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Mr. Dolan said plan area constraints are both environmental and regulatory in nature. One of the key constraints is the airport protection area, which restricts land uses and specifically prohibits residential development. Another significant constraint is the voter adopted Urban Growth Boundary, which cuts directly through the center of the plan from north to south. The General Plan does anticipate that this process will evaluate whether or not the City would like to make minor adjustments to the boundary to accommodate planning. Any adjustment determined to be major would have to go before the voters, as outlined in the original initiative that formulated the planning line. The City limit also intersects a portion of the site and it is likely that some annexation to incorporate a portion of the area of development will be needed. The lakes are the most significant constraint in terms of acreage and much of the land surrounding the lakes is owned by Zone 7, which is not in the business of land development. Areas of geotechnical concern are also significant and range from liquefaction to fill that was not compacted, both of which would require substantial remediation to support development. Other constraints include gas line easements and high voltage power lines along the southern border, flood zones, the Pleasanton Transfer Station. Councilmember Brown noted that the constraints map she received from the Task Force was inconsistent with that presented by Mr. Dolan. Mr. Dolan said he would look into it Councilmember Brown noted that southern access to the plan area, such as from Stanley Boulevard, would require crossing the railroad tracks and she has heard that could cost anywhere from $12 to $20 million. Mr. Dolan confirmed and said there is a predetermined circulation concept identified in the General Plan that does show El Charro Road extending from the freeway to Stanley. As part of this process, they will look at ways to accomplish this and it is likely that the solution woulc be to go under the tracks. Vice-Mayor Cook-Kallio asked if other areas of Pleasanton might be subject to liquefaction and therefore have not been developed. Mr. Dolan said it is likely that a large portion of the City is subject to liquefaction at some level but the concern is greater here because it is all fill. Mr. Dolan discussed plan area opportunities, which consist largely of both distant and foreground views from and of the lakes. The Task Force has identified leveraging the unique resource of the lake, its surrounding views and connections to existing trails as a focus in driving the character in this part of town. The railroad corridor is both a constraint, in that land use planning needs to account for resulting noise and vibration, and an opportunity in the albeit remote possibility of a train station or stop in the plan area. Wetlands also walk the line but do provide definite opportunities in terms of wildlife habitat and scenic value. Circulation opportunities include a connection to Stanley Boulevard and a gateway to the planning area from the north along El Charro Road. Vice-Mayor Cook-Kallio asked if the consideration of Ace Train station would open up funding opportunities for a subway connection to Stanley. Mr. Dolan said that has not been part of the dialogue yet but that money does exist for transit oriented development type improvements. Perhaps of greater concern are the limitations around what can feasibly be done at the Stanley intersection, but it is something they can continue to look into. Mr. Dolan presented the working draft Vision Statement, which consists of four basic areas: character, land use, open space/sustainability, and circulation. In terms of character, the Task Force believes there a unique set of natural resources exist which should be used to set the character of the plan area. In this vain, the Task Force has identified a desire to protect existing views from the site, and orient development and connections towards the lake and open space areas. The Task Force's City Council Minutes Page 5 of 13 January 15, 2013