18.41.040 Business Park Master Plan and Submittal Requirements – Approval Process:
A. Approval Process – Master Plan. All developments shall be consistent with an approved master plan. Applicants shall submit proposed master plans to the Community Development Department. The proposed master plan shall be reviewed by the Planning Division and shall require approval by the Hearing Examiner. In order to approve the Master Plan, the Hearing Examiner shall conduct a public hearing and must determine that the plan is consistent with applicable comprehensive plan policies and land uses, that the proposal is compatible with other existing or potential business parks in the vicinity, and how any off-site environmental impacts will be mitigated. Applications for master plan approval shall be considered together with any request for a subdivision of the property and with any other development requests requiring Hearing Examiner or City Council approval.
B. Development Approval. Following approval of a master plan, proposals to develop any portion of the master plan may proceed by submitting applications for site plan review, land clearing, building, or any other required permits or administrative approvals.
C. Contents of Master Plan. A master plan shall provide a graphic depiction and a narrative description of the general layout, type, amount, and phasing of development on and off the subject site. Each master plan shall consist of the following:
1. Site plans conceptually illustrating planned development, including the following:
a. Boundaries, dimensions, and acreage of the site.
b. Location of lot lines, rights-of-way, easements, and tracts within the site.
c. Location and nature of planned improvements to the vehicular and pedestrian circulation system within and abutting the site.
d. Location of planned buildings, structures, parking areas, and other improvements within the site.
e. Location of proposed landscaped areas, recreation areas, and areas to be left undisturbed.
f. Conceptual landscaping plans for all exterior boundaries, internal streets, and common open space areas.
g. Conceptual utilities plan.
2. A narrative description of planned improvements, including the maximum site coverage, maximum gross square feet of occupiable floor area and the maximum floor area to be occupied by each type of use, maximum building height for each building location, the nature and extent of off-site improvements, and development phasing.
3. Covenants, conditions, and restrictions proposed to control future development of the business park.
4. A sign program indicating the general location, dimensions, height, and materials of signs.
D. Master Plan Submittal Requirements. The following information shall be submitted for review and approval of a proposed master plan in such form as required by the Community Development Department.
1. Subdivision application (if applicable).
2. Environmental Checklist.
3. Vicinity map(s) showing existing conditions within and surrounding the site, including land uses, zoning, buildings, vehicular and pedestrian circulation systems, existing topography indicated with five foot contours, environmentally sensitive areas, and significant natural vegetation.
4. A proposed master plan containing the elements listed in subsection C of this section.
5. A narrative description of the proposal, including a discussion of how it is consistent with applicable comprehensive plan policies, any subarea plan policies, and land uses; how the proposal relates to other potential business parks in the vicinity; and how any off-site environmental impacts will be mitigated.
6. If requested by the Community Development Department, the applicant shall also provide a traffic analysis and report indicating the following:
a. Current and future traffic volumes and level of service on the street system.
b. Planned and programmed traffic improvements and their relationship to any adopted state, local, and/or regional transportation plans or programs.
c. Anticipated traffic volumes and distribution.
d. Impacts generated by the proposed development on future traffic volumes and levels of service.
e. Measures necessary to mitigate the effects of the proposed development. Mitigation shall also include the proposal’s pro rata share of identified improvements, proposed transportation demand management plan to reduce traffic impacts, and such other information as may be required by the City.
E. Amendments to the Approved Master Plan.
1. General. An applicant may request amendment of an approved preliminary and/or final master plan following the procedures and requirements of subsections A, B, C, and D of this section. The applicant shall be required to submit only those materials which are necessary to show the nature and extent of the proposed amendments, together with an explanation of the reason and justification for the proposed amendments.
2. Amendments for Adjacent Properties. Applicants for business park proposals adjacent to property covered by an approved master plan may request an amendment to the master plan to incorporate their proposed development. Such proposals shall be consistent with the approved master plan and shall be submitted for review and approval in accordance with subsections A, B, C and D of this section.
F. Approval Time Frame. Business Park Master Plans may include two (2) or more divisions to be developed successively. If more than ten (10) years have passed since final approval of the Business Park Master Plan, then new master plan approval shall be required in accordance with subsections A, B, C, and D of this section prior to development. (Ord. 2949, 4/14/20; Ord. 2144, 12/9/03)