40.520.075    Rural Industrial Development Master Plan

A.    Purpose.

    The master planning standards in this section are intended to:

1.    Promote coordinated and cohesive site planning and design of rural industrial development sites that will develop over an extended period of time;

2.    Provide a means of streamlining and consolidating development review processes, lessening the scope of piecemeal review as individual developments occur;

3.    Provide a level of predictability to project applicants, the county and the community at large regarding the nature and type of development which will occur in the future; and

4.    Through flexibility of standards and consolidation of reviews, promote and facilitate quality development in an integrated, cohesive manner providing for functional, design and other linkages between, and consistency among, a mix of individual uses and structures.

(Amended: Ord. 2019-11-16)

B.    Applicability.

    This chapter applies to rural industrial sites established pursuant to RCW 36.70A.365 and Section 40.560.010(H). Such sites are to be a minimum of one hundred (100) acres in size and zoned light industrial (IL).

(Amended: Ord. 2019-11-16)

C.    Approval Process.

1.    A master plan prepared for a rural industrial site will be processed as part of the application, pursuant to Section 40.560.010(H).

2.    The master planning review is intended to provide a means of consolidating various reviews into a single master plan application and review, such that specific major industrial developments subsequent to an approved master plan can be processed through site plan review.

3.    Master plan review and subsequent site plan review for specific major industrial developments shall serve to integrate the following review processes:

a.    Conditional use review;

b.    Responsible official review; and

c.    Variance.

4.    Upon approval by the reviewing authority, the master plan shall remain in force unless amended through Section 40.520.060, Post-Decision Review. All development in the master plan area shall thereafter comply with the master plan requirements and standards included or referenced therein. Provisions of this subsection may be implemented through this section, incorporating Sections 501 through 506 of Chapter 347, Laws of 1995.

5.    All post-decision reviews of master plans are Type I reviews.

(Amended: Ord. 2019-11-16)

D.    Approval Criteria.

1.    In approving the master plan, site plans subsequent to master plan approval, or amendments to the master plan, the review authority shall make a finding that the following approval criteria are met:

a.    General goals:

(1)    Achievement of the goals and objectives of the community framework plan and the comprehensive plan;

(2)    Enhancement of economic vitality, particularly opportunities for high wage employment;

(3)    Efficient provisions and use of public facilities and services;

(4)    Plan sufficient infrastructure to meet concurrency needs; and

(5)    Goals provided in the purpose statements of the applicable zoning district.

b.    Specific conditions:

(1)    The master plan contains adequate provisions for ensuring that the original visions and goals as stated in the master plan will be implemented;

(2)    The site of the proposed master plan is adequate in size and shape to accommodate the proposed uses and all yards, spaces, walls and fences, parking, loading, landscaping, and other features as required by this title, and to ensure that said use will have no significant detrimental impacts on neighboring land uses and the surrounding area;

(3)    The site for the proposed uses relates to streets and highways that are or will be adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed uses;

(4)    Adequate public utilities are or will be available to serve the proposed project;

(5)    The establishment, maintenance, and/or conduct of the use for which the development plan review is sought will not, under the circumstances of the particular case, be detrimental to the health, safety, or welfare of persons residing or working in the neighborhood of such use and will not, under the circumstances of the particular case, be detrimental to the public welfare, injurious to property or improvements in said neighborhood; nor shall the use be inconsistent with the character of the neighborhood or contrary to its orderly development;

(6)    The proposed master plan facilitates quality development in an integrated manner which provides for a functional and design interrelation of uses and/or structures;

(7)    The master plan meets all submittal requirements of this section, and material submitted provides sufficient detail to enable review for compliance;

(8)    All areas of the master plan site to be developed with commercial uses shall be so delineated on the master plan. Commercially delineated areas proposed within industrially zoned areas of the master plan site shall account for no more than ten percent (10%) of the total area.

2.    The review authority may impose conditions as necessary to satisfy the requirements of this section.

3.    The applicant may choose one (1) of two (2) options for environmental review:

a.    Environmental review for build-out of the master plan. Projects included in the environmental review of the master plan shall not require additional environmental review; or

b.    Environmental review of the conceptual master plan followed by project-specific environmental review to be completed at the time of individual project development. This option includes situations where the conceptual SEPA review for the master plan is completed concurrently with project-specific SEPA review on a first phase. The scope of a narrower review of project proposals may be based on relevant similarities, such as common timing, impacts, implementation or subject matter (per WAC 197-11-060(3)).

E.    Site Plan Review Process Under an Approved Master Plan.

    Major industrial development proposals submitted pursuant to an approved master plan shall be reviewed under Section 40.520.040, subject to a demonstration of consistency with the approved master plan and applicable conditions of master plan approval. Such specific major industrial developments are subject to a Type III review process according to Section 40.510.030, with the following specific hearing notice requirements that supersede those of Section 40.510.030: An open record public hearing shall be held before the hearing examiner with notice published at least thirty (30) days before the hearing date and mailed to all property owners within one (1) mile of the site. The review authority may impose conditions of approval for such site plan proposal as necessary to ensure compliance with master plan approval criteria or conditions.

F.    Development Standards, Covenants, and Guidelines.

1.    The applicant has two (2) options in establishing development standards to control development in the master plan area:

a.    Incorporate the development standards as adopted by the ordinance codified in this section; or

b.    Propose new development standards (which may incorporate some of the standards in this section). Development standards that differ from the existing land use code requirements will be reviewed as part of master plan review.

2.    Development Standards. See Section 40.230.085(D).

3.    Covenants, Conditions and Restrictions. Notwithstanding any other provision in this section, the review authority may enter into developer agreements pursuant to RCW 36.70B.170 through 36.70B.210. Council may also declare the master plan a planned action pursuant to RCW 43.21C.031.

a.    Other site development restrictions, such as easements and covenants, not covered by the development standards or applicable ordinances may be incorporated into the master plan, in a section stipulating covenants, conditions and restrictions that run with the land;

b.    Where separate ownership of lots within the master plan area may occur, to ensure consistency in development and protect the character of the development, the owners may be required, or may desire, to confer responsibility for maintaining common open space, communal recreational areas and facilities, private roads and landscaping to one (1) of the following:

(1)    An association of owners that shall be created as an association of owners under the laws of the state and shall adopt and propose articles of incorporation or association and bylaws, and adopt and improve a declaration of covenants and restrictions on the common open space that is acceptable to the Prosecuting Attorney. Automatic membership in the association upon purchase of property and association fees shall be contained in covenants that run with the land. The association must have the power to levy assessments. Nonpayment of association fees can become a lien on the property; or

(2)    Dedication to a public agency that agrees to maintain the common open space and any buildings, structures or other improvements which have been placed on it.

4.    Other conditions which may be addressed in this section of the master plan document are agreements and assurances on the part of the applicant and on the part of the county with respect to future development. Other general provisions may be included in the final master plan: effective date, duration, cooperation and implementation, intent and remedies, periodic review, dispute resolution, assignment, relationship of parties, hold harmless, notices, severability and termination, time of essence, waiver, successors and assigns, governing state law, constructive notice and acceptance, processing fees.

5.    The owner may choose to establish architectural design guidelines to promote consistency throughout the development. Administering the guidelines shall be the responsibility of the owner of the site or the association of owners. The guidelines may consist of, for example, roof pitches, building materials, window treatments, paving materials, and building articulation, etc.

6.    The comprehensive plan map shall be amended to add the suffix “-mp” to the site at the time of approval of master plans approved under this chapter.

(Added: Ord. 2014-12-16; Amended: Ord. 2016-04-03; Ord. 2019-05-07)