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Chapter 3 Findings Regarding Project Alternatives . Alternative 2: No Project/Development Under Existing General Plan As mentioned previously, under this alternative, the proposed mixed-use development would not be constructed. Rather, the project site would be developed in a manner consistent with its existing zoning and General Plan land use designation. This alternative provides an analysis of the type of development and impacts that would be expected to occur if the site were used solely for commercial purposes, and did not include any mixed uses. As mentioned in Chapter 2 of Volume 2 of the ErR, the City's General Plan Land Use Element designates the NDC Site as "Professional and Administrative Office" in the General Plan, and the zoning for the site is "Arterial Commercial". Under the current zoning, it is reasonably foreseeable that all, or portions of, the NDC Site could be developed with private business offices, banks, medical offices, art galleries, or other various professional uses and supporting services pursuant to Division 16 of the Zoning Code. The Development Standards of the Arterial Commercial section of the Zoning Code have been applied to the project site in order to determine the maximum development potential, as shown in Table 3-3 (Alternative 2 Development Scenario). The information presented assumes that the existing parking garage would remain on-site, and it would provide sufficient parking to meet code requirements. Under this scenario, the maximum development that could occur would be a two-story, 311,922 sf structure. 5.2 acres (225,555 sf) Development Standards Setbacks Front Yard 15 feet Side Yard 15 feet adjacent to street, otherwise N/A Rear Yard N/A Landscaping 15 feet wide along property lines abutting street, except at approved driveways Potential Maximum Development Developable Area 155,961 sf Maximum Floor Area 311,922 sf SOURCE: PBS&J 2006 sf = square feet 1bis alternative is considered environmentally superior in certain issue areas (per the CEQA Guidelines) but would also result in potentially greater environmental impacts than the proposed project in other areas. For example, and as shown in Chapter 5 of the Draft ErR, Alternative 2 would result in potentially greater environmental impacts than the proposed project with respect to: · Air Quality-As the increase in commercial! office space could result in a greater increase in traffic, and thereby air emissions, impacts would be potentially greater. · Noise- As the increase in commercial/office space could result in a greater increase in traffic, and thereby noise levels along local and regional roadway, impacts would be potentially greater. 3-8 Metro East Mixed Use Overlay Zone EIR Findings of Fact/Statement of Overriding Considerations 758-74