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As a mitigation measure, a geotechnical study for the site would be required prior to Tentative Map approval, and buildings would be required to be set back at least 20 feet from the top of the arroyo bank, incase there is a seismically induced bank failure. • An archaeological resource measure is incorporated which requires an archaeological monitor to be on site during native soils disturbing activities and establishes procedures which must be followed if archaeological resources are discovered. Per Mitigation Measure PH-1.1, if the senior continuing care project is deemed to be a "residential" project or partially a "residential" project, a recommended mitigation measure requires the senior continuing care developer to submit a phasing proposal which would be consistent with the City's residential Growth Management ordinance. Staff recommends that this mitigation measure be removed and that the timing of construction be required to be consistent with the Development Agreement for the project. The Planning Commission will have an opportunity to review the draft Development Agreement, prior to its review by the City Council. 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 ident~ed in the EIR infeasible. The CEQA findings are in Exhibit D, for the Planning Commission's review. Statement of Overriding Considerations If a lead agency approves a project without mitigating all of the significant impacts, it must prepare 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. Staff has examined reasonable project altematives. Staff has found that the Existing Specific Plan, No Project, and Open Space Alternatives and the Project would not achieve the core project objectives or would not significantly reduce the significant and unavoidable impacts identified for the Project. The Ice Center Alternative is considered a viable option. For this reason, staff recommends that the Ice Center Alternative be approved. 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 Case No. PSP-Il and PRZ-44, ACSPA Planning Commission Page 7 of 8