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Res 24-003RESOLUTION NO. 24-003 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF POWAY, CALIFORNIA, APPROVING SPECIFIC PLAN AMENDMENT 24-0001, A REQUEST TO AMEND THE SOUTH POWAY SPECIFIC PLAN TO ALLOW BATTERY STORAGE FACILITIES AND BATTERY ENERGY STORAGE SYSTEMS AS CONDITIONALLY PERMITTED USES IN THE LIGHT INDUSTRIAL LAND USE DESIGNATION WHEREAS, the City of Poway wishes to protect and preserve the public safety, health, welfare, and quality of development within the South Poway Specific Plan (Specific Plan) area, as well as the quality of life throughout the City, through effective land use and planning; WHEREAS, Chapter 17.47 (Specific Plan Regulations) of Title 17 (Zoning Development Code) of the Poway Municipal Code (PMC) provides for the preparation, adoption and amendment of specific plans in accordance with section 65450, et seq., of the California Government Code (Article 8, Specific Plans); WHEREAS, the City has received several applications for battery storage uses in the Specific Plan area over the past several years, which is a relatively new use that is not specifically defined in the Specific Plan; WHEREAS, the City is aware of the potential dangers associated with certain battery storage uses, including risk of catastrophic fire, such as the reports of: (i) a fire aboard the Conception, a commercial scuba diving vessel, that killed 34 of the 39 people onboard and was caused by a charging lithium -ion battery; (ii) an explosion at a 2-MW battery storage facility in Surprise, Arizona, which injured four firefighters; and (iii) a fire at a battery factory producing lithium -ion batteries in Richmond, Kentucky; WHEREAS, currently, battery storage facilities are not a specifically designated use within the Specific Plan land use table, and to date, City staff has interpreted the existing "public utility electric transmission and distribution substations" to include private battery storage projects, which is a permitted use in the Specific Plan's Light Industrial land use designation; WHEREAS, after further study, the City wishes to make battery storage facilities a conditionally permitted use within the Light Industrial designation of the Specific Plan in order to impose conditions specific to, and to mitigate, potential unique impacts of battery storage projects, as well as provide the City Council with discretion to deny approval where such projects are proposed in inappropriate locations or for a variety of other reasons; and WHEREAS, California Environmental Quality Act (CEQA) does not apply to this Specific Plan amendment, because it is not a "project" and has no potential to result in a direct or reasonably foreseeable indirect physical change to the environment. (Cal. Pub. Res Code §21065; 14 Cal. Code Regs. § 15378.) Further, this Resolution is exempt from CEQA because there is no possibility that this resolution or its implementation would have a significant negative effect on the environment. (14 Cal. Code Regs. § 15061(b)(3)). Resolution No. 24-003 Page 2 NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows: SECTION 1: The foregoing recitals are true and correct, and incorporated into this Resolution by this reference, as if fully set forth herein. SECTION 2: The City Council amends Table 1 — Industrial Park and Light Industrial Use Matrix, found on pages 32 to 38 of the Specific Plan, as shown in redline and clean version on Exhibits A and B hereto. SECTION 3: The following definitions are added to Chapter 2 — Definitions, on Specific Plan, page 2, as follows: "Battery Energy Storage System" means one or more devices, assembled together, capable of storing energy in order to supply electrical energy at a future time, not to include a stand-alone 12 -volt car battery or an electric motor vehicle. "Battery Storage Facility" means a structure or facility in which one or more battery cells, used for storing electrical energy to supply outside of the facility at a later time, is housed, including the use of a Battery Energy Storage System. Battery Storage Facilities are typically privately owned and operated but have contracts to store and/or provide electrical energy to regulated public utilities. SECTION 4: The City Council finds that this Specific Plan Amendment is consistent with the purposes of PMC Chapter 17.47 — Specific Plan Regulations, the City's General Plan, and all other development policies of the City. SECTION 5: This Resolution shall take effect upon the date of its adoption but shall not apply to any battery storage projects in the Specific Plan area where a complete application has been filed with the City. Resolution No. 24-003 Page 3 PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Poway, California on the 6th day of February, 2024, by the following vote, to wit: AYES: DE HOFF, EDMONDSON, PEPIN, FRANK, VAUS NOES: NONE ABSTAINED: NONE ABSENT: NONE DISQUALIFIED: NONE Steve Vaus, Mayor ATTEST: Resolution No. 24-003 Page 4 Exhibit A Table 1 — Industrial Park and Light Industrial Use Matrix (Redline) TABLE 1 — INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX USE IP LI or LI/S A. MANUFACTURING 1. Agricultural packinghouses, metal forging, fireworks/ X X explosives, refining, rendering, hazardous chemicals/materials manufacturing, tire retreading, recapping, and manufacturing, mobile home manufacturing, paint manufacturing, stockyards or slaughter of animals. 2. Custom Manufacturing. Activities typically include, but are P P not limited to: manufacturing, processing, assembling, packaging, treatment or fabrication of custom made products. These types of business establishments do not utilize raw materials for their finished products, but rather, may utilize semi -finished type of manufactured materials for their custom made -to -order products. The finished products from these business establishments are ready for use or consumption. Such uses may include, but are not limited to: jewelry; household furniture; art objects; apparel products; small instruments (musical, electrical or photographic); stationery, and related products; signs and advertising displays; stained glass products; leather products; and assembly of bicycle parts. The uses do not produce odors, noise, vibration or particulates that would adversely affect uses in the same structure or on the same site. 3. Light Manufacturing. Activities typically include, but are not P P limited to: labor-intensive manufacturing, assembly, fabrication or repair processes that do not involve large container truck traffic or the transport of large-scale bulky products. The new product may be finished in the sense that it is ready for use or consumption or it may be semi- finished to become a component for further assembly and packaging. Such uses may include, but are not limited to: electronic microchip assembly; printing, publishing, and allied industries; candy and other confectionery products; bottled or canned soft drinks and carbonated water; Resolution No. 24-003 Page 5 TABLE 1 — INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX USE IP LI or LI/S apparel and other finished products; paper board containers and boxes; drugs; small fabricated metal products such as hand tools, general hardware, architectural and ornamental metal work and toys, amusement, sports and athletics goods. The activities do not produce odors, noise, vibration, hazardous waste materials, or particulates that would adversely affect other uses in the structure or on the same site. 4. Medium Manufacturing. Activities typically include, but are X P not limited to: manufacturing, compounding of materials, processing, assembly, packaging, treatment or fabrication of materials and products that require frequent large container truck traffic, or the transport of heavy, bulky items. The new products are semi -finished to be a component for further manufacturing, fabrication, and assembly. Such uses may include, but are not limited to: canned food; textile products; furniture and fixtures; converted paper and paper board products; plastic products made from purchased rubber, plastic or resin; fabricated metal products made from sheet metal; electrical and electronic machinery, equipment and supplies; and office, computing, and accounting machines. These activities may produce noise, odors, vibrations, illumination or particulates that affect the persons conducting business in the vicinity. B. OFFICE PROFESSIONAL, DESIGN AND RESEARCH 1. Administrative and Office. Activities typically include, but P X are not limited to: executive management, administrative or clerical uses of private, profit -oriented firms other than public utility firms. Uses typically include, but are not limited to: corporate headquarters, branch offices, and data storage centers. 2. Contractor's offices with no storage of equipment or trucks. P P 3. Professional and Design Services. Activities typically P X include, but are not limited to: the provision of advice, design, information or consultation of a professional nature. Uses typically include, but are not limited to: Resolution No. 24-003 Page 6 TABLE 1 — INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX USE IP LI or LI/S architects, engineers, lawyers, accountant and advertising offices, and a planning or educational research service. Excluded are dental, medical, and chiropractic offices. 4. Research Services. Activities typically include, but are not P P limited to: research, design, analysis, development and/or testing of a product. Uses typically include, but are not limited to: testing laboratories, acoustical chambers, wind tunnels, and mainframe computer services. Such uses do not promote odors, noise, vibration or particulates that would adversely affect uses in the same structure or on the same site. C. WHOLESALE STORAGE AND DISTRIBUTION 1. Auction houses. X C 2. Bulk oil/fuel storage tanks. C C 3. Light Wholesale, Storage and Distribution. Activities P P typically include, but are not limited to: wholesaling, storage and warehousing services and storage and wholesale to retailers from the premises of finished goods and food products, excluding hazardous materials, fuels or chemicals. Activities under this classification shall be conducted in enclosed buildings and occupy fifty thousand (50,000) square feet or less of building space. 4. Medium Wholesale, Storage and Distribution. Activities X P typically include, but are not limited to: wholesale, storage, and warehousing services; moving and storage services; storage and wholesaling of finished goods and food products from the premises to retailers; and distribution facilities for large-scale retail firms, and excluding hazardous materials, fuels or chemicals. Activities under this classification shall be conducted in enclosed buildings and occupy greater than fifty thousand (50,000) square feet of building space. Included are multi -tenant and speculative buildings with over fifty thousand (50,000) square feet of warehouse space. Resolution No. 24-003 Page 7 TABLE 1 — INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX USE IP LI or LI/S 5. Public Storage. Activities include mini -warehouse with or X P without ancillary recreational vehicle storage, for the rental or lease of small-scale, enclosed storage units, and/ or parking spaces, primarily to individuals rather than firms or organizations. Activities to store household items, other than storage operations, are not allowed on the premises. Where twenty-four hour on -site surveillance is necessary, a caretaker's residence may be permitted when approved with a conditional use permit. 6. Outdoor storage, including, but not limited to, contractors' X P yards subject to the standards contained in Section IV.C.8 of this Chapter. 7. Storage of fuels and hazardous chemicals shall be P P permitted subject to City of Poway regulations where such storage is necessary to support the primary use on -site. No warehousing or distribution of fuel or hazardous chemicals shall be permitted except as otherwise permitted in this section. 8. Truck or automobile fleet storage. M M 9. Warehousing or distribution of hazardous materials/ X C chemicals, fuels, warehoused and distributed as packaged when received. 10. Wholesale bakeries. X P D. MATERIALS RECOVERY FACILITIES 1. Asphalt concrete batch plants (except as temporary uses X X as described in Volume One and as otherwise permitted herein). 2. Cement products, ready -mix plants, asphalt batch plants P P as temporary uses as called out in the Gravel Resources section of the South Poway Planned Community Development Plan (Volume 1). Resolution No. 24-003 Page 8 TABLE 1 — INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX USE IP LI or LI/S 3. Temporary sand and gravel aggregate processing facilities M M for processing materials during rough grading operations. E. CIVIC USES 1. Bicycle trails, pedestrian/jogging trails and staging areas, P P public transit stops. 2. City governmental services and facilities such as fire P P stations, firefighting training towers, police stations and other facilities. 3. Cogeneration plants producing 2 mega -watts or less. P P 4. Day care center. C C 5. Other governmental services and facilities. C C 6. Public utility electric transmission and distribution X P substations. F. COMMERCIAL USES 1. Automotive and truck repair —major, provided all activities X C and storage occur within an enclosed building unless the property has a land use designation of Light Industrial/Storage (LI/S). 2. Building material/lumber yards, contractors' yards, X C provided the property has a land use designation of Light Industrial/Storage (LI/S). 3. Commercial uses except for Industrial Support Services for X X up to 10 percent of the gross floor area of each building, or Retail Outlets as an accessory use for up to 25 percent of the gross floor area of each building. 4. Commercial laundries. X P 5. Industrial Support Services. These support services shall P P not occupy a freestanding structure, shall be oriented away from the major public right-of-way, and shall support the primary tenant of the building or be local -serving uses. The Resolution No. 24-003 Page 9 TABLE 1 — INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX USE IP LI or LI/S permitted support services include; data processing services; office furniture and office equipment display, sales and service; cleaning and dying works, laundry and dry cleaners; certified public accountants, tax accountants, engineers, surveyors, drafting, blueprinting and photocopying, commercial printers, office supply establishment, including stationer, addressing, secretarial and telephone answering services; pharmacies (sale of drugs, medicine and medical supplies only); medical appliance sales; restaurants; and travel bureaus. 6. Music recording/rehearsal studios X P 7. Recreation vehicle, motorcycle, off -road vehicle, and X C watercraft sales and ancillary service (not including automotive vehicle sales). 8. Sales, rental, or repairs of prefabricated structures X C provided the property is designated Light Industrial/Storage (LI/S). 9. Trade schools (all activities shall occur within an enclosed P P building). 10. Wireless communications facility: a. Monopole. C C b. Roof mounted, greater than six feet in height or no C C screening provided. C. Fagade-mounted to an existing building or water P P reservoir or roof -mounted less than six feet in height and screened from view. Subject to the approval of a Minor Development Review Permit pursuant to Chapter 17.52 of the Poway Municipal Code. 11. Battery Storage Facility G. RECREATIONAL USES 1. Athletic and health club. X C Resolution No. 24-003 Page 10 TABLE 1 — INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX USE IP LI or LI/S 2. Indoor recreational uses within a building of 5,000 square feet r less, (except athletic and health clubs) such as batting cages, archery ranges and marksman ranges. M M 3. Indoor recreational uses within a building of over 5,000 square feet (except athletic and health clubs). C C 4. Sports facilities and parks. C C 5. Golf practice facility/micro golf course. X C 6. Outdoor amphitheater. X X H. RESIDENTIAL AND INSTITUTIONAL USES 1. Churches. X X 2. Clubs and lodges. X X 3. Convalescent care facilities. X X 4. Hospitals. X X 5. Hotels or motels and similar uses offering lodging to guests. X X 6. Mobile home parks. X X 7. Residential dwellings. X X 8. School, public or private (excluding trade school). X X I. ACCESSORY USES 1. The following on -premise accessory uses shall be permitted as shown below: a. In -plant cafeteria, gymnasium/showers and day care facilities that are only intended to serve employees and others affiliated with the primary uses of the premises. P P Resolution No. 24-003 Page 11 TABLE 1 — INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX USE IP LI or LI/S b. Retail Outlets for research, development, P P manufacturing or warehouse uses where such retail use is accessory to the primary industrial use and does not exceed 25 percent of the gross floor area of each building. These retail outlets shall not occupy a freestanding structure and shall support the primary tenant of the building. C. Pushcarts for sale of such items as coffee, ice M M cream, hot dogs and popcorn located on private property. d. Gas regulators and communications equipment P P buildings developed in accordance with development plans approved for the parcel. Resolution No. 24-003 Page 12 Exhibit B Table 1 — Industrial Park and Light Industrial Use Matrix (Clean) TABLE 1 — INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX USE IP LI or LI/S A. MANUFACTURING 1. Agricultural packinghouses, metal forging, fireworks/ X X explosives, refining, rendering, hazardous chemicals/materials manufacturing, tire retreading, recapping, and manufacturing, mobile home manufacturing, paint manufacturing, stockyards or slaughter of animals. 2. Custom Manufacturing. Activities typically include, but are P P not limited to: manufacturing, processing, assembling, packaging, treatment or fabrication of custom made products. These types of business establishments do not utilize raw materials for their finished products, but rather, may utilize semi -finished type of manufactured materials for their custom made -to -order products. The finished products from these business establishments are ready for use or consumption. Such uses may include, but are not limited to: jewelry; household furniture; art objects; apparel products; small instruments (musical, electrical or photographic); stationery, and related products; signs and advertising displays; stained glass products; leather products; and assembly of bicycle parts. The uses do not produce odors, noise, vibration or particulates that would adversely affect uses in the same structure or on the same site. 3. Light Manufacturing. Activities typically include, but are not P P limited to: labor-intensive manufacturing, assembly, fabrication or repair processes that do not involve large container truck traffic or the transport of large-scale bulky products. The new product may be finished in the sense that it is ready for use or consumption or it may be semi- finished to become a component for further assembly and packaging. Such uses may include, but are not limited to: electronic microchip assembly; printing, publishing, and allied industries; candy and other confectionery products; bottled or canned soft drinks and carbonated water; Resolution No. 24-003 Page 13 TABLE 1 — INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX USE IP LI or LI/S apparel and other finished products; paper board containers and boxes; drugs; small fabricated metal products such as hand tools, general hardware, architectural and ornamental metal work and toys, amusement, sports and athletics goods. The activities do not produce odors, noise, vibration, hazardous waste materials, or particulates that would adversely affect other uses in the structure or on the same site. 4. Medium Manufacturing. Activities typically include, but are X P not limited to: manufacturing, compounding of materials, processing, assembly, packaging, treatment or fabrication of materials and products that require frequent large container truck traffic, or the transport of heavy, bulky items. The new products are semi -finished to be a component for further manufacturing, fabrication, and assembly. Such uses may include, but are not limited to: canned food; textile products; furniture and fixtures; converted paper and paper board products; plastic products made from purchased rubber, plastic or resin; fabricated metal products made from sheet metal; electrical and electronic machinery, equipment and supplies; and office, computing, and accounting machines. These activities may produce noise, odors, vibrations, illumination or particulates that affect the persons conducting business in the vicinity. B. OFFICE PROFESSIONAL, DESIGN AND RESEARCH 1. Administrative and Office. Activities typically include, but P X are not limited to: executive management, administrative or clerical uses of private, profit -oriented firms other than public utility firms. Uses typically include, but are not limited to: corporate headquarters, branch offices, and data storage centers. 2. Contractor's offices with no storage of equipment or trucks. P P 3. Professional and Design Services. Activities typically P X include, but are not limited to: the provision of advice, design, information or consultation of a professional nature. Uses typically include, but are not limited to: Resolution No. 24-003 Page 14 TABLE 1 — INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX USE IP LI or LI/S architects, engineers, lawyers, accountant and advertising offices, and a planning or educational research service. Excluded are dental, medical, and chiropractic offices. 4. Research Services. Activities typically include, but are not P P limited to: research, design, analysis, development and/or testing of a product. Uses typically include, but are not limited to: testing laboratories, acoustical chambers, wind tunnels, and mainframe computer services. Such uses do not promote odors, noise, vibration or particulates that would adversely affect uses in the same structure or on the same site. C. WHOLESALE STORAGE AND DISTRIBUTION 1. Auction houses. X C 2. Bulk oil/fuel storage tanks. C C 3. Light Wholesale, Storage and Distribution. Activities P P typically include, but are not limited to: wholesaling, storage and warehousing services and storage and wholesale to retailers from the premises of finished goods and food products, excluding hazardous materials, fuels or chemicals. Activities under this classification shall be conducted in enclosed buildings and occupy fifty thousand (50,000) square feet or less of building space. 4. Medium Wholesale, Storage and Distribution. Activities X P typically include, but are not limited to: wholesale, storage, and warehousing services; moving and storage services; storage and wholesaling of finished goods and food products from the premises to retailers; and distribution facilities for large-scale retail firms, and excluding hazardous materials, fuels or chemicals. Activities under this classification shall be conducted in enclosed buildings and occupy greater than fifty thousand (50,000) square feet of building space. Included are multi -tenant and speculative buildings with over fifty thousand (50,000) square feet of warehouse space. Resolution No. 24-003 Page 15 TABLE 1 — INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX USE IP LI or LI/S 5. Public Storage. Activities include mini -warehouse with or X P without ancillary recreational vehicle storage, for the rental or lease of small-scale, enclosed storage units, and/ or parking spaces, primarily to individuals rather than firms or organizations. Activities to store household items, other than storage operations, are not allowed on the premises. Where twenty-four hour on -site surveillance is necessary, a caretaker's residence may be permitted when approved with a conditional use permit. 6. Outdoor storage, including, but not limited to, contractors' X P yards subject to the standards contained in Section IV.C.8 of this Chapter. 7. Storage of fuels and hazardous chemicals shall be P P permitted subject to City of Poway regulations where such storage is necessary to support the primary use on -site. No warehousing or distribution of fuel or hazardous chemicals shall be permitted except as otherwise permitted in this section. 8. Truck or automobile fleet storage. M M 9. Warehousing or distribution of hazardous materials/ X C chemicals, fuels, warehoused and distributed as packaged when received. 10. Wholesale bakeries. X P D. MATERIALS RECOVERY FACILITIES 1. Asphalt concrete batch plants (except as temporary uses X X as described in Volume One and as otherwise permitted herein). 2. Cement products, ready -mix plants, asphalt batch plants P P as temporary uses as called out in the Gravel Resources section of the South Poway Planned Community Development Plan (Volume 1). Resolution No. 24-003 Page 16 TABLE 1 — INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX USE IP LI or LI/S 3. Temporary sand and gravel aggregate processing facilities M M for processing materials during rough grading operations. E. CIVIC USES 1. Bicycle trails, pedestrian/jogging trails and staging areas, P P public transit stops. 2. City governmental services and facilities such as fire P P stations, firefighting training towers, police stations and other facilities. 3. Cogeneration plants producing 2 mega -watts or less. P P 4. Day care center. C C 5. Other governmental services and facilities. C C 6. Public utility electric transmission and distribution X P substations. F. COMMERCIAL USES 1. Automotive and truck repair —major, provided all activities X C and storage occur within an enclosed building unless the property has a land use designation of Light Industrial/Storage (LI/S). 2. Building material/lumber yards, contractors' yards, X C provided the property has a land use designation of Light Industrial/Storage (LI/S). 3. Commercial uses except for Industrial Support Services for X X up to 10 percent of the gross floor area of each building, or Retail Outlets as an accessory use for up to 25 percent of the gross floor area of each building. 4. Commercial laundries. X P 5. Industrial Support Services. These support services shall P P not occupy a freestanding structure, shall be oriented away from the major public right-of-way, and shall support the primary tenant of the building or be local -serving uses. The Resolution No. 24-003 Page 17 TABLE 1 — INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX USE IP LI or LI/S permitted support services include; data processing services; office furniture and office equipment display, sales and service; cleaning and dying works, laundry and dry cleaners; certified public accountants, tax accountants, engineers, surveyors, drafting, blueprinting and photocopying, commercial printers, office supply establishment, including stationer, addressing, secretarial and telephone answering services; pharmacies (sale of drugs, medicine and medical supplies only); medical appliance sales; restaurants; and travel bureaus. 6. Music recording/rehearsal studios X P 7. Recreation vehicle, motorcycle, off -road vehicle, and X C watercraft sales and ancillary service (not including automotive vehicle sales). 8. Sales, rental, or repairs of prefabricated structures X C provided the property is designated Light Industrial/Storage (LI/S). 9. Trade schools (all activities shall occur within an enclosed P P building). 10. Wireless communications facility: a. Monopole. C C b. Roof mounted, greater than six feet in height or no C C screening provided. C. Fagade-mounted to an existing building or water P P reservoir or roof -mounted less than six feet in height and screened from view. Subject to the approval of a Minor Development Review Permit pursuant to Chapter 17.52 of the Poway Municipal Code. 11. Battery Storage Facility X C G. RECREATIONAL USES 1. Athletic and health club. X C Resolution No. 24-003 Page 18 TABLE 1 — INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX USE IP LI or LI/S 2. Indoor recreational uses within a building of 5,000 square feet r less, (except athletic and health clubs) such as batting cages, archery ranges and marksman ranges. M M 3. Indoor recreational uses within a building of over 5,000 square feet (except athletic and health clubs). C C 4. Sports facilities and parks. C C 5. Golf practice facility/micro golf course. X C 6. Outdoor amphitheater. X X H. RESIDENTIAL AND INSTITUTIONAL USES 1. Churches. X X 2. Clubs and lodges. X X 3. Convalescent care facilities. X X 4. Hospitals. X X 5. Hotels or motels and similar uses offering lodging to g uests. X X 6. Mobile home parks. X X 7. Residential dwellings. X X 8. School, public or private (excluding trade school). X X I. ACCESSORY USES 1. The following on -premise accessory uses shall be permitted as shown below: a. In -plant cafeteria, gymnasium/showers and day care facilities that are only intended to serve employees and others affiliated with the primary uses of the premises. P P Resolution No. 24-003 Page 19 TABLE 1 — INDUSTRIAL PARK AND LIGHT INDUSTRIAL USE MATRIX USE IP LI or LI/S b. Retail Outlets for research, development, P P manufacturing or warehouse uses where such retail use is accessory to the primary industrial use and does not exceed 25 percent of the gross floor area of each building. These retail outlets shall not occupy a freestanding structure and shall support the primary tenant of the building. C. Pushcarts for sale of such items as coffee, ice M M cream, hot dogs and popcorn located on private property. d. Gas regulators and communications equipment P P buildings developed in accordance with development plans approved for the parcel.