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RESOLUTION 94-023 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 ,~enter to serve the household retail needs of the local res;dents in this pan of Santa Ana and nearby Tustin as completely as the proposed project. Furthermore, this alternative would not provide the project benefits outlined in Section II, above, to the extent the proposed project would achieve. The reductions in retail space would impair the City's ability to collect sales tax for businesses in that space, presumably in commensurate percentages. Fewer employment opportunities would be provided. Urban renewal of the site would not occur in the near-term and the advantages of master-planning would be lost since it has not been demonstrated that this alternative is economically viable at this time. Neighborhood services would not be provided to the extent the prqposed project would provide them. Mixed Use - Retail and Multi-Screen Theater Alternative The Mixed Use - Retail and Multi-Screen Theater Alternative would include a varied land use consistent with the general character of the area. This alternative would be comprised of a 78,012 square foot superstore, 898 square feet of restaurant, and a 1,500 seat multi-screen movie theater in addition to the existing 7,000 square feet of bank and 8,976 square feet of restaurant space. The proposed project's specialty retail shops would not be included. Although this alternative would avoid or reduce the environmental impacts discussed in Exhibit A (Findings Regarding Alternatives to the Proposed Project), it would create substantially greater solid waste impacts. Also, due to the reductions in specialty shops, 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 pan of Santa Ana and nearby Tustin to the extent the proposed project would allow. Furthermore, this alternative would not provide the project benefits outlined in Section II, above, to the extent the proposed project would. The substitution of movie theaters -- where admission is not subject to local sales tax -- and reductions in retail space would impair the Cit.~'s ability to collect sales tax for businesses in that space, presumably in commensurate percentages. The less labor-intensive theater use would provide fewer employment opportunities. Urban renewal of the site would not occur in the near-term and the advantages of master-planning would be lost ~mce 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. Although the Smith's store would provide some retail opportunities, they would not include the specialty retail uses included in the proposed project. -5-