Chapter 20.60


20.60.010    Master plan requirement.

20.60.020    Purposes.

20.60.030    Required submissions.

20.60.040    Optional standards.

20.60.010 Master plan requirement.

As a requirement of application for rezoning on a portion of a tract of land under single ownership, a master plan must be submitted for the complete tract before any portion of the land may be rezoned. In addition, a master plan shall be required to accompany any application for the rezoning of any area greater than five acres or for the approval of projects of $500,000 value or more. [Ord. 867 § 1, 2013; Ord. 462 § 6, 1984.]

20.60.020 Purposes.

The general purpose of the master plan process is to require that an applicant apply planning techniques to major developments to allow the planning commission to understand the merits of a proposed application. The master plan process is intended to:

A. Provide for a more efficient use of land which will result in smaller networks of utilities, safer street grids, lower construction and maintenance costs to the general public and promotion of the more efficient use of public and private space;

B. Encourage enhancement and preservation of land which is of outstanding scenic, environmental, cultural or historic significance;

C. Encourage harmonious and coordinated development that considers natural features, community facilities, and land use relationships with surrounding properties in the general neighborhood and provides for pedestrian and vehicular traffic circulation in conformance with the comprehensive plan;

D. Facilitate understanding of a development’s anticipated short-term and long-term impact upon the tax base, local economy, population makeup, demand for public utilities and services and the environment. [Ord. 867 § 1, 2013; Ord. 462 § 6, 1984.]

20.60.030 Required submissions.

A master plan shall establish the approximate location of land uses, buffers, roads, pedestrian ways, drainage patterns, open spaces and parks. A master plan for rezoning may require other considerations. The master plan shall consist of:

A. Site condition maps, including:

1. The concept plan maps drawn to the same scale as the topographical plan maps available at City Hall;

2. Boundaries of the subject property;

3. Location and size (as appropriate) of all existing drainage, water, sewer and other utility provisions affecting the site; and

4. Information about existing vegetative cover and general soil types as appropriate to the proposed property.

B. A concept plan which shall depict in map form the location and function of:

1. The land uses proposed for the subject property in a detail at least as great as the general district categories identified in WMC 20.12.010;

2. All proposed roads and pedestrian ways, showing their access to existing public streets and walkways;

3. All drainages, buffers and open spaces within a proposed development.

C. Supporting data, to include:

1. A statement indicating what arrangements have been made with the borough or state departments or agencies for the provisions of needed utilities, including, if appropriate, water supply, water treatment and distribution, storm drainage, runoff collection and disposal, electric power, sewage collection, wastewater treatment and disposal, and communications (telephone and cable television);

2. The total acreage involved in the project;

3. The number of acres devoted to the various land use categories shown on the site development plan, along with a percentage of total acreage represented by each category of use; and

4. The number and type of dwelling units proposed for the overall site and the number of dwelling units per acre. [Ord. 867 § 1, 2013; Ord. 462 § 6, 1984.]

20.60.040 Optional standards.

In order to provide flexibility in the subdivision and building permit process, an applicant may submit a list of alternative design standards for review as variances for a specific project as part of a master plan review process by the planning and zoning commission. The applicant must submit a set of minimum design standards which shall govern the site development, such as lot shapes and sizes, internal streets and pedestrian ways, open space provisions, off-street parking demands, visual screens, general buffers, and landscaped areas. [Ord. 867 § 1, 2013; Ord. 462 § 6, 1984.]