Yamhill City Zoning Code
CHAPTER 10
112 SITE DEVELOPMENT REVIEW
§ 10.112.010 Authority to Grant or Deny Development Permits.
The purpose of this chapter is to advance all of the following objectives in the public interest:
(A)
Carry out the development pattern and plan of the City and its comprehensive plan policies through efficient and effective review of site development proposals;
(B)
Promote the public health, safety and general welfare;
(C)
Provide adequate light and air, prevent overcrowding of land, and provide for adequate transportation, water supply, sewage, fire protection, pollution control, surface water management, and protection against natural hazards; and
(D)
Encourage efficient use of land resources and public services, and the provision of transportation options.
(Ord. 545, 7/9/2025)
§ 10.112.020 Applicability and Exemptions.
Site development review approval is required for new development, changes of use resulting in increased vehicle traffic or demand for parking, additions and remodels, and to expand a nonconforming use or development. Except as specified by a condition of approval on a prior City decision, or as required for uses subject to conditional use permit approval, site development review is not required for the following:
(A)
Change in occupancy from one type of land use to a different land use resulting in no increase in vehicle traffic or demand for parking;
(B)
Single-family detached dwelling, including manufactured dwelling and prefabricated structures on an individual lot, (reviewed through building permit);
(C)
Duplex dwelling (reviewed through building permit);
(D)
Residential home (reviewed through building permit);
(E)
Single room occupancy in residential zones (reviewed through building permit);
(F)
Home occupation;
(G)
Accessory structures that don't require a building permit, and accessory parking;
(H)
Public improvements required by City standards or as stipulated by a condition of land use approval (e.g., transportation facilities and improvements, parks, trails, utilities, and similar improvements), except where a condition of approval requires site development review;
(I)
Regular maintenance, repair and replacement of materials (e.g., roof, siding, awnings, etc.), parking resurfacing and similar maintenance and repair.
(Ord. 545, 7/9/2025)
§ 10.112.030 Review Procedure.
Site development review shall be conducted using a Type I review in Section 10.128.030(A) or the Type II procedure in Section 10.128.030(B). The procedure type will be determined as follows:
(A)
Type I Review. A Type I review will be used to review all of the following:
(1)
Change of occupancy from one type of land use to a different type of land use resulting in an increase in vehicle traffic or demand for parking;
(2)
Commercial, industrial, institutional, or multifamily building addition or remodel that adds less than 25% floor area;
(3)
Site improvements, such as modifications to a landscaped area or parking area.
(Ord. 545, 7/9/2025)
§ 10.112.040 Application Submission Requirements.
Type I review for minor developments is meant to compare the proposal to development code standards and does not require discretion. For a Type I review, a completed application form and a site plan with dimensions are required.
Type II site development review requires all of the following, except where the Planning Official determines that some information is not pertinent and therefore is not required:
(A)
General Submission Requirements.
(1)
Information required for Type II review (see Section 10.128.030(B);
(2)
Transportation impact analysis, as may be required by the City or other roadway authority.
(B)
Site Development Review Information. In addition to the general submission requirements an applicant for site development review shall provide the following information, as deemed applicable by the Planning Official. The Planning Official may request any information that he or she needs to review the proposal and prepare a complete staff report and recommendation to the approval body.
(1)
Site Analysis Map. At a minimum the site analysis map shall contain the following information, as the City Planning Official deems applicable:
(a)
The applicant's entire property and the surrounding property to a distance sufficient to determine the location of the development in the City, and the relationship between the proposed development site and adjacent property and development. The property boundaries, dimensions and gross area shall be identified;
(b)
Topographic contour lines at two-foot intervals for slopes, except where the City engineer determines that larger intervals will be adequate for steeper slopes;
(c)
Identification of slopes greater than 10%, with slope categories identified in five percent increments (e.g., zero percent to five percent, greater than five percent to 10%, greater than 10% to 15%, greater than 15% to 20%, and so forth);
(d)
The location and width of all public and private streets, drives, sidewalks, pathways, rights-of-way, and easements on the site and adjoining the site;
(e)
Potential natural hazard areas, including, as applicable, the base flood elevation identified on FEMA Flood Insurance Rate Maps or as otherwise determined through site specific survey, areas subject to high water table, and areas designated by the City, County, or State as having a potential for geologic hazards;
(f)
Areas subject to overlay zones;
(g)
Site features, including existing structures, pavement, large rock outcroppings, areas having unique views, and drainage ways, canals and ditches;
(h)
The location, size and species of trees and other vegetation (outside proposed building envelope) having a caliper (diameter) of six inches or greater at four feet above grade;
(i)
North arrow, scale, names and addresses of all persons listed as owners of the subject property on the most recently recorded deed;
(j)
Name and address of project designer, engineer, surveyor, and/or planner, if applicable.
(2)
Proposed Site Plan. The site plan shall contain the following information:
(a)
The proposed development site, including boundaries, dimensions, and gross area;
(b)
Features identified on the existing site analysis maps that are proposed to remain on the site;
(c)
Features identified on the existing site map, if any, which are proposed to be removed or modified by the development;
(d)
The location and dimensions of all proposed public and private streets, drives, rights-of-way, and easements;
(e)
The location and dimensions of all existing and proposed structures, utilities, pavement and other improvements on the site. Setback dimensions for all existing and proposed buildings shall be provided on the site plan;
(f)
The location and dimensions of entrances and exits to the site for vehicular, pedestrian, and bicycle access;
(g)
The location and dimensions of all parking and vehicle circulation areas (show striping for parking stalls and wheel stops);
(h)
Pedestrian and bicycle circulation areas, including sidewalks, internal pathways, pedestrian connections through parking lots, pathway connections to adjacent properties, and any bicycle lanes or trails;
(i)
Loading and service areas for waste disposal, loading and delivery;
(j)
Outdoor recreation spaces, common areas, plazas, outdoor seating, street furniture, and similar improvements;
(k)
Location, type, and height of outdoor lighting;
(l)
Location of mail boxes, if known;
(m)
Name and address of project designer, if applicable;
(n)
Locations of bus stops and other public or private transportation facilities;
(o)
Locations, sizes, and types of signs.
(4)
Preliminary Grading Plan. A preliminary grading plan prepared by a registered engineer shall be required for all projects subject to site design review, including commercial, industrial, or multi-family developments. The preliminary grading plan shall show the location and extent to which grading will take place, indicating general changes to contour lines, slope ratios, and all proposed storm water drainage systems and erosion control facilities.
(5)
Landscape Plan. Where a landscape plan is required, it shall show the following, pursuant to land use zone:
(a)
The location and height of existing and proposed fences, buffering or screening materials;
(b)
The location of existing and proposed terraces, retaining walls, decks, patios, shelters, and play areas;
(c)
The location, size, and species of the existing and proposed plant materials (at time of planting);
(d)
Existing and proposed building and pavement outlines;
(e)
Specifications for soil at time of planting, irrigation if plantings are not drought-tolerant (may be automatic or other approved method of irrigation) and anticipated planting schedule;
(f)
Other information as deemed appropriate by the City planning official. An arborist's report may be required for sites with mature trees that are to be retained and protected.
(6)
Deed Restrictions. Copies of all existing and proposed restrictions or covenants, including those for roadway access control.
(7)
Narrative. Letter or narrative report documenting compliance with the applicable approval criteria contained in Section 10.112.050.
(8)
Traffic impact analysis, when required, shall be prepared in accordance with the road authority's requirements.
(9)
Other Information Determined by the Planning Official. The City may require studies or exhibits prepared by qualified professionals to address specific site features or project impacts (e.g., traffic, noise, environmental features, natural hazards, etc.), as necessary to determine a proposal's conformance with this code.
(Ord. 545, 7/9/2025)
§ 10.112.050 Approval Criteria.
Approval Criteria. An application for a Type I or II site development review shall be approved if the proposal meets all of the following criteria. The City decision-making body may, in approving the application, impose reasonable conditions of approval, consistent with the applicable criteria.
(1)
The application is complete, in accordance with Section 10.112.040;
(2)
The application complies with all of the applicable provisions of the underlying zone and overlay zone(s), including but not limited to: building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards;
(3)
The proposal includes required upgrades, if any, to existing development that does not comply with the applicable land use district standards, pursuant to Chapter 10.88 Nonconforming Buildings and Uses;
(4)
The proposal complies with all of the site design and development standards of this Title, as applicable;
(5)
The proposal meets all existing conditions of approval for the site or use, as required by prior land use decision(s), as applicable. Note: compliance with other City codes and requirements, though not applicable land use criteria, may be required prior to issuance of building permits.
(Ord. 545, 7/9/2025)
§ 10.112.060 Compliance with Conditions - Permit Expiration.
Development shall not commence until after the effective date of all applicable land use and development approvals. Construction of public improvements shall not commence until the City has approved all required public improvement plans (e.g., utilities, streets, public land dedication, etc.). The City may require bonding or other assurances for improvements. Site development review approvals are subject to all of the following standards and limitations:
(A)
Approval Period. Site development review approvals shall be effective for a period of one year from the date of approval. The approval shall lapse if:
(B)
Extension. The Planning Official, upon written request by the applicant, shall grant one written extension of the approval period not to exceed one year; provided, that the applicant demonstrates:
(1)
No changes are made on the original approved plan;
(2)
The applicant can show intent of initiating construction on the site within the one-year extension period;
(3)
There have been no changes to the applicable code provisions on which the approval was based. If there have been changes to the applicable code provisions and the subject plan does not comply with those changes, then the extension shall not be granted; in this case, a new site development review shall be required;
(4)
Failure to obtain building permits and substantially begin construction within the standard time frame was beyond the applicant's control; and
(5)
Payment of applicable fees.
(Ord. 545, 7/9/2025)