Chapter 17.160
DEVELOPMENT STANDARDS
Sections:
17.160.010 Purpose and policy.
17.160.040 Implementing action.
17.160.050 Development requirements.
17.160.010 Purpose and policy.
The expressed purpose of this code is to assure equal and fair treatment to all individuals seeking to develop within the planning area of the city of Junction City. This chapter shall govern the development of property or structures within the planning area which are exempt from the subdivision requirements or are developed within subdivided property. The policies of the city of Junction City are as follows:
A. Adequate information must be presented with each development to assure zoning regulatory standards are upheld, coordinate traffic flow and street patterns and assure existing public and private utilities are not damaged or infringed upon by development.
B. To assure reasonable development standards are achieved to promote the development of Junction City, while protecting the tax base and tax burden of all residents in the community.
C. To foster and promote the logical extension of public improvements in an economical manner over a long term.
D. To empower the conditioning of the right to build or change uses of property with requirements to construct necessary public improvements. [Ord. 1242 § 1 (Exh. A), 2016; Ord. 944 § 1, 1990.]
17.160.020 Definitions.
For purposes of this chapter, the following words and phrases shall have the meaning ascribed to them herein:
“Development” means the conversion or change in character of occupancy or use of a building which would place the structure in a different building group as defined in the Uniform Building Code; the erection of a new structure; the demolishing of existing buildings for the conversion of such property to a differing use; the creation of gasoline pumps, drive-up windows, traffic islands or similar alterations which channelize, alter or increase the traffic volume or pattern on adjacent roadways. The term “development” for purposes of this chapter shall not mean interior remodeling, repairs, maintenance or improvements to any existing structure which does not increase the volume of the structure. Specifically exempted under this chapter are building facades, roof or exterior wall repair or replacement, heating, ventilating or electrical alterations, or activities similar in character.
“Development site” means an area consisting of a parcel or tract of land specifically identified by a developer as the land to be altered or developed. All required area to meet parking standards and similar requirements for a particular development shall be included in the term; however, the total property ownership of the proponent will not be considered in the site if it is not necessary to the development. [Ord. 1242 § 1 (Exh. A), 2016; Ord. 944 § 2, 1990.]
17.160.030 Building permit.
From and after May 22, 1990, no building permit may be issued for any development within the city of Junction City unless it has met the terms of this chapter. [Ord. 1242 § 1 (Exh. A), 2016; Ord. 944 § 3, 1990.]
17.160.040 Implementing action.
Henceforth, the following development shall fall within the scope of this chapter and shall be required to comply with the requirements identified herein:
A. New residential, commercial or industrial development.
B. Expansion of single-family or duplex residential development with a permit value in excess of 30 percent of the assessed value of the improvements on the property.
C. Reconstruction of a single-family or duplex residential casualty loss with a permit value in excess of 130 percent of the previously assessed value of the structure itself.
D. Expansion of multiple-family, commercial or industrial development with a permit value in excess of 10 percent of the assessed value of the improvements on the property.
E. Reconstruction of multiple-family, commercial or industrial casualty loss with a permit value in excess of 110 percent of the previously assessed value of the structure itself.
F. Change of occupancies. [Ord. 1242 § 1 (Exh. A), 2016; Ord. 944 § 4, 1990.]
17.160.050 Development requirements.
The following requirements shall pertain to all development falling under the categories identified in JCMC 17.160.020:
A. The applicant shall complete a building permit application as provided by the city and a site plan. The site plan shall be drawn to scale and show all existing and proposed structures and their exterior dimensions; all streets, alleys and other public right-of-way; existing and proposed utility lines and/or easements; building setbacks; location of utilities and proposed connection routes; off-street parking; curb cut and sidewalk locations and dimensions and a drainage plan. When required in a conditional use permit or in a major development, the city may require the applicant to supply landscape plans, screening, lighting, fire flow and similar requirements.
B. Where the applicant’s development site abuts existing curb and gutter, sidewalks in conformance with city standards are required to be constructed to the extent curb and gutter exist at the time of application.
C. Pedestrian Access and Circulation.
1. Internal pedestrian circulation shall be provided in new and expansions of commercial, office, and multifamily residential developments through the clustering of buildings, construction of hard surface walkways, landscaping, accessways, or similar techniques.
2. Commercial Development Standards.
a. New commercial buildings, particularly retail shopping and offices, shall be encouraged to orient to the street, near or at the setback line. A main entrance shall be oriented to the street. For lots with more than two front yards, the building(s) shall be oriented to the two busiest streets.
b. Off-street motor vehicle parking for new commercial developments shall be encouraged to locate at the side or behind the building(s).
3. All site plans (industrial and commercial) shall clearly show how the site’s internal pedestrian and bicycle facilities connect with external existing or planned facilities or systems.
4. Development covered under this chapter shall ensure all pedestrian facilities on site and adjacent to the site are handicapped accessible, as required by state and federal laws.
D. The applicant shall be required to participate in public facilities, such as water, wastewater, drainage, curb, gutter, sidewalk and street right-of-way adjacent to the development in conformance with city standards and provide easements or deeds to the city for all such public facilities. However, where it is determined that delaying the design and construction of any or all such facilities is not appropriate and logical, or causes an adverse impact on surrounding properties, the city may require the developer to construct and dedicate all such improvements as a condition to development.
E. Where it has been determined that the extension of public facilities is required, all costs related to such extension shall be borne by the developer. In addition, any extension of such facilities shall be continued and extended in a logical fashion to the extent of the development site so as to be readily available for adjacent development.
F. Where such improvement installed by a developer shall benefit other properties, a mutually agreeable settlement shall be arrived at between the city and the developer prior to installing the improvements. This agreement shall identify the benefiting properties, actual costs to be charged and method of repayment to the developer. Where prior agreement exists for improvements benefiting the subject property, the applicant shall make arrangements with the city for the payment of such improvements prior to issuance of any city permit.
G. The developer shall provide proof of review and approval by all affected state and/or county agencies, such as the State Department of Transportation or county planning department.
H. The proposed use shall not impose an undue burden on the public transportation system. For developments that are likely to generate more than 400 average daily motor vehicle trips (ADTs), the applicant shall provide adequate information, such as a traffic impact study or traffic counts, to demonstrate the level of impact to the surrounding street system. The developer shall be required to mitigate impacts attributable to the project. The determination of impact or effect and the scope of the impact study shall be coordinated with the provider of the affected transportation facility.
I. Dedication of land for streets, transit facilities, sidewalks, bikeways, paths, or accessways shall be required where the existing transportation system will be impacted by or is inadequate to handle the additional burden caused by the proposed use.
J. Improvements such as paving, curbing, installation or contribution to traffic signals, construction of sidewalks, bikeways, accessways, paths, or streets that serve the proposed use shall be required where the existing transportation system may be burdened by the proposed use. [Ord. 1242 § 1 (Exh. A), 2016; Ord. 1103 § 1, 2002; Ord. 944 § 5, 1990.]
17.160.060 Final approval.
No final approval or certificate of occupancy will be issued by the city until such time as the applicant has complied with all requirements and shall not be issued if there is any major variance from the site plan. [Ord. 1242 § 1 (Exh. A), 2016; Ord. 944 § 6, 1990.]
17.160.070 Penalties.
Any person, firm or corporation violating any provision of this chapter shall, upon conviction thereof, be subject to a fine not to exceed $250.00. Each day such violation is allowed to continue shall constitute a separate offense. In addition, the city may withhold all city utilities until such time as this chapter is fully complied with. [Ord. 1242 § 1 (Exh. A), 2016; Ord. 944 § 7, 1990.]
17.160.080 Appeal.
Any person aggrieved by this chapter may appeal to the planning commission. Such appeal must be in writing and submitted to the city within seven calendar days after the action or decision appealed. Review of such appeals shall be held at the next regularly scheduled planning commission meeting if filed no less than five calendar days prior to such scheduled meeting. Otherwise, the review shall be held at the next regular meeting. This shall not preclude the city from waiving these minimum time requirements where and when possible or calling for a special meeting.
Any person aggrieved by the decision of the planning commission may appeal such decision to the city council following the procedures identified above. The decision of the city council shall be the final local government decision. [Ord. 1242 § 1 (Exh. A), 2016; Ord. 944 § 8, 1990.]