The purposes of the master plan overlay district (__-P) are to:
A. 
Ensure orderly planning for the development of large, unsubdivided areas of the city consistent with the general plan;
B. 
Maintain an environmental equilibrium consistent with existing vegetation, soils, geology, topography, and drainage patterns;
C. 
Avoid premature or inappropriate development that would result in incompatible uses or create public service demands exceeding the capacity of existing or planned facilities;
D. 
Encourage sensitive site planning and design.
(Ord. 979 § 2 (Exh. A), 1990; Ord. 07-1284 § 3 (Exh. E), 2007)
The master plan overlay district (__-P) may be combined with a base district and may be applied to only an area at least 40 acres in size. It may be initiated by the city council or the planning commission or by a petition of a qualified applicant (Chapter 18.48 PMC). Each master plan overlay district (__-P) is indicated on the zoning map by adding a "-P" designator to the base district designation. A master plan is required for all development.
(Ord. 979 § 2 (Exh. A), 1990; Ord. 07-1284 § 3 (Exh. E), 2007)
The land use regulations are those of the base district with which the __-P district is combined unless modified by another overlay district. No new use or expanded use requiring a use permit may be approved unless a master plan is first approved.
(Ord. 979 § 2 (Exh. A), 1990; Ord. 07-1284 § 3 (Exh. E), 2007)
A. 
Residential Density. The total number of dwelling units approved for a master plan on a parcel or in a subdivision may not exceed the number permitted by the general plan density for the total area of the parcel designated for residential use and for open space. The density bonus provisions of Chapter 18.46 PMC apply.
B. 
Property Development Regulations. Unless specifically indicated on an approved master plan or modified by another overlay district, the property development regulations, including minimum lot size, lot width, yards, and maximum building height, are those of the base district with which a __-P district is combined.
C. 
Other Development Regulations. Except as may be approved or modified by an approved master plan or another overlay district, all other development regulations are prescribed by this title.
(Ord. 979 § 2 (Exh. A), 1990; Ord. 07-1284 § 3 (Exh. E), 2007)
A qualified applicant may initiate an application to approve a master plan. If the property is not under a single ownership, every qualified applicant must join the application and file a map showing the extent of ownerships.
(Ord. 979 § 2 (Exh. A), 1990; Ord. 07-1284 § 3 (Exh. E), 2007)
A. 
Each master plan for a specific area of land must include a land use and circulation system concept that is consistent with the goals and policies of the general plan, compatible with the environment, and capable of being served by existing and planned public facilities and utilities.
B. 
The following plans and materials must be submitted unless the city planner waives submission of items considered unnecessary:
1. 
A map showing proposed master plan boundaries and the relationship of the area to uses and structures within a 300-foot radius of the plan area boundaries;
2. 
A map of the master plan area showing sufficient topographical data to indicate clearly the character of the terrain, and the type, location, and condition of mature trees and other natural vegetation;
3. 
A site plan indicating the existing and proposed uses, gross floor area, lot coverage, height, parking and density, and a circulation plan;
4. 
Architectural plan indicating exterior elevations, floor plans, and colors and materials of buildings and structures;
5. 
Landscape plan indicating existing vegetation and proposed planting areas, types and sizes of plant materials, and design of walkways, trails, bicycle paths, recreation areas, paved areas, benches, water features, and lighting;
6. 
A preliminary development schedule indicating sequence and timing of development;
7. 
Guidelines for the physical development of the property, including illustrations of proposed architectural, urban design, and landscape concepts;
8. 
On slopes over 10 percent, single line sections showing the relationship of the building to the topography.
(Ord. 979 § 2 (Exh. A), 1990; Ord. 07-1284 § 3 (Exh. E), 2007)
A. 
General Procedures. An application for approval of a master plan is processed as a zoning map amendment (Chapter 18.48 PMC).
B. 
Required Findings. The planning commission and the city council must find that the proposed master plan:
1. 
Conforms to the general plan;
2. 
Generally complies with the land use and development regulations of the base zoning district and does not significantly alter the regulations; and
3. 
Can be adequately, reasonably and conveniently served by public services, utilities and public facilities.
C. 
Amended Zoning Map Designator. The adopted master plan is indicated on the zoning map by adding the enacting ordinance number to the "-P" designator.
(Ord. 979 § 2 (Exh. A), 1990; Ord. 07-1284 § 3 (Exh. E), 2007)
A. 
Expiration. A master plan expires after an amount of time specified by condition of approval, unless a building permit is issued for a structure within the master plan area and construction diligently pursued. In the absence of such a condition of approval, the master plan shall expire on the two-year anniversary of the effective date of the ordinance establishing the master plan overlay district, unless a building permit is issued for a structure within the master plan area and construction is diligently pursued. An approved master plan may specify adherence to a development staging or phasing program.
B. 
Zoning Map Designator. Expiration of a master plan causes removal of the enacting ordinance number from the "-P" designator on the zoning map.
(Ord. 979 § 2 (Exh. A), 1990; Ord. 07-1284 § 3 (Exh. E), 2007)
Each project requires design review (Chapter 18.36 PMC). The city shall not accept plans for a project in a master plan overlay district for design review (Chapter 18.36 PMC) unless the plans are consistent with an approved master plan and with all other applicable requirements of this code.
(Ord. 979 § 2 (Exh. A), 1990; Ord. 07-1284 § 3 (Exh. E), 2007)