Chapter 17.05 LONG SUBDIVISION AND PLATTING

A. Every division of land for the purpose of sale or lease into five or more lots, tracts, parcels, sites or subdivisions within the unincorporated area of Columbia County shall proceed in compliance with this chapter. Within the urban growth area of any city or town, the long plat process shall apply to subdivisions of 10 or more lots.

B. This chapter shall apply to any division of land where the smallest lot created is 40 acres or less. [Ord. 2017-03 (Exh. B); Ord. 88-07; Ord. 75-04 § 1.]

17.05.020 Exemptions.

The provisions of this chapter shall not apply to:

A. Any cemetery or burial plot, while used for that purpose;

B. Any division of land made by testamentary provision or laws of descent;

C. Any division of land made in compliance with Chapter 17.10 CCC. [Ord. 75-04 § 2.]

17.05.030 Definitions.

Wherever the following words and phrases appear in this chapter, they shall be given the meanings attributed to them by this section. When not inconsistent with the context, words used in the present tense shall include the future; the singular shall include the plural, and the plural the singular; the word “shall” is always mandatory, and the word “may” indicates a use of discretion in making a decision.

“Alley” is a strip of land dedicated to public use providing vehicular and pedestrian access to the rear side of properties which abut and are served by a public road.

“Block” is a group of lots, tracts or parcels within well-defined and fixed boundaries.

“Board” is the board of Columbia County commissioners.

“Commission” is the Columbia County planning commission.

“Cul-de-sac” is a public road closed at one end by a circular area of sufficient size for turning vehicles around.

“Dedication” is the deliberate appropriation of land by an owner for any general and public uses, reserving to himself no other rights than such as are compatible with the full exercise and enjoyment of the public uses to which the property has been devoted. The intention to dedicate shall be evidenced by the owner by the presentment for filing of a final plat showing the dedication thereon, and the acceptance by the public shall be evidenced by the approval of such plat for filing by the board of county commissioners of Columbia County.

“Easement” is a grant by a property owner to specific persons or to the public to use land for a specific purpose or purposes.

“Final plat” is the final drawing of the subdivision and dedication prepared for filing for record with the county auditor and containing all elements and requirements set forth in Chapter 271, Laws of 1969, First Extraordinary Session, Chapter 58.17 RCW, and in this chapter adopted pursuant thereto.

“Lot” is a fractional part of subdivided lands having fixed boundaries, being of sufficient area and dimension to meet minimum zoning requirements for width and area. The term shall include tracts or parcels.

“Plat” is a map or representation of a subdivision, showing thereon the division of a tract or parcel of land into lots, blocks, roads and alleys or other divisions and dedications.

“Preliminary plat” is a neat and approximate drawing of the proposed subdivision showing the general layout of roads and alleys, lots, blocks, and restrictive covenants to be applicable to the subdivision, and other elements of a plat or subdivision which shall furnish a basis or the approval or disapproval of the general layout and provisions of a subdivision.

“Reverse-frontage lot” means a double-frontage lot for which the boundary along one of the streets is established as the front lot line and the boundary along the other street is established as the rear lot line, and over the rear of which is an easement. The rear lot line of the lot shall be that boundary abutting a traffic artery or other disadvantageous use.

“Road” is an improved and maintained public right-of-way which provides vehicular circulation or principal means of access to abutting properties, and which may also include provisions for public utilities, pedestrian walkways, public open space and recreation areas, cut and fill slopes, and drainage. The road shall meet the minimum geometric and structural design standards as established by Columbia County for new construction.

“Subdivider” is a person, firm, corporation or association who undertakes to create a subdivision.

“Subdivision” is the division of land into five or more lots, tracts, parcels, sites or divisions for the purpose of sale or lease and shall include all resubdivisions of land. Land will be considered divided into five or more lots (10 or more within urban growth areas), tracts, parcels, sites or divisions even though one or more of the lots, tracts, parcels, sites or divisions remains unsold or leased. [Ord. 2017-04; Ord. 2017-03 (Exh. B); Ord. 75-04 § 3.]

17.05.040 Administration.

The planning director of Columbia County, hereafter referred to as the administrator, is vested with the duty of administering subdivision and platting regulations within the unincorporated areas of the county, and may prepare and require the use of such forms as are essential to their administration. [Ord. 75-04 § 4.]

17.05.050 Procedure – Application and fees.

Any person desiring to subdivide land in an unincorporated area of Columbia County shall submit an application therefor to the administrator. The application shall be accompanied by a filing fee equal to the sum of $25.00 plus $5.00 for each lot of the subdivision. [Ord. 75-04 § 5.]

17.05.060 Procedure – Plats and plans required.

A subdivider shall submit with his application one reproducible copy and two prints of a preliminary plat, plans, profiles and specifications for streets, utilities and other proposed improvements to be constructed in the proposed subdivision. Plans and profiles shall be drawn upon standard 24-inch by 36-inch plan-profile sheets or such other sheets as may be acceptable to the administrator. [Ord. 75-04 § 6.]

17.05.070 Procedure – Adequacy and distribution of plats and plans.

If the administrator determines that the preliminary plat contains sufficient elements and data to furnish a basis for its approval or disapproval, and the plans, profiles, and specifications are adequate to allow the county engineer to approve or disapprove the construction of future improvements, the administrator shall affix a file number and date of receipt to the application and promptly forward all copies of the plans, profiles and specifications of roads, utilities and other proposed improvements to the board of county commissioners. The administrator shall promptly forward one copy of the preliminary plat to:

A. The county health officer.

B. The fire protection officials of the affected district.

C. The planning commission.

D. The school district.

E. The assessor.

F. The sheriff.

G. The county engineer.

H. Other appropriate officials or agencies. [Ord. 75-04 § 7.]

17.05.080 Procedure – Planning commission hearing date.

Upon receipt of an application, the planning commission shall at their next regular meeting set a date for public hearing before the planning commission. [Ord. 75-04 § 8.]

17.05.090 Procedure – Notice of hearing.

The administrator shall give notices of the public hearing as follows:

A. Through the United States mail, postmarked at least 10 days before the date of the hearing, to the following:

1. The legislative authority of any city or town adjacent to or within one mile of the proposed subdivision, or the public utilities of which are contemplated for use in the proposed subdivision;

2. The State Department of Highways, or its successor, if the proposed subdivision is adjacent to the right-of-way of any state highway;

3. The state Department of Ecology if the proposed subdivision lies within a flood control zone designated pursuant to Chapter 86.16 RCW.

4. Property owners within 500 feet of the proposed subdivision.

B. By advertising the public hearing one time in the paper of record at least 10 days prior to the date of the hearing.

C. By notifying the county engineer, the county health officer, and the appropriate fire protection officials. [Ord. 2017-04; Ord. 75-04 § 9.]

17.05.100 Hearing – Scope and continuance.

At the public hearing the planning commission shall consider all relevant evidence to determine whether to recommend that the preliminary plat be approved or disapproved by the board. Any hearing may be continued at the discretion of the commission, within the time limits allowed by the law. [Ord. 75-04 § 10.]

17.05.110 Hearing – Road, sewer and water, and fire systems recommendations.

The county engineer, the county health officer and the appropriate fire protection officials shall certify to the planning commission their respective recommendations as to the adequacy of the proposed road system, the proposed sewage disposal and water supply systems, together with appropriate water rights and fire protection facilities within the subdivision. The recommendations of the county engineer, the county health officer, and the fire protection officials shall be attached to the commission’s report for transmittal to the board. [Ord. 75-04 § 11.]

17.05.120 Hearing – Appropriate facilities and improvements.

The commission shall determine whether the proposal includes appropriate provisions for drainage, roads, alleys, and other public ways, water supplies, water rights, sanitary wastes, parks, playgrounds, fire protection facilities, school sites and grounds and other public and private facilities and improvements. [Ord. 75-04 § 12.]

17.05.130 Hearing – Conformance to comprehensive plan.

The commission shall determine if the proposed subdivision conforms to the general purposes of the comprehensive plan; and if the public use and interest will apparently be served by the proposal. [Ord. 75-04 § 13.]

17.05.140 Written findings.

A proposed subdivision and dedication shall not be approved unless the county planning commission makes written findings that: (A) appropriate provisions are made for the public health, safety, and general welfare and for such 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 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) the public use and interest will be served by the platting of such subdivision and dedication. If it finds that the proposed subdivision and dedication make such appropriate provisions and that the public use and interest will be served, then the legislative body shall approve the proposed subdivision and dedication. Dedication of land to any public body and/or provision for public improvements to serve the subdivision may be required as a condition of subdivision approval. Dedications shall be clearly shown on the final plat. No dedication or provision of public improvements shall be allowed that constitutes an unconstitutional taking of private property. [Ord. 2008-04 § 2; Ord. 75-04 § 13A.]

17.05.150 Hearing – Report to board.

Not later than 14 days following conclusion of the hearing, the commission shall submit its written report and recommendations to the board of county commissioners. The commission may recommend that the proposed plat be approved, conditionally approved, or disapproved. Conditions of approval shall be precisely recited in the commission’s report and shall include recommended protective improvements, if any. [Ord. 75-04 § 14.]

17.05.160 Hearing – Records.

Records of the planning commission hearings on preliminary plats shall be kept by the administrator and shall be open to public inspection. [Ord. 75-04 § 15.]

17.05.170 Board action – Date.

Upon receipt of the planning commission’s recommendation, the board shall, at its next public meeting, set the date for the public meeting at which the board shall consider the recommendation. [Ord. 75-04 § 16.]

17.05.180 Board action – Acceptance or rejection.

At the meeting scheduled for considering the preliminary plat the board shall, after reviewing the recommendations of the planning commission, the county engineer, the health officer, the fire protection officials, and any other relevant evidence presented to it, either concur in or reject the planning commission’s recommendation. [Ord. 75-04 § 17.]

17.05.190 Board action – Approval or disapproval of subdivision and dedication factors to be considered – Finding – Release from damages.

The board shall inquire into the public use and interest proposed to be served by the establishment of the subdivision and dedication. The board shall determine if appropriate provisions are made for, but not limited to, the public health, safety, and general welfare, for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes, parks, playgrounds, sites for schools and school grounds, and shall consider all other relevant facts and determine whether the public interest will be served by the subdivision and any dedications. [Ord. 75-04 § 18.]

17.05.200 Board action – Disapproval due to flood, inundation or swamp conditions – Improvements – Approval conditions.

A. The board shall consider the physical characteristics of a proposed subdivision site and may disapprove a proposed plat because of flood, inundation or swamp conditions. Construction of protective improvements may be required as a condition of approval, and such improvements shall be noted on the final plat.

B. No plat shall be approved by the board covering any land situated in a flood control zone as provided in Chapter 86.16 RCW without the prior written approval of the Department of Ecology of the state of Washington. [Ord. 75-04 § 19.]

17.05.210 Board action – Public hearing on rejected preliminary plat.

If the board does not summarily approve the planning commission’s recommendation on any preliminary plat, it shall set a date for a public hearing at which all interested persons may appear before the board and be heard on the proposal to approve, conditionally approve or disapprove the preliminary plat or a revised version thereof. At the conclusion of the said public hearing or any continued hearing the board may approve, conditionally approve or disapprove the preliminary plat or a revised version thereof. [Ord. 75-04 § 20.]

17.05.220 Board action – Records.

Records of the board’s proceedings concerning a preliminary plat shall be kept by the clerk of the board and shall be open to public inspection. [Ord. 75-04 § 21.]

17.05.230 Bond in lieu of actual construction of improvements prior to approval of final plat – Bond or security to assure successful operation of improvements.

In lieu of the completion of the actual construction of any required improvements prior to the approval of a final plat, the board may accept a bond, in an amount and with surety and conditions satisfactory to it or other secure method, providing for and securing to Columbia County the actual construction and installation of such improvements within a period specified by the board and expressed in the bonds. In addition, the board may require methods of security, including the posting of a bond securing to Columbia County the successful operation of improvements for an appropriate period of time up to two years after final approval. Improvements such as structures, sewers and water systems, when ordered by the board, shall be designed and certified by or under the supervision of a registered civil engineer prior to the acceptance of such improvement. [Ord. 75-04 § 22.]

17.05.240 Preliminary plat approval – Authorization for subdivider.

Approval of the preliminary plat shall constitute authorization for the subdivider to develop the subdivision’s facilities and improvements in strict accordance with standards established by this chapter and any conditions imposed by the board. [Ord. 75-04 § 23.]

17.05.250 Preliminary plat approval – Expiration.

The approval given to a preliminary plat shall expire unless within six months following approval a proposed final plat in proper form is filed with the administrator. [Ord. 75-04 § 24.]

17.05.260 Final plat – Filing period.

At any time within six months following the board’s approval of a preliminary plat, the subdivider shall file the original and two copies of a proposed final plat with the administrator. [Ord. 75-04 § 25.]

17.05.270 Final plat – Review by administrator.

The administrator shall determine that the following requirements are met:

A. That the final plat meets all standards established by state law and this chapter relating to final plats;

B. That the proposed final plat bears the certificates and statements of approval required by this chapter;

C. That a title insurance report furnished by the subdivider confirms the title of the land in the proposed subdivision is vested in name of the owners whose signatures appear on the plat’s certificate;

D. That the facilities and improvements required to be provided by the subdivider have been completed or, alternatively, that the subdivider will provide a bond in a form acceptable to the prosecuting attorney and in an amount and with sureties commensurate with improvements remaining to be completed, securing to the county the construction and installation of the improvements within a fixed time set by the board. [Ord. 75-04 § 26.]

17.05.280 Final plat – Submission to board.

The administrator shall acknowledge receipt of a proposed final plat which meets the requirements of CCC 17.05.270 and shall forward the original and one copy thereof to the clerk of the board. [Ord. 75-04 § 27.]

17.05.290 Final plat – Board determinations – Approval or disapproval.

A. The board shall, at its next public meeting or any continued meeting, determine:

1. Whether conditions imposed when the preliminary plat was approved have been met;

2. Whether the bond, if there be one, by its essential terms assures completion of improvements;

3. Whether the public use and interest will be served by approving the proposed final plat;

4. Whether the requirements of state law and this chapter have been satisfied by the subdivider.

B. The board shall thereupon approve or disapprove the proposed final plat. If the board approves the plat, the subdivider shall forward one reproducible copy thereof to the county engineer and one paper copy to the county assessor, and shall transmit the original to the county auditor for filing. Any final plat shall not be deemed “approved” until so filed with the county auditor. [Ord. 75-04 § 28.]

17.05.300 Time limitation for approval or disapproval of plats – Extensions.

Preliminary plats of any proposed subdivision and dedication shall be approved, disapproved, or returned to the applicant for modification or correction within 90 days from date of filing thereof unless the applicant consents to an extension of such time period; provided, that if any environmental considerations are required, the 90-day period shall not include the time spent preparing and circulating the environmental documents by government agencies. Final plats shall be approved, disapproved, or returned to the applicant within 30 days from the date of filing thereof, unless the applicant consents to an extension of such time period. [Ord. 75-04 § 29.]

17.05.310 Dedications – Required.

No plat shall be approved unless adequate provision is made in the subdivision for such drainage ways, roads, alleys, easements, parks, playgrounds, sites for schools, school grounds, and other general purposes as may be required to protect the public health, safety and welfare. [Ord. 75-04 § 30.]

17.05.320 Dedications – Shown on plat.

All dedications of land shall be clearly and precisely indicated on the face of the plat. [Ord. 75-04 § 31.]

17.05.330 Dedication – Public rights-of-way.

Dedication or deeding to the county of such right-of-way as may be consistent with adopted county standards for public streets, or a portion thereof, shall be required within or along the boundaries of the plat or of any lot(s) within, under the following circumstances:

A. Where the transportation and/or capital facilities element of the comprehensive plan indicates the necessity of a new right-of-way or portion thereof for street purposes;

B. Where there is less than 30 feet of right-of-way from the centerline of the road to the property line;

C. Where necessary to extend or to complete the existing neighborhood street;

D. Where necessary to provide future access to more than four lots; or

E. Where necessary to encourage efficient multi-modal transportation systems that are based upon regional priorities and coordinated with the Columbia County comprehensive plan. [Ord. 2008-04 § 2; Ord. 75-04 § 31A.]

17.05.340 Dedications – Protective improvements.

Protective improvements and easements to maintain such improvements shall be dedicated. [Ord. 75-04 § 32.]

17.05.350 Dedications – Access to public waters.

Plats of subdivisions containing land adjacent to publicly owned or controlled bodies of water shall contain dedications of access to such bodies of water if the board determines the public use and interest will be served thereby. Such dedications shall be to the low water mark and shall include easements for pedestrian traffic at least 10 feet wide bordering the high water mark. [Ord. 75-04 § 33.]

17.05.360 Dedications – Access to lots.

The board may require that convenient access to every lot shall be provided by a dedicated road with minimum 60 feet of right-of-way. [Ord. 75-04 § 34.]

17.05.370 Dedications – Exemption, conveyance to corporation.

If the board concludes that the public interest will be served thereby, the board may, in lieu of requiring the dedication of land in a subdivision for protective improvements, drainage ways, roads, alleys, sidewalks, parks, playgrounds, recreational, community or other general purposes, allow the said land to be conveyed to a homeowners’ association or similar nonprofit corporation. [Ord. 75-04 § 35.]

17.05.380 Dedications – Exemption, corporate membership and responsibilities, conditions.

Subject to approval of the board, a subdivider who wishes to make a conveyance as permitted by CCC 17.05.370 shall, at or prior to the time of filing a final plat for approval, supply the board with copies of the grantee organization’s proposed articles of incorporation and bylaws and with evidence of the conveyance or a binding commitment to convey.

The articles of incorporation shall provide that membership in the organization shall be appurtenant to ownership of land in the subdivision; that the corporation is empowered to assess the said land for costs of construction and maintenance of the improvements and property owned by the corporation, and that such assessments shall be a lien upon the land. The board may impose such other conditions as it deems appropriate to assure that property and improvements owned by the corporation will be adequately constructed and maintained. [Ord. 75-04 § 36.]

17.05.390 Subdivision design.

A. The design of subdivisions shall conform with the requirements of any official control relating to land use, which may be adopted to implement the Columbia County comprehensive plan or any element thereof or any other official plan. In accordance with the goals and policies of the comprehensive plan, subdivisions are encouraged in urban areas where adequate public facilities and services exist or can be provided in an efficient manner. Furthermore, subdivisions are encouraged where their design does not contribute to the inappropriate conversion of undeveloped land into sprawling, low-density development; provided, that in the event of a discrepancy among standards and requirements, the responsible department may exercise professional judgement to determine which standard or requirement shall control. The design, shape, size and orientation of the subdivision shall be appropriate to the use for which the divisions of land are intended and to the character of the area in which they are located. Tracts may be required to be segregated or restrictions required to be included in the subdivision, for sanitation, utilities, steep slopes, access, slide hazards, water supply, poor drainage, or flood hazard reasons or for other unique conditions or features which may warrant protection of the public interest.

B. If there is not adequate existing public access, the county shall require the design and installation of new public access in accordance with the county’s design and improvement standards and general plat requirements which the county may impose on the development. [Ord. 2008-04 § 2; Ord. 75-04 § 36A.]

17.05.400 Design – Conformance to comprehensive plan and zoning.

All subdivisions shall conform to the Columbia County comprehensive plan and all zoning regulations in effect at the time any preliminary plat of a subdivision is submitted for approval. Lots should be designed to retain and preserve as much of the natural terrain and environment as reasonable. [Ord. 75-04 § 37.]

17.05.410 Design – Fire protection facilities and water supplies.

Except when otherwise permitted by the board, water sources and facilities adequate for fire protection purposes shall be provided in every subdivision. [Ord. 75-04 § 38.]

17.05.420 Design – Subdivision roads.

All subdivisions shall be served by one or more improved public roads providing ingress and egress to and from the subdivision as approved by the county engineer. Each roadway will meet the minimum geometric and structural design standards as established by Columbia County for new construction. All roads, bridges, drains, culverts and related structures and facilities shall be constructed in accordance with current standards promulgated by the board and in effect at the time of construction. [Ord. 75-04 § 39.]

17.05.430 Design – Blocks.

Blocks shall be so designed as to assure traffic safety and ease of traffic control and circulation. Blocks shall be wide enough to allow for two tiers of lots unless the topography or other factors dictate the use of one tier of reverse frontage lots or unless the planning commission approves the design of irregularly shaped blocks indented by cul-de-sacs within a particular subdivision. [Ord. 75-04 § 40.]

17.05.440 Design – Lot access.

A. Every lot shall be provided with satisfactory access by a public road connecting to an existing public road, or by an easement which is permanent and inseparable from the lot served.

B. No more than two lots shall be served by an easement which is the exclusive means of access to these lots.

C. Lots adjacent to a road which has been designated an arterial by the board shall be provided with access other than the arterial, unless the board grants specific exemption to this requirement.

D. The plat of a subdivision containing lots adjacent to a designated arterial shall not be approved unless the plat recites a waiver of the right of direct access to the arterial, or the board grants specific exemptions to this requirement. [Ord. 75-04 § 41.]

17.05.450 Design – Lot line angles.

Where practicable, side lot lines shall be straight lines running at or near right angles to the road upon which the lots front. Side lot lines on curved roads should run at or near radially to the curve. [Ord. 75-04 § 42.]

17.05.460 Design – Drainage and storm sewer easements.

When deemed necessary by the board, easements for drainage channels and ways shall be of sufficient width to assure that the same may be maintained and improved. Easements for storm sewers shall be provided and shall be of sufficient width and proper location to permit future installation. [Ord. 75-04 § 43.]

17.05.470 Design – Utility easements.

Easements for electric, telephone, water, gas and similar utilities shall be of sufficient width to assure future maintenance. When initial installation of such facilities will be other than underground, easements for the same shall be sufficiently wide and so located as to permit future installation of underground utilities. [Ord. 75-04 § 44.]

17.05.480 Design – Underground utility installation.

Subdivisions shall provide underground utility lines, including but not limited to those for electricity, communications and street lighting. Where topography, soil, or other conditions make underground installation impracticable and the planning commission so finds upon written evidence presented by the supplier of such utilities it may waive requirement for underground utilities. [Ord. 75-04 § 45.]

17.05.490 Development of improvements – Curbs – Sidewalks and storm sewers.

All roads required within a subdivision shall be constructed with curbs and gutters or rolled curbs, underground storm sewers and sidewalks, when recognized by existing standards and deemed necessary by the board. [Ord. 75-04 § 46.]

17.05.500 Development of improvements – Water supply system.

When a proposed subdivision is to be serviced by a public water supply system and such system appurtenances, such system shall be provided by the subdivider. If there is no existing or accessible public water supply system, the subdivider may be required to install a water supply system for the common use of the lots within the subdivision. Individual wells may be permitted in accordance with the requirements of the county health department. When wells, springs and streams are to be the water supply source, a water right must also be obtained from the State Department of Ecology. All water supply systems must be approved by the county health department. [Ord. 75-04 § 47.]

17.05.510 Development of improvements – Sanitary sewer systems.

When a proposed subdivision is to be serviced by a public sanitary sewerage system, sanitary sewers and other required appurtenances thereto shall be proved by the subdivider. If there is no existing or accessible public sewer system, a sewer system for the common use of the lot owners may be required to be provided by the subdivider. Where it is determined in the judgment of the board that a subdivision cannot be feasibly connected with an existing public or private sewer system or that a public or private sewer system cannot be provided for the subdivision itself, then an approved disposal system may be required which shall comply with the requirements of the county health department. [Ord. 75-04 § 48.]

17.05.520 Development of improvements – Solid waste disposal requirements.

The subdivider shall be required to make provisions for adequate solid waste disposal services including transportation to a disposal site approved by the county health department. [Ord. 75-04 § 49.]

17.05.530 Survey – Preparation of plats.

The survey of every proposed subdivision and the preparation of preliminary and final plats thereof 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. All surveys shall conform to standard practices and principles for land surveying. [Ord. 75-04 § 50.]

17.05.540 Survey – Survey notes – Accuracy.

A. The surveyor shall furnish the county engineer with a full set of survey notes, which notes shall clearly show:

1. The ties to each permanent monument;

2. At least three durable, distinctive reference points or monuments;

3. Sufficient data to determine readily the bearing and length of each line;

4. The base meridian referred to.

B. A traverse of the boundaries of the subdivision and all lots and blocks shall close within an error of one foot in 5,000 feet. [Ord. 75-04 § 51.]

17.05.550 Survey – Orientation of the subdivision.

Primary survey control points shall be referenced to section corners and monuments. Corners of adjoining subdivisions or portions thereof shall be identified and ties shown. [Ord. 75-04 § 52.]

17.05.560 Survey – Permanent control monuments.

A. Permanent control monuments shall be established at:

1. All controlling corners on the boundaries of the subdivision;

2. The intersections of centerlines of roads within the subdivision;

3. The beginning and ends of curves or centerlines;

4. All block corners.

B. The position and type of every permanent monument shall be noted on all plats of the subdivision. Permanent control monuments shall be set in two-inch pipe filled with concrete or shall be constructed of an approved equivalent. [Ord. 75-04 § 53.]

17.05.570 Survey – Permanent control monuments in roads.

Permanent control monuments within the streets shall be set after the roads are graded. In the event a final plat is approved before roads are graded the surety deposited to secure grading shall be sufficient to include the costs estimated by the county engineer of setting such monuments. [Ord. 75-04 § 54.]

17.05.580 Survey – Lot corners.

Every corner shall be marked by a two-inch galvanized iron pipe or approved equivalent permanently driven into the ground. [Ord. 75-04 § 55.]

17.05.590 Survey – Property contiguous to water.

If any land in a subdivision is contiguous to a body of water, a meander line shall be established along the shore at a safe distance back from the ordinary high water mark. Property lying beyond the meander line shall be defined by distances along the side property lines extended from the meander line. If the thread of a stream lies within a subdivision or forms the boundary of a subdivision, such thread shall be defined by bearings and distances as it exists at the time of the survey. [Ord. 75-04 § 56.]

17.05.600 Preliminary plat standards.

Every preliminary plat shall consist of one or more pages clearly and legibly drawn on stable base mylar polyester film or equivalent approved material, the horizontal scale of which shall be 100 feet to the inch and the vertical scale of which for street and sewer profiles shall be 10 feet to the inch, together with written data in such form that when the maps and written data are considered together they shall fully and clearly disclose the following information:

A. The name of the proposed subdivision. The name will be subject to change;

B. The legal description of land contained within the subdivision;

C. Total number of acres within the subdivision;

D. The number of acres of each lot within the subdivision;

E. The boundary lines of the proposed subdivision;

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

G. All existing monuments and markers;

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

I. The location and, where ascertainable, sizes of all permanent buildings, wells, water courses, bodies of water, all overhead and underground utilities, railroad lines, municipal boundaries, section lines, township lines and other important features existing upon, over or under the land proposed to be subdivided;

J. Contour lines of sufficient intervals to show the topography of the land to be subdivided referenced to either the United States coast and geodetic survey datum, county datum or other datum acceptable to the county engineer;

K. A layout of proposed roads, alleys, utility mains and parcels proposed to be dedicated or reserved for public or community school, park, playground or other uses;

L. Plans of proposed water distribution systems, sewage disposal systems and drainage systems, indicating locations;

M. A sketch of the general vicinity in which the land proposed for subdivision lies, upon which are identified owners of land adjacent to the subdivision and the names of any adjacent subdivisions;

N. A copy of all restrictive covenants proposed to be imposed upon land within the subdivision;

O. In subdivisions proposed to be served by individual septic tanks, the location of soil log holes together with data regarding percolation rates;

P. Floodplain delineation of the 100-year frequency flood when applicable. In such cases, survey data and hydraulic computations supporting the floodplain delineation shall be required for techinical evaluation by the county engineer;

Q. The date of survey;

R. The seal and signature of the registered land surveyor who made, or under whose direction was made, a survey of the subdivision. [Ord. 75-04 § 57.]

17.05.610 Final plat – Standards.

Every final plat shall consist of all the requirements as outlined in CCC 17.05.600. The following requirements shall also be adhered to:

A. All drawing and lettering on the final plat 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;

C. 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;

D. Each sheet of the final plat shall contain the subdivision’s name, the scale and the north point;

E. All signatures affixed to the final plat shall be original signatures written in permanent black ink;

F. The location of all monuments or other evidence used as ties to establish the subdivision’s boundaries;

G. The location of all permanent control monuments found and established within the subdivision;

H. The boundary of the subdivision with complete bearings and lineal dimensions;

I. The length and bearings of all straight lines, the radii, arcs and semitangents of all curves;

J. The length and width of each lot line, together with bearings and other data necessary for the location of any lot line in the field;

K. The location, width and description of all easements;

L. A certificate of the registered land surveyor who made, or under whose supervision was made, the survey of the subdivision in substantially the following language:

I, ________________, registered as a land surveyor by the State of Washington, certify that this plat is based on an actual survey of the land described herein, conducted by me or under my supervision, during the period of ________, 20__, through ________, 20__; that the distances, courses and angles are shown thereon correctly; and that monuments other than those monuments approved for setting at a later date, have been set and lot corners staked on the ground as depicted on the plat.

M. An attached statement of approval signed by the county engineer as to:

1. Survey data;

2. Layout of roads, alleys and easements;

3. Road names and numbers;

4. The design and/or construction of protective improvements, bridges, sewage and drainage systems;

N. An attached statement of approval as to the design and/or construction of sanitary sewage disposal systems and public water supply systems installed in the subdivision signed by the county health officer; provided, however, that no such statement shall be deemed a guarantee of acceptability of individual septic tank systems or other individual sewerage systems contemplated for use within the subdivision;

O. An attached statement of the chairman of the planning commission that the subdivision conforms to the county comprehensive plan;

P. If any portion of the subdivision lies within a flood control zone, an attached statement of approval signed by the Director of the state Department of Ecology or his designated representative;

Q. An attached certificate bearing the typed names of all persons having an interest in the subdivided land, signed by the said persons and acknowledged by them before a notary public, consenting to the subdivision of the said land and reciting a dedication by them of all land shown on the plat to be dedicated for public uses and a waiver by them and their successors of all claims for damages against any governmental authority arising from the construction and maintenance of public facilities and public property within the subdivision;

R. An attached certificate signed by the Columbia County treasurer that all taxes one year in advance on all unimproved property in each proposed subdivision and delinquent assessments for which the land within the subdivision may be liable have been duly paid, satisfied or discharged.

S. The plat shall contain wording that, “properties within this subdivision with failing private septic systems shall connect to a public sewer system, if available.” [Ord. 2008-04 § 2; Ord. 75-04 § 58.]

17.05.620 Enforcement.

Any violation of this chapter shall be subject to the provisions of CCC Title 19, Code Enforcement. [Ord. 2017-06; Ord. 2017-04; Ord. 75-04 § 59.]

17.05.630 Building, septic tank or other development permits not to be issued for land divided in violation of this chapter.

No building permit, septic tank permit or other development permit shall be issued for any lot, tract or parcel of land divided in violation of this chapter. [Ord. 75-04 § 60.]

17.05.640 Environmental assessments.

Subdividers shall comply with CCC Title 16, Environment. [Ord. 75-04 § 61.]

17.05.650 Variance.

A. Variances are provided in certain cases where strict compliance with one or more provisions of this chapter may cause undue hardship on the property owner. Variances may be permitted only after public hearing procedures and findings that:

1. An exceptional or extraordinary situation or condition of the land proposed to be subdivided causes the strict application of any regulation enacted herein to result in a peculiar, exceptional, or unnecessary hardship; and

2. The hardship which serves as a basis for granting a variance is specifically related to the property of the applicant and not to the area in general; and

3. A variance will not be contrary to the public interest, health, and general welfare; and

4. The intent and spirit of this chapter is observed and substantial justice done; and

5. The granting of a variance will not constitute a grant of special privilege.

B. The applicant for such variance shall be responsible for advertising costs. [Ord. dated 5/15/78; Ord. 75-04 § 65.]