The purpose of the interim study overlay district (__-S) is to allow discretionary review of a development proposal where a change in zoning regulations is contemplated or under study. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

The interim study overlay district (_-S) may be combined with a base district. It is initiated by the city council or planning commission or by a petition of a qualified applicant under the procedure for a zoning map amendment (Chapter 18.48 PMC). Before approving an amendment reclassifying land to an __-S district, the planning commission and city council must approve a study plan that identifies regulatory problems and states land use and development issues to be resolved for the area proposed for reclassification. Each __-S district is indicated on the zoning map by adding an “‑S” designator to the base district designation followed by the number of the enacting ordinance. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

A. Use Permit Required. A use permit is required for establishment of a new or expanded use in an __-S district. A use permit may be approved for any use classification permitted or conditionally permitted in the base district with which the __-S district is combined.

B. Required Findings. In addition to the findings required for a use permit (Chapter 18.16 PMC) and findings required for a specific use classification, approval of a use permit in the __-S district requires a finding that the proposed use will not conflict with the land use and development policies established for the area at the time the __-S district is adopted. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

The development regulations for the __-S district are specified by a use permit or are those of the base district with which the __-S district is combined. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

An ordinance establishing an __-S district must contain a provision terminating the __-S designation not more than two years from its effective date. An ordinance establishing an __-S district may be amended, reenacted, or superseded by a zoning map amendment (Chapter 18.48 PMC). [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

A use permit application that is denied or approved subject to conditions unacceptable to the applicant may be resubmitted after the effective date of the zoning map or regulation amendment superseding an __-S district designation, notwithstanding PMC 18.16.020. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

The purposes of the master plan overlay district (__-P) are to:

A. Ensure orderly planning for the development of large, unsubdivided areas of the city consistent with the general plan;

B. Maintain an environmental equilibrium consistent with existing vegetation, soils, geology, topography, and drainage patterns;

C. Avoid premature or inappropriate development that would result in incompatible uses or create public service demands exceeding the capacity of existing or planned facilities;

D. Encourage sensitive site planning and design. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

The master plan overlay district (__-P) may be combined with a base district and may be applied to only an area at least 40 acres in size. It may be initiated by the city council or the planning commission or by a petition of a qualified applicant (Chapter 18.48 PMC). Each master plan overlay district (__-P) is indicated on the zoning map by adding a “-P” designator to the base district designation. A master plan is required for all development. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

The land use regulations are those of the base district with which the __-P district is combined unless modified by another overlay district. No new use or expanded use requiring a use permit may be approved unless a master plan is first approved. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

A. Residential Density. The total number of dwelling units approved for a master plan on a parcel or in a subdivision may not exceed the number permitted by the general plan density for the total area of the parcel designated for residential use and for open space. The density bonus provisions of Chapter 18.46 PMC apply.

B. Property Development Regulations. Unless specifically indicated on an approved master plan or modified by another overlay district, the property development regulations, including minimum lot size, lot width, yards, and maximum building height, are those of the base district with which a __-P district is combined.

C. Other Development Regulations. Except as may be approved or modified by an approved master plan or another overlay district, all other development regulations are prescribed by this title. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

A qualified applicant may initiate an application to approve a master plan. If the property is not under a single ownership, every qualified applicant must join the application and file a map showing the extent of ownerships. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

A. Each master plan for a specific area of land must include a land use and circulation system concept that is consistent with the goals and policies of the general plan, compatible with the environment, and capable of being served by existing and planned public facilities and utilities.

B. The following plans and materials must be submitted unless the city planner waives submission of items considered unnecessary:

1. A map showing proposed master plan boundaries and the relationship of the area to uses and structures within a 300-foot radius of the plan area boundaries;

2. A map of the master plan area showing sufficient topographical data to indicate clearly the character of the terrain, and the type, location, and condition of mature trees and other natural vegetation;

3. A site plan indicating the existing and proposed uses, gross floor area, lot coverage, height, parking and density, and a circulation plan;

4. Architectural plan indicating exterior elevations, floor plans, and colors and materials of buildings and structures;

5. Landscape plan indicating existing vegetation and proposed planting areas, types and sizes of plant materials, and design of walkways, trails, bicycle paths, recreation areas, paved areas, benches, water features, and lighting;

6. A preliminary development schedule indicating sequence and timing of development;

7. Guidelines for the physical development of the property, including illustrations of proposed architectural, urban design, and landscape concepts;

8. On slopes over 10 percent, single line sections showing the relationship of the building to the topography. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

A. General Procedures. An application for approval of a master plan is processed as a zoning map amendment (Chapter 18.48 PMC).

B. Required Findings. The planning commission and the city council must find that the proposed master plan:

1. Conforms to the general plan;

2. Generally complies with the land use and development regulations of the base zoning district and does not significantly alter the regulations; and

3. Can be adequately, reasonably and conveniently served by public services, utilities and public facilities.

C. Amended Zoning Map Designator. The adopted master plan is indicated on the zoning map by adding the enacting ordinance number to the “‑P” designator. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

A. Expiration. A master plan expires after an amount of time specified by condition of approval, unless a building permit is issued for a structure within the master plan area and construction diligently pursued. In the absence of such a condition of approval, the master plan shall expire on the two-year anniversary of the effective date of the ordinance establishing the master plan overlay district, unless a building permit is issued for a structure within the master plan area and construction is diligently pursued. An approved master plan may specify adherence to a development staging or phasing program.

B. Zoning Map Designator. Expiration of a master plan causes removal of the enacting ordinance number from the “-P” designator on the zoning map. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

An adopted master plan is initiated in the same manner as an application for a zoning map amendment (Chapter 18.48 PMC). [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

Each project requires design review (Chapter 18.36 PMC). The city shall not accept plans for a project in a master plan overlay district for design review (Chapter 18.36 PMC) unless the plans are consistent with an approved master plan and with all other applicable requirements of this code. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

The purpose of the limited overlay district (__‑O) is to:

A. Allow for the establishment of control on an individual lot or group of individual lots that will supersede or supplement the requirements of the base district;

B. Allow for flexibility from the normal land uses and regulations of the base district consistent with the general plan;

C. Ensure the preservation of specific features of a particular site or area;

D. Ensure the preservation of the character of the area in proximity to a particular site;

E. Provide specific development regulations in order to take advantage of the unique characteristics or location of a particular site or area that would be limited by the land use requirements of the base zoning district. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

The __-O district may be combined with a base district. It may be initiated by the city council, the planning commission or a qualified applicant (Chapter 18.48 PMC). Each __-O district is indicated on the zoning map by adding an “-O” designator to the base district designation followed by the number of the enacting ordinance. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

The land use regulations are those of the base district with which a limited overlay district is combined, except as modified by an overlay plan. Any permitted or conditional use authorized by this title may be included in an approved overlay plan, so long as it is consistent with the general plan. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

The development regulations are those of the district with which an __-O district is combined, except as modified by an overlay plan. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

In addition to the plans and materials required to accompany an application for a zoning map amendment (Chapter 18.48 PMC), an application for an __-O district shall include an overlay plan. The overlay plan may include specific land use, site, and development standards and criteria consistent with the general plan that will regulate all or designated areas of the __-O district. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

A. General Procedures. An overlay plan is processed in accordance with Chapter 18.48 PMC at the same time as consideration of the application for classification to an __-O district.

B. Required Findings. The planning commission and the city council must find that the proposed overlay plan:

1. Is necessary because there are special or unique characteristics of the site or improvements that require land use and development regulations that cannot be adequately accommodated or controlled by the base zoning district;

2. Conforms to the general plan;

3. Generally complies with the land use and development regulations of the base zoning district.

C. Effective Date. An overlay plan is effective on the same date as the ordinance creating the __‑O district for which it was approved. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

The procedure for an amendment to an adopted overlay plan is initiated in the same manner as an application for a zoning map amendment (Chapter 18.48 PMC). [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]

Each project requires design review (Chapter 18.36 PMC). The city shall not accept plans for a project in an __-O district for design review (Chapter 18.36 PMC) unless the plans are consistent with a valid overlay plan and with all other applicable requirements of this code. [Ord. 07-1284 § 3 (Exh. E), 2007; Ord. 979 § 2 (Exh. A), 1990.]