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Ordinance No. 0787
CITYOFMEDINAORDINANCENO787SITEPLANREVIEWAnOrdinanceoftheCityofMedinaestablishingsiteplanreviewforcertaindevelopmentprojectsestablishingdecisioncriteriaprovidingforexemptionsestablishingproceduresforreviewauthorizingcertaindeparturesfromcertaincodeprovisionsprovidingforappealsandestablishinganeffectivedateSECTION1PURPOSEANDINTENTAEncouragebettersiteplanningtohelpensurethatnewdevelopmentenhancesthecharacterofthecityandsensitivelyfitsintoneighborhoodsBToprotectthedesirableaspectsofnaturallandscapefeaturesoftheCitybyminimizingundesirableimpactsofproposeddevelopmentsonthephysicalenvironmentCImprovecommunicationandmutualunderstandingamongdevelopersneighborhoodsandtheCityeadyandthroughouttheSitePlanReviewprocessUAddressneighborimpactswithoutinterferingwiththepropertyownersarchitecturalgoalsWhilethebulkofanewhomemaybeoneoftheconsiderationsinformingthesiteplanreviewdecisionitisnottheintentofsiteplanreviewtoregulatethearchitecturalstyleormassingofaproposedhomeItistheCitysintenttobemindfuloftheapplicantsreasonableexpectationofprivacyandorsecurityconcernsSECTION2SITEPLANREVIEWREQUIREDAProposeddevelopmentprojectsarerequiredtoundergoSitePlanReviewineitherofthefollowingcircumstancesConstructionalterationorreconstructionofabuildingwherethebuildingsiteisatleast80000squarefeetingrosssiteareaReconstructionisdefinedinMMC17120102Constructionalterationorreconstructionofabuildingwhereathebuildingsiteisatleast40000squarefeetingrosssiteareaandatleast50largerthantheaveragegrosssiteareaofallabuttingresidentiallydevelopedpropertiesORbthebuildingsiteisatleast40000squarefeetingrosssiteareaandatleasttwiceaslargeasthegrosssiteareaofthesmallestabuttingresidentiallydevelopedpropertyORD787SitePlanReviewOrdinanceI BReconstructionisdefinedinMMC1712010ForpurposesofthissectionabuttingpropertiesreferstoallpropertiesthatshareaborderwiththesubjectpropertyExemptionsInnocaseshallthefollowingtypesofdevelopmentberequiredtoundergoSitePlanReviewInteriorremodelsofexistingbuildingsprovidedaAlterationsdonotconflictwithanypriorapprovedsiteplanandbAlterationsdonotmodifytheexistingsitelayoutFacademodificationsofexistingbuildingsprovidedaAlterationsdonotconflictwithanypriorapprovedsiteplanandbAlterationsdonotmodifytheexistingsitelayoutandcAlterationsdonotincreasetheexteriorbulkofthebuildingfromtheperspectiveoftheadjacentlotsAdditionsthatdonotenlargethebuildingfootprintForpurposesofthissectionbuildingfootprintmeansthesurfaceareaofthesitethatiscoveredbythebuildinginquestionNewbuildingsnogreaterthan1000squarefeetinfloorareaandsetbackatleast50feetfromallpropertylinesthatadjoinotherresidentiallydevelopedpropertiesandpropertylinesthatareonlyseparatedfromaresidentiallydevelopedpropertybyastreetDevelopmentprojectsfittingeitherofthecircumstancesinsubsectionAandproposedforabuildingsitethatissubjecttosubstantialconstraintsinthesitingofbuildingsmaybeeligibleforanexemptionfromsiteplanreviewasfollowsWheretheCityManagerordesigneefindsthatsitingconstraintssuchastheexistenceofacriticalareaonasitesubstantiallyconstrainthesitingofbuildingsandbuildingadditionstotheextentthatthesiteplanreviewprocesswillhavelimitedbenefittheCityshallpostandmailnoticestotheownersofallneighboringpropertiesina300footradiusfromthesubjectlotasprovidedbyMMC1404130ThenoticeshallalerttheneighborstothependingprojectandthematteroftheapplicabilityofsiteplanreviewtotheproposedprojectThenoticeshallfurthersolicittheneighborscommentswithina15dayperiodIntheeventtheCityreceivessubstantivecommentsorobjectionstheprojectshallundergositeplanreviewIfnosubstantivecommentsorobjectionsarereceivedtheCityManagerordesigneemaygrantanexemptiontotheprojectSECTION3DECISIONCRITERIAFORSITEPLANREVIEWAThePlanningCommissionshallreviewalldevelopmentsubjecttoSitePlanReviewThescopeofsiteplanreviewisintendedtoevaluatetheplacementofprimarysitefeaturesonthesiteandreducenegativeimpactstoadjacentpropertiesThismayinvolvetherequirementforabuildingtobesetbackfromapropertylinebyagreaterdistancethanrequiredbythestandardZoningCodesetbacksChangesintheshapeofabuildingfootprintwillnotberequiredORD787SitePlanReviewOrdinance2 throughsiteplanreviewunlessuniquecircumstancesrelatedtotheconfigurationofthesubjectlotandsurroundinglotscausethereviewingbodytomakeafindingthatcriteria1and2frombelowcannotbemetsolelythroughchangestotheplacementofabuildingPrimarysitefeaturesshallincludebutnotbelimitedtoallbuildingsdrivewaysdeckspatiosandlandscapingThefollowingcriteriashallbesatisfiedbeforethePlanningCommissionapprovesaSitePlanReviewapplicationProposeddevelopmentshallbesitedwithinthezoningenvelopeinsuchawayastominimizethevisibilityofthebuildingfromtheperspectiveoftheadjacentlotsSeeExhibitsAandBfortwoexamplesThesitingpreferencesoftheapplicantshallbeconsideredProposeddevelopmentshallnotcreatesignificantprivacyimpactsforneighboringlotsReviewofthiscriterionshallincludeanexaminationofthelikelypatternsofactivityintheuseofthesubjectlotandneighboringlotsExamplesincludeprotectingtheprivacyofaneighborsexistingoutdoorentertainmentareaSeeExhibitCandthesensitivesitingofagatehousethatisexpectedtohavealargevolumeoftrafficPreservationoflandscapeinitsnaturalstatebyminimizinggradechangesandvegetationandsoilremovalaThenaturaltopographyofthepropertyshallnotbedramaticallyalteredbReasonableeffortsshallberequiredtopreserveexistingtreesthatareatleast24inchesdiameterbreastheightandothernaturallandscapingDiameterbreastheightisdefinedinMedinaMunicipalCodeChapter1228787SitePlanReviewOrdinance3 ExhibitAExampleofaddressingCriterion1wherethetopographyofthevicinityisusedtominimizethevisibilityoftheproposedbuildingNoteThisexhibitisintendedtoillustrateonlyoneofmanypossiblestrategiestominimizethevisibilityofaproposedbuildingORD787SitePlanReviewOrdinance4 ImlPTIVOOMExhibitBExampleofaddressingCriterion1wheretheexistinglandscapepatternisusedtominimizethevisibilityoftheproposedbuildingNoteThisexhibitisintendedtoillustrateonlyoneofmanypossiblestrategiestominimizethevisibilityofaproposedbuildingORD787SitePlanReviewOrdinance5 V1ExhibitCExampleofaddressingCriterion2wheretheproposedbuildingissitedtobesensitivetotheneighborsexistingoutdoorrecreationareaNoteThisexhibitisonlyintendedtoillustrateoneofmanypossiblestrategiestoavoidprivacyimpactsORD787SitePlanReviewOrdinance6 aCa4Ifapplicablethesiteplanshallincludesiteplacementmeasurestoaccommodatelargegatheringsandmitigatetheimpactstrafficparkingnoiseexteriorlightingetcontheneighborhood5IfapplicableproposedsiteplanshallincludemeasurestoaccommodatealldomesticemployeesandgroundskeepersandtomitigatetheimpactstrafficparkingnoiseetcontheneighborhoodProposedSitePlansmustalsocomplywithallotherMedinaMunicipalCodestatefederalandcountyrequirementsexceptassetoutinsubsectionsCandDofthissectionDeparturefromtherequirementsofMedinaMunicipalCodeTitle17andChapter1228maybepermittedforprojectsundergoingreviewintheSitePlanReviewprocessiftheapplicantdemonstratesthat1theproposedprojectmeetstheintentofeachcoderequirementinquestionbetterthanthetypicalresultsofliteralapplicationofthatrequirement2theproposeddeparturesmeetthepurposeandintentoftheSitePlanReviewprocesssetoutinSection1and3theproposeddeparturesincreasestheprojectsconformancewiththedecisioncriteriainsubsectionAofthisSectionDeparturesmaybegrantedfromthefollowingrequirements1SetbacksexceptminimumsetbacksfromtheLakeWashingtonshorelineasestablishedinMedinaMunidpalCodeChapter17382Structuralcoverageincludingthatallowedfordecksporchesandverandas3Maximumbuildingheight4Frontageonstreets5Onsiteparkingspaces6Screeningandlandscapingrequirements7Accessorybuildingssmallaccessorystructuresandaccessorydwellingunits8FenceswallsandbulkheadsandTreereplacementMMC1228060treepreservationMMC1228070historictreeremovalMMC1228100andsignificanttreeremovalMMC1228110ORD787SitePlanReviewOrdinance7 SECTION4SITEPLANREVIEWPROCEDUREAApreapplicationconferenceisrequiredforallprojectsrequiringSitePlanReviewThepreapplicationprocessshallincludeCityofMedinastaffandapplicantBAPublicNoticeshallbepostedasprovidedbyMMC1404130andmailedtoresidentsofadjacentpropertieswithin300feetoftheproposeddevelopmentfifteen15dayspdortotheSitePlanReviewHeadngCPlanningCommissionMeetingSitePlanReviewHeadng1ThePlanningCommissionshallreviewtheproposedSitePlanAttheSitePlanReviewHearingapplicantsshallpresentthefollowinginformationaAninitialsiteanalysisaddressingsiteopportunitiesandconstraintstheuseofalladjacentbuildingsandthezoningofthesiteandadjacentpropertiesbAdrawingofexistingsiteconditionsindicatingtopographyofthesiteandthelocationofstructuresandprominentlandscapeelementsonorabuttingthesiteincludingbutnotlimitedtoalltreesthatareatleast24inchesdiameterbreastheightwithspeciesindicatedDiameterbreastheightisdefinedinMedinaMunicipalCodeChapter1228cPreliminaryfloorplansindicatingthegenerallocationofpublicroomsandprivateroomsdPhotosshowingthefacadesofadjacentdevelopmenttreesonthesitegeneralstreetscapecharacterandterritorialorotherviewsfromthesiteifanyeAgraphicaldepictionofthepropertyszoningenvelopethethreedimensionalspaceconfinedbythemaximumbuildingheightandallapplicablesetbackrequirementsfromthezoningcodefAdescriptionoftheproponentsobjectiveswithregardtositedevelopmentgArchitecturalrenderingsoftheproposedpdmaryresidencefromtheperspectiveofeachhomeonanabuttingpropertycoupledwithphotographsofexistingconditionsfromthesameperspectives3PlanningCommissionshallreviewallpubliccommentsduringtheSitePlanReviewHeadngUponreviewingtheSitePlanandreceivingallpubliccommentsthePlanningCommissionwilldosethehearinganddetermineoneofthefollowingaApprovetheSitePlanassubmittedbApprovetheSitePlanassubmittedwithconditionsor1ThePlanningCommissionshallhavetheauthoritytoplacereasonableconditionsonormodifyaSitePlaninordertosatisfythecdtedasetforthinSection3Suchconditionsormodificationsmayincludebutarenotlimitedtoscreeningbufferingbuildinglocationandorientationsetbackspavinglandscapingvegetationremovalgradingandothermitigationasappropriate2ThePlanningCommissionmayimposeadditionalrequirementsincludingpreparationofagradingdrainageanderosioncontrolplanandpreparationofavegetationpreservationplanORD787SitePlanReviewOrdinance8 DEFG3ModificationofPlanSubsequenttoSitePlanReviewInallcasesifanapplicantcandemonstratethataSitePlancanbemadeconsistentwiththereviewcdteriabyalternativemodificationstotheSitePlanthePlanningCommissionshallacceptthealternativemodificationsasconditionstoapprovalandapprovetheSitePlanCoRejecttheSitePlanIfPlanningCommissionfindsthattheSitePlanapplicationcannotbemadeconsistentwiththereviewcritedabyreasonableconditionsthentheSitePlanshallbedeniedSecondPlanningCommissionMeetingSitePlanReviewapplicantsshallhavetheoptiontohavetheprojectreviewedattwoPlanningCommissionmeetingsThisprocedurewouldutilizethefirstmeetingasthepubliclynoticedheadngatwhichthePlanningCommissionwouldconsiderpreliminaryapprovalofasiteplanconceptThesecondmeetingwouldoccurafterthesubstantialcompletionofalldesignactivitiesandwouldinvolvePlanningCommissionreviewofwhetherthefinaldesignisconsistentwiththeirconceptplanapprovalAtthesecondmeetingthePlanningCommissionshallapprovearevisedsiteplanifitfindsthattheproposeddesignsandanyrevisionsmeettheintentoftheodginalPlanningCommissionapprovalAdditionallocationcdtedamaynotberequiredbythePlanningCommissionunlesstheapplicantseekstomodifytheoriginalPlanningCommissionapprovalReviewConsolidationwithLevel2ConstructionMitigationWhenaprojectundergoingSitePlanReviewisalsorequiredtodevelopaLevel2constructionmitigationplanperMMC1520thePlanningCommissionSitePlanReviewmeetingmaybeexpandedtoallowforthereviewandapprovalofthemitigationplanExpirationofSitePlanApprovalThefinalapprovalofaSitePlanshallexpirewithintwo2yearsofthedateofapprovalifacompletebuildingpermitapplicationisnotsubmittedTheCityManagerordesigneeshallhavetheauthoritytograntextensionstotheapprovalwhenheshedeterminesthattherehavebeennosignificantchangestoanyaspectsoftheprojectsettingthatwerethebasisofthePlanningCommissionsapprovalReviewConsolidationwithVadanceRequestsWhereavadanceissoughtforaprojectalsorequiringSitePlanReviewtheapplicantshallhavetheoptiontorequestthatthereviewofbothpermitsisconsolidatedintoasinglepublichearingbeforethePlanningCommissionSECTION5REVISIONOFSITEPlANAThepropertyownermayrequestrevisiontothesiteplanasfollows1PublicnoticeoftheproposerevisionsispostedasprovidedbyMMC1404130andmailedtoadjacentpropertyownerswithin300feetoftheprojectatleastfifteen15dayspriortoapprovalordenialoftheproposedrevisionsORD787SitePlanReviewOrdinance9 2Intheeventnoadversecommentsarereceiveduponexpirationofthefifteen15dayperiodtheCityManagerorCityManagersdesigneemayapprovetheproposedrevisionsiftheymeetthedecisioncriteriainSection3anddonotrequiredeparturefromtherequirementsofMedinaMunicipalCodeTitle17orChapter1228NoticeoftheapprovaloftherevisionsshallbesenttotheadjacentpropertyownerswhoweresentnoticeasprovidedaboveIntheeventadversecommentsandorobjectionsarereceivediftherevisionsrequiredeparturefromtherequirementsoftheMedinaMunicipalCodeTitle17orChapter1228oriftheCityManagerorCityManagersdesigneetentativelydecidestodenytherequesttherevisionsshallbescheduledforahearingbeforetheMedinaPlanningCommissionNoticeofthePlanningCommissionhearingshallbegivenassetforthinSection4ofthisordinanceandtheprocessandproceduresshallbethesameastheinitialsiteplanreviewIftherevisionshavebeenapprovedbytheCityManagerofCityManagersdesigneeasprovidedin2aboveappealofthisdecisionshallbetotheMedinaHearingExaminerassetforthinSection6ofthisordinanceSECTION6APPEALAAnyaggrievedpartymayappealanadministrativeorMedinaPlanningCommissiondecisionwhichgrantsordeniesapprovalofafinalSitePlanReviewapplicationtotheMedinaHearingExaminerNoticeofappealmustbefiledwiththeMedinaCityClerkwithinfourteen14daysofthedatethenoticeofdecisiontograntordenythefinalSitePlanReviewapplicationThetimeforappealshallbeextendedforanadditionalseven7daysifthedecisionincludesadeterminationsubjecttoaSEPApubliccommentperiodasrequiredbyWAC19711340Ord71012001Ord60821996SECTION7ENFORCEMENTItisthepropertyownersresponsibilitytoensurethatallworkactionsorconditionscomplywiththiscodeandallotherapplicablelawsandwiththerequirementsofanypermitsandorapprovalsgrantedunderthisordinanceoranyotherapplicablelawregardlessofanyreviewapprovalinspectionorotheractionoftheCityoritsagentsconsultantsoremployeesItshallbetheresponsibilityoftheCityManagerorCityManagersdesigneetoenforcetheprovisionsofthisordinanceoranyapprovedSitePlanorrevisionstheretoSECTION8VIOLATIONSANDPENALTIESORD787SitePlanReviewOrdinance10 ABCDEFViolations1ItisaviolationofthisordinanceforanypersontouseconstructorallowanybuildingwithintheCityofMedinathatviolatesanyoftheprovisionsofthisordinance2ItisaviolationofthisordinanceforanypersontofailtocomplywiththetermsofanapprovedSitePlanReviewApplicationoranyrevisionstheretoNoticeofViolationIfafterinvestigationtheCitysRepresentativedeterminesthatthestandardsorrequirementsofthisordinanceoranyapprovedSitePlanReviewapplicationorrevisionstheretohavebeenviolatedtheCitysRepresentativeshallservenoticeofviolationupontheownercontractororotherpersonresponsiblefortheconditionThenoticeofviolationshallstateseparatelyeachstandardorrequirementviolatedshallstatewhatcorrectiveactionifanyisnecessarytocomplywiththestandardsorrequirementsandshallsetareasonabletimeforcomplianceThenoticeshallbeservedupontheownercontractororotherpersonresponsiblefortheconditionbypersonalserviceorcertifiedmailwithreturnreceiptrequestedaddressedtothelastknownaddressofsuchpersonAcopyofthenoticeshallbepostedataconspicuousplaceonthepropertycontainingthesiteoftheviolationAnoticemaybeamendedatanytimetocorrectcledcalerrorsorriteadditionalauthorityforastatedviolationCivilPenaltyInadditiontoanyothersanctionorremedialprocedurewhichmaybeavailableanypersonviolatingorfailingtocomplywiththeprovisionsofthisordinanceshallbesubjecttoacumulativepenaltyintheamountof500perdayforeachviolationfromthedatesetforcomplianceThepenaltyimposedbythissectionshallbecollectedbycivilactionbroughtinthenameoftheCityCdminalPenaltiesAnypersonviolatingorfailingtocomplywithanyoftheprovisionsofthisordinanceshallbesubjecttocriminalprosecutionanduponconvictionshallbefinedinasumnotexceeding1000orbeimprisonedforatermnotexceedingthirty30daysorbebothfinedandimprisonedEachdayofnoncompliancewiththeprovisionsofthisordinanceshallconstituteaseparateoffenseStopWorkOrderWheneveracontinuingviolationofthisordinanceoccurstheCitysRepresentativemayissueaStopWorkOrderwithorwithoutnoticespecifyingtheviolationandprohibitinganyworkorotheractivityatthesiteAfailuretocomplywithaStopWorkOrdershallconstituteaviolationofthisordinanceAdditionalReliefTheCitymayseeklegalorequitablerelieftoenjoinanyactsorpracticesandabateanyconditionswhichconstituteorwillconstituteaviolationofthisordinanceORD787SitePlanReviewOrdinance11 SECTION9EFFECTIVEDATEThisordinanceshalltakeeffectfivedaysafteritspublicationorthepublicationofasummaryofitsintentandcontentsPASSEDBYTHECITYCOUNCILONTHIS10thDAYOFOctober2005ANDSIGNEDINAUTHENTICATIONOFITSApprovedastoform2005MaryatMayorPassedOctober102005FiledOctober102005PublishedCZ4ZEffectiveDategORD787SitePlanReviewOrdinance12 SUMMARYOFORDINANCENO787oftheCityofMedinaWashingtonOnOctober102005theCityCounciloftheCityofMedinaWashingtonpassedOrdinanceNo786themainpointsofwhicharesummarizedbyitstitleasfollowsandapprovedthissummaryAnOrdinanceoftheCityofMedinaestablishingsiteplanreviewforcertaindevelopmentprojectsestablishingdecisioncriteriaprovidingforexemptionsestablishingproceduresforreviewauthorizingcertaindeparturesfromcertaincodeprovisionsprovidingforappealsandestablishinganeffectivedateThefulltextofthisordinancewillbemaileduponrequestRdyIeMCiClerkORD787SitePlanReviewOrdinance13