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Mr. Dolan stated that the entrance off of Bernal Avenue would be substantially different. It will line up with the Koll Center entrance, which will become a full intersection with a traffic signal, and no longer a right in /right out entrance. Regarding signage, the PUD as proposed does have some general standards. It does limit internally lit signs to only the "S" Safeway logo. All other signs are halo lit or lit by gooseneck style lamps. Staff has not entered into specific dialogue about design of the signs and wants to address this in a master sign program for the entire center. The Planning Commission requested that review be elevated to their level, which staff supports. Mr. Dolan presented a display of the entire 39 acres and all of the potential pedestrian connections highlighted in red, which shows various crossing opportunities to the east into the residential neighborhood and a small commercial area across the street. Throughout the project, there are various sidewalks that line up with each other, and there are opportunities to connect to the current park that exists in a partially developed fashion. The area immediately to the proposed project is primarily to function and operate as a detention basin, but conceptually, there will be opportunities for paths throughout that part of the park but they have not been designed in final form. Staff does not know exactly where trails will be on that particular portion, but there are several opportunities to make connections no matter where the trail ends up. Councilmember Cook- Kallio pointed out an area on the plans and questioned whether or not it was designated as a sitting area. Mr. Dolan said the applicants have agreed to install landscaping on public property to facilitate connections, but plans are conceptual without this level of detail. Mr. Dolan referred to green building, stating that the Safeway Store and office buildings would be constructed to a LEED certified level. If plans are submitted after January 1, 2011 when CalGreen standards may go into effect, subject Council's approval, the project would be subject to Tier 1 which is equivalent to the current ordinance. Beyond what is minimally required, staff has requested and the applicant has agreed, to additional items which include making the Safeway building and office building PV -ready and readying the office buildings for electric car charging stations and parking, both of which do not add points unless implemented. Finance Director Wagner gave a presentation, stating that in 2009, the City hired Economic Planning Systems (EPS) to prepare a market assessment and fiscal impact analysis for the proposed Pleasanton Gateway Business Park project. The goal of the study was to assess impacts of the new uses on existing Pleasanton businesses and also to determine the fiscal impact of the project on the City. The Safeway Store, retail shops, and office buildings were included in the analysis. She highlighted limitations of a market assessment and fiscal impact study. The study found that the retail portion of the project will benefit the City and its residents by attracting tenants that would reduce the City's retail leakage. The way to do this is to attract retail tenants that are national chains that will complement the lifestyle format Safeway Store, the office uses in the project, and the existing Pleasanton businesses. The study and the applicant identified potential tenants that were national chains that would accomplish this goal. Regarding fiscal impact, the study found that the project will result in a positive net fiscal impact to the City's general fund. Councilmember Sullivan said if 80% of the grocery sales and 55% of the other retail sales will come from the existing market in Pleasanton, and there are estimates in the staff report of sales City Council Minutes Page 4 of 13 October 19, 2010