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there are hotels, this would be a corollary use unless the hotel has their own. But, what she did not want to do is put high intensity traffic uses here if this exceeded the traffic standards. Mr. Beaudin said the analysis, assumptions and infrastructure improvements built into the EIR are that the buildout of the area will be primarily retail. Staff therefore is anticipating high trip generating uses in the area. Therefore, they fully anticipate having capacity for full buildout of this area with whatever uses they want to include, and staff is suggesting that some uses be less impactful overall. Commissioner Ritter said he believes Commissioner Allen is worried about having something not fully vetted. Commissioner Allen said it is two -fold; she is worried about that but she also wants to create more of a hurdle. She really wants for this to be more retail and generate tax revenue which was the goal of the EDZ. If they end up with nursing homes and theaters, they end up being back to where they are today. Commissioner Ritter said a business owner will review the list and if they cannot make money with a particular business function, they will find another use, and he did not necessarily want to over -regulate by eliminating things on the list. It will still go through staff and if conditioned, it will come to the Commission. Commissioner Allen agreed this is what she is asking for; that uses be conditional and be included. Commissioner Brown supported comments of Commissioner Allen and thinks the Commission should consider changing some of the permitted uses to conditional. Commissioner O'Connor asked for staffs opinion on all of the non -Costco and non -hotel space if it were all built out as non -retail. He asked what percent of tax revenue staff anticipates coming from other uses if it was all retail. Mr. Beaudin stated the City has a significant amount of financial analysis that has been done and said the idea was to create a wide range of uses like they would in a commercial center or in an area of the community that has a full range of services. Some of the housing components are further afield, so he understands the permitted versus conditional discussion which is great, and some of the proposed uses come from the fact that the goal for retail has to be evaluated against the size of the parcels that are in the zone. He deferred to Tina Olson who may have this percentage. Tina Olson, Director of Finance, said it is about another $1.2 million for the Phase 2 which is total tax revenue. This includes property taxes and sales taxes, or equivalent to a little Tess than what the City expects from Costco in total. Commissioner O'Connor said property tax could be fixed and would not pertain to the use, and Ms. Olson said it would just pertain to the initial cost for them to purchase the land and construction costs for the building. Commissioner O'Connor asked if Ms. Olson could separate out the sales tax revenue from the property taxes. PLANNING COMMISSION MINUTES, October 11, 2017 Page 8 of 13