20.268.070 Master Plan Components.
A. Existing conditions. An existing public facility that wishes to expand shall provide all of the following information regardless of the type of master plan format selected. A new public facility shall be provided the following information as appropriate:
1. Mission statement that identifies the purposes and scope of services provided by the public facility.
2. List of existing primary and accessory uses associated with the public facility.
3. Existing utilization that summarizes the total number of employees and patrons, e.g., students, patients, citizens, routinely served on the site. This utilization can be expressed in terms that are appropriate to the use such as total full-time equivalent (FTE) students and total patient visits.
4. Establishment of the existing campus boundary. The campus boundary may include properties not in the applicant’s ownership with the understanding that these cannot be used for public facility uses until they come into the applicant’ s ownership or control. Information shall include: 1) total acreage within the boundary; 2) list of all properties within the boundary by size, legal description and ownership, presented in both tabular and graphic formats; 3) calculation of the percentage by acreage of property within the campus boundary in the applicant’s ownership or control; and 4) list of all properties by size and legal description within the applicant’s ownership or control outside the campus boundary within 400’, presented in both tabular and graphic formats.
5. Vicinity map that identifies surrounding uses within 400’ of the campus boundary.
6. Zoning map that identifies base and overlay zoning designations for the campus and surrounding properties uses within 400’of the campus boundary.
7. Site description for all property in the applicant’s ownership and control within the campus boundary including the following information provided in narrative, tabular and/or graphic formats:
a. Topography and natural resources including 100-year flood plain; drainage patterns and courses; wetlands, rivers, springs and other water bodies; significant stands of trees and individual trees with a caliper greater than 6” as measured 4’ above grade; significant fish and wildlife habitat, and natural hazards such as steep slopes greater than 15%, and unstable, impermeable or weak soils. Exhibit must include a site plan with no greater than 2’ contours for slopes of 0 – 10% and no greater than for slopes greater than 10%.
b. Open space inventory including all natural and landscaped areas.
c. Inventory of cultural, historic and/or archeological resources on the site, if any.
d. Existing building inventory including use, location, size and date of construction.
e. Existing on-site pedestrian, bicycle and vehicular circulation system.
f. Inventory of existing vehicular and bicycle parking spaces and location of surface and structured parking facilities.
g. Location and size of all public and private utilities on the campus including water, sanitary sewer, storm water retention/treatment facilities, and electrical, telephone and data transmission lines.
h. Location of all public and private easements.
8. Calculation of existing development intensity including average total site coverage (including building footprints, parking/roadways and sidewalks/pedestrian paths); total open space by acreage and percentage; and average floor-to-area (FAR) ratio.
9. Detailed description of the transportation system within and adjacent to the campus including:
a. Street classification of all internal and adjacent streets.
b. Transit service availability.
c. Description of transportation demand management plan to reduce dependence on single-occupant vehicle (SOV) use, if any.
d. Existing modal split data for employees and, if available, for patrons and visitors to the site.
e. Baseline traffic impact study prepared by a licensed engineer to include information as required by the city’s Traffic Engineer.
f. Baseline parking demand study prepared by a licensed engineer to include information as required by the city’s Traffic Engineer.
10. Analysis of existing infrastructure capacity on and in the vicinity of the campus.
11. Completed SEPA checklist on city-provided form with applicable fee.
B. Planning history. All existing and new public facilities, regardless of the type of master plan format selected, shall provide the following information:
1. Summary that describes the public involvement/neighborhood planning process used by the applicant in the development of the master plan application including written agreements, meetings and other outreach efforts. The applicant shall have at least one meeting with the affected recognized neighborhood and business associations prior to the submission of the application with city staff in attendance. However, the applicant is encouraged to meet with affected property owners on a regular basis as the master plan is developed.
2. Summary of all previous known land use cases affecting the applicant’s property within the campus boundary and a list of all outstanding conditions of approval that either have not been addressed in the past and/or that remain in force at the time of the application.
C. Proposed development plan.
1. Detailed master plan. The following information is required for a detailed master plan:
a. Description of anticipated growth during the master plan’s term that justifies additional development. This includes projections related to the increase in the number of employees, patrons and visitors to the site; increases in programming and events; and/or other indices of increased utilization.
b. Description of the ultimate campus boundary. If the applicant proposed to expand the boundary from its current configuration, information about the expansion area shall be provided including: 1) total additional acreage; 2) list of all properties within the expansion boundary by size, legal description and ownership, presented in both tabular and graphic formats; and 3) calculation of the percentage of acreage within the expansion area in the applicant’s ownership or control. The expansion area may include properties not in the applicant’s ownership with the understanding that these cannot be used for the public facility’s use until they come into the applicant’s ownership or control.
c. Description of all proposed development within the term of the master plan, presented in narrative, tabular and graphic formats:
1. Description of expansions of existing buildings and new buildings anticipated during the term of the master plan, including size, location, approximate footprint and use.
2. All other site improvements including new or expanded surface and structured parking facilities; bicycle parking facilities; on-site pedestrian, bicycle and vehicular circulation; transit stops and pedestrian/transit amenities; and open space and landscaped areas.
3. The location of new and/or expanded existing public and private infrastructure including water, sanitary sewer, storm water retention/treatment facilities, and electrical, telephone and data transmission lines.
d. Phasing plan for implementation of proposed development.
e. Summary of development intensity at full build-out of the master plan including average FAR and lot coverage.
f. Summary of transportation facilities, including:
1. Traffic impact study prepared by a licensed engineer that describes traffic impacts associated with each phase of development and at full build-out under the master plan, and mitigation plan for accommodating this traffic in compliance with regulations for transportation concurrency contained in Title 11.95 VMC. The specific content of the traffic impact study shall be determined by the city’s Traffic Engineer.
2. Parking impact study describing the parking demand associated with each phase of the development and at full build-out under the master plan, and a mitigation plan for accommodating this parking demand within the site.
3. Transportation demand management plan to encourage employees and patrons to use alternative modes of transportation including carpooling/vanpooling, walking, biking, transit and telecommuting. The plan shall comply with the requirements of the Washington Commuter Trip Reduction Rule, if applicable.
4. Concurrent or proposed street vacations, with a description of potential parking and traffic/pedestrian circulation impacts, if any, and appropriate measures to mitigate these impacts.
g. Plan for protecting city-designated environmental, historic/cultural and open space resources, if any.
h. Design standards that will govern the orientation and design of buildings and other improvements including but not limited to the following. Public facilities shall be encouraged to use building techniques and materials that result in projects that are architecturally sound, durable and energy-efficient.
1. Architecture, including design standards and building materials board.
2. Landscaping, including design standards and standard plant list. Native plant materials are preferred.
3. Pedestrian circulation, including development standards and materials.
4. Bicycle parking facilities, including specifications.
5. Signs.
6. Lighting.
i. Neighborhood communication and coordination plan to ensure that the public facility institutionalizes an on-going process for communicating and problem-resolution with neighbors. This includes the following:
1. An annual meeting hosted by the public facility with representatives from the recognized neighborhood and business associations and other interested parties within whose boundaries the public facility is located. The purpose of the meeting is to discuss short- and long-term plans for campus development. The public facility must extend the invitation, and have documentation therein, even if the affected associations choose not to meet with the public facility representatives. This information shall be provided to the city.
2. A process for meeting with neighborhood and business associations to provide the opportunity to review and comment in a timely fashion prior to construction of specific buildings or other development, to be coordinated with the appropriate land use review as described in Section 20.268.040(B) VMC.
2. Concept master plan. The following information is required for a concept master plan:
a. All of the same information as required for a detailed master plan described in Subsection 1 above except (1)(c) that shall be replaced with the information contained in Subsection (b)-(e) below.
b. Creation of a pedestrian, bicycle and vehicular circulation framework for the entire site at full build-out of the master plan.
c. Creation of an open space framework for the entire site at full build-out of the master plan.
d. Using the circulation and open space as a framework, division of the proposed development area into a series of phases. For each phase, provide the following information:
1. The approximate mix of uses by percentage;
2. The total gross square footage of development, FAR and lot coverage anticipated without detailing the specific location, size and footprint of specific buildings or surface/structured parking facilities;
3. The proportion of the phase to be devoted to circulation and open space.
3. Hybrid master plan. All of the same information as required for a detailed master plan described in Subsection (1) above will be required in the hybrid master plan for phases where detailed design/development approval is sought. For phases where only concept design/development approval is sought, the requirements of Subsection (2) above shall apply. (Ord. M-3643, 01/26/2004)