Chapter 17.36 LARGE LOT PLATS

Chapter 17.36
LARGE LOT PLATS

Sections:

17.36.010 Applicability.

17.36.020 Resubmission conference.

17.36.030 Submission of application.

17.36.050 Responsibility for data accuracy.

17.36.060 Time limitations for department action.

17.36.070 Format and content of preliminary application and map.

17.36.080 Distribution of copies.

17.36.090 Review criteria.

17.36.100 Approval procedures.

17.36.110 Final approval and recording.

17.36.120 Format and content of final application and map.

17.36.010 - Applicability

Every division of contiguous land, for purposes of sale, lease or transfer of ownership, into 2 or more lots, all of which are 5 acres or one 1/128 of a section land or larger, and any one of which is smaller than 40 acres or 1/16 of a section, shall proceed in compliance with this chapter and Chapters 17.04 through 17.12 and 17.40 through 17.52 of this title. Large lot subdivisions may be redivided pursuant to this chapter or Chapter 17.32, short plat procedures, unless the proposed redivision constitutes a subdivision, in which case redivision must be approved pursuant to Chapter 17.16, preliminary plat procedures.

(Ord. 4529 §9(1), 1984).

17.36.020 - Presubmission conference

Prior to the submission of the large plat application, the subdivider or his representative may meet with the Site Plan Review Committee to discuss preliminary sketches or studies. At this time said committee shall make available all pertinent information as may be on file relating to the general area. It is the purpose of this conference to eliminate as many potential problems as possible in order for the large lot plat to be processed without delay. The conference should take place prior to detailed work by an engineer or surveyor. Discussion topics at this time would include such things as the comprehensive plan, development standards, Shoreline Master Plan, zoning, availability of sewer and water, latecomer charges, development concepts, other city requirements and permits, and the environmental impact of the plat. If the applicant owns adjacent land, the possibilities of future development should be discussed.

(Ord. 4529 §9(2), 1984).

17.36.030 - Submission of application

Ten copies of the large lot plat shall be submitted to the Planning Department upon forms furnished by said body which shall affix thereto a file number and the date of receipt.

(Ord. 4529 §9(3), 1984).

17.36.050 - Responsibility for data accuracy

Accuracy for all data and information submitted on or with a large lot plat shall be the responsibility of the applicant. Any proposed large lot plat found to be inaccurate or misleading so as to hamper the decision of the Planning Department shall be returned to the applicant with a letter stating that the large lot plat must be corrected and returned to the Planning Department.

(Ord. 4529 §9(5), 1984).

17.36.060 - Time limitations for department action

Large lot plats shall be approved, disapproved, or returned to the applicant for modification or correction within one hundred twenty (120) calendar days from the date of filing a complete application, unless the applicant gives a written consent to the extension of such time period.

(Ord. 5570 §19, 1995; Ord. 4529 §9(6), 1984).

17.36.070 - Format and content of preliminary application and map

A. Application. The application shall be on a form provided by the Department and shall include all information required by the Application Content Lists. See OMC 18.77.010.

(Ord. 5594 §8. 1996; Ord. 4529 §9(7). 1984).

17.36.080 - Distribution of copies

The Planning Department shall distribute copies of the large lot plat and pertinent information to the following:

A. Olympia Public Works Department (three copies);

B. Thurston County Health Department;

C. Olympia Fire Department;

D. Thurston County Assessor;

E. Thurston County Treasurer;

F. Any other public officials, agencies, and community groups, as required by law.

(Ord. 5570 §19, 1995; Ord. 4529 §9(8), 1984).

17.36.090 - Review criteria

A large lot subdivision shall be approved when:

A. Each lot within the proposed division meets the access requirements of the Olympia development standards;

B. The proposed division conforms to the comprehensive plan, Shoreline Master Program, and zoning ordinance;

C. The property owner(s) agree to dedicate rights-of-way in accordance with the development standards, and fulfills all conditions of reviewing departments and agencies. (Note: Frontage improvements abutting the original parcel being divided may be deferred, provided that any improvements required to serve the proposed lots are installed.);

D. The requirements of the State Environmental Policy Act have been met;

E. There is compliance with the requirements of the county health department and Public Works Department as evidenced by the signatures of said departments on the large lot plat map;

F. The county treasurer has certified, on the large lot plat map, that all taxes on the land have been fully paid and discharged;

G. The Planning Department has examined the large lot subdivision and found compliance with all conditions of approval.

(Ord. 4529 §9(9), 1984).

17.36.100 - Approval procedures

A. The Planning Department may:

1. Approve the preliminary large lot subdivision with or without conditions;

2. Return the preliminary large lot plat to the applicant for correction or for applicant’s construction of improvements in a manner consistent with the department findings;

3. Disapprove the large lot subdivision and the large lot plat thereof;

4. Submit the preliminary large lot subdivision application to the hearing examiner for the examiner’s consideration together with the Planning Department’s recommendation. The examiner shall hear the application in accordance with the procedures of Chapter 18.82 of this code, and with such notice as is required for hearings on preliminary plat applications.

B. Hearing Examiner Review, If Aggrieved. Any person aggrieved by the decision of the Planning Department may appeal that decision to the hearing examiner. Such appeal must be made in writing, within fourteen (14) calendar days from the date the Planning Department’s written decision was made. Such appeals shall be filed with the Planning Department in writing and shall contain a brief description of why error is assigned to the department’s determination and shall be accompanied by a filing fee. The appeal shall be heard pursuant to Chapter 18.75 of this code, and notice shall be required as is provided for hearings on preliminary plat applications.

C. Conditional Approvals. When the preliminary large lot subdivision approval is contingent upon meeting of conditions, construction of improvements or corrections, or time is necessary for the obtaining of required certifications, then the approval action shall be conditional approval which shall, at the option of the approving body, be conditioned upon fulfillment within one year from the date of the action. When the approval is conditioned upon fulfillment within one year, then upon application within the time period and upon good cause shown, the approving body may grant one additional one-year time period.

(Ord. 5570 §19, 1995; Ord. 4529 §9(10), 1984).

17.36.110 - Final approval and recording

A. Final approval of the large lot plat shall not be given until:

1. A final large lot plat map has been filed with the Planning Department;

2. There is compliance with the requirements of the county health department and department of public works as evidenced by the signatures of said departments on the plat map;

3. The county treasurer has certified, on the plat map, that all taxes on the land have been fully paid and discharged;

4. The Planning Department has examined the large lot subdivision, found compliance with all conditions of approval, and certified the plat map;

5. The construction of all required improvements has been completed or secured in accordance with Chapter 17.44 of this title.

B. The action approving a large lot plat shall become effective if, within five working days, the applicant shall have filed for record with the county auditor the final large lot plat thereof. The final large lot plat, upon recording, shall be processed in accordance with procedures established regarding plats.

(Ord. 4529 §9(11), 1984).

17.36.120 - Format and content of final application and map

A. The subdivider shall submit twelve (12) dark line prints and one stable base polyester film or other approved material (hereinafter referred to as Mylar) to the Department.

B. The survey of the proposed large lot subdivision and preparation of the final map shall be made by or under the supervision of a registered land surveyor who shall certify on the map that it is a true and correct representation of the lands actually surveyed.

C. The map shall be prepared on a sheet of reproducible material having dimensions of 18" by 24" and at a horizontal scale between 200’ to the inch and 50’ to the inch. The following shall be shown on the final large lot plat map:

1. Title block, preferably located in the lower right-hand corner, to contain:

a. Section, township and range,

b. Date of preparation, datum, scale and north arrow,

c. Legal descriptions of the original tract,

d. Basis of bearing, which shall be the Olympia coordinate system;

2. Vicinity sketch clearly identifying the location of the property;

3. Plat representation, to contain:

a. The boundary lines of the property to be divided,

b. The development status of contiguous land, including the name of any adjacent plats and rights-of-way,

c. The layout, dimensions and number of each lot in the large lot subdivision with bearings or deflection angles, radii, arcs, points of curvature, and tangent bearings,

d. The names, locations and widths of all existing streets, rights-of-way, easements, other public ways, watercourses and major transmission facilities rights-of-way within and adjacent to the proposed development,

e. The locations and dimensions of all parcels of land intended to be dedicated or reserved for public use or to be reserved in the deeds for the common use of the property owners if the subdivision with the purpose, conditions or limitations of such dedications or reservations clearly indicated.

f. The locations of all existing structures within the large lot subdivision,

g. Existing monuments or other such identifying markers,

h. Lot numbers beginning with the number "1" and numbered consecutively without omission or duplication throughout the large lot plat. The numbers shall be solid, of sufficient size and thickness to stand out, and so placed as not to obliterate any figure;

4. Acknowledgments and certificates, preferably located along the bottom of the map, as follows:

a. Restrictions. The following restriction shall show on the face of the large lot plat map:

i. The following shall be required when the large lot plat contains a private street: "The cost of construction and maintaining all streets not herein dedicated as public streets shall be the obligation of all of the owners, and the obligation to maintain shall be concurrently the obligation of any corporation in which title of the streets may be held."

ii. "All landscaped areas in public rights-of-way shall be maintained by the owner and his successor(s) and may be reduced or eliminated if deemed necessary for or detrimental to City street purposes."

iii. The following shall be required when the large lot plat contains commonly owned tracts: "Community tracts shall be owned and maintained in common for the benefit of all lot owners. All lots have an undivided interest in the ownership and maintenance of community areas. The ownership interest in each community tract shall be stated in the deed to each lot."

iv. The following shall be required when the installation of required improvements has not been completed prior to recording: "Pursuant to City Ordinance, the City of Olympia may deny the issuance of building or occupancy permits for any structure within this large lot plat until street, sidewalk, or other required plat improvements have been installed."

v. Any additional conditions as approved by the Department.

b. Certificate From Land Surveyor. The completed large lot plat shall show a certificate from the land surveyor who platted the property, in substantially the following form: "I hereby certify that this large lot plat map is based upon an actual survey and subdivision of a portion of Section_____, Township_____, Range_____, W.M.; that the distances and courses shown thereon are correct; that the monuments have been set and lot and block corners staked on the ground."

c. Certificates of City Officers. The large lot plat shall also show the following certificates:

i. Certificate--City Engineer.


"Examined and approved this_____ day of_________________________ [year].
	_________________________
	Olympia City Engineer"

ii. Certificate--Health Officer. Preliminary inspections indicate soil conditions may allow the use of septic tanks as a means of sewage disposal for some, but not necessarily all, of the building sites within this plat. Prospective purchasers of lots should inquire at the Thurston County Health Department about the issuance of septic tank permits for specific lots.


"Examined and approved this_____ day of_________________________ [year].
	_________________________
	Health Officer"

iii. Certificate--Assessor.


"Examined and approved this_____ day of _________________________ [year].
	_________________________
	Thurston County Assessor"

iv. Certificate--Treasurer.


"I hereby certify that all taxes on the land described hereon have been fully paid to and including the year __________.
	_________________________
	Thurston County Treasurer"

v. Certificate--Planning Director.


"Examined and approved this _____ day of _________________________ [year].
	_________________________
	Planning Director"

vi. Certificate--County Auditor.


"Filed for record at the request of _________________________ this _____ day of_________________________, [year], at _____ minutes past _____ o’clock_____.m, and recorded in Volume _____of Plats, on page _____, records of Thurston County, Washington.
	_________________________
	Thurston County Auditor"
	_________________________
	Deputy Auditor"

d. Certificate of Owner(s). The large lot plat map shall show a certificate from the persons having any interest in the large lot subdivision in substantially the following form: "I,_________________________, owner in fee simple, acknowledge that the creation of this large lot subdivision is of my free will and consent "

D. Supporting Documents. The following documentation shall accompany each application for final approval of a large lot plat: A current title report or plat certificate confirming that the title of the lands as described and shown in the plat is in the name of the owners signing the large lot plat and showing restrictions encumbering the land.

E. Street Monuments. The surveyor preparing the plat shall submit a street monumentation plat to the Public Works Department for approval prior to setting any permanent street monuments. The Public Works Department shall determine the number and location of permanent control monuments in streets within and leading into the large lot plat, if any. All streets monuments shall conform to the standard specifications of the American Public Works Association or as amended by city standard plans.

(Ord. 5594 §9, 1996; Ord. 4529 §9(12), 1984).