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P25-0192, Industrial Zoning Text Amendments Planning Commission
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<br />the handling of some hazardous materials, but they are regulated to minimize the risk of
<br />off-site impacts.
<br />
<br />To accommodate the new IBB definition and promote clarity, the City would also make
<br />minor adjustments to the definition of “Light Industrial.” Currently, the definition of Light
<br />Industrial includes a broad range of uses, including uses that would fall into the new IBB
<br />definition. The adjusted definition of Light Industrial would remove reference to IBBs (such
<br />as research and development, or limited intensity manufacturing and assembly) since those
<br />uses would now be covered under the IBB definition. On the other hand, the adjusted
<br />definition would continue to include – and clearly call out – a range of typical Light Industrial
<br />uses, such as:
<br />
<br />• Warehousing, storage, wholesaling, logistics, and distribution uses
<br />• Printing, contractors, and business services that are not generally patronized by the
<br />general public
<br />• Food processing, recycling, laundry plants, light assembly, and other industrial
<br />operations with minimal risk of external impacts
<br />• Outdoor storage and construction yard space
<br />• Artist or artisan workspace that involves the production of an applied art or craft
<br />strictly using hand tools or small mechanical equipment.
<br />
<br />This approach would clearly divide IBBs from Light Industrial uses, allowing for more
<br />efficient and consistent review of industrial projects.
<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),
<br />PUD-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 – from biotechnology to advanced manufacturing – seek to attract a highly sought-
<br />after scientific, engineering, and technical workforce. For this reason, the trend has been
<br />for IBBs to locate in buildings that offer many of the same amenities and architectural
<br />features as premium (“Class A”) office buildings. For the same reason, IBBs are also being
<br />integrated into mixed-use districts where workers can access services and amenities.
<br />Examples include Mission Bay (San Francisco) and Kendall Square (Cambridge, MA).
<br />
<br />As stated above, the Planning Commission questioned whether certain industrial-
<br />supporting uses should be permitted in the O and I-P Districts as initially proposed by staff.
<br />Specifically, the Planning Commission debated whether educational facilities, personal
<br />services, and hotels should be allowed if an IBB is not part of the proposed project.
<br />
<br />In response, staff has revised the proposed Industrial Zoning updates to address both the
<br />Planning Commission's concerns while also supporting the trend to allow IBBs the ability to
<br />locate in a range of appropriately zoned districts, where the desired services and amenities
<br />described above are already permitted or conditionally permitted, would become
<br />conditionally permitted uses, or would be allowed as ancillary uses if proposed as part of an
<br />IBB.
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