Chapter 18. General Zoning Ordinance
Sec. 18-166. Process to Establish Campus Development Zoning
(1) The following shall govern the procedure and requirements for the review and approval, or denial, of proposed Campus Developments. This district is intended to recognize the presence and importance of large-scale governmental, office, educational, medical, and research and development facilities in the City; to facilitate their development; and to coordinate their futures with those of their neighbors and the community as a whole. The procedure to rezone to a Campus Development district shall follow the Zoning Map Amendment procedure included in Section 18-160, except that the Campus Development procedure shall be subject to the following additional requirements.
(a) Step 1: Campus Master Plan Preparation.
1. The Applicant shall prepare a draft Campus Master Plan (CMP) based on the requirements in Section (3) below.
(b) Step 2: Zoning Administrator and Development Review Team Review.
1. The Applicant shall provide the Zoning Administrator with a draft CMP for a determination of completeness prior to placing the proposed Campus Development on the Plan Commission agenda for review.
2. The Zoning Administrator shall notify the Applicant of the determination of completeness within 5 business days of receiving it.
3. The Zoning Administrator shall coordinate review with the City's Development Review Team (DRT). The DRT may make a recommendation to the Plan Commission.
4. Following his/her review, the Zoning Administrator shall publish a Class 2 notice for a public hearing and place the item on an upcoming Plan Commission agenda.
(c) Step 3: Plan Commission Review.
1. The Plan Commission shall review the draft CMP and make a recommendation to the Common Council within 60 days after referral to the Commission. This deadline may be extended as requested by the applicant.
2. The Plan Commission shall follow the Zoning Map Amendment procedure per Section 18-160.
3. The Plan Commission may specify other plans, documents, or information that must be submitted prior to consideration or approval of the CMP, as such may be relevant to review.
(d) Step 4: Common Council Review and Action.
1. The Common Council shall follow the Zoning Map Amendment procedure per Section 18-160.
2. The Common Council shall take action on the CMP and rezoning to the Campus Development Zoning District within 60 days of Plan Commission recommendation. This deadline may be extended as requested by the applicant.
(2) After CMP Adoption: Campus Master Plan Implementation.
(a) Following Common Council approval of the CMP and rezoning to the Campus Development Zoning District, the implementation process will vary based on the particular land use.
1. Minor Site Work and Signage consistent with the CMP: Staff level review and approval following the requirements for site plan approval per Section 18-164.
2. Permitted Land Uses consistent with the CMP: Staff level review and approval following the requirements for site plan approval per Section 18-164.
3. Conditional Land Uses: Following the requirements for conditional uses per Section 18-161.
(b) Campus Master Plan Update: CMPs shall be updated every 5 years following the steps for approval of the original Plan as outlined in this Section. If there is no change to the Plan after 5 years, the Plan update may be approved by the Plan Commission without holding a public hearing.
(c) A Campus Master Plan may be amended at any time following the procedures set forth in the approval of the original plan as outlined in this Section.
(3) Development in the Absence or Expiration of a Campus Master Plan: In the absence of an approved CMP, or within an expired CMP, any development within the Campus Development zoning district shall be regulated as a conditional use.
(4) In addition to the notification requirements for a conditional use permit, all property owners within the Campus Development zoning district shall be notified of a conditional use permit application within the same district.
(5) Campus Master Plan Requirements.
(a) Property owners within the Campus Development zoning district may produce a CMP, and apply for its review and consideration by the City. CMPs approved by the City are intended to establish the fully legal zoning status of existing development and land uses and to simplify the review of new development and land uses within a campus. The required components of a CMP shall include (digital files should be submitted rather than paper copies whenever possible):
1. A Campus Existing Conditions and Proposed Plan Graphics which shall be provided in hard copy and digital format and include the following:
a. A common measureable scale. Said scale shall be provided as a bar scale on the face of the graphic.
b. Boundary of the campus, clearly divided into a Central Campus Area and a Peripheral Campus Area. The boundary between the Central Campus Area and the Peripheral Campus Area may vary from parcel lines.
c. Existing structures, paved areas, stormwater management facilities, rights-of-way, and other significant exterior development features identified by the City depicted on a map and identified in a numbered key. A clearly labeled and latest available air photo may be used to meet this requirement.
d. Proposed structures and permitted and conditional uses per Section 18-54, paved areas, stormwater management facilities, rights-of-way, and other significant exterior development features identified by the City depicted on the map and identified in a numbered key.
2. A Campus Existing Development Inventory, in tabular format, which shall provide the following details about the existing development depicted on the Campus Existing Conditions Graphic:
a. Index number for each structure and facility depicted on the graphic.
b. Name of each structure and facility.
c. Footprint area for each structure.
d. Gross floor area for each structure.
e. Surface area for each facility.
f. Listing of land uses (based on Section 18-54) for each structure and facility.
g. Parking space count for each parking lot and on-street parking area.
h. Capacity for each stormwater basin.
i. Maximum height and number of floors for each structure.
j. Setbacks of each structure and paved area from property lines which do not meet the setback requirements of the current zoning district.
k. Other existing conditions identified by the City specific to each campus.
3. A Campus Plan Development Inventory, in tabular format, which shall provide the following details about the proposed development depicted on the Campus Plan Graphic, in addition to the details of existing development proposed to remain:
a. a. through k. in Subsection 2., above, for all existing development proposed to remain.
b. a. through k. in Subsection 2, above, for all proposed development.
c. An evaluation of the surplus or deficit of parking spaces for each proposed structure or facility, and for the campus as a whole.
d. An evaluation of the surplus or deficit of stormwater management facilities for each proposed structure or facility, and for the campus as a whole.
4. A Transportation Demand Management (TDM) Plan meeting Wisconsin Department of Transportation requirements for content and format may be required by the City if deemed necessary by the City Engineer.
5. Parking requirements for existing, modified, expanded and new land uses and facilities may be reduced below those required in Section 18-103 if the Campus Master Plan contains an optional Master Parking Study with an approved Campus Parking Ratio. The Master Parking Study shall include the following:
a. A complete inventory of off-street and on-street parking spaces within the Campus;
b. Documentation of the number and location of typical unused on-street and off-street parking spaces at the time of maximum daily peak parking demand; and
c. The current ratio of such peak parking demand in the Campus Existing Conditions Graphic to:
i. The number of employees at same time; and
ii. Gross Floor Area for current development; or
iii. Other method of establishing a measureable, accurate and reasonable ratio as approved by the City.
d. Identification of a required ratio of peak parking demand for future development in the Campus Plan Graphic.
e. Any significant land use changes within the Campus may require an updated Master Parking Study as determined by the City.
6. Exterior signage for existing, modified, expanded, and new land uses and facilities may be increased in number, area, and/or configuration above those permitted in Chapter 24 if the Campus Master Plan contains an optional Master Signage Plan with approved alternative campus signage regulations. The Master Signage Plan shall include:
a. A complete inventory of all existing and proposed exterior signage within the Campus. All existing exterior signage shall be designated legal conforming.
b. Signage rules specific to the Campus which regulate:
i. The maximum number of freestanding signs permitted for each building or parcel within the campus.
ii. The maximum area of freestanding signs used within the Campus in relation to a specific street frontage ratio and the absolute maximum sign area, height limits and location requirements for individual freestanding signs.
iii. The maximum number of on building signs permitted for each building within the campus.
iv. The maximum area of on-building signs used within the Campus in relation to a specific building wall length ratio and the absolute maximum area limit and location requirements for individual on-building signs.
v. Area, height and location of pedestrian-scale directional signage within the Campus.
vi. Area, height and location of driver-oriented directional signage within the Campus.
vii. Area, height and location of primary campus identification signs within the Campus, as well as specified approved locations for each sign.
c. The Zoning Administrator may approve minor changes to the Master Signage Plan.
d. Changes to the sign message and/or appearance which do not alter the size of an exterior sign are permitted by right.
7. A Conceptual Landscaping Plan for the Campus Existing Conditions Graphic and Campus Plan Graphic depicting:
a. Location and number of existing landscaping features.
b. General location and type of proposed landscaping features.
c. Bufferyards as required in Article VIII.
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