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b. Overriding Considerations In accordance with CEQA and the CEQA Guidelines, after review of the entire administrative record, including but not limited to all materials and testimony referenced in section III.b above (Record of Proceedings), the City Council finds that specific economic, legal, social, technological and other anticipated benefits of the Project outweigh the significant and unavoidable impacts, and therefore justify the approval of the Project notwithstanding the identified significant and unavoidable impacts. The City Council adopts and makes this Statement of Overriding Considerations that the Project has eliminated or substantially lessened all significant effects on the environment where feasible (including the incorporation of feasible mitigation measures), and finds that the remaining significant and unavoidable impacts of the Project are acceptable because the benefits of the Project set forth below outweigh those impacts. The City Council finds that each of the overriding considerations expressed as benefits and set forth below constitutes a separate and independent grounds for such a finding. Any one of the reasons for approval cited below is sufficient to justify approval of the Project. Thus, even if a court were to conclude that not every reason is supported by substantial evidence,the City Council will stand by its determination that each individual reason is sufficient by itself. The substantial evidence supporting the various benefits can be found in the Record of Proceedings for the Project and these Findings, which are incorporated by reference into the Record of Proceedings. The City Council hereby finds that implementation of the Project would result in the following specific and substantial benefits: 1. The Project Would Provide Substantial Economic and Fiscal Benefits to the City of Pleasanton Implementation of the Project would result in substantial economic and fiscal benefits to the City, including a considerable new volume of taxable sales, increased property values, and employment of up to 678 full time employees as well as temporary construction workers. The fiscal impact analysis prepared on behalf of the City for the effects of the Project indicates that, on a worst-case basis, businesses anticipated to be established within the Project are anticipated to generate a projected $1.4 to $1.7 million annual contribution to the City's General Fund at the completion of the first phase (which includes the club retail and hotel uses). This net revenue estimate increases to $2.1 to $2.3 million annually upon full buildout of the Project. At full buildout these net fiscal revenues represent an annual contribution equivalent to approximately 2.1 percent to 2.3 percent of the City's General Fund expenditures. (Note these revenue estimates do not include any City contributions to the traffic improvements required by the Project.) The City's General Fund is the primary funding source for the construction, operation and maintenance of a number of essential City services, programs and facilities, including fire and police services,recreation programs, library services, and administrative functions, among other services. In addition, property taxes generated from the Project would provide approximately $277,440 in annual revenue to the Pleasanton Unified School District(PUSD) and approximately 56