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<br />12/17/2007
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<br />objectives identified in the discussion of the No Project Alternative above and in the FEIR. It
<br />would not sufficiently address the market demand for housing or provide more housing at a
<br />variety of affordability levels. It would also reduce Initial Project revenue so that the Initial
<br />Project, if financially sustainable at all, could not generate sufficient revenue to provide public
<br />access, waterfront features and other community-serving amenities which are also fundamental,
<br />identified Project objectives. Based on the foregoing and the discussion in Section 17.2 of the
<br />FEIR, the City finds that, on balance, the Initial Project provides substantially greater public
<br />benefits than Alternative 2 and that Alternative 2 is not a feasible alternative to the Initial Project.
<br />
<br />C. Buildout Under Existina General Plan And Zonina Entitlements - All
<br />Commercial (Alternative 3)
<br />
<br />Description: Alternative 3 assumes development of the Project site with the
<br />maximum commercial floor area permissible under current General Plan and zoning
<br />designations, resulting in development of up to approximately 1,250,000 square feet of
<br />commercial floor area, including 1,230,000 square feet of office area and 20,000 square feet of
<br />retail-restaurant floor area.
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<br />Findings: As compared to the proposed Project, Alternative 3 would result in
<br />reduced, but still significant, environmental impacts in the areas of land use, visual impacts,
<br />biological resources, infrastructure and public services, soils and geology, public health and
<br />safety, noise, and cultural and historic resources. Like Alternative 2, Alternative 3 would
<br />actually result in slightly increased transportation and circulation environmental impacts.
<br />Environmental impacts in the areas of hydrology and water quality and air quality would be
<br />similar to those associated with the Project. With respect to population, housing and
<br />employment, Alternative 3, with no residential development at all, would contribute substantially
<br />to the existing citywide imbalance between residents and jobs, resulting in increased in-
<br />commuting. It would completely fail to achieve the basic housing-related objectives of the
<br />Project identified in the discussion of the No Project Alternative above and in the FEIR, and is
<br />therefore not a feasible alternative to the Project.
<br />
<br />D. Reduced Commercial, With Reduced Buildina Heiahts And Reduced Marina
<br />Fill (Alternative 4)
<br />
<br />Description: Alternative 4 assumes that the Project site would be developed as
<br />a mixed use residential-commercial complex similar to the proposed Project, 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 would reduce the amount of commercial floor area from 312,000 square feet
<br />under the Initial Project to 162,000 square feet, including 12,000 square feet of convenience
<br />retail/restaurant space (less than the Project) and 150,000 square feet of office space (versus
<br />300,000 square feet for the Initial Project). The reduced commercial floor area would permit an
<br />increase in the number of multi-story residential structures from 13 under the Initial Project to
<br />15, an associated (8%) reduction in the maximum residential structure height from 260 feet
<br />down to 240 feet and a reduction in marina fill from approximately 11.54 acres under the Initial
<br />Project or 10 acres under the proposed Project, to approximately 9 acres under Alternative 4.
<br />
<br />Findings: As compared to the Initial Project, Alternative 4-like the Project--
<br />would result in reduced, but still significant, environmental impacts in the areas of land use,
<br />transportation and circulation, biological resources, hydrology and water quality, and
<br />infrastructure and public services. Environmental impacts in the areas of visual factors, soils
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<br />Atty/Reso/Reso.1772
<br />121707
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<br />47
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<br />14829
<br />Muff# 613
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