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establishments, a farmer's mazket, pazades and other interesting uses and activities, as well as offices. Staff did not believe the project would have a detrimental effect upon the use and viability of the Downtown azea. He noted that there had been concerns that Wa1Mart would destroy the Downtown area, and this has not taken place. THE PUBLIC REARING WA5 OPENED. Pete Knoedler, applicant, Regency Centers, 228 Monte Cazlo Way, Danville, complimented staff on a very comprehensive staff report. He noted that the identification of a pad as a fast food pad was incorrect. They were in negotiations with Stazbucks for adrive-through location. With respect to the concerns about bike riders cutting through the site, he noted that they had worked with staff and the local community and had widened the sidewalks with afive-foot separation to increase safety. They had also held numerous talks with the synagogue and satisfied its concerns with the landscaping. They agreed to add extra buffering at the berm, and bioswales would be located throughout the site. He noted that significant architectural upgrades had been made to the store, and he believed it was the nicest one he had ever seen. He anticipated that the project would generate about $1 million in sales tax revenue to the City and 400 to 500 new jobs in town. Dave Johnson, project azchitect, Johnson Lyman Architects, displayed the store design and described how the buildings were scaled down to a more pedestrian feel. He added that the addition of gable elements, pazapets, trellises, and cupola elements lent anold-town feel to the center. Frank Coda, project architect, addressed the trip generation issue and noted that there had not originally been a category for home improvement store and that a shopping center category had been used. He noted that Home Depot would be willing to work with a specific truck route, and estimated that 30 to 40 percent of the trucks were Home Depot-controlled; the rest were operated by outside vendors. He encouraged the City to implement controls on Valley Avenue, if possible. He displayed the design that had been created specifically for Pleasanton and noted that it was intended to provide a harmonious design. He displayed an animated tour around the project site. He noted that Condition No. l.d. related to the seasonal sales and believed that the condition to limit it to Christmas tree sales only was very problematic for them. They suggested using a temporary use permit to use during other times than Christmas; they have sold flowers, pumpkins, rugs, or bazbeques. In response to an inquiry by Commissioner Blank regazding temporazy use permits, Mr. Pavan advised that they were handled by staff. Mr. Coda noted that Condition No. S.a. of Exhibit E addressed the site lighting height, which they discussed at length with staff. He believed the 20-foot height would present a visual problem in the pazking lot; they had proposed a 25- or 28-foot height. They did not intend to exceed the building height and was concerned that the 20-foot high lights would create very bright spots without providing even illumination. PLANNING COMMISSION MINUTES December 13, 2006 Page 8 of 26