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    Sec. 35.1-38.3. Institutional District (IN-1)

    Section 35.1-38.3. Institutional District (IN-1)

    (a) Intent. This district is to provide for institutional uses such as schools, colleges, universities, senior living facilities, medical facilities and churches with multiple buildings contained in a campus setting. This district will provide flexibility for institutions while identifying areas intended for future development.

    IN-1 districts are for institutional campuses located primarily within or adjacent to residential areas

    Institutions are encouraged to maintain a dialogue with city staff that will provide a greater understanding of the relationship of the institutions’ and the city’s future development plans and the availability of adequate water, sanitary sewer and transportation infrastructure.

    (b) Establishment of District.

    (1) The process for establishing an IN-1 Institutional District for a campus shall be the same as provided for a change to the Official Zoning Map as outlined in Section 35.1-17(b), Amendments of the Zoning Ordinance.

    (2) Establishment of an IN-1, Institutional District. At the time the IN-1, Institutional District is established, the institution shall provide to the city:

    (a) A concept plan with a two (2)-year projection of future development at the campus. The concept plan is intended to be illustrative in nature and should provide an overview of how the campus will develop; how off site impacts such as noise, lighting and traffic will be mitigated and proposed uses that would require an extension or upgrade to water / sanitary sewer infrastructure. The concept plan is not intended to serve as a master plan. Permitted and accessory uses do not need to be indicated on the concept plan provided the development standards of the Institutional District are met and adequate transportation and water/sanitary sewer infrastructure is available to serve the development.

    (b) A traffic study prepared by a firm qualified to conduct traffic engineering studies. The methodology for the required traffic study shall be as specified in the City’s Manual of Specifications and Standard Details in effect at the date of the adoption of this ordinance. Technical guidelines for traffic studies may be obtained from the city’s transportation engineer. The traffic study shall include the following information:

    i.     The existing Level of Service (LOS) for city streets and intersections serving the campus.

    ii.    The projected amount of growth of the campus that would result in a street or intersection Level of Service (LOS) lower than “D” for city streets or intersections serving the institution, or

    iii.  In the case of city streets or intersections with a Level of Service (LOS) already lower than “D” the projected amount of growth of the campus that would result in further lowering the Level of Service (LOS).

     (c) Uses permitted by right and by conditional use permit.

    Use

    Permitted

    Conditional Use Permit

    Accessory to the Institution

    Such as dormitories, visitor and faculty housing, book stores, coffee shops, cafeterias, offices, facilities management, storage and recreational uses

     

    Churches

     

    Colleges

     

    Lighted Athletic Fields Adjacent to Residential Use

     

    Medical Facilities

     

    New access point to Residential City streets

     

    Private water / sewer treatment facilities when public infrastructure is available

     

    Schools

     

    Senior Living Facilities

     

    (d) Standards.

    Standard

     

    Minimum Land Area

    5 acres

    Front Yard

    40 feet

    Side Yard

    50 feet

    Rear Yard

    50 feet

    Setback from Adjacent Residential Use

    50 feet

    Setback for structures and uses existing at the time district is established

    Structures and uses with a setback less than required by these standards and existing at the time the district is established shall not be considered nonconforming and may be enlarged or expanded within the existing setback.

    Uses permitted within required yards and setback

    None

    Height Requirement

    Equal to distance of structure from adjacent residential use

    Open Space

    Twenty Percent (20%) of the campus

    Lighting

    §  Glare shielded no illumination beyond property line

    §  Shall not radiate above five degrees (5°) below horizontal

    §  Thirty-five feet (35’) in height. (Excludes athletic field lighting.)

    Landscaping

    See Landscaping Ordinance
    Section 35.1-25 et seq.

    Signs

    IN-1 – See Sign Ordinance Section 35.1-26 et seq.

    Stormwater Management

    See Stormwater Management -
    Chapter 16.2

    Erosion and Sediment Control

    See Erosion and Sediment Control -
    Chapter 16.1

      

     

    IN-1 Institutional District Dimensional Standards

     

    (e) New Concept Plan Required. A new concept plan for a campus shall be required when the city’s technical review committee (TRC) determines in approving a site plan for the institutional campus:

    (1) The cumulative total of the institution’s existing and proposed development at the campus would result in a Level of Service (LOS) lower than “D” for city streets and intersections serving such campus or in the case of city streets or intersections serving such campus that had a Level of Service (LOS) lower than “D” at the time the district was established a further lowering of the Level of Service; or

    (2) Adequate water/sanitary sewer capacity or infrastructure, as determined by current engineering standards, is not readily available to serve the institution’s existing and proposed development at such campus; or

    (3) A period of five (5) years has passed since the review of a concept plan by the Planning Commission for such campus.

    (f) The new concept plan shall be prepared as stated in Section 35.1.38.3(b)2a and when the requirement for a new concept plan is based upon LOS standards, a traffic study shall be required as specified in Section 35.1-38.3(b)2b.

    (1) Improvements required to maintain a LOS “D” for city intersections or to prevent a further lowering of the Level of Service when the institutional development itself gives rise to the need for the improvement shall be required to be made by the institution. Only those improvements where there exists a clearly demonstrated nexus between the proposed development of the campus and the need for the improvement shall be required to be made by the institution.

    (2) The new concept plan with a two (2)-year projection shall be submitted to the Planning Commission for review and comment. Institutions are encouraged to maintain a dialogue with city staff that will provide a greater understanding of the relationship of the institutions and the city’s future development plans and the availability of adequate water, sanitary sewer and transportation infrastructure.

    (Ord. No. O-13-034, 3-12-13)