Part 20.25J Medical Institution District
20.25J.010 General.
A. Applicability.
This Part 20.25J, Medical Institution (MI) District, contains standards and guidelines that apply to development and activity within the Medical Institution District.
B. Description of Development Areas.
The district is divided into two Development Areas that have been established in order to implement the objectives of the Medical Institution District as follows:
1. Hospital Center Development Area (DA1);
2. Medical Office Perimeter Development Area (DA2).
The purpose and intent of the Development Areas is described in LUC 20.10.390. The location of the Development Areas is depicted on the map entitled “Medical Institution District Development Areas” following this section. (Ord. 5587, 3-7-05, § 2)
Medical Institution District Development Areas
20.25J.015 Review required.
A. Master Development Plan.
All development within the Medical Institution District shall be governed by a Master Development Plan reviewed by the Director of the Department of Planning and Community Development pursuant to Part 20.30V LUC. The design guidelines contained in this Part 20.25J LUC apply in addition to the decision criteria of LUC 20.30V.150.
B. Design Review.
Each structure located within the Medical Institution District and approved as part of a Master Development Plan must be reviewed by the Director of the Department of Planning and Community Development through Design Review, Part 20.30F LUC. The design guidelines contained in this Part 20.25J LUC apply in addition to the decision criteria of LUC 20.30F.145. (Ord. 5727, 3-19-07, § 1; Ord. 5587, 3-7-05, § 2)
20.25J.020 Permitted uses.
The following chart indicates the permitted land uses within the MI Land Use District and the required review process for each use within each Development Area.
|
Land Use |
Hospital Center Development Area (1) |
Medical Office Perimeter Development Area (2) |
|
Services |
||
|
Hospital |
P |
-- |
|
Ambulatory health care center (3) |
P |
-- |
|
Professional services: medical clinics and other health care-related services |
P |
P |
|
Medical-related administrative offices |
P |
P |
|
Research, development and testing services |
S |
S |
|
Other administrative offices (non-medically related) |
S |
S |
|
Childcare and adultcare services |
P |
P |
|
Social service providers (for profit and nonprofit), including Medic 1 services and other emergency services |
P |
P |
|
Medical helicopter landing pad (4) |
P |
P |
|
Personal services: laundry, dry cleaning, barber and beauty shops, shoe repair, massage therapy/health spa (non-medically related) and other services ancillary to a hospital |
S |
P |
|
Finance and insurance institutions |
-- |
S |
|
Business services, duplicating and blueprinting |
-- |
S |
|
Religious activities |
S |
S |
|
Transportation and Utilities |
||
|
Accessory parking (5) |
P |
P |
|
Commercial parking |
P |
P |
|
Wireless facilities (6) |
A/P |
A/P |
|
Utility facility |
A |
C |
|
Local utility system |
P |
P |
|
Regional utility system |
A |
C |
|
Essential public facilities (7) |
A |
A |
|
Transit facilities (8) |
P |
P |
|
Highway and street right-of-way |
P |
P |
|
Retail |
||
|
Eating and drinking establishments (9) |
P |
P |
|
Health care-related retail (i.e., pharmacy, crutches, etc.) |
P |
P |
|
Miscellaneous retail trade: drug stores, gift stores, bookstores, news stands, florist, jewelry, clothing, photo supplies, video sales/rental and other retail ancillary to a hospital |
S |
P |
P = Permitted
A = Administrative Conditional Use
S = Subordinate Use
-- = Not Permitted
Footnotes:
(1) See LUC 20.10.390 and 20.50.034 for definition of Medical Institution District Hospital Center Development Area (DA1).
(2) See LUC 20.10.390 and 20.50.034 for definition of Medical Institution District Medical Office Perimeter Development Area (DA2).
(3) See LUC 20.50.010 for definition of ambulatory health care center.
(4) Medical helicopter landing pad: must be located within 200 feet of the right-of-way of I-405. Permitted only for emergency patient-related helicopter landings. Only one helicopter landing pad is permitted within the Medical Institution District. There may not be refueling tanks, refueling services, storage of helicopters, or any other storage-related activities. The helicopter landing pad must meet Federal Aviation Administration (FAA) requirements and applicable licenses. The helicopter landing pad must also meet City of Bellevue Fire Code requirements and any other applicable City codes and standards. LUC 20.20.450 does not apply within the Medical Institution District.
(5) Accessory parking is permitted to serve only the uses located within the Medical Institution District pursuant to an approved Master Development Permit and requires approval through the review process required for the primary land use which it serves.
(6) Wireless facilities must meet the requirements of LUC 20.20.195. Prior Administrative Conditional Use approval is required for freestanding monopole facilities and wireless facilities integrated on existing parking lot light poles and/or adjacent street poles (within the right-of-way) to the campus. Building-mounted wireless facilities are permitted outright. Any ground-mounted equipment must be adequately screened per LUC 20.20.195.
(7) Refer to LUC 20.20.350 for general requirements applicable to essential public facilities.
(8) Transit facilities includes transit stops and high-capacity transit stops.
(9) Eating and drinking establishments are not permitted to include liquor sales within the Medical Institution District. (Ord. 5587, 3-7-05, § 2)
20.25J.030 Dimensional requirements.
|
Medical Institution (MI) District Development Area |
Minimum Setback (1)(2) |
Max Bldg. Floor Area per Floor Above 40' Stepback |
Max Lot Coverage District-Wide (5) |
Building Height (8) |
Separation Between Towers Above 40' Stepback |
Floor Area Ratio (FAR) |
|||
|
I-405 Access Ramps/NE 8th Street |
NE 10th Street |
116th Ave NE/NE 12th Street |
I-405 |
||||||
|
Hospital Center (DA1) |
30' |
0' (3) |
0' |
50' (7) |
N/A |
75% |
75' 100' (9) 200' (10) |
N/A |
N/A |
|
Medical Office Perimeter (DA2) |
N/A |
30' |
0' (4)(6)(8) |
N/A |
24,000 |
75% |
60' 140' (11) |
40' (11) |
N/A |
Footnotes:
(1) Minimum setbacks are subject to required landscape development. Refer to LUC 20.25J.060.
(2) Measured from the property line where the Medical Institution District abuts I-405 or the access ramps to I-405. Measured from inside edge of the required sidewalks on 116th Ave. NE, NE 8th Street and NE 12th Street. If existing utilities that cannot be reasonably relocated require the planting of street trees on the property side of the sidewalk as provided for in LUC 20.25J.070A.2.b, four feet is added to the required setback.
(3) Reciprocal maintenance agreements will be required between the City and the property owner of any structure abutting NE 10th Street.
(4) No parking or vehicle access lane is permitted between the required sidewalks on 116th Ave. NE and NE 12th Street and pedestrian entrances and building frontages located in the Medical Office Perimeter Development Area.
(5) Exceptions to Lot Coverage.
a. Underground buildings as defined in LUC 20.50.050 are not structures for the purpose of calculating lot coverage.
b. Buildings constructed partially below grade and not higher than 30 inches above average finished grade are not structures for the purpose of calculating lot coverage; provided, that the rooftop of the building shall be landscaped consistent with the planting requirements for the specific use that is proposed for the building roof area and for the Medical Institution District, or shall be development with pedestrian improvements, such as plazas and walkways, as approved by the Director through the Design Review process, Part 20.30F LUC.
(6) Buildings or portions of buildings that provide a setback of less than 20 feet are required to meet the streetscape design requirements and Urban Frontage Design Guidelines of this Part 20.25J LUC. A minimum setback of 20 feet with required landscape development may be approved by the Director in lieu of required streetscape design and urban frontage.
(7) If the Medical Institution District property line is modified as a result of expansion associated with widening of I-405 and/or associated access ramps, the setback from I-405 and I-405 access ramps will continue to be measured from the property line established as of the effective date of the Master Development Plan that predated the freeway widening. Development complying with this footnote is conforming as to the I-405 setback and is not subject to the nonconforming provisions of LUC 20.20.560.
(8) Stepback. A building facade facing 116th Ave. NE or NE 12th Street must incorporate a 10-foot-deep stepback in all floors located 40 feet above 116th Ave. NE or NE 12th Street as measured from the average finished grade of the regulated facade. The Director of the Department of Planning and Community Development may allow modifications to the stepback required above 40 feet if the applicant can demonstrate that the resulting design will be more consistent with the design review guidelines of LUC 20.25J.080.
(9) The maximum building height of an ambulatory health care center is 100 feet.
(10) The maximum building height of a hospital is 200 feet.
(11) The maximum building height of a medical office building is 140 feet. A single building is considered a medical office building if more than 75 percent of the gross floor area is devoted to medical clinics and medical-related administrative offices (refer to LUC 20.25J.020). (Ord. 5587, 3-7-05, § 2)
20.25J.040 Development intensity.
A. Hospital Beds and Maximum Square Footage. The total number of hospital beds permitted in the Medical Institution District is limited to 400. These beds and ancillary uses that support the 400 beds must be accommodated within hospital structure(s) that do not exceed 1,000,000 gross square feet. Modification to this provision can only be processed through an amendment to the Land Use Code.
B. Non-Hospital Medical Institution District Square Footage. The total gross square feet associated with non-hospital Medical Institution District uses may not exceed 1,000,000 gross square feet. Refer to the permitted uses chart in LUC 20.25J.020.
C. The limitation on development intensity may be exceeded on a temporary basis to accommodate development phasing and tenant relocation identified in a Phasing Plan approved through the Master Development Plan. (Ord. 5587, 3-7-05, § 2)
20.25J.050 Parking, transportation management and commute trip reduction requirements.
A. Parking.
1. The provisions of LUC 20.20.590, except as they conflict with this section, apply to development in the Medical Institution District.
2. Performance Standards for Parking Structures. The Director of Planning and Community Development may approve a proposal for a parking structure through the Design Review process of LUC 20.25J.015.B. The Director of Planning and Community Development may approve the parking structure only if:
a. Driveway openings from public rights-of-way are limited and the number of access lanes in each opening are minimized.
b. The structure exhibits a horizontal, rather than sloping, building line, as viewed from 116th Ave. NE and NE 12th Street.
c. The dimension of the parking structure abutting pedestrian areas is minimized. If parking structure abutting pedestrian areas is necessary for functional reasons, mitigation shall be provided through the addition of planting, modulation, materials variation, artwork or other features that would cover at least 50 percent of the parking structure facade area unless a smaller coverage area is approved through a Master Development Plan approval.
d. The parking structure complies with the requirements of the Design Review Guidelines of LUC 20.25J.080.
e. A wall or other screening of sufficient height to screen parked vehicles from views from adjoining rights-of-way and which exhibits a visually pleasing character is provided at all above-ground levels of the structure.
f. Safe pedestrian connection between the parking structure and the principal use exists.
g. Loading areas are provided for vanpools/carpools.
h. Vehicle height clearances for structured parking must be at least seven and one-half feet for the entry level to accommodate vanpool parking.
i. For all uses, no more than 25 percent of the required parking spaces may be designed and constructed in accordance with the dimensions for compact stalls provided in LUC 20.20.590.K.12.
B. Transportation Management Program.
The requirements of BCC 14.60.070 (Transportation Management Program) must be met as part of the Master Development Plan. An alternative TMP may be required by the City and/or proposed by the applicant, whereby a performance standard is designated and program features to attain this performance standard are established. Such program features may include special site design features, annual promotion events, contracted parking enforcement, shuttle services, financial incentives to employees, and a guaranteed ride home program.
C. Commute Trip Reduction.
The requirements of Chapter 14.40 BCC must be met as part of the Master Development Plan. (Ord. 5587, 3-7-05, § 2)
20.25J.060 Landscape requirements.
A. The provisions of LUC 20.20.520, except as they conflict with this section, apply to development within the Medical Institution Land Use District. The following landscaping provisions are required:
|
Street Frontage |
Landscaping Requirement (1) |
|
I-405 Access Ramps (2) |
Vertical landscape features, terraced planters or a combination of these features must be proposed and approved through the Design Review process to mitigate the mass of building wall adjacent to the access ramps. |
|
I-405 Right-of-Way (2) |
20' wide Type II, using minimum 3" caliper deciduous and minimum 10' high coniferous. |
|
NE 8th Street |
Gateway location and conceptual design approval required through the Master Development Plan review process. Gateway design detail approval required through the Design Review process. |
|
NE 10th Street east of East Campus Drive |
Gateway location and conceptual design approval required through the Master Development Plan review process. Gateway design detail approval required through the Design Review process. |
|
NE 10th Street west of East Campus Drive |
Corridor design approval through Transportation Department Corridor Design Planning Study. |
|
NE 12th Street |
20' wide Type II, using minimum 3" caliper deciduous and minimum 10' high coniferous. (3)(4) |
|
116th Ave. NE |
20' wide Type II, using minimum 3" caliper deciduous and minimum 10' high coniferous. (3)(4) |
Footnotes:
(1) The tree retention provisions of LUC 20.20.520.E do not apply in the Medical Institution District.
(2) Required landscaping displaced as a result of expansion associated with widening of I-405 and/or associated access ramps is not subject to the nonconforming provisions of LUC 20.20.560.
(3) Street frontage landscaping will be reviewed through the Design Review process described in 20.25J.015.B and is required only if a minimum 20-foot setback is provided in lieu of streetscape design requirements (LUC 20.25J.070) and Street Frontage Design Guidelines (LUC 20.25J.080.D).
(4) Street frontage landscaping in vicinity of required gateways will be reviewed through the Design Review process described in LUC 20.25J.015.B and must comply with the streetscape design requirements (LUC 20.25J.070) and Street Frontage Design Guidelines (LUC 20.25J.080.D).
B. The Director of the Department of Planning and Community Development may approve alternative landscaping requirements in accordance with the criteria in LUC 20.20.520.J. (Ord. 5587, 3-7-05, § 2)
20.25J.070 Streetscape design requirements.
A. Sidewalks.
1. Minimum Width. The minimum width of sidewalks located on NE 8th Street, NE 12th Street, 116th Avenue NE and NE 10th Street east of East Campus Drive is eight feet plus four feet in which street plantings are to be installed plus six inches of curb along any street.
2. Street Trees and Plantings.
a. The property owner shall install street trees and plantings, in addition to any landscaping required by LUC 20.25J.060. Appopriate tree species will be determined through the Master Development Plan process.
b. The area in which street plantings are installed must be located between the street and the sidewalk unless precluded by existing utilities which cannot reasonably be relocated. Required street trees together with shrubbery, groundcover and other approved plantings must be placed in a planter strip along the length of the frontage. The planter strip must be at least four feet wide unless a smaller strip is approved by the Director. Vegetation included in the planter strip shall be urban in character, shall be compatible with other plantings within the property and along the same street, and shall reflect the character of the area in which they are planted.
c. Street trees, at least three inches in caliper or as approved by the Director, must be planted at least three feet from the street curb, and a maximum of 25 feet on center, unless upon request of the applicant minor modification of this requirement is approved by the Director, and conforms to the sight distance requirements of BCC 14.60.240. A street tree planting area may also include decorative paving and other plant materials except turf.
d. Street trees and plantings shall be irrigated.
3. Corridor Design Planning Study. Sidewalk width and street planting requirements for the segment of NE 10th Street located west of East Campus Drive will be determined through a Corridor Planning Study prepared by the Bellevue Transportation Department.
B. Gateways.
1. Number and Location. Three gateways are required for the Medical Institution District: on 116th Avenue NE at NE 8th Street, NE 10th Street and NE 12th Street. The gateways must be visually and physically accessible from the abutting sidewalk and located at or near grade.
2. Purpose. The gateways on 116th Avenue NE and NE 8th Street and NE 12th Street identify the entry into the district. The gateway on 116th Avenue NE at NE 10th Street identifies the entrance to hospital and ambulatory health care uses that have a presence in the Medical Institution District. All gateways should serve as a focal point and visual landmark.
3. Gateway location, conceptual design and installation phasing will be approved through the Master Development Plan process. Gateway design details will be approved through the Design Review process (refer to LUC 20.25J.080.B for applicable Design Guidelines).
C. Pedestrian Bridges.
1. Where Permitted. Pedestrian bridges over the public right-of-way may be allowed at the following locations:
a. One on 116th Avenue NE between NE 10th Street and 12th Street;
b. One on 116th Avenue NE between NE 8th Street and 10th Street;
c. One on NE 10th Street between 116th Avenue NE and I-405.
2. Location and Design Plan. The City Council shall review any Medical Institution District Pedestrian Bridge Location and Design Plan, and may amend any approved Medical Institution District Pedestrian Bridge Location and Design Plan, using the City Council Design Review process, LUC 20.30F.116.
a. Prior to issuance of any permits for a proposed Medical Institution District pedestrian bridge, a Medical Institution District Pedestrian Bridge Location and Design Plan must be submitted to and approved by the City Council.
b. A Medical Institution District Pedestrian Bridge Location and Design Plan shall identify the location of the Medical Institution District pedestrian bridge, include a finding by the Council that the proposal satisfies the public benefit test set forth in paragraph C.3 of this section, be consistent with the development standards of paragraphs C.4 and C.5 of this section, and be consistent with the Comprehensive Plan.
c. The Director shall ensure that the approved Medical Institution District pedestrian bridge is constructed consistent with the Design Plan. Modification to the location of the Medical Institution District pedestrian bridge or to the articulated public benefits requires approval by the City Council pursuant to this section. Modifications to the design of the crossing that do not modify the location or public benefits and that are consistent with the intent of the Design Plan may be approved by the Director through the process set forth in Part 20.30F LUC.
d. The property owners shall record the approved Design Plan with the King County Division of Records and Elections and the Bellevue City Clerk.
3. Public Benefit Process and Criteria. The Council may approve or approve with modifications a proposed Medical Institution District pedestrian bridge if it finds that the bridge provides a public benefit. For the purposes of this section, a Medical Institution District pedestrian bridge shall be determined to provide a public benefit when it meets all of the following criteria:
a. The bridge improves pedestrian mobility;
b. The bridge provides a safe crossing alternative to the at-grade street crosswalks;
c. The bridge will increase the number of people able to cross from one side of the street to another at any one time;
d. The bridge improves circulation for employees and/or users of the hospital campus; and
e. The bridge functions as part of the public street system, except, if the bridge is used for the transport of patients between hospital buildings or between a hospital building and an ambulatory health care center, the bridge is not required to function as part of the public street system.
4. Development Standards for All Pedestrian Bridges (Including Those Utilized for the Transport of Patients). Each proposed pedestrian bridge must be developed in compliance with the following standards:
a. The bridge provides a graceful connection between buildings on each side of the street. The bridge may be unenclosed; however, if the bridge is fully enclosed or partially enclosed, the applicant shall demonstrate that it is necessary for weather protection and that 80 percent of the linear feet of the bridge has windows for visual access for bridge users to the streetscape below;
b. The bridge may not diverge from a perpendicular angle to the right-of-way by more than 30 degrees;
c. The interior width of the bridge, measured from inside face to inside face, shall be no less than 10 feet and no more than 14 feet unless functional need is demonstrated, other applicable decision criteria are met and departure from the width standard is approved through the Master Development Plan review process;
d. The bridge shall be located at an upper building level, with a minimum clearance of 16 feet above the grade of the public right-of-way and a maximum clearance of 30 feet from the sidewalk grade unless functional need is demonstrated, other applicable decision criteria are met and departure from the clearance standard is approved through the Master Development Plan review process; and
e. Impacts on the function of City infrastructure, including but not limited to utilities, lighting, traffic signals, etc., shall be avoided or mitigated. Lighting shall be consistent with public safety standards.
5. Development standards for pedestrian bridges that are not utilized for the transport of patients between hospital buildings or between a hospital and an ambulatory health care center must be developed in compliance with the following standards in addition to the standards in subsection C.4 of this section:
a. The bridge must be open during hours when the adjoining buildings are open to the public. Signs shall be posted in clear view stating the hours that the pedestrian bridge is open to the public.
b. Vertical circulation elements must be designed to indicate the bridge is a clear path for crossing the public right-of-way.
c. Directional signage shall identify circulation routes for all users. Signage on the exterior of the bridge, or on the interior of the bridge that is visible from a public sidewalk or street, is not permitted.
d. Public Access – Legal Agreement.
i. Owners of property that is used for pedestrian bridge circulation and access between the bridge and public sidewalk shall execute a legal agreement providing that such property is subject to a nonexclusive right of pedestrian use and access by the public during hours of bridge operation.
ii. The agreement shall provide that the public right for pedestrian use shall be enforceable by the City of Bellevue, and the City shall have full rights of access for the pedestrian bridge and associated circulation routes for purposes of enforcing the rights of the public under this agreement.
iii. Owners of property subject to this legal agreement will maintain the pedestrian access route and may adopt reasonable rules and regulations for the use of this space; provided, that the rules and regulations are not in conflict with the right of pedestrian use and access and consistent with this section.
iv. The agreement shall be recorded with the King County Division of Records and Elections and the Bellevue City Clerk. (Ord. 5587, 3-7-05, § 2)
20.25J.080 Design review guidelines.
In addition to the decision criteria in LUC 20.30F.145, the following criteria apply:
A. General Guidelines.
Each structure and all proposed site development must comply with the approved Master Development Plan. If the application for Design Review contains elements inconsistent with the approved Master Development Plan, the Director may not approve the Design Review until the Master Development Plan is amended to include those elements.
B. Site Design Guidelines.
1. Develop site improvements and amenities consistent with the phasing approved in the Master Development Plan;
2. Provide visual and functional connections between uses within the District by incorporating areas of vegetation, outdoor spaces and pedestrian connections;
3. Provide outdoor spaces to promote visually pleasing, safe and healing/calming environments for workers, patients and visitors. Solar access to and from the open space areas should be considered and maximized to the extent feasible;
4. Enhance the buildings and site with landscaping which includes living plant material as well as special pavements, trellises, screen wall planters, water, rock features and site furniture;
5. Convey an image of public use and identify each major medical institution within the Medical Institution District as a prominent landmark in the community through the location and configuration of major structures, gateways and landscaping;
6. Functionally relate the structures and site layout, including landscaping, gateways, internal circulation patterns, pedestrian connections, plazas and seating areas and provide physical connections to adjacent site development;
7. Locate vehicle entry points in safe, obvious and convenient locations to promote simple way-finding for new visitors;
8. Provide obvious and inviting pedestrian routes. Design connections to form logical routes from origins to destinations. Use trees and landscaping to provide definition and enclosure for pedestrian connections;
9. Coordinate vehicular and pedestrian access which minimizes interaction and avoids creation of unsafe crossings. Maximize the separation of vehicular traffic from pedestrian areas by means of level changes, space and distance or landscaping;
10. Locate vehicle drop-off areas in close proximity to building entries;
11. Gateways and Outdoor Spaces Interior to the Site.
a. Design and locate outdoor spaces and gateways as part of a comprehensive system of spaces in the Medical Institution District;
b. Design outdoor spaces to be handicapped accessible;
c. Design outdoor spaces and gateways to include landscape features, seasonal color planting areas, sculptures and/or water features;
d. In designing outdoor spaces and gateways, consider the following:
i. Orientation. Orient to sunlight to the maximum extent feasible and provide good physical and visual access to the sidewalk or walkway, so that the space is perceived as an extension of the sidewalk.
ii. Dimensions. Size is adequate for seating, planting, etc., but not so large as to appear barren and uninviting.
iii. Seating. Provide seating at comfortable height and depth, and appropriate arrangement appropriate for both single and group users.
iv. Pavement. Use nonglare, nonslip, and safe surface materials.
v. Trees and Planting. Consider provision for shade and sun. Use to create space and define human scale. Provide protection from wind.
vi. Amenities. Use pedestrian-scaled lighting, fountains or other water features, litter receptacles and sheltered waiting areas.
vii. Physical Access. Ensure ready physical as well as visual access with special attention to elevational difference.
viii. Enclosure. Use landscaping or structure to provide a sense of enclosure, while ensuring visual access for safety.
C. Building Design Guidelines.
1. Each structure must promote quality design and enhance the coordination of development within the Master Development Plan. Materials, finishes, and details should be superior in quality;
2. Design roof forms and building massing that create a visual identity for the institution through interesting and unique shapes. In the Medical Office Perimeter Development Area, buildings above 75 feet should provide a distinctive identity and sculptural effect on the campus skyline by shaping the upper floors through stepbacks and by utilizing distinctive and integrated rooftop appurtenances;
3. Ensure that vegetation, unique architectural forms and materials are the predominant image from the freeway by giving special attention to the structures facing freeway corridors;
4. Avoid blank facades on buildings facing I-405 and associated access ramps. Generally, a blank facade would consist of predominantly windowless areas. If such facades are necessary for functional reasons, they should be mitigated by the addition of planting, modulation, materials variation, artwork or other features;
5. Minimize the visual impacts of parking by integrating parking facilities into the site and with surrounding development;
6. Locate service areas for trash dumpsters, loading docks and mechanical equipment away from public rights-of-way where possible. Screen views of those elements if they cannot be located away from public frontages; and
7. Incorporate weather protection and pedestrian amenities for transit facilities.
D. Street Frontage Design Guidelines Applicable to Medical Office Perimeter Development Area Sidewalks.
1. Avoid blank facades on buildings located on the perimeter of the Medical Institution District or on buildings that are highly visible from public rights-of-way. Generally, a blank facade would consist of a windowless area that is larger than 1,000 square feet. If such facades are necessary for functional reasons, mitigation shall be provided through addition of planting, modulation, materials variation, artwork or other features that would cover at least 50 percent of the blank facade area unless a smaller coverage area is permitted through a Master Development Plan approval;
2. Provide ground floor building elements that are accessible and comfortable to pedestrians through use of human-scale design elements, such as recessed entries, entrance canopies, planters, benches, variations in paving materials and lighting features;
3. Provide weather protection through use of sheltered walkways or sidewalks, canopies, multiple building entrances, lobbies and entries of sufficient size and accessibility; and
4. Design entries to be clearly identifiable from the public rights-of-way adjacent to the Medical Institution District. (Ord. 5587, 3-7-05, § 2)