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

17.220.700 M-T zone-Purpose.¶

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)

17.220.710 M-T zone-Permitted uses.¶

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

Use	Limitations
1. Residential Uses
Dormitory	Subject to special use regulations in section 17.228.111
Dwelling, multi-unit	Subject to special use regulations in section 17.228.117
Low barrier navigation center
Residential care facility
Residential hotel	Subject to special use regulations in section 17.228.112
Temporaryresidential shelter(100 or fewer individuals)	Subject to special use regulations in section 17.228.600 et seq.
2. Commercial and Institutional Uses
Adult entertainment business	Subject to special use regulations in section 17.228.102
Amusement center, indoor
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 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
Laundromat, self-service
Library; archive
Museum
Non-profit organization, foodpreparation for off-site consumption	Entire business, includingstorage and display, must be conducted within a building
Non-profit organization, food storage and distribution	Entire business, includingstorage and display, must be conducted within a building
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
School-dance, music, art, martial arts
School, vocational
Theater
Transit vehicle-service, repair, storage
Veterinaryclinic; veterinaryhospital	Entire business to be conducted within a building, and no outdoor boardingof animals is allowed.
Wholesale store
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.
Contractor storageyard
Laboratory, research
Manufacturing, service, and repair
Marketgarden	Subject to special use regulations in section 17.228.810 et seq.
Passenger terminal
Railroad ROW	Maybe used for railroad tracks or spur tracks;
	Loading and unloading platforms or structures may be located on a railroad right-of-way only if: (i) the abutting property is located within a C-4 or M zone, and (ii) no residential zoning is within 300 feet of said facility on the same side of the right-of-way
Solar energysystem, commercial(city property)	Allowed in this zone and exempt from theprovisions of this title
Terminalyard, trucking
Tractor or heavytruck sales, storage, rental
Tractor or heavytruck service, repair
Warehouse; distribution center

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

Use	Limitations	Approval Required by: Planning and Design Commission (PDC); Zoning Administrator (ZA); or City Council (CC)
1. Residential Uses
Mobilehome park	Subject to special use regulations in section 17.228.115	PDC

Temporary residential shelter (more than 100 individuals)	Subject to special use regulations in section 17.228.600 et seq.	ZA
2. Commercial and Institutional Uses
Adult-related establishment	Subject to special use regulations in section 17.228.103	PDC
Alcoholic beverage sales, off-premises consumption	Subject to special use regulations in section 17.228.108	PDC
Bar; nightclub	Subject to special use regulations in section 17.228.108	PDC
Cannabis dispensary	Subject to special use regulations in article IX of chapter 17.228	ZA/PDC
College campus		PDC
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
Non-profit organization, meal service facility		PDC
Outdoor market	In granting a conditional use permit, the zoning administrator may consider the traffic, safety of vehicular and non-vehicular access, adequacy of bicycle parking, noise, hours of operation, and anyapplicable development standards related to theproposed outdoor market	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, K-12		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 manufacturingusingvolatile solvents)	Subject to special use regulations in article IX of chapter 17.228	ZA
Heliport; helistop	Subject to special use regulations in section 17.228.114	PDC
Public utility yard		PDC
Recyclingfacility	Subject to special use regulations in section 17.228.400 et seq.	ZA/PDC

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:

Use	Limitations
Accessoryantenna
Childcare, 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.
Recyclingfacility, convenience	Subject to special use regulations in section 17.228.400 et seq.
Tastingroom, on-site	Limited to on-site consumption and off-site sales of malt beverages or wineproduced on thepremises
Urban beekeeping	Subject to section 9.44.330
Watchperson'squarters	The structure is limited to 1,000 square feet

D. Prohibited uses. All uses not listed as permitted, accessory, or conditional uses are prohibited in the M-T zone. (Ord. 2026-0010 § 16; 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)

17.220.720 M-T zone-Height, density, lot coverage, and floor area ratios.¶

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. 2020-0006 § 5)

17.220.730 M-T zone-Setbacks.¶

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.

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

Unless paragraph 2 of this subsection applies, no minimum rear-yard setback is required.
If the rear lot line abuts the side of an R- or OB-zoned lot and is not separated by an alley, the minimum rear-yard 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)

17.220.740 M-T zone-Special development standards for new development.¶

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

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
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.
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

In the form of courtyards or plazas improved with trees, shrubs, living ground cover, decorative paving, seating, waste bins, and pedestrian-oriented lighting; and
Located on the same development site as the building it serves. (Ord. 2020-0006 § 5)

17.220.750 M-T 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. 2020-0006 § 5)

17.220.760 M-T 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. 2020-0006 § 5)