Chapter 17.115
SITE DESIGN REVIEW
Sections:
17.115.030 Preapplication conference.
17.115.050 Application submission requirements.
17.115.070 Review of development plan.
17.115.080 Notice to public agencies.
17.115.100 Compliance with conditions, permit expiration, and modifications.
17.115.010 Purpose.
The purpose of this chapter is to assure quality and compatible land development and to provide minimum standards in development plans for all new construction within the city of Rogue River. Specifically, the chapter utilizes the following objectives to protect 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. 23-418-O § 124 (Exh. A-4)].
17.115.020 Applicability.
Site design review approval is required for new development. Site design review approval is also required to expand a nonconforming use or development. Except as specified by a condition of approval of a prior city decision, or as required for uses subject to conditional use permit approval, site design 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 vehicular traffic or development;
B. Single-family detached dwelling (including manufactured home) on its own lot;
C. A single duplex;
D. Nonresidential building addition of up to 500 square feet or 10 percent, whichever is greater;
E. Home occupation, except for uses requiring a Type III review;
F. Development and land uses that are already approved as part of a site design review or conditional use permit application; provided, that modifications to such plans may require site design review;
G. 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), as determined by the city planning official, except where a condition of approval requires site design review; and
H. Regular maintenance, repair, and replacement of materials (e.g., roof, siding, awnings, etc.), parking resurfacing, and similar maintenance and repair. [Ord. 23-418-O § 124 (Exh. A-4)].
17.115.030 Preapplication conference.
An applicant will be required to attend a preapplication conference prior to submitting an application for a site design review, unless waived by the city administrator. The purpose of the conference shall be to acquaint the applicant with the substantive and procedural requirements of this title, provide for an exchange of information regarding applicable elements of the comprehensive plan and development requirements, and to identify policies and regulations that create opportunities or pose significant constraints for the proposed development. [Ord. 23-418-O § 124 (Exh. A-4)].
17.115.040 Review procedure.
Site design review shall be conducted using the Type II procedure, except that proposals exceeding any one of the thresholds below shall be reviewed using the Type III:
A. The proposed use’s estimated vehicle trip generation exceeds 100 average daily trips, based on the latest edition of the Institute of Transportation Engineers (ITE) Manual;
B. The use exceeds 5,000 square feet of gross leasable floor area; or the project involves more than one acre total site area;
C. The proposal involves a conditional use (new or expanded);
D. The proposal involves a variance under Chapter 17.105 RRMC, Article I.
E. The proposal involves expansion of a nonconforming use; or
F. The city planning official determines that, due to the nature of the proposal, a public hearing is the most effective way to solicit public input in reviewing the application. [Ord. 23-418-O § 124 (Exh. A-4)].
17.115.050 Application submission requirements.
All of the following information is required for site design review application submission, except where the city planning official determines that some information is not pertinent and therefore is not required. An application for site plan review shall be filed with the city recorder on a form prescribed by the planning commission, which shall include the following information:
A. General Submission Requirements.
1. Information required for Type II or Type III review, as applicable.
2. Public Facilities and Services Impact Study. The impact study shall quantify and assess the effect of the development on public facilities and services. The city shall advise as to the scope of the study. The study shall address, at a minimum, the transportation system, including required improvements for vehicles and pedestrians; the drainage system; the parks system; water system; and sewer system. For each system and type of impact, the study shall propose improvements necessary to meet city requirements.
B. Site Design Review Information. In addition to the general submission requirements an applicant for site design review shall provide the following information, as deemed applicable by the city planning official. The city 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. The site analysis map shall contain all 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 public works director determines that larger intervals will be adequate for steeper slopes;
c. Identification of slopes greater than 15 percent, with slope categories identified in five-percent increments (e.g., 0% – 5%, >5% – 10%, >10% – 15%, >15% – 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 a 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. North arrow, scale, and the names and addresses of all persons listed as owners of the subject property on the most recently recorded deed; and
i. Name and address of project designer, engineer, surveyor, and/or planner, if applicable.
2. Proposed Site Plan. The site plan shall contain all 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, 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 mailboxes, if known;
m. Name and address of project designer, if applicable;
n. Locations of bus stops and other public or private transportation facilities; and
o. Locations, sizes, and types of signs.
3. Architectural Drawings. Architectural drawings shall include, as applicable:
a. Building elevations with dimensions;
b. Building materials and type; and
c. Name and contact information of the architect or designer.
4. Preliminary Grading Plan. A preliminary grading plan prepared by a registered engineer shall be required for development sites one-half acre or larger, or where otherwise required by the city. The preliminary grading plan shall show the location and extent to which grading will take place, indicating general changes to contour lines, slope ratios, slope stabilization proposals, and location and height of retaining walls, if proposed. Surface water detention and treatment plans may also be required.
5. Landscape Plan. Where a landscape plan is required, it shall show the following.
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; and
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 the applicable section.
8. Traffic Impact Analysis. The city or other agency with access jurisdiction may require a traffic study prepared by a licensed traffic engineer to determine access, circulation, and other transportation requirements.
9. Other Information Determined by the City 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. 23-418-O § 124 (Exh. A-4)].
17.115.060 Public hearing.
The planning commission shall hold a public hearing within 120 days after the application is deemed complete, notice of which shall be given in the manner provided in RRMC 17.100.040. [Ord. 23-418-O § 124 (Exh. A-4)].
17.115.070 Review of development plan.
All new commercial or industrial buildings, or any commercial or industrial use that has been abandoned for a period of one year or more, or the enlargement of the same and multiple-family developments exceeding two units shall be subject to site design review, pursuant to Type III procedure. All other development plans which must be submitted, including all proposed use changes in existing buildings, shall be reviewed by administrative staff, pursuant to Type II procedure. Staff may refer development plans to the planning commission for site design review pursuant to Type III procedure if deemed necessary. The planning commission or public works director may impose any or all of the following conditions, with a reason or reasons for each condition being noted, and such reasons shall be kept on file with each application:
A. Require a landscape plan.
B. Require view-obscuring shrubbery, walls, or fences along property lines and around unsightly areas, such as trash and equipment storage areas and industrial and heavy commercial activities. When possible, enclosures should be incorporated into the building (i.e., wing walls, alcoves). If freestanding, the enclosures shall be constructed of materials which are compatible with other structures on the site. Chain link fencing, with or without slats, for this purpose is prohibited.
C. All HVAC equipment shall be concealed from view. Where possible, such concealment should be accomplished using the architectural elements of the buildings (i.e., roof forms, parapets, wing walls, alcoves, etc.). Freestanding walls or fences may also serve as sight-obscuring concealment devices. Chain link fencing with or without slats for this purpose is prohibited.
D. Wall-mounted utility devices, such as meters and television cable boxes, shall be mounted on the side of the building not facing a street unless they are concealed from view. Where possible, concealment should be accomplished using architectural elements of the building (i.e., wing walls, alcoves, etc.).
E. Require the city’s approval of a grading plan and/or drainage plans.
F. Require the city’s approval of a stormwater management plan, if required, subject to the standards of Chapter 17.90 RRMC.
G. Require the city’s approval of an erosion prevention and sediment control plan, if required, subject to the standards of Chapter 17.95 RRMC.
H. Require size, placements, grades and material for pedestrian and vehicle access, where the existing transportation system will be impacted by, or is inadequate to handle, the additional burden caused by the proposed use.
I. Require sidewalks, driveway approaches, dedication of necessary rights-of-way for streets, sidewalks, bikeways, paths, or access ways and easements for utilities, waterways or slopes.
J. Internal pedestrian circulation shall be provided in new commercial, office, and multifamily residential developments through the clustering of buildings, construction of hard surface walkways, landscaping, access ways, or similar techniques.
K. Commercial Development Standards.
1. New multifamily residential and commercial buildings, particularly retail shopping and offices, shall be oriented to the street, near or at the setback line. For lots with more than two front yards, the building(s) shall be oriented to the two busiest streets.
2. Off-street motor vehicle parking for new multifamily and commercial developments shall be located at the side or behind the building(s).
L. Require the Oregon Department of Transportation to review any application that involves access to the state highway system for conformance with state access management standards. [Ord. 23-418-O § 124 (Exh. A-4)].
17.115.080 Notice to public agencies.
Notice shall be provided to ODOT regarding any land use action on or adjacent to a state facility. Similarly, all actions by Rogue River potentially affecting a county road shall require notice to Jackson County roads and parks services. In addition, notice shall be made to providers of public transit and special interest transportation groups such as truckers, railroad, bicyclists, pedestrians, and the disabled on any roadway or other transportation project. The city shall provide notice to public agencies providing transportation facilities and services and ODOT of:
A. Land use applications that require public hearings;
B. Subdivisions and partition applications; and
C. Other applications which affect private access to roads.
Information that should be conveyed to reviewers includes: project location; proposed land use action; location of project access point(s). [Ord. 23-418-O § 124 (Exh. A-4)].
17.115.090 Approval criteria.
The concept of the site plan review application for projects subject to the requirements of this chapter shall be reviewed by the planning commission within 120 days of acceptance of a complete application in accordance with the provisions of RRMC 17.100.040.
The planning commission in approving the application may impose reasonable conditions of approval, consistent with the applicable criteria.
A. Complies with the Rogue River comprehensive plan.
B. The application complies with all of the applicable provisions of the underlying base zone, including, but not limited to, building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, and other applicable standards.
C. Complies with all other applicable requirements of this title.
D. Adequate public services, facilities and utilities are available, or can be made available by the applicant as part of a proposed development.
E. The proposal includes required upgrades, if any, to existing development that does not comply with the applicable land use district standards.
F. Potential land use conflicts between the proposed project and adjacent uses have been adequately mitigated through specific conditions of development.
G. Access shall comply with RRMC 17.65.080, and shall be properly placed in relation to sight distance, driveway spacing, and other related considerations, including opportunities for joint and cross access. The proposed development shall not diminish the function of public streets.
H. The road system shall provide adequate access to buildings for residents, visitors, deliveries, emergency vehicles, and garbage collection.
I. 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.
J. The proposed use shall not impose an undue burden on the public transportation system. For developments that are likely to generate more than 200 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 street system will not exceed a V/C ratio of 0.80. Whenever performance standards of local, arterial or collector roads are determined to be above 0.80 V/C and transportation improvements are not planned within the planning horizon to bring performance to standard, the performance standard is to avoid further degradation. [Ord. 23-418-O § 124 (Exh. A-4)].
17.115.100 Compliance with conditions, permit expiration, and modifications.
A. Approval Period. Site design review approvals shall be effective for a period of 18 months from the date of approval. The approval shall lapse if:
1. A public improvement plan or building permit application for the project has not been submitted within 18 months of approval; or
2. Construction on the site is in violation of the approved plan.
B. Extension. The city planning official, upon written request by the applicant, may grant a written extension of the approval period up to one year; provided that:
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 design review shall be required; and
4. The applicant demonstrates that failure to obtain building permits and substantially begin construction within 18 months of site design approval was beyond the applicant’s control. [Ord. 23-418-O § 124 (Exh. A-4)].
17.115.110 Appeal.
Appeal of the decision of the planning commission shall be made in the manner provided in Chapter 17.120 RRMC. [Ord. 23-418-O § 124 (Exh. A-4)].