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this alternative would further degrade operations of freeway ramps at merge/diverge areas that are <br /> already operating at unacceptable levels, and this alternative would likely result in impacts related <br /> to spillback. Other environmental resources would experience less than significant impacts, similar <br /> to the proposed Zone. <br /> Finding: The City Council finds that,while the Partial Buildout Alternative would <br /> reduce all impacts to air quality that would be significant and unavoidable under the proposed <br /> Zone to a less-than-significant level, other impacts to transportation and traffic would remain <br /> significant and unavoidable with this alternative. The City further finds that, while it provides an <br /> advantage from an environmental standpoint over the proposed Zone,the Partial Buildout <br /> Alternative is infeasible in that it would not accomplish the City's basic objectives for the <br /> proposed Zone to a satisfactory extent: the substantial benefits articulated by the City in its <br /> objectives would not be likely to be provided under this alternative, as discussed below. <br /> 1. City Objective 1: Provide a consistent framework for the City's review and <br /> approval of new uses and projects in the area of the proposed Zone, <br /> encouraging investment in and adding value to these properties. Like the <br /> Reduced Retail Alternative,the Partial Buildout Alternative would include <br /> the adoption of a version of the proposed Zone and would therefore provide <br /> a framework for the City's review and approval of new uses and projects. In <br /> addition,the Partial Buildout Alternative would include the club retail use <br /> and therefore a large retail anchor, unlike the Reduced Retail Alternative. <br /> However, like the Reduced Retail Alternative,the Partial Buildout <br /> Alternative would limit the total area of uses developed within the area of <br /> the Zone to approximately 259,500 square feet; investment in properties <br /> within the area of the Zone would therefore occur to a lesser extent than <br /> would occur under development of the Zone, which would work against <br /> City Objective 1. <br /> 2. City Objective 2: Maximize the benefits of the location of the area of the <br /> proposed Zone as an infill site located along transportation corridors and <br /> near transit by encouraging the development of both locally and regionally <br /> accessible uses in the area of the proposed Zone. Although it would include <br /> a club retail use suited to the location of the area of the Zone near both the I- <br /> 680 and the I-580, the Partial Buildout Alternative would include a much <br /> lower total area of general retail use, and a lower area of total new gross <br /> building space; therefore, the mix and amount of uses that would be <br /> provided under the Partial Buildout Alternative would, like the Reduced <br /> Retail Alternative, not serve to "maximize"the unique benefits of the <br /> location of the area of the Zone as stated in City Objective 2, especially in <br /> comparison to the proposed Zone. <br /> 3. City Objective 3: Encourage the development of a diverse mix of uses in the <br /> City that would promote long-term economic growth by generating <br /> substantial new revenues for the City. A comparison of the fiscal benefits of <br /> a development program largely similar to the proposed Zone with an <br /> alternate development program with the same characteristics as the Partial <br /> Buildout Alternative was prepared for the area of the proposed Zone in 2015 <br /> (see Appendix C of the Draft SEIR, Johnson Drive EDZ Land Use Study <br /> 58 <br />