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• 5. What is the approval process for specific development projects within the JDEDZ? The draft JDEDZ includes a list of land uses that will be permitted by right(i.e., allowed to operate on the site, subject to set performance standards regarding traffic, parking, landscaping, design, etc.)or conditional use permit(subject to review and approval by the Planning Commission and possibly the City Council). As currently proposed within the JDEDZ: • Permitted uses include department stores, hardware stores, offices,club retail, and some restaurants which could be approved at the City staff level, but would be appealable to Planning Commission and ultimately City Council. • Conditionally permitted uses include churches,assisted living facilities, gymnasiums, and some financial services institutions. Planning Commission approval of conditional uses may be appealed to City Council. As part of the planning process,the City is also evaluating a higher level of review for some or all potential uses to allow for additional input on the part of the Planning Commission and/or City Council. This will be discussed further by two bodies as part of deliberations on the project. 6. Who is funding the various JDEDZ studies? In cities across California, including Pleasanton,the development community is expected to help pay ® for the cost of processing development proposals. To ensure that the largest property owner in the proposed EDZ contributes to the costs of the planning review process,the City signed an agreement requiring Johnson Drive Holdings I, managed by Nearon Enterprises,to pay for all consultant costs accrued by the City in evaluating the fiscal,economic,transportation,engineering,and environmental implications of the JDEDZ. To prevent property owner influence in the public planning process,the property owner turns over the necessary consultant fees to the City. Although the consultant costs are being funded by a property owner,all consultant work is being solely managed, directed, and peer-reviewed by the City. This same process is undertaken by the City for other major development projects requiring extensive technical studies. 7. Will existing businesses within the JDEDZ be affected? The JDEDZ is being developed to ensure that property owners within the JDEDZ will be able to continue leasing and operating existing businesses for as long as desired. Protecting existing businesses is a primary goal of the proposed JDEDZ,and existing land uses are"grandfathered" in as part of the overall proposal. The City is currently exploring ways to allow for some degree of expansion or replacement of existing businesses that do not conform to the uses desired as part of the JDEDZ,while still retaining the JDEDZ's redevelopment and growth potential. 3