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26 <br /> <br />3.3.3.2.2.4. Identify "business livability" as an important place characteristic for <br />business and industrial districts , as means to attract, recruit and retain <br />talented and entrepreneurial businesses and employees in an innovation- <br />driven economy. This would include the availability of a variety of eating <br />places including business class restaurants for luncheons and meetings, high <br />quality lodging for visiting clients and partners, and business and personal <br />services in a clustered and walkable format. It would include mobility <br />options such as convenient transit, carshare, and safer and more bikeable <br />and walkable streets, both day and night. It would also identify the <br />incremental creation of an improved public realm and sense of place in <br />workplace districts with an improved streetscape hierarchy, urban greening, <br />"complete streets" and improvement of building facades and property <br />frontages. Such measures will also be likely to attract residents and others <br />from neighborhoods outside the business areas, thereby reducing the <br />longstanding isolation of the industrial areas and strengthening their care <br />and integration into a more "complete community." <br /> <br />3.3.3.2.2.5. Identify the "Boulevards and Back Streets" development pattern within <br />the Industrial Districts - (Fig. 14, 15, 16, & 17) differentiating between major <br />through-street corridors (Boulevards) and smaller cul-de-sacs and side <br />streets (Back Streets) as a basis for focused development policies and zoning <br />modifications. <br /> <br />3.3.3.2.2.6. Continue to protect industrial land use, though with a broader inclusion of <br />compatible workplace district uses. Enable upper story office and <br />workspace use only at the Merced Street Business Activity Center (a.k.a. <br />Kaiser North site). Also, ensure the permitting of new mixed manufacturing <br />uses and formats throughout the district that are arising as part of urban <br />innovation. <br /> <br />3.3.3.2.2.7. At "Back Streets" locations with clusters of small increment parcelization, <br />consider modifying land use and zoning to enable live -work manufacturing <br />and live-work craft studios (Figs. 15 & 17) to attract and support more <br />creative and entrepreneurial business operations. A possible example <br />location would be the approximately one-block length of Timothy Drive <br />between Williams Street and the boundary between residential and <br />industrial uses to the north. <br /> <br />3.3.3.2.2.8. Outline the purpose and potential for future form-based regulations to <br />strengthen investment reliability in the industrial areas, focus more on <br />development performance to potentially allow greater use flexibility, and <br />complement public realm investments and improvements. <br />