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Regular City Council Meeting Monday, March 23, 2015 Page 24 Mayor Roe concurred, noting the need to clearly describe uses and operating hours for those uses in all formats, not just for retail. Recognizing that some type of retail was likely to occur in subarea 7, whether big box or other retail, Councilmember Etten expressed his insistence for a traffic study as part of any of those future developments, especially at those intersections already identified in the most recent traffic study update as at or below optimal operations now. Councilmember Etten opined that any future traffic impacts needed to become part of the development and planning processes in that area. Mr. Bilotta clarified that staff anticipated traffic would be a major part of any de- velopment on that site, requiring a traffic study, even with the drainage ditch sep- arating it somewhat as far as which direction traffic would flow, but concentrating that traffic into the most difficult area. Given the complexities, Mayor Roe suggested it may be necessary to consider a Conditional Use, not just provide for retail as a permitted use for this area. Councilmember McGehee agreed with Councilmember Willmus' comments about 24-hour operations, and clarified that she was not precluding retail in a smaller sense, with requests from residents in this area seeking retail and service options to serve their immediate community versus the regional community. Councilmember McGehee further seconded the remarks made by Councilmember Etten about traffic concerns with no good resolution identified as yet for that area. In conclusion, Mayor Roe sought consensus as to whether the body was open to considering limiting big box uses and 24-hour operations in other subareas be- yond subarea 7. Councilmember McGehee spoke against 24-hour operations for retail, but her ap- proval if the use involved a nursing home or hospital use. Mayor Roe summarized the preference for activities to define if a use was prob- lematic or not. Mayor Roe noted that some current uses may fall under extended hours of operations. Height restrictions Councilmember Willmus stated that his primary concern was about height on par- cels adjoining residential properties, and he would consider some sort of delinea- tion or determination based on solar access. Councilmember Etten concurred, agreeing that those areas directly adjoining sin- gle-family residential properties, but sought additional feedback on luxury apart- ment uses and if they fell above the bar for subarea 4, since they could be four stories in height. Councilmember Etten noted the need to address how height was