Chapter 20.88


20.88.000    Scope and purpose.

20.88.010    Authority to grant.

20.88.020    Contents of master plan.

20.88.030    Approval criteria.

20.88.040    Time limits.

20.88.050    Modifications or additions to an approved master plan.

20.88.000 Scope and purpose.

This chapter is intended to detail the procedures and responsibilities of the city planning commission and city council in the processing, consideration and action on proposed master plans. Master plan approval is required for specified uses and activities within certain zone districts. These uses, due to their large site areas, scale of buildings and structures, high trip generation rates, incremental growth over time, unique characteristics and potential impacts to the community, require a special degree of review and opportunity for public comment. It is expected that approval of a master plan will guide development within the affected area for a period of at least 10 years. Master plan approval is also intended to allow quicker review and processing of individual, phased construction projects with greater certainty than would be possible if a master plan did not exist. (Ord. 2745 § 3, 2003).

20.88.010 Authority to grant.

(1) A master plan shall be prepared and submitted for review by the city planning commission, and shall be considered through the same process as an amendment pursuant to Chapter 20.91 PMC.

(2) The community development director shall develop necessary application forms and administrative procedures to process a master plan proposal in order for effective review by the city planning commission and city council.

(3) The city council shall review a proposed master plan and the recommendation of the planning commission and may approve, modify, or deny a proposed master plan. If approved, said approval shall occur by adoption of an ordinance per PMC 20.91.030. (Ord. 2745 § 3, 2003).

20.88.020 Contents of master plan.

(1) A master plan must contain:

(a) A conceptual site plan depicting the approximate location and size of all known and potential future development.

(b) A proposed phasing plan for development, describing which of the proposed improvements will be included within each phase.

(c) Proposed development standards, including:

(i) Maximum building heights for various uses;

(ii) Minimum building setbacks;

(iii) Areas of landscaping buffers;

(iv) Estimated building square footage;

(v) Overall maximum lot coverage;

(vi) Open/green spaces, location and proposed activities;

(vii) Vehicular and pedestrian access points and throughways;

(viii) Parking – number of stalls, type (surface or garage), location;

(ix) Lighting standards to limit impact to off-site areas;

(x) An overall signage plan and design standards to be applied within the master plan area. Signs shall be of a consistent design and sized and located to minimize potentially adverse aesthetic and lighting impacts on adjacent areas.

(d) A transportation management program in which a performance standard is designated and features to attain this standard are established. Program features may include special site design features; annual promotion events; contracted parking enforcement; shuttle services for employees, etc.

(2) A master plan application must include necessary environmental analysis to allow for a determination of its potential environmental impacts and mitigation measures. (Ord. 2745 § 3, 2003).

20.88.030 Approval criteria.

(1) The city council may approve or approve with modifications a master plan if:

(a) The proposed plan is consistent with the goals and policies of the comprehensive plan; and

(b) The proposed development (including signage) is appropriate in design, character and appearance with the existing or intended character and quality of development in the immediate vicinity and with the physical characteristics of the subject property; and

(c) The location, configuration, design and detailing of major structures and landscaping convey an image of its semi-public use and will serve as prominent landmarks in the city; and

(d) The structures and site development, including landscaping, vehicular and pedestrian circulation, public plazas and sitting areas, functionally relate with the site and connect to adjacent areas; and

(e) The primary vehicular and pedestrian entrances are located and designed to delineate the complex as a major institution; and

(f) The plan provides for adequate parking and circulation as to not adversely impact adjacent areas.

(2) The city council may impose conditions on the master plan to ensure the standards and intent of this code and the comprehensive plan are met and to mitigate potential adverse impacts. (Ord. 2745 § 3, 2003).

20.88.040 Time limits.

(1) An approved master plan shall remain in effect for a period of not less than 10 years, subject to the following conditions:

(a) Submittal of biennial status reports to the city during the term of the master plan no later than December 31st of each biennial period;

(b) Submittal of interim reports to the city regarding any proposed changes or revisions to the master plan implementation schedule no later than December 31st of each biennial period;

(c) Issuance of construction permits for at least one-half of the new construction projects identified in each phase of the master plan implementation schedule no later than the projected completion date for the particular phase.

(2) An approved master plan shall remain in effect subject to compliance with the periodic reporting requirements set forth above; provided, that major unanticipated changes have not occurred in the vicinity nor have development regulations significantly changed. (Ord. 2745 § 3, 2003).

20.88.050 Modifications or additions to an approved master plan.

(1) Except as provided in subsection (3) of this section, an amendment to a previously approved master plan shall be treated as a new application.

(2) Additional properties may be added to an approved master plan, provided the total area to be added is at least one acre in size and the proposed amendment is supported by the original master plan applicant.

(3) The community development director may approve an addition or modification to a previously approved master plan if the following criteria are met:

(a) The addition or modification does not result in any significant adverse impacts;

(b) The addition or modification is within the general scope of the purpose and intent of the original approved application;

(c) The addition or modification does not add square footage of buildings or parking that is more than 20 percent of approved gross square footage;

(d) If an addition or expansion has been approved within the preceding 24-month period, the combined additions or expansions will not exceed 20 percent of the gross square footage.

(4) The director shall issue a written decision on any proposed administrative amendment that includes an analysis of the proposed amendment using the applicable decision criteria, including the facts upon which the decision and any conditions are based. (Ord. 2745 § 3, 2003).