23.69.026

A. Any Major Institution may elect to prepare a master plan. B. A Major Institution without an adopted master plan or with a master plan that includes an expiration date and that was adopted under Code provisions prior to the 1996 Major Institutions Ordinance shall be required to prepare a master plan in the following circumstances: 1. The establishment of a new Major Institution Overlay (MIO) District is required according to Section 23.69.024 ; or 2. Expansion of an MIO District boundary or change in a MIO District height designation is proposed; or 3. An application is filed for a structure containing Major Institution use(s) that is located within the MIO District and would exceed the development standards of the underlying zone and is not permitted under an existing master plan, provided other means of modifying development standards that apply to similar uses located in the zone may also be sought; or 4. A Major Institution proposes to demolish or change the use of a residential structure inside the boundaries of an MIO District; provided, that a master plan need not be prepared when: a. The use is changed to housing for the institution, or b. Not more than two structures containing not more than a total of four dwelling units are demolished or changed to a nonresidential use within a two-year period and are replaced in the general vicinity by the same number of dwelling units. C. A Major Institution with an adopted master plan that is not subject to subsection 23.69.026.B shall be required to prepare a new master plan in the following circumstances: 1. The Major Institution proposes to increase the total amount of gross floor area allowed or the total number of parking spaces allowed within the MIO District, except if a proposed change to a master plan involves: a. Construction of a one-time single development per master plan period owned or affiliated with an educational Major Institution that is part of the Washington State Community and Technical Colleges system; and b. A property located within a regional center; and c. A development that includes residential uses not exceeding 550 sleeping rooms, composed of dormitory, congregate housing, or other housing opportunities for students or employees of the Major Institution; or 2. A master plan has been in effect for at least ten years and the institution proposes to expand the MIO District boundaries; or 3. A master plan has been in effect for at least ten years and the institution proposes an amendment to the master plan that is determined to be major according to the provisions of Section 23.69.035 , and the Director determines that conditions have changed significantly in the neighborhood surrounding the Major Institution since the master plan was adopted. D. A master plan shall not be required for replacement of existing structures where the replacement structure: 1. Would be located on the same lot; and 2. Would not contain uses which would require a change of use and which the Director determines would not result in an increase in adverse impacts on the surrounding area; and 3. Would not exceed the height of the existing structure; and 4. Would not represent a significant increase in bulk over the existing structure; and 5. Would not represent a significant increase in gross floor area over the existing structure; and 6. Would not significantly reduce existing open area or landscaping. E. If an institution proposes a major amendment of unusual complexity or size, the Advisory Committee may recommend, and the Director may require, that the institution develop a new master plan. F. The Director shall determine whether a master plan is required. The Director's determination shall be final and shall not be subject to an interpretation or appeal. (Ord. 127375 , § 100, 2025; Ord. 126626 , § 5, 2022; Ord. 118362, § 17, 1996; Ord. 115165, § 7, 1990; Ord. 115002 , § 23, 1990.)