This section applies to the medical campus district (hereinafter referred to as MCD). The intent of the MCD is to encourage and foster the planning, design and construction of a well-functioning, attractive medical campus environment that:

(1)

Encourages the development of medically-related uses which, by their interrelationship, benefit by proximity;

(2)

Provides an appropriate and healing setting for delivering high quality healthcare services;

(3)

Creates well-designed development with a unified feel while providing flexibility in placement and clustering of buildings, use of open space, provision for pedestrian and traffic circulation, parking, transit facilities and related site and design considerations; and

(4)

Ensures future capacity for the placement of medical facilities to meet the evolving healthcare needs of the city and the region.

(Ord. of 3-7-2011)

Permitted uses are as follows:

(1)

Professional, medical and administrative offices.

(2)

Medical or dental clinics for human care.

(3)

Diagnostic or imaging centers for human care.

(4)

Ambulatory surgery, urgent care or outpatient treatment centers.

(5)

Hospice services.

(6)

Laboratories performing medical or dental research, diagnostic testing or analytic clinic work having a direct relationship to the providing of health services.

(7)

Essential support services.

(8)

Medical equipment supply, leasing or rental.

(9)

Pharmacies.

(10)

Banking and automated banking facilities.

(11)

Florist and gift shops.

(12)

Fast food restaurants, delis, coffee shops and sit-down restaurants.

(Ord. of 3-7-2011)

Permitted accessory uses are as follows:

(1)

Exterior as an accessory use to the primary use.

a.

Off-street parking and loading areas.

b.

Parking decks and ramps.

c.

Signs subject to chapter 6, Advertising.

d.

Central utility plants and electrical generators.

e.

Public transportation facilities.

f.

Bicycle racks.

(2)

Interior as an accessory use to the primary use.

a.

Day care (child and adult).

b.

Supporting retail and service uses up to 25 percent of the building's gross floor space including pharmacies, coffee shops, delis, flower shops, bookstores, gift shops, cafeterias, banking or automated banking machines and laundry or dry cleaning.

c.

Community or meeting rooms.

d.

Wellness, fitness or exercise facilities.

e.

Educational facilities such as conference rooms, classrooms, or laboratories.

f.

Public transportation facilities.

g.

Chapels.

(Ord. of 3-7-2011)

The following uses are allowed by conditional use permit:

(1)

Planned unit or planned mixed-use developments.

(2)

Hospitals for human care.

(3)

Skilled nursing or rehabilitation facilities.

(4)

Mental health facilities.

(5)

Chemical dependency treatment facilities.

(6)

Nursing homes or long-term care facilities.

(7)

Guest houses for patients and families.

(8)

Ambulance or medical carrier services.

(9)

Helipads or helistops in conjunction with the hospital or EMS services.

(Ord. of 3-7-2011)

Any other use not defined in sections 102-301—102-303 as deemed compatible and appropriate by the zoning administrator. Where a question arises as to the compatibility of a use, the zoning administrator shall refer the issue to the planning and zoning commission. The commission shall make a recommendation to the city council, which shall make a final determination as to whether a proposed use is to be allowed; is compatible as a permitted use or conditional use; is compatible as an accessory use; or is a use that may be added to a specific planned unit development within the medical campus district.

(Ord. of 3-7-2011)

These medical campus standards are intended to encourage quality economic development projects, help to insure the safety of vehicular and pedestrian traffic, and maintain the aesthetic environment of the city and the medical campus district through the adoption of compatible and quality design standards, while at the same time, accommodate the medical campus' unique character and site design elements.

(1)

Height, setback and area requirements.

(2)

Building construction materials. Only construction materials as defined in the MCD Project Planning Guide reviewed in the pre-application conference by the zoning administrator and city building inspector will be permitted. No metal buildings, either primary or accessory, will be allowed in the MCD.

(3)

Site design elements. Landscaping, lighting, signage and other site design elements shall be in conformance with the requirements of this chapter and shall contribute to a cohesive image and identity for the medical campus district. Sign standards are outlined in section 102-307.

(4)

Pedestrian pathways. Internal and external pedestrian pathways including sidewalk and / or trail connections shall be provided by the developer for safe and convenient pedestrian movements. Provision for existing or future transit service shall be provided where appropriate.

(5)

Accessory buildings. No accessory buildings shall exceed the height, floor space or footprint of a principal building.

(6)

Outdoor display or storage. No outdoor display, sales or storage shall be allowed.

(7)

Refuse and recycling. All waste material, refuse, garbage or recycling shall be kept indoors or screened enclosure constructed of the same materials as the principal structure and properly contained in a closed container or dumpster designed for such purposes provided by the city or its contract agent.

(8)

Screening. The city shall require a suitable screening to be determined by the zoning administrator of any side or rear yard immediately adjacent to a residential district, assisted living facility, rehabilitation facility, or any other adjacent development determined by the zoning administrator to be offered screening protection.

The zoning administrator, planning and zoning commission, or city council may apply additional requirements as necessary to implement the purpose, integrity, and aesthetics of this medical campus district and the city comprehensive land use plan.

(Ord. of 3-7-2011)

A planned unit or planned-mixed use development shall be required for any proposed development or redevelopment of three to ten acres within the MCD. Such developments shall conform to the requirements set forth in article X, Planned Development-Mixed Use, of this chapter. Any proposed development project consisting of more than ten acres must first submit a concept plan at the pre-application conference to the zoning administrator for consideration. This concept plan shall be reviewed by the planning and zoning commission and passed on to city council for final approval before the applicant will be allowed to proceed with the preliminary project design plans.

(Ord. of 3-7-2011)

The following sign standards shall apply for all sign categories within the MCD.

(1)

General design standards.

a.

Sections 6-31 through 6-40, sections 6-45 through 6-46(a), (b), (e), (f), (h), (k), (l), section 6-47, and section 6-51 of this Code shall apply to the MCD.

b.

Signs shall be harmonious in color, material and lighting with the building to which it relates and shall be similar in quality and character throughout the MCD.

c.

Internal or external illuminated signage shall be permitted. No sign(s) or sign illumination shall be so designed, located, shielded, and directed to cast a glare or direct light from artificial illumination upon adjacent publicly dedicated roadways or surrounding properties.

d.

At such time that a wall sign is removed from a building façade and replaced with a new sign, the façade shall be restored to match the existing condition of the façade wall area prior to installation of a new sign in the same location. All previous mounting holes and ghosting images shall be removed and the façade repaired to match the existing condition of the building. The property owner shall be required to assume sole responsibility for the restoration of the building façade at the time the existing sign is removed.

(2)

Gateway elements. Gateway elements on Clear Creek Parkway and Ross Place Connector shall be permitted on both sides of the entrance into the main MCD and any other planned unit or planned mixed-use development consisting of three to ten acres entrancing off the Clear Creek Parkway corridor. The only other gateway elements permitted shall be vehicular and pedestrian directional signage.

(3)

Vehicular and pedestrian signs.

a.

Directional signs directing traffic movement onto and within the MCD shall be identified as primary or secondary and shall be of a design and sign material consistent with state department of transportation standards.

b.

Pedestrian directional signs shall be non-lit or internally illuminated as deemed appropriate by the zoning administrator.

c.

Landscaping shall be provided by the developer around any non-traffic directional signs and shall be a minimum of 40 percent evergreen and equal to at least 200 percent of the square footage of one sign face. Landscaping designs shall be included with the sign permit application for approval.

(4)

Address identification signs. Signs identifying the number assigned to a building or business for the purpose of mail delivery, emergency services, etc. shall be permitted and located by the developer. Such signs shall not exceed 2.5 feet in sign height and shall be compatible in color and material as the building's other wall signs or building façade design.

(5)

Building and tenant identification signs. Building and tenant identification signs shall be permitted not to exceed an aggregate sign area of two square feet per one horizontal linear foot of building/tenant façade frontage, or to exceed a total maximum sign area square footage per building frontage of 200 square feet. Monument signs located at the driveway entrance, awning signs and window lettering are also permitted. Stanchion or pole signs are not permitted for building or tenant signs. The following chart summarizes the various sign applications and allowable aggregate sign areas:

(6)

Exempt signs. The following permitted signs shall not require sign permits:

a.

Informational signs (freestanding or wall mounted) less than four square feet in sign area.

b.

Trail or pedestrian pathway signage less than seven square feet in sign area and less than five feet in sign height.

c.

Building directory signs that identify the occupants of a building near the building's entrance and less than six square feet in sign area.

(Ord. of 3-7-2011)

The following procedures must be completed before a building permit will be issued by the city building inspector for any construction project within the MCD.

(1)

Pre-application conference. Prior to filing for a building permit with the inspections department, the applicant (developer) must confer with the city building inspector and the zoning administrator regarding the general character of the proposed construction project. The MCD Project Planning Guide outlining suggested building designs, roof lines, construction materials, site design elements, and ordinances affecting the scope of the proposed project will be given to the applicant (developer) at this time. This planning guide will assist in the development of the preliminary project design package.

(2)

Preliminary project design package. The preliminary project design package must contain the following items:

a.

Plats and topo of the construction area.

b.

Site layout drawings including building location, curb cuts, ingress/egress, parking lot dimensions, green space, and stormwater containment.

c.

Architectural overview.

(3)

Architectural overview. The architectural overview should include conceptual drawings of the proposed building(s), accessory buildings, landscaping buffers, refuse receptacles, signage, and external lighting of the proposed project and shall be included with the submission of the preliminary project design package.

(4)

Application conference. The applicant (developer) shall present the completed preliminary project design package for review at the application conference. After review (generally seven to ten days) the city building inspector shall confer with the applicant (developer) as to the cities finding regarding the proposed project. Additional information may be requested by the city before the project is approved for a final building permit application package.

(5)

Building permit application package. If the proposed project is found to be within the permitted uses of this article and in compliance with subsections (1), (2), and (3) of this section, then a written approval for a building permit application package will be issued to the applicant (developer) by the city building inspector. The requirements for a building permit application in the MCD is the same as outlined in sections 102-284 and 102-285, planned development mixed-use for a P-M application. The building inspector and zoning administrator shall outline the required information in that code section that must be included in the application package.

(6)

Building permit. A building permit and notice to proceed will be issued to the applicant upon final approval of the building permit application package by the zoning administrator and city building inspector.

(Ord. of 3-7-2011)