Chapter 18.110
MASTER PLAN OVERLAY
Sections:
18.110.030 Minimum land area requirement.
18.110.040 Application and approval process of master plan.
18.110.050 Contents of master plan.
18.110.060 Development standards.
18.110.070 Criteria for approval.
18.110.080 Conditions of approval.
18.110.090 Effect of master plan approval.
18.110.100 Subsequent development.
18.110.110 Approval process for subsequent development.
18.110.120 Amendment of approved master plan.
18.110.130 Expansion of master plan overlay.
18.110.150 Duration of approved master plan.
18.110.010 Purpose.
The purposes of the master plan overlay (MPO) are as follows:
A. To provide a means for creating master planned developments in any zoning district, and to allow for the application of flexible development standards to encourage and foster creative and innovative planning practices that will result in well-designed, efficient and functional planned developments.
B. To promote urban infill, and more economical and efficient use of the land, while providing a development that provides a variety of housing choices, business opportunities, high level of urban amenities, and is consistent with the goals and policies of the comprehensive plan.
C. To encourage the provision of more usable and suitably located recreation facilities and other private and common facilities than would otherwise be provided under conventional land development procedures. (Ord. 2013-04 § 2 (Exh. A (part)), 2013: Ord. 2003-10 § 1 (Exh. A, II(G)(1)), 2003. Formerly 18.40.010)
18.110.020 Applicability.
The master plan overlay is applicable for all zoning districts. The master plan designation is established through an amendment to the city’s zoning ordinance map, and may require an amendment to the comprehensive plan land use map. A master plan may be submitted concurrently with map amendment application, or subsequent to that process.
A. Master plans are designated an overlay on the city’s zoning map.
B. The underlying zoning districts for a master plan’s geographic area are depicted on the city’s zoning map. If land use designation and zoning changes are proposed as part of the master plan, a comprehensive plan land use and zoning map amendment is necessary.
C. Existing approved master plans shall be administered subject to the provisions of Sections 18.110.100 through 18.110.150. (Ord. 2013-04 § 2 (Exh. A (part)), 2013)
18.110.030 Minimum land area requirement.
Each area identified as a master plan shall be a minimum area of twenty acres. The site size may have a site size of less than twenty acres if the review authority makes specific findings of fact to support the conclusion that a master plan is in the public interest. (Ord. 2013-04 § 2 (Exh. A (part)), 2013: Ord. 2003-10 § 1 (Exh. A, II(G)(3)), 2003. Formerly 18.40.030)
18.110.040 Application and approval process of master plan.
A. Application requirements and review process of master plans shall be in conformance with the provisions of Title 19, Project Permit Application Procedures.
B. Prior to submittal of an application for a master plan, the applicant shall hold a public meeting to identify potential community impacts and concerns about the project. Public notice of the meeting is required. Neighborhood meeting noticing procedures shall be defined by the director at the time of the pre-application conference. (Ord. 2013-04 § 2 (Exh. A (part)), 2013: Ord. 2003-10 § 1 (Exh. A, II(G)(4)), 2003. Formerly 18.40.040)
18.110.050 Contents of master plan.
The master plan shall contain the following elements:
A. Existing Conditions. An application for a master plan shall contain the following information related to the existing conditions of the subject site, presented in narrative, tabular and/or graphic formats:
1. Vicinity map that identifies surrounding uses within five hundred feet of the site boundary.
2. Zoning map that identifies base and overlay zoning designations for the site and surrounding properties uses within five hundred feet of the site boundary.
3. Site description including the following information provided in narrative, tabular and/or graphic formats:
a. Aerial photo and topography.
b. Natural resources and critical areas, including existing drainage patterns and courses, wetlands, springs and other water bodies; significant stands of trees and trees meeting criteria of Chapter 18.180; fish and wildlife habitat, and natural constraints such as steep slopes greater than fifteen percent, and unstable, impermeable or weak soils. This includes any critical area studies or analysis required by the city’s critical areas ordinance (Chapter 16.20).
c. Existing buildings, including use, location, size and date of construction, if any.
d. Existing on-site transportation circulation system, if any.
e. Location and size of all existing public and private utilities on the site including water, sanitary sewer, stormwater retention/treatment facilities, and electrical, telephone and data transmission lines.
f. Location of all public and private easements.
g. A description of the type, design and characteristics of surrounding properties.
h. Site and soil analysis for suitability of appropriate low impact development stormwater management facilities.
4. Detailed description of the transportation system within and adjacent to the site including:
a. Street classification of all internal and adjacent streets.
b. Transit service availability.
c. Baseline traffic impact study.
5. Analysis of existing infrastructure capacity on, in the vicinity of, and downstream of the site.
B. Proposed Master Plan. Description of all proposed development within the subject site, presented in narrative, tabular and graphic formats:
1. Underlying Zoning District Boundaries. If these are proposed to be modified as part of the master plan, the existing and proposed configuration of zoning districts shall be illustrated. Depending on the modification proposed, an amendment to the comprehensive plan’s land use and zoning map may be necessary.
2. Description of the mix of uses, including number of units and/or total gross square feet devoted to each, and location on the site.
a. Permitted Uses. All permitted or conditionally permitted uses in the underlying zoning district(s) are allowed.
b. Density. Residential density by phase and at full build-out.
3. All site improvements including the approximate size and location of buildings; surface and structured parking facilities; on-site pedestrian and vehicular circulation including identified improvements; transit stops and pedestrian/transit amenities; and open space and landscaped areas.
4. A preliminary infrastructure plan, including location of new and/or expanded existing public and private utilities including water, sanitary sewer, stormwater management facilities (including storm detention calculations and LID management facilities); and electrical, telephone and data transmission lines.
5. Summary of transportation facilities including:
a. Traffic impact study prepared by a traffic/transportation engineer that describes traffic impacts associated with each phase of development and at full build-out of the project, and a plan for accommodating this traffic. The specific content of the traffic impact study shall be determined by the city engineer.
b. Parking impact study describing the parking demand associated with each phase of the development and at full build-out of the project, and a mitigation plan for accommodating parking demand on the site.
c. A description of alternative modes of transportation, including public transit, bicycle and pedestrian.
d. A description of potential parking and traffic/pedestrian impacts, if any, and appropriate measures to mitigate these impacts.
6. Plan for protecting designated environmental, historic/cultural and open space resources.
7. Design standards that will govern the orientation and design of buildings and other improvements, including but are not limited to the following:
a. Architecture, including design standards and building materials for buildings, fences, walls and other structures.
b. Landscaping, including preliminary landscape plan and standard plant list. Native plant materials are preferred.
c. Pedestrian circulation, including development standards, amenities and materials.
d. Bicycle parking facilities, including specifications.
e. Signs.
f. Lighting.
8. Identification of any alternative development standards from underlying zoning district standards, and the specific application of the alternative standards.
9. Phasing plan for implementation of the proposed development.
10. Summary of development intensity at full build-out.
11. Summary of how the proposed master plan proposes innovative planning techniques, enhanced site design elements and/or other planning practices that will result in well-designed, efficient and functional planned developments; and conforms with the goals and policies of the city’s comprehensive plan.
12. SEPA checklist. (Ord. 2013-04 § 2 (Exh. A (part)), 2013: Ord. 2003-10 § 1 (Exh. A, II(G)(5)), 2003. Formerly 18.40.050)
18.110.060 Development standards.
A. The provisions of the underlying zoning district shall apply.
B. Uses identified as allowed or conditionally allowed in the respective zoning districts are permitted within the master plan overlay, unless specifically prohibited in the text of the master plan.
C. As part of the proposed master plan, alternative development standards unique to the master plan overlay may be identified. Alternative standards for height, setbacks, density, parking, landscaping, streets, and other components of development shall be specifically identified in the master plan in order to apply to future development of the subject site.
1. In exchange for the consideration of alternative development standards, the master plan shall include innovative planning techniques and enhanced site design elements, including, but not limited to:
a. Mixed use development;
b. Live/work units;
c. Integration of a variety of housing types;
d. Transit-oriented development;
e. Clustering development to orient toward open space features;
f. Enhanced open space and recreational amenities for residents;
g. Public parkland dedication;
h. Pedestrian and nonmotorized facilities including key city connections;
i. Enhanced stormwater management/LID;
j. Energy efficient development;
k. Green building techniques;
l. LEED certification(s) including neighborhood development;
m. Variety of building styles and architectural features/enhanced architectural design; and
n. Business and economic opportunities/development.
D. The master plan shall identify the advantages and positive benefits of the proposed master plan to the Poulsbo community. Further, the master plan shall demonstrate how the alternative standards enhance and benefit the future residents or users of the master plan, as well as the larger Poulsbo community. (Ord. 2013-04 § 2 (Exh. A (part)), 2013: Ord. 2003-10 § 1 (Exh. A, II(G)(6)), 2003. Formerly 18.40.060)
18.110.070 Criteria for approval.
To receive approval of a master plan and application of master plan overlay on the zoning map, the applicant shall demonstrate compliance with all of the following criteria:
A. Content. The master plan contains all of the components required in Section 18.110.050.
B. Innovative planning technique(s), site design and/or architectural design. The master plan has demonstrated the use and integration of innovative planning techniques, site design and aesthetically appropriate architectural building design.
C. Transportation System Capacity. There is either sufficient capacity in the transportation system to safely support the proposed master planned development in all future phases, or there will be adequate capacity by the time each phase of the development is completed.
D. Availability of Public Services. There is either sufficient capacity within public services such as water supply, sanitary sewer, stormwater management, and police and fire services, to adequately serve the master planned development in all future phases, or there will be adequate capacity by the time each phase of the development is completed.
E. Protection of Regulated Critical Areas. City-regulated natural resources such as critical areas are protected in compliance with the other titles of the PMC.
F. Compatibility with Adjacent Uses. The master plan contains design, landscaping, parking/traffic management and multi-modal transportation elements that limit conflicts between the master planned development and adjacent uses.
G. Mitigation of Off-Site Impacts. All potential off-site impacts including but not limited to traffic, noise, light and glare, and stormwater runoff are identified and mitigated to the extent practicable.
H. Alternative Development Standards. The master plan has identified all proposed alternative development standards and has demonstrated:
1. The alternative development standard(s) is warranted given the site conditions and/or characteristics of the site design.
2. The benefits accruing from the alternative development standards outweigh any potential adverse impacts.
3. Any impacts resulting from the alternative development standards are mitigated to the extent practical. (Ord. 2013-04 § 2 (Exh. A (part)), 2013: Ord. 2003-10 § 1 (Exh. A, II(G)(7)), 2003. Formerly 18.40.070)
18.110.080 Conditions of approval.
The review authority shall have the authority to impose any conditions of approval necessary to mitigate potentially adverse impacts. (Ord. 2013-04 § 2 (Exh. A (part)), 2013)
18.110.090 Effect of master plan approval.
The approved master plan together with all revisions, required mitigation and conditions imposed shall constitute the approved master plan, which shall be filed in the office of the city clerk. The approved master plan does not itself authorize development, but provides standards against which application for subsequent development including site plans and permits for development of property covered by the approved master plan overlay are to be reviewed. (Ord. 2013-04 § 2 (Exh. A (part)), 2013: Ord. 2003-10 § 1 (Exh. A, II(G)(9)), 2003. Formerly 18.40.090)
18.110.100 Subsequent development.
A. When a land use permit is submitted to the city for development within a master plan overlay, the planning director shall review the application for substantial compliance with the approved master plan. “Substantial compliance” shall mean the development proposal:
1. Is within the scope and intent of the approved master plan;
2. Is of similar size, scale, site and architectural design of the approved master plan, and does not present appreciably different environmental effects from those identified during the master plan review process;
3. Does not reduce overall acreage identified as dedicated public areas or buffer areas, and in the case of alterations to the location of such areas, provides equal or greater benefit as compared to the area designated in the master plan; and
4. Does not significantly change the mix and location of land uses, generation of traffic impacts, and/or major points of ingress or egress.
B. The planning director shall give written notice to the applicant whether the proposed development substantially complies with the approved master plan. In the event the proposed development is determined not to be in substantial compliance, the notice shall specify the reason(s) for the determination and suggest action(s) that would bring the proposal into substantial compliance, including, if appropriate, the need for an amendment. (Ord. 2013-04 § 2 (Exh. A (part)), 2013: Ord. 2003-10 § 1 (Exh. A, II(G)(10)), 2003. Formerly 18.40.100)
18.110.110 Approval process for subsequent development.
Any development permit sought under an approved master plan shall be subject to the provisions of Title 19. In the event site development or design standards approved as part of the master plan differ from otherwise applicable city standards, the approved master plan standards shall control. If alternative standards are not identified in the approved master plan, the applicable city standard shall control. (Ord. 2013-04 § 2 (Exh. A (part)), 2013: Ord. 2003-10 § 1 (Exh. A, II(G)(11)), 2003. Formerly 18.40.110)
18.110.120 Amendment of approved master plan.
Any proposal to amend an approved master plan shall be processed as a Type III permit under the provisions of Title 19 and will be reviewed under the criteria of approval for master plans, Section 18.110.070.
A. An amendment to an approved master plan may be proposed in conjunction with a land use development permit that was found not to be in substantial compliance.
B. An amendment to an approved master plan may be proposed if the property owner/applicant wishes to change any of the elements of the approved master plan.
C. Any necessary zoning map amendments may be processed with a proposed amendment. (Ord. 2013-04 § 2 (Exh. A (part)), 2013: Ord. 2003-10 § 1 (Exh. A, II(G)(12)), 2003. Formerly 18.40.120)
18.110.130 Expansion of master plan overlay.
Additional land may be added to the master plan overlay through a zoning use map amendment, unless a change in the underlying land use designation is desired: then an amendment to the comprehensive plan land use map may also be necessary. When the overlay is expanded, the master plan shall be required to be amended to address the expanded area, prepared subject to the provisions of Section 18.110.050. Amendments to the master plan may occur concurrently with the map amendment process, or subsequent to that process. (Ord. 2013-04 § 2 (Exh. A (part)), 2013)
18.110.140 Vesting.
Development standards, site and architectural design standards identified in an approved master plan shall control for all subsequent site development as long as the approved master plan remains in effect. If alternative standards or procedures are not specifically identified in the approved master plan, the applicable city standard at the time of land use permit or subdivision submittal shall control. (Ord. 2013-04 § 2 (Exh. A (part)), 2013: Ord. 2003-10 § 1 (Exh. A, II(G)(13)), 2003. Formerly 18.40.130)
18.110.150 Duration of approved master plan.
An approved master plan shall remain valid for five years, or as provided for in the master plan’s approved phasing plan. Once the master plan is commenced, the master plan is vested for the life of the project; provided, that if the master plan is constructed in phases, each phase is developed as a “stand-alone” phase, and all infrastructure necessary to support the phase is improved prior to issuance of building permits for the specific phase. (Ord. 2013-04 § 2 (Exh. A (part)), 2013: Ord. 2003-10 § 1 (Exh. A, II(G)(14)), 2003. Formerly 18.40.150)