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493 feels the competitive structure is strong. He stated Albertson's has a sub- stantial dollar investment to come into the community. He stated this par- ticular site will mature with the completion of Valley Avenue. His particular market is a quality store and will create jobs in the community. Mr. Bill Henry, Senior Vice President for Thrifty Drugstore, stated they have been in the City for approximately 15 years, with a store in the Alpha Beta Center. He advised that in the last 15 years Pleasanton has seen very little of super drugs. He stated Thrifty has been looking for the last 8-9 years in the south and east end of town for another location; this proposed project gives them another opportunity to serve the town. He stated as the project takes on a community center it will allow them to expand to include their sporting goods center. He advised that experience shows that the Thrifty type drug store does not compete with smaller independent drug stores who have services that the larger stores cannot provide. He urged approval of the project. Mr. Hirst reviewed various issues as follows: Downtown He stated the staff report indicates the success of downtown and the lack of abundance of vacant space. He feels strongly that the type of merchants who will occupy the shopping center are not the type who would locate in downtown; they are promotional in nature, staying open late at night and seven days a week. He stated he welcomes the downtown study and feels it should be re- viewed before making a decision on this project. Flair Market He asked what happens to customers if the Santa Anita project does not go in, and then Flair Market does not make a go of it. It is an opportunity to ser- vice the community. Need for Commercially Zoned property He presented a map showing various commercially zoned properties throughout the City. He stated the Santa Anita development has 18 acres under applica- tion plus 9 acres across the street that is yet undeveloped, which will pro- vide added tax revenues. He stated this property is willing to go into a Com- munity Service District, which would create additional funds. Possibility of Project Phasinq He stated Santa Anita wants to work out development in a phased manner under some indicated formula that Council can control. The applicant does not in- tend to compete with downtown. He does propose and offered to the Downtown Association to restrict some of the types of uses that are in the downtown; he is willing to make this a condition of approval, showing good faith. Mr. Hirst suggested that part of the surcharge tax on business licenses be allo- cated to the Downtown Association budget. He added that the project, after three years of maturity, is anticipated' to generate 39 million dollars. He felt this project would allow people to shop close to home, would enhance the eastern gateway to the City, the project would contribute to signalization, would be aesthetically more please than already existing businesses allowed under the present zoning, and would benefit the entire community. The following persons spoke in opposition to the project: 8 - 4-7-87