Chapter 17.76SITE AND DESIGN REVIEW

Sections:

17.76.010
Purpose.
17.76.020
Applicability.
17.76.030
Timing.
17.76.040
Design review process.
17.76.050
Supplementary development standards.
17.76.010Purpose.

The purpose of these regulations is to promote the public health, safety and general welfare by reviewing development applications to insure compliance with adopted development standards, and-to establish a uniform process for such review.

(Ord. 1163 § 1 (part), 2001)

17.76.020Applicability.

The site and design review process shall be applicable to all permanent new development and redevelopment subject to the following exemptions:

1. Construction of a single-family residence or duplex and accessory structures.

2. Interior remodels.

3. Painting and other maintenance work including re-roofing or re-siding where materials are consistent with the existing materials.

4. Sign permits.

5. Other development determined by-the planning director to not require review.

(Ord. 1163 § 1 (part), 2001)

17.76.030Timing.

For any development activity that requires design review, the applicant must comply with provisions of this chapter prior to approval of a building permit or undertaking any development activity; provided that an applicant may submit a building permit application at any time during the design review process.

(Ord. 1163 § 1 (part), 2001)

17.76.040Design review process.

A. Pre-application Conference. A pre-application conference may be required pursuant to CEMC 17.100.050.

B. Application. Following the pre-design meeting, the applicant shall submit a design review application on a form provided by the planning department, together with the required application fee. The application shall include the following materials – unless waived by the planning director, as well as all application materials required as a result of the pre-design meeting:

1. Written narrative description of-uses, types of structures proposed, hours of operation, abutting properties, proposed access, frequency of deliveries, and construction schedule, including any proposed phasing of development.

2. Five copies of an existing conditions plan drawn to a minimum scale of one inch equals two hundred feet on a sheet no larger than twenty-four inches by thirty-six inches and including one reduced size copy no larger than legal size. The existing conditions plan shall contain the following features; the subject property boundaries, dimensions and size, current structural or landscape setbacks, location of existing on-site driveways and access points within one hundred feet of the subject site, location and dimension of any on-site structures, location of utilities, location of the nearest fire hydrant, location of existing structures within one hundred feet of the site, locations and dimensions of adjacent public or private roads and right-of-way or easements, approximate location of significant natural features including slopes over twenty-five percent, waterbodies, rock outcrops, wetland areas, areas of significant vegetation, the location of trees or groups of trees over six inches in diameter, and the location of any critical areas.

3. Five copies of a site plan drawn to a minimum scale of one inch equals two hundred feet on a sheet no larger than twenty-four inches by thirty-six inches and including one reduced size copy no larger than legal size. The site plan shall contain the following information: the subject property boundaries, dimensions and size, location, dimensions and height of all proposed structures, location of building accesses, proposed setbacks, proposed phasing, proposed landscaping, location and dimensions of vehicle and pedestrian access points and circulation routes, the location of all proposed on-site parking including provisions for handicap parking, any easements, the location of any proposed lights, and any other proposed site improvements.

4. Five copies of proposed architectural elevations.

5. Preliminary grading, erosion control and stormwater plan.

6. Preliminary utility plan.

7. Any other items that are necessary to review the proposed development.

C. Decision. The planning director or review authority shall review the design review application for compliance with the design and zoning regulations of this code, using the design guidelines within the zoning districts and comprehensive plan to interpret how the regulations apply to the subject property. After reviewing the application and application materials, the planning director may grant, deny, or conditionally approve the application subject to modifications and the requirements of CEMC 17.100. No development permit for the subject property requiring design review approval will be issued until the proposed development is granted design review approval or conditional approval. The terms of the design review approval or conditional approval will become a condition of approval on each subsequent development permit and no subsequent development permit will be issued unless it is consistent with the design review approval or conditional approval. The planning director shall send written notice of the design review decision to the applicant. If the design review application is denied, the decision shall specify the reasons for denial.

D. Appeals. Appeals of the decisions are permitted subject to CEMC 17.100.120 (Appeals section).

E. Duration of Approval. The applicant must begin construction or submit a complete building permit application consistent with the design review approval to the city within – the time period specified in CEMC 17.100.130, or that decision becomes void.

F. Criteria for Design Review Approval.

1. In conducting the design review process, it shall be the responsibility of the planning director or designee to review designs for compliance with all the provisions of the zoning code and any other applicable regulations that affect the design of a development.

2. In reviewing design plans the planning director shall consider the following standards have been met. This section does not list all the standards against which the application will be reviewed, the following are listed to indicate the various requirements of development. Failure to comply with – the listed requirements or other requirements not listed here shall be ground for denial of design review approval.

a. The proposed use is permitted within the zoning district in which it is located.

b. The proposed design meets the dimensional requirements of the zoning district including lot, yard, building, height and other requirements.

c. The proposed design meets landscaping, screening and buffering standards of CEMC 17.64.

d. The proposed design meets the off-street parking and loading requirements of CEMC 17.56.

e. The standards of Chapter 18.01, maintenance, enhancement and preservation of critical areas are met.

f. The proposed design and use meets all other applicable sections of Cle Elum Municipal Code.

g. Public improvements are completed in compliance with applicable code sections.

h. Adequate and safe provisions are made for pedestrian and vehicle access.

i. All conditions of applicable previous approvals (SEPA review, CUP, rezones) are met.

j. All applicable conditions and criteria found in other Cle Elum Municipal Code titles are met.

(Ord. 1163 § 1 (part), 2001)

17.76.050Supplementary development standards.

In addition to the requirements identified elsewhere in this title, developments subject to design and site plan review shall contain the following standards unless otherwise specified in the zoning district.

A. A continuous pedestrian walkway shall be provided from the public street to access building entrances. The pedestrian walkway shall be a minimum of six feet wide and shall be elevated, protected by a curb, bollards, or landscaping otherwise protected to prevent vehicles from parking, driving or entering the walkway. The required six feet may not be encroached by vehicle overhangs. The walkway shall be composed of Portland cement concrete, brick pavers or other similar surface. Where a walkway must cross a vehicle access aisle it shall be distinguished from the driving areas by use of an alternative paving material which may be brick, payers, or scored, brushed or colored concrete.

B. Ground level mechanical equipment shall be screened with visual barriers from adjacent property, public roadways, parks or other public areas. Mechanical equipment on roofs shall be screened from ground level.

C. A storage area for garbage and recycling containers shall be provided. The area shall be fully screened by a fence, wall, landscaping or combination thereof. Storage areas may not be located in a public right-of-way and where an alley serves the site, shall only be accessed from the alley.

D. Predominant building materials shall be those materials that are characteristic of the historic buildings in the city or characteristic of central Washington, such a brick, wood, native stone, and tinted and textured masonry. Visible roofs should be metal. Architectural methods, such as parapets, shall be used to conceal flat roofs. Mansard roofs are prohibited.

E. Outdoor storage and display of materials shall be screened from streets, rights-of-way and adjacent properties may a fully site obscuring buffer consisting of appropriate fencing and landscaping.

F. For all uses creating over two thousand square feet of new impervious surfaces a stormwater control plan is required that treats and retains all stormwater on-site. This section shall not apply to development within the Old Town commercial zoning district. Development in the Old Town commercial may either treat and retain all stormwater on-site or make connection to an available city owned – system in a fashion acceptable to the public works director and making any necessary improvements. Impervious surfaces shall include cement, concrete, packed earth and gravel or other similar surface which changes the runoff patterns from native soils.

G. Roofs shall be designed such that snow from the roof will not be deposited on adjacent public or private properties.