Article VI — MRD Zone-Manufacturing, Research and

17.220.600 MRD zone-Purpose.¶

The purpose of the Manufacturing, Research and Development (MRD) zone is to accommodate innovative technology businesses and related support services, while allowing flexibility for transitional uses in areas where existing uses may be incompatible with planned development. The regulations of this zone are intended to achieve a high-quality, nuisance-free environment for manufacturing, assembly, research and development type land uses in accordance with the policies of the general plan, community plans, and any applicable development guidelines adopted for the area, and may be applied primarily to areas designated in the general plan for mixed uses, employment, or industrial uses. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

17.220.610 MRD zone-Permitted uses.¶

A. The following uses are permitted by right in the MRD zone, subject to the limitations specified:

Use	Limitations
1. Residential Uses
Residential care facility
2. Commercial and Institutional Uses
Assembly-cultural, religious, social	Subject to special use regulations in section 17.228.128
Athletic club; fitness studio
Cannabis testing	Subject to special use regulations in article IX of chapter 17.228
Childcare center	Subject to special use regulations in section 17.228.113
College campus
College extension
Commercial service
Communityclinic	Subject to special use regulations in section 17.228.118 .
Communitymarket	Subject to special use regulations in section 17.228.124

Hotel; motel	Permitted if the project does not involve the demolition or conversion of multi-unit dwellings that exist or are under construction
Library; archive
Museum
Nonresidential care facility
Office
Restaurant
Retail store	This use is limited to 40,000gross square feet; if use exceeds this limitation, a conditional usepermit is required
Veterinary clinic; veterinary hospital	Entire business to be conducted within a building and no outdoor boarding of animals is allowed; a conditional use permit is required if animals are boarded outside or entire business is not conducted within a building
Wholesale store	Permitted if use is located ¼ mile or greater from the center of a light rail station platform; a conditional use permit is required if use is located less than ¼ mile from the center of a light rail stationplatform
3. Industrial and Agricultural Uses
Aquaculture	Subject to special use regulations in section 17.228.810 et seq.
Community garden,private	Subject to special use regulations in section 17.228.810 et seq.
Laboratory, research
Manufacturing, service and repair
Marketgarden	Subject to special use regulations in section 17.228.810 et seq.
Solar energysystem, commercial(city property)	Allowed in this zone and exempt from theprovisions of this title
Warehouse; distribution center

B. Conditional uses. The following uses in the MRD zone require approval of a conditional use permit, subject to the limitations specified:

Use	Limitations	Approval Required by: Planning and Design Commission (PDC); Zoning Administrator (ZA); or City Council (CC)
1. Residential Uses
Dormitory	Subject to special use regulations in section 17.228.111	ZA
Dwelling, multi-unit	Subject to special use regulations in section 17.228.117	ZA
Low barrier navigation center		ZA
2. Commercial and Institutional Uses
Alcoholic beverage sales, off-premises consumption	Subject to special use regulations in section 17.228.108	PDC
Bar; nightclub		PDC
Drive-through restaurant	Permitted with a conditional usepermit if-	PDC
	1. Use is located greater than ¼ mile but less than or equal to ½ mile from the center of an existing orproposed light rail stationplatform, subject to special use regulations in section 17.228.127; or
	2. Use is located greater than ½ mile from the center of an existing or proposed light rail station platform.
	Subject to special use regulations in section 17.228.109
Equipment-rental, salesyard	Permitted with a conditional usepermit if-	PDC
	1. Use is located within ½ mile from the center of an existing or proposed light rail station platform, subject to special use regulations in section 17.228.127; or
	2. Use is located greater than ½ mile from the center of an existing or proposed light rail station platform.
Gas station	Gas stations capable of simultaneously fueling not more than 10 vehicles are permitted with a conditional usepermit if-	PDC
	1. Use is located greater than ¼ mile but less than or equal to ½ mile from the center of an existing orproposed light rail stationplatform, subject to special use regulations in section 17.228.127; or
	2. Use is locatedgreater than ½ mile from the center of an existingorproposed light rail station.
	Gas stations capable of simultaneously fueling more than 10 vehicles are permitted with a conditional usepermit if-
	1. Use is located greater than ¼ mile but less than or equal to ½ mile from the center of an existing or proposed light rail station platform and within 500 feet of a freeway right-of-way or roadway with six or more lanes, subject to special use regulations in section 17.228.127; or
	2. Use is located greater than ½ mile from the center of an existing or proposed light rail station platform and within 500 feet of a freewayright-of-wayor roadwaywith six or more lanes.
Hotel; motel	Allowed with a conditional use permit if the project involves the demolition or conversion of multi- unit dwellings that exist or are under construction	PDC
Kennel		ZA
Retail store	Permitted with a conditional use permit if use exceeds 40,000 gross square feet; permitted by right if use does not exceed 40,000gross square feet	PDC
School, vocational		ZA
Stand-alone parking facility	The zoning administrator may waive the development standards stated in sections 17.608.040 and 17.612.020	ZA
Veterinary clinic; veterinary hospital	Allowed with a conditional use permit if animals are boarded outside or entire business is not conducted within a building	ZA
Wholesale store	Permitted with a conditional use permit if use is located less than ¼ mile from the center of a light rail station platform; permitted by right if use is located ¼ mile or greater from the center of a light rail stationplatform	PDC
3. Industrial and Agricultural Uses
Antenna; telecommunications facility	Subject to special use regulations in section 17.228.300 et seq.	PDC
Cannabis production (excluding cannabis cultivation)	Subject to special use regulations in article IX of chapter 17.228 If use is located within ½ mile from the center of an existing or proposed light rail station platform, subject to special use regulations in section 17.228.127	ZA
High voltage transmission facility	Subject to special use regulations in section 17.228.500 et seq.	CC
Recyclingfacility	This use shall be located whollywithin a completelyenclosed building;
	Subject to special use regulations in section 17.228.400 et seq.	ZA/PDC
Solar energy system, commercial (non-city property)	Subject to special use regulations in section 17.228.123	ZA

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

Use

Limitations

Accessoryantenna
Child care, in-home(familydaycare home)
Common area
Dwellingunit, accessory	Subject to special use regulations in section 17.228.105
Dwellingunit,junior accessory	Subject to special use regulations in section 17.228.105
Familycare facility
Familydaycare facility
Home occupation	Subject to special use regulations in section 17.228.200 et seq.
Privategarden	Subject to special use regulations in section 17.228.810 et seq.
Urban beekeeping	Subject to section 9.44.330
Watchperson'squarters	The structure shall be limited to 1,000 square feet

D. Prohibited uses. All uses not listed as permitted, accessory, or conditional uses are prohibited in the MRD zone. (Ord. 2026-0010 § 15; Ord. 2026-0001 § 21; Ord. 2024-0054 § 34; Ord. 2024-0017 § 41; Ord. 2021-0023 § 36; Ord. 2020-0025 § 18; Ord. 2020-0021 § 38 Ord. 2020-0012 § 13; Ord. 2018-0055 § 13; Ord. 2017-0059 § 12; Ord. 2017-0056 § 12; Ord. 2017-0029 § 10; Ord. 2017-0028 § 11; Ord. 2016-0001 § 28; Ord. 2015-0005 § 37; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

17.220.620 MRD zone-Lot size, width, and depth.¶

A. Lot size. The minimum lot size is 10,000 square feet.
B. Lot width. The minimum lot width is 62 feet.

C. Lot depth. The minimum lot depth is 100 feet. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

17.220.625 MRD zone-Height and floor area ratios.¶

A. Height. The minimum height is 15 feet. The maximum height is 75 feet.

B. Floor area ratios. Minimum and maximum floor area ratios are established in the general plan. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

17.220.630 MRD zone-Setbacks.¶

A. Front setback. The minimum front yard setback is five feet and the maximum setback is 110 feet.
B. Street side-yard setback. The minimum street site yard setback is five feet and the maximum street side yard setback is 100 feet.
C. Interior side-yard setback. None.
D. Rear-yard setback.

Unless paragraph 2 of this subsection applies, there is no required minimum rear-yard setback.
If the rear-yard lot line is adjacent to an R- or OB-zoned lot and is not separated by an alley, the required min-imum rear-yard setback is 15 feet.

E. Landscaped parking setbacks. The following minimum landscaped setbacks shall be provided between parking lots and adjacent property lines.

Front: The minimum planter width is 25 feet.
Street side: The minimum planter width is 25 feet.
Interior side: The minimum planter width is 10 feet.
Rear: The minimum planter width is 10 feet.

F. Levee setback. A minimum 20-foot setback from the landside toe of any flood control levee is required for development less than five acres in size. A minimum 50-foot setback is required from the landside toe of any flood control levee for development five acres or greater in size. No primary or accessory structures may encroach into the levee setback. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

17.220.640 MRD zone-Special development standards.¶

A. Entrance. The primary building entrance shall be oriented to and visible from the street. Direct pedestrian connections shall be provided from the street to the building entrance. Entries shall incorporate overhangs, recessed openings, canopies, or other features to emphasize the entrance area. B. Windows required. To ensure public safety and visual connections to the street, windows shall be provided on the front and street side façades with views from active use areas such as offices, retail sales areas, classrooms, living rooms, dining rooms, bedrooms, and kitchens.

C. Uses enclosed by buildings. To avoid unsightly views and noise emissions, all uses, except outdoor storage and loading areas, shall be located entirely within an enclosed building. Roll-up doors, service entrances, and similar building openings should preferably be located along interior side or rear façades or shall be screened from public streets and adjacent residential uses by a solid masonry wall and landscaping.
D. Equipment screening.

All ground-mounted mechanical equipment shall be completely screened from view from adjacent streets and lots by a masonry wall, fence or landscaping.
All roof-mounted mechanical equipment shall be completely screened from view from adjacent streets and lots by a parapet or equipment screen designed to match the colors and materials of the building.

E. Signs in the MRD zone shall be subject to the following regulations: 1. For each occupancy, 1 attached sign is permitted. The total area for all such signs shall not exceed 3 square feet of sign area for each front foot of building occupancy. Such signs shall be placed flat against the building, on an architectural projection, or attached to the underside thereof.

One detached sign is permitted for each driveway not exceeding 48 square feet in area. All detached signs shall be monument type signs. All detached signs shall be located 10 feet from any property line and five feet from any driveway in order to provide a clear vision area. The height of the monument sign shall not exceed 6 feet. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

17.220.650 MRD zone-Generally applicable development standards.¶

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. 2013-0020 § 1; Ord. 20130007 § 1)

17.220.660 MRD zone-Site plan and design review.¶

A. General.

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.
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.

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.
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. 2017-0061 § 60; Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)