Concrete City Zoning Code

Conditional Use. Allows a use to be located in a zone where it is not normally permitted, if certain conditions can be met. One public hearing before the town council is required and property owners shall be notified in accordance with CMC § 19.68.070.

Variance. Allows relief from the dimensional standards of this title, such as front, side or rear setbacks. It requires a public hearing before the town council. Variances may also be sought from floodplain requirements.

Rezone Including Contract Rezone. This is a zoning map amendment. It changes the list of permitted uses on the site as well as the height, setback and other limitations, such as changing from residential to commercial or industrial. One public hearing before the town council is required and property owners shall be notified in accordance with CMC § 19.68.070. If there are conditions required by the town council, a contract shall be executed as further provided in this title.

Zoning Text Amendment. This is a change to the text of the title, such as adding a use to the list of uses permitted in a zone. One public hearing before the town council is required and property owners shall be notified in accordance with CMC § 19.68.070.

Mailed to all property owners within 300 feet of the boundaries of the property in which the variance application applies and within 300 feet of the boundaries of any property owned by the applicant located adjacent to the property to which the variance application applies; and

Additional announcements of the public hearing shall be given by posting copies of the notice in three conspicuous places, as determined annually by the planning commission, and printed in the town's official paper at least twice, allowing for a 15-day public comment period prior to the planner issuing a recommendation to the town council.

The 15-day comment period shall begin on the date notice is first published in the town's official paper; and

Post a large sign (minimum size three by four feet) on the site to be considered for a variance, which is easily read from the roadway adjacent to said property. The sign should include the date, time, place and purpose of the public hearing. The sign shall be located so as to be clearly readable from the adjacent street or sidewalk, and shall remain posted from the date of first public notice until final town action on the application has been completed.

For purposes of mailing notices, the planner shall compile a list of the names and addresses of the owners of record owning property within 300 feet of the boundaries of the property that is the subject of the variance from the records of the county assessor. Mailing notices to the property owners on the list shall constitute compliance with all notice-mailing requirements.

The variance does not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the property on behalf of which the application was filed is located;

The variance is necessary, because of special circumstances relating to the size, shape, topography, location or surroundings of the subject property, to provide it with use rights and privileges permitted to other properties in the vicinity and in the zone in which the subject property is located; and

That the granting of such variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is situated.

Post a large sign on the site. Specific standards shall be set by administrative rule. The sign shall be a four-by-four-foot half sheet of plywood. There shall be precise specifications about what goes on the sign, and they shall all be of a standard design except for the specifics about the project. These shall be furnished by the applicant. The processing of the application will not begin until the large sign is in place. The large sign shall be located so as to be clearly visible from the adjacent street or sidewalk, and shall remain posted until final town action on the application has been completed. For sites that are not highly visible, location of the large sign shall be approved by the planning director or alternative means of notification provided to include mailed notice. Projects limited to interior remodeling are exempt from the large sign requirement. Large sign standards shall be adopted by administrative rule.

Publication of a notice in the official newspaper or newspaper of general circulation. The legal publication of notice shall be easily identifiable, language should be simple and descriptive, not bureaucratic.

Individual, mailed notice to owners and occupants in a 600-foot radius of the site. The notice shall provide a brief description of the proposed project and its location and identify any opportunities for comment, appeal, public hearings, and the means for obtaining additional information.

Public access channel if available on cable TV; public service broadcasts on local radio station. This is used for major projects and townwide issues.

Notice to applicant and to persons who have expressed an interest in the project. These are the parties of record who are apprised of each action taken on a proposed project.

Open Meeting Notice. This shall include posting in Town Hall, public bulletin board and mailing to the news media and interested persons.

Use, establish or change - None required.

Plan review by town council -

Environmental (SEPA) review.

Lot boundary adjustment - None required.

Binding site plan - None required.

Short subdivision - None required.

Full subdivision -

Conditional use

Variance, including zoning, flood and noise - Notice of application and public hearing may be combined for a variance.

Rezone and contract rezone

Zoning text amendment

Comprehensive plan adoption and amendment

Vicinity map;

Name, address, phone number of property owner;

Name, address, phone number of engineer or agent;

Boundaries and dimensions of property;

Adjacent public streets;

Easements, existing and proposed;

Location and size of all existing and proposed utilities;

Location of buildings, including setbacks;

Location and layout of off-street parking;

Location and height of fences;

Location and size of signs;

Landscape detail;

Indication of height of buildings.

Minor Adjustments. Minor adjustments may be made and approved by the planning director. Minor adjustments are those which may affect the precise dimensions or siting of buildings, but which do not affect the basic character or arrangement of buildings approved, nor the development coverage of the development or the open space requirements. Such dimensional adjustments shall not vary more than 10 percent from the original.

Major Adjustments. Major adjustments are those, when determined by the planning director, substantially change the basic design, coverage, open space or other requirements of the permit. When the planning director determines that a change constitutes a major adjustment, no building or other permit shall be issued without prior review and approval by the town council of such adjustment.

The use will have no more adverse effect on the health, safety or comfort of persons living or working in the area, and will be no more injurious, economically or otherwise, to property or improvements in the surrounding area, than would any use generally permitted in the district. Among matters to be considered are traffic flow and control, access to and circulation within the property, off-street parking and loading, refuse and service areas, utilities, screening and buffering, signs, yards and other open spaces, height, bulk and location of structures, location of proposed open space uses, hours and manner of operation, and noise, lights, dust, odor, fumes and vibration.

The proposal is in accordance with the goals, policies and objectives of the comprehensive plan.

The proposal complies with all the requirements of this title.

The proposal can be constructed and maintained so as to be harmonious and appropriate in design, character, and appearance with the existing or intended character of the general vicinity and provides a high quality of development.

The proposal will not adversely affect the public infrastructure.

Adjacent streets and alleys;

Boundaries and dimensions of site and setbacks;

Location and dimensions of buildings;

Location and dimensions of parking areas;

Location and dimensions of feature needing variance.

That there are unique physical conditions, including narrowness or shallowness of lot size or shape, or exceptional topographical or other physical conditions peculiar to and inherent in the particular lot; and that, as a result of such unique physical conditions, practical difficulties or unnecessary hardships arise in complying with the provisions of this title.

That, because of such physical conditions, the development of the lot in strict conformity with the provisions of this title will not allow a reasonable and harmonious use of such lot.

That the variance, if granted, will not alter the character of the neighborhood, or be detrimental to surrounding properties in which the property is located.

That the special circumstances and conditions associated with the variance are not a result of the actions of the applicant or previous owners.

Literal interpretation of the provisions of this title would deprive the applicant of rights commonly enjoyed by other properties in the same zoning district.

The approval of the variance will be consistent with the purpose of this title and the zoning district in which the property is located.

The variance will not allow an increase in the number of dwelling units permitted by the zoning district.

The authorization of such variance will not adversely affect the comprehensive plan.

The variance shall not allow a land use which is not permitted under the zoning district in which the property is located.

The variance shall not change any regulations or conditions established by conditional use permits or contract rezones.

Parking and loading area plans for all developments except single-family and duplex residential units and the addition of up to five parking spaces in an existing development.

Landscaping plans.

Determination of proper classifications of land uses not included in the lists of permitted or conditional uses for the zone.

Temporary conforming and nonconforming land uses and buildings for more than two weeks and not exceeding one year.

Review of new development proposals for consistency with the town of Concrete design guidelines as may be amended and updated over time to reflect the town's comprehensive plan and vision for the future. The review shall not include single-family and duplex dwellings on existing lots of record or short subdivisions.

Site plan drawn to an appropriate scale.

Boundary lines and dimensions for the property and all proposed lot lines. Future building locations in phased developments shall be indicated.

Natural features of the site, including existing significant trees, wetland areas and special flood risk areas.

Location, dimensions and names of all existing or platted streets or alleys, easements, and railroad rights-of-way, on or adjacent to the property.

Location and dimensions of all existing structures, improvements or utilities to remain, and structures to be removed.

Approximate location and size of stormwater retention or detention facilities and storm drains.

Location and dimensions of all proposed structures and parking lots, to include parking and loading areas, pedestrian circulation and related access ways. Individual parking spaces shall be shown.

Service areas for waste disposal, recycling, loading and delivery and location of mail boxes.

Architectural drawings including building elevations and sections, building materials, color and type and floor plans.

Landscaping plans.

Signs, including freestanding and signs located on the building.

Zoning Map.

Text.

Is the request compatible with the town's comprehensive plan and development goals?

Are public utilities, public facilities and other services currently adequate to serve the proposed district?

Would the proposal adversely affect the health, safety, or welfare of the adjacent area of the area being considered?

Is the reclassification or land development needed at this time?

What are the economic impacts of the proposed action?

Are the arguments of support or opposition by local citizens valid?

Have conditions of the area substantially changed since the original zoning to justify a rezone?

The modification or change shall not result in a more intense zone than the one requested.

The area of the request shall not be enlarged; however, the area may be lessened.

In order to mitigate any impacts that may result from a rezone, the town may enter into a property use and development agreement with the property owner. The agreement shall outline the conditions of approval and the obligations of the property owner. The contract shall be binding upon the owner and his/her heirs, assigns and successors. The agreement shall run with the land, be signed by the property owner(s) and be recorded with the Skagit County Auditor real property records within 120 days of adoption of the ordinance accepting the agreement.

The ordinance rezoning the property shall provide for acceptance of the agreement and shall not be passed by the council until the agreement has been executed by the owner.

Amendment of Contract Rezones. Agreements required as a condition to map amendments may be amended by agreement between the owner and the town; provided, that the amended agreement shall be approved by the council. Amendments which are within the spirit and general purpose of the prior decision of the council may be approved by the council by ordinance after receiving any advice which it deems necessary. Written notice and an opportunity to comment shall be provided by the council at least 15 days prior to council consideration of the amendment request to persons who submit written or oral comments on the original rezone decision. Amendments which, in the judgment of the council, represent a major departure from the terms of the agreement shall not be approved until after a public hearing held in the same manner and pursuant to the same notice provided for map amendments.