirements.
The preliminary plat shall include the following:
A. The proposed name of the subdivision. Names shall not too closely resemble those of existing subdivisions, nor shall given names or initials be used with surnames in a plat name;
B. The location of boundary lines in relation to section, quarter-section, and quarter-quarter-section lines and any adjacent corporate boundaries of the city which are part of the legal description of the property;
C. The names and addresses of the subdivider and the engineer, surveyor, landscape architect, or other person making the plat;
D. The scale of the plat, which shall not be less than 50 feet to the inch nor more than 100 feet to the inch;
E. The date of submission and the north point. [Ord. 73 § 3.02; Ord. 01-18 § 1].
24.12.030 Preliminary plat – Specific requirements.
The preliminary plat shall specifically include the following:
A. The location, width, and name, if any, of each existing or platted street, other rights-of-way, parks, playgrounds, and other open spaces, schools and permanent buildings within the proposed subdivision;
B. The names of adjacent subdivisions and the location and names of all adjacent streets;
C. The topography at an appropriate contour interval (unless specifically waived by the city planner), the location of all natural watercourses, and other physical features pertinent to the subdivision;
D. The layout, number and approximate dimensions of lots and the number of blocks;
E. The indication of any lots on which a use other than residential is proposed by the subdivider;
F. The indication of any portion or portions of the plat for which successive or separate final plats are to be filed. [Ord. 73 § 3.03; Ord. 01-18 § 1].
24.12.040 Preliminary plat – Vicinity sketch – Street grades – Utilities – Drainage facilities.
The vicinity sketch shall be at a legible scale and shall show the relationship of the proposed plat to existing schools, parks, shopping centers, and other like facilities.
The city engineer may require the submission of two copies of the proposed street grades where in his opinion conditions so warrant.
The city engineer may require the submission of two copies of the proposed general layout and dimensions of water, sanitary sewer, drainage, lighting and fire protection facilities and easements. [Ord. 73 § 3.04; Ord. 01-18 § 1].
24.12.045 Preliminary plat – Public hearing.
The subdivision administrator shall schedule a hearing for the preliminary plat and prepare a notice of public hearing consistent with the requirements of Chapter 19.40 RMC. Notice of public hearing on the preliminary plat shall be given in the following manner:
A. Mailing a written notice not less than 10 days prior to the date of such hearing to the owners of all properties within 300 feet of the exterior boundaries of the proposed subdivision pursuant to the title insurance company report required by RMC 24.12.010;
B. Posting public notices in conspicuous places on or adjacent to the land proposed to be subdivided in a manner that is visible from any adjacent public rights-of-way at least 15 days prior to the date of a public hearing;
C. Notice of public hearing shall be published in the official newspaper of the city not less than 10 days prior to the date of such hearing. [Ord. 486; Ord. 87-79; Ord. 13-96; Ord. 23-03; Ord. 01-18 § 1].
24.12.050 Preliminary plat – Public hearing, hearing examiner decision.
A. The hearing examiner shall consider any preliminary plat application and shall conduct an open record public hearing in accordance with Chapter 19.60 RMC. After public hearing and review the hearing examiner shall decide whether the preliminary plat is in accordance with the comprehensive plan and other applicable code requirements.
A decision of approval of the preliminary plat shall not be given by the hearing examiner without the prior review and approval of the city manager or designee with respect to the engineering elements of said plat, including the following:
1. Adequacy of proposed street, alley, right-of-way, easement, lighting, fire protection, drainage, and utility provisions;
2. Adequacy and accuracy of land survey data;
3. The submittal by the applicant of a plan for the construction of a system of street lights within the area proposed for platting, including a timetable for installation; provided, that in no event shall such a plan be approved that provides for the dedication of such a system of lighting to the city later than the occupancy of any of the dwellings within the subdivision.
B. The hearing examiner decision shall be final, subject to judicial appeal as provided for in RMC 19.70.060. [Ord. 73 § 3.05; Ord. 715 § 1.03; Ord. 54-75 § 1.04; Ord. 53-94; Ord. 13-96; Ord. 27-14 § 1.01; Ord. 01-18 § 1; Ord. 51-19 § 8].
24.12.053 Preliminary plat – Required findings.
The hearing examiner shall not approve any preliminary plat application, unless the approval is accompanied by written findings that:
A. The preliminary plat conforms to the requirements of this title;
B. Appropriate provisions are made for the public health, safety and general welfare and for such 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 and all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school;
C. The public use and interest will be served by the platting of such subdivision and dedication; and
D. The application is consistent with the requirements of RMC 19.60.095. [Ord. 03-00; Ord. 27-14 § 1.01; Ord. 01-18 § 1; Ord. 51-19 § 9].
24.12.055 Preliminary plat – Hearing examiner consideration and action.
A. The application for preliminary plat approval shall be approved, disapproved or returned to the applicant for modification or correction within 90 days of the date of acceptance.
B. Hearing examiner approval of a preliminary plat shall not guarantee final approval of the plat or subdivision and shall not constitute an acceptance of the subdivision, but shall authorize the subdivider to proceed with the preparation of the final plat along the lines indicated in the preliminary plat.
C. Approval of the preliminary plat shall be operative for five years from the date of approval by the hearing examiner during which time a final plat or plats may be submitted.
D. The subdivision administrator may extend the approval period or may require that the preliminary plat must be resubmitted after the expiration of the approval period. [Ord. 13-96; Ord. 23-03; Ord. 27-14 § 1.01; Ord. 01-18 § 1; Ord. 51-19 § 10].
24.12.060 Final plat – Submission.
Within the approval period prescribed in RMC 24.12.055, the subdivider may submit to the subdivision administrator a final plat containing the information, certificates and statements required by this title. The plat scale shall neither be less than 50 feet to the inch nor more than 100 feet to the inch unless otherwise specifically authorized by the subdivision administrator. All plats shall be drawn on a standard sheet, 24 inches by 30 inches, and with a two-inch margin on the left edge and a one-inch margin on all other edges. If more than one sheet is required, the sheets shall be numbered and indexed, and each sheet shall bear all certificates, approvals, descriptions and statements required. [Ord. 73; Ord. 13-96; Ord. 23-03; Ord. 01-18 § 1].
24.12.070 Final plat – Required information.
The final plat shall contain or be accompanied by the following information:
A. The primary control point approved by the city engineer and descriptions and ties to such control points to which all angles, bearings, dimensions, and similar data on the plat shall be referred.
B. A complete set of field and computation notes showing original or reestablished corners with descriptions of them; actual traverses showing error of closures and method of balances; and a sketch showing all distances, angles, and calculations required to determine distances and corners of the plat. The allowable error of closure shall not exceed one foot in 5,000 feet for residential areas, and one foot in 10,000 feet for commercial and industrial areas.
C. All tract boundary lines, right-of-way lines of streets, easements, and other rights-of-way, and property lines of lots and other sites, with accurate bearings, dimensions, deflection angles, complete curb data for street centerlines and property lines, and other information necessary to reproduce the plat on the ground. Dimensions shall be shown from all angle points and points of curve to lot lines.
D. The name and right-of-way width of each street and other rights-of-way shall be shown.
E. The location, dimensions, and purposes of each easement shall be shown.
F. The purpose for which sites, other than residential lots, are dedicated or reserved shall be shown.
G. Numbers to identify each parcel, lot and block shall be shown.
H. The location and description of all monuments shall be shown.
I. References to recorded plats of adjoining land by record name, date and number shall be shown.
J. A completed final plat application form and accompanying application fee pursuant to RMC 19.80.010. [Ord. 73; Ord. 23-03; Ord. 01-18 § 1].
24.12.080 Final plat – Required certificates and statements.
Each sheet of the plat shall contain the following certificates:
A. The following land surveyor’s certificate to be shown on each sheet of the plat:
I, ______________ registered land surveyor, hereby certify that the plat of __________ as shown hereon is based upon actual field survey of the land described and that all angles, distances, and courses are correctly shown and that the monuments have been set and the lot corners staked as shown on the plat.
Signed ______________________ (Seal)
B. A certification from the proper officer in charge of tax collections that all taxes and delinquent assessments have been paid, satisfied or discharged.
C. Each plat shall be accompanied by a certificate of title showing all persons and parties having an interest in the land platted. The commission may require additional certificates, affidavits, or endorsements, as they may become necessary for the reasonable enforcement of these regulations.
D. Each sheet of the plat shall contain a statement by the owner of the land dedicating all streets, rights-of-way, and other appropriate sites and easements for the public use. A certificate that the subdivision has been made with the free consent and in accordance with the desires of the owner or owners. If the plat or short plat is subject to a dedication, the certificate or a separate written 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 governmental 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 lands subdivided and recorded as part of the final plat.
E. Each plat shall be accompanied by a copy of all restrictive covenants and other deed restrictions that are to be placed upon any of the lots in the subdivision. [Ord. 73; Ord. 23-03; Ord. 01-18 § 1].
24.12.090 Final plat – Approval of city engineer.
Upon the receipt of the final plat, the subdivision administrator shall deliver the plat to the city engineer for his approval. The city engineer shall determine whether the plat is accurate and correct in all details and whether minimum improvements have been provided as described in this title and whether it and the subdivision comply with applicable law. If conditions so warrant, the city engineer may cause a field inspection to be made. The costs of such inspection at prevailing rates shall be charged the applicant and shall be paid before approval of the plat is given by the city engineer. If the city engineer approves the plat, he shall so certify on the plat. If he does not approve the plat, he shall state in writing the specific reasons therefor. After approval or disapproval, the city engineer shall return the plat to the subdivision administrator. If the city engineer has not approved the plat, the plat shall be returned to the subdivider for the corrections or changes necessary to comply with the city engineer’s objections. Thereafter, the subdivider may resubmit the final plat. [Ord. 73; Ord. 715; Ord. 23-03; Ord. 01-18 § 1].
24.12.110 Final plat – Approval.
Upon receipt by the subdivision administrator, the final map and other data shall be reviewed. If the subdivision administrator determines that the final plat is in full conformance with the approved preliminary plat and other necessary ordinances, and that the city engineer and other city departments have reviewed and approved the final plat application, the subdivision administrator shall send written notice to the subdivider advising that the final plat appears to be in compliance, and that the subdivider may submit a final plat, drawn in ink on good quality four mil mylar drafting film, for city signatures. The final plat shall be referred to the city council for final action pursuant to RCW 58.17.170. [Ord. 73; Ord. 486; Ord. 715; Ord. 23-03; Ord. 01-18 § 1].
24.12.120 Final plat – Time for determination.
The final plat, subdivision, or dedication shall be approved, disapproved, or returned to the subdivider for modification or correction within 30 days from the date of filing or refiling thereof unless the subdivider in the meantime shall have filed written consent for a longer period in which the city council may act thereon. [Ord. 73 § 3.12; Ord. 715 § 1.06; Ord. 01-18 § 1].
24.12.130 Final plat – Filing.
After approval by the city council, the final plat may be filed with the county auditor and thereafter shall be known as an authorized plat, subdivision, or dedication of land. In addition to filing the original copy with the county auditor, the subdivider shall also file two copies with the county assessor and one copy with the city engineer. [Ord. 73 § 3.13; Ord. 715 § 1.07; Ord. 01-18 § 1].
24.12.140 Appeals.
Any party of record aggrieved by a decision made by the city regarding a final plat application may appeal the decision to the hearing examiner as set forth in Chapter 19.20 RMC for a Type I permit application. [Ord. 01-18 § 1].