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ORD 77-07 REGULATION FOR SUBDIVISION AND PLATSORDINANCE NO. 77-J___ AN ORDINANCE ESTABLISHING REGULATIONS FOR SUB- DIVISIONS AND PLATS, PROVIDING FOR HEARINGS THEREON AND PROVIDING PENALTIES FOR ANY VIOLATION OF ITS PROVISIONS. WHEREAS protection of the public health, safety and general welfare requires that the division of land into five or more lots proceed in accordance with standards to prevent the overcrowding of land; to lessen congestion of streets and highways and provide proper ingress and egress; to provide adequate space, light, and air; to facilitate adequate provision for water, sewerage, parks and recreation, fire protection, schools, ways and other public uses, and to assure uniform monumenting of land subdivisions and conveyancing by accurate legal descriptions; and, WHEREAS by enacting Chapter 271, Laws of 1969, First Ex. Session, (RCW 58.17, Plats - Subdivisions - Dedications) the legislature has prescribed a method for accomplishing the afore- said purposes, and has vested cities with responsibility for controlling the division of land within their corporate limits; and WHEREAS City Council deems the controls, standards, and procedures, set forth in this ordinance to be essential to the protection of the public health, safety and general welfare of the citizens of the City of Winslow; and the adoption thereof to be in the public interest; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF WINSLOW, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Applicability. Subdivision of land within the incorporated limits of the City, shall proceed in compliance with the State law and this ordinance. Section 2. Exemptions. The provisions of this ordinance shall not apply to: (1) Any cemetery or burial plot, while used for that purpose; (2) Any division of land not containing a dedication, in which the smallest lot created by the division exceeds five (5) acres; (3)Any division of land made by testamentary provision, the laws of descent, or upon court order. (4) Short subdivision of land made pursuant to Ordinance #75-7 except where specifically so noted therein. Section 3. Definitions. Whenever the following words and phrases appear in this ordinance they shall be given the meaning 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. (1 "Adjacent property owner" means any property owner of record according to the records of the county auditor, whose property adjoins or abuts property proposed for division, or any portion thereof, or whose property is within eighty feet of the property proposed for division, or any portion is directly across a street or public right-of-way which is contiguous to both properties. (2 "Alley" is a strip of land dedicated to public use pro- viding vehicular and pedestrian access to the rear side of properties which abut and are served by a public street. (3 "Block" is a group of lots, tracts or parcels within well defined and fixed boundaries. (4 "Comprehensive Plan" is the current comprehensive plan of the City of Winslow approved by the City Council. (5) "Cul-de-sac" is a road closed at one end by a circular area of sufficient size for turning vehicles around. (6) "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 filing by the City Council. (7) "Easement" is a use granted by a property owner to specific persons or to the public use of land for a specific purpose or purposes. (8) "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 require- ments set forth in Chapter 271, Laws of 1-69, First Ex. Session, (RCW 58.17) and in this Ordinance adopted pursuant thereto. (9) "}learing Examiner" shall mean the official designated by the Mayor as the Hearing Examiner for the City of Winslow pursuant to Ordinance 76-19. (10) "Health Officer" means the Kitsap County Health Officer unless at some future time the city employs its own health officer. (11) "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. (12) "Planning Agency" is the planning agency of the City of Winslow, established pursuant to City Ordinance #76-18 or any superceding Ordinance. (13) "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. (14) "Preliminary Plat: is a neat and approximate drawing of a proposed subdivision showing the general layout of streets and alleys, lots, blocks, entrances and exits, and restrictive covenants, if any, to be applicable to the subdivision, and other elements of a plat or sub- division of the general layout of a subdivision. (15) "Street" or "Road" is a public or approved private 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. (16) "Subdivider" is a person, including a corporate person, who undertakes to create a subdivision. (17) "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 resubdivision of land. Section 4. Administration. The City Planning Agency, under its chairman, is vested with the duties of administering subdivision and platting regulations of this ordinance. It may prepare and require the use of such forms as are essential to such administration. The City Engineer and the Planning Agency clerk shall assist the Planning agency in their respective areas. The Agency shall review all proposed subdivisions for the purpose of determining conformance with the State law, the general purposes of the Com- prehensive Plan, and the planning standards and engineering specifications as adopted in this ordinance. Final authority to approve plats and subdivisions resides in the City Council. Notwithstanding this precept, it is the intent that the Planning Agency have the authority to make advisory determinations, in accordance with the provisions of this ordinance and, in the course of its review, to so inform prospective sub- dividers. Section 5. Procedure - Application, and Plats. Any person desiring to subdivide land shall submit an application therefor addressed to the Chairman, Winslow City Planning Agency, Winslow City Hall. The application shall be accompanied by six copies each, of (1) preliminary plat sketch and vicinity map; (2) drainage and utility plan; (3) street and profile sheet; (4) environmental information worksheet; (5) a general description of the project; (6) a preliminary copy of the restrictive covenant if such is contemplated; and (7) an application for a Shoreline Substantial Development Permit if required. (See Section 8.) Section 6. Procedure - Fees. The application shall be accompanied by a deposit of $250.00. At the time of filing the final plat, or if the application is terminated, at the time of the termination, the City will return the balance of the deposit after deducting a non-refundable filing fee of $25.00 and all costs directly incurred by the City Engineer in checking the Pre- liminary and Final Plats, including but not limited to field checking of engineering features, checking survey notes and com- putations, and if necessary, field checking of survey. If the sum of the $25.00 filing fee and the actual costs described above exceed the $250.00 deposit, the City will bill the applicant for the balance. Any amount so billed is due thirty days after the date of the billing. Final approval will not be granted until any amount due is paid. Section 7. Procedure - Adequacy, Distribution of Plat. If in the opinion of the Chairman of the Planning Agency the application contains sufficient data to determine approval or disapproval, he shall request the clerk to affix a file number and date of receipt to the application, to forward copies of the preliminary plat to the appropriate agencies and officials, and refer to the Hearing Examiner to conduct the required public hearing thereon pursuant to Ordinance 76-19, Section 6. Section 8. Procedure - Notice of Hearing. The Hearing Examiner shall provide for notice of the public hearing which notice shall include the purpose, date, time and place of the public hearing and the legal description of the property together with either a vicinity sketch or a worded location description adequate to advise the general public of the location of the subject property and it shall be given in the following manner: (a) Publication of at least one notice not less than ten (10) days prior to the hearing in a newspaper of general cir- culation within the city or the city's official newspaper if an official newspaper has been designated; (b) At least three (3) copies of the notice of public hearing shall be posted in conspicuous places on or adjacent to the subject property not less than ten (10) days prior to the hearing. In the event a Shorelines Substantial Development Permit is required, the hearing on the preliminary plat and the Shorelines Substantial Development permit may be combined but the notice procedures shall comply with the requirements of RCW 90.58.140. If the proposed subdivision is adjacent to the corporate limits of the City, specific notice by U.S. mail shall be given to the Planning Director of Kitsap County and if the proposed subdivision is adjacent to the right-of-way of a state highway, specific notice by U.S. mail shall be given to the State Department of Highways, Olympia, Washington. Section 9. Review by Planning Agency. Prior to public hearing the Planning Agency shall consider all relevant evidence to determine whether to recommend that the preliminary plat be approved or dis- approved. Errors or omissions in text or drawings which, in the opinion of the Planning Agency would render the plan unapprovable, may be brought to the attention of the subdivider. The subdivider, at its discretion, may elect to amend his submission or let it stand. Any amendment so submitted will be accepted in evidence by the Planning Agency and given due consideration in its final report and recommendation to the Hearing Examiner. Section 10. Hearing. In addition to any relevant evidence received from the general public or the parties involved by the Hearing Examiner, the Planning Agency shall submit its recom- mendation to the Hearing Examiner. In addition the City Engineer shall submit his opinion as to the engineering accuracy of the proposed subdivision, including but not limited to the proposed street system, the proposed sewage disposal system and water supply system. In the event the subidivision is planned for sewage dis- posal other than by the City system, the City Health Officer shall also report on the adequacy of the proposed system. Section 11. Factors to be Considered by the Hearing Examiner. In addition to all other relevant factors the Hearing Examiner shall determine in the report and recommendation to the City Council the following specific items: (a) Provisions for drainage. (b) Streets, alleys and other public ways. (c) Water and sewer facilities. (d) Street lighting. (e) Parks and playgrounds. (f) Fire protection facilities. (g) School sites and grounds. (h) Other public and private facilities and improvements. A specific finding shall be made as to whether or not the proposed subdivision conforms with the general purposes of the comprehensive plan, and if the public use and interest will apparently be served by the proposal. Section 12. Hearing - Report to Council. Not later than fourteen (14) days following conclusion of the hearing, the Hearing Examiner shall submit a written report and recommendation to the City Council which may recommend that the proposed plat be (1) approved, (2) approved as amended, or (3) disapproved. Section 13. Council Action - Date. Upon receipt of the Hearing Examiner's recommendation the City Council shall, at its next public meeting, set the date for the public meeting at which the Council shall consider the recommendation. Section 14. Council Action - Acceptance or Rejection. At the meeting scheduled for considering the preliminary plat the City Council after reviewing the recommendations of the Hearing Examiner shall either concur in or reject the Hearing Examiner's recommendations pursuant to RCW 58.17,100. Section 15. Council Action - Public Hearing on Rejected Preliminary Plat. If the City Council does not summarily approve the Hearing Examiner recommendation on any preliminary plat, it shall set a date for, and hold its own public hearing, following as applicable the procedures prescribed for the Hearing Examiner in the preceding sections. Thereafter the Council may adopt its own recommendations and (1) approve, (2) approve as amended, or (3) disapprove the proposed plat. Section 16. Preliminary Plat Approval - Authorization for Subdivider. Approval of the preliminary plat by the City Council shall constitute authorization for the subdivider to develop the subdivision's facilities and improvements in strict accordance with state law and this ordinance. Section 17. Preliminary Plat - Submittal Documents. In the preparation of sketches, maps, street profiles, etc., as listed in Section 5, acceptable drafting standards will be required. The scale for the preliminary plat sketch and the drainage and utilities plan shall be not less than one (1) inch equals two hundred (200) feet. The horizontal and vertical scales for street and sewer plans and profiles shall be not less than one hundred (100) feet and ten (10) feet to the inch, respectively. The documents shall be submitted in such form that when the maps and written data are considered together, they shall fully and clearly disclose the following information: (1) The name of the proposed subdivision (there shall be no duplication of subdivision titles in the City of Winslow); (2) The legal description of land contained within the pro- posed subdivision; (3) The name, address and telephone number of the subdivision developer; (4) The name, address and telephone number and seal of the registered land surveyor who prepared the preliminary plat documents; (5) The boundary lines of the proposed subdivision; (6) The boundaries of all lots and parcels within the proposed subdivision, together with the numbers to be assigned each lot; (7) The location, names and width of all existing streets, roads and easements within the proposed subdivision and adjacent thereto; (8) The location and, where ascertainable, sizes of all permanent buildings, wells, water courses, bodies of water, all overhead and underground utilities, municipal boundaries, section lines, township lines, and other important features existing upon, over or under the land proposed to be subdivided; (9) Contour lines of at least five (5) feet intervals or sufficient intervals to show the topography of the land to be subdivided referenced to the mean sea level datum of the National Ocean Survey - (USC & GS); (10) Generalized plans of proposed water distribution systems, sewerage systems, and drainage systems, or tideland or shoreline modifications, indicating locations; (11) A layout of proposed streets and alleys including pro- files, and parcels proposed to be dedicated or reserved for public or community school, park, playground or other uses; (12) In subdivision proposed to be served by individual septic tank, the location of soil log holes together with data regarding percolation rates as per health officer's requirements. (13) 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. (14) If the Plat constitutes a replat, the lots, block, streets, etc. of the original plat shall be'shown with dotted lines in their proper positions in relation to the new arrangement of the Plat, the new Plat being clearly shown in solid lines as to avoid ambiguity. Section 18. Preliminary Plat Approval - Expiration. The approval given to a preliminary plat shall expire unless within two (2) years following approval, a proposed final plat in proper form is submitted to the City Engineer; PROVIDED however, that an extension of time, not to exceed one (1) year, may be granted by the City Council, upon the recommendation of the Planning Agency. Section 19. Dedications - Required. No plat shall be approved unless adequate provision is made in the subdivision for such drainage ways, roads, alleys, easements, parks, playgrounds, site for schools, school grounds, and other general purposes as may be required to protect the public health, safety and welfare. (RCW 58.17.110) 10 Section 20. Dedications - Shown on Plat. All dedications of land shall be clearly and precisely indicated on the face of the plat. Section 21. Dedications - Protective Improvements. Pro- tective improvements, and easements to maintain such improvements shall be dedicated. Section 22. Subdivision Standards. The Planning Agency upon recommendation of the City Engineer shall adopt as regulations Subdivision standards which shall be applicable to each plat sub- mitted which regulations shall be available without cost to any person requesting the same. Section 23. Final Plat - Submission to Council. A final plat shall be filed with the City Engineer who shall acknowledge receipt thereof and that it meets the requirements of the City and shall forward the original to the City Council, via the Planning Agency for final approval. Section 24. Final Plat - Council Determination - Approval or Disapproval. The City Council 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 assure 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 Ordinance have been satisfied by the Subdivider. The Council shall thereupon approve or disapprove the proposed final plat. If the Council approves the plat, the County Auditor shall file the original for record and return the reproducible copy thereof to the City Engineer who shall forward one paper copy 11 to the County Assessor, and retain the reproducible in the files of the City Engineer. The City Engineer shall also furnish a reproducible copy of the record plat, without cost, to the land surveyor representing the subdivider. Section 25. Development of Illegally Divided Land - Innocent Purchaser for Value. An application for a building permit, septic tank or other development permit for any lot, tract or parcel of land divided in violation of State Law of this Ordinance shall not be granted without prior approval of the City Council, which approval shall only be given following a public meeting at which the applicant shall demonstrate to the satisfaction of the Council that: (1) The applicant purchased the lot, tract or parcel for value; (2) The applicant did not know, and could not have known by the exercise of care which a reasonably prudent purchaser would have used in purchasing the land, that the lot, tract or parcel had been part of a larger lot, tract or parcel divided in violation of State Law or this Ordinance. Section 26. Development of Illegally Divided Land - Public Interest Determination. No application for a building permit, septic tank permit or other development permit for any lot, tract or parcel of land divided in violation of State Law or this Ordinance shall be granted, nor shall such permit be granted during the processing of preliminary plat, without prior approval of the Council. Such approval shall only be given following a public meeting at which the applicant shall demonstrate to the satisfaction of the Council that: (1) The Health Office has certified that the proposed means of sewage disposal and water supply on and to the lot, tract or parcel are adequate; 12 (2) The City Engineer has certified that the lot, tract or parcel is served with an adequately-designed means of ingress and egress, and with adequate drainage facilities, none of which interfere with or impair existing or planned public highway and drainage facilities in the vicinity; (3) The Planning Commission has certified that the proposed development conforms to the Comprehensive Plan and all zoning regulations; (4) The proposed development will not adversely affect the safety, health or welfare of adjacent property owners, or interfere with their enjoyment of their property. Section 27. Variances. Any request for a variance from the requirements of this ordinance or any appeal from an order or decision made by a City official in the administration of this ordinance shall be submitted to the Board of Adjustment and Appeals for adjudication in accordance with the policies and procedures set forth in Ordinance No. 69-16. Section 28. Severability. If any provision of this Ordinance or its application to any person or circumstance is held invalid, the remainder of this Ordinance or the application of the provision to other persons or circumstances shall not be affected. Section 29. Violation - Penalty. Any person, firm or corpo- ration, or association or any agent thereof who violates any pro- vision of this Ordinance relating to the sale, offer for sale, lease, transfer of any lot, tract or parcel of land, shall be guilty of a misdemeanor punishable by a fine of not more than $500.00 for each offense. Each sale, offer for sale, lease or transfer of each separate lot, tract or parcel of land in violation of any provision of this Ordinance shall be deemed a separate and distinct offense. 13 Section 30. APPROVED by the Winslow City Council on May 2, 1977, and forwarded to the State of Washington Office of Community Development for a 30-day review period, pursuant to RCW 58.17.270, on May 10, 1977. Section 31. Effective Date. This Ordinance, having elicited no comments during the 30-day review period subsequent to its receipt by the Office of Community Development, shall become effective on June 20, 1977, by posting in the manner provided by law. PASSED by the City Council of the City of Winslow in the final adoptive form this ~_~day of June, 1977. Frank C. Vibrans, Jr. Mayor ATTEST: Norma Sue Frix Clerk/Treasurer APPROVED: CITY OF WINSLOW PLANNING AGENCY SHORT PLAT AND SUBDIVISION STANDARDS Pursuant to the provisions of Ordinance 77-7, the Planning Agency, with the concurrence of the City Engineer hereby adopts the following subdivision standards to be utilized in concurrence with the administration ordinance 77-7. Subdivision Standards: (1) A subdivision shall conform to the applicable zoning standards of the zoning ordinance in effect at the time of application for the preliminary and shall be in keeping with the general guidelines of the City's Comprehensive Plan and when applicable the City Shoreline Management Master Program. (2) Each lot in a subdivision shall be provided with satisfactory access by means of a street leading to an existing developed publicly owned street. (3) The minimum required lot sizes shall be as defined in the Current Zoning Ordinance except where modified in this ordinance. (4) If required, residential lot sizes, in sloped areas will be increased to partially or completely avoid the problems of drainage .siltation, flood control and accessibility which frequently are attributable to over-development of slope areas. (5) The side lines of lots, as far as practicable, should run at right angles to the street upon which the lots face. (6) Residential lots shall not front on major arterial streets, develcped business districts, or industrial areas. (7) Lots will be designed in a manner that will preserve desirable natural features, and protect views, open spaces and other environmental amenities. (8) Walks or pedestrian ways shall be required when the Planning Agency determines they are necessary to provide access to schools, parks and playgrounds, public facilities, water bodies or tidelands. -1- (9) Computation of minimum lot areas or dimensions shall not include any area used primarily as access to any lot regardless of whether the rights of access are by easement or fee ownership. This exclusion shall include but not be limited to access easements and/or access panhandles on flag lots. (10) Placement of streets and lots in relation to topography shall be considered in order to minimize filling, grading or other alterations of existing conditions. (11) The minimum width of street right-of-way, width of improved surface, and the maximum grade of various streets, shall be as set forth in the following table: MINIMUM TYPE OF STREET RIGHT-OF-WAY Arterial 60' Neighborhood Collector 50' Residential Access 40' Alley 20' Cul-de-sac Radius 50' ASPHALT OR CONCRETE SURFACE MAXIMUM WIDTH-CURB TO CURB GRADE 44' 12% 36' 15% 24' 17% 15' 17% 30' 12% * *Curb to curb, measured on any diameter. (12) The location, alighnment and name of streets within the subdivision shall confirm to existing streets, excepting where topography or some-physical feature eliminates the possibility of connecting these streets should such be required in the future. (13) Reserve strips or street plugs controlling access to streets will not be approved unless necessary for the protection of the public welfare or of substantial property rights and in these cases they shall be required. The control and disposal of the land comprising such strips shall be placed within the jurisdiction of the City. (14) Where necessary to give access to or permit a satisfactory future subdivision of adjoining land, streets shall be extended to the boundary of the subdivision and the resulting dead-end streets may be appro~ed with a cul-de-sac. -2- (15) Half streets shall be prohibited, except where essential to the reasonable development of the subdivision ~n conformity with the other requirements of these regulations and where it will be practical to require the dedication of the other half when the adjoining property is subdivided. Wherever a half street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract. (16) Whenever existing streets adjacent to or within a tract are of inadequate width, additional right-of-way shall be provided at the time of subdivision. (17) In residential subdivision~ the street system should be laid out with a minimum number of intersections with primary arterials. In general, intersections on the primary arterials should not be at closer intervals than one-thousand (1,000) feet. (18) Streets shall be laid out so as to intersect as nearly as possible at right angles and no street should intersect any other street at least 60 degrees. (19) Street jogs with centerline offsets less than one-hundred and twenty-five (125) feet shall be avoided. (20) If a subdivision is traversed by a water course such as a drainage way, channel, or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of the water course, and such further width as will be adequate for the purpose. (21) When desirable for public covenience, pedestrian ways may be required to connect to cul-de-sacs or to pass through unusually long or oddly-shaped blocks. (22) Fire Hydrants shall be spaced not more than three-hundred (300) feet apart in commercial areas an~ six hundred (600) feet apart in residential areas and water lines shall be adequate to allow a minimum fire flow of five-hundred (500) gallons per minute in addition to normal consumptive use. -3- to normal consumptive use. (23) Intersecting streets shall be so laid out that blocks betwe street lines are not more than 1,320 feet in length; except where extraordinary conditions unquestionably justify a departure from the maximum. The City Engineer may require, or permit, greater distances between street lines. In blocks over six hundred and sixty (660) feet in length, the City Engineer may require, at or near the middle of the block, a public alley, not less than twenty (20) feet in width. Improvements. In addition to other requirements, improvements shall conform to the requirements of State Law, this Ordinance and detail improvement standards or specifications adopted by the City of Winslow. The City Engineer shall be responsible for preparing such standards and all construction and installation work shall be accomplished under his direction. Minimum improvements are summarized as follows: (1) Streets shall be constructed and graded to full right-of-way widths and surfaced with bituminous mix or Portland cement concrete to widths specified in paragraph 11 of Subdivision Standards. (2) Portland cement concrete or rolled asphaltic curbs shall be required. (3) Storm sewers and appurtenances shall be sufficient to carry normal r~n-eff or flood waters characteristic to the area include in the proposed plat, subdivision or dedication. (4) The installation of sidewalks throughout the subdivision on both sides of the street may be required. The installation of sidewalks on at least one side of selected streets may be required for public convenience, safety or traffic movement. Wherever sidewalks are not installed, 5' footpaths, adjacent to curbs and neatly graded to curb elevation, may be allowed on a case by case basis. -4- (5) The water distribution system shall include fire hydrants, and a service connection for each lot. (6) The subdivision shall be provided with a complete sanitary sewer system where a public sewer main lies within eight hundred feet of the proposed subdivision. If a public sewer main is not located within eight hundred feet of the proposed subdivision, septic tanks, or other approved methods of handling wastes may be installed. Where septic tanks are proposed, percolation standards must be met and the minimum lot area for each septic tank system shall be determined by analysis of the soil conditions. In no case shall the lot area be less than 2~0~ sq. ft. when septic tanks are to be used. (7) All utility service lines including electric, communication: fire alarm and television cables shall be placed underground. (8) Street lights shall be required. In addition to undergroun~ wiring, the light standard base and luminaire shall be provided and installed at the subdividers expense. 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 pli that it is a true and correct representation of the lands actually surveyed. All surveys shall conform to standard practices and princi] for land surveying as set forth in the laws of the State of Washingto] Survey - Survey Notes, Accuracy. The surveyor shall furnish the City Engineer with a full set of survey notes, which notes shall clearly show: (1) The ties to each permanent monument established for this (2) All necessary controlling reference points or monuments; (3) Sufficient data to determine readily the bearing and length of each line which may be in form of computer print-out sheets or coordinate sheets; 5. (4) The base meridian referred to, showing its relation to true north based on Polaris observation or tie to National Ocean Survey (USC & CG), triangulation system or other control acceptable to the City Engineer. Subdivision control and staking traverses shall close within an error of one (1) foot in ten thousand (10,000) feet. Survey - Orientation of the Subdivision. Primary survey control points shall be referenced to section corners and monuments. Complete subdivision of the section or sections, or as much thereof as necessary to properly orient the plat within same shall be furnished to the City Engineer. Corners of adjoining subdivisions or portions thereof shall be identified and ties shown. Survey - Permanent Control Monuments. Permanent control monuments shall be established at: All controlling corners on the boundaries of the subdivision; The intersections of centerlines of roads within the sub- (1) (2) division; (3) The beginning and ends of curves on centerlines or points of intersections on tangents. The position and type of every permanent monument shall be noted on all plats of the subdivision. Permanent control monuments shall be 2" iron pipe, 36" long, filled with concrete or shall be constructed of an approved equivalent. Survey - Permanent Control Monuments in Streets. Permanent control monuments within the streets shall be set after the streets are graded. In the event a final plat is approved before streets are graded the surety deposited to secure grading shall be sufficient to pay the costs estimated by the City Engineer of setting such monuments. -6- Survey - Lot Corners. Every lot corner shall be marked by a 3/4" galvanized iron pipe at least 30" in length or approved equivalent driven into the ground. Survey - Property Contiguous to Water. If any land in a subdivision is contiguous to a meandered body of water, the meander line shall be re-established and shown on the plat. Tidelands platted shall clearly show courses and lengths of side lot lines extending into the tidelands. If the thread of a stream lies wit a subdivision and forms the boundary of lots, such thread shall be defi by bearings and distances as it exists at the time of the survey. Final Plat - Filing Period. At any time within two (2) years following the City Council's approval of a preliminary plat the subdivider may submit the original of a proposed final plat to the City Engineer. Final Plat - Review by City Engineer. The City Engineer shall satisfy himself: (1) That the final plat meets all standards established by State law and this Ordinance relating to final plats; (2) That the proposed final plat bears the certificates and state- ments of approval required by this Ordinance; (3) That a title insurance report furnished by the subdivider confirms the title of the land in the proposed subdivision is vested in the name of the owners whose signatures appear on the plat's certificate; (4) That the facilities and improvements required to be provided by the subdivider have been completed or, alternatively, that the subdivider has provided a bond in an amount and with sureties commensurate with improvements remaining to be completed securing to the City the construction and installation of the improvements. Financial - Guarantee and Time Limit. Improvements shall be installed before the proposed plat receives final approval unless the subdivider shall financially guarantee installation of the same within one year to estimated construction costs of the public improvements plus 10%. If the subdivider does not meet this requrement preliminary approval of the subdivision shall be deemed expired. Final Plat - Standards. Every final plat shall consist of one (1) or more pages, each 18" x 22" clearly and legibly drawn on tracing cloth, stable-base mylar polyester film, or equivalent approved material. All drawing and lettering on the final plat shall be in permanent india ink. The perimeter of the subdivision shall be depicted with heavier lines than appear elsewhere on the plat. The scale shall be no smaller than 1" to 200'. A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of 3" on the left side and 1" on the remaining sides to fit the Kitsap County Auditor plat book when filed in upright position. Each sheet of the final plat shall contain the subdivision name and sheet number and each sheet containing a drawing shall also contain the scale and the north arrow, showing the equation to true north, where applicable. All signatures affixed to a final plat shall be original signatures written in permanent india ink. Every final plat shall include an accurate map of the subdivided land, based upon a complete survey thereof, which map shall include: (1) All section, township, municipal and City lines lying within or adjacent to the subdivision; (2) The location of all monuments or other evidence used as ties to establish to subdivision's boundaries; (3) The location of all permanent control monuments found and established within the subdivision; (4) The boundary of the subdivision with complete bearings and lineal dimensions; (5) The length and the bearings of all straight lines; the radii, arc lengths, semi-tangents and delta angle of all road centering curves and radii, delta angle and arc length of right- of-way curves; (6) The length of each lot line, together with bearings and other data necessary for the location of any lot line in the field. (7) The location, width, centerline, and name or number of all streets within and adjoining the subdivision; (8) The location, shown with broken lines, the width and description of all easements; (9) Numbers assigned to all lots and blocks within the subdivision; (10) Names of any adjacent subdivisions; (11) A copy of all restrictive covenants proposed to be imposed upon land within the subdivision. Section 38. In addition to the name of the subdivision and the legal description of the land, every final plat shall contain the following approvals and certifications: (1) Owners notarized dedication as follows: "Know all men by these presents that , the undersigned, owner(s), in fee simple of the land hereby platted and mortgagee(s) thereof hereby declare this plat and dedicate to the use of the public forever all streets, avenues, places and utility ease- ments of whatever public property there is shown on the plat and the use thereof for any and all public purposes not inconsistent with the use thereof for public highway purposes. Also, the right to make all necessary slopes for cuts and fills upon lots, blocks, tracts, etc. shown on this plat in the reasonable original grading of all streets, avenues, places, etc., shown hereon. Also, the right to drain all streets over and across any lot or lots where water might take a natural course after the street or streets are originally graded. Also, all claims for damages against any governmental authority are waived which may be occasioned to the adjacent land by the established construction, drainage and maintenance of said streets IN WITNFSS WHEREOF WE HAVE set our hands and seals this day of A.D. 19 (signatures) 10. Acknowledgement STATE OF WASHINGTON COUNTY OF KITSAP SS: THIS IS TO CERTIFY that on this day of 19 , before me, the undersigned a Notary Public in and for the State of Washington duly commissioned and sworn personally appeared and to me known to be the persons who executed the foregoing dedication and acknowledged to me that signed and sealed the same as free and voluntary act and deed for the uses and purposes therein mentioned. WITNESS my hand and official seal the day and year first above written. Notary Public in and for the State of Washington, residing at (signature) A certificate of the registered land surveyor who made, or under whose supervision was made, the survey of the subdivision in substantially the followina 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 supervision, during the period , 19 , through , 19 , that the distance 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." (signature) Treasurer Kitsap County Tax certification, as follows: "I hereby certify that all state and county taxes heretofore levied against the property descirbed hereon, according to the books and records of my office, h~ve been fully paid and discharged, including taxes Treasurer, Kitsa! County __ (signatur! 11. this page Auditor~s record: "Filed for record at the request of day fo , 19 ~ at minutes past o'clock and recorded in Volume , record at Kitsap County~ Washington" Auditor, Kitsap County (signature) City approval as follows: Examined and approved this day of of plats of City Engineer~ Winslow Examined and approved by the City Planning Conu~ission this day of , 19 ~ Chairman, City Planning Agency Winslow Examined and approved by the City Council this day , 19 Mayor, City of Winslow If any portion of the subdivision lies within a flood control zone, a statement Of approval signed by the Director of the State Department of Ecology. If the plat is to be served by individual sewage disposal system, the Health Officer must examine, approve and sign the plat. 12