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• Aesthetics and Visual Quality - as a result of conversion of the Staples Ranch site from undeveloped to developed land and the loss of the rural character of the Project Area. • Air Quality - as a result of emissions of ozone precursors (reactive organic gases and oxides of nitrogen) and particulate matter from mobile and stationary sources, above thresholds used by the Bay Area Air Quality Management District (BAAQMD). • Traffic - as a result of increased project trips at two study area intersections outside the jurisdiction of Pleasanton under project conditions, and three intersections outside the jurisdiction of Pleasanton under cumulative conditions, if other jurisdictions decide not to implement the proposed mitigation measures. Required Statement of Overriding Considerations The City will mitigate the impacts described above to the extent feasible (see previous section). However, these measures will not reduce the above impacts to less-than- significant levels. The City has examined reasonable project alternatives, including the proposed project. The City has found that the Existing Specific Plan Altemative, the No Project Alternative and the Open Space Alternative would not achieve the core project objectives and/or would not significantly reduce the significant and unavoidable impacts ident~ed for the Project and/or be consistent with City planning policies and goals. Each alternative is discussed briefly above. The proposed project and the Ice Center Alternative are considered viable options; however, the proposed project does not achieve the same level of community benefit as the Ice Center Alternative. The City has determined to approve the Ice Center Alternative. In preparing this statement of overriding considerations, the City has balanced the benefits of the Ice Center Alternative against its unavoidable environmental impacts. Although implementation of the Ice Center Alternative would result in significant and unavoidable impacts related to the loss of the rural character of the project, air emissions above the thresholds used by the BAAQMD, and increased traffic congestion at intersections outside Pleasanton, the City finds that the benefits of the project to the community are overriding considerations when weighed against the environmental impacts listed above. Adoption of the Ice Center Alternative will allow the following community goals to be achieved, and, thus, the City finds that the potential benefits outweigh the environmental risks of the Ice Center Alternative: 1. Retain existing auto sales businesses within the City of Pleasanton by providing a large, convenient and highly visible site for an auto mall that will facilitate newer and larger facilities necessary to meet automobile franchise requirements. 2. Provide a site for a senior continuing care community that will help meet Pleasanton's and the surrounding community's expanding need for elderly assisted living opportunities, while providing a buffer between the adjacent Stoneridge Drive Specific Plan Amendment and Staples Ranch Project Environmental Impact Report Findings and Statement of Overriding Considerations Page 28 of 30