Chapter 17.21
HC HOSPITAL CAMPUS ZONE
Sections:
17.21.020 Permitted and conditional uses – HC.
17.21.040 Property development standards.
17.21.050 General requirements.
17.21.060 Accessory structures.
17.21.100 Rezone restrictions.
17.21.010 Purposes.
This zone is intended to provide centralized services and facilities in an integrated complex to conveniently service the medical needs of the community. (Ord. 372 § 1, 1993)
17.21.020 Permitted and conditional uses – HC.
Development in the Hospital Campus zone must include a minimum 100-bed inpatient acute-care hospital as the most significant principal use. The following additional uses shall be permitted where the symbol “P” appears and shall be permitted uses subject to a conditional use permit where the symbol “C” appears, and shall be permitted uses subject to a minor conditional use permit where the symbol “M” appears. A use that is not listed is prohibited. Land uses identified for the zone may be further limited by the presence of a specific plan or other applicable provision of the PMC.
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A. Doctor’s offices |
M |
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B. Laboratories |
P |
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C. Outpatient surgery centers |
P |
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D. Imaging centers |
P |
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E. Medical training and research facilities |
C |
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F. Mental health clinics |
M |
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G. Continuing care facilities |
C |
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H. Outpatient clinics |
M |
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I. Rehabilitation clinics |
M |
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J. Pharmacies |
P |
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K. Other outpatient service facilities |
C |
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L. Other uses that the City Council may determine to be similar in nature |
C |
(Ord. 773 § 7, 2015; Ord. 372 § 1, 1993)
17.21.030 Temporary uses.
Temporary uses as prescribed in Chapter 17.26 PMC upon issuance of a temporary use permit (TUP). (Ord. 372 § 1, 1993)
17.21.040 Property development standards.
The following regulations shall apply to all parcels in the Hospital Campus (HC) zone. The requirements are minimum unless otherwise stated. (Ord. 372 § 1, 1993)
17.21.050 General requirements.
A. Minimum Development Size. All development within the Hospital Campus zone shall total a minimum of 40 acres in size. The area comprising the Hospital Campus may include more than one legal lot, and have more than one legal owner, but the whole shall be planned, designed, developed, maintained and used as an integrated complex. A declaration of covenants, conditions and restrictions shall be placed on the property which describes the means by which the integrated planning, design, development, maintenance and use of the Hospital Campus shall be guaranteed.
B. Development Plan. A development plan shall be prepared for the entire site regardless of whether development is contemplated in the near future. The purpose of the development plan is to show conceptually where buildings and other improvements will be located and where and how parking, on-site circulation and off-site circulation will function.
C. Development Review. A development review authorizing specific projects shall be approved by the City Council prior to issuance of any development permits.
D. Street Access. All lots in the Hospital Campus zone shall have a minimum 20-foot-wide access to a public street.
E. Lot Coverage. Maximum lot coverage, including all buildings, structures, accessory buildings and structures, shall not exceed 30 percent of the total lot area.
F. Setbacks. The minimum setback for any structure from any property line abutting any zone other than Hospital Campus shall be 20 feet. A minimum building setback of 25 feet shall be required whenever a hospital campus abuts a lot in any residential zone. When any property in an HC zone abuts a property in a commercial or manufacturing zone, the minimum side and rear yard setbacks may be reduced at the discretion of the City Council, and such reduction shall not constitute a variance. All required setback areas which are adjacent to streets shall be fully landscaped according to the City landscape guidelines.
G. Design. The architectural theme of the Pomerado Hospital Campus shall reflect the rural nature of the surrounding hillside area and shall maintain the open suburban atmosphere. The exterior pattern and coloring of the buildings should incorporate earth tones of the surrounding natural setting and be consistent with a “Santa Fe” southwestern style of architecture. The overall appearance of the area should preserve the high quality visual environment which is pleasing to the passerby as well as the user.
H. Maximum Structure Height.
1. The maximum height of any structure shall be 35 feet or two stories, whichever is less, except that any addition to the existing Pomerado Hospital building may be the same overall height from grade as the existing structure, if it is attached or connected to the existing structure. Additionally, any parking structure on the site needed to accommodate Pomerado Hospital’s on-parking requirements may be up to three stories high; provided, that the overall height of the parking structure from grade does not exceed 35 feet.
2. Architectural appurtenances such as clock towers and similar design elements may exceed the maximum height of 35 feet. Proposals for such appurtenances, however, shall be evaluated through the development review application process on a case-by-case basis so that architectural compatibility and appropriate building scale is achieved and maintained.
I. Off-Street Parking. See Chapter 17.42 PMC, to be determined by City Council.
J. Site Development Standards. The site plan should use imaginative, creative, and stimulating architectural design with special consideration given to the provision of the following items where appropriate:
1. Low-intensity lighting;
2. Generous landscaping;
3. Decorative paved walkways;
4. Basic design theme;
5. Separation of pedestrian and vehicular rights-of-way;
6. Architecturally integrated ground-mounted equipment such as trash receptacles and transformers;
7. Bus or transit shelters as determined by the Director of Development Services;
8. Adequate bicycle and motorcycle parking as determined by the City Council;
9. Architectural compatibility with on-site and surrounding structures.
K. Exterior Lighting. All exterior lighting shall be constructed in accordance with PMC 17.08.220(L) and 17.10.150(H).
L. Floodplain. All development in the floodplain shall be in accordance with the National Flood Insurance requirements and local ordinance.
M. Landscaping. All development in the HC zone shall be landscaped in accordance with the City landscape guidelines.
N. Energy Conservation. Buildings shall be located on the site to provide adjacent buildings adequate sunlight for solar access. All new construction and remodeling shall be preplumbed for solar hot water heating. Buildings shall be designed to minimize energy consumption requirements, including, but not necessarily limited to, following conservation measures:
1. Cogeneration;
2. South-facing windows;
3. Double-glazed windows;
4. Earth berming against exterior walls;
5. Green houses;
6. Deciduous shade trees.
O. Where a hospital campus abuts property in any commercial or manufacturing zone, fencing and/or walls may be required, as necessary, to mitigate potential negative impacts to adjacent properties.
P. Wherever off-street parking areas are facing the front or side yard of property in a residential zone, a masonry wall or berm three feet in height shall be erected in the landscaped area between the required landscape area and the parking area to adequately screen the parking areas from the residential properties.
Q. All utility connections shall be designed to coordinate with the architectural elements of the site so as not to be exposed except where necessary. Pad-mounted transformers and/or meter box locations shall be included in the site plan with any appropriate screening treatment. All new and existing utilities connections within the boundaries of the project shall be placed underground. Transformers, terminal boxes, meter cabinets, pedestals, concealed ducts, and other facilities may be placed above ground but shall be screened from view. The requirement for undergrounding existing utilities shall not apply to any overhead power transmission lines in excess of 34.5KV and long distance and main trunk communication facilities. The requirement for undergrounding existing utility connections may be waived or modified by the City Council in accordance with criteria and provisions for such as adopted by resolution of the City Council.
R. The noise level emanating from any hospital campus activity shall not exceed 60 dBA CNEL, as the acceptable outdoor noise exposure level when measured at the property line in accordance with Chapter 8.08 PMC.
S. All ground-mounted mechanical equipment, including heating and air conditioning units, and trash receptacle areas, shall be screened from surrounding properties by use of a wall or fence or shall be enclosed within a building. Structural and design plans for any required screening under the provisions of this section shall be approved by the Development Services Director.
T. All roof appurtenances including, but not limited to air conditioning units, and mechanical equipment shall be shielded and architecturally screened from view from on-site parking areas, adjacent public streets, and adjacent residentially zoned property.
U. Reciprocal ingress and egress, circulation and parking arrangements shall be required to facilitate the ease of vehicular and pedestrian movement between adjoining properties.
V. Odor. No use shall be permitted which creates offensive odor in such quantities as to be readily detectable beyond the boundaries of the site.
W. All public projects and private development projects within the jurisdiction of the City that have the potential to adversely impact sensitive plant species, wildlife species, and associated natural habitats shall either demonstrate that any removal of habitat associated with the proposed development has been authorized by the California Department of Fish and Game and the U.S. Fish and Wildlife Service or comply with the adopted Poway subarea habitat conservation plan, the companion implementing agreement, and the requirements thereof including the compensation mitigation strategy, mitigation ratios, and special development requirements. (Ord. 674 § 28, 2008; Ord. 628 § 2, 2005; Ord. 518, 1999; amended during 8/97 supplement; Ord. 450 § 3, 1995; Ord. 372 § 1, 1993)
17.21.060 Accessory structures.
A. Accessory buildings and structures (attached or detached) shall meet all of the requirements for location of the main structure as constructed or required by the zone.
B. The Uniform Building Code shall govern the placement and fencing of swimming pools, spas and ornamental pools.
C. Approval of a minor conditional use permit shall be required prior to the outdoor placement of “seatainers” on any property. “Seatainers” may be used for storage only and the minor conditional use permit shall regulate their placement and screening. (Ord. 490 § 2(6), 1997; Ord. 372 § 1, 1993)
17.21.070 Other structures.
Porches, steps, architectural features, such as awnings, chimneys, balconies, stairways, wing walls, or bay windows may project not more than four feet into any required front or rear yard area, nor into any required side yard area more than one-half of the required side yard. (Ord. 372 § 1, 1993)
17.21.080 Walls and fences.
A. In any required street setback area, view-obscuring fencing shall not exceed 30 inches in height, except for retaining walls as approved through the development review process.
B. In any required rear or interior side yard area, a wall or fence shall not exceed six feet in height except as allowed by subsection E of this section.
C. A wall or fence adjacent to a driveway or street providing vehicular access to an abutting lot or street shall not exceed 30 inches in height within 15 feet of the edges of the driveway and the street right-of-way and/or shall comply with CalTrans’s design standards for sight visibility. Corner cut-offs may be required for safety and visibility (see Diagram 17.21.080).
Diagram 17.21.080
D. Fiberglass sheeting, bamboo sheeting or other similar temporary material shall not be permitted as a fencing material.
E. A wall or fence up to eight feet in height may be allowed by the Director of Development Services where necessary for noise attenuation from arterial streets or other noise sources. The wall or fence shall be designed and constructed in accordance with the objectives and policies of the general plan community design element.
F. Where barbed wire strands, razor wire, or concertina wire (coiled barbed wire) is placed at the top of a wall or fence, such material shall maintain a minimum vertical clearance of six feet above grade and shall be maintained in a safe condition.
G. It is unlawful for an owner of a parcel of land within the City to keep barbed wire or any other type of wire fencing in an unsafe, abandoned or materially dangerous condition. Unmaintained wire fencing, including but not limited to, barbed wire, razor wire, and concertina wire (coiled barbed wire), is declared to be public nuisance and shall be subject to the nuisance abatement procedure, Chapter 8.72 PMC.
H. It is unlawful to place electrified fencing, razor or concertina wire on the rooftop of any building. (Ord. 674 § 29, 2008; Ord. 518, 1999; Ord. 372 § 1, 1993)
17.21.090 Signs.
A. One freestanding sign identifying the hospital campus may be maintained at each entrance to a public street. No such sign shall be higher than eight feet, measured from the adjacent grade, nor more than 65 square feet in area.
B. In addition to entry identification signs permitted under subsection A of this section, additional directional signs may be provided as necessary to ensure safe and efficient on-site circulation and appropriate identification of emergency services. No such sign shall be higher than eight feet, measured from the adjacent grade; more than 65 square feet in area; or readily visible to the public right-of-way.
C. Building wall-mounted signs are permitted in accordance with the following:
1. Maximum Number. One per building frontage for each hospital building, not to exceed two, with the exception that the Outservices Patient Pavilion may have one additional sign for a combined total of three for that building only. Signs may be combined on a single building frontage.
2. Maximum Area. One hundred fifty square feet for each sign. Combined sign area not to exceed 15 percent of the building face.
3. Maximum Height. Letter height maximum of four feet. Not to project above the building roof line.
D. A comprehensive sign program shall be required pursuant to PMC 17.40.180.
E. Except as provided in this section, signs shall comply with the provisions contained in Chapter 17.40 PMC. (Ord. 663 § 2, 2007; Ord. 372 § 1, 1993)
17.21.100 Rezone restrictions.*
No property which was subject to Ordinance 283 shall be rezoned to any zone other than PF, HC, OS-R or OS-RM, nor shall any amendment to this title be adopted which would increase the residential density on property so zoned or change the uses permitted thereon to allow commercial or manufacturing uses until and unless such rezoning or amendment is approved by ordinance adopted by the voters of the City at a special or general election, or first approved by the Poway City Council and then adopted by the voters of the City at a special or general election. Notwithstanding any provision of this chapter, no use shall be permitted and no building permit shall be issued for any use in violation of Ordinance No. 283. (Ord. 372 § 1, 1993)
* Editor’s Note: PMC 17.22.080 (for the Open Space zone on which the HC zone is based) was added by Ord. 283 and was approved by the voters at a general municipal election November 8, 1988. The language added shall not be modified or rescinded without the approval of a simple majority of the City voting at a special or general election.