RES 17976 - Laserfiche WebLink

would provide less diversity of uses,and no club retail use,as well as a lower area of total new gross building space;therefore,the mix and amount of uses that would be provided under the Reduced Retail Alternative would not serve to "maximize"the unique benefits of the location of the area of the Zone as stated in City Objective 2,especially in comparison to the proposed Zone. 6. City Objective 3:Encourage the development of a diverse mix of uses in the City that would promote long-term economic growth by generating substantial new revenues for the City. The City has conducted multiple economic and fiscal analyses which indicate that,with adoption of the Zone,the mix of uses anticipated to be developed within the area of the Zone would yield a substantial level of fiscal and economic benefits,including up to$2.3 million in new City General Fund revenues annually(on full buildout)and up to approximately$383,975 annually in property taxes,as well as approximately $277,440 in annual revenue to the Pleasanton Unified School District(see also the fiscal and economic analysis prepared for the Final SEIR[Appendix A] as well as the Supplemental Comparative Analysis). Because it does not include a large retail anchor, includes a lower total area of new uses, and lacks the stability that a large retail anchor could provide(as discussed above under City Objective 1),the Reduced Retail Alternative would be much less likely to promote long-term economic growth to the same extent as the Zone,and would not generate the same, substantial level of new revenues as the Zone,making the full achievement of City Objective 3 less likely. Alternative 3, Partial Buildout(Phase I Only) Alternative 3, Partial Buildout(Phase I Only), would include some of the same uses as the proposed Zone, including general retail, club retail, and a hotel use, but would not include general retail uses to the same extent. Under this alternative, the Zone would be adopted, and only the uses anticipated for Phase I of the Zone would be developed, with no other development taking place within the Zone. Parcels 6, 9, and 10 would be developed in an initial phase that would take place within the same • buildout period for these parcels as described for the proposed Zone. Under this alternative, existing uses on other parcels within the area of the proposed Zone would continue to operate. This alternative includes approximately 259,500 square feet of new building area, including 148,000 square feet of club retail uses, 23,500 square feet of general retail uses, and 88,000 square feet of hotel uses. Under this alternative, it is assumed that development of the hotel uses would take place first and development of general retail uses would take place over a longer timeframe. The Partial Buildout Alternative would avoid significant air quality impacts of the proposed Zone: under this alternative, annual operational air emissions of PM10 would be less than 15 tons per year, and annual operational air emissions of NOx would be less than 10 tons per year and therefore these emission levels would be less than significant, per the thresholds established by the BAAQMD. This alternative would also generate fewer total traffic trips than the proposed Zone, which could result in fewer or lower impacts to LOS at adjacent intersections; however, the volume of traffic trips to the area of the proposed Zone that would be generated by 57