HomeMy WebLinkAboutITEM VI-B
Memorandum
TO: Councilmember Lynn Norman, Chair, Planning & Community Development
Committee
Councilmember Nancy Backus, Vice Chair, Planning & Community Development
Committee
Councilmember Rich Wagner, Planning and Community Development Committee
CC: Mayor Lewis
FROM: Jeff Tate, Development Services Manager, Planning & Development Department
DATE: September 22, 2010
RE: DISCUSSION AND INFORMATION: Development of Site Plan Review rules and
procedures
OVERVIEW:
In 2003, the City of Auburn commissioned an outside third party review by Shockey Brent, Inc.
of its development approval process. This report recommended the City adopt a site plan review
process. In 2007, the City commissioned the same firm to conduct a follow up analysis to review
implementation of its 2003 recommendations and identify needed improvement areas. A key
recommendation of both review efforts was the implementation of a site plan review process.
Site plan review is a development review process used in many cities and counties to provide
early on review of proposed development in advance of the preparation of detailed building
and/or engineering plans. Site plan review can help identify and address key concerns and
identify options pertaining to land use, environmental, transportation and utilities impacts. In
most instances, site plan review is applied to commercial, industrial, institutional multi-family
and mixed use development. Often, local governments will establish size or scale thresholds for
these types of projects that require site plan review. In many instances, site plan review is
conducted as an administrative review process subject to public noticing.
ADVANTAGES OF SITE PLAN REVIEW:
Project proponents do not have to spend money on detailed plans without knowing if the
project can be approved. Architectural drawings, engineered plans, technical studies are
commissioned after the proponent is sure that the project will be permitted. It
“frontloads” many review items that are make or break issues and that are important site
planning elements of a project in advance of preparing expensive supportive design
information.
Better customer service opportunities. There have been instances where staff identifies an
issue following significant investment by a client into design plans. This creates a
situation where staff’ s ability to provide effective and equitable customer service is
challenged because of limited ability and/or resistance by the client to initiate significant
th
revisions to plans. This can also lead to the proverbial “11 hour” feeling on the part of
the client and staff where each wish there had been earlier opportunity to address and
resolve an issue.
Provides early public notice opportunity, particularly for projects that would not under
current procedures require public notice unless a specific land use action (e.g. conditional
use permit) was required.
Provides the opportunity to provide early direction and input on on-site and off-site
infrastructure improvements to help guide applicants on key requirements and options
prior to the development of detailed engineering plans.
Enables a qualitative evaluation of site plan layout without necessitating expensive
redesigns. Site Plan Review allows for the review of key planning and engineering
elements such as overall site layout, architectural compatibility, pedestrian and vehicular
circulation and connectivity, environmental resource protection, context within the
community, integration with adjacent properties, etc. There is less ability to consider
these project elements after significant funds have already been expended on detailed
architectural drawings, engineered drawings, and technical reports.
Can be used to create a long term phasing plan. An approved phasing plan offers the
community and the landowner predictability in how a site will be used in the future.
Allows for environmental review to occur in advance of preparation, submittal and
review of detailed plans. Because environmental review can result in mitigating
conditions that are not covered under other sections of city code the site plan review
process will reveal any significant environmental issues early in the review process.
All of the mitigation fees, impacts fees, permit review fees, utility fees, etc. can be
determined in advance of a detailed project submittal. This allows project proponents to
fully understand development costs.
POTENTIAL CONCERNS:
It requires staff and customers to learn a new way of doing business. This is a temporary
disadvantage that will occur during the early periods of implementation.
It requires discipline on the part of staff reviewers to refrain from asking for all of the
detail during the preliminary process.
Perception that it will add time to permit processing. It can be construed as moving from
a one step process to a two step process.
COMPARISON WITH OTHER JURISDICTIONS:
Site Plan Review is a common method of project review used in many jurisdictions.
Thresholds can be established which define types and/or sizes of projects that are exempt
from Site Plan Review. Jurisdictions opting to utilize Site Plan Review have discretion in
establishing review thresholds (project type or size), application requirements, or review
procedures (administrative vs. quasi-judicial).
JURISDICTION SITE PLAN REVIEW NOTE
Bonney Lake YesLarge commercial and multifamily projects
reviewed administratively
Des Moines No
RentonYesSmall projects are reviewed administratively;
large projects by Hearing Examiner
KentNoNo Site Plan process but there is a design
review process that occurs during building
permit review
Puyallup YesProject size thresholds are established that
determine whether an administrative site plan
review process is required
AlgonaNo
PacificNo
TukwilaNoNo Site Plan process but there is a design
review process that occurs during building
permit review
Federal Way YesAll commercial projects are subject to the
administrative site plan review process
Enumclaw YesOnly for projects located on public properties
or within hospital district
Sumner No
Covington YesAll commercial and multifamily projects are
subject to the administrative site plan review
process
SeatacNo
BurienNo
UnincorporatedYesAll projects are reviewed administratively
King County
STAFF NOTE:
The Planning and Development Director, Planning Manager and Development Services Manager
have each worked with site plan review processes in other jurisdiction and have found site plan
review to be an effective development review tool that offers early on interaction opportunities
for clients and staff and provides customer service value that can save both time and money for
clients.
KEY ISSUES FOR CODE DEVELOPMENT:
Additional research is needed to explore the details of the rules and procedures adopted
by other jurisdictions.
Identification of successful examples where Site Plan Review has proven to be an
effective development review procedure.
Identification of the types of projects that are exempt from Site Plan Review due to its
type, size, location, or other criteria.
Identification of a specific list of the types of documents and drawings that are needed as
part of the Site Plan Review submittal.
Incorporation of clear procedures and timelines that ensure a predictable and reliable
outcome.
Creation of easy to understand application materials and instructions, as well as a clear
timeline for how projects move through the entire development review process.
DISCUSSION POINTS
:
Staff requests the Committee’s feedback on the following:
What is the Committee’s feedback on the possible implementation of a site plan review process?
What questions or concerns does the Committee have that it would like more information on?