Chapter 17.46
SITE PLANS
Sections:
17.46.030 Site plan application.
17.46.040 Preliminary site plan conference.
17.46.050 Contents of a complete application.
17.46.060 Site plan review committee.
17.46.070 Criteria for approval.
17.46.080 Duration of approval.
17.46.090 Amendments to a site plan.
17.46.010 Intent.
This chapter is intended to provide procedures for the review of site plan applications. Site plan review is intended to ensure that development projects carried out in given zoning districts are executed in a manner consistent with existing ordinances concerning public utilities, traffic, facilities and services and provide unified site design, access, landscaping, screening, building placement and parking lot layout. The site plan review process is not intended to review and determine the appropriateness of a given use on a given site. It is intended to ensure that development of a site will provide the features necessary to protect the health, safety and general welfare of the citizens of the city. (Ord. 1472 §2(part), 2017)
17.46.020 Applicability.
Site plan review and approval shall be required prior to issuance of a building permit when provided under this chapter. Site plan review shall be required for the following:
A. All new nonresidential uses for the location of any building or any multifamily development in which more than two dwelling units would be contained.
B. The expansion of any building or development as defined in Chapter 17.56 exceeding twenty percent of the existing floor or site area, or any one-thousand-square-foot addition or increase in impervious coverage thereto, whichever is the lesser.
C. Exceptions to providing a site plan under this section include:
1. Planned unit developments, divisions of land into four lots or less, binding site plans, or lot line adjustments;
2. Normal or emergency repair or maintenance of public or private buildings, structures, landscaping, or utilities; and
3. Interior remodeling and tenant improvements to buildings previously reviewed and approved. (Ord. 1472 §2(part), 2017)
17.46.030 Site plan application.
An application for site plan approval may be filed by the property owner, lessee of the property with more than a month-to-month tenancy or authorized agent of the property owner. These shall be submitted to the city administrator. (Ord. 1472 §2(part), 2017)
17.46.040 Preliminary site plan conference.
Prior to applying for site plan review, a developer may present to city staff a preliminary site plan, which shall contain in a rough and approximate manner all of the information required on the site plan application. The purpose of the conference is to enable the developer to obtain the advice of city staff as to the intent, standards and provisions of this chapter with regard to the proposed plan. Information presented for preliminary site plan discussion shall be considered confidential. (Ord. 1472 §2(part), 2017)
17.46.050 Contents of a complete application.
Each application for a site plan review shall contain the following information:
A. An environmental checklist when required;
B. The title and location of the proposed development, together with the names, addresses and telephone numbers of the recorded owners of the land and the applicant, and, if applicable, the name, address and telephone number of any architect, planner, designer or engineer responsible for the preparation of the plan, and of any authorized representative of the applicant;
C. A written description addressing the scope of the project, the nature and size in gross floor area of each use, and the total amount of square feet to be covered by impervious surfaces;
D. A vicinity map showing site boundaries and existing roads and accesses within and bounding the site;
E. A topographic map based upon a site survey delineating contours, existing and proposed, at no less than five-foot intervals and which locates existing streams, marshes and other natural features;
F. Site plans drawn to a scale no smaller than one inch equals fifty feet showing location and sizes of uses, buffer areas, proposed areas of disturbance or construction outside of the building footprint, yards, open spaces and landscaped areas and any existing structures, easements and utilities;
G. A circulation plan drawn to a scale acceptable to the public works director illustrating all access points for the site, the size and location of all driveways, streets and roads with proposed width and outside turning radius, the location, size and design of parking and loading areas, and existing and proposed pedestrian circulation system. If a project will generate more than ten peak hour trips, a traffic impact study prepared by a qualified transportation planner or professional engineer shall be submitted;
H. A preliminary drainage and storm water runoff plan;
I. A utility plan;
J. A plot plan of all proposed landscaping, including the treatment and materials used for open spaces, and the types of plants and screening to be used;
K. Typical building elevation and architectural style;
L. A listing of the names and addresses of property owners of record within three hundred feet of the project property, including preprinted labels bearing the names and addresses of the property owners of record within three hundred feet of the project property. (Ord. 1472 §2(part), 2017)
17.46.060 Site plan review committee.
There is established a site plan review committee consisting of the mayor, city administrator, public works director and building official or their designated representatives, which committee shall review and report on site plan reviews. The review committee may do the following:
A. Approve the application as submitted;
B. Approve the application with conditions;
C. Continue consideration of the application to another meeting to allow the applicant to provide additional information;
D. Table the application to allow the applicant to further refine or redesign the project to meet city criteria;
E. Disapprove the application as submitted. (Ord. 1472 §2(part), 2017)
17.46.070 Criteria for approval.
The city shall consider approval of the site plans with specific attention to the following:
A. Compatibility with the city’s comprehensive plan;
B. Compliance with all applicable design and development standards contained in this title and other applicable regulations;
C. Availability and accessibility of adequate public services such as roads, sanitary and storm sewer, and water to serve the site at the time development is to occur, unless otherwise provided for by the applicable regulations;
D. Adequate provisions are made for other public and private services and utilities, parks and trails (e.g., provide copies of private covenant documents);
E. Compatibility with the zoning district; and
F. All relevant statutory codes, regulations, ordinances and compliance with the same. (Ord. 1472 §2(part), 2017)
17.46.080 Duration of approval.
Construction on the project must commence within twenty-four months from the date of final action by the city; otherwise, the approval of the project becomes null and void. (Ord. 1472 §2(part), 2017)
17.46.090 Amendments to a site plan.
A. Minor adjustments may be made and approved when a building permit is issued. Minor adjustments are those which may affect the precise dimensions or siting of building (i.e., lot coverage, height, setbacks) but which do not affect the basic character or arrangement and number of buildings approved in the plan, nor the density of the development or the amount and quality of open space and landscaping. Such dimensional adjustments shall not vary more than ten percent from the original, but shall not exceed the standards of the applicable district.
B. Major site plan adjustments are a Type II permit application and are processed in accordance with this chapter. Major adjustments or amendments are those which substantially change the character, basic design, density, open space or other requirements and conditions of the site plan. When a change constitutes a major amendment, no building or other permit shall be issued without prior review and approval by the city. (Ord. 1472 §2(part), 2017)