Chapter 17.20 MAJOR SUBDIVISIONS

Before preparation of the preliminary plat, the subdivider or the subdivider’s engineer or land surveyor shall schedule a preapplication meeting for the purpose of ascertaining the requirements for the proposed subdivision or dedication. [Ord. 467 § 31, 2008]

17.20.008 Application – Preparation and fee.

The preliminary plat and application for preliminary approval shall be prepared by a registered professional engineer or land surveyor in accordance with the requirements set forth in this title. The application and plat shall be accompanied by the fee as set forth in HPMC 3.05.110. [Ord. 467 § 32, 2008]

17.20.010 Application – Submittal.

The preliminary plat and five blueprints thereof shall be prepared by a registered professional engineer or land surveyor, to which shall be attached a written application requesting approval of the subdivision or dedication. [Ord. 467 § 33, 2008; Ord. 106 § 4(a)(1), 1972]

17.20.020 Vicinity sketch map.

A vicinity sketch at the scale of at least 200 feet, and not more than 400 feet, to the inch, shall accompany the preliminary plat. The vicinity sketch map shall show all adjacent subdivisions, streets, tract lines of acreage parcels, and the names of owners of record of such parcels. It shall show how the streets in the proposed subdivision may connect with existing and proposed streets in neighboring subdivisions or unplatted property to produce the most advantageous development of the entire neighborhood. [Ord. 467 § 34, 2008; Ord. 106 § 4(a)(2), 1972]

17.20.030 Scale.

(1) The horizontal scale of the preliminary plat shall be 30 feet or less to the inch and the vertical scale of the streets and sewer profiles shall be 10 feet or less to the inch.

(2) All maps shall indicate the proposed name of the subdivision, the numbered designation of each lot, and the names of the subdivider and surveyor or engineer, and shall show the date, scale, and north point. [Ord. 467 § 35, 2008; Ord. 106 § 4(a)(3), 1972]

17.20.040 Contents.

The preliminary plat application shall contain the proposed name of the subdivision, the names and addresses of all owners or parties in interest in the subdivision, together with the following information, which may be combined where practical:

(1) A map showing the boundary lines, accurate and to scale, of the tract to be subdivided as shown in the files and records of the county director of records and elections, or such other appropriate county official.

(2) Existing monuments of record.

(3) A map showing the names and addresses of the owners of record of property contiguous to the proposed subdivision and within 300 feet of the property lines of the land covered by the proposed subdivision.

(4) A map showing the location, width, and names of all existing or platted streets or other public ways within or adjacent to the proposed development and other important features, such as permanent buildings, watercourses, municipal boundaries, township lines, and section lines.

(5) A map showing contours with intervals of two feet or less referenced to either the United States Coast and Geodetic Survey datum, the plane coordinate system for the state of Washington, or such datum acceptable to the town engineer.

(6) A map showing the proposed layout of street rights-of-way, lots, alleys and easements, proposed canals or waterways, retaining walls and bulkheads, all referenced to the United States Coast and Geodetic Survey datum or the plane coordinate system for the state of Washington. The dimensions and area of each lot, identified by number, shall be shown.

(7) A layout showing the profile and tentative grades of streets.

(8) A map showing the zoning boundary lines, if any, indicating proposed uses of property, and including front yard, rear yard, and side yard requirements of the current zoning ordinance.

(9) A map showing all parcels of land intended to be dedicated or temporarily reserved for public use or to be reserved in the deeds for the common use of property owners of the subdivision with the purpose, condition, or limitations of such reservations clearly indicated.

(10) The preliminary plat shall have attached to it copies of any private restrictions proposed to be included in the deeds of the proposed subdivision. [Ord. 467 § 36, 2008; Ord. 106 § 4(a)(4), 1972]

17.20.050 Utility verifications.

The application for preliminary approval shall be accompanied by written evidence from the appropriate water and sewer utilities and from the appropriate telephone and power companies that these services are available and will be furnished to serve each lot in the subdivision. All utilities shall be installed underground. [Ord. 106 § 4(a)(5), 1972]

17.20.060 Adjacent to bodies of water.

A proposed subdivision or dedication of lands, any portion of which are contiguous to or abutting a body of water, shall show the line of navigability, inner and outer harbor lines, if the same have been determined, and the following features and information in addition to the preceding provisions:

(1) A map showing a traverse line, which line shall be located approximately 20 horizontal feet inland from the line of ordinary high water and which shall be referenced to meander lines heretofore located, and to the United States Coast and Geodetic Survey datum or the plane coordinate system for the state of Washington.

(2) A map showing the proposed wharf or dock line beyond which no structures may be erected and the location and size of all proposed retaining walls and bulkheads.

(3) A statement and supporting documents, as reasonably required by the town, indicating compliance with all other ordinances and statutes pertaining to the development of lands along drainage ways, watercourses, waters and shorelines of this state. [Ord. 467 § 37, 2008; Ord. 106 § 4(a)(6), 1972]

17.20.062 Hearing examiner review.

The hearing examiner shall set a date and place for a public meeting on the proposed subdivision or dedication within the time periods required by RCW 58.17.140. The meeting may be held at a later date if time limits are waived by the applicant, but in no event may it be held more than 120 days from the date of application. [Ord. 467 § 38, 2008]

17.20.063 Public hearing – Notice.

Notice of the filing of the preliminary plat and of the public hearing shall be given in compliance with HPMC 11.10.160 along with RCW 58.17.080 and 58.17.090. [Ord. 467 § 39, 2008]

17.20.064 Hearing examiner considerations.

The hearing examiner shall examine the proposed subdivision or dedication to ascertain whether it conforms to the town comprehensive plan, the zoning ordinance (HPMC Title 18), and to the requirements of this title and all other applicable ordinances. The hearing examiner shall inquire into the public use and interest proposed to be served by the establishment of the subdivision and dedication and make determinations pursuant to RCW 58.17.110(1). [Ord. 467 § 40, 2008]

17.20.065 Approval.

(1) The hearing examiner shall not approve a proposed subdivision and dedication unless written findings are made that: (a) the proposal complies with the comprehensive plan adopted by the town, (b) the proposal complies with all requirements of the zoning ordinance (HPMC Title 18) applicable to the property, (c) the proposal complies with the design standards of this title, (d) appropriate provisions are made for the public health, safety, and general welfare, and for such open spaces, drainage ways, streets or roads, alleys, and 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 walk to and from school, and (e) the public use and interest will be served by the platting of such subdivision and dedication.

(2) If the hearing examiner finds that the proposed subdivision and dedication complies with the comprehensive plan, zoning code, and design standards; makes appropriate provisions for public health, safety, and general welfare, and other items described above; and that the public use and interest will be served; then the hearing examiner shall approve the proposed subdivision and dedication.

(3) If approval is withheld, a copy of the preliminary plat, together with a list of suggested modifications prepared in accordance with the provisions herein contained, shall be returned to the subdivider. [Ord. 467 § 41, 2008]

17.20.066 Disapproval due to flood, inundation, or swamp conditions.

The hearing examiner shall consider the physical characteristics of a proposed subdivision site and may disapprove a plat or impose conditions on approval because of flood, inundation, or swamp conditions. [Ord. 467 § 42, 2008]

17.20.067 Bond to be provided.

If the proposed preliminary plat or subdivision is approved, the subdivider, before requesting final approval, shall furnish the town with the plat or subdivision bond as provided for in HPMC 17.20.120. [Ord. 467 § 43, 2008]

17.20.068 Approval time limits – Extensions.

Preliminary approval of a plat shall be effective for a period of 12 months, unless extended for an additional year by the town engineer following written request submitted by the applicant at least 30 days prior to the expiration of the original 12-month period. Action on a request for extension may be appealed to the hearing examiner under Chapter 11.10 HPMC. [Ord. 467 § 44, 2008]

Article II. Final Plats

17.20.070 Preparation – Scale.

The final plat shall be prepared by a registered professional engineer or land surveyor. It shall be on mylar 18 inches by 24 inches drawn to a scale between one inch equals 50 feet and one inch equals 20 feet, unless an alternate scale is authorized by the town engineer. [Ord. 467 § 45, 2008; Ord. 106 § 4(b)(1), 1972]

17.20.080 Contents.

The final plat shall not deviate from the approved preliminary plat layout and shall include the following:

(1) The name of the proposed plat or dedication.

(2) The exact legal description of the property (must be identical to the legal description of the certificate of plat issued by the title insurance company).

(3) The boundary line with accurate distances and bearings, locations and widths of all existing and previously recorded rights-of-way approaching and intersecting the boundaries of the plat or dedication shown in reference to the United States Coast and Geodetic Survey datum or the plane coordinate system for the state of Washington and those data prescribed by the town engineer.

(4) Lot and block numbers, street names and layout, house numbers, exact dimensions of all lots, streets and easements, including lengths of arcs, turning angles and tangents.

(5) Date, scale and true north point.

(6) Accurate location of all monuments. One such monument shall be located at each street intersection, and at locations to complete a continuous line of sight and at such locations as may be required by the town engineer.

(7) The boundary line of all public parks, playgrounds and public rights-of-way contained in said plat or dedication.

(8) If the subdivision is subject to a dedication, a certificate or separate written instrument shall contain the dedication of all streets and other areas to the public in conformance with RCW 58.17.165.

(9) Certification by a registered land surveyor in conformance with RCW 58.17.250.

(10) Space shall be provided on the plat for certifications and approvals required by RCW 58.17.160. [Ord. 467 § 47, 2008]

17.20.090 Fee.

The application for review of the final plat shall be accompanied by a fee as set forth in HPMC 3.05.110. [Ord. 467 § 48, 2008; Ord. 106 § 4(c)(1), 1972]

17.20.100 Submittal.

(1) The final plat consisting of the mylar and five copies, together with supporting data, shall be submitted to the town clerk at least two weeks prior to the time tentative approval is desired. At the time of submittal the plat must have the dedications and signatures of the owner or owners (as shown on the certificate of plat) and the signature and seal of the engineer preparing the same.

(2) Together with the final plat the following shall be submitted:

(a) One mylar and five copies of each of the following:

(i) Final storm drainage plans;

(ii) Final profile and section prints of all streets;

(b) Complete field and computation notes showing original or reestablished corners with descriptions of the same, true bearings and distances to establish right-of-way lines and monuments, turning angles, points of curvature, length of tangents, closure and methods of balancing with corners and distances of the plat or dedication. Allowable error of closure shall not exceed 0.02 of one foot in preparation of the final plat. [Ord. 467 § 49, 2008; Ord. 106 § 4(c)(2), 1972]

17.20.110 Utility plans.

Final sewer, water and underground service plans must be submitted to the town engineer for approval prior to actual construction of these utilities. If any changes are made during the installation, the revised drawings showing the exact location of the utilities must be furnished. All utilities, sanitary sewers and storm drains installed in streets shall be constructed prior to the surfacing of such streets. Service connections for all utilities and sanitary sewers shall be laid to each lot in the subdivision so as to obviate the necessity for disturbing the street improvements when service connections thereto are made. [Ord. 106 § 4(c)(3), 1972]

17.20.120 Bond – Amount determination.

Upon receipt of the final plat and supporting data, the town engineer shall determine as soon as possible the amount of the plat bond and notify the subdivider or his engineer in writing. [Ord. 106 § 4(c)(4), 1972]

17.20.130 Bond – Filing.

In order to assure completion of all improvements within the plat, the subdivider shall file a plat bond in favor of the town of Hunts Point in such amount as shall be specified by the town engineer, in accordance with the following requirements:

(1) All bonds of $2,500 or less shall be in the form of cash or certified check deposited with the town treasurer;

(2) Where the amount of the required bond is more than $2,500 the subdivider shall deposit with the town treasurer a minimum of $2,500 or five percent of the total amount of the required bond, whichever is greater, in the form of cash or certified check, and the balance of said bond requirement may be in the form of a surety bond;

(3) Said bond and/or deposit shall be filed as a guarantee that the subdivider will, within 18 months from date of acceptance of the final plat, complete all improvements in accordance with the requirements of the town of Hunts Point and to the satisfaction of the town engineer. Said bond or deposit shall be subject to forfeiture at the discretion of the town council if said improvements are not completed within the aforedescribed 18-month period, provided that said forfeiture shall apply only to the extent of funds necessary to complete said improvements as required herein. Cash and/or certified checks shall be held in escrow pending the satisfactory completion of the required work within the 18-month period. The town engineer may authorize the release of portions of said funds to the subdivider in accordance with a prearranged progress schedule. One year after (a) completion of all right-of-way improvements and (b) all monuments have been properly placed according to town standards and approved by the town engineer, the road bond or balance of funds held in escrow shall be released to the subdivider. During said one-year period all funds on deposit shall be subject to use by the town for the purpose of repairing defects in the construction work which may develop or become evident within said right-of-way improvements, provided, the town shall not use said funds until the town engineer has first given written notice to the developer of said defect and work toward correction thereof has not been commenced within 10 days of the date of said notice. [Ord. 106 § 4(c)(5), 1972]

17.20.140 Title insurance company certification.

The application shall include a certificate of plat from a reputable title insurance company giving the legal description and showing the title and interest of all parties in the plat or dedication. [Ord. 467 § 50, 2008; Ord. 106 § 4(c)(6), 1972]

17.20.150 Town council review.

(1) Upon receipt of the final plat, the town council shall examine the contents of said plat and receive reports from the town engineer, town planner, and the agency responsible for sewer and water utilities to determine whether the plat complies with all of the requirements of this title and other applicable ordinances and state statutes.

(2) In the event the final plat is not in proper form or does not comply with the provisions of preliminary plat approval the town council shall disapprove the final plat and the subdivider shall be promptly advised of said decision.

(3) If the town council finds that the proposed subdivision is in conformity with the provisions of preliminary plat approval, the town council shall approve the final plat and direct the mayor to execute written approval which shall be suitably inscribed on the final plat, subdivision, or dedication.

(4) Approval by the town council shall be on the condition that the plat be filed in the office of the director of records and elections within 30 days after the date of approval. [Ord. 467 § 51, 2008; Ord. 106 § 4(d), 1972]

17.20.160 Town council action.

Repealed by Ord. 467. [Ord. 106 § 4(e), 1972]

17.20.170 Payment of taxes and special assessments.

Subsequent to approval of the plat by the town council, the subdivider shall obtain the county treasurer’s signature on the plat. [Ord. 106 § 4(f), 1972]

17.20.180 Recording.

(1) The original of the final plat shall be filed in the office of the director of records and elections by the subdivider. Two copies thereof shall be furnished to the office of the King County assessor. The mylar shall then be delivered to the town.

(2) After the director of records and elections has received and filed the final plat, it shall be known as an authorized plat or dedication of the land as provided by the laws of the state of Washington.

(3) If the final plat has been approved under plat bond, the subdivider may then make application for such permits from the local officials as are necessary to proceed with the development of the subdivision. [Ord. 467 § 53, 2008; Ord. 106 § 4(g), 1972]