This Article describes the requirements and review procedures for subdivision applications, and applications for major replats.
A.
Application Requirements. In addition to the requirements of Article 3.010: Application Procedures, the person filing the application must be the owner or a person having a legal interest in the land to be included in the subdivision. If the development is to include land in more than one ownership, the application must be submitted jointly by all of the owners or persons having a legal interest in each of the separately owned properties to be included. Additionally, the application shall be accompanied by the following:
1.
Four sets of full-sized blue or black line drawings of the tentative plat, with a sheet size at least 18 inches by 24 inches, sheet size of any other graphics shall not exceed 24 inches by 36 inches. Where necessary, an overall plan with additional detail sheets may be submitted.
2.
One set of the graphics shall be reduced to fit on 11-inch by 17-inch sheets of paper. Graphics and related names/numbers must be legible on this sheet size.
B.
Graphics Requirements. Subdivision applications shall include the following graphic information where applicable.
1.
An existing land use map: A map that extends between 250 to 2,000 feet beyond the site. The map includes building footprints and makes a distinction between single-family, multifamily, commercial and industrial uses, as well as other significant features such as roads, drainage ways, parks and schools. The Director shall determine the coverage of the land use map based on potential impacts of the development proposal.
2.
Tentative subdivision plat and other graphics drawn to scale and containing sheet titles, date, north arrow, and legend placed in the same location on each sheet and containing the following:
a.
Name and address of owner(s) of record, applicant, engineer, and registered land surveyor who prepared the plat.
b.
Sufficient description to define location and boundaries of the development site.
c.
Location and use of adjacent driveways and structures within the appropriate distance as specified in Section 10.6.050.040: Access Standards.
d.
Number of lots and their dimensions including frontage, depth, and area in acres.
e.
General location of existing and proposed structures including building types and heights, gross and net density per acre and proposed use restrictions. An indication of approximate building envelopes may be required where necessary to evaluate building relationships.
f.
General location and size of areas to be conveyed, dedicated, or reserved as common open spaces, public parks, recreational areas, school sites, and similar public and semipublic uses.
g.
Location and width of all existing or proposed public or private rights-of-way, including any reserve strips and parking areas.
h.
Existing and proposed general circulation system including bikeways, driveways, off-street parking areas, service areas, loading areas, and major points of access to public rights-of-way. Notations of proposed ownership (public or private) should be included where appropriate.
i.
Existing and proposed general pedestrian circulation system, including its interrelationship with the vehicular circulation system and indicating proposed treatments of points of conflict.
j.
Existing and proposed utility systems, including, but not limited to, sanitary sewer, storm sewer, drainage ways, water, cable TV, power, natural gas, telephone, and street lights as appropriate.
k.
Approximate location of any potential physical and environmental constraints for review per the provisions of Chapter 10.8 - Physical and Environmental Constraints. Such constraints include, but are not limited to, slopes of the land, erosion control, floodways, floodplains, natural drainage ways, and geological hazard areas.
l.
Identification of significant natural features, including, but not limited to, rock outcroppings, creeks, streams, ponds, riparian areas, and existing native, ornamental, and orchard trees having a trunk diameter of 14 inches or more at a point 5 feet above the natural grade.
m.
Topographic contours at intervals appropriate to the size and scale of the map, with an accuracy of plus or minus 1 foot.
n.
Drainage and Grading Plan. Where the grade of any part of the subdivision is less than 3% or exceeds 10%, or where the subdivision abuts existing developed lots, a conceptual grading and drainage plan may be required to show features adjacent to or within a reasonable distance from the subdivision that would affect the subdivision and adjacent areas. If a grading plan is required, it shall show how runoff or surface water from individual lots will be managed and the ultimate disposal of all subdivision surface waters.
o.
Approximate location and widths of proposed easements and/or dedications for drainage, sewage, or other public utilities.
3.
The Director may waive any of the above requirements when determined the information required by this Article is unnecessary to properly evaluate the proposed development. The Director may also require additional information, if determined necessary, to adequately evaluate the proposal.
C.
Narrative Requirements. A written statement accompanying the subdivision application shall include:
1.
Proposed uses and development objectives.
2.
A statement of improvements to be constructed or installed and date of their anticipated completion, including, but not limited to:
a.
Provisions for domestic water supply including source, quality, and approximate quantity.
b.
Provisions for sewage treatment and disposal, storm drainage, and flood control.
c.
Provisions for improvements and maintenance of common areas if proposed.
d.
Proposed landscaping.
e.
Proposed streets, curbs, sidewalks and street lighting.
f.
Proposed fire protection.
3.
A general description of intentions concerning timing, responsibilities, and assurances for all public and non public improvements, such as irrigation, private roads and drives, landscape, and maintenance.
4.
General data not included on the tentative plat such as:
a.
Total number and type of dwelling units.
b.
Parcel size in square feet.
c.
Proposed lot coverage of buildings and structures where known.
d.
Densities per acre.
e.
Total amount of open space (lands not designated for buildings or vehicle parking and maneuvering areas).
f.
Total amount and type of nonresidential construction.
(Ord. 23-1395; Ord. 23-1400)
A.
Review Procedure. Subdivision applications shall be reviewed as administrative actions, per the provisions of Section 10.3.020.040: Administrative Actions.
B.
Review Criteria. Subdivision applications shall be reviewed to assure consistency with the state statutes, this Title, and the applicable provisions of Chapter 10.5 - Zone District Regulations, Chapter 10.6 - General Regulations, Chapter 10.7 - Parking Standards, Chapter 10.8 - Physical and Environmental Constraints, Chapter 10.9 - Land Divisions, and Chapter 10.10 - Improvements Required with Development.
C.
Period of Approval and Extension. Approval of a subdivision application shall be valid for a period of 2 years from the effective approval date. If the applicant has not submitted a final subdivision plat within 2 years (with appropriate assurances for improvements, if applicable), approval shall expire. The Director may grant, at the applicant's request, a one-time extension of up to 1 year if, in the Director's opinion, conditions related to the project and surrounding area have not changed. The applicant must request an extension in writing at least 45 days prior to approval expiration.
Construction drawings and specifications for public improvements are not required prior to subdivision application approval but are required prior to final subdivision plat review. This allows a developer to seek subdivision application approval prior to investing in public improvement engineering. No public improvements shall be laid out or constructed prior to City Engineer approval of construction drawings and specifications. Construction drawings and specifications for public improvements shall include the following:
A.
Plans and Specifications. Plans and specifications for public improvements shall clearly indicate the following:
1.
Location of existing rights-of-way.
2.
Existing streets, sidewalks, curbs and utilities.
3.
Parking lot striping and pavement cross section.
4.
Perimeter curb location and details.
5.
Utility service types, sizes, locations and details (including hydrants, manholes, clean-outs, vaults, meters, etc.), including location, elevation, size, and detail of storm lines, inlets/catch basins, manholes, cleanouts, parking, drive pads, distance to drive pads on adjacent property, curb and sidewalk, retaining walls, and retaining wall drainages.
6.
Location and details of cross connection control devices.
7.
Fence and gate locations and details.
8.
Street and parking lot lighting locations and details.
9.
Site drainage and grading plan and construction details sufficient to evaluate whether runoff generated from improvements is collected on site and disposed of in a manner which eliminates sheet flow of stormwater onto sidewalks, public rights-of-way and abutting private property.
10.
Location and type(s) of existing and proposed street trees.
11.
Erosion control plan and/or traffic control plan as required by the City Engineer.
12.
Where City street, curb, sidewalk or utility extensions are required, provide complete plan, profile, and construction detail drawings and specifications, prepared and stamped by a licensed professional engineer for the proposed improvements within public easements rights-of-way.
B.
Engineering Estimates. Itemized engineering estimates for the proposed improvements sealed by a licensed professional engineer.
C.
Contractor Information. Proof of licensing, bonding and insurance is required for the contractor(s) installing public improvements.
D.
Field Adjustments. A letter signed by the developer, engineer, and contractor acknowledging that field adjustments to approved plans require the approval of the City Engineer.
A.
Application Requirements. Applications for final subdivision plat approval shall meet the following requirements:
1.
The final plat and 2 additional copies which meet Wasco County's survey and subdivision plat standards shall be submitted to the Director.
2.
The final plat shall substantially conform to the approved tentative subdivision plat and construction drawings and specifications for public improvements, and shall conform with Article 9.020: Land Division Standards, except where modified by a planned development approval (see Article 9.050: Planned Development). The plat shall contain or be accompanied by the following information:
a.
Name of the subdivision.
b.
Date, north arrow, scale, legend, and existing features such as highways and railroads.
c.
Legal description of subdivision boundaries.
d.
Reference and bearings to adjoining recorded surveys.
e.
Exact location and width of streets and easements intersecting the boundary of the subdivision.
f.
Subdivision, block, and lot boundary lines. Numbering of lots and blocks shall be as follows:
i.
Lot numbers shall begin with the number "1" and be numbered consecutively in each block. Number sequence are to generally follow the same system as sections are numbered in a township.
ii.
Block numbers shall begin with the number "1" and be numbered consecutively without omission or duplication throughout the subdivision. The numbers shall be solid, of sufficient size and thickness to stand out, and placed so as to not obliterate any figure. Block and lot numbers in an addition to a subdivision of the same name shall continue the numbering in the original subdivision. Block numbering sequence shall be the same system as sections are numbered in a township.
iii.
Block numbers may be omitted where blocks are of irregular shape. When block numbers are omitted, lots shall be numbered consecutively throughout the subdivision. Lots in an addition to the subdivision of the same name shall continue the numbering of the original subdivision.
g.
Street rights-of-way, center lines with dimensions to the nearest 0.01 ft, bearings or deflection angles, radii, arc, points of curvature, curve data, and tangent bearings. Subdivision boundaries, lot boundaries, and street bearings shall be shown to the nearest 30 seconds with basis for bearings.
h.
Name and width of proposed and existing width of any existing right-of-way, and width on each side of the center line. For streets on curvature, curve data shall be based on the street center line. In addition to center line dimensions, the radius and center angle shall be indicated.
i.
Easements, denoted by fine dotted lines clearly identified and, if already of record, their recorded reference. If an easement is not definitely located or recorded, there shall be a written statement of the easement. The easement's width, length, bearing, purpose and sufficient ties to locate it with respect to the subdivision shall be shown. If the easement is being dedicated by the plat, it shall be properly referenced in the owner's certificates of dedication. The City Attorney shall approve wording of all easements.
j.
Locations and widths of waterway and drainage ways, and other watercourses for review in accordance with Chapter 10.8 - Physical and Environmental Constraints.
k.
Location and widths of railroad rights-of-way and reserve strips at the end of stub streets or along the edge of partial-width streets on the subdivision boundary.
l.
Parcels to be dedicated shall be distinguished from lots intended for sale, with acreage and alphabetic symbols for each parcel.
m.
Notations indicating any limitations on rights of access to or from streets and lots or other parcels of land.
n.
The following certificates, acknowledgments, and other requirements established by state law. Such certificates may be combined where appropriate:
i.
Certificate, signed and acknowledged by the owner(s) of record of the land to be subdivided, offering for dedication of all parcels of land for public use; and offering for dedication of rights of access to and from prescribed streets, lots, and parcels of land.
ii.
Certificate of the registered or licensed surveyor who prepared the survey and final subdivision plat.
iii.
Certificate for execution by the Director or Hearings Officer as appropriate.
iv.
Certificate for execution by the City Engineer.
v.
Certificate for execution by the County Surveyor.
vi.
Certificate for execution by the Wasco County Clerk, including available space for Clerk recording information.
vii.
Certificate for execution by the Wasco County Assessor.
viii.
Certificate for execution by the Wasco County Tax Collector.
ix.
Certificate for execution by the Wasco County Court, where appropriate.
B.
Additional Materials. The following additional information shall be submitted to accompany the final subdivision plat:
1.
Three copies of all proposed covenants, conditions, and restrictions (CC&Rs), or a written statement signed by the applicant that no such restrictions will be established.
2.
Title guarantee by a title company doing business in Wasco County, showing names of persons whose consent is necessary for preparation of the final plat and for any dedication to public use, and their interests therein. This guarantee shall certify, for benefit and protection of the City, that persons therein named are all of the persons necessary to give clear title to streets and other easements therein to be offered for dedication.
3.
Statement by the Postal Service to verify location of proposed mail delivery facilities as shown on the final subdivision plat or accompanying sheet, and location to be approved by the City Engineer.
4.
A description of the entity receiving a dedication for public use (City, County, homeowners association, special district, etc.). If a homeowners association is receiving the dedication, then articles of incorporation must be included.
C.
Dedications and Public Utility Requirements.
1.
The following items shall be offered for dedication for public use at the time the final subdivision plat is filed.
a.
Parcels of land shown on the final subdivision plat as intended for public use.
b.
Streets, pedestrian ways, drainage channels, easements, and other rights-of-way shown for public use on the final subdivision plat.
c.
Rights of access to and from streets, lots, and parcels of land shown on the final subdivision plat as intended to be dedicated.
2.
Evidence of unencumbered and clear title shall be submitted prior to approval of the final subdivision plat for all land proposed to be dedicated for public use, including, but not limited to, rights-of-way, drainage ways, open space, and easements.
3.
Environmental assessments shall be conducted in accordance with Section 10.10.110(F): Environmental Assessments.
D.
Designation and Conveyance of Reserve Strips. Reserve strips one-foot wide across the ends of stubbed streets adjoining unsubdivided land or along half streets adjoining unsubdivided land may be required. These strips shall be designated on the final subdivision plat. The reserve strip shall be included in the dedication granting to the City right to control access over the reserve strip to assure continuation or completion of the street. These reserve strips shall overlay the dedicated street right-of-way.
E.
Monumentation Requirements.
1.
Monuments shall be set according to provisions of state law.
2.
In making the survey, the surveyor shall set sufficient permanent monuments prior to recording so that the survey or any part thereof may be retraced according to standards required by the County Surveyor. Setting of interior monuments may be delayed with approval of the approving authority as provided in paragraph 4 below.
3.
The minimum requirements for monumentation and accuracy for a subdivision plat or partition plat shall comply with state law.
4.
Interior "post monumentation" may be permitted by the approving authority at the time of approval of the tentative subdivision plat or upon special request prior to filing the final subdivision plat, provided that:
a.
The applicant has shown it is necessary and practical to delay interior monumentation.
b.
The applicant agrees to furnish a bond or cash deposit to the City in an amount equal to 150% of the estimated cost of performing the work for interior monuments.
c.
The applicant signs an agreement with the project surveyor, County Surveyor and City Engineer. The agreement shall state the amount of the bond or cash deposit to be furnished at the time of submitting the final subdivision plat, how the surveyor is to be paid for the work of establishing the interior monuments, and that the rules for post monumentation as provided in ORS Chapter 92 shall be followed; establishes a date when monumentation will be completed; and sets out other particulars that may be necessary to ensure complete monumentation at a later date.
F.
Review of Final Subdivision Plat Application. Within 14 days after receiving an application for final subdivision plat, the Director shall review it for compliance with the above submittal requirements If an application is found incomplete, the Director shall notify the applicant and state what is needed for a complete application.
G.
Coordination by Director. The Director shall coordinate review of the final subdivision plat as required above. Upon notification by each agency that the final subdivision plat is satisfactory, the Director shall circulate the original copy of the final subdivision plat for the following signatures as appropriate: City Council, Hearings Officer, City Engineer, County Assessor, County Surveyor, County Clerk, County Tax Collector, County Treasurer, and County Court. The City Engineer may make field checks to verify that the map is sufficiently correct on the ground and may enter the property for this purpose.
H.
Installation of Required Public Improvements. Before the signature of the City Engineer is obtained, the applicant shall install required improvements, agree to install required improvements, or have gained approval to form an improvement district for installation of required public street, sanitary sewer, storm drainage, water, pedestrian way and bikeway improvements, electrical power, natural gas, cable television, telephone service, and other improvements required with the subdivision application approval. For purposes of this Chapter, required improvements mean those public improvements and private streets required to be installed as part of the approval of the development. This condition is required for acceptance and approval of the final subdivision plat. These procedures are more fully described as follows:
1.
Install Improvements. The applicant may install the required improvements for the subdivision, in accordance with the requirements of Section 10.9.040.050: Construction Drawings and Specifications for Public Improvements and Chapter 10.10 - Improvements Required with Development prior to recording the final subdivision plat.
2.
Agree to Install Improvements. The applicant may execute and file an agreement with the City specifying the maximum period within which required improvements shall be completed. The agreement shall state that if the work is not completed within the period specified, the City may complete the work and recover the full cost and expense thereof from the applicant. The agreement shall also provide a one-year guarantee to the City on all improvements. A performance guarantee, as provided in subsection I of this section, shall be required as part of the agreement. The agreement may provide for the construction of the improvements in increments and for an extension of time under specified conditions. Assurances shall be made that franchise utility service will be provided as required by subsection K of this section.
3.
Form Improvement District. The applicant may have all or part of the public improvements constructed under an improvement district procedure. Under this procedure the applicant shall enter into an agreement with the City proposing establishment of the district for improvements to be constructed, setting forth a schedule for installing improvements, and specifying the extent of the plat to be improved. The City reserves the right under the improvement district procedure to limit the extent of improvements in a subdivision during a construction year and may limit the area of the final subdivision plat to the area to be improved. A performance guarantee, as provided below in subsection I, shall be required under the improvement district procedure.
I.
Performance Guarantee. Where required by the provisions of this Title, the applicant shall provide a performance guarantee to assure full and faithful performance thereof, in one of the following forms:
1.
A surety bond executed by a surety company authorized to transact business in the State of Oregon in a form approved by the City Attorney.
2.
In lieu of the surety bond, the applicant may:
a.
Deposit with the City Finance Director cash money to be released only upon authorization of the City Engineer.
b.
Supply certification by a bank or other reputable lending institution that money is being held to cover the cost of required improvements to be released only upon authorization of the City Engineer.
c.
Supply certification by a bank or other reputable lending institution that a line of credit has been established to cover the cost of required improvements, to be utilized only upon authorization of the City Engineer.
d.
Provide bonds in a form approved by the City Attorney.
3.
Such assurance of full and faithful performance shall be for a sum determined by the City Engineer as sufficient to cover the cost of required improvements, including related engineering and incidental expenses.
4.
If the applicant fails to carry out provisions of the agreement and the City has expenses resulting from such failure, the City shall call on the performance guarantee for reimbursement. If the amount of the performance guarantee exceeds the expense incurred, the remainder shall be released. If the amount of the performance guarantee is less than the expense incurred, the applicant shall be liable to the City for the difference, plus the cost of collections.
J.
Public Improvements. See Section 10.9.030.050(C)(1): Final Partition Plat Review.
K.
Franchise Utility Service. Prior to approval of the final subdivision plat, the applicant shall install or provide financial assurances to the satisfaction of the Director that electrical power, natural gas, cable television, and telephone service is or will be provided for each lot unless specifically exempted during the review of the subdivision application.
L.
Removal of Existing Services. Existing public utilities or service connections not required, in the judgment of the City Engineer, for the proposed subdivision shall be removed prior to filing of the plat.
M.
Recording the Final Subdivision Plat. When all required signatures have been obtained on the final subdivision plat, the applicant shall record the subdivision plat and any required covenants with the Wasco County Clerk.
N.
Effective Date. Authorization of the final subdivision plat shall become legally effective when 2 copies of the recorded subdivision plat and any covenants, conditions and restrictions are received by the Department.
(Ord. 23-1400; Ord. 26-1424, 1/12/2026)
Applications for major replats shall be reviewed and processed per the provisions of the subdivision application, public improvement, and final subdivision plat procedures in Sections 10.9.040.020 through 10.9.040.050 of this Article.