§ 13-56. Master plan required

All development proposed in the planned development districts require approval of a master plan pursuant to Chapter III, Planning Applications. The final review authority for the master plan shall be the planning commission.

(a) Preliminary master plan. At the applicant's option, a preliminary master plan may be processed in advance of the master plan pursuant to Chapter III, Planning Applications. The purpose of the preliminary master plan shall be to determine the general location, type, and intensities of uses proposed in large scale planned developments prior to the preparation and submittal of more detailed development plans. Preliminary master plans may also be used as the conceptual plan for long-term or phased planned developments.

Upon approval of the preliminary master plan, development plans for individual components or phases of the planned development shall be required and shall be processed according to the provisions for master plans in Chapter III, Planning Applications. The subsequent plans shall be consistent with the parameters and general allocation and intensity of uses of the approved preliminary master plan. At the time of approval of the preliminary master plan, the planning commission may determine that subsequent development plans may be approved by the zoning administrator. In such cases, development plans will be forwarded by the zoning administrator, upon an appeal filed pursuant to Title 2, Chapter IX, Appeal, Rehearing and Review Procedure, or upon motion by the planning commission or city council.

(b) Amendments to the master plan.

(1) Minor changes: Minor changes in the location, siting or character of buildings and structures may be authorized by the planning division if required by engineering specifications or other circumstances not foreseen at the time the master plan was approved. No change authorized under this section may cause any of the following:

a. A change in the use of character of the development;

b. An increase in the overall density of the development;

c. An increase in overall coverage of structures;

d. A reduction or change in character of approved open space;

e. A reduction of required off-street parking;

f. A detrimental alteration to the pedestrian, vehicular and bicycle circulation and utility networks; or

g. A reduction in required street pavement widths.

(2) Major amendments. Substantial amendments to the master plan encompassing one or more of the minor changes listed in subparagraphs (1)a. through (1)g., or any other proposed change determined by the development services director as a major amendment, shall be subject to review and approval by the zoning administrator. Furthermore, if the major amendment results in an overall building square footage that exceeds the maximum density or building square footage allowed by the approved master plan, the zoning administrator must find that the major amendment is consistent with the density, floor area ratio, and trip budget standards established by the general plan, as applicable.

(c) Minor additions to an existing planned development.

(1) Residential buildings—Single-story additions. Minor single-story additions to existing residential buildings not meeting the criteria below may be approved by minor modification if the planning division finds that the proposed construction does not materially affect the required open space, site coverage, or parking of the planned development.

a. Unenclosed patio covers. Unenclosed patio covers in planned development residential zones, which meet the following setback criteria may be approved by the planning division:

1. Side setback—Five (5) feet or equivalent to main structure, whichever is less.

2. Rear setback—Ten (10) feet or five (5) feet for small lot developments.

b. Enclosed patios and room additions. Enclosed patios and room additions may be permitted pursuant to the parameters for such additions established in the master plan. In cases where the master plan does not include criteria for future enclosed patios and/or room additions, the addition may be permitted if the required open space percentage is met on the affected lot and the addition meets the setbacks established for patio covers with the exception of small lot developments for which the setback standards established in Table 13-58 shall be applied.

(2) Residential buildings—Second story additions. In cases where the master plan does not include criteria for future second-story additions, the planning division may approve any proposed second-story addition that meets the setback standards established in subsection (1) and all of the following criteria. Any second-story addition that does not meet all of the following criteria will be subject to minor design review.

a. Complies with residential design guidelines adopted by the city council; and

b. Does not materially affect the required open space, site coverage, or parking of the planned development.

(3) Nonresidential buildings. Minor additions to existing nonresidential buildings may be approved by development review if the planning division finds that the proposed construction does not materially affect required open space, floor area ratio, and parking requirements specified in the approved master plan. Furthermore, if the minor addition results in an overall building square footage that exceeds the maximum building square footage allowed by the approved master plan, the planning division must find that the minor addition is consistent with the floor area ratio and trip budget standards established by the general plan, as applicable.

(Ord. No. 97-11, § 2, 5-5-97; Ord. No. 01-10, § 1c., 3-5-01; Ord. No. 03-8, § 8, 9-2-03 ; Ord. No. 05-2, § 1h., i., 2-22-05 ; Ord. No. 05-14, § 1a., 11-1-05 ; Ord. No. 06-22, § 1, 11-14-06 )