A.
The purpose of a preliminary plat shall be to require
formal conditional approval in order to minimize changes and revisions
prior to the submission of a final plat.
B.
A preliminary plat and all information and procedures
relating thereto shall, in all respects, be in compliance with the
provisions of these regulations, except where variation therefrom
may be specifically authorized in writing by the Commission.
The applicant shall submit seven or nine copies
of the preliminary plat, as applicable, to the Director, according
to the following drafting standards and containing the following information:
A.
Drafting standards.
(1)
The plat shall be drawn in black ink at a scale of
one inch equals 50 feet or one inch equals 100 feet or one inch equals
200 feet.
(2)
The dimensions shall be in feet and decimal parts
to the nearest hundredth of a foot, and bearings shall be in degrees,
minutes and seconds, to the nearest 30 seconds, on the subdivision
boundary.
(3)
Each sheet shall be numbered and shall show its relationship
to the total number of sheets.
(4)
Where any revision is made or when the plat is a revision
of a previously approved plat, dotted lines shall be used to show
features or locations to be abandoned, and solid lines shall be used
to show the presently proposed features.
(5)
The plat shall be so prepared to bear an adequate
legend, to indicate clearly which features are existing and which
are proposed.
(6)
The boundary line of the subdivision shall be shown
as a solid heavy line.
B.
Plat information. A preliminary plat shall show the
following information:
(1)
General.
(a)
The name of the subdivision and/or the Dorchester
County Commission plat number.
(b)
The name and address of the owner.
(c)
The name and address of the surveyor preparing
the plat.
(d)
The present zoning classification.
(e)
The current designation of the Comprehensive
Water and Sewer Plan.
(f)
The date, North point and scale.
(g)
The deed reference.
(h)
A location map for the purpose of locating the
site to be subdivided, showing the relation of the lot or parcel to
the adjoining property and to all streets and municipal boundaries
existing within 1,000 feet of any part of the property proposed to
be subdivided.
(i)
A list of previous subdivisions of the lot or
parcel containing the site to be subdivided, whether by subdivision
or by deed, subsequent to March 15, 1972.
(j)
Statement of development rights available to
the subdivision, as required by the Director or the Commission.
(k)
The following note shall be placed on plats
when the property being subdivided is located in one of the following
zoning districts: RC, AC, AC-RCA and RR-C:
[Added 6-13-2000 by Ord. No. 280]
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This subdivision is in an agricultural area
and each lot owner, its successors or assigns shall have no basis
for recourse against the effects of any normal farming operations
conducted in accordance with good husbandry practices which may cause
some interference with the use and enjoyment of the property. These
effects include but are not limited to noise, odor, vibration, fumes,
dust or glare. The lot owner shall accept the limitations on use and
enjoyment affecting the property.
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(2)
Existing features.
(a)
Complete or partial outline survey of the property.
[1]
A complete outline survey of the property to
be subdivided, showing all courses, distances and area and tie-ins
to all adjacent streets or roads and intersections. A measurement
or distance to the nearest intersection or other permanent physical
feature is also required for determination of the 911 or physical
address.
[Amended 6-13-2000 by Ord. No. 283]
[2]
Submissions shall show the entire parcel or
lot from which the subdivision is being created. However, parcels
25 acres or larger that have not been previously included on a recorded
plat may show the property boundary based on deed or other available
information, provided that the Director determines that a full survey
of the parcel is not warranted.
[3]
When the entire parcel is not shown and residue
land results from a subdivision, the applicant shall attest to the
conformity of the residue land and any structures thereon to the zoning
regulations.
(b)
Physical and cultural features.
[1]
The location, names and widths of streets or
roads; the location of property lines and the names of the owners;
and the location of wells sanitary sewers, storm drains and similar
features within 100 feet of any part of the land to be subdivided.
[2]
The location of all existing monuments.
[3]
The location, size and ownership of all underground
utilities and any rights-of-way within the property.
[4]
The location of existing buildings.
[5]
Historic resources identified on the Maryland
Historic Trust's inventory of historic properties.
[6]
Burial sites.
(c)
Environmental features and information.
[1]
The topography, if required, on two-foot contours;
provided, however, that if the ground slope is sufficiently steep
for five-foot contours, in order to show the surface configuration,
the larger contour intervals may be permitted. Smaller contour intervals
may be required where two-foot contours do not indicate existing surface
conditions. United States Coast and Geodetic Survey Data is to be
used whenever possible.
[2]
The outline of all wooded areas, marshy areas
and areas subject to flooding.
[3]
Intermittent and perennial streams.
[4]
Steep slopes.
[5]
Nontidal wetlands.
[6]
Habitats of threatened and endangered species.
(3)
Proposed layouts.
(a)
The layout of streets, including names and widths.
(b)
The layout and approximate dimensions of the
lots.
(c)
A reference to any land offered for dedication
for parks, schools, widening of streets or other community uses.
(d)
The average and minimum lot size, in square
feet.
(e)
The location and size of storm drains, drainage
ditches, sanitary sewers, wells, septic systems, culverts, watercourses,
water mains, fire hydrants, canals and all appurtenances.
(f)
The building lines.
(g)
The rights-of-way and/or existing easements
proposed to be created for all drainage purposes and utilities.
(h)
Where the preliminary plat covers only a part
of the owner's entire holding, a sketch of the prospective street
layout for the remainder.
(i)
The provisions for ownership and operation of
the common properties and services within the subdivision.
(j)
The subdivision restrictions attached hereto.
A.
The Director shall check the submission against a
checklist for completeness. If the submission is incomplete, he shall
immediately return the submission to the applicant and indicate the
deficiencies in writing. If the submission is complete, he shall accept
preliminary plat, application form and fees, if any.
B.
Upon acceptance of a complete preliminary plat, the
Director shall immediately distribute copies of the preliminary plat
and application to the following agencies:
C.
Following the receipt of the complete preliminary
submission, the Director shall present it to the Commission at its
first regular meeting and review the applicant's submission; review
reports submitted by the Sanitary Commission, County Roads Board,
Health Department and Soil Conservation District in order to include
any certifications needed on the final plat; hear the applicant's
presentation, if applicable; and discuss the submission with the applicant.
D.
The Commission, either on the same evening or at least
within one month following the receipt of the applicant's submission
by the Commission, shall:
(1)
Evaluate the applicant's submission, presentation, discussion with the applicant and reports from the agencies listed in Subsection B of this section.
(2)
Determine whether the preliminary plat meets the objectives
and requirements of this chapter and other regulations and ordinances.
(3)
Inform the applicant in writing of its decision, including
required changes in the preliminary plat, if required, the reasons
for its decision and whether to proceed with the final plat.
A.
Effect of approval. Approval of the preliminary plat
shall constitute conditional approval of the subdivision, as to the
character and density, but shall not constitute approval of the final
plat or authorize the sale of lots or the construction of buildings.
B.
File copy. A copy of the preliminary plat will be
put on file by the Director.
C.
Effective period of approval. The approval of a preliminary
plat shall be effective for one year from the date of approval by
the Planning Commission.
