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474 environmental impacts as with the proposed Specific Plan. This alternative, therefore, can not be considered overwhelmingly environmentally superior to the proposed Specific Plan. Bush Street Low-Rise Concept Alternative Finding: Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR. Under this alternative, Midtown would be developed at a lesser intensity than what is currently being considered with the proposed Specific Plan. Residential and non-residential uses would decrease by 10 and 98 percent, respectively. Similar types of residential and non-residential uses would be provided with this alternative; additionally, the entire Midtown area would be developed. Consequently, those impacts resulting with the proposed Specific Plan would also probably occur with this alternative, particularly impacts associated with land use; aesthetics; light and glare; soils and geology; hydrology and drainage; cultural resources; and risk of upset and human health. Given that less intensive development would occur with this alternative, it is expected that some impacts, including traffic, air and noise could result at a lesser degree and/or magnitude. In general, however, this alternative would continue to create similar types and degrees of environmental impacts as with the proposed Specific Plan. This alternative, therefore, can not be considered overwhelmingly environmentally superior to the proposed Specific Plan. Conclusion Nature and extent of impacts associated with implementation of each alternative have been considered in determining the "environmentally superior" alternative. It has been determined that the District Center Concept and Bush Street Low-Rise Concept Alternatives would result in generally similar types and degrees of environmental impacts as with the proposed Specific Plan. Only the No-Project Alternative would eliminate most impacts. This alternative, however, would not strengthen the economic vitality of the City, expand the City's economic base, provide local employment opportunities, or implement policies and intentions the City's General Plan. It should be noted, that most significant impacts of the proposed Specific Plan would be reduced to less than significant levels with implementation of mitigation measures. Only Specific Plan- generated traffic and circulation impacts and cumulative impacts associated with air quality and traffic and circulation are considered significantly adverse and unavoidable after mitigation. A Statement of Overriding Considerations has been prepared to balance benefits of the proposed Specific Plan against these unavoidable environmental impacts in determining whether to approve the Specific Plan. The City Council finds that these significant effects on the environment are adequately offset and acceptable within the meaning of Sections 15092 and 15093 of the CEQA Guidelines. Based on the extensive environmental analysis conducted for the proposed Specific Plan and alternatives described in this section, the proposed Specific Plan provides a reasonable use of the Midtown area. FINDINGS OF FACT/MIDTOWN DISTRICT SPECIFIC PLAN/EIR NO. 94-1 23