23.69.030

A. The master plan is a conceptual plan for a Major Institution consisting of three components: the development standards component, the development program component and the transportation management program component. B. The development standards component in an adopted master plan shall become the applicable regulations for physical development of Major Institution uses within the MIO District and shall supersede the development standards of the underlying zone. Where standards established in the underlying zone have not been modified by the master plan, the underlying zone standards shall continue to apply. Proposed development standards shall be reviewed according to the criteria contained in Section 23.69.032 E, Draft Report and Recommendation of the Director. The development standards component may be changed only through a master plan amendment. C. The development standards component of a master plan shall include the following: 1. Existing underlying zoning of the area within the boundaries of the MIO District. If a change to the underlying zoning is proposed, the master plan shall identify the proposed zone(s), and the master plan shall be subject to rezone approval according to the procedures of Chapter 23.76 , Procedures for Master Use Permits and Council Land Use Decisions; and 2. If modifications to the underlying zone development standards are proposed, the proposed modifications and reasons for the proposed modifications or for special standards tailored to the specific institution; and 3. Standards in the master plan shall be defined for the following: a. Structure setbacks along public rights-of-way and at the boundary of the MIO District, b. Height limits as provided for in Section 23.69.004 , c. Lot coverage for the entire MIO District, d. Landscaping, e. Percentage of MIO District to remain in open space; and 4. The Major Institution may choose or the Director may require the Major Institution to address the following: a. Transition in height and scale between development within the MIO District and development in the surrounding area, b. Width and depth limits for structures or measures by which a reduction in the apparent bulk of a structure may be achieved, c. Setbacks between structures which are not located on a public right-of-way or along the boundary of the MIO District, d. Preservation of historic structures which are designated on federal, state or local registers, e. View corridors or other specific measures intended to mitigate the impact of Major Institution development on the surrounding area, f. Pedestrian circulation within and through the MIO District. D. The development program component shall include the information set forth in subsection E of this section. With regard to future development, the development program component shall describe planned physical development, defined as development which the Major Institution has definite plans to construct. The development program may describe potential physical development or uses for which the Major Institution's plans are less definite. The development program may be amended according to the provisions of Section 23.69.035 without requiring amendment of the development standards component. E. The development program component shall include the following: 1. A description of alternative proposals for physical development including an explanation of the reasons for considering each alternative, but only if an Environmental Impact Statement is not prepared for the master plan; and 2. Density as defined by total maximum developable gross floor area for the MIO District and an overall floor area ratio (FAR) for the MIO District. Limits on total gross floor area and FARs may also be required for sub-areas within the MIO District but only when an MIO District is over 400 acres in size or when an MIO District has distinct geographical areas; and 3. The maximum number of parking spaces allowed for the MIO District; and 4. A description of existing and planned future physical development on a site plan that shall contain: a. The height, description, gross floor area, and location of existing and planned physical development, and b. The location of existing open space landscaping and screening, and areas of the MIO District to be designated open space. Designated open space shall be open space within the MIO District that is significant and serves as a focal point for users of the Major Institution. Changes to the size or location of designated open space requires an amendment pursuant to Section 23.69.035 , and c. Existing public and private street layout, and d. Existing and planned parking areas and structures; and 5. A site plan showing: property lines and ownership of all properties within the applicable MIO District, or areas proposed to be included in an expanded MIO District, and all structures and properties a Major Institution is leasing or using or owns within 2,500 feet of the MIO District; and 6. Three-dimensional drawings to illustrate the height, bulk, and form of existing and planned physical development. Information on architectural detailing such as window placement and color and finish materials is not required; and 7. A site plan showing any planned infrastructure improvements and the timing of those improvements; and 8. A description of planned development phases and plans, including development priorities, the probable sequence for such planned development and estimated dates of construction and occupancy; and 9. A description of any planned street or alley vacations or the abandonment of existing rights-of-way; and 10. At the option of the Major Institution, a description of potential uses, development, parking areas and structures, infrastructure improvements or street or alley vacations. Information about potential projects is for the purpose of starting a dialogue with the City and the community about potential development, and changes to this information will not require an amendment to the master plan; and 11. An analysis of the proposed master plan's consistency with the purpose and intent of this Chapter 23.69 as described in Section 23.69.002 ; and 12. A discussion of the Major Institution's facility decentralization plans and/or options, including leasing space or otherwise locating uses off-campus; and 13. A description of the following shall be provided for informational purposes only. The Advisory Committee, pursuant to Section 23.69.032.D.1, may comment on the following but may not subject these elements to negotiation nor shall such review delay consideration of the master plan or the final recommendation to Council: a. A description of the ways in which the institution will address goals and applicable policies under Healthy Growth, Aging, and Lifestyles and Lifelong Learning headings in the Community Well-Being Element of the Comprehensive Plan, and b. A statement explaining the purpose of the development proposed in the master plan, including the public benefits resulting from the proposed new development and the way in which the proposed development will serve the public purpose mission of the Major Institution. F. The Transportation Management Program component shall satisfy the requirements of Section 23.54.016 . The Transportation Management Program shall include, at a minimum, the following: 1. A description of existing and planned parking, loading and service facilities, and bicycle, pedestrian and traffic circulation systems within the institutional boundaries and the relationship of these facilities and systems to the external street system. This shall include a description of the Major Institution's impact on traffic and parking in the surrounding area; and 2. Specific institutional programs to reduce traffic impacts and to encourage the use of public transit, carpools and other alternatives to single-occupant vehicles. Any specific agreements with the City for the provision of alternative modes of transportation shall also be included. G. Environmental information and the master plan may be integrated into one (1) document. H. Where two (2) or more institutions are located in close proximity to one another, the Director may require their combined land use, traffic and parking impacts on the surrounding area to be evaluated in the master plan for each institution. (Ord. 125173 , § 2, 2016; Ord. 123649, § 48, 2011; Ord. 122173, § 1, 2006; Ord. 120691 , § 24, 2001; Ord. 118794, § 42, 1997; Ord. 118362, § 19, 1996; Ord. 115002 , § 23, 1990.)