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L. Traffic movement on Bayshore Freeway, particularly during peak-use <br />hours, currently is at unacceptable levels of service, leading to severe traffic delays, <br />numerous collisions, and traffic backups onto interior streets leading to the Freeway; <br /> <br />M. Development within the Study Area under the current zoning <br />designations would exacerbate the aforesaid traffic conditions on Bayshore Freeway; <br /> <br /> N. Development within the Study Area under the current zoning <br />designations would likewise exacerbate backups on interior streets including streets within <br />the Study Area; <br /> <br /> O. The City of Redwood City is experiencing a severe housing shortage, <br />consistent with the regional housing shortage; <br /> <br /> P. Lands within the Study Area may, consistently with good planning <br />practices, be devoted to housing uses; <br /> <br /> Q. Lands within the Study Area may, likewise consistently with good <br />planning practices be devoted to commercial or other uses; <br /> <br /> R. Potential land uses within the Study Area should, therefore, be analyzed <br />for the purpose of providing a balance between office, residential, commercial, and other <br />uses; <br /> <br /> S. If development were allowed to occur under present market conditions, <br />an imbalance of land uses would result, and lands that otherwise may be available for <br />housing, commercial, or other uses would be lost for those purposes; <br /> <br /> T. Development within the Study Area under the current zoning districts <br />would conflict with necessary studies for, and implementation of, revised land use <br />regulations in furtherance of the public safety, health, and welfare; <br /> <br /> 2199 <br /> <br /> <br />