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4.22-6 Impact Analysis .............................................................................................................. 4.22-52
4.22-7 Cumulative Impacts ....................................................................................................... 4.22-60
4.22-8 Sources Cited ................................................................................................................... 4.22-61
5. Project Alternatives ....................................................................................................................................... 5-1

5.1 Purpose ................................................................................................................................................. 5-1
5.2 Introduction ......................................................................................................................................... 5-1
5.3 Project Objectives ................................................................................................................................ 5-3
5.4 Alternatives to be Analyzed .............................................................................................................. 5-5
5.5 Alternative 1: No Project .................................................................................................................... 5-5
5.6 Alternative 2: Increased Commercial and Office ............................................................................ 5-6
5.7 Alternative 3: Ridgeline Preservation ............................................................................................. 5-11
5.8 Alternative 4: ACOE-CDFW Avoidance ........................................................................................ 5-17
5.9 Comparative Analysis of Project Objectives .................................................................................. 5-22
5.10 Off-Site Alternatives ......................................................................................................................... 5-24
5.11 Environmentally Superior Alternative ........................................................................................... 5-24
6. Effects Found Not Significant ...................................................................................................................... 6-1
6.1 No Impacts ........................................................................................................................................... 6-1
6.2 Less Than Significant Impacts ........................................................................................................... 6-3
6.3 Less Than Significant Impacts with Mitigation Incorporated ....................................................... 6-9
7. Significant Irreversible Effects on the Environment ................................................................................. 7-1
7.1 Introduction ......................................................................................................................................... 7-1
7.2 Discussion ............................................................................................................................................. 7-1
8. Growth-Inducing Impacts ............................................................................................................................ 8-1
8.1 Introduction ......................................................................................................................................... 8-1
8.2 Thresholds for Determining Growth-Inducing Impact .................................................................. 8-1
8.3 Growth Inducement Potential ........................................................................................................... 8-1
8.3-1 Removal of an Impediment to Growth ............................................................................... 8-1
8.3-2 Leap-Frog Growth ................................................................................................................. 8-2
8.3-3 Economic Growth .................................................................................................................. 8-2
8.4 Precedent-Setting Action .................................................................................................................... 8-3
9. Significant Unavoidable Effects That Cannot be Avoided if the Proposed Action Is
Implemented ........................................................................................................................................ 9-1
10. References ..................................................................................................................................................... 10-1

Figures
Figure 3-1 Regional Vicinity Map ......................................................................................................... 3-4
Figure 3-2 Project Area Vicinity Map ................................................................................................... 3-5
Figure 3-3 Existing Photographs .......................................................................................................... 3-7
Figure 3-4 Tentative Tract Map 53074 ................................................................................................ 3-13
Figure 3-5 Sand Canyon Plaza Mixed-Use Project Planning Areas ............................................... 3-14
Figure 3-6 Planning Area 1 .................................................................................................................. 3-15
Figure 3-7 Commercial Site (Planning Area 1) – Illustrative .......................................................... 3-16
Figure 3-8 Commercial Site (Planning Area 1) – Aerial Perspective ............................................. 3-17

Tebo Environmental Consulting, Inc. Sand Canyon Plaza Mixed-Use Project Draft EIR
March 2017 viii