Chapter 10-2 ZONING: PART II. Article 16 Hospital Planned Development District (HO P-D)

Article 16. Hospital Planned Development District (HO P-D)

10-2.2.1601 Purpose and Intent.

The purpose of the Hospital Planned Development (HO P-D) zoning district is to identify those parcels which are part of the City's existing hospital facilities except for those portions of the John Muir Medical Center that are currently zoned Planned Development. The intent is to designate the areas which are considered an integral part of the hospital facilities and which provide medical, surgical, psychiatric or emergency medical Service to sick or injured persons, primarily on an inpatient basis. Related facilities for out-patient treatment, as well as training, research, and administrative Service for patients and employees are also included.

10-2.2.1602 Land Use Regulations. Revised 9/24 Revised 10/24

No use shall be permitted in the Hospital Planned Development District except in accord with a valid Planned Development Permit or Section 10-2.3.1702, Ministerial Review Required. Any permitted or conditionally permitted use in the Land Use Regulations Table may be included in an approved P-D permit, if consistent with the General Plan land use designation.

In the following table, the letters in the "Use Regulation" column are defined as follows:

P	=	A permitted use.
L	=	A use permitted subject to certain limitations prescribed by the "Use Regulations" that immediately follow the table.
U	=	A use permitted on approval of a Conditional Use Permit.

Letters in parentheses in the "Additional Regulations" column are described in the "Additional Regulations" section following the "Use Regulations". Where a Use Regulation or a letter in parentheses is opposite a use classification heading, the referenced regulations shall apply to all use classifications under the heading. Land uses not listed (indicated by strikeout) are not permitted.

LAND USE	USE REGULATIONS	ADDITIONAL REGULATIONS
A. Residential Use Classifications		(C)
1. Adult Day Care Home
2. Congregate Living Facility
3. Family Day Care Home
a. Small Family Day Care Home
b. Large Family Day Care Home
4. Group Residential	U
5. Multiple Family Residential	U
6. Residential Care Home
7. Accessory Dwelling Units
a. Accessory Dwelling Unit	P	(E)
b. Junior Accessory Dwelling Unit
8. Single Family Residential
9. Supportive Housing	L(11), L(12)
10. Transitional Housing	L(11)
B. Commercial Use Classifications		(A)
1. Ambulance Services	U
2. Animal Sales and Service
a. Animal Hospital
b. Animal: Retail Sales and Grooming
c. Horse Stables
d. Kennel
3. Artist Studio
4. Banks and Savings and Loans
a. Banks and Savings and Loans
(1) With Drive-up Service
(2) With Automated Teller Machine
5. Catering Services
6. Commercial Cannabis Business
a. Commercial Cannabis Cultivation
b. Commercial Cannabis Distribution
c. Commercial Cannabis Manufacturing
d. Commercial Cannabis Retail Dispensary
(1) With Cannabis Delivery
e. Nonstorefront Delivery-Only Operation
f. Commercial Cannabis Testing Laboratory
7. Communication Facilities
8. Custom Manufacturing
9. Eating and/or Drinking Establishments		(D)
a. Eating and/or Drinking Establishments	L(1)
(1) With Wine and Beer Service Ending at or Before 11:00 p.m.	L(1)
(2) With Wine and Beer Service Ending After 11:00 p.m.	L(2)
(3) With Full Alcoholic Beverage Service Ending at or Before 11:00 p.m.	L(1)
(4) With Full Alcoholic Beverage Service Ending After 11:00 p.m.	L(2)
(5) With Live Entertainment
(6) With Dancing
(7) With Take-out Service
(a) Drive-up
(8) With Permanent Outdoor Seating	L(1)
(9) With Off-site Distribution
(a) Micro-brewery
10. Food and Beverage Sales
a. Food and Beverage Sales
b. Convenience Market
(1) With Gasoline Sales
c. Specialty Food Shops
(1) With Off-site Distribution
11. Funeral and Interment Services
12. Health Clubs
13. Home Improvement Sales and Service
14. Horticultural Establishment
15. Lumber and Building Material Yard
16. Maintenance and Repair Service/Small Equip
17. Mini Storage
18. Nursery
19. Offices, Business and Professional
a. Offices, Business and Professional	L(3)
(1) Offices, Medical	L(3)
20. Parking, Commercial Facility
21. Pawn Shop
22. Personal Improvement Services
23. Personal Services
24. Recreation and Entertainment, Commercial
a. Within a Building
b. Outside a Building
25. Research and Development Services	L(4)
26. Retail Sales/Rental	L(5)
27. Vehicle/Equipment Sales and Service
a. Automobile Rental/Leasing
b. Automobile Sales/New and Used
c. Automobile Washing
d. Automobile Wrecking
e. Service Stations
(1) Automobile Washing
f. Vehicle/Equipment Repair
(1) Limited Vehicle Service
g. Vehicle/Equipment Sales and Rentals
h. Vehicle Storage
28. Visitor Accommodations
a. Bed and Breakfast Inns
b. Hotels
c. Motels
C. Industrial Use Classifications
1. General Industry
2. Limited Industry
3. Research Development Industry
4. Wholesaling, Distribution and Storage
D. Agricultural Use Classifications
1. Animal Husbandry
2. Crop Production
E. Community Facility Use Classifications
1. Adult Day Care Facility
2. Child Day Care Facility (Day Care Center)
3. Clubs and Lodges
4. College, Public or Private
5. Cultural Institutions
a. Cultural Institutions
b. Natural History/Science Museum
6. Emergency Medical Care
7. Government Offices
8. Hazardous Waste Management Facility
9. Heliports	L(6)
10. Housing for the Homeless/Emergency Shelters
11. Hospitals
a. Acute Care	P
b. Other	P
12. Low Barrier Navigation Center	L(13)	(F)
12. Maintenance and Service Facilities
13. Park and Recreation Facilities
14. Public Parking Facilities
15. Public Safety Facilities
16. Public Transit Terminals
17. Recycling Facilities
a. Collection Facility
(1) Reverse Vending Machine Facility	L(7)	(B)
(2) Small Collection Facility	L(7)	(B)
(3) Large Collection Facility
b. Processing Facility
18. Religious Assembly
19. Residential Care Facility	U
20. Schools, Public or Private
21. Skilled Nursing Facilities	P
22. Utilities, Major	L(8)
23. Utilities, Minor	P
F. Accessory Uses
1. Accessory Living Quarters
2. Accessory Structure	L(9)
3. Accessory Uses
a. Accessory Uses	L(10)
b. Garage Sales
c. Home Occupations
d. Personal Cannabis Cultivation
G. Temporary Uses		(A)
1. Arts and Crafts Shows, Outdoor
2. Christmas Tree Sales
3. Civic/Community Events	L(11)
4. Farmers Markets
5. Live Entertainment Events
6. Outdoor Seating/Eating and Drinking Estab
7. Pumpkin Sales
8. Retail Sales, Outdoor
9. Swap Meets, Non-Recurring
10. Swap Meets, Recurring
11. Street Fairs
12. Vendor Carts

USE REGULATIONS
L(1)	Eating and drinking facilities that are an integral part of and ancillary to the hospital facility are a permitted use. Sales and service of alcoholic beverages are permitted upon approval of an Administrative Use Permit pursuant to Article 12 of Part III of the Zoning Ordinance. All other eating and drinking facilities are not permitted.
L(2)	Sales and service of alcoholic beverages are permitted as an accessory use upon approval of a Conditional Use Permit pursuant to Article 12 of Part III of the Zoning Ordinance. All other eating and drinking facilities are not permitted.
L(3)	Business and Professional Offices which are directly related to the operation of the hospital facility are a permitted use. All other Business and Professional Offices are not permitted.
L(4)	Research and Development Services which are an integral part of the hospital facility are a permitted use. All other Research and Development Services are not permitted.
L(5)	Prescription pharmacies and/or retail facilities (including gift shops) which are an integral part of the hospital facility are a permitted use. All other Retail Sales/Rental facilities are not permitted.
L(6)	Heliports which meet the criteria for providing "emergency aircraft flights for medical purposes" under Public Utilities Code Section 21662.4 are a permitted use. The location of the heliport shall be reviewed and approved by the Planning Commission pursuant to Part IV, Article 12, Design Review. All other heliports are not permitted.
L(7)	Reverse Vending Machine Facilities and Small Collection Facilities are permitted upon approval by the Community Development Director.
L(8)	Electrical substations, aboveground electrical transmission lines, water pumping stations and switching buildings are permitted uses. All other uses within this classification are not permitted.
L(9)	Accessory structures are permitted subject to Sec. 10-2.2.1604. Property Development Regulation.
L(10)	See the use regulations for the primary use classification.
L(11)	Permitted subject to the approval of Temporary Activity Permit.
L(12)	Supportive and transitional housing are subject only to those requirements and restrictions that apply to the residential use classification under which they operate (e.g., multiple-family residential, single-family residential, residential care home, etc.).
L(13)	Permitted by right when meeting the requirements of Section 65651 of the California Government Code and all objective standards applicable to multiple-family residential uses.
L(14)	Permitted by right when meeting the requirements of Section 65662 of the California Government Code and Part III, Article 16, Objective Standards for Emergency Shelters and Navigation Centers.

ADDITIONAL USE REGULATIONS
(A)	See Sec. 10-2.3.121. Regulations for Outdoor Sales, Service, Display.
(B)	See Part III, Article 7. Recycling Facilities.
(C)	See Part III, Article 9. Inclusionary Housing.
(D)	See Part III, Article 12. Alcoholic Beverage Sales.
(E)	See Part III, Article 5. Accessory Dwelling Units.
(F)	See Part III, Article 16, Objective Standards for Emergency Shelters and Navigation Centers.

(§§41, 42, 43, Ord. 2109, eff. 6/15/12; §20, Ord. 2129, eff. 7/3/14; §§7(1), (48), Ord. 2183, eff. 9/8/18; §3, Ord. 2188, eff. 3/8/19; §14, Ord. 2210, eff. 10/22/21; §5(1), Ord. 2216, eff. 7/2/22; §4, Ord. 2239, eff. 7/5/24; §3(16), Ord. 2243, eff. 9/7/24)

10-2.2.1603 Permit Required. Revised 10/24

Except in accord with Section 10-2.3.1702, Ministerial Review Required, any property zoned Hospital Planned Development shall not be developed until a planned development (P-D) permit has been obtained pursuant to the provisions of Part IV, Article 10, Planned Development (P-D) Permit. (§3(16), Ord. 2243, eff. 9/7/24)

10-2.2.1604 Property Development Regulations.

The following schedule prescribes development regulations for the Hospital Planned Development District. The symbol "NA" indicates that there is no restriction for that particular development regulation or it is not applicable in this District. Letters in parentheses refer to the "Additional Development Regulations" following the schedule.

CLASSIFICATION	DEVELOPMENT REGULATIONS	ADDITIONAL REGULATIONS
A. Minimum Lot Area		D(1)
B. Minimum Lot Width		D(1)
C. Minimum Lot Frontage		D(1)
D. Minimum Lot Depth		D(1)
E. Minimum Setbacks
a. Front		D(1)
b. Side		D(1)
c. Corner Side		D(1)
d. Rear		D(1)
F. Maximum Height		D(2)
G. Maximum Floor Area Ratio
a. Core Area	.95 FAR
b. Outside the Core Area	.6 FAR
H. Maximum Lot Coverage		D(1)
I. Landscaping	See Part III, Article 11.	D(1)
J. Fences and Walls	See Sec. 10-2.3.104.
K. Antennas	See Sec. 10-2.3.120.
L. Non-Conforming Conditions	See Part III, Article 7.
M. Parking and Loading	See Part III, Article 2.
N. Signs	See Title 10, Chapter 8.
O. Preservation of Trees	See Title 3. Chapter 8
P. Hillside Performance Standards	See Part III, Article 4.
Q. Stormwater Control	See Title 9, Chapter 16.

ADDITIONAL DEVELOPMENT REGULATIONS
D(1)	The minimum lot area, lot width, lot frontage, lot depth, setback and landscaping requirements shall be determined in the approval of the Planned Development Permit.
D(2)	Refer to the Zoning Map.

(§2, Ord. 2037, eff. 12/17/04; §18, Ord. 2070, eff. 6/20/2008; §20, Ord. 2108, eff. 4/7/12)