The institutional zone ("I") is established to:

A.

Allow public and private uses which provide public services to the community.

B.

Allow for the integration of adjacent commercially zoned property into the institutional environment, provided there is no net loss of commercial space.

(Ord. No. 1376, § 1, 6-14-16)

The following uses shall be permitted in the "I" zone:

A.

Repairs, maintenance, interior alterations, minor exterior alterations, and minor structural alterations that do not result in expansion of the use as determined by the director;

B.

Minor accessory structures customarily used in conjunction with a permitted use;

C.

Construction equipment, supplies and offices during a construction period (as permitted in the "I" zone, and for thirty days after completion of such construction, provided the same is on the subject lot or an adjacent lot (with the consent of the owner thereof), and is shielded from the street by a construction fence;

D.

Parks, playgrounds, recreational areas, and open space; and,

E.

Signs, as provided by Chapter 17.72.

(Ord. No. 1376, § 1, 6-14-16)

A.

The following are permitted only after a conditional use permit is approved pursuant to Chapter 17.60, as supplemented by this Chapter 17.38:

1.

Arboretums or botanical gardens;

2.

Cemeteries or columbariums;

3

Churches and other places of religion;

4

Civic uses;

5.

Communal residential facilities;

6

Cultural centers;

7.

Daycare/preschool facilities;

8.

Hospitals, convalescence facilities;

9.

Housing for institutional uses such as dormitories;

10.

Museums;

11.

Places of assembly

12.

Public recreation facilities;

13.

Retreat centers, health spas and similar uses;

14.

Schools;

15.

Social service offices, but excluding "for profit" activities;

16.

Any of the above (as a principal use) may be combined with a conditional use permit for a subordinate use permitted (or conditionally permitted) in an abutting "C" zone; and

17.

Any new structure or addition to, structural alteration of, or intensification of an existing use or structure except as permitted in Section 17.38.020.

B.

Conversion of school sites is only allowed if the site is no longer needed to meet further educational needs of the city. In addition, priority should be given to uses that fulfill open space and recreational needs of the city, such as, without limitation, arboretums or botanical gardens in determining the substitute uses for school sites to the extent possible.

(Ord. No. 1376, § 1, 6-14-16)

Any application for a conditional use permit in the "I" zone shall also require a master plan which shall comply with all of the following:

A.

Master Plan Objectives and Requirements. In addition to the findings required for a conditional use permit, the planning commission, and city council on appeal, shall find that the proposed master plan is consistent with the general plan and that all of following provisions are met:

1.

Structures shall convey the village theme in their siting, massing, scale, use of open space and architectural character, and shall otherwise be consistent and compatible with adjacent uses;

2.

Historic structures shall be preserved to the maximum extent possible, and the project improvements shall be located and designed in a manner that does not adversely affect properties in the immediate neighborhood nor adversely affect cultural, historic, and environmental resources;

3.

Structures should be designed to a high level of architectural quality, being a visual asset in the area in which they are located;

4.

Buildings and sites shall be designed to enhance the pedestrian character of the city, by opening directly onto sidewalks, providing walkways, other pedestrian linkages, and other amenities and incorporating public open activity spaces;

5.

Landscaping shall be incorporated with the building design and reflect the overall visual character of the district which surrounds it, and shall consist of a combination of trees, shrubs and ground cover with careful consideration given to eventual size, form, susceptibility to disease and pests, durability, and adaptability to existing soil and climate conditions;

6.

The project shall incorporate water conservation practices such as, but not limited to, greywater plumbing, permeable ground surfaces, drought tolerant landscaping, green building materials, rainwater capture devices, and low-flow fixtures;

7.

Any development of a site located north of the "Hillside view line" defined in Section 17.52.080 of this title or adjacent to R-H-zoned property shall protect the natural environment from change, preserve and protect views and preserve and maintain the identity, image and environmental quality of the R-H zone; and

8.

The project will not displace or encroach into existing commercial uses.

B.

Contents of a Master Plan. A master plan shall include the following components:

1.

A diagram encompassing all parcels owned or controlled by the applicant, showing the following:

a.

Existing buildings, structures, yards, walls, walks, vehicle parking areas, and landscaping and their respective date of original construction;

b.

Street alignments, grades and widths;

c.

Drainage and sanitary facilities and utilities, including alignments and grades thereof;

d.

Location and size of all required easements and rights-of-way;

e.

Location of fire hydrants, fire roads and firebreaks;

f.

Lot size and configuration;

g.

Traffic access;

h.

Grading;

i.

Land to be dedicated for park and/or recreational purposes, if any; and

j.

Other specific physical requirements in the plan and configuration as may be necessary to ensure consistency with, or implementation of, the general plan, or other applicable specific plan.

2.

A plan showing the proposed development on the site and any expansion or new or intensified principal use (under the institution's ownership or control), shall indicate the following:

a.

All proposed changes or alterations to existing buildings, structures, yards, walls, walks, vehicular parking areas, landscaping, building setback lines, flood hazard zones, seismic lines and setbacks, geologic mapping, and archaeological sites, and other such features as may be needed to make the development attractive, adequately buffered from adjacent uses and compatible with the character of the surrounding area; and

b.

The plan shall include a boundary survey prepared by, or under, the direction of a registered civil engineer or licensed land surveyor. If the applicant does not have a record title ownership interest in the premises, the applicant shall provide satisfactory evidence that the persons with the record title ownership have consented to the proposed development. For the purposes of this paragraph, "record title ownership" shall mean fee or lesser interest of record. Record title ownership does not include ownership of mineral rights or other subsurface interests which have been severed from ownership of the surface.

3.

A landscape plan, or plans, prepared by a licensed landscape architect, or other qualified landscape professional, drawn to scale of not less than one inch equals ten feet, and includes the following information:

a.

Total square footage of all landscaped areas;

b.

Square footage of each landscaped area;

c.

Percentage of the total premises devoted to landscaping;

d.

Type of plant materials, i.e., the botanical and common names;

e.

Location, container size and number of all new plant materials;

f.

Type, size and location of a permanent irrigation system adequate for the proposed landscaping; and

g.

Location of existing trees four inches or greater in diameter, measured eighteen inches above ground level, and an indication of whether they are to be retained or removed.

C.

Development Standards. The following development standards shall guide the design of the institutional ("I") zone sites and except as modified in an approved master plan, shall apply to sites in the institutional ("I") zone:

1.

Height.

a.

Adjacent to R-1 and commercial ("C") zones. Building height shall not exceed the height limits set forth below when located within the distances specified from the boundary line of a lot classified in the following zones:

b.

Special Design Features. Notwithstanding subsection A.1. of this section, architectural elements such as but not limited to towers, belfries and pedimented entryways may exceed the mandatory height limits; provided that it is in keeping with the architectural style of the building.

2.

Permissible Lot Coverage. Maximum coverage of all buildings, accessory buildings and structures, and enclosed porches, excluding courtyards, breezeways and covered walkways, shall not exceed the following amount:

The percentage may be increased up to a maximum of seventy percent site coverage, by an amount equal to the area of required on-site vehicle parking which is reduced through off-site joint use of parking facilities pursuant to Section 17.68.060D. of this title. Minimum site open space shall be thirty percent of the site area. As used in this chapter, open space are those areas of the site not improved for vehicle parking, buildings, accessory buildings and structures, and enclosed porches and includes landscaped areas, playing fields (but not viewing stands), walkways, front, side and rear yard areas, and required buffers.

3.

Yards. Same as specified in the immediately adjacent zone.

4.

Facades. Building facades shall not be blank, but shall be modulated and articulated compatible with the design and architectural context of adjacent structures.

5.

Exterior Lighting. All lighting shall be shielded and directed onto the site. No floodlighting shall be located so as to shine directly onto any adjacent residential property. This condition shall not preclude the installation of low-level security lighting. All lighting shall be designed and located so as to confine direct rays to premises.

6.

Access and Parking. Parking spaces as required by Chapter 17.68 shall be provided as well as adequate provisions for vehicular access and loading to prevent undue congestion on adjacent streets and highways.

7.

Loading Space. Loading spaces as provided in Chapter 17.36.

8.

Landscaping. All open areas including vehicular accessways and parking areas, pedestrian walkways and paved and/or covered recreational facilities shall be landscaped and irrigated if planted. Parking areas shall be screened from the street by landscaping trees and shrubs to a height of at least forty-two inches. Such landscaping and irrigation systems shall be permanently maintained. If an existing tree with a diameter of four inches or greater, measured eighteen inches from ground level is removed, it shall be replaced with a similar or acceptable substitute specimen tree (minimum thirty-inch box container size) elsewhere on the site.

(Ord. No. 1376, § 1, 6-14-16)

Adjustments to the development standards of this chapter may be permitted in the master plan provided the planning commission finds that the project:

A.

Contains activities and functions which will be a significant asset for the city;

B.

Adequately mitigates impacts attributable to any increase in floor area ratio and height; and

C.

Provides additional benefits to the community above those which can be exacted to account for the development's direct impact. Such benefits would include, without limitation, making available parking to the public when not needed for the use, dedication of on-site recreational space or parkland, facilities for public meetings, and child care available to the public.

(Ord. No. 1376, § 1, 6-14-16)