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Next, for each environmental issue, EIP will apply CEQA significance thresholds/standards of significance to assess the proposed project. Impacts will be classified as less than significant, potentially significant, or significant. Given that the potential medical center component of the project is undefined, the analysis for the potential medical center necessarily needs to be flexible to accommodate a range of activities, improvements, and programs. This range of flexibility in the potential medical center needs to be taken into account in the EIR. Typically, this is accomplished by identifying actions or mitigation measures that are triggered by various levels of activity or development. The EIR will identify mitigation measures for significant adverse effects. The text will clearly link the measures to the impacts, and indicate their effectiveness (i.e., ability to reduce an impact to a less-than-significant level), the responsible agency or party, and whether measures are proposed as part of the project, measures already being implemented (such as existing regulations), or measures to be considered. This approach facilitates preparation of the Mitigation Monitoring and Reporting Program that follows certification of an EIR. The following discussion summarizes the data to be collected, the impact assessment methodologies to be used, and the types of mitigation measures to consider, by environmental issue. This is essentially the heart of our approach. Task 4.1 Land Use. Based on site visits and background reports from the City and the applicant, EIP will summarize in text, graphics, and photographs: · Existing land uses and building intensities for structures at the project site · Land use and development intensities for the blocks immediately surrounding the project site · General land uses in the neighborhoods surrounding the medical center · Applicable plans and regulations from the City's General Plan (particularly those relevant to San Leandro redevelopment plans and goals, institutional uses, and relationship to residential areas). The impact analysis will focus on: · The relationship between the Retail Shopping Center and Mixed-Use Residential Development and the surrounding neighborhood · Changes in building intensity and lot coverage as compared to existing intensities and lot coverage · Consistency with adopted City planning policies and goals · Consistency with development regulations contained in the zoning ordinance and existing use permits and variances · The potential for land use conflicts/incompatibility, as defined by changes in the character of the surrounding blocks and neighborhoods. Depending on the land use impacts, potential mitigation measures could include restrictions on operations (such as access, deliveries, and lighting) through use permits, modifications to Consulting Services Agreement between City of San Leandro and EIP Associates Page 22 of 43