Chapter 20.49
SITE PLAN REVIEW PROCEDURES
Sections:
20.49.040 Application and content.
20.49.050 Consideration of site plan.
20.49.060 Effect of site plan approval.
20.49.070 Appeal of a site plan decision.
20.49.010 Purpose.
Development proposals sometimes require major administrative decisions and interpretations regarding permitted uses, critical areas, access, traffic mitigation, SEPA determination, and other site planning factors. Such administrative actions may be needed before project feasibility can be determined and before building footprints can be identified. Site plan review allows an early opportunity for coordinated decision-making among different city departments responsible for making administrative decisions on development proposals. Site plan review also allows developers an opportunity to resolve site planning issues before devoting substantial time and expense to preparing building plans. It also provides developers with certainty at an early point in the land development process. (Ord. 1851-0614 § 1 (part), 2014: Ord. 1184 (part), 1986)
20.49.030 When required.
A site plan review shall be required in the following instances:
A. Original construction of new facilities or structures except single-family dwellings or duplexes; or
B. Where, in the opinion of the director, the magnitude and character of the project is sufficiently complex to warrant site plan review, or the project could result in an adverse effect on adjacent properties or the subject property or other public facilities if not planned early and carefully. (Ord. 1851-0614 § 1 (part), 2014: Ord. 1311-191 § 1 (part), 1991; Ord. 1184 (part), 1986)
20.49.040 Application and content.
Application for site plan review shall be made upon forms provided by the city and shall, unless waived by the director, include the following:
A. An environmental checklist when required;
B. A site plan drawn to scale showing location, size, bulk, height and number of stories for all structures existing and proposed. The site plan shall indicate existing and proposed contours, the layout of all existing and proposed driveways, pedestrian walks, landscaped areas, fences, walls, off-street parking and loading areas, curbs, gutters and extent of street pavings, storm drainage together with necessary storm retention, location of all utilities including fire hydrants. The site plan shall indicate the location of entrances and exits and the direction of traffic flow into and out of off-street parking and loading areas, the location of each parking space, and each loading berth, and areas of turning and maneuvering vehicles. The site plan shall indicate how utility service and drainage are to be provided;
C. Tabulations indicating:
1. Lot size,
2. Square footage of structures,
3. Percentage of landscaping,
4. How the applicant will meet parking requirements prescribed for that use by the zoning code;
D. A general landscape plan drawn to scale showing the location of existing trees on the site, the location and design of landscaped areas, the varieties and sizes of trees and plant materials to be planted on the site, and other pertinent landscape features and irrigation systems required to maintain trees and plant materials;
E. Architectural drawings or sketches drawn to scale including floor plans and elevation in sufficient details to permit computations of yard requirements;
F. A sign plan drawn to scale showing the location, size, design, material, color and method of illumination of all exterior signs;
G. A narrative describing the general nature of the proposed use. (Ord. 1851-0614 § 1 (part), 2014: Ord. 1184 (part), 1986)
20.49.050 Consideration of site plan.
A. Upon receipt of the site plan review application, the director shall circulate the site plan to the following for review and comments: city engineer, building official, fire marshal, police chief, and other city departments affected by the proposed project.
B. Within two weeks of a determination under SEPA by the responsible SEPA official regarding the proposed project, the director may schedule and hold a site plan review committee meeting. At that meeting shall be the persons defined in subsection A of this section plus the applicant and his/her representatives. The director, after reviewing all comments and suggestions from the site plan review committee meeting, shall within ten working days from the date of the site plan review committee meeting modify, approve, approve subject to conditions, or reject the site plan. Modifications and conditions may be imposed only to the extent reasonably necessary to eliminate or minimize adverse effects on adjacent properties, subject properties or public facilities. The decision to require modifications or conditions shall be based upon the following factors: noise level, traffic flow and parking, sight obstruction, internal circulation, drainage, flood control, location, size and availability of public facilities, possible requests for variance or conditional use, effect of the project on adjacent and surrounding properties, landscaping, and site or building design.
C. Modifications and conditions required by the director shall be limited to:
1. Location, dimensions of and method of improvements to all property to be dedicated to the public or to public utilities including, but not limited to, street right-of-way and utility easements;
2. Location, size, dimensions of yards, courts, setbacks and all other open spaces between buildings and structures;
3. Location, dimensions and method of improvement of all driveways, curbs and gutters, parking areas, walkways and means of access, ingress and egress, and drainage;
4. Location, size, bulk, exterior surfaces, height and number of stories of all buildings and structures, including signs, walls and fences;
5. Location, size, dimensions, design elements and materials used in landscaped areas; and
6. Improvements to city standards of adjacent streets by the applicant, including paving, curbs, gutters, sidewalks, provisions of street lights, and traffic-control facilities where the city engineer determines that traffic generation and flow, and circulation patterns warrant such improvement. (Ord. 1851-0614 § 1 (part), 2014: Ord. 1311-191 § 1 (part), 1991; Ord. 1194, 1986; Ord. 1184 (part), 1986)
20.49.060 Effect of site plan approval.
A. The approval of a site plan shall vest the applicant to the land use regulations in effect at the time of the application for a period of one year after approval; provided, that the applicant files a complete application for a building permit within this timeframe.
B. The director may grant an extension in writing of up to a two-year period upon good cause shown. (Ord. 1851-0614 § 1 (part), 2014: Ord. 1311-191 § 1 (part), 1991; Ord. 1184 (part), 1986)
20.49.070 Appeal of a site plan decision.
Appeals of director decisions relating to site plan applications may be appealed to the hearing examiner by submitting to the director a written notice of appeal within twenty days of the director decision. (Ord. 1851-0614 § 1 (part), 2014: Ord. 1311-191 § 1 (part), 1991; Ord. 1184 (part), 1986)