Chapter 16.03
SHORT PLATS
Sections:
16.03.010 Application required for plat approval.
16.03.020 Short plat application.
16.03.030 Short plat filing procedure, review and approval by Planning Director.
16.03.040 Department of Transportation review of short plats.
16.03.060 Redivision of short plats prohibited without final plat approval.
16.03.070 Filing and distribution of approved short plats.
16.03.010 Application required for plat approval.
To be considered for short plat approval, the subdivider must submit the following:
A. A completed application form furnished by the Planning Director; and
B. Seven (7) copies of the plat, with appropriate additional information required by this title; and
C. An application fee, as specified in this title. [UDC Ord. dated 7/21/1998].
16.03.020 Short plat application.
Every short plat submitted for preliminary approval shall have an application that conforms to the following requirements:
A. The plat shall consist of one (1) or more pages on a form acceptable to the Planning Director. The plat shall be clearly and legibly drawn on stable base polyester film or equivalent approved material. All drawing and lettering shall be in permanent black ink, or an approved equivalent.
B. The perimeter of the subdivision shall be depicted with heavier lines than appear elsewhere on the plat. The scale shall be one hundred (100) feet equals one (1) inch, unless the Planning Director approves another scale. A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of three (3) inches on the left side and one (1) inch on the remaining sides.
C. The name of the subdivision, graphic scale, and north point.
D. The names, addresses and telephone numbers of all persons, firms and corporations holding an interest in the land.
E. The legal description of the land proposed for the short subdivision.
F. Proposed dedication, if applicable.
G. The boundary lines of the subdivision.
H. Environmental checklist, EIS if applicable.
I. Names and addresses of owners of land adjacent to proposed subdivision.
J. A layout of proposed streets, water distribution system, sewage disposal system, drainage system, parks, bodies of water or watercourses, including locations, grades and elevations at termination points of lines. [UDC Ord. dated 7/21/1998].
16.03.030 Short plat filing procedure, review and approval by Planning Director.
Applicants for short plat approval are encouraged to engage in a pre-application conference with the Planning Director as described in WMC 16.02.010. Application requirements for short plat approval shall be as described in WMC 16.03.020. Short plats shall be drawn to, and meet, all requirements described in WMC 16.03.020.
Upon receipt of a completed short plat application, the Planning Director is authorized as described in WMC 16.01.030 to administratively review and approve short plats without the benefit of review and approval by the Planning Commission and Town Council, respectively. The Planning Director shall transmit a copy of the proposed short plat to the Fire Department, Town Engineer, Recreation Department, and other Federal, State, or local agencies as may be appropriate. The Planning Director shall allow fifteen (15) calendar days for the transmittal of review comments from such agencies.
In reviewing the application for short plat approval, the approving authority shall consider the following criteria:
A. Whether the plat meets applicable zoning and other land use regulatory requirements of the Town and State. No short plat shall be approved unless it is found to be in compliance with applicable zoning regulations.
B. Whether the proposed subdivision is already adequately served by sidewalks and other planning features that assure safe walking conditions for students who walk to and from school and others who may use said sidewalks.
C. The design, shape, size and orientation of the proposed subdivision lots are appropriate to the proposed use for which the lots are intended and are compatible with the character of the area in which they are located.
D. The recommendations of the Town Engineer, and other appropriate agencies and personnel, if provided.
E. No short plat covering any land situated in a flood control zone as provided in Chapter 86.16 RCW shall be approved unless prior written approval of the Department of Ecology of the State of Washington is provided. Construction of protective improvements shall be noted on the approved plat.
F. Whether easements are provided and conveyed where necessary for utility installation and maintenance, public access, drainage, and buffer strip or protective easements.
G. When only a portion of an entire tract is proposed to be short subdivided, whether a plan for the entire tract has been submitted showing how the proposed lots and improvements relate and coordinate with the entire tract when fully platted.
The Planning Director shall not approve an application for short plat approval until written findings are prepared that justify the approval, conditional approval, or disapproval of said application. Short plats shall be approved, approved with conditions, disapproved, or returned to the applicant with corrections and modifications within thirty (30) calendar days from the date of submission thereof, unless the applicant gives his written consent to the extension of such time period. [UDC Ord. dated 7/21/1998].
16.03.040 Department of Transportation review of short plats.
Whenever the Town receives an application for the approval of a short plat of a short subdivision that is located adjacent to the right-of-way of a State highway, the Planning Director shall give written notice of the application, including a legal description of the short subdivision and a location map, to the District Manager of the Department of Transportation. The Department shall be provided fourteen (14) days after receiving the notice to submit to the Planning Director any information that the Department deems to be relevant about the effect of the proposed short subdivision upon the legal access to the State highway, the carrying capacity of the State highway and the safety of users of the State highway. The Planning Director shall consider such information in the review of short plats adjacent to State highway rights-of-way. [UDC Ord. dated 7/21/1998].
16.03.050 Appeal.
Any decision, action or nonaction of the Planning Director, Engineer or any other administrative official or body connected with the short plat process may be appealed to the Town Council by filing a notice of appeal with the Planning Director within fifteen (15) calendar days from the date of the decision or action from which the applicant is aggrieved. All notices of appeal shall state with specificity and particularity the decision or action appealed from and the reasons why the applicant is entitled to relief. [UDC Ord. dated 7/21/1998].
16.03.060 Redivision of short plats prohibited without final plat approval.
Land contained within a short subdivision as shown on an approved short plat shall not be further divided in any manner within a period of five (5) years without the filing and approval of a final plat in accordance with procedures established in this title. If an approved short plat contains less than four (4) parcels, however, nothing in this section shall prevent the owner who filed the short plat from filing an alteration within the five (5) year period to create up to a total of four (4) lots within the original short plat boundaries. [UDC Ord. dated 7/21/1998].
16.03.070 Filing and distribution of approved short plats.
The original of any approved short plat shall be signed by the appropriate officials and filed for record with the County Auditor. Pursuant to RCW 58.17.065, the final short plat will not be deemed “approved” until filed with the County Auditor. One (1) reproducible copy shall be furnished to the Town Engineer and one (1) paper copy shall be filed with the County Assessor. Paper copies shall be provided to such other agencies as may be required by the Planning Director. The original of the approved short plat shall contain the following requirements:
A. The plat shall consist of one (1) or more pages of a size acceptable to the recording authority. The plat shall be clearly and legibly drawn on stable base polyester film or equivalent approved material. All drawing and lettering shall be in permanent black ink, or an approved equivalent.
B. The perimeter of the subdivision shall be depicted with heavier lines than appear elsewhere on the plat. The scale shall be one hundred (100) feet equals one (1) inch, unless the Planning Director approves another scale. A marginal line shall be drawn completely around each sheet, leaving an entirely blank margin of three (3) inches on the left side and one (1) inch on the remaining sides.
C. The name of the subdivision, graphic scale, and north point.
D. An accurate map of the subdivided land, based upon a complete survey by a licensed surveyor.
E. All section, township, municipal and County lines lying within or adjacent to the subdivision.
F. The location of all monuments or other evidence used as ties to establish the subdivision’s boundaries, and all permanent monuments with linear dimensions.
G. The length and bearings of all straight lines and the radii arcs and semi-tangents of all curves.
H. The length of all lot lines, together with bearings and other data necessary for the location of any lot line in the field.
I. The location, right-of-way width, pavement width, centerline and name or number of all streets and alleys within and adjoining the subdivision.
J. Numbers assigned to all lots, indication of the acreage and/or square footage of each lot, and letters assigned to all blocks within the subdivision. A house address system shall be provided by the Town; provided, that the final plat shall have an index system to enable the Town to affix street numbers.
K. 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 my supervision, during the period of _____ through _____; that the distances, 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.
L. A statement of approval signed by the Town Engineer as to survey data, layout of roads, alleys and easements, road names and numbers, and the design and/or construction of protective improvements, bridges, sewage and drainage systems.
M. A certificate bearing the typed or printed names of all persons having an interest in the subdivided land, signed by the persons and acknowledged by them before a notary public, consenting to the subdivision of the land and reciting a dedication by them of all land shown on the plat to be dedicated for public uses, and a waiver by them and their successors of all claims for damages against any governmental authority arising from the construction and maintenance of public facilities and public property within the subdivision.
N. A certificate signed by the Pierce County Treasurer that all taxes one (1) year in advance on all unimproved property in each proposed subdivision and delinquent assessments for which the land within the subdivision may be liable have been duly paid, satisfied or discharged.
O. Space for signature designating approval by the Planning Director or Mayor. [UDC Ord. dated 7/21/1998].