75A - PH KARA GRANT APPEAL - Laserfiche WebLink

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(d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. (e) The site can be adequately served by all required utilities and public services. (14 Cal. Code Regs. § 15332). In support of its determination, the Planning Commission found that the Russell Fischer Car Wash Project is consistent with the General Plan and zoning designation (condition (a)), and that it will not result in any significant impacts related to traffic, noise, air quality or water quality according to the traffic impact analysis and with implementation of water quality requirements (condition (d)). (See August 30, 2019 Notice of Public Hearing Before the Planning Commission). Contrary to these findings, there is ample evidence showing that the Russell Fischer Car Wash Project contradicts the General Plan Land Use Goals and Policies, and that the Car Wash Project will have significant impacts on traffic and noise. Accordingly, there is not substantial evidence to support the Commission's determination that the Car Wash Project is categorically exempt from CEQA review under Section 15332. Consequently, CEQA environmental review must be completed before the Car Wash Project may be approved. 1. The Car Wash Project Contradicts the Land Use Goals and Policies Stated in the General Plan. As discussed at length above, at minimum the Russell Fischer Car Wash Project does not meet the General Plan Goals and Polices, Land Use Element Goal 1, to promote a balance of land uses, because there are already 35 car wash facilities operating and available in Santa Ana. Rather than creating a balance of land uses, the Russell Fischer car wash will oversaturate this specific type of business within the City, causing significant economic loss to other car wash businesses, including Speedie Wash. Also discussed above, the Project is also contrary to Land Use Element Goal 2, to promote land uses that enhance the City's economic and fiscal viability. As discussed above, the Russell Fischer Car Wash Project contradicts this Land Use Goal because car washes provide little economic benefit since they generate minimal sales tax revenues. Allowing the continued establishment of car washes, including the Russell Fischer Car Wash Project, will result in the immediate loss of potential revenues to the City and the immediate loss of desirable commercial sites throughout the City. The Russell Fischer Car Wash Project will also directly reduce the viability of existing car washes in its vicinity, including but not limited to Speedie Wash. Specific to this Goal is Policy 2.2 — "Support commercial land uses in adequate amounts to accommodate the City's needs for goods and services." With 22 existing car wash facilities in Santa Ana, there is absolutely no need for the Russell Fischer Car Wash Project. The Project is also contrary to Policy 2.5 — "Balance the economic and fiscal benefits of commercial development with its impact on. 12 75A-22