18F.10.050 Application Filing, Review and Final Decision

18F.10.050 Application Filing, Review and Final Decision.

1. Preliminary Review. The provisions for conducting a preliminary review of any application filed pursuant to Title 18F PCC are set forth in Chapter 18.40 PCC, Application Filing.

a. Applications filed pursuant to Title 18F PCC shall be reviewed for completeness in accordance with Department Submittal Standards Checklists and pursuant to Chapter 18.40 PCC, Application Filing.

b. All drawings submitted with an application for a land division action shall be prepared in accordance with Chapter 18F.20 PCC, Plat and Survey Preparation.

c. After application filing, the applicant may be required to submit conceptual drawings of the plan, profiles and specifications for the streets, drainage, utilities and other proposed improvements to be constructed in conjunction with the proposed land division action.

3. Vesting. The provisions established in Chapter 18.160 PCC, Vesting, shall govern vesting of all applications filed pursuant to Title 18F PCC.

B. Public Notice. Public notice provisions pursuant to this Title are outlined in Chapter 18.80 PCC, Notice.

1. Circulation. The Planning and Public Works (Planning) Department shall route an application to each County department or state agency that has review responsibility.

2. Initial Review. All reviewing departments shall conduct an initial review of any application filed pursuant to this Title in accordance with the provisions outlined in Chapter 18.60 PCC, Review Process.

3. Review Responsibility. The following list includes examples of jurisdictional areas for various County departments and divisions typically involved in the review and administration of this regulation:

a. Planning and Public Works: Planning Department verifies compliance with the Pierce County Comprehensive Plan, applicable community plans and Development Regulations such as, but not limited to, zoning, critical areas, natural resource lands, shoreline management, design review and potential environmental impacts; Development Engineering reviews for drainage, erosion control, site development, flood, survey, landslide and erosion hazard, lot dimensions and road standards; Cartography reviews road names and addresses; Public Works reviews for traffic; Sewer Utility Services reviews for sanitary sewer service;

b. Fire Prevention Bureau reviews for emergency vehicle access and fire flow;

c. Tacoma-Pierce County Health Department reviews for waste water disposal and potable water; and

d. Assessor-Treasurer's Office reviews for tax segregation, depiction of record description, improvements, property ownership.

4. Review Criteria. The following regulations and policies shall be used during the review process including, but not limited to:

a. Pierce County development regulations and construction and infrastructure regulations;

b. Pierce County Comprehensive Plan and applicable community plans;

c. Applicable state statutes; and

d. All applicable notes on related previously recorded County documents.

5. Compliance with Environmental Regulations. Any application filed pursuant to Title 18F PCC shall comply with provisions as set forth in Chapter 43.21C RCW, the State Environmental Policy Act (SEPA); Chapter 197-11 WAC, SEPA Rules; and Title 18D PCC, Development Regulations – Environmental.

6. Each department or division shall have the authority to require that conditions, standards, and requirements are noted or depicted on the face of the plat.

D. Approval. Approval shall be granted by either the Director or Examiner as indicated in each Chapter and Section of Title 18F PCC. Approvals shall be in writing and attached to the official file.

E. Denial. Noncompliance with any review criteria may be considered grounds for denial of the application.

F. Burden of Proof. The applicant has the burden of proving that the application meets all of the requirements of state law and Title 18F PCC.

G. Time Period for Final Decision. The provisions for issuing a notice of final decision on any application filed pursuant to Title 18F PCC are set forth in Chapter 18.100 PCC, Time Period for Final Decision.