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_ space to non-taxable items like food, the City's tax revenue declines. He noted that the revenue to mitigate the traffic problems and repair the roads would be lost. In response to an inquiry by Commissioner Kameny, Mr. Iserson replied that in the past, other stores have included non-taxable food and beverage items for sale, and the City did not have a particular number with respect to the extent of those sales. If WalMart converted to primarily food items, they must return to the Planning Commission and obtain a use permit for a food store, which is a conditional use. Commissioner Sullivan noted that a study had been performed by a business group in Orange County that documented the negative effects of superstores on the local economy, especially on smaller stores. He noted that the superstores had much lower prices because of their market power in purchasing. He believed the loss of existing high-paying jobs with benefits would exacerbate that situation and cited the Southern California grocery strikes. He believed this was a social as well as a planning issue and noted that was counter to the efforts to include workforce housing in the community. Commissioner Sullivan believed that having alarge-scale superstore would not be consistent with some of Pleasanton's General Plan goals for local and walkable businesses. He noted that Hacienda Business Park had discussed a redevelopment plan, which included mixed-use, transit-oriented, walkable businesses; he believed they would be very concerned about an adjacent superstore. He did not believe WalMart was a walkable store and supported a diversity of businesses rather than one dominant business. Commissioner Sullivan expressed concern that loss of medical insurance would strain the emergency rooms and the taxpayers. He believed this issue was more urgent than waiting for the General Plan Update. He suggested recommending to the City Council that it hold a public hearing to discuss the issue and decide if it wants to develop a "big box" ordinance in a timely manner. He did not believe the City should be afraid of passing legislation that would benefit the community at large because of the fear of lawsuits. In response to an inquiry by Commissioner Kameny, Commissioner Sullivan confirmed that Contra Costa County defined a "big box" store as having a certain percentage of the gross floor space which sold non-taxable items. He agreed with Contra Costa's exclusion of "club stores." Chairperson Roberts advised that she disagreed with Commissioner Sullivan's perspective and noted that Pleasanton did not have the space for a Wa1Mart superstore, and we could control it if we did. She stated that Wa1Mart did offer major medical insurance coverage to its qualified employees. She believed the objections to WalMart were largely labor-driven. She noted that the employees were not covered for everything or what she called "broken-fingernail insurance," as was the issue in the Southern California strikes. She noted that her own insurance premium had increased 28 percent. PLANNING COMMISSION MINUTES February 11, 2004 Page 12 of 19