Castle Rock City Zoning Code
CHAPTER 17
77 DEVELOPMENT REVIEW PROCEDURES
§ 17.77.010 Purpose and intent.
The purpose of these development review procedures shall be to assure that proposed development is compatible with existing and potential surrounding uses and complies with plans, policies and regulations of the city.
Development activities occur in a wide range of legislative, quasi-judicial and administrative permitting processes and may have either citywide or site-specific implications. Each permit type requires varying degrees of information necessary for review and each approved development permit results in a specific product, ranging from a text or map amendment of a city plan, policy or regulation to a property-specific floor plan, plot plan or site plan associated with a building permit or perhaps a document formatted in accordance with state requirements for recordation of a subdivision. These permits often require environmental or engineering analysis or studies to assure compliance with other local, state or federal requirements.
This chapter is intended to consolidate, simplify and clarify permit review procedures required elsewhere in the Castle Rock Municipal Code and is used in conjunction with the following development permits or land use regulation enforcement:
Chapter 11.20 CRMC – Wireless telecommunications facilities conditional use permit;
Chapter 16.12 CRMC – Subdivision preliminary plat;
Chapter 16.32 CRMC – Short subdivision;
Chapter 16.33 CRMC – Condominium subdivision;
Chapter 16.34 CRMC – Boundary line adjustment;
Chapter 16.35 CRMC – Binding site plan;
CRMC § 17.48.080 – Similar use authorizations;
CRMC § 17.48.130 – Home occupation business license;
CRMC § 17.48.140 – Home occupation in an accessory building CUP;
CRMC § 17.48.160 – Bed and breakfast CUP;
Chapter 17.63 CRMC – Recreational vehicles park CUP;
Chapter 17.64 CRMC – Manufactured home parks;
Chapter 17.72 CRMC – Site specific comprehensive plan amendment;
Chapter 17.72 CRMC – Site specific rezone;
Chapter 17.76 CRMC – Annexation;
CRMC § 17.79.020 – Variance;
CRMC § 17.79.040 – Conditional use permit;
CRMC § 17.79.050 – Special use permit;
CRMC § 17.80.020 – Building permit;
CRMC § 17.80.040 – Request for clarification;
CRMC § 17.82.020 – Signs;
CRMC § 17.83.020 – Sexually oriented business CUP;
CRMC § 18.04 – Environmental protection (SEPA);
CRMC § 18.08 – Shoreline master program; and
CRMC § 18.10.080 – Critical areas.
Fundamental land use planning choices made in adopted comprehensive plans and development regulations shall serve as the foundation for project review. This chapter establishes how the city of Castle Rock will process applications for project permits.
(Ord. 2018-02 § 2 (Exh. A), 2018)
§ 17.77.020 Definitions.
A "binding site plan" is a land use application that permits the division of property currently zoned for business, commercial, industrial or multiple-family use (subject to condominium laws). The binding site plan specifically depicts lot configurations, street and road improvements, utilities, open space and other provisions restricting development conformity to the approved site plan. For the purposes of this title, a binding site plan includes all the information required for a "site plan" and also requires a survey together with a developer agreement which, when approved and recorded as required by this title, provides a method of land division for the purpose of sale or lease of property including condominiums. Complete application requirements are provided in Chapter 16.35 CRMC.
means any one of nine processes used to review a land use or environmental permit or license required from the city of Castle Rock for a project action, including but not limited to building permits, site development permits, land use preparation permits, subdivisions, binding site plans, special use permits, shoreline substantial development permits, development plan review, site-specific rezones, site-specific amendment of the comprehensive plan, and citizen initiated amendment to the development regulations. The list of permits requiring development review is included in CRMC § 17.77.010.
A "drawing" is a scale diagram of a property as if seen from above. Commonly required features include all existing and proposed: property lines (with dimensions labeled), structures (with distance to property line labeled), driveways, parking areas, contours at a minimum of five-foot intervals, connections to public services, and any environmentally sensitive areas including frequently flooded areas, wetlands, steep slopes, and such. Drawings do not need to be completed by a professional and are used to obtain preliminary approval of permits grouped under the city's Type IV development review process.
A "floor plan" is a scale diagram of a room or building drawn as if seen from above. Commonly required features include: the type of occupancy, use of adjacent tenant spaces, all existing and proposed walls, doorways, and windows, disability access, and restroom design. The building official may require more information based on the type of occupancy. Additionally, either a narrative or plot plan is required to demonstrate compliance with the off-street parking and loading requirements of Chapter 17.52 CRMC and the accessible path of travel from public sidewalk and/or parking space to tenant space.
A "plot plan" is a scale drawing of a property as if seen from above. Commonly required features include all existing and proposed: property lines (with dimensions labeled), structures (with distance to property line labeled), driveways, parking areas, contours at a minimum of five-foot intervals, connections to public services, and any environmentally sensitive areas including frequently flooded areas, wetlands, steep slopes, and such. Plot plans are used for Type I or II development review processes.
A "site plan" is a scale drawing of a property and its adjacent surroundings showing the subject property (all property lines dimensioned) and abutting streets (existing and proposed); location of the subject site with regards to the nearest street intersections, including intersections opposite the subject property; location of existing driveways adjacent to the subject property or on the opposite side of the street facing the subject property; all existing public improvements including, but not necessarily limited to: applicable utilities (for example but not limited to water, sewer and storm drainage facilities), curbs, gutters and sidewalks; median islands; street trees; streetlights; fire hydrants; utility poles, etc., including those adjacent to the subject site; location of existing and proposed fencing or retaining walls, freestanding signs, easements, refuse areas, and on-site utility structures; location and size of proposed structures, storage areas, buffer areas, yards, open spaces, and landscape areas; proposed use of structures and gross floor area; a vehicular and pedestrian circulation plan illustrating all access points for the site, and the size and location of all driveways, streets and roads, and the location, size and design of parking and loading areas; an estimate of the traffic generation to and around the subject property that is anticipated if the proposed development is constructed; generalized grading plan, if the proposed grade differential on-site will exceed 24 inches from top of the curb or adjacent properties; generalized utilities plan, drainage and stormwater runoff provisions, and topographic features and contours (existing and proposed), at intervals not greater than five feet, and existing rivers, streams, lakes, marshes, wetlands and other natural features; the extent and location of the 100-year floodplain of any nearby river or streams shall also be shown if applicable; a generalized landscaping plan indicating the proposed location and density of trees (deciduous or evergreen), shrubs and ground cover, and major existing trees; any other information deemed pertinent by the development review committee; provided, that the committee may also waive any of the above requirements when it is obvious from the scope or nature of the proposal that the information is not significant or helpful to an informed decision. Site plans are required for Type III, V, and VIII development review processes and, if approved, are valid for six months.
(Ord. 2018-02 § 2 (Exh. A), 2018)
§ 17.77.030 Applicability.
Development permit review is required of all development activities listed in CRMC § 17.77.010.
(Ord. 2018-02 § 2 (Exh. A), 2018)
§ 17.77.040 Development permit review procedures.
A.
Preapplication. Prior to applying for a development permit, a developer may present to the city clerk-treasurer a preliminary or conceptual floor plan, plot plan, drawing, site plan, or narrative which shall contain (in a rough and approximate manner) as much of the permit application requirements as is known, together with the forms provided by the city. The purpose of the pre-application meeting is to enable the developer presenting the proposal to obtain the assessment of the development review committee as to the proposal's compliance with the adopted plans, policies and ordinances of the city and obtain information of a general nature regarding such issues as city services, access and other factors as appropriate. This consultation should include obtaining preliminary facts and data pertaining to the proposed site, as well as the types of concerns that might be anticipated for the proposed use at the proposed site. Information obtained from city staff at this stage shall not be considered binding upon the city.
B.
Application for development permit review shall be made to the city clerk-treasurer.
C.
All development permit applications shall be reviewed in the manner described below and in accordance with the procedures, purposes and criteria of its subsection. City staff may develop additional review procedures to supplement those required in this section.
D.
Development Permit Application Requirements and Review Procedures.
1.
Type I – Administrative I.
a.
Type I – Administrative I. A Type I development review process is used to review a tenant improvement permit or home occupation business license (CRMC § 17.48.130), the uses of which are totally contained in an existing structure and require no expansion to the building footprint. The purpose of a Type I development review process is for the members of the development review committee to make a recommendation to the building official prior to making a decision on whether to issue an occupancy permit.
A use requiring a Type I development review process is usually relatively minor in scope and so few application materials are required and public notice is not provided. However, the project may trigger additional reviews such as compliance with Chapter 18.04 CRMC, Environmental Policy, or require submittal of additional materials such as a traffic impact analysis or, in the case of restaurants and/or catering services, a demonstration of compliance with Cowlitz County department of health requirements.
b.
The application for a permit requiring a Type I development review process shall be submitted on forms obtained from the city clerk-treasurer's office and shall be signed by the applicant and the owner of the property.
c.
A complete application for a permit requiring Type I development permit includes:
i.
One copy of the master application;
ii.
One copy of the environmental questionnaire (an affirmative answer to any one question triggers the requirement to submit a SEPA checklist and undergo environmental review in accordance with Chapter 18.04 CRMC);
iii.
One copy of a narrative describing the proposed use and the expected number of occupants and/or employees;
iv.
One reproducible copy (eight and one-half inches by 11 inches or 11 inches by 17 inches) or seven oversized copies of a floor plan showing:
(A)
All existing and proposed walls.
(B)
Use(s) of adjacent tenant spaces, if applicable.
(C)
Disability Access. Show how area of renovation/improvement complies with disabled access requirements including paths of travel to points of ingress/egress, restrooms, drinking fountains and public telephones.
(D)
Occupancy. Indicate type of occupancy and describe the proposed use of the improved area (i.e., retail sales, woodshop, office, etc.).
(E)
Doors. Show all door locations, fire rating (if applicable), direction of swing, self-closing mechanisms, required exit signage and lighting, etc.
(F)
Plumbing specifications, such as types and locations of fixtures, drains, and grease traps.
(G)
Restroom design and number of fixtures.
(H)
Lighting type and locations of fixtures.
(I)
Restaurant and/or catering uses shall include all information required by the Cowlitz County health department;
v.
One reproducible copy (eight and one-half inches by 11 inches or 11 inches by 17 inches) or seven oversized copies of a plot plan showing:
d.
Within 10 working days of receipt of a complete application, the city clerk-treasurer's office shall transmit a copy of the application to the development review committee members for their comments or recommendations regarding the application. The city clerk-treasurer may also route the application to other jurisdictions or agency staff, and invite their participation in the development review process if determined appropriate. If applicable, this routing will be combined with circulation of the completed State Environmental Protection Act (SEPA) checklist and the timeline for that process will supersede these procedures.
e.
Within 10 working days of receipt of the application materials, members of the development review committee shall forward a recommendation to the building official whether to approve, approve with conditions or deny the underlying permit. If additional information is necessary to properly evaluate the proposal, staff shall provide in writing sufficient direction to explain what is being requested. When significant issues are raised, a meeting between the applicant and appropriate city representatives shall be held.
f.
The building official shall consider the recommendation of the development review committee when deciding whether to issue the underlying permit.
g.
Appeal of the building official's decision must be submitted to the city clerk-treasurer in writing no later than 10 business days following the building official's decision.
2.
Type II – Administrative II.
a.
A Type II development review process is used to review an application for a single-family residential or duplex building permit or a sign permit (CRMC § 17.82.020). Environmentally sensitive areas on the subject properties may trigger concurrent review of environmental permits required in Chapter 18.04 CRMC, Environmental Policy.
b.
The application for a permit requiring a Type II development review process shall be submitted on forms obtained from the city clerk-treasurer's office and shall be signed by the applicant and the owner of the property.
c.
A complete application for a permit requiring Type II development permit includes:
i.
One copy of the master application;
ii.
One copy of the environmental questionnaire (an affirmative answer to any one question triggers the requirement to submit a SEPA checklist and undergo environmental review in accordance with Chapter 18.04 CRMC);
iii.
One reproducible copy (eight and one-half inches by 11 inches or 11 inches by 17 inches) or seven oversized copies of a plot plan showing:
(A)
All property lines, labeled with dimensions;
(B)
All existing and proposed structures;
(C)
Driveway location and dimensions (if applicable);
(E)
Location of water and sanitary sewer lines and the manner with which the connection will occur;
(F)
Environmentally sensitive lands such as steep slopes, wetlands, or frequently flooded lands.
d.
Within 10 working days of receipt of a complete application, the city clerk-treasurer's office shall transmit a copy of the application to the development review committee members for their comments or recommendations regarding the application. The city clerk-treasurer may also route the application to other jurisdictions or agency staff, and invite their participation in the development review process if determined appropriate. If applicable, this routing will be combined with circulation of the completed State Environmental Protection Act (SEPA) checklist and the timeline for that process will supersede these procedures.
e.
Within 10 working days of receipt of the application materials, members of the development review committee shall forward a recommendation to the building official whether to approve, approve with conditions or deny the underlying permit. If additional information is necessary to properly evaluate the proposal, staff shall provide in writing sufficient direction to explain to the applicant what is being requested. When significant issues are raised, a meeting between the applicant and appropriate city representatives shall be held.
f.
The building official shall consider the recommendation of the development review committee when deciding whether to issue the underlying permit.
g.
Appeal of the building official's decision must be submitted to the city clerk-treasurer in writing no later than 10 business days following the building official's decision.
3.
Type III – Administrative III.
a.
A Type III development review process is used to review a building permit for a multifamily, commercial or industrial structure. A use requiring a Type III development review process will likely require improvements to the public right-of-way and trigger additional reviews such as compliance with Chapter 18.04 CRMC, Environmental Policy, or require submittal of additional materials such as a traffic impact analysis or a stormwater management plan. A preapplication meeting is recommended for Type III processes.
b.
The application for a permit requiring a Type III development review process shall be submitted on forms obtained from the city clerk-treasurer's office and shall be signed by the applicant and the owner of the property.
c.
A complete application for a permit requiring Type III development permit includes:
i.
One copy of the master application;
ii.
One copy of the comments received after attending the required preapplication meeting, if applicable;
iii.
One copy of the environmental questionnaire (an affirmative answer to any one question triggers the requirement to submit a SEPA checklist and undergo environmental review in accordance with Chapter 18.04 CRMC);
iv.
One copy of a narrative describing the proposed use and the expected number of occupants and/or employees and estimated vehicle trips generated by the use;
v.
One reproducible copy (eight and one-half inches by 11 inches or 11 inches by 17 inches) or seven oversized copies of a site plan showing:
(A)
Subject property (all property lines dimensioned) and abutting streets (existing and proposed);
(B)
Location of the subject site with regards to the nearest street intersections, including intersections opposite the subject property;
(C)
Location of existing driveways adjacent to the subject property or on the opposite side of the street facing the subject property;
(D)
All existing public improvements including, but not necessarily limited to: applicable utilities (for example but not limited to water, sewer and storm drainage facilities), curbs, gutters and sidewalks; median islands; street trees; streetlights; fire hydrants; utility poles, etc., including those adjacent to the subject site;
(E)
Location of existing and proposed fencing or retaining walls, freestanding signs, easements, refuse areas, and on-site utility structures;
(F)
Location and size of proposed structures, storage areas, buffer areas, yards, open spaces, and landscape areas;
(G)
Proposed use of structures and gross floor area;
(H)
A vehicular and pedestrian circulation plan illustrating all access points for the site, and the size and location of all driveways, streets and roads, and the location, size and design of parking and loading areas;
(I)
An estimate of the traffic generation to and around the subject property that is anticipated if the proposed development is constructed;
(J)
Generalized grading plan, if the proposed grade differential on site will exceed 24 inches from top of the curb or adjacent properties;
(K)
Generalized utilities plan, drainage and stormwater runoff provisions; and
(L)
Topographic features and contours (existing and proposed), at intervals not greater than five feet, and existing rivers, streams, lakes, marshes, wetlands and other natural features. The extent and location of the 100-year floodplain of any nearby river or streams shall also be shown if applicable.
d.
Within 10 working days of receipt of a complete application, the city clerk-treasurer's office shall transmit a copy of the application to the development review committee members for their comments or recommendations regarding the application. The city clerk-treasurer may also route the application to other jurisdictions or agency staff, and invite their participation in the development review process if determined appropriate. If applicable, this routing will be combined with circulation of the completed State Environmental Protection Act (SEPA) checklist and the timeline for that process will supersede these procedures.
e.
Within 10 working days of receipt of the application materials, members of the development review committee shall forward a recommendation to the city planner whether to approve, approve with conditions or deny the underlying permit. If additional information is necessary to properly evaluate the proposal, staff shall provide in writing sufficient direction to explain what is being requested. When significant issues are raised, a meeting between the applicant and appropriate city representatives shall be held.
f.
Within 10 working days of receiving comments, the city planner shall consider the recommendation of the development review committee when deciding whether to approve the site plan and provide a written decision to the applicant.
g.
Building Permit. No building permit shall be issued for any use requiring site plan approval pursuant to this section until the city planner, based upon recommendation of the development review team, has approved or approved with conditions the site plan application. All building permits issued shall be in compliance with the approved site plan.
h.
Time Limits. The approval of a site plan shall expire within six months. A single six-month extension may be granted by the city clerk-treasurer for good cause.
i.
Appeal of Decision to City Council. Written appeals of all site plan review decisions of the city planner may be made within 10 working days upon receipt of the written determination. The city council shall review a site plan and approve or approve with conditions if it finds the site plan conforms to the standards, policies, provisions and ordinances of the city including the shoreline master program. Similarly, the city council shall disapprove a site plan which it finds does not conform to such standards, provisions and policies.
j.
Amendment of Approved Site Plan.
i.
Minor Adjustments. Minor adjustments to an approved site plan may be reviewed by city staff and approved by the city planner. Minor adjustments are those which entail minor changes in dimensions or siting of structures, location of public amenities, and the like, but which do not entail substantial changes to the intensity or character of the use.
ii.
Major Adjustments. Major adjustments to an approved site plan require an amended application. The review and approval authority shall rest with the city planner. Major adjustments involve a substantial change in the basic site design plan, intensity, density, use and the like.
4.
Type IV – Administrative IV.
a.
A Type IV development review process is used to review an application for short subdivision (Chapter 16.32 CRMC) or boundary line adjustment (Chapter 16.34 CRMC). The purpose of a Type IV development review process is for the members of the development review committee to make a recommendation to the city planner and city engineer whether city standards will be met when creating the new lots or altering existing property lines and whether the documents are properly formatted for legal recordation.
b.
The application for a permit requiring a Type IV development review process shall be submitted on forms obtained from the city clerk-treasurer's office and shall be signed by the applicant and the owner of the property.
c.
A permit requiring a Type IV development review procedure has two phases of review: a preliminary review that does not need to be prepared by a surveyor and a final review requiring a document that does need to be prepared by a surveyor.
d.
A complete application for preliminary review includes:
i.
One copy of the master application;
ii.
One copy of the environmental questionnaire (an affirmative answer to any one question triggers the requirement to submit a SEPA checklist and undergo environmental review in accordance with Chapter 18.04 CRMC);
iii.
One copy of a narrative describing the proposed use and the expected number of occupants and/or employees and estimated vehicle trips generated by the use;
iv.
One reproducible copy (eight and one-half inches by 11 inches or 11 inches by 17 inches) or seven oversized copies of a drawing showing:
(A)
Subject property (all property lines dimensioned) and abutting streets (existing and proposed);
(B)
Location of the subject site with regards to the nearest street intersections, including intersections opposite the subject property;
(C)
Location of existing driveways adjacent to the subject property or on the opposite side of the street facing the subject property;
(D)
All existing public improvements including, but not necessarily limited to: applicable utilities (for example but not limited to water, sewer and storm drainage facilities), curbs, gutters and sidewalks; median islands; street trees; streetlights; fire hydrants; utility poles, etc., including those adjacent to the subject site;
(E)
Location of existing and proposed fencing or retaining walls, freestanding signs, easements, refuse areas, and on-site utility structures;
(F)
Location and size of proposed structures, storage areas, buffer areas, yards, open spaces, and landscape areas;
(G)
Proposed use of structures and gross floor area;
(H)
A vehicular and pedestrian circulation plan illustrating all access points for the site, and the size and location of all driveways, streets and roads, and the location, size and design of parking and loading areas;
(I)
An estimate of the traffic generation to and around the subject property that is anticipated if the proposed development is constructed;
(J)
Generalized grading plan, if the proposed grade differential on site will exceed 24 inches from top of the curb or adjacent properties;
(K)
Generalized utilities plan, drainage and stormwater runoff provisions; and
(L)
Topographic features and contours (existing and proposed), at intervals not greater than five feet, and existing rivers, streams, lakes, marshes, wetlands and other natural features. The extent and location of the 100-year floodplain of any nearby river or streams shall also be shown if applicable.
e.
Within 10 working days of receipt of a complete application, the city clerk-treasurer's office shall transmit a copy of the application to the development review committee members for their comments or recommendations regarding the application. The city clerk-treasurer may also route the application to other jurisdictions or agency staff, and invite their participation in the development review process if determined appropriate. If applicable, this routing will be combined with circulation of the completed State Environmental Protection Act (SEPA) checklist and the timeline for that process will supersede these procedures.
f.
Within 10 working days of receipt of the application materials, members of the development review committee shall forward a recommendation to the city planner whether to approve, approve with conditions or deny the underlying permit. If additional information is necessary to properly evaluate the proposal, staff shall provide in writing sufficient direction to explain what is being requested. When significant issues are raised, a meeting between the applicant and appropriate city representatives shall be held.
g.
Within 10 working days of receiving comments, the city planner shall consider the recommendation of the development review committee when deciding whether to approve the site plan and provide written notification to the applicant.
h.
Time Limits. The preliminary approval of a short subdivision or boundary line adjustment drawing shall expire within six months. A single six-month extension may be granted by the city clerk-treasurer for good cause.
i.
Within six months of receiving preliminary approval, an applicant shall submit the materials identified in CRMC § 16.37.010, Table of required information. These materials will be routed to staff and a decision will be rendered in the manner described in subsections (D)(4)(e) through (g) of this section.
j.
Appeal of Decision to City Council. Written appeals of all Type IV review decisions may be made within 15 days upon receipt of the written determination. The city council shall review the materials and approve or approve with conditions if it finds the site plan conforms to the standards, policies, provisions and ordinances of the city including the shoreline master program. Similarly, the city council shall disapprove a Type IV decision which it finds does not conform to such standards, provisions and policies.
5.
Type V – Quasi-Judicial I.
a.
A Type V development review process is used for conditional use permits (Chapter 11.20 CRMC, CRMC § 17.48.140 and 17.48.160, Chapters 17.63 and 17.64 CRMC, CRMC § 17.79.040 and 17.83.020), variances (CRMC § 17.79.020), special use permits (CRMC § 17.79.050), and site-specific rezones (Chapter 17.72 CRMC) where staff makes a recommendation to the hearings examiner or the city council and the resulting product is an approved site plan or, in the case of a rezone, an amendment to the official zoning map. Substantial application materials are required to provide information necessary to evaluate the proposal. A public hearing is required.
b.
The application for a permit requiring a Type V development review process shall be submitted on forms obtained from the city clerk-treasurer's office and shall be signed by the applicant and the owner of the property.
c.
A complete application for a permit requiring Type V development permit includes:
i.
One copy of the master application;
ii.
One copy of a SEPA checklist for site-specific rezone requests;
iii.
One copy of a narrative addressing the decision criteria identified for each permit type;
iv.
One reproducible copy (eight and one-half inches by 11 inches or 11 inches by 17 inches) or seven oversized copies of a site plan showing:
(A)
Subject property (all property lines dimensioned) and abutting streets (existing and proposed);
(B)
Location of the subject site with regards to the nearest street intersections, including intersections opposite the subject property;
(C)
Location of existing driveways adjacent to the subject property or on the opposite side of the street facing the subject property;
(D)
All existing public improvements including, but not necessarily limited to: applicable utilities (for example but not limited to water, sewer and storm drainage facilities), curbs, gutters and sidewalks; median islands; street trees; streetlights; fire hydrants; utility poles, etc., including those adjacent to the subject site;
(E)
Location of existing and proposed fencing or retaining walls, freestanding signs, easements, refuse areas, and on-site utility structures;
(F)
Location and size of proposed structures, storage areas, buffer areas, yards, open spaces, and landscape areas;
(G)
Proposed use of structures and gross floor area;
(H)
A vehicular and pedestrian circulation plan illustrating all access points for the site, and the size and location of all driveways, streets and roads, and the location, size and design of parking and loading areas;
(I)
An estimate of the traffic generation to and around the subject property that is anticipated if the proposed development is constructed;
(J)
Generalized grading plan, if the proposed grade differential on site will exceed 24 inches from top of the curb or adjacent properties;
(K)
Generalized utilities plan, drainage and stormwater runoff provisions; and
(L)
Topographic features and contours (existing and proposed), at intervals not greater than five feet, and existing rivers, streams, lakes, marshes, wetlands and other natural features. The extent and location of the 100-year floodplain of any nearby river or streams shall also be shown if applicable.
d.
Within 10 working days of receipt of a complete application, the city clerk-treasurer's office shall transmit a copy of the application to the development review committee members for their comments or recommendations regarding the application. The city clerk-treasurer may also route the application to other jurisdictions or agency staff, and invite their participation in the development review process if determined appropriate. If applicable, this routing will be combined with circulation of the completed State Environmental Protection Act (SEPA) checklist and the timeline for that process will supersede these procedures.
e.
Within 10 working days of receipt of the application materials, members of the development review committee shall forward comments to the city planner who will prepare a recommendation to the appropriate approval authority whether to approve, approve with conditions or deny the underlying permit. If additional information is necessary to properly evaluate the proposal, staff shall provide in writing sufficient direction to explain what is being requested. When significant issues are raised, a meeting between the applicant and appropriate city representatives shall be held.
f.
Upon notice that the development review committee has prepared a recommendation, the city clerk-treasurer shall schedule a hearing with the appropriate deciding body as provided in the specific permit type.
6.
Type VI – Quasi-Judicial II.
a.
A Type V development review process is used for subdivision preliminary plats (Chapter 16.12 CRMC), condominium subdivisions (Chapter 16.33 CRMC) and binding site plans (Chapter 16.35 CRMC) where staff makes a recommendation to the city council and the resulting product is document formatted for recordation with the county auditor. A use requiring a Type VI development review process will likely require improvements to the public right-of-way and trigger additional reviews such as compliance with Chapter 18.04 CRMC, Environmental Policy, or require submittal of additional materials such as a traffic impact analysis or a stormwater management plan. A preapplication meeting is recommended for Type VI processes. A public hearing is required.
b.
A preapplication meeting held in accordance with procedures established in subsection (A) of this section is required prior to submitting an application for a Type VI development review process.
c.
The application for a permit requiring a Type VI development review process shall be submitted on forms obtained from the city clerk-treasurer's office and shall be signed by the applicant and the owner of the property.
d.
A permit requiring a Type VI development review procedure has two phases of review: a preliminary review that does not need to be prepared by a surveyor and a final review requiring a document that does need to be prepared by a surveyor.
e.
A complete application for a permit requiring Type VI development permit includes:
i.
One copy of the master application;
ii.
One copy of the comments received after attending the required preapplication meeting;
iii.
One copy of the environmental questionnaire (an affirmative answer to any one question triggers the requirement to submit a SEPA checklist and undergo environmental review in accordance with Chapter 18.04 CRMC);
iv.
One copy of a narrative describing the proposed use and the expected number of residential units or occupants and/or employees and estimated vehicle trips generated by the use;
v.
One reproducible copy (eight and one-half inches by 11 inches or 11 inches by 17 inches) or seven oversized copies of a drawing showing:
(A)
Title block, preferably located in the lower right-hand corner, to contain:
(B)
Plat representation, to contain:
(1)
The boundary lines of the tract to be subdivided.
(2)
The development status of contiguous land including the name of any adjacent plats.
(3)
The zoning boundary lines, if any, on the land to be platted.
(4)
The layout and approximate dimensions of each lot.
(5)
Lots should be numbered consecutively from one through the total number of lots in the preliminary plat.
(6)
In the case of a replat, the lots, blocks, streets, alleys, easements and common areas of the original plat must be shown by dotted lines in their proper positions in relation to the new arrangement of the plat, the new plat being so clearly shown in solid lines as to avoid ambiguity.
(7)
Contour lines within, and for a sufficient distance beyond, the boundaries of the proposed development. The intervals must be two feet up to five percent slope, and may be five feet thereafter; provided, that in those areas where, at map scale, contour lines exceed 10 per inch, the interval must be 10 feet. All contours must be referenced to mean sea level datum as provided by the department of public works. Benchmarks must be identified.
(8)
The names, locations and widths of all existing streets, rights-of-way, easements, other public ways, watercourses and major transmission facilities rights-of-way within the proposed development or adjacent to the external lot lines of the plat.
(9)
The layout and widths of proposed street rights-of-way and street easement lines within the plat.
(10)
Natural drainage courses and probable alterations which will be necessary to handle the expected drainage from the plat.
(11)
In any subdivision to be served by septic tanks, the preliminary plat must show the location of soil test sites and provide soil analysis data as is required by the county health department.
(12)
All parcels of land intended to be dedicated or reserved for public use, or to be reserved in the deeds for the common use of the property owners of the subdivision with the purpose, conditions or limitations of such dedications or reservations clearly indicated.
(13)
Significant natural features and environmentally sensitive areas such as wetlands, trees or steep slopes which are to be preserved or altered in the subdivision.
(14)
The approximate location of all existing structures within the preliminary plat and all existing structures within 25 feet of the boundary of the plat.
(15)
Sites, if any, allocated for purposes other than single-family dwellings.
(C)
Utility Maps. The location and size, as shown on city records, of all pertinent existing sewers, water mains, culverts and other public or private underground installations within the subdivision and immediately adjacent thereto, and proposals for sewage disposal, domestic water supply, stormwater drainage, and flood control, must be shown on a separate plan accompanying the preliminary plat map.
(D)
Grading Plan. If lot areas are to be substantially graded, a plan showing the nature of cuts and fills and information on the character of the soil must be shown on a separate plan accompanying the preliminary plat map.
(E)
Drainage and Erosion Control Plan. See the City of Castle Rock Engineering Standards.
f.
Within 10 working days of receipt of a complete application, the city clerk-treasurer's office shall transmit a copy of the application to the development review committee members for their comments or recommendations regarding the application. The city clerk-treasurer may also route the application to other jurisdictions or agency staff, and invite their participation in the development review process if determined appropriate. It is likely this development will trigger the requirement for environmental review under the State Environmental Protection Act (SEPA) and the timeline for that process will supersede these procedures.
g.
Within 10 working days of receipt of the application materials, members of the development review committee shall forward comments to the city planner, who will prepare a recommendation to the planning commission whether to approve, approve with conditions or deny the underlying permit. If additional information is necessary to properly evaluate the proposal, staff shall provide in writing sufficient direction to explain what is being requested. When significant issues are raised, a meeting between the applicant and appropriate city representatives shall be held.
h.
Upon notice that the development review committee has prepared a recommendation, the city clerk-treasurer shall schedule a hearing with the planning commission in the manner of the specific permit type.
7.
Type VII – Legislative.
a.
Type VII – Legislative. A Type VII development review process is used for annexations (Chapter 17.76 CRMC) and requests for a site-specific comprehensive plan amendment (Chapter 17.72 CRMC) where staff makes a recommendation to the city council and the resulting product is an amendment to an official city map. An action requiring a Type VII development review process will require compliance with Chapter 18.04 CRMC, Environmental Policy, and submittal of additional materials such as a traffic impact analysis, financial feasibility studies or plans to connect to the city services. A preapplication meeting is recommended for Type VII processes.
b.
A preapplication meeting held in accordance with procedures established in subsection (A) of this section is required prior to submitting an application for a Type VII development review process.
c.
The application for a permit requiring a Type VII development review process shall be submitted on forms obtained from the city clerk-treasurer's office and shall be signed by the applicant and the owner of the property.
d.
A permit requiring a Type VII development review procedure has two phases of review: a preliminary review that does not need to be prepared by a surveyor and a final review requiring a document that does need to be prepared by a surveyor.
e.
A complete application for a permit requiring Type VII development permit includes:
i.
One copy of the master application;
ii.
One copy of the comments received after attending the required preapplication meeting;
iii.
One copy of the SEPA checklist;
iv.
One copy of a narrative describing the proposed use and the expected number of residential units or the gross square footage of commercial or industrial structures including the number of potential occupants and/or employees and estimated vehicle trips generated by the use;
v.
One reproducible copy (eight and one-half inches by 11 inches or 11 inches by 17 inches) or seven oversized copies of a drawing showing:
(A)
Identification of the proposed use;
(B)
Boundaries of the site;
(C)
Adjacent streets, properties, and land uses;
(D)
Site topography;
(E)
Proposed points of entrance and exit;
(F)
Interior streets and circulation pattern;
(G)
Off-street parking and outdoor storage areas;
(H)
Railway sidings and loading areas, if any;
(I)
Location of all buildings and pertinent structures;
(J)
Horizontal (plan view) and vertical (elevation view) views of all buildings and pertinent structures, showing all dimensions and setbacks;
(K)
Location of sewer lines and connection, drainage facilities and storm sewers, water lines, and fire hydrants;
(L)
Plans for general site grading, landscaping, signs and outdoor advertising structures, site screening, and other pertinent features required by this title and of the zoning district.
f.
Within 10 working days of receipt of a complete application, the city clerk-treasurer's office shall transmit a copy of the application to the development review committee members for their comments or recommendations regarding the application. The city clerk-treasurer may also route the application to other jurisdictions or agency staff, and invite their participation in the development review process if determined appropriate. It is likely this development will trigger the requirement for environmental review under the State Environmental Protection Act (SEPA) and the timeline for that process will supersede these procedures.
g.
Within 10 working days of receipt of the application materials, members of the development review committee shall forward comments to the city planner, who will prepare a recommendation to the planning commission whether to approve, approve with conditions or deny the underlying permit. If additional information is necessary to properly evaluate the proposal, staff shall provide in writing sufficient direction to explain what is being requested. When significant issues are raised, a meeting between the applicant and appropriate city representatives shall be held.
h.
Upon notice that the development review committee has prepared a recommendation, the city clerk-treasurer shall schedule a hearing with the planning commission in the manner of the specific permit type.
8.
Type VIII – Environmental. A Type VIII development review process is used for critical areas permits (CRMC § 18.10.080), shoreline permits and decisions (Chapter 18.08 CRMC), and SEPA (Chapter 18.04 CRMC) reviews required in conjunction with the review of an underlying development activity. Substantial reports will be required and so a preapplication meeting is recommended to help understand the challenges and define the scope of the reports. Public notice and/or a public hearing will be required.
9.
Type IX – Miscellaneous. A Type IV development review process is used for a similar use authorization (CRMC § 17.48.080) or a request for clarification (CRMC § 17.80.040) where staff makes a recommendation to the hearings examiner or planning commission, respectively. There are no defined submittal requirements for these processes and so a preapplication meeting is recommended.
(Ord. 2018-02 § 2 (Exh. A), 2018)
§ 17.77.050 Development review approval criteria.
The development review committee shall review and act upon permit requests based upon comprehensive planning considerations and the following criteria. These criteria are objectives of good land use planning to be aimed for in development within the city. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. These criteria also provide a frame of reference for the applicant in developing a site, but are not intended to be inflexible standards or to discourage creativity and innovation.
The development review criteria include, but are not limited to, the following:
A.
General Criteria.
1.
Conformance with the comprehensive plan, its elements and policies;
2.
Conformance with existing zoning and subdivision regulations;
4.
Mitigation of impacts to surrounding properties and uses;
5.
Mitigation of impacts of the proposed site plan to the site;
6.
Conservation of areawide property values;
7.
Safety and efficiency of vehicle and pedestrian circulation;
8.
Provision of adequate light and air;
9.
Mitigation of noise, odors and other harmful or unhealthy conditions;
10.
Availability of public services and facilities to accommodate the proposed use;
11.
Prevention of neighborhood deterioration and blight; and
12.
Provide for public health, safety and welfare concerns and issues.
B.
Mitigation of Impacts to Surrounding Properties and Uses.
1.
Mitigation of undesirable impacts of proposed structures and sites, layouts that could impair the use or enjoyment or potential use of surrounding uses and structures and of the community;
2.
Mitigation of undesirable impacts when an overscale structure, in terms of size, bulk, height and intensity, or site layout is permitted that violates the spirit and/or intent of the zoning ordinance and impairs the use, enjoyment or potential use of surrounding properties;
3.
Provision of a desirable transition and linkage between uses and to the street, utility, walkway, bikeway, and trail systems in the surrounding area by the arrangement of landscaping, fencing and/or other buffering techniques, in order to prevent conflicts and to promote coordinated and planned benefit from, and access to, such elements;
4.
Consideration of placement and scale of proposed structures in relation to the natural characteristics of a site in order to avoid overconcentration of structures on a particular portion of the site such that they create a perception of greater height or bulk than intended under the spirit of the zoning ordinance;
5.
Effective location, design and screening of parking and service areas in order to promote efficient function of such facilities, to provide integrated facilities between uses when beneficial, and to prevent unnecessary repetition and conflict between uses or service areas or facilities;
6.
Mitigation of the unnecessary and avoidable impacts of new construction on views from existing buildings and future developable sites while recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features;
7.
Provision of effective screening from public streets and residential uses for all permitted outdoor storage areas (except vehicle sales), for surface-mounted utility equipment, in order to preserve the effect and intent of screening or buffering otherwise required by the zoning ordinance;
8.
Consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets;
9.
Consideration of the impacts of the proposal on existing utilities and facilities, both publicly and privately owned.
C.
Mitigation of Impacts of Proposed Development to the Site.
1.
Building placement and spacing to provide for privacy and noise reduction; orientation to views and vistas and to site amenities, to sunlight and prevailing winds, and to pedestrian and vehicle needs;
2.
Consideration of placement and scale of proposed structures in relation to the openness and natural characteristics of a site in order to avoid overconcentration or the impression of oversized structures;
3.
Preservation of desirable natural landscape through retention of existing vegetation and limited soil removal, insofar as the natural characteristics will enhance the proposed development;
4.
Use of existing topography to reduce undue cutting, filling and retaining walls in order to prevent erosion and unnecessary stormwater runoff, and to preserve stable natural slopes and desirable natural vegetation;
5.
Limitation of paved or impervious surfaces, where feasible, to reduce runoff and increase natural infiltration;
6.
Design and protection of planting areas so that they are not susceptible to damage from vehicles or pedestrian movements;
7.
Consideration of building form and placement and landscaping to enhance year-round conditions of sun and shade both on site and on adjacent properties and to promote energy conservation; and
8.
Provide for public health, safety and welfare concerns and issues.
D.
Circulation and Access.
1.
Provision of adequate and safe vehicular access to and from all properties;
2.
Arrangement of the circulation pattern so that all ingress and egress movements may occur at as few points as possible along the public street, the points being capable of channelization for turning movements;
3.
Consolidation of access points with adjacent properties, when feasible;
4.
Coordination of access points on a super-block basis so that vehicle conflicts and vehicle/pedestrian conflicts are minimized;
5.
Orientation of access points to side streets or frontage streets rather than directly onto arterial streets, when feasible;
6.
Promotion of the safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways and emergency accessways;
7.
Separation of loading and delivery areas from parking and pedestrian areas;
8.
Provisions for transit and carpool facilities and access where appropriate;
9.
Provision for safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties; and
10.
Provide for public health, safety and welfare concerns and issues.
(Ord. 2018-02 § 2 (Exh. A), 2018)
§ 17.77.060 Development review fees.
The fees for permits requiring development review are provided in the adopted fee schedule.
(Ord. 2018-02 § 2 (Exh. A), 2018)