14.30.140 Site and design review.
The purpose of a site and design review is to determine whether new development activities will or will not have an adverse effect on the public health, safety, and welfare of residents of Cle Elum, and that new development activities are compatible with existing patterns of development and the provisions of the Cle Elum comprehensive plan.
A. Site and design review is required for all proposed development activities unless determined to be exempt by the city. This may include, but is not limited to:
1. New construction.
2. Modifications to existing structures that increase the size of the building or the intensity of the use.
3. Changes of use, or modifications to an existing use, that increase the intensity of the use.
4. Changes to the layout of a site. This may include but is not limited to changes to parking areas, changes in vehicular circulation, the addition of drive-through facilities, accessory buildings, outdoor storage areas, and/or temporary uses.
5. The following uses are exempt from the requirements of this section:
a. Construction of a single-family residence or duplex.
b. Interior remodels with no increase in gross floor area.
c. Sign permits.
d. Routine repair and maintenance.
e. Development activities that do not involve material changes to a site, new uses, or increases in the intensification of a use.
f. Development activities subject to site and design review of a similar nature such as a subdivision, short plat, or a master planned development in the PMU district.
6. The site and design review shall include the whole site including subsequent phases of development, as well as nearby infrastructure.
7. A site and design review approval does not replace other required permits such as a conditional use permit or a shoreline substantial development permit. A site and design review may be combined and reviewed concurrently with other permits and approvals, as determined by the city.
B. A site and design review application, prepared by a qualified professional, shall be submitted in a format prescribed by the city, and should include, but is not limited to, the following:
1. An accurate scaled drawing(s) depicting:
a. The location and dimension of the lot(s).
b. Existing topography and natural features.
c. The nature, location, dimensions of critical areas, shorelines, and their associated buffers, if any, on or adjacent to the site.
d. The footprint of existing and proposed structures, proposed building heights, proposed building setbacks, and the proposed uses.
e. The location of existing and proposed utilities including but not limited to water, hydrants, irrigation, sanitary sewer, electrical, light poles, and cable.
f. Existing and proposed easements.
g. The location of existing and proposed roads, driveways, parking facilities, loading areas, curbs, sidewalks, pedestrian facilities, bike lanes and facilities, and signage.
h. Existing and proposed walls, fences, and landscaping.
i. Existing and proposed open space, parks, plazas, public spaces, and public art.
j. Proposed grading and drainage facilities.
k. Other items as may be required by the city in writing.
2. Technical reports prepared by a qualified professional. This may include, but is not limited to:
a. Critical area reports;
b. Landscaping plans;
c. Geotechnical reports;
d. Preliminary storm water report;
e. Traffic impact analysis; and
f. Parking studies.
g. Any additional information deemed necessary by the city.
C. The city may approve a proposed site plan or building design in whole or in part, with or without conditions, based on a finding that:
1. The project is consistent with the Cle Elum comprehensive plan and meets the requirements and intent of the Cle Elum Municipal Code, including the type of land use and the intensity/density of the proposed development.
2. The physical location, size, and placement of the development on the site and the location of the proposed uses within the project avoid or minimize impacts to any critical resource or floodplain area to the greatest extent possible or are compatible with the character and intended development pattern of the surrounding properties.
3. The project makes adequate provisions for water supply, storm drainage, sanitary sewage disposal, emergency services, and environmental protection to ensure that the proposed project would not be detrimental to public health, welfare, and safety.
4. Public access and circulation including nonmotorized access and emergency vehicle access, as appropriate, are adequate to and on the site.
5. Adequate setbacks and buffering have been provided. Any reduction to setbacks or buffer widths is the minimum necessary to allow for reasonable economic use of the lot and does not adversely impact the functional value of the critical resource area or adjoining land uses.
6. The physical location, size, and placement of proposed structures on the site and the location of proposed uses within the project are compatible with and relate harmoniously to the surrounding area.
7. The project adequately mitigates impacts identified through the SEPA review process, if required.
8. The project would not be detrimental to the public interest, health, safety, or general welfare.
D. A site and design approval shall be valid for five years after the effective date and shall lapse at that time unless a building permit or other associated permits, as determined by the city, has been issued. The city, at its sole discretion, may extend the site and design approval if it finds that the conditions and facts on which the approval is based have not significantly changed.