(i) Community Development Director;

(ii) Public Works Director;

(iii) Fire Marshal; and

(iv) Building Official.

(i) Location, size, and height of all existing or proposed structures.

(ii) Location, size, and dimension of existing and proposed setbacks, and all spaces between buildings.

(iii) Adjoining streets and rights-of-way.

(iv) Points of access and circulation patterns, loading and maneuvering spaces.

(v) Off-street parking; showing location of parking areas, number of parking spaces including accessible parking, and type of surface.

(vi) Sidewalks, patios, courtyards, and decks.

(vii) Storm drainage system, including, but not limited to, draining and grading plan, existing topography, and elevations.

(viii) Fences, screens, and retaining walls, including heights and materials.

(ix) Existing utilities (e.g., electric, gas, power lines).

(x) Exterior lighting (show location and general nature).

(xi) Sanitary sewer system or location of septic tank and drain field (if still using and not connected to City sewer), and the distance the lot is from the nearest sewer connection.

(xii) Water supply (showing size of main, water flow, and size of water line).

(xiii) Location of existing and, if any, proposed fire hydrants with size and flow data.

(xiv) Identify any existing or proposed easements.

(xv) Proposed public improvements.

(xvi) Sign (if existing, location and size). Signs are subject to the provisions of Chapter 18.35 MDC.

(xvii) Give intended type of occupancy for the structure (e.g., assembly, educational, manufacturing, processing, storage and type of contents).

(xviii) List all existing or proposed conditions that could be hazardous to life and property from fire or explosion (e.g., storage of: liquefied petroleum gas, flammable or combustible liquids, explosives and blasting agents).

(i) Allowed Use. The proposed land use is a permitted or conditional use in the zoning district. Conditionally permitted uses require approval of a conditional use permit.

(ii) Zoning Standards. The proposal complies with the applicable standards of the applicable zoning district(s) in which it is located.

(iii) Safety. The proposed development can meet applicable building and fire code standards. The proposed development does not present, or adequately mitigates, any unique safety hazards.

(iv) Special Needs of the Disabled. When deemed appropriate, the site plan shall provide for the special needs of disabled persons, such as ramps for wheelchairs, drop curbs, and disabled parking stalls.

(v) Preservation of the Natural Landscape. The landscape and existing grade shall be preserved to the maximum practical degree, considering development constraints and suitability of the landscape or grade to serve the applicant’s functions. Preserved trees and shrubs shall be protected during construction.

(vi) Pedestrian and Vehicular Circulation and Parking. The location and number of points of access to the site, sidewalks, the interior circulation patterns, designs of parking areas, and the separation between pedestrians and moving and parked vehicles shall be designed to promote safety and avoid congestion on adjacent streets.

(vii) Buffering and Screening. Areas, structures, and facilities for storage, machinery and equipment, services (main, refuse, utility wires, and similar materials), parking and loading, and similar accessory areas and structures shall be designed, located, buffered, or screened to minimize adverse impacts on the site and neighboring properties.

(viii) Public Improvements. The proposal demonstrates compliance with the Public Improvement Standards.

(ix) Public Facilities. All required public facilities have adequate capacity, as determined by the City, to serve the proposed use including, without limitation, the transportation, sewer, stormwater, and water systems.

(x) Supplementary Provisions. All applicable provisions in Chapter 18.25 MDC are satisfied.

(xi) Special Standards for Certain Uses. All applicable provisions in Chapter 18.30 MDC are satisfied.

(xii) Master Plan Compliance. The proposal is in substantial conformance with any applicable approved master plan, master facilities plan, refinement plan, and/or special planned district.

(i) Allowed Use. The proposed land use is an allowed use in the zoning district.

(ii) Zoning Standards. The proposal complies or can comply with the applicable standards of the applicable zoning district(s) in which it is located.

(iii) Safety. The proposed development complies or can comply with applicable building and fire code standards.

(iv) Special Needs of the Disabled. The proposed development complies or can comply with the Americans with Disabilities Act and its implementing regulations.

(v) Public Improvements. The proposal demonstrates compliance with the Public Improvement Standards.

(vi) Public Facilities. All required public facilities have adequate capacity, as determined by the City, to serve the proposed use including, without limitation, the transportation, sewer, stormwater, and water systems.

(vii) Supplementary Provisions. All applicable provisions in Chapter 18.25 MDC are satisfied.

(viii) Special Standards for Certain Uses. All applicable provisions in Chapter 18.30 MDC are satisfied.

(ix) Master Plan Compliance. The proposal is in substantial conformance with any applicable approved master plan, master facilities plan, refinement plan, and/or special planned district.

(i) Walkways From the Sidewalk to Building Entrances. A continuous pedestrian walkway shall be provided from the primary frontage sidewalk for pedestrians to access building entrances. This internal walkway shall incorporate a mix of landscaping, benches, and drop-off bays for at least fifty percent (50%) of the length of the walkway. Walkways shall be connected to adjacent sites wherever practicable.

(ii) Walkways From Parking Areas to Building Entrances. Internal pedestrian walkways shall be developed for persons who need access to the building(s) from the parking areas. The walkways shall be located within the parking areas and shall be designed to provide access from the parking areas to the entrances of the building(s). The walkways shall be designed to separate people from moving vehicles as much as possible. These walkways shall have a minimum width of five feet with no car overhang or other obstruction. The walkways must also be designed for disabled access according to the Uniform Building Code. This may require the walkways to be widened or modified. The walkways shall be distinguished from the parking and driving areas by use of any of the following materials: special pavers, bricks, raised elevation, or scored concrete. Other materials may be used if they are appropriate to the overall design of the site and building and acceptable to the review authority.

(i) Exterior walls of buildings that are greater than 50 feet in horizontal length shall be constructed using a combination of architectural features and a variety of building materials and landscaping near the walls. Walls that can be viewed from public streets shall be designed using architectural features and landscaping (abutting the building) for at least fifty percent (50%) of the wall length. Other walls shall incorporate architectural features and landscaping for at least thirty percent (30%) of the wall length.

(ii) Architectural features include, but are not limited to, the following: recesses, projections, wall insets, arcades, window display areas, awnings, balconies, window projections, landscape structures, or other features that complement the design intent of the structure and are acceptable to the review authority.

(iii) A portion of the on-site landscaping shall abut the walls of the structure so that the vegetation combined with the architectural features significantly reduces the visual impact of the building mass as viewed from the street.

(iv) The predominant building materials should be characteristic of Central Oregon such as brick, wood, native stone and tinted/textured concrete masonry units, and/or glass products.

(v) Other materials such as smooth-faced concrete block, undecorated tilt-up concrete panels, or prefabricated steel panels should only be used as accents and not dominate the building exterior of the structure. Metal roofs may be allowed if compatible with the overall architectural design of the building.

(vi) Roofs shall be designed to reduce the apparent exterior mass of a building, add visual interest, and be appropriate to the architectural style of the building. Variations within one architectural style are highly encouraged. Visible rooflines and roofs that project out over the exterior wall of a building enough to cast a shadow on the ground are highly encouraged. Architectural methods shall be used to conceal flat rooftops. Overhanging eaves, sloped roofs and multiple roof elements are highly encouraged.

(vii) Community amenities, such as patio/seating areas, water features, art work or sculpture, clock towers, pedestrian plazas with park benches or other features located adjacent to the primary entrance to the building(s) are highly encouraged and may be calculated as part of the landscaping requirement.

(i) Exterior walls of buildings that can be viewed from a primary public street shall be constructed with at least three of the following architectural features: recesses, projections, wall insets, arcades, windows, window display areas, doors, awnings, balconies, window projections, landscape structures, or other features that complement the design intent of the structure.

(i) Walkways From the Sidewalk to Building Entrances. A continuous pedestrian walkway shall be provided from the primary frontage sidewalk for pedestrians to access building entrances. This internal walkway shall incorporate a mix of landscaping, benches, and drop-off bays for at least fifty percent (50%) of the length of the walkway. Walkways shall be connected to adjacent sites wherever practicable.

(ii) Walkways From Parking Areas to Building Entrances. Internal pedestrian walkways shall be developed for persons who need access to the building(s) from the parking areas. The walkways shall be located within the parking areas and shall be designed to provide access from the parking areas to the entrances of the building(s). The walkways shall be designed to separate people from moving vehicles as much as possible. These walkways shall have a minimum width of five feet with no car overhang or other obstruction. The walkways must also be designed for disabled access according to the Uniform Building Code. This may require the walkways to be widened or modified. The walkways shall be distinguished from the parking and driving areas by use of any of the following materials: special pavers, bricks, raised elevation, or scored concrete. Other materials may be used if they are appropriate to the overall design of the site and building and acceptable to the review authority.

(i) Recess (e.g., deck, patio, courtyard, entrance or similar feature) that has a minimum depth of six feet;

(ii) Extension (e.g., floor area, deck, patio, entrance, or similar feature) that projects a minimum of two feet and runs horizontally for a minimum length of four feet; and/or

(iii) Offsets or breaks in roof elevation of two feet or greater in height.

(i) A multifamily building may have its entrance oriented to a side yard when a direct pedestrian walkway is provided between the building entrance and the street in accordance. In this case, at least one entrance shall be provided not more than 30 feet from the closest sidewalk or street.

(ii) A multifamily building may be oriented to a common use courtyard.

(i) Menu Option. Detailed design shall be provided by using at least six of the following twelve (12) architectural features on all applicable elevations, as appropriate for the proposed building type and style (may vary features on rear/side/front elevations): dormers, gables, recessed entries, covered porch entries, cupolas, pillars or posts, eaves (minimum 12-inch projection), window trim (minimum four inches wide), bay windows, balconies, offsets in the building face or roof by a minimum of 18 inches, decorative patterns on the exterior finish using shingles, wainscoting, board and batt.

(ii) Detailed Design Option. Detailed design shall be provided by showing compliance with the following design criteria:

(i) Smooth-faced concrete block;

(ii) Smooth-faced tilt-up concrete panels; or

(iii) Pre-fabricated steel panels.

(i) Facades greater than 150 feet in length, measured horizontally, shall incorporate wall plane projections or recesses having a depth of at least three percent (3%) of the length of the facade and extending at least twenty percent (20%) of the length of the facade. No uninterrupted length of any facade shall exceed 150 horizontal feet.

(i) Parapets concealing flat roofs and rooftop equipment, such as HVAC units, from the public view. The average height of such parapets shall not exceed fifteen percent (15%) of the height of the supporting wall and such parapets shall not at any point exceed one-third (1/3) of the height of the supporting wall. Such parapets shall feature three-dimensional (3D) cornice treatment and shall not be of a constant height for a distance of greater than 150 feet.

(ii) Overhanging eaves, extending no less than three feet past the supporting walls, for no less than thirty percent (30%) of the building perimeter.

(iii) Sloping roofs that do not exceed the average height of the supporting walls, with an average slope greater than or equal to one foot of vertical rise for every three feet of horizontal run and less than or equal to one foot of vertical rise for every one foot of horizontal run.

(iv) Three or more roof slope planes.

(i) Large-scale buildings shall feature multiple entrances that are separated by not more than 300 feet along any side of a building requiring customer entrances. Multiple building entrances reduce walking distances from cars, facilitate pedestrian and bicycle access from public sidewalks, and provide convenience where certain entrances offer access to individual stores, or identified departments of a store. Multiple entrances also mitigate the effect of the unbroken walls and neglected areas that often characterize building facades that face bordering land uses. Multiple entryways or architectural features shall be incorporated into the design in order to break up the apparent mass and scale of large-scale buildings. Entrances may be to tenant spaces other than the primary tenant. For structures:

(ii) All sides of a large-scale building that directly faces an abutting public street shall feature at least one customer entrance. Where a large-scale building directly faces more than two abutting public streets, this requirement shall apply only to two sides of the building, those sides which are abutting the streets.

(iii) When structures are adjacent to a residential zone and separated from that zoning district by a public or private street, the large-scale building shall have at least one entryway facing that street.

(iv) Each large-scale building on a site shall have clearly defined, highly visible customer entrances featuring no less than three of the following:

(i) Patio/seating area;

(ii) Pedestrian plaza with benches;

(iii) Window shopping walkway;

(iv) Outdoor playground area; or

(v) Water feature or clock tower.