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P25-0192, Industrial Zoning Text Amendments Planning Commission 3 of 14 • Although controlled substances may be used on-site, IBBs do not have the same level of safety or hazardous materials concerns as Heavy Industrial uses • Occupancy levels are typically much lower for IBB than for office uses, at about one employee per 300 to 400 square feet, compared to one per 250 square feet for office . Pleasanton is well-positioned to attract new IBBs, with a solid and diverse industrial base and approximately 5.2 million square feet of current inventory. Unfortunately, Chapter 18 Zoning of the PMC is somewhat outdated, and as a result, it may create unnecessary barriers to IBBs that may impede this type of new investment in Pleasanton. Many of the IBBs noted above have specific facility requirements and typically need to build out their new space/facilities within a very tight schedule, because of the nature of their investment/capital funding and business models. Thus, cities that can offer them expedited review, certainty, and accommodation during the approval process are much more attractive locations for investment. Conversely, IBBs avoid locating where the zoning requirements could cause unnecessary delays, uncertainty, or impose unreasonable requirements that create barriers to investment. In 2023, the City Council, as part of their adoption of the updated EDSP, approved a major initiative to attract the Life Sciences/Biotechnology sector and modernize the City’s zoning and permit process to reduce regulatory barriers for those businesses. This initiative appears as Initiative 5.1 within the EDSP. PLANNING COMMISSION DIRECTION The Planning Commission previously considered this item at their May 28, 2025, public hearing. While generally supportive in concept, as part of its ongoing review of the proposed IBB framework and related development considerations, several key questions and areas of concern were raised. The Planning Commission stated these topics/questions warranted further analysis and directed staff to provide more information regarding the following: • Height boundaries for taller buildings o Should height thresholds be determined by distance from the BART station? o Alternatively, should height thresholds be established using specific geographic boundaries? • Mapping and area suitability o Provide maps and diagrams identifying the areas/sensitive receptors of Pleasanton that could be impacted by the proposed IBB framework . o Evaluate whether IBB zoning is suitable across all identified areas, or if limitations should be applied based on context, location, compatibility with existing development, etc. • Setbacks near residential zones/existing residential development o Should additional setbacks or transitional buffers be considered, particularly in locations adjacent to existing residential zones, existing residential development, and/or other existing sensitive receptors. o Mitigate potential land use conflicts and preserve neighborhood character. • Permitted uses in Industrial (I) and Office (O) Districts Page 68 of 674