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(2) BENDER READY -MIX CONCRETE MANUFACTURING PROJECT Initial Study /Mitigated Negative Declaration • Parking and Truck Storage: A total of eight striped parking spaces are located along the northern boundary of the site. In addition, concrete trucks are stored and parked in other areas of the site (primarily along site's southern perimeter). The facility is located on the western side of South Santa Fe Street on two parcels (Assessor's Parcel Numbers 011 - 311 -09 and 011 - 311 -10). The site's frontage includes ornamental landscaping, chain -link fencing, the office /maintenance structure, and a small length of block wall within the northern portion of the site. The site provides three points of access from South Santa Fe Street (one at the northern boundary of the site and two within the southern portion of the site, via gates in the chain -link fence). Truck ingress occurs via the two southern access points, while egress occurs from the northern point. The northern, western, and southern boundaries of the site are improved with cinder block walls, chain - link fencing, and /or wrought -iron fencing. The majority of the site is paved, with the exception of the aggregate storage area. The site is void of improved drainage or water quality enhancements, and runoff generally drains via sheet flow to South Santa Fe Street or ponds on -site. Truck loading activities at the site occur from approximately 6:00 AM through 3:00 PM, Monday through Saturday. On average, the facility processes 15 to 20 truck loads per day. The facility employs approximately 12 full time workers, which includes truck drivers and on -site staff. 2.2.2 SURROUNDING LAND USES The project site is immediately surrounded by a sheet metal fabrication facility to the north, a steel manufacturing facility to the south, South Santa Fe Street to the east, and the Union Pacific (UP) ' railroad alignment to the west; refer to Exhibit 2 -2, Local Vicinify. The site is further surrounded by industrial uses to the north, south and east. Multi- family residential uses abut the UP railroad alignment, approximately 25 feet west of the project site. 2.3 EXISTING ZONING AND GENERAL PLAN r The project site is designated "Heavy Industrial" (M2) by the City of Santa Ana Zoning Code (Zoning Code) and "Industrial" (IND) by the City of Santa Ana General Plan (General Plan). 2.4 PROJECT BACKGROUND The existing Bender Ready -Mix concrete manufacturing facility opened in 2006. Prior to 2006, the site was utilized as a portable restroom rental and distribution facility. Originally, the project applicant intended to have a concrete trucking /delivery operations only (i.e., distribution of concrete manufactured by others, and no concrete would be manufactured on- site); however, portable concrete manufacturing equipment was added to the site shortly after it opened. The 7,001 square -foot structure (constructed in 1965) was reutilized by Bender Ready -Mix in support of its operations. Upon review of current activities at the site, the City has determined that the Bender Ready -Mix concrete manufacturing facility has been operating without a valid Conditional Use Permit (CUP). As stated above, the zoning designation for the site is "Heavy Industrial" (M2). The Zoning Code allows for the following conditionally - permitted uses within the M2 zone: "In addition to uses permitted subject to the issuance of a conditional use permit pursuant to sections 41-489 and 41- 472.5, the following uses may be permitted in the M2 district subject to the issuance of a conditional use permit: JULY 2011 2 -3 PROJECT DESCRIPTION 31A-25