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Zoning and Uses The parcels within the project area are zoned PUD-G&LI District, PUD-I/C-O District, and I -G-40,000 District. The 12 parcels in the JDEDZ would be rezoned to PUD -C District, which would establish a list of permitted and conditionally permitted uses that would allow a wide range of commercial uses. The proposed uses, as revised by the Planning Commission (Attachment 4, Exhibit A) do not emulate any one existing commercial zoning district within the Pleasanton Municipal Code; rather, they were selected to emphasize retail uses within the project area, allow for commercial diversity, and promote vitality within the project area. Each use was also evaluated and selected to ensure a mix of uses that would be attractive in both the local and regional market, and that would capitalize on the JDEDZ's network of arterial and regionally -significant roadways. The proposed uses include, but are not limited to club retail, hotels, restaurants, bars and brewpubs, microbreweries, food stores, department stores, gymnasiums, and offices. Staff believes these uses will achieve the desired commercial character described in the project goals and objectives above and, accordingly, is recommending approval of the proposed rezoning to PUD -C, subject to the proposed list of uses, as revised by the Planning Commission, in Attachment 4, Exhibit A. As stated above, one of the primary goals of the JDEDZ is to streamline the development review process for new land uses through both completed CEQA documentation and staff -level review processes. Accordingly, the proposed uses that would be most critical to generating economic activity in the area (primarily retail uses) would be permitted (as opposed to conditionally permitted), with any new construction associated with those permitted uses subject to staff -level Design Review and verification of compliance with the recommended design guidelines (Attachment 4, Exhibit B). Staff believes that those uses identified as permitted do not represent uses the City would typically want to place operational controls on due to significant noise, objectionable odors, or activities that could be detrimental to the general health, safety, and welfare of the public and/or to surrounding uses. Moreover, the recommended design guidelines would ensure desirable and attractive buildings, adequate landscaping and site amenities, and signage criteria consistent with typical City standards. By approving certain uses as permitted and allowing new buildings to be review under a staff -level Design Review process (subject to compliance with detailed design guidelines), the entitlement process for many types of projects would be shortened (with potential reductions of 2-6 months off the typical approval process). The streamlined approval process is designed to incentivize the development of new businesses within the JDEDZ — a primary objective of the proposal. As permitted uses, applicants would simply be required to obtain approval of a zoning certificate from the Planning Division (over the counter and typically subject to one -day processing), and, if necessary, submit a staff -level Design Review application which would generally be processed in approximately two to three weeks after receipt of a complete application. Conversely, those uses that would require a Conditional Use Permit and Planning Commission -level Design Review require a public hearing and typically take approximately six to twelve weeks to process after receipt of a complete application. Page 8 of 22