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The institutional zone shall be established only in conjunction with a master plan which generally specifies the parameters for development of the property. The institutional zone and master plan shall be reviewed using the review process described in EMC Title 15, Local Project Review Procedures. Either the sponsoring institution or the city may initiate the establishment of an institutional overlay zone.

A. As part of the master plan for the institution, the following factors shall be addressed:

1. Permitted uses and ancillary uses;

2. Permitted intensity of development, which shall consider:

a. Gross floor area of development;

b. Maximum building height;

c. Minimum building setbacks;

d. Maximum lot coverage;

e. Minimum and maximum number of off-street parking spaces;

f. Aesthetic considerations related to building bulk, architectural compatibility, light and glare, urban design, landscaping, street trees, solar access and shadow impacts;

3. Traffic impacts, adequacy of access to the site and within the site, on-street parking impacts and limitations, other traffic-related improvements;

4. Other ordinance requirements including, but not limited to, drainage, noise, environmental impacts, and other requirements of local, state and federal laws;

5. Phasing of development within the institutional zone.

B. Prior to the formal filing of an application for an institutional overlay zone, the sponsoring institution or the city, whichever initiated the establishment of the institutional overlay zone, shall hold public meetings to discuss the proposal and address the concerns of the affected area residents and property owners. The master plan shall reflect the various concerns raised through the public input process.

C. Upon filing of a valid rezone application and completion of the required environmental review process, the planning commission shall review the proposed master plan, rezone, and any required amendments to the Everett general plan at public workshops and at least one public hearing at which the planning commission shall make a decision regarding the proposed institutional overlay zone. The planning commission may approve, disapprove, or modify the proposed master plan. The decision of the planning commission shall take the form of a recommendation to the city council, who shall make the final decision. (Ord. 3774-20 § 5(R) (Exh. 3), 2020.)