Chapter 19.14
PRELIMINARY SUBDIVISION PROCEDURES
Sections:
19.14.010 Application requirements.
19.14.020 Administrative review.
19.14.030 Reviewing body review.
19.14.040 Preliminary plat approval – Council consideration.
19.14.050 Preliminary plat approval – Expiration.
19.14.010 Application requirements.
A. Preapplication Conference. Prior to filing a preliminary plat application, the developer shall confer with the director or his or her designee and submit a sketch of the proposed subdivision.
The director shall advise the developer of the procedure, applicable ordinances and the comprehensive plan provisions applicable to the proposed development.
B. Development Authorization Required. Preliminary plats require a Level IV development authorization.
C. Application for Preliminary Plat Approval. Application for preliminary plat approval shall consist of the following:
1. An application form, completed and signed by the property owner or authorized agent;
2. Copies of the preliminary plat in such number and format requested by the department prepared in accordance with Chapter 19.40, Table of Required Information;
3. The application shall be accompanied by the required filing fee;
4. A certificate verifying ownership of and encumbrances on the property; and
5. A completed SEPA environmental checklist and accompanying fee. (Ord. 2008-06 § 6, 2008: Ord. 98-42 § 1(part), 1998: Ord. 94-11 § 1(part), 1994).
19.14.020 Administrative review.
A. Review Procedure.
1. The department shall distribute the preliminary plat application and SEPA environmental checklist to the site plan review committee (SPRC) upon issuance of a determination of completeness. Preliminary plat applications shall be reviewed by the SPRC.
2. The department will provide notice as provided in Chapter 20.14 of this code.
3. The director shall prepare a director’s report of findings and recommendations to the appropriate reviewing body which shall include the SPRC recommendations and copies of any comments submitted upon the proposal.
B. Technical Review. The director’s report shall determine whether the proposal conforms to policies, standards and accepted design principles for the following:
1. Consistency with the comprehensive plan and municipal code;
2. Appropriate provisions for the factors enumerated in RCW 58.17.110 within and around the proposed subdivision;
3. Adequate means of ingress and egress to the proposed lots in accordance with the provisions of this code;
4. Appropriateness of the site, scale, and density of development;
5. Maximization of green space within a plat and minimization of the impact of development upon views;
6. Energy usage requirements and maximization of energy efficiency; and
7. Mitigation of probable adverse environmental impacts. (Ord. 2012-09 § 10, 2012: Ord. 2008-06 § 7, 2008: Ord. 98-42 § 1(part), 1998: Ord. 94-11 § 1(part), 1994).
19.14.025 Waiver.
The SPRC may recommend waiver of the strict compliance with the requirements of this title upon the following conditions:
A. The proposed plat is consistent with the comprehensive plan and zoning code, and the granting of the waiver will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated;
B. The proposed plat is not inconsistent with the general intent and purpose of this title, and the waiver does not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the property on behalf of which the application was filed is located;
C. The waiver is necessary, because of special circumstances relating to the size, shape, topography, location, or surroundings of the subject property, to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located; and
D. Written findings and conclusions are made which state the reasons for the waiver and determine that appropriate provisions are made in substitute for any and all waived requirements. (Ord. 2012-09 § 11, 2012).
19.14.030 Reviewing body review.
A. If the director determines that the preliminary plat contains sufficient elements and data to furnish a basis for its approval or disapproval, he or she shall set a date for public hearing before the appropriate reviewing body. The purpose of the public hearing is to gather information on the proposal’s conformance to the relevant criteria and standards of this code.
B. Notice. The director shall give notice as provided in Chapter 20.14 of this code.
C. The reviewing body shall consider the application materials, the director’s report of findings and recommendations, the recommendations of the SPRC, comments submitted, and information received at the public hearing to determine whether the proposal conforms to policies, standards and accepted design principles for the following:
1. Consistency with the comprehensive plan and municipal code;
2. Appropriate provisions for the factors enumerated in RCW 58.17.110 within and around the proposed subdivision;
3. Adequate means of ingress and egress to the proposed lots in accordance with the provisions of this code;
4. Appropriateness of the site, scale, and density of development;
5. Maximization of green space within a plat and minimization of the impact of development upon views;
6. Energy usage requirements and maximization of energy efficiency; and
7. Mitigation of probable adverse environmental impacts.
D. Subdivision Phasing. If a subdivision proposal is designed for phased development, the reviewing body shall determine that the design adequately accommodates continuity of public improvements. Each phase must be designed for full standard access, utilities and public facilities within itself, and shall provide for proper extension of these facilities to subsequent phases.
E. Land Acquisition. Any public agency with power to acquire land by condemnation or otherwise for public uses may, at any time prior to approval of a preliminary plat, notify the city and the developer of its intention to acquire some or all of the land in a proposed subdivision for public uses.
F. Reserved Land. In the event the land will not be dedicated for the uses requested, the public agency may request that the city require the reservation of such land for a stated period, not to exceed three years following the council’s approval of the final plat, during which time the agency may acquire the land. If it is found that the public health, safety, or general welfare will be served thereby, the city may require, as a condition of the preliminary plat approval, that the reserved land, or such part of it as the council deems sufficient, not be developed as planned and included in the proposed development for uses other than the contemplated public use. A public agency may accelerate the expiration date of a reservation period by filing written notice with the county auditor and the city of its intention to abandon its right to acquire the reserved land.
G. Report to Council. Within ten days following its decision, the reviewing body shall submit its written report and recommendations, with findings and conclusions to support its recommendation, to the council. The reviewing body may recommend that the proposed plat be approved, conditionally approved or disapproved. Conditions of approval or reasons for disapproval shall be precisely recited in the reviewing body’s report. (Ord. 2012-09 § 12, 2012: Ord. 2008-06 § 8, 2008: Ord. 98-42 § 1(part), 1998: Ord. 97-14 §§ 4 – 8, 1997; Ord. 94-11 § 1(part), 1994).
19.14.040 Preliminary plat approval – Council consideration.
A. Council Meeting Date. Upon receipt of the reviewing body recommendation, the council shall, at its next regular public meeting, consider the recommendation without additional public hearing.
B. Review of Recommendations. At the public meeting, the council shall review the recommendations of the reviewing body and any other relevant evidence presented by interested persons appearing before the reviewing body. The council may approve, conditionally approve or disapprove the preliminary plat or a revised version thereof. (Ord. 98-42 § 1(part), 1998: Ord. 97-14 § 9, 1997: Ord. 94-11 § 1(part), 1994).
19.14.050 Preliminary plat approval – Expiration.
A. Preliminary plat approval shall be effective for five years from the date of approval by the city council as provided by RCW 58.17.140. No extensions shall be allowed.
B. The final plat design and all required improvement plans meeting all the requirements of this code and Chapter 58.17 RCW shall be submitted within the time allowed.
C. If the developer wishes to begin construction of improvements before final plat approval, the final plat design and improvement plans, as required in Section 19.18.010, shall be submitted to the director and approved by the city engineer prior to commencing construction. Completed improvements will not be accepted by the city until the final plat is approved by the director and recorded. A surety, as provided in Section 19.18.010, shall be required if the improvements are not completed and approved prior to final plat approval. (Ord. 2017-45 § 49, 2017: Ord. 98-42 § 1(part), 1998: Ord. 94-11 § 1(part), 1994).