The site plan review process is the principal means of implementing the RUACP regarding multifamily residential, conditional uses, commercial, industrial, office, public and mixed use developments. The purpose of site plan review is to use urban land efficiently, ensure adequate and efficient provision of capital facilities and utilities necessary to support planned development, create healthful and safe conditions, and ensure compatibility among new developments, existing uses and future developments. The purpose of this chapter is also to provide for public spaces, parks and trails consistent with the adopted community vision and plans, thereby creating an integrated system of linked local and regional trails, public-right-of-ways and utility corridors for the use and enjoyment of all Ridgefield residents and the general public.

(Ord. No. 1132, § 2(Exh. A), 7-11-2013)

A.

Review Required. No person, unless otherwise expressly exempted in this title, shall commence any use or erect any structure without first obtaining the approval of a site plan by the planning director. No use shall be established, no structure erected or enlarged, and no other improvement or construction undertaken except as shown on an approved site plan which is in conformance with the requirements of this chapter.

B.

The planning director shall review site plans for new or substantially enlarged developments. The director may approve, approve with conditions, or deny an application for site plan review.

C.

Site plan review is required for:

1.

Multifamily residential development;

2.

All new development and changes to existing development in any zone creating more than one thousand square feet of new impervious surface, changes to existing impervious surface areas affecting more than one thousand square feet, or the removal or fill of more than one hundred cubic yards of material;

3.

Parking lots creating ten new spaces in any district;

4.

Any development within critical areas or requiring SEPA review; and

5.

Conditional uses and nonconforming situations.

D.

Pre-Application Conference. All applicants for basic site plan review shall participate in a pre-application conference as provided for by Section 18.310.030, prior to submitting the site plan review application. The planning director may waive the pre-application requirement.

E.

Exemptions. The following activities are exempt from review under this chapter:

1.

Modifications to developed sites that create less than one thousand square feet of new impervious surface area, changes to less than one thousand square feet of existing impervious surface, or less than one hundred cubic yards of material for removal or fill in a twelve-month period, such as a change in permitted use or occupancy;

2.

Grading projects of any quantity that do not create any new impervious surface;

3.

Building permits;

4.

Sign permits; and

5.

Site improvements, such as access lanes, signage, parking restrictions necessary for the sole purpose of complying with adopted fire and life safety regulations.

(Ord. No. 1132, § 2(Exh. A), 7-11-2013; Ord. No. 1178, § 2(Exh. A), 2-12-2015; Ord. No. 1207, § 2(Exh. A), 5-26-2016; Ord. No. 1296, § 2(Exh. A), 10-10-2019)

The site plan review categories are:

A.

Basic Site Plan Review. Basic site plan review applies to new development or to an expansion of existing development by five thousand square feet or more of new impervious surface, changes to existing impervious surface areas affecting five thousand square feet or more, or the removal or fill of five hundred cubic yards or more of material. This review shall precede application for building permits, and shall be considered under Type II procedures.

B.

Minor Site Plan Review. The planning director, using Type I procedures, may review new uses or modifications to an existing use or structure which involve between one thousand square feet to four thousand nine hundred ninety-nine square feet of new impervious surface area, changes to existing impervious surface areas affecting one thousand to four thousand nine hundred ninety-nine square feet, or removal or fill of one hundred to four hundred ninety-nine cubic yards of material.

1.

If the thresholds in section B are not met but the proposed development is:

a.

A new building; or

b.

The addition to or remodel of an existing building that increases the square footage of the building by twenty percent; or

c.

The addition to or remodel of an existing building where the construction valuation is fifty percent or greater of the existing site and building valuation;

Then a standalone type I architectural design review shall be required based on the building design requirements for the base zone.

C.

Relationship to Zoning. Nothing in this section shall relieve the applicant of the obligation to comply with the standards of the underlying zoning district or of any applicable overlay district. Where there is conflict between the provisions of this chapter and Title 18, the more restrictive standard shall apply.

(Ord. No. 1132, § 2(Exh. A), 7-11-2013; Ord. No. 1207, § 2(Exh. A), 5-26-2016; Ord. No. 1296, § 2(Exh. A), 10-10-2019)

A.

Basic site plan review applications shall be accompanied by one original copy of all required submittal materials, and one electronic copy of all materials. All site plan applications shall contain complete site plans drawn to scale and produced in such a way as to clearly indicate compliance with all applicable zoning and site design standards, and shall include the following:

1.

Dimensions and orientation of the parcel;

2.

Locations of existing and proposed buildings and structures;

3.

Location and layout of off-street parking and loading facilities;

4.

Curb cuts and internal traffic circulation;

5.

External cross circulation and/or joint access in compliance with applicable provisions of the Ridgefield Engineering Standards.

6.

Location of walls and fences, indication of their height and construction materials;

7.

Existing and proposed exterior lighting, meeting the submittal requirements of RDC 18.715.070;

8.

Location and size of exterior signs and outdoor advertising;

9.

General location and configuration of proposed landscaping, meeting the submittal requirements of RDC 18.725.070;

10.

General location and configuration of proposed open space and recreation areas, if required;

11.

Contour lines at two-foot elevation intervals for slopes less than twenty-five percent and five-foot elevation intervals for slopes equal to or more than twenty-five percent;

12.

Height and conceptual appearance of building facades for all buildings and structures;

13.

Indication of proposed use of all buildings;

14.

The location of any historically or archaeologically significant feature; or natural feature, including stream corridors, wetlands, wildlife habitat areas, well head protection areas, geologically unstable areas, constrained and unbuildable land, areas with native vegetation, areas with tree cover, rock outcroppings or similar natural or historic features;

15.

Other architectural or engineering data which may be necessary to determine compliance with applicable regulations;

16.

Traffic analysis may be required if the proposed use could generate more than ten p.m. peak hour trips;

17.

Map of dedication, if applicable, showing all land dedicated to the public for the purpose of roadway, drainage, flood control, utility line, emergency or service vehicle access, or other public use, and all easement rights dedicated for private purposes, including, but not limited to, trails, open space, parks, and storm ponds; and

18.

Tree preservation and protection plan, meeting the submittal requirements of RDC 18.840.

B.

Applications for minor site plan review shall be accompanied by one original copy of the submittal requirements of RDC 18.500.040.A and one electronic copy of all materials.

C.

The planning director may waive select submittal requirements on a case-by-case basis if the submittal is not applicable or relevant to the proposed site development or use.

(Ord. No. 1132, § 2(Exh. A), 7-11-2013; Ord. No. 1207, § 2(Exh. A), 5-26-2016; Ord. No. 1253, § 2(Exh. A), 12-7-2017; Ord. No. 1296, § 2(Exh. A), 10-10-2019; Ord. No. 1372, § 2(Exh. D), 10-13-2022; Ord. No. 1426, § 2(Exh.), 7-25-2024)

A.

All applicable concurrency standards shall be met at the time of site plan review.

B.

All applicable city engineering standards shall be met.

C.

The proposed development shall participate in the financing and construction of any project identified on the CFP as necessary to support development in the general vicinity, proportionate to the project's impact on each relevant capital facility.

D.

Development subject to site plan review shall be responsible for frontage improvements, dedication of public right-of-way, easements for all public systems, and any special access easements or tracts.

(Ord. No. 1178, § 2(Exh. A), 2-12-2015)

Editor's note— Ord. No. 1178, § 2(Exh. A), adopted Feb. 12, 2015, repealed the former §§ 18.500.050 and 18.500.060, and renumbered §§ 18.500.070—18.500.090 as §§ 18.500.050—18.500.070. The former §§ 18.500.050 and 18.500.060 pertained to review standards and environmental standards, respectively, and derived from Ord. No. 1132, § 2(Exh. A), adopted July 11, 2013.

Site plan applicants may be approved approval may be approved, or approved with conditions, when all of the following criteria are met:

A.

The proposal is consistent with the applicable development regulations of the underlying zone;

B.

The proposal is suitable for the site considering size, shape, location, topography, existence of improvements and natural features;

C.

The proposal is timely, considering the adequacy of transportation systems, public facilities and services existing or planned for the area affected by the use;

D.

The proposal complies with all applicable site plan review requirements; and

E.

The proposal does not have significant adverse environmental impacts on-site or on adjacent properties that cannot be mitigated through conditions of approval consistent with RDC 18.280, Critical Areas Protection, RDC 18.810, SEPA, or RDC 18.820, Shoreline Management.

(Ord. No. 1178, § 2(Exh. A), 2-12-2015)

Note— See editor's note at § 18.500.050.

A.

The review body may impose conditions of approval as necessary to protect the public interest, achieve compliance with the RUACP, or to mitigate any adverse impacts resulting from uses or impacts subject to this chapter.

B.

Failure to comply with required conditions within the time period specified by the review body shall render the approval null and void.

C.

Land use approval for all types of site plans, other than those approved through the subdivision or PUD process, shall expire within three years from the date the city issues the final decision unless within that time, the developer has obtained the permits from the building department and there has been substantial construction activity pursuant to the required permits. If no construction is involved, then the approval shall be void after one year unless the permitted activity is regularly conducted on the premises. The burden of proving substantial construction is on the applicant.

D.

The review authority, on its own motion, may initiate proceedings, consistent with the procedures provided in RDC 18.395 and RMC Title 20, to revoke site plan approval for noncompliance with the requirements of the title or conditions of approval listed in the final decision approving the site plan.

E.

Appeals of a site plan decision may be appealed consistent with the provisions of RDC 18.310.100, Appeal Procedure.

(Ord. No. 1132, § 2(Exh. A), 7-11-2013; Ord. No. 1178, § 2(Exh. A), 2-12-2015; Ord. No. 1416, § 1(Att.), 2-22-2024)

Note— See editor's note at § 18.500.050.

Editor's note— Ord. No. 1325, § 2(Exh. A), adopted Sep. 24, 2020, repealed § 18.500.080, which pertained to final site plan review and derived from Ord. No. 1207, § 2(Exh. A), adopted May 26, 2016; and Ord. No. 1290, § 2(Exh. A), adopted April 25, 2019.