SECTION 5: ALTERNATIVES TO THE PROPOSED PROJECT

Transcription

1 City of American Canyon Broadway District Specific Plan Alternatives to the Proposed Project SECTION 5: ALTERNATIVES TO THE PROPOSED PROJECT 5.1 Introduction In accordance with CEQA Guidelines Section , this Environmental Impact Report (EIR) contains a comparative impact assessment of alternatives to the proposed project. The primary purpose of this section is to provide decision makers and the general public with a reasonable number of feasible project alternatives that could attain most of the basic project objectives, while avoiding or reducing any of the project s significant adverse environmental effects. Important considerations for these alternatives analyses are noted below (as stated in CEQA Guidelines Section ). An EIR need not consider every conceivable alternative to a project; An EIR should identify alternatives that were considered by the lead agency, but rejected as infeasible during the scoping process; Reasons for rejecting an alternative include: Failure to meet most of the basic project objectives; Infeasibility; or Inability to avoid significant environmental effects Significant Unavoidable Impacts The proposed project would result in the following significant unavoidable impacts: Cumulative Traffic: Buildout of the Specific Plan would contribute vehicle trips to intersections that would operate at unacceptable levels under Cumulative Traffic Conditions. Although the Specific Plan contemplates mobility improvements within the Broadway District that may partially alleviate the severity of the impact, it would not fully mitigate the impact to a level of less than significant. Therefore, the residual significance of the impact is significant and unavoidable. Congestion Management Program: Buildout of the Specific Plan would contribute vehicle trips to intersections on State Route 29, a Congestion Management Program Facility. Although the Specific Plan contemplates mobility improvements within the Broadway District that may partially alleviate the severity of the impact, it would not fully mitigate the impact to a level of less than significant. Therefore, the residual significance of the impact is significant and unavoidable. Cumulative Criteria Pollutants: The proposed project would emit construction and operational emissions that would exceed the BAAQMD thresholds for criteria pollutants. Mitigation is proposed to reduce emissions; however, it would not fully reduce impacts to a level of less than significant. Therefore, the residual significance of the impact is significant and unavoidable. FirstCarbon Solutions 5 1

2 Alternatives to the Proposed Project City of American Canyon Broadway District Specific Plan Cumulative Traffic: Buildout of the Specific Plan would contribute vehicle trips to intersections that would operate at unacceptable levels under Cumulative Traffic Conditions. Although the Specific Plan contemplates mobility improvements within the Broadway District that may partially alleviate the severity of the impact, it would not fully mitigate the impact to a level of less than significant. Therefore, the residual significance of the impact is significant and unavoidable. Congestion Management Program: Buildout of the Specific Plan would contribute vehicle trips to intersections on State Route 29, a Congestion Management Program Facility. Although the Specific Plan contemplates mobility improvements within the Broadway District that may partially alleviate the severity of the impact, it would not fully mitigate the impact to a level of less than significant. Therefore, the residual significance of the impact is significant and unavoidable Alternatives to the Proposed Project The four alternatives to the proposed project analyzed in this section are as follows: No Project Alternative: The Broadway District Specific Plan would not be pursued and the existing development and land use activities within the plan boundaries would continue for the foreseeable future. Limited Plan Alternative: The Broadway District Specific Plan would be reduced to 232 acres and the buildout potential would be reduced to 751 dwelling units and 823,500 square feet of non-residential uses. This represents a reduction of 449 dwelling units and 16,500 square feet of non-residential uses relative to the proposed project. Reduced Buildout Alternative: The plan boundaries would be the same but the development potential of the Broadway District Specific Plan would be reduced by 20 percent. The buildout potential would be 960 dwelling units and 672,000 square feet of non-residential uses. This represents a reduction of 240 dwelling units and 168,000 square feet of non-residential uses relative to the Broadway District Plan. Modified Land Use Alternative: The Broadway District Specific Plan boundaries would be the same but the development potential of the Broadway District Specific Plan would increase 300 dwelling units and non-residential square footage would decrease by 180,000 square feet. Four alternatives to the proposed project are analyzed below. These analyses compare the proposed project and each individual project alternative. In several cases, the description of the impact may be the same under each alternative when compared with the CEQA Thresholds of Significance (i.e., both the project and the alternative would result in a less than significant impact). The actual degree of impact may be slightly different between the proposed project and each alternative, and this relative difference is the basis for a conclusion of greater or lesser impacts. 5-2 FirstCarbon Solutions Y:\Publications\Client (PN-JN)\3148\ \EIR\2 - DEIR\ Sec05-00 Alternatives.docx

3 City of American Canyon Broadway District Specific Plan Alternatives to the Proposed Project 5.2 Project Objectives As stated in Section 2, Project Description, the objectives of the proposed project are to: 1. Positively contribute to the local economy via new capital investment, expansion of the tax base, the development of new housing opportunities, and the creation of new employment opportunities. 2. Create a planning framework that promotes the development of highest and best uses on undeveloped and underutilized properties within the Broadway District. 3. Enhance safety on the SR 29 corridor by lowering the speed limit, developing bicycle and pedestrian facilities, and creating parallel routes for local trips. 4. Nurture an environment where the Broadway District can become a destination for American Canyon. 5. Leverage citywide economic benefits from the Broadway District Specific Plan. 6. Increase the number and type of housing opportunities in the Broadway District. 7. Encourage variety in the scale and design of new development. 8. Foster improved community health. 9. Provide new public spaces that includes parks, plazas, private recreational facilities, and other gathering places. 5.3 Alternative 1 No Project Alternative CEQA Guidelines Section (e) requires that an EIR evaluate a No Project Alternative, which is intended to allow decision makers to compare the impacts of approving the proposed project with the impacts of not approving the proposed project. In cases where the project constitutes a land development project, the No Project Alternative is the circumstance under which the project does not proceed. For many projects, the No Project Alternative represents a No Development scenario, in which the project site remains in its existing condition and no development occurs for the foreseeable future. However, CEQA Guidelines Section (e)(3)(B) establishes that If disapproval of the project under consideration would result in predictable actions by others such as the proposal of some other project, this no project consequence should be discussed. In this case, the Broadway District Specific Plan boundaries encompass approximately 300 acres of the American Canyon city limits. Most of the area within the Specific Plan boundaries contain longestablished developed uses. There are several undeveloped and underutilized properties with the Specific Plan area. In the absence of the Broadway District Specific Plan, these properties would be subject to the provisions of the existing General Plan land use designations and zoning districts. Furthermore, the speed limit on State Route (SR 29) would remain at 50 miles per hour from Donaldson Way to Solano County and 55 miles per hour from Donaldson Way to the Green Island FirstCarbon Solutions 5 3

4 Alternatives to the Proposed Project City of American Canyon Broadway District Specific Plan Road. Thus, the No Project Alternative would represent the continuation of the existing development and land use activities for the foreseeable future Impact Analysis The No Project Alternative would avoid all of the proposed project s significant impacts, as no changes in development and land use activities would occur within the Broadway District Conclusion The No Project Alternative would avoid all of the proposed project s significant impacts; however, it would not advance any of the project s objectives. 5.4 Alternative 2 Limited Plan Alternative Under the Limited Plan Alternative, the Broadway District Specific Plan would be reduced to 232 acres and the buildout potential would be reduced to 751 dwelling units and 823,500 square feet of non residential uses. This represents a reduction of 449 dwelling units and 16,500 square feet of non residential uses relative to the Broadway District Specific Plan. The Limited Plan Alternative would encompass the sub areas in the center of the Priority Development Area i.e.: Local Serving Mixed Use, Home Improvement, Broadway Residential, Downtown Core, and Business Park sub areas. The sub areas on the periphery of the Priority Development Area i.e.: Southern Gateway, Southeast Specific Plan, Medium Density Residential, and Northern Gateway sub areas would be eliminated. The development potential of the retained subareas would be the same as the proposed project. Additionally, the mobility enhancements contemplated within the retained sub areas would be implemented under this alternative. Table 5 1 summarizes the Limited Plan Alternative. The purpose of the Limited Plan Alternative is to reduce the plan boundaries to the sub areas of the Broadway District that are best suited for supporting a higher intensity of development and eliminating the subareas with the least development potential or greatest likelihood of land use compatibility conflicts with adjoining uses. Table 5 1: Limited Plan Alternative Summary Scenario Acres Development Potential Limited Plan Alternative dwelling units; 823,500 square feet non residential uses Proposed Project 292 1,200 dwelling units; 840,000 square feet non residential uses Difference (60) (449 dwelling units); (16,500 square feet non residential uses) Source: FCS, FirstCarbon Solutions

5 City of American Canyon Broadway District Specific Plan Alternatives to the Proposed Project Impact Analysis Aesthetics, Light, and Glare potential by 449 dwelling units and 16,500 square feet of non residential uses. There would be less potential for visual change as a result of new development and land use activities contemplated by the Specific Plan. Although the Specific Plan s aesthetic, light, and glare impacts were found to be less than significant, this alternative would lessen the severity of impacts by reducing the size of the plan area and the potential for visual change. Therefore, the Limited Plan Alternative would have fewer impacts on aesthetics, light, and glare. Air Quality/Greenhouse Gas Emissions potential by 449 dwelling units and 16,500 square feet of non residential uses. The reduction in development potential would result in fewer construction emissions and would generate fewer daily trips. Although this alternative would not necessarily avoid the proposed project s significant unavoidable on air quality/greenhouse gas emissions impacts, it would lessen the severity by generating fewer emissions. Therefore, the Limited Plan Alternative would have fewer impacts on air quality/greenhouse gas emissions. Biological Resources potential by 449 dwelling units and 16,500 square feet of non residential uses. There would be less potential for impacts to biological resources as a result of new development and land use activities contemplated by the Specific Plan. Although the Specific Plan s biological resources impacts were found to be less than significant after implementation of mitigation, this alternative would lessen the severity of impacts by reducing the size of the plan area and the potential for disturbance. Therefore, the Limited Plan Alternative would have fewer impacts on biological resources. Cultural Resources potential by 449 dwelling units and 16,500 square feet of non residential uses. There would be less potential for impacts to cultural resources as a result of new development and land use activities contemplated by the Specific Plan. Although the Specific Plan s cultural resources impacts were found to be less than significant after implementation of mitigation, this alternative would lessen the severity of impacts by reducing the size of the plan area and the potential for disturbance. Therefore, the Limited Plan Alternative would have fewer impacts on cultural resources. Geology, Soils, and Seismicity potential by 449 dwelling units and 16,500 square feet of non residential uses. There would be less potential for exposure to geologic, soil, and seismic hazards due to the reduction in plan size and buildout potential. Although the Specific Plan s geology, soil, and seismic impacts were found to be FirstCarbon Solutions 5 5

6 Alternatives to the Proposed Project City of American Canyon Broadway District Specific Plan less than significant after implementation of mitigation, this alternative would lessen the severity of impacts by reducing exposure to such hazards. Therefore, the Limited Plan Alternative would have fewer impacts on geology, soils, and seismicity. Hazards and Hazardous Material potential by 449 dwelling units and 16,500 square feet of non residential uses. There would be less potential for exposure to hazards and hazardous materials due to the reduction in plan size and buildout potential. Although the Specific Plan s hazards and hazardous materials impacts were found to be less than significant, this alternative would lessen the severity of impacts by reducing exposure to such hazards. Therefore, the Limited Plan Alternative would have fewer impacts on hazards and hazardous materials. Hydrology and Water Quality potential by 449 dwelling units and 16,500 square feet of non residential uses. There would be less potential for impacts to hydrology and water quality as a result of new development and land use activities contemplated by the Specific Plan. Although the Specific Plan s hydrology and water quality impacts were found to be less than significant, this alternative would lessen the severity of impacts by reducing the size of the plan area and the potential for disturbance. Therefore, the Limited Plan Alternative would have fewer impacts on hydrology and water quality. Land Use potential by 449 dwelling units and 16,500 square feet of non residential uses. The proposed General Plan Amendment would be modified to reflect the smaller plan area, but would otherwise be similar to the proposed project. Additionally, the same type of development and land use activities are proposed. Therefore, the Limited Plan Alternative would have similar land use impacts. Noise potential by 449 dwelling units and 16,500 square feet of non residential uses. The reduction in development potential would result in less construction activity and would generate fewer daily trips, thereby resulting in a smaller contribution to ambient noise levels. Although the proposed project s impacts on noise can be mitigated to a level of less than significant, this alternative would result in less noise. Therefore, the Limited Plan Alternative would have fewer impacts on noise. Population and Housing potential by 449 dwelling units and 16,500 square feet of non residential uses. The reduction in dwelling units would reduce population growth by 1,563 persons, and the reduction in square footage would reduce new employment by 33 jobs. Although the Specific Plan s population and housing impacts were found to be less than significant, this alternative would lessen the severity of 5 6 FirstCarbon Solutions

7 City of American Canyon Broadway District Specific Plan Alternatives to the Proposed Project impacts by reducing population and employment growth. Therefore, the Limited Plan Alternative would have fewer impacts on population and housing. Public Services and Recreation potential by 449 dwelling units and 16,500 square feet of non residential uses. The reduction in dwelling units would reduce population growth by 1,563 persons, and the reduction in square footage would reduce new employment by 33 jobs, which would have corresponding reductions in demand for public services and recreation. Although the Specific Plan s public services and recreation impacts were found to be less than significant, this alternative would lessen the severity of impacts by reducing demand for these services. Therefore, the Limited Plan Alternative would have fewer impacts on public services and recreation. Transportation potential by 449 dwelling units and 16,500 square feet of non residential uses. The Limited Plan Alternative would develop 37.5 percent fewer new dwelling units and 2 percent less non residential square footage; thus, there would be a corresponding reduction in trip generation. The proposed Specific Plan was found to have a significant unavoidable impact on intersection operations on SR 29 under cumulative conditions. While the Limited Plan Alternative would lessen the severity of this impact be generating fewer trips, it would not avoid the significant unavoidable impact because the deficient operations would occur without buildout of the Specific Plan. For all other impacts, the Limited Plan Alternative would result in findings similar to the proposed Specific Plan. Therefore, the Limited Plan Alternative would have fewer impacts on transportation. Utilities and Service Systems potential by 449 dwelling units and 16,500 square feet of non residential uses. The reduction in dwelling units would reduce population growth by 1,563 persons, and the reduction in square footage would reduce new employment by 33 jobs, which would have corresponding reductions in demand for utilities and service systems. Although the Specific Plan s utilities and service systems impacts were found to be less than significant, this alternative would lessen the severity of impacts by reducing demand for these services. Therefore, the Limited Plan Alternative would have fewer impacts on utilities and service systems Conclusion The Limited Plan Alternative would lessen the severity of, but would not avoid, the proposed project s significant unavoidable impacts associated with transportation. This alternative would also lessen the severity of the proposed project s less than significant impacts associated with aesthetics, light, and glare; biological resources; cultural resources; geology, soils, and seismicity; hazards and hazardous materials; hydrology and water quality; land use; noise; population and housing; public services and recreation; and utilities and service systems. FirstCarbon Solutions 5 7

8 Alternatives to the Proposed Project City of American Canyon Broadway District Specific Plan The Limited Plan Alternative would advance all of the project objectives, but many would be advanced to a lesser degree because of the reduction in buildout potential. For example, the reduction in dwelling units and non residential square footage would result in less positive contribution to the local economy, promote less development of highest and best uses within the Broadway District, have less potential to leverage citywide economic benefits, have less potential to increase the number and type of housing opportunities, have less potential to provide scale and design of new development, and have less potential to provide new public spaces. One objective would be advanced to an equivalent degree. This includes fostering improved community health. 5.5 Alternative 3 Reduced Buildout Alternative Under the Reduced Buildout Alternative, the plan boundaries would be the same but the development potential of the Broadway District Specific Plan would be reduced by 20 percent. The buildout potential would be 960 dwelling units and 672,000 square feet of non residential uses. This represents a reduction of 240 dwelling units and 168,000 square feet of non residential uses relative to the Broadway District Plan. The boundaries of the sub areas would remain as is; however, a 20 percent reduction in residential and non residential development would be applied to each. Additionally, the mobility enhancements contemplated by the Specific Plan would remain unchanged. Table 5 2 summarizes the Reduced Buildout Alternative. The purpose of the Reduced Buildout Alternative is to evaluate a variation of the Specific Plan that encompasses the same boundaries, but with a lower buildout potential. Table 5 2: Reduced Buildout Alternative Summary Scenario Acres Development Potential Reduced Buildout Alternative dwelling units; 672,000 square feet non residential uses Proposed Project 292 1,200 dwelling units; 840,000 square feet non residential uses Difference (240 dwelling units); (168,000 square feet non residential uses) Source: FCS, Impact Analysis Aesthetics, Light, and Glare dwelling units and 168,000 square feet of non residential uses. There would be less potential for visual change as a result of new development and land use activities contemplated by the Specific Plan. Although the Specific Plan s aesthetic, light, and glare impacts were found to be less than significant, this alternative would lessen the severity of impacts by reducing the buildout potential and the potential for visual change. Therefore, the Reduced Buildout Alternative would have fewer impacts on aesthetics, light, and glare. 5 8 FirstCarbon Solutions

9 City of American Canyon Broadway District Specific Plan Alternatives to the Proposed Project Air Quality/Greenhouse Gas Emissions dwelling units and 168,000 square feet of non residential uses. The reduction in development potential would result in fewer construction emissions and would generate fewer daily trips. Although this alternative would not necessarily avoid the proposed project s significant unavoidable on air quality/greenhouse gas emissions impacts, it would lessen the severity by generating new emissions. Therefore, the Reduced Buildout Alternative would have fewer impacts on air quality/greenhouse gas emissions. Biological Resources dwelling units and 168,000 square feet of non residential uses. Because the same amount of area as the Specific Plan could be potentially disturbed by this alternative, it would yield the same conclusions regarding biological resources. Therefore, the Reduced Buildout Alternative would have biological resources impacts similar to the proposed project. Cultural Resources dwelling units and 168,000 square feet of non residential uses. Because the same amount of area as the Specific Plan could be potentially disturbed by this alternative, it would yield the same conclusions regarding cultural resources. Therefore, the Reduced Buildout Alternative would have cultural resources impacts similar to the proposed project. Geology, Soils, and Seismicity dwelling units and 168,000 square feet of non residential uses. There would be less potential for exposure to geologic, soil, and seismic hazards due to the reduction in buildout potential. Although the Specific Plan s geology, soil, and seismic impacts were found to be less than significant after implementation of mitigation, this alternative would lessen the severity of impacts by reducing exposure to such hazards. Therefore, the Reduced Buildout Alternative would have fewer impacts on geology, soils, and seismicity. Hazards and Hazardous Material dwelling units and 168,000 square feet of non residential uses. There would be less potential for exposure to hazards and hazardous materials due to the reduction in buildout potential. Although the Specific Plan s hazards and hazardous materials impacts were found to be less than significant, this alternative would lessen the severity of impacts by reducing exposure to such hazards. Therefore, the Reduced Buildout Alternative would have fewer impacts on hazards and hazardous materials. FirstCarbon Solutions 5 9

10 Alternatives to the Proposed Project City of American Canyon Broadway District Specific Plan Hydrology and Water Quality dwelling units and 168,000 square feet of non residential uses. Because the same amount of area as the Specific Plan could be potentially disturbed by this alternative, it would yield the same conclusions regarding hydrology and water quality. Therefore, the Reduced Buildout Alternative would have hydrology and water quality impacts similar to the proposed project. Land Use dwelling units and 168,000 square feet of non residential uses. The proposed General Plan Amendment would be modified to reflect the lower densities of residential and commercial uses but would otherwise be similar to the proposed project. Additionally, the same type of development and land use activities are proposed. Therefore, the Reduced Buildout Alternative would have land use impacts similar to the proposed project. Noise dwelling units and 168,000 square feet of non residential uses. The reduction in development potential would result in less construction activity and would generate fewer daily trips, thereby resulting in a smaller contribution to ambient noise levels. Although the proposed project s impacts on noise can be mitigated to a level of less than significant, this alternative would result in less noise. Therefore, the Reduced Buildout Alternative would have fewer impacts on noise than the proposed project. Population and Housing dwelling units and 168,000 square feet of non residential uses. The reduction in dwelling units would reduce population growth by 835 persons, and the reduction in square footage would reduce new employment by 336 jobs. Although the Specific Plan s population and housing impacts were found to be less than significant, this alternative would lessen the severity of impacts by reducing population and employment growth. Therefore, the Reduced Buildout Alternative would have fewer impacts on population and housing than the proposed project. Public Services and Recreation dwelling units and 168,000 square feet of non residential uses. The reduction in dwelling units would reduce population growth by 835 persons, and the reduction in square footage would reduce new employment by 336 jobs, which would have corresponding reductions in demand for public services and recreation. Although the Specific Plan s public services and recreation impacts were found to be less than significant, this alternative would lessen the severity of impacts by reducing demand for these services. Therefore, the Reduced Buildout Alternative would have fewer impacts on public services and recreation than the proposed project FirstCarbon Solutions

11 City of American Canyon Broadway District Specific Plan Alternatives to the Proposed Project Transportation dwelling units and 168,000 square feet of non residential uses. The Reduced Buildout Alternative would develop 20 percent fewer new dwelling units and non residential square footage; thus, there would be a corresponding reduction in trip generation. The proposed Specific Plan was found to have a significant unavoidable impact on intersection operations on SR 29 under cumulative conditions. While the Reduced Buildout Alternative would lessen the severity of this impact by generating fewer trips, it would not avoid the significant unavoidable impact because the deficient operations would occur without buildout of the Specific Plan. For all other impacts, the Reduced Buildout Alternative would result in findings similar to the proposed Specific Plan. Therefore, the Reduced Buildout Alternative would have fewer impacts on transportation than the proposed project. Utilities and Service Systems dwelling units and 168,000 square feet of non residential uses. The reduction in dwelling units would reduce population growth by 835 persons, and the reduction in square footage would reduce new employment by 336 jobs, which would have corresponding reductions in demand for utilities and service systems. Although the Specific Plan s utilities and service systems impacts were found to be less than significant, this alternative would lessen the severity of impacts by reducing demand for these services. Therefore, the Reduced Buildout Alternative would have fewer impacts on utilities and service systems than the proposed project Conclusion The Reduced Buildout Alternative would lessen the severity of, but would not avoid, the proposed project s significant unavoidable impacts associated with transportation. This alternative would also lessen the severity of the proposed project s less than significant impacts associated with aesthetics, light, and glare; biological resources; cultural resources; geology, soils, and seismicity; hazards and hazardous materials; hydrology and water quality; land use; noise; population and housing; public services and recreation; and utilities and service systems. The Reduced Buildout Alternative would advance all of the project objectives, but many would be advanced to a lesser degree because of the reduction in buildout potential. For example, the reduction in dwelling units and non residential square footage would result in less positive contribution to the local economy, promote less development of highest and best uses within the Broadway District, have less potential to leverage citywide economic benefits, have less potential to increase the number and type of housing opportunities, have less potential to provide scale and design of new development, and have less potential to provide new public spaces. One objective would be advanced to equivalent degree. This includes fostering improved community health. 5.6 Alternative 4 Modified Land Use Alternative Under the Modified Land Use Alternative, the Broadway District Plan boundaries would be the same, but the development potential of the Downtown Core development would increase by 300 multi FirstCarbon Solutions 5 11

12 Alternatives to the Proposed Project City of American Canyon Broadway District Specific Plan family dwelling units and decrease non residential commercial development by 100,000 square feet. The mobility enhancements contemplated within the retained sub areas would be implemented under this alternative. Table 5 3 summarizes the Modified Land Use Alternative. The purpose of the Modified Land Use Alternative is to recognize that retail demand is limited. Increasing residential dwelling units increases potential customers for existing and new retail development, provides additional housing needed in Napa County and the Bay Area region, and increases transit use and feasibility. Table 5 3: Modified Land Use Alternative Summary Scenario Acres Development Potential Modified Land Use Alternative 292 1,500 dwelling units; 740,000 square feet non residential uses Proposed Project 292 1,200 dwelling units; 840,000 square feet non residential uses Difference (0) 300 dwelling units; (100,000 square feet non residential uses) Source: FCS, Impact Analysis Aesthetics, Light, and Glare dwelling units and decrease non residential commercial development by 100,000 square feet. The alternative would increase multi family dwelling units, but would be located in an urbanized area that does not provide substantial scenic value. The residential commercial development would be developed consistent with the urban nature of the Downtown core and provide an urban view similar to the non residential commercial development that it replaces. Although the Specific Plan s aesthetic, light, and glare impacts were found to be less than significant, this alternative would not degrade the visual character of the Broadway District or surroundings consistent with Project Description. Therefore, the Modified Land Use Alternative would result in similar impacts on aesthetics, light, and glare. Air Quality/Greenhouse Gas Emissions dwelling units and decrease non residential commercial development by 100,000 square feet. The proposed land use modification would result in similar level of construction emissions and would generate fewer daily trips. Although this alternative would not necessarily avoid the proposed project s significant unavoidable on air quality/greenhouse gas emissions impacts, it would lessen the severity by generating fewer emissions. Therefore, the Modified Land Use Alternative would have fewer impacts on air quality/greenhouse gas emissions FirstCarbon Solutions

13 City of American Canyon Broadway District Specific Plan Alternatives to the Proposed Project Biological Resources dwelling units and decrease non residential commercial development by 100,000 square feet. Replacing non residential commercial development with multi family residential would result in the same amount of land that is developed. Although the Specific Plan s biological resources impacts were found to be less than significant after implementation of mitigation, this alternative would result in similar impacts because the potential for disturbance is not changed from the Plan. Therefore, the Modified Land Use Alternative would have similar impacts on biological resources. Cultural Resources dwelling units and decrease non residential commercial development by 100,000 square feet. Replacing non residential commercial development with multi family residential would result in the same amount of land that is developed. Although the Specific Plan s cultural resources impacts were found to be less than significant after implementation of mitigation, this alternative would result in similar cultural resource impacts contemplated by the Specific Plan because the potential for disturbance is not changed from the Plan. Therefore, the Modified Land Use Alternative would have similar impacts on cultural resources. Geology, Soils, and Seismicity dwelling units and decrease non residential commercial development by 100,000 square feet. Replacing non residential commercial development with multi family residential would result in the same amount of land that is developed. Construction activities would require geotechnical studies to determine appropriate design considerations whether the project was residential or nonresidential. Although the Specific Plan s geology, soil, and seismic impacts were found to be less than significant after implementation of mitigation, this alternative would result in similar impacts to such hazards. Therefore, the Modified Land Use Alternative would have similar impacts contemplated by the Specific Plan on geology, soils, and seismicity. Hazards and Hazardous Material dwelling units and decrease non residential commercial development by 100,000 square feet. There would be less potential for exposure to hazards and hazardous materials due to the reduction in non residential commercial development. Although the Specific Plan s hazards and hazardous materials impacts were found to be less than significant, this alternative would lessen the severity of impacts by reducing exposure to such hazards. Therefore, the Modified Land Use Alternative would have fewer impacts on hazards and hazardous materials. Hydrology and Water Quality dwelling units and decrease non residential commercial development by 100,000 square feet. Replacing non residential commercial development with multi family residential would result in the FirstCarbon Solutions 5 13

14 Alternatives to the Proposed Project City of American Canyon Broadway District Specific Plan same amount of land that is developed. Construction activities would require the same stormwater quality standards under the National Pollution Discharge Elimination System (NPDES) program whether the project was residential or non residential. Although the Specific Plan s hydrology and water quality impacts were found to be less than significant, this alternative would provide similar impacts because the size of the plan area and the potential for disturbance is the same. Therefore, the Modified Land Use Alternative would have similar impacts contemplated by the Specific Plan on hydrology and water quality. Land Use dwelling units and decrease non residential commercial development by 100,000 square feet. The Downtown Core is intended to provide a mix of residential and non residential land uses. Revising the balance of residential and non residential results in no conflict with the intended purpose of the Downtown Core. Therefore, the Modified Land Use Alternative would have similar land use impacts. Noise dwelling units and decrease non residential commercial development by 100,000 square feet. The reduction in development potential would result in a similar amount of construction activity, thereby resulting in a similar contribution to ambient noise levels. Although the proposed project s impacts on noise can be mitigated to a level of less than significant, this alternative would result in similar noise from construction activity and a small reduction in noise from a reduction in traffic generation. Furthermore, residential uses are required to be designed in accordance with an acoustical study that will mitigate ambient noise levels to adopted standards. Therefore, the Modified Land Use Alternative would have similar impacts on noise. Population and Housing dwelling units and decrease non residential commercial development by 100,000 square feet. The additional dwelling units would increase population growth by 1,044 persons, and the reduction in square footage would reduce new employment by 200 jobs. Although the Specific Plan s population and housing impacts were found to be less than significant, this alternative would result in similar impacts. Therefore, the Modified Land Use Alternative would have similar impacts on population and housing. Public Services and Recreation dwelling units and decrease non residential commercial development by 100,000 square feet. The reduction in dwelling units would increase population growth by 1,044 persons, and the reduction in square footage would reduce new employment by 200 jobs, which would increase park demands by one acre but otherwise result in a similar demand for public services and recreation. Although the Specific Plan s public services and recreation impacts were found to be less than significant, this 5 14 FirstCarbon Solutions

15 City of American Canyon Broadway District Specific Plan Alternatives to the Proposed Project alternative would lessen the severity of impacts by reducing demand for these services. Therefore, the Modified Land Use Alternative would have similar impacts on public services and recreation. Transportation dwelling units and decrease non residential commercial development by 100,000 square feet. The Modified Land Use Alternative would result in additional multi family dwelling units but would offset the traffic increase with less commercial development. Overall, the new PM peak period traffic generated by the Downtown Core would decrease by approximately 25 percent. The proposed Specific Plan was found to have a significant unavoidable impact on intersection operations on SR 29 under cumulative conditions. While the Modified Land Use Alternative would lessen the severity of this impact by generating fewer trips, it would not avoid the significant unavoidable impact because the deficient operations would occur without buildout of the Specific Plan. For all other impacts, the Modified Land Use Alternative would result in findings similar to the proposed Specific Plan. Therefore, the Modified Land Use Alternative would have fewer impacts on transportation. Utilities and Service Systems dwelling units and decrease non residential commercial development by 100,000 square feet. The reduction in dwelling units would increase population growth by 1,044 persons, and the reduction in square footage would reduce new employment by 200 jobs. Although the Specific Plan s utilities and service systems impacts were found to be less than significant, this alternative would result in a similar demand for utilities and service systems. Therefore, the Modified Land Use Alternative would have similar impacts on utilities and service systems Conclusion The Modified Land Use Alternative would similar and in some cases lessen the severity of, but would not avoid, the proposed project s significant unavoidable impacts associated with transportation. This alternative would provide similar impact on the proposed project s less than significant impacts associated with aesthetics, light, and glare; biological resources; cultural resources; geology, soils, and seismicity; hydrology and water quality; land use; noise; population and housing; public services and recreation; and utilities and service systems. This Alternative would provide a reduction in impact on the proposed project s less than significant impacts associated with hazards and hazardous materials; and a reduction in the proposed project s significant unavoidable impacts associated with traffic. The Modified Land Use Alternative would advance all of the project objectives. Reducing commercial development by 100,000 square feet may reduce opportunities for new retail development, but demand for new retail space is limited and declining with the popularity in e commerce shopping. Providing additional residents may support existing and new retail uses with more customers. In addition, adding residents to the Broadway District may increase transit use and feasibility. FirstCarbon Solutions 5 15

16 Alternatives to the Proposed Project City of American Canyon Broadway District Specific Plan 5.7 Environmentally Superior Alternative The qualitative environmental effects of each alternative in relation to the proposed project are summarized in Table 5 4. Table 5 4: Summary of Alternatives Environmental Topic Area No Project Alternative Limited Plan Alternative Reduced Buildout Alternative Modified Land Use Alternative Aesthetics, Light, and Glare Fewer Impacts Fewer Impacts Similar Impacts Similar Impacts Air Quality/Greenhouse Gas Emissions Fewer Impacts Fewer Impacts Fewer Impacts Fewer Impacts Biological Resources Fewer Impacts Fewer Impacts Similar Impacts Similar Impacts Cultural Resources Fewer Impacts Fewer Impacts Similar Impacts Similar Impacts Geology, Soils, and Seismicity Fewer Impacts Fewer Impacts Fewer Impacts Similar Impacts Hazards and Hazardous Materials Fewer Impacts Fewer Impacts Fewer Impacts Fewer Impacts Hydrology and Water Quality Fewer Impacts Fewer Impacts Similar Impacts Similar Impacts Land Use Fewer Impacts Similar Impacts Similar Impacts Similar Impacts Noise Fewer Impacts Fewer Impacts Fewer Impacts Similar Impacts Population and Housing Fewer Impacts Fewer Impacts Fewer Impacts Similar Impacts Public Services and Recreation Fewer Impacts Fewer Impacts Fewer Impacts Similar Impacts Transportation Fewer Impacts Fewer Impacts Fewer Impacts Fewer Impacts Utilities and Service Systems Fewer Impacts Fewer Impacts Fewer Impacts Similar Impacts Source: FCS, CEQA Guidelines Section 15126(e)(2) requires an EIR to identify an environmentally superior alternative. If the No Project Alternative is the environmentally superior alternative, the EIR must also identify an environmentally superior alternative from among the other alternatives. As shown in Table 5 4, the No Project Alternative is the environmentally superior alternative. In accordance with CEQA requirements, if the No Project Alternative is the environmentally superior alternative, the EIR must also identify an environmentally superior alternative from among the other alternatives. In this instance, the Limited Plan Alternative is the environmentally superior alternative: it would have fewer impacts on air quality/greenhouse gas emissions and transportation relative to the proposed project and the Reduced Buildout Alternative or the Modified Land Use Alternative FirstCarbon Solutions

17 City of American Canyon Broadway District Specific Plan Alternatives to the Proposed Project Alternatives Rejected From Further Consideration The following discussion will first describe the CEQA requirements for evaluation of alternative project locations and then evaluate potential alternative locations. CEQA Guidelines Section (f)(2) sets forth considerations to be used in evaluating an alternative location. The section states that the key question is whether any of the significant effects of the project would be avoided or substantially lessened by relocating the project. The CEQA Guidelines identify the following factors that may be taken into account when addressing the feasibility of an alternative location: 1.) Site suitability 2.) Economic viability 3.) Availability of infrastructure 4.) General Plan consistency 5.) Other plans or regulatory limitations 6.) Jurisdictional boundaries 7.) Whether the project applicant can reasonably acquire, control, or otherwise have access to the alternative site The CEQA Guidelines establishes that only locations that would accomplish this objective should be considered as alternative locations for the proposed project. Table 5-5 summarizes the feasibility of three alternative locations for the Broadway District Specific Plan. Exhibit 5-1 depicts the locations of the three alternative sites. As shown in the table, none of the three sites is considered feasible for a variety of reasons; therefore, pursuing the proposed Specific Plan at an alternative location has been rejected from further consideration. Table 5-5: Alternative Project Location Name Description Feasibility Analysis Napa County Airport Industrial Area Approximately 300 acres located among three properties in the Napa County Airport Industrial Area in the City of American Canyon. This area consists of the combined sites of (1) Napa Logistics Park Phase 2, (2) Napa Airport Corporate Center, and (3) the area south of Devlin Road that is contiguous to the two aforementioned sites (known as the Giovannoni Property). This area is located on both sides of Devlin Road south of S. Kelly Avenue and the Napa County Airport and contain undeveloped land. The Napa Logistics Park Phase 2 site is entitled for 2.71 million square feet of industrial uses and the applicant is proceeding with developing the uses. The Napa Airport Corporate Center site is the subject of a pending development application before the City of American Canyon for 500,000 square feet of light industrial uses. Not Feasible: Both the Napa Logistics Park Phase 2 site and Napa Airport Corporate Center are committed to other uses and unavailable for the proposed Broadway District Specific Plan uses. Although the Giovannoni Property is not currently committed to another use, it is also not advertised for sale and, thus, is not available. Additionally, the Napa County Airport Land Use Compatibility Plan prohibits new residential uses within Zone D. Thus, the 1,200 dwelling units contemplated by the Broadway District Specific Plan could not be pursued at this location. FirstCarbon Solutions 5-17 Y:\Publications\Client (PN-JN)\3148\ \EIR\2 - DEIR\ Sec05-00 Alternatives.docx

18 Alternatives to the Proposed Project City of American Canyon Broadway District Specific Plan Table 5 5 (cont.): Alternative Project Location Name Description Feasibility Analysis All of these properties are designated Industrial by the City of American Canyon General Plan and zoned Business/Industrial Park by the Napa County Airport Industrial Area Specific Plan. All of this area is located within Zone D of the Napa County Airport Land Use Compatibility Plan. Finally, the Napa County Airport Industrial Area Specific Plan contemplates the development of business and industrial park uses on these properties, as they are (1) compatible with the neighboring Napa County Airport and (2) reflect the underlying purpose of developing regional serving commerce and employment uses at a site served by major highways, rail, and aviation. Developing the Broadway District s 840,000 square feet of non residential uses (retail, restaurant, visitor serving, etc.) is contrary to the purpose of the Napa County Airport Industrial Area Specific Plan and would be incompatible with the airport. For these reasons, this site is infeasible as an alternative location. Hess Vineyards Approximately 300 acres located east of SR 29/S. Kelly Road in unincorporated Napa County. This site contains cultivated agricultural land. This site is designated Agricultural, Watershed, and Open Space by the Napa County General Plan and zoned Agricultural Watershed by the Napa County Zoning Ordinance. Not Feasible: This site is outside of the American Canyon city limits and not under the jurisdiction of the City of American Canyon. This property was re designated from Industrial to Agricultural, Watershed, and Open Space in 2008, signifying the County s policy direction for this particular property. Pursuant to Measure P, an affirmative countywide vote would be required in order to re designate this land to urban use a formidable obstacle in Napa County. Additionally, the Napa County Airport Land Use Compatibility Plan prohibits new residential uses within Zone D. Thus, the 1,200 dwelling units contemplated by the Broadway District Specific Plan could not be pursued at this location. Watson Ranch Approximately 309 acres located east of the California Northern Railroad tracks in the City of American Canyon. This site is the subject of pending development proposal (Watson Ranch) that consists of 1,253 dwelling units; 50 live/work units; 93,500 square feet commercial; 100 room hotel; 600 student school. This site is designated Town Center by the City of American Canyon General Plan and zoned Town For these reasons, this site is infeasible as an alternative location. Not Feasible: This site is the subject of a pending development application before the City of American Canyon. Thus, it is committed to other uses and unavailable for the Broadway District Specific Plan. Moreover, the City of American Canyon General Plan contemplates the development of a Town Center at this site. The Broadway 5 18 FirstCarbon Solutions