15.12.020 Permit required.
A. A person shall not make an improvement to land or a structure, initiate a new use or change the use of land or a structure unless a site plan permit has first (1st) been issued for the improvement or use.
B. For purposes of this chapter, an improvement requiring a site plan permit includes activities that:
1. Involve a land disturbance through grading, excavation, or paving on lands with slopes in excess of ten (10) percent;
2. Involve a land disturbance through grading, excavation, or paving of an area that might reasonably be expected to impact drainages, significant wetlands, or nonsignificant wetlands;
3. Involve a proposal that will create impervious surfaces of such extent that might reasonably be expected to impact drainages, significant wetlands, or nonsignificant wetlands;
4. Involve land subject to local ponding due to soil or topographic conditions;
5. Involve land located in an area with a history of flooding, or that may be subject to flooding;
6. Involve the placement or relocation of a nontemporary structure or change to the dimensions of a nontemporary structure that increases or decreases the ground footprint of the structure.
C. For purposes of this chapter, a change of use includes the expansion of the area occupied by a use, the relocation of a use, as well as a change in the nature or type of use.
D. For purposes of this chapter, an improvement to a structure does not include changes which do not affect the location of the structure or any of its outside dimensions if the structure is not located within a flood hazard area of the city.
E. If any work on a structure or land within a flood hazard area requires a floodplain land use permit under Chapter 15.08 BMC and a site plan permit under this chapter, the application for the floodplain land use permit and the site plan permit may be combined for purposes of the information required to be submitted.
F. Any person proposing to dredge or to place or move fill within an area designated as a significant wetland by the Army Corps of Engineers shall obtain an individual permit from the Corps of Engineers prior to final approval by the city of a site plan permit unless the Corps of Engineers has waived the requirement for an individual permit for the proposed development. [Ord. 10-15 § 3.]