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Mr. Weinstein replied that the analysis does take into account the concept of leakage as well as the reverse scenario of leakage: what the effects might be if people go to the big -box retailer on the project site and buy their shampoo and supplies there instead of at the local Lucky's or Raley's; or if they spend their dollars in the big -box retailer in Pleasanton instead of traveling to the big -box retailer in San Ramon or Livermore. He indicated that the overall belief in the firm that authored the fiscal analysis, which was then reviewed by the City's Finance Department, was that leakage would not be significant, that there would not be substantial impacts to local businesses from big -box retailer within this project. Chair Allen stated that the real answer to this concept of leakage is not clear in the Appendices and requested that the Final EIR include a little section that talks in English about the leakage analysis because this is really important. She noted that she was involved ten years ago in considering a second Home Depot going into the City, and the initial report looked at leakage in a very minimal way; and in the end, leakage ended up being a huge issue with a potential impact of 20- to 25- percent. Commissioner Nagler brought up the following scenario for staff clarification: If one of the existing industrial users, for example, Fed Ex, decides to move out of that site five years from now because it does not have enough room, as it is envisioned or as the construct has been made to exclude the future expansion of industrial uses, and as currently proposed, Fed Ex would not be able to sell that property to another industrial user; so the market would then be limited to someone who wanted to come in and put up a building or re -use the building for retail or hotel or something similar. Mr. Beaudin explained that there are non - conforming use regulations that would provide an opportunity to re -use the building or the space with a substantially similar use if that were to occur within a reasonable amount of time. He indicated that if that did not happen, the legal non - conforming status would then go away, and it would have to conform to the current zoning. Commissioner Nagler inquired if the draft of the zone is open to alteration. Mr. Beaudin replied that it will be. He explained that the use table that is designed currently to make these uses legal, non - conforming would be up for discussion through the public hearing process before this Commission as well as the City Council. Commissioner Ritter stated that he liked the idea of having a hotel in there. He indicated that Pleasanton needs some hotels, based on his understanding from his colleagues coming to town. Commissioner Piper agreed. She noted that this project will obviously bring in a lot of vitality, but she was concerned that it would take away some vitality as well from the current occupants in there, and everyone currently occupying, owning, or renting a business there would be immediately negatively impacted. PLANNING COMMISSION MINUTES, September 23, 2015 Page 14 of 19