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:' why staff was conservative with their projections. She believed th.at a golf course with very limited housing in the Happy Valley area is a real win for the area. She acknowledged the special quality of life there and the desire to maintain it. On the other hand, there is a real need for Pleasanton residents to have a golf course. She wants the entire community to realize there is a risk and the property owners have a risk too. Some of her questions were: if this is a real success, how will the City use the funds; what happens if there is a difference in the estimated land value for the residential units? She wants to support this, but still has a lot of questions and would appreciate more time to address the concerns. She suggested continuing the matter for two weeks. Mr. Pico indicated that before he was elected to Council, he had made commitments to the people of Pleasanton. Some of those commitments were: to stop the urbanization of the south Pleasanton hills, to find a way to preserve the rural quality of Happy Valley; and to find a way to provide a municipal golf course. He feels this project can take care of those commitments. He believed that there has not been a consensus reached as yet and wanted time to meet with the neighborhood. He referred to some points raised: low projections are because of a need to be safe; developers are only paying for some of the amenities, the City is paying for a lot of the costs of the pool and tennis complex from general fund money and surpluses; he does not think the golf course has to be totally self-sustainable, some city money could be used to subsidize the project if it means fewer houses or to do other things to mitigate impacts on the community; and he was also concerned that the City does not lose this opportunity as it did for the community park in Hacienda Business Park. This golf course will provide a lot of positive things for this community and we need to proceed with it and still address the concerns of the people who live in the neighborhood. He proposed "community-based conflict resolution" and hiring a professional facilitator to hold meetings to help the parties come together. He did not think that would require staff time. If, after three or four weeks, it looks like a consensus cannot be reached, there is still time to stop the golf course project without a major investment. Ms. Dennis was happy to see this proposal. Three prior proposals have not been successful because of impacts on neighborhoods, too much development and too much environmental damage. This proposal is the best so far. She supported the conflict resolution process and felt the Alisal Improvement Association can be helpful in keeping track of what the issues are which need to be addressed. She felt there was a good opportunity to define the problem areas and to present them to the City so it can resolve them. The City is at risk for the $700,000, but she felt there was support to set aside that money so there is a fund to work with once the questions and concerns are addressed. She hoped that seeing the final project design will help. Mr. Tarvet did not want people to feel the City is pushing a project. He had the same commitments to people before the election as the ones Mr. Pico stated. He agreed there should be a plan for the Happy Valley area. He feels there are benefits to annexation and it would not necessarily disrupt the lifestyle of the residents. He did not believe there would be total agreement on the final plan'because there are people who do not want anything done in the area 03/05/96 -12-