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Pete Knoedler, Applicant, Regency Centers, thanked Mr. Iserson for his thorough presentation, said architect Dave Johnson and Home Depot representatives Frank Koda and Beverly Metz were present to speak and answer questions. He presented the site plan, said one retail space is conditioned to be a drive-through coffee house with adjacent retailers and adjacent stores would be neighborhood retail users. He said it was difficult to lease smaller shops without an anchor tenant like Home Depot. They met with Nancy Storage in the Vineyard area and wider 8 and 10 foot sidewalks were agreed upon, they met with representatives of the Synagogue for screening and no access on Nevada Court, spoke with the bus service to add two bus stops on Stanley and Bernal, they worked with staff extensively on elevations, addressed green building requirements, they have met with the Stop Pleasanton Gridlock group a few times, they understand their issues and have agreed to conditions of approval for an on-site monitor or other acceptable method to ensure truck traffic was going in the right direction. They are also amenable to adding a City sign that would prohibit truck right turn movements which would discourage future traffic patterns of trucks. In addition, they would contribute to sound-attenuating asphalt on Valley, radar sign, participation in the El Charro/Stanley intersection, $2 million in traffic fees and overall fees of over $6 million. He said they also first contacted all major grocery stores to determine interest on the site, but their sales volumes were not even close to make the project work. Therefore, they came to the City with a Home Depot anchor. Regarding property management, he said it is Regency’s long term goal to own and operate the center. They have their own in-house property management out of Walnut Creek, who are responsible for all of their centers, and one person would be assigned to this specific store. Dave Johnson, Architect, Johnson Wyman Architects, said they re-designed the entire project to address Planning Commission workshop comments and provide an old town feel to the project and highlighted the architectural aspects of the project. Mayor Hosterman questioned the architect’s interests in using photovoltaic upfront and asked if this was utilized for any other buildings to realize a cost savings. Mr. Knoedler said from a retail point of view, they had never installed a photovoltaic system, but they were setting up a program where Regency could look at this further. However, the condition as written is that Home Depot must be photovoltaic-ready. She questioned lighting issues involving losing the City’s star-scape. Mr. Johnson said they initially had taller light standards, but reduced heights with subdued lighting. Mayor Hosterman felt the applicant could incorporate safety and security issues while still addressing reduced lighting, eliminate glare, and incorporate lights shining downward. Mr. Iserson noted staff had a condition of approval which addresses lighting. Mayor Hosterman questioned storm water run-off requirements and permeable surface requirements. Mr. Knoedler said the site incorporates swales which cleans the water before going into the system. One problem seen with permeable asphalt is that it is easy for it to get clogged, but they did review this and are hopeful that the swales were sufficient mitigation for the Council. Frank Koda, Greenberg Farrell, Architect for Home Depot, said they had discussions with staff about lighting heights, said the building code is 20 feet and one of the things problematic is that low lighting creates hot spots. Their intent is to have an even light level, 1.5 foot candles and decorative pedestrian oriented fixtures. He said Home Depot City Council Minutes 5 May 15, 2007