Washougal City Zoning Code
CHAPTER 18
88 SITE PLAN APPROVAL
[1]
Prior history: Ords. 1167 and 1193.
§ 18.88.010 Purpose.
The purpose of site plan approval is to ensure compatibility between new developments, existing uses and future developments in a manner consistent with the goals and objectives of the comprehensive plan in order to create healthful and safe conditions. Site plan approval is required according to the provisions of this chapter in order to promote developments that are harmonious with their surroundings and maintain a high quality of life for area residents; to ensure that new developments are planned and designed to protect privacy, to determine appropriate lighting and noise mitigation measures, and to ensure adequate and safe access. Site plan approval is required for all developments as specified in this title.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1465 § 1, 2003)
§ 18.88.015 Applicability.
The provisions of this chapter shall apply to all change of use either to a structure or land, apply to all new construction, expansion or alteration which requires a building or planning permit or results in a change in the use of land. No use shall be established, no structure erected or enlarged, and no other improvement or construction undertaken except as shown upon an approved plan which is in conformance with the requirements set out in this title.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1465 § 1, 2003)
§ 18.88.020 Procedures.
Except for exempt activities as defined in WMC § 18.88.025, site plan reviews shall be classified and processed as follows:
(1)
Type I Land Use Action. These reviews are typically relatively minor in nature, consistent with the zoning and surrounding land uses, and do not have a substantial impact on the natural and built environment. The following are classified as Type I site plan reviews:
(a)
New construction or expansions of existing construction which do not exceed:
(i)
Six thousand square feet of new floor area;
(ii)
Twenty new parking spaces;
(iii)
Six new multifamily residential units, except as provided for in WMC § 18.88.025;
(iv)
Building permits.
(2)
Type II Land Use Action. These types of reviews are typically more substantial in nature and may have potential incompatibility with surrounding zoning or land uses or may have a more substantial impact on the natural and built environment. The following are classified as Type II site plan reviews:
(a)
Any development which is not listed as a Type I site plan in subsection (1) of this section or listed as exempt under WMC § 18.88.025;
(b)
Any development subject to SEPA pursuant to WMC Title 16, Environmental Regulations;
(c)
Any development subject to provisions of Chapter 18.90 WMC, Transportation Concurrency;
(d)
Any development located on a parcel which abuts a contrasting zone, as follows:
(i)
Any multifamily designation which abuts a single-family designation and is not listed as a Type I action,
(ii)
Any industrial designation which abuts any commercial designation, or vice versa,
(iii)
Any commercial zone which abuts any residential zone,
(iv)
Any industrial zone which abuts a residential zone.
(3)
Binding Site Plan Review. Binding site plans shall be processed as a Type II land use action. A binding site plan functions as an alternative to dividing commercial or industrial property through the platting process by designating a specific use and configuration and binding that to the site through a restrictive covenant. A binding site plan is required for the following actions:
(a)
All developments requiring a conditional use permit require review by the hearing examiner;
(b)
Any proposal which involves the division of commercial or industrial property for the purposes of sale, lease or transfer of ownership without completing the platting process pursuant to WMC Title 17 and Chapter 58.17 RCW.
Binding site plans shall be completed consistent with the requirements and provisions of RCW 58.17.035 and this chapter.
(4)
If a site plan review is part of an overall application (i.e., PUD or CUP) that is subject to a higher review process, the site plan review shall be considered in conjunction with the overall application.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1465 § 1, 2003; Ord. 1849 § 1 (Exh. A), 2018)
§ 18.88.025 Exemptions.
The following are exempt from the site plan review provisions of this chapter:
(1)
Single-family detached, duplex and triplex residential dwellings;
(2)
Construction exempt from review under applicable building and fire codes;
(3)
Modifications to the interior of an existing structure that does not change the use or the degree of a use;
(4)
Proposed preliminary plat land divisions, except planned unit developments pursuant to Chapter 18.64 WMC;
(5)
Other development determined by the community development director to be exempt because it does not result in an increase in land use activity or intensity or in an adverse impact.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1465 § 1, 2003; Ord. 1613 § 1 (Exh. A), 2008)
§ 18.88.030 Submittal requirements for preliminary site plan approval.
(1)
For a Type I site plan review application, the applicant shall submit the information required for a Type I application as set forth in WMC § 18.94.050, as well as that required for a building permit by the building official.
(2)
For a Type II site plan review application, the applicant shall submit the information required for a Type II application as set forth in WMC § 18.94.050, as well as the following:
(a)
Written narrative description of uses, hours of operation, frequency of deliveries and construction schedule;
(b)
Current list of names and addresses of all property owners within a 500-foot radius as shown upon the Clark County assessor's records. The list shall be dated and certified as being a complete list of adjacent owners by the assessor's office, surveyor or title company. This list shall also be provided on self-adhesive mailing labels;
(c)
Traffic study for proposed project, if required by Chapter 18.90 WMC;
(d)
Copy of preapplication conference report and any other items requested in the preapplication conference report, if completed;
(e)
Completed and signed SEPA checklist;
(f)
Five copies of a site plan, including one reduced eight and one-half inch by 11-inch copy, drawn to a minimum scale of 1:200 (one inch equals 200 feet), on sheets no larger than 24 inches by 36 inches which includes the following:
(i)
Vicinity map showing streets, access points, and utility locations on and within the immediate vicinity of the site,
(ii)
The site size, dimensions and orientation relative to north,
(iii)
The location, name, centerline and dimensions of public and private streets adjoining the site,
(iv)
The location of existing structures and other improvements on the site,
(v)
The location and dimensions of proposed development including streets, sidewalks, parking and circulation areas, loading and service areas, recreational or open space features, above-ground utilities, easements, existing structures to be retained on the site and their distance from the property line, proposed structures (including signs, fences, etc.) and their distance from property lines, the location and type of existing and proposed outdoor lighting, the size and location of solid waste and recyclables storage areas,
(vi)
The approximate slope of the site,
(vii)
The approximate location of significant natural conditions such as rock outcroppings, floodplain, drainage patterns and courses, slopes in excess of 15 percent, unstable ground, high seasonal water table or impermeable soils, areas of severe erosion potential, areas of weak foundation soils, wildlife habitat, historic, cultural or archaeological resources, and the location and description of individual trees (or clusters) having a diameter of six or more inches measured four feet above grade,
(viii)
Abutting properties to within approximately 100 feet of the site, and the approximate location of structures and uses on the abutting properties,
(ix)
If proposing more than one access, indicate which is the primary access for addressing purposes,
(x)
Legal description for parcel(s) in question;
(g)
Most recent conveyance document (deed) showing current ownership;
(h)
SEPA checklist (if required), completely filled out in ink and signed;
(i)
Two copies of a conceptual stormwater plan in compliance with the Washougal Engineering Standards;
(j)
Architectural plan(s) (building elevations, floor plan);
(k)
Landscape plan;
(l)
Sign plan(s), if applicable.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1465 § 1, 2003; Ord. 1613 § 1 (Exh. A), 2008; Ord. 1658 § 1 (Exh. A), 2010; Ord. 1793 § 1 (Exh. A), 2016)
§ 18.88.040 Criteria for site plan approval.
(1)
In approving site plans, it shall be the responsibility of the community development director or his designee to review each plan for compliance with all provisions of the chapter and any other applicable regulations which may affect the final plan as submitted or revised.
(2)
In reviewing a site plan for approval, the director shall find that all of the following have been met:
While it is not necessary to indicate in this section all of the criteria on which the community development director shall make his decision on whether the proposed plan meets all applicable provisions of this title and other appropriate provisions of the Washougal Municipal Code, the following are enumerated to indicate the various requirements under which a plan must be found consistent. Failure to meet any one of these, and other requirements not necessarily specified here, shall be grounds for denial of plan approval:
(a)
The proposed use is permitted within the district in which it is located;
(b)
That the proposal meets the lot, yard, building, height and other dimensional requirements of the district within which it is located;
(c)
The proposal meets the screening, buffering, and landscape strip requirements, as set forth in Chapter 18.50 WMC;
(d)
Minimum parking and loading space requirements are met;
(e)
The proposal meets the supplementary use provisions and nonconforming provisions of this title;
(f)
All applicable conditions and criteria contained in other titles of the Washougal Municipal Code are met;
(g)
Improvement requirements are provided in accordance with Chapter 18.92 WMC;
(h)
All conditions of any applicable previous approvals (i.e., CUP, PUD) have been met.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1465 § 1, 2003; Ord. 1613 § 1 (Exh. A), 2008)
§ 18.88.060 Appeal.
Appeals of the director's decision shall be made pursuant to WMC § 18.94.140.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1465 § 1, 2003)
§ 18.88.070 Certification of site plan compliance.
Upon request of the applicant, any plan approved under the provisions of this chapter shall be certified to comply with the requirements of this chapter by the community development director. Certification may not be revoked unless the community development director finds that the plan, use, or development project would violate the requirements of the Washougal Municipal Code or the Revised Code of Washington.
(Ord. 1233 § 1 (Exh. A), 1997; Ord. 1465 § 1, 2003; Ord. 1613 § 1 (Exh. A), 2008)
§ 18.88.080 Final site plan approval.
(1)
Submittal Requirements. Within five years following the effective date of preliminary site plan approval, or any approved extension, the applicant shall submit all of the materials listed below for a complete final site plan application, unless otherwise authorized by the community development director:
(a)
Completed application form;
(b)
Construction Plans. Where improvements are required, plans for such improvements shall be provided consistent with WES 1.04. Construction plans for a preliminarily approved site plan shall not be accepted without an application for final site plan;
(c)
Proposed Final Site Plan. Unless waived by the community development director, a proposed final site plan shall be approved prior to the issuance of a building permit for all development subject to the site plan review. The proposed final site plan shall include the following:
(i)
Project name;
(ii)
Legend;
(iii)
Vicinity map showing streets, access points, and utility locations on and within the immediate vicinity of the site;
(iv)
The site size, dimensions and orientation relative to north;
(v)
The location, name, centerline and dimensions of public and private streets adjoining the site;
(vi)
Street names;
(vii)
Scale, including graphic scale, north arrow and basis of bearings;
(viii)
Identification of areas to be dedicated;
(ix)
Location of all existing and proposed structures;
(x)
Special setbacks (if any);
(xi)
Private easements (if any);
(d)
Final landscape plan;
(e)
Conditions, covenants and restrictions, notes, and/or binding agreements as required by this code, SEPA, conditions of preliminary site plan approval or other law;
(f)
Copy of recorded public and private off-site easements and right-of-way dedications for required improvements;
(g)
Other supporting documents required pursuant to the preliminary site plan decision.
(2)
Copies. All plans and materials shall be submitted in the format and number established by the community development director.
(3)
Final Site Plan Review Procedure.
(a)
Final site plan applications are subject to a Type I review pursuant to WMC § 18.94.060;
(b)
The community development director shall approve a final site plan and forward a copy to the building department for issuance of a building permit if the approval criteria below are met:
(i)
The construction plans, if required, and final site plan are in proper form as established by the submittal requirements;
(ii)
The construction plans, if required, and final site plan are in conformance with the conditions of the preliminary site plan approval;
(iii)
The construction plans, if required, and final site plan are in compliance with the requirements of this chapter and all applicable adopted statutes and city ordinances; and
(iv)
Construction plan, if required, have been approved.
(Ord. 1613 § 1 (Exh. A), 2008)
§ 18.88.090 Fees.
Fees for preliminary and final site plan review shall be submitted as identified in WMC § 3.90.010.
(Formerly 18.88.080; Ord. 1245 § 1, 1997; Ord. 1465 § 1, 2003; Ord. 1613 § 1 (Exh. A), 2008)
