Article 17A
Redwood City Zoning Code · 2026-06 edition · ingested 2026-07-06 · Redwood City
LII (LIGHT INDUSTRIAL INCUBATOR) DISTRICT
Sections:
17A.1 Purpose.
17A.2 Use Regulations.
17A.3 Development Standards.
17A.4 Minimum Pervious Area and Stormwater Regulations.
17A.5 Façade Composition and Architectural Regulations.
17A.1 Purpose.
The purpose of the Light Industrial Incubator Zoning District is to promote opportunities for small and expanding light industrial businesses. The district allows for the conversion of older uses into incubator spaces for small light industrial uses, including custom manufacturing, light industrial, research and development businesses, business services and limited office and complementary uses. Corporate and administrative offices are discouraged. (Ord. No. 1130-359, § 5(Exh. D), 4-8-13; Ord. No. 1130-365, § 4(Exh. A), 10-26-15)
17A.2 Use Regulations.
1. Allowed Uses. Table 17A-2 indicates the uses permitted (P), conditionally permitted with a Use Permit (C), permitted as an accessory use (A), and not permitted (—) in the Light Industrial Incubator Zoning District.
2. Uses Not Allowed. Any other use not explicitly addressed in Table 17A-2 is prohibited, except that the Zoning Administrator may permit or conditionally permit any use not addressed in Table 17A-2 if the use is determined to be a similar and/or compatible use to any use in Table 17A-2 and meets the purpose and intent of the Zoning District.
3. Outdoor Uses. All uses, unless stated otherwise, shall be conducted entirely within a building.
4. Applicable Regulations. Where the last column in the table ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use; however, provisions in other sections of this Zoning Ordinance may also apply.
| P: | Permitted by | Right | |||||
|---|---|---|---|---|---|---|---|
| Table 17A-2 | A: | Permitted as | Accessory Use | ||||
| Allowed Uses for Light Industrial Incubator | C: | Conditional Use; Use Permit Required | |||||
| Zoning District | —: | Not Allowed | |||||
| Land Use | Specific Use Regulations | ||||||
| Industry, Manufacturing & Processing, Warehousing Uses | |||||||
| Electronic Equipment Facilities | — | ||||||
| Handicraft/Custom Manufacturing | P | Accessory office uses limited to 50 percent of the gross | |||||
| floor area of | the primary use. |
90.1 (Redwood City Zoning Supp. No. 29, 1-25)
17A.2
| P: | Permitted by Right | ||||
|---|---|---|---|---|---|
| Table 17A-2 | A: | Permitted as Accessory Use | |||
| Allowed Uses for Light Industrial Incubator | C: | Conditional Use; Use Permit Required | |||
| Zoning District | —: | Not Allowed | |||
| Land Use | Specific Use Regulations | ||||
| Industrial, Limited | P | Accessory office uses limited to 50 percent of | the gross | ||
| floor area of the primary use. | |||||
| Personal Storage (Mini-Storage) | P | ||||
| Research and Development, Laboratory | P | Accessory office uses limited to 50 percent of | the gross | ||
| floor area of the primary use. | |||||
| Warehousing | P | ||||
| Office | |||||
| Administrative, Business, Finance Service | C | ||||
| Offices | |||||
| Professional and Research and Development | P/C | Permitted up to 10,000 square feet per lot. More than | |||
| Offices | 10,000 sq. ft. requires a Use Permit. | ||||
| Medical Clinic | — | ||||
| Medical Office | — | ||||
| Personal & Business Services | |||||
| Animal-Related Uses | C | ||||
| Business Services | P | ||||
| Business, Wholesale | P | ||||
| Maintenance and Repair Services | P | ||||
| Child Care Center | A | See Article 39 (Child Care Facilities) | |||
| In conjunction with adjoining business | |||||
| Child Care Center | — | ||||
| Not in conjunction with adjoining business | |||||
| Personal Services, General | A | Maximum of 2,500 square feet per lot. | |||
| Chapter 18A: Regulation of Massage Businesses | |||||
| Personal Services, Studio | P | Maximum of 2,500 square feet per lot. | |||
| Recreation, Indoor Commercial | C | ||||
| Recreation, Outdoor Commercial | — | ||||
| Health/Fitness Club | P | ||||
| Small (2,000 sq. ft. or less) | |||||
| Health/Fitness Club | C | ||||
| Large (Over 2,000 sq. ft.) | |||||
| Check Cashing | — | ||||
| Restaurants, Eating and Drinking | |||||
| Bar/Cocktail Lounge | — | ||||
| Restaurant, Drive-Through | — | ||||
| Restaurant, Fast Food, Sit-Down, Take-out- | P | Maximum of 2,500 square feet per lot. | |||
| service | |||||
| Retail | |||||
| Retail Sales, General | P/C | Maximum of 2,500 square feet per lot. More than 2,500 | |||
| square feet requires a Use Permit. | |||||
| Chapter 15, Article III: Tobacco Retail Permit | |||||
| Retail Sales, Bulk Merchandise | — | ||||
| Public or Quasi-Public Uses |
(Redwood City Zoning Supp. No. 29, 1-25)
90.2
17A.3
| P: | Permitted by Right | ||
|---|---|---|---|
| Table 17A-2 | A: | Permitted as Accessory Use | |
| Allowed Uses for Light Industrial Incubator | C: | Conditional Use; Use Permit Required | |
| Zoning District | —: | Not Allowed | |
| Land Use | Specific Use Regulations | ||
| Public or quasi-public uses, not including | C | ||
| Cultural Institutions | |||
| Schools - Public and Private | C | ||
| Cultural Institution | — | ||
| Parking lots and garages | C | ||
| Vehicle Rental, Sale, and Service Uses | |||
| Vehicle/Equipment Repair, Major | C | ||
| Vehicle/Equipment Service and Repair, Minor | P | ||
| Vehicle/Equipment Sales and Leasing | C | Limits on outdoor storage | |
| Vehicle Service Station | C | See Article 35 (Service Stations) | |
| Vehicle Parts - Retail Sales and Repair | P |
(Ord. No. 1130-359, § 5(Exh. D), 4-8-13; Ord. No. 1130-365, § 4(Exh. A), 10-26-15; Ord. No. 1130-890, § 4(Exh. A), 8-26-24)
17A.3 Development Standards.
- A. General Development Standards. Table 17A-3 prescribes the development standards for the LII Zoning District. Additional regulations are denoted in the right hand column.
| Table 17A-3 | ||||||
|---|---|---|---|---|---|---|
| Development Standards - Light Industrial | Incubator District | |||||
| Development Standard | LII District | Additional Regulations | ||||
| Building Form and Location | ||||||
| Maximum Height | 3 stories/50 ft. | Developments shall not exceed either parameter. | ||||
| The maximum height of detached parking struc- | ||||||
| tures shall not exceed one-half (½) the height of | ||||||
| the building to which they are an accessory. | ||||||
| Maximum Lot Coverage | 80% of lot area | |||||
| Minimum Yards | ||||||
| Front | 10 feet | For every 1 foot the building exceeds 35 feet in | ||||
| height, 1 additional foot of front yard shall be | ||||||
| required. Minimum front yards shall be perma- | ||||||
| nently landscaped. | ||||||
| Side | 0 feet | No side yard setback required, except when any | ||||
| lot abuts an R District on either side, it shall have | ||||||
| a side yard with a minimum width of fifteen (15) | ||||||
| feet on the side abutting such R District. Side | ||||||
| yard areas adjacent to streets shall be landscaped, | ||||||
| except for driveways and sidewalks. | ||||||
| Rear | 0 feet | No rear yard setback required, except when any | ||||
| lot abuts any R District on either side, it shall | ||||||
| have a side yard with a minimum width of fifteen | ||||||
| (15) feet on the side abutting such R District. | ||||||
| Maximum Floor Area Ratio (FAR) | 1.0 | Eligible projects may request an FAR bonus as | ||||
| described in Article 32.4: Floor Area Ratio | ||||||
| (FAR) Bonus. |
(Redwood City Zoning Supp. No. 29, 1-25)
90.3
17A.3
B. Additional Development Standards. The following additional development standards shall apply to the LII District:
Any activities or operations connected with any use in the Light Industrial Incubator Zoning District that are normally capable of creating noise, odor, glare, or dust, shall be located wholly within a completely enclosed room having no exterior entrance within fifty (50) feet of any street or adjacent property unless such entrance is completely shielded by part of the building from such street or adjacent property. A use permit may be issued to conduct these uses outside a building; otherwise, all such uses shall be conducted within a building.
Trash and refuse disposal facilities shall be enclosed by a solid hedge or tight fence no lower in height than said facilities themselves.
Outdoor equipment shall be screened from public view by a structure or landscaping, shall meet all applicable safety standards, and shall not be located within a required parking stall.
- Where property within the Light Industrial Incubator Zoning District abuts any R District, or is opposite from a site in an R District and separated therefrom by a street, alley, creek, open drainage facility, or other open area, equipment not fully enclosed within a building, including equipment mounted on the roof of a building, shall generate a noise level of sixty (60) decibels (dBA) as measured at any location on the residentially zoned property between 7:00 a.m. and 8:00 p.m., and a maximum of fifty (50) decibels (dBA) between 8:00 p.m. and 7:00 a.m.
(Ord. No. 1130-359, § 5(Exh. D), 4-8-13; Ord. No. 1130-890, § 4(Exh. A), 8-26-24)
17A.4 Minimum Pervious Area and Stormwater Regulations.
A minimum of ten percent (10%) of each lot shall be pervious area, to be composed of landscaping, vegetated open space, or permeable paving materials, consistent with the provisions of Section 32.12 of the Zoning Ordinance, as that section may be amended from time to time. All development is also subject to the requirements of Chapter 27A (Stormwater Treatment Measures and Maintenance Program) of the Municipal Code, as that chapter may be amended from time to time.
(Ord. No. 1130-359, § 5(Exh. D), 4-8-13)
17A.5 Façade Composition and Architectural Regulations.
A. Street-facing facades of all buildings shall incorporate windows, entrances, and openings providing light to adjacent spaces, rooms, and uses. Windows and openings facing streets shall constitute a minimum of the following percentage of street-facing building faces:
Forty percent (40%) at commercial ground floor uses,
Thirty percent (30%) at commercial upper floor uses,
Twenty percent (20%) at industrial ground floor uses, and
Ten percent (10%) at industrial upper floor uses.
B. For properties with property frontage along Broadway:
- At least one (1) primary entrance to a ground floor use shall face Broadway. On corner parcels, the primary entrance may face the street corner of Broadway and a secondary
90.4
(Redwood City Zoning Supp. No. 29, 1-25)
17A.5
- street. Interior space shall be arranged to orient toward that entrance as the primary entrance. Signage or other means shall be used to direct persons toward that entrance.
Connections between on-site walkways and the public sidewalk on Broadway shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage. Such walkway shall be the shortest practical distance between the primary entry and sidewalk, generally no more than one hundred twenty-five percent (125%) of the straight line distance.
No street frontage wall along Broadway may run in a continuous plane for more than twenty (20) feet without an opening. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three (3) feet deep. Exceptions are subject to approval by the responsible review authority.
ll along Broadway may run in a continuous plane for more than twenty (20) feet without an opening. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three (3) feet deep. Exceptions are subject to approval by the responsible review authority.
C. The design of new infill development shall respect, complement, and be compatible with the scale, style, theme, and design of surrounding buildings.
(Ord. No. 1130-359, § 5(Exh. D), 4-8-13)
90.5
(Redwood City Zoning Supp. No. 29, 1-25)