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ti s . <br /> institutional use shall be established through the master plan <br /> review process. <br /> Review Process. The Institutional Zone shall be established only <br /> in conjunction with a master plan which generally specifies the <br /> parameters for development of the property. The Institutional <br /> Zone and master plan shall be reviewed by the Planning Commission <br /> using Review Process V, described in Chapter 42 of this Title. <br /> Either the sponsoring institution or the City may initiate the <br /> establishment of an Institutional Overlay Zone. <br /> A. As part of the master plan for the institution, the <br /> following factors shall be addressed: <br /> 1 . Permitted uses and ancillary uses <br /> 2. Permitted intensity of development, which shall <br /> consider: <br /> a. gross floor area of development <br /> b. maximum building height <br /> c. minimum building setbacks <br /> d. maximum lot coverage <br /> e. minimum and maximum number of off-street parking <br /> spaces <br /> f. aesthetic considerations related to building bulk, <br /> architectural compatibility, light and glare, <br /> urban design, landscaping, street trees, solar <br /> access and shadow impacts. <br /> 3 . Traffic impacts, adequacy of access to the site and <br /> within the site, on-street parking impacts and <br /> limitations, other traffic related improvements. <br /> 4. Other ordinance requirements including, but not limited <br /> to, drainage, noise, environmental impacts, and other <br /> requirements of local, State and Federal laws. <br /> 5. Phasing of development within the Institutional Zone. <br /> B. Prior to the formal filing of an application for an <br /> Institutional Overlay Zone, the sponsoring institution or <br /> the City, whichever initiated the establishment of the <br /> Institutional Overlay Zone, shall hold public meetings to <br /> discuss the proposal and address the concerns of the <br /> affected area residents and property owners. The master <br /> plan shall reflect the various concerns raised through the <br /> public input process. <br /> C. Upon filing of a valid rezone application and completion of <br /> the required environmental review process, the Planning <br /> Commission shall review the proposed master plan, rezone, <br /> and any required amendments to the Everett General Plan at <br /> public workshops and at least one public hearing at which <br /> the Planning Commission shall make a decision regarding the <br /> proposed Institutional Overlay Zone. The Planning <br /> Commission may approve, disapprove, or modify the proposed <br /> master plan. The decision of the Planning Commission shall <br /> 45 <br />