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06/07/2004 Findings: Mitigation Measure 5 -1 -2 is feasible, and would substantially reduce the potentially significant environmental impact described above, but not to a less- than - significant level. Even under the Precise Plan the height of a number of Project buildings would have potentially significant visual impacts on adjacent properties. These impacts could be further reduced and made insignificant only by substantially reducing the height and size of residential buildings in the Project, which would render it infeasible because the remaining number of units would not be sufficient to recover the cost of infrastructure and other improvements required to develop any Project on this site and because the number of affordable and other new residential units would be substantially reduced, preventing realization of a primary goal of the Project. A project with substantially fewer units would also reduce or eliminate other benefits of the Project identified in the Statement of Overriding Considerations. Alternative mitigation Measure 5 -1 -1, reducing the maximum Project building height to 75 feet, is not feasible for these reasons. The remaining impacts, though potentially significant, are therefore unavoidable. B. Views, Vistas and Overall Visual Character Potential Impact: The Project would affect public views, vistas and view corridors, and change the overall visual character of the Bayfront area, as a result of height and massing (Impact 5 -2). Mitigation: The Precise Plan (Mitigation 5 -1 -2) requires a carefully - drafted set of design principles, including setbacks, tapering heights, building spacing, floor area limits and surface and fagade detailing. The Precise Plan also requires that Project design be tailored to preserve open space and open water and to provide park space and water access, and incorporates elements of Mitigation Alternative 5 -2 -1, relating to screening buildings with trees, setting back buildings from waterways and public trails and the spatial relationships of buildings. Findings: The Precise Plan will significantly reduce perceived height of the Project, screen and set back buildings and distribute taller buildings so that the Project's impact on public views, vistas and view corridors and the overall visual character of the Bayfront area will also be significantly reduced. However, even under the Precise Plan the height and mass of a number of Project buildings would have potentially significant impacts on public views, vistas and view corridors and the overall visual character of the Bayfront area. The view and vista impacts could be further reduced and made insignificant only by substantially reducing the height and size of residential buildings in the Project. The open and expansive natural character of parts of the Project site could be retained only by not developing those areas. Either of those steps alone, or both of them together, would render the Project infeasible because the remaining number of units and amount of other development would not be sufficient to recover the cost of infrastructure and other improvements required to develop any Project on this site and because the number of affordable and other new residential units would be substantially reduced, preventing realization of a primary goal of the Project. Alternative Mitigation Measure 5 -2 -1, which would require reducing Project 1289 \02 \179278.2 4 Atty /Reso /Reso.1470 14590 060804 Muff # 304 Bin 26