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they pertain to one lot if they are consistent with a larger policy. Discussion continued regarding the long-term use of Fourth Street as a professional district. The public hearing was opened. Julie Stroud spoke in opposition to the project. Applicant's architect, Scott Hungins, spoke in support of the project indicating that the arterial was surrounded by professional uses on all sides; the size, height and design are consistent with the surroundings. He indicated the floor plan and layout that was presented, met the neighborhood requirements. Chris Miller stated he obtained the neighborhood support. Mr. Miller commented on the number of signatures received in support of the project. Chair Leo inquired that as currently zoned, a structure can be built for professional use. Staff concurred. The public hearing was closed. Commission commented that the two parcels could eventually be consolidated or each house could be converted to professional use. Chair Leo commented on the school that is across the street, would prefer after school programs. Recommend that the City Council: 1. Deny Amendment Application No. 2006-03. 2. Deny General Plan Amendment No. 2006-01. MOTION: Cribb SECOND: Betancourt VOTE: AYES: Betancourt, Cribb, De La Torre, Leo (4) NOES: None (0) ABSTAIN: None (0) ABSENT: Gartner, Lutz (2) 2. ZONING ORDINANCE AMENDMENT NO. 2006-03 (Continued by the Planning Commission: July 10, 2006 to July 24, 2006) Filed by the City of Santa Ana to amend Chapter 41 of the Santa Ana Municipal Code to establish new regulations for the Superstore retail uses. PUBLISHED IN THE ORANGE COUNTY REPORTER: June 30, 2006 RECOMMENDATION: Recommend that the City Council: 1. Approve and adopt the Negative Declaration for Environmental Review No. 2006-074. 2. Adopt an ordinance approving Zoning Ordinance Amendment No. 2006- 03. Associate Planner Hally Soboleske presented the staff report and recommendation. Commission discussion ensued regarding zoning and stipulations of superstores. Staff indicated that superstores are on large lots and affect the aesthetics and have an economic impact. Commission reviewed the eligibility for a type of superstore, and the impact upon neighboring land uses. Mr. Kaufman commented that there is no sales tax generated to the City by part of the operation of superstores. Commissioner Betancourt commented that superstores are not pedestrian friendly and encourage exclusion from downtown. Ms. Soboleske indicated that the co-locate feature in local malls is one reason that a conditional use permit would establish both location and development standards. The public hearing was opened. Planning Commission Agenda 3 July 24, 2006