HomeMy WebLinkAboutSubstantial Development Permit - Non Administrative.pdfThis packet may be submitted for the following:
• All development activity inside the shoreline jurisdiction not exempt from a substantial development permit
(see WAC 173-27-040)
A. A complete application is required at the time of submittal. Please answer all questions on the
application clearly and completely.
B. The City's application form must be used, however, the project narrative and answers to the criteria
questions may be submitted on a separate sheet of paper.
C. A Notice of Complete Application or Notice of Incomplete Application will be issued within twenty-
eight (28) days of submittal.
D. A Non -Administrative Substantial Development Permit requires a hearing in front of the Medina
Hearing Examiner.
APPLICATION
A. The following documents are required at the time of submittal, unless otherwise indicated. The
information is required prior to processing of the application unless otherwise indicated. An
incomplete application will not be processed. A complete application will include:
1. Completed Substantial Development Permit Checklist, Substantial Development Permit
Application and Declaration of Agency form
2. Proof of ownership (copy of deed)
3. Site Plan with the following:
a. A general description of the proposed project that includes the proposed use or uses and
the activities necessary to accomplish the project;
b. Identification of the shoreline water body;
c. A general description of the property as it now exists, including physical characteristics and
improvements and structures;
d. A general description of the vicinity of the proposed project, including identification of the
adjacent uses, structures and improvements, intensity of development and physical
characteristics;
e. Identification of the ordinary highwater mark:
i. This may be an approximate location; provided, that for any development where a
determination of consistency with the applicable regulations requires a precise
location of the ordinary high water mark, the mark shall be located precisely and
the biological and hydrological basis for the mark's location as indicated on the
plans shall be included in the development plan;
1 of 3 Rev. 10/2021
ii. Where the ordinary high water mark is neither adjacent to or within the boundary of
the project, the plan shall indicate the distance and direction to the nearest ordinary
high water mark of a shoreline;
f. Existing and proposed land contours with minimum two -foot elevation intervals;
g. A general description of the character of vegetation found on the site;
h. The dimensions and locations of all existing and proposed structures and improvements;
4. A landscaping and/or restoration plan as applicable;
5. Mitigation measures, as applicable;
6. Quantity, source and composition of all fill material that is placed on the site, whether
temporary or permanent;
7. Quantity, composition and destination of all excavation and/or dredged material; and
8. Additional submittal information set forth in the Medina shoreline master program for the use.
B. State Environmental Policy Act (SEPA) checklist (if applicable) — SEPA is a separate permit
C. A word document formatted to Avery address labels containing the names of property owners and
their mailing addresses for all properties within 300 feet or three (3) parcels depth, whichever
distance is greater but not to exceed 1,000 feet. See mailing labels information bulletin for further
information.
1. Vicinity map showing the site with the 300' or three (3) parcels depth minimum buffer of property
owners who will be notified of the application.
D. Any other perspective drawings, renderings, studies, or information the applicant feels is relevant
to support the substantial development permit request.
II. NON -ADMINISTRATIVE SUBSTANTIAL DEVELOPMENT PERMIT PROCESS
A. Please submit the items listed above and any other information which may be required by the City
at the time the application is filed.
B. MODIFICATIONS: Changes to an application that has already been submitted and noticed to
surrounding property owners may trigger the application to be re -noticed.
C. Following receipt of the substantial development permit application, the City will review the
application for completeness and either issue a Notice of Application which includes a public
commenting period outlined in MMC 16.80.110(B)(7) or a Notice of Incomplete Application, listing
the additional required documentation. Any comments that are received by the public will be
forwarded to the applicant for response. A hearing will be schedule with the Medina Hearing
Examiner and a Notice of Hearing will be posted, mailed, and published according to the general
notice requirements in MMC 16.80.140 at least fifteen (15) days before the hearing date.
D. STAFF REPORT AND MEETING AGENDA: A staff report and meeting agenda will be emailed to
the applicant for review a week before the scheduled hearing.
2 of 3 Rev. 10/2021
Ill. PUBLIC HEARING
A. The Hearing Examiner bases his/her decision on the information provided in the application and
testimony given at the public hearing. Information provided to the applicant by City staff or
consultants regarding previous actions shall in no way be construed to indicate what the Hearing
Examiner's decision will be on a given application.
B. At the public hearing all evidence for or against the application will be heard in the following order:
1. The Hearing Examiner will introduce the requested application.
2. Testimony will be heard as follows:
a. Staff
b. Applicant and/or their representatives.
c. Audience in attendance.
3. Correspondence applicable to the case will be provided to the Hearing Examiner.
C. Testimony must be related to the case being considered.
IV. DISPOSITION OF CASES
A. The Hearing Examiner may be prepared to make a final determination on the case following the
conclusion of the hearing or may continue the matter if sufficient reason for such action is found.
B. Before any substantial development permit may be granted, the Hearing Examiner shall find that all
of the following conditions exist in each case of an application for a substantial development permit:
1. The proposed development is consistent with the policies and provisions of the State Shoreline
Management Act of 1971, set forth in RCW 90.58; and
2. The proposed development is consistent with the State Shoreline Management Permit and
Enforcement Procedures, set forth in WAC 173-27; and
3. The proposed development is consistent with the provisions of the Medina shoreline master
program.
C. The decision authority may attach such conditions as to prevent undesirable effects of the proposed
development and to assure consistency of the development with the Shoreline Management Act
and the Medina shoreline master program.
D. The decision of the Hearing Examiner will be issued to City staff ten (10) working days from the
public hearing. The decision is effective upon the date of decision. Notices of Decision will be mailed
to applicants and other interested parties as soon as possible.
V. EXPIRATION
A. An approved substantial development permit shall expire as set forth in WAC 173-27-090.
3 of 3 Rev. 10/2021
This checklist contains the minimum submission requirements for a non -administrative substantial development
permit that are due at the time of submittal. Please note that not all items listed may apply to your submittal.
r
COIjQ[LETE APPLICATION
❑
Non -Administrative Substantial Development Permit Checklist
Complete Substantial Development Permit Application:
❑ Application form
❑ Signature of applicant/agent
❑ All questions answered in full
❑
Declaration of Agency form
❑
Proof of Ownership (copy of deed)
❑
Site Plan with required information
❑
Landscaping and/or restoration plan (if applicable)
❑
Mitigation Measures (if applicable)
❑
Quantity, source and composition of all fill material that is placed on the site, whether temporary or
permanent (if applicable)
❑
Quantity, composition and destination of all excavation and/or dredged material (if applicable)
❑
Additional submittal information set forth in the Medina shoreline master program for the use
❑
State Environmental Policy Act (SEPA) Checklist (if applicable — SEPA is a separate permit)
Mailing labels — Word doc formatted to Avery address labels
❑ Mailing labels containing the names of property owners and their mailing addresses for all properties
within 300 feet or three (3) parcels depth, whichever distance is greater but not to exceed 1,000 feet.
❑ Vicinity map showing the site with the 300' or three (3) parcels depth minimum buffer of property
owners who will be notified of the application.
Rev. 10/2021
Complete this form for the following:
• All development activity inside the shoreline jurisdiction not exempt from a substantial development permit (see
WAC 173-27-040)
• All non-exempt development having a fair market value of $50,000 or less, involving no dredging, and having
grading of 500 cubic yards or less (excluding fill used for habitat) are eligible for an administrative approval
process
Cfl ill j11 flTiTh,
Owner Name:
Owner Email (Required):
Property Address:
Legal Description:
Tax Parcel Number:
Please check one:
❑ Check this box if this is a revision to an approved
❑ Non -administrative ❑ Administrative
substantial development permit
Name:
Email:
Contact Phone:
Alternative Phone:
Mailing Address:
City: State: Zip:
Project Fair Market Value (include all phases for the next five
Other than Lake Washington, are there any critical area(s) located
years):
on the property (Ch. 16.67 MMC)?
❑ YES LINO
Will work occur in Lake Washington?
Shoreline Environment Designation(s) [Check all that apply]:
❑ YES ❑ NO
❑ Residential
❑ Urban Conservancy See MMC 16.61.020
❑ Transportation
❑
If work will occur in Lake Washington, what
_Aquatic
is the type of development (Check all
Does the project include a shoreline variance
that apply):
or shoreline conditional use permit?
❑ Pier/ dock
❑ Hard shoreline stabilization structure
❑ No
❑ Moorage cover
❑ Soft shoreline stabilization measures
❑ Shoreline Variance
❑ Boatlift
❑ Dredging/ Fill
❑ Shoreline Conditional Use Permit
❑ Other Overwater Structure
❑ Other
Please provide a complete description of the proposed project (attach additional pages if necessary):
Page 1 of 3 Rev. 10/2021
The following is the approval criteria for a substantial development permit application. Please respond to each item by providing as
much detailed information as possible to support your request. Attach additional pages if necessary.
The proposed development is consistent with the policy and provisions of the State Shoreline Management Act of 1971
(Chapter 90.58 RCW)
RCW 90.58.020:
• Foster all reasonable and appropriate uses
• Protect against adverse effects to the public health,
the land and its vegetation and wildlife
• Priority to single-family residences and appurtenant
structures
• Minimize insofar as practical, any resultant damage to
the ecology and environment and interference to the
public's use of the water
2. The proposed development is consistent with the State Shoreline Management Permit and Enforcement Procedures
• Washington Administrative Code 173-27
• Chapters 16.80, and Chapter 16.71 or 16.72 MMC
3. The proposed development is consistent with the provisions of the Medina shoreline master program:
a. Comprehensive Plan Goals & Policies (Element 2.1— Shoreline Management Sub -element)
b. Shoreline Master Program Chapters 16.60 through 16.67 MMC
Page 2 of 3 Rev. 10/2021
I certify under the penalty of perjury that I am the owner of the above property or the duly authorized agent of
the owner(s) acting on behalf of the owner(s) and that all information furnished in support of this application is
true and correct.
Signature
Signature
Owner ❑ Agent ❑ Date
Owner ❑ Agent ❑ Date
Page 3 of 3 Rev. 10/2021