21.76.020 Overview of the Development Process.
A. Purpose. The purpose of this chapter is to provide a general overview of the development application review process. Detailed administrative review procedures for applications and land use actions classified as Type I through Type VI are outlined in RZC 21.76.050, Permit Types and Procedures.
1. Process Flow Chart. The flow chart in Figure 21.76.020A below generally depicts the overall review process for development. The process may vary for individual permits based upon the nature and complexity of the issues involved. This flow chart is therefore provided for general reference only.
|
Figure 21.76.020A |
|---|
|
|
Figure Notes: A. Link to RZC 21.76.020 B. Link to RZC 21.76.060 |
B. Pre-Application Conferences.
1. Purpose. The purpose of a pre-application conference is to provide applicants with the opportunity to meet with technical review staff prior to submitting an application, in order to review the proposed action, to become familiar with City policies, plans, and development requirements. Pre-application conferences are optional, but recommended for Type II-VI land use permits. Pre-application conferences may be requested for Type I applications. Pre-application procedures and submittal requirements shall be determined by the Administrator and available in the Redmond Development Services Center.
2. Design Review. When design review is required, a pre-application conference with the Design Review Board is recommended.
3. Limitations. It is impossible for the conference to be an exhaustive review of all potential issues. The discussions at the conference shall not bind or prohibit the City’s future application or enforcement of all applicable regulations.
C. Pre-Review Entitlement Process (PREP).
1. Purpose. The purpose of the PREP process is to:
a. Assist applicants to prepare a code-compliant land use application;
b. Eliminate the City’s need to request additional information that causes resubmittals, resubmittal fees, and further City review, and that extends project approval dates;
c. Approve or recommend approval of land use applications following one Technical Committee review; and
d. Reduce time frames for approval of land use applications by expediting issue resolution through one-on-one collaboration between applicants and City staff.
2. Overview. PREP review is an optional process for certain land use permits which requires applicants to work collaboratively with review staff and the Design Review Board (if required) to achieve a code compliant submittal prior to permit application. For PREP, an application must already be code-compliant and in approvable form to be considered complete. Upon submittal of the land use application, completion of environmental review and public notification takes place. Pending any changes that may result from public and/or environmental review, the Technical Committee will move forward to issue its decision or recommendation at the first Technical Committee and Design Review Board meetings following submittal of the land use application.
3. Eligibility. Any land use permit that is subject to resubmittal fees according to the adopted fee schedule is eligible for review under the PREP process.
4. Relationship to Pre-Application Meetings. Pre-application meetings are intended as a onetime meeting with review staff to obtain an overview of applicable regulations and process. Applicants may choose to attend a pre-application meeting and opt in to the PREP process if they so desire.
5. Submittal Requirements. Applicants must submit the PREP Kickoff Meeting Submittal Form and required materials, along with the required fee, in order to initiate PREP review.
6. Memorandum of Understanding. After the PREP Kickoff Meeting and prior to beginning project review, the applicant must sign a Memorandum of Understanding in a form approved by the Administrator that:
a. Provides a description of the proposed project;
b. Identifies the applicant’s project team and primary contact;
c. Declares turnaround time commitments for the applicant and the Development Services staff;
d. States requests for deviation from code requirements;
e. Identifies Development Services review staff assigned to the project;
f. Describes requirements for staying in PREP;
g. Describes vesting procedures; and
h. Describes Design Review Board procedures, if applicable.
7. Process Flow Chart. The flow chart in Figure 21.76.020B below generally depicts the PREP process. The process may vary for individual permits based on the nature and complexity of the issues involved. This flow chart is therefore provided for general reference only.
|
Figure 21.76.020B |
|---|
|
D. Land Use Permit Review Generally.
1. Purpose. The purpose of this section is to establish general procedures for reviewing all land use permit applications. The purpose of the land use permit review process is to determine compliance with the City’s applicable development regulations, Comprehensive Plan provisions, as well as applicable RCW (Revised Code of Washington), and WAC (Washington Administrative Code) regulations. This section is not intended to include:
a. Requirements for compliance with the City’s building and construction codes, RMC Title 15, Buildings and Construction, determined during building permit review, or
b. Requirements for civil construction drawing approval as described in RZC 21.76.020.G, Civil Construction Drawing Review.
2. Applicability. Review and approval of one or more land use permits is generally required for any public, semipublic or private proposal for new construction or exterior modification to a building or site, including multifamily, commercial, industrial, utility construction, expansion or exterior remodeling of structures, parking, or landscaping. Other actions requiring a land use permit include interior tenant improvements that propose additional square footage (such as a mezzanine), master plans, proposed development within the Shoreline Jurisdiction, subdivision of land or modification to property boundaries, construction of telecommunication facilities, modifications to historic landmarks and proposed variances or modifications from adopted code standards, such as site requirements, critical area regulations and shoreline regulations. Land use approval is also required for any proposed modification to the RZC (including the Zoning Map) or Comprehensive Plan (including the Comprehensive Land Use Map.
Land use permit approval is not required for the following:
a. Signs not associated with a historic landmark or a historic design district;
b. Tenant improvements not associated with a historic landmark and not encompassing or triggering modification to the exterior of an existing building or site.
3. Site Plan Required. Where modifications to a site are proposed or required, a site plan shall be submitted as part of all permit and project approval applications with the information required in RZC 21.76.030.D, Submittal Requirements. Additional information may be required to conduct an adequate review. Each application shall be reviewed for compliance with the requirements in this chapter. Site plans shall be reviewed as part of the application approval process unless otherwise provided in this chapter.
4. Procedures. All applications shall be reviewed using the procedures set forth for the Type I through Type VI review processes in RZC 21.76.050, Permit Types and Procedures.
5. Decision.
a. The approval authority shall approve, approve with conditions, or deny the application based upon the applicable decision criteria. The approval authority may grant final approval subject to any conditions it feels necessary to protect and promote the health, safety, and general welfare of the community.
b. Such conditions may include, but are not limited to the following: the requirement of easements, covenants, and dedications; “fees-in-lieu-of”; the installation, maintenance and bonding of improvements, such as streets, landscaping, sewer, water, storm drainage, underground wiring, sidewalks, and trails; and the recording of any conditions to achieve the objectives of the Redmond Zoning Code with the King County Department of Records and Elections.
E. Design Review.
|
|---|
1. Purpose. The purpose of design review is to:
a. Encourage and promote the public health, safety, and general welfare of the citizens of Redmond, including the development and coordination of municipal growth and services;
b. Supplement the City’s land use regulations in order to promote a coordinated development of the undeveloped areas of the City, and conserve and restore natural beauty and other natural resources;
c. Encourage originality, flexibility, and innovation in site planning and development, including the architecture, landscaping, and graphic design of proposed developments in relation to the City or design area as a whole;
d. Discourage monotonous, drab, and unsightly developments and to promote the orderliness of community growth, and the protection and enhancement of property values for the community as a whole and as they relate to each other;
e. Aid in ensuring that structures, signs, and other improvements are properly related to their sites and the surrounding sites and structures, with due regard to the aesthetic qualities of the natural terrain and landscaping and ensuring that proper attention is given to exterior appearances of structures, signs and other improvements;
f. Protect the heritage of the City by ensuring that historic resources retain integrity, ensuring that developments adjacent to historic landmarks are compatible, and by encouraging design that is appropriate to historic design districts;
g. Protect and enhance the City’s pleasant environments for living and working, and thus support and stimulate business and industry, and promote the desirability of investment and occupancy in business and other properties;
h. Stabilize and improve property values and prevent blight areas to help provide an adequate tax base to the City to enable it to provide required services to its citizens; and
i. Foster civic pride and community spirit by reason of the City’s favorable environment and thus promote and protect the peace, health, and welfare of the City and its citizens.
2. Applicability. Compliance with RZC Article III, Design Standards, shall be required for all applications requiring a building permit for exterior modifications, new construction and signs, projects requiring a Level II or III Certificate of Appropriateness, and any private or public development within the Shoreline Jurisdiction. The following are exempt from this requirement:
a. One- and two-unit residential structures unless the structure is a historic landmark; and
b. Tenant improvements not associated with a historic landmark or not encompassing modifications to the exterior of an existing building.
3. Review Authority.
a. The Design Review Board shall have design review authority over all applications not exempt under subsection E.2 above that require a building permit and that have a total valuation of $50,000 or more, except for the following:
ii. Commercial buildings located within the Industrial (I) zone, unless the site is located in areas of high public visibility such as arterials.
b. The Landmarks and Heritage Commission shall have design review authority over designated historic landmarks as outlined in RZC 21.76.060.H, 21.76.060.J, and 21.76.060.M.
c. The Administrator shall have design review authority on all building permit applications that have a total valuation of less than $50,000 and are not specifically exempt from design review in subsection E.2 above.
d. For projects reviewed by the Administrator that are not in compliance with the applicable design standards, the Administrator may refer the application to the Design Review Board for consultation. For Level I Certificates of Appropriateness, the Administrator may consult with or use the authority of the King County Historic Preservation Officer or other preservation expert with similar qualifications.
4. Procedure. Design review requiring review and decision by the Design Review Board shall be conducted as provided in RZC 21.76.060.G.
F. State Environmental Policy Act (SEPA) Review. All applications shall be reviewed under the State Environmental Policy Act unless categorically exempt. The City’s environmental review procedures are set forth in RZC 21.70, State Environmental Policy Act (SEPA) Procedures.
G. Civil Construction Drawing Review.
1. Purpose. The purpose of this section is to establish procedures for reviewing civil construction drawings for site improvements. Civil construction drawings are detailed engineering documents that are required for improvements to a particular site. Civil construction drawings are reviewed through the Coordinated Civil Review Process.
2. Applicability. Civil Construction Drawing Review shall be required for all proposals that require construction or modification of streets, sidewalks, storm drainage, utilities, or any other surface or subsurface improvements that may be required.
3. Procedures.
a. After approval of the land use permit, civil construction drawings, if required, shall be submitted for review and approval, prior to issuance of a building permit or clearing and grading permit. Civil construction drawings may be submitted prior to approval of the land use permit, subject to Technical Committee approval.
b. The submittal requirements for civil construction drawings are available at the Development Services Center, as well as in the development permit approval documents.
c. Civil construction drawings shall be approved only after review and approval of a land use permit application has been issued by the appropriate decision making body. Civil construction drawings shall be reviewed to determine compliance with the approved land use permit.
d. Civil construction drawings shall be approved only upon completion of the environmental review process required under the State Environmental Policy Act (SEPA).
H. Building Permit Review.
1. Purpose. The purpose of this section is to establish procedures and requirements for administering and enforcing building and construction codes.
2. Applicability. A building permit shall be obtained whenever required under the International Building Code or International Residential Code, as adopted in RMC Chapter 15.08, Building Code.
3. Scope. This section shall govern all building and construction codes procedures and shall control in the event there are conflicts with other administrative, procedural and enforcement sections of the Redmond Zoning Code.
4. Procedures.
a. All land use permits required by the RZC must be obtained before any building or construction permit may be issued.
b. The Administrator shall review building permit applications for signs and may, at the Administrator’s option, submit such applications to the Technical Committee and the Design Review Board for review.
c. All building and construction permits shall comply with the approved land use permit(s), if a land use permit is required.
d. Building permits may only be approved when the approval of the civil construction drawings, if required, has been granted.
5. Complete Applications and Compliance Review. Upon the submittal of all required documents and fees for construction and/or final application approval, the appropriate City department shall review such submittals to determine if the application is complete. The appropriate department shall determine compliance with all requirements, standards, and conditions of any previous or preliminary approvals before making a decision on the application.
6. Preconstruction Conference. Prior to undertaking any clearing, grading or construction, or any other improvements authorized by preliminary or final approval, the applicant or his representative shall meet with the Technical Committee, or individual departments, regarding City standards and procedures, conditions of approval, and the proposed scheduling of development.
7. Performance Assurance. Performance assurance may be required as provided in RZC 21.76.090.F, Performance Assurance. (Ord. 2803; Ord. 2958)