Master Plans may be utilized in any General Plan land use category to implement the goals and policies of the General Plan. The specific purposes of the Master Plan (MP) district are to:
A. 
Promote and encourage cluster development on large sites (typically larger than 10 acres in size) to avoid sensitive areas of property and provide a mechanism for establishment of open areas in land development;
B. 
Design the site as a whole, rather than incrementally;
C. 
Encourage innovative design on large sites by allowing flexibility in property development standards;
D. 
Accommodate various types of complex, mixed use, phased developments;
E. 
In mixed use land use categories, to apply policies and general zoning standards associated with mixed use;
F. 
Enable governmental bodies to receive information and provide an integrated response to immediate and long-range impacts of such developments;
G. 
When applied to properties in advance of adoption of a property-specific master plan, to alert individuals to the requirement for preparation of a master plan.
(O2003-12)
No use other than an existing use shall be permitted in an MP district unless allowed pursuant to a valid Master Plan. Any permitted or conditional use authorized by this title may be included in an approved Master Plan, consistent with the General Plan land use designation(s) and densities or intensities for land within the MP district. The MP zoning approval shall establish the range of allowable land uses for the development, and whether future uses shall be permitted or conditional.
(O2003-12)
A. 
Residential Density. The total number of dwelling units in an MP district shall not exceed the maximum number permitted by the General Plan. Density bonuses may be considered consistent with General Plan policies and state law.
B. 
Nonresidential Intensity. Nonresidential development in an MP district shall not exceed floor area ratios as specified in the General Plan.
C. 
Other Development Regulations. Other development regulations shall be as prescribed by the Master Plan.
(O2003-12)
The City Council may rezone properties to a general MP Master Plan district requiring subsequent site specific Master Plans. An application to reclassify property to MP with a site specific Master Plan, or to provide the site specific Master Plan for development shall be initiated by a property owner or authorized agent. If the property is not under single ownership, all owners shall join in an application initiated by property owners, and a map showing the extent of ownerships shall be submitted with application materials.
(O2003-12)
A. 
Process. Applications for rezoning property to MP shall be filed and processed in accordance with Chapter 17.66 (Amendments). If the property is already zoned MP, an approved site specific Master Plan is required to develop the property.
B. 
Application. Applications for privately initiated Master Plans shall be initiated by submitting the following information to the Community Development Department: a completed application form, signed by the property owner(s) or authorized agent, accompanied by the required fee deposit, and any other information, plans or maps required by the Community Development Director. Standard information required for a Master Plan application is listed below in Section 17.26.070.
C. 
Pre-Application Review. Prior to submitting a Master Plan to the city for approval, a pre-application review is required. A letter of intent and sketch plan showing the site context and general arrangement and design of all proposed land uses shall be submitted along with an analysis of how the project has responded to its site and surroundings. This provides a mechanism for early review to determine which General Plan goals, policies and programs are applicable and need to be addressed, and to provide preliminary design advice to facilitate plan preparation. The Community Development Director shall meet with the applicant within 30 days following the submittal of the letter of intent, sketch plan and analysis.
(O2003-12)
In addition to the plans and materials required to accompany an application for a zoning map amendment in accord with Chapter 17.66 (Zoning Amendments), an application for rezoning to an MP district shall include a Master Plan incorporating the information described below:
A. 
Districts Map. A map showing proposed district boundaries and the relationship of the district to uses and structures and streets within a minimum 300-foot radius of the district boundaries.
B. 
Site Context Map. A map or aerial photo of the proposed district and at least 300 feet beyond its boundary showing sufficient topographic data to clearly indicate the character of the terrain, ridgelines and creeks; the type, location and condition of mature trees and other natural vegetation, and the location of existing development.
C. 
Land Use. The proposed pattern of land use, with acreage, residential density and/or commercial intensity calculations. This shall include the total square footage of each type of nonresidential uses proposed in order to assess parking and traffic impacts.
D. 
Site Plan. A site plan showing proposed street and lot patterns, pedestrian and bicycle connections, the location of all proposed buildings, structures and other general site improvements.
E. 
Development Standards. A description of proposed setbacks, yards, height limits and other development standards.
F. 
Improvements. A plan showing location, grades and widths of all streets; location and size of utilities, drainage structures, parking areas; walkways; and other improvements.
G. 
Parking. Conceptual parking plan showing proposed parking layout and provisions for bicycle parking/storage.
H. 
Topography. A topographical map with slopes, if applicable, and grades of proposed streets.
I. 
Geotechnical data as required by the Public Works Department.
J. 
Traffic study as required by the Public Works Department.
K. 
Open Space. Description of all open space and/or undeveloped areas, and a statement indicating their intended disposition (i.e., deeded to property owners, etc.).
L. 
Subdivision Map. Proposed subdivision map if property is proposed to be subdivided.
M. 
Phasing plan, if any.
N. 
Other information as may be prescribed by the Community Development Director. An application for a Master Plan may be accompanied by an application for design review. If the Master Plan is not accompanied by a design review application, the following preliminary design information shall also be submitted as part of the Master Plan application:
1. 
Design standards and criteria to be used in assessing future applications consistent with city design guidelines and standards; or
2. 
Preliminary architectural elevations of proposed buildings and structures and conceptual landscape plans;
3. 
Preliminary grading plan;
4. 
Site photographs showing site and neighboring properties.
(O2003-12)
A decision by the City Council to rezone property to the MP district and/or to approve a Master Plan shall be based on the following set of findings:
A. 
The Master Plan is consistent with the General Plan and other city plans or policies that apply to the property.
B. 
Any residential development shall constitute a residential environment of sustained desirability and stability that responds to its context.
C. 
Any nonresidential uses shall be appropriate in area, location and overall planning for the purpose intended, and the design and development standards shall create a nonresidential environment of sustained desirability and stability that respond to their context.
D. 
The applicant demonstrates that public facilities are provided to serve the anticipated population.
E. 
The motor vehicle, bicycle and pedestrian traffic system provides adequate area and on-site connections for circulation needs and public safety.
F. 
For sites in mixed use land use categories, that General Plan mixed use goals and policies, and objectives of the general mixed use regulations in Chapter 17.52 have been met.
(O2003-12)
Applicants shall use standard zoning districts as a guide for the format of the MP zoning district. MP zoning approvals shall include a purpose statement, the range of permitted and conditional land uses, development standards including, but not limited to, residential densities and nonresidential floor area ratios, height limits, lot areas, setbacks and yards. They shall also include a text summary of the approved Master Plan, including anticipated land uses, e.g., number and type(s) of residential units and building square footage devoted to each type of nonresidential use, parking, circulation, open space areas, outdoor amenities, and any other critical components of development approval.
Unless specified otherwise in the MP district, generally applicable zoning standards contained in Chapters 17.52 (Site and Use Regulations) and 17.54 (Parking) and any applicable overlay districts shall apply. Individual use permit(s) may be required to establish specific uses.
(O2003-12)
Site specific Master Plans or Specific Plans providing for development of MP districts shall be effective on the same date as the ordinance by which they are approved. MP zoning districts shall expire only upon rezoning to another zoning district. If no action has been taken on an approved Master Plan within five years of its approval (or other timeframe specified by the approval), the city may initiate rezoning of the property.
(O2003-12)
The MP district shall identify how zoning district regulations shall be implemented. Unless specified otherwise in the MP district, zoning ordinance general provisions contained in Chapters 17.02 (Introductory Provisions), 17.04 (Organization, Applicability, Interpretation and General Administration), 17.06 (Definitions) and administrative regulations contained in Chapters 17.56 through 17.72 (Administrative Use Permits; Use Permits; Variances; Exceptions; Design Review; Zoning Amendments; General Permit Process; Public Hearing Notice and Procedure; Appeals; Enforcement) shall be utilized to implement the MP district.
(O2003-12)
An MP district shall be noted by the designation "MP." MP districts with approved Master Plans shall be noted by the designation "MP" followed by the ordinance number (e.g., MP O2003 40).
(O2003-12)