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Mr. Luchini replied that was correct and would be a fair statement. He explained that <br />most of the uses that are anticipated to want live entertainment are most likely <br />conditionally permitted uses, so these would go through the permit process at that time <br />and be subject to requirements. <br />Commissioner O'Connor inquired if the uses that are listed have actually modified what <br />is the standard uses in the district. <br />Mr. Luchini said yes <br />Commissioner O'Connor inquired why staff did it this way; if there were uses staff could <br />not have favored, why they were not prohibited in the entire district; and why they would <br />be singled out. <br />Mr. Luchini explained that staff is trying to respect sensitivity of some of the surrounding <br />uses, particularly the residential uses to the west. He added that staff felt there were <br />some uses that were potentially allowed in the C -C District but would not necessarily be <br />appropriate considering those adjacent uses, because of noise or odor or something <br />along those lines. <br />Commissioner O'Connor referred to odors, noting that a bakery would not be removed. <br />He inquired if staff is going to start judging which odors are okay. <br />Mr. Weinstein replied that odors is probably not the best example, but there are some <br />uses that generate odors that are offensive to people. He explained that staff was <br />thinking of things like motorcycle dealerships, for example, which might be appropriate <br />in a more central location in a commercial district but not appropriate on the edge of a <br />commercial district next to residential uses. He added that there are other uses like <br />Christmas Tree lots that usually require bigger sites and generate a lot of traffic during <br />certain times of the year. He noted that this just seemed appropriate for this kind of <br />small site on the edge of a commercial or central commercial district. <br />Commissioner O'Connor commented that a Christmas Tree lot would not be appropriate <br />anywhere in the Downtown. <br />Mr. Weinstein replied that it is an unlikely use. He indicated that what staff tried to do is <br />go through the uses, working closely with the applicant, to come up with a reasonable <br />list that would give them a decent amount of flexibility to get tenants into their <br />commercial space without having any sort of substantial adverse impacts on adjacent <br />residential uses. <br />Commissioner Balch commented that the residential use is the only one element that <br />seems in question. <br />Mr. Weinstein said yes. He pointed out that this project is being marketed as a <br />mixed -use project, and that is an essential principle that allows staff to support the <br />project as staff would not be in support of a solely residential project at this location. He <br />explained that staff is trying to retain and enhance the commercial character of <br />Downtown, and this cannot be achieved with an all- residential project in this location, <br />PLANNING COMMISSION MINUTES, November 18, 2015 Page 17 of 34 <br />