A development permit is required for:
A. 
The construction, enlargement, alteration, repair, moving, improvement, removal, conversion or demolition of any structure or building which requires a building permit pursuant to either the State of Oregon, One and Two Family Dwelling Code, or the state of Oregon, Structural Specialty Code. (For the purpose of this section, these are referred to as Type I action); or
B. 
An activity, development, or structure specifically listed in this title as requiring a development permit.
C. 
In the case of a structure or building requiring a building permit, the development permit may be part of the building permit.
(Ord. 24-05, 6/5/2024)
The following activities are permitted in each district but are excluded from the requirement of obtaining a development permit. Exclusion from the permit requirement does not exempt the activity from otherwise complying with all applicable standards, conditions, and other provisions of this title.
A. 
Landscaping or other treatment or use of the land surface outside any flood plain, wetland and drainageways and not involving a structure or paved parking lot.
B. 
Any change or repair to a building or other structure that does not alter or expand the use thereof or require a building permit.
C. 
An emergency measure necessary for immediate safety of persons or protection of property, provided however, that an application for a development permit shall be promptly filed if the measure otherwise would require such a permit but for the emergency.
D. 
The establishment, construction, maintenance, preservation or termination of public roads, transportation facilities and other public facilities including sewer and water lines, electrical and gas distribution lines, and telephone and television transmission lines that are substantially in the public right-of-way directly serving development or as shown on the comprehensive plan or adopted Public Facility Plan, together with piping and culverts, accessory drainage systems such as catch basins, and necessary accessory structure and easements. Notwithstanding this exemption, said facilities within sensitive lands, shall obtain a development permit as provided in this title. This permit shall be approved if the applicant demonstrates compliance with the applicable approval standards.
E. 
Construction, maintenance, or demolition of an accessory structure not requiring a building permit.
F. 
The following excavations or fills, unless a development permit is required by the environmental resources and hazards provisions in Article V:
1. 
Excavations below finish grade for basements and footings of a building, retaining wall or other structure authorized by a valid development permit;
2. 
Excavations for wells, tunnels, or utilities;
3. 
Excavations or fills for public projects, conducted by or under contract of the city;
4. 
Exploratory excavations affecting or disturbing areas less than 5,000 square feet in size, under the direction of soil engineers or engineering geologists;
5. 
An excavation which is less than two feet in depth, or which does not create a cut slope greater than five feet in height and steeper than one and one-half horizontal to one vertical;
6. 
A fill less than one foot in depth and placed on natural terrain with a slope flatter than five horizontal to one vertical, or, a fill less than three feet in depth, not intended to support structures, which does not exceed 150 cubic yards on any one lot and does not obstruct a drainage course;
7. 
Underground pipes and conduits; and
8. 
Above ground electrical transmission, distribution, communication, and signal lines on a single pole system where a single pole system is defined as above ground electrical lines and their supporting concrete, wood, or metal poles, but does not include self-supporting steel lattice-type structures.
G. 
Continued use of a valid nonconforming use or exercise of a vested right, except that any change, alteration, restoration, or replacement of a nonconforming use shall require a development permit as provided in this title.
(Ord. 24-05, 6/5/2024)
A. 
Application. A property owner or their designated representative may initiate a request for a development permit or building permit by filing an application with the city using forms provided by the city.
B. 
Consolidated Application Procedure. Where a proposed development requires more than one development permit, or a change in zone designation from the city, the applicant may request that the city consider all necessary permit requests in a consolidated manner. If the applicant requests that the city consolidate his or her permit review, all necessary public hearings before the planning commission shall be held on the same date.
C. 
Filing Fee. It shall be the responsibility of the applicant to pay for the full cost of processing permit applications. Minimum fees shall be set by resolution by the city council, and the applicant shall pay the minimum fee to the city upon the filing of an application. Such fees shall not be refundable. The applicant shall be billed for costs incurred over and above the minimum permit fee at the conclusion of city action of the permit request.
D. 
Building Permit Issuance. Before issuing a permit for the construction, reconstruction, or alteration of a structure, it will be the responsibility of the building official to make sure that provisions of this title will not be violated.
(Ord. 24-05, 6/5/2024)
A. 
A development permit shall be void one year after the date of approval unless the approval authority granted an extended expiration date not to exceed two years, a building permit has been obtained, development has commenced as provided in Section 17.12.050 or an extension is approved as provided in Section 17.14.040(B).
B. 
If an extension is desired, the holder of the development permit must file an application for an extension prior to expiration of the development permit. Unless approved, an extension request does not extend the expiration date. Extension requests shall be processed as a Type I action. An extension may be granted for a maximum of two years from the original date of expiration.
(Ord. 24-05, 6/5/2024)
Development authorized by a development permit has commenced when:
A. 
The necessary permits including, but not limited to, building permit or grading permit have been issued; and
B. 
Physical alteration of the land or structures has begun in a manner consistent with the development permit approval, including, but not limited to, structures, grading, installation of utilities, and required off-site improvements.
(Ord. 24-05, 6/5/2024)
Compliance with conditions imposed on the development permit, and adherence to the submitted plans, as approved, is required. Any departure from these conditions of approval and approved plans constitutes a violation of this title.
(Ord. 24-05, 6/5/2024)
A. 
Revocation shall be processed as a Type I action.
B. 
A development permit may be revoked upon a finding of:
1. 
Noncompliance with the standards or conditions set forth in this title, or any special conditions imposed upon the permit;
2. 
Intentional fraud, misrepresentation or deceit upon the part of the applicant as to an issue material to the issuance of the development permit;
3. 
Abandonment or discontinuance as determined by failure to make reasonable progress toward completion of a commenced development for a continuous period of one year. Bona fide good faith efforts to market the development shall not constitute abandonment or discontinuance; or
4. 
A change in this title, the comprehensive plan, or state law which would make the approved development unlawful or not permitted, prior to the development obtaining a vested right or nonconforming use status.
C. 
Revocation shall be effective immediately upon the manager providing written notice thereof to the holder of the permit. Unless provided otherwise by the manager, revocation terminates the ability to continue the use. Continued use without a current valid development permit shall be a violation of this title.
D. 
The holder of a revoked permit may reapply for a new permit at any time as an entirely new application.
(Ord. 24-05, 6/5/2024)