A.    A site plan is a drawing of a proposed project drawn to scale.

B.    This chapter is intended to provide for the examination of site and building development proposals and to provide a means for guiding development in a logical, safe, attractive and expedient manner.

C.    A site plan may require environmental review under SEPA. (The construction of an office, school, commercial, recreational, service or storage building with four thousand (4,000) square feet or less of gross floor area, and with associated parking facilities for twenty (20) or fewer automobiles is exempt from SEPA requirements. See the city’s SEPA ordinance or Chapter 15.12.)

D.    The hearing examiner has final approval authority on site plans. (Ord. 889 § 1 (App. B) (part), 2019; Ord. 627 (part), 1999)

Site plan review and approval are required before a building permit can be issued if:

A.    The requested building permit will authorize construction of a new building or other structure in areas zoned commercial or industrial; or

B.    The requested building permit will authorize the expansion of any building or other structure in areas zoned commercial or industrial by more than twenty (20) percent of its existing floor area, or overall size in cases where floor area is not applicable. (Ord. 627 (part), 1999)

A.    Any approval will be conditioned upon the applicant agreeing to complete all required improvements before a building permit is issued.

B.    The dedication of land to the city and/or provision of public improvements to serve the site may be required as a condition of site plan approval.

C.    No dedication or provision of public improvements will be allowed that constitutes an unconstitutional taking of private property. Dedications must be clearly shown on the final plan.

D.    The hearing examiner may not require the applicant to get a release from damages from other property owners as a condition for the approval of any site plan. (Ord. 889 § 1 (App. B) (part), 2019; Ord. 627 (part), 1999)

A.    Approval or approval with conditions of a site plan will be effective for a period not to exceed two (2) years from the date of approval.

B.    An applicant who files a written request with the hearing examiner at least thirty (30) days before the expiration of this two (2) year period will be granted a one (1) year extension if the applicant can show that he has attempted in good faith to submit final plans for the issuance of a building permit within the two (2) year period. (Ord. 889 § 1 (App. B) (part), 2019; Ord. 627 (part), 1999)

Any request to change the conditions of site plan approval will be referred to the hearing examiner. The procedure for a site plan approval amendment will be the same as for an original application. (Ord. 889 § 1 (App. B) (part), 2019; Ord. 627 (part), 1999)

A.    An applicant may request a pre-application conference with the city planner before submitting a site plan to discuss requirements and the review process, in accordance with Section 15.08.040.

B.    If an applicant requests consolidated permit processing, a pre-application conference is required. (Ord. 627 (part), 1999)

A.    To have a site plan reviewed, an applicant must submit the following to the clerk-treasurer in accordance with Section 15.08.060:

1.    A completed site plan approval application form, as provided by the city;

2.    A site plan, with information as specified in the application form;

3.    SEPA Environmental Checklist, if applicable; and

4.    Application fee (see current fee schedule).

B.    The clerk-treasurer will forward items in subsections A1—3 above to the city planner. (Ord. 627 (part), 1999)

A.    If environmental review under SEPA is required, the city planner must notify the applicant that the site plan application has been received and that it is complete or incomplete, in accordance with Section 15.08.070.

B.    If environmental review under SEPA is not required, then a determination of completeness is not required. (Ord. 627 (part), 1999)

A.    If environmental review under SEPA is required, the city planner must send a notice of application to other agencies, neighboring property owners, and the public in accordance with Section 15.08.090.

B.    If environmental review under SEPA is not required, then a notice of application is not required. (Ord. 627 (part), 1999)

After a site plan application is complete, the city planner will prepare a report summarizing his findings, conclusions and recommendations regarding the application, then forward the report to the hearing examiner. (Ord. 889 § 1 (App. B) (part), 2019; Ord. 627 (part), 1999)

A.    After receiving the recommendation from the city planner on the site plan, the hearing examiner may approve, approve with conditions or deny the site plan.

B.    The decision of the hearing examiner must be in writing and must include findings of fact and conclusions to support the decision. In making its decision, the hearing examiner must make written findings that:

1.    Appropriate provisions are made for the public health, safety and general welfare;

2.    The public use and interest will be served by the development of the proposed site plan. (Ord. 889 § 1 (App. B) (part), 2019; Ord. 627 (part), 1999)

A developer must construct all required improvements of the site plan and repair existing streets and other public facilities damaged in the development of the site. (Ord. 627 (part), 1999)

A.    If environmental review under SEPA is required, the hearing examiner must provide a single report stating the decision on the site plan application in accordance with Sections 15.08.120 and 15.08.130.

B.    If environmental review under SEPA is not required, a report of decision is not required. (Ord. 954 § 1 (Exh. A), 2024; Ord. 889 § 1 (App. B) (part), 2019; Ord. 627 (part), 1999)

Decisions of the hearing examiner may be appealed to the Pacific County Superior Court in accordance with Section 15.08.160. (Ord. 889 § 1 (App. B) (part), 2019; Ord. 627 (part), 1999)