The Research and Development ("R & D") District is designed to create and maintain sites for a limited group of research and development uses.

A.

The intent of said District is to establish a high standard of development which emphasizes quality design in a campus environment. Uses within the Research and Development District shall be technology-oriented and compatible with adjoining uses;

B.

A campus design shall be generally defined as one which utilizes a superior landscape plan, considers pedestrian orientation within the project, and physical amenities such as paths, trails, and quality architectural design;

(Ord. No. 1458, § IV, 5-15-2024)

The following uses shall be permitted:

A.

Professional and administrative offices;

B.

Research laboratories;

C.

Manufacturing, assembly, and packaging of electric and electronic instruments and devices;

D.

Testing laboratory—cannabis; subject to Chapter 5.29, Commercial Cannabis.

E.

Facilities used for the research or development of high technology products or applications.

F.

Advanced manufacturing;

G.

Life sciences and biotechnology;

H.

Accessory facilities and activities customarily associated with or essential to permitted uses.

(Ord. No. 1458, § IV, 5-15-2024)

The following conditional uses shall be permitted upon the granting of a use permit, in accord with the provisions of Chapter 22.40:

A.

Limited commercial facilities which are incidental to and primarily serve R & D, such as restaurants copying services, and business supplies, provided the Planning Commission or Zoning Administrator finds the proposed use will:

1.

Be oriented to, incidental to, and serve, an R & D development;

2.

Be a use not able to be located (or already found) on nearby existing commercially-zoned property;

B.

Private clubs, lounges, or lodges;

C.

Other manufacturing, assembly, and packaging uses;

D.

Public and private schools, colleges, and related facilities;

E.

Physical fitness facilities;

F.

Other similar uses as determined by the Planning Commission, Zoning Administrator, Community and Economic Development Director, Planning Manager, or designee.

(Ord. No. 1458, § IV, 5-15-2024)

The following site development regulations shall apply in the R & D district:

A.

Site Area. Minimum site area shall be one acre;

B.

Site Width. Minimum site width shall be 100 feet;

C.

Site Depth. Minimum site depth shall be 150 feet;

D.

Front Yard. Minimum front yard shall be ten feet (reduced to five feet with development incentive pursuant to Chapter 22.81);

E.

Side and Rear Yards. The minimum side yard shall be zero feet. The minimum rear yard shall be zero feet. Where the lot has its side or rear yard adjacent to any residential district, the side yard shall be ten feet and the rear yard shall be 25 feet, and a solid masonry wall or board fence six feet in height shall be located on the property line. Additionally, five feet adjoining the property line shall be landscaped with plant materials and permanently maintained by the property owner(s);

F.

Height of Buildings. A structure shall not exceed a height of 50 feet (increased to 60 feet with development incentive pursuant to Chapter 22.81). Taller structures may be permitted if, upon submission of an application, an exception is granted pursuant to Chapter 22.45.

G.

Floor Area Ratio. The maximum floor area ratio in the PA district shall be 2.0 (increased to 2.5 with development incentive pursuant to Chapter 22.81).

H.

Landscaping. Landscaping shall be considered as an integral part of any development plan. All landscape plans shall be subject to design review and shall be reviewed and approved by the Community and Economic Development Director, Planning Manager, or designee.

I.

Parking. Parking shall be provided at a ratio established by Chapter 22.36 for the proposed use.

The Planning Commission or Zoning Administrator may require fewer parking spaces when it can be adequately demonstrated through preparation of a parking study prepared by an independent consultant selected by the City and paid for by the applicant that the proposal will demand less parking than required by Code.

J.

Design Review. Design review is required for all new construction, exterior alterations, and/or site improvements such as landscaping.

(Ord. No. 1458, § IV, 5-15-2024; Ord. No. 1463, § VII, 10-23-2024)

A.

When a project within the District involves the use, manufacturing, or disposal of toxic, hazardous, or otherwise dangerous materials and by-products, the project shall be reviewed by the State Department of Health, Department of Resources, Contra Costa County Environmental Health, or other applicable body for requirements pertaining to the safe handling of such materials.

B.

All uses shall be conducted entirely within a completely enclosed structure, except for off-street parking and loading areas and outdoor dining areas, and other uses specifically approved by permit.

(Ord. No. 1458, § IV, 5-15-2024)

All R & D land uses shall conform to the following standards:

A.

Noise or vibration. No noise or vibration, other than related to transportation activities and temporary construction work, shall be discernible without instruments at any point from a lot line of the building site or off-site.

B.

Radioactivity. No activity, including storage or dumping, shall result in the emission of radioactivity in dangerous amounts. A dangerous amount is defined as any level exceeding ten millisieverts.

C.

Electrical disturbance. No activity shall cause electrical disturbance adversely affecting the operation of any equipment other than that of the creator of such disturbance.

D.

Explosive materials. No explosive materials shall be produced, used, stored, or handled unless provided at all points with adequate safety devices and procedures against hazards of explosion and all equipment and devices for fire prevention and firefighting approved by the Contra Costa County Fire Protection District.

E.

Air pollution. No air pollution or smoke shall be produced which is in violation of the requirements of the Bay Area Air Pollution Quality Management District.

F.

Glare or heat. No direct or sky-reflected glare or heat shall be produced which is discernible without instruments at any point from a lot line of the building site or off-site.

G.

Odorous gases. No emission of any odorous gases or matter shall occur in quantities which are discernible without instruments at any point from a lot line of the building site or off-site.

H.

Dust, dirt, or particulate matter. No discharge into the air of any dust, dirt, or particulate matter shall occur from any activity or from any products stored on the building site which is discernible without instruments at any point from a lot line of the building site or off-site.

I.

Liquid contaminants. No discharge into any public sewer, private sewage disposal system approved by the County Department of Environmental Health, stream, or into the ground of any liquid contaminants or materials of such nature or temperature which contaminates any water supply, interferes with bacterial processes and sewage treatment, or in any way causes the emission of dangerous or offensive materials shall occur.

(Ord. No. 1458, § IV, 5-15-2024)