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HomeMy WebLinkAbout1631ORDINANCE NO. 1h3/ AN ORDINANCE adopting subdivision regulations for the City of Port Angeles and providing penalties for violations. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF PORT ANGELES that the attached Subdivision Regulations marked Exhibit "A" are hereby adopted as the subdivision regulations for the City of Port Angeles. PASSED by the City Council of the City of Port Angeles and approved by its Mayor at a regular meeting of the Council held on the a. day of %Yo ye/N , 19.67. City Clerk .Approved as to form: iPUBLISHED: i� 9� /'7 SUBDIVISION REGULATIONS PORT ANGELES 1 TABLE OF CONTENTS Section Page, Procedure Outline 1 Purpose and Intent 1 2 Authority and Jurisdiction 1 3 Definitions - 1 4 Procedure 3 5 Standards and Policies 5 6 Requirements for Acceptance of Plats 11 7 Variances 15 8 Validity 15 9 Enforcement and Penalties 15 PROCEDURE OUTLINE 1. DEVELOPER Submits sketch of proposed subdivision to City Engineer. 2. CITY ENGINEER * Checks sketch in regard to shape and size of lots, confor- mance with comprehensive plan and zoning regulations, utilities, street alignments. 3. DEVELOPER a. Submits six (or more) prints of Preliminary Plat to City Engineer. b. Pays Subdivision Fee to Finance Department. 4. CITY ENGINEER * a. Lists Preliminary Plat on subdivision ledger b. Submits prints of plat to the following for their recom- mendations - County Health Department (if septic tanks are proposed) - State Highway Department- County Plan- ning Commission - FHA (when applicable) c. Checks plat for conformance with: - requirements for Preliminary plats - existing and proposed street pattern, utilities d. Lists recommendations and requirements e. Has Plat listed on Planning Commission agenda after his and other government agency recommendations have been received by the Commission. 5. PLANNING COMMISSION a. Considers recommendations of City Engineer, City Manager or government agencies b. Checks plat for conformance with Comprehensive Plan c. Approves or disapproves plat, with specific provisions d. City Manager can appeal decisions of Planning Commission to the Council. 6. DEVELOPER a. Clears fees, bonds, taxes, specifications with : - City Engineer, City Clerk, City Treasurer - County Treasurer,: other government agencies involved b. Submits mylar tracing and six or more prints of Final Plat to City Engineer. 7. CITY ENGINEER a. Has Final plat recorded on subdivision ledger b. Submits prints of Final plat to other government agencies for their recommendations. 8. PLANNING COMMISSION Considers Final plat for approval and, when it approves the plat, signs tracing and recommends plat to Council. 9. CITY COUNCIL Considers Final plat for approval and affixes signatures to tracing. 10. DEVELOPER After all signatures are obtained submits mylar reproducible of Final plat to City Engineer. * or Subdivision Administrator 1 SECTION 1 PURPOSE AND INTENT PURPOSE Land subdivision is the first step in the process of community development. Once land has been cut up into streets, lots and blocks and has been publicly recorded, the correction of defects is costly and difficult. It is therefore in the interest of the public, the developer and future property owners that subdivisions be design- ed and developed in accordance with sound rules and proper minimum standards. It is the purpose of these regulations to: - provide building lots of adequate width and depth for uses contemplated. - require the provision of adequate sewerage, water supply, drainage systems and power. insure that streets of adequate width and surfacing are provided, with proper alignment with existing and future streets. - encourage the orderly growth of the neighborhoods in this City. - see that appropriate provision is made for parks, schools and other public buildings. INTENT It is the INTENT of these regulations to provide the minimum controls required to insure that all platting and subdivision of land in the City of Port Angeles shall be in the public interest and shall meet minimum standards of public health and public safety. SECTION 2 AUTHORITY AND JURISDICTION AUTHORITY The Planning Commission is designated and assigned the admini• strative and coordinating responsibilities contained herein, pursuant to the Laws of the State of Washington, for the approval or disap- proval of plats, subdivisions and dedications. JURISDICTION The City Council shall appoint a person who shall have the authority, duties and responsibilities of Subdivision Administrator for the City of Port Angeles. SECTION 3 DEFINITIONS BUFFER STRIP - An area or strip of land located and planted with trees and shrubs to provide a screen between conflicting land uses. (parks, playgrounds and the site of public uuildings are sometimes used as a buffer). CLUSTER SUBDIVISION - A subdivision of land in which residential lots are designed in clusters of individual lots with park and open areas between clusters, and in which many of the lots are below the minimum lot widths and lot areas required by zoning regulations. Combined with total areas dedicated in the plat to public park and open space however, said lots meet minimum zoning requirements. -1- COLLECTOR STREET Slightly wider than service streets and public ways, primarily providing access to abutting property, but also de- signed to distribute traffic from minor access streets to the arterial trafficway system, including the principal entrance streets of a residential development, grid streets, and streets for circula- tion within development areas. COMMISSION - Port Angeles City Planning Commission. COMPREHENSIVE PLAN - a comprehensive plan adopted by the Council and which indicates the general locations recommended for residential, commercial and industrial districts and for streets, parks, public buildings and other public improvemens. COUNCIL - Port Angeles City Council. CROSSWALK -WAY -- A right -of -way dedicated to public use, ten feet or more in width, which cuts across a block to facilitate pedestrian access to adjacent streets and properties. CUL -DE -SAC - (Court of Dead End Street) - A short street having one end open to traffic and being permanently terminated by a vehicle turn - around. EASEMENT - A grant by the property owner of the use of a strip of land by the public, a corporation, or persons for specific purposes. FINAL PLAT - a map or chart of a subdivision of land which has been accurately surveyed and such survey marked on the ground so that streets, alleys, blocks, lots and other divisions thereof can be identified and which has been approved in accordance with the regulations contained herein, IMPROVEMENTS - Streets, with without curb or gutter, sidewalks, crosswalk -ways, water mains, sEni.tary and storm sewers, street trees, power and other appropriate items. LOT - A portion of a subdivision or other parcel of land intended as a unit for transfer of ownership or for development. LOT FRONT - Unless otherwise .pecified on a plat, the narrow width of a lot which abuts a public s`.reet shall be considered the front of said lot. MAJOR STREET - Public way arteries which connect the focal points of traffic interest within the urban area; designed to carry maximum traffic volumes, consisting generally of more than two traffic lanes; provide communication between communities and outlying areas; arteries having relatively higher traffic volume, compared with lesser streets to justify median strips,left -turn lanes and /or lanes for acceleration and deceleration, MINOR STREET - Land service streets, including those public ways which are generally (1) limited to providing access to abutting property, (2) tributary to the higher type trafficways, (3) design- ed to discourage fast, heavy and through traffic volume. OWNER - A person, firm, association, partnership, private corpora- tion, public or quasi.- public corporation, or any combination thereof. PRELIMINARY PLAT -- A preliminary map or chart indicating a proposed subdivision or re-subdivision of land. STREET - A right-of-way, dedicated to public use, which provides vehicular and pedestrian access to adjacent properties, SKETCH - A freehand drawing showing proposed lot- layout, building line setbacks and proposed locations and width of streets, width and area of each lot, sanitary and storm drainage. SUBDIVIDER...DEVELOPER -- A person who undertakes the subdividing or the re- subdividing of a lot, tract or parcel of land into two or more lots or other divisions of land for the purpose, immediate or future, of transfer of ownership or development, including all changes in street or lot lines. SUBDIVISION - The dividing of a lot, tract or parcel of land into two of more lots or other division of land for the purpose, immediate or future, of transfer of ownership or development, including all chang- es in street or lot lines. SECTION 4 PROCEDURE PRELIMINARY STEPS The developer shall submit a Sketch of his proposed subdivision of land to the Subdivision Administrator for his review prior to submittal of the Preliminary Plat. CONDITIONAL APPROVAL The developer or his surveyor shall then transmit six* (6) copies of his Preliminary plat, accompanied by a $5 -per -lot Sub- division Fee, (over 20 lots, the additional fee shall be 01.00 per lot), to the Subdivision Administrator. The City Engineer shall submit his written recommendations to the Planning Commission prior to the Commission's public hearing in which the Preliminary plat is on its agenda. The proposed plat shall be prepared by a licensed land surveyor and shall be submitted to the Subdivision Administrator at least fourteen days prior to the next public hearing of the City Planning Commission. Notice of the public hearing on a proposed plat or subdivision shall be posted by the developer and shall consist of at least three copies of the notice of the hearing, posted in conspicuous places on or adjacent to the land proposed to be subdivided. Such notices shall clearly indicate the time and place of such hearing and such notices shall be posted not less than seven days prior to the haring. Within a period of sixty days after a Preliminary plat has been submitted to the Subdivision Administrator the Planning Commis- sion shall examine the proposed plat, along with written recommen- dations of the City Manager and the City Engineer, and shall either approve or disapprove and shall make recommendations thereon. If the recommendations of the City Manager or City Engineer are not followed, the City Manager can appeal the Planning Commission's recommendation to the Council Within fourteen days following final action of the Commission on a Preliminary plat the Commission shall notify the developer re- garding changes required and the type and extent of improvements to be made. A copy of the Commission's action and recommendations shall be forwarded to the developer and to any agency submitting recommendations in regard to the Preliminary plat. - Approval of a Preliminary plat shall be considered Conditional Approval of the Preliminary plat, and shall not constitute approval of the Final plat; it shall be considered only as approval of the layout submitted on the Preliminary plat as a guide to the pre - paration of the Final plat. If the Preliminary plat is approved by the Planning Commission the developer, before requesting final approval, shall elect to *or more if required -3- install improvements required in Section 6 contained herein by either of the following methods: 1. By actual installation of required improvements to the satisfaction of the City Engineer 2. By furnishing the City with a subdivision bond in which assurance is given the City that the installation of the required improvements will be carried out in accordance with the installation requirements to the satisfaction of the City Engineer. The amount and time limitation of the plat or subdivision bond shall be determined by the City Engineer. After completion of all required improvements the City Engineer and any government agency involved shall submit a written notice to the Planning Commission stating that the developer has completed the required improvements in accordance with Section 6 and with required installation standards. wr tten The Subdivision Administrator shall send a�notice to the develop- er advising him to prepare a Final plat for that portion of the area contained in the Preliminary plat in which the required improvements have been installed. FINAL APPROVAL The Final plat shall conform to the Preliminary plat as approved by the Planning Commission. If desired by the developer, the Final plat may constitue only that portion of the approved Preliminary plat which he proposes to record and develop at the time. The Final plat shall be submitted to the Planning Commission within twelve months after Commission approval of the Preliminary plat. Said approval shall become void unless an extension of time is granted by the Planning Commission. The developer shall submit a mylar tracing and six prints or more if required of his Final plat and other required exhibits to the Subdivision Administrator at least fourteen days prior to the meeting in which the Final plat is to be considered by the Plan- ning Commission. Ten days prior to the public hearing of the Commission in which the Final plat is to be considered, the developer shall post three notices regarding said hearing. The Planning Commission shall review the Final plat to determine if the plat conforms with the Preliminary plat, the provisions of the Comprehensive Plan, the 7oning Regulations and these Subdvision Regulations. Within sixty days the Commission shall act upon the Final plat. If the Commission approves the Final plat the Chairman shall sign the Final tracing. If the Commission disapproves the Final plat it shall express its reasons for disapproval, and shall give written notice to the developer of its action. Following the approval of the Final plat by the Commission the Subdivision Administrator shall obtain the signatures of the County Health Officer (if required by Commission),the City Engineer, City Clerk, City Manager and City Attorney on the Final tracing and shall submit the tracing of the Final plat to the City Council for approval and signature by the Mayor. The developer shall have his Final plat recorded within thirty (30) days from the date his Final plat is approved by the City Council. After obtaining signatures of City officials and prior to thirty days after recording, the developer shall obtain and give to the City Engineer a mylar or equivalent duplicate of the Final plat. APPROVAL AND REVIEW OF PRELIMINARY AND FINAL PLATS When a proposed plat or subdivision is situated adjacent to the right - of-way of state highways, said plat or sibdivision shall be submitted to the Director of Highways. Approval by the Commission s hall be withheld until said Director or his assistant has made a report to the Commission. When a proposed plat, subdivision or dedication is adjacent to unincorporated territory notice of such proposed plat shall be given by the Subdivision Administrator to the Clallam County Plann- ing Commission. Any decision by the City Council approving or refusing to approve a plat or subdivision shall be reviewable for arbitrary, capricious or corrupt action or non- action, by writ of review before the superior court of Clallam County, by any property owner of the county having jurisdiction thereof who deems himself agrieved there- by. Provided, that due application for such writ of review shall be made to such court within thirty days from the date of any decision so to be reviewed. SECTION 5 STANDARDS AND POLICIES GENERAL STANDARDS If a proposed street and /or lot pattern for any district in Port Angeles has been made by the Council or the Commission the street layout of any new plat submitted shall be in general con- formance to said pattern or plan. Otherwise proposed streets in new subdivisions shall conform to the Comprehensive Plan as adopted. No territory proposed to be subdivided shall be a part of, nor encroach upon, any area designated in the Comprehensive Plan for future public facilities. No plan for the platting, replatting, subdivision or dedication of any area shall be recommended for approval by the Commission unless streets shown therein are connected by surfaced road to an existing improved public right -of -way. Where the Comprehensive Plan or the Gityls official street plan indicates the necessity of a new right-of-way of a required width or portion thereof for street purposes, whether within a new plat or new subdivision, or along the boundaries of a new plat, new sub- division or new lot, such required right-of-way or portion thereof shall be dedicated to the City of Port Angeles by the filing of a plat. The area of a cemetery in one unit shall be not more than eighty (80) acres, which may or can be surrounded by streets and highways. If the area of a cemetery is intersected or cut by dedicated or unplatted streets the areas on opposite sides of said streets shall form and be considered separate units. -5- The Planning Commission may require plats to provide areas for parks, playgrounds or open public spaces. Each proposed subdivision and the ultimate use of the land there- in shall be in the interests of public health, safety and welfare, and subdividers shall be prepared to present evidence to this effect when (requested by the commission. Restrictive covenants not contrary to existing regulations re- garding the use of land, governing and binding all future owners of lots or tracts, may be shown on any plat. No Final plat of land within the force and effect of existing zoning regulations shall be approved unless it is conforming with such regulations. Whenever there is a discrepancy between minimum standards or dimensions noted herein and those contained in zoning regulations, building codes or other official regulations, the highest standard shall apply. GENERAL PRINCIPLES, POLICIES The Commission shall insure that appropriate provision is made for: (1) the harmonious development of neighborhoods by requiring coordination of streets within subdivisions with existing or plan- ned streets, or with other features of the Comprehensive Plan, (2) adequate open spaces for recreation, schools, light and air. (3) distribution of population and traffic which will create conditions favorable to public health, safety and convenience. The Commission shall inquire into the public use, interest or need proposed to be served by the establishment of a subdivision. If the results of such an inquiry indicate that a subdivision will not serve the public use, interest or need, the Commission may deny approval of such subdivision. Land which the Commission has found to be unsuitable for sub- division due to flooding, bad drainage, steep slopes, rock formations or other feature likely to be harmful to the safety, welfare and general health of the future residents, -- and the Couwission con- siders inappropriate for subdivision, -- shall not be subdivided unless adequate methods are formulated by the developer and approved by the City Engineer. STREET AND ROADS 1. The arrangement, character, extent, width, grade and location of all roads shall conform with the Comprehensive plan and shall be considered in their relation to existing and planned roads, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such roads. 2. Where such is not shown on the Comprehensive Plan, the arrange- ment of streets in a subdivision shall either provide for the con- tinuation or appropriate projection of existing major streets in the surrounding area; or shall conform to a plan for the neighborhood, approved by the Commission, to meet a particular situation where topographic or other conditions make continuance or conformance to existing roads impracticable. This shall also apply to cluster subdivisions. 3. If a preliminary or suggest plan for an area has been made by the Commission, the street layout of a proposed subdivision in such an area shall be in general conformance to the plan. 4. When a portion of a subdividerrs tract is to be subdivided, a street plan for the entire tract shall be submitted to indicate how the street pattern of the plat submitted will coordinate with the entire tract when fully platted. 5. Where a tract is subdivided into lots or tracts of an acre or more in area, the Commission may require an arrangement of lots and streets such as to permit a later re- subdivision in conformity with the street and lot requirements specified in these Regulations. 6. Wherever practical dead -end streets shall be avoided. However, roads designed with a turn - around at one end (cul -de -sac) may be used when conditions warrant their use. 7. Wherever practical minor streets shall be laid out to discourage through- traffic within residential neighborhoods. 8. Where a proposed subdivision abuts or contains an existing or proposed major road, or is adjacent to an existing or planned business, commercial or industrial district, the Commission may require treatment as may be necessary (1) for the adequate protection of residential properties and (2) to afford separation of through and local traffic. 9. Where a subdivision borders or contains a railroad or limited access highway right -of -way, the Commission may require a road approximately parallel to and on each side of such right -of -way, at a distance suitable for appropriate use of the intervening land. Such distances shall also le determined with due regard for the requirements of approach grades and future grade separations. 10. Streets shall be laid out so as to intersect as nearly as possible at right angles. Acute angle intersection shall be avoided. 11. There shall be no reserve strips controlling access to roads, except where the control of such strips is definitely placed in the City under conditions approved by the Commission. 12. Half- streets shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with the other requirements of these Regulations; and where the Commis_. sion finds it will be practical to require the dedication of the other half when the adjoining property is subdivided. Whenever a half- street is adjacent to a tract to be subdivided the other half of the street shall be platted within such tract. BLOCKS 1. The lengths, widths and shapes of blocks shall be determined with due regard to provision of adequate building sites suitable to the special needs of the type of land use contemplated, the zoning requirements as to lot area and dimensions, limitations and opportunities of the topography, and needs for convenient access, circulation, control and safety of vehicular and pedestrian traffic. 2. The width of blocks shall be sufficient for two (2) tiers of lots, unless existing conditions are such, in the judgment of the Commission, to render such requirements undesirable or impractical.. 3. Where frontage is on a major road, the long dimension of the block should be orientated with the direction of traffic flow. 4. Pedestrian crosswalk -ways shall be required where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation and other community facilities. LOTS 1. The lot area, width, depth, shape and orientation, and the minimum building setback lines shall be appropriate for the location of the subdivision, for the type of development and land use con- templated, and shall conform with the requirements of the Zoning Ordinance. 2. Excessive depth in relation to width shall be avoided. No lot shall have a depth greater than twice its width. 3. Corner lots for residential use shall have extra width to permit appropriate building setback from and orientation to both streets. 4. To insure public health, convenience and safety, the subdivid- ing of land shall provide, by means of a public street, each lot with satisfactory access to an existing public street. 5. Double frontage and reverse frontage lots shall be avoided, except where essential to provide separation of residential develop- ment from traffic arteries or to overcome specific disadvantages of topography and orientation. A planting screen easement. across which there shall be no ri 'yht of access, shall be provided along the line of lots abutting such a traffic artery or disadvantageous use. 6. Side lot lines shall be substantially at right angles or radial to street lines. 7. No lot or lots for residential purposes shall be divided or sold into additional lots or building sites. PUBLIC SPACES 1. Where a proposed park, playground, school or other public use shown in the Comprehensive Plan is located in whole or in part in a subdivision, the Commission may require the dedication or reservation of such area within the subdivision in those cases in which the Commission deems such requirement to be reasonable. 2. Where deemed essential by the Commission, upon consideration of the particular type of development proposed in the subdivision, and especially in large -scale neighborhood unit developments not anticipated in the Comprehensive Plan, the Commission may require the dedication or reservation of such areas or sites of a character, extent and location suitable to the needs created by such develop- ment for schools, parks and other neighborhood purposes. 3. Due regard shall be shown for the preservation of outstanding natural and cultural features such as scenic spots, water courses and historic sites. .114 EASEMENTS 1. Easements across lots or centered on rear or side lot lines shall be provided for utilities. 2. Where a subdivision is traversed by a water course, drainage way, channel or stream, there shall be provided a storm water ease- ment or drainage right -of -way conforming substantially with the lines of such water course, and such further width or construction, or both, as will be adequate for the purpose. Parallel roads or parkways may be required in connection therewith. STREET LIGHTING Street lighting installations shall be located in reference to the dimensions of full grown trees and in accordance with the deter- minations and standards of the City Engineer. DIMENSIONAL STANDARDS (Variations from and exceptions to the following standards may be made by the Commission, where topographic or other existing con- ditions make adherence to these Regulations impractical. See Section 7.) Roads and Easements 1. Arterial Streets a. The minimum right -of -way width shall be not less than seventy (70) feet to eighty (80) feet. b. The minimum pavement width shall be not less than forty - four (44) feet, not including curb or parking lane. c. The maximum grade shall not be greater than five (5) per- cent. d. The minimum radius of curvature shall be not less than three hundred (3oo) feet. e. A tangent of at least two hundred (200) feet in length shall be provided between reverse curves. 2..Collector Street a. The minimum right -of -way width shall be not less than seventy (70) feet to eighty (80) feet, b. The minimum pavement width shall be not less than forty (40) feet, not including curb or parking lane. c. The maximum grade shall not be greater than seven (7) per- cent. d.. The minimum radius of curvature shall not be less than two hundred (200) feet. e. A tangent of at least one hundred fifty (150) feet in length shall be provided between reverse curves. 3. Minor Street a. The minimum right -of -way shall be not less than sixty (60) feet. b. The minimum pavement width shall be not less than thirty - four (34) feet, not including curb or parking lane. c. The maximum grade shall not be greater than ten (10) percent. d. The minimum radius of curvature shall be not less than one hundred (100) feet. e. A tangent of at least one hundred (100) feet in length shall be provided between reverse curves. -9- 4. Local Service Street a. The minimum right -of -way width shall be not less than sixty (60) feet. b. The minimum pavement width shall be not less than thirty - four (34) feet, not including curb or parking lane. c. The maximum grade shall not be greater than ten (10) per- cent. d. The minimum radius of curvature shall be not less than one hundred (100) feet. e. A tangent of at least one hundred (100) feet in length shall be provided. 5. Alleys (when provided) a. The minimum right -of -way width shall be not less than twenty (20) feet. b. The maximum grade shall not be greater than ten (10) per- cent. 6. Pedestrian Crosswalk -ways, when required, shall have a width of not less than ten (10) feet. 7. Easement for Utilities shall have a width of not less than twenty (20) feet, and when centered on lot lines shall have a width of not less than ten (10) feet on each side of the lot line. Cul -de -sacs 1. Maximum length shall be approximately five hundred (51S) feet. 2. Minimum diameter of the circular turn - around at the closed end shall be not less than fifty (50) feet. 3. Minimum diameter of the property line at the closed end shall be not less than eighty (80) feet. Intersections 1. Street jogs shall be avoided when the centerline off -set is less than two hundred (200) feet. 2. No street shall intersect with another street at an angle less than sixty (60) degrees. 3. Unless the City Engineer deems a greater radius necessary, curbs at street intersections shall be rounded with a minimum radius of ten (10) feet. Sidewalks 1. Sidewalks serving proposed commercial, shopping and retail land uses shall be not less than ten (10) feet in width. 2. Sidewalks serving proposed apartment buildings, cluster housing or apartment courts shall be not less than eight (8) feet in width, and shall be located not less than one (1) foot from the property line and within the right -of -way. 3. Sidewalks serving areas proposed for single family homes shall be not less than five (5) feet wide, and shall be located not less than one (1) foot from the property line and within the right -of -way. Blocks 1. Maximum length of all blocks shall be approximately twelve hundred (1200) feet. 2. Minimum length of all blocks shall be approximately five hundred (500) feet. 3. Crosswalk -ways shall be required near the middle of all blocks longer than approximately eight hundred (800) feet. - 4. Minimum width of all blocks (plus width of alley, if any) shall be two hundred (200) feet. Lots 1. The minimum width, depth, area and setback dimensions of all lots in proposed subdivisions shall conform with City Zoning Regulations. If any dimension in a plat is more restrictive than the said Regulations then the most restrictive dimension shall apply. 2. Irregular shaped lots may have less width or depth than is required by the zoning regulations, provided such lots con- form with the minimum lot area requirement of said Regulations. Building Line Setback 1. The building line setback from the property lines of all lots shall be indicated by a dashed line on all plats. 2. Required setbacks are a minimum, not a uniform standard. Varied setbacks along a street help avoid a monotonous barracks appearance. SECTION 6 REQUIREMENTS FOR ACCEPTANCE OF PLATS DATA REQUIRED FOR APPROVAL OF PRELIMINARY PLAT Data required as a basis for the Preliminary plat shall include existing conditions as follows except when otherwise specified by the City Engineer. 1. Bearing and distance of all boundary lines and street center lines based on the Washington State Coordinate System, North Zone. 2. Location, width and purpose of all easements. 3. Name and right -of -way width of all streets on or adjacent to the proposed subdivision. 4. Approximate location and size of all utilities (water mains, sewers, etc.) on and adjacent to the proposed subdivision. 5. Contours with an interval of not more than five (5) feet for land that slopes approximately ten (10) percent or more; for land that slopes less than approximately ten (10) percent show contours with an interval of not more than two (2) feet based on a datum plan approved by the City Engineer. 6. Locations and results of tests made to ascertain subsurface soil, rock and ground water conditions, when required by the City Engineer. 7. Approximate locations of water courses, marshes, rock out- crops, wooded areas, houses, all non-residential .land uses and other significant features on and adjacent to the pro- posed subdivision. 8. Zoning on and adjacent to the proposed subdivision. 9. All highways or other major improvements planned by public authorities for future construction on or near the proposed subdivision. - 10. A vicinity sketch showing relation of the proposed subdivision to the surrounding area with regard to existing major streets, schools, parks, shopping centers, transportation, etc. 11. The present tract designation as recorded, title under which the proposed subdivision is to be recorded, names and addres- ses of the owners, certification of registered land surveyor, date of survey, scale, true north arrow, datum and bench marks. 12. Names of recorded owners of adjoining platted land. 13. Recorded names of subdivisions adjacent to proposed subdivi- sion. 14. Square footage of each lot shall be on each plat. PRELIMINARY PLAT The Preliminary plat shall be at a scale of not less than two hundred (200) feet to one (1) inch. It shall show all existing conditions and proposals. 1. Names of all streets, right -of -way and roadway widths, approx- imate grades, gradients, and similar data for alleys, if any. 2. Location, width and ;,urposes of all other right -of -ways and easements. 3. Location of all proposed utilities showing source of water supply, method of sewage disposal, location of fire hydrants, etc. 4. Number to identify each lot and each block. 5. Purpose for which sites, other than residential lots are dedicated or reserved. 6, Minimum building line setback from the front property link, of all lots or sites to be indicated by a dashed line. 7. Site data, including number of residential lots, range of lot sizes, total acreage of site and approximate number of acres in parks and other non - residential land uses. 8. Location of proposed street lights and sidewalks. OTHER DATA REQUIRED 1. When required by the City Engineer the Preliminary plat shall be accompanied by profiles showing existing ground surface and proposed street grades, including extensions for a reasonable distance beyond the limits of the proposed sub- division; typical cross sections of the proposed grading, roadway and sidewalk; and preliminary plan of proposed sanitary and storm sewers with grades and sizes indicated. All elevations shall be based on a datum plane approved by the City Engineer. 2. A draft of the protective covenants by which the subdivider proposes to regulate land use in the subdivision and other- wise protect the future homeowners in the subdivision. 3. Photographs of the proposed subdivision, camera locations and directions of views if required by the Commission i 1 IMPROVEMENTS REQUIRED The City Engineer shall prepare minimum installation standards in regard to materials, design and construction. Said standards shall be appropriate to the locality, topography, soil conditions and geology of the area in which the proposed subdivision is to be developed, and shall be basic requirements to be met by all developers. Said standards shall be made available to all sub- dividers, or their surveyors and engineers, ten (10) days after receipt of the Preliminary plat by the City Engineer. Minimum improvements shall include the following: 1. Streets shall be constructed to full width and shall be surfaced with gravel, concrete or asphalt in accordance with the standards and under the supervision of the City Engineer. 2. Curbs and gutters shall be installed in accordance with the standards and under the supervision of the City Engineer. 3. Sidewalks shall be constructed on both sides of each street in accordance with the standards and under the supervision of the City Engineer. 4. Water distribution system including the locations of fire hydrants and valves shall be designed in accordance with the standards and installed under the supervision of the City Engineer. Connections shall be provided for each lot. 5. The subdivision shall be provided with a complete sanitary sewer system designed and installed in accordance with the standards and under the supervision of the City Engineer. 6. Permanent monuments and other markers shall be erected and located, and each lot shall be staked in accordance with the standards and under the supervision of the City Engineer. 7. Street lights shall be installed as specified by the City Engineer. 8. Street name signs shall be provided, according to City specifications, at all intersections. 9. All streets, roads and alleys shall be graded to their full width by the subdividers so that pavements and sidewalks can be constructed on the same level plane. Due to special topographical conditions, deviation from the above require- ments shall be allowed only with special approval of the Commission. Before grading is started the entire right -of- way area shall first be cleared of all stumps, roots, brush and other objectionable materials and all trees not intended. for preservation. RECOMMENDED IMPROVEMENTS Although not required by these regulations, the planting of street trees and installation of street name signs is considered a duty of the subdivider. 1. Street Trees. Street trees are a protection against exces- sive heat and glare and enhance the attractiveness and value of abutting property. The Commission will assist the sub-- - divider in location of trees and species to use under vary- ing conditions. -13- It is recommended that trees be planted inside the property lines where they are less subject to injury, decrease the chance of motor accidents and enjoy more favorable conditions for growth. If trees are to be planted within a planting strip in the right-of-way, their proposed locations and species to be used are to be submitted for the Commission approval. REQUIRED DATA FOR APPROVAL OF FINAL PLAT The Final plat shall be drawn in india ink on mylar reproducible material, twenty -four (24) inches wide by thirty-six (36) inches long, and shall be at a scale of not less than two hundred (200) feet to one (1) inch. there necessary, the plat may be on several sheets accompanied by an index sheet showing the entire subdivision. For large subdivisions, the Final plat may be submitted progressive- ly in continous sections, satisfactory to the City Engineer. The Final plat shall show the following: 1. Primary control points, approved by the City Engineer, or descriptions and "ties" to such control points, to which all dimensions, angles, bearings and similar data on the plat shall be referred. 2. Tract boundary lines,right -of -way lines of streets, easements and other right-of-ways, and property lines of residential lots and other sites; with accurate dimensions, coordinates, bearings or deflection angles, and radii, arcs and central angles of all curves. 3. Name and right -of -way width of each street or other right - of -way. 4. Location, dimensions and purpose of any easement. 5. Number to identify each lot or site and each block. 6. Purpose for which sites, other than residential sites, are dedicated or reserved. 7. Minimum building line setback from the front line of all lots or sites, to be indicated by a dashed line. 8. Location and description of all monuments. 9. Names of recorded owners of adjoinin.j unplatted land. 10. Recorded names of subdivisions adjacent to proposed subdivi- sion. 11. Certification by registered land surveyor certifying to accuracy of plat and survey. 12. Statement by owner dedicating roads, rights-of-way, ease- ments and any sites for public purposes. 13. The title under which the subdivision is to be recorded, true north arrow, scale and date. OTHER DATA REQUIRED 1. When required by the City Engineer, cross sections and profiles of streets showing grades approved by the City Engineer shall be submitted. The profiles shall be drawn to City standards, scales and elevations on file in the office of the City Engineer, and shall be based on a datum plane approved by the City Engineer. 2.. Protective convenants in form for recording. 3. A drainage plan approved by the City Engineer. A. A certificate of title from a title insurance company showing ownership of the land to be subdivided. ADDITIONAL CERTIFICATIONS TO BE SHOWN ON FINAL PLAT 1. Certification of examination and approval by the Commission. 2. Certification of examination and approval by the City Engineer. 3. Certification of examination and approval by the City Manager. 4. Certification by the County Treasurer that all State and County taxes levied against the land to be subdivided have been paid in full. 5. Certification by the City Attorney as to the legal form of the Final plat. 6. Certification of examination and approval by the County Auditor. 7. Certification of examination and approval by the City Council. SECTION 7 VARIANCES Where the Commission or the Council finds that extraordinary hardship may result from strict compliance with these Regulations, it may vary the Regulations so that substantial justice may be done and the public interest secured; providing that such variance will not have the effect of nullifying the intent and purpose of the Comprehensive Plan or these Regulations. The standards and requirements of these Regulations may be modified by the Commission or the Council in the case of a plan and program for a complete community or neighborhood unit, which in the judgment of the Commission or the Council will provide adequate public spaces and improvements for the circulation, recreation, light, air and service needs of the tract when fully developed and populated, and which also will provide such covenants or other legal provisions as will assure conformity with and achievement of the plan. This shall also pertain to cluster subdivisions and developments. In granting variances and modifications, the Commission or the Council may require such conditions as, in its judgment, will secure substantially the objectives of the standards or requirements so varied or modified. SECTION 8 VALIDITY Should any section, subsection, paragraph, sentence, clause or phrase of these Regulations be declared unconstitutional or in- valid for any reason, such decision shall not affect the validity of the remaining portions of these Regulations. SECTION 9 ENFORCEMENT AND PENALTIES Within any twelve months period of time, any person, firm or corporation that has platted, subdivided or divided any parcel of land or property into two (2) or more lots or tracts, each of -15- which is five (5) acres or less in area, for the purpose of pro- viding building sites, and has failed to comply with the provisions of these Regulations shall be subject to a fine not to exceed one hundred ($100.00) dollars for each lot or tract, or imprisonment in jail for a period not to exceed thirty (30) days, or both. Any person, firm or corporation who agrees to transfer, sell or option to sell any lot or tract by reference to a plat or map of a subdivision or division, before such plat has been filed for record in the office of the County Auditor, shall pay a penalty of one hundred ($100.00) dollars for each lot or tract transferred, sold, or optioned to be sold. Description of such lots or tracts by metes and bounds in the instrument of transfer shall not exempt the transaction from such penalty. The Commission shall refer violations to the City Attorney for appropriate action to enforce these penalties.