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Commissioner O'Connor stated that he did not know how fast staff can do this within this comment period, but if it would be beneficial to have some community meetings for at least those two or three neighborhoods that are so close to this project to hear what they have to say and to make sure that they all understand what could be coming. Commissioner Ritter agreed. He stated that the Planning Commission always gets into the nuts and bolts of the zoning and layout of a project, but there are other committees and commissions, such as the Economic Vitality Committee, that work on promoting all the things the City needs to make it one of the top cities in the world. He added that staff also needs to start utilizing some of the other volunteers that are working with the City to help promote that, whether it be social media, newspaper ads, or community meetings, to make sure that people are educated; for example, for issues such as the stall time for that stop light, this would take the heat off of the fact that people have to wait 10 extra seconds at that stop light. Mr. Weinstein stated that the point is well -taken and that staff will sit down and strategize the different ways to outreach to folks. Commissioner Nagler referred to the industrial use question and stated that the proposal clearly skews towards retail consumer groups and hotel and office use and inquired if that is because that is what the landowner is proposing or what the City considers to be the best, highest use of this land. Commissioner O'Connor also inquired if that is the retail that is proposed, if the thinking is mostly big -box, larger retailers, as opposed to a strip mall, to be most compatible with the current uses that are there. Mr. Weinstein replied that it is all of the above. He explained that this is not a project; it is a program, so no specific uses, no specific buildings, and no parking facilities are proposed at this point. He indicated that staff worked with the property owners and City consultants and looked at the list of conditionally permitted and permitted uses in conjunction with the proposed rezoning for the site, and considered what reasonable development scenario could happen with the new land use regulations that are being put in place as part of this economic development zone, and that is how they came up with the square footage and composition of uses that are analyzed in the EIR. He noted that uses that are less intensive than that could happen, and uses that are more intensive than that could probably also happen, but the likelihood of that is not very good. He added that they wanted to make sure that the uses they identified here, which include big -box retail as well as other types of retail and commercial, represent a reasonable worst -case scenario that does not under - estimate the noise, traffic, and air quality impacts that would be generated from the project, but the specific types of uses, whether lower -scale retail, big -box retail, or more office space has not been determined at this point. Commissioner O'Connor referred to the analysis of the reasonable worst -case scenario and inquired if the economic analysis took into account the impact that a couple of big -box stores might have on the existing smaller stores in the City that would sell similar products. PLANNING COMMISSION MINUTES, September 23, 2015 Page 13 of 19