The purpose of this chapter is to establish procedures for processing project permit applications and for adopting and amending Comprehensive Plans and development regulations. These procedures are intended to promote land use decisions that further the goals and policies of the Comprehensive Plan.
(Ord. 811, Sec. 2 (Exh. 1), 2010; Ord. 1015, Sec. 4 (Exh. C), 2018)
Wherever this title refers to any of the following agents or any other agents of authority in the City, such agent may delegate the agent's authority in the implementation of this title to another competent agent acting in the agent's behalf.
(Ord. 811, Sec. 2 (Exh. 1), 2010; Ord. 1015, Sec. 4 (Exh. C), 2018)
The Planning Agency (Chapter 35A.63 RCW) for the City shall be composed of the following:
(a) 
The Director of the Department of Planning and Community Development;
(b) 
The Building Official;
(c) 
The Director of the Department of Public Works;
(d) 
Repealed by Ord. 1068.
(e) 
The Lake Stevens Hearing Examiner;
(f) 
The Lake Stevens Planning Commission;
(g) 
The Lake Stevens Park Board; and
(h) 
The Lake Stevens City Council.
(Ord. 811, Sec. 2 (Exh. 1), 2010; Ord. 1015, Sec. 4 (Exh. C), 2018; Ord. 1068, Sec. 2 (Exh. B), 2019)
(a) 
All land uses, activities, construction, clearing, grading, filling, development, intensification, and structural modifications or alterations shall comply with this title and with all permits and approvals granted for the use, activity, construction, clearing, grading, filling, development, intensification, or structural modifications or alterations. No permit or approval shall be issued for any parcel of land developed or divided in violation of this title.
(b) 
All divisions of land shall comply with this title. Any portion of a lot or lots that was used to calculate compliance with this title, standards, or regulations shall not be subsequently subdivided or segregated from such lot or lots or sold or transferred separately from such lot or lots.
(c) 
Violations and Penalties.
(1) 
Any person violating any provisions of this title shall be subject to Title 17, Enforcement Code, and Chapter 14.28, Enforcement and Review.
(2) 
Any building, structure, development, activity, land use, or division of land, not in conformance with this title and not a legal nonconformance or exempted by a policy governing existing nonconforming structures or uses, is declared to be unlawful, substandard, and a public nuisance, and is subject to the enforcement and abatement provisions in Title 17, Enforcement Code, and Chapter 14.28, Enforcement and Review.
(Ord. 811, Sec. 2 (Exh. 1), 2010; Ord. 1015, Sec. 4 (Exh. C), 2018)
(a) 
No Occupancy or Use of Property until Requirements Fulfilled. Issuance of a land use permit authorizes the recipient to commence construction activity, subject to obtaining appropriate building permits, designed to support the approved land use. Actual commencement of the approved land use may not occur until all requirements of the permit have been satisfied.
(b) 
Transfer of Permit and Permit Applications on Successors and Assigns. Active land use permits and pending land use permit applications, including subdivisions, run with the land and therefore are transferable to new owners.
(c) 
Reapplication Following Denial of Permit. Whenever a land use permit or a variance is denied, such action may not be reconsidered for a period of one year from the date of denial unless the applicant clearly demonstrates that:
(1) 
The zoning classification or relevant development standards have changed;
(2) 
New information is available that could not with reasonable diligence have been presented at a previous hearing; or
(3) 
The project is modified in such a manner so as to correct the defects on which the original denial was based.
(Ord. 811, Sec. 2 (Exh. 1), 2010; Ord. 1015, Sec. 4 (Exh. C), 2018)
(a) 
The Planning Director shall compile an official file on each application filed containing the following:
(1) 
The application materials submitted by the applicant.
(2) 
Any staff reports prepared.
(3) 
All written testimony received on the matter.
(4) 
The electronic recording and minutes of any public hearing on the matter.
(5) 
The decision of the permit-granting authority on the permit.
(6) 
Any other information relevant to the matter.
(7) 
Certification of publication, and a copy of the mailed notification and the date of mailing.
(b) 
The official file is a public record. It is available for inspection and copying in the Planning Department during regular business hours, though availability may be temporarily restricted during or prior to public hearings while staff is preparing for the hearing.
(c) 
Official files shall be kept pursuant to State retention requirements.
(Ord. 811, Sec. 2 (Exh. 1), 2010; Ord. 1015, Sec. 4 (Exh. C), 2018)
(a) 
All applications shall be signed by the property owner or an authorized representative and shall include an accurate description of the property to be subject to the requested permit.
(b) 
A developer shall operate under the property owner's authority.
(c) 
The developer and/or property owner is either an individual or a duly formed and qualified corporation, partnership or other legal entity.
(d) 
The person signing all applications or other legal documents is authorized by the legal entity and/or property owner to do so.
(Ord. 811, Sec. 2 (Exh. 1), 2010; Ord. 1015, Sec. 4 (Exh. C), 2018)