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CONSIDERATIONS FOR THE WORKSHOP Staff seeks the Planning Commission's direction and feedback on the proposed project, specifically the focus topics below. The Commission may also provide direction on topics not included in the below list. Land Use The applicant is proposing to rezone the property to allow for a mix of R&D, office, and laboratory land uses. The existing retail center has suffered from lack of investment and has had difficulty maintaining tenant occupancy over the past decade. Staff believes the proposed project is an opportunity to redevelop the site with a high-quality office/commercial project consistent with other similar projects within the immediate vicinity of the mall such as Workday. As discussed in the background section, 10X Genomics is headquartered in Pleasanton, and operates existing facilities with a similar profile of use, within the city at Stoneridge Corporate Plaza (6230 Stoneridge Mall Road), and at the Koll Center. The applicant seeks to build a master planned campus that would consolidate and allow for some expansion of their existing administrative operations and R&D activities onto one site. R&D and laboratory uses are included among a broad list of uses within the "light industrial" land use classification description in the PMC. The specific nature of the applicant's proposed uses includes highly specialized, technical activities including R&D, and small-scale assembly of instruments, consumables and software for analyzing biological systems. Per the applicant, these activities occur in clean-room environments that do not involve large- or industrial-scale processes or machinery; do not produce any noise or emissions, and are relatively low in intensity from an employee density and trip generation standpoint. The City has permitted 10X Genomics' existing operations in locations that have similar zoning (PUD-C-O and PUD-I/C-O) to that proposed, and such uses have been found to be compatible with adjacent office, residential, and other uses, and have not caused negative impacts or issues. With respect to traffic, it should be noted the existing retail uses have relatively high trip generation rates, currently factored into the City's existing traffic model and related programming of traffic improvements. Thus, with the expected employee density, and lower trip generation associated with the R&D and laboratory components of the project, some expansion of overall development square footage on the site is likely to be able to be accommodated without triggering new or unanticipated traffic impacts. However, as noted, any potential traffic impacts of the project will be more fully vetted through the environmental review process. In light of the above, staff believes the proposed land uses are appropriate for the project site and this location. Discussion Point #1 1. Is the proposed rezone and the proposed land uses acceptable? Density, Amenities and Mitigations The General Plan indicates the average allowable development density/intensity, expressed as Floor Area Ratio (FAR), is 35-percent with a maximum FAR of 60-percent. The proposed project is designed up to that 60-percent threshold. To obtain that threshold, the project is required to provide sufficient amenities and/or mitigations to be incorporated into the project to justify the increased density. As described above, although the applicant is aware of this PUD-139 and P20-0973, 10X Genomics, Inc. Planning Commission 10 of 12 off Stoneridge Mall Road (ring road). Building l's service entry would be screened and integrated into the building design with access from the existing driveway off Springdale Avenue. Buildings 2 and 3 would also have an entry and drop-off point access from the existing driveway off Stoneridge Mall Road at the existing McWilliams Lane signal intersection. PUD-139 and P20-0973, 10X Genomics, Inc. Planning Commission 5of12