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Beaudin: Julie's our expert. Harryman: It's not. We have a separate wireless ordinance altogether so that's what would need to be amended. Commissioner Brown: Okay, all right. I'm just being selfish. My cell always drops out on Santa Rita. Chair Ritter: I concur. Commissioner Balch: And commercial and event centers as Mr. Hirst mentioned, you're probably going to take a look at that? Beaudin: We've got Mr. Hirst's email and we're going to make sure we address it as we go through the staff report process. I think Shweta characterized it correctly. You know, we've heard really... this is probably the strongest reaction we've had to our original zoning code and the reaction has been there's this fundamental tension between local government regulation, particularly in downtowns, but in general, and property owner rights. And the feeling is that downtown ground floor is something unique and it's something very important to maintain vitality. We visited other jurisdictions recently. They've talked to us about some of the things they regret doing, some of which are putting non - active uses in on the ground floor and not being able to get them out. We've seen a few examples of that in Downtown Pleasanton recently so we did draft code language that does attempt to require a process for owners and businesses that want to put non - retail, non - restaurant uses on the ground floor. And the idea there was that it was a check, right? What kind of use are you trying to put into a ground floor space in a downtown and it was going to be the minor use permit process so it was quicker and cheaper but it was still a check and a public process and it let us vet it in a more comprehensive way. Pretty strong reactions on both sides and what we ultimately have come to the conclusion is that the Downtown Specific Plan update is probably a better conversation to have. This would have been a middle step if it gets taken at all, and so it's not off the table. It's up here tonight. You've got the language in the materials and we're happy to take comment on. If it's something the Planning Commission wants us to pursue, then it's on the table. Commissioner Allen: So I will just say I totally agree with the other comments that are coming through. I was going to recommend that we take that off of the table and bring it in the DSP, not only just the item you mentioned in terms of ground floor but also you had some other modifications specific to downtown in your write -up on page 8. Those include an addition to the first floor. It also included a definition of multi -use, and I think we need to think about.... because you say something about allowing multi -use or mixed use. And I think it's appropriate in the downtown to begin thinking about what is mixed use. Is 5% office or retail and 95% housing on a site? Is that mixed use? Are we together here? Gerry, do you follow me? Beaudin: Yes. Commissioner Allen: I think that whole question of what's mixed use, we really need to define it and define maybe one area downtown that might even have a different ratio PLANNING COMMISSION MINUTES, August 31, 2016 Page 54 of 58