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Vice Chair Nagler said Commissioner Allen's idea of beauty salons could be added which he thinks makes sense as a permitted use. He also asked how many categories are related to schools, tutoring, and that activity in part for Commissioner Allen's point that there are no sales tax revenues and it does not add to a vibrant retail area, but it could be a way to help the other retail establishments. Commissioner Brown summarized the request as removing senior care and laboratories, adding personal services as permitted and to change the schools and tutoring to be conditional. Commissioner Ritter said he still thinks if someone came to the City and wanted a particular use they would have to work with staff and then come to the Commission. He did not necessarily want to limit the opportunity but wanted to make sure it is vetted properly. Commissioner Brown said he would like to fast-track for the retail uses. He wants a slower track for those non -retail uses, and he worries about a requirement on the Planning Commission or City Council to pull an item that has been approved by the Zoning Administrator in time before the appeal period or its time expires, and this is why he thinks making it conditional forces that non -retail use gets reviewed. Commissioner Ritter agreed and said he would rather make them conditional than remove them from the Zoning Administrator's approval. Vice Chair Nagler said the EDZ is in part a vision and it is appropriate for the City to declare its vision for this. As has been stated, the intent is to reallocate the use of this strategically placed land not for residences but for traffic coming and going vibrantly in retail, and it strikes him that a nursing home does not comport with that. Commissioner Ritter said on the flip side, there is a brand new nursing home on Stoneridge and Foothill and there is a lack of nursing homes in the City. If the City eliminated that and wanted retail on that corner, the nursing home would have never located there. This is why he would rather not limit the list, but did not mind making them a CUP. Vice Chair Nagler suggested waiting to determine whether there is a majority when answering the question. Commissioner O'Connor asked if the massage parlors should be made all conditional. Vice Chair Nagler summarized the ideas put forward: 1. To eliminate senior care assisted living facilities. 2. To change the smaller massage parlors to conditional as opposed to permitted. 3. To change the theaters and auditoriums from permitted to conditional. 4. To eliminate the laboratory commercial testing research as a use. 5. To add personal services such as beauty salons as permitted. 6. To change tutoring/schools of no more than 20 students from permitted to conditional. PLANNING COMMISSION MINUTES, October 11, 2017 Page 10 of 13