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• The benefits of the reductions of environmental impacts due to the reduction of development density of the preferred environmental alternative from 98 lots to 51 lots, • The identification of feasible mitigation measures for the 51 units and implemented on the development plan, in the draft conditions of approval, and in the development agreement; • The mitigation measures for some impacts -for example, traffic and circulation and tree replacement -are based on the 98-unit plan and carried through to the 51-unit plan; • The dedication of 496 acres of open space held in perpetuity with an easement overlaid on those lands administered by an independent third party, such as the Tri-Valley Conservancy; and, • The proposed development will be of benefit because the project itself creates an amenity not only for those residing in Southeast Pleasanton but also for residents citywide. Fire Safety Measures The Oak Grove development is located in a dry wildland area that is currently used for grazing. As mapped by the Pleasanton General Plan, the project site and adjoining properties include areas designated Moderate, High, and Very High wildland fire risk by the Pleasanton General Plan. Development of the proposed project will introduce potential ignition sources to the project site, which would increase the potential for fires in the open space areas. The homes increase the potential for a wildland fire to result in property loss, injury, etc. The Draft EIR judged this impact to be significant if not mitigated. To mitigate this impact, the project is subject to the following measures: preparation of a wildland/urban interface plan, grazing open space areas, purchase of new fire-fighting equipment, residential fire sprinklers, and emergency vehicle access. These measures are described in detail in the June 13th Planning Commission staff report and are reflected in the draft conditions. Further discussion of the Wildland/Urban Fire Interface Plan and fire response/protection follows. Wildland/Urban Fire Interface Plan Public testimony questioned the ability to implement the Wildland/Urban Fire Interface Plan (WFIP) in the context of the EIR's mitigation measures for Heritage Tree removal and replacement -specifically the ability to plant oak trees and similar native species in the area covered by the WFIP. The development and implementation of a WFIP are considered effective means to mitigate potential wildland fire hazards as a result of the project's development due to its emphasis -reduce the potential heat output of wildland fires, design structures and landscapes to increase their potential for survival when exposed to fire, make it more Page 16 of 27