Chapter 17.19
Planned Development
Sections:
17.19.010 District Purpose
17.19.020 Effect on Allowed Uses
17.19.030 Maximum Area, Maximum Density, Lot Coverage, Height, and Setbacks
17.19.035 Specific Requirements for Methow Review District
17.19.037 Clustering Requirements
17.17.039 Individually Owned open space
17.19.040 Common Open Space
17.19.050 Underground Utilities
17.19.060 Planned Development Standards
17.19.070 Pre-Application Consultation
17.19.080 Application for Planned Development: PD
17.19.090 Board of County Commissioners Action: Preliminary Application
17.19.100 Final Plan Submittal
17.19.110 Final Plan and Program Requirements
17.19.120 Final Plan Review and Board Action
17.19.130 Building Permits: Issuance after Final Plan Approval
17.19.140 Modifications to Development Plan and Program
17.19.150 Final Planned Development - Action on Nondevelopment
17.19.160 Damaged Building Restoration
17.19.010 District Purpose
- The purpose of the Planned Development District is to enhance and diversify development opportunities in Okanogan County by:a.
Encouraging flexibility in the design of land use activities so that they are conducive to a more creative approach to development which will result in a more efficient, aesthetic and environmentally responsive use of the land;b.
Encouraging creativity in the design and placement of buildings, clustering, use of required open spaces, provision of on-site circulation facilities, off-street parking, landscaping and other site design elements that better utilize the potentials of special features, such as, sensitive fish and wildlife habitats, geography, topography, vegetation, drainage features, size or shape, etc.;c.
Facilitating the provision of cost efficient and adequate public improvements, such as streets and utilities;d.
Minimizing and/or mitigating the impacts of development on valuable natural resources and unique natural features such as agricultural soils, Critical Areas including wetlands, areas of critical recharging effect on aquifers used for potable water, fish and wildlife conservation areas, frequently flooded areas and geologically hazardous areas and resource lands including agriculture, forest and mineral lands.e.
Encouraging the incorporation of public access to public recreational opportunities as a part of development activities.f.
Encouraging non-motorized transportation systems within and adjacent to PD’s.g.
It is further the intent of this chapter that it is applicable to all types of land uses, including, residential, commercial, industrial and any "mixture" of these land use categories.17.19.020 Effect on Allowed Uses
- The rezoning of an area to PD has the effect of altering the intensity of use as well as setbacks, etc. from the underlying zoning. Mixed use PD’s may include residential and allowed commercial uses, and may have additional requirements. However, the nature of allowed uses does not change unless the District Use Chart in Chapter 17.21 indicates that a specific use could be allowed by PD. For example, approval of a PD on land zoned for residential use would not enable development of commercial uses other than those listed in the District Use Chart.17.19.030 Minimum Area, Maximum Density, Open Space, Height, and Setbacks
- A Planned Development is an alternative to traditional subdivision, and may serve as an alternative method to fulfill the requirements of subdivisions set forth in RCW 58.17, which allows and encourages clustered or common structures, shared access roads and utilities, increased provision of open space and protection of significant environment features to produce a more economical and environmentally sensitive development.1. Specifications
a. In Methow Review District 5 (MRD 5) and Methow Review District 20 (MRD 20), Planned Developments shall require twice the minimum lot area of the underlying district.
b. In Methow Review District 1 (MRD 1), Methow Review District 12,500 (MRD 12,500), a minimum lot area of 5 acres is required.
c. In the Minimum Requirement District and Agricultural Residential a minimum lot area of 10 acres is required.
d. BASE DENSITY: Base residential density for all planned developments is 150% of the density of the underlying district.
DENSITY BONUS: Up to 200% of the density of the underlying district may be earned if any of the incentive features contained in Subsection (e) below are included as part of the Planned Development design.
e. Incentive Features: The maximum residential density can be earned only when incentive features totaling 50% or more are part of the Planned Development design. The residential density may, in no case, exceed 200% of the density in the underlying district.
|
Number |
Incentive Feature |
% |
|
1 |
90% or more of total acreage in Open Space |
5% |
|
2 |
50% or more of total acreage dedicated to Conservation Open Space |
5% |
|
3 |
75% or more of total acreage dedicated to Conservation Open Space |
10% |
|
4 |
Innovative Water Conservation Measures |
5% |
|
5 |
Innovative Road Design/Shared Access |
5% |
|
6 |
Architectural Design/Rural Character |
5% |
|
7 |
Prohibit Wood Burning Devices (not including pellet stoves) |
5% |
|
8 |
Wildlife and Vegetative Enhancement (screening, planting, feeding program) |
5% |
|
9 |
Conservation Easement(s) given to a public agency or non-profit organization established for these purposes |
5% |
|
10 |
Wildfire Protection Design Measures (e.g., non-combustible roofing materials, planting low-growing native species that are less flammable, electrical services underground, good access for emergency vehicles, etc.) |
5% |
|
11 |
Innovative Energy Conservation (Solar, Transportation, etc.) |
5% |
|
12 |
60% or more of the PD property has been assembled from parcels which are substandard lots (i.e., assembled from lots less than current minimum lot size) |
20% |
|
13 |
PD is served by sanitary sewer system or by a community pressurized on-site sewer system |
10% |
|
14 |
PD includes provision of multi-use trails (except trails for vehicles with internal-combustion-powered engines) |
5% |
|
15 |
Innovative Visual Screening (For non-single family residential structures, parking is not visible from any public road or public vantage point) |
5% |
|
16 |
Open Space abuts adjacent dedicated open space (minimum abutment 200 ft.) |
10% |
f. Open space shall be at least 75% of the PD which may be comprised of 50% Individually Owned Open Space and 50% Common Open Space, except in Minimum Requirement District and Agricultural-Residential District where the amount of open space shall be recommended by the Planning Commission and approved by the Board of County Commissioners but in no case shall be less that 50% of the parcel area.
g. Maximum building height = 35'
h. Perimeter setbacks for the PD shall be the same as the underlying district or 50' whichever is greater.
2. During review of Planned Developments the Planning Commission shall recommend incentive density bonus based on their determination of the merit of the incentive features listed in 1) (e) above.
In the approval of any Planned Development the Board of County Commissioners shall determine, based on the record and the Planning Commission recommendation, the merit of the incentive feature proposed, the final incentive density bonus granted.
3. Employee Housing. Mixed use and commercial PD’s shall have one employee housing unit for each 30 rentable units or each 5000 square feet aggregate of commercial structures. Required employee housing will not be counted against density requirements.
17.19.035 Specific Requirements for Methow Review District
- The following requirements apply as part of the approval of all Planned Developments in the Methow Review District:1. Class B water systems include segregation of domestic and irrigation supply lines including an in line water meter to certify curtailment of irrigation usage in periods of critical instream flows;
2. Lawn areas needing irrigation shall be limited to 3,000 sq. ft. immediately surrounding residential buildings;
3. Water flow restriction devices shall be included in all buildings.
4. Fences be made deer passable where appropriate.
17.19.037 Clustering Requirements
1. The zone(s) of influence is the area of concentrated human impact within the PD. The zone of influence together with impervious surfaces shall not be considered Open Space. The main access road where outside and not contiguous with the zone of influence may be considered open space.
2. To accomplish tight clustering, up to 25% of the total area of the PD may be designated as zone(s) of influence. The boundary of a Zone of Influence shall be linear or convex. Structures within the zone of influence must be a minimum of 50 feet from the outer boundary of the Zone of Influence. Where geographic, topographic or natural resource constraints exist, concave boundaries or an increase of 5% may be permitted at the recommendation of the Office of Planning and Development and at the discretion of the Planning Commission.
3. The number of separate zones of influence shall be determined by the following table:
a. 10 - 20 acres 1 Zone of Influence
b. 21 - 100 acres 2 Zones of Influence
c. 1 additional zone of influence per/100 acres thereafter
17.19.039 Individually Owned Open Space Standards
17.19.040 Common Open Space Standards
17.19.050 Underground Utilities
- In any planned development all electrical lines, telephone facilities, and other wiring conduits and similar facilities shall be placed underground unless this requirement is waived by the Board. Such a waiver must be based on the physical constraints of the site and/or technical difficulties with such underground installations.17.19.060 Planned Development Standards
- The following minimum requirements apply to Planned Developments. Applicant may be required to provide analysis, by professionals with documented expertise, of the following items:A.
B. Drainage. Planned Development applications shall show that the development has been planned so historical surface flow patterns (100 year floodplain if known) and runoff amounts will be maintained in a manner that will preserve the natural character of the area and prevent property damage of a type generally attributed to increased runoff rate, velocity increases, unplanned ponding, or storm runoff.
C. Erosion. Planned Development applications shall show, when slopes are greater than 30% and/or are highly erodible as determined by Soil Conservation Service Soils Capability Rating. The erosion plan shall include road systems and shall show that the development has been planned so that a minimum amount of natural vegetation and soil cover is disturbed, that adequate provision is made for re-contouring and soil stabilization and that cuts and fills are designed to minimize erosion. Additionally, all disturbed soils shall be revegetated and road systems shall be designed to minimize the necessity for cuts and fills.
D. Water Availability. Planned Development applications shall submit appropriate certification to show that adequate water exists to support the proposed development and shall be compatible with water priority uses contained in any applicable river basin studies prepared and adopted by the Washington State Department of Ecology.
E. Waste Treatment. Planned Development applications shall show that on-site sewage treatment systems are adequate to accommodate the volume and composition of sewage expected to be generated by the proposed use, that the on-site sewage disposal system will be properly maintained and designed to prevent overloading or any other failure which could cause the discharge of inadequately processed effluent that would measurably degrade the quality of the receiving water below applicable water quality standards or below the existing water quality whichever is higher. On-site sewage disposal shall meet the Okanogan County Sewage Disposal Regulations, the Department of Social and Health Services and the Washington State Department of Ecology standards.
F. Wildlife. Planned Development applications shall show that the development has been planned, in conjunction with the Washington State Department of Wildlife, to mitigate significant adverse impact on wildlife habitat including but not limited to deer wintering areas, migration corridors, fawning sites, nesting grounds, commercial and game fish spawning areas, breeding areas, etc.
G. Agricultural Compatibility. Planned development applications shall show that the development has been planned to minimize the loss of the lands within the proposed PD that are designated agricultural land of long term commercial significance (see GMA Resource Lands Designation). To assure proper management of agricultural lands dedicated as open space, a management plan shall be incorporated into the homeowner’s covenants. The application shall also show that the proposed development does not have an adverse effect on adjacent agricultural lands of long term commercial significance. Habitable structures within the Planned Development shall be setback a minimum 100 feet from adjacent agricultural properties beyond the PD boundaries.
H. Visual Impacts. Planned Development applications shall show that design and construction standards will minimize the aesthetic impact of the proposal on the site. The application shall include provisions which assure that no artificial lighting is directed off site. The application shall also describe what steps are being taken to maintain integrity of the terrain (native vegetation, planting, streams) and to maintain architectural and building clusters compatible with the surrounding area.
I. Archaeological and Historical Features. Planned Development applications shall show that any development located on or near a historical or archaeological site is consistent with and would not destroy or have an adverse affect on the historical or archaeological site.
J. County Fiscal Impact. Applications shall estimate the cost to the county for the new services and facilities which will be required to support the specific needs of development. Services and facilities that shall be reviewed include: schools, roads, law enforcement, junior taxing districts and general government services. A description shall be included to show whether or not the indicated staging of the development will generate services or facility demand in advance of the fiscal and physical ability of the county or the county districts to provide them. If such an increase in services is projected, an acceptable means for providing such services must be furnished.
K. Reduction of Non-Conforming Uses. Planned Development applications shall show that the development will result in the upgrading or elimination of existing non-conforming uses and structures which occur on the subject property. (Structures or building designated as historical by State of Washington may be granted a waiver of this provision by the Planning Commission.)
L. Critical Areas. Show that Critical Area Regulations have been addressed.
M. Transportation. Applicant shall show that the development is planned to meet the design standards of Subdivision, Title 16 and Okanogan County Road and Street Standards and Guidelines for Development or as waived by the county engineer and, if applicable, WA state highway standards.
N. Employee Housing. Applicant shall show that the requirements for employee housing are met [see 17.19.030.3]. Employee housing shall be located on-site and integrated with other housing provided by the project.
O. Utilities. Applicant shall show how utilities will be provided to the development. Applicant shall provide electricity to the development. The County may find that alternative, non-conventional power sources are practical upon written evidence presented by the applicant. Utilities shall be underground, including but not limited to, electricity, communications and street lighting. Where topography, soil, or other conditions make underground installation impractical and written evidence is presented by the supplier of the utility, the County may waive the requirement for underground utilities.
17.19.070 Pre - Application Consultation
- Pre-application consultation with county departments and resource agencies is mandatory for planned development projects. Upon receiving a request for pre-application consultation, the Administrator will request a meeting with the appropriate county and resource agencies and the applicant. The purpose of this meeting is to assist the applicant in identification of site constraints and suggest potential solutions where possible.
17.19.080 Application for Planned Development PD
- Application, Hearing, Evaluation Criteria and Decision. Upon completion of the mandatory consultation, the preliminary PD request will proceed upon receipt of 12 copies of the following:A. Application:
1. The applicant shall submit a completed PD rezone application.
2. The application shall be accompanied by a development site plan which includes the following:
a. A dimensional map, drawn to a scale of not less than one inch equals one hundred (100) feet, except; for applications of more than forty acres, a scale drawing of the entire site shall be included with an insert drawing that delineates the areas of primary development activities at the above mentioned scale or as prearranged with the Administrator or designee. The dimensional map sheet shall include a vicinity map at a reduced scale showing the proposed development in relation to existing landmarks (e.g. state or county roads, towns, etc.);
b. Boundaries of the site;
c. Names and dimensions of all existing and proposed roads serving, adjacent to or lying within one quarter mile of the site of the proposed property;
d. Proposed zones of influence and approximate footprints of proposed buildings; together with proposed footprints of commercial buildings:
e. Proposed location and dimension of common open space and privately owned open space;
f. Proposed public dedications;
g. Location, dimension and schematic design of off-street parking facilities, showing points of ingress and egress from the site;
h. Location of major physical features, such as drainage ways, canals, and shorelines;
i. Location of known Critical Areas, including Fish and Wildlife Habitat Conservation Areas, Wetlands, Aquifer Recharge Areas, Frequently Flooded Areas, Geologically Hazardous Areas:
j. Existing topographic contours for the entire site utilizing the best information available, such as, USGS maps or Department of Transportation maps. (utility and roadway corridors may use plan profile instead of contours except where erosion control measures are required). For large development sites, contour intervals of not more than five feet, together with identification of existing drainage and of vegetation shall be provided for the area including and adjacent to actual development activities for a distance of 250 feet.
k. Proposed land uses, densities and building types and sizes;
l. Pedestrian and vehicular circulation pattern;
m. Location and type of all existing and proposed recreational improvements, if any;
n. Conceptual landscape plan;
o. Conceptual utility plans; and
p. Noxious weed control plan;
q. Snow removal/storage/water quality protection plan.
3. A written program that includes an explanation of the density of development proposed and open space provisions together with the following:
a. A description in a concise statement of the general public benefit that will result from the development of the proposed project. Benefits to be described may include but are not limited to:
1) Increased open space;
2) Special wildlife or recreation benefits resulting from innovative or optional development techniques;
3) The creation of compatible multiple use projects that include residential, commercial and/or industrial; and
4. The development of perimeter transition with surrounding land uses.
b. Additional written information shall provide a detailed evaluation and/or analysis of the following:
1) Proposed ownership pattern;
2) Proposed Covenants, Conditions and Restrictions (CC&R’s) including operation and maintenance proposal (i.e., condominiums, Home Owner Association, co-op, time share or other) as incorporated in the Contract Zoning document;
3) General timetable of development (describe project phasing if applicable);
4) Description of existing and/or proposed community and recreational facilities;
5) Water supply system; (including proposed water conservation measures where necessary).
6) Waste water disposal system;
7) Geo-physical characteristics (i.e. soils, slope, drainage and areas of erosion);
8) Temporary and permanent erosion control plan [including cross sections and site plans that meet the Performance Standards in 17.19.060 (c)]:
9) Compatibility with existing land uses;
10) Visual impacts, existing and proposed landscaping, and identification of view corridors;
11) Description of known archaeological and historical features;
12) Air quality considerations and mitigation measures (e.g. dust suppression);
13) Traffic circulation elements (both on and off site including required improvements and right-of-way dedications).
14) Utility installations (all utilities, including power) shall be underground, except, where site constraints prohibit such installations and such change is approved by the Planning Commission);
15) Noise considerations and mitigation measures (e.g. vegetative buffers); and
16) Specifications regarding how the Planned Development application has been designed to mitigate significant adverse impact on fish and wildlife habitat conservation areas including but not limited to critical deer wintering areas, spring ranges, fawning sites, nesting grounds, commercial and game fish spawning areas, breeding areas etc.
B. Agency Review
1. The Administrator shall distribute copies of the application to the agencies which are potentially affected by the proposed development, are determined to have relevant expertise, or who request notification.
2. Agencies involved in the review of the proposed project application shall be allowed twenty-one (21) days from the postmarked date on the notice from the County in which to comment on the project. The Administrator may extend the comment period up to fifteen (15) days at the request of a reviewing agency for unique, complex or unusually large project proposals. Any reviewing agency which comments upon the proposed development or which requests such status, shall be noted in the files as a party of record and Okanogan County will attempt to provide copies of all reports, meeting minutes, notice of meetings, and decisions involving the proposal.
3. Lack of comment by an agency with the time period specified by these provisions shall be construed as lack of objection to the proposal. Any consulted agency that fails to submit a response in the time period specified by these provisions shall thereafter waive the option of alleging any defects relative to compliance with this chapter.
C. Hearing
1. The application for a planned development shall be noticed and heard by the Planning Commission in a time and manner provided for in Section 16.20.040 and RCW 36.70; and
2. The Commission may continue the hearing to a time, date, and place certain if they determine that additional information is required.
D. Evaluation Criteria
1. At the public hearing, the Planning Commission shall consider all relevant evidence to determine the adequacy of the preliminary plan, including consideration of Section 17.02.030, Section 17.19.010, Section 17.19.030, and 17.19.080 (A) (2) & (3), together with any information developed as part of the SEPA review of the proposal, and any input received from reviewing agencies;
2. When, in the opinion of the Planning Commission, the review of the preliminary application indicates the presence of significant adverse impacts, the Planning Commission shall recommend the imposition of conditions, or performance standards designed to mitigate the adverse impacts. If, in the opinion of the Planning Commission, impacts cannot be mitigated sufficiently to assure maintenance of the public health, safety and welfare, and/o the applicable comprehensive planning goals are not met, they may recommend disapproval of the application;
3. The Planning Commission shall recommend posting of a bond or acceptable surety in an amount equal to at least 120% of the estimated cost of the required roads in the following circumstances:
a. When the proposal calls for construction or alteration of roads, utilities or other improvements for hich a public agency would have responsibility for completion should the applicant fail to make adequate installation;
b. When required improvements will not be completed at the time of final plan approval. A bond may also be required to assure site restoration in the event a partially completed project is abandoned. Bonding may be adjusted to meet the phasing schedule. Bonds shall be filed with the Okanogan County Department of Public Works; and,
4. Other required utilities shall be made available to the lots before the lot is sold or shall be bonded.
5. If the PD is to be developed in phases, the Planning Commission shall ensure that open space and facilities proposed for the entire development be developed or committed in proportion to the number of dwelling units to be constructed in each phase.
E. Decision
1. The Planning Commission shall recommend that the preliminary planned development be approved, conditionally approved, or disapproved. Conditions of approval shall be precisely recited in the Planning Commission's report;
2. Not later than fourteen days following conclusion of the hearing, the Planning Commission shall submit its written report and recommendations to the Board of County Commissioners.
17.19.090 Board of County Commissioner's Action
- Preliminary application. Upon receipt of the Planning Commission's recommendation, the Board shall, at its next public meeting, set the date for the public hearing at which the Board shall consider the Planning Commission's recommendations.A. The Board shall decide whether the public use and interest will be served by approving the Preliminary Planned Development.
B. The Board, after reviewing the recommendations of the Planning Commission, public testimony and accompanying reports, recommendations and documentation, and any other relevant evidence presented to it, shall either approve, conditionally approve, refer to the Planning Commissioner for further review and recommendation, or disapprove the preliminary Planned Development. The Board's action shall include Findings of Fact and Conclusions leading to the decision.
C. In the event the Board approves or conditionally approves the preliminary application, such approval shall be binding as to the general intent and apportionment of land for buildings, stipulated use and circulation pattern. Approval of the preliminary application shall constitute authorization for the applicant to develop the streets, utilities and such other infrastructure improvements in accordance with construction drawings approved by the Okanogan County Public Works Department and with landscaping and/or weed control.
17.19.100 Final plan, submittal
- Within three years from the date of the approval by the Board of the preliminary planned development, the applicant shall file an application for approval of the final development plan of the proposed planned development with the Administrator. An applicant who files a written request with the Board at least thirty (30) days before the expiration of the three year period shall be granted one, one-year extension upon a showing that the applicant has attempted in good faith to submit the final planned development within the three year period. The Board may grant additional extensions upon petition by the applicant which demonstrates extra ordinary hardship as determined by the Board. If the application for approval of the final development plan is not filed within three years or within the extended time period, if any, the approval of the preliminary planned development shall be void.17.19.110 Final Plan and Program Requirements
- The elements of the final development plan and program shall be as follows:A. Plan Elements
1. A topographical base map prepared by a registered architect, landscape architect, land surveyor or engineer drawn to a scale of not less than one inch to one hundred feet with proposed contours shown at 1 to 5 foot intervals within 250 feet of the major construction activities, unless prior approval for a change in scale is approved by the Administrator;
2. Boundary survey by a licensed land surveyor including location, with the names of all existing and proposed streets, public ways, railroad and utility rights-of-way, parks or other open spaces within the development in accordance with Subdivision Title 16:
3. Existing on-site or sanitary sewer systems, water wells or mains and other underground facilities within and adjacent to the development and their certified capacities;
4. Proposed on-site or sanitary sewer systems or other waste disposal facilities, water mains and other underground utilities
5. The approved, preliminary Planned Development plan,
6. Community facilities plan, if applicable.
7. Location and amount of open space;
8. Traffic management plan;
9. A final landscape plan that includes: planting and irrigation plan, location and dimension of walks, trails, easements, or permitted access to public lands or areas, and/or their relationship to the Okanogan County Comprehensive plan;
10. Location, arrangement, number and dimensions of truck loading and unloading spaces and docks, if applicable.
11. Location, arrangement, number and dimensions of auto garages and parking spaces, width of aisles, bays and angles of parking;
12. Preliminary plans, elevations of typical buildings and/or structures, indicating general height, bulk, number of dwelling units; and
13. Approximate location, height and materials of all walls, fences and screen plantings.
B. Program Elements
1. Tables showing total number of acres, distribution of area by use, percent designated for each dwelling, type of off-street parking, streets, parks, playgrounds, schools and open spaces;
2. Tables indicating overall densities and density by dwelling types and proposal for limitation of density;
3. Restrictive covenants with backup authority for Okanogan county, including those relating to retention and maintenance of common open space; and
4. Estimated development timetable (with phasing plan; if applicable) including commencement and completion dates for all buildings, structures and required improvements.
17.19.120 Final Plan Review and Board Action:
A. The Administrator shall determine that all the requirements of Sub-section B of this section are satisfied, that the final development plan is substantially consistent with the preliminary planned development and any additional conditions approved by the Board have been fulfilled.
B. The Board shall, at its next public meeting or any continued meeting, determine:
1. Whether the final development plan is consistent with the preliminary application along with the conditions imposed;
2. Whether the bond, if there be one, assures the completion of improvements; and
3. Whether the requirements of state law and this title have been satisfied by the developer.
The Board shall thereupon take action to approve, refer to the Planning Commission for further review and recommendation, or disapprove the proposed final plan. If the Board approves the plan, the applicant shall provide a reproducible copy of the final plan with any required changes and applicant signatures on stable base mylar polyester film, or equivalent approved material for signature of the same parties who are authorized to approve final plats pursuant to Okanogan County Code, Title 16. The original will then be returned to the applicant to be submitted to the County Treasurer for signature. One copy on paper, shall be submitted to the County Office of Planning & Development.
C. The final approved document, including the detailed map, all terms and conditions of approval and articles of incorporation of any homeowner's association or like entity created, shall be filed with the Okanogan County Auditor.
D. The terms and conditions of the PD as approved, including the plan features contained on the detailed PD map or related final plan map approved by the Board, shall constitute limitations on the use and design of the site which shall be enforced by any and all means included in Chapter 17.38;
E. Approval by the Board of the final development plan shall constitute authorization for the applicant, successors or assignees of the applicant to develop the site following issuance of appropriate permits by the County in accordance with the development plan and any conditions imposed by the Board; and
17.19.130 Building Permits
- Issuance after Final Plan Approval: Building permits shall be issued for construction only in accordance with the plan and program elements of the PD after final approval by the Board of County Commissioners.17.19.140 Modifications to Development Plan and Program:
Applications for a minor modification of a final development plan and program shall include the minor shifting of the location of buildings, streets, public or private rights-of-ways and easements, parks or other features of the plan, the consolidation of lots, minor shifting of lot lines, and all other changes deemed minor by the Planning Director which do not materially affect the intent of the plan, but shall not include those changes which decrease the total amount of dedicated open space below a level required under the original approval of the final development plan. Minor modifications shall be approved by the Planning Director. A revised plat shall be filed with the Okanogan County Auditor.
Applications for intermediate modifications of a final development plan and program shall include changes in the location of lots, changes in the location of uses, changes in use from residential to tourist-residential, transfers of density or use from one location or lot to another, decreases in the total amount of dedicated open space to a level less than the original approval of the final development plan, and changes to the zones of influence under OCC 17.19.037. Intermediate changes to a final development plan and program shall be reviewed by the Regional Planning Commission at a public hearing, upon public notice as provided for in RCW 58.17.090. Intermediate modifications shall be approved by the Planning Director upon recommendation by the Regional Planning Commission. A revised plat shall be filed with the Okanogan County Auditor.
Applications for major modifications of a final development plan and program shall include those changes not deemed a minor or intermediate modification by the Planning Director. All applications for major modifications shall be processed as if such application were an original application for a planned development and shall be submitted to the Regional Planning Commission, hearings held and recommendations made to the Board of County Commissioners for approval or denial.
17.19.150 Final Planned Development - Action on Nondevelopment
- If, within five (5) years after the granting of final approval of a planned development, building permits have not been issued pursuant to the approved project, the Planning Commission shall review on its own motion the grant of such planned development at a public hearing after giving written notice of such hearing to all persons claiming any right, title or interest of record in and to the affected property and adjacent property owners. Notice shall be given at least twenty days prior to such hearing, and after otherwise giving notice of such hearing as required by this title. Hearings shall be held at times, and in a manner prescribed by this title and may be continued as provided therein. The Planning Commission shall determine whether the continued existence of the planned development is in the public interest, and such determination shall be based on the criteria specified in Section 17.02.030 and Section 17.19.010. Planning Commission shall adopt a motion by a majority of its voting members which shall recommend to the Board of County Commissioners that the final planned development be continued or extinguished.17.19.160 Damaged Building Restoration
- Replacement or reconstruction of any building or improvements to buildings damaged or destroyed shall substantially conform to the originally approved planned development.