Chapter 19.15
SITE DESIGN REVIEW
Sections:
19.15.040 Application submission requirements.
19.15.070 Compliance with conditions, permit expiration, and modifications.
19.15.010 Purpose.
The purpose of this chapter is to advance all of the following objectives in the public interest:
1. Carry out the development pattern and plan of the City and its comprehensive plan policies through efficient and effective review of site development proposals;
2. Promote the public health, safety, and general welfare;
3. Provide adequate light and air, prevent overcrowding of land, and provide for adequate transportation, water supply, sewage, fire protection, pollution control, surface water management, and protection against natural hazards; and
4. Encourage efficient use of land resources and public services, and the provision of transportation options. [Ord. 987 § 1 (Exh. A), 2022.]
19.15.020 Applicability.
Site design review approval is required for certain new development. Site design review approval is also required to expand a nonconforming use or development. Except as specified by a condition of approval of a prior City decision, or as required for uses subject to conditional use permit approval, the following are exempt from site design review:
1. Change in occupancy from one permitted type of land use to a different permitted land use, which results in no increase in vehicular traffic, required parking, or development;
2. Single-family detached dwelling (including manufactured home) on its own lot, except as required for designated historic landmarks or properties within a designated historic district;
3. An accessory dwelling unit;
4. A single duplex;
5. A single structure of three or more dwellings units in the R-2 or R-3 zone; see HMC 18.50.070;
6. Nonresidential building addition of up to 1,000 square feet of floor area, or 10 percent increase in floor area, whichever is greater;
7. Home occupation, except for uses requiring a conditional use permit;
8. Development and land uses that are already approved as part of a site design review or conditional use permit application or part of a planned unit development; provided, that modifications to such plans may require site design review, pursuant to Chapter 19.40 HMC;
9. Public improvements required as a condition of approval for land divisions and existing site design review or other land use approvals (e.g., transportation facilities and improvements, parks, trails, utilities, and similar improvements), as determined by the City Administrator, except where a condition of approval requires site design review; and
10. Regular maintenance, repair, and replacement of materials (e.g., roof, siding, awnings, etc.), parking resurfacing, and similar maintenance and repair. [Ord. 987 § 1 (Exh. A), 2022.]
19.15.030 Review procedure.
Site design review shall be conducted on those proposals meeting any one of the thresholds below and shall be reviewed using the Type III procedure in HMC 19.10.040:
1. The proposed use’s estimated vehicle trip generation exceeds 50 average daily trips, based on the current edition of the Institute of Transportation Engineers (ITE) Trip General Manual;
2. The use exceeds 2,500 square feet of gross floor area; or the project involves more than one acre total site area, or exceeds five dwelling units;
3. The proposal involves a conditional use permit (new or expanded);
4. The proposal requires a variance under Chapter 19.40 HMC;
5. The proposal involves expansion of a nonconforming use;
6. The City Administrator determines that, due to the nature of the proposal, a public hearing is the most effective way to solicit public input in reviewing the application; or
7. The proposal includes more than two nonresidential structures, three or more dwelling units in any zone (except R-2 or R-3), or is required by Chapter 18.45 HMC. Proposals involving complex or multiple uses, especially those that generate noise, odors, pollution, outdoor storage and/or manufacturing may, at the discretion of the City Administrator, require site plan review as well as those that require a DEQ air pollution permit or otherwise may impose an unusual or excessive burden on the City’s streets, water, storm water or wastewater system. [Ord. 987 § 1 (Exh. A), 2022.]
19.15.040 Application submission requirements.
All of the following information is required for site design review application submittal, except where the City Administrator determines that some information is not pertinent and therefore is not required:
1. General Submission Requirements.
a. Information required for Type III review, as applicable (see Chapter 19.10 HMC).
b. Public Facilities and Services Impact Review. The proposal shall quantify and assess the effect of the development on public facilities and services. The City shall advise as to the scope of the review. The proposal shall address, at a minimum, the City’s adopted public facilities master plans for the transportation system, including required improvements for vehicles and pedestrians; the drainage system; the parks system; water system; and sewer system. For each system and type of impact, the study shall propose improvements necessary to meet City requirements. The City may require a traffic impact analysis pursuant to HMC 18.85.020.
2. Site Design Review Information. In addition to the general submission requirements, an applicant for site design review shall provide the following information, as deemed applicable by the City Administrator. The City Administrator may request any information that he or she needs to review the proposal and prepare a complete staff report and recommendation to the approval body.
a. Site Analysis Map. The site analysis map shall contain all the following information, as the City Administrator deems applicable:
(1) The applicant’s entire property and the surrounding property to a distance sufficient to determine the location of the development in the City, and the relationship between the proposed development site and adjacent property and development. The property boundaries, dimensions, and gross area shall be identified;
(2) Topographic contour lines at two-foot intervals for slopes, except where the Public Works Director and/or City Engineer determines that larger intervals will be adequate for steeper slopes, or that topographic contours are not needed;
(3) Identification of slopes greater than 15 percent, with slope categories identified in five percent increments (e.g., 0% – 5%, >5% – 10%, >10% – 15%, >15% – 20%, and so forth);
(4) The location and width of all public and private streets, drives, sidewalks, pathways, rights-of-way, and easements on the site and adjoining the site;
(5) Potential natural hazard areas, including, as applicable, the base flood elevation identified on FEMA flood insurance rate maps or as otherwise determined through site specific survey, areas subject to high water table, existing storm water drainage pattern or flow, and areas designated by the City, County, or State as having a potential for geologic hazards;
(6) Areas subject to overlay zones;
(7) Site features, including existing structures, pavement, large rock outcroppings, areas having unique views, and drainage ways, canals, and ditches;
(8) The location, size, and species of trees and other vegetation (outside proposed building envelope) having a caliper (diameter) of 12 inches or greater at four feet above grade;
(9) North arrow, scale, and the names and addresses of all persons listed as owners of the subject property on the most recently recorded deed;
(10) Name and address of project designer, engineer, surveyor, and/or planner, if applicable; and
(11) Location of wetlands in accordance with a site survey or State/County mapping.
b. Proposed Site Plan. The site plan shall contain all the following information:
(1) The proposed development site, including boundaries, dimensions, and gross area;
(2) Features identified on the existing site analysis maps that are proposed to remain on the site;
(3) Features identified on the existing site map, if any, which are proposed to be removed or modified by the development;
(4) The location and dimensions of all proposed public and private streets, drives, rights-of-way, and easements;
(5) The location and dimensions of all existing and proposed structures, utilities, pavement, and other improvements on, or immediately adjacent to, the site. Setback dimensions for all existing and proposed buildings shall be provided on the site plan;
(6) Elevations showing the size, appearance, construction materials, height and function(s) of all proposed structures;
(7) The location and dimension of all existing or proposed storm water pipes, detention areas, drainage swales, or collection locations and assurance that the proposed site plan will not result in new or additional storm water onto coming abutting or area properties;
(8) The location and dimensions of entrances and exits to the site for vehicular, pedestrian, and bicycle access;
(9) The location and dimensions of all parking and vehicle circulation areas (show striping for parking stalls and wheel stops, including all impervious and pervious areas, and locations of electrical vehicle charging stations as specified by State Building Code requirements);
(10) Pedestrian and bicycle circulation areas, including sidewalks, internal pathways, walkways, pathway connections to adjacent properties, and any bicycle lanes or trails;
(11) Loading and service areas for waste disposal, loading, and delivery, including adequate space to accommodate recycling containers/depots designated for the collection of four principal recyclable containers for any multifamily developments in excess of five or more units, as required by Oregon State statutes;
(12) Location, type, and height of outdoor lighting;
(13) Location of mail boxes, if known;
(14) Name and address of project proponent, designer and civil engineer;
(15) Locations of bus stops and other public or private transportation facilities;
(16) Locations, sizes, content, and types of signs;
(17) Location, size, and materials of proposed buffer areas or fencing, or screening materials; and
(18) Outdoor recreation spaces, common areas, plazas, outdoor seating, street furniture, and similar improvements.
c. Architectural Drawings. Architectural drawings shall include, as applicable:
(1) Building elevations with dimensions;
(2) Building materials, colors, and type; and
(3) Name and contact information of the architect or designer.
d. Preliminary Grading Plan. A preliminary grading plan prepared by a registered engineer shall be required for development sites one acre or larger, or as otherwise required by the City. The preliminary grading plan shall show the location and extent to which grading will take place, indicating general changes to contour lines, slope ratios, slope stabilization proposals, and location and height of retaining walls, if proposed. Surface water detention and treatment plans may also be required, in accordance with HMC 18.85.050.
e. Landscape Plan. Where a landscape plan is required, it shall show the following, pursuant to Chapter 18.75 HMC:
(1) The location of existing and proposed terraces, retaining walls, decks, patios, shelters, and play areas;
(2) The location, size, and species of the existing and proposed plant materials, including statement of conformance with City landscaping standards (at time of planting);
(3) Existing and proposed building and pavement outlines;
(4) Specifications for soil at time of planting, irrigation plan, and anticipated planting schedule; and
(5) Other information as deemed appropriate by the City Administrator. An arborist’s report may be required for sites with mature trees that are to be retained and protected.
f. Deed Restrictions. Copies of all existing and proposed restrictions or covenants that affect public and private utilities, storm water management, and roadway access control, if any.
g. Narrative. Letter or narrative report documenting compliance with the applicable approval criteria contained in HMC 19.15.050, and brief written summary of proposed project and proposed new structures.
h. Traffic impact analysis, when required by HMC 18.85.020.
i. Other information determined by the City Administrator. The City may require studies or exhibits prepared by qualified professionals to address specific site features or project impacts (e.g., traffic, noise, environmental features, natural hazards, screening noise reduction, etc.) as necessary to determine a proposal’s conformance with this chapter. [Ord. 987 § 1 (Exh. A), 2022.]
19.15.050 Approval criteria.
An application for site design review shall be approved if the proposal meets all of the following criteria. The Harrisburg Planning Commission, in approving the application, may impose reasonable conditions of approval, consistent with the applicable criteria contained herein.
1. The application is complete, in accordance with HNC 19.15.040;
2. The application complies with all of the applicable provisions of Chapters 18.45 and 18.55 HMC, including, but not limited to, building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards;
3. The proposal includes required upgrades, if any, to existing development that does not comply with the applicable land use district standards, pursuant to Chapter 18.25 HMC.
4. The proposal complies with all of the development and design standards, as applicable, including, but not limited to:
a. Chapter 18.70 HMC, Access and Circulation;
b. Chapter 18.75 HMC, Landscaping, Fences and Walls, Outdoor Lighting;
c. Chapter 18.80 HMC, Parking and Loading; and
d. Chapter 18.85 HMC, Public Facilities
5. For nonresidential uses, all adverse impacts to adjacent properties, such as light, glare, noise, odor, vibration, smoke, dust, or visual impact, shall be avoided; or where impacts cannot be avoided, they are minimized; and
6. The proposal meets all existing conditions of approval for the site or use, as required by prior land use decision(s), as applicable.
7. As a condition of approval, the Planning Commission may require public improvements that are necessary to mitigate or prevent development impacts including, but not limited to, traffic, noise, odors, dust, pollution, or others that would affect surrounding existing uses or the City as a whole. [Ord. 987 § 1 (Exh. A), 2022.]
19.15.060 Assurances.
Public improvement required as part of a site design review approval shall be subject to the performance guarantee and warranty bond provisions of HMC 18.85.090 and 18.85.100, as applicable. [Ord. 987 § 1 (Exh. A), 2022.]
19.15.070 Compliance with conditions, permit expiration, and modifications.
Development shall not commence until the applicant has received all applicable land use and development approvals. Construction of public improvements shall not commence until the City has approved all required public improvement plans (e.g., utilities, streets, public land dedication, etc.). The City may require bonding or other assurance guarantees for public improvements. Site design review approvals are subject to all of the following standards and limitations:
1. Approval Period. Site design review approvals shall be effective for a period of 18 months from the date of approval. The approval shall lapse if:
a. A public improvement plan or building permit application for the project has not been submitted within 18 months of approval; or
b. Construction on the site is in violation of the approved plan.
2. Extension. The City Administrator, upon written request by the applicant, may grant a written extension of the approval period not to exceed 18 additional months; provided, that:
a. No changes are made on the original approved plan;
b. The applicant can show intent of initiating construction on the site within the 18-month extension period;
c. There have been no changes to the applicable code provisions on which the approval was based. If there have been changes to the applicable code provisions and the subject plan does not comply with those changes, then the extension shall not be granted; in this case, a new site design review shall be required; and
d. The applicant demonstrates that failure to obtain building permits and substantially begin construction within 18 months of site design approval was beyond the applicant’s immediate control.
e. In the event of the declaration of emergency by the State of Oregon or Harrisburg City Council, then the City Administrator can grant a second extension ending the sooner of 12 months or termination of the declared emergency.
3. Modifications to Approved Plans and Developments. Modifications to approved plans are subject to City review and approval under Chapter 19.30 HMC. [Ord. 987 § 1 (Exh. A), 2022.]