RES 01063 - Laserfiche WebLink

~siness park, uses which may have more broad benefit thun another office use, so it initiated a study of alternative uses to the offiqe use propo~sed. The appelian~ believes the proposed use is the 'highest and best use" for the site and has huentiOnally designed a prominent building for the site. The appellant points out in its letter ~ppealtng the Planning Commission's decision, that it intends to attract "business-serving' office uses, such as financial, legal, and real estate. It also has submitted a letter from Colliers Internationul, a commercial broker, which argues in favor of office use for the site. Staff ~grees that market forces have indicated that at least the Pedro's restaurant concept could ~ thrive at ~ site, and the offi~ market is flotlrishing. However, in zoning property the City is not r~luired to allow the "highest and best use" at every site. The goal of zoning is broader, seeking to provide sites which together achieve a land use rni~ which provides for the ~reatest public benefit, The Plnnning Commission did not presume to know the wright" answer for the land use at this site. It, however, did feel that land uses which could be more complementary to the predominant office uses should be explored. Staff notes that the business-serving office uses described by the appellant are not the only office users allowed under the present zoning; the entire building could be leased to a basic employment office user. To ]imlt office uses to the service variety would require a rezoning. The Planning Comralssion action would set in place a process to evaluate the existing and other allowable The ilformation provided by the appellant is not the neutral, objective economic feasibility study initiated by the Plamfing Cornmi~sion. Staff believes it is accurate in its observations. l-Iow~ver, ~ all commercial/office properties in Pleasanton operating at very low vacancies (less than 5%), it is certainly as possible that one or more other commercial restaurant or other uses could flourish here as well. If the City Council has a concern over the office use at Ibis si~e, staff believes the City should use a neutral-party, focused economic feasibility study to assist in reviewing land uses for the site. However, if the Council remains satisfied with the policy direction of the existing zoning, no such review would be necessary. As for the traffic issues, the is'sues surrounding them are discussed fully in the Planning Commission staff reporL The attached new letter from TIKIVl discussing the effectiveness.of the proposed TSM program points to the extensive TSM measures in place in Hacienda Park. However, sil~e the curtailment of the City's annual survey, it is not fully known how effective these measures are. The City's traffic model, developed after much analysis and meant to apply to a broad range of office uses, takes into account significant TSM effectiveness in its assumed trip rate. Staff also notes that the office uses being sought by the 'appellant are typically more difficult than large office users to encourage use of alternative transportation modes. Staff continues to note that traffic at the sensitive peak times and SRO 1:069 Page 4