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2014/08/14 Planning Commission Minutestoo ROHNERT PARK PLANNING COMMISSION MINUTES Thursday, August 14, 2014 The Planning. Commission of the City of Rohnert Park met this date in a regular session commencing at 6:00 p.m. in the City Hall Council Chambers, 130 Avram Avenue, with Chairperson Giudice presiding. Call To Order Chairperson Giudice called the meeting of the regular session to order at approximately 6:00 p.m. with Chairperson Giudice leading the pledge. Roll Call Present: (5) Commissioners: Commissioner Giudice, Commissioner Blanquie, Commissioner Haydon and Commissioner Adams and Commissioner Borba were present. Interim Director of Development Services, Marilyn Ponton, Assistant City Attorney, Matthew Visick, Technical Advisor, Norm Weisbrod and Recording Secretary, Suzie Azevedo were present. Declaration of None. Abstention Acknowledgement of Chairperson Giudice acknowledged the posting of the Agenda of this meeting in Public Noticing three (3) public places, per the requirements of the Brown Act. Approval of Minutes A motion was made by Commissioner Haydon, seconded by Commissioner Blanquie to approve the July 24, 2014 minutes as corrected: correct spelling of Kaufman. The motion passed with a 5-0 vote (AYES: Giudice, Blanquie, Haydon, Adams, Borba; NOES: 0; ABSENT: 0). Unscheduled Public Appearances Conditional Use Technical Advisor, Norm Weisbrod, presented the staff report. During discussion Permit/Site Plan & of the applicant's proposal by the Planning Commission at its July 10th meeting, a Architectural Review unit was removed from Building 9 (Unit 48) to accommodate the inclusion of park area to the development, reducing the total number of units to 83. The applicant File No. PROJ2014-003 has subsequently submitted a revised drawing showing the removal of Unit 48 but adding a unit to Building 11 increasing the number of units in that building from Chris Scerri/Bellwether three (3) to four (4). This would require the relocation of five (5) parking spaces at Properties the east side of Building 11 to the west side of Building 8. The net result is provision of a small park, retention of 84 units and no loss of parking. A brief discussion was held. Chairperson Giudice opened he public hearing. There being no further discussion, Chairperson Giudice closed the public hearing. A motion was made by Commissioner Adams, seconded by Commissioner Borba to adopt Resolution No. 2014-27 approving a Conditional Use Permit and Site Planning Commission Minutes Auqust 14, 2014 Plan Review and Architectural for modification to the site plan to provide a park and increase the number of units to 84, subject to the findings and conditions of approval. The motion passed with a 5-0 vote (AYES: Adams, Blanquie, Borba, Giudice, Haydon; NOES: 0; ABSENT: 0. Environmental Impact See attached report submitted by Katy Leonard, CSR License No. 11599 for a Report/Site Plan & complete transcript of the Walmart, August 14, 2014 public hearing. Architectural Review/Sign Program PL2010-008SR PACLAND for Walmart Items from the Planning Commission Matters from. Planning Marilyn Ponton informed the Commission on upcoming Planning Commission Staff agenda items. Adjoum t There being no further business, Chairperson Giudice adjourned the meeting at 9:20 p.m. CITY OF ROHNERT PARK PLANNING COMMISSION ---000--- THURSDAY, AUGUST 14, 2014 REPORTER'S TRANSCRIPT OF PROCEEDINGS FOR ITEM NO. 8.2 PUBLIC HEARING - SITE PLAN AND ARCHITECTURAL REVIEW/ ENVIRONMENTAL IMPACT REPORT (EIR) AND SIGN PROGRAM (PL2009-02SR/EIR and PL2010-08SR) CITY OF ROHNERT PARK 130 Avram Avenue Rohnert Park, California 94928 REPORTED BY: KATY LEONARD, CSR Certified Shorthand Reporter License No. 11599 LEONARD REPORTING SERVICES, INC. (415) 312-9040 I N D E X ---000--- LEONARD REPORTING SERVICES, INC. (415) 312-9040 3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 I N A T T E N D A N C E ---000--- PLANNING COMMISSION CHAIRPERSON GERARD GIUDICE PLANNING COMMISSION VICE -CHAIR DANIEL BLANQUIE PLANNING COMMISSIONER SUSAN ADAMS PLANNING COMMISSIONER JOHN BORBA PLANNING COMMISSIONER SUSAN HAYDON INTERIM DIRECTOR OF DEVELOPMENT SERVICES MARILYN PONTON ASSISTANT CITY ATTORNEY MATTHEW VISICK COMMUNITY DEVELOPMENT ASSISTANT SUSAN AZEVEDO GRANT GRUBER'FIRSTCARBON SOLUTIONS, INC. GREG TONKOVICH, FIRSTCARBON SOLUTIONS, INC. MARK SPENCER, PE, PRINCIPAL, W -TRANS AMELIA McLEAR, WALMART PUBLIC AFFAIRS DIRECTOR JUDY V. DAVIDOFF, ESQ., SHEPPARD MULLIN RICHTER & HAMPTON LLP DEBORAH E. QUICK, ESQ., MORGAN, LEWIS & BOCKIUS LLP ERIC CRABB, DESIGN ENGINEER, PACLAND ---000--- LEONARD REPORTING SERVICES, INC. (415) 312-9040 2 P R O C E E D I N G S ---000--- THURSDAY, AUGUST 14, 2014 6:11 P.M. AGENDA ITEM NO. 8.2 CHAIRPERSON GIUDICE: Okay. Next item, Item 8.2. STAFF REPORT (Via PowerPoint presentation) INT. DIR. OF DEV. SVCS. PONTON: Thank you, Mr. Chair. This evening we have before us a request for project -- Walmart project for expansion, including the Site Plan and Architectural Review, the Environmental Impact Report, and the Sign Program. The Project Summary -- very briefly, as the Commission has -- many members of the Commission have seen this before, but for the audience and our new commissioners -- briefly, the proposed expansion is for approximately 35,000 square feet to the existing Walmart LEONARD REPORTING SERVICES, INC. (415) 312-9040 4 PAGE STAFF REPORT 4 CONSULTANT COMMENTS 12 STAFF REPORT (CONTINUED) 19 COMMISSIONER QUESTIONS OF STAFF & CONSULTANTS 23 APPLICANT COMMENTS 36 PUBLIC COMMENTS 39 STAFF COMMENTS AFTER PUBLIC HEARING 94 CONSULTANT COMMENTS AFTER PUBLIC HEARING 95 COMMISSIONER QUESTIONS & COMMENTS AFTER PUBLIC HEARING 99 COMMISSIONER COMMENTS PRIOR TO VOTE 105 LEONARD REPORTING SERVICES, INC. (415) 312-9040 3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 I N A T T E N D A N C E ---000--- PLANNING COMMISSION CHAIRPERSON GERARD GIUDICE PLANNING COMMISSION VICE -CHAIR DANIEL BLANQUIE PLANNING COMMISSIONER SUSAN ADAMS PLANNING COMMISSIONER JOHN BORBA PLANNING COMMISSIONER SUSAN HAYDON INTERIM DIRECTOR OF DEVELOPMENT SERVICES MARILYN PONTON ASSISTANT CITY ATTORNEY MATTHEW VISICK COMMUNITY DEVELOPMENT ASSISTANT SUSAN AZEVEDO GRANT GRUBER'FIRSTCARBON SOLUTIONS, INC. GREG TONKOVICH, FIRSTCARBON SOLUTIONS, INC. MARK SPENCER, PE, PRINCIPAL, W -TRANS AMELIA McLEAR, WALMART PUBLIC AFFAIRS DIRECTOR JUDY V. DAVIDOFF, ESQ., SHEPPARD MULLIN RICHTER & HAMPTON LLP DEBORAH E. QUICK, ESQ., MORGAN, LEWIS & BOCKIUS LLP ERIC CRABB, DESIGN ENGINEER, PACLAND ---000--- LEONARD REPORTING SERVICES, INC. (415) 312-9040 2 P R O C E E D I N G S ---000--- THURSDAY, AUGUST 14, 2014 6:11 P.M. AGENDA ITEM NO. 8.2 CHAIRPERSON GIUDICE: Okay. Next item, Item 8.2. STAFF REPORT (Via PowerPoint presentation) INT. DIR. OF DEV. SVCS. PONTON: Thank you, Mr. Chair. This evening we have before us a request for project -- Walmart project for expansion, including the Site Plan and Architectural Review, the Environmental Impact Report, and the Sign Program. The Project Summary -- very briefly, as the Commission has -- many members of the Commission have seen this before, but for the audience and our new commissioners -- briefly, the proposed expansion is for approximately 35,000 square feet to the existing Walmart LEONARD REPORTING SERVICES, INC. (415) 312-9040 4 store located at 4325 Redwood. Just for point of reference, Highway 101, Redwood Drive, this is the proposed site (Indicating). Again, the entitlements (Indicating). The Proposed Project includes the expansion of the building area, mostly on the south end of the building. This would include an additional 35,000 -- a little over 35,000 square feet of building area. The major portion of the Project would be an expansion of the building, which includes the addition of the new grocery sales area, additional stockroom, as well as grocery loading docks. It would also be configured to include a vision center, pharmacy, and photo lab inside. The store would continue to have outdoor seasonal sales in the parking lot, which are approved by permit each season by the City. Part of the Entitlement Request is for an increase of extended hours. Currently, the store is open from 7:00 to 11:00 p.m. The Applicant has requested an extension of those hours to full 24-hour operation. Additionally, the Applicant has indicated the expansion will result in approximately 85 new jobs. Briefly, Walmart proposes to add, as I LEONARD REPORTING SERVICES, INC. (415) 312-9040 5 by blue tiles. over to your left behind you there is an enlarged poster that has the colors so you can get a better idea of the proposed colorways. There will be new bollard lights extending along the length of the building, and a black iron fence will extend around the exterior of the garden center. Additionally, the outdoor space would be covered with a vinyl -coated mesh and shade cloth. We'll see a little bit more of that on the elevations. Again, a little bit hard to see, but you can turn to Building Elevations, Exhibit 3 in your binder. The roofline, as noted in the upper diagram and the first one on your exhibit, would range from 25 feet to 34 feet above grade. Currently, the zoning code allows up to 65 feet. So, it remains under the allowable height. Starting at the south end of the diagram, on the south end of the building to the east there is a capped masonry half -wall, which [sic] the carts will be stored. There is a top -roof detail with embedded decorative blue tiles, and there is stucco and a masonry wall below. There is a long pedestrian walkway accented by trellises covered with vines, colonnades, and archways. LEONARD REPORTING SERVICES, INC. (415) 312-9040 7 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 mentioned, 35,000 square feet. But this chart shows a little bit how that square footage is distributed. Again, general merchandise sales, food sales, support, stockroom, ancillary, and outdoor garden center. So, going from approximately 131,000 square feet to just over 166,000 square feet. I know this slide is a little bit difficult to see, but in your binders as Exhibit 2 -- I'll give you a moment to get to that -- is an exhibit which gives you some details in -- more easily read details. The primary building expansion would consist of the enlargement of the store to the south in this area (Indicating). It includes an expansion -- slight expansion to the north. It includes two loading docks and expansion to the outdoor garden center, and there will be a slight expansion in the front on the eastern elevation. That would be to add new restrooms. The store elevations are -- will be upgraded as part of the store expansion. And in a few slides, we'll get to some of the elevations. The design features will include tile and roof improvements, new colonnades, archways, columns, cornices. And in keeping with the design style of the center, the Mission -style theme, the building colors will be a combination of light and earth tones accented LEONARD REPORTING SERVICES, INC. (415) 312-9040 6 Additionally, under the archways, there is seating planned along with bicycle parking. In this elevation, a little bit difficult, but look at your binder elevation, we do show the garden center areas. And on this is the northern elevation, where there is an architectural treatment not there now that will create identification of the garden area and then, of course, the shade cloth running here (Indicating). So, the garden area will be screened and enclosed. The exterior elevations will be illuminated with wall -mounted lights with lights shaded downward. So, there will be controls so no overspillage [sic] onto adjoining properties. A little bit easier to see, both for the Commissioners and members of the audience, are the facades. And this would be on the eastern entry side of the Project Conceptual View. There is a number of colorways, shading, and you can note the architectural features, including the trellises and roofline treatments. This is looking southwesterly towards the front the eastern elevation. And you can note the vinyl -covered trellises. So, it will be a departure from the flat front currently now. LEONARD REPORTING SERVICES, INC. (415) 312-9040 8 1 2 3 4 Again, the entryway (Indicating). And an overall view of the total frontage improvements on the east side (Indicating). Part of the entitlements tonight before the Commission is a Sign Program. The existing wall signage would be removed and new signage would be installed. The new signage would total approximately 435 square feet compared to, currently, approximately 458 square feet of signage. The two signs on the new storefront -- there will be two signs on the storefront on the east side, as compared with six signs currently in place on the east. There will be one sign on the west rear elevation of the Project and it will be non -illuminated. So, it will be a sign with no illumination. So, briefly, this is the eastern proposed elevation. Signage will be here (Indicating). Outdoor signage here. And this will be the non -illuminated signage on the rear of the western elevation (Indicating). So, it's a little different as far as the number of signs, currently and proposed. I'd like to talk a little bit about circulation and parking that is proposed for the site. The access to the store would remain the same: A full unsignalized point and a right -in, right -out on LEONARD REPORTING SERVICES, INC. (415) 312-9040 9 the customer parking lot out to Redwood. That will be signed and controlled by the Truck Circulation Plan. Truck traffic will need to exit out onto Dowdell. Primarily, general merchandise is off-loaded in this area (Indicating). The two new below -grade docks are proposed for the new grocery sales area. Additionally, vendors will come in this way -- small vendors -- to unload (Indicating). And there are small doors on the western elevation for small vendors also. I'd like to talk a little about the ADA pedestrian access improvements for the site. This is Exhibit 7 in your binders for a closer look at this. There are improvements proposed to enable safe crossings for the internal driveway to Walmart from Millbrae Avenue or Redwood Drive. A marked pedestrian access way in blue, the dotted blue line (Indicating). So, pedestrians or bikes can come in this way (Indicating) and, in a controlled crosswalk, come across to the front sidewalk and into the entrances, or they may come north and fall along the southern portion of this driveway entrance using the same path of travel. As part of the Project features, new existing lighting is proposed to replace -- new lighting is proposed to replace the existing. It will be energy-efficient lighting. It will meet all the LEONARD REPORTING SERVICES, INC. (415) 312-9040 11 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Redwood; two unsignalized full access points on Dowdell. There are no changes proposed to the current truck delivery route, and I'll show that in the next slide. The store expansion would reconfigure the parking area to provide stalls and landscape to the south of the expansion area. Currently, the City -- oh, excuse me. The proposed parking spaces will total 785 spaces. This exceeds the requirements for a store of this size, which is 556 spaces. Bike racks would be configured to hold a capacity of 38 spaces in the front of the store. And the parking lot landscaping will meet City standards as required. That's one tree for every four spaces and no further than six spaces apart. As I mentioned earlier, this is the truck delivery route (Indicating). This is Exhibit 6 in your binders. Trucks may enter the unsignalized entrance here (Indicating). They may continue up along Millbrae and come down. Trucks can pull into this area with the loading docks or continue along inside to come around and back in to the new proposed two loading docks on the south area. Trucks are not allowed to proceed out through LEONARD REPORTING SERVICES, INC. (415) 312-9040 10 required light levels and the standards in our current codes. Lights will be fitted, as I mentioned earlier, with cutoff shields so no light overlaps onto adjoining properties. Closed circuit security cameras are also proposed for the Project. Those will be submitted to the Department of the Public Safety for review prior to installation. Additionally, lot security is provided by Walmart employees and that will continue. At this point, I'd like to turn over the presentation to Mr. Grant Gruber of FirstCarbon Solutions, who will discuss the EIR, Environmental Impact Report, process during our evaluation. CHAIRPERSON GIUDICE: Good evening, Grant. CONSULTANT COMMENTS (Via PowerPoint presentation) MR. GRUBER: Thank you, Marilyn. Good evening, Chair, Members of the Planning Commission. I'd just like to introduce the other folks sitting here next to me. To my left is Mark Spencer. LEONARD REPORTING SERVICES, INC. (415) 312-9040 12 1 2 3 4 He's with the firm of W -Trans. They did the traffic study for the project. To my right is Greg Tonkovich. He's the noise analyst and did, obviously, the noise portion of the EIR. MR. TONKOVICH: Good evening, gentlemen. MR. GRUBER: So, our Final Environmental Impact Report and Partially Recirculated Final were prepared to evaluate the Project's potential environmental impacts. And the Final EIR and PRFEIR incorporate by reference a Draft EIR and Partially Recirculated Draft EIR. To recap the events that have occurred to date, on May 4th, 2009, the City issued a Notice of Preparation. This is the very first step in the environmental review process. And that NOP circulated for 30 days. On August 25th, 2009, the City issued a Draft EIR for 45 days. The City received a request to extend the period, and thus it ended up being a 60 -day review period. The following slides provide a summary of the EIR'S contents. I won't go through them, but the highlights -- air quality, land use, public services, LEONARD REPORTING SERVICES, INC. (415) 312-9040 13 And then on July 20th, 2010, the City Council heard the appeal and reversed the Planning Commission decision, certified the EIR, and approved the entitlements. Thereafter, on August 2010, Sierra Club and Sonoma County Conservation Action filed a petition in Sonoma County Superior Court challenging the City Council's decisions. So, in 2011, the Sonoma County Superior Court ruling determined that the EIR was adequate with the exception of needing to, first, address all Transportation Demand Measures, known as TDM, proposed in a comment letter on the EIR; and, secondly, reanalyze the cumulative noise impacts from the Project. On June 12, 2012, the City Council adopted a resolution to rescind and set aside its certification of the EIR and approval of the entitlements. The City initially chose to address the TDM measures and Cumulative Noise Analysis through preparation of a Revised Final EIR. Consistent with the Court's ruling, the City performed additional analysis of TDM measures and Cumulative Noise Analysis contained in the Final EIR. Recirculation Of the Draft EIR was not required under CEQA because the additional analysis LEONARD REPORTING SERVICES, INC. (415) 312-9040 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 transportation, urban decay -- these are all issues that were evaluated in detail. This slide shows the four traffic impacts that the EIR concludes are significant and unavoidable after mitigation. All other impacts could be mitigated to a level of less than significant or were less than significant and do not require mitigation. We'll talk about traffic later in the slide -- or, presentation. After close of the public review -- public comment period, the Final EIR that was prepared included responses, public and agency comments, changes to the Draft EIR as a result of those responses to comments, and a minor errata which makes any corrections of the Draft EIR. On April 22nd, 2010, the Planning Commission considered the Final EIR and voted 4-0 to deny certification of the Final EIR. The Planning Commission declined to consider resolutions approving the proposed entitlements which were contingent upon approval of the Final EIR, effectively denying the application for the entitlements. On May 4th, 2010, the Applicant filed an appeal of the Planning Commission's decision. LEONARD REPORTING SERVICES, INC. (415) 312-9040 14 amplified and clarified the original conclusions contained in the Final EIR, but did not identify significant new information. The Revised Final EIR was released in November 2012. On January 24th, 2013, the Planning Commission certified the Final Revised EIR and reapproved the Project Entitlements. Two parties filed appeals following the January 2013 Planning Commission action. The appeal cited various objections, including a claim that the City should have revised and recirculated the Draft EIR. On March 4th, 2013, the Project applicants submitted a letter to the City, stating that although recirculation of the Draft EIR was not legally required, the Applicant, nonetheless, requested that the City recirculate those portions of the Draft EIR that were revised to address the Superior Court's decision. The City has a partially -- sorry. In January 2010 -- or, excuse me -- January 10, 2014, the City issued a Recirculated Draft EIR that addresses the Superior Court's decision, including, first, the revisions to the Cumulative Roadway Noise Analysis and Methodology and Thresholds of Significance and, second, responses to an analysis of TDM strategies that were proposed in a comment letter in the Draft EIR. LEONARD REPORTING SERVICES, INC. (415) 312-9040 16 Included with the Partially Recirculated Draft EIR are two new technical appendices to support its analysis. These changes are summarized in Table 2 of the Staff Report and in the preface to the Environmental Impact Report for the Rohnert Park Expansion Project. As part of the preparation of the Partially Recirculated Draft EIR, the City considered whether any baseline conditions had changed since it released the Notice of Preparation in May of 2009, and if so, whether those changes affected the analysis of the two issues the Superior Court found to be deficient. The City identified four baseline conditions that have changed since May 2009. The first is, obviously, the completion of the U.S. 101 Wilfred Avenue/Golf Course Drive West Interchange. The second was the improvements to Wilfred Avenue/Golf Course Drive West. Several planned land development projects, including the Graton Rancheria Casino. And finally, the relocation of the Rohnert Park SMART Station from near the Walmart site to down by the Expressway. The City determined that none of the aforementioned changes would affect the TDM analysis or the Revised Cumulative Noise Analysis. So, again, the Partially Recirculated Draft EIR is circulated for public review, which closed in LEONARD REPORTING SERVICES, INC. (415) 312-9040 17 This is my final slide. Because there are four significant unavoidable impacts, a Statement of Overriding Consideration is required. Prior to approving a project for which findings are made that one or more significant unavoidable impacts could result because mitigation measures or alternatives identified in the EIR are unfeasible, CEQA requires that the City, as the lead agency, find that specific overriding economic, legal, social, technological, or other benefits of the project outweigh the significant effects on the environment. Due to the significant unavoidable impacts remaining after implementation of feasible mitigation measures, the Planning Commission would be required to develop a Statement of Overriding Considerations pursuant to the California Environmental Quality Act as part of the EIR certification. And with that, I'll turn it back over to Marilyn. STAFF REPORT (Continued) INT. DIR. OF DEV. SVCS. PONTON: Thank you, LEONARD REPORTING SERVICES, INC. (415) 312-9040 19 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 February of this year, and then the City went preparing responses to comments. And, again, the Partially Recirculated Final EIR, which contains responses to comments, incorporates the Partially Recirculated Draft EIR by reference to respond to public comments and to make minor refinements and clarifications to the Partially Recirculated Draft EIR. The revisions do not change the significance of any of the environmental issue conclusions within the Partially Recirculated Draft EIR. The Partially Recirculated Final FIR was made available for public review on August 1st, 2014. So, CEQA requires, upon conclusion of the Final EIR, to prepare a Mitigation Monitoring and Reporting Program. So, all of the mitigation measures identified in the EIR are put forth into a separate document, which is presented in a matrix format, to allow the lead agency to actually implement them, assuming the project is approved. And these mitigation measures are required to a reduce the impacts to level of less than significant. And, again, the MMRP requires the mitigation measures, the parties responsible for ensuring compliance, and, finally, the timing of the mitigation measure, when it's supposed to be implemented. LEONARD REPORTING SERVICES, INC. (415) 312-9040 18 Grant. At this point, I'd like to review the Project. As you heard, Grant has gone over the EIR process today. The City has responded to the Court's decision on the EIR and has allowed additional public comment opportunities throughout the preparation of this Partially Recirculated Draft EIR. The Partially Recirculated Final EIR does not present any significant new information. As you know, the Project is the same as we saw last year. There are no changes in the Project description. As a result, the Final EIR, as modified, is being presented to the Planning Commission tonight for certification. AS I mentioned, the Project is the same as what was before you in 2010 and 2013, and is consistent with the City's General Plan, Zoning, Development Standards, Site Plan, Architectural and Sign criteria. It's not changed since that time, and a discussion of the Project's consistency with the General Plan Development Standards is actually provided in your Staff Report, dated April 22nd, 2010. It's the Agenda Item Attachment Exhibit 11. So, everything regarding those matters was included and is included in your Staff Report. It should be noted that the City has approved LEONARD REPORTING SERVICES, INC. (415) 312-9040 20 two residential projects in the neighborhood of the proposed Walmart Project since we've been here last. The Planning Commission has been involved in those. I'd like to call your attention to the Fiori Estates Project, which is 244 residential units just within a little bit over a mile from the Project. Also, that project is currently under construction, with residents moving in, in January 2015, estimated time. Also, as discussed earlier this evening with your resolution, as a reserve, 84 residential rental units consisting of three- and four-bedroom townhome rentals have been approved and expect to be delivered in 2016. Immediately west of the site, as the Planning Commission has seen, the preliminary plan underway is the Northwest Specific Plan that is currently in process, and the public review period for the Environmental Impact Report on that project recently closed early in August. That is under review by the City and proposes 398 units. So, that is at the back door of the Walmart, across Dowdell. Briefly, I'd like to touch on one area as part of the Environmental Impact Report. In 2009, Bay Area Economics performed an Economic Impact and Urban Decay Analysis. The conclusions of that analysis LEONARD REPORTING SERVICES, INC. (415) 312-9040 21 Architectural Review, and adopting Resolution 2014-30, approving the Walmart Expansion Project Sign Program. With that, Staff concludes their comments. Staff and our team of consultants are available for any questions or comments. COMMISSIONER QUESTIONS OF STAFF & CONSULTANTS CHAIRPERSON GIUDICE: Thank you, Marilyn, for that excellent and comprehensive report. We appreciate it. And we'll start this off with you, John. Questions of Staff? COMMISSIONER BORBA: I have a question of legal counsel. CHAIRPERSON GIUDICE: Sure. COMMISSIONER BORBA: What's our standard of review? ASSISTANT CITY ATTORNEY VISICK: Our standard of review? COMMISSIONER BORBA: Yeah. What should we look at here and what should we not look at here? LEONARD REPORTING SERVICES, INC. (415) 312-9040 23 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 1s 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 are also included in your Exhibit No. 11 in your Staff Report. The conclusions in the report are still relevant and applicable to the proposed Project. It should be noted that since the time the report was prepared, one grocery store cited in the report, Pacific Market, has closed without the expansion of Walmart's grocery operation. However, overall growth demand could allow for the potential re -tenanting of that project, and, as we know, we do have an applicant there. This evening, that concludes our presentation of the EIR, the Site Plan and Architectural Review, and the Sign Program. Based on these analyses and findings, which are attached to the resolutions, staff recommends the Planning Commission take the following actions: Adopting Resolution 2014-28, certifying the Walmart Expansion Project Final EIR and Partially Recirculated Final EIR, making California Environmental Quality Act Findings of Fact, approving the Statement of Overriding Considerations, and adopting the Mitigation and Monitoring Program. Additionally, adopting Resolution 2014-29, approving the Rohnert Park Walmart Expansion Project Site Plan and LEONARD REPORTING SERVICES, INC. (415) 312-9040 22 ASSISTANT CITY ATTORNEY VISICK: Well, the only two issues that are new since the last time the Commission has looked at this Project since the Draft EIR are the Analysis of Transportation Demand Management Measures and the updated Cumulative Noise Analysis, as Grant pointed out. The two questions that are really in front of the Commission are, Do these address the points raised by the Superior Court after the Petition was reviewed? Staff feels that they do; legal counsel feels that they do. This is really just a matter of addressing points that were raised by the Court. Everything else about the Project and everything else about the environmental review is the same. COMMISSIONER BORBA: And did the Court's order say that we were in -- well, what are you relying on to say that we only have to look at these new issues and not the entire EIR? ASSISTANT CITY ATTORNEY VISICK: The Petitioners in the earlier case -- and I apologize. This microphone seems to have -- CHAIRPERSON GIUDICE: It's got a little feedback there. ASSISTANT CITY ATTORNEY VISICK: Yeah, it LEONARD REPORTING SERVICES, INC. (415) 312-9040 24 1 2 3 4 does The Petitioners raised a number of issues in their Petition. They raised a subset of those issues in their papers before the Court in their argument before the Court. All of those arguments were rejected except two. The two arguments were that the City had not adequately addressed the TDM measures that were raised in a comment letter, and that the Cumulative Noise Analysis needed to be done in a different way. So, really, here the question is, Did the City address all of the Transportation Demand Management letters in that -- comments in that letter, and did the City address the Cumulative Noise Analysis in the way the Court recommended? COMMISSIONER BORBA: With the passage of time, would it not be reasonable to review the entire EIR? ASSISTANT CITY ATTORNEY VISICK: This really goes to the changed -conditions issue that Grant addressed, that there are no changed conditions relating to the balance of the EIR; therefore, there's really no change that would warrant a revisiting of the conclusions that are in the EIR. And, also, those issues were raised by the Petitioners in the lawsuit, and the Court looked at LEONARD REPORTING SERVICES, INC. (415) 312-9040 25 COMMISSIONER BORBA: No. I'm going to have some questions of the consultants. CHAIRPERSON GIUDICE: Okay. Do you want to take that now? COMMISSIONER BORBA: I'd rather not. CHAIRPERSON GIUDICE: Okay. COMMISSIONER BORBA: I'd rather come back to that CHAIRPERSON GIUDICE: Yes, sir. Susan? COMMISSIONER ADAMS: I don't have any questions at this time. CHAIRPERSON GIUDICE: Okay. Susan? COMMISSIONER HAYDON: Thank you, Commissioner Borba, for your questions and clarifications. No other questions at this time. CHAIRPERSON GIUDICE: Commission Blanquie? COMMISSIONER BLANQUIE: I have no questions at this time. Chair CHAIRPERSON GIUDICE: And neither does the Back to you, John. LEONARD REPORTING SERVICES, INC. (415) 312-9040 27 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 those and didn't find that the EIR was invalid in those areas. COMMISSIONER BORBA: The City -- so, the City's position in circulating this -- so, the City's determination that we only need to look at two points is based on legal advice? ASSISTANT CITY ATTORNEY VISICK: It's based on the Court's order. COMMISSIONER BORBA: The Court's order. Okay. Okay. And in terms of the traffic and the noise study, did you opine it was sufficient for your review? ASSISTANT CITY ATTORNEY VISICK: The City Attorney's Office has reviewed the environmental documents that are before the Commission tonight, and we have found them to be sufficient. COMMISSIONER BORBA: And that's all I have for you. Thank you. ASSISTANT CITY ATTORNEY VISICK: Absolutely. COMMISSIONER BORBA: And I certainly appreciate you answering my questions. ASSISTANT CITY ATTORNEY VISICK: Absolutely. COMMISSIONER BORBA: Okay. CHAIRPERSON GIUDICE: Do you have any questions of any of the other City staff, John? LEONARD REPORTING SERVICES, INC. (415) 312-9040 26 COMMISSIONER BORBA: Okay. So, for the consultants, I guess I'm kind of hung up on some aspects of the noise analysis. That would be you? MR. TONKOVICH: Yes. COMMISSIONER BORBA: I reviewed the Partially Recirculated Final EIR, in specific, the noise contributions. There's some -- there's three or four letters submitted from, it seems to be, other consultants in the field -- engineers and so forth -- that have raised questions about the acoustical analysis and some of the numbers you used. So, that's what I want to ask you about. So, bear with me while I find it. There was a letter -- and I'm sorry. These are not Bates -stamped or -- so, it's a little hard to find, but I'm looking at Mr. Wolfe's letter. Do you have that? MR. TONKOVICH: Yes, sir. COMMISSIONER BORBA: In his final -- third paragraph, he says: "The City is not justified in using the coarse net FICON thresholds as a measure of what constitutes a considerable contribution." LEONARD REPORTING SERVICES, INC. (415) 312-9040 28 I didn't see a response specifically in the City's response that addressed this net -- coarse net FICON thresholds. Maybe you can point me to that or explain that to me MR. TONKOVICH: Just to give you some background, the Wolfe letter was a cover letter to the watry letter. And the Watry letter goes into much more detail of Wolfe's concerns. So, we provided greater detail responding to the Watry letter than the Wolfe letter. MR. GRUBER: And those detailed responses begin on page 2-32. COMMISSIONER BORBA: Okay. Is there a response to why we're not using the coarse net FICON? First of all, I don't even know what it means, but I saw that it was raised, and I didn't see something that referenced it. So, that's what I'd like to know. MR. TONKOVICH: This Project refreshed my history of noise a whole bunch, just making these responses. FICON was a federal agency that, back in 1980, was one of the first agencies to come out with noise standards. And it was an interagency discipline. LEONARD REPORTING SERVICES, INC. (415) 312-9040 29 land use compatibility noise standards and policies, such as Exhibit 3.84 of the Partially Recirculated Draft EIR, which was taken from Figure 8.3-1 of the City's General Plan. "Essentially, the relevant FICON standards are reflected in the City's General Plan and were used as a basis for assessing noise impacts." COMMISSIONER BORBA: Okay. So, good. I missed that reference. But thank you. One of the other concerns expressed in the responses -- or, the comments was that a commercial standard was applied to an area that should have a residential standard. And I think it was 70 versus 65. MR. GRUBER: I believe you're referring to the Good Nite Inn. COMMISSIONER BORBA: Yes, Good Nite Inn. And also, you know, we are going to have units in this area. So, the question is, What's the standard -- 65 or 70? MR. GRUBER: Yes. I believe the specific question was about a particular segment of Redwood Drive on which the Good Nite Inn was located. And in the Partially Recirculated Draft EIR, we had used a LEONARD REPORTING SERVICES, INC. (415) 312-9040 31 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 The issue with noise is, unlike transportation, it is -- transportation analyzes transportation. Noise comes from all sources, so it's an impact from rail, impact from aircraft, impact from cars. So, there wasn't one federal agency that analyzed noise. So, the FICON Committee was formed as an interagency committee that included multiple -- Department of Transportation, Housing and Urban Development -- there's like seven different agencies that came together and made this report to have a standard for federal agency -- to better analyze noise. And then that became the basis for all the states. California picked it up, and Caltrans picked it up and used that as their basis for analysis of noise. MR. GRUBER: Just, I think the key sentence here is from page 2-33: "The FICON recommendations for noise thresholds have been widely cited in published guidance issued by agencies such as Caltrans" -- and this is a state agency -- "the Governor's Office of Planning and Research. "Moreover, the City of Rohnert Park General Plan incorporates this guidance into LEONARD REPORTING SERVICES, INC. (415) 312-9040 30 commercial standard as the basis for assessing impacts. And the argument was made, No, we should have used a residential standard, because the Good Nite Inn is a lodging facility. And, again, we addressed this issue in the Final EIR -- Partially Recirculated Final EIR on 2-37. (Cell phone interruption) CHAIRPERSON GIUDICE: Hang on. (To the audience) The Chair would like to remind you to turn off all your phones, please. MR. GRUBER: And I'll just read it from here: "The City's General Plan defines the noise standard for transient lodging, motels and hotels, such as the Good Nite Inn, as 65 dB. "As noted in the Partially Recirculated Draft EIR, the standard for residential properties is a lower 60 dB. Thus, under the City's General Plan, the Good Nite Inn would be subject to the 65 dB standard for transient lodging, motels and hotels, rather than the 60 dB residential standard." COMMISSIONER BORBA: And what about the houses behind Walmart in the rural area there? What standards apply to them? LEONARD REPORTING SERVICES, INC. (415) 312-9040 32 MR. TONKOVICH: The 60 dB. All houses, all future residential areas were analyzed with the 60 dB. COMMISSIONER BORBA: And the noise levels you're predicting are in excess of 60 dB; is that correct? MR. TONKOVICH: There's a couple of streets that are -- well, today they are exceeding the 60 dB. CHAIRPERSON GIUDICE: I know it's inconvenient, but if you could speak into the microphone, that would be great. MR. TONKOVICH: Do you want us to go through the streets that are -- COMMISSIONER BORBA: Yeah. Could you, so I know? Or just tell me the page, but maybe you could recite that for the public that may be watching. COMMISSIONER BORBA: This is the EIR; right? (Indicating) MR. GRUBER: Yeah. So, this is the Partially Recirculated Draft EIR, dated January 10th. The relevant table is on page 3.8.A-12. MR. TONKOVICH: We bolded and underlined the ones that exceed the standards, to help you -- assist you. COMMISSIONER BORBA: Okay. LEONARD REPORTING SERVICES, INC. (415) 312-9040 33 And one the things we spent a lot of time talking about in the Partially Recirculated Draft EIR on page 3.8.A-17 is what -- in cases where you have a roadway segment where the noise levels exceed the General Plan standard, then that second step, what increase would be required to be considered a significant impact. And so, that's where we have this sliding scale. You can see it. We have it bulleted. And because the worst-case increase is 7/loths of 1 decibel, it's below either 3 decibels or 1.5 decibels, depending on what the preexisting noise level is. And in no case would the project trip that type of increase. MR. TONKOVICH: It should be noted that 3 decibels is the threshold that an average person could tell the difference of a noise increase. So, an average person would never be able to tell -- or anybody could ever tell a .7 decibel noise increase. Just, you can't recognize it. COMMISSIONER BORBA: Okay. Thank you. ASSISTANT CITY ATTORNEY VISICK: Before we move on, Mr. Borba, I just wanted to respond to what, I think, got missed in your question. You asked about why the 70 dB standard got applied at the Good Nite Inn. And I just want to make LEONARD REPORTING SERVICES, INC. (415) 312-9040 35 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 MR. GRUBER: I should note there is a two-step process here. So, many of these roadways, under existing conditions -- so, without the Project -- would exceed the acceptable standard. So, the second step, then, is, in that case with the Project -- cause a substantial increase above the existing noise level. And so, that was one of the things that the trial court had asked us to take another look at and apply a two-step standard in that regard. COMMISSIONER BORBA: So, is it not fair to say that an area which already exceeds the standard which is then increased by additional traffic noise, the -- those people may suffer a great impact? MR. GRUBER: This brings us back to the FICON report. So, FICON, actually, was studying the question of what constitutes a substantial increase. One of the key aspects of noise is that the human ear, the threshold of perceptibility of a change in noise is 3 decibels. So, while the Project will increase noise levels on certain roadway segments, it's well below 3 decibels. In fact, I think the worst-case increase here is -- it's like -- what? -- half a decibel? .5? .7? 7/loths of 1 dB is the worst-case increase attributable to the Project. LEONARD REPORTING SERVICES, INC. (415) 312-9040 34 sure we covered it. I may have missed it. While the Good Night Inn is transient lodging, it would be ordinarily subject to a 65 dB standard. It was treated as a 70 dB standard -- and this is addressed on page 2-37 of the Revised Final EIR -- because it is located behind commercial uses. It's screened by commercial uses that are subject to 70 dB standard. COMMISSIONER BORBA: Yeah. I read that. Thank you. I appreciate you pointing that out. ASSISTANT CITY ATTORNEY VISICK: Absolutely. CHAIRPERSON GIUDICE: Any more questions? COMMISSIONER BORBA: Not at this point. I may come back. CHAIRPERSON GIUDICE: Okay. Well, the Applicant is here, and she wishes to address the Commission. So, would you please come on up. And welcome. Tell us your name. APPLICANT COMMENTS MS. DAVIDOFF: Good evening. THE WITNESS: Chair, Members of the LEONARD REPORTING SERVICES, INC. (415) 312-9040 36 Commission, my name is Judy Davidoff. I'm with Sheppard Mullin in San Francisco, and I represent the Applicant, Walmart stores. Thank you for the opportunity to be here tonight. I wanted to first thank staff. Staff and the City Attorney's Office have worked real hard on this to be sure that the analysis complied with the Court order. I'd also like to thank the City's team of experts, some of whom are here tonight, who also worked extremely hard considering all aspects of these issues. As Marilyn said, this is the project that was previously approved by the City. It's the same project. There has been no change to the project. The court remand, as indicated by Marilyn and by Mr. Gruber, was limited to two issues dealing with the Transportation Management Demand factors and Cumulative Noise. All other aspects of the EIR were upheld by the Court and found adequate. The team of experts put together by the City, as well as the City, thoroughly analyzed those issues and, in our view, they did what the Court asked them to do. And this is in total compliance with the Court order. We have our team of -- Project team here tonight. If you have any questions, we have our civil LEONARD REPORTING SERVICES, INC. (415) 312-9040 37 We've got 6:55 and we've got about 28 people who want to speak. COURT REPORTER: 7:30. CHAIRPERSON GIUDICE: All right. 7:30. So, we've got 35 minutes. Do you want to go for it? COURT REPORTER: Let's go. PUBLIC COMMENTS (Whereupon the Public Comments commenced at 6:59 p.m.) CHAIRPERSON GIUDICE: All right. So, we're going to start -- we're going to open up the Public Comments portion here. I'd like the following individuals to line up on the left-hand side: Peter Alexander, Matt Myres, Lauren Ornelas, Dan Kerbein, Andy McLean, Tony White, Cynthia Stecker -- Strecker. I apologize if I blew that -- Rick Luttmann, Marty Bennett, and Jessica Jones, please. So, Peter doesn't seem to be present any longer, so we'll go to Matt Myres, please. Matt, welcome. Tell us who you are -- and LEONARD REPORTING SERVICES, INC. (415) 312-9040 39 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 engineer, Eric Crabb, from Packland. We have Amelia McLear, Public Affairs Director from Walmart, here available to answer any questions. We hope that you will approve this Project and certify the EIR. Thank you. CHAIRPERSON GIUDICE: Thank you. MS. DAVIDOFF: And we'd also like to reserve time for rebuttal, if any. CHAIRPERSON GIUDICE: Sure. Why don't you stay right there. John, do we have any questions of Ms. Davidoff? COMMISSIONER BORBA: No. CHAIRPERSON GIUDICE: Susan? COMMISSIONER ADAMS: No. Thank you. CHAIRPERSON GIUDICE: Susan? COMMISSIONER HAYDON: No. CHAIRPERSON GIUDICE: (Indicating) COMMISSIONER BLANQUIE: No. Thank you. CHAIRPERSON GIUDICE: Neither do I. Thank you very much. I appreciate that. How is our Court Reporter doing? COURT REPORTER: (Indicating) CHAIRPERSON GIUDICE: Okay. LEONARD REPORTING SERVICES, INC. (415) 312-9040 38 you've got two minutes -- and where you're from. MATT MYRES: I'm Matt Myres. I live in Windsor. I'm a former teacher and school principal, 34 years. I also served as a principal -- elementary principal in the Cotati-Rohnert Park Unified School District. I'm concerned about the impact of an expansion. I'm concerned about Walmart anyway, but an expansion, its impact on education. Low-income children, when they start kindergarten, on average, are about a year to 18 months behind their middle-income peers when it comes to academic preparation, conceptual development, so forth. There's reason for that, but they're complex; not one particular thing, but lack of access to resources, lack of exposure to original language, lack of access to healthcare and dental care, et cetera. There's other factors. That academic gap increases as kids get older. More often that is evidenced by standardized tests and other academic measures. On average, low-income children score lower. We need a multifaceted approach to addressing the achievement and achievement gap. Schools alone aren't going to be able to close the achievement gap. LEONARD REPORTING SERVICES, INC. (415) 312-9040 40 1 2 3 4 Presently, currently in the county, there's an effort to have effective inside strategies, good instruction, but also outside school strategies to reduce the poverty and its impacts. I think it's moving in the wrong direction. If we -- if you approve the expansion of walmart, I think we need to take -- we can do better. We need to take a stronger stance to move us in a good direction for our children. Thank you. CHAIRPERSON GIUDICE: Thank you very much. Lauren, please. Welcome. LAUREN ORNELAS: Hi. I'm Lauren Ornelas. I'm the founder and executive director of a nonprofit called "Food and Empowerment Project." I live in Rohnert Park. I'm speaking here today because I know that part of the expansion of Walmart includes this grocery aspect, and our organization works on access to healthy foods in communities of color and low-income communities. And more than not, what we found in our work is that one of the biggest impediments to people accessing healthy foods is the lack of a living wage. There's no question that Walmart does not pay their workers a living wage. They can quote their executives, their management. It doesn't matter. I'm 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 talking about by far and above, the vast majority of workers that work for Walmart do not make living wages. And this is a big problems when it comes to accessing healthy foods. If this is an issue that Rohnert Park is concerned about and is serious about, I would strongly encourage the Planning Commission to figure out ways to bring cooperatives into the City of Rohnert Park. This would allow money to stay in the community. We would have workers owning the cooperative, which means the money stays in our community. It's not going to Arkansas. So, we need to figure out ways to empower our community, empower our workers, bring the money here and have this community thrive, and also meet the needs of all members of our community. I hope that you do not vote on expanding Walmart. Thank you. CHAIRPERSON GIUDICE: Thank you very much. Dan, welcome. DAN KERBEIN: Yeah. My name is Dan Kerbein. I live in Santa Rosa. I'm the chair of the Sierra Club Sonoma Group, and, of course, we did bring the litigation that everyone has been talking about here LEONARD REPORTING SERVICES, INC. (415) 312-9040 41 LEONARD REPORTING SERVICES, INC. (415) 312-9040 42 today I'm not going to talk about the litigation, and I'm not going to talk about the FIR. There's plenty of room for discussion of that. It's very technical. What interested me in all of the discussion before and the recommendations that were made was the term -- and I just love this phrase here -- that "Walmart meets the overriding considerations of social benefit." And I think that what the next generations in Rohnert Park are going to have to deal with is the lack of social benefit that Walmart brings; okay? I saw the design here. I -- I don't know. I don't see the walkability. You're the Planning Commission. You have the opportunity to make sure that Rohnert Park, instead of just being written off as a place where big boxes go and everything's a strip mall, you have walkable communities, you've got places that are people -friendly, you have places where people don't have to drive to shop. That's what you have at -- that's what I see at Walmart. I don't see walkability. I don't see a bunch of smaller operators in there, smaller vendors in that center. I don't see that encouraging -- what kind LEONARD REPORTING SERVICES, INC. (415) 312-9040 43 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 of produce is going to be sold in there? Are the products going to come from local producers? I don't think so. I think the Walmart business model is to drive out small businesses. It's to put everything on shipping containers from toxic factories in China, and then bring it here, take the money back out, as our previous speaker said -- out to Missouri or wherever it is they come from. I just don't see where this is going to be planning for the city of the future, of the 21st century. And that is really what our difference with this entire Project is. That's what you have here with a super store. Thank you. CHAIRPERSON GIUDICE: Thank you very much, Dan. Andy, please. ANDY MCLEAN: Hello. My name is Andy McLean. In the spirit of disclosure, I'll say I live in Cotati, but the back four feet of my yard is in Rohnert Park. I'd like to address the issue that was just discussed, the social benefits, and I'd like to make it a little more concrete. You know, in Cotati, we had a fistfight over LEONARD REPORTING SERVICES, INC. (415) 312-9040 44 1 2 3 4 the approval of the Lowe's store. Well, it's no secret that Cotati is constantly flirting with bankruptcy. And without saying why I think that is, I will say that Lowe's helped save the City's bacon. Also, I'd like to point out that sales tax revenue is one of the contributors to the SMART Rail Plan. And we have a depot directly across from walmart on the SMART Rail line that is, in part, being financed by big -box retailers from sales tax revenues. So, this is something that you should consider. It's not only going to help the City of Cotati, but I think it's going to help society in general. And when we talk about walkability, I'd point out to you that the first items on the agenda were something like 500 units of new residential housing all within walking distance of walmart. That sounds pretty walkable to me. I'm not a big fan of walking. You can tell that by looking at my waist. But when you come right down to it, you're not going to be able to get much closer to Walmart than those new developments. Thank you. CHAIRPERSON GIUDICE: Thank you very much. Tony, please. I'm sorry. Did I go out of turn? LEONARD REPORTING SERVICES, INC. (415) 312-9040 45 Walmart, by its own admission, has increased its carbon footprint and, actually, today is less dependent on renewable sources of energy than it was a few years ago. So, it's increased its carbon footprint. It's doing less than its competitors, in terms of turning more to clean energy. And, finally, the low-wage policy by itself is such that people working there, if they get a full-time job -- but even as a full-time employee, you probably can't afford to live in Rohnert Park or anyplace else in Sonoma County. And, therefore, employees very often -- not just here, but across the Country -- rely on subsidies. Subsidies for housing, for food stamps, and for medical care. So, do you want to essentially subsidize a very large, profitable corporation and the wealthiest family in the world? Thank you. CHAIRPERSON GIUDICE: Thank you very much. Now it's your turn. Sorry about that. CYNTHIA STRECKER: Hi. I'm Cynthia Strecker. I'm from Monte Rio, and I wanted to speak about the social benefits of walmart as evidenced by some of its business practices. I was recently visiting with my brother, and LEONARD REPORTING SERVICES, INC. (415) 312-9040 47 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Cynthia, stay right there. You'll be next. Go ahead, Tony. TONY WHITE: My name is Tony White. I live in Santa Rosa, but I taught at Sonoma State for 40 years and have spent a lot of time in Rohnert Park. First of all, I'm a member of the job -- North Bay Jobs With Justice, formerly the Collation of Sonoma County. I'd like to speak against the certification of the EIR and the approval of the Walmart expansion. While I object to or am critical to the employment practices of Walmart and the races to the bottom with low wages, the lacking benefits, that by itself is not sustainable economically for Rohnert Park or Sonoma County. However, I'd like to address the environmental issues. We live in a very beautiful area. We've adopted or voted for coastal protection, urban growth boundaries. We have the SMART public train down the road in the future. We have Sonoma Clean Power. We also have energy independence, and we have a go -local cooperative. From my point of view, the whole Walmart model violates all those attempts protect our environment, improve the quality of life, reduce carbon emissions. LEONARD REPORTING SERVICES, INC. (415) 312-9040 46 he talked to me of the difficulty that many building contractors have in simply getting paid by Walmart for the work that they've done to expand a regular store into a supercenter. And I will leave with you a copy of the newspaper article to which I'm making reference; okay? It spoke of, described, one person, a painting contractor, who was absolutely delighted to have Walmart doing the work they were doing. He got the bid. It was to be a year-long job. So, he worked on along, but in July, Walmart stopped paying him. So, he kept going along on promises until October, when he decided he'd finally had enough and filed a mechanic's lien. Now, I'm sure you know this is a legal procedure. So, what that means is that one small business person is in court up against an army of lawyers from Walmart who can easily drown a person with court filings and that sort of thing. So, that's exactly what happened. And in December, this person settled. He had filed a mechanic's lien for a little over $50,000. He settled for $14,300. CHAIRPERSON GIUDICE: Thank you, Cynthia. Thank you. Sorry. I apologize. CYNTHIA STRECKER: I understand. LEONARD REPORTING SERVICES, INC. (415) 312-9040 48 1 2 3 4 CHAIRPERSON GIUDICE: Rick, please. Welcome. RICK LUTTMANN: I'm Rick Luttmann, 917 Doreen Avenue in Rohnert Park. I'm 44 years on the faculty at Sonoma State, and I'm a member of the Living Wage Coalition and the North Bay Jobs With Justice. I was astonished to read in this morning's Press Democrat that two of the ten people in the City government who are tasked with deciding this issue have already made up their minds and have publicly announced that they are in support of this Project. So, I raise the question, What are we doing here tonight? What is the point of a public hearing? I think that a lot of people have come out here tonight to express their opinions, and the notion that people have already made up their minds how they're going to go vote means we're making a mockery of this process. I call on Commissioner Adams to recuse herself from the vote tonight, because otherwise this process is irretrievably tainted. As to the other four members of the Commission, I don't know whether you have made up your minds. I hope that as a matter of honor, if you have, you will recuse yourselves as well. LEONARD REPORTING SERVICES, INC. (415) 312-9040 49 MARTY BENNETT: Thank you, gentlemen. I'm Marty Bennett, Co-chair of North Bay Jobs With Justice, formerly the Living wage Coalition and also an instructor at Santa Rosa Junior College. I believe there is one of our supporters who submitted a card and will cede her time for me. CHAIRPERSON GIUDICE: Actually, we're not going to do that this evening. If you'll go ahead and take your full two minutes, we'll let her take her full two minutes as well. MARTY BENNETT: Okay. I have two reasons I want to focus on tonight why you should deny this Project. And I've been involved in the whole five-year campaign against the Project. First, General Plan policy LU -7 specifically encourages supermarkets to be located close to where people live in order to provide convenient grocery shopping and encourage people to travel by foot and bicycle to do their grocery shopping. The expansion of Walmart by 40,000 square feet to add a full grocery component is clearly at odds with LU -7, since the Walmart is located in a regional shopping center away from all but a handful of residential homes. LEONARD REPORTING SERVICES, INC. (415) 312-9040 51 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 If you are not outraged on my behalf about this, maybe you'll be outraged on your own behalf, because the other person who has already made up his mind publicly is our Mayor, Joe Callinan, who has a vote on the City Council. So, he's made up his mind before even hearing from you. He doesn't care what the Planning Commission says any more than he cares what the public says. He's made up his mind. Mr. Callinan says he is very impressed with Walmart's business model. He thinks that it should be used by governments. He's totally unclear on the concept. Walmart's business plan is to offer low prices by shifting a lot of the cost of business onto the taxpayer's dime. They pay their people so little that they can qualify for food stamps and WIC and TANF and so on. I'd like to see how that works in government. Is the government going to subsidize itself? CHAIRPERSON GIUDICE: Thank you, Rick. I'm going to have to cut you off there. RICK LUTTMANN: I would just add, this is not laissez-faire capitalism; this is laissez-faire uncapitalism [sic]. CHAIRPERSON GIUDICE: Okay. Thank you. Marty, please. Welcome. LEONARD REPORTING SERVICES, INC. (415) 312-9040 50 Walmart's original economic survey indicated that this store will draw customers from a wide area, and, therefore, the addition of the supermarket component is not intended to serve nearby families, but, instead, will pull grocery shoppers from other existing neighborhood -serving facilities. The Project is out of compliance with the General Plan. Thank you. CHAIRPERSON GIUDICE: Thank you very much. And before we bring our next speaker up, I'd like to call the next ten, please. So, Val Hinshaw, please. And Thomas Phillips, Nancy Atwell, and Sue Dewey, and Michael Montgomery, and Kandy Messner -- sorry if I blew that -- Ray Messner, and Joy Rhode, and Myrna Spiegler. Please come on up. And welcome, Jessica. Sorry about that. JESSICA JONES: No worries. Good evening, Planning Commissioners. As a resident of Rohnert Park for 24 years, I would like to comment on the proposed Walmart Supercenter. As we know, the City of Rohnert Park is largely defined by its neighborhoods with their own letter designation. When the General Plan was adopted, it specifically provided for convenient LEONARD REPORTING SERVICES, INC. (415) 312-9040 52 1 2 3 4 neighborhood -serving facilities often anchored by a supermarket. One of these locations is the Mountain Shadows Shopping Center where the closed Pacific Market is being replaced by a 35,000 square foot Walmart Neighborhood Market. This type of neighborhood -serving supermarket is precisely what the General Plan, Policy LU -7, envisioned. Now, however, Walmart would like to also add a full 35,000 square -foot -plus grocery to their existing 131,000 square foot general retail store. When this Project was last reviewed by the City of Rohnert Park, Walmart claimed the expansion would conveniently serve areas east of 101 in the direction of the Pacific market. Now, they are occupying the Pacific Market space. That argument no longer applies, since it's much easier for these residents to shop at the Mountain Shadows area. This leaves the proposed walmart Supercenter with no convenient and consistent neighborhood base and would require Walmart to draw and negatively impact more conveniently, the other located [sic) supermarkets. This will put some of the supermarkets at risk of closure. Since Policy LU -7 encourages close -by supermarkets to allow for convenient shopping by foot and bicycle, this expansion will contradict this policy. LEONARD REPORTING SERVICES, INC. (415) 312-9040 53 your packet. We have E-mailed that to you, and I'd like to read that to the Committee to put that into the record for the meeting this evening. "The Sonoma County Democratic Party Resolution Opposing the Proposed Rohnert Park Walmart Supercenter: Whereas walmart has resubmitted an Environmental Impact Report to expand its current store in Rohnert Park by 35,256 square feet, totaling 166,788 square feet to become a supercenter which sells both nontaxable groceries and general merchandise, and the impact upon small, locally -owned independent businesses, local grocers and unionized national grocery stores that pay decent wages and benefits has been shown to be such that for every supercenter that opens in a county, two local grocery stores will go out of business; "And whereas Walmart has not only encouraged the off -shoring of manufacturing by relentlessly forcing suppliers to lower costs, and particularly labor costs by moving production to low-wage, underdeveloped countries such as China, LEONARD REPORTING SERVICES, INC. (415) 312-9040 55 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Another supercenter is not needed in Rohnert Park, and tonight, as a Rohnert Park resident, I ask that our Planning Commissioners, City leaders, residents of Rohnert Park look beyond themselves and beyond the promised lower prices and promised low-wage jobs, and look at the bigger picture. Think about quality, and think about the world we want our children to live in. Please vote no on this project and preserve our existing neighborhood supermarkets. Thank you. CHAIRPERSON GIUDICE: Thank you, Jessica. Perfect timing, too. Val, please come up. VAL HINSHAW: Thank you. My name is Val Hinshaw. I live in Santa Rosa. I'm a member of the Sonoma County Democratic Party specialty committee, and our members live all throughout Sonoma County, and we are concerned with issues that include environmental justice, economic fairness, environmental impact, and sustainable growth, among other things. And after much discussion back in March of this year, our committee passed a resolution opposing the Walmart Supercenter, a copy of which is in LEONARD REPORTING SERVICES, INC. (415) 312-9040 54 Vietnam, Indonesia, Bangladesh, and Mexico, but it also is one of the worst anti -union employees in America, with the result that not one Walmart store has been unionized, and those Walmart workers who attempt to organize experience unlawful surveillance and interrogation" -- CHAIRPERSON GIUDICE: Unfortunately, I'm going to have to cut you short. VAL HINSHAW: -- therefore, we oppose it. Thank you for your time. CHAIRPERSON GIUDICE: You're welcome. Have a nice evening. Ben, please. Welcome. THOMAS PHILLIPS: I'm Tom Phillips. CHAIRPERSON GIUDICE: Oh, I'm sorry. Okay. Well, we'll get to Ben, I guess. Go right ahead. THOMAS PHILLIPS: I'm on the board of the Peace and Justice Center Sonoma County, and I represent the Peace and Justice Center on the board of North Bay Jobs With Justice. Both the Peace and Justice Center and North Bay Jobs with Justice really watches out for people who are marginalized in our community. I oppose the LEONARD REPORTING SERVICES, INC. (415) 312-9040 56 1 2 3 4 expansion of Walmart. Walmart opponents usually cite environmental things, traffic, absentee landlordism, low wages and benefits, and predatory pricing. People who defend Walmart generally like the low prices, as we all do. It's a business model that basically pays really low wages and provides really low benefits. Exports. They exported a million and a half jobs to China in the last ten years because of the production -- the amount of products Walmart manufactures in China. An example of predatory pricing. In 2000, the Wisconsin Department of Agriculture, Trade, and Consumer Protection accused Walmart of selling butter, laundry detergent, and other staples at low cost to force competitors of out of business. In 2006, Berry Lynn, who is a senior fellow of the New American Foundation, said that Walmart's constant demand for lower prices caused Kraft Foods to shut down 39 plants, let go of 13,500 employees, stop production of a quarter of its products because Kraft was unable to compete. This is the kind of company you have -- that we have in our community and that wants to expand. Regarding labor relations, most revealing is a LEONARD REPORTING SERVICES, INC. (415) 312-9040 57 it was stated before, the General Plan Policy LU -7 specifically encourages supermarkets to be located close to where people live, and that encourages people to travel by foot and bicycle to do grocery shopping. This is in a section of town that has very few residents in it, and I think that's clearly at odds with the LU -7 plan. The original economic plan says that it would draw customers from a wide area. And it's not intended to serve local families, because there aren't very many in that section of town. It would be drawing from other sections. That's not what we want in Rohnert Park, the "Friendly City." I spoke before about my concerns about the Pacific Market going out of business several years ago when we had this hearing. And it has. They can't compete. Now, Walmart has bought the lease there and is opening another grocery store. I don't want Walmart owning my section of town. And consider the space that they're going to have in this town. They're going to control prices, sales, and other things for other retailers. The small businesses and the local owners are gonna have problems, possibly go out of business. Rohnert Park could become blighted. It's just gonna LEONARD REPORTING SERVICES, INC. (415) 312-9040 59 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 quote of Walmart founder, Sam Walton. CHAIRPERSON GIUDICE: I'm sorry, Thomas. I'm going to have to cut you off. I do want to note that Thomas is from Sebastopol, and I apologize for not getting that into the record. Thank you very much. I apologize for cutting you off. Is Ben not here this evening? (No response) CHAIRPERSON GIUDICE: So, we'll keep him to the side and see if he shows up. I'm hoping you're Nancy. UNIDENTIFIED SPEAKER: No. Do you want Nancy? CHAIRPERSON GIUDICE: Please. It's all in order. We've got them numbered. Thank you, Nancy. I apologize. If you could tell us where you're from, please. NANCY ATWELL: Hi. I'm Nancy Atwell, and I'm from the north side of Rohnert Park. I'm a resident of over 23 years here. CHAIRPERSON GIUDICE: Thank you. NANCY ATWELL: First, I'd like to say that, as LEONARD REPORTING SERVICES, INC. (415) 312-9040 58 change the nature of Rohnert Park. We don't need another low -price grocery store. We have three already. And you bring two of those now into this section of our town. It's gonna change. My property values, crime, and other things are going to happen, because of research showing what happens in their parking lot. I don't want my section of town controlled by Walmart. There's too many other grocery stores in our city that already have the impact, and I think it will really negative -- it's going to have a negative impact. CHAIRPERSON GIUDICE: Thank you very much, Nancy. And I'm hoping the next one is Sue. SUE DEWEY: Yes. CHAIRPERSON GIUDICE: _Thank you, Sue. Please, welcome. And tell us where you live. SUE DEWEY: I'm Sue Dewey. I've lived in Rohnert Park 35 years, a retired school teacher. I have supported Walmart throughout this whole fiasco, and I'm flabbergasted with the number of people from outside of Rohnert Park who tell us what we should do and what we're not doing. I resent it. And ever since I've lived here, when you go somewhere, You're from Rohnert Park? And we're still LEONARD REPORTING SERVICES, INC. (415) 312-9040 60 1 2 3 4 getting it. How dare they judge us. We have a need here in Rohnert Park for people who are lower socio [sic] income. They need that area. People come from Petaluma and Santa Rosa to shop here. we're draining money from those two cities. And yet they can put in a huge Target at Coddingtown? What would happen if Walmart was going to Coddingtown? How dare they would do that. Well, I just am sick of it. And I think the expansion of Walmart will do good. It will bring more tax dollars into the City, so we can help the children. We have open borders now. These children will be all across the nation. Walmart is not the cause of all of our failures. Look to the government. Go to Washington. There are other companies that are doing the same thing that Walmart is doing. They're successful. Workers are working there because they do get a fair wage. They do good get benefits. And I'm tired of outsiders telling us what to do. We should be proud. We're Rohnert Park, and we're doing very well. Thank you very much. CHAIRPERSON GIUDICE: Thank you, Sue. LEONARD REPORTING SERVICES, INC. (415) 312-9040 61 does offer. Walmart is also known for its very aggressive antiunion stance to help maintain the status quo. I just want to say, I'm not a member of any union and never have been. Pacific Market is a good example of losing locally -owned businesses that keep our money locally, and turning them over to, you know, the multibillionaires, the Walmart family, the Waltons. So, the Environmental Impact Report really isn't just about structure and traffic; it's also about its other impact, its economic impact, which impacts all of us. It makes this a liveable community or not. Our sales -- and the point that sales tax revenue, which does come on in, dwarfs what we actually pay as taxpayers. CHAIRPERSON GIUDICE: Unfortunately, we have to cut you short. If you'll give your remarks to Suzie, she'll make sure it's circulated. Kandy? (No response) CHAIRPERSON GIUDICE: NO? Okay. And Ray -- Ray Messner? (No response) LEONARD REPORTING SERVICES, INC. (415) 312-9040 63 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 I'm hoping that you're Michael. MICHAEL MONTGOMERY: Yes. CHAIRPERSON GIUDICE: Perfect. MICHAEL MONTGOMERY: Good evening. My name is Michael Montgomery. I live in Santa Rosa, but I still consider myself an insider, actually. I'm here to address more the economic impact of Walmart. You've heard some of this already. I got my information from the Americans For Tax Fairness. I have two handouts I'll be passing out. I'd like to have it distributed to the Commissioners. Nationally, Walmart employs 1.4 million employees, and we subsidize with our taxes to the point of $6.2 billion every year. And that's things like Medicaid, food stamps. But looking at just California alone, there are over 80,400 employees of Walmart in California. California taxpayers pay almost $1.4 billion for food stamps a year and $355 million in MediCal and such. we're paying, as California taxpayers, almost $2 billion a year to subsidize Walmart and what they're doing. And the reason they're doing that, not only low wages, but underemploying their employees, is so that they're not eligible for the benefits that Walmart LEONARD REPORTING SERVICES, INC. (415) 312-9040 62 CHAIRPERSON GIUDICE: No? Okay. Then you must be Joy. (No response) CHAIRPERSON GIUDICE: No? And Myrna? Okay. Please good right ahead. MYRNA SPIEGLER: I am Myrna Spiegler, and I live in the County of Sonoma. I don't live within the city limits -- you can't hear me? Okay. I'm Myrna Spiegler, and I live in the County of Sonoma, not within any city limits. The North Bay Jobs With Justice is part of a broader collation that opposes the proposed Walmart Supercenter Project. I want to address the issue of wages in the proposed supercenter and the impact of low wages on workers in local and state government. The supercenter says they will employ 400 employees. The average hourly wage for Walmart employees was $8.81 in 2013. This wage level is well below the living wage for Sonoma County, at $20.51 an hour. That was circulated by the California Budget Project. And that rate enables two parents working full-time to support two children and to pay for LEONARD REPORTING SERVICES, INC. (415) 312-9040 64 1 2 3 4 housing, food, healthcare, transportation, and child care. And that would be a total annual income from families of $85,000. Clearly, Walmart employees are not making that much money. The income for a full-time Walmart worker at the average hourly wage, employed 52 weeks a year and 32 hours a week -- that's considered full-time by Walmart -- is only $15,576. Most Walmart workers are part of the working poor. The Census Bureau says the working poor is individuals and families with one member with reportedly [sic] employed income in the last year; a total income from a family of four, which is below 200 percent of the federal poverty level. So, that means that these people are eligible for the benefits that we were talking about -- CHAIRPERSON GIUDICE: Go ahead and finish your statement. MYRNA SPIEGLER: -- the benefits that are being supplied by the government and our social networks. CHAIRPERSON GIUDICE: Thank you. Thank you very much. BEN BOYCE: My name is Ben Boyce -- I was actually Number 13. I didn't get called earlier. LEONARD REPORTING SERVICES, INC. (415) 312-9040 65 work at Walmart or the people who, you know, want to shop there, but we do not want to see this business model become entrenched any further than it already is It's a bad trend that we want to reverse. And, in conclusion, I'd like to say that I think it would be incumbent upon the Commission to consider revisiting the market analysis in the EIR, which is dated back to the depths of the recession. It's much different market conditions now. And at the very least, that should be revisited, so we have a more -- a better picture of what the actual impacts would be. Thank you. CHAIRPERSON GIUDICE: Thank you. Thank you very much. I have 7:34, so we'll recess for 15 minutes and return. (Off the record from 7:34 p.m. until 7:51 p.m.) CHAIRPERSON GIUDICE: I'd like to reconvene the Planning Commission meeting. I'd like to call the next 10 people up, starting with Barbara Giordano and Kelly Scullion, and David Petritz, Dmitria Pickard, and Brewster, and Phil Tucker, and Lisa Maldonado, I believe, Mary Wallace, LEONARD REPORTING SERVICES, INC. (415) 312-9040 67 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 CHAIRPERSON GIUDICE: We called your name. You just must have not been present. BEN BOYCE: NO. I just went outside to get -- CHAIRPERSON GIUDICE: Why don't you do it right now then. BEN BOYCE: My name is Ben Boyce. I'm a graduate of Sonoma State Masters of Public Administration program. I serve as the secretary for the Accountable Development Coalition, and I'm a long-time member of the Living Wage Coalition. And in my brief two minutes here, I would like to explain -- or, frame to people why there's such a persistent opposition to Walmart expansion in many locations, because our biggest issue is with the business model that Walmart is -- by which Walmart has actually driven down wage standards in the United States, particularly in the retail sector. It is a quantifiable fact that Walmart's business model is essentially parasitical on the public sector health and welfare services. We are subsidizing Walmart through our tax money, so they can offer these low wages to their employees. And that's what we're about. I have no issue with the many good people who LEONARD REPORTING SERVICES, INC. (415) 312-9040 66 please, and Tina Hansen -Keys. Thank you. Please tell us your name and where you live. BARBARA GIORDANO: My name is Barbara Giordano, and I am a resident of Rohnert Park, but I have to say, I'd be very concerned if I lived outside of Rohnert Park, because Walmart expects to make use of a whole bunch of us customers, way beyond the confines of Rohnert Park. Anyway, I wish to make this argument against the plan. The proposed 170,000 square foot Walmart Supercenter is located about a mile and a half from the site of the planned City of Rohnert Park SMART Train Station. The Association of Bay Area Governments and 2006 state legislation, AB -32, mandate that counties and cities encourage smart growth and transit -oriented development with good jobs and higher density housing located nearby mass transit hubs and stations accessible by bike and pedestrians. However, the hourly -- the average hourly wage at the supercenter will be $8.81 an hour, and the annual income for a full-time Walmart worker employed 52 weeks a year and 32 hours a week, which is considered full-time by Walmart, will be only $15,576. LEONARD REPORTING SERVICES, INC. (415) 312-9040 68 1 2 3 4 Most of the workers at the Walmart will be the working poor and will not be able to afford to live in the community where they work and access mass transit like the SMART Train. The Press Democrat recently reported that average rents have soared by 13 percent over the last year to $1,521 a month for the typical two-bedroom apartment, and the rental market is now extremely tight. Most workers at the supercenter will drive to more affordable housing markets in other cities and counties. There is a growing mismatch between jobs and housing in the region, given the stagnation of wages and the relative rise of housing costs. The supercenter is not good planning in regard to locating grocery stores convenient to neighborhoods, nor will the supercenter promote smart, compact, and equitable growth, or a living wage. I urge you to deny the Project. CHAIRPERSON GIUDICE: Thank you very much. Kelly? KELLY SCULLION: Good evening, Honorable Planning Commission. My name is Kelly Scullion. I am the new director of the Rohnert Park Chamber of Commerce, and at the Chamber of Commerce, our mission is to create an environment in Rohnert Park in LEONARD REPORTING SERVICES, INC. (415) 312-9040 69 group in the county, with over 7,000 members, many of whom live in Rohnert Park, and we are opposed to the Walmart for various reasons that people have stated, in terms of the environment, in terms of equity, subsidies that the Government would be obliged to provide. But I'd like to pick up on something that Dr. Luttmann said about really having an open mind, because we canvassed this community in 2010 and got 2,500 signatures of people opposed to the Walmart. And so, what I take away from that is, this really is a very divided community, and still is. So, I would really suggest that you really listen to what people are saying. I would also like to pick up on something else that Dr. Luttmann alluded to in an article he wrote about the -- which I had read -- in Mexico about the bribery scandal, which was really a defacement of one of the Great Pyramids in that area. And, you know, the immigrants from Central America and Mexico, including my wife who is from Costa Rica -- that's the fastest growing population in this county. And I don't think that's really very cool. It seems to me that's kind of like an Ugly American Award that Walmart had there. So, I think that's something to be very sensitive on in this LEONARD REPORTING SERVICES, INC. (415) 312-9040 71 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 which businesses can thrive economically, socially, and culturally, while improving the quality of life in the community. As a local Chamber member, Walmart has continually proven themselves to be a trusted partner we can rely on in our community, actively engaged with local charitable organizations and important civic causes. I have seen firsthand their charitable and generous donations to anyone who comes and says, Please, we have this cause, We have something that we would like a donation for. And as -- we do support Walmart's remodel plans and hope you vote to reapprove the Walmart proposal. Thank you. CHAIRPERSON GIUDICE: Christine? Christine Wright? (No response) CHAIRPERSON GIUDICE: No? Okay. David. DAVID PETRITZ: Good evening. My name is David Petritz. I'm representing Sonoma County Conservation Action, 540 Pacific Avenue, Santa Rosa. We are the largest environmental advocacy LEONARD REPORTING SERVICES, INC. (415) 312-9040 70 community and in our county. And I would also like to say that -- and compliment the City -- on the PDA, Planned Development Area, which I think this is really a race to the bottom in contrast to that. Thank you very much. CHAIRPERSON GIUDICE: Thank you, David. I appreciate you yielding your time. Dmitria, are you in the audience? (No response) CHAIRPERSON GIUDICE: No. Okay. Brewster? (No response) CHAIRPERSON GIUDICE: No? Okay. Phil. PHIL TUCKER: My name is Phil Tucker. I live in Napa, California. I've lived in the Bay Area all my life, in fact, in North Bay all my life (Inaudible). I'm a member of the Labor and (Inaudible) Committee (Inaudible). (Speaker inaudible) And I, therefore, would ask you to consider the inconsistencies in this application and to defend the General Plan Policy LU -7. Thank you very much. LEONARD REPORTING SERVICES, INC. (415) 312-9040 72 1 2 3 4 CHAIRPERSON GIUDICE: I'm going to beg the Commission's indulgence here since it was a little difficult to understand this gentleman. Phil says the "Proposed Walmart expansion contradicts the City's General Plan Policy, LU -7, and undermines existing neighborhoods serving grocery stores. It promotes regional shopping and automobile impacts," and it's "not consistent with Smart[...]" And I just wanted to read that for you. Thank you for your comments. COMMISSIONER BORBA: Thank you. CHAIRPERSON GIUDICE: Lisa? LISA MALDONADO: I am one of the dreaded "outsiders," although I do represent the North Bay Labor Council, and although, myself, I live in Santa Rosa, we have over 60,000 members and their families in this county and Marin County. I was gonna speak to the talking points, but I think that we all know this whole dog and pony show. It's like, again, I'm a little weary this week. And I think the people here know about Walmart. I think you've heard about Walmart; you know what they do. And I was gratified to hear some of the people speak up about workers' wages and benefits and having a say at their job and what that means. LEONARD REPORTING SERVICES, INC. (415) 312-9040 73 deluding ourselves with things we know are bad for us and bad for our community. And I hope that you see that about Walmart. CHAIRPERSON GIUDICE: Thank you, Lisa. Mary? If you could tell us where you're from, I'd appreciate it. MARY WALLACE: Good evening. My name is Mary Wallace. I live in Sebastopol. CHAIRPERSON GIUDICE: Could you talk right into the microphone? Thank you. MARY WALLACE: I work for Walmart. I'm the personnel coordinator. Today, in my office, I had 26 shining, smiling faces, because they all had jobs. It was their first day of orientation, and just to see the relief on some of their faces because they have a job now... They've been looking for a long time. We work with students that have to go around their hours. We work with people that are on Social Security and can make a -- only can make a limited amount of money. So, we work with those hours. If we can get 85 more people to work and off of the system, well, wouldn't that be just -- I mean, for me, that would be great. It would be heartwarming, LEONARD REPORTING SERVICES, INC. (415) 312-9040 75 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 But, certainly, you also know how Walmart pollutes. You also know that -- about the workers in Bangladesh who were crushed making cheap plastic and clothing for Walmart. You know about the pollution that walmart has left everywhere. You know about the pain Walmart causes. You know this. And, basically, you're either going to make it okay for yourself to continue to support a really soul -crushing company that is everything -- almost everything that is wrong with our country and our culture right now, or you're not. You're either going to stand up and say you get it; you see that this is what's wrong with the United States: People have to work three or four different jobs to make it, don't get to spend time their kids; and you're going to see the trashing that they do to the environment everywhere they go. And if you choose to make it okay for yourself in the short run, because you want that money, there's really nothing anybody here can say. And you all have to live with yourselves, and we all have to live with the consequences. So, I'm sorry I went off my points, but I just had to keep it real, because this week has been a very tough one in this county, and I think we have to stop LEONARD REPORTING SERVICES, INC. (415) 312-9040 74 just because they know that now they have a place to go and a home to go to. Walmart is a big family, and they support each other. when one of us is in trouble, all of us come to their sides. And I just think it's a shame that people just keep throwing it out there that -- you know, we wouldn't be working there for 20 years if it wasn't any good. So, there's a lot of places that we can choose to work and we choose not to work. And we choose to stay there. And I love the Walmart family. Thank you. CHAIRPERSON GIUDICE: Thank you very much. Tina Hansen -Keys, please. TINA HANSEN-KEYS: Hi. I'm Tina Hansen -Keys. I live in Rohnert Park, and I've been in the community since '71. I've been at Walmart since day one, almost 23 years now. Walmart is not just the four walls; it is very much the community. I've watched kids growing up through a walmart career, and they're now having their children. Walmart actually has groups of people that come and meet, and they walk the Walmart aisles as a group, as exercise. My neighbors go there during the LEONARD REPORTING SERVICES, INC. (415) 312-9040 76 wintertime and when it's too hot to exercise. So, it's not just part of, you know, shopping. It's -- people get together at McDonald's and have their coffee and all that. walmart donates a lot to the community. I'm part of the donation for the food. And every month, we donate $2,000 of food. with the expansion, that would actually donate more profit to the community for the food banks. We donate our clothing. We donate different things throughout the four quarters that we have. We donate $3,000 through a web site that we do for different charities that you need. People come in and ask for gift cards, all this stuff. So, Walmart is not just shopping and trying to get money. We're actually out there doing community work. We're not always with our signs, saying, We're Walmart, but we're out there as a group, helping out the community. So, thank you. CHAIRPERSON GIUDICE: Thank you very much. I'd like to call the next eight speakers up. Catherine Sullivan -- oh, I'm sorry. Did you have a speaker card and we didn't call your name? LEONARD REPORTING SERVICES, INC. (415) 312-9040 77 fixed incomes, and Walmart can aid, you know, in their households. I'm very excited to be a part of the Neighborhood Market, because it's a full-service grocery store. I know that people are just waiting, and they're biding for this little expansion of ours to offer groceries. Again, I also believe that the customer base in the county -- not just Rohnert Park, but in the county, can support all the grocery stores. We will always be -- we will always have the largest target on our back, because we are the largest retailer in the world. There are reasons why we are, and I appreciate being a part of this company. And I hope that you can understand and think about everybody, you know, in consideration -- how it will help everybody. That's all I wanted to say. Thank you. CHAIRPERSON GIUDICE: Thank you very much. I'd like to call up Catherine Sullivan, Connie Robeson, George Niles, Scot Stegeman, Linda Park, Greg, Chris Simmons, and, finally, Lani Erickson. So, first one is Catherine, please. CATHERINE SULLIVAN: Thanks for hearing me, Council. My name is Catherine Sullivan, and I am the LEONARD REPORTING SERVICES, INC. (415) 312-9040 79 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 JOY RHODE: I did. My name was called earlier. CHAIRPERSON GIUDICE: Who are you, please? JOY RHODE: Joy Rhode. CHAIRPERSON GIUDICE: Oh, okay. Let me find your -- there you are. JOY RHODE: I'm sorry. CHAIRPERSON GIUDICE: No. Go right ahead, please. Hi, Joy. JOY RHODE: Hello, Council. CHAIRPERSON GIUDICE: It's not Council; it's the Commission. JOY RHODE: Thank you very much for having me -- letting me speak. I am an associate of Walmart. I have been with them, collectively, 15 years. This is my third time back to 1755, the store that we want to expand to a supercenter. I have been -- I've just been promoted to the Neighborhood Market that we will be opening October 1st, in the back of -- on Golf Course Drive. Walmart is -- to me, it's -- it's a wonderful company. It's a good family company. I believe -- my belief is that a supercenter would definitely benefit Rohnert Park and the areas, the county, because people need affordable merchandise. A lot of people are on LEONARD REPORTING SERVICES, INC. (415) 312-9040 78 store manager at the Rohnert Park Walmart that we are looking to expand. I actually first visited Sonoma County while I was on my honeymoon in May of 2013, and actually fell in love with the community and knew that this was a community that my husband and I wanted to relocate to. When I saw the position for the store manager at the Rohnert Park store opened (sic], I was one of the first applicants in, because that was going to afford me the opportunity to come into this area. And I'm so glad I did. Everyone here has been so nice and welcoming, and my husband and I couldn't be happier with the community and the neighbors and friends that we are making. I first started my career 12 years ago, as a holiday weekend cashier. It was just a job. I needed extra money for Christmas for my kids. And from that point, I decided, Okay, well, let's explore what this Walmart career can mean for me. I became a full-time associate six months after I had gotten started as a supervisor. I worked my way through the ranks as an hourly supervisor and was promoted to assistant manager. I have been in the salaried manager position for 7 of the 12 years that LEONARD REPORTING SERVICES, INC. (415) 312-9040 80 1 2 3 4 I've been with the company. And the thing I love most about the company is the opportunity that it affords every single one of our associates. It's not uncommon for our management team to be promoted from within the ranks. The store manager at the store I came from started as a cart pusher, part-time. So, it's throughout Walmart's history that we promote from within. And the opportunity has afforded itself based on what the individual wants to see, as far as their career with Walmart, not just who -- not just -- I have the pleasure of leading 276 associates in the Rohnert Park store -- CHAIRPERSON GIUDICE: I'm afraid your time is up. Thank you. Connie, please. Welcome. CONNIE ROBESON: Hi. My name is Connie Robeson, and I've lived in Rohnert Park for almost a quarter of a century. Pretty impressive, eh? CHAIRPERSON GIUDICE: Yes. CONNIE ROBESON: Well, I'm against the expansion. I think that Walmart is kind of a -- it's a blight on our cityscape. They've already got the store over at Mountain Shadows. Why do they need more -- I mean, how much do LEONARD REPORTING SERVICES, INC. (415) 312-9040 81 CHAIRPERSON GIUDICE: Thank you. George Niles, please. GEORGE NILES: Thank you. My name is George Niles. I'm in Santa Rosa. I think it's important to let you know that I am a former Walmart employee. I started with Walmart in 2001. I was there till 2013. They hired me. I was 62 years old at the time, in terrible health. Guess what? I was on their group insurance. Yes, I had sick leave. Yes, my wage, it wasn't -- it was okay. It wasn't that bad. I hear 13,000; I was around 30— So, they even offered me to go into management. Because of my health, I didn't want to go into management, because I'm in poor health. My monthly prescriptions are $2,000 a month. Guess who took care of most of that? walmart's group insurance. I am now 75 years old, and I support Walmart 100 percent, and I ask you to give them consideration, because some of the stuff I heard tonight, I have great difficulty listening to. Thank you. CHAIRPERSON GIUDICE: Thank you. And you look great for 75, by the way. LEONARD REPORTING SERVICES, INC. (415) 312-9040 83 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 they need? That's the big question. They want more and more. They're insatiable. Also, I'm against their business practices in terms of exploiting people in other countries because they outsource the manufacturing. And as one speaker brought up earlier, 1,100 people were crushed at the Rana factory in Bangladesh. And I think those people need to be mentioned, because that's part of their business practice, to get it cheap. Don't care about the circumstances in which they work. Just get it cheap, cheap -- cheap as they can. And then the other thing is, I believe that Walmart -- part of their business model is getting corporate welfare, because they rely on our social services system to -- because they pay their employees so little, they have to rely on that, the social services, to get health and additional food and all that. It's corporate welfare. Why are they allowed to get this corporate welfare -- I think that's a really big question -- when they have -- I think they're the wealthiest family and the wealthiest company in the world. That's a big question. So, that's it. Thank you. LEONARD REPORTING SERVICES, INC. (415) 312-9040 82 Scot, please. Good evening, sir. SCOT STEGEMAN: Thank you. I just want to make a couple points. CHAIRPERSON GIUDICE: Sure. Tell us where you're from. SCOT STEGEMAN: Sure. Scot Stegeman. Sebastopol. CHAIRPERSON GIUDICE: Thank you, sir. SCOT STEGEMAN: I have some concerns not about Walmart, per se, itself, but about the environmental documents that are coming along with it, specifically, two things. One was mentioned, which is the economic implications. The Original EIR had an enormous market share analysis, primary and secondary market areas, reaching all the way down to the south end of Santa Rosa and the north end of Petaluma. And it was an enormous effort to determine what was going to happen economically. The EIR you have before you now ignores that entirely. There is not a single word about market share outside of Rohnert Park itself. That is a huge, gaping hole in your information, because those sorts issues drive jobs. They drive traffic. They drive where people shop. And all of that is what you're dealing with now. LEONARD REPORTING SERVICES, INC. (415) 312-9040 84 Secondly, the baseline for the Project is what -- how the world stood the instant that the Project began moving forward. The Staff Report and the EIR says that the City determined that since then, in that five years, there has only been four projects that had to be added to the list, which is crazy, because during that interval, the City has been pumping residential and commercial projects through the State's CEQA clearinghouse. On a regular basis, an enormous number of units are moving through. These are -- these are not built. They don't have to be built to be categorized in that process. So, what's happening is, it looks like that there's not a lot of activity going on, but all of that activity, in fact, needs to be reflected, as well, in the -- in this EIR, because what you've got is a tremendous amount of activity that's not reflected in the document. CHAIRPERSON GIUDICE: I'm afraid I have to cut you off. Thank you very much, sir. I apologize. Linda, please, you're next. Welcome. LINDA PARK: I'm Linda Park, and I live at 1265 Camino Coronado in Rohnert Park. I'm a mental health clinician and have been working in Rohnert Park for over 40 years, seeing patients -- psychotherapy, LEONARD REPORTING SERVICES, INC. (415) 312-9040 85 benefits as they used to, or maybe to lower their prices or go out of business. So, I'm very concerned about that. CHAIRPERSON GIUDICE: Thank you very much. Greg, please. GREG MONROE: Good evening. How you doing? First of all, I want to say, wow, and thank you, and sorry for y'all. Thank you, because y'all guys get the opportunity to make the decision. Sorry for you, because you've got to hear some of the things I've listened to. I wasn't going to speak, but I chose to speak because of my opportunity with Walmart. Just to let you know, my name is Greg Monroe. I'm retired military. CHAIRPERSON GIUDICE: You live where? GREG MONROE: I live in Santa Rosa. I didn't need Walmart. I chose Walmart. I was at a job that I was making really good money, but I chose Walmart, just like everybody that comes into any company, because of the opportunities. It's not because of the amount of money you make; it's because of the opportunity you've got to grow. As you heard, the store manager -- she started off as a cashier, and now she's a store manager. So, LEONARD REPORTING SERVICES, INC. (415) 312-9040 87 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 family counseling. My experience with people who come work at Walmart is, they don't work enough hours to qualify for health insurance, or if they do, they can't afford to buy the policy, or if they buy the policy, it is very poor. My main concern is mental health, which we hear constantly about how the nation has to provide better mental health or we're going to keep seeing what we're seeing, which is very rageful, angry, deprived people acting out in various ways. And so, in some funny way, I have subsidized, over the years Walmart employees, as well as some other retail employees, because their retail employees -- employers do the same thing. They keep the hours low so people don't qualify for healthcare. Now they can get the Affordable Healthcare Act. I just got one of those people, and they were allowed three mental health visits, and then they had to meet a $6,000 deductible, which is impossible on the income of $15,000, average, a year. So, what I also see is Raley's, or places like that, beginning to fight to lower their benefits and lower their wages, hiring new people at lower wages as a compromise with the unions, providing not as good a LEONARD REPORTING SERVICES, INC. (415) 312-9040 86 it's an opportunity. Just like myself, I came into Walmart because of the opportunity. I came in as an assistant manager, which is a salaried member, which means I got the opportunity, just like anyone else, to move up if I choose to. If I choose not to, then I won't. But it's an opportunity. It's not about the money all the time. And all I'm hearing today is about money, money, money. Everyone in here, the minimum wage is not set by Walmart. The minimum wage is set by the state. Walmart pays its employees, which is associates, by minimum wage. And you notice we say "associates", we don't say "employees." And that's something because of the history of Walmart. If you know what the history is, it's because Sam Walton traveled across the country, and he chose to call his people "associates," not "employees," because of the partnership. Walmart, I've heard a lot about the education. We do a lot about -- for the schools. We give a lot back. Just like you hear people talking about grants and everything else. Also, if you know anything about Walmart, Walmart launched a program last year about hiring some LEONARD REPORTING SERVICES, INC. (415) 312-9040 88 of the military after they get out. So, there's a lot of things about Walmart, and all I'm hearing about is the negative, negative, negative. Just a few minutes ago, I had Mr. Bennett approach me and ask me have I been visiting the casino -- which Mr. Bennett was up here talking earlier -- have I visited a casino, and I'm not -- it's important about the employees, not the company. CHAIRPERSON GIUDICE: I'm afraid I'm going to have to cut you off. GREG MONROE: Yeah, I know. Thank you. CHAIRPERSON GIUDICE: Thank you for your service. GREG MONROE: Absolutely. Thank you. CHAIRPERSON GIUDICE: Chris, please. CHRIS SIMMONS: My name is Chris Simmons. CHAIRPERSON GIUDICE: More importantly, who is this? CHRIS SIMMONS: This is Jamie (Indicating). We call her the "Peanut." My name is Chris Simmons. I have lived in Rohnert Park since 2006. I love the city. I've been an employee at Walmart since 2008. Started off as a bike assembler. And I also held another job with a local LEONARD REPORTING SERVICES, INC. (415) 312-9040 89 situation. And just to let people know, too, when I did lose my job -- and I'm not going to say the name of the company -- we did try to apply for assistance, and we didn't qualify, because we made too much. So, I just want to pinpoint that out. And the money that I do earn from Walmart, I can pay the rents here in Rohnert Park. I do go shopping at Safeway, the 99 Cents Store, Food Maxx, and other places, and Target too. So, thank you. CHAIRPERSON GIUDICE: Thank you, sir. And thanks to little Peanut as well. Lani, you're in the hot seat. LANI ERICKSON: Thank you. My name Lani Erickson. I live at 655 Enterprise Drive in Rohnert Park. I've lived there for the past three -and -a -half years. I've worked at Walmart for the past seven years. I transferred here three -and -a -half years ago and have worked here my whole time here in Rohnert Park. I just wanted to speak on the subject of Walmart paying its employees a living wage. In the three -and -a -half years I've worked here, three of them have been -- I've been putting LEONARD REPORTING SERVICES, INC. (415) 312-9040 91 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 company that recently left Rohnert Park. I was laid off in 2011. Both my wife and I worked for Walmart, and because of Walmart, we have been able to stay in Rohnert Park, live, and my kids to go to the schools, which, I think, have been the best for my kids. I want to point out, too, that my wife and I don't just shop at Walmart -- and we live -- we're going to be living right across the street from the new marketplace -- but we also shop at other stores here. So, the money that I earn at Walmart also supports other businesses within Rohnert Park. I just went to Little Caesars tonight for dinner, to make it quick for the kids. But if it wasn't for Walmart, my family and I would be out of a lot of things. We would have had to move out of Rohnert Park. We would have had to move into areas that, otherwise, I wouldn't live in. And, you know, I'm -- I'm proud of working for Walmart. I have a choice to leave. I haven't left, because, you know, I'm moving up. I got promoted to customer service manager, and then promoted to department manager. I'm looking on -- for my way up, you know. And if it wasn't for them, you know, like I said, we would have been in a bad LEONARD REPORTING SERVICES, INC. (415) 312-9040 90 myself through school for those last -- for the last three years. I'm both a full-time employee and full-time student, and I've had nothing but wonderful cooperation from our personnel, who have been working with my school schedule wonderfully. They could have easily put me to part-time, as during the school seasons, sometime I have to take vacation just to make sure that I'm getting enough time in on my schoolwork. I don't want to miss any. But they do everything they can to keep me full-time so I can keep full benefits. They've never asked if I could go to part-time. I was very nervous about coming up. I wasn't planning on speaking, but the talk about the benefits just made me rather angry. I'm one of the few students I know in my school who have benefits or who have -- who do not live with the constant fear of, if they get sick, what are they going to do, what are they going to do with themselves if something goes wrong. And I don't have to worry about that. If I get sick, I'm covered. I have full benefits, and I'm very grateful to Walmart for that. And just -- thank you. CHAIRPERSON GIUDICE: Thank you very much. LEONARD REPORTING SERVICES, INC. (415) 312-9040 92 So, I'd like to give a last call here to Kandy Messner or Ray Messner or Christine Wright or Dmitria Pickard or Brewster. (No response) CHAIRPERSON GIUDICE: Okay. They are not present, but their remarks will be entered into the record. And at this point, I'd like to give Ms. Davidoff an opportunity to come up and address any of those public comments. You said you would like to have that opportunity, and I will afford you that. MS. DAVIDOFF: Thank you. I don't think we have any further comments. CHAIRPERSON GIUDICE: Okay. Fantastic. (Whereupon the Public Comments concluded at 8:25 p.m.) CHAIRPERSON GIUDICE: We're going to need to take a little bit of a break, I believe, just a short break. How short a break, Marilyn? Five minutes? INT. DIR. OF DEV. SVCS. PONTON: 15 -- CHAIRPERSON GIUDICE: We're going to -- INT. DIR. OF DEV. SVCS. PONTON: 15 minutes LEONARD REPORTING SERVICES, INC. (415) 312-9040 93 proposed expansion is consistent with City of Rohnert Park's General Plan. Even now, one and two neighborhoods coming on line in the west side of Rohnert Park are neighborhoods that will need grocery stores and services. There are other businesses operating at an expanded time frame, where those workers do need grocery stores and services. So, with that, I'll turn it over to Grant -- excuse me for a moment. CHAIRPERSON GIUDICE: He's not here. INT. DIR. OF DEV. SVCS. PONTON: He's on his way. So, just for a moment, we'll touch on a few of the items that were brought up related to transportation and other issues. So, Grant, I'll turn it over to you. CHAIRPERSON GIUDICE: Grant, you're in the hot seat MR. GRUBER: Sorry about that. CHAIRPERSON GIUDICE: That's okay. CONSULTANT COMMENTS AFTER PUBLIC HEARING MR. GRUBER: First comment I'd like to address was a question about, Why did the Partially Recirculated 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 CHAIRPERSON GIUDICE: We're going to take a 15 -minute break so that all of these comments can be read into the record. And we'll come back in exactly 15 minutes. (Off the record from 8:25 p.m. until 8:45 p.m.) CHAIRPERSON GIUDICE: Okay. Welcome back. We'd like to reconvene. We'll start off with comments from Staff, and then we'll move to the Commissioners. STAFF COMMENTS AFTER PUBLIC HEARING INT. DIR. OF DEV. SVCS. PONTON: Thank you, Chair. Tonight we heard a number of questions and comments. Staff would like to take this opportunity to touch on a few and respond. And we thank the public and the concerned residents for coming out. So, we would like to respond to some of those topics that were brought up this evening. Briefly, the question of General Plan consistency was raised. Staff has found in our studies and review of this policy and the General Plan that the LEONARD REPORTING SERVICES, INC. (415) 312-9040 94 Draft EIR reexamine the economic urban decay? And the reason is, the trial court identified two particular topics that needed to be reexamined. And so, CEQA allows EIRs to be limited to very specific issues. That's the reason why. I should note the trial court did not make any ruling on the Urban Decay Study, so it's really outside the scope of the court decision. So, the City did not need to reexamine those conclusions. And, again, as Marilyn mentioned in her staff presentation, the findings of the Urban Decay Study still remain valid too. There was a statement made that, you know, only four specific baseline conditions were reexamined in the Partially Recirculated Draft EIR. You may recall those were about the new interchange at U.S. 101/Golf Course Drive West, the relocation of the SMART Station, the widening of Golf Course West Drive as part of the casino, and, of course, the development of the casino and some of these other projects in the Wilfred-Dowdell Specific Plan area. The reason those four subjects were reexamined -- and by the way, they were found not to have any material bearing on the conclusions of the LEONARD REPORTING SERVICES, INC. (415) 312-9040 95 LEONARD REPORTING SERVICES, INC. (415) 312-9040 96 Partially Recirculated Draft EIR -- was because they were most germane and relevant to those topics. And, again, those two topics were Transportation Demand Management and the Cumulative Roadway Noise Analysis. You know, a land use development project on the other side of town would not have any bearing on those conclusions; thus, it was not included in that list of items. There was a comment about greenhouse gases. I just want to note that was one of the issues the trial court reviewed and did uphold the adequacy of. So, again, we did not reexamine greenhouse gas emissions. I would like to note we received a letter dated August 13th from the Law Firm of M.R Wolfe & Associates. The letter made several points. Several of these items were discussed previously in the questioning by Commissioner Borba. I would just like to note for the record that one of the first claims in the letter was that the Partially Recirculated Draft EIR did not do a proper analysis of the cumulative noise impacts. And, again, this was a comment that was previously made by Mr. Wolfe and was previously addressed at length in the Partially Recirculated LEONARD REPORTING SERVICES, INC. (415) 312-9040 97 INT. DIR. OF DEV. SVCS. PONTON: Not at this time COMMISSIONER QUESTIONS & COMMENTS AFTER PUBLIC HEARING CHAIRPERSON GIUDICE: Okay. Commissioner Borba, would you like to ask any questions or make may comments? COMMISSIONER BORBA: I guess I have a question of Counsel again. CHAIRPERSON GIUDICE: Okay. COMMISSIONER BORBA: Grant referenced the Court's order again, and specifically told us that the Court's order did not require us to look at economic decay as part of the analysis. And you're the attorney, so, I mean, is that consistent with your view? ASSISTANT CITY ATTORNEY VISICK: Yes. The Court really only looked at -- sent us back to address two issues, and those are the ones we we've talked about several times tonight: The Transportation Demand Management Measures that were raised in a comment letter that the Court felt we hadn't adequately addressed; and the Analysis of Cumulative LEONARD REPORTING SERVICES, INC. (415) 312-9040 99 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Final EIR, beginning on page 229, continuing through 230. If you'd like to read it, you can refer to those pages. And, then, finally, in same letter, Mr. Wolfe reiterates a comment he originally made back in February about where should -- When measuring noise impacts, where should it be? Should it be at the property line, or should it be at the building facade? Again, this is discussed at great length here in the Final EIR. For the record, the page numbers are page 2-38 through 2-43. CHAIRPERSON GIUDICE: And what was that determination? Was it at the property line, or was it at the building, at the facade? MR. GRUBER: Well, we used the building facade. CHAIRPERSON GIUDICE: Okay. MR. GRUBER: But for the sake of argument, we also looked at the property line, and there's no difference in any conclusions. CHAIRPERSON GIUDICE: Okay. Thank you. MR. GRUBER: And that concludes my comments. CHAIRPERSON GIUDICE: Will any of the other staff like to make any comments, Marilyn? LEONARD REPORTING SERVICES, INC. (415) 312-9040 98 Noise Impacts, which the Court felt we hadn't done in the right way. So, we did both of those things that the Court requested, but the urban decay issue was not part of what the Court found inadequate about the EIR. COMMISSIONER BORBA: So, would it be improper of us to address that or... ASSISTANT CITY ATTORNEY VISICK: It's not within the scope of what is being addressed by the Partially Recirculated documents, so it's really not in front of the Commission tonight. COMMISSIONER BORBA: But doesn't it also require us to adopt a Statement of Overriding Conditions [sic] ? ASSISTANT CITY ATTORNEY VISICK: Not as to urban decay type impacts. They're really just -- COMMISSIONER BORBA: Noise and traffic? ASSISTANT CITY ATTORNEY VISICK: Yes. I would really -- I would defer to Grant for the specifics of what they are. There were four issues. I believe they revolve around noise and traffic at four intersections. MR. GRUBER: We had a slide at the presentation that listed -- they're all transportation -related impacts. Noise was found to be less significant. LEONARD REPORTING SERVICES, INC. (415) 312-9040 100 1 2 3 4 CHAIRPERSON GIUDICE: Would you like to go back to that slide, John? COMMISSIONER BORBA: No. That's okay. I remember it. COMMISSIONER ADAMS: Excuse me, Mr. Chairman. I would like to have him go back to that slide. And I believe Commissioner Haydon would as well. COMMISSIONER HAYDON: I have a comment. CHAIRPERSON GIUDICE: Well, let's go back to the slide, and we'll let John finish his comments while we move on to something else. COMMISSIONER BORBA: I haven't made a comment. I'm asking questions of Staff. CHAIRPERSON GIUDICE: Okay. All right. So, let's just hold that slide right now. And, then, John, why don't you go ahead and continue, and then when we get to Susan, we'll go back to the slide. Go ahead, John. COMMISSIONER BORBA: NO. Again, I'm just asking questions of staff, not making comments, but my question was answered by the City Attorney. CHAIRPERSON GIUDICE: Okay. COMMISSIONER BORBA: And I'll be glad to look 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 at the slide. But Ms. Adams? CHAIRPERSON GIUDICE: Okay. Cool. COMMISSIONER ADAMS: Is this the slide we saw before? MR. GRUBER: Yeah. COMMISSIONER ADAMS: I'm going to defer to Commissioner Haydon. COMMISSIONER HAYDON: And I don't have a question, necessarily, on the items on the slide. I think I'm clear that those are identification of unacceptable impacts as part of the EIR analysis. I guess my question, comment, consternation is with regard to the Statement of Overriding Considerations and our purview in looking at the balance of both the listing identification of the impacts and making a series of considerations that are benefits. And is the "Urban Decay or Other Issues" still part of that balance? ASSISTANT CITY ATTORNEY VISICK: To the extent that your question is directed at significant and unavoidable impacts, urban decay is not among the four that are listed on the slide. These are the significant and unavoidable impacts that would be at issue there. COMMISSIONER HAYDON: Correct. LEONARD REPORTING SERVICES, INC. (415) 312-9040 101 LEONARD REPORTING SERVICES, INC. (415) 312-9040 102 ASSISTANT CITY ATTORNEY VISICK: Also, urban decay was not part of what the Court found inadequate about the EIR. It's really outside the scope of what the EIR was set to address and outside the scope of what the Court found inadequate. So, I hope that answers your question. COMMISSIONER HAYDON: That does. Thank you. ASSISTANT CITY ATTORNEY VISICK: I did want to add one other detail. There was a point raised in one of the comment letters that I didn't want to get lost here -- also raised by Mr. Wolfe. He suggested that additional analysis that was included in Appendix M to the Partially Recirculated Final Environmental Impact Report -- this is, the analysis that shows that the noise results would be the same whether they were measured at the facade of the building or measured at the property lane -- he argued that was information that should, itself, be recirculated for public comment and review. CEQA really limits the information that needs to be recirculated to significant, new information. And so, here, all that analysis does is bolster the conclusions in the EIR and affirm that there would be no significant impact if it had been measured at the property line. LEONARD REPORTING SERVICES, INC. (415) 312-9040 103 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 It doesn't reveal a new, significant impact. it doesn't result in the imposition of a new mitigation measure. It's not the type of information that needs to be recirculated for public review. So, I just wanted to make sure we got that on the record as well. CHAIRPERSON GIUDICE: Okay. Do you want to resume? COMMISSIONER BORBA: No, CHAIRPERSON GIUDICE: Susan? COMMISSIONER ADAMS: No. CHAIRPERSON GIUDICE: Susan? COMMISSIONER HAYDON: No, not at this time. CHAIRPERSON GIUDICE: Vice -chair? COMMISSIONER BLANQUIE: Yeah. No. My question was about urban decay, and I think we've examined that pretty carefully, so... (Audience requests repeat of comment into microphone.) COMMISSIONER BLANQUIE: I said, my question, if I had one, was about urban decay, and that's been adequately explored just in these past several minutes, of course. So, I don't have any further questions than that. CHAIRPERSON GIUDICE: Okay. And neither does LEONARD REPORTING SERVICES, INC. (415) 312-9040 104 the Chair. Okay. So, at this point, do we want to move forward and move toward the Resolutions? The Chair will entertain a motion for the first resolution. We need to take these in order. COMMISSIONER BORBA: I probably want to make comments first. CHAIRPERSON GIUDICE: Okay. Please. COMMISSIONER COMMENTS PRIOR TO VOTE COMMISSIONER BORBA: This is a very -- this is a very emotional issue in our community, I think, just as it is in every community in America, because of the disparity between people that earn more wages versus people that earn less, and benefits, and the impact on society. That's an important debate. What I -- I remember the last time this was here, suggesting to Walmart that the submission of it at that time was premature, that it had to go back for further public review. And I was concerned about the traffic studies -- not as much about the noise at this point, but mainly about the traffic studies and the impact. LEONARD REPORTING SERVICES, INC. (415) 312-9040 105 As a volunteer member of the Planning Commission here in the City of Rohnert Park, I am very committed to the principle of protecting the right of every citizen and business owner who wants to legally and lawfully expand their business here in Rohnert Park. In order to protect ourselves, we have to protect others, even if we don't like their business model, because if we don't protect the rights of others, the next person or project who will be denied a permit is likely your own. Thank you, Mr. Chairman. CHAIRPERSON GIUDICE: Thank you. Commissioner Haydon. COMMISSIONER HAYDON: Thank you. I'd like to acknowledge and recognize the body of work and the analysis that has been prepared and before us tonight to examine, and all of the public comments received in writing and verbally, and for your time and attention to this matter. I have been personally involved in meeting with Walmart staff, with the new neighborhood store coming in my neighborhood, and trying to make it the best store that it can be. Yeah. This is tough to be so restricted, however, I'd like to speak to the EIR and the impacts. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 And Walmart did put it back through, and I applaud that. You know, I don't applaud many of the labor practices that we read about and hear about, but I do applaud the submission of that for further review and public comment. I do note that Walmart's opening up the other store in Rohnert Park. I am worried about market competition with two stores, but I'm told that that's not an issue for us to consider tonight, that our review is limited to whether the additional Environmental Review included in the PRFEIR complies with CEQA. So, that's just the analysis of the traffic and the noise. And, essentially, I'm being told nothing further. I do appreciate the staff, with their comments on that, in giving us this Supplemental Report. And I have not made up my mind, and I really won't until there's a motion. CHAIRPERSON GIUDICE: Okay. Commissioner Adams? COMMISSIONER ADAMS: After reviewing the Recirculated EIR and listening to comments this evening, I find the additional environmental review performed in responses to the Court's direction satisfies the City's obligation under CEQA. LEONARD REPORTING SERVICES, INC. (415) 312-9040 106 And it's my feeling that the benefits that are stated in the Statement of Overriding Considerations do not outweigh the list of unavoidable and unacceptable impacts to traffic that our community and our region is worthy of. I don't -- I don't see the true balance there. And it's our fundamental role to advise broadly on these matters of planning and CEQA compliance. I see that, you know, Benefits Number 3 through 10 really don't stand alone to outweigh these impacts that would be borne on our community. And I feel that -- this may be very oversimplified -- but Walmart has expanded, is expanding in the neighborhood format. I'm concerned about the impacts of the super -sizing of the existing footprint. And I support the remodeling and the upgrades, and think that that -- those plans are very attractive. So, those are my remarks this evening. CHAIRPERSON GIUDICE: Okay. Thank you. Commission Blanquie? COMMISSIONER BLANQUIE: Yeah. I have evaluated, to the best of my ability, all the written materials to include the staff environmental reports, legal counsel's reports, the public comments, and to include even the Walmart employees. LEONARD REPORTING SERVICES, INC. (415) 312-9040 107 LEONARD REPORTING SERVICES, INC. (415) 312-9040 108 And I see very clearly how divisive this is for our community, and the responsibility placed before us at this juncture, but I support the Statement of Overriding Conditions [sic], and I think the mitigation alternatives outlined have been carefully weighed, measured, and presented. So, I'm leaning that way. CHAIRPERSON GIUDICE: Okay. Thank you. I would concur with Commissioner Adams, her sentiments. I think that the expansion of Walmart from 130,000 square feet for an additional 35,000 square feet is warranted. I think it is -- I think the Consideration [sic) of Overriding Concerns is accurate. I think that -- legally, I think Walmart has a right to expand, and I think it would be good for our town. My feeling on the expansion at the Mountain Shadows site is that, that shopping center was in terrible need of an anchor, and I'm very pleased that Walmart is providing that. My experience, personally, like Commissioner Haydon, in terms of Walmart having programs for healthy food, for utilizing local people, has been positive. So, it's been, honestly, my personal experience -- and I've referred local people to Walmart, LEONARD REPORTING SERVICES, INC. (415) 312-9040 109 CHAIRPERSON GIUDICE: Okay. Any discussion? (No response) CHAIRPERSON GIUDICE: All those in favor? (Commissioners vote.) CHAIRPERSON GIUDICE: Opposed? COMMISSIONER HAYDON: No. CHAIRPERSON GIUDICE: Okay. (Motion carries.) COMMISSIONER ADAMS: And I'd like to make a motion, Mr. Chairman, Planning Commission Resolution 2014-29, Resolution of the Planning Commission, City of Rohnert Park, California, approving the Site Plan and Architectural Review for a Walmart expansion located at 4625 Redwood Drive, Rohnert Park, California. CHAIRPERSON GIUDICE: We have a motion on the table, and require a second. COMMISSIONER BLANQUIE: Second. CHAIRPERSON GIUDICE: Discussion? (No response) CHAIRPERSON GIUDICE: All those in favor? COMMISSIONER ADAMS: I'd like to make one comment. CHAIRPERSON GIUDICE: Sure. COMMISSIONER ADAMS: A lot of discussion LEONARD REPORTING SERVICES, INC. (415) 312-9040 111 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 and I've watched it happen -- so, my experience would be 180 degrees to some of the comments that were made with regards to the blight and dividing our community and the "soul -crushing" comments, et cetera. I think that those are inaccurate. And I found Walmart to be a very good, giving community partner, and I think that they have a right to do what it is that they want to do. And that's about all I have say on that. So, at this point, I would like to ask the Chair -- excuse me, the Commission if anyone would like to put forward a motion. COMMISSIONER ADAMS: Mr. Chairman, I'd like to move that we approve Planning Commission Resolution No. 2014-28, resolution of the Planning Commission of the City of Rohnert Park, California, certifying the Final Environmental Impact Report and the Partially Recirculated Final Environmental Impact Report, adopting Statement of Overriding Consideration and Mitigation Monitoring and Reporting Program for Walmart expansion located at 4625 Redwood Drive in Rohnert Park. CHAIRPERSON GIUDICE: Okay. the Motion has been made. Do we have a second to that motion? COMMISSIONER BLANQUIE: Second. LEONARD REPORTING SERVICES, INC. (415) 312-9040 110 didn't go into the looks of the place -- when they're going to be finished with it. CHAIRPERSON GIUDICE: True. COMMISSIONER ADAMS: We talked more about a lot of other things. And I just want to make a comment that I think -- I think the work that's been put into that is very nicely done, and I appreciate Walmart making those changes, especially taking care of the landscaping in the surrounding areas. CHAIRPERSON GIUDICE: Yeah. I would agree with that. So, we have a motion on the table, and a second. And any more discussion? (No response) CHAIRPERSON GIUDICE: All those in favor? (Commissioners vote.) CHAIRPERSON GIUDICE: Okay. (Motion carries.) CHAIRPERSON GIUDICE: Number 2 is unanimous. And then we have the final resolution. Would anyone like to make a motion? COMMISSIONER ADAMS: I'd like to make a motion, Planning Commission Resolution approving Planning Commission Resolution No. 2014-28 --'I'm LEONARD REPORTING SERVICES, INC. (415) 312-9040 112 1 2 3 4 sorry -- 30, Resolution of the Planning Commission of the City of Rohnert Park, California, approving the Sign Program for a Walmart expansion located at 4625 Redwood Drive, Rohnert Park, California. CHAIRPERSON GIUDICE: And do we have a second on that motion? COMMISSIONER BLANQUIE: Second. CHAIRPERSON GIUDICE: Any discussion? COMMISSIONER ADAMS: Mr. Chairman, also, I'd like to make a comment. I don't believe we've ever had an applicant come in and take less signage than they were allowed -- CHAIRPERSON GIUDICE: True. COMMISSIONER ADAMS: -- under the law. CHAIRPERSON GIUDICE: Point well taken. Any other discussion? (No response) CHAIRPERSON GIUDICE: All those in favor? (Commission votes.) CHAIRPERSON GIUDICE: Opposed? (No response) CHAIRPERSON GIUDICE: None. That's unanimous as well. (Motion carries.) CHAIRPERSON GIUDICE: Okay. LEONARD REPORTING SERVICES, INC. (415) 312-9040 113 CERTIFICATE OF REPORTER I, KATY LEONARD, a Certified Shorthand Reporter, hereby certify that the foregoing proceedings were taken in shorthand by me at the time and place therein stated, and that the said proceedings were thereafter reduced to typewriting, by computer, under my direction and supervision; And I further certify that I am not of counsel or attorney for either or any of the parties to said matter, nor in any way interested in the outcome of the cause named herein. DATED: September 11, 2014 KATY LEONARD CSR No. 11599 LEONARD REPORTING SERVICES, INC. (415) 312-9040 115 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 (Whereupon, at 9:10 p.m., Item No. 8.2 of the City of Rohnert Park Planning Commission meeting was concluded.) LEONARD REPORTING SERVICES, INC. (415) 312-9040 114 180 degrees [1] 110/2 19 [1] 3/6 1980 [1] 29/23 1st [2] 18/12 78/20 4 1,521 [1] 69%7 $1.4 [1] 62/18 $1.4 billion [1] 62/18 $14,300 [1] 48/22 $15,000 [1] 86/21 $15,576 [2] 65/8 68/25 $2 [1] 62/21 $2 billion [1] 62/21 $2,000 [2] 77/7 83/17 $20.51 [1] 64/21 $3,000 [1] 77/12 $355 [1] 62/19 $355 million [1] 62/19 4-0 [1] 14/17 40 [2] 46/4 85/25 40,000 [1] 51/21 400 [1] 64/18 43 [1] 98/11 4325 Redwood [1] 5/1 435 [1] 9/7 44 [1] 49/3 45 [1] 13/19 458 [1] 9/8 4625 [3] 110/21 111/15 113/3 4th [3] 13/14 14/24 16/12 2 2,500 [1] 71/9 2-32 [1] 29/13 2-33 [1] 30/17 2-37 [1] 32/6 2-38 [1] 98/11 2-43 [1] 98/11 20 [1] 76/7 200 percent of [1] 65/13 2000 [1] 57/12 $50,000 [1] 48/21 $6,000 [1] 86/20 $6.2 [1] 62/14 $6.2 billion [1] 62/14 $8.81 [2] 64/20 68/22 $85,000 [1] 65/3 2001 [1] 2006 [3] 2008 [1] 2009 [5] 17/13 21/23 2010 [8] 15/5 16/19 2011 [2] 2012 [2] 2013 [7] 20/15 64/20 2014 [5] 18/12 115/15 2014-28 112/25 2014-29 2014-30 2015 [1] 2016 [1] 20th [1] 21st [1] 229 [1] 22nd [2] 23 [3] 230 [1] 24 [1] 24-hour 244 [1] 24th [1] UEet 25th [1] 26 [1] 276 [1] 28 [4] 112/25 29 [2] 83/7 57/17 68/16 89/23 89/24 13/14 13/18 17/9 14/16 14/24 15/1 20/15 20/21 71/8 15/9 90/2 15/15 16/4 16/5 16/9 16/12 80/4 83/7 1/5 4/4 16/20 [3] 22/16 110/15 [2] 22/24 111/12 [1] 23/2 21/8 21/13 15/1 44/11 98/1 14/16 20/21 3/7 58/23 76/18 98/2 52/19 [1] 5/21 21/5 16/5 [1] 7/15 13/18 75/14 81/12 22/16 39/1 110/15 22/24 111/12 55 500 [1] 45/15 52 [2] 65/6 68/23 540 [1] 70/24 556 [1] 10/10 6 171 [1] 7-6717 60 [1] 32/22 60 dB [5] 32/18 33/1 33/2 33/4 33/7 60,000 [1] 73/16 60 -day [1] 13/21 62 [1] 83/8 65 [2] 31/15 31/20 65 dB [3] 32/15 32/20 36/3 65 feet [1] 7/16 655 [1] 91/16 6:11 [1] 4/4 6:55 [1] 39/1 6:59 [1] 39/13 _ -- the [1] 57/10 ---o0o [7] 1/3 2/2 2/24 3/2 3/16 4/2 114/5 .5 [1] 34/23 .7 [2] 34/23 35/18 0 08SR [1] 1/13 1 7 1,100 [1] 82 6 1.4 million [1] 62/12 1.5 [1] 35/11 10 [3] 16/20 67/22 108/10 100 percent [1] 83/20 101 [3] 5/2 17/14 53/13 101/Golf Course Drive West, UM 96/17 105 [1] 3/13 10th [1] 33/20 10ths [2] 34/24 35/10 11 [3] 20/22 22/1 115/15 11599 [2] 1/23 115/18 11:00 p.m [1] 5/20 12 [5] 3/5 15/15 33/21 80/16 80/25 1265 [1] 85/23 13 [1] 65/25 13 percent [1] 69/6 7,000 [1] 71 1 7/10ths [2] 34/24 35/10 70 [2] 31/15 31/21 70 dB [3] 35/24 36/4 36/7 75 [2] 83/19 83/25 785 [1] 10/8 7:00 [1] 5/20 7:30 [2] 39/3 39/4 7:34 [2] 67/16 67/18 7:51 [1] 67/19 8 8.2 [4] 1/9 4/6 4/9 114/1 8.3-1 [1] 31/4 80,400 [1] 62/16 84 [1] 21/10 85 [2] 5/24 75/23 8:25 [2] 93/17 94/5 8:45 [1] 94/6 3 3 decibels [2] 35/11 35/15 3.8.A-12 [1] 33/21 3.8.A-17 [1] 35/3 3.84 [1] 31/2 9 13,000 [1] 83/12 30 [4] 13/17 23/2 83/13 13,500 [1] 57/20 130 [1] 1/17 130,000 [1] 109/11 131,000 [2] 6/5 53/10 13th [1] 97/15 14 [2] 1/5 4/4 15 [5] 67/16 78/16 93/23 113/1 32 [4] 68/24 33 [1] 34 [1] 34 feet 35 [2] 29/13 65/7 68/16 30/17 40/3 [1] 7/15 39/5 60/19 917 [1] 49/2 94 [1] 3/10 94928 [1] 1/18 95 [1] 3/11 99 [2] 3/12 91/9 9:10 [1] 114/1 A 93/25 94/3 35,000 [7] 4/25 5/7 5/8 6/1 15 -minute [1] 94/2 166,000 [1] 6/6 166,788 [1] 55/10 17 [1] 35/3 170,000 [1] 68/11 1755 [1] 78/17 18 [1] 40/10 53/4 53/9 109/11 35,256 [1] 55/9 36 [1] 3/8 37 [2] 32/6 36/5 38 [2] 10/11 98/11 39 [2] 3/9 57/20 398 [1] 21/20 a broader [1] 64/13 AB [1] 68/16 AB -32 [1] 68/16 ability [1] 108/22 able [5] 35/17 40/24 45/20 69/2 90/4 about [85] about the [9] 71/16 71/16 82/10 84/10 92/14 100/5 105/22 105/24 108/14 about the impact [1] 40/6 above [3] 7/15 34/6 42/1 absentee [1] 57/3 absolutely [5] 26/19 26/22 36/11 48/8 89/15 academic [3] 40/12 40/18 40/20 accented [2] 6/25 7/24 acceptable [1] 34/4 access [8] 9/24 10/1 11/11 11/16 40/14 40/15 41/18 69/3 accessible [1] 68/19 accessing [2] 41/22 42/3 Accountable [1] 66/10 accurate [1] 109/14 accused [1] 57/14 achievement [3] 40/23 40/23 40/24 acknowledge [1] 107/15 acoustical [1] 28/11 across [7] 11/18 21/21 45/7 47/12 61/14 88/17 90/9 across the [1] 47/12 Act [3] 19/17 22/19 86/18 acting [1] 86/11 action [31 15/6 16/9 70/24 actions [1] 22/15 actively [1] 70/6 activity [3] 85/14 85/15 85/17 actual [1] 67/11 actually [14] 18/18 20/20 34/15 47/2 51/7 62/6 63/15 65/25 66/17 76/23 77/8 77/16 80/3 80/4 ADA [1] 11/10 ADAMS [5] 2/7 49/19 102/2 106/20 109/9 add [6] 5/25 6/17 50/21 51/22 53/9 103/9 added [1] 85/6 addition [2] 5/10 52/3 additional [11] 5/7 5/11 15/21 15/25 20/5 34/12 82/18 103/12 106/10 106/23 109/11 Additionally [6] 5/23 7/8 8/1 11/7 12/9 22/23 address [16] 15/11 15/18 16/17 24/8 25/12 25/14 36/17 44/22 46/15 62/7 64/15 93/9 95/24 99/21 100/7 103/4 address the [3] 44/22 46/15 64/15 addressed [8] 25/8 25/20 29/2 32/5 36/4 97/25 99/25 100/9 addresses [1] 16/21 addressing [2] 24/12 40/23 addressing the [ll 40/23 adequacy [1] 97/11 adequate [2] 15/10 37/18 adequately [3] 25/8 99/25 104/22 adjoining [2] 8/14 12/4 Administration [1] 66/9 admission [1] 47/1 adopt [1] 100/13 adopted [3] 15/15 46/18 52/24 adopting [51 22/16 22/21 22/23 23/1 110/18 advice [1] 26/6 advise [1] 108/7 advocacy [1] 70/25 AFFAIRS [2] 2/19 38/2 affect [1] 17/22 affected [1] 17/10 affirm [1] 103/23 afford [5] 47/10 69/2 80/9 86/4 93/12 affordable [3] 69/10 78/25 86/17 afforded [1] 81/9 affords [1] 81/3 aforementioned [1] 17/22 afraid [3] 81/14 85/19 89/10 after [14] 3/10 3/11 3/12 14/4 14/10 19/14 24/9 54/23 80/22 89/1 94/13 95/22 99/5 106/21 again [18] 5/4 6/3 7/11 9/1 17/24 18/2 18/22 32/5 73/20 79/8 96/10 97/3 97/12 97/23 98/9 99/11 99/14 101/21 against [6] 46/8 48/16 51/14 68/10 81/21 82/3 against the [2] 51/14 81/21 agencies [3] 29/24 30/10 30/20 agency [7] 14/12 18/18 19/10 29/23 30/5 30/12 30/22 agenda [3] 4/6 20/21 45/14 aggressive [1] 63/2 ago [5] 47/4 59/14 80/16 89/5 91/20 agree [1] 112/10 Agriculture [1] 57/13 ahead [8] 46/2 51/8 56/18 64/6 65/17 78/9 101/16 101/19 aid [1] 79/1 air [1] 13/25 aircraft [1] 30/4 aisles [1] 76/24 Alexander [1] 39/18 all [60] all the [2] 84/16 108/22 allow [4] 18/18 22/8 42/9 53/24 allowable [1] 7/17 allowed [5] 10/25 20/5 82/20 86/19 113/12 allows [2] 7/16 96/4 alluded [1] 71/15 almost [5] 62/18 62/20 74/9 76/18 81/18 alone [3] 40/24 62/16 108/10 along [8] 7/6 8/2 10/19 10/22 11/20 48/10 48/12 84/11 already [9] 34/11 49/10 49/16 50/3 60/2 60/10 62/8 67/3 81/23 also [37] 5/12 11/9 12/6 21/7 21/9 22/1 25/24 31/19 37/8 37/9 38/8 40/4 41/3 42/15 45/5 46/21 51/3 53/8 56/2 63/2 63/11 71/14 72/2 74/1 74/2 79/8 82/3 86/22 88/24 89/25 90/10 90/11 98/20 100/12 103/1 103/11 113/9 alternatives [2] 19/8 109/5 although [31 16/13 73/14 73/15 always [31 77/17 79/11 79/11 am [13] 46/11 61/10 64/7 68/5 69/23 73/13 78/15 79/25 83/5 83/19 106/7 107/2 115/10 am the [1] 69/23 AMELIA [2] 2/19 38/1 America [3] 56/3 71/20 105/15 American [2] 57/18 71/24 Americans [1] 62/9 among [2] 54/21 102/22 among the [1] 102/22 amount [4] 57/10 75/22 85/17 87/22 amplified [1] 16/1 analyses [1] 22/13 analysis [32] 15/19 15/21 15/22 15/25 16/23 16/24 17/3 17/10 17/22 17/23 21/25 21/25 24/4 24/6 25/10 25/14 28/3 28/11 30/15 37/7 67/7 84/15 97/4 97/22 99/16 99/25 102/12 103/12 103/15 103/22 106/12 107/16 analyst [1] 13/4 analyze [1] 30/12 analyzed [3] 30/5 33/2 37/20 analyzes [1] 30/2 anchor [1] 109/19 anchored [1] 53/1 ancillary [1] 6/4 and general [1] 55/12 and the [21] 46/12 49/15 62/23 63/14 64/16 68/22 78/24 80/14 81/2 81/9 85/3 91/6 94/25 96/2 105/17 106/13 107/16 108/16 109/2 110/3 110/17 Andy [3] 39/19 44/18 44/19 angry [2] 86/10 92/15 announced [1] 49/10 annual [2] 65/2 68/22 another [5] 34/8 54/1 59/18 60/2 89/25 answer [1] 38/3 answered [1] 101/22 answering [1] 26/21 answers [1] 103/6 anti [1] 56/2 anti -union [1] 56/2 antiunion [1] 63/3 any [37] 14/14 17/7 18/9 20/9 23/5 26/24 26/25 27/12 36/12 37/25 38/3 38/9 38/12 39/23 50/7 63/4 64/11 67/3 76/7 87/20 92/9 93/9 93/14 96/6 96/25 97/6 98/21 98/24 98/25 99/8 104/23 111/2 112/14 113/8 113/16 115/11 around [5] 7/7 10/22 75/19 background [1] 29/7 A 83/13 100/21 bacon [1] 45/4 any... [1] 115/12 article [2] 48/5 71/15 bad [5] 67/4 75/1 75/2 anybody [2] 35/17 74/20 as [102] 83/12 90/25 anyone [4] 70/10 88/5 as the [1] 37/20 balance [4] 25/21 102/15 110/11 112/22 aside [1] 15/16 102/19 108/5 anyplace [1] 47/10 ask [8] 28/13 54/3 72/22 Bangladesh [3] 56/1 74/3 anything [1] 88/24 77/14 83/20 89/6 99/8 82/7 anyway [2] 40/7 68/9 110/10 bankruptcy [1] 45/2 apart [1] 10/15 ask the [1] 110/10 banks [1] 77/9 apartment [1] 69/8 asked [4] 34/8 35/24 37/21 Barbara [2] 67/23 68/4 apologize [71 24/21 39/20 92/11 base [2] 53/19 79/8 48/24 58/5 58/7 58/18 85/20 asking [2] 101/13 101/21 based [4] 22/13 26/6 26/7 appeal [3] 14/25 15/2 16/9 aspect [1] 41/18 81/10 appeals [1] 16/8 aspects [4] 28/3 34/17 baseline [4] 17/8 17/12 appendices [1] 17/2 37/10 37/17 85/1 96/14 Appendix [1] 103/13 assembler [1] 89/25 basically [2] 57/6 74/7 Appendix M [1] 103/13 assessing [2] 31/9 32/1 basis [5] 30/13 30/15 31/8 applaud [3] 106/2 106/2 assist [11 33/23 32/1 85/9 106/4 assistance [1] 91/4 Bates [11 28/16 applaud the [1] 106/4 assistant [4] 2/12 2/13 Bates -stamped [1] 28/16 applicable [1] 22/3 80/24 88/3 Bay [11] 21/24 46/7 49/5 applicant [10] 3/8 5/20 associate [2] 78/15 80/21 51/2 56/22 56/24 64/12 5/23 14/24 16/15 22/9 36/16 associates [6] 81/4 81/12 68/15 72/17 72/18 73/14 36/22 37/2 113/11 88/13 88/14 88/18 97/16 Bay Area [1] 72/17 applicants [2] 16/12 80/9 Association [1] 68/15 Bay Area Economics [1] application [2] 14/22 72/23 assuming [1] 18/19 21/24 applied [2] 31/14 35/25 astonished [1] 49/7 be [119] applies [1] 53/16 at [991 be the [21 69/1 103/15 apply [31 32/25 34/9 91/4 at four [1] 100/21 bear [1] 28/13 appreciate [91 23/12 26/21 at risk [1] 53/22 bearing [2] 96/25 97/6 36/9 38/22 72/8 75/6 79/14 at the [71 65/6 80/8 98/8 beautiful [1] 46/17 106/15 112/7 98/14 98/20 102/15 109/17 became [2] 30/13 80/21 appreciate the [1] 106/15 attached [1] 22/14 because [531 approach [2] 40/22 89/6 Attachment [11 20/22 because of [2] 88/3 105/15 approval [4] 14/21 15/17 attempt [1] 56/5 become [3] 55/10 59/25 67/3 45/1 46/9 attempts [11 46/24 bedroom [2] 21/11 69/7 approval of [1] 45/1 attention [2] 21/4 107/19 been [41] approve [3] 38/4 41/6 attorney [4] 2/12 99/17 been the [1] 90/5 110/14 101/23 115/11 before [17] 4/17 4/23 9/4 approved [6] 5/16 15/3 Attorney's [2] 26/14 37/6 20/15 25/4 25/4 26/15 35/21 18/19 20/25 21/12 37/12 attractive [1] 108/17 43/6 50/5 52/10 59/1 59/13 approving [8] 14/20 19/5 attributable [1] 34/25 84/19 102/5 107/17 109/2 22/20 22/24 23/2 111/13 Atwell [2] 52/13 58/21 beg [1] 73/1 112/24 113/2 audience [51 4/23 8/16 32/9 began [1] 85/3 approximately [5] 4/25 5/24 72/9 104/18 begin [1] 29/13 6/5 9/7 9/8 AUGUST [7] 1/5 4/4 13/18 beginning [2] 86/23 98/1 April [2] 14/16 20/21 15/5 18/12 21/19 97/15 behalf [2] 50/1 50/2 April 22nd [2] 14/16 20/21 August 13th [1] 97/15 behind [4] 7/2 32/24 36/6 architectural [8] 1/11 4/19 August 1st [1] 18/12 40/11 8/6 8/19 20/17 22/12 23/1 August 25th [1] 13/18 being [9] 13/21 20/12 43/17 111/14 automobile [1] 73/7 45/8 53/4 65/20 79/14 100/9 archways [3] 6/22 7/25 8/1 available [3] 18/12 23/5 106/13 are [101] 38/3 belief [1] 78/23 are the [4] 44/1 79/12 Avenue [6] 1/17 11/15 17/15 believe [11] 31/16 31/22 99/21 102/23 17/16 49/3 70/24 51/4 67/25 78/22 79/8 82/13 area [29] 5/6 5/8 5/11 6/13 Avenue/Golf [2] 17/15 17/16 93/19 100/20 101/7 113/11 8/7 8/9 10/5 10/6 10/21 average [91 35/15 35/16 below [6] 7/23 11/5 34/21 10/24 11/5 11/6 21/22 21/24 40/10 40/20 64/19 65/6 35/11 64/21 65/13 31/14 31/19 32/24 34/11 68/21 69/6 86/21 below the [1] 64/21 46/17 52/2 53/17 59/8 61/4 Avram [1] 1/17 below -grade [1] 11/5 68/15 71/18 72/4 72/17 Award [1] 71/24 Ben [5] 56/14 56/17 58/9 80/10 96/22 away [2] 51/24 71/10 65/24 66/7 areas [8] 8/5 26/2 33/2 AZEVEDO [1] 2/13 benefit [3] 43/9 43/12 53/13 78/24 84/15 90/18 B 78/23 112/9 benefits [22] 19/11 44/23 aren't [2] 40/24 59/10 back [26] 10/23 19/19 21/20 46/13 47/23 55/15 57/4 57/7 argued [1] 103/17 27/8 27/25 29/23 34/14 61/20 62/25 65/16 65/19 argument [5] 25/4 32/2 36/14 44/7 44/21 54/23 67/8 73/24 86/23 87/1 92/11 53/15 68/9 98/19 78/17 78/20 79/12 88/22 92/14 92/17 92/22 102/17 arguments [2] 25/6 25/7 94/3 94/7 98/5 99/21 101/2 105/17 108/1 108/9 Arkansas [1] 42/12 101/6 101/9 101/17 105/21 Bennett [4] 39/21 51/2 89/5 army [11 48/16 106/1 89/7 cart [1] 81/6 carts [1] 7/20 case [6] 24/21 34/5 34/22 34/24 35/10 35/12 cases [1] 35/3 cashier [2] 80/17 87/25 casino [5] 17/18 89/7 89/8 96/19 96/20 categorized [1] 85/11 Catherine [4] 77/23 79/20 79/23 79/25 cause [4] 34/5 61/14 70/11 115/13 caused [1] 57/19 causes [2] 70/8 74/6 cede [1] 51/6 Cell [1] 32/7 Census [1] 65/10 center [13] 5/13 6/4 6/15 6/24 7/7 8/5 43/25 51/24 53/3 56/20 56/21 56/23 109/18 Central [1] 71/20 Central America [1] 71/20 Cents [1] 91/9 century [2] 44/12 81/19 CEQA [9] 15/25 18/13 19/9 85/8 96/4 103/20 106/11 106/25 108/8 certain [1] 34/20 certainly [2] 26/20 74/1 CERTIFICATE [1] 115/1 certification [5] 14/18 15/16 19/18 20/13 46/9 certified [4] 1/22 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case [6] 24/21 34/5 34/22 34/24 35/10 35/12 cases [1] 35/3 cashier [2] 80/17 87/25 casino [5] 17/18 89/7 89/8 96/19 96/20 categorized [1] 85/11 Catherine [4] 77/23 79/20 79/23 79/25 cause [4] 34/5 61/14 70/11 115/13 caused [1] 57/19 causes [2] 70/8 74/6 cede [1] 51/6 Cell [1] 32/7 Census [1] 65/10 center [13] 5/13 6/4 6/15 6/24 7/7 8/5 43/25 51/24 53/3 56/20 56/21 56/23 109/18 Central [1] 71/20 Central America [1] 71/20 Cents [1] 91/9 century [2] 44/12 81/19 CEQA [9] 15/25 18/13 19/9 85/8 96/4 103/20 106/11 106/25 108/8 certain [1] 34/20 certainly [2] 26/20 74/1 CERTIFICATE [1] 115/1 certification [5] 14/18 15/16 19/18 20/13 46/9 certified [4] 1/22 15/3 16/6 115/3 certify [3] 38/5 115/4 115/10 certify the [1] 38/5 certifying [2] 22/16 110/16 cetera [2] 40/16 110/4 chair [13] 2/6 4/16 12/22 27/24 32/9 36/25 42/23 51/2 94/16 104/14 105/1 105/4 110/11 90/2.92/2 100/3 102/16 can -[35] 7/3 7/11 8/19 8/23 110/13 111/11 113/9 both the [1] 102/16 10/21 11/17 29/4 35/9 41/7 CHAIRPERSON [1] 2/4 bottom [2] 46/13 72/4 41/24 45/18 48/17 50/16 challenging [1] 15/7 bought [1] 59/17 61/7 61/12 66/22 70/1 70/6 Chamber [3] 69/24 69/24 boundaries [1] 46/19 74/20 75/21 75/21 75/23 70/4 box [1] 45/9 76/9 79/1 79/10 79/15 80/20 Chamber of Commerce [2] boxes [1] 43/17 82/12 86/17 91/7 92/10 69/24 69/24 Boyce [2] 65/24 66/7 92/11 94/2 98/2 107/23 change [6] 18/8 25/22 34/18 break [4] 93/19 93/20 93/21 can make [1] 75/21 37/13 60/1 60/4 94/2 can't [5] 35/18 47/10 59/15 change the [1] 60/1 Brewster [3] 67/24 72/12 64/9 86/4 changed [5] 17/8 17/13 93/3 canvassed [1] 71/8 20/18 25/19 25/20 bribery [1] 71/17 capacity [1] 10/11 changed -conditions [1] brief [1] 66/12 capitalism [1] 50/22 25/19 briefly [5] 4/21 4/24 5/25 capped [1] 7/20 changes [7] 10/2 14/12 17/3 9/16 21/22 carbon [3] 46/25 47/2 47/4 17/10 17/22 20/11 112/8 Briefly, [1] 94/23 card [2] 51/5 77/24 charitable [2] 70/7 70/9 Briefly, the [1] 94/23 cards [1] 77/14 charities [1] 77/13 bring [7] 42/8 42/14 42/24 care [7] 40/16 47/14 50/6 chart [1] 6/1 44/7 52/10 60/3 61/11 65/2 82/10 83/17 112/8 cheap [5] 74/3 82/10 82/11 bring the [1] 42/24 career [4] 76/21 80/16 82/11 82/11 brings [2] 34/14 43/12 80/20 81/11 child [1] 65/2 broader [1] 64/13 carefully [2] 104/17 109/5 child care [1] 65/2 broadly [1] 108/8 cares [1] 50/7 children [8] 40/9 40/21 brother [1] 47/25 carries [3] 111/9 112/19 41/9 54/7 61/12 61/13 64/25 brought [3] 82/6 94/22 113/24 76/22 95/13 cars [1] 30/5 China [4] 44/6 55/25 57/9 China... [1] 57/11 choice [1] 90/20 choose [6] 74/18 76/9 76/10 76/10 88/6 88/6 chose [5] 15/18 87/12 87/18 87/20 88/17 Chris [4] 79/22 89/16 89/17 89/22 Christine [3] 70/17 70/17 93/2 Christmas [1] 80/18 circuit [1] 12/6 circulated [4] 13/17 17/25 63/19 64/23 circulating [1] 26/4 circulation [2] 9/23 11/2 circumstances [1] 82/10 cite [1] 57/2 cited [3] 16/10 22/5 30/19 cities [3] 61/6 68/17 69/10 citizen [1] 107/4 city [65] City's [12] 20/16 26/4 26/4 29/2 31/4 31/7 32/12 32/19 37/8 45/4 73/5 106/24 cityscape [1] 81/23 civic [1] 70/7 civil [1] 37/25 claim [1] 16/10 claimed [1] 53/12 claims [1] 97/20 clarifications [2] 18/6 27/18 clarified [1] 16/1 clean [2] 46/20 47/6 clear [1] 102/11 clearinghouse [1] 85/9 clearly [4] 51/22 59/6 65/4 109/1 clinician [1] 85/24 close [5] 14/10 40/24 51/17 53/23 59/2 close -by (1] 53/23 closed [5] 12/6 17/25 21/19 22/6 53/3 closer [2] 11/12 45/21 closure [1] 53/23 cloth [2] 7/9 8/8 clothing [2] 74/4 77/10 Club [2] 15/5 42/23 Co [1] 51/2 Co-chair [1] 51/2 Coalition [4] 49/5 51/3 66/10 66/11 coarse [3] 28/23 29/2 29/16 coastal [1] 46/18 coated [1] 7/9 Coddingtown [2] 61/7 61/9 code [1] 7/16 codes [1] 12/2 coffee [1] 77/3 collation [2] 46/7 64/13 collectively (1] 78/16 College [1] 51/4 colonnades [2] 6/22 7/25 color [1] 41/19 colors [2] 6/24 7/3 colorways [2] 7/4 8/19 columns [1] 6/22 combination [1] 6/25 come [26] 10/20 10/22 11/7 11/17 11/18 11/20 27/8 29/24 36/14 36/18 44/2 44/9 45/19 49/14 52/15 54/14 61/5 63/15 76/4 76/24 77/13 80/10 86/2 93/9 94/3 113/12 comes [5] 30/3 40/11 42/3 70/10 87/20 coming [5] 84/11 92/13 94/20 95/3 107/22 commenced [1] 39/12 comment [21] 14/11 15/13 16/25 20/5 25/9 52/20 95/24 97/9 97/23 98/5 99/24 101/8 101/12 102/13 103/10 103/19 104/18 106/5 111/23 112/5 113/10 comments [44] Commerce [2] 69/24 69/24 commercial [5] 31/13 32/1 36/6 36/7 85/8 COMMISSION [44] Commission's [2] 14/25 73/2 COMMISSIONER [19] 2/7 2/8 2/9 3/7 3/12 3/13 23/9 27/17 49/19 97/18 99/5 99/8 101/7 102/8 105/11 106/20 107/13 109/9 109/21 Commissioner Adams [1] 106/20 Commissioner Borba [1] 27/17 commissioners [8] 4/24 8/16 52/18 54/3 62/11 94/10 111/5 112/17 committed [1] 107/3 committee [6] 30/7 30/8 54/18 54/24 55/2 72/20 communities [3] 41/19 41/20 43/19 community [32] 2/13 42/10 42/12 42/14 42/15 42/16 56/25 57/23 63/13 69/3 70/3 70/6 71/8 71/11 72/1 75/2 76/16 76/20 77/5 77/8 77/16 77/19 80/5 80/6 80/14 105/14 105/15 108/4 108/11 109/2 110/3 110/7 compact [1] 69/16 companies [1] 61/17 company [12] 57/22 74/9 78/22 78/22 79/14 81/1 81/2 82/23 87/21 89/9 90/1 91/4 compared [2] 9/8 9/12 compatibility [1] 31/1 compete [2] 57/22 59/16 competition [1] 106/8 competitors [2] 47/5 57/16 completion [1] 17/14 complex [1] 40/13 compliance [4] 18/24 37/22 52/7 108/9 complied [1] 37/7 complies [1] 106/11 compliment [1] 72/3 compliment the [1] 72/3 component [2] 51/22 52/4 comprehensive [1] 23/12 compromise [1] 86/25 computer [1] 115/7 concept [1] 50/12 conceptual [2] 8/18 40/12 concern [1] 86/7 concerned (9] 40/6 40/7 42/6 54/19 68/6 87/3 94/20 105/22 108/14 concerns [5] 29/9 31/12 59/13 84/9 109/14 concluded [2] 93/17 114/3 concludes [4] 14/4 22/11 23/4 98/23 conclusion [2] 18/13 67/5 conclusions [10] 16/1 18/9 21/25 22/2 25/23 96/9 96/25 97/7 98/21 103/23 concrete [1] 44/24 concur [1] 109/9 conditions [9] 17/8 17/12 25/19 25/20 34/3 67/9 96/14 100/13 109/4 configured [2] 5/13 10/11 confines [1] 68/8 Connie [3] 79/20 81/16 81/17 consequences [1] 74/22 Conservation [2] 15/6 70/24 consider [7] 14/19 45/10 59/20 62/6 67/7 72/23 106/9 consider the [2] 59/20 72/23 considerable [1] 28/24 consideration [5] 19/3 79/16 83/20 109/13 110/19 considerations [6] 19/16 22/21 43/8 102/15 102/17 108/2 considered [5] 14/17 17/7 35/6 65/7 68/24 considering [1] 37/10 consist [1] 6/11 consistency [2] 20/19 94/24 consistent [6] 15/20 20/15 53/19 73/8 95/1 99/18 consisting [1] 21/11 constant [2] 57/19 92/18 constantly [2] 45/2 86/8 consternation [1] 102/13 constitutes [2] 28/24 34/16 construction [1] 21/7 CONSULTANT (4] 3/5 3/11 12/18 95/22 consultants [6] 3/7 23/5 23/9 27/3 28/2 28/10 Consumer [1] 57/13 contained [2] 15/22 16/2 containers [1] 44/6 contains [1] 18/3 contents [1] 13/24 contingent [1] 14/21 continually [1] 70/5 continue [6] 5/15 10/19 10/22 12/10 74/8 101/17 CONTINUED [2] 3/6 19/23 continuing [1] 98/1 contractor [1] 48/8 contractors [1] 48/2 contradict [1] 53/25 contradicts [1] 73/5 contrast [1] 72/5 contribution [1] 28/25 contributions [1] 28/8 contributors [1] 45/6 control [1] 59/21 controlled [3] 11/2 11/18 60/8 controls [1] 8/13 convenient [5] 51/18 52/25 C convenient... [3] 53/19 53/24 69/15 conveniently [2] 53/13 53/21 cool [2] 71/23 102/3 cooperation [1] 92/4 cooperative [2] 42/11 46/22 cooperatives [1] 42/8 coordinator [1] 75/13 copy [2] 48/4 54/25 cornices [1] 6/23 Coronado [1l 85/23 corporate [3] 82/15 82/19 82/20 corporation [1] 47/16 correct [2] 33/5 102/25 corrections [1] 14/14 cost [2] 50/14 57/15 Costa [1] 71/21 Costa Rica [1] 71/21 costs [3] 55/23 55/23 69/13 Cotati [5] 40/5 44/20 44/25 45/2 45/11 Cotati-Rohnert [1] 40/5 could [14] 14/5 19/7 22/8 33/9 33/13 33/14 35/15 35/17 58/19 59/25 75/5 75/9 92/6 92/11 couldn't [1] 80/13 Council [7] 15/1 15/15 50/5 73/15 78/10 78/11 79/25 Council's [1] 15/8 counsel [4] 23/17 24/10 99/11 115/10 counsel's [1] 108/24 counseling [1] 86/1 counties [2] 68/16 69/11 countries [2] 55/25 82/4 country [3] 47/12 74/10 88/17 county [26] 15/6 15/7 15/9 41/1 46/8 46/15 47/11 54/17 54/19 55/4 55/17 56/20 64/8 64/10 64/21 70/23 71/1 71/22 72/1 73/17 73/17 74/25 78/24 79/9 79/10 80/3 couple [2] 33/6 84/3 course [8] 8/8 17/15 17/16 42/24 78/20 96/17 96/19 104/23 course, [1] 96/20 course, the [ll 96/20 court [29] 15/7 15/9 17/11 24/9 24/13 25/4 25/5 25/15 25/25 34/8 37/7 37/14 37/18 37/21 37/22 38/23 48/16 48/18 96/2 96/6 96/8 97/11 99/20 99/24 100/1 100/3 100/5 103/2 103/5 Court's [10] 15/21 16/17 16/21 20/4 24/16 26/8 26/9 99/14 99/15 106/24 cover [1] 29/7 covered [5] 7/9 7/25 8/24 36/1 92/22 CRABB [2] 2/23 38/1 crazy [1] 85/6 create [2] 8/7 69/25 crime [1] 60/5 criteria [1] 20/17 critical [1] 46/11 crossings [1] 11/14 crosswalk (1] 11/18 crushed (2] 74/3 82/6 crushing [2] 74/9 110/4 CSR [2] 1/22 115/18 culturally [1] 70/2 culture [1] 74/11 cumulative [12] 15/14 15/19 15/22 16/22 17/23 24/5 25/9 25/14 37/17 97/4 97/22 99/25 current [31 10/2 12/1 55/8 currently [10] 5/19 7/15 8/25 9/8 9/12 9/21 10/7 21/7 21/16 41/1 customer [31 11/1 79/8 90/22 customers [3] 52/2 59/8 68/8 cut [61 50/20 56/9 58/3 63/18 85/19 89/11 cutoff [1] 12/4 cutting [1] 58/7 Cynthia [4] 39/20 46/1 47/21 48/23 Dan [4] 39/19 42/21 42/22 44/17 DANIEL [1] 2/6 dare [2] 61/2 61/9 date [11 13/14 dated [5] 20/21 33/20 67/8 97/15 115/15 David [4] 67/24 70/21 70/23 72/7 DAVIDOFF [4] 2/20 37/1 38/13 93/9 day [3] 13/21 75/16 76/18 days [2] 13/17 13/19 dB [13] 32/15 32/18 32/20 32/22 33/1 33/2 33/4 33/7 34/24 35/24 36/3 36/4 36/7 deal [1] 43/11 dealing [2] 37/15 84/25 debate [1] 105/18 DEBORAH [1] 2/22 decay [13] 14/1 21/25 96/1 96/7 96/11 99/16 100/4 100/16 102/18 102/22 103/2 104/16 104/21 December [1] 48/20 decent [1] 55/15 decibel [3] 34/23 35/10 35/18 decibels [5] 34/19 34/21 35/11 35/11 35/15 decided [2] 48/12 80/19 deciding [1] 49/9 decision [7] 14/25 15/3 16/17 16/21 20/4 87/9 96/8 decisions [1] 15/8 declined [1] 14/19 decorative [1] 7/22 deductible [1] 86/20 defacement [1] 71/17 defend [2l 57/4 72/24 defer [2] 100/19 102/7 deficient [1] 17/11 defined [1] 52/22 defines [1] 32/12 definitely [1] 78/23 degrees [1] 110/2 delighted [1] 48/8 delivered [1] 21/12 delivery [2] 10/3 10/17 deluding [1] 75/1 demand [8] 15/12 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77/24 83/15 87/18 91/5 103/10 112/1 difference [3] 35/16 44/12 98/21 different [7] 9/20 25/10 30/10 67/9 74/15 77/10 77/13 difficult [3] 6/7 8/3 73/3 difficulty [2] 48/1 83/22 dime [1] 50/15 dinner [1] 90/13 directed [1] 102/21 direction [5] 41/5 41/8 53/14 106/24 115/8 directly [1] 45/7 director [5] 2/11 2/19 38/2 41/14 69/23 discipline [1] 29/25 disclosure [1] 44/20 CL18Cuss L1J 1G/ 13 discussed [4] 21/9 44/23 97/17 98/9 discussion [10] 20/18 43/4 43/5 54/23 111/2 111/19 111/25 112/14 113/8 113/16 disparity [1] 105/16 distance [1] 45/16 distributed [2] 6/2 62/11 District [1] 40/6 divided [1] 71/11 dividing [1] 110/3 divisive [ll 109/1 Dmitria [3] 67/24 72/9 93/2 do [61] do the [1] 86/15 docks [5] 5/12 6/14 10/22 10/23 11/6 document [2] 18/17 85/18 documents [3] 26/15 84/11 100/10 does [9] 20/8 25/1 27/23 41/23 63/1 63/15 103/7 103/22 104/25 doesn't [6] 39/23 41/25 50/6 100/12 104/1 104/2 dog [1] 73/19 doing [13] 38/23 47/5 48/9 48/9 49/12 60/23 61/17 61/18 61/23 62/22 62/23 77/16 87/6 doing the [2] 48/9 61/17 dollars [1] 61/12 don't [38] 27/12 29/17 38/11 43/13 43/14 43/20 43/23 43/23 43/25 44/2 44/10 49/23 59/18 60/1 60/8 64/8 66/5 71/22 74/15 82/10 85/11 86/3 86/16 88/14 90/8 92/9 92/21 93/13 101/16 102/9 104/23 106/2 107/7 107/8 108/5 108/5 108/10 113/11 donate [5] 77/7 77/8 77/10 77/10 77/12 donates [1] 77/5 donation [2] 70/12 77/6 donations [1] 70/10 done [4] 25/10 48/3 100/1 112/7 door [1] 21/21 doors [1] 11/9 Doreen [1] 49/3 Doreen Avenue [1] 49/3 dotted [1] 11/16 Dowdell [4] 10/1 11/3 21/21 96/21 down [7] 10/20 17/20 45/20 46/19 57/20 66/17 84/16 downward [1] 8/12 Dr. [2] 71/7 71/15 Dr. Luttmann [2] 71/7 71/15 Draft [28] 13/11 13/12 13/19 14/13 14/15 15/24 16/11 16/14 16/16 16/20 16/25 17/1 17/7 17/24 18/4 18/7 18/10 20/7 24/4 31/3 31/25 32/17 33/20 35/2 96/1 96/15 97/1 97/21 Draft EIR [5] 17/7 20/7 24/4 31/3 97/1 draining [1] 61/6 draw [3] 52/2 53/20 59/8 drawing [1] 59/11 dreaded [1] 73/13 drive [18] 5/3 11/15 17/15 17/16 31/23 43/20 44/4 69/9 78/20 84/23 84/24 84/24 91/17 96/17 96/19 110/21 111/15 113/4 driven [1] 66/17 driveway [2] 11/14 11/21 drown [1] 48/17 Due [1] 19/13 during [4] 12/14 76/25 85/6 92/7 during the [1] 76/25 dwarfs [1] 63/15 E E-mailed LlJ 55/ 1 each [2] 5/17 76/3 ear [1] 34/18 earlier [8] 10/16 12/3 21/9 24/21 65/25 78/2 82/6 89/8 early [1] 21/19 earn [4] 90/11 91/7 105/16 105/17 earth [1] 6/25 easier [2] 8/15 53/16 easily [3] 6/10 48/17 92/6 east [51 7/19 9/3 9/11 9/12 53/13 eastern [41 6/16 8/17 8/23 9/16 economic [10] 19/10 21/24 52/1 54/20 59/7 62/7 63/12 84/12 96/1 99/15 economically [3] 46/14 70/1 84/18 Economics [1] 21/24 education [2] 40/8 88/20 effective [1] 41/2 effectively [1] 14/22 effects [1] 19/12 efficient [1] 11/25 effort [2] 41/2 84/17 eh [1] 81/19 eight [1] 77/22 EIR [88] EIR's [1] 13/24 EIRs [1] 96/4 either [4] 35/11 74/7 74/12 115/11 elementary [1] 40/4 elevation [9] 6/17 8/3 8/4 8/5 8/23 9/13 9/17 9/19 11/9 elevations [5] 6/18 6/20 7/10 7/12 8/11 eligible [2] 62/25 65/15 else [7] 24/13 24/14 47/10 71/14 88/5 88/23 101/11 embedded [1] 7/21 emissions [2] 46/25 97/13 emotional [1] 105/14 employ [1] 64/18 employed [3] 65/6 65/12 68/23 employee [4] 47/9 83/6 89/24 92/2 employees [21] 12/10 47/11 56/3 57/20 62/13 62/16 62/24 64/19 64/20 65/4 66/23 82/16 86/13 86/14 86/14 88/12 88/14 88/18 89/9 91/23 108/25 employers [1] 86/15 employment [1] 46/12 employs [1] 62/12 empower [2] 42/13 42/14 Empowerment [1] 41/15 enable [1] 11/13 enables [1] 64/24 enclosed [l] 8/10 encourage [3] 42/7 51/19 68/17 encouraged [1] 55/21 encouraged the [1] 55/21 encourages [4] 51/17 53/23 59/2 59/3 encouraging [1] 43/25 end [5] 5/6 7/18 7/19 84/16 84/17 ended [1] 13/21 energy [4] 11/25 46/21 47/3 47/6 energy-efficient [1] 11/25 engaged [1] 70/6 engineer [2] 2/23 38/1 engineers [1] 28/10 enlarged [1] 7/3 enlargement [1] 6/12 enormous [3] 84/14 84/17 85/9 enough [3] 48/13 86/3 92/8 ensuring [1] 18/23 enter [1] 10/18 entered [1] 93/6 Enterprise [1] 91/17 entertain [1] 105/4 entire [3] 24/19 25/17 44/13 entirely [1] 84/20 Entitlement [1] 5/18 entitlements [7] 5/4 9/4 14/20 14/23 15/4 15/17 16/7 entrance [2] 10/19 11/21 entrance here [1] 10/19 entrances [1] 11/19 entrenched [1] 67/3 entry [1] 8/17 entryway [1] 9/1 environment [5] 19/12 46/24 69/25 71/4 74/17 environmental [28] 1/12 4/19 12/13 13/7 13/10 13/16 17/4 18/9 19/17 21/18 21/23 22/19 24/15 26/14 46/16 54/20 54/21 55/7 57/2 63/10 70/25 84/10 103/14 106/10 106/23 108/23 110/17 110/18 envisioned [1] 53/8 equitable [1] 69/17 equity [1] 71/4 ERIC [2] 2/23 38/1 Erickson [2] 79/22 91/16 errata [1] 14/14 especially [1] 112/8 ESQ [2] 2/20 2/22 essentially [4] 31/6 47/15 66/20 106/13 Estates [1] 21/5 estimated [1] 21/8 et [21 40/16 110/4 evaluate [1] 13/9 evaluated [2] 14/2 108/22 E evaluation L1J 12/14 even [7] 29/17 47/9 50/6 83/14 95/3 107/7 108/25 evening [21] 4/17 12/15 12/22 13/6 21/9 22/11 36/24 51/8 52/18 55/3 56/13 58/9 62/4 69/21 70/22 75/7 84/1 87/6 94/22 106/22 108/18 events [1] 13/13 ever [3] 35/18 60/24 113/11 every [7] 10/14 55/16 62/14 77/6 81/3 105/15 107/4 everybody [3] 79/15 79/17 87/20 everyone [3] 42/25 80/12 88/10 everything [8] 20/22 24/13 24/14 44/5 74/9 74/10 88/23 92/10 everything's [1] 43/18 everywhere [2] 74/5 74/17 evidenced [2] 40/19 47/23 exactly [2] 48/19 94/3 examine [1] 107/17 examined [1] 104/17 example [21 57/12 63/6 exceed [3] 33/23 34/4 35/4 exceeding [1] 33/7 exceeds [2] 10/9 34/11 'excellent [1] 23/12 except [1] 25/6 exception [1] 15/11 excess [l] 33/4 excited [1] 79/3 excuse [5] 10/7 16/19 95/9 101/5 110/11 executive [1] 41/14 executives [1] 41/25 exercise [2] 76/25 77/1 exhibit [9] 6/8 6/9 7/12 7/14 10/17 11/12 20/22 22/1 31/2 existing [11] 4/25 9/5 11/22 11/24 34/3 34/6 52/5 53/10 54/10 73/6 108/15 exit [1] 11/3 expand [7] 48/3 55/8 57/24 78/17 80/2 107/5 109/15 expanded [2] 95/6 108/13 expanding [2] 42/17 108/13 expansion [39] expect [1] 21/12 expects [1] 68/7 experience [5] 56/6 86/2 109/21 109/25 110/1 experts [2] 37/9 37/19 explain [2] 29/4 66/13 exploiting [1] 82/4 explore [1] 80/19 explored [1] 104/22 exported [1] 57/8 Exports [1] 57/8 exposure [1] 40/15 express [1] 49/15 expressed [1] 31/12 Expressway [1] 17/20 extend [2] 7/7 13/20 extended [1] 5/19 extending [1] 7/5 extension [1] 5/21 extent [1] 102/20 exterior [2] 7/7 8/11 extra [1] 80/18 extremely [2] 37/10 69/8 Fi' facade [41 98/8 98/15 98/17 103/16 facades [1] 8/17 faces [2] 75/15 75/17 facilities [2] 52/6 53/1 facility [1] 32/4 fact [51 22/20 34/22 66/19 72/18 85/15 factories [1] 44/6 factors [2] 37/16 40/17 factory [1] 82/7 faculty [1] 49/4 failures [1] 61/15 fair [2] 34/10 61/19 faire [2] 50/22 50/22 fairness [2] 54/20 62/9 fall [1] 11/20 families [5] 52/4 59/9 65/3 65/11 73/16 family [8] 47/17 65/13 76/3 76/11 78/22 82/22 86/1 90/15 family, [1] 63/9 family, the [1] 63/9 fan [1] 45/18 Fantastic [1] 93/15 far [3] 9/20 42/1 81/10 fastest [1] 71/21 favor [4] 111/4 111/21 112/16 113/18 fear [1] 92/18 feasible [1] 19/14 features [3] 6/21 8/20 11/22 February [2] 18/1 98/5 federal [4] 29/23 30/5 30/12 65/14 federal agency [1] 30/12 feedback [1] 24/24 feel [1] 108/12 feeling [2] 108/1 109/17 feels [2] 24/10 24/10 feet [16] 4/25 5/8 6/1 6/5 6/6 7/15 7/15 7/16 9/8 9/9 44/21 51/21 55/9 55/10 109/11 109/11 fell [1] 80/4 fellow [1] 57/17 felt [2] 99/24 100/1 fence [1] 7/6 few [7] 6/19 47/4 59/5 89/5 92/16 94/19 95/12 fiasco [1] 60/21 FICON [9] 28/23 29/3 29/16 29/23 30/7 30/18 31/7 34/15 34/15 FICON Committee [1] 30/7 FICON recommendations [1] 30/18 FICON report [1] 34/15 FICON standards [1] 31/7 field [1] 28/10 fight [1] 86/23 figure [3] 31/4 42/7 42/13 filed [5] 14/24 15/6 16/8 48/13 48/21 filings [1] 48/18 final [31] 13/7 13/8 13/10 14/11 14/17 14/18 14/21 15/20 15/23 16/2 16/3 16/6 18/3 18/11 18/14 19/1 20/8 20/12 22/17 22/18 28/7 28/20 32/6 32/6 36/5 98/1 98/10 103/14 110/16 110/18 112/21 Final EIR [14] 14/21 15/20 15/23 16/2 16/3 18/3 20/8 20/12 22/17 22/18 32/6 36/5 98/1 98/10 Final Revised [1] 16/6 finally [6] 17/18 18/24 47/7 48/13 79/22 98/4 financed [1] 45/8 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48/10 48/11 48/12 48/20 48/21 50/6 50/7 50/9 50/10 58/12 71/15 88/17 98/5 103/12 103/17 he'd [1] 48/12 he's [7] 13/1 13/3 50/5 50/8 50/11 95/10 95/11 health [10] 66/21 82/18 83/9 83/15 83/16 85/24 86/4 86/7 86/9 86/19 healthcare [4] 40/16 65/1 86/16 86/17 healthy [4] 41/18 41/22 42/4 109/22 hear [7] 64/9 73/23 83/12 86/8 87/10 88/22 106/3 heard [8] 15/2 20/3 62/8 73/22 83/21 87/24 88/20 94/17 hearing [13] 1/11 3/10 3/11 3/12 49/13 50/6 59/15 79/24 88/8 89/3 94/13 95/22 99/5 heartwarming [1] 75/25 height [1] 7/17 held [1] 89/25 Hello [21 44/19 78/10 help [6] 33/23 45/11 45/12 61/12 63/3 79/16 help the [1] 61/12 helped [1] 45/4 helping [1] 77/18 her [6] 51/6 51/9 51/9 89/21 96/10 109/9 here [56] hereby [1] 115/4 nerein Lig l.i--) / l.s herself [1] 49/19 Hi [6] 41/13 47/21 58/21 76/15 78/9 81/17 higher [1] 68/18 highlights [1] 13/25 Highway [1] 5/2 him [3] 48/11 58/11 101/6 Hinshaw [2] 52/12 54/16 hired [1] 83/8 hiring [2] 86/24 88/25 his [7] 28/20 50/3 50/5 50/8 88/17 95/11 101/10 history [4] 29/21 81/8 88/15 88/16 hold [2] 10/11 101/15 hole [1] 84/22 holiday [1] 80/17 home [1] 76/2 homes [1] 51/25 honestly [1] 109/24 honeymoon [1] 80/4 honor [1] 49/24 Honorable [1] 69/21 hope [7] 38/4 42/17 49/24 70/14 75/2 79/15 103/6 hoping [3] 58/13 60/14 62/1 hot [3] 77/1 91/14 95/16 hotels [2] 32/14 32/21 hour [3] 5/21 64/22 68/22 hourly [5] 64/19 65/6 68/21 68/21 80/23 hours [8] 5/19 5/21 65/7 68/24 75/20 75/22 86/3 86/15 households [1] 79/2 houses [2] 32/23 33/1 housing [8] 30/9 45/15 47/13 65/1 68/18 69/10 69/12 69/13 how [14] 6/2 38/23 49/16 50/17 61/2 61/9 74/1 79/16 81/25 85/2 86/8 87/6 93/21 109/1 how the [1] 86/8 however [4] 22/7 46/15 53/8 107/25 =_r, [1] 68/21 :r, the [1] 68/21 [1] 68/19 [2] 61/7 84/22 [1] 34/18 [1] 28/3 ad [2] 80/6 80/13 M I'll [9] 6/8 10/3 19/19 32/11 44/20 62/10 95/8 95/15 101/25 I'm [96] I've [20] 51/13 60/18 60/24 72/17 76/16 76/18 76/20 78/18 81/1 81/18 87/10 88/20 89/23 91/17 91/19 91/24 91/25 92/3 109/25 110/1 idea [1] 7/4 identification [3] 8/7 102/11 102/16 identified [4] 17/12 18/16 19/8 96/2 identify [1] 16/2 if [40] ignores [1] 84/19 illuminated [3] 8/11 9/14 9/18 illumination [1] 9/15 Immediately [1] 21/14 immigrants [1] 71/19 impact [33] 1/12 4/20 12/14 13/8 17/5 21/18 21/23 21/24 30/4 30/4 30/4 34/13 35/7 40/6 40/8 53/20 54/21 55/8 55/12 60/10 60/11 62/7 63/10 63/12 63/12 64/16 103/14 103/24 104/1 105/17 105/25 110/17 110/18 impact of [1] 62/7 impacts [27] 13/10 14/3 14/5 15/14 18/20 19/3 19/7 19/13 31/9 32/1 41/4 63/12 67/12 73/8 97/22 98/6 100/1 100/16 100/24 102/12 102/16 102/22 102/24 107/25 108/4 108/11 108/15 impediments [1] 41/21 implement [1] 18/18 implementation [1] 19/14 implemented [1] 18/25 implications [1] 84/13 important.[4] 70/7 83/5 89/9 105/18 importantly [1] 89/18 imposition [1] 104/2 impossible [1] 86/20 impressed [1] 50/9 impressive [1] 81/19 improper [1] 100/6 improve [1] 46/25 improve the [1] 46/25 improvements [5] 6/22 9/2 11/11 11/13 17/16 improving [1] 70/2 improving the [1] 70/2 in [322] in the [18] 41/1 41/5 57/9 64/15 66/18 74/19 80/24 85/16 85/18 91/24 95/4 95/16 96/15 97/25 98/10 103/23 106/11 108/2 inaccurate [1] 110/5 inadequate [3] 100/5 103/2 103/5 inaudible [4] 72/18 72/19 72/20 72/21 INC [2] 2/15 2/16 include [6] 5/7 5/13 6/21 54/20 108/23 108/25 include the [1] 108/23 included [9] 14/11 17/1 20/23 20/23 22/1 30/8 97/7 103/13 106/11 includes [5] 5/5 5/10 6/13 6/14 41/17 including [6] 4/18 8/20 16/10 16/21 17/18 71/20 income [11] 40/9 40/11 40/20 41/19 61/4 65/2 65/5 65/12 65/12 68/23 86/21 incomes [1] 79/1 inconsistencies [1] 72/23 inconvenient [1] 33/9 incorporate [1] 13/11 incorporates [2] 18/4 30/25 increase [11] 5/19 34/6 34/16 34/20 34/22 34/24 35/6 35/10 35/13 35/16 35/18 increased [3] 34/12 47/1 47/4 increases [1] 40/18 incumbent [1] 67/6 independence [1] 46/21 independent [1] 55/13 indicated [3] 5/23 37/14 52/1 Indicating [18] 5/3 5/4 6/13 8/9 9/1 9/3 9/17 9/20 10/17 10/19 11/5 11/8 11/16 11/18 33/18 38/19 38/24 89/20 individual [1] 81/10 individuals [2] 39/17 65/11 Indonesia [1] 56/1 indulgence [1] 73/2 information [8] 16/3 20/9 62/9 84/23 103/18 103/20 103/21 104/3 initially [1] 15/18 Inn [8] 31/17 31/18 31/24 32/3 32/14 32/19 35/25 36/2 insatiable [1] 82/2 inside [3] 5/14 10/22 41/2 insider [1] 62/6 installation [1] 12/9 installed [1] 9/6 instant [1] 85/2 instead [2] 43/16 52/5 instruction [1] 41/3 instructor [1] 51/4 insurance [3] 83/10 83/18 86/4 intended [2] 52/4 59/9 interagency [2] 29/25 30/8 interchange [2] 17/15 96/17 interested [2] 43/5 115/12 INTERIM [1] 2/11 internal [1] 11/14 interrogation [1] 56/7 interruption [1] 32/7 intersections [1] 100/21 interval, [1] 85/7 interval, the [1] 85/7 into [24] 10/21 11/19 18/16 29/8 30/25 33/9 42/8 48/4 55/2 58/6 60/3 61/12 75/10 80/10 83/14 83/16 87/20 88/2 90/18 93/6 94/3 104/19 112/1 112/6 into the [5] 55/2 58/6 61/12 94/3 112/1 introduce [1] 12/24 invalid [1] 26/1 involved [3] 21/3 51/14 107/20 iron [1] 7/6 irretrievably [1] 49/21 is [254] is the [4] 43/11 49/13 57/22 84/12 isn't [1] 63/11 issue [14] 18/9 25/19 30/1 32/5 42/5 44/22 49/9 64/15 66/15 66/25 100/4 102/24 105/14 106/9 issued [4] 13/14 13/18 issued... [2] 16/20 30/20 issues [19] 14/1 17/10 24/2 24/18 25/2 25/3 25/24 37/10 37/15 37/20 46/16 54/19 84/23 95/14 96/5 97/10 99/21 100/20 102/18 it [126] it the [1] 107/22 it's [67] item [6] 1/9 4/6 4/8 4/8 20/21 114/1 items [5] 45/14 95/13 97/8 97/17 102/10 its [17] 15/16 17/2 40/8 41/4 47/1 47/2 47/4 47/5 47/23 52/22 55/8 57/21 63/2 63/12 63/12 88/12 91/23 itself [7] 46/14 47/7 50/18 81/10 84/10 84/21 103/18 J January [6] 16/5 16/9 16/19 16/19 21/8 33/20 January 10th [1] 33/20 January 2010 [1] 16/19 January 2013 [1] 16/9 January 24th [1] 16/5 Jessica [3] 39/21 52/16 54/12 job [9] 46/6 47/9 48/10 73/25 75/17 80/17 87/19 89/25 91/3 jobs [14] 5/24 46/7 49/5 51/2 54/6 56/22 56/24 57/9 64/12 68/18 69/11 74/15 75/15 84/23 Joe [1] 50/4 JOHN [9] 2/8 23/14 26/25 27/25 38/12 101/2 101/10 101/16 101/19 Jones [1] 39/21 Joy [4] 52/15 64/2 78/4 78/9 judge [1] 61/2 JUDY [2] 2/20 37/1 July [2] 15/1 48/11 juncture [1] 109/3 June [1] 15/15 June 12 [1] 15/15 Junior [1] 51/4 just [71] just the [1] 76/19 justice [10] 46/7 49/6 51/2 54/20 56/20 56/21 56/22 56/23 56/24 64/12 justified [1] 28/22 Kandy [3] 52/14 63/20 93/1 KATY [3] 1/22 115/3 115/18 keep [8] 58/11 63/7 74/24 76/6 86/9 86/15 92/10 92/11 keep the [1] 86/15 keeping [1] 6/23 Kelly [3] 67/23 69/20 69/22 kept [1] 48/11 Kerbein [2] 39/19 42/22 key [2] 30/16 34/17 Keys [3] 68/1 76/14 76/15 kids [7] 40/18 74/16 76/20 80/18 90/4 90/6 90/14 kind [5] 28/2 43/25 57/22 71/23 81/22 kindergarten [1] 40/10 knew [1] 80/5 know [ 4 6 ] know, [1] 71/19 know, the [1] 71/19 known [2] 15/12 63/2 Kraft [2] 57/19 57/21 L labor [5] 55/23 57/25 72/19 73/14 106/3 lack [5] 40/14 40/14 40/15 41/22 43/12 lack of [1] 43/12 lacking [1] 46/13 laid [1] 90/2 laissez [2] 50/22 50/22 laissez-faire [2] 50/22 50/22 land [4] 13/25 17/17 31/1 97/5 landlordism [1] 57/3 landscape [1] 10/5 landscaping [2] 10/13 112/9 lane [1] 103/17 language [1] 40/15 Lani [3] 79/22 91/14 91/16 large [1] 47/16 largely [1] 52/22 largest [3] 70/25 79/12 79/12 last [12] 20/10 21/2 24/2 53/11 57/9 65/12 69/7 88/25 92/1 92/1 93/1 105/19 later [1] 14/8 launched [1] 88/25 laundry [1] 57/14 Lauren [3] 39/19 41/12 41/13 law [2] 97/15 113/14 lawfully [1] 107/5 lawsuit [1] 25/25 lawyers [1] 48/17 lead [2] 18/18 19/9 leaders [1] 54/3 leading [1] 81/12 leaning [1] 109/7 lease [1] 59/17 least [1] 67/10 leave [3] 48/4 83/11 90/20 leaves [1] 53/18 left [6] 7/2 12/25 39/18 74/5 90/1 90/20 left-hand [1] 39/18 legal [6] 19/10 23/17 24/10 26/6 48/14 108/24 legally [3] 16/14 107/4 109/15 legislation [1] 68/16 length [3] 7/6 97/25 98/9 LEONARD [3] 1/22 115/3 115/18 less [8] 14/6 14/6 18/21 47/2 47/5 100/25 105/17 113/12 let [7] 51/9 57/20 78/5 83/5 87/14 91/2 101/10 let's [4] 39/7 80/19 101/9 101/15 letter [19] 15/13 16/13 16/25 25/9 25/13 28/15 28/17 29/7 29/7 29/8 29/8 29/10 29/11 52/23 97/14 97/16 97/20 98/4 99/24 letters [3] 25/13 28/9 103/10 letting [1] 78/14 level [6] 14/6 18/20 34/6 35/12 64/20 65/14 levels [4] 12/1 33/3 34/20 35/4 LEWIS [1] 2/22 License [1] 1/23 lien [2] 48/13 48/21 life [4] 46/25 70/2 72/18 72/18 light [3] 6/25 12/1 12/4 lighting [3] 11/23 11/23 11/25 lights [4] 7/5 8/12 8/12 12/3 like [75] like the [3] 39/17 57/5 69/4 likely [1] 107/10 limited [4] 37/15 75/21 96/4 106/10 limits [3] 64/9 64/11 103/20 limits the [1] 103/20 Linda [3] 79/21 85/21 85/22 line [8] 11/16 39/17 45/8 95/4 98/7 98/14 98/20 103/25 Lisa [3] 67/25 73/12 75/4 list [3] 85/6 97/8 108/3 listed [2] 100/23 102/23 listen [1] 71/12 listened [1] 87/11 listening [2] 83/22 106/22 listing [1] 102/16 litigation [2] 42/25 43/2 little [23] 5/8 6/2 6/7 7/10 7/11 8/3 8/15 9/20 9/22 11/10 21/6 24/23 28/16 44/24 48/21 50/15 73/2 73/20 79/6 82/17 90/12 91/13 93/19 live [34] 40/2 41/15 42/23 44/20 46/3 46/17 47/10 51/18 54/8 54/16 54/18 59/3 60/17 62/5 64/8 64/8 64/10 68/3 69/2 71/2 72/16 73/15 74/21 74/21 75/8 76/16 85/22 87/16 87/17 90/4 90/8 90/18 91/16 92/17 liveable [1] 63/13 lived [7] 60/18 60/24 68/6 72/17 81/18 89/22 91/17 living [10] 41/22 41/24 42/2 49/5 51/3 64/21 66/11 69/17 90/9 91/23 Living Wage Coalition [1] 49/5 LLP [2] 2/21 2/22 loaded [1] 11/4 loading [4] 5/12 6/14 10/22 10/23 local [12] 44/2 46/21 55/14 55/18 59/9 59/23 64/17 70/4 70/7 89/25 109/23 109/25 locally [3] 55/13 63/7 63/7 majority [1] 42/1 45/17 48/1 51/6 64/9 71/23 L make [30] 18/6 35/25 42/2 43/16 44/23 63/19 68/7 68/9 75/25 78/5 78/14 78/14 78/21 79/24 80/9 80/20 83/8 locally -owned 21 55/13 63/7 74/7 74/15 74/18 75/21 83/14 89/6 89/6 92/6 92/10 located [12] 5/1 31/24 36/6 75/21 84/3 87/9 87/22 90/13 92/15 95/9 101/5 115/5 51/17 51/23 53/21 59/2 92/8 96/6 98/25 99/9 104/5 me, [1] 110/11 68/12 68/19 110/21 111/14 105/6 107/22 111/10 111/22 me, the [1] 110/11 113/3 112/5 112/22 112/23 113/10 mean [4] 75/24 80/20 81/25 locating [1] 69/15 make the [1] 87/9 99/17 locating grocery [1] 69/15 makes [2] 14/14 63/13 means [7] 29/17 42/11 48/15 locations [2] 53/2 66/15 making [11] 22/18 29/21 49/17 65/15 73/25 88/4 lodging [4] 32/4 32/13 48/5 49/17 65/4 74/3 80/15 means the [1] 42/11 32/21 36/2 87/19 101/22 102/17 112/8 measure [3] 18/25 28/23 long [4] 7/24 48/10 66/11 Maldonado [1] 67/25 104/3 75/18 mall [1] 43/18 measured [4] 103/16 103/17 long-time [1] 66/11 management [9] 24/5 25/12 103/24 109/6 longer [2] 39/24 53/16 37/16 41/25 81/4 83/15 measures [12] 15/12 15/19 look [13] 8/4 11/12 23/24 83/16 97/4 99/23 15/22 18/15 18/20 18/23 23/25 24/18 26/5 34/8 54/4 manager [10] 80/1 80/7 19/8 19/15 24/5 25/8 40/20 54/6 61/16 83/24 99/15 80/24 80/25 81/5 87/24 99/23 101/25 87/25 88/4 90/22 90/23 measuring [1] 98/6 looked [4] 24/3 25/25 98/20 mandate [1] 68/16 mechanic's [2] 48/13 48/21 99/20 manufactures [1] 57/11 Medicaid [1] 62/15 looking [8] 8/22 28/17 manufacturing [2] 55/21 medical [2] 47/14 62/19 45/19 62/15 75/18 80/2 82/5 meet [5] 10/13 11/25 42/15 90/23 102/15 many [9] 4/22 34/2 48/1 76/24 86/20 looks [2] 85/13 112/1 59/10 60/9 66/14 66/25 71/1 meet the [1] 42/15 lose [1] 91/3 106/2 meeting [4] 55/3 67/21 losing [1] 63/6 March [2] 16/12 54/23 107/20 114/3 lost [1] 103/11 March 4th [1] 16/12 meets [1] 43/8 lot [20] 5/16 10/13 11/1 marginalized [1] 56/25 meets the [1] 43/8 12/9 35/1 46/5 49/14 50/14 MARILYN [9] 2/11 12/21 member [10] 46/6 49/4 54/17 60/7 76/9 77/5 78/25 85/14 19/20 23/11 37/11 37/14 63/4 65/11 66/11 70/4 72/19 88/20 88/21 88/21 89/2 93/21 96/10 98/25 88/4 107/1 90/16 111/25 112/5 Marin [1] 73/17 members [9] 4/22 8/16 12/22 love [5] 43/7 76/11 80/5 MARK [2] 2/17 12/25 36/25 42/16 49/22 54/18 81/2 89/23 marked [1] 11/15 71/1 73/16 low [18] 40/9 40/20 41/19 market [16] 22/6 53/3 53/5 mental [4] 85/23 86/7 86/9 46/13 47/7 50/13 54/5 55/24 53/14 53/15 59/14 63/6 67/7 86/19 57/3 57/5 57/6 57/7 57/15 67/9 69/8 78/19 79/4 84/14 mentioned [7] 6/1 10/16 60/2 62/24 64/16 66/23 84/15 84/20 106/7 12/3 20/14 82/8 84/12 96/10 86/15 marketplace [1] 90/10 merchandise [4] 6/3 11/4 low-income [3] 40/9 40/20 markets [1] 69/10 55/12 78/25 41/19 Marty [3] 39/21 50/25 51/2 mesh [1] 7/9 low -price [1] 60/2 Mary [3] 67/25 75/5 75/8 Messner [5] 52/14 52/14 slow -wage [3] 47/7 54/5 Mary Wallace [1] 75/8 63/24 93/2 93/2 55/24 masonry [2] 7/20 7/22 Methodology [1] 16/23 Lowe's [2] 45/1 45/4 mass [2] 68/19 69/3 Mexico [3] 56/1 71/16 71/20 lower [10] 32/18 40/21 54/5 Masters [1] 66/8 Michael [3] 52/13 62/1 62/5 55/22 57/19 61/3 86/23 material [1] 96/25 microphone [4] 24/22 33/10 86/24 86/24 87/1 materials [1] 108/23 75/10 104/19 LU [8] 51/16 51/23 53/7 matrix [1] 18/17 middle [1] 40/11 53/23 59/1 59/7 72/24 73/5 Matt [4] 39/18 39/24 39/25 middle-income [1] 40/11 LU -7 [7] 51/16 51/23 53/7 40/2 mile [2] 21/6 68/12 59/1 59/7 72/24 73/5 matter [5] 24/12 41/25 military [2] 87/15 89/1 Luttmann [4] 39/21 49/2 49/24 107/19 115/12 Millbrae [2] 10/20 11/15 71/7 71/15 matters [2] 20/23 108/8 million [3] 57/8 62/12 Lynn [1] 57/17 MATTHEW [1] 2/12 Maxx [1] 91/9 62/19 mind [5] 50/4 50/5 50/8 M may [15] 10/18 10/19 11/20 13/14 14/24 17/9 17/13 71/7 106/17 minds [3] 49/10 49/16 49/24 M.R [1] 97/16 M.R Wolfe [1] 97/16 33/15 34/13 36/1 36/13 80/4 minimum [3] 88/10 88/11 made [21] 18/11 19/6 30/11 96/16 99/9 108/12 88/13 32/2 43/6 49/10 49/16 49/23 May 2009 [1] 17/13 minor [2] 14/14 18/6 50/3 50/5 50/8 91/5 92/15 May 4th [1] 13/14 minute [1] 94/2 96/13 97/16 97/24 98/5 maybe [4] 29/4 33/14 50/2 minutes [11] 39/5 40/1 51/9 101/12 106/17 110/2 110/23 87/1 51/10 66/12 67/16 89/5 mailed [1] 55/1 Mayor [1] 50/4 93/22 93/25 94/4 104/22 main [1] 86/7 McDonald's [1] 77/3 mismatch [1] 69/11 mainly [1] 105/24 McLean [2] 39/19 44/19 miss [1] 92/9 maintain [1] 63/3 McLEAR [2] 2/19 38/2 missed [3] 31/11 35/23 36/1 maintain the [1] 63/3 me [31] 10/7 12/25 16/19 mission [2] 6/24 69/25 major [1] 5/9 28/13 29/4 29/5 33/14 43/5 Mission -style [1] 6/24 Mi.ssourl L1J 44/25 mitigated [1] 14/5 mitigation [13] 14/5 14/7 18/14 18/15 18/19 18/22 18/24 19/7 19/14 22/22 104/2 109/4 110/19 MMRP [1] 18/22 mockery [1] 49/17 model [9] 44/4 46/23 50/10 57/6 66/16 66/20 67/3 82/14 107/8 modified [1] 20/12 moment [3] 6/9 95/9 95/12 money [20] 42/9 42/11 42/14 44/7 61/6 63/7 65/5 66/22 74/19 75/22 77/16 80/18 87/19 87/22 88/8 88/9 88/9 88/9 90/11 91/7 Monitoring [3] 18/14 22/22 110/20 Monroe [1] 87/14 Monte [1] 47/22 Monte Rio [1] 47/22 Montgomery [2] 52/13 62/5 month [3] 69/7 77/6 83/17 monthly [1] 83/16 months [2] 40/10 80/21 more [24] 6/10 7/10 19/6 29/8 36/12 40/19 41/20 44/24 47/6 50/7 53/20 61/11 62/7 67/11 69/10 75/23 77/8 81/25 82/1 82/2 89/18 105/16 112/4 112/14 Moreover [1] 30/24 MORGAN [1] 2/22 morning's [1] 49/7 most [7] 57/25 65/9 69/1 69/9 81/2 83/18 97/2 Most of [1] 69/1 mostly [1] 5/6 motels [2] 32/13 32/21 motion [14] 105/4 106/18 110/12 110/22 110/24 111/9 111/11 111/16 112/12 112/19 112/22 112/24 113/6 113/24 Mountain [4] 53/2 53/17 81/24 109/17 mounted [1] 8/12 move [10] 35/22 41/8 88/5 90/17 90/17 94/10 101/11 105/2 105/3 110/14 moving [6] 21/8 41/5 55/24 85/3 85/10 90/21 Mr [2] 35/22 111/11 Mr. [14] 4/16 12/12 28/17 37/15 50/9 89/5 89/7 97/24 98/4 101/5 103/11 107/11 110/13 113/9 Mr. Bennett [2] 89/5 89/7 Mr. Callinan [1] 50/9 Mr. Chair [1] 4/16 Mr. Chairman [4] 101/5 107/11 110/13 113/9 Mr. Grant [1] 12/12 Mr. Gruber [1] 37/15 Mr. Wolfe [3] 97/24 98/4 103/11 Mr. Wolfe's [1] 28/17 Ms. [3] 38/13 93/9 102/2 Ms. Adams [1] 102/2 Ms. Davidoff [2] 38/13 93/9 much [32] 29/8 38/22 41/11 42/20 44/16 45/20 45/23 47/19 52/9 53/16 54/23 58/7 60/12 61/24 65/5 65/23 67/9 67/15 69/19 72/6 72/25 76/13 76/20 77/21 78/13 79/19 81/25 85/20 87/4 91/5 92/25 105/23 much the [1] 76/20 MULLIN [21 2/20 37/2 multibillionaires [1] 63/9 multifaceted [1] 40/22 multiple [1] 30/8 must [2] 64/2 66/2 my [83] Myres [3] 39/18 39/24 40/2 Myrna [4] 52/15 64/5 64/7 64/10 myself [4] 62/6 73/15 88/2 92/1 myself an [1] 62/6 name [26] 36/19 37/1 42/22 44/19 46/3 54/16 62/4 65/24 66/1 66/7 68/2 68/4 69/22 70/22 72/16 75/7 77/25 78/1 79/25 81/17 83/4 87/14 89/17 89/22 91/3 91/16 named [1] 115/13 Nancy [6] 52/13 58/13 58/15 58/18 58/21 60/13 Napa [1] 72/17 nation [2] 61/14 86/8 national [1] 55/14 Nationally [1] 62/12 nature [1] 60/1 near [1] 17/19 nearby [2] 52/4 68/19 necessarily [1] 102/10 need [21] 11/3 26/5 40/22 41/7 41/7 42/13 60/1 61/2 61/4 77/13 78/25 81/25 82/1 82/8 87/18 93/18 95/5 95/7 96/9 105/5 109/19 needed [4] 25/10 54/1 80/17 96/3 needing [1] 15/11 needs [4] 42/15 85/15 103/20 104/3 negative [51 60/11 60/11 89/3 89/3 89/4 negatively [1] 53/20 neighborhood [12] 21/1 52/6 53/1 53/5 53/6 53/19 54/10 78/19 79/4 107/21 107/22 108/14 neighborhood -serving [3] 52/6 53/1 53/6 neighborhoods [5] 52/22 69/15 73/6 95/3 95/4 neighbors [2] 76/25 80/14 neither [3] 27/23 38/21 104/25 nervous [1] 92/13 net [4] 28/23 29/2 29/2 29/16 networks [1] 65/21 never [3] 35/17 63/5 92/11 new [301 4/23 5/11 5/24 6/17 6/22 7/5 9/6 9/7 9/10 10/23 11/5 11/6 11/22 11/23 16/3 17/2 20/9 24/2 24/18 45/15 45/21 57/18 69/23 86/24 90/9 96/16 103/21 104/1 104/2 107/21 newspaper [1] 48/5 next [12] 4/8 10/3 12/25 43/10 46/1 52/10 52/11 60/14 67/22 77/22 85/21 107/9 nice [2] 56/13 80/12 nicely [1] 112/7 Night [1] 36/2 Niles [3] 79/21 83/2 83/4 Nite [7] 31/17 31/18 31/24 32/3 32/14 32/19 35/25 no [64] noise [45] non [2] 9/14 9/18 non -illuminated [2] 9/14 9/18 none [2] 17/21 113/22 nonetheless [1] 16/15 nonprofit [1] 41/14 nontaxable [1] 55/11 NOP [1] 13/16 nor [2] 69/16 115/12 north [12] 6/14 11/20 46/7 49/5 51/2 56/22 56/23 58/22 64/12 72/18 73/14 84/17 North Bay [2] 46/7 64/12 northern [1] 8/5 Northwest [1] 21/16 not [107] note [9] 8/19 8/23 34/1 58/4 96/6 97/10 97/14 97/19 106/6 note the [1] 96/6 noted [5] 7/13 20/25 22/4 32/16 35/14 nothing [3] 74/20 92/3 106/13 notice [3] 13/15 17/9 88/13 Notice of Preparation [2] 13/15 17/9 notion [1] 49/15 November [1] 16/4 November 2012 [1] 16/4 now [25] 8/6 8/25 27/5 47/20 48/14 53/8 53/14 59/17 60/3 61/13 66/6 67/9 69/8 74/11 75/17 76/1 76/19 76/21 83/19 84/19 84/25 86/17 87/25 95/3 101/15 number [9] 8/18 9/21 25/2 60/21 65/25 85/9 94/17 108/9 112/20 Number 13 [1] 65/25 numbered [1] 58/17 numbers [2] 28/12 98/10 O object [1] 46/11 objections [1] 16/10 obligation [1] 106/25 obliged [11 71/5 obviously [2] 13/4 17/14 occupying [1] 53/15 occupying the [1] 53/15 occurred [1] 13/13 October [2] 48/12 78/20 October 1st [1] 78/20 odds [2] 51/22 59/6 of the [11] 48/5 57/9 75/24 80/8 80/25 83/21 87/21 X of tne... Lg1 66/15 Jb/G5 102/16 103/16 off [18] 11/4 23/14 32/10 43/17 50/20 55/21 58/3 58/8 67/18 74/23 75/23 85/20 87/25 89/11 89/24 90/2 94/5 94/9 off-loaded [1] 11/4 off -shoring [1] 55/21 offer [4] 50/13 63/1 66/22 79/6 offered [1] 83/14 office [4] 26/14 30/22 37/6 75/14 often [3] 40/19 47/11 53/1 oh [4] 10/7 56/16 77/23 78/5 okay [55] old [2] 83/8 83/19 older [1] 40/18 on [125] on along [1] 48/10 on the [8] 45/14 72/3 86/20 96/7 96/25 102/23 109/17 112/12 one [42] one of [4] 41/21 45/6 92/16 103/10 ones [2] 33/23 99/21 only [12] 24/2 24/18 26/5 45/10 55/20 62/23 65/8 68/25 75/21 85/5 96/14 99/20 onto [4] 8/13 11/3 12/4 50/14 0Oo [7] 1/3 2/2 2/24 3/2 3/16 4/2 114/5 open [4] 5/20 39/15 61/13 71/7 opened [1] 80/8 opening [3] 59/18 78/19 106/6 opens [1] 55/17 operating [1] 95/6 operation [2] 5/22 22/7 operators [1] 43/24 'opine [1] 26/12 opinions [1] 49/15 opponents [1] 57/2 opportunities [2] 20/6 87/21 opportunity [15] 37/3 43/16 80/10 81/3 81/9 87/9 87/13 87/23 88/1 88/3 88/5 88/7 93/9 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22/25 30/25 31/5 31/8 32/12 32/19 35/5 45/7 50/13 51/16 52/7 52/24 53/7 59/1 59/7 59/7 68/10 72/24 73/5 94/23 94/25 95/2 96/21 111/13 planned [4] 8/2 17/17 68/13 72/3 planning [39] plans [2] 70/14 108/17 plants [1] 57/20 plastic [1] 74/3 please [33] 32/10 36/18 39/22 39/24 41/12 44/18 45/24 49/1 50/25 52/11 52/12 52/15 54/9 54/14 56/14 58/16 58/20 60/16 64/6 68/1 68/2 70/10 76/14 78/3 78/9 79/23 81/16 83/2 84/1 85/21 87/5 89/16 105/8 pleased [1] 109/19 pleasure [1] 81/12 plenty [1] 43/3 plus [1] 53/9 point [20] 5/2 9/25 12/11 20/2 29/4 36/13 45/5 45/13 46/23 49/13 62/13 63/14 80/19 90/7 93/8 103/9 105/2 105/24 110/10 113/15 pointed [1] 24/6 pointing [1] 36/9 points [8] 10/1 24/8 24/13 26/5 73/18 74/23 84/3 97/16 policies [1] 31/2 policy [11] 47/7 51/16 53/7 53/23 53/25 59/1 72/24 73/5 86/5 86/5 94/25 Policy LU -7 [1] 53/23 pollutes [1] 74/2 pollution [1] 74/4 PONTON [1] 2/11 pony [1] 73/19 poor [5] 65/10 65/10 69/2 83/16 86/6 population [1] 71/21 portion [4] 5/9 11/20 13/4 39/16 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roadway [4] 16/22 34/20 35/4 97/4 roadways [1] 34/2 Robeson [2] 79/21 81/18 ROHNERT [72] Rohnert Park [48] Rohnert Parks [1] 95/2 role [1] 108/7 roof [2] 6/21 7/21 roofline [2] 7/13 8/20 room [1] 43/4 Rosa [11] 42/23 46/4 51/4 54/16 61/5 62/5 70/24 73/15 83/4 84/16 87/17 route [2] 10/3 10/17 ruling [3] 15/10 15/21 96/7 run [1] 74/19 running [1] 8/8 rural [1] 32/24 S' safe [1] 11/13 Safety [1] 12/8 Safeway, [1] 91/8 Safeway, the [1] 91/8 said [9] 37/11 44/8 57/18 71/7 90/25 93/11 104/20 115/6 115/11 sake [1] 98/19 salaried [2] 80/25 88/4 sales [10] 5/11 5/16 6/3 6/3 11/6 45/5 45/9 59/22 63/14 63/14 Sam [2] 58/1 88/16 same [10] 9/24 11/21 20/10 20/14 24/15 37/12 61/17 86/15 98/4 103/16 San [1] 37/2 San Francisco [1] 37/2 Santa [11] 42/23 46/4 51/4 54/16 61/5 62/5 70/24 73/15 83/4 84/16 87/17 Santa Rosa [5] 42/23 46/4 62/5 70/24 87/17 satisfies [1] 106/24 save [1] 45/4 saw [5] 20/10 29/18 43/13 80/7 102/4 saw the [1] 43/13 say [19] 24/17 24/18 34/10 44/20 45/3 58/25 63/4 67/5 68/6 72/2 73/25 74/12 74/20 79/18 87/7 88/13 88/14 91/3 110/9 saying [3] 45/3 71/13 77/17 says [10] 28/21 50/7 50/8 50/9 59/7 64/18 65/10 70/10 73/4 85/3 says the [2] 65/10 73/4 scale [1] 35/9 scandal [1] 71/17 schedule [1] 92/5 school [8] 40/3 40/5 41/3 60/19 92/1 92/5 92/7 92/17 schools [3] 40/23 88/21 90/5 schoolwork [1] 92/9 scope [4] 96/8 100/9 103/3 103/4 score [1] 40/21 Scot [3] 79/21 84/1 84/6 screened [2] 8/9 36/6 Scullion [2] 67/23 69/22 se [1] 84/10 season [1] 5/17 seasonal [1] 5/16 seasons [1] 92/7 seat [2] 91/14 95/17 seating [1] 8/1 Sebastopol [3] 58/5 75/8 84/7 second [11] 16/24 17/15 34/4 35/5 110/24 110/25 111/17 111/18 112/13 113/5 113/7 secondary [1] 84/15 secondly [1] 15/13 Secondly, [1] 85/1 Secondly, the [1] 85/1 secret [1] 45/1 secretary [1] 66/9 section [5] 59/5 59/10 59/19 60/4 60/8 sections [1] 59/11 sector [2] 66/18 66/21 security [3] 12/6 12/9 75/21 see [25] 6/8 7/10 7/11 8/15 29/1 29/18 35/9 43/14 43/22 43/23 43/23 43/25 44/10 50/17 58/12 67/2 74/13 74/16 75/2 75/16 81/10 86/22 108/5 108/9 109/1 see the [3] 43/14 75/16 108/5 seeing [3] 85/25 86/9 86/10 seem [1] 39/23 seems [3] 24/22 28/9 71/23 seen [3] 4/23 21/15 70/9 segment [2] 31/23 35/4 segments [1] 34/20 selling [1] 57/14 sells [1] 55/11 senior [1] 57/17 sensitive [1] 71/25 sent [1] 99/20 sentence [1] 30/16 sentiments [1] 109/10 separate [1] 18/16 September [1] 115/15 series [1] 102/17 serious [1] 42/6 serve [4] 52/4 53/13 59/9 66/9 serve areas [1] 53/13 served [1] 40/4 service [3] 79/4 89/14 90/22 services [7] 2/11 13/25 66/21 82/16 82/18 95/5 95/7 serving [4] 52/6 53/1 53/6 73/6 set [4] 15/16 88/10 88/11 103/4 settled [2] 48/20 48/22 seven [2] 30/10 91/19 several [6] 17/17 59/14 97/16 97/17 99/22 104/22 shade [2] 7/9 8/8 shaded [1] 8/12 �01 shading [1] 8/19 Shadows [4] 53/3 53/17 81/24 109/18 shame [1] 76/5 share [2] 84/14 84/20 she [2] 36/16 87/24 she'll [1] 63/19 she's [1] 87/25 SHEPPARD [2] 2/20 37/1 shields [1] 12/4 shifting [1] 50/14 shining [1] 75/14 shipping [1] 44/6 shop [7] 43/21 53/17 61/6 67/2 84/24 90/8 90/10 shoppers [1] 52/5 shopping [11] 51/19 51/20 51/24 53/3 53/24 59/4 73/7 77/2 77/15 91/8 109/18 shoring (1] 55/21 short [5] 56/9 63/18 74/19 93/19 93/21 shorthand [3] 1/22 115/3 115/5 should [21] 16/11 20/25 22/4 23/24 23/24 31/14 32/2 34/1 35/14 45/10 50/10 51/13 60/22 61/22 67/10 96/6 98/6 98/7 98/7 98/8 103/18 show (3] 8/4 10/3 73/19 showing [1] 60/6 shown [1] 55/16 shows [4] 6/1 14/3 58/12 103/15 shut (1] 57/20 sic [10] 7/20 8/13 50/23 53/21 61/3 65/12 80/8 100/14 109/4 109/14 sick (4] 61/10 83/11 92/18 92/22 side [8] 8/17 9/3 9/11 39/18 58/12 58/22 95/4 97/6 sides [1] 76/5 sidewalk [1] 11/19 Sierra [2] 15/5 42/23 sign [9] 1/12 4/20 9/5 9/13 9/15 20/17 22/13 23/3 113/2 signage [8] 9/5 9/6 9/7 9/9 9/17 9/18 9/19 113/12 signatures [1] 71/9 signed (1] 11/2 significance [2] 16/23 18/8 significant [17] 14/4 14/6 14/7 16/3 18/21 19/2 19/6 19/12 19/13 20/9 35/7 100/25 102/21 102/23 103/21 103/24 104/1 signs [5] 9/10 9/11 9/12 9/21 77/17 Simmons [3] 79/22 89/17 89/22 simply [1] 48/2 since [17] 17/8 17/13 20/18 21/2 22/4 24/2 24/3 51/23 53/16 53/23 60/24 73/2 76/17 76/18 85/4 89/23 89/24 since the [1] 51/23 single [2] 81/3 84/20 sir [6] 27/10 28/19 84/1 84/8 85/20 91/12 site [14] 1/11 4/19 5/3 9/23 11/11 17/20 20/17 21/14 22/12 22/25 68/13 77/12 109/18 111/13 sitting [1] 12/25 situation [1] 91/1 six [3] 9/12 10/15 80/21 size [1] 10/10 sizing [1] 108/15 slide [15] 6/7 10/3 14/3 14/8 19/1 100/22 101/2 101/6 101/10 101/15 101/18 102/1 102/4 102/10 102/23 slides [2] 6/19 13/23 sliding [1] 35/8 slight [2] 6/13 6/16 small [7] 11/7 11/8 11/9 44/5 48/15 55/13 59/23 smaller [2] 43/24 43/24 smart [10] 17/19 45/6 45/8 46/19 68/13 68/17 69/4 69/16 73/8 96/18 SMART Station, the [1] 96/18 smiling [1] 75/14 so [129] So, [1] 90/11 So, the [1] 90/11 soared [1] 69/6 social [9] 19/11 43/8 43/12 44/23 47/23 65/20 75/20 82/15 82/17 socially [1] 70/1 society [2] 45/12 105/18 socio [1] 61/3 sold [1] 44/1 SOLUTIONS [3] 2/15 2/16 12/13 some [22] 6/10 6/20 27/2 28/3 28/8 28/12 29/6 37/9 47/23 53/22 62/8 73/23 75/16 83/21 84/9 86/12 86/13 87/10 88/25 94/21 96/20 110/2 something [10] 29/18 45/10 45/15 70/11 71/6 71/14 71/25 88/15 92/20 101/11 sometime [1] 92/7 somewhere [1] 60/25 Sonoma [20] 15/6 15/7 15/9 42/24 46/4 46/8 46/15 46/20 47/11 49/4 54/17 54/19 55/4 56/20 64/8 64/11 64/21 66/8 70/23 80/3 Sonoma County [8] 15/7 15/9 46/8 46/15 54/19 55/4 64/21 80/3 sorry [16] 16/18 28/15 45/24 47/20 48/24 52/14 52/16 56/16 58/2 74/23 77/23 78/7 87/8 87/9 95/18 113/1 sort [1] 48/18 sorts [1] 84/23 soul [2] 74/9 110/4 soul -crushing [2] 74/9 110/4 sounds [1] 45/16 sources [2] 30/3 47/3 south [7] 5/6 6/12 7/18 7/19 10/6 10/24 84/16 southern [1] 11/20 southwesterly [1] 8/22 space [3] 7/8 53/15 59/20 spaces (6] 10/8 10/9 10/10 10/11 10/15 10/15 speak [11] 33/9 39/2 46/8 47/22 73/18 73/24 78/14 87/12 87/12 91/22 107/25 speaker [5] 44/8 52/10 72/21 77/24 82/5 speakers [1] 77/22 speaking [2] 41/16 92/14 specialty [1] 54/18 specific [7] 19/10 21/16 28/7 31/22 96/4 96/14 96/21 specifically [6] 29/1 51/16 52/25 59/2 84/11 99/14 specifics [1] 100/19 SPENCER [2] 2/17 12/25 spend [1] 74/15 spent [2] 35/1 46/5 Spiegler [3] 52/15 64/7 64/10 spirit [1] 44/20 spoke [2] 48/7 59/13 square [17] 4/25 5/8 6/1 6/2 6/5 6/6 9/7 9/8 51/21 53/4 53/9 53/10 55/9 55/10 68/11 109/11 109/11 square -foot -plus [1] 53/9 staff [31] 3/4 3/6 3/7 3/10 4/12 17/4 19/23 20/20 20/24 22/2 22/14 23/4 23/5 23/9 23/15 24/10 26/25 37/5 37/5 85/3 94/9 94/13 94/18 94/24 96/10 98/25 101/13 101/21 106/15 107/21 108/23 Staff Report [3] 20/24 22/2 85/3 stagnation [11 69/12 stalls [1] 10/5 stamped (1] 28/16 stamps [4] 47/13 50/16 62/15 62/19 stance [2] 41/8 63/3 stand [2] 74/12 108/10 standard (20] 23/19 23/21 30/12 31/14 31/15 31/20 32/1 32/3 32/13 32/17 32/20 32/22 34/4 34/9 34/11 35/5 35/24 36/3 36/4 36/7 standardized [1] 40/19 standards (10] 10/14 12/1 20/17 20/20 29/25 31/1 31/7 32/25 33/23 66/17 staples [1] 57/15 start [4] 23/14 39/15 40/9 94/9 started [6] 80/16 80/22 81/6 83/6 87/24 89/24 starting [2] 7/18 67/23 starting with [1] 67/23 state [7] 30/21 46/4 49/4 64/17 66/8 68/16 88/11 State's [1] 85/8 stated [4] 59/1 71/3 108/1 115/6 statement [10] 19/3 19/16 22/20 65/18 96/13 100/13 102/14 108/2 109/3 110/19 states [3] 30/14 66/18 74/14 stating [1] 16/13 Station [2] 17/19 68/14 S Station, L11 96/13 stations [1] 68/19 status [1] 63/3 stay [5] 38/11 42/9 46/1 76/11 90/4 stays [1] 42/11 Stecker [1] 39/20 Stegeman [2] 79/21 84/6 step [5] 13/15 34/1 34/4 34/9 35/5 still [6] 22/2 60/25 62/5 71/11 96/12 102/18 stockroom [2] 5/11 6/4 stood [1] 85/2 stop [2] 57/20 74/25 stopped [1] 48/11 store [35] 5/1 5/15 5/19 6/12 6/18 6/19 9/24 10/4 10/9 10/12 22/5 44/14 45/1 48/3 52/2 53/10 55/8 56/4 59/18 60/2 78/17 79/5 80/1 80/7 80/8 81/5 81/6 81/13 81/23 87/24 87/25 91/9 106/7 107/21 107/23 stored [1] 7/21 storefront [2] 9/10 9/11 stores [11] 37/3 55/15 55/18 60/9 69/15 73/7 79/10 90/10 95/5 95/7 106/8 strategies [3] 16/24 41/2 41/3 Strecker [2] 39/20 47/21 street [1] 90/9 streets [2] 33/6 33/12 strip [1] 43/18 stronger [1] 41/8 strongly [1] 42/6 structure [1] 63/11 stucco [1] 7/22 student [1] 92/3 students [2] 75/19 92/16 studies [3] 94/24 105/23 105/24 study [4] 13/2 26/12 96/7 96/11 studying [1] 34/15 stuff [2] 77/14 83/21 style [2] 6/23 6/24 subject [4] 32/20 36/3 36/7 91/22 subjects [1] 96/23 submission [2] 105/20 106/4 submitted [4] 12/7 16/13 28/9 51/5 subset [1] 25/3 subsidies [3] 47/13 47/13 71/4 subsidize [4] 47/15 50/18 62/13 62/21 subsidized [1] 86/12 subsidizing [1] 66/21 substantial [2] 34/6 34/16 successful [1] 61/18 such [8] 30/20 31/2 32/14 47/8 55/16 55/25 62/20 66/13 Sue [5] 52/13 60/14 60/16 60/18 61/25 Sue Dewey [1] 52/13 suffer [1] 34/13 sufficient [2] 26/12 26/16 suggest [1] 71/12 suggested [1] 103/12 suggesting [1] 105/20 Sullivan [3] 77/23 79/20 79/25 summarized [1] 17/3 summary [2] 4/21 13/23 super [2] 44/14 108/15 super -sizing [1] 108/15 supercenter [18] 48/4 52/20 53/18 54/1 54/25 55/6 55/10 55/17 64/14 64/16 64/18 68/12 68/22 69/9 69/14 69/16 78/18 78/23 Superior [6] 15/7 15/9 16/17 16/21 17/11 24/9 supermarket [3] 52/3 53/2 53/6 supermarkets [6] 51/17 53/21 53/22 53/24 54/10 59/2 supervision [1] 115/8 supervisor [2] 80/22 80/23 Supplemental [1] 106/16 supplied [1] 65/20 suppliers [1] 55/22 support [11] 6/3 17/2 49/11 64/25 70/13 74/8 76/3 79/10 83/19 108/16 109/3 support the [2] 108/16 109/3 supported [1] 60/20 supporters [1] 51/5 supports [1] 90/11 supposed [1] 18/25 sure [12] 23/18 36/1 37/7 38/10 43/16 48/14 63/19 84/4 84/6 92/8 104/5 111/24 surrounding [1] 112/9 surveillance [1] 56/6 survey [1] 52/1 SUSAN [10] 2/7 2/9 2/13 27/11 27/15 38/15 38/17 101/17 104/10 104/12 sustainable [2] 46/14 54/21 Suzie [1] 63/18 system [2] 75/24 82/16 system to [1] 82/16 T table [4] 17/3 33/21 111/17 112/12 Table 2 [1] 17/3 tainted [1] 49/21 take [15] 22/15 27/5 34/8 41/7 41/8 44/7 51/9 51/9 71/10 92/7 93/19 94/1 94/18 105/5 113/12 take the [1] 44/7 taken [3] 31/4 113/15 115/5 taking [1] 112/8 talk [8] 9/22 11/10 14/8 43/2 43/3 45/13 75/9 92/14 talk about [1] 43/2 talked [3] 48/1 99/22 112/4 talking [7] 35/2 42/1 42/25 65/16 73/18 88/22 89/7 TANF [1] 50/16 target [3] 61/7 79/12 91/9 tasked [1] 49/9 taught [1] 46/4 tax [6] 45/5 45/9 61/12 62/9 63/14 66/22 :axes [1] 62/13 :axpayer's [1] 50/15 taxpayers [3] 62/18 62/20 63/16 CDM [6] 15/12 15/18 15/22 16/24 17/22 25/8 :eacher [2] 40/3 60/19 :eam [6] 23/5 37/8 37/19 37/24 37/24 81/4 :echnical [2] 17/2 43/4 :echnological [1] 19/11 :ell [13] 33/14 35/16 35/17 35/18 36/19 39/25 45/18 58/19 60/17 60/22 68/2 75/5 84/4 telling [1] 61/21 ten [3] 49/8 52/11 57/9 tenanting [1] 22/8 term [1] 43/7 terms [6] 26/11 47/5 71/4 71/4 82/4 109/22 terrible [2] 83/9 109/19 tests [1] 40/19 than [14] 10/15 14/6 14/6 18/21 29/10 32/22 41/20 45/21 47/3 47/5 50/7 67/3 104/23 113/12 thank [97] thank the [1] 94/19 thanks [2] 79/24 91/13 that [381] That argument [1] 53/15 that average [1] 69/6 that the [10] 71/5 85/2 85/4 94/25 97/20 99/14 100/3 103/15 105/20 108/1 that's [36] 10/14 26/17 28/12 29/19 35/8 43/22 43/22 44/13 48/18 59/6 59/11 62/14 65/7 66/23 71/21 71/22 71/23 71/25 79/18 82/1 82/9 82/21 82/23 82/25 85/17 88/14 95/19 96/5 101/3 104/21 105/18 106/8 106/12 110/8 112/6 113/23 That's the [2] 82/1 96/5 the City [1] 10/7 the EIR [2] 25/23 84/19 the facade [1] 103/16 the first [1] 97/20 the food [1] 77/9 the Rohnert Park [1] 69/23 their [44] them [11] 13/24 18/18 26/16 32/25 37/21 58/17 63/8 78/16 83/20 90/25 91/25 theme [1] 6/24 themselves [3] 54/4 70/5 92/20 then [20] 8/8 15/1 18/1 30/13 34/5 34/12 35/5 44/7 64/2 66/6 82/13 85/4 86/19 88/6 90/23 94/10 98/4 101/16 101/17 112/21 then the [1] 82/13 there [63] there's [18] 25/21 28/8 28/8 30/10 33/6 40/13 40/16 41/1 41/23 43/3 60/9 66/13 74/19 76/9 85/14 89/2 98/20 106/18 thereafter [2] 15/5 115/7 Tucker [2] 67/25 72/16 turn [8] 7/12 12/11 19/19 32/10 45/25 47/20 95/8 95/15 turning [2] 47/6 63/8 two [37] 6/14 9/10 9/11 10/1 10/23 11/5 16/8 17/2 17/10 21/1 24/2 24/7 25/7 25/7 26/5 34/1 34/9 37/15 40/1 49/8 51/9 51/10 51/12 55/17 60/3 61/6 62/10 64/24 64/25 66/12 69/7 84/12 95/3 96/3 97/3 99/21 106/8 two-bedroom [1] 69/7 two-step [2] 34/1 34/9 type [4] 35/13 53/6 100/16 104/3 typewriting [1] 115/7 typical [1] 69/7 U 81/2 82/13 86/15 tough [2] 74/25 107/24 u.s LAJ 1//14 JIo/1/ things [15] 34/7 35/1 54/22 toward [1] 105/3 Ugly [1] 71/23 57/3 59/22 60/5 62/14 75/1 toward the [1] 105/3 unable [1] 57/22 77/11 84/12 87/10 89/2 towards [1] 8/22 unacceptable [2] 102/12 90/16 100/3 112/5 town [8] 59/5 59/10 59/19 108/3 think [49] 59/21 60/4 60/8 97/6 109/16 unanimous [2] 112/20 113/23 think the [5] 61/10 73/21 townhome [1] 21/11 unavoidable [7] 14/4 19/2 109/4 109/13 112/6 toxic [1] 44/6 19/7 19/13 102/22 102/24 thinks [1] 50/10 Trade [1] 57/13 108/3 third [2] 28/20 78/16 traffic [15] 11/3 13/1 14/3 uncapitalism [1] 50/23 this [152] 14/8 26/11 34/12 57/3 63/11 unclear [1] 50/11 this the [1] 102/4 84/24 100/17 100/21 105/23 uncommon [1] 81/4 Thomas [3] 52/12 58/2 58/4 105/24 106/12 108/4 under [10] 7/16 8/1 15/25 thoroughly [1] 37/20 train [3] 46/19 68/13 69/4 21/7 21/19 32/18 34/2 those [46] TRANS [2] 2/17 13/1 106/25 113/14 115/7 three [10] 21/11 28/8 60/2 TRANSCRIPT [1] 1/8 underdeveloped [1] 55/25 74/14 86/19 91/18 91/20 transferred [1] 91/20 underemploying [1] 62/24 91/24 91/25 92/2 transient [3] 32/13 32/21 underlined [1] 33/22 three -and -a -half [3] 91/18 36/2 undermines [1] 73/6 91/20 91/24 transit [3] 68/17 68/19 understand [3] 48/25 73/3 threshold [2] 34/18 35/15 69/3 79/15 thresholds [4] 16/23 28/23 transit -oriented [1] 68/17 understand this [1] 73/3 29/3 30/19 transportation [14] 14/1 underway [1] 21/15 thrive [2] 42/15 70/1 15/12 24/4 25/12 30/2 30/2 unfeasible [1] 19/9 through [15] 10/25 13/24 30/3 30/9 37/16 65/1 95/13 Unfortunately [2] 56/8 15/19 33/11 66/22 76/21 97/3 99/23 100/24 63/17 77/12 80/23 85/8 85/10 92/1 transportation -related [1] Unified [1] 40/5 98/1 98/11 106/1 108/10 100/24 union [2] 56/2 63/4 through the [2] 80/23 85/8 trashing [1] 74/16 unionized [2] 55/14 56/4 throughout [5] 20/6 54/18 travel [3] 11/21 51/19 59/4 unions [1] 86/25 60/20 77/11 81/8 traveled [1] 88/17 United [2] 66/18 74/14 throughout the [1] 77/11 treated [1] 36/4 United States [2] 66/18 throwing [1] 76/6 treatment [1] 8/6 74/14 THURSDAY [2] 1/5 4/4 treatments [1] 8/21 units [6] 21/5 21/11 21/20 thus [3] 13/21 32/18 97/7 tree [1] 10/14 31/19 45/15 85/10 tight [1] 69/8 trellises [3] 7/25 8/20 unlawful [1] 56/6 tile [1] 6/21 8/24 unlike [1] 30/1 tiles [2] 7/1 7/22 tremendous [1] 85/17 unload [1] 11/8 till [1] 83/7 trend [1] 67/4 unsignalized [3] 9/25 10/1 time [44] trial [4] 34/8 96/2 96/6 10/18 times [1] 99/22 97/11 until [4] 48/12 67/19 94/6 timing [2] 18/24 54/13 trial court [1] 97/11 106/17 Tina [3] 68/1 76/14 76/15 trip [1] 35/13 up [40] tired [1] 61/21 trouble [1] 76/4 updated [1] 24/5 to the [7] 46/12 49/22 71/2 truck [4] 10/2 10/16 11/2 upgraded [1] 6/18 85/6 102/14 108/22 110/3 11/3 upgrades [1] 108/16 today [7] 20/3 33/7 41/16 Trucks [3] 10/18 10/21 upheld [1] 37/18 43/1 47/2 75/14 88/8 10/25 uphold [1] 97/11 together [3] 30/11 37/19 true [3] 108/5 112/3 113/13 upon [4] 14/21 18/13 55/12 77/3 trusted [1] 70/5 67/6 told [3] 99/14 106/8 106/13 try [1] 91/4 upper [1] 7/13 Tom [1] 56/15 trying [2] 77/15 107/22 urban [14] 14/1 21/25 30/9 tones [1] 6/25 T tonight [18] 9/4 20/13 therefore [5] 25/21 47/11 26/15 37/4 37/9 37/25 49/13 52/3 56/10 72/22 49/15 49/20 51/12 54/2 therein [1] 115/6 83/21 90/13 94/17 99/22 these [25] 14/1 17/3 18/19 100/11 106/9 107/17 22/13 24/8 24/18 28/15 TONKOVICH [2] 2/16 13/3 29/21 34/2 37/10 53/2 53/16 Tony [4] 39/19 45/24 46/2 61/13 65/15 66/22 85/10 46/3 85/10 94/2 96/20 97/17 too [8] 54/13 60/9 77/1 102/23 104/22 105/5 108/8 90/7 91/2 91/5 91/10 96/12 108/10 took [1] 83/17 they [78] top [1] 7/21 they're [15] 40/13 49/16 top -roof [1] 7/21 59/20 59/21 61/18 62/21 topics [4] 94/21 96/3 97/2 62/23 62/25 76/21 79/5 82/2 97/3 82/22 100/16 100/23 112/1 total [6] 9/2 9/7 10/8 they're the [1] 82/22 37/22 65/2 65/12 they've [4] 48/3 75/17 totaling [1] 55/9 81/23 92/11 totally [1] 50/11 Tucker [2] 67/25 72/16 turn [8] 7/12 12/11 19/19 32/10 45/25 47/20 95/8 95/15 turning [2] 47/6 63/8 two [37] 6/14 9/10 9/11 10/1 10/23 11/5 16/8 17/2 17/10 21/1 24/2 24/7 25/7 25/7 26/5 34/1 34/9 37/15 40/1 49/8 51/9 51/10 51/12 55/17 60/3 61/6 62/10 64/24 64/25 66/12 69/7 84/12 95/3 96/3 97/3 99/21 106/8 two-bedroom [1] 69/7 two-step [2] 34/1 34/9 type [4] 35/13 53/6 100/16 104/3 typewriting [1] 115/7 typical [1] 69/7 U 81/2 82/13 86/15 tough [2] 74/25 107/24 u.s LAJ 1//14 JIo/1/ things [15] 34/7 35/1 54/22 toward [1] 105/3 Ugly [1] 71/23 57/3 59/22 60/5 62/14 75/1 toward the [1] 105/3 unable [1] 57/22 77/11 84/12 87/10 89/2 towards [1] 8/22 unacceptable [2] 102/12 90/16 100/3 112/5 town [8] 59/5 59/10 59/19 108/3 think [49] 59/21 60/4 60/8 97/6 109/16 unanimous [2] 112/20 113/23 think the [5] 61/10 73/21 townhome [1] 21/11 unavoidable [7] 14/4 19/2 109/4 109/13 112/6 toxic [1] 44/6 19/7 19/13 102/22 102/24 thinks [1] 50/10 Trade [1] 57/13 108/3 third [2] 28/20 78/16 traffic [15] 11/3 13/1 14/3 uncapitalism [1] 50/23 this [152] 14/8 26/11 34/12 57/3 63/11 unclear [1] 50/11 this the [1] 102/4 84/24 100/17 100/21 105/23 uncommon [1] 81/4 Thomas [3] 52/12 58/2 58/4 105/24 106/12 108/4 under [10] 7/16 8/1 15/25 thoroughly [1] 37/20 train [3] 46/19 68/13 69/4 21/7 21/19 32/18 34/2 those [46] TRANS [2] 2/17 13/1 106/25 113/14 115/7 three [10] 21/11 28/8 60/2 TRANSCRIPT [1] 1/8 underdeveloped [1] 55/25 74/14 86/19 91/18 91/20 transferred [1] 91/20 underemploying [1] 62/24 91/24 91/25 92/2 transient [3] 32/13 32/21 underlined [1] 33/22 three -and -a -half [3] 91/18 36/2 undermines [1] 73/6 91/20 91/24 transit [3] 68/17 68/19 understand [3] 48/25 73/3 threshold [2] 34/18 35/15 69/3 79/15 thresholds [4] 16/23 28/23 transit -oriented [1] 68/17 understand this [1] 73/3 29/3 30/19 transportation [14] 14/1 underway [1] 21/15 thrive [2] 42/15 70/1 15/12 24/4 25/12 30/2 30/2 unfeasible [1] 19/9 through [15] 10/25 13/24 30/3 30/9 37/16 65/1 95/13 Unfortunately [2] 56/8 15/19 33/11 66/22 76/21 97/3 99/23 100/24 63/17 77/12 80/23 85/8 85/10 92/1 transportation -related [1] Unified [1] 40/5 98/1 98/11 106/1 108/10 100/24 union [2] 56/2 63/4 through the [2] 80/23 85/8 trashing [1] 74/16 unionized [2] 55/14 56/4 throughout [5] 20/6 54/18 travel [3] 11/21 51/19 59/4 unions [1] 86/25 60/20 77/11 81/8 traveled [1] 88/17 United [2] 66/18 74/14 throughout the [1] 77/11 treated [1] 36/4 United States [2] 66/18 throwing [1] 76/6 treatment [1] 8/6 74/14 THURSDAY [2] 1/5 4/4 treatments [1] 8/21 units [6] 21/5 21/11 21/20 thus [3] 13/21 32/18 97/7 tree [1] 10/14 31/19 45/15 85/10 tight [1] 69/8 trellises [3] 7/25 8/20 unlawful [1] 56/6 tile [1] 6/21 8/24 unlike [1] 30/1 tiles [2] 7/1 7/22 tremendous [1] 85/17 unload [1] 11/8 till [1] 83/7 trend [1] 67/4 unsignalized [3] 9/25 10/1 time [44] trial [4] 34/8 96/2 96/6 10/18 times [1] 99/22 97/11 until [4] 48/12 67/19 94/6 timing [2] 18/24 54/13 trial court [1] 97/11 106/17 Tina [3] 68/1 76/14 76/15 trip [1] 35/13 up [40] tired [1] 61/21 trouble [1] 76/4 updated [1] 24/5 to the [7] 46/12 49/22 71/2 truck [4] 10/2 10/16 11/2 upgraded [1] 6/18 85/6 102/14 108/22 110/3 11/3 upgrades [1] 108/16 today [7] 20/3 33/7 41/16 Trucks [3] 10/18 10/21 upheld [1] 37/18 43/1 47/2 75/14 88/8 10/25 uphold [1] 97/11 together [3] 30/11 37/19 true [3] 108/5 112/3 113/13 upon [4] 14/21 18/13 55/12 77/3 trusted [1] 70/5 67/6 told [3] 99/14 106/8 106/13 try [1] 91/4 upper [1] 7/13 Tom [1] 56/15 trying [2] 77/15 107/22 urban [14] 14/1 21/25 30/9 96/7 96/11 100/4 100/16 102/18 102/22 103/1 104/16 104/21 rge [1] 69/18 s [29] 4/17 33/11 34/8 34/14 36/19 39/25 41/8 58/19 60/17 60/22 61/2 61/21 63/13 68/2 68/8 75/1 75/5 76/4 76/4 84/4 99/14 99/15 99/20 100/7 100/13 106/9 106/16 107/17 109/3 se [4] 13/25 31/1 68/7 97/5 sed [8] 28/12 30/15 31/8 31/25 32/3 50/11 87/1 98/16 sed the [1] 98/16 ses [2] 36/6 36/7 sing [3] 11/21 28/22 29/15 sually [1] 57/2 tilizing [1] 109/23 acation [1] 92/8 al [3] 52/12 54/14 54/16 alid [1] 96/12 alues [1] 60/5 arious [3] 16/10 71/3 86/11 ast [1] 42/1 endors [4] 11/7 11/8 11/9 43/24 erbally [1] 107/18 ersus [2] 31/15 105/16 ery [56] is [2] 4/13 12/19 ICE [2] 2/6 104/14 ICE -CHAIR [2] 2/6 104/14 ietnam [1] 56/1 iew [4] 8/18 9/2 37/21 99/18 iew, [1] 46/23 iew, the [1] 46/23 ines [1] 7/25 inyl [2] 7/9 8/24 inyl-coated [1] 7/9 inyl-covered [1] 8/24 iolates [1] 46/24 ISICK [1] 2/12 ision [1] 5/13 isited [2] 80/3 89/8 isiting [2] 47/25 89/6 isits [1] 86/19 olunteer [1] 107/1 ote [10] 3/13 42/17 49/17 49/20 50/4 54/9 70/14 105/11 111/5 112/17 oted [2] 14/17 46/18 otes [1] 113/19 -TRANS [2] 2/17 13/1 age [21] 41/22 41/24 47/7 49/5 51/3 54/5 55/24 61/19 64/19 64/20 64/21 65/6 66/11 66/17 68/21 69/17 83/11 88/10 88/11 88/13 91/23 ages [13] 42/2 55/15 57/3 57/7 62/24 64/15 64/16 66/23 69/12 73/24 86/24 86/24 105/16 wages, [1] 46/13 wages, the [1] 46/13 waist [1] 45/19 waiting [1] 79/5 walk [1] 76/24 walk the [1] 76/24 walkability [3] 43/14 43/23 45/13 walkable [2] 43/18 45/17 walking [2] 45/16 45/18 walkway [1] 7/24 wall [4] 7/20 7/23 8/12 9/5 wall -mounted [1] 8/12 Wallace [2] 67/25 75/8 walls [1] 76/19 WALMART [164] Walmart's [10] 22/7 50/10 50/13 52/1 57/18 66/19 70/13 81/8 83/18 106/6 Walton [2] 58/1 88/16 Waltons [1] 63/9 want [36] 27/5 28/13 33/11 35/25 39/2 39/6 47/15 51/12 54/7 58/4 58/15 59/12 59/18 60/8 63/4 64/15 67/1 67/2 67/4 74/19 78/17 82/1 83/15 84/2 87/7 90/7 91/6 92/9 97/10 103/8 103/10 104/8 105/2 105/6 110/8 112/5 wanted [8] 35/22 37/5 47/22 73/9 79/18 80/6 91/22 104/5 wants [3] 57/23 81/10 107/4 warrant [1] 25/22 warranted [1] 109/12 was [101] was the [1] 43/6 Washington [1] 61/16 wasn't [8] 30/5 76/7 83/11 83/12 87/12 90/15 90/24 92/13 watched [2] 76/20 110/1 watches [1] 56/24 watching [1] 33/15 Watry [3] 29/8 29/8 29/10 way [16] 11/7 11/16 11/17 25/10 25/14 68/8 80/23 83/25 84/16 86/12 90/24 95/12 96/24 100/2 109/7 115/12 ways [3] 42/7 42/13 86/11 we [154] we'd [2] 38/8 94/8 we'll [15] 6/20 7/9 14/8 23/14 39/24 51/9 56/17 58/11 67/16 94/3 94/9 94/10 95/12 101/10 101/17 we're [22] 29/15 39/14 39/15 49/17 51/7 60/23 60/25 61/6 61/22 61/22 62/20 66/23 77/16 77/17 77/17 77/18 86/9 86/10 90/8 93/18 93/24 94/1 we're out [1] 77/18 we've [9] 21/2 39/1 39/1 39/5 46/17 58/17 99/22 104/16 113/11 wealthiest [3] 47/16 82/22 82/23 weary [1] 73/20 Web [1] 77/12 week [4] 65/7 68/24 73/20 74/24 weekend [1] 80/17 weeks [2] 65/6 68/23 weighed [1] 109/5 welcome [13] 36/19 39/25 41/12 42/21 49/1 50/25 52/16 56/12 56/14 60/17 81/16 85/21 94/7 welcoming [1] 80/12 welfare [4] 66/21 82/15 82/19 82/21 well [26] 5/12 24/1 24/17 33/7 34/21 36/16 37/20 45/1 49/25 51/10 56/17 61/10 61/23 64/20 75/24 80/19 81/21 85/15 86/13 91/13 98/16 101/7 101/9 104/6 113/15 113/23 went [4] 18/1 66/4 74/23 90/12 were [38] 13/8 14/2 14/6 14/21 16/16 16/25 24/13 24/17 25/6 25/7 25/8 25/24 31/8 33/2 37/17 43/6 45/14 48/9 65/16 74/3 82/6 86/18 94/21 95/13 96/14 96/16 96/23 96/24 97/2 97/3 97/17 99/23 100/20 103/16 110/2 113/12 115/5 115/6 were about [1] 96/16 west [6] 9/13 17/15 17/17 21/14 95/4 96/19 West, [1] 96/17 western [2] 9/19 11/9 what [67] what the [7] 37/21 50/7 67/11 100/5 103/2 103/4 103/5 what's [4] 23/19 31/20 74/13 85/13 when [19] 18/25 40/9 40/11 42/3 45/13 45/19 48/12 52/24 53/11 59/15 60/24 76/4 77/1 80/7 82/21 91/2 98/6 101/17 112/1 where [22] 8/6 35/3 35/4 35/8 40/1 43/17 43/20 44/10 51/17 53/3 58/19 59/3 60/17 68/2 69/3 75/5 84/4 84/24 87/16 95/7 98/6 98/7 where the [1] 53/3 whereas [2] 55/6 55/20 Whereupon [3] 39/12 93/16 114/1 wherever [1] 44/8 whether [5] 17/7 17/9 49/23 103/16 106/10 whether the [1] 106/10 which [43] while [7] 28/13 34/19 36/2 46/11 70/2 80/3 101/10 White [2] 39/19 46/3 who [32] 12/13 37/9 39/2 39/25 48/8 48/17 49/9 50/3 50/4 51/5 56/5 56/24 57/4 57/17 60/22 61/3 66/25 67/1 70/10 71/20 74/3 78/3 81/11 83/17 86/2 89/18 92/4 92/17 92/17 92/17 107/4 107/9 whole [7] 29/21 46/23 51/14 60/20 68/8 73/19 91/21 whom [2] 37/9 71/2 why [13] 29/15 35/24 38/11 45/3 51/13 66/5 66/13 79/13 95/25 96/5 101/16 WIC [1] 50/16 wide [2] 52/2 59/8 widely [1] 30/19 widening [1] 96/18 wife [3] 71/20 90/2 90/7 Wilfred [3] 17/14 17/16 96/21 Wilfred-Dowdell [1] 96/21 will [62] Windsor [1] 40/3 wintertime [1] 77/1 Wisconsin [1] 57/13 wish [1] 68/9 wishes [1] 36/16 with the [8] 37/22 52/7 56/3 60/21 66/25 74/22 86/25 107/21 within [9] 18/9 21/6 45/16 64/8 64/11 81/5 81/9 90/12 100/9 within the [2] 81/5 100/9 without [3] 22/6 34/3 45/3 Wolfe [6] 29/7 29/10 97/16 97/24 98/4 103/11 Wolfe's [2] 28/17 29/9 won't [3] 13/24 88/6 106/17 wonderful [2] 78/21 92/3 wonderfully [1] 92/5 word [1] 84/20 work [20] 41/21 42/2 48/3 48/9 67/1 69/3 74/14 75/12 75/19 75/20 75/22 75/23 76/10 76/10 77/17 82/11 86/2 86/3 107/16 112/6 worked [8] 37/6 37/9 48/10 80/22 90/3 91/19 91/21 91/24 worker [2] 65/5 68/23 workers [12] 41/24 42/2 42/10 42/14 56/5 61/18 64/17 65/9 69/1 69/9 74/2 95/7 workers' [1] 73/24 working [10] 47/8 61/19 64/24 65/9 65/10 69/2 76/7 85/24 90/19 92/4 works [2] 41/18 50/17 world [5] 47/17 54/7 79/13 82/23 85/2 worried [1] 106/7 worries [1] 52/17 worry [1] 92/21 worst [4] 34/22 34/24 35/10 56/2 worst-case [3] 34/22 34/24 35/10 worthy [1] 108/5 would [83] wouldn't [3] 75/24 76/7 90/18 wow [1] 87/7 Wright [2] 70/18 93/2 writing [1] 107/18 written [2] 43/17 108/22 wrong [4] 41/5 74/10 74/13 92/20 wrote [1] 71/15 yard [1] 44/21 Yeah [12] 23/23 24/25 33/13 33/19 36/8 42/22 89/12 102/6 104/15 107/24 108/21 112/10 year [15] 18/1 20/10 40/10 48/10 51/14 54/24 62/14 62/19 62/21 65/6 65/12 68/24 69/7 86/21 88/25 year-long [1] 48/10 years [24] 40/4 46/4 47/4 49/3 52/19 57/9 58/23 59/14 60/19 76/7 76/19 78/16 80/16 80/25 83/8 83/19 85/5 85/25 86/13 91/18 91/20 91/20 91/24 92/2 Yes [12] 27/10 28/5 28/19 31/18 31/22 60/15 62/2 81/20 83/11 83/11 99/19 100/18 yet [1] 61/7 yielding [1] 72/8 you [244] you'd [1] 98/2 you'll [4] 46/1 50/2 51/8 63/18 you're [21] 31/16 33/4 40/1 43/15 45/20 56/12 58/13 58/19 60/25 62/1 74/7 74/11 74/12 74/16 75/5 84/5 84/25 85/21 91/14 95/16 99/17 you're the [2] 43/15 99/17 you've [7] 40/1 43/19 62/8 73/22 85/16 87/10 87/23 your [40] yourself [2] 74/8 74/18 yourselves [2] 49/25 74/21 z