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John Carroll said he felt the workshops and additional data was important, said he was strongly opposed to the project due to the added traffic, effect to small businesses, revenues, and felt the resulting cost benefit ratios were not worth approving the project and asked to keep Pleasanton a small town community. Steve War said he agrees with everyone's comments and was opposed to the project, Ronald Malovich said he is a 35 year resident, said he lives within one quarter mile of the project and has attended every meeting and workshop, felt the data confirms the project is a good one, said revenue is a plus, traffic could be a non-issue if Stoneridge Drive could be done, said he worked for Howard Johnson's for 25 years and each time a new restaurant opened they took a hit, but they continued to maintain, improve and provide a good service, which the small businesses will have to do. He said his side of town has been the poor sister for years and said the project will provide services to residents they have never had and hoped the Council will approve the project. Mayor Hosterman confirmed with Mr. Knoelder he was available for information. She said the Council would not take action tonight, but was scheduled to take action on January 15, 2008. Councilmember Sullivan thanked staff for the additional workshops to explore issues further, cited many people's praise of City staff, thanked the community for participating, said every now and then a project comes along that needs to have extra work and analysis, that seems to not be a good project for Pleasanton, and he felt this project fit that bill. Regarding traffic, he felt this was probably the worst part of town where a big box retail development should be built. There are countless issues to be discussed towards the City's build out, circulation plan, toward regional build out and improvements, and all will affect the long term traffic at this intersection and for the Council to make a decision without having those discussions first is premature. He said the City was getting ready to go into an eastside specific plan after the general plan to look at eastside properties, which includes issues of extending EI Charro, land uses there, and this must be a part of the discussion. Councilmember Sullivan said the traffic engineer has done an excellent job of dissecting information but he felt the bottom line was that traffic is bad now and it will get worse. The truck delivery schedule will add to it and he was glad that staff changed its recommendations on it. Regarding the traffic analysis itself, he believed it needs to include a build out analysis. It should identify the triggers that could result in a Stoneridge extension. Regarding code enforcement issues, this was not discussed much, a lot of information was received about code enforcement problems with other Home Depot stores, enforcement of issues, he questioned if the mitigations were sufficient. Regarding economic and fiscal issues, he thanked Ms. Wagner for presenting the information. He spent a lot of time with staff going through the numbers. It is clear this is a bail-out plan for Home Depot, who would lose business to Lowe's, they are ahead of the game by 22% and local businesses would suffer decreases of 16% and some might not have the luxury to take that hit. He questioned if the Council should rather be talking about policies and programs we can put in place to help our small businesses take the hit from Lowe's and better improve their position. In the general plan update, the City talks a lot about environmental, economic and fiscal sustainability and social equity and he believes that a diverse, local economy with a mixture of large and small businesses is one of the elements of economic sustainability. Regarding fiscal benefits, they are very small or a wash at best. He asked Stacy Mitchell from the Institute for Local Self Reliance, who wrote a book about big boxes, to peer review the study and did an analysis and she pointed out many of the assumptions called into question from the PRC study and her conclusion was that the study may understate the impact City Council Minutes 13 December 4, 2007