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<br />MacArthur Place South Findings and Facts in Support of Findings <br />Environmental Impact Report <br /> <br />FAR established for the project site is 1.0, and the project proposes an FAR of .75. The reduced <br />intensity utilizing a .5 FAR could lessen some impacts identified with the proposed project while <br />creating new or increased impacts in other areas. However, the City's goals and policies related <br />to the General Plan Land Use Element and District Center designation for a mixed-use site <br />would not be met with this alternative. <br /> <br />6.2 ALTERNATIVES ADVANCED FOR FURTHER EVALUATION IN THE EIR <br /> <br />6.2.1 No ProjectlExisting Conditions Alternative <br /> <br />The No Project Alternative assumes that the project would not be built, as described in the EIR. <br />Existing land uses on the project site would remain and no additional development would occur. <br />As shown on Table I, under the No Project Alternative the majority impacts would be less <br />compared to the proposed project. However, the No Project Alternative would be incapable of <br />attaining most of the basic project objectives. Without any additional development on the site, <br />the City's General Plan vision of a mixed-use project within MacArthur Place South would not <br />be realized. <br /> <br />6.2.2 Reduction in Height of Buildings to 204 Feet Above Mean Sea Level <br /> <br />The Reduced Building Height Alternative would reduce the height ofthe proposed towers to 204 <br />feet above mean sea level, The buildings would have a height of 160 feet and would likely <br />consist of 16-stories. The reductions in building height would result in the loss 171 to 225 <br />dwelling units. As shown on Table!, under the Reduced Building Height Alternative, impacts <br />associated with traffic, air quality, noise and aesthetics would be reduced. However, most of the <br />other impacts such as aviation, geology, hazards, hydrology would remain the same. <br />Additionally, under the Reduced Building Height Alternative, the City would not be able to <br />completely attain the project objectives. The maximum residential densities permitted on the <br />project site by the General Plan would not be achieved and the scale of the buildings would not <br />establish MacArthur Place South as a high intensity mixed use project and gateway to the City, <br />as envision in the General Plan. <br /> <br />6.2.3 Build Out Project Under Existing Zoning <br /> <br />The Build Out Project Under Existing Zoning Alternative would provide for the development of <br />a project that was evaluated in a previously prepared Mitigated Negative Declaration. A 162- <br />room hotel, 31,122 square feet of retail and restaurant uses and a LA Fitness health club would <br />be developed. The existing cinema would be removed but the existing National Sports Grill <br />would remain. As shown on Table I, under the Existing Zoning Alternative, impacts associated <br />with aesthetics, geology, hazards, land use and recreation would be reduced. Impacts to air <br />quality, noise, population/housing, and traffic would increase. The Existing Zoning Alternative <br />would not meet the objectives of the project to provide a mixed-use project, to provide a wide <br />range of housing opportunities and to improve the jobs to housing ratio in the City. <br /> <br />6.2.4 Proposed Project Without Cinema Tower <br /> <br />The Without Cinema Tower would eliminate the Cinema Tower component of the project. All of <br /> <br />Exhibit B <br />Page 32 of 38 <br /> <br />Page 32 <br />