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RESOLUTION 94-023 signage scheme. This plan will result in an harmonious physical and visual environment that piecemeal development of the site would not provide. Neighborhood Services The project would provide the following new retail opportunities and services that are not currently available to the nearby older residential area: A full line grocery superstore which provides greater selection and variety beyond what is available in the area currently. Apparel shopping and office supplies that will be readily available within walking distance of both the residential community and the strong concentration of businesses within the immediate project vicinity. Planned restaurants with hardscape and attractive outdoor amenities and landscaping that will provide a gathering place for patrons and citizens of the community. ALTERNATIVES EVALUATION Section 15126(d) of the State CEQA Guidelines requires that EIRs describe a "range of reasonable alternatives to the project, or to the location of the project, which could feasibly attain the basic objectives of the Project, and evaluate the comparative merits of the alternatives." Section VII of the Statement of Findings of Fact for the proposed project outlines the following four alternatives to the proposed project: (1) No-Project Alternative, (2) Mixed-Use Retail/Office Alternative, (3) Reduced Intensity Alternative, and (4) Mixed Use - Retail and Multi-Screen Theater Alternative. A. No-Proj¢Cl Alternative Under the No-Project Alternative, the proposed project would not be developed. The bank and restaurant would remain on site, and the remainder of the site would remain vacant, at least until future redevelopment occurred. Although this altern~ .ce would avoid or reduce the environmental impacts ~,. discussed in Exhibit A (Findings Regarding Alternatives to the Proposed Project), it would not achieve the project objective of developing a new neighborhood shopping center to serve the household retail needs of the local residents in this part of San',a Aha and nearby Tustin. Furthermore, this alternative would not provide any of the project benefits outlined in Section II, above. Although piecemeal development over time might produce new revenues to the City, it would not produce the revenues in the near- term or to the extent a master-planned development would provide them. This JAR3403 -3-