A.   Purpose: The purpose of this chapter is to:

      1.   Provide rules, regulations and standards for efficient and effective administration of site development review;

      2.   Carry out the development pattern and plan of the city and its comprehensive plan policies;

      3.   Promote the public health, safety and general welfare;

      4.   Lessen or avoid congestion in the streets, and secure safety from fire, flood, pollution and other dangers;

      5.   Provide adequate light and air, prevent overcrowding of land, and facilitate adequate provision for transportation, water supply, sewage and drainage;

      6.   Encourage the conservation of energy resources;

      7.   Encourage efficient use of land resources, full utilization of urban services, mixed uses, transportation options, and detailed, human scaled design; and

      8.   Ensure compliance with the zoning code. (Ord. 542, 8-11-2003)

   B.   Applicability: Site plan review shall be required for all new developments and modifications of existing developments, except that regular maintenance, repair and replacement of materials (e.g., roof, siding, awnings, etc.), parking resurfacing, and similar maintenance and repair shall be exempt. Site plan review by the planning commission shall be used for all new developments and modifications of existing developments that require a conditional use or variance under this title. A development review is required for all other site plan reviews.

      1.   Site Plan Review By The Planning Commission: "Site plan review by the planning commission" is a discretionary review conducted by the planning commission with a public hearing. (See chapter 12 of this title for review procedure.) Site plan review ensures compliance with the basic development standards of the land use district (e.g., building setbacks, lot coverage, maximum building height), as well as the more detailed design standards and public improvement requirements.

      2.   Development Review: "Development review" is a nondiscretionary or "ministerial" review conducted by the city manager without a public hearing. (See chapter 12 of this title for review procedure.) Development review is based on clear and objective standards and ensures compliance with the basic development standards of the land use district, such as building setbacks, lot coverage, maximum building height, and similar provisions. (Ord. 555-05, 6-11-2005)

   A.   All applications must comply with the applicable provisions of this title, title 12 of this code, the requirements of the Oregon state structural specialty code and fire and life safety code, the requirements of the city's fire zones and all state and county requirements.

The lot area shall be adequate to meet the needs of the establishment. (Ord. 542, 8-11-2003)

   B.   Prior to issuance of building permits, the following standards shall be met:

      1.   The proposed land use is permitted by the underlying land use district.

      2.   The land use, building/yard setback, lot area, lot dimension, density, lot coverage, building height and other applicable standards of the underlying land use district and any subdistrict(s) are met;

      3.   All applicable building and fire code standards are met; and

      4.   The approval shall lapse, and a new application shall be required, if a building permit has not been issued within one year of site review approval, or if development of the site is in violation of the approved plan or other applicable codes.

   C.   Upon receiving a development request and information, the city manager or authorized individual shall review the request to determine if:

      1.   The road system is designed to meet the projected traffic demand at full build out and the functional roadway classification standards are consistent with the proposed use.

      2.   Access points are properly placed in relation to sight distance, driveway spacing, and other related considerations, including opportunities for joint or crossover access. Entry roads should be clearly visible from the local, collector, or arterial street.

      3.   The frontage of dwelling units is located on interior local streets rather than collectors or arterials when possible.

      4.   Traffic movement within the site is provided without the need to use the peripheral road network.

      5.   The road system provides adequate access to buildings for residents, visitors, deliveries, emergency vehicles, and garbage collection.

      6.   The pedestrian path system links buildings with parking areas, entrances to the development, open space, and recreational and other community facilities (addresses the requirements of the transportation planning rule).

      7.   The site plan provides for potential future crossover or consolidated access, and/or alternative access.

      8.   The city manager shall require the applicant to sign and record an access or crossover easement where applicable, prior to issuing final approval.

      9.   A plan or land use regulation amendment significantly affects a transportation facility if it:

         a.   Changes the functional classification of an existing or planned transportation facility;

         b.   Changes standards implementing a functional classification system;

         c.   Allows types or levels of land use that would result in levels of travel or access that are inconsistent with the functional classification of a transportation facility; or

         d.   Would reduce the level of service of the facility below the minimum acceptable level identified in the transportation system plan.

      10.   All site plans shall clearly show how the site's internal pedestrian and bicycle facilities connect with external existing or planned facilities or systems. Sheltered bicycle parking may be located within a garage, storage shed, basement, utility room or sheltered under an eave, overhang, or independent structure or similar cover. (Ord. 542, 8-11-2003; amd. Ord. 555-05, 6-11-2005)

   A.   Site Plan Required: A site plan shall be required for all zoning permits and for all variance and conditional use permits. The site plan shall conform to the following standards and contain the following information:

      1.   The site plan shall be drawn to scale with the scale identified on the plan. The site plan should be drawn at a scale no smaller than one inch equals one hundred feet (1" = 100'). The plot should show property boundaries, existing and proposed land uses, existing and proposed transportation facilities, and any other pertinent information that would help identify how the proposed use is compatible with the transportation system. The city manager shall (where applicable) refer the request to other agencies or individuals for their review and comment.

      2.   Plat map showing property lines, existing and required right of ways, and ownership of abutting properties.

      3.   The plan shall show all property lines and relationship to adjacent property.

      4.   The plan shall include any existing structures on the property and indicate the setback distances from the property lines.

      5.   Existing utilities on, or adjacent to the property shall be indicated.

      6.   The location of any adjacent right of way and the name of such right of way if applicable.

      7.   Any existing easements on the property.

      8.   Location of existing and proposed parking and loading facilities including accessible spaces.

      9.   Location of existing and proposed fences along with their heights and type of materials.

      10.   Building elevations, both existing and proposed.

      11.   Access information when access permit is required:

         a.   Vehicle access points, accessways and spacing of accesses in relation to adjacent property access and on both sides of the road within five hundred feet (500') in each direction for driveway requests on arterials and three hundred feet (300') on collector streets.

         b.   Distances to neighboring constructed public access points, median openings, traffic signals, intersections, and other transportation features on both sides of the property including the section of roadway between the nearest upstream and downstream collector.

         c.   Number and direction of site access driveway lanes to be constructed, as well as internal signing and striping plan.

         d.   All planned transportation features on the local transportation system (such as auxiliary lanes, signals, etc.).

         e.   Trip generation data or appropriate traffic studies, if applicable.

         f.   A detailed description and justification of any requested access variances.

      12.   Parking and internal circulation plan.

      13.   Existing and proposed walkways and sidewalks.

      14.   The location and size of any existing and proposed signs.

      15.   Landscaping, both existing and proposed.

      16.   Drainage provisions for all impervious surfaces.

      17.   Any wells, cisterns, septic tanks, or underground storage tanks shall be shown on the plan. (Ord. 542, 8-11-2003)