4.5.300 Institutional Master Plan.
A. Purpose. The institutional master plan is intended to facilitate an efficient and flexible review process for development of institutions which control large areas of land within the City, contain a greater intensity of development than surrounding areas, are a source of substantial employment, and are usually located adjacent to residential neighborhoods. An institutional master plan is intended to permit flexibility, while providing a level of understanding by the community and neighboring properties about the future growth of the institution.
B. Applicability.
1. Institutional master plans in conformance with this section may be submitted for any property or combination of properties three acres or larger in size.
2. Unless exempted below, institutional master plans in conformance with this section are required for any property or combination of adjacent properties under common ownership at the date of adoption of this code for the following:
a. Institutions of higher education: 10 acres or larger.
b. All other institutions: 20 acres or larger.
3. Exemptions. Unless the applicant elects to apply for an institutional master plan, the following are exempt:
a. The property is part of a special planned district in BDC Chapter 2.7, Special Planned Districts, Refinement Plans, Area Plans and Master Plans. Properties that are part of an approved area plan must comply with the approval criteria of this chapter in addition to the land division or site plan review criteria at the time of development.
b. Cemeteries and public maintenance facilities in existence prior to 2016.
c. The City determines that the master plan category is a community master plan or employment master plan.
C. Review Process.
1. Minor Institutional Master Plans. Minor institutional master plans are processed as follows:
a. Step 1. The approval of a minor institutional master plan (Type II process).
b. Step 2. Upon approval of the minor institutional master plan, and prior to the commencement of Step 3, the applicant must submit a final minor institutional master plan to the City in an electronic format specified by the City. The final minor institutional master plan must depict the proposal as approved and must incorporate all conditions of approval contained in the decision.
c. Step 3. The approval of a land division(s) and/or site plan review application(s) (Type II process).
2. Major Institutional Master Plans. Major institutional master plans are processed as follows:
a. Step 1. The Planning Commission makes a recommendation to the City Council on an application for a major institutional master plan. The text of a major institutional master plan must be included in BDC Chapter 2.7, Special Planned Districts, Refinement Plans, Area Plans and Master Plans, in compliance with BDC Chapter 4.6, Land Use District Map and Text Amendments. The City Council is the final review authority on such applications (Type III process).
b. Step 2. Upon approval of the major institutional master plan, and prior to the commencement of Step 3, the applicant must submit a final major institutional master plan to the City in an electronic format specified by the City. The final major institutional master plan must depict the proposal as approved and must incorporate all conditions of approval contained in the decision. The major institutional master plan denotation for the subject site will be shown on the Zoning Map. The denotation on the Zoning Map may be added or removed administratively by staff upon approval or withdrawal of the major institutional master plan.
c. Step 3. The approval of a land division(s) and/or site plan review application(s) (Type II process).
D. Submittal Requirements. In addition to the submittal requirements of BDC 4.5.100(E), the following information must be submitted as deemed applicable by the Community and Economic Development Director based on the size, scale, and complexity of the development:
1. Narrative that defines and summarizes the organizational mission and objectives. The statement must describe the projective population that will be served by the institution including size and distinctive cohorts (e.g., faculty, staff, clients, patients, and students) and any anticipated changes in the size or composition of that population associated with different phases of development. It must also specify any services or facilities available to the general public.
2. Summary of the facilities related to the proposed institutional master plan.
3. Description of the following:
a. General location of all existing and proposed uses and on-site circulation plans;
b. Approximate floor area of proposed structures;
c. Approximate height of proposed structures;
d. Approximate number and general location of parking spaces on site and those off site in compliance with BDC Chapter 3.3, Vehicle Parking, Loading and Bicycle Parking, and BDC Chapter 4.8, Transportation and Parking Demand Management (TPDM) Plan;
e. A description of on-site housing and any dedicated off-site housing facilities to be developed as part of the institutional master plan, including the total number of users that may be accommodated in such facilities; and
f. Public safety.
4. Design guidelines for new and renovated buildings and structures including materials, height, bulk, massing, and colors.
5. Open space must be shown on the conceptual site plan and may include parks, pavilions, multi-use paths within a minimum 20-foot-wide corridor, squares and plazas, areas of special interest, tree preservation areas, and recreational facilities.
E. Approval Criteria. The City may approve, approve with conditions, or deny the proposed institutional master plan application based on meeting all of the following criteria:
1. The proposed land uses within the institutional master plan must be consistent with the Bend Comprehensive Plan Map designations. If rearranging the plan designation locations and/or zoning are proposed as part of the major institutional master plan application, the major institutional master plan must retain the same total area of all plan designations on the subject site or within one percent of the same total acreage consistent with the allocations prescribed by the existing plan designations. Any other changes to the Comprehensive Plan Map designations require a Comprehensive Plan and zoning map amendment to be processed concurrently in accordance with BDC Chapter 4.6, Land Use District Map and Text Amendments.
2. The applicant has demonstrated that the standards and zoning district requirements contained in BDC Title 2, Land Use Districts, and BDC Title 3, Design Standards, are capable of being met during site plan or land division review, except as proposed to be modified by the applicant as part of a major institutional master plan. Where the applicant has proposed deviations to the above standards and/or zoning district requirements as part of a major institutional master plan, the applicant has demonstrated:
a. That granting a deviation to the BDC standards and/or zoning district requirements will equally or better meet the purpose of the regulation proposed to be modified; or
b. That granting a deviation to the BDC standards and/or zoning district requirements is necessary due to topographical constraints or other unique characteristics of the property or specific development type proposed by the master plan; and
c. That any impacts resulting from the deviation are mitigated to the extent reasonably practical.
3. The institutional master plan complies with BDC Chapter 4.7, Transportation Analysis, and meets all the approval criteria in BDC Chapter 4.8, Transportation and Parking Demand Management (TPDM) Plan.
4. Existing water and sewer facilities have adequate capacity to serve the proposed development in compliance with the Collection Systems Master Plan and the Water System Master Plan, latest editions, or adequate facilities will be installed prior to occupancy or use.
5. The institutional master plan provides multimodal connections on site in compliance with the City of Bend Transportation System Plan (TSP) and the Bend Parks and Recreation District Parks, Recreation, and Green Spaces Comprehensive Plan, latest editions, and existing and planned trail systems adjacent to the institutional master plan are continued through the entire institutional master plan.
6. The institutional master plan must provide and maintain a minimum of 10 percent of the gross area as open space in compliance with subsection (D)(5) of this section.
7. The institutional master plan, when located in an opportunity area and includes residential designated land, complies with the density and housing mix in BDC 4.5.200(E)(3).
8. In lieu of the approval criteria in BDC 4.6.300, Quasi-Judicial Amendments, major institutional master plan applications that do not propose a Bend Comprehensive Plan amendment must demonstrate compliance with the following:
a. Approval of the request is consistent with the relevant Statewide planning goals that are designated by the Planning Director or designee; and
b. Approval of the request is consistent with only the relevant policies of the Bend Comprehensive Plan Chapter 11, Growth Management, that are designated by the Planning Director or designee.
9. If the major institutional master plan proposal contains a zone change request to bring the zoning into compliance with the Bend Comprehensive Plan designation, the zone change is subject to the approval criteria of BDC 4.6.300(C).
10. If the major institutional master plan proposal contains a proposed amendment to the Bend Comprehensive Plan Map or text, the amendment is subject to the approval criteria of BDC 4.6.300(B).
F. Periodic Institutional Master Plan Status Report. Every five years or sooner from the date of the institutional master plan approval, the institution must submit an update to the Planning Division. This update must provide a description of all projects that: (1) have been completed since the most recent update; (2) are ongoing, including a description of the status and estimated timetables for completion of such projects; (3) are scheduled to begin in the upcoming 24 months, including estimated timetables for the commencement, progress, and completion of such projects; and (4) are no longer being considered by the institution. In addition, the institution must submit an updated site plan. The update will be presented to the Planning Commission, but will not require a public hearing. The status report will no longer be required if the institutional master plan is built out and additional development is not contemplated.
G. Duration of Approval.
1. An approved institutional master plan will remain valid indefinitely unless withdrawn by all owner(s) of property within the institutional master plan. The City may deny withdrawal when a switch to otherwise applicable standards would not be in the public interest because of sufficient development under the institutional master plan. Standards and regulations identified in the approved institutional master plan will control all subsequent site development as long as the approved institutional master plan is valid. If alternative standards and regulations are not specifically identified in the approved institutional master plan, the applicable City standard at the time any development application is submitted will apply.
2. The duration of approval for an institutional master plan must coincide with the timeline outlined in the approved phasing plan and in accordance with the time frames studied in the transportation analysis and water and sewer capacity analysis for the institutional master plan. Site plan review or land division applications submitted consistent with or earlier than as provided in an approved phasing plan will not require an updated transportation analysis and water and sewer capacity analysis as part of the development application. Infrastructure capacity may be reserved for the institutional master plan site for up to 15 years or as specified in an approved phasing plan.
3. The time period set forth in this subsection (G) will be tolled upon filing of an appeal to LUBA and must not begin to run until the date that the appellate body has issued a final order. [Ord. NS-2445, 2022; Ord. NS-2423, 2021; Ord. NS-2405, 2021; Ord. NS-2353, 2019; Ord. NS-2289, 2017]