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HomeMy WebLinkAbout2003-01-21 City Council (5)City of PaRo Alto C ty Manager’s Report TO: FROM: HONORABLE CITY COUNCIL CITY MANAGER DEPARTMENT: PLANNING AND COMMUNITY ENVIRONMENT DATE: SUBJECT: JANUARY 21, 2003 CMR: 132:03 PRELIMINARY RECOMMENDATIONS REGARDING CHANGES TO THE INDUSTRIAL AND MANUFACTURING ZONING DISTRICTS RECOMMENDATION Staff recommends that the City Council accept the Planning and Transportation Commission’s preliminary recommendations regarding modifications to the industrial and manufacturing districts, and direct that those ordinance provisions be revisited upon preparation of criteria related to mixed use, parking, and performance standards. BACKGROUND On May 22, July 17, August 21, and October 23, 2002, the Planning and Transportation Commission (P&TC) discussed uses, standards, and issues related to the Office Research (OR), Limited Industrial!Research Park (LM), and General Manufacturing (GM) districts, along with relevant combining districts, a~ part of the Zoning Ordinance Update (ZOU) process. The P&TC also reviewed a prototype ordinance that presents the City’s current code provisions in a revised format, grouping similar districts together and emphasizing the use of tables to outline allowable uses and standards. On December 11, 2002, the P&TC approved preliminary recommendations for modifications to the industrial and manufacturing districts in the City’s Zoning Ordinance. In addition to the study sessions, the revision process included staff discussions with four focus groups to ascertain concerns about the current zoning provisions and to gauge initial reaction to some possible changes. The groups represented: 1) property owners and businesses in the LM and GM zones in the Embarcadero/Bayshore/San Antonio Road areas; 2) property owners (Stanford) and businesses in the Stanford Research Pax’k; 3) property owners (Stanford) and businesses in the OR (Welch Road) area; and 4) residents of areas adjacent to these zones. A follow-up focus group was conducted to bring together the Research Park businesses, Stanford University representatives, and neighboring residents, to further discuss concerns specific to the Research Park. CMR:132:03 Page 1 of 6 On June 20, 2002, the P&TC participated with staff in a tour of the LM and GM-zoned areas of the City to better understand the nature of existing uses and buildings, as wel! as current impacts on neighboring properties.A map of City zoning, highlighting the pertinent districts, is attached to this report. DISCUSSION Over the course of the P&TC’s study sessions, several key issues were discussed, including: whether to limit office uses in industrial zones, adjusting district names to better reflect their geogaphy and intent, allowing for a better mix of land uses (retail, services, housing), clarifying definitions, providing incentives for child care, how to address potential traffic impacts, and possible economic implications of the changes. The revised ordinance (Attachment A) reflects the changes recommended by the P&TC. The ordinance combines all of the relevant districts into one chapter and lists most of the allowable uses and required development standards in table format. The substantive changes included in the preliminary ordinance recommendations include the following: The names of some of the districts have been changed and purpose statements revised to better reflect their geo~aphy and intent. The current LM zone has been divided into one district west of E1 Camino Real (Research Park (RP)District) and one east of E1 Camino (Research, Office and Limited Manufacturing (ROLM) District). The more restrictive provisions of the current LM-3 district along Embarcadero Road are retained as the ROLM-E (Research, Office and Limited Manufacturing -. Embarcadero) subdistrict. The current Office Research (OR) District has been retitled Medical Office and Medical Research (MOR) to better emphasize those uses. The General Manufacturing (GM) District remains the s ame. Permitted uses in the Medical Office and Medical Research (MOR) zone along Welch Road are limited to medical office uses and supporting retail and other services that generally require location near medical offices, clinics or hospitals. The support services would be limited to 20 percent of the total gross floor area in the zone. Medical research uses for trial and clinical research are allowed as part of medical offices, but do not include biomedical or pharmaceutical research and development facilities. Office uses other than for medical purposes would be prohibited. o In the Research Park District, research and development and manufacturing uses would remain as permitted uses, but stand-alone office uses, such as attorney, accounting, real estate, finance, etc. offices would be limited to 25 percent of the total .gross floor area in the zone. This limitation would not include office space that is part of a research and development firm. Administrative guidelines will be needed to assure that a research and development component exists to exclude such office space. Also, an office occupancy permit would be required, as part of ~) .Page2of6CMR:13-:0~ the Procedures section of the Ordinance, to track any changes from research and development or manufacturing to office use. Administrative office use in the General Manufacturing (GM) District would require a conditional use permit, rather than being a permitted use. This change is intended to better preserve the minimal manufacturing base remaining in Palo Alto. The General Manufacturing-B (GM-B) combining district would be deleted, given its limited geogaphic application and the proposed limitations on administrative office use in the GM zone. o o Also in the General Manufacturing (GM) District, churches, private clubs, schools, convalescent facilities, and day care centers would require a conditional use permit rather than being permitted uses. This will require a determination that the use is compatible with the industrial uses in the zone. In the Research, Office and Limited Manufacturing (ROLM) District, research and development, office and manufacturing remain as permitted uses. While not a change from current requirements, staff notes that there was considerable discussion about whether to restrict office uses in this zone. o o Updated definitions of "manufacturing," "medical office," and "research and development" are provided to better reflect the nature of those uses, including the ancillary uses associated with each. New definitions of ~medical support retail" and "medical support services" are provided to define those terms, as they would be permitted uses in the MOR zone. While housing of some type (especially multi-family or mixed use housing) is likely to be acceptable and perhaps encouraged in some of the industrial and manufacturing zones, the ordinance notes that the status of residential uses is to be "deferred to the housing discussion." This will allow further analysis of appropriate housing types, incentives, and siting criteria, while recognizing that some housing, such as detached single-family dwellings, may not be compatible with office, research or manufacturing uses. Stand-alone retail and restaurants would remain a conditional use, except that they would remain prohibited in the Medical Research and Medical Office (MOR) zone. This limitation would preserve the medical-related uses in the zone, and recognizes that these services are available nearby at the Stanford Shopping Center. 10.A 50 percent FAR credit for child care on industrial and research sites is provided, in addition to the current exclusion of 100% of the floor area of the space. Parking for the increased FAR would need to be provided, however. CMR:132:03 Page 3 of 6 Transportation Demand Management Some P&TC members and residents expressed concern about traffic and parking impacts from recent growth in the industrial areas, especially the growth in office and to some extent research uses. The P&TC determined, however, that the most appropriate means to address the traffic issue was to encourage the development of transportation demand management (TDM) programs. Such programs may be particularly useful in the Stanford Research Park and Embarcadero/Bayshore areas. Stanford has commissioned a study by a traffic consultant of TDM efforts by tenants and the University in the Research Park, which should be completed in the summer of this year. The City’s transportation staff is proceeding to evaluate approaches to TDM and may use the Research Park as an initial model for other areas of the City. It is likely, however, that implementation of TDM programs will lag somewhat behind the ZOU. Related Issues to be Addressed at a Later Date While the recommended draft ordinance chapter will address many of the important issues related to these zoning districts, some of the key concerns will not be addressed until later in the ZOU process and in concert with considerations for other zoning districts. Included in these issues are: 1) mixed use provisions, 2) parking criteria, and 3) performance standards (for light, noise, odor, etc.) intended to protect adjacent neighbors. These issues will be discussed with the City’s urban design, parking, and environmental consultants and will encompass several commercial zones and, in some cases, multi- family residential districts. The draft ordinance for the industrial and manufacturing zones leaves placeholders for these provisions and will requi~e revisiting these districts prior to formulating a comprehensive updated Zoning Ordinance. Public Outreach Staff and the Planning and Transportation Commission have relied extensively on focus groups for outreach to the public and believe that this approach has been direct and productive. In addition to the continued use of focus groups, staff expects to sponsor occasional community workshops, but only when a subject has extensive interest community-wide and where information and options to be discussed are fairly specific. Staff continues to maintain mailing lists of interested persons and to post meeting and support information on the Zoning Ordinance Update web page. Staff is also taking advantage of other avenues, such as occasional inclusion in the City Manager’s weekly memo, for disseminating information to the public. RESOURCE IMPACT During the Commission’s review, some Commissioners asked for additional economic analysis of the impacts of the ordinance changes on the City’s sales tax and other revenues. According to the City’s economic development staff, most such data is either difficult to track due to the lack of a business license database, or is confidential and grouped in ways that do not accurately gauge the impact of a particular economic sector, let alone a specific business type. The P&TC’s focus in its proposed amendments is therefore related to land use concerns and not economic impacts. Staff believes the CMR: 132:03 Page 4 of 6 resultant changes have retained significant flexibility in land use types and have altered the allowable uses and required standards in minimal ways. Additional potential to provide for flexibility in uses and development intensity will be provided with mixed use and transit-oriented development provisions, which will come later in the ZOU process. If the Council so directs, staff could request further economic analysis by the economic consultant retained by the City to support the zoning analysis. The consultant could look at the relative impacts of the various land uses in these districts and perhaps suggest ways to better encourage a sales tax component to new development, especially for new office uses. Staff cautions, however, that such economic studies are often subject to considerable interpretation and debate. Linking economic feasibility to development prototypes for mixed use and other development types might be a more direct approach for the Zoning Ordinance. The implementation of the preliminary ordinance amendments is not expected to impact staff resources or the City’s budget. Some additional monitoring of office uses will be needed, but staff will rely primarily on property owners (especially Stanford) and applicants to provide the necessary support information. POLICY IMPLICATIONS The Zoning Ordinance Update is intended to bring the Zoning Ordinance into compliance with the 1998-2010 Comprehensive Plan. Staff and the Commission believe that the proposed amendments are a significant step in that direction, and will be supplemented with criteria for mixed use development, parking, and performance standards. NEXT STEPS The industrial and manufacturing districts have served as a prototype for the Zoning Ordinance Update process, and staff and the Commission expect to streamline the process to anticipate a single study session for each ~ouping of districts, followed by a meeting to consider preliminary ordinance recommendations by staff. Toward this end, the P&TC appointed two members to review related definitions and allowable uses proposed for these zoning districts. Another committee of two P&TC members and one Architectural Review Board (ARB) member will work with staff and the design consultants on the design-oriented criteria for the multi-family, village residential, mixed use, commercial, and transit-oriented code provisions. Also, the P&TC’s three liaisons continue to meet approximately twice per month with staff to provide direction to some of the process and public outreach issues associated with the Update. The Zoning Ordinance Update work program calts for intense efforts in several key areas in the coming months, including: Review of the Low Density Residential (R-E, R-l, R-2 and RMD) zoning districts, and related combining districts will begin in February or March 2003. This review will include second units, modifications required to implement adopted Housing CMR: 132:03 Page 5 of 6 Element policies and progams, a few remaining R-1 issues not resolved in the Single Family Neighborhoods discussions in 2001, and minor modifications to the Individual Review process. Extensive review of the design components of the Ordinance, especially the development of prototypes and standards for multi-family, village residential, mixed use, and transit-oriented development. Staff expects that the consultants will utilize focus goups and public workshops to supplement P&TC study sessions in exploring and developing these criteria. The design consultants presented an overview of the initial phase of their work to the Council on January 13, 2003. Evaluation of possible revisions to the City’s parking criteria, including parking ratios, shared parking potentia!, and parking lot design. A transportation and parking consultant has been retained to update the City’s standards, and has extensive experience with varied development types as well as neighborhood protection strategies. Focus groups and an initial study session with the P&TC will be scheduled in February. Continued review by the City’s environmental consultant of the potential environmental consequences of proposed revisions, including coordination with the City’s updated traffic modeling work. The industrial and manufacturing districts will be revisited upon development of criteria for mixed use development, parking, and performance standards. The proposed project is scheduled to result in a draft ZOU for distribution in December, 2003. Public hearings would then follow and are anticipated to take another three to six months. ATTACHMENTS Attachment A: Industrial/Manufacturing Districts: Revised Ordinance Attachment B" Map of Industrial/Manufacturing Zoning Districts PREPARED BY: uirector of P " ~y Environment CITY MANAGER APPROVAL: HARRISON Assistant City Manager ClVIR:132:03 Page 6 of 6 ATTACHMENT A Chapter 18.24 OFFICE, RESEARCH, AND MANUFACTURING DISTRICTS Sections: 18.24.010 18.24.020 18.24.030 18.24.040 18.24.050 18.24.060 Purposes Applicability Land Uses Site Development Standards Design Requirements and Guidelines (Performance Standards) Grandfathered Uses 18.24.010 Purposes The office research, industrial and manufacturing zoning districts provide sites for office, light industrial, research and development, and limited commercial uses. The specific purposes for each district are listed below. (a)Medical Office and Medical Research (MOR) District The MOR medical office and medical research district provides for medical office, medical research, and some medical support services in areas characterized by low building intensity, large site size, and landscaped grounds. The MOR district is primarily intended for land that is designated for research and office park use in the Palo Alto Comprehensive Plan, and that is near hospitals. (b)Research, Office and Limited Manufacturing (ROLM) District The ROLM research, office and limited manufacturing district provides for a limited group of office, research and manufacturing uses in a manufacturing/research park environment, where uses requiring larger sites and available natural light and air can locate. Office uses can be accommodated, but should not predominate in the district. The ROLM district is primarily intended for land designated for research and office park use by the Palo Alto Comprehensive Plan and located east of E1 Camino Real. (c)Research, Office and Limited Manufacturing Subdistrict - Embarcadero [ROLM(E)] The research, office and limited manufacturing subdistrict [ROLM(E)] modifies the site development regulations of the ROLM research, office and limited manufactm-ing district to apply to smaller sites in areas with limited access or with environmental sensitivity due to their proximity to the Palo Alto Baylands in the Embarcardero Road area. (d)Research Park District [RP] The RP research park district provides for a limited group of research and manufacturing uses that may have unusual requirements for space, light, and air, and desire sites in a research park environment. Premium research and development facilities should be encouraged in the RP district. Support office uses should be limited and should exist primarily to serve the primary research and manufacturing uses. The RP district is intended DRAFT: January 8, 2003 2002-12-18 Industrial Section.doc 18.24.020 Applicable Regulations for application to land designated for research and office park use in the Pa!o Alto Comprehensive Plan on sites that are west of El Camino Real and held in large parcels, which may or may not also be subject to ground leases. (e)Research Park Subdistrict 5 [RP(5)] The Research Park site subdistrict [RP(5)] modifies the site development regulations of the RP research park district to regulate large sites in hilly areas. General Manufacturing District [GM] The GM general manufacturing district provides for light manufacturing, research, and commercial service uses. Office uses are very limited in order to maintain the district as a desirable location for manufacturing uses. The GM district is intended for application to land designated for light industrial use in the Palo Alto Comprehensive Plan. 18.24.020 Applicable Regulations The specific regulations of this chapter and the additional regulations and procedures established by Draft Updated Code Chapters 18.40 to 18.92 inclusive shall apply to all Office Research, Industrial, and Manufacturing districts. DRAFT: January’ 8, 2003 2002-12-18 Industrial Section.doc 18.24.030 Land Uses 18.24.030 Land Uses (a)Permitted and Conditionally Permitted Land Uses Table 1 lists the land uses permitted or conditionally permitted in the industrial and manufacturing districts. Table 1:District Land Uses Accessory facilities and activities customarily associated with or essential to permitted uses, and operated incidental to the principal use. Automatic Teller Machines, incidental to permitted use Home Occupations, when accessory to permitted residential uses. Business and Trade Schools Churches and Religious Institutions Colleges and Universities Private Clubs, Lodges, or Fraternal Organizations Schools - Public or Private Ambulance Services Convalescent Facilities Medical Office Medical Support Retail Medical Support Services P P P CUP CUP CUP CUP P P P P P CUP P CUP CUP P P P cup P cup cl~ P P P P P Cup Cup Cup CUP Current Code Chapter 18.88 Current Code Chapter 18.88 18.24.030(b) 18.24.030(c) 18.24.030(c) Manufacturing P P P Recycling Centers CLIP CUP CUP Research and Development CLIP P P P Warehousing and Distribution P P P OFFICE USES Administrative Office Services P P CUP 18.24.030(b) Financial Services ]CUP CUP 18.24.030(b) Professional, and General Business Offices P P 18.24.030(b) DRAFT: January 8, 2003 2002-12-18 Industrial Secdon.doc 18.24.030 Land Uses Service and Equipment Yards Utility Facilities Utility Facilities essential to provision of utility services but excluding construction!storage yards, maintenance facilities, or corporation yards. Commercial Recreation Neighborhood Recreational Centers Single-Family Two-Family Multiple-Family Residential Care Homes Eating and Drin "king Services, excluding drive- in and take-out services Retail Services ~_nimal Care, excluding boarding and kennels Boarding and Kennels Day Care Centers Family Day Care Homes Small Family Day Care Large Family Day Care General Business Services Lodging Hotels providing not more than 10% of rooms with "kitchens Mortuaries and Funeral Homes Personal Services Vehicle Services Automobile Service Stations, subject to site and design review in accord with the provisions of section Current Code Chapter 18.82 Automotive Services CUP CUP CUP CUP CUP CUP P CUP CUP [Note: Deferred to housing discussion] [Note: Deferred to housing discussion] [Note: Deferred to housing discussion] p p P CUP P CUP CUP P CUP CUP P CUP cup cUP cUP cup Temporary Parking Facilities, provided that such facilities shall remain no more than five CUP CUP CUP years. Passenger Transportation Terminals P = Permitted Use CUP = Conditional Use Permit Required CUP CUP P CUP CUP P P P P CUP CUP CUP CUP DRAFT: January’ 8, 2003 2002-12-18 Industrial Section.doc 4 18.24.030 Land Uses (b)Office Limitations in the Research Park (RP) Zone (1)The intent of this limitation is to restrict professional and administrative offices that are not an integral and ancillary part of manufacturing or research and development uses in the Research Park district. (2) (3) (4) (5) (6) Office uses within the Research Park (RP) zoning district are limited to twenty five percent (25%) of total gross floor area within the district. In order to determine the total gross floor area of a type of use in the district, each space occupied by the owner, a tenant subject to a ground lease or a space lease, or a subtenant shall be desig-nated as research and development, manufacturing, office, or "other." The designation shall be made based upon the use occupying the largest portion of the gross floor area of the space. Any occupancy with a research and development or manufacturing component, tshall be classified as research and development or manufacturing use, even if office uses ancillarty to those uses occupy more floor area than the research and development or manufacturing use itself.. Where a single firm operates on more than one site within the RP district, the multiple sites shall be treated as a single space for determining that a primary use is research and development or manufacturing. The landowner shall provide an annual report to the city regarding office space on its Research Park properties, whether such properties are occupied by the property owner, its tenants or subtenants, or are subject to a ground lease. The report shall be in such form as the director may reasonably require, and shall include the gross floor area of the site, brief descriptions of the uses on site, and identification of each owner, lessee, and sub-lessee, with an allocation of gross floor area on the site to each such owner, tenant, or subtenant. (7) (8) The director may require a current report whenever application is made to the city to develop new space for office uses or to convert non-office space to office uses, and may, from time to time, establish procedures and standards implementing this Section 18.24.030(b), including directions on determining predominant use on a site. No site, leasehold, or subleasehold shall classified as research and development or office space shall be converted to a different use without prior approval of an "office occupancy" permit, pursuant to Section xx.xx.xx [Note: to be developed] of the Municipal Code,. No office occupancy permit is required unless the change of use would result in reclassification of the site, leasehold, or subleasehold to a use other than research and development or manufacturing. [Note: An "office occupancy" pelvnit is intended to be a ministerial approval by staff, with a maMmum time fi’ame of three days for review, comprised of comparing the proposed office square footage to the allowable office limitation for the zone district, lf there are other specific limitations in effect for a site, through conditions qf a prior em, iromnentaI review, conditional use petvnit, or other entitlement, those conditions will also be checked to assure confolvnance. The "office occupancy" petvnit does not, however, relieve any applicant or owner from other applicable requirements, such as for environmental review.] DRAFT: Janum-y 8, 2003 2002-12-18 Industrial Section.doc 18.24.030 Land Uses (c) (9)If the percentage of space in office use exceeds twenty five percent (25%) because of a reduction in other uses in the park, existing office uses may remain as legal non- conforming uses but no additional space may be converted to office uses. New office space may only be constructed if it is less than twenty five percent (25%) of the new space to be constructed as part of the same project. Limitations on Medical Support Service and Medical Support Retail Uses in the Medical Office and Medical Research (MOR) Zone (1)The intent of this limitation is to restrict medical support service and medical support retail uses in the Medical Office and Medical Research zone in order to preserve and facilitate space for medical offices and medical research facilities. (2)F!oor area devoted to medical support services and medical support retail uses in the Medical Office and Medical Research (MOR) zoning district shall not exceed twenty percent (20%) of the total gross floor area within the district. (3)The director may require a report from the property owner or applicant whenever application is made to the city to develop new space for medical support service or medical support retail uses or to convert existing space to such uses. The report shall identify the gross floor area of buildings on each site within the zoning district and the gross floor area of medical support service and medical support retail uses for each site. The director may, from time to time, establish procedures and standards implementing this Section 18.24.030(c). DRAFT: Janumy 8, 2003 2002-12-18 Industrial Section.doc 6 18.24.040 Site Development Standards 18.24.040 Site Development Standards Development in the office research, industrial, and manufacturing districts is subject to the following development standards, provided that more restrictive regulations may be required as part of design review under Chapter 16.48 of the Palo Alto Municipal Code. (a)Development Standards for Non-Residential Uses Table 2 shows the site development standards for exclusively non-residentia! uses in the industrial and manufacturing districts. Table 2: Industrial!Manufacturing Non-Residential Site Development Standards Minimum Site Specifications Site Area (fta) Site Width (ft) Site Depth (ft) Minimum Setbacks Front Yard (ft) Rear Yard (ft) Interior Side Yard (ft) Street Side Yard (if) Minimum Yard (ft) for site lines abutting or opposite residential districts Maximum Site Coverage Maximum Floor Area Ratio (FAR) Parking Landscaping Maximum Height (ft) Standard Within 150 ft. of a residential zone Within 40 ft. of a residential zone 25,000 1 acre 1 acre 5 acres 150 100 100 250 150 150 150 250 Setback lines imposed by a special setback map pursuant to Chapter 20. 08 of this code may apply 50(3) 10(3) 10 i0(3) 20 20 2O 2O 20 20 20 20 20 2O 100 40 4O 7O 10 30%30%30%[15% See Chapter IS.XX, Parking (to be added) See Chapter I S.XX, Landscaping (to be added) 50 35 35 50 35 35 25 25 18.24.060(e)(1)(D) 18.24.060(e)(1)(E) DRAFT: January 8, 2003 2002-12-18 Industrial Section.doc 18.24.040 Site Development Standards Daylight Plane for site lines ha~dng any part abutting one or more residential districts. Initial Height (2) Slope 10 1:2 (1) For any property designated GM and fronting on East B ayshore Road a minimum setback of 20 feet along that frontage is established. (2) Daylight plane requirements shall be identical to the daylight plane requirements of the most restrictive residential district abutting the side or rear site line. Such daylight planes shall begin at the applicable site lines and increase at the specified slope until intersecting the height limit otherwise established for the MOR district. (3) In the MOR district, no required par’king or loading space shall be located in the first 10 feet adjoining the street ~roDertv line of any required yard. (b)Development Standards for Mixed Uses and Exclusively Residential Uses (To be developed later, along with mixed-use standards for all districts) (c)Floor Area Bonus for Child Care Facilities Floor area operated as a licensed child care facility shall not be included when calculating floor area ratios for a site. In addition, the permitted floor area on the site shall be increased by an amount equal to fifty percent (50%) of the floor area of the child care facility. The floor area bonus is not exempt from parking requirements and shall not be granted unless the director determines that on-site circulation for the child care facility is adequate. (d)Limitations on Outdoor Uses and Activities (1)In the GM district, outdoor sales and display of merchandise and outdoor eating areas operated incidental to permitted eating and drinking services are permitted subject to the following regulations: (A)Outdoor sales and display shall not occupy a total site area exceeding the gross building floor area on the site, except as authorized by a conditional use permit. (B)Areas used for outdoor sales and display of motor vehicles, boats, campers, camp trailers, trailers, coaches, house cars, or similar conveyances shall meet the minimum standards applicable to off-street parking facilities with respect to paving, grading, drainage, access to public streets and alleys, safety and protective features, lighting, landscaping, and screening. (C)Exterior storage shall be prohibited, unless screened by a solid wall or fence of between five and eight feet in height. This requirement is not applicable to recycling centers. DRAFT: January, 8, 2003 2002-12-18 Industrial Section.doc 8 18.24.040 Site Development Standards (e) (2)In the (A) (B) (C) (D) (g) ROLM and RP districts, all outdoor activities or uses are prohibited except: Outdoor activities associated with residential use; Landscaping; Parking and loading facilities; Recycling centers that have obtained a conditional use permit; Noncommercial recreational activities and facilities accessory to permitted or conditional uses; and Activities and facilities accessory to conditional uses, when authorized by a conditional use pelTnit. Employee Showers Employee shower facilities shall be provided for any new building constructed or for any addition to or enlargement of any existing building as specified in Table 4. Table 4: Employee Medical, Professional, and General Business Offices, Financial Services, Colleges and Universities, Business and Trade Schools, Research and Development, General Business Services, and Manufacturing ;howers Required 0-9,999 10,000-19,999 20,000-49,999 50,000 and up No requirement 1 2 4 (f)Nuisances and Hazards In all office research, industrial, and manufacturing districts, excluding the MOR Medical Office and Medical Research district, all uses, whether permitted or conditional, shall be conducted in such a manner so as to preclude any nuisance, hazard, or commonly recognized offensive conditions or characteristics, including creation or emission of dust, gas, smoke, noise, fumes, odors, vibrations, particulate matter, chemical compounds, electrical disturbance, humidity, heat, cold, glare, or night illumination. Prior to issuance of a building permit or occupancy permit, or at any other time, the building official may require evidence that adequate controls, measures, or devices have been provided to ensure and protect the public interest, health, comfort, convenience, safety, and general welfare from such nuisance, hazard, or offensive condition. (g)Recycling Storage All new development, including approved modifications that add thirty percent or more floor area to existing uses, shall provide adequate and accessible interior areas or exterior enclosures for the storage of recyclable materials in appropriate containers. The design, construction and accessibility of recycling areas and enclosures shall be subject to approval DRAFT: January 8, 2003 2002-12-18 Industrial Section.doc 9 18.24.050 Design Requirements and Guidelines (Performance Standards) by the architectural review board, in accordance with design guidelines adopted by that board and approved by the city council pursuant to Section 16.48.070. 18.24.050 Design Requirements and Guidelines (Performance Standards) (Performance Standards will be addressed when general standards are addressed citywide.) 18.24.060 Grandfathered Uses (Grandfathered uses will be addressed later, when non-conforming uses are addressed citywide.) DRAFT: Januay 8, 2003 2002-12-18 Industrial Section.doc 10 t8.99.010 Purpose Chapter 18.99 DEFINITIONS 18.99.010 Purpose The purpose of this chapter is to promote consistency, and precision in the interpretation of the zoning regulations. The meaning and construction of words and phrases defined in this chapter shall apply, throughout the zoning regulations, except where the context of such words or phrases clearly indicates a different meaning or construction. 18.99.020 Definitions (a)Definitions, "A" (1)"Administrative office services" means offices and service facilities performing headquarters, regional, or other level management and administrative services for firms and institutions. (b) (c) (d) (e) (f) (g) Definitions, "B" Definitions, "C" Definitions, "D" Definitions, ’q~" Definitions, "F" Definitions, "G" (1)"General business office" means a use principally providing services to individuals, firms, or other entities, including but not .limited to real estate, insurance, property management, title companies, investment, personnel, travel, and similar services, and including business offices of public utilities or other activities when the service rendered is that customarily associated with administrative office services. (2)"General business service" means a use engaged in sales, servicing, installation, and repair services, generally intended to support other businesses, rather than individual consumers. General business services typically include, but are not li.mited to, volume printing, blueprinting and publishing, commercial bakeries, creameries or catering, cabinetry and furniture repair, lumber, plumbing, electrical, heating and air conditioning, and other construction and building materials, and commercial automobile and truck parts and supplies. DRAFT: January, 8, 2003 2002-12-18 Industrial Section.doc 11 18.99.020 Definitions (h) (i) (j) (k) (1) (m) Definitions, "H" Definitions, ’T’ Definitions, "J" Definitions, "K" Definitions, "L " Definitions, "M" (1)"Manufacturing" means a use engaged in the manufacture, predominantly from previously prepared materials, of finished products or parts, including processing, fabrication, assembly, treatment, and packaging of such products, and incidental storage, sales, and distribution of such products, but excluding basic industrial processing of extracted or raw materials, processing utilizing inflammable or explosive materials (i.e., materials which ignite easily under normal manufacturing conditions), and processes which create hazardous or commonly recognized offensive conditions. Examples of manufacturing uses typically include, but are not limited to, industrial laundries and industrial dry cleaning plants, machine shops, electronics assembly, food and beverage product manufacturing, and furniture manufacturing. (2) Related administrative uses such as finance, marketing, sales, accounting, purchasing, or corporate offices; provisions of services to others on or off-site; and related educational uses may also be included provided they remain ancillary to the primary uses of "manufacturing" and are part of the same manufacturing firm. "Medical office" means a use providing consultation, diagnosis, therapeutic, preventive, or corrective personal treatment services by doctors, dentists, medical and dental laboratories, and similat" practitioners of medical and healing arts for humans, licensed for such practice by the state of California and/or uses related to medical research, testing and analysis, including but not limited to tria! and clinical research, but excluding use of hazardous materials in excess of allowances contained in Title 17 of this code. Biomedical and pharmaceutical research and development facilities are not included in this definition. (3)"Medical support retail" means a retail use providing sales, rental, service, or repair of medical products and services to consumers or businesses, and whose location neat" hospitals or medical offices facilitates the provision of medical care or medical research. Examples of medical retail uses typically include, but are not limited to, pharmacies, sale of prosthetics, and sale of eyeglasses or other eye care products. (4)"Medical support service" means a use providing administrative support functions for healthcare providers or facilities, intended to support the operations of hospitals or of medical and dental office uses, and whose location near those medical facilities enhances the interaction between medical providers and/or facilitates the provision of medical care or medical research. Examples of medical support service uses DRAFT: Janumy 8, 2003 2002-12-18 Industrial Section.doc 12 18.99.020 Definitions typically include, but are not limited to, administration and billing services, public relations, training, and fundraising. Hospitals and ambulance services are not included in this definition. (n) (o) (P) (q) (r) Definitions, "N" Definitions, "0" Definitions, "P" (1)"Professional office" means a use providing professional or consulting services in the fields of law, architecture, design, engineering, accounting, and similar professions, including associated product testing and prototype development, but excluding product manufacturing or assembly and excluding use of hazardous materials in excess of allowances contained in Title 17 of this code. Definitions, "Q" Definitions, "R" (1)"Research and development" means a use primarily engaged in the study, testing, engineering, design, analysis and experimental development of products, processes, or services related to current or new technologies. Research and development may include limited manufacturing, fabricating, processing, assembling or storage of prototypes, products or materials, or similar related activities, where such activities are incidental to research, development or evaluation. Examples of "research and development" uses include, but are not limited to, computer software and hardware firms, electronic research firrns, biotechnical firms, and pharmaceutical research .laboratories. Related administrative uses such as finance, marketing, sales, accounting, purchasing, or corporate offices; provisions of services to others on or off-site; and related educational uses may also be included provided they remain ancillary to the primary uses of "research and development" and are part of the same research and development firm. DRAFT: January 8, 2003 2002-12-18 Industrial Section.doc 13 Definitions 18.99.020 (s)Definitions, "S" (t)Definitions, "T" (u)Definitions, "U" (v)Definitions, "V" (w)Definitions, "W" (x)Definitions, "X" (y)Definitions, "Y" (z)Definitions, "Z" DRAFT: January 8, 2003 2002-12-18 Industrial Section.doc 14 Attachment B I The City of Palo Alto Industrial Zones with parks and school sites This map is a product of the City of Palo Alto GIS O’3600’