Chapter 17.10
SHORT SUBDIVISION AND PLATTING
Sections:
17.10.040 Administrator’s duties.
17.10.060 Preliminary short plat preparation.
17.10.070 Application content.
17.10.090 Administrative determinations.
17.10.100 Preliminary map approval.
17.10.120 Plat standards – Short subdivisions.
17.10.130 Monuments and markers.
17.10.150 Resubdivision prohibited.
17.10.160 Consistency with comprehensive plan.
17.10.010 Applicability.
A. Every division of land for the purpose of lease, sale, or transfer into four or less lots, tracts, parcels, sites, or subdivisions within the unincorporated area of Columbia County shall proceed in compliance with this chapter. This chapter shall apply to divisions of land into nine or fewer lots, tracts or parcels within any urban growth area.
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. 88-08; Ord. dated 8/5/88 § 1; Ord. dated 5/17/76; Ord. 75-01 § 1.]
17.10.020 Definitions.
Whenever 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 “may” indicates a use of discretion in making a decision:
“Agricultural purposes,” for the purpose of this chapter, shall mean the growing of crops and/or grazing of livestock.
“Controlling corner” is a point established by legal survey which controls the boundaries of a tract of land or subdivision.
“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 short plat showing the dedication thereon; and the acceptance by the manner provided in this chapter.
“Easement” is a grant by a property owner to specific persons or to the public to use land for a specific purpose or purposes.
“Improved public road” is a roadway meeting the minimum geometric and structural design standards as established by Columbia County for new construction.
“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.
“Permanent control monument” is a two-inch galvanized iron pipe, a concrete marker, or other approved equivalent permanently driven or set into the ground to mark the controlling corners on the boundaries of a subdivision.
“Person” is any person, firm, corporation or association subject to the jurisdiction of the county. [Ord. dated 8/5/88 § 2; Ord. 75-01 § 2.]
17.10.030 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 provisions or the laws of descent;
C. Any division of land made in compliance with any Columbia County ordinance regulating the division of land into five or more lots;
D. Any division of land that is rented or leased solely for agricultural purposes and no single-family or multiple-family residences are located on said land; and
E. Any highway right-of-way, rock quarry sites, or sanitary landfill sites acquired or approved by the board of commissioners. [Ord. dated 8/5/88 § 3; Ord. dated 5/17/76; Ord. 75-01 § 3.]
17.10.040 Administrator’s duties.
The Columbia County planning director, referred to in this chapter as the administrator, is vested with the duty of administering the provisions of this chapter and shall prepare forms of application for short subdivisions and may require the use of such other forms as he deems essential to his duties. [Ord. dated 8/5/88 § 4; Ord. dated 5/17/76; Ord. 75-01 § 4.]
17.10.050 Application.
Any person desiring to divide land situated within unincorporated areas of Columbia County into four lots or less for the purpose of lease shall submit an application for short subdivision approval to the administrator together with an application fee as established by the board of county commissioners. [Ord. 2010-03 § 3; Ord. dated 8/5/88 § 5; Ord. 75-01 § 5.]
17.10.060 Preliminary short plat preparation.
Applications for approval of short subdivisions shall be accompanied by a preliminary map showing the proposed layout of streets, lots, utilities and other pertinent information required in CCC 17.10.130, except the survey shall not be required until after preliminary approval is obtained pursuant to CCC 17.10.100 and 17.10.110. The preliminary map shall be prepared by or under the supervision of a licensed land surveyor. [Ord. dated 8/5/88 § 6; Ord. 84-04; Ord. 75-01 § 6.]
17.10.070 Application content.
Applications for short subdivisions shall contain:
A. Name of proposed short plat and county application identification number. Name is subject to change.
B. Six copies of the plat of the entire contiguous tract owned by the applicant which shall show:
1. The names and addresses of owners of adjacent land and the names of any adjacent subdivision;
2. Lines marking the boundaries of proposed lots;
3. Locations of existing roads and easements for such roads and ways within or adjacent to the tract.
C. The legal description of the said tract and legal descriptions, or numbers, of all proposed lots.
D. The name and address of the owner or owners of the said tract.
E. Certification by the representative or agent of all persons having an interest in the land proposed for subdivision, signed and acknowledged before a notary public, which:
1. States their consent to the division of the land;
2. Recites a dedication by them of all land shown on the short plat to be dedicated for public uses;
3. Grants a waiver by them and their successors of all claims for damage against any governmental authority arising from the construction and maintenance of public facilities and public property with the short subdivision.
F. Attach title reports, records of survey and deeds necessary to identify property lines, easements, rights-of-way and ownership. [Ord. 2010-03 § 3; Ord. dated 8/5/88 § 7; Ord. 75-01 § 7.]
17.10.080 Notice.
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. 2010-03 § 3; Ord. dated 8/5/88 § 8; Ord. dated 2/7/77; Ord. dated 5/17/76; Ord. 75-01 § 8.]
17.10.090 Administrative determinations.
The administrator shall forward copies of the proposed short plat to the county engineer, health department, fire district and others as deemed appropriate to determine whether:
A. The proposed short subdivision conforms to the comprehensive plan and zoning requirements;
B. The proposed lots meet health department requirements;
C. Every lot is served with adequate public or private access;
D. The short subdivision is served by an improved public road;
E. The public use and best interest will be served by permitting the proposed division of the land;
F. An adequate environmental assessment has been made and shoreline, flood zone, critical areas and resource areas identified;
G. The lot size and configuration and attributes are consistent with the purpose of the subdivision. [Ord. 2010-03 § 3; Ord. dated 8/5/88 § 9; Ord. 75-01 § 9.]
17.10.100 Preliminary map approval.
A.1. Following the end of the notice period the administrator shall review the preliminary map for compliance with all relevant codes and regulations including the requirements in this title and chapter and consider comments received from county departments, other governmental agencies and from the public.
2. The administrator, subject to findings of fact that the short subdivision complies with local and state regulations, provides for necessary public improvements, will not be harmful to the environment or to public or private improvements in the neighborhood, allows for the future use of the property as stated in the purpose of the subdivision and provides for the general health, safety and welfare, shall deny, approve or approve subject to special conditions of approval, the preliminary short subdivision map within 10 days of the close of the comment period.
B. Appeals. The decision of the administrator may be appealed in writing to the planning commission within 10 calendar days. A closed record hearing before the planning commission at a regular meeting shall be scheduled and advertised as stipulated in this title. [Ord. 2010-03 § 3; Ord. 75-01 § 10.]
17.10.110 Final map.
A. Following approval of the preliminary short subdivision map the applicant or assigns may apply for approval of a final short subdivision map to be recorded. If within three years of the date of preliminary map approval a final map has not been approved by the board of county commissioners, the preliminary map approval shall be null and void except that two one-year extension requests may be approved by the administrator.
B. Six blue line copies of the proposed final map shall be submitted to the administrator for distribution to county departments and review for compliance with the preliminary map. If subdivision and/or public improvements were required as a condition of the subdivision, the map shall be accompanied by engineered civil subdivision improvement plans along with an engineer’s cost estimate and labor and material and performance bonds totaling 150 percent of the cost estimate; or if required subdivision improvements have been completed and inspected per approved engineered plans, “as built” improvement plans shall be submitted.
C. After review of the proposed final map the administrator shall have the applicant prepare a mylar original with the appropriate signature blocks and disclosures, schedule the final map for approval by the board of county commissioners, and prepare a staff report and subdivision improvement agreement as needed.
D. The board of county commissioners shall review the map and, if it is found in substantial compliance with the preliminary approval, it shall be approved for recording and signed by the chairman of the board of county commissioners.
E. The applicant shall make copies of the signed mylar as required by the county auditor and present them for recording along with any accompanying documents. [Ord. 2010-03 § 3; Ord. 75-01 § 11.]
17.10.120 Plat standards – Short subdivisions.
Every short plat shall consist of one or more 18-inch by 24-inch pages clearly and legibly drawn on stable base mylar polyester film, or equivalent approved material, and shall contain a map of the short division to be drawn on an 18-inch by 24-inch page, together with written data in such form that, when read together, disclose the following information:
A. The name of the short division.
B. The legal description of the land.
C. Total number of acres within the short subdivision.
D. A number for each lot within the short subdivision.
E. The seal and signature of the registered land surveyor who made, or under whose direction was made, a survey of the short subdivision.
F. The date of the survey.
G. The boundary lines of the short subdivision.
H. The number of acres of each lot within the short subdivision.
I. The boundaries of lots within the short subdivision.
J. A layout of roads, rights-of-way, easements, utilities and other improvements.
K. The boundaries of all parcels dedicated or reserved for public or community uses.
L. The approval of the administrator. [Ord. dated 8/5/88 § 13; Ord. 75-01 § 13.]
17.10.130 Monuments and markers.
Permanent control monuments shall be established at each and every controlling corner on the subdivision. They shall be marked by a two-inch galvanized iron pipe, concrete marker or other approved equivalent driven or set permanently into the ground. All monument locations and descriptions shall be shown on the face of the plat. [Ord. dated 8/5/88 § 14; Ord. 75-01 § 14.]
17.10.140 Enforcement.
A. Any violation of this chapter shall be subject to the provisions of CCC Title 19, Code Enforcement.
B. 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.
C. Violators of this chapter shall be subject to the requirements of RCW 58.17.300. [Ord. 2017-06; Ord. 2017-04; Ord. dated 8/5/88 § 15; Ord. dated 5/17/76; Ord. 75-01 § 15.]
17.10.150 Resubdivision prohibited.
Land within an approved short subdivision may not be further divided in any manner within a period of five years without the filing of a final plat pursuant to Chapter 17.05 CCC. [Ord. dated 8/5/88 § 16; Ord. 75-01 § 16.]
17.10.160 Consistency with comprehensive plan.
Where applicable, as determined by the approving authority, all short subdivisions must be consistent with the comprehensive plan of Columbia County; shall comply with the improvement and development regulations applicable to the zoning district within which the subdivision occurs; meet all shoreline and critical area regulations adopted by Columbia County; and meet all the dedication requirements for public easements and rights-of-way and on-site and off-site development standards as required for subdivisions by Chapter 17.05 CCC, specifically but not limited to CCC 17.05.310 through 17.05.520, inclusive. [Ord. 2008-04 § 3; Ord. 75-01 § 14A.]