Article VII — M-T Zone-M-T Industrial and Transit-Area Zone

The purpose of the M-T zone is to allow commercial and industrial uses to continue to operate near light rail stations in areas that were historically zoned for commercial and industrial uses, while simultaneously encouraging the area to transition to a community that relies less on driving and more on walking, bicycling, and transit use. To this end, the M-T zone permits uses that increase transit ridership, such as high-density housing and job-intensive office and retail uses, and limits low-density auto-oriented uses. (Ord. 2020-0006 § 5)

A. Permitted uses. The following uses are permitted by right in the M-T zone, subject to the limitations specified:

B. Conditional uses. The following uses in the M-T zone require approval of a conditional use permit, subject to the conditions specified:

C. Accessory uses. The following uses are permitted in the M-T zone when accessory to a permitted or conditional use, subject to the limitations specified:

D. Prohibited uses. All uses not listed as permitted, accessory, or conditional uses are prohibited in the M-T zone. (Ord. 2026-0001 § 22; Ord. 2025-0007 § 18; Ord. 2024-0054 § 35; Ord. 2024-0017 § 42; Ord. 2021-0024 § 16; Ord. 2021-0023 § 37; Ord. 2020-0025 § 19; Ord. 2020-0021 § 39; Ord. 2020-0006 § 5)

• A. Height. The maximum height is 70 feet.

• B. Density. The minimum and maximum densities are established in the general plan.

• C. Lot coverage. There is no lot coverage requirement.

• D. Floor area ratios. The minimum and maximum floor area ratios are established in the general plan. (Ord. 20200006 § 5)

• A. Front-yard setback. There is no minimum front-yard setback.

• B. Street side-yard setback. There is no minimum street side-yard setback.

• C. Interior side-yard setback.

1. Unless paragraph 2 of this subsection applies, there is no minimum interior side-yard setback.

2. If the interior side-yard lot line abuts the side of an R- or OB-zoned lot and is not separated by an alley, the minimum side-yard setback is 5 feet.

• D. Rear-yard setback.

1. Unless paragraph 2 of this subsection applies, no minimum rear-yard setback is required.

2. If the rear lot line abuts the side of an R- or OB-zoned lot and is not separated by an alley, the minimum rearyard setback is 15 feet.

• E. Levee setback. A minimum 20-foot setback from the landside toe of any flood control levee is required for development less than 5 acres in size. A minimum 50-foot setback is required from the landside toe of any flood

control levee for development 5 acres or greater in size. No primary or accessory structures may encroach into the levee setback. (Ord. 2020-0006 § 5)

A. Pedestrian amenities. The following pedestrian amenities must be included in the site design of all new development:

1. Entries. The primary building entrance must be oriented to and visible from the street. Direct pedestrian connections must be provided from the street to the building entrance. Entries must incorporate overhangs, recessed openings, canopies, or other features to emphasize the entrance.17.220.740

2. Windows. New buildings must be designed with ground-floor street-facing facades that include transparent glass storefront windows or display windows that are equal to or greater in size than 50% of the product of the interior height of the ground floor and the width of the building's street frontage.

3. Pedestrian-oriented lighting must be provided along all street-facing facades and walkways with a minimum illumination of ¼ foot-candles from one-half hour before dusk to one-half hour after dawn.

B. Open Space. New nonresidential development greater than 10,000 gross square feet must provide open space at a ratio of one square foot for every 100 square feet of gross floor area. Open space must be

1. In the form of courtyards or plazas improved with trees, shrubs, living ground cover, decorative paving, seating, waste bins, and pedestrian-oriented lighting; and

2. Located on the same development site as the building it serves. (Ord. 2020-0006 § 5)

• A. For architectural design guidelines and exceptions to the height and area standards, see chapter 17.600.

• B. For parking requirements, see chapter 17.608.

• C. For landscaping and paving requirements, see chapter 17.612.

• D. For recycling and solid waste disposal regulations, see chapter 17.616.

• E. For wall, fence, and gate regulations, see chapter 17.620.

• F. For residential accessory structure and use regulations, see chapter 17.624.

• G. For sign standards and regulations, see chapter 15.148.

• H. For historic preservation program generally, see chapter 17.604. For preservation design review of development projects, see section 17.808.100 et seq. (Ord. 2020-0006 § 5)

A. General.

1. For development projects not located in a historic district and not involving a landmark, no tentative map, parcel map, or permit shall be approved or issued unless an application for site plan and design review of the proposed project is approved in accordance with chapter 17.808 or the project is exempt under section 17.808.160.

2. As used in this subsection A, "permit" means a building permit, a demolition permit, a sign permit, a grading permit, a paving permit, an encroachment permit, and a certificate of occupancy.

• B. Historic districts and landmarks.

1. For development projects located in a historic district or involving a landmark, no person shall commence construction or otherwise undertake a development project, and no tentative map, parcel map, or permit shall be

approved or issued unless an application for site plan and design review of the proposed project is approved in accordance with chapter 17.808 or the project is exempt under section 17.808.160.

2. As used in this subsection B, "permit" means a building permit, a demolition permit, a sewer or water connection or disconnection, a sign permit, a grading permit, a paving permit, an encroachment permit, and a certificate of occupancy. (Ord. 2020-0006 § 5)