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Park and reallocating existing buildings on Main Street for retail space; or constructing a new library, teen center, and community center on the Bernal property. She said she is concerned that the overall mass of the buildings and traffic would be overwhelming, particularly in conjunction with transit oriented development on the San Francisco site. She asked staff to assist her with understanding the financial implications of the entire project. Mr. Fialho said that, within the context of the recommendations, he would recommend something similar to the Bernal financing plan that maps out revenue required for project construction as well as long -term operations. Councilmember McGovern noted that the Bernal plan included a transient occupancy tax which has mostly likely changed as a result of the economic downturn. Mr. Fialho explained that the plan is revised on an annual basis to reflect current conditions. He recommended that if the Council chooses to embark on this process all of the following possibilities be integrated: Civic Center, library expansion, Ace train, mixed use potential, and private development. He advised approaching it in a refined conceptual way before mapping out a financing plan. He also advised that the process could take at least a year and that, unless federal funds become available, a 5 to 10 year financing proposition should be expected. Councilmember McGovern recommended preparing a committee to discuss this site as well as the San Francisco property. She asked if staff has ruled out the concept of moving City offices to Hacienda Business Park. Mr. Fialho explained that while it would certainly be less expensive, he does not believe it fits within the psyche of Pleasanton to relocate City offices to a business park; what makes great business sense can make poor social and cultural sense. He said there is an opportunity here to incorporate everything in this presentation, as well as the Ace Train and private development of a portion of Main Street. Councilmember McGovern asked if it would affect the process set forth for the Bernal property. Mr. Fialho advised that the Bernal property may only be possible if the Council is willing to request that the public amend the specific plan. He explained that the current plan was adopted with specific land use assumptions that do not include a library use or police department. Councilmember McGovern requested assurance that what has been promised to the community regarding the next phase of the Bernal Park is not negated by this plan. Mayor Hosterman said that the Council may decide in the coming year or two that the community's priority lays with a new library facility and perhaps put further development of the Bernal property on hold. Mr. Fialho stated that the City has completed the top five on the list of capital projects, and all with cash. He recalled that when that process began, the Council took time to prioritize its approach and recommended that it is time to do so again before earmarking funds for specific projects. Councilmember McGovern supported such a discussion. Councilmember Sullivan concurred and supported Mr. Fialho's recommendations. He noted that incorporating private development would be a potential revenue source for funding purposes. City Council Minutes Page 8 of 9 October 6, 2009