The Institutional Center Zoning District is composed of four subdistricts which are shown on the future land use maps as the CRD, I, R/OG and T/U Districts.

(Code 1992, § 16.20.140.1; Ord. No. 876-G, § 15, 2-21-2008)

Public and semi-public uses, such as hospitals, universities, utilities, and government facilities are provided to meet the needs of the City's residents in the IC-I, IC-R/OG and IC-T/U districts. It is the purpose of these zoning districts to designate areas of the City that are now used, or appropriate to be used, for public/semi-public purposes, and to recognize such areas consistent with the need, character and scale of the institutional use relative to surrounding uses, transportation facilities and natural resource features.

Large institutions such as the ones described above often develop master plans which guide the development of numerous projects over time. These regulations encourage the development of these master plans following the guidelines of the underlying land use but allowing flexibility of the design of the specific institution to be provided by the institution itself, for approval by the DRC. Once a master plan is adopted, development shall also be reviewed for consistency with the master plan.

The IC-CRD zoning district has the boundaries of the Bayboro Harbor Redevelopment Area. The purpose of the IC-CRD zoning district is to encourage the preservation and expansion of existing marine related employment uses and the marine industries and to encourage new marine commercial development along the Salt Creek and within the Salt Creek district.

The Salt Creek district is intended to provide a unique integration of marine industries (including boat and equipment repair and assembly, and seafood processing) and related services which require a waterfront location or proximity to marine industries and related marine commercial services to support the marine industrial uses. Other uses include commercial (e.g., marinas, boat equipment sales, marine broker offices, and eating and drinking establishments), industrial and mixed-use development on adequately sized lots to ensure appropriate compatibility with the waterfront and adjacent neighborhoods.

(Code 1992, § 16.20.140.2; Ord. No. 876-G, § 15, 2-21-2008)

A.

Each institution in the IC-I, IC-R/OG and IC-T/U districts is encouraged to develop a master plan. Master plans shall be reviewed and approved by the DRC. The master plan shall:

1.

Demonstrate compliance with all requirements of the underlying land use category.

2.

Demonstrate compatibility with the character of the surrounding neighborhood. In general, intensive activity, noise generating activities, utility functions, traffic ingress and egress should have the least amount of impact upon abutting properties of a surrounding neighborhood, and such activities should be directed to more intensive areas.

3.

Provide a buffer when located adjacent to or across a right-of-way from a neighborhood district.

a.

The buffer shall have a depth of at least 75 feet from the property line on all sides.

b.

No structure within the buffer on any side of the property shall exceed the height of the tallest structure that may be constructed on the block face across the right-of-way from that side of the property. This shall not allow any structure to exceed the maximum height limit of the zoning district.

c.

Buildings of a scale and mass that is compatible with the abutting properties are encouraged to be placed within the buffer. For example, a hospital abutting a neighborhood might place residential structures within the buffer area to assist in creating a buffer from the hospitals more intensive uses. These residential buildings could provide for workforce housing associated with the institution and be utilized by the institution as a benefit to employees. Smaller scaled office uses might also be utilized as an acceptable buffer.

(Code 1992, § 16.20.140.3; Ord. No. 876-G, § 15, 2-21-2008)

Uses in this district shall be as provided in the Matrix: Use Permissions and Parking Requirements.

(Code 1992, § 16.20.140.4; Ord. No. 876-G, § 15, 2-21-2008)

Achieving maximum development potential will depend upon market forces, such as minimum desirable unit size, and development standards, such as minimum lot size, parking requirements, height restrictions, and building setbacks.

Minimum Lot Size, Maximum Density and Maximum Intensity

(Code 1992, § 16.20.140.5; Ord. No. 876-G, § 15, 2-21-2008; Ord. No. 985-G, § 35, 7-15-2010; Ord. No. 203-H, § 25, 11-23-2015)

In a development with an approved master plan, maximum heights may be increased and minimum setbacks may be reduced as provided herein. In the absence of an approved master plan, then the following setbacks and height limits shall apply. In general terms, lesser setbacks are required when the property is located within the internal portions of the IC district. When a property abuts a residential district, greater buffering requirements are required.

Maximum Building Height

Minimum Building Setbacks

(Code 1992, § 16.20.140.6; Ord. No. 876-G, § 15, 2-21-2008)

The following design criteria allow the property owner and design professional to choose their preferred architectural style, building form, scale and massing, while creating a framework for good urban design practices which create a positive experience for the pedestrian.

Site layout and orientation. The City is committed to creating and preserving a network of linkages for pedestrians. Consequently, pedestrian and vehicle connections between public rights-of-way and private property are subject to a hierarchy of transportation, which begins with the pedestrian.

Building and parking layout and orientation.

1.

All service areas and loading docks and shall be located behind the front façade line of the principal structure.

2.

All mechanical equipment and utility functions (e.g., electrical conduits, meters, HVAC equipment) shall be located behind the front façade line of the principal structure. Mechanical equipment that is visible from the primary street shall be screened with a material that is compatible with the architecture of the principal structure.

3.

Parking structures are encouraged to be internal to the site and include architectural features related to the principal structure and shall meet the general development standards for parking structures.

Pedestrian connections.

1.

Where multiple buildings exist within the same development, each building shall be connected by an internal sidewalk system that is clearly delineated from the vehicular pavement. The internal sidewalk system shall be required to connect to any public sidewalk that abuts the development project.

Building and architectural design standards. All buildings should present an inviting, human scale façade to the public roadway, internal drives, parking areas and surrounding neighborhoods. The architectural elements of a building should give it character, richness and visual interest.

Building style.

1.

New construction shall utilize an identifiable architectural style which is recognized by design professionals as having a basis in academic architectural design philosophies.

2.

Renovations, additions and accessory structures shall utilize the architectural style of the existing structure, or the entire existing structure shall be modified to utilize an identifiable architectural style which is recognized by design professionals as having a basis in academic architectural design philosophies.

3.

All accessory structures including, but not limited to, drive-throughs, canopies, storage buildings, and dumpster enclosures shall be compatible with the architectural design of the principal structure. Such compatibility shall be determined by reviewing building materials, finishes and other significant features.

Building materials. Building material standards protect neighboring properties by holding the building's value longer thereby creating a greater resale value and stabilizing the value of neighboring properties.

1.

Building materials shall be appropriate to the selected architectural style and shall be consistent throughout the project.

(Code 1992, § 16.20.140.7; Ord. No. 876-G, § 15, 2-21-2008; Ord. No. 1029-G, § 27, 9-8-2011; Ord. No. 287-H, § 41, 7-20-2017)