23.34.124

A. Public Purpose. The applicant shall submit a statement which documents the reasons the rezone is being requested, including a discussion of the public benefits resulting from the proposed expansion, the way in which the proposed expansion will serve the public purpose mission of the major institution, and the extent to which the proposed expansion may affect the livability of the surrounding neighborhood. Review and comment on the statement shall be requested from the appropriate Advisory Committee as well as relevant state and local regulatory and advisory groups. In considering rezones, the objective shall be to achieve a better relationship between residential or commercial uses and the Major Institution uses, and to reduce or eliminate major land use conflicts in the area. B. Boundaries Criteria. The following criteria shall be used in the selection of appropriate boundaries for: 1) new Major Institution Overlay districts; 2) additions to existing MIO districts; and 3) modifications to boundaries of existing MIO districts. 1. Establishment or modification of boundaries shall take account of the holding capacity of the existing campus and the potential for new development with and without a boundary expansion. 2. Boundaries for an MIO district shall correspond with the main, contiguous major institution campus. Properties separated by only a street, alley or other public right-of-way shall be considered contiguous. 3. Boundaries shall provide for contiguous areas which are as compact as possible within the constraints of existing development and property ownership. 4. Appropriate provisions of this chapter for the underlying zoning and the surrounding areas shall be considered in the determination of boundaries. 5. Preferred locations for boundaries shall be streets, alleys or other public rights-of-way. Configuration of platted lot lines, size of parcels, block orientation and street layout shall also be considered. 6. Selection of boundaries should emphasize physical features that create natural edges such as topographic changes, shorelines, freeways, arterials, changes in street layout and block orientation, and large public facilities, land areas or open spaces, or greenspaces. 7. New or expanded boundaries shall not be permitted where they would result in the demolition of structures with residential uses or change of use of those structures to non-residential major institution uses unless comparable replacement is proposed to maintain the housing stock of the city. 8. Expansion of boundaries generally shall not be justified by the need for development of professional office uses. 9. The establishment or expansion of boundaries shall be in conformance with the provisions of SMC Section 23.69.024 , Major Institution designation. C. Height Criteria. The following criteria shall be used in the selection of appropriate height designations for: 1) proposed new Major Institution Overlay districts; 2) proposed additions to existing MIO districts; and 3) proposed modifications to height limits within existing MIO districts; 1. Increases to height limits may be considered where it is desirable to limit MIO district boundary by expansion. 2. Height limits at the district boundary shall be compatible with those in the adjacent areas. 3. Transitional height limits shall be provided wherever feasible when the maximum permitted height within the overlay district is significantly higher than permitted in areas adjoining the major institution campus. 4. Height limits should generally not be lower than existing development to avoid creating non-conforming structures. 5. Obstruction of public scenic or landmark views to, from or across a major institution campus should be avoided where possible. D. In addition to the general rezone criteria contained in Section 23.34.008 , the comments of the Major Institution Master Plan Advisory Committee for the major institution requesting the rezone shall also be considered. (Ord. 120691 , § 8, 2001; Ord. 117929 § 7, 1995; Ord. 117430 , § 39, 1994.)