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Zoning Ordinance Amendment No. 2008-02 Conditional Use Permit No. 2008-23 August 11, 2008 Page 4 Policy 2.2 of the Land Use Element encourages commercial land uses in adequate amounts to accommodate the City's needs for goods and services. The restaurant will provide an additional destination for neighboring businesses and residents seeking additional eating establishments. Policy 2.5 of the Land Use Element encourages projects that balance economic and fiscal benefits of commercial development with its impacts on the quality of life in the City. In addition, the proposed development complies with Policy 5.5 of the Land Use Element which encourages projects that are compatible with and supportive of surrounding land uses. The project has been designed to comply with the development standards of the North Harbor Specific Plan. Further, conditions of approval have been included to minimize potential impacts on the adjacent property owners. The development of this underutilized parcel will enhance the economic stability of the area and will improve Harbor Boulevard's urban design by re-enforcing and establishing a district character. Based upon the analysis of the project, staff recommends that the Planning Commission recommend that the City Council approve Zoning Ordinance Amendment No. 2008-02, Conditional Use Permit No. 2008-23 as conditioned and adopt the Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2006-87 (Exhibits 16 through 18). CEQA Compliance In accordance with the California Environmental Quality Act, Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2006-87 has been prepared for this project. The Mitigated Negative Declaration evaluated the proposed project's effect on several environmental topics. The key findings of the document determined that less than significant effects would be created when incorporating mitigation measures relating to aesthetics, air quality, noise, transportation and traffic. All other topics evaluated determined that the project would have no impact or less than a significant impact. To address possible light impacts on the neighboring residential uses, mitigation measures have been created requiring the installation of directional lighting to avoid spillover light. Possible air quality impacts will be addressed by requiring exposed surfaces on the site to be watered two times daily and requiring machine equipment to be located as far away from residence as possible. Additional mitigation measures have been added to limit noise impacts by limiting construction operation hours from 7:00 a.m. to 8:00 p.m. daily. As well, mitigation 75A-6