23.41.020

A. Scope. This Section 23.41.020 applies only to development proposals in Master Planned Community zones that do not include a request for departures. If an application in a Master Planned Community zone includes a request for departures, then the applicable design review procedures are in Section 23.41.014 , except if the temporary provisions in subsection 23.41.004.E.3 apply. For purposes of this Section 23.41.020 , "highrise structure" and "non-highrise structure" are as defined in Section 23.75.020 . B. A preapplication conference is required for any application subject to this Section 23.41.020 . C. Early design guidance 1. An early design guidance process is required only if a proposal includes a highrise structure. 2. Following a pre-application conference and site visits by Design Review Board members assigned to review a proposed project, an early design guidance public meeting with the Design Review Board shall be held for each proposal that includes a highrise structure. 3. The purpose of the early design guidance public meeting is to identify concerns about the site and the proposed project, receive comments from the public, review the design guidelines applicable to the site, identify guideline priorities, and explore conceptual design or siting alternatives. 4. The Director may establish, by rule, the information that the applicant shall present at the early design guidance public meeting. 5. Guideline priorities. The Board shall identify those guidelines of highest priority to the Board, referred to as "guideline priorities". The Board shall make preliminary design recommendations, summarizing and considering any community consensus regarding design expressed at the meeting. 6. The Director shall make available a summary of the public comments and the Board's preliminary design recommendations from the early design guidance meeting to the applicant and to all persons who provided an address for notice at the meeting, submitted written comments, or made a written request for notice. D. Application for Master Use Permit 1. Timing a. If a proposal does not include a highrise structure, then following the pre-application conference, the applicant may apply for a Master Use Permit. b. If a proposal includes a highrise structure, then following the early design guidance public meeting, distribution of the meeting summary, and any additional optional meetings that the applicant chooses to hold with the public and the Design Review Board, the applicant may apply for a Master Use Permit. 2. In addition to submitting information required in a standard MUP application, as prescribed in Chapter 23.76 , the applicant shall include in the MUP application such additional information related to design review as the Director may require. E. Design review process and decision 1. Director's decision for non-highrise proposals. For a development proposal that does not include a highrise structure, the Director shall make a Type I design review decision. The Director's decision shall be based on the extent to which the proposed project meets applicable design guidelines, with consideration of public comments on the proposed project. The Director may condition a proposed project to achieve greater consistency with design guidelines and to achieve the purpose and intent of this Chapter 23.41 . 2. Design Review Board recommendation for highrise development proposals a. If the proposal includes a highrise structure, then during a recommendation meeting, the Board shall review the summary of public comments on the project's design, the project's consistency with the guideline priorities, and the Director's review of the project's design and its consistency with the guideline priorities. b. At a recommendation meeting for a development proposal that includes a highrise structure, the Design Review Board shall determine whether the proposed design submitted by the applicant is consistent with the guideline priorities. The Board may recommend to the Director whether to approve or conditionally approve the proposed project based on the guideline priorities. The Design Review Board shall hold no more than two recommendation meetings on the proposed project, following the required early design guidance meeting and any optional meetings that the applicant may hold with the public or the Design Review Board. If the Design Review Board does not issue a recommendation that a proposed project be approved, conditionally approved, or denied by the end of the second recommendation meeting, the remaining design review process shall proceed through design review pursuant to subsection 23.41.020.E.1. c. For a development proposal including a highrise structure, the Director shall make a Type I design review decision. The Director may condition approval of a development proposal to achieve greater consistency with design guidelines and to achieve the purpose and intent of this Chapter 23.41 . d. The Director shall consider public comments on the proposed project and the recommendations of the Design Review Board, pursuant to subsection 23.41.008.F. (Ord. 127100 , § 2, 2024; Ord. 126188 , § 7, 2020; Ord. 126072 , § 7, 2020; Ord. 125429 , § 13, 2017; Ord. 123963, § 18, 2012.)