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Home My WebLink About31B - SPR 2008-03 1425 AUTO MALL DRREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: JULY 7, 2008 TITLE: SITE PLAN REVIEW NO. 2008-03 FOR THE ADDITION AND RENOVATION OF AN AUTO DEALERSHIP WITHIN THE SANTA ANA AUTO MALL (SD-60) AT 1425 AUTO MALL DRIVE FOR COMMONWEALTH AUDI, APPLICANT CITY MANAGER RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: APPROVED ^ As Recommended ^ As Amended ^ Ordinance on 1S' Reading ^ Ordinance on 2"d Reading ^ Implementing Resolution ^ Set Public Hearing For_ CONTINUED TO FILE NUMBER Receive and file the staff report approving Site Plan Review No. 2008-03 as conditioned. PLANNING COMMISSION ACTION On June 9, 2008, the Planning Commission approved and adopted the Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2007-60 and adopted a resolution approving Site Plan Review No. 2008-03 as conditioned by a vote of 6:0 (De La Torre absent) to allow a 23,500 square foot addition and renovation to a vacant auto dealership within the Santa Ana Auto Mall for Commonwealth Audi at 1425 Auto Mall Drive in the Specific Development No. 60 (SD-60) zoning district. The Planning Commission made no changes to the recommended conditions of approval outlined in the attached staff report (Exhibit A). FISCAL IMPACT There is no fiscal impact associated with this action. '~~ L ,. Jay Trevino Executive Director Planning & Building Agency BA:rb ba\reports 2008\spr08-03 New Audi Dealership .cc 31 B-1 REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE: JUNE 9, 2008 TITLE: PUBLIC HEARING - SITE PLAN REVIEW NO. 2008-03 FOR THE ADDITION AND RENOVATION OF AN AUTO DEALERSHIP WITHIN THE SANTA ANA AUTO MALL (SD-60) FOR COMMONWEALTH AUDI Prepared by B i 11 App 1 e ~- Executive Director RECOMMENDED ACTION PLANNING COMMISSION SECRETARY APPROVED ^ As Recommended ^ As Amended ^ Set Public Hearing For DENIED ^ Applicant's Request ^ Staff Recommendation CONTINUED TO ~rC1'~-c.e~ I-~iE--L~~ ,...~ Planning anager 1. Approve and adopt the Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2007-60. 2. Adopt a resolution conditioned. DISCUSSION Request of Applicant approving Site Plan Review No. 2008-03 as Commonwealth Audi is requesting approval for a 23,500 square foot addition and renovation to a vacant auto dealership within the Santa Ana Auto Mall (SD-60) . Property Description Commonwealth Audi is proposing to relocate into the vacant KIA auto dealership located at 1425 Auto Mall Drive. The site is approximately 2.61 acres in size and is located within the 50 acre Santa Ana Auto Mall. There are currently two main buildings on the site, separated by a drive through canopy. Existing building square footage is approximately 17,630 square feet, consisting of dealer showrooms, administrative offices, parts and storage, and service/repair bays. The property is surrounded by other automobile dealerships which make up the Santa Ana Auto Mall. The property has a General Plan land use designation of Industrial (IND) and a zoning designation of Specific Development No. 60 (SD-60). Specific Development No. 60 is the zoning document that governs development within the Auto Mall (Exhibits 1 and 2). EXHIBIT A 31 B-2 Site Plan Review No. 2008-03 June 9, 2008 Page 2 Project Description Commonwealth Audi is proposing to move from their current location within the Auto Mall, which they share with Commonwealth Volkswagen, to the former KIA dealership located across the street at 1425 Auto Mall Drive. The project will renovate a vacant dealership and add approximately 23,510 square foot of new sales, reception and showroom areas. Sixteen new service bays, a detail area and car wash will also be added to the project site. The building area of the dealership after the proposed expansion will be approximately 41,140 square feet and will have a total of 28 repair bays internal to the site to service vehicles. The project will provide architectural upgrades to both the existing building and new addition. Building materials will consist of perforated and corrugated metal cladding along the north and east elevations viewable from Auto Mall Drive, glazed aluminum store front windows and doors, and a combination of cement plaster, split face and CMU block (Exhibit 3). The building expansion is set back a minimum of 60 feet from Auto Mall Drive. Approximately 5.3 percent of the site will be landscaped in compliance with the requirements set fourth in SD-60. All landscaping along Auto Mall Drive will remain. Analysis of the Issues The renovation of the dealership and building expansion requires Planning Commission approval because the project site is located within the Specific Development No. 60 zoning district. The expansion complies with City development standards and the provisions outlined in SD-60. In addition, the proposal has been reviewed and approved by the Santa Ana Auto Mall Dealer's Association in compliance with the provisions outlined in the Auto Mall Covenants, Conditions and Restrictions (CC&Rs). Based upon the above analysis, staff recommends that the Planning Commission approve Site Plan Review No. 2008-03 and the Mitigation Monitoring Program, Environmental Review No. 2007-60. 31 B-3 Site Plan Review No. 2008-03 June 9, 2008 Page 3 CEQA Compliance In accordance with the California Environmental Quality Act, Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No.2007-60 has been prepared for this project (Exhibit 4). ~3 ,c~~ Bill Apple Associate Planner BA:jm ba\reports 2008\spr08-03 New Audi Dealership.pc 31 B-4 T u s t i n Al GENERALAGRICULTURAL -B PARKING MODIFICATION C1 COMMUNITY COMMERCIAL C1-MD COMMUNITY COMMERCIAL-MUSEUM DISTRICT C2 GENERAL COMMERCIAL C3 CENTRAL BUSINESS C3-A CENTRAL BUSINESS-ARTISTS' VILLAGE C4 PLANNED SHOPPING CENTER CS ARTERIAL COMMERCIAL CR COMMERCIAL RESIDENTIAL C-SM SOUTH MAIN STREET COMMERCIAL DISTRICT -F FLOOR AREA RATIO GC GOVERNMENT CENTER M1 LIGHT INDUSTRIAL M2 HEAVY INDUSTRIAL MO MILITARY OPERATIONS 0 OPEN SPACE -OZ OVERLAY ZONE P PROFESSIONAL PCD PLANNED COMMUNITY DEVELOPMENT PD PLANNED DEVELOPMENT PRD PLANNED RESIDENTIAL DEVELOPMENT R1 SINGLE-FAMILY RESIDENCE R2 TWO-FAMILY RESIDENCE R3 MULTIPLE-FAMILY RESIDENCE R4 SUBURBAN APARTMENT RE RESIDENTIAL ESTATE SD SPECIFIC DEVELOPMENT SP SPECIFIC PLAN S P R 08-3 ~ COMMONWEALTH AUDI ~, 1425 AUTO MALL DRIVE - - =5DDFEET 1 " = 1000 FEET P L A N N I N G A N D B U I L D I N G A G E N C Y VICINITY MAP ~C~BIg 1 J Q °z ~ Dealer w Parking ¢ O Z i~ i~ I N D U T R I A L J ~ WILSHIRE AVENUE ~. 1 N U S T R I A L Q 3 w 9T Q ~~F~ ~~',c 1 NDUSTRIAL J Volkswagen °°oc Saab 9G Parking °tiT O 9q 9O! 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I I [ ~ I ~. n . j"._ _ ~ I- {: U / i I' ~ - ~ LF- 1 -....- ~ I -_ I ~~ - Y' - }-- :t-- ~- I I 1 i 1 ~.1 ~ I i ~ , , I I J I !~ .1 i ~ I ~ ~ I i ~ ~ I ~ E55E ~ - r -- _ 's 9 6 ~-` -` ~ x ~ 5 3I ~ s --• ~ 5 S 66 5 ~~ ~-11 .; MAYOR Miguel A. Pulido MAYOR PRO TEM Carlos Bustamante COUNCILMEMBERS Claudia C. Alvarez P. David Benavides Michele Martinez Vincent F. Sarmiento Sal Tinajero CITY OF SANTA ANA PLANNING & BUILDING AGENCY 20 Civic Center Plaza (M-20) P.O. Box 1988 • Santa Ana, California 92702 (714) 667-2700 • Fax (714) 973-1461 www.santa-ana.org NOTICE OF INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION CITY MANAGER David N. Ream CITY ATTORNEY Joseph W. Fletcher CLERK OF THE COUNCIL Patricia E. Healy 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: Commonwealth Audi Automobile Dealership Project Description: The proposed project consists of the new construction and renovation of an existing 17,630 square foot auto dealership and related parking and landscaping on a 2.6 acre site within the existing 50 acre Santa Ana Auto Mall (SD-60). The project will add approximately 23,510 square feet of new space consisting of the expansion of service bays, showroom, office, pre-owned sales, mezzanine and canopy areas. The project will provide the required 116 parking spaces and meet the landscape and development standards for the SD-60 zone. The project requires Site Plan Review approval by the Planning Commission because it is located within a Specific Development zone (SD-60). The expansion of the auto dealership is consistent with the Industrial land use designation of the City's General Plan and meets or exceeds the City's design and development standards for SD-60 which governs development within the Santa Ana Auto Mall. Project Location: 1425 Auto Mall Drive Project Number: SPR 2008-3, DP 2007-16, ER 2007-60, MID 2007-74922 Public Review Period: May 7, 2008 to May 28, 2008 Hearing Date: June 9, 2008 Hearing Location: City of Santa Ana Ross Annex, Rm. 1600, Civic Center Plaza Santa Ana, CA 92702 The Mitigated 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, California. Please submit any comments on the Negative Declaration to the City on or before May 28, 2008. Please direct your comments to: Bill Apple, Associate Planner, 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 Bill Apple at (714) 667- 2747. 08-3 3~,~~ MAYOR Miguel A. Pulido MAYOR PRO TEM Carlos Bustamante COUNCILMEMBERS Claudia C. Alvarez P. David Benavides Michele Martinez Vincent F. Sarmiento Sal Tinajero CITY OF SANTA ANA PLANNING & BUILDING AGENCY 20 Civic Center Plaza (M-20) P.O. Box 1988 • Santa Ana, California 92702 {714) 667-2700 • Fax (714) 973-1461 www.santa-ana.org CITY MANAGER David N. Ream CITY ATTORNEY Joseph W. Fletcher CLERK OF THE COUNCIL Patricia E. Healy MITIGATED-NEGATIVE DECLARATION 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: Site Plan Review No. 2008-03, Development Processing No. 2007- 16, Environmental Review No. 2007-60 Applicant: Commonwealth Audi, c/o Ware Malcomb, Lyle Hutson. 10 Edelman, Irvine, CA 92618 Project Location /Address: 1425 Auto Mall Drive Project Title /Description: The proposed project consists of the new construction and renovation of an existing 17,630 square foot auto dealership and related parking and landscaping on a 2.6 acre site within the existing 50 acre Santa Ana Auto Mall (SD-60). The project will add approximately 23,510 square feet of new space consisting of the expansion of service bays, showroom, office, pre-owned sales, mezzanine and canopy areas. The project will provide the required 116 parking spaces and meet the landscape and development standards for the SD-60 zone. The project requires Site Plan Review approval by the Planning Commission because it is located within a Specific Development zone (SD-60). The expansion of the auto dealership is consistent with the Industrial land use designation of the City's General Plan and meets or exceeds the City's design and development standards for SD-60 which governs development within the Santa Ana Auto Mall. And does hereby find: That although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because of revisions to the project and mitigation measures paced on the project, and agreed to by the applicant, reduce each impact to below a level of significance. Signature: ~ Date Associate Planner ,r _ S -O ~ This determination is not final until adopted by the decision-making body or administrative official, and a Notice of Determination is filed. 3'~~2 °~~ Environmental Checklist CEQA Compliance PLANNING DIVISION I. Project Title: Commonwealth Audi II. Project Numbers: SPR 2008-3. DP 2007-16, ER 2007-60 111. Lead Agency Name and Address: City of Santa Ana Planning Division (M-20) P.O. Box 1988, Santa Ana, CA 92702 IV. Contact and Phone Number: Bill Aoole (714) 667-2747 V. Project Location: 1425 Auto Mall Drive VI. Project Sponsor's Name and Address: Lyle Hutson, Ware Malcomb, 10 Edelman, Irvine, CA 92618 VII. General Plan Designation: Industrial (IND) VIII. Zoning: Specific Development No. 60 (SD-60) IX. Description of Project: The proposed project consists of the new construction and renovation of an existing 17,630 square foot auto dealership and related parking and landscaping on a 2.6 acre site within the existing 50 acre Santa Ana Auto Mall (SD-60). The project will add approximately 23,510 square feet of new space consisting of the expansion of service bays, showroom, office, pre-owned sales, mezzanine and canopy areas. The project will provide the required 116 parking spaces and meet the landscape and development standards for the SD- 60 zone. The project requires Site Plan Review approval by the Planning Commission because it is located within a Specific Development zone (SD-60). The expansion of the auto dealership is consistent with the Industrial land use designation of the City's General Plan and meets or exceeds the City's design and development standards for SD-60 which governs development within the Santa Ana Auto Mall. X. Surrounding Land Uses and Setting: The project site is currently developed with a 17,630 square foot auto dealership and accessory uses on a rectangular shaped parcel located within the 50 acre Santa Ana Auto Mall. The Auto Mall is bounded by railroad tracks and the Orange County Flood Control Channel to the North, the Costa Mesa (55) freeway and Auto Mall Drive to the East, Edinger Avenue, auto dealerships /industrial property to the South and Ritchey Street to the West. Vehicular access to the site is from Auto Mall Drive off of either Ritchey Street to the West or Edinger Avenue to the South. Edinger Avenue is listed as a major arterial street in the Circulation Element of the City's General Plan. The project site is surrounded on three sides by other auto dealerships and Railroad tracks and the Orange County Flood Control Channel to the North. XI. Other agencies whose approval is required. No approval is required from outside agencies. LL\Z:\WP511ENVIRONMENTAL 2008\Mit Neg Dec .Neg Dec 20081AUDy6~ ~c.~ Page 1 Of 2 1859 ,95-9 ui Q 7 0 z a 195-9 3DS9 SECTIONAL DISTRICT MAP 2o-5-9 SCALE WFEET t ' 1~~~~~ ADOPTED BY THE SANTAANA CRY COUNCIL, MARCH 2, 7959 BY ORDINANCE NS363 o lDOo 6Q MINIMUM FRONTAGE A7 GENERAL AGRICULTURAL GSM SOUTH MAIN STREET COMMERCIAL DISTRICT PD PLANNED DEVELOPMENT -6000 MINIMVM EOT AgEA -B PARKINGMODIFlCATION -F FLOOR AREA RATIO PRD PLANNED RESIDENTIAL DEVELOPMENT C7 COMMUNITY COMMERCIAL GC GOVERNMENT CENTER R1 SINGLE-FAMILY RESIDENCE THISAUPISTHEOFF~culESECTIONAi oESrRICr MAP OF n+ECm of SAN1AANA C7-MD COMMUNIfY COMMERCIAL-MUSEUM DISTRICT M7 LIGHT INDUSTRIAL R2 TWO-FAMILY RESIDENCE '~"~~~EO evcmcouNC~ RESDl11T10N N0. ]4163. DATED 11-14]d, I C2 GENERAL COMMERCIAL M2 HEAW INDUSTRIAL R3 MULTIPLE-FAMILY RESIDENCE NEAEBY Ar1E5T T/1AT T1LR UAP 1s ATROE C3 CENTRAL BUSINESS MO MILRARY OPERATIONS R4 SUBURBAN APARTMENT COPY DF 7HE ORIGMAL SEGRONAL DISTRICT MAP No. sa C3-A CENTRAL BUSINESS-ARTISTS' VILLAGE O OPEN SPACE RE RESIDENTIAL ESTATE C4 PLANNED SHOPPING CENTER -0Z OVERLAY 20NE SD SPECIFIC DEVELOPMENT .1AY TREVr+o CS ARTERIAL COMMERCIAL P PROFESSIONAL SP SPECIFIC PLAN EAECIffiVF DREOTOR gAANAa666ulnN6 ADENCY CR COMMERCIAL RESIDENTIAL PCD PLANNED COMMUNITY DEVELOPMENT Ceasfiub Dab May 9, 2007 RES.IM/ANX N0. ORD./RES. NO. ADOPTED DATE RES.I M / ANIL ND ORD_ /RES. ND. ADOPTED GATE RES. / M IAMC N0. 5267 5483 5779 5922 70.31 5926 60d6 AA 1037 M 1065 AA 99-< AAD&3 DRD./RES. NO. NS620 NS500 NS839 NS6M NS1022 NS10d3 NS1193 90-096 NS221d NS2d00 ADOPTED GATE 12-]-59 2-2011 44th 4/Bfi6 7-670 6470 14570 12-1]-73 42-90 1-1&94 8-16-99 -= PREPARED BV THE PLANNING DI OF SANTA ANA, CALIFORNIA REVISED 59177 Environmental Checklist CEQA Compliance Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by the project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. O Aesthetics O Agricultural Resources O Air Quality O Biological Resources O Cultural Resources O Geology and Soils O Hazards and Hazardous Materials O Hydrology and Water Quality O Land Use and Planning O Mineral Resources O Noise O Population and Housing O Public Services O Recreation O Transportation and Traffic O Utilities and Service Systems O Mandatory Findings of Significance Environmental Determination On the basis of this initial evaluation, I find that: A. ^ The proposed project COULD NOT have a significant effect on the environment and a NEGATIVE DECLARATION will be prepared. B. ® 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. ^ The proposed project MAY have a significant effect on the environment and an ENVIRONMENTAL IMPACT REPORT is required. D. ^ Although the proposed project could have a significant effect on the environment, 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 required. E. ^ Pursuant to Section 15164 of the CEQA 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. ^ Pursuant to Section 15162 of the CEQA 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. ~ ~ s -- 5 -- ° tf' Signature Date Bill Aogle. Associate Planner Printed Name LL\Z:\WP51\ENVIRONMENTAL 2008\Mit Neg Dec . Neg Dec 2008WUq-~ 7,~ ~ d0~~ P2ge 2 Of 2 Environmental Checklist CEQA Compliance Evaluation of Environmental Impacts: I. A brief explanation is required for all answers except "No Impact" 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 Impact" 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 aproject-specific screening analysis). II. 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. III. "Potentially Significant Impact" 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. "Less than Significant with Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact' 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. Issues & Supporting Information Sources I. Aesthetics -Would the project: Less than Significant Potentially with Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact A. Have a substantial adverse effect on a scenic vista? ^ ^ ^ B. Damage scenic resources, including but not limited ^ ^ ^ 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? ^ ^ ® ^ D. Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? ^ ^ ® ^ 8~~3~18 Environmental Checklist CEQA Compliance Issues & Supporting Information Sources Less than Significant Potentially with Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact II. Agricultural Resources - In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model prepared by the California Department of Conservation as an optional model to use in assessing impacts on agricultural farmland. 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.) 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? III. Air Quality -Where available, the significant criteria established by the applicable air quality management or pollution control district may be relied upon to make the following determinations. Would the project: 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 exceeds quantitative thresholds for ozone precursors)? D. Expose sensitive receptors to substantial pollutant ^ ^ ® ^ concentrations? 3~~~ 9 i i " "~~ Environmental Checklist CEQA Compliance Less than Significant Potentially with Less Than Significant Mitigation Significant No Issues ~ Supporting Information Sources Impact Incorporated Impact Impact 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. Conflict 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 ^ ^ ^ paleontological resource or site? ~~~~0 i i " ;~ Environmental Checklist CEQA Compliance Less than Significant Potentially with Less Than Issues & Supporting Information Sources Significant Impact Mitigation Incorporated Significant Impact No Impact 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 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? 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? P~e~ ~ ~~ i 1 " ;~ Environmental Checklist CEQA Compliance Issues & Supporting Information Sources VII. Hazardous and Hazardous Materials -Would the project: Less than Significant Potentially with Significant Mitigation Impact Incorporated A. Create a significant hazard to the public or the ^ environment through the routine transport, use or disposal of hazardous materials? B. Emit hazardous emissions or handle hazardous or ^ 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 ^ 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 ^ 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 ^ quality standards or waste discharge requirements? 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 (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)? 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? Less Than Significant No Impact Impact ^ ^ ^ ^ ^ ^ ^ ^ ® ^ ^ ^ 3~~~~2 Environmental Checklist CEQA Compliance Less than Significant Potentially with Less Than Significant Mitigation Significant No Issues & Supporting Information Sources Impact Incorporated Impact Impact 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. Otherwise substantially degrade water quality? ^ ® ^ ^ F. 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? G. Place within a 100-year floodplain structures which ^ ^ ^ would impede or redirect flood flows? H. Expose people or structures to a significant risk of ^ ^ ^ loss, injury, or death involving flooding, including flooding as a result of the failure of a levee or dam. I. Result in an increase in pollutant discharges to ^ ® ^ ^ receiving waters? Consider water quality parameters such as temperature, dissolved oxygen, turbidity and other typical storm water pollutants (e.g. heavy metals, pathogens, petroleum derivatives, synthetic organics, sediment, nutrients, oxygen-demanding substances, and trash) J. Result in significant alteration of receiving water ^ ® ^ ^ quality during or following construction? K. Could the proposed project result in increased ^ ® ^ ^ erosion downstream? L. Result in increased impervious surfaces and ^ ® ^ ^ associated increased runoff? M. Create a significant adverse environmental impact ^ ® ^ ^ to drainage patterns due to changes in runoff flow rates or volumes? N. Tributary to an already impaired water body, as ^ ® ^ ^ listed on the Clean Water Act Section 303(d) list: If so, can it result in an increase in any pollutant of which the water body is already impaired? ~a~e®°~~ Environmental Checklist CEQA Compliance Less than Significant Potentially with Less Than Significant Mitigation Significant No Issues & Supporting Information Sources Impact Incorporated Impact Impact O. Tributary to other environmentally sensitive areas? ^ ® ^ ^ If so, can it exacerbate already existing sensitive conditions? P. Have a potentially significant environmental impact ^ ® ^ ^ on surface water quality to either marine, fresh, or wetland waters? Q. Have a potentially significant adverse impact on ^ ® ^ ^ groundwater quality? R. Cause or contribute to an exceedance of applicable ^ ® ^ ^ surface or groundwater receiving water quality objectives or degradation of beneficial uses? S. Impact aquatic, wetland, or riparian habitat? ^ ® ^ ^ 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 (including, 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? 1~~24 Environmental Checklist CEQA Compliance Less than Significant Potentially with Less Than Significant Mitigation Significant No Issues & Supporting Information Sources Impact Incorporated Impact Impact 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? ~~~3 ~5 Environmental Checklist CEQA Compliance ess tan Significant Potentially with Less Than Significant Mitigation Issues & Supporting Information Sources Impact Incorporated Significant No Impact Impact 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 facilities, 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: 1. Fire protection? ^ ^ ® ^ 2. Police protection? ^ ^ ® ^ 3. Schools? ^ ^ ^ 4. Parks? ^ ^ ^ 5. Other public facilities? ^ ^ ^ XIV. 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? B. 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? XV. Transportation /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)? 3'~~ ~~6 i i " '~~ Environmental Checklist 1 1 CEQA Compliance Less than Significant Potentially with Less Than Significant Mitigation Significant No Issues & Supporting Information Sources Impact Incorporated Impact Impact 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 alternative ^ ^ ^ 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? B. 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? 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 to 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 existing commitments? 3 ~a~ 6 ~38 Environmental Checklist CEQA Compliance Less than Significant Potentially with Less Than Significant Mitigation Significant No Issues & Supporting Information Sources Impact Incorporated Impact Impact F. Is the project served by a landfill with sufficient ^ ^ ® ^ permitted capacity to accommodate the project's solid 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? Page I"7 x"38 Responses to Environmental Checklist For CEQA Compliance The following is an analysis of potential environmental impacts associated with the proposed project based upon the City of Santa Ana Environmental Checklist. The analysis incorporates by reference information from the Santa Ana General Plan Land Use Element No. EIR 97-1. I. Aesthetics- A. Have a substantial adverse effect on a scenic vista? B. 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 FEIR, there are no scenic vistas within the immediate vicinity of the project site. The project site is located near the Newport Freeway (SR-55) however, the segment of State Route 55 near the project site is situated within an urban setting and is void of scenic resources. Therefore, implementation of the proposed project would not result in adverse impacts to any scenic resource. C. Substantially degrade the existing visual character or quality of the site and its surrounding? D. Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? Less than significant impact The project will replace the existing development with equal or better materials and will comply with the design standards that govern the Santa Ana Auto Mall. Major sources of light and glare in the project area include light from street and parking lot lights, illuminated signage, headlights from vehicles, security lighting, and indoor lighting. The proposed project site is currently improved and surrounded by on-street lighting. The proposed project will not introduce substantial new lighting which will be discernable over existing conditions. II. Agricultural Resources A. Convert Prime Farmland, Unique Farmland or Farmland of Statewide Importance to non- agriculture use? B. Conflict with existing zoning for agriculture 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-agriculture use? No Impact The proposed project will replace an existing similar urban development on the site, which is not in agricultural production. Additionally, according to the California Department of Conservation Farmland Mapping and Monitoring Program, the project site does not contain Unique Farmlands, Prime Farmlands or Farmlands of Statewide Importance. Presently, there are no areas in the City that are under existing Williamson Contracts. Therefore the proposed project will not result in any adverse impacts to agricultural resources. ~g~ >~~ J Responses to Environmental Checklist For CEQA Compliance 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 population and growth projections provided in regional planning programs and local general plans. A project could be in conflict with the AQMP if it results in population and growth impacts beyond those identified in the City's General Plan. The proposed project would not impact the growth projections in the General Plan. Therefore, approval of the proposed expansion of an existing auto dealership would not be in conflict with the South Coast AQMP. 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? D. Expose sensitive receptors to substantial pollutant concentrations? E. Create objectionable odors affecting a substantial number of people? Less than significant impact As mentioned previously, the South Coast Air Quality Management District (SCAQMD) regulates air quality in the South Coast Air Basin. The South Coast Air Basin is currently anon-attainment area for carbon monoxide, ozone, and particulate matter. The SCAQMD considers an air quality impact to be significant if it exceeds the thresholds identified below. EMISSION THRESHOLDS OF SIGNIFICANCE Project Pollutant Construction Tons/ Operations Pounds/Da Quarter Pounds/Da Carbon Monoxide 550 24.75 550 Reactive Organic Com ounds 75 2.5 55 Nitro en Oxides 100 2.5 55 Particulate Matter 150 6.75 150 Long-Term Operational Air Quality Impacts The primary source of long-term operational emissions associated with the proposed project would be generated by vehicle travel to and from the project site. A relatively minor amount of gaseous emissions would also occur from natural gas and electricity usage. The proposed project is consistent with the City's General Plan and would not exceed the air pollutant emission projections established in the General Plan Land Use Element EIR. Pa ~'~~~30 Responses to Environmental Checklist For CEQA Compliance Short-term Construction Related Air Quality Impacts Construction operations associated with the proposed project could potentially result in short-term increases in particulate matter, and to a lesser degree increases in carbon monoxide and ozone. Peak day construction emissions for most pollutants arising from construction of the proposed project would occur during the grading and demolition phases. Using the South Coast Air Quality Management District CEQA Air Quality Handbook as a general guideline, the threshold for potentially significant short-term air quality impacts would involve the grading of 1,309,000 square feet of area and the demolition of 23,214,000 cubic feet of building area. The proposed project would require the demolition of approximately less than 100,000 cubic feet of building area and re- grading of 15,000 square feet of lot area only. The amount of grading and demolishing activities for the proposed project would be considerably less than the threshold of significance outlined in the CEQA Air Quality Handbook. While the construction related emissions associated with the proposed project would not exceed the thresholds established by the SCAQMD, the emissions could be a nuisance to other existing land uses in the nearby vicinity of the project site. To minimize short-term construction related to air impacts within the project area, the following project enhancement measure shall be implemented. Project Enhancement Measure During construction, the contractor would be required to comply with SCAQMD Fugitive Dust Rule 403 to suppress dust generated by construction operations. To ensure compliance with SCAQMD Fugitive Dust Rule 403, grading plans and demolition plans for the proposed project shall reflect the following notes: 1. All material excavated or graded will be sufficiently watered to prevent excessive amounts of dust. 2. All clearing and earthwork activities shall cease during period of high winds (winds greater than 25 mph averaged over one hour) or during Stage 1 or Stage 2 smog episodes. 3. Streets surrounding the project site shall be cleaned at the end of each day of construction. 4. All material transported offsite shall either be sufficiently watered or securely covered to prevent excessive amounts of dust. 5. The amount of area disturbed by clearing and earthwork activities shall be minimized at all times. 6. Equipment engines shall be maintained in good condition and in proper tune according to manufacturer's specifications. 7. To the extent feasible, gasoline powered equipment shall be used for onsite and offsite construction activities. In addition, it has been determined that implementation of the proposed project would not result significant long-term or short-term air quality impacts. Therefore, the proposed project area would not be exposed to substantial concentrations of air quality pollutants. Finally, the proposed project is an auto dealership and would not generate significant long-term operational odors. Construction equipment and operations associated with the proposed project could potentially result in odor impacts. However, the odors would be short-term and would not be considered significant. P~~~~31 Responses to Environmental Checklist For CEQA Compliance IV. 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 The City of Santa Ana General Plan Land Use Element EIR indicates that Santa Ana is predominantly built-out and that all sizable expanses of undisturbed native vegetation have been eliminated. Approval and implementation of the proposed project will not result in impacts to any on-site biological resource. The site is currently a developed parcel of land. V. Cultural Resources A. Cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5? No Impact According to the National Register of Historical Structures and the City of Santa Ana Local List of Historical Properties, there are no historical structures located on the project site. Therefore, implementation of the proposed project would not result in significant impacts to any historic resource. B. Cause a substantial adverse change in the significance of a unique archaeological resource pursuant to Section 15064.5? 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 City's General Plan Land Use Element EIR, there are no known or recorded archaeological or paleontological resources on or within the vicinity of the project site. Additionally, the project site is currently developed. The probability for the discovery of unknown cultural resources would be low. Therefore, implementation of the proposed project would not result in impacts to unknown cultural resources. ~~L~3~ ~ 4 Responses to Environmental Checklist For CEQA Compliance VI. Geology and Soils A-1. 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? No Impact According to the City's General Plan Land Use Element EIR, there are no active earthquake faults, Alquist-Priolo Earthquake Fault Zones or landslides within the SD-60 project area. Therefore, the potential for surface rupture due to faulting occurring beneath the site during the design life of the proposed project would be considered low. A-2. Strong Seismic Ground shaking? Less Than Significant Impact The project site is situated within a highly active seismic region of Southern California. A total of 38 active faults have been identified within an approximate 60-mile radius of the project site. The Newport/Inglewood Fault located approximately 13 miles south from the City of Santa Ana is considered to be one of the most dominant faults in regard to potential seismic shaking impacts. The project site could potentially be subject to a maximum credible horizontal ground acceleration of 0.30g from a magnitude 6.9 earthquake along the Newport/inglewood fault zone. A seismic event of this scale could potentially result in significant damage to the project site. However, the risks at the project site are similar to many other areas in the Southern California region. To minimize potential seismic shaking impacts, the proposed project would be subject to Seismic Safety Standards of the Uniform Building Code. Compliance with the Uniform Building Code would reduce potential impacts associated with seismic shaking activity to a level that would be less than significant. A-3. Seismic-related ground failure, including liquefaction? Less Than Significant Impact Soil liquefaction occurs when loose soil deposits below the water table are subject to large ground accelerations generated from seismic events. According to the City's General Plan Land Use Element EIR, the project site is located in an area that is considered to have High-to-Very-High potential for liquefaction impacts. The SD-60 project area is developed with existing land uses and the project site is currently developed with an existing auto dealership. The project proposes to expand the existing dealership by approximately 23,510 square feet. To minimize potential liquefaction impacts, the proposed project would be subject to Seismic Shaking Standards of the Uniform Building Code. Compliance with the Uniform Building Code would reduce potential liquefaction impacts to a level considered less than significant. A-4. Landslides No Impact The project site is flat without any topographical relief. According to the City's General Plan, there are no landslide planes on the project site. Therefore, implementation of the proposed project would not result in adverse impacts in regards to landslides. ~~~33 Responses to Environmental Checklist For CEQA Compliance B. Would the project result in substantial soil erosion or the loss of topsoil? Less than Significant With Mitigation Incorporated Erosion refers to the removal of soil from exposed bedrock surfaces by water or wind. The effects of erosion are intensified with an increase in slope, the narrowing of runoff channels and by the removal of groundcover, which leaves the soil exposed. Construction operations for the proposed project would require excavation of onsite soils. The uncovered soils on the project site could potentially result in erosion and sedimentation impacts to onsite and offsite drainage facilities. This potential impact could increase during periods of rain. To minimize potential erosion impacts, the proposed project would be required to employ the following Best Management Practices during construction operations. Mitigation Measure Prior to the issuance of grading permits, the project developer shall provide proof of coverage under NPDES General Construction Activity Storm Water Permit that includes: (a) A copy of the project's permit issued by the State Water Resource Control Board that identifies the permit number, (b) Two copies of the Storm Water Pollution Prevention Plan. Submit and have approved a surface drainage/utility plan that depicts all applicable "Site Design" structural "Source Control" and "Treatment Control" Best Management Practices (BMPs) in accordance with the Orange County Drainage Area Management Plan (DAMP) and the City of Santa Ana Local Implementation Plan (LIP). Submit for approval a surface drainage/grading/erosion control plan. The plan is to include existing and proposed elevations at and adjacent to all property lines. Drainage routed to the street must be directed beneath the sidewalk and through the curb. 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, the project site does not contain any unique geologic features. Therefore, implementation of the proposed project would not result in adverse impacts to any 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? Less Than Significant Impact According the City's General Plan Land Use Element EIR, the project site is located within the SD-60 project area which 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 soil conditions on the project site would not provide a constraint that would prevent the development of the proposed project. As part of the City's development review process a geotechnical study would be prepared to identify geotechnical design recommendations to ensure the long-term geotechnical stability of the project site. Page 2i7~~~~'T Responses to Environmental Checklist For CEQA Compliance 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? No Impact The project site is an improved building site with an improved sewer system. In terms of geological stability, the project will not require the expansion of additional sewer facilities. VII. Hazards and Hazardous Materials A. Create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials? B. Emit hazardous emissions or handle hazardous or 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 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 Approval of the proposed auto dealership expansion would have no impact on transport or disposal of hazardous material in that the proposed project would not involve activities that would emit hazardous or acutely hazardous material. Additionally, according to the City of Santa Ana Fire Department and the City's General Plan, the project site is not included on a list of hazardous material sites. Implementation of the proposed project would not create a significant hazard to the public or the environment. 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 According to the City's General Plan Land Use Element EIR and the Orange County Airports Environs Land Use Plan, 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 proposed project is located within a FAA Notification Area. The FAA has established height criteria to determine potential conflicts with air navigation. The proposed project height is 34 feet at the highest point and will not exceed two stories. And therefore would not be in conflict with height criteria established by the FAA. Additionally, there are no private airstrips in the City. Therefore, approval of the proposed project would not increase the potential for safety hazards for people residing in or working within the City. VIII. Hydrology and Water Quality A. Violate Regional Water Quality Control Board water quality standards or waste discharge requirements? E. Otherwise substantially degrade water quality? Resulting an increase in pollutant discharges to receiving waters? I~e~~~~ Responses to Environmental Checklist For CEQA Compliance J. Result in significant alteration of receiving water quality during or following construction. K. Could the proposed project result in increased erosion downstream? L. Result in increased impervious surfaces and associated runoff? M. Create a significant adverse environmental impact to drainage patterns due to changes in runoff flow rates or volumes. N. Tributary to an already impaired water body, as listed on the Clean Water Act Section 303(d) list. If so, can it result in an increase in any pollutant of which the body is already impaired? O. Tributary to other environmentally sensitive areas? If so, can it exacerbate already existing sensitive conditions? P. Have a potentially significant environmental impact or surface water quality to either marine, fresh or wetland waters? Q. Have a potentially significant adverse impact on the groundwater quality? R. Cause or contribute to an exceedance of applicable surface or groundwater receiving water quality objectives or degradation of beneficial uses? S. Impact aquatic, wetland or riparian habitat? Less Than Significant With Mitigation Incorporated The City of Santa Ana is included within four watersheds, San Diego Creek, Santa Ana River, Talbert and Westminster. Each of these watershed areas are under the jurisdiction of the Santa Ana Regional Water Quality Control Board and subject to the objectives, water quality standards and Best Management Practice requirements established in the Santa Ana River Basin Plan and Orange County Drainage Area Management Plan. The City of Santa Ana implements the goals, objectives and requirements of the Basin Plan and Drainage Area Management Plan through the City's Local Implementation Plan. Storm water flows from the project site would be conveyed to an underground storm drain before ultimately discharging into Santa Ana River watershed. The Santa Ana Regional Water Quality Control Board has identified Santa Ana River as impaired by nutrients, sediments, metals and pesticides. The primary source of potential adverse water quality impacts associated with the construction and operation of the proposed project would be from nuisance flows. Nuisance flows is defined as runoff that occurs during periods that are not usually associated with rainfall, and are most commonly produced from landscaping irrigation, leaking pipes, and water used to wash off surfaces tributary to the street. Since nuisance flows usually originates in the street, they commonly contain many common pollutants found in streets such as oil and grease and sediment. Additionally, surface water runoff generated from the project site during construction operations could be degraded potentially resulting in adverse water quality impacts to downstream receiving waters. Mitigation Measures ~~• ~~ ' ~i Responses to Environmental Checklist For CEQA Compliance • Prior to issuance of grading permits, the project developer shall submit and have approved a surface drainage/utility plan that depicts all applicable Site Design, Structural Source Control and Treatment Control Best Management Practices in accordance with the Orange County Drainage Area Management Plan(DAMP) and the City of Santa Ana Local Implementation Plan (LIP). • Provide an electronic copy of the "Water Quality Management Plan" (WOMP) that includes the following: a. Site Assessment Site design Best Management Practices (BMP) c. Applicable Routine Source Control BMP d. Selection and sizing of the the Treatment Control BMP e. Mechanism(s) by which funding for long-term operation and maintenance of all structural BMP will be provided f. Operation and Maintenance (O&M) Plan to describe the long-term operation and maintenance requirements of all applicable structural BMP and to identify the entity in charge of implementation. g. WQMP shall be submitted in an electronic format, Adobe PDF, Mircosoft Word or other electronic format (prior approval required). Two hand copies of the original signed owner certification page must be submitted for the City's record • The proposed project would be subject to City of Santa Ana Federal Clean Water Protection Enterprise Fees. 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 The proposed project would not interfere with ground water recharge because the project area is not located in an area that is known to recharge the ground water system. Additionally, construction operations for the proposed project would not encroach onto the underground water basin. Implementation of the proposed project would not result in significant impacts to any underground water supplies. 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 storm water drainage systems or provide substantial additional sources of polluted run- off? 3 ~~3~~ Responses to Environmental Checklist For CEQA Compliance Less than Significant Impact The project site is located within an urbanized area with improved drainage facilities. The proposed project would not introduce additional impervious surfaces unto the project site. There would be no significant increase in the surface water flows generated from the project site because the site is currently imperious and the project would just replace similar materials. F. 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? G. Place within a 100-year floodplain structures which would impede or redirect flood flows? H. 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 The City of Santa Ana is a participant in the National Flood Insurance Program (NFIP). Communities participating in the NFIP must adopt and enforce minimum floodplain management standards, including identification of flood hazards and flood risks. Participation in the NFIP allows communities to purchase low cost insurance protection against losses from flooding. The published Flood Insurance Rate Maps (FIRM) for the project site is included on Community Panel No. 0605900038F. The project site is located entirely in Zone X, which is defined as areas beyond the limits of the 100-year flood and 500-year flood. Implementation of the proposed project would not significantly increase the potential for flood risks. IX. Land Use and Planning A. Physically divide an established community? C. Conflict with any applicable habitat conservation plan or natural community plan? No Impact The project site is currently developed with an existing auto dealership with access to the site from Auto Mall Drive off of either Ritchey Street or Edinger Avenue. The expansion of the dealership will continue the existing development pattern and will not divide existing neighborhoods. The proposed project is located in an urbanized setting and no locally designated species or natural communities are known to exist in the project area. The site is not part of any habitat conservation plan or natural community preservation plan. 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 General Plan land use designation for the site is Industrial, which is consistent with the City's General plan for properties within SD-60. The proposed project will continue the existing development pattern and will not create a conflict with any applicable land use plan, policy or regulations adopted for the purpose of avoiding or mitigating an environmental effect. Pa~,.'~ c~ 3 8 10 Responses to Environmental Checklist For CEQA Compliance X. 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 According to the City's Updated General Plan Land Use Element EIR, there are no areas in Santa Ana that are designated significant Mineral Aggregate Resource Areas. Therefore, implementation of the proposed project would not result in the loss of any regionally or locally important mineral resource. XI. 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. C. A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project. Less Than Significant Impact The project site is subject to noise standards and guidelines in the General Plan Noise Element and Municipal Code Noise Ordinance. The primary purpose of the City of Santa Ana Noise Element is to "Prevent significant increases in noise levels in the community and minimize the adverse effects of currently-existing noise sources." In accordance with the Noise Element, the City has adopted noise standards and guidelines for land use planning. These guidelines for exterior noise levels are presented in Table N-1. Table N-1 Git Of Santa Ana Land Use Gui delines For Exterior Noise Land Use Noise Level dBA CNEL or Ldn Desirable Maximum Maximum Acce table Low Densit Residential 55 65 Medium Densit Residential 60 65 Hi h Densit Residential 65 70 Schools 60 70 Commercial, Office 65 75 _ Industrial ____ 70 75 A significant noise impact would occur if a proposed land uses does not comply with the General Plan noise standards identified in Table N-1, or when a proposed land use results in an 3dB increase to existing noise levels when the existing noise level is at least 65 dB CNEL. The operation of the proposed project would not significantly increase noise levels within the project site. A significant increase in noise would be a 3dB increase over existing noise levels. Typically, a 3db increase in noise levels occurs when existing traffic volumes are doubled. The proposed project would not double existing traffic volumes within the project area. Therefore, implementation of the proposed project would not result in a 3db increase to existing noise levels within the project area. Pag~~o~-39 11 Responses to Environmental Checklist For CEQA Compliance B. Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels. D. A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without project. Less Than Significant Impact The construction of the proposed project would involve conventional construction equipment resulting in less than significant ground borne vibration impacts. No mitigation measures are necessary. Implementation of the proposed project would result in short-term construction related noise impacts. Short-term noise impacts would result from site preparation, excavation, grading, and other construction operations. The construction-related short-term noise levels would be higher than the existing or ambient noise levels in the project area today, but would no longer occur once construction of the project is complete. The Municipal Code recognizes that some forms of noise are required for urban development and maintenance and are difficult to control. Section 18-314(e) exempts noise sources associated with construction, repair, remodeling, or grading of any real property, provided said activities do not take place between the hours of 8:00 p.m. and 7:00 a.m. on weekdays, including Saturday, or any time on Sunday or a federal holiday. Compliance with the City's Noise Ordinance would reduce construction noise impacts to a level considered less than significant. 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 There are no public airports in the City of Santa Ana; however, John Wayne International Airport is located one-mile southwest of city limits. The proposed project is located within atwo-mile radius of the airport. According to the Santa Ana General Plan Draft Environmental Impact Report, no area of the City of Santa Ana is within the noise impact area or 65 CNEL of John Wayne International Airport. Therefore, people residing or working in the project area will not be exposed to excessive noise levels. No impact is anticipated. XII. Population and Housing A. Induce substantial population growth in an area, either directly or indirectly 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? Pag~?,q ~~ A 0 12 Responses to Environmental Checklist For CEQA Compliance No Impact The proposed project consists of an expansion of a existing auto dealership and is consistent with existing land uses within the SD-60 project area and the General Plan Designation for the area which is Industrial. Implementation of the proposed project would not increase the population within the project area or displace existing households since there are no households within the immediate project area. The proposed project is consistent with the General Plan and local and regional growth projections for the project area. XIII. Public Services Fire Protection: Less than Significant Impact The City of Santa Ana Fire Department will provide fire protection and emergency services to the project site. The City maintains ten fire stations throughout the City. The stations are situated where no location in the City is outside of an approximate 1.5 radius of a fire station. Additionally, the City maintains a Mutual Aid Agreement for fire protection services with the neighboring Cities of Fountain Valley, Garden Grove, Tustin, Irvine and Costa Mesa. According to the City of Santa Ana Insurance Service Organization, the City has a low fire risk rating. According to the Santa Ana Fire Department, implementation of the proposed project would not increase the demand for fire protection services over current levels of demand within the project area and that under existing levels of manpower and equipment the Fire Department would be able to provide an adequate level of service. Police Protection: Less than Significant Impact The Santa Ana Police Department will provide police protection services for the proposed project. The Police Department is headquartered at 60 Civic Center Plaza. The City of Santa Ana is subdivided into four policing districts, with each district serving a section of the City. The proposed project is located within the Southeast District which is considered to have an average crime rate. According to the Santa Ana Police Department, implementation of the proposed project would not significantly increase the demand for police protective services, over current levels of demand within the project area and that existing levels of manpower and equipment, the Police Department would have the ability to provide adequate police protection services. Schools, Parks, Other Facilities: No Impact Implementation of the proposed project would not generate demand for additional school services above the current conditions, nor would it generate demand for additional park services. No adverse impacts to schools, parks or other public services would occur. XIV. 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? ¢~3~3d1 ~ 13 Responses to Environmental Checklist For CEQA Compliance B. 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. No Impact Implementation of the proposed project would not generate additional demands on existing recreation facilities or require the construction of new recreation facilities. No adverse impacts to recreation services and facilities would occur. XV. Transportation/Traffic A. Cause an increase in traffic, which is substantial in relation to the existing traffic load and capacity of the street system? B. Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? Less than Significant Impact The roadways within the project area that would primarily serve the project site would include Auto Mall Drive, Edinger Avenue and Ritchey Street. Implementation of the proposed project would result in a slight increase in the daily vehicle trips and pm peak hour trips as an additional 23,510 square feet is being added to the project site for office, sales area, work bays, mezzanine and canopy. However, the proposed project is consistent with the General Plan. Traffic projections for the proposed project would be consistent with the traffic estimates projected in the Circulation Element. Implementation of the proposed project would not change the level of service of any roadway segment or intersection 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 There are no public airports in the City of Santa Ana; however, John Wayne International Airport is located one-mile southwest of city limits. The proposed project is located within atwo-mile radius of the airport. The maximum height of the building is 34 feet on two levels. No impact is anticipated. D. Substantially increase hazards to a design feature No Impact Through the City's development review process, the City's Public Works Agency has determined that implementation of the proposed project would not increase traffic hazards within the project area. E. Result in inadequate emergency access No Impact As part of the City's development review process, the proposed project was reviewed by the Police Department and the Fire Department for potential impacts in regards to emergency access. Both the Fire Department and the Police Department have indicated that implementation of the proposed project would not pose any emergency access constraints or adverse impacts. P~e~ ~'~F ~ 14 Responses to Environmental Checklist For CEQA Compliance F. Result in inadequate parking capacity No Impact The project's parking requirement, based on the City of Santa Ana parking code is 87 parking stalls. The project is providing 151 parking stalls; therefore the project exceeds the City's parking requirement by 64 parking spaces. G. Conflict with adopted policies supporting alternative transportation No Impact The proposed project would not be in conflict with any City policies regarding alternative modes of transportation. Nor would implementation of the proposed project displace any existing modes of public transportation provided within the project area. XVI. Utilities and Service Systems B. 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? D. Are sufficient water supplies available to serve the project from existing entitlements and resources or are new or expanded entitlements needed? Less Than Significant Impact The City of Santa Ana Water Department would provide domestic water service for the proposed project. The City of Santa Ana produces water from two sources. The Orange County Groundwater Basin provides 75% of the annual water supply and the Metropolitan Water District provides 25% of the annual water supply. The City of Santa Ana has 19 active wells with combined capacities of approximately 42,500 gallons per minute. The total combined capacity of all water production facilities is 63,200 gallons per minute. The California Water Management Act of 1983 requires urban water suppliers to prepare Urban Water Management Plans to address the water needs of a community and the ability to provide water during normal, single dry or multiple dry years, based on land uses and population growth reflected in the City's General Plan. The Urban Water Management Plan is required to be updated every five years. According to the City's 2000 Urban Water Management Plan, the total projected water demand for the City in 2005 is approximately 47,265 acre feet per year, which is a decrease compared to Year 2000 water demand of 48,858 acre feet. According to the City's Water Department the long-term water demand in the City is projected to decease slightly. Implementation of the proposed project would not significantly increase water demand within the project area over the current condition. The proposed project is consistent with the General Plan and the water demands for the proposed project would be accounted for in the City's Urban Water Management Plan. A. Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? Pag~2~~ ~ ~ ~ 15 Responses to Environmental Checklist For CEQA Compliance 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 providers existing commitments. Less Than Significant Impact The City of Santa Ana and the Orange County Sanitation District would provide wastewater service to the proposed project. The project area is currently improved with waste water sewer facilities. Wastewater generated from the site would be treated at the Orange County Sanitation District Reclamation Plant No. 1. in the City of Fountain Valley. The treatment plant treats approximately 90 million gallons per day. Implementation of the proposed project would not significantly increase wastewater demands in the project area over the current condition. The wastewater demands of the proposed project would be accounted for in the City's Urban Water Management Plan. The wastewater flows generated from the proposed project would provide an incidental increase in the amount of wastewater flows to the Reclamation Plant No. 1 and would have less than a significant impact on wastewater treatment facilities. 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? Less Than Significant Impact Implementation of the proposed project would not increase the amount of surface water runoff currently generated from the project site. The project would not require the construction of new drainage facilities. F. Is the project served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? G. Comply with federal, state and local statutes and regulations related to solid waste? Less Than Significant Impact The City of Santa Ana would provide solid waste collection services to the project site. Solid waste is transported to the Environmental Service transfer station in Irvine, and then taken to the Bowerman Landfill. The Bowerman Landfill is permitted to accept 8,500 tons per day and is anticipated to close in year 2024. The California Integrated Waste Management Act of 1989 (AB 939) mandates all cities and counties in California to divert fifty percent of solid waste generated from landfill disposal. As part of the General Plan, the City of Santa Ana has prepared a Source Reduction and Recycling Element, which describe how the City complies with the mandates of AB 939. In order to comply with the requirements of AB 939, the City has implemented several waste reduction programs including green waste programs, source reduction programs, and recycling programs. The proposed project would not significantly increase the demand for solid waste disposal. Compliance with the City's recycling program would reduce long-term solid waste disposal service impacts to a level considered less than significant. Pa~~~~A A 16 Responses to Environmental Checklist For CEQA Compliance 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. No Impact Implementation of the proposed project would not substantially reduce the habitat of fish or wildlife species, in that no fish, wildlife populations or cultural resources are known to exist on the project site. Additionally, it is unlikely that unknown cultural resources would be discovered on the project site as it has previously been developed. B. Does the project have impacts that are individually limited but cumulatively considerable? Less Than Significant Impact Implementation of the proposed project would not result in significant cumulative impacts to the environment. The proposed project would comply with the applicable requirements of the Uniform Building Code, conditions of approval and mitigation measures, which provide specific requirements that would avoid any significant cumulative impacts within the project area. C. Does the project have environmental effects, which will cause substantial adverse effects on human beings either directly or indirectly? Less Than Significant Impact Construction and operation of the proposed project would not involve any activities that would cause substantial adverse effects on human beings, either directly or indirectly. Mitigation measures have been identified to reduce potential impacts to the environment and human beings to a level considered less than significant. XVIII. References City of Santa Ana Updated General Plan Land Use Element February 1998. City of Santa Ana Updated General Plan Land Use Element Environmental Impact, January, 1998, SCH 97071058 City of Santa Ana Zoning Ordinance, December 1998 City of Santa Ana Urban Design Element, July 6, 1998 City Santa Ana Local Register of Historic Structures National Register of Historic Structures Flood Insurance Rate Map Community Panel No. 0602320278H Pa~ ~ ~~~'F 5 17 Responses to Environmental Checklist For CEQA Compliance City of Santa Ana Development Review Committee, December 2006 South Coast Air Quality Management District CEQA Air Quality Handbook, 1993 California Environmental Quality Act Statues and Guidelines, January 2007 Site Visit by Bill Apple, Associate Planner, April 2008 Integrated Waste Management Solid Waste Generation Rate City of Santa Ana 2000 Urban Water Management Plan XX.PREPARERS Bill Apple, City of Santa Ana Associate Planner ~~ B~~46 18 COMMONWEALTH AUDI 1425 AUTO MALL DRIVE MITIGATION MONITORING PLAN ENVIRONMENTAL REVIEW NO. 2007-60 MITIGATION MEASURE AGENCY APPROVAL Prior to issuance of Grading Permit and during construction • During construction, the contractor Public shall comply with SCAQMD Fugitive Dust Works Rule 403 to suppress dust generated by construction operations. To ensure compliance with SCAQMD Fugitive Dust Rule 403, grading plans and demolition plans for the proposed project shall reflect the following notes: o All material excavated or graded will be sufficiently watered to prevent excessive amounts of dust. o All clearing and earthwork activities shall cease during period of high winds (winds greater than 25 mph averaged over one hour) or during Stage 1 or Stage 2 smog episodes. o Streets surrounding the project site shall be cleaned at the end of each day of construction. o All material transported offsite shall either be sufficiently watered or securely covered to prevent excessive amounts of dust. o The amount of area disturbed by clearing and earthwork activities shall be minimized at all times. o Equipment engines shall be maintained in good condition and in proper tune according to manufacturer's specifications. Pa~ ~`T7 o To the extent feasible, gasoline powered equipment shall be used for onsite and offsite construction activities. • The project developer shall provide proof of coverage under NPDES General Construction Activity Storm Water Permit that includes: (a) A copy of the project's permit issued by the State Water Resource Control Board that identifies the permit number; and (b) Two copies of the Storm Water Pollution Prevention Plan. • Submit and have approved a surface drainage/utility plan that depicts all applicable "Site Design" structural "Source Control" and "Treatment Control" Best Management Practices (BMPs) in accordance with the Orange County Drainage Area Management Plan (DAMP) and the City of Santa Ana Local Implementation Plan (LIP). • Submit for approval a surface drainage/grading/erosion control plan. The plan is to include existing and proposed elevations at and adjacent to all property lines. Drainage routed to the street must be directed beneath the sidewalk and through the curb. • The project developer shall provide proof of coverage under NPDES General Construction Activity Storm Water Permit that includes: (a) A copy of the project's permit issued by the State Water Resource Control Board that identifies the permit number; and (b) Two copies of the Storm Water Pollution Prevention Plan. • Prior to issuance of grading permits, the project developer shall submit and have approved a surface drainage/utility plan that depicts all applicable Site Design, Structural Pa~~ ~48 Source Control and Treatment Control Best Management Practices in accordance with the Orange County Drainage Area Management Plan (DAMP) and the City of Santa Ana Local Implementation Plan (LIP) . • Provide an electronic copy of the "Water Quality Management Plan" (WQMP) that includes the following: o Site Assessment. o Site design Best Management Practices (BMP) . o Applicable Routine Source Control BMP. o Selecting and sizing the Treatment Control BMP. o Mechanism(s) by which funding for long-term operation and maintenance of all structural BMP will be provided. o Operation and Maintenance Plan to describe the long-term operation and maintenance requirements of all applicable structural BMP and to identify the entity in charge of implementation. o WQMP shall be submitted in an electronic format, Adobe PDF, Microsoft Word or other electronic format (prior approval required). Two hand copies of the original signed owner certification page must be submitted for the City's record. o The proposed project would be subject to City of Santa Ana Federal Clean Water Protection Enterprise Fees. 3 ~~9 KO- 6/5/08 RESOLUTION NO. 2008-19 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM FOR ENVIRONMENTAL REVIEW NO. 2007-60 AND SITE PLAN REVIEW NO. 2008-03 TO RENOVATE A VACANT DEALERSHIP AND ADD APPROXIMATELY 23,510 SQUARE FOOT OF NEW SALES, RECEPTION AND SHOWROOM AREAS AT 1425 AUTO MALL DRIVE WHICH IS WITHIN SPECIFIC DEVELOPMENT NO. 60 (SD-60) BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission does hereby find, determine and declare as follows: A. The Applicant is requesting approval to renovate a vacant dealership and add approximately 23,510 square foot of new sales, reception and showroom areas at 1425 Auto Mall Drive which is within Specific Development No. 60 (SD-60) zoning district. B. Section 41-593.5(c) of the Santa Ana Municipal Code requires a review by the Planning Commission of all plans within a specific development plan area to ensure the project is in conformity with the Specific Plan. C. The mitigated negative declaration and mitigation monitoring program for Environmental Review No. 2007-60 and Site Plan Review No. 2008-03 came before the Planning Commission of the City of Santa Ana on June 9, 2008. D. The project is in compliance with all applicable development standards outlined within the Specific Development Plan (SD-60). Section 2. The Planning Commission has reviewed and considered the information contained in the initial study and the mitigated negative declaration and mitigation monitoring program for Environmental Review No. 2007-60 prepared with respect to this Project. It is determined that, as required pursuant to the California Environmental Quality Act ("CEQA") and the State CEQA Guidelines, a mitigated negative declaration and mitigation monitoring program adequately addresses the expected environmental impacts of this Project. On the basis of this review, the Planning Commission finds that there is no evidence from which it can be fairly argued that the project will have a significant adverse effect on the environment. The Planning Resolution No. 2008-19 Page 1 of 6 31 B-50 Commission hereby certifies and approves the mitigated negative declaration and mitigation monitoring program 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. Section 3. The Planning Commission of the City of Santa Ana hereby approves Site Plan Review No. 2008-03 as conditioned in Exhibit "A" attached hereto and incorporated herein. ADOPTED this 9th day of June, 2008 by the following vote: AYES: Commissioners: Alderete, Betancourt, Gartner, Leo, Mill, Munoz(6) NOES: Commissioners: None (0) ABSENT: Commissioners: De La Torre (1) ABSTENTIONS: Commissioners: None (0) Christopher Leo Chairman APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Kylee O. Otto Assistant City Attorney Resolution No. 2008-19 Page 2 of 6 31 B-51 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARTHA RAMIREZ, Planning Commission Secretary, do hereby attest to and certify the attached Resolution No. 2008-19 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on June 9, 2008. Date: Planning Commission Secretary City of Santa Ana Resolution No. 2008-19 Page 3 of 6 31 B-52 Conditions of Aaaroval for Site Plan Review No. 2008-03 Site Plan Review No. 2008-03 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building Code, and all other applicable regulations. In addition, it shall meet the following conditions of approval: The applicant must comply with each and every condition listed below rior to exercising the rights conferred by the Site Plan Review. The applicant must remain in compliance with all conditions listed below throughout the life of the Site Plan Review. Failure to comply with each and every condition may result in the revocation of the Site Plan Review. A. Planninu Division 1. All proposed site improvements must conform to the Development Review approval of DP No. 2007-16 and/or the provisions outlined in Specific Development No. 60. 2. All landscaping and plant material on the site shall be maintained with at least the same numbers and types of trees and plant material as indicated on the approved landscape plan. 3. The site occupant shall be responsible for maintaining free of litter the area adjacent to the premises over which he has control. B. Public Works Auency 1. During construction, the contractor shall comply with SCAQMD Fugitive Dust Rule 403 to suppress dust generated by construction operations. To ensure compliance with SCAQMD Fugitive Dust Rule 403, grading plans and demolition plans for the proposed project shall reflect the following notes: a. All material excavated or graded will be sufficiently watered to prevent excessive amounts of dust. b. All clearing and earthwork activities shall cease during period of high winds (winds greater than 25 mph averaged over one hour) or during Stage 1 or Stage 2 smog episodes. c. Streets surrounding the project site shall be cleaned at the end of each day of construction. Exhibit A Resolution No. 2008-19 Page 4 of 6 31 B-53 d. All material transported offsite shall either be sufficiently watered or securely covered to prevent excessive amounts of dust. e. The amount of area disturbed by clearing and earthwork activities shall be minimized at all times. f. Equipment engines shall be maintained in good condition and in proper tune according to manufacturer's specifications. g. To the extent feasible, gasoline powered equipment shall be used for onsite and offsite construction activities. 2. The project developer shall provide proof of coverage under NPDES General Construction Activity Storm Water Permit that includes: (a) A copy of the project's permit issued by the State Water Resource Control Board that identifies the permit number; and (b) Two copies of the Storm Water Pollution Prevention Plan. 3. Submit and have approved a surface drainage/utility plan that depicts all applicable "Site Design" structural "Source Control" and "Treatment Control" Best Management Practices (BMPs) in accordance with the Orange County Drainage Area Management Plan (DAMP) and the City of Santa Ana Local Implementation Plan (LIP). 4. Submit for approval a surface drainage/grading/erosion control plan. The plan is to include existing and proposed elevations at and adjacent to all property lines. Drainage routed to the street must be directed beneath the sidewalk and through the curb. 5. The project developer shall provide proof of coverage under NPDES General Construction Activity Storm Water Permit that includes: (a) A copy of the project's permit issued by the State Water Resource Control Board that identifies the permit number; and (b) Two copies of the Storm Water Pollution Prevention Plan. 6. Prior to issuance of grading permits, the project developer shall submit and have approved a surface drainage/utility plan that depicts all applicable Site Design, Structural Source Control and Treatment Control Best Management Practices in accordance with the Orange County Drainage Area Management Plan (DAMP) and the City of Santa Ana Local Implementation Plan (LIP). 7. Provide an electronic copy of the "Water Quality Management Plan" (WQMP) that includes the following: a. Site Assessment. b. Site design Best Management Practices (BMP). Resolution No. 2008-19 Page 5 of 6 31 B-54 c. Applicable Routine Source Control BMP. d. Selecting and sizing the Treatment Control BMP. e. Mechanism(s) by which funding for long-term operation and maintenance of all structural BMP will be provided. f. Operation and Maintenance Plan to describe the long-term operation and maintenance requirements of all applicable structural BMP and to identify the entity in charge of implementation. g. WQMP shall be submitted in an electronic format, Adobe PDF, Microsoft Word or other electronic format (prior approval required). Two hand copies of the original signed owner certification page must be submitted for the City's record. h. The proposed project would be subject to City of Santa Ana Federal Clean Water Protection Enterprise Fees. Resolution No. 2008-19 Page 6 of 6 31 B-55 31 B-56