Article 19: Site Plan Review..............................19-1 
19.010 Purpose..........................................19-1 
19.020 Applicability....................................19-1 
19.021 Concept.....................................19-1 
19.030 Procedures.......................................19-2 
19.031 Pre-application Conference..................19-2 
19.032 Minor and Major Site Plans..................19-2 
19.033 Appeals.....................................19-2 
19.034 Expiration..................................19-2 
19.040 Minor Site Plan Review...........................19-3 
19.041 Complete Submittal..........................19-3 
19.042 Criteria for Approval.......................19-3 
19.043 Conditions Which May be Attached to Site 
Plan........................................19-
319.045.....................................Filing 
of Approved Minor Site Plan Map. ...........19-4 
19.047 Development Agreement.......................19-4 
19.050 Major Site Plan Review...........................19-5 
19.051 Complete Submittal..........................19-5 
19.053 Conditions Which May Be Attached to Site Plan 
Approval....................................19-7 
19.055 Filing an Approved Major Site Plan Map......19-9 
19.057 Development Agreement.......................19-9 
19.058 Modification to Approved Plans..............19-9 
19.060 Security and Assurances..........................19-10 
19.070 Submittal Requirements...........................19-11 
19.071 Application.................................19-11 
19.072 Site Plan Map...............................19-11 


 





Article 19: Site Plan Review 

 

19.010 Purpose 

 

The purpose of this article is to establish a review 
process insuring that new development complies with the 
provisions of this Code and is therefore compatible with 
existing and future development. The review process will 
include procedures, submittal requirements, criteria, and 
decision authority. 

 

19.020 Applicability 

 

The provisions of this article apply to all new 
construction, expansion of commercial, industrial, and 
multiple family residential uses (if not part of a 
previously approved site plan), change of use, and other 
development requests covered by this Code. For 
development requests involving partitions, subdivisions, 
and Planned Unit Developments, refer to Articles 17 and 
18 of this Code. 

 

19.021 Concept 

 

(1) The site plan review process provides the basic means of 
implementing the policies of Comprehensive Plan and the 
standards of this Code. For routine, smaller projects 
requiring Administrative Review, a minor site plan review 
process is established. The function of the minor site 
plan review is to insure conformity with the Base 
Development Standards of this Code. For larger, more 
complex projects requiring discretionary review, a major 
site plan review is established. The function of the 
major site plan review is to insure conformity with the 
Base Development Standards, Special Development 
Standards, and other development standards that may be 
required as part of a Special Purpose District 
classification, Area Plan, or other Code provisions. 

 

(2) In addition to determining compliance with development 
standards of this Code, another major function of site 
plan review is to identify potential land use conflicts 
resulting from the proposed development, and mitigating 
those conflicts through specific conditions of 
development. 


1219.022 Site Plan Review Committee. The Site Plan Review 
Committee is hereby established to review major site plan 
applications. The Site Plan Committee shall consist of 
the following, or their designee: 

 

(a) Director, of Community Development, Chair 

 

(b) City Engineer 

 

(c) City Building Official 

 

(d) Senior Planner 

 

(e) Director, Public Safety 

 

(f) Director, Field Operations 

 

(g) Director, Utilities 

 

19.030 Procedures 

 

Prior to the issuance of a development permit, the 
applicant shall secure site plan approval in accordance 
with this Article, following the procedure type specified 
in Article 12, Schedule 12-2 or 12-3 as applicable. 

 

19.031 Pre-application Conference. Prior to submitting an 
application for review, the applicant shall request a 
pre-application conference with the Director as provided 
in Section 3.041 of this Code. 

 

119.032 Minor and Major Site Plans. 

 

(1) Minor Site Plans are: 

 

(a) Residential: Request for development permit for one 
or two family dwellings on lot of record. 

 

(b) For Commercial and Industrial, involving only Change 
of Use, and minor expansions less than 25% of 
existing square footage of building. 

 

(2) Major Site Plans are all other Land Use requests. 

 

19.033 Appeals. The Final Action of the review body may be 
appealed as provided in Article 10 of this Code. 

 

1219.034 Expiration. The land use decision shall expire in 
accordance with the provisions of Section 3.075 of this 


Code. The development permit shall expire in accordance 
with the provisions of Section 3.092 of this Code. 

 

19.040 Minor Site Plan Review 

 

19.041 Complete Submittal. Prior to review of the request, a 
complete application shall be prepared, submitted to the 
Director in accordance with the minimum submittal 
requirements contained in Section 19.072 of this Code. 

 

19.042 Criteria for Approval. The Director shall approve, 
approve with conditions, or deny the request based upon 
the following criteria: 

 

(1) Complies with applicable Base Development Standards of 
the Zoning District or standards as previously approved 
under the provisions of an optional development plan or 
other approved permit. 

 

(2) Complies with adopted public utility and access plans, 
policies, and standards. 

 

(3) Adequate basic urban services are available or can be 
made available by the applicant as part of a proposed 
development, or are scheduled by the City Capital 
Improvement Plan. 

 

(4) Complies with all other applicable provisions of this 
Code, including off-street parking, landscaping, signage, 
and Special Purpose District requirements. 

 

(5) Potential land use conflicts have been mitigated through 
specific conditions of development as required by this 
Code. 

 

10(6) Internal circulation is accommodated in commercial, 
institutional and office park uses with walkways and 
bikeways as provided in Article 27. 

 

11(7) If the property contains existing nonconforming use or 
development to remain, the application and the Review 
Body’s decision shall also be consistent with the 
provisions of Article 15, including any additional 
standards, relief from the Code, or conditions imposed. 

 

219.043 Conditions Which May be Attached to Site Plan. Where it 
has been determined that potential land use conflicts 
will result from the proposed development, specific 
conditions of development may be required as follows: 




(1) Require screening and/or buffering to minimize intrusion 
of privacy from parking and driveway areas. 

 

(2) Require specific window placement to minimize intrusion 
of privacy impact from new two story construction to 
existing adjacent single story residential. 

 

(3) Modify parking design to insure safe maneuvering of 
vehicles and pedestrians. 

 

(4) To preserve significant landform, waterways, vegetation, 
and property rights, require additional setbacks, and 
allow variances to base standards. 

 

(5) Extension of public utilities, street improvements, and 
sidewalks may be required in accordance with Article 27 
of this Code. 

 

10(6) Where not already required by provisions of this code, 
require that uses, buildings, and/or building entrances 
be located close to each other, to public rights-of-way, 
to pedestrian ways, and/or to bikeways as needed to allow 
for pedestrian and bicycle circulation. 

 

10(7) Where not already required by provisions of this code, 
require construction and maintenance of private 
pedestrian ways between uses or buildings on a site, 
between a use or building and a public right-of-way, 
pedestrian way, or bikeway, or between a use or building 
and a current or potential use or building on an abutting 
parcel. 

 

19.045 Filing of Approved Minor Site Plan Map. As a result of 
site plan review, a Final map shall be prepared, 
including all required modifications and conditions, and 
must be filed with the Director prior to issuance of a 
development permit, or the development permit land use 
decision shall expire as provided in Article 3. 

 

19.047 Development Agreement. If conditions of approval are 
attached to the approved Map, the applicant shall enter 
into a Development Agreement as provided in Section 
19.057 of this Code. If no conditions are attached, the 
approved Final Map shall constitute the legal binding 
conditions of site development. 

 

 

 




 

19.050 Major Site Plan Review 

 

19.051 Complete Submittal. Prior to review of the proposed 
request, a complete application shall be prepared and 
submitted to the Director in accordance with the 
submittal requirements contained in Section 19.072 of 
this Code. 

 

319.052 Criteria for Approval. The Review Body shall approve, 
conditionally approve, or deny the request based upon the 
following criteria: 

 

(1) Complies with applicable development standards: Base 
Standards of Zoning District, Special Development 
Standards, Residential Development Standards, or 
standards as previously approved under the provisions of 
an optional development plan or other approved permit. 

 

(2) Complies with applicable elements of the Comprehensive 
Plan, including: Traffic Plan, Water Plan, Sewer Plan, 
Storm Drainage Plan, Bicycle Plan, and Park Plan. 

 

(3) Complies with all other applicable provisions of this 
Code, including off-street parking, landscaping, 
buffering and screening, signage, environmental 
standards, and Special Purpose District standards. 

 

(4) Potential land use conflicts have been mitigated through 
specific conditions of development. 

 

(5) Adequate basic urban services are available, or can be 
made available by the applicant as part of a proposed 
development, or are scheduled by the City Capital 
Improvement Plan. 

 

(6) Provision of public facilities and services to the site 
will not cause service delivery shortages to existing 
development. 

 

(7) To the extent possible, identified significant resources, 
such as intermittent and perennial creeks, stands of 
pine, fir and oak trees, wildlife habitats, historic 
sites, and prominent land features have been preserved 
and designed into the project. Alternatives shall be 
considered and the proposal shall represent the most 
effective design to preserve these resources. 

 




 

(8) The characteristics of existing adjacent development have 
been determined and considered in the development of the 
site plan. At a minimum, special design consideration 
shall be given to: 

 

(a) Areas of land use conflicts, such as more 
restrictive use adjacent or across street from 
proposal. Mitigate by orienting business operations 
away from use, additional setbacks, 
screening/buffering, landscaping, direct traffic 
away from use. 

 

(b) Setbacks. Where existing buildings are setback 
deeper than required by Code, new setbacks to be 
compatible. 

 

(c) Building Size and Design. Existing surrounding 
architecture and building size to be considered to 
insure compatible scale and balance to the area. 

 

(d) Signs. New signs shall not block primary view to 
existing signs, and shall be sized consistent with 
Code or existing signs, whichever is less. 

 

(e) Lighting. Exterior lighting shall not impact 
adjacent development or traveling motorist. 

 

(9) Traffic conflicts and hazards are minimized on-site and 
off-site, as provided in Article 27. 

 

(10) If phased development, each phase contains adequate 
provisions of services, facilities, access, off-street 
parking, and landscaping. 

 

(11) There are adequate provisions for maintenance of open 
space and other common areas. 

 

 10(12) Internal circulation is accommodated for commercial, 
institutional and office park uses with walkways and 
bikeways as provided in Article 27. 

 

 11(13) If the property contains existing nonconforming use or 
development to remain, the application and the Review 
Body’s decision shall also be consistent with the 
provisions of Article 15, including any additional 
standards, relief from the Code, or conditions imposed. 

 


419.053 Conditions Which May Be Attached to Site Plan Approval. 
To the extent necessary to satisfy the criteria for site 
plan review, and to mitigate potential impacts to 
existing surrounding development, the site plan committee 
may impose any of the following as conditions of 
development; however, any conditions applied under this 
provision shall not unreasonably reduce housing 
densities, unreasonably increase costs, or otherwise be 
used to exclude needed housing types. 

 

(1) Require dedication of public right-of-way or easements 
for: 

 

(a) Streets 

 

(b) Sidewalks 

 

5(c) Pedestrian Connector Routes or other appropriate 
pedestrian ways. 

 

(d) Utility easements 

 

6(e) Bikeways 

 

(2) To mitigate land use conflict require: 

 

(a) Site obscuring fence, or 

 

(b) Additional setback, or 

 

(c) Vegetative screen/buffer, or 

 

(d) Orient traffic flow away from use, or 

 

(e) Relocate structure openings (doors, windows), or 

 

(f) Require noise attenuating barrier, or sound baffle 
or other device, or 

 

(g) Limit hours of operation, or 

 

(h) Any combination of the above. 

 

(3) When public facilities and services are near capacity, 
require phased development to match availability of 
services. 

 


(4) Require extension of facilities (water, sewer, storm 
drains, fire hydrant) consistent with adopted public 
facility plans and Article 28 of this Code. 

 

(5) Require construction of street frontage improvements, 
including sub-base, base, paving transition, curb, 
gutter, and sidewalks consistent with Article 27 of this 
Code. 

 

(6) When extension or construction of facilities and services 
is not feasible, require security guarantee consistent 
with City policy. 

 

(7) As a means to satisfy future obligation for public 
improvements, require participation in a future 
improvement district, without remonstrance. 

 

(8) Require vision clearance area to be free of structures, 
signs, or other material having potential to obstruct 
vision. 

 

(9) Underground all on-site utilities. 

 

 10(10) Insure traffic congestion and hazards are avoided through 
limiting the number and strategically locating driveways, 
and requiring traffic control and other access management 
measures such as median barriers, access to the road 
network via a lower street classification, or reciprocal 
or cross access easements between adjoining properties. 

 

(11) For residential uses require a common drive to serve two 
or more lots which access onto a collector or arterial 
street. 

 

(12) To insure open space requirements comply with the 
standards of Article 22, require clustering of units, two 
story construction, or elimination of units, as needed. 

 

(13) Require submittal of specific landscape plans, prepared 
in accordance with Article 23. 

 

 10(14) Where not already required by provisions of this code, 
require that uses, buildings, and/or building entrances 
be located close to each other, to public rights-of-way, 
to pedestrian ways, and/or to bikeways as needed to allow 
for pedestrian and bicycle circulation. 

 

 10(15) Where not already required by provisions of this code, 
require construction and maintenance of private 


pedestrian ways between uses or buildings on a site, 
between a use or building and a public right-of-way, 
pedestrian way, or bikeway, or between a use or building 
and a current or potential use or building on an abutting 
parcel. 

 

 10(16) Require improvements necessary to mitigate any off-site, 
frontage, and off-site impacts identified in a submitted 
traffic impact analysis report. 

 

 10(17) Require off-site road improvements in rough proportion to 
the impact created by a development, including those 
transportation system management techniques outlined in 
the Master Transportation Plan. Where such improvements 
are required, they shall include facilities accommodating 
convenient pedestrian and bicycle travel, including 
bikeways along arterials and major collectors. 

 

 10(18) Require transportation demand management-related 
facilities such as carpool/vanpool spaces. 

 

 

19.054 Filing an Approved Major Site Plan Map. As a result of 
site plan review, a Final Map shall be prepared, 
including all modifications and conditions, and filed 
with the Department of Community Development prior to the 
issuance of a development permit, or the land use 
decision shall expire as provided in Article 3. 

 

19.055 Development Agreement. To finalize the site plan 
process, a development agreement shall be effected 
between the applicant and the City of Grants Pass. The 
agreement contains the terms, conditions and approved 
Final Map. The purpose of the agreement is to insure 
that the terms and conditions of Site Plan Approval are 
understood and that they are binding upon the applicant 
to implement and fulfill prior to use and occupancy. 
Upon satisfactory completion of site development, the 
City will provide public facilities and services. 

 

19.056 Modification to Approved Plans. The applicant may 
petition for modification of a previously approved site 
plan. The petition shall include reasons for modifying 
the plan standards of this Code. If, at time of building 
permit request, the approved site plan has been modified, 
issuance of a building permit will be postponed until the 
revised map has been processed in accordance with the 
provisions of this section. 

 


(1) Major Modification. When modification to an approved 
plan is determined to be a Major Modification, the plan 
shall be resubmitted, with fee, to the Site Plan 
Committee for review and decision. A major modification 
constitutes one or more of the following: 

 

(a) Increase in number of dwelling units. 

 

(b) Increase in gross floor area exceeding 10% of 
previously approved building size, or to the extent 
requiring an additional parking space, whichever is 
less. 

 

(c) Decrease in amount of open space or landscaping 
exceeding 10% of previously approved area, provided 
decrease doesn't drop below minimum standards as 
required by this Code. 

 

(d) Relocation of vehicle access points and parking 
areas where the change will potentially affect the 
safety of off-site and on-site traffic circulation. 

 

(e) Reduction or elimination of any project amenities 
such as recreational facilities, significant natural 
resources (streams, creeks, landform), fencing and 
other screening material. 

 

(f) Modification to facilities and utilities which do 
not conform to adopted facility plans. 

 

(g) Modification of any other component of the plan 
which does not conform to standards of this Code. 

 

(2) Minor Modification. A minor modification to an approved 
plan or conditionally approved plan may be made by the 
Director provided the Director determines that the 
modification does not constitute a major modification. 

 

 

19.060 Security and Assurances. 

 

All required improvements shall be constructed and 
completed prior to use and occupancy of the site. Where 
weather conditions preclude certain improvements from 
occurring at time of construction, use and occupancy may 
occur provided security is given in accordance with City 
policy. Security may be posted for the following types 
of improvements: 

 


(1) Areas required to have asphaltic concrete, such as 
parking lots, drives, streets. Postponement allowed due 
to winter time closure of paving plants. 

 

(2) Landscaping, except that erosion control vegetation shall 
be installed. 

 

(3) As approved by the City Engineer, certain public 
facilities if not needed to implement the development nor 
practical to be installed at time of construction. 

 

(4) Improvements which are deferred due to inclement weather 
conditions, shall be installed and completed during the 
next construction season, as soon as weather and site 
conditions permit. 

 

19.070 Submittal Requirements. 

 

Applications for site plan review shall be prepared in 
accordance with the following requirements. 

 

19.071 Application. The Department of Community Development 
shall make available applications for site plan review. 
The applicant shall complete the application and submit 
it with the site plan map. 

 

19.072 Site Plan Map. 

 

(1) Minor Site Plan Map. 

 

(a) Scale, north arrow, date of preparation. 

 

(b) Location: Street address, and assessor's map page 
number and tax lot number. 

 

(c) Dimension of parcel (feet) and size of parcel 
(acres). 

 

 8(d) Location and size of existing utilities and required 
utilities on and adjoining the site, including all 
storm drains and other drainageways; sanitary sewer 
mains, laterals, septic tank and leach fields, or 
other facilities; water mains, laterals, wells, or 
other facilities, power, gas, telephone, cable T.V., 
and other pertinent utilities. 

 

(e) Proposed and existing buildings: location, 
dimension, size setbacks to property lines, distance 
between buildings, height. 




(f) Percent lot coverage of structures. 

 

(g) Vehicular access point, off-street parking area. 

 

9(h) A landscape plan prepared in accordance to Section 
23.042 shall be required at time of application 
submittal unless no additional landscaping is 
required. 

 

 Exception: Applicant may opt for the Concept Plan 
option described in Section 23.043 of the 
Development Code if approval is granted by the 
Director of the Community Development Department 
prior to submittal of the site plan application. 

 

 9(i) An irrigation plan as described in Section 23.042 
shall be required if additional landscaping is 
required, or if an irrigation system was required as 
a condition of a previous land use approval. 

 

(2) Major Site Plan Map. 

 

(a) Eight copies of the map to be drawn on a sheet not 
less than 8 1/2" x 14". 

 

(b) Scale: An engineering scale appropriate to the area 
involved and sufficient to show detail of the plan 
and related data, such as 1 inch : 10 feet, 1 inch : 
20 feet, 1 inch : 50 feet, or less. 

 

(c) North arrow, date map prepared, preparer's name. 

 

(d) Proposed name of project. 

 

(e) Location: Street address, assessor's map, township, 
range, section, and tax lot number, size, (acres or 
square feet), and dimension (feet) of parcel. 

 

(f) Location, size, height and dimensions of existing 
and proposed building and structures, including 
distances between buildings. 

 

(g) Percentage of lot covered by structures, driveways, 
sidewalks, patios and other impervious material. 

 

(h) If residential, number of dwelling units and 
density, and percent open space both recreational 
and pervious. 




(i) Typical elevations of building and structures 
sufficient to indicate the general architectural 
intent and character of the proposed development may 
be submitted on separate sheets). 

 

(j) Points of vehicular entry and exit, driveway width 
dimension and general circulation pattern (arrows). 

 

(k) Location and layout of off-street parking and 
loading requirements, including number of spaces, 
dimension both typical and compact, aisle width, 
type of surface material, and number of handicap 
spaces, bumper rails, striping and directional 
signage. See Article 27. 

 

(l) Location of existing and proposed streets (public 
and private) including right-of-way and paving 
dimensions, ownership and maintenance status, other 
uses of the street (i.e., parking, bike or 
pedestrian route). See Article 27. 

 

(m) Locations, dimensions and reasons for all easements 
on and abutting the property. See Article 28. 

 

(n) Drainage, storm water detention and erosion control 
plan. See Article 28. 

 

8(o) Location and size of existing utilities and required 
utilities on and adjoining the site, including all 
storm drains and other drainageways; sanitary sewer 
mains, laterals, septic tank and leach fields, or 
other facilities; water mains, laterals, wells, or 
other facilities, power, gas, telephone, cable T.V., 
and other pertinent utilities. 

 

(p) Location and construction material of existing and 
proposed fences and walls. 

 

(q) Location, size, height and building material of all 
proposed signs. See Article 26. 

 

(r) As applicable, general grading plan to indicate 
land-form relationships before and after site 
grading and preparation. Contour map to be provided 
at 2 foot contours for slopes exceeding 15% (light 
shading) and 35% (heavy shading). Identify and 
graphically depict cut and fill areas. 

 


(s) Indicate adjoining zoning and land uses, including 
approximate distances to adjacent structures. 

 

(t) Exterior lighting plan, including type, height, 
direction and area covered by illumination. 

 

9(u) Submit a Landscape Plan and Irrigation Plan prepared 
in conformance with Article 23. 

 

 Exception: Applicant may opt for the Concept Plan 
option described in Section 23.043 of the 
Development Code if approval is granted by the 
Director of the Community Development Department 
prior to submittal of the site plan application. 

 

(v) Flood Areas: location of 100 year Floodway and 100-
year Floodway Fringe, and all other areas subject to 
seasonal ponding. See Article 13. 

 

(w) Pedestrian Ways: location, width and construction 
material of all proposed sidewalks and pedestrian 
accessways. 

 

(x) Natural Features: location of perennial and 
seasonal streams, creeks, drainageways, significant 
vegetation (trees over 8 inches in diameter when 
measured 3 feet above the ground). 

 

(y) Areas of trash and garbage disposal. 

 

(z) Area and dimensions of all property to be conveyed, 

dedicated or reserved for common open spaces, 
recreational areas, and other similar public and 
semi-public uses. 

 

(aa) If phased development, show boundary limits of each 
proposed phase. 

 

(3) Supplemental Information. 

 

(a) Proposed deed restrictions and maintenance 
responsibility. 

 

(b) Land Use Tabulation. Total area, percent dedicated 
for public use, percent landscaped, and percent 
impervious surface (streets, structures, walks, and 
other areas not allowing direct soil percolation of 
water). 

 


1 Revised 3-6-96 

2 Revised 5-24-93 

3 Revised 1-3-96 

4 Revised 5-24-93 

5 Added 5-25-93 (Ordinance 4768) 

6 Added 5-25-93 by (Ordinance 4768) 

(c) Proposed use of site. 

 

(d) Total floor area (if applicable, subtotal by 
stories). 

 

(e) If staged development, demonstration that each state 
is self-contained relative to utilities, parking, 
open space, landscaping, and recreation amenities. 

 

10(f) The City Engineer may require a traffic analysis, as 
per Section 27.121(3), for any new development to 
determine the development’s potential impact on the 
existing transportation system. At a minimum, the 
impact of development on transportation facility 
performance shall be mitigated to the standards set 
forth in Section 27.121(2).