20.550.070 Special Requirements – Master Development Plan Within the Transit Overlay District.
A. General. For large scale developments defined in Section 20.550.040(D)(5) of this chapter, which do not meet the requirements of Section 20.550.050(D) Building Orientation, Section 20.550.040(E) Frontage and Section 20.550.040(F) Maximum Setbacks, the applicant shall meet the requirements of this section.
For any development other than a development in the Downtown Activity Center, which does not meet the floor area ratio requirements in Section 20.550.040(C), the applicant shall meet the requirements of this section.
The applicant shall be required to submit a Master Development Plan which must be approved by the planning official. The Master Development Plan shall consist of both a concept plan which shows the location and distribution of land uses and related facilities and a development plan which deals with site specific issues.
The purpose of the Master Development Plan is to:
1. Assure that the proposed development is considered as a whole and conforms to the comprehensive plan, the base zone and the requirements of this chapter. The master plan may serve to allow phasing of projects and flexibility of uses and development standards. Any other reviews needed for the development review process, such as conditional uses, plan amendments or zone changes may be considered at the same time as the master plan.
2. Assure that phased development is properly coordinated.
B. Components of Master Plan. The applicant must submit a master plan with all the following components. The review body may modify the proposal, especially those portions dealing with development standards and review procedures. The greater the level of detail in the plan, the less need for extensive reviews of subsequent phases. Conversely, the more general the details, the greater the level of review that will be required for subsequent phases.
1. Boundaries of the use. The master plan must show the current and possible future boundaries of the use for the duration of the master plan.
2. General statement. The master plan must include a narrative that addresses a description in general terms of the use’s expansion plans for the duration of the master plan.
3. Uses and functions. The master plan must include a description of present uses, affiliated uses, proposed uses, and possible future uses. The description must include information as to the general amount and type of functions of the use, the hours of operation and the approximate number of members, employees, visitors, special events must be included. For projects which include residential units, proposed minimum and maximum floor areas and densities, number of units and building heights must be indicated. For office/commercial projects, minimum and maximum floor area ratios must be indicated.
4. Site plan. The master plan must include a site plan, showing to the appropriate level of detail, buildings and other structures, existing mature trees and landscaping, the pedestrian and vehicle circulation system, parking areas, open areas, and other required items. This information must cover the following:
a. All existing improvements that will remain after development of the proposed use;
b. All improvements planned in conjunction with the proposed use;
c. Conceptual plans for possible future uses; and
d. General locations of usable open space, any land proposed to be dedicated for open space, pedestrian and transit connection between the site and public or private streets serving the development and connecting to off-site open space, internal circulation (both auto and pedestrian), location of proposed gates and fencing.
5. Development standards. The master plan may propose standards that will control development of the possible future uses that are in addition to or substitute for the requirements of this chapter. These may be such things as height limits, setbacks, frontage, FAR limits, landscaping requirements, parking requirements, signage, view corridors or facade treatments. Standards that do not meet the minimum standards in existing city codes require a variance.
6. Phasing of development. The master plan must include the proposed development phases, probable sequence for proposed developments, estimated dates, and interim uses of the property awaiting development. Developments other than large scale developments shall demonstrate on the site plan how required FARs will be achieved as development is phased. Developments that propose to add additional floors to the base structure shall provide all necessary plans to adequately demonstrate that all structures can carry additional floors in the future. In addition, the plan should address any proposed temporary uses or locations of uses during construction periods.
7. Transportation and parking. The master plan must include information on the following items for each phase:
a. Projected transportation impacts. This includes the expected number of trips (peak and daily), an analysis of the impact of those trips on the adjacent street system, and proposed mitigation measures to limit any projected negative impacts. Mitigation measures may include improvements to the street system or specific programs to reduce traffic impacts such as encouraging the use of public transit, carpools, vanpools, and other alternatives to single occupancy vehicles. Any mitigation measures shall be in addition to transportation impact fees.
b. Projected parking impacts. This includes projected peak parking demand, an analysis of this demand compared to proposed on-site and off-site supply, potential impacts to the on-street parking system and adjacent land uses, and mitigation measures.
8. Procedures. Master plan review shall be conducted under current review procedures. Other land use reviews may be conducted concurrently with the master plan review.
a. Any modifications, additions or changes to an approved master plan are subject to the following:
1. Minor changes shall be reviewed for compliance and compatibility with the approved master plan. A determination is made by the planning official.
2. Major changes shall be subject to the original procedural application type, subject to the fees in effect at the time of the request for change application. (Ord. M-3643, 01/26/2004)