20.25P.020 Review required.
A. Applicable Review and Guidelines. The Director shall use this Part 20.25P LUC as currently adopted or subsequently amended or superseded in reviewing an application for Master Development Plan or Design Review approval in the EG-TOD.
B. Master Development Plan.
1. Scope of Approval. Master Development Plan review (Part 20.30V LUC) is a mechanism by which the City shall ensure that the site development components of a multiple-building or phased single-building proposal are consistent with the Comprehensive Plan and meet all applicable site development standards and guidelines. Design, character, architecture and amenity standards and guidelines shall be met as a component of the Design Review (Part 20.30F LUC). Master Development Plan approvals required pursuant to subsection B.2 of this section shall identify proposed building location(s) within the project limit and demonstrate compliance with the following site development requirements, standards, and guidelines:
a. Residential Requirement in EG-TOD. The Master Development Plan shall establish a residential phasing requirement for the project limit to ensure that the intended housing emphasis of the EG-TOD area is met. The residential phasing requirements shall provide that no office development in excess of 600,000 square feet may be approved in the EG-TOD until at least 100 residential dwelling units are under construction;
b. Phasing.
i. The first phase of any Master Development Plan for the EG-TOD shall include the pedestrian street required to support that phase; a minimum of 20,000 square feet of retail, services, and financial service uses fronting on the pedestrian street; and a maximum of 600,000 square feet of office development; and
ii. The second phase of any Master Development Plan for the EG-TOD shall include a minimum of 300 units of multifamily housing;
c. Dimensional requirements pursuant to LUC 20.25P.060 as listed below:
i. Setbacks;
ii. Maximum impervious/lot coverage;
iii. Building height for each building identified in subsection B.1 of this section;
iv. Floor area ratio for each building identified in subsection B.1 of this section:
(1) At a minimum square footage excepted from FAR pursuant to 20.25P.060.B shall be identified.
(2) Uses may vest pursuant to the vesting provisions applicable to the underlying Master Development Plan if the specific uses are identified pursuant to LUC 20.25P.050.A;
d. Landscape development pursuant to LUC 20.25P.070;
e. Parking, circulation, and internal walkway requirements pursuant to LUC 20.25P.080;
f. EG-TOD street development standards pursuant to LUC 20.25P.090; and
g. Site development guidelines pursuant to LUC 20.25P.100.B.
2. When Required.
a. A Master Development Plan shall be required when an applicant proposes to develop more than one building under a single ownership.
b. A Master Development Plan shall be required where the applicant proposes to build a single building on one parcel that is adjacent to any street depicted on the figure in LUC 20.25P.090.A.3.
3. For the purposes of this section, the project limit may be drawn to encompass a right-of-way that bisects a site, provided the Director finds that the following connectivity criteria can be met:
a. A system of corner and mid-block crossings shall be provided to functionally connect on-site pedestrian paths across the bisecting right-of-way within the proposed project limit;
b. Pedestrian paths shall be provided to connect all buildings and right-of-way crossings located within the proposed project limit;
c. Visual connections shall be provided between all buildings located within the project limit by minimizing topographic variation and through use of vegetation and outdoor spaces; and
d. Only a right-of-way meeting the requirements of LUC 20.25P.060.B.2.c may be included in the land area located within the proposed project limit for the purpose of computing maximum FAR.
C. Design Review.
1. Scope of Approval. Design review is a mechanism by which the City shall ensure that the design, character, architecture and amenity components of a proposal are consistent with the Comprehensive Plan and any approved Master Development Plan, and meet all applicable standards and guidelines contained in City Codes. Design Review is a mechanism by which the City shall ensure that the site development components of a proposal are consistent with the Comprehensive Plan and meet all applicable standards and guidelines contained in City Codes when site development components were not approved as part of a Master Development Plan.
2. When Required. All development within the EG-TOD shall be reviewed by the Director through Design Review (Part 20.30F LUC).
3. Compliance with an Applicable Master Development Plan. In addition to the decision criteria in LUC 20.30F.145, each structure and all proposed site development shall comply with any approved Master Development Plan applicable to the project limit described in a Design Review application. If the application for Design Review contains elements inconsistent with an applicable Master Development Plan, the Director shall not approve the Design Review unless the Master Development Plan is amended to include those elements.
D. Procedural Merger. Within the EG-TOD, any administrative decision required by this Part 20.25P LUC or by the Land Use Code, including but not limited to the following, may be applied for and reviewed as a single Process II Administrative Decision, pursuant to LUC 20.35.200 through 20.35.250:
1. Master Development Plan, Part 20.30V LUC;
2. Administrative Conditional Use Permit, Part 20.30E LUC;
3. Design Review, Part 20.30F LUC;
5. Critical Areas Land Use Permit, Part 20.30P LUC. (Ord. 6366, 8-7-17, § 12)