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Columbia County Unincorporated
City Zoning Code

CHAPTER 18

130 SITE DEVELOPMENT PLAN REVIEW

§ 18.130.010 Site development plan review and approval required.

Site development plan review and approval shall be required as provided under this chapter.
A. 
The physical development of property, including the new construction or exterior additions to structures and/or buildings, except as may be exempted by this code including normal maintenance and the preparation of land for general farming purposes or as may be covered by environmental protection regulations in this code, shall require a site plan review. New commercial and industrial development and major additions shall require formal application and review either administratively or by the planning commission in a public forum.
B. 
Site development plan review and approval shall be required for any use classified as a conditional use unless there is no proposed or required change to the subject site.
C. 
There are three classifications of site development plan with varying levels of public notice and review:
1. 
Class 1: a plan review with no site development plan application showing the physical site development associated with a ministerial application such as a building permit where no other discretionary approval or application is required. In this class staff will review the plan for compliance with the comprehensive plan, zoning and development regulations including environmental protection regulations. Appeals of the planning director's decision on a Class 1 site development plan shall be made to the planning commission.
2. 
Class 2: a plan review that requires a formal site development plan application for administrative review by the planning director for minor developments or additions to or phases of existing developments that are also categorically exempt from SEPA review. The planning director may find that in any case due to individual circumstances of site or use a Class 2 application should require public review by the planning commission as provided for below. Appeals of the planning director's decision on a Class 2 site development plan shall be made to the planning commission.
3. 
Class 3: for development projects other than Class 1 or 2 the planning commission shall conduct a public hearing on the site plan per the time frames and notice requirements provided for in this code. Appeals of the planning commission decision on a Class 3 site development application shall be to the BOCC.
(Ord. 90-02 § 31; Ord. 95-01 § 31; Ord. 2013-01 § 2 (Exh. B))

§ 18.130.020 Filing and hearing.

A. 
Class 1 site development plans shall be submitted for review without a separate application. For a Class 2 and 3 application for site plan review and approval shall be filed with the planning director.
B. 
An application shall not be in "completed form" under this chapter if it fails to contain any of the information and material required under CCC § 18.130.030.
C. 
Class 3 applications shall require a public hearing and public notice as provided for in the code. The planning commission shall conduct only one open record public hearing on a site plan.
(Ord. 90-02 § 31; Ord. 95-01 § 31; Ord. 2013-01 § 2 (Exh. B))

§ 18.130.030 Contents of the application.

Each application for site plan review shall contain the following information in clear and intelligible form:
A. 
The title and location of the proposed development, together with the names, addresses and telephone numbers of the record owner or owners of the land and of the applicant, and, if applicable, the names, addresses and telephone numbers of any architect, planner, designer, or engineer responsible for the preparation of the plan, and of any authorized representative of the applicant.
B. 
The proposed use or uses of the land and buildings.
C. 
A set of site plan drawing or drawings at a scale of not less than one inch for each 200 feet and attachments which shall include, address or show the following items unless deemed as unnecessary by the planning director and others as may be required to determine the compliance and suitability of the project:
1. 
Location and setbacks of all existing and proposed structures, including, but not limited to, buildings, fences, culverts, bridges, roads, and streets;
2. 
The legal boundaries (property lines) of the property proposed to be developed;
3. 
All proposed and existing buildings and setback lines identifying the use of the buildings with data on square footage of use areas, percentage of lot coverage and floor area ratio;
4. 
All areas, if any, to be preserved as buffers or to be dedicated to a public, private or community use or for open space;
5. 
All proposed and existing public and/or private easements;
6. 
The location, size, point of connection and purveyor name of all existing and proposed utility structures and lines;
7. 
The storm water drainage systems and management plan consistent with state regulations and guidelines for existing and proposed structures to be shown on conceptual grading and drainage (with cross-sections) and landscape plans;
8. 
All means of vehicular and pedestrian ingress and egress to and from the site, including handicapped access and travel ways, and the size and location of driveways, streets and roads including design and paving cross-sections and proposed methods of traffic control and identification of all rights-of-way or easements to be offered for dedication to the public;
9. 
The location and design of off-street parking areas, showing their size and locations of internal circulation and parking spaces, detailing the number of required and proposed parking and loading spaces and the location of proposed transit stops and carpool and/or park and ride lots;
10. 
The location of all loading spaces, including, but not limited to, loading platforms and loading docks where trucks will load or unload;
11. 
The location of proposed sewage disposal system and potable water supply;
12. 
Elevations and floor plans of proposed buildings;
13. 
A conceptual sign design and/or program for commercial or industrial projects;
14. 
Police and fire protection;
15. 
The design and location of exterior lighting including public street lights; and
16. 
The design and location of all trash collection and outdoor storage areas.
D. 
A topography map or maps which delineate contours, both existing and proposed, at intervals of two feet, and in which are located natural and manmade features and public and private improvements within 200 feet of the subject site, shall be required.
E. 
The existing zone in which the proposed development shall be located.
F. 
All special districts, including, but not limited to, fire, school, and sewer districts, in which the proposed development shall be located, and all such districts within 200 feet of the proposed development.
G. 
The proposed number of square feet in paved or covered surfaces, whether covered by buildings, driveways, parking lots or any other structure covering land, and the total amount of square feet and/or acres in the entire proposed development site.
H. 
The proposed number of dwelling units in the development.
I. 
The proposed number of square feet in gross and net floor area for each use.
J. 
A description of each use including hours of operation and number of employees, raw materials, processes, and types of equipment to be used and methods or improvements planned to protect neighboring public and private property, residents and the general public from adverse impacts from noise, light, smoke, odors, vibrations and unsightly views.
K. 
The written recommendation of the Columbia County health department and the Columbia County engineer as to any portion of the site plan application covering areas within their respective jurisdictions.
L. 
A will serve letter from all utility purveyors.
M. 
A copy of the latest assessor's parcel map of the property.
N. 
A list per the format requirements of the planning department of all surrounding property owners within 500 feet of the exterior boundary of the development per the latest tax assessor rolls.
(Ord. 90-02 § 31; Ord. 95-01 § 31; Ord. 2013-01 § 2 (Exh. B))

§ 18.130.040 Notice of hearing by planning commission.

At least 10 days prior to the planning commission's public hearing on a site plan, the planning department shall provide notice of hearing:
A. 
By publication of at least one notice in a newspaper of general circulation within the county; and
B. 
By mailing notice to each record owner of property within 500 feet of any property included within the site plan area. Each notice shall include the time, date, place and purpose of the hearing.
(Ord. 90-02 § 31; Ord. 95-01 § 31; Ord. 2013-01 § 2 (Exh. B))

§ 18.130.050 Decision of planning commission.

The planning commission shall review a site plan for conformance to the standards and provisions of this title, with the comprehensive plan and other county development regulations. After review and in consideration of the application, staff report, public testimony and accompanying information the commission may approve, deny or approve with conditions. The decision of the planning commission is a discretionary (not a judicial or quasi-judicial) action. Whenever the commission makes a decision on a site development plan, it should set forth in writing the basis for its action.
(Ord. 90-02 § 31; Ord. 95-01 § 31; Ord. 2013-01 § 2 (Exh. B))

§ 18.130.060 Appeals to planning commission and board of county commissioners.

Appeals of an administrative action shall be made to the planning commission or of a planning commission action to the BOCC. To be considered appeals shall be submitted in writing within 10 days and include specific nature of the appeal and justification for a change in the decision. The planning director shall submit the appeal to the planning commission at the next regular meeting of the commission. After consideration the planning commission may deny the appeal or set a date for a closed record public hearing for consideration of the entire site development application. The appellant shall be responsible for all public noticing costs.
(Ord. 90-02 § 31; Ord. 95-01 § 31; Ord. 2013-01 § 2 (Exh. B))

§ 18.130.070 Board of county commissioners' action.

Upon receipt of the appeal of the planning commission's action, the board shall at a regularly scheduled public meeting consider the appeal after a closed record hearing.
At said public meeting, the board shall either concur with or reject the planning commission's decision all or in part.
(Ord. 90-02 § 31; Ord. 95-01 § 31; Ord. 2013-01 § 2 (Exh. B))

§ 18.130.080 Additional information for review.

The planning commission may require the applicant to submit any additional information or material which the commission finds is necessary for the proper review of the application.
(Ord. 90-02 § 31; Ord. 95-01 § 31; Ord. 2013-01 § 2 (Exh. B))

§ 18.130.090 Amendment of site plan.

A site plan approved may be amended by the same procedures provided under this chapter for original site plan approval.
(Ord. 90-02 § 31; Ord. 95-01 § 31; Ord. 2013-01 § 2 (Exh. B))

§ 18.130.100 Certification.

Upon approval of a site plan the planning director shall for inclusion in the official file affix his/her signature to the face of submitted plan or revised plan reflecting conditions of approval and certify action, the date and approval body and to the list of conditions of approval.
(Ord. 90-02 § 31; Ord. 95-01 § 31; Ord. 2013-01 § 2 (Exh. B))

§ 18.130.110 Compliance with site plan and penalty.

The development of the area to which the site plan pertains shall be in conformity to the site plan as finally approved. Any development which fails to conform to the finally approved site plan constitutes a violation of this chapter, and is punishable under the provisions of this title.
(Ord. 90-02 § 31; Ord. 95-01 § 31; Ord. 2013-01 § 2 (Exh. B))

§ 18.130.120 Failure to have site plan review and approval and penalty.

Any use of land which requires site plan review and approval as provided in this chapter, and for which such review and approval is not obtained, constitutes a violation of this chapter, and is punishable under the provisions of this title.
(Ord. 90-02 § 31; Ord. 95-01 § 31; Ord. 2013-01 § 2 (Exh. B))

§ 18.130.130 Expiration of approval.

The final approval of a site plan shall be revoked and nullified if, within two years of the date the board of county commissioners approved the site plan, substantial progress to implement the plan has not been made except as timing of development may have been addressed in a phasing plan as part of the approval or through a separate development agreement.
(Ord. 90-02 § 31; Ord. 95-01 § 31; Ord. 2013-01 § 2 (Exh. B))