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06/07/2004 building heights to approximately 50 feet, is not feasible for these reasons. The remaining impacts, though potentially significant, are therefore unavoidable. C. General Visual Compatibility Potential Impact: The Project's height, mass, scale and intensity of development would substantially exceed those on other property in the vicinity (Impact 5 -3). Mitigation: The Precise Plan (Mitigation 5 -1 -2) requires a carefully - drafted set of design principles, including setbacks, tapering heights, building spacing and orientation, floor area limits and surface and facade detailing, which will significantly reduce perceived height of the Project, and distribute its taller buildings so that its perceived departure from the visual character of other development in the vicinity will be reduced. Findings: Even under the Precise Plan the Project's height, mass, scale and intensity will 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. The reduction to a maximum height of 50 feet and /or four stories in Alternative Mitigation Measure 5 -3 -1 is not feasible for these reasons. The remaining impacts, though potentially significant, are therefore unavoidable. D. Light and Glare Potential Impact: Lighting and reflected light from the Project could become a new source of substantial light or glare. Also, the taller Project buildings would interfere with dark sky views at night (Impact 5 -4). Mitigation: Project lighting would be designed to confine illumination to the project site, minimizing light "spillage" to adjacent areas; cut -off fixtures would be used for outdoor areas, and screening would be provide from sensitive adjacent uses. Tinted glazing would be used where appropriate to reduce the nighttime visual impact of residential units above 50 feet (Mitigation 5 -4). The Precise Plan requires a carefully - drafted set of design principles, including setbacks, tapering heights, building spacing, and floor area limits, which will significantly reduce perceived height of the Project and distribute its taller buildings and will also reduce the prominence of its lighting at night. Findings: The lighting- specific mitigation measures identified above are feasible and would reduce the potentially significant light and glare impacts described above to a less- than - significant level, except for interference with dark sky views at 1289 \02 \179278.2 5 Atty /Reso /Reso.1470 14590 060804 Muff # 304 Bin 26