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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. From an economic perspective,l0x Genomics is, today, among the City's largest sales tax generators. Staff was provided an opportunity to review information regarding current sales tax associated with 10x' Genomics existing facilities; the project would substantially expand 10x' business capacity, and with it, allow for a commensurate increase in sales tax. Furthermore, on a per square foot basis, 10x Genomics' existing sales tax generation is well above that of most typical retail sales tax generators in Pleasanton, by a significant margin.2 Considering the above, staff believes the proposed land uses are appropriate for the subject site and surrounding area, and the proposed PUD rezoning is appropriate. Site Plan PUD zoning allows flexibility in the development standards for a project and allows the applicant to propose project-specific development standards, including building setbacks, building height, etc. The appropriateness of these proposed development standards are analyzed on a case-by-case basis that takes into account subject site location, opportunities/constraints, proposed uses, conformance with similar development in the area or City, and any detrimental impacts to surrounding uses, etc. In this instance, the subject site is vacant, relatively large and flat, and with the exception of residential development to the south (150 feet away) and east (75 feet away), is located in an area with other large, campus-style, office/R&D or commercial development. Because of this, the applicant elected to place Building 1 on the north end of the site, closer to existing development, and away from the residential uses. This location facilitates transit, pedestrian and bicycle connection opportunities to/from the subject site, given surrounding existing and proposed off-site improvements for these activities. Additionally, it allows the applicant to repurpose and utilize the existing surface-level parking lot on the subject site in Phase I of the project and continue to direct the majority of vehicular trips to/from the subject site off Springdale Avenue and away from the nearby residential uses (some drop-off/pick-up trips would occur off Stoneridge Mall Road — ring road). Sales tax data is considered confidential information,and thus current and projected data is not provided in this Agenda Report. PUD-139 and P20-0973, 10x Genomics, Inc. Planning Commission 18 of 32 applicant has indicated concerns about the feasibility of installing this facility due to the location of a utilities joint trench along a portion of this frontage,and thus proposed the shared path indicated on the plans. Although the Class IV facility is preferred by the City Traffic Engineer,the proposed facility could also be deemed an acceptable alternative. PUD-139 and P20-0973, 10x Genomics, Inc. Planning Commission 6 of 32