Chapter 2-58

I-1 – RESEARCH AND DEVELOPMENT DISTRICT

Sections:

2-58-010 Purpose.

2-58-020 Principal permitted uses.

2-58-030 Accessory uses.

2-58-040 Conditional uses.

2-58-050 Height regulations.

2-58-060 Area, width and yard requirements.

2-58-070 Lot coverage.

2-58-080 Other required conditions.

The purpose of the I-1 (research and development) district is to provide an environment exclusively for and conducive to the development and protection of modern professional and administrative facilities, research institutions, and manufacturing operations, all of a non-nuisance type. The district is intended to provide for an aesthetically attractive working environment with park- and/or campus-like grounds, attractive buildings, ample employee parking and other amenities appropriate to an employee-oriented activity where problems of product handling, storage and distribution are not of significant concern. (Ord. 442 § 14.10)

The following are the principal permitted uses in an I-1 district:

• A. Research and development facilities.

• B. Professional and administrative offices.

• C. Experimental and testing laboratories.

D. Manufacturing, assembly, processing, storage, or packaging of products from previously prepared materials such as, but not limited to, cloth, plastic, paper, leather, and precious or semi-precious metals or stones, but not including such operations as saw and planing mills, any manufacturing uses involving primary production of wood, metal, or chemical products from raw materials and similar uses.

E. Manufacture of electric and electronic circuits and instruments and devices, such as, but not limited to, radio and television, phonographic equipment, calculators, computers, semi-conductors and transistors, and similar uses.

F. Manufacture of pharmaceutical products.

• G. Restaurants, except fast food. (Ord. 649 § 8, 1968; Ord. 442 § 14.20)

The following are the accessory uses permitted in the I-1 district:

• A. Signs complying with the regulations governing industrial districts in Chapter 3-45 LPZC.

• B. Accessory uses and buildings customarily appurtenant to a permitted use.

• C. Living quarters determined by the zoning administrator to be necessary for surveillance purposes.

• D. Off-street parking and loading spaces in accordance with Chapter 3-20 LPZC.

• E. Fuel stations subject to the requirements of LPZC 3-10-070. (Ord. 1423, 1994; Ord. 442 § 14.30)

The following uses are intended as secondary uses in this district and are to be permitted only after the permitted uses have created a demonstrable demand for the conditional use:

• A. Public and quasi-public uses.

B. Motels, fast-food businesses, banks, personal services, or goods reasonably required for the convenience and support of occupants of uses in the surrounding I district(s).

C. Light distribution uses subject to approval of a conditional use permit when all of the following findings can be made:

1. That the proposed use will not result in occupation by light distribution uses greater than 25 percent of any individual building on site.

2. That the proposed light distribution use is consistent with the following definition:

“Light industrial” means any storage and distribution use which does not include hazardous wastes or resulting large truck usage/parking on the site. The use shall be accomplished entirely inside of the building except for incidental movement of products or materials into and out of the building to a

delivery vehicle. Size of an individual light distribution business shall generally be limited to 4,000 square feet of storage (warehouse) area and one truck delivery door.

3. That the proposed use will not generate traffic or parking demand which will negatively impact other uses in the building project site or vicinity.

4. That the delivery area for the proposed use will not be visible from I-580 or other major streets.

D. Any land use that utilizes hazardous materials shall be subject to the regulations of Chapter 3-30 LPZC. Prior to approval, it must be found that the project includes sufficient safeguards to assure that the storage and use of the hazardous materials will be an acceptable risk as defined by Chapter 3-30 LPZC. (Ord. 1376, 1992; Ord. 1230, 1987; Ord. 442 § 14.40)

The height is limited to 35 feet plus an additional foot of height for every additional foot of setback above that required, not to exceed a maximum of 45 feet of height. The height may be increased up to a maximum of 100 feet with a conditional use permit. (Ord. 442 § 14.50)

The following minimum requirements shall be observed, except where increased for conditional uses:

• A. Lot Area. Forty thousand square feet.

• B. Width. One hundred feet.

• C. Yards.

1. Front or Street Side. Thirty-five feet on major streets and 30 feet on frontage roads and interior streets.

2. Rear and Side. None, except when adjoining an R district or an OS district designated for future residential use in the general plan (unless separated by a public street), then not less than 25 feet. For buildings more than 45 feet high, the yard requirements shall be 20 feet.

D. Uses of Yard Areas. The following uses only shall be made of yard areas and then only if such uses are otherwise permissible pursuant to the provisions of this chapter:

1. Landscaping shall be regulated by the following requirements:

a. All required yards adjacent to streets shall be landscaped, except for driveways and sidewalks which are found to be necessary for the efficient use of the property.

b. In the case of a parking lot being located between the building and the street, the landscaped strip adjacent to the street, required by subsection (D)(1)(a) of this section, may be reduced by up to 10 feet, provided a landscaped strip equal to the amount of reduction is added to a landscaped planter adjacent to the street side of the building.

c. A landscaped strip of land, at least 25 feet wide, shall be maintained along any property line where an I-1 district abuts an R district or an OS district designated for future residential use in the general plan.

d. All landscaping shall be carried out in accordance with the landscaping plan approved by the city, and such landscaping shall be installed and maintained in such a manner so as to prevent the viewing of outdoor storage, parking and loading areas from contiguous residential properties insofar as is practicable.

e. In any case where the building frontage is visible from the street, a minimum five-foot landscaped strip abutting the foundation shall be included, allowing for necessary entrances.

2. Driveways.

3. Sidewalks.

4. Exterior Storage. Exterior storage shall not be allowed adjacent to a public street or freeway. Exterior storage shall be screened from the public view by a suitable fence, wall or berm not exceeding 15 feet in height, with stored material kept below the top of such screen. The exterior storage area shall not exceed 10 percent of the building area on the site. (Ord. 442 § 14.60)

The building coverage maximum shall be 40 percent. (Ord. 442 § 14.70)

The following additional conditions shall apply to an I-1 district:

A. Site plan and design review approval are required prior to the development of any site, including the construction of any buildings or the establishment of any open use.

• B. The following performance standards will be required in the district:

1. Air Pollution. All uses shall comply with regulations of the San Francisco Bay Area Air Pollution Control District.

2. Noise. No use shall be permitted which creates an ambient noise level greater than 75 decibels (dba) beyond the boundaries of the site, nor greater than 60 decibels at the boundary of an R district.

3. Vibration, Heat, Glare, Electrical Disturbance. No use shall be permitted which creates vibrations, heat, glare or electrical disturbances beyond the boundaries of the site. Lighting used to illuminate buildings, structures, uses, or parking and loading areas shall not be directed toward any public right-ofway.

4. Fire, Explosion. All uses shall provide adequate safety devices and adequate fire fighting and fire suppression equipment to protect against fire, explosion, and other hazards.

5. Solid and Liquid Wastes. No solid or liquid waste discharges, other than into a public sewage disposal system, shall be permitted. The chemical composition and volume of industrial effluent discharged shall be subject to the waste water permit requirements established by LMC Title 13, Division II. (Ord. 442 § 14.80)

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