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HomeMy WebLinkAboutItem 22 - Public Hearing - General Plan Amendment, Zoo Overflow Parking RezonePublic Works Agency Planning and Building Agency www.santa-ana.org/pw Item # 22 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Staff Report March 3, 2026 TOPIC: General Plan Amendment No. 2025-01 and Amendment Application No. 2025- 02 - Santa Ana Zoo Overflow Parking Lot Rezone (1801 East Chestnut Avenue) AGENDA TITLE Public Hearing — General Plan Amendment No. 2025-01 and Amendment Application No. 2025-02 for the Santa Ana Zoo Overflow Parking Lot Rezone (1801 East Chestnut Avenue) Legal notice published in the OC Reporter on February 20, 2026 and notices mailed on the same date. RECOMMENDED ACTION 1. Certify the Final Initial Study and Mitigated Negative Declaration (ER No. 2025- 119 and SCH No. 2025121015) for the Project; 2. Adopt a Mitigation Monitoring and Reporting Program for the Project; 3. Adopt a resolution approving General Plan Amendment No. 2025-01; and RESOLUTION NO. 2026-XXX entitled A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING GENERAL PLAN AMENDMENT NO. 2025-01 TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FOR THE PROPERTY LOCATED AT 1801 EAST CHESTNUT AVENUE AND RECOGNIZED AS ASSESSOR PARCEL NUMBER 402-212-01 FROM OPEN SPACE (OS) TO GENERAL COMMERCIAL (GC) 4. Conduct a first reading and adopt an ordinance approving Amendment Application No. 2025-02. ORDINANCE NO. NS-XXXX entitled AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AMENDMENT APPLICATION NO. 2025-02 TO CHANGE THE ZONING DESIGNATION FOR THE PROPERTY LOCATED AT 1801 EAST CHESTNUT AND RECOGNIZED AS ASSESSOR Santa Ana Zoo Overflow Parking Lot Rezone (1801 East Chestnut Avenue) March 3, 2026 Page 2 PARCEL NUMBER 402-212-01 FROM GENERAL AGRICULTURAL (A-1) TO GENERAL COMMERCIAL (C-2); read by title only and waive further reading. GOVERNMENT CODE §84308 APPLIES: No DISCUSSION Executive Summary This is a City initiated General Plan Amendment (GPA) (GPA No. 2025-01) to change the General Plan land use designation for the property located at 1801 East Chestnut Avenue and recognized as Assessor Parcel Number (APN) 402-212-01 ("Project Site"), which has historically functioned as overflow parking lot for the Santa Ana Zoo, from Open Space (OS) to General Commercial (GC) and Amendment Application (AA) No. 2025-02 to change the Zoning designation for the Project Site from General Agricultural (A-1) to General Commercial (C-2) to bring the land use and zoning into consistency with the Project Site's long-standing operational use and the Zoo Facilities Master Plan ("Project"). In addition, in accordance with the California Environmental Quality Act (CEQA), the Project requires certification of a Final Initial Study and Mitigated Negative Declaration (IS/MND) (ER No. 2025-119 and SCH No. 2025121015) and adoption of a Mitigation Monitoring and Reporting Program (MMRP). The Project would continue the existing overflow parking use while improving the Project Site with paving, striped parking stalls, internal circulation lanes, reconstructed access, and the installation of electric vehicle charging stations, providing approximately 250 parking spaces, including ADA-compliant and Electric Vehicle (EV) stalls. The proposed GC General Plan land use designation and C2 zoning allow parking facilities and visitor - serving uses and align the Project Site with surrounding urban development patterns and long-term infrastructure planning. Planning Commission Recommendation On February 9, 2026, the Planning Commission recommended that the City Council take the following actions: (1) certify the Final IS/MND (ER No. 2025-119 and SCH No. 2025121015), (2) adopt a MMRP for the Project, (3) adopt a resolution approving GPA No. 202501, and (4) adopt an ordinance approving AA No. 2025-02 by a vote of 6:0:1 (Ayes: Commissioners Benninger, Escamilla, Leo, Pham, Ramos, and Woo; Absent: Commissioner Oliva). Project Description The Project proposes to change the Project Site's General Plan land use designation from OS to GC and to rezone the property from A-1 to C-2. The Project Site is currently developed as an unpaved gravel lot that provides overflow parking and is located in an urbanized area bounded by Interstate 5, East Main Street, surrounding commercial uses, multifamily residential development, and the Santa Ana Zoo. Santa Ana Zoo Overflow Parking Lot Rezone (1801 East Chestnut Avenue) March 3, 2026 Page 3 The purpose of the Project is to formalize the Project Site's long-standing operational function as overflow parking for the Santa Ana Zoo and to establish appropriate land use and zoning designations that allow the continued operation and improvement of the facility. Although the site has operated as overflow parking pursuant to the Zoo Facilities Master Plan (ZFMP), the existing land use designation and zoning for the Project Site are inconsistent and the proposed changes will bring the Project Site's land use designation and zoning into consistency, allowing for greater flexibility for the long-term infrastructure planning of the Project Site. The Project would continue the existing use of the Site as overflow parking while formalizing and improving the facility through paving, striped parking stalls, internal circulation lanes, reconstructed access, and installation of electric vehicle charging stations, providing approximately 250 parking spaces, including ADA-compliant and EV stalls. The proposed actions are corrective and policy -implementing in nature, intended to resolve existing regulatory limitations, implement the ZFMP and the City's Strategic Master Plan, and support orderly land use planning and continued operation of a public - serving parking facility for the Santa Ana Zoo. Table 1: Proiect and Location Information Item Information Project Address & Council Ward 1801 E. Chestnut Avenue — Ward 3 Nearest Intersection Zoo Lane and East Chestnut Avenue General Plan Designation Existing Open Space OS Proposed General Commercial GC Zoning Designation Existing General Agriculture Al Proposed General Commercial C2 Surrounding Land Use North Santa Ana 1-5 Freeway and Commercial East Commercial South Multifamily Residential West Zoo Property Size 3.48 acres Existing Site Development Unpaved gravel lot that provides overflow parking for the Santa Ana Zoo Use Permissions Section 41-377 and 41-387 of the SAMC Code Sections Affected Sections 27-12 and 41-665 of the SAMC Proiect Background The Project Site has historically functioned as an overflow parking facility for the Santa Ana Zoo and was formally established as such through adoption of the Zoo Facilities Master Plan (ZFMP) in 2018. The ZFMP recognized the existing overflow parking area as part of the Zoo's long-term infrastructure framework and identified the Project Site as a planned location for future operational and infrastructure improvements associated with Zoo operations. The Project Site has not served as parkland or exhibit space and has long been used in support of visitor access and circulation for the Zoo. As part of implementation of the ZFMP, and as recently as December 2, 2025, the City Council approved a cooperative implementation agreement and construction contract for Santa Ana Zoo Overflow Parking Lot Rezone (1801 East Chestnut Avenue) March 3, 2026 Page 4 the Santa Ana Zoo Stormwater Capture and Diversion Project, which includes stormwater infrastructure improvements within the existing Zoo parking areas. In addition, the Well 31 PFAS Treatment Project is currently under construction at the Zoo site and includes installation of a dedicated PFAS water treatment facility, associated mechanical and electrical systems, and site piping to support long-term groundwater treatment operations in coordination with the Orange County Water District's regional PFAS program. Construction activities for the PFAS project include new asphalt paving and pavement restoration along designated access routes, portions of the Zoo parking lot, and internal site roadways. Collectively, these prior planning efforts and infrastructure investments reflect the City's long-standing use of the Project Site as part of the Zoo's operational and parking system and demonstrate that the property is an actively planned and improved facility within the Zoo's broader infrastructure network. The Project Site is located in an urbanized area bounded by Interstate 5 to the north, East Main Street to the south, the city boundary with the City of Tustin to the east, and the Santa Ana Zoo to the west, and has historically functioned as a support facility serving Zoo operations and visitor access. Analysis General Plan Amendment (GPA) No. 2025-01 In accordance with Section 27-12 of the Santa Ana Municipal Code (SAMC), staff recommends that the City Council adopt a resolution approving GPA No. 2025-01 (Exhibit 1) to change the land use designation of the Project Site from OS to GC. The GC designation allows commercial and visitor -serving uses along arterial corridors and would align the land use designation with the Project Site's existing and continued use as overflow parking for the Santa Ana Zoo. [Intentionally Left Blank] Santa Ana Zoo Overflow Parking Lot Rezone (1801 East Chestnut Avenue) March 3, 2026 Page 5 Existing General Plan Land Use Designation Proposed General Plan Land Use Designation ' �r 08 r Legend i3 ��-Prgi sae - General (Plan Land Use Designations DC - Oidnd cerl.r Ili L IND-Industrial LR-7 - Low Density Residential G MR-15 - Medium nensity Residential 0 OS -Open Space `{I ,• 0 PAO - PmFessunal and Admin,s hve Olbce C 0 NN-Urban Neighborhood l _ GC - Generel Commercial 1 Amendment Application No. 2025-02 In accordance with Section 41-665 of the SAMC, staff recommends that the City Council adopt an ordinance approving AA No. 2025-02 (Exhibit 2) to rezone the project site from A-1 to C-2. The C2 zoning designation allows commercial and visitor -serving uses and would align the zoning designation with the site's existing and continued use as overflow parking for the Santa Ana Zoo. Moreover, as part of the comprehensive Zoning Code Update, staff will be recommending rescinding of the A-1 zoning district citywide. Site photos are attached to this staff report as Exhibit 3. [Intentionally Left Blank] Santa Ana Zoo Overflow Parking Lot Rezone (1801 East Chestnut Avenue) March 3, 2026 Page 6 Existing Zoninq District Designation Proposed Zoning District Designation Citywide Open Space Calculation The Project Site is currently designated as Open Space by the Land Use Element of the General Plan. However, the total amount of park space in the city does not correlate on a one-to-one ratio with the amount of land designated as Open Space in the Land Use Element. The City calculates park space based on land actively used and maintained as parkland or recreational space. Because the Project Site currently functions and will continue to function as an ancillary parking facility for the entirety of the Santa Ana Zoo, a facility categorized as a Specialty Park in the Open Space Element, the amount of parkland in the city will not change with the proposed changes of land use and zoning map designations. Additionally, implementation of the ZFMP ensures the Project Site continues to serve a public purpose by supporting zoo operations and preserves the property from private commercial development. Public Notification and Community Outreach Project notifications were posted, published, and mailed in accordance with City and State requirements. A Notice of Intent (NOI) to adopt a Mitigated Negative Declaration was published in the Orange County Register and mailed to property owners and occupants within a 2,000-foot notification radius, including properties located within 300 feet of the Project Site in the City of Tustin. The NOI invited public commenting from Tuesday, December 19, 2025, and concluded on Tuesday, January 13, 2026. Additionally, Tribal Santa Ana Zoo Overflow Parking Lot Rezone (1801 East Chestnut Avenue) March 3, 2026 Page 7 consultation was conducted pursuant to Assembly Bill (AB) 52 and Senate Bill (SB) 18 with Tribes identified by the Native American Heritage Commission. The NOI was also filed with the California State Clearinghouse and the Orange County Clerk -Recorder's Office. The NOI identified the availability of the Draft IS/MND and provided details on where electronic copies could be accessed on the City's website, as well as the locations where hard copies were available for public review, including the Public Works Agency counter and the Southwest Senior Center. A copy of the public notice is provided attached to this staff report as Exhibit 4. Vicinity zoning and aerial view, including the 2,000-foot notification radius map, are provided in Exhibit 5. At the time this report was printed, no issues of concern had been raised by the public regarding the requested actions. ENVIRONMENTAL IMPACT Pursuant to Section 21081.6 of CEQA and Section 15097 of CEQA Guidelines, a MMRP is required when a MND is certified in conjunction with project approval. The purpose of the MMRP is to ensure that all adopted mitigation measures are implemented during project construction and operation and that potential environmental impacts are reduced to less -than -significant levels. An IS/MND was prepared for the Project in accordance with CEQA (Exhibit 6). The IS/MND concluded that implementation of the proposed Project, and parking lot improvements, could result in potentially significant environmental impacts; however, with implementation of identified mitigation measures and compliance with applicable conditions of approval, all impacts would be reduced to a less -than -significant level. The City of Santa Ana is the Lead Agency for the Project pursuant to Section 15367 of the CEQA Guidelines. The MMRP prepared for the project, attached hereto as Exhibit 7, documents the mitigation measures adopted for the Project, identifies the responsible parties, and specifies the timing and method of implementation to ensure compliance during project implementation. The MMRP does not address environmental topic areas that were determined in the IS/MND to result in less -than -significant impacts for which no mitigation was required. Based on the analysis contained in the IS/MND, adoption of the MMRP will ensure that all applicable mitigation measures are implemented and that the proposed Project will not result in significant environmental impacts. As such, a Notice of Determination, Environmental Review No. 2025-119, will be filed for this project. FISCAL IMPACT There is no fiscal impact associated with these actions. EXHIBIT(S) 1. Resolution Approving GPA No. 2025-01 2. Ordinance Approving AA No. 2025-02 Santa Ana Zoo Overflow Parking Lot Rezone (1801 East Chestnut Avenue) March 3, 2026 Page 8 3. Site Photos 4. Copy of Public Notice 5. Vicinity Zoning and Aerial View 6. Link to IS/MND 7. Mitigation Monitoring and Reporting Program 8. Zoo Facilities Master Plan — Parking Lot Submitted By: Rodolfo Rosas, P.E., Acting Executive Director of the Public Works Agency and Ali Pezeshkpour, AICP, Executive Director of the Planning and Building Agency Approved By: Alvaro Nunez, City Manager RESOLUTION NO. 2026-XXX A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING GENERAL PLAN AMENDMENT NO. 2025-01 TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FOR THE PROPERTY LOCATED AT 1801 EAST CHESTNUT AVENUE AND RECOGNIZED AS ASSESSOR PARCEL NUMBER 402-212-01 FROM OPEN SPACE (OS) TO GENERAL COMMERCIAL (GC) BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. The Planning and Building Agency (PBA) and Public Works Agency (PWA) have requested approval of a change in the General Plan land use designation of 1801 East Chestnut Avenue (APN 402-212-01) ("Property") from Open Space (OS) to General Commercial (GC), updating text portions and exhibits of the City's General Plan to reflect this change, as well as Amendment Application No. 2025-02 rezoning the Property from General Agriculture (A-1) to General Commercial (C-2) in orderto adequately update City records and capture the changes needed in relationship with Zoo Overflow Parking Improvements, as more fully described in the City's Staff Report dated March 3, 2026, at said Property ("Project"). B. Historically, the proposed Project's site has functioned as an overflow parking facility for the Santa Ana Zoo. C. In 2018, the adoption of the Zoo Facilities Master Plan (ZFMP) formally established the existing overflow parking area as a planned site for infrastructure improvements. D. On February 9, 2026, the Planning Commission of the City of Santa Ana held a duly noticed public hearing and voted to recommend that the City Council adopt a resolution approving GPA No. 2025-01. E. On March 3, 2026 the City Council of the City of Santa Ana held a duly noticed public hearing to consider all testimony, written and oral, related to GPA No. 2025-01, at which time all persons wishing to testify were heard, the Project was fully considered, and all other legal prerequisites to the adoption of this resolution occurred. Section 2. The General Plan Amendment consists of amendments to the Land Use Element and text updates throughout the General Plan, as shown in Exhibit A, attached hereto and incorporated herein by reference. Resolution No. 2026-XXX Page 1 of 5 Section 3. The City Council hereby finds that the proposed General Plan Amendment is compatible with the objectives, policies, and general plan land use programs specified in the General Plan for the City of Santa Ana in that: A. The City of Santa Ana has officially adopted a General Plan. B. The land uses authorized by the General Plan Amendment, and the General Plan Amendment itself, are compatible with the objectives, policies, general land uses, and programs specified in the General Plan, for the following reasons: The proposed General Plan land use designation for the project site is General Commercial (GC), which is intended to accommodate commercial and visitor -serving uses along arterial corridors and in areas with existing infrastructure and access, consistent with the Land Use Element of the Santa Ana General Plan. The General Commercial designation allows parking facilities and related improvements and is consistent with the site's long-standing operational use as overflow parking for the Santa Ana Zoo, as identified in the Zoo Facilities Master Plan adopted in 2018. iii. The proposed General Plan Amendment aligns the land use designation with existing conditions and the City's approved planning framework, thereby facilitating improvements that enhance safety, circulation, and environmental performance without introducing new or incompatible land uses. iv. The General Plan Amendment supports General Plan policies that encourage efficient use of land, infrastructure coordination, and compatibility with surrounding urban uses, while maintaining consistency with adjacent commercial, transportation, and institutional uses. Section 4. The GPA will not adversely affect the public health, safety, and welfare in that the GPA will not result in incompatible land uses on adjacent properties, inconsistencies with any General Plan goals or policies, or adverse impacts to the environment. Section 5. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, an Initial Study and Mitigated Negative Declaration (IS/MND) and Mitigation Monitoring and Reporting Program (MMRP) were prepared for the Project. The Initial Study concluded that implementation of the proposed zoning amendment and related Project approvals could result in potentially significant environmental impacts; however, with incorporation of the identified mitigation measures and compliance with applicable conditions of approval, all impacts would be reduced to a less -than -significant level. Resolution No. 2026-XXX Page 2of5 The City of Santa Ana is the Lead Agency for the project pursuant to CEQA Guidelines Section 15367. The IS/MND and MMRP were circulated for public review in accordance with CEQA requirements, and the City Council has independently reviewed and considered the environmental documentation prior to taking action on this resolution. Based on the whole of the administrative record, including the IS/MND and MMRP, the City Council finds that the proposed Project will not have a significant effect on the environment with implementation of the adopted mitigation measures, and hereby certifies the IS/MND and adopts Project MMRP, attached hereto for reference as Exhibit B, in conjunction with approval of this resolution. Section 6. The City Council of the City of Santa Ana, after conducting the public hearing, hereby approves GPA No. 2025-01. The amendments to the General Plan are attached hereto as Exhibit A and incorporated herein by this reference as though fully set forth herein. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated February 9, 2026, the Request for Council Action dated March 3, 2026, and exhibits attached hereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. [Signatures on the following page] Resolution No. 2026-XXX Page 3of5 ADOPTED this V day of March, 2026. Valerie Amezcua Mayor APPROVED AS TO FORM: Sonia R. Carvalho City Attorney By: /I 0-00 Melissa M. Crosthwaite Senior Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers Resolution No. 2026-XXX Page 4 of 5 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Jennifer L. Hall, City Clerk, do hereby attest to and certify the attached Resolution No. 2026-XXX to be the original resolution adopted by the City Council of the City of Santa Ana on , 2026. Date: Jennifer L. Hall City Clerk City of Santa Ana Resolution No. 2026-XXX Page 5 of 5 Exhibit A ABOUT THE MAP. Figure LU-1 shows the fundamental pattern of land use by displaying the pattern and distribution of land use designations across the entire city, down to the parcel level. 4RDEN GROVE Garden Grove B s 'Olil =OUNTAIN VALLEY Slater Ave /• j" Segerstrom Ave 3 Talbert Ave — > �LLL ■ 1— ORANGE La Veta Ave "Z' 22 -�) ro l "—� Fairhaven Ave r .. ', OR I Santa Clara ;,Ave 16 <�:.ME v I/ gyud a i Civic Center Dr mill Pro �,�lu .N _- SThII S ._ �7'i 1irul 41h ;St In 11 ON Chestnut Ave �. 0 o m ;- a -o Edinger Ave c t; :Warner Avein EVE Wit - .9 191 1 �l rlll 1��i�i Alton Ave MacArthur Blvd r 1/55 .I� IRVINE � Qua TUSTI1 COSTA MESA Miles 0 0.5 1 Data Published: 11/21/2023 Data Source: City of Santa Ana 2021, SAGIS *Revised by GPA 2025-01 (Pending) General Plan Land Use LR-7, Low Density Residential INS, Institutional FLEX, Industrial/Flex _ LMR-11, Low -Medium Density Residential OS, Open Space UN, Urban Neighborhood _ MR-15, Medium Density Residential PAO, Professional and Administrative Office OBPDC, One Broadway Plaza District Center _ CR-30, Corridor Residential GC, General Commercial DC, District Center IND, Industrial FIGURE LU-1 LAND USE PLAN �� .. CITY OF SANTA ANA GENERAL PLAN ABOUT THE MAP. Figure LU-4 combined with Table LU-3 describe the general plan standards for development intensity and density and show where they apply. ARDEN GROVE Hazard /Ave rjV-•T"• -d. iel Irin' 1$t St w - •:1'� VDC-� �I a McFadden Ave ° 3 nor v z m n x =OUNTAIN VALLEY Im Garden Grove Blv L -NAoc-21 P 0-1.5—�� •s- +� ���IIIL1 ask Ave Ic ° m O •� !r Ave �f AP-!= 17Th. ,.St.: DC-S j . _Ilr ,,....,,,... lei bra.. enun�'-••0,,. 1 OBPDC �._ UIw20 .+--PAO-1 ull V FLEX- •. CIvIC�Center [101 to u N-z 1.5 UN-30pA0-2 --Illill UN-30 _ UIJ-30 � lh.la �1II^J FLEX�915r '.' n a B v am a So Ir ••. sir_€-uN•2o,�p.,a�r: „ GC-1 1 DC 1 61 i — UN 30���I.:xJJumuurkE®® ,TIPII^-m-- S*.!om 111111111 N -..4 /' I Illillillillimillo. s..:,, ; . m Slater Ave j' Segerstrom Ave J IN 3 v Talbert Ave �, General Plan Land Use I � - rarner Ave Z � R-� 77C" F1 � r Blvd.20-1 ,I � 3` DC-1.5 e )9r Dyer ORANGE La Veta Ave f"Z F a i r h a ve3n>.A\vie v 5 Q 1 o Santa Cdar Auer F PAC-1 L_I Sign ilia • GC 1 e1ennn!�plIS a �• I.5 IIIIII�`` z -UN-50 PAO-1 j � �4-Fh UNsaz5 St a : GC-1 UN-30 Z UN-40 40UN�0� �o a Chestnutve Edinger Ave 1 >• a v � P O FLEX-3 IF, FLEX-3 -MGC'111bf T U S T l f Ba a 9i °Oa % q�LY IRVINE Miles 0 0.5 1 Original Date Published: 4/27/2022 Data Source: City of Santa Ana 2021,SAGIS, *Revised by GPA 2025-01(Pending) FIGURE LU-4 DENSITY AND INTENSITY MAP �i .. CITY OF SANTA ANA GENERAL PLAN Exhibit B FCS An ADEC Innovation Santa Ana Rezone Project Mitigation Monitoring and Reporting Program City of Santa Ana, Orange County, California PREPARED FOR: City of Santa Ana 20 Civic Center Plaza Santa Ana, CA 92701 714.647.2700 Contact: Rudy Rosas, Deputy Public Works Director/City Engineer PREPARED BY: FirstCarbon Solutions 250 Commerce, Suite 210 Irvine, CA 92602 714.508.4100 Contact: Jason Brandman, Project Director Angela Wolfe, Senior Project Manager August 14, 2025 THIS PAGE INTENTIONALLY LEFT BLANK Santa Ana Rezone Project Mitigation Monitoring and Reporting Program PREFACE Section 21081.6 of the California Environmental Quality Act (CEQA) and CEQA Guidelines Section 15097 require a Lead Agency to adopt a Mitigation Monitoring and Reporting Program (MMRP) whenever it adopts a Mitigated Negative Declaration (MND) in conjunction with a project approval. The purpose of the MMRP is to ensure compliance with the mitigation measures occurs during project implementation. The IS/MND prepared for the proposed Santa Ana Rezone Project (proposed project) concluded that project implementation could result in potentially significant effects on the environment and mitigation measures were incorporated into the proposed project or are required as a condition of project approval that reduce these potential impacts to a less than significant level. This MMRP documents how and when the mitigation measures adopted by the Lead Agency will be implemented and confirms that potential environmental impacts are reduced to less than significant levels as identified in the IS/MND. This document does not discuss those subjects that the environmental analysis demonstrates would result in less than significant impacts and for which no mitigation was proposed or necessary. FCS Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx THIS PAGE INTENTIONALLY LEFT BLANK SANTA ANA REZONE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Table 1: Santa Ana Rezone Project Mitigation Monitoring and Reporting Program Timing of Responsible for Mitigation Measures Method of Verification Verification Verification 2.4 Biological Resources MM BIO-la: Nesting Bird Pre -construction Surveys. If Project applicant or Prior to ground- City of Santa Ana ground -disturbing or vegetation -removing construction contractor shall submit disturbing or Planning and activities or tree removal is proposed during the the biologist's resume or vegetation -removing Building Agency breeding/nesting season for migratory birds (typically February curriculum vitae (CV) construction 1 through September 15), a qualified Biologist shall conduct demonstrating relevant pre -construction surveys for special -status birds and other education, certifications, migratory birds within the construction area, including a 300- and field experience to foot survey buffer, no more than 3 days prior to the start of the City; project applicant ground -disturbing activities in the construction area shall also submit a copy of executed contract with the biologist, showing scope of work and timeline to City Confirm pre -construction Prior to ground- City of Santa Ana surveys for nesting birds disturbing or Planning and were conducted vegetation -removing Building Agency construction MM BIO-1b Avoidance of Active Avian Nests Confirm the United During pre- City of Santa Ana If an active nest is located during pre -construction surveys or States Fish and Wildlife construction Planning and at any point during the construction phase of the proposed Service and/or California surveys; during Building Agency project, the United States Fish and Wildlife Service (USFWS) Department of Fish and construction and/or California Department of Fish and Wildlife (CDFW) (as Wildlife have been appropriate) shall be notified regarding the status of the nest. notified Furthermore, construction activities shall be restricted as Verification of Completion Date Initial FCS 3 https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx SANTA ANA REZONE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Mitigation Measures Method of Verification necessary to avoid disturbance of the nest until it is Verify that construction abandoned, or a qualified Biologist deems disturbance activities have been potential to be minimal. Restrictions may include establishment restricted or a qualified of exclusion zones (no ingress of personnel or equipment at a biologist has deemed minimum radius of 300 feet around an active raptor nest and a potential disturbance to 50-foot radius around an active migratory bird nest) or be minimal alteration of the construction schedule 2.5 Cultural Resources and Tribal Cultural Timing of Verification Responsible for Verification MM CUL-1: Prior to the initiation of construction activities, all Submit evidence to City Prior to the initiation City of Santa Ana construction personnel conducting ground disturbance at the that a WEAP training has of construction Planning and site shall be provided Worker Environmental Awareness been conducted by an activities; Building Agency; Program (WEAP) cultural resources "tailgate" training. The Archaeologist who meets training shall include visual aids, a discussion of applicable the Secretary of the laws and statutes relating to archaeological resources, types of Interior's Professional resources that may be found within the project site, and Qualification Standards procedures to be followed in the event such resources are for archaeology encountered. The training shall be conducted by an Archaeologist who meets the Secretary of the Interior's Professional Qualification Standards for archaeology. In the event that buried archaeological resources are Document that During construction; City of Santa Ana discovered during construction, operations shall stop within a operations have stopped Upon discovery of Planning and 100-foot radius of the find and an Archaeologist who meets the in daily construction logs; resources; Building Agency; Secretary of Interior's Professional Qualification Standards for Project applicant or archaeology shall be consulted to determine whether the contractor shall submit resource requires further study. The qualified Archaeologist the qualified shall make recommendations to the Lead Agency on the Archaeologist's resume measures that shall be implemented to protect the discovered or curriculum vitae (CV) resources, including but not limited to excavation of the finds demonstrating relevant Verification of Completion Date Initial FCS 4 https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx SANTA ANA REZONE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Timing of Responsible for Mitigation Measures Method of Verification Verification Verification and evaluation of the finds in accordance with Section15O64.5 education, certifications, City of Santa Ana of the CEQA Guidelines. Potentially significant cultural and field experience to Planning and resources consist of, but are not limited to, stone, bone, fossils, the City; project applicant Building Agency wood, or shell artifacts or features, including hearths, structural shall also submit a copy remains, or historic dumpsites. Any previously undiscovered of executed contract with resources found during construction within the project area the Archaeologist, shall be recorded on appropriate California Department of showing scope of work Parks and Recreation (DPR) forms and evaluated for and timeline to the City; significance in terms of CEQA criteria. If the resources are determined to be unique historic resources as defined under Section 15064.5 of the CEQA Guidelines, mitigation measures Verify that any previously Upon discovery of City of Santa Ana shall be identified by the monitor and recommended to the undiscovered resources resources; Planning and Lead Agency. Appropriate mitigation measures for significant have been recorded on Building Agency resources could include avoidance or capping, incorporation of appropriate DPR forms the site in green space, parks, or open space, or data recovery and evaluated for excavations of the finds. The Lead Agency, along with other significance in terms of relevant or Tribal officials, shall be contacted upon the CEQA criteria; discovery of cultural resources to begin coordination on the disposition of the find(s). Treatment of any significant cultural Inclusion of applicable Upon discovery of City of Santa Ana resources shall be undertaken with the approval of the Lead mitigation measures for resources; Planning and Agency. No further grading shall occur in the area of the significant resources on Building Agency discovery until the Lead Agency approves the measures to project plans; protect these resources. Upon coordination with the Lead Agency, any archaeological where they would be afforded Record that the Lead Upon discovery of City of Santa Ana applicable cultural resources laws and guidelines. Agency and other resources; Planning and relevant or Tribal officials Building Agency have been contacted to coordinate on disposition of the finds; Verification of Completion Date Initial FCS https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx 5 SANTA ANA REZONE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Mitigation Measures MM CUL-2 Stop Construction Upon Encountering Human Remains In the event of the accidental discovery or recognition of any human remains, CEQA Guidelines Section 15064.5, Health and Safety Code Section 7050.5, and Public Resources Code Sections 5097.94 and Section 5097.98 shall be followed. If during the course of project construction, there is accidental discovery or recognition of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site where human remains are discovered and/or any nearby area reasonably suspected to overlie adjacent human remains until the county coroner is contacted to determine whether the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the Timing of Responsible for Method of Verification Verification Verification Inclusion on project plans Upon discovery of City of Santa Ana that no further grading resources; Planning and shall occur until the Lead Building Agency Agency approves the mitigation measures; approval of mitigation measures; Verify that any artifacts Upon discovery of City of Santa Ana recovered are donated to resources Planning and an appropriate Tribal Building Agency custodian or a qualified scientific institution via written documentation. Confirm construction During construction City of Santa Ana activities have ceased, Planning and and the County Coroner Building Agency has been contacted as recorded in daily construction logs; Confirm construction During construction City of Santa Ana activities have ceased, Planning and and the County Coroner Building Agency has been contacted as recorded in daily construction logs; Verification of Completion Date Initial FCS 6 https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx SANTA ANA REZONE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Timing of Mitigation Measures Method of Verification Verification coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the Most If the remains are During construction Likely Descendant (MLD) of the deceased Native American. determined to be of The MLD may make recommendations to the City or the Native American origin, person responsible for the excavation work within 48 hours, confirm the MLD and for means of treating or disposing of, with appropriate NAHC have been dignity, the human remains, and any associated grave contacted via email; goods as provided in Public Resource Code Section 5097.98. Confirm contact with During construction 2. Where the following conditions occur, the City or an MLD and compliance authorized representative shall rebury the Native American with Public Resources human remains and associated grave goods with Section 5097.98 via appropriate dignity either in accordance with the written or email recommendations of the MLD or on the project site in a correspondence location not subject to further subsurface disturbance: • The NAHC is unable to identify an MLD or the MLD failed to make a recommendation within 48 hours after being notified by the commission. • The descendant identified fails to make a recommendation. • The City or an authorized representative rejects the recommendation of the descendant, and mediation by the NAHC fails to provide measures acceptable to the City. 2.7 Geology and Soils Responsible for Verification City of Santa Ana Planning and Building Agency City of Santa Ana Planning and Building Agency SC 2.5-1: In the event that paleontological resources are Confirm construction During grading and City of Santa Ana encountered during grading and construction operations, all operations and activities construction Planning and construction activities shall be temporarily halted or redirected are halted and redirected operations; Building Agency to permit a qualified paleontologist to assess the find for to a qualified Verification of Completion Date Initial FCS 7 https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx SANTA ANA REZONE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Timing of Responsible for Mitigation Measures Method of Verification Verification Verification significance and, if necessary, develop a paleontological paleontologist as resources impact mitigation plan for the review and approval recorded in daily by the City prior to resuming excavation activities. construction log; Review and approval of a Prior to resuming City of Santa Ana paleontological excavation activities Planning and resources impact Building Agency mitigation plan that is incorporated into project plans Verification of Completion Date Initial FCS 8 https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx ORDINANCE NO. NS-XXXX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AMENDMENT APPLICATION NO. 2025-02 TO CHANGE THE ZONING DESIGNATION FOR THE PROPERTY LOCATED AT 1801 EAST CHESTNUT AVENUE AND RECOGNIZED AS ASSESSOR PARCEL NUMBER 402-212-01 FROM GENERAL AGRICULTURAL (A-1) TO GENERAL COMMERCIAL (C-2) THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. The Planning and Building Agency (PBA) and Public Works Agency (PWA) have requested approval of a change in the General Plan land use designation of 1801 East Chestnut Avenue (APN 402-212-01) ("Property") from Open Space (OS) to General Commercial (GC), updating text portions and exhibits of the City's General Plan to reflect this change, as well as Amendment Application No. 2025-02 rezoning the Property from General Agriculture (A-1) to General Commercial (C-2) in orderto adequately update City records and capture the changes needed in relationship with Zoo Overflow Parking Improvements, as more fully described in the City's Staff Report dated March 3, 2026, at said Property ("Project"). B. Historically, the proposed Project's site has functioned as an overflow parking facility for the Santa Ana Zoo. C. In 2018, the adoption of the Zoo Facilities Master Plan (ZFMP) formally established the existing overflow parking area as a planned site for infrastructure improvements. D. On February 9, 2026, the Planning Commission of the City of Santa Ana held a duly noticed public hearing and voted to recommend that the City Council adopt AA No. 2025-02. E. On March 3, 2026, the City Council of the City of Santa Ana held a duly noticed public hearing to consider all testimony, written and oral, related to AA No. 2025-02, at which time all persons wishing to testify were heard, the Project was fully considered, and all other legal prerequisites to the adoption of this amendment occurred. F. The City Council has reviewed applicable general plan policies and has determined that this proposed rezoning is consistent with the goals and policies of the general plan. Ordinance No. NS-XXXX Page 1 of 4 G. For these reasons, and each of them, AA No. 2025-02 is hereby found and determined to be consistent with the intent and purpose of Chapter 41 (Zoning) of the Santa Ana Municipal Code (SAMC), thus changing the zoning district is found to be consistent with the General Plan of the City of Santa Ana and otherwise justified by the public necessity, convenience, and general welfare. Section 2. The Amendment Application consists of amendments to the Zoning Map, as shown in Exhibit A, attached hereto and incorporated herein by reference. Section 3. In accordance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines, an Initial Study and Mitigated Negative Declaration (IS/MND) and Mitigation Monitoring and Reporting Program (MMRP) were prepared for the Project. The Initial Study concluded that implementation of the proposed zoning amendment and related Project approvals could result in potentially significant environmental impacts; however, with incorporation of the identified mitigation measures and compliance with applicable conditions of approval, all impacts would be reduced to a less -than -significant level. The City of Santa Ana is the Lead Agency for the project pursuant to CEQA Guidelines Section 15367. The IS/MND and MMRP were circulated for public review in accordance with CEQA requirements, and the City Council has independently reviewed and considered the environmental documentation prior to taking action on this ordinance. Based on the whole of the administrative record, including the IS/MND and MMRP, the City Council finds that the proposed Project will not have a significant effect on the environment with implementation of the adopted mitigation measures, and hereby certifies the IS/MND and adopts Project MMRP, attached hereto for reference as Exhibit B, in conjunction with approval of this ordinance. Ordinance No. NS-XXXX Page 2 of 4 Section 4. An amended Sectional District Map, showing the above described changes in use district designation, is hereby approved and attached hereto as Exhibit A, and incorporated by this reference as though fully set forth herein. Section 5. AA No. 2025-02 shall not enter into full force and effect until the current change in the site's Land Use Designation as requested by GPA No. 2025-01 is approved and in full force and effect. Section 6. The City Council of the City of Santa Ana, after conducting the public hearing, hereby approves AA No. 2025-02. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated February 9, 2026, the Request for Council Action dated March 3, 2026, and exhibits attached hereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this day of , 2026. Valerie Amezcua Mayor APPROVED AS TO FORM: Sonia R. Carvalho City Attorney By: I t &—d � a — Melissa M. Crosthwaite Senior Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers NOT PRESENT: Councilmembers Ordinance No. NS-XXXX Page 3of4 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Jennifer L. Hall, City Clerk, do hereby attest to and certify the attached Ordinance No. NS- to be the original ordinance adopted by the City Council of the City of Santa Ana on , 2026 and that said ordinance was published in accordance with the Charter of the City of Santa Ana. Date: Jennifer L. Hall City Clerk City of Santa Ana Ordinance No. NS-XXXX Page 4 of 4 Exhibit A s,54 -I .bb 8-5-8 DM C2'9Z1L !.'2:OZ1 C2:OZ1 C270Z1 0 SawoZ1 oZ1 a E15TST LD S C 5fOZ1 1111 C2foZ1 SD8910Z7 C21oZ1 A1foZ1 M1 C5foZ1 C2l021 wAL1�i C1 fOZ1 ST RUM C5f0Z i ME UT AV �-i M7 r WA MNAV M7 Y7 M7 Rq ` 0 SD60 SD60 mi clr02170 'a x �® 20-5-0 PHM Date: "21129 ZONING DISTRICTS Al GENERAL AGRICULTURAL CSM SOUTH MAIN STREET COMMERCIAL DISI R2 TWO-FAMILY RESIDENCE -B PARKING MODIFICATION C1 COMMUNITY COM ME RCIAL GC GOVERNMENTCENTER R3 MU LTI PLE-FAMILY R ESI DENC E -OZ OVERLAYZONE C1-MID COMMUNITY COMMERCIAL- MUSEUM DISI M1 LIGHT INDUSTRIAL R4 SUBURBAN APARTMENT PLANNED RESIDENTIAL PRD DEVELOPMENT C2 GENERAL COMMERCIAL M2 HEAVY INDUSTRIAL RE RESIDENTIAL ESTATE C4 PLANNED SHOPPING CENTER D OPEN SPACE SD SPECIFIC DEVELOPMENT -HD2 HEIGHT DISTRICT II C5 ARTERIAL COMMERCIAL P PROFESSIONAL SP SPECIFIC PLAN CR COMMERCIAL RESIDENTIAL JR1 I SINGLE-FAMILY RESIDENCE JOZ1 I METRO EAST OVERLAY ZONE Sectional District Map: 1 7-5-9 G City of Santa Ana: California Exhibit B FCS An ADEC Innovation Santa Ana Rezone Project Mitigation Monitoring and Reporting Program City of Santa Ana, Orange County, California PREPARED FOR: City of Santa Ana 20 Civic Center Plaza Santa Ana, CA 92701 714.647.2700 Contact: Rudy Rosas, Deputy Public Works Director/City Engineer PREPARED BY: FirstCarbon Solutions 250 Commerce, Suite 210 Irvine, CA 92602 714.508.4100 Contact: Jason Brandman, Project Director Angela Wolfe, Senior Project Manager August 14, 2025 THIS PAGE INTENTIONALLY LEFT BLANK Santa Ana Rezone Project Mitigation Monitoring and Reporting Program PREFACE Section 21081.6 of the California Environmental Quality Act (CEQA) and CEQA Guidelines Section 15097 require a Lead Agency to adopt a Mitigation Monitoring and Reporting Program (MMRP) whenever it adopts a Mitigated Negative Declaration (MND) in conjunction with a project approval. The purpose of the MMRP is to ensure compliance with the mitigation measures occurs during project implementation. The IS/MND prepared for the proposed Santa Ana Rezone Project (proposed project) concluded that project implementation could result in potentially significant effects on the environment and mitigation measures were incorporated into the proposed project or are required as a condition of project approval that reduce these potential impacts to a less than significant level. This MMRP documents how and when the mitigation measures adopted by the Lead Agency will be implemented and confirms that potential environmental impacts are reduced to less than significant levels as identified in the IS/MND. This document does not discuss those subjects that the environmental analysis demonstrates would result in less than significant impacts and for which no mitigation was proposed or necessary. FCS Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx THIS PAGE INTENTIONALLY LEFT BLANK SANTA ANA REZONE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Table 1: Santa Ana Rezone Project Mitigation Monitoring and Reporting Program Timing of Responsible for Mitigation Measures Method of Verification Verification Verification 2.4 Biological Resources MM BIO-la: Nesting Bird Pre -construction Surveys. If Project applicant or Prior to ground- City of Santa Ana ground -disturbing or vegetation -removing construction contractor shall submit disturbing or Planning and activities or tree removal is proposed during the the biologist's resume or vegetation -removing Building Agency breeding/nesting season for migratory birds (typically February curriculum vitae (CV) construction 1 through September 15), a qualified Biologist shall conduct demonstrating relevant pre -construction surveys for special -status birds and other education, certifications, migratory birds within the construction area, including a 300- and field experience to foot survey buffer, no more than 3 days prior to the start of the City; project applicant ground -disturbing activities in the construction area shall also submit a copy of executed contract with the biologist, showing scope of work and timeline to City Confirm pre -construction Prior to ground- City of Santa Ana surveys for nesting birds disturbing or Planning and were conducted vegetation -removing Building Agency construction MM BIO-1b Avoidance of Active Avian Nests Confirm the United During pre- City of Santa Ana If an active nest is located during pre -construction surveys or States Fish and Wildlife construction Planning and at any point during the construction phase of the proposed Service and/or California surveys; during Building Agency project, the United States Fish and Wildlife Service (USFWS) Department of Fish and construction and/or California Department of Fish and Wildlife (CDFW) (as Wildlife have been appropriate) shall be notified regarding the status of the nest. notified Furthermore, construction activities shall be restricted as Verification of Completion Date Initial FCS 3 https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx SANTA ANA REZONE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Mitigation Measures Method of Verification necessary to avoid disturbance of the nest until it is Verify that construction abandoned, or a qualified Biologist deems disturbance activities have been potential to be minimal. Restrictions may include establishment restricted or a qualified of exclusion zones (no ingress of personnel or equipment at a biologist has deemed minimum radius of 300 feet around an active raptor nest and a potential disturbance to 50-foot radius around an active migratory bird nest) or be minimal alteration of the construction schedule 2.5 Cultural Resources and Tribal Cultural Timing of Verification Responsible for Verification MM CUL-1: Prior to the initiation of construction activities, all Submit evidence to City Prior to the initiation City of Santa Ana construction personnel conducting ground disturbance at the that a WEAP training has of construction Planning and site shall be provided Worker Environmental Awareness been conducted by an activities; Building Agency; Program (WEAP) cultural resources "tailgate" training. The Archaeologist who meets training shall include visual aids, a discussion of applicable the Secretary of the laws and statutes relating to archaeological resources, types of Interior's Professional resources that may be found within the project site, and Qualification Standards procedures to be followed in the event such resources are for archaeology encountered. The training shall be conducted by an Archaeologist who meets the Secretary of the Interior's Professional Qualification Standards for archaeology. In the event that buried archaeological resources are Document that During construction; City of Santa Ana discovered during construction, operations shall stop within a operations have stopped Upon discovery of Planning and 100-foot radius of the find and an Archaeologist who meets the in daily construction logs; resources; Building Agency; Secretary of Interior's Professional Qualification Standards for Project applicant or archaeology shall be consulted to determine whether the contractor shall submit resource requires further study. The qualified Archaeologist the qualified shall make recommendations to the Lead Agency on the Archaeologist's resume measures that shall be implemented to protect the discovered or curriculum vitae (CV) resources, including but not limited to excavation of the finds demonstrating relevant Verification of Completion Date Initial FCS 4 https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx SANTA ANA REZONE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Timing of Responsible for Mitigation Measures Method of Verification Verification Verification and evaluation of the finds in accordance with Section15O64.5 education, certifications, City of Santa Ana of the CEQA Guidelines. Potentially significant cultural and field experience to Planning and resources consist of, but are not limited to, stone, bone, fossils, the City; project applicant Building Agency wood, or shell artifacts or features, including hearths, structural shall also submit a copy remains, or historic dumpsites. Any previously undiscovered of executed contract with resources found during construction within the project area the Archaeologist, shall be recorded on appropriate California Department of showing scope of work Parks and Recreation (DPR) forms and evaluated for and timeline to the City; significance in terms of CEQA criteria. If the resources are determined to be unique historic resources as defined under Section 15064.5 of the CEQA Guidelines, mitigation measures Verify that any previously Upon discovery of City of Santa Ana shall be identified by the monitor and recommended to the undiscovered resources resources; Planning and Lead Agency. Appropriate mitigation measures for significant have been recorded on Building Agency resources could include avoidance or capping, incorporation of appropriate DPR forms the site in green space, parks, or open space, or data recovery and evaluated for excavations of the finds. The Lead Agency, along with other significance in terms of relevant or Tribal officials, shall be contacted upon the CEQA criteria; discovery of cultural resources to begin coordination on the disposition of the find(s). Treatment of any significant cultural Inclusion of applicable Upon discovery of City of Santa Ana resources shall be undertaken with the approval of the Lead mitigation measures for resources; Planning and Agency. No further grading shall occur in the area of the significant resources on Building Agency discovery until the Lead Agency approves the measures to project plans; protect these resources. Upon coordination with the Lead Agency, any archaeological where they would be afforded Record that the Lead Upon discovery of City of Santa Ana applicable cultural resources laws and guidelines. Agency and other resources; Planning and relevant or Tribal officials Building Agency have been contacted to coordinate on disposition of the finds; Verification of Completion Date Initial FCS https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx 5 SANTA ANA REZONE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Mitigation Measures MM CUL-2 Stop Construction Upon Encountering Human Remains In the event of the accidental discovery or recognition of any human remains, CEQA Guidelines Section 15064.5, Health and Safety Code Section 7050.5, and Public Resources Code Sections 5097.94 and Section 5097.98 shall be followed. If during the course of project construction, there is accidental discovery or recognition of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site where human remains are discovered and/or any nearby area reasonably suspected to overlie adjacent human remains until the county coroner is contacted to determine whether the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the Timing of Responsible for Method of Verification Verification Verification Inclusion on project plans Upon discovery of City of Santa Ana that no further grading resources; Planning and shall occur until the Lead Building Agency Agency approves the mitigation measures; approval of mitigation measures; Verify that any artifacts Upon discovery of City of Santa Ana recovered are donated to resources Planning and an appropriate Tribal Building Agency custodian or a qualified scientific institution via written documentation. Confirm construction During construction City of Santa Ana activities have ceased, Planning and and the County Coroner Building Agency has been contacted as recorded in daily construction logs; Confirm construction During construction City of Santa Ana activities have ceased, Planning and and the County Coroner Building Agency has been contacted as recorded in daily construction logs; Verification of Completion Date Initial FCS 6 https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx SANTA ANA REZONE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Timing of Mitigation Measures Method of Verification Verification coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the Most If the remains are During construction Likely Descendant (MLD) of the deceased Native American. determined to be of The MLD may make recommendations to the City or the Native American origin, person responsible for the excavation work within 48 hours, confirm the MLD and for means of treating or disposing of, with appropriate NAHC have been dignity, the human remains, and any associated grave contacted via email; goods as provided in Public Resource Code Section 5097.98. Confirm contact with During construction 2. Where the following conditions occur, the City or an MLD and compliance authorized representative shall rebury the Native American with Public Resources human remains and associated grave goods with Section 5097.98 via appropriate dignity either in accordance with the written or email recommendations of the MLD or on the project site in a correspondence location not subject to further subsurface disturbance: • The NAHC is unable to identify an MLD or the MLD failed to make a recommendation within 48 hours after being notified by the commission. • The descendant identified fails to make a recommendation. • The City or an authorized representative rejects the recommendation of the descendant, and mediation by the NAHC fails to provide measures acceptable to the City. 2.7 Geology and Soils Responsible for Verification City of Santa Ana Planning and Building Agency City of Santa Ana Planning and Building Agency SC 2.5-1: In the event that paleontological resources are Confirm construction During grading and City of Santa Ana encountered during grading and construction operations, all operations and activities construction Planning and construction activities shall be temporarily halted or redirected are halted and redirected operations; Building Agency to permit a qualified paleontologist to assess the find for to a qualified Verification of Completion Date Initial FCS 7 https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx SANTA ANA REZONE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Timing of Responsible for Mitigation Measures Method of Verification Verification Verification significance and, if necessary, develop a paleontological paleontologist as resources impact mitigation plan for the review and approval recorded in daily by the City prior to resuming excavation activities. construction log; Review and approval of a Prior to resuming City of Santa Ana paleontological excavation activities Planning and resources impact Building Agency mitigation plan that is incorporated into project plans Verification of Completion Date Initial FCS 8 https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx r South East Corner looking West I West End looking East North End looking South East End lookinfz West. Exhibit 3 - Site Photos CITY OF SANTA ANA Planning and Building Agency 20 Civic Center Plaza • P.O. Box 1988 • Santa Ana, California 92702 www.santa-ana.org/pba NOTICE OF PUBLIC HEARING BEFORE THE CITY COUNCIL OF THE CITY OF SANTA ANA, CA The City of Santa Ana encourages the public to participate in the decision -making process. The following notice is being provided so that you can ask questions, make comments, and stay informed about projects that might be important to you. We encourage you to contact us prior to the Public Hearing if you have any questions. NOTICE IS HEREBY GIVEN - The City Council of the City of Santa Ana will hold a public hearing to receive public testimony and will take action on the items described below. Project Location: 1801 East Chestnut Avenue (APN: 402-212-01) located within the General Agriculture (Al) zoning district. Project Applicant: City of Santa Ana Proposed Project: The City is requesting approval of General Plan Amendment (GPA) No. 2025-01 to amend the existing General Plan land use designation from Open Space (OS) to General Commercial (GC) for the property addressed as 1801 East Chestnut Avenue. Additionally, the City is requesting approval of Amendment Application (AA) No. 2025-02 to rezone the property from General Agriculture (Al) to General Commercial (C2). Environmental Impact: Pursuant to the California Environmental Quality Act (CEQA), the project requires: (1) certification of a Final Initial Study and Mitigated Negative Declaration (ER No. 2025-119 and SCH No. 2025121015); and adoption of a Mitigation Monitoring and Reporting Program. Action Taken by the Planning Commission on February 9, 2026: Recommended that the City Council take the following actions: (1) certify the Final Initial Study and Mitigated Negative Declaration (ER No. 2025-119 and SCH No. 2025121015), (2) adopt a Mitigation Monitoring and Reporting Program for the project, (3) adopt a resolution approving General Plan Amendment No. 2025-01, and (4) adopt an ordinance approving Amendment Application No. 2025-02. VOTE: 6.0:1 (Ayes: Commissioners Benninger, Escamilla, Leo, Pham, Ramos, and Woo; Absent: Commissioner Oliva). Meeting Details: This public hearing will be held on Tuesday, March 3, 2026, at 5:30 p.m., or as soon thereafter as the matter may be heard, in the City Council Chamber, 22 Civic Center Plaza, Santa Ana, CA 92701. Members of the public may attend this meeting in -person or join via Zoom. For the most up to date information on how to participate virtually in this meeting, please visit https://www.santa- ana.org/agendas-and-minutes/ Written Comments: If you are unable to participate in the meeting, you may send written comments by e-mail to eComment(a_santa-ana.org (reference the Agenda Item # in the subject line) or mail to Jennifer L. Hall, City Clerk, City of Santa Ana, 20 Civic Center Plaza — M30, Santa Ana, CA 92701. Deadline to submit written comments is 4:00 p.m. on the day of the meeting. Comments received after the deadline may not be distributed to the City Council but will be made part of the record. Where To Get More Information: All staff reports regarding any item on this agenda are available for public inspection in the City Clerk's Office during regular business hours and posted on the City's website the Tuesday before a Council meeting at: https://www.santa-ana.org/agendas-and-minutes/ Who To Contact For Questions: Should you have any questions, please contact Cesar Barrera with the Public Works Agency at CBarrera(a-santa-ana.orq or (714) 647-3387. Note: If you challenge the decision on the above matter in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council of the City of Santa Ana at, or prior to, the public hearing. Si tiene preguntas en espanol, favor de Ilamar a Gema Zapien (714) 667-2732. Neu can lien lac bang tieng Viet, xin dien thoai cho Kristie Ha (714) 667-2206. . I � r, i 1 R1 ., i F B110 GPA No. 2025-01 & AA No. 2025-02 1801 E. Chestnut Avenue R1 % R1 WO line% 1 ' 43. P P A. =' I I P P J P �II� P P r P P �—F P "u -- P P - _ _ -_ _- P P P �- - ,=_.:t-:',ter r.-•. ;�, P P 2 F' �''.� 1 P R2 SD r R2 R2 02 _} D D 1 C5... C C1 C2 C2 _ — _ C2 C2 SD C C2 C2 l' F1 C2 C 5 C2 11 l77-711. 1� Ni Zoning (2025) Zoned-, Single -Family Residence ■ Specific Development ■ Two -Family Residence ■ MWtiple-Family Residence ■ Open Space Land ■ B risml Street Corridor Specific Plan ■ Suburban Apartment General Agdco Mural Com m u pityCo mmercial ■ Arterial cc m mercial ■ General Commercial ■ MainPlace Specific Plan ■ Heary Industrial ■ Light Industrial ■ P-6-sional Community Commercial - Museum ❑Istrict� ■ Flannetl Shopping Center MiI Specific Plan Govemment Center - �� Saddlt�oat ��•I __a]ntI'IJRJ � I P mom ■ South Main Street Commercial District II"tj ■ Commercial Resitlential �'1 ■ Harbor Mired Use Transit Corridor Specific Plan -� _ ■ Residential -Estate w — - ■ Metm Eas[ Dverlay Zone �%"** r � -, ■ Relatetl Bristol Specific Plan 0 � 7 4ih . 1 .1 m Exhibit 5 - Vicinity Zoning & Aerial View Map Al C a 750 teet A � EXHIBIT 6 Santa Ana Zoo Parking Lot Rezone Project environmental materials are available at the following online link at: https://www.santa-ana.org/notice-of-intent-to-adopt-a-mitigated-negative-declaration-for-a- rezone-project-in-the-city-of-santa-ana/ FCS An ADEC Innovation Santa Ana Rezone Project Mitigation Monitoring and Reporting Program City of Santa Ana, Orange County, California PREPARED FOR: City of Santa Ana 20 Civic Center Plaza Santa Ana, CA 92701 714.647.2700 Contact: Rudy Rosas, Deputy Public Works Director/City Engineer PREPARED BY: FirstCarbon Solutions 250 Commerce, Suite 210 Irvine, CA 92602 714.508.4100 Contact: Jason Brandman, Project Director Angela Wolfe, Senior Project Manager August 14, 2025 THIS PAGE INTENTIONALLY LEFT BLANK Santa Ana Rezone Project Mitigation Monitoring and Reporting Program PREFACE Section 21081.6 of the California Environmental Quality Act (CEQA) and CEQA Guidelines Section 15097 require a Lead Agency to adopt a Mitigation Monitoring and Reporting Program (MMRP) whenever it adopts a Mitigated Negative Declaration (MND) in conjunction with a project approval. The purpose of the MMRP is to ensure compliance with the mitigation measures occurs during project implementation. The IS/MND prepared for the proposed Santa Ana Rezone Project (proposed project) concluded that project implementation could result in potentially significant effects on the environment and mitigation measures were incorporated into the proposed project or are required as a condition of project approval that reduce these potential impacts to a less than significant level. This MMRP documents how and when the mitigation measures adopted by the Lead Agency will be implemented and confirms that potential environmental impacts are reduced to less than significant levels as identified in the IS/MND. This document does not discuss those subjects that the environmental analysis demonstrates would result in less than significant impacts and for which no mitigation was proposed or necessary. FCS Https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx THIS PAGE INTENTIONALLY LEFT BLANK SANTA ANA REZONE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Table 1: Santa Ana Rezone Project Mitigation Monitoring and Reporting Program Timing of Responsible for Mitigation Measures Method of Verification Verification Verification 2.4 Biological Resources MM BIO-la: Nesting Bird Pre -construction Surveys. If Project applicant or Prior to ground- City of Santa Ana ground -disturbing or vegetation -removing construction contractor shall submit disturbing or Planning and activities or tree removal is proposed during the the biologist's resume or vegetation -removing Building Agency breeding/nesting season for migratory birds (typically February curriculum vitae (CV) construction 1 through September 15), a qualified Biologist shall conduct demonstrating relevant pre -construction surveys for special -status birds and other education, certifications, migratory birds within the construction area, including a 300- and field experience to foot survey buffer, no more than 3 days prior to the start of the City; project applicant ground -disturbing activities in the construction area shall also submit a copy of executed contract with the biologist, showing scope of work and timeline to City Confirm pre -construction Prior to ground- City of Santa Ana surveys for nesting birds disturbing or Planning and were conducted vegetation -removing Building Agency construction MM BIO-1b Avoidance of Active Avian Nests Confirm the United During pre- City of Santa Ana If an active nest is located during pre -construction surveys or States Fish and Wildlife construction Planning and at any point during the construction phase of the proposed Service and/or California surveys; during Building Agency project, the United States Fish and Wildlife Service (USFWS) Department of Fish and construction and/or California Department of Fish and Wildlife (CDFW) (as Wildlife have been appropriate) shall be notified regarding the status of the nest. notified Furthermore, construction activities shall be restricted as Verification of Completion Date Initial FCS 3 https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx SANTA ANA REZONE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Mitigation Measures Method of Verification necessary to avoid disturbance of the nest until it is Verify that construction abandoned, or a qualified Biologist deems disturbance activities have been potential to be minimal. Restrictions may include establishment restricted or a qualified of exclusion zones (no ingress of personnel or equipment at a biologist has deemed minimum radius of 300 feet around an active raptor nest and a potential disturbance to 50-foot radius around an active migratory bird nest) or be minimal alteration of the construction schedule 2.5 Cultural Resources and Tribal Cultural Timing of Verification Responsible for Verification MM CUL-1: Prior to the initiation of construction activities, all Submit evidence to City Prior to the initiation City of Santa Ana construction personnel conducting ground disturbance at the that a WEAP training has of construction Planning and site shall be provided Worker Environmental Awareness been conducted by an activities; Building Agency; Program (WEAP) cultural resources "tailgate" training. The Archaeologist who meets training shall include visual aids, a discussion of applicable the Secretary of the laws and statutes relating to archaeological resources, types of Interior's Professional resources that may be found within the project site, and Qualification Standards procedures to be followed in the event such resources are for archaeology encountered. The training shall be conducted by an Archaeologist who meets the Secretary of the Interior's Professional Qualification Standards for archaeology. In the event that buried archaeological resources are Document that During construction; City of Santa Ana discovered during construction, operations shall stop within a operations have stopped Upon discovery of Planning and 100-foot radius of the find and an Archaeologist who meets the in daily construction logs; resources; Building Agency; Secretary of Interior's Professional Qualification Standards for Project applicant or archaeology shall be consulted to determine whether the contractor shall submit resource requires further study. The qualified Archaeologist the qualified shall make recommendations to the Lead Agency on the Archaeologist's resume measures that shall be implemented to protect the discovered or curriculum vitae (CV) resources, including but not limited to excavation of the finds demonstrating relevant Verification of Completion Date Initial FCS 4 https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx SANTA ANA REZONE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Timing of Responsible for Mitigation Measures Method of Verification Verification Verification and evaluation of the finds in accordance with Section15O64.5 education, certifications, City of Santa Ana of the CEQA Guidelines. Potentially significant cultural and field experience to Planning and resources consist of, but are not limited to, stone, bone, fossils, the City; project applicant Building Agency wood, or shell artifacts or features, including hearths, structural shall also submit a copy remains, or historic dumpsites. Any previously undiscovered of executed contract with resources found during construction within the project area the Archaeologist, shall be recorded on appropriate California Department of showing scope of work Parks and Recreation (DPR) forms and evaluated for and timeline to the City; significance in terms of CEQA criteria. If the resources are determined to be unique historic resources as defined under Section 15064.5 of the CEQA Guidelines, mitigation measures Verify that any previously Upon discovery of City of Santa Ana shall be identified by the monitor and recommended to the undiscovered resources resources; Planning and Lead Agency. Appropriate mitigation measures for significant have been recorded on Building Agency resources could include avoidance or capping, incorporation of appropriate DPR forms the site in green space, parks, or open space, or data recovery and evaluated for excavations of the finds. The Lead Agency, along with other significance in terms of relevant or Tribal officials, shall be contacted upon the CEQA criteria; discovery of cultural resources to begin coordination on the disposition of the find(s). Treatment of any significant cultural Inclusion of applicable Upon discovery of City of Santa Ana resources shall be undertaken with the approval of the Lead mitigation measures for resources; Planning and Agency. No further grading shall occur in the area of the significant resources on Building Agency discovery until the Lead Agency approves the measures to project plans; protect these resources. Upon coordination with the Lead Agency, any archaeological where they would be afforded Record that the Lead Upon discovery of City of Santa Ana applicable cultural resources laws and guidelines. Agency and other resources; Planning and relevant or Tribal officials Building Agency have been contacted to coordinate on disposition of the finds; Verification of Completion Date Initial FCS https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx 5 SANTA ANA REZONE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Mitigation Measures MM CUL-2 Stop Construction Upon Encountering Human Remains In the event of the accidental discovery or recognition of any human remains, CEQA Guidelines Section 15064.5, Health and Safety Code Section 7050.5, and Public Resources Code Sections 5097.94 and Section 5097.98 shall be followed. If during the course of project construction, there is accidental discovery or recognition of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site where human remains are discovered and/or any nearby area reasonably suspected to overlie adjacent human remains until the county coroner is contacted to determine whether the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the Timing of Responsible for Method of Verification Verification Verification Inclusion on project plans Upon discovery of City of Santa Ana that no further grading resources; Planning and shall occur until the Lead Building Agency Agency approves the mitigation measures; approval of mitigation measures; Verify that any artifacts Upon discovery of City of Santa Ana recovered are donated to resources Planning and an appropriate Tribal Building Agency custodian or a qualified scientific institution via written documentation. Confirm construction During construction City of Santa Ana activities have ceased, Planning and and the County Coroner Building Agency has been contacted as recorded in daily construction logs; Confirm construction During construction City of Santa Ana activities have ceased, Planning and and the County Coroner Building Agency has been contacted as recorded in daily construction logs; Verification of Completion Date Initial FCS 6 https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx SANTA ANA REZONE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Timing of Mitigation Measures Method of Verification Verification coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the Most If the remains are During construction Likely Descendant (MLD) of the deceased Native American. determined to be of The MLD may make recommendations to the City or the Native American origin, person responsible for the excavation work within 48 hours, confirm the MLD and for means of treating or disposing of, with appropriate NAHC have been dignity, the human remains, and any associated grave contacted via email; goods as provided in Public Resource Code Section 5097.98. Confirm contact with During construction 2. Where the following conditions occur, the City or an MLD and compliance authorized representative shall rebury the Native American with Public Resources human remains and associated grave goods with Section 5097.98 via appropriate dignity either in accordance with the written or email recommendations of the MLD or on the project site in a correspondence location not subject to further subsurface disturbance: • The NAHC is unable to identify an MLD or the MLD failed to make a recommendation within 48 hours after being notified by the commission. • The descendant identified fails to make a recommendation. • The City or an authorized representative rejects the recommendation of the descendant, and mediation by the NAHC fails to provide measures acceptable to the City. 2.7 Geology and Soils Responsible for Verification City of Santa Ana Planning and Building Agency City of Santa Ana Planning and Building Agency SC 2.5-1: In the event that paleontological resources are Confirm construction During grading and City of Santa Ana encountered during grading and construction operations, all operations and activities construction Planning and construction activities shall be temporarily halted or redirected are halted and redirected operations; Building Agency to permit a qualified paleontologist to assess the find for to a qualified Verification of Completion Date Initial FCS 7 https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx SANTA ANA REZONE PROJECT MITIGATION MONITORING AND REPORTING PROGRAM Timing of Responsible for Mitigation Measures Method of Verification Verification Verification significance and, if necessary, develop a paleontological paleontologist as resources impact mitigation plan for the review and approval recorded in daily by the City prior to resuming excavation activities. construction log; Review and approval of a Prior to resuming City of Santa Ana paleontological excavation activities Planning and resources impact Building Agency mitigation plan that is incorporated into project plans Verification of Completion Date Initial FCS 8 https://adecinnovations.sharepoint.com/sites/PublicationsSite/Shared Documents/Publications/Client(PN-JN)/0327/03270047/MMRP/03270047 Santa Ana Rezone Project MMRP.docx Exhibit 7 IMPLEMENTATION 6-10 YEARS /nN\ 0' 70' 140780' W KEY STRATEGIES To prepare for the new entry, redevelopment of the existing overflow gravel lot can be developed. During this process the current south parking and main entry can remain in use. This new parking lot (Zoo Parking East) will contain several stormwater management strategies including permeable paving and bioswales. (Project 2) With the campus -wide improvements proposed for animal exhibits, a new commissary will be required, as well as a 2nd-story space for office and meeting rooms. (Project 1) A new education hub will be built adjacent to the main entry and parking Iot.This hub consists of a new building with flex classrooms, and a new holding building for ambassador animals. (Project 4) After the new education hub is implemented, the Red Barn (where much of the current ambassador animal collection is housed) will be ready for new enhancements. (Project 3) The Forest Station, including its adjacent exhibits, is a key strategic project in the plan at the north end of the Zoo. This will offer shaded seating and views into a mixed species habitat and bald eagle exhibit. There will also be adventure play components with adjacent shaded guest seating. As a lower capital cost implementation concept, the food and beverage portion of this project can start off as a food truck or similar set-up. (Project 5) The Reptile and Amphibian Station will house a collection of reptiles and amphibians. This will give visitors a chance to get up -close encounters with unique small animals in an immersive indoor/ outdoor environment. (Project 7) Additional exhibits being developed during this phase include the mixed -species habitats on the eastern side of the Riverine Zone. This sequencing strategy will allow the existing play structure north of the Zoo entry to remain undisturbed during this phase. (Project 6) e INFRASTRUCTURE Commissary O Zoo Parking East O ® Red Barn Spruce -up STRATEGIC Education Hub 0 0 Forest Station ATTRACTIONS East Riverine Exhibits 0 Reptile and Amphibian Station REPTILES AND AMPHIBIANS 00 0 z a z co W LL clr DESIGN 11