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From URS's review of the project site it appears that the following environmental factors will be potentially affected by the proposed project: Aesthetics - Development of a two-story commercial building in an area predominantly developed with single -story residential and commercial buildings. This will impact existing views of the project site from the residential uses to the north, east and west sides of the project site. Agricultural Resources — Removal of the existing row crops on part of the project site. Air- Quality — Although this was not included in the requested scope of work. URS believes that the project's impacts on air quality should be analyzed as part of the project because of the South Coast Air Quality Management District's recent rules and regulations on in -fill projects. Geology and Soils — Potential impact of future seismic events on the proposed commercial building and soil conditions that may impact footings for the new building. Hazards and Hazardous Materials — Potential impact of the existing used car dealership creating hazardous conditions on the project site and hazards created by the construction and operation of the proposed project. Land Use — Impact of the project on the North Harbor Specific Plan that will require a Conditional Use Permit to allow eating establishments in this area and impacts on the City's zoning ordinance that will require an amendment to the ordinance to allow ancillary parking area in the Single -Family Residential District. Noise — Noise impact of the project on surrounding residential land uses to the north. east and west of the project site. Transportation/Traffic — Impact of the constriction and operation of the proposed commercial building on existing traffic on Harbor Boulevard. 2. Prepare Administrative Draft Initial Study /Proposed MND An IS is required pursuant to CEQA Guidelines § 15063 et seq to determine if the project will cause a significant effect on the environment. The IS will include an evaluation of the environmental resources contained in the City's CEQA Enviromnental Checklist. The IS shall include discussion of the existing conditions, impacts and magnitude of the impacts, and the level of significance for each environmental discipline, as appropriate. Mitigation measures shall be developed to reduce impacts to less than significant levels. where necessary. If said effects cannot be fully mitigated, an Environmental hnpact Report (EIR) will need to be prepared on this project (this proposal does not include efforts associated with preparation of an EIR). The IS effort is focused on review of existing information and sufficient environmental analysis to make a preliminary determination with regard to potentially significant environmental effects of the project. The need for the preparation of an EIR on this project is not foreseen by URS at this time.