The purpose of the site plan review is to enable the approving authority to review development proposals for compliance with City ordinances, local standards, conformance with the Comprehensive Plan and compatibility with surrounding development, and to add any conditions of approval necessary to ensure such compliance, conformance and compatibility.
A.
Process. Detailed site plan, construction/design and landscape plans, where required, are a necessary condition of approval and must be received and approved by the Director and the City Engineer before a building permit will be signed.
B.
Applications. In addition to the requirements of Article 3.010: Application Procedures, site plan review applications shall be accompanied by one electronic copy of plans consistent with Article 6.180. The City, at its discretion, may require the application include a paper copy of one or more of the plans described in Article 6.180: Required Plans.
C.
Review. Site plan review shall be processed as an administrative action per the provisions of Section 10.3.020.040: Administrative Actions, and approved, approved with conditions, or denied by the approving authority.
D.
Public Works Requirements. City Engineer approval of construction/design plans shall always be a condition of site plan approval when public infrastructure, improvements, or rights-of-way are located either within or on the border of a proposed development site. A requirement of approval shall include a completed wastewater survey questionnaire.
E.
Detailed Landscape Plans. Approval by the approving authority of detailed landscape plans will always be a condition of plan approval when landscaping is required by this Title for a development proposal.
F.
Site Plan and Detailed Landscape Plan Amendments. Approved site plans and detailed landscape plans shall be amended through the same procedures as in the initial approval. However, minor alterations or modifications to a previously approved site plan may be approved by the approving authority if, in the approving authority's opinion, the proposed modifications or alterations do not represent deviations of a substantial nature.
G.
Detailed Construction/Design Plan Amendments. Approved detailed construction/design plans shall be amended through the same procedures as in the initial approval. However, minor alterations or modifications to previously approved detailed construction/design plans may be approved by the City Engineer if, in the Engineer's opinion, the proposed modifications or alterations do not represent deviations of a substantial nature.
H.
Traffic System Impacts. For developments that are likely to generate more than 400 average daily motor vehicle trips (ADTs), the applicant shall provide a traffic impact study pursuant to the requirements of Section 10.10.060 to demonstrate the level of impact of the proposed development on the surrounding street system. The determination of impact or effect, and the scope of the impact study, shall be coordinated with the provider of the affected transportation facility. The developer shall be required to mitigate impacts attributable to the project.
I.
Building Permit Applications. After an application for a planned development, subdivision, or partition has been submitted, no building permit will be issued for that property until all required construction drawings, including roadway improvements and utility installations have been approved by the City; provided that the Planning Director and City Engineer may grant an exception to this requirement when issuance of a building permit will not jeopardize or significantly interfere with the City's ability to ensure the property receives all necessary public improvements.
K.
Emergency Management and Response Plan. For all projects proposed that are equal to or larger than 20,000 square feet; or for High Hazard Group H or Factory Group F occupancies of any size or Assembly Group A occupancies with a capacity of over 299 people as defined by Chapter 3 of the Oregon Structural Specialty Code at the time of the development, or for any energy development projects, the applicant shall provide an emergency management and response plan for consideration by the fire authority having jurisdiction. The plan shall address the major concerns associated with the terrain, dry conditions, water supply and limited access. The plan shall verify that the fire department or district has appropriate equipment, training and personnel to respond to fires, EMS, hazmat, rescue and other associated emergency incidents. If the fire department or district does not have adequate capability to provide for rescue, incident stabilization and/or property conservation, the applicant shall provide a plan for providing such in case of an emergency. Approval by the fire authority having jurisdiction of the emergency management and response plan shall be secured prior to a determination of application completeness.
(Ord. 20-1381; Ord. 23-1400)
The following criteria shall be used to approve, approve with conditions, or deny the site plan:
A.
City Ordinance Provisions. All the provisions from the applicable City ordinances have been met or will be met by the proposed development.
B.
Public Facilities Capacity. Adequate capacity of City facilities for water, sanitary sewer, storm sewer, and streets and sidewalks can and will be provided to, and where applicable, through the subject property in order to: (1) meet connectivity standards per the Transportation System Plan and other adopted plans and engineering standards of the City of The Dalles; and (2) provide for future development of surrounding property.
C.
Arrangement of Site Elements. Elements of the site plan are arranged to:
1.
Promote pedestrian, bicycle, and vehicular safety and welfare. For housing developments this standard is met through compliance with the applicable zone standards and the requirements of this Article, as applicable.
2.
Preserve and maintain public amenities and significant natural features. For housing developments this standard is met through compliance with the applicable zone standards and the requirements of this Article, as applicable.
3.
Avoid traffic congestion. For housing developments this standard is met through compliance with subsection B, above.
4.
Minimize potential adverse impacts on surrounding properties. For housing developments this standard is met through compliance with the applicable zone standards and the requirements of this Article, as applicable.
D.
Design Standards—All Development.
1.
Scale. Buildings with walls greater than 80 feet in length shall include street façades that are varied and articulated at regular 20-, 30-, 40- or 50-foot intervals along the façade to provide the appearance of smaller buildings. Articulation shall be achieved through the use of offsets, jogs, variation of finishes, projections, windows, bays, porches, traditional storefront elements, entries or other similar distinctive changes.
2.
Parking Location. With exception of driveway parking, parking areas and parking lots shall not be located in the front yard setback.
3.
Fences/Walls. Fences and walls in front yards and corner side yards, individually or in combination, shall be no more than 4 feet in height. A fence and wall are considered combined when located less than 5 feet apart at grade.
4.
Parking Lot Landscaping. Where more than 4 contiguous surface parking spaces are provided, the requirements of Section 10.7.030.040(B): Landscaping and Screening Along a Public Right-of-Way shall apply.
5.
Pedestrian/Bicycle Circulation. All primary building entrances in a development shall be connected to the public right-of-way, on-site parking, and open space areas, if any, by a network of paved walkways or sidewalks of not less than 5 feet in width.
6.
Building Orientation. Except where a building cannot orient to a street because it is accessed from a private drive or is part of a multi-building complex and does not have street frontage, new buildings shall have their primary orientation to the street utilizing features such as front porches, windows, doorways, walkways, and traditional storefront elements.
7.
Front Porches. The minimum front setback for covered front porches is 5 feet less than the standard front setback for the zone. For purposes of this standard, a covered front porch must connect to the primary building entrance.
8.
Trim and Details. Trim shall be used around the windows, doors, frieze, and corners of buildings. Details shall be used around the porch, fascia board, and window and door tops.
E.
Design Standards—Residential. In addition to the design standards for all development, the following standards shall apply to the different types of residential development:
1.
Town houses (3-5 or 3-8 attached units) may be required to combine roof lines and front porches, rather than having separate roof pitches and front porches for each unit, in order to be more in character with the surrounding existing neighborhood.
2.
Multifamily dwellings (3 or more units) shall:
a.
Have variation in roof plane and elevation. This standard is met by providing one of the following details:
i.
Eaves on all sides of the building;
ii.
An overhang or projecting roof form, for example, over a front porch;
iii.
An offset along the ridge of the highest roof form that is at least 1 foot in height; or
iv.
At least one secondary roof form in addition to the primary or largest roof elevation, such as a cross-gable, dormer, or similar roof form as shown in Figure 1 below.
v.
For 3 and 4 dwellings exceeding 25 feet in height, eave or parapet at 25 feet and pitched roof for remainder of height.
 |
b.
Have stairways to upper floors which are illuminated to a minimum of 1 foot candle (11 lux) and protected by a canopy or enclosure from wind, rain, sun, and snow.
c.
Locate any garages or carports at least 10 feet behind the front building line.
d.
Provide individual covered dwelling unit entrances, such as covered front porches, portico or similar architectural detail.
e.
Have articulation such that no individual wall plane that is more than 500 square feet in area; wall planes must be broken up by changes in plane of not less than 1 foot.
f.
Have a horizontal line that breaks up the vertical mass of the building; this standard is met by providing a belt course, bellyband, change in materials or color, or similar detail that extends the width of all exterior walls.
g.
Where multifamily use is combined with a nonresidential use (mixed-use), the site plan review standards of this section (multifamily dwelling design) shall apply. Additionally, as applicable, nonresidential ground floors shall have a weather protection canopy or awning, corner entrance (entrance is within 20 feet of corner, for corner buildings), and ground floor detailing as shown in Figure 2 – Mixed Use.
Multifamily Examples  Figure 1 Mixed-Use (Residential Above Commercial) Example |
 Figure 2 |
F.
Lighting. Proposed lighting shall not directly illuminate adjoining properties.
G.
City Engineer Approval. Detailed construction/design plans for public infrastructure, improvements, or rights-of-way affected by or located within a proposed development site shall be approved by the City Engineer prior to granting a building permit as a condition of site plan review approval.
H.
Waiver of Remonstrance. Where applicable, the applicant shall agree to waive any future rights to remonstrate against future public improvements, per the provision of Article 6.110: Waiver of Right to Remonstrate.
I.
Deferring Approval. For all land use actions, when another public entity has primary subject matter jurisdiction, the City may defer development approval for those subjects to the entity with the jurisdiction.
(Ord. 19-1373; Ord. 21-1384)
Where the applicant wishes to delay making required public improvements for a specified time period agreed to by the approving authority, the applicant shall file an agreement to ensure full and faithful performance on making those required public improvements, including a private street per the provisions of Section 10.9.040.060(I): Performance Guarantee of this Title.
(Ord. 23-1400)
The approved site plan, with any conditions, shall be dated and signed by the Director. One copy of the site plan, including any conditions, shall be mailed to the applicant.
A.
Time Limits. The duration of the site plan review approval shall be one year from the date of final approval. Construction must be commenced and diligently pursued toward completion within the oneyear period or the site plan approval shall expire, and a new application required.
B.
Extensions.
1.
Applicants may request an extension of up to twelve months on the time limit of an approved site plan. Requests for extensions shall be processed as ministerial actions, per the provisions of Section 10.3.020.030: Ministerial Actions of this Chapter, and shall be submitted to the Director in writing not less than one month prior to the expiration of site plan approval. The request shall state the reason(s) why the extension should be granted.
2.
The Director may grant the requested extension if it is determined that conditions for which the applicant is not responsible have prevented the applicant from commencing construction within the original time frame.
C.
Long Term and Ongoing Projects. In cases where a proposed project is expected to be completed over a period of years, a specific schedule for completion of project phases may be a condition of approval.
Final decisions on site plan review applications may be appealed, per the provisions of Section 10.3.020.080: Appeal Procedures.
Site plan approval shall become invalid, and a new site plan review shall become necessary, if either of the following occur:
A.
Use Changes. There is a substantial change in the type of use which requires additional parking, landscaping, screening, or public improvements.
B.
Project Size. There is a substantial change in the size of the project, including additions or demolitions, which affects the requirements for parking, landscaping, or public improvements.
The Director may institute a proceeding to revoke an approved site plan review application, per the provisions of Chapter 10.15 - Enforcement, when reasonable grounds exist that one of the following events have occurred:
A.
Failure to Meet Conditions. Any conditions of approval are not being met.
B.
Failure to Build According to Plans. The project is not constructed in accordance with all of the approved plans.
C.
Erroneous Information. Approval was given on the basis of erroneous or misleading information or intentional misrepresentation.
If, in the opinion of the Director, the property owner demonstrates a good faith willingness to comply with the subject approval requirements within a reasonable time period, then revocation procedures may be stayed.