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Emek, the only adjacent neighbor to the site, to address their concerns. Staff has also responded to the concerns of other residents in the general area and has included conditions to address them. However, staff understands that some issues remain, mainly regarding overall traffic volumes on Valley Avenue. ENVIRONMENTAL ASSESSMENT Environmental review for the proposed project is covered by an Initial Study/Mitigated Negative Declaration (IS/MND), which is attached. Staff believes that the project- related impacts are mitigated, with the mitigation measures incorporated in the project's design or referenced with conditions of approval, and that there would be no significant unmitigated environmental impacts. Staff, therefore, believes that the Mitigated Negative Declaration can be approved in conformance with the standards of the California Environmental Quality Act (CEQA). The Planning Commission concurred with this assessment and recommended approval of the IS/MND. If the City Council concurs with this environmental assessment, it must make the finding that the Mitigated Negative Declaration is appropriate prior to recommending approval of the proposed project. CONCLUSION The proposed project is a large commercial center located on an infill property on a major intersection and surrounded by a variety of commercial and industrial uses. It is anchored by a Home Depot building supply and garden center, a Longs Drugs pharmacy with a 24-hour drive-through, and a variety of smaller commercial tenants. The size and location of the project site on a gateway intersection/entrance to the City, separated from Stanley Business Park by Bernal Avenue and the commercial uses existing and under construction on Bernal Avenue qualifies it for a major commercial development of this type, and past planning has anticipated such a project at this location. The proposal was reviewed by staff and by the Planning Commission at two work sessions and at a public hearing, where the community provided its input on the project's design, uses, and amenities and communicated its concerns on traffic, noise, and operations. Based upon these meetings, the proposed development is designed with a cohesive architectural theme reflecting the site's location on a gateway intersection/entrance to the City and the character of the surrounding area; it includes measures pertaining to its uses and operations to ensure its compatibility with the area; and it includes traffic mitigation measures -specific to Valley Avenue, the Valley Avenue/Stanley Boulevard/Bernal Avenue intersection, and citywide to ensure its safety and conformance to the Pleasanton General Plan. Finally, the proposed new center will be beneficial from an economic development perspective as the City reaches buildout. Based upon the overall quality of the proposed project, the Planning Commission recommended its approval. Staff understands that there remains community concern Page 20 of 22