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construction timing. Further, staff recommends that mitigation measure TR-10C (relating to potential impacts at the Dublin Boulevard/Dougherty Road intersection) be deleted since the City of Dublin has confirmed that additional intersection improvements are infeasible at the Dublin Boulevard/Dougherty Road intersection. These recommended revisions, including minor corrections to the draft EIR, are shown in Attachment 9. Statement of Overriding Considerations If a lead agency approves a project without mitigating all of the significant impacts, it must adopt a statement of overriding considerations, in which it balances the benefits of the project against the unavoidable environmental risks. The statement of overriding considerations must explain the social, economic, or other reasons for approving the project despite its environmental impacts. As noted above, the EIR identifies three items that are "significant and unavoidable" requiring adoption of a Statement of Overriding Considerations. A comprehensive list of benefits, including social benefits, is provided in the Statement of Overriding Considerations (see Attachment 6). Staff concludes, and recommends that the Council find that the potential benefits outweigh the environmental risks of the Ice Center Alternative. CEQA Findings CEQA requires the lead agency to adopt findings for each potentially significant environmental impact disclosed in an EIR. Specifically, for each significant impact, the lead agency must make one or more of the following three findings: • Changes or alterations have been incorporated into the project to avoid or substantially lessen the significant environmental effects identified in the EIR; Such changes or alterations are within the responsibility and jurisdiction of another public agency and should be adopted by that agency; or • Specific economic, social, legal, technological, or other considerations make the mitigation measures or alternatives identified in the EIR infeasible. The CEQA findings are included in Attachment 6. CONCLUSION Based on the above planning and environmental analysis, staff concludes that the planning documents are consistent with the MOU and as a result, they are being recommended for approval as set forth in the Staff Recommendations 1, 2 and 3 listed on page two of this report. If the Council concurs with staffs recommendation, staff intends to begin processing the project PUD's for approval. While a specific PUD review schedule has not yet been established, it is assumed that the first Planning Commission review will be related to the Hendrick Automotive/Mercedes Benz applications, followed by CLC and Fremont Land. Reviews should begin within the next 90 days. In addition, staff is currently holding discussion with the SJAM regarding a potential ground lease for the ice skating facility (Ice Center) and expects that this will be forwarded to the Council for its review in the second quarter of this year. If the Page 7 of 10