The purpose of the site plan approval process is to provide the city with a detailed drawing or drawings of a proposed land use. A site plan shall be provided for all proposed uses other than single-family or duplex residential uses and/or accessory structures. Where the proposed use is an outright permitted use within the zone in which the proposal is located, a site plan may be approved by the city staff, provided a proposal with a significant change in trip generation has been reviewed by ODOT and it is determined that the proposed use will not impose an undue burden on the transportation system. However, at the discretion of the city staff, such site plans may be referred to the planning commission in either an administrative or quasi-judicial process such as a conditional use proceeding. Site plans for proposed conditional uses will become an integral part of the record and provide the basis for city staff reports, and the basis of final review and approval by the planning commission or governing body. If an administrative review is undertaken the process outlined in Section 14.15.100 shall be followed.

A.

A site plan shall be drawn to scale and indicate the following:

1.

Dimensions and orientation of the parcel.

2.

Locations and heights of buildings and structures, both existing and proposed (scaled elevation drawings or photographs may be required).

3.

Location and layout of vehicle and bicycle parking and loading facilities.

4.

Location of points of entry and exit for pedestrians, motor vehicles and internal circulation patterns, including bikeways and walkways.

5.

Location of existing and proposed walls and fences and indication of their height and materials.

6.

Proposed location and size of exterior lighting.

7.

Proposed location and size of exterior signs.

8.

Site specific landscape plan including percentage of total net area.

9.

Location and species of trees greater than six inches in diameter when measured four feet above the ground and an indication of which trees to be removed.

10.

Contours mapped at two-foot intervals. (Five-foot contours may be allowed on steep slopes).

11.

Natural drainage.

12.

Other significant natural features.

13.

Legal description of the lot.

14.

Percentage of the lot covered by any and all proposed and remaining structures to include asphalt concrete and Portland Cement Concrete.

15.

Locations and dimensions of all easements and nature of the easements.

16.

Service areas for uses such as loading and delivery.

17.

Grading and drainage plan.

18.

Other site elements which will assist in the evaluation of the site development.

19.

A statement of operations shall accompany the site plan. A brief narrative on the nature of the activity, including:

a.

Number of employees

b.

Method of import and export

c.

Hours of operation including peak times

d.

Plans for future expansion

20.

Distances to neighboring constructed access points, median openings, traffic signals, intersections, and other transportation features on both sides of the property;

21.

Number and direction of lanes to be constructed on the driveway, plus striping plans;

22.

All planned transportation features (lanes, signals, bikeways, sidewalks, crosswalks, etc.);

23.

Internal pedestrian and bicycle facilities connect with external or planned facilities or system.

24.

Trip generation data or appropriate traffic studies;

25.

Plat map showing property lines, rights-of-way, and ownership of abutting properties; and

26.

A detailed description of any requested variance.

A.

Landscaping standards apply to all new multi-family, commercial and industrial uses, including change of use, and parking lots of four spaces or more.

B.

For sites which do not conform to these requirements, an equal percentage of the site must be made to comply with these standards as the percentage of building or parking lot expands, e.g. if the building or parking lot are[a] is to expand by twenty-five percent, then twenty-five percent of the site must be brought up to the standards required by this ordinance.

A landscaping plan shall be submitted to the planning director at the time of application for a building permit, conditional use permit, or site plan review for all new multifamily, commercial, industrial uses, including change of use, and parking lots of four spaces or more.

A.

The planning director shall review all landscaping plans for compliance with the provisions of this ordinance and notify the property owner of deficiencies in a submitted plan.

B.

A building permit, conditional use permit, or site plan review shall not be issued until a landscaping plan has been approved by the planning director.

C.

The required landscaping shall be in place prior to issuance of a certificate of occupancy.

A landscaping plan submitted to the planning director as required by this ordinance shall identify the placement and type of plant materials to provide an effective means for evaluating whether the chosen plan materials will:

A.

Survive in the climate and soils of the proposed site;

B.

Satisfy the functional objectives of landscaping as detailed in this ordinance, including erosion control, screening and shade within a reasonable time.

The following landscaping standards apply to all new multi-family, commercial and industrial uses, including change of use, and parking lots of four or more spaces.

A.

General:

1.

The property owner shall be responsible for any future damage to a street, curb or sidewalk caused by landscaping.

2.

Landscaping shall be selected and located to deter sound, filter air contaminants, curtail erosion, contribute to living privacy, reduce the visual impacts of large buildings and paved areas, screen, and emphasize or separate outdoor spaces of different uses or character.

3.

Landscaping in parking areas shall be planted in combination along the perimeter and in the interior of the lot and shall be designed to guide traffic movement and lessen the visual dominance of the lot.

4.

Vision clearance hazards shall be avoided.

5.

Minimum landscaping as a percent of gross site area shall be as follows:

B.

Plants, Shrubs and Ground Cover:

1.

Plants that minimize upkeep and maintenance shall be selected.

2.

Plants shall complement or supplement surrounding natural vegetation.

3.

Plants chosen shall be in scale with building development.

4.

Shrubs shall be a minimum eighteen inches in height and spaced not more than four feet apart for planting.

5.

Ground cover, defined as living material and not including bark chips or other mulch, shall be planted on a maximum eighteen inches on center between plants and rows.

C.

Trees:

1.

Deciduous trees shall have straight trunks, be fully branched, have a minimum caliper of one and one-half inches and be adequately staked for planting.

2.

Evergreen trees shall be a minimum of three feet in height, fully branched and adequately staked for planting.

3.

Trees shall not be planted closer than twenty-five feet from the curb line of intersections of streets or alleys, and not closer than ten feet from private driveways (measured at the back edge of the sidewalk), fire hydrants, or utility poles.

4.

Street trees shall not be planted closer than twenty feet to light standards. Except for public safety, no new light standard location should be positioned closer than ten feet to any existing street tree, and preferably such locations will be at least twenty feet distant.

5.

Trees shall not be planted closer than two and one-half feet from the face of the curb except at intersections, where it should be five feet from the curb in a curb return area.

6.

Where there are overhead power lines, tree species that will not interfere with those lines shall be chosen.

7.

Trees shall not be planted within two feet of any permanent hard surface paving or walkway. Sidewalk cuts in concrete for trees shall be at least four feet by four feet; however, larger cuts are encouraged because they allow additional air and water into the root system and add to the health of the tree. Space between the tree and such hard surface may be covered by permeable non-permanent hard surfaces such as grates, bricks on sand, paver blocks, cobblestones, or ground cover.

8.

Trees, as they grow, shall be pruned to their natural form to provide at least eight feet of clearance above sidewalks and twelve feet above street roadway surfaces.

9.

Existing trees may be used as street trees if there will be no damage from the development which will kill or weaken the tree. Sidewalks of variable width and elevation may be utilized to save existing street trees, subject to approval by the city engineer.

D.

Landscape Watering System. Watering systems shall be installed to assure landscaping success. If plantings fail to survive, it is the responsibility of the property owner to replace them.

The purpose of this supplementary provision is to make the lighting used for residential, commercial, and public areas appropriate to the need and to keep the light from shining onto adjacent public rights-of-way or private properties. Further, it is to encourage, through regulation of type, kinds, construction, installation, and uses of outdoor electrically powered illuminating devices, lighting practices and systems to conserve energy without decreasing safety, utility, security, and productivity while enhancing nighttime enjoyment of property within the City.

Except as exempted by provision of this ordinance, as of the date of adoption, the installation of outdoor lighting fixtures shall be subject to the provisions of this ordinance.

A.

Shielding. All nonexempt outdoor lighting fixtures shall have directed shielding so as to prevent direct light from the fixture from shining beyond the property limits where the fixture is installed. This means that a person standing at the adjacent property line would not see the light emitting source.

A.

Laser Source Light. The use of laser source light or any similar high intensity light when projected beyond property lines is prohibited.

B.

Searchlights. The operation of searchlights for purposed other than public safety or emergencies is prohibited.

A.

Non-conformance:

1.

Outdoor light fixtures lawfully installed prior to and operable prior on the effective date of the requirements codified in this ordinance are exempt from all such requirements except as follows:

a.

All replacement of outdoor fixtures, as of the date of adoption, shall be subject to the provisions of this ordinance.

b.

Until a date five years after the date of the adoption of this ordinance.

2.

Fossil Fuel Light. All outdoor light fixtures producing light directly by the combustion of natural gas or other fossil fuels are exempt from the requirements of this ordinance.

B.

Lights of less than fifteen watts used for holiday decoration for no more than forty-five days are exempt from the requirements of this ordinance.

C.

Carnival and fairs that require the use of temporary outdoor lighting are exempt except that permanent installations at dedicated sites must conform the requirements of this ordinance.

D.

Lighting for U.S. Flags properly displayed.

E.

Temporary exemptions to the requirements of this ordinance for up to five days per calendar year.

F.

Construction lighting necessary for an allowed use are exempt except that permanent installations at dedicated sites must conform to the requirements of this ordinance.

G.

Individual light fixtures with lamps of less than forty watts.

The intent of this section is to manage access to land development to preserve the transportation system in terms of safety, capacity, and function. This section shall apply to all residential and collector streets within the City of Hines and to all properties that abut these roadways. This section is adopted to implement the access management policies of the City of Hines as set forth in the transportation system plan. Access to state highways is permitted under Oregon Administrative Rules, Division 5. (OAR 734-051-0190).

A.

Corner Clearance:

1.

Corner clearance for connections shall meet or exceed the minimum access connection spacing requirements for that roadway.

2.

New connections shall not be permitted within the functional area of an intersection as defined by the access connection spacing standards of this section, unless no other reasonable access to the property is available.

3.

Where no other alternatives exist, the City may allow construction of an access connection along the property line farthest from the intersection. In such cases, directional connections (i.e. right in/out, right in only, or right out only) may be required.

B.

Joint and Cross Access:

1.

Adjacent commercial or office properties classified as major traffic generators (i.e. shopping plazas, office parks), shall provide a cross access drive and pedestrian access to allow circulation between sites.

2.

A system of joint use driveways and cross access easements shall be established wherever feasible and shall incorporate the following:

a.

A continuous service drive or cross access corridor extending the entire length of each block served to provide for driveway separation consistent with the access management classification system and standards.

b.

A design speed of ten mph and a maximum width of twenty feet to accommodate two-way travel aisles designated to accommodate automobiles, service vehicles, and loading vehicles;

c.

Stub-outs and other design features to make it visually obvious that the abutting properties may be tied in to provide cross-access via a service drive;

d.

A unified access and circulation system plan for coordinated or shared parking areas is encouraged.

3.

Shared parking areas shall be permitted a reduction in required parking spaces if peak demands do not occur at the same time periods.

4.

Pursuant to this section, property owners shall:

a.

Record an easement with the deed allowing cross access to and from other properties served by the joint use driveways and cross access or service drive.

b.

Record an agreement with the deed that remaining access rights along the roadway will be dedicated to the city and pre-existing driveways will be closed and eliminated after construction of the joint-use driveway;

c.

Record a joint maintenance agreement with the deed defining maintenance responsibilities of property owners.

5.

The city may reduce required separation distance of access points where they prove impractical, provided all of the following requirements are met:

a.

Joint access driveways and cross access easements are provided in accordance with this section.

b.

The site plan incorporates a unified access and circulation system in accordance with the section.

c.

The property owner enters into a written agreement with the city, recorded with the deed, that pre-existing connections on the site will be closed and eliminated after construction of each side of the joint use driveway.

6.

The city may modify or waive the requirements of this Section where the characteristics or layout of abutting properties would make a development of a unified or shared access and circulation system impractical.

C.

Access Connection and Driveway Design:

1.

Driveways shall meet the following standards:

a.

If the driveway is a one way in or one way out drive, then the driveway shall be a minimum width of ten feet and a maximum width of twelve feet and shall have appropriate signage designating the driveway as a one way connection.

b.

For two-way access, each lane shall have a minimum width of ten feet and a maximum width of twelve feet.

2.

Driveway approaches must be designed and located to provide an exiting vehicle with an unobstructed view. Construction of driveways along acceleration or deceleration lanes and tapers shall be avoided due to the potential for vehicular weaving conflicts.

3.

The length of driveways shall be designed in accordance with the anticipated storage length for entering and exiting vehicles to prevent vehicles from backing into the flow of traffic on the public road or causing unsafe conflicts with on-site circulation.

D.

Reverse Frontage:

1.

Lots that front on more than one road shall be required to locate motor vehicle accesses on the road with the lower functional classification.

2.

When a residential subdivision is proposed that would abut an arterial, it shall be designed to provide through lots along the arterial with access from a frontage road or interior local road. Access rights of these lots to the arterial shall be dedicated to the City of Hines and recorded with the deed. A berm or buffer yard may be required at the rear of through lots to buffer residences from traffic on the arterial. The berm or buffer yard shall not be located with the public right-of-way.

E.

Shared Access. Subdivisions with frontage on the state highway system shall be designed into shared access points to and from the highway. Normally a maximum of two accesses shall be allowed regardless of the number of lots or businesses served. If access off of a secondary road is possible, then access should not be allowed onto the state highway. If access off of a secondary road becomes available, then conversion to that access is encouraged, along with closing the state highway access.

F.

Lot Width-to-Depth Ratios. To provide for proper site design and prevent the creation of irregularly shaped parcels, the depth of any lot or parcel shall not exceed three times its width (or four times its width in rural areas) unless there is a topographical or environmental constraint or an existing man-made feature.

G.

Connectivity:

1.

The road system of proposed subdivisions shall be designed to connect with existing, proposed, and planned roads outside of the subdivision as provided in this section.

2.

Wherever a proposed development abuts unplatted land or a future development phase of the same development, road stubs shall be provided to provide access to abutting properties or to logically extend the road system into the surrounding area. All road stubs shall be provided with a temporary turn-around unless specifically exempted by the public works director, and the restoration and extension of the road shall be the responsibility of any future developer of the abutting land.

3.

Minor collector and local residential access roads shall connect with surrounding roads to permit the convenient movement of traffic between residential neighborhoods or facilitate emergency access and evacuation. Connections shall be designed to avoid or minimize through traffic on local roads. Appropriate design and traffic control such as four-way stops and traffic-calming measures are the preferred means of discouraging through traffic.

4.

Cul-de-sac or permanent dead-end roads may be used as part of a development plan. However, through roads are encouraged except where physical and topographic conditions make a street connection impractical. Such conditions include but are not limited to:

a.

Steep slopes, wetlands, or other bodies of water where a connection could not reasonably be provided,

b.

Buildings or other existing development on adjacent lands that physically preclude a connection now or in the future considering potential for redevelopment, and

c.

Where street or access ways would violate provisions of leases, easements, covenants, restrictions or other agreements existing as of May 1, 1995, which preclude a required street of access way connection.

A.

In the interest of promoting unified access and circulation systems, development sites under the same ownership or consolidated for the purposes of development and comprised of more than one building site shall be reviewed as single properties in relation to the access standards of this ordinance. The number of access points permitted shall be the minimum number necessary to provide reasonable access to these properties, not the maximum available for that frontage. All necessary easements, agreements, and stipulations shall be met. This shall also apply to phased development plans. The owner and all lessees within the affected area are responsible for compliance with the requirements of this Section and both shall be cited for any violation.

B.

All access must be internalized using the shared circulation system of the principal development or retail center. Driveways shall be designed to avoid queuing across surrounding parking and driving aisles.

A.

The granting of the variance shall meet the purpose and intent of these regulations and shall not be considered until every feasible option for meeting access standards is explored.

B.

Applicants for a variance from these standards must provide proof of unique or special conditions that make strict application of the provisions impractical. Applicants shall include proof that:

1.

Indirect or restricted access cannot be obtained;

2.

No engineering or construction solutions can be applied to mitigate the condition; and

3.

No alternative access is available from a road with a lower functional classification than the primary roadway.

C.

No variance shall be granted where such hardship is self-created.

A.

Legal access connections in place as of (date of adoption) that do not conform with the standards herein are considered non-conforming features and shall be brought into compliance with applicable standards under the following conditions:

1.

When new access connection permits are requested;

2.

Change in use or enlargements or improvements that will increase trip generation.

The purpose of this section is to provide for safe and convenient pedestrian, bicycle and vehicular circulation consistent with access management standards and the function of affected streets. On-site facilities should be provided, where appropriate, to accommodate safe and convenient pedestrian and bicycle access.

A.

Single-family residential developments should include streets and access ways.

B.

Sidewalks should be required along arterials, collectors, and most local streets.

C.

Pedestrian circulation should be provided in new commercial, office and multi-family residential developments.

New development should consider providing bicycle parking facilities as appropriate.

A.

New commercial buildings, particularly retail shopping and offices, should be orientated to the road where possible.

B.

Off-road motor vehicle parking for new commercial developments should, where possible, be located at the side or behind the building(s).

C.

Site plans for industrial and commercial developments should show pedestrian and bicycle facilities.

D.

Culs-de-sac should provide through connections where possible.

1.

Where culs-de-sac are necessary, access ways shall be provided connecting the ends of culs-de-sac to each other, to other streets or to neighborhood centers except where physical or topographic conditions make an access way connection impractical. Such conditions include but are not limited to:

a.

Extremely steep slopes, wetlands, or other bodies of water where a connection cannot reasonably be provided.

b.

Building or other existing development on adjacent lands physically preclude a connection now or in the future, considering potential for redevelopment.

c.

Where access ways would violate provisions of leases, easement, covenants, restrictions, or other agreements existing as of May 1, 1995, that preclude a required access way connection.

E.

Access ways for pedestrians and bicyclists shall be ten feet wide and located within a twenty foot wide right-of-way or easement. If the streets within the subdivision are lighted, the access ways shall also be lighted. Stairs or switchback paths may be used where grades are steep.

F.

Access ways for pedestrians and bicyclists shall be provided at mid-block where the block is longer than six hundred feet.

The following criteria shall be used in evaluation proposals.

A.

Natural Features. Where existing natural or topographic features are present, they shall be used to enhance the development; (i.e., the use of small streams in the landscaping design, rather than culvert and fill).

B.

Trees. Existing trees shall be left standing except where necessary for building placement, sun exposure safety or other valid purpose. Vegetative buffers should be left along major streets or highways, or to separate adjacent uses.

C.

Grading. The grading and contouring of the site shall take place and on-site surface drainage and on-site storage of surface water facilities are constructed when necessary, so there is no adverse effect on neighboring properties, public rights-of-way, or the public storm drainage system. Graded areas shall be replanted as soon as possible after construction to prevent erosion. A construction erosion control plan may be required.

D.

Public Facilities and Storm-water Drainage. Adequate capacity of public facilities for water, sanitary sewers, storm drainage, fire protection, streets, and sidewalks shall be provided to the subject parcel. Development of on-site and off-site public facilities necessary to serve the proposed use shall be consistent with the Comprehensive Plan and any adopted public facilities plan(s). Underground utilities may be required. On-site detention or treatment of storm-water may be required.

E.

Traffic. The following traffic standards shall be applicable to all proposals. When evaluating traffic issues, consideration shall be given to the proposed usage (i.e., employees, customers, freight, service) and to the potential types of traffic (i.e., vehicles, pedestrians, bicycles).

1.

On-site traffic circulation shall be designed according to accepted engineering guidelines to be safe and efficient.

2.

The access point(s) between the subject property and the public street shall be reasonably safe. Minimal factors to be considered in evaluating the proposed access points include the average speed of the traffic on the public street(s), the proposed usage of the access points, the distance between the existing and proposed access points, vision clearance, and the pre-existing location of the access point(s) on the subject property.

3.

Access to all state highways will require a permit from ODOT. Access spacing and location shall address the Access Management Policies and standards of the 1999 Oregon Highway Plan. Frontage improvements, such as curb and sidewalk to ADA standards, may be required by ODOT as a condition to access.

4.

The applicant may be required to provide a traffic impact report prepared by an Oregon licensed traffic engineer.

a.

The proposed use shall not impose an undue burden on the public transportation system. For developments that are likely to generate more than four hundred average daily motor vehicle trips (ADTs), the applicant shall provide adequate information, such as a traffic impact study or traffic counts, to demonstrate the level of impact to the surrounding street system. The developer shall be required to mitigate impacts attributable to the project.

b.

The determination of impact of effect and the scope of the impact study should be coordinated with the provider of the affected transportation facility.

c.

Dedication of land for streets, transit facilities, sidewalks, bikeways, paths, or access ways shall be required where the existing transportation system will be impacted by or is inadequate to handle the additional burden caused by the proposed use.

d.

Improvements such as paving, curbing, installation or contribution to traffic signals, construction of sidewalks, bikeway, access ways, paths, or streets that serve the proposed use shall be required where the existing transportation system may be burdened by the proposed use.

e.

Every effort will be made to inform the applicant within twenty days of receiving a completed application whether a traffic impact report and/or a determination of the level of service will be required. Unforeseen circumstances could result in a delayed request for this information.

5.

All proposed roads shall follow the natural topography and preserve natural features of the site as much as possible. Alignments shall be planned to minimize grading.

6.

Access shall be properly placed in relation to sight distance, driveway spacing, and other related considerations, including opportunities for joint and cross access.

7.

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

8.

An internal pedestrian system of sidewalks or paths shall provide connections to parking areas, entrances to the development, and open space, recreational and other community facilities associated with the development. Streets shall have sidewalks on both sides. Pedestrian linkages shall also be provided to the peripheral street system.

9.

Access shall be consistent with the access management standards adopted in the Transportation System Plan.

F.

Storage. All outdoor storage areas and garbage collection areas shall be screened through the use of vegetative materials or appropriate fencing.

G.

Equipment Storage. Design attention shall be given to the placement or storage of mechanical equipment so as to be screened from view and that an adequate sound buffer will be provided to meet at a minimum the requirements of the Municipal Code relative to noise, if any.

H.

The following criteria shall be applied to the maximum extent possible without causing significant adverse impacts on the operating efficiency of the proposed use:

1.

Compatibility. The height, bulk and scale of buildings shall be compatible with the site and the buildings in the vicinity. Use of materials shall promote harmony with surrounding structures and sites.

2.

Design. Monotony design in single or multiple projects shall be avoided. Variety of detail, form an siting shall be used to provide visual interest.

3.

Orientation. Buildings shall have their orientation toward the street rather than the parking area. A main entrance shall be oriented to the street. For lots with more than two front yards, the building(s) shall be oriented to the two busiest streets.

4.

Parking. Parking areas shall be located behind the buildings or on one or both sides.

After site plan approval or approval of a change to a site plan as provided in this ordinance, it shall be unlawful for any person to cause or permit the proposed use in any manner except in complete and strict compliance with the approved site plan.