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6.4.A. - Page 10 <br /> 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 /> 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 /> 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 /> 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 /> 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 /> 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 />