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Executive <br />City of Santa Ana -Park View at Town and Country Manor <br />Draft EIR <br />The above environmental issues that were determined not to be significantly affected by the proposed <br />project were addressed in the IS/NOP. <br />2.4.2 - Impacts of the Proposed Project <br />Table 2 -1, Summary of Environmental Impacts and Mitigation Measures for the Town and Country <br />Manor project, summarizes the detailed discussion contained in Section 4 of this Draft FIR, <br />Environmental Impact Analysis, of project impacts and mitigation measures. Additional mitigation <br />measures for impacts found not to be significant by the Initial Study - Environmental Checklist Form <br />are included with the Initial Study in Draft FIR Appendix A, and will be included in the Mitigation <br />Monitoring and Reporting Program. <br />2.5 - Alternatives <br />2.5.1 - Alternatives Analyzed in this EIR <br />No Project/No Development (Alternative 1) <br />Under the No Project/No Development Alternative (Alternative 1), the project site would remain as <br />parking lot and grassy area, and existing conditions would continue. No additional housing within <br />the Town and Country Manor Campus would be provided and other modifications to the campus as <br />proposed would not occur. <br />No Project /Development In Accordance with Existing Zoning and General Plan <br />Designations (Alternative 2) <br />Under the No Project/ Development In Accordance with Zoning and General Plan Designations <br />Alternative (Alternative 2), improvements to the project site could only occur in compliance with <br />existing zoning and General Plan land use designations: Suburban Apartment (R -4) zoning, and <br />Medium Density Residential (MR -15) General Plan land use designation, allowing 15 dwelling <br />units /acre. Approximately 35 dwelling units would be allowed in accordance with existing zoning <br />and General Plan designations. The master planned mixed use area containing the Main Place Mall <br />and City Place development would not be extended further east, and the lower intensity, low -rise <br />character of the existing Town and Country Manor Campus would be maintained. <br />2.5.2 - Alternatives Eliminated from Further Consideration <br />Initial areas of concern associated with the proposed project were aesthetics- shade /shadow, air <br />quality - construction, and traffic. The option of a 6 -story reduced intensity /reduced building height <br />alternative (123 units built over two -level subterranean parking garage) was developed by the <br />Applicant and reviewed as part of Draft EIR preparation for environmental benefit as compared to the <br />proposed project. It was initially thought that a reduced intensity alternative could potentially lessen <br />the already less than significant impacts of the proposed project by a substantial means. This reduced <br />intensity alternative demonstrated no significant environmental benefits over the proposed project, <br />realizing no substantial reduction in the already less than significant impacts of the proposed project, <br />and was not able to meet Fire Department requirements, raising emergency access concerns for fire <br />2 -4 Michael Brandman Associates <br />H\Cl t(PN- JN)b327b32]003MME 3270030 Sec02-0 Executive S.. .d <br />