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III. Environmental Analysis 079 o Land Use o Transportation/Circulation o Public Services o Utilities Although this action, in and of itself, would not impact these areas directly, implementation of GPA 88-2 would serve to make the Land Use Element of the General Plan adequate, which could then be used to regulate non-residential development within the City. Because the proposed Floor Area Ratios (FAR's) reflect current development intensities within the City, implementation o£ the proposed project would not allow for intensification of development in excess of existing conditions. Therefore, this action would not directly result in increased demands on utilities, public services, and circulation systems. Upon implementation of GPA 88-2, subsequent proposed non-residential development projects would undergo environment review, and where appropriate, .mitigation measures would be implemented to reduce the level of impact on these and other environmental areas to acceptable levels. In addition to compliance with CEQA, the establishment of land use intensities as part of the Land Use ~lement of the General Plan, the proposed action must also be consistent with the other elements in the General Plan. When the General Plan was adopted by the City o£ Santa Ana in July, 1982, it was determined that the Land Use Element was consistent with the other eleven (11) elements. Incorporation of non-residential land use intensities as part of the Land Use Element would not affect the consistency of this element with the other elements in the General Plan. As part o£ the preparation of GPA 88-2, the potential environmental impacts of this actian were assessed and evaluated. As this action will require the discretionary approval by a governmental agency, it satisfies the criteria for the definition as a "project", as specified in the California ~nvironmental Quality Act (CEQA) Guidelines (Section 15378 (c)). In compliance with the CEQA, Public Resources Code Section 21000 and the CEQA Guidelines promulgated by the Secretary of Resources (amended 1986), an Initial Study was conducted to determine if the project may have a significant effect on the environment. Upon completion of the Initial Study, it was perceived by sta£f that there exists no substantial evidence to support the finding that this project or any of its aspects may cause a significant effect on the environment, therefore, a Negative Declaration was prepared. However, as proposed, the project may have secondary impac~on the £ollowing areas: