Chapter 17.415 MASTER PLANNING

The master plan is intended to provide means for planning and assessing sites for a wide range of activities such as residential, commercial and industrial. Such plans are to be based on a larger area to provide a more comprehensive view of the proposed uses and their impacts on surrounding properties. Projects are encouraged to use innovative development techniques to maximize open space and trail systems, enhance environmental protection and minimize impervious surface and stormwater runoff. Development of master plans is also intended to ensure the availability of adequate capital facilities and infrastructure to support these uses and to the adequate protection of environmental resources located in these areas.

(Ord. 415 (2008) § 169, 2008: Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.020 Minimum project size.

The minimum project size for master plans located outside of the SKIA urban growth area (UGA) is forty gross acres. For projects within the SKIA UGA, the minimum is determined by the size of the sub-basin(s) in which the project is located.

(Ord. 415 (2008) § 170, 2008: Ord. 367 (2006) § 109, 2006: Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.030 Master plan – When required.

For properties outside of the South Kitsap Industrial Area (SKIA), the development of a master plan is optional. For properties within SKIA with a master plan required overlay, a master plan must be completed before the issuance of any other development permits. Properties within SKIA with a master plan optional overlay may complete a master plan to qualify for expedited review of individual development permits consistent with Section 17.381.040(C). All master plans developed within SKIA must include planning and analyses of the entire sub-basin(s) in which the development is proposed. The director may either increase or decrease the area that will be included in the master plan in order to maximize the efficiency of the process and assure coordination with areas that may be affected by the proposed new developments.

(Ord. 415 (2008) § 171, 2008: Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.032 Parties to master plan.

For properties outside of the South Kitsap Industrial Area (SKIA), the parties to the master plan must include all legal owners of the subject properties. For properties inside of SKIA, legal owners representing a majority of property owners in the development’s sub-basin(s) shall be party to the application for master plan approval. These master plans may include the properties of non-participants in the master plan development process.

(Ord. 415 (2008) § 172, 2008)

17.415.035 Development exempt from SKIA master plan requirements.

For properties within SKIA with the master plan required overlay, the following development activities are exempt from the master plan requirement:

A. Renovation, remodeling and maintenance of existing development, provided no significant increase in impervious surface, increase in peak hour traffic, or increase in demand for public water supply or sanitary sewer service occurs as the result of such renovation, remodeling or maintenance.

B. Minor new development projects. For purposes of this exemption, a new development project shall be considered minor if it (1) does not result in new impervious surface in excess of five thousand square feet on a site, (2) does not generate more than ten new peak hour traffic trips on public roads serving the site, and (3) does not increase the demand on a public or private water supply by more than five thousand g.p.d.

C. New minor development projects, which are exempt from SEPA pursuant to WAC 197-11-800 through 197-11-880, and Section 18.04.240 of this code.

D. Other new development projects, which the director determines in his discretion will not significantly adversely impact the environment, will not create a need for regional infrastructure facilities and will not impede the future design and installation of regional infrastructure facilities, including public streets and highways, storm water control systems, and public water and sanitary sewer systems.

(Ord. 415 (2008) § 173, 2008: Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.040 Use of existing master plan.

Development in zones requiring or allowing master planning may use an existing master plan under the following circumstances:

A. The property has a previously approved master plan, which the director determines to be sufficient to permit review of the potential impacts of the development and identification of necessary mitigation measures; or

B. An existing master plan prepared for other properties in the vicinity of a development site, which addresses some, but not all, of the substantive issues set forth in the sub-area plan may be supplemented by an addendum, which addresses only those issues not previously analyzed. Such an addendum and the initial master plan must be reviewed by the director pursuant to the procedures set forth in this chapter for review and approval of a master plan.

(Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.050 (Repealed)*

* Editor’s Note: Former Section 17.415.050, “Third party review,” was repealed by § 174 of Ord. 415 (2008). Attachment 5 § 3 (part) of Ord. 311 (2003) was formerly codified in this section.

17.415.060 Sub-area conceptual development plan update

The county may use these approved master plans as an inventory, planning and/or economic development tool to update existing sub-area plans or the Comprehensive Plan. Final approved master plans, including infrastructure and other master plan elements, must be submitted in a data format compatible with ongoing update requirements.

(Ord. 415 (2008) § 175, 2008: Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.065 Master plan review process.

A proposed master plan shall be processed as a Type III development application under Section 21.04.080 of this code, which will include the following process:

A. An application for master plan and a SEPA checklist shall be submitted to the department.

B. A master plan scoping conference will be held between the department and the applicants to identify the required components of the master plan; to determine the assumptions and standards to be applied in the plan; and to identify existing information and analyses which may be used in the master plan process together with any site-specific issues of concern. The applicant will provide preliminary project information to the extent required to complete the scoping process.

C. Within thirty days of the scoping conference, a written Master Plan Scoping Summary Notice will be mailed to the applicant. This notice will include a summary of overall scoping conclusions and a review of elements necessary for an application for a master plan and will direct the applicant to proceed with development of the master plan. The Master Plan Scoping Summary Notice will also describe the level of environmental review needed for the master plan, which may include a SEPA threshold determination. Upon receipt of the Master Plan Scoping Summary Notice, the applicant will return a signed copy to the department of community development.

D. The applicant shall be responsible for all analysis and planning involved in the preparation of a completed master plan. Upon completion of the master plan, the applicant shall submit an application for master plan approval. Within forty-five days of such application, and in order to ensure that all master plan requirements have been addressed, the department will issue a notice, using the procedure described in Section 21.04.050 of this code, declaring the master plan application to be complete or incomplete.

E. Upon determination that the master plan application is complete and ready for review, the department shall complete a technical review of the master plan and will act on the application in accordance with the procedures and time lines of Section 21.04.080 of this code for a Type III application. Approval of a master plan shall be subject to the appeal procedures set forth for such Type III decisions in Section 21.04.120 of this code.

F. Following approval of a master plan, development activity pursuant to each master plan shall be reviewed and approved subject to Kitsap County site development, building, and related permits only. No additional land use permitting will be required, provided such development is consistent with the approved master plan.

(Ord. 415 (2008) § 176, 2008)

17.415.070 Master plan components – General.

During the pre-application stages of the master planning process, the director of the Kitsap County department of community development shall determine the extent and adequacy of the analyses to be included in the master plan. These required elements will result in a Master Plan Scoping Summary Notice. The purpose of this approach is to allow the director and the applicant to tailor the extent of the submittals to the actual and unique circumstances of the proposed development seeking master plan approval. A master plan prepared for purposes of this section shall address the following issues to the extent required by the Master Plan Scoping Summary Notice:

A. Land use;

B. Storm water controls, including both quantity and water quality;

C. Sanitary sewer service;

D. Public water service;

E. Public street and transportation facilities;

F. Open space facilities;

G. Environmental protection and resources;

H. Other infrastructure/utility requirements, which the director determines, based on review under the State Environmental Policy Act, should be analyzed in a master plan in order to assure that such facilities are available to serve the proposed development in a timely manner and that such facilities are designed and developed in a manner which is coordinated with the infrastructure needs of other properties in the area.

Additionally, an economic development component is required for master plans within the South Kitsap Industrial Area.

(Ord. 415 (2008) § 177, 2008: Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.075 Land use component of master plan.

Based on elements required in the approved Master Plan Scoping Summary Notice, a master plan shall include a description and site plan consistent with the underlying zone(s) and other requirements of Title 17. The submittal must include the location within the master plan area of all proposed residential densities and housing types, commercial developments and/or industrial/business center uses.

(Ord. 415 (2008) § 178, 2008)

17.415.080 Storm water component of master plan.

Based on elements required in the approved Master Plan Scoping Summary Notice, a master plan shall include a storm water analysis meeting the requirements of Title 12 of this code (the Kitsap County Storm Water Management Ordinance) and the following criteria:

A. Based on the approved Master Plan Scoping Summary Notice, the storm water analysis shall be based on an approved hydrologic model, as determined by the most recent version of the Kitsap County Storm Water Manual.

B. The storm water analysis shall provide a comprehensive analysis of existing and proposed surface water quantity and quality conditions for all sub-basins in which any portion of the development site is located as well as upstream basins which contribute flow to any portion of the development site and downstream basins which receive flows from any portion of the development site. The director may waive the requirement for analysis in any sub-basin in which the proposed development will not create the need for storm water facilities. Downstream analysis shall extend to an acceptable receiving body of water.

C. The storm water analysis shall assume full build-out of the sub-basins, including upstream and downstream basins, at levels of development permitted by applicable county regulations in effect at the time of master plan preparation.

D. At a minimum, specific technical elements of the storm water analysis shall include:

1. A conceptual or preliminary plan of the proposed drainage collection and flow control systems, based upon accurate topographic mapping and geologic data.

2. All assumptions, parameters, and input data used in the hydrologic model.

3. Hydrologic performance data (stage, storage, discharge) for all elements of the hydrologic system, whether existing or proposed.

4. Flow data for all existing and proposed conveyance facilities, including swales, streams, pipes, and ditches which will support the proposed system.

5. Floodplain analysis identifying flows, velocities, and extent of flooding for the existing and proposed conditions, including backwater or tailwater analysis as appropriate.

6. Erosion analysis of on-site and downstream open-drainage systems, identifying flows, velocities, areas of existing and future deposition and channel erosion, and characterization of sediment.

7. Geotechnical analysis of the site and proposed improvements which addresses soils and slope stability for proposed lakes/ponds, road alignments, channel/ravine conditions, building setbacks from steep slopes, vegetation preservation and controls, existing and proposed drainage facilities, and downstream system stability.

8. Method and conceptual design for maintaining existing flow regimes in any swales/ravines that may be altered by the development.

9. Method, conceptual design, and location of water quality compensating facilities that may be necessary to replace naturally occurring biofiltration functions of site vegetation.

10. Description of maintenance design features and provisions that will ensure reliable and long-term facility operation.

11. A construction-phasing plan that will ensure storm water/erosion control during development of individual sub-basins.

12. Mapping must be of adequate scale and detail for accurate definition and location of all system elements, both on-site and off-site, and must provide support for hydrologic model characterization.

(Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.085 Storm water control standards.

A. Design Standards. Storm water control facilities, including both flow control and water quality systems, shall be designed in accordance with and shall meet the standards of Title 19 of this code (the Kitsap County Critical Areas Ordinance) and Title 12 of this code (the Kitsap County Storm Water Management Ordinance).

B. Reserve Areas. Any development subject to a master plan shall make provision for such reserved tracts, easements and/or rights-of-way as may be necessary to facilitate extension of storm water control facilities identified in the master plan to adjoining properties in the vicinity of the development.

(Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.090 Sanitary sewer service component of master plan.

Based on elements required in the approved Master Plan Scoping Summary Notice, a master plan shall include a sanitary sewer service analysis meeting the following criteria:

A. The analysis shall include all drainage sub-basins in which any portion of the development site is located, provided the director may waive the requirement for analysis in any sub-basin in which the proposed development will not create the need for sanitary sewer service.

B. The analysis shall identify the sanitary sewer service infrastructure needed to provide sewer service to all sub-basins affected by the proposed development, assuming full build-out of the sub-basins at levels of development permitted by the zoning in effect at the time of master plan preparation. This analysis shall include a capacity analysis of existing facilities and identify improvements and extensions needed to serve the affected sub-basins at full build-out, including transmission facilities, treatment facilities and related improvements.

C. The sanitary sewer service analysis shall identify potential methods for funding the design and construction of the system improvements needed to serve the affected sub-basins at full build-out, including transmission facilities, treatment facilities and related improvements.

D. The sanitary sewer service analysis may provide for phased implementation of the identified improvements, provided that no development subject to master planning requirements shall be approved until a commitment to provide that portion of the improvements identified by the sanitary sewer service analysis as necessary to serve the development site has been provided, including adequate provision for funding. No development subject to master plan requirements may be occupied until the sanitary sewer service facilities needed to provide service meeting applicable standards to the development site are completed and operational.

E. No new permanent or interim on-site septic systems will be permitted in areas required to use the master planning process, except as expressly allowed by sub-area plans.

(Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.095 Sanitary sewer standards.

A. Sanitary sewer facilities shall be designed in accordance with and shall meet the standards of Chapter 13.12 of this code, as applicable, and the standards for the design and construction of sanitary sewer systems adopted by the appropriate sewer system purveyor, the Kitsap County Comprehensive Sewer Plan, and the Washington State Departments of Health and Ecology in effect at the time the master plan is prepared.

B. Any development subject to a master plan shall make provision for such reserved tracts, easements and/or rights-of-way as may be necessary to facilitate extension of sanitary sewer facilities identified in the master plan to adjoining properties in the vicinity of the development.

(Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.100 Public water system component of master plan.

Based on elements required in the Master Plan Scoping Summary Notice, a master plan shall include a public water system analysis meeting the following criteria:

A. The analysis shall include all of the development site and all additional areas, as determined by the director, which would logically be served by a water system extended to serve the development site, provided the director may waive the requirement for analysis in any portion of the proposed development site that will not create the need for public water service.

B. The analysis shall identify the public water service infrastructure needed to provide water service to all of the proposed development, assuming full build-out of site and other areas logically served by a water system extension to the development site, based on the levels of development that are permitted by the zoning in effect at the time of master plan preparation. This analysis shall include a capacity analysis of existing facilities and identify improvements and extensions needed to serve the affected areas at full build-out, including transmission facilities, storage facilities and related improvements.

C. The public water service analysis shall identify any feasible alternatives for providing water service in the affected areas.

D. The public water service analysis shall identify potential methods for funding the design and construction of the system improvements needed to serve the affected areas at full build-out, including transmission facilities, storage facilities and related improvements.

E. The public water service analysis may provide for phased implementation of the identified improvements, provided that no development subject to master planning requirements shall be approved until a commitment to provide that portion of the improvements identified by the public water service analysis as necessary to serve the development site has been provided, including adequate provision for funding. No development subject to master plan requirements may commence combustible construction or be occupied until the public water service facilities needed to provide service meeting applicable standards to the development site are completed and operational.

(Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.105 Public water system standards.

A. Public water system facilities, including transmission and storage systems, shall be designed and constructed in accordance with and shall meet the standards of Chapter 13.28 of this code, as applicable, and the standards for the design and construction of public water systems adopted by the water system purveyor, the adopted Coordinated Water System Plan, and the Washington State Departments of Health and Ecology in effect at the time the master plan is prepared.

B. The water system or systems shall provide adequate potable water and adequate pressure to meet minimum fire flow standards as required under the applicable fire regulations and standards.

C. Any development subject to a master plan shall make provision for such reserved tracts, easements and/or rights-of-way as may be necessary to facilitate extension of public water facilities identified in the master plan to adjoining properties in the vicinity of the development.

(Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.200 Transportation analysis component of master plan.

Based on elements required in the approved Master Plan Scoping Summary Notice, a master plan shall include a transportation analysis meeting the following criteria:

A. The analysis shall include all Kitsap traffic analysis zones, as defined pursuant to subsection (19) of Section 20.04.020 of this code, in which any portion of the development site is located. The director of public works may waive the requirement for analysis of any area that will not be affected by the road system needed to serve the development site. The director of public works may also require analysis of arterials located outside the affected Kitsap County traffic analysis zones if the director determines that development in the master plan area may generate the need for traffic mitigation measures on such arterials. Washington State Department of transportation shall review transportation analyses for any area, which is likely to affect traffic on state highways.

B. The analysis shall identify a multi-modal circulation and access plan identifying transportation infrastructure improvements, including changes to existing roads, new roads, transit service and non-motorized transportation facilities which are needed to provide transportation service to all of the proposed development, assuming full build-out of site and the Kitsap County traffic analysis zones in which any portion of the development site is located, based on the levels of development permitted. This analysis shall include a capacity analysis of existing facilities and identify improvements and extensions needed to serve the affected areas at full build-out. The transportation analysis shall identify a transportation demand management plan (TDMP) for the area and identify how the TDMP coordinates with other TDMPs in the vicinity of the development, commute trips made by single occupant vehicles and vehicle miles traveled (VMT) per employee. The following listing is intended to provide a broad list of potential TDM strategies for incorporation into the TDMPs.

1. Provision of preferential parking for carpools and vanpools; bicycle parking facilities; changing areas/showers for employees who walk or bike to work;

2. Provision of commuter ride matching services to facilitate employee ridesharing;

3. Provision of subsidies for transit fares, carpooling and/or vanpooling;

4. Alternate work schedules/flex time;

5. On-site amenities such as cafeterias and restaurants, ATMs and other services that would eliminate the need for additional trips;

6. Provision of a program of parking incentives such as a rebate for employees who do not use the parking facilities;

7. Implementation of other measures designed to facilitate the use of high-occupancy vehicles such as on-site day care and emergency ride home service; and

8. Employers or owners of worksites may form or utilize existing transportation management associations to assist members in developing and implementing transportation demand management plans.

C. The transportation analysis shall identify any feasible alternatives for providing transportation service in the affected areas.

D. The transportation analysis shall identify potential methods for funding the design and construction of the system improvements needed to serve the affected areas at full build-out.

E. The transportation analysis may provide for phased implementation of the identified improvements, provided that no development subject to master planning requirements shall be approved until a commitment to provide developer improvements identified by the transportation analysis. All improvements shall meet the adopted concurrency standards of Kitsap County, as set forth in Chapter 20.04 of this code.

F. The transportation analysis shall include appropriate trip generation analyses, trip distribution analyses, and level of service analyses. The director of public works shall require the applicant to use standard trip generation rates published by the Institute of Transportation Engineers or other documented information and surveys approved by the department. The director of public works may approve a reduction in generated vehicle trips based on additional information supplied by the applicant, including information related to commute trip reduction programs pursuant to Chapter 20.08 of this code. The calculation of vehicle trip reductions shall be based upon recognized technical information and analytical process that represent current engineering practice. The director of public works shall have final approval of such data, information and technical procedures as are used to develop trip generation analyses, trip distribution analyses, and level of service analyses.

(Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.205 Transportation service standards.

Public transportation facilities, including road, transit and non-motorized vehicle systems, shall be designed and constructed in accordance with and shall meet the level of service standards set forth in the Kitsap County Comprehensive Plan, and all applicable standards for the design and construction of roads and streets for the agency or agencies with jurisdiction over the particular transportation improvement in effect at the time the master plan is prepared.

Any development subject to a master plan shall make provision for such reserved tracts, easements and/or rights-of-way as may be necessary to facilitate extension of transportation facilities identified in the master plan to adjoining properties in the vicinity of the development.

(Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.300 Open space component of master plan.

Based on elements required in the Master Plan Scoping Summary Notice, a master plan shall include an open space component meeting the following criteria:

A. The master plan shall identify an interconnected system of passive open spaces, habitat areas and recreational trails accessible to the public and coordinated with and linked to adjacent regional trails. All proposed open spaces and trails shall be based on adopted standards and shall be consistent with and coordinated with adopted county park, open space and trail plans and with the Kitsap County Critical Areas Ordinance.

B. Master plans shall provide for the construction and long-term maintenance of identified trails and open space, based on National Park and Recreation Association guidelines for accessibility. Construction and long-term maintenance of trails and open space may be achieved through dedication of conservation easements, or other public or private means.

(Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.400 (Repealed)*

* Editor’s Note: Former Section 17.415.400, “Economic development component of master plan,” was repealed by § 179 of Ord. 415 (2008). Attachment 5 § 3 (part) of Ord. 311 (2003) was formerly codified in this section.

17.415.500 Environmental analysis component of master plan.

Based on elements required in the Master Plan Scoping Summary Notice a master plan shall include an Environmental Analysis meeting the following criteria:

A. The master plan shall identify existing conditions on the site, including the delineation of all critical areas, as defined in Title 19 of this code (Critical Areas), which are located in whole or in part in the master planning area for the proposed development.

B. The master plan shall, to the extent as may be otherwise required by Chapter 19.700 of this code, include the following special reports:

1. Wetland Report/Wetland Mitigation Plan;

2. Habitat Management Plan, including wildlife corridor links and connections;

3. Geotechnical Report/Geological Report; and

4. Hydrogeological Report which addresses aquifer recharge area protection and includes analysis of groundwater quantity and quality, hydrologic continuity and impacts to stream flow in adjacent streams.

C. The master plan shall identify all federal and state permits and approvals required for development of the site, including but not limited to NPDES permits, HPA approvals, and approvals required pursuant to the Endangered Species Act. To the extent that mitigation plans are required for such permits, conceptual plans for such mitigation shall be identified in the master plan, recognizing that final approval authority for such mitigation plans may rest with agencies other than Kitsap County.

(Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.505 Environmental standards.

Development within a master plan area shall comply with the substantive environmental standards identified in other regulations pertinent to the specific sub-area and Title 19 of this code (Critical Areas) in effect at the time a master plan is prepared.

(Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.525 Environmental Review.

Kitsap County staff shall make a SEPA determination at the earliest possible stage in the master plan review process. If at any time during the master plan review process, an Environmental Impact Statement is determined to be required, timelines and processes shall revert to those under Title 18 of this code. If an EIS is required, the development of the master plan may be completed concurrently with development of environmental documents.

(Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.535 Economic development component of master plan.

Based on elements required in the Master Plan Scoping Summary Notice, a master plan shall include an economic development component meeting the following criteria:

A. Master plans shall strive to create developments in which fifty percent of jobs pay the average or higher than average annual covered wage for Kitsap County as defined and published by the Washington State Division of Employment Security, “Kitsap County Profile” or comparable publication by that entity. Master plans must include a wage calculation as follows:

1. Plans shall identify, as far as possible, the anticipated land uses for the proposed development.

2. Plans shall identify, as far as possible, the anticipated type and number of jobs which the proposed development is intended to accommodate.

B. Technology Infrastructure. Master plans shall contain a plan for technology infrastructure to be constructed by the developer, according to adopted county technology regulations and the following criteria:

1. The plan shall depict the type and siting of technology infrastructure serving planned and future development in the area. The plan shall include fiber optic or other high-speed data links or conduit for fiber optic or other high-speed data links to regional technology infrastructure and to other technology infrastructure within the master planned area.

2. The plan shall demonstrate a provision for reserve capacity and/or potential for future expansion of technological capability. Upon adoption of regional technology guidelines, goals, policies and/or standards, these shall be consulted as to the suitability of the type of infrastructure to be installed and/or accommodated in the future.

C. Design Standards. Master plans shall adhere to any design standards adopted as a requirement of the sub-area in which the development is located. No master plan shall be approved for a sub-area requiring design standards until design standards have been developed and approved in accordance with sub-area plan policies.

(Ord. 415 (2008) § 180, 2008)

17.415.550 Third party review.

The director may require a third party review from a technical expert to provide information necessary to support the review of a master plan. The expert will be chosen from a list of pre-qualified experts prepared and kept current by an annual solicitation by the department. The applicant shall select the expert from a list of three names selected by the director from the larger pre-qualified list. The expert will be contracted to the county and report their findings to the director and the applicant. The cost of such report will be the responsibility of the applicant.

(Ord. 415 (2008) §§ 181, 182, 2008)

17.415.600 (Repealed)*

* Editor’s Note: Former Section 17.415.600, “Master plan review process,” was repealed by § 183 of Ord. 415 (2008). Attachment 5 § 3 (part) of Ord. 311 (2003) was formerly codified in this section.

17.415.625 Concurrent permit processing.

In a zone wherein some uses require a conditional use permit, the master plan process provided by this chapter may be used in lieu of those processes. Proposed development must still meet the approval criteria required by Chapter 17.421 as well as those required by this section.

(Ord. 415 (2008) § 184, 2008)

17.415.650 Subdivision of areas subject to a master plan requirement

Properties subject to master planning may not be subdivided pursuant to Title 16 of this code until a master plan has been approved. Property owners subject to master planning, who desire subdivision, may subdivide under Title 16 concurrently with a master plan approval process.

(Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.675 Decision criteria for master plan approval.

An application for a master plan permit may be approved or approved with modifications if all of the following requirements are met:

A. The master plan is consistent with the goals and policies of the Comprehensive Plan and complies with all other applicable codes and policies of the county.

B. The master plan demonstrates superior site design by incorporating the following:

1. Provisions for public facilities and/or amenities.

2. Clustering of development, as applicable.

3. Innovative site design that complies with the development and design standards of the master plan and underlying zoning code.

4. Preservation of critical areas, resource areas and natural features.

5. Provision for a coordinated, comprehensive, interconnected and integrated system of parks, open spaces and recreational areas.

6. Placement of structures, circulation systems and utilities that minimizes impervious surface and the alteration of the land and also responds to physical characteristics of the property.

7. Site design that reduces dependency on automobiles by providing for pedestrian, bicycle and transit uses.

C. Adequate public services are available, including water, sewer, roads, including access roads, fire and storm drainage. Approval of the master plan should not reduce existing public service levels for surrounding properties below acceptable levels without mitigation measures.

D. If development under a master plan will be phased, each phase of a proposed development must contain adequate infrastructure, open space, recreational facilities, landscaping and all other conditions of the master plan to stand alone if no other subsequent phases are developed.

E. The master plan sets forth the terms, conditions, covenants, and agreements regarding the intended development and terms, conditions, covenants, and agreements under which the property is bound.

If no reasonable conditions or modifications can be imposed to ensure the application meets the criteria set forth above, then the application shall be denied.

(Ord. 415 (2008) § 185, 2008)

17.415.700 Duration of master plan approval.

Section 21.04.110 of this code, Timelines and duration of approval, shall not apply to master plans approved under this chapter. Master plans approved pursuant to this chapter will be valid for a period of ten years from the date of approval.

(Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.750 Extensions of master plan approval.

Master plans approved under this chapter may be eligible for five-year extensions to be reviewed using the following process and criteria:

A. A request for extension must be filed in writing with the director no later than sixty days prior to the expiration of the approval period;

B. A request for extension will be processed as a Type II decision pursuant to Section 21.04.070 of this code;

C. The applicant must demonstrate tangible progress toward completion of approved master planned project;

D. The applicant must demonstrate that no significant changes in the technical components of the approved master plan are necessary to protect natural systems, or the public’s health, safety and welfare; and

E. The director may approve, approve with conditions or deny the timely request for extension.

(Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)

17.415.800 Amendment of master plans.

Master plans may be amended or changed through a Type II application consistent with Section 21.04.070 of this code if the amendment meets the following criteria:

A. The applicant must have approval of all parties to the existing master plan whose ownership portion of the master planned area would be physically changed by the proposed amendment;

B. The amended master plan must conform to all requirements of this chapter;

C. The applicant must demonstrate to the director that there are no significant changes in conditions, which would render approval of the amendment contrary to the public health, safety or general welfare; and

D. The director shall approve the amendment if it conforms to the requirements of this chapter.

(Ord. 311 (2003) [Attachment 5 [§ 3 (part)]], 2003)