18J.10.050 Approvals Required.
Projects subject to Title 18J PCC shall be reviewed for conformance with applicable design standards through the project application (i.e., land division, use permit, building permit). If a project is unable to meet an applicable design standard or standards, a Site Plan Review application shall be submitted. The alternative(s) proposed in the Site Plan Review application shall meet applicable design objectives.
A. Design Standards.
1. If any design standard of Title 18J PCC is applicable to a project, design review shall be performed by the Department. In the case of a preliminary plat or use permit reviewed by the Hearing Examiner, the Examiner shall consider the design review concurrent with the review of the application.
B. Site Plan Review (SPR).
1. Applicants proposing designs, details, treatments, or other design solutions not expressly provided for in the standards shall obtain Site Plan Review approval.
2. The purpose of Site Plan Review is to establish a process by which a requested deviation from a design standard may be reviewed and approved prior to permit issuance.
3. Site Plan Review may be satisfied by using the design guidelines to create a design solution or by following an applicant's innovative design concept to bring a project into conformance with the intent of the design objective that the specific standard is derived from. Additionally, the following review criteria shall be considered before any alternative design is granted:
a. The alternative design solution will not be materially detrimental to the public welfare or injurious to the property or improvement in such vicinity and zone in which the subject property is located;
b. The alternative design solution is consistent with the Comprehensive Plan, including any applicable Community(ies) Plan;
c. Significant adverse environmental impacts will not be caused as a result of the alternative design; and
d. The alternative design solution will meet the applicable design objective in the same or better way than compliance with the standards requested to be deviated from.
4. Site Plan Review applications fall into one of two categories: Minor Site Plan Review or Major Site Plan Review.
a. Minor Site Plan Review shall apply to a deviation from one or more countywide design standards, found in Chapters 18J.15 and 18J.17 PCC.
b. Major Site Plan Review shall apply to a deviation from one or more community plan design standards, found in Chapters 18J.20 through 18J.130 PCC.
5. Minor Site Plan Review shall be performed by the Department. For preliminary plat and use permit applications reviewed by the Hearing Examiner, the Examiner shall consider the Minor Site Plan Review concurrent with the review of the application.
6. For Major Site Plan Review associated with administrative review applications, such as building permits, site development permits, and administrative use permits, the Department shall prepare a staff report for review by the appropriate Land Use Advisory Commission (LUAC). The LUAC shall conduct a public meeting to review the proposal and provide the Director with a recommendation of approval, modification, or denial based on the design standards, guidelines, and objectives contained within Title 18J PCC or applicable community(ies) plan policies. If the project is located in an area of the County where there is no LUAC established, Major Site Plan Review shall be conducted by staff and a decision issued by the Director.
7. Applications that require Major Site Plan Review and a hearing before the Pierce County Hearing Examiner shall be subject to a public meeting before the appropriate LUAC, if the project is located within a community(ies) plan area. PPW shall prepare a staff report for review by the LUAC and the Hearing Examiner. The LUAC shall conduct a public meeting to review, evaluate, and recommend a design solution. The LUAC shall provide the Hearing Examiner with a recommendation for approval, denial, or modification based on the design standards, guidelines, and objectives contained within this Title and applicable community(ies) plan policies. A decision shall be issued by the Hearing Examiner.