Buckley City Zoning Code
CHAPTER 19
33 SITE PLAN REVIEW
§ 19.33.010 Purpose.
(1)
The purpose of this chapter is to ensure applicable development meets the goals and provisions of the city's comprehensive plan goals and policies, any applicable design standards, public works standards, and all ordinances of the city.
(2)
This chapter is intended to address all aspects of site design, including but not limited to building and open space layout, parks and trails, parking lot design, vehicular and pedestrian access, and the provisions for safe and efficient access to and from the public street system for vehicles and pedestrians.
(Ord. 10-13 § 4, 2013)
§ 19.33.020 Applicability.
(1)
Site plan review and approval shall be required prior to a use being established on an undeveloped lot or the issuance of a building permit for:
(a)
Any public building or activity;
(b)
Any commercial or light industrial building that is a significant change of use (such as but not limited to a business changing use, adding staff, increasing traffic flow);
(c)
Residential or multifamily buildings in which more than two dwelling units would be contained or an increased number of dwelling units is proposed on a single lot; or
(d)
Any development or redevelopment that doesn't qualify as a technical adjustment or amendment in BMC § 19.33.090.
(2)
Accessory structures and/or improvements and/or modifications to an existing site or structure that does not exceed the thresholds of BMC § 19.33.090 may be reviewed as an A-1 process, provided the structure or use is SEPA-exempt and the proposal is not a change of use. Such accessory structures, improvements, or modifications may include but not be limited to the following:
(a)
Garages and parking lots;
(b)
Outbuildings and storage buildings; or
(c)
Greenhouses.
(3)
Normal or emergency repair and/or maintenance are exempt.
(4)
Interior remodeling and tenant improvements to buildings previously reviewed and approved are exempt from this chapter.
(Ord. 27-16 § 12, 2016; Ord. 10-13 § 4, 2013)
§ 19.33.030 Contents of application.
(1)
The following items or information shall be included in a clear and intelligible form for all applications for site plan review:
(a)
A filing fee as may be established from time to time by resolution of the city council;
(b)
Vicinity map with scale and north arrow showing the location of the property;
(c)
The legal description of all lots or parcels involved in the project;
(d)
An environmental checklist (unless categorically exempt);
(e)
A critical areas report if required by Chapters 12.08 through 12.13 BMC;
(f)
The existing zoning district of the proposed development site and adjacent zoning districts bordering the site;
(g)
The existing and proposed number of square feet in impervious (paved or covered) surfaces, whether covered by buildings, driveways, parking lots or any other structure covering land;
(h)
Number proposed living units;
(i)
A description of each proposed use, or if unknown, the best use of the property in accordance with this title;
(j)
A written discussion of the range and intensity of typical uses that will occur on the property and an analysis of the projected need for public services specifically including but not limited to:
(i)
Trip generation;
(ii)
Domestic water consumption and fire flow requirements;
(iii)
Sanitary sewage generation; and
(iv)
Stormwater runoff;
(k)
The existing and proposed number of square feet in gross floor area for each use;
(l)
The existing and proposed total amount of square feet with lot coverage calculation for the entire proposed development site;
(m)
Traffic volumes and flows estimated to be generated by the proposed development on adjacent roads, if required.
(2)
The site plan drawing(s) shall show the remaining items of this section on one or more pages, as appropriate for the proposal, to clearly show the following items:
(a)
Each page of the drawings shall show identification for the individual plan, as required on the application; e.g., development name, lot number(s), applicant, engineer, and revision date.
(b)
The plan shall show all existing and proposed:
(i)
Access ways for vehicles on both public and private streets as appropriate;
(ii)
Access ways for pedestrians, both sidewalks and trails as appropriate;
(iii)
Lighting;
(iv)
Lot dimensions;
(v)
Natural features on the subject parcel and on adjacent parcels;
(vi)
Site conditions;
(vii)
Parking facilities;
(viii)
Signs;
(ix)
Structures;
(x)
Use or uses of the land and buildings; and
(xi)
Utilities.
(3)
The plan shall include architectural elevations to show all existing and proposed design elements as appropriate.
(Ord. 10-13 § 4, 2013)
§ 19.33.040 Review process.
Site plan reviews shall be processed as shown under BMC Title 20.
(Ord. 13-19 § 3, 2019; Ord. 10-13 § 4, 2013)
§ 19.33.050 Standards to be used for review.
All new commercial and multifamily development under site plan review shall install street frontage improvements at the time of construction as required by the city.
(Ord. 10-13 § 4, 2013)
§ 19.33.060 Site plan decision.
(1)
Required Findings. The designated official may approve a proposed project if it first makes the following findings and conclusions:
(a)
The project is consistent with the Buckley comprehensive plan; and
(b)
The project meets the requirements and intent of the Buckley Municipal Code.
(Ord. 10-13 § 4, 2013)
§ 19.33.070 Appeal of decision.
Decisions of the decision maker may be appealed by parties of record from the hearing in accordance with BMC Title 20.
(Ord. 13-19 § 3, 2019; Ord. 10-13 § 4, 2013)
§ 19.33.080 Time limit for approval.
(1)
Site plan approval shall expire after five years.
(2)
The conditions of approval for the site plan review shall be included in the conditions of approval for the construction plans.
(3)
A building permit shall not be issued until a site plan review for the subject building is approved.
(4)
The five-year expiration period may be extended for a single one-year period at the discretion of the decision maker.
(a)
A month before the end of the designated expiration date, the property owner shall petition the city for an extension of the conceptual site plan approval.
(b)
The decision maker shall not extend the period unless it finds that the extension would be in the community's best interest and that the completion of the project would further the applicable city policies and goals.
(Ord. 10-13 § 4, 2013)
§ 19.33.090 Technical adjustments and amendments.
(1)
Technical and/or minor adjustments may be needed to an approved site plan to accommodate actual field conditions, minor adjustments in building placement, or construction level of detailed information that affects the proposed location of streets and other utilities. Technical adjustments may be permitted by the planning director, provided the proposed adjustment does not include any of the following:
(a)
A change that, in the opinion of the planning director, significantly affects any of the findings of the decision maker in approving the site plan;
(b)
A change that modifies the building location more than 20 feet, or the orientation of a building more than 45 degrees, or increases the amount of building floor area by more than 10 percent;
(c)
A change that reduces the amount or dimensions for critical area;
(d)
The amount of common open space by more than 10 percent;
(e)
A change that increases off-site traffic or stormwater impacts more than 10 percent; or
(f)
A change that would in the opinion of the SEPA official require additional environmental review under the State Environmental Policy Act.
(2)
All technical adjustments shall be processed and decided by the planning director. The planning director shall require full compliance with applicable city codes including mitigation in conformance with currently applicable city standards for any impacts associated with a technical adjustment.
(3)
All amendments to an approved site plan beyond the scope of technical adjustment shall be processed in the same manner as a site plan application. Technical adjustments shall not be considered amendments.
(Ord. 27-16 § 13, 2016; Ord. 10-13 § 4, 2013)
§ 19.33.100 Vesting.
Site plans reviewed under this chapter shall be vested when they are determined to be complete; provided, that code changes concerning safety and building codes shall not vest. The vesting shall be effective for 18 months after approval.
(Ord. 10-13 § 4, 2013)
