Res96 12834 - Laserfiche WebLink

Browse Search

If the Project were not approved, the Project site could be developed in a manner consistent with an existing development agreement between the City, the GID, and Redwood Shores Properties ("RSP"), which was approved by the City in 1982. RSP has assigned its rights under that development agreement to develop up to 885,000 square feet of office space on the Project site to the Project applicant. Without the Project approvals, however, the office campus configuration would not be possible. The existing master plan included 35-foot high professional office buildings immediately adjacent to the homes to the east of the property. These buildings were located between Shoreline Drive and the residential properties. The Project master plan, in contrast, does not include any buildings immediately adjacent to the homes; instead, a landscaped buffer zone is placed immediately adjacent to the homes, while office buildings are located more in the center of the site. Comparison of the Alternative to the Project: The Project approvals would permit the development of one million square feet of office space, or approximately 115,000 square feet of office space more than 885,000 square feet contemplated under the existing development agreement, the assignment from RSP to the Project applicant, and the existing zoning. This slightly lower level of development would not, however, translate into a significant reduction in impacts on traffic, as established by the Project Traffic Study. The Project's impacts on air and water quality are cumulative, and do not constitute a large portion of the Bay-area-wide impacts identified in the EIR. Reducing Project square footage slightly would not significantly reduce these cumulative impacts. Therefore, this alternative does not reduce the significant impacts of the Project. This alternative would result in increased impacts on adjacent properties. As shown by the comparative shadow analysis contained in the Master Plan, the Project would virtually eliminate the shadows that would be created if the Project site were developed under the existing Development Agreement and zoning. Compared to the master plan previously envisioned for the site, which could be built under the existing zoning without a Planned Development Permit, the Project will result in a 30% reduction in the yearly time period during which any home would be affected by shadows and an 80% reduction in the daily time period during which any home would be affected by shadows. Project buildings will not cast any shadows on the adjacent homes during the calendar time periods and daily time periods when homeowners typically enjoy their late outdoor environments -- late afternoon and early evening during the spring, summer and fall time periods. The only time that the Project will cast any shadows on the neighboring homes is for a short time period (maximum of 20 minutes per day) during the winter months, and before the occupant would arrive at home after a typical work day. Furthermore, almost all of the homes that would be affected by shadows from the Project are already affected by shadows cast by existing adjacent homes. The GID hereby finds that the No Project (Develop Pursuant to Existing Approvals) alternative is not environmentally superior to the Project because it would -38- GIDEIRFD.DOC 7~23~6 5:44 PM