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was excited about this seven-acre site on flat land, next to BART, and next to retail. He promised that his company would provide a high quality product. Matt Sullivan clarified that the proposal was for 350 residential units. He asked if it was strictly residential or would there be a mixed-use retail component? Mr. Heffner said there would be about 11,000 sq. ft. of retail, such as restaurant, coffee shop, or sandwich shop, to help the ridership using BART. No grocery store is contemplated. The service retail would not compete with the Stoneridge Mall. Mr. Sullivan asked about development on the Dublin side. Mr. Heffner responded there would be 210 condominium units along with a 150-room hotel and a 7,500 sq. ft. retail space (about the size of a restaurant). Vanessa Kawaihau, 871 Sycamore Road, noted that at a Planning Commission meeting, a Commissioner mentioned there would be future public health and safety discussion to consider increasing the buffer zones on identified fault line areas from the current 50 feet to 100 feet and increasing the buffer zone for open water, not just arroyos, from 50 feet to 100 feet. She felt that would change some things in the southeast area and wondered if it would change anything on the west side? When staff comes back with a redefined land use for this area and other areas in Pleasanton, she wanted to see that, especially if rezoned properties have vested rights and/or identified densities in the Housing Element. As much as she liked the staff report, it did not identify which properties were set forth in the Housing Element. Peter MacDonald, 400 Main Street, Suite 210, said three or four years ago he was contacted by Mr. and Mrs. Eliasen about buying a piece of property from Anita Gondolfo. He had discussions with the County, City staff, reviewed the General Plan, and ascertained exactly what was permitted under the 1996 General Plan. The Plan permitted five or six units. The property included 25-30 acres shown as rural density residential and they were on the city side of the urban growth boundary. There were 165 acres on the County side of the urban growth boundary, which were designated agriculture. After that review, he believed it was a stable General Plan and Council would not come back with big changes or down zonings. The Eliasens bought the property in reliance on the 1996 General Plan. They bought a home at the end of the preserve immediately adjacent to their property at 9476 Blessing Drive. Now there is a discussion of deduction of any lands with a 25% slope and deduction for any lands prone to landslide. He commented that five units on 193 acres is not over development, but if you reduce that down to three units, it would be a major reduction in what the Eliasons' based the purchase of their property on. That approach assumes Ben Tarver, Tom Pico, Brian Swift, and Wayne Rasmussen were unaware of the 25% slopes or of landslides. They were completely aware of those issues when they adopted the land use plan. That is why these properties were designated rural density residential instead of low or medium density residential. It was based on the geography of the parcels. He felt if the city comes back and changes the rules, effectively down zoning the property, it would have a major impact on people who have relied on the planning. Mayor Hosterman indicated there were three more speakers, two Planning Commissioners and a City Councilmember, who have been required to recuse themselves from discussions of the 25% slope due to Fair Political Practices Regulations. Joint Workshop City Council/Planning Commission 12 03/01/06