Development regulations with pre-stated requirements may frustrate innovative development proposals and the use of project and architectural designs that are in the public interest. The planned development process seeks to permit greater flexibility and creativity in land development than may be possible under the strict interpretation of the provisions of this Title.
Planned development review procedures are established in this Article to promote flexibility in design and allow diversity and creativity in the location of structures; promote efficient use of land and energy and facilitate a more economical arrangement of buildings, circulation systems, land uses, and utilities; preserve to the greatest extent possible existing landscape features and usable open space, and incorporate these into the overall site plan; provide for more usable and suitably located recreation facilities, open space, and other public and common facilities than would otherwise be provided under conventional land development procedures; encourage mixed uses in a development project; combine and coordinate architectural styles, building forms and building relationships within the planned development; and, to provide greater compatibility with surrounding land uses than what may occur with a conventional project.
Planned development is an alternative development option which, where allowed in a zone district, is processed as a conditional use permit, per the provisions of Article 3.050: Conditional Use Permits. Where land in a planned development is to be partitioned or subdivided, all the related requirements of this Chapter shall apply. Planned development proposals are subject to the following provisions:
A. 
Application Options. Applicants for planned developments may submit development proposals under a detailed development plan (where sufficient information has been submitted) in accordance with Section 10.9.050.060: Detailed Development Plan Review Procedures, or request the approval of a conceptual development plan in accordance with Section 10.9.050.040: Conceptual Development Plan Applications and Section 10.9.050.050: Conceptual Development Plan Review, and later apply for detailed development plan approval. However, prior to issuing any building permits a detailed development plan and construction drawings and specifications must be approved by the Hearings Officer and the City Engineer as appropriate.
B. 
Zone Districts. Planned development is an option limited to the residential and commercial areas designated on the Comprehensive Plan Map.
C. 
Mixed Use Projects. Projects proposing to mix residential and commercial uses are limited to a maximum of 30% of the non-district use types in the total project. Example: In a residential zone, the commercial uses in a mixed-use planned development are limited to 30% of the total project.
D. 
Street Networks. Planned developments shall conform to and, where possible, enhance existing or planned vehicle, pedestrian and bicycle networks, including connections and functionality.
E. 
Neighborhood Character. Planned development shall be in keeping with the character of established neighborhoods.
F. 
Public Improvements. All public improvements shall require a performance guarantee per the provisions of Section 10.9.040.060(I): Performance Guarantee, and shall be designed and constructed per the provisions of Chapter 10.10 - Improvements Required with Development.
G. 
Utilities. All utilities shall be placed underground.
H. 
Owners/Tenants Association. Any land and structures not dedicated to the public but reserved for the common use of the owners or tenants shall be subject to control by an association of owners or tenants created to form a non-profit association subject to the laws of the State of Oregon.
I. 
Impact Statement. An impact statement containing an analysis of the social, environmental, and economic impact of the proposed development on the City shall accompany each application for planned development.
J. 
Open Space Requirement. A minimum of 30% of a planned development site area shall be reserved as common space as follows: minimum 25% required as permanent open space and maximum 5% for areas of semi-public or public uses, such as recreation centers and laundry facilities.
(Ord. 26-1424, 1/12/2026)
A. 
Applications. In addition to the requirements of Article 3.010: Application Procedures, the person filing the application must be the owner or a person having a legal interest in the land to be included in the planned development. If the project is to include land in more than one ownership, the application must be submitted jointly by all of the owners or persons having a legal interest in each of the separately owned properties to be included. Additionally, the application shall be accompanied by the following:
1. 
Four sets of full-sized blue or black line drawings of the tentative plat, with a sheet size not to exceed 18 inches by 24 inches, sheet size of any other graphics shall not exceed 24 inches by 36 inches. Where necessary, an overall plan with additional detail sheets may be submitted.
2. 
One set of the graphics reduced to fit on 11-inch by 17-inch sheets of paper. Graphics and related names/numbers must be legible on this sheet size.
3. 
One copy of the project narrative on 8.5-inch by 11-inch sheets.
B. 
Graphics. A conceptual development plan application shall include all of the requirements of Article 6.180: Required Plans as part of the site plan review requirements for a conditional use, and all of the following graphic information where applicable:
1. 
An existing land use map: A map that extends between 250 to 2,000 feet beyond the site. The map includes building footprints and makes a distinction between single-family, multifamily, commercial and industrial uses, as well as other significant features such as roads, drainage ways, parks and schools. The Director shall determine the coverage of the land use map based on potential impacts of the development proposal.
2. 
Site plan(s) and other graphics drawn to scale and containing a sheet title, date, north arrow, and legend placed in the same location on each sheet and containing the following:
a. 
The boundary of the proposed planned development and any interior boundaries related to proposed development phases or land divisions.
b. 
General location of existing and proposed structures, including building types and heights, and gross and net density per acre. An indication of approximate building envelopes may be required where necessary to evaluate building relationships.
c. 
General location and size of areas to be conveyed, dedicated, or reserved as common open spaces, public parks, recreational areas, school sites, and similar public and semipublic uses.
d. 
Existing and proposed general circulation system including bikeways, off street parking areas, service areas, loading areas, and major points of access to public rights-of-way. Notations of proposed ownership (public or private) should be included where appropriate.
e. 
Existing and proposed general pedestrian circulation system, including its interrelationship with the vehicular circulation system and indicating proposed treatments of points of conflict.
f. 
Existing and proposed utility systems, easements and/or rights-or-way, including sanitary sewer, storm sewer, drainage ways, water, cable TV, power, natural gas, telephone, and street lights as appropriate.
g. 
Information sufficient to determine if existing streets and utility systems are adequate for the proposed development. Approximate location of any potential physical and environmental constraints for review per the provisions of Chapter 10.8 - Physical and Environmental Constraints. Such constraints include, but are not limited to, slopes of the land, erosion control, floodways, floodplains, natural drainage ways, and geological hazard areas.
h. 
Sufficient information on land areas within at least 300 feet of the subject property to indicate their relationships with the proposed development including land uses, lot lines, circulation systems, public facilities, and unique natural features of the landscape.
i. 
Identification of site significant natural features.
3. 
The Director may waive any of the above requirements when determined the information required by this section is unnecessary to properly evaluate the proposed planned development. The Director may also require additional information to evaluate the proposal.
C. 
Narrative Requirements. A written statement accompanying the conceptual development plan shall include:
1. 
Statement of planning objectives to be achieved by the planned development. This statement should indicate a description of the character of the proposed development, rationale behind the assumptions and choices made, and a discussion indicating how the application meets the review criteria in Section 10.9.050.050(B) of this Article.
2. 
A description of the types and sizes of all proposed commercial uses.
3. 
Statement of intentions with regard to future selling or leasing of all or portions of the planned development.
4. 
Quantitative data for the following where appropriate:
a. 
Total number and type of dwelling units.
b. 
Size of parcel(s) in square feet for each parcel.
c. 
Proposed lot coverage of buildings and structures where known.
d. 
Densities per acre.
e. 
Total amount of open space (lands not designated for buildings or vehicle parking and maneuvering areas).
f. 
Total amount and type of nonresidential construction.
g. 
Economic feasibility studies or market analysis where necessary.
5. 
General description of intentions concerning timing, responsibilities, and assurances for all public and non-public improvements.
6. 
Statement describing project phasing, if proposed. Phases shall be:
a. 
Substantially and functionally self-contained and self-sustaining with regard to access, parking, utilities, open spaces, and similar physical features; capable of substantial occupancy, operation, and maintenance upon completion of construction and development.
b. 
Arranged to avoid conflicts between higher and lower density development.
c. 
Properly related to other services of the community as a whole and to those facilities and services yet to be provided.
d. 
Provided with such temporary or permanent transitional features, buffers, or protective areas as may be required to prevent damage or detriment to any completed phases and to adjoining properties not in the planned development.
7. 
An impact statement containing an analysis of the social, environmental and economic impact of the proposed development on the City of The Dalles.
(Ord. 23-1395; Ord. 23-1400)
A. 
Review Procedure. Planned development conceptual development plans shall be reviewed by the Hearings Officer, per the provisions of Section 10.3.020.050: Quasi-Judicial Actions, as part of the conditional use permit.
B. 
Review Criteria. Requests for approval of a conceptual development plan shall be reviewed to ensure consistency with the purposes of this Chapter, the Comprehensive Plan, the appropriate site plan review criteria, and applicable provisions of this Title and other City ordinances, policies and standards. In addition, the following compatibility factors shall be considered:
1. 
Basic site design (the organization of uses on a site).
2. 
Visual elements (scale, structural design and form, materials, and so forth).
3. 
Availability of, and impacts on existing infrastructure and utilities.
4. 
Noise attenuation.
5. 
Noxious odors.
6. 
Surface water run-off and methods to control run-off.
7. 
Lighting.
8. 
Signage.
9. 
Landscaping for buffering and screening.
10. 
Traffic.
11. 
Effects on off-site parking.
12. 
Effects on air and water quality.
C. 
Period of Approval and Extension. Approval of a conceptual development plan shall be valid for a oneyear period from the effective approval date. If the applicant has not submitted a detailed development plan for the planned development, or phases thereof, before the one-year effective period expires, the approval shall expire. The Director may grant a one-time extension not to exceed 2 additional years if, in the Director's opinion, conditions related to the project and surrounding area have not changed. Extension requests must be received by the Director at least 60 days prior to approval expiration.
D. 
Modification of a Conceptual Development Plan. An applicant may request review of previously approved plans for purposes of modifying such plans, stating the reasons. The Hearings Officer, upon finding that the petition is reasonable and valid, may consider redesign in whole or in part of the original conceptual development plan. In reviewing a modification request, the Hearings Officer shall follow the procedures required for a conceptual development plan submittal. Decisions on modification requests must be consistent with the review criteria in subsection B of this section.
(Ord. 26-1424, 1/12/2026)
A. 
Application Requirements. Applications for detailed development plans shall meet the application and review requirements specified for conceptual development plans in Sections 10.9.050.040 and 10.9.050.050 of this Article, and include the following:
1. 
Graphic Requirements. The following graphic requirements are required in addition to those specified for a conceptual development plan:
a. 
Topographic contours at intervals appropriate to the size and scale of the map, with an accuracy of plus or minus 1 foot.
b. 
Drainage and Grading Plan. Where the grade of any part of the subdivision is less than 3% or exceeds 10%, or where the planned development abuts existing developed lots, a grading and drainage plan may be required to show features adjacent to or within a reasonable distance from the project that would affect or be effected by the project and adjacent areas. The plan shall show how runoff or surface water from the project will be managed and ultimately disposed of. Permanent and temporary erosion control, and height and depth for all cuts and fills shall be clearly indicated.
c. 
Location and floor area of existing and proposed structures and other at-grade and above grade improvements, easements and rights-of-way, and density per gross and net acre (for residential developments).
d. 
Typical elevations of buildings and structures (which may be submitted on additional sheets) sufficient to indicate the architectural intent and character of the proposed development.
e. 
Landscape plan drawn to scale showing location of existing trees and vegetation proposed to be removed from or to be retained on the site, the location and design of landscaped areas, varieties and sizes of trees and plant materials to be planted, other landscape features including walls and fences, and irrigation systems proposed to maintain plant materials.
f. 
Detailed utilities plan indicating how sanitary sewer, storm sewer, drainage, water systems, and street lighting will function.
g. 
Detailed plan showing street, driveway, parking area, service area, loading area, pedestrian way, and bikeway improvements and their materials and dimensions.
h. 
Location and dimensions of all areas proposed to be conveyed, dedicated, or reserved as common open spaces, public parks, recreational areas, school sites, and similar public and semipublic areas, and a description of the entity receiving a dedication for public use (City, County, homeowners association, special district, etc.). If a homeowners association is receiving the dedication, then articles of incorporation must be included.
2. 
Narrative Requirements. In addition to the narrative requirements specified in Section 10.9.050.040: Conceptual Development, the detailed development plan shall include:
a. 
Proposals for setbacks or building envelopes, lot areas where land division is anticipated, and number of off-street parking spaces to be provided (in ratio to gross floor area or number of units).
b. 
Detailed statement outlining timing, responsibilities, and performance guarantees for all public and non-public improvements such as irrigation, private roads and drives, landscape, and maintenance.
c. 
Statement addressing compatibility of proposed development to adjacent land uses relating to such items as architectural character, building type, and height of proposed structures.
3. 
Tentative Plat. If a planned development is intended to be subdivided, a tentative plat may also be submitted per the provisions of Section 10.9.040.030: Subdivision Applications to permit simultaneous review.
B. 
Acceptance of Completed Applications. After applications for detailed development plans are accepted as complete, per the provisions of Section 10.3.010.040: Applications, any revisions shall be regarded as a new application, requiring additional filing fees and reprocessing as a new quasi-judicial action, per the provisions of Section 10.3.020.050: Quasi-Judicial Actions.
C. 
Review Criteria for Determining Compliance with Conceptual Development Plan. Requests for approval of a detailed development plan shall be reviewed to determine substantial compliance with the approved conceptual development plan. A detailed development plan is in substantial compliance with the conceptual development plan provided it is consistent with the review criteria in Section 10.9.050.050: Conceptual Development Plan Review, and does not involve changes to any of the following factors that constitute a major modification in the planned development:
1. 
Land use.
2. 
Increase in dwelling unit density.
3. 
Ratio of number of different types of dwelling units.
4. 
Type of commercial structures.
5. 
Street and utility systems impacts, such as the type and location of accessways and parking areas where off-site traffic would be affected.
6. 
Increase in the floor area proposed for nonresidential use by more than 10% from what was previously specified.
7. 
Reduction of more than 10% of the area reserved for common open space and/or usable open space from what was previously specified.
8. 
Increase in the total ground area proposed to be covered by structures by more than 5% from what was previously specified.
9. 
Reduction of specific setback requirements by more than 25% where previously specified.
10. 
Reduction of project amenities provided such as recreational facilities, screening, and/or landscaping provisions by more than 10% from what was previously specified.
11. 
Any other modification to specific requirements established at the time of conceptual development plan approval.
D. 
Scope of Review. Where a conceptual development plan was previously approved, the Hearings Officer shall limit its review of the detailed development plan to those aspects of the development not previously reviewed.
E. 
Major Modification(s) to Detailed Development Plan.
1. 
An applicant may petition for review of previously approved plans for purposes of modifying a planned development, stating reasons for the change.
2. 
Where the Director determines that the proposed change is a major modification from one or more of the review criteria listed above in Section 10.9.050.060(C), the revised application shall be considered a new application, and processed as a new quasi-judicial action, per the provisions of Section 10.3.020.050: Quasi-Judicial Actions.
F. 
Minor Modification(s) to Detailed Development Plan. A modification within the description of a major modification but which, in the Director's judgment, involves a change which does not alter the scope or character of the proposed project shall be considered a minor modification and may be approved, conditionally approved, or denied by the Director. Notice of the minor modification(s) shall be provided to all parties of record, and affected utilities and service providers. Notice is not required when a modification is determined by the Director to reduce the project's negative effects or to have no effect on the surrounding area. For example, a proposed reduction in density or increase in percentage of open space may be approved by the Director without mailing notice.
G. 
Appeals. In addition to the requirements specified in Section 10.3.020.080: Appeal Procedures, an appeal of a detailed development plan subsequent to conceptual development plan approval shall only be heard for those items specifically addressed by the Hearings Officer for the detailed development plan.
H. 
Period of Approval and Extension.
1. 
Approval of a detailed development plan shall be valid for a 3-year period from the date of approval. If the applicant has not begun construction within this time frame, all approvals shall expire. The Director may grant a one-time extension not to exceed 2 additional years if, in his or her opinion, conditions related to the project and surrounding area have not changed
2. 
A detailed development plan may be implemented in phases. All phasing shall occur within the time limits established in paragraph 1 above. Each phase shall require an adequate performance guarantee for public improvements per the provisions of Section 10.9.040.060(I): Performance Guarantee.
(Ord. 23-1395; Ord. 26-1424, 1/12/2026)
A. 
If the Director determines that the development substantially differs from the approved plans, the Director shall notify the developer. If the noncompliance is not corrected, enforcement action may be taken per the provisions of Chapter 10.15 - Enforcement, and building permits for further construction may be withheld or revoked.
B. 
Public improvements that differ substantially from the approved construction drawings and specifications may not be accepted by the Public Works Director.
A. 
Application to Nullify. Property owner(s) or their authorized agents may apply to nullify an approved planned development by filing an application form provided by the Director. The Hearings Officer shall review the nullification application at a public hearing. Hearing notice and notice of decision shall be made per the provisions of Section 10.3.020.050: Quasi-Judicial Actions.
B. 
Burden of Proof. The burden of proof is placed on the applicant to justify nullification of the planned development designation, giving substantial evidence that:
1. 
Developing the property under conventional district standards and regulations will not create nonconforming development.
2. 
Special circumstances such as building relationships, drainage ways, public improvements, topography, and so forth that were to be responded to specifically through the planned development process can be dealt with as effectively with conventional standards.
3. 
Conditions attached to the approved planned development by the Hearings Officer can be met or are no longer necessary.
4. 
No prior commitments involving the property were made that would adversely affect the subject property, other related properties, or the City, as in the case of density transfer, public improvements and activities, building relationships, recreational facilities, open space, or phasing of development.
(Ord. 26-1424, 1/12/2026)