Chapter 16.115 PRELIMINARY PLATS

Chapter 16.115
PRELIMINARY PLATS

Sections:

16.115.020 Applicability.

16.115.060 Validity and extensions.

16.115.010 Purpose.

It is the purpose of this chapter to set forth the procedures, criteria, submittal requirements and validity for all preliminary plats processed under this title. (Ord. 99-008 § 1(D) (part), 1999)

16.115.020 Applicability.

The provisions of this chapter shall apply to all preliminary applications regulated by this title, unless exempted pursuant to BGMC 16.105.050. (Ord. 99-008 § 1(D) (part), 1999)

16.115.040 Short plats.

A. Procedures. Short plats shall be processed as a Type II land use action, pursuant to BGMC 17.200.060.

B. Submittal Requirements. Applications for preliminary short plats shall include all information required by BGMC 17.200.050, as well as the following:

1. A completed application form furnished by the planning director; and

2. Ten full-size (minimum twenty-four inches by thirty-six inches or equivalent) copies of the preliminary plat at a minimum scale of one inch equals two hundred feet and also one eleven-inch-by-seventeen-inch copy of the plat, containing the following:

a. The plat shall consist of one or more pages on a form acceptable to the planning director. The plat shall be clearly and legibly drawn on black and white bond paper or equivalent approved material. All drawing and lettering shall be in permanent black ink, or an approved equivalent,

b. The perimeter of the subdivision shall be depicted with heavier lines than appear elsewhere on the plat. A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of three inches on the left side and one inch on the remaining sides,

c. The name of the subdivision, graphic scale and north point,

d. The names, addresses and telephone numbers of all persons, firms and corporations holding an interest in the land,

e. The legal description of the land proposed for the short subdivision,

f. Proposed dedication, if applicable,

g. The boundary lines of the proposed plat,

h. A layout of proposed and existing streets and utilities. These requirements may be modified by the planning director for nonresidential plats,

i. A plan for the entire tract showing how the proposed lots and improvements relate and coordinate with the entire tract when fully platted, when only a portion of an entire tract is proposed to be short subdivided.

C. Criteria. Approval of preliminary short plats shall be subject to the following criteria:

1. Whether the plat meets applicable zoning and other land use regulatory requirements of the city and state. No short plat shall be approved unless it is found to be in compliance with applicable city zoning regulations;

2. Except for nonresidential plats, whether the proposed short plat is already adequately served by sidewalks and other planning features that assure safe walking conditions for students who walk to and from school and others who may use said sidewalks;

3. The design, shape, size and orientation of the proposed subdivision lots are appropriate to the proposed use for which the lots are intended and are compatible with the character of the area in which they are located;

4. Whether the recommendations of the city engineer, and other appropriate agencies and personnel can be accommodated in the plat, if provided;

5. Whether prior written approval of the Department of Ecology of the state of Washington is provided, if the plat covers any land situated in a flood control zone as provided in Chapter 86.16 RCW. Construction of protective improvements may be required as a condition of approval, and such improvements shall be noted on the approved plat;

6. Whether easements are provided and conveyed where necessary for utility installation and maintenance, public access, drainage and buffer strip or protective easements;

7. When only a portion of an entire tract is proposed to be short subdivided, whether a plan for the entire tract has been submitted showing how the proposed lots and improvements relate and coordinate with the entire tract when fully platted. (Ord. 07-15 § 3, 2007: Ord. 99-008 § 1(D) (part), 1999)

16.115.050 Subdivisions.

A. Procedures. Subdivisions shall be processed as a Type III land use action, pursuant to BGMC 17.200.060.

B. Submittal Requirements. Applications for preliminary subdivisions shall include all information required by BGMC 17.200.050, as well as the following:

1. Ten full-size (minimum twenty-four inches by thirty-six inches or equivalent) copies of the preliminary plat at a minimum scale of one inch equals two hundred feet and also one eleven-by-seventeen-inch copy of the plat containing the following:

a. Name of subdivision,

b. Legal description of land contained in the subdivision,

c. Names, addresses and telephone numbers of all persons, firms and corporations holding interest in the land,

d. The name, address, telephone number and seal of the registered land surveyor or engineer who made, or under whose supervision was made, a survey of the proposed subdivision, if any was made,

e. The date of the survey, if any has been made,

f. The boundary lines of the proposed plat,

g. All existing monuments and markers,

h. The boundaries of all blocks and lots within the proposed subdivision, together with the numbers and letters proposed to be assigned each lot and block,

i. The location, names and widths of all existing streets and easements within the proposed subdivision and adjacent thereto,

j. Location of all permanent buildings, wells, water courses, bodies of water, all overhead and underground utilities, railroad lines, municipal boundaries, township lines, and other important features existing upon, over or under the land proposed to be subdivided,

k. Contour lines at two-foot intervals or other data acceptable to the planning director,

l. A layout of proposed streets, alleys, utility mains and parcels proposed to be dedicated to or reserved for public or community school, park, playground or other uses. Streets shall maintain the established grid system of the city as nearly as possible and shall use street names or designations consistent with the existing grid system but shall not otherwise use deceptively similar names of existing streets in the city or Clark County,

m. Preliminary plans of proposed water distribution systems, sewage disposal systems, drainage systems and proposed streets, indicating locations, grades and elevations at termination points of lines. Said plans shall be drawn upon standard profile sheets or other such sheets as approved by the city engineer. Three copies of said plans shall be submitted,

n. A vicinity or location sketch,

o. A phasing plan, if phasing is proposed;

2. Owners of land adjacent to the subdivision and the names of any adjacent subdivisions;

3. A copy of any restrictive covenants proposed to be imposed on the land within the subdivision, if applicable;

4. If individual septic tanks are permitted by applicable city regulations, approvals by the Southwest Washington Health District;

5. A formal survey, if available.

C. Criteria. Approval of preliminary subdivision plats shall be subject to the following criteria:

1. The applicant for any preliminary plat approval shall demonstrate compliance, and the planning director and/or hearings examiner, as appropriate, must find compliance with, the following criteria:

a. The proposed subdivision is in conformance with the general purposes of the comprehensive plan and the planning standards and specifications as adopted by the city council,

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 capital facilities to be provided by the city can be provided concurrently with the expected development such as streets, potable water and sanitary sewers in accordance with the transportation element and the capital facilities element of the comprehensive plan,

d. Whether sidewalks and other planning features assure safe walking conditions for people who use them,

e. Whether the public interest will be served by the subdivision and dedication,

f. The physical characteristics of the proposed subdivision and the possibility of flood, inundation or wetland conditions which are grounds for disapproval,

g. Any information provided as a result of compliance with the State Environmental Policy Act,

h. If a phasing plan is proposed, then the applicant also shall show:

i. The phasing plan includes all land within the preliminary plat,

ii. The sequence of phased development is identified by map,

iii. Each phase can meet all of the requirements for density, open space, with safe and convenient circulation, and with facilities and utilities coordinated with requirements established for the entire subdivision, and

iv. All road public improvement requirements are assured. (Ord. 07-15 §§ 4, 8, 2007: Ord. 99-008 § 1(D) (part), 1999)

16.115.060 Validity and extensions.

A. Validity. Preliminary plat approvals shall be valid for a period of five years following the date of the notice of final decision, issued pursuant to BGMC 17.200.130.

B. Extensions. The planning director may administratively authorize extensions to preliminary plat approvals. Preliminary plat extensions shall be processed as a Type I land use action pursuant to BGMC 17.200.060. Extensions shall be issued in one-year increments, subject to the following criteria and conditions:

1. The initial one-year extension shall be granted if the applicant makes written request for the extension at least thirty days prior to expiration of the preliminary plat approval.

2. Any subsequent one-year extension may be granted upon the director finding that:

a. There have not been any substantial changes in the laws governing the development of the plat, with which lack of compliance would be contrary to the public health, safety and welfare; and

b. The applicant has pursued final platting in good faith. Good faith shall be evidenced by progress on final surveying, engineering, construction or bonding of improvements.

c. In any case, a maximum of three consecutive one-year extensions may be granted for a preliminary plat approval.

3. A condition of any extension approval shall be that the subject plat shall comply with current city requirements in effect at the time of improvement.

4. For phased developments, the director may issue unlimited one-year extensions, provided:

a. There have not been any substantial changes in the laws governing the development of the plat, with which lack of compliance would be contrary to the public health, safety and welfare; and

b. At least fifty percent of the public infrastructure for the entire project has been constructed. (Ord. 99-008 § 1(D) (part), 1999)