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<br />Chapter 3 Findings Regarding Project Alternatives <br /> <br />. Alternative 2: No ProjecVDevelopment Under Existing General Plan <br /> <br />As mentioned previously, undcr this alternative, the proposed mixed-use development would not be <br />constructed. Rather, the project site would be developed in a manner consistent with its existing zoning <br />and General Plan land use designation. This alternative provides an analysis of the type of development <br />and impacts that would be expected to occur if the site were used solely for commercial purposes, and <br />did not include any mixed uses. As mentioned in Chapter 2 of Volume 2 of the ErR, the City's General <br />Plan Land Use Element designates the NDC Site as "Professional and Administrative Office" in the <br />General Plan, and the zoning for the site is "Arterial Commercial". Under the current zoning, it is <br />reasonably foreseeable that all, or portions of, the NDC Site could be developed with private business <br />offices, banks, medical offices, art galleries, or other various professional uses and supporting services <br />pursuant to Division 16 of the Zoning Code. <br /> <br />The Development Standards of the Arterial Commercial section of the Zoning Code have been applied <br />ro the project site in order to determine the maxirnum development potential, as shown in Table 3-3 <br />(Alternative 2 Development Scenario). The information presented assumes that the existing parking <br />garage would remain on-site, and it would provide sufficient parking to meet code requirements. Under <br />this scenario, the maxirnum development that could occur would be a two-story, 311,922 sf structure. <br /> <br /> <br />Total Lot Area 5.2 acres (225,555 sij <br /> <br />Development Standards <br /> <br />Setbacks <br /> <br />Front Yard 15 feet <br /> <br />Side Yard 15 feet adjacent to street. otherwise N/A <br /> <br />Rear Yard NJA <br /> <br />Landscaping 15 feet wide along property lines abutting street, except at approved driveways <br /> <br />Potential Maximum Development <br /> <br />Developable Area 155.961 sf <br /> <br />Maximum Floor Area 311,922 sf <br />SOURCE: PBS&J 2006 <br />sf-square feet <br /> <br />This alternative is considered environmentally superior in certain issue areas (per the CEQA Guidelines) <br />but would also result in potentially greater environmental impacts than the proposed project in other <br />areas. For example, and as shown in Chapter 5 of the Draft EIR, Alternative 2 would result in potentially <br />greater environmental impacts than the proposed project with respect to: <br /> <br />. Air Quality-As the increase in commercial! office space could result in a greater increase in <br />traffic, and thereby air emissions, impacts would be potentially greater. <br />. Noise- As the increase in commercial/office space could result in a greater increase in traffic. <br />and thereby noise levels along local and regional roadway, impacts would be potentially greater. <br /> <br />Rpc:nllltinn No ?007_0?R <br />3-8 Page bU or b~etro East Mixed USe Overlay Zone EIR FIndings of Fael/Statement of OverridIng COnsiderations <br />