Chapter 17.60
SITE PLAN AND LANDSCAPE APPROVAL
Sections:
17.60.010 Description and purpose.
17.60.030 Decision-making authority.
17.60.080 Expiration of site plan approval.
17.60.090 Site plan approval to run with the land.
17.60.100 Repealed.
17.60.010 Description and purpose.
The purpose of this chapter is to provide a site plan and landscaping approval process for proposed uses, buildings, structures and landscaping to determine compliance with this title, to promote the orderly and harmonious development of the city of Eagle Point, and to stabilize land values and improve the community’s economic strength. It is also the purpose of this chapter to review plans to help prevent impairment or depreciation of land or building values by the erection of structures or additions or alterations which have inadequate attention to site planning or landscaping as it affects adjacent property, community goals and adopted plans. [Ord. 2014-05 § 1 (Exh. A); Ord. 9-62A § 1, 1982; Ord. 9-52 § 1 (10.010), 1980].
17.60.020 Approvals required.
No building permit shall be issued or construction begun until site plan and landscape approval has been obtained, except for one single-family dwelling on its own development site. This does not include repair and maintenance of existing facilities, structures, or landscaping. [Ord. 2014-05 § 1 (Exh. A); Ord. 9-66 § 1 (Exh. A), 1984; Ord. 9-62A § 1, 1982; Ord. 9-52 § 1 (10.020), 1980].
17.60.030 Decision-making authority.
A. Site Plan Committee. The site plan committee shall consist of the staff members designated by the city administrator and shall have the authority to approve, disapprove, or approve with conditions the site plan and landscape approval applications which are within the maximum allowance for Type B review as set forth in EPMC 17.60.040(B). In the review of plans, the site plan committee shall be governed by the purposes and objectives of this chapter as set forth in EPMC 17.60.010 and 17.60.040(E).
B. Planning Commission. The planning commission shall have the authority to approve, disapprove, or approve with conditions the site plan and landscape approval applications which exceed the maximum allowance for Type B review as set forth in EPMC 17.60.040(B). In the review of plans, the planning commission shall be governed by the purposes and objectives of this chapter as set forth in EPMC 17.60.010 and 17.60.040(E). [Ord. 2014-05 § 1 (Exh. A); Ord. 9-62A § 1, 1982; Ord. 9-52 § 1 (10.030), 1980].
17.60.040 Procedures.
A. Application. Before any building permit shall be issued in any zoning district for a project subject to site plan and landscape approval, three copies of a site plan for the total parcel or development, along with building elevations if needed, shall be prepared and submitted to the city for approval along with the review fee as established by the city council. The drawing(s) shall be to scale and shall indicate the following:
1. Location of the parcel by block and tax lot number.
2. Name and address of the applicant, owners and designers of the project.
3. Scale and date of the plan and north point.
4. Dimensions of the parcel.
5. Locations of buildings and structures, both existing and proposed.
6. Location and layout of off-street parking and loading facilities.
7. Location of points of entry and exit for motor vehicles, and internal circulation pattern.
8. Location of walls and fences and indication of their height and materials of their construction.
9. Location and height of exterior lighting standards and devices.
10. Location and size of exterior signs and outdoor advertising.
11. Type, size and location of all landscaping, plus plans and specifications of all irrigation systems needed to keep materials healthy.
12. Grading and slopes where they affect the relationship of the buildings and drainage.
13. Indications of the heights of buildings and structures.
14. Indication of the proposed use of buildings shown of the site plan.
15. Locations of existing and proposed curbs, driveways, sidewalks, streets on or adjacent to the site.
16. Location and size of existing and proposed utilities to serve the site including water, sewer, storm drainage, electricity and gas.
17. Any other such architectural or engineering data as may be required to permit necessary findings that the provisions of this title are complied with.
18. Where an attachment or minor addition to an existing building or structure is proposed, the site plan shall indicate the relationship of said proposed building to the existing development but need not include other data required in subsections (A)(1) through (19) of this section.
19. A master site plan may be required for all projects involving development in stages.
B. Notice and Hearings Procedure. For site plan and landscape approval applications involving landscaping or an increase of not more than 40 percent of the existing building floor area, and where the planning director determines there will be no significant impact on surrounding properties, the application shall be processed as a Type B land use decision, pursuant to Chapter 17.96 EPMC. Otherwise, the application shall be processed as a Type A land use decision, pursuant to Chapter 17.96 EPMC.
C. Site Plan Committee Decision. Within 60 days after the site plan and landscape approval application has been deemed complete by the city, the site plan committee shall approve, approve with conditions, or disapprove the application. Failure to render a decision within the required time period shall be deemed approval of the application as submitted unless the applicant has agreed to an extension of time. The decision of the committee shall be final unless appealed to the planning commission. The application shall be processed as a Type B land use decision, pursuant to Chapter 17.96 EPMC.
D. Planning Commission Decision. Within 120 days after the site plan and landscape approval application has been deemed complete by the city, the planning commission shall approve, approve with conditions, or disapprove the application. Failure to render a decision within the required time period shall be deemed approval of the application as submitted unless the applicant has agreed to an extension of time. The decision of the planning commission shall be final unless appealed to the city council. The application shall be processed as a Type A land use decision, pursuant to Chapter 17.96 EPMC.
E. Standards for Approval. In granting approval for proposed site plans, the decision-making body shall be guided by the following:
1. The site plan conforms with the general plans and ordinances of the city in terms of location and general development standards and all provisions of this title.
2. The site plan adequately provides for pedestrian safety and general welfare of facility users.
3. The project will satisfactorily take care of the traffic it generates by means of adequate off-street parking, access points and additional street right-of-way improvements.
4. The project will be compatible with adjacent developments and will not adversely affect the land uses or character of the area.
5. The project will take into consideration natural hazards found to exist on or adjacent to the site proposed for development. [Ord. 2014-05 § 1 (Exh. A); Ord. 9-115 § 1, 1994; Ord. 9-93 § 1 (Exh. A), 1990; Ord. 9-66 § 1 (Exh. A), 1984; Ord. 9-62A § 1, 1982; Ord. 9-52 § 1 (10.040), 1980].
17.60.050 Basic requirements.
In addition to other requirements and conditions which may be imposed, the following basic requirements shall be met by all new developments or alterations of existing development:
A. Landscaping and Screening. Landscaping shall be provided which is varied in type and size, and is sufficient in extent to soften building outlines and present a lasting attractive appearance.
Street trees shall be provided in residential areas and commercial and industrial areas where appropriate to the use and street.
Parking areas shall be screened from streets and adjacent uses, and screening or fencing shall be such that vehicle lights cannot reach adjacent residential structures.
Vegetation shall be as natural to the area and self-supporting as possible; provided, however, that a barren or dry appearance such as excessive use of “multi-bark” or gravel shall be avoided.
Underground sprinkling systems shall be provided for all vegetation not self-supporting in the local climate.
B. Street Frontage Improvements. Full curb, gutter, and sidewalks shall be provided, with pavement reconstruction to the extent needed to provide a city standard roadway for the full frontage length and width of the site.
If projected traffic volumes and roadway conditions are such that road surfaces between the site and nearest adequate road surface will deteriorate rapidly or be unsafe, such road surfaces shall be reconstructed or overlaid to the point of being adequate to handle the load.
If any of the requirements of this subsection are completely inappropriate given the physical circumstances of the area, a deferred improvement agreement may be used to ensure later completion. The planning commission may allow a variance to these requirements in unique cases where it is certain that such improvements should not be installed at present or in the future.
C. Street Access. Curb cuts and street access shall be kept to the minimum essential for adequate access, for reasons of safety and traffic flow.
Whenever possible, multiple-use or occupancy developments of all types shall use shared access ways and frontage roads to reduce the impact on adjacent streets.
D. Solar Access, Light, Air, and Shade. The size and location of buildings, parking areas and vegetation shall be such that:
1. Adjacent yards and structures shall not be unnecessarily shadowed or screened from the sun.
2. Structures on the site have ample space between them to afford light, air, solar access, views, and privacy and are not cramped or crowded.
3. Trees and planted areas are provided in parking areas so that a minimum of 10 percent of the space is landscaped in addition to required screening and landscaping on the periphery.
4. At least 50 percent of the window area of structures shall be oriented toward the south and west if at all possible, with adequate roof overhang or awnings provided to shade afternoon summer sun.
E. Engineering. Professional engineering of grading, drainage, sewer and water systems, road and parking areas, etc., shall be required unless the project is of such simplicity that it is certain that standard practices will prevent any problems from occurring in these areas.
F. Storage and Trash. All structures shall be provided with storage and view-obscured trash areas appropriate for the size and type of use. [Ord. 2014-05 § 1 (Exh. A); Ord. 9-66 § 1 (Exh. A), 1984; Ord. 9-62A § 1, 1982; Ord. 9-52 § 1 (10.045), 1980].
17.60.060 Appeals.
A. Planning Commission. The applicant or any affected person may appeal a decision of the site plan committee to the planning commission in a form prescribed by the city. The appeal shall include stated reasons for the appeal. Such appeal shall be filed with the city planning director within 10 days of the decision of the site plan committee. The appeal shall be placed on the agenda of the planning commission at its next regular meeting after the date of the filing of the appeal providing the appeal is filed 10 days or more prior to said meeting. The planning commission shall review the site plan, the stated reasons for the appeal and shall approve, disapprove or approve with conditions, the site plan based on considerations listed in EPMC 17.60.040(E) and 17.60.050.
B. City Council. The applicant or any affected person dissatisfied with the action of the planning commission may appeal to the city council the decision of the planning commission in the manner provided for in Chapter 17.100 EPMC.
C. Procedure for Notice and Hearing. In the event of any appeal to the planning commission or city council, the appeal shall be processed as a Type A land use decision, pursuant to Chapter 17.96 EPMC. [Ord. 2014-05 § 1 (Exh. A); Ord. 9-93 § 1 (Exh. A), 1990; Ord. 9-62A § 1, 1982; Ord. 9-52 § 1 (10.050), 1980].
17.60.070 Revisions.
Revisions made by the applicant to an approved site plan shall be made pursuant to the procedures of this section. Where required site plan approval has been granted, it shall be unlawful for any person to cause or permit the proposed construction, alteration, improvement or use in any manner except in complete and strict compliance with the approved site plan. [Ord. 2014-05 § 1 (Exh. A); Ord. 9-62A § 1, 1982; Ord. 9-52 § 1 (10.060), 1980].
17.60.080 Expiration of site plan approval.
A site plan approval must be used within two years of the date of approval. If the approval is not used, it shall become null and void unless it has been reactivated and extended as provided below:
A. Reactivation and extension of a site plan and landscape approval which has been expired for no more than four years and is proposed to be developed without deviation from its original approval may receive a one-time, two-year approval at the planning director’s discretion without a public hearing. For this Type B decision, public notice and opportunity to appeal shall be provided as specified in EPMC 17.96.070.
B. Reactivation and extension of an expired site plan and landscape approval which was originally approved by the planning commission and is proposed to be developed with deviation from its original approval shall be decided by the planning commission with a public hearing. [Ord. 2015-09 § 1 (Exh. A); Ord. 2014-05 § 1 (Exh. A); Ord. 9-66 § 1 (Exh. A), 1984; Ord. 9-62A § 1, 1982; Ord. 9-61 § 3, 1981; Ord. 9-52 § 1 (10.070), 1980].
17.60.090 Site plan approval to run with the land.
A site plan approval applies to land uses and building uses regardless of the ownership of land and buildings. [Ord. 2014-05 § 1 (Exh. A); Ord. 9-66 § 1 (Exh. A), 1984; Ord. 9-62A § 1, 1982; Ord. 9-52 § 1 (10.080), 1980].
17.60.100 Public notice and hearing.
Repealed by Ord. 9-93. [Ord. 9-66 § 1 (Exh. A), 1984; Ord. 9-62A § 1, 1982; Ord. 9-52 § 1 (10.090), 1980].