§ 155.261 PROCEDURE.
    The following procedure shall be observed when a Master Plan proposal is submitted for consideration.
   (A)   The applicant shall submit one copy of a Master Plan application with all exhibits and one electronic copy of all submittal materials to the city for review. The Master Plan submittal shall include the following information in graphic and written form:
      (1)   Proposed land uses and housing unit densities;
      (2)   Tables detailing the dimensional, area and setback requirements for each of the proposed use categories;
      (3)   Proposed access and circulation;
      (4)   Proposed open space uses;
      (5)   Preliminary grading and drainage pattern;
      (6)   Preliminary utility plan for sanitary sewer and water;
      (7)   Relation of the proposed Master Plan to the surrounding area and the Comprehensive Plan; and
      (8)   Phasing schedule identifying anticipated sequence and timing of each phase or phases.
   (B)   Public notice of the proposed Master Plan shall be provided in accordance with the public notice provision of this chapter.
   (C)   In considering the Master Plan, the Commission shall determine whether:
      (1)   The minimum residential density of the north and east non-exception expansion areas, as included within the city limits prior to 12-31-2017, shall be 8.4 units per net acre. The density of the north expansion area is calculated independently of the east expansion area, and vice versa. If an applicant is seeking Master Plan approval for either the east or north expansion area, the applicant must demonstrate that the single Master Plan achieves a minimum 8.4 residential units per net acre in that entire expansion area. The residential portion of any mixed-use development shall be included in the overall density calculation of the expansion area;
      (2)   (a)   In all expansion areas brought into the city limits, the residential development shall be split as follows, or as modified through Master Plan approval:
            1.   Single-family detached: 70%; and
            2.   Mix of single-family attached and multi-family: 30%.
         (b) The following deviation to this residential split standard is permitted to accommodate flexibility in land development:
            1.   A Master Plan proposing 50 or more dwelling units: 2% deviation; and
            2.   A Master Plan proposing 49 or fewer dwelling units: 10% deviation.
      (3)   Proposed utility and drainage facilities are adequate for the population densities and type of development proposed; or
      (4)   The proposed circulation system (including proposed street sections) is adequate to support the anticipated traffic and the development will not exceed the adopted functional/performance standard of the streets outside the boundaries of the Master Plan. No roadway straight line tangent shall exceed 600 feet in length, except where deemed necessary by the Planning Commission due to issues such as: topographic constraints; existing developed conditions; existing property boundaries; or Master Plan design features. Where such an exception is allowed, roundabouts or curb extensions at intersections and other traffic-calming measures shall be evaluated.
   (D)   If the Planning Commission finds that the provisions of §§ 155.610 through 155.614 of this chapter are satisfied, the proposal shall be approved. If the Commission finds the provisions are not satisfied, it may deny the application or return the plan to the applicant for revision. In addition to the requirements of this section, the Commission may attach conditions it finds are necessary to carry out the purposes of this chapter.
   (E)   Applications for individual phases within the Master Plan, such as subdivision or design review applications, may be applied for concurrently with or subsequent to Master Plan approval. If applications for individual phases are applied for concurrently with the Master Plan, the applicant shall extend, in writing, the state-mandated 120-day review period by 30 days for the individual phase application. The Planning Commission will review the Master Plan first and will review the individual phase application at a subsequent Planning Commission meeting. If the Planning Commission requires a second meeting to complete review of the Master Plan, the applicant agrees to an additional 30-day extension to the review period. Applications for individual phases within the Master Plan shall be reviewed under the provisions and requirements of this chapter.
   (F)   In the process of reviewing applications for individual phases within an approved Master Plan, the Commission may approve the refinements to the Master Plan. Refinements to the Master Plan are defined as:
      (1)   Changes to the street network or functional classification of streets that do not significantly reduce circulation system function or connectivity for vehicles, bicycles or pedestrians;
      (2)   Changes to the nature or location of park type, trails or open space that do not significantly reduce land area, function, livability, usability, connectivity or overall distribution or availability of these uses in the Master Plan area; and
      (3)   Changes to the location or mix of land uses or configuration of individual lots or site plan elements, that do not significantly alter the overall distribution or availability of uses or density in the Master Plan area.
   (G)   (1)   Refinements meeting the above definition may be approved by the Commission upon finding that:
         (a)   The refinement(s) will equally or better meet the conditions of the approved Master Plan; and
         (b)   The refinement will not preclude an adjoining phase from development consistent with the approved Master Plan.
      (2)   Significant changes to an approved Master Plan shall be submitted to the Planning Commission for processing as an amendment to an approved Master Plan. Significant changes would be defined as any change not covered by divisions (F)(1) through (F)(3) above.
(Prior Code, §16.045.040) (Ord. 430, passed 10-3-2016; Ord. 451, passed 6-4-2018; Ord. 467, passed 1-21-2020; Ord. 477, passed 2-22-2022)