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Mitigation Measures The Register will pay to the City of Santa Ana fees of $1.8g per square foot, or as designated by the City of Santa Ana, towards the Foothill/Eastern Road Fee Program for each phase. The Register will pay to the City of Santa Aha fees amounting to 3 percent, or as designated by the City of Santa Aha, of the gross building value for Transportation System Improvement Area C-I for each phase. The Register will implement a Transportation Demand Management (IBM) Program when the Certificate of Occupancy is issued for Phase [ and will expand the TDM Program to include Phase II when the Certificate of Occupancy for that phase is issued. The east side of Grand Avenue will be widened by the Register to its ultimate cross section for a distance of approximately 200 feet north of the southern Register property boundary on Grand Avenue. The Register will provide a bus turnout/right turn only lane approximately 100 feet long on northbound Grand Avenue south of Sixth Street. 6o Sixth Street between Grand Avenue and McClay Street will be closed to public access and will be converted for use as a private access road to the Register. o Fruit Street from 1-.5 to .350 feet east of Grand Avenue will be closed and a cul-de- sac created at the east end of Fruit Street and, depending on the scheduling of the Caltrans 1-5 project, at the northern end of Eastside Avenue. The Register will prepare an updated traffic study report if Phase I construction has not begun by December 1993 and/or if Phase Il construction has not begun by December 2001. VIII. ALTERNATIVES TO THE PROPOSED PROJECT CEQA Guidelines Section 15126(b) requires a discussion of reasonable alternatives to the proposed project or to the location of the project. An EIR need not consider an alternative whose implementation is remote or speculative (see Residents Ad Hoc Stadium Committee vs. Board of Trustees (1979) 89 Cal. App. 3d 27t0. NO PROJECT ALTERNATIVE Finding Finding Specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR. Facts in Support of the Finding This alternative would avoid the environmental impacts of the proposed project. The impacts on housing, traffic, air quality, noise, public utilities, geology, water quality, land use, public safety/hazardous materials/risk of upset, aesthetics and coordination with the Caltrans 1-5 project would be avoided. 21