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The General Plan Update Committee reviewed potential amendments earlier this year <br />and gave general direction that a variety of uses could be appropriate in this district, as <br />long as they contributed to making this a complete neighborhood. The General Plan <br />Update Committee also stated they did not want to see the area dominated by a single- <br />use. Proposed amendments have also been reviewed twice by Planning Commission. <br />At the February 3, 2015 Planning Commission meeting, after public comment and <br />further discussion, the Planning Commission directed staff to consider alternative <br />amendments and return for review. The revised amendments were considered at their <br />August 4, 2015 meeting. The Planning Commission made several suggestions and <br />changes, and forwarded the item for City Council review. Further discussion of Planning <br />Commission recommendation is discussed below. <br /> <br />AREA DESCRIPTION <br />The LII district was established in only one area of the City, bounded by <br />Woodside Road, Highway 101, Douglas Avenue, and Bay Road (see Figure 1 on <br />page 2). The Stanford in Redwood City Precise Plan area is immediately south of the <br />LII District. The LII area also contains an Emergency Shelter (S) combining district <br />designation, which permits emergency shelters by right. <br /> <br />This area is primarily populated by low-rise light industrial and warehousing businesses <br />in addition to the Summit Charter High School, Smart and Final retail business, a <br />24- Hour Fitness and various auto repair and other small businesses. <br /> <br />ANALYSIS <br />Current Regulations: The purpose of the LII is to support incubator businesses. <br />Currently, the ordinance achieves this by limiting the amount of office, retail and vehicle- <br />related uses permitted in the district and allowing light industrial, custom manufacturing <br />and research and development laboratories by right. Office uses require a Use Permit <br />and are limited to a maximum of 5,000 square feet. Warehousing, most <br />personal service businesses, and retail uses are prohibited. The district also <br />conditionally permits Public and Quasi-Public uses, which include a broad array of <br />uses including schools, parks, playgrounds, churches, hospitals, service facilities and <br />corporation yards. <br /> <br />Existing Development: Many sites in the area contain older, one-story buildings with <br />limited on-site parking. These sites currently contain a mix of manufacturing, vehicle <br />service, industrial, and other small businesses. The current prohibition of office <br />uses greater than 5,000 square feet has made leasing the existing spaces difficult. <br />The smallest buildings are approximately 3,600 square feet in size, with most buildings <br />ranging from 15,000 to 30,000 square feet. <br /> <br />Discussion of Key Use Changes: While there were initial concerns about office <br />uses replacing small businesses, the type of existing building stock would likely <br />discourage large corporate or professional office uses. Warehousing currently exists <br />in the area, but additional demand for warehouse space has not been observed in <br />the market. Warehouse uses are not expected to compete effectively with related <br />8.C. - Page 2