Chapter 15.31
INSTITUTIONAL OVERLAY
Sections:
15.31.015 Eligibility and applicability.
15.31.025 Supplemental application submittal requirements.
15.31.026 Public meeting required prior to application submittal.
15.31.040 Development standards.
15.31.010 Purpose.
The purpose of the institutional overlay zone is to allow for large-scale institutional facilities with special locational needs and impacts which must be designed and perform in a manner that is compatible with surrounding land uses. Through a master plan review process (YMC 15.31.030) the public is involved in the development of performance standards. A development agreement and site master plan assure predictability for the owner, the appropriate jurisdiction and the citizen. The process balances the need for large-scale institutional facilities to grow while minimizing adverse environmental impacts associated with such development on the adjacent community. (Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008).
15.31.015 Eligibility and applicability.
A. Construction or expansion of hospital and community college institutional uses will be permitted only in institutional overlay zones designated on the official zoning map of the appropriate jurisdiction.
B. The institutional overlay designation is not required as a precondition for interior improvements or external on-site improvements for facilities existing as of the date of adoption of this chapter where said improvements do not expand the existing building or land area.
C. The institutional overlay designation is not required for institutions located in commercial, industrial or other nonresidential zones, except when located adjacent to a residential district.
D. Either the sponsoring institution or the city may initiate the establishment of an institutional overlay zone.
E. The minimum area which may be included within an institutional overlay zone shall be five acres, measured to the center of abutting street rights-of-way. The addition of contiguous property to an existing institutional overlay zone shall have no minimum required area but shall require an amendment to the official zoning map. (Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008).
15.31.020 Permitted uses.
The institutional overlay zone is intended to allow for the establishment, expansion, and revision of institutional uses including hospitals and higher educational facilities. Uses that are functionally integrated with, ancillary to, and/or substantively related to the primary institutional use or that primarily and directly serve the users of an institution may be defined as permissible institutional uses through the master development plan review process and development agreement. (Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008).
15.31.025 Supplemental application submittal requirements.
The institutional overlay zone shall be established only in conjunction with a master development plan, which sets forth the parameters for development of the property including a site plan and development agreement. Applicants for an institutional overlay shall, in addition to the requirements of YMC Chapter 15.23, submit a master development plan to include the following:
A. Technical studies, including:
1. A traffic impact analysis sufficient to assess access to the site and within the site, on-street parking impacts and limitations and necessary traffic-related improvements;
2. Drainage study;
3. Geotechnical analysis;
4. Noise analysis; and
5. Other analysis of potentially significant issues as identified by the SEPA environmental checklist.
B. Master site plan which includes the following elements:
1. Boundaries of the institution;
2. Primary uses and ancillary uses;
3. Gross floor area of development;
4. Maximum building heights;
5. Minimum building setbacks;
6. Maximum lot coverage;
7. Minimum and maximum number of off-street parking spaces;
8. Sitescreening;
9. Aesthetic considerations related to building bulk, architectural compatibility, light and glare, urban design, landscaping, street trees, solar access, and shadow impacts; and
10. Site features as appropriate to mitigate traffic, environmental, geotechnical, and other impacts as identified in technical studies required by this chapter.
C. Draft master development agreement including the following elements:
1. Narrative description of project and objectives;
2. Restatement of the development standards of YMC 15.31.040(B);
3. Site plan elements;
4. Development phasing;
5. Public meeting summary (YMC 15.31.026);
6. Performance standards and conditions addressing subsections (C)(1) through (5) of this section; and
7. Criteria for determining major versus minor modifications. (Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008).
15.31.026 Public meeting required prior to application submittal.
Prior to the formal filing of an application for an institutional overlay zone, the sponsoring institution or the city, whichever initiated the establishment of the institutional overlay zone, shall hold at least two public meetings to discuss the proposal and identify concerns of the affected area residents and property owners. The applicant shall provide written notification to property owners of record within three hundred feet of the subject property at least fourteen days prior to the holding of the public meetings. The master development plan proposal shall document and reflect the various concerns raised through this preapplication, public input process. (Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008).
15.31.030 Review process.
The institutional overlay zone and master development plan shall be reviewed using the review process described in YMC 15.23.030, and as further specified herein. Upon filing of a valid rezone application and completion of the required environmental review process, the planning division shall forward the rezone application, together with its recommendation, to the hearing examiner to conduct a public hearing and review in conformity with YMC 15.23.030. Prior to said hearing, a recommendation will be obtained from the city planning commission. The decision of the hearing examiner shall be in the form of a written recommendation to the legislative body pursuant to YMC 15.23.030(D). (Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2010-22 § 9, 2010: Ord. 2008-46 § 1 (part), 2008).
15.31.040 Development standards.
A. Development standards for uses within an institutional overlay zone may differ from those of the underlying zone when approved as part of the master development plan. Standards which may supersede those of the underlying zone include the following:
1. Maximum gross floor area of development;
2. Maximum building height;
3. Minimum building setbacks;
4. Maximum lot coverage;
5. Minimum and maximum off-street parking;
6. Landscaping;
7. Signage;
8. Exterior lighting, shadows, and glare reduction; and
9. Other standards determined by the city to be necessary to ensure land use compatibility with other uses in the surrounding area.
B. The legislative body shall consider the following in determining the standards for a particular institutional overlay zone in a specific location:
1. The institution’s compatibility with surrounding uses, especially related to:
a. Public safety;
b. Site access, on-site vehicular and pedestrian circulation, and on- and off-street parking;
c. Landscaping and buffering of buildings, parking, loading and storage areas;
d. Light and shadow impacts;
e. Potential environmental impacts, such as noise, vibration, smoke, dust, odors, light/glare, or other undesirable impacts;
f. Number, size, and location of signage; and
g. The character of the neighboring properties compared to the adjacent institutional uses and activities;
2. The unique characteristics of the proposed use(s);
3. The unique characteristics of the subject property;
4. The arrangement of buildings and open spaces as they relate to each other within the institutional campus;
5. Visual impacts of the institution on the surrounding area;
6. Public improvements proposed in connection with the institution’s master plan; and
7. The public benefit provided by the institution. (Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008).
15.31.050 Effect of approval.
A. The approval by the legislative body of a master development plan for an institutional overlay shall guide future development within the institutional overlay. The approved master development plan and development agreement shall remain binding upon the sponsoring institution and the appropriate jurisdiction. Approvals of building permits and zoning decisions shall be as required for Type (1) permits provided the proposed improvement conforms to the master development plan as approved.
B. Any city, county, state, federal, or other regulation or standard not specifically superseded by the adopted master plan and development agreement remains in full force and effect. Any use of land for purposes other than are specifically approved as part of the adopted master plan and development agreement shall be subject to all requirements of the underlying land use zone as designated on the official zoning map. (Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008).
15.31.060 Subsequent actions and project applications under an approved master plan—Amendments to master plan.
Implementation of the master development plan shall be reviewed through the Type (1) review process. Modifications to the adopted master development plan and/or development agreement may be requested from time to time. Minor revisions will undergo Type (2) review. Major modifications will undergo Type (3) review. Specific criteria for determining major versus minor modifications shall be incorporated into the final zoning regulation and development agreement governing the institution’s master plan. The following criteria are established to assist this determination:
A. Type (1) Review Projects or Actions. For future projects or actions in compliance with an approved master development plan and development agreement, the Type (1) review process shall be applied.
B. Type (2) Review Projects or Actions. The following projects or actions, representing projects or actions which do not substantially differ from projects contemplated by an approved master development plan, shall be subject to Type (2) review: an amendment to the master development plan defined in the development agreement as a minor modification (YMC 15.31.025(C)(7)).
C. Type (3) Review Projects or Actions. The following actions, not contemplated by an approved master development plan, shall be subject to Type (3) review: an amendment to the master development plan defined in the development agreement as a major modification (YMC 15.31.025(C)(7)).
D. Type (1), (2), and (3) reviews shall be conducted consistent with the provisions of YMC Chapters 15.13, 15.14, and 15.15 respectively. For any changes falling outside the scope of such review, the procedures set forth in this chapter for original master development plan and development plan approval shall be followed. (Ord. 2016-029 § 1 (Exh. A) (part), 2016: Ord. 2008-46 § 1 (part), 2008).