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6.4.A. - Page 11 <br /> incubator uses and are compatible with the industrial character of the area. Lastly, <br /> staff continues to recommend that vehicle sales be conditionally permitted provided <br /> there are limits on the amount of outdoor storage. Staff expects this provision to be <br /> used by small auto brokers and dealers, furthering the small-business nature of the <br /> district. <br /> Planning Commission Hearing and Recommendation — The Planning Commission <br /> considered this item at their August 4, 2015 public hearing. Two members of the public <br /> spoke, requesting additional flexibility for allowed uses. In particular, they requested <br /> that more office uses be permitted and that a use such as personal storage (mini- <br /> storage) be allowed. The Planning Commission discussion included the original <br /> purpose of the district, the mixed nature of existing uses, and the concerns with over- <br /> restricting uses such that building space has difficulty leasing. There was discussion <br /> generally on the success of the LII Zoning District in accomplishing its goals, and <br /> whether the LII District should be continued or placed in another location with building <br /> stock more conducive to small businesses. A complete summary of their discussion is <br /> included in the August 4, 2015 PC minutes. <br /> Planning Commission recommended the ordinance as proposed by staff, with removal <br /> of the restrictions on Research and Development Office uses and allowing personal <br /> storage by right. They also recommended allowing some retail in the district. Most of <br /> these recommendations are reflected in the draft ordinance (Attachment 1), as <br /> described below. Differences between the draft ordinance and Planning Commission <br /> recommendation are noted below. <br /> R&D Office: R&D office uses are currently desirable and in-demand in the current <br /> market. Planning Commission recommended removing a size limitation to preserve <br /> property flexibility and business expansion. However, the absence of controls for an <br /> R&D Office could result in a large campus being constructed in the district. R&D Office <br /> includes software and engineering, and corporations such as Oracle or Electronic Arts <br /> consider themselves R&D Office and would be permitted by right under the <br /> recommendation. Therefore, staff continues to recommend an increase in the <br /> permitted amount of office space (up 10,000 sq. ft.), with a Use Permit for office space <br /> above that amount. This is also consistent with direction given by the Council General <br /> Plan Subcommittee in early 2015, who were concerned the area would turn into an <br /> "office park" if the cap were lifted. <br /> Personal Storage Use: Personal Storage is similar to Warehousing in that both uses <br /> are described to allow the storage of materials and supplies in large buildings, which is <br /> not the primary purpose of the district. However, staff does not believe this will be a <br /> "wide-spread use" and therefore is recommending that storage be allowed per the <br /> Planning Commission recommendation. <br /> Retail: The Planning Commission provided a recommendation to allow retail in the <br /> direct, however, specific direction on how to control it was not provided. Currently, <br /> Retail is permitted as an accessory use, but a small bike shop or other retail is <br />