ORD 84-10 COUNCIL APPROVAL OF SUBDIVISION STANDARDSWDT:jt
5/3/84
ORDINANCE NO.
84-10
AN ORDINANCE OF THE CITY OF WINSLOW, WASHING-
TON, AMENDING SECTION 22 OF ORDINANCE NO. 82-17
PASSED BY THE CITY COUNCIL ON JULY 8, 1982,
TO REQUIRE COUNCIL APPROVAL OF SUBDIVISION
STANDARDS; PROVIDING THAT SHORT SUBDIVISION
STANDARDS SHALL BE ADOPTED BY THE CITY
COUNCIL AFTER RECOMMENDATION FROM THE
PLANNING AGENCY; AND ADOPTING SUBDIVISION
AND SHORT SUBDIVISION STANDARDS.
WHEREAS, after consultation with the City Engineer
and Land Use Administrator the Planning Agency has recommended
adoption of certain standards for subdivisions and short
subdivisions, and
WHEREAS, the City Council of the City of Winslow,
Washington, finds that the following standards are in
the best interest of the public health, safety and general
welfare, now, therefore,
THE CITY COUNCIL OF THE CITY OF WINSLOW, WASHINGTON,
DO ORDAIN AS ~OLLOWS:
Section 1. Section 22 of Ordinance 82-17, passed by
the City Council on July 8, 1982, is hereby amended to
read as follows:
Subdivision Standards. The City Council hereby
adopts as standards which shall be applicable
to all plats submitted, that certain document
entitled "Subdivision and Short Subdivision
Standards" and dated ~V 17, 1984
The City Clerk is directed to authenticate and
record said document which shall be filed in
the City Clerk's office for use and examination
by the public. These standards shall be
available without cost to any person requesting
the same.
Section 2. The City Council hereby adopts as standards
which shall be applicable to all short plats submitted
that certain document entitled "Subdivision and Short
Subdivision Standards", and dated .May 17, 1984
The City Clerk is directed to authenticate and record said
document which shall be filed in the office of City Clerk for
use and examination by the public. These standards shall be
available without cost to any person requesting the same.
Section 3. This ordinance shall be in full force
and effect five (5) days after passage and publication by
posting as provided by law.
ATTEST/AUTHENTICATED:
CI'I~Y ~T!F.R~ DONNA JEA~N BUX 0
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY:
APPROVED:
MAYOR, ALICE B. TAWRESEY~
THE CITY CLERK: May 3, 1984
PASSED BY THE CITY COUNCIL: May 17, 1984
POSTED: June 8, 1984
EFFECTIVE DATE: June 13, 1984
ORDINANCE NO. 84-10
CITY OF WINSLOW PLANNING AGENCY
SHORT PLAT AND SUBDI-VISION STANDARDS
~y 17, 1984
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 existin~ 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.
(76) Residential lots shall not front on major arterial streets,
developed 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.
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(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-CUB 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.
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(15) Half streets shall be prohibited, exceot where essential
to the reasonable development of the subdivision jn 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 co~u~ercial areas and 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.
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to normal consumptive use.
(23) Intersecting streets shall be so laid out that blocks between
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 su~uuarized 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 ran-off or flood waters characteristic to the area included
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.
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(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 20~00~ sq. ft. when septic tanks are to be used.
(7) All utility service lines including electric, communications,
fire alarm and television cables shall be placed underground.
(8) Street lights shall be required. In addition to underground
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 plat
that it is a true and correct representation of the lands actually
surveyed. All surveys shall conform to standard practices and principle
for land surveying as set forth in the laws of the State of Washington.
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 plat.
(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:
(1) All controlling corners on the boundaries of the subdivision;
(2) The intersections of centerlines of roads within the sub-
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.
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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 within
a subdivision and forms the boundary of lots, such thread shall be defined
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 pe=manent 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 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 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
preperty descirbed hereon, according to the books and records of my
office, have been fully paid and discharged, including taxes~"
Treasurer, Kitsa! County __ (signature).
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
, 19.
of
City Engineer ~ .Winslow
Examined and approved by the City Planning Co~m~ission this
day of , 19 .... ,
Cha±rman, City Planning Agency
Winslow
Examined and approved by the City Council this
· 19
day
Mayor, City of Winslow
If any portion of the subdivision lies within a flood control
zone· a statement 0f 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.
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