Chapter 18F.20
PLAT AND SURVEY PREPARATION

Sections:

18F.20.010    Purpose.

18F.20.020    Applicability.

18F.20.030    Drafting Standards.

18F.20.040    Survey Requirements.

18F.20.010 Purpose.

The purpose of Chapter 18F.20 PCC is to establish uniform drafting and survey standards for plat maps and site plans that depict land division actions, alterations or adjustments to existing land divisions. Chapter 18F.20 PCC also contains the minimum information that is required to be noted or depicted on each specific type of plat and site plan. (Ord. 2013-85 § 1 (part), 2013; Ord. 2013-30s2 § 7 (part), 2013; Ord. 2005-11s2 § 1 (part), 2005)

18F.20.020 Applicability.

The provisions of Chapter 18F.20 PCC apply to all land division actions, and alterations or adjustments to existing land divisions in this Title that require a survey or preparation of a plat map or site plan. All plat preparation and survey activities shall conform to the provisions of Chapter 332-130 WAC and Chapters 58.09 and 58.17 RCW, when applicable. Pierce County shall provide example drawings of the various land divisions to provide consistency in format. (Ord. 2013-85 § 1 (part), 2013; Ord. 2013-30s2 § 7 (part), 2013; Ord. 2005-11s2 § 1 (part), 2005)

18F.20.030 Drafting Standards.

A.    General Requirements.

1.    Each proposed preliminary plat, final plat, short plat, large lot, Binding Site Plan, alteration or boundary line adjustment, except for boundary line adjustments resulting in a lot combination, prepared pursuant to Title 18F PCC, shall include the following details:

a.    A drawing prepared by a professional land surveyor which complies with the requirements of the Survey Recording Act, Chapter 58.09 RCW, of the exterior boundaries of the property shall be prepared at a scale not smaller than one inch equals one hundred feet (1" = 100') or other scale approved by the Planning and Public Works Department (PPW) or as set forth in the Survey Recording Act. The drawing shall be on a sheet size of 18 inches by 24 inches (18" x 24") except for preliminary plat which is 24 inches by 36 inches (24" x 36"). The map shall include the graphic scale of the drawing and a north directional arrow (note: north arrow shall be to the top or left or within the quadrant between top and left);

b.    The total area (square feet or acres) of the property and roads;

c.    The Assessor-Treasurer's tax parcel identification number of all included parcels;

d.    The complete legal description of the proposed project;

e.    All adjoining public and private roads, proposed roads with identifying name and locations, and right-of-way dimensions;

f.    The location and dimensions of any drain field, if known, easements, or right-of- way existing within the proposed project boundaries;

g.    All lots shall be identified by unique numerical designation. All tracts, if permitted, shall be identified by alphabetical designation;

h.    The location and use of all existing buildings and structures, the size of any existing buildings and structures, a note as to whether the structures are to be retained or removed, monument or free-standing signs and the distance between structure and proposed lot/boundary lines;

i.    Current zoning classification at time of application;

j.    Name and address of property owner(s), developer, and professional licensed land surveyor preparing the plat;

k.    Any encroachments on the exterior property boundaries;

l.    The size (square feet or acreage) and location of any designated critical area, and its associated buffers, and open space areas on-site recreational areas and parks;

m.    In accordance with Title 18E, Critical Areas, a note shall be placed on the face of the plat for all short subdivisions and subdivision proposals that are within critical areas and/or associated buffers;

n.    A title report not older than 30 days including supporting documents, reflecting all matters of record, except the following:

(1)    Lien holders, deeds of trust, mortgages, liens, judgments;

(2)    Option to purchase or sell;

(3)    Right of first refusal; and

(4)    Taxes and assessments.

o.    Location of all survey monuments found and established within the property boundaries of the proposed project and the position of each new property corner set;

p.    Application number to be placed on all drawings in the lower right corner;

q.    Short subdivisions, large lot subdivisions, and Binding Site Plans shall contain the following statement: "Approval of this land division does not guarantee the approval or issuance of future building permits";

r.    Signature blocks shall be provided as shown on the sample plat document;

s.    Drawings shall be in black ink on mylar or paper, without folds. All maps submitted for recording shall be original plots or prints with original signatures. Sheet size and format must comply with the recording requirements of the Pierce County Auditor;

t.    Individual lot sizes, minimum lot area, and average lot area.

u.    Dimensions to the nearest one-hundredth of a foot and angles and bearings in degrees, minutes, and seconds, except for proposed interior lots and tracts on preliminary plats;

v.    Except for boundary line adjustments, a vicinity map drawn to a scale of 1" = 1,000', with north oriented to the same direction as the plat drawing and showing sectional corners and off-site roads.

w.    Any rights-of-way within or abutting the proposed project.

B.    Preliminary Plats. In addition to the requirements described in PCC 18F.20.030 A.1., the following information shall be required:

1.    A preliminary plat map prepared by a professional licensed land surveyor at a scale not smaller than 1" = 200' showing the following information, must be submitted with the application.

a.    Proposed name of subdivision. This name shall not duplicate nor resemble the name of another subdivision in Pierce County;

b.    Contours of sufficient intervals to indicate the topography of the entire plat area; up to 5 percent slope, 2-foot contours; 5 percent and over slopes, 5-foot contours. State the source of the topography (Pierce County aerial, field survey etc.);

c.    If in a PDD, any reduced bulk requirements on plat and/or in a table;

d.    All adjoining parcels, plats, surveys and preliminary plats along with the platted names or parcel numbers of unplatted property and property owners' names; and

e.    The size and approximate dimensions of all proposed lots and tracts;

f.    All utility providers and type of access; and

g.    The lineal feet of street rights-of-way and their areas.

2.    The exterior boundaries of the preliminary plat shall be surveyed and dimensioned pursuant to RCW 58.09.

3.    A plat map that displays the entire plat on one sheet, not to exceed 24 inches by 36 inches (24" x 36") in size.

C.    Final Plats. In addition to the requirements described in PCC 18F.20.030 A.1., the following information shall be required:

1.    An application for a final plat shall be filed with the Planning and Public Works Department (PPW) on forms provided and with the number of copies prescribed by PPW. The final plat shall be prepared by a land surveyor registered in accordance with the requirements of Chapter 18.43 RCW, and shall include:

a.    Names to all streets, as assigned by PPW;

b.    The lines of all streets and roads, alley lines, lot lines, lot and blocks numbered in numerical order starting with number one, easements and any areas to be dedicated to public use, with notes stating their purpose and any limitations;

c.    Data sufficient to reproduce on the ground the location of every street, easement line, lot line, boundary line and block line on site;

d.    All interior monuments and property corners shall be installed prior to the release of any bond or financial guarantee;

e.    Map closures (mapchecks) shall be submitted for all closed figures and shall meet the following criteria, unless otherwise approved by the Development Engineering reviewer:

(1)    Each lot or tract shall begin on a new page;

(2)    The dimensions listed in the mapchecks must be identical to those depicted on the map;

(3)    The mapchecks must contain, at minimum, delta, radius, and arc length;

(4)    For curves, the radial bearing in and out must be listed in the mapchecks;

(5)    The mapchecks must provide a calculated area in square feet and a mathematical closure for each closed figure;

f.    The plat shall be accompanied by a current title report with the identical legal description of the land to be subdivided on both the title report and final plat;

g.    Sufficient survey control will be shown to comply with RCW 58.09;

h.    Conform to the approved preliminary plat;

i.    The final plat shall be signed by the property owner(s) as shown on the title report or other applicable document;

j.    Any proposal that is subject to review and approval of the Hearing Examiner shall contain an approval statement from the Examiner; and

k.    Name of the Final Plat.

2.    The original drawing shall be drawn in blank ink on mylar or photographic mylar. The drawing shall be on 18 inch by 24 inch (18" x 24") sheets in portrait orientation with a 2" border on the left margin and a 1/2" margin elsewhere. Page numbers shall be in the upper right hand corner and the surveyor business title block shall be in the lower right hand corner.

D.    Plat Alterations. In addition to the requirements described in PCC 18F.20.030 A.1., the following shall be required:

1.    Proposed plat alterations shall contain a written description of the proposed alteration on the face of the plat. This description shall identify the specific change(s) to the recorded document as well as the reason for the alteration.

2.    The same department signature blocks shall be provided on the proposed plat alteration as those listed on the original document; and

3.    The final document for recording shall be signed by the property owner(s).

E.    Binding Site Plans/Residential Condominium. In addition to the requirements described in PCC 18F.20.030 A.1., the following information shall be required:

1.    The Binding Site Plan shall include location, use and size of all existing and proposed buildings, structures and associated parking.

F.    Boundary Line Adjustments.

1.    In addition to the requirements described in PCC 18F.20.030 A.1., boundary line adjustments shall include:

a.    The proposed lot configuration shall be indicated by heavy solid lines;

b.    The existing lot lines proposed to be changed shall be indicated by heavy broken lines;

c.    The original legal descriptions of the existing parcels together with new separate legal descriptions for each revised parcel, labeling them specifically as Parcel A, Parcel B, etc.;

d.    The area and dimensions of each lot in the proposed adjustment; and

e.    Signature blocks for boundary line adjustments to include only the Planning Director, Assessor-Treasurer and Auditor.

2.    Boundary line adjustments that result in a lot combination. The application shall be accompanied by a site plan drawn to a scale of not less than one inch equals 100 feet (1" = 100'), containing existing and revised parcels and showing the location of all roads, structures, easements, property dimensions, uses and setbacks, and notarized acknowledgements and signatures of all property owners.

3.    The final document for recording shall be signed by the property owner(s).

G.    Short Plat/Large Lot Divisions. In addition to the requirements described in PCC 18F.20.030 A.1., the following information shall be required:

1.    The time limitation restriction for further divisions of short plat/large lot divisions, as set forth in Chapter 18F.50 PCC shall be stated on the face of the short plat/large lot division; and

2.    The final document for recording shall be signed by the property owner(s).

(Ord. 2017-12s § 2 (part), 2017; Ord. 2013-85 § 1 (part), 2013; Ord. 2013-30s2 § 7 (part), 2013; Ord. 2011-92 § 1 (part), 2011; Ord. 2007-6 § 4 (part), 2007; Ord. 2005-11s2 § 1 (part), 2005)

18F.20.040 Survey Requirements.

All land division actions (preliminary plat, final plat, short plat, large lot, boundary line adjustment and Binding Site Plan), or alteration to an existing land division shall conform to the following survey standards:

A.    All surveys shall be accomplished as required by Chapter 332-130 WAC and the Survey Recording Act, Chapter 58.09 RCW except for the above actions a separate record of survey will not be required;

B.    All lot staking shall be completed prior to the recording of the land division action. However, in the event the applicant has bonded for final improvements, the staking shall take place as the improvements are made;

C.    All corners shall be staked according to Chapter 58.09 RCW and Chapter 332-130 WAC. When the corner(s) or interior lot corner(s) falls in a body of water, over the edge of a steep slope or other inaccessible area, an offset corner will be permitted. When the boundary line follows a meandering line, corners shall be set as mutually agreed upon by the County and surveyor. A presubmittal meeting with County staff to discuss corner locations is recommended. Only exterior corners on a preliminary plat and affected corners on a boundary line adjustment (BLA) shall require a recorded survey;

D.    When the legal description utilizes a partial or complete section subdivisional breakdown to establish the boundaries, section subdivision survey information in accordance with the requirements of WAC 332-130-030 shall be shown on the plat;

E.    All reference monuments used in the establishment of the corners shall be identified, described, and noted as set or found on the plat. When appropriate, the survey shall reference the recorded or previous survey that was the basis for the currently proposed survey;

F.    When the proposed land division action is adjacent to a constructed County road and the corner(s) or its offset represents a 1/16th corner, quarter corner, section corner, or donation land claim corner that is not of record or is lost or obliterated, a Pierce County standard monument(s) shall be placed in the County road. In cases where a monument of record is found, the existing corner does not have to be replaced;

G.    Whenever a proposed land division action is adjacent to an existing County right-of- way, the centerline of that road shall be located on the survey. If the existing constructed County right-of-way section falls outside of the documented right-of-way, the surveyor shall identify the existing edge of pavement and limits of the maintained right-of-way section on the survey and show its relationship to said centerline;

H.    Permanent control monuments shall be established at each and every controlling corner on the boundaries of the parcel of land included in the final plat, Binding Site Plan, short plat or large lot division. These monuments shall meet the requirements of RCW 58.09.120. For formal plats the monuments shall be as described above except that Pierce County standard monuments shall be placed along the centerlines of the roadways at intersections, point of curvature and point of tangency of curves or at the point of intersection if approved by Development Engineering. If the formal plat abuts a County right-of-way, Pierce County standard monuments shall be placed at the centerline of the right-of-way;

I.    Map closures are required for all final plats, short plats, large lot divisions, Binding Site Plans, and any portion of an alteration where the boundary of a lot or tract is being altered. Map closures (mapchecks) shall be submitted for all closed figures and shall meet the following criteria, unless otherwise approved by the Development Engineering reviewer:

1.    Each lot or tract shall begin on a new page;

2.    The dimensions listed in the mapchecks shall match those depicted on the map;

3.    The mapchecks must contain, at minimum, delta, radius, and arc length;

4.    For curves, the radial bearing in and out must be listed in the mapchecks;

5.    The mapchecks must provide a calculated area in square feet and a mathematical closure for each closed figure; and

J.    All existing structures and improvements including buildings, fences, retaining walls, etc., shall be shown on the plat.

(Ord. 2005-11s2 § 1 (part), 2005)