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He referred to the traffic model developed for the city and indicated that whether a property was vacant or not was not the issue. The model includes the traffic that could come from the allowed use on a specific site and how it impacts interchanges and intersections. The proposed use for this site would generate less traffic than a restaurant or other retail use. There would be 1000 fewer daily trips than a restaurant, 21 fewer peak hour trips and will have a different traffic distribution. There will be ten more trips in the PM northbound, however it will reduce impacts at the Stoneridge Drive interchange by thirty PM trips and if there is no West Las Positas interchange, there will be 36 fewer PM trips at the Stoneridge interchange. He believed the reduction of 36 PM peak trips at Stoneridge more than outweighs the ten additional northbound trips. He believed the design of the building fits in with the uses immediately surrounding this site. He described surrounding buildings and design elements. He stated that a photovoltaic system has been incorporated into the project and it will provide 10-12% of the buildings power. He described the type of tenant that is proposed for the office building and indicated that the major tenant is proposed to be Morgan Stanley Dean Witter. Ernest Guzman, Morgan Stanley Dean Witter, 6140 Stonefidge Mall Road, indicated the company had been a corporate citizen of Pleasanton for twenty years. For the last six to eight months, the company has been looking for a new office building and is very excited about this location. It is a good place from which to service its institutionai clients as well as its other 11,000 clients in the Pleasanton area. He introduced his assistant manager to review employee impacts. Bill Hughes, Assistant Manager, believes this building meets the needs of his company physically as well as being a beautiful building. It is in a good location to meet the accessibility needs of the clients as well as the employees. The nearby hotels provide good meeting facilities and the restaurants nearby are good for the employees. About 50% of the employees are residents of Pleasanton, Dublin or Livermore. Some live in Danville, San Ramon, Castro Valley and one in Fremont. Mr. Graeser summarized that staff finds this use acceptable and the architecture is well designed. He believed that other uses on the site would not be successful. The proposed project is the best solution to traffic concerns and is consistent with the slow growth desires of this community. Mr. Campbell asked how the Collier International market study came about if Chamberlin Group did not pay for it. Mr. Graeser indicated Chamberlin Associates has been in business for a long time in this area. He stated a retail broker, Sandra Weck, was approached and the situation explained. She indicated she had tried numerous times to find a user for this site with no success. She agreed to provide this information to the City. Pleasanton City Council 12 04/03/01 Minutes