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I~ 1 i~ Introduction and Overview Overview Chapter 1 The City of Santa Ana (City) has prepared this Initial Study (IS) and proposed Mitigated Negative Declaration (MND) to evaluate the potential environmental consequences associated with the development of the Harbor Medical and Retail Center. The proposed project consists of the development and construction of a 45,744 square foot, two-story commercial building, with a mix of retail (8,880 square feet), restaurant (2,724 square feet), and medical office uses (28,775 square feet). Additionally, the project includes 147 surface and 100 subterranean parking spaces to accommodate 247 vehicles (245 spaces are required by the Zoning Code) on a site that currently incorporates a car sales lot and a field with row crops. A zoning ordinance amendment is required in order to allow for an ancillary parking area in the Single-Family Residential District and a Conditional Use Permit (CUP) is required to allow eating establishments within the North-Harbor Specific Plan area. The project site is located at 520 South Harbor Boulevard on the western-side of South Harbor Boulevard between West Camille Street to the north and West McFadden Avenue to the south. As part of the City permitting process, the proposed project is required to undergo an environmental review in accordance with the California Environmental Quality Act (CEQA). The initial study is a preliminary analysis prepared by the lead agency to determine whether an environmental impact report or a negative declaration is required. If the initial study concludes that the project may have a significant effect on the environment, an environmental impact report must be prepared. Otherwise, a negative declaration or a mitigated negative declaration is prepared. The information in this initial study and related special studies supports the conclusion that a mitigated negative declaration is the appropriate CEQA compliance document. Authority The preparation of an IS/MND is governed by two principal sets of documents: CEQA (Public Resources Code Section 21000, et seq.) and the State CEQA Guidelines (California Code of Regulations Section 15000, et seq.). Specifically, Section 15063 of the State CEQA Guidelines and Sections 15070-15075 of Article 6 guide the process for the preparation of a negative declaration or a mitigated negative declaration. Where appropriate and supportive to an understanding of the issues, references will be made to either the statute, the State CEQA Guidelines, or appropriate case law. This IS/MND, as required by CEQA, contains 1) a project description; 2) a description of I the environmental setting, potential environmental impacts, mitigation measures for any significant effect, and consistency with plans and policies; and 3) names of preparers. 5 Initial Study/Mitigated Negative Declaration July 2008 ' Harbor Medical and Retail Center 7 5A 3 7