The value of any proposed new nonresidential structure, or complex of nonresidential structures, in a Medical Enterprise Overlay Zone exceeds $20,000 or twenty-five thousand square feet; or

The value of any proposed additions, enlargement, remodel or alteration of any existing nonresidential structure or complex of nonresidential structures, in a Medical Enterprise Zone exceeds $20,000 or twenty-five thousand square feet.

Exceptions. The repair or replacement with the same or comparable type of structural element or material to any portion of an existing nonresidential building, or the installation of interior partitions within an existing nonresidential building, are exempt from the provisions of this Section provided that there is no concurrent exterior alteration, building enlargement or change in use that requires an additional parking demand; or

The use is specifically identified as requiring a Special Use Permit, regardless of the size or the cost of a proposed new, enlarged, remodeled or altered nonresidential structure or complex of nonresidential structures.

Transparent Window Glass.

Vertical Articulation. To moderate the vertical scale of multiple-story structures, the design of nonresidential buildings shall include the following techniques that achieve vertical articulation:

Design elements should be incorporated to screen parking and to maintain visual continuity along the frontage of a site. The Planning Commission may approve parking between a public street and a building if it finds that:

Joint or Shared Parking. Where parking facilities for two or more nonresidential properties adjoin, abut or are located adjacent to other nonresidential parking facilities, the parking facilities shall be developed and designed to allow the continuation of joint or shared parking facilities. This requirement shall apply to any proposed nonresidential addition, enlargement, remodeling or alteration.

Tandem Parking. A maximum of fifteen percent of parking spaces may be tandem spaces when they are reserved for employee use only may be provided in an at-grade or subterranean parking garage when a site includes one or more medical uses. Tandem parking spaces shall be clearly marked on the pavement or ground surface and also shall be designated by a one-foot by one-foot sign located at the forward end of the row of tandem spaces at a level that is easily observable to motorists. Tandem parking spaces shall be prohibited in an unenclosed parking facility.

Parking Reduction. A parking reduction of one to ten percent for a site that includes one or more medical uses may be considered when the Planning Commission is required to review an application that exceeds twenty-five thousand square feet or the construction cost has a value of more than $20,000. The one to ten percent parking reduction may be allowed commensurate with acceptable parking management methodology once an application filed. However, any new tenant or property use whose parking demand exceeds the parking required for the previous tenant or property use shall be required to provide additional parking. Additional parking spaces shall be provided for the tenant or property use based upon the floor area of an enlargement or change in use, in conformance with all applicable requirements of this Chapter.

Transportation Demand Management Programs. Any proposed new, enlarged, remodeled or altered nonresidential structure shall be developed to include alternative transportation demand management (TDM) programs that may include, but are not limited to private vanpool operation, transit/van-pool fare subsidy, imposition of a charge for employee parking, provision of subscription bus services, flexible work hour schedules, preferential parking for carpools/vanpools, participation in a county-wide ride-share program, subsidization of carpools and vanpools, establishment of a transportation coordinator to implement carpool, vanpool and transit programs, bicycle parking facilities including associated shower and changing facilities, compressed work week, and telecommuting.

Concrete or Stone Pavers. The use of concrete or stone modular pavers on walks and plazas that allow water percolation shall be provided where possible. Monochromatic colors, rectangular forms and slip-resistant surfaces that incorporate appropriate sizes and scale based on the size and type of landscaping are encouraged.

Brick Pavers. The use of brick pavers in all cases should be limited to red clay tones, with a slip-resistant surface and size to accommodate medical wheelchairs, medical beds, and other mobile medical equipment. Red brick pavers should generally be limited to use as accents in pedestrian plazas, paving fields and borders at building entrances.

Granite Pavers. Granite pavers or insets should be used in conjunction with brick payers or as decorative trim around building entrances, plaza entrances and other areas. Granite pavers are not slip-resistant and therefore should not be used in the place of concrete or stone pavers. Granite pavers should serve as decorative borders or in paving fields.

Poured-in-Place Pavements. The use of poured-in-place pavers that resemble concrete or stone payers shall incorporate monochromatic colors, rectangular forms and slip-resistant surfaces that contain proportional sizes and scale based on the type of landscaping.

The Medical Enterprise Overlay Zone recommended standards include a COBRA style with a drop-down globe street light fixture or a tulip (acorn) shaped fixture. Lighting that conveys a warm, comfortable light and fosters a sense of neighborhood shall be installed along internal driveways, walkways, paths, in parking areas and in pedestrian plazas.

Lighting for the Medical Enterprise Overlay Zone shall meet the following foot-candle illumination level objective Provide one foot-candle in parking lots, near nighttime building entries, bus/van pick up locations, and outdoor seating areas and one-half foot-candle on walkways and pedestrian paths.

Lighting shall observe the following spacing fifty feet on center near building entrances and parking facilities, seventy feet on center along walkways and pedestrian paths and seventy to one hundred feet on center in other areas.

Accent lighting fixtures shall reflect consistency with landscaping treatment and be located at a scale that is appropriate for pedestrians.

Building architectural lighting in general should incorporate or be consistent with the Medical Enterprise Zone recommended standard(s). Variations from the Medical Enterprise Zone standard(s) shall be reviewed by the Planning Commission for structures that exceed $20,000 or twenty-five thousand square feet or by the Planning Division staff for structures that are exempt from Planning Commission review, to consider the architectural and landscape context and the availability of replacement parts and lamps.

Solid masonry walls shall be discouraged in a front yard setback except when developed as perimeter parking lot walls per Section 12-55 of this Code or when a side property line directly abuts a property that contains exclusive residential uses.

Wrought iron, metal or other ornate open-work fencing that allows for the use of ivy, clematis and other clinging vines shall be utilized in the place of concrete walls.

Chain link and barbed wire fencing shall be prohibited.

Benches. Benches shall consist of pre-cast concrete, teakwood with and without backs, and offer custom elements.

Pre-cast Concrete Bench. Benches constructed of precast concrete shall incorporate neoclassical or similar historical period elements.

Wood Bench. Benches constructed of wood shall be made of finished teak wood or unfinished teak wood with slats and mortis and tenon joinery that does not splinter or become unattached and that are bug-resistant and have a long composition life.

Waste and Recycling Containers. Waste and recycling bins shall be located inside of durable pre-cast concrete, teak wood, stone or metal ground mounted containers. Waste containers may be rectangular or circular in shape. Waste and recycling facilities shall be located in areas that do not interfere with building entrances, aesthetically complement building entrances, and that are located in areas where they ensure maximum use.

Bicycle Racks. Bicycle racks shall be located in an area that minimizes visual clutter and that does not interfere with pedestrian and vehicular circulation. The recommended standard bicycle rack shall consist of a continuous ribbon-style configuration constructed of two and three-eighths inch, Schedule 40 pipe, with galvanized finish. Bicycle parking areas shall be screened with hedges or walls when visible from a front property line.

Drinking Fountains. Drinking fountains shall consist of weather-resistant custom designed elements that incorporate building or outdoor furniture designs. Drinking fountains are optional on medical and non-medical sites that contain less than one acre but must be provided on any site that contains a minimum one acre.

News Racks, Picnic Tables. Other Outdoor Furniture. The use of news racks, picnic tables and other outdoor furniture shall be designed and located in areas that do not interfere with vehicular or pedestrian traffic and that do not aesthetically conflict with a building's design nor the use of standard outdoor furniture.

Outdoor Kiosks, Vending Uses. The use of outdoor kiosks, vending machines, and similar uses may be approved as part of a Special Use Permit application. The colors, building materials and location of such uses must be consistent with the design of uses in the Medical Enterprise Overlay Zone and cannot interfere with pedestrian or vehicular circulation.

Backflow preventers and other public utility boxes and fixtures shall be screened where possible or shall be located on building areas that do not affect the aesthetic appearance of a building or property.

Drip and bubbler systems are to be used adjacent to building wall, and parking structures whenever feasible. Drip and bubbler irrigation fixtures shall be located a minimum of twenty-four inches from all walls.

Spray-type sprinklers shall be located a minimum of five feet from building walls and parking structures and shall be directed away from on-coming pedestrian traffic.

Irrigation lines must be buried and fixed irrigation risers are prohibited.

A minimum of fifty percent of all trees on-site must be winter deciduous such as evergreen trees.

A minimum of fifty percent of all trees must be shade-bearing trees.

Landscaping shall be designed to encourage pedestrian and vehicular circulation between adjoining, abutting or adjacent non-residential properties.