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18B.700.720 Master Planned Development – Town Center Incentive Overlay.
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A. Purpose. The purpose of a master planned development in the Downtown District is to provide the developer and the City the opportunity to implement the downtown plan in way that could not be achieved through strict application of the standards in this chapter. It also allows for the development of larger, more complex, and multi-phased projects to develop with certainty.

B. Applicability. Development within the Town Center Incentive Overlay may apply for a master plan for the development of 10 or more acres.

C. Allowed Modification. Adoption of a master planned development allows for the modification of Downtown District development standards within the Town Center Incentive Overlay District including modification of standards for height, site design, building design, landscaping, parking, and signage. In addition, density may be calculated by evaluating the number of residential units over the entire acreage subject to the master plan instead of the acreage of a particular site. This allows housing units to be clustered at higher intensities, if desired.

D. Review Process. A master planned development is a Process III application under LMC 18A.20.080. Notice of application shall be provided pursuant to LMC 18A.20.330.

E. Submittal Requirements. Applications for a master planned development shall be filed with the Community and Economic Development Department on forms provided by the Department along with established fees. An applicant for a master planned development shall submit the following items to the City, unless the Director finds in writing that one or more submittals are not required due to unique circumstances related to a specific development proposal:

1. A detailed narrative that includes:

a. A description detailing how the proposed development will be superior to or more innovative than conventional development methods as allowed under the City’s land use regulations and how the approval criteria set forth in LMC 18B.700.720(G) have been satisfied;

b. A description of how the proposed master planned development will benefit the public in a manner greater than that achieved if the project was to be developed under the adopted standards of the CBD zone;

c. A table illustrating the density and lot coverage of the overall development, with the proportion of the site devoted to public and open space clearly indicated;

d. A description of the land use planned for the site, including types and numbers for commercial, civic, industrial, and residential land uses;

e. A description of the dwelling units proposed and the overall density and intensity, including the types and numbers of affordable housing units;

f. A description of the proposed park, open space and recreation areas including any proposed improvements, including specific details regarding the ownership and maintenance of such areas;

g. Detailed information regarding all proposed landscaping that is not included on an associated landscaping plan;

h. A description of the specific City standards as set forth in the underlying zoning district that the applicant is proposing for modification;

i. A description of how the master plan meets vision and objectives of the downtown plan in LMC 18B.100.110.

2. A site plan with the heading “Master Planned Development Site Plan” that includes information including street frontage types, building footprints, proposed landscaping, open space and parks and/or recreational areas including trails, public spaces, pedestrian walkways, parking locations, and proposed setbacks;

3. Conceptual elevation drawings illustrating facade and building design elements, including height, overall bulk/mass and density and proposed residential design features that will provide for a superior development;

4. A conceptual landscape plan/map showing the proposed location and types of vegetation and landscaping. The landscape plan may also be incorporated into the master planned development site plan and narrative;

5. A phasing plan, if the development will occur in distinct phases, with a written schedule detailing the timing of improvements;

6. A draft development agreement, if proposed by the applicant, or as required by the City; and

7. All of the submittal requirements in Chapter 18A.20 LMC, Article I.

F. Additional Information. Additional information or materials may be requested during the review process if the Community Development Director determines they are necessary for proper review of the application.

G. Required Findings. A master planned development shall only be granted after the Hearing Examiner has reviewed the proposed use and has made written findings that all of the standards and criteria set forth below have been met or can be met subject to conditions of approval:

1. The master planned development is consistent with the comprehensive plan; and

2. The master planned development is consistent with the vision and objectives of the downtown plan in LMC 18B.100.110; and

3. The master planned development, by the use of permitted flexibility and variation in design, is a development practice that results in better urban design features than found in traditional development. Net benefit to the City may be demonstrated by one or more of the following:

a. Placement, type or reduced bulk of structures; or

b. Interconnected usable open space; or

c. Recreation facilities; or

d. Other public facilities; or

e. Conservation of natural features; or

f. Conservation of critical areas and critical area buffers beyond; or

g. Aesthetic features and harmonious design; or

h. Energy efficient site design or building features; or

i. Use of low impact development techniques; and

4. The master planned development results in no greater burden on present and projected public utilities and services than would result from traditional development and will be served by adequate public or private facilities including streets, fire protection, and utilities; and

5. Open space within the master planned development is an integrated part of the project rather than an isolated element of the project; and

6. The design is compatible with and responds to the existing or intended character, appearance, quality of development and physical characteristics of the subject property and immediate vicinity; and

7. Roads and streets, whether public or private, within and contiguous to the site comply with guidelines for construction of streets and the street frontage standards; and

8. Each phase of the proposed development, as it is planned to be completed, contains the parking spaces, open space, recreation space, landscaping and utility area necessary for creating and sustaining a desirable and stable environment; and

9. The master planned development is consistent with the planned action ordinance (Ordinance No. 696).

H. Action of the Hearing Examiner. In addition to demonstrating compliance with the criteria as determined by the Hearing Examiner, the applicant shall accept those conditions that the Hearing Examiner finds are appropriate to obtain compliance with the criteria. [Ord. 726 § 2(Exh. A), 2019; Ord. 695 § 2 (Exh. B), 2018.]