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ORDINANCE NO. NS- 1941 PAGE TH REE adequate facilities and services are generally available. b. The density and intensity of the Project are appropriate for the property. The Project represents a reasonable mix of uses for the Project area. c. The density and intensity of the Project are similar to the adjacent commercial development. d. The location and level of development expected from the project will be consistent with the development occurring in the entire central Orange County Region. The Project is comprehensive and interrelated and avoids the potential for piece- meal and undesirable land uses otherwise allowed under current zoning. e. With the possible exception of the residen- tial community west of the Project, the Project is consistent and compatible with other existing and proposed uses in the vicinity of the Project and in the general community. f. The majority of the impacts associated with the Project are regional in nature. Although the Project does significantly affect the environment on a cumulative basis, the Project's main incremental contribution to those impacts is considered minimal and acceptable from a regional perspective. g. The Project will contribute to the improve- ment of roadways and bus facilities and will provide for alternative transportation opportunities through the implementation of programs promoting bicycle facilities, ride sharing and work flextimeo h. The Project represents an opportunity for the City to derive substantial financial gains through property tax and tax increment revenues, sales tax and revenues from other sources. Net revenues to the City over a 15 year period are estimated to be $18,095,000. The Project has a net present value of $7,680,000. i. The Project will reduce the loss of sales tax revenue to other communities by providing new commercial opportunities and retaining disposable income within the City. Estimated sales taxes of