23.50.015

A. An applicant may seek approval of a Major Phased Development, as defined in Section 23.84A.025 . A Major Phased Development proposal is subject to the provisions of the zone in which it is located and shall meet the following thresholds: 1. A minimum site size of five (5) acres, where the site is composed of contiguous parcels or contains a right-of-way within; 2. The project, which at time of application shall be a single, functionally interrelated campus, contains more than one building, with a minimum total gross floor area of two hundred thousand (200,000) square feet; 3. The first phase of the development consists of at least one hundred thousand (100,000) square feet in gross building floor area; and 4. At the time of application, the project is consistent with the general character of development anticipated by Land Use Code regulations. B. A Major Phased Development application shall contain and be submitted, evaluated, and approved according to the following: 1. The application shall contain a level of detail which is sufficient to reasonably assess anticipated impacts, including those associated with a maximum buildout, within the timeframe requested for Master Use Permit extension. 2. A Major Phased Development component shall not be approved unless the Director concludes that anticipated environmental impacts, such as traffic, open space, shadows, construction impacts and air quality, are not significant or can be effectively monitored and conditions imposed to mitigate impacts over the extended life of the permit. 3. Expiration or renewal of a permit for the first phase of a Major Phased Development is subject to the provisions of Chapter 23.76 , Master Use Permits and Council Land Use Decisions. The Director shall determine the expiration date of a permit for subsequent phases of the Major Phased Development through the analysis provided for above; such expiration shall be no later than fifteen (15) years from the date of issuance. C. Changes to the Approved Major Phased Development. When an amendment to an approved project is requested, the Director shall determine whether or not the amendment is minor. 1. A minor amendment meets the following criteria: a. Substantial compliance with the approved site plan and conditions imposed in the existing Master Use Permit with the Major Phased Development component with no substantial change in the mix of uses and no major departure from the bulk and scale of structures originally proposed; and b. Compliance with the requirements of the zone in effect at the time of the original Master Use Permit approval; and c. No significantly greater impact would occur. 2. If the amendment is determined by the Director to be minor, the site plan may be revised and approved as a Type I Master Use Permit. The Master Use Permit expiration date of the original approval shall be retained, and shall not be extended through a minor revision. 3. If the Director determines that the amendment is not minor, the applicant may either continue under the existing MPD approval or may submit a revised MPD application. The revised application shall be a Type II decision. Only the portion of the site affected by the revision shall be subject to regulations in effect on the date of the revised MPD application. The decision may retain or may extend the existing expiration date on the portion of the site affected by the revision. (Ord. 122311 , § 63, 2006; Ord. 120691 , § 15, 2001; Ord. 117598 § 2, 1995.)