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proposal, the mitigation measures for these impacts, and impacts that cannot be mitigated and are therefore unavoidable. • As an informational document, the EIR does not formulate recommendations on the proposal (e.g. approval, conditional approval or denial). • Once finished, the Draft EIR will be circulated for public comment for 45 days. Comments received from the general public and from the applicable federal, state, and local agencies will be addressed in the "Response to Comments" section of the Final EIR (FEIR). The FEIR will then be forwarded to the Planning Commission for review and recommendation to the City Council. The City Council will determine whether to certify the FEIR as complete according to CEQA requirements. The completed FEIR does not compel the City's approval of the proposed project. The City can still apply its discretionary ability to approve, conditionally approve, or deny the proposal. However, if the City intends to approve or conditionally approve the proposed project, the mitigation measures identified in the FEIR must then be incorporated in the proposal either as conditions of approval or as revisions to its design. SITE AND AREA DESCRIPTION Project Site The project site is located on the south side of Dublin Canyon Road and comprises four existing unincorporated parcels ranging in size from 0.9 to approximately 105 acres in size (see Figures 1 and 2 for project location). A 66.0-acre portion of the property west of 11021 Dublin Canyon Road is located outside of the City's Urban Growth Boundary (UGB) line. Two of the properties (the 0.9-acre easternmost parcel at 11033 Dublin Canyon Road; and an adjacent 15-acre parcel at 11021 Dublin Canyon Road) each include an existing home and miscellaneous accessory structures. The remaining parcels to the west, which are undeveloped grazing land, are 100 acres and 12.6 acres. All properties are owned by the Lester Family, apart from the 12.6-acre property which is owned by the Shriners Hospitals for Children (hereafter referred to as the "Shriners property"). The project site has frontage on Dublin Canyon Road at its northeast and northwest ends, with an intervening property owned by the Jehovah's Witness Church and containing a religious facility occupying the remaining frontage. The topography of the project site is generally hilly, with a main ridge rising from the northeast corner. The southern portion of the project site slopes down into Devaney Canyon, a heavily vegetated corridor which contains Devaney Creek, running in a southwest to northeast direction of the project site. Another heavily treed canyon branches off Devaney Canyon at the western portion of the project site. The most prevalent habitat on the site is California annual grassland that is used as rangeland for cattle grazing, but some seasonal wetlands occur in the northern portion of the site and ' The Shriners' parcel has the same address as the parcel immediately west of its property, 10807 Dublin Canyon Road. The parcel west of the Shriners property, owned by the DiCandia family, is not associated with the development application. The properties are not within City limits; therefore, the City does not have the authority to change the address of the Shriners property. The Alameda County Assessor's Office and Alameda County staff have been notified of the discrepancy. PUD-130/TRACT 8472/P 1 8-00 78/P 1 8-00 79/P 1 8-0080/P 18-0081 Planning Commission 10807, 11021, and 11033 Dublin Canyon Road and the parcel west of 11021 Dublin Canyon Road 3 of 11 s Page 7 of 9 August 14, 2019