(1) for original construction of new facilities or structures except single-family dwellings, duplexes, or manufactured homes on individual lots;

(2) for any variance except for a single-family dwelling, duplex, or manufactured home on an individual lot;

(3) for a PRD, PUD, MHP, or RVP;

(4) for remodeling or reconstruction of any structure except single-family dwellings and duplexes, where the value of remodeling or reconstruction exceeds 30% of the value of the structure prior to remodeling. For this section, values will be assigned from the International Code Council (ICC) building valuation data tables in use at the time of application.

(5) where, in the opinion of the Director of Community Development, the magnitude and character of the project, or the topography of the property could result in an adverse effect on adjacent properties, the subject property, or public facilities. (Ord. 25-08 §1 (Att. A), 2025; Ord. 03-33 §54, 2003; Ord. 87-9 §1, 1987).

(1) When a zone change, conditional use permit, or variance will be required before construction of a particular project can commence, such approval will be obtained prior to review of the site plan application.

(2) Review by Site Plan Review Committee. Except in cases where the applicant agrees to an extension of time, the SPRC must review the proposed development and make a recommendation to the Director of Community Development to approve, conditionally approve, or deny the application within 10 working days after the filing of an application is accepted as complete.

(3) Approval of the Director.

(4) Failure to Act. Failure of the City to act within the specified time will constitute approval of the site plan application as accepted by the Director of Community Development and the applicant may apply for a building permit. Time required to review an environmental checklist and make a threshold determination and, if appropriate, to develop and review an Environmental Impact Statement under the provisions of the State Environmental Policy Act (SEPA) will not be included in the time limitations of this subsection.

(5) Referral to the Hearing Examiner. The Director of Community Development will have the right of refusing to rule on a site plan review application and referring the application to the Hearing Examiner for approval if in the opinion of the Director of Community Development review of the application for the site plan would be benefited by public input. All decisions to refuse ruling and refer to the Hearing Examiner will be made by the Director of Community Development within 10 working days after the application in complete form is accepted.

(6) Review by the Hearing Examiner. Notice of review of a site plan application by the Hearing Examiner will be given as described in PCC 17.170.020. The Hearing Examiner will initiate a public hearing on the application within 90 days from the date of referral from the Director of Community Development and in accordance with the review criteria described in PCC 17.135.070. The decision of the Hearing Examiner will be final and conclusive, unless within 21 days from the date of the decision any aggrieved person or entity files a land use petition with the Superior Court for Whitman County in accordance with Chapter 36.70C RCW, as it now exists or may be amended.

(7) Site Plan Review Log – Summary of Action. No later than the first working day following the action of the Director of Community Development or the Hearing Examiner on an application for a site plan approval, a brief summary of the action and the date of the expiration of the appeal period will be entered in the Site Plan Review Log maintained in the Department of Community Development.

(8) Decision to be Communicated. The decision of the Director of Community Development or the Hearing Examiner will be communicated by either email or postal mail to the applicant within five (5) working days following the action.

(9) Final Approval – Expiration. Construction in accordance with an approved site plan must commence within two (2) years of the date of approval of the application by the Director of Community Development or the Hearing Examiner. Otherwise, the approval will expire and be invalid, unless the applicant files an application for an extension of time 30 days before the expiration of the two (2) year period and the Director of Community Development approves the application.

(10) Conformance with Approved Site Plan. Conformance with the conditions of any approved site plan will be determined at the time of final inspection of the last structure to be inspected, and prior to issuance of a final certificate of occupancy. A final certificate of occupancy must be issued only when all conditions of the approved site plan have been satisfied.

(11) Amendment of Site Plan. A site plan application approved by the Director of Community Development or by the Hearing Examiner may be amended following the same procedures described in this Chapter for obtaining original site plan approval; provided, however, that if final approval of an original site plan was given by the Hearing Examiner, then final action on the amendment must be made by the Hearing Examiner.

(12) Minor Changes in Plans. Minor changes in plans or specifications may be authorized by the Director of Community Development under the procedure described in PCC 17.175.050 when a building permit is issued. Minor changes are those which may affect the precise dimensions or placement of buildings, but which do not affect the basic character or arrangement of buildings in the approved plan, nor the density of the development nor the open space requirements. Dimensional adjustments will not vary more than 10% from the dimensions on the approved plan. (Ord. 25-08 §1 (Att. A), 2025; Ord. 22-2 §8, 2022; Ord. 03-33 §55, 2003; Ord. 87-9 §1, 1987).

(1) an environmental checklist when required;

(2) the title of the proposed development, its location by both address and legal description, together with the applicant’s name, address, email, and telephone number and the owner’s name, address, and telephone number if the applicant is not the owner; and, if applicable, the name, address, and telephone number of any architect, planner, designer, or engineer responsible for preparation of the plan and of any authorized representative of the applicant;

(3) a written description of the scope of the project, the nature and size in gross floor area of each use, and the total amount of square feet to be covered by impervious surfaces;

(4) a reproducible site plan drawn to a scale of at least one (1) inch equals 40 feet on a sheet(s) with minimum dimensions of 8.5 inches by 11 inches and maximum dimensions of 24 inches (2 feet) by 36 inches (3 feet); an alternate scale may be approved by the Director of Community Development. The plans must show the proposed layout of structures and other site development including the following:

(5) architectural drawings, drawn to scale, of all exterior elevations with exterior surfaces and colors specified;

(6) a topographic map delineating contours, existing and proposed, at intervals of five (5) feet and locating existing streams, marshes, and other natural features;

(7) a landscape plan drawn to a scale of at least one (1) inch equals 40 feet which may be combined with the site plan showing the location and description of landscaped areas;

(8) a vicinity map; and

(9) the existing zoning district of the proposed development site and any other zoning district adjacent to the site. (Ord. 25-08 §1 (Att. A), 2025; Ord. 22-2 §8, 2022; Ord. 03-33 §56, 2003; Ord. 90-16 §1, 1990; Ord. 87-9 §1, 1987).

(1) the goals, policies, and standards of the Comprehensive Plan;

(2) the specific requirements, guidelines, and provisions relating to the zoning district in which the property is located, including special requirements applicable to any use or area including all overlay zoning districts;

(3) the relationship between buildings and structures and open space, and the harmonious setting of buildings and structures in relation to other buildings and structures in the vicinity;

(4) environmental concerns which have resulted in a Determination of Significance under the SEPA;

(5) the impact of the proposed use on pedestrian and vehicular circulation;

(6) protection of neighboring owners, uses, and properties from adverse effects of the proposal;

(7) assurance that the grading plan provides for minimum impact on the property proposed to be developed and surrounding properties. Cut slopes, fill slopes, and cuts and fills may require a retaining wall or other protection as required by the provisions of the City of Pullman Design Standards;

(8) the adequacy of existing public water and sewer lines to accommodate increased demand created by the proposed development. If lines are inadequate, the Development Engineer may require the applicant to improve or replace existing public sewer and water lines at no cost to the City;

(9) the adequacy of existing and proposed fire hydrants. Additional fire hydrants may be required along adjoining streets or within the development when determined necessary by the Fire Marshal in accordance with the International Fire Code and the guidelines published by the Insurance Service Office. All fire hydrants and water lines serving fire hydrants and their respective easements will be dedicated for City use and maintenance;

(10) conformity with the City of Pullman Design Standards as now existing or as amended;

(11) the fiscal impact of the proposed development on the City. (Ord. 25-08 §1 (Att. A), 2025; Ord. 22-2 §8, 2022; Ord. 03-33 §57, 2003; Ord. 87-9 §1, 1987).

(1) review must not be of land use decisions or construction code decisions, but will be restricted to a prompt, reasonable, and professional review of the proposal and plans, leaving full responsibility for design and development to the applicant. Any required changes to the proposal and plans will be made by the applicant, not by staff, the SPRC, Director of Community Development, or the Hearing Examiner.

(2) only the applicant’s failure to provide the necessary elements required for review in PCC 17.135.060 and to satisfy the criteria described in PCC 17.135.070 will justify disapproval of a proposal.

(3) account will be taken of cost considerations, but these considerations will not be overriding.

(4) modifications and conditions will be limited to changing and/or adding the following: