The purposes of a master planned development are:

A.

To accommodate and facilitate creative and innovative larger-scale development utilizing diverse uses and flexible planning to promote well-designed, orderly, efficient and functional development consistent with the goals and policies of the College Place Comprehensive Plan.

B.

To promote urban infill, consistent and efficient infrastructure development, varying use, economic development, job creation, private investment, public amenities, and increased and varied housing opportunities.

C.

To provide for development cost recovery or cost sharing when appropriate.

(Ord. No. 22-024, § 1.f.(Exh. B), 12-13-2022)

A.

Applicability. This chapter shall apply to all zoning districts except those designated "university." If a land use designation or zoning change is proposed as part of the project, a comprehensive plan land use and zoning map amendment is necessary.

B.

Supplemental. This chapter is in addition to and not in limitation of any other authority provided by law.

C.

A master planned development must be a minimum of 100 contiguous acres, or less than 100 contiguous acres if the city determines the project serves the purposes of this chapter due to the characteristics of the project, including, but not limited to, the variety of uses, density of use, infrastructure development, or location.

D.

No Duty or Benefit Created. This chapter does not confer a benefit or create a duty to any one person, entity, or group of people or entities, and confers only benefit or duty to the public as a whole. No individual administering or interpreting this chapter is liable for any damages for acts or omissions in administration or enforcement.

E.

All references to College Place Municipal Code (CPMC) include any future amendments or recodifications.

(Ord. No. 22-024, § 1.f.(Exh. B), 12-13-2022)

Prior to the submission of a master planned development, the following applies:

A.

The applicant shall participate in a pre-application meeting in accordance with the provisions of section 14.30.030.

B.

The city shall, at its sole discretion, determine whether the proposed master planned development serves the purposes of this chapter.

1.

The city may request additional information in order to make this determination and shall provide a date when the additional information is due.

2.

The city shall provide the applicant of a written copy of its determination.

C.

At the direction of the city, the applicant shall hold a public meeting as directed by the community development director to present the proposed development, answer questions, identify concerns, and to identify potential project impacts.

D.

The applicant must agree to in writing to pay for any and all costs designated by the city to process the application.

(Ord. No. 22-024, § 1.f.(Exh. B), 12-13-2022)

The applicant shall, in the form required by the city, provide the following:

A.

Master site plan and supporting drawings and narratives including:

1.

Designation of the project boundaries.

2.

Designation of all existing parcels within the project boundaries.

3.

For land within 500 feet of the project boundaries, identification of zoning districts, existing uses, and any comprehensive plan future land use designations, including any such land located outside the city limits.

4.

Arial image and designation of existing conditions and features such as topography, natural features, existing roads and access, public and private utilities, public and private easements/rights-of-way, structures, and improvements.

5.

Designation of areas proposed for development or redevelopment and a description of the type of development proposed for each area.

6.

Identification and description of any areas not suitable for development or which may be subject to any special restrictions such as critical areas.

7.

Identification of location of proposed open or common spaces, or public spaces such as parks.

8.

Identification of proposed road corridors, sidewalks, parking areas, and pedestrian facilities.

9.

Identification of proposed utilities and description of projected utility needs.

B.

Designation of existing city development or building standards, including zoning districts, from which the project may deviate, proposed deviations and explanation of need for deviations.

C.

Comprehensive description of design standards and requirements to meet the purpose of this chapter to promote creative and innovative larger-scale development utilizing diverse uses and flexible planning to provide well-designed, orderly, efficient and functional development.

D.

Proposed development schedule, including proposed phases identifying proposed uses and residential densities.

E.

Completed SEPA checklist.

F.

Title report prepared no more than 30 days before application submission date.

G.

Identify potential public or quasi-public funding and cost-sharing and cost-recovery agreements.

H.

Additional information required by the city which may include, but is not limited to, traffic impact analysis, stormwater analysis, geotechnical studies, cultural resources report, historical preservation analysis, and critical area report.

(Ord. No. 22-024, § 1.f.(Exh. B), 12-13-2022)

A.

Applications for a master planned development shall be processed in accordance with section 14.30.080, type 3 permit (or equivalent should the classifications change after enactment of this chapter), except that, in addition to any requirements in section 14.30.080, the hearings examiner shall issue a decision to approve, deny, or approve subject to conditions, the application based on findings that:

1.

The proposal meets or does not meet the need for deviation from existing city development or building requirements and standards, including zoning requirements.

2.

The proposal meets or does not meet the geographical size and/or density requirement of this chapter.

3.

The proposal meets or does not meet the innovative, creative or unique mixed or varying use requirement of this chapter.

4.

The proposal does or does not promote consistent or compatible urban infill if applicable.

5.

The proposal does or does not provide for or promote consistent, efficient, and sufficient infrastructure development within and without the project site.

6.

The proposal does or does not promote economic development, job creation, private investment, public amenities and/or increased and varied housing opportunities.

7.

The proposal is or is not sufficiently well-designed, calling for consistent, orderly and efficient land use.

8.

The proposal does or does not provide for cost recovery or cost sharing if applicable.

9.

The proposal does or does not promote development consistent with the College Place Comprehensive Plan; and

10.

The proposal does or does not meet additional requirements designated by the city, if any, such as mitigation of impact on neighboring properties.

(Ord. No. 22-024, § 1.f.(Exh. B), 12-13-2022)

The city and the project sponsor may execute one or more development agreements to implement the provisions of the approved master planned development as provided for in section 14.10.080 (and as amended), except that, mandatory development agreement requirements may be waived or modified to serve this chapter's purpose and any development agreement pursuant to this chapter is binding on all property owners within the master planned development and their heirs, successors and assigns and is not subject to time limitation. Development agreements may be modified with approval by the city when such modification serves the purpose of this chapter.

(Ord. No. 22-024, § 1.f.(Exh. B), 12-13-2022)

A.

Minor Modification. Upon written request the project sponsor, the city may approve minor modifications to an approved master planned development, provided that the requested modification does not substantially change the nature or level of uses and does not require a new environmental review. Applications for minor amendments shall be processed type 1 reviews in substantial compliance with section 14.30.060, type 1 review, (or equivalent should the classifications change after enactment of this chapter).

B.

Major Modification. All other requests for modifications shall be considered a major modification and shall be subject to review and approval in the same manner as the original master planned development was considered.

(Ord. No. 22-024, § 1.f.(Exh. B), 12-13-2022)