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ENVIRONMENTAL IMPACT FINDINGS <br /> <br />Potential Significant Environmental Effects <br /> <br /> 1. Effect: Proposed residential development on portions <br /> of the site are potentially unsuitable for development. <br /> Finding: Conditions of the project relating to <br /> additional geotechnical studies substantially lessen <br /> this impact. <br /> <br /> Fact: Final development plan approval requires <br /> completion of further geotechnical studies, as well as <br /> site specific soils analysis for hillside custom lots; <br /> no development allowed if found "unstable." <br /> <br /> 2. Effect: Proposed streets and utilities traversing <br /> portions of the site with potential unstable soils. <br /> Finding: Conditions of the project relating to soils <br /> and geotechnical studies will substantially lessen the <br /> impact. <br /> <br /> Fact: Conditions No. 2 and 10 require further <br /> geotechnical and soils studies prior to final <br /> development plan approval and improvement plan approval <br /> by the City. <br /> <br /> Finding: Alternatives to eliminating routing streets <br /> and utilities across these areas are socially <br /> infeasible. <br /> <br /> Fact: The upper developable hillside areas can only be <br /> reached by traversing a portion of the site designated <br /> potentially unstable. <br /> <br /> Finding: The City desires upper-end and luxury housing <br /> like that proposed on hilly sites and is willing to <br /> allow such development when it meets a level of risk <br /> acceptable to the City. <br /> <br /> Fact: The City's acceptable risk policy requires looped <br /> streets and utilities installed to minimize risks in <br /> hilly areas, requiring unstable areas be crossed but <br /> provided dual "feeds." <br /> <br /> 3. Effect: Hillside development generally carries <br /> associated risks, even if constrained to stable areas. <br /> Finding: The project has been revised by removing the <br /> proposed townhouses, reducing the overall risk by <br /> reducing the number of dwelling units in the hilly area. <br /> <br /> Fact: The project was revised to eliminate townhouses <br /> on the hilly portions of the site. <br /> <br /> . XHIBIT A <br /> <br /> <br />