HomeMy WebLinkAbout75B - SANTA ANA AUTO MALLS
REQUEST FOR
COUNCIL ACTION
. CITY COUNCIL MEETING DATE:
APRIL 19, 2004
TITLE:
PUBLIC HEARING - AMENDMENT APPLICATION
NO. 2003-03 TO CHANGE THE ZONING OF
FOUR PROPERTIES FROM LIGHT INDUSTRIAL
(M-l) TO SPECIFIC DEVELOPMENT NO. 60
(SD-60) AND ZONING ORDINANCE AMENDMENT
NO. 2003-03 TO AMEND THE SD-60
. STANDARDS ~
¡dJ. ~
CITY MANAGER
~
~
~
CLERK OF COUNCIL USE ONLY:
APPROVED
0 As Recommended
0 As Amended
0 Ordinance on 1" Reading
0 Ordinance on 20d Reading
0 Implementing Resolution
0 Set Public Hearing For
CONTINUED TO
FILE NUMBER
RECOMMENDED ACTION
1.
Approve and adopt the Addendum to Negative Declaration, Environmental
Review No. 2003-149.
82.
Adopt an ordinance approving Amendment Application No. 2003-03.
3.
Adopt an ordinance approving Zoning Ordinance Amendment No. 2003-03.
Planning Commission Action
After receiving public testimony, the Planning Commission on March 22,
2004, recommended that the City Council approve and adopt the Addendum to
Negative Declaration, Environmental Review No. 2002-149; and adopt an
ordinance approving Amendment Application No. 2003-03 and Zoning
Ordinance Amendment No. 2003-03 by a vote of 7: 0 (Exhibit A). The
Planning Commission amended Section 7 A and B of Specific Development No.
60 to require the landscape plan to be brought back before the Commission
for review and approval.
L1I6~)f1a'
Stephen G. H ding
Executive Director
Planning & Building
Agency
BA:rb
ba\reporte2004 \aaO3 -O3zoa03 -03. automall.cc
8
758-1
ORDINANCE NO. NS-2650
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA REZONING THE PROPERTIES LOCATED AT
1851, 1901, 1921, 1941, 1961, 2009 AND 2101 EAST
EDINGER AVENUE FROM LIGHT INDUSTRIAL (M1) TO
SPECIFIC DEVELOPMENT DISTRICT 60 (SD-60) (AA NO.
2003-03) AND AMENDING SPECIFIC DEVELOPMENT
DISTRICT NO. 60 (SD-60) (ZOA NO. 2003-03)
THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana does hereby find, determine
and declare as follows:
A.
The Community Redevelopment Agency is requesting approval to change
the zoning of properties 1851, 1901, 1921, 1941, 1961, 2009 and 2101 East
Edinger Avenue from Light Industrial (M1) to Specific Development District
No. 60 (SD-60) (AA NO. 2003-03) and to amend Specific Development
District No. 60 (SD-60). .
B.
On March 22, 2004, the Planning Commission held a duly noticed public
hearing, and unanimously voted to recommend that the City Council:
1. Approve and adopt the Addendum to Negative Declaration,
Environmental Review No. 2002-149
2. Adopt an ordinance approving Amendment Application No. 2003-03.
3. Adopt and ordinance Zoning Ordinance Amendment No. 2003-03.
The City Council of the City of Santa Ana held a duly noticed public hearing
on the abovesaid actions on April 19, 2004, and has considered all
testimony, written and oral.
Amendment Application No. 2003-03 has been filed with the City of Santa
Ana to change the zoning district designation of certain real property located
at 1851, 1901, 1921, 1941, 1961,2009 and 2101 East Edinger Avenue from
Light Industrial (M1) to Specific Development District No. 60 (SD-60).
1. SD-60 would allow new automobile sales and leasing; used
automobiles sales in conjunction with new automobiles sales; parking
structures not exceeding three levels in height; detailing of
automobiles in conjunction with an approved dealership; sales of new
(or new and used) motorcycles or personal water craft; new car
leasing office not in. conjunction with a new car dealership (with a
Conditional Use Permit); and parking structures not exceeding five
levels (with a Conditional Use Permit).
C.
D.
758-2
8
2.
8
E.
3.
Amendment Application No. 2003-03 is consistent with the General
Plan, including but not limited to its goals and policies to:
a. Promote the balance of land uses to address basic community
needs. Land Use Element Goal No. 1.0.
Promote land uses which enhance the City's economic and
fiscal viability. Land Use Element Goal No. 2.0.
Balance the economic and fiscal benefits of commercial
development with its impacts on the quality of life in the City.
Land Use Element Policy 2.5.
Encourage the creation of ne~ employment opportunities in
developments which are compatible with surrounding land
uses, and provide a net community benefit. Land Use
Element Policy 2.6.
Support developments that create a business environment
that is safe and attractive. Land Use Element Policy No. 2.8.
The City Council has weighed and balanced the general plan's
policies and has determined that base(j upon this balancing that the
zoning of properties 1851, 1901, 1921, 1941, 1961,2009 and 2101
East Edinger Avenue from Light Industrial (M1) to Specific
Development District 60 (SD-60) is consistent with the purpose of the
general plan.
b.
c.
d.
e.
4.
The City Council also adopts as findings all facts presented in the
Request for Council Action dated April 19, 2004 accompanying this
matter.
5.
For these reasons, and each of them, Amendment Application No.
2003-03 is hereby found and determined to be consistent with the
General Plan of the City of Santa Ana and otherwise justified by the
public necessity, convenience, and general welfare.
Zoning Ordinance Amendment No. 2003-03 has been filed to amend the
Specific Development District 60 (SD-60).
Section 2. The City Council has reviewed and considered the information
contained in the Negative Declaration and the Addendum for Environmental Review
No. 2003-149 prepared with respect to this Project. It is determined that, as required
pursuant to the Califomia Environmental Quality Act ("CEQA") and the State CEQA
Guidelines, a Negative Declaration adequately addresses the expected environmental
impacts of this Project. On the basis of this review, the City Council finds that there is no
evidence from which it can be fairly argued that the project will have a significant adverse
effect on the Negative Declaration and the Addendum and directs that the Notice of
Determination be prepared and filed with the County Clerk of the County of Orange in the
manner required by law.
18
758-3
Pursuant to Title XIV, California Code of Regulations ("CCR") §735.5(c)(1), the
City Council has determined that, after considering the record as a whole, there is no
evidence that the proposed project will have the potential for any adverse effect on
wildlife resources or the ecological habitat upon which wildlife resources depend. The
proposed project exists in an urban environment characterized by paved concrete,
roadways, surrounding buildings and human activity. Therefore, pursuant to Fish and
Game Code §711.2 and Title XIV, CCR §735.5(a)(3), the payment of Fish and Game
Department filing fees is not required in conjunction with this project.
Section 3. The real properties located at 1851, 1901, 1921, 1941, 1961,2009
and 2101 East Edinger Avenue are hereby reclassified from Light Industrial (M1) to
Specific Development District No. 60 (SD-60). Amended Sectional District Map number
20-5-9, showing the above described change in use district designation, is hereby
approved and attached hereto as Exhibit "A" and incorporated by this reference as though
fully set forth herein. (AA No. 2003-03).
Section 4. Specific Development District No. 60 (SD-60) as set forth in Exhibit
"B", attached hereto and incorporated as though fully set forth herein, is approved
adopted in its entirety.
Section 5. If any section, subsection, sentence, clause, phrase or portion of this
ordinance is for any reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this ordinance. The City Council of the City of Santa Ana hereby declares that
it would have adopted this ordinance and each section, subsection, sentence, clause,
phrase or portion thereof irrespective of the fact that' anyone or more sections,
subsections, sentences, clauses, phrases, or portions be declared invalid or
unconstitutional.
ADOPTED this - day of
,2004.
Miguel A. Pulido
Mayor
758-4
8
.
8
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attomey
By:
Kylee O. Otto
Deputy City Attomey
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Ordinance No. NS-2650 to be the original ordinance adopted by the City
Council of the City of Santa Ana on , and that said ordinance was
published in accordance with the Charter of the City of Santa Ana.
Date:
Clerk of the CounCil
City of Santa Ana
758-5
~T' M1
]
]
] M1
]
] SO-69
~ SO-69
M1
~ M1
+
"1 ~,. ~~!ttt~~, J! AVE.
Zoning Distrid
AI GENEAAlAGAICULTUAE
-B PAAKlNG MODIFICATION
C-SM COMMERCiAl SOUTH MAIN
C1 COMMUNITYCOMMEACIAl
C1.MD COMM. COMMEACIAUMUSEUM DISTAICT
C2 GENERAl COMMERCiAl
C3 CENTRAL BUSINESS
C3A CENTRAL BUSINESS.AlmST VIllAGE
CA PLANNEO SHOPPING CENTEA
M1
M1
SO-69
:::::>-
"'>-,
, ,
SO-69\ \
\~~::::-
M1
M1
CUy " T",""
"OPTED" RESOLUTION NO. 51""11<E SANTA ANA PlJINNiNG COMMISION
PART OF ORDINANCE ND. NS-"'ADOPTED BVTHESANTAANAClrYCOUNCIL. AUGUST IT, 1959
C5 AATEAIAl COMMEACIAL
CA COMMERCIAL AESIDENTIAL
GC GOVEANMENT CENTEA
M1 LIGHT INOUSTAIAL
M2 HEAW INOUSTAIAl
MO MILlTAAY OPEAATIONS
0 OPEN SPACE
P PAOFESSIONAl
PCD PLANNEO COMMUNITY OEVELOPMENT
PAD
A1
A2
R:J
PLANNEO AESIOENTIAl OEVEIOPMENT
SINGLE FAMILY AESIOENTIAL
LlMITEO MULTIPLE FAMILY AES.
MEOIUM OENSITY MULTIPLE
FAMILY AESIÒENTIAL
SUBUABAN APAATMENTS
AEAL ESTATE
SPECIFIC OEVELOPMENT
SPECIFIC PLAN
I I
.0. MINIMUM'UO;:';"'..'
-<000 MINIMUM'~^"~
~~R""oO',- 9-16.99 .
",.~,,"'.o~"'æ_~
:::¡'::=~:!Ë:~5
~=:,';i";':':::Z"=~~^o::~:~
=~-
,_.~. æp"M""".""
AA
AE
SO
SP
",W."mooo.'" ~
""'" ..,"'
EXHIBIT "A"
8
8
8
Section 1.
Section 2.
Section 3.
Santa Ana Auto Malll
Specific Development No. 60 (SD-60)
~ GeIeteà
Applicability of ordinance.
The specific development zoning district for the Santa Ana Auto Mall as
authorized by Chapter 41, Division 26, Section 41 593 eUseq. of the Santa
Ana Municipal Code, is specifically subject to the standards and
regulations contained in this plan and tho SaAta Ana Auto Mall's
"Ar<:Ritestl,lFé11 Design StaA~ar-ds" for the ex ress ur ose of establishin
land use re ulations and standards.
All other applicable chapters, articles and sections of the
Santa Ana Municipal Code shall apply unless expressly stated or
superseded by this ordinance.
Purpose.
The Specific Development Plan No. 60 (SD-60) consists of standards and
regulations hereby established for the express purpose of protecting the
health, safety and general welfare of the people of the City by promoting
and enhancing the value of properties and encouraging orderly
development.
Uses Permitted.
A.
Uses Permitted on all J3arcels in the SD-60 District:
1.
New automobile sales
2.
Used automobiles sales in conjÙnction with new automobiles
sales, provided the sale of used automobiles is subordinate
to new automobile sales and the area devoted to used car
display does not exceed the area used to display new
automobiles.
3.
Exhibit "B"
Page 1 of 19
758-7
Section 4.
B.
4.
-
5.
ê.
7.
Professional, aàministr-ative and genernl omoes, except
modioal offices.
8.
The assembly or paskaging of 3FeGl sts fr-am 3rovioLJsly
pr-apar-ed materials.
Uses permitted subject to a conditional use permit on 3amol ð 1:
1.
Auto detailing.
2.
New car leasing office not in conjunction with a new car
dealership.
ð.
Metor-cyclo aRG all termin vehicle sales.
4.
-
Development Standards.
A.
Building Setbacks.
1.
Showroom buildinas.
The glazed surface of all showrooms shall be a minimum of 40
feet and a maximum of 1 OO-feet from the front property lines.
2.
Service/Accessorv structures.
Exhibit "B"
Page 2 of 19
758-8
8
B.
8
8
c.
3.
Building Height.
No str¡,¡Qtl,Jre sl=1all exceed 35 foot in height.
1.
Showroom buildinqs.
The glazed portion of all showrooms shall be a minimum of 16
feet and a maximum of ðQ . feet in height. Office space
attached to the showroom structure m~ exceed the height of
the showroom, but shall not exceed ðQ. feet.
2.
Service/Accessorv structures.
~ht of all servise aIlE! or accessory buildings or
- shall not exceed 24 feet.
3.
Protective Screening.
1.
Each service area and bulk car storage area for each lot shall
be screened from public view along each street and plaza
within the Auto Mall by a minimum six foot high wall and from
each street outside the Auto Mall by a minimum eight foot high
wall.
2.
The service shall be
screened from and be oriented away from public view
including the freeway.
Exhibit "B"
Page 30f 19
758-9
Section 5.
Section 6.
D.
Site Geometry.
All showrooms should be symmetricalty oriented towards the central
rUbliC road round-a bouts adjacent to their sites
. The buildings are encouraged to be simple, sculptured
geometric shapes (triangles, circles and rectangles), with the flush
sleekness of streamline automotive design. The use of curving or
rolling glass surfaces and opaque panels on the public-oriented
facades is encouraged within the rigid geometric framework.
Architectural Style.
A.
Parking Requirements.
A.
The minimum off-street parking requirement for auto mall dealerships
are as follows:
1.
One parking space for each 1,000 square feet of display area;
plus
2.
One parking space per truck or van used in connection with
the business to be stored on the premises at anyone time;
plus
3.
Three parking spaces per work bay for the first three bays;
plus
4.
Two parking spaces per work bay in excess of three bays;
plus
5.
Thirty parking spaces for employee parking;
6.
Vehicle repairs bays shall not be counted as parking spaces.
B.
Parking requirements for all other uses permitted in Specific
Development 60 shall be established per Article XV (Parking
Ordinance) of the Santa Ana Municipal Code.
Exhibit "B"
Page 4 of 19
758-10
.ection 7.
Landscape Requirements.
A.
B.
.
.
1.
The streetscape and off-site areas shall be maintained ïíii
¡proved overall landscape plan and
Auto Mall Desi!]R aRE! Do>/olopmont StandaFds.
2.
3.
1.
There shall be a IiiïiíiIII of not less than
7 feet except at approved display
areas.
2.
3.
4.
5.
Exhibit "B"
Page 5 of19
758-11
C.
D.
6.
The plant materials utilized for on-site I~ shall be
per the designated landscape palette - few:IG.-iR
tf:1e J'.uto Mali's J\r-Gf:1itostblFaI Design Standards.
7.
Hardscape Materials.
Paving materials shall be limited to the following:
1.
Concrete pavers matching those used in the adjacent street side
dealer display areas.
2.
Exposed aggregate concrete. Exposed aggregate shall be a
maximum diameter of Y. inch with a maximum surface retardant
of "medium reveal" applied. Integral color of the concrete shall
be approved by the Architectural Review Board.
3.
Plain concrete with a broom finish.
4.
Asphalt concrete.
Walls and Fencing.
1.
All exterior (property line) fencing and screening walls shall be
constructed of masonry materi¡;¡ls.
a.
All screen walls on-site and all walls exposed to public view
shall have clinging vines attached.
b.
All screening walls shall be provided with a 3-foot wide
landscape planter located adjacent to the wall where such
is in public view.
2.
Chain link fencing may not be used except as internal fencing
on dealerships. All chain link fences shall be screened from
view by a solid masonry block wall.
3.
Bollards placed on dealer property for vehicle detainment
purposes shall be integrated into planting areas in a manner that
effectively and aesthetically screens them. Bollards shall be a
maximum of 18 inches high above finished grade. No chains
shall be strung between bollards or planter boxes.
Exhibit "B"
Page 6 of 19
758-12
.ection 8.
.
.
Signage Requirements.
A.
2.
4.
B.
Electronic Reader Board Sign.
1.
One electronic reader board sign for the Santa Ana Auto Mall
shall be permitted along the Costa Mesa Freeway (SR-55).
The sign shall be located on parcel 6 or parcel 7 per Exhibit A.
The maximum height for the reader board sign shall be 70 feet
in height.
3.
The maximum square footage of the sign face shall be 835
square feet.
The copy for the area for individual dealer merchandise shall
be limited to either the registered logo or the manufacturer's
product name. Colors utilized shall be the standard auto
manufacturer's color code, which is typically a shade of red,
blue or black.
Freestanding Signs.
No permit shall be issued for a freestanding sign which does not
comply with the following standards:
1.
Number.
a.
The number of freestanding signs permittable on an
integrated development site shall be as follows:
Total Street Frontaqe
0 - 250
251 - 500
501 - 750
751 - 1000
1001 or more
Number
1
2
3
4
5
2.
Location and Design.
a.
No more than one freestanding sign advertising or
identifying the same business activity shall be permitted
on each street frontage on which the integrated
development site has frontage.
The freestanding sign. shall be located in a landscaped
b.
Exhibit "B"
Page 7 of 19
758-13
C.
planter having an area at least twice as large as the area
of one face of the sign.
c.
No sign shall use mirrors reflecting a direct light source or
utilize flashing, blinking or sequenced lights. No sign
shall utilize unshielded incandescent, fluorescent or
neon.
d.
No freestanding sign shall be no closer than 100 feet
from another freestanding sign on the same site.
e.
No freestanding sign .shall be located in the triangular
area measured 15 by 15 feet.
f.
The freestanding sign shall not exceed 7 feet in overall
height or 5 feet in overall width. (Exhibit C).
g.
The copy area of a freestanding sign shall not exceed 40
percent of the sign face.
h.
The base of the freestanding sign is to be made of rough
sand-blasted concrete with rounded ends, 18 inches high
and shall have a two inch high, one-inch deep contrasting
horizontal metal reveal on all sides, four inches from the
top.
Directional Signage.
No permit shall be issued for a directional sign which does not comply
with the following standards:
2.
4.
1.
Minor freestanding directional signage (entrance, service, etc)
shall be consistent with the design and materials of the full-
size freestanding sign.
Freestanding directional signs 'shall not exceed four square
feet in sign area and a maximum height of four feet shall be
allowed.
3.
Freestanding directional signs shall contain only that
information necessary for on-site circulation, parking and site
information. A registered manufacturer's logo may be utilized
on the directional signs for the service area.
Wall-mounted directional signs shall not exceed four square
feet. Such directional signs shall contain only that information
Exhibit "B"
Page 8 of 19
758-14
.
.
.
necessary for on-site circulation, parking and site information.
No advertising or logos are permitted.
D.
Wall Signs.
No permit shall be issued for a wall sign which does not comply with
the following standards:
1.
Number.
a.
b.
2.
3.
Dealerships offering two or less manufacturer's makes of
new automobiles for sale shall be permitted one wall sign
for each make on each wall of the showroom building up
to two signs per make of automobile.
Dealerships offering three or more manufacturer's makes
of new automobiles for sale shall designate one
manufacturer's make that. he carries his primary line of
new automobiles. The remaining makes of new
automobiles shall be designated as secondary for
signage purposes. Primary and secondary lines shall be
permitted the following:
(i)
The primary make of new automobiles shall be
permitted a total of two wall signs. The wall sign(s)
may be placed .on the showroom and/or service
building.
(ii)
Secondary car lines shall be allowed one wall sign
for each make of automobile. The signs shall be
located on the showroom building.
Sign Area and Length.
a.
The sign area shall not exceed 40 percent of the signable
area, to a maximum of two square feet of sign area per
lineal foot of building frontage.
b.
The horizontal dimension of any wall sign shall not
exceed 80 percent of the horizontal dimension of the
building elevation on which the sign is located.
Location.
a.
The signs on the showroom or main service building shall
be located on the top of. the fascia or wall facing the main
Exhibit "B"
Page 9 of 19
758-15
street access.
b.
No sign shall project above the parapet, canopy fascia, or
wall to which it is attached, nor above the roofline if
attached to the roof.
c.
No signage is allowed on tf:¡e roof of any building.
4.
Design.
a.
Wall signs shall consist of individual neon box letters with
formed Plexiglas faces in deep channel metal backs.
The metal backs may be either satin anodized aluminum
or baked enamel steel (three inches deep). The
Plexiglas letters are to be kept in the frame with an
extruded anodized aluminum 'L' molding retainer.
b.
Maximum height of the letters to be used shall be 36
inches.
E.
Special Event Displays.
No dealership shall install or maintain or allow to be installed or
maintained on the property occupied by such company any special
event sign or display, except in accordance with the following
requirements:
1.
No special event sign or display shall be permitted for
individual dealerships. A special event signage permit shall
only be issued for an Auto Mall wide sales promotion. All
dealerships must take part in the event.
The special event sign and display shall be limited to two
banners per dealership and sales tents. No use iíÎii
¡pennants! streamers or balloons will be permitted.
2.
3.
The special event sign(s) or display shall not be maintained for
more than 14 successive days.
4.
No more than four special event signs or displays shall be
permitted for the Auto Mall in a one-year period.
F.
Theme Decoration or Display.
Permanent or temporary theme decorations may be installed on City
Exhibit "B"
Page 10 of 19
758-16
.
Section 9.
.
.
light standards with Zoning Administrator's approval. The
decorations shall be installed on all light standards within the Auto
Mall. The installation of decorations shall be at Auto Mall
Dealership's Association expense.
G.
Lighting Requirements.
A.
Dealership lot and street lighting standards shall be as follows:
1.
The type of luminaries and pole selected to be used for all
exterior lighting shall be to the equivalent to the specifications
found in GAR.D.C.O. Lighting's 'Form Ten H' luminaries, with
type three medium cutoff reflector, or other acceptable
alternative.
2.
All bronze anodized aluminum luminaries shall be provided
with 1,OOO-watt metal halide lamps. Street lighting will be 250-
watt high-pressure sodium lamps.
3.
The mounting height of all luminaries is to be 24 feet from
ground level.
4.
An initial average of 50-75 foot-candles shall be maintained
from interior lot lighting with a maximum to minimum uniformity
of three to one. Frontline lighting shall have a maximum to
minimum uniformity of one and one-half to one, and initial
average of 75-100 foot-candles.
5.
The bronze anodized aluminum poles are to be square in
cross section and shall be continuous to ground mounting
level with adequate protection by means of a raised six-inch
circular concrete curb with a minimum three-foot radius.
6.
The average spacing for interior lot poles with two luminaries
per pole is to be 60 feet center to center. This is based on a
typical 60-65 foot aisle width. The spacing for all lot frontline
poles with single inward facing luminaries is to be 40 feet
center to center. .
Exhibit "B"
Page 11 of 19
758-17
LANDSCAPE PALETTE
On-site Landscape Palette
COMMON NAME
BOTANICAL NAME
Trees
Queen Palm
height (minimum)
Arecastrumromanzoffianum 12-foot trunk
Mexican Fan Palm
height (minimum)
Washingtonia robusta
12-foot trunk
Peppermint Willow
Agonis flexuosa
Fern Pine
Podocarpus graciiior
Omamental Fig
Ficus species
Jacaranda
Jacaranda mimosifolia
Exhibit "B"
Page 12 of 19
758-18
.
Magnolia
Trumpet Tree
Brisbane Box
Lemon Gum
Shrubs
Tupidanthus
Hibiscus
Dwarf Oleander
Pink'
.
Dwarf Pittosporum
Variegated Pittosporum
India Hawthorn
Compact Natal Plum
Lily of the Nile
Privet
Compact Shiny Xylosma
Pink Escallonia
Orange Jessamine
Ternstromia
Frasers Photinia
.
Vibumum
Magnolia species
Tabebuia ipe
Tristania conferta
Eucalyptus citriodora
-
Tupidanthus calyptratus
Hibiscus rosa - sinensis
Nerium oleander 'Petite Salmon' or 'Petite
Pittosporum tobira 'Wheeler's Dwarf
Pittosporum tobira 'Variegata'
Ralphiolepis indica 'Jack Evans'
Carissa grandiflora 'Boxwood Beauty' or
'Tuttle'
Agapanthus africanus
Ligustrum 'Texanum'
Xylosma congestum 'Compactum'
Escallonia fradesii
Murraya paniculata
Ternstroemia gymnanthera
Photinia fraseri
Viburnum davidii .
Exhibit "B"
Page 13 of 19
758-19
Japanese Boxwood
Buxus japonica
Daylily
Hemerocallis and cultivars
New Zealand Flax (dwarf varieties) Phormium tenax
Bank's Yellow Rose
Rosa banksiae 'Lutea'
Bank's White Rose
Rosa banksiae 'Alba Plena'
Ground Covers
Star Jasmine
Trachelospermum jasminoides
Prostrate Natal Plum
Carissa grandiflora 'Green Carpet'
Hahn's Ivy
Hedera helix 'Hahni'
Turfgrass
'Marathon' fescue.
Trailing Lantana
Lantana montevidensis
Myoporum
Myoporum parvifolium
Creeping Rosemary
Rosemarinus officinalis 'Prostratum'
Ornamental Strawberry
Fragaria chiloensis
Vines
Boston Ivy
Ampelopsis 'Veitchi"
Climbing Fig
Ficus repens
Blood Red Trumper Vine
Distictus buccinatoria
Seasonal Color
¡¡¡prOVed by.'\r-Gl:1itoÐtuFal Review Bear.ct -
Exhibit "B"
Page 14 of 19
758-20
.
.
.
ARCHITECTURAL DESIGN STANDARDS
All buildings within the Santa Ana Auto Mall shall be designed in a 'high-tech'
industrial design. The Santa Ana Auto Mall's Architectural Design Standards shall
be used to determine the structures compliance with the 'high-tech' industrial motif.
The use of exposed wood, tile roofs and mansards, and literal traditional
architectural motifs shall not be permitted. In addition, the Auto Mall Dealers
Association shall review and approve the architectural design for all new buildings
and remodels.
A.
+Ae Service buildings, shall be
designed to incorporate, on at least a portion of the exterior building, the
same materials and colors as those used for the showroom.
B.
The public areas and service buildings must be compatible in style
and material selection.
1.
Horizontalitv:
The expression of horizontality in each building is of prime importance for the
unification of the Mall. To achieve this purpose, the use of continuous horizontal
elements shall be required.
a.
Twelve-inch high horizontal metal reveals (one and one-half
inches minimum depth) is encouraged to be used for banding
and cladding terminations.
b.
Continuous, light-emitting strip windows are encouraged to be
incorporated into the non-showroom, general office service
area. Vertically mullion less windows would enhance and
promote the high-tech imagery and are, therefore,
recommended.
Exhibit "B"
Page 15 of 19
758-21
c.
All cladding shall not emphasize the vertical except at
termination points (changes in direction or corners).
2.
Exposed Sub-Elements:
Well-detailed exposed structural steel and H.V.A.C. elements shall be used. This
includes the extensive use of painted trusses, spaceframes, metal deck ceilings,
track lighting and well-detailed ducting/registers.
3.
Glass:
Extensive use of tinted glass in showroom, office and light-requiring service
building areas should be used. Compatible opaque (spandrel), insulated glass is
suggested for areas requiring non-vision glazing for continuity of effect.
The glass to be used shall have a bluish tint and slight reflectivity in non-direct
auto viewing area. Vision glazing specifications are to be equivalent to P.P.G.
'Solarban 570-30 Sapphire Blue' series. No mirror-glass or highly reflective glass
may be used.
4.
Wall Claddina - Flat Metal Panels:
Smooth aluminum panels may be used in flat or curved cladding for the opaque
showroom and office exterior wall cladding. This also applies to service building
cladding termination (ends, fascias, soffits and corners). Quality and trueness of
material (e.g., no oil-canning permitted) and workmanship are of the utmost
importance.
Panels shall be solid aluminum, and shall be impervious to water, and non-
flammable. The panel edges shall be brake-formed at right angles to the frontal
plane and all corners are to be welded and ground smooth. It shall provide a
front access fastening system which means individual panels may be removed at
any time. The thermally dynamic fastening sy~tem shall insure maximum
weather integrity. The system shall also include an internal drainage system
which directs condensation to the outside of the building. The finish shall be an
anodized or Kynar Tri-X metallic finish.
5.
Materials:
a. Panels shall be fabricated from minimum .120 (3.04 mm) thick aluminum solid
plate of 3003-H134 or 5005-H32 AQ alloy, in accordance with architectural
documents and manufacturer's approved drawings including verified
dimensions.
Exhibit "B"
Page 16 of 19
758-22
.
.
.
b. Extruded aluminum support members shall be a minimum .093" (2.36 mm)
thick 6063-T52 alloys; supplied pre-cut to size, including all necessary
stainless steel fasteners for concealed installation.
c. The metal cladding system including required stiffeners and sealants shall
meet the specified requirements for wind loading, air infiltration and water
penetration.
d. The anchorage system shall be designed so that the panels are secure, yet
"free floating", to accommodate expansion and contraction; and so that
individual panels may be installed or removed without disturbing adjacent
panels. Panel specifications are to be equivalent to 'Techwall' by Conspec
Systems.
6.
Wall Claddina - Horizontal-Shaped Profile Metal Panels:
Horizontal deep rib metal siding decking may be used for the major service
buildings exterior and may be used for public oriented building exterior cladding.
The siding must be of the highest quality, and seamless (no apparent
intermediate joints). If such siding is used for the service building, other building
materials must be incorporated into the design of the structure in accordance
with Section B.1 of these Standards.
The specifications for 'Steelite High Rib Panels' were used as a basis for the
following guidelines. The primary metals shall be galvanized steel which is a
quality, grade 'A' steel which meets the ASTM A446 specifications. A corrosion
resistant finish is achieved by a continuous hot-dip commercial galvanizing
process in accordance with ASTM A526 G90 (1.25 oz [275 g/m"]). This material
shall be the substrate for all panels. An alternative metal is galvalume which is
a steel sheet coated with all aluminum-zinc alloy applied by the continuous hot-
dip method. Galvalume provides good resistance to heat and corrosion.
The color coating for the panel shall be silicone polyester, which is a blend of
premium polyester resins and silicone. 'SP' provides a high resistance to ultra-
violet rays as a durable coating over G-90 (1.25 oz [275 g/m"]) galvanized steel.
'SP' shall meet the requirements of a long-term exterior finish with excellent
weather-ability. 'SP' finish shall provide an optimum use of silicone together
with a premium quality polyester resin for long life.. Alternately, the panel shall
be color coated in fluorofinish which is a premium fluorocarbon called
polyvinyledine fluoride, (KYNAR 500 70%). It is applied to G-90 (1.25 oz [275
g/m"]) galvanized steel. Exterior performance characteristics should include
color integrity, film flexibility and resistance to chalking. Other important
Exhibit "B"
Page 17 of 19
758-23
properties of finish shall be high resistance to ultra-violet radiation, and
resistance to weathering. .
The panel profile that is encouraged to be used is deep profile rib 18-gauge
minimum run horizontally. Maximum permissible deflection is to be 1/120. Hat
shaped and "Z"-shaped subgirts should be placed at every structural support
and not more than 4'-0" (1.22 mm) on center between supports. Trueness of
material and quality of workmanship, with proper detailing of material
termination, shall be of the utmost importance.
7.
Plaster:
Smooth plaster (stucco) may be used but is not highly recommended because
of uncertainty in surface quality control. If plaster is used, the highest degree of
detailing, materials and workmanship will have to be observed. Here again,
metal horizontal banding must be incorporated.
8.
Concrete Panels:
Tilt-up/pre-formed concrete panels may be used in perimeter wall and building
wall applications.
The form liner profile specifications and configuration that may be used must be
equal to those produced by Symons Corporation's Architectural Form Liners.
The five options are to be equal to:
a. 3/16" deep, short ripple rib 4'-10" (no reveal)
b. y."' deep rib, 4' x 10' (reveal)
c. Extruded 1 Yi' rib, 2" O.C., l' x up-to-30' (no reveal), run horizontally
d. Sandblast #2 medium, 4' x 10'
e. Sandblast #3 coarse, 4' x 10'
Continuous and horizontal metal reveals must be incorporated to tie complex
together and to be used a construction joints.
9.
Concrete Block:
Concrete block masonry may be used for wall construction in the dealership
service areas. It is important to remember that the clean, smooth, horizontal,
industrialized character must be achieved. Contrasting the concrete block with
deep tool-raked, horizontal joints, horizontal 'Spectra Glaze' or metal.
contrasting bands or reveals and structures, and glass is highly encouraged.
Exhibit "B"
Page 18 of 19
758-24
.
.
.
10.
11.
A very suitable alternative is the use of prefaced concrete masonry units with
specifications similar to 'Spectra Glaze II', by Burns and Russell Company.
These ceramic-faced masonry units are low cost, attractive, avoid the need for
finishing wall surfaces where required, and reduce operationaillife cycle costs.
This glazed block may also be used in areas subject to public view.
Rooftop Elements:
All elements on roofs must be attractive and' rhythmically placed and/or
attractively screened from view. These elements will be very visible because of
the freeway adjacency. Corrugated metal screening is not permitted.
Color:
The colors selected for the exterior of the building must serve to integrate all
elements of the dealership and enhance the aforementioned character goals.
The use of strong, deep colors, which may highlight rhythmic elements, is
encouraged. The colors found in each of the automakers' logo standards are a
desirable direction to be taken. Black and white colors may be used; earth
tones shall not be used for the buildings' walls and structural elements. This is
especially important if block masonry units are used. Color selections should
accentuate distinction and elegance.
Exhibit "B"
Page 19 of 19
758-25
REQUEST FOR
Planning Commission Action
~
§t"~\@i
(~;"
tV' \r
PLANNING COMMISSION SECRETARY
. PLANNING COMMISSION MEETING DATE:
MARCH 22, 2004
TITLE:
PUBLIC HEARING - AMENDMENT APPLICATION
NO. 2003-03 TO CHANGE THE ZONING OF
FOUR PROPERTIES FROM LIGHT INDUSTRIAL
(M-l) TO SPECIFIC DEVELOPMENT NO. 60
. (SD-60) AND ZONING ORDINANCE AMENDMENT
NO. 2003-03 TO AMEND THE SD-60 STANDARDS
Prepared by Bill Apple
APPROVED
0 As Recommended
0 As Amended
0 Set Public Hearing For
DENIED
0 Applicant's Request
0 Staff Recommendation
CONTINUED TO
4û ¿i~~:Or
RECOMMENDED ACTION
~:'" M"'",
Recommend that the City Council:
1.
Approve and adopt the Addendum to Negative Declaration, Environmental
Review No. 2003-149.
2.
Adopt an ordinance approving Amendment Application No. 2003-03.
3.
Adopt an ordinance approving Zoning Ordinance Amendment No. 2003-03.
DISCUSSION
Request of Applicant
The Community Redevelopment Agency is requesting approval to change the
zoning of properties at 1851, 1901, 1921, 1941, 1961, 2009 and 2101 East
Edinger Avenue to Specific Development No. 60 (SD-60). In addition, a
zoning ordinance amendment (ZOA) is requested to amend development
standards and uses within the Santa Ana Auto Mall specific development
document.
Property Description
The Santa Ana Auto Mall is approximately 40 acres in size and is
subdivided into 12 parcels occupied by 9 dealerships. The proposed zone
change will extend the boundaries south to Edinger Avenue, adding
approximately 10 acres to the Specific Development designation. The Auto
Mall is regulated by Specific Development No. 60 (SD-60) and has a
General Plan Land Use designation of Industrial (IND). The site is
bounded by the Orange County Flood Control Channel to the north, the Costa
EXHIBIT A
758-26
~mendment Application No. 2003-03
. Zoning Ordinance Amendment 2003-03
March 22, 2004
Page 2
Mesa (SR-55) Freeway to the east, Edinger Avenue to the south and Ritchey
Street to the west. Surrounding land uses are primarily industrial with
some commercial uses in the vicinity (Exhibits 1 and 2).
Project Description
There are three parts to the overall project: the acquisition of property
by the Redevelopment Agency to facilitate the future expansion of the
existing BMW and Honda dealerships; an amendment application that will
change the zoning of 10 acres of land on the north side of Edinger Avenue
between the Costa Mesa (SR-55) freeway and Ritchey Street from Light
Industrial (M-1) to Specific Development No. 60; and a zoning ordinance
amendment to update allowed uses and various landscape and development
standards for the Auto Mall. The zone change and the zoning ordinance
amendment require Planning Commission action.
4IÞAnalysis of the issues
Amendment Application
The Community Redevelopment Agency is requesting approval of an
amendment application to change the zoning of 10 acres along Edinger
Avenue from Light Industrial (M-1) to Specific Development No. 60. The
zone change will affect three properties that are in the process of
being acquired by the Agency and seven uses occupying buildings on the
subject properties. Although the zoning of these properties will change
to SD-60, and amendments to SD-60 will eliminate industrial as an
allowed land use, existing industrial tenants will become legal
nonconforming and can remain until such time that the buildings become
vacant for 12 consecutive months.
The Auto Mall expansion will provide visibility to the Auto Mall from
Edinger Avenue, a major arterial street in the City. The adoption of
the zone change will increase the total acreage of the Auto Mall to
approximately 50 acres and will facilitate the proposed expansion of
Crevier BMW and the Santa Ana Honda dealerships. The action will
provide an economic benefit to the City by helping retain existing
dealerships within the Auto Mall by providing future expansion
4IÞopportunities.
758-27
Amendment Application No. 2003-03
Zoning Ordinance Amendment 2003-03
March 22, 2004
Page 3
Zoning Ordinance Amendment
The Auto Mall specific development will be updated to address setback,
landscape and design issues. In addition, the Auto Mall Architectural
and Design Standards have been incorporated into the SD document. With
this consolidation, Specific Development No. 60 will become the primary
document that governs activity in the Auto Mall (Exhibit 3). The
highlights of the changes proposed within Specific Development No. 60
are listed below.
Uses Permitted/Conditionally Permitted
The current SD document does not allow parking structures. Under the
proposed SD, parking structures up to and including three levels and not
exceeding 40 feet in height will be allowed by right. Four and five-
story structures up to a height of 60 feet will require a conditional
use permit. These parking structures are intended to be used to store
dealer inventory.
After further review subsequent to the March 8 Planning Commission study
session, staff will recommend that new car leasing offices not in
conjunction with a new car dealership continue to be allowed with a
conditional use permit. Further, staff recommends that car leasing
offices that operate in conjunction with a dealership continue to be
allowed by right.
Sales of motorcycles and all-terrain vehicles is currently an allowed
use in SD-60 but is limited to a specific parcel that is currently being
used as a storage lot for dealer inventory. The SD is proposed to be
modified to allow motorcycle and personal watercraft (i.e. wave runners)
dealerships along the Edinger Avenue frontage only.
Additionally, there are numerous uses allowed in the Auto Mall that are
no longer appropriate within the setting of the Auto Mall and are
proposed to be deleted. These include:
. Research and development facilities
. Professional and administrative offices
. The assembly or packaging of products
materials
. Auto detailing
from previously prepared
758-28
~mendment Application No. 2003-03
. Zoning Ordinance Amendment 2003-03
March 22, 2004
Page 4
The City has been successful in attracting major car dealerships to its
Auto Mall and, therefore, light industrial and freestanding offices are no
longer appropriate uses in the Auto Mall. Auto detailing is permitted as
an ancillary function of an existing dealership.'
Setbacks/Landscaping
Landscaping and setback standards for Edinger Avenue are being added to
the SD as shown in Exhibit 4. Twenty feet of landscaping will be
required along Edinger Avenue except at approved display areas. These
areas will incorporate a combination of decorative paving and
landscaping to clearly identify vehicle display areas.
A landscape planter not less than 10 feet wide will be required on all
sides of a parking structure that faces or is visible from a freeway or
public/pri vate street. Standards for landscaping and setbacks along
AAuto Mall Drive will not be changed except at the entry to the Auto Mall
-(Exhibit 5).
The landscape palette for the Auto Mall is also being modified to allow
additional plant material and to allow future landscape material to be
added to the palette by approval of the Planning Manager. Coral trees
have become visual barriers to the Auto Mall and are proposed to be
removed. In their place, the trees being added will enhance the
aesthetic appeal of the Auto Mall. The Date Palm is a majestic tree
that will grow without blocking car display areas. The London Plane, a
large canopy tree, will be used on Edinger Avenue for shade and texture.
The Mexican Fan Palm will be used. as a silhouette against the backdrop
of a taller structure such as a parking structure. The shrubs proposed
will add additional color and variety to the existing plant palette.
Groundcover that is drought tolerant and forms a strong mat-like
appearance is being added to the palette (Exhibit 6).
Architectural Standards
The original Auto Mall architectural and design standards are proposed
to be incorporated into the SD document. These standards encourage a
"high tech" industrial design and are the basis of the architecture of
.existing buildings in the Mall (Exhibit 7). Any new buildings or
~dditions will continue to follow these guidelines and standards
incorporated into the SD document.
758-29
Amendment Application No. 2003-03
. Zoning Ordinance Amendment 2003-03
March 22, 2004
Page 5
Height
The maximum height of dealer show rooms and office areas are proposed to
be increased from 30 to 35 feet. This change is consistent with the
City's zoning code, which allows the height of commercial structures to
be 35 feet without being located in a special height district.
Accessory buildings or buildings used exclusively for service are
limited to 24 feet in height.
Based upon the above analysis, staff recommends that the Planning
Commission recommend that the City Council approve Amendment Application
No. 2003-03 and Zoning Ordinance Amendment No. 2003-03.
CEQA Compliance
In accordance with the California Environmental Quality Act, Negative
Declaration, Environmental Review No. 2003-149 has been prepared for this
project (Exhibit 8).
-r3ML ~
Bill Apple
Associate Planner
Vv-zJJ
Vince Frego 0,
Senior Planner
BA:JM
ba Ireport02004 \aaO3-03,oaO3 -03. automall. pc
758-30
R4 R4
.
I)
M1
¡ M1
'"
MÌ'-
M11 '"
M1
M11 PROJECT
I SITE
EDINGER AV.
M1
.
SO-69
SO-69
SO-69
M1
A1 GENERALAGAICULTURAL
-B PAAKING MODIFICATION
C-SM COMMEACIAL SOUTH MAIN
C1 COMMUNITY COMMEACIAL
C1.MD COMM. CDMMEACIAUMUSEUM DISTAICT
C2 GENERAL COMMEACIAL
C3 CENTRAL BUSINESS
Co.A CENTRAL BUSINESS.AATIST VILLAGE
e. PLANNED SHOPPING CEN"'A
C5 AA"'AIAL COMMERCIAL
C I , Y
, ,
, , " , 0 .
CR
GC
M1
M2
MO
0
P
PCD
PAD
COMMEACIAL RESIDENTIAL
GOVERNMENT CENTEA
LIGHT INDUSTRIAL
HEAVY INDUSTRIAL
MILITARY OPEAATIONS
OPEN SPACE
PROFESSIONAL
PLANNED COMMUNITY DEVELOPMENT
PLANNED RESIDENTIAL DEVELOPMENT
A1
R2
A3
SINGLE FAMILY RESIDENTIAL
TWO FAMILY RESIDENCE
MULTIPLE DENSITY MULTIPLE
FAMILY AESIDENCE
SUBURBAN APARTMENTS
RESIDENTIAL ESTA'"
SPECIFIC DEVELOPMENT
SPECIFIC PLAN
R4
RE
SO
SP
.
A
AA 03-3 I lOA 03-3
CITY OF SANTA ANA
COMMUNITY DEVELOPMENT AGENCY
A
,g.('
1'.1000 FEET
G
- - =500 FEET
0 B U I
EXHIBIT 1
758-31
G
COMMERCIAL
~
~
~
~
c
~
-l
INDUSTRIAL
v
A
AA 03-3 I lOA 03-3
CITY OF SANTA ANA
COMMUNITY DEVELOPMENT AGENCY
A
Jl{'
G
G
G
EXHIBIT 2
75~3~
.
p....
p....
ro
~
0
"S
. <
ro
.~
ro
~
ro
C/l
:.
Page~~p
758-~.)
(~rl
~ .~
~ .a
§g
0 ~
~ §
~ .~
B [
¿ &.1
00""
.13 [
.;!1 0
&.1 ~
I I
Section 1.
. Section 2.
Section 3.
Santa Ana Auto Mall/Specific Development 60
~ deIeted
Applicability of ordinance.
The specific development zoning district for the Santa Ana Auto Mall as authorized by
Chapter 41, Division 26, Section 41 593 et/seq. of the Santa Ana Municipal Code, is
specifically subject to the standards and regulations contained in this plan and the Santa fJla
. . " for the ex ress u ose of establishi land use
All other applicable chapters, articles and sections of the Santa Ana
Municipal Code shall apply unless expressly stated or superseded by this ordinance.
Purpose.
The Specific Development Plan No. 60 (SD-60) consists of standards and regulations hereby
established for the express purpose of protecting the health, safety and general welfare of the
people of the City by promoting and enhancing the value of properties and encouraging
orderly development.
Uses Permitted.
A.
Uses Pennitted o¡.¡ all parcels in the SD-60 District:
I.
New automobile sales
2.
Used automobiles sales in conjunction with new automobiles sales, provided
the sale of used automobiles is subordinate to new automobile sales and the
area devoted to used car display does not exceed the area used to display new
automobiles. .
3. I
4.
5.
EXHIBIT 3
75äg:3~9
.
Section 4.
.
.
B.
é.
Researeh BREI Elevelopment facilities BREi laèorateries.
7.
PrefossiÐnal, aàministrative anEi geReral Ðffiees, eKeCfJt meEiieal effices.
&.
The aGsemàly Ðr packaging Ðf prodHets [¡--om previously prepai"eEi materials.
Uses pennitted subject to a conditional use pennit on pai"eel 3 I:
1.
f.ate detailing.
2.
New car leasing office not in conjunction with a new car dealership.
3.
MÐtoreyele BREI all terrain vehicle sales.
4.
Development Standards.
A.
B.
Building Setbacks.
1.
Showroom buildings.
The glazed surface of all showrooms shall be a minimum of 40 feet and a
maximum of 100-feet ftom 1he ftont property lines.
2.
Service/ Accessorv structures.
3.
- '~'iXi-~'-~
.-.
Building Height.
NÐ straetllfe shall eJcceeEl 35 feet in height.
1.
Showroom buildings.
The glazed portion of all showrooms shall be a minimum of 16 feet and a
maximum of W . feet in height. Office space attached to the showroom
structure may exceed the height of the showroom, but shall not exceed W . feet.
75 Ba¡ß5t 9
Section 5.
Section 6.
2.
Service/ Accessorv structures.
The hei¡ of all seryiee and ar accessory buildings or
shall not exceed 24 feet.
3.
~~~ö"I~:';;~~},~,~ì~~..;;~¡"'...' ~f-)r;;:..'.;;~Ê~:¡.j'~~*~ili"~f.';W :.'J
c.
Protective Screening.
I.
Each service area and bulk car storage area for each lot shall be screened ITom
public view along each street and plaza within the Auto Mall by a minimum six
foot high wall and from each street outside the Auto Mall by a minimum eight
foot high wall.
2.
The service shall be screened from and be
oriented away ITom public view including the ITeeway.
D.
Site Geometry.
All showrooms should be symmetrically oriented towards the central public road round-
abouts adjacent to their sites - . The buildings are encouraged to be
simple, sculptured geometric shapes (triangles, circles and rectangles), with the flush
sleekness of streamline automotive design. The use of curving or rolling glass surfaces
and opaque panels on the public-oriented facades is encouraged within the rigid
geometric ITamework.
Architectural Style.
A
Parking Requirements.
A.
The minimum off-street parking requirement for auto mall dealerships are as follows:
I.
One parking space for each 1,000 square feet of display area; plus
2.
One parking space per truck or van used in connection with the business to be
stored on the premises at anyone time; plus
3.
Three parking spaces per work bay for the first three bays; plus
7581-"369
.
Section 7.
.
.
4.
Two parking spaces per work bay in excess of three bays; plus
5.
Thirty parking spaces for employee parking;
6.
Vehicle repairs bays shall not be counted as parking spaces.
B.
Parking requirements for all other uses pennitted in Specific Development 60 shall be
established per Article XV (Parking Ordinance) of the Santa Ana Municipal Code.
Landscape Reqnirements.
A.
1.
The streetscape and off-site areas shall be maintained per the approved overall
landscape plan and f.ute Mall Design aaà
De>/elepment Standards.
2.
3.
B.
1.
There shall be a iÌ"-eHt yard of not less than 7 feet
- except at approved display areas.
2.
3.
4.
5.
758-31"ge40f9
Section 8.
C.
D.
6.
The plant materials utilized for on-site landscaping shall be per the designated
landscape palette follfld in !fie .'.lItO MiHl's Ar-ehitectllral DesigH
Standards.
7.
Hardscape Materials.
Paving materials shall be limited to the following:
1.
Concrete pavers matching those used in the adjacent street side dealer display
areas.
2.
Exposed aggregate concrete. Exposed aggregate shall be a maximum diameter of
Y:z inch with a maximum surface retardant of "medium reveal" applied. Integral
color of the concrete shall be approved by the Architectural Review Board.
3.
Plain concrete with a broom finish.
4.
Asphalt concrete.
Walls and Fencing.
1.
All exterior (property line) fencing and screening walls shall be constructed of
masonry materials.
a.
All screen walls on-site and all walls exposed to public view shall have
clinging vines attached.
b.
All screening walls shall be provided with a 3-foot wide landscape planter
located adjacent to the wall where such is in public view.
2.
Chain link fencing may not be used except as internal fencing on dealerships. All
chain link fences shall be screened from view by a solid masonry block wall.
3.
Bollards placed on dealer property for vehicle detainment purposes shall be
integrated into planting areas in a manner that effectively and aesthetically screens
them. Bollards shall be a maximum of 18 inches high above finished grade. No
chains shall be strung between bollards or planter boxes.
Signage Requirements.
A.
Electronic Reader Board Sign.
1.
One electronic reader board sign for the Santa Ana Auto Mall shall be pennitted
along the Costa Mesa Freeway (SR-55). The sign shall be located on parcel 6 or
parcel 7 per Exhibit A.
2.
The maximum hei,~:.)eAder board sign shall be 70 feet in height.
:)~a~90f 9
.
.
I.
3.
4.
The maximwn square footage of the sign face shall be 835 square feet.
The copy for the area for individual dealer merchandise shall be limited to either
the registered logo or the manufacturer's product name. Colors utilized shall be
the standard auto manufacturer's color code, which is typically a shade of red,
blue or black.
B.
Freestanding Signs.
No pennit shall be issued for a fteestanding sign which does not comply with the
following standards:
1.
Nwnber.
a.
The nwnber of fteestanding signs pennittable on an integrated development
site shall be as follows:
Total Street Frontage
0-250
251- 500
501 - 750
751 - 1000
1001 or more
Nwnber
I
2
3
4
5
2.
Location and Design.
a.
No more than one fteestanding sign advertising or identifying the same
business activity shall be pennitted on each street ftontage on which the
integrated development site has ftontage.
b.
The fteestanding sign shall be located in a landscaped planter having an
area at least twice as large as the area of one face of the sign.
c.
No sign shall use mirrors reflecting a direct light source or utilize flashing,
blinking or sequenced lights. No sign shall utilize unshielded incandescent,
fluorescent or neon.
d.
No fteestanding sign shall be no closer than 100 feet ftom another
fteestanding sign on the same site.
e.
No fteestanding sign shall be located in the triangular area measured 15 by
15 feet.
£
The fteestanding sign shall not exceed 7 feet in overall height or 5 feet in
overall width. (E~¡lHÐit C).
g.
The copy area of a fteestanding sign shall not exceed 40 percent of the sign
face. .
75B~f9
h.
The base of the freestanding sign 'is to be made of rough sand-blasted
concrete with rounded ends, ]8 inches high and shall have a two inch high,
one-inch deep contrasting horizontal metal reveal on aI] sides, four inches
from the top.
c.
Directional Signage.
No permit shall be issued for a directional sign which does not comply with the following
standards: .
1.
Minor freestanding directional signage (entrance, service, etc) shall be consistent
with the design and materials of the full-size freestanding sign.
2.
Freestanding directional signs shall not exceed four square feet in sign area and a
maximum height offour feet shall be allowed.
3.
Freestanding directional signs shall contaIn only that information necessary for
on-site circulation, parking and site information. A registered manufacturer's
logo may be utilized on the directional signs for the service area.
4.
Wall-mounted directional signs shall not exceed four square feet. Such
directional signs shall contain only that information necessary for on-site
circulation, parking and site information. No advertising or logos are permitted.
D.
Wall Signs.
No permit shall be issued for a wall sign which does not comply with the following
standards:
1.
Number.
a.
Dea]erships offering two or less manufacturer's makes of new automobiles
for sale shall be permitted one wal] sign for each make on each wall of the
showroom building up to two signs per make of automobile.
b.
Dealerships offering three or more manufacturer's makes of new
automobiles for sale shall designate one manufacturer's make that he
carries his primary line of new automobiles. The remaining makes of new
automobiles shall be designated as secondary for signage purposes.
Primary and secondary lines shall be. permitted the following:
(i)
The primary make of new automobiles shall be permitted a total of
two wall signs. The wall sign(s) may be placed on the showroom
and/or service building.
(ii)
Secondary car lines shall be allowed one wall sign for each make of
automobile. The signs shall be located on the showroom building.
75~~4ð9
.
.
.
2.
E.
Sign Area and Length.
a.
The sign area shall not exceed 40 percent of the signable area, to a
maximum of two square feet of sign area per lineal foot of building
fton1age.
b.
The horizontal dimension of any wall sign shall not exceed 80 percent of
the horizontal dimension of the building elevation on which the sign is
located.
3.
Location.
a.
The signs on the showroom or main service building shall be located on the
top of the fascia or wall facing the main street access.
b.
No sign shall project above the parapet, canopy fascia, or wall to which it is
attached, nor above the roofline if attached to the roof.
c.
No signage is allowed on the roof of any building.
4.
Design.
a.
Wall signs shall consist of individual neon box letters with fonned
Plexiglas faces in deep channel metal backs. The metal backs may be
either satin anodized aluminum or baked enamel steel (three inches deep).
The Plexiglas letters are to be kept in the ftame with an extruded anodized
aluminum 'L' molding retainer.
b.
Maximum height of the letters to be used shall be 36 inches.
Special Event Displays.
No dealership shall install or maintain or allow to be installed or maintained on the
property occupied by such company any special event sign or display, except in
accordance with the following requirements:
1.
No special event sign or display shall be pennitted for individual dealerships. A
special event signage pennit shall only be issued for an Auto Mall wide sales
promotion. All dealerships must take part in the event.
2.
The special event sign and display shall be limited to two banners per dealership
and sales tents. No use of flalìlìiïì8i- streamers or balloons will be
pennltted.
3.
The special event sign(s) or display shall not be maintained for more than 14
successive days.
4.
No more than four special event signs or displays shall be pennitted for the Auto
Mall in a one-year period.
758-4'18019
Section 9.
F.
Theme Decoration or Display.
Permanent or temporary theme decorations may be installed on City light standards with
Zoning Administrator's approval. The decorations shall be installed on all light
standards within the Auto Mall. The installation of decorations shall be at Auto Mall
Dealership's Association expense.
G.
Lighting Requirements.
A
Dealership lot and street lighting standards shall be as follows:
1.
The type of luminaries and pole selected to be used for all exterior lighting shall
be to the equivalent to the specifications found in G.ARD.C.O. Lighting's
'Form Ten H' luminaries, with type three medium cutoff reflector, or other
acceptable alternative.
2.
All bronze anodized aluminum luminaries shall be provided with 1,000-watt
metal halide lamps. Street lighting will be 250-watt high-pressure sodium lamps.
3.
The mounting height of all luminaries is to be 24 feet from ground level.
4.
An initial average of 50-75 foot-candles shall be maintained from interior lot
lighting with a maximum to minimum uniformity of three to one. Frontline
lighting shall have a maximum to minimum uniformity of one and one-half to
one, and initial average of 75-1 00 foot-candles.
5.
The bronze anodized aluminum poles are' to be square in cross section and shall
be continuous to ground mounting level with adequate protection by means of a
raised six-inch circular concrete curb with a minimum three-foot radius.
6.
The average spacing for interior lot poles with two luminaries per pole is to be 60
feet center to center. This is based on a typical 60-65 foot aisle width. The
spacing for all lot frontline poles with single inward facing luminaries is to be 40
feet center to center.
76B;4~
.
.
.
:.....
~
~
~
¡j!
§!
~~
~~~
~~~
~
~ ~
~~ :.¡
~§ ~ ~
g;~ !! §!
~~ ~ ~
~~ ~ ~
~tìi ~ ~
~~ ~ ~
1111))11111 IIII
C4
'-
~
"'-
,-II
~
~
~
~~
~~
5 ~ ~
~ ~ ~
~ ~:::5
~ ~ ~
~~
~~
~~
~$
~~
111¡))1111 fIll
C4
'"
~
~,
II '
'" .
'"
~
~
~~
~~
~~
~~
~~
~~
~$
~~
- -
. ~ 111]]1111 IIII
I ~ : ~
;:) 11()~
~ ~ ~ j ~. C4
I ~ ~ ~ . ¡;:::
~ ~ S:J I
b ~ ~
I ~ ~ ~ I
~ ~
. ~ ~ ~
I .. '
~ ~ ~~ ~ ~ ~ ï f ~ I ~
~ ~ ~~ ~ ~
I ~ ~ ~~ I I ~ JI
~ ~ ~~ I ~~ I "-
I ~ ¡ ~ ~~ I ~~
I ~I
~ § . I ~
. I '" ~ lJl
I I I
I ~
~ ~ I
~~ ~ ~~
~~~ ~ I
~~~ ~ ~~
;e t<:t ~
~~~ ~ I ~§
Ÿ\ ~ ~
) ~~
~( '. I ~
~~
~~
. ~~
EXHIBIT 5 ~~
- - - Page 1 013 ~V)
~
~~~
~§~
~!:\<~
C:S~~£g
~~~~
~~~~
~
~
III¡IIIIII IIII
~
M
~
~
~
~
~
~~~
~~~
~~~
"I::I~~
l:h.~
~~~
~~~
~ ~
~~ ~~
~~ ~~~
~~ ::¡ ~~~
~~ ~ G!~
~~ ~~! h~
~~ ~ ~~~
~s ~ ~~~
~~ 8~ ~~~
~~ ~~ ~Hs~
8~ ~Cj ~~~
..
~
"'-
..11
~
~
¡::::
~~
~~
~~
~~
~~
~:::s
~~
~~
~~
~ "'-
I~
~~
~~
.
~~ ~ ~ 111 Jlllflf fllf
~~~~
~~ ~ ~ ~
k. ~ ~ ~~~
~~ ~
~'~~ ~~ ~ ~c:s~~ ~
~~ ~ ~ '<:~~~
§~~ e~ ~~~~
~~~ i~ ~ ~~~!
q¡:~~ ~ ~
~~ ..
~
~
..11
'"
.
! ~
ìj ~t'1
~ >~
~ ~~
~ ;s~
~~
~~
~
~
t:!
;5~
~~
qs~
~~
~~
~~
.
f!.::
~~
~~
~
~~
~~k.
~'~
~~§
~~~
~
~~
~~
~§
~~
~
~~
~~
~~
~~
~~
LANDSCAPE PALETTE
The following plant palette shall be used for guideline purposes in developing the on-site landscape
plans for properties within Specific Development No. 60. The streetscape in off-site or common
areas shall remain coI$istent with the existing landscape palette and patter,n 'of development. ArÌy
cÌ1a\1ges to thé èxistmg plant palettenÌuSt be universally incorporated throughout the Auto Mall
common area streetscape, and is subject to approval of the City. Additional plant material may be
incorporated into the landscape palette if approved by the Planning Manager.
Edinger Avenue
The off-site (streetscape) tree for Edinger Avenue is the London Plane Tree (Platanus acerifolia
'Bloodgood), which shall be incorporated on-site in clusters along the Edinger Avenue ITontage.
On-site Landscape Palette
COMMON NAME
BOTANICAL NAME
Trees
Queen Palm
Arecastrum romanzoffianwn 12-foot trunk height (minimwn)
Mexican Fan Palm
Washingtonia robusta
12-foot trunk height (minimwn)
Peppermint Willow
Agonis flexuosa
Fern Pine
Podocarpus gracilior
Ornamental Fig
Ficus species
Jacaranda
Jacaranda mimosifolia
Magnolia
Magnolia species
Trumpet Tree
Tabebuia ipe
Brisbane Box
Tristania conferta
Lemon Gwn
Eucalyptus citriodora
Date Palm
Phoenix dactylifera 15 foot bare trunk hc:ight miniInwn
EXHIBIT 6
iBË3~~8
.
Shrubs
Tupidanthus
Tupidanthus calyptratus
Hibiscus
Hibiscus rosa - sinensis
Dwarf Oleander
Nerium oleander 'Petite Salmon' or 'Petite Pink'
DwarfPittosporurn
Pittosporurn tobira 'Wheeler's Dwarf
Variegated Pittosporurn
Pittosporurn tobira 'Variegata'
India Hawthorn
Ralphiolepis indica 'Jack Evans'
Compact Natal Plum
Carissa grandiflora 'Boxwood Beauty' or 'Tuttle'
Lily ofthe Nile
Agapanthus africanus
Privet
Ligustrum 'Texanum'
.
Compact Shiny Xylosma
Xylosma congestum 'Compactum'
Pink Escallonia
Escallonia iTadesii
Orange Jessamine
Murraya paniculata
Temstromia
Ternstroemia gymnanthera
Frasers Photinia
Photinia iTaseri
Viburnum
Viburnum davidii
Japanese Boxwood
Buxus japonica
Daylily
Hemerocallis and cultivars
New Zealand Flax (dwarf varieties)
Phormium tenax
Bank's Yellow Rose
Rosa banksiae 'Lutea'
Bank's White Rose
Rosa banksiae 'Alba Plena'
.
Ground Covers
Star Jasmine
Trachelospermum jasminoides
Prostrate Natal Plum
Carissa grandiflora 'Green Carpet'
fSI':J ~a9
Hahn's Ivy
Hederahelix 'Hahni'
Turfgrass
'Marathon' fescue
Trailing Lantana
Lantana montevidensis
Myoporum
Myoporum parvifolium
Creeping Rosemary
Rosemarinus officinalis 'Prostratwn'
Ornamental Strawberry
Fragaria chiloensis
Vines
Boston Ivy
Ampelopsis 'Veitchi"
Climbing Fig
Ficus repens
Blood Red Trumper Vine
Distictus buccinatoria
Seasonal Color
As approved by .'\æemteetllFa! R-eyi6'.Y Beard the Dealers Association, but not as a replacement for
existing off-site or common area landscape.
Page 3 013
758-50
.
.
2.
3.
.
ARCHITECTURAL DESIGN STANDARDS
All buildings within the Santa Ana Auto Mall shall be designed in a 'high-tech' industrial design. The
Santa Ana Auto Mall's Architectural Design Standards shall be used to detennine the structures
compliance with the 'high-tech' industrial motif. The use of exposed wood, tile roofs and mansards, and
literal traditional architectural motifs shall not be pennitted. In addition, the Auto Mall Dealers
Association shall review and approve the architectural design for all new buildings and remodels.
A.
+he Service buildings, accessory structures and parking structures shall be designed to
incorporate, on at least a portion of the exterior building, the same materials and colors as those
used for the showroom.
B.
The public areas and service buildings must be compatible in style and material selection.
1.
Horizontali1v:
The expression of horizontality in each building is of prime importance for the unification of the
Mall. To achieve this purpose, the use of continuous horizontal elements shall be required.
a.
Twelve-inch high horizontal metal reveals (one and one-half inches minimum depth) is
encouraged to be used for banding and cladding tenninations.
b.
Continuous, light-emitting strip windows are encouraged 10 be incorporated into the non-
showroom, general office service area. Vertically mullion less windows would enhance and
promote the high-tech imagery and are, therefore, recommended.
c.
All cladding shall not emphasize the vertical except at tennination points (changes in
direction or comers).
Exposed Sub-Elements:
Well-detailed exposed structural steel and H.Y.A.C. elements shall be used. This includes the
extensive use of painted trusses, spaceframes, metal deck ceilings, track lighting and well-detailed
ductinglregisters.
Glass:
Extensive use of tinted glass in showroom, office and light-requiring service building areas should be
used. Compatible opaque (spandrel), insulated glass is suggested for areas requiring non-vision
glazing for continuity of effect.
The glass to be used shall have a bluish tint and slight reflectivity in non-direct auto viewing area.
Vision glazing specifications are to be equivalent to P.P.G. 'Solarban 570-30 Sapphire Blue' series.
No mirror-glass or highly reflective glass may be used.
EXHIBIT 7
758-~~ 1 014
4.
Wall Cladding - Flat Metal Panels:
Smooth aluminum panels may be used in flat or curved cladding for the opaque showroom and office
exterior wall cladding. This also applies to service building cladding termination (ends, fascias,
soffits and comers). Quality and trueness of material (e.g., no oil-canning permitted) and
workmanship are of the utmost importance.
Panels shall be solid aluminum, and shall be impervious to water, and non-flammable. The panel
edges shall be brake-formed at right angles to the frontal plane and all comers are to be welded and
ground smooth. It shall provide a front access fastening system which means individual panels may
be removed at any time. The thermally dynamic fastening system shall insure maximum weather
integrity. The system shall also include an internal drainage system which directs condensation to the
outside of the building. The finish shall be an anodized or Kynar Tri-X metallic finish.
5.
Materials:
a. Panels shall be fabricated from minimum .120 (3.04 mm) thick aluminum solid plate of 3003-
H134 or 5005-H32 AQ alloy, in accordance with architectural documents and manufacturer's
approved drawings including verified dimensions.
b. Extruded aluminum support members shall be a minimum .093" (2.36 mm) thick 6063-T52
alloys; supplied pre-cut to size, including all necessary stainless steel fasteners for concealed
installation.
c. The metal cladding system including required stiffeners and sealants shall meet the specified
requirements for wind loading, air infiltration and water penetration.
d. The anchorage system shall be designed so that the panels are secure, yet "free floating", to
accommodate expansion and contraction; and so that individual panels may be installed or
removed without disturbing adjacent panels. Panel specifications are to be equivalent to
'Techwall' by Conspec Systems.
6.
Wall Cladding - Horizontal-Shaped Profile Metal Panels:
Horizontal deep rib metal siding decking may be used for the major service buildings exterior and
may be used for public oriented building exterior cladding. The siding must be of the highest
quality, and seamless (no apparent intermediate joints). If such siding is used for the service
building, other building materials must be incorporated into the design of the structure in accordance
with Section B.l of these Standards.
The specifications for 'Steelite High Rib Panels' were used as a basis for the following guidelines.
The primary metals shall be galvanized steel which is a quality, grade' A' steel which meets the
ASTM A446 specifications. A corrosion resistant finish is achieved by a continuous hot-dip
commercial galvanizing process in accordance with ASTM A526 G90 (1.25 oz [275 glm>]). This
material shall be the substrate for all panels. An alternative metal is galvalume which is a steel sheet
coated with all aluminum-zinc alloy applied by the continuous hot-dip method. Galvalume provides
good resistance to heat and corrosion.
75a~5~4
.
7.
.S.
.
The color coating for the panel shall be silicone polyester, which is a blend of premium polyester
resins and silicone. 'SP' provides a high resistance to ultra-violet rays as a durable coating over G-
90 (1.25 oz [275 glm']) galvanized steel. 'SP' shall meet the requirements of a long-term exterior
finish with excellent weather-ability. 'SP' finish shall provide an optimum use of silicone together
with a premium quality polyester resin for long life. Alternately, the panel shall be color coated in
fluorofinish which is a premium fluorocarbon called polyvinyledine fluoride, (KYNAR 500 70%).
It is applied to G-90 (1.25 oz [275 glm2]) galvanized steel. Exterior performance characteristics
should include color integrity, film flexibility and resistance to chalking. Other important properties
of finish shall be high resistance to ultra-violet radiation, and rèsistance to weathering.
The panel profile that is encouraged to be used is deep profile rib IS-gauge minimum run
horizontally. Maximum permissible deflection is to be 1/120. Hat shaped and "Z"-shaped subgirts
should be placed at every structural support and not more than 4'-0" (1.22 mm) on center between
supports. Trueness of material and quality of workmanship. with proper detailing of material
termination, shall be of the utmost importance.
Plaster:
Smooth plaster (stucco) may be used but is not highly recommended because of uncertainty in
surface quality control. If plaster is used, the highest degree of detailing, materials and
workmanship will have to be observed. Here again, metal horizontal banding must be incorporated.
Concrete Panels:
Tilt-up/pre-formed concrete panels may be used in perimeter wall and building wall applications.
The form liner profile specifications and configuration that may be used must be equal to those
produced by Symons Corporation's Architectural Form Liners. The five options are to be equal to:
a. 3/16" deep, short ripple rib 4' -10" (no reveal)
b. 1/4' deep rib, 4' x 10' (reveal)
c. Extruded I Yz" rib, 2" O.C., l' x up-to-30' (no reveal), run horizontally
d. Sandblast #2 medium, 4' x 10'
e. Sandblast #3 coarse, 4' x 10'
Continuous and horizontal metal reveals must be incorporated. to tie complex together and to be used
a construction joints.
Page 3 014
758-53
9.
Concrete Block:
Concrete block masonry may be used for wall construction in the dealership service areas. It is
important to remember that the clean, smooth, horizontal, industrialized character must be achieved.
Contrasting the concrete block with deep tool-raked, horizontal joints, horizontal 'Spectra Glaze' or
metal, contrasting bands or reveals and structures, and glass is highly encouraged.
A very suitable alternative is the use ofpréfaced concrete masonry units with specifications similar
to 'Spectra Glaze II', by Burns and Russell Company. These ceramic-faced masonry units are low
cost, attractive, avoid the need for finishing wall surfaces where required, and reduce operational/life
cycle costs. This glazed block may also be used in areas subject to public view.
10.
Rooftop Elements:
All elements on roofs must be attractive and rhythmically placed and/or attractively screened ftom
view. These elements will be very visible because of the fteeway adjacency. Corrugated metal
screening is not pennitted.
II.
Color:
The colors selected for the exterior of the building must serve to integrate all elements of the
dealership and enhance the aforementioned character goals. The use of strong, deep colors, which
may highlight rhythmic elements, is encouraged. The colors found in each of the auto makers , logo
standards are a desirable direction to be taken. Black and white colors may be used; earth tones
shall not be used for the buildings' walls and structural elements. This is especially important if
block masonry units are used. Color selections should accentuate distinction and elegance.
7SÖe-54
.
.
.
ADDENDUM NEGATIVE DECLARATION ER2003-l49(A)
PROPOSED PROJECT
The proposed project is an Addendum to Negative Declaration ER
2003-149 (proposed Addendum), to modify the boundaries of
Specific Development No. 60.
SETTING
The SD-60 project area is entirely composed of the Santa Ana Auto
Mall. The Santa Ana Auto Mall currently consists of approximately
40-acres and is subdivided into 12 parcels occupied by 9
dealerships. The property is bordered by the Orange County Flood
Control Channel to the North, the Costa Mesa (55) freeway and
Auto Mall Drive to the East, Edinger Avenue and industrial
buildings to the South and Ritchey Street to the West. The land
uses within SD-60 have a General Plan designation of Industrial.
The project area is located within the South Main Street
Redevelopment Project Area and the City's Enterprise and
Empowerment Zones.
BACKGROUND
Previously, prepared Negative Declaration 2003-149 evaluated
potential impacts associated with an amendment to SD-60 to
expand the boundaries of the SD-60 project area by approximately
6 X-acres. As part of the previous project, the City's
Redevelopment Agency purchased a 2.0-acre property, included in
the project area boundaries. Additionally, the previous project
amended the site development standards within SD-60 zoning
document, including an amendment to the list of
permitted/conditionally permitted land uses, height
restrictions, setback requirements, landscape standards,
archi tectural design guidelines and signage requirements. The
previous amendment to SD-60 did not increase the maximum level
of development intensity permitted within the SD-60 project
area. Existing land uses and the proposed land uses incorporated
into SD-60 would operate at their current uses and their current
level of development intensity.
PROPOSED ADDENDUM
Under the proposed Addendum, additional properties at 1851, 1901
and 1921 East Edinger would be included in the SD 60 project
area boundaries. The project area would increase to
approximately 50-acres. The proposed Addendum would not
increase the maximum level of development intensity permitted
EXHIBIT 8
15B~~5
within the SD-60 project area. Existing land uses including the
properties in the proposed Addendum would operate at their
current uses and their current level of development intensity.
The properties would be subject to the site development
standards established in SD-60 Zoning Document.
RESPONSES TO ENVIRONMENTAL CHECKLIST
The proposed Addendum to Negative Declaration ER 2003-149 has
been prepared to address proposed modifications to the
previously approved project. The addendum has been prepared in
accordance with the California Environmental Quality Act (CEQA)
and incorporates by reference the analysis provided in
previously approved Negative Declaration.ER 2003-149.
The proposed Addendum to ER 2003-149 evaluates the proposed
project modifications and compares potential environmental
impacts associated with the proposed project with environmental
impacts identified in Negative Declaration ER 2003-149. In
accordance with Section 15162 of the CEQA Guidelines, no
subsequent EIR shall be prepared for a project, unless the Lead
Agency determines, on the basis of substantial evidence in light
of the whole record, one or more of the following occurs;
1. Substantial changes are proposed in the project which will
require major revisions of the previous EIR due to the
involvement of new significant environmental effects or a
substantial increase in the severity of previously
identified significant effects;
2. Substantial changes occur with respect to the circumstances
under which the project is undertaken which will require
major revisions of the previous EIR due to the involvement
of new significant effects or a substantial increase in the
severity of previously identified significant effects;
3. New information of substantial importance, which was not
known and could not have been known with the exercise of
reasonable diligence at the time the previous EIR was
certified as complete, shows any of the following;
a. The project will have one or more significant effects
not discussed in the previous EIR;
b. Significant effects previously examined will be
substantially more severe than shown in the previous
EIR;
2
Page 2 of 48
758-56
.
.
.
c. Mitigation measures or alternatives previously found
not to be feasible would in fact be feasible and would
substantially reduce one or more significant effects
of the project, but the project proponents decline to
adopt the mitigation measure or alternative, or
d. Mitigation measures or, alternatives which are
considerably different from those analyzed in the
previous ErR would substantially reduce one or more
significant effects on the environment, but the
project proponent decline to adopt the mitigation
measure or alternative.
1. AESTHETICS
A.
B.
Have a substantial adverse effect on a scenic vista?
Damage scenic resources, including but not limited
trees, rock outpourings and historic buildings within
State highway?
to
a
No Impact
According to the City's General Plan Land Use Element there are
no scenic resources within the SD-60 project area. Additionally,
there are no scenic resources along State Route 55 that would be
impacted by the proposed project. Approval of the proposed
Addendum would not result in additional adverse impacts to any
scenic vista or other aesthetic resources.
C.
Substantially degrade the existing visual character or
quality of the site and it's surrounding?
Create a new source of substantial light or glare, which
would adversely affect day or nighttime views in the area?
D.
No Impact
The proposed Addendum would not involve any land use changes or
activities that would result in additional changes to the
aesthetic environment of the Auto Mall. The properties included
in the proposed addendum would be subject to the SD 60
architectural and landscape standards to minimize aesthetic
impacts.
II. AGRICULTURE
Pagc3 of 48
758-57
A.
B.
C.
Convert Prime Farmland, Unique Farnlland or Farmland of
Statewide Importance to non-agriculture use?
Conflict with existing zoning for agriculture use or a
Williamson Contract?
Involve other changes in the existing environment, which,
due to their location or nature, could individually or
cumulatively result in loss of Farmland, to non-agriculture
use?
No Impact
According to the California Department of Conservation Farmland
Mapping and Monitoring Program and the City's General Plan Land
Use Element ErR there are no prime or unique farmlands within
SD-60 project area. Therefore, approval of the proposed Addendum
would not result in adverse impacts to any agriculture
resources.
III. AIR QUALITY
A.
Conflict with or obstruct implementation of applicable Air
Quality Attainment Plan or congestion Management Plan?
No Impact
The City of Santa Ana is included within the South Coast Air
Quality Management District and subject to the requirements of
the Clean Air Act at both the Federal and State level. The South
Coast Air Quality Management plan (AQMP) is the primary planning
document to monitor if air quality standards and objectives are
being achieved in the South Coast Air Basin. The air quality
objectives in the AQMP are based upon growth projections
provided in local general plans and regional planning programs.
A project could be in conflict with the AQMP if it results in
population and growth impacts beyond those identified in local
general plans and regional planning programs. Approval of the
proposed Addendum would not be in conflict with the General Plan
and would not result in growth projections beyond those
identified in the General Plan and therefore, would not be in
conflict with the South Coast AQMP.
B.
C.
4
Violate any stationary source air quality standard or
contribute to an existing or proposed air quality
violation?
Result in a cumulatively considerable net increase of any
758:~1iOf48
.
E.
criteria pollutant for which the project region is non-
attainment under an applicable federal or state ambient air
quality standard?
Expose Sensitive
concentrations?
Create objectionable odors affecting a substantial number
of people?
receptors
to
substantial
pollutant
D.
No Impact
Approval of the proposed Addendum would not result in land use
changes or changes in development intensities that would
increase long-term operational air quality impacts within SD-60
project area. Additionally, the proposed Addendum would not
involve any construction activities that would result in
additional short-term air quality and odor impacts.
III. BIOLOGICAL RESOURCES
.
A. Have a substantial adverse impact, either directly or
through habitat modifications, on any species identified as
a candidate, sensitive or special status species in local
or regional plans, policies or regulations or by the
California Department of Fish and game or U. S. Fish and
Wildlife Services?
B. Have a substantial adverse impact on any riparian habitat
or natural community identified in local or regional plans,
policies, and regulations or by the California Department
of Fish and game or U.S. Fish and Wildlife Service?
C. Adversely impact federally protected wetlands either
individually or in combination with the known or probable
impacts of other activities through direct removal, filling
hydrological interruption, or other means?
D. Conflict with any local policies or ordinances protecting
biological resources, such as tree preservation policy or
ordinance?
No Impact
According to the California Department of Fish and Game Natural
Diversity Data Base, the SD-60 project area does not contain any
sensitive biological resources. Therefore, approval of the
proposed Addendum would not have any additional direct or
indirect impacts on biological resources.
.
IV. CULTURAL RESOURCES
75B~5948
A. Cause a substantial adverse change in the significance of a
historical resource as defined in Section l5064.5?
B. Cause a substantial adverse change in the significance of a
unique archaeological resource pursuant to Section l5064.5?
C. Directly or indirectly disturb or destroy a unique
paleontogical resource or site?
D. Disturb any human remains, including those interred outside of
formal cemeteries.
No Impact
According to the Federal Register of Historic Resources, City of
Santa Ana Local Register of Historical Resources and the City's
General Plan Land Use Element ErR, there are no known cultural
resources within the SD-60 project area. Additionally, the SD-60
project area is currently builtout. The probability for the
discovery of unknown resources would be low. Therefore, approval
of the proposed Addendum would not result in additional impacts
to known or unknown cultural resources.
IV.
GEOLOGY/SOILS
(A-l)
Rupture of a known earthquake fault, as delineated on
the most recent Alquist-Priolo Earthquake Fault Zoning
Map issued by the state geologist for the area or
based on other substantial evidence of a known fault?
(A-4)
Landslides
No Impact
According to the City's General Plan Land Use Element ErR there
are no active earthquake faults, Alquist-Priolo Earthquake Zones
or landslides within the SD-60 project area. Therefore, approval
of the proposed Addendum would not be subject to additional
ground rupture impacts or landslide impacts.
(A-2)
A-2. Strong Seismic Ground shaking?
No Impact
The SD-60 project area is situated within an active seismic
region of southern California. According to the General Plan
Land Use Element ErR, there are 38 active faults within a 60-
mile radius of the City of Santa Ana. The Newport-Inglewood
Fault located eight miles south of the City is considered to be
one of the most dominant faults in regards to potential seismic
6
75~~i)t)8
.
.
.
shaking impacts. The Newport-Inglewood fault is postulated as
having the potential to generate a maximum credible earthquake
magnitude of 6.3. The project area could potentially be subject
to moderate to severe ground shaking in the event of a major
earthquake occurs along the Newport-Inglewood Fault or one of
the nearby faults in the southern California region. However,
the seismic risk at the SD-60 project area is not considered
significantly different from other areas in the region. The
proposed Addendum would incorporate additional existing land
uses and buildings into the SD-60 project area and would not
additional risks potential significant seismic impacts.
(A-3)
Seismic-related ground failure, including
liquefaction?
No Impact
According to the City's General Plan Land Use Element EIR, the
proposed SD-60 project area is considered to have High-to-Very
High potential for liquefaction impacts. The proposed Addendum
would incorporate existing land uses and buildings into the SD-
60 project area and would not result in additional risks for
potential significant liquefaction impacts.
B.
Would the project result in substantial soil erosion or the
loss of topsoil?
No Impact
Approval of the proposed Addendum would riot increase the
potential for soil erosion or sedimentation impacts, in that the
proposed Addendum would not involve any construction activities
that would uncover soils.
c.
Would the project result in the loss of a unique geological
feature?
No Impact
According to the City's General Plan Land Use Element EIR, there
are no unique geologic features within theSD-60 project area.
Therefore, approval of the proposed Addendum would not result in
the loss of any unique geologic features.
D.
In the project located on strata or soil that is unstable
or that would become unstable as a result of the project
7
Page 7 of 48
758-61
E.
and potentially result in on-or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
Where sewers are not available for the disposal of
wastewater is the soil capable of supporting the use of
septic tanks or alternative wastewater disposal systems?
No Impact
According to the General Plan Land Use Element EIR, the SD-60
project area consists of Chino Silty Clay Loam Soils that have
moderate shrink/swell potential, high corrosion potential to
uncoated steel and low potential for corrosion to concrete. The
proposed Addendum would incorporate existing land uses and
buildings into the SD-60 project area. The proposed Addendum
would not involve any new construction that would subject to
geotechnical constraints within the SD-60 project area.
v.
A.
B.
C.
HAZARDS/HAZARDOUS MATERIALS
Create a significant hazard to the public or the
environment through the routine transport, use or disposal
of hazardous materials?
Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substance or waste within one-quarter
mile of an existing or proposed school?
Be located on a site which is located on a list of
hazardous material sites compiles pursuant to Government
Code Section 659662.5 and, as a result, would it create a
significant hazard to the public or the environment?
No Impact
The proposed Addendum would incorporate existing land uses and
buildings into the SD-60 project area. Approval of the proposed
Addendum would not involve any land use changes or construction
activities that would create additional significant hazardous
material safety impacts to the public.
D.
For a project located within an airport land use plan or
where such a plan has not been adopted, within two miles
where a public airport or public use airport, would the
project result in a safety hazard for people residing or
working in the project area?
- No Impact
758:62Of48
.
.
.
According to the City's General Plan Land Use Element EIR, the
SD-60 project area is not located within any aircraft accident
potential zones or crash zones. However, according to the
General Plan Land Use Element EIR, the SD-60 project area is
located within a FAA Notification Area. The FAA has established
height criteria to determine potential conflicts with air
navigation. The properties proposed to be incorporated into the
SD-60 project area under the proposed Addendum are no more than
two stores in height and would not be in conflict height
criteria established by the FAA.
VI.
HYDROLOGY/WATER QUALITY
A.
Violate Regional Water Quality Control Board water quality
standards or waste discharge requirements?
No Impact
Approval of the proposed Addendum would not directly result in
any adverse water quality impacts, in that the proposed Addendum
would not involve any activities that would result in additional
potentially significant water quality impacts.
B.
Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of
the local groundwater table level.
No I¡;npact
Approval of the proposed Addendum would not impact underground
water supplies, in that the SD-60 project area is not located in
areas where there are no underground water supplies or
underground water recharge areas.
C.
Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the
course of stream or river, or substantially increase the
rate or amount of surface runoff in a manner, which would
result in flooding on or off-site?
Create or contribute runoff water which would exceed the
capacity of existing or planned storm water drainage
systems or provide substantial additional sources of
polluted run-off?
D.
No Impact
9
75ËJ:t~8
The SD-60 project area is currently improved with drainage
facilities. The proposed Addendum would incorporate existing
buildings into the SD-60 project area. Approval of the proposed
Addendum would not directly alter existing drainage patterns or
directly increase existing rates of surface water runoff.
E.
F.
G.
Place housing within a laO-year floodplain, as mapped on a
federal Flood Hazard Boundary or Flood Insurance Rate Map
or other flood hazard delineation map?
Place within a 100-year floodplain structures which would
impede or redirect flood flows?
Place housing within a laO-year floodplain, as mapped on a
federal Flood Hazard Boundary or Flood Insurance Rate Map
or other flood hazard delineation map?
No Impact
According to Flood Rate Insurance Map 06059CO038F the SD-60
project area is not situated within a 100-year flood Zone.
Therefore, approval of the proposed Addendum would not be
subject to 100-year flood risks.
VII. LAND USE/PLANNING
A.
Physically divide an established community?
No Impact
Approval of the proposed Addendum would not physically divide
any established communities or neighborhoods, in that SD-60 is
currently void of residential land uses.
B.
Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
adopted for the purpose of avoiding or mitigating an
environmental effect?
No Impact
The proposed Addendum would expand the boundaries of the SD-60
project area by approximately 3. 6-acres. The current General
Plan designation for the properties included in the proposed
Addendum is Industrial, which is consistent with the City's
General Plan designation for SD-60. Approval of the proposed
Addendum would not be in conflict with the General Plan.
10
7 51i ~«"
.
.
.
C.
Conflict with any applicable habitat conservation plan or
natural community plan?
No Impact
According to the City's General Plan Land Use Element EIR, there
are no habitat conservation plans or natural community
conservation plans established within the City of Santa Ana.
Therefore, approval of the proposed Addendum would not be in
conflict with any habitat conservation or natural community
conservation plan.
VIII.
MINERAL RESOURCES
A.
Result in the loss of availability of a locally important
mineral resource recovery site delineated on a local
general plan, specific plan or other land use plan?
No Impact
The City's General Plan Land Use Element .EIR identifies that
there are no areas in Santa Ana that contains Significant
Mineral Aggregate Resource Areas. Therefore, approval of the
proposed Addendum would not result in adverse impacts to any
mineral resources.
IX.
NOISE
A.
Exposure of persons to or generat.ion of noise levels in
excess of standards established in local general plan or
noise ordinance, or applicable standards of other agencies.
A substantial permanent increase in ambient noise levels in
the project vicinity above levels existing without the
project.
Exposure of persons to or generation of
groundborne vibration or groundborne noise levels.
A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without project.
B.
C.
excessive
D.
No Impact
Approval of the proposed Addendum would not directly result in
any short-term or long-term noise impacts or excessive
groundborne vibration impacts, in that the proposed Addendum
would not involve any changes in land uses, changes in
development intensities or construction activities that would
11
75~~~~8
result in additional increases in long-.term or short-term noise
levels within the SD-60 project area.
E.
For a project located within an airport land use plan or
where such a plan has not been adopted, within two miles of
a public airport or public use airport, would the project
expose people residing or working in the project area to
excessive noise levels?
No Impact
The City of Santa Ana is located just southeast of John Wayne
Airport. According to the Orange County Airports Environs Land
Use Plan, there are no areas within the City that are within the
noise impact area or 65 CNEL of John Wayne Airport. Therefore,
approval of the proposed Addendum would not expose people within
the SD-60 project area to excessive aircraft noise impacts.
X.
A.
B.
c.
POPULATION/HOUSING
Induce substantial population growth in an area, either
directly or indirectly through extension of roads or other
infrastructure.
Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere.
Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
No Impact
The proposed Addendum would incorporate existing land uses
buildings into the SD-60 project area, which are consistent with
the City's General Plan. Approval of the proposed Addendum would
not induce substantial growth in the City, beyond what is
projected in the General Plan. Additionally, the SD-60 project
area is void of residential land uses. Therefore, approval of
the proposed Addendum would not displace existing residential
uses or population.
XI.
PUBLIC SERVICES
Fire Protection, Police Protection, Schools, Parks, Other public
Facilities
No Impact
12
75a~Eig48
.
.
.
The proposed Addendum would incorporate existing land uses and
buildings into the SD-60 project area. Approval of the proposed
Addendum would not involve any land use changes or changes in
development intensities that would generate additional demands
for public services over current levels of demand within project
area.
XII. RECREATION
A.
Would the project increase the use of existing neighborhood
and regional parks or other recreational facilities such
that substantial physical deterioration of the facility
would occur or be accelerated?
Does the project include recreational facilities or require
the construction or expansion of recreational facilities,
which might have an adverse physical effect on the
environment.
B.
No Impact
Approval of the proposed Addendum would not directly increase
the demand for recreational facilities, in that the proposed
Addendum does not involve any land use changes or activities
that would increase the demands for recreational facilities.
XIII.
TRANSPORTATION/TRAFFIC
A.
Cause an increase in traffic, which is substantial in
relation to the existing traffic load and capacity of the
street system?
Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways?
Substantially increase hazards to a design feature
Result in inadequate emergency access
Result in inadequate parking capacity
Conflict with adopted policies supporting alternative
transportation
B.
D.
E.
F.
G.
No Impact
The proposed Addendum would incorporate existing land uses into
the SD-60 project area. Approval of the proposed Addendum would
not involve any land use change or changes in land use
intensities that would generate additional traffic. Therefore,
approval of the proposed Addendum would not have a direct impact
on traffic volumes, roadway configurations, emergency access or
13
75a~ti148
level of services established in the County of Orange Congestion
Management Plan or alternative modes of transportation within
the project area.
C.
Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in
location that results in substantial safety risks?
No Impact
Approval proposed Addendum would not have any adverse impacts on
air traffic patterns, in that the existing buildings
incorporated into the SD-60 project area.would be no more than
2-stories in height and would not interfere with air traffic
patterns.
F.
Result in inadequate parking capacity
NO Impact
Approval of the proposed Addendum would not result in impacts to
parking facilities in that the proposed Addendum does not
involve any land use changes or changes in development
intensities that would increase existing parking demands.
XIV. UTILITIES/SERVICE SYSTEMS
A.
B.
D.
C.
Exceed wastewater treatment requirements of the applicable
Regional Water Quality Control Board?
Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
Require or result in the construction of new
drainage facilities or expansion of existing
the construction of which could cause
environmental effects?
Are sufficient water supplies available to serve the
project from existing entitlements and resources or are new
or expanded entitlements needed?
Result in the dete~ination by the wastewater treatment
provider. which serves or may serve the project that it has
adequate capacity to serve the project's projected demand
in addition to the providers existing commitments.
Is the project served by a landfill with sufficient
pe~itted capacity to accommodate the project's solid waste
disposal needs?
storm water
facilities,
significant
E.
F.
14
75 Ba.:gtJf48
.
.
.
G.
Comply with federal, state and
regulations related to solid waste?
local
statutes
and
No Impact
Approval of the proposed Addendum would not generate additional
demands for utility service systems over current levels of
service being provided, in that the proposed Addendum does not
involve any land use changes or changes in land use intensities
that would increase the demands for utility service systems.
xv.
MANDATORY FINDINGS OF SIGNIFICANCE
A.
Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels, threaten
to eliminate a plant or animal community, reduce the number
or restrict the range of a rare or endangered plant or
animal or eliminate important examples of the major periods
of California history or prehistory.
No Impact
Approval of the proposed Addendum would not have an impact on
any plant or wildlife species or known cultural resources, in
that the SD-60 project area is not known to contain any
sensitive plant, wildlife or cultural resources.
B.
Does the project have impacts that are individually limited
but cumulatively considerable?
No Impact
Approval of the proposed Addendum would not result in any
significant cumulative impacts, in that the proposed project
does. not of involve any land use changes or changes in land use
intensities that would increase cumulative impacts within the
SD-60 project area.
C.
Does the project have environmental effects, which will
cause substantial adverse effects on human beings either
directly or indirectly?
No Impact
15
Page 15 of 48
758-69
Approval of the proposed Addendum would not directly cause any
substantial adverse effects on human beings in that the proposed
Addendum would not involve any activities that would cause
adverse impacts on human beings.
XVIII. DETERMINATION
Based upon the evidence in light of the whole record documented
in the above evaluation and cited references, the proposed
project would not require substantial changes to Negative
Declaration ER 2003-149, and that the proposed project would not
result in new environmental impacts or substantially increase
any environmental impact identified in Negative Declaration
2003-149, and that no new information has been made available
since preparation of Negative Declaration ER 2003-149 that would
result in new or greater environmental impacts. Therefore, the
proposed project is adequately addressed in Negative Declaration
ER 2003-149, and that no additional analysis is required.
XVIV. REFERENCES
City of Santa Ana General Plan September 1982
Environmental Impact report for the General Plan Land Use
Element, August 1997
City of Santa Ana Zoning Ordinance, December 1998
California Environmental Quality Act Guidelines
California Department of Fish and Game Natural Diversity data
Base
South Coast Air Quality Management Plan
California Department of Conservation Farmland mapping and
Monitoring Program
Federal register of Historic Resources
City of Santa Ana Local register of Historic Resources
Flood Rate insurance Map 06059CO038F
Orange County Airports Environs Land Use Plan
16
75fr~70ö8
.
.
.
XX. PREPARERS
Dan Bott, Environmental Coordinator City of Santa Ana
17
75Ög~7f8
MAYOR
>"goel 1',' Pulido -
MMOR'FROTEM
Bren E. Franklin
COUNCILMEMBERS
Claudia C. Alvarez
Lisa Bist
Alberta D. Christy
Mike Garcia
Jose Solorio
~
~
CITY OF SANTA ANA
PLANNING & BUilDING AGENCY
20 Civic Center Plaza (M.20¡
P.O. BOX 1988 . Santa Ana. California 92702
www.sanla-ana.org
CITY MANAGER
David N. Ream
CITY ATTORNEY
Joseph W, Fletcher
CLERK OF THE COUNCIL
Patricia E. Healy
POSTED
JUl 6 2OC3
NOTICE OF INTENT !Iv.
TO ADOPT A NEGATIVE DECLARATION
T()'\ ~~
DEPUTY
This is to inform the general public that the City of Santa Ana proposes to adopt a
Negative Declaration for the following project:
Project Title:
Specific Development No. 60 (SD-60) Amendment
Project Description:
The proposed project involves a zone change for multiple
properties along Edinger Avenue from Light Industrial to
Specific Development No. 60 (SD-60) and a Zoning Ordinance
Amendment to amend provisions and standards within the
Specific Development No. 60 Zoning Document.
Project Location:
1041, 1961, 2009, 2101 East Edinger A.venue
Project Number:
ER 2003-149
Public Review Period:
7-18-2003 to 8-6-2003
Hearing Date:
8-11-2003
Hearing Location:
City of Santa Ana Council Chambers
22 Civic Center Plaza
Santa Ana, CA 92702
The Negative Declaration and Initial Study as well as all referenced documents will be
available for public review at the City of Santa Ana Planning and Building Agency located
at 20 Civic Center Plaza, Santa Ana, Califomia. Please submit any comments on the
Negative Declaration to the City on or before 8-6-2003. Please direct your comments to:
Dan Bott, Environmental Coordinator, City of Santa Ana, P.O. Box 1988, M-20, Santa Ana,
CA, 92702.
If you have any questions or would like any additional information, please contact Dan Bott
at (714) 667-2700.
7 5ä~1~
MAYOR
Miguel, . Pulido
MA YOR ~RO TEM
. Brett E. Franklin
COUNCILMEMBERS
. Claudia C. Alvarez
Lisa Bis!
Alberta D. CÞristy
Mike Garcia
Jose Solorio
.~
~
CITY OF SANTA ANA
CITY MANAGER
David N. Ream
CITY ATTORNEY
Joseph W. Fletch.r
CLERK OF THE COUNCil
Patricia E. Healy
PLANNING & BUILDING AGENCY
20 Civic Center Plaza IM-201
P.O. BOX 1988 . Santa Ana, California 92702
www.santa-ana.org
POSTED
JUl 1 6 2003
8L
TO~'RECORDER
_DEPUTY
Pursuant to the Procedures of the City of Santa Ana for implementation of the California
Environmental Quality Act, the Environmental Evaluator has completed an Initial Study for
the project described below:
Project Number:
ER 2003-149
Applicant:
City of Santa Ana, 20 Civic Center Plaza, Santa Ana, CA
.
Project Location I Address: 1941, 1961, 2009, 2101 East Edinger
Project Title I Description: Specific Development No.60 (SD-60) Amendment
And does hereby find:
That the proposed project cannot, or will not, have a significant effect on the
environment. Negative Declaration status is therefore granted for this project. No
mitigation measures are required for the proposed profect.
Signature:. ~ ~~
Environmental Coordinator
Date: l- rt-ZOO,?
This determination is not final until adopted by the decision-making body or administrative
official, and a Notice of Determination is filed.
.
15Er-13
SPECIFIC DEVELOPMENT No. 60 (SD-60) AMENDMENT
INITIAL STUDY ER 2003-149
PROPOSED PROJECT
The proposed project involves a zone change for multiple
properties along Edinger Avenue from Light Industrial to
Specific Development No. 60 (SD-60) and a Zoning Ordinance
Amendment to amend provisions and standards within the Specific
Development No. 60 Zoning Document and a request for the City's
Redevelopment Agency to purchase an approximate 2.0-acre
property located at 2101 E. Edinger Avenue.
SETTING
The SD-60 project area is entirely composed of the Santa Ana Auto
Mall. The Santa Ana Auto Mall consists of 38-acres and is
subdivided into 12 parcels occupied by 9 dealerships. The
property is bordered by the Orange County Flood Control Channel
to the North, the Costa Mesa (55) freeway and Auto Mall Drive to
the East, Edinger Avenue and industrial buildings to the South
and Ritchey Street to the West. The land uses within SD-60 have
a General Plan designation of Industrial. The project area is
located within the South Main Street Redevelopment Project Area
and the City's Enterprise and Empowerment Zones.
PROJECT DESCRIPTION
As shown on Exhibit 1, the proposed amendment to SD-60 would
expand the boundaries of the SD-60 project area by approximately
6 ~-acres. Presently, located on the 6 ~-acres are two
industrial buildings, County of Orange office building and a
restaurant/nightclub. The combined area of these uses is 91,052
square feet. The current General Plan designation for the
properties is Industrial. As part of the proposed project, the
City's Redevelopment Agency would purchase the 2.0-acre property
that is currently occupied by the existing restaurant/nightclub.
The purchased property would be included in the amended
boundaries for SD-60.
Additionally, the proposed project would amend the site
development standards within SD-60 zoning document, including
amending the list of permitted/conditionally permitted land
uses, height restrictions, setback requirements, landscape
standards, architectural design guidelines and signage
requirements. The amended standards would prohibit freestanding
office and light industrial land uses and land uses that would
not be complimentary to large automotive dealership environment.
75~~Ya8
.
.
.
The proposed amendment to SD-60 would not increase the maximum
level of development intensity permitted within the SD-60
project area. Existing land uses and the proposed land uses to
be incorporated into SD-60 would operate at their current uses
and their current level of development intensity.
RESPONSES TO ENVIRONMENTAL CHECKLIST
The following is an analysis of potential environmental impacts
associated with the proposed amendment to SD-60, based upon the
City of Santa Ana's Environmental Check List.
AESTHETICS
A.
B.
Have a substantial adverse effect on a scenic vista?
Damage scenic resources, including but not limited to
trees, rock outpourings and historic buildings within a
State highway?
No Impact
According to the City's General Plan Land Use Element there are
no scenic resources within the SD-60 project area. Additionally,
there are no scenic resources along State Route 55 that would be
impacted by the proposed project. Approval of the proposed
amendment to SD-60 would not result in adverse impacts to any
scenic vista or other aesthetic resources.
C.
Substantially degrade the existing. visual character or
quality of the site and it's surrounding?
Create a new source of substantial light or glare, which
would adversely affect day or nighttime views in the area?
D.
No Impact
The proposed amendment to SD-60 would not involve any land use
changes or activities that would result in changes to the
aesthetic environment of the Auto Mall. As part of the proposed
project, the proposed amendment to SD-60 would establish
architectural and landscape standards to minimize aesthetic
impacts.
II. AGRICULTURE
A.
Convert Prime Farmland, Unique Farmland or
Statewide Importance to non-agriculture use?
of
Farmland
7~~11>
B.
Conflict with existing zoning for agriculture use or a
Williamson Contract?
Involve other changes in the existing enviromnent, which,
due to their location or nature, could individually or
cumulatively result in loss of Farmland, to non-agriculture
use?
C.
No Impact
According to the California Department of Conservation Farmland
Mapping and Monitoring Program and the City's General Plan Land
Use Element ErR there are no prime o~ unique farmlands within
SD-60 project area. Therefore, approval of the proposed
amendment to SD-60 would not result in adverse impacts to any
agriculture resources.
A.
III. AIR QUALITY
Conflict with or obstruct implementation of applicable Air
Quality Attaimnent Plan or congestion Management Plan?
No Impact
The City of Santa Ana is included within the South Coast Air
Quality Management District and subject to the requirements of
the Clean Air Act at both the Federal and State level. The South
Coast Air Quality Management Plan (AQMP) is the primary planning
document to monitor if air quality standards and objectives are
being achieved in the South Coast Air Basin. The air quality
objectives in the AQMP are based upon growth projections
provided in local general plans and regional planning programs.
A project could be in conflict with the AQMP if it results in
population and growth impacts beyond those identified in local
general plans and regional planning programs. Approval of the
proposed amendment to SD-60 would not be in conflict with the
General Plan and would not result in growth projections beyond
those identified in the General Plan and therefore, would not be
in conflict with the South Coast AQMP.
B.
C.
Violate any stationary source air quality standard or
contribute to an existing or proposed air quality
violation?
Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non-
attaimnent under an applicable federal or state ambient air
quality standard?
7g~:76
.
.
.
D.
Expose Sensitive receptors to substantial pollutant
concentrations?
Create objectionable odors affecting a substantial number
of people?
E.
No Impact
Approval of the proposed amendment to SD-60 would not result in
land use changes or changes in development intensities that
would increase long-term operational air quality impacts within
SD-60 project area. Additionally, the proposed project would not
involve any construction activities that would increase short-
term air quality and odor impacts.
III. BIOLOGICAL RESOURCES
A. Have a substantial adverse impact, either directly or
through habitat modifications, on any species identified as
a candidate, sensitive or special status species in local
or regional plans, policies or regulations or by the
California Department of Fish and game or U. s. Fish and
Wildlife Services?
B. Have a substantial adverse impact on any riparian habitat
or natural community identified in local or regional plans,
policies, and regulations or by the California Department
of Fish and game or U.S. Fish and Wildlife Service?
C. Adversely impact federally protected wetlands either
individually or in combination with the known or probable
impacts of other activities through direct removal, filling
hydrological interruption, or other means?
D. Conflict with any local policies or ordinances protecting
biological resources, such as tree preservation policy or
ordinance?
No Impact
According to the California Department of Fish and Game Natural
Diversity Data Base, the SD-60 project area does not contain any
sensitive biological resources. Thereforè, approval of the
proposed amendment to SD-60 would not have any direct or
indirect impacts on biological resources.
IV. CULTURAL RESOURCES
A. Cause a substantial adverse change in the significance of a
historical resource as defined in Section l5064.5?
7~~~'
B. Cause a substantial adverse change in
unique archaeological resource pursuant
C. Directly or indirectly disturb or
paleontogical resource or site?
D. Disturb any human remains, including those interred outside of
formal cemeteries.
.the significance of a
to Section l5064.5?
destroy a unique
No Impact
According to the Federal Register of Historic Resources, City of
Santa Ana Local Register of Historical Resources and the City's
General Plan Land Use Element EIR, there are no known cultural
resources within the SD-60 project area. Additionally, the SD-60
project area is currently builtout. The probability for the
discovery of unknown resources would be low. Therefore, approval
of the proposed amendment to SD-60 would not result in any
impacts to known or unknown cultural resources.
IV.
GEOLOGY/SOILS
(A-l)
Rupture of a known earthquake fault, as delineated on
the most recent Alquist-Priolo Earthquake Fault Zoning
Map issued by the State geologist for the area or
based on other substantial evidence of a known fault?
(A-4)
Landslides
No Impact
According to the City's General Plan Land Use Element EIR there
are no active earthquake faults, Alquist-Priolo Earthquake Zones
or landslides within the SD-60 project area: Therefore, approval
and implementation of the proposed amendment to SD-60 would not
be subject to ground rupture impacts or landslide impacts.
(A-2)
A-2. Strong Seismic Ground shaking?
No Impact
The SD-60 project area is situated within an active seismic
region of southern California. According to the General Plan
Land Use Element EIR, there are 38 active faults within a 60-
mile radius of the City of Santa Ana. The Newport-Inglewood
Fault located eight miles south of the City is considered to be
one of the most dominant faults in regards to potential seismic
shaking impacts. The Newport-Inglewood fault is postulated as
having the potential to generate a maximum credible earthquake
15a~18
.
.
.
magnitude of 6.3. The project area could potentially be subject
to moderate to severe ground shaking in the event of a major
earthquake occurs along the Newport-Inglewood Fault or one of
the nearby faults in the southern California region. However,
the seismic risk at the SD-60 project area is not considered
significantly different from other areas in the region. The
proposed amendment to SD-60 would incorporate existing land uses
and buildings into the SD-60 project area and would not increase
the risk the potential for seismic impacts, beyond the current
level of risk.
(A-3)
Seismic-related ground failure, including
liquefaction?
No Impact
According to the City's General Plan Land Use Element EIR, the
proposed SD-60 project area is considered to have High-to-Very
High potential for liquefaction impacts. The proposed amendment
to SD-60 would incorporate existing land uses and buildings into
the SD-60 project area and would not increase the risk for
potential liquefaction impacts, beyond the current level of
risk.
B.
Would the project result in substantial soil erosion or the
loss of topsoil?
No Impact
Approval of the proposed amendment to SD-60 would not increase
the potential for soil erosion or sedimentation impacts, in that
the proposed amendment would not involve any construction
activities that would uncover soils.
c.
Would the project result in the loss of a unique geological
feature?
No Impact
According to the City's General Plan Land Use Element EIR, there
are no unique geologic features within the SD-60 project area.
Therefore, approval of the proposed amendment to SD-60 would not
result in the loss of any unique geologic features.
D.
In the project located on strata or soil that is unstable
or that would become unstable as a result of the project
75~:.~48
E.
and potentially result in on-or off-Site landslide, lateral
spreading, subsidence, liquefaction or collapse?
Where sewers are not available for the disposal of
wastewater is the soil capable of supporting the use of
septic tanks or alternative wastewater disposal systems?
No Impact
According to the General plan Land Use Element ErR, the SD-60
project area consists of Chino Silty Clay Loam Soils that have
moderate shrink/swell potential, high corrosion potential to
uncoated steel and low potential for_corrosion to concrete. The
proposed amendment to SD-60 would incorporate existing land uses
and buildings into the SD-60 project area. The proposed project
would not involve any new construction that would subject to
geotechnical constraints within the SD-60 project area.
v.
A.
B.
C.
HAZARDS/HAZARDOUS MATERIALS
Create a significant hazard to the public or the
environment through the routine transport, use or disposal
of hazardous materials?
Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substance or waste within one-quarter
mile of an existing or proposed school?
Be located on a site which is located on a list of
hazardous material sites compiles pursuant to Government
Code Section 659662.5 and, as a result, would it create a
significant hazard to the public or the environment?
No Impact
The proposed amendment to SD-60 would incorporate existing land
uses and buildings into the SD-60 project area. Two of the
properties proposed to be included in SD-60 were former service
stations. Presently, at one of the properties ground water
monitoring is being conducted as part of ongoing remediation of
the property. Approval of the proposed amendment to Sd-60 would
not impact ongoing remediation efforts.
The properties proposed to be included in SD-60 have
historically involved industrial uses involving the handling,
storage and disposal of hazardous materials. Some of these
properties may require remediation. The handling, storage, and
disposal of hazardous materials and the remediation of hazardous
substances on contaminated properties would be subject to the
local, state and federal regulations. Approval of the proposed
75a~ßd48
.
.
.
amendment to SD-60 would involve any land use changes or
construction activities that would create significant hazardous
material safety impacts to the public.
D.
For a project located within an airport land use plan or
where such a plan has not been adopted, wi thin two miles
where a public airport or public use airport, would the
project result in a safety hazard for people residing or
working in the project area?
No Impact
According to the City's General Plan Land Use Element ErR, the
SD-60 project area is not located within any aircraft accident
potential zones or crash zones. However, according to the
General Plan Land Use Element ErR, the SD-60 project area is
located within a FAA Notification Area. The FAA has established
height criteria to determine potential conflicts with air
navigation. The existing buildings incorporated into the SD-60
project area are no more than two stores in height and would not
be in conflict height criteria established by the FAA.
VI.
HYDROLOGY/WATER QUALITY
A.
Violate Regional Water Quality Control Board water quality
standards or waste discharge requirements?
No Impact
Approval of the proposed amendment to SD-60 would not directly
result in any adverse water quality impacts, in that the
proposed project would not involve any act~vities that would
result in potential water quality impacts.
B.
Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of
the local groundwater table level.
No Impact
Approval and implementation of the proposed amendment to SD-60
would not impact underground water supplies, in that the SD-60
project area is not located in areas where there are no
underground water supplies or underground water recharge areas.
75B":iHf48
C.
D.
Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the
course of stream or river, or substantially increase the
rate or amount of surface runoff in a manner, which would
result in flooding on or off-site?
Create or contribute runoff water which would exceed the
capacity of existing or planned storm water drainage
systems or provide substantial additional sources of
polluted run-off?
No Impact
The SD-60 project area is currently improved with drainage
facilities. The proposed amendment to SD-60 would incorporate
existing buildings into the SD-60 project area. Approval of the
proposed amendment to SD-60 would not directly alter existing
drainage patterns or directly increase existing rates of surface
water runoff.
E.
F.
G.
Place housing within a lOa-year floodplain, as mapped on a
federal Flood Hazard Boundary or Flood Insurance Rate Map
or other flood hazard delineation map?
Place within a 100-year floodplain structures which would
impede or redirect flood flows? .
Place housing within a 100-year floodplain, as mapped on a
federal Flood Hazard Boundary or Flood Insurance Rate Map
or other flood hazard delineation map?
No Impact
According to Flood Rate Insurance Map 06059CO038F the SD-60
project area is not situated within a 10O-yèar flood Zone.
Therefore, approval of the proposed amendment to SD-60 would not
be subject to 100-year flood risks.
VII. LAND USE/PLANNING
A.
Physically divide an established community?
No Impact
Approval of the proposed amendment to SD-60 would not physically
divide any established communities or neighborhoods, in that SD-
60 is currently void of residential land uses.
B.
Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
75Ëf:ä~48
.
.
.
adopted for the purpose
environmental effect?
of
mitigating
an
avoiding
or
No Impact
The proposed amendment to SD-60 would expand the boundaries of
the SD-60 proj ect area by approximately. 6 'A-acres. Presently,
located on the 6 'A-acres are two industrial buildings, County of
Orange office buildings and a restaurant/nightclub. The current
General Plan designation for the properties is Industrial, which
is consistent with the City's General Plan designation for SD-
60. Approval of the proposed proj ect would not be in conflict
with the General Plan.
C.
Conflict with any applicable habitat conservation plan or
natural community plan?
No Impact
According to the City's General Plan Land Use Element EIR, there
are no habitat conservation plans or natural community
conservation plans established within the City of Santa Ana.
Therefore, approval of the proposed amendment to SD-60 would not
be in conflict with any habitat conservation or natural
community conservation plan.
VIII.
MINERAL RESOURCES
A.
Result in the loss of availability of a locally important
mineral resource recovery site delineated on a local
general plan, specific plan or other land use plan?
No Impact
The City's General Plan Land Use Element EIR identifies that
there are no areas in Santa Ana that contains Significant
Mineral Aggregate Resource Areas. Therefore, approval of the
proposed amendment to SD-60 would not result in adverse impacts
to any mineral resources.
IX.
NOISE
A.
Exposure of persons to or generation of noise levels in
excess of standards established in local general plan or
noise ordinance, or applicable standards of other agencies.
7 5~:ä348
B.
A substantial pe~anent increase in ambient noise levels in
the project vicinity above levels existing without the
project.
Exposure of persons to or generation of
groundborne vibration or groundborne noise levels.
A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without project.
c.
excessive
Ð.
No Impact
Approval of the proposed amendment to SD-60 would not directly
result in any short-term or long-term noise impacts or excessive
groundborne vibration impacts, in that the proposed project
would not involve any changes in land uses, changes in
development intensities or construction activities that would
increase long-term or short-term noise levels within the SD-60
project area.
E.
For a project located within an airport land use plan or
where such a plan has not been adopted, within two miles of
a public airport or public use airport, would the project
expose people residing or working in the project area to
excessive noise levels?
No Impact
The City of Santa Ana is located just southeast of John Wayne
Airport. According to the Orange County Airports Environs Land
Use Plan, there are no areas within the City that are within the
noise impact area or 65 CNEL of John Wayne Airport. Therefore,
approval of the proposed amendment to SD-60'would not expose
people within the SD-60 project area to excessive aircraft noise
impacts.
x.
A.
B.
c.
POPULATION/HOUSING
Induce substantial population growth in an area, either
directly or indirectly through extens'ion of roads or other
infrastructure.
Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere.
Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
No Impact
75B~~ltf48
.
.
.
The proposed amendment to SD-60 would incorporate existing land
uses buildings into the SD-60 project area, which are consistent
with the City's General Plan. Approval of the proposed amendment
to SD-60 would not induce substantial growth in the City, beyond
what is projected in the General Plan. Additionally, the SD-60
project area is void of residential land uses. Therefore,
approval and implementation of the proposed amendment to SD-60
would not displace existing residential uses or population.
XI. PUBLIC SERVICES
Fire Protection, Police Protection, Schools, Parks, Other Public
Facilities
No Impact
The proposed amendment to SD-60 would incorporate existing land
uses and buildings into the SD-60 project area. Approval of the
proposed amendment to SD-60 would not involve any land use
changes or changes in development intensities that would
generate additional demands for public services over current
levels of demand within project area.
XII. RECREATION
A.
Would the project increase the use of existing neighborhood
and regional parks or other recreational facilities such
that substantial physical deterioration of the facility
would occur or be accelerated?
Does the project include recreational facilities or require
the construction or expansion of recreational facilities,
which might have an adverse physical effect on the
environment.
B.
No Impact
Approval of the proposed amendment to SD-60 would not directly
increase the demand for recreational facilities, in that the
proposed project does not involve any land use changes or
activities that would increase the demands for recreational
facilities.
XIII.
TRANSPORTATION/TRAFFIC
A.
Cause an increase in traffic, which is substantial in
relation to the existing traffic load and capacity of the
street system?
75a~ä58
B.
D.
E.
F.
G.
Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways?
Substantially increase hazards to a design feature
Result in inadequate emergency access
Result in inadequate parking capacity
Conflict with adopted policies supporting alternative
transportation
No Impact
The proposed project would incorporate existing land uses into
the SD-60 project area. Approval of the proposed project would
not involve any land use change or changes in land use
intensities that would generate additional traffic. Therefore,
approval of the proposed amendment to SD-60 would not have a
direct impact on traffic volumes, roadway configurations,
emergency access or level of services established in the County
of Orange Congestion Management Plan or alternative modes of
transportation within the project area.
C.
Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in
location that results in substantial safety risks?
No Impact
Approval proposed amendment to SD-60 would not have any adverse
impacts on air traffic patterns, in that the existing buildings
incorporated into the SD-60 project area are no more than 2-
stories in height and would not interfere with air traffic
patterns.
F.
Result in inadequate parking capacity
No Impact
Approval of the proposed amendment to SD-60 would not result in
impacts to parking facilities in that the proposed project does
not involve any land use changes or changes in development
intensities that would increase existing parking demands.
XIV. UTILITIES/SERVICE SYSTEMS
A.
Exceed wastewater treatment requirements of the applicable
Regional Water Quality Control Board?
75B~ifö8
.
B.
C.
D.
E.
F.
G.
Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
Require or result in the construction of new
drainage facilities or expansion of existing
the construction of which could cause
environmental effects?
Are sufficient water supplies available to serve the
project from existing entitlements and resources or are new
or expanded entitlements needed?
Result in the determination by the wastewater treatment
provider, which serves or may serve the project that it has
adequate capacity to serve the projèct's projected demand
in addition to the providers existing commitments.
Is the project served by a landfill with sufficient
permitted capacity to accommodate the project's solid waste
disposal needs?
Comply with federal, state and
regulations related to solid waste?
storm water
facilities,
significant
local
statutes
and
.
No Impact
Approval of the proposed amendment to SD-60 would not generate
additional demands for utility service systems over current
levels of service being provided, in that the proposed project
does not involve any land use changes or changes in land use
intensities that would increase the demands for utility service
systems.
xv.
A.
MANDATORY FINDINGS OF SIGNIFICANCE
Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels, threaten
to eliminate a plant or animal community, reduce the number
or restrict the range of a rare or endangered plant or
animal or eliminate important examples of the major periods
of California history or prehistory.
No Impact
.
Approval of the proposed amendment to SD-60 would not have an
impact on any plant or wildlife species or known cultural
resources, in that the SD-60 project area is not known to
contain any sensitive plant, wildlife Or cultural resources.
75Èf~8f8
B.
Does the project have impacts that are individually limited
but cumulatively considerable?
No Impact
Approval of the proposed amendment to SD-60 would not result in
any significant cumulative impacts, in that the proposed project
does not of involve any land use changes or changes in land use
intensities that would increase cumulative impacts within the
SD-60 project area.
c.
Does the project have environmental effects, which will
cause substantial adverse effects on human beings either
directly or indirectly?
No Impact
Approval of the proposed amendment to SD-60 would not directly
cause any substantial adverse effects on human beings in that
the proposed project would not involve any activities that would
cause adverse impacts on human beings.
XVIII. DETERMINATION
Based upon the evidence in light of the whole record documented
in the above evaluation and cited references, I find that the
proposed project would not have a significant impact on the
environment and a Negative Declaration has been prepared.
XVIV. REFERENCES
City of Santa Ana General Plan September 1982
Environmental Impact report for the General Plan Land Use
Element, August 1997
City of Santa Ana Zoning Ordinance, December 1998
California Environmental Quality Act Guidelines
Site visit July 2003 by Dan Bott
California Department of Fish and Game Natural Diversity data
Base
South Coast Air Quality Management Plan.
7gti:ä~
.
.
.
California Department of Conservation Farmland mapping and
Monitoring Program
Federal register of Historic Resources
City of Santa Ana Local register of Historic Resources
Flood rate insurance Map 06059COO38F
Orange County Airports Environs Land Use Plan
XX. PREPARERS
Dan Bott, Environmental Coordinator City of Santa Ana
758-°89
Bl
II I,
J J
Environmental Checklist
For CEQA Compliance
PLANNING DIVISION
I.
II.
Project Title: Specific Development No.60 (SD-60) Amendment
Project Numbers: ER 2003-149
/II.
Lead Agency Name and Address:
City of Santa Ana Planning Division
P.O. Box 1988 (M-20)
Santa Ana, CA 92702
IV.
V.
Environmental Coordinator and Phone Number:
Dan Bot!
(714) 667-2719
Location: 1941, 1961,2009,2101 East Edinger Avenue
VI. Environmental Determination On the basis of this Initial evaluation, I find that:
./
A. OJ. The proposed project COULD NOT have a significant effect on the environment and a NEGATIVE
í' DECLARATION will be prepared.
B. 0 Although the proposed project could have a significant effect on the environment, there will not be a significant
effect in this case because revisions to the project have been made by or agreed to by the applicant A
MITIGATED NEGATIVE DECLARATION will be prepared.
C. 0 The proposed project MAY have a significant effect on the environment and an ENVIRONMENTAL IMPACT
REPORT is required.
D. 0 Although the proposed project could have a significant effect on the environmen~ because all potentially
significant effects (a) have been analyzed adequately in an earlier EIR (EIR No. - ) pursuant to applicable
standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation
measures that are imposed upon the project, nothing further is require~.
E. 0 Pursuant to Section 15164 of the CEOA Guidelines, an EIR (EIR No. - ) has been prepared earlier and only
minor technical changes or additions are necessary to make the previous EIR adequate and these changes do
not raise important new issues about the significant effects on the environment An ADDENDUM to the EIR
shall be prepared.
F. 0 Pursuant to Section 15162 of the CEOA Guidelines, an EIR (EIR No. -) has been prepared earlier; however,
subsequent proposed changes in the project and/or new information of substantial importance will cause one
or more significant effects no previously discussed. A SUBSEQUENT EIR shall be prepared.
lJM ~~ "
Sigñ~~P
Printed Name
'1 -<t;- z.<9C"~
Date
, " " "0.," "',1
7Sri:9fÖ
"-,'00 ~ ..f ,
.¡
.1111' J
Environmental Chec'klist
For CEQA Compliance
.
Evaluation of Environmental Impacts:
I.
A brief explanation is required for all answers except "No Impacf' answers that are adequately supported
by the information sources a lead agency cites in the parentheses following each question. A "No Impact"
answer is adequately supported if the referenced information sources show that the impact simply does
not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No
Impacf' answer should be explained where it is based on project-specific factors as well as general
standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific
screening analysis).
All answers must take account of the whole action involved, including off-site as well as on-site,
cumulative as well as project-level, indirect as well as direct, and construction as well as operational
impacts.
II.
III.
"Potentially Significant Impacf' is appropriate if there is substantial evidence that an effect is significant. If
there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is
required.
IV.
"Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation
measures has reduced an effect from "Potentially Significant Impacf' to a "Less than Significant Impact".
The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to
a less than significant level.
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Issues & Supporting Information Sources Impact Incorporated Impact Impact
I. Aesthetics - Would the project:
A. Have a substantial adverse effect on a scenic vista? 0 0 0 Pf
B. Damage scenic resources, including but not limited 0 0 0 Jl[
to, trees, rock outpourings and historic buildings
within a state highway?
C. Substantially degrade the existing visual character ~
or quality of the site and its surroundings? 0 0 0
D. Create a new source of substantial light or glare
which would adversely affect day or nighttime views 0 ~
in the area? 0 0
.
75B~9148
mdlmswordlenvcheck.docl 1.15.99
Page10f10
.¡
II I: .
j I
Environmental Chec"klist
For CEQA Compliance
Issues & Supporting Information Sources
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
II. Agricultural Resources - In determining whether impacts to. agricultural resources are significant
environmental effects, lead agencies may refer to the Califomia Agricultural Land Evaluation and Site
Assessment Model prepared by the Califomia Department of Conservation as an optional model to use in
assessing impacts on agricultural farmiand. Would the project:
A.
Convert Prime Farmland, Unique Farmland or
Farmland of Statewide Importance (Farmland) to
non-agricultural use? (The Farmland Mapping and
Monitoring Program in the California Resources
Agency, Department of Conservation, maintains
detailed maps of these and other categories of
farmland.)
0
0
0
0
0
0
0
0
0
)&{
PI:
~
Air Quality - Where available, the significance criteria established by the applicable air quality management or
III. pollution control district may be relied upon to make the following determinations. Would the project:
B.
Conflict with existing zoning for agricultural use or a
Williamson Contract?
C.
Involve other changes in the existing environment
which, due to their location or nature, could
individually or cumulatively result in loss of
Farmland, to non-agricultural use?
A.
Conflict with or obstruct implementation of
applicable Air Quality Attainment Plan or Congestion
Management Plan?
B.
Violate any stationary source air quality standard or
contribute to an existing or proposed air quality
violation?
C.
Result in a cumulatively considerable net increase
of any criteria pollutant for which the project region
is non-attainment under an applicable federal or
state ambient air quality standard (including
releasing emission which exceed quantitative
thresholds for ozone precursors)?
D.
Expose sensitive receptors to substantial pollutant
concentrations?
md\mswordlenvcheck.docl 1.1 S.99
7 51:!e_~~8
0
0
0
0
0
0
0
0
0
0
0
0
~
~
~
(
Page2of10
.1
. lI'j' j.
Environmental Checklist
For CEQA Compliance
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
0 0 0 ~
Issues & Supporting Information Sources
E.
Create objectionable odors affecting a substantial
number of people?
IV. Biological Resources - Would the project:
A.
Have a substantial adverse impact, either directly
or through habitat modifications, on any species
identified as a candidate, sensitive or special status
species in local or regional plans, policies or
regulations or by the California Department of Fish
and Game or U.S. Fish and Wildlife Services?
B.
Have a substantial adverse impact on any riparian
habitat or natural community identified in local or
regional plans, policies, and regulations or by the
California Department of fish and Game or U.S.
Fish and Wildlife Service?
.
C.
Adversely impact federally protected wetlands
(including, but not limited to, marsh, vernal pool,
coastal, etc.) either individually or in combination
with the known or probable impacts of other
activities through direct removal, filling hydrological
interruption, or other means?
D.
Confiict with any local policies or ordinances
protecting biological resources, such as tree
preservation policy or ordinance?
V. Cultural Resources - Would the project:
A.
Cause a substantial adverse change in the
significance of a historical resource as defined in
Section 15064.5?
B.
Cause a substantial adverse change in the
significance of a unique archaeological resource
pursuant to define Section 15064.5?
.
C.
Directly or indirectly disturb or destroy a unique
paleontogical resource or site?
mdlmswordlenvchecl<.doc\ 1.15.99
75B~~:i'f48
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
ÇÈÍ
~
ø:
~
,ß(
~
P{
Page30f10
.¡
II I.
I J
Environmental Checklist
For CEQA Compliance
Issues & Supporting Information Sources
D.
Disturb any human remains, including those
interred outside of formal cemeteries?
VI. Geology and Soils - Would the project:
A.
Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or
death involving:
1.
Rupture of an known earthquake fault, as
delineated on the most recent on the most
recent Alquist-Priolo Earthquake Fault Zoning
map issued by the State Geologist for the area
or based on other substantial evidence of a
known fault?
2.
Strong seismic ground shaking?
3.
Seismic-related ground failure, including
liquefaction?
4.
Landslides?
B.
Would the project result in substantial soil erosion
or the loss of topsoil?
c.
Would the project result in the loss of a unique
geologic feature?
D.
Is the project located on strata or soil that is
unstable or that would become unstable as a result
of the project and potentially result in on-or off-site
landslide, lateral spreading, subsidence,
liquefaction or collapse?
E.
Where sewers are not available for the disposal of
wastewater, is the soil capable of supporting the
use of septic tanks or alternative wastewater
disposal systems?
md\msword\envcheck.docl1.15.99
75B~948
Potentially
Significant
Potentially Unless
Significant Mitigation
Impact Incorporated
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Less Than
Significant
Impact
0
0
0
0
0
0
0
0
0
0
No
Impact
P(
0
Jf(
M
ø,.
~
~
X
~
pr
Page 4 of 10
.1
. þJ'¡' ¡
Environmental Checklist
For CEQA Compliance
Issues & Supporting Information Sources
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
VII. Hazardous and Hazardous Materials - Would the project:
A. Create a significant hazard to the public or the 0 0 0 ¡(
environment through the routine transport, use or
disposal of hazardous materials?
B. Emit hazardous emissions or handle hazardous or 0 0 0 ~
acutely hazardous materials, substance or waste
within one-quarter mile of an existing or proposed
school?
C. Be located on a site which is located on a list of 0 0 0 ft\
hazardous materials sites compiled pursuant to
. Government Code Section 659662.5 and, as a
result, would it create a significant hazard to the
public or the environment?
D. For a project located within an airport land use plan 0 0 0 A
or where such a plan has not been adopted, within
two miles where of a public airport or public use
airport, would the project result in a safety hazard
for people residing or working in the project area?
VIII. Hydrology and Water Quality - Would the project:
A. Violate Regional Water Quality Control Board water 0 0 0 ~
quality standards or waste discharge
requirements?
B. Substantially deplete groundwater supplies or 0 0 0 ~
interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater table
level (i.e., the production rate of pre-existing nearby
wells would drop to a level which would not support
existing land uses or planned uses for which
permits have been granted)?
.
mdlmswordlenvchecl<.docl 1.15.99 Page 4\ 0148 Page50f10
758-95
.'
ÞI I.'
) J
Environmental Checklist
For CEQA Compliance
Issues & Supporting Information Sources
C.
Substantially alter the existing drainage pattern of
the site or area. including through the alteration of
the course of stream or river, or substantially-
increase the rate or amount of surface runoff in a
manner which would result in flooding on or off-
site?
D.
Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide substantial
additional sources of polluted run-off?
E.
Place housing within a 1O0-year floodplain, as
mapped on a federal Flood Hazard Boundary or
Flood Insurance Rate Map or other flood hazard
delineation map?
F.
Place within a 100-year floodplain structures which
would impede or redirect flood flows?
G.
Place housing within a 100-year floodplain, as
mapped on a federal Flood Hazard Boundary or
Flood Insurance Rate Map or other flood hazard
delineation map?
IX. Land Use and Planning- Would the project:
A.
Physically divide an established community?
B.
Conflict with any applicable land use plan, policy,
or regulation of an agency with jurisdiction over
the project (inciuding, but not limited to the general
plan, specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
C.
Conflict with any applicable habitat conservation plan
or natural community conservation plan?
X. Mineral Resources - Would the project:
A.
Result in the loss of availability of a locally-
important mineral resource recovery site
delineated on a local general plan, specific plan, or
other land use plan?
md\msword\envcheck.doc\1.15.99
~e42 0[48
750-96
Potentially
Significant
Impact
D
D
D
D
D
D
D
D
D
Potentially
Significant
Unless
Mitigation
Incorporated
D
D
D
D
D
0
D
D
0
Less Than
Significant
Impact
D
D
D
D
D
D
D
D
D
No
Impact
W
þ(
~
~
Þ(
~
þ(
Ç(
fr{
Page6of1()
.1
.1111' j
Environmental Chec.klist
For CEQA Compliance
Issues & Supporting Information Sources
XI. Noise - Would the project result in:
A.
Exposure of persons to or generation of noise'
levels in excess of standards established in the
local general plan or noise ordinance, or applicable
standards of other agencies?
B.
Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise levels?
c.
A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing
without the project?
.
D.
A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels existing without project?
E.
For a project located within an airport land use plan
or where such a plan has not been adopted, within
two miles of a public airport or public use airport,
would the project expose people residing or
working in the project area to excessive noise
levels?
XII. Population and Housing - Would the project:
A.
Induce substantial population growth in an area,
either directly (for example, by proposing new
homes and business) or indirectly (for example,
through extension of roads or other infrastructure)?
B.
Displace substantial numbers of existing housing,
necessitating the construction of replacement
housing elsewhere?
c.
Displace substantial numbers of people,
necessitating the construction of replacement
housing elsewhere?
.
mdlmsword\envcheck.doc\1.15.99
75B~S18
Potentially
Significant
Impact
0
0
0
0
0
0
0
0
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
0 0 ~
0 0 J(
0 0 %-
0 0 tKJ:
0 0 þ(
0
p(
0
0
~
0
0
~
0
Page 7 of 10
.1
ÞI I"
j j
Environmental Checklist
For CEQA Compliance
Issues & Supporting Information Sources
XIII. Public Services
A.
Would the project result in substantial adverse-
physical impacts associated with the provision of
new or physically altered governmental facilities,
need for new or physically altered governmental
faciiities, the construction of which could cause
significant environmental impacts, in order to
maintain acceptable service rations, response
times or other performance objectives for any of the
public service:
Fire protection?
Police protection?
Schools?
Parks?
Other public faciiities?
XIV. Recreation
A.
Would the project increase the use of existing
neighborhood and regional parks' or other
recreational faciiities such that substantia.1 physical
deterioration of the facility would occur or be
accelerated.
B.
Does the project include recreational faciiities or
require the construction or expansion of
recreational faciiities which might have an adverse
physical effect on the environment?
XV. Transportation I Traffic
A.
Cause an increase in traffic which is substantial in
relation to the existing traffic load and capacity of
the street system (i.e. result in a substantial
increase in either the number of vehicle trips, the
volume to capacity ration on roads, or congestion
at intersections?)
mdlmswordlenvcheck.doc\1.15.99
7SB~ää
Potentially
Significant
Impact
0
0
0
0
0
0
0
0
0
Potentially
Significant
Unless
Mitigation
Incorporated
0
0
0
0
0
0
0
0
0
Less Than
Significant
Impact
0
0
0
0
0
0
0
0
0
No
Impact
0
~
Ø(
~
/!1..
~
rK
~
Page8of10
.
I ¡
. tIll' I
Environmental Chec.klist
For CEQA Compliance
Issues & Supporting Information Sources
.
B.
Exceed, either individually or cumulatively, a level
of service standard established by the county
congestion management agency for designated
roads or highways?
C.
Result in a change in air traffic patterns. including
either an increase in traffic levels or a change in
location that results in substantial safety risks?
D.
Substantially increase hazards to a design feature
(e.g. sharp curves or dangerous intersections) or
incompatible uses (e.g. farm equipment)?
E.
Result in inadequate emergency access?
F.
Result in inadequate parking capacity?
G.
Conflict with adopted policies supporting altemative
transportation (e.g. bus turnouts, bicycle racks)?
XVI. Utilities and Service Systems
.
A.
Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
Require or result in the construction of new water
or wastewater treatment facilities or expansion of
existing facilities, the construction of which could
cause significant environmental effects?
B.
c.
Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
D.
Are sufficient water supplies available t() serve the
project from existing entitlements and resources or
are new or expanded entitlements needed?
E.
Result in the determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project's projected demand in addition to the
provider's existin!] cnmmitments?
md\msword\envcheck.doc\ 1.15.99
75ir~§ö48
Potentially
Significant
Impact
0
0
0
0
0
0
0
0
0
0
0
Potentially
Significant
Unless
Mitigation
Incorporated
0
0
0
0
0
0
0
0
0
0
0
Less Than
Significant
Impact
0
0
0
0
0
0
0
0
0
0
0
No
Impact
~
~
çt(
;
~
J1:
~
p[
~
~
Page90f10
B¡
II I.
I j
Environmental Checklist
For CEQA Compliance
Issues & Supporting Information Sources
F.
Is the project served by a landfill with sufficient
permitted capacity to accommodate the project's
sold waste disposal needs?
G.
Comply with federal, state and local statutes and
regulations related to solid waste?
XVII. Mandatory Findings of Significance
A.
Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range
of a rare or endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
B.
Does the project have impacts that are individually
limited but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects, effects of other current projects and the
effects of probable future projects).
c.
Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
mdlrnsword\envcheck.doc\1.15.99
7 sl§ ~6iö8o
Potentially
Significant
Impact
0
0
0
0
0
Potentially
Significant
Unless
Mitigation
Incorporated
0
0
0
0
0
Less Than
Significant
Impact
0
0
0
0
0
No
Impact
~
ft(
~
J¥
~
Page10of10
.
Environmental Checklist
For CEQA Compliance
Issues & Supporting Information Sources
F.
Is the project served by a landfill with sufficient
permitted capacity to accommodate the project's
sold waste disposal needs?
G.
Comply with federal, state and local statutes and
regulations related to solid waste?
XVII. Mandatory Findings of Significance
A.
Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining
levels, threaten to' eliminate a plant or animal
community, reduce the number or restrict the range
of a rare or endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
.
B.
Does the project have impacts that are individually
limited but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects. effects of other current projects and the
effects of probable future projects).
C.
Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
.
md\mswordlenvcheck.docI1.15.99
Page 47 of 48
75B-101
Potentially
Significant
Impact
0
0
0
0
0
Potentially
Significant
Unless
Mitigation
Incorporated
D
D
D
D
D
Less Than
Significant
Impact
~
~
K
J(
ß{
No
Impact
D
D
D
0
D
Page100f10
AFFIDAVIT OF PUBLICATION
STATE OF CALIFORNIA, )
) 55.
County of Orange )
1 am a citizen of the United States and a resident
of the County aforesaid; 1 am over the age of
eighteen years, and not a party to or interested
in the above entitled matter. 1 am the principal
clerk of The Orange County Register, a
newspaper of general circulation, published in
the city of Santa Ana, County of Orange, and
which newspaper has been adjudged to be a
newspaper of general circulation by the Superior
Court of the County of Orange, State of
California, under the date of November 19,
1905, Case No. A-21046, that the notice, of
which the annexed is a true printed copy, has
been published in each regular and entire issue of
said newspaper and not in any supplement
thereof on the following dates, to wit:
July 18, 2003
"1 certify (or declare) under the penalty of
peIjury under the laws of the State of California
that the foregoing is true and correcC':
Executed at Santa Ana, Orange County;
California, on
The Orange County Register
625 N. Grand Ave.
Santa Ana, CA 92701
(714) 796-7000 ext. 2209
PROOF OF PUBLICATION
This space is for the County Clerk', Filing Stamp
RECEIVED
JUL 2 1 2003
SANTA ANA PLANNING DEFT
NoncE OFlNTI..T ;:
TO ADOPT A NEOATIYII
DEcLARATION ..:-
ProofofPublicatiooo ~::"In:'"'è:;'o'1;:::
~ag::"8':.":o.:"".J' ",:
"'1k>M""P",~ ..,:.';;,.-
p.. octnu., .\ ,,",
ff~ ==r< ;~;;,:
p P.. ... ""'rlPok,;.:.~r-
Tho """"= =!t;i
.....
:;,0;:':"""0"""""" 1
eOc Oo","pmootNo.;60
::=::;:~;~ht-;I
~o:.;.;,'1;.~' !"O:'~I
~~~I~m..7i;~~
PublIc N."'w Port'" :..
7-1"2003 """'20(13 .-,q>~
~~~~D""',;)~;~l
It. .....uò;;¡'j{':~
Ci~ to ,.,.Ccunol
~=.';:~:\
;;:: ,:'tiT~"" ~
aJl ",I"oneod dccu"""..
~::'w':ta....~:~.,::,
p,""o;o. "" B""'I""",,,"",
tr~~.:t~~~1
PI.u. "bmil any com-
"I
1 8. M.20, Santa ""~ CA.
92702. :.; ;
'YO' h.... any C'","'" "'
wc,ld Ilk, any od,mono! n-
lo<matico. pi.... oootact Bill
",pl. at (714) 667.2700.
~~~,';J~ly~~~?,11IyÌ!""
R"4"""'61' .
7 5~e_41°{)~