Chapter 16.09
BINDING SITE PLANS
Sections:
16.09.020 Application requirements.
16.09.030 Permit decision and appeal process.
16.09.040 Criteria for approval.
16.09.050 Certification of segregation.
16.09.010 Scope.
Any land designated exclusively for commercial or industrial development in accordance with this code which is being divided for the purpose of sale, lease, or other transfer of ownership when more than one (1) principal building is to be constructed on one (1) lot of record shall conform to the procedures and requirements of this chapter if the applicant wishes to exercise the subdivision exemption authorized by WMC 16.01.050(D). [Ord. 2016.01 § 3, 2016].
16.09.020 Application requirements.
To be considered for binding site plan approval, the applicant must submit the following:
A. A completed project permit application pursuant to WMC 15.04.060;
B. A site plan with:
1. Name of the binding site plan,
2. Legal description of land contained in the binding site plan,
3. Names, addresses and telephone numbers of all persons, firms, and corporations holding interest in the land,
4. A survey with the name, address, telephone number and seal of the registered land surveyor or engineer who made, or under whose supervision was made, a survey of the proposed binding site plan,
5. The date of the survey,
6. The boundary lines of the proposed binding site plan,
7. All existing monuments and markers,
8. The boundaries of all lots within the proposed binding site plan, together with the numbers and letters proposed to be assigned each lot,
9. The location, names and widths of all existing streets and easements within the proposed binding site plan and adjacent thereto,
10. Location of all permanent buildings, wells, watercourses, bodies of water, all overhead and underground utilities, railroad lines, municipal boundaries, township lines, and other important features existing upon, over, or under the land proposed to be subdivided,
11. Contour lines at two (2) foot intervals or other data acceptable to the Town Engineer,
12. A layout of proposed streets, alleys, utility mains, and parcels proposed to be dedicated to or reserved for public or community school, park, playground or other uses. Streets shall maintain the established grid system of the Town as nearly as possible and shall use street names or designations consistent with the existing grid system but shall not otherwise use deceptively similar names of existing streets in the Town or Pierce County,
13. Preliminary plans of proposed water distribution systems, sewage disposal systems, drainage systems, and proposed streets, indicating locations, grades, and elevations at termination points of lines. Said plans shall be drawn upon standard profile sheets or other such sheets as approved by the Town Engineer. Three (3) copies of said plans shall be submitted,
14. A vicinity or location sketch,
15. Owners of land adjacent to the binding site plan and the names of any adjacent subdivisions,
16. A copy of any restrictive covenants proposed to be imposed on the land within the binding site plan, and
17. If individual septic tanks are permitted by applicable Town regulations, soil data acceptable to the local Health District;
C. A title report for each parcel proposed within the binding site plan; and
D. An application fee, as specified in this title. [Ord. 2016.01 § 3, 2016].
16.09.030 Permit decision and appeal process.
The Town Council shall render decisions on binding site plans pursuant to the decision criteria described in WMC 15.04.170, the procedures specified in Chapter 15.04 WMC, and the deadlines imposed by Chapter 58.17 RCW, to the extent required by State law. [Ord. 2016.01 § 3, 2016].
16.09.040 Criteria for approval.
Every binding site plan shall comply with the provisions of this chapter and the sections hereof.
A. Access Standards for Binding Site Plans.
1. The Town Planner shall review the proposed permit for adequate ingress and egress to all proposed lots for both vehicles and pedestrians. The administrator may require the extension of streets or access rights from the property line to property line of the binding site plan to ensure the feasibility of future extension of the circulation system.
2. The Town Planner may limit the location of direct access to Town arterials or other Town streets if there is other reasonable access available.
3. The Town Engineer or designee will deny any access not meeting Town standards.
4. The face of the binding site plan shall include a notification of any obligation by an adjoining landowner to construct or maintain an access.
B. Access Standards. Private streets, access corridors, and tracts may be approved by the Town Planner, in consultation with the Town Engineer or designee and Fire Marshal pursuant to the design standards designated in Chapter 16.05 WMC.
C. The granting of the proposed permit will not be injurious to the uses, planned uses, property, or improvements adjacent to, and in the vicinity of, the site upon which the proposed plat is to be located.
D. The proposal is consistent and compatible with the intent of the goals, objectives and policies of the Town’s comprehensive plan.
E. The proposal must protect adjacent properties, the vicinity, and the public health, safety, and welfare of the community. To accomplish this, the applicant must mitigate any hazardous conditions introduced to the site.
F. Adequate public facilities and services must support the binding site plan. The Town may impose conditions to ensure the use does not adversely affect those facilities or services.
1. The applicant must demonstrate how on-site drainage will conform to WMC Title 19, Development Standards.
2. The Town Engineer or designee shall consider factors including, but not limited to, sight distance at points of access/egress, and any improvements identified in the most recently adopted Town of Wilkeson transportation improvement plan.
3. The applicant must demonstrate the availability of public services necessary for the support of the proposal to the Town Planner. These may include, but shall not be limited to, availability of utilities, transportation systems (including vehicular, pedestrian and public transportation systems), and police and fire facilities. The Town Engineer shall review all utilities design and installation against the applicable development regulations and the public works development standards and regulations.
G. Provision of fire hydrants must conform to the requirements of 2009 International Fire Code, as amended or superseded, and any applicable public works development standards and regulations.
H. The applicant has provided all required SEPA environmental documentation pursuant to Chapter 18.11 WMC. The SEPA responsible official (Chapter 18.06 WMC) may adopt any existing environmental documents or incorporate those documents by reference.
I. The proposed binding site plan must, at a minimum, meet the following requirements, as applicable:
1. Parking areas design shall conform to Chapter 17.04 WMC, Off-Street Parking and Loading Requirements. Additionally, the design shall minimize impact of headlight glare from internal traffic on adjoining streets or residential uses.
2. For applications containing possible residential uses, or if the site abuts an existing residential use, the applicant must construct, and the Town approve, a solid visual and noise barrier composed of fencing and landscaping prior to occupancy.
J. Adequate public facilities and services must support the use.
1. On-site drainage shall conform to Chapter 15.20 WMC, Land Alteration Including Clearing, Grading, Filling, and Drainage Regulations, and the applicable public works development standards and regulations, and all best management practices for grading erosion control.
2. The proposal meets all adopted Town standards for: water connection and distribution including fire standards, sewers to applicable standards, dry utilities, and planting and landscaping including irrigation.
K. The Town is able to monitor and enforce all conditions of approval and all inspections necessary to lessen any impacts of the proposed construction. The applicant may propose privately funded special inspectors from the Town’s approved list for this purpose.
L. Performance Guarantees. This section applies to the required performance guarantees for all binding site plans. The Town Engineer or designee may prescribe the form of the performance guarantee and establish the amount, format and terms of any required maintenance security per WMC 15.01.130 (Security agreement).
M. Consolidation of Review. Unless an applicant for a lot line adjustment approval requests otherwise, a lot line adjustment shall be processed simultaneously with applications for rezones, variances, planned unit developments, site plan approvals, and similar quasi-judicial or administrative actions to the extent that procedural requirements applicable to these actions permit simultaneous processing pursuant to WMC 15.04.050. [Ord. 2016.01 § 3, 2016].
16.09.050 Certification of segregation.
If a building permit is requested for construction within any approved binding site plan, the Town Planner shall, prior to or concurrently with the issuance of the building permit, issue a document entitled “certificate of segregation” stating that the segregation or construction substantially complies with the approved plan. The portion of the plan for which the building permit is requested shall be legally described in the certificate. [Ord. 2016.01 § 3, 2016].