The purpose of this article is to provide general procedures for the review of development applications. Detailed administrative review procedures for applications and land use actions classified as Types I through IV are outlined in Chapter 19.04B GFMC.
(Ord. 994 § 2, 2020)
(A) 
Purpose. The purpose of this section is to establish procedures for reviewing site construction plans for site improvements. Site construction drawings are engineering documents that are required for improvements to a particular site.
(B) 
Public Works Construction Plan Approval.
(1) 
Upon receipt of approval of a land use permit or preliminary subdivision, the applicant is required to apply for construction plan approval relating to following elements: on-site and off-site stormwater management, erosion control measures, public road and frontage improvements, dedication or deeding of right-of-way, street trees and other required landscaping elements, utilities, and any other improvement related to the development.
(2) 
The application for construction plan approval shall include a completed construction plan review application form, plans and materials as outlined in the construction plan submittal checklist, and fee as set by council.
(3) 
The applicant is required to obtain approvals from the postmaster and utility purveyors.
(4) 
Following approval of the construction plans and prior to any site work, the applicant shall schedule a preconstruction meeting with the public works department. All contractors, subcontractors and utility representatives are to meet to discuss and identify how they will address any issues related to the construction activity and minimizing impacts to the neighborhood and nearby facilities.
(5) 
Pursuant to GFMC § 19.04D.210(A), the city may require a performance security to be in place before construction activities are commenced. Any performance security shall be based on an engineer's estimate of the work to be performed.
(C) 
Public Improvements Required Before Occupancy. No final plat approval or certificate of occupancy shall be issued unless the required public improvements have been installed and accepted by the public works department or the applicant has provided a completion security pursuant to GFMC § 19.04D.210(D) to ensure that all required public improvements will be completed and accepted within 12 months after final plat approval. Replacement trees to be located on public property must be planted prior to final plat approval. Replacement trees to be located on a private lot must be installed prior to issuing a final inspection or certificate of occupancy for that lot.
(D) 
Dedication of Public Stormwater Facilities. Stormwater facilities shall be the responsibility of the homeowners association at the time of final plat approval. Multifamily, commercial, and industrial stormwater facilities remain the responsibility of the property owner(s).
(E) 
Maintenance of Dedicated Facilities until Acceptance. Facilities intended to be dedicated to the city shall be maintained by the owner until such time as the dedication is accepted by the city.
(F) 
Protection against Defects.
(1) 
Whenever public improvements are to be dedicated to the city, the developer shall post a maintenance bond or other sufficient surety pursuant to GFMC § 19.04D.210(D) to guarantee that the developer will correct all defects in such facilities or improvements that occur within two years after the acceptance of dedication of the improvements.
(2) 
An architect or engineer retained by the developer shall certify to the city that all facilities and improvements to be dedicated to the city have been constructed in accordance with the approved construction plan and the requirements of this chapter. This certification shall be a condition precedent to acceptance by the city of the offer of dedication of such facilities or improvements.
(3) 
For purposes of this section, the term "defects" refers to any condition that requires repairs over and above the normal amount of maintenance required for a particular improvement.
(G) 
Authorizing Use and/or Occupancy before Completion of Development under Land Use Permits. When weather conditions or other factors beyond the control of the applicant (exclusive of financial hardship) make it unreasonable for the applicant to comply with all of the requirements of the permit (exclusive of subdivision approvals), the designated official may authorize the commencement of the intended use or the occupancy of buildings, if the permit recipient provides a performance bond or other security to ensure that all of these requirements will be fulfilled within a reasonable period (not to exceed 12 months) and if the building official finds that such occupancy will not result in a safety or health hazard.
(Ord. 994 § 2, 2020)
(A) 
Projects may be completed in phases, provided the phasing meets the requirements of this section.
(B) 
The developer shall submit site plans that clearly show the various phases or stages of the proposed development and the requirements of this title that will be satisfied with respect to each phase or stage.
(C) 
Each phase must stand on its own in terms of meeting the requirements of the permit and this title. For example, improvements necessary to support Phase 1 cannot be deferred to be constructed at Phase 2.
(D) 
The circulation pattern at the end of each phase must result in a configuration that does not create traffic hazards and that adequately supports the level of traffic anticipated to be generated.
(Ord. 994 § 2, 2020)
(A) 
The purpose of this section is to clearly state the process for processing of permits in newly annexed areas consistent with any adopted interlocal agreements.
(B) 
The city will honor subdivisions, short plats, and other projects that have already vested under Snohomish County development standards pursuant to this section.
(C) 
The county will continue the building permit review and project inspections of vested active projects and active land use permits pursuant to any adopted annexation interlocal agreement.
(D) 
After the effective date of an annexation, all new land use and building applications not previously vested shall conform to city regulations, and all plan reviews and inspections will be conducted by the city.
(E) 
Transfer by Request of an Applicant. An applicant may request a transfer of a pending building permit application from the county to the city by submitting a written request to the city. The city will recognize any intermediate approvals that are effective prior to transfer of the permit application.
(F) 
Permit Renewal or Extension. After the effective date of annexation, any request to renew a building permit or to renew or extend a land use permit issued by the county in the annexation area shall be made to and administered by the city and subject to the provisions of GFMC § 19.04A.250.
(G) 
Applicant-Requested Change to County Vested Project or County Approved Land Use Permit. Once permit processing has been transferred to the city pursuant to subsections (C) and (D) of this section, or a permit has been approved by the county pursuant to an adopted annexation interlocal agreement, an applicant may request a change to a permit from the city in compliance with the requirements within the applicable code section. Administrative modifications will be pursuant to county code; all other modifications will be pursuant to city code.
(H) 
Expiration of County Vested Permits. The vested status of permits in an annexation area which vested in the county before the effective date of the annexation shall expire pursuant to the county code. If the county code does not specifically address expiration, then GFMC § 19.04A.250 shall govern expiration of vested status.
(Ord. 994 § 2, 2020)