Chapter 18.12
BUILDING CODES
Sections:
18.12.010 Building permit – Application required.
18.12.020 Obtaining and filing application.
18.12.030 Approval of application by commission.
18.12.040 Design review – Intent.
18.12.050 Design review – Applicability.
18.12.060 Design review – Standards.
18.12.070 Design review – Application submittal.
18.12.080 Design review – Filing fees.
18.12.090 Design review – Implementation.
18.12.100 Performance standards.
18.12.010 Building permit – Application required.
No person shall erect a building or structure of any kind, alter any building or structure already erected when said alteration is intended for the changing of purpose or use of occupancy, or institute or change property use within the incorporated limits of the city without first making application for a building permit. (Ord. 394 § 2.10(A), 1981)
18.12.020 Obtaining and filing application.
A. Application for a building permit shall be obtained from the city building department and it shall be completed in full. The applicant will secure all other necessary permits, variances, environmental review, rezones and any other required review prior to applying for a building permit. Applications must be submitted with a plot/site plan drawn to scale clearly showing all streets, alleys, easements, and setbacks and including a copy of the plans for new construction. All building permits shall be approved by the building department/planning department, and the water and sewer department (as applicable for location and availability of services) before approval of the application is granted. In granting approval of the application, the city building department/planning department shall affirm that the proposal will:
1. Comply with the building codes adopted by the city;
2. Comply with the requirement for the zone where the project is located;
3. Determine concurrence of the owner with the project.
B. In making its decision, the building department/planning department may require that additional information, if deemed reasonable and proper, be furnished by the applicant. The building department/planning department reserves the right to impose reasonable and special conditions on a permit to protect the health, safety, morals and general welfare of the city. Upon determination that the plans and intended use of the building or property conform in all respects with the provisions of this title, a building permit shall be granted and shall be issued by the city building department upon payment of all fees. (Ord. 605 p.3 § 1, 1991; Ord. 394 § 2.10(B), 1981)
18.12.030 Approval of application by commission.
In accordance with all requirements and procedures of DPMC Title 19, any building permit issued under the provisions of this chapter shall be processed as either a Type I (ministerial) or Type II (administrative) application, depending upon whether or not the application is subject to SEPA evaluation and/or review by the planning commission. Where a building permit is in direct and immediate association with a Type III (quasi-judicial) application, the city may, at its discretion, process the associated building permit concurrently with the quasi-judicial application sought, in compliance with all Type III requirements and procedures set forth in this title and in DPMC Title 19. In accordance with Chapter 18.96 DPMC and DPMC Title 19, any notice of decision issued by city staff or the planning commission under the provisions of this chapter may be appealed to the city council.
A. All permits for accessory buildings including, but not limited to, garages, carports, and storage facilities; new structure dwelling units including, but not limited to, apartments, hotels, motels, single-family and multifamily residences, designated manufactured homes, manufactured homes, mobile homes, and modular homes; business and professional buildings (site-built, mobile, designated manufactured, manufactured, or modular) including, but not limited to, hospitals, utilities, and supermarkets, shall not be issued nor deemed valid until reviewed by the planning commission with the planning department at a commission meeting. Early starts will not be granted prior to review of these permits.
B. In making its decision, the commission may require that additional information, if deemed reasonable and proper, be furnished by the applicant. The commission reserves the right to impose reasonable and special conditions on a permit to protect the health, safety, morals, and general welfare of the city. Upon commission determination that the plans and intended use of the building or property conform in all respects with the provisions of this title, a building permit shall be granted and shall be issued by the city building department upon payment of all fees.
C. In the event the city building/planning departments should be without permanent staff, all permits will be approved by the commission during the interim. (Ord. 722 § 62, 1998; Ord. 605 p.3 § 2, p.4 § 3, 1991; Ord. 394 § 2.10(C), 1981)
18.12.040 Design review – Intent.
The intent of design review is to promote the general welfare of the community by achieving the following purposes:
A. To protect the community from the adverse effects of poor design and to encourage good professional design practices;
B. To enhance the beauty, livability, and prosperity of the community;
C. To encourage high quality development;
D. To discourage poor exterior design, appearance, and inferior quality which is likely to have a depreciating effect on the local environment and surrounding area; and
E. To encourage originality, creativity, and diversity in design and to avoid monotony. (Ord. 722 § 63, 1998)
18.12.050 Design review – Applicability.
The provisions of the design review sections of this chapter shall apply to new buildings and structures, exterior remodeling and exterior changes of or to existing buildings for which a building permit is required. Upon approval by the planning commission and issuance of a building permit, no changes to approved plans which affect the exterior of a project shall be permitted unless approved by the planning commission. Notwithstanding the above provisions, the following activities are exempt from the design review provisions of this chapter:
A. Interior design and interior modifications to buildings or structures; and
B. Minor remodeling projects; provided, that such remodeling does not involve a change in the architectural style of the building or structure, and does alter exterior site features such as landscaping, driveways, and walkways. (Ord. 722 § 64, 1998)
18.12.060 Design review – Standards.
When considering site development applications, the planning commission shall by guided by the standards set forth in this section. The planning commission may impose conditions related to site planning, design, general layout, and appearance. The commission shall approve, approve with conditions, or deny the design of the project.
A. The following standards and criteria may be used by the planning commission which may require changes in materials, general design and layout, and other design changes as may be necessary.
1. In addition to the height and minimum setback requirements set forth for the zone in which the property is located, changes in material, height, projections in the vertical or horizontal plane, or similar facade changes should be encouraged on visible exterior building walls. Primary attention shall be given to those sides visible from the public right-of-way.
2. The appropriateness of a new or remodeled building to the zoning and area within which it is located, surrounding architectural design, scale, and streetscape appearance should be considered. Integrated and harmonious design themes are encouraged, including the use of consistent materials, colors, textures, and signs on exposed building walls. New development or remodeling should be designed in such a way as to upgrade the appearance and quality of the area and be harmonious with existing improvements.
3. Conflicting relationships to adjacent buildings, structures, improvements, and uses should be avoided as appropriate to the zone and area.
4. To the extent practical, boundary and other walls and fences should be complementary in color, texture, and materials to the development as a whole.
5. To the extent practical, walkways, patios, court yards, driveways, and parking areas should be complementary in design to the development as a whole.
6. Landscaping shall be integrated into the architectural scheme so as to accent and enhance the appearance of the development. Existing mature trees over eight inches in diameter on the site and within the public right-of-way, as well as trees on adjacent property within 20 feet of the common property line, should be considered for preservation in the site planning.
7. Rooftop equipment shall be incorporated into the design of the project in such a manner that it is completely enclosed on all sides or concealed from view by screening, roofing, or parapets at least six inches higher than the height of the uppermost part of such equipment.
B. The planning commission shall ensure the compatible design of all multifamily and nonresidential projects which abut properties in the R-1A, R-2A, R-2B, R-3A, or R-3B zones. To accomplish this goal, the planning commission shall have the authority to impose more restrictive development standards than the provisions of the zone in which the project is located. The planning commission shall review each multifamily and nonresidential project in terms of its impact on the adjoining residential neighborhood, including but not limited to such design elements as window location, balconies, location of recreational facilities, entryways, and garage or parking locations. The planning commission may require transitional height increases in order to promote a visual transition between the multifamily or nonresidential project and the adjoining residential neighborhood and to ensure that adequate landscape buffering is provided and permanently maintained. The planning commission shall also consider building facades, roof designs, and use of materials and colors to ensure compatibility with the architectural design elements generally found in the adjoining residential neighborhood. (Ord. 722 § 65, 1998)
18.12.070 Design review – Application submittal.
Applications for design review shall be made on forms prescribed by the city. Said application and accompanying materials shall be filed with the planning director, who shall determine whether the application and materials are complete prior to review by the planning commission in accordance with the determination of completeness requirements of DPMC Title 19. Information to be supplied with the application shall include: a dimensioned site plan; building floor plans; isometric sketch perspective for each elevation; building elevation views; descriptions of the type, color and texture of primary building materials to be used; a landscape plan indicating the type, size, number, and location of all existing and proposed plantings; as well as the materials and textures of all walks, drives, walls, fences, and other features. Other information as necessary to demonstrate the extent to which the proposed development is in keeping with the intent and standards of design review must also be provided. (Ord. 722 § 66, 1998)
18.12.080 Design review – Filing fees.
Filing fees in an amount as specified by resolution of the city council shall be paid upon the filing of each application for design review for the purpose of defraying the cost of labor and materials incidental to the proceedings prescribed in the design review sections of this chapter. (Ord. 722 § 67, 1998)
18.12.090 Design review – Implementation.
No certificate of occupancy will be issued for any project until all aspects of the approved design review application have been satisfactorily implemented, including but not limited to building completion, installation of all landscaping and irrigation, completion of walkways and walls or fences, completion of parking garages or areas, and completion of driveway improvements to the roadway within the public right-of-way. In the event that winter weather precludes timely completion of certain site improvements in accordance with the approved design review application, the planning director may allow occupancy to proceed upon receipt of an acceptable guarantee of financial surety to complete installation when weather conditions allow. In no event shall such guarantee be allowed if the incomplete improvements would result in damage to the development or to other improvements in the vicinity, whether public or private. (Ord. 722 § 68, 1998)
18.12.100 Performance standards.
All uses shall be developed and used in a manner than complies with the following standards:
A. All uses shall fully comply with all applicable federal, state, and regional standards governing noise, vibrations, odors, air quality, smoke, hazardous materials, sanitary waste, and solid waste.
B. All uses shall be operated in such a manner that there is no discharge whatsoever into a public or private sewerage disposal system or into the ground of any materials that may contaminate any domestic water supply source or surface waters, or that may otherwise cause the emission of dangerous or offensive elements.
C. All flammable materials shall be stored in accordance with the latest edition of the Uniform Fire Code in a manner satisfactory to the fire chief.
D. All lighting shall be arranged so as to not produce glare on public roadways and/or upon any neighboring residential properties. Welding, acetylene torch, or other similar processes shall be performed so as to not be seen from outside the property lines.
E. All roadways, parking spaces, and storage areas shall be treated and maintained to effectively eliminate dust as a result of wind or usage. Open spaces shall be landscaped or otherwise maintained to effectively eliminate dust.
F. All uses shall collect and suitably dispose of stormwater runoff. Any building permit application shall be accompanied by a drainage plan, and the approved stormwater runoff collection and disposal system shall be installed and functional prior to approval of completed construction on the property.
G. All open storage that does not constitute a display for retail, wholesale or rental use shall be enclosed by a fence or wall six feet in height which obscures the view of the open storage area from adjoining properties and streets. As an alternative to a fence or wall, the city may permit one of the following: planting of a solid evergreen hedge at least six feet in height (such as green arborvitae shrubs); installation of a landscaped berm with the berm being a minimum of six feet in height; or development of a combination landscaped earthen berm topped with a solid evergreen hedge having a combined total minimum height of at least six feet.
All outdoor trash, garbage, and refuse storage areas shall be screened on all sides from public view and, at a minimum, shall be enclosed on three sides with a six-foot-high concrete block or masonry wall, or a solid fence, with a solid gate for access installed on the fourth side. (Ord. 831 § 1, 2006; Ord. 722 § 69, 1998)