20D.97.10 Master Planned Development.

20D.97.10-010 Purpose.

(1)    General. This section establishes standards and criteria for Master Planned Developments (MPDs). The process allows for development to occur in phases where coordination of public facilities is needed, when a master plan is needed to determine how best to develop the area, when a master plan is needed to integrate various uses, or when multiple ownerships are to be coordinated into a unified development.

(2)    The MPD approval establishes conditions with which all concurrent and subsequent land use approvals implementing the MPD shall comply. Conditions of approval provide assurances that infrastructure and public services associated with the MPD will be provided in a timely manner and that open space and recreation areas will be tailored to the MPD site. The MPD process provides long-term guidance for a large area so that the continuity of the overall development is maintained.

(3)    When MPDs are optional, they do not vest to development regulations in place at the time of application. Applicants wishing to pursue vesting for large and/or complex projects should pursue a development agreement, described in Chapter 36.70B RCW. (Ord. 2447)

20D.97.10-020 Applicability.

(1)    MPDs are allowed in all zones for projects encompassing at least three acres (for multi-family, commercial, and mixed-use) or 50 dwelling units (for single-family). MPDs are required in the Overlake Village Subarea for all projects encompassing at least three acres, in the East Sammamish Valley area pursuant to RCDG 20C.70.40-020, and in the Southeast Redmond neighborhood pursuant to RCDG 20C.70.45-010; MPDs in the Overlake Village Subarea are optional for projects encompassing less than three acres, regardless of proposed land uses. Where MPDs are required, they must be completed in conjunction with a development agreement, described in Chapter 36.70B RCW, to vest to development regulations in place at the time of the agreement.

(2)    Property included in an MPD must be under the same ownership or a signed agreement must establish control over multiple ownerships. (Ord. 2447)

20D.97.10-030 Scope of Approval.

General. The MPD approval shall constitute a limitation on the use and design of the site unless modified pursuant to RCDG Title 20F, Administration and Procedures. MPD review procedures are described in detail in RCDG 20F.40.90.

(1)    Approval Time Frame for MPDs Located in the Overlake Village Subarea and for MPDs Greater than 10 Acres Located in Downtown. Development plans may include multiple phases to be developed successively over a period of no more than 10 years. If after 10 years uncompleted phases remain, the applicant may request of the Technical Committee one extension of no more than five years. The Technical Committee may grant the extension if the applicant demonstrates economic hardship, change of ownership, unanticipated construction and/or site design problems, or other circumstances beyond his/her control determined acceptable by the Technical Committee. After no more than 15 years from the original MPD approval, the MPD approval shall expire.

(2)    Approval Time Frame for All Other MPDs. Development plans may include multiple phases to be developed successively over a period of no more than five years. If after five years uncompleted phases remain, the applicant may request of the Technical Committee one extension of no more than five years. The Technical Committee may grant the extension if the applicant demonstrates economic hardship, change of ownership, unanticipated construction and/or site design problems, or other circumstances beyond his/her control determined acceptable by the Technical Committee. After no more than 10 years from the original MPD approval, the MPD approval shall expire.

(3)    MPD and Subdivision. An MPD that requires platting shall not receive final plat approval until the City has granted an MPD approval. No building, construction or other permits shall be issued within an MPD until the City has issued the MPD approval.

(4)    Approval Process. The approval process includes the City’s review and consideration of the general project concept, including its intensity and overall design. Each land use entitlement associated with the MPD would then relate to specific site and development requirements as defined by the approval and the Community Development Guide. (Ord. 2447)

20D.97.10-040 Decision Criteria.

(1)    All elements of the MPD shall support and be consistent with the Redmond Community Development Guide and all applicable Comprehensive Plan policies.

(2)    MPDs proposed in the Overlake Village Subarea shall be consistent with the Overlake Village Master Plan and Implementation Strategy and shall include the items listed in RCDG 20C.45.50-030, Table 1, Item 3.

(3)    All other MPDs shall include the items listed below:

(a)    A design concept that is in conformance with all applicable Comprehensive Plan policies and development regulations;

(b)    Conceptual site plan indicating all proposed land uses;

(c)    Transportation and circulation plan indicating the layout and conceptual design of all streets, pedestrian pathways, parking, and location of transit facilities (as available), in plan view and cross section for streets (cross sections only required for projects in the Downtown);

(d)    Location of proposed space for parks, open space and any cultural facilities;

(e)    Phasing plan describing anticipated time frames for development, and showing that completion of affordable housing shall be commensurate with the progress on the construction of the development;

(f)    Location of any environmentally sensitive areas;

(g)    Landscape and tree retention concepts, including consideration of the health and structural stability of retained trees, as determined by an arborist report;

(h)    Preliminary plan indicating required connections to adjacent properties for transportation and open space systems;

(i)    Overall approach to sustainable design, including consideration of the use of environmentally sustainable materials such as permeable pavement, where possible; and

(j)    Preliminary plan for other major infrastructure improvements.

(4)    This chapter does not modify site requirements or design guidelines that would ordinarily apply to projects developed in the underlying zone. (Ord. 2447)

20D.97.10-050 Procedures.

See RCDG 20F.40.90, Master Planned Development. (Ord. 2447)