Chapter 17.365
SITE PLAN REVIEW

Sections:

17.365.010    Purpose.

17.365.020    Applicability.

17.365.030    Exemptions.

17.365.040    Site plan review types and procedures.

17.365.050    Submittal requirements.

17.365.060    Criteria for site plan approval.

17.365.070    Appeals.

17.365.080    Final site plan approval.

17.365.090    Modifications to approved site plan.

17.365.100    Compliance required and expiration.

17.365.110    Completion prior to occupancy.

17.365.010 Purpose.

The purpose of site plan approval is to ensure compatibility between new developments, existing uses, and future developments in a manner consistent with the goals and objectives of the comprehensive plan. Site plan approval is required to promote developments that are harmonious with their surroundings, to maintain a high quality of life for area residents, to ensure that new developments are planned and designed to protect privacy, to determine appropriate lighting and noise mitigation measures, and to ensure adequate and safe access. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016. Formerly 17.320.010].

17.365.020 Applicability.

The provisions of this chapter shall apply to all changes of use, new construction and expansion or alteration of any use unless expressly exempted by this title. No use shall be established, no structure erected or enlarged, and no other improvement or construction undertaken except as shown upon an approved plan which is in conformance with the requirements set out in this title. Applications for site plan review are subject to CBDC 17.130.020, Pre-application review. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016. Formerly 17.320.020].

17.365.030 Exemptions.

The following are exempt from the site plan review:

(1) Residential proposals creating less than 10 new units in any zone;

(2) Modifications to the interior of an existing structure that does not change the use or the intensity of a use;

(3) Subdivisions or partitions;

(4) The installation or replacement of underground utilities; and

(5) Other development the director determines to be exempt because it does not result in an appreciable increase in land use activity and intensity and does not create an additional significant adverse impact. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016. Formerly 17.320.030].

17.365.040 Site plan review types and procedures.

(1) Site plan reviews are classified and processed as follows:

(a) Permit Reviews. These site plan reviews are typically relatively minor in nature, consistent with the zoning of surrounding land uses, and do not have a substantial impact on the natural and built environment. The following are classified as Type II site plan reviews:

(i) Changes in use of an existing structure or site;

(ii) New construction or expansions of existing construction which do not exceed:

(A) Four thousand square feet of additional floor area;

(B) Twenty new parking spaces; and

(C) Four new multifamily residential structures.

(b) Development Reviews. Any site plan review not listed as a Type II review in subsection (1)(a) of this section is classified as Type III site plan review.

(2) If a site plan review is part of an overall application that is subject to a higher review process, e.g., conditional use, the city shall review all applications at the higher level of review. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016. Formerly 17.320.040].

17.365.050 Submittal requirements.

(1) For a Type II site plan review application, the applicant shall submit the information required for a Type II application as set forth in CBDC 17.130.050, Review for technically complete status, and the following:

(a) A site plan meeting the standards of this chapter;

(b) Written narrative description of uses, types of structures proposed, hours of operation, abutting properties, proposed access, frequency of deliveries and construction schedule including project phasing, if known;

(c) A landscaping plan meeting the standards of CBDC 17.335.060, Landscaping; and

(d) A lighting plan meeting the standards of CBDC 17.335.040, Lighting.

(2) For Type III site plan review applications, the applicant shall submit the information required for a Type III application in CBDC 17.130.050, Review for technically complete status, and the following:

(a) Written narrative description of uses, types of structures proposed, hours of operation, abutting properties, proposed access, frequency of deliveries and construction schedule, including project phasing, if known.

(b) Current list of names and addresses of all property owners within a 300-foot radius as shown upon the Coos County assessor’s records. The list shall be no older than 90 days. This list shall also be provided on self-adhesive mailing labels and shall include an area map showing parcels within one-quarter mile of the subject parcel.

(c) Existing conditions plan drawn to a minimum scale of one inch equals 200 feet. The existing conditions plan shall at a minimum indicate the following:

(i) Vicinity map showing location of subject site within the city of Coos Bay and the surrounding existing street system;

(ii) Property boundaries, dimensions and size of the subject site;

(iii) Graphic scale of the drawing and the direction of true north;

(iv) Zoning and uses of subject site and of properties within 100 feet of the subject site;

(v) Current structural or landscaped setbacks;

(vi) Location of on-site driveways and access points within 100 feet of the subject site;

(vii) Location of existing on-site structures and the approximate location of existing structures within 100 feet of the site;

(viii) Location of existing aboveground electrical, telephone or utility poles and traffic control poles;

(ix) Location of existing fire hydrants;

(x) Location of existing structures within 100 feet of the site;

(xi) Location, centerline and dimensions of existing public rights-of-way and easements on site and within 100 feet of the site;

(xii) Location, centerline and dimensions of existing private streets on site and within 100 feet of the site; and

(xiii) Approximate on-site slopes and grades within 100 feet of the site.

(d) Site plan drawn to a minimum scale of one inch equals 200 feet. The site plan shall at a minimum indicate the following:

(i) Property boundaries, dimensions and size of the subject site;

(ii) Location, dimensions and height of proposed buildings;

(iii) Location of building accesses;

(iv) Proposed building and landscape setbacks;

(v) Proposed project-phasing boundaries, if applicable;

(vi) Legend indicating total site area, the total square footage of proposed building or structures including percentage of total site area, the total square footage amount of impervious area square footage, including percentage of total site area, the total square footage amount of on-site landscaping, including percentage of total site area, the total amount of dedicated parking area, including percentage of total site area, the proposed number of parking spaces, including the number of standard parking spaces, the number of compact parking spaces and the number of handicapped-accessible parking spaces. The required number of parking spaces should also be indicated;

(vii) Location of proposed access points including vehicular driveways and designated pedestrian access points, including the proposed depth of the vehicular driveway throats;

(viii) Location and dimensions of proposed on-site parking areas, including required parking landscaping islands and indicating whether proposed parking is standard, compact or handicapped-accessible. Demonstrate compliance with applicable state and federal guidelines, including, but not limited to, adequate sizing, the provision of handicapped access ramps and appropriate labeling and signing. On-site cross-aisles and circulation areas shall be indicated including their dimensions;

(ix) Location and dimensions of proposed on-site pedestrian connections between the public street and buildings, between on-site buildings, between on-site buildings and on-site or off-site parking areas;

(x) Location and size of off-site parking areas, if applicable, including details on the number and type of off-site parking spaces and existing or proposed cross-aisles and circulation areas including dimensions;

(xi) Location, centerline and dimensions of proposed on-site public or private streets and public and private easements;

(xii) Location, centerline and dimensions of proposed dedications, and identification of proposed frontage improvements, including roadway improvements, curb and gutter installation, landscaped planter strip installation and public sidewalk installation;

(xiii) The location and dimensions of loading and service areas, recreational or open space features, aboveground utilities, existing structures to be retained on the site and their distance from the property line, proposed structures (including signs, fences, etc.) and their distance from property lines and the size and location of solid waste and recyclable storage areas; and

(xiv) Specialized site treatments, including but not limited to pedestrian plazas, heavy-duty paving, concrete score patterns, bicycle parking and outdoor seating areas.

(e) Preliminary utilities plan indicating the proposed location, size, connection points to existing public systems, and terminus points for sanitary sewer, water and stormwater drainage and control. Public and private easements for sanitary sewer, water and stormwater shall also be indicated.

(f) Landscape plan indicating the location of proposed vegetation, the common and botanical name of the proposed vegetation, the initial planting size (height or gallon) and the mature planting size, and proposed methods of irrigation, if any. Landscaping proposed in and around buildings, on the perimeter of the site and within proposed parking areas shall be indicated. In addition, street trees or other forms of landscaping within the public rights-of-way shall be indicated.

(g) Architectural elevations, showing north, south, west and east elevations and specifying a measurable scale, structural dimensions and structural heights.

(h) Lighting plan indicating the location, height and type of proposed exterior lighting fixtures (pole-mounted or wall-mounted).

(i) Legal description for the parcel(s) in question.

(j) Most recent conveyance document (deed) showing current ownership.

(k) Traffic study if applicable.

(l) Sign plan(s) (if applicable).

(m) Copy of pre-application conference report and any other items requested in the pre-application conference report, if completed. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016. Formerly 17.320.050].

17.365.060 Criteria for site plan approval.

(1) It is the responsibility of the director or designee to review each plan for compliance with the applicable provisions of this chapter and any other applicable regulations.

(2) The city shall not approve an application for site plan review unless the director finds that the proposed plan meets all applicable provisions of this subsection. Failure to meet one or more of the requirements of this subsection and other applicable CBDC regulations is grounds for denial. The applicant shall demonstrate compliance with all of the following criteria:

(a) The proposed use is permitted within the district in which it is located;

(b) The proposal meets the lot, yard, building, height and other dimensional requirements of the district within which it is located;

(c) The proposal meets the screening, buffering and landscape strip requirements, as set forth in Chapter 17.335 CBDC, Supplementary Development Standards;

(d) Minimum parking and loading space requirements are met, as required by Chapter 17.330 CBDC, Off-Street Parking and Loading Requirements;

(e) Improvement requirements are provided in accordance with the applicable sections of the Coos Bay development code;

(f) All conditions of any applicable previous approvals, e.g., conditional use, have been met;

(g) Development subject to site plan review has provided underground public and private utility lines, including but not limited to those for electricity and communication;

(h) Public water, sewer and stormwater lines have been installed in conformance with the standards of the city code. Public water, sewer and stormwater lines within or along the frontage of a development have been extended to the extreme property lines of that development unless it can be demonstrated to the public works department that such extensions are impractical or infeasible or inappropriate; and

(i) Proposed phasing plans do not exceed six years and all required public infrastructure is installed in the first phase of the development. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016. Formerly 17.320.060].

17.365.070 Appeals.

Appeals of decisions on site plans shall be made and processed pursuant to CBDC 17.130.130, Appeal. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016. Formerly 17.320.070].

17.365.080 Final site plan approval.

Where a site plan is issued subject to conditions that require the submittal of additional materials or changes to existing plans, the director may require that the applicant submit for final site plan approval to determine if the revised plans comply with the conditions of site plan approval. Final site plans are considered Type I applications. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016. Formerly 17.320.080].

17.365.090 Modifications to approved site plan.

An approved site plan may not be modified or amended except after reapplication for site plan review and subsequent approval. Minor modifications may be completed through a Type I process if the increase in density or intensity of use is 10 percent less than the approved density and intensity of use and the proposed modification will not have a significant adverse effect on adjacent properties or public facilities. All other modifications shall be processed through a Type II approval process. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016. Formerly 17.320.090].

17.365.100 Compliance required and expiration.

(1) All development of the property for which a site plan was approved shall conform to the approved site plan and any conditions imposed thereon unless amended or replaced by a subsequent city approval.

(2) Site plan approvals shall be valid for two years from the date of issuance, during which time substantial development of the project improvements shall have occurred. The director may approve up to two one-year extensions if:

(a) There have not been any substantial changes in the laws governing the development of the site, with which lack of compliance would be contrary to the changed laws; and

(b) The applicant has pursued development in good faith. Good faith shall be evidenced by progress on final permitting, surveying, engineering, and construction of improvements. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016. Formerly 17.320.100].

17.365.110 Completion prior to occupancy.

All required public and site improvements and other conditions of site plan approval shall be met prior to occupancy of any site unless required sooner as a condition of approval; provided, that completion and occupancy may be accomplished in phases if approved by the director as part of the site plan review process. Incomplete items may be secured by the issuance of a performance bond or other suitable security as a condition of approval of a site plan to secure the applicant’s obligation to complete the provisions and conditions of the approved site plan. [Ord. 503 § 1 (Exh. B), 2018; Ord. 473 § 3 (Exh. A), 2016. Formerly 17.320.110].