Chapter 20.40


20.40.010    Applicability.

20.40.020    Purpose and intent.

20.40.030    Permitted uses.

20.40.040    Master plan adoption procedure.

20.40.050    Master plan elements and standards.

20.40.060    Development/application procedure.

20.40.010 Applicability.

Regulations specified within this chapter shall apply to the use of land within areas which have an institutional (IN) general use type. Additional regulations which may apply are referenced within the text for the convenience of the user. [Ord. 2004-12-088; Ord. 9024, 1982].

20.40.020 Purpose and intent.

A. Intent. The institutional general use type is intended to provide for the development of large campus type public or quasi-public uses in a planned and coordinated manner. Institutional areas should be considered where such uses utilizing at least 50 acres are in single or few ownerships or are otherwise able to utilize a coordinated planned concept.

B. Purpose. The purpose of the institutional use designation is to:

1. Delineate definite boundaries and development parameters for institutional types of uses;

2. Ensure orderly, phased development of appropriate uses within those areas;

3. Identify and reduce the impacts of institutional development on surrounding areas with less intensive uses;

4. Ensure the adequacy of city utilities, streets and other services to and within institutional areas as they develop;

5. Ensure development of institutional areas which is compatible with the physical features of those areas. [Ord. 9024, 1982].

20.40.030 Permitted uses.

A. Prior to approval of an institutional master plan pursuant to BMC 20.40.040 or upon property not included in such master plan, development is allowed in areas designated institutional as though such area was zoned as follows:

General Use Type

Residential Single

Use Qualifier



20,000 square foot minimum detached lot size

Special Conditions


If the applicable zoning for an institutional area so specifies, uses shown on an existing master plan for an area are allowed as enumerated within such plan.

B. Subsequent to the adoption of an institutional master plan, uses which are listed as permitted in that master plan are permitted upon approval pursuant to the procedures delineated in BMC 20.40.060. [Ord. 2004-12-088; Ord. 2002-10-069 § 57; Ord. 9024, 1982].

20.40.040 Master plan adoption procedure.

A. No development within an area designated institutional is permitted until a master plan as described in BMC 20.40.050 shall have been approved except as allowed in BMC 20.40.030(A).

B. An application for a new or amended master plan shall follow the procedures established in Chapter 21.10 BMC.

C. Final Actions. Upon approval of an ordinance adopting the master plan by the city council, all development within that institutional area shall comply with the plan requirements and standards included or referenced therein. [Ord. 2004-12-088; Ord. 2004-09-065; Ord. 1998-03-011 § 3; Ord. 9024, 1982].

20.40.050 Master plan elements and standards.

A master plan for an institutional area shall discuss specifically and make provisions for all concerns referred to in the special conditions listed for that area. The master plan shall include alternatives representing different landowners’ choices for resolving issues raised during the planning process. The master plan shall also include at least the following elements and standards.

A. Elements. The following subjects shall be dealt with in both written and graphic formats. Maps shall be drawn at a scale appropriate to adequately show the plan proposals.

1. Land Use.

a. The master plan shall include maps and plans showing the following information:

i. The area boundary.

ii. Ownership boundaries of properties within and contiguous to the institutional area.

iii. Existing improvements and land uses both within and contiguous to the institutional area.

iv. Proposed land use classifications and boundaries between those use areas within the institutional area.

v. The designated land use classifications or properties contiguous to the institutional area.

b. The rationale for the proposed land use classifications shall also be discussed. A list of the specific uses which would be allowed within each area shown on the land use classification plan shall also be included in the land use element.

2. Circulation.

a. The circulation element of the master plan shall include maps showing the following information:

i. Existing streets and rights-of-way within the institutional area, as well as those leading to it from nearby arterials.

ii. A plan for circulation within the institutional area, including provisions for automobile, transit, bicycle, and pedestrian circulation systems.

iii. Plans showing how access to the site will be provided, including alignment and profiles of any new roads and standards for their development as discussed in subsection (B) of this section.

iv. The general location and approximate capacity of parking facilities shall be shown relative to the circulation system within the institutional area.

b. Narrative within the circulation element shall include a description of the existing circulation facilities – including the size and condition of any developed streets and sidewalks. Problems with the existing circulation system and proposals to deal with those problems shall be addressed. The phasing of circulation improvements within the institutional area shall also be specified pursuant to subsection (A)(4) of this section.

3. Utilities.

a. Maps shall be provided in the master plan showing the following information:

i. The location and size of all existing city utilities which are developed within the institutional area or which lead to the site.

ii. Plans for the location and sizing of utilities extensions and/or improvements which will be necessary as the site is developed.

b. The utilities element shall also contain a description of the existing utilities, including the capacities and condition of existing lines. Those capacities shall be discussed in relationship to the additional capacity required for future development within the institutional area. Proposed improvements to correct any substandard conditions and to provide service to future development shall also be discussed. Phasing of those improvements relative to development of the area shall be delineated pursuant to subsection (A)(4) of this section.

4. Phased Development Schedule. The master plan shall include provisions which the city determines necessary for the phased development of the institutional area. These may include special warrant levels for street improvements and signalization; and/or square footage development levels by use types or other appropriate levels which would trigger certain public amenities (bus shelters, recreational open space, bike and pedestrian ways, etc.) or utility improvements (storm drainage, sanitary sewers, water lines, etc.). The master plan shall include provision for the improvements required to raise the institutional site’s ability to handle a higher level of development as projected by the master plan.

5. Open Space.

a. The open space element of the master plan shall include maps showing the following information:

i. The topography of the institutional area with at least a five-foot contour interval.

ii. Drainage courses, treed areas, and other major natural features, such as marsh areas or rock outcrops.

iii. A plan showing areas to be reserved as open space areas, including those left in a natural state, and those landscaped for active or passive uses or standards for development of such spaces.

b. The open space element of the master plan shall also contain a written description of the relationship of the proposed open space plan to the nature features and conditions within the institutional area. There shall also be included a discussion of how the open space patterns will serve to buffer uses in the institutional area from adjacent, less intensive uses.

B. Standards. The master plan for an institutional use shall also contain standards for development within the area. Included shall be standards for the following:

1. Permitted uses for each area shown on the land use classification plan for the institutional area as required in subsection (A)(1) of this section.

2. Building height limitations with special attention given to those peripheral areas within the institutional area which border other areas with less intensive land use designation.

3. Site coverage limitations within the area.

4. Yard (or setback) requirements to those peripheral institutional areas which border other areas with less intensive land use designations.

5. Landscaping requirements with special attention given to those peripheral institutional areas which border other areas with less intensive land use designations.

6. Parking requirements including: the number and kinds of parking required, the design of the parking areas, and the location of parking areas relative to the uses they will serve, and other adjacent uses.

7. Street standards shall be specified which will accommodate the anticipated future needs. Facilities for pedestrians, bicycles, and transit should be taken into consideration. In no case shall right-of-way widths be less than minimum city requirements.

8. Standards for signing shall also be specified, with particular attention given to impacts on adjacent less intensive uses. A standardized design theme for signing for the entire institutional area may be included in the plan.

9. Provisions for handicapped access shall be specified. [Ord. 2004-12-088; Ord. 9024, 1982].

20.40.060 Development/application procedure.

A. An institutional site plan approval is required for all development proposals within an area having an institutional master plan approved by the city unless the development is exempted by the applicable master plan. All development must be consistent with the approved master plan. The planned proposal may be changed, altered or conditioned as reasonably necessary to ensure compatibility with city goals, policies, standards, the surrounding areas or to mitigate direct impacts of the proposal. The decision shall address all development aspects necessary to protect the public health, safety and welfare including, but not limited to, the following:

1. Appropriate permitted uses and/or special conditions on the uses;

2. Height restrictions on structures;

3. Yard requirements;

4. Sign regulations;

5. Street, utility and other public improvements both adjacent to the site and off site, which may be necessary as a result of the proposal; and

6. An exhibit specifying building area, parking area, curb cut locations, buffer areas if necessary, or any other feature or requirement which may need to be graphically depicted.

B. Applications shall follow the procedures in Chapter 21.10 BMC.

C. Building Permits. Any building permit issued must be in compliance with the restrictions and conditions of the institutional site plan approval. [Ord. 2004-09-065; Ord. 2002-10-069 § 57; Ord. 1998-03-011 §§ 1, 2; Ord. 10719 §§ 28 – 38, 1996; Ord. 10309 § 4, 1992; Ord. 9597 § 3, 1986; Ord. 9352 § 5, 1984; Ord. 9024, 1982].