A. Allowed uses. Except as provided below, the uses allowed in the H zone outside the Railyards SPD are allowed in the H zone inside the Railyards SPD. The following additional uses are allowed in the H zone inside the Railyards SPD:
1. Major medical facility. A major medical facility and the ancillary uses identified in subsection A.1.a., below, are allowed in the H zone, subject to the following development and operational standards:
a. The major medical facility and ancillary uses may not exceed:
i. 658,000 square feet of hospital (420 in-patient bed maximum);
ii. 510,000 square feet of medical clinic or office building;
iii. 60,000 square feet of central utilities building;
iv. 3,000 total parking stalls in no more than two parking structures, provided that neither parking structure may contain more than 1,500 stalls; and
v. 200 permanent surface parking stalls.
b. The owner or operator of the major medical facility shall:
i. Post in a conspicuous location a sign that includes the name and 24-hour phone number of the person to contact in the event of an emergency involving the facility;
ii. Provide and operate a video surveillance system;
iii. Maintain onsite security during business hours and cooperate with the police department on security enforcement matters;
iv. Take reasonable measures to control the conduct of patients and other invitees;
v. Provide evidence satisfactory to the city manager's designee that the owner or operator has adopted and implemented a patient discharge and aftercare policy for the major medical facility that complies with applicable federal and state laws and regulations; and
vi. Leave unlocked during business hours any perimeter fence that fully-encloses the major medical facility, except that a fence that fully-encloses the central utilities building may be locked at any time.
c. Any material modification of the conditions described in subsection A.1.b. requires a conditional use permit.
d. All improvements related to the major medical facility and the ancillary uses are subject to commission-level site plan and design review under chapter 17.808.
2. Nonresidential care facility. A nonresidential care facility is allowed if the owner or operator:
a. Posts in a conspicuous location a sign that includes the name and 24-hour phone number of the person to contact in the event of an emergency involving the facility; and
b. Provides and operates a video surveillance system.
3. Produce stand;
4. Outdoor market;
5. Athletic club; fitness studio;
6. Commercial service;
7. Restaurant;
8. Retail store not exceeding 6,400 square feet; and
9. Residential care facility located on lots that front 5th Street. A residential care facility is allowed on a lot that fronts 5th Street if the owner or operator of the residential care facility:
a. Provides in a conspicuous location a sign that includes the name and 24-hour phone number of the person to contact in the event of an emergency involving the facility; and
b. Provides and operates a video surveillance system.
B. Conditional uses.
1. Except as provided in subsection B.2., if this title requires the approval of a conditional use permit or other discretionary permit, or imposes other restrictions or requirements on the establishment of a particular use in the H zone outside of the Railyards SPD, approval of the same discretionary permit and compliance with the same restrictions or requirements are required for the use in the H zone inside the Railyards SPD.
2. The following additional uses require approval of a conditional use permit in the H zone inside the Railyards SPD:
a. Major medical facility and ancillary uses that exceed the development standards in subsection A.1.a.;
b. Hotel; motel;
c. Dwelling, multi-unit;
d. School, vocational;
e. Retail store exceeding 6,400 square feet; and
f. Residential care facilities on lots that do not front 5th Street.
C. Development standards. The development standards applicable to development in the H zone outside the Rail-yards SPD are applicable to development in the H zone inside the Railyards SPD, except as follows:
1. Residential density. The maximum density is 450 dwelling units per net acre.
2. Floor area ratio. The minimum and maximum FAR requirements for nonresidential and mixed use development are established in the general plan.
3. Height. There is no maximum height limit.
4. Street wall height. The maximum street wall height in the H zone is:
a. 85 feet along Railyards Boulevard.
b. 125 feet along Bercut Drive.
c. 125 feet along South Park Street from Bercut Drive to Hopkins Walk.
d. 65 feet along 5th Street.
e. 65 feet along South Park Street from Hopkins Walk to 5th Street.
5. Setbacks. One hundred percent of the building frontage is allowed along the build-to line.
6. Entrances. All vehicular ingress from, and egress to, Railyards Boulevard must be at signalized intersections.
7. Parking. A maximum of three parking stalls per in-patient hospital bed and three and one-half parking stalls per 1,000 square feet of medical clinic or office building is allowed. (Ord. 2016-0045 § 2)