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Ms. Olson said she was unsure, but the sales tax was a sizeable amount relative to the property taxes. What they assumed for the remaining buildout was primarily retail, meaning it would be more than half or something over $600,000. Vice Chair Nagler stated therefore, uses like a nursing home would not contribute as much, and Ms. Olson confirmed. Commissioner Ritter said if permitted, it would come to staff and the Commission would still receive a notice and the Commission could request it come to the Commission. Therefore, everything could feasibly come to the Commission regardless. Mr. Beaudin said it could, but with a permitted use the intent of the code is that the Zoning Administrator has the ability to approve the project. With the noticing, there may be a hearing but there also may not be. The Commission is informed of all of those decisions as well as Council, so there is the ability to call out decisions but when it is a permitted use the idea is that it happens at the staff level. Commissioner O'Connor asked if staff was thinking about providing service for some of the surrounding neighbors to get some variety here. Mr. Beaudin said it could be but also the fact there will be existing buildings that people may want to reuse and they may be able to upcycle them in their existing condition and put in tenants that might not otherwise come to this area but might be interested because it is an area well served by the infrastructure and has the opportunity to add multiple services all in one area and creating some efficiencies. Staff expects there to be the opportunity for additional and new retail but some people will also want to continue using the existing footprint and this gives them some additional uses they may not currently have access to today. Vice Chair Nagler said a movie theater would not generate sales tax. It may be in the strategic design of this area that restaurants are in part attractive because of the flow each night of people attending the movie theater, so it is limited to say that the economic development has to have a direct link to tax revenue as opposed to the overall utilization of the center or retail. Commissioner Allen agreed and said if she were to put some of the uses on a continuum, she would put that closest to the strong side in that it could create a lot of good energy, versus putting the senior homes on the weaker side of fitting in a spot here. Vice Chair Nagler suggested eliminating some of the uses and the two he would suggest are nursing homes and laboratories. Commissioner O'Connor noted that for these two items it states "existing or approved", such as public schools, senior care, etc., and he did not think someone new would be able to ask for that use. Mr. Beaudin stated staff supports removal of those uses from the EDZ. He noted Clorox has grandfathered provisions so they would be allowed to be maintained, but staff is not expecting them to want to expand or use additional sites for their uses, given they have left the area. PLANNING COMMISSION MINUTES, October 11, 2017 Page 9 of 13