Chapter 18.160
MASTER PLANNED DEVELOPMENTS

Sections:

18.160.010    Purpose.

18.160.020    Unique community asset defined.

18.160.030    Applicability.

18.160.040    Administration.

18.160.050    Minimum requirements.

18.160.060    Public participation requirements.

18.160.070    Approval of master planned development.

18.160.080    Appeal.

18.160.090    Consolidated review.

18.160.100    Modification to master planned development.

18.160.110    Permitted uses.

18.160.120    Development standards.

18.160.130    Cost recovery.

18.160.140    Development agreement(s).

18.160.010 Purpose.

The purpose of the master planned development (“MPD”) overlay zone is to establish a master planning process to guide the public review and approval of proposed development activities in areas designated by the Roslyn city council in the Roslyn comprehensive plan as a unique community asset. [Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.160.010)), 2010.]

18.160.020 Unique community asset defined.

A “unique community asset” is a parcel or contiguous parcels, under common ownership or control, located solely within the city’s municipal boundaries, designated by the city council as a unique community asset based on a finding that the site has unique historic attributes or characteristics, contains or is adjacent to environmentally sensitive areas, and is located near or adjacent to public facilities, such as public trails. [Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.160.020)), 2010.]

18.160.030 Applicability.

The provisions of this chapter shall be applicable only to parcels designated by the city council as unique community assets. [Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.160.030)), 2010.]

18.160.040 Administration.

As an alternative to developing parcel(s) pursuant to other chapters of the Roslyn Municipal Code and consistent with the underlying zoning, an applicant may request, subject to city council approval, that the city process its development applications in accordance with the provisions of this chapter, provided the subject parcel(s) has been designated a unique community asset by the city council. [Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.160.040)), 2010.]

18.160.050 Minimum requirements.

Proposals for master planned development shall include the following:

A. The range, mix, and intensity of the proposed uses;

B. A conceptual site layout defining areas not suitable for development with inclusion of setbacks, buffers, and landscaping requirements;

C. Access and development standards;

D. Provisions to protect the city’s historical character and designation as a National Historic District;

E. Provisions for water and sewer services;

F. Design guidelines; and

G. Other measures as may be proposed to ensure that the project is compatible with the historic character of the community and does not adversely affect environmentally sensitive areas, and to mitigate potential adverse project impacts. [Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.160.050)), 2010.]

18.160.060 Public participation requirements.

It is the intent of the city to provide timely and meaningful opportunities for public involvement in the preparation, review, and potential approval of proposed master plans. This shall include the preparation and distribution of a public involvement plan that highlights key dates and opportunities for public review and comment. At a minimum, the following shall occur prior to action by the city council:

A. A public notice board approved by the city shall be installed by the applicant on the site;

B. Public notices shall be posted at City Hall, the library, the post office and at other public locations in the community;

C. Relevant project information shall be posted on the city’s website;

D. The city shall establish and maintain a mailing list of interested parties that wish to receive direct notice of opportunities for public comment and notices of actions taken;

E. At least two public hearings will be conducted to receive comments on the proposed master plan early in the review process;

F. All public comments received by the city shall be included in the public record for the project;

G. The city planning and historic preservation commission shall conduct such public meetings and discussions as may be necessary to prepare a recommendation(s) to the city council in accordance with the public participation plan approved by the city council and the bylaws of the commissions; and

H. The city council shall conduct two additional public hearings on the recommended master plan prior to taking final action. [Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.160.060)), 2010.]

18.160.070 Approval of master planned development.

The Roslyn city council, by majority vote, has the sole authority to approve, deny, or approve with conditions, master planned developments. The planning and historic preservation commission, as necessary, may make recommendations to the city council relating to its consideration of proposed master planned developments. [Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.160.070)), 2010.]

18.160.080 Appeal.

An applicant may appeal to superior court the city council’s decision regarding a proposed master planned development. [Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.160.080)), 2010.]

18.160.090 Consolidated review.

The city may simultaneously review the applicant’s proposed master planned development with all required permits and approvals, including nonproject and project specific environmental reviews. [Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.160.090)), 2010.]

18.160.100 Modification to master planned development.

Proposed modifications to an approved master planned development shall be submitted in writing for the city council’s review. Modifications that do not substantially change the nature or level of use or that do not require a new environmental review may be considered minor amendments and may be referred by the city council to the mayor for administrative review and approval. Modifications that result in a substantial change of use, that substantially change the nature or level of activity, or that require the need for additional environmental review shall be considered a major modification and shall be subject to review and approval by the city council based on a recommendation by the planning and historic preservation commission in consultation with the historic commission. [Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.160.100)), 2010.]

18.160.110 Permitted uses.

Permitted uses for parcel(s) located in an MPD overlay zone shall be consistent with the master planned development approved by the city council. [Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.160.110)), 2010.]

18.160.120 Development standards.

Development activities within a MPD overlay zone shall comply with the conditions of the approved master planned development, the conditions of any required permits and approvals, and the provisions of the Roslyn Municipal Code unless a development agreement approved by the city council provides alternative measures for adequately addressing the objectives of the code requirements.

A. Except as may be specifically provided in a development agreement, implementation of an approved master planned development shall comply with the general provisions applicable to all zoning districts.

B. In addition to the requirements set forth above, approved master planned developments in a MPD overlay zone shall meet the following development standards:

1. Traffic Impacts. The applicant shall prepare and submit for city review and approval, at no cost to the city, a traffic study that identifies and proposes mitigation for the traffic impacts of the proposed development. Mitigation may include, but is not limited to, ongoing monitoring as may be required by the city;

2. Sewer and Water Services. The applicant shall provide documentation to verify sufficient provisions have been made to provide water and sewer service to the development, provided said services neither reduce the level of service below the city’s approved minimum level of service standards nor adversely affect the city’s capacity to provide water or sewer service to existing and future customers. This shall include, but is not limited to, documentation that adequate capacity exists in the regional sewage treatment facility and that all required approvals and authorizations have been obtained;

3. Water Rights. In addition to the requirements for provision of water services set forth above, the applicant shall demonstrate to the satisfaction of the city that adequate water rights to serve the proposed development have been secured and perfected in accordance with the provisions of the city’s comprehensive water plan and Chapter 13.25 RMC. In the event the city lacks adequate water rights to serve the proposed master planned development, the city may deny the master planned development application or condition its approval of the master planned development application upon the applicant’s transfer to the city of water rights necessary, as determined by the city, to serve the proposed development;

4. Historic Preservation. Development activity in a MPD overlay zone shall not compromise, diminish, threaten or otherwise adversely affect the city’s designation as a National Historic District. The Roslyn city council, in consultation with the planning and historic preservation commission, has sole discretion to determine what development activities may compromise, diminish, threaten or otherwise adversely affect the city’s designation as a National Historic District. All development activities in a MPD overlay zone shall be consistent with the historic character of the community and the National Historic site designation. Adequate provision shall be made for preserving all designated historic sites and historical or cultural artifacts located in a MPD overlay zone;

5. Storm Water Management. All development activities in a MPD overlay zone shall meet or exceed the design standards for an urban area contained in the Department of Ecology Storm Water Design Manual for Eastern Washington as determined by the city of Roslyn. The applicant shall be responsible for all costs reasonably incurred by the city in making this determination; and

6. Environmentally Sensitive Areas. The applicant shall, at no cost to the city, identify all environmentally sensitive areas on the site, and all environmentally sensitive areas adjacent to the site that are likely to be impacted by the proposed development. The applicant shall, at no cost to the city, make adequate provisions to avoid or mitigate potential adverse impacts. [Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.160.120)), 2010.]

18.160.130 Cost recovery.

The applicant shall be responsible for reimbursing the city for all reasonable and necessary costs, including city staff time, associated with reviewing, approving, publishing, and implementing the master planned development. Upon the applicant’s submittal of a proposed master planned development, the applicant shall deposit funds in an amount reasonably established by the city to ensure that all costs incurred by the city are recovered. [Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.160.130)), 2010.]

18.160.140 Development agreement(s).

The city and applicant may execute, in accordance with the provisions of state law, development agreement(s) to implement the provisions of the approved master planned development and related permits and approvals. Prior to execution by the city of a development agreement, the city council shall hold not less than two public hearings. [Ord. 1060 §§ 5, 6, 2010; Ord. 1059 § 2 (Exh. A (12.160.140)), 2010.]