2010/04/22 Planning Commission MinutesROHNERT PARK PLANNING COMMISSION
MINUTES
THU RSDAY, April 22, 2O1 O
The Planning Commission of the City of Rohnert Park met this date in a regular session commencing at 7:00
p.m. in the City Hall Council Chambers, 130 Avram Avenue, with Chairperson Borba presiding.
Call To Order
Roll Call
Declaration of
Abstention
Acknowledgement of
PublÍc Noticing
Unscheduled
Public Appearances
Approval of MÍnutes
SÍte Plan and
Architectural
Review/El RlSi gn Review
PL2009-0025RlElR
PL201o-0085R
Säell
MacPhearsonlPACLAND
Mattersfrom
Commissione¡s
Matters from Planning
Staff
Chairperson Borba called the meeting of the regular session to order at
approximately 7:00 p.m. with Chairperson Borba leading the pledge.
Present (4) Commissioners: Chairperson Borba, Commissioner Armstrong,
Commissioner Ahanotu Commissioner Nilson were present. Commissioner
Nordin was excused.
Development Services Director, Darrin Jenkins, Planning and Building Manager,
Marilyn Ponton and Recording Clerk Suzie Azevedo were present.
Cathy Spence Wells, Contract Planner, Eileen Shaw, Contract Plannerwere
present.
Chairperson Borba acknowledged the posting of the Agenda of this meeting in
three (3) public places, per the requirements of the Brown Act.
Upon motion by Commissioner Armstrong, seconded by Commissioner Nilson,
the minutes of the April 8, 2010 meeting were approved as presented with a 3-0
vote with Commissioner Ahanotu abstaining.
See attached submittal by Megan Alvarez, RPR, CSR 12470 for complete
transcript of the Public Hearing for the Walmart Expansion project.
Planning Commission Minutes
There being no further business, Chairperson Borba adjoumed the meeting at
1l:15 p.m.
CIlY OF ROHNÞRT PÀRK
PLÀNNING COMMISSTON
___o0o___
PUBLIC HEÀRING
RE pL2009-0025R/ErR-pL20t0-008SR
4625 REDWOOO DRIVE
COMMENT SESSION FOR
CERTIFICÀTION OF F¡NÀL ENVIRONMENTÀL IMPÀCÎ REPORÎ;
SIlE PLÀN ÀND ÀRCIIITECTURÀL REVIÊI{ ÀND SIGN PROGRAM
Clty of Rohnerl Park
130 Àvran Àvenue
Rohnert Park, California 9492A
REPORTaD BY: HEGÀN F. ÀLVÀREZ, RPR
Certified Short.hand Reporte!
License No. 124?0
I
t
3
4
5
6
7
8
9
10
11
t2
13
14
15
16
l1
18
19
20
2L
22
24
25
1
2
4
5
6
1
I
9
10
11
t2
13
14
16
1?
18
19
20
21
)t
23
24
25
LEONÀRD REPOR?ING SERVICES, INC.(415) 312-9040
ÀTTÀCHMENTS
City of Rohnert Park Plan¡ing Connission Àgenda,
pages
two
ÀPPEÀRÀNCES
Chairpersqn John Borba
PlanninE Connissioner M¡rk Nilson
Pla¡ning Connissioner Àny Àhanotu
PlanninE Connis€ioner Dôvid Àrnst.rong
Planning É auiLdÍn9 Manager Maril,yn Ponton
Director of Developnent Services Darrin Jenkins
Connunity Developnent Àsslstant Suzie Àzevedo
Àssisbant City Àttorney Janes Àtencio
Eileen Shaç, Contract Planner
Cachy Spence-Wel1s, Contract Planner
Grant Gruber, Michael Brandhan Associates
Ray Kennedy. Bay Àrea Economics
Zack Matley, vJ-Trans
ShelI MacPhearson. PÀCLÀND
Mlrian Montesinos. Sheppard, Mul¡.in, Richter ú Hånpton
Àngie Stoner, f{alnart Public Àffairs Manager
Mlke Saìnon, PerkoHitz and Ruth Àrchit.ects
LEONÀRD REPORTING SERVTCES, INC. (415) 312-9040
1
2
4
'l
I
9
10
11
12
13
14
15
16
t1
18
t9
20
2t
22
23
24
25
1
2
3
4
5
6
1
9
10
11
13
t4
15
16
1'l
1B
19
20
2l
22
23
24
ÀPRIL 22, 2010 - ÎHURSDÀY ?:0? P.M.
PROCEEDINGS
--o0o--
CHÀIRPERSON JOHN BORBÀ: Àgenda iten 8.1.
thls is a pubÌic hearj.ng natter for
consideration of lhe application for the expansion and
alteration of lhe existing Walnart store, certification
of final environnentaì lmpact report, site plan.
architectural review and slgn progran. Ànd the propergy
is at 1625 Redwood Drive, and this iE a public hearing
iten.
So, first, we have a staff report on this.
MÀRILYN PONTON: Thank you, Comnissioner
Borba. cood evening, Conmissioners. My name is Marilyn
Ponto¡. I am Planning ú Bui¡ding Manager.
This evening, before we start off, I'd like to
introduce some of the staff nenbers presenl this
evening. Director of Developmenl Services, Darrin
Jenkins; Àssistant City Àttorney, Janes Àtencio;
Ms. Eileen Shaw. planner; Ms. Susan ^zevedo. Connunity
Developnent. Àssistant; Lieulenant Jcff layIoil Mr. Àrt
Sweeney of the Departnent of PubIic Safety.
^nd forgj.ve
ne if I don't see ot,hers here in the audience.
ÀdditionaÌIy, our consul.tants working Hj,th us
tonighc. project EIR, Mr. Grant Gruber fron Michae.l
4LEONÀRD REPORTING SERVICES, ¡NC. (4 15) 312-9040 LEONÀRD REPORÎING SERVICES. INC. f415) 312-9040
1
2
3
4
6
1
10
11
12
13
14
16
l7
18
t9
20
27
22
24
25
1
2
3
4
5
6
1
I
9
10
11
L2
13
14
15
16
18
19
20
27
22
23
24
25
Brandnani Ray Kennedy fron Bay Àrea Econonicsì Zacy,
Matìey from !¡-Trans; and Cathy Spence-Well,s,
Àdditionally, I'd ìike to introduce, Megan
Àlvarez, who HÍll be our transcriber this evening.
This evening. we come before the connission
with request f,or expansion of the Walnart project. The
entitlenents would incìude the certification of the
environmental inpact report, the sj.te plan and
architectural review, and the naster sign progran.
Before I turn it over, I'd ìike to just go
over briefly what our process will be lhis evening. l¡e
will begin Hit.h the staff report. Ànd after the
presentation. our staff and consultanls wil.l be
availabl,e for any questions the connission may have.
We will alôo invite the applicant to nake a
presentation of their applicatlon.
Àfler any questions and conmenls by lhe
commisslon, Chalrnan Borba Hill then open the public
hearing for conments and direct the renainder of the
meeting.
ÀddttlonalLy, I'd like to turn the attention
to the dais. connissioners, that we have included copies
of the PowerPoint present.ation fron staff presentatj,on,
ônd also fron the applicant.
Àddittonally, we have received caIls, .Ietters
LEONÀRD REPORTING SERVICBS, INC. (415) 312-9040
1
2
3
4
5
6
1
I
9
10
11
12
13
74
15
16
t7
18
19
20
27
22
23
24
25
I
2
3
I
5
6
7
8
9
10
11
t2
13
14
15
16
18
19
20
21
?-2
23
24
25
LEONÀRD REPORÎING SERVICES, INC (41s) 312-9040
and additional e-nails since the publicati"on of your
packels, so we have incLuded lhose up through today of
what we have received, on the dais.
Àt this time, Ird like to turn over the
presentation lo Eileen and ask her to present the staff
report and !econnendations.
EILEEN SHÀA: Thank you, Marilyn.
Good evening, Chairnatr Borba and members of
the cohmission. Our presentation tonighl is incended to
focus on the key points of infornation that's contained
in your staff packets.
In the staff report, we want to nôke sure that
we provide an infornalive and a focused presentâbion of
this f,¡alnart expansion proposa.l. But. we also recognize
there wil,l be any questions and connenls on the project
tonight. So we're fully prepared lo provide additional
lnfornation clarification for you, as well after the
presentation, ôs well as during the pubLic comment
period.
Just by uay of background. to begin, here's an
overview of ghe project.
the Walnart store and lhe parking area sits on
alnost 13 acres and faces Redwood Drive.
The slore currenLì.y has 131,532 square feet of
floor areâ and the proposed expansion would increase the
6
building space by 35,256 square feet.
Here's an aerial map that shows the storers
location.
It's bounded by Redwood Àvenue here on the
east, and Dowdell on the Hest. Ànd chen there's a
driveway aLong the north end of the store lhat connects
Redwood Drive with Dowdelì..
Ànd on the other side i€ Driven Raceway, here,
Beyond that 1s Millbrae.
Ìfone DepoL is localed across a shared driveway
on the south slde of the store.
Ànd here's a view of the store entrance as it
looks today.
Herers a vieu gf the expansion area on the
south ênd 0f the store adjacenc lo Lhe driveway -- I'n
sorry -- th¿t -- that separates l'ùaI¡narc and tlone Depot.
This is where the buildinq expan€ion and the addicional
parking is going to occur.
JusÈ to provide a IiCtle background, the
existing l.lal.nart store was apprqved by t.he Cily in 1991
for up to 132,000 square feet of retail space and
constructed i.n the early '90s. ln 2004. the CiCy
approved an expansion to the Garden Center enclosing an
additional 1909 square feet of lot areð.
The total square footage of the building,
incìuding the outdoor carden Cenler, is presently
131,532 square feet. The store noç includes space for
general. retail nerchandise. Iinited food sales, food
sales support, including beer and uine, McDonald's, a
stock room, an enlrance area containing carl storage and
the Garden Center.
The proposed project consists of an expansion
and al.teration of the existing 9¡alnart store. The major
portion of the project Hould be an expansion of tha
building on the south end, which would include the
additioD of neo grocery sales area to include alI types
of full range of groceries, all. types of aLcohoì.ic
beverages. addilional s!ock roon space as welL as the
grocery loading dock. But the store would also be
configured ho include vision Center, a pharmacy and a
photo lab,
The store woul.d continue Hith j,t.s outdoor
seasonôl sales in the parking ìot. upon approval of a
tenporary lease permit by the City, every season. The
store hours would be expanded fron the current ?:00 a.m.
to 11:00 p.n. schedule to a fulì.24 hours.
Ànd lhe project is expected to generat.e B5 new
jobs.
Now, this table shows a size conparison of the
existj.ng store wiCh the proposed one, The overall siz-e
ILEONÀRD REPORTING SERVICES, INC (415) 312-9040 LEONÀRD REPORTING SERvICES, INC. (415) 312-90,i0
1
2
3
4
5
7
9
10
lt
12
13
14
15
t6
l't
18
19
20
2I
,a
23
24
25
of the Walhart sEore would increase by about 27 percent.
Àpproximately two-thirds of the entire
buil.ding úould be devoted Co general nerchandise, retail
sales, incìuding the pharnacy as çompared go ?4 percent
of the buil.ding presenlly. The grocery and food sales
supporL would comprise about quarter of the floor area,
and the renainder wouìd consist of various service uses,
sCock areas. reslroons, cart storage and Garden Center.
Ànd here's a graphic showi¡g the preìininary
site pl.an, an enlarged nôp is included as ExhibÍt 2 in
your binders.
Ànd an enlargenent is also available for
public viewing up on an easeL along the waì,1. there.
Just lo orient everyone, since itts a bit hard
to read fron a distance, I'd like to point out sone of
lhe keY asPects of the pIan,
That this j.s Redwood Drive, with an access
point lnto lhe site up here aìong t.hat drlve. and then
down on the south area.
this is Dowdelì, uith an acqess up here at the
north end, and then down here at the llone Depot, the
shared drive uith Hone Depot,
À ¡ew lruck loading well. for grocery
deliveries would be installed in the south expansion
area.
LEONÀRD REPORTING SERVICES, INC, (415) 312-9040
front offices. Ànd then 5 percent is devotêd to food
sales supporl.
Àgain, cold storage and the food prep, fresh
food prep area. and lhen the 7 percen! renaining over
here uould be ¡he carden Center.
The store elevations wouLd be upgraded as part
of the store expansj.on. Design features would reflect.
the nissj.on styìe desj.gn thene, including use of ¡iìed
roof and arcade, new coloDnades, archways, treìIises,
colunns and cornices.
the building colo16 would be a conbination of
white and dark earLh tones, ând Lhe accent blue tlles
embedded in the cornices, and I'lI have sone pictures in
just a ninut.e, but I want to nake sure I get aIl the
details here. Matching that the LED bollard pathway
lights NiIl extend -- would replôce the red bolLards
that are there noH. New blue paÈhway l¡ght.j,nq that wilL
extend all the way in front of the store.
À black wroughl iron fence wil,I replace the
current chain link fence arou¡d the exterior of the
garbage cenCer. À¡d outdoor space would be covered with
vlnyì coated nesh and shade cl.oth.
À free-standing deçoralive nasonry wall will
provide some a!chitectural interest in the northeast end
of lhe building by the Gôrden Center, incorporatinq
Ànd I'11 go into more detail of the truck
movenent6 in and out of the sj.te in just a feu minutes,
the modified garbage cenler would add about 1400 square
feet.
5,815 square feet wou.Id be added up here for
additional qeneral nerchðndj.se sales.
Ànd approxinaLely 650 square feet over here
would be availabLe -- added for restroons and vestibuìe.
But the bulk of the expansion is down here.
This is 2?,390 square feet that Hiìl be added for
grocery saLe6 and food sales support, including cold
storage and fresh food preparation.
The departnent plan graphLc €hows the
alìocation of floor space to the various uses,
Àgain, it's -- just to 9et you acquainted wich
how the store is going to be reconfigured, since i.È's
not just che addition of the grocery area but there âre
realLy sone changes, jusl to get an idea of the size,
61 percent here, is tightes¿ color, Ls going t.o be
genera¡ nerchandise area including t.he pharmacy.
1{ percent¿ this yelì.oHish area. ui¡1. be t.he
food saìes. I percent is set aside up here for stock
loon and receiving. 4 percent of floor space is for an
anci.¡.lary area for restroons. Ànd the McDonald's, the
Vision Center, the photo Lab, custoner service and sone
LEONÀRD REPORTING SERVICES, INC (4 t5) 312-9040
1
)
3
4
5
6
7
B
9
10
11
12
13
14
15
16
1?
18
19
20
21
2.2
23
24
25
1
a
3
4
5
6
-ì
B
9
10
11
72
13
14
15
16
t1
1B
19
20
2l
22
23
24
25
1
3
4
5
6
'l
9
10
11
12
13
14
15
16
1?
18
19
20
22
24
25
large flower pots and ornanenlal trees.
These are the butl.ding elevatj.oDs and the
enlarged versions are included as Exhj.bit 3 in your
bindels. Àgaln. we also have then -- I think it's up
here. Itrs one of the exhibits. You should have the
exhibic availabl,e on the easel. for viewing by the
public,
The roof ì.ine, here, would -- would range from
25 feet, 4 inches up to 3,t feet. above grade, Ànd much
of that reaLly in the 30 feet and higher would be nore
for architectural interest,
Àlso slarting here at t.he south end, which j.s
the -- aIong lhe front of the store here, there,s a
capped nasonry ha.ì.f wall that wouìd hoLd that -- behind
whi.ch the carts would be 6tored. Ànd along here is the
cornice with the enbedded tiles would be aIong thi.s area
here.
Àì.ong the pedestrian walkway, and you can see
it more j.n your blown-up versions, but there's a trel¡is
here that's supported by nasonry columns. It
incgrporales vine plantings for shade cover âlong with
ornanental trees and flower pots. The trellised waìkçay
connecCs to a tiÌed roof. or paved, providing â covered
area for seating adjacent to the entrance of the store.
this trellis and covered arcade thene
LEONÀRD REPORTING SERVICES, INC. (415) 312-9040 LEONÀRD REPORTTNG SERVICES, INC (415) 312-9040
I
2
3
4
6
'l
I
9
10
11
12
13
74
15
16
1?
18
19
20
2r
22
23
25
1
2
3
4
5
6
1
9
10
11
72
13
14
15
16
l7
18
19
20
27
))
23
continues nort.h of t.he store all lhe way up to the
Garden ce¡le¡. Ànd then here's the 1?-foot high
free-standing nasonry wall and planter box is at the
north end which is agôin intended to provide sone
architecturaL interest, ând visual relief aìong the
length of the wire iron fencing.
the west elevation doen, the second one doun,
alang the north south truck drive aisl.e here is in -- is
nasonry and stucco wall. l.¡e have Èhe Garden cente! ove!
here, and then it extends down nasonry and stucco wit.h
sone nev delivery doors or small lruck deliveries there,
Ànd Chi.s -- there's signage here on che wesl
side that it would not be ilìuninated, unlike the front
of the store which would have illuhj.nated signage. The
south elevation shows a half wall to screen lhe shopping
carts fron vi.ew here. and is illuninaled with decorative
eall mounted down-shielded lights.
Ànd lhen on the norih end, werve got again the
free-standing 1?-foot walì and the wire iron fence that
extends the entj.re length of the north side to enclose
the Gârden Center.
The next four slides ¿re just conceÞt.uål views
that give you a ìi.ttIe better close up, theyrre also
included in Exhibit,l.in your bl.inder, but it just gives
you a littì.e bit belCer idea of the feel of the
LEONÀRD REPORTING SERVICES, INC.(415) 312-9040
1
2
4
6
1
9
10
12
13
1¿t
15
15
11
18
19
20
2L
22
23
24
25
1
2
3
4
5
6
7
8
9
10
11
L2
74
16
17
18
19
20
2t
22
23
24
25
LEONÀRD REPORTING SERVICES, INC. (415} 312-9040
architecture since we are here for site pLan and
archilectural revieo. it's inportant that you geL a
feeling of what the architecture is actually going to
Look I ike.
there ! I another perspective. There's anolher.
À¡d another.
All the existiDg wall signage would bê renoved
fron ¿he building. Ànd new signage would be installed.
The new signage would be âpproximalcly 23
square feet less than uhat¡s on the buiì.ding now.
There would be lwo €igns on the new scorefront
as conpared with six signs that are there now.
The sign progran is required as part of --
because of this neç -- this new project in -- and the
shopping center with four or noÌe tenants. there's only
one that requires that applicanc subnit a sign progran
for approvô1. So thal's one of lhe approvals that the
appllcanl is seeking from you tonight.
The applicant, Ín accordance wit.h the zoning
ordinance, provided a site plan showing lhe exisling and
proposed signage. À9ain, this is Exhj.bit. 5 in your
packel.
the dinensions and the location of the si9ns,
the j.Llunination, the colors and the building permit
phase, the appìj.cant will provide a construction pernit
14
applicalion lhat wil,I provide the nore lechnical aspects
of how itrs goi¡g to be mounted a¡d will have lo neet.
all those lequlrements before the City wLLl aclually
sign off on lhe signage.
Tonight, j.l's just nore of a conceptual view
and naking sure that the signage -- that conpl,ies with
the sign progran requirenents.
Findings were nade, as yourll see in the
resolution at the end of the presentatio¡, that the
appl.ication is in compliance with the Clty's
requirenents for sign progran,
this is the sig¡age, the signage exhtbit.
it's, again, Exhibit 5.
Àlso. ths -- it shows thaL the sign progran is
in subst¿ntial conpliance with the terms of its internal
iìlunination, the sign location, and that there are
three or Ì.ess of any conbinat.ion of al.Iowed signs, so
there's only two signs. They're allowed up to three.
theyrre allowed one sign on any of the
secondary stleet frontages which they do have that one
sign on DoHdell. bub it won't be iÌluninated. Ànd then
the resl, the sign naintenance. construcCion and design
specs will be required as part of, the construction
permit approval.
Moving on to circulation and parking, access
to the site would renain the sane as it is now.
À fuII unsignal.ized poinl, and a r.ight. in and
right out poi¡l on Redwood Dri.ve, and two unsignaìiu.ed
full access points on Doedelì..
No changes are proposed to the current truck
delivery route, which I uiìl shoH in nore detail in just
a ninute, The slore expansion Hould reconfigure the
parking area to provide sLalls al the souLh end of lhe
expansion area.
À totaì of ?85 parking spaces çill be -- would
be provided exceeding the city's requirement of 556
parki¡g spaces for a gtore of this size.
Bike racks wich the capacity to ho.Id 39
bicycles would be instalì.ed near Lhe front entr¿nce of
the store which also neets the City's requirenents.
The truck delivery rouce is provided as
Exhibil 6 in your binders and it¡s al€o shawn on --
nounted on che easel there against the wall if anyone
Hants to take a took at il.
Let he just 90 through lhis a little bit so
you can see where the truck -- you k¡ow, whal the truck
route will be.
Fron Redwood Drive, t.rucks nay enter the
unsignalized access drive here that connects Redwood t.o
Dowdell. or they may continue up along Miìlbrae, and
16
LEONÀRD REPORTfNG SBRVICES, INC. (415) 312-9040 LEONÀRD REPORTING SSRVICES, INC. (415) 312-90{O
1
2
J
4
5
6
'7
9
10
11
t2
13
L4
15
16
!'l
18
19
?0
2t
at
23
24
25
then cone south atr Dowdell and enler either the norLh
end Loading area or cone doHn t,o the southern drive and
go into the south area -- south loading area,
Ànd internal. drive ai,sl,e right here wi¡.1 also
a¡low trucks to cone in, and then go to the back end of
the store and there are again snall doors, snall areas
for snaìte! vendo! Cruck deliveries itr here, It doesn't
connecl all the Hay down to the soulh end, but it does
alLow service rÍght in Ehere along lhe back side of the
storê.
Generaì nerchandise wilL be deLÍvered up here
and continue lo occur at the tuo existing below grade
bay, ì.oading bays at lhe north end. and then grocery
deliveries would be made at the two new belou grade
Ioading bays on the south side of the expansion area.
the driveway is restricted for lrucks to access !his new
truck delivery area onIy.
l.,al.nart trucks will not be pernitted Lo pass
through here to go on out to Redwood Drive. wal.marÈ
wilì. be posting signage to direct the truck traffic back
onto Dowdell norlh.
I jusf wanted to laìk a IittIe blt about the
ÀDÀ, Anerican Disability Àccess, and pedestrj.an access,
because there currently is none. Ànd that is on the
north si.de of Lhe slore.
LEONÀRD RDPORTING SERVICES, INC. (415} 312-9040
Therers no -- currently no narked disable
access or pedestrian crossing fron ?¡a.l.mart to Millbrae
or to Redwood Drive. Here's a graphic showinq the
proposed inprovenents to enabLe safe crossing of the
j.nter¡a1 driveway here out to lhe street.
À marked ÀDÀ accessible walkway will extend
fron the sideuaLk just outside the garbage center here,
along a Halkway by setting thj.s parkj,ng area fo! conpact
cars Èo a paved pedestrian area. Then ð narked
crosswaìk will aIl.ou for ÀDÀ and the pedestrian crossing
of the driveway that connects RedHood lo Dowdell.
These folks will be abìe to úal,k safely along
either side of the drj,veway doun to the street.
Àll of the existj.nq lighting on the site wiLì
be replaced with new energy efficienl light fixtures
that will meet the required lj.ght levels in accordance
uith the Municipal Code.
The same low profil,e flatlands, high
efficiency LighÈing and light standards would be
installed in the expanded parking area to the south of
the store,
The lights would be fj.tted with cutoff shields
along the site perineter Lo avoid any ìight spiì1age
beyond the property boundaries.
closed-circuit cameras with high resolution
LEONÀRD REPORÎING StsRVICES, INC (415) 312-9040
beginning on Àugust 25t.h. 2009.
Ànd then after the close of the public comment
periad, a final EIR uas prepa!ed to include responses Lo
pubìic aid and agency comnents, and any chanqes to the
draft EIR as a resuìt of those responses to conmenÈs, an
erraLa, which nakes any correcLions to the draft EfR,
and a niCigation nonitoring and reporting program,
The errata sheet consists basically of three
things. First, the -- it clarifies lhe parking issue to
dislinguish belween vehicìe parking spaces, and then
those parking spaces thal are sel aside reserved fqr
cart corrals and the Cit.y¡s off-street parki.ng
requiremen¡s.
The errata corrects the total nunber of
bicycte parki.ng spaces to be provided. It nou states 38
instead of 32, thaL wås original¡.y stated.
And there's a correction to note that the
existj.ng store seì.ls beer and wj,ne, and lhat alcohol
sales are pernilted by rj.ghl, in accordance with t.he
City's Muniqipâ1. Code. But none of lhese changes
required recirculatio¡ of the ErR. Ànd the detailed
errata sheers are included as Àttachnent. E of your staff
report.
The environnental issue areas exanined in the
draft EIR were esthetics, Iight and gLare, air quality'
1
2
3
4
6
7
I
9
10
11
t2
13
14
15
16
L't
18
20
2l
22
23
24
25
1
3
4
6
1
B
9
10
11
t2
13
14
16
17
18
19
20
27
aa
24
25
I
2
3
4
5
6
1
8
9
¡0
11
12
13
14
15
16
17
18
19
20
2T
22
23
25
recording capabilicies would be inslalled.
cameras uoul,d requj.re approval by the Departnent of
Public Safely pri.or to installation.
Àlcohol sales will be prohibited between
2:00 a.n. and 6:00 a.n. in ascordance oith stat.e Iaw.
No aÌcohol consunption would be ðllowed on the
9Jalnart site. And parking lot security would be
provi.ded by Í¡alnart employees and Nould be periodicaììy
evaluated for effectlveness.
Now, the proposed project was analyzed for
consislency with t.he CÍtyrs general pl.an and found to be
consistent wj.th the plan as outlined on pages I through
12 of your €taff report.
Issues requiring conpliance wj.th any of lhe
city codes atrd developnent standards have been fuIly
addressed in the conditions of approval.
whi,ch is a¡ actachnent lo -- if the site plan
and ôrchitectural revj.ew is approved, there a!e a list
of conditions of approval, which I'lI jusl address
briefly at the end.
Now, just shiflinq to lhe envj.ronnental impact
report that Has prepâred for the 9¡aInðrt expansion. the
notice of preparation of an EIR was issued on May 4th,
2009.
The craft EIR was circuLated for ¿5 days
19
LEONÀRD REPORTING SERVICES, INC.(415) 312-9040 LEONÀRD REPORlING SERVICES, INC. (415) 312-9040
bioloqical resources, geology, soils and €eisnicity,
hazards and hazardous naLerials, hydrology and uat.èr
quaLity, .!and use, noise, pubÌic services and ut.ilities,
Èransportation and urban decay.
Ànd che EIR concìuded that alI polentlal
inpacts coul,d be reduced to less than significant wj.th
!he exception of the folloHing four, which would renaj.n
significant and unavoidable even with nitigation.
The first is the baseline, plus project
inÈersection operalion. Let ne jusE say before I go
through ghese, ue do have a !raffic -- our craffic
consultant here' who later -- if you need nore
expìa¡a¡ion or want nore detail tha¡ he'lI be happy to
guide us through that,
But the baseline of projec! lntersecti,on
operations would be unacceptable aC túo Iocations, at
Stony Point Road in Millbrae and Stony Poinl Road in
9{ilfred Àvenue. ÀIso future -- the future conditions
pìus the projected interseccion operations would be
unacceptable at four Locatlons,
Slony Point Road, MÍllbrae Àvenue' Stony Poln¿
l{il.fred, f,lilfred Àvenue in Redwood Drive and
Àvenue at the U.S. 101 south ranps.
Now, there would also be segnents of Highway
would operate at unacceptabLe Ievels during the
Road in
ÍJi.ì fred
101 rhat
I
2
3
4
5
6
1
I
9
10
1l
12
t3
74
l5
16
18
19
20
22
23
24
25
1
3
4
6
't
8
9
t0
11
t3
L4
15
16
1?
18
20
21
tt
23
24
I
2
J
4
6
1
I
10
11
t2
13
11
15
17
18
19
20
2t
22
)1
24
25
LEONARD R¡;PORÎING SERVICES, INC.(415) 312-9040
1
2
3
4
6
7
8
9
10
II
12
13
t4
l5
16
1?
1B
19
20
2t
22
24
25
LEONÀRD R¡:PORTING SERV¡CES, rNC. (1 15) 312-9040
baseìine, whiqh is the current plus project and the
fuLure conditions plus project condilions.
Ànd also turning novehent. queues would exceed
avaiLable storage capacity eastbound on wilfred al the
101 south ranp. I'tilfred,/Redwood Þrive interseccion,
norLhbound left-turn Iane at Connerce Boufevard at
llighway 101, at lhe north ramps.
The staff -- as the staff report points ouc,
on pages 29 and 30, lhe EIR shows tha! these impacts,
a¡.I of Lhese inpacts, woul.d be consj.dered significant
eveD without the walnart project.
so it definitely is significanl and
unavoidable, but it was conctuded ¿hat those conditions
in the future wj.ll be che sane, wj,ìL also be significant
without Walnart.
Nou, as a result of these significant and
unavoidable inpacls that we jusl ilent through, the
plannlng connission is being asked to approve a
s!åtement of override and considerat.lons, that is
included as an exhibi.t. on to the draft resolutions
certifying the EIR.
the adoplion of a statenent of overriding
conside!ations is necessary because the EIR indicates
t.hat Lhe project taken together with the nj.tigation,
proposed mitigations would result j.n four
22
ènvironnental -- excuse me, would resuìt in -- or I'n
sorry. wrong slide.
that taken togelher çit.h Lhe proposed
nitigation measures would result in four environnenlal
inpacts that would renain signlficant and unavoidabìe.
So as a consequence, the connission nust baìance the
eçonomic, legal, social and other benefits of the
project aEainst these unavoidable environnental lnpacts
to deternine whet.her or not to approve che project.
Ànd j.f the specific econonic. legal, social. or
other benefits of the project outweigh the adverse
environnental impacts, these inpacts nay be considered
acceptable.
So the city acLorney is aì,so here avaiìabÌe to
explain i.n any more detail before you Lake action on
rhat.
Às part of lhe final EIR, a nÍligation
monLtoring and reporling progran was prepared. The
plogran identifies all the inpacls in the EIR.
The required -- all ehe required niligation
measures' lhe parties that are responsible for
inpìehenting each of the nitigation neasu!es.
The lining of the mitigallon and the cr.!leria
for determining whether or not the nitigation neasures
were effective.
23
The applj.cant's conpliance with thj.s
mitigati.on nonigoring and reporting progran is condition
nunber one in lhe lisl of conditions of approval.
So this concludes the presentation,
The staff is now reconnending, having gone
through all of the criteria that needed to be met for a
slte plan and alchitec!uraì. review and for the sign
progran reconnending thac the plånnlng comnission adopt
the resoLution number 2010-06 certi,fying the final E¡R
along with the st.atenent of overriding consideralions.
Àdopl resolution nunber 2010-07 approvj.ng the
site plan and architectural revieu. includi.nq ¿he
conditions of approval..
Ànd let ne just sây !herers ?2 condit.ions of
approval. that yourl.l see as attôchnen! B. Ànd they
cover the categories of êrchitecturaì design, public art
fees, parking, circulations, signage and lighting,
parks. trees and lôndscaping, screening of the
nechanical equipnent, trash enclosures, recycling,
property naintenance, building, grading and drainage,
construction operations and public safety.
Ànd they have been posted on the ci¿y's
website for the Last week.
Ànd, finåIly, staff reconnends that the
commission adopt resoìution 2010-08 approving the sj.gn
24
LEONARD REPORTING SERVICBS, INC. (415) 312-9040 LEONÀRD REPORTING SERVICES, INC. (415) 312-9040
prog ran.
so I wilì. now luln it back lo Marilyn and
conmissioner chairnan Borba. f{erre ready to t¿ke
questio¡s.
cllÀIRPERSON JoHN BoRBÀ: Great. thank you.
Ms. Ponton?
MÀRILYN PONTON: Thank you, Chalrnan Borba.
I'll turn Lhe neetlng over to ygu.
cl'lÀIRPERSON JOIN BoRBÀ: Àny queslions of
stðff fron the comnissioners, Mr. Àrnstrong?
COMMISSIONBR ÀRMSTRONG: Not ar this tihe.
CHAIRPERSON JOBN BORBÀ: MT. Àha¡otU?
coMMISSIONER À8ÀNOTU¡ Not at this tine.
CHÀIRPERSON JOHN BORAÀ: Mr. Nilson?
coMMISSIONER NILSON: Not al this time.
CHÀIRPERSON JOI¡N BORBÀ: you knoH, I was
curious about one thing here.
In your report, you nentioned, I lhink, Lu-?,
the general plan goal.
ÉILEEN SltÀfi: In the general pìan con€istency?
CllÀIRPERSON .'OHN BOREÀ: Yes.
¡ILESN StlÀW: OkaY.
LU --
ctlÀ¡RPERSON JOHN aoRaÀr 't.
EILEEN SHÀf{: -- 7?
2S
I
2
3
4
5
6
't
I
9
10
11
t2
13
14
15
16
1?
18
19
20
2t
23
24
1
2
3
4
5
6
1
9
10
11
12
13
14
15
16
1?
18
19
20
21
22
,1
24
25
CHÀIRPERSON JOHN BORBÀ¡ Yes.
DILEAN SllÀw: Yes.
CHAIRPERSON JOfiN BORBÀ: Is the projecl
consistenC with the pÌanning goaL of LU-??
EILEEN SHÀÍl: Àctuaììy, we did the consistency
analysis and deternined that, yes, it was,
CtlÀIRPERSON JOXN BORBÀ¡ ?he LU-? favors
conmercial, retail, neighborhood users, building
neighbo!hoods. so in olher uords, puttinq faciÌities
thôt people need on ô daily basis closer to
treighborhoods. Ànd your analysis conc.luded that localed
over there, lhe food store would be consi€tent with
Lt¿-'12
EILEEN SHÀl.|: IrIl turn chis over to Grant.
CHÀIRPERSON JOIIN BOREÀ: I'n not trying to puL
you on the spot. I did read that you found it
consislenl. I, quite frankÌy, have quest:ons about
thâ1.
EILEEN SHÀw: Ànd I will turn it over to Grant
Gruber. The general plan consistency analysis was
reviewed by staff. It was conducted by the EIR
consultånts.
GRÀNT GRUBER: f{ell, first thing is úe bel.ieve
it is accessibl,e to the nearby residential areas, It
hay not be the traditional neighborhood connercial use,
LEONÀRD REPORTING SERVICES, INC. (4 15) 312-9040
in the last. general. plan wilh update, I think in 2000,
after lhe generaÌ plan Hent through many phases of
discussion with t.he conhunity. So that was post many of
these comnercial cenrers you're talking about in lown.
tle're lalking about a new addition, a new
facility being added on. A¡d so my concern, agaln, is
in your professional. opinion, you believe Lhôt it's
consistent wilh the general plan goal LU-??
GRÀNT GRUBER: In ny opj.nj.on, if you look at
the intent, which ls to maxini¿e accessibility, I
believe il is.
CHÀIRPERSON JOHN BORBÀ: thank you.
COMMISSIONER ÀHÀNOTU: Mr. Chairman' couìd I
follow up on that?
CIIÀIRPERSON JOHN BORBÀ: SUTE.
COMMISSIONER À8ÀNOTU: On page I of you!
bi.nder, I think the -- also expressed concern regarding
lhat. is6ue, and ny queslion lo slaff is, if any of the
grocery stores were to close due to lhe expansion, do
you still naintain tha¡ the project would neet. lhe
requirement that the city has set?
GRÀNT GRUSERT Since it. says new comnercial
uses, so an exisling store that cì.oses. I don'u think
was reaLly captured by that policy. Àgain, we're reaLLy
just focused on what 9Jalnart is doing, what t.hey're
T
2
3
4
5
6
'l
I
10
11
72
13
14
15
16
l?
18
19
20
22
23
LEONÀRD REPORTING SERVICES, INC.(415) 312-9040
1
4
6
7
8
9
10
11
t2
13
t4
15
16
1?
19
20
22
24
25
but in the context that itrs a çonmercial use and an
existing one in the City of Rohnert Park, we looked at
it. ln thôt context.
Ànd if you read the conmencary .language it
talks about things such as accessibility to pedestrians
and bj,cycles. He talked about the varlous aspects of
the proJect that are -- provided accessibility to
pedestrians and bicycles and also near the proposed
SMÀRT stå¿lon.
So that i{as sonethi,ng ùe t.hought that was
worth noting. Ànd itrs also convenient in the sense
that it would offer 24-hour operations, so it Hould
offer opportunilies to shop al tlnes that certain slores
ârenrt open. So we thought that that was also sonelhing
that denonstrated consistency wit.h the pollcy.
The ocher thi¡g I lhink that's worth noting is
that iE's curre¡lly in -- I believe. i.lrs a regional
conmerciål land use desti¡acion. Therers sone other
glocery stores in Rohnert Park tha! are also in that
Land use deslgnation,
so we thought that that should also be
considered in lhe context that 9¡alnart is t.o add a
grocery case, it should also be evaluated in the context
of those other stores that have existing grocery uses.
CHÀIRPERSON JOIIN BORBÀ: LU-? was impLemented
2'1
LEONÀRD REPORTING SERVICES, INC.(41s) 312-9040 LEONÀRD REPORTING SERVICES, INC. (415) 312-9040
proposing, nol so nuch the residuaì effects.
COMMISSIONER ÀHÀNOTU: I would like to address
the issue because that is the one of the points that --
that has been raised as a concern. Ànd if lhat was the
case. you ðre still saying thac it neets the City's
requirement?
Don'¡ you think thal this j.s a good policy to
took beyond what t{alnarl j.s doing currentìy?
CÀltlY SPENCE-WELLS: Irn noc sure ¡
understand, buc.if we're talking aboul policy
consistency with land use policy ? --
FEMÀLE SPEÀKERr We really can't hear you.
CÀTHY SPENCE-WELLS: ¡trs very specific in
terns of encouraging new neighborhood connercial. There
nay be other poLicies that tålk about, inpact.s, or what
have you, ånd to other facilities. But this is specific
about encouraging new facililies in neighborhood areas.
Irm not -- I understand what. you're saying, and lhat may
be the connission's inLerpretation of the -- of thj.s
pol icy .
But, you know, there are no additional grocery
stores within a nile of this particular site. so it is
bringing some accessibllicy. So I think that's part of
the reason we fee¡ thaL itrs wilhin ¿he -- consistent
Hith lhis policy.
29
I
,
3
4
6
7
I
10
11
12
13
14
15
16
L'l
18
19
20
27
22
23
24
25
1
2
3
4
6
1
I
9
10
11
t2
13
t4
l5
16
l'l
19
20
2L
22
23
24
25
LEONÀRD REPORlING SERVICES, INC. (415) 312-9040
1
2
3
4
5
6
'¡
B
9
10
11
12
13
l4
15
16
18
19
2l
24
I
2
3
4
5
6
1
9
10
11
l2
13
14
15
16
l7
t8
19
20
27
)t
23
24
25
LEONÀRD REPORTING SERVICES, INC. (4I5) 3I2-9040
coMMISSIONER NILSON: connissioner, can I ask
a question on follow up?
cHÀIRPERSON JOHN BORBÀ: Yes.
COMMISSIONER NILSoN: so Hhen is the tine to
consider the results of the expanslon. if i.t isn't now?
GRÀNT GRUBER: Could you repeat lhe question?
COMMISSIONER NILSON: !¡hen is Lhe tine to
consider the inpacts of the project, if it isn't now?
GRÀNT GRUaER: In che context of the
consistency wi.th this policy HhÍch calks abou! neu
neighborhood çonnercial faeilit.ies, so we're t.alk¡ng
aboue how this proposed projecE would be consistent wj.th
j,t as a -- adding new grocery use at this slte.
The issue of what {ould happen at other sites
that are exisLing, and I would inlerpret EeaIly not
subject to this policy as existing uses, we really
regard that as klnd of out,side the issue of is this
project consistenc uith t.his policy.
MÀRIt,YN PoNToN¡ Through the Chair
connissioner Borba. Conmlssioner Nil.son, you asked about
when uould He consider other residual impacts.
If you'd Like to hear fron the consuLcant who
revieued residual inpacts and other inpacts to the
proposed requested entitlenents tonight, we could ask
then to answer that question,
30
CHÀIRPERSON JOIIN BORBÀ: I think that uould be
greðt when oa get to that. IniLially, ny questj,ons were
directed to the pLanning staff thatrs here tonight for
queslions about the report.
The nitigation issue j.s inportant. I see
it -- and I agree with Mr. NiÌson we need to see that.
Let's 9o back to -- Connissioner Àrnstrong, do
you have any questions?
MR. ÀRl.lSlRONG: No, not. realìy.
CH^¡RPERSON JOHN BORBÀ: Comnisçioner Àhanotu,
anything eLse?
COMMISSIoNER ÀHÀNOTU: No, I reserve ny
guestions.
CllÀIRPERSON JOHN BORBÀ: So really when you're
looking at this -- itrs Mr, Gruber?
GRÀNT GRURER: Yes.
FEMÀLB SPEÀKER: the peopLe really do need to
hear you. werre no! -- lhere's no -- we cantroc hear
you.
CHÀIRPERSON JOHN BORBÀ: On behalf of Rohnert
Park, I apotogize, This buiìdi¡g wôs buill brand new,
and I find it's extrenely difficult when you're in the
audience to hear, Perhaps we need to put the mic right
up in our nouth.
FEMÀLE SPEÀKER: Yes.
CIIÀIRPERSON JOHN ßORBÀ: f¡e'll do our bes! to
lry and get ourseìves to you,
Mr. Gruber, so, essentiðlly, you're naking a
distinction between Walnart. being a non neu cenler as
conpared to a new center that would be proposed today,
based upon LU-?. so you're saying LU-? doesn't apply
because it's not a neH center?
GRÀNT GRUBER: No, Irn sayj.ng thât in ehe
context of, evaluating this project, we evaluated it.
aga lns t LU-? . We --
FEMÀLE sPEÀKER: speak inlo the nicrophone.
GRÀNT GRUBER: We did no¡ look at other -- you
know. considered projects -- what it night do to orher
existing grocery sLores it night cohpele with, 9le
sinply considered was this project, the proposed
expansion, was that consistent Hit.h t.he pol.icy of LU-?.
CHÀIRPERSON JOHN ¡rORBÀ: 9¡hal percentage of
our populalion is wichin a mile of walmart. do you know?
GRÀNT GRUBER: Fron ny review of the aerial
photog!aphs, it's prinarily a comherciaì area, but there
is sohe residential area on the easl slde of 101 that is
within a nile of Waìnart. I can't give you any actual
figures, but there are some residentiaÌ uses within one
mile.
CHÀIRPERSON JOHN EORBÀ: Okay.
LEONÀRD REPORTING SERVICES, INC.(,115) 312-9040 LEONÀRD REPORTING SERVICES, INC. (415) 312-90{O
1
2
3
4
5
6
'l
8
9
10
11
72
13
14
15
16
\1
18
19
20
2l
22
23
24
25
Thank you. Moving on.
Ms. Ponton, you sald someone wil.l talk about
those j.ssues. who is j,t that you want to speak?
MÀRILYN PoNToN: Thank you, Chalrnan.
Mr, Kennedy of Bay Àrea Econonics assessed
sone of those residual j,ssues, If you'd Iike to hear
from Mr, Kennedy at this tine.
CIÀIRPERSoN JoHN BoRBÀr I uilì. I think our
canmission menbers wouLd, as welì. Mr. Kennedy. I would
urge you to get as close lo the nicrophone ae possible.
RÀY KENNEDY: Okay.
I'n not quite sure what -- could you
succinctly ask the ques¿ion you want. ne !o answer here?
CHÀIRPERSON JOHN BORBÀ: Sure. t{hy donit you
9a through, ânyone have questions, Conmissloner
Àrnstrong?
COMMISSIONER ARMSTRONG: It seens to me lhat
the preniere question is how this currenl expansionrs
going to affect the exlsllng groceries in the area,
essentially, is ehat werre asking,
RÀY KENNEDY: Ànd I chink if you look at
the -- our report in lhe EIR' and t.he EIR j.tself were
pretty clear about spelling thât out. Thal we feìt
there Has a great risk of closure for Pacific Market.
Ànd thal, you know, that. that wasnrt as likely for the
LEONÀRD REPORTING SERVICÞS, INC. (415) 312-9040
poputation growth. On lhe report, iE says lhat Rohnert
Park growth will be about ?00, 600 sonethlng net
addition to Rohnert Park.
Ilow would lhat lmpact che cl,osure?
RAY KENNEDY: I thlnk, you knoH, we really
looked at sort of, the overall trade area, and I lhink
t.hat sone of the answer i6 that, you know, the Mountain
Shadows Center is still -- stiIl, you knoH, the one
center lhaC's pretLy. you knoH. itrs accessib¡e to -- iC
has a sort of disti¡ct area -- no! a distinct area of
town it serves, but it's not clust.ered uilh a Lot of the
other centers. So I think lhat uilh a different
operator, perhaps, or a different fornat, you have the
potential lo provide neighborhood serving store there.
is still -- you know, there still is poLentiaì for thal.
coMl4lssIONER ÀHÀNoTU: Thank you.
CHÀ¡RPERSON JOHN BORBÀ: Connissioner Nilson,
any questions of Mr. Kennedy?
COMM¡SS¡ONER NILSON: Yes. There Has sone
conhent.s môde of the draft EIR tbat said they felt that
!hey weren't -- thåt the conclusion lhal lhere wouLd be
retenanting wasn r t supported very well.
can you explain in detail. how you support that
concÌusion, that the store would retenant in ô short
period of tine?
LEONÀRD REPORTTNG SERVICES. INC. (415) 312-9040
RÀY KENNEDY: I think -- I think you need to
make clear what yourre definlng as a short period of
t.ine.
I mean, we looked at, really. two points of
time, lhe opening of the store. It assumed openi¡g of
the vralnart expansion in 2011, and lhen five years out
j.n the 2016, and overall -- overal.I, we felt that, you
know, t.here -- it. Iooked -- there is stilL sone
populallon growth in the Lrade area. the center still
has sone attractiveness as servi¡g that neighborhood.
Ànd, you know, in other cities uhere Herve
looked, you know, it's noC infrequenl that supermarkets
and other stores get reused either as by other operators
or by -- or by other uses.
One exanp¡.e, it's not really a great -- you
know, great analogy. bul in Rohnert Park, the spâce next
t.o l{aì.nart itself, Hhich was ¡ believe a Linens &
Things, has been reused as a Go-Kart track and -- a
Go-Kart track. Ànd that's -- that's not --
COMMISSIONER NILSON: Can I ask a question?
woul.d you consider that. an adequate
retenanting of Pacj.fic Market?
RÀY KENNEDY: I don't think il's -- that's uhy
t was cautioning and saying that wasnrt â great analogy
because Irm sure the neighborhood -- you know, there may
I
2
3
4
5
6
1
I
9
10
11
12
13
14
15
16
1?
18
19
20
21
22
24
25
1
2
3
4
5
6
1
I
9
10
11
12
13
14
15
16
71
18
l9
20
21
22
24
25
1
2
3
4
5
6
7
8
9
10
11
1t
13
t4
15
16
T7
18
19
20
27
22
25
other superharkets in town. that's the succinct ônsHer,
COMMISSIONER ÀRMSTRONG: Thank you.
CtlÀIRPERSON JOHN AORBÀ: Conmissioner r\hanotu?
coMMIssloNER ÀHÀNoTU: If Èhatrs che case, hoH
is the closure going to impact the LU-7 -- LU-7 policy
of naking sure that each neighborhood has a grocery
store lhat would lake care of the neighborhoods?
RÀY KENNEDY: 9leì.I, I should say I'm not a
planner by profession. I'n not sure I can appropriately
answer precisely how it affects the policy.
But if you look at' our analysis, while we felt
that there was a potential -- slrong potential for
closure for that store, we aìso fel,t that, you know,
within a few years, there was sone population groHth j.n
the trade area ard that this center still had potentiaL
to be retenanted, you knoH. as either a supernarket or
as potentially in some olher use. not necessarily a
supernarket. Or else, you know, one suggestion has been
thaL -- and I know Chere are reasons why peopLe beLieve
thls, you know, shopping center owners and others
belleve it's difficult to subdivide the space, But¡
conceivably, lhe space would be reused by sone kind of
snaller Erocery operation, and then the resl by sone
other use.
CllÀIRPERSON JOHN BORBÀ: Let's address that
LEONÀRD REPORTING SERVICES, INC. (415) 312-9040 LEONÀRD REPORTING SERVICES. INC. {415) 312-90{O
1
2
3
4
7
I
9
10
ll
L2
13
14
15
16
l1
18
19
20
27
22
24
25
be sone go-cart. fans in the neighborhood, but I -- I
¿hink that, thðt ls, j.t's probably not an appropriate
use, nore because it.'s, you know, real¡y not i¡ a region
serv.i.ng location.
Ànd that's why -- I brought Chat exanple up,
but it, you know, in sone ways, it. isnrt. t.ot.al.ly
appropriale, but it does shoH the. you know. exisbing
spaces can be reused in Rohtrerl Park, you know. over lhe
long tern. I betieve that Grocery OuLlet was -- that I
can't remember, if t.hat was an Àlbertsonrs a long t.ine
aqo2
CI|ÀIRPBRSON JOHN BORBÀ: Yes, ir was.
RÀY KENNEDY: Okay.
Itrs been reused. Itrs no! -- you know, il's
not a generic supermarket anynore, but it certainly has
people who patronlze it in that kind of special.ty store.
the -- you know, other spaces in Rohnerl Park,
that's forner K-Mart. thls is going way back, but the
K-Mart. I be¡ieve, is the BurlingCon Coat Factory. The
original Price CIub Ls a site where lhe theaters are. I
don't know if it's the sane st.ructure or nol.
You know, there are a lot of different Chings
out there. Ygu know -- you know, that's why I
ment.ioned, you know, one of the poLential uses are, you
know, there are other chains no{ that are doing sna.ller
LEONÀRD REPORTING SERVICES, INC. (415) 312-9040
grocery stores, Iike Fresh e Easy. !ûalnart thenselves
is -- you know, been testing a 20,000-square-foot
format, and I believe in Àrizona, Safeway is, I think,
doj.n9 the sane thing.
So there's stuff out there. You kngw, t.he
retail market i.s a pret.ty fì.exible and dynanj.c creature
so. . .
COMMISSIONER NILSON: In Rohnert Park ue have
a center on Southwest that, I think, ìost its grocery
anchor aboul 20 years ago. and it hasnrt been
retenanted. Did you look at that?
RAy KENNEDY: You,re calking about in Santa
Rosa?
COMMISSIONER NILSON: SouthHest -- on
Southuest BouÌevard on Rohnert Park.
RÀY KENNEDY: OKay.
I rn not faniliar with that.
CHÀ¡RPERSON JOIIN BORBÀ: Yeah, the center on
Southwest ls our original shopping center.
Ànd, for insCance, the original TGûY
predecessor of others i¡ t.his area uent out of, business
f,ron there, I lhink, in about l9?9 or so, and there's
not nuch t.raffi.c for uhat's there now,
À guestion for you: Po.Iicy goal LU-K fron the
general plan, pronole a diverse range of jobs withj.n the
LEONÀRD REPORTING SERVICES, INC. (4I5) 312-9040
l{alnart on the hook for aIl those jobs or would they be
on the hook for nore ìike a proportion of those jobs --
the jobs?
9{e would argue that it,s nore of a por¡ion.
That is a very difficult tesl. but if we're jus! simpLy
going by what Pacific Market has contended, they say 50
jobs would be lost at that store.
Cll¡\IRPERSON JOIIN BORBÀ: How did rhe jobs
conpare in terns of the 9¡alnart jobs that are proposed,
and t.hose jobs at Pacific Market i.n rerms of -- weì1,
ìec's say, i¡ t.erns of wages.
Àre they the same type of jobs in terns of
wages ?
GRÀNT GRUaER: Going by lhe infornation
Pacific Market provided in that lett.er. they say their
full-tine Horkers have an average hourl.y wage of $1?.47
an hour.
We didn't, obviousìy, håve an oppor!unit.y to
independently verify thal, ue're just tåking what they
said at face value,
À lecent walmart press release said their
average full-t.ime hourly wage in Ca¡.lfornia is S12.10 an
hour. So thal's all we have in terms of wages between
the two slores. Ànd just tôking at face value what both
parties gave us.
1
2
3
4
6
1
I
9
10
11
L2
l3
L4
15
16
l7
18
19
20
21
22
)1
24
I
3
4
5
6
1
I
9
10
11
13
t4
l5
16
1?
18
19
20
22
23
24
25
1
2
3
4
5
6
7
9
IU
11
r2
13
14
15
16
1?
18
19
20
21
23
24
25
city. The EIR found co be consistent staff report that
eould create B5 new çamnercial enploynent in
opportunlties.
How nany jobs would be lost in your projectlon
since it was your -- I believe it vras your report that
projected lhat Pacific Market woul,d definiteìy have to
cLose.
How nany jobs would be lost. from there?
GRÀNT GRUBER: It was a letter subnitted by
Robert Ey¡er of Sonona State University. He was
retained by the owner of Pacific Market. lle projected,
I recall., 50 employees ac the Rohnert Park pacific
Market. He projecLed chey eou.ld lose their jqbs if the
slore closed.
f{e dj.d prepare a respanse to hj,s letter, and
we go through the various reasons why ue have sone
questj.ons about lhose estimates.
Ànd to the effect that, they could alì be
assigned to a single conpeting store, ue docume¡ted the
urban decay sludy lhat the store, Pacifj.c Market, is
underperforning, The owner of t.he store is on record as
having saidr nore or Iess acknowledging that. Ànd as
hðving said lhat he believes Pacific Market would cl.ose
with the entry or the expansion of markel.
So that brings up -- the question i.s: Is
¡,ÊONÀRD REPORTING SERVICES, INC (415) 312-9040 LEONÀRD REPORTING SERVICBS, INC. (415) 312-9040
CltÀIRPERSON JOHN BORBÀ: Mr. Kennedy, in your
study, did you consul.t at all with the owner of the
shoppi¡g cenler there where Pacific ¡,farket is?
RÀY KENNEDY: Yes. ue did. Ànd the -- the
owners have also -- alsg, I gue€s, therers been a letter
received that cane fron the owner, and --
CHÀIRPERSON JOIIN BORAÀ: Werll add that to the
report, itrs dated Àpril 22nd and explains lhe owner had
an energency and couldn't be here tonight.
MR. KSNNEDY: Yeah.
cllÀ¡RPERSoN JollN BoRaÀ; So we'ì.1 add thar to
the public comments portion.
But -- did you disçuss what effect the closure
of Pacifj.c l.larket wou¡d have on Lheir ability to keep
that center going accively with t.he owner?
RÀY KENNEDY: Yes, we dld. Ànd I hâve to say.
honestly, you know, uhat çe heard was not -- you know,
was not much different than what's been stated in this
ìetter.
So I -- probably, the owner, they shouLd speak
for thenseLves because they have.
C¡lÀIRPERSoN JOHN BORBÀ: okay.
If there are no other queslions, werlì nove
Ms. Ponton?
I
2
3
4
5
6
1
8
9
10
11
12
13
14
15
t6
1?
18
t9
20
2l
)t
23
24
LEONÀRD REPORIrNG SERVTCES, rNC. (415) 312-9040
opporcunity to serve lhe Local connuni¡y in a nunber of
Hays.
Firsl and foremost. we've helped families
stretch their do¡Iars by providing açce€s to wide range
of affordable goods. l{e currently enploy 300 a€soci.ates
that live and work in this connunity. 12 of our current
associates have worked with -- in our store since we
opened our doors 1? years ago. Ànd 129 of our
assocLates have been with lhe store for nore than five
years,
they beìieve Walmart is a conpany, I believe.
in givlng back tg the communities that we serve. We
donrt only give back th¡ough the services that we
provide our custoners each and every day, but we give
back in ways t.he partnerships wit.h Iocal organizaCion€,
and local leaders.
À9ain, ghose 300 associates that Live and work
within this community eant to continue to make Rohnert
9ark a great place to live, and lhey do ju6l that every
day.
So the loyalty lhat we've developed fron those
who have come to reLy on f{alnart over the years has
alìowed us to coì.lect cards fron over 2,000 supporte!s
from the LocaJ. comnunity. Sone of these supporters are
here tonight, and I'd like to thank then for their tine
MÀRILYN PONTON: Thank you, Comnissioner
Bo rba .
Àt thj.s tine, you nay invite the appLicant co
present thelr aPplication.
CHÀIRPERSON JOHN BORBÀ: llho is here for the
applicant tonighl?
ÀNGIE STONER: Good evening, Chair and
connissioner. My nane is Angie sloner, and I'n lhe
tùalnart Public Àffairs Manage! for Northern California.
I uant to firsL start by thanking you for your
tine and consideration Lhis evening. I'd aÌso like t.o
t.hank st.aff for their sj.gnificant time and energy Èhau
they invesled in evaÌuat.ing our projecl. Ànd lhough I
will nol be giving the buìk of Che presentalion, there
are few lhings that I Hanted to pre€ent to you this
evening.
Às you are aware, tonight the connission is
tasked wiCh evaluating the proposed expansion on ils
merits. Though oulside of scope of the hearing, I
undersland that you might have some questions about our
general practices. So I'd like Lo take a few brj.ef
nonents lo provide you wj.th sone of the basic
infornation.
fge opened our doors here in Rohnert Park aboul
1? years ago. And since lhat. tj.ne, werve had the
I,EONÀRD REPORÎING SERVICES, INC. f415} 312-9040
1
2
1
4
6
1
I
9
10
1t
t2
13
1{
15
16
1?
18
19
20
27
22
23
24
25
I
2
3
4
5
6
't
8
9
10
11
72
13
74
15
l6
L1
l8
l9
20
27
23
24
25
1
2
3
4
5
7
9
10
l1
T2
l4
15
16
!7
l8
l9
20
27
22
23
24
25
j.n attending this meeting.
The expansion we are p¡oposlng to alìow us to
belter serve our cusgomers with the products !hey've
been requescing fron us for nany years. It also HilI
offer us an opportunity to renodel the exj,sting store
and integra¡e new suslainability f,eðtures into our
operations,
Oe !.ook f,orward to creating neu partnerships
wj.Lh Iocal farners and olher suppliers specifically to
serve our expa¡ded store in Rohnert Park.
Offering locally ôourced goods is sonething
that we take quite seriously. In fact, in 2009, t{aln¿rt
nade olher S22 billion for nerchandise and services fron
3,800 suppliers here i.n the State of California.
Às I have nentioned earìier. we have forhed a
stronq parCnership wilh a few locaì, nonprofits that have
been recipients of a significant anount of nerchandj.se
over i:he years.
Each week, our Rohnert Park store donales
S3,500 worth of goods to organizations in need. with
addilional food grocery items. we look towôrd to
partnering wlth locaI food banks to expand on this
program.
tf approved, our store wil,l provide 85 new
jobs. IrLl point out that t.hese are 85 new jobs within
LEONARD RDPORTING SBRVICES, INC. (415) 312-9040 LEONÀRD RBPORTING SERVICES. INC. (4 15) 312-9040
1
2
3
4
1
I
9
10
11
l2
13
L4
15
16
11
l8
19
20
?t
24
25
the conmunily that are nuch needed. The majorj,ty of our
jobs are full-tine positions. Ànd both fuìl-time and
part-t.ime W¿lmart associates receive competiCive wage
and benefits. Ànd as stated earìj,er, our average wage
in the Stale of California i,s $12,10.
Both full-line and part-time associates,
receive health care benefits, profit sharing, 40f (k)
pLan, and additiotral of other benefits for our
associates.
Àgain, I hope that answers sone of your
specifj.c questions about walnart, and I thank you for
your tine Co consi.der our proposed expansion.
I wiL¡ now introduce a project tean that. wiII
be continuing on with our presentation i¡ dj.scussing the
specifics of the project. You'l¡. hear fj,rst f,ron our
project engineer, Shelt MacPhearson, our -- you'Il hear
fron our archltecl. Mike Salmoû, and our land use
attgrney, Miriam Montesinos, is also joining us. and
wiì.1 aìso be åvaiìable for questions after our
presentation,
thank you.
sheìl?
SHELL MÀCPHEÀRSON: Good afternoon, nenbers of
the conmission, I hope you can hear ne okay.
My nane is Shell MacPhearson with PÀCLÀND, and
LEONÀRD REPORTING SERVICES, INC.(4t5t 312-9040
about 30,000 sguare feet of ô neu grocery and grocery
support area.
It wiìl retain its anciLlary uses, such as
food tenant. such as McDonald's, Vision Center, and
cusloner service areas. It al.so incÌudes the exi.sting
pharnacy,
Site inprovenenl;s, we are adding with the
expansion, approxinately 30 new parking st.alls in the
axpanded area to the south. It wj,Il a.lso gåln parking
to the Garden Center, (hich doesnrt exist there !oday.
this head-iD parking.
f,¡e are adding 14 new cart corrals in the
parkinq a!eå, but the nain parking field, there,s
reLatively no change out there, ot.her !han the fact that
we are resurfacing the pavenent, restriping, re¡euing
the parking facilily. if you uill. updatlng site
Landscaping.
Àny dead or dying trees or unhealthy tree uilì.
be replaced, but on the soulh side of the store. we,re
gecti¡g new landscaping. Ànd on the front of Redwood
and Mill.brae, we are taking the existing landscaping and
introducing drought-resistant plants, reducing our water
çonsunp!ion uith new plantj.ng on the fronCaqe.
On the back side of the store, we are
improving the sound atLenuation by taking the six-foot.
we are Lhe project enginee!s and applicant on behaì.f of
waLmart stores.
I only just. want to say thank you for your
presentation. It was very thorough and I apotogize if
we duplicôte a number of this, bur I'Il nake t.his brief
and.leave tine for quescions that you nay have of us,
Àgain. che project center is Iocated be!ween
the existing llone Depot and the forner Lj.nens ú thlngs,
which is now a -- is noH t.he Driven Raceway on Redwood
Àvenue, Millbrae and the back side of -- fronting
Dowdel l.
Sile plan proposed and buil,ding expansion,
exçuse ne, lota.l expansion of 35,000 square feel
prinarily on the southern end of the bui).dinq, where it
wlll conprise host.ly of the garden -- excuse ,ne, the
grocery area. Í,lerve got a front expansion, snall front
expansion. ¡'n not sure Hha! is t.he best scrcen t:o
polnl to.
fle've 9ot a small front expansj.on, and a sit.e
expansion for expanded generaÌ nerchandise and expanded
9rôcery -- excuse me, garden.
As you see here, the predoninate expansion
area of 35,000 square feet conprised of about 1,400
square feet of expanded garden. nearly 5,000 square feet
of expanded generaì nerchandise and nearly 23 plus ?,
LEONÀRD RSPORItNG SERVICES, tNC. t415) 312-9040
sound screen HaIl lo I feet. Ànd as ¡ also pointed out
earlier, werre taking accessib:lity in providing ÀDÀ
accesoibi.lity fron Redwood lo the store whtch doesn.t
current.ly exisU.
Ànd t.he next slide, I won,t spend à lot of
tihe on rhis, but a9ain, currently, the âccessrbiltty
fron Redwood terminat.es at che bus stop here. äe are
taLking it. fron the bus sÈop through t.he parking sta.Its,
to the front of the store.
Truck lransit. route. as Ej.ìeen pointed out
earfier, it wiÌl not change fron its current routing,
again, foll,owing the exj.sting transit route, gives us
the abiìi.ty to ingress and egress here as ue11 as
Millbrae to Dowde¡.1.
the expanded store, agai.n, is adding a truck
dock on !he south side of the store, whcre trucks have
the abilicy to access behind the store or ¿t Dowdell.,
ðnd then ingress, egress here as uell as and trâffic
norlhbound up Lo MLllbrae and Dowdell.
Àn i¡terest.ing feature uit.h lhe ltalnart now rs
t.heir trucks ehere when they enter the trucks base,
which are below grade loading facilit..ies, they have
lntroduced new ECM devlce, electronic contro¡ nodule,
which if a truck idles longer than three ninutes, t.he
electroni.c device either signals the truck driver to
1
2
3
4
5
6
't
8
9
10
1l
1t
13
t4
15
16
1?
18
19
20
22
23
24
25
1
2
3
4
6
1
8
9
10
11
t2
13
14
15
16
t1
18
19
20
2t
24
2S
1
2
4
5
6
1
I
9
10
11
12
14
15
l6
17
1B
19
20
2I
22
24
25
LEONÀRD REPORÎING SERVICES, INC.(415) 312-9040 LEONÀRD REPORÎING SARVICES, INC. (415) 312-9040
shut down the engine, or 1t. electronically shuts down
the engine itself. So idìinq is lihj.ted to three
minutes on the walmart trucks.
The store will also incorporate a vast nunber
of sustainable building features that are etrer9y
efficient, both in buLlding construcci"on ând in the
operations¿ such as LED technology.
LEDs are j.ntroduced to repÌace fluorescent
fixtures, They ìasg Longer. They're nore energy
efficient increasing efficiency up to 52 percent.
Theyrre bot.h used in butlding siqnage and food displôys,
both as you see here in this picture, refrigerate food
coolers as weLl as -- as regular stocking, regulâr food
displàys, non-canned food -- non-cooìed food dispìays,
excuse ne.
The store also wiLl Íncorporate day lighting,
day light harvesling in the expanded roof area, where
they will incorporate sky lights that are tied into the
ballasts of t.he store Iighting and reducing the anount
of eleclrified lights during the daytine. Itrs a very
interestinq procedure,
Incorporate white roofs, uhich reduce the
energy ì.oads by reducing the heat of the coLl.ected heat
on the roof of the buiìding. Reducing our cooling loads
by I percen!.
49
1
2
3
4
1
9
l0
t1
L2
13
14
t5
16
7''
18
19
20
2l
22
23
24
1
2
3
4
6
1
I
9
10
11
t2
13
11
15
16
17
l8
19
20
27
22
23
24
2S
LEoNÀRD REPoRTING SERvICES, INC. (415) 312-90,10
I
2
3
4
6
1
9
10
l1
t2
13
14
15
16
\1
18
19
20
27
22
24
25
1
,
3
4
5
7
8
9
10
11
I2
13
14
1.6
11
18
19
20
2t
22
23
24
l{ater conservati.on in restroons. low floH
toil.ets, urinals, lavagories, eaqh store caD save
approxinatel.y 530,000 gaìì.ons of water per year.
water heatj.ng, 100 percent of the hot water
cones from reclained waste heat fron th9 refrigerat.ion
thôt's introduced in the neu refrigeration component of
the groce!y sLore,
The store incorporates a lot of recycled
buj.lding materials. Interior lighling retrofit, al,l
high efficiency, high efficiency lighting.
Ànd we can answer further ques¿ions on
susÈainability if you have any of those later. but ¡
will now introduce Mike SaInon wlth PúR Àrchitects, the
building architect.
CllÀIRPERSON JOHN BOREÀ: Thank you.
MIKE SALMON: Can I be heard?
CIIÀIRPERSON JOHN BORBÀ: Yes, pfease,
MIKE SALMON: I'n Mike Salnon, with Perkowit.z
and Ruth Àrchitects.
Ànd werre slarting out with t.he picture of thc
existinq çenter, The architeclure has alrea<iy been
shown in t.he presentation, and t.his shouldn't t.ake long.
gle'll just revisit it a Iiltle bit that the
existing 9¡aInart. is really one of the nicer WaÌnarts of
the area. there was a nice arcade buiLt in the
LEONÀRD REPORTING SERVICES, INC. (4 15) 312-9040
experience,
I would like -- Mirian?
MIRIÀM MONTESfNOS: I¡h Miriah Montesi.nos,
Sheppard, Mullin, ¡.and use counsel for waLnart, I eon,t
go through an extensive presentation about all the
legaìities that I think are behind this.
I normally would not speak at this point. But
I want to cone up just to glve you a littl,e history
behind this project since I knoH many people aren't
awâre of it.
tre act.uaLl.y approached the City several. years
ago about this project. It was very straightforward.
It. is a site plan architecturaì. review, whj.ch means you
f,ocus on what the st.ore looks like. Not on the use,
because lhe use is pernitled, Not on the user, because
the user doesn¡t nat¿er. You focus on the looks of uhat
yourre proposing lo do.
Àt that point in tlme, we håd the option, as
nost users do, of jusl doing nininal envlronme¡t.al
revieu.
^nd
nost of the users that come to Rohnert park
do ninimaL environnental review. They couìd either do
an excepti.on and not even do environmèntaì. review
becausê it's existing develapment.
They could do a nega¡ive declara¡ion which
vouLd be a docunent of about 10, 15, 20 pages. Knowing
California nission style.
Ànd in the new version. werve kept mosl of
t.hat ând we have conp.l.imentary architectural feat.ures
pith additional arches and mission inspired el.enents.
llere's another viek of the nain enlrance in
the sj.gn.
Ànd here is a vieu that kind of denonstrates
how we're incorporating the ol,d architecture wj.th the
new architecture.
It's goj.ng to have a new color schene. It¡s
going to be earth tone col.or schene elininatinq the blue
for the nost part. Ànd there are going to be addiCional
features doHn aC pedestrian level, at custoner Leveì., so
that there¡s nore protection for Che custoners coning
into the store or jusl waiting for rides, whatever.
outside lhe store.
We've tried to keep nost of the artifj.cial
features down aL custoher level lo kind of be a nore
inviting environnent., alLhough I don't think j.t was a
hajor issue here, I think il was inviting already.
YourÌ1. notice that there¡s new 9râphlqs on
this store. There's -- the store HilI have brand neu
intêriôr a-lsô.
So it will be -- except for lhe arcades, it
wlll be reaììy a brand new experience, new walnart.
51LEONÀRD REPORTING SERVICES, INC. (415) 3].2-9040 LEONÀRD REPORIfNG SERVICES, INC. (415} 312-9040
whal it is that Waì,nart wi¡.1 fôce. l{alnart asked the
City if we coul.d 90 ahead and lake the nore extensive
road, and do the draft environnental impact report
because it is not, typj.caì, and Èypically not heard of
when aIt you're asking for as approvâl is what a stole
Iooks like.
so I jusl want to lay thal background because
I think it just shows lhal walmart is trying !o do a€
nuch as it can to e¡sure that all that, concerns nay be
raised fron an environnental standpoint, fron a user
standpoint, even though that should not be a factor,
that they are a¡l aired adequately, and as nuch
infornation as possible lo provide the decision makers
and the pubìic with enough background as to what this
project is proposing.
I just uant lo touch on one quick technicalj.ty
right trow, uhich goes back t.o what. we were talking about.
wlth Mr, Kennedy. I think Mr. Kennedy said one word
slj.ghtly incorrectl,y, and il's a pretty big Þord, and it
just realìy struck that -- which is he saj.d that the
Pacific Market in his report wou.ì.d definit.ely c¡ose.
À¡d I don't think thatrs whal his reporc said.
He can correct ne if ¡rn wrong. I think that it's a!
high risk of cìosure. But that is different. Ànd I
think the poinl is inportant, than it definitely will
53
1
3
4
5
6
't
9
10
11
t2
13
14
15
16
1?
18
19
20
2l
22
23
24
25
I
2
3
4
6
'l
I
9
10
11
]J
14
15
16
t?
1B
19
20
27
22
23
24
25
LEONÀRD REPORTING SERVICES, INC. (415) 312-9040
1
2
3
4
5
6
1
9
10
11
t2
13
t4
15
16
1?
18
21
22
24
25
I
2
3
4
6
1
0
9
10
l1
t2
13
l4
15
16
l?
18
19
20
2I
t)
23
24
25
LEONÀRD REPORTING SERVICES, INC. (4I5) 312-9010
GÀRY CRÀN¡;: llello. I've been a resident here
in Rohnert Park for five years, and I'n ¿ regular
uatnart custoner. Ànd I would really thihk it would be
real.ly nice to have a -- then expand the store, you
knou, because I do a Iat of grocery shopping, and
there's a Iot of things they don't have. I think if
they put a large one in, I would do a lot more buying
there.
Ànd as far as these other stores going out of
business, you know, naybe they need to Lower ¿heir
prices.
You know. lhey -- I used to be a businessman,
I was a plunber. and. you know, I had lo keep ny prices
doun .
You know. that's the econony the way it is.
So I just uanted t.o let you guys, you know --
Ct¡ÀIRPERSON .'OHN BORBÀ: Thank you, Por
taking the time.
GÀRY CRÀNE: -- we need the Ílalnart. out there.
cHÀtRPERSoN JOHN BORBÀ: thank you.
Nexl is Linda R. Picton.
LINDÀ PICTON: Thank you, My nane is Línda
Picton. I Iive in the county just north of Rohnert
Park. so it'€ like south Santa Rosa Àvenue ðrea. Ànd
I've been riding ny bicycle and I live in the are¿
cLose.
But I also want t.o bring thât back anyway
because froh the environnental standpoint whôt you're
focusing on isnrt the fact that the store closes, il's
the physical inpacL as a result of the closules.
Ànd that. according to a case that canq out in
Bakersfield as a resull of one of the lawsuits, nany
Iawsuits that have been filed against 9¡aLnart, what that
requires is nulliple store closures throuqhout the
cohmunity, and those store closures becone run down,
graffiti, abandonment, broken wi.ndows, that kind of
inpact.
That i6 urban decðy. That is the physical
inpact that needs to occur fron t.hese closures as a
result of a wal.nart. Not just one store closrng.
So I just bring that Iegal point up. and thac
is in the conlext that yourre looking fron an
environmenlal standpoint, that is the way that that
potentlal cl.osure of Pacific Market factors j,nto the
project . Thank you.
C¡tÀIRPERSON JOHN BORB^: Thank you.
Ànything nore fron the applicant? No?
Okay.
Ms. Ponton?
MÀRILYN PONÎON: thank you, Chairnan Borba.
I'd like to bring over the comnenl cards.
CllÀIRPERSON JO¡|N BORBÀ: Okay.
so al lhis line -- we'lI -- Hell, actually, I
shoul.d ask first. are there any questions of the
appLicant flom the connissioners? None?
Okay.
So -- and at this tine, we'll go int.o the
public hearing sect.ion.
I have a stack of cards. Everyone has been
very patient and polite tonighL, and ee appreçlate lhat.
You know, our lob is to get through this and
nake a decision bôsed upon the facLs, including aLì the
facts conight that we develop. So I wouÌd ask you to be
courteous and polile and respect our rules here.
Ite do have a lot of peopl,e here, so werre
gging to say lhree lo four ninuLes, and we would urge
you to be conclse in your statements, and werll caìl
t.hem nol necessar.il.y in alphabeLical ordcr, buL rather
as the cards are here.
First to speak here is cary crane. For those
of you that may have not filled out a card, therers
still tine to do that,
t{e do ask that you cohe forward, you stat.e
your nane and address. including lhe cit,y.
Mr. Crane?
55
LEONÀRD REPORTING SERVICES, INC.(415) 312-9040 LEONÀRD REPORTING SERVICES, INC. (415) 312-9040
1
2
3
4
5
6
1
I
9
10
l1
t2
13
14
l5
15
l7
18
19
20
22
23
24
25
I
2
3
5
1
8
9
10
11
t2
13
15
16
71
18
20
2l
t)
23
24
25
that's served by Pacific Market. so that's really, for
me. ic¡s reaLly inportant. Going to the other side of
the freeway by bicycle is -- it's a najor deal,
so, anyuay, my basic philosophy is that bigger
is nol better.
Ànd that I really support the developnent of
snaller ì.oca¡. businesses, I would reaIIy like to see
nore lj.ttle snaller grocery stores or cafe or uhatever
in ny neighbo¡hood.
8ut I thtnk the bigger the developnent tôkes
thaE narket away.
So the expansion of any of the big boxes for
ne is not compatible with healthj.er, more Iiveable
connunilie€.
I went to a forun o¡ Lransporlation luesday
night, il's about Iiveable {alkable connunities.
Ànd this developnent definitely is not that,
Thank you.
CHÀIRPERSON JOIIN BORBÀ: Thank you.
Next, Mary Jackson.
MÀRY JÀCKSON: Beçause the hearinq has been a
prob¡en, I got one of t.hese things. I wanl lo reinforce
sone of your questions that you håve.
I hadnrt. heard about lhe policy of having
neighbarhood stores.
IEONÀRD REPORlING SERVICES. INC. (415) 312-9040
CHÀIRPFjRSON JOIIN BORBÀ¡ We¡re going t.o help
you with the mj,c. Just a nomen! herè.
MÀRY JÀCKSON: I'n sorry. t live on Country
club Drive and so Pacific Market is a Þart of ny Life.
Ànd I walk there, It is ¿ neighborhood narkel. I
questj.on Halnart in any kind of definiti.on be considered
in ô neighborhood. I don't know where the neighborhood
is.
But I shop al,so at discount slores, and we
have quite a few of lhen. Grocery Outlet. Costco, Save
MarL, I understand larget is coninq along in. Ànd so
what happens when sohebody comes in. thal would be
another conpetition. They are not offering us a¡ything
that we don't already have the opportunity of doj,ng.
Ànd I think if they cane in and took away
business of existing dlscount stores, what. would that
leave, ic would Leave enpty shopping çenters.
Ànd I lhtnk in the future, ehat Rohnert Park
would look like, I don't think you would like. I think
it would be irresponsible to wðnt to have so nany
things, like crocery outlet to cone in and take over
where ÀIbertsonrs, where lherers slill a big store, and
f,laLmart had cone in that nay be taken over an existing
nall, it would have been fine, But right here, there's
onÌy so nuch no¡ey and our population is not going up.
LEONÀRD REPORTING SBRVICES, INC. f415} 312-9040
I
2
3
4
5
6
't
8
9
10
t1
t2
t4
16
11
18
19
20
2T
23
24
¡
2
3
4
5
6
.,
B
9
10
11
13
14
15
16
t1
18
19
20
2l
22
23
2¿t
25
So you're jusl redistributing whatever smalì
amount lhat we have.
And so. again, I wouLd agree with sone of you¡
guescions that you have about che lnpact that il is
going lo have.
question.
expansion,
Traffic already is bad.
So if you canrl do anything abqut that, I
so Irn asking lhaL you do not approve l.|a.Lmarl
CHAIRPERSON JOfiN BORAÀ: Thank you.
Next is Tom Thunderhorse.
Good evenlng.
TOM THUNDERXORSE: Good evening, Comnissioners
and the ci.tizens of Rohnert Park. Irve heard lhis
rhetoric that's going on about whors going to lose their
job and what store is goj.ng to be t'aken out. Funny
thing, I don'l renenber hearing anything about this when
Target håd approved store going on down there.
CVS has been selling f,ood pretty cheap.
Grocery outlet, and believe you and ne -- r
am -- êxcuse ne.
Irn Thonas Thunderhorse, 587 À1t.a Àvenue.
Rohnert Park.
CHÀIRPERSON JOITN BORBA: I Knew thaT.
59
TOM THUNDERHORSET You knew thô1, Okay.
Ànyway, as a senior citizen on a very fixed
incone, I cannot see going to Pacific Markel beqause I
couÌdn¡t afford to go there anyway. I bare¡y nake it to
Safeway and sonelimes to -- what is that. other store
ove r.
But the nain thing is I qo to crocery Outlet,
sonet¡nes Food Maxx, but the sad part about it. is no
natler what I do. I'm still goj,ng to get priced one Hay
or Che other, Now, a lot of people are saying over t.he
freeway is Eoing to be clogged up because of the new
t{alnart.. The freeuay is going to be clogged up because
of lhe neu Walnart.
Preeuay is clogged up because of the new
f,reeway.
Às this -- so I also support lhe poÌice
department and the fire deparcnent of RohnerÈ Park. Ànd
I do believe that according to the paper here, thåt if
Rohnerl Park is next for another sa¡es tax hike, we.l.l,
if v¡alnart has allowed you to expand, that will be rnore
money for the Cj,ty coffers.
Ànd it wiì.I also keep it from losing ou! fire
and police department. Hhich we so damn welL need.
Now, it ls â sad state of affairs that we have
to ìist.en lo the aims and think of Hhat's going on here¿
60
LEONÀRD REPORÎING SERVICES, INC.(415) 312-9040 I,EONÀRD REPORTING SERVICES, INC. (415) 312-9040
but as a senior citizen on a very fixed income. I'n also
coqnizant of the jobless thal has happened since the
money crunch of thj.s counlry has gotre doHn the tube,
Ànd who can afford to go to any other place except a
plôce that you can get cheap food.
Ànd nind you, Ird love to go into Sðfeway and
Raley's a¡d qet some of their fine cucs of meal. but.
hey, I'm stuck with hanburger, just like you are.
Ànd I Hould like to see t{almart grow -- and
here's another thing. If Pacific Market j.s going to qo
on because of Waìmart. Chen Pacific Market needs to
change their own rates. Thank ygu.
CHÀIRPERSON JOHN BORBÀ; thank you.
TOM THUNDERHORSE: I'd Ii.ke to subnit lhis lo
the Cily so they can read it.
CHÀIRPERSON JOIIN BORBÀ: Next, Her!.1. call
David Petritz I believe,
Did I get the nane right?
DÀVlD PETRITZ: Ye6, yes, you did.
Good eveniDg. My nane is David PeCrit.z, and
f'n field manager with Sonoma Counly Conservation
Àct ion.
We're t.he .Iargest environnental nonprofil
group in Sonona County.
Ànd each year, we knock on ?0,000 doors
I
2
3
4
5
1
I
9
10
11
t2
13
14
15
16
1?
18
tv
20
2l
t)
23
24
1
4
5
'l
9
10
11
72
13
14
15
16
1?
18
19
20
27
22
23
25
I
2
J
4
1
I
9
10
1l
L2
13
14
15
16
L?
18
19
20
21
22
23
24
2S
educating and nobil.j.zj.ng resldents concerning the Iocôl
envirgnnentaL issues. Ànd, recently, werve been working
in Rohnert Park and generated 1700 postcards froh
residents aski¡g the CiÈy council to reject the proposed
f,talmarl expanslon including the proposed EIR.
Ànd ¿his is --
FEMÀLE SPSÀKeR: Can't. hear you.
DÀVID PETRITZ: Can you hear nou?
I'm sorry. We¡ve generated some 1'¡00
postcards. They're right here that are going lo the
City council and Ird Li,ke to just read off the postcard
and subnit it into the record,
"Dear City Counciì, I'n writing to urge you Lo
rejecE the proposed Wal.mart super stgre exp¿nsion on the
west side of Highway 101. I have €erious concerns !hat
Pacific Market, a .local neighborhood narket, kilì cìose.
The Mou¡t.ain Shadqus Shopping Center in the nort.heast
section of Rohnert Park will becone blighted rith nany
shuttered slo!efronts, Please put the future of
existing local businesses f,irst and not gl.ve avay
revenue to out of town inlerests. ÀdditionalÌy, I
encourage you to deny the project EIR due to it.s
inadequacies, including econonic b.ì.ighting and t.raffic.
"1he proposed super center will significantly
increase the traffj.c congestion in the [,|ilfred goì.f
LEONÀRD REPORTING SERVICES. INC. (415) 312-9040
1
2
3
4
5
6
-l
I
9
10
11
12
13
l4
15
16
l1
18
19
20
27
22
24
25
LEONÀRD RBPORTING SSRVICES, INC (4rs) 3r2-9040
course interchange câuain9 delays and nore accidents.
cree¡house gas enissions will increase as IocaI grocery
stores close, and shoppe!s from across the regÍon drive
to the super center for cheap, low quality groceries.
"Í'¡aìhart is not the type of developnent that
promotes sustainabj.Iity or green living. as is widely
accepted and voter nandated here ln Sonoma County."
Ànd just to connent anong the concerns we've
heard fron residents include -- nuch concern about the
pote¡tia¡ for econonic bl.ightj.ng, traffic congestion and
a louer gualtly of jobs. Ànd I think i¡ overalì
concern, that there kould be detrinentaì. impact on the
connunity quaLity of Life.
We hope you w¡11 listen Co these voices in t.he
community and reject t.he v¡almart EIR for it.s
inadequacies and not allou this projecL to go forward.
That concludes ny renark and I would like Lo
thank each of you for your time and service to lhe
connunity.
CHÀIRPERSON JOHN BORBÀ: Tha¡k you.
Next is Burke Webb.
BURKE WEBB: Good evening. I've been an
enpì.oyee of the Pacific Market for 43 years. My nane's
Burke f,lebb.
they have been a very givj.ng store to the
comnunily. They have inforned rhe comnunlty, but t.ha!'s
not the sto¡y I wanled to lell you tonight..
Originally, I cone fron Oklahoha. Ànd
lhere -- I an very nuch faniLiar with what ?|aÌmart has
done,
They cone into a town and they paint a pretty
picLurê. But you go back to this Cown 20 years to look
al it, it's devastated. the downtow¡ area where I
lived, where I grew up, is pretty well qone.
The area had sj.x supernarkets. Now, they have
they had five drugst.ores, noH, they have one.
lwo banks, they have one.
?wg theaters. they have none.
llad a sign shop, itrs gone,
One of six cìothing s!ores.
Variety store, iLrs gone,
Store côìled OkIðhona Tire and Suppì.y, it.'s
conpletely go¡e.
Three jewelry stores.
lwo car parls, hardware store, one to two
f,urni,ture stores,
Mu.llipIe restaurðnts and bars, two appliance
and electronic stores. two hot.els gone out of town,
the t.own IiteralIy ]ooks like a ghost lown. I
64LEONÀRD REPORTTNG SERVICES, ¡NC. (1 15) 312-9040 LEONÀRD REPORTING SERVICES, INC (415) 312-9040
I
2
4
5
6
't
8
9
10
11
L2
13
74
15
16
t8
19
20
27
))
23
24
2S
1
2
3
4
5
6
7
I
9
10
11
L2
13
14
15
l6
t1
18
19
20
2L
22
24
25
chall.enge you, to any nenber of the board to take a t.rip
and I will be glad to get together wj.th you and show you
these towns, whatrs happened to then.
the doHnlowns of two towns that I know of very
weìI are just conpleLeÌy decimðted.
they have second hand stoles, They have --
buildings are falling down literally. l{alhart does not
supporc then like they say Chey do.
I have å sister who lives there in Oklahona.
Rj.ghE dow¡ the s¿reet fron her, not too far away lives a
family where the nan works for l¡alnart.
He lives in an old fire slation that was nade
in the early 1900s t.hat is literalìy crunbling down
âround. I wouldnrt put my dog in there to live. Let
alone a hunan being.
A¡d in conclusion here, I think vrhat you
decide here tonight will have an effect on Rohnert Pãrk
as wel¡ as qhildren and grandchildren for nany years lo
cohe. You'lI be losing che st.andard of Iife you know
today when workers fron other business cannot afford to
buy it because the decrease in salaries, lt takes your
tax base lower than you can ever inagine, Thank you.
CHÀIRPERSON JOHN AORBÀ: Thank you. Mr. f'ùebb.
lle have near 60 speakers tonight, so werre
goj.nq to have to be careful aboul the applause and -- it
LEONÀRD REPORTING SERvICES, INC. {,1 15) 312-9040
need people out of work. We don't ¡eed people Ìosing
their job and losing their homes. we have enouqh
problems with the econony as it is. So ee do not need
llalnart to cone here as a super store.
Thank you.
CHÀIRPERSON JOHN BORBÀ: Thank you, sir.
Next is Marshall KelLy. Marshälì KelIy.
Ànd what werll do is when I caII Lhe person to
speak, I'I.l a¡nounce who the next person to speak as
weI.l so he qan prepare hinsel.f. Robert Ey.ì.er fo¡.lows
Mr, Kelly.
MÀRSHALI KEILY: Goad evening. My nane is
Mðrshall Keììy, and lrn wilh Keegan & coppin out of
Santa Rosa. I've been asked to read this letter that I
thj.¡k you gentlenan alleady have, but wâs wrj.tlen by
Linda Disiere, whors a nenber an inveslor with the
ownership of lhe properly.
It reads, "Regarding walmar¡ expansion, I rm
providing this Letter today on behalf of the owners of
Hou¡lain Shadows Shopping Center at Councry Club and
Golf course Road. À very regrettable emergency
situation is preventing ne from appearing j.n person
although I had intended to do so until circunstances
arose that frustrated her plans. I hope to have this
Letter read into the record and appreciate your
LEONÀRD REPORTING SERVICES. INC. {{15) 312-9040
undersLanding.
"Às you are awa!e. the Mountain Shadows
shopping center is anchored by Pacific Markel, a Iocal
gEocer that has been in business j.n Norlhern Californla
for over 40 years. It inherited its Iocation in
Mountaj.n Shadows Cent.er fron the prior grocer, Roger
l{ilco, who had operated in that location for over 30
years, Pacific Market is the anchor of the shopping
cente!' the tenant upon which the other snaller lenants
rely to brj.ng traffic to the ce¡ter aDd subsequentl.y
support the businesses of the olher lenants in the
shopping center.
"Most of the other tenants in the center are
snall locally-owned businesses providing goods and
servj.Çes to the surroundi¡g conmunity.
"We purchased the center in 2008, and due to
the selìer's particular circuhslånces, were able to
acquire the center at a very favorable price. We were
abìe co secure substantial discounEs lhâ! aìlowed us t.o
offer potentiaL new t.enants, aggressive financiâì.
incentives such as a year or nore of free rent and
t.enant, improvenent aLlowances to assist tenants with
business slart-up costs. It a¡,lowed us to offer reDt
rales dlscounted uell below narket for a glocery
anchored shopping center. l,|e have a penny deal right
1
2
3
4
5
6
't
I
9
10
l1
13
14
15
16
l7
18
19
20
27
ut
ta
24
1
2
3
4
6
't
I
9
10
11
12
13
14
15
16
L7
18
19
20
2t
22
23
24
slous everything down, and I Hanted to nake sure that
everyone gets the chance to speak tonight. So if we
could just kind of hold off on the applause one ilay or
the other.
Bul that wouì.d be easier that way everyone
gets assured Lhey'll have their chance to speak,
Wally Tancj.ni (phoneticl. Or is it Tannchill?
I'm sorry.
9¡ÀLLY ÎÀNNCHILL: That¡s okay. Good evening.
I've been a resident of Robnerc Park for 4? years now,
I worked j.n grocery busÍness nost of my Life.
I shop at Pacific Market. Irve been shoppinq
there ever since that store opened nainly because of Lhe
variety of product they carry, Lhe fresh produce.
lqcally grown and all che local vendors that delrver
t,here that comes from Sonona County ârea, I be.l.icve in
supporling Sonoma County and Rahnert Park.
they say if 9acific Market closes up, theyrre
going to lose 50 jobs. weLl, t,hat's not. all. tha¡rs
going to be Iost. Working in the grocery business over
the years, I've seen that a¡y tine a big corporation
cones Ínto the area, aìl the other €tores are affected
aLso. Safeway, RaIey's. Food Maxx, alL your stores are
going to be cutting people back. laying people off.
We donrt need Lhat in Rohnert Park. f'ùe don't
LEONÀRD REPORTING SERVICES, INC. (415) 3].2-9040 LEONÀRD REPORTING SERVICES, INC. (419} 312-9040
1
2
4
5
6
1
B
9
10
ll
t2
13
14
15
16
1?
18
19
20
27
23
24
25
1
t
4
5
6
7
8
9
10
11
72
13
t4
15
16
18
19
20
21
22
23
24
25
now for a dollar a sguare foot, and that's way beloH
nornal market prices for a renÈal rale.
"Unfortunat.ely, the real estate narket has
been severe!.y troubled since che lime ef acquisicion,
and despite diligent narketing, lhese incentives, the!e
has been very lj,ltle activicy in Rohnert Park by way of
neH businesses opening. Our center rel,ies on snall
tenants and snall tenants are suffering heavily fron the
.Iåck of avåiIabl.e credit to start businesses.
"Àlthough we had altenpted to brj.ng in other
anchor style tenants, we're prevented fron having any
additional drive-thru locðtions on the properly, and
nost tenant optiong èvailable to us that hight function
as addi,tional draw to the center require drive-thru
facilities,
"Àdditionally, lhe adverse publtcity about the
potentiat ¡oss of Pacific Market has had a serious
adverse effect on our ìeasing ef,forts. In chis narket,
Ée have been fortunaCe simply in that we have been able
to work wlth and retain most of our tasks aì.though that
renains a challenge and will continue uo be there untiL
there's positive chanqe in the econony.
"fJe understand that it is conceded that if the
proposed 9taLnart expansion is aIIowed, Pacific Market
wilì be put out of business. If, this happens, the
LEONÀRD REPORTING SERVICES, INC. (415) 312-9040 LEONÀRD REPORÎING SERVICES, INC. (415) 312-9040
RoBERT ÊYLER! Thank you. Can you all hear
ne?
I have five points I'm going lo nake, You nay
knoH, f'n the aulhor of the report that was commissioned
by Pactfic Market, so IrlI nake chis very brief.
First thing is recognize that nany of the
goods Èhat wiì..1. come into the expansion of 9¡almart wilÌ
not be taxabLe goods. so if thi.s becones an argument
about saLes tax, there wil¡. not be an enornous expansion
of that as a resuft of that, and if Pacific Market
faiIs, in the uash, there will probably be a net
negative in sales tax.
The second point is thaL if the existing
businesses. based on the retail ìeakâge, if it. ends up
becoming reversed thac you have sbripped businesses of
its sales, it Hill exacerbate that sales tax fLow.
So lhe nore and nore that walnart nust feed
of f of the sales of current businesses to hit its
revenue goal, the nore i.t will be to the detrinenE of
the sales t.ax revenues overall,
Third, as was just s!ated, the connercial reðI
estate aspects of what's going to happen to Mount.ain
shadows Plaza. that is the anchor tenant and cl.assicalLy
the anchor is what. puIls che other lraffic in for the
other businesses. It wiÌl affecc their decision n¿king
I
t
3
4
5
6
't
I
9
10
11
72
13
14
15
16
17
18
19
20
2l
a1
24
25
1
3
4
5
6
1
8
9
10
11
r2
13
14
15
16
17
18
19
20
27
22
23
24
25
shopping center will be deslroyed. Losj.ng Pacific
Market Houl.d put lhe shopping centcr approaj.nately
60 percent våcancy, and r{e are certain that the
collateral Lot.s of small tenants in the shopping cenler
wouLd increase that vacanqy to at Ìeâst. ?5 percent,r¡
can ¡ continue?
"I do not believe that the shopping center
canno¿ survive at ?5 percent vacancy, The owner of this
shopping center is not a Iarge investnent conpany, buc
rather a nodest sized group of individual invesLors who
Iive prinarily in Northern California. l,|e do not have
lhe nean€ lo weather such a devastaling loss of tenânts,
"Inevitably, the cenler would becone bankrupt
and ul.tinately contribute to the justifiably feared
urban decay of its surroundi¡g neighborhoods that both
rely on the goods and servlces provided there. and
benefit fron the current quality of lhe tenants and
those Hho patronlze the center.
"We believe that the shoppinq center wil;h the
threat of the loss of the grocery anchor wil.l make a
strong recovery as our loca.l and national econony
recovers. Exisging tenants are ded¡caled to lhe
.Location and wil.lj.trg Lo struggle through t.hese hard
tines in anticlpation of econonic improvenent in the
near f u¡ure.
?0
nlloúever, if the proposed WåInôrt expansion is
aìlowed, it is clear that this willingness to stick ouc
the hôrd cines wi¡l be abåndoned by the Eenants, and the
center wiìl falì into rapid decline.
rÀs we understand, a general plan goal, LU-7.
is to, quote, 'encourage new neighborhood facj.l.ities to
be localed to maxinize accessibility to all residential
areas, I unquote.
"ÀÌIoNing t.his proposed projecc is clearly
contrary to this goal, and we strongly encourage you to
adhere to the general plan and deny this application."
Ànd I just watrt to finish by saying in aì.ì. ny
years --
CHÀIRPERSON JOHN BORBÀ: Í¡erve allowed you a
lot tine here.
MARS¡tÀLL KELLY: ¡ just want to say this is
the toughest econony I've experienced âs â real estat,e
broker, and if we do ìose this tenant, it is not going
to be a very easy tenant to replace. Theyrre are just
very feu operators Iike il anywhere in the entire
Northern Cal.lforni.a sphere.
cHÀIRPERSON JOtIN BORBÀ: Thank you, Mr. KeIly.
MÀRSHÀLL KELLY: Thank you.
CHAIRPERSON JOHN BORBÀ: NexI is DT. RobeTt
Eyl,er. and foIìowed by Ruben Overstreet,
?l
LEONÀRD REPORTING SERVICES, TNC.(415) 312-9040 LEONÀRD REPORTING SERVICES, INC. (4 15) 312-9040
about re-l.easing, and ultinately the occupancy of the
surrounding pieces of that plaza. if Pacific Markel
fails.
the fourth point is to talk about jobs. The
job estimales on both sides, He could debale for a lonE
tine. The key is what happens Hith the ancillary
business. and people have spoke about this, I suspect
nany nore are going to speak, about the business thal
Pacj.fic Market uses lo supply itself, that will then be
affested by lhe f,act that they wi.Ll no Longer be buyj.ng
goods.
Ànd this could go beyond just the localion in
Rohnert Park, and that's another big piece. If Pacific
Marke! fails it couLd cause the three slores to faiì
which will fulther affect ìocaI business even so sone of
then live outside the primary trade area, one has to
think about lhat as welI.
Finally, and this is kind of a key poinl, is
that this is not ð go local strategy. so if the idea of
Rohnerl Park's conmunity expansion is one -- is neant lo
be go ¡ocal, uhere you are not only ut.ilizing local
business as a storefront, but also the a¡cillary
businesses that cone in, it's a problem ghere actually.
thank you,
CHÀIRPERSON JOHN BORDÀ: Thank you, sir.
1
2
3
4
5
6
't
B
9
10
11
13
14
15
16
17
18
19
20
2l
22
23
24
25
1
2
3
5
6
1
I
9
10
11
t2
l3
14
l5
t6
l'l
18
19
20
2L
22
24
25
LEONÀRD REPORTING SERVICES, INC. (415) 3].2-9040
wage, they give you nore depending on your experience
and background.
The benefits I found at Target, after sj,x
months probation, you must çork over 20 hours also in
order to get benefits. Àt Safeway, after three nonbhs
probation, you wlll receive benefits. From Pacific
Market, benefits only for full-timers.
Now, herers f{aì.nart, benefits for full-tine
and pôrt-tine!s, very inporlant I thouEht,
I asked about uhe unions, are there unions,
Targel, Pacific Market, 9¡almart. no. Safeway, yes.
Initiation fee is 300 to S400 to join,
Ànd then 59 to $20 j.s taken oul weekly for
union dues.
l,¡aìnart cones ouc prelty good. Where would
you lj.ke ta Hork in an early entry job, I'd choo€e
ila Lnar t ,
Àfter finding out these facts, which really I
was surprj.sed. I understand nou lhe fanilj.ar greeting I
get when I do go to lvalnart, eelcone t.o 9¡aLna!t, and
what it neans.
The workers a¡e happy with their jobs, You
can¡t buy sniìes.
Throughout the stole, enployees help custoners
to find what they need. Merchandise is complete -- as
I
2
3
4
5
6
7
I
9
10
11
t2
13
14
l5
16
11
18
19
20
?l
22
23
24
25
1
2
4
5
6
1
9
10
11
72
13
14
15
16
1?
18
19
20
27
22
23
24
25
LBONr\RD REPORTING SERVICES, INC (415) 312-9010
Ruben Overstreet. I! wouì.d be foì.Lowed by
Ton -- no -- Ton Thunderhorse, that's a duplicate.
So will be foÌLoHed by Sue Dewey.
Mrs. DeHey?
SUE DE9{EY: Thank you for heari.ng us. I'n
Suzanne Dewey. I Iive on Santa Dorotea Circle in D
Section, Ànd I don't shop at Pacific Market, I'¡ô sorry
ro say. I shop at all the narkets ¡ go to oÌiver's
even.
So ¡ don¡t feel as though I oue Paclfic Market
a¡ything at this poinL,
That wðs just throun in.
My first statenent was after reading the
norning paper thi.s norning, I realj.zed I needed sone
facts. concern of wages and benefits that are being
stated about f,ùalnart.
So I called Îar9el, Safeway, Pacifiq Market
and walnart, and I was requesti¡9 a job, an earì.y en¿ry
job ând I was trying to find out what the wages and
benefits night be.
the wages at Target, Safeway and Pacific
Market were mininum waEe,
Walnart, the young lady said He pay above
nininun wage in early entry job.
And itrs also fron that. higher t.han mini.nun
neatly arranged, aisles are cIean, check it. ouC.
Since the high slandard of Hork ethic al.ready
exists, I believe that when and if the expansion is
alloued, thts htgh quality of service will continue to
benefit our connunity.
Service is inportant. But lower prices are
nore inportant especially in this econony,
Àìl people will benefit fron lower prices for
fresh produce, neaC ma!ket, del,i product€ and bakery.
These lower prices will allow young fanilies and
retirees to purchase bett.er quality fresh food and al.so
to st.retch their dollars a¡d inprove healLh,
These two groups, the young faniìies and
ret.irees wiìì appreciate doing food shopping and
niscellaneous shopping al the sane place. The
convenience is crucial and these two groups wil¡ shop
nore and do nore shopping. Miscelì,aneous items are not.
laxed -- niscellaneous are taxed, not food itens,
Convenience uill allow taxês to help our cash st.rapped
city. Ànd quick -- quickLy, if I couLd read a little
bi t over.
fte'll have Iower prices for quali¿y food,
quali.ty servlce and convenience if Íe allow 9Jal.nart to
expand,
Target added a food section with no problens
LEONÀRD REPORTING SERVTCES, INC. (415) 312-9040 I,EONÀRD REPOR?ING SERVTCES, INC. (415) 312-9040
Pacific Market hired a firn to study whãt would happen
if 85 jobs cane ln. ResuLts were t.hat the local
enpl,oyee would Lose belween 105 and 211 jobs that was in
Èhe morning paper because of the tfalnart conpetLtion.
If 85 people get a job at l.¡alnart, daesn't
that mean nore noney to be spenl, lhe sane people wouìd
shop wherever they uant. Pacific MarkeC, Såfeway or
wherever. The trew working 85 enployees wilL also be
able to shop Hhere they want adding nore people to shop
at any store,
ftrs a natter of choice, p.Iease support the
expansion of the Rohnert, Park Wa¡.marl. Tha¡k you very
nuch,
CllÀIRPERSON JOHN BORBÀ: Thank you, Ms. Dewey.
lle don't want lo slow things down with praise
or boos. Letrs be polite about this. Mr. Overstreet.
isn't here? Okay.
Werl.l go on. Judi.th Àrevalo foIl.oHed by
Dorothea Logan-Fiddola, I do -- 90 ahead. You,re doing
one of the hardest jobs here. Yourre typing everythiDg
lhal goes otr a¡d translati¡g iC. If you need a break,
just let me know,
TllE RÊPORTER: Thank you.
CtlÀIRPERSON JOHN BORBÀ: Okay.
co ahead.
1
2
3
4
6
.,
I
9
10
11
1t
13
14
15
16
18
19
20
2l
aa
23
24
25
I
2
3
4
6
'l
I
9
10
11
t2
13
l4
15
16
18
19
20
27
22
23
24
1
3
4
6
1
I
9
10
1l
13
14
15
16
1?
1B
19
20
2l
22
24
25
t
2
3
s
6
7
B
q
l0
11
L2
13
14
15
l6
l7
18
19
20
2l
22
24
25
LEONÀRD REPORlING SERVICES, INC. (415) 312-9040 LEONÀRD REPORTING SERVICES, INC. (4 15) 312-9040
since they hâve laken over, have kind of out pr¡ced
Chemselves according tg a number of people, not just
nyself, but a nuhber of pegple. which is unfortunate,
Ànd as far as Walmart takinq their business
awðY, You know, the Ànerican way is competition, and
He -- and that's the Ànerican way.
Ànd so if they want to hold up their ends of
t.he park, then do it. I don't thj,nk that t¡alnart is
going to do a darn lhtng but inprove Rohnert Park, and I
certainly hope that we put this in because I think
eve!ybody Houìd benefit boLh sides of the fence,
CllÀIRPERSON JOHN BORBÀ: Thank you.
Mr, Christ.iansen, FoIIowed by Judith Àrevalo,
MÀRILYN PONÎON: You already had.ludith.
C¡IAIRPERSON JOHN BORAÀ: Oh. Laura
Tussing-Mioz. Sorry if I pronounced il wrqng, Go
ahead, sir.
B.J. CtIRISTIÀNSEN¡ Good evening, honored
connissioners and fel.low ôssociates and friends of
WaImart, and esteened critics of WalmarC.
My nane's E.J. Chrisciansen. ¡ live at 717
Norlh McDoweÌl Boulevard in Petaluha, and Irve worked
for 9¡alnart. for 14 years.
I'd Iike to touch o¡ tuo areas that haven,t
been broughl up yet. But following hy comments nay be.
.lUDITtl ÀRBVÀLO: Thank you for giving ne rhe
opportunity to talk. ¡ an ì.j.ving here since 1980.
Since 1980, I an in Roh¡ert Park, and I love ny friendly
city. Ànd the three nain lhings that ehat I am here to
supporl the expansion of ç{aLnart if, first, Hc wiìl have
neú job6.
Second, we wilì help and use our snalL rol,es
that we have a lot around,
Ànd it wiLl bring nore protits to the -- to
the City.
I don't have to repeat the things that I wðs
goin9 to do say, thank you to that lady that said the
difference of the 6tore and the store.
Ànd with 9acific Markel, it's a convenient
store inside of the residence area. Thatrs what. my eyes
see. But lhat other s.ide of the hj.ghway is our
f inancia.l store,
So for the people that that doesnrt like to go
to Lhose stores, the people Iike that donrt kant to 9et
with black people, wilh -- because that.'s the conmenL I
heard. I go to all the stoles and I an happy to håve
that variet.y in my ìitlle friendly cit.y. Ànd thatrs why
I support l,talhart. Ànd Pacific {ill never -- it,s ¿
convenient store inside of our residential..
Mount.ain Shadows wiì.I never close. It
depends, I consider Pacj.fic Ij.ke it's ny 9¡hole Foods in
Rohnert Park. They have cutè Little chings, but for the
people that can¡l afford it., for the Iittle group,
But I think Lhat it wiLl be a good asset.
because I an nat -- I'n not a civil engineer or an
architect, but lhe expanslon t.hat they are just asking
just a ÌittLe bit. Itrs just. closlng t.hat Iirtte part..
but i,l's not going to effect anything.
Vlalna rt .
But please say yes f,or the extensl"on of
CtlÀIRPERSON JOHN BORBÀ: thank you,
Dorothea Loga¡, fol¡owed by E. J.
chri.stlansen,
DOROTtIEÀ LOGÀN-FIDDOLÀ: cood evening. Irve
been a resident of Rohnert Park nov since 1986. I'm
also a business owner, and I live very close in
proxinity lo Pacific Market.
ÀIl I can say is the f,ùðInart is ðbsoLulely
wonderful.
I have been shopping there forêver. l'n a
shopaho.l.ic, ônd I adnit it..
Ànd I think the extension uould be absolutely
outstanding.
Àlthough I don't tike dlspar¿qing about other
companies or whaCever, but Pacific Markel, quite frankly
LEONÀRD REPORÎING SERVICES, INC. (415) 312-9040 LEONÀRD RËPORTING SERVICES, INC. (415) 312-9040
I
2
3
4
5
6
1
8
9
10
11
l2
13
14
15
16
l'l
18
19
20
22
25
1
2
3
4
5
6
't
10
11
L2
13
14
15
16
17
18
19
20
2L
23
24
25
First off is why I work for Walnart, and they
relate to wages and benefits. Ànd in terns of wages, if
I read the local newspapers correctìy, ny current salary
is about two-thirds more than what t.he regional airline
pilots are currentLy naking,
In additio¡ t.o that, no one has nentioned the
quarterly bonuses that uerre paid âs associates, which
currently run about S300 a quarter.
Ànd in addition lo that, the annual profit
sharing ru¡s about 12- t.o 51,500 a yeã¡.
Ànd in addition to t.hat, the campany gives us
15 percenl di,scount on the conpany stock that I
purchase.
The otheE thing t.hat I want to talk about is
benef.its. Several years ago, I had a najor horse
accident, you can câl.l it a horse wreck, which required
airlift by helicopter and stayed in Memorial Hospital up
in Santa Rosa. The hospit.al bj,ll was S50,000, the
airlift was S?,200 and doctor bi¡1s were in excess of
915,000.
Àl.I were paj.d by f¡alnart heallh plan that ¡
had at lhe time.
so I'm asking you tonighc to think favorable
about approving the expansion of 9¡alnart.. It's a good
neighbor to have in a comnunily. We support nany, nany
LEONÀRD REPORTING SERVICES, INC.(415) 312-9040
one of those principles is servant. leadership. I have
the opportunity to serve the associates in the store, I
consider that to be a great opportunity.
t{almart, I've uorked for many conpanies. I've
traveled a lo¡, and I can honestly say that. the benefits
and the Iifestyle have glven me an incredibly great
quality of life i¡ just a shorC lengt.h of tine. I don't
wanc to 90 anywhere else with enploynent. I'n very
happy with this conpany, Irm very happy with this
comnunlty and very hopi¡g to st.ay.
f uonde! why no one nent.ioned the concept of
travelers, also on a nore persgnaL note, I reside in
souLh Santa Rosa Àvenue in an RV Park. Ànd ¡ frequently
see product.s flon our store coning or by the peop¡.e in
the park fron the travelers who see store l.?55 off lhe
hj.9hway.
I wou¡.d think thal tourist dollars would be
something hhat would be impo¡t.ant to Rohnert Park.
Às fa! as grocery expa¡sion, I shop at 9¡alnart
a¡d before I becane an assocLate I shopped at Wal.nart
because I Ltked 9lalmart product prices, Walmart
products. I shop at other st.ores because I lj,ke their
products, perhaps their prices.
Even as a Walnart associate, if I find it
cheaper sonewhere else, I'n going to go sonewhere else.
1
)
3
4
6
I
9
10
11
72
13
14
15
16
71
18
19
20
2l
22
2.3
1
2
3
4
5
6
'l
8
9
10
11
t2
13
L4
15
16
1?
18
19
20
2t
2¿'
25
LEONÀRD REPORTING SERVICES. INC. (415) 312-9040
organizat.ions in the cohnunity.
I see custoners every day from MiLl valley,
Corte Madera and Eairfax as well as sone areas fron down
north, f,findsor of all p.Iaces where we do have a sLore
âìso. I'm a supporter of this project, and I would
close by I heard of the expression too big to faj.L.
But nou we got a new one, too small to fail.
So I lhink we should think about l¡alnart and
the good i.t does. Tha¡k you,
C¡lÀIRPERSON JOHN BORBÀ: Thank you.
LÀURÀ TUSSING-MIOZ; My nane is Laura
lussing-Mioz and I have been Hith walnart -- I¡n an
associate al Walnart. I've been with lhe conpany for
one year and seven nonths.
I noved to the Rohnert. Park Sonoma County area
as a chance to start over, start hy life over with ny
chi ldren.
I puc dozens of app¡.ications and resunes out
j.nto the community seeking enploynent. I'talnôrt uas !he
call that I got.
I worked as cashier for nine honths, and then
aft.er ni¡e nonths of empì,oynent with the company, I Has
given the qift to becone the personal mônager for store
nunber 1?55.
Our conpany i.s founded on sone p!inci.pIes, and
That's just the uay it is, sorry.
Bul nore than not., I fi,nd ny needs are met at.
WaLnart. Ànd as an associate, I'd like to see mole
needs mel, nore choices given to the communt.ty. I wou.Ld
aLso Like to see jobs. I would like t.o be the person
that calls soneone and offers then a job. Let. t.he¡n knoç
they have an opportuniCy.
Thank you,
CHÀIRPERSON JOHN BORBÀ: Thank you.
Next card is Gary Crane. No.
tle's also number 18, so werIl. move on.
There's one more, Rose Stiles, fol¡.owed by
.leff CLark.
ROSE STILES: cood evening. My name is Rose
Sliles. I live off Mounlain View in Santa Rosa. I've
been at l{alnart for a year and a half. Ànd I an a
senior cillzen. Ànd because of WaInart, I have a job.
I ðpplied €everal places before I finall.y had
the opportunity to geL hired.
I have benefits. Irn a part-time worker, and
they are a greal conpany to uork for, they take qare of
thelr employees. They give us bonuses, and we get
barbecues. 9{e get litt.le treats. Ànd you knoN what., I
can afford Co shop and I can shop anywhele thðt I need
to, but the prices there, one shop -- one stop shopping.
B4LEONÀRD REPORlING SERVICES, INC. (415) 312-9040 LEONÀRD REPORTING SERVICES, INC, (415) 312-9040
I donrt. have lo go everywhere. I canrt afford the gas
lo go fron one end of Santa Rosa to the other end of
Petaluna. If ¡ have to, I qan shop at f.lalmart, 9et it
all done. go home. and I support flaLmart.
Ct¡ÀIRPERSON JOIIN BORBÀ: Thank you.
Jeff Clark.
(No response. t
Okay. llill.ard woodward, folìowed by -- that's
a¡other repeat. Ànother repeat.
Ànd t.hen Tin À1len.
WILLÀRD Í,¡OODÀRD: ÀIì. right. Good evenjng,
everyone. cah you hear me okay?
By the uay, I'n lùillard lgoodard, just so you
k¡ow,
I live currently in -- off East Cotati Àvenue
on Canino Collegio, a¡d I've been a resident here for 24
years. I was born and raised. I'n literally a product
of my envj,ronment here in Rohnerl Park, and Irm proud to
say lhat. Ànd I çanted to talk from the perspective of
the young dumb generation.
I support the -- I'm ãn associate at ¡{aInârt.
I work there, I just started three weeks ago, not even,
and before that¿ I was working at laco Bell. and I Hork
in the sane area,
Ànd the rêason why I support the expansion is
I
2
3
4
5
6
1
I
9
10
l1
r2
13
74
15
16
l7
18
19
20
2t
22
23
24
25
1
2
3
4
5
6
1
I
9
10
1I
L2
13
14
15
16
1?
18
19
20
27
24
LÊONÀRD REPORlING SERVICES, INC. (4 15) 312-9040
R€alIy sinply, I just -- I Iike the idea of an
enhanced tax base. f,¡e'!e 12.? percent of unenploynent
in California right now.
I just donrt see how this is going to hurt
the -- correction, that situation. and I just Like the
idea of the choice. Ànd I don't like the idea of
soneone te].ìing ne¡ no. you have to shop in thi.s market,
we just don't Ij,ke that other narket.
So I wou¡d certainì.y urge you to approve this
expansion of fialnart.
Thanks.
CtlÀIRPERSON JOHN BORAÀ: Thank you, sir.
M!. Bennett. foLlowed by Molly Àshe.
MÀRTY BENNETT: Good evening, PIanning
comnissioners. My nane is Marty Bennett. I teach a!
Santa Rosa Conmunity College at bot.h our Santa Rosa and
PetaLuna campuses, and Irn also a co-chair of Living
Wage Coal.ition of Sonoha County. Living 9lðge Coalition
strongly opposes the proposed Qa¡.nart Super Center.
t.¡e do not believe the project wiIì, quote,
"positive.ly contribute to the Iocal econony" nor uill
it, quote, "creale job opportunities for local
residents¿" as stated in Exhibit À of the proposed
resolution before !he planning connission, !¡e conpare
j.t with the econonic inpact analysis by Sonona State
because I beìieve, of course. i.t will create nore jobs,
but also because it gives people like me who are trying
to Live on their own. wit.hout. -- and go to college. I
believe that it will creat.e nore jobs so we can go t.o
coìlege and get an education and nake a career and starl
our Iives the uay we¡re supposed t.o live the Àmerican
dlean, and I believe the 9¡alnart conpany has lhac.
I have noliced that from the employees that I
work with ðnd fron the custoners thôt I see on ð d¿iLy
basis. And I believe the expansion would be a blessing
to the comnu¡ity. I ualk around Rohnert Park aLI lhe
ti.ne and see a lot of enpty stores and I wonder, well,
where do those enployee go, those people that are
working on? I guess they don't have a job anymore. Ànd
I betieve Hith the v¡alnart exÞansion, it wj.Il now creåte
or replace those jobs that uere taken when it had to
c¡,ose down due to circunstances beyond their control,.
And that's all I have to say about that, so I
suPport thc l{alnart expansion.
Thank you very nuch.
Cl¡ÀIRPERSON JOflN BORBÀ: thank you, sir.
Next is Tin Àl.len, followed by Marty Bennett.
lIM ÀLLEN: Good eve¡ing, Chairnan, council.
My nane is Tin Àl.lgn, ånd I'n fron Santa Rosa. Can you
hear ne okay?
LEONÀRD REPORTING SERVICES, INC, (115} 312-9040
econonlst, Robert Eyler, who you just heard, Hho
estinates a lotal job Loss by local enployers resulting
fron the expansion of a wal,nart discount store wil.l be
between 105 and 211 jobs.
Ànd that the pay and benefits of the 85 new
jobs created by the project wiLl be substantiall.y less
than lhe old jobs that are l06t,
These job loss estinates by Professor Eyler
consisCent Hith the 200? sludy by UC Irvlne economist,
David Neunark, who found that for every new job created
by Í¡alnart in CaLifornia, l.{ jobs are lost across ô
counly tha! exist.ing grocery and ret.ail businesses.
Àpproval of Lhe WalmarC super cent.er wi,ll lead
t.o cLosure of Pacific Market and uill contrj.bute to
urban bl,ight and decay at the Mountðin Shadows Shopping
Center. ConpeLition fron walmart. super center could
also lead to decl,ining sales and job loss over Eine at
other locaì grocers such as Oìiver's, RaLey's and
safeway,
Most nonsupervisory l¡alnart workers are Èhe
working poor in Ànerica today. The average wage for a
fuì.I-line vfalmar¡ uorker in 2009 was S11.90 an hour
according lo lhe company.
This wage level is significantìy below a
sel.f-sufficient. or living uage for Sonona County which
1
2
3
4
6
1
B
9
10
11
72
13
1{
15
16
t?
18
19
20
2l
at
23
24
25
1
3
4
6
't
I
9
10
11
t2
14
15
16
I1
18
19
20
21
22
23
24
LEONÀRD REPORTING SERVICES, INC. (4 15} 312-9040 LEONÀRD REPORTING SERVICES, INC. (4 15) 312-9040
1
2
3
4
5
6
7
9
10
11
72
13
14
l5
16
l7
18
19
20
2l
22
z3
25
L
2
3
4
5
7
I
10
11
t2
13
14
15
l6
L?
18
19
20
2t
t1
24
in 2009 was approximately 914.90 an hour for two parents
working full tine to support t.uo chi.ldren and pay for
housing, healch care, transportalion. chj,ld care and
food without relyi¡g on governnent assistance.
Conpared to Walnarl, local grocers pay well
above the Iiving wage and provide conprehensive
benefits. The average wage for a full-tine union
grocery worker at Safeway and Raleyrs is S23.30 an hour,
nearly double the average uage at Walnart. The average
wage at the independent Pôcific Market is S1?,74 an
hour, accordj.ng to these Local enployers.
Ànd I must add Lhal t.he ilage differentials for
full-tine workers in lhe grocery industry is extensively
docuhented in the acadenic Iiterature, and I can provide
you those cilations.
CHÀIRPERSON JOHN BORBÀ: wrap it up,
Mr, Bennett,
MÀRTY BENNETT: Moreover. according to the
Kaiser Foundalion, no nore than 50 percent of 9¡alnart
enployees receive health benefiLs. This is well be¡.ow
the nalional, average of, 68 percent heaLth care coverage
for Iarge empl.oyers wlth more than 200 enployees, More
than 80 percent of the enpLoyees uork for Safeway,
Ralèy's or Costco receive heaLt.h care benefits. Lower
wðges and benefits nean that grocery prices at Wal,nart
LEONARD REPORTING SERVICES, INC. (415) 312-9040 LEONÀRD REPORÎING SERVICES, INC. (415} 312-9040
explore the opEions for her local businesses in âiding
Èhen to Iower lheir prices.
Às you consider Wa.Ihart's proposâl -- proposed
expansion thj.s evening, I inplore you to consider the
cost of your decision and then choose to put our
connunit.y first.
On behalf, of lhe students of Sonona Slate
Unlversity, I ask that you sôy no to 9lalnart. l,ùe
ce!talnLy cou¡d not afford Cuit,ion on Walnart. eages.
Please do not aid in naki¡g t{alnart the onLy job option
in our connunity.
Rohnert Park uould certainly benefi! fron the
retention of sone of Sonona Staters bright young ninds
post graduation. BUL I can tell you now lhat ð gutled
town bursting uith bi9 box stores is not the town that
we envision for our future. So Iet's makg Rohne!t Park
a great place to Live again. ThaDk you.
CHÀIRPERSON JOXN BORBÀ: Mr. Boyce, FolloHed
by Ke¡Ley Rajala.
BEN BOYCET Good evening, comnj.ssioners, ny
nane is 8en Boyce, a long-tine resident of Sonona
county. Ànd l'n here as a board member of the
Àccountable DeveLopment. coalition, a nonprofit
organization dedicated to --
1
2
3
4
5
6
'l
8
9
10
11
13
15
16
7't
18
19
20
2t
22
23
24
1
2
4
5
6
1
I
9
10
11
t2
13
T4
15
r1
1B
19
20
21
22
23
24
super cencer are 15 percent Lower at competing firn,
In conclusj,on, l,ùalmart workers wj.thout nedical
benefits wiIì inpose a significant burden on our county
health care systen.
Uninsured waLnart enployees will t.urn to
hospital, energency roons and pubLic clinics for their
health. Ca.ì-j.fornia County aLone spends 1, I bilLion
annuaÌly to provi,de health care for L.3 hillion --
CtlÀIRPERSON JOHN BORAÀ: Mr. BenDett, we need
to move on. One final comnent. Time to wrap up.
MÀRTY BENNETT: Thank you. The aclual. cost Lo
the residents of Rohnert Park and the negative impacts
of the project will far outweigh the benefits. l¡e urqe
the pìanni.ng connission to vote no on this project.
CHÀIRPERSON JOHN BORBÀ: Thank you, llave ¿
good night.
MoILy Àshe followed by Ben Boyce.
MOLLY ÀSllE: I'n Moì,ly Àshe, I¡n the president
of the Sociology CIub at Sonona SEate University and a
sonona state University senior. I ì.ive j.n Pelaluha.
ln regards to t.he potential cì.osin9 of Locðl
busi¡esses, Rohnert Park Mayor Pam Stafford has asked
Hhat. does Wal.nart. have to do Hith that?
I wou.ì,d like to answer her queslions. l,lhen
loca.¡. residents choose as sone çurrentl.y do to shop at
90
big box stores such as 9Jal.nart, they are also choosing
to ¿ake money away from lhe comnunity, to take away the
wages one could have earned working locally and replace
it wj.th wal.martrs mininun wage. It takes money fron the
community ìn terns of cenls per dolì.ar put back into t.he
ìocal economy, lhrough increased public åssistance
spendj.ng to subsidj.ze Vlalnart's low wages and through
infrastructure and environnental costs.
Mayor Staf,ford has said thal shopping at our
ìocal grocers is too expenslve.
I disaglee. cost is nore than the amount on
lhe price tag, Às a narried pârent of three living at
poverty leveì and a fu¡.I-tine university student, I can
tell you first hand that one catr be poor and shop at
Pacific Markel. Itrs about choices. Choices in the
food thðt you buy, choices on lhe inpact thôt you declde
you are confortable nâkin9 on ou! planet and within our
conmunity.
I have decided that the cost is too high for
ne to support any business that ships food chousands of
niLes or ehploys sHeat shops in the production of their
goods.
rf Mayor Stafford¡s stllì feeLs that the price
tag aìone should be considered when one shops. then I
say to her that as nðyor, she has the obligation to
91
LEONÀRD REPORÎING SERVICES, INC.(415) 312-9040 LEONARD REPORTING SERVICES, INC. (415} 3].2-9040
1
2
3
4
5
6
1
I
9
10
tt
72
13
1,1
15
16
L1
18
t9
20
2t
22
23
25
1
2
3
4
5
6
1
I
9
10
11
t2
13
14
15
16
17
18
19
20
2l
u1
24
BEN BOYCE: ¡'n wit.h the Àccountable
Deveì.opnent coalition, and werre dedicated to making
sure that land use decisions are served the best
lnterest of the community.
I have here a letcer, this was sent to the
commissioners ônd to the City Council from the
Àccountable Developnent coaLition urging the comhission
to not approve this -- the EIR as presented.
Às was raised earl,ier in the evening by one qf
lhe conmissioners, the -- there has not. been a fuLl
accounling of aI.I of the -- of the impacts that are
going to occur in terhs of urban decay a¡d bìighling of
other faciìities,
Ànd so we feel that the role of lhe comnission
is to make the best decision in the interest of the
cohhunity and the inlerest of the residents of the
connunity and co take the larger view and to take in all
of the impacts that are going to occur and assess, on
balance' is this good -- is this good for the cj.ty or
nol?
Ànd we qan¡c rely on the old ideology, the old
nostrun that we've lived by for decades where busrness
is good, nole business is betler.
We have to start becoming nore intel.Iigent
about assessing uhat introduct.ion of a certa¡n kind of
LEONÀRD RSPORTING SERVICES, INC. {4].5) 312-9040
application. Thank you.
CHÀIRPERSON ,tOHN BORaÀ: Thank you, sir.
Kelley RajaLa, fol.lowed by Àrthur 9farnoth.
KELLEY RÀJÀLÀ; Hello. my nane is Kelly
Rajaì.a. I'n the director of the Sonona County Go Local
cooperative.
Thj.s project is very relevant to our work as
our prinary goôl is to reclaim our Local eco¡onic power
by educating the publtc and our elected officials about
the nuLtiplier effect. Hou nore noney stays uithin our
comnunity, and we support hore local jobs Hhen we think
local firsl and supporl our local independently-owned
businesses.
I'd like you to imagine Rohnerl Park without
Pacj.fic Market, Inagine driving by yet another enpty
building in the Mountain shadoçs Plaza.
lle see nore businesses closing every day
around the county, Fron businesses to snalì non and pop
shops, alnosl every industry is in contraction node, I
chink ne can aII agree there is no end in sight, and
chis is going to be a long-tern problen. what are He
going t.o do with these enpty commerclal ånd retalì.
buildings estinated at over 300,000 square feet at this
tine. This is not adequately addressed in che EIR,
econonic inpôcts or the urban decay analysis.
LEONÀRD REPORÎING SERVICES, INC. (4 15) 312-904O
Ànother onisslon is the econonic repercussions
t,hroughout the ì,ocaI business conmunity. Halmart will
nol only directly inpact the local grocery stores, ¡l
wil.l. also lrickle down to other local businesses that
supply Pacific Market and other sma.Il businesses with
products and services,
To ¡llusLrate the mult.iplier effect, Pðci f.i,c
Ma¡ket, being a local business, tried to buy as much ôf
their products and services fron other Local. businesses.
In fact, we found that Lhey support ove! 61
.local compani,es and supporl over 4200 local jobs.
9¡hat happens to their local suppliers, say,
the Local bakery, dairies, farners who suppl.y Pacific
MarkeL, what. about the inpacts on the local p!inters,
accounlants and other local professional services if
gacific Market ls put out of busj.ness. 9lhaC about those
people and those Iocôl jobs, these inpacts âre not
adequately addressed in the EIR or the econohi.c
analysis,
?he bolton line is that if our independent
locally-owned businesses are hurt. He a!e all hurc.
thj.nk of all the contributions these companj.es
have nade to our cannunity over the decådes.
To our schooì.s and our nonprofl!s, all of
these should be considered in the project E!R and
1
2
3
4
5
6
't
I
9
10
11
1'
13
74
15
16
t?
18
19
20
2L
23
24
2.5
I
2
3
4
5
6
't
8
9
10
11
t2
13
14
15
16
1?
18
19
20
27
2.2
23
24
25
busLness mode.l into a cohnunity will have on it..
Ànd I lhi.nk that there was a neno that was
sent in the beqinning of the 9reåt recession in 2008.
Ànd that mena was ghat that model, lhat ltaìI Street
nodel t.hat Ne have ¡.ived by the last few decades j,s trot
working. Ànd so we're going to have Èo look at a Ìnore
intelligently-designed connunity, ue¡re going to have
Look ôt our land use decisions in terns of a brgader
perspeclive.
Ànd it's clear, fron alL the infornation that
I can €ee regarding this p!oject, that. first of aI1,
it's se!ving -- itrs not serving an unnet need. The!e
will be -- the professor stated Chere wiIì be net job
Ioss.
Ànd I think the facL that reðìly needs to bc
underscored is thaL because the expansion is bringing in
prinariLy nontaxable food itens, there's sinpÌy very
littIe net revenue.
So we have to ask such as why are we shj.fting
che deck chalrs and losing better quality jobs for Lower
qualiCy jobs, and creôting costs thal are Èhen put j,nto
the public seclor through the back door and that is part
of the Walnart business nodeÌ, is to externalize i.ts
personnel costs on to the public sector.
Ànd so ue urge the connission to reject Èhis
LEONARD REPORTING SERVICES, INC.(415) 312-9040 LEONÀRD REPORTING SERVICES, ¡NC. {¿15} 312-9010
I
2
3
4
6
1
8
9
10
11
72
13
14
15
16
17
18
19
20
27
22
23
21
25
econonic analysis.
this docunent j.s a sunmary of the real
econonic i.npôct of connunities that have chosen lo
overlook the downside of projects ìi.ke this one. the
short story is thaL connunit.ies get lured in with t.he
pronise of nore sales tax and more jobs, and how nuch
this conpany eill give back to the connunity. Ànd Hhat
the real, analysis shows because in the end, ts lhat
these projects hurt the regions, the econony and it has
a net job ìoss.
I know each of us, if we were to have ê
pri.vate conversation, we wou¡,d agree thðt ue're alI
deeply concerned ðbout the economic forecast down lo t.he
bone,
we are jusl seeing the tip of Chis iceberg.
and itrs going to take a long tine for the inpact to
rea.IIy hit us. À11 the nore reason for your connission
to think deeply about the economic analysj.s and the EIR
inpact on ìocaì businesses and Iocal jobs.
Our best. hope for atr econonic recovery is to
go local. Our local buslnesses have been contribut.ing
te our connunity for decades and noç we need to be lhere
for then.
I implore you lo consider the real. econonic
inpâct of this projecl. Ànd i¡ sunnary, I believe the
LEONÀRD REPORÎING SERVICES, INC.(415) 312-9040
Lhe area. Ànd it.¡s not clear to ne that the net
increase in the jobs çilJ. oçcur. with the 85 new jobs
that are projecled for Walnart.
Àlso, t thi.nk there is reeearch that suggested
that spending money to locally-ou¡ed businesses generate
conslderable nore ecgnonic activity lhan a dollar spent
at a nationa¡ chai.n store.
with regard to sociaL inpacts, you nay knou
that Bonny Àvenue is not too far froh Southwest
Eoulevard. And whereas I think the Southwest Shopping
Ce¡ter does have a certain funky charn ac this point, it
doesn't seen to ne that that's an appropriåte direction
we wouì.d want to see for the Mountain Shadoús Shopping
Center particularly given the difference between the
environhenls of those lwo neighborhoods.
So overaì.1, I thi.nk it really -- really are
not the enviro¡nenla.l, eeononic and social ir(pacts that
would justify overriding the negatÍve impacts idencif,ied
in the EIR. Thank you,
Cl¡ÀIRPERSON JOfiN BORBÀ: Thank you, si!.
Next is Mr, Kaplan, Fo.llowed by Randy Scott.
PAUL KÀPLÀN: Good evening, connissioners.
Can you hear me?
CHÀIRPERSON JOHN AORBÀ: Yes.
PÀUL KÀPLÀN: I'n kind of short. VerticaLly
conmission cannot approve thj.s EIR on the j.ssue of
i,nadequaee economic anal.ysis, urban decay ônd
incansisLency with Cityrs general plan.
CHÀIRPERSON .'OHN BORBÀ: Thank you.
KELfEY RÀJÀLÀ: Thank you,
CHÀIRPERSON JOHN BOREA: Next MT. WaTnot,h,
foLlowed by Paul KapLan.
ÀRTHUR WÀRMOTH: Good evening. my nane is
Àrthur liarnoth, My wife ånd I had lived in ?00 Bonn¡e
Àvenue, Rohnert Park, for about 35 years.
Ànd I noted with some i.nlerest thac the -- in
the staff report, it was suggested that economic and
sociaì. benefits are required co justify, overriding lhe
negâtive inpâct.s sÈôted in the report.
Ànd it seens to ne to be highly likely that
the econonic and social inpacts are Iikely unbaìanced to
be negative. It would be desirable to have an econonic
and a social impact anaìysis in sone depth, but I t.hj-nk
Professor Eyler's econonic anaì.ysis is ¿he closest t.hing
we seem to have, and it seems to suggest pretÈy strongly
thac there uill be negative econonic inpacts.
I -- I'n pleased to Iearn that the l{alnart
enployees that are here providing anecdoCaì evidence are
happy with their job sltuation. But it still is not
cfear to ne that we need new grocery retðiì capacit.y in
LEONÀRD REPORTING SERVICES. INC. (415) 312-9040
chall.enged. I Ij.ve at 1454 Jasmine Circl.e,
I'n involved with the Sonona CounCy ¡,iving
Wage Coaìillon and am aclive in educating people about
lhe project that we¡re talking about loday.
One issue t.hat I wanted to raise, and I have
not heard yet, nor have I seen il in the environnental
impact report, has to do with the use of poìice
services, vis a vis, t.he projecl in -- at the -- across
the freeway.
9fe have a colleâgue in our qoaLit.io¡ fron the
California Healthy Conhunities Network, whq j.€ providing
ne with a docunene thãt ouelines the poLice cal.ls lo t.he
super store, the Walnart super store in Àmerican Canyon.
Ànd I -- before I subn.i.t. this, I just want to read one
paragraph.
Il's from the project director, PhiI Fugger,
and he's concluding this letter to you to the
connissioners lonight by saying that this is a studies
of supe¡ centers that Chink thal far nore police se!vice
is required by super centers lhân ls required by WaLmarÈ
discount store operations,
They went through a process Hhere they did a
new super center in Àne!ican canyon and closed down a
regular store in VaLlejo. this increase in police
service should be considered in your decision to ðÞprove
I
2
3
4
5
6
8
9
10
l1
72
l3
14
15
16
l1
18
19
20
27
24
25
I
2
3
4
5
6
7
8
9
10
11
r2
13
t4
15
16
18
19
20
21
22
23
24
25
1
2
3
4
5
6
'l
8
9
10
ll
1.3
14
15
L'l
18
19
20
22
23
24
25
LEONÀRD REPORTING SERVICES, INC. (4 I5) 312-9040 LEONÀRD REPORTING SERVICES, INC. (415) 312-9040
I
3
4
5
1
I
9
10
11
t2
13
14
l5
16
7'7
18
19
20
21
23
24
25
a super center wj.th eatended hours of operation.
Due to the loss of sales tax revenue fron the
addition of nontaxabl.e food nerchandlse, you should
consider lhe financial inpacl to the City in providing
additiodal poìice services in naking your decision. So
I'd like lo subnit this for lhe official record if itrs
okay.
CllÀIRPERSON JOHN BORBÀ: Okay.
PÀUL KÀPLÀN: this report about lhe Ànerican
Canyon store reflects an increôse of police calLs fron
about one and a half to two and a half in the lwo years
thal Ítrs been in existence. Our oun Rohnert Park
police calls are running about two per day at the
current store across the freeway.
Ànd I'n just wondering, you know, in ny
neighborhood. if I had a neighbor who was having the
polj,ce caIled t.wice a day, that wouldn't be the best
neighbor for the neighborhood that I Iive in. Ànd Irm
just wondering what kind of neighbor we want in terns of
the -- in terns of the expansion that we're considering
wi th Chi s.
The other issue that I want to raise, you
know. as a taxpayer in Rohnerl Park and as a retired
publ.ic enpl.oyee, I va¡.ue the servj.ces Lhat public
enployees give to Chis conmunity. Ànd I'n really
LEONÀRD REPORTING SERVICES, INC. (415} 312-9040
f,lhat. I really want to know is, are there
supporters here lo save Pacific Market? Àre there
reôlÌy? You knoç, all you have to do is shop at Pacific
Market, and you'11 save it. There is roon for al1 of us
here.
CtlÀIRPERSON JOHN EORBÀ: Mr. Scott, you a!e
here tonight to address the cohmission.
RÀNDY SCOTT: weì1,, you know, theyrre the
çonnission aLso. They put you int.q office, they could
remove you fron offlce, they could no¿ shop at Pacific
Market, and they would renove then fron office.
I think there's room for everybody here. and
we just have to sort of open our nj,nds. Thank you so
huch.
CHÀIRPERSON JOSN aORBÀ: Thank you for your
connen t s .
KelLy McCall?
KelIy McCall?
{No response. }
CllÀIRPERSON JOIIN BORBÀ¡ Okay. Christopher
Simnons, followed by Patti Paul.
Cl¡RISTOPIIER SIMMONS: ¡Ie.l.lo Connission, My
na¡ne ls Christopher Sinnons. I live at 920 Golf Course
Drive here in Rohnert Park. I've bee¡ a residenc of
Rohnert Park for about four years, an enpl.oyee for
saddened by the kinds of cut backs that. we¡ve been
forced to look at, you knoH, our staff here j.n fhe City,
Rohnert Park is cìosed one dôy a week whj.ch, you know,
inpacts our services. Many of the pools and che
connunj.ty cetrter across t.he slreet where I Iive is
undergoing a sj.gnificant financj.al reduction.
1o subnit that, i¡creased police services
without increased tax revenue is not a good idea. I
would encourage you !o reject this EIR for not having
deall with these questions. Thank you.
CHÀIRPERSON JOIIN BORBÀr Thank you, sir.
Mr. Randy Scott. Followed by KelIy McCâlI.
RÀNDY SCOTT: Good evening. My nane j.s
RandalI Scolt. I ìive in Santa Rosa on Klute Street,
I'm a ìicensed optician. I've worked for }Jalnart for
about l5 years. You know, I could t.ell you sLories
abouC all lhe great benefits that Walnart has, Iike when
ny son at four and a haLf yeãrs of age needed open heart
surgery and the Walnart benefils were there to support
me.
I could talk about the sustainabì.e fisheries
that Waìnart supports or that l¡almarc is the ìargest.
distribulor of locally groun organic produce in the
nation. But like Mr. ShelI over here, I¡d be singing to
the choi r.
LEONÀRD REPORTING SERVICES, INC. ({15) 312-9040
wa¡.nart for about two years, À¡,so work for ônother --
one of our najor companies here full t.ine, I can
honestly say that before I started Horking a! 9laImart, I
looked at. it as -- you know, I¡ll be honest wj.th you, I
read everyt.hing that the negative stuff. I actuaLly did
a paper against. Waìnart at the JC. But. once you becohe
an enpl,oyee, you kind of.ì.ook at it a different way. I
went. fron Che consuner part to the actuaÌ associate.
l,¡a¡nart has actually helped ny fanily and t.
Irn a father of three, I have a newborn child. Ànd I --
I can honeslLy say that they have worked Hith me and ny
wife. My wi,fe is also a 9låìnart enployee. t¡e can,È
afford chiìd care, so 9¡aLnart worked Hith us on our
hou!s, so that I could work certain hours, and so !hat
ny wife wgrked certain hours. So we dotr't have to pay
for the child -- for child care.
I lhink if we don¡t offer conpetition here in
Rohnerl Park wit.h -- wilh che other narkets, we,re st.ill
going to have the sane problem, I do ì.ive by Pacific
Market and I do shop at Pacific Market. llowever. I
don't do ny fuìI shopping al Pacific Market.
Pacific Market is nore of a convenience where
I don't feel like shopping at 9¡alnart or Safeeay, but
sli.ll I have t.o drive a niLe to 9o to Safeway to shop at
Safeway to get all ny needs because I cannot. afford to
1
2
3
4
6
7
9
10
t1
t3
74
15
16
7'l
18
20
27
22
23
24
25
3
4
5
6
1
I
9
10
11
L2
13
74
15
16
l-l
18
19
20
27
22
23
24
1
2
3
4
5
6
't
I
9
10
11
t2
13
14
15
16
71
18
19
20
22
)1
24
25
LEONÀRD REPORTING SERVICES, INC.(415) 312-9010 I,EONÀRD RBPORTING SERVICES, INC. (415) 312-9040
1
2
3
4
5
6
1
I
9
10
11
1{
15
16
1t
18
19
20
2t
22
23
24
25
I
2
3
4
5
6
7
I
9
10
ll
13
14
15
t6
11
18
19
20
27
22
24
25
purchase everything at Pacific Market.
I agree with ny fellow associate. Randy. thal
I don't think Pacifi.c Ma!ket ùouId close if the people
shopping at Pacific Market wiLì conliDue.
I also like to bring up a couple of facts that
were brought. up by Mr. Bennetl. walnart does give
heal.th care for all its enployees, nol jusl for
fuII-tine enpì.oyees. Àì.so, the connenl about sonona
stale sludents eorking at Io{ uage and colLege, Èhat's
expensive, thal's reall.y the State's problen for raising
the tuition rales. Ànd as well as thaL the -- walmart
actualì.y has a €choìarship fo¡ college students. lle
have a couple of people Lhal do go to Sonona State, and
I think they do Lake part in the scholalship,
Bul alI in aì1, Rohnert Park needs conpetition
j.f I'h not going lo slt there and jusc stop shoppj.ng at
Safeçay or at Pacific Market, I do like Pacific Markel.
They have certain lhings, and IrLl. probably continue
shopping ac Pacifi.c ¡rarket. Howeve!, ¡ feel that ee
need that competilion here in Rohnert Park.
If we just go inco TarEet a bit. I don't see
any conplaitrt at Tarqel adding a grocery store. I went.
there the other day and they had stuff cheaper than
Safeway and, of course. Påcific MarkeL. I think that
this wiìl âIì.ow nore openness to conpetition ¡hrough
I,SONÀRD REPORTTNG SERVICES, INC. (4T5) 3T2-9040
chj,]dren. My lhird child was born May 24. 2005. Ànd at
three weeks old, he slopped brealhing. I have benefits
with Walnart, fulL benefits.
The anbulance came to our house, they look our
chiId. We didn't know what was wrong eith him. It look
the doclors 15 nonths to flnd oul whal Nas wlong wj.th
hln. l¡almart paid for everything.
Àt 16 monlhs, he had a Chiari malformalion.
and it cost over 1.00,000 for his surgery and his
hospi¡aÌ stay. Wal,narl paid for everything. À11 I have
to pay for a S100,000 was S250 copay.
He's four years old. He's had three other
surgeries. loday. he hâd anocher surgery.
In six Heeks, herlì. hôve another surgery.
9¡aLnart has been wonderful. They've paid for
eve!ylh j.ng.
they gave ne the cine off I need. they're
flexib.l.e with ny schedule.
they do -- lhey're a fanily. They -- if you
need j.t, if you need the tine off, they give you tine
off. I -- Irn a WalnarL supporLer. Thank you.
CllÀIRPERSON JOIIN BORBÀ: thank you. Enily
Catano followed by John Knapp.
EMILY cÀTÀNo: Hj,, ny nane is Enily catano,
and I work at l{alnarli 12 years in Rohnert Park, 16
business. That's what business is about. It's about
conpetition. If you can't keep up, then you shouldn't
be in business. Thank you.
CHAIRPERSON JOHN BORBÀr thank you. Patti
Paul .
PÀTTI PÀUL: Good evening. My nane is Patli
Paul, and I'm proud to say Lhat I¡ve been an associaLe
wilh 9¡alnart for 15 years.
they've been very, very good to ny famiìy and
myseìf. Ànd I think this project is a needed thj.ng for
lhj.s connunity.
I really do. f think that lhere are a great
nany people thðt sinply qan't afford Pacific ì.larket or
any of the other high-end markets.
t also ôgree lhat ðlI j.t takes for then to
stay open is their clienteLe to be loyal. lo then.
That's aII it takes. Ànd nobody is going to nake then
go Co f.¡aÌmart. For the folks Chât need. I think il
would be wonderful if it's there. So I support j.t.
Thank you.
CHÀIRPERSON JOIIN BORBÀ: Thank you.
Melissa -- I rn sorry, Melissa Cardenas. Followed by
Em j.ly Cat.ano .
MELISSÀ CÀRDENÀS: thank you. My name is
Melissa Cardenas. I'n narried and I hôve three
LEONÀRD REPORIrNG SERVICES, JNC. (115, 312-9040
years all together,
You know, therers a couple thi¡gs I want to
say, as an associate and also as a consuner. I live in
Santa Rosa, and I do pass by Pacific Market on the way
hgne.
I like Pacific Market in certain aspects. You
know, the take -- the prlne beef hone, ðnd. you know,
have ic reðdy to you, you don'È have to go home and
cook.
But, you knoç. I'm a vegetable person. a
produce person, and the produce is not of the quality
chat I woul.d like especj.ally at Lhe prj.ces that, you
knou, that I would have t.o pây there.
Ànd that's reaIIy inportant to ne.
I nean, I want Ca 9et the quality for ny
dol 1ar.
Ànd I beLieve that -- I used to shop at Roger
!¡ilco all, the tine. They had gleat produce at a great
price.
Itrs not the same. Itrs not the sane as
Pacific Market. Now, Pacif,ic Markel i¡ Santa Rosa, the
produce is different and I don't nind payj,ng for that
type of produce, of qualiCy.
But no! at produce that a lot of tines ls
Iinp, bruised. Ànd so if they're qoing out of business,
1
2
4
5
6
't
8
9
10
11
r2
13
L4
15
16
18
19
20
2l
23
24
25
1
2
3
4
6
1
I
9
l0
11
l2
13
).4
15
l6
t1
18
19
20
27
22
24
25
LEONÀRD REPORTING SERVICES, INC (415) 312-9040 LEONÀRD REPORî¡NG SERV¡CES, INC. (415) 312-9040
I don't believe that. il's sonelhing lhal Walnarl is
doing. lt's been happening goj.nq on for quite a while.
I have uorked in every single aspect of
glalnart and they hôve aì.lowed me to start lhe Cinco De
Mayo festival !hat we've been doing for like the last
eight yeals for the comnunity. Ànd the funds that Ne
get fron that noney goes !o the children's Medical
Neeugrk. werve also raised funds for supportinq the
troops. Have had sustainabj.lily fairs ac uhe slore,
uhich nenbers here have aLle¡ded.
I've ôìso been able to start sonething cal.led
ÀllÀ, Àssociates Helping Àssociates.
So when chere's associaces in need, people gec
together in the s¡ore or differênt stores to pôrticipate
co help !hem.
Ànd, you know, I used to wo¡k in sLationery.
and lrm a little nervous. I'm sorry, bul I Horked in
stationery, and ny go€h. I had so nany Sonoma State
students cone in to buy books and papers. furniture for
t.hem and they woutd say that that Has so inportant to
bhem, lo have waì.mãrt there for Lhat.
. Ànd I just aanted tel.I you that I appreciate
9¡alnart and I would Like the expansj.on of vlalnart.
Thank you.
CHÀ¡RPERSON JOHN AORBÀ: thank you.
L
2
J
4
5
6
'l
9
10
11
13
14
15
16
1?
18
19
20
27
22
?.3
24
25
1
2
3
4
6
1
I
9
10
11
t2
13
t4
l5
16
1?
18
l9
20
21
23
24
25
I
3
4
5
6
1
9
10
11
13
l4
15
16
7't
18
19
20
2l
22
23
24
23
LEONÀRD REPORTING SERVICES, INC. (415) 312-9040
donrt dêserve any belter. thank you.
CHÀIRPARSON JOHN BORBÀ: Next is Ànisia
Robinson, folloHed by Ken silveira.
ÀNISIÀ ROBINSON: Good evening. My name is
Ànisia Robinson. I've been an enployee of Pacific
Market since June of 2006. 8ef,ore thal, I was a Roger
tlil,co enployee since ils beginnj.ng in June of 1985.
So I've been in the grocery business working
for independent family-owned grocery stores specificåIly
at Mountain Shadous for the past 25 years.
Not only have I worked locally in Rohnert
Park, I've ìlved here for 30 years raising three
children, trow groen. So I tru).y understand the
signifj.cant inportance of narkets Iike Pacific Market.
I shop Iocally nyself, i appreciate lhe qualily of the
products, the care. the choices, safety and services
that exisc in a !.ocaIIy-oHned and operaLed neighbo!hood
business.
As you've heard, the expansion of the current
f.laìmðrt to include a full-on grocery store threalens the
ex.istence of Pacific Market, as weIì. as other snaìl
Locall.y-ouned businesses i¡ the area,
The thought of losing Pacific Market and all
lhat goes along wi,th it is sinply nol acceptable.
Pacific MarkeL prides itself in superior custoner
1
2
a
4
6
7
I
9
10
11
t2
13
14
15
16
17
IB
19
20
a1
24
25
LEONÀRD REPORTING SERVICES, INC. (4I5} 312-9040
Mr. Knapp. John Knapp is fallowed by Ànisia Robinson.
JollN KNÀPP: My name is John Knapp. and I'm a
former union organizer fo! the CCIU, the IBT,
Brotherhood of Teamst.ers.
Food price is too high because gas is too
hiqh. Ànd across the United States, every tine Walhart
noves into a city, wi.thin nonths, Mon and Pop closes
beçause they canrt conpete. À11 t.he city plaza s¿ores
becone vacated. P¡.aza scarts to look Iike a ghost lown.
l'¡aìnart expands, pl,ôces Like Pacif,ic Market and that
local businesses uithin lhat plaza wiIl, becone ghost
tow¡.
Restaurants, credit union, diner, pi.zza
jolncs, they åll cl,ose. They'l,l have to leave because
there won't be the customers there.
Don't let Walnart destroy our cj,ty. It's
not -- û{alnart continues to be non-union and anti-union.
The scare tactics they inpose on thelr associates to
discourage forning unlons and they ternj.nate emptoyees
for ünion actj.vily. Not to nention the discrihination
against wonen ànd minorlties and forced overtine off the
clock, that they have had to pay in back pay. llow much
misery has 9¡alnôrt caused and got away with it.?
If ç{alnart expands, it úl.lI continue to
provide non-union jobs and convince enployees that Ehey
110
service in a triendly safety atnosphere. Ì knou I speak
f,or nany other empÌoyees with Pacific Market when I say
ue are a fanily.
Not only are we a fanily anongst the
enpìoyees, nost of which live in Rohnert Park, but with
our customers as ueIL, Pacifj.c Market is ð place where
neighbors and friends alike neet in a relaxed and
friendly at,nosphere whiLe shopping. l.¡here locaL kids
get their fi¡st jobs, Nhere Rancho Cotâte and Sonona
StaLe Universily students can get a whol.esone decent.
lunch and still get back to class in tine, l.lhere
physicaìIy chaLlenged neighbors can nake ô short scroll
or drive to qet out, see a friend.ly face, have a nuch
welcone conversation. Ànd I n!ght add. someri.mes the
only conversacion that they get durinq Lhe day.
Thi.s is aìso a place Hhere e¡nployees ¡dake ti¡ne
lo help other shoppers. Many of them do Chis on thej.r
own time. llell, we know our custoners by nane. their
shopplng preferences and what they lj,ke and don't like
on their sandwiches. We know their stories and
oftentines they know ours.
I've watched kids grow up from kindergarten to
colLege, narry, and start their own fanily. Àl.l whil.e
enjoying the faniliarity, safety and benefits of a
neighborhood narket. Àì.1 t.his, you uiìl not find in the
t12
LEONÀRD REPORTING SERV¡CES, INC.(41s) 312-9040 LEONÀRD REPORTING SERVICES, INC. (4 15) 312-9040
harried uorld and parking lot of 9¡aìnart.
I can't imagine Losing this neighborhood
narket if we are forced to cfose due lo the expansion of
f{alnart. Itr this econonic clinate, any loss of business
is life threatenj.ng.
Paci.fic Market and the Mountai.n Shadows Plazô
is a gen. We shoutd all do whaL we can do to protect
atrd preserve it. ¡trs a fact, you donrt get the
pgrsonaì services and conpassion, the choices, the
safety and convenience fron a big box store. I truly
hope you do not approve the big box expansion of the
Rohngrl Park l,laìmart for it will. surely cost us so nuch
nore Èhan money in the end.
¡ personaìLy J,ook forward to nany. nany nore
years with Pacific Market and introducing ny new
granddaughter to the fanily friendly and safe shoppinq
experience you just won't qel at l'¡almart, Thank you.
CHÀIRPERSON JOIIN BORBÀ: thank you. Ken
Silveira, then foÌì.oHed by Jan Ogren.
KEN SILVEIRÀ: Hi. ny name ls Ken Silvelra.
My business residence is 901 colf Course Drive¿ Pacific
Market. I'n one of the owners, Ànd first of all, thank
you for your tine t,his evening. It.'s a laCe one for
you, I In sure.
ThaDks to lhe supÞorters lhat Pacific Market
1
3
4
5
7
8
9
10
11
t2
13
74
15
16
l?
18
19
20
27
22
24
25
1
)
3
4
5
6
1
8
9
10
11
12
13
l4
15
16
1?
18
19
20
27
22
23
24
25
LEONÀRD REPORTING SERVICES. INC.(415) 312-9040
We were told when we analyzed the project,
there wouìd be at least anolher 1,000 or 2,000 hones Ln
the eastern side on Snyder. Of course, those haven'L
been buill. Ca¡'t see it in the near fulure.
Irm nol here to debate whal has been sald back
and forth, back ånd forlh here tonight. I couLd, bul
you Hou¡dn't allow ne the time, But I uould like to
lake a Look at. Mr. Eylerrs report. and I beÌieve therers
a lot of facts in there that. you do need to address.
I do agree wiCh one t,hing in t.he EIR, is lhat
Pacific Market Hj.ll be put out of business.
Ànd that represents a huge inpact on not only
che enployees there but perhaps the enployees in ny
other two slores. ff we can stand lhe heat of losing
that store and Che Çonnilnent pe have ta the landlord,
to the ba¡ks and everybody in beteeen, I worry about the
other 160 pì.us enployees that we are -- 120 pìus
enployees we have. So that's definitely a concern of,
nine.
Às far ðs the EIR, I don't agree uith one
thing, and that is that lhat center wilL be retenênted,
I've forget exactly -- forget hoe many years it would
take. but I don'l believe that for a ninute.
I think yourre going to end up with a lot of
urban decay in that center, and it's sonething lhat lhe
has had this evening. IÈ neans a lot t.o us as a faRily.
À .IitlLe bit of history, we represent -- our fanily
represenLs four generations of sonona count.y grocers.
My grandfather started the business i¡ PeLaìuna over 60
years ago.
We nou have three stores. Flrst one here,
Sebastopol, and a snaì.I one in Santa Rosa.
lle enpl,oy 160 plus people. Lot of chen for,
as Mr. l,lebb said, over 40 years.
Ànd it is a faniLy truly. Mountain shadoes
Shopping center has had a¡ independent grocer for sone
25 years. Àbout t.hree and ô half years ago. our fanil.y
took on the project there, tried to nake what. we
considered Eo be a store that hadn'È had anything done
to it in 20 years and upgraded t.o what it is Loday.
In doing thal, we took a huge personal risk,
Our faniìy took a personal rlsk. and in â small.
business. unlike the corporate eorLd, you have to pul
everything on hold, everylhing on the Line, your hone,
first born chiId, and any -- any small businessnan would
knoH that -
Yes, it's true our expectations in Rohnert
Park have nol been net.
Reasons for that, Hho could predict lhe
econony that werre in today tuo years ago.
LBONÀRD REPORTING SBRVICES, INC. (4 15) 312-9040
City of Rohnerl Park addresses. Your general plan
specificalJ.y calls for you to support neighborhood
centers, I believe it's LU-7.
Ànd I reaìly think you should t.ake a Ìook at
that in the EIR.
Nobody has pointed out the obvlous here
Lonight. I'd like to do that. Your city. Rohnert Park,
does not need anoÈher 35,000 square feet of grocery.
there's no need for it. You are HeLÌ taken care of
between us, between Safeway. becçeen Save Mart, between
CosLco, and l,ùalnart. igseÌf,
I don'¡ know have shoes or itens that carry --
inst.itutional grocery j.n there, but it's enornous. So ¡
donrt. think the City is going to 9et taxes, as Mr. Eyler
points out. I do¡'t know of any benefit. I think it
will be â negalive inpacl co the City. I wish you wouì.d
take lha! into qonsideration.
CHÀIRPERSON .loflN BORBÀ: thank you,
Mr. Silveirâ.
KEN SILVEIRÀ: Àgain, if nay I poinc oulr the
obvious, Rohnerc Park does not need another 35.000
square foot of groce!y either in l!¡aìmart or ¿nywhere
else in lhe Ctty.
CÍiÀIRPERSON JOHN BORBÀ: Thank you. llave a
good night, sir.
I
2
3
4
5
6
1
9
10
11
L2
13
14
15
16
1?
1B
19
2l
23
24
25
1
2
3
4
6
't
9
10
11
t2
l3
14
15
16
L'l
18
19
20
21
23
24
25
LEONÀRD RBPORTING SERVICES, INC (415) 312-9040 LEONÀRD REPORTING SERV¡CES, INC. (415) 312-9040
1
2
3
4
5
6
't
9
10
11
L2
t3
t4
15
16
17
18
19
20
ta
23
24
25
1
?-
3
4
5
6
1
8
10
11
12
l3
14
15
16
17
18
19
20
22
23
24
25
JÀN OGREN: My nane i.s Jan Ogren, and I live
in -- on Hudis, which is ¡i Section near Pacifj.c Market..
Ànd I -- first, I really wanC lo appreciate
lhe questions lhat you asked. Ànd I was very hea!tened
by the concern that you showed, Ànd asking the
questj.ons about the EIR and the effecls it úi.Lì. have on
Rohnert Park, And I do supporl the Pðcific Market. I
bike there, I believe in shopping local, and then
decreasing the greenhouse effect, uhich you've heard
a I ready.
But what I want t.o speak to you about is being
a busi¡esswonan. Ànd I have ny busi¡ess ln Sa¡la Rosa
basically because of Santa Rosa's history of supporting
local.
Ànd I uould ì.ove to be in Rohnert Park, and I
have bee¡ very hearcened with the build up of lhe civic
cenler lhere by the ìibrary, and ne{ busi.nesses that are
goitrg in there. Ànd I have bee¡ considering re.locating
to Rohnert Park. But one of my concerns is Rohnert Park
is goi.ng to support the basj.c -- the east side wit.h, you
know, smaÌì business and local business or the Hest side
shich ends up Looking a Lol like the strip naì¡.s I Ieft
in virginla a long time ago.
Ànd so I really encourage you to look at ¡he
.larger picture thåt there are other busi.ness peopl,e that
LEONÀRD REPORîING SERVICES, INC.(415t 312-9040
live here in Rohnerl Park. wha would like to work in
Rohnert Park, but we're shalì business ¿nd we need
suppor! to exist, Ànd so we are lookinq at this
decision very c¡.oseìy and looking ac this as a
philosophy. Ànd so I really support you. Looking at
this larger picture. and the¡ Chis -- if we're goj.rg Èo
nake it in the economy we need snaII businesses. so
thank you very much.
CHÀIRPBRSON JOIIN BORBÀ: Thank you. Next is
Tina llansen folloued by Phillip J.
TINÀ IIÀNSEN-KEYS: Hi. ny nane is Tina
Hansen-Keys, My parenls noved here in '?1. I starled
l.ralnart in '91. I'n a day one assoclate. I noved to
Sonqma few nonths -- few years ago to live in a house
that ny husband greH up. I'l¡ be reading a letter fron
a ngnprofit danation organ.ization lhat we donate too.
He was unable to nake it due to a fanily nember passing.
Just to Let you know tha! 9¡ðInðrt has
scholarships f,or connunity and ¿ssociates, we al.so give
out grants for nonprofit organizåtions, ehich adds up co
about S3,000 if not more quarterly.
So Lhat inpacCs 3 lo 2O different nonchar.ity
organizations every quarter. One of the exanples is
just Lhis past Christnas SÈ. vincent de PauI -- due to
lack of qonnunity donðtions were unable to plovide
LEONÀRD REPORlING SERVICES, INC. (115) 312-9040
I
2
3
4
6
1
I
9
10
11
t2
13
14
t5
16
t8
19
20
24
25
1
2
3
4
5
6
1
8
9
10
11
12
13
14
15
16
17
18
19
20
2t
22
23
24
grocerj,es for the -- all chose fanilies lhat chey
provide in this conmunity. So they turned to Walnarl
for gra¡t to help then out. So Walnart gave then a
grant and t.hey were able give all the grocery out for
that Chri€Cnas.
So here's a letter from Revere¡d Lee Tun¡er.
"It has come to my alten!ion Walmart store in
Rohnert Park is seeking to expand its exisLing store and
provide full, service grocery, additional nerchandj.se t.o
original cusLomers, I feel it's inportant to the City
decision nakers to be aware of the store involvenent in
Local connunj.ty Hhen co¡sj.dering this proposâì..
"For this reason, I woul,d like to share some
informaCion with the partnership between Waì.nart and ny
convocalion. For the past two years, we have been
fortunate -- we have been fortunate to receiv€ danation
nerchandise froh Rohnert Park llalnart, which we turn --
which in turn we pass to the comnunj.ty menbers in need.
On a weekìy and/or biweekly basis receive large
quanti!ies of per€onaI graoming producls, ì.ike shanpoos,
soaps. f.¡e aLso receive household cleanj.ng suppì,j.es and
canDed goods from 9lalnart.
"lhough the store nåy not seek public credj,t
for their generous donations, they certainly do not 9a
unnoticed by people whose lives they are ôble to touch.
119
I wouJ.d like to encourage you lo approve 9¡almarl's
proposaì on expanding lhe Rohnert. Park store for both
new jobs and affordable groceries iC Hil¡. make -- ic
will nake available to local residents. Oualiry is
inporlant for this propo€al f,or even greater
contributions of nerchandise, food itens, and connunity
for the needy popula¡io¡ should be allowed to expand and
nove forHard. Sincerely, Reverend Lee Tunner. "
CtlÀIRPERSON JOHN BORBÀi Thank you.
PhiIì.ip Jehly.
Then He'll take a break.
PtIILLIp JEItLY¡ cood evening, My name ¡s Phil
JehIy, I've been a Rohnert Park resident for 49 years.
I've worked as a -- in the grocery industry for 27
years.
The ìast 26 of those years, Irve been doing
receiving, so I have a greål úo!klng relationship wit.h
alÌ lhe drivers. salesmen and nanage!s for all the local
businesses that deLlver groceries ðnd product.s to our
grocery store.
So the feedback ove¡ ¿he years thal I got froh
then, business right now is very slagnant. Obviously,
che economy i"s poor and lhe customer base in this area
is very stagnðnt. So there hasn't been any growth and
there's really not any g¡ow!h needed, the relationship
120
',BONÀRD
REPORlING SERVICES, INC.(415) 312-9040 LEONÀRD REPORlING SERVICES, INC. f415) 312-9040
1
?.
3
4
5
6
7
U
9
10
11
t2
13
r4
15
16
l-l
18
19
20
21
22
23
24
25
again I have wllh these drivers is they del,iver to all
the slores, so itrs not just one store or another. that
sìoús everybody. Àt a ti.ne when there was onl.y four
sto!es in this conmunity. Chere was lots of growth
through the connunity wit.h housing and population, and
so lhere uas growth in stores. Now, there's seven
grocery stores, eight if you count Hhat's happened to
larqet. Not even counting CVS, Walgreens or sone of the
great ethntc stores that are j.n the areà. So lhere's
seven grocery slores and lhere hasnit been so nuch
growth.
So to kind of reiterate what was said earlier,
there is no need, I'n on record saying that earlier to
the draft EIR. that there is no need for another grocery
store.
If f,lalnart is denied the expansion. it will
survive, it will still work. If itr€ denied, the people
who are happy working for l{alnart -- and lt will still
do business, and sone of the other grocery stores nigh!
be able Lo get nore cusloners and lmprove their business
because il's not just a Pacific Market issue, Àll the
grocery stores uill be affected by Walnart grocery store
coming in. ll's not just a Pacific Market issue,
Àì.1 -- Safeway, Raley's, Ollverrs, aì1 the
stores will be affected by Í1. .tust -- there is no
LBONÀRD REPORlINC SERVICES, INC. (415) 312-9040
HEIDI lELESFORO! I'n Heidi Telesforo, I live
at 725 Liberty CourL. ¡ live behind Oìiver's Market i¡
Rohnert Park borders Cotati.
CIIÀIRPERSON JOHN BORBÀ: Go ahead.
HETDI TELESPORO: I Just wanted to state
tonight that I appreclate Walnart being here. I
appreciate thej.r empìoyees that they do a fant.astic job.
but we reaìLy do not need anocher grocery store that has
produce j.n the area. We have nuLtiple -- seven that ¡
can count, thatrs on two hands now, and that's nore than
enough.
If t.his doesn't.9o through with pl.anni¡g
connission t,onight. it doesn¡t nean l{alnar¿ is gôing
under. Walnarl is going to be there tro natLe! HhaÈ.
You're going lo have your job tonorrou, yourre going to
have your benefit€, yourre going t.o have paychecks, and
you¡re 9oin9 to be able to see your customers every day.
and give then good €ervice, as you have had, that I,ve
been here in the last 1,I years. I do shop at walnalt,
but I shop everywhere else in the city as wel,l because I
feel that it's inpo!lant lo spread the wealth. Ànd I
would not be able to feel confortable having another
grocery produce area in llaìnart.
On the renarks of Target, Target didn't
expand, They used what they already had. Ànd it,s
expansion of population, So, again. the custone¡ base
is prelty slagnant.
Ànd Èhe City, you're kind of in an unenviable
position of trying nake a decision to try to raise
revenue' and because il¡s a grocery based expansion, t.he
revenues are going to be nininal because there¡s not
nuch tax base. Ie might even be a wash if other stores
c.Lose. and, again, thalrs a¡.1. been said earl.ier.
So the pretCy pi.ctures that Í¡alnart. show, new
construction iS great. It's going Lo Iook pretty. ttrs
neH constlucCion. It's going to be pretty.
Buildings tharrs closed and enpty are ugly.
And lhaL in Curn cones to thal word we saw in the EIR,
urban decay, lhat's a pretty important word.
I an on record with sone of these comhents,
and in the earlier public forum, and I would hove t.hat
you do not allou the grocery store expansion because I
feel there is not a need for another grocery store.
Thank you.
CflÀIRPERSON JOHN BORBÀ: thank you. Okay.
Àl this tine werll take a break,
(Off the record at 9:58 p.n. and back on
the record at 10:14 p.m.)
CHÀIRPERSON JOfiN BORBÀt Our next speaker
tonj.ght is Heidi Telesforo.
LEONÀRD REPORTING SERVICES, INC. (415) 312-9040
quite a snall produce area and sonehow I don't think
it's going to do very weìI âs far as thej.r produce
aspecls are concern.
I'n concerned that the parking lot security at
l,ralmart super store is only going to be done by the
enpl.oyees, that hakes ne a Iittle nervous, Is there
going to be an outside security group that cones in?
You know, are our police going to e¡d up håvj.ng to go
there anyhow lo help out?
Ànd the orher thing is that our schooì
district, ue just closed another schooL -- Mountain
shadows is being closed, uhich neans that the schools
are being closed because ue don't have infLux of
residents coming inlo the area. We have then going out.
The younger generations are not choosing to stay in this
arêa-
Ílhat we, need t.o do, ee need keep those people
here. Ànd I believe thac keeping then here is goinq to
be buying local, creating Locaì, where's l¡aImart, nost
of their things cone fron overseas, Chi.na. If they say
lhey're going to buy Local groceries, then that¡s what
lhey need lo do, Bul either way, whatever the
comnission decides Lonight. Walnart is still going to be
lhere. Ànd if you decide Co have the grocery produce
portion of Walnarl cone in, then wer!e taking a risk of
1
2
3
4
5
6
7
B
9
10
11
12
13
74
15
16
t1
18
19
20
27
23
24
25
I
2
3
4
5
6
1
10
11
t2
13
t4
15
16
t1
18
l9
20
21
22
23
24
25
1
3
4
5
6
7
B
9
10
11
13
15
16
11
1B
19
20
2l
22
24
2S
LEONÀRD REPORTING SERVICES, INC. (415I 312-9040 LEONÀRD REPORlING SERVICES, INC, (4 15} 312-9040
losing other businesses that are localì.y owned that are
sustainable in this area.
Ànd that's what we'lì going lo need to do. !{e
really need to act locally, thìnk globally and stay
wit.hin our meâns. I hean, in the event lhat we have a
volcanic eruption in the upper areas o! Oregon and
Washj.ngton, Hhat's going to hãppen to produce that's
supposed to cone here by walnart, or çe have huge
sDowstorms Hhere we have the nidwest shut doen again,
a¡d Wal,nart. can't qet lheir trucks there.
f,there are we going to get it fron in thi€
area? That did happen, I see you shaking your head but
that did happen in the last feH years where t.hings did
not get put on the shelves when they €aid they uould.
I just hope that the connission realìy thinks
about what they're doing to¡ight and that they decide
not to have the produce come in to Walnart. Thank you
very nuch. I appreciate it.
C¡lÀtRPeRSON JOHN AORDÀ: Thank yqu. Next is
Joe Boyle, followed by Margaret Pennington,
Mr. Boyì.e?
Is Ms. Penning¡on here?
MÀRGÀRET PENNINGTON: Yes.
CHÀIRPERSON JOflN BORBÀ: Foll.owed by Vanessa
Gonez.
1
2
3
4
6
7
8
9
l0
11
l2
13
14
15
r6
l'l
18
19
20
27
23
24
LEONÀRD REPORΡNG SERVICES, INC.(415) 312-9040
p!ejects that -- new plans in the counCy, to lake the
clinate plan. cìinate action pÌan and HiIì seriousìy
sort of use this greenhouse 9as reduction targel as a
filter for projecls that cone before you.
If a projecc noves the conmunj.ty in the
direction of meeting the greenhouse gas reduction
target, it deserves further consideration. If it noves
the comnunity away fron the greenhouse gas reduction
target, it should be denied,
For a nunber of reasons Slerra Club believes
that the super cenler wil.l increase ra!her than decrease
enissions, and so, t.herefore, we urge the p¡.annin9
comnission to qppose thj,s project.
Sohe of the reasons f.¡alnart expansion draft
EIR inpact states it's Iikely that Pacific Market, a
Rohnert Park nelghborhood independent grocery €tore will
be puc out of business by l¡almart expansion, which
include€ the addition of fuìl service groçery store.
Påcific Market prlmarily serves a Ìocal
neighborhood, ¡f i! closes, the 8,000 custoners uho
shop there each week wi¡ì need to travel farther to
complele their qrocery shopping.
the action plan, clinate acllon plan, calls
for 1? percent reduccion in greenhouse gas emisslons for
lhe transportation sector of t.he County. It states that
MÀRGÀRET PENNINGTON: Thank you for the
opportunity to speak. ¡rm Margarel Pennington. Do you
want addresses, did you sôy?
CllÀIRPERSON JOHN BORDÀr Yes, we do,
MÀRGÀRET PENNINGTON: OKay.
5?30 McFarIane Road, SebastopoL, and I'm
actuaÌ1y here tonight speaking as a representative of
che local Sierra Club, Sonona Group of the Redwood
Chapter of the Sierra Cìub. Sonona Group of the Redwood
Chapter of the Sierra Club opposes the proposed
expa¡sj.on of Rohnert Park into a super center.
Às you I'n sure all know, in 2005, ô1..I nine
Sonona County cities, including Rohnert Park and the
County, passed resolutions adopting a connunity wide
larget to reduce greenhouse gas enissions 25 percent.
below 1990 levels by 2015.
locôl governnents took that action in
recognition of cl.imate chanqe, global sarming as a
nan-nade crisis that is happeni.ng now. ¡t is Che
uninlended consequence of using fossil fuels and
deforestalj.on, and the need to act is urgent..
So the Sierra Club, He connend Rohnert. Park
for its support for this bold target and its çommitnent
to the connunity cìi.nôte action plan. But we wouLd like
to urge aIì governnent entilies that are looking at
LEONÀRD REPORTTNG SERVICES, INC. (415) 312-9010
I
2
3
4
5
6
't
I
9
10
11
L2
13
14
15
16
7'l
18
19
20
21
22
23
24
1
4
6
't
I
9
10
11
72
13
14
15
16
17
l8
19
20
?2
23
24
1
2
J
4
5
6
'l
8
9
10
11
13
14
15
16
l?
18
19
20
2l
tt
24
25
neetinq this target wil.ì require trip reduction. averôge
trj.p lenglh reduction, and shifting bhe single occupant
vehicles to public transit. ualking and bicyc.l.¡ng.
the los6 of Pacific Market wi.ll resuìt in nore
vehicl.e trips. waLking and biking to the store wiìl no
longer be an option for most of Pacific Market
customers. Ànd Lo¡9er average trip length and exact --
the exact opposit.e of the changes needed in order to
reduce connunity greenhouse gas emissions.
Ànd I'II dj.rect you I know you have Robert
EyIer's recent reporc here indicating that additional.
vehicLe miles lraveled Hould be 1.5 niIì.ion per yeår,
translaces into ?3,000 gallons of gas and additional. 655
netric tons of carbon dioxide enissions,
So I heard lhe bell ring, I ì.eave it at that
and thank you.
CHÀIRPERSON JOHN BORBÀ: Thank you. Next is
Vanessa Gomez, foLloued Davld Ehreth.
vanessa Gonez?
(No response. )
CllÀIRPERSON .IOHN aORBÀ: Davìd Ehreth.
DÀVID SlHRETtl: Good evening. My nðme is Davi.d
¡:h¡eth, ¡ li.ve aÈ 4988 West Soda Rock Lane, tlealdsburg.
I'n here to speak in opposition to the
approval of the environnental impact. report and not
t2aLEONÀRD REPORlING SERVICES, INC. (415) 312-9040 LBONÀRD REPORTING SERVICES, INC. (415) 312-9040
necessarily in opposltion, per se, to Walnart. But
f,¡alnart hâs developed a hodel supply chain nanagenent
systen that fron a technqlogicaL point of view is alno€t
a mj.racle and iC results in lou prj.ced products, but I
represent a local food conpany.
I gwn a company that supplies products to
all of the independenlly-owned slores here inalnost
Son ona County.
Ànd I
che tine Iinit,
conpany depends
businesses.
had prepared renarks but chey excaeded
so Iill have to depart and say ny
on its açcess to market on fanily-ouned
l¡al.nart's connendable supply chôin simply
can¡t reach ne.
I'n enblenaÈic of -- and I think as you see ne
standing here, you should see 100 other vendors in
Sonona County.
I purchase produce for ny products fron valì.ey
End Farns right over here just across fron Sonoma State.
I have a chai¡ of faEnels here in sonona
Cou¡ty who grow products for us.
If yourre int.erested. i.trs Àlexander valley
Gourmet and we make pickles and sauerkraut.
So He're -- werre very tied to the locôl
agriculture here. Our products are soLd throughout
1
2
3
4
5
1
I
9
10
ll
l2
13
l4
15
16
1?
18
19
20
21.
22
24
25
1
2
3
4
5
6
1
9
10
11
12
14
15
1?
18
20
22
23
24
25
LEONÀRD REPORTING SERVICES, INC. ({15) 312-9040
adding 35.000 feel and its inpact on lhe econonic
environnent of farm Lo narket here in Sonoma County,
thank you ve!y much.
CilÀIRPERSON JOHN BORBÀ: Thank you. Next is
Magick, One nane?
MÀGICK: One nane, yes.
CllÀIRPERSON JOHN AORAÀ: Jesse Schwartz
fol lows .
MÀGIcKr lli, I just want lo thank the
commj.ssio¡ers for going slraight to the point about this
not being à community store and how t.hat. doesn'c go with
the general pIan. Ànd, you know, I've worked a lot of
EIRs. and i.t's very inporgant to havê specific reasons
that you're going !o deny this project.
the trafflc i.s discussed. but Hhen ue laìk
about bad traffic, we need to realize what. accident
neans. That neðns deaths. Itis isnrt just bad lraffic.
I think itrs lnportânl thal there was very litlle
discussion of the no alcernatj.ve, no p!oduct
alternative.
Ànd to ne. Èhat's obviously t.he choice. Ànd
it was t.he argunents that were nade around thal, the no
project aLterna¿ive, åre conpleEely flihsy. I nean.
there's job oÞportunities lost. when, in fåct, werre
going to lose Jobs frqn a store that you just welconed
Caì.ifornið but sold through snaller fanily-oHned
businesses. l.lhen you look at the environmental inpact
study ¿nd you consider the environnental impact, ir's
reharkable to ne lhal you discuss this i.n terns of 50
jobs or 30 jobs. I have five employees including
myself, I'n a snaìl businessman. I an the classic
smal,I businessnaÞ thac everybody all taLks about.
That's me. Irve worked hard for five years lo build
this business.
I have a trucker çho Iives in Pet.aluna ènd he
brings j.n produce for ne. I have farners thðt grow for
ne over here in Rohnert Park and in Healdsburg and in
Lake Counly.
I have accounts -- I have other professionafs
Èhal I enploy who do everythj,nq to take care of hy books
to Heb things. Àll of this for 9lalnart is in Àrkansas.
nhen you spend a dollar in l.¡almart, lhat dollar finds
i.ts way, any profit lhat. dollar has, finds ils way to
Àrkansas.
If it's nol noney lhat's not goj.ng lo
Àrkansas. then it's going lo the large vendors thðt
9¡a.l.nart. deals with. This is fine. Ànd we're not here
thj.s evening to discuss the end of l.lal.mart.. 9¡e're here
to discuss lhe impact of 3,500 square feet. when every
single econoni.c indicator in Rohnert Park is negat.ive,
LEONÀRD REPORlING SERVICES, INC. (4 15) 312-9040
I
2
3
4
5
7
B
9
10
11
t2
13
t4
15
16
\1
18
19
20
2L
22
21
25
1
2
3
4
5
6
7
I
10
11
tz
13
14
15
!7
1B
19
20
27
22
23
24
25
to your town. Ànd just -- you should support, Ànd to
let chat fall apart just seens so negative.
This is, you know -- you know. people have
been using this word, "conpetition," tonight. Ànd, you
know. I'n a Hordsnith, and conpetit.ion means to -- "com"
neans with and "pete" nea¡s to strive, file're neant to
strive together here. f{erre not meane to destroy each
other.
Tonight my heart. hurl€ Chat uhat happened !o
!hi€ country that we cån actually, you knoH¿ not care
about each others' jobs that these people are from
Í¡alnart. have their jobs. !lhy don't they care about the
peop¡.e fron Pacific Market? ç.¡hatrs happened to us lha¿
we want to be consuners with choice is the most
inportanC thi.ng?
You know, it's a trðgedy, Ànd we need to find
our hearts again and take cåre of each other, There's
an econonic downturn, and the wealth in lhis
connunity -- the Health is us taking care of, each olher.
Not 9¡alnartrs. You know, 90 local is a great
idea and a great proposal progran. 60 cents or nore
fron local busitresses stays in the comnunity.
six ce¡ts, six cents froh lùalmart.
Vlalnart could come into a comnunj.ty and
they've done it over and over. They can run, neglecl
r32
LEONÀRD REPORTING SERVICES, INC.(4r5) 312-9040 t,EoNÀRD REPORIrNG SERVICES, INC. (415) 3r2-9040
because of other store until they pul the competition
out of business. Ànd do ue care about the slave labor
in China. in laiwan. 9{e care of our children, the
seven, eight year olds working l4 hours a day or just
think about ours here. Those are your children. those
neighbors are cheir jobs. we have laws. You have ways
t.hat you ca¡ do this.
That other facts that you can deny thj.s, you
knoH, and not certify this 8IR.
But it comes f,ron your heart to do. This is a
t.rðgedy lhat's facing thi.s counLry, that we can not care
abou! each other in this wôy. Please don't certify
rhis.
CllÀIRPERSON JOtIN EORBÀ: Thank you. Àgain,
ìec's get through this and everyone has a chance to hear
Mr. schwartz. Yourre next, followed by John Kraner.
JESSIE SCH9¡ÀRTZ: Hi, I'n Jessj,e Schwartz. I
live at 1196 Santa Cruz. I'n a Sonona State sludent,
senior, speaker of t.he associated sludenl senate,
although I an not speaklng for lhe senate here, I'n just
speaking for nyseLf and other students who share ny
views. Finance najor, minor in economics.
FEMÀLS sPEÀKER: speak into the hic.
JESSIE SCH!¡ÀRTZ: Lived in Rohnert Park for 15
years,
I
2
4
5
6
1
I
9
10
11
L2
l3
l4
15
16
1?
18
20
2L
22
23
24
1
2
3
4
6
1
8
10
11
L2
14
15
l6
18
19
20
2l
22-
23
LEONÀRD REPORTING SERVICES, INC (415' 312-9040
hearing about Local businesses and shopping t.here is
good.
Itrs good for local businesses, but what about
consuhers? Shopping Local drlves prices -- it just
creates -- you have snaller narket and nore expensive
goods and services. But when you expand narkets you
nake things nore affordable for everybody.
There's questlons asked welì. how does this
effect Erocers? I thi¡k lhe more important question is
how does this effect consuners, for there are far more
consumers than there are grocers i.n the connunity.
You asked how does lhis effect accessibilily.
No doubt Pacific Market is closer, but nany fanilies --
ny fanily ìives closer to Pacific Market but. drives to
safeway, Cost.co, and other places farther away because
it's more affordable.
5o that's something that's also important to
consider ðccessibiLity is affordability. It does no
qood to have a nearby narket chatrs too expensive.
People wj.lI shop eLsewhere,
The connission asked aboul job loss. and the
report showed that there would be a net job gain. But
even if there's a net job loss. I be¡ieve this ls
outHeighed by lhe thousands in the conmunity who benefit
by access to more affordable groceries.
Recently, che assocj.ated student sent and
passed a resolulion -- or excuse ne, there was a
resoLution opposing walnart which the associate students
voted down for a number of reasons whj.ch I wonrt gel
inlo here. But if you want to lalk about a couple of
the questions that the connissioner asked, first was the
residuôl effect. 9)hat residu¿l effect wilì walmart. pose
in a connunity? Haybe it uill force a couple of
businesses out of business.
I think it's inportanl to look at the
¡ong-lerm effects. Ànd what are the ì.on9-te!m effects
of having Walnart in a connunity. 9|alnart prices drops
prices doHn. Il's one of the most single nost powerful
forces againsc inflation in this country because they
sell just about every good or service, which heans other
companies have t.o conpete with t.hen.
They provide nore affordable goods and
services for everybody. Everybody benefits froh there.
You don't even have lo shop lhere ta benef!!. But the
people that benefit the most are the ones t.hat shop
there the most, which are usually low incone families.
so I think having lhe expansion is good
because it creates this by driving prices down it
creales nore buying power for everybody. Soneone
mentioned the¡e is a nulliplier effect, and that ¡ keep
LEONÀRD REPORTING SERVICES, INC. {4 15) 312-9040
In the long run, jobs a!e not Iost but they
are disp¡aced. Just like when llenry Ford created the
autonobiLe. there were nany Hagon nakers who were put
out of business, bul they eventually found neHer jobs.
ForlunaleÌy, we have a junior college and
Sonomâ StaCe and even publj.c libraries, the people can
improve Lheir skills and get higher paylng jobs.
l¡e talked about Hages, how will this affect
wages. I was fortunate to be a student under Professor
Eyler. tle's a great teacher, and he taught me that nany
people confuse wages with úeaìth, but many peopl.e forget
that price is also a faclor, and Waìmarl drives prices
doHn. By allowing Walmarl to come up to the community,
il essenlially gives everybody a raise by giving us --
just give ne 30 nore seconds.
Just a couple of objections. I object to --
one of the Living Wage Coalition members saying we need
to be nore intelligent, This i.s a little bit insulting
because it's -- I'n not stupid for shopping at 9¡alharl.
I shop there because il meet.s my needs. I dgn'l knoH if
it. net, as such, buc lhere's a ìgl of comnunity members
that would very nuch value access to nore affordable
grocery, but ultinately it cones doHn to choice.
Ànd I jusl hope that the comnission will give
t.he connunity choice when it cones doen to it.
1
2
3
4
5
7
I
9
10
11
1a
13
14
15
16
11
18
19
20
27
22
)1
24
25
1
2
3
4
5
6
1
8
9
10
11
13
1¡l
15
16
1B
19
20
27
tt
23
24
25
I,EONÀRD RÊPORlING SERVICES, INC. (415} 312-9040 LEONÀRD RÐPORTING SERVICDS, INC. I115) 312-9040
Àpproving the expansion uiì1. not prevent relatively
smalìer but -- population froh freely shopping at
Pacific Market but denying the expansion wilì prevent
reìat.iveìy Larger LoH-income fam.ilies from having a
choice and opportunily at lower price of, groceries.
Thank you.
CHÀIRPERSON .]OHN BORBA: ThanK you. John
Kramer's next. Followed by Janet Mitchel,
JOHN KRÀMER: Thank you all, and I appreciate
your patience. It's a long evenj.n9. You probably dq
this well more often than ¡ do. I'n a professor fron
Sonoma Slate University ônd I'n bringing tpo
resolulions, one fron the faculty senate and --
FEMÀLE SPEÀKER: Canrt hear you.
JOflN KRÀMER: I'n brj.nging t.wo resolutions
fron the facuLty cenler at Sonoha St.âte and fron the
Ca.Ij.forniô Faculty Àssociation. The one fron the center
reads 'rResolve thal lhe Sonoma Stale University Àcadehic
Senðt.e opposes the expansion of lhe RohnerC Park Walnarl
into a super center, because of Èhe adverse effect this
expansion wilì have in the comnunity in which Sonona
Stat.e University is Located. Furlhernore, the acadenic
center sÈrongly urges the Rohnerg Park city council not
to approve Wal.mart's grocery çenter t.o expand."
Ànd the resolulrion from the California Facuì.ty
1
2
3
4
5
6
1
9
l0
11
72
13
l.{
l5
16
18
19
20
2l
23
24
25
1
2
3
4
6
7
I
9
10
11
t2
13
14
16
l1
18
19
20
27
22
24
1
2
4
5
6
't
I
9
l0
11
72
t3
14
15
16
1'l
19
20
2t
23
24
Àssociôt.ion that represents nost of Lhe facult.y of the
university reads essentiaì.Iy lhe sane but adds the
phrase, the -- we -- "this will adversely effect the
connuni.¿y thaL sonona state university is Located in
includi.¡9 lhe deterioration in the qualiÈy of jobs
available ¡.ocaì.Iy. "
The resolution goes on to say shortening --
there ðre nany reasons to b9 conçerned uith the presence
of V'ralnart in our connunity especially in an even larger
one than exisls nqu, Ílalmart is a mega corporaci.on thal
is fully capable of forning local econony. It pays j.Ès
enployees poverly ]evel wages, It encourages ils
employees lo apply for food sCanps and other taxpayer
prograns for the poor. It pu!s pressure on lhird world
supp¡iers, ônd il is viciously ðnti-un.ion.
ç,¡e believe the Cotati Rohnert Park that
Ífalnart super center will undoubledly nean driving sone
locâl narkets out of business. For exanple, Pacific
Marke¡. perhaps oliver's Markec, and bringing the
attended blight to the shopping centers which they
anchor. Àcross the nation on t.he average two grocery
stores fold in a comnu¡iuy for every walmart super
center that goes in. Shopping centers that these
grocery stores anchor lend to enter decLine and urban
bìight increases.
LEONÀRD REPORÎING SERVICES. INC. (415} 312-9040
wants to 9o one place uhere he can dg everything.
PersonaLly, I'n of t.he olher nind, Why? l.¡ell., Irve got
a whole List thôt have ðlreðdy been discu€sed tonight.
Bvery -- everything, but the thing thaÈ I w¿nt to --
don ' ¿ do thi s nuch .
There's been an enot.ional appeal from the
enployees of Ílalnart heralding the wonderfu¡. work !haC
they do. I -- we¡re not going lro Iose that. that's
goinq to be there.
But if walmart -- tf super 9¡aÌnart goes in,
what happens to a store Lhat's been here for 25 years?
À store that I can go into and I can go, hey,
I can buy dinner. it. uill be ready in -- it's already --
lherers wonderful strange jellies and olive gils I côn
get. I'n just puìIing things out of nid air.
Ànd as for the produce, I got to agree with
one of the peopLe lhal I'n not so hot on their produce.
I used to like it at Roger wiìco Park but, you knou,
it's ô great. pì,ace to go.
It.'s expensive. I ca¡'t åfford to go there
al¡ the tine. I shop at Safeway, Grocery Outlet, îargel
and Food Maxx.
Now, you teìl ne that Grocery Outl.et and Food
lilaxx aren't âffordabÌe food, cheap food. Maybe not as
cheap as ?¡alnart but it's not -- theyrre going Co save
1
2
J
4
6
1
8
9
10
11
1t
14
15
15
17
18
20
27
tu
23
25
LEONÀRD REPORTING SERVICES, INC. (415) 312-9040
Many Local suppllers to local. orj.enled narkets
wouìd be adversely affected by t,he expansion of lhe
f{alnart {hich by ând Large uses nationaì or even
inter¡ationaì suppliers. The noney that lhey take i.n
does not stay in the Loca¡. economy.
Finally, there's the issue of third Horld
súeat shops. Werve håd woman thoughtfully hention that
the people in Àsia espac:ally, There's an ethicaL issue
about supporting the exploitation of low wage workers in
other countries.
In sunnary. as citj.zens, we owe it our
neighbors in this city who have snall struggling
business, It's not t.o Let this cut throat conpetitor
drive t.hen ouc of business, Hhich walnart has a history
of doing.
CllÀIRPERSON JOHN BORBAT thank you,
Mr. Kraner.
JOHN KRÀMER: thank you very nuch. Ànd I have
copies of the resolutj,ons, if I can leave then here?
CHÀIRPERSON JOttN BORBÀ: Janet Mitchel is
next, followed by June Michaels,
JANET MIlC¡lEL: Janet MiEchel, I Creekwood
Square. I am an unehployed caregiver at the noment,
but -- and I woul,d ìike to telì you that ln our
household, it splits. My roonmate wants f,ùalnart. lle
139LEONÀRD REPORTING SDRVICES, INC. (415) 312-9040 LEONARD REPORTING SERVICES, INC. {4i5) 312-9040
1
2
3
4
5
6
7
I
9
10
11
l2
l3
L4
15
16
7'7
18
19
20
2t
23
24
25
that much nore. IrLl tell you what, ¡ shop aC 9¡alnart
every si,ngle week. Their prices are greðt. Their
products are not sonetines. But it doesnrt nean I don't
enjoy shopping al Walnart.
CtlÀIRPERSON JOtIN BORBÀ: Thank you.
Ms, Michaels. Fol.lowed by l,iz Basi.le,
JUNE MICgÀELS: Hi, my nane is June, and ¡
live in Southwest Santa Rosa. Ànd ¡his is ny second
tine in talking about 9¡aLmarl, I dealt with it when
they wanled to puL one in next door to ny house.
Ànd I have to -- you know, all of you who Hant
f,lalnart. that¡s great. ThaC's your opinion and !hatis
okay. I think that for the V¡alnart enpÌoyees, when
Katrina hit, a thousand dollars was given fron the
enployees to -- for the Katrina victins. So I applaud
the enployees.
Unfortunately, the f{altons didn'l give
anyching. I nean. four out the seven richest peopLe in
the world, four of then are 9¡altons, 9{almart fahily.
f our,
And it seens odd that a lot of fitrancial
C-span a¡d other prograns say that there's a snal.ì
wester¡ city had atr increase in pub¡,ic assisCance. Ànd
they looked to see what was wro¡g, what had happened
because unenploynent had not gone up. ç.¡hal it was Has
LEONÀRD REPORÎING SERVICNS, INC.(41s) 312-9040
CllÀIRPERSON ,,OHN BORAÀ: Thank you, ma¡an.
Connie Robeson is next, followed by SaILy Lai.
CONNIE ROAESON: Hi, I'n Connie Robeson, and
I've Lived in Rohnert Park for 20 years. I'n retired
and I shop at Pacific Market. I wal-k lo it.. Ànd it.rs
no¿ only convenienE, but you have ð lot. of choiCes
the re .
Às far as ç{alnôrt goes, WaJ.nart will drive out
of business the snåLler grocers, they will eLininate
conpetitiotr and choice because theyrll be the onìy game
in town.
Ànd I thoughL thalrs, you know, a lot of
people sây. welL, Àmerica is about conpeti.ti.on but, in
fact, they're doing the antj.lhesis of that very idea
wi!h lheir practices,
there are al!eady nunerous large outlets for
buying groceries in this comnunj.t,y. Ànd we don¡t ¡eed
another one, especially at 35.000 square feet. 9¡alnart
eould be a najor redundancy. Why do He need that in
this connunity?
Àlso. why do WaLnart shareholders who do not
ìive in Rohnert Park need more profits at the expense of
che residents of Rohnert Park? Ànd I'11 tell you I've
been in fgôlm¿rt once 1? years ågo. Ànd I was appa¡1ed
and Irve never been back, and because there's so nany --
Uhere {âs an expansion of Walnart and a new 9¡a¡hart..
Ànd the lruth of the noLter is, it's the tax
dollars for the connunity, Itrs not neç money.
It's only merely shifted noney. there's no
neu peopìe coning in fron ãnyHhere. Ànd loca.Ily-owned
business do qet their supplies from Iocally-owned
busi.ness. Ànd so the snoke and mlrror€ is uhàt
Walnart's proposing and just Iook beyond the reality of
it. whal we really need for our cohnunity. what we
real,Iy want for our community. Thank you.
CI|ÀIRPERSON JOIIN BORBÀ: Thank you. Next is
Liz BasiIe, followed by Connie Robeeon.
LIZ BÀSILE: lli, my nane is Liz Bas.ile. I've
lived in Sonoma County for 38 years.
Ànd everything I wanted to say has aìreôdy
been said. Iin against. l{almart being expanded into a
Grocery Outlet, We have enough of t.heh in our county.
lùhen the Wal.t.on fanil,y st¿rted the f¡almart
stores, they said it was Eoing to be local and
everything was going to be nade i¡ the U.S.À. that they
sold, Ànd thae hasnil happened. Everythitrg j.n Hal.nart
cones fron another count.ry. They are ¡ot helpj.ng our
econony. They have lo pay their stockholders or pay
atLentj.on lo t.he stockholders, That is what they're all.
about. Ànd Chåt's al.l I'm going so a say.
I,EONÀRD REPORTING SERVICES, INC t415t 312-9040
there are other ¡.ocâtions where you çan go and find whôt.
you uant.
Ànd I plan to never ever step foot in 9¡al.mart
ever again because it.'s not whal I believe in. Thank
you.
CHÀIRPERSON JOIIN SORBÀ: Okay.
SaIIy Lai is next, folÌowed by Susan Sanders.
SÀLLY LÀI: lli. ny nåme is Sal.Ly Lai. I an --
ne and ny husband own a busi¡ess in Mountain Shadows
Shopping Ce¡ter. Because the business is not that good,
so I have work fuì.ì.-tine in a conpany, corporate style.
9¡alnart is a corporate style run business, So
they are -- require lo pay aIl t.he enployee benefits,
such as health insurðnce or -- buC this is corporate
rule. they have to pay it. This is very fortunate that
those enployees work for lhen,
So it'6 not because of vlalnart, it's because
of the rules.
Ànd enployee got time off because the famiLy
is sick because fahily sick law was created by
governnent,
So it's noc because they -- j.t's nol
because -- i.trs not because walmart empLoyee, because --
but I againsb thj,s expansion, because l-ike. again, I own
a business at Mountain Shadows cênter, becåusc I tâlk to
I
2
4
5
1
B
9
10
11
l2
13
14
15
16
l'7
18
19
20
2t
22
23
21
25
I
2
3
5
6
'l
I
9
10
11
t)
13
14
15
16
!'l
18
19
20
2L
22
23
24
25
I
3
4
6
-l
I
9
10
11
r2
13
14
15
16
1?
18
L9
20
21
24
LEONÀRD REPORTING SERVICES, INC. (415) 312-9040 LEONÀRD REPORlING SERVICES, INC. (415I 312-90{O
custoner.
One of lhe custohers told me that they donrt
ìike the super store because thei,r grocerj.es is gross.
I don't know who because I've never seen then before.
But thatrs her cohhent.
Ànot,her way is when I talk to other customers,
I see they are walking åround the shopping center, the
grocery sLore, alI the peopl.e fron ny restaurant and do
other transaction in shopping cenler. If Pacific Market
gone, I'm sure lots of foot traffic gone too. Ànd a¡y
business and I cannot su!vive lhe business. ny enployee
wiLì Lose his job. So subsequently j.s not just Ìosing
50 employees. lt's losing ny incone and aL6o some of ny
enployee's incone, loo.
Ànd so I wonder City of Rohnert Park have a
visio¡ of sustâinâble City in Northern California by
losing foot traffi.c in a shopping center is contradj.c!
what you guy have a vision fo! the Clty. So I urge you
t.o lhink over ehat your vision on the City, and I
hopefulìy wilL disapprove that expansion.
I love to shop for llalnarl because of the
prices. But {e have several grocery stores fron high
end tg low end, such as Food Maxx gr Grocery Outl,et. So
consuner has the cholce. Thank you.
CHÀIRPERSON JOHN BORBÀt Thank you. Suzanne
1
2
4
5
6
't
I
9
10
l1
t2
L4
15
16
77
18
19
20
2t
23
24
25
1
2
3
4
6
1
8
9
10
11
13
1.4
15
16
L1
18
19
20
2l
22
24
25
1
2
3
4
5
6
7
I
9
10
11
L2
13
74
15
16
l7
18
19
20
2l
22
23
24
25
1
t
3
4
5
5
7
I
9
10
1t
12
l3
74
15
16
r1
t8
19
20
2t
22
23
24
25
LEONÀRD RBPORTING SARVICES, INC (415) 312-9040 LEONÀRD REPORTING SERVICES. INC. (4r5) 312-9010
that we can prgvide. tterre beconing more ¿nd more savvy
about sustainabiliry, just because He can buiì.d a
buildi.ng wit.h eart.h tones, chat is not. what we,re
t.alki¡9 about uhen we t.aì.k about suslainability. Thank
you.
CHÀIRPERSON JOHN BORBA: Thank you. Deborah
Proctor is next. PoIlowed by Scot Stegenan.
Scot Stegenan here?
If Deborah shows up. we,Ìl calì her.
SCOT STEGEMÀNi Scot SteEenan, 1430 ¡li9h
School Road, Sebastopol.. I'm coming at Chis a Iittle
differentLy and t.hat is lookj.ng åc it from t.he sense of
nunicipal ities.
Yourre on the ropes. You've been on the ropes
fo! three years, as is every city in the state,
probably.
The stale canrt save you. The sta!q can'!
save itself.
Ànd so you're crippled and you stumble fron
year t.o year and Walnart and other big box stores love
it because you're desperale. You HiIì cut deal€ in lhat.
environnenl lhat you wouìd never enlerta.in. If you had
a fat budgeb. you put a third generation grocery store
out of business knowingly €inply to approve another
supernarket.
Sanders is next, foLlowed by Terra Freednan.
SUZÀNNE SÀNDERS: llello, I'm Suzanne Sanders,
and I do not pork for Walnart.
I ìive at 5?02 Davis Circle, and Pacific
Market is ny local neighborhood grocery store.
I have ôn 8?-year-oìd nother that I take ouC
grocery shopping every Monday. She cônnot make it
Chrough a WaLnarl. Ànd she loves the selecLign and the
choices that she cân gec at Pacifj.c Market.
I think we alL know that everybody is looking
to save dollars these days. lle have had the worsE
econonic clinate since 1929.
Í¡e need to shop local. t¡e need to support our
Local business people. Ànd Ne need not to have this
9¡aLnart expansion go into pIace. 9le have enough grocery
stores here. walnart wouìd do very eeìì in 9¡indsor
where there's tuo grosery stores. There's seven grocery
stores in Rohnert Park. ¡le don't need another one. t{e
don't need the congestion. f,le don't. need the traffic.
We can find greaf prlces and great deôls,
Costco, Target, a Ìot of different stores. f,¡e cannot
find the choices ând quality and the local nerchandise
anywhere else bul at Pacific Market, So we need to
€upport a local busj.ness. tha¡k you.
CHÀIRPERSON JOHN BORBÀ: thank you.
Next is Terra Freednan. folloHed by --
TERRÀ FREEDMÀN: Hi, I'm Terra Freedhan.
Thanks for your t,houghtfulness t.his evening. Ànd I'n
speaking on behalf of the myriad of local, businesses we
have in our country, larger picture for a nonent, and in
our Clty and our connunilies here,
liålnart and large sto!es Iike Waìhart are, ås
we know, expanding around the world faster lhan we can
count then, We're losing a real. feel like we're Iosing
our business, our different ôreas and we're losing
choice. Losing choice. ?he nore we have of the same
kind of retaÍler and less choice we have.
I thj.nk we forget that. 0uaIity, lose quality
wich choice.
I also uAnt Lo keep in nind thât there are
people around the world that are struggling. A¡d for us
to say that we shop at Walmart because we can get things
cheapty. these are the thi,ngs that we need most of the
time.
Take aboul 10 mi.nutes and watch The Story of
Stuff online. It.rs a IoveIy Little carLoon video ônd it.
wilì talk about just what. Irn trying to say a lot bet.ter
lhan I cån say it.
I just wanted to cone here and support al.l of
our local busi¡ess and t.he colorf,ul healt,hy alternatives
1 4'tLEONÀRD REPORTING SERV¡CES, rNC. (415) 312-9040 LEONÀRD REPORIrNG SERVTCES, rNC. (415) 312-9040
I
2
3
4
5
6
7
I
9
10
11
12
13
14
15
16
t7
18
19
20
2t
22
24
2S
No, you¡re doing that because yourre on the
ropes. Ànd we all knou that. and that's not. your fault.
But thatrs the dynanic that's at pl,ay noH. Ànd 9talna!t
loves it.
nalnart is a perfect predator in it.s perfect
environnetrt because they are the entlty that. can oul
price everyone and out negotiate anyone relaCive to
nun i c i pa ¡, i t i e s .
Il¡s not a leveì playing field. It's not a
free market, Yes. Lhey canrt -- cone cut a deal wilh
you and thôt Pacific Market can'1. t{alnart can.
Walnart wi.ll cone i¡ ônd make a deal thal is not free
narket because, let's fðce it, think about how stores
úork. Every sCore draw custoners with loss Leaders.
Thal's pôrt of the strategy. Try and think ot ôny other
buslness that could afford to run ân entire store as a
Ioss 1eâder.
that.rs how big Walmart. is. fn a predatory
environment, they can do that simply t.o file everyone
else down. Ànd they absorb it as a business cost. So
chat's what ygur re up against.
there's one other thing Eo realize is that in
a sense Walna!t is like an economi.c arns nerchant. Ànd
yourre a third worì.d country because 9laÌnart wins as
long as the war conti¡ues.
LEONÀRD REPORTING SERVICES, INC. (4 15) 312-9040
the war to contlnue.
CHÀIRÞERSON .IOHN BORBÀ: Thank you,
Mr. Stegenan. Vince Doherty,
vINCE DOI{ERTY: Howrs everybody doing today?
I'll keep ny conment.s shorl, nininaL since a Iot has
already been said.
Båsically, Wa¡.mart. is the biggest corporation
in the world right nou. In Ànerj.ca, therers 4800
lgalmarts. They're so large, in fact, that they can
force -- they can lower prices intenlionally to Heed out
conpetition -- that has already been said. So Hhen the
competition is gone, they can actually !aise prices up
again,
we all know walnart's hj.story of -- they leave
a trail of shutCered buildings. they have labor practice
issues, Iawsuits fiìed across lhe counLry, of labor
practice issuês between ninori.ties, feninist -- excuse
ne, but against wonen.
Ànd, you know -- and a ¡.ot. of it is
perpeluated by the system that ¿hey take advantage of
when peopì.e tðlk about hou they give raises because they
offer lower p¡ices, and they take into consideration the
cost of living is raising graduaLly aIso,
So phi¡e yourre able to get sHeaters and stuff
cheaper at l{alhart, il's no good when your wages can't
They don't wanl the state budgeL crisis to be
resolved. They don't want you to have steâdy econohics
because if you did. you Houldnrt need them.
So they are fueIi.ng and feedj,ng off the monent.
and the desperation of !hese lines.
Ànd so my comnent to you is that if -- ðnd Irn
sure you don't enjoy this, no one does. These are
t.erribÌe tines. The Feds cånrt save you, the State
wonrt save you, and so I ask you uhich is harder to
imagine, having this continue for year after yeår after
yea!, naking the deals, knowing that Walnart can pìay
right back against you by cutting a deal. with the next
ciLy next door, and then coming back in and saying, gee,
úe got a betEer offer there. Maybe you shouì.d give us
sone give backs so that Herll stay here. Ànd that's
uhal I've inagined, t.hat happens in the va¡.ley nunerous
cines.
So I ghink uhat we need to look at is the best
solution, painful. and difficult as it uill be, that the
sustainabìe solution is !o, if you wiLl., ggvern ì,ocal.
Ànd that neans talk with the other
municipaLities, the other special districts, and start
biling t.he bullet and figuring out how t.o cone up with
an j,nperfect revenue sharing model and cone up with a
split role. Stop chasing the Ì¡alnart nodel. whj,ch wan!s
LEONÀRD REPORlING SERV¡CES, INC. ({15) 312-9040
1
2
3
4
5
6
'l
8
9
10
11
r2
13
L4
15
18
19
20
27
22
23
24
25
1
2
3
4
5
6
1
I
9
10
11
72
13
14
15
16
l1
18
19
20
27
22
23
24
25
1
2
3
4
5
6
'Ì
8
9
l0
11
12
13
14
15
l6
1'l
18
l9
20
22
25
keep up and buying gas, you canrt buy heal.th insurance,
you canrl afford education, you're realìy stuck in that
cycle if you are stuck in a LoH wage.
The walton fani.ly right now has about
$100 bill.ion in asset.s. îhe botton 40 percent of che
country has S90 bilì.ion. So one family is weaìthier
than 40 percent of the country. Ànd it.'s because they
go into these little towns and they can turn t.hen into
Walnart touns by Heeding out local compet.ition. They
pay belov poverty line wages for a fanily of four.
They basically are whal is going wrong uith
thi6 country wj.th the shifL fron manufacturing to
service, They have taken it to new heights and they
jusl basicaLly expLoi,t thal systen to further their own
botton Ilnes and profit.
The business practi.ces of Wal,nart has
basicall.y reversed 80 years of progressive movenenl;s of
labor, as far as wages increasing, as far as business
practices. they lower wages. they louer aIì t.he
standards across the board.
Por instance, when Walnart opened up in Iowa,
wit.hin 10 years a thousand different busineêses cìosed
in lhe st.ate of Iowa, just within 10 years of Walnart
being in chere.
They are a drain on nedical cost.s. They're
152LEONÀRD REPORTING SDRVICES, INC. (415I 312-9040 LEONÀRD REPORÎING SERVICES, INC. (415) 312-9040
roughly spending -- the country roughly spends
S1.2 biÌìion helpinq vlal.nart enployees go in energency
rqon visiLs and Ehings of, that nature. Sq ehile they do
take care of traumalic events in thelr employees' Iives,
getting routine dqçlors visits, things like that, they
don't get covered for it,
Basically, I an against the f'ral.nart expansion,
I think we should support local economy, and I donrt
think sending noney over to the Walton famiì.y is really
lhe way to help get us out of the mess thac we are in
right now. Thank you.
cHÀIRPBRSoN JOHN BoREÀ: Thank you,
Mr, Doherty.
Quick call to the people didn't ôppear.
Deborah Proctor, vanessa Gonez, Jin Boyle, Jeff Clark,
or Ruben Overstreet. j,f you're here, cone forward,
Is there anyone else here tonighl lhal's a
nenber of the public t.hðl would like to comnent before
we close the public hearing?
Seeing no one cone forward, ererre 9oin9 to
close the Þublic hearing and move on to discussion.
so next consideration.
Is there a nolion regarding this natter, filed
nunber PL2009-002SR?
Hearing no moÈion.
153
1
2
3
4
6
1
I
9
10
11
t2
13
14
15
16
17
18
19
20
27
a,
23
24
¡.
2
3
4
5
6
1
I
9
10
11
12
13
74
15
16
1?
18
19
20
21
23
24
25
1
2
J
4
6
1
8
10
II
t2
13
t4
l5
16
17
18
19
20
21.
22
23
24
25
Is there any notion on this natter?
COMMISSIONER ÀHÀNOÎU: I hope that this is not
out of order. However, I would Iike to probably suggest
that ue continue the hearing.
Íle have heard a Iot of discussions today, and
: think that it wil.L serve the public bet¡er if we lake
sone time to digest what we have heard and make an
informed decision.
CllÀIRPERSON JOHN BORBÀ: Okay.
Thank you for thåt.
Is !here a --
COMMISSIONER ÀRMSTRONG: I hève -- this is
regarding lhe EIR, correct?
cHÀIRPERSoN JOHN BORBÀ: Yes. Mr. Àt.encio,
would t.his be a good cine for you to go over the
procedure, whal ue're being asked to do toni.ght?
JÀMSS ATENCIO: Sure, sure. Tonight, the
conhi€sion is being a€ked ¿o certify the EIR and to
adopt the nitigation progran and also the slatement. --
the overriding consideralion.
Ànd lhat there is a site pl.ân architecturaÌ
¡eview, that is aìso in front of the conmj.ssion as ueLL
as the appìj.canlrs slgn progran.
CHÀIRPSRSON JOIIN BORBÀ: So essen¡ialIy lhis
is ô three-step process?
LEONÀRD REPORTING SERVICES, INC. (415) 312-9040 I,EONÀRD REPORÎING SERVICES, INC
CHÀIRPERSON JOHN BORBÀ: Because therers been
findinqs of negative inpacls, you have to adopt Èhe
statenent of consideralions Lo -- in order to approve
the EIR?
JÀMES ÀTENCIO: Correct. Due to lhere being
significant and avoidable impact.s.
CHÀIRPERSON JOHN BORBÀ: Okay. Okay.
Àny questions for --
COMMISSIONER ÀRMSTRONG: I'd li.ke to nake a
motion not. Co ratify the E¡R file nunber 2010-06 EIR,
CHÀIRPERSON JOHN aORBÀ: Is there a second?
COMMISSIONER NILSON: Second the notion.
Cl¡ÀIRPERSON JO¡¡N BORBÀ: Discussion?
CoMMISSIoNER ÀRMSTRONG: Yeah. My
reconnendations were based on a colì.ective digestion of
the public -- what Ìooks Like a great architectura.l
review, taking into account our community, what is that,
I think, the direclion we need to take.
I don't necessarily -- I didn't cohe here
having had a solid idea of. factually, the way I uas
going t.o vote. But I do appreciðte ðlì of you çoming
oul. It aclually warms ny hearl lo some degree lo have
this nany people in our city hal.l. Frequently as a
pl.anning commj.ssion, we see very litt.Ie parÈicipation.
My hope is that lhis is jus¿ not a plocess that has been
(415) 312-9040
I
2
4
6
1
8
9
10
11
I2
13
14
15
7'l
18
79
20
22
23
24
25
JÀMES ÀTENCIO: Correcl.
CllÀIRPERSON JOHN BORBÀ; The EIR is
conditioned on statement of overrj.ding considerations,
which is altached as an addendum?
JÀMES ÀTENCIO: The statenent. of overrj.ding
considerations is in fronl of the conmission tonight
because the EIR -- in the EIR, there were four
signif icanl unavoidabLe impacts.
Ànd so the connission, in order to -- in order
to find that the impacts are acceptab¡,e, nust adopl the
sahe overridlng consideration essential to the balancing
test. You've heard a lictle bit conight of the
econonlcs, technol,oqj,cal and other benefiLs of the
project ueighed againsl significant and unavoidable
inpacts.
CHÀIRPERSON JOHN BORBÀ: OKay.
Does thåt help your question, Mr. Àrmstrong?
COMMISSIONER ÀRMSTRONG: So. first, we're
being asked to eval.uôte the nâture and extent ef the EIR
and either to accept or not the EIR. correct?
JÀMES ÀTENCIO: To cerLify. correct.
CHÀIRPERSON JOHN aORBÀ: Àgain. the statenent
of overriding considerätions¿ thatrs part of the EIR,
right?
JÀMES À18NCIO: Correct.,
155LEONÀRD REPORTING SERVICES, INC. ({15) 312-9040 LEONÀRD REPORÎING SERVICES, INC (415) 312-9040
1
2
3
4
5
6
7
8
9
10
11
13
L4
15
16
T7
18
t9
20
27
23
24
25
l
3
4
5
6
1
8
9
10
11
72
l3
14
16
!1
18
19
20
27
22
23
24
25
accelerated by different coålitj.ons wiCh diffe!ence --
and using our cicy as pìatform. I do enjoy seeing the
extent of participation that's taken place here today.
My comnents are basically that I don't feel
Èhat necessarily does meet our ggne!al pìan, and that He
need Co be more supportive of those lhi¡gs that are
going lo enhance our connunity withj.n and reduçe also
our carbon foolprinL. Those are thing€ that a¡e set
aside as goals that our cit.y has, and I truly believe
t hen.
Ànd I beìieve lhat this current EIR is not i¡
conp.liance uith ny vision and lhe issue that was brought
up regard¡n9 neighborhood -- I can't renenber what it
was in the general plan -- goaì. LUK. Thac's ny connen[.
thank you,
CHÀIRPERSON .'OHN BORBÀ: Connissioner Àhanotu,
anylhlng !o add?
COMMISSIONER ÀltÀNOTU: Can you hear ne?
îhis has been a struggle for ne for a lol of
repolts ånd looked at the -- all the submissj.ons from
everyoné and I -- up to this moment, I really cannot
decide, you know, Hhich way to go, and that I'h looking
at it fron different perspectives.
Yes, we have to look ac the possibìe closure
of one of our neighbgrhood stores.
LEONÀRD REPORÎING SERV¡CES, INC. (415) 312-9040
the EIR, and the rejection of Ehe slatenent of
overriding considerations. you know, I -- I, Ìike
Mr. -- Commissioner Àhanotu, I really, you know. try not
to decide anychinq unlil I hear aIl the facts. ÀÌthough
Irn certain lhat, you knoq, continuing this would nol
change anythj.ng, other than making perhaps nore angst in
the comnunity about uhat decision, or why we can't nake
å decislon. 9fe're appointed by the City Council to
follow t,he genera!. plan, lo do what's best for the City,
based upon the general plans in the interest of the
City. We don't set polj.cy here. 9,¡e just follow the
ruìes that are in pLace.
I think tonighl has been a great exercise in
democracy, I really appreciate the f,act that everyone
Lonight was considerate and polite to each other and was
able to sgnetimes 90 overtine uithout a¡y great dissent.
I tried to balance that, so that if you
noticed peopLe that were opposed night have gone over
half a minuLe or a ninute. People lhat were in favor
did the sane. I lried to nake sure that everyone had a
chance to speak because it appeared to me we're going to
finish befo!e nidnight.
The issue ltself !hough Ís Hhether the V¡aìhart
proposal to add the 34,000 square feet of space there is
consistent wit,h our generaÌ platr requirenents and
On the other hand, we cannot deny l,lalmart che
right to business, and ¿hat. includes expanding Lheir
sLores.
So I'n stiìl debating on which side to go
until probably when the vote is caIIed reaì.1y. Ànd I
heard ô lot of connents today, that was why I suggested
that we take sone time to digest what we heard because
it could influence the decisj.on one way or another.
Ànd I thi¡k thal it Hiì.1 be unforlunat.e t.hal
we have to make a decision right away Hithout putting
a.l1 thj.s logether and nake sure that ke come up uith the
right decision.
CllÀIRPERSON JOHN BOREÀ: Thånk you.
comnissioner Nilson?
COMMISSIONER NILSON: I don't p.lan to support
lhe nolion thal -- chat would cerlify lhis EIR because I
don't agree uj.th the conclusion !hat urban decay would
not occur. I think it very Iikely would occur. Ànd I
also -- I don't feel that the project is consj.stent with
poltcy LU-?, which encourages neighborhood supermarkets.
So. , .
CHÀIRPERSON JOHN BORBA: ÀIl righc. th¿nk
yau.
So the motion pending is to -- j.s to
essentially deny certificatj.on based upon t.he revieH of
LEONÀRD REPORTING SERVICES, INC. (415} 312-9040
Hhether thc E¡R has demonstrated tg me and the staff
report has demonslraled that He €hould accepl the
st.åtement. of overriding consi.derations, and I an of the
opinion Lhat we cannot accept that statenent of
overriding considerations. Ànd it does not conply with
our general plan policy LU-7 or LU-K.
Thatrs not to say lhal I'n sitting on the
planning connission Lo give direction to l¡aìnart or any
other business in town as to how they should do their
business. Às soneone that grew up in Rohnert. Park and
j.s here, I renenber the day !¡ðlnart opened, and it was ô
big deat in thi,s Cown. Ànd I shopped ¿here wit.h ny
fahily. and I slj.ll occasionðlly qo in.
the -- you know, it's a good store that offers
producls. I have concerns about where the pEoducEs are
nanufactured at tines. I have concerns abouL Ehe
benefits and wages. But ue're not here t.o talk about
corporate practices.
f,¡e're here to talk about whether ilrs
consj.stent uith our qeneraÌ plan and whether çe can find
a way to nake it wark within lhal, Ànd I don'l think úe
can. Ànd it's entirely different. Sone peopLe at hohe
night say, Hell, why did you let Target expand but not
Walnart? Ànd the fact is that Target did it within iCs
existing bìueprint, and we couldn't stop walmart from
1
2
3
4
5
6
7
8
10
11
t2
13
74
l5
16
77
18
19
20
2l
23
24
25
1
2
3
4
6
't
I
9
10
11
r2
13
74
16
1?
18
19
20
21
22
23
24
25
LEONÀRÞ REPORÎING SERVICES, INC.(415) 312-9040 LEONÀRD REPORTING SERVICES, INC. (4 15) 312-9040
doing thaL, 9iven our curre¡l rules in the pìanning --
in the genera.l plan.
So I appreciate the pros and the cons fha!
were expressed tonight by the speakers, and -- bul I
will be i¡ f,avor of denyinq this cerlification based
upon my vj.eu that the inpacL cannot be nitigated
pursuang to the stålenent of overriding con€iderations
which was suggested here tonight.
So having said that. we have a notion and ue
have a second, end of discussion,
So the notion is -- perhaps He couLd restate
the notion, the nolion is -- you would move it, Mr.
Àrmstrong?
COMMISSIONER ÀRMSTRONGI Yeah. The motion was
not to approve the EIR based on -- based on the fact
that the overriding nitigation was not consistent with
t.he general. p1an.
CllÀIRPERSON JOHN BORBÀ: Okay.
Ànd Connissione! Nllson is ghe second,
So all of those in favor of -- I¡n sorry, Did
you have sonething?
JÀMES ÀTENCIO: To clarify, as far as acrion
the connission takes. I bel.ieve the notion is to deny
certificalion qf the EIR?
COMMISSIONER ÀRMSTRONG: Yes.
I
3
4
5
6
1
9
10
11
t2
14
15
16
77
18
19
20
t1
22
23
24
2S
1
2
1
5
6
7
I
9
10
l1
13
l4
15
16
l1
18
19
20
2l
23
25
LEONÀRD REPORTING SERVICES. INC. (415} 312-9040 LEONÀRD REPORTING SERVICES, INC. {415) 312-9010
2
3
4
5
6
1
8
9
10
1l
72
13
l4
15
t6
1?
18
19
20
27
23
24
2S
1
3
4
5
6
't
8
9
10
11
t2
13
74
15
16
77
1B
19
20
2l
22
24
25
JÀMES ÀTENCIOT That it does not conply Hith
CEQÀ and there was an inconsistency the connissj.on has
found with the generaL pìan.
COMMISSIONER ÀRI'ISTRONG: Yes, and deny the
cêrti f icât ion -
CIIAIRPERSON JOIIN BORBÀ:
JÀMES ÀTENCIO: Yes.
C¡'IÀIRPERSON .'OHN BORBÀ:
Ànd just so Irn cleaÌ,
because it doesn't fit uilhin the
donit bel.ieve lhe same statenent
conditions is sufficient?
Is that acceptable?
Okay.
you' re denying i t
generaì. plan, and you
of overriding
JÀMES ÀTENCIO: Correct. Outweighs the
signifÍca¡t and unavoLdable inpacts.
C¡IAIRPERSON JOHN AORBÀ: Okay.
Is thal our understanding?
COMMISSIONER ÀRMSTRONG: Yes.
CHAIRPERSON JOtIN BORBÀ: Thank you, Everyone,
Commissioner Ni lson?
COMMISSIONER NILSON: Yes,
COMMISSIONER ÀHÀNOÎU: Yes.
CllÀIRPERSON JOHN BORBÀ; Àll, of those in favor
of voti¡g in favor of ghe notion of deniôl bôsed upon
uhat we¡ve heard? Àye.
COMMISSIONER NILSON: Àye.
COMMISSIONER ÀRMSTRONG: Àye.
COMMISSIONÊR ÀtlÀNOTU: I'n rel,uctantl.y aye.
CllÀIRPERSON JOHN BORBÀr Ànd the notion
hearing is 4-0.
(Àudlence interruptj.ons, )
CI¡AIRPERSON JOHN BORBA: We have -- for our
consideratlon resolution nunber 2010-07, projec!
application for Che expansion and alterat.ion of Che
l{alhart Store -- trn sorry, I can't hear you.
CÀTHY SpENCE-WELLS: If you didn,t certify the
EIR, you can't take any action on the other reso¡.utions.
CHÀ¡RPERSON JOIN BORBÀ¡ Okay.
Moving on to new business.
(Public t¡earing Re
PL2009-002SR,/EIR-PL2010-008SR concluded
at 11:13 p.n.)
---ooo---
CERTIFICÀTE ÔF REPORÎER
I, Megan Àlvarez, a Certified Shorthand
Reporler, heleby certify that the foregoing proceed.ings
Here taken in shorthand by ne at Lhe time and pLace
t.herein stated, and that the said proceedings were
thereafter reduced to typewriting, by conputer, under ny
direcCion and €upervision;
Ànd I further certify t.hat I an not of counse¡
or agtorney for eit.her or any of the parlies to sai.d
hearing tror in any çay inlerested in the outcone of the
cause naned in said caption.
MEGÀN F. ÀLVÀREZ
RPR, CSR 124?0
LEONÀRD REPORTING SERVICES, INC (415) 312-9040
$1,500 [1] 81/10
$1 .2111 153t2
$1.2 billion Í11 153t2
$r00 [1] 15215
$100 billion Í11 15215
00,000 rl 107t11
11.90111 88t22
2.10121 40t22 45t5
14.90 [1] 89/1
15,000l1l 81t20
17.47 l1l 40t16
17.74l1l 89t10
[11 75t13
l1l 44t13
billion [1] 44113
[1] 8e/8
| 107t11
l1l 118t21
0l1l 44t20
[1] 81/8
l1J 75t12
$50,000 [1] 81/18
$7,200 [1] 81/19
$9 [1] 75113 ,000 [2] 43t23115t2
[7] 38/10 52t25 64t7 75t4 114t15 118t22
111 28t1
Í11 7t22
I2l 107t',t 126t12
ul 111t6
[1] 88/e
f2) 68t16 e4t3
9151 19t24 20t1 44t12 88t22 89t1
0111 4t1
Í21 24t9156/10
0-o7l2l 24t11 163t7
0-081't1 24125
1 [1] 36/6
5111 126t16
6 [1] 36/7
22ndl1l 4118
23121 1419 46t25
24131 8t21 85t16 107t1
24-hour Í11 27112
25 [3] 111t10 114t12 140t11
25 feet Í11 1219
percent l1l 126115
25th l1l 2ot1
Í11 120t16
l1l 120t14
percent [1] 9/1
,390 [1] 10/10
111 22t9
'71 I1l 118t12
t l1l 7t22
l1l 118t13
111 1t4
Í11 153t24
l2l 1t8163/16
Í21 24t9156/10
l2l 24t11 163t7
1,000íl 115t2
1,400 Í11 46t23
1.3 [1] e0/8
1.4111 88t11
.5 million l1l 128112
.8 billion l1l 9Ot7
10 Í41 52t25 1 47 t20 152t22 1 52t23
100 [1] 't29t16
100 percent [1] 50/4
100,00011) 107t9
101 [6] 21t23 21t25 22t5 22t7 32t21 62t15
105 [2] 77t3 88t4
10:14 [1] 122123
1196 [1] 133/18
11:00lll 8121
11:13 [1] 163117
12141 19t13 43t6 81t',to 107t25
12.7l1l 87t2
12Ol1l 115117
12470l2l 1t24 164t18
129l1l 43t8
13 acres 111 6123
130l1l 1t17
131,532l2l 6124 8t2
132,000111 7t21
14 Í4) 47t12 80t23 123t19 133t4
3,500 [1] 130t24
3,800l1l 44t14
30161 22t9 47t8 68t7 111t12130/5 136/15
feetlll '12110
feet [1] 12l9
,000 [1] 159t24
[1] 98/10
14 percent l1l 10121
1400 [1] 10/3
1430 [1] 148t10
145411) 100t1
15 Í51 52125 102116 106t8 107t6 133t24
15 percent l2l 811129011
16 Í21 107t8 107t25
160 [2] 114t8't15t17
17 l3l 42t25 43t8143t24
17 percent l1l 127124
17-foot Í2) 13t2 13t19
1700121 6213 62t9
1755121 82t24 83t15
18111 84t11
1900s [1] 65/13
1909Í',tl 7t24
1929 [1] 146t12
197e l1l 38t22
1980 [2] 78t278t3
't985l1l 1',t1t7
1986 [1] 79115
1990 [1] 126t16
,000 [5] 46113 46t23116t8 116,
143118
,000 feet 111 131t1
l1l 7t1
inches l1l 1219
percent I1l 10123
-0 Í11 163t4
l2l 68t5114t9
percent I2l 1521515217
Í11 45t7
4200l1l e6t11
43111 63t23
f1l 19t25
4625l2l lte 4t10
7 [1] 66/10
4800 [1] 151/8
49111 ',t20t13
4988 [1] 128t23
5 percent l1l 1111
5,000 [1] 46/24
5,815 [1] 10/5
50 [5] 39/12 40/ô 66/19 130t4 14a
50 percent [1] 89/19
52 percent Í11 49110
530,000 [1] 5o/3
556 [1] 16/11
570211'J 146t4
5730111 126t6
7
l3l 65t24114t4 132t21
) [1] 35/2
[1] 96/10
percent [1] 10/19
l1l 10t7
Í11 128t13
percent l1l 89121
7 percent l1l 1114
70,000 l'tl 61t25
700121 35t298t9
717 Í1) 80t21
7211) 24t14
725l',tl 123t2
000 [1] 128t13
74 percent 11) 914
75 percent 12) 7015 7018
785 [1] 16/10
7:00 a.m I1l 8120
8 percent l2l 10122 49125
8,000 [1] 127t20
8.1 l1l 4t4
80 Í11 152t17
80 percent [1] 89/23
85 I9l 8t22 39t2 44t24 44t25 77 t2
88t599t2
901 [1] 113t21
e20 [1] 103t23
111 1t18
.m [3] 8/20 19t519t5
l3l 41114 48t13 48117
131 18t12 68t17 68t19 69t19 77 t9
109t11 1 1St4 1 19t25 121 t20 123t17 123t22
151t24 159/16
ic [3] 89/14 137t18137t22
ated l1l 15711
l1l 11t12
[3] 155/20 160t216014
acceptable Í41 23113 1 1 1 124 1 55110 16216
accepted l1l 6317
access l14l 9117 9120 15125 1614 16124
17 116 17 123 17 t23 18t2 4314 48117 129t11
135t25136t22
accessibility l10l 27 15 27 17 28110 29123
48t2 48t3 48t6 71t7 "t35t12 135t18
accessible [3] 18/6 26124 3519
accident l2l 81 116 131 116
accidents [1] 63/1
accordance l4l 14119 18116 1915 20fi9
according [6] 54/6 60118 8Ol2 88123 89111
89/1 I
account l1l 156117
accountants [1] 96/1 5
accounting [1] 93/11
accounts l1l 130114
acknowledgin g lll 39122
acquainted [1] 10/15
acquire [1] 68/18
acquisition l1l 6914
acres [1] 6/23
across Í111 7110 63/3 88/11 100/8 101114
102t5 1 10t6 129t19 138t21 1 51 t16 1 52t20
actl2l 12514 126121
action [9] 23115 61122 126117 126124 12712
127t23 127t23 161t22 163t11
active [1] 100/3
ltl 41t15
'[3] 69/6 99t6110t20
l3l 32t2290t11 104t8
actually f'l3l 1413 1513 2615 52111 5513
73t23 104t5 104t9 105t12 126t7 132t10
151t12156t22
, l4l 17 123 18t6 18t10 48t2
[8] 10/3 27t22 41t7 41t11 89t12112t14
157t17 159t24
added [5] 10t5 10t8 10t10 28t6 76t25
Í11 155t4
adding l7l 30113 47 17 47 112 48115 77 19
105t22131t1
ion [9] 8/1 1 10117 2815 3513 81/ô 81/9
81t11 10113127t18
ional [1 7] 611 6116 7117 7124 8113 1016
29t21 44t21 45t8 51t4 51t12 69t12 69t14
101 15 11919 12811 1 128113
161 4t24 5t3 5t21 5t25 62t21
[6] 1 9/19 29t2 34t25 55t24 103t7
[3] 19/16 95t24 96t18
ul 151t20 t81l
[1] 59/23l4l 23t11 69/'16 6911813712O
y Í21 138t3139t2 alteration 131 417 8/8 163/8
Í21 7t232t1e
l3l 2t22 42t9 60t24
[4] 33/19 72t25 73t15 136t8
[3] 131/19 131t201311
alternatives lll 147 125
l5l 66t22 7 3t 1 0 121 t22 121 t25
although l7l 51 119 67 123 69n0 6e
133t20159t4
VAREZ l4l 1t23 5t4164t41641
fl) 34t10 am [18] 4|15 59122 6414 7812 7813
78t21 79t5 84t16 100t3122t15 13
133t20 139t23 144t8 153t7 160t3
rfford [13] 6014 6114 65120 7913 84124 8511
92t9 104t13 104t25106/13 140t20 149t16
152t2 l1l 107t4
I 135/18
43t5120t3134t17 135t7
l3l 88t21143t13151t8
l7l 17t23 80/5 80/6 86/(
1 35/16 135125 136122 140t24 100t23101t9
among [1] 63/8l13l 5112 5117 6117 20122812 45119
74t13 75t3 75t5 75t18 82t22 150t10 150/10 ul 112t4
ul 45t23 amount Í41 44117 49119 5912 9111
rgain [29] 1011511131214 1314 13118 1412'l
15t1317t6 28t6 28t24 43t17 45t10 46t7
Í11 2t6
l2l 116t1 ',t26t3
121 1"t8t20138t2
l1l 36t21
y 131 53t12 95t24 96t18
here lll 71111
>ntl2l 711512124
Í11 79t21
161 24t8 24t1't 24t25 154t19 155t10
Í1) 126t14
Í1) 22t22
139t2
48t6 48t12 48/15 59/3 92t17 116t20121t1
122t1 122t8 125t9 132t17 133t1 4 1 44t4
144124 151t13 155t22
rgainst 1141 16118 2318 32110 5418 10416
1 10t21 134t1 4 1 42t16 144t24 149t21
1 50t12 1 51 t18 1 53t7 1 55t1 4
l1l 102t18
l'tl 20t4
l2l 3t3 4t4
rggressive [1] 68/20
rgo [13] 37111 38110 42125 4318 52112
81t15 85t22114t5 114t12 114t25 117t23
118t14143t24
[10] 31/6 59/3 95/20 97t12105t2
1 06/1 5 115t10 115t20 1 40t16 158t17
Í11 129t25
l1l 10st12
\hanotu 1121 216 25112 25113 28113 28116
29t2 31t10 31t12 34t3 34t4 157 t16 159t3
151 53t2 77 t19 77 t25 80t17 123t4
Í21 20t4 92t10
11) 92t1
rs [1] 60/25
l2l 20t25140t15
Í11 53t12
Í21 81t17 81t19
Í11 81t4
l2l 13t817t4
111 7611
l2l 37t10 58t22
[3] 19/4 19t620t18
c l1l 8t12
l1l 12et22
<e l1l 11217
[104]
109t4120t7
tgl2l 71t9136/13
tl4l 6t23 95t19 129t3 129t7
[3] ô5/15 90t7 91t24
rlong [18] 716 9113 9118 12113 12t
12t1812t21 13/5 13/8 16t2517t9
18t12 18t23 24t10 58t11 111t24
tical[1] 55/18
l15l 50121 5112O 581"14 59
76t2 80t14 117t10 123t25 140t3 I
1 42115 1 43116 1 51 16 1 51 t1 I
analogy 121 36116 36124
analysis [13] 2ô16 26111 26120 34,
95i25 96/19 97t1 97t8 97t18 98t2
98/1 I
analyzed l2l 19110 11511
[8] 38/10 68/8 69/1170t2C
72t24138t21 138t24
I2l 68t3 68t25
r l4l 10124 4713 7316 73122
11 119t1e
l1l 98t23
1111!
announce l1l 6719
annual [1] 81/9
annually [1] 90/8
another [30] 14l5 1415 1416 5115 |
60/19 61/10 73t1385t9 85/9 95/1:
104t1 107 t13 107 t14 1 15t2 1 16t8
121 12 121 114 122118 12318 123t2"
142t22 143t18 145t6 146t18 148t,
swer [7] 30125 33113 3411 3411(
50t1190124
swers [1] 45/10
I2l 11Ot17 138t15
union [2] 110117 138/15
Í11 70124
l1l 143t14
l45l 5114 5117 6115 15117 15t'
19t14 20t4 20t6 23t15 25t9 28t18
32t22 35t18 47t18 50t12 55t4 57t
61t4 65t1 66t21 69t1',t 77t10 91t2t
106114 111t1 113t4 114t20114t21
120t24 120t25130/18 145t10 14ç
156/8 159/16 160t8163t11 164t1
l1) 124t9
I2l 37t15 86t14
Í41 16t18 33115 149t7 153
76t19 76t23 105125 115t7 122117 l12l 31t1l 54t22 58/13 5
I1l 68t22 79t8 114t14 141 t18 157 t17
¡llowed l14l 15117 15118151191916 43123
60/20 68/1 9 68t23 69t24 7 1 t2 7 1 t1 4 76t4 l4l 54t2 57t4 6Ot260t4
16'1 71t20 83t8 84124116122
142t5146t23
apailIll 13212
Í21 31t2146t4
appalled lll '143124
appeal [1] 140/6
l1l 153t14
111 141t15
applause l2j 65125 6613
appliance I1l 64123
applicant 111l 5115 5124 14116 14118 14119
14t25 42t3 42t6 46t1 54t22 55t5
applicant's l2l 2411 154123
application [8] 4/6 51161511 15110 4214
71t1195t1 163t8
applications lll 82118
applied 111 84t18
l2l 32t6138t13
appointed [1] 159/8
appreciate [13] 55/10 67 125 76114 109122
111t15 117t3123t6 123t7 125t18 137t9
156t21 159t14161t3
l1l 52t11
l3l 37/237t7 99t12
l12l 8t18 14t17 15t24 19t219t16
19t19 24t3 24t13 24t15 53/5 88/13 128t25
l1l 14t17
I13l 22t18 23t9 59t9 87/9 93/8
98t1 100t25113t11 120t't 137t24 148t24
156t3161t15
l5l 7t20 7t23 19t18 44t24 59t19
l4l 24t11 24t25 81t24 137t1
l7l 9t210t7 14t9 47t8 5Ot3
tLlzl 4t',t 41t8
22ndl1l 4118
ie [3] 11t912t25 5ot25
Ill 51t24
l1l 51t4
>tl3J 45117 50t147916
l3l 2t23 50/13 50/19
tectural l15l 1l'13 419 519 11124 1211'l
13t5 14t2 15t18 24t7 24t12 24t16 51t3
52t13154t21 156/16
relSl 1411 1413 50121 5118 5119
111 1|ts
rreas [10] 918 1716 20124 26124 29117 4715
80t24 82t3125t6 147t10
'f1l 71t8
131 27t14 52t9140t24
131 77t1878t180t13
l1l 131t22
ra [1] 38/3
sas [3] 130116 130/19 130121
Í81 2t7 25t10 25111 31t7 31t9
33t161s5t17 161t"t3
rround [9]'11120 65114 7818 86111 95118
131 122 145t7 1 47 t8 1 47 t16
l1l 51t17
1261 17t517t9 17t20 25t2 31t7 37t18
43t12 43t13 43t15 46t10 47t24 53t17 54t2
64t7 66t24 91t5 94t22 97t7 110t22 112t11
1 1 5t5 1 1 5t6 122t22 1 43t25 1 50t 12 1 50t 13
[5] 6/20 7119 5317 531147512
l2l 102t1 150t15
l2l 133119 134t1
1161 2t16 43t5 43t7 43t9 43t17 110191',t0111
45t3 4516 45/9 80/19 8117 8312109112
109t12 109/13 110t18 1 18/19
l2l 137t17 138t1
as 1177)
Ashe [4] 8711390117 90/18 90/18
Asia [1] 139/8
aside [3] 1012220111 15719
[11] 6/5 3011 30124 33t13 36t20 55t4
55t13 55t23 92t8 94t19 150t9
asked [14] 22118 30120 5311 67114 751'10
90t22 1 17 t4 134t6 135t8 135t12 135t2',1
154t16 154t18 155/'19
asking l7l 33120 53/5 59/9 6214 7916 81123
117t5
aspect [1] 109/3
aspects [6] 9/16 1511 2716 72122'10816
124t3
assess [1] 93/18
assessed [1] 33/5
[1] e3/25
Í11 79t4
I1l 152t5
bad [3] 59/6 131/16 131t17
Bakersfìeld l1l 5417
bakery Í21 76tg 96t13
balance [3] 2316 93119159117
balancing [1] 155/11
ballasts [1] 49/19
bankrupt Uj 70113
banks [3] 44122 64113 115116
barbecues l1l 84123
barely [1] 60/4
bars [1] 64/23
base [6] 48121 65122 8712 120123
122t7
based [11] 3216 5511272114 1221t
158t25 1 59/1 0 161 t5 161 t15 161 I
baseline [3] 21l9 21115 2211
basic [3] 42122 5714117120
[8] 2018 117t13151t7 15
152114 152117 15317 157 14
Í41 141t6 142t12142t13 14
[3] 26110 86/10 119/19
l4l 2t17 511 17t1333t5
l2l 17t1317t15
l1l 83t20
t86l
l7l 54110 62118 70t13 82t
l1l 72t8
Í3) 72t15 93t24 148t1
11) 108t7
tTel
12) 8t4 20t18
l17l 4t16 515 5t10 15t3 21t
83120 84118 85t23 87t24 100t14 1
1 1 1 t6 127 t4 1 45t4 I 53t18 1 59t22
begin [2] 5112 6120
beginning Í31 2011 941311117
behalf [5] 31120 4611 67t19 92t7 1
behind l5l 12114 48117 5216 5219'
being [17] 22118 2816 3214 65115'
1 17 l',l 1 12316 124t12 124t13 131 I
152t24 154t16 154t18 155/19 15e
believe l41l 2612327117 2817 28l,
34t21 36t17 37t9 37t19 38/3 39/5
43t11 59t21 60t18 61t17 66/t6 7C
76t3 86t1 86t4 86t7 86/10 86/15 I
97 125 108117 109t1 1 1 5t8 1 1 5t23
117 t8 124t18 135t23 138t16 144t,
157111 161t23162t11
believes l2l 39123 127 110
bell [2] 85123128t15
below [9] 1711217114 48122 6812¿
88t24 89 t20 1 26t 1 6 1 52t I 0
Ben [4] 90117 92120 92121 9311
benefìt l9l 70117 7615 7618 80/1 1 I
116t15 134t19 134t20 135t24
benefits Í341 2317 23111 4514 4517
7 4115 7 4120 75t3 7 5t5 7 5t6 7 5t7 7
81/15 83/5 84t20 88t5 89t7 89t20
89/25 90/3 90/13 98/13 102t17 1C
107 12 107 13 112t24 123t16 134t11
155t13160t17
l9l 86t2287t13 87t14 87t
89/18 90/9 90/11 105/6
l8l 3211 46117 93139311597t
150/18 159/9
retter [11] 1312313125 4413 5715
93t23 94t20 111t1 147t22150t14
[15] 19/4 20t10 32t4 4ott
77t3 88t4 99t14 115t16 116t10 11
116t10 116t10 119t14 151t17
[1] 39/19
68122
r [3] 89/4 91t6141t23
141 2t11 2113 4119 4121
l11l 82t13 83t20 83t24 84t3 [208]
85t21 104t8 105t210617 108/3 118/13
13413
[1] 36/5
[1] 66/6
[184]
l3l 2t13 4t19154t14
I2l 112t1 1',t2t8
15514
f31 19t17 20t2224t15
J [1] 69/10
l2l 109t10138t20
l1l 44t1
l3l 5t21 119t7 142t24
ul 47t25
151 2t13 4t19 23rt4 45t18164t11
[1] 36/10
rc l3l 4t23 31t23 163t5
l1l 20t'l
25thl1l 20t1
Í11 72t4
tomobile [1] 136/3
l11l 5t14 9t1210t8 12t6 22t4
23t14 45t19 69/9 69/13 120t4 138t6
l13l 1t17 7t4 21t18 21t21 21t22
21t23 46t10 56t24 59t23 83/13 85/15 98/10
99/9
l11l 40t16 40t22 45t4 88t2',t 89t7
89/9 89/9 89121 128t1 128t7 138t21
f1) 18t23
able [1] 15ô/6
"r l1l 1l't7
I I4l 42t17 52110 6812 11911 1
Í1 11 57 t1 1 58t15 62t20 65t10 80t5
91 t2 110t23 127 t8 135t15 1 58/1 0
l4l 162t24 162t25163t1 163t2
1
[1] 8/13
B broker [1] 71118
Brotherhood l1l 11014
brought f4l 3715 80125 10516157112
bruised 111 108125
budget l2l 14812315011
build [3] 117116 130t8 14812
building l27l 219 4115 711 7117 7125 8/10 9/3
9t5 11111 1112512121418 14110 14124
24t20 2618 3'.1121 46112 46t14 4915 4916
49t11 49t24 50t9 50114 55116 148t3
buildings l4l 6517 95123'122112 1 51 11 5
built [3] 31t21 5012511514
bulk [2] 1019 42114
bullet [1] 150123
burden [1] 90/3
Burke [3] 63121 63122 63124
Burlington l1l 37119
bursting l1l 92115
bus [2] 4817 4818
business [72]
businesses l38l 5717 62120 68/11 68114
69/7 69/9 72t14 72t15 72118 72125 73123
88t12 90t22 9211 95113 95t17 95t18 96t4
96/5 96/9 96121 97rt9 97121 9915 110111
1 11 t22 117 t17 1 18t7 120119 12511 129112
130t2 132t22 13419 13511 13513 14714
152t22
businessman l4l 56|12'l 14120 13016 13017
businesswoman l1l 117 112
but [131]
buy [8] 65t21 75123 91/16 96/8 109/19
124t21 140t13152t1
buying [6] 56/7 73110 124119134124143117
:are [23] 3417 4517 84121 89t3 89,
89t24 9014 90/8 104/13 104116 1C
111t16 116/9 130/15 132t10 132t
132t19 133t2 133t3 133t1 1 1 53t4
career[1] 86/5
careful [1] 65/25
caregiver l1j 139123
carry l2l 66114116112
cars [1] 18/9
cart [5] 8/5 9/8 20fi2371147112
cartoon I1l 147121
carts [2] 12115131'16
case [4] 27123 2915 3414 5416
cash [1] 76/19
cashier l1l 82121
Catano l4l 106123 107 123 107 124
categories Í11 24116
Cathy [4] 2t15 5t2 29ts 29113
cause [2] 73114164113
caused f1l 110123
causing [1] 63/1
cautioning l1l 36124
center [84]
centers a9l 2814 35112 58117 lOOl
116t3138t20 138t23
cents [4] 9115132121 132123132t
CEQA [1] 162/2
certain l9l 27 113 7013 93125 9911 1
104t15 105/18 108/6 159/5
certainly [6] 37/15 80110 8719 921(
119t24
cERTtF|CATElll 164t2
certification Í71 1112417 517 15812
161t2416215
Certified l2l 1123 16414
certiû [8] 133t9 133t12154118 15
158/16 163110 16415 164110
certifoing 121 22121 2419
chain [5] 11120 9917 12912129113
chains l1l 37125
chair [3] 30119 4217 87117
Chairman [8] 5/18 61825132517 2
54t2586t23
Chairperson 111 213
chairs [1] 94/20
challenge l2l 6511 69121
challenged l2l 10011 112112
chance [5] 66/2 6616 8211613311t
change 161 47114 48111 61112 69li
159/6
changes [5] 10/18 161520142012t
Chapter 121 12619 126110
charm [1] 99/11
chasing Ul 150125
cheap [5] 59120 6115 6314 140124
cheaper [3] 83/25 105123151125
cheaply l1l 147118
check [1] 76/1
Chiari[1] 107/8
child [8] 89t3104t1o 104113104t'
107t1 10715114120
children [7] 65/rB 82117 8912107t
133/3 r33/5
Children's l1l 10917
China [2] 12412013313
choice l13l 77111 8716131121 131
136123 136125 13715 143110 1451
147t11 147t12147t14
ichoices l9l 8414 91115 91115 9111
I t tsls i43t6 i46t9 146t22
lchoir t1l 102t25
lchoose t3l 75116 901259215
lchoosins Í21 9111 124115
beyond Í61 7 19 18124 2918 73112 86117
142t8
bicycle l3l 20115 56125 5713
bicycles l3l 16114 27 16 27 18
bicycling l1l 12813
big [13] 53119 57112 58t2266t21 73113 82t6
91t1 92t15 113t10 11311 1 148t20 149118
160112
bigger [2] 57t4 57110
biggest Í11 15117
bike [2] 16t1311718
biking [1] 128/5
biil [1] 81/18
billion [5] 44113 9Ol7 15215 15216 15312
bills [1] 81/19
binder [1] 28117
binders [3] 9/11 1214 16117
biological l1l 2111
bit [11] 9t1413t25 16t2O 17122 50t2376t21
79t7 105121 1 1412 136118 155112
biting [1] 150123
biweekly [1] 119/rg
black [2] 11119 78120
blessing [r] 86/10
bl¡ght [3] 88115 138t20 138t25
blighted fl) 62t18
blighting l3l 62123 63110 93t12
blinder l1l 13124
blown [1] 12119
blown-up l1l 12119
blue [3] 1111211117 51111
blueprint lll 160125
board [3] 6511 92122152120
bold [1] 126123
bollard I1l 1'1115
bollards Í11 "11116
bone [1] 97/14
Bonnie [1] 98/9
Bonny [1] 99/9
bonuses Í21 8117 84122
books [2] 109/19 130115
boos [1] 77116
Borba [9] 213 4114 5/18 6/8 2513 2517 30120
4212 54125
borders l1l 12313
born [3] 85117 10711 114120
both [11] 40124 45t2 45t6 49t6 49t11 49112
70t1573t5 80t11 87t16 120t2
bottom [3] 96/20 15215152115
Boulevard a4l 2216 381'1 5 80122 9911 0
boundaries Í11 18124
bounded l1l 714
box [6] 1313 9111 92t15 113l"l0 113111
148t20
boxes [1] 57112
Boyce [5] 90117 92118 92120 92121 9311
Boyle [3] 125120'125121 153115
brand [3] 3"1121 51122 51125
Brandman Í21 2116 511
break [3] 77121 120111 122121
breathing l1l 10712
brief [3] 42121 46157215
briefly [2] 5t11 19t20
bright [1] 92113
bring [7] 5412 54116 55/1 68/10 69/10 78/9
105/5
bringing Í51 29123 94116 137112 137115
1 38/1 I
brings [2] 39125130111
broader [1] 94/8
broken I1l 54111
c
C-Span l1l 141t22
cafe [1] 57/8
California l17l 1118 40122 4219 44114 4515
51t1 68t4 70t11 71121 8713 88111 9017
100t11 13011 137117 137125145116
call [7] 55117 61116 6718 81116 82120 14819
153t14
called [5] 6411874117 101117 10gl11'15815
calls [7] 5125 8416100112101110 101113
116t2127t23
came [5] 4116 5416 58115771210714
cameras l2l 181251912
Camino [1] 85/16
campuses Í11 87117
can [75]
can't [32] 29112 32122 37110 5917 6217
75t23 7913 8511 92125 93t21 "t04112',t0612
106/1 3 110t8 11312 11514 125110 129114
137 t14 1 40120 1 48117 1 48117 149110
't49t1 1 150t8 151 t25 15211 15212 157 113
159t7 163t9163111
canned l2l 49114119122
cannot [1 3] 31/1 8 60/3 ô5/20 7018 9811
104t25 145111 14617 146121 157121 15811
1601416116
Canyon [3] 100/13 100123101110
capabilities l1l 1911
capable [1] 1 38/1 1
capacity [3] 16/13 2214 98125
capped l1l 12114
caption f1l 164113
captured l1l 28124
car l1l 64121
carbon l2l 12811415718
card [2] 5512184110
Cardenas l3l 106122106124 106125
cards [4] 43123 5511 55/9 55/19
chosen [1] 97/3
Christiansen l4l 79113 80113 80118 80121
Christmas Í21 1 18124 11915
Christopher [3] 103/20 103122 103123
Cinco [1] 109/4
Circle [3] 741610011 14614
circuit [1] 18/25
circulated l1l 19125
circulation |ll "15125
circulations l'11 24117
circumstances [3] 67/23 68117 86117
citations [1] 89/15
cities [2] 36111 126113
citizen [3] 60126111 84117
citizens I2l 59115 13911 1
city [57]
City's [9] 15t1016t11 16t1519t11 20t12
20120 24122 2915 98/3
civic [1] 117116
l1l 6t17
clarify [1] 161122
Clark [3] 84/13 8516 153115
I1l 112t11
c [1] 130/ô
I1l 119t21
l7l 33123 3612 7 1 t2 94t10 98t25 99t1
162t9
l1l 71t9
[1] 106/16
;limate [7] 11314 126118 126124 12712
127t2127t23146t12
:d [3] 60/1 1 60t12 60t14
l2ol 1 3t23 2012 281 19 33t 1 O 39t7
39t23 53t21 54t1 62t16 63t3 78t25 79t16
8216 86117 105t3 1 10t 1 4't 13t3 122t8
153/19 153t21
l9l 18t25 39t14 100t23 102t3122t12
124111 124112 124113 152t22
circuit [1] 18/25
l1l 118t4
[3] 26/10 135t13135t14
Í51 28123 54t4 66t18 110t7 127t20
[1] e8/1e
l4l 54t15 79t7 90t21 95t17
l9l 33124 34t5 34t13 35t4 41 t13
53t24 54t19 88t14 1s7 t24
Í41 54t5 5419 54110 54t14lll 11t22
l1l 64t16
37t20 58t4 67t20 90t19 126t8
1 26t9 1 26t 1 0 1 26t22 1 27 I I O
stered [1] 35/11
Ill 87t',t7
r 111 87t17
[8] 87118 87 t18 92t23 93t2 93t7
100/3 100/10 136t17
l1l 11t22
Í21 18117 20t20
[1] 1e/15
Í11 60t21
izanllll 6112
l2l 10111 11t3
;ome [34] 5151711 17121715 43122 5218
52t20 55t23 58t21 58t23 64t3 64t6 65t 19
67t4 72t7 73t23 109t19 119t7 124t20
124125 12518 125117 12714 132124 136/13
147 t24 149t',t0 149t12 150t23 150t24
ised [1] 46/23
l1l 164t8
l1l 6et23
153/16 153t20 156/19 158t11 ivably l1l 34122
;omes [1 1] 50/5 58112 66116 66122 75115
122t13 124t7 133t10 136t23 136t25 142t22
[1] 83/11
Í2) 91t17 123t22
nl l2l 13122 1515
[9] 2816 28117 29t4 63t91
ing [9] 51/14 58111 83114 121123 7 4t15 1 1 5t18 1 17 t5 124t3
124t14 142t5 148t11 150/13 156t21 [3] 97/13 124t4138t8
f1l 62t111) 126t22
able [1] 129t13
Í121 "U116t1820t2 55/1 63/8 160/16
[6] 53/9 62t15 63t8 117t
78t20 90t10 105t8 145t5150/6 153/18
157t14
ul 55t17
l1) 27t4
concluded l4l 2115 22113 26111 1(
concludes I2l 2414 63117
concluding l1l 100117
conclusion l5l 35121 35124 65116'
;omments l13l 5117 5119 6115 2Ol4 2015
35t20 41112 80t25 103t16 122t15 151t5
157t4158t6
[1] 100/10
43123
Í11 49t23
[1] 156/15
ollege [7] 86/3 86/5 8711610519105112
11212313615
)ollegio [1] 85/16
l1l 11t9
ìl 10/19 5111O 51t11tul 147t25
12) 11t11 14t24
s [2] 11110 12120
l1l 132t5
I2l 11t11 15t17
l1l 22t6
l12l 26t8 26t25 27t1 27t18 28t4
22t18 23t6 24t8 24t25 33t9 42t17 45t24
87t24 90t14 93t7 93t14 94t25 97t17 98t1
103t7 10319 103t22 123t13 124t23 125t15
127 t13 135t21 136t24 154t18 154t22 155t6
1 55t9 1 56t24 160t8 161 123 162t2
Í11 2et1e
l1l 72t4
l29l 2t5 2t6 2t7 4t13 25t3
25t11 25t13 25t15 28t13 28t16 29t2 30t1
30120 30120 3117 31t10 31t12 33t15 34t3
3414 35117 4211 4218 13416 157t16 158114
159/3 161/19 162t19
Ahanotu [1] 31/10
Armstrong lll 3117
104t17 105/15 105t20 105t25 10e
132t5 13311 143110 143113 151 t1
152t9
l1l 45t3
[1] 139/13
l1l 105t22
l2l 75125127t22
y [3] 6al19 651513't123
ance [5] 15110 15115 19114
157112
ies [1] 15/6
imentary [1] 51/3
l2l 160t5162t',1
lt [1] 50/6
rnsive [1] 89/6
l2l et6 46t15
158t17
condition Í1) 2412
conditioned [1] 155/3
conducted lll 26121
configured [1] 8/15
confuse I1l 13611'l
congestion Í31 62125 63110 14611(
connect I1l 1718
connects l4J 7161212316124 1811
Connie Í41 142112 14312 14313 14
cons [1] 161/3
consequence l2l 2316 126120
conservation l2l 5011 61 121
consider [13] 30/5 3018 30121 36li
7911 83t3 92t3 92t4 97t24 101t4 1
1 35/1 I
considerable [1] 99/6
159t25 160t20 161t16
ists [2] 8/7 2018
Í11 7t22
:onstruction l7l 14125 151221512i
49t6122110 122t11
f1l 41t2
28t22 29t14 30t11 32t20 39t2 72t21 95t22 [10] 19/16 19t19 21t18
Í371 1t2 3t3 5t5 5t14 5t18 6t9 22t13 24t3 24t13 24t14 162t12
:ommissioners 1131 4114 5122 25110 5515
59t14 80t15 87t15 92t20 93t6 g3t',t0 99122
[1] 15e/15
[9] 4/6 42t11 116t1i
100/18',t31110 151 122 153122 154t20 1 55/1 1 1 63
:onsiderationsllll 22fi9 22123 2.l2l 115t15126t23
l7l 43t12 57t14 57t16 97t3 155/3 155/6 155t23 156t3 159t2 1
160t5161t797t5100t11 147t6
;onsidered l10l 22110 2311227121
32t15 58t6 91t24 96t25 100t25 11
nies [6] 79125 8314 96111 96122 sidering l3l 101120 117118 11(
104t2134t16 ist [1] 9/7
82t22 82t25 83t9 84t21 86t7 88t23 97t7
Í161 43t11 70t9 81t1l 81t12 82t13 :onsistency l7l 19111 25120 2615',
27t1529t1130t10
129t5 129t6 129t11 144t',t1 istent [15] 19112 2614 26112 t
re 12) 4Ol9 87124 29t24 30t12 30t18 32t16 39/1 88t
ty [7e]
[1] 18/8
red l4l 914 14112 3215 8915
rison [1] 8/24
ssion [1] 113/9
l1l 57t13
l3l 32t14110t8134t16
g [2] 39/19 90/1
l17l 58t1377t4 80t5 88t16 I2l 21t1230t22
consultants l3l 4124 5113 26122
consumer [3] 104/8 10813145124
consumers Í41 132/14 13514 135110'13511 1
consumplion Í21 1916 47123
contained [1] 6/10
containing [1] 8/5
contended [1] 40/6
Í71 27 t1 27 t3 27 t22 27 t23 30t9 32t9
)ontinue l13l 8117 1612517112 43118 69121
7016 7614 105t4 105t18 1 10t24 150/10
151t1 154t4
[3] 13/1 110t17 149t25
l2l 45t1415et5
l2l 2t142t15
on [1] 95/19
>tl1l 145t17
11) 71t10
el3l 701't487t2188t14
inslll 97121
l2l 48t23 86t17
ience [5] 76116 76119 76123 104122
ient [4] 2711'l 78114 78124 14316
I3l 97t12112t14 112t15
111 110t25
l'tl 119t15
[1] 108/e
d 11) 49t14
111 4et13
I1l 49t24
ative [1] 95/6
I1l 67t13
11) 12t16
ices [2] 1'll1O 1'1113
Í51 114t18 144t't1 144t12144t14
rtion [3] 66121 13811015117
121 20t12 47t12
[8] 53/23 154113155t1 155t20
155121 155125 156/5 162t13
,l1) 82tg
[8] 90/11 91t11 91t19 92t5 107t9
113t12 149t20 ',t51t23
Costco [5] 58/10 89124116111 135115
146t21
costs [5] 68123 91 l8 94121 94124 152125
Cotate |ll 11215
)otati [3] 85115 123t9 138/16
:ould [28] 21 16 28t13 3Ot6 30t24 33fi2
39t18 52121 52t24 53t2 66t3 73t5 73t12
73114 76120 88/16 91/3 92t9 102t16 102t21
103/9 103/10 104t14 114t24 1 15t6 132t24
149t16 158t8 161t11
[3] 4119 60t4"t60t25
;ouncil [7] 6214 62111 62113 86/23 93/6
137t23159t8
el Í21 5214 '164110
I3l 121t7 "t23t10147t9
111 ',t21t8
[1] 139/10
;ountry [14] 58/3 6113 67 120 132',10 133111
134114 142122 147t5 149t24 151t16 152t6
152t7 152t',t2',t53t"1
darklll 1't112
darn [1] 80/9
Darrin [2] 2110 4118
Í21 41t8164t15
David [8] 217 61117 61t20 88t10 128118
128t21 128t22128t22
Davis [1] 146/4slll 146t4
I15l 43t14 43t20 49t16 49t17 82t2
95t17 101 t13 101 t17 102t3 105t23 112t15
118t13 123t17 133t4 160t11
Í21 't9t25'.t46t11
Í21 10914118t24
I1l 47t18
[6] 5713 68t25149t10 149t12150t12
ty [28] 56t23 6'1121 61124 63t7 66116
66t17 82t15 87t18 88t12 88t25 90t3 90t7
92t22 95t5 95t18 100t2 114t3 126t13
126t14 127 t1 127 t25 129t8 "t29t17't29t21
130113 131 t2 14211 4 142117
6
;ourse [7] 631'1 67121 8611 103123105124
113121 11513
ous [1] 55/14
12) 12t2124t16
rage l'll 89121
red [4] 11121 121231212515316
Í11 19t25
rane [3] 55120 55125 84110
eate [5] 3912 8611 8614 86115 87122
[4] 88/6 88110',136t2 144t20
I3l 134t23134t24135t5
ing [3] 4418 94121 124119
ure [1] 38/6
t [3] 69/9 110t13119123
reekwood 11) 139122
ed [1] 148/19
121 126/,t9150t1
ia12) 2312324t6
l3l 18t218t4 18t10
crosswalk [1] 18/10
crucial l'll 76116
crumbling [1] 65/13
crunch [1] 61/3
Cruz [1] 133/18
csR [1] 164t18
Í11 25t17
I14l 8t2O 11t20 16t5 22t1 33t18
4316 48t11 70t17 72t18 81t3 101t14 111t19
157t"t1 161t1
currently Í121 6124171241811 27117 2918
4315 4814 4816 81ls 81/8 85/15 90/25
[9] 10/25 4715 51113 51/18 56/3
1 11 t25 120t23 122t1 145t1
:ustomers I17l 43114 4413 51114 75124 8212
86/9 1 10/1 5 112t6',t12t18 119t10 121 t20
123117 127 120 12817 14512 145t6 149t14
l4l 'to2t1 139/13 148t21 149t10
11 7St2rul 18t22
111 61t7
I2l 66t24150t12
l2l 59120121t8
Í41 130t22 146t20 148t21 1l
12) 1O2t1O 141te
l1l 62t13
I'tl 131t17
[6] 105/5 105/13 108t2134t5134t8 l2l 73t5115t5glll 158t4
[3] 148/6 "t48t9153t15
l4l 93t2294t5 96t23 97tt
lecay [11] 2114 39120 54Í1370111
93112 55125 9812 115125 122t14 1
I1l 112t10
lecide [6] 65117 91116"12412412
157122159t4
[1] 91/19
l1l 124t23
[1] 65/5
lecision [16] 53/13 55112721259
100t25 101 t5 118t4 119t1 1 122t4
158/8 158/10 158112159t7 15918
ions [2] 93/3 94/8
Í11 e4t20
:ionlll 52124
Í21 71/4',t38t24
l1l 88t17
> l2l 11t23 13t16
I2l 65t21127t11
ins [1] 117l9
edl3l 70t2292t2493t2
l2l s7t13e7t18
I1l 36t2
r 161 22112 39t6 53t21 53t
;tation [1] 126121
Í11 156t22
[1] 63/1
[1] 76/e
[3] 66/15 120t',t9121t1
l1l 17t11
l4l 912413t11 17t7 17t1
141 13t11 't6t616t16 17t1
[1] 15e/14
l3l 27t15160/1 16C
Í11 51t7tlll 162123
d l3l 121t16 121117 127 t9
181 6212271t11 131t14 133A
158t25 16'U23 162t4
¡ [3] 137/3 16'tt516219
Í11 't2et1o
161 4t2210t1319t26(
ds [2] 79/1 129111
I5l 7l1O 7t16 9t21 9t22 46tÍ,
[1] e8/18
l'tl 111t1
>sl1l 12717
141 1117 11 t8 15t22 24t16
tionlll 27120
Í11 94t7
111 98t17
'ale lll 148121
[1] r50/5
1l 69/5
Í'tl 27t18
l2l 1't0t16132t7
l1'l 7011
10t1 16t6 21t13 23t15 3!
t I1l 20t21
Í11 11t15
ne [1] 2319
ned [1] 2616
ninglll 23124
iment [1] 72119
l1l 63t12
[1] 64/8
insÍ1170112
l2l 43t21129t2
levelopment l13l 21102111 4118 4121 19115
52t23 57t6 57t10 57t17 63t5 92t23 93t2
9t311t',\
l5l 7413 7414 74t5 74t6 77114
Í231 26t5 26t16 32t12 38t11 39t15 40t8
4112 41/4 41113 41t16 61t',18 61t19 100t22
104t5 125t12 125t13 125t13 126t3 150t3
1 59120 160123 160t24 161 t20
lidn't [7] 40118 10715 123124 141117 153114
156/19 163/10
e [3] 78/13 99t1415711
115) 35112 35113 37 t22 41 t18
53124 10417 108122 109rt4 1 18t22 146t21
1 47 110 1 52t22 1 57 t1 1 57 t23 160t22
s [1] 89/12
¡ty I1l 148t12
l4l 31t22 34t21 4Ot5 1 50/19
digest [2] 15417 15817
digestion [1] 15ô/15
diligent [1] 69/5
dimensions l1l 14123
diner [1] 110113
dinner [1] 140113
dioxide l1l 128114
direct [3] 5119 17120 128110
directed [1] 31/3
[5] 99/1 2 12716156118160t8
director f4l 2l1O 4118 9515100/16
Disability l1l 17123
111 18t1
l1l e1r11
Í11 145t20
[5] 58/9 58t16 81t12 88t3 1OOt21
[1] 110/1e
ion [1] 110/20
ss [4] 41113 13014130123130t24
ssed [2] 13111514013
ssing [1] 45/14
ssion [5] 2813131119153121 156113
Disiere Í'll 671'16
inglll 79t24
[1] 15e/16
tance [1] 9/15
l1l 102t23
trict [1] 124111
l2l 8t14 48t16
[1] 81/1e l1l 75t14
Í11 85t20l2l 107t6153t5
f3l 52t25 9712100t12 l2l 46t574t2
nented l2l 39119 89114
l19l 171837t7 65t7 82t990t2399t11
[4] 6/18 21t25 49t20112t1:
l1l 47t18
105/6 116t81',t6t21 135/8 135/10 135t12
135t18 13915 15017 1 55117 157 15 160t5
162t1
l13l 1717 3216 47110 48t3 52t16
77t5 78t18 99t12 123t12 123t13 131t11
14113162110
I1l 65t14
Doherty [3] 151/3 15114153113
doing ['18] 28125 2918 37125 3814 52t19
58t14 76t14 77 t19 109t2 10915 1',t4t',t6
120t16 125t16 't 39/15 143t14 149t1 151t4
161t1
lollar [7] 69/1 91/5 99/6 108/16 130117
130t17 130/18
161 4314 76112 83117 1 41 l',t 4 14213
146t11
175l
[1] 118/16
l1l 44t1s
l2l 118t16119t16
Í2J ',t18125',119124
[5] 64/5 8514 114114 12415 132125
Í31 94t22141t10150/13
[5] 13/11 17t6 42t24 43t8 61t25
Dorotea I1l 7416
Dorothea Í21 77 l1S 79112 161 2t17 5t1 33t5133t2
[1] 8e/e 155t13
[1] 135/13 [2] 88/1 88/9
DowdellllSl 715717 9l2O 15121 161416125
17t1 17t21 18t1"t 46t11 48t14 48t17 48t19
)conomy [16] 56/15 6713 691227(
76t7 87t21 91t6 97t9 114t25 118[
lown [36] 9119 9121 1Ol9 1317 1317 13110
13117 17t217t818t13 49t1 49t1 51t13
138t11 139t5 142t23 153t8
51t18 54t10 56t14 59t19 61t3 65t7 65t10
65/13 66/1 77t15 82t3 86t17 96t4 97t13
100t23 125t9 134t4 134t13 134t23 136/13
ucating l3l 621195/9 100/3
ucation l2l 861515212
:ffect [16] 39118 41113 65117 6911
95/10 96/7 117t9134t7 134t7 134
136123 136t25 ',t49t20 135t10 135t12 137 t20 138t3
l1l 13t17 lll 23t25
[1] 1ele
I4l 2911 11716',t34t11 134t
Í11 6514 l4l 18t19 49/10 50/10 5l
n l1l 132118
Í11 82t18
rt [3] 18/15 49t6 49t10
[1] 69/18
Dr.f1l71124
Dr. Robert l1l 71124
l2l 48t13 48t18
aft [8] 2015 20t6 20t25 22t20 35t20 5313 ^
Í41 128t18 128t21 128t22'
[3] 109/6 12',U7 133t4
121t14127t14 leen [4] 2114 4120 615 48110
111 152t25 rR [5e]
lRs [1] 131/13ainage l1l 24120
I2l 65t14149t14
r [1] 86/7
Í1Ol 17t1 18t13 34t16 36t13
52121 1 16122',124t22't 55t20 164t
lrive Í27) 1 19 4110 6123 7 17 gl17 9l'18 9122
13t8 16t3 16t23 16t24 17 t2 17 t4 17 t19 18t3
[1] e5/e
l1l 49t20
21t2222t5 58t4 63t3 69t1269t14 103t24
104t24 1 12t13 1 13t21 139t1 4 143t8
l3l 48t23 48t25 64t24
l1l 49t1
I2l69t1269t14 l1l 51t4
l2l 13t7 13t15Driven [2] 718 4619
111 48t25 ; l2l 1116 12t2
I1l 143t9l2l 120t18121t1
Í31't35t4 135t14 136t12 l1l 51t11
l7J 7t6 7t1O 7t15 17t16 18t5 ',t8t11 [10] 31/1 I 34t18 83/8 83/25 {
18t13 1 16t23 123t20 1 46t23 1 49t20 1 53
[3] 95/15134t23138t17 Í11 135t20
l2l 11t1312t16Í11 134t12
l1l 47t22 Í11 129t1s
Í41 41t9 67t21 90t6 15Í11 47122
stores [1] 64/12
[9] 28119 62t2268t16 86t17
l4l 106t23 107 t22 107 t24 1t
ions [6] 6312126115 127112
e-mails [1] 6/1
E.J 121 80118 80t21
each [15] 231223416 43t14 44119
61t2563t1897t11 127t21 132t7 1
132t17 132t19 133t12 1 59/1 5
earlier [9] 44115 4514 4812 48111 S
121t12 121t13 122t8 122t16
early [5] 7 122 65113 74118 74124 7
earned [1] 91/3
earth [3] 1111251111 14813
easel [3] 9113 1216 16118
easier [1] 66/5
east [4] 715 32121 85115 117 120
eastbound Í11 2214
eastern [1] 115/3
easy [2] 381171119
ECM [1] 48/23
economic l30l 2317 23110 62123 6
70124 87125 95/8 95/25 96/1 96/11
97t3 97t13 97t18 97t20 97t24 98t,
98/16 98/1 7 98119 98t21 99/6 99/
130t25 131 tl 132t18 I 46t12 1 49t,
I1l e7t4
Í11 64t8
113t3 1',t8t17 118t24 156t5
101t2
128t9128t14
emotionalÍ11 14016
employ [3] 43/5 11418"130115
employee [13] 63/23 7713 86113101124
103t25 104t7 104t12111t5 111t7 144t13
144119 144123145111
employee's 11) 145114
employees [35] 19/8 39112 75124 77 18
84t22 86t8 89t20 89t22 89/23 90/5 98/23
101t25 105t7 105t8 110t19 110t25 112t2
1 12t5 1 12116 1 I 5113 I I 5113 1 1 5t 17 1 1 5118
't23t7 124t6 130t5 138t12 138t13 140t7
141t"t3 141t15 141t16 144t16 145t13 153t2
employees'I1l 15314
employers [3] 88/2 8911189122
employment l4l 3912 82119 82122 8318
employs Í11 91121
empty [5] 58117 86112 95115 95122 122112
enable Í11 1814
enclose Í11 13120
enclosing Í11 7123
enclosures l1l 24119
erlcourage l5l 62122 7 1 110 10219 1 17 124
120t1
encourages l2l 138112 1 58120
encouraging l2l 29114 29117
end [29] 7167115 8110 9121 11124 12112
13t4 13t18 15/9 16/8 17t2 17 15 17t8 17 t13
19120 46114 85t2 85t2 95t20 97t8 106t14
113t13 115t24 124t8 129t19 ',t30t23 145t23
145t23161t10
ends [3] 721148017 117122
energy [5] 18/15 42112 4915 4919 49123
engine l2l 4911 4912
engineer l2l 45116 7915
engineers l1l 4611
enhance l1l 15717
l3l 141/41501715712
l1l 112t24
l2l et1012t3ntlll 9t12
121 72t9116t13
[5] s3/14 67t2123t11 142117
l4l 16t23 17t1 48t21 138t24
ain[1] 148122
Í41 9t213t20 71t20 149t16
v I1l 160t22
I1l 126t25
I1l',t49t6
rce Í51 7 112 815'12124 16114 51 t5
l4l 39t24 7 4t18 7 4t24 7 5t16
rnvironment [6] 51/19 85118 13112148122
149t6149t19
nvironmental I24l 1112 418 518 19121 20124
2311 2314 2318 23112 52119 52121 52122
53/3 53/1 0 54t3 54t18 61 t23 62t2 91 t8
99t17 100t6 128t25 130t2 130t3
[1] ee/15
ision [1] 92116
l1l 24t19
14) 2016 2018 20t 1 4 20122
l1l 125t6
l5l 76t7 108112 138/9 139/8
l1l 155t11
[6] 32/3 33t20 136t14',t38t2
[3] 69/3 71r17 72t22
[1] 80/20
l'tl 20t25
l1l 95t23
l4l 39t17 73t5 88t2 8818
l1l 76t2
¡l [1] 139/8
Í11 "t21t9
[1] 155/19
[3] 19/9 27t2332t9
:valuating [3] 3219 42113 42118
rven [16] 2118 22111 52122 53111 73115
74t9 83t24 85t22120t5 121t8 122t7 134t19
135t23 136/6 138/9 139/3
rvening l37l 4114 4116 4118 514 515 5l'11 618
42t7 42t11 42116 59113 59114 61120 63122
66t9 67t12 79t14 80118 84114 85111 86t23
87t14 92t4 92t20 93t9 98t8 99t22',to2t13
106/6 1 11 14 113123 1 1411 120112 128122
130t23 137 t10 147 t3
Í11 12515
l1l 153t4
l1l 136t4
141 65t22 66t13 144t3 144t4
;very [19] 8119 43114 43119 8212 88110
95t17 95t19 109/3 1 10t6 118t23 123t17
130t24 134t15 138t22 140t4 141t2 146t7
148t15149t14
l12l 80t11 ',t03t12115t16 121t3
130t7 134t18 134t18 134t24 135t7 13611 4
146t10151t4
l12l 9t14 55t9 66t2 66t5 85t12
"t33t15 1 49t7 1 49t19 1 57 t21 I 55t14 1 59t20
162t18
rxistence l2l 101 112 111 121
:xisting I33l 417 7120 818 81251417 14120
17t1218t14 20t18 27t227t24 28t23 30t15
30t16 32t14 33t19 37t7 4415 4618 4715
47t21 48t12 50t21 50t24 52t23 58t16 58t23
62t20 7 0 t22 7 2t 1 3 88t 12 "t 1 I t8 1 60 t25
76t3138t10
101 44t22 56t4 60t20 76t24 119t8
120t7 123t25 135t6 137 t24 160t23
expanded l11l 812018120 44110 46120
46t20 46t24 46t25 47t9 48t15 49t17 142t16
expanding l3l 12012 I 47 18 15812
t80l
[1] 33/18
Í11 114t22
l1l 8t22
l1l 143t22
[5] 91/10 105/10 135/5
rl 51t25 52t1 75t1 11
l1l 71t17
Í21 23115 35123
Í11 41t8
rtion [1] 21113
l1l 152t14
[1] 13e/e
I1l 92t1
l2l 28t17 161t4
l'tl 82t6
[3] 11l16 ',t1t1818t6
J l1l 1O1t1
Í21 13t1013120
12) 7st9 79t22
l2l 52t5 53t2
ively [1] 89/13
l2l 155119 15713
r l1l 11t20
> l1l 94t23
l1l 31t22
eyes [1] 78/15
Eyler [8] 39t10 67110 71 125 7211 t
116114 136/10
family l27l 65111 1041910ô/9 107
1 12t3 1 12t4 I "t2t23 1 13t16 1 1 4t1
114t10 114t12114t17 118t17 12ç
135114 141119142t18 144t19 144
152t6 152t10 1 53/9 160/13
l3l 111t9 129t11 13,
37t1
l1l 123t7
far fi4) 56/9 65/10 80/4 83/19 90/
100/19 115120 12412135110 1431i
152t18161t22
l1l 131t2
[15] 66/1 77120 10415 10511 Í51 40t20 40t24 53t1 112t13'
107 t7 107 t10 107 t16 114t19 1 14t19 130t15 I1l 6t23
140t1 1 40t4 142t15 142t20 1 42t21 [8] 26/9 29t16 29t17 30t1
69t15 71t6 93t13
12) 28t6 47t16
l1l 133t',t1
l2l 128t7 128t8 l13l 44t12 47114 5414 73/10 e
l1l 115t22 96/10 1 13t8 131 t24 143t14't51 t9
l1l 20t24 160t24161t15
[3] 36/15 37t5138t18 121 53t11 136t12
l1l 118t23 l1j 54t1e
l1l 22t3 actory [1] 37119
Í11 129t9
I1l 16t11
I8l 55t12 55t13 74t15 75t18
11519133t8159t4
l2l 51t24 61t4 Ill 156t20
ption [2] 2117 52122
ss [1] 81/19
[5] 137/13 137116137t17 '
138t1
)xcuse l8l 2311 46113 46115 46121 49115
59t22',t34t2151t17
Í31 73t14 82t6 82t7
Í31 72t1173t373t14
ercise [1] 159113
hibir [10] 9t1o 12t312t613t24 14t21
airfax [1] 8213
[1] 109/9
1 5t12 15t13 16t17 22t20 87 t23
Exhibit 2 Í11 9l1o
Exhibit 3l1l 12t3
Exhibit 6l1l 16117
l2l 71t4132t2
[1] 65/7
familiar [3] 38/17 6414 75119
familiarity lll 112124
I1l 12t5 amilies l7l 4313 76110 76113 1191
135t13137t4I4l 47t10 48t4 111t17 118t3
l2l 110t10110t24 l4l 4419 96t13 129t2O 13(
Farms [1] 129119
farther I2l 127121 135115
father [1] 'l04l10
favor [5] 159/19 16115161120 162122
162t23
favorable f2l 68118 81123
lavors l1l 2617
feared l1l 70114
feature 'rll 48120
features 161 1117 4416 4915 5113 511'13
51t18
Feds [1] 150/8
lee lll 751"12
feedlll 72117
feedback l1l 120121
feeding Í11 15014
feel [13] 13125 29124 74110 93114 104123
105/19 119t10 122t18 123t21 123t22147t9
157t4158t19
feeling l1l 1413
feels [1] 91/23
îeeslll 24117
feet [25] 6124 7 l1 7121 7 124 812'lÙl4 1015
10t7 10t101219 12t912110 14110 46113
46t23 46t24 46t24 47t1 48t1 95t23116t8
130t24 131 t1 143t18 159t24
12) 80rt910512
felt [5] 33/23 34111 34113 35120 3617
l1l 151117
fence [4] 11119 11120 13119 80l"l1
fencing [1] 13/6
festival[1] 109/5
few [11] 1Ol2 34114 42115 42t21 44t16
58t10 71t20 94t5 118t14 118t14 125t13
Fiddola lll 77119
field [3] 47t13 61t21 149t9
figures I1l 32123
figuring l1l 150123
fiie l2l 't49t19 1 56/10
filed [3] 5418 151 l"t6 153123
filled [1] 55/21
ñller l1l 12714
final [6] "1112 418 2Ol3 23117 24tg 90t10
l4l 24t24 73t18 84t'.t8 139t6
Finance 11\ 133122
financial [5] 68/20 78117 "lÙ1l410216
141t21
find [r 3J 3't t22 7 4119 75125 83124 8412
107 t6 112t25 132t16 144t1 146t20 146t22
155t10160t20
finding I1l 75118
121 15t8156t2
finds t2l 130117130/18
131 58t2461t7 13Ot22
finísh [2] 71112159122
fire [3] 60/17 6012265112
first [25] 4112 2019 2119 26123 42/10 4313
45t15 55t4 55t20 62t20 72t6 74t13 78t5
81t1 91t',t4 92t6 94t11 95t12 112t9 113122
114t6 114t20 117t3 134t6 155/18
isheries l1l 102121
fitf1l 162110
fitted [1] 18/22
five [7] 36/6 43/9 561264112721313015
130/8
fixed [2] 60126111
fixtures l2l 18115 4919
Í1) 18t',t8
rle [2] 38/6 107118
t l1l 131t23
141 6t25 916',10114 10123
Í21 501172t16
Í2',1 1211 12122
[1] 49/8
80t13 84t',t2 85t8 86t22 87113 90117 92118
95t3 98t7 59t21 102t',t2',tÙ3t21 106122
'to7 t23 1 10t1 1 1 1 t3 1 "t3r19 1 "t8110 125120
125t24',128t18 133116 137 18 139121 1 41 16
1 42t',t2 14312 1 4417 14611 1 47 11 14817
ollows [2] 6711013118
ood [41] 8/3 8/3 915 10111 101"1210122
11t1 11t3 11t4 26t12 44t21 44t22 4714
49t11 49t12 49113 49114 49114 59120 6018
61t5 66t23 76t11 76t14 76t18 76122 76125
89t4 911',t6 91120 94117 10113 11015 12016
't29t5 138t13 140t22 140t23 140t24 140124
I1l 44t15
[3] 37118 46t8110t3
forming 121 1 10119 13811 1
I2l 1151611st6
[5] 69/19 119t16 1 1 9/16 1 36/9
144115
Fortunately [1] 136i5
forum [2] 57115122116
forward 171 4418 55123 63116 113114 12018
153/16 153120
fossil[1] 126120
bund [8] 1911126116 39/1 7513 88/10
96t10136t4162t3
Foundation [1] 89/19
founded Í11 82125
four [1 7] 13122 14115 2117 21120 22125 2314
55t16 "t02118 103125 107 112'l 1 413 121 13
141t18 141I19 141t20 152t10 155t7
fourth [1] 73/4
fourth point l1l 7314
frankly 121 26117 79125
free [6] 11123131313119 68121 149110
1491',t2
free-standing l3l 111231313 13119
Freedman l4l 14611 14711 1471214712
freely l1l 13712
freeway l7l 57 13 6011 1 60112 6011 4 6011 5
100t9101t14
frequently 121 83113 1 56123
10t12 11t3 38t1 66t14 7e
[6] 78/3 78t22112t1 112ft
113116
iiends [2] 8011911217
iont [12] 1111 11118"1211313113
46t16 46t16 46t19 47t20 4819 154
l1l 47t23
;l1l 15t20[3] 6/10 52114 52t16
>dl2l6t1328t25
ns l1l 5414
[1] 46/10
Í11 138t22
tl2l 18t12106/18
l.dl1l 67t24
l1l 150t4
l1l 126t20
l4l 28t'14 30t2 159t9 159t11 ¡ger [1] 100/16
I25l 8t12 8t21 "t6t2 16t4 40t161361 7 1 t25 7 4t1 7 4t3 77 118 79112
45t2 45t2 45t6 75t7 75t8 88t22 89
89/13 91/13 93t10 104t2104t21 1
107t3 111t20119t9 127t18 144t1
Í11 111t20
13121t7 48t1280t25
full-time l12l 40116 40122 4512 45t
75t8 88t22 89/7 89/13 91t13 105t
Í11 75t7
fully [3] 6t16 19115 138t1"1
function [1] 69/13
funds [2] 109/6 109/8
funky [1] 99/11
l1l 5sr17
145123
el2l 64t22109/19
[5] 50/11 73t15127t7 152t
Foods [1] 79/1
foot [9] 131213119 3812 47t25 69t1 116t22 future [9] 21118 21 118 2212 22114
urthermore 111 137122
144t3 145t10 145t17
footage l1l 7125
l1l 157t8
134t8151t10 l2l 47t9135t22
102t2110t21 1'.t3t3 s [2] 50/3 128t13
l1l 143t10rrces [1] 134114
ord [1] 136/2 [3] 10/311t2118t7
Í11 97t13 larden [13] 7123 811 816 918 1115
13t213t913t21 46t15 46t21 46t2,foregoing Í11 16415
ry l2l 55t20 84110
;1111 6312 8511 11015 126115 I
147t13 127t6 127t8 127t24 ',t28t9 128t13
format [2] 35/13 38/3
¿l3l 40125107117 11913
u [1] 110/3
[1] 150/13
l1J 113t7
[32] 8/3 9/3 10/6 10t2O 1i
25t19 25t20 26t20 28t1 28t2 28t8
42t21 46t20 46t25 71t5 71t11 98t:
131 112 157 l5 157 114 1 59/9 1 59/11
160/6 160/20 16112161t17 162t3
l2l 8t2299t5
I2l 62t362t5
l2l 85t20148t23
l2l 't14t3124t15
Í11 37t15
Í11 11et24
rn [1] 67/15
Í'tl 21t1
[50] 10/15 10/18 1111414t23
33/1 0 36/1 3 55/1 1 60/9 61t5 61 t7
6512 7515 75120 7715 78119 84119
84t23 85t3 86t5 97t5 104t25 "t08,t
109/13 1',t219112t10 112t11 112t
113t8113t',t7 116t14 121t20 125t
1251"1 4 133115 13414 13617 1 4011:
1 46t9 147 t17 151 t24 153t6 153t11
gets [2] 66/2 66/6
getting l2l 4712015315
ghost [3] 6412511019 "110111
siftÍ11 82t23
give l22l 13123 32122 431 13 4311 4
62t20 7 5t1 84t22 97 t7 101 125 10t
... [10] 118t19 119t4 123118136/15
136t24 141 t17 "t50t1 4 150t15 151 t21 160t8
161 82t23 83t6 84t4 99t14 141t14
l5l 13t24 48t12 81t11 86t2136t14
t l5l 42t14 43t12 63t25 78t1 136t14
ul 65t2
Í11 126t18
)arlÍ1l 3711
Kart [2] 36/18 36/19
[9] 25119 26t4 28t8 38t24 7 1 15 71 110
721199518157114
l1l 157te
l8l 53t17 77t21 109t7 111t24138t7
138t23 140t10 143t8
l4l 62t25 67 t21 1O3t23 1 13t21
l4l 125t25 128t18 128t19 153115
f12l 24t5 61 t3 64t9 64t15 64t17 64119
64t24 1 41 t25 I 45t10 1 45t10 1 51 112 159t18
1461 4114 6t8 29t7 42t7 45t23 59113
59t14 61t20 63t22 66t9 67t"tz75t1579t4
79t14 80t18 81t24 82t9 84t't4 85t11 86t23
87h4 50t16 92t20 93t19 93/19 93/23 98/8
99t22 1 0218 1021 1 3 1 06t6 1 0619 1 1 1 I 4
1',t 6t25 120 I 1 2 1 23t I I 1 28t22 1 34t 1 5
134t22 135t2 13513135/19 144t10 151125
154t15160t14
l12l 43t5 44t11 44t20 68t14 70t16
72t7 7218 7311 "t 91 122 1 "19122 134117 13516
h [1] 109/18
I12l 13t18 46t16 46t19 57122 82t7
82t20 110t23 't20t21 140t2 140116 144t19
"t50114
Gourmet l1l 129123
[3] 89/4 126t25144t21
rments l1l 126117
l4'l 12t9 17t1217t14 48t22
ul 151t23
Í11 113t16
fa$er l1l 11414
161 2t16 4t25 26t14 26t19 119t3 1',t9t4
grants [1] 118120
graphic [3] 9/9 101131813
graphics l'll 51121
great [30] 2515 3112 33124 36115 36116
36t24 43t19 83/3 83/6 84t21 92t17 94t3
102t17 106t12108/18 108/18 120117 121t9
122t10 132t20 132t2"t 1 36/1 0 I 40t19 141 t2
141 t12 146t20 146t20 1 56/1 6 1 59/1 3
1 59/1 6
greater l1l 12015
green [1] 63/6
greenhouse [8] 63/2 11719 12611512713
127t6 127t8 127t24 128t9
greeting l1l 75119
grew [3] 6419 118115160/10
[3] 68/4 68t6114t11
I11l 8t12 33t19 63t4 119t1 120t3
't20t19 124t21 135t25 137 t5 143t17 145t3
[7] 88/18 89/5 91/10 114t3135t9
135t11 143t9
l43l 34t15 41t8 42t25 52t18 56t13
58t23 59t19 64t10 64112 64115 67t23 6817
69t10 69t17 80t14 81t15 81t22 84t18 86t16
98/9 101/16 105t23 107 t8 107 t12 107 t13
108/18 109/9 109/18 110t22114t1 114t11
1 1 4t14 123t18 123125 12919 13917 141 123
't41 t24 1 41 t25 1 46t1 1 1 48t22 1 56t20
159t20
hadn't [2] 57124114114
half [8] 121'14 13115 84116 101111 101111
102t18 114112 1 59/19
hall[1] 156123
hamburger [1] 61/8
Hampton l1l 2121
hand [3] 6516 911'14 15811
hands [1] 123110
Hansen [3] 118/10 118111 118112
HANSEN-KEYS [2] 118t11 118t12
happen [6] 30/14 721227711 12517 125112
125113
happened 171 6112 6513 121 17 13219 132113
141124142121
happening l2l 10912 126119
happens 161 58112 69125 7316 96112 1 4011 1
150/16
happy [7] 21t1375t2278t21 8319 83tg
98t24121t18
hard [4] 9l't4 70123 7113 13018
harder [1] 150/9
hardest l1l 77120
hardware l1l 64121
harried Í11 11311
harvesting I1l 49117
has [62]
hasn't [4] 38110 120124 121 110 142121
have [236]
haven't l2l 8012411513
having I15l 2415 39122 39123 57124 69111
101 t16 102t9 123t22 124t8 134t12 134t22
137 t4 150t10 156t20 161 t9
hazardous l1l 2112
hazards l1l 2112
he [16] 39/10 39/11 39/13 39123 53120
53t23 65t12 67t10 107t2 107t8 107t13
118t17 130/10 136/10 13912514011
he'll [2] 2'1113107114
he's [5] 84111 100117 107112107112136/10
head [2] 47111 125112
head-in Í11 47111
Healdsburg l2l 128123 130112
health [13] 4517 76112 81121 8913 89120
89t21 89t24 90t4 90t7 90/8 105/7 144t14
152t1
healthier Í11 57113
healthy l2l 100111 147125
l21l 29t12 30t22 31 t18 31 t18 31 t23
l1l 1'tet20
145t3
61 t24 70t10 7913 124t7 12618
126t9
l2l 76t13 76t16
f4l 61 t9 1 12122 129121 130111
r [3] 6ô/15 102t23111t13
¡rowth [9] 34114 3511 3512 3619 120124
120t25 121 14 121 16',121 11 1
l5l 2t16 4t25 26t20 31 t15 32t3
l2l 41t5 86t't4
Ill 21t't4
l1l 92t14
l1l 145t18
33t6 45t15 45t16 45t24 62t7 62t8
85t12 86125 92125 99t23 133t15 1
157 t18 1 59/4 163/9
l19l 41117 50116 5314 5712¿
63t9 78t2't 82t6 88t1 100t6 111t11
128t15 15415 1 54t7 155t12 1 58t6
162t24
hearing l17l 116 415 4110 5119 421
57t21 59t18 74t5 135t1 153/19 1t
153t25 15414 163t4 163115 16411i
heart [4] 102118 13219 133110 15C
heartened Í21 I 17 14 1 17 116
hearts fll 132117
heat [4] 49123 49123 5015 115114
heating Í11 5014
heavily [1] 69/8
Heidi [3] 122125123t"t 12311
heights I1J 152113
helicopter Ul 81117
Hello [4] 5611 9514 10312214612
relp [10] 581175124761197817 1t
1',t2117 1191312419 153t10 155t1'
ped [2] 431310419
[3] 109/12142t22153t2
11 13612
[8] 6/5 65t1O 67 t24 90t24 91 t2
145t5148t9
l1l 140t7
112el
rere's [1 1] 6120 712 7 112 7 114 919
51t5 61t10 75t8 119t6
l1l 164t5
6118140t12
-li 1101 107t24 113t20 118t11 131
141 17 142113 14313 144t8 147 t2
1141 13t2 18rt8 18t25 50/10 I
53t24 76t276t4 91t19 106t14 11C
145t22148t10
Í51 21 124 2217 62t15 78t1
[1] 60/19
107t5107t7
rlf [1] 67/10
l2l 77t1 84t19
[6] 39/15 53t21 53t22107t9 1(
145t12
history l5l 5218 11412 117 113 139t
hft [3] 72118 97t17 141t14
hold [5] 12114 16113 6613 8017 11,
home [1 11 7110 7116 9121 9122 46,
'to8l5 108t7 108/8 1 14t19 160t22
homes 121 671211512
honest l1l 10414
honestly l4l 41117 831510413 104
honored [1] 80/18
hook [2] 4011 4012
hope [11] 45110 45124 63114 6712,
97120 113111 125115136124 1541,
hopefully Í11 145120
hoping [1] 83/10
horse [2] 8'1115 81116
hospital l4l 81117 8111890161071
hot [2] 50/4 140t17
hotels [1] 64/24
hour [7] 27112 40117 40123 88122
89t11
hourly [2] 40116 40122
hours [8] 8l2O 8121 7514 10111 10,
104t14 104t15 133t4
107t4118t14141t10
12) 1',t9t21 13st25
t11
t61
l2l 8913121t5
tow Í271 10116 1512 30112 33118 3414 34110
3514 35123 3914 39t8 40t8 51t8 8714 95t10
97 16 1't0t22 115t22 131 t1 I 1 35/8 1 35/10
135112 136t8 149t13 149t18 150t23 151t21
160/9
'f1l 151t4
'ver [4] 7111 1O4l2O 105119 15413;l'll 11712
l3l 114t16 115t12125t8
human [1] 65/15
hurt [4] 8714 96121 96121 9719
hurts [1] 13219
husband l2l 118115 14419
l'd [21] 4t16 5t3 5t10 5t21 6t4 9t15 42t11
42t21 43t25 55t1 61t6 61t14 62t11 75t16
80124 8413 95114 10116 102t24 116t7 156t9
l'il [17] 10/1 11t13 19t19 25t8 26t14 44t25
46t5 67 t9 72t5 104t4 1 05/18 1 18t15 128t10
129110 141 t1 143t23 151 t5
I'm [114]
l've [38] 5611 56125 59115 63122661'10
66112 66121 67114 71t17 79t14 80t22 82t13
8314 8314 84/15 85/16 102t15 103t24',t06t7
10911 1 1 1 1 l5 1 1 1 t8 I 1 1 t12 1 12t22 1 15t22
120113 120114 120116 123118 130t8 131t12
140t2 142t13 143t4 143t23 143t25 145t4
150/16
rBT [1] 110/3
iceberg Í11 97115
idea [10] 10118 1312573119 87t1 87t6 87t6
10218 132t21 1 43t1 4 1 56t20
identified [1] 99/18
identifies I1l 23119
l'tl e3t21
l1l 48t24
Í11 4et2
luminated Í41 1311313114 13116 15121
lumination l2l 1 4124 15116
lustrate l1l 9617
nagine l5l 65122 9511 4 9511 5 1 1312'l5Ùl10
ined [1] 150/1ô
1311 1112 418 518 19t21 3415 3514
54t5 54t12 54t14 59t4 63t12 87t25
91/16 96/3 97 t3 97 116 97 t19 97 t25 98t18
10017 10114 115112 116t16 127t15 128t25
130t2130t3 130t24 131t1 161t6
l34l 21t6 22t9 22t10 22t17 23t5
23t',t223t12 23t',t9 29t15 30t8 30t21
30t23 30t23 90t12 9st11 93/1I 95t25 96t14
96117 98t14 98t16 98t21 99/8 99/17 99/18
10214 1 18122 1 5518 1 55/1 0 155t"t5 1 56t2
15616162t14
l1l 150t24
l1l 27t25
l1l 23t22
ce lll 1"11114
tl20l 14t2 31t5 53t25 57r275t9
76t6 76t7 83t18 108t14 ',t09t20 119t10
120t5 122t14 123t21 131t13 131t18 132t15
134110 135t9 135t17
[2] 90/3 110t18
l4l 76t't2 80t9 121 t20 136t7
Í21 18t4 47t7
l1l 47125
l1l 13sA
uacies [2] 62123 63116
uate [1] 98/2
[1] 30/15
res [2] 68/21 69/5
l1l 12te
lll 2et1e
[1] 163/5
I7l 5t7 8t1O 8t11 8t15 20t3 63t9
'section l4l 21 l1O 21 115 21 119
[38] 9/18 10t1 17t332t11 44il
171 5t22 6t2 9t1O 12t3 13t24 20t22
51t15 54t19 55t7 61t6 62t12 64t6
67 125 71 14 72t7 82t19 91 t5 94t1 S
103t9105t21 110t7 116t17 124t1,
128t13 132t24 133t23 134t5 137t:
142116 146115 151t22 152t8 ',t12ti
introduce 141 4117 513 45113 50113
introduced [3] 48/23 49/8 50/6
introducing l2l 47 122 I 1311 5[6] 60/3 61t1 134t21 137t4145t13
>y l2j 98t3162t2
l4l 49t4 49t16 49t18 49t22
introduction l1l 93125
invested l1l 42113
investment [1] 70/9
investor l1l 67116
investors Í11 70110
invite [2] 5115 4213
inviting Í21 51119 51120
involved Í11 10012
involvement Í11 1191'11
lowa [2] 152121 152123
iron [3] 11119 131613119
irresponsible l1l 58120
lrvine [1] 88i9
is [aa8]
isn't [6] 30/5 30/8 3716 5414 77117
issue [17] 2019 20124 28118 2913 1
30t17 31t5 51t20 98t1 100t5 101t,
121123139/6 139/8 157t12 159t2"
issued [1] 19/23
issues [6] '19114 3313 3316 6212 1a
rcrease l10l 6125 911 62125 6312 7015 9912
100t24 101 t10 127 t1 1 141 t23
[3] 91/6 102t7 102t8
l1l 138t25
insÍ21 49110152118
[5] 89/10 96t20 111t9 114t11
127t16
[3] 40/19 95t12129t7
121 95t12129t7
l1l 130t25
l1l 70t10
[3] 89/13 95t19120t14
y l1l 70t13
151117
12541
I1l 134t14 t1331
rce [1] 158/8
l1l 124t13
t2t 4t4 4t11
44t21 76t17 76t18 94t17
171 6110 6t17 40114 42123 53t13
tems [6]
't20t6
94t10119t14 126| en7 15t15 38t9 42t18 47t:
[515]
11',|120
22t20
l4l 812 4715 127118158t2
l14l 8t1 8t4 9t4 1Ot11 10t20 11t8
24t12 55t12 55t24 62t5 62t23 126t13 130t5
1 38/5
1451',|4
tsl2l 121215018
rg [2] 11t25 51t8
[1] 53/19
Í11 22t23
l1l 128t11
'e [1] 6/13
I2l 6411 154t8
'astructure [1] 91/8
nt [1] 36i12
l2l 48113 48t"t8
inherited [1] 68/5
lnitially l1l 3112
lnitiation 111 75112
I2l 78t1578t24
l1l 51t4
'n [1] 19/3
l5l 9124 1418 16114 18t2O 19t1
l2l 38t20152t21
111 2Ot16
titutional[1] 116/13
ng [1] 136/18
t l2l 144114 15211
111 44t6
l2l 93t24136/18
I1l s4t7
tly-designed f1l 9417
[3] 6/9 131467123
1l zeno
l1l 151t10
[1] 63/1
11t24 12t11 13t5 93t4 93t15
93/16 98/1 I 159t10
l2l 129t22164t12
l2l 48t20 49t21
Í11 62t21
l2l 50t9 51t23
[3] 15/15 17t4',tgt'
62t22 63t15 68t5 70t15 72t16 72t
105t7 11 1 t7 119t8 126t23 126t23
130/18 130/18 131t1 138t11 138t
160t24
l8l 33t22 36t17 49t2 73t9 11
l1l 57t20
ames [2] 2113 4119
an [3] 113119 117t1 117t1
I4l 137 18 139t20 139t22 131
asmine [1] 100/1
c [1] 104/6
l4l 4t2184/13 85/6 153t15
[3] 120/10 120112 120t13
l1l 140rt4
sl2l 2t10 4119
ul 131t7
l3l 133t17 133t17 133t24
l1l 64t20
[1] 153/15
Í281 5511 1 59117 67 12 7315 7 4t
74124 75116 77 15 8416 84117 86t1'
88t2 88t8 88t10 88t17 92110 94t1:
98124 12317 123115 131 t24 135t2
135t23145t12
111 61t2
obs [54] 8123 38125 39/4 39/8 39/
40t2 40t3 40t7 40t8 40t9 40t10 4c
44125 45t2 63/11 66/19 73t475t2"
7713 77120 78t6 84t5 86/1 86/4 8€
J '147t5
argest [2] 61123102122
asllSl 24123 2811 4919 9415 10915 120116
123t19125t13
ate l1l 113123
ater [2] 21112 50112
taura [3] 80115 82111 82111
avatories Í11 5012
aw [2] 19/5 144120
aws [1] 133/6
awsuits l3l 5417 5418151116
av I1l 53t7
ayingllJ 66124
ead [2] 88113 88/t7
eader [1] 149117
eaders l2l 43116149114
eadership [1] 83/1
eakage I1l 72114
earn l1l 98122
ease [1] 8/19
easing l2l 691187311
east [2] 7015"11512
eave [7] 4616 58117 581'17 110114128115
139/19 151t14
rED [2] 11t15 49t7
-EDs [1] 49/8
-ee [2] 1191612018
eftl2l 22t6117122
eft-turn l1l 2216
egal [3] 2317 23l,10 54116
egalities l1l 5216
ength [5] 131613t20 83t7 12812'12817
ess [6] 14110 15117 2116 39122 8816 147112
etl12l 16t20 21t10 24114 56116 65114
77122 84t6 110t16 118t18 132t2 139t13
160t23
et's [7] 3117 34125 40111 77116 92t16
133115149t13
etter [12] 39/9 39/1 5 40115 4115 41119
67 I 1 4 67 I 19 67 t25 93t5 1 00t 17 1 18t 1 5
"t19t6
etters [1] 5/25
evel [7] 51113 51113 51118 88124 91113
138t12149t9
evels [3] 18116 21125 126116
-iberty l1l 12312
ibraries [1] 136/6
ibrary [1] 117117
-icense I1l 1124
icensed I'11 102115
-ieutenant l1l 4121
tfeVl 5814 63/13 65/19 6611182/t683t7
11315
ifestyle [1] 83/6
ight [6] 1811s 18116 18119 '18t23 20t25
49117
ightest [1] 10/19
ighting 181 11117 1811418119 24117 49116
49/1 9 50/9 50/1 0
ights [5] 1111613t17 18t22 49t18 49120
ike [87]
iked [1] 83/21
ikely [5] 33125 98t15 98t16 127 115 158/18
imit [1] 129t10
imited [2] 813 4912
imp [1] 1Ùgt25
-inda [3] 56121 56122 67116
ine l4l 12t8 96t20 114t19 152110
-inens [2] 36117 4618
ines [1] 152115
ink [1] 11l20
ist [3] 19/18 24t3140t3
isten [2] 60125 63114
literally I4l 64125 6517 65113 8511',
literature I1l 89114
little [27] 7 t19 13123'lsl25 16t2o
50t23 52t8 5718 69/6 76t20 78t22
7917 7917 84123 94118 109117 11¿
't31 118 1 36/18',t47 t2',t 148t1 1 15i
156t24
live [36] 4316 43117 43119 56123 5
6511 4 701 1 1 73116 7 4t6 79t 16 80t
85/15 86/3 86/6 90/20 92t17 100t
102t5 102t14 103t23 104t19 108t
117t1 118t1 118t14 123t1 123t21
133/18 141 18 143t22 146t4
liveable l2l 571'13 57116
lived [8] 6419 93122 9415 9819 111
133t24 "t42t14 143t4
lives [8] 65/9 65/10 65112 8616 11
130/10 135114153t4
living [10] 631678t287t17 871181
91 t12 100t2 136t17 151 t23
Liz l4l 141 16 1 42112 1 42113 14211
loading 171 8114 9123 17121713 17
48122
loads [2] 49123 49124
local[90]
locally [16] 44111 66115 68114 911
99t5 102t23 1 1 1 t11 1 I 1 t15 1 1 1 t1
12511 12514 138t6 1 42t5 142t6
locally-owned l7l 68114 96121 991
111t22142t5 142t6
located [6] 7/10 26111 4617 7117 1
't38t4
location l8l 71314123 15116 37141
70t23 73t12
locations 141 21116 2112O 69112 1¿
Logan [2] 7711979112
Logan-Fiddola l1l 77 119
long [13] 3719 37110 50122 7315 I
97 t16 117 t23 134t11 134t1 1 136t
149t25
long-term l3l 95121 134111 13411'
long-time Í11 92121
longer [5] 48124 49197311012816
look [27] 1414 16119 2819 2918 32,
34t11 38t11 44t8 44t21 58t19 641
9418102t2104t7 110t9 ',t13t14 1',
1 17 t24 122t10 130t2 134t10 1 42t
157124
looked l8l 271235163614 36/8 36,
141124157t20
looking [10] 31/15 54117 1171221
1 1814',1 1815 126125 1 46t10 1 48t1
looks [6] 7t'ts 52114 52116 5316 6,
156/16
lose [9] 39/13 59/16 66t1971118'
131t25 140t8 145t12 147 t13
losing [17] 6012265119 6711 67t2
s4120 111123 113t2 1I5t14 125t1
1 45113 1 45117 1 47 t9 147 t9',t47 t1
loss [15] 69117 7011270120 88121
94114 97110 101t2113t4 128t4 1a
135123 149114 149t17
lost [9] 38/9 39/4 3918 40t7 66t20
88t11 131t24136t',1
lot [36] 7t24 8t1819t7 35111 37t2
50/8 55/15 56/5 56/6 56t7 60t10 t
8315 86112108124 1',t3t1 114t1 1'
1 1 5t24 1 17 t22 124t4 131 t12 136t
14316 1 43112',t46121 147 t22 1 51 I
154t5 157t19 158t6
lots [3] 7014 121t4 145110
love [5] 6116 7813 117115 145121
lovely l1l 147121
jobs... [25] 88/6 88/7 88111 94t20 94121
95111 96111 96117 9716 97t19 99t2 99t2
110t25 112t9 120t3 1 30/5 1 30/5 131 t25
13211 1 132112 133t6 136t1 136t4 136t7
'138/5
Joe [1] 125120
John fl01 2tg 107123'l10l1 1101211012
133/16 13717 137t9 137t15139/18
ioinlll 75112
joining l'll 45118
ioints [1] 110114
Judith [4] 771"18781180/13 80/14
June [5] 1111611117 139121 14117 14'l17
iunior [1] 136/5
iust [1 10]
iustifìably l1l 70t14
irrstitu f2l qÂ/í3 qq/lÂ
K
K-Mart Í21 37118 37119
Kaiser [1] 89/19
Kaplan l2l 9817 99121
Kart [2] 36/18 36/19
Katrina 121 141 114 141 115
Keegan lll 67113
keep [10] 41114 51117 561't3 60t22 106t2
124117 134125 147 t1 5 151 t5',t52t1
keeping I1l "124118
Kelley [4] 92119 9513 95/4 98/5
Kelly [12] 6717 67t7 67t1167t1267t13
71t16 71t22 71t23 95t4 102t12 103t17
103/18
Ken [5] 111 13 113118 113t20 113t20'116120
Kennedy I9l 2117 511 3315 3317 3319 35118
4111 53t18 53t18
kept [1] 5ll2
key [4] 6/10 9/16 73t673118
KEYS [2] 118t11 118t12
kids [2] 112t8112122
kind [17] 30117 34t2237116 5117 51118
54t11 58t6 66t3 73t18 80t1 93t25 99t25
101 119 104t7 121 t12 122t3 147 t12
kindergarten 111 112122
kinds [1] 10211
Klute [1] 'lÙ2l14
Knapp [5] 107t23 111t'l '11011 1101211012
knew [2] 59125 6011
knock [1] 61/25
know [107]
knowing l2l 52125 15011 1
knowingly I'll 148124
Kramer [5] 133/1 6 13719 137115139117
I 39/1 I
Kramar's 111 1"719,
L
lab[2] 811610t25
labor [4] 13312 151t15 151116 152118
lack [2] 6919118125
lady [2] 7412378t12
Lai l4l 14312 14417 14418'14418
Lake [1] 130/13
land [8] 21t3 27 t18 27 120 29111 45t17 52t4
93/3 94/8
landlord f1l 115115
landscaping 141 24118 47117 47120 4712'l
lane [2] 2216128123
language Í11 2714
large [10] 1211 5617 7019 89122119119
130t21 139t3 1 43t16 1 47 t7 151 t9
larger [6] 93117'117125 11816 137 14 13819
t:
32t
64t'
t 1'l
42li
36/
7tzi
t07
I 1"1
36/:
51t:
[11] 18/18 5Ot1 6314 91t7 105t9 129t4
134t2't 137 t4 139t9 145t23 152t3
l1l 137t4
[16] 56/10 63t11 65122 7616 7618
76t10 76t22 89t24 90t1 92t2 94t20 137t5
1 51 110 151 122 152t19 152119
I19l 25t "t8 25t23 26t4 26t7 26t1 3 27 t25
2818 32t6 32t6 32t10 32t16 34t5 34t5 38t24
7 1 l5',l 16t3 1 58t20 1 60/6 1 60/6
u-7 [16] 25t18 26t4 26t7 26t13 27 t25 28t8
32t6 32t6 32t10 32t16 34t5 34t5 71t5 116t3
158t20160t6
.l2l 38t24160t6
Í11 157t14
lunch [1] 112111
ma'am l1l 14311
MacPhearson I3l 2120 45116 45125
made [9] '1518 17114 35120 44113 65112
96123',t26119 131 t22 1 42t20
Madera l1l 8213
Magick [3] 131/5 13116 13119
mails [1] 6/1
main [4] 47113 5115 6017 7814
mainly [1] 66/13
maintain Ul 28120
maintenance 121 1 5122 24120
major [7] 818 51120 5713 81115 10412
133122143t19
majority l1l 4511
make [35] 5115 6112 11114 3612 43118 4615
55112 60i4 66t1 70t20 72t3 72t5 86t5 92t16
93t15',t06t17 112t12',t12t16 114t13 118t7
118t17 ',t20t3 '120t4 122t4 129t23 135t7
14617 149112',t54t7',15619 158/10 158t11
159t7 159t20160t21
makers [3] 53/13 119111 13613
makes l2l 201612416
[1 1] 15/6 32t3 34t6 72t25 81t5
91117 92t10 93t2101t5 150t11 159t6
I1l 107t8
I1l 117t22
121 65t11 126t19
¡11 126t19
Í11 12st2
161 2t9 2122 4t15 42t9 61t21 82t23
Í1) 120t18
Í11 63t7
l31l 2812 28t3 39t4 39t8 44t4 52t9
5417 58120 62t18 65t18 72t6 73t8 81t25
81t25 83t4 102t4 106t13109t18 112t2
112117 113t14 1 13t14 1 15t22 1 35/1 3 136/3
1 36/1 0 "t36t1 1 138t8 139t1 1 43t25 1 56t23
I2l 7t29t1O
151 125t20 125t23 126t1 12612
ln l4l 219 4114 617 2512
f1l 2t5
[3] 18/1 18/6 18/e
11251
171 74t8 104t18 106t14 1',t1 t14
135/6 138/18 139/1
l2l 91t12106t25 might [10] 32t13 32114 42t20 69t1
1 12114 121 119't22t7 1 59118 160t,
Mike [4] 2123 45117 50/13 50/18
mile [5] 29122 32118 32122 32124'
l1l 112t23
161 67t7 67t7 67t"tz67t137',U16
f4l 37t1837t19 58t11 116t10
t Í51 86122 87 114 87115 89/1 I 90/1 1
miles [2] 91121 128112
Miil [1] 82/2
l1l 57t20 [9] 7/9 16t2518t22"U17 i
Í61 11 t23 12t14 12t20 13t3 13t9 46110 47121 48114 48t19
13t10 [2] 90/8 128t12
fll 5/e [4] 61/6 108t22 140t2 147t1!
12) 92t"t3103/13
[1] 115/1e
142t2 153123 15411
inimal [4] 52/19 52121 1221615'
inimum 14) 7 4122 7 4124 7 4125 9'
inor [1] 133122
I2l28t1071t7
[5] 60/8 66123 140t22 140124 145123
es [2] 110121 151117
l5l 11114 1617 115123 159t
l2ol 5t14 16t2316t25 19t23 23t12 inutes [5] 1012 48124 4913 55116
ioz [3] 80/16 82t1182t1226125 29t15 29t18 36t25 42t3 46t6 53t9
55t21 58t23 72t3 80t25 99t8 107 tl 116t20 iracle l1l 12914
119t23 l4l 2121 45t18 52t2 52t3
Í11 142t724111 107t1
4rh [1] 19/23 [3] 76/15 76117 76t
r [4] 56/10 13418140t24't5ot14
[1] 109/5
l1l 110t23
l4l 90122 91 19 91 123 91 t25
l3j 102t12 103t17 I 03/1 I
[3] 11/8 51t151t4
141 137 18 139120 139t22 1
[1] 161/6
ll3l 20t7 21182212423
2312223123 23124 2412 31lt
161t16
tsel l1l 22t25
nean [1 0] 3614 7716 89125 108115 123113
125t5 131 t23 138t17 14"t t3 I 41 t18
izinglll 6211
[1] e5/1e
neans [13] 521137011275121 1'1411 12411
125t5 131 t17 131 t17 132t5 132t6 132t6 150t24150t25
Í71 s4l1 9414 94t5 94t23 12
134t15150t21 ;st [1] 70/10
fied [1] l0l3I3l 7312013216132t7
ures [4] 2314 23121 23122 23124
I2l 61t7 76t9
le lll 48123
l4l 87 t13 90t17 90t18 90t18
l2l 95t18110t7l1l 24t19
[3] 90/2 10917 1s2t25 [5] 58/2 139123147t5 151
l5l 15t2 18t16 28t20 112t7 157t5 157t21
[5] 5/20 25t8 44t1 127t6128t1
ronald's l3l 81410124 4714
,owell[1] 80/22
arlane [1] 126/6
tl1) 42t22
Í'tl 146t7
153t18
[3] 16/15 29t5136t20
[1] 138/10 I15l 58t2560t2',1 61t377t6
130t201141 1t23 5t3 164t4 164t18
Í41 106t22 106t22 106t24 106t25
95/10 99/5 109t7 1',t3t13
14213142t4153t9
[5] 65/1 67t16 92122 118t17 l3l 20t7 23t18 2412
; l3l 2121 45118 52t3
I8l 4t17 6/8 33/9 45t23109t10 nonths 19) 7514 7515 82114 82121
107 t6 107 t8 110t7',t18t14119t"t8136/t7 136t21
121 94t2s4t4 t88liat[1] 81117 [1] 89/18
31 74t14 74t14 77t4
5112 51112 51117 52t19
l2l "t10t20139t7
161 25t18 37t24 44t15 81t6 83t11
134t25 66/1 1 68/13 69/13 ô9/20 88t20 11
124t19 128t6 132t14 134t13 134t
134t21 13811 147t18
se [15] 8/3 9/3 10t6'l0t20 17111
44t't3 44t17 46t20 46t25 75t25 101t3 119t9
1',t9t17 120t6146t22 I1l 46t15
Í11 146t6ntlll 149123
111 142t4 notion [15] 153123 153125 15411
1 56t12 1 58t16 1 58t24 161 t9 161 I
161t12161t14 161t23 162t23 163
ntain [17] 3517 62117 67120 6t
I5l 24t6 84t2 84t4 114t23 136t21 7212278t25 84/15 88/15 95/16 9e
1 11 110 1 1316 1 1 4110 124t1',t 1 44tllll 128t14
131 31123 5812133123 nted [3] 13117 151216118
l2l 2t16 4t25 f1) 31t24
13) 139t21 141t6141t7 nove [7] 41123841'11 90/10 120/8
153t21161t1212) 32t11 33/10
140t15 [3] 82115118t12118t13
Í11 159t22
l1l 125t9
l1l 22t3
I1l 42t1e
111 11t22
[1] 153/10
l2l 10t2152t17
moves l3l 1'1017 1271512717
Moving I3l 15125 33/1 163/13
MR [5] 31/9 35t18 55t25159t3161t12
Mr.l42l 4121 4125 25110 25fi2 25114 28113
3116 31115 3213 3315 3317 3319 41t"t 53118
53t18 65t23 67t11 71t2277t16 80t13 87t13
89/17 90/9 92/18 98/6 99t21 102rt2102t24
1 03/6 1 05/6 11011',t14t9 11518 116114
116t19 125t21 133/16 139t17 151t3 153t"t3
154114155117
Mr. Ahanotu l1l 25112
Mr. Armstrong l2l 25110 155117
Mr. Art l1l 4121
Mr. Atencio l1l 154114
Mr. Bennett l4l 87113 89/17 90/9105/6
Mr. Boyce l1l 92118
Mr. Boyle I1l 125121
Mr. Chairman 11) 28113
Mr. Christiansen [1] 80/13
Mr. Doherty [1] 153/13
Mr. Eyler l1l 116114
Mr. Eyler's [1] 115/8
Mr. Grant I1l 4125
Mr. Gruber l2l 31115 3213
. Kaplan lll 99121
. Kelly [2] 67t1171122
. Kennedy [6] 33/5 3317 3319 4111 53118
. Knapp Í11 11011
. Kramer 11) 139117
. Nilson 121 25114 3116
. Overstreet I1l 77116
. Randy 111 102112
. Schwartz [1] 133/16
. Scott [1] 103/6
. Shell[1] 102t24
. Silveira fll 116119
. Stegeman [1] 151/3
. Warmoth [1] 98/6
. Webb I2l 65123't1419
Dewey l1l 7414
l1l 77t14
l8l 4t20 4t20 25t6 33t2 41t25 54t24
125t22141t6
Eileen [1] 4/20
Michaels 111 14116
Pennington I1l 125122
Ponton 141 2516 3312 4'1125 54124
Susan [1] 4/20
nuch [27] 1219 2911 38123 4'1118 4511 5319
53t',t2 58t25 63t9 64t4 77t13 86t20 96t8
97 16 103t14 110t22 112t13 1 13t12 118t8
121 l',lo 122t7 125t18 131 t3 136t22 1 39/1 I
140t5141t1
[3] 54/9 64t23123r9
icipalities I3l 148113 14918 1 50122
rt [5] 2316 72117 7514 89112155110
t1081ul 14714
me [33] 4l'14 4218 45125 55124 56122
61 118 61 120 67 t12 82t11 84t14 86t24 87 115
92t21 95t4 98t8 102t13 103t23106t6
106t24 107 t24 I 10t2 1 1 1 t4 1 12t18 1 13t20
117 t1 118t11 120t12 128t22 131 t5 131 t6
141t7 142t13144t8
me's [2] 63123 80121
med [1] 164113
tion [2] 102124138121
tional [4] 70121 89121 9917 13913
ture [2] 153/3'155/19
[6] 16/14 27t8 65t24 70t25 '.115t4
117t2
26t24135t19
46124 46125 8919
76t1
15715
l5l 34t17 55t18 129t1 156/19
11 22t23
t64l
>dl7l 24t6 45t1 74t14 102t18106/10
120t25128t8
reeds [8] 54114 61111 8412 8414 94115
104t25 105rt5 136t20
l1l 120t7
I12l 52t24 72112 90112 9811 4
98t17 98t21 99t18 104t5't 16t16 130t25
1321215612
l1l 132t25
l1l 14et7
l4l 81t25101t16 101t18 101t19
I29l 26t8 26t25 29t I 4 29t 17
30t11 34t6 35t14 36t10 36t25 37t1 57t9
57125 58t5 5817 58t7 62t16 71t6 101t16
10't t18 111 t17 112t25 113t2 116t2 127 t16
127 t20 146t5 1 57 t13 157 t25 1 58t20
59112 60t19 61t',16 63t21 6717 6719 71124
84t10 86t22 98t6 99t21 111t2 118t9 122t24
125t19 128t17 131 14 133t16 137 t8 139t21
't41 t10 14211',t 14312 144t7 1461',1 147 t1
148t7 150t12 1 50/1 3 153t22
fit[4] 61t23 92t23 118t16 1
l2l 44t16 96t24
isory [1] 88/20
laxable 121 94117 '10113
131 87t21 100t6164t12
at l1l 69t2
ally l1l 52t7
I',t'l 7t69t21 13t1 13t413t8
17t25 22113t2017t1 17t1317t21
801228214
l2l 22t6 48t1e
Í21 't1t24 62t17
l5l 42t9 68t470t11 71t2
Í11 e3t22
Í511 8t2 8t24 11117 14t1O 14t
19t10 19t21 20t15 21t24 22t16 24
30/5 30/8 37t25 38t23 45t13 46t9
48120 50t13 53117 60110 60t24 62
64t12 66t10 69t1 75t8 75t19 79t1:
86t15 87 t3 92t14 97 t22 108t21 1 1
1 1 4t6 120t22 121 t6 123t10 126t11
140t23 149t3151t8 152t4 153t11
1161 20t1 4 24t3 24t9 24t1
46t5 49t4 80t280t3 82t24 84t11 1
13414 153124 156110 163t7
ren [3] 1131"19 11711 11711
[1] 8o/15
,f2l
t3l
t1l
lver [6]
48t22
rw [69]
1
[5] 2619 26t',t134t7 70t15
99/15
l4l 1 1217 1 12112 13316 139t12
l2l 109t17124t6 l2l 1t4 4t3
l8l 351272t11 94t13 94t18 97t10 99t1 lrl 136/16
135t22135t23 [1] 136/16
l1l 91t25Í21 100t11 r09/8
[1] 88/10 l2l 116t6',t16t21
78t23 78t25 143t25 144t3 145t4 31 40/18 120t22131t21
Í11 104t10
l1l 136t4 l8l 7t18 17t12 54t',t4 93t12 |
[1] 81/3 158/18 158/18
l35l 13t22 36t16 48t5 56t21 57 t20 11) 141t21
1181 4t16 15t4 20t12 62t11 66Í
72118 8111 83115 84115 85t15 10i
107 t20't07 t21 110t21 122t22 144
street [1] 20112
r l8l 27t1227113 4415 68/20 6
Í2) 50t25 56t4 104t17 150t14151t22
l1l 50t24 I2l 44t11 58/13
l3l 57t1690t16116125 Í21 84t6160t14
I9l 2t5 25t14 25t15 3Ot2O 31t6 35t"t7 office [3] 103/9 103/10 103111
158t14 161t19 "t62t19 offices Í11 1111
official[1] 101/6
officials [1] 95/9
I3l 82t21 82t22126t12
1461 1t24',t6t5 1811 18t1 19t6 29t21 31t9
31t12 31t18 32t8 41t23 47t14 54t22 60t8
73t10 74t2 75t',t1 76t25 81t6 83t11 84t10
85t7 87t7 89/19 90/14 92t8 95t20103/1 I
1't6t9 121t13 121t14 121t25 ',123t14 128t5
128t20 131 t19 131 t19 131 t22 135t13
135/1 8 142t4 149t1 150t7 15',t t25 153t20
153t25
lll 137t11
111 112t21
l1l 140t14
t f32) 25t22 32t25 33t11 37t1:
nedlll 49114
ted l1l 49t14
41t22 45124 54t23 55t2 55/6 60/1
77t17 77t24 85t8 85t12 86t25 101
103120 122120 126t5 141113 144t1
1 55t16 1 56t7 156t7 161 t18 162t8
163112
[3] 64/3 64t18 6519
nion [2] 110117 110125 [8] 51/8 65t1288t7 93t2193t2
l1l 118t22 107t12146t6
Í41 't7t24 20t20 55t5 64t14 [1] 133/4
o )utwe¡ghed l1l 135124
3utweighs lll 162113
rver [45] 5l'10 5l'11 614 1017 1114 1319 2518
26t12 26t14 26t19 3718 43122 43123 44118
55t1 58t21 58/23 60/6 60/10 66/20 68/5
68t7 75t4 76121 8011 82116 82116 88117
95t23 96t10 96t11 96t23 102t24 107t9
114t4 11419 120121 129119 130t12132t25
't32t25 145t19 15319 154t15 159/18
rverall [7] 8125 3516 3617 3617 63111 72120
99/16
rverlook l'll 9714
rverride lll 22119
rverriding l15l 2212224110 98113 99118
154t20 155/3 155/5 155t11 155t23 15912
160/3 160/5 16117 161116162111
)verseas Í11 124120
past [3] 111110 118124 119115
pathway l2l 1111511117
patience l1l 137110
patient [1] 55/10
patronize I2l 37116 70118
Patti [4] 103121 10614106/ô 106/(
Paul [ô] 9817 103121106/5 106i6
1"18124
paved [2] 121231819
pavement 111 47115
pay [14] 74123 8815 8912 8915 104
107 t1 1 108t13 1 10t22 I 10t22 1 42
142t23 144t13 144t15 152t10
paychecks lll 123116
paying Í21 108t22136t7
pays [1] 138/11
pedestrian 161 1211817123 181211
51t13
pedestrians l2l 2715 2718
pending l1l 158124
Pennington 161 125120 12512212c.
126t2126t5
penny [] 68/25
people [58]
per [5] 50/3 91151011131281121
percent l24l 911 91410119 10121 1
10t2311t1 11t4 49t10 49t25 50t4
70t8 81t12 87 t2 89t19 89t21 89t2:
126t15 127 t24 152t5 15217
percentage l1l 32117
perfect l2J 1491514915
perhaps l7l 31123 35113 8312311,
138t19 ',t59t6 161t11
perimeter Ul 18123
period [4] 6119 2013 35125 3612
periodically [1] 19/8
Perkowitz l2l 2123 50118
permit [4] 8119 14124 14125 15124
permitted Í31 17118 20119 52115
perpetuated I1l 151120
person [6] 67/8 6719 67122 8415 1l
108t11
personal 161 82123 8311211319 11
114t17 119t20
personally l2l 113114 14012
personnel l1l 94124
perspective Í31 1415 85/19 94/9
perspectives 111 157 123
,Petaluma Í61 80122851387117 90.
I 130/'t0
lpete t1l 132/6
lRetrirz l2l 61t17 61t20
lpharmacy l4l 8115 914 10120 4716
lphase Í11 14t25
lphases l1l 2812
lpn¡rtzl 1oo/16 12oti2
lplr¡n¡p t3l 119/10 120t10 1zoti2
lphilosophy l2l 57 14 1 1815
lphonetic I'll 6617
lphoto t2l 811610t25
lphotographs l1l 32120
lphrase [1] 138/3
lphysical I2l 5415 54113
lphysically l1l 112112
lpickles l1l 129123
lP¡cton l2l 56t2156t23
lpicture Í61 49112 50t20 6417 11712
I t¿zts
lpictures Í21 1 1 t13 122t9
lpiece [1] 73/13
lpieces l1l 73t2
lpilots [1] 81/5
lpizzalll 110t13
olive [1] 140114
Oliver's l5l 7418 88118 121124 12312138119
omission [1] 96/1
on [179]
once [2] 10416143124
one [82]
ones [1] 134120
online [1] 147121
only [19] 14115 15118 17117 43t13 46t3
58t25 73t21 75t7 92t10 96/3 11 1111 11214
112115 115112 12',113 12415 14214 14316
143t10
onto l1l 17121
oOo [1] 163120
open [5] 5118 27114 102118 1 03/1 3 1 06/1 6
opened l5l 42124 4318 66113152121 160111
opening [3] 36/5 3615 6917
openness l1l 105125
operate Í11 21125
operated l2l 6817 1111"17
operation I3l 21110 34123 10111
operations Í7) 21 116 21 l'19 24121 27 112 4417
49t7 100t21
operator [1] 35/13
operators Í21 36113 7'l l2O
opinion l4l 2817 2819 14111216014
opportunities l4l 27113 3913 87122131124
opportunity 1111 40118 4311 4415 58/14 7812
83t283t3 84t7 84t19 126t2137t5
oppose Í1) 127113
opposed [1] 159/18
opposes [3] 87119 126110 137119
opposing [-ll 13413
opposite l1l 12818
opposition l2l 128124 12911
optician l1l 102115
option [3] 52118 92110 12816
options l2l 69113 9211
or [80]
order [7] 55/18 7515 12818 15413 15519
155/9 156/3
ordinance 111 14120
Oregon l1l 12516
organic I1l 102123
organization l2l 92124'l 18116
organizations [5] 43/15 44120 8211 118120
118t23
organizer [1] 1 10/3
orient [1] 9/14
oriented [1] 139/1
original I4l 37120 38119 38120 119110
originally l2l 20116 6413
ornamental 12) 1211 12122
other [99]
others [3] 4123 34120 38121
others'Í11 132Í11
our [128]
ours [2] 112121 13315
ourselves I1l 3212
out [66]
outcome l1l 164112
outdoor [3] 8/1 8117 11121
Outlet [9] 3719 58110 58121 59121 6017
140t21 140t23 142t17 145123
outlets l1l 143116
outlined l1l 19112
outlines I1l 100112
outside [6] 18/7 30117 42119 5111673116
124t7
outstanding 11) 79123
outweigh Í21 23111 90/13
overstreel L4l 11lz5 l4l1 I il1b 153/1tt
overtime l2l 110121 1 59/1 6
overview l1l 6121
owe [2] 74110139111
own [9] 61 112 8613 1O1 112'112118 112123
129t6 14419 144124 152114
owned [13] 68/14 9511296121 991511119
111t17 111t22125t1 129t7 129t11 13011
1421514216
owner [9] 39111 39121 4112 4116 4118 41115
41t20 70t8 79t16
owners l4l 34120 4115 67119 113122
ownership [1] 67/17
P
p.m [5] 411 8121 "122t22122t23163t17
Pacific [105]
packet l1l 14122
packets l2l 612 6111
PACLAND fzl 2t20 45t25
page [1] 28116
page 8 l1l 28t16
pages [4] 314 19112 2219 52125
paid [5] 8117 81t21 107t7 107t10107t15
painful [1] 150/19
paint [1] 64/6
Pamlll 90122
paper [4] 6011874114 7714 10416
papers [1] 109/19
paragraph [1] 100/15
parent [1] 91/12
parents I2l 8911 118112
park [97]
Park's [1] 73120
parking l25l 6122 7 118 8118 15125 1618
16t10 16t1218t818t20 19t7 20t9 20t10
20t1'l 20t12 20t15 24t17 47 t8 47 lS 47 111
47t13 47t13 47t16 48t8113t1 124t4
parks [1] 24118
part [18] 1116 14113 15123 23117 29123 4513
45t6 51t12 58/4 60/8 75t9 79t7 84120 94122
104t8 105t"t4 149t15 155123
part-time [3] 45/3 4516 84120
part-timers U) 7519
participate l1l'109114
participation l2l 1 56124 157 13
particular l2l 29122 68117
particularly |ll 99114
parties Í31 23121 40125164111
partnering l1l 44122
partnership 121 44116 1 1911 4
partnerships l2l 431'15 4418
parts l1l 64121
pass [3] 17118 10814 119118
passed I2l 126114 13412
passing l1l 118117
[3] 1/8153t24163/16
R-P12010-008SR [2] 1/8
)1201 0 l2l 1t8 163/16
rlace [13] 43119 6114 6115 76115 92117
't 12t6 1 12t16 1 401 1 1 401 19 1 461 1 s 1 57 13
15911216416
l4l 82t4 84t18 110110 135t15
Í471 1t',t3 4t8 518 9/10 9/16 101"131411
14t20 ',19t11 191"t2 19117 2417 24112 25119
25t20 26t20 28t1 28t228t8 38t25 45t8
46t12 52t13 71t5 71t11 81t21 9813 11611
126t24 127t2 127t2 127t23 127t23 131t12
144t3 154t21 157 t5 157 t14 1 58/1 5 1 59/9
1 59t25 16016 160120 161 12 161 117 16213
162110
I1l e1t17
r l4l 2114 2t15 4t2O 34tg
1191 1t2 2t5 2t6 217 2t9 3t3 4t15
22t18 24t8 2614 3113 87114 87124 90114
123t 12 127 t12 1 56t24 160t8 16't 11
f3l 67t2412711 159110
r [1] 13/3
Í11 47t23
lll 157t2
l2l 149131ãoÍt1
a l7l 72123 73t2 95t16 1 1Ol8 1 1019
1'tot11 113t6
please [6] 50/17 62119 77111 7919 92110
133t12
pleased l1l 98122
plumber [1] 56/13
plus [8] 2119 21119 2211 2212 46125 11418
115117 115117
point [22] 9115 9118 1612 1613 21117 21117
21t21 21t21 44t25 46t18 52t7 52118 53125
54t16 72t13 73t4 73t18 74111 99111 116120
129t3131110
pointed [3] 48/1 48110 11616
points [7] 6110 1614 2218 2913 3614 7213
116115
police [12] 60/16 60/23 10017 100112
100/19 100t24 101t5 101t10 101t13 101t17
102t7 12418
policies |ll 29115
policy [18] 27115 28124 2917 29110 29111
29t20 29125 30/1 0 30/16 30118 32116 34t5
34t10 38t24 57t24 158t20159/11 160/6
polite [4] 55110 55114 77t16 159115
Ponton [6] 2/9 4115 2516 3312 41125 54124
pools [1] 102/4
poor [4] 88121 91114120123138114
pop [2] 95t18110t7
population [9] 32118 34114351136/9 58/25
120t7 121t5122t113712
portion [4] 8/9 4014 41112124125
pose [1] 134/7
position 111 12214
positions l1l 4512
positive 11) 69122
positively 11) 87121
[3] 33/10 53t13157r24
111 62t11
l1l 24t22
f1l 17t20
rctential 1121 2115 34112 34112 34115 35114
35t15 37t24 54t19 63110 68120 69117 90121
111 34t17
l2l 1211 12122
[3] 91/13 138112152110
l2l 9518134124
l1l 134t13
PowerPoint l1l 5123
l2l 151t15151t17
¡ l5l 42121 143t15 1 52116 1 52119
160/18
praise fll 77115
precisely 111 34110
predator l1l 14915
predatory I1l 149118
predecessor Í11 38121
predict Í11 114124
predominate l1l 46122
preferences l'll 112119
preliminary [1] 9/9
premiere [1] 33/18
prep [2] 11131114
l2l 10t1219t23
6/9 6/13 6/18 15/9 2414 42114 45114 45120
46t4 50t22 52t5
[1] e3/8
n l1l 91t21
Í18',! 44t3 76t9 83114 83li
96/6 96/9 111t16119120',120119 1
129t6 129t18 129t21 129125 1 41 l:
1 60/1 5
profession [1] 34/9
professional I2l 2817 96115
professionals Í11 130114
professor [5] 88/8 94/13 98/19 131
137t11
profile [1] 18/18
profit [4] 4517 8119130/18 152t15
profits [2] 7819143122
program [18] 1/13 419 519141131
15t11 15t14 2017 23118 23119 24t,
25t1 44t23132121 154119 154123
l2l 138t14141122
;sive [1] 152117
ed [1] 19/4
t61l
l5l 21119 39/6 39/1 I 39¡
[1] 3e/4
l5l 32t13 97 t4 97 t9 127 t1
l'tl 4ot2
rroposal l7l 6114 9213 11911212C
132121159124
proposed l29l 6125 817 812514121
18t4 19t10 22t25 23t3 2718 30112
32t5 32t15 40t9 42t18 45112 4611.
62t5 62t14 62t24 69t24 71t1 71t9
87t2392t3126t10
l5l 29t1 44t2 52t17 53t
Í21 39t1567t10 se [1] 97/6
fe [1] 38/25[5] 6/16 19t22 2013 23118 129t9
[1] 138/8 [1] 63/6
l4l 4117 615 4214 42t15 [1] 80/16
tion [16] 5113 5116 5123 5t23 6t5 [5] 4/9 18t24 24t20 67 t1i
f21 8t1et'
[1] 113/8
[1] 90/18
40t21
l1l 138t14
Í141 33t23 35/9 38/ô 53t19 59t20
64t6 64t9 75t15 98t20 12212 12219 122110
122t11 122114
fzl 137t1 137t3
[1] 69/11
f1l 67t22
127t19
primary l2l 73116 9518
prime [1] 108/7
principles Í21 82125 8311
printers l1l 96114
prior [2] 19/3 68/6
private l1l 97112
probably l8l 37 12 41120 72111 105/18
137 t10 148t16 15413 15815
probation l2l 7514 7516
problem l5l 57 122 73123 95121 104119
105/10
problems l2l 671376125
procedure I2l 49121 154116
proceedings l2l 16415 16417
process l4l 5111 100122154125 156125
Proctor l2l 14817 153/15
produce l20l 66114 7619 102123 108111
108t11 108/1 8 108122 108t23 108t24',t2319
123t23 124t1 12412 124124 12517 125117
129t18 130t1 1 140t16 140t17
l1l 51t14
rroud [2] 8511810617
¡rovide l22l 6113 6116 7 119 "l 1 124
14t25 15t1 16t8 35114 42122 4311,
41t12 42t9 53t14 55t8 90/6 91/6 S
94t24 95t9 101t24 101t24 1',t9t23
128t3 ',t36t6 141123 153118 15311
154t6 156t16 163/1 5
publication [1] 6/1
publicity [1] 69/16
pulling [1] 140115
pulls l1l 72124
purchase l4l 76111 8111310511 1',
purchased [1] 68/16
pursuant l1l 16117
put [22] 26115 31123 5617 62119 6t
69t25 70t2 80t10 82t18 9115 9215
96/16 103/9 114t18115t11 ',125t1'
133/1 136/3 141t10',t48t23
puts [1] '138114
quality l22l 20125 21 13 6314 6311 1
70t17 76t476t11 76t2276123 83/.
[1] 161/3ctlll 113t7
rrice [9] 37 l2O 68118 91112 91123 108/19
1 10t5 136t12 137 15 14917 53/13 89/6 89/14 90/8 110t25't1t
[3] 60/9 80t1 129t4 119t9134t17 148t1
rrices [24] 56111 56113 6912 7616 7618
76t10 76t22 83t21 83123 84125 89125 9212 27t7 40rt570116
l8l 14t2016t11 1611619
108t12 134t12 134113 134123 13514 136112
141 t2 1 45t22 146t20 1 51 t10 1 51 t12 1 51 122
l8l 12t23 43t4 48t2 67t1
98t231 1 101t4
11 111t25 Í11 79t17
l5l 32t20 46114 70111 94t17 rublic [37] 116 2122 415 4110 4122
9t13 12t7 ',tgt3 20t2 2014 2113 241
l4l 66t14 83121 85117 131 t19
tuality... l10l 94121 108111 108/15 108123
111t15 120t4 138t5 146t22 147t13 147t',t3
[3] 9/6 8118118t23
y l2l 81t7 "t18t21
l13l 28t18 3012 3016 30125 33113
33/18 36/20 38t24 39t25 58i6 59/8 1 35/9
155117
l29l 5t't4 5t17 6t15 25t4 25t9
26t17 31t231t4 31t8 31/13 33/15 35i18
39t17 41t23 42t20 45t11 45119 4616 50111
55t4 57t23 59t4 90t24 102t10 11714 11716
134/6 135/8 156/8
s l1l 22t3
[3] 53/16 76t20153t14
ty l1J 76t2o
l7l 26t17 33t12 44t12 58t10 79t25
109t2124t1
[1] 16/13
aise [5] 10015 10112212214 136114 151112
aised [5] 2914 53110 85117 9319 10918
aises [1] 151121
aising [3] 105/10 111112151123
ìajala [5] 92119 9513 95/4 95/5 98/5
Í61 61t7 66/23 88/18 8918 89124
'amplll 22t5
amps [2] 21123 2217
I1l 112t9tnl 102t14
[3] 99/21 102t12105t2
l4l 81121218 38125 4314
l1l 71t4
tes [3] 61/12 6812410511'l
ther [3] 55118 70110 127111
[3] 1/8 73t1 163t15
leasing 111 7311
Í11 12er14
[1 1l 9/15 26t16 27t4 61t15 62t11
67t14 67t2576t20 81t3 100t14 104t5
l2l 74t13118t15
[3] 67/18 137t18138t2
[3] 2513 10818140113
eal [7] 69/3 71 117 72121 97 12 97 t8 97t24
14719
l1l 142t8
l2l 131t16149t22
eally [51] 10118 12110 28124 28124 29112
30/15 30/16 31t9 31t14 31t17 35t5 36t4
36t',t5 37t3 50t24 51t25 53t20 56t3 56t4
57t1 57t2 57t6 57t7 75t18 87t1 94t15 97t',t7
99/16 99/16 101125 10311 10313105/10
106t12 "t08t14 116t4 117 t3 1't7 t24 1 18t5
120t25't23t8 125t4 125t15 142t9 142t10
152t2 153t9 1 57 t21 1 58/5 1 59/3',t59t14
eason [4] 29124 85125 97117 119113
'easons [8] 34/19 39/16 114124127110
127 t1 4 131 t13 134t4 138t8
111 39t12
'eceive [8] 45/3 4517 7516 89120 89124
119t16 119t191',t9t21
l3l 5t25 6t3 41t6
l2l 10123120117
l2l 40t21128t11
l2l 62t2134t1
[1] 94/3
l1l 44t17
I1l 20t21
[1] e5/8
[1] 50/5
ion [1] 126/18
l2l6t1472t6
ions [2] 6/6156/15
112) 24t5 24t8
11 24124
Í11 16t7
[1] 10/16
[8] 39/21 62t12 67 t25 101t6 121t13
122t15 122t22 122t23
recording l1l 1911
recovers l1l 70122
recovery I2l 7012197120
recycled [1] 50/8
recycling Í11 241'19
red [1] 11l16
redistributing [1] 59/1
reduce I4l 49122126115 12819 15717
reduced l2l 211616418
reducing l4l 47122 49119 49123 49124
reduction 171 10216 127 13 127 16 127 18
127t24128t1 128t2
redundancy l1l 143119
REDWOOD Í20) 1t9 4t106t237t47t7 9117
16t3 16t23 16t24 17 119 1813 18111 21122
22t5 46t9 47t20 48t3 48t7 126t8126t9
I1l 11t7
[1] 101/10
l1l 4st12
[2] 50/5 50/6
Í11 eot21
l2l 37t363t3
ttl2l 27t17 81t4
Í11 97t9
l1l 67t21
Í41 49113 49t"t3 56t21O0t24
nforcelll 57122
terate [1] 121112
f'l 62t4 62t14 63t15 94t25102t9
on [1] 159/1
t1l 81t2
l2l 120117"120125
l1l 14et7
l'tl s5t7
[1] 13/5
[1] 69/7
I1l 117t18
l1l 163t2
l4l 43t22 68t10 70116 93121
[1] 8e/4
[3] 16/1 21t7 23t5
ler 121 5119 917nglll 11t4
; [1] 69/21
l1l 63t17
remarkable ÍlJ 13014
remarks l2l 123124 12919
remember l4l 37 110 59118 157 113 160111
remodellll 4415
remove Í21 103110 10311 I
removed l1l 1417
l2l 30t17 99t8
161 28t17 67 t18 94t1 1 153t23 103t24120t',t3
13157t13
l1l 47t15
rent [2] 68121 68123
rental [1] 69/2
repeat [4] 301678111 85/9 85/9
repercussions [1] 96/1
replace t6l 11l16 11119 4918 71111
91t3
replaced l2l 18115 47119
report [31] 1112 418 4112 518 5112
19t13 19t22 20t23 22t8 25t18 31t,
35t1 39t1 39t5 41t8 53t3 53t21 53
98t12 98t14 10017 101 19 11518 12
128t25 13512216012
REPORTED l1l 1t23
Reporter l3l 1123 16412 16415
reporting l3l 2017 23118 2412
reports l1l 157120
represent l2l 11412 12915
representativ e l'll 1 2617
represents l3l 11 413 1 1 5112 13811
request [1] 5/6
requested lll 30124
ngl2l 441474118
19t269t14128t1 144t1
101 14t1315t2318t16 2'
23t2023t20 81/16 98/13 100t201
t [3] 16/11 28t21 29t6
ts [6] 15/3 15t7 15t11
20t13159125
l2l 14t16 54t9
iring ['t] 19/14
r [1] 99/4
l1l 31t12
>df1l 20t11
ul 83t12
e l2l 78115 113t21
l7l 56t1 66t10 79t15 85t1
t l5l 26t24 32121 32t23 i
l10J 62t1 62t4 63t9 87t2
90t25 93116 120t4 124t14 143t23
residual Í61 2911 30121 30123 3316
134t7
resistant lll 47122
resolution [11] 15/9 18125 2419 24
87 t24 13412 13413 137 125 138t7 I
resolutions 161 22120 126114 137 l'
l1l 21t1
l1l 55t14
e [4] 39/15 8517 1031191i
121 20t3 20t5
Í11 23t2'l
f2l 15t2234t23
lll 161t11
l1l 145t8
s l2l 64t23 110t13
l1l 17t16
I1l 47t15
rms [4] 9/8 10/8 10124 5Ol1
I10l 20t5 221',t6 22t25 23t1
"54t7 54t1572t10128t4
Í11 88t2
[3] 30/5 77t2129t4
l1l 82t18
'acinglll 47115
Í91 7121 8/3 9/3 2618 38t6 72
95t2298t25
111 147t12
retain [2] 4713 69120
retained [1] 39/11
[3] 34/16 38t11 115t21
enant¡ng Í21 35122 36122
ention [1] 92113
ired [2] 101123143t4
Í51 34122 36/13 36/18 3718 37114
Í71 62t21 72t19 94t18 101t21O2t8
l2l 72t15152t17
iew [15] 1113 419 519 141219118 2417
24t1232t19 52t13 52t20 52t21 52t22
154122"156117 158125
reviewed l2l 26121 30123
revisit [1] 50/23
rhetoric [1] 59/16
richest l1l 14'1118
Richter Í11 2121
rides [1] 51/15
riding [1] 56/25
right [25] 161216131714 '1719 20119 31123
53117 58124 61t18 62110 65t10 68t25 85t11
87 t3 120t22 129t19 1 50t12 1 51 t8 152t4
153111 155t24 158t2 158t10 158t12 158t22
ring [1] 128115
risk [5] 33124 53124114116114117 124125
road [8] 21117 21117 21121 21122 5313
67t21 126t6148t11
Robert [6] 39/10 67110711247211 8811
128t10
Robeson l4l 1 42112 I 4312 1 4313 1 4313
Robinson l4l 11011 111 13 11114 111 15
Rock [1] "128123
Roger [4] 6816108117 11116140118
ROHNERT [e4]
Í21 93t14150t25
111 78t7
[5] 11l9 1218 12t23 49117 49t24
l1l 49t22
[6] 8/5 &t',t3 10t23 103t4 103t12 153t3
Í11 13et25
opes [3]'148114 148114 14912
ìosa Í61 38t13 56t24 67¡14 81t18 83t13
84115 8512 86124 87t16 87t16 102t14 108t4
108t21 114t7 117 t12 141 t8
Í11 117t13
l3l 84t12 84t14 84t14
Í2) 153t1 153t1
I 16/ô 16/16 16t22 48t10 48t12
slll 48t11
I2l 1t23164t18
=nl3l 711257411 153116
l1l 144t15
I4l 55114 144t18 15911216111
[6] 54/10 81t8132t25136t1 144t12
l1l 101t13
Í21 2t23 50t19
ened [1] 102/1
Í21 18t41',t3t16
I1l 18t12
safety [7] 4122 1913 24121 111116 11211
112t24 113t10
Safeway l21l 3813 60/5 61/6 6612374117
74t21 75t5 75t1 I 77 t7 88/1 I 89/8 89/23
104t23 104t24 104t25 105t17 105t24
116t10 121 t24 135t15 140t21
;aid [25] 3312 35120 39t22 39123 40t20
40t21 53t18 53t20 53t22 7 4t23 78t12 91 t9
1 1 4t9 1 1 5t5 121 t',t2 122t8 125t 1 4 1 42t 16
142t19 151 t6 151 l"t1 161 19 164t7 164t11
164t13
ries [1] 65/21
ry [1] 81/3
rales [23] 813 814 8111 8118 914 915 1016
10t11 10t11 10t2211t219t4 20t19 60t19
72t9 72t12 72t16 72t16 72t18 72t20 88t17
97t6101t2
men [1] 120118
141 14312144t7 14418 144t8
141 2t23 45t17 50t13 50t18
;ame [17] 1611 18118 22114 37121 3814
40t12 76t1 5 77 t6 85124 104t 19 108120
108t20 138t2147t11 155t11 159t20 162t11
I4l 144t7 146t1 146t2146t2
f1l 112t20
Santa [19] 38112 56124 67114 7416 81118
83t13 84t15 85t2 86t24 87 t16 87 t16 102t14
108t4 108t21 114t7 117 t12 117 t13 133t18
141t8
raut [1] 129123
l11l 5Ot2 s8t10 103t2103t4 116t10
140t25 146t',t1 148t',17 148t18 150/8 150/9
111 148t1
Í11 122t13
l41l 21t10 24t14 3418 4Ot6 40t11 40t15
41116 4613 55/1 6 65/8 66118 71116 7 418
78t12 79t9 79t18 83t5 85t19 86t18 91t25
9218 96112 10413 "t04111 10617 10813
109t20 112t2 124t20 126t3 129t10 138t7
141t22 142t15 142t25 143t13 147 t17
1 47 t22 1 47 t23',t6017 160123
nying [1 11 2915 29118 3216 3218 36124
60t10 7 1 t12 100/1 8 121 113 136t17 150113
l2l 28t22 35t1
[1] 110/18
l2l 8121 1O7r18
l2l 51t10 51t11
hip l2l 105112 105t14
ips [1] 1 18/19
l3l 124t10 12411 1 148t11
t l2l 96124 124112
Schwartz 151 13117 133/16 133117 133117
133t24
Í11 42t1e
Scot [4] 14817 148t8148110148110
Scott [4] 99121 10211210211410316
[3] 13/15 46t17 48t1
Í11 24t18
l1l 129t1
[1] 8/1e
seasonal [1] 8/18
ul"t2t24
Sebastopol 131 11417 12616148111
second l9l 1317 6516721137817 14118
156t11 156t12 16'l t10 161 t19
secondary lll 15120
seconds [1] 136/15
section [5] 55/8 62118 7417 76125 11712
sector [3] 94122 94124 127125
secure [1] 68/19
security l3l 1917 1241412417
see [34] 4123 12118 1518 16121 24115 3115
31t6 46t22 49t12 57t7 60/3 61/9 78t16 82t2
83t14 83t15 84t3 84t5 86t9 86t12
94t11 95t17 99t13105t2't 112t13
123t17 125t12129t15 129t16 141
156t24
[3] 97/15153t20157t2
11) 119123
14118 82119 119t8
99t12145t4
[5] 33/17 98t15 98t20 132t
L2l 66121100t6
¡ments Í11 21124
smicity l1l 2111
selection [1] 146/8
self [1] 88/25
self-sufficient l'll 88 125
sell[1] 134115
seller's Í11 68117
selling [1] 59/20
sells ['t] 20118
senate [4] 133/19 133120137113'
sending [1] 153/9
senior [5] 60126111 84117 901201
sense [3] 27111 148112 149123
sent [3] 9315 9413 134/1
separates l1l 7116
serious l2l 62115 69117
seriously Í21 44112 127 12
servant [1] 83/1
serve [6] 4311 43112 4413 44110 8:
served l2l 57119313
serves 121 35111 127119
service [16] 9/7 10125 1719 4715 6
76t6 76123 1 00/1 I 100t25 112t1 1
123t 1 8 127 I I I 1 34t 1 5 I 52t I 3
services l19l 2110 4118 2113 4311a
6811570116 96/6 96/9 96/15 100/¡
101 t24 102t4 102t7 111 t16 113t9
135/6
serving [5] 35/14 36110 3714 94111
SESSTON Í11 1t11
set [5] 10/22 2011128t21 157181
setting [1] 18/8
seven [7] 82114 12116 121110 123
141t18146t17
several Í41 52111 81115 84118 145
severely [1] 69/4
shade [2] 1112212121
Shadows [f 6] 35/8 62117 67120 6t
7212378125 88/15 95/16 99t1311
11316 114110 124112 14419 14412t
shaking l1l 125fi2
shampoos f1l 119120
share [2] 119113133121
shared I2l 7110 9122
l1l 143t21
Í31 45t7 81t10150t24
Í21 2t14 4t20
l4l 91 t25 146t7 146t8 146t9f [1] 2018
Í11 20t22
151 2t20 45t16 45t22 45t25 1
Í11 125t14
rdl2l 2t21
,l1l 13t17lll 18t22
I1l 152t12
>dÍ11 142t4
l3l 19t2194t19128t2
| 91t20
l1l 116t12
l38l 27 113 58t9 64t 1 5 66t12
76t16 77 t7 77 t9 77 t9 83t19 83t22
84t24 84t25 85t3 87t7 90t25 91t1,
5214
shop... [18] 103/10 104120 104124 108117
1 1 1 t15 123t19 123t20 127 t21 134t19
134t20 135t20 136t20 1 40t21 141 t1',t43t5
145t21 146t13147t17
shopaholic Í11 79121
shopped l2l 83120 160112
[2] 63/3"t12t17
;hopping l52l 13115 14115 34120 38119 4113
56t5 58t17 62t17 66t12 67t20 68t3 68t8
68t12 68125 70t1 70t2 70t4 70t7 7019 70t19
76t14 76t15 76t"t7 79t20 84t25 88t15 9',U9
99/10 99/13 104t21 104t23 105t4 105t16
1 05i1 9 112t8 112t19',t13t16 1 14t11 117 t8
127 122 135t1 135t4 136t19 137 t2 138t20
138t23141t4 144t10 145t7 145t9 145t"t7
146t7
141 91121 91t24 95t"t9 139t7
I7l 35t24 36t2 83t7 97 t5 99t25 1 12t12
Í11 138t7
shorthand f3l 1123 16414 16416
l22l 't2t5 27t21 27r23 34t8 41t20
53t11 55t4 82t8 91t24 96t25't00t25 101t3
113t7 116t4 120t7 127 t9 129t16 132t1
150t14 153/8 160/2 160/9
l2l 5012210612
l4l 16t6 37t7 65t2122t9
121 11715135122
[3] 9/9 14t20',tgt3
f2) 16t17 50t22
I9l 7t2 8t24 10t13 13t15 15t14 22t9
5318 9718148t9
l2l 49t1 125t9
fzl 62t19151t15
ickl2j 144t20144t20
ide [20] 718 7t't1 13t13 13t20 1719 17t15
17125 18t13 32121 46110 47119 47t24 48t16
57t2 62t15 78t16 115t3 117t20 117 t21
15814
l5l 126t8 126t9 126t 1 0 126t22
127t10
;ign [18] 1113 419 519 14113141161514 1517
15111 15114 15t16 15t19 15t21 15t22 24t7
24t25 51t6 64t15 154t23
;ignage l13l 1311213114 1417 14181419
14t21 1514 15t6 15t12 15t12 17t20 24t17
ignals [1] 48/25
1161 z'.t t6 21 t8 22t10 22t12 22t1 4
22116 2315 42112 44/17 9013 102t6 111t"t4
155t8 155t14 156t6 162t14
,ignificantly Í2\ 62124 88124
Í51 14111 14112',t4t23 15t17 15t18
ira [6] l't1 13 113t19 113120 113120
116t19116t20
[3] 103/21 103t22 103t23
imply [10] 32115 40t5 69t19 87t1 94t17
1 06il 3 11 1 t24 129t13 148t24 1 49t19
;ince [21] 611 9114 10116 1411 28122 3915
42t25 43t7 52t9 61t2 66/13 69/4 76t278t2
78t3791',15 80t1 111t6 1',11t7 146t12151t5
ely [1] 120/8
1l1l 't02t24
[6] 39/19 109t3 12812 130t25 134113
[9] 67/6 73t25 8Ot17 86t21 87t12 95t2
99t20102t11 116t25
ter fll 65/9
[1] 105/16
Í24) 1t134t85t8 9/109/18 10121411
14t20 16t1 18t14 18t23 19t7 19117 2417
24t1229t2230t13 37t20 46t12 46t19 47t7
47t16 52t13154t21
[1] 30/14
Í11 6t22
Í11 160t7
l3l 67122 8715 98124
sourced l1l 44111
south [22] 7111 7115 8110 9119 912
13t813t15 16t8 17tl 17t3 17t3 17
18120 21123 2215 4719 47119 4811t
83/1 3
southern l2l 171246114
Southwest [7] 38/9 38114 38115 3t
99t10141t8
space [1 1l 7l'l 7121 812 8113 1011,
11t21 34t21 34t22 36t16 159t24
spaces l7l 16110 16112 20110 201'
37t8 37t17
Span [1] 141122
1161 32t11 33t3 41t20 52t7
66/2 66/6 67t9 67t9 73t8 112t1 11
126t2 128t24 133t23 159t21
l2l 122t24133/19
l2l 65t24161t4
ingÍ41 12617 133120 133t21
n ul 150t22
Í11 37t16
[5] 23110 29t13 29t16 45t
l3l 4419111t9116t2
10t3 10t510t7 10t10 14t10 38t2 4
46123 46124 46t24 47t1 69t1 95t2.
116t22130t24 139t23 143t18 15ç
sr [1] 118/24
stack [1] 55/9
staff [23] 4112 4117 5112 5113 5123
6t1219t1320t2222t8 2218 24t5 2
25110 26121 28118 3113 39t1 42t1:
102t2160t1
Stafford l2l 901229119
Stafford's l1l 91123
stagnant l3l 120122120124 12212
stalls [3] 1618 4718 4818
stamps [1] 138/13
stand [1] 115114
standard l2l 65119 7612
standards [3] 18/19 19115152120
standing l4l 11123 131313119 129
standpoint [4] 53/10 53111 54135,
start [12] 4116 42110 68/23 69/9 8:
82t16 86t5 93t24 109t4 109t11 11
150122
l8l 1 4t12 47 t25 64t10 64t16 7 5t3 107 t1 4
132t23 132t23
I1l 47t25
l4l 8t24 8125 10118 16112
r [1] 70/10
s [1] 136/7
[1] 49/18
l1l 133t2
l2l 23t2 48t5
111 13t22
ly [1] 53/19
l1l 77t't'
Í21 66t1 12',U3
small [26] 13111 17161716 46116 46119 5911
68/t469t7 69t870t478t7 82t7 95/18 96/5
cs [1] 45115
l1l 15t23
1',t1t21 114t7 114117 114120117121 11812
118t7 124t1 130t6 130t7 139t12 141 t22
[1] 33/23
Í101 17t7 34123 37t25 57t7 57t8
Spence l4l 2115 512 2919 29113
Spence-Wells 141 2115 512 2919 2(
68/9 130/1 13515',t3712 14319 121 48t5130t17
t 111 27t9
11) 75t23
spending Í31 9117 99/5153/1
spends I2l 9017 15311
l1l 142t7 l2l77t699t6
rrms [1] 125/9
[1] 115/3
l1l 71t21
171)
rge [1] 18/23
l1l 150t25
l1l 11et21
l7l 23t7 23t10 98t13 98/16 98/18
splits [1] 139t25
spoke [1] 7317
99/8 99/1 7 I1l 26t16
[1] e0/19
128t23
spread Í11 123121
square I25l 6124 7 11 7 121 7 124 7 12
lll 21t1
l3l 129t25130t1 142t21
ul 156t20
;olution l2l 150119 150120
rome [53] 4117 9115 10118 10125 11113
11t24 13t4 13t',11 27t18 29t23 32t21 32t23
33t6 34t14 34t17 34t22 34t23 35t7 35t19
36/8 36/10 37t1 37t6 39t16 42t20 42t22
43t24 45t10 57t23 59t3 6',U7 62t9 73t15
74t14 82t3 82t25 90t25 92t13 98t11 98/18
1',14t11 119t13121t8 121t19 122t15 127t14
138t17 145t13 150/15 154t7 156t22 158t7
160t22
l1) 58t12
Í11 124t',1
[5] 33/2 84t6 87t7 134t24 160/10
llol 27110 27114 35t2 44t11
83/18 109/1 109t11 115t25135t17 161t21
[5] 60/5 60t8 112t14 141 t3
159/16
l2l 83t25 83t25
111 102t18
[39] 39/10 61t2161t24 63/7 66/16 [1] 68/23
l5l 851221O4t3 114t4 118,66117 82t15 87r18 87t25 88t25 90t19 90t20
92t7 92t13 92t21 95t5 100t2105t8 105t13
109/18 11219 1',t4t3 118114 126t8 ',t26t9
126t13 129t8 129t17 129t19 129t20 131 t2
1 33/18 136t6 137 t12 137 t16 137 t18 137 121
138t4142t14
142118
ngl2l 12112 50120
[1] 11oie
[29] 19/5 39t10 44t14 45t5 5
l12l 7t16 23t2 58t3 62t9 66t8 74t7
60124 87125 90/19 90/20 92t7 10a
109/18 112t10 123t5 129t19 133t
137112 137116137t18 137t22 13C
148117 148t17 150t1 150t8152t2:
80t16 84t1 106t22109t',17 161t20 163t9
[4j 35/6 35t10 103t13 127t3
l2l 47t25 48t1 Í21 92t13105/10
stated [9] 20116 41118 45147212'1 74116
87t23 94t13 98t14 164t7
l1 41 22t 19 22t22 24rtÙ 7 4t 1 3
1 54t19 1 55/3 1 55/5 155t22 1 56t3 159t1
160t3 160t4 161 t7 162t',t1
l1l 55t17
I4l 20t1 5 1 10t6 127 t1s 127 t25
l2l 27t9 65112
stationery [2] 109/16 109/18
stay [7] 83/10 106/16 107t10 124t15 125t4
139/5 150/15
stayed Í11 81117
stays [2] 95110132122
steady lll 15012
Stegeman 151 1 4817 14818 1 48110 148110
151t3
step [2] 14413154125
stick ['t] 7112
Stiles [3] 841't2 841"14 84115
still [22] 28120 2915 34115 3518 35/8 35/15
35/15 36/8 3619 55t22 58t2260t9 91t23
98t24 104t18 104t24 112t11 121 t17 121t18
124123 158t4 160t13
stock [5] 8t5 8t13 918 10122 81112
stockholders l2l 1 42123 1 42124
stocking Í1) 49113
Stoner l2l 2122 4218
Stony [4] 21117 21t17 21121 21121
stop [6] 4817 4818 84125 105116 150125
160t25
stopped 111 10712
storage [5] 8/5 9181011211132214
store [1411
store's I1l 712
stored [1] 12l15
storefront l2l 14111 73122
storefronts lll 62119
stores [60]
stor¡es I2l 102116 112120
story [3] 6412 9715 147120
[1] 131/10
straightforwa rd [1] 521 12
[1] 76/19
Í21 73t19't49t15
;treet [8] 15120 1815 18113 20112 65110
941410215102t14
ip l1J 117t22
I3l 34t12 44t1670t21
r l4l 71110 87t19 98t20 137t23
11 53t20
l1l 37t21
le l2l 70123 157t19
ling [2] 139112147116
> 12) 13t9 13t10
[3] 61/8 152t2152t3
[5] 91/13 133/18 133t19 134t1
rtudents I7l 9217 10519 105112109/19
112t',t0133t21 134t3
[5] 39/20 41t277t188/9 130/3
[5] 38/5 104t5105123147t21 151t24
111 148t19j [1] 136/19
[5] 11l8 51t169t11 144t11 144t12
ide I1l 34t21
[1] 30/16 ics [1] I 1 0/1 8
l2l 9111291t24ions [1] 157120
14t"t6 61t14 62t12100114 101t6 Taiwan [1] 133/3
take [37] 16/19 23115 2513 3417 4i
50t22 53t2 58t21 65t1 84t21 91t2
93117 93117 97116105114108t7 1
115t23 1 16t4 1 16t17 120t1 1 122t:
1 30/1 5 132117 13914 14616 147 l2l
151122 15314 154t6 156118 158t7
[1] 3e/e
ttly [2] 68/10 145112
I1l e1t7
l11l 22t24 23t3 58t23 59t17
[1] 33/13 80/1 86/16 116t9 152t13 157 t3 1e
takes [6] 57110 65121 9114 106115
161t23
112) 27t5 47t3 47t4 49t7 68t21 70t12
88/t8 91t1 94t19 136t21 144t14 145t23
Í21 74t374t5 taking [10] 40119 40124 47121 47li
56t18 80t4 124t25132t19 156t17[1] 6e/8
l2l 88t25162t12 ltgl 17t2229t15 33t273t4 78
l2l 98t20154t3 85t19 102121 131 t15 134t5 1 44t2:
1 47 t22 1 48t4',t50t21 151 t21 160t
talked [2] 27t613618
talking l10l 2814 2815 29110 3011 1
4818 53117 1001414119 148t4
talks [3] 27t5 30110 13017
141 98t12 99t4 158t6 161 t8
n [1] 34/18
Í31 971297t25139t11
;uper [22] 62114 62124 6314 6714 87119
88/13 88/16 90/1 100/13 100/13 100/19
100t20 100t23 101 t1 124t5 126t1 1 127 tl 1
137 120 138117 138122 1 40110 1 45t3
ancini [1] 66/7
Í11 111t25
Tannchilll2l 6617 6619
target [22] 58/11 59/'19 74117 7412
7 511 1 76125 105121 105122 121 t8
123t24 126t1 5 126t23 127 t3 127 t',
12811 140121 146121 160t23 160/:
l4l 34t16 34t18 37t15 148t25
l4l 3411 36112 64t10 158t20
ision [1] 164/9
rrs [6] 4419 441"14 96112138115 13911 tasked l1J 42118
135t4 [1] 6e/20
supplies Í31 '119121 1291614216
supply [6] 64/18 73/9 96/5 9611312912
ht [1] 136/10
121 60t19 65t22 72t9 72t12 7t
129t13 87 12 S7 16 101 12 10218 12217 1 42t:
;upport [38] 8/4 916 10111 1112 35123 4712
57t6 60t16 65/8 68/1 1 77t',t1 78t5 78t23
e l1l 72tB
I2l 76t18 76t18
81125 8514 85121 85125 86119 89t291120
95t11 95t12 96/10 96/11 102t19106/19
116t2 1 17 t7 117 t20 118t3 118t5 126t23
132t1 146t13 146t24 147 t24 1 53/8 1 58/1 5
l2l 76t19116t14
xpayer l2l 101 123 138113
aylor l1l 4121
supported l2l 12120 35122
Ill 87t15
:r [1] 136/10
I2l 82t5107t21 I1l 45t13
141 43123 43124 103t2 113125
l4l 66t17 109/8 117t13139t9
eamsters l1l 11014
rchnicalÍ11 1511elll 157t6
Í11 102t22
[1] 53/16
zll2l 129t3155t't3
l2l 86t6125t8 | 49t7
I21l 6t1211t14 15t6 28t15 29t9 33t12 elesforo 131 12212512311 12311
33t',t4 34t6 34t9 36t25 46t17 66t1 93t3
113124 126112145110 15017 154t17 154t17
lsl 641291t14 92t14 102t16 1t
139124 140123 141 t1 143t23
158t11 159t20 Í11 87t7
ul 1't3t12 rorary [1] 8/19
nt Í71 47 14 6819 68122 691 13 il1l 107t13
l4l 102t19107t9107t13 107t14 71t19 72t23
l1l 75t19 l14l 14115 68/9 68/11 68/
tantial[2] 15/15 68/19
tantially [1] 88/6
inct [1] 34/1
surrounding [3] 68/1 5 701157312
Surveillance [1] 19/1
68t2269t8 69/8 69/1 170t470t12
701227113
survive [3] 70/8 121117 145111
Susan [2] 412014417
l1l 138t24
l4l 371995121 134t11 134t11
l1l 73t7 [1] 110/19
sustainability 161 4416 50112 6316 10919
148t2148t4
lll 48t7
stainable [5] 49/5 102121 12512145116
erms [14] 15115 29114 4019 4011C
40112 40123 8112 91t5 93t12 94t8
150t20 101t20130t4
Suzanne I4l 7 416 I 45125 1 4612 1 4612 erra [4] 1461114711 1471214712
Suzie [1] 2/11
sweat [2] 91121 13917
ble [1] 150/8
l2l 40t5155t12
l1l 38t2
[1] 38/20
1291 14t10 21t6 41t18 43t9 4',
48124 53125 65t2274t25 81t4 84t:
89t19 89t22 89t23 91 t',t1 99/6 1 0C
'to5t23 113t13123t10 127t11 138
137 11 1 138t10 1 47 t8 147 t23 152t
sweaters Í11 151124
Sweeney I1l 4122
42t10
87111 113125147t3
37120 64114
t62l
I39l 12t4 30t25 43t25 55t18 56t4
58i10 65/3 65t8 73t16 84t6 84t6 92t2 97t23
103t11 106/15 106/16 106t17 109/15
109t20 109t21 1 12t17',t14t8 119t3 119t3
120t22 123t "t8 124t 1 4',t24t 18 1 34t 16
139114139/19 141t',tg 142t17 144t16 145t4
14719 15013 15218 157 t10
Í21 11t812t25
hemselves [3] 38/1 411218012
[en [37] 511871591189121 1111 11141312
13t10 13t18 15t21 17t1 17t517t13 18t9
2012 20110 34123 36t6 48t18 61t11 73t9
75t13 80t8 82t21 85t10 91t24 92t5 94t21
10612 113119 117 t8 1 18t6 120t11 124t21
124t25130t21 150t13
there [143]
there's [53] 7/5 1211312119 131121415 1415
14t1515t18 18t1 20t17 24t14 27t18 31t't8
38t5 38122 4115 47t13 51t14 51t21 51t22
55121 5616 58122 58124 69t22 84112 94t17
103t12 108t2 109t13 1 1 5t8 I 16t9 120t25
121 16 121 19 12216 131 t24 132t17 135t8
135t23 136t2',t 1 39/6 1 39/8 140t6 140t14
141 122 142t4 1 43t25 146t17 1 46t17 149t22
151t8156t1
thereafter [1] 164/8
therefore l1l 127112
therein I1l 16417
hese [40] 1212 18112 20120 21111 2219
22110 22fi6 2318 23t12 28t4 43t24 44t25
54t14 56t9 57 t22 63t14 65t3 69t5 70t23
75118 76110 76t13 76t16 88t8 89t11 95t22
96117 96122 96125 9719 102t10 121t1
122t15 132t1 1 138t23 1 46t1 1 I 47 t18 150t5
150t7 152t8
they [156]
they'll [3] 6616110114 143110
they're l20l 13123 15118 15119 28125 4919
49t11 62t10 66t18 71t19 103t8 107t17
107 119 108125 124121 125t16 1 40t25
142124 1 4311 4 151 t9 I 52t25
I4l 44t3 106t9 1071 I 5 .132t25
hing [18] 25117 26t23 27t16 38t4 59t18
60t7 61t10 72t6 80t9 81t14 98t19 106/10
1 15t10 1 1 5t21 124t10 132t15 140t4 1 49t22
1261 2Ot9 27t5 36t18 37t22 42t15
46/8 56/6 57 122 58121 77 115 78t4 78t1 1
7912 105118 108t2 124t20 125t13 1 30/1 6
13517 140115 147 t',t7 147 t18 1 53/3 1 53/5
157t6157t8
inks [1] 125115
ïd 161 72t21 107 t1 138ti 4 139t6 148t23
149t24
| 46t4
6121513 2015 20111 22113 27t24
33/3 33/6 39t17 40t1 40t2 40t10 43t17
43121 50112 54110 55t20 70t',t8 78t19 83t1
86/13 86/13 86/16 89/15 96/16 96/17 99/15
1',t513 11911 120t16 124t17 133/5 133/5
1 44t16 1 57 t6 157 t8 161 t20 162t22
Í6) 42t13 42t19 53t11 74t10119t23
161 27t10 27t14 27t2"t 75t9 111t23
143t12
thoughtfully [1]13917
l1l 147t3
thousand l2l 1 41 11 4 1 52122
thousands l2l 91120 135124
threat [1] 70/20
threatening l1l 11315
threatens l1l 111120
three [21] 15117 15118 2018 48124 4912
55/t6 64t20 73t14 75t5 78t4 85t22 91t12
104t10 106t25 ',t07 t2 107I12 111I12 I14t6
114t12 148t15 '.154t25
Í11 154t25
throat [1] 139/13
through l27l 61216120 17119 1911221111
21t1422t17 24t628t2 30/19 33/15 39/16
43113 4818 5215 551"t1 70t23 91t6 9',U7
94t22 100t22105t25 121t5 123t12 130t1
13311514618
throughout l4l 5419 75124 9612 129125
lll 74t't2
thru [2] 6911269114
[3] 59/12 59t2374t2
THURSDAY l1l 4t1
tied [2] 49118125124
I2l 11t812t23
l2l 1111212t16
[4] 85/10 86t22 86t23 86t24
t76l'sBl 75t7 75t9
imes [8] 27113 70124 7113 108124 15015
150t8150t17 160/16
iming [1] 23123
ina [3] 118110118111 118111
p [1] 97/15
ts [1] 50/2
12) 115t1 145t2
om [3] 59/12 74127412
l5l 7r25 16t10 20t14 46t13 88t2
l1l 37t6
[3] 53/16 80t24119t25
Tire ['l] 64/18
today [15] 6127113 3215 47110 65t20 67t19
88t21 100t4 107 t13 1 1 4t1 5't 14t25 1 51 t4
154151571315816
I7l 22t24 2313 65t2108t1 109t14 147t22
132t7 158t11
trade [4] 34115 3516 36/9 73/16
traditionallll 26125
traffic [17] 171202111121111 3812
59t6 62t23 62t25 63t10 68t10 72t,
131 l"16 131 117 145t10 145t17 ße
tragedy I2l 132116 133111
trail[1] 151115
Trans [2] 2118 512
transaction Í11 14519
transcriber I1l 514
transit [3] 48110 4811212813
translates fll 128113
translating Í11 77121
transportation l4l 2114 57115 8913
trash [1] 24119
Í11 't53t4
127t21
[2] 83/5128t12
rrs [2] 83/12 83/15
llJ 84t23
111 47t18
Í41 12t1 12t2224t18 47t18
I2l 12t',t912t25
l1l 12t22
ul 11te
[1] e6/4
Í51 51117 9618 114113159t17
[4] 65/1 128t1 128t2128t7
l1l 128t5
[1] 1oe/e
l1l 69t4
[15] 9/23 10t1 13t813t11 16
16121 16121 1717 17t17 17t20 48t
48t24 48t25
[1] 130/10
,rucks [9] 16123 1715 1711617118
48t21 48t21 49t3125t10
l1l 114t22
y l4l 111113113110 114t10 15'
.hI1l 142t2
14) 3212 122t4 1 49t 1 5 1 59t3
[6] 26115 5318 74t19 86t2'ti
[1] 61/3
uesday l1l 57115
rition [2] 9219105111
funner l2l 1191612018
:urn [13] 5110 5121 614 2216 2512 2
26119 9015 119t17 119t18 122t13
ussing [3] 80/16 8211182112
ussing-Mioz [3] 80/16 82111 8211
e l1l 101t17
[36] 3/3 91214111 15t18 16t3
17t14 21t16 36t4 40t24 64t13 64t
64121 64t23 64t24 65t4 76t13 76t
8114 8911 89/2 99/1 5 101t11 101 I
10411 1 14125 115114 1 19t15 123t
401126315108t23
81118t12
[1] 164/8
I1l 53t4
Í11 53t4
.sÍ11 21t23
s.A t1l 142t20
[1] 88/e
rrow [1] 123115
ul 51t11
I2l 11112148t3 l1l 119t2
I1l 22t3l40l 4t25 6/9 6/16 14118 1515 3Ot24
31t3 41t9 42t6 42t17 43t25 55t10 55t13
64t2 65t17 65t24 66t2 81t23 100t18 103t7
'11516 116t7 122t25 123t6 123t13 124t23
125116 12617 13214 13219 1 40t3 153t17
1541'16 154117 15516 155t12 159113 159t15
161t4161t8
ul 128t14
l12l 65t10 82t6 82t7 91t0 91/19 99/9
110t5 110t5 118t16 135/19 145t10 145t14 137t15138t21 146t17
l7l 58t151O7t4 107t5 114t13 114t16 irds [2] 9128114
114t17 126t17
stll) 71t17
Í11 83t17
Í1) 44t21
l17l 28t4 34t1 35t11 62t21 64t6 64t7
64124 64125 64t25 92115 92t15 110t9
110t12 132t1 143t11 160/9 160t12
[4] 65/3 65t4 152t8 152t9
[2] 36/18 36/1e Í11 122t12
ultimately f3l 701147311 '136123
unable I2l 1"18117 118125
unacceptable l3l 21 116 21 120 21 125
¡navoidable l8l 21 18 22í3 22117 2315 2318
155t8 155114 162114
[1] 98/16
l3l 123t14136t9164t8
l1l 94t16
.¡nderstand [8] 29/10 29118 42120 58111
69t23 7',t t5 7 5l"lg 1 1 1 113
ling [2] 68t1 162116
ty l1l 138t17
l1l 139t23
entl2l 8712141125
Ítl 122t3
ely [2] 69/3 141t17
l1l 47t18
[1] e0/5
rnion [9] 751'14 8917 11013110113110117
1 10t17 1 10t20 110t25 1 38/15
[3] 75110 75t10110119
[1] 110/6
iversity [1 1] 39/1 0 90/1 I 90/20 91/1 3
92t8 1 12t1 0 1 37 t',tz 1 37 I 1 I I 37 122 13812
't38t4
Í21 13t13114t18
ul 94t12
131 't6t216t316124
until [5] 67123 69121 13311 15815 15914
up [601
update l1l 2811
updating l1l 47116
upgraded l2l 1 1 16 114115
upon [8] 8118 3216 55112 6819 158125
159/10 161t6162t23
upper [1] 12516
urban [12] 2114 39120 54113 70115 88115
93t12 95t25 98t2 115t25 122114 138124
158t17
urge [9] 33/10 55/16 62/13 8719 90113
94t25 126125 127112 145118
urgent [1] 126121
urges [1] 137123
l31l 4t24 2"U14 40125 43123 44t2 44t4
44t5 45t18 46t6 48t12 58/13 68/19 68/23
69t1374t5 81t11 84t2297111 97117 10314
104t13 11311211411 '116110 129121 132t13
132t 19 13611 4 1 47 116 1 5011 4 1 53/1 0
l20l 11t8 2113 26125 27t1 27t18 27120
29t1 1 30t13 34t17 34t24 37 13 45117 5214
52t14 52t15 78t7 9313 9418 10017 12713
[ô] 49/11 56t',t2108117 '109/16 123125
l3l 52t15 52fi6 53t10
sers [3] 2618 52119 52120
ses [11] 917 10114271242812330116
32t23 36t14 37t24 47137319 139t3
sing [3] 126120 "13214 157t2
sually [1] 134121
f1l 2113
W-Trans l2l 2118 512
wage [23] 40116 40122 4513 4514 74122
74t247511 87118 87118 88t21 88124 88125
89/6 89/7 89/9 89/10 89112911410013
105t9 136t17 13919 152t3
1211 40t11 40t13 40123 74t15 74t19
74t2't 81 t2 81 12 89125 91 13 91 17 9219 13618
136/9 13ô/1 1 138112 151 125 152110 152118
152t19160t17
[1] 136/3
[1] 51i15
Í11 121t8
l4l 18t12 58/5 86/1 1 143t5
l1l 57t16
ng [3] 128/3 12815145t7
y þl 12118 12t22 18t6 1818
Í121 9t13 11t23 12t14 1313 13t9 13t15
13t17 13t1914t7 16118 4811 9414
Walmart [285]
Walmart's [9] 91/4 9117 921312011 129113
132t20 137124 14218 151114
vacancy [3] 70i3 7Ol5 7018
vacated [1] 110/9
Vallejo l1l 100124
valley [4] 8212 129118 '129122 1 50/16
value [4] 40120 40124101124136122
a l4l 125t24 1281 18 128t19 15311 5
l3l 64t17 6611478t22
141 9t7 10t',t4 27 16 39116
Í1) 49t4
rle [1] 108/10
[3] 20/10 128t5128112
l1l 128t3
l1l 17 t7
rs [3] 66/15 129t16130t21
Í11 4Ot19
n lll 5112
ns l2l 1213 12119
[1] 99/25
29rt3 35122 4015 4614 49120 5211
55t10 60t2 6',111 63125 6414 6514 67121
68/1 8 69/6 7 1 119 71 120 7215 7519 77 112
79/16 83/8 83/9 83/10 86120 94117 9517
106/9 106/9 117/4 117 116 11814 11818
120t22 120124 12412 125118 129124 13113
131 t',l3 131 t18 136122 1 39/1 I 143t14
144t15 146t16 156124 158t18
[1] 10/8
'[1] 138i15
11 141115
' lll 147t21
I10l 7t1271141311615t5 5115 5117
84t15 93117 12913',161 16
9t131216
13t22133122
12) 151t3151t4
entlll 118124
ltl 12t21
l1l 11t22ialll 117t23
[2] 100/8100/8
'ision [7] 811510125 4714
145t19157112
145116145118
Í21 153t3153t5
[1] 13/5
ices [1] 63/14
volcanic f1l 12516
[3] 90/14 156t2"1 15815
voted [1] 134/4
voter [1] 63/7
rs l2l 5ot2a 151t9
l3l 142t18 152t415319
tons [2] 141117 141119
t l43l 6t12 11 t14 21 t13 33t3 3
42t10 43118 4613 5218 5317 53t16
57 t22 58120 7 I 112 7 I 116 77 17 77 ll
78t19 80t7 81114 8318 99/13 100/
101 t22 10311 10812 108115 1 17 13
'126t3 13119 132114 13415 14014 1
1 42t 1 0 1 44t2 1 47 I 1 5 1 501 1 1 5012
wanted Í121 17122 42115 56116 64
85/19 100/5 109122 12315 14'.1 110
147t24
wants [4] 1611913912514011 150
war [2] 14912515111
warming l1l 126118
Warmoth [4] 95/3 98/6 98/8 98/9
warms f1l 156122
was [107]
Í2) 72t11 122t7
11) 125t7
[3] 33/25 35122 36124
[1] 5o/5
Í11 147t20
I1l 112t22
n¡ater [6] 211247122 50/1 50/3 50r
uay [30] 6120 111181311 1718 371
56/15 60/9 66/3 66/5 69/1 69/6 8C
Ù4rt 85113 8616104t7 10814 1241:
1 30/1 8 133112 145t6 1 53t10 156t,
158t8160t21 164112
l4j 37t6 43t2 43t15133t6
l2e2l
ve'll [18] 3211 4117 4111'1 41123 5t
5517 55117 61 116 67 18 76122 77 l1l
120t't1 122t21 125t3148t9 150t1:
ve're [53] 6116 2513 2815 28124 2(
31t18 33120 4015 40119 47119 48li
51/8 55/15 58t1 61123 65124 6911
86t6 8712 9312 9416 9417 97 112 lC
1o1120 104118 114125 1181211811
129t24 129124 130122 130123 1 31
132t7 140181471914719 147110 1
148t3 153t20 154t16 155t18 159t;
160t't7160119
ve've [19] 13/18 36/11 42125 4313
46t16 46t19 51t2 51t17 62t2 62t9
71 t14 93t22 102t1 109t5 109/8 1 :
162t24
Í41 123t21 132t18 132t19',¡.l1l 152t6
l1l 70t12
[1] 130/16
Webb [5] 63t21 63t22 63t24 65t2:
website Ul 24123
weed ['1] 151110
weeding l1l 15219
week [5] 24123 44119 1021312712
12) 75t13119t19
l3l 85t2210712107t14
fl1 155t14
| 75t20112t14
11 131t25
l41l 6t17 6/18 8/13 9123 26t2.
34t8 35t22 40t10 48113 48118 491
60/19 60/23 6419 6515 65/18 66/11
68t2473117 8213 86112 89/5 89/2r
10511 1 11 1 121 11216 112118 11611
124t2',t35t8 137 11 I 14012 143113
154t22160123
Wells [4] 2115 5122919 29113
I7l 22t17 28t2 38t21 s7115 1
10418105122
were [30] 1518 20125 23125 281'.19 3112
33t22 53t17 68t17 68t18 7 4t22 77 t2 81 t19
81t21 86t16 97 t11 102t19 10516 11511
1 18t25 1 19t4 131 t22 136t3 136t3 1 55t7
156/15 159/18 159/19 161t4 164t6 164t7
weren't I1l 35121
161 7t5 13t7 13t12 62t15 117 t21
what [106]
what's [10] 14110 38123 41118 60125 6513
72t22 121 t7 125t7 132t13 159t9
whatever [5] 51/15 5718 5911 79125124122
when [43] 3014 3017 30121 3112 31114 31122
48121 5315 58112 59118 65120 6718 75120
76t3 86t16 90t24 91t24 95t11 102t17
1 09/1 3 1"t2t2',t15t1 1't9t12 121 t3 125t14
130t2 130t17 130t24 131 t1 5 131 t24 135t6
136t2 136t25 141t9 141t13 142t18 145t6
148t4 151 t11 151 t21 "t51 t25 152t21 158t5
where [36] 7117 16121 36111 37120 4113
46t14 48t16 48t21 49t17 58t7 58t22 58t22
64t8 64t9 65t11 73t21 75t15 77t9 82t4
86t13 93t22100t22 102t5 104t22 112t6
112t8 1',t219 112t11 112116 12519 125111
125t13140t1 144t1 146t17 160/15
l1l 124t19
[1] 99/10
l2l 77t7 77t8
[6] 2319 23t24 159t23160/1 160/19
[6] 34/1 1 109t2 112t8 112t23 151t24
l2l't1t1249t22
[35] 5/4 21t1230t2233t337t16 42t5
43t2261t4 65/9 67/9 68t7 70t1070t18
831158612 88/1 88/1 88/10 96/13 100111
101 t16 "t 14t24 118t1 121 t18 127 t20 129t21
130/'10 130t15 133t21 135t24 136t3139t',t2
141t11 "t43t21 145t4
12) 59t1667t16
Í21791',t 14013
ome [1] 112110
I1l 119t25
[18] 33/14 34t19 36t23 37t5 37t23
39t16 78t22 81t1 83t11 85t25 94t19 ',132t',t2
1 40t2 1 43t19 1 43t21 1 58t6 1 59t7 160t23
[4] 98/9',t04t12 104t12 104115¡l4l 6817 108/18 11117 140118
l7l 21 t18 21 t22 21 t22 21 t23 22t4
t1661
ard [2] 85/8 85/13
;s l1l 7112lll 54t11
Wndsor l2l 8214146116
l2l 8t4 2Ot18
111 149t24
l2l 13t613t19
[1] 116/16
uithin [20] 29122 29124 32118 32122 32123
34t14 38t25 43t18 44t25 91t17 95t10 110t7
1 10t1 1 125t5 1 52t22 1 52t23 1 57 t7 160t21
160t24162110
rvithout l9l 22111 22115 8613 8914 9012
95t14 10218 158/10 159/16
Yeah [4] 38118 41110156114 161114
year l14l 5013 61125 68121 81110 82114
84t16 128t12 133t4 146t6 148t20 148t20
150/10 150/10 150t11
years [61]
yellowish Í11 10121
yes [30] 25121 2611 26122616 3013 31116
31 t25 35t19 37 112 41 t4 41 t16 50t17 61 t19
61t19 75t11 79t9 99t24 114t22"t25/23
126t4 131 t6 149t10 154t14 157 t24 161 t25
162t4162t7 162t17 162t20 162t21
yet [3] 80/25 95/15 100/6
you [436]
you'd [2] 301223316
you'll [7] 1518 24115 45115 45116 51121
6511910314
you're [35] 2814 29118 31114 311223213
32t6 36t2 38t12 52t17 53t5 54t3 54t17 59t1
77t19 77t20 115124 12213 123115 123115
123t16 123t17 129t22 131 t14 I 33/1 6
148t14148t19 148121 14911 14911 149121
1 49t24 1 51 t24 1 52t2 153t16 162t9
you've l4'l 111 119 117 19 148114 155112
young [5] 74123 76110 76113 85120 92113
younger I1l 124115
your [54] 611 6111 9111 121312119 13124
14t21 16t17 19t13 20122 25118 26111 2817
28t16 39t4 39/5 39/5 4111 42110 45110
45t12 46t3 55t17 55t24 57t23 5913 63118
l1l 13et7
Í21 1',t0t21 151t18
I7l ',t5t21 48t5 52t4 110t15 113t17
134t4150t9
[3] 83/11 86t12145t15
l5l 79119 1 06/19 107 115 140t7
140114
Í21 101t15101t19
I 85/13
[1] 85/8
53/18 53/19 122t13 122t14 13214
2619
Í11 132t5
uork [26] 4316 43117 6711 69120 7514 75116
76t2 &',t t1 84t21 85t22 85t23 86t9 89t23
95t7 104t1 104t14 107 t25 109t16 118t"1
121t17 140t7 144t11 144t16146t3 149t14
160t2',1
Í151 43t7 66t11 80t22 82t21 83t4
1 02t 1 5 1 04t 1 I 1 04t 13 104t 1 5 109t3 109t 17
11 1 t11 120t14 130t8 131 t12
13) 84t20 88t22 89t8
l7l 40t1665t2075t22 88/20 89/13
90t2139t9
ng [16] 4124 62t2 66t20 77 t8 85t23
86t14 88t21 89t2 91t3 94t6 104t3 105t9
111 t8 120t',t7 121 t18 133t4
[1] 65/11
vorld [9] 11311 114118138114 13916141119
1 47 t8 1 47 t16 149t24 1 51 t8
[1] 115/16
11) 146t11
13) 27t11 27t16 44t20
t1681
r't [4] 65/14 101117 11517 15013
[2] 89/16 90/10
[1] 81/16
111 62t13
111 67t15
l7l 23t2 53123 80/,16 10715 107t6
141t24152t11
65t21 66t23 67t25 75t1 92t5 97t1',
'tolts 103t15 113t23114t19 116t
't23t15 123t16 123t17 125t't2 132
133/10 137t10 141t12 145t19 147
t51
r [1]