This chapter shall be entitled "I-C Institutional Campus Zone."
(Ord. 1591 § 237, 2014)
This chapter shall apply to all areas zoned I-C Institutional Campus.
(Ord. 1591 § 238, 2014)
(1)
To provide a zoning district for colleges, universities, educational facilities, and retirement facilities.
(2)
To ensure that colleges, universities, educational facilities, and retirement facilities that occupy large sites are planned, designed, and managed in a way that minimizes impacts on adjacent areas.
(3)
To ensure that the expansion of existing institutional uses does not significantly adversely impact quality of life in adjacent residential areas.
(4)
To provide flexibility to allow for appropriate reuse of surplus institutional buildings and properties.
(Ord. 1591 § 239, 2014; Ord. 1701 § 2, 2018)
(1)
Purpose. The purpose of the master plan is to define the development of property, promote compatibility with neighboring areas and benefit the community with flexibility and innovation. With the exception of those uses and standards contained in this section, all other aspects of development, redevelopment or expansion will be regulated as prescribed in this Title and other applicable codes.
(2)
Master Plan Required. Master plan approval shall be required for all institutional uses with 150,000 square feet of total gross floor area or more. The calculation of the total gross floor area is calculated by combining the total gross floor area of all the buildings located within a contiguous campus area.
(3)
Contents of Master Plan. A master plan shall consist of the following:
(a)
Site plans drawn at a maximum scale of 1:40 and illustrating the following:
(i)
Boundaries, dimensions, and acreage of the site;
(ii)
Location of lot lines, rights-of-way, easements, and tracts within the site;
(iii)
Location and nature of planned improvements to the vehicular and pedestrian circulation system within and abutting the site;
(iv)
Location of planned buildings, structures, parking areas, and other improvements within the site;
(v)
Location of proposed landscaped areas, recreation areas, and areas to be left undisturbed;
(b)
Conceptual landscaping plans for all required landscaping areas, exterior boundaries, internal streets, and common open space areas. The conceptual landscaping plans shall be drawn at a maximum scale of 1:20 and shall be prepared by a licensed landscape architect;
(c)
Conceptual utilities plan drawn at a maximum scale of 1:20;
(d)
Environmental checklist;
(e)
Vicinity map(s) showing existing conditions within and surrounding the site including: land uses, zoning, buildings, vehicular and pedestrian circulation systems, existing topography indicated with five-foot contours, environmentally critical areas, and significant natural vegetation. The vicinity map shall be drawn at a maximum scale of 1:100;
(f)
A narrative description of the proposal, including a discussion of how it is consistent with applicable Comprehensive Plan policies; how any off-site environmental impacts will be mitigated; and a description of planned improvements, including the maximum site coverage, maximum gross square feet of occupiable floor area and the maximum floor area to be occupied by different types of uses, maximum building height for each building location, the nature and extent of off-site improvements, and development phasing;
(g)
A traffic analysis and report indicating the following: current and future traffic volumes and levels of service on the street system; planned and programmed traffic improvements and their relationship to any adopted state, local, and/or regional transportation plans or programs; anticipated traffic volumes and distribution; impacts generated by the proposal on future traffic volumes and levels of service; measures necessary to mitigate the proposal's effects on traffic and traffic systems, including the proposal's pro rata share of identified traffic improvements; a proposed transportation demand management (TDM) plan to reduce traffic impacts; and such other information as may be required by the City;
(h)
A technical information report containing the elements required by the City's adopted surface water design manual;
(i)
Covenants, conditions, and restrictions proposed by the applicant to control future development of the area subject to the master plan; and
(Ord. 1591 § 241, 2014)
A master plan approval shall be granted by the City only if the applicant demonstrates that:
(1)
The master development plan includes a general phasing timeline of development and associated mitigation.
(2)
The master development plan meets or exceeds the current regulations for critical areas if critical areas are present.
(3)
There is either sufficient capacity and infrastructure (e.g., roads, sidewalks, bike lanes) in the transportation system (motorized and nonmotorized) to safely support the development proposed in all future phases or there will be adequate capacity and infrastructure by the time each phase of development is completed. If capacity or infrastructure must be increased to support the proposed master development plan, then the applicant must identify a plan for funding their proportionate share of the improvements.
(4)
There is either sufficient capacity within public services such as water, sewer and stormwater to adequately serve the development proposal in all future phases, or there will be adequate capacity available by the time each phase of development is completed. If capacity must be increased to support the proposed master development plan, then the applicant must identify a plan for funding their proportionate share of the improvements.
(5)
The master development plan proposal contains architectural design (including but not limited to building setbacks, insets, facade breaks, roofline variations) and site design standards, landscaping, provisions for open space and/or recreation areas, retention of significant trees, parking/traffic management and multimodal transportation standards consistent with this Title that minimize conflicts and create transitions between the proposal site and adjacent neighborhoods and between institutional uses and residential uses.
(6)
The master plan development proposal incorporates the principles of Crime Prevention through Environmental Design (CPTED).
(7)
The applicant shall demonstrate that proposed commercial or laboratory uses will be safe for the surrounding neighborhood and for other uses on the campus.
(Ord. 1591 § 242, 2014; Ord. 1701 § 3, 2018)
(1)
Minor amendments to an approved master development plan may be approved by the City Manager or the City Manager's designee if the amendment meets the development standards and criteria applicable to the zoning and requirements set forth in this section. Minor amendments include any revision or modification of the previously approved master development plan that would result in any one or more of the following:
(a)
An increase in the square footage of any proposed building or structure of greater than 10 percent but less than 15 percent; or
(b)
A change in the number of new parking spaces, parking spaces created by restriping existing parking areas and/or a combination of both, except for an increase in parking spaces for bicycles or electric vehicles or carpools that is greater than 10 percent but less than 15 percent; or
(c)
A change in the original phasing timeline for mitigation of the master development plan; or
(d)
Changes to building placement when located outside of the required setbacks and any required setbacks for critical areas; or
(e)
A cumulative increase in impervious surface that is greater than 10 percent but less than 15 percent or a cumulative decrease in tree cover that is greater than 10 percent and less than 15 percent.
(2)
Major amendments are changes that exceed the thresholds for a minor amendment or were not analyzed as part of an approved master development plan. Major amendments to an approved master development plan shall be processed as a new master plan.
(Ord. 1591 § 243, 2014)
All properties zoned I-C shall be subject to the following development standards:
(1)
The maximum building height for master plan sites of 10 acres or more shall be as follows:
(2)
The maximum building height for master plan sites of less than 10 acres shall be as follows:
(3)
Buildings with a height of 35 feet or less shall be set back a minimum of 20 feet from all property lines. Buildings with a height above 35 feet shall be set back 20 feet for the first 35 feet plus 1 foot for every 2 feet of height above 35 feet. Buildings greater than 35 feet in height shall utilize the minimum setback associated with the highest point of the building. Setbacks previously approved with a master plan shall be vested for the term of the master plan approval.
(4)
Buildings, parking areas, and other paved surfaces, exclusive of public rights-of-way and recreation areas developed and accessible to the public, shall cover no more than 75 percent of the building site.
(Ord. 1591 § 244, 2014; Ord. 1701 § 4, 2018)
Every property within the I-C Zone shall conform to the following performance standards:
(1)
Nuisances. No use, activity, or equipment shall be permitted which creates a nuisance or is offensive, objectionable, or hazardous by reason of creation of odors, noise, sound, vibrations, dust, dirt, smoke, or other pollutants, noxious, toxic, or corrosive fumes or gases, radiation, explosion or fire hazard, or by reason of the generation, disposal, or storage of hazardous or dangerous wastes or materials.
(2)
Loading and Parking Areas.
(a)
Loading areas shall be set back, recessed and/or screened so as not to be visible from adjacent public rights-of-way or properties designated as single-family, multifamily, or park by the City of Des Moines Comprehensive Plan.
(b)
Load areas shall only be allowed between the rear lot line and the extension of the front facade of the principal structure, provided no loading areas are allowed between a building and a side street lot line.
(3)
All uses shall conform to the off-street parking and loading area requirements as set forth in chapter 18.210 DMMC, or as hereinafter amended; provided, however, employee parking may be reduced through implementation of a transportation demand management (TDM) program.
(4)
Landscaping.
(a)
All uses shall conform to the landscaping and buffering requirements as set forth in chapter 18.195 DMMC.
(b)
Landscaping shall be designed to achieve an aesthetically pleasing park-like setting; integrate landscaping in master plan design; preserve significant trees, particularly tree clusters; reinforce the relationship to its natural setting; soften building masses; provide visual screening from, and provide transition to, adjacent residential areas, and noise and wind buffering; define automobile and pedestrian circulation patterns; maintain and strengthen public vistas; provide screening for on-site parking areas, and refuse and recycling receptacles; create functional and accessible active and passive outdoor activity spaces; and create linkages, where feasible, to City and regional parks and trail systems.
(5)
Trash and Recycling Receptacles. Trash and recycling receptacles shall be a minimum of 15 feet from any properties designated as single-family, multifamily, or park by the City of Des Moines Comprehensive Plan.
(6)
Exterior Mechanical Devices. Air conditioners, heating, cooling, ventilating equipment, pumps and heaters and all other mechanical devices shall be screened from surrounding properties and streets and shall comply with the maximum environmental noise levels established by chapter 173-60 WAC as presently constituted or as may be subsequently amended.
(7)
Exterior Lighting.
(a)
Lighting shall comply with the Zone 2 requirements for exterior light established by the 2009 Washington State Energy Code as presently adopted or as subsequently amended.
(b)
Lighting shall be fully shielded in such a manner that the bottom edge of the shield shall be below the light source so no light is emitted above the horizontal plane of the lighting fixture.
(c)
Ground-mounted floodlighting shall only be used to illuminate landscaping areas, accentuate key architectural features or illuminate flag poles.
(d)
Exterior lighting shall provide a minimum of at least 1.5 foot-candles for parking lots and walkways.
(e)
Exterior lighting shall be less than 0.2 foot-candles at the property lines which abut properties designated as single-family, multifamily, or park by the Des Moines Comprehensive Plan.
(f)
A photometric plan and exterior lighting summary shall be required and shall be submitted as part of the building permit application.
(Ord. 1591 § 245, 2014)