The purpose of the Institutional and Technology Zone (ITZ) is to promote the establishment of well-designed places for education, healthcare, technology, and professional services and institutions, together with ancillary, incidental, related, or accessory healthcare, business or commercial uses, services or activities. The ITZ is intended to enhance employment opportunities and support the economic vitality and general welfare of the greater community as a whole. The development regulations and land use controls of the ITZ are intended to minimize potential adverse impacts on surrounding land uses, to provide for harmonious and compatible development patterns and to encourage the efficient use of land.  Additionally, development within the ITZ:

1. May only be located in the vicinity of roadways with generally adequate Interstate access, to minimize traffic impacts on existing City roadways.
2. Shall be designed to promote compatibility with adjacent properties, generally consistent with the surrounding environment and land use patterns of the community.
3. Shall be designed to further the permitted uses and development patterns contemplated in this Chapter.

Specific developmental standards within the ITZ shall be subject to the following:

1. Minimum lot area for each ITZ lot shall be one-half (1/2) acre.
2. Minimum lot width – 100 feet.
3. Minimum yard setbacks:
   1. Front – 20 feet on streets of less than 80 feet in width, 50 feet on streets and highways of 80 feet or more in width.
   2. Side – 10 feet.
   3. Side facing street on corner lot – 20 feet.
   4. Rear – 10 feet.
4. Building height:
   1. Minimum - one (one) story.
   2. Maximum - eighty (80) feet for “Hospital” or “Healthcare” uses (excluding, for these purposes only, research and/or development; information technology; warehouse and distribution uses; hospitality; food service; and lodging). Sixty-four (64) feet for any permitted or conditional use including all other Hospital and Heathcare uses (as further defined below); any greater building height maximum shall require the approval of the Planning Commission or the City Council.
5. Maximum lot coverage – No more than 55% of any lot area shall be covered by a main building and/or accessory building(s) excluding surface areas and /or parking structures.

Except as otherwise may be provided in a development agreement to which the City is a party or except as may be otherwise agreed by the City, the height, size and location of the all signs shall be in accordance with the commercial regulations set forth in Chapter 13.35 and the municipal code. Any signage for residential development shall conform to the RE-20 zone. 

Hereinafter specified permitted and conditional uses shall be permitted or conditional, as applicable, within the ITZ, subject to the following additional restrictions:

1. Except as expressly set forth below, no permitted or conditional uses of the M-1 or M-2 Zones shall be allowed in the ITZ.
2. No permitted or conditional uses not specifically listed in this Chapter shall be allowed, unless such use is otherwise permitted under a development agreement to which the City is a party or except as may be otherwise agreed by the City.

In the following list uses, only those uses designated as “Permitted” shall be a permitted use in an ITZ, and upon approval of a conditional use permit issued in accordance with the Municipal Code, only those uses designated as “Conditional” shall be allowed in an ITZ.

For the purposes of this Chapter, “Hospital” and “Healthcare” shall mean one or more inpatient or outpatient medical and healthcare-related facilities, uses, services or activities or any incidental, ancillary, accessory, or related healthcare-related uses, activities or services (e.g., without limitation, general and medical offices, clinics, ambulatory care, research and/or development, information technology, warehouse and distribution, hospitality, food service and lodging).

Subject to the terms and conditions of any development agreement to which the City may be a party and except as may be otherwise agreed by the City:

1. A Concept Development Plan approved by the Planning Commission shall be required in connection with the development of any property within an ITZ. An approved Concept Development Plan shall serve as a master plan for future development within the ITZ. A Concept Development may be submitted for approval with respect to one or more phases of development within an ITZ and shall include a conceptual site plan identifying the location and type of proposed land uses, the size and location of proposed buildings, internal traffic circulation and connectivity, off-street parking areas, landscaping and open space areas, service facilities, and other relevant information reasonably requested by the Planning Commission.
2. The Planning Commission shall have discretion to disapprove of a Concept Development Plan only on the basis of failure of the Concept Development Plan to comply with the regulations and requirements of this Chapter, or on the basis of failure to comply with the  relevant provisions of the Municipal Code.
3. A Concept Development Plan may be established only upon land held individually, jointly, or under common control as determined by the Planning Commission and must be coordinated to form a physically unified development in accordance with the provisions of this Chapter.
4. The location of the ITZ shall conform to the access requirements set forth in this Chapter and as well as the Transportation Plan for the City.  The applicant shall be required to pay the cost of the construction and/or installation of the following infrastructure improvements on abutting or adjacent public streets providing access to the ITZ to the extent necessary, as determined by a traffic impact study conducted by a professional engineer or qualified transportation professional, to mitigate against unreasonable impacts to the level of service of such public streets:
   1. Street construction or widening.
   2. Ingress and egress.
   3. Acceleration and deceleration lanes.
   4. Traffic control devices, signs, and channelization.
5. All public infrastructure improvements must be approved by the City Engineer and shall be constructed in accordance with all applicable City standards.
6. In addition to a traffic impact study, the Planning Commission may require an applicant to submit an environmental study and recommendations, a land survey, title report, geotechnical reports and recommendations, or any other evidence the Planning Commission considers reasonably necessary for the Planning Commission’s review of the proposed development and the applicant’s ability to undertake the proposed project.
7. No building or land use permits (excluding, for these purposes, any grading, infrastructure, utility, or site development permits) shall be issued for any use of a structure within an ITZ until a Final Site Plan is approved by the Planning Commission that complies with the regulations and requirements of this Chapter and the relevant provisions of the Municipal Code. The Final Site Plan shall show in detail the proposed land uses, the final location and size of buildings, off-street parking areas, internal traffic circulation, landscaping, and service facilities indicated more generally on the approved Concept Development Plan.
8. The Planning Commission shall have discretion to disapprove of a Final Site Plan only on the basis of failure of the Final Site Plan to comply with the regulations and requirements of this Chapter, or on the basis of failure to comply with the relevant provisions of the Municipal Code.
9. No substantial changes shall be made to the Final Site Plan during the course of construction without first obtaining the prior approval of the Planning Commission.
10. In conjunction with approval of either the Concept Development Plan or the Final Site Plan, the Planning Commission may specify reasonable conditions of approval relating to compatibility with surrounding land uses and mitigation of any reasonably anticipated detrimental effects or impacts of the proposed development project.

Except as may be otherwise provided in a development agreement to which the City is a party or except as may be otherwise agreed by the City:

1. Construction of at least the first phase of development shall commence within twelve (12) months after the Planning Commission approves a Final Site Plan. Application may be made to the Planning Commission for an extension of the time up to six (6) months. Any further application for extension beyond these time limits requires a showing to the Planning Commission’s satisfaction of unique conditions or situations and of imminent success in construction commencement. All such applications shall include detailed documentation as to the discussion and reasons for such request as required by the Planning Commission.
2. In the event that construction is not started within the specified time limits, the Planning Commission shall review the Concept Development Plan and the Final Site Plan and the progress which has taken place.  If, following written notice to the applicant and a public hearing, the applicant fails to comply with the requirements of this Chapter to commence construction, the Planning Commission may institute proceedings to revoke its prior approval of a previously-approved Concept Development Plan and/or Final Site Plan.  Following revocation, the applicant must resubmit a Concept Development Plan and/or Final Site Plan for the City’s approval in accordance with the provisions of this Chapter prior to commencing construction within the ITZ.
3. All construction authorized in a Final Site Plan shall be completed within three (3) years from the date construction has commences.

Parking shall conform to Chapter 13.27 of the Municipal Code, other applicable law, and any reasonable recommendation of the City Engineer based upon a traffic model or study for the proposed uses(s) that meets the requirements of this Chapter, and may include reference to any engineering manuals or standards for the type of use(s) proposed.

Where any development is directly adjacent to a residential or agriculture zone or use, the Planning Commission may require appropriate screening in the form of fencing, landscaping and/or buffer zones to mitigate the reasonably anticipated adverse impacts of the proposed development.

Any information required for a Concept Development Plan and/or Final Site Plan submittal may be waived by the Planning Commission based on making findings (in the minutes or written record) regarding one or more of the following:

1. Any development agreement or other agreement to which the City is a party.
2. Any policy approved by the City Council in an open meeting.
3. Such information, as determined by the Planning Commission or the City Council, is not applicable to the proposed development and/or the City’s review and approval thereof.