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497 competition, loss of potential new tenants and stripping off of current tenants in favor of a new center. We are concerned about maintaining viability in our historic downtown area and would recommend the City con- duct a marketing forecast of the entire City so future projects'that are submitted are necessary and can coexist with existing businesses." Mr. Finch stated that development in Pleasanton over the past few years has been good, however, development has become more and more obvious in office and retail throughout the City. The City has established a General Plan and should not let special interest groups dete~ that course. He stated Planning Commission denied the proposed application. The Council must consider what is being sacrificed; there is already plenty of shopping areas for residents of Pleasanton. He presented a map showing all the shopping centers in the City. He urged Council to be realistic with their approach to planning and the economic climate as well as the historical background of downtown; the developer's gain will be the downtown's loss. He presented a rose to each Councilmember, and likened it to downtown stating it should be nourished and treated gently, otherwise it would become thorny and ugly. He asked Council to deny the application of Santa Anita Development Corporation. He added that the City will be watching to see if undesirable development is approved. He thanked the residents who attended to Council meeting tonight because of their interest in the community. Mr. Otis Bradshaw, resident of Pleasanton for 22 years, stated he felt this project must be denied. Mr. Bill Henreddy, partner and owner of Vintage Hills Shopping Center, stated he felt this shopping center is a part of the downtown. Vintage Hills Shopping Center will be approximately 2500 feet from the proposed project, which would adversely impact this shopping complex. He stated Vintage Hills was occupied in 1979 with the expectation that street improvements would in- crease traffic in the area; the road improvements still are not completed and the shopping center has struggled to keep alive all this time. He felt that Council has a moral responsibility not to allow a regional shopping center to be completed this close to Vintage Hills shopping center. He strongly urged denial of the application. Mr. Doyle Heaton, partner of the Vintage Hills Shopping Center, thanked Gene Finch and his group'for their efforts in tnying to preserve the downtown area. He asked for a show of hands of independent business people in the au- dience who are opposied to the Santa Anita project - approximately 40 people raised their hands. He stated that when Vintage Hills Shopping Center was developed, it was not envisioned that seven years later the City would allow another shopping center within 2500 feet of their development. He stated the City's decision will have a major effect on the small business people at the Vintage Hills Shopping Center; he felt Council has a moral responibility in this matter. He stated the Vintage Hills Shopping Center has been selective in their tenants, and thus have some vacancies. Mr. Heaton urged denial of the proposed project because of timing and location. Mr. John Blank, Vintage Hills businessman, stated there seems to be a con- triduction about whether or not the City of short on commercial land use. He stated when he went into business in the Vintage Hills Shopping Center he looked at the General Plan and felt secure that there would not be other 10 - 4-7-87