Chapter 15.348
INSTITUTIONAL OVERLAY (IO) SUBDISTRICT
Sections:
15.348.020 General provisions.
15.348.030 Permitted buildings and uses.
15.348.050 Special conditions and limitations.
15.348.060 Development standards.
15.348.010 Purpose.
A. The institutional overlay (IO) subdistrict is intended to provide for the orderly development and expansion of George Fox University, Providence Newberg Hospital, and Friendsview Manor operating within the City of Newberg. The IO subdistrict is designed to incorporate specific regulations and standards that will support the expansion of the institutional uses, while protecting the existing uses of noninstitutionally owned property within the subdistrict until such time as the property may be acquired by the institution with the consent of the property owners. The IO subdistrict focuses primarily on development regulations and processes. Also, the IO subdistrict will provide a process for conversion of lands in the IO subdistrict to the institutional district as contiguous lands are purchased by the institution. The IO subdistrict may be applied to any existing zoning designation. Permitted uses include those permitted by the underlying zoning district and other institutional uses specifically allowed within the IO subdistrict that are compatible with the uses in the underlying zoning. The IO subdistrict is intended to be consistent with the public/quasi-public designation of the comprehensive plan.
B. In addition, the purpose of the subdistrict is to:
1. Preserve and enhance the character of the areas surrounding the institutions, especially residential areas.
2. Provide a process to enhance communication among the institution, neighborhood residents, and city officials concerning institutional change and expansion plans. [Ord. 2451, 12-2-96. Code 2001 § 151.520.]
15.348.020 General provisions.
The uses, procedures, and standards contained within this chapter apply only when the property is purchased by an institution. Development standards of the underlying zone apply to all other parcels within the district boundaries. [Ord. 2451, 12-2-96. Code 2001 § 151.521.]
15.348.030 Permitted buildings and uses.
A. All uses permitted in the underlying primary district.
B. Uses that are directly related to the objectives of the institution and that are owned or operated by the institution that are not already permitted within the district, and may be subject to special conditions and standards including:
1. Group living facilities with a maximum of 10 residents per housing unit.
2. Office and administrative facilities subject to special conditions (NMC 15.348.050(A)).
3. Retail sales and services subject to special conditions (NMC 15.348.050(B)).
C. Where uses in the IO subdistrict and the underlying zone conflict, the IO subdistrict prevails. [Ord. 2451, 12-2-96. Code 2001 § 151.522.]
15.348.040 Procedures.
A. Designation of Overlay Boundary. The IO subdistrict boundary is defined by the institution in cooperation with the city, based on the institution’s needs and acceptable areas for expansion. To amend an established boundary the institution will be required to submit a comprehensive plan amendment in accordance with established city procedures.
1. Procedures for processing development applications and permits for projects within the IO subdistrict will follow existing city procedures. Regulations and standards set forth in NMC 15.348.060 will apply to the development applications in the subdistrict and will supersede other development standards in this code.
2. All new buildings and structures within the IO zone will follow the site design review criteria set forth in NMC 15.220.010 et seq. with the exception of the following:
a. An existing residential or commercial structure is converted to an institutional use permitted under NMC 15.348.030.
b. An existing institutional use is converted to a different institutional use permitted under NMC 15.348.030.
C. Conversion of Properties from IO Subdistrict to I Institutional District.
1. When the institution purchases property that is contiguous to the existing institutional district boundary, those properties can convert to the institutional district designation when the following applies:
a. The property contains or will be converted to an institutional use; and
b. The property is adjacent to the existing institutional boundary; and
c. The property meets either of the following locational factors:
i. In areas west of Hess Creek, more than 80 percent of the block is owned by the institution.
ii. The subject site is 100 percent owned by the institution and bounded on three sides by the institution; or when the subject site and abutting parcels on two sides of the site are owned by the institution and the third side of the site abuts the IO zone boundary.
2. When properties are eligible for conversion to the institutional district subject to the conditions in subsection (C)(1) of this section, the institution will be required to submit the following information to the director for administrative Type I review and approval:
a. Submit a title report showing ownership of the property by the institution.
b. Provide a map and legal description showing where the property is located.
c. Provide information and a description of how the institution meets the requirements of subsection (C)(1) of this section.
3. With approval by the director for property conversion from the IO subdistrict to the institutional district, the city shall update the zoning map to reflect the change. [Ord. 2451, 12-2-96. Code 2001 § 151.523.]
15.348.050 Special conditions and limitations.
The following conditions and limitations are applicable only to IO designated parcels. Development standards of the underlying zone apply to all other parcels within the IO district boundaries.
A. Office and administrative facilities are allowed in residential districts within the IO subdistrict subject to the following requirements:
1. The office use is an accessory use to a permitted institutional district use.
2. The conversion of existing residential housing to office uses shall not substantially change the structure or scale of the building.
B. Retail sales and services are allowed in residential districts within the IO subdistrict subject to the following requirements:
1. The retail sales and service use is an accessory use to a permitted institutional district use.
2. The use is identified as part of the institution’s master plan.
3. Retail and service uses shall be conducted wholly within a completely enclosed building; a restaurant, delicatessen or coffee shop may include an outdoor eating area, provided the area consists of an all-weather surface not greater than 900 square feet in gross floor area and is screened from public rights-of-way and residential areas.
4. Drive-up windows and drive-through restaurant services shall not be permitted. [Ord. 2451, 12-2-96. Code 2001 § 151.524.]
15.348.060 Development standards.
A. Height. The maximum height for all uses will be 45 feet.
B. Setbacks.
1. A minimum 15-foot building setback for all boundary lines of the property will be required for all schools, churches, public and semi-public buildings and other institutional uses in residential districts. IO designated property is not subject to the setback standards identified within NMC 15.410.040.
2. Parking in setbacks will be permitted per NMC 15.420.010(B)(3)(b).
3. No variances are required where existing buildings or site improvements are converted to institutional uses and do not meet these standards.
C. Lot Coverage. Combined maximum lot and parking coverage shall be 80 percent for R-2, R-3 and RP districts.
D. Parking.
1. Group living: one space per three beds (can be reduced by 50 percent if within 400 feet of an institution parking lot).
2. Office: one space per 400 square feet minimum (can be reduced by 50 percent if within 400 feet of an institution parking lot).
E. Landscaping. Exemption to the landscape requirements of NMC 15.420.010 include the following:
1. No street tree improvements will be required for projects along the following streets:
a. River Street between Sheridan Street and Sherman Street.
b. Sherman Street and North Street between Meridian Street and Villa Road.
c. Sheridan Street east of Meridian Street.
d. Center Street between Sheridan Street and Sherman Street.
2. With an approved master plan or functional plan for landscaping of institutional properties within the IO subdistrict, administrative Type I review will be required pursuant to NMC 15.220.010 et seq.
F. Signs. Exemption to the sign requirements of NMC 15.435.010 et seq. include the following: One sign with a maximum size of six square feet may be mounted on a building or erected freestanding on the property and does not require a sign permit; provided, that it meets the vision clearance requirements of NMC 15.410.060 and that it is less than five feet tall. [Ord. 2451, 12-2-96. Code 2001 § 151.525.]