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new opportunities for industrial development. Therefore, staff believes there would be
<br /> adequate remaining land in the City to accommodate industrial development opportunities
<br /> consistent with the existing General Plan land use designations; especially within the nearby
<br /> areas to the north of the project area on Commerce Circle, east of the project area on Owens,
<br /> Franklin, and Johnson Drives, and farther to the east within Hacienda.
<br /> As indicated above, the project would promote goals, policies, and programs related to
<br /> encouraging appropriate infill development, allowing reuse of vacant and underutilized parcels,
<br /> and promoting the Economic Development Strategic Plan.
<br /> Zoning and Uses
<br /> The parcels within the project area are zoned PUD-G&LI District, PUD-I/C-O District, and
<br /> I-G-40,000 District. The 12 parcels in the JDEDZ would be rezoned to PUD-C District, which
<br /> would establish a list of permitted and conditionally permitted uses that would allow a wide
<br /> range of commercial uses. The proposed list of uses (Exhibit C) do not necessarily emulate
<br /> any one existing commercial zoning district within the Pleasanton Municipal Code; rather, they
<br /> were selected to allow for commercial diversity and to promote vitality within the project area.
<br /> Each use was evaluated and selected to ensure a mix of uses with both local and regional
<br /> market draw potential to capitalize on the project area location along both local arterial streets
<br /> and regional transportation corridors. The proposed uses include, but are not limited to, club
<br /> retail, hotels, restaurants, bars and brewpubs, microbreweries, food stores, department stores,
<br /> gymnasiums, and offices. Staff believes these uses will achieve the desired commercial
<br /> character described in the project goals and objectives above and, accordingly, is
<br /> recommending approval of the proposed rezoning to PUD-C, subject to the proposed list of
<br /> uses.
<br /> As stated above, one of the primary goals of the JDEDZ is to streamline the development
<br /> review process for new land uses through both completed CEQA documentation and
<br /> staff-level review processes. Accordingly, staff is proposing the majority of the proposed uses
<br /> within the JDEDZ be permitted (as opposed to conditionally permitted), with any new
<br /> construction associated with those permitted uses subject to staff-level Design Review and
<br /> verification of compliance with the recommended design guidelines (Exhibit C). Staff believes
<br /> those uses identified as permitted do not represent uses the City would typically place
<br /> operational controls on due to significant noise, objectionable odors, or activities that could be
<br /> detrimental to the general health, safety, and welfare of the public and/or to surrounding uses.
<br /> Moreover, the recommended design guidelines would ensure desirable and attractive
<br /> buildings, adequate landscaping and site amenities, and signage criteria consistent with typical
<br /> City development standards. By approving the majority of the proposed uses as permitted and,
<br /> if necessary, subject to staff-level Design Review, the entitlement process for many types of
<br /> projects would be shortened (with potential reductions of 2-6 months off the typical approval
<br /> process). The streamlined approval is designed to incentivize the development of new
<br /> businesses within the JDEDZ — a primary objective of the proposal.
<br /> As permitted uses, applicants would simply be required to obtain approval of a zoning
<br /> certificate from the Planning Division (over the counter and typically subject to one-day
<br /> processing), and, if necessary, submit a staff-level Design Review application which are
<br /> processed in approximately two to three weeks after receipt of a complete application. Uses
<br /> that would require a Conditional Use Permit require a public hearing and typically take
<br /> approximately six to twelve weeks to process after receipt of a complete application.
<br /> P14-0852 and PUD-105, JDEDZ Planning Commission
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