The regulations of this chapter apply within the Hospital Specific Plan (SP8-H) Zone depicted on the SP8-H Zone Land Use Map/Site Plan (dated as of April 26, 2005) on file with the City Clerk of the City and mapped on the Official Zoning Map.
The land uses permitted in the SP8-H Zone with respect to the three zone areas shown, as depicted on the SP8-H Zone Land Use Map/Site Plan (dated as of April 26, 2005) on file with the City Clerk of the City, shall be as follows:
A. 
Land Use Area A – General Acute Care Hospital Facility. The principal intended uses and structures allowed in Land Use Area A are as follows:
1. 
General acute care hospital facility licensed by the State of California providing medical, surgical, psychiatric and obstetrical care primarily for inpatients.
2. 
Emergency medical services and clinical care for outpatient treatment and diagnosis.
3. 
Uses which are customarily associated with a general acute care hospital, including, but not limited to, the following:
a. 
Offices for hospital administrators and hospital employees, including physicians who work for or are under contract with the hospital;
b. 
Hospital support facilities, such as medical laboratories, diagnostic testing centers, physical therapy and inpatient pharmaceutical facilities;
c. 
Storage facilities for medical equipment and supplies;
d. 
Hospital operations, such as food service and laundry facilities;
e. 
Maintenance facilities, such as housekeeping and maintenance storage areas;
f. 
Extended care facilities;
g. 
Overnight accommodations for on-duty hospital employees and medical residents;
h. 
Overnight accommodations within the patients' room for patients' families;
i. 
Medical libraries, research and educational facilities;
j. 
Cogeneration, incineration, water, electrical and heating and cooling equipment facilities;
k. 
Cafeteria facilities for hospital employees, medical residents, physicians and patients' visitors;
l. 
Off-street parking facilities;
m. 
Helicopter landing site for the reception and transport of emergency and trauma patients;
n. 
Pharmacies, gift stores, Automated Teller Machine (ATM) facilities, restaurants and retail or personal service shops, provided that primary access is only from within the hospital building;
o. 
Child-care centers and associated recreational facilities;
p. 
Chapels and places of worship;
q. 
Auditoriums;
r. 
Telecommunications facilities;
s. 
Employee services, such as credit unions; and,
t. 
Office uses customary and ancillary to an acute care hospital facility.
4. 
Medical and Dental Offices.
5. 
Business and Professional Offices, limited to offices related to the medical and dental field.
6. 
Skilled Nursing Facilities, subject to the issuance of a Conditional Use Permit.
7. 
Clinics.
8. 
Birth Centers.
9. 
General Retail, limited to pharmacies and medical equipment and supply stores of no more than 3,000 square feet of net floor area. Medical equipment and supply stores of more than 3,000 square feet of net floor area are subject to the issuance of a Conditional Use Permit.
10. 
Banks and Financial Institutions with 1,000 square feet of net floor area or less per lot. Banks with more than 1,000 square feet of net floor area per lot are subject to the issuance of a Performance Standard Permit.
11. 
Community Care Facilities, Residential Care Facilities for the Elderly, and Hospices serving up to 12 individuals. More than 12 individuals are subject to the issuance of a Conditional Use Permit. See also Section 30.185.140, Community Care Facilities, Residential Care Facilities for the Elderly, and Hospices.
12. 
Small and Large Family Day Care Homes. See also Section 30.185.230, Large Family Day Care Homes.
B. 
Land Use Area B – Parking Structure, Medical Office Building. The uses and structures allowed in Land Use Area B are as follows:
1. 
Open parking lots and parking structures.
2. 
Business and Professional Offices, limited to offices related to the medical and dental field.
3. 
General Retail, limited to pharmacies and gift stores, and medical equipment and supply stores of no more than 3,000 square feet of net floor area. Medical equipment and supply stores of more than 3,000 square feet of net floor area are subject to the issuance of a Conditional Use Permit.
4. 
Personal Services.
5. 
Eating and Drinking Establishments.
6. 
Automated Teller Machines (ATM).
7. 
Any residential use permitted in the R-M Residential Multi-Unit Zone.
8. 
Medical and Dental Office.
9. 
Hospitals and Skilled Nursing Facilities subject to the issuance of a Conditional Use Permit.
10. 
Banks and Financial Institutions with 1,000 square feet of net floor area or less per lot. Banks with more than 1,000 square feet of net floor area per lot are subject to the issuance of a Performance Standard Permit.
11. 
Community Care Facilities, Residential Care Facilities for the elderly, and Hospices serving up to 12 individuals. More than 12 individuals are subject to the issuance of a Conditional Use Permit.
12. 
State-licensed Small and Large Family Day Care Homes. See also Section 30.185.230, Large Family Day Care Homes.
13. 
Birth Centers.
14. 
Clinics.
15. 
Other businesses and occupations that are substantially similar to the uses enumerated above, as determined and documented by the Community Development Director in a manner similar to the substantial conformance determination process provided in the adopted Planning Commission Guidelines.
C. 
Land Use Area C – Parking Structure; Child Care Facility. The uses and structures allowed in Land Use Area C are:
1. 
Day Care Center. See also Section 30.185.150, Day Care Centers.
2. 
Open parking lots and parking structures.
3. 
Any residential use permitted in the R-M Residential Multi-Unit Zone.
4. 
Medical and Dental Office.
5. 
Business and Professional Offices, limited to offices related to the medical and dental field.
6. 
Hospitals and Skilled Nursing Facilities, subject to the issuance of a Conditional Use Permit.
7. 
General Retail, limited to pharmacies and medical equipment and supply stores of no more than 3,000 square feet of net floor area. Medical equipment and supply stores of more than 3,000 square feet of net floor area are subject to the issuance of a Conditional Use Permit.
8. 
Banks and Financial Institutions with 1,000 square feet of net floor area or less per lot. Banks with more than 1,000 square feet of net floor area per lot are subject to the issuance of a Performance Standard Permit.
9. 
Community Care Facilities, Residential Care Facilities for the Elderly, and Hospices serving up to 12 individuals. More than 12 individuals are subject to the issuance of a Conditional Use Permit. See also Section 30.185.140, Community Care Facilities, Residential Care Facilities for the Elderly, and Hospices.
10. 
State-licensed Small and Large Family Day Care Homes. See also Section 30.185.230, Large Family Day Care Homes.
11. 
Birth Centers.
12. 
Clinics.
13. 
Other businesses and occupations that are substantially similar to the uses enumerated above, as determined and documented by the Community Development Director in a manner similar to the substantial conformance determination process provided in the adopted Planning Commission Guidelines.
A. 
Maximum Height.
1. 
In Land Use Area A, no new structure shall exceed 60 feet in height. Existing structures in Land Use Area A which exceed 60 feet in height ("Nonconforming Buildings") are allowed to be maintained or repaired at their existing heights as permitted in accordance with this code. In the event that the Nonconforming Buildings are damaged or destroyed, reconstruction shall be carried out in accordance with the provisions contained in Chapter 30.165, Nonconforming Structures, Site Development, and Uses.
2. 
In Land Use Areas B and C, no structure shall exceed 45 feet in height.
3. 
Building elements that do not add floor area to the acute care hospital building, such as vents, elevator penthouses, helipads, chimneys, mechanical equipment, antennae and towers are not considered a part of the height of the structure.
B. 
Front Setbacks. There shall be a front setback of not less than 10 feet for all structures in Land Use Areas A, B & C.
C. 
Interior Setbacks. There shall be interior setbacks of not less than 10 feet for all structures in Land Use Areas A, B & C. Notwithstanding the foregoing, however, for a parking structure in Land Use Area C there shall be interior setbacks of no less than 10 feet provided that, if the area of the structure that encroaches into the interior setback is compensated for by having an equal or greater unobstructed area outside the interior setback, the 10 foot setback may be reduced to 4.5 feet for a distance of up to 80 lineal feet.
D. 
Parking.
1. 
Notwithstanding Chapter 30.175, Parking Regulations, the parking needs for development within the SP8-H Zone shall be evaluated on a project-specific site and use basis. Parking shall be provided to meet parking needs as justified through a written parking analysis and evaluation prepared by a transportation engineer and subject to review and approval by the Planning Commission or Transportation and Parking Manager as appropriate.
2. 
The parking evaluation shall consider both peak and non-peak parking demands considering the number of employees, doctors and nursing staff, patients, visitors and other relevant data, including parking and transportation demand management practices. Parking for development projects shall be provided in parking structures or parking lots within the SP8-H Zone.
3. 
Parking may be provided within the SP8-H Zone for other real properties outside the SP8-H Zone so long as such parking is consistent with a parking and transportation management plan which has been reviewed and approved by the Planning Commission or City Transportation and Parking Manager, as deemed appropriate by the Community Development Director.
All new development proposed in this zone shall be subject to Conditional Use Permit review and approval by the Planning Commission in the manner and as required by Chapter 30.215, Conditional Use Permit, and upon making a finding that the appearance of the developed site in terms of the arrangement, height, scale, and architectural style of the buildings, location of parking areas, landscaping and other features is compatible with the character of the existing SP8-H Zone area and the neighborhood.