Source: https://www.codepublishing.com/WA/SanJuanCounty/html/SanJuanCounty18/SanJuanCounty1880.html
Timestamp: 2019-12-15 13:50:44
Document Index: 538270854

Matched Legal Cases: ['§ 22', '§ 6', '§ 1', '§ 8', '§ 7', '§ 23', '§ 7', '§ 6', '§ 2', '§ 5', '§ 7', '§ 7', '§ 8', '§ 14', '§ 5', '§ 7', '§ 8', '§ 8', '§ 24', '§ 7', '§ 8', 'art 141', '§ 25', '§ 26', '§ 6', '§ 9', '§ 8', '§ 7', '§ 8', '§ 2', '§ 4', '§ 11', '§ 4', '§ 8', '§ 5', '§ 12', '§ 8', '§ 31', '§ 9', '§ 13', '§ 8', '§ 13', '§ 32', '§ 10', '§ 19', '§ 14', '§ 7', '§ 7', '§ 8', '§ 26']

Chapter 18.80 APPLICATION, NOTICE, REVIEW, AND APPEAL REQUIREMENTS
APPLICATION, NOTICE, REVIEW, AND APPEAL REQUIREMENTS
18.80.090 Permit procedures for provisional/conditional uses (formerly referred to as discretionary uses).
18.80.110 Shoreline preapplication meetings, permit exemption procedures, and vesting.
18.80.200 Financial guarantees.
A. Purpose. “Project permits” are defined in SJCC 18.20.160. Such permits include, but are not limited to, subdivisions, conditional use permits, variances, shoreline permits, provisional use permits, and temporary use permits. Concurrency findings, determinations of completeness, and other such administrative approvals are reviewed as part of the underlying project permit and are not project permits. SEPA threshold determinations are not project permits. Building, driveway, and other construction-type development permits and approvals are not project permits (RCW 36.70B.020(4) and 36.70B.140). (See “development permit” in SJCC 18.20.040.) Procedures for building and development permits that do not trigger a requirement for a project permit are found in SJCC 18.80.070 (procedures for “Yes” uses). The procedures in this subsection are enacted to provide consistent evaluation of project permit applications and to protect nearby properties from the possible negative impacts of such requests by:
4. Providing criteria which emphasize compatibility with legally existing land uses in the same land use designation;
2. Upon receipt of a project permit application, the director shall review the proposal, conduct or require such field inspections as necessary to determine whether or not the proposal complies with the purpose and intent of this section and this code. The director may require additional information from the applicant sufficient to make a determination. (Ord. 26-2012 § 22; Ord. 11-2011 § 6; Ord. 15-2002 § 1; Ord. 2-1998 Exh. B § 8.1)
A. Nonbinding Preapplication Conferences and Site Inspections. Preapplication conferences and site inspections are optional, but strongly encouraged, and will be conducted on a time-available basis. Any fee assessed for such a preapplication conference and site inspection shall be refunded upon submission of a permit application.
1. Preapplication conferences and site inspections are recommended to provide a prospective applicant and the County the opportunity to discuss the property owner’s plans; review available critical area maps; examine unique site characteristics; discuss stormwater management and low impact development options; determine if and how County regulations may apply; and to encourage the applicant to consider the effect of County regulations in designing the project.
2. Consolidated Permit Processing. For a proposal that involves two or more shoreline permits and/or other project permits, such applications shall be consolidated under the “highest” procedure (i.e., the rightmost applicable column in Table 8.1) required for such permits or processed individually under each of the procedures identified by this code. The applicant may request the consolidation of hearings with other local, state, regional, federal, or other agencies in accordance with RCW 36.70B.090 and 36.70B.110. (See also SJCC 18.80.110(D), shoreline permits consolidated permit processing, and SJCC 18.80.140.)
C. Project Permit Application – Forms. Applications for project permits shall be submitted on forms approved by the director. An application must (1) consist of all materials required by the applicable development regulations; (2) be accompanied by plans and appropriate narrative and descriptive information sufficiently detailed to clearly define the proposed project and demonstrate compliance with applicable provisions of this code; and (3) except for project permit applications for temporary uses, include the following:
5. Evidence of available and adequate water supply as required by SJCC Title 8; see also SJCC 18.60.020;
7. A plot plan to scale at no smaller than one inch equals 40 feet for a plot larger than one acre, and no smaller than one inch equals 20 feet for a plot one acre or smaller;
l. Wetlands and other critical areas; and
9. The applicant shall provide a list showing the name and addresses of the owners of property within 300 feet of the boundaries of the property subject to the project permit application. For purposes of this chapter, the owners of property within 300 feet of the boundaries of the subject property are those whose names are shown on the tax assessment rolls on the date the project permit application is submitted;
10. Photographs of the site depicting existing and proposed development areas and areas where vegetation is proposed to be removed.
11. Critical Areas (CAs).
a. All project permit applications shall include sufficient information about the site and the proposed project to demonstrate consistency with SJCC 18.35.020 through 18.35.140.
b. Critical Area Review Process. All plans for development of commercial, industrial, institutional and public facilities must undergo review for compliance with groundwater protection requirements for critical aquifer recharge areas (SJCC 18.35.080). The department shall review the application, available maps, and information and if requested by the property owner, shall conduct a site inspection prior to determining whether the proposed project may affect or be affected by a wetland, fish and wildlife habitat conservation area, frequently flooded area, or geologically hazardous area. If the area proposed for development or vegetation removal is not in a frequently flooded area; is more than 200 feet from a geologically hazardous area; is more than 300 feet from a wetland; is more than 200 feet from a fish and wildlife habitat conservation area; is more than 1,000 ft. from any golden eagle nests; and is more than one-quarter mile from any peregrine falcon or great blue heron nests, the department shall rule that the critical area review is complete with regard to those types of critical areas. Otherwise, the department will notify the applicant and provide them with a list of any report(s) or application materials required by SJCC 18.35.020 through 18.35.140. If required, these reports and materials must be received before an application will be deemed complete.
c. Critical Area Reports.
i. Detailed requirements for critical area reports are identified in SJCC 18.35.020 through 18.35.140.
ii. If the director finds that a report does not accurately reflect site conditions, is inadequate to determine compliance, or does not meet the requirements of this title, the director shall contact the qualified professional who prepared the report to discuss the issues and, if necessary, shall have the report reviewed by a third party qualified professional.
12. Frequently Flooded Areas. Project permit applications shall include the location of any frequently flooded areas or special flood hazard area on the subject property, and an elevation certificate if required by the director. No use or development shall be undertaken or approved within any area of special flood hazard except in compliance with the provisions of SJCC Titles 15 and 18. Elevation certificates shall include certification by a land surveyor, licensed civil engineer or architect authorized by law to certify elevation information. Elevation certificate forms shall be provided by the director;
13. Additional Application Information for Divisions of Land and Boundary Line Modifications. The application for a division of land shall meet the requirements of this subsection and the requirements in Chapter 18.70 SJCC;
14. Additional Application Information for Binding Site Plans. The application for a binding site plan shall meet the requirements of this subsection, SJCC 18.70.090, and the requirements in SJCC 18.80.170;
15. Additional Application Information for Planned Unit Developments. A planned unit development application is part of the application for a subdivision or a binding site plan; additional information requirements are summarized in SJCC 18.80.160. The application for a planned unit development shall meet the requirements of this subsection and the requirements in SJCC 18.80.160;
16. Additional Application Information for Rural Residential Cluster Development. The application for a rural residential cluster development shall meet the requirements of this subsection, SJCC 18.60.230 and 18.80.180, and shall also include the following:
a. The floor plan and elevations for each proposed residential structure, at a scale of not less than one-quarter inch equals one foot;
17. Additional Information. The director may require additional information necessary for review and evaluation or demonstration of project consistency with this code;
18. Director’s Waiver. The director may waive specific submittal requirements determined to be unnecessary for review of a project permit application required by this code; and
19. Temporary Use Permit Applications. All project permit applications for a temporary use shall be submitted to the director in writing and contain sufficient information for the director to make a decision (see SJCC 18.80.060). The director shall determine what information is necessary for review of such applications.
a. A project permit application is complete for purposes of this chapter when it meets the submittal requirements in this section and any submittal requirements contained in applicable development regulations.
b. If the submittal requirements have not been met, the director may determine that the application is complete and, at the same time, require that additional information or studies be provided within a time specified.
c. Nothing in this section precludes the director from requesting additional information or studies at any time if new information is determined to be necessary due to the complexity of the plans, apparent errors, or where there are substantial changes in the proposal.
Table 8.1. Summary of Project Permit Notice, Hearing, Decision and Appeals Processes. (1)
Boundary Line Modification; Simple Land Division
Provisional Use; Short Subdivisions; BSP to 4 Lots; Temporary Use Permits (Level II)
Subdivisions; BSP for More than 4 Lots
(Ord. 2-2014 § 7; Ord. 26-2012 § 23; Ord. 11-2011 § 7; Ord. 26-2002 § 6; Ord. 15-2002 § 2; Ord. 4-2001 § 5; Ord. 14-2000 § 7(AAA); Ord. 11-2000 § 7; Ord. 2-1998 Exh. B § 8.2)
h. The public comment period, together with statements of the right of any person to:
i. Comment on the application;
K. Appeals. Appeal procedures under RCW 43.21C.075 and WAC 197-11-680 are set out in SJCC 18.80.140. (Ord. 52-2008 § 14; Ord. 15-2002 § 5; Ord. 14-2000 §§ 7(NNN), (SSS), 12(A); Ord. 2-1998 Exh. B § 8.5)
C. Level II Temporary Events and Uses (Temporary Use Permit Required). Temporary events and uses such as film production and Level I uses of longer duration than set forth in subsection (B) of this section, but where the property will nevertheless be restored to the condition it was in prior to the event or use, must obtain a temporary use permit as provided in this subsection. A Level II temporary use may not be commenced prior to obtaining a temporary use permit.
The administrator has the authority to require that an applicant obtain a project permit as a Level III temporary use if the administrator determines that the proposal exceeds the limits of Level II temporary use.
D. Level III Temporary Events and Uses (Project Permit Required). Except for farmers’ markets and roadside stands, the following events and uses shall be required to apply and obtain project permits, according to the classifications in Tables 18.30.030 and 18.30.040 and the procedures in this title:
A. Purpose and Applicability. “Yes” uses (uses allowed outright as indicated by the symbol “Yes” in Tables 18.30.030 and 18.30.040) must comply with the development standards in Chapter 18.60 SJCC and other applicable sections of this and other codes, but do not require a land use project permit. All site development, construction and structures must conform to the development standards of this code.
B. Preapplication Conferences and Site Inspections. Preapplication conferences and site inspections, on a time-available basis, are optional, but strongly encouraged to provide a prospective applicant and the County the opportunity to discuss the property owner’s plans; review available critical area maps; examine the unique characteristics of the site; identify protected species and habitat; discuss stormwater management and low impact development options; determine if and how other County regulations may apply; and to encourage the applicant to consider the effect of County regulations in designing the project. Any fee assessed for such a preapplication conference and site inspection shall be refunded upon submission of a permit application.
C. Critical Areas. This section outlines the process for reviewing projects to identify critical area requirements that apply under SJCC 18.35.020 through 18.35.140 (critical area regulations). Unless exempt under SJCC 18.35.020 through 18.35.050, prior to removal of vegetation or site disturbance, all development activities and vegetation removal requiring a project permit or development permit, review or approval under other sections of County code must undergo this review. Prior to approval, sufficient information must be provided to demonstrate compliance with SJCC 18.35.020 through 18.35.140. Any illegal degradation of protected critical areas must be mitigated and, if mitigation is not completed prior to issuance of permits, a financial guarantee must be provided.
1. Critical Area Review Process. All plans for development of commercial, industrial, institutional and public facilities must undergo review for compliance with groundwater protection requirements for critical aquifer recharge areas (SJCC 18.35.080). The department shall review the application, available maps, and information and, if requested by the property owner, shall conduct a site inspection prior to determining whether the proposed project may affect or be affected by a wetland, fish and wildlife habitat conservation area, frequently flooded area, or geologically hazardous area. If the area proposed for development or vegetation removal is not in a frequently flooded area; is more than 200 feet from a geologically hazardous area; is more than 300 feet from a wetland; or more than 200 feet from a fish and wildlife habitat conservation area; is more than 1,000 ft. from any golden eagle nests; and is more than one-quarter mile from any peregrine falcon or great blue heron nests, the department shall rule that the critical area review is complete with regard to those types of critical areas. Otherwise, the department will notify the applicant and provide them with a list of any report(s) or application materials required by SJCC 18.35.020 through 18.35.140. If required, these reports and materials must be received before an application will be deemed complete.
2. Critical Area Report.
a. Detailed requirements for critical area reports are identified in SJCC 18.35.020 through 18.35.140.
b. If the director finds that a report does not accurately reflect site conditions, is inadequate to determine compliance, or does not meet the requirements of this title, the director shall contact the qualified professional who prepared the report to discuss the issues, and if necessary shall have the report reviewed by a third party qualified professional. The report shall not be accepted as complete until it meets the applicable requirements.
D. Notice. Notice for “Yes” uses is given in accordance with SEPA review, if applicable (see requirements in SJCC 18.80.050).
E. Decisionmaking Authority. The director’s review of development permit applications for “Yes” uses includes review of the consistency of “Yes” uses with the applicable provisions of the Comprehensive Plan, this code (e.g., Chapter 18.60 SJCC, Development Standards, and Chapter 18.50 SJCC, Shoreline Master Program), review under SEPA (SJCC 18.80.050), if applicable, and the director’s finding that the proposal meets the requirements contained therein. (See definition of “development permit” in SJCC 18.20.040.)
F. Appeals. Appeals of determinations made in conjunction with “Yes” uses, including findings of consistency and concurrency, must be raised in a timely appeal of the approval or denial of the development permit application for the project. If no development permit is required for the proposed use, compliance with applicable standards of this and other codes is an enforcement matter (see Chapter 18.100 SJCC). (Ord. 2-2014 § 8; Ord. 26-2012 § 24; Ord. 15-2002 § 7; Ord. 2-1998 Exh. B § 8.7)
A. Purpose and Applicability. Provisional uses (indicated by “Prov” in Tables 18.30.030 and 18.30.040) must comply with the development standards in Chapter 18.60 SJCC and the performance standards of Chapter 18.40 SJCC. Provisional uses must obtain a project permit.
A. Purpose and Applicability. Provisional/conditional uses are indicated by “P/C” in Tables 18.30.030 and 18.30.040. These uses must conform to the purpose and intent of the land use designation in which the use is to be located.
B. Notice and Comment. Notice and public comment for P/C uses must comply with the procedures set forth for provisional use permits or conditional use permits, whichever applicable. (See SJCC 18.80.030.)
C. Decisionmaking Authority. Based upon the criteria set forth in this code, the director has authority to determine if an application for a P/C use should be processed as a provisional use permit or a conditional use permit. If processed as a provisional use permit application, the director is the decisionmaker. (See SJCC 18.80.080.) If processed as a conditional use permit application, the hearing examiner is the decisionmaker. (See SJCC 18.80.100.)
D. Determination Whether the Conditional Use Permit Process Will Be Required. The director shall use Table 8.2, below, as a guide to evaluate the impacts of the proposal. If any impact is “high” and is not mitigated to medium or low impacts, then the application must be processed as a conditional use as per SJCC 18.80.100. If “medium” impacts cannot be mitigated, then the director may require the application to be processed as a conditional use as per SJCC 18.80.100. In making this determination the director will consider the number of impact areas above the middle range of the medium impact category and the relative magnitude of those impacts. If a conditional use permit is not required, or if the impacts as determined from Table 8.2 are “low,” the application shall be processed as a provisional use under the procedures set forth in SJCC 18.80.080.
This table is intended as guidance for the director when making decisions per SJCC 18.80.090 for provisional/conditional uses, which were formerly referred to as discretionary uses (noted with a “P/C” or “D” in Tables 18.30.030 and 18.30.040).
• one or more medium-impact uses – An application with medium-impact uses may be processed using either the provisional use or conditional use procedures of this code, as determined by the director.
Table 8.2. Guidance for Administrative Review of Impacts for the Assignment of Applications to Provisional Use or Conditional Use.
Critical Areas (see SJCC 18.35.020 through 18.35.140)
Reduces flood volume of 100-year floodplain
Regulated wetlands or fish and wildlife habitat conservation areas
Any impact that cannot be mitigated
(as defined in WAC 173-400-030, emission rates and performance standards WAC 173-400-040 through 173-400-115)
Scenic and property value impacts from personal wireless service facilities (also see lighting section below).
Facility within height limit of land use designation or disguised or camouflaged as an allowable exemption to the height standard.
Facility ≤ 75 feet, exceeding height limit of land use designation and not disguised as an allowable exemption to the height standard.
Facility > 75 feet that is not disguised or camouflaged as an allowable exemption to the height standard
• WAC 173-200-040 and 173-200-050
• 40 CFR Part 141
• WAC 246-290-310)
(Note: The maximum criteria in WAC 173-201A-040 for acute and chronic toxicity for fresh water and marine waters may not be exceeded.)
(Note: The maximum criteria in WAC 173-204-320 through 173-204-340 for pollution of fresh water and marine sediments may not be exceeded.)
Soil Contamination (by the placement or disposal of contaminated fill, soil, spoils, solid waste, contaminated water or other liquids, or other materials or substances)(4)
No detectable wastes governed by WAC 173-303-070 through 173-303-100 and 173-303-120 (including dangerous, extremely hazardous, toxic, infectious, radioactive, ignitable, corrosive, reactive, persistent, or putrescible substances)
< 25% of criteria in WAC 173-303-090 through 173-303-120
(Note: Criteria of Chapter 173-303 WAC may not be exceeded, and all requirements of Chapter 173-303 WAC must be met.)
between 4,000 and 12,000 square feet of total impervious surface area; or
between 1,000 and 5,000 square feet of total impervious parking surface area
> 1 SFR/EQ demand on system capacity
Service demand exceeds 3,400 gallons/day
Average > 1 foot-candles; or
Any direct illumination beyond property boundary
Average > 10 foot-candles; or
1. As used in this table, the term “impact” refers to adverse impacts. These impact levels are for the individual project, except as indicated. In making an assignment to low, medium, or high, and in assigning the application to processing under provisional or to conditional use procedures, the director may consider the cumulative impact of other, like impacts at the site, cumulative impact to the receiving sites or resources from this project and other sources, the intensity and severity of the impact to the receiving site or resources, and the suitability of mitigation measures.
2. “SFR/EQ” = a single-family residence or equivalent. This is based on allowable uses in the applicable land use designation (e.g., in a residential area a single-family residence would be used for comparison while in a commercial designation the typical commercial use would be used).
4. Dangerous and extremely hazardous wastes are defined at WAC 173-303-040, and designated in WAC 173-303-070 through 173-303-100 and 173-303-120, as amended, and the SJC Solid Waste Ordinance, 17-96, as amended. Excluded and exempted wastes are defined at WAC 173-303-071 through 173-303-073.
7. Vehicle lights and required lighting for personal wireless service facilities included.
9. “Lot coverage” is described in SJCC 18.60.050.
(Ord. 26-2012 § 25; Ord. 10-2012 § 26; Ord. 26-2002 § 6; Ord. 15-2002 § 9; Ord. 12-2001 § 8; Ord. 14-2000 §§ 7(AAA), 8(C); Ord. 2-1998 Exh. B § 8.9)
1. Conditional Uses (indicated by “C” in Tables 18.30.030 and 18.30.040) and discretionary uses (indicated by “D” in Tables 18.30.030 and 18.30.040) that the director has determined require a conditional use permit;
Preapplication Meetings. Preapplication meetings are required for all shoreline substantial development permits, conditional use permits, and shoreline variances. Preapplication meetings are encouraged for all other project or development permits. Preapplication materials must be submitted to the department a minimum of 10 days prior to the scheduled preapplication meeting. Failure to submit the documents will result in postponement of the preapplication meeting. The director may waive this requirement for demonstrated cause.
1. This section includes the procedures necessary to ensure that the provisions of the SMP are implemented and enforced, and to ensure that all persons affected by the SMP are treated in a fair and equitable manner. See SJCC 18.50.600 for the table of uses and permit types by shoreline designation.
2. This section applies to all lands and waters within the jurisdiction of the SMP and to all persons and agencies described in SJCC 18.50.030(B) and (C).
3. The following project permits are referred to as “shoreline permits” and are subject to SMP procedure:
a. Shoreline substantial development permits;
b. Shoreline conditional use permits; and
4. Certificates of exemption from shoreline substantial development permits are also regulated by this chapter.
1. A notice of application is required for shoreline permit applications as provided in SJCC 18.80.030.
2. Applications for shoreline permits may be circulated for comment to the director of the University of Washington Friday Harbor Laboratories on the same schedule as other reviewing agencies.
C. Administrative Responsibilities. The administrator’s responsibilities are set forth in SJCC 18.50.020(E).
D. Consolidated Permit Processing. Proposals that involve two or more types of project permits may be consolidated under the “highest” procedure (i.e., the right-most applicable column in Table 8.1, SJCC 18.80.020) required for such permits, or the applications may be processed individually under each of the procedures identified by this code. The applicant may request the consolidation of hearings with other local, state, regional, federal or other agencies in accordance with RCW 36.70B.110. (See also SJCC 18.80.020(B)(2), Consolidated Permit Processing, and SJCC 18.80.140(G), Consolidated Appeal Hearings.)
E. Decisionmaking Authority. The Washington Department of Ecology (WDOE) may approve, approve with conditions, or deny a shoreline variance or conditional use permit application approved by the hearing examiner. The hearing examiner has authority to take the following actions:
1. Based upon the criteria in subsections (H) and (J) of this section, hear and approve, approve with conditions, or deny shoreline substantial development permits and shoreline conditional use permits following receipt of the recommendations of the director; and
2. Based on the criteria in subsection (I) of this section, hear and approve, approve with conditions, or deny variances from the provisions of the SMP following receipt of the recommendations of the director.
F. Shoreline Substantial Development Permit Exemptions.
1. The director will make an administrative determination as to whether a proposal is exempt from a shoreline substantial development permit. The applicant bears the burden of proving that a proposal is exempt.
2. Developments that are exempt from a shoreline substantial development permit are established in SJCC 18.50.040 and 18.50.050. In making this determination, the director will consider the ultimate scope of a proposal and its consistency with the regulations of the SMP. The director may request additional information from the applicant and may make site inspections.
3. If a proposal is exempt from a shoreline substantial development permit, the director will prepare and issue a certificate of exemption when required by WAC 173-27-040, WAC 173-27-050 and SJCC 18.50.050(B).
4. A copy of approved certificates of exemption shall be mailed to the applicant and to the WDOE.
1. The director shall review development and project permit applications for consistency with the SMA and SMP, make a consistency determination, and report the results of this review and determination to the hearing examiner. The director may request additional information from the applicant and may make site inspections.
2. The director shall not issue a development or project permit that is subject to shoreline permit requirements until a shoreline permit has been granted. Development or project permits issued are subject to the conditions of approval on the shoreline permit.
3. When approving a shoreline permit, the hearing examiner may attach conditions to ensure consistency with the SMA, SMP and applicable provisions of this code. The examiner shall also prepare findings of fact and conclusions of law.
4. Within eight days of the hearing examiner’s final decision, the director will send WDOE copies of the permit application and other pertinent materials used to make the final decision (see Chapter 43.21C or 90.58 RCW), the permit, and any other written evidence related to the hearing examiner’s final decision. The date of filing a shoreline substantial development permit decision is the date WDOE receives the County’s decision. WDOE shall issue and transmit their decisions on conditional use and variance permits to the department and applicant within 30 days of department’s submittal to them. The date of filing for shoreline conditional use permits or shoreline variances is the date that WDOE transmits their permit decision to the department and applicant.
5. Construction or substantial progress toward construction of a project for which a shoreline permit is granted must be undertaken within two years after WDOE’s date of filing. Substantial progress toward construction includes letting bids, making contracts, purchase of materials, utility installation and site preparation, but does not include use or development inconsistent with the SMP or the terms of permit approval. However, the two-year period does not include time when development could not proceed due to related administrative appeals or litigation, nor include time necessary to obtain other required permits for the project from state and federal agencies.
6. Unless specified otherwise in permit conditions, all development authorized by a shoreline permit shall be completed within five years of the WDOE date of filing or the permit shall become null and void. A permittee may request a time extension before the permit expires by making a written request to the director, stating the reasons. The hearing examiner will review the permit, and upon a finding of good cause:
a. Extend the permit for a period not to exceed one year; or
However, nothing in this section precludes the hearing examiner from issuing shoreline permits with a fixed termination date other than five years based upon a finding of good cause.
H. Criteria for Approval of Shoreline Substantial Development Permits.
1. A shoreline substantial development permit will be granted by the County if the applicant demonstrates the proposal is:
a. Consistent with the policies of the SMA, Chapter 90.58 RCW and Chapters 173-26 and 173-27 WAC, as amended;
b. Consistent with the policies and regulations of this SMP;
c. Consistent with other applicable sections of this code; and
d. Consistent with the goals and policies of the Comprehensive Plan.
2. The conditions specified by the hearing examiner to make the proposal consistent with the SMP and to mitigate or avoid adverse impacts to shoreline ecological functions will be attached to the permit.
1. Variances are strictly limited to granting relief from specific bulk, dimensional, or performance standards set forth in this SMP. Variances may be approved where there are extraordinary or unique circumstances related to the property and the strict implementation of the SMP will impose unnecessary hardships on the applicant or thwart the policies set forth in RCW 90.58.020.
2. Variances or exemptions granted from the provisions of other local regulations will not be construed to constitute variances from the provisions of this SMP.
3. The location of the proposed project will determine which of the following two sets of variance criteria are to be considered. Variances from the provisions of this SMP may be granted when the applicant has proven that one of the following sets of criteria has been met:
a. Variances for development located landward of the ordinary high water mark (OHWM) except within those areas designated as wetlands pursuant to Chapter 173-22 WAC may be authorized if the applicant can demonstrate all of the following:
i. That the strict application of the bulk, dimensional, or performance standards set forth in this SMP precludes or significantly interferes with reasonable use of the property that is not otherwise prohibited by the SMP;
ii. That the hardship is specifically related to the property, is the result of unique conditions such as irregular lot shape, size, or natural features, is not, for example, from deed restrictions or the applicant’s own actions and results from the application of specific provisions of the SMP;
iii. That the design of the project is compatible with other allowed activities in the current land use designation and will not cause adverse effects to adjacent properties or shoreline ecological functions;
iv. That the requested variance does not constitute a grant of special privilege that cannot be enjoyed by other property owners in the area, and it is the minimum necessary to afford relief; and
v. That the public interest will suffer no substantial detrimental effect; or
b. Variances for development that will be located either waterward of the OHWM or within wetlands designated under Chapter 173-22 WAC may be authorized provided the applicant can demonstrate all of the following:
i. Strict application of the bulk, dimensional, or performance standards set forth in the SMP precludes a reasonable use of the property not otherwise prohibited by it;
ii. The proposal is consistent with subsections (I)(3)(a)(i) through (v) of this section; and
4. The cumulative impact of additional requests for like actions will be reviewed. For example, if variances were granted to other developments or uses where similar circumstances exist, the total of the variances shall also remain consistent with the policies of RCW 90.58.020 and shall result in no net loss of shoreline ecological functions.
5. Requests to vary the use of a shoreline area are processed as a shoreline conditional use permit rather than a shoreline variance. Uses that are prohibited by the SMP may not be authorized by a variance or a conditional use permit.
6. Filing of variances with and review by the WDOE are described in subsection (G)(5) of this section.
7. Shoreline variance applications must include adequate information to demonstrate compliance with the variance criteria. Applications must include at least the following information as applicable:
a. The items listed in SJCC 18.80.020(C) along with photos of the site and a detailed site plan showing:
i. The location of frequently flooded areas and FIRM panel numbers within the proposed development area;
ii. Geologically hazardous areas in or within 200 feet of the proposed development area;
iii. The field located OHWM on the site, and wetlands areas in or within 300 feet of the proposed development area and fish and wildlife habitat conservation areas in or within 200 feet of the proposed development area;
iv. The location of any golden eagle nests in or within 1,000 feet of the proposed development area; and
v. The location of any peregrine falcon or great blue heron nests in or within one-quarter mile of the proposed development area;
b. Any related project documents such as applications to other agencies or environmental documents prepared pursuant to the State Environmental Policy Act (SEPA);
c. Required critical area reports, delineations, and the best available science (BAS) documents supporting the proposal;
d. A copy of proposed or approved stormwater and erosion control plans as required by SJCC 18.60.060 and 18.60.070;
e. A narrative describing anticipated adverse impacts to the shoreline ecological functions and critical areas, based on best available science, and that explains how the proposal meets the shoreline variance approval criteria;
f. If necessary, mitigation, monitoring and adaptive management plans meeting the requirements of SJCC 18.50.140, 18.50.150 and 18.50.160 for mitigating any adverse impacts or harm, and demonstrating how the proposal results in no net loss of shoreline ecological functions;
g. A cost estimate prepared by a qualified professional, for implementing mitigation and monitoring plans; and
h. A financial guarantee equal to the cost of implementing the mitigation and monitoring plus an additional 15 percent. This guarantee and the associated agreement must meet the requirements of SJCC 18.80.200.
1. Shoreline conditional use permits allow greater flexibility in application of the use regulations of the SMP consistent with the policies of RCW 90.58.020. Shoreline conditional use permits may also be granted in circumstances where denial of the permit would thwart RCW 90.58.020. By providing for the control of undesirable impacts through the application of special conditions, the scope of uses within each of the shoreline designations can be expanded to include additional uses. Activities classified as shoreline conditional uses will be allowed only when the applicant demonstrates that the proposed use will be compatible with allowed uses within the same area.
2. Uses that are specifically prohibited by the SMP may not be authorized through a conditional use permit or variance.
3. Conditional use permits granted under other sections of this code are not to be construed to constitute approval of a shoreline conditional use.
4. Uses that are classified in the SMP as conditional uses may be authorized by the County if the applicant can demonstrate all of the following:
a. The proposed use is consistent with the policies of RCW 90.58.020 and the SMP;
c. The proposed use of the site and project design are compatible with other allowed uses within the area;
d. The proposed use will result in no net loss of shoreline ecological functions;
e. The cumulative impacts of additional requests for like actions in the area, or for other locations where similar circumstances exist, will result in no net loss of shoreline ecological functions (e.g., the total of conditional uses shall remain consistent with RCW 90.58.020 and the SMP); and
5. Uses that are not classified in this SMP may be authorized by conditional use permit; provided, that the applicant demonstrates consistency with the criteria in WAC 173-27-160(1), and the SMP.
K. Procedures for Revisions to Shoreline Permits.
1. When an applicant seeks to revise a shoreline permit, an application in a form prescribed by the director together with detailed plans and text describing the proposed changes must be filed with the department. The director will determine whether the proposed changes are within the scope and intent of the original permit and are consistent with the SMP and the SMA.
The director may find proposed revisions are within the scope and intent of the original permit if all the following conditions are met:
a. No additional over-water construction is involved, except that pier, dock, or float construction may be increased by 500 square feet or 10 percent more than the provisions of the original permit, whichever is less;
b. The building footprint and height are not increased by more than 10 percent from the provisions of the original permit;
c. The permit revision does not exceed height, lot coverage, setback, or any other requirements of the SMP (unless a variance to specific development standards was approved as part of the original permit);
d. Additional or revised landscaping complies with any conditions attached to the original permit and with the applicable regulations;
e. The use authorized in the original permit is not changed; and
f. No increase in adverse impacts to shoreline ecological functions will be caused by the project revision.
2. If the revisions meet the above criteria for administrative approval, a notice of application will be published per SJCC 18.80.030.
3. If the proposed revision cannot meet any one of the criteria in subsection (K)(1) of this section, a public hearing with the hearing examiner will be scheduled and advertised according to the public notice provisions of SJCC 18.80.030.
a. If the hearing examiner determines that the proposed changes are within the scope and intent of the original permit, as defined by WAC 173-27-100(2), the revision will be granted.
b. A permit revision approved by the hearing examiner will become effective immediately unless the original permit involves a conditional use or a variance. Following the hearing examiner’s action, the locally approved revision will be submitted to the WDOE. In addition, the director shall submit a copy of the examiner’s decision to all parties of record to the original permit action.
If the revision to the original permit involves a conditional use or a variance, the WDOE may approve, approve with conditions or deny the revision. (See subsection (G)(4) of this section.)
c. Appeals shall be submitted and processed in accordance with SJCC 18.80.140.
L. Rescission of Shoreline Permits. Any shoreline permit may be rescinded by the issuing authority pursuant to RCW 90.58.140(8) upon finding that the permittee has failed to comply with the permit terms and conditions. In the event that the permittee is denied a required sewage disposal, building, or other permit necessary for the project in question, the shoreline permit may be rescinded by the hearing examiner. If a shoreline permit is rescinded by the hearing examiner, the permittee shall be notified by certified mail. Copies of the examiner’s final action will be filed with the WDOE.
M. Appeals. Aggrieved parties have 21 days from the date of filing to file appeals to the shoreline hearings board.
N. Vesting.
1. Complete applications for a development or project permit, to be processed under SJCC Titles 15, 16 and 18 and subject to Chapter 18.50 SJCC, that were filed prior to October 30, 2017, vest to the laws and regulations in effect when the complete application was filed with the department and all required permit fees were paid except as provided in subsections (N)(6), (7) and (8) of this section.
2. An application for a development or project permit, to be processed under SJCC Titles 15, 16 and 18 and subject to Chapter 18.50 SJCC, that is filed after October 30, 2017, vests to the laws and regulations in effect when the complete application was filed with the department and all required permit fees were paid except as provided in subsections (N)(6), (7) and (8) of this section.
3. If a vested permit application contemplates one or more future uses or structures and the application contains a detailed description of the uses and improvements and a detailed site plan consistent with all laws and regulations in effect at the time the original application vested, then subsequent permit applications filed for those future use(s) are vested to the laws and regulations in effect at the time original permit application vested.
4. A detailed description means a detailed site plan drawn to scale, specifying the location of all buildings and improvements to be constructed in conjunction with the use(s). The detailed description must address density, building setbacks, critical area buffers, lot coverage, lot width requirements, and bulk (length, height and width), driveways, stormwater features, water and sewer infrastructure and other improvements necessary for the development.
5. If the development approval does not contain the information in subsections (N)(3) and (4) of this section, applications for future use(s) are subject to all later enacted laws and regulations in effect at the time the complete application for the future use(s) vests.
6. The County may impose conditions on development and project permits pursuant to the State Environmental Policy Act, Chapter 43.21C RCW, Chapter 197-11 WAC and SJCC 18.80.050 to mitigate potentially adverse environmental impacts.
7. The County may impose new regulations such as requirements of the building, health, and fire codes on vested development permits when necessary to protect the public health and safety.
8. Applications for Comprehensive Plan amendments processed under Chapter 18.90 SJCC are not subject to the vesting rules in this section. (Ord. 11-2017 § 2; Ord. 1-2016 §§ 4, 84(A), (B), (G); Ord. 15-2002 § 11; Ord. 4-2001 § 4; Ord. 2-1998 Exh. B § 8.11)
A. Legally established land uses and structures that subsequently became nonconforming because of changes to County land use regulations continue to be legal. SJCC 18.40.310 provides standards for legally nonconforming structures and uses. Nonconforming uses, structures and activities under the jurisdiction of the SMP are subject to the provisions of SJCC 18.50.090.
B. No project or development permit will be approved for any nonconforming use or structure that has been abandoned per SJCC 18.40.310(J).
C. Nonconforming uses or structures may be relocated on the same parcel.
D. When evaluating proposals for the alteration, relocation, modification, or expansion of nonconforming uses or structures, the decisionmaker shall consider the total impact of the nonconforming use or structure, as well as the added impact of the incremental changes being proposed, and the consistency of the changes with the applicable land use designation.
E. Procedures for Nonconforming Use or Structure Not Subject to the SMP.
1. The procedures for provisional uses in SJCC 18.80.080 apply to the actions and activities described in SJCC 18.40.310(B) through (D), as limited by SJCC 18.40.310(H) through (J).
2. The procedures for conditional uses in SJCC 18.80.100 apply to the actions and activities described in SJCC 18.40.310(F), as limited by SJCC 18.40.310(H) through (J).
F. Any use, structure, or other site improvement not established in compliance with this code and other applicable codes and regulations in effect at the time of establishment is not nonconforming; rather, it is illegal and subject to enforcement provisions of Chapter 18.100 SJCC. (Ord. 1-2016 §§ 5, 84(C); Ord. 15-2002 § 12; Ord. 2-1998 Exh. B § 8.12)
A. Finality. All project permit decisions, and administrative determinations or interpretations issued under this code, shall be final unless appealed. (See SJCC 18.10.030(C).) Reconsideration may be allowed to the extent authorized by the County council in applicable rules of procedure.
E. If the County is unable to issue its final decision on a project permit application within the time limits provided for in this section, it shall provide written notice of this fact to the project applicant. The notice shall include a statement of reasons why the time limits have not been met and an estimated date for issuance of the notice of decision. (Ord. 9-2013 § 31; Ord. 11-2011 § 9; Ord. 15-2002 § 13; Ord. 2-1998 Exh. B § 8.13)
11. Development permits issued or approved by the director;
12. Consolidated matters where the director was the decisionmaker; and
13. Flood development permits issued or approved by the director.
H. Administrative SEPA Appeals of Project Actions.
e. An appeal of a DS shall be heard and decided at a separate, open-record hearing to establish whether an applicant must provide an environmental impact statement. As provided in RCW 36.70B.060(6) and 43.21C.075, this open-record hearing shall not preclude a subsequent open-record hearing as provided by this code;
I. No Administrative SEPA Appeals of Nonproject Actions.
1. SEPA determinations for nonproject actions are not subject to administrative appeals; they may only be appealed in conjunction with the underlying action to superior court or state boards as provided by law. The comment and appeal path for nonproject actions is shown in Table 8.4.
Superior Court (21 days per Chapter 36.70C RCW)
GMHB (60 days per Chapters 36.70A and 90.58 RCW)
J. Judicial and State Board Appeals. The time limits, methods, procedures and criteria for review of land use decisions by the courts or by a quasi-judicial body created by state law, such as the Shorelines Hearings Board or the Growth Management Hearings Board, are provided by state law. See, for example, Chapter 36.70C RCW (21 days; appeal to superior court). (Ord. 13-2018 § 13; Ord. 9-2013 § 32; Ord. 11-2011 § 10; Ord. 7-2005 §§ 19, 20; Ord. 15-2002 § 14; Ord. 14-2000 § 7(QQQ); Ord. 11-2000 § 7; Ord. 2-1998 Exh. B § 8.14)
f. A demonstration that the development contains sufficient infrastructure to meet the requirements of this code for stormwater management.
D. Notice. Notice of application shall be provided by the same notice as the subdivision or binding site plan for the project. Notice of public hearing, if required by the subdivision or binding site plan procedures, shall be provided by the same notice as the subdivision or binding site plan for the project.
E. Decisionmaking Authority. The decisionmaking authority for the subdivision or binding site plan for the project shall have the authority to approve, approve with modifications, or disapprove the planned unit development.
C. Application Procedures without Land Division. If no land division or binding site plan is required (as in the case where existing parcels are to be developed as a rural residential cluster development with no change in boundaries, or if all units are to be rented and are in a single structure), the applicant for a rural residential cluster development shall submit a project permit application for the appropriate land use category as indicated by Tables 18.30.030 and 18.30.040. Such permit shall be processed as provided for discretionary use permits in SJCC 18.80.090 or conditional use permits in SJCC 18.80.100 indicated in Tables 18.30.030 and 18.30.040 as appropriate to the district in which the project is located, and as determined by the administrator.
1. The project meets all requirements of SJCC 18.60.230 for a rural residential cluster development;
2. The project meets all the requirements for approval of the subdivision or binding site plan if applicable; and
A. Purpose and Applicability. Essential public facility conditional use permits allow for the approval of essential public facilities that do not meet one or more of the development standards included in SJCC Title 16 or 18, or that are nonconforming and authorized for expansion pursuant to SJCC 18.30.055(D). An essential public facility conditional use permit may not authorize any waiver of or departure from County regulations regarding critical areas or resource lands. For facilities authorized or required to obtain an essential public facilities conditional use permit, no standard conditional use permit is required for the use.
A. For some types of development, County codes require a financial guarantee to ensure completion of required improvements. This section outlines the requirements associated with these financial guarantees. In accordance with RCW 36.32.590 this section does not apply to any state agency or unit of local government.
B. San Juan County accepts the following types of financial guarantees:
1. Irrevocable letter of credit from a bank or credit union.
2. Cash deposit with the County.
3. Cash deposit, for the benefit of the County, into an escrow account managed by an independent financial institution.
C. Financial guarantees shall cover 115 percent of the expected cost of the work.
D. The expiration date of the guarantee shall be at least 30 days after the expected final approval date for the project.
E. Project cost estimates shall be prepared by the qualified professional who prepares the associated plans.
F. Failure to complete work or correct deficiencies in accordance with a financial guarantee agreement and approved plans shall be cause for the County to draw on the financial guarantee to stabilize the site and/or complete the work. In addition to direct costs for the work, the County may withdraw funds to cover administrative costs. Prior to taking action, the County shall give the property owner written notice by both first class mail and certified mail.
G. Release of Financial Guarantee. Financial guarantees shall not be released until the actions guaranteed by the agreement have been completed and demonstrated to function. When completed, the qualified professional and property owner shall provide the department with written approval of the project, and the department will conduct an inspection to verify that it has been completed according to approved plans. The time period for completion may be extended by written agreement of the applicant and director. If it is anticipated that improvements will be completed over a period of time, separate financial guarantees should be provided so they may be released as components of the project are approved. Partial releases from a single financial guarantee are not permitted.
H. Signatures of property owners and contractors shall be notarized.
I. Financial Guarantee Agreements. A financial guarantee agreement, signed by the property owner and approved by the County, shall accompany each financial guarantee. Required elements of financial guarantee agreements include:
1. Name, mailing address, and phone number of the property owner. If someone other than the property owner provides the financial guarantee (e.g., developer, contractor), their name, mailing address and phone number (in addition to that of the property owner).
2. Description of the project location including section, township, range and address (if available).
3. Tax parcel number(s).
4. Size of parcel/project in acres.
5. Reference to improvements being completed in accordance with the San Juan County Code and approved plans on file with the department.
6. Permit number.
7. Exhibit A – Description of required improvements and cost estimate for completion of the improvements provided by a qualified professional.
8. A statement that the applicant has established a financial guarantee to ensure completion of required improvements in the amount of 115 percent of the estimated cost, with the amount listed.
9. Type of guarantee.
10. Exhibit B – Original financial guarantee (for cash deposit, a copy of the check and receipt).
11. Exhibit C – A completion schedule for the required improvements. Anticipated completion date for the project must be at least 30 days before expiration of the financial guarantee.
12. A statement that this agreement is considered a contract between the parties.
13. A statement that if the County is forced to take action under this agreement, the obligation of the property owner to complete the required work is not discharged.
14. A statement that, after the improvements are completed and demonstrated to function, the qualified professional and property owner will provide written notice of completion to the department. After final inspection by the department and confirmation that work was completed and the improvements are functioning in accordance with approved plans, the County shall release the financial guarantee.
15. A statement acknowledging that partial releases are not permitted. (Note: If improvements will be completed in phases, the applicant should provide separate financial guarantees with separate agreements.)
16. A statement that if the required improvements are not completed and approved by the qualified professional and property owner prior to the established completion date, or within the time allowed by a written extension granted by the director, the County may, after providing written notice by first class mail, withdraw the necessary funds from the financial guarantee and complete the improvements or an equivalent project. In addition to contracting or other costs to complete the work, the County may also withdraw funds to cover administrative costs. Any remaining funds after completion of improvements shall be returned to the party that provided the financial guarantee.
17. Process for renegotiating the agreement, including an option for the property owner to extend the agreement and the time frame for the project to allow for additional monitoring and/or for additional work to ensure the proper function of the improvement.
18. Process for transferring the agreement, with County approval, to a property owner or contractor’s successor.
19. Governing laws shall be the laws of the state of Washington. The venue for any dispute shall be San Juan County.
20. Notarized signature block for the property owner(s).
21. If the financial guarantee is provided by someone other than the property owner (e.g., contractor), notarized signature block for that party, in addition to that for the property owner.
22. Signature block for approval by the County manager. (Ord. 26-2012 § 26)