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P25-0192, Industrial Zoning Text Amendments Planning Commission 8 of 14 • At odds with zoning intent for otherwise permitted uses: If the City has already determined a use should be permitted by-right, then the zoning approval should be “ministerial”, and any related approvals should be able to be processed in a streamlined manner as possible. By requiring the applicant to go through an extensive and discretionary Design Review process when the underlying use is otherwise permitted, it undermines the original intent of some uses being allowed to be approved easily and automatically. The existing Design Review requirements are broad and extensive for commercial uses, requiring Design Review for even very minor or inconsequential exterior changes (e.g., a building color change). • Adding cost, time, and uncertainty to the applicant’s process: By making an otherwise permitted use subject to Design Review, the applicant will incur additional costs and be required to wait several additional months to go through Design Review. In addition, the process becomes discretionary, which adds uncertainty for the applicant. For example, the applicant may not have a clear idea of what type of architectural design will be acceptable to the City, and they may need to redesign their exterior to pass Design Review, thus adding further time and expense. All these factors create an obstacle that can deter businesses from locating in Pleasanton. While both factors are important to address, it is recognized the Design Review process can help ensure projects are well designed, functional, and address site-specific adjacencies; therefore, design review will remain appropriate in some situations (for example, construction of a brand-new building or a substantial addition or modification to an existing building). However, the level of such review (administrative vs. Planning Commission level) and the circumstances under which it is required should be carefully considered to avoid creating unnecessary burdens for new, desired business investment. Accordingly, the proposed Industrial Zoning updates would modify PMC Section 18.20 so all permitted uses, that would occupy new construction or require significant additions, or other more substantial modifications to existing buildings and sites, for permitted IBBs in the Industrial Zoning districts would be subject to Design Review, generally at the Zoning Administrator level, unless referred to the Planning Commission as allowed for by Chapter 18.20. Staff notes the PMC includes key performance standards and development standards, as well as various regulations around aspects such as parking, loading, landscaping, and circulation, with which all IBBs would be required to comply. 4. Adjustment to development standards for IBBs and zones where IBB is permitted or conditionally permitted: As described above, the Planning Commission requested maps and diagrams identifying the areas/sensitive receptors of Pleasanton that could be impacted by the proposed IBB framework to help 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. Those maps and diagrams are available in Exhibit C. To mitigate potential land use conflicts and preserve neighborhood character, the limitations being considered by the Planning Commission include additional setbacks or transitional buffers, particularly in locations adjacent to existing residential zones, existing residential development, and/or other existing sensitive receptors. Additionally, the Planning Page 73 of 674