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<br />details of the proposed amendments are provided in the July 23, 2025, Planning Commission
<br />Agenda Report (Attachment 2).
<br />
<br />1. Adjust the definition of “Light Industrial” (PMC Section 18.08.263); and establish a
<br />new industrial use definition: “Innovation-Based Business” (IBB) (Proposed PMC
<br />Section 18.08.264)
<br />The PMC would be amended to create a new category of industrial use called “Innovation-
<br />Based Business” (IBB) to better reflect modern, low-impact industries like research and
<br />development, biotech, and data centers. These uses are typically tech-focused, operate
<br />indoors, and have minimal off-site impacts. To support this change, the existing definition of
<br />“Light Industrial” would be updated to remove IBB-type uses and more clearly focus on more
<br />traditional light-industrial activities like warehousing, logistics, and light manufacturing. This
<br />distinction will help streamline project review and improve zoning clarity, by setting the stage
<br />for tailored regulations applicable to IBBs.
<br />
<br />2. Adjust the restrictions on various industrial and industrial-supporting uses within
<br />the C-R(p), O, I-P, I-G, PUD-C (Johnson Drive Economic Development Zone only), PUD-
<br />C-O, PUD-I, PUD-I/C-O, and PUD-MU Districts and the following Districts within
<br />Hacienda PUD Area: OGPD, OPD, OMPD, CDP, IPD, MOIPD, MCOIRPD, and MCOIPD
<br />(see Table 18.44.080)
<br />
<br />IBBs, such as those in biotech and advanced manufacturing, seek high-quality buildings and
<br />access to amenities to attract top technical talent. For this reason, the trend has been for IBBs
<br />to locate in buildings that offer many of the same amenities and architectural features as
<br />premium (“Class A”) office buildings. To support this trend, the proposed PMC amendments
<br />would allow IBBs in a range of zoning districts where services and amenities such as
<br />educational uses, personal services, and hotels are already permitted, conditionally permitted,
<br />or could be permitted as part of an IBB project.
<br />
<br />IBBs would be permitted or conditionally permitted in several commercial, office, industrial,
<br />mixed-use, and Hacienda PUD districts as listed above, as well as in the area surrounding
<br />Stoneridge Mall and in the JDEDZ. IBBs would not be permitted in the Downtown Specific Plan
<br />Area. Minor updates to existing PUDs may be needed on a case-by-case basis (processed in
<br />conjunction with a new proposed IBB use) to ensure consistency with the new IBB framework
<br />and the existing PUD regulations.
<br />
<br />3. Amend Chapter 18.20 - Design Review to modify the Design Review requirements for
<br />(a) IBBs constructing new and/or significantly modifying existing buildings, (b) IBBs
<br />leasing space in a previously reviewed and approved building, and (c) IBBs that are
<br />permitted by right:
<br />Currently, nearly all industrial projects with exterior changes must go through the City’s full
<br />Design Review process, even if the use is already permitted by zoning. Whether an
<br />Administrative Design Review, or Planning Commission Design Review, this can add
<br />significant time, cost, and uncertainty for applicants, discouraging investment from IBBs that
<br />often seek quick, predictable approvals. Requiring Design Review for minor exterior changes
<br />(like repainting a building or minor facade changes) undermines the intent of by-right zoning
<br />and creates unnecessary obstacles.
<br />
<br />To address this, proposed PMC Amendments would revise the Design Review process. For
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