16.40.020 Application and review.
(1) Pre-Application Meeting. Prior to submittal of a binding site plan application for consideration by the city, the applicant may request a pre-application meeting with the city staff on the express conditions that the city, its officers and employees shall be held harmless and released from any claims for damages arising from discussions at said pre-application meeting. The city and the applicant may discuss the general goals and objectives of the proposal, the overall design possibilities, the general character of the site, environmental constraints and standards of development. The focus of the meeting shall be general in nature and none of the discussions shall be interpreted as a commitment by the city or applicant.
(2) Preliminary Drawings.
(a) Preliminary Binding Site Plan. The applicant shall provide a preliminary drawing to scale showing lot layout, dimensions, circulation, building location, parking, landscaping and utilities.
(b) Legal Description. The applicant shall provide a legal description of the property.
(c) Vicinity Map. The applicant shall provide a vicinity sketch of the subject area.
(3) Scheduling of Meeting. All information set forth in subsection (2) of this section must be provided to the city before a pre-application meeting may be scheduled.
(4) Application Submittal.
(a) Fees. The applicant shall pay the required fees set by Chapter 3.30 SMC when submitting the binding site plan application to the planning department.
(b) Application Documents. An applicant for a binding site plan shall submit an application form as prescribed by the city, legal description of the property, a vicinity map, declaration of ownership, two sets of mailing labels with the names and addresses of the adjacent property owners, a SEPA checklist and fee, and five sets of the proposed binding site plan.
(c) The preliminary binding site plan shall show the elements listed in subsection (2)(a) of this section.
(5) Review Process. The planning department shall transmit copies of the binding site plan application to the city engineer, other city departments, and any outstanding agencies with jurisdiction for their review and recommendations.
(6) Factors Considered by City Departments. The city shall review the proposed binding site plan to determine whether it meets the following criteria:
(a) Comprehensive Plan – whether the proposed binding site plan and development of the parcel conforms to all elements of the Comprehensive Plan.
(b) Zoning – whether the proposed binding site plan meets the zoning regulations.
(c) Physical setting – whether the binding site plan properly takes into account the topography, drainage, vegetation, soils and any other relevant physical elements of the site.
(d) Public services – whether adequate services are available, including:
(i) Adequate water supply.
(ii) Adequate sewage disposal.
(iii) Appropriate storm drainage improvements.
(iv) Adequate fire hydrants.
(v) Appropriate access to all anticipated uses within the plan.
(vi) Provisions for all appropriate deeds, dedications, and/or easements.
(vii) Examination of the existing streets and utilities and how the proposed binding site plan relates to them.
(e) Environmental issues – examination of the project through the SEPA process and a determination of whether the proposed binding site plan complies with the SEPA requirements.
(7) Written Comments.
(a) Written comments shall be submitted to the planning department within the requested time period.
(b) Upon receipt of the comments, the planning staff shall compile a written staff report for approval by the planning director.
(c) Binding site plans shall be approved by the planning director and improvements consistent with the binding site plan shall be approved administratively.
(8) Public Notice.
(a) Notice to Contiguous Property Owners. The city shall send contiguous property owners notice that the binding site plan application has been filed with the city. The city shall only be required to send notice to those individuals who are listed on the property owner’s form which are real property owners as shown by the records of the county assessor. Notice is deemed sent once placed in the mail. Contiguous property owners shall have 10 working days from the date of mailing in which to submit written comments to the planning agency concerning the proposed binding site plan.
(b) The city shall also post one notice on the site for each adjoining right-of-way. The notice shall be visible from the right-of-way.
(c) Optional Notice. When a SEPA review is required, notice shall be the same as described in Chapter 17.149 SMC pertaining to SEPA. This will be used instead of subsections (8)(a) and (b) of this section.
(9) Time Limitation. The applicant must complete the development and all conditions of the binding site plan approval within three years following the date of preliminary approval, after which time the approval is void. An extension may be granted by the planning director for one year if the applicant has attempted in good faith to complete the requirements of preliminary approval within the original time period; provided, however, the applicant must file a written request with the planning director requesting the extension at least 30 days prior to the expiration of the original time period. (Ord. 1110 § 2, 2002).