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conditions of approval of projects allowed to be approved by the General Plan Amendment), (2) require mitigation by another public agency having jurisdiction, or (3) cannot be mitigated except by mitigation measures or alternatives found to be infeasible given economic, social, environmental, and other considerations. The facts and findings supporting these findings are summarized in the Significant Effects and Findings, and as are more fully found in the administrative record of this project; and WHEREAS, despite the measures adopted to avoid or substantially lessen the potentially significant effects, certain effects would occur, including regional land use effects of long -term partially built sites and pressures to increase quantities of planned residential land and densities, increased traffic volumes and deteriorating levels of service, increased emissions and concentration of air pollutants, growth inducing effects of certain public service improvements necessary to accommodate project development, increased usage of water, sewage treatment capacity, and energy, increased demand for police and fire protection services, increased noise levels, erosion, construction of buildings in an area with groundshaking and expansive soil hazards, increased discharge of urban pollutants to surface streams and increased hazard of toxic spills degrading surface and ground water quality, loss of riparian habitat and prime agricultural soils to urbanization, change in visual character of the area, and potential disturbance of known archaeological sites; and WHEREAS, this Planning Commission finds that, based on the information presented to it and made a part of the record of this case, the project's economic, social, environmental, and other benefits include: provision of local jobs in a net out commuting community; jobs which match local labor force characteristics; potential reduction in total work trip length and reduced regional emissions; social benefits of more time for family and community life due to reduced work trip commute times; significant construction jobs of local and regional benefit over a 25 -year period; positive fiscal impact upon the City's general fund; increased tax base and diversification of employers insulating the City and community from adverse effects of single employer labor decisions; improvement of the circulation system in northern Pleasanton, including improved emergency vehicle response times; reduction in flood hazard in presently urbanized areas; improvement of ambient noise levels in residential areas; onsite and offsite streetscape beautification; and other benefits -2-