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P25-0192, Industrial Zoning Text Amendments Planning Commission
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<br />STAFF RECOMMENDATION
<br />Staff recommends the Planning Commission adopt a resolution recommending that the City
<br />Council find the proposed text amendments to Chapter 18 Zoning of the Pleasanton Municipal
<br />Code (PMC) regarding Innovation-Based Businesses are exempt from the California
<br />Environmental Quality Act (CEQA) under Guidelines Section 15061(b)3 (common sense
<br />exemption), and approve the proposed text amendments, Case No. P25-0192, as set forth in
<br />Exhibit B.
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<br />EXECUTIVE SUMMARY
<br />The subject application proposes to amend various chapters of the PMC regarding
<br />“Innovation-Based Businesses” (IBB/IBBs) by defining them as a distinct use category and
<br />providing tailored zoning requirements that will facilitate these high -value, relatively low-impact
<br />industrial uses in appropriate locations. The proposed amendments have been developed to
<br />advance Priority 5.0 of the City’s Economic Development Strategic Plan (EDSP), which directs
<br />the City to identify zoning modifications that would help attract the Life Sciences/Biotechnology
<br />sector and other target industries to Pleasanton.
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<br />Specifically, amendments are proposed to Chapters 18.08, 18.20, 18.40, 18.48, 18.84, 18.88,
<br />18.92, and Table 18.44.080 of the PMC to: (1) modify the definition of Light Industrial; (2)
<br />establish the definition of an IBB; (3) modify Table 18.44.080 to permit or conditionally permit
<br />IBBs in the C-R(p), O, I-P, I-G, PUD-C (Johnson Drive Economic Development Zone only),
<br />PUD-C-O, PUD-I, PUD-I/C-O, and PUD-MU Districts, and the following Districts of the
<br />Hacienda PUD Area: OGPD, OPD, OMPD, CDP, IPD, MOIPD, MCOIRPD, and MCOIPD; (4)
<br />modify the Design Review requirements for: (a) industrial tenants constructing new and/or
<br />significantly modifying existing buildings, (b) industrial tenants leasing space in a previously
<br />reviewed and approved building, and (c) industrial tenants that are permitted by right within an
<br />industrial zone; and (5) modify specific and related developmen t standards for IBBs. Staff
<br />recommends that the Planning Commission review the proposed amendments to Chapter 18
<br />Zoning of the PMC and recommend that the City Council approve the proposed amendments.
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<br />BACKGROUND
<br />Pleasanton’s industrial sector plays a key role in creating quality jobs and economic vitality. In
<br />recent years, Pleasanton’s office and retail sectors have both experienced contraction and
<br />uncertainty. But meanwhile, several new light industrial sectors, collectively known as IBB,
<br />have emerged that offer new economic opportunities for Pleasanton.
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<br />While Life Sciences and Biotechnology are sectors most often thought of under IBB, it can also
<br />include other industries such as Robotics, Advanced Manufacturing, Food Tech, and similar
<br />uses. Collectively, these sectors are identified as “IBBs.” These uses are already allowed in
<br />Chapter 18 Zoning of the PMC, but currently, they are included in the Light Industrial definition,
<br />which can cause confusion and inefficiency. Unlike either Light Industrial or Heavy Industrial
<br />uses, IBBs are characterized by several features:
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<br />• Buildings often have exterior architecture similar to, or compatible with, office buildings
<br />• The interior is designed to be highly flexible to accommodate a range of uses over time,
<br />including office, lab, testing, or small-scale manufacturing
<br />• All operations take place indoors
<br />• The nature of the operations does not tend to generate noise, odor, vibrations, or other
<br />potential nuisances that extend to adjacent properties
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