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RESOLUTION 94-023 4Gl MIXED-USE RETAIL/OFFICE ALTERNATIVE The Mixed-Use Retail/Office Alternative would result in 157,000 square feet of new construction, resulting in a shopping center 20% smaller than the proposed project. With the existing restaurant and bank, the shopping center development under this alternative would total approximately 173,000 square feet, for a total of 78,012 square feet of supermarket, 60,000 square feet of office space, 18,090 square feet of retail, and 898 square feet of restaurant added to the existing restaurant on site. With the exception of the supermarket, this alternative would not include the neighborhood commercial component. Compared to the project and other development alternatives, this alternative would be the environmentally superior alternative. Although the impacts from this alternative would be similar to the project impacts in the areas of light and glare and geology and hydrology, it would lessen impacts in the areas of traffic and circulation, air quality, noise, and public services and utilities. Compared to the project, this alternative would generate approximately 142 fewer trips during the a.m. peak hours (or 269; less) and 722 fewer trips during the p.m. peak hours (or 419; less). Compared to the proposed project, this alternative would reduce CO emissions by 744.26 pounds per day, ROC by 81.05 pounds per day, NOx by 68.18 pounds per day, and PMm by 9.16 pounds per day. Although this would represent a reduction in these emissions, they would still exceed SCAQMD threshold limits for CO, ROC, and NO.. This alternative would reduce construction noise impacts and would reduce noise from vehicle trips and deliveries. This alternative would consume 13% less building energy than the project. Use of vehicle fuel would increase 1.3 million gallons per year over existing uses, but would result in 43% less consumption than the proposed project. Water consumption would be 26% less than the proposed project and solid waste generated would be 26% less. REDUCED INTENSITY ALTERNATIVE The Reduced Intensity Alternative would retain the existing uses and develop the site with a varied land use that would be consistent with the general character of the area. This alternative would include new construction of a 78,012 square foot superstore, 46,090 square feet of specialty retail, and 898 square feet of restaurant space. Net development in addition to the existing uses would be 125,000 square feet. This alternative would be a neighborhood commercial center similar to the proposed project, but of reduced density. Although the impacts from this alternative would be similar to the project impacts in the areas of light and glare and geology and hydrology, it would lessen impacts in the areas of traffic and circulation, air quality, noise, and public services and utilities. scsS626 -S3-