The PF Zone is designed to provide areas which are designated for government or public or public utility facilities, and which can be held or developed by public and utility agencies; and to assure that such public facility development occurs in a manner compatible with surrounding uses.

The following principal uses are permitted as of right in the PF Zone:

1.

Public facilities and minor betterments thereof.

Accessory uses common to all zones as listed in Chapter 10A-53 are allowed in the PF Zone.

The building, development site open space and yard dimensions applicable to the RM-28 Zone shall apply in the PF Zone.

The provisions of Chapter 10A-57, Miscellaneous Provisions, apply to the PF Zone.

The following provisions are ordinance text adopted by City Council on July 16, 2007 as a part of the TVCC Campus Plan.

10A-51-30-01 Outline.

Introduction

Purposes

General Provisions

Permitted Uses

Development Standards

Vehicular Access and Circulation

Pedestrian Access and Circulation

Private Streets

Vehicle & Bicycle Parking

Landscaping, Street Trees, Fences and Walls

Public Facilities Standards

Master Plan Approval

Review Procedures

10A-51-30-03 Introduction. This district is designed to provide for the unique needs of Treasure Valley College (TVCC) as a State educational institution functioning within the planning framework of the City. It can be applied to all areas now or hereinafter owned by the State of Oregon acting by and through the State Board of Higher Education and Treasure Valley Community College and located within the TVCC boundary, as shown on the TVCC Campus Master Plan, adopted by the Treasure Valley Community College Board of Education and approved by the Ontario City Council.

This College zoning district implements Comprehensive Plan policies that encourage coordination between the City and the Community College in planning and review of campus development. Coordination with campus development is essential due to the physical size of the Community College and its related effects on City facilities and services.

10A-51-30-05 Purposes. Purposes of this district are to:

1.

Facilitate College development;

2.

Ensure compatibility of TVCC development with surrounding areas;

3.

Ensure adequacy of public utilities and transportation facilities;

4.

Expedite the development review process.

10A-51-30-07 General provisions. This district requires the completion and adoption of a Campus Master Plan (CMP). The purpose of the Master Plan is to describe the anticipated development over time. The master plan includes, but is not limited to architectural standards, on site vehicular and pedestrian circulation, parking locations, location of buildings and uses. Development of the campus plan may take place in phases, provided that such phases are clearly indicated in the Campus Master Plan in terms of area and sequence, and further provided that any such phase promotes a logical pattern of development, such that at the completion of any phase the developed portion of the project will satisfy, in full, the intent of the controlling CMP.

10A-51-30-09 Permitted uses. Uses permitted outright are all those which are directly related to the educational functions of TVCC, provided that such uses are indicated and located in general conformance with the adopted and City approved TVCC Campus Master Plan and corresponding to the use categories below.

10A-51-30-09-10 Primary uses permitted outright.

1.

Residential Use Types:

Single and Multi-family dwellings used for education housing purposes only

2.

Civic Use Types:

Administrative Services

Community Recreation

Cultural Exhibits and Library Services

Lodge, Fraternal, and Civic Assembly

Parking Services

Public Safety Services

Religious Assembly

College Services and Facilities

Training and Vocational/Technical services for federal, state, and local agencies

Recreational Facilities and Services

3.

Commercial Use Types:

Commercial uses in conjunction with College uses.

10A-51-30-09-20 Accessory uses permitted outright.

1.

Essential Services

2.

Family Day Care

3.

Major Services and Utilities

4.

Other development customarily incidental to the primary use in accordance with Chapter 10A-53-Accessory Uses and Structures of the City of Ontario, Title 10A-Substantive Zoning Regulations.

10A-51-30-11 Development standards. New campus development is subject to the following design standards unless other standards are referenced.

10A-52-30-11-05 Design criteria. In formulating the design for the Campus Master Plan (CMP), the following criteria shall be incorporated:

1.

The overall plan shall be comprehensive, embracing land, buildings, landscaping and their interrelationships, and shall not be designed contrary to any provisions of the Ontario Comprehensive Plan;

2.

The Campus Master Plan shall provide for adequate permanent open space, access, circulation, off-street parking, and pertinent pedestrian amenities, in accordance with the Minimum Development Standards of this section. Buildings, structures, facilities, and accessory uses in the development shall be well integrated, oriented, and related to the topographic and natural features of the site;

3.

The proposed development shall be compatible with existing campus buildings and shall not constitute a disruptive element to the surrounding neighborhood and the community;

4.

The circulation system shall be an integral feature of the overall design. It shall be designed for the efficient and safe flow of vehicles and pedestrians without creating a disruptive influence on the activity and function of the facility, site, surrounding neighborhood, and the community;

5.

Compatibility of architectural design and appearance, including signs, shall be sought. In addition, architectural harmony with the surrounding neighborhood and community shall be achieved so far as practicable;

6.

The CMP must include proposed uses and possible development for at least three years and up to 20 years.

10A-51-30-11-10 Minimum development standards. The design for any CMP shall meet the following standards for development:

1.

Building coverage of the site shall not exceed 50 percent of the total site area.

2.

Setbacks: Setback requirements around the perimeter of the site area shall, at a minimum, comply with the campus master plan and provide a sufficient transition between the institutional use and the surrounding area. Setback requirements within the site area shall be established by the Campus Master Plan provided that the intent and objectives of this section are complied with in the total development plan. At a minimum, building separation within the site shall be maintained in accordance with the requirements of the Fire Code and other building and safety codes of the City of Ontario and in accordance with good design principles.

3.

Height Regulations: Maximum building height will comply with city code Chapter 10A-55.

4.

Extended outdoor long-term storage of material, excluding equipment, is permitted provided the storage area is completely enclosed by decorative, masonry walls, fences, buildings, landscaped evergreen screening, or a combination thereof.

5.

All utilities serving the Campus Master Plan area shall be installed underground.

10A-51-30-13 Vehicular access and circulation. The purpose of this section is to ensure that campus development provide safe and efficient access and circulation for pedestrian and vehicles.

10A-51-30-13-10 Building access. When vehicle access is required for development (i.e., for off-street parking, delivery, service, drive-through facilities, etc.), access shall be provided by one of the following methods:

1.

Access is from an existing or proposed alley or mid-block lane.

2.

Access is from a private street or driveway connected to a public street.

3.

Access is from a public street.

When access is from a public street city standards in Chapter 10A-57 shall apply.

Access from private college streets, driveways, proposed and existing alleys and mid-block lanes shall be developed in accordance with the Campus Master Plan.

10A-51-30-13-20 Street connectivity and formation of blocks required. In order to promote efficient vehicular and pedestrian circulation throughout the city the Campus developments shall produce blocks bounded by a connecting network of public and/or private streets, in accordance with the Campus Master Plan.

10A-51-30-13-30 Fire access and parking area turn-arounds. A fire equipment access drive shall be provided for any portion of an exterior wall of the first story of a building that is located more than 150 feet from an existing public street or approved fire equipment access drive. Parking areas shall provide adequate aisles or turn-around areas for service and delivery vehicles so that all vehicles may enter the street in a forward manner.

10A-51-30-13-40 Vertical clearances. Driveways, private streets, aisles, turn-around areas and ramps shall have a minimum vertical clearance of 13'-6" for their entire length and width.

10A-51-30-13-50 Vision clearances. Where private campus streets meet public streets the following vision clearance standard shall apply. Vision clearance shall mean a triangular area at the street corner of a corner lot, the space being defined by a line across the corner, the ends of which are located at the curb face a distance of 50 feet from the point of intersection of the extended curb lines on the public street and 20 feet measured on the private street. The area shall not contain any planting, walls, structures, or temporary or permanent obstruction exceeding 30 inches in height, measured from the top of the curb or, where no curb exists, from the established street center line grade. The foregoing provision shall not apply to public utility poles; trees trimmed (to the truck) to a line at least eight feet above the level of the intersection; supporting members of appurtenances to permanent buildings existing on the date this ordinance became effective; official warning signs or signals; places where the contour of the ground is such that there can be no cross-visibility at the intersection; or to signs mounted eight feet or more above the ground and whose supports do not constitute an obstruction. Portable signs, merchandise, or vehicles for sale shall be considered obstructions to visibility in applying this section.

Where public streets meet public streets in the campus master plan area the vision clearance shall conform to Ontario City Code Chapter 10A-57-15, Vision Clearance.

10A-51-30-13-60 Construction. The following development and maintenance standards shall apply to all campus driveways and streets.

1.

Surface Options. Driveways, parking areas, aisles, and turn-arounds may be paved with asphalt, concrete or comparable surfacing, or a durable non-paving material may be used to reduce surface water runoff and protect water quality.

2.

Surface Water Management. When a paved surface is used, all campus driveways, parking areas, aisles and turn-arounds shall have on-site collection or infiltration of surface waters to eliminate sheet flow of such waters onto public rights-of-way and abutting property. Surface water facilities shall be constructed in conformance with City standards.

10A-51-30-15 Pedestrian access and circulation. To ensure safe, direct and convenient pedestrian circulation, all campus development shall provide a continuous pedestrian and/or multi-use pathway system. The system of pathways shall conform to the CMP.

10A-51-30-15-10 Design and construction. Pathways shall conform to the following standards:

1.

Vehicle/Pathway Separation. Where pathways are parallel and adjacent to a private street they shall be constructed with a mountable curb for emergency vehicle access.

2.

Crosswalks. Where pathways cross a parking area, driveway, or street ("crosswalk"), they shall be clearly marked with contrasting paving materials, humps/raised crossings, or painted striping. An example of contrasting paving materials is the use of a concrete sidewalk through an asphalt driveway. If painted striping is used, it shall consist of thermo-plastic striping or similar type of durable application.

3.

Pathway Surfaces. Pathway surfaces shall be concrete, asphalt, brick/masonry pavers, or other durable surface, at least 4 feet wide, and shall conform to ADA requirements. Multi-use paths (i.e., for bicycles and pedestrians) shall be the same materials, at least 6 feet wide.

4.

Accessible Routes. Pathways shall comply with the American With Disabilities Act, which requires accessible routes of travel.

10A-51-30-17 Private streets. Private streets and alleyways within the campus shall conform to the development standards found in the Campus Master Plan and be located in accordance with the Campus Master Plan.

10A-51-30-19 Vehicle and bicycle parking. The purpose of this section is to ensure that campus development provide safe and efficient vehicle and bicycle parking on campus.

10A-51-30-19-05 Vehicle spaces.

Minimum Standards: A minimum of one and one-half spaces per classroom, plus one space per three students the school is designed to accommodate shall be provided. In addition, spaces equal to the designed on-campus resident capacity shall be provided. These spaces need not be directly adjacent to the campus housing or classrooms served. Currently existing parking can be counted toward the required parking for new construction. Vehicle parking shall be allowed only on approved parking shoulders (streets), within garages, carports and other structure, or on driveways or parking lots that have been developed in conformance with this code. Specific requirements for parking space design will be in compliance with Chapter 10-57-65 through 10-57-100.

10A-51-30-19-10 Overflow parking. Overflow parking for events can be provided in well-drained fields with access to a campus or public street. Overflow parking is only for temporary purposes and suitable parking delineation will be provided.

10A-51-30-19-20 Bicycle spaces. A minimum of one bicycle parking space for every 25 motor vehicle spaces will be provided.

1.

Location and Design Bicycle parking shall be conveniently located with respect to the path, campus street or public street and at least one building entrance. It should be incorporated whenever possible into building design and coordinated with the design of street furniture when it is provided. Street furniture includes benches, streetlights, planters and other pedestrian amenities.

2.

Visibility and Security. Bicycle parking shall be visible to cyclists from street sidewalks or building entrances, so that it provides sufficient security from theft and damage;

3.

Options for Storage. Bicycle parking requirements for long-term and employee parking may be met by providing a bicycle storage room, bicycle lockers, racks, or other secure storage space inside or outside of the building;

4.

Lighting. Bicycle parking shall be at least as well lit as vehicle parking for security.

5.

Reserved Areas. Areas set aside for bicycle parking shall be clearly marked and reserved for bicycle parking only. Bicycle parking shall not impede or create a hazard to pedestrians. Parking areas shall be located so as to not conflict with vision clearance standards.

10A-51-30-19-30 Disabled person parking spaces. Disabled parking shall be provided for disabled persons, in conformance with the American With Disabilities Act and standards found in Chapter 10A-57-91.

10A-51-30-21 Landscaping, street trees, fences and walls. The purposes of this section is to ensure that campus development provide adequate landscaping where necessary.

10A-51-30-21-05 Landscaping. Street Trees, Fences and Walls will conform with the standards found in the Campus Master Plan.

10A-51-30-23 Public facility standards. Public facility standards for private streets and utilities shall conform to Ontario City Code Chapter 10A-49-85 except where there is conflict with the provisions of this chapter, in which case this chapter shall take precedence.

10A-51-30-25 Establishment of campus master plan. The following procedures shall be followed in requesting approval of the Campus Master Plan.

10A-51-30-25-10 Standards. Whenever the CMP is subject to the standards in this chapter, it is the intent of this section that a review be carried out as an integral part of the review of the CMP.

The CMP shall be submitted to the City Planning Department, accompanied by a completed application form. The CMP materials shall include a written narrative description of the project and plan drawings, including the following items:

Written narrative description:

1.

Name, address and phone number of applicant;

2.

Names, addresses, phone numbers, and professional qualifications of the members of the applicant's design team;

3.

A description of the character, goals and objectives of the development;

4.

A description of how the proposed CMP relates to the relevant portion of the Ontario Comprehensive Plan;

5.

Gross area of the development site and the number of acres, if any, to remain undeveloped;

6.

The overall density of the development (gross floor area and/or dwelling units), both in terms of total amount of development and amount of development per gross acre and net acre of the site. Net acres shall be determined by deducting the acreage in use for roadways and utilities from the total site area;

7.

A general statement regarding the nature, size and location of open space, and descriptive data as to the methods to be employed for guaranteeing its continuity and maintenance;

8.

A description of the proposed phasing program, if any, for all development, streets, and utilities;

9.

Descriptive information and analysis concerning the impacts of the CMP on public streets, sanitary sewer, water and storm drainage facilities.

10.

Descriptive information concerning proposed streets, sanitary sewer, water and storm drainage facilities within the project, identifying the entity, whether public or private, which will own and maintain such facilities;

11.

General description of the availability of other community facilities such as schools, fire and police services, cultural facilities, and how these facilities would be affected;

12.

Additional data or descriptions as may be required by the Planning Director to address or explain more fully particular aspects of the CMP and its impact on the site and on adjacent areas.

Plan drawings shall be drawn to scale, using conventional scale, appropriate for the purpose:

1.

An area map showing the boundaries of the CMP site and the area in acres;

2.

The proposed street system for the project, showing public and private streets, including any arterials, collectors, or local streets designated on the Comprehensive Plan Map to run through or adjacent to the CMP site;

3.

Approximate locations of existing main and accessory structures, indicating the nature of the proposed use for all buildings;

4.

Location and characteristics of proposed parking lots within the project;

5.

Pedestrian circulation features, walks and paved areas within the project;

6.

General open space plan, including preliminary landscape plan and existing natural land features, such as wet areas, and isolated trees;

7.

Location and sizes of existing public storm sewer, sanitary sewer, and water lines adjacent to and serving the proposed development;

8.

General nature and location of proposed public and private utilities and community facilities and services within the development;

9.

Elevation drawings of proposed structures, indicating building heights, roof lines, and exterior building materials;

10.

Additional features which may be required by the Planning Director.

10A-51-30-25-20 Criteria for campus master plan approval. The CMP shall be approved if findings are made that each of the following criteria is satisfied:

1.

Adequate public facilities;

2.

Compatible uses;

3.

Adequate design features, landscaping, and open space to minimize impact on adjacent uses;

4.

Common open space areas are appropriate to the scale and character of the project;

5.

Proposed development shall not create a nuisance;

6.

Proposed development shall meet the intent and standards of the Treasure Valley Community College Zoning District.

10A-51-30-27 Procedure for review of campus master plan. A complete application for the CMP shall be submitted for review and action by the Planning Commission and the Ontario City Council according to the following procedure:

1.

Planning Commission public hearing

2.

City Council public hearing

Both public hearings shall be subject to the hearings rules of procedure in Chapter 10B-05.

10A-51-30-27-10 Procedure for reviewing development projects. The Planning Director shall approve a development project if it is found that:

1.

It is consistent with the approved CMP;

2.

Design of public and private streets and utilities is in conformance with specifications of the City Engineer and Ontario City Code standards;

3.

All conditions of approval in the CMP have been incorporated;

10A-51-30-27-20 Variance from the approved CMP. In reviewing a development project application for consistency with an approved CMP, the Planning Director may authorize deviation through a ministerial approval from the approved CMP where such deviation does not comprise a material change in the CMP as approved. The following are examples of material changes that shall require an amendment to the approved CMP:

1.

The introduction of a land use or dwelling unit type not envisioned as part of the preliminary plan;

2.

An increase or decrease greater than ten percent in the amount of land designated for a particular land use type;

3.

An increase or decrease of greater than 10% in number of on-campus dwelling units of any particular type;

4.

A reduction of more than 10% in the amount of the site area designated for open space or recreation area;

5.

An alteration in street access or circulation designs which would result in an increase in the number of vehicle trips on an adjacent street beyond that projected for the project during the CMP review;

6.

An increase or decrease greater than 5% in the number of parking spaces;

7.

An alteration of the architecture for any structure or group of structures which, in the judgment of the Planning Director, would result in substantially diminished visual quality for the development;

8.

Any alteration in design of the development, which in the judgment of the Planning Director, would have a substantial impact on adjacent properties beyond those impacts identified during the approval of the CMP.

10A-51-30-27-30 Amendments to the approved campus master plan. An application for an amendment to the approved CMP shall include all of the elements of a proposed CMP as outlined in 10A-52-70-10 above. The amendment shall be submitted for review and action by the Planning Commission and the Ontario City Council according to the procedures and criteria for approval of the CMP. The review shall be limited to the proposed amendment and not include a reconsideration of the CMP as a whole.

10A-51-30-27-40 Duration of an approved campus master plan. An approved CMP shall remain in effect until development allowed by the CMP has been completed or the CMP is amended or superceded.

(Ord. No. 2602-2007, 7-16-2007; Ord. No. 2673-2013, 2-19-2013)

Editor's note— Ord. No. 2602-2007, adopted 7-16-2007, enacted provisions intended for use as Chapter 10A-52. Inasmuch as there are already provisions so designated, and at the direction of the city, said provisions have been redesignated as Section 10A-51-30.