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7C
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<br /> C. Buildout Under Existinp General Plan And Zoninc� Entitlements – AI!
<br /> Commerciat (Alternative 3)
<br /> �escription: Alternative 3 assumes development of the Praject site with the
<br /> maximum commercial floor area permissibfe under current General P1an and zoning
<br /> designations, resufting in development of up to approximately 1,250,000 square feet of
<br /> commercial floor area, including 1,230,000 square feet af office area and 20,��0 square feet of
<br /> retail-restaurant#ioor area.
<br /> Findings: As compared to the proposed Project, Alternative 3 wou{d result in
<br /> reduced, but still sign�cant, enviranmental impacts in the areas of land use, visual impacts,
<br /> biological resources, infrastructure and public services, soils and geology, public heafth and
<br /> safety, noise, and cul�ural and historic resources. Like Altemative 2, Altemative 3 woufd
<br /> actually result in slightly increased transportation and circulation environmental impacts.
<br /> Enviranmental impacts in the areas of hydrology and water quality and air qua(ity would be
<br /> similar to those associated with the Project. VVith respect to popufation, housing and
<br /> employment, Alterna#ive 3, with no residenfial development at all, wauld contribute substantially
<br /> to the existing citywide imbalance between residents and jobs, resulting in increased in-
<br /> commuting. !t would completely fail to achieve the basic housing-related abjectives of the
<br /> Project identified in the discussion of the Na Praject Alternative above and in the FEIR, and is
<br /> therefore nof a#easible alternative to the Projec#.
<br /> �. Reduced Commercial, With Reduced Buildinq Heiqhts And Reduced Marina
<br /> Fitl (Atternative 4)
<br /> Description; Alternative 4 assumes that the Project site woufd be developed as
<br /> a mixed use residential-commercial complex similar ta the propased Projec#, with the same
<br /> residential unit total (1,930 condominium residential units for sale) but with less commercial floor
<br /> area, as a means of reducing building intensity and height and reducing the amount of marina
<br /> fill. Alternative 4 wauld reduce the amount of comrnercial floar area from 312,000 square feet
<br /> under the Initial Projec# to 162,Oa0 square feet, including 12,000 square feet o# convenience
<br /> retail/restaurant space {less than the Project) and 150,000 squa�e feet of office space (versus
<br /> 300,000 square feet for the lnitial Project). The reduced commercial floor area woufd permit an
<br /> increase in the number of multi-story residential structures from 13 under the Initial Praject to
<br /> 15, an associated (8%} reductian in the maximum residential structure height from 260 feet
<br /> down to 240 feet and a reduc#ion in marina fiff from approximateiy 11.54 acres under#he Initial
<br /> Project or 10 acres under the proposeci Project, to approximaieiy 9 acres under Alternstive 4.
<br /> Findings: As cornpared to the Initial Project, Alternative 4—like the Project--
<br /> would result in reduced, but still significan#, environmental impacts in the areas of fand use,
<br /> transportation and circulation, biological resources, hydrology and water quality, and
<br /> infirastructure and public services. Environmental impacts in the areas of visual factors, soils
<br /> and geo4ogy, public health and safety, noise, cultural resources, and air quali#y wauld be similar
<br /> to those associated with #he Initial Project and—with the exception of visual impacts, where
<br /> Alternative 4 would have greater effects than the Project—similar to those of the Project. With
<br /> respect to popula#ion, housing and employment, Alternative 4 woufd, if feasibfe, have housing
<br /> benefits similar to those of both the (nitial Project and the Project and, compared to the Initial
<br /> Project, a similar but inereased positive effect on the existing citywide imbalance between jobs
<br /> and emplayed residenfs, reducing in-commuting. However, the reductian in marina fill under
<br /> Alternative 4 also reduces the land area availab[e for residential structures, making it very
<br /> Atty/Reso/Reso.1772 47
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