Site plan review is an internal administrative process designed to assist the Director in the review of land use applications by assessing certain proposed developments. It shall be the function of the site plan review process to examine and evaluate plans for development, and to formulate recommended conditions for development designed to assure compliance with applicable standards and/or criteria.
(2005 RLDC § 42.010)
The Director shall notify and involve other County departments, government agencies, political jurisdictions, private organizations, individuals or property owners as the Director determines are necessary or helpful in the conduct of site plan review. Site plan review shall not be considered a separate land use action or process apart from the review authority of the Director, or in the case of public hearings, the Hearings Officer, the Planning Commission or the Board.
(2005 RLDC § 42.020)
A. 
The following requests shall require a pre-application review for site plan review pursuant to this chapter:
1. 
The expansion, alteration or replacement of a use or structure lawfully established prior to being listed as a conditional use, or which was previously approved as a conditional use;
2. 
The resumption of conditional use activities within structures that have been destroyed by casualty;
3. 
Development permits within any commercial or industrial zone that involve the enlargement of existing structures or the construction of new structures or public facilities;
4. 
Permits for the exploration, mining and processing of aggregate or other minerals, including geothermal resources;
5. 
Development within a floodway hazard area, or development that requires review of a riparian corridor development mitigation plan required by Chapter 19.72 JCC (Heights, Setbacks and Accessory Structures), an erosion control plan and/or storm drainage facility pursuant to Chapter 19.83 JCC (Erosion Control and Storm Drain Facilities), or development that requires review of a wildfire hazard mitigation plan pursuant to Chapter 19.76 JCC (Wildfire and Emergency Safety Standards) or some other land use approval;
6. 
Accessory structures that exceed the cumulative size limits contained in JCC § 19.72.060; and
7. 
Any other request when the Director believes the facts and circumstances indicate the more comprehensive review afforded by site plan review is justified.
B. 
At the completion of pre-application review, the Planning Director may initiate site plan review when the Director has reason to believe one of the following circumstances may exist:
1. 
The development involves the potential for significant impact(s) on surrounding properties, public facilities, or transportation systems, or will adversely affect environmental concerns such as wildfire, flooding, erosion control, or wetland, wildlife habit and watershed preservation, or other similar concerns; or
2. 
Review of the application will be enhanced by a thorough factual investigation through interagency and interjurisdictional notice and comment, as well as notice to surrounding landowners.
C. 
The action to require site plan review is not a land use decision or a final decision for appeal.
(2005 RLDC § 42.030; Ord. 2006-001 § 1(3))
A. 
In the event the Director determines site plan review is required, and after the application is deemed complete and the application fee paid, the Director shall assign a planner to conduct the site plan review, together with instructions to review for compliance with standards of development only, or to include review for compliance with standards and criteria.
B. 
The planner shall conduct a site plan review of the development and submit a report to the Director within 21 days from the date the site review application is deemed complete, subject to the following minimum requirements:
1. 
The report shall include a list of recommended conditions for the development, and each condition shall be separately numbered and shall include a citation to the ordinance, statute, rule, resolution, technical manual, policy or other similar documents which support or require the condition; and
2. 
All recommended conditions which require the applicant to provide on-site public facilities or to improve existing on-site public facilities, or to transfer land, or an interest therein, to the public, or to make off-site improvements to public land or facilities, or which are required to protect the general public health, safety and welfare, shall be supported by the following additional information in the report:
a. 
A description of the legitimate public interest or interests to be advanced by the condition;
b. 
A description of how the development will adversely impact such interests; and
c. 
Demonstrate how the required condition is reasonably related (roughly proportional) to the protection of such interests.
C. 
Upon receipt, the Director shall review the report to determine the conditions which are to be attached to the permit or recommended to the Hearing Body. Any permit issued by the Director which incorporates conditions based upon a review of criteria shall be noticed and processed using quasi-judicial review procedures as set forth in JCC § 19.22.040. The findings shall include the special citations and supporting information required by subsection (B) of this section.
(2005 RLDC § 42.040)
Site plans shall be reviewed against, and comply with, the following standards and/or criteria as required by the Director:
A. 
Standards.
1. 
Development standards contained within this title and all other applicable master plans, rules, resolutions, ordinances, codes, technical manuals and policies of the County or the state or federal governments;
2. 
The Josephine County Transportation System Plan, including the official street map;
3. 
Standards for construction of required infrastructure and public facilities; and
4. 
Adequate access standards contained in JCC § 19.11.030 (see "Adequate Access").
B. 
Criteria.
1. 
All criteria made applicable by the provisions of Chapter 19.44 JCC (Variances), Chapter 19.69 JCC (Overlays), Division VII (General Development Standards), Division VIII (Public Facility Standards), and Division IX of this title (Special Use Standards);
2. 
The location, size, design and operating characteristics of the proposed use will not result in significant impacts on the neighborhood ("significant (adverse) impact" is defined in JCC § 19.11.210);
3. 
The use will not exceed the carrying capacity of the land as defined in JCC § 19.11.050;
4. 
Existing and proposed infrastructure and public facilities are adequate to serve the proposed development. Pursuant to a requirement contained in the County's transportation systems plan, or any other official document containing County road standards, the Review Body may control the location and number of vehicular access points, establish new streets, increase right-of-way and road width, require curbs, sidewalks and traffic circulation features;
5. 
The development is designed so that it coordinates efficiently with surrounding development patterns and existing and planned utilities, facilities and streets in the vicinity;
6. 
Any development that includes lands that are subject to flooding, wildfire, or erosion hazards shall present a plan or plans that satisfy the requirements of Chapter 19.69A JCC (Flood Hazard Overlay), Chapter 19.76 JCC (Wildfire and Emergency Safety Standards), and Chapter 19.83 (Erosion Control and Storm Drain Facilities). The approved provisions of the mitigation plan or plans shall become conditions of development for the site.
(2005 RLDC § 42.050; Amended by Planning Director, 10-28-16)
When site plan review is required by the Director, the applicant shall prepare and submit a site plan map for the entire parcel where the development is proposed to occur. The site plan map shall be drawn to scale and shall show some or all of the following items, as determined in the pre-application review pursuant to Chapter 19.21 JCC.
A. 
Location of the parcel by address and Assessor's legal description.
B. 
The length of lot lines in feet and parcel size(s) in acres (to tenths).
C. 
The scale used to draw the map, a north arrow and the date of preparation.
D. 
The location, size, height and dimensions of existing and proposed buildings and structures, including the distances between the buildings and the nearest property line.
E. 
A notation describing the existing and proposed uses for the structures shown on the site.
F. 
The slopes on the property (by percent of grade), the nature and area of any proposed grading or earth movement, and the features of the proposed erosion control plan, if one is required (see Chapter 19.83 JCC).
G. 
The location and conceptual design for storm drainage or detention facilities.
H. 
The location of existing and proposed roads or driveways, including the location and width of existing rights-of-way(s) called for in the Josephine County Transportation System Plan, points of entry and exit for motor vehicles, and a description of other existing or proposed uses for streets (e.g., parking, walkways, bike paths, etc.).
I. 
The location, dimensions and uses for all existing and proposed easements serving or burdening the parcel.
J. 
The location and layout of existing and proposed off-street parking, including the number and dimensions of spaces, the surface material, the internal circulation pattern and loading facilities.
K. 
The location and layout of existing and proposed public and private utilities on and adjoining the site, including septic systems.
L. 
The location of off-street walkways and bike paths.
M. 
The location, height and construction materials of walls and fences.
N. 
The location and nature of exterior lighting fixtures, including a depiction or description of the area to be illuminated.
O. 
The location, size, height and purpose for existing and proposed exterior notification or advertising signs or structures.
P. 
The location and description of receptacles or areas for trash and garbage collection and/or disposal.
Q. 
The location of natural or manmade water features, such as springs, rivers, creeks, ponds, lakes, drainageways, irrigation ditches and other similar features.
R. 
The location of the 100-year floodplain and floodway lines.
S. 
Architectural or engineering data needed to show the criteria or standards of site plan review have been met.
T. 
The boundary limits of the phases of development when phased development is proposed.
U. 
A depiction or description of adjoining structures and land uses, together with the approximate distances between the subject parcel lines and the adjacent structures or uses.
V. 
When an addition or remodel is proposed to an existing structure the site plan map shall indicate the relationship of the proposed addition or remodel to the existing development.
(2005 RLDC § 42.060)
The Director or Hearing Body shall require a performance agreement pursuant to Chapter 19.14 JCC for improvements which are to be completed after the issuance of the development permit.
(2005 RLDC § 42.070)