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has scrutinized the site plan and operational characteristics of the project and believes that unanticipated circumstances would be appropriately addressed and mitigated by the thoughtful and extensive conditions of approval. Additionally, the project meets the city's green building and Climate Action Plan requires, which encompass everything from the provision of bicycle parking to the provision of alternative energy systems. Staff recommends that the Council make the findings for the related environmental documentation, consistency with the Staples Ranch Specific Plan, and PUD findings and introduce the draft ordinance approving the PUD Development Plan. Vice-Mayor Brown asked and Mr. Weinstein confirmed that the City of Livermore would serve as the recycled water source for the project. She noted that the project is situated at a major intersection and asked if there is any effort to prevent the center from being used for a rideshare situation. Mr. Weinstein explained that this is something that staff constantly monitors throughout the city's streets and shopping center. This project would be no different Community Development Director Dolan confirmed and added that while there is no specific requirement that the applicant monitor their own site, it is certainly in their best interests to do so. Vice-Mayor Brown asked Mr. Fialho to discuss the revenues to the city resulting from the project. Mr. Fialho explained that staff has a recent study as well as one case example to provide some guidance on the revenue that can be expected. The Fiscal Impact Analysis in the 2014 General Plan fiscalized the city's various land use options at build-out and anticipates that the city can expect $2,065, net of expenses, for every 1,000 square feet of retail space at the site. Based on the square footage available, this would total approximately $280,000 on an annual basis. While this is somewhat of a theoretical analysis, the Bemal Gateway Plaza which is about the same size is currently generating $285,000 net of expenses to the city and would seem to support the analysis. Vice-Mayor Brown noted that the project would also bring jobs to the city. Councilmember Narum asked and staff confirmed that the majority of the project's egress lanes would take traffic onto westbound Stoneridge Drive and back towards Pleasanton. Traffic Engineer Tassano explained that he assumed a 60/40 trip distribution, with 60% coming from Pleasanton down Stoneridge to the west. Even if that assumption is a bit off, vehicles turning westbound onto Stoneridge cannot turn on red the way those heading eastbound can so providing two signaled turn lanes is a reasonable measure in attempting to minimize congestion. He also confirmed for her that the egress lanes could be redirected if the opposite turns out to be true. Mayor Thorne asked and Mr. Tassano confirmed that there is a signal at the intersection. Mr. Tassano added that the applicant is required to modify the exit to allow for the additional turn lanes. Mayor Thorne opened the public hearing. Brad Blake, BHV CenterStreet Properties, thanked staff and the Planning Commission for the interactive dialogue and constructive input they shared regarding the application. He offered to respond to any questions from the Council or public. Councilmember Narum asked what types of businesses have expressed an interest in the project. Mr. Blake explained that the project focus is Asian-oriented, with a mix of primary uses ranging from the anchor grocery store to restaurants, retail and services. He explained that they have dual-brokerage leasing arrangement, with one firm who specialize in mainstream retail leasing working with another that focuses on Asian tenant leasing working together to create a mix that appeals to a wide range of City Council Minutes Page 4 of 6 March 3, 2015