Fillable Conditional Use Permit Application (City of Hood River)

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Conditional Use Permit Application (City of Hood River)

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CITY OF HOOD RIVER
LAND USE APPLICATION INSTRUCTIONS
& TIMELINE
1. Review Required: The attached application is required by the Hood River Municipal Code
(“Code”) for review of your proposed development. Review is required to make sure that your
proposal complies with the applicable provisions of the Code and that there are adequate
capacities of public facilities to meet the needs of your development.
2. Pre-Application Conference: Prior to submitting your application, you may be required to attend
a pre-application conference with city staff to discuss applicable standards and criteria of the
Code, and submittal requirements to make your application complete. Pre-application
conferences typically are scheduled approximately 4 weeks after submittal of an application and
fee. You also may be required to conduct a neighborhood meeting (mandatory for subdivisions
and PUDs).
3. Application Submittal: Applications may be mailed or submitted in person to the City of Hood
River Planning Department at City Hall, 211 2
nd
Street, Hood River, OR 97031. The following
must be included in your application packet:
• Completed application form with property owner signature
• All required materials listed in the application form
• Application fee
• Electronic copy of application materials (original .pdf, not scanned) and three (3)
paper copies of application and all support materials
It is the applicant’s responsibility to demonstrate the proposal meets standards & approval criteria.
4. Completeness Review (≤ 30 days): Upon submittal, your application will be reviewed for
completeness within 30 days. Completeness is based upon the requirements of State law (ORS
227.178) and the requirements in the Code for your development proposal. It is the applicant’s
responsibility to provide written findings and materials to demonstrate the application complies
with the applicable approval criteria and standards.
5. Incomplete Applications (> 30 days): If the Planning Department determines that your
application is “incomplete,” you will be informed in writing and provided with a list of missing or
incomplete materials and options for completing the application. Refusal to submit all or some of
the missing information could limit the city’s ability to approve your application. Incomplete
applications become void 181 days after submittal (ORS 227.178).
6. Complete Applications: If the Planning Department staff determines that an application is
“complete,” you will be informed in writing and the review process will begin.
7. Review Process (≤ 120 days): Review of your application may be administrative, with no public
hearing, or it may be quasi-judicial, with a public hearing. For quasi-judicial review, applicants
are required to attend the public hearing. Notice of the application or public hearing will be
mailed to neighboring property owners for comment.
8. Decision: A decision with findings and conditions of approval will be issued after a public
comment period and public hearing (if applicable). All land use decisions are subject to an
appeal process. A final decision is expected within 120 days after an application is deemed
complete pursuant to ORS 227.178.
If you have questions about this process, please call the Planning Department at (541) 387-5210.
Application forms, the City’s Code and other useful information are available at the Planning
Department’s website: http://ci.hood-river.or.us/planning
File No.: ______________________
Fee: _________________________
Date Submitted: ________________
CITY OF HOOD RIVER
CONDITIONAL USE PERMIT APPLICATION
Submit the completed application form with three (3) paper copies of all application materials
including full- and reduced-sized plans and written analysis, one electronic copy (original
.pdf), and appropriate fees to the City of Hood River Planning Department, 211 2
nd
St., Hood
River, OR 97031. Additional paper copies may be required as determined by staff. If you have
any questions, please contact the Planning Department at (541) 387-5210.
APPLICANT: (attach a copy of title or purchase contract if applicable*)
Name:
Address:
(physical)
(mailing)
(email)
Telephone:
Cell Phone:
Signature:
PARCEL OWNER: (if different than applicant)
Name:
Address:
(mailing)
Telephone:
Cell Phone:
Signature:
*Authorization of parcel owner required.
PARCEL INFORMATION:
Township
Range
Section
Tax Lot(s)
Current Zoning:
Parcel Size:
Property Location (cross streets or address):
REQUEST:
Purpose for CUP:
Neighborhood Meeting Requirement fulfilled? YES Date: NO Reason:
If applying for a Planned Unit Development, please use the PUD application form.
click to sign
signature
click to edit
click to sign
signature
click to edit
SUBMITTAL REQUIREMENTS:
Refer to Hood River Municipal Code (HRMC) Chapter 17.06, Conditional Uses, including:
Application Procedures, Application and Plan Requirements, and Approval Criteria. Also, please
verify with city staff whether the application should include a Traffic Impact Analysis or Traffic
Assessment Letter pursuant to HRMC 17.20.060, and whether other standards or criteria are
applicable. Plans accompanying the application shall include the following information.
1. Dimensions and orientation of the parcel.
2. Locations and heights of buildings and structures, both existing and proposed.
Scaled elevation drawings or photographs shall be required.
3. Location and identity of all existing and proposed utilities on and abutting the site. If
there is no water, sanitary sewer or storm sewer on or abutting the site, indicate the
direction and distance to the nearest available lines.
4. Location and layout of parking and loading facilities, including bicycle parking
required pursuant to 17.20.040.
5. Location of points of entry and exit and internal circulation patterns for vehicular and
non-vehicular traffic in compliance with the requirements of Chapter 17.20.
6. Location of existing and proposed retaining walls and fences and details of their
height and materials.
7. Proposed location and type of exterior lighting.
8. Proposed location and size of exterior signs.
9. Site specific landscaping, including percentage of total site area.
10. Location and species of trees greater than six inches in diameter (measured four
feet above the ground), and designation of trees proposed to be removed.
11. Topographic map of the subject property using two foot contour intervals
(five foot contour intervals may be allowed on steep slopes).
12. Natural drainage and other significant natural features.
13. Legal description of the lot.
14. Percentage of the lot covered by all proposed and remaining structures, as well as
driveways and parking areas (asphalt, concrete, pavers, etc.).
15. Locations and dimensions of all easements and nature of the easements.
16. Service areas for uses such as loading and delivery.
17. Grading and drainage plan.
18. Other site elements which will assist in evaluation of the proposed use.
19. A written narrative explaining the nature of the proposed activity shall accompany
the site plan including the number of employees, the method of import and export,
the hours of operation including peak times, and plans for future expansion.
20. Traffic Impact Analysis or Traffic Assessment Letter per HRMC 17.20.060.
21. If required, documentation of the Neighborhood Meeting Requirement pursuant to
17.09.130.
WRITTEN ANALYSIS REQUIRED:
On a separate sheet of paper, please provide a detailed analysis demonstrating how
your proposal addresses each of the applicable approved criteria.
CHAPTER 17.06 - CONDITIONAL USES
Legislative History: Ord. 1488 (1980); Ord. 1667 (1992); Ord. 1668 (1992); Ord. 1669 (1992);
Ord. 1670 (1992); Ord. 1691 (1993); Ord. 1695 (1994); Ord. 1721 (1996); Ord. 1774 (1999);
Ord. 1816 (2001);
SECTIONS:
17.06.005 Purpose
17.06.010 Applicable Procedures
17.06.020 Application and Plan Requirements
17.06.030 Approval Criteria
17.06.035 Appeals
17.06.040 Time Limit on a Permit for a Conditional Use
17.06.050 Limitation on Reapplication
17.06.060 Revocation of Conditional Use Permit
17.06.005 Purpose. A conditional use permit is a mechanism by which the city may require
specific conditions of development or of the use of land to ensure that designated uses or
activities are compatible with other lawful uses in the same zone and in the vicinity of the
subject property.
17.06.010 Applicable Procedures. The City shall process conditional use applications in
accordance with Review Procedures (Chapter 17.09) and the following:
1. Pre-application Conference: Prior to submittal of a conditional use permit, application, the
applicant or applicant’s representative shall attend a pre-application conference.
2. Application: An applicant may submit an application for a conditional use permit at any
time after completion of a required pre-application conference. The applicant shall submit a
complete application as specified in application and plan requirements section of this
chapter.
3. Quasi-Judicial Conditional Use: Applications shall be processed as a Quasi-Judicial
application as set forth in the Quasi-Judicial Actions provisions (Section 17.09.040).
4. Changes: Changes to an approved or pre-existing conditional use that does not increase the
density or impact of the use may be approved by the Planning Director. Changes that the
Planning Director determines will increase the density or impact of the use shall be referred
to the Planning Commission for a public hearing in accordance with the provisions of this
chapter. Prior to review, a plan showing the desired changes must be submitted to the
Planning Department.
5. Change in Use: As used in this chapter, change in use shall include, at a minimum,
expansion of the use, expansion or alteration of the structure or developed area, change in
the functional nature of the use, and/or change in the type of use.
17.06.020 Application and Plan Requirements
A. An application for a conditional use permit shall be submitted by the owner of the subject
property, or shall be accompanied by the owner's written authorization, on a form
prescribed by the City and accompanied by the required filing fee. The application shall
include a plan or drawing meeting the requirements below and a narrative explaining how
the applicable criteria are satisfied or will be satisfied through conditions.
B. The plan or drawing accompanying the application shall include the following information:
1. Dimensions and orientation of the parcel.
2. Locations and heights of buildings and structures, both existing and proposed. Scaled
elevation drawings and photographs shall be required.
3. Location and layout of parking and loading facilities, including bicycle parking
required pursuant to 17.20.040.
4. Location of points of entry and exit and internal circulation patterns for vehicular and
non-vehicular traffic in compliance with the requirements of Chapter 17.20.
5. Location of existing and proposed wall and fences and indication of their height and
materials.
6. Proposed location and type of exterior lighting.
7. Proposed location and size of exterior signs.
8. Site specific landscaping, including percentage of total net area.
9. Location and species of trees greater than six (6) inches in diameter when measured
four (4) feet above the ground, and an indication of which trees are to be removed.
10. Topographic map of the subject property using two (2) foot contour intervals (five (5)
foot contour intervals may be allowed on steep slopes).
11. Natural drainage and other significant natural features.
12. Legal description of the lot.
13. Percentage of the lot covered by all proposed and remaining structures, to include
asphalt concrete and Portland Cement Concrete.
14. Locations and dimensions of all easements and nature of the easements.
15. Service areas for uses such as loading and delivery.
16. Grading and drainage plan.
17. Other site elements that will assist in evaluation of the proposed use.
18. A brief narrative on the nature of the activity shall accompany the site plan including
the number of employees, the method of import and export, the hours of operation
including peak times, and plans for future expansion.
17.06.030 Approval Criteria. A conditional use shall be granted if the Planning Commission
finds that the proposed use conforms, or can be made to conform through conditions, with the
following approval criteria. For purposes of this chapter, the surrounding area includes all
property within the applicable notice area for a use. In addition, any property beyond the
notice area may be included in the surrounding area if the hearing authority finds that it may be
adversely impacted by the proposed use.
1. Conditional Uses: Conditional uses are subject to Site Plan Review Decision Criteria
(Chapter 17.16) in addition to the following:
2. Impact: The location, size, design, and operating characteristics of the proposed use shall
be made reasonably compatible with, and have minimal adverse impact on, the lawful
development of abutting properties and the surrounding area, with consideration given to:
a. Any harmful effects on desirable neighborhood characteristics and livability.
b. Bicycle and pedestrian circulation, access and safety.
3. Nuisance: The use shall not generate significant off-site nuisance conditions including, but
not limited to, noise, glare, odor, or vibrations.
4. Plan Consistency: The proposal shall be consistent with the Comprehensive Plan and the
requirements of the Zoning Ordinance.
5. Scale: The site must be physically capable of accommodating the proposed use, including
any needed landscaping, parking, and other requirements. The building size, shape, and/or
location may be changed if needed to assure the physical capability of the site.
6. Transportation: Adequate transportation facilities are available to serve the conditional use
in terms of the function, capacity, and level of service identified in the Transportation
System Plan (TSP).
7. Landscaping: Landscaping shall be in conformance with the landscape regulations of this
title.
8. Performance Bonds: When needed to ensure performance of special conditions, bonds or
other acceptable securities shall be required.
9. Burden of Proof: The applicant shall bear the burden of showing how the proposed use
does conform or can be made to conform through conditions.
10. Final Plans: If the conditional use is approved, detailed final plans shall be submitted
which indicate conformance to the conditions. The final plans shall be subject to approval
by the City.
17.06.035 Appeals. Final decisions on conditional use permits may be appealed in accordance
with the Appeal Procedures (Section 17.09.070) of this ordinance.
17.06.040 Time Limits on a Permit for a Conditional Use. The conditional use permit is valid
for a period of two (2) years from the written notice of the final decision, or the decision on an
appeal, whichever is later.
A single one (1) year extension may be granted by the director prior to the expiration date if the
applicant can demonstrate that circumstances or conditions, not known or foreseeable at the
time of original application, warrant an extension of the permit. The extension request must be
received by the department no later than thirty (30) days prior to the expiration of the permit.
17.06.050 Limitation on Reapplication. No conditional use application shall be considered by
the Planning Commission within a six (6) month period immediately following a previous
denial of such request. An application may be denied without prejudice and a waiver of the six
(6) month restriction granted. If conditions have changed to an extent that further
consideration of an application is warranted, the hearing body, on its own motion, may
consider new evidence and waive the six (6) month restriction.
17.06.060 Revocation of a Conditional Use Permit
A. Any conditional use permit shall be subject to denial or revocation by the Planning
Commission if the application includes or included any false information, or if the
conditions of approval have not been complied with or are not being maintained.
B. In order to consider revocation of a conditional use permit, the Planning Commission shall
hold a public hearing as prescribed under Review Procedures (Chapter 17.09) of this title in
order for the holder of a conditional use permit to show cause why the permit should not be
revoked.
C. If the Planning Commission finds that the conditions of approval have not been complied
with or are not being maintained, a reasonable time shall be given for making corrections.
If corrections are not made, revocation of the conditional use permit shall become effective
ten (10) days after the time specified.
D. Reapplication for a conditional use which has been revoked cannot be made within one (1)
year after the date of the Planning Commission's action, except that the Planning
Commission may allow a new application to be considered if new evidence or a change in
circumstances warrants it.
E. Abandonment of the use for over twenty-four (24) consecutive months shall void the
conditional use. A single one (1) year extension may be granted by the director prior to
the expiration date if the applicant can demonstrate that circumstances or conditions, not
known or foreseeable at the time of original application, warrant an extension of the permit.
The extension request must be received by the department no later than thirty (30) days
prior to the expiration of the permit. If part of the conditional use is still being utilized, an
additional conditional use will need to be obtained in order for expansion of the use.
CHAPTER 17.16 – SITE PLAN REVIEW
17.16.040 Decision Criteria. These criteria apply to all site plan review except Multi-Family
and Group Residential projects which are subject to HRMC 17.16.050, Townhouse projects
with townhouse buildings of 4 or more townhouses in the R-3 and C-1 Zones or townhouse
projects in C-2 Zone which are subject to HRMC 17.16.053, and Large Scale Light Industrial
Uses which are subject to HRMC 17.16.055.
1. Natural Features: Significant natural features shall be protected to the maximum extent
feasible. Where existing natural or topographic features are present, they shall be used to
enhance the development. The use of small streams in the landscaping design shall be
encouraged rather than culvert and fill. Existing trees and large woody plants shall be left
standing except where necessary for building placement, sun exposure, safety, or other
valid purpose. Vegetative buffers should be left along major street or highways, or to
separate adjacent uses. The use should have minimal adverse impacts on the land and water
quality. Possible impacts to consider may include pollution, soil contamination, siltation,
and habitat degradation or loss.
2. Air Quality: The use shall have minimal or no adverse impact on air quality. Possible
impacts to consider include smoke, heat, odors, dust, and pollution.
3. Grading: Any grading, contouring, on-site surface drainage, and/or construction of on-site
surface water storage facilities shall take place so that there is no adverse effect on
neighboring properties, public rights-of-way, or the public storm drainage system. Graded
areas shall be replanted as soon as possible after construction to prevent erosion. A
construction erosion control plan shall be required.
4. Public Facilities: Adequate capacity of public facilities for water, sanitary sewers, storm
drainage, fire protection, streets, and sidewalks shall be provided to the subject
parcel. Development of on-site and off-site public facilities necessary to serve the
proposed use shall be consistent with the Comprehensive Plan and any adopted public
facilities plan(s). Underground utilities shall be required. Connection to Oregon
Department of Transportation (ODOT) stormwater facilities will require a permit from
ODOT District 2C. On-site detention or treatment of stormwater may be required by
ODOT.
5. Traffic and Circulation: The following traffic standards shall be applicable to all
proposals:
a. Traffic Impact Analysis: The applicant will be required to provide a Traffic Impact
Analysis prepared by an Oregon licensed traffic engineer or a Transportation
Assessment Letter pursuant to Section 17.20.060.
6. Storage: All outdoor storage areas and garbage collection areas shall be screened through
the use of vegetative materials or appropriate fencing.
7. Equipment Storage: Design attention shall be given to the placement or storage of
mechanical equipment so as to be screened from view and that an adequate sound buffer
will be provided to meet, at a minimum, the requirements of the noise ordinance.
8. Compatibility: The height, bulk, and scale of buildings shall be compatible with the site
and buildings in the surrounding area. Use of materials should promote harmony with
surrounding structures and sites.
9. Design: Variety of detail, form, and siting should be used to provide visual interest. A
single uninterrupted length of facade shall not exceed 100 feet. Buildings shall utilize at
least three (3) of the following architectural elements to provide architectural variety:
a. Massing
b. Offsets
c. Materials
d. Windows
e. Canopies
f. Pitched or terraced roof forms
g. Other architectural elements
10. Orientation: Buildings shall have their orientation toward the street rather than the
parking area, whenever physically possible.
11. Parking: Parking areas shall be located behind buildings or on one or both sides,
whenever physically possible.
17.16.050 Multi-Family and Group Residential Decision Criteria.
A. Natural Features: Significant natural features shall be protected to the maximum extent
feasible. Where existing natural or topographic features are present, they shall be used to
enhance the development. The use of small streams in the landscaping design shall be
encouraged rather than culvert and fill. Existing trees and large woody plants shall be left
standing except where necessary for building placement, sun exposure, safety, or other
valid purpose. Vegetative buffers should be left along major street or highways, or to
separate adjacent uses. The use should have minimal adverse impacts on the land and water
quality. Possible impacts to consider may include pollution, soil contamination, siltation,
and habitat degradation or loss.
B. Grading: Any grading, contouring, on-site surface drainage, and/or construction of on-site
surface water storage facilities shall take place so that there is no adverse effect on
neighboring properties, public rights-of-way, or the public storm drainage system. Graded
areas shall be replanted as soon as possible after construction to prevent erosion. A
construction erosion control plan shall be required.
C. Public Facilities: Adequate capacity of public facilities for water, sanitary sewers, storm
drainage, fire protection, streets, and sidewalks shall be provided to the subject
parcel. Development of on-site and off-site public facilities necessary to serve the
proposed use shall be consistent with the Comprehensive Plan and any adopted public
facilities plan(s). Underground utilities shall be required. Connection to Oregon
Department of Transportation (ODOT) stormwater facilities will require a permit from
ODOT District 2C. On-site detention or treatment of stormwater may be required by
ODOT.
D. Traffic and Circulation: The following traffic standards shall be applicable to all
proposals:
a. Traffic Impact Analysis: The applicant will be required to provide a traffic impact
analysis prepared by an Oregon licensed traffic engineer or a Transportation
Assessment Letter pursuant to Section 17.20.060 unless waived by the City Engineer.
E. Storage: All outdoor storage areas and garbage collection areas shall be screened through
the use of vegetative materials or appropriate fencing.
F. Equipment Storage: Design attention shall be given to the placement or storage of
mechanical equipment so as to be screened from view and provide a sound buffer that
meets the minimum requirements of the noise ordinance.
G. Design: Variety of detail, form, and siting should be used to provide visual interest. A
single uninterrupted length of facade shall not exceed 100 feet. Buildings shall utilize at
least three (3) of the following architectural elements to provide architectural variety:
a. Massing
b. Offsets
c. Materials
d. Windows
e. Canopies
f. Pitched or terraced roof forms
g. Other architectural elements
H. Orientation: Buildings shall have their orientation toward the street rather than the
parking area, whenever physically possible.
I. Parking: Parking areas shall be located behind buildings or on one or both sides,
whenever physically possible.
17.16.053 Townhouse Project Decision Criteria
Decision Criteria for townhouse projects for residential use with 4 or more townhouses in the
R-2, R-3, and C-1 Zones:
A. Compliance with Townhouse Standards: The proposed townhouse project complies with
the townhouse standards in HRMC 17.19, the requirements of the applicable zone and other
applicable requirements of this Title.
B. Grading: Any grading, contouring, on-site surface drainage, and/or construction of on-site
surface water storage facilities shall be in accordance with Section 4.3 Grading and Erosion
Control of the City’s adopted Engineering Standards. Graded areas shall be replanted as soon
as possible after construction to prevent erosion.
C. Transportation Circulation and Access Management: The application is in compliance with
the applicable requirements of Chapter 17.20 including provision of a Traffic Impact Analysis
or a Transportation Assessment Letter pursuant to Section 17.20.060 unless waived by the City
Engineer.
D. Storage: All outdoor storage areas and garbage collection areas shall be screened through
the use of vegetative materials or appropriate fencing.
17.16.055 Large-Scale Light Industrial Uses
A. Purpose
The following design standards apply to buildings for industrial office uses of more than
25,000 square feet of gross floor area. These standards are applied to enhance and take into
account the visual character of the surrounding area; provide permanence; contribute to a
safe, high quality pedestrian-oriented streetscape; and encourage high quality architectural
design for large light industrial buildings.
B. Building Design Standards
1. Use high quality and long-lasting building materials (e.g. brick, tilt-up concrete,
masonry, etc). Metal roofs and metal as an accent exterior finish material may be used.
2. Highlight main entrances with architectural features (e.g. windows, recesses, canopies,
etc) and provide protection from natural elements.
3. Use ground floor windows or product display niches on elevations that border public
streets.
4. Vary roof lines on building elevations facing streets with differing materials and/or
varied parapet heights.
5. Provide architectural interest and variety on building elevations adjacent to public
streets through the use of scoring, changes in materials, and the use of a variety of
finishes such as wood, brick and concrete block.
C. Site Design Standards
1. Provide a safe, all-weather, efficient, and aesthetic pedestrian circulation system
serving the site, including connecting parking areas with building entries and public
sidewalks. Materials shall include but not be limited to: scored concrete, pavers (asphalt
or otherwise), or similar materials.
2. Screen service and loading areas from streets, pedestrian circulation areas, open space
areas, and adjacent parcels.
3. Minimize the visual impact of all exterior components of communications, plumbing,
power, processing, heating, cooling and ventilating systems from adjoining streets,
parcels, buildings, and open space areas. These components shall be screened to
minimize visibility from the sidewalk or edge of pavement on the other side of the
street.
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Conditional Use Permit Application (City of Hood River)

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