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421 the entire community not just local neighborhoods. Since 1974, the population has doubled and only two major food stores have been established in Pleasanton. Lack of competition has never insured success for any existing business. After meetings with Council and staff, we have improved the site plan, increased the landscaping and enhanced entrances on Bernal and Stanley Boulevard. He reiterated the contributions to the assessment district and commitment to construct Bernal Avenue. He suggested it was better to have a commercial development construct the needed intersection and improvements than having the residents of Pleasanton pay for it. He also indicate this property would provide a more pleasing entrance to the community and Vintage Hills. There have been four staff reports recommending approval of Bernal Plaza. We have a small disagreement with last staff report. One suggests that this would take away property needed for commercial service, but there is plenty of other land for that use and some that can be upgraded from heavy industrial to commercial service (north of Valley Avenue). Also tax basis would be better if developed as retail than as commercial service. He then reviewed other projects recently approved which are larger and closer to downtown than Bernal Plaza. He did not object to these projects, however, he pointed out there was 87,000 sq. ft. of retail space, closer to downtown with no restrictions, no phasing and no opposition from downtown merchants. He indicated Santa Anita has met with downtown association four times and have made four offers to them: 1. all merchants in Bernal Plaza would be subject to business license tax for the Central Business District and Downtown Association; 2. restrict uses in Bernal Plaza to exclude conflicting uses with existing downtown businesses; 3. minimum shop space of 1,200 sq. ft.; 4. phase retail space over four years (25% in 1989, 33% in 1990 and remaining 45% in 1991) and reserve for single user retail; 5. also have offered to publish promotional brochure for downtown and bring in a leasing team to assist in marketing downtown. Kent Hallen indicated two conditions they had a problem with. The first was regarding the color of the signing (Condition 5.e.2). They wanted to be able to have more than one color. Condition 17, regarding 25% of cost of construction of the bridge over Arroyo del Valle. From the beginning they have been assured they would not have to put a second bridge. TJKM indicated the four lane bridge was only marginally needed at buildout. Councilmember Mohr asked Mr. Kinzel about the need for four lanes leading to the bridge. If we don't need a four lane bridge, why do we need a four lane road; it seems both should agree. Chris Kinzel of TJKM indicated the city's General Plan indicated the street should be four lanes and the bridge should therefore be four lanes; however the traffic numbers requiring this are barely established, so the need is marginal. - 11 - 10-6-87