Chapter 14.06
LONG SUBDIVISIONS AND PLATS

Sections:

14.06.010    Title.

14.06.020    Compliance.

14.06.030    Preliminary consultation.

14.06.040    Application for preliminary approval.

14.06.050    Fees.

14.06.060    Timetable for review of preliminary application.

14.06.070    Administrator’s procedure upon acceptance of preliminary application.

14.06.080    Notice of hearing.

14.06.090    Consent to access.

14.06.100    Agency recommendations.

14.06.110    Public hearing – Planning commission.

14.06.120    Subdivision review criteria.

14.06.130    Planning commission recommendations.

14.06.140    City council action.

14.06.150    Construction phase.

14.06.160    Expiration.

14.06.170    Renewal procedure.

14.06.180    Final plat.

14.06.190    Filing of approved final plat.

14.06.200    Lots in an approved final plat valid land use for five years.

14.06.210    Final approval required.

14.06.220    Plat requirements.

14.06.230    Design and construction standards.

Prior legislation: Ord. 731.

14.06.010 Title.

The ordinance codified in this chapter shall be known and may be cited as the “City of Westport Long Subdivision Ordinance.” (Ord. 1224 § 6, 2000)

14.06.020 Compliance.

Every division of land for the purpose of sale, lease or transfer of ownership into 10 or more lots within the city limits shall proceed in compliance with this chapter and conform to the chapter requirements except for the exemptions specified in WMC 14.02.030. (Ord. 1224 § 6, 2000)

14.06.030 Preliminary consultation.

Prior to making application for long subdivision approval, prospective applicants are required to discuss the long subdivision review process, long subdivision requirements, and their proposal with the public works department staff. It is the purpose of preliminary consultation to eliminate as many potential problems as possible in order for the proposed long subdivision to be processed without delay. The consultation should take place prior to a survey or detailed work by an engineer or surveyor. Discussion topics at this time would include the comprehensive plan, street plans, shorelines program, zoning, the availability of sewer and water, development concepts, other city requirements and permits, and the environmental impact of the long subdivision. If the applicant owns adjacent land, the possibilities of future development shall be discussed. There is no fee for preapplication consultation that includes design and administrative assistance; however, this free service shall not include extensive field inspection or extensive correspondence. (Ord. 1224 § 6, 2000)

14.06.040 Application for preliminary approval.

Application for preliminary long subdivision approval shall be made to the city public works department and include the information specified by the administrator and this chapter along with a completed environmental checklist as required by Chapter 43.21C RCW or its successor. The applicant shall submit 10 copies of the proposed preliminary plat and other required materials at least 40 days before action by the planning commission is desired.

The administrator shall not accept those applications which upon inspection are insufficiently prepared to provide a basis for adequate review. A written statement citing the information requirements upon which nonacceptance is based shall be supplied by the administrator when requested by the applicant.

The administrator may require the applicant to submit any additional information or material which the administrator finds is necessary for the proper review of the application. (Ord. 1224 § 6, 2000)

14.06.050 Fees.

Each application for preliminary long subdivision approval and final plat approval shall be accompanied by an application fee. The amount of the fee shall be established by a resolution of the city council and the amounts may be changed from time to time. (Ord. 1224 § 6, 2000)

14.06.060 Timetable for review of preliminary application.

Applications for preliminary long subdivision approval shall be approved, disapproved, or returned to the applicant for modification or correction within 90 days from the date the certificate of complete application is issued by the administrator unless the applicant consents in writing to an extension of this time period; provided, that if an environmental impact statement is required as provided in Chapter 43.21C RCW or its successor, the 90-day period shall not include the time spent preparing and circulating the environmental impact statement by the local government agency.

Unless an applicant for preliminary plat approval requests otherwise, a preliminary plat shall be processed simultaneously with applications for rezones, variances, planned unit developments, site plan approvals, shorelines substantial development permit, and similar quasi-judicial or administrative actions to the extent that procedural requirements applicable to these actions permit simultaneous processing. (Ord. 1224 § 6, 2000)

14.06.070 Administrator’s procedure upon acceptance of preliminary application.

(1) Upon receipt of a complete application for preliminary subdivision approval, the administrator, in concurrence with the planning commission chairperson, shall set the date, time and place for the planning commission’s public hearing on the proposal and notify the applicant of the hearing.

(2) Within five days, the administrator shall distribute one copy of the preliminary plat to each of the following as applicable:

(A) The city engineer.

(B) The city public works department.

(C) The Secretary of the Department of Transportation when the proposal is located adjacent to the state highway or the proposal is within two miles of the boundary of a state or municipal airport. As required by RCW 58.17.080, the Secretary shall respond to the administrator within 15 days of such notice as to the effect that the proposed subdivision will have on the state highway or the state or municipal airport.

(D) The Grays Harbor County planning department when the land proposed for subdivision is within one mile of the municipal boundaries.

(E) The Grays Harbor County health department when the developer proposed the use of on-site septic systems in the long subdivision.

(F) The city fire department.

(G) The appropriate postmaster.

(H) Any other relevant federal, state, or local agencies or individuals.

(3) The findings and recommendations of each person or agency shall be returned to the administrator within 25 days from the date the administrator distributed the preliminary plat. If the findings and recommendations are not so returned, then the administrator may make such findings as may be appropriate and reasonable. (Ord. 1224 § 6, 2000)

14.06.080 Notice of hearing.

Notice of any public hearings under this chapter shall be given as follows:

(1) The administrator shall post at least three copies of a notice of the public hearing at least 10 days prior to the public hearing, not including the day of posting or the day of the hearing. The notices shall be placed in conspicuous locations on or near the property and shall be removed after the hearing by the applicant. The notices shall be easily visible.

(2) The administrator shall arrange for at least one publication of the notice to appear in a newspaper of general circulation within the city at least 10 days before the hearing. Payment of the initial publication fee shall be the responsibility of the city. Costs of additional notices will be the responsibility of the applicant where there is cancellation, postponement, or alteration of the hearing date as a result of action by the applicant.

(3) The administrator shall send a notice of the hearing by mail to all owners of property within 300 feet of the proposed subdivision or land owned by the applicant(s) if adjacent to the proposed plat in accordance with the current records of the Grays Harbor County assessor.

(4) The administrator shall give additional notice in accordance with Chapter 58.17 RCW, and as the administrator otherwise deems advisable.

(5) All hearing notices shall include a legal description of the proposed subdivision, and either a vicinity location sketch or a written description other than legal description, a project description and the time, date and place of the public hearing. (Ord. 1224 § 6, 2000)

14.06.090 Consent to access.

The applicant shall permit free access to the land being divided to all public agencies considering the long subdivision for the period of time extending from the time of application for preliminary approval to the time of final action. (Ord. 1224 § 6, 2000)

14.06.100 Agency recommendations.

Agencies and departments which review the proposal shall recommend to the planning commission either: (A) their approval of the proposed subdivision together with any conditions imposed, (B) their disapproval and the reasons for disapproval, or (C) that they have no objections or recommendations. The recommendations together with all pertinent information shall be submitted to the administrator.

(1) The public works department and/or the city engineer shall review the proposed long subdivisions to assure conformance with city street requirements, to ensure that adequate drainage systems are provided, to ensure that adequate provisions are made to serve the long subdivision with water and sewer facilities, to ensure that adequate provisions are made for fire hydrants, and that the subdivision conforms to any adopted, written city standards or policies.

(2) Where the subdivision proposes the use of on-site waste disposal systems, the health department shall review proposed long subdivisions to assure conformance with public health and sanitation requirements adopted by the Washington State Department of Social and Health Services and the Grays Harbor County health department.

Pursuant to the requirements of RCW 58.17.150, any agency or person required to make a recommendation by subsections (1) and (2) of this section shall not modify the terms of the recommendations made in the city council’s approval of the preliminary plat without the consent of the applicant when reviewing a request for final plat approval. (Ord. 1224 § 6, 2000)

14.06.110 Public hearing Planning commission.

The planning commission shall conduct a hearing on the proposed preliminary long subdivision. The hearing shall be open to the public and all persons shall have the right to testify and/or be represented by counsel. The planning commission shall review the recommendations of the city engineer, public works department, and other appropriate agencies, and shall present and review all other pertinent information in its possession and shall provide an opportunity for all interested persons to speak and submit exhibits. An accurate record of the public hearing shall be kept by the administrator and shall be made available for public inspection. (Ord. 1224 § 6, 2000)

14.06.120 Subdivision review criteria.

The planning commission and city council shall review each long subdivision to assure compliance with the following criteria:

(1) Its conformance to the general purposes of the city comprehensive plan and the specific provisions of the city zoning ordinance, and any other applicable written laws, standards, specifications, and policies adopted by the city and/or affected agencies with jurisdiction.

(2) Whether appropriate provisions are made for: drainage systems, streets, alleys, other public ways, and have approval of the public works department and city engineer.

(3) Whether appropriate provisions are made for water supplies and sewer systems and have the approval of the public works department and the city engineer.

(4) Whether the design of the long subdivision and the proposed improvements take into account and make use of the physical characteristics of the site. Construction of protective improvements may be required as a condition of approval.

(5) Whether the long subdivision conforms to the requirements of this chapter.

(6) All other relevant facts to determine whether the public health and safety will be served by the long subdivision.

Inadequate provisions for any criterion shall be grounds for a recommendation for denial or the conditioning of a recommendation of approval upon the subdivision making adequate provisions thereto.

Every recommendation made shall be in writing and shall include written findings of fact and conclusions to support the recommendation.

(7) The planning commission shall also inquire into the public use and interest proposed to be served by the establishment of the subdivision and dedication. It shall determine: (A) if appropriate provisions are 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, play- grounds, schools and school grounds, and shall consider all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school; and (B) whether the public interest will be served by the subdivision and dedication. (Ord. 1224 § 6, 2000)

14.06.130 Planning commission recommendations.

Within 14 days after the decision, the planning commission shall submit its written recommendations and findings to the city council together with all pertinent information available. (Ord. 1224 § 6, 2000)

14.06.140 City council action.

(1) Upon receipt of the recommendation and information on any preliminary plat, the city council, at its next public meeting, shall set a date for the meeting where it may adopt or reject the recommendations of the planning commission. If, after considering the matter at a public meeting, the council deems a change in the planning commission’s recommendations approving or disapproving any preliminary plat necessary, the change of the recommendation shall not be made until the council has adopted its own findings and thereafter approved or disapproved the preliminary plat.

(2) The city clerk shall keep records of the public meetings and public hearings set and held by the council, which shall be made available for public inspection.

(3) The city council shall inquire into the public use and interest proposed to be served by the establishment of the subdivision and dedication. It shall determine:

(A) If appropriate provisions are 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, and shall consider all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school; and

(B) Whether the public interest will be served by the subdivision and dedication. In evaluating the subdivision, the council shall also use the criteria in WMC 14.06.120. If the council finds that the proposed long plat does not make such appropriate provisions or that the public use and interest will not be served, then the council may disapprove the proposed subdivision or approve with such conditions as the public use and interest will be served.

Every decision approving or disapproving a preliminary plat shall be made in writing and shall include written findings of fact and conclusions to support the decision. No plat may be approved unless the council makes a formal written finding of fact that the proposed long subdivision is in conformity with the zoning ordinance and all other applicable land use controls.

(4) The administrator shall notify the applicant of the council’s action by mailing a notice to the applicant within 10 days of the decision. Such notification shall specify any conditions imposed, or in the event of denial, the reasons the proposed long subdivision was disapproved.

(5) The board’s approval of the preliminary plat and supporting submission shall furnish a firm basis upon which the applicant may proceed with development of the long subdivision and preparation of the final plat in compliance with these regulations and in accordance with any conditions of approval imposed by the board. (Ord. 1224 § 6, 2000)

14.06.150 Construction phase.

Before a final plat is approved, the applicant shall either install the required improvements and repair any existing streets and other public facilities damaged in the development of the subdivision, or post financial security guaranteeing installation of the required improvements as provided in Chapter 14.08 WMC. Upon receipt of preliminary approval, the subdivider may proceed with detailed engineering plans for construction of streets, utilities and other required improvements. After submission of such plans to the departments and agencies having jurisdiction, and receipt from them of the necessary permits and approvals, the subdivider may proceed with construction, provided arrangements shall be made for inspections by the city engineer, and by other departments and agencies having jurisdiction.

After completion of the required improvements, original mylar construction plans and profiles certified “as built” by the designing professional engineer shall be submitted to the public works department. (Ord. 1224 § 6, 2000)

14.06.160 Expiration.

Approval of a preliminary plat shall expire unless the final plat is submitted in proper form for final approval within five years. An applicant who filed a written request with the city council at least 30 days before the expiration of this five-year period shall be granted one one-year extension upon a showing that the applicant has attempted in good faith to submit the final plat within the five-year period. When an extension has been granted, preliminary approval shall not expire until the extension has expired.

Where a plat is to be developed in phases, the five-year time period shall only apply to that portion of the plat within the phase being developed. (Ord. 1224 § 6, 2000)

14.06.170 Renewal procedure.

A plat for which preliminary approval has expired shall be submitted for reconsideration in the same manner as a preliminary plat and the subdivider shall pay the required fees and shall conform to the regulations and standards in effect at the time of reapplication. (Ord. 1224 § 6, 2000)

14.06.180 Final plat.

(1) The final plat and supporting information shall be prepared as directed by the administrator and shall be submitted to the administrator together with any other information necessary to adequately review the final plat and a title insurance policy confirming the title of the land and the proposed subdivision is vested in the name of the owners whose signatures appear on the plat and all dedications are free and clear of any and all liens and encumbrances. The title report shall have been completed not more than 30 days prior to the date the final plat is submitted.

(2) The final plat shall be based on a survey of the section or sections in which the plat or replat is located, or as much thereof as may be necessary properly orient the plat within such section or sections. The survey of the proposed subdivisions and preparation of the plat shall be made by or under the supervision of a registered land surveyor who shall certify on the plat that it is a true and correct representation of the lands actually surveyed. The survey information required to accompany the filing of the final plat in WMC 14.06.190(1) shall be submitted with the request for final plat approval.

(3) The final plat shall include a certificate, written by or under the supervision of the surveyor, giving a full and correct description of the lands divided as they appear on the plat or short plat, including a statement that the long subdivision has been made with the free consent and in accordance with the desires of the owner or owners.

If the plat is subject to a dedication, the certificate on the face of the plat or a separate written instrument shall contain the dedication of those streets and other areas to be dedicated to the public, individual(s) or to any corporation, public or private, 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 the road. The 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.

Streets not dedicated to the public must be clearly marked as private streets on the face of the plat.

The certificate and/or dedication instrument(s) submitted with the final plat must have the original signatures of the owner(s) signed in permanent ink and witnessed by a notary public.

(4) Final long plats shall be approved, disapproved, or returned to the applicant within 30 days from the date the administrator receives the final long plat unless the applicant consents in writing to an extension of this time period. If the final long plat is returned, the reasons shall be stated in writing.

(5) Within five days of receiving the final plat, the administrator shall circulate the final plat to the city engineer, the public works department, and the county health department if the subdivision proposes the use of on-site waste disposal systems for their review in accordance with all the terms of the preliminary plat approval and requirements of those applicable ordinances in effect at the time preliminary approval was granted. The engineer and departments shall submit their comments and approvals or disapprovals to the administrator within 15 days of the date the plat was circulated.

(6) The administrator shall check the final plat and supporting data for compliance with the terms of the preliminary plat approval and shall prepare a written recommendation for the city council.

(7) The city engineer and the public works department shall promptly notify the administrator of any obstacles or problems that prevent or delay approval of the plat, and the administrator shall thereupon notify the applicant.

(8) After review of the final plat and other submittals and, if satisfactory, approval by the city engineer and the public works department, the city engineer shall certify on the plat his approval of the survey data, the layout of streets and other rights-of-way, the design of bridges, sewage and water systems, and other structures and that the subdivider has complied with one of the following:

(A)(1) All improvements have been installed in accordance with the requirements of this chapter and with the requirements of the city council in granting preliminary approval of the plat, and that original, reproducible by mylar, road, utility and drainage construction plans certified by the designing professional engineer as being “as built” have been submitted for city records; and/or

(B) An agreement and financial security have been executed as provided in Chapter 14.08 WMC to assure completion of required improvements and construction plans.

If the administrator or city engineer determines the final plat does not conform to the requirements of the preliminary plat approval, the city engineer shall include that finding in his/her recommendation to the city council and need not sign the final plat unless the city council approves the final plat.

(9) Within 20 days of the date the final plat was submitted, the planning commission shall, at a public meeting, review the final plat and make a recommendation as to whether the final plat shall be approved or disapproved. The recommendation shall be based on whether the final plat substantially conforms to the terms of preliminary plat approval. The administrator shall transmit the commission’s recommendations to the city council.

(10) After review by the city engineer, the public works department, the administrator, the planning commission, and if necessary, the health department, the plat shall be presented to the city council for final approval. If the city council finds that the long subdivision proposed for final approval substantially conforms to the terms of the preliminary plat approval, and that said subdivision meets the requirements of Chapter 58.17 RCW, other applicable state laws, and the city subdivision ordinance in effect at the time the preliminary plat was approved, the council’s approval shall be inscribed on the face of the final plat and signed by the mayor and witnessed by the city clerk. The decision shall be in writing and shall include findings of fact and conclusions to support the decision. No final plat shall be approved unless a written finding of fact stating that the long subdivision is in conformance with the city zoning ordinance and other applicable land use regulations is included with the findings supporting the decision. Where the city engineer did not approve the final plat and the city council determines the final plat to be in compliance with this chapter, the city council shall remand the plat to the city engineer for signing.

(11) The original of the signed and approved final plat together with any certificates of dedications, restrictions, covenants, agreements and similar documents shall be filed for record with the county auditor as required in WMC 14.06.190.

(A) Approval of the final plat shall constitute acceptance of the dedications provided within the long subdivision except those improvements to be dedicated to the public and which have been approved by the city to be constructed under a bonding agreement. The dedication of those improvements shall be accepted by the city by a separate resolution after they have been constructed to city standards and prior to full release of the bonds. (Ord. 1224 § 6, 2000)

14.06.190 Filing of approved final plat.

After the final plat has been approved by the city council and signed in approval by the mayor, the original of the final plat shall be filed with the county auditor together with the following information of certifications:

(1) A complete survey of the section or sections in which the plat or replat is located, or as much thereof as may be necessary to properly orient the plat within such section or sections. The plat and section survey shall be submitted with complete field and computation notes showing the original or re-established corners with descriptions of the same and the actual traverse showing error of closure and method of balancing. A sketch showing all distances, angles and calculations required to determine corners and distances of the plat shall accompany this data. The allowable error of closure shall conform to state law and regulations and shall not exceed one foot in 5,000 feet.

(2) The final plat shall contain a certification from the proper officer or officers in charge of tax collections that all taxes and delinquent assessments for which the property may be liable as of the date of certification have been duly paid, satisfied, or discharged.

(3) If the final plat contains a dedication filed for record, there must be a title report confirming that the title of the lands as described and shown on the plat is in the name of the owners signing the certificate or instrument of dedication.

(4) The filing of the final plat shall be acknowledged by the person filing the plat before the auditor of Grays Harbor County or any other officer who is authorized by law to take acknowledgement of deeds, and a certificate of said acknowledgement shall be enclosed or annexed to such plat and recorded therewith.

(5) One reproducible copy of the approved final plat shall be furnished to the city public works department. One paper copy shall be filed with the county assessor. (Ord. 1224 § 6, 2000)

14.06.200 Lots in an approved final plat valid land use for five years.

Any lots in an approved final plat filed for record shall be a valid land use notwithstanding any change in zoning laws for a period of five years from the date of filing. A long subdivision shall be governed by the terms of the approval of the final plat, and the statutes, ordinances, and regulations in effect at the time the long plat was given preliminary approval for a period of not less than five years after final plat approval unless the city council finds that a change in conditions creates a serious threat to the public health or safety in the subdivision. (Ord. 1224 § 6, 2000)

14.06.210 Final approval required.

No person shall transfer, sell, or lease any land or portion thereof subject to the requirements of this chapter until a final plat has been approved by the city council; provided, that as permitted by RCW 58.17.205 lots within the long subdivision given preliminary approval may be sold prior to final plat approval where all of the requirements of RCW 58.17.205 are observed. No building permits shall be issued until final plat approval has been granted. (Ord. 1224 § 6, 2000)

14.06.220 Plat requirements.

(1) Preliminary plats shall include the following information and such other information as the administrator finds necessary to adequately review the preliminary plat. The scale of the preliminary subdivision shall not be less than 50 feet nor more than 200 feet to an inch. The preliminary plat shall be on mylar and measure 18 by 24 inches. The plat may be drawn on several sheets provided they are all drawn to the same scale.

(A) The name of the proposed subdivision, the names and addresses of the owners and their telephone numbers, a north arrow, scale, and basis of bearing. The names, addresses, and business phone numbers of the persons and/or firms preparing the plat. This information shall be on each sheet.

(B) A legal description of all lands included in the proposed subdivision.

(C) The names and addresses of owners of record of unplatted property within 300 feet of the proposed subdivision and the names of all adjacent plats and the owners of all adjacent properties.

(D) Existing monuments and markers.

(E) The boundary lines and acreage of the tract to be subdivided.

(F) The location, width, and names of all existing or platted streets, street approaches, or other public or private ways within or nearby the proposed development and other important features, such as the general outline of permanent buildings, watercourses, drainage ways, wetlands, power lines, telephone lines, municipal boundaries, township lines, and section lines.

(G) The general location and size of all existing sewers, water mains, culverts, drainage improvements, and other underground installations within the tract and immediately adjacent thereto, as far as can be determined.

(H) Contours of sufficient interval to show the topography of the entire tract, unless specifically waived by the administrator.

(I) The layout of proposed street right-of-way lines, proposed street widths, proposed roadway widths, alley and easement lines, road approaches, and the layout and approximate dimension of lots, blocks, and the general outline of proposed building envelopes and setbacks.

(J) The tentative grades of each street.

(K) All parcels of land intended to be dedicated or temporarily reserved for public use or to be reserved in the deeds for the common use of the property owners on the subdivision shall either be described and noted in an instrument of dedication or on the preliminary plat. The purpose, conditions, or limitations of such dedications or reservations shall be clearly indicated.

(L) The present zoning and the zoning of surrounding properties.

(M) All proposed water, sewer, and drainage improvement, and fire hydrants.

(N) The indication of any portion or portions of the plat for which successive or separate final plats are to be filed.

(O) A vicinity sketch indicating the boundary lines and names of adjacent subdivisions, streets, and tract lines of adjacent parcels, and the relationship of the proposed plat to major highways, schools, parks, shopping centers, and similar facilities.

(P) Any restrictions on the use or development of any land within the long subdivision.

(Q) Two copies of any proposed restrictive covenants.

(2) Final plats shall be of the same materials and drawn to the same scale as preliminary plats. The final plat shall be based on survey and include the same information required in subsection (1) of this section together with the following information:

(A) The location and description of all monuments or other evidence found and placed together with all ties.

(B) The boundary of the subdivision with complete bearings and lineal dimensions; the boundary shall be depicted with heavier lines than appears elsewhere on the plat.

(C) The length and bearings of all straight lines; the radii, arcs, and semi-tangents of all curves. Curve data shall include but not necessarily be limited to the delta, radius, and length of each curve.

(D) The length of each lot line, together with bearings and other data necessary for the location of any lot in the field.

(E) The locations, width, center line, and the name of all streets within and adjoining the subdivision including the right-of-way widths and any physical improvements of such streets such as edges of pavement, paving, drainage facilities, etc.

(F) The location and width of all easements, shown with broken lines, and a description of the purpose thereof.

(G) All roads not dedicated to the public must be clearly marked on the face of the final plat.

(H) The location and dimensions of any existing or proposed road approaches.

(I) Numbers assigned to all lots and blocks within the subdivision and the total square footage of each lot.

(J) The layout and size of all utilities within (or to be installed within) and adjacent to the subdivision including water lines, sewer lines, drainage improvements, and power lines.

(K) A certification by the owners, and those having interest in the property containing a correct legal description of the property being subdivided that the creation of the long subdivision is by their free will and consent. If the plat contains a dedication, the certificate or separate written instrument shall contain the dedication of streets and/or other areas to be dedicated to the public or some other party. If the dedication is to be public, the certificate or instrument of dedication shall contain a waiver by the owners and their assigns of all claims for damages which may occur to adjacent properties by the construction, drainage, and maintenance of the streets or area. When required, the certificate or instrument of dedication shall contain a waiver of the right of direct access to any street from any property. The 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.

(L) A signed certification by the licensed land surveyor registered by the state of Washington who surveyed the property stating the long plat is based upon an actual survey and that the courses, distances, and map are accurate and all required stakes and monuments are placed on the ground.

(M) A certification for the signature of the city engineer, public works department, administrator, and health department, if needed, that the long subdivision is in compliance with all long subdivision requirements of this title and all conditions for final long plat approval.

(N) A certification for the signature of the authorized employees of the county treasurer confirming that all property taxes to date have been paid.

(O) A certification of approval for the signature of the mayor and city clerk.

(P) A certification of filing for the signature of the authorized employees of the county auditor.

(Q) A certification of acknowledgement of the filing of the final plat to be signed by the person filing the plat when the plat is filed with the Grays Harbor County auditor. (Ord. 1224 § 6, 2000)

14.06.230 Design and construction standards.

All long subdivisions shall conform to the standards in this section.

(1) Streets and Alleys.

(A) All subdivisions shall be served by one or more streets providing adequate ingress and egress to and from the subdivision.

(B) Major streets within each subdivision shall conform to the city’s thoroughfare and circulation plans and shall provide for the continuation of major streets that serve property contiguous to the subdivision. Unless warranted by special physical circumstances, streets serving lots on two sides shall be at least 60 feet wide.

(C) Street intersections shall be as nearly at right angles as practicable and in no event shall the angle formed be less than 30 degrees.

(D) A cul-de-sac shall be so designed as to provide a circular turnaround at the closed end that has a minimum radius of 40 feet and a minimum roadway radius of 28 feet. The council in lieu of the turnaround may authorize a tee or another reasonable alternative. Cul-de-sac streets shall not exceed 450 feet in length and the right-of-way shall be at least 50 feet wide, except under special circumstances a lesser width will be permitted. Each cul-de-sac turnaround shall be adequately illuminated.

(E) Street networks shall provide ready access for fire and other emergency vehicles and equipment, and routes of escape for inhabitants.

(F) All streets, bridges, drains, culverts, and other structures and facilities shall be constructed in accordance with plans and specifications approved by the city engineer and any adopted city standards.

(G) All streets shall be graded to the full width required under city specifications with adequate drainage provided prior to acceptance for public use. Grades shall be approved by the city engineer and all roadways shall be surfaced according to plans and specifications approved by the city engineer or applicable officer. All streets shall be adequately ballasted and paved with asphaltic concrete or better material.

(2) Blocks shall be designed to assure traffic safety and ease of traffic control and circulation. Blocks shall be identified by letters or numbers.

(3) Lots.

(A) Every lot shall be provided with convenient vehicular access to a street or to a permanent appurtenant easement that satisfies the requirements of the city zoning code.

(B) Lots shall be numbered with reference to blocks.

(4) Drainage, Storm Sewer, and Utility Easements.

(A) Easements for drainage channels and ways shall be of sufficient width to assure that they may be maintained and improved. Easements for storm sewers shall be provided and shall be of sufficient width and in proper location to permit future installation. Utility easements shall be approved by the city engineer and the utility provider.

(B) Easements for electricity, telephone, water, gas and similar utilities shall be of sufficient width to assure installation and maintenance.

(5) Prior to construction of any structure in the subdivision, water supply facilities adequate to provide potable water from a public supply to each lot within a subdivision shall be installed in conformity with plans approved by the public works department and the city engineer. Each lot shall be provided with a sanitary sewer system connection approved by the county health department and the public works department unless the city council determines that the lots can be adequately served with private septic tanks. All connections shall conform to applicable city regulations. The city council shall require as a condition of plat approval that lots having private septic tanks be required to convert to a sanitary sewer system in the future.

(6) Prior to the construction of any structure in the subdivision, water service mains and fire hydrants shall be installed in accordance with plans and specifications approved by the city engineer and the public works and fire departments.

(7) The applicant shall place permanent reference monuments in the subdivision as required herein and the placement of the monuments shall be approved and certified by the applicant’s surveyor.

(A) Sufficient permanent monuments shall be set so that the survey of the plat or any part of the survey may be readily retraced.

(B) The external boundary and corners of the plat shall be monumented using one and one-half inch diameter metal pipe with a 24-inch minimum length, filled with concrete and labeled with the surveyor’s identification number or equivalent or better material approved by the public works department. Monuments shall be placed at a maximum of 1,000-foot intervals.

(C) All lot corners are to be monumented with a minimum three-eighths-inch rebar or pipe, 18 inches in length with the surveyor’s identification number affixed or equivalent or better material approved by the public works department.

(D) All plat monuments are to be accompanied by a guard stake to be painted and/or flagged to be sufficiently visible, and scribing on the stake shall include the lot number or corner it has been placed to represent. Monuments in an improved area shall be driven to be flush with the ground. Those placed in an unimproved area shall be left exposing one or two inches from the ground level.

(E) All roads shall be monumented as directed by the city engineer and the public works department.

(8) The applicant’s registered, professional engineer shall inspect all required improvements to ensure they are constructed in accordance with the approved plans and any applicable standards of the city. After the improvements have been completed, the applicant’s engineer shall furnish to the public works department “as built” mylar plans and profiles showing the location of the improvements constructed, the details of the improvements construction, the materials of which the improvements were made, and the dimensions of the improvements. The applicant’s engineer shall certify on each of the drawings that they are an exact representation of the required improvements as they were built and that the required improvements were constructed in accordance with the approved plans and any applicable standards of the city. Each of the signatures on the drawings shall be an original and the engineer shall affix his/her stamp to each drawing. The city engineer and public works department shall have the authority to make all inspections necessary to ensure the improvements have been built in accordance with the approved plans and any applicable city standards.

(9) Arrangements shall be required for the permanent maintenance of all improvements within or serving a subdivision that are not dedicated to and accepted by a public agency. The council may require that the maintenance arrangements be recorded with the plat as covenants or notifications. The city shall have no responsibility to maintain any improvements that have not been dedicated to and accepted by the city. The city shall have no responsibility to enforce actual performance of any maintenance arrangements required by this chapter. (Ord. 1224 § 6, 2000)