Chapter 20.02
DEVELOPMENT PERMIT SUBMITTALS AND PUBLIC NOTICE
Sections:
20.02.001 Preapplication conference.
20.02.002 Submission of development permit applications.
20.02.003 Determination of completeness.
20.02.004 Land development fees.
20.02.005 Referral and review of development permit(s).
20.02.001 Preapplication conference.
A. All development permits or approvals listed in Table 20.01.004 require a preapplication conference with the department of community and economic development prior to submittal of an application. Preapplication conferences shall be held with the director of community services and/or his or her designees. The purpose of the preapplication conference is to discuss the nature of the proposed development, application and permit requirements, fees (including specific fees, estimated additional fees (if any), and required deposits), review process and schedule, and applicable plans, policies and regulations. Fees for any preapplication meetings shall be set forth in the city of North Bend taxes, rates and fees schedule.
B. The preapplication conference shall be held within 15 calendar days of an applicant’s request.
C. At the preapplication conference, or within five business days of the conference, the applicant may request that the following be provided:
1. Written requirements for a complete permit(s) application, including copies of land use codes and development regulations and standards which apply to the application. In addition to code language, the department of community and economic development may provide a form(s) outlining submittal requirements;
2. A general summary of how the application will be processed. In addition to a verbal summary, the department of community and economic development may provide written text and/or a diagram depicting application processing.
D. It is impossible for the preapplication conference to be an exhaustive review of all potential issues. The discussions at the conference or information provided to the applicant under subsection (C)(1) or (C)(2) of this section shall not bind or prohibit the city’s future application or enforcement of all applicable laws. (Ord. 1634 § 1, 2017: Ord. 1464 § 1 (Exh. A (part)), 2012: Ord. 1020 (part), 1997; Ord. 989 § 1 (part), 1996).
20.02.002 Submission of development permit applications.
A. All development permit and approval applications shall be made on a city master application form provided by the department of community and economic development. Applications shall include the master form and supplemental written information, graphics, relevant fees, and any other necessary submittals as identified in the city’s respective land use and development regulations. Additionally, a development submittal requires notarized verification, to be provided on the master form, that the property affected by the application is in the exclusive ownership of the applicant, or that the application has been submitted with the consent of all owners of the affected property.
B. The director of the city’s community and economic development department may waive submittal requirements determined to be duplicative and/or unnecessary for review of an application. (Ord. 1464 § 1 (Exh. A (part)), 2012: Ord. 1338 § 2, 2008: Ord. 989 § 1 (part), 1996).
20.02.003 Determination of completeness.
A. Determination of Completeness. Within 28 calendar days after receiving a development permit application, the city shall mail or otherwise provide a written determination to the applicant which states either: (1) that the application is complete; or (2) that the application is incomplete and what is necessary to make the application complete.
B. Identification of Other Agencies with Jurisdiction. To the extent known by the city, other county, regional, state, or federal agencies with jurisdiction over the development proposal shall be identified in the city’s determination required by subsection A of this section.
C. Complete Application. A development permit application is complete for the purposes of this section when it meets the submission requirements in NBMC 20.02.002 for continued processing even though additional information may be required or development modifications may be undertaken subsequently when the development permit application is complete, the director of community services shall accept it and stamp the date of acceptance. The city’s determination of completeness shall not preclude the city from requesting additional information or studies either at the time of the notice of completeness or at some later time, if new information is required or where there are substantial changes in the proposed action.
The determination of completeness may include the following as optional information:
1. A preliminary determination of development regulations that will be used for project mitigation;
2. A preliminary determination of consistency, as defined in NBMC 20.04.001;
3. Other information that the city may choose to include.
D. Incomplete Applications.
1. If the applicant receives a determination from the city that an application is incomplete, the applicant shall have 90 calendar days to resubmit necessary information to the city. Within 14 calendar days after an applicant has submitted the requested additional information, the city shall make a determination of completeness as described in subsection A of this section, and notify the applicant in the same manner.
2. If the applicant fails to submit necessary information within the 90-calendar-day period, the application shall lapse.
3. In those situations where the application has lapsed because the applicant has failed to submit the necessary information within the 90-day time period, the applicant may request a refund of the application fee(s) not related to the city’s determination of completeness.
4. An applicant may submit a written request to extend the 90-calendar-day period for up to an additional 90 calendar days; provided, that such request is received by the director of community services prior to the expiration of the original 90-calendar-day period. The director may grant such extension upon showing that circumstances beyond the reasonable control of the applicant have prevented action from being taken.
E. City’s Failure to Provide Determination of Completeness. A development permit application shall be deemed complete under this section if the city does not provide a written determination of incompleteness to the applicant as provided in subsection A of this section. (Ord. 1464 § 1 (Exh. A (part)), 2012; Ord. 989 § 1 (part), 1996).
20.02.004 Land development fees.
Applicants for land use development proposals shall pay all city costs incurred as established by ordinance of the city council and as outlined in Chapter 20.09 NBMC. (Ord. 1083 § 1, 1999: Ord. 1020 (part), 1997: Ord. 989 § 1 (part), 1996).
20.02.005 Referral and review of development permit(s).
Within 10 calendar days of accepting a complete application, the director of community services shall transmit a copy of the application, or appropriate parts of the application, to each affected agency and city department for review and comment, including those responsible for determining compliance with county, regional, state, and federal requirements. The affected agencies and city departments shall have 10 business days to comment. The referral agency or city department is presumed to have no comments if none are received within the 10-business-day period, unless written notice is provided requesting additional time from the reviewing agency. The director shall grant an extension of time for comments only if the application involves unusual circumstances. Any extension shall only be for a maximum of three additional business days. (Ord. 1020 (part), 1997; Ord. 989 § 1 (part), 1996).
20.02.006 GIS requirements.
A. Geographic Information System (GIS) Requirements for Multifamily, Commercial and/or Industrial Development, Right-of-Way Construction and/or Utility Improvements and Performing Plats and/or Short Subdivisions. Developers and or owners of multifamily, commercial and or industrial projects, developers required to construct right-of-way and or utility improvements and developers performing plats and or short subdivisions, shall submit to the city drawing files in the State Plane coordinate system as described below, in a version of AutoCAD and format suitable to the city public works director, accompanied by original mylars (record drawings) which indicate the building footprint(s), property lines, rights-of-way, easements, utilities, utility services, grading and all impervious surfaces. All changes from the original approved plans shall be clearly marked on the record drawing to reflect as-built conditions. The AutoCAD drawing files shall also reflect as-built conditions and shall be supplied in the format listed below:
The AutoCAD files shall be structured so that the following drawing entities are developed using a single polyline or circle that closes on itself, to create a polygon. The entities shall be placed on a unique layer as listed.
|
|
Entity |
Layer |
|---|---|---|
|
1. |
Drainage easements |
DRNEASE |
|
2. |
Utility easements |
UTILEASE |
|
3. |
Parcels (property) |
PROP |
|
4. |
Water easements |
WEASE |
|
5. |
Sewer easements |
SSEASE |
|
6. |
Pavement |
ROAD |
|
7. |
Structures |
BLDG |
|
8. |
Impervious surfaces |
IMPERV |
|
9. |
Road right-of-way (one polygon for each road) |
ROW |
|
10. |
Paved surface area for each road (if a road has bike lanes the polygon representing the paved surface shall have the inside line of the bike lane for the boundary of road polygon) |
ROAD |
|
11. |
Bike lane polylines shall run the length of the road and shall represent the outer edge of the paved surface |
BIKE |
|
12. |
Planting strips |
PSTRIP |
|
13. |
Wells |
WELL |
|
14. |
Reservoirs |
RESERVOIR |
|
15. |
Wetlands |
WETL |
The following drawing entities shall be developed as polylines. Each entity shall be placed on the proper layer as listed.
|
|
Entity |
Layer |
|---|---|---|
|
16. |
Center line polylines shall run from intersection to intersection (one per road) |
CL |
|
17. |
Cable T.V. (shall run from riser to riser) |
TV |
|
18. |
Creeks and streams (beginning to discharge) |
CREEK |
|
19. |
Ditch polylines shall run from culvert to culvert and shall represent the centerline of the ditch |
DITCH |
|
20. |
Gas line shall run from valve to valve (two-inch gas line would be located on layer G2, three-inch on G3, etc.) |
G(size) |
|
21. |
Gas service stubs shall run from the tee to the end of the service |
GSTUB |
|
22. |
Gravel shoulders shall be represented by a line running along the outer edge of the shoulder area (two per road if applicable) |
SHLD |
|
23. |
Power lines shall run from transformer to riser or feeder line to riser |
POW |
|
24. |
Telephone lines shall run from riser to riser or manhole to manhole |
TEL |
|
25. |
Water lines shall run between valves and/or fittings (two-inch water lines would be located on layer WL2, three-inch on WL3, etc.) |
WL(size) |
The following drawing entities shall be developed as single points representing the location of the center of the item they represent. The city will allocate the proper symbols to these points once the drawing is translated into the city’s GIS. The points shall be placed on the proper layer as listed.
|
|
Entity |
Layer |
|---|---|---|
|
26. |
Survey monument |
MON |
|
27. |
Set monument in case |
SMON |
|
28. |
Found monument in case |
FMON |
|
29. |
Set rebar for lot corner |
LOTCOR |
|
30. |
Existing property corner |
PROPCOR |
|
31. |
Point of tangency |
PT |
|
32. |
Point of curvature |
PC |
|
33. |
Electrical manhole |
EM |
|
34. |
Electrical transformer |
ET |
|
35. |
Electrical vault |
EV |
|
36. |
Fire hydrant |
HYD |
|
37. |
Gas valve |
GV(size) |
|
38. |
Luminaire (street light) |
LUM |
|
39. |
Street light pole |
LTPOLE |
|
40. |
Pull box for street light |
LTBOX |
|
41. |
Storm drainage catch basin |
SDCB |
|
42. |
Storm drainage curb inlet |
SDCI |
|
43. |
Sanitary sewer manhole |
SSMAN |
|
44. |
Sign |
SIGN |
|
45. |
Telephone manhole |
TM |
|
46. |
Telephone riser |
TR |
|
47. |
Cable TV riser |
TVR |
|
48. |
Water valve |
VALV(size) |
|
49. |
Double check valve |
DCV |
|
50. |
Water meter |
WM(size) |
|
51. |
Blowoff assembly |
BLOWOFF |
|
52. |
Power pole |
PPOLE |
|
53. |
Utility vault |
UVAULT |
|
54. |
Air vacuum and release assembly |
AIRVAC |
|
55. |
Back flow prevention assembly |
BFP |
The following drawing entities shall be developed as polylines. Start/end parameters are listed in the entity description. Each entity shall be placed on the proper layer as listed.
|
|
Entity |
Layer |
|---|---|---|
|
56. |
Sanitary sewer force mains shall start at lift stations and terminate at discharge point |
FM(size) |
|
57. |
Sanitary sewer lines shall run between manholes as a single line. (eight-foot sewer lines shall be located on layer SS8) |
SS(size) |
|
58. |
Sanitary side sewer stubs shall run between main line and end of stub |
SSTUB(size) |
|
59. |
Storm drain lines shall run between catch basins as a single line. (12-inch storm drain lines shall be located on layer SD12, eight-inch on SD8, etc.) |
SD(size) |
|
60. |
Water service lines shall run from valve to end appurtenance or cap |
WS(size) |
Any other unique features not listed above shall be given a descriptive layer name. A layer list shall be provided with the drawing files to indicate what additional layer names represent. All construction information and pertinent text information provided on the drawings shall be placed in a layer called REFTEXT. Associated leaders, dimension lines and arrows can also be placed in this layer.
Lines associated with node points (i.e., sewer lines and manholes, water lines and valves, etc.) shall be drawn with the end point of the line two drawing units away from the point it’s associated with.
A complete set of project drawings and specifications shall be provided with the AutoCAD drawing files to provide data such as fire hydrant model number, pipe material type, valve end types, etc.
Lines that are intended to remain separate must be separated by a space greater than two drawing units. The AutoCAD drawing file shall be drawn with one drawing unit equals one foot and shall be supplied showing the complete project in one drawing file including any cross-referenced files. AutoCAD drawing files separated into different sheets will not be accepted. Drawing files shall be oriented with north at the top of the screen and shall be tied to the coordinate system utilized by the city’s GIS. See the spatial reference guidance in subsection B of this section. AutoCAD deliverables will be considered incomplete and as a result postpone project closeout until spatial reference requirements are met. Labor hours spent by the city GIS technician on project data integration will be charged to project accounts.
B. Spatial Reference Requirements. The spatial reference of all datasets shall be the same as the standard projection for King County GIS data at the time of data delivery, a specified version of State Plane Washington, Feet. The specific projection can be obtained on the King County GIS center website data standards page, or by contacting the city.
The owner’s registered land surveyor or engineer shall certify the accuracy of the record drawings and shall affix his seal and signature to the original mylars.
C. Other City Plans and Projects. All supporting documentation for other city plans and projects not defined in subsection A of this section shall be a deliverable in a compatible format with the city’s GIS. The approved GIS formats are Esri, ArcGIS File Geodatabase, Personal Geodatabase, and Shapefiles; AutoCAD drawing files are accepted if spatially referenced as described in subsection B of this section. The approved format for tabular files is Microsoft Access database tables, Microsoft Excel files, and/or CSV files. All supporting documentation including metadata shall be submitted with the above files. AutoCAD drawing files shall be drawn with one drawing unit equals one foot and shall be supplied showing the complete project in one drawing file including any cross-referenced files.
D. Noncompliance. Owners that do not comply with all or any part of the requirement described herein shall pay the cost for the city (or the city’s consultant) to perform the work required to bring the owner’s drawings into conformance with the requirements herein. Costs for said work shall be billed on time and materials, based on the rate established in the city’s taxes, rates, and fees schedule posted on the city website. Projects will not be closed out until all associated data is integrated into the city’s GIS.
E. Exemptions.
1. Building permits for construction and or remodeling of a “dwelling, single-family” as defined in NBMC 18.06.030 are specifically exempt from this section.
2. Mechanical permits are specifically exempt from this section.
3. Plumbing permits are specifically exempt from this section.
4. Building permits for single-family residential accessory uses, as defined and described by NBMC 18.06.030, 18.10.030 (1.51 and 1.52), and 18.10.050 (1.51), including but not limited to carports and garages (detached), fences, decks, patios, swimming pools, sports courts, hot tubs, storage buildings, and accessory dwelling units (ADUs) are specifically exempt from this section.
F. Administrative Amendment to Submittal Standards. It is anticipated that the technical standards for submittals as outlined in the GIS plan submittal requirements will need to change periodically to be compatible with changes in computer software and hardware. To permit timely update of the GIS plan submittal requirements the community services director is authorized to adopt revised requirements by administrative rule. The rules adopting new GIS plan submittal requirements shall be numbered sequentially, dated and signed by the public works director, and made available to the public. A copy of the revised GIS plan submittal requirements shall be forwarded to the mayor and council for their information. (Ord. 1691 § 1, 2019: Ord. 1181 §§ 1 – 3, 6 – 8, 2003).