Chapter 17.10
SUBDIVISION OF LAND – TENTATIVE PLAN
Sections:
17.10.030 Tentative plan scale.
17.10.040 Information on tentative plan.
17.10.050 Partial development or phasing.
17.10.060 Information in statement.
17.10.070 Supplemental proposals with tentative plan.
17.10.080 Planning commission determination.
17.10.010 Initial submission.
A. A subdivider shall prepare a tentative plan, together with improvement plans and other supplementary material as may be required to indicate the general program and objectives of the project, and shall submit 15 copies and one reproducible copy of the tentative plan to the city recorder at least 30 days prior to the planning commission meeting at which consideration of the plan is desired.
B. Optional Preliminary Procedure. Prior to the filing of a tentative plan, a subdivider may submit to the city plans and other information concerning a proposed or contemplated development. The city recorder, public works superintendent, city planner or other individuals shall schedule, within a reasonable time, a conference with the subdivider on the plans and other data and make such recommendations to the subdivider as shall seem proper regarding them. They shall recommend consultation by the subdivider with other public or private agencies if the proposed plans indicated these others would have an interest in the proposed development. This subdivision conference is an optional procedure which may be elected by the subdivider and is not required by this chapter.
C. Filing Fee. The subdivider shall pay to the city a tentative plan filing fee to defray the cost incurred by the city in checking, investigating, and other matters required by law and these regulations for every plan submitted to the planning commission for approval. The tentative plan filing fee must be paid at the time of submission and in no way assures approval of the request and cannot be refunded.
1. The total initial filing fee shall be set by resolution of the city council plus reasonable and actual expenses incurred by the city during the process of technical evaluation of the tentative plan. The reasonable and actual expenses assessed shall be based upon the average hourly labor rate of those personnel participating in the technical evaluation, less the initial filing fee.
2. Upon completion of technical evaluation, the total fee less the initial filing fee shall be computed by the city recorder and notice sent to the subdivider five days prior to the date set for planning commission consideration of the tentative plan. [Ord. 291 § 1, 2006; Ord. 215 § 7, 1994.]
17.10.020 Preliminary review.
A. Tentative Plan. Fifteen copies of the tentative plan which have been submitted to the city recorder shall be transmitted to the public works superintendent, building official, planning commission and additional copies to the city departments and agencies as deemed necessary. Each city department, upon receipt of a copy of the tentative plan, shall examine the plan for conformance with requirements coming within the authoritative scope of the department, and within a reasonable time after receipt thereof shall make a written report to the city planning commission. The report shall include information on zoning in the area and on the location in the adjoining streets and property of existing water mains, culverts and drain pipes, electric conduits, or lines proposed to be used on the property to be subdivided, together with any other data as appears pertinent to the planning commission's review of the plan.
B. Public Hearing on Tentative Plan. The planning commission shall conduct a public hearing on the proposed tentative plan at its earliest practical meeting after the plan is filed with the city recorder. After the hearing, the planning commission shall approve, deny or modify the proposed tentative plan. The planning commission decision shall be based on the tentative plan's conformity with the provisions of this chapter. (See GMC 17.35.020, Public hearings.) The action of the planning commission shall be noted on four copies of the tentative plan, including reference to any attached documents describing any conditions. One copy shall be returned to the subdivider, one shall be transmitted to the city engineer and the other two copies retained by the city. [Ord. 291 § 1, 2006; Ord. 215 § 8, 1994.]
17.10.030 Tentative plan scale.
Tentative plans shall be to a scale of one inch equals 50 feet, and shall be clearly and legibly reproducible. Map size shall not exceed 24 inches by 36 inches. Any variance of map scale or map size requires the consent of the planning commission. [Ord. 291 § 1, 2006; Ord. 215 § 9, 1994.]
17.10.040 Information on tentative plan.
The tentative plan shall contain the following information:
A. Proposed name, date, north point and scale of drawing.
B. Location of the subdivision sufficient to define its location and boundaries and a legal description of the tract boundaries.
C. Name and address of the subdivider.
D. Appropriate identification of the drawing as a tentative plan.
E. Name, business address and number of the registered engineer or licensed surveyor who prepared the plan of the proposed subdivision.
F. The locations, names, widths, approximate radii of curves and grades of all existing and proposed streets and easements in the proposed subdivision and along the boundaries thereof, and the names of adjoining platted subdivisions and portions of the subdivisions as shall be necessary to show the alignment of streets and alleys therein with the streets and alleys in the proposed subdivision.
G. Names of the record owners of all contiguous land.
H. The approximate location and character of all existing and proposed easements and public utility facilities except water and sewer lines in the subdivision or adjacent thereto.
I. The location and approximate dimensions of each lot and each to be numbered.
J. Setback lines, if any, proposed by the subdivider.
K. The outline of any existing buildings and their use showing those which will remain.
L. Contour lines having the following minimum intervals:
1. Grades of one percent or less will require not less than six spot elevations per acre.
2. Two-foot contour intervals for ground slopes five percent or less.
3. Five-foot contour intervals for ground slopes over five percent.
M. The location of at least one temporary bench mark within the subdivision boundaries.
N. City boundary lines crossing or bounding the subdivision.
O. Approximate location of all areas subject to inundation of storm water overflow and the location, width, known high water elevation, flood flow and direction of flow of watercourses.
P. Location of any wetlands.
Q. If impractical to show on the tentative plan, a key map showing the location of the tract in relationship to section and township lines and to adjacent property and major physical features such as streets, railroads and watercourses.
R. Indicate all areas to be cut or filled, along with soil profile information.
S. If impractical to show on the tentative plan, a key map for domestic water supply lines and related water service facilities.
T. The proposals for storm water drainage and flood control.
U. An erosion and sedimentation control plan.
V. A geologic hazards report in areas with slopes greater than 15 percent. [Ord. 291 § 1, 2006; Ord. 215 § 10, 1994.]
17.10.050 Partial development or phasing.
If the subdivision proposal pertains to only part of the tract owned or controlled by a subdivider, the planning commission may require a sketch of a tentative layout for streets in the unsubdivided portion. The subdivider may elect to subdivide the property in phases, in which case the planning commission shall review the phases as they are proposed to ensure that they are consistent with the original tentative and final plats. [Ord. 291 § 1, 2006; Ord. 215 § 11, 1994.]
17.10.060 Information in statement.
The statement to accompany the tentative plan shall contain the following information:
A. A general explanation of the improvements and public utilities including water supply and waste disposal systems proposed to be installed.
B. Deviations from this title, if any.
C. Public areas proposed, if any.
D. Tree planting proposed, if any.
E. A preliminary draft of restrictive covenants proposed, if any. [Ord. 291 § 1, 2006; Ord. 215 § 12, 1994.]
17.10.070 Supplemental proposals with tentative plan.
Any of the following may be required by the planning commission to supplement the plan of subdivision:
A. Approximate center line profiles with extensions for a reasonable distance beyond the limits of the proposed subdivision showing the finished grade of streets and the nature and extent of street construction.
B. Proposals for other improvement such as telephone, electric utilities and sidewalks, if any. [Ord. 291 § 1, 2006; Ord. 215 § 13, 1994.]
17.10.080 Planning commission determination.
The planning commission shall determine whether the tentative plan is in conformity with the provisions of law and of this chapter. The planning commission may approve the tentative plan as submitted or as it may be modified. If the planning commission does not approve the plan, it shall deny the plan and give its reasons for the denial. The action of the planning commission shall be noted on four copies of the tentative plan, including reference to any attached documents describing any conditions. One copy shall be returned to the city engineer and the other two copies retained by the city. [Ord. 291 § 1, 2006; Ord. 215 § 14, 1994.]