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7.B. - Page 12 of 18 Direction Zoning Current Use North Industrial Park -Transient Lodging/Restaurant South Commercial Office Office East Industrial Park - Vehicular Automobile sales West General Commercial/Mixed Use Corridor - Veterans Boulevard Service Station/Retail/Office U.S. Highway 101 is approximately 500 feet to the east of the project site. Proposed Project The project would add the Vehicular Combining District (Section 25.5) to the site's IP Zoning for an IP -V Combining District. The Zoning Ordinance allows for the Vehicular Combining District to be added to an IP District to conditionally permit automobile sales and service establishments. The current IP Zoning District does not allow automobile related uses, and the proposed change would add another site in the City where a vehicles sales use could locate in close proximity to other similar uses in a highly visible corridor. In order to establish an automobile sales use, applicants would still be required to apply for a Conditional Use Permit, subject to additional CEQA review, and meet all applicable development standards. The change to IP -V does not alter any of the underlying regulations of the existing IP Zoning District so other uses could still be considered. The Zoning Amendment would be reviewed by the Planning Commission, which would then make a recommendation to the City Council. CEQA REGULATORY CONTEXT/GUIDANCE Section 15183 of the CEQA Guidelines Section 15183(a) mandates that projects which are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified shall not require additional environmental review, except as might be necessary to examine whether there are project -specific significant effects which are peculiar to the project or its site. A public agency shall limit its examination of environmental effects to those that the agency determines, in an initial study or other analysis (Section 15183(b)): (1) Are peculiar to the project or the parcel on which the project would be located, (2) Were not analyzed as significant effects in a prior EIR on the zoning action, general plan, or community plan, with which the project is consistent, (3) Are potentially significant off-site impacts and cumulative impacts which were not discussed in the prior EIR prepared for the general plan, community plan or zoning action, or (4) Are previously identified significant effects which, as a result of substantial new information which was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR. Page 2 of 8 143