Chapter 16.05
PRELIMINARY PLAT PROCEDURES

Sections:

16.05.010    Preliminary plat – Application for approval.

16.05.020    Application – Prerequisites.

16.05.030    Time for consideration.

16.05.040    Preliminary plat – Open record hearing.

16.05.050    Preliminary plat – Review by planning commission.

16.05.060    Preliminary plat – Consideration by city council.

16.05.010 Preliminary plat – Application for approval.

For the purpose of expediting the preliminary approval of any subdivision, every subdivider shall file with the community development director a preliminary plat application on such forms as may be provided by the city. Each application shall include 24 copies of the preliminary application and all required supporting documentation. 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 WRMC Title 18. Every applicant shall, at the time of filing a preliminary plat, submit the required fees to the city. Upon submittal of a fully completed application, the community development director shall schedule an open record hearing before the city planning commission. [Ord. 14-00 § 1, 2000; Ord. 84-94 § 1, 1994].

16.05.020 Application – Prerequisites.

A preliminary plat application to be considered fully completed must include:

A. A map drawn to a scale not to exceed 100 feet to the inch, and which includes the following:

1. A vicinity map at a legible scale, showing the relationship of the proposed plat to surrounding schools, parks, etc., and to all streets within 1,000 feet, or to the next major street, whichever is greater;

2. The proposed name of the subdivision, the name and address of the owner or owners, the subdivider, the licensed engineer, licensed land surveyor, licensed landscape architect, or other preparer, the names of all existing abutting streets and subdivisions, and a legal description of the exterior boundaries of the land to be subdivided;

3. The location, width, and name of all proposed streets, the dimensions of other proposed rights-of-way, alleys, easements, parks, playgrounds, open spaces, schools, etc., the scale of the plat, and a north arrow;

4. A contour map of the property within the proposed subdivision and showing the contours of property 200 feet beyond the perimeter of the proposed subdivision, said contour map showing changes in elevation of two feet. In addition, the elevation, referenced to U.S. Coast and Geodetic datum, shall be shown for every corner of the plat boundary. The map will also show the location and areas of all natural watercourses, major tree masses, major rock outcroppings, and other similar landscape features;

5. Lot and block numbers, the dimensions of each lot, the dimensions and acreage of the total plat, the smallest lot and largest lot of the proposed plat, and the average lot size;

6. An indication of those lots which are to be used other than for residential purposes, an indication of their intended use, and whether said lots are to be dedicated to a municipal corporation or school;

7. An indication of any portion or portions of the plat for which successive or separate final plats (phases) are to be filed, and the approximate filing date of each. The filing date of successive or separate final plats must meet the requirements of WRMC 16.04.130;

8. All existing structures proposed to remain on the area to be subdivided, and all existing drain fields and wells;

9. The location and design of fencing to be constructed along abutting streets;

10. Evidence of an adequate domestic water supply for the intended use of each lot within the proposed subdivision as required by RCW 19.27.097 and the applicable city requirements;

11. One AutoCAD CD, Release (specified by community development director) of the plat. Must be standard AutoCAD Menu, standard fonts, surveyed in accordance with NAD83/91, Washington State Plain South Zone, and drawn on a 1:1 scale;

B. A preliminary plat application form, signed by the owner or his agent;

C. A certificate from a title insurance company, issued no more than 30 days prior to application, showing ownership of the property involved, a list of names and addresses of all abutting property owners, and property owners within 300 feet of the exterior boundaries of the proposed subdivision and all lienholders of the proposed subdivision property;

D. Those plats proposing individual on-site waste disposal systems as the means of sewage disposal must include either: verification from the Benton-Franklin health district that health district regulations have been met; or that all required information has been received by the health district, and an estimated date when a final health district determination will be made. If the necessary information is not received prior to the planning commission open record hearing, then the matter may be continued unless the applicant does not agree, in which case the commission will recommend that the plat be approved, modified or denied;

E. Whether or not the property is to be connected to an irrigation source, and, if not, written verification from the appropriate irrigation district as to what is involved to connect to an irrigation source;

F. Tabular summary showing the following information:

1. Gross acreage;

2. Net lot acreage;

3. Total number of lot;

4. Average lot size;

5. Minimum lot size;

6. Present zoning;

7. Type of water service;

8. Type of sewerage;

G. Survey and Monumentation. A subdivision of the portion of the section in which the plat is located, showing original or established corners, a description and the original traverse of same showing error of closure and method of balancing, shall also be submitted. This is to be accompanied by a sketch showing all calculations necessary to determine the courses and distances of the plat;

H. All required fees be paid. [Ord. 14-00 § 1, 2000; Ord. 84-94 § 1, 1994].

16.05.030 Time for consideration.

A proposed subdivision of land, as evidenced by the preliminary plat application, shall be considered under the subdivision and zoning ordinances of the city in effect at the time a fully completed application for preliminary plat approval of the subdivision has been submitted to the city, subject to the time limitations contained in WRMC 16.05.050 and 16.05.060; and provided, that the limitations imposed by this section shall not restrict conditions imposed under WRMC Title 14 and Chapter 43.21C RCW; except as follows:

A. If an environmental impact statement is required, the 45-day time period shall not include the time spent preparing and circulating the statement.

B. If the plat is located in a flood control zone, the 45 days shall be extended if necessary until the project receives written approval from the Department of Ecology. [Ord. 14-00 § 1, 2000; Ord. 84-94 § 1, 1994].

16.05.040 Preliminary plat – Open record hearing.

Notice of the time, place, and purpose of the planning commission open record hearing on the preliminary subdivision shall be given in accordance with WRMC 14.04.040 and in the following manner:

A. Mailing a written notice not less than 15 days prior to 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 WRMC 16.05.020, said mailing to be by regular, first class mail, postage prepaid;

B. Posting public notices in three conspicuous places on or adjacent to the land proposed to be subdivided at least 15 days prior to the date of the open record hearing;

C. Notice of the open record hearing shall be published in the official newspaper of the city not less than 15 days prior to the date of such hearing. [Ord. 14-00 § 1, 2000; Ord. 84-94 § 1, 1994].

16.05.050 Preliminary plat – Review by planning commission.

The planning commission will hold an open record hearing concerning all preliminary plats submitted to the city and will review all preliminary plats to assure conformance of the proposed subdivision to the general purposes of the comprehensive plan or other official growth management controls of the city, and to assure conformance to city planning standards, zoning, and specifications. The planning commission’s actions on the preliminary plat shall not be taken without the prior review of the community development director and the city public works director.

A. The planning commission shall inquire into the public use and interest proposed to be served by the subdivision and any dedications associated therewith. It shall determine if appropriate provisions are made for, but not limited to, the public health, safety and general welfare, for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary waste, parks, playgrounds, schools and school grounds, and it shall consider all other relevant facts, including sidewalks and other planning features, that assure safe walking conditions for students who walk to and from school, and determine whether the public interest will be served by the subdivision and dedications.

B. Every decision and recommendation of the planning commission shall be in writing and shall include findings of fact and conclusions to support the decision or recommendation.

C. The planning commission must act on the application within 60 days of filing of a fully completed preliminary plat application unless the applicant consents to an extension of time. This 60-day period excludes time required to comply with Chapter 43.21C RCW and WRMC 16.05.030(A) and (B).

D. The reports of the planning commission as provided for herein are advisory only. The report and recommendations of the planning commission will be submitted to the city council within 45 days after the open record hearing. [Ord. 14-00 § 1, 2000; Ord. 84-94 § 1, 1994].

16.05.060 Preliminary plat – Consideration by city council.

Upon issuance of the written decision and recommendation of the planning commission, a closed record hearing before the city council shall be scheduled to consider the preliminary plat. Preliminary plats must be approved, conditionally approved, disapproved or returned to the applicant for modification or correction within 120 days from the date of filing, unless the applicant consents to an extension, but the 120-day period does not include the time spent making an environmental assessment determination, and the preparation and circulation of any environmental impact statement required by Chapter 43.21C RCW or the time excluded by WRMC 16.05.030(A) or (B).

A. The city council shall consider all relevant facts to determine whether the public interest will be served by the subdivision and dedications, including those facts considered by the planning commission. If it is determined that the proposed plat will serve the public interest, the city council must approve the proposed plat. Dedication of land to any public body may be required as a condition of subdivision approval. The council may not, as a condition to approval of any plat, require release from damage to be procured from other property owners. Sole authority to approve final subdivision plats resides in the city council. [Ord. 14-00 § 1, 2000; Ord. 84-94 § 1, 1994].