Chapter 17.62
SITE PLAN APPROVAL

Sections.

17.62.010    Purpose.

17.62.020    Site plan approval required.

17.62.030    Application requirements.

17.62.040    Permit decision and appeal processes.

17.62.050    Site plan review and approval criteria.

17.62.060    Permit revisions and modifications.

17.62.070    Time limits.

17.62.010 Purpose.

The purpose of site plan approval is to ensure compatibility between new developments, existing uses and future development in a manner consistent with the goals and policies of the comprehensive plan, in order to create safe and healthful conditions, and to protect critical areas. Site plan approval is required in order to promote developments which are harmonious with their surroundings; to maintain a high quality of life for area residents; to ensure that new developments are planned and designed to protect privacy; to determine appropriate lighting and noise mitigation measures; and to ensure adequate and safe access. A site plan may be approved for a single parcel of land or in conjunction with a subdivision or binding site plan. (Ord. 1741 § 32, 2009).

17.62.020 Site plan approval required.

A. No site plan approval is required for:

1. Any form of subdivision approval or amendment;

2. Any single-family home or duplex;

3. Any mobile or manufactured home.

B. Minor site plan approval is required for the following:

1. Multifamily residential developments creating up to five dwelling units on a single parcel of land;

2. New nonresidential construction of up to 2,000 square feet;

3. Additions of up to 5,000 square feet in impervious surface.

C. Major site plan approval is required for the following:

1. Multifamily residential developments creating more than five dwelling units;

2. New nonresidential construction of over 2,000 square feet;

3. Additions of over 5,000 square feet in impervious surface;

4. Mixed use developments;

5. Any type of development that is not classified as a “minor” site plan;

6. Any project for which the city’s SEPA responsible official determines that site plan approval is appropriate or necessary.

D. Applicants seeking exemption to subdivision review by subjecting projects to Chapters 64.32 and 64.34 RCW as authorized by MMC 16.04.015(G) shall acquire binding site plan review by meeting the requirements of this chapter. Single-family residential developments with five units or less shall be classified as a minor site plan and those with more than five dwelling units shall be classified as major site plans. The approved site plan shall contain the statements required by MMC 16.04.015(G). The site plan shall be recorded.

E. No person shall commence any use or erect any structure without first obtaining the approval of a site plan as set forth in this chapter, and no use shall be established, no structure erected or enlarged, and no other grading, improvement or construction undertaken except as shown on an approved site plan which is in compliance with the requirements set forth in this chapter. (Ord. 1741 § 32, 2009).

17.62.030 Application requirements.

An application for a site plan approval permit shall include all of the information required in Chapter 17.70 MMC (Application Requirements). (Ord. 1741 § 32, 2009).

17.62.040 Permit decision and appeal processes.

A. The director of planning and community development shall decide on minor site plan reviews. The review shall be in accordance with Process Type III (Chapter 17.71 MMC, Permit Decision and Appeal Processes).

B. The hearing examiner shall decide on applications for major site plan review. The review shall be in accordance with Process Type IV of Chapter 17.71 MMC (Permit Decision and Appeal Processes). (Ord. 1741 § 32, 2009).

17.62.050 Site plan review and approval criteria.

A. The hearing examiner or the director shall review and approve, approve with conditions, or disapprove the site plans for all proposed new developments or structures where site plan approval is required.

B. The hearing examiner or the director shall make the following findings:

1. The site is of adequate size to accommodate the proposed use, including, but not limited to, parking, traffic circulation, and buffers from adjacent properties, if needed; and

2. All external illumination is designed to face inward, so that impact to adjacent properties is minimized to the greatest extent practicable; and

3. Parking areas are designed to assure that headlight glare from internal traffic does not affect motorists on adjoining streets; and

4. On-site drainage is designed to assure that post-construction drainage has no greater impact on downstream properties than preconstruction drainage; and

5. There is adequate sight distance at each proposed point of access to the site to assure traffic safety; and

6. If the site abuts an existing residential use, a solid visual and noise barrier composed of fencing and landscaping will be in place prior to occupancy; and

7. The site plan is consistent with the policies set forth in the state’s Growth Management Act; and

8. The site plan is consistent with the city’s comprehensive plan; and

9. The site plan complies with all applicable city development regulations including, but not limited to, all regulations found in MMC Titles 13, 16, 17 and 18. (Ord. 1741 § 32, 2009).

17.62.060 Permit revisions and modifications.

Revisions to an approved site plan shall follow the procedure as set forth in Chapter 17.74 MMC (Permit Revision and Modification). (Ord. 1741 § 32, 2009).

17.62.070 Time limits.

A. The site plan approval process is intended to run concurrently with any other required city approval, such as a conditional use permit or a building permit.

B. Site plan approval expires in one year from the date of approval, unless a building permit has been issued for one of the principal structures, in which case the expiration shall be tolled commencing from the issuance date of all building permits issued for principal structures; provided, that permits for all principal structures shall be issued within five years of site plan approval. Upon written request and payment of a new application fee, the planning and community development director may grant one-year extensions to an approved site plan for good cause. An extension shall not be granted if an amendment to the official zoning map or to any other section of this chapter renders the proposed use of the site to be nonconforming.

C. Site plan approval is intended to run with the land. The change in use from one permitted use to another, or any change in ownership or tenancy, shall not require the issuance of a new site plan approval provided there are no changes in the impervious surface or traffic pattern from the existing to the new use and the change in use does not exceed the parking required for the site plan at the time of vesting. (Ord. 1741 § 32, 2009).