Chapter 18.16   SITE PLAN REVIEW PROCESS


18.16.010   Purpose.

Site plan review is an evaluation of development plans to identify compliance with applicable regulations, requirements and standards and to ensure that development will protect the health, safety and general welfare of residents of the city.

(Ord. No. 909, § 2 (Exh. A), 6-18-2009; Ord. No. 948, § 26, 10-7-2010)

18.16.020   Applicability.

Site plan review and approval is required prior to the location, occupancy or use of any commercial or industrial project, building or facility and for any multi-family residential use or structure containing four or more dwelling units. Site plan review shall apply to all new development, expansion or site improvements that will change the physical conditions of a site and is required prior to issuance of building permit. Site plan review is not intended to review and determine the appropriateness of a given use on a particular site.

(Ord. No. 909, § 2 (Exh. A), 6-18-2009; Ord. No. 948, § 26, 10-7-2010)

18.16.030   Procedures.

A.

Site plan review is processed as a Type 2 decision, for both new applications and minor amendments to an approved site plan, pursuant to Chapter 18.08. Site plan review may be conducted independently or concurrently with any other development permit required by this title.

B.

Pre-Application Conference Required. A pre-application conference between the site plan applicant or representative and city staff is mandatory. The purpose of this conference is for the applicant to familiarize the staff with the proposed site plan, and for the staff to review with the applicant the city's submittal requirements, processing procedures, development standards and city requirements applicable to site plans. The city may establish a fee for the pre-application conference.

C.

Application Requirements. An application for site plan review shall include the following:

1.

A vicinity map, showing site boundaries and existing roads and accesses within and bounding the site;

2.

Site plans, drawn to a scale no less than one inch equals fifty feet, showing the location and size of uses, buffer and open space areas, landscaped areas, areas of disturbance outside building footprints, and any existing structures, easements, utilities, and significant trees;

3.

A topographic map, based on a site survey delineating existing contours at no less than five-foot intervals, and which locates existing streams, wetlands and other natural features;

4.

A conceptual landscape plan;

5.

A parking and circulation plan;

6.

A preliminary stormwater management plan;

7.

A utilities plan;

8.

Other reports or studies as determined applicable by the director, including but not limited to geotechnical, critical areas, and/or traffic;

9.

A SEPA environmental checklist, unless the proposal is categorically exempt per Chapter 19.04, SEPA regulations; and

10.

A narrative description of the proposal including: (i) site size, building size, and impervious surface coverage, and amount of area devoted to open space and recreation, landscaping and parking; calculations of gross and net density; (ii) comprehensive plan and zoning designations; (iii) elevations and perspective drawings of proposed structures and other proposed improvements; (iv) any agreements, covenants or other provisions that affect the proposal; and (v) signatures, mailing addresses and phone numbers of all owners of record or agents of the subject property.

The director may modify these requirements based on the size, scope and complexity of the proposal.

(Ord. No. 909, § 2 (Exh. A), 6-18-2009; Ord. No. 948, § 26, 10-7-2010; Ord. No. 1089, § 6, 5-4-17)

18.16.040   Criteria for approval.

To be approved, or approved with conditions, a site plan must be consistent with the city's comprehensive plan and must comply with all applicable development regulations, codes and other city requirements.

(Ord. No. 909, § 2 (Exh. A), 6-18-2009; Ord. No. 948, § 26, 10-7-2010)

18.16.050   Amendments to approved site plans.

Alterations to an approved site plan may be approved by the director, subject to the same procedures required for the initial site plan approval.

(Ord. No. 909, § 2 (Exh. A), 6-18-2009; Ord. No. 948, § 26, 10-7-2010)

18.16.060   Duration of approval.

Site plan approvals granted pursuant to this chapter shall expire two years after the date of approval if construction of the project has not been substantially completed; provided that, an extension of the approval period may be granted pursuant to BDMC 18.14.050(B). Notwithstanding the foregoing, all site plan approvals granted prior to April 1, 2013, that have not otherwise expired, shall expire on April 1, 2015.

(Ord. No. 978, § 1, 9-20-2012)