A.

The purpose of this section is to establish a comprehensive site plan and design review process which ensures compliance with the adopted plans, policies and ordinances of the city.

B.

It is further intended to provide for the review of development proposals with respect to overall site design and to provide a means for guiding development in a logical, safe, attractive and expedient manner.

C.

This chapter provides two (2) methods of site plan review:

1.

Administrative review: Required for projects that are categorically exempt from SEPA review as identified in WAC 197-11-800 as now or hereafter amended. These projects shall be subject to Type II review under Title 19 GBMC where the public works director shall issue a final decision based upon recommendations from the development review committee.

2.

City Council Review: Required for projects that are not subject to administrative review. These projects shall be subject to Type III review under Title 19 GBMC, except that the development review committee shall issue recommendations to the city council instead of the planning commission.

(Ord. 595 § 37, 2005; Ord. 543 § 1 (part), 2001)

A.

A site plan and design review shall be required prior to the issuance of final construction permits in any of the following circumstances:

1.

New Construction. Construction of a building or other structure, excluding permits authorizing residential construction for detached single-family residential use, and accessory dwelling units;

2.

Expansion, remodel, or exterior alteration of any building or other structure by more than five (5) percent of its existing floor area, or overall size in cases where floor area is not applicable; or expansion which creates a new dwelling unit; excluding permits for expansion or alterations of buildings or other structures that are used for single-family residential purposes;

3.

Change of use.

B.

Exemptions.

1.

Any activity that does not require a building permit and is not considered a change in use.

2.

Any activity on the exterior of a building that does not exceed five (5) percent of the structure's total cost or fair market value, whichever is higher, as determined by the building official.

3.

Interior work, which does not alter the exterior of the structure or effect parking standards by increasing floor area.

4.

Normal building maintenance, including the repair or maintenance of structural members.

(Ord. 543 § 1 (part), 2001)

No person, firm or corporation shall locate or expand a use for which a site plan and design review permit is required without first obtaining an approved site plan and design review permit and paying the appropriate fee as established by the city by resolution.

(Ord. 543 § 1 (part), 2001)

The development review committee shall consist of a staff planner as designated by the mayor, the building official or designee and the public works director. The development review committee shall issue recommendations for approval or disapproval, in addition to conditions of approval, if any, to the final decisionmaker on the site plan review application.

(Ord. 595 § 38, 2005: Ord. 543 § 1 (part), 2001)

To assist in permit processing, an applicant for a site plan and design review permit shall meet with the development review committee at a required preapplication conference. The purpose of the preapplication conference shall be to identify permitting requirements and alternatives for the project. The discussion at the conference shall not bind or prohibit the city's future application or enforcement of applicable codes and regulations. The public works director may waive a preapplication conference if the applicant demonstrates that the conference would serve no purpose. A preapplication conference or a waiver of such a conference shall serve as a prerequisite to the filing of an application for site plan review.

(Ord. 595 § 39, 2005: Ord. 543 § 1 (part), 2001)

A.

An application for a site plan and design review permit shall be filed with the public works director on forms prescribed by the city. All applications shall be accompanied by filing fees as required by resolution, and shall include, but are not limited to, the following documents:

1.

The legal description of the property, tax lot number and vicinity map;

2.

A complete and detailed written statement of the intended use of the land and the sequence and timing of the proposed development;

3.

Affidavit of ownership or of substantial beneficial interest in the subject property;

4.

Vicinity map;

5.

Scale drawings of the property indicating:

a.

North point and graphic scale,

b.

Boundaries, easements, and ownership as set forth in the legal description, and easements on adjacent properties,

c.

Topography at appropriate contour levels,

d.

Existing structures and improvements,

e.

Existing vegetation including all trees over six (6) inches in diameter, watercourses, other natural features, and critical areas,

f.

Proposed improvements,

g.

Utilities plans,

h.

Circulation plans on and off the site, including pedestrian, bicycle and transit access (if required),

i.

Landscaping plans,

j.

Other plans and drawings deemed necessary for evaluation,

k.

All adjacent streets and rights-of-way,

l.

Identification and delineation of any sensitive or critical area as defined within Gold Bar's Sensitive Areas Regulations GBMC Chapter 18.08;

6.

Architectural drawings, including floor plan, building elevation and building sections based on the determination made at the pro-application conference;

7.

Any other graphic materials required to adequately describe how the proposal meets specific regulations and guidelines, such as material description boards, scaled models or photo montages;

8.

The terms, conditions, covenants, and agreements under which the property is bound, if any;

9.

An environmental checklist when required by the State Environmental Policy Act (SEPA), codified at 43.21C RCW;

10.

A statement regarding proposed dedications of property if said dedications are required by the city.

B.

An application shall not be considered complete until the application, fee and all supporting materials are submitted to the public works director.

C.

The public works director or his/her designee may waive specific submittal requirements determined to be unnecessary for review.

(Ord. 595 §§ 40, 41, 2005; Ord. 543 § 1 (part), 2001)

Recommendations and decisions on an application for site plan review shall be based upon the following criteria:

A.

The site plan and design is in conformance with the Gold Bar Municipal Code;

B.

The locations of the buildings and structures, open spaces, landscaping, pedestrian, bicycle and vehicular circulation systems are adequate to the needs of the development, safe and efficient;

C.

The proposal will be served by adequate public facilities including roads, transit, water, fire protection and storm drainage facilities;

D.

The proposal is of a scale and design that is similar to neighboring structures; and

E.

The site plan and design is in conformance with the comprehensive plan and other applicable adopted community plans.

(Ord. 543 § 1 (part), 2001)

The final decision maker on a site plan review application may impose conditions for approval to the extent necessary to ensure compliance with the decisional criteria of GBMC Section 17.70.060.

(Ord. 543 § 1 (part), 2001)

Minor adjustments to an approved site plan and design review permit may be made after review and approval by the public works director. Minor adjustments are those that entail minor changes in dimensions or siting of structures, location or location of public amenities, but do not entail changes to the intensity or character of the use. Applicants proposing changes that are not minor shall reapply for site plan review approval.

(Ord. 595 § 42, 2005: Ord. 543 § 1 (part), 2001)

A.

A site plan and review permit is valid for a period of three (3) years from the written notice of the final decision, or the decision on appeal, whichever is later. Site plan and design review permits involving preliminary subdivision or a planned unit development are valid for a period of five (5) years from the written notice of final decision, or the decision on appeal, whichever is later.

B.

A single one (1) year extension may be granted by the public works director prior to the expiration date if the applicant can demonstrate that circumstances or conditions not known, or foreseeable, at the time of original application warrant an extension of the permit. The extension request must be received by the city no later than thirty (30) days prior to the expiration of the permit.

(Ord. 595 § 43, 2005; Ord. 543 § 1 (part), 2001)