Chapter 17.120 MASTER PLANS

Chapter 17.120
MASTER PLANS–RURAL AREA USES

Sections:

17.120.030 Complete application–vesting.

17.120.010 Purpose.

The purpose of the master plan process is to identify a means of planning development for an entire property as a prerequisite for development on any portion of the property. The master plan process is required for Tourist Services Area development under Chapter 17.70 LCC and for Rural Area Industrial development under Chapter 17.75 LCC. [Ord. 1170B, 2000]

17.120.020 Application.

The proponent of any specific proposal shall submit an application with the information required below. The application must be signed by the owners of at least 50% of the property subject to the plan. The application shall identify:

(1) The owner or owners of the property to be planned, which shall be the entire parcel designated in the comprehensive plan.

(2) The legal description of the property to be planned-the entire designated parcel, together with each separate ownership within the development area.

(3) A map or series of maps at a scale of 1” = 500 feet, or as approved by the Administrator as necessary to adequately illustrate the proposed development, which shows:

(a) Boundaries of the designated area.

(b) Boundaries of individual ownerships.

(d) Existing roads, highways, and driveways abutting the site and within one-half mile of the site.

(e) Property ownerships within one-half mile of the site.

(f) Wells within the development area or within 1,000 feet of the boundary of the site which are used for domestic use or identified through well log or water right records.

(g) A general identification and location of all critical areas on the site or within 1,000 feet of the site and the specific identification of all Type 1, 2, and 3 streams under WDF&W criteria, and any streams or water bodies subject to jurisdiction under Chapter 90.58 RCW, the State Shoreline Management Act.

(h) A land use plan map showing planned land use categories and areas, circulation, critical area buffers, and open space.

(4) A phasing plan which shows the proposed phases for development and how the phases are designed to assure the overall coordinated development of the site and its integration into the surrounding community.

(5) An environmental checklist or a request to proceed directly to scoping under SEPA. Any environmental review shall provide special studies which address:

(a) On-site and off-site critical areas, issues, protection, and mitigation.

(b) Transportation—Present facilities and upgrades if required, new facilities and phasing, on-site and off-site impact and mitigation required.

(c) Water, Wastewater Stormwater—Facilities in place, facilities necessary to serve the new development by phase, and potential impact on off-site facilities, critical areas, or water resources. [Ord. 1170B, 2000]

17.120.030 Complete application–vesting.

Upon receipt of an application and the payment of the prescribed fee in the County fee schedule, the County shall, within 28 days, issue a letter of completeness or identify the specific information required for a complete application. If no letter is sent, the application shall be deemed complete upon the 29th day after receipt of the application. If a letter is sent, the application shall be deemed complete upon receipt of the information identified in the letter. If the applicant does not submit the necessary information in writing to complete an application within a 90-day period, the County shall make findings and issue a decision that the application is rejected. If the County rejects an application, all vesting rights are lost. [Ord. 1170B, 2000]

17.120.040 Process.

Master plans must identify compliance with the comprehensive plan and detail the source and adequacy of water, waste water treatment, fire control, transportation, storm water treatment, surface and ground water protection, critical areas and protection, and mitigation of adjacent properties from direct impacts from noise, fugitive dust, odor, and runoff.

(1) The hearings examiner shall review the master plan and make written findings on the following issues:

(a) The plan is consistent with and promotes the goals of the comprehensive plan and the implementing development regulations.

(b) Adequate provision is made for public services and facilities concurrent with the development, provided that uses approved within the master plan shall not require the provision of municipal sewers.

(c) On site public services or facilities are limited to the project area and not available to spur growth outside the master plan area.

(d) Adequate provision is given adjacent properties from the impacts of noise, fugitive dust, odor, and runoff.

(e) Adequate protection is given critical areas, including surface and ground water.

(f) County standards are met as provided in Chapter 17.145 LCC.

(2) The hearings examiner may condition such master plan based on written recommendations in environmental documents, the comprehensive plan, and as otherwise necessary to comply with the requirements of this ordinance.

(3) The hearings examiner shall hold an open record hearing and shall issue a final decision.

(4) A master plan under this chapter is a quasi-judicial process to enable development of the subject property consistent with the guidelines and standards of this chapter. A final decision shall be final unless appealed pursuant to Chapter 36.70C RCW. [Ord. 1170B, 2000]