This chapter establishes procedures for processing of Master Development Plans for major developments, including those which are intended to have phased construction, in order to implement General Plan and zoning design criteria by guiding the location, functions and appearance of development. to promote and protect the safety, convenience, comfort, prosperity, and general welfare of the Town.
(Ord. 21-501 § 9)
A Master Development Plan is required for all new or expanded commercial development or for any subdivision or development of five or more parcels or residential dwelling units.
(Ord. 21-501 § 9)
An application for a Master Development Plan shall be initiated by submitting application materials as required by Section 17.180.020, Applications of this title, including the following information to the Planning & Building Department: a completed application form, signed by the property owner(s) or authorized agent, accompanied by the required fee or deposit, and any other information, plans or maps prescribed by the Planning Officer. Application procedures and processing shall be in accordance with state law and procedural guidelines established by the Planning Officer.
The three stages of the review process are outlined below and include the following: (A) conceptual; (B) preliminary; and (C) final.
A. 
Conceptual Review.
The conceptual review stage is intended to be an informal review of a conceptual description of proposed land uses, site layout and general size and location of proposed structures, providing an opportunity for an applicant to obtain feedback from decision-makers in advance of filing an application for preliminary review as outlined in subsection B below. Conceptual review is not required to file applications for preliminary and final Master Development Plans.
This non-binding review shall not be construed as an official entitlement, or endorsement of any proposed uses, location of proposed structures, or configurations of parcels.
B. 
Preliminary Master Development Plan.
The preliminary Master Development Plan is intended to establish a set of documents and conditions of approval which will regulate the subdivision or development whether it occurs in phases by a single owner or developer, or in smaller increments by separate owners or developers. The preliminary Master Development Plan shall establish the following for the site:
1. 
Allowable land uses;
2. 
The allowable density and intensity of development, including the total number and type of dwelling units that may be allowed for residential development and/or the total square footage, maximum floor area ratios and building massing requirements for nonresidential or mixed-use development; and
3. 
The suitability of the property for the proposed development and the capacity of existing public facilities and services to support the proposed development.
No improvements to the land shall commence or be approved until the Town Council has approved the preliminary Master Development Plan. The approved subdivision or development shall be subject to all conditions imposed upon it. All improvements shall be in accordance with the approved or amended preliminary Master Development Plan. No building construction shall commence without an approved final Master Development Plan.
C. 
Final Master Development Plan.
The final Master Development Plan is intended to establish a detailed set of documents, plans and conditions of approval which will regulate the subdivision or development whether it occurs in phases by a single owner or developer, or in smaller increments by separate owners or developers. The final Master Plan shall establish the following for the site:
1. 
Allowable land uses;
2. 
The allowable density and intensity of development, including the total number and type of dwelling units, including affordable units, that may be allowed for residential development and/or the total square footage and maximum floor area ratios;
3. 
The exact layout for the entire tract or parcel of land including the configuration and dimensions of proposed lots and the location of streets and identification of proposed street types in accordance with Chapter 12.06, Street Standards, of this code;
4. 
The exact design and location of all proposed structures, including height, architectural design, materials, and colors;
5. 
Provisions for off-street parking of vehicles and bicycles, and bicycle and pedestrian paths if applicable; and
6. 
Provisions for landscaping and for tree and view corridor preservation.
No improvements or building construction to the land shall commence or be approved until the Town Council has approved the final Master Development Plan.
D. 
Deviations from the requirements of this Title 17 may be approved as part of a preliminary or final Master Development Plan with regard to the following provisions: minimum yards and setbacks; maximum heights of buildings, walls and fences; minimum and maximum lot size; maximum floor area ratio; minimum number of parking spaces, location, and design; design standards related to the relation of buildings to streets; minimum open space; and signage.
(Ord. 21-501 § 9)
The Zoning and Design Review Board shall recommend approval, conditional approval, or denial of applications for Master Development Plans to the Town Council. The Town Council shall have the authority to approve, conditionally approve or deny applications for Master Development Plans.
(Ord. 21-501 § 9)
The Zoning and Design Review Board and the Town Council shall each hold a public hearing on any proposed preliminary or final Master Development Plan. Notice of public hearing shall be given consistent with Section 17.180.040, Notice of hearing, of this title.
(Ord. 21-501 § 9)
Following the public hearing, the responsible reviewing authority may approve the application and authorize a preliminary or final Master Development Plan if from the facts presented all of all the following findings can be made:
A. 
The proposed development, and each increment of a phased project, creates an environment of sustained desirability and stability;
B. 
The land uses and design of the proposed development are consistent with the intent of the General Plan, Title 17, and any other applicable plans or policies adopted by the Town Council, or those in the process of being prepared and adopted; and
C. 
Findings can be made as required by Sections 17.188.060 and 17.200.060 of this title.
(Ord. 21-501 § 9)
In approving a preliminary or final Master Development Plan, the reviewing authority may impose conditions deemed reasonable and necessary to ensure that the approval will be in compliance with the findings required by Section 17.192.060, Findings and decision, of this chapter.
(Ord. 21-501 § 9)
A. 
Minor modifications to physical features, development regulations or conditions or approval which do not change the character of the permitted development or affect surrounding development and are consistent with the intent of an approved Master Development Plan may be granted by the Planning Officer. Minor modifications shall not include changes to the approved land use, densities, the property boundaries, or location of uses shown on the final Master Development Plan. Changes in use subsequent to the approval of a final Master Development Plan shall follow the provisions established for use permits in Chapter 17.200 of this chapter.
B. 
All modifications or amendments to an approved preliminary or final Master Development Plan other than minor modifications shall be processed as an amended application and shall be subject to all of the provisions of this chapter; however, the filing fee shall be one-half the fee charged for filing an original application.
C. 
An approved final Master Development Plan shall automatically terminate and become null and void two years after the effective date of such approval unless a building permit for the parcel or a portion of the parcel is issued prior to the expiration date, or unless an extension has been requested and duly approved by the Town Council prior to the expiration date. In either case, the approval shall remain in effect as long as the building permits are valid and in force, or as long as any approved extensions. Up to three one-year extensions of the original two-year approval of a Master Development Plan may be requested, not to exceed a maximum of five years from the original date of approval by the Town Council. Each one-year extension shall be requested and acted on separately.
(Ord. 21-501 § 9)