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Mr. Weinstein restated the request of the Commission for clarification: 1. To eliminate nursing homes and laboratories from the uses list completely. 2. To make small massage parlors conditionally permitted. 3. To make theaters and auditoriums conditionally permitted. 4. To add personal services as a permitted use. 5. To make tutoring conditionally permitted. Vice Chair Nagler asked, if permitted uses would come before the Commission for architectural review. Mr. Weinstein clarified that as currently proposed, a proposal for a Costco club retail use for a new building would come to staff for review for conformance with the design guidelines and staff would approve it. It would not come to the Planning Commission which deviates a bit from a standard design review process in that it would be at the staff level. He explained that the difference is that most projects that go through the design review process in front of the Planning Commission do not have very detailed design guidelines so the expectation is that because staff has these very detailed guidelines staff can ensure a high-quality design and the Planning Commission and other decision makers would know what the City is getting, given the level of prescription in the design guidelines. However, this is not to say the process can't be modified. Commissioners stated they concurred with this process. Commissioner Allen referred to club retail being permitted which she is supportive. For the record, if Costco was to go out of business someone else she asked if another club retailer could come in if it was a permitted use and take over that spot. Mr. Beaudin said this is correct. The City regulates the use and not the user so any potential use that met the same characteristics as described in the definition of club retail could come forward such as Sam's Club. Commissioner O'Connor asked if the cost-sharing of the sales tax would cease for a new retailer. Mr. Beaudin said correct; the City's term sheet is with Costco. Vice Chair Nagler asked if there were questions relating to design guidelines, and there were none. Commissioner Allen referred to landscaping and said she considers this to be very important for the public. Mr. Weinstein said the key landscape component of the design guidelines was the 35 -foot wide landscape setback for all parcels fronting Johnson Drive. This is a nice Targe setback that could allow for good tree planting, a berm, and add a lot of greenery to Johnson Drive. He said, there are also provisions for landscape buffers around things like utility boxes, garbage, loading areas, etc. and the other important component was the plant palette. Because this is a freeway -fronting parcel, they want to be sure that the plant species are appropriate to the area. PLANNING COMMISSION MINUTES, October 11, 2017 Page 11 of 13