(A) Purpose.
(1) The purpose of this section is to:
(a) Provide a process to allow multiple uses of a governmental, educational, civic, public service, or quasi-public nature, including major public facilities on a single or multiple lots in applicable zoning districts;
(b) Allow flexibility in the construction and occupancy of uses within a prescribed area, subject to conditions prescribed by the Board of Adjustment as applicable;
(c) Provide increasing development predictability upon governmental, educational, civic, public service or quasi-public nature, including major public facilities.
(2) This section is not intended to require master plans for institutional uses which allow for a single use to be operated on a single lot.
(B) Uses.
(1) Permitted uses include: Any uses allowed in the applicable zoning district as a “permitted” or “accessory use”.
(2) Conditional uses include:
(a) Any uses allowed in the applicable zoning district as a “conditional use”; and
(b) Any other uses which are deemed by the Board of Adjustment to be necessary to or may be customarily incidental to the purpose of the institutional master plan.
(C) Dimensional standards.
(1) The setbacks of the applicable zoning district shall apply to all areas located within site located within 250 feet of the adjacent property owned by a separate entity except as otherwise allowed by them residential protection standards.
(2) Areas of the site located more than 250 feet from the adjacent property owned by a separate entity shall be governed by the approved site plan or institutional master plan, whichever, if any, is applicable.
(3) Residential protection standards shall apply to development on the site when such development occurs on a portion of the site located within 250 feet of any other residentially zoned property. When the residential protection standards are less restrictive than the zoning district standards within 250 feet of the other residentially zoned property, the residential protection standards shall apply.
(D) Residential protection standards. Residential protection standards are intended to protect adjacent residential uses from potentially adverse or noxious effects of the operation of the proposed use in a manner to minimize the likelihood of nuisances resulting from the use of the property.
(1) Development setbacks (special features).
Development Feature | Minimum Setback from Abutting Side or Rear Lot Line of Protected Property (in feet) |
Development Feature | Minimum Setback from Abutting Side or Rear Lot Line of Protected Property (in feet) |
Accessory buildings | 10 |
Active recreational area (e.g., swimming pool, tennis court, playground area, and the like) | 20 |
Driveways | 10 |
Dumpsters | 20 |
Off-street loading spaces | 10 |
Off-street parking spaces | 10 |
Principal buildings | 15 |
(2) Front setbacks. When new multi-family or non-residential development occurs on lots adjacent to the side lot line of any residentially used adjacent lot the new development shall observe the same minimum front setback that applies for single-family residences in the applicable district (if on residentially zoned property) for a distance of 50 feet from the residentially used adjacent lot.
(3) Visual screening of dumpsters and outdoor storage areas. Dumpsters and outdoor storage areas located on property subject to the residential protection standards of this chapter must be completely screened from view of the residentially used adjacent lot by buildings, fences, walls, berms, or landscape buffers that are at least as tall as the dumpster. This provision shall apply to all dumpsters and outdoor storage areas, including public or private facilities used for collection and storage of recyclable materials.
(4) Building height.
Distance from Off-site Residentially Used Property | |||
Less than 75 Feet | 75-100 Feet | Greater than 100 Feet | |
Maximum Building Height | 35 feet | 45 feet | As approved by Fire Marshal |
(5) Waivers. The Administrative Official or Board of Adjustment (as applicable) may reduce or waive applicable residential protection standards if written documentation from the entity deriving the benefit of the applicable standard waiving the applicable standard is provided with the application.
(E) Permitting.
(1) A conditional use permit is required in any applicable zoning district except as provided in division (E)(2) below.
(2) Approval of the master plan for an institutional use or amendments thereto are allowed by “permitted use” provided they consist of:
(a) Interior alterations; and
(b) A proposal to change or add a use to the institutional master plan provided such use is or will be:
1. Located greater than 250 feet from any adjacent residentially zoned property;
2. Otherwise listed as either a “permitted” or “conditional use” in the applicable zoning district;
3. Allowed without requiring more than 50 additional parking spaces from the original master plan; and
4. Proposed to add not more than 25,000 square feet of gross floor area.
(F) Master plan.
(1) Institutional master planning area. An institutional master plan must include the lot upon which subject development is to be located and all commonly owned land within 1,000 feet.
(2) Planning requirements. An institutional master plan must, at a minimum, include all of the information required with a conditional use permit application plus the following, unless the Board of Adjustment or Administrative Official, as applicable, determines that such information is not necessary to evaluate the proposed institutional master plan.
(a) Planning horizon. The institution master plan must cover a period of at least ten years, commencing from the date of submission of the plan.
(b) Existing property and uses. The institution master plan must include a description of land, buildings, and other structures that occupy land areas included in the plan, as of the date of submission of the plan. The following information must be included:
1. Illustrative site plans showing the footprints of each building and structure, together with roads, sidewalks, parking, landscape features, and other significant site improvements;
2. Land and building uses;
3. Gross floor area in square feet;
4. Building height in stories and feet; and
5. A description of off-street parking and loading areas and facilities, including a description of the approximate number of parking spaces in each area or facility
(c) Needs of the institution. The institution master plan must include a general description of the primary use of the property; and a description of potential purpose, and projection of current and future plans for the following facilities:
1. Academic;
2. Service;
3. Retail;
4. Research;
5. Office;
6. Housing;
7. Patient care;
8. Public assembly or recreation; and
9. Other facilities related to the use.
(d) Development envelope. The institutional master plan must include a description of the amount and type of development proposed to take place over the horizon of the institutional master plan. This description must include the following information:
1. Preliminary gross floor area;
2. Average daily and peak-hour traffic;
3. Building heights;
4. Setbacks; and
5. Total open space.
(e) Neighborhood protection strategy. The institutional master plan must identify standards and programs that will be put in place to ensure that the quality of the surrounding neighborhoods is maintained or enhanced.
(Ord. 842, passed 3-14-2022)