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Chair Allen questioned if the operational cost assumptions for this project have been scrutinized. She noted that she just could not believe that with the amount of trucks and semi - trucks traffic, road maintenance was projected to cost somewhere between $30,000 and $40,000 a year on operational costs for the full buildout. She indicated that she felt the amount was really low for a program like this, and she was not sure how all the staff time required for planning and working with Caltrans and in every single one of the mitigations in the plan is captured in the costs. She asked staff to comment on the matter. Mr. Weinstein replied that he is not certain about the answer to that specific question. He noted that there are lots of data in the fiscal analysis, including some analysis of staff costs, and that staff would look into that and come back with more detail. Chair Allen inquired how many semi - trucks per day a big -box retailer such as Costco would have. Mr. Weinstein replied that he did not have an answer to that readily available, but he is thinking that roughly, maybe two to three per day. He indicated that staff can get some hard data on that for the Response to Comments document. Commissioner Nagler addressed a larger economic issue of a project like this and inquired, if the City of Pleasanton is trying to answer for itself a question about building a big -box center, how it would go about making a determination if the demand is here to make it a successful development, or if that question is left up to the applicant and the City just takes the applicant's word for that use of the land. He further inquired how the determination and the choices are made that the economic mix of this project is better served from a variety of factors, such as demand, impact on other businesses in town, and traffic flows, and that it is better served to be a larger retailer or a center with smaller retail like such as the Pacific Center. Mr. Beaudin replied that this question comes down to land use. He stated that the City Council asked staff to look at this particular area of the City and gave direction based on some project objectives which included creating an array of land uses and opportunities for different kinds of uses to come into this area. He noted that the City also obviously has General Plan goals; it has an Economic Development staff that actually looks at what the opportunities are to diversify the land use mix in the community; and there is the fiscal impact analysis that supports that direction from a land use perspective. He added that the staff has likewise heard interest from a variety of types of businesses. He indicated that all those factors have come together and coalesced around a zoning change that will provide a wider range of uses in town. Commissioner Nagler inquired if, by the time a specific proposal for consideration is arrived it, those analyses will have been conducted and conclusions will have reached a recommendation. Mr. Beaudin replied that the rezoning will come before the Commission with the Final EIR. He stated that staff will be responsive to any additional questions and comments that come tonight and through the comment period. He noted that some of these things are choices to be made, for example, whether the warehouse use gets to be legal PLANNING COMMISSION MINUTES, September 23, 2015 Page 15 of 19