Promote and encourage cluster development on large sites (typically larger than 10 acres in size) to avoid sensitive areas of property and provide a mechanism for establishment of open areas in land development;

Design the site as a whole, rather than incrementally;

Encourage innovative design on large sites by allowing flexibility in property development standards;

Accommodate various types of complex, mixed use, phased developments;

In mixed use land use categories, to apply policies and general zoning standards associated with mixed use;

Enable governmental bodies to receive information and provide an integrated response to immediate and long-range impacts of such developments;

When applied to properties in advance of adoption of a property-specific master plan, to alert individuals to the requirement for preparation of a master plan.

Residential Density. The total number of dwelling units in an MP district shall not exceed the maximum number permitted by the General Plan. Density bonuses may be considered consistent with General Plan policies and state law.

Nonresidential Intensity. Nonresidential development in an MP district shall not exceed floor area ratios as specified in the General Plan.

Other Development Regulations. Other development regulations shall be as prescribed by the Master Plan.

Process. Applications for rezoning property to MP shall be filed and processed in accordance with Chapter 17.66 (Amendments). If the property is already zoned MP, an approved site specific Master Plan is required to develop the property.

Application. Applications for privately initiated Master Plans shall be initiated by submitting the following information to the Community Development Department: a completed application form, signed by the property owner(s) or authorized agent, accompanied by the required fee deposit, and any other information, plans or maps required by the Community Development Director. Standard information required for a Master Plan application is listed below in Section 17.26.070.

Pre-Application Review. Prior to submitting a Master Plan to the city for approval, a pre-application review is required. A letter of intent and sketch plan showing the site context and general arrangement and design of all proposed land uses shall be submitted along with an analysis of how the project has responded to its site and surroundings. This provides a mechanism for early review to determine which General Plan goals, policies and programs are applicable and need to be addressed, and to provide preliminary design advice to facilitate plan preparation. The Community Development Director shall meet with the applicant within 30 days following the submittal of the letter of intent, sketch plan and analysis.

Districts Map. A map showing proposed district boundaries and the relationship of the district to uses and structures and streets within a minimum 300-foot radius of the district boundaries.

Site Context Map. A map or aerial photo of the proposed district and at least 300 feet beyond its boundary showing sufficient topographic data to clearly indicate the character of the terrain, ridgelines and creeks; the type, location and condition of mature trees and other natural vegetation, and the location of existing development.

Land Use. The proposed pattern of land use, with acreage, residential density and/or commercial intensity calculations. This shall include the total square footage of each type of nonresidential uses proposed in order to assess parking and traffic impacts.

Site Plan. A site plan showing proposed street and lot patterns, pedestrian and bicycle connections, the location of all proposed buildings, structures and other general site improvements.

Development Standards. A description of proposed setbacks, yards, height limits and other development standards.

Improvements. A plan showing location, grades and widths of all streets; location and size of utilities, drainage structures, parking areas; walkways; and other improvements.

Parking. Conceptual parking plan showing proposed parking layout and provisions for bicycle parking/storage.

Topography. A topographical map with slopes, if applicable, and grades of proposed streets.

Geotechnical data as required by the Public Works Department.

Traffic study as required by the Public Works Department.

Open Space. Description of all open space and/or undeveloped areas, and a statement indicating their intended disposition (i.e., deeded to property owners, etc.).

Subdivision Map. Proposed subdivision map if property is proposed to be subdivided.

Phasing plan, if any.

Other information as may be prescribed by the Community Development Director. An application for a Master Plan may be accompanied by an application for design review. If the Master Plan is not accompanied by a design review application, the following preliminary design information shall also be submitted as part of the Master Plan application:

The Master Plan is consistent with the General Plan and other city plans or policies that apply to the property.

Any residential development shall constitute a residential environment of sustained desirability and stability that responds to its context.

Any nonresidential uses shall be appropriate in area, location and overall planning for the purpose intended, and the design and development standards shall create a nonresidential environment of sustained desirability and stability that respond to their context.

The applicant demonstrates that public facilities are provided to serve the anticipated population.

The motor vehicle, bicycle and pedestrian traffic system provides adequate area and on-site connections for circulation needs and public safety.

For sites in mixed use land use categories, that General Plan mixed use goals and policies, and objectives of the general mixed use regulations in Chapter 17.52 have been met.