CITY OF RANCHO SANTA MARGARITA CITY COUNCIL STAFF REPORT

Transcription

1 Page 1 () CITY OF RANCHO SANTA MARGARITA CITY COUNCIL STAFF REPORT DATE: TO: FROM: BY: SUBJECT: June 8, 2011 City Counil of the City of Ranho Santa Margarita Steven E. Hayman, City Manager~! Kathleen Haton, Development Servies Diretor KK Nathaniel G. Farnsworth, Planner JJf- Zoning Code Text and Map Amendment CA to Establish an Auto Center Overlay Zoning Distrit to the City's Zoning Code Reommendation I \ t,_~) That the City Counil: 1 ) Reeive the staff report. 2) Open the Publi Hearing. 3) Reeive publi input. 4) Reeive City Counil omments and questions. 5) Close the Publi Hearing. 6) Introdue for first reading and read by title only an Ordinane entitled: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RANCHO SANTA MARGARITA, CALIFORNIA, ADOPTING ZONING CODE TET AND MAP AMENDMENT CA TO THE RANCHO SANTA MARGARITA ZONING CODE TO ESTABLISH THE AUTO CENTER OVERLAY ZONING DISTRICT Bakground/Disussion EECUTIVE SUMMARY In Otober 2010, the City Counil adopted a Zoning Code Amendment to establish an Auto Center (AC) Zoning Distrit in order to protet and preserve the existing auto dealership sites along Santa Margarita Parkway. At that time, the City Counil also direted City Staff to develop Auto Center Overlay (AC-0) Zoning Distrit for the /08/11 Item No. 5.1 Attahment 13

2 CA Auto Center Overlay Zoning Distrit June 8, 2011 Page 2 ~age 2 o express purpose of larifying the uses permitted within the AC Zoning Distrit, to bring () the existing Toyota dealership into onformane with the Zoning Code and to reate additional opportunities to expand the City's Auto Center. Any hange to the text of the Zoning Code requires a Zoning Code Amendment. Any adoption of a Zoning Code Amendment requires the Planning Commission to review and provide a reommendation to the City Counil in aordane with Setion of the Zoning Code. Furthermore, any hange to the City's Zoning Code Map requires a Zoning Code Amendment in aordane with Setion of the Zoning Code. The proposed Zoning Code Amendment will not require a General Plan Amendment beause the proposed hanges are onsistent with the goals and poliies established within the General Plan. Pursuant to Setion of the State California Environmental Quality At (CEQA) Guidelines, the City onduted an Initial Study, whih analyzed those elements of the proposed ode amendments that ould have potential indiret physial impats on the e.nvironment. No speifi development projet is being ontemplated in onjuntion with the proposed ode amendments so there would be no immediate physial impat on the environment. To the extent that these ode amendments ould indiretly failitate future development within the City, those impats are analyzed in the Initial Study. A Notie of Intent to adopt a Negative Delaration was released for publi review from April 8, 2011 through April 28, A opy of the publi notie, Initial Study and Negative Delaration were provided to all of (J the impated property owners as well as to the general managers of eah of the existing auto dealerships. Staff reeived no written omments related to the Initial Study. The Planning Commission onduted a publi hearing on the proposed Zoning Code Amendment on May 4, The Planning Commission unanimously approved a Resolution reommending that the City Counil approved the proposed Zoning Code Amendment. A publi notie for this item was plaed in the Orange County Register on May 27, Additionally, a publi notie was posted at City Hall, the Trabuo Canyon Water Distrit and the Fire Station. Finally, a opy of the publi notie was plaed on the City's website. PROJECT DESCRIPTION/BACKGROUND Beginning in November 2008, the City Counil adopted several interim urgeny ordinanes expressly prohibiting the establishment of any non-retail automotive dealership use on any existing retail auto dealership parel, subjet to ertain exeptions as provided in an Interim Urgeny Ordinane ("moratorium"). The moratorium was established to allow the City time to evaluate and analyze ways to preserve the existing Ranho Santa Margarita auto enter area and to protet the investments made by adjaent dealerships in the wake of the losure of the City's Nissan dealership

3 CA Auto Center Overlay Zoning Distrit 'June 8, 2011 Page3 Page3 Following extensive researh and onsultation with the automotive sales industry and the existing dealers, Staff presented the following questions to the City Counil at the Study Session held in July 2010: 1. Is an Auto Center Zone desirable? 2. Are other uses aeptable at the existing auto dealership sites? 3. What types of regulations or standards, if any, are reommended? Although the agreement was not unanimous, the majority of the City Counil stated that it was important to restrit uses at the auto dealership sites to new retail automobile dealerships and assoiated repair servies prior to the expiration of the moratorium. Given the importane of these properties to the City's eonomy and their signifiant ontribution to the vitality of servies this City provides to its residents, the majority of the Counil onluded that signifiant efforts should be taken to preserve the sites. Although individual Counil members expressed some onern about limitations in flexibility in the use of the auto enter properties, the majority of the City Counil supported the reation of an Auto Center Zoning Distrit over the three auto dealership sites along Santa Margarita Parkway. In addition, the onsensus of the Counil was to enhane flexibility and reate additional opportunities at adjaent ommerial sites. The entire City Counil was supportive of establishing an Auto Center Overlay Zoning Distrit over eah of the existing auto dealerships (inluding Toyota) and other adjaent properties, suh as the Arbors Offie Campus and Interhange Plaza. A disussion of the proposed AC-0 Zoning Distrit is provided in Issue 2 of this report. The AC Zoning Distrit was established by the City Counil in Otober 2010 as part of Zoning Code Amendment CA Exhibit 1 of Attahment A provides a map that depits the existing AC Zoning Distrit on the City's Zoning Map. The AC Zoning Distrit urrently only allows for "retail auto dealerships and assoiated repair servies" as the prinipal use. It is important to note that existing ode provisions allow some flexibility to the property owners of these properties; however, one of the reasons the City Counil had direted Staff to establish the proposed AC-0 Zoning Distrit was to provide some additional flexibility in the permitted uses. The City Counil also stated that another purpose for reating the proposed AC-0 Zoning Distrit was to resolve an issue related to the existing Toyota dealership. When the Zoning Code was adopted in 2007, the Toyota dealership was plaed into the Business Park (BP) Zoning Distrit, whih does not allow for auto sales. As a result, the Toyota dealership is urrently operating as a legal nononforming use, whih annot expand, enlarge or intensify its use. By plaing the Toyota dealership into the proposed AC-0 Zoning Distrit, the property would beome onforming to the Zoning Code requirements, thus providing the owner with greater flexibility to modernize or expand its auto sales business

4 CA Auto Center Overlay Zoning Distrit June 8, 2011 Page4 Pf3ge 4, STATEMENT OF THE ISSUES The auto dealerships in the City provide a signifiant soure of revenue to the City, making up between 5 to 10 perent of the City's revenue. This revenue is ritial to the City's operations. These operations involve the provision of servies to the residents and businesses within the City, suh as polie servies, publi works maintenane and onstrution projets and other vital publi servies. In addition, the auto industry indiates that eah of the existing auto dealerships thrives on the suess of the other auto dealerships in the City as a synergy is reated by the adjaeny of other dealerships. Therefore, it is imperative that the City protet and preserve the properties that have been established as auto dealerships for future auto dealership uses. Issue 1: Proposed Auto Center Overlay Zoning Distrit As stated previously, the City Counil direted Staff to develop an AC~O Zoning Distrit over all existing auto dealerships and additional properties in the City to allow for the opportunity to establish additional auto enter type uses in the future. Speifially, this Overlay Zoning Distrit would maintain the existing underlying zoning designations for all impated loations, inluding all the existing auto dealership sites as well as potentially inluding adjaent properties, suh as the Arbors Offie Campus and Interhange Plaza. Members of the City Counil expressed that there were several advantages to reating....: ) an AC-0 Zoning Distrit in addition to reating the AC Zoning Distrit. First, the. _ impated properties would all maintain the same flexibility to allow for all the uses permitted within the underlying Zoning Distrit. In other words, a restaurant ould still loate on a site designated by the CG Zoning Distrit, even though an overlay Zoning Distrit exists. Seond, the City ould establish unique development standards for sites that fall within the AC-0 Zoning Distrit, whih ould be advantageous to auto dealerships beause development standards ould be written to aommodate the speifi needs within the auto retail sales industry. For example, the City ould allow for inreased signage, redued parking requirements or flexibility in landsaping requirements unique to the auto retail sales industry. Third, the Toyota dealership ould beome a permitted land use if auto sales were permitted within the AC-0 Zoning Distrit (sine auto sales are urrently not permitted in the Business Park Zoning Distrit). Finally, if inluded in the AC-0 Zoning Distrit, other parels would be permitted to have an auto dealership in the future if the owner of the property desired to establish suh a use. ln response to the diretion provided by the City Counil, Staff is reommending that the AC-0 allow the following uses:

5 CA Auto Center Overlay Zoning Distrit ' June 8, 2011 PageS PageS Use Auto dealerships Auto repair Classifiation Notes and Exeptions 'Inludes new and used automobiles. Inludes both major and minor repair servies, suh as body work, painting, upholstery, restoration, mehanial repairs, leaning, detailing, tire repair, transmission repair, tinting, oil hanges, ar wash and stereo Installation Offie uses (general) --Y ~-.. Radio and television towers and installations, radar installations, mirowave relay stations, and ellular towers and installations {om meria!) r Storage and display (outside) -. Retail sales Vehile rental Vehile sales P = Prinipal use permitted -- = Not permitted A= Aessory use permitted (subjet to Setion Aessory Uses and Strutures) C =Conditional use permit required {subjet to Setion Conditional Use Permit) A. - A A A Auto repair servies assoiated with an auto dealership may be approved as an aessory use to the auto dealership. Permitted only in onjuntion with vehile sales/rental and auto repair servies. Permitted as an anillary use only subjet to Setion Wireless Communiation Failities. Subjet to Setion Storage and Display- Outdoor. Permitted only in onjuntion with vehile sales/rental and auto repair servies, inluding auto parts Permitted only in onjuntion with vehile sales/rental and auto repair servies. Inludes motoryles, rereational vehiles, boats, trailers and other similar vehile sales. Inludes motoryles, rereational vehiles, boats, trailers and other similar vehile sales. Unless a use is speifially identified, it is not permitted in the Distrit. Uses prohibited by Federal, State or loal law are not permitted {see Setion Prohibited Uses). These proposed uses larify the term "retail auto dealerships and assoiated repair servies" whih is urrently the only prinipal use permitted in the AC Zoning Distrit. This use table also maintains onsisteny with the type of permit requirement, namely a Conditional Use Permit (CUP), for the prinipal uses within the existing AC Zoning Distrit. Aessory uses would be subjet to administrative approvals by Staff

6 CA Auto Center Overlay Zoning Distrit June 8, 2011 Page6 Pfige 6 ~ Staff is also reommending that the following development standards be required for the AC-0 Zoning Distrit: Development Standard Auto Center Distrit Minimum Lot Size (square feet [sf]) 4.5 ares a Maximum Building Height (feet) 40 feet" Setbaks Adjaent to Residential Use or Distrit 20'b Adjaent to Non-Residential Usee 20' Adjaent to Streetd 15' Maximum Floor Area Ratio 1.0 Off-Street Parking Subjet to Chapter 9.6 Parking Loading Subjet to Chapter 9.6 Parking Lighting Subjet to Setion Lighting standards Landsaping and Sreening Subjet to Setion Landsape and Sreening Noise Levels Subjet to Chapter 5.04 Noise Control of the Muniipal Code Notes: a Areage may onsist of the sum of areage from multiple adjaent parels. This minimum lot size only applies to the establishment of uses listed in Table Uses in Auto Center Overlay Zoning Distrit Additionally, wireless ommuniation failities are exempt from maintaining a minimum lot size. b Or height of nearest building/struture on site, whihever is greater. Setbak measured from bak of urb when adjaent land use is a parkway. Otherwise, setbak is measured from the property line. d Setbak measured from bak of urb. A- Arhitetural features exeeding the maximum height may be permitted subjet to an Alternative Development Standard pursuant to Setion Alternative Development Standards. These development standards are onsistent with the existing development standards in the AC Zoning Distrit with the exeption of the minimum lot size. Staff felt that it was ritial to inlude a larger minimum lot size in order to avoid the development of inompatible auto enter land uses with existing uses at Interhange Plaza and to disourage the subdividing of existing auto dealership sites into smaller parels. These proposed development standards would not reate any legal nononforming strutures, sine eah of the auto dealerships meets all of these requirements. Some of the existing auto dealerships exeed the height limit; however, these dealerships were approved with a Variane for height and would not beome legal nononforming due to the height limit. Staff requested input from eah of the auto dealership general managers to determine whether or not there was interest in modifying any of the proposed site development standards. The general managers expressed that their interest in modified development standards would be related to signage and display of vehiles. Therefore, Staff did not reate any unique development standards for the AC-0 Zoning Distrit. Staff has also provided these proposed uses and development standards to eah of the existing property owners for the existing auto dealerships. Staff has reeived no

7 , \ J CA Auto Center Overlay Zoning Distrit ' June 8, 2011 Page 7 negative feedbak from any of the property owners. Furthermore, eah of the existing auto dealerships has expressed their support for the proposed AC-0 Zoning Distrit. As mentioned previously, the Counil had expressed an interest in inluding the Arbors Offie Campus and Interhange Plaza into the AC-0 Zoning Distrit. As Staff began preparing the Initial Study, it beame apparent that the inlusion of the Arbors Offie Park would require a traffi study. This is beause auto sales and servies are not urrently permitted in the Business Park. In an effort to be ost-effiient, Staff is reommending that the Arbors Offie Campus be exluded from the AC-0 Zoning Distrit at this time. This reommendation does not prelude the City from inluding the Arbors Offie Campus or any other property in the future from being a part of the AC-0 Zoning Distrit in the future. Issue 2: Auto Sales in the Commerial Zoning Distrit Auto sales are urrently permitted within the CG Zoning Distrit. When the CG Zoning Distrit was established, auto sales were permitted within this Zoning Distrit beause the three auto dealership sites along Santa Margarita Parkway were inluded within the CG Zoning Distrit subjet to a CUP. One of the purposes of the CUP was to ensure that auto dealerships were loated in areas that would be ompatible with surrounding land uses. Staff believes that with the establishment of the AC and the proposed AC-0 Zoning Distrit, it would be appropriate to prohibit the development of new auto dealerships from the CG Zoning Distrit. Staff believes that an auto dealership would not be ompatible within the other uses urrently established within. the existing CG Zoning Distrit. Furthermore, Staff does not believe that an auto dealership would ever loated in the existing CG Zoning Distrit beause the parels are too small and the mix of uses is not onduive for an auto dealership. Moreover, there are urrently no existing auto dealerships in the CG Zoning Distrit. Finally, if a property owner in the existing CG Zoning Distrit were interested in establishing an auto dealership, the property owner ould initiate a Zoning Code Map Amendment to be inluded into the AC or AC-0 Zoning Distrit. Therefore, Staff is reommending removing auto sales from the list of permitted uses in the CG Zoning Distrit. Issue 3: Planning Commission Disussion While the Planning Commission unanimously reommended that the City Counil adopt the proposed Zoning Code Amendment, the Planning Commissioners raised several onerns, whih are being outlined to the City Counil as a part of this Staff Report: 1) The Planning Commission stated that sine the purpose of the proposed AC-0 Zoning Distrit was to "expand the opportunity to provide for the retail sale of automobiles in the ommunity," it would be appropriate to only allow for auto repair failities as an aessory use to an auto dealership rather than to allow auto stand alone repair failities subjet to a Conditional Use Permit. The Planning Page

8 CA Auto Center Overlay Zoning Distrit June 8, 2011 Page 8 P~ge 8, Commission made a reommendation that the City Counil only allow auto repair failities as an aessory use in the AC and AC-0 Zoning Distrits. However, upon further review of the Planning Commission reommendation, Staff has determined that the proposed reommendation would reate an inonsisteny in the Zoning Code. This is beause the proposed AC-0 Zoning Distrit inludes some properties that are in the CG and BP Zoning Distrits, whih both allow for auto repair subjet to a CUP and both urrently have existing auto repair failities. To only allow auto repair in the proposed AC-0 Zoning Distrit as an aessory use would reate many legal nononforming land uses. Furthermore, the Initial Study and Negative Delaration did not aount for a restrition of auto repair failities in the AC-0 Zoning Distrit for those impated properties in the CG or BP Zoning Distrits. Therefore, Staff is reommending that the City Counil allow for auto repair in the AC-0 and AC Zoning Distrits subjet to a CUP. Staff has provided a memo to the Planning Commission explaining this issue and this item does not need to be brought bak before the Planning Commission for reonsideration. 2) There was one publi speaker at the Planning Commission Meeting. This speaker was a property owner/business owner for Santa Margarita Animal Care in the Interhange Plaza Retail Center and expressed some onerns regarding the impats of the proposed AC-0 Zoning Distrit. He stated that he was onerned about the possibility of having inompatible land uses within Interhange Plaza beause of the proposed auto-related uses. Although the Planning Commission reommended inluding Interhange Plaza in the proposed AC-0 Zoning Distrit, the Planning Commission direted Staff to provide an opportunity for the property owners in Interhange Plaza to meet with Staff to disuss the proposed Amendment. Staff has extended an opportunity to meet with all of the property owners; however, the only property owner that has expressed an interest in meeting was the owner of Santa Margarita Animal Care. Staff was able to explain that auto sales and auto repair are both urrently permitted uses within Interhange Plaza. The proposed Zoning Code would atually better protet Interhange Plaza from being developed with an inompatible auto-related land use beause the AC-0 Zoning Distrit would establish striter site development standards. For example, the minimum lot size for an auto-related use would require 4.5 ares. Sine Interhange Plaza is 6.64 ares divided among five separate parels with multiple owners, the only way an auto-related use ould be developed would be if someone purhased at least four of the five parels. Even then, the development of an auto related use would be subjet to a CUP. At the end of the meeting the property owner stated that they were no longer in opposition to the projet. Staff is reommending that the City Counil adopt Zoning Code Amendment CA as originally reommended before the Planning Commission beause of the issues that have been addressed above. Staff believes the proposed Zoning Code Amendment is

9 CA Auto Center Overlay Zoning Distrit June 8, 2011 Page 9 Page 9 onsistent with the General Plan and the Zoning Code. Furthermore, Staff does not antiipate this proposed AC-0 Zoning Distrit will reate any legal nononforming uses or inompatible land uses. Therefore, Staff is reommending that the City Counil introdue the proposed Ordinane by onduting its first reading. If approved, the item will be presented at the next regular City Counil Meeting for a seond reading. AJternatives 1. The City Counil ould deide to not approve the Zoning Code Text and Map Amendment. If the City Counil were to deide on this alternative, the existing Zoning Code standards would ontinue to apply to the site. If this option is preferred, Staff would still reommend prohibiting auto sales from the CG Zoning Distrit in order to avoid inompatible land uses in the CG Zoning Distrit. 2. The City Counil ould make hanges to the proposed AC-0 Zoning Distrit, suh as permitted uses or development standards. Some modifiations ould potentially require revisions to the Initial Study, whih would require the reirulation of the environmental learane douments for publi omment and review. Fisal Impat The proposed Zoning Code Ordinane primarily results in Staff osts and timing to prepare the neessary douments. Muh of this work has been ompleted through Staffs researh efforts during Fisal Year 2008/09 and 2009/10. Funding for the proposed Overlay Zoning Distrit was not antiipated in the FY 201 0/11 budget. Staff has made every attempt to minimize osts throughout this proess. Therefore, ertain items, suh as inluding the Arbors Offie Campus into the proposed AC-0 Zoning Distrit or allowing ertain uses by right, were not inluded beause they would have required additional funding at this time for various tehnial studies {i.e., traffi, irulation and parking). Certain osts, suh as the publi notifiation, are unavoidable due to State law requirements. Conlusion The City Counil has requested that Staff initiate a Zoning Code Text and Map Amendment to establish an Auto Center Overlay Zoning Distrit to ensure that existing Auto Center properties remain an Auto Center and to allow additional opportunities for future expansion of the Auto Center. Staff has prepared the appropriate environmental review and has provided the Planning Commission's reommendation on the proposed Zoning Code Text and Map Amendment onsistent with Setion and Setion of the Zoning Code. Attahments A. Ordinane Adopting Zoning Code Text and Map Amendment CA

10 CA Auto Center Overlay Zoning Distrit June 8, 2011 Page 10 Page 10, B. C. D. E. Resolution Reommending Approval of Zoning Code Text and Map Amendment CA Initial Study and Negative Delaration Red lined Version of Chapter 9.3 Zoning Distrits Letters of Support for Zoning Code Amendment CA )

11 Page 11. ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF RANCHO SANTA MARGARITA, CALIFORNIA, ADOPTING ZONING CODE TET AND MAP AMENDMENT CA TO THE RANCHO SANTA MARGARITA ZONING CODE TO ESTABLISH THE AUTO CENTER OVERLAY ZONING DISTRICT WHEREAS, on Deember 10, 2002, the City of Ranho Santa Margarita adopted the Ranho Santa Margarita General Plan; and WHEREAS, on May 11, 2007, Ranho Santa Margarita Zoning Code beame effetive; and WHEREAS, on April 8, 2011, the City released a Notie of Intent to adopt a Negative Delaration for the required publi review period whih ended on April 28, 2011; and WHEREAS, the Planning Commission has onsidered the Initial Study and Negative Delaration that was made available for publi review, and all other oral and written publi omments reeived prior to or at the publi hearing prior to approving this Resolution and reommends that the City Counil find that, in light of the whole reord before it, there is no substantial evidene that the projet may have a potentially signifiant adverse environmental impat and 'on that basis adopt the Negative Delaration; and WHEREAS, the Planning Commission of the City of Ranho Santa Margarita onduted a publi hearing on the proposed Ordinane on May 4, 2011, in aordane with the provisions of the planning and zoning laws of the State of California, and adopted Resolution No. PC forwarding its reommendations to the City Counil for its onsideration; and WHEREAS, the City Counil of the City of Ranho Santa Margarita has onsidered information presented on the proposed Ordinane by City Staff, the Planning Commission, the publi and other interested parties at a Publi Hearing held on June 8, THE CITY COUNCIL OF THE CITY OF RANCHO SANTA MARGARITA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS: Setion 1. Title 9 of the City of Ranho Santa Margarita Muniipal Code (Planning and Zoning), Chapter 9.3 (Zoning Distrits and standards), Table (Zoning Distrit/General Plan Designation Corllsisteny Matrix) is hereby amended in its entirety to read as follows: ATTACHMENT A

12 Pa9e 12 Table9.3.1 Zoning Distrit/General Plan Designation Consisteny Matrix Residential- Low Density (RL) RL-6,000 RL-5,000 Residential - Low-Medium Density (RLM) RLM-4,000-D Residential-Medium Density (RM) RM-3,000-D Low-Medium Density Residential Medium Density Residential (MDR) R) High Density Residential {HDR) Commerial and Business Park Distrits, Commerial-'- General (CG) General Commerial (C) Commerial - Neighborhood (CN) Auto Center (AC) Business Park (BP) Neighborhood Commerial (NC) General Commerial (C) Business Park (BP) ) Open Spae (OS) Open Spae- Golf (OSG) Open Spae - Regional (OSR) Open Spae (OS) Open Spae Golf (OSG) O'Neill Regional Park (ONP)

13 Page 13 (~. ) Setion 2. Title 9 of the City of Ranho Santa Margarita Muniipal Code (Planning and Zoning), Chapter 9.3 (Zoning Distrits and standards), Table (Uses in Commerial Distrits) is hereby amended in its entirety to read as follows: Use Aloholi beverage retail sale (inluding wine tasting) Animal day are Table Uses in Commerial Distrits CG CN Notes and Exeptions C C C Sale for on premises and off-premises onsumption. C a. No overnight boarding. b. Maximum number of animals permitted established through CUP. Animal hospitals and linis C C Subjet to Setion Animal Care Failities. [ Auto repair servies, minor C -- Exludes major auto repair servies. ~ ~ ~ Automated teller mahines A A No drive-thrus or walk-ups allowed unless granted (ATMs) with a CUP as part of a finanial institution building. Stand-alone ATMs are subjet to a CUP t Barrravem/Brewery Pub C a. Inludes on-site small-sale brewery for sale for on- and off-premises onsumption. b. Aessory uses suh as billiards, pool tables, darts, and game mahines also allowed. Car washes (automati) Permitted only in onjuntion with gas stations in ompliane with Setion Gas and Fuel Dispensing Stations. Stand alone ar wash failities subjet to a CUP Child day are enters t Clubs and lodges (private) t-= Commerial rereation C Inludes private gymnasiums, swimming pools, (indoor} bowling alleys, ie and ~oiler skating rinks, heerleading, raquet lubs, and lasses suh as yoga, aerobis, kik-boxing, martial arts, Pilates, daning, fitness, drama and other similar uses. Commerial rereation (outdoor) C l Inludes publi and private tennis and raquet failities/lubs and swimming pools. Outdoor night lighting subjet to a CUP. ~ ~----l Conveniene servies Cyber/lntemet afes Daning and live entertainment Dry leaners p p P Suh as dry-leaners, barber shops, beauty shops, onveniene markets without alohol sales, maniure shops, opy and mail servies, home appliane repairs, biyle repair, tailor shops, photography studios, framing, tiket agenies, wath repair, loksmiths, pet grooming, and similar uses. -- Subjet to Chapter 6.09 Cyberafes. C Inludes night lubs, VIP rooms, and similar uses Shall provide a hazardous materials plan for storage, use and removal of all hazardous materials for review and approval by the Planning Commission

14 Page 14, Table Uses in Commerial Distlits Use CG CN Notes and Exeptions Emergeny/Homeless Inludes temporary and seasonal housing and shelter servies for homeless families and individuals. Family are home Large and small. Finanial servies p p a. Inludes banks, savings and loan assoiations, and redit unions. b. Chek ashing failities not permitted.. Drive through or ATM requires a CUP in any zone. Fortune telling - -- establishments Game mahines A A For three or more games, see Video Arades (three [3] or fewer) below. Gas or fuel dispensing Subjet to Setion Gas and Fuel stations Dispensing Stations. May have a mini-mart, food onveniene store or restaurant. Hookah bars Hotels and motels Kennels a. Subjet to Setion Animal Care Failities. Laundromat Laundromats with hazardous materials shall be required to provide a hazardous materials plan in the ase of spills. Massage therapy A A Allowed only as an aessory use to a primary use and as defined in Setion "M" Definitions of this Title. Subjet to Chapter 4.02 Massage Establishments and Tehniians. - - Medial and dental offies p p Inluding physial therapy and laboratories. -- Offie uses p p Inludes business, finanial, professional, real (general) estate, travel agenies, and similar offie uses. Parking lots A (ommerial and publi) Pet stores/pet grooming p p No overnight are/boarding of animals. If overnight are or boarding of animals is provided, use is onsidered a "kennel" and subjet to Setion Animal Care Failities. Pool halls and billiard enters -~ a. Inludes: libraries, governmental buildings, polie and fire stations, ative outdoor Publi buildings and failities rereational failities and publi utility offies and exhanges. b. Publi shools are not subjet to a onditional use permit

15 Page 15 (~ \ ) Use Radio and television towers and installations, radar installations, mirowave relay stations, and ellular towers and installations (ommerial) Reyling failities Religious, fraternal, or servie organizations (non-profit) Restaurants (sit-down) Restaurants ( drive-thru) Retail sales and servies (Commerial General) Retail sales and servies (Commerial Neighborhood) Shools (business, voational, and professional shools not requiring outdoor failities) Storage and display (outside) r --- Table Uses in Commerial Distrits CG A p p N/A -f--- A CN A p N/A p A Notes and Exeptions Subjet to Setion Wireless Communiation Failities. Reverse vending mahines and reyling areas are permitted as aessory uses. Reyling olletion areas are subjet to a Conditional Use Permit per Setion Solid Waste and Reyling Failities. Inludes hurhes, temples, synagogues, monasteries, religious retreats, and other plaes of religious worship and other fraternal and ommunity servie organizations. a. Outdoor seating and dining requires Conditional Use Permit. b. Subjet to nuisane standards in Setion Air Contaminants and Other Nuisane Emissions.. Alohol sales requires a Conditional Use Permit and ABC liense. d. Live entertainment requires a onditional use.permit. Subjet to nuisane standards in Setion Air Contaminants and Other Nuisane Emissions. Department stores, warehouses and other large retail sales and servies stores are not permitted in the Commeri?J Neighborhood Distrit. - Inludes shools suh as seretarial, omputer, tutoring enters, preshools, private primary and seondary shools and olleges, tehnologial, art, raft and musi shools. Subjet to Setion Storage and Display - Outdoor. Theaters (walk-in} Video arades P = Prinipal use permitted --=Not permitted A= Aessory use permitted (subjet to Setion Aessory Uses and Strutures) C = Conditional use perm it required (subjet to Setion a Conditional Use Permit) N/A = Not appliable Unless a use is speifially identified, it is not permitted in the Distrit. Uses prohibited by Federal, State or loal law are not permitted (see Setion Prohibited Uses)

16 Setion 3. Title 9 of the City of Ranho Santa Margarita Muniipal Code (Planning and Zoning), Chapter 9.03 (Zoning Distrits and standards), Setion (Uses in Commerial Distrits) is hereby amended in its entirety to read as follows: Overlay Zoning Distrits Auto Center Overlay Distrit The purpose of the Auto Center Overlay Distrit regulations is to: (1) Expand the opportunity to provide for the retail sale of automobiles in the ommunity onsistent with the General Plan. (2) Provide an attrative and arhiteturally ompatible environment along Santa Margarita Parkway in an effort to maximize the retail sale of automobiles in the City. (3) Provide for employment opportunities for existing and future residents. (4) Provide adequate spae to meet the needs of auto dealerships, inluding off-street parking, display and loading. (5) Provide additional opportunities to expand the Auto Center Distrit in appropriate areas without reating additional nononforming lots, uses or strutures. Pa,ge 16, (6) Protet adjaent uses from exessive noise, illumination, odor, smoke, traffi, surfae ) water runoff and other objetionable effets. B. Auto Center Overlay Use Regulations (1) In addition to the uses permitted within the underlying base Zoning Distrits, Table Uses in Auto Center Overlay Distrit identifies the uses permitted in the Auto Center Overlay Distrit. (2) Uses listed as onditionally permitted uses are subjet to the review requirements and onditions ontained in Setion Conditional Use Permit. Aessory uses are subjet to the review requirements and onditions ontained in Setion Aessory Uses and Strutures. (3) The "notes and exeptions" olumn of Table indiates more preisely the use regulations for speifi uses or operating harateristis. The notes and exeptions must be reviewed in onjuntion with the other information for the lass of use. (4) Certain permitted uses and onditionally permitted uses may be subjet to speial onditions regarding loation, operation, or the design of the use. The Setions of this Title governing these uses are identified in the "notes and exeptions" olumn of Table C. Auto Center Overlay Development Standards

17 Page 17 Notwithstanding the development standards permitted for the underlying base Zoning Distrits, Table Auto Center Overlay Development Standards indiates development standards for uses within the Auto Center Overlay Distrit. The development standards in Table are only appliable to uses identified within Table Uses in Auto Center Overlay Distrit. With regard to uses identified in Table Uses in Auto Center Overlay Distrit, in the event of a onflit between the development standards set forth in Table Auto Center Overlay Development Standards and another development standard, the development standards in Table shall prevail. D. Landsaping for Auto Center Overlay Distrit Landsaping is required pursuant to Setions Landsape and Sreening and Landsape Plan Review of this Title. E. Site Development Permit for Commerial Developments Projets shall require site plan review per the Site Development Permit proess and standards desribed in Set;on Site Development Permit. F. Other Appliable Regulations in Auto Center Distrit Other appliable regulations in the Auto Center Overlay Distrit inlude, but are not limited to, the supplemental distrit regulations identified in Chapters 9.4 Regulations for Speial Uses and Strutures and 9.5 Speial Regulations and the administrative proesses identified in Chapter 9.8 Administration. Table Uses in Auto Center Overlay Distrit Use Classifiation Notes and Exeptions Auto dealerships Inludes new and used automobiles Auto repair Inludes both major and minor repair servies, suh as body work, painting, upholstery, restoration, mehanial repairs, leaning, detailing, tire repair, transmission. repair, tinting, oil hanges, ar wash and stereo installation. Auto repair servies assoiated with an auto dealership may be approved as an aessory use to the auto dealership... Offie uses (general) A Permitted only in onjuntion with vehile sales/rental and auto repair servies Radio and television towers and Subjet to Setion installations, radar installations, mirowave Wireless Communiation Failities. relay stations, and ellular towers and installations (ommerial)

18 Page 18, Table Uses in Auto Cente1 Overlay Distrit Use Classifiation Notes and Exeptions Storage and display (outside) A Subjet to Setion storage and Display- Outdoor. Retail sales Vehile rental A Permitted only in onjuntion with vehile sales/rental and auto repair servies, inluding auto parts Inludes motoryles, rereational vehiles, boats, trailers and other similar vehile sales. Vehile sales P = Prinipal use permitted -- = Not permitted Vehile rentals assoiated with an auto dealership may be approved as an aessory use to the auto dealership. -~ ~ Inludes motoryles, rereational vehiles, boats, trailers and other similar vehile sales. A= Aessory use pemnitted (subjet to Setion Aessory Uses and Strutures) C =Conditional use permit required (subjet to Setion Conditional Use Permit) Unless a use is speifially identified, it is not permitted in the Distrit. Uses prohibited by Federal, State or loal law are not permitted (see Setion Prohibited Uses). Table Auto Center Overlay Development Standards Development Standard Auto Center Distrit Minimum Lot Size (square feet [sf]) 4.5 ares a Maximum Building Height (feet) 40 feeta Setbaks Adjaent to Residential Use or Distrit 20'b Adjaent to Non-Residential Usee 20' Adjaent to Streetd 15' Maximum Floor Area Ratio 1.0 Off-Street Parking Subjet to Chapter 9.6 Parking Loading Subjet to Chapter 9.6 Parking Lighting Subjet to Setion Lighting Standards Landsaping and Sreening Subjet to Setion Landsape and Sreening Noise Levels Subjet to Chapter 5.04 Noise Control of the Muniipal Code Notes: a Areage may onsist of the sum of areage from multiple adjaent parels. This minimum lot size only applies to the establishment of uses listed in Table Uses in Auto Center Overlay Zoning Distrit. Additionally, wireless ommuniation failities are exempt from maintaining a minimum lot size. b Or height of nearest building/struture on site, whihever is greater. Setbak measured from bak of urb when adjaent land use is a parkway. otherwise, setbak is measured from the property line

19 Page 19 d Setbak measured from bak of urb. A- Arhitetural features exeeding the maximum height may be permitted subjet to an Alternative Development Standard pursuant to Setion Alternative Development Standards. Setion 4.:. The City Counil of the City of Ranho Santa Margarita adopts Zoning Code Map Amendment in the form attahed hereto and inorporated herein by referene as Exhibit 1. Setion 5. The City Counil of the City of Ranho Santa Margarita does hereby adopt the Negative Delaration for this projet and determines that: A) Pursuant to Setion of the State CEQA Guidelines, the Ordinane has been reviewed through an Initial Study and a Negative Delaration has been prepared. In light of the whole reord before the City, inluding but not limited to all written and oral omments reeived by the City,, there is no substantial evidene that the projet may have a potentially signifiant adverse environmental impat. B) Pursuant to State CEQA Guidelines, it is determined that the Negative Delaration has been ompleted in ompliane with CEQA and that this doument has been presented to the City Counil whih has independently reviewed and onsidered all information ontained therein prior to approving this projet. Setion 6. The City Counil of the City of Ranho Santa Margarita determines that, pursuant to Setion of the California Fish and Game Code, this Ordinane is exempt from the required fees as it has been determined that no impats to wildlife resoures will result from the projet. Setion 7. The City Counil of the City of Ranho Santa Margarita determines that the proposed Ordinane will not have any adverse impats to the subregional Natural Communities Conservation Planning (NCCP) Program. Setion 8. If any setion, subsetion, subdivision, sentene, lause, phrase, or portion of this Ordinane is, for any reason, held to be invalid or unonstitutional by the deision of any ourt of ompetent jurisdition, suh deision shall not affet the validity of the remaining portions of this Ordinane. The City Counil hereby delares that it would have adopted this Ordinane and eah setion, subsetion, subdivision, sentene, lause, phrase, or portion thereof, irrespetive of the fat that any one or more setion, subsetion, subdivision, sentene, lause, phrase, or portion thereof be delared invalid or unonstitutional. Setion 9. The City Clerk shall ertify to the adoption of this Ordinane and ause the same to be posted at the duly designated posting plaes within the City and published one within fifteen days after passage and adoption as may be required by law; or, in the alternative, the City Clerk may ause to be published a summary of this Ordinane and a ertified opy of the text of this Ordinane shall be posted in the Offie of the City Clerk five

20 days prior to the date of adoption of this Ordinane; and, within fifteen days after adoption, the City Clerk shall ause to be published, the aforementioned summary and shall post a ertified opy of this Ordinane, together with the vote for and against the same, in the Offie of the City Clerk. PASSED, APPROVED AND ADOPTED this day of, 2011, by vote as follows: Pa,ge 20, AYES: NOES: ABSENT: ABSTAIN: L. ANTHONY BEALL, MAYOR ATTEST: MOLLY MCLAUGHLIN, CITY CLERK STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss CITY OF RANCHO SANTA MARGARITA ) I, Molly Mlaughlin, City Clerk of the City of Ranho Santa Margarita, California, DO HEREBY CERTIFY that the foregoing Ordinane No. was regularly introdued and plaed upon its first reading at a regular meeting of the City Counil on the day of, 2011, and that thereafter, said Ordinane was duly adopted and passed at a regular meeting of the City Counil on the day of, MOLLY MCLAUGHLIN, CITY CLERK

21 Exhibit 1 Legend Ruidential- Low Density (RL) RL-<1000 RL<KIID Resldenllal - Low Medhon Dens fly (RLMJ BRLOHDOO-A -RLOHDOO-Il Residential Medium Density(RN) ~~ --2CHJO.A ,.H;ghO.nsly(RHJ -Comme--G- IICGI - Comman::ial.-Nal!flbarhaod(CN) -AllbOenler(ACJ ~C~r-Overb.y(At-0) Bu!in&S'iPark(BP) - ""'l<llluash'-(pq) ~:~=~~\1 Palk(P).,....,[OS) -OpooS- Go (OSG) - O'Neill Regona1 PaJt (QNP} fi!ilid WlleriWJ - CityBOUnduy SpharaoflnftuanoBa:undary

22 Pa9e.22 i :) THIS PAGE INTENTIONALLY LEFT BLANK

23 .{ Page 23 ) : A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO SANTA MARGARITA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL ADOPT ZONING CODE TET AND MAP AMENDMENT CA TO THE RANCHO SANTA MARGARITA ZONING CODE ESTABLISHING AN AUTO CENTER OVERLAY ZONING DISTRICT RESOLUTION NO. PC WHEREAS, on Deember 10, 2002, the City of Ranho Santa Margarita adopted the Ranho Santa Margarita General Plan; and WHEREAS, on May 11, 2007, Ranho Santa Margarita Zoning Code beame effetive; and WHEREAS, the onentration of Retail Automotive Dealerships in the existing Auto Center is a vital omponent of the loal eonomy in the City and provides signifiant loal jobs and City sales tax revenue that supports all manner of loal publi and ommunity servies provided by the City; and WHEREAS, the City of Ranho Santa Margarita General Plan ontains Goals and Poliies enouraging a full range of ommerial uses that presene the City's eonomi vitality.for example, Eonomi Development Element Poliy 2.5 is to promote a "synergisti business environment by enouraging businesses to loate where they an benefit residents and adjaent businesses and disouraging businesses that would be detrimental to the loal business environment''. Also, Eonomi Development Element Poliy 3.1 is to "enourage the growth, loation, and retention of industries that generate lqal tax and employment advantages~; and WHEREAS, the onentration of Retail Automotive Dealerships in the existing Auto Center reates a synergisti, onvenient, desirable loation for ustomers to purhase and servie their vehiles, and thus the publi, the City, and auto dealerships benefit from the onveniene and ompetition provided by the onentration of suh uses in this area of the City; and WHEREAS, on July 2a: 2010, the City Counil indiated support for City Staff to initiate a Zoning Code Text and Map Amendment to reate an Auto Center Overlay Zoning Distrit over the four existing Retail Automotive Dealerships in order to allow inreased flexibility to uses within the.~uto Center; and WHEREAS, on September 22, 2010, the City Counil introdued Zoning Code Amendment CA to establish the Auto Center Zoning Distrit and direted City Staff to move forward in initiating a Zoning Code Amendment to establish an Auto Center Overlay Zoning Distrit to further larify the uses allowed within the Auto Center Zoning Distrit; and I ATTACHMENT B

24 P~ge 24, WHEREAS, on Otober 13, 2010, the City Counil adopted Zoning Code Amendment CA , establishing the Auto Center Zoning Distrit; and WHEREAS, an Initial Study and Negative Delaration have been prepared in aordane with the requirements of the California Environmental Quality At; and n.j b. WHEREAS, on April 8, 2011, the City released a Notie of Intent to adopt a Negative Delaration for the required publi review period whih ended on April 28, 2011;and WHEREAS, Setion (Zoning Code Map Amendment) and Setion (Zoning Code Text Amendment) require that the Planning Commission ondut a publi hearing and provide a reommendation to the City Counil on all Zoning Code Amendments; and WHEREAS, the Planning Commission of the City of Ranho Santa Margarita has onsidered publi omments and the written and oral information and testimony presented by City Staff, ommunity residents and other interested parties at a properly notied Publi Hearing held on May 4, NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO SANTA MARGARITA, CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE, AND ORDER AS FOLLOWS: SECTION 1. The Planning Commission reommends that the City Counil find that, in light of the whole reord before it, there is no substantial evidene that the projet may have a potentially signifiant adverse environmental impat and on that basis adopt the Negative Delaration; and SECTION 2. The Planni.ng Commission reommends that the City Counil adopt the Negative Delaration and approve Zoning Code Text Amendment CA as set forth in Exhibit A. [ l. 1(~) ATTEST: ~fm~ AMYMORAlf S, DEVELOPMENT SERVICES SECRETARY ~.. u

25 Page 25 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss., CITY OF RANCHO SANTA MARGARITA) I.~ \ ) I, Amy Morales, Development Servies Seretary of the City of City of Ranho Santa Margarita, California, DO HEREBY CERTIFY that the foregoing Resolution No PC was duly adopted and passed at a Regular Meeting of the Planning Commission held on the 4th day of May, 2011, by the following vote, to wit: AYES: NOES ABSTAIN: ABSENT: Commissioners Eakin, Hayden, MGirr, Vie-Chair Whittingham, Chair Leonard None None None AMY MORAL S, DEVELOPMENT SERVICES SECRETARY 763~52.1 3

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27 Page 27 () ORDINANCE NO. AN ORDINANCE OF THE CITY OF RANCHO SANTA MARGARITA, CALIFORNIA, ADOPTING ZONING CODE TET AND MAP AMENDMENT CA TO THE RANCHO SANTA MARGARITA ZONING CODE TO ESTABLISH THE AUTO CENTER OVERLAY ZONING DISTRICT WHEREAS, on Deember 10, 2002, the ity of Ranho Santa Margarita adopted the Ranho Santa Margarita General Plan; and WHEREAS, on May 11, 2007, Ranho Santa Margarita Zoning Code beame effetive; and WHEREAS, on April 8, 2011, the City released a Notie of Intent to adopt a Negative Delaration for the required publi review period whih ended on April 28, 2011; and WHEREAS, the Planning Commission has onsidered the Initial Study and Negative Delaration that was made available for publi review, and all other oral and written publi omments reeived prior to or at the publi hearing prior to approving this Resolution and reommends that the City Counil find that, in light of the whole reord before it, there is no substantial evidene that the projet may have a potentially signifiant adverse environmental impat and on that basis adopt the Negative Delaration; and WHEREAS, the Planning Commission of the City of Ranho Santa Margarita onduted a publi hearing on the proposed Ordinane on May 4, 2011, in aordane with the provisions of the planning and zoning laws of the State of California, and adopted Resolution No. PC forwarding its reommendations to the City Counil for its onsideration; and WHEREAS, the City Counil of the City of Ranho Santa Margarita has onsidered information presented on the proposed Ordinane by City Staff, the Planning Commission, the publi and other interested parties at a Publi Hearing held on June 8, THE CITY COUNCIL OF THE CITY OF RANCHO SANTA MARGARITA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS: Setion 1. Title 9 of the City of Ranho Santa Margarita Muniipal Code {Planning and Zoning), Chapter 9.3 (Zoning Distrits and standards), Table (Zoning DistriVGeneral Plan Designation Consisteny Matrix} is hereby amended in its entirety to read as follows: Exhibit A

28 P~ge 28. Table9.3.1 Zoning Distrit/General Plan Designation Consisteny Matrix (RLM) RLM-4,000-D Residential-Medium Density (RM) RM-3,000-D Low-Medium Density Residential Medium Density Residential (MDR) High Density Residential (HDR) Commerial and Business Park Distrits Commerial - General (CG) General Commerial (C) Commerial- Neighborhood (CN) Auto Center Neighborhood Commerial (NC) Park (P) Open Spae (OS) Open Spae- Golf (OSG) Park (P) Open Spae (OS) (OSG)

29 Page 29 '\ ) Setion 2. Title 9 of the City of Ranho Santa Margarita Muniipal Code (Planning and Zoning), Chapter 9.3 (Zoning Distrits and standards), Table (Uses in Commerial Distrits) is hereby amended in its entirety to read as follows: Table Uses in Commerial Distrits Use CG CN Notes and Exeptions Aloholi beverage retail sale Sale for on premises and off-premises {inluding wine tasting) onsumption. Animal day are a. No overnight boarding. b. Maximum number of animals permitted established through CUP. Animal hospitals and linis Subjet to Setion Animal Care Failities. Auto repair servies, minor -- Exludes major auto repair servies. Automated teller mahines A A No drive-thrus or walk-ups allowed unless granted (ATMs} with a CUP as part of a finanial institution building. ~tand-alone ATMs are subjet to a CUP. BarJT avern/brewery Pub a. Inludes on-site small-sale brewery for sale for on- and off-premises onsumption. b. Aessory uses suh as billiards; pool tables, darts, and game mahines also allowed. Car washes Permitted only in onjuntion with gas stations in (automati) Child day are enters Clubs and lodges (private) ompliane with Setion Gas and Fuel Dispensing Stations. Stand alone ar wash failities subjet to a CUP. Commerial rereation Inludes private gymnasiums, swimming pools, (indoor) bowling alleys, ie and roller skating rinks, heerleading, raquet lubs, and lasses suh as yoga, aerobis, kik-boxing, martial arts, Pilates, daning, fitness, drama and other similar uses. Commerial rereation Inludes publi and private tennis and raquet {outdoor) failities/lubs and swimming pools. Outdoor night lighting subjet to a CUP. Conveniene servies p p Suh as dry-leaners, barber shops, beauty shops, onveniene markets without alohol sales, maniure shops, opy and mail servies, home appliane repairs, biyle repair, tailor shops, photography studios, framing, tiket agenies, wath repair, loksmiths, pet grooming, and similar uses. Cyber/lntemet afes p - Subjet to Chapter 6.09 Cyberafes. Daning and live Inludes night lubs, VIP rooms, and similar uses. entertainment Dry leaners Shall provide a hazardous materials plan for storage, use and removal of all hazardous materials for review and approval by the Planning Commission

30 Page 30, Table9.3.4 Uses in Commerial Distrits Use CG CN Notes and Exeptions Emergeny/Homeless Inludes temporary and seasonal housing and shelter servies for homeless families and individuals. Family are home Large and small. Finanial servies p p a. Inludes banks, savings and loan assoiations, and redit unions. b. Chek ashing failities not permitted.. Drive through or ATM requires a CUP in any zone. Fortune telling - -- establishments Game mahines A A For three or more games, see Video Arades (three [3] or fewer) below. Gas or fuel dispensing Subjet to Setion Gas and Fuel stations Dispensing Stations. May have a mini-mart, food onveniene store or restaurant. Hookah bars - -- Hotels and motels -- Kennels a. Subjet to Setion Animal Care Failities. Laundromat laundromats with hazardous materials shall be required to provide a hazardous materials plan in the ase of spills. Massage therapy A A Allowed only as an aessory use to a primary use and as defined in Setion M" Definitions of this Title. Subjet to Chapter Massage Establishments and Tehniians. Medial and dental offies p p Inluding physial therapy and laboratories. Offie uses p p Inludes business, finanial, professional, real (general) estate, travel agenies, and similar offie uses. Parking lots A {ommerial and publi) Pet stores/pet grooming p p No overnight are/boarding of animals. If overnight are or boarding of animals is provided, use is onsidered a "kennel" and subjet to Setion Animal Care Failities.,) Pool halls and billiard enters "- Publi buildings and failities a. Inludes: libraries, governmental buildings, polie and fire stations, ative outdoor rereational failities and publi utility offies and exhanges. b. Publi shools are not subjet to a onditional use permit

31 Page 31 Use Radio and television towers and installations, radar installations, mirowave relay stations, and ellular towers and installations {ommerial) Reyling failities Religious, fraternal, or servie organizations (non-profit) Restaurants {sit-down) Restaurants (drive-thru) Retail sales and servies (Commerial General) Retail sales and servies (Commerial Neighborhood) Shools (business, voational, and professional shools not requiring outdoor failities) Storage and display (outside) Theaters (walk-in) Video arades Table Uses in Commerial Distrits CG CN Notes and Exeptions Subjet to Setion Wireless Communiation Failities. A A Reverse vending mahines and reyling areas are permitted as aessory uses. Reyling olletion areas are subjet to a Conditional Use Permit per Setion Solid Failities. Waste and Reyling Inludes hurhes, temples, synagogues, monasteries, religious retreats, and other plaes of religious worship and other fraternal and ommunity servie organizations. p p a. Outdoor seating and dining requires Conditional Use Permit. b. Subjet to nuisane standards in Setion Air Contaminants and Other Nuisane Emissions.. Alohol sales requires a Conditional Use Permit and ABC liense. d. Live entertainment requires a onditional use permit. Subjet to nuisane standards in Setion p N/A Air Contaminants and Other Nuisane Emissions. N/A p Department stores, warehouses and other large retail sales and servies stores are not permitted in the Commerial Neighborhood Distrit. Inludes shools suh as seretarial, omputer, tutoring enters, preshools, private primary and seondary shools and olleges, tehnologial, art, raft and musi shools. A A Subjet to Setion Storage and Display - Outdoor. -- P =Prinipal use permitted - = Not permitted A= Aessory use permitted (subjet to Setion Aessory Uses and Strutures) C =Conditional use permit required (subjet to Setion Conditional Use Permit) N/A =Not appliable Unless a use is speifially identified, it is not permitted in the Distrit. Uses prohibited by Federal, State or loal law are not permitted (see Setion Prohibited Uses)

32 Page 32, Setion 3. Title 9 of the City of Ranho Santa Margarita Muniipal Code (Planning /--" and Zoning), Chapter 9.3 (Zoning Distrits and standards), Table (Uses in Auto Center 1 Distrit) is hereby amended in its entirety to read as follows: Use Auto dealerships Offie uses {general) Storage and display (outside) Table Uses in Auto Center Distrit Classifiation Notes and Exeptions P = Prinipal use permitted -- = Not permitted A= Aessory use permitted (subjet to Setion Aessory Uses and Strutures) C =Conditional use permit required (subjet to Setion Conditional Use Permit) A A Retail automotive sales and assoiated repair servies. Auto repair servies assoiated with an auto dealership shall only be approved as an aessory use to the auto dealership. Permitted only in onjuntion with new auto retail auto dealerships and assoiated repair servies. Subjet to Setion Storage and Display- Outdoor. Unless a use is speifially identified, it is not permitted in the Distrit. Uses prohibited by Federal, State or loal law are not permitted (see Setion Prohibited Uses). Setion 4. Title 9 of the City of Ranho Santa Margarita Muniipal Code (Planning and Zoning), Chapter 9.03 (Zoning Distrits and standards), Setion (Uses in Commerial Distrits) is hereby amended in its entirety to read as follows: ' ) Overlay Zoning Distrits Auto Center Overlay Distrit The purpose of the Auto Center Overlay Distrit regulations is to: (1) Expand the opportunity to provide for the retail sale of automobiles in the ommunity onsistent with the General Plan. (2) Provide an attrative and arhiteturally ompatible environment along Santa Margarita Parkway in an effort to maximize the retail sale of automobiles in the City. (3) Provide for employment opportunities for existing and future residents. (4) Provide adequate spae to meet the needs of auto dealerships, inluding off-street parking, display and loading. (5) Provide additional opportunities to expand the Auto Center Distrit in appropriate areas without reating additional nononforming lots, uses or strutures

33 Page 33 (~ ) (6) Protet adjaent uses from exessive noise, illumination, odor, smoke, traffi, surfae water runoff and other objetionable effets. B. Auto Center Overlay Use Regulations ( 1) In addition to the uses permitted within the underlying base Zoning Distrits, Table Uses in Auto Center Overlay Distrit identifies the uses permitted in the Auto Center Overlay Distrit. (2) Uses listed as onditionally permitted uses are subjet to the review requirements and onditions ontained in Setion Conditional Use Permit. Aessory uses are subjet to the review requirements and onditions ontained in Setion Aessory Uses and Strutures. (3) The "notes and exeptions" olumn of Table indiates more preisely the use regulations for speifi uses or operating harateristis. The notes and exeptions must be reviewed in onjuntion with the other information for the lass of use. ( 4) Certain permitted uses and onditionally permitted uses may be subjet to speial onditions regarding loation, operation, or the design of the use. The Setions of this Title governing these uses are identified in the "notes and exeptions" olumn of Table C. Auto Center Overlay Development Standards Notwithstanding the development standards permitted for the underlying base Zoning Distrits, Table Auto Center Overlay Development Standards indiates development standards for uses within the Auto Center Overlay Distrit. The development standards in Table are only appliable to uses identified within Table Uses in Auto Center Overlay Distrit. With regard to uses identified in Table Uses in Auto Center Overlay Distrit, in the event of a onflit between the development standards set forth in Table Auto Center Overlay Development Standards and another development standard, the development standards in Table shall prevail. D. Landsaping for Auto Center Overlay Distrit Landsaping is required pursuant to Setions Landsape and Sreening and Landsape Plan Review of this Title. E. Site Development Permit for Commerial Developments Projets shall require site plan review per the Site Development Permit proess and standards desribed in Setion 9. B. 170 Site Development Permit. F. Other Appliable Regulations in Auto Center Distrit Other appliable regulations in the Auto Center Overlay Distrit inlude, but are not limited to, the supplemental distrit regulations identified in Chapters 9.4 Regulations for

34 Pqge 34, Speial Uses and Strutures and 9.5 Speial Regulations and the administrative proesses identified in Chapter 9.8 Administration. Table Uses in Auto Center Overlay Distrit Use Classifiation Notes and Exeptions Auto dealerships Auto repair Offie uses (general) Radio and television towers and installations, radar installations, mirowave relay stations, and ellular towers and installations (ommerial) Storage and display (outside) Retail sales Vehile rental A A A A Inludes new and used automobiles. Inludes both major and minor repair servies, suh as body work, painting, upholstery, restoration, mehanial repairs, leaning, detailing, tire repair, transmission repair, tinting, oil hanges, ar wash and stereo installation. Permitted only in onjuntion with vehile sales/rental and auto repair servies. Subjet to Setion Wireless Communiation Failities. Subjet to Setion Storage and Display- Outdoor. Permitted only in onjuntion with vehile sales/rental and auto repair servies, inluding auto parts Inludes motoryles, rereational vehiles, boats, trailers and other similar vehile sales. ) Vehile sales P = Prinipal use permitted - = Not permitted A = Aessory use permitted (subjet to Setion Aessory Uses and Strutures) C =Conditional use permit required (subjet to Setion Conditional Use Permit) Vehile rentals assoiated with an auto dealership may be approved as an aessory use to the auto dealership. Inludes motoryles, rereational vehiles, boats, trailers and other similar vehile sales. Unless a use is speifially identified, it is not permitted in the Distrit. Uses prohibited by Federal, State or loal law are not permitted {see Setion Prohibited Uses). Table Auto Center Overlay Development Standards Development Standard Minimum lot Size (square feet [sf]) Maximum Building Height {feet) Auto Center Distrit 4.5 ares a 40 feet"

35 Page 35 () Setbaks Adjaent to Residential Use or Distrit 20'b Adjaent to Non~Residential Use 0 20' Adjaent to Streetd 15' Maximum Floor Area Ratio 1.0 Off~treet Parking Subjet to Chapter 9.6 Parking loading_ Subjet to Chapter 9. 6 Parking lighting Subjet to Setion Lighting Standards Landsaping and Sreening Subjet to Setion Landsape and Sreening Noise Levels Subjet to Chapter 5.04 Noise Control of the Muniipal Code Notes: a Areage may onsist of the sum of areage from multiple adjaent parels. This minimum lot size only applies to the establishment of uses listed in Table Uses in Auto Center Overlay Zoning Distrit Additionally, wireless ommuniation failities are exempt from maintaining a minimum lot size. b Or height of nearest building/struture on site, whihever is greater. Setbak measured from bak of urb when adjaent land use is a parkway. Otherwise, setbak is measured from the property nne. d Setbak measured from bak of urb. A -Arhitetural features exeeding the maximum height may be permitted subjet to an AHemative Development Standard pursuant to Setion Alternative Devei(Jprnent Standards. Setion 5.:. The City Counil of the City of Ranho Santa Margarita adopts Zoning Code Map Amendment in the form attahed hereto and inorporated herein by referene as Exhibit 1. Setion 6. The City Counil of the City of Ranho Santa Margarita does hereby adopt the Negative Delaration for this projet and determines that: A) Pursuant to Setion of the State CEQA Guidelines, the Ordinane has been reviewed through an Initial Study and a Negative Delaration has been prepared. In light of the whole reord before the City, inluding but not limited to all written and oral omments reeived by the City,, there is no substantial evidene that the projet may have a potentially signifiant adverse environmental impat. B) Pursuant to State CEQA Guidelines, it is determined that the Negative Delaration has been ompleted in ompliane with CEQA and that this doument has been presented to the City Counil whih has independently reviewed and onsidered all information ontained therein prior to approving this projet. Setion 7. The City Counil of the City of Ranho Santa Margarita determines that, pursuant to Setion of the California Fish and Game Code, this Ordinane is exempt from the required fees as it has been determined that no impats to wildlife resoures will result from the projet

36 Page 36' Setion 8. The City Counil of the City of Ranho Santa Margarita determines that the proposed Ordinane will not have any adverse impats to the subregional Natural Communities Conservation Planning (NCCP) Program. /~ ) Setion 9. If any setion, subsetion, subdivision, sentene, lause, phrase, or portion of this Ordinane is, for any reason, held to be invalid or unonstitutional by the deision of any ourt of ompetent jurisdition, suh deision shall not affet the validity of the remaining portions of this Ordinane. The City Counil hereby delares that it would have adopted this Ordinane and eah setion, subsetion, subdivision, sentene, lause, phrase, or portion thereof, irrespetive of the fat that any one or more setion, subsetion, subdivision, sentene, lause, phrase, or portion thereof be delared invalid or unonstitutional. Setion 10. The City Clerk shall ertify to the adoption of this Ordinane and ause the same to be posted at the duly designated posting plaes within the City and published one within fifteen days after passage and adoption as may be required by law; or, in the attemative, the City Clerk may ause to be published a summary of this Ordinane and a ertified opy of the text of this Ordinane shall be posted in the Offie of the City Clerk five days prior to the date of adoption of this Ordinane; and, within fifteen days after adoption, the City Clerk shall ause to be published, the aforementioned summary and shall post ~ ertified opy of this Ordinane, together with the vote for and against the same, in the Offie of the City Clerk

37 Page 37 '~ \ ) PASSED, APPROVED AND ADOPTED this day of, 2011, by vote as follows: AYES: NOES: ABSENT: ABSTAIN: L. ANTHONY BEALL, MAYOR ATTEST: MOLLY MCLAUGHLIN, CITY CLERK STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss CITY OF RANCHO SANTA MARGARITA ) I, Molly Mlaughlin, City Clerk of the City of Ranho Santa Margarita, California, DO HEREBY CERTIFY that the foregoing Ordinane No. was regularly introdued and plaed upon its first reading at a regular meeting of the City Counil on the day of, 2011, and that thereafter, said Ordinane was duly adopted and passed at a regular meeting of the City Counil on the day of, MOLLY MCLAUGHLIN, CITY CLERK

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41 Page 41 ENVIRONMENTAL CHECKLIST 1. PROJECT TITLE: Zoning Code Text and Map Amendment (CA ) Auto Center Overlay Zoning Distrit 2. LEAD AGENCY NAME AND ADDRESS: City of Ranho Santa Margarita El Paseo Ranho Santa Margarita, CA CONTACT PERSON AND PHONE NUMBER: Nate Farnsworth, Planner (949) x PROJECT LOCATION: See Attahed Map 5. PROJECT SPONSOR'S NAME AND ADDRESS: Development Servies Department City of Ranho Santa Margarita El Paseo Ranho Santa Margarita, CA GENERAL PLAN DESIGNATION: Commerial General and Business Park 7. ZONING: Auto Center (AC), Business Park {BP} and Commerial- General (CG) 8. DESCRIPTION OF PROJECT: Introdution In aordane with the California Environmental Quality At (CEQA) Publi Resoures Code Setion , the attahed Initial Study has been prepared for the proposed projet to determine potential signifiant impats upon the environment. In aordane with Setion of the State CEQA Guidelines, this Initial Study is a preliminary analysis prepared by the Lead Ageny, the City of Ranho Santa Margarita, in onsultation with other jurisditional agenies and tehnial onsultant resoures to determine whether a Negative Delaration or Environmental Impat Report (EIR) is required for the CA l ATTACHMENT C Initial Study/Negative Delaration

42 P~ge 42. proposed projet. The purpose of this Initial Study is to inform deision-makers, affeted agenies and the publi of potential environmental impats assoiated with the implementation of the proposed projet. Following ompletion of the Initial Study, a formal determination is rendered as to whether the projet would or would not have signifiant unmitigable environmental impats. A determination that the projet would have less than signifiant effets would result in the preparation of a Negative Delaration. /-) Environmental analysis inluded in this doument indiated that no long-term, signifiant effets would result from the proposed projet and a Negative Delaration is being onsidered for adoption. Through the Initial Study for the proposed projet, the City has determined that the projet would not have signifiant environmental effets, and has determined that any effets antiipated an be redued to a level less than signifiant with the appropriate onditions in plae and has prepared a Negative Delaration for the projet. The Initial Study and Draft Negative Delaration will undergo a 20-day publi review period. During this review, publi ageny omments on the doument relative to environmental issues should be addressed to the City of Ranho Santa Margarita. Following review of any omments reeived, the City of Ranho Santa Margarita will onsider these omments as part of the projet's environmental review, and inlude them, with the Initial Study doument for the onsideration by the City of Ranho Santa Margarita. Bakground In Otober 2010, the City Counil established an Auto Center (AC) Zoning Distrit over the three auto dealership loations along Santa Margarita Parkway in order to protet and preserve the sites for auto-related sales and servies. When the AC Zoning Distrit was established, the Counil also direted Staff to prepare an Auto Center Overlay (AC-0) Zoning Distrit that would allow the opportunity for future expansion of the existing Auto Center into other parts of the City. The AC-0 Zoning Distrit would also expand the types of uses that are permitted within the AC Zoning Distrit. The AC Zoning Distrit urrently allows for the following uses: J Use Auto dealerships Offie uses (general). Storage and display (outside} Classifiation A A Notes and Exeptions Retail automotive sales and assoiated repair servies. Permitted only In onjuntion with new auto retail auto dealerships and assoiated repair servies. Subjet to Setion Storage and Display- Outdoor. CA Initial Study/Negative Delaration

43 - Page 43 /~\ / I Use I Classifiation I Notes and Exeptions P = Prinipal use permitted - = Not permitted A= Aessory use permitted (subjet to Setion Aessory Uses and Strutures} C =Conditional use permit required (subjet to Setion Conditional Use Permit) Unless a use is speifially identified, it is not permitted in the Distrit. Uses prohibited by Federal, State or loal law are not permitted (see Setion Prohibited Uses). The purpose of the proposed AC-0 Zoning Distrit is to larify the note for auto dealerships, whih states that "retail automotive sales and assoiates repair servies" are permitted uses. The proposed projet does not involve any any signifiant intensifiation of uses and does not antiipate any signifiant intensifiation of uses; however, speifi environmental impats will be evaluated when and if any future proposed redevelopment ours. The types of uses proposed to be inluded in the AC-0 Zoning Distrit are as follows: Use Auto dealerships Auto repair Offte uses (general) Radio and television towers and installations, radar installations, mirowave relay stations, and ellular towers and installations j_ommeriai} Storage and display (outside) Classifiation A A Notes and Exeptions Inludes new and used automobiles. Inludes both major and minor repair servies, suh as body work, painting, upholstery, restoration, mehanial repairs, leaning, detailing, tire repair, transmission repair, tinting, oil hanges, ar wash and stereo installation. Auto repair servies assoiated with an auto dealership may be approved as an aessory use to the auto dealership. Permitted only in onjuntion with vehile sales/rental and auto repair servies. Subjet to Setion Wireless Communiation Failities. Subjet to Setion Storage and Display- Outdoor. CAI Initial Study/Negative Delaration

44 Page44. Use Retail sales Vehile rental Classifiation A Notes and Exeptions Permitted only in onjuntion with vehile sales/rental and auto repair servies, inluding auto parts Inludes motoryles, rereational vehiles, boats, trailers and other similar vehile sales. Vehile sales Vehile rentals assoiated with an auto dealership may be approved as an aessory use to the auto dealership. Inludes motoryles, rereational vehiles, boats, trailers and other similar vehile sales. P = Prinipal use permitted - = Not permitted A= Aessory use permitted (subjet to Setion Aessory Uses and Strutures} C =Conditional use permit required (subjet to Setion Conditional Use Permit) Unless a use is speifially identified, It is not permitted in the Distrit. Uses prohibited by Federal, State or loal law are not permitted (see Setion Prohibited Uses). The proposed development standards will be onsistent or more restritive than the existing site development standards in the AC and CG Zoning Distrits. With the exeption of height, the proposed development standards will be onsistent or more restritive than the existing site development standards in the BP Zoning Distrit. However, the Toyota dealership is already developed with a building height that exeeds the 30 foot height limit required in the BP Zoning Distrit. The proposed development standards for the AC-0 Zoning Distrit would be regulated as follows: Development Standard Auto Center Distrit Minimum Lot Size 4.5 ares a Maximum Building Height {feet) 40 feet" Setbaks Adjaent to Non-Residential Use b 20' Adjaent to Street 20' Maximum Floor Area Ratio 1.0 Off-Street Parking Subjet to Chapjer 9. 6 Parking_ Loading Subjet to Chanter 9.6 Parking_ Lighting Subjet to Setion Lighting Standards Landsaping and Sreening Subjet to Setion Landsape and Sreening Noise levels Subjet to Chapter Noise Control of the Muniipal Code Notes: a Areage may onsist of the sum of areage from multiple adjaent parels. CA Initial Study/Negative Delaration

45 Page45 ) b Setbak measured from bak of urb when adjaent land use is a parkway. Otherwise, setbak is measured from the property line. Setbak measured from bak of urb. A-Arhitetural features exeeding the maximum height may be permitted subjet to an Alternative Development Standard pursuant to Setion Alternative Development Standards. All of the properties urrently loated in the AC Zoning Distrit are proposed to be loated within the AC-0 Zoning Distrit. The AC-0 Zoning Distrit also proposes to inlude the following properties: The existing Toyota dealership was originally approved by the City in When the City adopted its omprehensive Zoning Code in 2007, the property for the Toyota dealership was zoned as Business Park, whih did not allow for auto sales. The Toyota property has beome a legal nononforming use. The proposed AC-0 zoning would ensure that this property beome a legal onforming land use and be able to ontinue to be used for retail automotive sales and servie. \ Interhange Plaza is loated in the Commerial- General (CG) Zoning Distrit aross the street (to the South) from the Santa Margarita Ford auto dealership. The CG Zoning Distrit allows for auto dealerships and minor auto repair servies. The proposed AC-0 zoning would allow the property to expand the Auto Center by allowing Interhange Plaza to be redeveloped for auto enter uses in the future. The proposed projet would not require auto enter uses at this site,. but would allow for the opportunity to establish auto enter uses in the future if desired. Ford Retail Center (an undeveloped parel entitled for development of a 13,500 square foot retail enter} is loated in the Commerial - General (CG) Zoning Distrit adjaent to the Santa Margarita Ford auto dealership. The CG Zoning Distrit allows for auto dealerships and minor auto repair servies. The proposed AC-0 zoning would allow the property to expand the Auto Center by allowing Ford Retail Center to be developed for auto enter uses in the future. The proposed projet would not require auto enter uses at this site, but would allow for the opportunity to establish auto enter uses in the future if desired. One final proposed hange to the Zoning Code would be to prohibit of auto dealerships from the CG Zoning Distrit. Sine the City has now established an AC Zoning Distrit as the loation for auto dealerships, it is no longer appropriate to allow additional auto dealerships to establish in the CG Zoning Distrit with the exeption of those properties proposed to be inluded within the AC-0 Zoning Distrit. 9. SURROUNDING LAND USES AND SETTING: The proposed AC-0 Zoning Distrit is loated adjaent to the BP and CN Zoning Distrits to the south and the ONP Zoning Distrit to the north. With the CA Initial Study/Negative Delaration

46 P~ge 46. exeption of O'Neill Park to the north, all other properties surrounding the proposed AC-0 Zoning Distrit have been developed with ommerial land uses. Additionally, eah of the properties within the proposed AC-0 Zoning Distrit have been developed with ommerial land uses. /~.. ) 10. OTHER PUBLIC AGENCIES WHOSE APPROVAL IS REQUIRED (e.g., permits, finaning approval, or partiipation agreement): None. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental fators heked below would be potentially affeted by this projet, involving at least one impat that is a "Potentially Signifiant Impat," as indiated by the heklist on the following pages. Aesthetis Agriultural and Air Quality Forestry Resoures Biologial Resoures Cultural Resoures Geology I Soils Greenhouse Gas Emissions Hazards & Hazardous Hydrology I Water Materials Materials Quality Land Use I Planning Mineral Resoures Noise Population I Housing Publi Servies Rereation Transportation I Traffi Utilities I Servie Mandatory Findings Systems of Signifiane DETERMINATION: (To be ompleted by the Lead Ageny) On the basis of this initial evaluation: [8J I find that the proposed projet COULD NOT have a signifiant effet on the environment, and a NEGATIVE DECLARATION will be prepared. Signatu;:;::-~y. Printed Name: Nate Farnsworth For: City of Ranho Santa Margarita CA Initial Study/Negative Delaration

47 Page 47 - EVALUATION OF ENVIRONMENTAL IMPACTS A brief explanation is required for all answers exept "No Impat" answers that are adequately supported by the information soures a lead ageny ites in the parentheses following eah question. A "No Impat" answer is adequately supported if the referened infonnation soures show that the impat simply does not apply to projets like the one involved (e.g., the projet falls outside a fault rupture zone). A "No Impat" answer should be explained where it is based on projet-speifi fators, as well as general standards (e.g., the projet would not expose sensitive reeptors to pollutants, based on a projet-speifi sreening analysis). All answers must take aount of the whole ation involved, inluding off-site as well as on-site, umulative as well as projet~level, indiret as well as diret, and onstrution as well as operational impats. One the lead ageny has determined that a partiular physial impat may our, then the heklist answers must indiate whether the impat is potentially signifiant, less than signifiant with mitigation, or less than signifiant. "Potentially Signifiant Impat" is appropriate if there is substantial evidene that an effet may be signifiant. If there are one or more "Potentially Signifiant Impat" entries when the determination is made, an EIR is required. "Negative Delaration: Less Than Signifiant With Mitigation Inorporated" applies where the inorporation of mitigation measures has redued an effet from "Potentially Signifiant Impat" to a "Less Than Signifiant Impat". The lead ageny must desribe the mitigation measures, and briefly explain how they redue the effet to a less than signifiant level (mitigation measures from Setion VII, "Earlier Analyses", may be ross-referened). Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA proess, an effet has been adequately analyzed in an earlier EIR or negative delaration pursuant to Setion 15063()(3)(D). Earlier analyses are disussed in Setion VII at the end of the heklist. In this ase, a brief disussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impats Adequately Addressed. Identify whih effets from the above heklist were within the sope of and adequately analyzed in an earlier doument pursuant to appliable legal standards, and state whether suh effets were addressed by mitigation measures based on the earlier analysis. ) Mitigation Measures. For effets that are "Less than Signifiant with Mitigation Measures Inorporated", desribe the mitigation measures whih were inorporated or refined from the earlier doument and the extent to whih they address site-speifi onditions for the projet. Lead agenies are enouraged to inorporate into the heklist referenes to information soures for potential impats (e.g., general plans, zoning ordinanes}. Referene to a CA S9S00.2 Initial Study/Negative Delaration

48 PC~ge 48. previously prepared or outside doument should, where appropriate, inlude a referene to the page or pages where the statement is substantiated. A soure list should be attahed, and other soures used or individuals ontated should be ited in the disussion. Supporting Information Soures: A soure list should be attahed, and other soures used or individuals ontated should be ited in the disussion. This is only a suggested form, and lead agenies are free to use different formats; however, lead agenies should normally address the questions from this heklist that are relevant to a projet's environmental effets in whatever format is seleted. The explanation of eah issue should identify: a) The signifiane riteria or threshold, if any used to evaluate eah question; and b) The mitigation measure identified, if any, to redue the impat to less than signifiant. CAI Initial Study/Negative Delaration

49 Page 49 ~~~. ) Issues Potentially Signifiant Impat Less Than Signifiant Impat No Impat seni b) Substantially damage seni resoures, inluding, but not limited to, trees, rok outroppings, and histori buildings within a state seni hinlhwj~v., ) degrade the existing visual harater or quality of the site and its su d) a new soure or glare, whih would adversely affet day or nighttime views in the area? a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importane (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resoures.o.n <>nr \1 to use? with, or ause rezoning of, forest land (as defined in Publi Resoures Code setion 12220(g)), timberland (as defined by Publi Resoures Code setion 4526), or timberland zoned Timberland Prodution (as defined by Government Code setion 511 d) CAl Initial Study/Negative Delaration

50 Page 50 Less Than Potentially Signifiant Less Than Issues Signifiant With Signifiant Impat Mitigation Impat Inorporated e) Involve other hanges in the existing environment whih, due to their loation or nature, ould result in onversion of Farmland, to No Impat non-agriultural use or onversion of forest land to non-forest use? nr AIR--QUALITY Wh..,,,, >ifbl ttf 'T 1ft.. '.. if i t'l)i."''' tfd: b tti. ;lli'~~,~~~~ii~-~iii'i::iii~~~~~~:~.~~ a) Conflit with or obstrut implementation of the appliable air quality plan? b) Violate any air quality standard or ontribute substantially to an existing or projeted air qualitv violation? ) Result in a umulatively onsiderable net inrease of any riteria pollutant for whih the projet region is non-attainment under an appliable federal or state ambient air quality standard (inluding releasing emissions, whih exeed quantitative thresholds for ozone r.>reursors)? d) Expose sensitive reeptors to substantial PQIIutant onentrations? e) Create objetionable odors affeting a substantial number of people?.. tv~:j'-to.iij:j~t ~LJ~t;$.Q_0]l$t;$~. -- WP.Mli;ftbe pfqje;t:. a) Have a substantial adverse effet, either diretly or through habitat modifiations, on any speies identified as a andidate, sensitive, or speial status speies in loal or regional plans, poliies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Servie? b) Have a substantial adverse effet on any riparian habitat or other sensitive natural ommunity identified in loal or regional plans, poliies, regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Servie? ) Have a substantial adverse effet on federally proteted wetlands as defined by Setion 404 of the Clean Water At (inluding, but not limited to, marsh, vernal pool, oastal, et.) through diret removal, filling, hydrologial interruption, or other means?.,..,.. :> ' :' \,;. ;:):8\:.. : ~ :.:...; ;; ~ l i CA Initial Study/Negative Delaration

51 Page 51 r"---\ \---) Less Than Potentially Signifiant Less Than No Issues Signifiant With Signifiant Impat Impat Mitigation Impat Inorporated d) Interfere substantially with the movement of any native resident or migratory fish or wildlife speies or with established native resident or migratory wildlife orridors, or impede the use of native wildlife nursery sites? e) Conflit with any loal poliies or ordinanes proteting biologial resoures, suh as a tree preservation poliy or ordinane? f) Conflit with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved foal, regional or state habitat onservation plan?.._ ~:;y:~<~ CtO;i:TtJ!M(t~~~(;lli.~C.~I~~~.WfiW~ th' p.toj,f!<=;z~\:' ' f\::\- :.;_:~~--- r;p..:.. a) Cause a substantial adverse hange in the signifiane of a historial resoure as defined in ? b) Cause a substantial adverse hange in the signifiane of an arhaeologial resoure pursuant to ? ) Diretly or indiretly destroy a unique paleontologial resoure or site or unique geologi feature? d) Disturb any human remains, inluding those interred outside of formal emeteries?,;,".. ; ; L ;..,,_... _; ~.'~G.e~l(tdGYAN.o::$'~ilis.uwatuit.l.fie.:::~ rqjeetr..: r.,....:::: -~ '.- '<''...,... -.: < a) Expose people or strutures to potential substantial adverse effets, inluding the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most reent Alquist-Priolo Earthquake Fault Zoning map, issued by the State Geologist for the area or based on other substantial evidene of a known fault? Refer to Division of Mines and Geology Speial Publiation 42. ii) Strong seismi ground shaking? iii) Seismi-related ground failure, inluding liguefation? iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? ) Be loated on a geologi unit or soil that is unstable, or that would beome unstable as a result of the projet, and potentially result in onor off-site landslide, lateral spreading, subsidene, liquefation or ollapse? i - j; : :;:\:~::~~{ :'. <<.-~5:;: CA Initial Study/Negative Delaration

52 Pqge 52, Less Than Potentially Signifiant Less Than Issues Signifiant With Signifiant Impat Mitigation Impat Inorporated d) Be loated on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), reating substantial risks to life or property? e) Have soils inapable of adequately supporting the use of septi tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? :. U~;::,G.IJ;:E.NJf.QIJ.$..E~i.$A$i:.I;MI$$,0N$~;.,W.oJ.Jidthe.::pf.Q.j~ 1::_.. a) Generate greenhouse gas emissions, either diretly or indiretly, that may have a signifiant impat on the environment? b) Conflit whh an appliable plan, poliy or regulation adopted for the purpose of reduing the emissions of greenhouse Qases?. No Impat : :... ;., :\ :.;;; :;{;;~: :.,.. : ;.,:.. '. :.... :.. r1 HAZARDS.ANQ-HAM8P o s-materials 'W tnh..... ;... :.:..'~~ ;<;;,, _..... i.. Jll~{-,_._. ;' :.-.:,;_',),.. ' ;:--... _.,;. ' :J;I,.:,_~.: : -... ~:::.. QQ... : -~:pj'qj.,.ct:,,,,,<.:... a) Create a signifiant hazard to the publi or the environment through the routine transport, use or disposal of hazardous materials? b) Create a signifiant hazard to the publi or the environment through reasonable foreseeable upset and aident onditions Involving the release of hazardous materials into the environment? ) Emit hazardous emissions or handle hazardous or autely hazardous materials, substanes, or waste within one-quarter mile of an existingorj)ror:>osed shool? d) Be loated on a site whih is inluded on a list of hazardous materials sites ompiled pursuant to Government ode Setion and, as a result, would it reate a signifiant hazard to the publi or the environment? e) For a projet loated within an airport land use plan or, where suh a plan has not been adopted, within two miles or a publi airport or publi use airport, would the projet result in a safety hazard for people residing or working in the projet area? f) For a projet within the viinity of a private airstrip, would the projet result in a safety hazard for people residing or working in the JJrojet area? g) Impair implementation of or physially interfere with an adopted emergeny response plan or emergeny evauation plan?. ~. - CAl Initial Study/Negative Delaration

53 Page 53 Less Than Potentially Signifiant Less Than Issues Signifiant With Signifiant Impat Mitigation Impat Inorporated h) Expose people or strutures to a signifiant risk of loss, injury or death involving wildland fires, inluding where wildlands are adjaent to urbanized areas or where residenes are intermixed with wildlands?.: :l}(> tyd~qlogy:i\nil.wate;r/:q(i.alil1'~ Would h :prol t V ": /;,(. a) Violate any water quality standards or waste disharg~ requirements? b} Substantially deplete groundwater supplies or interfere substantially with groundwater reharge, suh that there would be a net defiit in aquifer volume or a lowering of the loal groundwater table level (e.g., the prodution rate of pre-existing nearby wells would drop to a level whih would not support existing land uses or planned uses for whih permits have been granted)? ) Substantially alter the existing drainage pattern of the site or area, inluding through the alteration of the ourse of a stream or river, in a manner whih would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing drainage pattern of the site or area, inluding through the alteration of the ourse of a stream or river, or substantially inrease the rate or amount of surfae runoff in a manner, whih would result in flooding on- or off-site? e) Create or ontribute runoff water whih would exeed the apaity of existing or planned stormwater drainage systems or provide substantial additional soures of polluted runoff? f) Otherwise substantially degrade water quality? g) Plae housing within a 1 00-year flood hazard area as mapped on a federal Flood hazard Boundary of Flood Insurane Rate Map or other flood hazard delineation map? h) Plae within 1 00-year flood hazard area strutures, whih would impede or rediret flood flows? i) Expose people or strutures to a signifiant risk of loss, injury or death involving flooding, inluding flooding as a result of the failure of a levee or dam? j) Inundation by seihe, tsunami, or mudflow? No Impat CAI Initial Study/Negative Delaration

54 Pqge 54, Less Than Potentially Signifiant Less Than Issues Signifiant With Signifiant Impat Mitigation Impat Inorporated No Impat l(~ tand USE ANtf F»..l.i;A'NNING. Would::the projet~: '...,. :. : - ::-.. ~ a) Physially divide an established ommunityl b) Conflit with any appliable land use plan, poliy, or regulation of an ageny with jurisdition over the projet (inluding, but not limited to the general plan, speifi plan, loal oastal program, or zoning ordinane) adopted for the purpose of avoidinq or mitigatina an environmental effet? ) Conflit with any appliable habitat onservation plan or natural ommunity onservation plan? ; l~/:m1ne~ -R~$QQlt;.J;$~:;::\f.~fli<J;:tp~;i~r<Jjfj ~:,_ a) Result in the loss of availability of a known mineral resoure that would be a value to the region and the residents of the state? b) Result in the loss of availability of a loally important mineral resoure reovery site delineated on a loal general plan, speifi plan or other land use plan? : ''-'r.f7 ;N~1se;.~::.:W&illtfiiJ.flii :]$iojtit;f:;r. ~:tdtiin: a) Exposure of persons to or generation of noise levels in exess of standards established in the loal general plan or noise ordinane, or appliable standards of other agenies? b) Exposure of persons to or generation of exessive groundborne vibration or groundborne noise levels? ) A substantial permanent inrease in ambient noise levels in the projet viinity above levels existing without the projet? d) A substantial temporary or periodi inrease in ambient noise levels in the projet viinity above levels existing without the projet? e) For a projet loated within an airport land use plan or, where suh a plan has not been adopted, within two miles of a publi airport or publi use airport, would the projet expose people residing or working in the projet area to exessive noise levels? f) For a projet within the viinity of a private airstrip, would the projet expose people residing or working in the projet area to exessive noise levels?,._ -~. -..._.. :. ~-. _._;;~ ;,_.,-: :~: :.:-::_.. / :~-:-. -)~., :. ;..: ::.-!<::~.::::: >:: ; ::'_... <. : ~;;. ;.. ~ ::.....,'):,-: ~ : ;; ''':!'-... > :>; t~\''),.,... :,.: :....,...: <-:;:/''i.si'. <. ;;.,, CA Initial Study/Negative Delaration

55 Page 55 Less Than PotenUally Signifiant Issues Signifiant With Impat Mitigation lno orated Lass Than Signifiant Impat No Impat a) Indue substantial population growth in an area, either diretly (for example, by proposing new homes and businesses) or indireuy {for example, through extension of roads or other infrastruture)? b) Displae substantial numbers of existing housing, neessitating the onstrution of re aement housin elsewhere? ) Displae substantial numbers of people, neessitating the onstrution of replaement housing elsewhere? ) a) Fire protetion? b) Polie protetion? ) Shools? d) Parks? e} Other publi failities? a) Would the projet inrease the use of existing neighborhood and regional parks or other rereational failities, suh that substantial physial deterioration of the faility would our or be aelerated? b) Does the projet inlude rereational failities or require the onstrution or expansion of rereational failities, whih might have an adverse physial effet on the environment?.,.... a) Conflit with an appliable plan, ordinane or poliy establishing measures of effetiveness for the performane of the irulation system, taking into aount all mode of transportation inluding mass transit and nonmotorized travel and relevant omponents of the irulation system, inluding, but not limited to, intersetions, streets, highways and freeways, pedestrian and biyle paths, and mass transit? CA Initial Study/Negative Delaration

56 Page 56 Less Than Potentially Signifiant Less Than Issues Signifiant With Signifiant Impat Mitigation Impat Inorporated b) Conflit with an appliable ongestion management program, inluding, but not limited to level of servie standards and travel demand measures, or other standards established by the ounty ongestion management ageny for designated roads or highways? ) Result in a hange in air traffi patterns, inluding either an inrease in traffi levels or a hange in loation that results in substantial safety risks? d) Substantially inrease hazards due to a design feature {e.g., sharp urves or dangerous intersetions) or inompatible uses (e.g., farm equipment)? e) Result in inadequate emergeny aess? f) Conflit with adopted poliies, plans, or programs regarding publi transit, biyle, or pedestrian failities, or otherwise derease the performane or safety of suh failities? No Impat.:'~U(:'.U..1ttitieS.~~NPr$E.gVlC.iESY.$T$tllis~. :WQ~Id'i11~- P.ro1~tt;.o::' ' a) Exeed wastewater treatment requirements of the appliable Regional Water Quality Control Board? b) Require or result in the onstrution of new water or wastewater treatment failities or expansion of existing failities, the onstrution of whih ould ause signifiant environmental effets? ) Require or result in the onstrution of new storm water drainage failities or expansion of existing failities, the onstrution of whih ould ause signifiant environmental effets? d) Have suffiient water supplies available to serve the projet from existing entitlements and resoures or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider, whih serves or may serve the projet that it has adequate apaity to serve the projefs projeted demand in addition to the provider's existing ommitments? f) Be served by a landfill with suffiient permitted apaity to aommodate the projefs solid waste dis(l_osal needs? g) Comply with federal, state, and loal statutes and regulations related to solid waste?.. " /) CAl Initial Study/Negative Delaration

57 Page 57 less Than Potentially Signifiant less Than Issues Signifiant With Signifiant Impat Mitigation Impat Inorporated. VIII~ a) Does the projet have the potential to degrade the quality of the environment, substantially redue the habitat of a fish or wildlife speies, ause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal ommunity, redue the number or restrit 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 projet have impats that are individually limited, but umulatively onsiderable? ("Cumulatively onsiderable" means that the inremental effets of a projet are onsiderable when viewed in onnetion with the effets of past projets, the effets of other urrent projets, and the effets of probable future projets.) MANDATO~'(FINDINGS OF SiG.NIFICANCE;. No Impat., ":,. / ) ) Does the projet have environmental effets, whih will ause substantial adverse effets on human beings, either diretly or indiretly? CAl Initial Study/Negative Delaration

58 P~ge 58. ENVIRONMENTAL ANALYSIS This setion provides the explanations and supporting analysis for the impat ategories and questions ontained in the previous heklist, and identifies mitigation measures where appliable. Topis that have no identified impats, or that have impats determined to be less than signifiant without mitigation, will not be disussed in the environmental analysis. I. AESTHETICS Would the projet: a) Have a substantial adverse effet on a seni vista? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. The future establishment of wireless ellular failities would be required to omply with Setion of the Ranho Santa Margarita Muniipal Code, whih regulates wireless ellular failities. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, beause the areas affeted by the proposed zoning hane are not loated along view orridors, any potential future development would not have any substantial adverse effet on a view orridor or other seni vista. No mitigation measures are neessary. b) Substantially damage seni resoures, inluding, but not limited to, trees, rok outroppings, and histori buildings within a state seni highway? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not impat any histori buildings or signifiant removal of landsaping is proposed and no indiret impats are expeted as a result of the proposed hanges. No mitigation measures are neessary. CA Initial Study/Negative Delaration

59 Page 59 ) Substantially degrade the existing visual harater or quality of the site and its surroundings? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would involve sales of similar produts or repair servies, and thus not reate any substantial degradation of the existing visual harater or quality of the site and its surroundings from any new development that may our. No mitigation measures are neessary. d) Create a new soure of substantial light or glare, whih would adversely affet day or nighttime views in the area? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not reate of a new soure of substantial light or glare, whih would adversely affet day or nighttime views in the area. Furthermore, any new development would be required to omply with the City's lighting development standards. No mitigation measures are neessary II. AGRICULTURE AND FORESTRY RESOURCES Would the projet: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importane (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resoures Ageny, to nonagriultural use? No Impat. No agriultural ativities our in the projet viinity. The projet site is not in agriultural prodution and is not designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importane by the State of Farmland Mapping and Monitoring Program. No mitigation measures are neessary. CA Initial Study/Negative Delaration

60 Page 60. b) Conflit with existing zoning for agriultural use, or a Williamson At ontrat? No Impat. The projet is not subjet to an agriultural ontrat under the Williamson At and would not onvert agriultural land to a non~agriultural use. No mitigation measures are neessary. ) Conflit with existing zoning for, or ause rezoning of, forest land (as defined in Publi Resoures Code setion 12220(g)), timberland (as defined by Publi Resoures Code setion 4526), or timberland zoned Timberland Prodution (as defined by Government Code setion 51104(g))? No Impat. The projet would not involve any hanges to forest land, timberland or timberland zoned Timberland Prodution. No mitigation measures are neessary. d) Result in the loss of forest land or onversion of forest land to non-forest use? No Impat. The projet is will not diretly or indiretly result in any loss of forest land or onversion of forest land to non-forest use. No mitigation measures are neessary. e) Involve other hanges in the existing environment whih, due to their loation or nature, ould result in onversion of farmland, to non-agriultural use or onversion of forest land to non-forest use? No Impat. The projet would not involve any other hanges in the existing environment that ould result in the onversion of farmland to non-agriultural use or onversion of forest land to non-forest use. No mitigation measures are neessary. Ill. AIR QUAI.ITY Where available, the signifiane riteria established by the appliable air quality management distrit or air pollution ontrol distrit may be relied upon to make the following determinations. Would the projet: a) Conflit with or obstrut implementation of the appliable air quality plan? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. The proposed amendments ould allow for development involving the proposed allowed uses, however whether any of those new uses would be implemented, or where, or what impats would be likely to result from suh uses, are matters of CA I Initial Study/Negative Delaration

61 Page 61 /-\ ) speulation at this time, and are not foreseeable at this time. No new onstrution projet is being ontemplated or proposed at this time. In the event of suh a projet at a partiular loation is subjet to any disretionary approvals, the impats of suh a projet will be studied at that time. Furthermore, any potential future development would not onflit with or obstrut implementation of the air quality plan. No mitigation is neessary. b) Violate any air quality standard or ontribute substantially to an existing or projeted air quality violation? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for th~ AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. The proposed amendments ould allow for development involving the proposed allowed uses, however whether any of those new uses would be implemented, or where, or what impats would be likely to result from suh uses, are matters of speulation at this time, and are not foreseeable at this time.. Furthermore, any potential future development would not generate pollutant emissions that would violate any air quality standard. No mitigation is neessary. ) Result in a umulatively onsiderable net inrease of any riteria pollutant for whih the projet region is non-attainment under an appliable federal or state ambient air quality standard (inluding releasing emissions whih exeed quantitative thresholds for ozone preursors)? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not result in a umulatively onsiderable net inrease of any riteria pollutant for whih the projet region is nonattainment under an appliable federal or state ambient air quality standard. No mitigation is neessary. d) Expose sensitive reeptors to substantial pollutant onentrations? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit CA Initial Study/Negative Delaration

62 Page 62. that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. Although there is an existing preshool at Santa Margarita Parkway, whih is loated within the proposed AC-0 Zoning Distrit, sale of automobiles and auto repair servies is already permitted within the CG Zoning Distrit. There are also sensitive reeptors, suh as hurhes, shools and parks loated within one-quarter mile of the proposed AC-0 Zoning Distrit. However, the proposed uses for the AC-0 Zoning Distrit are more of a larifiation of auto sales and repair failities, whih are already permitted in the underlying zoning distrit for eah of the properties proposed to be within the AC-0 Zoning Distrit. Therefore, the proposed AC-0 Zoning Distrit would not expose any sensitive reeptors to substantial pollutant onentrations. No mitigation is neessary. e) Create objetionable odors affeting a substantial number of people? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. The proposed uses for the AC-0 Zoning Distrit are more of a larifiation of auto sales and repair failities, whih are already permitted in the underlying zoning distrit for eah of the properties proposed to be within the AC-0 Zoning Distrit. The proposed AC-0 Zoning Distrit would not signifiantly inrease would not reate objetionable odors affeting a substantial number of people. No mitigation is neessary. IV. BIOLOGICAL RESOURCES Would the projet: a) Have a substantial adverse effet, either diretly or through habitat modifiations, on any speies identified as a andidate, sensitive, or speial status speies in loal or regional plans, poliies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Servie? No Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning CA Initial Study/Negative Delaration

63 Page 63 ~~ / distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not have the potential to diretly or indiretly affet any sensitive speies or habitats. No mitigation measures are neessary. b) Have a substantial adverse effet on any riparian habitat or other sensitive natural ommunity identified in loal or regional plans, poliies, regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Servie? No Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. There are no riparian habitats or other sensitive natural ommunities loated within the proposed AC-0 zoning distrit. No mitigation measures are neessary. ) Have a substantial adverse effet on federally proteted wetlands as defined by Setion 404 of the Clean Water At (inluding, but not limited to, marsh, vernal pool, oastal, et.) through diret removal, filling, hydrologial interruption, or other means? No Impat The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. There are no federally proteted wetlands loated on or near the proposed AC-0 zoning distrit. No mitigation measures are neessary. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife speies or with established native resident or migratory wildlife orridors, or impede the use of native wildlife nursery sites? No Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit With the exeption of Interhange Plaza (whih is already developed as a CAl Initial Study/Negative Delaration

64 Page 64. ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not impat movement of any native resident or migratory fish, wildlife orridors or impede the use of native wildlife nursery sites, as the site does not ontain elements to support these. No mitigation measures are neessary. e) Conflit with any loal poliies or ordinanes proteting biologial resoures, suh as a tree preservation poliy or ordinane? No impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter}, the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not onflit with any loal poliies or ordinanes proteting biologial resoures. No mitigation measures are neessary. f) Conflit with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved loal, regional, or state habitat onservation plan? No Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not onflit with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved loal, regional, or state habitat onservation plan. No mitigation measures are neessary. V. CULTURAL RESOURCES Would the projet: a) Cause a substantial adverse hange in the signifiane of a historial resoure as defined in ? CA Initial Study/Negative Delaration

65 Page 65 n No Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. No historial resoure pursuant to Setion is loated in the projet viinity. Therefore, no signifiant impats are antiipated and no mitigation measures are neessary. b) Cause a substantial adverse hange in the signifiane of an arhaeologial resoure pursuant to ? No Impat The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter}, the sites are already developed as auto dealerships. No arhaeologial resoure pursuant to Setion is loated in the projet viinity and no signifiant impats are antiipated. Therefore, no mitigation measures are neessary. ) Diretly or indiretly destroy a unique paleontologial resoure or site or unique geologi feature? No Impat The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. No paleontologial resoure pursuant to Setion is loated in the projet viinity and no impats are antiipated. Therefore, no mitigation is neessary. d) Disturb any human remains, inluding those interred outside of formal emeteries? No Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. CA Initial Study/Negative Delaration

66 Page 66. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. There are no known human remains within the projet viinity and no impats are antiipated. No mitigation measures are neessary. VI. GEOLOGY AND SOILS Would the projet: a) Expose people or strutures to potential substantial adverse effets, inluding the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most reent Alquist-Priolo Earthquake Fault Zoning map, issued by the State Geologist for the area or based on other substantial evidene of a known fault? Refer to Division of Mines and Geology Speial Publiation 42. No Impat. There are no known earthquake faults or Alquist-Priolo zones within the proposed AC-0 zoning distrit. No mitigation is neessary. ii) Strong seismi ground shaking? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC. zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter}, the sites are already developed as auto dealerships. Therefore, no new strutures or other development are being ontemplated that ould be impats by strong seismi ground shaking. If future development ours as a result of the ode amendments, this new development would be required to omply with strit building ode and strutural requirements to ensure that any earthquake indued ground shaking impats would not signifiantly impat the strutural integrity of new buildings. Moreover, as noted in subsetion (a), there are no known earthquake faults or Alquist-Priolo zones within the proposed AC-0 zoning distrit. No impats are antiipated and no mitigation measures are neessary. iii) Seismi-related ground failure, inluding liquefation? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be CA Initial Study/Negative Delaration

67 Page 67 auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza {whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential. future development would not expose people or strutures to potential substantial adverse effet involving seismi-related ground failure. No mitigation measures are neessary. iv) Landslides? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not expose people or strutures to potential substantial adverse effet involving landslides. No mitigation measures are neessary. b) Result in substantial soil erosion or the loss oftopsoil? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not onflit with any appliable plan, adopted poliy or regulation for the purpose of reduing the emissions of greenhouse gases. Therefore, no mitigation measures are neessary. ) Be loated on a geologi unit or soil that is unstable, or that would beome unstable as a result of the projet, and potentially result in on- or off-site landslide, lateral spreading, subsidene, liquefation or ollapse? CAI Initial Study/Negative Delaration

68 Page 68. Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not be loated on a geologi unit or soil that is unstable or that would beome unstable as a result of the projet. No mitigation measures are neessary ;) d) Be loated on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994}, reating substantial risks to life or property? No Impat. All established engineering standards would be followed and implementation of the proposed projet would not reate substantial risks to life or property related to expansive soils. Therefore, no impats related to expansive soils are antiipated. No mitigation measures are neessary. e) Have soils inapable of adequately supporting the use of septi tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? No Impat. The projet does not involve the use of septi tanks. All wastewater is presently onveyed off-site via onnetions to the sanitary sewer system. No mitigation measures are neessary. VII. GREENHOUSE GAS EMISSIONS Would the projet: a) Generate greenhouse gas emissions, either diretly or indiretly, that may have a signifiant impat on the environment? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. The proposed uses for the AC-0 Zoning Distrit are more of a larifiation of auto sales and repair failities, whih are already permitted in the underlying zoning distrit for eah of CA Initial Study/Negative Delaration

69 Page 69 () the properties proposed to be within the AC-0 Zoning Distrit. Furthermore, any potential future development would not ontribute to signifiant levels of greenhouse gas emissions that may have a signifiant impat on the environment. As a result, no mitigation measures are neessary. b) Conflit with an appliable plan, poliy or regulation adopted for the purpose of reduing the emissions of greenhouse gases? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not onflit with any appliable plan, adopted poliy or regulation for the purpose of reduing the emissions of greenhouse gases. Therefore, no mitigation measures are neessary. VIII. HAZARDS AND HAZARDOUS MATERIALS Would the projet: a) Create a signifiant hazard to the publi or the environment through the routine transport, use or disposal of hazardous materials? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not result in any signifiant hazard to the publi or environment though the use or emission of hazards or hazardous materials; therefore, no mitigation measures are neessary. b) Create a signifiant hazard to the publi or the environment through reasonable foreseeable upset and aident onditions involving the release of hazardous materials into the environment? CA S9S00.2 Initial Study/Negative Delaration

70 Page 70 Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not reate a signifiant hazard to the publi or the environment through reasonable foreseeable upset and aident onditions involving the release of hazardous materials into the environment. No mitigation measures are neessary. ) Emit hazardous emissions or handle hazardous or autely hazardous materials, substanes, or waste within one-quarter mile of an existing or proposed shool? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not emit hazardous emissions or handle hazardous or autely hazardous materials, substanes or waste within onequarter mile of an existing or proposed shool. d) Be loated on a site whih is inluded on a list of hazardous materials sites ompiled pursuant to Government Code Setion and, as a result, would it reate a signifiant hazard to the publi or the environment? No Impat. The projet is not loated on a listed hazardous materials site. No mitigation measures are neessary. e) For a projet loated within an airport land use plan or, where suh a plan has not been adopted, within two miles or a publi airport or publi use airport, would the projet result in a safety hazard for people residing or working in the projet area? No Impat. The projet would have no effet on airraft-related safety. The projet is not loated within an airport land use plan area, nor are there any private airstrips in or around the viinity of this projet area. No mitigation measures are neessary. CAI S Initial Study/Negative Delaration

71 Page 71 f) For a projet within the viinity of a private airstrip, would the projet result in a safety hazard for people residing or working in the projet area? No Impat. There are no private airstrips within the projet viinity. measures are neessary. No mitigation g) Impair implementation of or physially interfere with an adopted emergeny response plan or emergeny evauation plan? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would have no permanent effet on an emergeny response or emergeny evauation plan or proedures. No mitigation measures are neessary. h) Expose people or strutures to a signifiant risk of loss, injury or death involving wildland fires, inluding where wildlands are adjaent to urbanized areas or where residenes are intermixed with wildlands? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza {whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not diretly or indiretly have an impat on exposing people or strutures to a signifiant risk of loss, injury or death involving wildland fires. No mitigation measures are neessary. I. HYDROLOGY AND WATER QUALITY Would the projet: a) Violate any water quality standards or waste disharge requirements? No lmoat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for CA l S9S002 Initial Study/Negative Delaration

72 Page 72 auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not reate a potential violation any appliable water quality standards or waste disharge requirements. To the extent that the proposed ode amendments would failitate future development, any new onstrution would be subjet to the City's omprehensive water quality regulations (Muniipal Code Ch. 5.10} and any other appliable Regional Water Quality Control Board requirements. Aordingly, the proposed ode amendments would not diretly or indiretly violate any water quality standards or waste disharge requirements. No impats are antiipated and no mitigation measures are neessary.,/) \ J b) Substantially deplete groundwater supplies or interfere substantially with groundwater reharge, suh that there would be a net defiit in aquifer volume or a lowering of the loal groundwater table level (e.g., the prodution rate of preexisting nearby wells would drop to a level whih would not support existing land uses or planned uses for whih permits have been granted}? No Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses." The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not have any signifiant impat to groundwater levels. Therefore, the projet would have no signifiant effet on groundwater supplies or reharge. No mitigation measures are neessary. ) Substantially alter the existing drainage pattern of the site or area, inluding through the alteration of the ourse of a stream or river, in a manner whih would result in substantial erosion or siltation on- or off-site? No Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While CA Initial Study/Negative Delaration

73 Page 73 ( --') I the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not substantially alter the existing drainage pattern of the site or area, inluding through the alteration of the ourse of a stream or river, in a manner whih would result in substantial erosion or siltation on- or off site. Therefore, no signifiant impats are antiipated and no mitigation measures are neessary. d) Substantially alter the existing drainage pattern of the site or area, inluding through the alteration of the ourse of a stream or river, or substantially inrease the rate or amount of surfae runoff in a manner, whih would result in flooding on- or off-site? No Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would have no signifiant impat on the drainage pattern of the site. No mitigation measures are neessary. e) Create or ontribute runoff water whih would exeed the apaity of existing or planned stormwater drainage systems or provide substantial additional soures of polluted runoff? Less Than Signifiant Impat. The projet onsists of reating an AC O Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would reate no signifiant inrease in runoff would be aused by the projet and no additional soure of polluted runoff would be generated by the projet upon ompletion. No mitigation measures are neessary. f) Otherwise substantially degrade water quality? No lmoat. The projet onsists of reating an AC O Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to CA Initial Study/Negative Delaration

74 Page 74. provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not degrade the water quality of the area. No mitigation measures are neessary. g) Plae housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary of Flood Insurane Rate Map or other flood hazard delineation map No Impat. The proposed zoning hanges would not plae housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary of Flood Insurane Rate Map or other flood hazard delineation map. No impats are antiipated and no mitigation measures are neessary. h) Plae within a 100-year flood hazard area strutures, whih would impede or rediret flood flows? No Impat. The proposed AC-0 Zoning Distrit is not loated within a 100-year flood hazard area. No mitigation measures are neessary. i) Expose people or strutures to a signifiant risk of loss, injury or death involving flooding, inluding flooding as a result of the failure of a levee or dam? / No Impat. The zoning area is not loated near any levee or dam, and as a result the zone hange would not expose additional people or strutures to flood hazards. Furthermore, there are no levees or dams within or adjaent to the proposed AC-0 Zoning Distrit. No mitigation measures are neessary. j) Inundation by seihe, tsunami, or mudflow? No Impat. The area affeted by the zone hane is not loated in a low-lying area that ould be inundated in the event of seihe, tsunami or mudflow. The projet would have no effet on these onditions. No mitigation measures are neessary.. LAND USE AND PLANNING Would the projet: a) Physially divide an established ommunity? No Impat. The zone hange would not physially divide an established ommunity. No impats are antiipated and no mitigation measures are neessary. b) Conflit with any appliable land use plan, poliy, or regulation of an ageny with jurisdition over the projet {inluding, but not limited to the general CAl hritial Study/Negative Delaration

75 Page 75!\ } plan, speifi plan, loal oastal program, or zoning ordinane) adopted for the purpose of avoiding or mitigating an environme~tal effet? No Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza {whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not onflit with any appliable land use plan, poliy, or regulation of an ageny with jurisdition over the projet (inluding, but not limited to the general plan, speifi plan, loal oastal program, or zoning ordinane) adopted for the purpose of avoiding or mitigating an environmental effet. Speifially, eah of these hanges is onsistent with the Land Use Element of the General Plan. No signifiant impats are antiipated and no mitigation measures are neessary. ) Conflit with any appliable habitat onservation plan or natural ommunity onservation plan? No Impat. The area affeted by the zone hange is not loated in or adjaent to any habitate onservation or natural ommunity onservation plan areas, and any potential future development would not onflit with any appliable habitat onservation plan or natural ommunity onservation plan. No impats are antiipated and no mitigation measures are neessary. I. MINERAL RESOURCES Would the projet: a) Result in the loss of availability of a known mineral resoure that would be a value to the region and the residents of the state? No Impat. Any potential future development would not result in the loss of availability of a known mineral resoure that would be a value to the region and the residents of the state. No impats are antiipated and 'no mitigation measures are neessary. b) Result in the loss of availability of a loally important mineral resoure reovery site delineated on a loal general plan, speifi plan or other land use plan? No Impat. No mineral resoure reovery sites have been delineated within the area affeted by the proposed zoning hanges. As a result, any potential future development would not result in the loss of availability of a loally important mineral resoure reovery CA Initial Study/Negative Delaration

76 P~ge 76. site delineated on a loal general plan, speifi plan or other land use plan. No impats are antiipated and no mitigation measures are neessary. II. NOISE Would the projet result in: a) Exposure of persons to or generation of noise levels in exess of standards established in the loal general plan or noise ordinane, or appliable standards of other agenies? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. The proposed uses for the AC-0 Zoning Distrit are more of a larifiation of auto sales and repair failities, whih are already permitted in the underlying zoning distrit for eah of the properties proposed to be within the AC-0 Zoning Distrit. While the proposed amendments ould allow for additional development, no new onstru.tion projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not diretly generate exessive noise levels. No impats are antiipated and no mitigation measures are neessary. b) Exposure of persons to or generation of exessive groundborne vibration or groundborne noise levels? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. The proposed uses for the AC-0 Zoning Distrit are more of a larifiation of ~uto sales and repair failities, whih are already permitted in the underlying zoning distrit for eah of the properties proposed to be within the AC-0 Zoning Distrit. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not result in the exposure of persons to or generation of exessive groundborne vibration or groundborne noise levels. No impats are antiipated and no mitigation measures are neessary. ) A substantial permanent inrease in ambient noise levels in the projet viinity above levels existing without the projet? CAI Initial Study/Negative Delaration

77 Page 77 n Less Than Signifiant Impat. The projet onsists of reating an AC~O Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza {whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. The proposed uses for the A~O Zoning Distrit are more of a larifiation of auto sales and repair failities, whih are already permitted in the underlying zoning distrit for eah of the properties proposed to be within the AC-0 Zoning Distrit. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not result in the exposure of persons to or generation of exessive groundbome vibration or groundbome noise levels. No impats are antiipated and no mitigation measures are neessary. d) A substantial temporary or periodi inrease in ambient noise levels in the projet viinity above levels existing without the projet? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza {whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. The proposed uses for the AC-0 Zoning Distrit are more of a larifiation of auto sales and repair failities, whih are already permitted in the underlying zoning distrit for eah of the properties proposed to be within the AC-0 Zoning Distrit. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not ause any permanent inrease in ambient noise levels in the projet viinity above existing levels. No impats are antiipated and no mitigation measures are neessary. e) For a projet loated within an airport land use plan or, where suh a plan has not been adopted, within two miles of a publi airport or publi use airport, would the projet expose people residing or working in the projet area to exessive noise levels? No Impat. The projet site is not loated within an area subjet to the requirements of an airport land use plan and there are no private airstrips loated in the viinity of the projet area, the projet would not expose people residing or working in the projet area to exessive noise levels. No mitigation measures are neessary. CAI Initial Study/Negative Delaration

78 P~ge 78 f) For a projet within the viinity of a private airstrip, would the projet expose people residing or working in the projet area to exessive noise levels? No Impat. The projet s.ite is not loated within an area subjet to the requirements of an airport land use plan and there are no private airstrips loated in the viinity of the projet area, the projet would not expose people residing or working in the projet area to exessive noise levels. No mitigation measures are neessary. III. POPULATION AND HOUSING Would the projet:. a) Indue substantial population growth in an area, either diretly (for example, by proposing new homes and businesses) or indiretly (for example, through extension of roads or other infrastruture)? No Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, the nature of the expanded future auto enter business uses would not have the effet of induing substantial population growth within the area. No mitigation measures are neessary. b) Displae substantial numbers of existing housing, neessitating the onstrution of replaement housing elsewhere? No Impat. The proposed zoning hange will not affet any zones that permit housing or residential uses. Furthermore, any potential future development would not have a diret or indiret impat on the displaement of existing housing. No mitigation measures are neessary. ) Displae substantial numbers of people, neessitating the onstrution of replaement housing elsewhere? No Impat. The proposed zoning hange will not affet any zones that permit housing or residential uses. As a result, any potential future development would not displae substantial numbers of people. No mitigation measures are neessary. IV. PUBLIC SERVICES Would the projet result in substantial adverse physial impats assoiated with the provision of new or physially altered governmental failities, need for new or CA {)01 Initial Study/Negative Delaration

79 ~~ \ ) physially altered governmental failities, the onstrution of whih ould ause signifiant environmental impats, in order to maintain aeptable servie ratios, response times or other performane objetives for any of these publi servies:. a) Fire protetion? Less Than Signifiant Impat. The projet will not result in the need for any new fire protetion failities. As a result, any potential future development would not result in substantial adverse physial impats assoiated with the provision of new or physially altered fire protetion servies or failities. Therefore, no mitigation measures are neessary. b) Polie protetion? Less Than Signifiant Impat. The projet will not result in the need for any new polie protetion failities. As a result, any potential future development would not result in substantial adverse physial impats assoiated with the provision of new or physially altered polie protetion servies or failities. Therefore, no mitigation measures are neessary. ) Shools? No Impat. The projet will not result in the need for any new shool failities. A.s a result, any potential future development would not result in substantial adverse physial impats assoiated with the provision of new or physially altered shool servies or failities. Therefore, no mitigation measures are neessary. d) Parks? No Impat. The projet will not result in the need for any new park failities. As a result, any potential future development would not result in substantial adverse physial impats assoiated with the provision of new or physially altered park servies or failities. Therefore, no mitigation measures are neessary. e) Other publi failities? Less Than Signifiant Impat. The projet will not result in the need for any new publi failities. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Any potential future development would not result in substantial adverse physial impats assoiated with the provision of other type of new or physially altered servies or failities. Therefore, no mitigation measures are neessary. V. RECREATION a} Would the projet inrease the use of existing neighborhood and regional parks or other rereational failities, suh that substantial physial deterioration of the faility would our or be aelerated? CA Initial Study/Negative Delaration

80 Page 80, No Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships shes and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter}, the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no suh development would involve uses that would ause any signifiant inrease in the use of existing and regional parks or other rereational failities, suh that substantial physial deterioration of the faility would our or be aelerated. No mitigation measures are neessary. b) Does the projet inlude rereational failities or require the onstrution or expansion of rereational failities, whih might have an adverse physial effet on the environment? No Impat. No rereational failities would be required, nor onstruted or expanded as a result of this zone hange. No mitigation measures are neessary. VI. TRANSPORTATION/TRAFFIC Would the projet: a) Conflit with an appliable plan, ordinane or poliy establishing measures of effetiveness for the performane of the irulation system, taking into aount all modes of transportation inluding mass transit and non~motorized travel and relevant omponents of the irulation system, inluding but not limited to intersetions, streets, highways and freeways, pedestrian and biyle paths, and mass transit? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. The proposed uses for the AC-0 Zoning Distrit are more of a larifiation of auto sales and repair failities, whih are already permitted in the underlying zoning distrit for eah of the properties proposed to be within the AC-0 Zoning Distrit. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not have any potentially signifiant diret or indiret traffi impats that ould result from the proposed amendments. No mitigation measures are neessary. CAl Initial Study/Negative Delaration

81 Page 81!\ \ / b) Conflit with an appliable ongestion management program, inluding, but not limited to level of servie standards and travel demand measures, or other standards established by the ounty ongestion management ageny for designated roads or highways? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not diretly or indiretly result in exeeding a level of servie standard established by the ounty ongestion management ageny for designated roads or highways. No mitigation measures are neessary. ) Result in a hange in air traffi patterns, inluding either an inrease in traffi levels or a hange in loation that results in substantial safety risks? No Impat. The projet would have no effet on air traffi patterns. No mitigation measures are neessary. d) Substantially inrease hazards due to a design feature (e.g., sharp urves or dangerous intersetions) or inompatible uses (e.g., farm equipment)? No Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not inrease any hazards due to a design feature or inompatible land uses. No mitigation measures are neessary. e) Result in inadequate emergeny aess? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for CAl Initial Study/Negative Delaration

82 P~ge 82 the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would have no hange in the emergeny aess to the site. No mitigation measures are neessary. f) Conflit with adopted poliies, plans, or programs regarding publi transit, biyle, or pedestrian failities, or otherwise derease the performane or safety of suh failities? Less Than Signifiant Impat. The projet onsists of reating an ACMO Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would have no effet on any alternative transportation. No mitigation measures are neessary. VII. UTILITIES AND SERVICE SYSTEMS Would the projet: a) Exeed wastewater treatment requirements of the appliable Regional Water Quality Control Board? No Impat The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. The proposed uses for the AC-0 Zoning Distrit are more of a larifiation of auto sales and repair failities, whih are already permitted in the underlying zoning distrit for eah of the properties proposed to be within the AC-0 Zoning Distrit. While the proposed amendments ould allow for additional development, no new onstrution.projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not have any potentially signifiant diret or indiret wastewater impats that ould result from the proposed amendments. No mitigation measures are neessary. CA Initial Study/Negative Delaration

83 Page 83 () b) Require or result in the onstrution of new water or wastewater treatment failities or expansion of existing failities, the onstrution of whih ould ause signifiant environmental effets? No Impat. The projet onsists of reating an AC~O Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not require or result in the onstrution of new water or wastewater treatment failities or expansion of existing failities. No mitigation measures are neessary. ) Require or result in the onstrution of new storm water drainage failities or expansion of existing failities, the onstrution of whih ould ause signifiant environmental effets? No Impat. The projet onsists of reating an AC~O Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not require or result in the onstrution of new storm water drainage failities or expansion of existing failities. No mitigation measures are neessary. d) Have suffiient water supplies available to serve the projet from existing entitlements and resoures, or are new or expanded entitlements needed? No Impat. The projet onsists of reating an AC~O Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. None of the proposed uses would inrease the demand for water servie above and beyond what is already permitted at these sites. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed CA Initial Study/Negative Delaration

84 at this time. Furthermore, any potential future development would not have any potentially signifiant diret or indiret water needs that ould result from the proposed amendments. No mitigation measures are neessary. e) Result in a determination by the wastewater treatment provider, whih serves or may serve the projet that it has adequate apaity to serve the projet's projeted demand in addition to the provider's existing ommitments? No Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not result in a need for new water or wastewater treatment failities or expansion of existing failities. No mitigation measures are neessary. f) Be served by a landfill with suffiient permitted apaity to aommodate the projet's solid waste disposal needs? No Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not have any potentially signifiant diret or indiret solid waste impats that ould result from the proposed amendments. The City is primarily served by the Prima Desheha Landfill, whih has suffiient apaity for handling solid waste. No mitigation measures are neessary. g) Comply with federal, state, and loal statutes and regulations related to solid waste? No Impat The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a CA Initial Study/Negative Delaration

85 Page 85 () ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would omply with all federal, state and loal statutes and regulations to solid waste. No mitigation measures are neessary. VIII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the projet have the potential to degrade the quality of the environment, substantially redue the habitat of a fish or wildlife speies, ause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal ommunity, redue the number or restrit the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not have the potential to degrade the quality of the environment, substantially redue the habitat of fish or wildlife speies, ause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal ommunity, redue the number or restrit the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory. No impats are antiipated and no mitigation measures are neessary. b) Does the projet have impats that are individually limited, but umulatively onsiderable? ("Cumulatively onsiderable" means that the inremental effets of a projet are onsiderable when viewed in onnetion with the effets of past projets, the effets of other urrent projets, and the effets of probable future projets.) Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, CAI Initial Study/Negative Delaration

86 Page 86 no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would not be umulatively onsiderable ) Does the projet have environmental effets, whih will ause substantial adverse effets on human beings, either diretly or indiretly? Less Than Signifiant Impat. The projet onsists of reating an AC-0 Zoning Distrit over four existing auto dealerships sites and two areas in the CG Zoning Distrit that urrently allow for auto sales and repair servies as permitted uses. The projet also onsists of expanding the types of uses onsidered to be auto sales and repair servies and to provide additional opportunity for future development and expansion of the Auto Center. The projet also onsists of reating site development standards for the AC zoning distrit. With the exeption of Interhange Plaza (whih is already developed as a ommerial retail enter), the sites are already developed as auto dealerships. While the proposed amendments ould allow for additional development, no new onstrution projet is being ontemplated or proposed at this time. Furthermore, any potential future development would have a substantial adverse effet on human beings. No mitigation measures are neessary. REFERENCES 1. City of Ranho Santa Margarita General Plan 2. Environmental Impat Report, City of Ranho Santa Margarita General Plan 3. Addendum to the General Plan Program EIR 4. Ranho Santa Margarita Zoning Code CA Initial Study/Negative Delaration

87 ~ Page 87 L<gend Rtsldtr«UI~...,Ptnlfti{" ~.,... RllldiMIIl LO.IItdknn DU'IllfJ'{RUI;I fltji~ MtllhlnDtmit'f(RI.J) ~NlCl!Kt... -JI'~~ li;fidwtfl11jll ~~~f'nii-ll.,.,.,sqj -NOCtrUr.w:) -~n::~~~ _C\'<n_...,_ --,... - Q;;-~11}' -~I!Yrtl'bi i!ir.;:hll:rpt.,... t<to. _"""'_...,_, '!ilpt«a'sh"fta:rtii'ultll't CA 10~ Initial Study/Negative Delaration

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89 Chapter 9.3 Zoning Distrits and Standards Page 89 Chapter 9.~: Zoning Distrits and Standards Chapter Contents Establishment of Distrits Distrits Established Offiial Zoning Map Interpretation of Distrit Boundaries Distrit Regulations - General Provisions Appliation of Provisions Prohibited Uses Prezoning Prior to Annexation Base Distrits Residential Distrits Commerial Distrits Business Park Distrit Publi/Quasi-publi Distrit Parks/Open Spae Distrits Future Planned Community Distrit Establishment of Distrits Distrits Established To arry out the purposes of this Title, the City is divided into the zoning distrits identified in Table Zoning Distrit/General Plan Designation Consisteny Matrix. These distrits are onsistent with and neessary to implement the City's General Plan Offiial Zoning Map A. Adoption The boundaries of the distrits designated and established by Setion Distrits Established shall be shown on a map entitled "Offiial Zoning Map, City of Ranho Santa Margarita" or as subsequently amended, and on file in the offie ofthe City Clerk. The Zoning Map is adopted herein by referene and shall hereafter exist pursuant to and as an integral part of this Title. B. Amendments -Notations If hanges are made in the distrit boundaries or other matters portrayed on the Offiial Zoning Map, provided in Setion Amendment of the Offiial Zoning Map/Change of Zoning Distrit, suh hanges shall be entered on the Offiial Zoning Map promptly after the amendment has been approved by the City Counil. An entry listing the hange shall be made on the Offiial Zoning Map. C. Replaement In the event the Offiial Zoillng Map beomes damaged, destroyed, lost, or diffiult to interpret beause of the nature or number of hanges and additions, the City Counil, by resolution, may adopt a new Offiial Zoning Map whih shall supersede the prior Offiial Zoning Map. The new Offiial Zoning Map may orret drafting or other errors or omissions in the prior Offiial Zoning Map, but no suh orretion shall have the effet of amending the original Offiial Zoning Map or any subsequent amendment thereto. City of Ranho Santa Margarita ATTACHMENT D Zoning Code Updated May 2009

90 Page 90 Chapter 9.3 Zoning Distrits and Standards Table9.3.1 Zoning Distrit/General Plan Designation Consisteny Matrix Res:idetltial - Low Density (R.L) RL-6,000 RL-5,000 Residential-Low-Medium Density (RLM) RLM-4,000-D Residootial-Medium Density (RM) RM-3,000-D Medium Density Residential (MDR) High Density Residential (HDR) Commerial and Bwsiness Park Distrits Commerial- General (CG) Commerial-Neighborhood (CN) Auto Center (AC) Business Park (BP) General Commerial (C) Neighborhood Commerial (NC) General Commerial (C) Business Park (BP) Open Spae (OS) Open Spae-Golf (OSG) Open Spae- Regional (OSR) Open Spae (OS) Open Spae Golf (OSG) O'Neill Regional Park (ONP) City of Ranho S{lflia Margarita Zoning Code Updated May 2009

91 Chapter 9.3 Zoning Distrits and Standards Page 91 (~ ) Unless the prior Offiial Zoning Map has been lost or has been totally destroyed, the prior map or any signifiant part thereof remaining shall be preserved, together with all available reords pertaining to its adoption or amendments thereto Interpretation of Distrit Boundaries Where unertainty exists as to the boundaries of the Zoning Distrits shown on the Offiial Zoning Map, the following rules shall apply: (1) Boundaries indiated as approximately following the enter lines of streets, highways, or alleys shall be onstrued to follow suh enter lines. (2) Boundaries indiated as approximately following plotted lot lines shall be onstrued as following suh lot lines. (3) Boundaries indiated as approximately following the City limits shall be onstrued as following suh City limits. ( 4) Where physial features existing on the ground are at variane with those shown on the Offiial Zoning Map, or in other irumstanes not referred to in this Setion, the Development Servies Diretor shall interpret the zoning distrit boundaries. The Development Servies Diretor may refer the interpretation to the Planning Commission for a deision. (5) In the event any other unertainty regarding zoning distrit boundaries exists, the Development Servies Diretor shall interpret the distrit boundaries. The Development Servies Diretor may refer the interpretation to the Planning Commission for a deision. ( 6) Interpretations made by the Development Servies Diretor and/or the Planning Commission may be appealed as provided in Setion Appeal of Deision. Distrit Regulations - General Provisions Appliation of Provisions The provisions set forth in this Chapter for eah zoning distrit shall be the minimum regulations and shall apply uniformly to eah lass or kind of struture or land, exept as follows: (1) No building, struture, or land shall be used or oupied, and no building or sign shall be ereted, onstruted, reonstruted, moved, or struturally altered, exept in onformity with all of the provisions set forth for the zoning distrit in whih suh building, struture, or land is loated. (2) No building or other struture shall be ereted or altered: (a) To exeed the maximwn permitted height or bulk; (b) To aommodate or house a greater number ofunits; () To oupy a greater perentage of lot area; (d) To have narrower or smaller rear yards, front yards, side yards, or other open spaes than required; or City of Ranho Santa Margarita Zoning Code Updated May 2009

92 Chapter 9.3 Zoning Distrits and Standards Page 92 (e) In any other manner ontrary to the provisions of this Title. (3) No part of a yard or other open spae or off-street parking or loading spae required for or in onnetion with any building for the purpose of omplying with this Title shall be inluded as part of a yard, open spae, or off-street parking or loading spae similarly required for any other building, exept as speifially provided in this Title. (4) No yard or lot existing on or after the effetive date of this Title, shall be redued in dimensions or area below the minimum requirements set forth in this Title unless expressly permitted by this Title. Yards or lots reated on or after the effetive date of this Title, shall meet at least the minimum requirements established by this Title. (See Setion Nononforming Uses, Lots, and Strutures for provisions relating to nononforming lots.) Prohibited Uses A. Prohibited Uses All land uses and provisions of this Title shall be onsistent with ontrolling federal, state, and loal law. Any use or ativity that is illegal under federal, state, or loal law shall be deemed a prohibited use in all zoning distrits within the City. Any use that is not onsistent with Federal, State or loal law and is not expressly permitted in a zoning distrit as a permitted uses or as a onditionally permitted use, inluding a use in a distrit determ1ned to be similar in harater to a partiular use allowed in suh distrit as provided by this Title, shall be deemed a prohibited use and suh use shall not be allowed in suh distrit. B. Use Determination Unless a use is speifially identilled in the Table of Uses for eah appliable zoning distrit, it is not permitted in that distrit. However, the Planning Commission shall have the authority to review proposed uses not listed in this Chapter. A proposed unlisted use may be permitted as a prinipal or aessory use within a Zoning Distrit if the Planning Commission makes written findings that suh use: (1) Falls within the purpose and intent of that Zoning Distrit; (2) Is of a omparable nature to the prinipal, aessory or onditional uses set forth as permitted in the Zoning Distrit; (3) Is not listed in another Zoning Distrit; and (4) Will not be inonsistent with any allowable uses in the viinity of suh use; and (5) Is not prohibited under federal, state or loal law. B. Appeal of Deision The Planning Commission's deision may be appealed as provided in Setion Appeal of Deision Prezoning Prior to Annexation The City may, by Ordinane, prezone ertain ontiguous areas outside the City whih, in the opinion of the City Counil,. are in aordane with the General Plan and Sphere of Influene. For this purpose, prezoning maps shall be developed, adopted, ) i City of Ranho Santa Margarita Zoning Code Updated May 2009

93 Page 93 Chapter 9:3 Zoning Distrits and Standards C) and amended in aordane with the provisions of Setion Annexation and Prezoning. Base Distrits Residential Distrits A. Purpose of Residential Distrits The purpose of these Residential Distrit regulations is to: (1) Provide for a variety of well-designed and well-maintained housing types and neighborhoods in the ommunity. (2) Reserve planned neighborhood areas for residential living with a broad range of dwelling unit densities onsistent with the General Plan and appropriate standards of publi health, safety, welfare, and aesthetis. (3) Designate lands to aommodate housing units that meet the diverse eonomi needs of the residents. ( 4) Enourage residential development that retains the sale and harater of existing residential neighborhoods. (5) Failitate the provision of adequate light, air, privay, and open spae for eah dwelling unit. (6) Protet residential neighborhoods from inompatible uses. The speifi uses allowed and development standards that apply to these distrits are identified in Subsetions (B) and (C), whih follow. Residential - Low Density (P~) Distrits - RL-6,000 and RL-5,000 The purpose of the RL Distrits is to provide for the development of single-family detahed homes on moderate to large lots onsistent with the General Plan Low Density Residential {WR) designation. Residential- Low-Medium Density (RLM) Distrits - RLM- 4,000-D and RLM-4,000- A The purpose of the RLM Distrits is to provide for single-family detahed (RLM- 4,000-D) homes on smaller lots, as well as attahed (RLM-4,000-A) townhomes and duplexes onsistent with the General Plan Low-Medium Density Residential (LMDR) designation. Resideittial - Medium Density (RMJ Distrits- RM-3,000-D and RM-2,000-A The purpose of the RM Distrits is to provide for detahed (RM-3,000-D) singlefamily homes on smaller lots, as well as attahed (RM-2,000-A) townhomes, ondominiums, duplexes, and apartments onsistent with the General Plan Medium Density Residential (MDR) designation. Residential-High Density (RH) Distrit The purpose of the RH Distrit is to provide for high density attahed homes, as well as aparbnents, and senior housing onsistent with the General Plan High Density (HDR) designation. B. Residential Distrits Use Regulations (1) Table identifies the uses permitted in eah Residential Distrit. (2) Uses listed as onditionally permitted uses are subjet to the review requirements and onditions ontained City of Ranho Santa Margarita Zoning Code Updated May 2009

94 in Setion Conditional Use Permit. Aessory uses are subjet to the review requirements and onditions ontained in Setion Aessory Uses and Strutures. (3) The "notes and exeptions" olumn of Table indiates more preisely the use regulations for speifi uses or operating harateristis. The notes and exeptions must be reviewed in onjuntion with the other information for the lass of use. ( 4) Certain permitted uses and onditionally permitted uses may be subjet to speial onditions regarding loation, operation, or the design of the use. The Setions of this Title governing these uses are identified in the "notes and exeptions" olumn of Table C. Residential Distrits Development Standards Tables 9.3.3a through 9.3.3d identify the development standards for all of the Residential Distrits. All residential additions, alterations and modifiations shall to the greatest extent possible, avoid exessive massing of the primary struture, through means of varying rooflines, elevations and other arhitetural elements. D. Landsaping in Residential Distrits Landsaping is required in the front yard for all areas not overed by a driveway or pedestrian walkway pursuant to Setions Landsape and Sreening and Landsape Plan Review of this Title. Chapter 9.3 Zoning Distrits and Standards E. Site Development Permit for Residential Development Projets shall require site plan review per the Site Development Permit proess and standards desribed in Setion Site Development Permit. F. Other Appliable Regulations for Residential Distrits Other appliable regulations in the Residential Distrits inlude, but are not limited to, the supplemental distrit regulations identified in Chapters 9.4 Regulations for Speial Uses and Strutures and 9.5 Speial Regulations and the administrative proesses identified in Chapter 9. 8 Administration. P~ge 94,) City of Ranho Santa Margarita Zoning Code Updated May 2009

95 () Use Residential Aessory lises and strutures A A Adult day are servies Small (2 or fewer) p p Large (3 or more) Child are failities Small (6 or fewer) p p Large (7 to 14) Convalesent homes Small (6 or fewer) p p Large (7 or more) Homeless shelters Home oupations A A Manufatured housing p p Multi-family Homes Parks and rereational failities Publi buildings and failities Religi_ous 1 fraternal, or servie orgamzations Seond dwelling units p pa Shools (Private) Single-fiunily dwellings - p (attahed) Sin,gle-family dwellings p p (detahed) Transitional housing a- Only permitted.in the RLM-4,000-D zoning distrit. b-only permitted in the RM-3,000-D zoning distrit - Only permitted.in the RLM-3,000-A zoning distrit d- Only permitted.in the RM-2,000-A zoning distrit P = Pnn1pal use pemutted Page 95 Chapter 9.3 Zoning Distrits and Standards Table Uses in Residential Distrits RL RLM RM RH (all lot sizes) (all lot sizes) (all lot sizes) (all lot sizes) Notes and Exeptions -=Not permitted A= Aessory use permitted (subjet to Setion Aessory Uses and Strutures) C = Conditional use permit required (subjet to Setion Conditional Use Permit) A A Subjet to Setion Aessory Uses and Strutures. p p p p p p A A Subjet to Setion Home Oupations of this Title. p p p p a. Apartments, ondominiums, senior housing, and multi-family lusters suh as triplexes and fourplexes. b. A Site Development Permit is required for any projet. Inludes: libraries, governmental buildings, polie and fire stations, ative outdoor rereational failities, and publi utility offies and exhanges. Inludes, hurhes, syna~~es, temples, monastenes, re gmus retreats, and other plaes of religious worship, and other fraternal and ommunity servie organizations. po -- Subjet to Setion Aessory Uses and Strutures. Elementary and seondary shools only. p p a. Townhomes and duplexes. b. A Site Development Permit is required for any projet. pb -- Detahed single family homes only. Unless a use is speifially identified, it is not pennitted in the Distrit Uses prohibited by Federal, State or loal law are not permitted (see Setion Prohibited Uses). City of Ranho Santa Margarita Zoning Code Updated May 2009

96 Table 9.3.3a Low Density Residential (RL) Development Standards Zoning Distrit Development Standard RL RL-6,000 RL-5,000 Minimum Lot Size (square feet) 8 6,000 square feet 5,000 square feet Maximum Lot Coverage 60% 60% Maximum Building Height (feet) 35 feet and 2 stories 35 feet and 2 stories Setbaks (feet) Front 15' 15' Rearb 10' 10' Side (internal) 5' 5' Side (street) 10' 10' Parking and Garage/Carport Plaement Subj_et to Chapter 9. 6 Parking Landsaping and Sreening Subjet to Setion Landsape and Sreening Note: a -Preservation of ommon open spae is ahieved by limiting density to the maximum identified for eah zoning distrit while allowing smaller minimum lot sizes. b - The Development Servies Diretor may grant a minor deviation in the rear yard setbak area only of no more than 20 perent enroahment into.the required setbak Table 9.3.3b Low-Medium Density Residential (RLM) Development Standards Development Standard Zoning Distrit RLM-4,000-D RLM-4,000-A Minimum Lot Size (square feet )a 4,000 square feet 4,000 square feet Maximum Lot Coverage 60% 60% Maximum Building Height (feet) 35 feet and 2 stories 35 feet and 2 stories Setbaks (feet) b Front 15' 15' Rear" 10' 10' Side (:internal) 5' 5' Side (street) 10' 10' Parking and Garage/Carport Plaement Subjet to Chapter 9. 6 Parking Landsaping and Sreening Subjet to Setion Landsape and Sreening Note: ) a - Preservation of ommon open spae is ahieved by limiting density to the maximum identified for eah zoning distrit while allowing smaller minimum lot sizes. b- Buildings loated within the RLM-4,000-A zoning distrit shall maintain a minimum distane of 10 feet between buildings. -The Development Servies Diretor may grant a minor deviation in the rear yard setbak area only of no more than 20 perent enroahment into the required setbak. City of Ranho Santa Margarita Zoning Code Updated May 2009

97 Page 97 (~ ' I Table Medium Density Residential (RM) Development Standards Development Standard Zoning Distrit RM~3,000~D RM-2,000-A Minimum Lot Size (square feet )a 3,000 square feet 2,000 square feet Maximum Lot Coverage 60% 65% Maximum Building Height (feet) 35 feet and 2 stories 35 feet and 2 stories Setbaks (feet) 0 Front 15' 15' Rear 10' 10' Side (internal) 5' 5' Side (street) 10' 10' Parking and Garage/Carport Plaement Subjet to Chapter 9.6 Parking Landsaping and Sreening Subjet to Setion Landsape and Sreening Note: a - Preservation of ommon open spae is ahieved by limiting density to the maximum identified for eah zoning distrit while allowing smaller minimum lot sizes. b- Buildings loated within the RM-2,000-A zoning distrit shall maintain a minimum distane of 10 feet between buildings. -The Development Servies Diretor may grant a minor deviation in the rear yard setbak area only of no more than 20 perent enroahment into the required setbak. Table 9.3.3d IDgh Density Residential (RH) Development Standards Development Standard Zoning Distrit RH Minimum Lot Size (square feet )a 7,500 square feet Maximum Lot Coverage 65% Maximum Building Height (feet) 35 feet and 2 stories Setbaks (feet) b Front 20' Rear 10' Side (internal) 10' Side (street) 10' Minimum Unit Size (square feet (st)) Studio 500 square feet 1-bedroom. 600 square feet 2-bedroom 700 square feet 3-bedroom. 800 square feet Parking and Garage/Carport Plaement Subjet to Chapter 9. 6 Parking Landsaping and Sreening Subjet to Setion Landsape and Sreening Note: a - Preservation of ommon open spae is ahieved by limiting density to the maximum identified for eah zoning distrit while allowing smaller minimum lot sizes. b - Buildings loated within the RH zoning distrit shall maintain a minimum distane of I 0 feet between buildings. City of Ranho Santa Margarita Zoning Code Updated May 2009

98 P~e 98"' Commerial Distrits A. Purpose of Commerial Distrits The purpose of these Commerial Distrits regulations is to: (1) Provide for a variety of loal and regional shopping, dining, ommerial rereation, and entertainment opportunities in the ommunity onsistent with the General Plan. (2) Provide for employment opportunities for existing and future residents. (3) Provide adequate spae to meet the needs of ommerial development, inluding off-street parking and loading. ( 4) Protet ommerial areas and surrounding uses from exessive noise, ilh.imination, odor, smoke, traffi, surfae water runoff and other objetionable effets. Commerial- General (CG) Distrit The purpose of the CG Distrit is to provide for retail uses that rely primarily on automobile traffi and attrat ustomers Citywide and/or in the regional trade area onsistent with the General Plan General Commerial (C) designation. Commerial- Neighborhood (CN) Distrit The CN Distrit provides for a variety of retail uses that serve the needs of nearby neighborhoods and have limited potential to negatively impat nearby residents. This Distrit is onsistent with the General Plan Neighborhood Commerial (NC) designation. B. Commerial Distrits Use Regulations (1) Table Uses in Commerial Distrits identifies the uses permitted in eah Commerial Distrit. (2) Uses listed as onditionally permitted uses are subjet to the review requrrements and onditions ontained in Setion Conditional Use Permit. Aessory uses are subjet to the review requirements and onditions ontained in Setion Aessory Uses and Strutures. (3) The "notes and exeptions" olumn of Table indiates more preisely the use regulations for speifi uses or operating harateristis. The notes and exeptions must be reviewed in onjuntion with the other information for the lass of use. (4) Certain permitted uses and onditionally permitted uses may be subjet to speial onditions regarding loation, operation, or the design of the use. The Setions of this Title governing these uses are identified in the ''notes and exeptions" olumn of Table C. Commerial Distrits Development Standards Table indiates the development standards for the Commerial Distrits. D. Landsaping for Commerial Distrits Landsaping is required pursuant to Setions Landsape and Sreening and Landsape Plan Review of this Title. City of Ranho Santa Margarita Zoning Code Updated May 2009

99 Page 99 ) E. Site Development Permit for Commerial Developments Projets shall require site plan review per the Site Development Permit proess and standards desribed in Setion Site Development Permit. F. Other Appliable Regulations in Commerial Distrits Other appliable regulations in the Commerial Distrits inlude, but are not limited to, the supplemental distrit regulations identified in Chapters 9. 4 Regulations for Speial Uses and Strutures and 9.5 Speial Regulations and the administrative proesses identified in Chapter 9.8 Administration. / City of Ranho Santa Margarita Zoning Code Updated May 2009

100 Page 100~ Use Aloholi beverage retail sale (inluding wine tasting) Animal day are Animal hospitals and linis A11te Elealershi~s Auto repair servies, minor Automated teller mahines (ATMs) Barffavern/Brewery Pub Car washes (automati) Child day are enters Clubs and lodges (private) Commerial rereation {indoor) Commerial rereation (outdoor) Conveniene servies Cyber/Intemet afes Daning and live entertainment Dry leaners Emergeny/Homeless shelter Family are home Table Uses in Commerial Distrits CG CN Notes and Exeptions G - -- A A p p p -- Sale for on premises and off-premises onsumption. a. No overnight boarding. b. Maximum number of animals permitted established through CUP. Subjet to Setion Animal Care. Failities. Ne.TJ l'etail at1te dealershijls a:ea assesiateei!.'epail' sef't'iees ~ Exludes major auto repair servies. No drive-thrus or walk-ups allowed unless granted with a CUP as part of a finanial institution building. Standalone ATMs are subjet to a CUP. a. Inludes on-site small-sale brewery for sale for on- and off-premises onsumption. b. Aessory uses suh as billiards, pool tables, darts, and game mahines also allowed. Permitted only in onjuntion with gas stations in ompliane with Setion Gas and Fuel Dispensing Stations. Stand alone ar wash failities subjet to a CUP. Inludes private gymnasiums, swimming pools, bowling alleys, ie and roller skating rinks, heerleading, raquet lubs, and lasses suh as yoga, aerobis, kik-boxing, martial arts, Pilates, daning, fitness, drama and other similar uses. Inludes publi and private tennis and raquet failities/lubs and swimming pools. Outdoor night lighting subjet to a CUP. Suh as dry-leaners, barber shops, beauty shops, onveniene markets without alohol sales, maniure shops, opy and mail servies, home appliane repairs, biyle repair, tailor shops, photography studios, framing, tiket agenies, wath repair, loksmiths, pet grooming, and similar uses. Subjet to Chapter Cyberafes. Inludes night lubs, VIP rooms, and similar uses. Shall provide a hazardous materials plan for storage, use and removal of all hazardous materials for review and approval by the Planning Commission. Inludes temporary and seasonal housing and servies for homeless families and individuals. Large and small..~. ) City of Ranho Santa Margarita Zoning Code Updated May 2009

101 Page 101 () Use Finanial servies Fortune telling establishments Game mahines (three [3] or fewer) Gas or fuel dispensing stations Hookah bars Hotels and motels Kennels Laundromat Massage therapy Medial and dental offies Offie uses (general) Parking lots (ommerial and publi) Pet stores/pet grooming Pool halls and billiard enters Publi buildings and failities Radio and television towers and installations, radar installations, mirowave relay stations, and ellular towers and installations (ommerial) Reyling failities Table9.3.4 Uses in Commerial Distrits CN Notes and Exeptions p p CG A A A p p p A p p A p -- A A a. Inludes banks, savings and loan assoiations, and redit unions. b. Chek ashing failities not permitted.. Drive through or ATM requires a CUP in any zone. For three or more games, see Video Arades below. Subjet to Setion Gas and Fuel Dispensing Stations. May have a mini-mart, food onveniene store or restaurant. a. Subjet to Setion Animal Care Failities. Laundromats with hazardous materials shall be required to provide a hazardous materials plan in the ase of spills. Allowed only as an aessory use to a primary use and as defined in Setion ''M" Definitions of this Title. Subjet to Chapter 4.02 Massage Establishments and Tehniians. Inluding physial therapy and laboratories. Inludes business, finanial, professional, real estate, travel agenies, and similar offie uses. No overnight are/boarding of animals. If overnight are or boarding of anlm.als is provided, use is onsidered a "kennel 11 and subjet to Setion Animal Care Failities. a. Inludes: libraries, governmental buildings, polie and fire stations, ative outdoor rereational failities and publi utility offies and exhanges. b. Publi shools are not subjet to a onditional use permit. Subjet to Setion Wireless Communiation Failities. Reverse vending mahines and reyling areas are permitted as aessory uses. Reyling olletion areas are subjet to a Conditional Use Permit per Setion Solid Waste and Reyling Failities. City of Ranho Santa Margarita Zoning Code UpdatedMay 2009

102 Page 102~ Use Religious, fraternal, or servie organizations (non-profit) Restaurants (sit-down) Restaurants (drive-thru) Retail sales and servies (Commerial General) Retail sales and servies (Commerial Neighborhood) Shools (business, voational, and professional shools not requiring outdoor failities) Storage and display (outside) Table9.3.4 Uses in Commerial Distrits CG CN Notes and Exeptions Inludes hurhes, temples, synagogues, monasteries, religious retreats, and other plaes of religious worship and other fraternal and ommunity servie organizations. p p a. Outdoor seating and dining requires Conditional Use Permit b. Subjet to nuisane standards in Setion Air Contaminants and Other Nuisane Emissions.. Alohol sales requires a Conditional Use Permit and ABC liense. d. Live entertainment requires a onditional use permit. Subjet to nuisane standards in Setion Air p N/A Contaminants and Other Nuisane Emissions. N/A p Department stores, warehouses and other large retail sales and servies stores are not permitted in the Commerial Neighborhood Distrit Inludes shools suh as seretarial, omputer, tutoring enters, preshools, private primary and seondary shools and olleges, tehnologial, art, raft and musi shools. A A Subjet to Setion Storage and Display - Outdoor. ) Theaters (walk-in) Video arades - P = Prinipal use pennitted - =Not permitted A= Aessory use permitted (subjet to Setion Aessory Uses and Strutures) C = Conditional use permit required (subjet to Setion Conditional Use Permit) N/A =Not appliable Unless a use is speifially identified, it is not permitted in the Distrit. Uses prohibited by Federal, State or loal law are not permitted (see Setion Prohibited Uses). City of Ranho Santa Margarita Zoning Code Updated May 2009

103 Page 103 Table Commerial Development Standards Development Standard Zoning Distrit CG CN Minimum Lot Size (square feet [sf]) No minimum No minimum Maximum Building Height (feet) 40'1'\. 35'A Setbaks Adjaent to Residential Use or Distrit 20'a 20'a Adjaent to Non-Residential Use b 20' 10' Adjaent to Street 15' 15' Maximum Floor Area Ratio (FAR) Off-Street Parking' Subjet to Chapjer 9.6 Parking Loading Subjet to Chapter 9.6 Parking Lighting Subjet to Setion Lighting Standards Landsaping and Sreening Subjet to Setion Landsape and Sreening Noise Levels Subjet to Chapter 5.04 Noise Control of the Muniipal Code Notes: a Or bejght of nearest bwldmglstruture on site, whihever 18 greater. b Setbak measured from bak of urb when adjaent land use is a parkway, Otherwise, setbak is measured from the property line. Setbak. measured from bak of urb. A-Arhitetural features exeeding the maximum height may be permitted subjet to an Alternative Development Standard pursuant to Setion Alternative Development Standards. City of Ranho Santa Margarita Zoning Code Updated Jvfay 2009

104 Page Business Park Distrit A. Purpose of Business Park Distrit The purpose of these Business Park Distrit regulations is to: (1) Provide for and maintain an employment enter in the Ranho Santa Margarita Business Park that inludes employment generating uses suh as general offie, light industrial, light manufaturing, warehousing, and researh and development. Servie and retail ommerial uses that primarily support the businesses in the Business Park may also be appropriate. (2) Provide adequate spae to meet the needs of Business Park uses inluding off-street parking and loading. (3) Protet adjaent uses from exessive noise, illumination, odor, smoke, traffi, surfae water runoff and other objetionable effets. B. Business Park Distrit Use Regulations {1) Table identifies the uses permitted in the Business Park (BP) Distrit. {2) Uses listed as onditionally pennitted uses are subjet to the review requirements and onditions ontaitied in Setion Conditional Use Permit. Aessory uses are subjet to the review requirements and onditions ontained in Setion Aessory Uses and Strutures. {3) The "notes and exeptions" olumn of Table indiates more preisely the use regulations for speifi uses or operating harateristis. The notes and exeptions must be reviewed in onjuntion with the other information for the lass of use. (4) Certain permitted uses and onditionally permitted uses may be subjet to speial onditions regarding loation, operation, or the design of the use. The Setions of this Title governing these uses are identified in the "notes and exeptions" olwnn of Table (5) In addition to the use regulations listed in Table 9.3.6, the ombined total of the gross square footage for ommerial rereation uses within the Business Park Distrit shall be limited to five (5) perent or 175,000 square feet of the overall usable building square footage in the Business Park Distrit, whihever is less. C. Business Park Distrit Development Standards Table indiates the development standards for the Business Park Distrit. D. Landsaping for Business Park Distrit Landsaping is required pursuant to Setions Landsape and Sreening and Landsape Plan Review of this Title. E. Site Development Permit for Business Park Developments Projets shall require site plan review per the Site Development Permit proess and standards desribed in Setion Site Development Permit. F. Other Appliable Regulations in Business Park Distrit Other appliable regulations in the Business Park Distrit inlude, but are not limited to, '/~ ' J ) City ofranho Santa Margarita Zoning Code Updated May 2009

105 ,, J Page 105 the supplemental distrit regulations identified in Chapters 9. 4 Regulations for Speial Uses and Strutures and 9.5 Speial Regulations and the administrative proesses identified in Chapter 9. 8 Administration. City of Ranho Santa Margarita Zoning Code Updated May 2009

106 Use Adult Business Animal day are Animal hospital Auto dealerships Auto repair Automated teller mahines (ATMs) Brewery Pub Catering establishments Child day are enters Commerial rereation (indoor) Commerial rereation (outdoor) Day are enters Emergeny/Homeless shelter Finanial servies Fortune telling establishments Gas or fuel dispensing stations Hookah bars Table Uses in Business Park Distrit Classifiation p -- p p p -- Notes and Exeptions Subjet to Setion Adult Businesses a. No overnight boarding. b. Maximum number of animals permitted established through CUP. - Subjet to Setion Animal Care Failities. a. No drive-thru failities. b. No stand-alone walk up failities.. Indoor failities only. May inlude sale of aloholi beverages for on- and off-site onsumption, as well as dining failities. May also inlude the sale of items manufatured on-site as an aessory use. Inludes publi and private shools, preshools, day are and tutoring shools. a. Inludes private gymnasiums, raquet lubs, weight loss enters, and fitness lasses suh as yoga, aerobis, kikboxing, martial arts, Pilates, daning, fitness, drama and other similar uses. b. Subjet to Setion B Business Park Distrit Use Regulations. Inludes publi and private tennis and raquet failities/lubs and swimming pools. Inludes publi and private shools, preshools and tutoring shools. Temporary, seasonal and transitional shelters for homeless families and individuals. May inlude meals and servies subjet to the onditions in the CUP. a. Inludes banks, savings and loan assoiations, and redit Wlions. b. Exludes hek ashing failities.. Drive-through requires a CUP. Subjet to Setion Gas and Fuel Dispensing Stations. May inlude a mini-mart, food onveniene store or restaurant :) City of Ranho Santa Margarita Zoning Code Updated May 2009

107 Page 107 (\ \ ) ( ')\ \ Use Kennels Light industrial Medial and dental offies Offie uses (general) Table Uses in Business Park Distrit Classifiation Preshools -- Publi buildings and failities Radio and television towers and ins~tions, radar installations, mirowave relay stations, and ellular towers and installations (ommerial) Reyling failities Religious, fraternal, or servie -- organizations (non-profit) Researh and development Retail sales (small-sale and/or aessory) p p p p Notes and Exeptions a. Must be ompletely ontained within a sowld-attenuated building. b. Subjet to Setion Animal Care Failities. Light manufaturing, distribution, and wholesaling ativities that do not involve substantial noise or other nuisanes, suh as obnoxious odors or vibrations. All work must be ompleted indoors, and all equipment and materials must be sreened pursuant to Setion ~ 0 Storage and Display- Outdoor. Inludes business, finanial, professional, real estate, travel agenies, weight loss enters without exerise equipment, and similar offie uses. Inludes publi and private shools, day are and tutoring shools. Exludes publi shools. a.. Subjet to Setion Wireless Communiation Failities. b. No stand alone/freestanding towers allowed. Inludes hurhes, temples, synagogues, monasteries, religious retreats, and other plaes of religious worship and other fraternal and ommunity servie organizations. Inludes researh and development of omputer software, information systems, ommuniation systems, transportation, geographi information systems, multimedia and video teebnology. Development and onstrution of proto-types may be assoiated with this use. a. b. Inludes offie afeterias, deliatessens, snak bars, newsstands, mail servies, and other small-sale aessory retail uses without the sale of alohol. May also inlude the sale of items manufatured on-site. Square footage devoted to retail sales may not exeed 500 square feet or 10% of gross building square footage, whihever is larger. City of Ranho Santa Margarita Zoning Code Updated May 2009

108 Page 108, Table9.3.6 Uses in Business Park Distrit Use Classifiation Notes and Exeptions Shools Publi and private primary, seondary and (business, voational and professional higher eduation shools (inluding shools only) preshool and day are) are proh.j.bited. Stomge and display (outside) P = Prinipal use permitted - =Not permitted A= Aessory use permitted (subjet to Setion Aessory Uses and Strutures) C =Conditional use permit required (subjet to Setion Conditional Use Permit) A Allowed only as an aessory use subjet to Setion Storage and Display - Outdoor. Unless a use is speifially identified, it is not permitted in the Distrit. Uses prohibited by Federal, State or loal law are not permitted (see Setion Prohibited Uses). Table Business Park Development Standards Development Standard Business Park Distrit Minimum Lot Size (square feet [sf]) 10,000 square feet Maximum Building Height (feet) 35 feet and 2 stories A Setbaks Adjaent to Residential Use or Distrit 40'" Adjaent to Non-Residential Useb 10' Adjaent to Street" 20' Maximum Floor Area Ratio (FAR) 1.0 Off-Street Parking Subjet to Chapter 9.6 Parking Loading Subjet to Chapter 9.6Parking L~g Subjet to Setion Lighting Standards Landsaping and Sreening Subjet to Setion Landsape and Sreening Noise Levels Subjet to Chapter Noise Control of the Muniipal Code Outdoor Storage and Display Subjet to Setion Storage and ]);splay - Outdoor Note: a Or hetght of nearest bu!ldmg/struture on Site, whthever ts greater. b Setbak measured from bak of urb when adjaent land use is a parkway. Otherwise, setbak is measures from the property line. Setbak measured from bak of urb. A- Maximum height of building may be inreased through the Alternative Development Standards proess desribed in Setion Alternative Development Standards. City of Ranho Santa Margarita Zoning Code Updated May 2009

109 Page 109. ~- --..\ \_) Publi/Quasi-publi Distrit A. Purpose of Publi/Quasi-publi Distrit The purpose of these Publi/Quasi-publi Distrit regulations is to: (1) Provide adequate spae to meet the needs of publi and quasi-publi failities inluding off-street parking and loading. (2) Protet adjaent areas from exessive noise, illll1llidation, odor, smoke, traffi, surfae water runoff and other objetionable effets. B. Publi/Quasi-publi Distrit Use Regulations (I) Table identifies the uses pemritted in the Publi/Quasi-publi (PQ) Distrit. (2) Uses listed as onditionally pemritted uses are subjet to the review requirements and onditions ontained in Setion Conditional Use Permit. Aessory uses are subjet to the review requirements and onditions ontained in Setion Aessory Uses and Strutures and Swimming Pools and Spas. (3) The "notes and exeptions" olumn of Table indiates more preisely the use regulations for speifi uses or operating harateristis. The notes and exeptions must be reviewed in onjuntion with the other information for the lass of use. ( 4) Certain permitted uses and onditionally permitted uses may be subjet to speial onditions regarding loation, operation, or the design of the use. The Setions of this Title governing th.ese uses exe identified in the "notes and exeptions" olumn of Table C. Publi/Quasi-publi Distrit Development Standards Table indiates the development standards for the Publi/Quasi-publi Distrit. D. Landsaping for Publi/Quasi-publi Distrit Landsaping is required pursuant to Setions Landsape and Sreening and Landsape Plan Review of this Title. E. Site Development Permit for Publi/Quasi-publi Developments Projets shall require site plan review per the Site Development Permit proess and standards desribed in Setion Site Development Permit. F. Other Appliable Regulations in Publi/Quasi-publi Distrit Other appliable regulations in the Community Faility Distrit, inlude, but are not limited to, the supplemental distrit regulations identified in Chapters 9.4 Regulations for Speial Uses and Strutures and 9.5 Speial Regulations and the administrative proesses identified in Chapter 9.8 Administration. City of Ranho Santa Margarita Zoning Code Updated May 2009

110 Page 1 '10 ' Use Adult day are enter Animal shelters Botanial gardens Caretaker residenes (temporary and permanent) Clubs and lodges (private, nonprofit) Community Event Spae (indoor, publi) Cultural enters Health-related institutional uses Homeless shelter/transitional housing Museums Publi buildings and failities Radio and television towers and installations, radar installations, mirowave relay stations, and ellular towers and installations (ommerial) Reyling failities Religious, fraternal, or servie organizations (non-profit) Shools (private/religious) Table Uses in Publi/Quasi-publi (PQ) Distrit CF A p Notes and Exeptions Inludes arboretums Subjet to Setion Caretaker Failities and Setion Temporary Uses and Strutures. Hookah bars are prohibited. Inludes reeption halls, and auditoriums. Inludes assisted are failities, onvalesent and nursing homes, homes for the aged, hildren's homes, sanitariums, and hospitals. Inludes galleries p Inludes libraries, government buildings, ommunity enters, orporate yards, publi utility offies and exhanges, polie stations, and fire stations. a. Aessory use allowed subjet to Setion Wireless Communiation Failities. b. No stand alone failities allowed. Subjet to Setion Solid Waste and Reyling Failities. Inludes hurhes, temples, synagogues, monasteries, religious retreats, and other plaes of religious worship and other fraternal and ommunity servie organizations. a. Inludes private olleges, universities, elementary, middle, and high shools. b. No private tutorial shools permitted. Shools (publi) p Inludes publi olleges, universities, elementary, middle and high shools P = Prinipal use permitted -=Not permitted A= Aessory use permitted (subjet to Setion Aessory Uses and Strutures) C =Conditional use permit required (subjet to Setion Conditional Use Permit) Unless a use is speifially identified, it is not permitted in the Distrit. Uses prohibited by Federal, State or loal law are not permitted (see Setion Prohibited Uses). City of Ranho Santa Margarita Zoning Code Updated May 2009

111 ., J Page 111 :) Table Publi/Quasi-publi Development Standards Development Standard Community Faility Minimum Lot Size (square feet [sf]) N/A Maximum Building Height (feet) 35 feet Front, Side and Rear Yard Setbaks All buildings and strutures shall be (feet) setbak from all property lines a distane equal to or greater than the height of the building or struture, unless otherwise regulated through a Conditional Use Permit. Maximum Floor Area Ratio 0.6 Off -Street Parking Subjet to Chapter 9. 6 Parking Loading Subjet to Chapter 9. 6 Parking Lighting Subjet to Setion Lighting Standards Landsaping and Sreening Subjet to Setion Landsape and Sreening Noise Levels Subjet to Chapter 5.04 Noise Control of the Muniipal Code City of Ranho Santa Margarita Zoning Code Updated May 2009

112 A. Purpose Parks/Open Distrits Spae The purpose of these Parks/Open Spae Distrit regulations is to provide a variety of passive and ative rereational opportunities in the ommunity, as well as to maintain important natural resoures. Parks (P) Distrit The purpose of the Parks Distrit is to provide for and maintain ative and passive parks, whether privately or publily owned. Open Spae (OS) Distrit The purpose of the Open Spae Distrit is to provide open spae for outdoor rereation, buffering of inompatible uses, preservation of natural resoures, and protetion of publi health and safety. Open Spae- Golf (OSG) Distrit The purpose of the Open Spae Golf Distrit is to provide for the development of golf ourses. O'Neill Regional Park (ONP) Distrit The sole purpose of the O'Neill Regional Park Distrit is to identify areas of O'Neill Regional Park that are loated in the City and designated on the City of Ranho Santa Margarita Offiial Zoning Map. Beause the County of Orange is the jurisdition responsible for development and maintenane of O'Neill Regional Park, this Title does not identify speifi uses or standards for the ONP Distrit. B. Parks/Open Spae Distrits Use Regulations (1) Table identifies the uses permitted in the Parks/Open Spae Distrits. (2) Uses listed as onditionally permitted uses are subjet to the review requirements and onditions ontained in Setion Conditional Use Permit. Aessory uses are subjet to the review requirements and onditions ontained in Setion Aessory Uses and Strutures. (3) The ''notes and exeptions" olumn of Table indiates more preisely the use regulations for speifi uses or operating harateristis. The notes and exeptions must be reviewed in onjuntion with the other information for the lass of use. (4) Certain permitted uses and onditionally permitted uses may be subjet to speial onditions regarding loation, operation, or the design of the use. The Setions of this Title governing these uses are identified in the ''notes and exeptions" olumn of Table C. Parks/Open Spae Distrits Development Standards Table indiates the development standards for the Parks/Open Spae Distrits. D. Landsaping for Parks/Open Spae Distrits Landsaping is required pursuant to Setions Landsape and Sreening and Landsape Plan Review of this Title. City of Ranho Santa Margarita Zoning Code Updated May 2009

113 Page 113 ( ~) E. Site Development Permit for Parks and Open Spae Areas Projets shall require site plan review per the Site Development Permit proess and standards desribed in Setion Site Development Permit Routine maintenane, inluding, but not liinited to, repair, modifiation or replaement of site furnishings, equipment, irrigation, landsaping and other similar projets, shall not be onsidered a modifiation or enhanement. The Development Servies Diretor shall have the authority to approve minor modifiations or minor enhanements. F. Other Appliable Regulations in Parks/Open Spae Distrits Other appliable regulations in the Parks/Open Spae Distrit, inlude, but are not limited to, the supplemental distrit regulations identified in Chapters 9.4 Regulations for Speial Uses and Strutures and 9.5 Speial Regulations and the administrative proesses identified m Chapter 9. 8 Administration. City of Ranho Santa Margarita Zoning Code Updated May 2009

114 Page 114 Use Aessory uses and strutures inidental to the operation of a permitted use Arhery range Alohol sales for on- or off-premises onsumption Caretaker residenes (temporary and permanent) Community event spae (indoor) Conession stands Daning and live OS A s A s s entertainment Driving ranges -- Eating and drinking -- establishments Equestrian failities (ommerial and nonommerial) Golf ourse -- {regulation or par 3) Golf ourse -- (miniature) Maintenane/support failities Mitigation areas Outdoor amphitheater Pini area Publi failities and utilities A p p p p Table sesm ar 'pen tpae IS IC S p OSG Notes and Exeptions A A u. p ks/0 s n tr' t a -- s A s s A p p p p -- a. Must be aessory to a primary use. b. Alohol sales in the OS and P zones for on-premises onsumption may only be permitted with a proper A ABC liense and a speial event permit. Subjet to Setion Caretaker Failities and Setion Temporary Uses and Strutures. Inludes ommunity enters, museums, reeption halls, auditoriums, and other traffi generating failities. A a. Drive-throughs not allowed b. Must be inidental to and integrated with a prinipal use.. A Conditional Use Permit and ABC Liense is required by the Planning Commission if alohol is to be onsumed on the premises or if there is to be daning or live entertainment. Inludes stables and related riding failities. p A p The outdoor night lighting of golf ourses shall be. permitted through a Conditional Use Permit. Subjet to Setion Lighting Standards Bioti, arheologial, historial, paleontologial. -- Subjet to Setion Lighting Standards p p City of Ranho Santa Margarita Zoning Code Updated May 2009

115 Page 115 Table u ses in p ar ks/0 pen s 1pae n IS tri s t a Use OS p OSG Notes and Exeptions Rereation failities p a. Inludes large and small multi-purpose sports fields (ative, outdoor) and ourts; playgrounds and playground equipment; tot lots and iruit training ourses. b. Inludes private swimming pools and tennis lubs.. The outdoor night lighting of rereational uses identified in "a" and "b" above shall not be permitted unless a onditional use permit is approved by the City. d. Batting ages onditionally permitted in the Parks Distril Rereation failities -- p Gymnasiums and similar failities. (ative, indoor) Rereation failities Rest areas, botanial gardens, and nature study areas. (passive, outdoor} Reyling failities Subjet to Setion Solid Waste and Reyling Failities. Sports retail aessory -- A A a. Must be inidental to a prinipal use. shop b. Inludes sales and/or rental of attire and eguipment. Trails p p p a. Inludes pedestrian, biyle, and equestrian. b. Ciruit training ourts require approval of a onditional use ~ermit ~the PlanningCommission. Notes: a-beause the County of Orange is the jurisdition responsible for development and maintenane of O'Neill Regional Park, this Title does not identify speifi uses or standards for the ONP Distrit. P =Prinipal use permitted -- =Not permitted A= Aessory use permitted (subjet to Setion Aessory Uses and Strutures) C =Conditional use permit required (subjet to Setion Conditional Use Permi't) S =Speial Event Permit as a temporary use only (subjet to Setions Speial Events and Speial Event Permit) Unless a use is speifially identified, it is not permitted in the Distril Uses prohibited by Federal, State or loal law are not permitted (see Setion Prohibited Uses). City of Ranho Santa Margarita Zoning Code Updated May 2009

116 Page 116 Table Parks/Open Spae Development Standards Development Standard Minimum Lot Size (square feet [st]) Maximum Building Height (feet) Front Yard Setbak (feet) Adjaent to Residential Adjaent to Non-Residential Street Side Yard Setbak (feet) Adjaent to Residential Adjaent to Non-Residential Street Rear Yard Setbak (feet) Adjaent to Residential Adjaent to Non-Residential Street Maximum Floor Area Ratio (FAR) Loading Lighting Landsaping and Sreening Noise Levels OS No minimum N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Off-Street Parking N/A Notes: a Or height of nearest building/struture on-site, whihever is greater. N/A- not appliable Zoning Distrit p OSG Y2 are 1 are 35' 35' 35' 25'a 25' 25' 25'a 50' 35' 15'a 35' 25' 15'a 35' 35' 25'a 25' 25' 25'a 50' Subjet to Chapter 9.6 Parking Subjet to Setion Lighting Standards Subjet to Setion Landsape and Sreening Subjet to Chapter 5.04 Noise Control of the Muniipal Code Subjet to Chapter 9. 6 Parking City of Ranho Santa Margarita Zoning Code Updated May 2009

117 ., Page 117 '~ } A. Purpose Future Planned Community Distrit be prepared prior to annexation as desribed in Setion Annexation and Prezoning of this Title. The purpose of the Future Planned Community (FPC) Distrit is to enourage innovative design and development that is onsistent with the General Plan Future Planned Community designation and land use assumptions. B. Future Planned Community Use Regulations Permitted uses and strutures in the FPC Distrit shall be designated in a Speifi Plan. The Speifi Plan shall inlude all parels within the Distrit and shall identify the existing and proposed uses on all parels. C. Future Planned Community Distrit Development Standards (1) The development standards for the FPC Distrit shall be designated in a Speifi Plmi. The development standards may be applied unifonnly throughout a Distrit or may be applied to individual parels in aordane with the provisions of the Speifi Plan. (2) The development standards and any supplementary regulations adopted as part of the Speifi Plan shall supersede other onfliting requirements of this Title. In ases where an item is not addressed in the Speifi Plan, the appropriate provision of this Title shall regulate. D. Speifi Plan Proess Speifi Plans for the FPC Distrit shall be prepared and proessed pursuant to Setion Speifi Plan of this Title, and must City of Ranho Santa Margarita Zoning Code Updated May 2009

118 Auto Center Distrit A. Purpose of Auto Center Distrit The purpose of the Auto Center Distrit regulations is to: (1) Provide for the retail sale of automobiles in the ommunity onsistent with the General Plan. (2) Provide an attrative and arhiteturally ompatible environment along Santa Margarita Parkway in an effort to maximize the retail sale of automobiles in the City. {3) Provide for employment opportunities for existing and future residents. ( 4) Provide adequate spae to meet the needs of auto dealerships, inluding offstreet parking, display and loading. (5) Protet adjaent uses from exessive noise, illumination, odor, smoke, traffi, surfae water runoff and other objetionable effets. B. Auto Center Use Regulations (1) Table Uses in Auto Center Distrit identifies the uses permitted in the Auto Center Distrit. (2) Uses listed as onditionally permitted uses are subjet to the review requirements and onditions ontained in Setion Conditional Use Permit. Aessory uses are subjet to the review requirements and onditions ontained in Setion Aessory Uses and Strutures. (3) The ''notes and exeptions" olumn of Table indiates more preisely the use regulations for speifi uses or operating harateristis. The notes and exeptions must be reviewed in onjuntion with the other information for the lass of use. (4) Certain permitted uses and onditionally permitted uses may be subjet to speial onditions regardihg loation, operation, or the design ofthe.use. The Setions of this Title governing these uses are identified in the ''notes and exeptions" olumn of Table C. Auto Center Development Standards Table indiates the development standards for the Auto Center Distrit. D. Landsaping for Auto Center Distrit Landsaping is required pursuant to Setions Landsape and Sreening and Landsape Plan Review of this Title. E. Site Development Permit for Commerial Developments Projets shall require site plan review per the Site Development Permit proess and standards desribed in Setion Site Development Permit. F. Other Appliable Regulations in Auto Center Distrit Other appliable regulations in the Auto Center Distrit inlude, but are not limited to, the supplemental distrit regulations identified in Chapters 9.4 Regulations for Speial Uses and Strutures and 9.5 Speial Regulations and the administrative proesses identified in Chapter 9.8 Administration. (j City of Ranho Santa Margarita Zoning Code Updated May 2009

119 Page 119 r\. ) Table Uses in Auto Center Distrit Use Classifiation Notes and Exeptions Auto dealerships Retail automotive sales and assoiated repair servies. Offie uses (general) A Permitted only in onjuntion with new auto retail auto dealerships and assoiated repair s~rvies. Storage and display (outside) A Subjet to Setion Storage and Display- Outdoor. P = Prinipal use permitted -- =Not permitted A= Aessory use permitted (subjet to Setion Aessory Uses and Strutures) C =Conditional use permit required (subjet to Setion Conditional Use Permit) Unless a use is speifially identified. it is not permitted in the Distrit. Uses prohibited by Federal, State or loal law are not permitted (see Setion Prohibited Uses). Table Auto Center Development Standards Development Standard Auto Center Distrit \ Minimum Lot Size (square feet [sf]) No minimum Maximum Building Height (feet) 40 feet" Setbaks Adjaent to Residential Use or Distrit 20'a Adjaent to Non-Residential Use b 20' Adjaent to Street 15' Maximum Floor Area Ratio 1.0 Off-Street Parking Subjet to Chapter 9.6 Parking Loading Subjet to Chapter 9.6Parking Lighting Subjet to Setion Lighting Standards Landsaping and Sreening Subjet to Setion Landsape and Sreening Noise Levels Subjet to Chapter 5.04 Noise Control of the Muniipal Code Notes: a Or height of nearest building/struture on site, whihever is greater. b Setbak measured from bak of urb when adjaent land use is a parkway. Otherwise, setbak is measured from the property line. Setbak measured from bak of urb. A-Arhitetural features exeeding the maximum height may be permitted subjet to an Alternative Development Standard pursuant to Setion Alternative Development Standards. City of Ranho Santa Margarita Zoning Code Updated May 2009

120 Page 1'20 Overlay Zoning Distrits Auto Center Overlay; Distrit The purpose of the Auto Center Overlay Distrit regulations is to: (1) Expand the opportunity to provide for the retail sale of automobiles in the ommunity onsistent with the General Plan. (2) Provide an attrative and arhiteturally ompatible environment along Santa Margarita Parkway in an effort to maximize the retail sale of automobiles in the City. (3) Provide for employment opportunities for existing and future residents.. ( 4) Provide adequate spae to meet the needs of auto dealerships. inluding offstreet parking. display and loading. "(5) Provide additional opportunities to expand the Auto Center Distrit in appropriate areas without reating additional nononforming lots. uses or strutures. (6) Protet adjaent uses from exessive noise, illumination, odor, smoke, traffi, surfae water runoff and other objetionable effets. B. Auto Center Overlay Use Regulations (1) In addition to the uses permitted within the underlying base Zoning Distrits, Table Uses in Auto Center Overlay Distrit identifies the uses permitted in the Auto Center Overlay Distrit. (2) Uses listed as onditionally pennitted uses are subjet to the review requirements and onditions ontained in Setion Conditional Use Permit. Aessory uses are subjet to the review requirements and onditions ontained in Setion Aessory Uses and Strutures. (3) The "notes and exeptions" olumn of Table indiates more preisely the use regulations for speifi uses or operating harateristis. The notes and exeptions must be reviewed in onjuntion with the other infonnation for the lass of use. ( 4) Certain permitted uses and onditionally permitted uses may be subjet to S]eial onditions regarding loation, operation, or the design of the use. The Setions of this Title governing these uses are identified in the ''notes and exeptions" olumn of Table C. Auto Center Overlay Development Standards Notwithstanding the development standards permitted for the underlying base Zoning Distrits, Table Auto Center Overlay Development Standards indiates development standards for uses within the Auto Center Overlay Distrit. The development standards in Table are only appliable to uses identified within Table Uses in Auto Center Overlay Distrit. With regard to uses identified in Table Uses in Auto Center Overlay Distrit, in the event of a onflit between the development standards set forth in Table Auto Center Overlay Development Standards and another development standard, the development standards in Table shall prevail..~. ) City of Ranho Santa Margarita Zoning Code Updated May 2009