18.53.060 Components of the master plan.
The applicant shall submit a master plan application with the following components and meeting the requirements on the applicable checklist. The review body (e.g., hearing examiner) may modify the proposal, particularly those portions dealing with development standards and review procedures.
A. The current and possible future boundaries, including the boundaries of each phase, of the use for the duration of the master plan.
B. A narrative that addresses the following:
1. The decision criteria outlined in ACC 18.53.050.
2. Description of present uses, affiliated uses, proposed uses, and possible future uses for the project boundaries.
3. Description of present uses and affiliated uses for the adjacent properties.
4. If residential units are proposed then minimum and maximum floor areas, densities, and number of units shall be identified.
5. If office and/or commercial is proposed then minimum and maximum floor area ratios shall be identified.
C. A conceptual site plan shall be submitted meeting the requirements of the applicable checklist.
D. A conceptual open space/recreation plan showing tree retention and removal, recreation areas (if residential units are proposed), and view corridors if applicable.
E. Proposed standards that will control development of the possible future uses that are in addition to or substitute for the requirements of the underlying zone. The proposed standards will need to include at a minimum:
1. Height.
2. Setbacks.
3. Floor area ratio limits.
4. Landscaping requirements.
5. Parking requirements.
6. Signage.
7. View corridors.
8. Facade treatments.
9. Other architectural design controls.
F. Proposed development phases, probable sequence for proposed developments, estimated dates, and interim uses of the property awaiting development. The plan shall also address any proposed temporary uses or locations of uses during construction periods.
G. Information on the following items for each phase:
1. Traffic impact analysis that addresses the requirements outlined in the city’s engineering design standards.
2. Nonmotorized plan showing pedestrian and bicycle connections before, during, and after implementation of the master plan.
3. Parking study that shows the projected peak parking demand, an analysis of this demand compared to proposed on-site and off-site parking supply, potential impacts to the on-street parking system if applicable, and proposed mitigation measures.
4. Circulation plan for all modes of transportation including the following:
a. The planned street system shall be compatible with the city’s comprehensive transportation plan and engineering design standards. Development that is proposed in areas of the city that have a planned street system, which is a part of the comprehensive plan or the city’s six-year plan, and any other street plan, shall make provisions for such streets and must not cause implementation of such street plans to become unattainable.
b. Master plans that are proposed in areas of the city that have planned routes or facilities for bicycles, equestrian, or other nonmotorized transportation mode which are a part of the comprehensive plan or the city’s six-year plan, and any other street plan, shall make provisions for such routes and must not prevent implementation of such routes.
c. When abutting vacant or underdeveloped land, new development shall provide the opportunity for future connection to its interior pathway system through the use of pathway stub-outs, building configuration, or parking lot layout. The proposed location of future nonmotorized and pedestrian connections shall be reviewed in conjunction with applicable development approval.
d. Developments shall include an integrated nonmotorized circulation system that connects buildings, open spaces, and parking areas with the adjacent street sidewalk system.
e. Pedestrian connections to existing or proposed trails/pedestrian routes on adjacent properties shall be provided unless there are physical constraints such as sensitive areas that preclude the construction of a pedestrian connection.
5. The planned water, sanitary sewer, and storm drainage systems compatible with the city’s comprehensive utility plans and in conformance with the city’s engineering design standards. The conceptual utility plans shall contain sufficient information to demonstrate that the system layouts and methods of service are feasible. The city may also require additional design information (e.g., a preliminary drainage analysis) prior to approving the conceptual plans. (Ord. 6385 § 3, 2011.)