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RESOLUTION 94-023 48] alternative would not provide the employment opportunities anticipated. Urban renewal of the site would not oe-~uf in the near-term and the advantages of master-planning would be lost. Neighborhood services would not be provided at this time, and the City would lose the opportunity to enhance its image through construction of a major gateway project. 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 super/or alternative. Although this alternative 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 Santa Ana and nearby Tastin to the extent provided by the proposed project. Furthermore, this alternative would not result in the project benefits outlined in Section II, above, as fully as the proposed project. Substitution of office space for 20% of retail space would impair the City's ability to collect sales tax for businesses in that space, presumably by a corresponding 20%. Urban renewal of the site would not occur in the near-term and the advantages of master- planning would be lost because it has not been demonstrated that this alternative is economically viable at this time. Neighborhood services would not be provided to the extent the proposed project would provide them. 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 ouperstore, 46,090 square feet of specialty retail, ana 898 square feet of restaurant space. Net development in addition to the existing uses would be 125,000 square feet. Ires alternative would be a neighborhood commercial center similar to the proposed project, but of reduced density. JAR3G03 -4-