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• development an developers plan in funding the infrastructure and amenities that people feel are such a valuable part of life in Pleasanton. Bob Silva, East Pleasanton Specific Plan Task Force, said his professional opinion as a retired civil engineer is that the finalization of Specific Plan in this area is very critical to a sound planning process. The plan begins to establish the parameters around what can be done and identifies how its components will benefit future residents and businesses within the plan area. Satisfaction of the current RHNA obligation outside of East Pleasanton means this can become more of a market driven planning process, based on what will work in terms of investment and community acceptance. He stressed that any Specific Plan would involve phasing and completion of the plan does not necessarily mean each of its components will materialize. He agreed with Mr. Olson that the planning process may benefit from better community outreach, but said it would be wrong to stop the process at this stage. Michael Brown introduced himself as an attorney representing the Irby family. He said he was first retained by the late Jeanette Irby several years ago when the family was asked to consider the sale of an easement to the city for sewer purposes. Through the subsequent process, he learned the Irby family was eager to see their property developed for housing. He noted the site is ideally situated in its proximity to downtown, is highly walkable and represents a wonderful infill opportunity. He explained that he has met with staff to discuss how to develop this site in a way that truly the benefits the community and hoped the Council would ultimately agree that moving forward with a project here is the right thing for Pleasanton. Mike Serpa introduced himself as the developer in contract.to purchase the Irby property. He said the represents a unique opportunity both to Pleasanton and to his development experience as a whole. He thanked city staff for their cooperation and frankness. He explained that while he was disappointed to learn that the city no longer needs the intended project to accommodate;its RHNA obligation, he and staff still believe it is the right development in the right location. His interest in this as well as the Kaplan and Zia properties places him in a position to assist the city in connecting Nevada Street to help serve the long term sewer needs of the city. Additional benefits include downtown traffic alternatives, historic preservation opportunities, and the ability to recognize the Irby family's role in Pleasanton's history. He encouraged the Council to consider this favorably as part of the Housing Element update and said he is excited about the opportunity to work so closely with the city. Becky Dennis, Citizens for a Caring Community, said she did not believe the city should continue to move forward with a plan based on maximizing development to the point that it makes such development feasible. She cautioned that the current draft of the plan fails to mitigate the demand impacts that it creates and in fact creates a need for more affordable housing than it provides. She also cautioned against analyzing the city's current land inventory based on a default density of 30 units per acre because this does not account for the programs and services that actually determine whether or not such acreage is sufficient. She referred to her letter to the Council, in which she described an aggressive program involving non-profit developer partnerships that would satisfy the city's entire RHNA obligation. She said that under the current Inclusionary Zoning Ordinance, the city will fall significantly short of its lower income targets by nearly 850 units unless it identifies an additional 260 acres for development. She asked that the Council consider replacing the 7 acres that would be lost in rezoning the Windstar development, noting that the California Government Code specifies that a net loss of land for housing in the lower income categories is to be avoided. She also noted that in addition to losing housing, rezoning the site as requested will bring approximately 4,000 more employees to Pleasanton and increase the need for workforce housing even further. Pat Costanzo, Kiewit, requested the Council's support to continue to the Specific Plan process. He acknowledged the recent determination that the city has no outstanding RHNA obligation but noted that the East Side Specific Plan is identified in the General Plan as a requirement prior to any development in the plan area. He said completion of this process is essential to allowing a full analysis of the costs associated with providing the infrastructure and public benefits being asked of the plan and should not City Council Minutes Page 8 of 12 March 4,2014