Implementing site plan development review is an administrative review by the staff (Type II) with notice, whereby the applicant submits a site plan for all or a portion of the area within an approved MDP, consistent with the approved phasing schedule. Using the approved MDP and associated handbook as the guiding document, the implementing site plan development review allows a more refined examination of the details of the proposed development, including, but not limited to, building location, design, height, form, uses, parking, access, pedestrian connections, environmental considerations, open space, landscaping, and infrastructure improvements. This review is intended to occur concurrent with the preliminary plat application and approval process for MCC Chapter 16.16. The submittal requirements for this review are supplemental to the information required under MCC Section 16.16.040.

(Ord. 01-08 (part), 2008: Ord. 112-06 (part), 2006).

An implementing site development plan (ISD plan) is required to implement all or any phase of an approved MDP. Review and approval of an ISD plan is subject to the approved MDP and the provisions of the approved handbook. Subjects not covered by the MDP approval are subject to the rules and regulations in place at the time the ISD plan is submitted.

ISD plan review is required for all development within an approved master development plan area. The applicant may submit an application for ISD plan review for all or portions of the area covered by the approved master development plan.

Approval of an ISD plan is required prior to filing a final plat, or issuance of any building permit on land that is subject to an approved master development plan. The ISD plan must be consistent with the MDP.

(Ord. 01-08 (part), 2008: Ord. 112-06 (part), 2006).

Prior to submittal of an ISD plan, the applicant shall participate in a pre-application conference with county staff. The pre-application conference is an opportunity for the applicant and county staff to review the level of detail in the approved MDP and review the information required for the ISD plan. The applicant and staff shall examine a proposed ISD plan to determine whether it is consistent with the approved MDP and handbook, identifying issues that create opportunities or pose significant constraints for the proposed development.

(Ord. 01-08 (part), 2008: Ord. 112-06 (part), 2006).

(a)

Submittal Requirements. The contents of the ISD plan shall be determined based on the conditions of approval for the MDP. At a minimum, the detailed ISD plan shall identify the final proposed location of all lots, tracts, parcels, open space, rights-of-way, building envelopes, and other features. The ISD plan shall be prepared in a clear and legible manner necessary to demonstrate it is consistent with the approved MDP and any applicable local, state and federal regulations. All plans shall be presented on a sheet having a maximum size of twenty-four by thirty-six inches. All plans shall include the name of the master development plan and phase or ISD plan; north arrow; scale; date of plan and revisions when applicable; a vicinity map showing the location of the phase within the MDP; and the name, address, and phone number of the applicant. One reduced set of the site plans, architectural drawings and landscape plan (reduced to eleven by seventeen inches or smaller) shall also be submitted.

An engineer, architect, landscape architect, or land surveyor authorized by the state of Washington to practice as such shall respectively certify a plan or portion thereof involving engineering, architecture, landscape architecture or land surveying. The director, based on the nature and/or size of the application, may modify the sheet size and scale of any plan.

(b)

Project Narrative. Provide a general description of the proposed development, including development size, uses, number of housing units, employees, parking, lot coverage, setbacks and buffers, location of open space and amenities, and other information relevant to the development or identified by county staff.

(c)

Consistency Report. Address how the ISD plan complies with the master development plan and handbook and applicable review criteria.

(d)

Current Title Report. Title report (issued no more than thirty days prior to formal application) for all land located within the boundaries of the proposed ISD plan.

(e)

Vicinity Map. Map showing the limits of the ISD plan within the approved master development plan, as well as the current zoning classification of the property, including the exact zoning boundary if located in more than one zoning district.

(f)

Implementing Site Development Plan. Site plans consistent with the approved master development plan, including the following:

(1)

All property lines, streets (with centerlines), and easements (existing and proposed);

(2)

All proposed frontage improvements including elevations;

(3)

All structures to be removed;

(4)

Location of all existing and proposed impervious areas and all structural controls addressing low-impact development techniques in the approved MDP to mitigate stormwater runoff as required by the stormwater control plan (see subsection (p) below), including all overland drainage releases;

(5)

Locations and outside dimensions of all buildings and structures;

(6)

Locations and sizes of all parking spaces, including striping, curbing, and structural support or enclosures that may affect vehicular movements;

(7)

Locations of all driveways, walkways, trails, and outside stairs and landings;

(8)

Loading and storage areas;

(9)

Locations and types of all exterior lighting;

(10)

Locations of mailboxes, trash, and recycling areas;

(11)

Locations and sizes of all mechanical and utility equipment, including power and telephone equipment, meters, and transformers;

(12)

Location of all common open space areas;

(13)

Statements calling out:

(A)

Unit count (for residential project),

(B)

Parking calculations related to each type of use involved and a total count;

(14)

Any other element of the project appropriate for inclusion in site plan (e.g., signs, pool, patio, play areas, tennis courts).

(g)

Tree and Vegetation Retention Plans. For areas not located in a designated common open space tract with an approved management plan, the applicant must provide tree and vegetation retention plans that include the following information:

(1)

Location, diameter, and dripline of all significant trees or clusters of trees to be preserved on site;

(2)

Tree and native vegetation retention and protection measures;

(3)

Specific tree and critical area preservation activities that will occur to maximize survivability of trees identified to be preserved critical areas required to preserved shall be included in the plan.

(h)

Sewer System Plan. Preliminary plans prepared by a registered professional engineer, indicating the size and general location of sewer collection piping and connection or extensions of existing facilities lift station plan, manhole locations, and on-site treatment plan, if applicable. Plans shall propose volume of wastewater, system capacity, and if necessary a report on the new or existing treatment plant capacity.

(i)

Water System Plan. Preliminary plans prepared by a registered professional engineer, indicating the size and general location of proposed water system indicating distribution piping, well and booster pump station plan, connections, loops, or interties with existing systems, and reservoir plan, if applicable.

(j)

Landscaping Plans. Concept landscape plans showing the location, type (both scientific and common name of each species), and size of plant materials; estimated height and spread at maturity, planting area separators, and fencing; area lighting; and all other improvements related to work within the ISD plan. Proposed landscaping shall incorporate native plants or species appropriate for the site and Northwest climate.

(k)

Clearing and Grading Plans. Plans showing existing and proposed grades at two-foot minimum contour intervals shall be provided unless other sufficient contour intervals is approved by the county through the preapplication process. Contour should be at sufficient intervals to show height and angle of all cut-and-fill slopes, and the basic topographic features of the site including street frontage improvements. Grades of all driveways and streets shall be shown.

(l)

Architectural drawings (scaled, drawn, and dimensioned) to accurately show:

(1)

Elevations showing height and width of all exterior walls including outside finished grade lines labeled north, south, east, and west;

(2)

Height, configuration, slope, and overhangs of roof;

(3)

All rooftop equipment, including proposed enclosures or screening;

(4)

Type of exterior treatment, including trim. Indicate size of trim and siding if applicable. Size and location of doors, windows, or similar openings;

(5)

Stairs, landings, railings, chimneys, decks, balconies, or similar attachments or projections;

(6)

Enclosure design for utility meters, trash, and recycling area;

(7)

Design of fencing and all exposed retaining walls;

(8)

Type and character of all public amenities, such as benches and waste and recycling receptacles;

(9)

Finished floor elevations;

(10)

Type, size, appearance, and location of all signing;

(11)

Floor plans.

(m)

Sign Plan. Show the location, size, and color of all outdoor signs.

(n)

Elevation. If applicable, elevations showing relationship of proposed building(s) to adjacent structure(s). Photographs with the proposal superimposed may be substituted.

(o)

Sample Board. A material sample board no larger than two by two-foot mounted with samples of exterior materials to be used showing type and texture.

(p)

Stormwater Control Plan. Preliminary stormwater control plan addressing all requirements outlined in the MDP.

(q)

Miscellaneous. Other such data as may be required to permit the director to make the required finding for approval of the ISD plan, including, but not limited to drainage control plan and report; trip generation analysis, utilities plan, geotechnical report, and construction mitigation plan/description.

(Ord. 01-08 (part), 2008: Ord. 112-06 (part), 2006).

(a)

General Criteria. All ISD plan applications shall be reviewed in accordance with the following criteria. When two or more of the criteria listed below conflict, the director shall evaluate the applicability and importance of each based on the intent of the approved MDP and make a reasonable attempt to balance any conflicting criteria in reaching a site plan development review decision.

(1)

Conformity.

(A)

Substantial conformance with the approved master development plan. Including but not limited all applicable mitigation measures identified in the associated EIS or other SEPA documents.

(B)

Substantial conformance with the provisions of any applicable development agreement.

(2)

Consistent Design.

(A)

Development maintains a visually consistent design concept compatible with surrounding development.

(B)

Complies with applicable development regulations and design guidelines contained in the approved MDP handbook.

(C)

Provides effective screening from public streets and residential uses for all permitted outdoor storage areas for surface mounted utility equipment, rooftop equipment, and for refuse, garbage, and recycling containers.

(D)

Perimeter architectural design and landscaping along the perimeter provide a suitable transition to adjacent lower density/intensity uses and districts, in terms of size, scale, mass, and character.

(E)

Considers placement and design of exterior lighting in order to avoid excessive brightness or glare.

(3)

Public Services and Facilities. Adequate public services and facilities necessary to accommodate the proposed use and density are or can be made available.

(4)

Transportation and Accessibility. Provides safe, efficient, and coordinated vehicle and pedestrian access and circulation within the existing and future development phases.

(A)

Provision of adequate and safe vehicular access to and from all properties.

(B)

Arrangement of the circulation pattern so that all ingress and egress movements may occur at as few points as possible along the public street, with those points being capable of channelization for turning movements.

(C)

Consolidation and coordination of access points with adjacent properties, when feasible.

(D)

Promotion of the safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points; drives; parking; turnarounds; walkways; bike paths; and emergency accessways.

(E)

Separation of loading and delivery areas from parking and pedestrian areas.

(F)

Provisions for transit and carpool facilities and access where appropriate.

(G)

Promotion of the efficient function of parking and service areas by effective location, design, and screening. Promotes use of shared facilities, where feasible.

(5)

Signage. High quality and consistent with MDP handbook.

(A)

Management of sign elements, such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain.

(B)

Moderation of surface brightness or lighting intensity except for that necessary for sign visibility.

(C)

Provision of a wayfinding system to allow for quick location of buildings and addresses.

(6)

Phasing. Development phasing, as applicable, with sufficient detail to ensure the required parking spaces, open space, landscaping, and utilities necessary for creating and sustaining desirable and stable environment, will be provided.

(Ord. 01-08 (part), 2008: Ord. 112-06 (part), 2006).

(a)

Permit Process. An ISD plan shall be reviewed under a Type II-with notice procedure. A complete ISD plan together with all required application materials shall be submitted to the director prior to review and determination.

(b)

SEPA Threshold Determination. An application for an ISD plan shall not be considered complete unless it is accompanied by the appropriate SEPA document in accordance with all procedural requirements of Chapter 43.21c RCW, SEPA, administrative regulations adopted to implement SEPA, and the Mason County Environmental Policy Ordinance 99-84, or as hereafter amended.

If the county determines that the impacts of the proposed ISD plan are within the project envelope as described in the MDP SEPA document and any subsequent addenda or SEPA documents which may be issued, no further environmental review is required (WAC 197-11-600(4)(a)). The county may request that an applicant provide reasonable information to the extent needed to determine the requested ISD plan is within the project envelope.

If the adverse impacts of the proposed development are, as mitigated, significant and not addressed in the MDP SEPA document, then an addendum or threshold determination may be required. If the significant impacts of the proposed development, as mitigated, exceed those disclosed in the MDP SEPA document or applicable local, state or federal regulations the county will prepare a threshold determination, taking into account the existing MDP SEPA document and any development agreement provisions or other legal agreement that address significant environmental mitigation for the MDP. Any new studies or requests for additional information by the county from the applicant shall relate to those potential significant impacts not adequately covered by the existing MDP SEPA document and other applicable SEPA documents and local, state and federal regulations. As appropriate, the county may issue a determination of significance, (DS), determination of nonsignificance (DNS), or a mitigated DNS (MDNS) incorporating the prior SEPA document to the extent possible.

(c)

Referral and Comment. Once the county has received a complete ISD plan application, the county will circulate it to appropriate staff. Other agencies with jurisdiction will be provided with a notice of application, consistent with MCC Chapter 15.07.

(d)

Public Notice. Once a complete ISD plan has been received, the county will be responsible for providing public notice of the application pursuant to MCC Section 15.07.030.

(e)

Platting. Any division of property within the MDP for sale, lease, or transfer shall comply with the requirements of Title 16, Plats and Subdivisions.

(Ord. 01-08 (part), 2008: Ord. 112-06 (part), 2006).

The director may approve an ISD plan or amendment with or without conditions only if all of the following findings of fact can be made in a positive manner:

(1)

The ISD plan is consistent with the intent and purpose of the master development plan.

(2)

The ISD plan will result in development that is equal to or superior to the quality to that approved in the master development plan.

(3)

The ISD plan is compatible with the existing and anticipated land uses in the vicinity.

(4)

Adequate utilities, roadway improvements, sanitation, water supply, and drainage are available.

(5)

Approval of the ISD plan will not be significantly detrimental to the public health, safety or welfare, or be injurious to the property or improvements of adjacent properties.

(Ord. 01-08 (part), 2008: Ord. 112-06 (part), 2006).

ISD plans are not required to be recorded. The applicant may choose to record the approved ISD plan, findings of fact, and conditions of approval by the director, depending on the timeline and scope of approval.

(Ord. 01-08 (part), 2008: Ord. 112-06 (part), 2006).

The county may not issue a certificate of occupancy until all improvements included in the approved ISD plan have been installed and approved, with the following exceptions:

(1)

A performance guarantee has been posted for the improvements not yet completed;

(2)

The phasing of improvements has been accounted for in an infrastructure phasing agreement, a condition of approval or a development agreement.

(Ord. 01-08 (part), 2008: Ord. 112-06 (part), 2006).

There are two ways in which to amend or modify an approved ISD plan. They include process as a new decision using Type II-with notice, or process as a Type II-without notice. The director may impose conditions upon any administrative amendment to ensure that the proposal complies with the decision criteria and the purpose and intent of the original approval and the master development plan.

(1)

Major Amendment (Type II-With Notice). A major amendment is a substantial change or modification to the elements of the approved ISD plan, including changes that require additional environmental review. Except as provided in subsection (2) of this section, an amendment of a previously approved ISD plan or decision is treated as a major amendment and processed as a Type II-with notice.

(2)

Minor Amendment (Type II-No Notice). All of the following criteria must be met in order for an amendment to the ISD to be considered "minor." Such change or modification will be measured from the original approval of the ISD, not the last minor amendment.

(A)

The proposal does not result in any significant adverse impact beyond the site.

(B)

The proposal is within the general scope of the purpose and intent of the original approval.

(C)

The proposal complies with all applicable master development plan requirements and all applicable development standards, and is compatible with all applicable design criteria.

(D)

The change is necessary because of natural features of the subject property not foreseen by the applicant or the county prior to the approval of the ISD plan.

(E)

The change will not have the effect of significantly reducing any area of landscaping, open space, or parking.

(F)

The change will not have the effect of increasing the density or intensity.

(G)

The change will not result in any structure, circulation or parking area being moved significantly in any direction.

(H)

The change will not reduce any approved setback by more than ten percent.

(I)

The change will not result in an increase in the height of any structure by more than five percent.

(Ord. 01-08 (part), 2008: Ord. 112-06 (part), 2006).

Upon approval of an ISD plan, the applicant shall be vested as to the layout provided in the site development plan, including building location, size and shape of open space, traffic circulation patterns, and specific conditions contained in the approved ISD plan.

At the time of approving an ISD plan, a time limit will be set within which all building construction must be completed based on the size and amount of development. Typically, an ISD plan will be valid for five years, but this period may be extended if prior to the end of the designated period, the property owner submits a written request to the county for an extension. An extension can be granted, at the discretion of the community development director, for up to an additional five years. Depending on its scope, the approved ISD plan may have phasing or timing requirements set forth to limit the impact of the development.

(Ord. 01-08 (part), 2008: Ord. 112-06 (part), 2006).

(a)

Merger with Other Permits. When the proposed development includes a combination of land use applications, the applications should be reviewed in combination unless otherwise requested by the applicant.

(b)

Platting Requirements. Any division of property within the ISD plan for sale, lease or transfer shall comply with the platting requirements of Title 16, Plats and Subdivisions. The subdivisions within approved MDP areas are not bound to the subdivision design standards as provided for in the Title 16, Plats and Subdivisions, approval process.

(c)

Timing of Building Permits.

(1)

The applicant may choose to submit associated building permits at the same time as applying for the ISD plan review or anytime after ISD plan application has been submitted and prior to receiving approval of an ISD plan.

(2)

No building permit will be issued prior to that approval of the associated site plan.

(3)

The applicant is responsible for making any changes or modifications to a building permit application that are necessary to ensure that it complies with the approved ISD plan.

(Ord. 01-08 (part), 2008: Ord. 112-06 (part), 2006).

Type II decisions are appealable to the hearing examiner, pursuant to MCC Section 15.03.050.

(Ord. 01-08 (part), 2008: Ord. 112-06 (part), 2006).