Chapter 24.03
Preliminary Plat1
Sections:
24.03.030 Application submittal.
24.03.040 Departmental review.
24.03.060 Required written findings and determinations.
24.03.010 Procedure and fees.
Preliminary plats shall be processed with a Type III procedure as provided in DMC 25.175.010 with a filing fee set by separate ordinance. Said fee shall be paid at time of filing. (Ord. 07-835 § 1).
24.03.020 Filing.
A preliminary plat of a proposed subdivision and/or dedication of land located in the City shall be submitted for approval by the Examiner by filing a complete application with the Department, and paying the application fee. The Department shall prescribe the form and content for complete applications made pursuant to this section. In addition to the contents of a complete application prescribed by the Department a complete application for preliminary plat approval must contain the information and documents required by the following section and City preapplication review comments. (Ord. 07-835 § 1).
24.03.030 Application submittal.
Whenever it is possible to subdivide land into five or more lots, tracts, sites or divisions, the applicant shall file with the Department one 8-1/2-inch by 11-inch clear plastic reduction and seven legible paper copies of the preliminary plat map. Preliminary plat maps shall be at one inch equals 50 feet scale, drawn on 24-inch by 36-inch sheets, and include or be accompanied by the following:
(a) A completed general application form and environmental checklist, which can be obtained from the Department.
(b) The filing fee set by separate ordinance. Said fee shall be paid at time of filing.
(c) Names and addresses of all property owners within 300 feet of the subject property, available from the county assessor’s office.
(d) Two sets of prestamped envelopes addressed to all property owners within 300 feet of the subject property.
(e) A vicinity map extending at least 800 feet in each direction from the proposed subdivision, or further if necessary to assist in locating the subdivision. The vicinity map shall be drawn to a scale of one inch equals 800 feet. The vicinity map shall show the following:
(1) Street layout in the subdivision;
(2) Existing and tentatively approved street layout within 200 feet of the subdivision;
(3) Zoning designations within, and adjacent to, the subdivision;
(4) All property lines within 200 feet of the subdivision;
(5) Streams or watercourses, and public facilities such as schools and parks;
(6) All 100-year floodplain and designated shoreline boundaries in, and within 200 feet of, the proposed subdivision;
(7) Any other pertinent information that will assist in locating the proposed subdivision.
(f) A title block in the lower right corner of the preliminary plat map, showing:
(1) The proposed name of the subdivision;
(2) The scale of the drawing;
(3) The date of the drawing;
(4) The name and address of the engineer, surveyor or other individual responsible for laying out the subdivision.
(g) A detailed plan of the proposed subdivision drawn to the scale of one inch equals 50 feet or larger, with the provision that for subdivisions of 50 acres or more the Director may authorize a smaller scale when an entire subdivision cannot be shown on a single sheet. The detailed plan shall clearly show the following information:
(1) North arrow;
(2) The location, names and right-of-way widths of all existing and proposed streets and driveways within 250 feet of the boundaries of the proposed subdivision;
(3) The location, names and right-of-way widths of all proposed streets and their proposed paved width;
(4) Lot layout with lot line dimensions, the area in the square feet contained in each lot;
(5) The location and use of all existing buildings within the proposed subdivision, indicating which buildings are to remain and which are to be removed;
(6) The use and approximate location of all buildings within 150 feet of the boundaries of the proposed subdivision;
(7) The location, size and use of all contemplated and existing public areas within the proposed subdivision, and a description of the adaptability of the area for uses contemplated;
(8) The location, size and kind of public utilities in and adjacent to the proposed subdivision, indicating those utilities which will provide service to the proposed development and their planned location within the subdivision;
(9) Location and disposition of any wells, creeks, drainage courses, drainageways, septic tanks, drainfields, 100-year floodplain boundaries and easements in or within 200 feet of the proposed subdivision;
(10) Topography and two-foot contours certified by the engineer or surveyor within the proposed subdivision; or, as an alternative in the case of a partition of one acre or less, elevations at each existing and proposed property corner;
(11) Topography and at least 10-foot contours outside, but within 200 feet of, the proposed subdivision. The base for such information shall be the National Geodetic Survey (U.S.G.S.), or other survey approved by the Director;
(12) The location of all Landmark Class trees and Oak Mapping Management Units as defined in the DuPont Zoning Code within the proposed subdivision, and for 150 feet beyond the terminus of all dead-end streets. Individual trees in a stand of five trees or more need not be shown, but the area covered by the stand dripline shall be shown. For trees outside the subdivision boundaries, the location of said trees may be based on aerial photographs or other methods acceptable to the Director, and which do not require the applicant to trespass on adjacent property;
(13) For all 100-year floodplain boundaries shown on the vicinity map, the elevation of the 100-year flood at the point immediately upstream from the subdivision, and the direction and distance to said point;
(14) The location of identified hazards or development limitation areas identified by the City of DuPont Critical Areas Map;
(15) The location of any State shorelines and associated wetlands within the subdivision, as defined by State law and the City of DuPont Shoreline Master Program.
(h) Profiles of all proposed streets within the proposed subdivision, showing grades to which the streets will be built, and the existing groundline of the proposed streets including the probable future extensions of any stub (dead-end) streets for a maximum distance of 150 feet beyond the proposed subdivision boundaries. As an alternative, the preliminary plat map may show topography in two-foot contours within 50 feet of each side of the centerline of all probable future extensions of any stub (dead-end) streets for a distance of 150 feet beyond the boundaries of the proposed subdivision. The contour information shall be certified by a registered engineer or surveyor.
(i) Slope analysis indicating areas where existing grades within the subdivision exceed 40 percent. The percentage and area in square feet of the subdivision with slopes of 40 percent and above categories.
(j) Such additional information as the Director deems necessary.
(k) Whenever it is essential for purposes of evaluating environmental or other concerns, the City Engineer may require the developer to submit certain concept drawings prior to preliminary plat approval. (Ord. 07-835 § 1).
24.03.040 Departmental review.
If the preliminary plat, as filed, is in conformance with all of the City’s land use codes and is otherwise acceptable in form and substance, the Department shall receive the application and shall promptly forward copies of the preliminary plat to appropriate departments and governmental agencies for their review.
The Department shall review the application for consistency with City codes and policies, review comments provided by other governmental agencies and interested parties, and make appropriate recommendations to the Examiner.
The City Engineer, Pierce County and the Fire Department shall review and certify to the Examiner their respective recommendations as to the adequacy of the proposed street system and storm drainage system, the proposed sewage disposal and water supply systems, and fire protection services for the subdivision. The recommendations of the City Engineer, Pierce County and the Fire Department shall become part of the record. (Ord. 07-835 § 1).
24.03.050 Examiner review.
(a) The Examiner shall review all proposed preliminary plats and shall take such action thereon as to assure conformance of the proposed subdivision to the general purposes of the comprehensive plan and to planning standards and specifications as adopted by the City.
(b) The decision by the Examiner is final and conclusive. The Examiner’s written decision on the preliminary plat shall include findings and conclusions, based on the record, to support the decision. (Ord. 07-835 § 1).
24.03.060 Required written findings and determinations.
(a) The Examiner shall inquire into the public use and interest proposed to be served by the establishment of the subdivision and dedication. The Examiner shall determine:
(1) If appropriate provisions are made for but not limited to the public health, safety, and general welfare for open spaces, drainageways, streets, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds, and shall consider all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who walk to and from school; and
(2) Whether the public interest will be served by the subdivision and dedication.
(b) A proposed subdivision and dedication shall not be approved unless the Examiner makes written findings that:
(1) Appropriate provisions are made for the public health, safety, and general welfare for open spaces, drainageways, streets, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds and all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who walk to and from school; and
(2) The public use and interest will be served by the platting of such subdivision and dedication. If the Examiner finds that the proposed subdivision and dedication make such appropriate provisions and that the public use and interest will be served, then the Examiner shall approve the proposed subdivision and dedication. (Ord. 07-835 § 1).
24.03.070 Appeals.
Any party of record may appeal the Examiner’s final decision to superior court in accordance with DMC 25.175.010. (Ord. 07-835 § 1).
Prior legislation: Ords. 378 and 05-789.