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����� <br /> the Project, if financialiy sustainable at all, could not generate sufficient revenue to <br /> �_'� provide public access, waterfront features and other community-serving amenities <br /> which are also fundamental, identified Project objectives. Based on the foregoing and <br /> the discussion in Section 17.2 of the FEIR, the City finds tNat, on balance, the Project <br /> provides substantially greater public benefits than Altemative 2 and that Altemative 2 is <br /> not a feasible alternative to the Project. <br /> C. Buildout Under Existina General Plan And Zonina Entitlements — Ali <br /> Commercial (Alternative 3) <br /> Description: Alternative 3 assumes development of the Project site with <br /> the 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 <br /> feet of retail-restaurant floor area. <br /> Findings: As compared to the proposed Project, Altemative 3 would <br /> result in reduced, but still significant, environmental impacts in the areas of land use, <br /> visual impacts, biologicai resources, infrastructure and public services, soils and <br /> geology, public health and safety, noise, and cultural and historic resources. Like <br /> Alternative 2, Alternative 3 would actually result in slightly increased transportation and <br /> circulation environmental impacts. Environmental impacts in the areas of hydrology and <br /> water quality and air quality would be similar to those associated with the Project. With <br /> respect to population, housing and employment, Altemative 3, with no residential <br /> - development at all, would contribute substantially to the existing citywide imbalance <br /> between residents and jobs, resulting in increased in-commuting. It would completely <br /> fail to achieve the basic housing-related objectives of the Project identified in the <br /> discussion of the No Project Alternative above and in the FEIR, and is therefore not a <br /> feasible alternative to the Project. <br /> D. Reduced Commercial. With Reduced Buildina Heiahts And Reduced <br /> Marina Fill (Alternative 4) <br /> Description: Alternative 4 assumes that the Project site would be <br /> developed as a mixed use residential-commercial complex similar to the proposed <br /> Project, with the same residential unit total (1,930 condominium residential units for <br /> sale) but with less commercial floor area, as a means of reducing building intensity and <br /> height and reducing the amount of marina fill. Allernative 4 would reduce the amount of <br /> commercial floor area from 312,000 square feet under the Initial Project to 162,000 <br /> square feet, including 12,000 square feet of convenience retail/restaurant space (less <br /> than the Project) and 150,000 square feet of office space (versus 300,000 square feet <br /> for the Initiai Project). The reduced commercial floor area would permit an increase in <br /> the number of multi-story residential structures from 13 under the Initial Project to 15, an <br /> associated (8%) reduction in the maximum residential structure height from 260 feet <br /> down to 240 feet and a reduction in mariqa fill from approximately 11.54 acres under the <br /> Initial Project or 10 acres under the proposed Project, to approximately 9 acres under <br /> Alternative 4. <br /> 1289\02\179278.2 37 <br /> Atty/Reso/Reso.1470 <br /> 052004 <br />