A.
Large-Scale
Development. A development which is:
1.
A planned unit development, manufactured dwelling park, recreational
vehicle park, or campground; or
2.
A multifamily housing development or row house/townhouse (single-family
attached) development which within two calendar years will have 10
or more dwelling units; or
3.
A commercial, industrial, public or institutional development which
within two calendar years will use two or more acres of land or will
have buildings with 10,000 square feet or more of floor area; or
4.
Dependent on the expansion of City utility system(s) to service the
development, including, but not limited to, development (or improvement)
of transportation facilities or water and/or sewer mainline extensions.
(Ord. 1175-A § 17, 2013)
A.
No
permit shall be issued or conditional use application approved for
a use defined as a large-scale development until the Community Development
Director or hearings body (as applicable) determines that all applicable
sections of this Code have been satisfied.
B.
The
degree of protection from problems caused by hazardous soils or stormwater
runoff which is required by this chapter is considered reasonable
for regulatory purposes. This chapter shall not create liability on
the part of the City of Warrenton or by any officer, employee or official
thereof for any damages due to hazardous soils or stormwater runoff
that results from reliance on this chapter or any administrative decision
lawfully made thereunder.
A.
Unless
the Community Development Director (Type I or Type II) or hearings
body (Type III) determines that an adequate detailed soil survey has
already been undertaken for the entire portion of the site proposed
for development, the owner or developer shall have a new soil survey
of the site prepared to determine if construction on the site would
be hazardous to facilities on the parcel or to nearby property due
to the load bearing capacity of the soils, the potential for wind
or water erosion, or the wetness or slope characteristics of the soil.
B.
The
soil survey shall be performed by a registered geotechnical engineer
that is licensed in the State of Oregon.
C.
If
the detailed soil survey indicates that significant amounts of hazardous
soils are in locations desired for development, the developer or owner
shall submit a report to the City of Warrenton prepared by a licensed
geotechnical engineer which indicates suitable techniques to minimize
potential soil hazards to facilities on the parcel or to nearby property.
D.
The
proposed use will only be approved if:
1.
The detailed soil survey indicates that there is not a significant
amount of hazardous soils on the portion of the site proposed for
development; or
2.
A method of eliminating hazards which could result from soils on
the site prepared by a licensed geotechnical engineer and submitted
to the City of Warrenton Planning and Building Department for review
by a City-appointed engineer who will be paid by the developer and/or
property owner.
E.
If
a detailed soil survey indicates that corrosive resistant materials
are appropriate for pipes or foundations associated with the development,
the City-appointed engineer may require that suitable materials be
used for the pipes or foundations.
The applicant shall submit a stormwater management plan, which shall meet the criteria of Chapter 16.140 of this Code, to the City of Warrenton Planning and Building Department for review for the proposed development that is prepared by a registered engineer currently licensed in the State of Oregon.
A.
The
applicant shall provide detailed information and analyses, as necessary,
to the City of Warrenton to allow the City to assess the expected
impacts of the development on the capacity of Warrenton's water, sewer,
and transportation. The development will only be allowed if sufficient
capacity exists or suitable evidence indicates it will exist prior
to completion of the development construction. In deciding the sufficiency
of capacity, consideration will be given to possible increases in
flows resulting from activities of existing system users and from
facilities which are likely to be built due to the proposed use, but
are not part of the development.
B.
On-site
water supply, sewage disposal, access and circulation, shall be approved
by the Warrenton Public Works Director. The development will not be
allowed unless satisfactory provisions are made for these facilities.
Satisfactory provisions, in part, mean that the size of any water
lines, sewer lines, access roads, and drainage-ways will be sufficient
to meet the needs of the development and, where desirable, accommodate
growth in other areas. Suitable arrangement, including dedication
of land or use of easements, shall be made so that the City will be
able to maintain appropriate water, sewer, street, and drainage facilities.
The construction of lengthy pressure-forced sewer lines to the site
which by-pass undeveloped properties will be discouraged.
C.
Utility
lines in the development (including electricity, communications, street
lighting and cable television) shall be placed underground. Appurtenances
and associated equipment such as surface mounted terminal boxes and
meter cabinets may be placed above ground.
D.
All
utilities shall be installed in conformance with this Code and City
construction standards.
Evidence indicating that local schools will be capable of accommodating
the children from the development must be submitted in conjunction
with proposals for large-scale residential development.
The development shall comply with the provisions of a landscape plan which is consistent with Chapter 16.124 of this Code.
All signs of any type within the development are subject to design review and approval by the Community Development Director or hearings body (Type III). The City shall consider each sign on its merits based on the aesthetic impact on the area, potential traffic hazards, and need for the sign. No sign shall violate provisions in Chapter 16.144.
A.
The
City of Warrenton may charge the applicant additional fees, as necessary,
to cover the cost of reviewing surveys, reports, plans, or construction
methods required to comply with the provisions of this Code.
B.
The
City of Warrenton may require the owner or developer to post a performance
bond to assure that improvements required to comply with the provisions
of this section are completed in accordance with the plans and specifications
as approved by the Community Development Director, and/or hearings
body.
C.
Proposals
for large-scale developments shall be reviewed for consistency with
all applicable sections of this Code prior to issuance of a development
permit, including grading, filling, or building permits.
