Chapter 17.12   PRELIMINARY PLATS

Sections:


17.12.010   Application.

Any person desiring to subdivide land into seven or more parcels within the city shall first submit an application for preliminary plat approval to the community development department. The application shall be on forms provided by the city. To the extent that procedural requirements permit simultaneous proceedings, a subdivision application will be processed concurrently with applications for variances, residential cluster development, site plan approvals and similar approvals, unless the applicant expressly requests sequential processing. A preliminary plat application will not be accepted for property within an MPD zone unless there is a previously approved MPD permit. A preliminary plat application will not be accepted for property that is part of a master planned development (MPD) permit application unless the city, pursuant to Section 18.98.050(C) of this code, authorizes the simultaneous processing of the subdivision application. The application shall include:

A.

Copies of the preliminary plat drawing and vicinity map containing items specified in Section 17.12.020 of this chapter;

B.

Copies of proposed street and utility plans showing proposed locations, sizing and alignment, and of plans showing areas of existing trees and natural vegetation to be retained, and those to be removed;

C.

Copies of a completed environmental checklist, together with applicable environmental studies and SEPA documents. If the city and the applicant have agreed that an environmental impact statement will be prepared for the proposal, a checklist shall not be required;

D.

A preliminary outline of any areas within the subdivision to be dedicated or reserved for public or common use, with the purposes indicated thereon and in the dedication or restrictive covenant;

E.

A title report disclosing vesting of title, all existing easements of record or other existing restrictions on the proposed platted land;

F.

Storm drainage design analysis at a level of detail to allow for accurate sizing of storm drainage facilities and tracts;

G.

A listing of all property owners of record within three hundred feet of the exterior boundaries of all parcels proposed to be included within the subdivision. The three hundred feet shall be measured from the exterior boundary of adjacent property in the same ownership as the land to be subdivided;

H.

Certificates of sewer and water availability;

I.

if the property to be subdivided has been designated as a receiving area pursuant to the city's transfer of development rights program, a copy of all development right certificates (DRCs) proposed for use in obtaining the proposed net density;

J.

The nonrefundable preliminary plat fee and review deposit in the amount specified in the city fee resolution;

K.

Any further information required by the terms of a previously approved MPD permit that is required by the approval to be shown on the plat or required to be constructed as part of the subdivision approval process;

L.

A tree survey prepared in conformance with Section 19.30.060 and meeting the tree protection requirements of Section 19.30.080;

M.

The names and addresses of all persons having an ownership interest in the property or in the applicant. If the property is owned by, or the applicant is a partnership, limited liability company, corporation or other legal entity, then the names and addresses of all persons having a financial interest in the legal entity or entities shall be provided; and

N.

Any other information that is necessary and appropriate as determined in the reasonable discretion of the city in order to determine whether or not the application meets the preliminary plat approval criteria set forth in Chapter 17.15 of this title.

(Ord. 780 § 2 Exh. 1 (part), 2005)

(Ord. No. 941, § 6, 6-3-2010; Ord. No. 1089, § 3, 5-4-17))

17.12.020   Preliminary plat contents.

The preliminary plat shall be prepared by a professional land surveyor or engineer using acceptable drafting standards. The scale for the preliminary plat drawing, the drainage utilities, and tree preservation plans shall be not less than one inch equals one hundred feet and the horizontal and vertical scales for street and sewer plans shall be not less than one hundred feet and ten feet to the inch, respectively. After initial review, the public works director may request more detail for proper infrastructure review, including profiles. The documents shall be submitted in such form that when the maps and written data are considered together, they shall fully and clearly disclose the following information:

A.

The proposed name of the proposed subdivision which shall not be the same as the name of any other subdivision or development in the city;

B.

The legal description of land contained within the proposed subdivision;

C.

The name, address and telephone number of the applicant and the property owner;

D.

The name, address and telephone number and seal of the professional land surveyor or engineer who prepared the preliminary plat documents;

E.

The boundary lines of the proposed subdivision;

F.

The boundaries and approximate dimensions, including square feet of lot area for all lots and parcels within the proposed subdivision, together with the numbers to be assigned to each block and lot;

G.

The proposed location and width of all existing and proposed streets, alleys, roads and easements within the proposed subdivision and adjacent thereto;

H.

The location and, where ascertainable, sizes of all permanent buildings, wells, watercourses, bodies of water (indicating the high water mark or top of the bank), all overhead and underground utilities, municipal boundaries, section lines, township lines and other important features existing upon, over or under the land proposed to be subdivided;

I.

Contour lines of at least five-foot intervals or sufficient intervals to show the topography of the land to be subdivided referenced to the mean sea level datum of the National Ocean Survey (USC and GS), and extending at least one hundred feet in all directions from the property to be subdivided;

J.

Generalized plans of proposed water distribution systems, storm sewers, sewerage systems and shoreline modifications, if any, indicating locations and sizing;

K.

A layout of proposed buffer zones, or no-build areas and parcels proposed to be dedicated or reserved for public or community school, park, playground, open space and trail networks, wildlife corridors, and perimeter buffers or other uses;

L.

Owners of land adjacent to the subdivisions and the names of any adjacent subdivisions shall be identified on the preliminary plat map;

M.

If the plat constitutes a replat, the lots, block, streets, etc., lines of the original plat shall be shown with dotted lines in their proper positions in relation to the new arrangement on the plat, the new plat being clearly shown in solid lines;

N.

If the proposed plat is part of an approved MPD, the proposed preliminary plat drawing shall show road, trail, utility, and other connections to adjacent MPD properties, as well as adjacent approved MPD land uses;

O.

All environmentally sensitive areas, their buffers, and minimum building setbacks;

P.

If the subdivision is proposed to occur in two or more phases, the proposed phases shall be clearly shown and labeled; and

Q.

A table listing the gross density, net density, density proposed through use of the city's transfer of development rights program, minimum lot size, maximum lot size and average lot size for the proposed subdivision.

(Ord. 780 § 2 Exh. 1 (part), 2005)

(Ord. No. 941, § 7, 6-3-2010)

17.12.030   Additional information.

An application, for vesting purposes, shall be deemed complete if it contains all of the information required by Sections 17.12.010 and 17.12.020 of this chapter, and chapter 18.14 (vesting). However, the city may require submittal of additional information, including, but not limited to, soil and geological studies, wetland assessments, or traffic studies prior to processing a preliminary subdivision application if city staff determine that such information is necessary for accurate environmental or technical review of such application. The city may also set reasonable deadlines for the supplemental submittal of such information if it is found to be necessary subsequent to the initial application submittal and determination of completeness. Failure to meet such deadlines shall cause the application to be deemed withdrawn, and plans or other data previously submitted for review may thereafter be returned to the applicant. In no case shall an application be processed until it is adequate in terms of the type or amount of information necessary for accurate environmental and technical review.

(Ord. 780 § 2 Exh. 1 (part), 2005)

(Ord. No. 941, § 8, 6-3-2010)