(a) A title report that includes a legal description of the master planned development.

(b) An existing conditions map depicting the topographic character of the land and any important natural features of the site, including without limitation streams, rivers, wetlands, trees over six inches DBH, and rock outcroppings.

(c) A schematic depiction of the master planned development that includes types and general locations of proposed uses, character, and overall range of density of the development, proposed roadways, parks/open spaces, pedestrian or recreational amenities, utility connections, and other information necessary to convey the concept of the overall master planned development.

(d) A vicinity map showing the relationship of the proposed master planned development to adjoining developments, streets, storm drainage, sewer, water, and utility services.

(e) Proposed development regulations if different from the regulations in the underlying zones or specific use.

(f) A street plan that includes the location, width, and design of streets, and the relationship of streets to any existing or proposed streets as shown in the City’s transportation system plan.

(g) A traffic study which addresses impacts of the buildout of each phase of the master development plan on affected County, City, and state road systems, and transportation improvements necessary to mitigate any such impacts (including suggested timing for construction of mitigating improvements).

(h) Any reconfiguration of the zoning if proposed. A zone change may be required to achieve desired configuration.

(i) Alternative design review standards if proposed.

(j) An estimated development phasing schedule indicating:

(k) A narrative setting forth the applicable approval criteria with discussion supported by evidence included in the submittal of how the proposal satisfies each applicable approval criterion.

(a) The master development plan is designed to avoid or reasonably minimize potentially adverse effects on surrounding lands (both the natural and built environment). A variety of measures can be used to accomplish this, including, but not limited to, landscaping, buffers, fencing, or the arrangement of uses, structures, service facilities, open spaces, or improvements within the master development plan.

(b) Public facilities and services, including, but not limited to, water, sewer, transportation, parks, police service, fire protection, and schools, are adequate, or will be adequate at the time of occupancy, to accommodate the master development plan and are consistent with the City’s infrastructure master plans.

(c) The master development plan is designed to efficiently use the land, including preserving the overall value of natural features such as streams, wetlands, wooded cover, and rock outcroppings if practicable.

(d) The uses and densities must be consistent with the Zoning Map designations. If the applicant proposes to rearrange or change the underlying zoning as part of the master development plan application, the applicant must satisfy the criteria for a zone change pursuant to MDC 18.75.030. The review body may approve additional or different uses if the review body determines that the additional or different uses are compatible with the uses otherwise allowed in the applicable zone and that the trip generation rate of the additional or different uses does not exceed the trip generation rate of the highest intensity outright permitted use in the zone as determined by the latest edition of the Trip Generation Manual produced by the Institute of Transportation Engineers, or a similar publication.

(e) The applicant must demonstrate that minimum lot size, width, depth, street frontage, setbacks, height, and other applicable requirements for proposed lots are or could be met. Approval is based on applicable standards in the Madras Development Code or alternative standards proposed by the applicant.

(f) At least eight percent (8%) of the gross acreage of a residential master planned development and five percent (5%) of the gross acreage of a nonresidential master planned development must be open space. Notwithstanding the foregoing, no open space is required for an industrial master planned development (i.e., entirely located within the I, MUE, or LLI zones). If a mixed-use master planned development is proposed, the foregoing open space requirement will apply but the total amount of required open space will be proportionate to the acreage of each use category (based on zoning) in the proposed master planned development (i.e., eight percent (8%) of residential gross acreage plus five percent (5%) of nonresidential/nonindustrial gross acreage). Improved or usable open space is encouraged. Open space may be publicly or privately owned and includes the use of land focusing on natural areas, trails (meeting the City’s standards), parks, golf courses, community gardens, or public squares. Required landscaping on individual lots, planter strips along rights-of-way, and similar areas is not considered open space. For townhome developments subject to this chapter, the townhome development will provide the greater amount of open space between this subsection and MDC 18.30.190(4)(f) and will otherwise comply with MDC 18.30.190(4)(f).

(g) Proposed streets meet or can meet the Public Improvement Standards and the design and construction standards unless waivers or modifications are proposed as part of the master planned development. Any modifications or waivers must be coordinated with and approved by the Public Works Director and the Fire Marshal.

(h) Any proposed modifications to otherwise applicable standards for development within the master planned development must be appropriate for the type and scale of development proposed, must not inhibit the ability to serve the subject property with urban services, and must otherwise assure the health, safety, and welfare of the subject property and adjacent properties.

(i) The applicant must demonstrate that commonly owned property, private streets, and other private amenities/infrastructure will be maintained through an owner’s association, maintenance agreement, or other arrangement acceptable to City.

(j) Master plans for any site proposed to be developed with fifty (50) or more dwellings must include a mix of at least two housing types, and master plans for sites proposed to be developed with one hundred (100) or more dwellings must include a mix of at least three housing types permitted or conditionally permitted in the applicable zones (i.e., accessory dwelling units, detached single-family dwellings, attached single-family dwellings, duplexes, triplexes and apartments). Where a mix of housing units is required, no more than eighty percent (80%) of the total dwelling units may be the same housing type.

(a) All required public facilities have adequate capacity, as determined by the City, to serve the proposed land division including, without limitation, the transportation, sewer, stormwater, and water systems.

(b) The uses and densities must be consistent with the Zoning Map designations.

(c) The minimum lot size, width, depth, street frontage, setbacks, height, and other applicable requirements for the proposed development are or could be met. Approval is based on applicable standards in the Madras Development Code for the applicable zone(s).

(d) At least eight percent (8%) of the gross acreage of a residential master planned development and five percent (5%) of the gross acreage of a nonresidential master planned development must be open space. Notwithstanding the foregoing, no open space is required for an industrial master planned development (i.e., entirely located within the I, MUE, or LLI zones). If a mixed-use master planned development is proposed, the foregoing open space requirement will apply but the total amount of required open space will be proportionate to the acreage of each use category (based on zoning) in the proposed master planned development (i.e., eight percent (8%) of residential gross acreage plus five percent (5%) of nonresidential/nonindustrial gross acreage). Improved or usable open space is encouraged. Open space may be publicly or privately owned and includes the use of land focusing on natural areas, trails (meeting the City’s standards), parks, golf courses, community gardens, or public squares. Required landscaping on individual lots, planter strips along rights-of-way, and similar areas is not considered open space. For townhome developments subject to this chapter, the townhome development will provide the greater amount of open space between this subsection and MDC 18.30.190(4)(f) and will otherwise comply with MDC 18.30.190(4)(f).

(e) Proposed streets meet or can meet the Public Improvement Standards and the design and construction standards.

(f) The applicant must demonstrate that commonly owned property, private streets, and other private amenities/infrastructure will be maintained through an owner’s association, maintenance agreement, or other arrangement acceptable to City.

(g) Master plans for any site proposed to be developed with fifty (50) or more dwellings must include a mix of at least two housing types, and master plans for sites proposed to be developed with one hundred (100) or more dwellings must include a mix of at least three housing types permitted or conditionally permitted in the applicable zones (i.e., accessory dwelling units, detached single-family dwellings, attached single-family dwellings, duplexes, triplexes and apartments). Where a mix of housing units is required, no more than eighty percent (80%) of the total dwelling units may be the same housing type.

(a) The Planning Commission must review the master development plan at a public hearing conducted in accordance with the applicable provisions of Chapter 18.80 MDC.

(b) The approval of the master development plan is valid for a period of three years, unless the review body approves, at its discretion, an alternative phasing plan, which must not exceed ten (10) years in the aggregate. However, extensions to the master development plan, or any phase thereof, may be approved in accordance with MDC 18.80.290. A master development plan, or any individual phase thereof, will not be considered initiated unless and until a plat is recorded for the master development plan, or any individual phase thereof, which must occur prior to expiration of the approval or in accordance with the phasing plan. Notwithstanding anything herein to the contrary, a plat that merely establishes a future development tract for an individual phase is not sufficient to initiate the individual phase.

(c) Notice of the review process and opportunities for comment must be provided to all properties within five hundred (500) feet of the boundaries of the proposed master planned development.

(a) Minor modifications to an approved master development plan are reviewed by the Community Development Director using the Type II procedure. However, the Community Development Director may elevate any modification request to a Type III procedure. Minor modifications include:

(b) A major modification to an approved master development plan is a modification that is not listed as a minor modification in subsection (7)(a) of this section. Major modifications are reviewed by the Planning Commission through a Type III process.

(c) During the initial approval period, including any permitted extensions, modifications may only be proposed by the original applicant or by its successor in interest. A successor in interest must provide documentation satisfactory to the City that the applicant has transferred its interest in the master planned development to the successor in interest. Following the initial approval period, modifications may be proposed by the applicant/successor in interest or by one or more owners representing thirty-three percent (33%) or more of the land area subject to the master planned development.

(d) Approval of a proposed modification is limited to those approval criteria applicable to the proposed modification and not to a master planned development in general.

(e) Modifications that are specific to certain properties within a master planned development will be noticed similar to site plan review for the affected properties. Modifications of general applicability will be noticed similar to a new approval of the master planned development.