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06/07/2004 night. Even with the lighting- specific mitigation measures and under the Precise Plan the Project's height and mass will have potentially significant impacts on dark sky views. 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 a 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 remaining impacts, though potentially significant, are therefore unavoidable. E. Shadowing Potential Impact: Project buildings would shadow portions of the Project itself and adjacent areas; the extent and time of day would vary depending on season and location (Impact 5 -5). Mitigation: The Precise Plan (Mitigation 5 -1 -2) requires a carefully - drafted set of design principles, including setbacks, tapering heights, building spacing and location, and floor area limits, which will significantly reduce shadow impacts of the Project. Findings: Even under the Precise Plan the Project's height and mass will have potentially significant shadow impacts. 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 necessary to develop a 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. The reduction in number of units necessary to accomplish alternative mitigation measure 5 -5 -1 -- relocating, stepping back and /or reducing in height the Project's proposed towers to the extent necessary to reduce to a level of insignificance shadows on perimeter walkways, recreational and public open spaces, residences, internal project water areas, pedestrian courtyards, Smith Slough, Outer Pete's Harbor, the Marina Pointe townhouses, Villas at Bair Island and the Bair Island Marina —is infeasible for these reasons. The remaining shadow impacts are therefore unavoidable. III. POPULATION, HOUSING AND EMPLOYMENT A. Population Growth Potential Impact: The Project would house a population increase of up to approximately 3910 people on its site, leading to potentially significant impacts in the areas of transportation, public services, noise and air quality. These impacts are 1289 \02 \179278.2 6 Atty /Reso /Reso.1470 14590 060804 Muff # 304 Bin 26