PC 2014/07/28
City of Anaheim
Planning Commission
Agenda
Monday, July 28, 2014
Council Chamber, City Hall
200 South Anaheim Boulevard
Anaheim, California
• Chairman: John Seymour
• Chairman Pro-Tempore: Michelle Lieberman
• Commissioners: Peter Agarwal, Paul Bostwick, Mitchell Caldwell,
Bill Dalati, Victoria Ramirez
• Call To Order - 5:00 p.m.
• Pledge Of Allegiance
• Items of Public Interest
Oath or Affirmation of Allegiance:
Swearing in of Planning Commissioner John Seymour (Re-appointment)
• Public Comments
• Consent Calendar
• Public Hearing Items
• Commission Updates
• Discussion – iLegislate Presentation
• Adjournment
For record keeping purposes, if you wish to make a statement regarding any item on the agenda,
please complete a speaker card in advance and submit it to the secretary.
A copy of the staff report may be obtained at the City of Anaheim Planning Department, 200
South Anaheim Boulevard, Anaheim, CA 92805. A copy of the staff report is also available on the
City of Anaheim website www.anaheim.net/planning on Thursday, July 24, 2014, after 5:00 p.m.
Any writings or documents provided to a majority of the Planning Commission regarding any item
on this agenda (other than writings legally exempt from public disclosure) will be made available
for public inspection in the Planning Department located at City Hall, 200 S. Anaheim Boulevard,
Anaheim, California, during regular business hours.
You may leave a message for the Planning Commission using the following
e-mail address: planningcommission@anaheim.net
07/28/14
Page 2 of 5
APPEAL OF PLANNING COMMISSION ACTIONS
Any action taken by the Planning Commission this date regarding Reclassifications, Conditional
Use Permits, Variances, Public Convenience or Necessity Determinations, Tentative Tract and
Parcel Maps will be final 10 calendar days after Planning Commission action unless a timely
appeal is filed during that time. This appeal shall be made in written form to the City Clerk,
accompanied by an appeal fee in an amount determined by the City Clerk.
The City Clerk, upon filing of said appeal in the Clerk's Office, shall set said petition for public
hearing before the City Council at the earliest possible date. You will be notified by the City
Clerk of said hearing.
If you challenge any one of these City of Anaheim decisions in court, you may be limited to
raising only those issues you or someone else raised at the public hearing described in this
notice, or in a written correspondence delivered to the Planning Commission or City Council at,
or prior to, the public hearing.
Anaheim Planning Commission Agenda - 5:00 P.M.
Items of Public Interest:
Oath or Affirmation of Allegiance: Planning Commissioner – John Seymour (Re-appointment)
Public Comments:
This is an opportunity for members of the public to speak on any item under the jurisdiction of
the Anaheim City Planning Commission or public comments on agenda items with the exception
of public hearing items.
Consent Calendar:
The items on the Consent Calendar will be acted on by one roll call vote. There will be no
separate discussion of these items prior to the time of the voting on the motion unless members
of the Planning Commission, staff, or the public request the item to be discussed and/or
removed from the Consent Calendar for separate action.
Reports and Recommendations
ITEM NO. 1A
CONDITIONAL USE PERMIT NO. 2003-04800B
VARIANCE NO. 2011-04853
(DEV2014-00056)
Location: 200 North Via Cortez
Request: The applicant requests approval of a three-year
extension of time to comply with conditions of approval for
the expansion of an existing automobile dealership.
Motion
Project Planner:
Amy Vazquez
avazquez@anaheim.net
07/28/14
Page 3 of 5
Public Hearing Items
ITEM NO. 2
VARIANCE NO. 2014-04967
(DEV2014-00044)
Location: 122 South Euclid Avenue
Request: To allow wall signs for an existing retail shoe
store in a location not permitted by code and exceeding
the number and size of permitted signs.
Environmental Determination: The Planning Commission
will consider whether to find the project to be
Categorically Exempt from the provisions of the California
Environmental Quality Act and Guidelines as a Class 11
(Accessory Structures) Categorical Exemption.
Continued from the June 30, 2014 Planning Commission
meeting.
Motion
Request for Continuance
to August 11, 2014
Project Planner:
Amy Vazquez
avazquez@anaheim.net
ITEM NO. 3
CONDITIONAL USE PERMIT NO. 2004-04848
VARIANCE NO. 2014-04974
(DEV2014-00050)
Location: 1585 South Manchester Avenue
Request: To amend a conditional use permit to permit
the expansion of an existing office use in the Anaheim
Resort with fewer parking spaces than required by the
Zoning Code and to modify a condition of approval
pertaining to a time limitation.
Environmental Determination: The Planning Commission
will consider whether to find the project to be
Categorically Exempt from the provisions of the California
Environmental Quality Act and Guidelines as a Class 1
(Existing Facilities) Categorical Exemption.
Resolution No. ______
Project Planner:
Elaine Thienprasiddhi
ethien@anaheim.net
07/28/14
Page 4 of 5
ITEM NO. 4
RECLASSIFICATION NO. 2014-00266
TENTATIVE TRACT MAP NO. 17701
CONDITIONAL USE PERMIT NO. 2014-05733
CONDITIONAL USE PERMIT NO. 61A
VARIANCE NO. 2014-04973
(DEV2013-00015)
Location: 1807-1855 West Orange Avenue and
1853 West Orange Avenue (Orange Avenue
Baptist Church)
Request: To rezone these properties from the “T”
(Transition) to the RS-4 (Single Family Residential) Zone
to establish and construct a 37-lot, single-family
residential subdivision with modified lot width and lot size
requirements; and to revise the parking lot layout of an
existing church with fewer parking spaces than required
by the Zoning Code.
Environmental Determination: The Planning Commission
will consider whether a Mitigated Negative Declaration is
the appropriate environmental documentation for this
request under the California Environmental Quality Act.
Resolution No. ______
Resolution No. ______
Resolution No. ______
Resolution No. ______
Project Planner:
Vanessa Norwood
vnorwood@anaheim.net
Adjourn to Monday, August 11, 2014 at 5:00 p.m.
07/28/14
Page 5 of 5
CERTIFICATION OF POSTING
I hereby certify that a complete copy of this agenda was posted at:
4:45 p.m. July 23, 2014
(TIME) (DATE)
LOCATION: COUNCIL CHAMBER DISPLAY CASE AND COUNCIL DISPLAY KIOSK
SIGNED:
ANAHEIM CITY PLANNING COMMISSION
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programada.
ITEM NO. 1-A
PLANNING COMMISSION REPORT
City of Anaheim
PLANNING DEPARTMENT
DATE: JULY 28, 2014
SUBJECT: TIME EXTENSION FOR CONDITIONAL USE PERMIT
NO. 2003-04800B AND VARIANCE NO. 2011-04853
LOCATION: 200 North Via Cortez (Caliber Motors)
APPLICANT/PROPERTY OWNER: The applicant is Kelly Buffa, representing
Caliber Motors, and the property owner is Elias Properties, Inc.
REQUEST: The applicant requests approval of a three-year extension of time to
comply with conditions of approval related to the expansion of an existing
automobile dealership.
RECOMMENDATION: Staff recommends that the Planning Commission, by
motion, determine that the previously-approved Mitigated Negative Declaration
serves as the appropriate environmental documentation for this request and approve
a three-year extension of time for Conditional Use Permit No. 2003-04800B and
Variance No. 2011-04853.
BACKGROUND: This 5.82-acre property is currently developed with an
automobile sales dealership and is located in the General Commercial (C-G) Scenic
Corridor (SC) Overlay z one. The General Plan designates this property for General
Commercial land uses. Surrounding land uses include a hotel to the west, single-
family residential to the south, and the Riverside Freeway (SR-91) to the north and
east.
Conditional Use Permit No. 2003-04800, to permit an automotive sales dealer, was
approved by the City Council in February 2004. A modification to this permit was
approved by the Planning Commission in May 2007 to permit additional signs,
modify the building elevations, and construct a canopy and an outdoor vacuum
facility. This approval included a variance from the minimum landscape setback
requirements.
200 S. Anaheim Blvd.
Suite #162
Anaheim, CA 92805
Tel: (714) 765-5139
Fax: (714) 765-5280
www.anaheim.net
CONDITIONAL USE PERMIT NO. 2003-4800B AND VARIANCE NO. 2011-04853
July 28, 2014
Page 2 of 2
On November 21, 2011 the Planning Commission approved an amendment to Conditional Use
Permit No. 2003-04800 and Variance No. 2011-04853 to expand the two-story automobile
showroom and sales building and construct a new four-level automobile service and vehicle
storage building. Variances were approved to allow building setbacks less than required by the
Zoning Code adjacent to the Riverside Freeway to the north and the abutting residential zone to
the south, while providing fewer parking spaces than required by the Code. Under the terms of
this permit, the use was to be established, or building permits issued, within three years from the
date of approval. No building activity relating to the approved expansion has occurred to date.
DISCUSSION: The applicant has submitted a request for a three-year time extension.
According to the applicant, the project has been delayed due to economic factors. This is the
first request for an extension of time and up to two time extensions are permitted.
Code Enforcement Division staff conducted an inspection of the property on July 15, 2014, and
found no code violations.
Since approval of this permit, there have been no changes to the surrounding neighborhood or
project description that would affect any of the findings that the Commission made in support
of the project. Staff recommends approval of a three-year extension of time to November 21,
2017.
Prepared by, Submitted by,
Amy Vazquez Jonathan E. Borrego
Associate Planner Planning Services Manager
Lilley Planning Group
Attachments:
1. Vicinity and Aerial Maps
2. Letter of Request
The following attachments were provided to the Planning Commission and are available for
public review at the Planning Department at City Hall or on the City of Anaheim’s web site at
www.anaheim.net/planning.
3. Photographs
4. Prior Planning Commission Staff Report
5. Prior Planning Commission Resolution
6. Code Enforcement Division Memorandum
C-G (SC)AUTO D EAL ER SH IP
C-G (SC)RETAIL RS-3 (SC )SIN G LE FAMILY RE SID EN CE
RS-3 (SC)SINGLE FAMILY RE SIDENCE
C-G (SC)FA IRFI ELD IN NANAHEIM H ILLS RS-3 (SC)SINGLE FAMILY RE SIDENCERS-3 (SC )SIN G LE FAMILY RE SID EN CE
RS-3 (SC)SINGLE FAMILY RE SIDENCE91 FREEW AY91 FREEW AYN SOLOMON DRN VIA CORTEZE CAMINO MANZANON ROCK CREEK LNN R O S E B L O S S O M L N
E T R E E H O U S E L N
E.N O H L R A N C H R D
E. LA PALMA AVE
E .S A NTAANACANYONRDE. ORANGETHORPE AVE
E.CANY O N RI M RDS. ROYAL OAK RDE.LA PALMAAVE200 N orth Via Cor te z (C a lib er M ot ors)
D E V 20 14 -0 00 5 6
Su bje ct Property APN: 358-331-48358-331-46
ATTACHM ENT NO. 1
°0 50 10 0
Feet
Ae ria l Pho to :Ma y 20 12
91 FREEW AY91 FREEW AYN SOLOMON DRN VIA CORTEZE CAMINO MANZANON ROCK CREEK LNN R O S E B L O S S O M L N
E T R E E H O U S E L N
E.N O H L R A N C H R D
E. LA PALMA AVE
E .S A NTAANACANYONRDE. ORANGETHORPE AVE
E.CANY O N RI M RDS. ROYAL OAK RDE.LA PALMAAVE200 N orth Via Cor te z (C a lib er M ot ors)
D E V 20 14 -0 00 5 6
Su bje ct Property APN: 358-331-48358-331-46
ATTACHM ENT NO. 1
°0 50 10 0
Feet
Ae ria l Pho to :Ma y 20 12
ATTACHMENT NO. 2
ATTACHMENT NO. 3
ITEM NO. 8
PLANNING COMMISSION REPORT
City of Anaheim
PLANNING DEPARTMENT
DATE: OCTOBER 24, 2011
FROM: PLANNING SERVICES MANAGER
SCOTT KOEHM, PROJECT PLANNER
SUBJECT: AMENDMENT TO CONDITIONAL USE PERMIT NO. 2003-
04800 AND VARIANCE NO. 2011-04853
LOCATION: 200 North Via Cortez
APPLICANT/PROPERTY OWNER: The applicant is Caliber Motors and the
property owner is Ellas Properties, Inc.
REQUEST: The applicant proposes to amend a conditional use permit to allow the
expansion of an existing automobile dealership. The proposal includes an
expansion of the existing two-story automobile showroom and sales building and
the construction of a new four-level, 42-foot high, automobile service and vehicle
storage building. The applicant is also requesting variances to allow building
setbacks less than required by Code adjacent to the Riverside (SR-91) Freeway to
the north and the abutting residential zone to the south, while providing fewer
parking spaces than required by Code.
RECOMMENDATION: Staff recommends the Planning Commission adopt the
attached resolution determining that a Mitigated Negative Declaration is the
appropriate environmental documentation for this request and approving an
amendment to Conditional Use Permit No. 2003-04800 and Variance No. 2011-
04853.
Direction Existing Use Zoning General Plan
Designation
Project Site
Automobile Sales
Facility
General Commercial
(SC) General Commercial
North and East Riverside Freeway
(SR-91) N/A N/A
West Hotel General Commercial
(SC)
Neighborhood
Center
South
Single-Family
Residential
Residential Single-
Family (SC)
Low Density
Residential
200 S. Anaheim Blvd.
Suite #162
Anaheim, CA 92805
Tel: (714) 765-5139
Fax: (714) 765-5280
www.anaheim.net
ATTACHMENT NO. 4
CONDITIONAL USE PERMIT NO. 2010-05527 AND VARIANCE NO. 2011-04853
October 24, 2011
Page 2 of 7
BACKGROUND: The 5.82-acre property is currently developed with an automobile sales
dealership and is located in the General Commercial (C-G) Scenic Corridor (SC) Overlay Zone.
Conditional Use Permit No. 2003-04800, to permit an automotive sales business, was approved
by the City Council in February, 2004. The request included variances for the size and number
of wall signs, maximum structural height and minimum setbacks adjacent to a freeway and
residential zone. A modification to this permit was approved by the Planning Commission in
May, 2007 to permit additional signs, modify the building elevations, and construct a canopy and
an outdoor vacuum facility with a variance from minimum the landscape setback requirements.
Conditional Permit No. 2007-05216 was approved by the Planning Commission in October,
2007 to permit a vehicle storage and display lot for this dealership on the adjacent property to the
east. This storage and display lot has not been constructed. Additional requests pertaining to the
review of sign plans, final elevation plans, time extensions and substantial conformance
determinations have also been approved by the Planning Commission.
PROPOSAL: The proposed project includes the construction of a 7,550-square foot addition to
the east side of the existing two-story sales building and the construction of a new four-level,
115,493-square foot automobile service and vehicle storage building at the east end of the
property. In addition, an approximately 200-square foot parts drop-off structure is proposed near
the property entrance at Via Cortez. A more detailed description of these buildings is provided
in the following paragraph. The requested amendment would also permit automotive service
work in the existing vehicle preparation and car wash building, where only light vehicle
preparation is currently allowed. Currently, most of the sales activity associated with this
dealership is taking place at a separate facility located at 5395 East La Palma Avenue. The
existing facility has been serviced by up to 55 employees, with approximately 45 employees
onsite at any given time. With the proposed project, the employee count would increase to
approximately 165 employees (92 service employees and 73 sales and administrative), with 125
employees onsite at any given time. The hours of operation would remain the same as the
current operation; 7 a.m. to 9 p.m., seven days per week.
Sales and Showroom Building Expansion: The existing sales building is two stories in height
and 20,232 square feet in size. The proposed project includes a two-story, 7,550-square foot
addition to the east side of this building. This expansion will increase the service writing area,
offices, administration and training areas. A service canopy is also proposed on the east portion
of the proposed addition to provide weather protection during vehicle drop off and pick up. The
existing open flood control channel adjacent to this building will be covered to allow for
improved on-site circulation and staging of vehicles. The expansion area will maintain the
building’s existing 32 foot height. The proposed addition will also maintain the building’s
existing architecture and is designed to be a seamless extension of the building. The proposed
canopy is of a flat linear design matching the existing roof and will also utilize the same column
design.
CONDITIONAL USE PERMIT NO. 2010-05527 AND VARIANCE NO. 2011-04853
October 24, 2011
Page 3 of 7
Vehicle Service and Storage Building: The applicant is requesting to construct a new four-
level, 115,439-square foot vehicle service building. The new service building would house
vehicle service, parts receiving, parts and equipment storage, employee facilities, and parking for
new vehicles. The basement and first level of the new building would contain 43 service bays
and 24 service stalls. The second level would consist of 97 parking stalls and an enclosed
training room, restroom, and employee lockers. The roof level would consist of 123 parking
stalls and a mechanical room. The entrance to the repair area will be located on the western
elevation of the building, facing the existing vehicle preparation building. The roof deck is
intended for the storage of vehicle inventory and is surrounded by a five-foot high parapet wall.
The height of the building as measured to the top of the parapet wall would be 35 feet, with an
overall height of 42 feet, as measured to the top of the elevator tower and stairwell located on the
north, or freeway adjacent, side of the building.
This building is designed with an architectural style consistent with that of the existing sales
building including matching beige wall tiles and glazed storefront glass spanning the height of
the building. The south elevation facing the residential properties will have a varied design
including the same building elements; however, a “green wall” will be added to cover the
windows. The green wall consists of a metal screen designed to be planted with clinging
landscaping that largely covers the surface of the elevation. The green wall will eliminate any
glare or reflection from the sun or other lighting sources from these windows and provide a
softer appearance of the building as viewed from the adjacent residences. Landscaping is also
proposed along the top of the parapet walls, consisting of cascading vines and queen palms on
the roof top. Italian Cypress trees are also proposed along each of the building wall columns and
additional queen palms would be planted along the north elevation adjacent to the freeway.
Car Wash and Vehicle Preparation Building: The existing vehicle preparation building is
11,760 square feet and is used for vehicle washing, detailing, and the installation of custom
accessories to newly purchased vehicles. The existing conditional use permit only allows minor
vehicle preparation in this building and prohibits general repair or maintenance work. The
applicant is requesting the elimination of this prohibition so as to allow vehicle repair in this
building. The design of the building is conducive to vehicle repair as it currently contains
service bays used for the vehicle preparation. The building’s vehicle entrances face east and
west and are not oriented towards the residences to the south. As a result, any noise associated
with vehicle repair would not be directed towards the residences.
ANALYSIS: The applicant requests variances to allow a building setback less than required by
Code adjacent to the Riverside (SR-91) Freeway to the north and the abutting residential zone to
the south. The following table indicates the required and proposed structural and landscaped
setback requirements for the sales and showroom building and the proposed service building:
CONDITIONAL USE PERMIT NO. 2010-05527 AND VARIANCE NO. 2011-04853
October 24, 2011
Page 4 of 7
Setback
Requirement
Expanded Sales/Showroom
Building
New Service Building
Required Proposed Required Proposed
Abutting
Residential Zone
76 feet with
10-feet of
landscaping
46-feet, 6-inches
with 4-feet of
landscaping
76 feet with
10 feet of
landscaping
36-feet, 11-
inches with 4
feet of
landscaping
Abutting
Riverside
Freeway
90-feet with
25-feet of
landscaping
24-feet, 4-inches
to 27-feet,
6-inches with
6-feet of
landscaping
90-feet with
25-feet of
landscaping
9-feet to
26-feet, 6 inches
Width varies
The proposed four-level service building would contain one subterranean level and its height is
generally consistent with those of the other buildings that exist on site. Commercial structures
within the Scenic Corridor Overlay Zone are typically limited to maximum height of 35 feet;
however, structures beyond this height limit may be approved by conditional use permit.
Although the parapet wall at the top of the four-level structure is 35-feet high, the elevator shaft
and stairwell tower extend to a height of 42-feet. The applicant is requesting approval of this
increased height as part of this application.
The project site is long and narrow in comparison to a typical commercial site. In addition, the
site is constrained by an existing flood control channel that bisects the site and several wide
utility easements. Due to the narrow configuration of the lot and the significant building
constraints posed by the easements, staff is supportive of the request to provide reduced setbacks
adjacent to the Riverside Freeway and abutting the residential zone.
The expansion to the sales building and the new vehicle repair building will obstruct existing
views to the north for approximately five residences on Camino Manzano. The proposed
buildings are at a lower elevation than the residential properties and the overall height is nearly
equal to the height of the residences. The second story views from the residences will be of the
second and third levels of the vehicle repair building and the second story of the sales building.
In addition, staff believes that the extended height of the elevator and stairwell elements, which
are located toward the north end of the building, will not result in additional visual impacts
beyond those created by the construction of the service building itself.
Parking Variance: A variance is required to permit fewer parking spaces than required by
Code. The proposed changes to the automobile dealership require a total of 468 parking spaces
and 232 spaces are proposed. The increase in required parking spaces is to accommodate the
new office area and repair building. This is based upon the parking requirements for the
showroom, offices and parts, storage and repair use. A parking study was prepared for this
project and analyzed the actual demand for parking on this site. The parking study indicated that
the Code required parking was significantly overstated as a result of requiring 5.5 spaces per
CONDITIONAL USE PERMIT NO. 2010-05527 AND VARIANCE NO. 2011-04853
October 24, 2011
Page 5 of 7
1,000 square feet for the repair and service area which results in 374 spaces. This Code
requirement accurately reflects the demands for auto repair and service for smaller dealerships or
stand-alone facilities; however, on a scale of this size, the Code requirement exceeds the actual
demand for spaces. The parking study indicated that this project would demand 224 spaces
based upon the current parking demand at this location and at other similar automobile sales
facilities. The project provides 236 spaces, for a surplus of 8 spaces over the demand. An
additional 84 spaces within the repair and service building will be utilized for fluid parking
spaces for inventory, service storage and/or employee parking for a total of 316 potential onsite
parking spaces. Based upon the demand analyzed in the parking study and Initial Study and the
availability of parking spaces exceeding this demand, staff supports the request for the parking
variance.
Initial Study/Mitigated Negative Declaration: A Mitigated Negative Declaration (MND) with
mitigation measures has been prepared by an independent environmental consultant to address
environmental impacts associated with the project. The MND was circulated for a 30-day public
review period between September 16, 2011 and October 15, 2011. Four comment letters were
received before the end of the review period from responsible agencies. The letters contained no
opposition to the MND and no changes were requested to the environmental document. The
MND does identify potential environmental impacts associated with the project but finds that
these impacts can be reduced to a level of insignificance through the implementation of specific
mitigation measures. These impacts, which are thoroughly analyzed in the Initial Study
document prepared in conjunction with the MND, could potentially occur in the areas of
Aesthetics, Cultural Resources, Geology and Soils, Hydrology and Water Quality, Noise,
Transportation and Traffic and Utilities and Service Systems; however, mitigation measures have
been included in the MND and in the attached resolutions which, when implemented, would
reduce any impacts to a “less than significant” level.
A significant concern with an automobile repair facility adjacent to residential uses is the
potential for noise disturbance from the auto repair activity. To assess the typical repair facility
noise, staff inspected the existing Mercedes Benz repair facility on La Palma Avenue. Staff
observed typical repair facility sounds including a ventilation system, intermittent pneumatic
equipment, and air compressors. These sounds were nearly inaudible once outside the building.
The Initial Study and Mitigated Negative Declaration prepared for this proposal indicates that
because the repair activity will occur completely indoors within the service bay area in the
basement and on the first floor, the noise generated from these uses will not impact the adjacent
residences. Therefore, staff supports the request to delete condition number 28 of Resolution
No. PC2007-50 to permit automobile repair in the existing car wash building.
A continual concern for this project relates to the lighting of the property and the potential
impacts to the adjacent residences. New lighting on the roof of the service building will be
embedded into the inside of the parapet wall and are intended to provide minimal security
lighting and not to illuminate the vehicles for display. Because the lights will be inside the
interior of the parapet wall, they will not be visible to the adjacent residences. The five foot tall
parapet wall will also shield any vehicle headlights from the adjacent residences. No pole
CONDITIONAL USE PERMIT NO. 2010-05527 AND VARIANCE NO. 2011-04853
October 24, 2011
Page 6 of 7
lighting is proposed on the roof. Ground mounted lighting for this request will include nine
pole-mounted fixtures: six along the south site boundary next to residential properties, and three
next to the east site boundary. The pole-mounted lights next to the residential properties will be
12 feet tall and shielded so no light spills onto the adjacent properties. Additionally, there is an
equally tall 12-foot retaining wall separating the dealership and the residences which will further
aid in eliminating light spill. The lights adjacent to the east site boundary will be 16 feet tall and
shielded as well to direct the light onto the dealership property only. A mitigation measure and
condition of approval has been included in the draft resolution requiring the applicant to submit a
lighting plan for review and approval by the Planning Department demonstrating that lighting for
the proposed project shall not directly illuminate adjacent residential land uses and that after
hours, lighting within the dealership shall be reduced to the level required only for security
purposes.
Timing: Code requires that the establishment of a use or approved structure shall occur within
one year of the effective date of permit approval, unless a different time period is established as
part of the approval. The applicant is requesting an approval for a period of three years for the
proposed project. In the current economic environment the applicant would like the flexibility to
continue with the project should it be unfeasible to begin construction within a year from
approval.
CONCLUSION: The proposed expansion of the existing dealership will allow Mercedes Benz
to provide all the desired vehicle services to their customers in one location. The proposed use
would be compatible with the adjacent land uses in the area and is anticipated to continue to
operate in a congruent manner. Staff recommends approval of this request.
Respectfully submitted, Concurred by,
Principal Planner Planning Services Manager
Attachments:
1. Vicinity and Aerial Maps
2. Draft Conditional Use Permit Resolution
3. Previous PC Resolution (PC2007-50) May 30, 2011
4. Letter of Request/Justification
The following attachments were provided to the Planning Commission and are available for
public review at the Planning Services Division at City Hall or on the City of Anaheim’s web
site at www.anaheim.net/planning
5. Initial Study/Mitigated Negative Declaration
6. Correspondence Received
7. Site Photographs
CONDITIONAL USE PERMIT NO. 2010-05527 AND VARIANCE NO. 2011-04853
October 24, 2011
Page 7 of 7
8. Renderings
9. Plans (Site, Floor and Elevation Plans)
ATTACHMENT NO. 5
M E M O R A N D U M
CITY OF ANAHEIM
Code Enforcement Division
DATE: JULY 17, 2014
TO: AMY VAZQUEZ, ASSOCIATE PLANNER
FROM: CAROL MENENDEZ, CODE ENFORCEMENT OFFICER
SUBJECT: CONDITIONAL USE PERMIT NO. CUP2005-04965 FOR THE PROPERTY
KNOWN AS 200 N. VIA CORTEZ.
On July 15, 2014, I conducted an inspection of the following location:
200 N. Via Cortez.
The inspection revealed a vacant lot that was clean and well maintained. No code violations
were observed.
If you have any further questions regarding the property, please feel free to contact me at ext.
4483.
Thank you.
ATTACHMENT NO. 6
200 S. Anaheim Blvd.
Suite #162
Anaheim, CA 92805
Tel: (714) 765-5139
Fax: (714) 765-5280
www.anaheim.net
City of Anaheim
PLANNING DEPARTMENT
There is no new correspondence
regarding this item.
ITEM NO. 2
PLANNING COMMISSION REPORT
City of Anaheim
PLANNING DEPARTMENT
DATE: JULY 28, 2014
SUBJECT: VARIANCE NO. 2014-04967
LOCATION: 122 South Euclid Street (WSS Shoes)
APPLICANT/PROPERTY OWNER: The applicant is Robert Grosse of WSS
Shoes and the property owner, First Realty Management, is represented by Morris
Sands.
REQUEST: The applicant requests approval of a variance to retain wall signs for
an existing retail shoe store. The signs are in a location not permitted by the Zoning
Code and the size and number of wall signs proposed exceeds what is allowed by
the Zoning Code.
DISCUSSION: This variance request was considered by the Planning Commission
at its June 30 meeting. At the hearing, the Commission asked the applicant to work
with staff on redesigning the proposed sign program in order to reduce the size and
number of signs proposed. The applicant has submitted a request to continue this
hearing to the August 11, 2014 Planning Commission meeting in order to allow
additional time to work with staff on revised sign plans.
RECOMMENDATION: Staff recommends that this hearing be continued to the
August 11, 2014, Planning Commission meeting.
Prepared by, Submitted by,
Amy Vazquez Jonathan E. Borrego
Associate Planner Planning Services Manager
Lilley Planning Group
Attachments:
1. Vicinity and Aerial Maps
2. Applicant’s Request for Continuance
200 S. Anaheim Blvd.
Suite #162
Anaheim, CA 92805
Tel: (714) 765-5139
Fax: (714) 765-5280
www.anaheim.net
C-GRETAIL
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Planning Commission
City of Anaheim
201 S. Anaheim Blvd.
Anaheim, CA 92805
Re: Signage Variance – 122 Euclid Avenue
Dear Members of the Planning Commission for the City of Anaheim:
We would like to thank your staff for being open to alternative plans for the signage
on our store in Anaheim. They’ve been responsive to our needs and helpful in
working towards a plan that both parties can be happy with.
While we feel we are on a path that will lead to a happy resolution, we would like to
request a continuance while we continue to work with staff.
We are currently scheduled to appear on July 28th and we would like to push that
back two (2) weeks until August 11th.
We have spoken to city staff and they are amenable to this continuance.
If you have any additional questions, comments, or considerations, please feel free
to contact our office at any time.
Sincerely,
Robert Grosse
VP of Design and Construction
WSS
ATTACHMENT NO. 2
200 S. Anaheim Blvd.
Suite #162
Anaheim, CA 92805
Tel: (714) 765-5139
Fax: (714) 765-5280
www.anaheim.net
City of Anaheim
PLANNING DEPARTMENT
There is no new correspondence
regarding this item.
ITEM NO. 3
PLANNING COMMISSION REPORT
City of Anaheim
PLANNING DEPARTMENT
DATE: JULY 28, 2014
SUBJECT: VARIANCE NO. 2014-04974 AND AMENDMENT TO
CONDITIONAL USE PERMIT NO. CUP2004-04848
LOCATION: 1585 South Manchester Avenue (Department of Customs and
Immigration Services)
APPLICANT/PROPERTY OWNER: The applicant is Gene Cipparone
representing the Department of Customs and Immigration Services (CIS) and the
property owner is 36/38/40 West 66 Realty Company, Inc (Disney).
REQUEST: The applicant requests approval of an amendment to a conditional use
permit to expand an existing office use with fewer parking spaces than required by the
Zoning Code and to amend a condition of approval establishing a time limitation for the
existing use.
RECOMMENDATION: Staff recommends the Planning Commission adopt the
attached resolution, determining that this request is categorically exempt from further
environmental review under the California Environmental Quality Act (Class 1,
Existing Facilities), and approving an amendment to Conditional Use Permit No. 2004-
04848.
BACKGROUND: This 4.3 acre property is developed with an office building and is
located in the Anaheim Resort Specific Plan, Development Area 1 (SP9-2). The
General Plan designates the property for Commercial Recreation uses. Surrounding
uses include a vocational school to the north, a Disney cast member parking lot to the
south, retail buildings and vacant land to the east, across Alro Way, and the Park Vue
Inn hotel to the west.
Conditional Use Permit No. 2004-04848, to permit office uses in a legal non-
conforming industrial building, was approved by the Planning Commission in 2004.
This approval also included a variance to allow fewer parking spaces than required by
the Zoning Code. The approval allowed 55,176 square feet of office uses for the
Department of Immigration and Naturalization Services, now referred to as CIS, in
addition to retaining 12,664 square feet of storage/warehouse space. The permit
includes a time limitation for the use that expires on June 14, 2019.
200 S. Anaheim Blvd.
Suite #162
Anaheim, CA 92805
Tel: (714) 765-5139
Fax: (714) 765-5280
www.anaheim.net
AMENDMENT TO CONDITIONAL USE PERMIT NO. 2004-04848
VARIANCE NO. 2014-04974
July 28, 2014
Page 2 of 2
PROPOSAL: The applicant proposes to convert the existing storage/warehouse space at the rear of
the building to office and employee areas, so that the entire building is utilized for offices. No
exterior expansion or modifications are proposed. The applicant also requests that Condition No. 3
of the prior resolution be amended to extend the expiration date of the permit by an additional ten
months, to coincide with the end of the current lease for CIS. The modified condition would read,
“Conditional Use Permit No. 2004-04848A shall expire on April 6, 2020.”
ANALYSIS: The Zoning Code permits office uses in the Anaheim Resort Specific Plan subject to
approval of a conditional use permit. The purpose of the conditional use permit is to ensure
compatibility with surrounding tourist-oriented uses. Since the CIS was established at this location
in 2004, operations have changed in that admission to the facility is by appointment only, rather than
walk in. Due to this change, there are no long lines of visitors as was originally anticipated when the
use was first established. In fact, CIS has been operating at this location without any issues or
complaints from the surrounding businesses.
Staff believes that office uses are an appropriate interim use of this building until such time that a
Resort-related use can be implemented, consistent with the property’s Zoning and General Plan
designations. Disney recently purchased this property and it is anticipated that this site will
eventually be used for cast member parking.
Parking Variance: The Zoning Code requires 271 parking spaces, based on the requirement for
office uses. There are 249 spaces provided on the property. A parking study was required in
conjunction with the original CUP because the amount of parking provided at that time was also less
than the Code requirement. Using the ratio established by the parking study conducted by Traffic
Safety Engineers in 2004, the demand for parking at the expanded facility would be 165 spaces.
Staff has reviewed the assumptions used in the original study, along with the current operations of
CIS, and determined that the assumptions are still relevant. Upon inspection, staff noted that both the
visitor and employee parking lots had ample parking available. Staff recommends approval of the
requested parking variance.
CONCLUSION: Staff believes that the proposed office expansion would remain an appropriate
use for the area for the requested duration of this permit. Staff also believes that the existing parking
supply is adequate to support the facility. Staff recommends approval of the conditional use permit
and variance.
Prepared by, Submitted by,
Elaine Thienprasiddhi Jonathan E. Borrego
Associate Planner Planning Services Manager
Attachments:
1. Vicinity and Aerial Maps
2. Variance and Conditional Use Permit Draft Resolution
3. Applicant’s Letter of Request
The following attachments were provided to the Planning Commission and are available for public review at
the Planning Department at City Hall or on the City of Anaheim’s website at www.anaheim.net/planning.
4. Site and Floor Plans
5. Site Photographs
SP 9 2-2SYBRON DEN TA L SPE CIATIES
SP 92 -2DA1ANAHEIM DESE RT IN N & S UITE S
SP 9 2-2DA1TROPICANA INN
SP 9 2-2DA1ANAHEIM FA IRFIELD INN BY M A RR IOTT
SP 9 2-1DA3ASOUTHERN C ALIFOR NIAEDISON CO. EAS EMEN T
SP 92-1DA3ASOUTHERN CALIFORNIA EDIS ON C O. E ASE MENT
SP 92-2DA1DRIVE-THRU RESTAUR AN T
SP 9 2-2DA1CAROUSEL IN N & SUITES
SP 92 -1DA3ASOUTHERN C AL IFO R NI AEDISON CO . EAS EMENT
SP 9 2-2DA1VACANT
SP 92 -2DA1ANAHEIM INN
SP 92 -2DA1ANAHEIM C AMELO TINN & SU ITES
SP 9 2-2DA1PARK VUE IN N
SP 92 -1DA3ABERGSTROMS CH ILDR EN S S TO RE
SP 92 -1DA3ARETAIL
SP 92 -2DA1RAMADA MAINGATE
SP 9 2-2DA1BEST W ESTERNPARK PLACE H OTEL
SP 9 2-1DA3AINDUSTRIAL
SP 92 -2DA1VOCATIONAL SC HO O L
T (MH P)GOL DE N SKI ESMOBILE H O ME PAR K
SP 9 2-1DA3APARKING L O T
SP 92 -1DA3APARKING LOT
SP 9 2-2DA1SYBRON DEN TA L SPE CIATIES
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[DRAFT] ATTACHMENT NO. 2
RESOLUTION NO. PC2014-***
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ANAHEIM
APPROVING VARIANCE NO. 2014-04974 AND AN AMENDMENT TO
CONDITIONAL USE PERMIT NO. 2004-04848 AND MAKING CERTAIN FINDINGS
IN CONNECTION THEREWITH
(DEV2014-00050)
(1585 SOUTH MANCHESTER AVENUE)
WHEREAS, on June 14, 2004, the Planning Commission of the City of Anaheim
(herein referred to as the "Planning Commission") adopted Resolution No. PC2004-64 to
approve Conditional Use Permit No. 2004-04848 for fifteen (15) years, to expire on June 14,
2019, to permit office uses in an existing legal nonconforming industrial building with waiver of
the minimum number of required parking spaces (herein referred to as the "Original CUP") on
that certain real property located at 1585 S. Manchester Avenue in the City of Anaheim, as
generally depicted on the map attached hereto as Exhibit A and incorporated herein by this
reference (the "Property"). The conditions of approval which were the subject of the Original
CUP shall be referred to herein collectively as the "Previous Conditions of Approval"; and
WHEREAS, pursuant to Section 18.60.190 of the Anaheim Municipal Code
("Code"), the applicant filed a petition to amend the Original CUP to expand the approved office
use into a portion of the building previously designated as storage/warehouse area, resulting in
the entire building being utilized for office uses, in conjunction with a petition for Variance No.
2014-04974 to permit fewer off-street parking spaces than required by the Zoning Code (herein
referred to as the "Proposed Project"). The proposed amendment to the Original CUP includes a
petition for the modification of the duration of the Original CUP from its current expiration date
of June 14, 2019 to April 6, 2020. The proposed amendment to the Original CUP is designated
as Conditional Use Permit No. 2004-04848A; and
WHEREAS, this Property is approximately 4.3 acres in size and is developed
with an office building. The Anaheim General Plan designates the Property for Commercial
Recreation land uses. The Property is located within the boundaries of Development Area 1 of
the Anaheim Resort Specific Plan Area. As such, the Property is located in the Anaheim Resort
Specific Plan No. 92-2 (SP 92-2) Zone and is subject to the zoning and development standards
described in Chapter 18.116 of the Code; and
WHEREAS, on July 28 , 2014, the Planning Commission did hold a public
hearing at the Civic Center in the City of Anaheim, notice of said public hearing having been
duly given in accordance with the provisions of Chapter 18.60 (Procedures) of the Code, to hear
and consider evidence for and against proposed Variance No. 2014-04974 and Conditional Use
Permit No. 2004-04848A, and to investigate and make findings and recommendations in
connection therewith; and
- 1 - PC2014-***
WHEREAS, as the "lead agency" under the California Environmental Quality
Act (Public Resources Code Section 21000 et seq.; herein referred to as “CEQA”), the Planning
Commission finds and determines that the Proposed Project is within that class of projects (i.e.,
Class 1 – Existing Facilities) which consist of the repair, maintenance, and/or minor alteration of
existing public or private structures or facilities, involving negligible or no expansion of use
beyond that existing at the time of this determination, and that, therefore, pursuant to Section
15301 of Title 14 of the California Code of Regulations, the Proposed Project will not cause a
significant effect on the environment and is, therefore, categorically exempt from the provisions
of CEQA; and
WHEREAS, the Planning Commission does further find and determine that the
request for a variance for less parking than required by Code should be approved for the
following reasons:
SECTION NO. 18.42.040.010 Minimum number of parking spaces.
(271 spaces required; 249 spaces proposed)
1. That the variance, under the conditions imposed, if any, will not cause
fewer off-street parking spaces to be provided for the proposed use than the number of
such spaces necessary to accommodate all vehicles attributable to such use under the
normal and reasonably foreseeable conditions of operation of such use because based on
the parking study which indicates that the peak parking demand for off-street parking
spaces is substantially lower than the quantity provided for the project site;
2. That the variance, under the conditions imposed, if any, will not increase
the demand and competition for parking spaces upon the public streets in the immediate
vicinity of the proposed use because the on-site parking lot has more than adequate
parking to accommodate the office building’s peak parking demands;
3. That the variance, under the conditions imposed, if any, will not increase
the demand and competition for parking spaces upon adjacent private property in the
immediate vicinity of the proposed use because the on-site parking lot has more than
adequate parking to accommodate the office building’s peak parking demands;
4. That the variance, under the conditions imposed, if any, will not increase
traffic congestion within the off-street parking areas or lots provided for the proposed use
because the project site provides adequate ingress and egress points to the property and
are designed to allow for adequate on-site circulation; and
5. That the variance, under the conditions imposed, if any, will not impede
vehicular ingress to or egress from adjacent properties upon the public streets in the
immediate vicinity of the proposed use because the project site has existing ingress or
egress access points that are designed to allow adequate on-site circulation and therefore
will not impede vehicular ingress to or egress from adjacent properties upon the public
streets in the immediate vicinity of the church and office building.
- 2 - PC2014-***
WHEREAS, the Planning Commission, after due inspection, investigation and
study made by itself and in its behalf, and after due consideration of all evidence and reports
offered at said hearing pertaining to the request for Conditional Use Permit No. 2004-04848A,
does find and determine the following facts:
1. The request to permit office uses in an existing legal nonconforming
industrial building is properly one for which a conditional use permit is authorized under
subsection .040.0402 of Section 18.116.070.030 of the Code.
2. The office expansion into the existing storage/warehouse area, under the
conditions imposed, will not adversely affect the surrounding land uses, or the growth
and development of the area in which it is proposed to be located because the office
expansion is proposed wholly within the existing building and the existing use has proven
to be compatible with surrounding land uses within the area.
3. The size and shape of the Property is adequate to allow the full operation
of the office use because no exterior expansion of the building is proposed. Office uses
currently occur on the Property in a manner not detrimental to the particular area or to the
health, safety and general welfare. Further, the current operation is less intense than that
originally approved because of the change from “walk in” to “appointment only”
operations.
4. The traffic generated by the office expansion is negligible and would not
impose an undue burden upon the streets and highways designed and improved to carry
the traffic in the area. No significant intensification of activity is associated with the
change from storage/warehouse to office since a significant portion of the expansion is
associated with ancillary employee areas.
5. The granting of Conditional Use Permit No. 2004-04848A under the
conditions imposed will not be detrimental to the health and safety of the citizens of the
City of Anaheim and will provide an integrated land use that is compatible with the
surrounding area.
WHEREAS, the Planning Commission determines that the evidence in the record
constitutes substantial evidence to support the actions taken and the findings made in this
Resolution, that the facts stated in this Resolution are supported by substantial evidence in the
record, including testimony received at the public hearing, the staff presentations, the staff report
and all materials in the project files. There is no substantial evidence, nor are there other facts,
that detract from the findings made in this Resolution. The Planning Commission expressly
declares that it considered all evidence presented and reached these findings after due
consideration of all evidence presented to it.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission, for the
reasons hereinabove stated, that Conditional Use Permit No. 2004-04848A and Variance No.
2014-04974 are hereby approved, thereby amending the Original CUP and permitting fewer off-
street parking spaces than required by the Zoning Code for the Proposed Project.
- 3 - PC2014-***
BE IT FURTHER RESOLVED that effective upon the effective date of this
Resolution, the conditions of approval attached to this Resolution as Exhibit B and incorporated
herein by this reference (the "Revised Conditions of Approval") amend the Previous Conditions
of Approval and hereby replace the Previous Conditions of Approval in their entirety. All
references to the conditions of approval for the Original CUP and this Conditional Use Permit
No. 2004-04848A shall be to the Revised Conditions of Approval attached to this Resolution as
Exhibit B, which shall control and govern the Original CUP, as amended by Conditional Use
Permit No. 2004-04848A.
BE IT FURTHER RESOLVED that the Revised Conditions of Approval
described in Exhibit B attached hereto are hereby found to be a necessary prerequisite to the
proposed use of the Property in order to preserve the safety and general welfare of the citizens of
the City of Anaheim. Extensions for further time to complete conditions of approval may be
granted in accordance with Section 18.60.170 of the Code. Timing for compliance with
conditions of approval may be amended by the Planning Director upon a showing of good cause
provided (i) equivalent timing is established that satisfies the original intent and purpose of the
condition, (ii) the modification complies with the Code, and (iii) the applicant has demonstrated
significant progress toward establishment of the use or approved development.
BE IT FURTHER RESOLVED, that any amendment, modification or revocation
of this this Conditional Use Permit No. 2004-04848A and Variance No. 2014-04974 may be
processed in accordance with Chapters 18.60.190 (Amendment to Permit Approval) and
18.60.200 (City-Initiated Revocation or Modification of Permits) of the Anaheim Municipal
Code.
BE IT FURTHER RESOLVED that the Planning Commission does hereby find
and determine that adoption of this Resolution is expressly predicated upon applicant's
compliance with each and all of the conditions hereinabove set forth. Should any such condition,
or any part thereof, be declared invalid or unenforceable by the final judgment of any court of
competent jurisdiction, then this Resolution, and any approvals herein contained, shall be
deemed null and void.
BE IT FURTHER RESOLVED that approval of Conditional Use Permit No.
2004-04848A and Variance No. 2014-04974 constitutes approval of the proposed request only to
the extent that it complies with the Code and any other applicable City, State and Federal
regulations. Approval does not include any action or findings as to compliance or approval of
the request regarding any other applicable ordinance, regulation or requirement.
- 4 - PC2014-***
THE FOREGOING RESOLUTION was adopted at the Planning Commission
meeting of July 28, 2014. Said resolution is subject to the appeal provisions set forth in Chapter
18.60 (Procedures) of the Code pertaining to appeal procedures and may be replaced by a City
Council Resolution in the event of an appeal.
CHAIRMAN, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
ATTEST:
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF ANAHEIM )
I, Eleanor Morris, Secretary of the Planning Commission of the City of Anaheim,
do hereby certify that the foregoing resolution was passed and adopted at a meeting of the
Planning Commission of the City of Anaheim held on July 28, 2014, by the following vote of the
members thereof:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
IN WITNESS WHEREOF, I have hereunto set my hand this 28th day of July, 2014.
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
- 5 - PC2014-***
- 6 - PC2014-***
EXHIBIT “B”
AMENDMENT TO CONDITIONAL USE PERMIT NO. 2004-04848
(CONDITIONAL USE PERMIT NO. 2004-04848A)
(DEV2014-00050)
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
WITHIN 30 DAYS OF APPROVAL OF THE PERMIT
1 Existing chain link fences shall have be planted with vines to
reduce graffiti opportunities.
Planning Department,
Planning Services
Division
PRIOR TO COMMENCEMENT OF OFFICE TENANT IMPROVEMENTS
2 Plans shall be submitted to the Building Division, for the
portion of the building that will have a change in occupancy,
showing compliance with the minimum standards of the City
of Anaheim, including the Uniform Building, Plumbing,
Electrical, Mechanical and Fire Codes as adopted by the City
of Anaheim. The appropriate permits shall be obtained for
any necessary work.
Planning Department,
Planning Services
Division
OPERATIONAL CONDITIONS
3 Conditional Use Permit No. 2004-04848A shall expire on
April 6, 2020.
Planning Department,
Planning Services
Division
4 All uses shall be conducted indoors, with no outdoor areas
used as waiting areas and that the parking lot shall only be
used for parking and circulation, not uses related to the
offices.
Planning Department,
Planning Services
Division
5 A security guard shall be provided on-site during the hours
of operation of the CIS facility.
Planning Department,
Planning Services
Division
6 Sweeping operations in the parking lot shall be performed
utilizing sweeping/scrubbing equipment which operate at a
level measured not greater than 60dBA at the nearest
property line.
Planning Department,
Code Enforcement
Division
7 Any graffiti painted or marked upon the premises or on any
adjacent area under the control of the licensee shall be
removed or painted over within 24 hours of being applied.
Planning Department,
Code Enforcement
Division
- 7 - PC2014-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
8 All parking lots shall include controlled access points to limit
ingress and egress.
Planning Department,
Planning Services
Division
9 Gates shall not be installed across any driveway in a manner,
which may adversely affect vehicular traffic on the adjacent
public street. Installation of any gates shall conform to the
Engineering Standard Plan No. 475 and shall be subject to
the review and approval of the City Traffic and
Transportation Manager prior to issuance of a building
permit.
Planning Department,
Planning Services
Division
GENERAL CONDITIONS
10 The subject Property shall be developed substantially in
accordance with plans and specifications submitted to the
City of Anah eim by the petitioner and which plans are on file
with the Planning Department marked Exhibit Nos. 1 and 2,
and as conditioned herein.
Planning Department,
Planning Services
Division
11 The Applicant shall defend, indemnify, and hold harmless
the City and its officials, officers, employees and agents
(collectively referred to individually and collectively as
“Indemnitees”) from any and all claims, actions or
proceedings brought against Indemnitees to attack, review,
set aside, void, or annul the decision of the Indemnitees
concerning this permit or any of the proceedings, acts or
determinations taken, done, or made prior to the decision, or
to determine the reasonableness, legality or validity of any
condition attached thereto. The Applicant’s indemnification
is intended to include, but not be limited to, damages, fees
and/or costs awarded against or incurred by Indemnitees and
costs of suit, claim or litigation, including without limitation
attorneys’ fees and other costs, liabilities and expenses
incurred by Indemnitees in connection with such proceeding.
Planning Department,
Planning Services
Division
12 The applicant is responsible for paying all charges related to
the processing of this discretionary case application within
30 days of the issuance of the final invoice or prior to the
issuance of building permits for this project, whichever
occurs first. Failure to pay all charges shall result in delays
in the issuance of required permits or may result in the
revocation of the approval of this application.
Planning Department,
Planning Services
Division
- 8 - PC2014-***
ATTACHMENT NO. 3
ATTACHMENT NO. 4
ATTACHMENT NO. 5
200 S. Anaheim Blvd.
Suite #162
Anaheim, CA 92805
Tel: (714) 765-5139
Fax: (714) 765-5280
www.anaheim.net
City of Anaheim
PLANNING DEPARTMENT
There is no new correspondence
regarding this item.
ITEM NO. 4
PLANNING COMMISSION REPORT
City of Anaheim
PLANNING DEPARTMENT
DATE: JULY 28, 2014
SUBJECT: RECLASSIFICATION NO. 2014-00266;
TENTATIVE TRACT MAP NO. 17701;
CONDITIONAL USE PERMIT NO. 2014-05733;
CONDITIONAL USE PERMIT NO. 61A AND
VARIANCE NO. 2014-04973
LOCATION: 1807 – 1855 West Orange Avenue and
1853 West Orange Avenue (Orange Avenue Baptist Church)
APPLICANT/PROPERTY OWNER: The applicant is Silveroak Capital
Corporation, represented by Jeff Weber. The properties are owned by Silveroak
Capital Corporation and Orange Avenue Baptist Church.
REQUEST: The applicant requests approval of the following applications:
1) A Zoning Reclassification of the property from the Transition (T)
zone to the Single Family Residential (RS-4) zone;
2) A Tentative Tract Map to establish a 37-lot residential subdivision;
3) A Conditional Use Permit to permit a 37-unit, detached, small-lot
single family residential project with modified development
standards;
4) An amendment to a Conditional Use Permit for an existing church
to change the parking lot design; and,
5) A Variance to allow fewer parking spaces than required by the
Zoning Code for the church.
RECOMMENDATION: Staff recommends that the Planning Commission adopt
the attached resolutions determining that a Mitigated Negative Declaration is the
appropriate environmental documentation for this request under the California
Environmental Quality Act and approving Reclassification No. 2014-00266,
Tentative Tract Map No. 17701, Conditional Use Permit No. 2014-05733,
Conditional Use Permit No. 61A and Variance No. 2014-04973.
200 S. Anaheim Blvd.
Suite #162
Anaheim, CA 92805
Tel: (714) 765-5139
Fax: (714) 765-5280
www.anaheim.net
RECLASSIFICATION NO. 2014-00266; TENTATIVE TRACT MAP NO. 17701;
CONDITIONAL USE PERMIT NO. 2014-05733; CONDITIONAL USE PERMIT NO. 61A and VARIANCE NO. 2014-04973
July 28, 2014
Page 2 of 5
BACKGROUND: The 5.7-acre property is comprised of multiple parcels currently developed
with residential structures, a plant nursery, and a portion of the Orange Avenue Baptist Church
parking lot. A portion of the property is vacant. The property is located in the Transition (T)
zone and is designated for Low Density Residential land uses by the General Plan. Surrounding
land uses include single family homes to the north, east, west, and south across Orange Avenue.
Previous Entitlement: In 1960, the Planning Commission approved Conditional Use Permit
No. 61 to expand the existing Orange Avenue Baptist church.
PROPOSAL: The applicant proposes to construct 37 detached single-family residences. The
residences would be two stories in height and would range in size from 2,744 to 3,507 square
feet in three different floor plans. The homes would have contemporary-style architecture with
five different exterior elevation styles. The designs would feature earth tone colored stucco
walls, window trim, stone veneer around portions of the front elevations and arched entryways.
The residential lots would range in size from 4,612 to 8,099 square feet. Each property would
have a two-car garage as well as a driveway with two open parking spaces. The project would
also provide approximately 20 on-street parking spaces. Six-foot high vinyl fences are proposed
to separate the proposed development from the adjacent residential uses along the perimeter of
the project on the west, east and north properties lines. A six-foot high block wall planted with
vines is proposed adjacent to Orange Avenue at the back of the ten-foot wide landscape setback.
This setback area would be planted with groundcover, shrubs and trees to screen the block wall
and deter graffiti. A detailed development summary is included as Attachment 9 to this report.
The new neighborhood would be served by three private, non-gated streets forming a loop
connection to Orange Avenue. Four of the homes would be accessed directly from Orange
Avenue. The private streets would include four-foot wide sidewalks and four-foot wide
parkways planted with groundcover and street trees.
Amendment of Conditional Use Permit for the Church: The applicant proposes an amendment to
the church’s conditional use permit to allow a 0.39 acre portion of the church property to be
incorporated into the residential subdivision. This portion of the church property is currently
developed with an accessory building and parking spaces. The church currently has 55 parking
spaces. The remaining church property would be modified to provide 50 parking spaces for the
church. The church would be surrounded on three sides by the proposed project and driveway.
Access to the parking lot would continue to be taken from Orange Avenue. No other
modifications are proposed for the church property.
ANALYSIS: Following is staff's analysis and recommendation for each requested action:
Reclassification: The portion of the property proposed for subdivision would be reclassified from
the Transition zone to the RS-4 zone. The remainder of the church property would remain in the
Transition zone. The existing Transition zone designation for the property is an interim zone for
properties that, due to annexation or other reasons, do not have a zoning classification that is
consistent with their General Plan land use designation. Although the proposed RS-4 zone
designation is not a typical implementation zone for the property’s Low Density Residential
General Plan designation, as further described below, the project’s proposed density is consistent
with that allowed by the General Plan. The intent of the RS-4 Zone is to provide for development
RECLASSIFICATION NO. 2014-00266; TENTATIVE TRACT MAP NO. 17701;
CONDITIONAL USE PERMIT NO. 2014-05733; CONDITIONAL USE PERMIT NO. 61A and VARIANCE NO. 2014-04973
July 28, 2014
Page 3 of 5
of high-quality, detached, single-family residential units on small lots. The proposed zoning
designation would be compatible with the existing single-family residential neighborhood to the
north, east and west and would also be in conformance with the Land Use Element of the General
Plan, which includes the following goals:
• Goal 2.1: Continue to provide a variety of quality housing opportunities to address
the City’s diverse housing needs.
• Goal 6.1: Enhance the quality of life and economic vitality in Anaheim through
strategic infill development and revitalization of existing development.
Tentative Tract Map: The requested 5.7 acre tract map area includes several parcels that would
be combined to create the proposed housing tract. The proposed tentative tract map includes 37
numbered residential lots and four lettered lots designated for common open space and vehicular
circulation that would be maintained by a homeowners’ association. The proposed subdivision is
consistent with the General Plan and the proposed zoning. The proposed subdivision has a gross
density of 6.5 dwelling units per acre. This density is consistent with the property’s Low-
Density Residential land use designation which allows up to 6.5 dwelling units per acre.
The City Engineer has approved a request by the developer to modify the private street standard
to allow the width of the parkway to be reduced from 6 feet to 4 feet; eliminate a pedestrian
sidewalk and parkway on the east side of “A” Street; and, eliminate a parkway on the south side
of “B” Street. With these modifications, the project still provides safe pedestrian access to all
residences. The reductions would allow for approximately 20 on-street parking spaces on the
private streets within the development, reducing the potential for overflow parking into
surrounding neighborhoods. A detailed description of the private street modifications is
provided in the development summary (Attachment No. 9).
Conditional Use Permit: Development in the RS-4 Zone is subject to the approval of a
conditional use permit in order to ensure quality design of the small-lot, single-family residential
land uses allowed in this zone. The Zoning Code provides that the size and width of lots within
the development be established by the site plan approved through the conditional use permit.
Due to the unique size and shape of the property, the project includes lot sizes ranging from
4,612 square feet to 8,099 square feet. Lot widths range from 46 feet to 58 feet. Staff believes
that the lot sizes and widths are appropriate and would complement the adjacent residential
neighborhood.
The Zoning Code allows for modification of the required setbacks and lot coverage in the RS-4
Zone through approval of a conditional use permit. Lot coverage and setbacks for the proposed
project are in conformance with the development standards of the RS-4, with the exception of the
following deviations:
• Twelve lots developed with the largest floor plan would have lot coverage of 50.5%,
where 50% lot coverage would typically be permitted. These lots would meet all other
development standards of the code, including required setbacks. Due to the unique
size and configuration of the lots, staff believes that the 0.5% modification is
appropriate for this small-lot development and compatible with the surrounding
RECLASSIFICATION NO. 2014-00266; TENTATIVE TRACT MAP NO. 17701;
CONDITIONAL USE PERMIT NO. 2014-05733; CONDITIONAL USE PERMIT NO. 61A and VARIANCE NO. 2014-04973
July 28, 2014
Page 4 of 5
neighborhood. The remaining 25 homes in the tract would have lot coverages ranging
from 36% to 42%.
• Lot 29 of the development includes a four-foot wide setback on the west property line
adjacent to the church parking lot, where a five-foot setback would typically be
required. Because the request is for a one-foot modification only, and the residence
would be located adjacent to a parking lot, staff believes that this modification is
appropriate and results in a design that is compatible with the existing community.
Staff has also reviewed the proposed development using the City’s adopted “Guidelines for
Small-Lot Development.” These guidelines encourage various design features for small-lot
residential projects that promote high quality development. The guidelines address items such as
internal circulation; interface with adjacent land uses; building massing and articulation; fencing;
landscaping; and open space. Staff has determined that the proposed development is consistent
with the intent of these guidelines.
Church CUP and Parking Variance: An amendment to the CUP and associated parking variance
for the church are required because the site plan, including the number of parking spaces on the
property, would be modified by this development. The church property currently contains 55
parking spaces. The reconfigured parking lot would provide 50 spaces. The Code requires 52
spaces for the church based on the size of the sanctuary. Staff has determined, through previous
parking studies for churches, that typical vehicle occupancy ratios for Sunday services is three
people per car. The proposed 50 parking spaces would be adequate to accommodate church
growth that may occur in the future and the revised layout would improve site circulation.
Further, parking associated with the church has not historically had an impact on the surrounding
area. Staff believes that 50 parking spaces are adequate for the church use.
Public Outreach: The applicant conducted a community meeting on April 23, 2014, at 6 p.m. A
total of 162 invitations were sent out by the applicant. Approximately 20 residents and interested
parties were in attendance. Questions from residents were related to the type of residential
project proposed, whether the project would be a “for-sale” or “for-rent” project, the price point
of the homes, potential impacts to adjacent property values, privacy and screening, fencing
design, construction timeframes, and potential parking impacts to the adjacent neighborhood.
The applicant provided responses to the questions and incorporated design modifications into the
site plan in response to community input. Project modifications included reducing the number of
dwelling units at the northeast corner of the project from three units to two units, and agreeing to
plant mature trees in the backyards of the residences along the perimeter property line adjacent to
the rear yards of existing residences. A condition of approval requiring the mature trees has been
included in the draft resolution.
Staff has received one correspondence from a nearby resident in opposition to the project. The
resident raises concerns about general congestion in the area that would be further increased by
this project, and frustrations about the potential short-term noise and mess from the construction
site. Construction-related impacts are addressed by mitigation measures regarding noise, traffic
and air quality during construction. Traffic impacts generated by this development were
analyzed by staff and would not exceed the anticipated levels of traffic for surrounding streets.
RECLASSIFICATION NO. 2014-00266; TENTATIVE TRACT MAP NO. 17701;
CONDITIONAL USE PERMIT NO. 2014-05733; CONDITIONAL USE PERMIT NO. 61A and VARIANCE NO. 2014-04973
July 28, 2014
Page 5 of 5
Environmental Impact Analysis: The project’s potential environmental impacts have been
evaluated and staff recommends that the Planning Commission determine that a Mitigated
Negative Declaration is adequate to serve as the appropriate environmental documentation for
this request and satisfies all the requirements of the California Environmental Quality Act
(CEQA). In order to support this determination, staff has found that the project would be
consistent with the City’s General Plan, as well as with the applicable zoning designation and
regulations. Mitigation measures have been included in the project to avoid potentially
significant effects on Air Quality, Cultural Resources and Hazards and Hazardous Material. The
project would not result in any significant effects relating to traffic, noise, or water quality.
Based on these findings, the project does not meet the minimum thresholds necessary to find that
it would cause a significant effect on the environment. In accordance with CEQA, a Mitigation
Monitoring Program has been prepared for the project.
CONCLUSION: Staff recommends approval of all project entitlements. The proposed residential
project is consistent with the property’s General Plan designation and would complement the
surrounding residential neighborhood. Staff believes that the project is well designed and will
provide a quality living environment for future residents. Staff also believes that the reconfiguration
of the church parking lot would adequately serve the church based on its operational history.
Prepared by, Submitted by,
Vanessa Norwood Jonathan E. Borrego
Associate Planner Planning Services Manager
Attachments:
1. Vicinity and Aerial Maps
2. Draft Reclassification Resolution
3. Draft Tentative Tract Map Resolution
4. Draft Conditional Use Permit Resolution
5. Draft Amendment to Conditional Use Permit Resolution
6. CUP Justification and Request Letter
7. CUP and Variance Justification Letter for the Church
8. Mitigation Monitoring Program No. 313
9. Development Summary
10. Letter of opposition
The following attachments were provided to the Planning Commission and are available for public
review at the Planning Department at City Hall or on the City of Anaheim’s web site at
www.anaheim.net/planning.
11. Small Lot Guidelines
12. Plans
13. Church Site/Parking Plan
TSINGLE FAMILY RE SIDENCE
RS-2SINGLE FAM ILYRESIDENCE
RS-2SINGLE FAMILY RES ID ENC E RS-2SINGLEFAMILYRESIDENCE
RS-2SINGLEFAMILYRESIDENCE
RS-2SFR
TSFR
RS-2SFR
RS-2SFR
RS-2SFR
TORANGEAVENUEBAPTISTCHURCH
TNURSE RY
TNURSE RY TNURSE RY
TSFR TSFR
TSFR
RS-2SFRRS-2SFR
RS-2SFR RS-2SFR
W E LM AV E
W O RA N GE AV E
W T EDMA R AVE
W R AN D OM DRS NUTWOOD STS TRIDENT STS ANTHONY STS FLORETTE STS ECHO STS NEPTUNE STS HACIENDA STS NINA PLS BROADVIEW STS VELVA PLW NU TWO OD PL
S ANTHONY STW. BALL RD
W. BROADWAY
S. EUCLID STS. BROOKHURST STS. WALNUT STW.LINCOLN AV E W. LINCOLN AVE
180 7-1 855 We st Or a ng e Av en ue
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S ANTHONY STW. BALL RD
W. BROADWAY
S. EUCLID STS. BROOKHURST STS. WALNUT STW.LINCOLN AVE W. LINCOLN AVE
180 7-1 855 We st Or a ng e Av en ue
D E V 20 13 -0 00 1 5
Su bje ct Property APN: 128-121-01128-121-26128-121-15128-121-08128-121-06128-121-09128-121-03128-121-05
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[DRAFT] ATTACHMENT NO. 2
RESOLUTION NO. PC2014-***
A RESOLUTION OF THE ANAHEIM PLANNING COMMISSION
APPROVING RECLASSIFICATION NO. 2014-00266 AND MAKING
CERTAIN FINDINGS IN CONNECTION THEREWITH.
(DEV2013-00015)
(1807 – 1855 WEST ORANGE AVENUE,
EXCLUDING A PORTION OF 1853 WEST ORANGE AVENUE)
WHEREAS, the Planning Commission of the City of Anaheim (the "Planning
Commission") did receive a verified petition for reclassification, designated as Reclassification
No. 2013-00254, for that certain real property located at 1807 – 1855 West Orange Avenue,
excluding a portion of 1853 West Orange Avenue developed with a church, in the City of
Anaheim, County of Orange, State of California, as generally depicted on the map attached
hereto as Exhibit A and incorporated herein by this reference (the "Property"); and
WHEREAS, the Property is currently developed with single-family residential
structures, a plant nursery, and a portion of the Orange Avenue Baptist Church parking lot and is
located in the "T" (Transition) Zone. The Anaheim General Plan designates this Property for
Low Density Residential land uses; and
WHEREAS, the applicant requests to rezone or reclassify the Property from the
"T" (Transition) Zone to the "RS-4" (Single-Family Residential) Zone; and
WHEREAS, Reclassification No. 2013-00266 is proposed in conjunction with
Tentative Tract Map No. 17701 and Conditional Use Permit No. 2013-05733 to establish a 37-lot
residential subdivision with four (4) lettered lots to allow for the future development of 37
single-family homes on the Property (collectively referred to herein as the "Proposed Project");
and
WHEREAS, on July 28, 2014, the Planning Commission did hold a public
hearing at the Civic Center in the City of Anaheim, notice of said public hearing having been
duly given as required by law and in accordance with the provisions of Chapter 18.60
(Procedures) of the Anaheim Municipal Code (the "Code"), to hear and consider evidence for
and against the Proposed Project and to investigate and make findings and recommendations in
connection therewith; and
WHEREAS, by the adoption of a separate resolution concurrently with but prior in time
to this Resolution, this Planning Commission has heretofore found and determined, as the “lead
agency” under the California Environmental Quality Act (Public Resources Code Section 21000
et seq.; herein referred to as “CEQA”), that, on the basis of a thorough review of the Proposed
Project and a Mitigated Negative Declaration prepared therefor, including the Mitigation
Monitoring Plan and the comments received to date and the responses prepared, the Proposed
Project will have a less than significant impact upon the environment with the implementation of
the conditions of approval and the mitigation measures adopted by the Planning Commission in
connection with Tentative Tract Map No. 17701 and Conditional Use Permit No. 2013-05733;
and
- 1 - PC2014-***
WHEREAS, the Planning Commission, after due inspection, investigation and
study made by itself and in its behalf, and after due consideration of all evidence and reports
offered at said hearing, does find and determine the following facts:
1. Reclassification of the Property from the "T" (Transition) Zone to the "RS-4"
(Single-Family Residential) Zone is consistent with the Property’s existing Low Density
Residential land use designation in the General Plan.
2. The proposed reclassification of the Property is necessary and/or desirable
for the orderly and proper development of the community and is compatible with the adjacent
properties to the north which are designated for Low Density Residential land uses and are
developed with single family homes.
3. The proposed reclassification of the Property does properly relate to the zone
and its permitted uses locally established in close proximity to the Property and to the zones and
their permitted uses generally established throughout the community.
WHEREAS, the Planning Commission determines that the evidence in the record
constitutes substantial evidence to support the actions taken and the findings made in this
Resolution, that the facts stated in this Resolution are supported by substantial evidence in the
record, including testimony received at the public hearing, the staff presentations, the staff report
and all materials in the project files. There is no substantial evidence, nor are there other facts,
that detract from the findings made in this Resolution. The Planning Commission expressly
declares that it considered all evidence presented and reached these findings after due
consideration of all evidence presented to it.
NOW, THEREFORE, BE IT RESOLVED that pursuant to the above findings,
this Planning Commission does hereby approve Reclassification No. 2014-00266 to authorize an
amendment to the Zoning Map of the Anaheim Municipal Code to rezone and reclassify the
Property into the "RS-4" (Single-Family Residential) Zone and recommends that the City
Council adopt an ordinance reclassifying the Property in accordance with Reclassification No.
2014-00266.
BE IT FURTHER RESOLVED that this Resolution shall not constitute a
rezoning of, or a commitment by the City to rezone, the Property; any such rezoning shall require
an ordinance of the City Council, which shall be a legislative act, which may be approved or
denied by the City Council at its sole discretion.
- 2 - PC2014-***
THE FOREGOING RESOLUTION was adopted at the Planning Commission
meeting of July 28, 2014.
CHAIRMAN, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
ATTEST:
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF ANAHEIM )
I, Eleanor Morris, Secretary of the Planning Commission of the City of Anaheim, do
hereby certify that the foregoing resolution was passed and adopted at a meeting of the Planning
Commission of the City of Anaheim held on July 28, 2014, by the following vote of the
members thereof:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
IN WITNESS WHEREOF, I have hereunto set my hand this 28th day of July, 2014.
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
- 3 - PC2014-***
- 4 - PC2014-***
[DRAFT] ATTACHMENT NO. 3
RESOLUTION NO. PC2014-***
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ANAHEIM APPROVING
TENTATIVE TRACT MAP NO. 17701
AND MAKING CERTAIN FINDINGS IN CONNECTION THEREWITH
(DEV2013-00015)
(1807 – 1855 WEST ORANGE AVENUE,
EXCLUDING A PORTION OF 1853 WEST ORANGE AVENUE)
WHEREAS, the Planning Commission of the City of Anaheim (the "Planning
Commission") did receive a verified petition to approve Tentative Tract Map No. 17701 to
establish a 37-lot residential subdivision for that certain real property located at 1807 – 1855
West Orange Avenue, excluding a portion of 1853 West Orange Avenue developed with a
church, in the City of Anaheim, County of Orange, State of California, as generally depicted
on Exhibit A attached hereto and incorporated herein by this reference (the "Property"); and
WHEREAS, the Property is currently developed with single-family residential
structures, a plant nursery, and a portion of the Orange Avenue Baptist Church parking lot and is
located in the "T" (Transition) Zone. Tentative Tract Map No. 17701 is proposed in conjunction
with (1) Reclassification No. 2014-00266, which is a request to rezone or reclassify the Property
from the "T" (Transition) Zone to the "RS-4" (Single-Family Residential) Zone (herein referred
to as "Reclassification No. 2014-00266"), and (2) Conditional Use Permit No. 2014-05733,
which is required under Section 18.04.160 of the Anaheim Municipal Code (the "Code") for all
development in the "RS-4" (Single-Family Residential) Zone (herein referred to as "CUP No.
2014-05733"). The Anaheim General Plan designates this Property for Low Density Residential
land uses; and
WHEREAS, the applicant requests a tentative tract map in order to establish a 37-
lot residential subdivision to allow for the future development of 37 single-family homes on the
Property. The development comprising Tentative Tract Map No. 17701, CUP No. 2014-05733
and Reclassification No. 2014-00266 shall be referred to herein as the "Proposed Project"; and
WHEREAS, on July 28, 2014, the Planning Commission did hold a public
hearing at the Civic Center in the City of Anaheim, notice of said public hearing having been
duly given as required by law and in accordance with the provisions of Chapter 18.60
(Procedures) of the Anaheim Municipal Code (the "Code"), to hear and consider evidence for
and against said the Proposed Project and to investigate and make findings and recommendations
in connection therewith; and
WHEREAS, by the adoption of a separate resolution concurrently with but prior
in time to this Resolution, this Planning Commission has heretofore found and determined, as the
“lead agency” under the California Environmental Quality Act (Public Resources Code Section
21000 et seq.; herein referred to as “CEQA”), that, on the basis of a thorough review of the
Proposed Project and a Mitigated Negative Declaration prepared therefor, including the
Mitigation Monitoring Plan and the comments received to date and the responses prepared, the
Proposed Project will have a less than significant impact upon the environment with the
implementation of the conditions of approval and the mitigation measures attached to this
Resolution; and
- 1 - PC2014-***
WHEREAS, the Planning Commission, after due inspection, investigation and
study made by itself and in its behalf, and after due consideration of all evidence and reports
offered at said hearing with respect to the request to establish a 37-lot residential subdivision,
does find and determine the following facts:
1. The proposed subdivision, including its design and improvements, and
with the conditions imposed under CUP No. 2014-05733 and under this Resolution, is
consistent with the Low Density Residential land use designation in the Anaheim General
Plan and the development standards contained in the RS-4 (Single Family Residential)
zone.
2. The site is physically suitable for the type and size of the proposed
residential subdivision.
3. The design of the subdivision, with the conditions imposed under CUP
No. 2014-05733 and this Resolution, is not likely to cause substantial environmental
damage or substantially and avoidably injure fish or wildlife or their habitat because no
sensitive environmental habitat has been identified on the site.
4. The design of the subdivision or the type of improvements is not likely to
cause serious public health problems, since any new structures and associated site
improvements will be constructed on the property in compliance with the conditions
imposed under CUP No. 2014-05733, this Resolution and other related Code
requirements.
5. The design of the subdivision or the type of improvements will not
conflict with easements, acquired by the public at large, for access through or use of
property within the proposed subdivision.
WHEREAS, the Planning Commission determines that the evidence in the record
constitutes substantial evidence to support the actions taken and the findings made in this
Resolution, that the facts stated in this Resolution are supported by substantial evidence in the
record, including testimony received at the public hearing, the staff presentations, the staff report
and all materials in the project files. There is no substantial evidence, nor are there other facts,
that detract from the findings made in this Resolution. The Planning Commission expressly
declares that it considered all evidence presented and reached these findings after due
consideration of all evidence presented to it.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does
hereby approve Tentative Tract Map No. 17701, contingent upon (1) the adoption by the City
Council of an ordinance reclassifying the Property within the "RS-4" (Single-Family Residential)
Zone in accordance with Reclassification No. 2014-00266, (2) approval of CUP No. 2014-05733
and the conditions imposed thereunder, and (3) the conditions of approval described in Exhibit
B attached hereto and incorporated herein by this reference, which are hereby found to be a
necessary prerequisite to the proposed use of the Property in order to preserve the health, safety
and general welfare of the citizens of the City of Anaheim. Extensions for further time to
complete conditions of approval may be granted in accordance with Section 18.60.170 of the
Code. Timing for compliance with conditions of approval may be amended by the Planning
Director upon a showing of good cause provided (i) equivalent timing is established that satisfies
- 2 - PC2014-***
the original intent and purpose of the condition(s), (ii) the modification complies with the Code,
and (iii) the applicant has demonstrated significant progress toward establishment of the use or
approved development.
BE IT FURTHER RESOLVED that the Planning Commission does hereby find
and determine that adoption of this Resolution is expressly predicated upon applicant's
compliance with each and all of the conditions hereinabove set forth. Should any such condition,
or any part thereof, be declared invalid or unenforceable by the final judgment of any court of
competent jurisdiction, then this Resolution, and any approvals herein contained, shall be
deemed null and void.
BE IT FURTHER RESOLVED that approval of this application constitutes
approval of the proposed request only to the extent that it complies with the Anaheim Municipal
Code and any other applicable City, State and Federal regulations. Approval does not include
any action or findings as to compliance or approval of the request regarding any other applicable
ordinance, regulation or requirement.
THE FOREGOING RESOLUTION was adopted at the Planning Commission
meeting of July 28, 2014. Said resolution is subject to the appeal provisions set forth in Chapter
18.60 (Procedures) of the Anaheim Municipal Code pertaining to appeal procedures and may be
replaced by a City Council Resolution in the event of an appeal.
CHAIRMAN, PLANNING COMMISSION OF THE
CITY OF ANAHEIM
ATTEST:
SECRETARY, PLANNING COMMISSION OF THE
CITY OF ANAHEIM
- 3 - PC2014-***
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF ANAHEIM )
I, Eleanor Morris, Secretary of the Planning Commission of the City of Anaheim, do
hereby certify that the foregoing resolution was passed and adopted at a meeting of the Planning
Commission of the City of Anaheim held on July 28, 2014, by the following vote of the
members thereof:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
IN WITNESS WHEREOF, I have hereunto set my hand this 28th day of July, 2014.
SECRETARY, PLANNING COMMISSION OF THE
CITY OF ANAHEIM
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- 5 - PC2014-***
EXHIBIT “B”
TENTATIVE TRACT MAP NO. 17701
(DEV2013-00015)
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
PRIOR TO FINAL MAP APPROVAL
1 All existing structures and site improvements shall be demolished. A
demolition permit from the Building Division shall be obtained for the
demolition of structures. A rough grading permit shall be obtained
from the Public Works Department for removal of other site
improvements.
Public Works,
Development Services
Building Division
2 The vehicular access rights to Orange Avenue, except at the private
street openings, shall be released and relinquished to the City of
Anaheim.
Public Works,
Development Services
3 A maintenance covenant shall be submitted to the Subdivision
Section and approved by the City Attorney's office. The covenant
shall include provisions for maintenance of private facilities such as
private sewer, private streets, and private storm drain improvements;
compliance with approved Water Quality Management Plan; and a
maintenance exhibit. Maintenance responsibilities shall include all
drainage devices, parkway landscaping and irrigation on Orange
Avenue, the private street name sign and the Private Streets. The
covenant shall be recorded concurrently with the final map.
Public Works,
Development Services
4 Street improvement plan shall be submitted for improvements along
the frontage of Orange Avenue and the private streets. Said
improvements shall conform to City Standard 160-A and to City
Standard 162 respectively or as approved by the City Engineer.
Parkway landscaping and irrigation shall be installed on Orange
Avenue and the private streets.
Public Works,
Development Services
5 The legal property owner shall post a security and execute a
Subdivision Agreement to complete the required public
improvements at the legal owner’s expense in an amount approved
by the City Engineer and in a form approved by the City Attorney.
Said agreement shall be submitted to the Public Works Department,
Subdivision Section for approval by the City Council.
Public Works,
Development Services
6 The legal property owner shall pay the development impact fees
unless a fee deferral agreement has been executed.
Public Works,
Development Services
7 The legal property owner shall irrevocably offer to dedicate to the
City of Anaheim an easement 32 feet in width from the centerline of
Public Works,
- 6 - PC2014-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
Orange Avenue and the corner cutback right-of-way for road, public
utilities and other public purposes for both sides of the private street
curb ramps at Orange Avenue.
Development Services
8 All lots shall be assigned street addresses by the Building Division.
The street name for the private street shall be submitted to and
approved by the Building Division.
Planning Department,
Building Division
GENERAL
9 Conditions of approval related to each of the timing milestones above
shall be prominently displayed on plans submitted for permits. For
example, conditions of approval that are required to be complied with
prior to the issuance of building permits shall be provided on plans
submitted for building plan check. This requirement applies to
grading permits, final maps, street improvement plans, water and
electrical plans, landscape irrigation plans, security plans, parks and
trail plans, and fire and life safety plans, etc.
Planning Department
Planning Services Division
10 The Applicant shall defend, indemnify, and hold harmless the City
and its officials, officers, employees and agents (collectively referred
to individually and collectively as “Indemnitees”) from any and all
claims, actions or proceedings brought against Indemnitees to attack,
review, set aside, void, or annul the decision of the Indemnitees
concerning this permit or any of the proceedings, acts or
determinations taken, done, or made prior to the decision, or to
determine the reasonableness, legality or validity of any condition
attached thereto. The Applicant’s indemnification is intended to
include, but not be limited to, damages, fees and/or costs awarded
against or incurred by Indemnitees and costs of suit, claim or
litigation, including without limitation attorneys’ fees and other costs,
liabilities and expenses incurred by Indemnitees in connection with
such proceeding.
Planning Department
Planning Services Division
11 The applicant is responsible for paying all charges related to the
processing of this discretionary case application within 30 days of the
issuance of the final invoice or prior to the issuance of building permits
for this project, whichever occurs first. Failure to pay all charges shall
result in delays in the issuance of required permits or may result in the
revocation of the approval of this application.
Planning Department
Planning Services Division
12 The property shall be developed substantially in accordance with
plans and specifications submitted to the City of Anaheim by the
applicant and which plans are on file with the Planning Department.
Planning Department
Planning Services Division
- 7 - PC2014-***
[DRAFT] ATTACHMENT NO. 4
RESOLUTION NO. PC2014-***
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ANAHEIM APPROVING A MITIGATED NEGATIVE DECLARATION
AND MITIGATION MONITORING PLAN AND
CONDITIONAL USE PERMIT NO. 2014-05733
AND MAKING CERTAIN FINDINGS IN CONNECTION THEREWITH
(DEV2013-00015)
(1807– 1855 WEST ORANGE AVENUE,
EXCLUDING A PORTION OF 1853 ORANGE AVENUE)
WHEREAS, the Planning Commission of the City of Anaheim (herein referred to as the
"Planning Commission") did receive a verified petition to approve Conditional Use Permit No.
2014-05733 to permit a 37-lot, single family residential project with modifications to zoning
development standards for that certain real property located at 1807 – 1855 West Orange
Avenue, excluding a portion of 1853 West Orange Avenue developed with a church, in the City
of Anaheim, County of Orange, State of California, as generally depicted on the map attached
hereto as Exhibit A and incorporated herein by this reference (the "Property"); and
WHEREAS, the Property is currently developed with single-family residential structures,
a plant nursery, and a portion of the Orange Avenue Baptist Church parking lot on approximately
5.7 acres and is located in the "T" (Transition) Zone. The Anaheim General Plan designates this
Property for Low Density Residential land uses; and
WHEREAS, Conditional Use Permit No. 2014-05733 is proposed in conjunction with (1)
Reclassification No. 2014-00266, which is a request to rezone or reclassify the Property from the
"T" (Transition) Zone to the "RS-4" (Single-Family Residential) Zone ("Reclassification No.
2014-00266"), and (2) Tentative Tract Map No. 17701, which would establish a 37-lot, single
family subdivision. The development comprising Tentative Tract Map No. 17701,
Reclassification No. 2014-00266 and Conditional Use Permit No. 2014-05733 shall be referred
to herein as the "Proposed Project"; and
WHEREAS, pursuant to and in accordance with the provisions of the California
Environmental Quality Act (Public Resources Code Section 21000 et seq.; herein referred to as
“CEQA”), the State of California Guidelines for the Implementation of the California
Environmental Quality Act (the "CEQA Guidelines"), and the City's Local CEQA Procedure
Manual, the City is the "lead agency" for the preparation and consideration of environmental
documents for the Proposed Project; and
WHEREAS, a draft Mitigated Negative Declaration was prepared in accordance with
CEQA, the CEQA Guidelines and the City's Local CEQA Procedure Manual to evaluate the
physical environmental impacts of the Proposed Project. The Mitigated Negative Declaration
was circulated for a 30-day public/responsible agency review on July 7, 2014. A complete copy
of the Mitigated Negative Declaration is on file and can be viewed in the Planning Division of
the City. Copies of said document are also available for purchase; and
- 1 - PC2014-***
WHEREAS, in conformance with CEQA and the CEQA Guidelines a Mitigation
Monitoring Plan has been prepared for the Proposed Project and includes mitigation measures
that are specific to the Proposed Project. A complete copy of the Mitigation Monitoring Plan is
on file and can be viewed in the Planning Division of the City; and
WHEREAS, based upon a thorough review of the Proposed Project and the Mitigated
Negative Declaration, including the Mitigation Monitoring Plan and the comments received to
date and the responses prepared, staff finds that the Proposed Project will have a less than
significant impact upon the environment with the implementation of the conditions of approval
and the mitigation measures attached to this Resolution; and
WHEREAS, the Planning Commission did hold a public hearing at the Civic Center in
the City of Anaheim on July 28, 2014 at 5:00 p.m., notice of said public hearing having been
duly given as required by law and in accordance with the provisions of Chapter 18.60
(Procedures) of the Anaheim Municipal Code (herein referred to as the "Code"), to consider the
Mitigated Negative Declaration and to hear and consider evidence for and against the Proposed
Project and to investigate and make findings and recommendations in connection therewith; and
WHEREAS, the Planning Commission, after due inspection, investigation and study
made by itself and in its behalf, and after due consideration of all evidence and reports offered at
said hearing with respect to the request to permit a 37-lot, single-family residential subdivision
with a deviation in zoning development standards pertaining to setbacks, lot coverage and lot
width, does find and determine the following facts:
1. The Proposed Project is properly one for which a conditional use permit is
authorized under Section 18.04.160 (Development in the RS-4 Zone) of Chapter 18.04 (Single-
Family Residential Zones) of the Code to provide for and encourage the development of high-
quality residential units on small lots in order to provide additional housing choices and use land
efficiently and to implement the Low Density Residential land use regulations in the General
Plan; and
2. The Proposed Project, with the modifications of certain standards described
herein below and under the conditions imposed, will not adversely affect the adjoining land uses,
or the growth and development of the area in which it is proposed to be located. The Proposed
Project is compatible with existing and surrounding land uses in the vicinity of the Property; and
3. With the modifications of certain standards described herein below and under the
conditions imposed, the size and shape of the site is adequate to allow the full development of
the Proposed Project in a manner not detrimental to the particular area or to the health, safety and
general welfare of the public. The Proposed Project maintains good overall project design to
enhance the privacy and livability for residents within and around the Property and the Proposed
Project; and
4. The traffic generated by the Proposed Project will not impose an undue burden
upon the streets and highways designed and improved to carry the traffic in the area because the
Proposed Project has been designed to accommodate the required on and off site parking,
vehicular circulation, and trash collection; and
- 2 - PC2014-***
5. The granting of the conditional use permit under the conditions imposed will not
be detrimental to the health and safety of the citizens of the City of Anaheim and will provide a
land use that is compatible with the surrounding area.
WHEREAS, Section 18.04.160 (Development in the RS-4 Zone) of Chapter 18.04
(Single-Family Residential Zones) of the Code requires the Planning Commission to review
development in the "RS-4" (Single-Family Residential) Zone using the "Guidelines for Small-
Lot Development" and to make certain additional findings before the Planning Commission may
approve a conditional use permit; and
WHEREAS, the applicant has submitted a site plan for the Proposed Project, proposing
lot coverage and setbacks in conformance with the development standards of the RS-4 zone, with
the exception of the following modifications: twelve lots developed with the largest floor plan
have lot coverage of 50.5%, where 50% lot coverage is typically permitted; and, Lot 29 has a
four-foot wide setback on the west property line adjacent to the church parking lot, where a five-
foot wide setback is typically required; and
WHEREAS, upon review of the Proposed Project using the "Guidelines for Small-Lot
Development", the Planning Commission hereby finds and determines as follows:
1. The uses within the Proposed Project are compatible because all proposed uses
are residential and consistent with the existing neighborhood characteristics.
2. The proposed structures related to the Proposed Project are compatible with the
scale, mass, bulk, and orientation of existing buildings in the surrounding area and will conform
with the provisions of the proposed"RS-4" (Single-Family Residential) Zone once the Property
has been reclassified as such. The impact upon the surrounding area is minimal because the
Proposed Project will provide an aesthetically pleasing point of entry, streetscape, and quality
units which enhances the overall community.
3. Vehicular and pedestrian access is adequate to allow safe ingress and egress into
the site.
4. The Proposed Project is consistent with the Guidelines for Small-Lot
Development.
5. The construction of a 37-lot, single-family residential subdivision with modified
development standards pertaining to setbacks and lot coverage, as described above, will not
adversely affect the adjoining land uses or the growth and development of the area in which it is
proposed to be located because the modifications to the development standards are minor in
nature and are compatible with the surrounding residential neighborhood and church property;
6. The traffic generated by the Proposed Project will not impose an undue burden
upon the streets and highways designed and improved to carry the traffic in the area.
7. The Proposed Project complies with the General Plan and will comply with
Tentative Tract Map No. 17701 and the Subdivision Map Act, provided that Tentative Tract Map
No. 17701 is approved concurrently with the adoption of this Resolution.
- 3 - PC2014-***
8. The granting of the conditional use permit under the conditions imposed will not
be detrimental to the peace, health, safety and general welfare of the citizens of the City of
Anaheim.
WHEREAS, the Planning Commission determines that the evidence in the record
constitutes substantial evidence to support the actions taken and the findings made in this
Resolution, that the facts stated in this Resolution are supported by substantial evidence in the
record, including testimony received at the public hearing, the staff presentations, the staff report
and all materials in the project files. There is no substantial evidence, nor are there other facts,
that detract from the findings made in this Resolution. The Planning Commission expressly
declares that it considered all evidence presented and reached these findings after due
consideration of all evidence presented to it.
NOW THEREFORE, BE IT RESOLVED, based upon the foregoing findings and
recitals, that the Planning Commission hereby adopts the Mitigated Negative Declaration and
Mitigation Monitoring Plan, and does find and determine their adequacy to serve as the required
environmental documentation for the Proposed Project, based upon a finding by the Planning
Commission that the Mitigated Negative Declaration reflects the independent judgment and
analysis of the lead agency; that it has considered the proposed Mitigated Negative Declaration
and Mitigation Monitoring Plan together with any comments and responses received during the
public review process; and, further finding on the basis of the Initial Study that there is no
substantial evidence, with the imposition of the mitigation measures identified in the Mitigation
Monitoring Plan that the Proposed Project will have a significant effect on the environment.
BE IT FURTHER RESOLVED that the Planning Commission does hereby approve
Conditional Use Permit No. 2014-05733, contingent upon and subject to (1) the adoption by the
City Council of an ordinance reclassifying the Property within the "RS-4" (Single-Family
Residential) Zone in accordance with Reclassification No. 2014-00266, (2) approval of Tentative
Tract Map No. 17701, now pending, and (3) the conditions of approval set forth in Exhibit B
attached hereto and incorporated herein by this reference, which are hereby found to be a
necessary prerequisite to the proposed use of the Property in order to preserve the health, safety
and general welfare of the citizens of the City of Anaheim. Extensions for further time to
complete conditions of approval may be granted in accordance with Section 18.60.170 of the
Code. Timing for compliance with conditions of approval may be amended by the Planning
Director upon a showing of good cause provided (i) equivalent timing is established that satisfies
the original intent and purpose of the condition(s), (ii) the modification complies with the Code,
and (iii) the applicant has demonstrated significant progress toward establishment of the use or
approved development.
BE IT FURTHER RESOLVED, that any amendment, modification or revocation of this
permit may be processed in accordance with Chapters 18.60.190 (Amendment to Permit
Approval) and 18.60.200 (City-Initiated Revocation or Modification of Permits) of the Code.
BE IT FURTHER RESOLVED that the Planning Commission does hereby find and
determine that adoption of this Resolution is expressly predicated upon applicant's compliance
with each and all of the conditions hereinabove set forth. Should any such condition, or any part
thereof, be declared invalid or unenforceable by the final judgment of any court of competent
jurisdiction, then this Resolution, and any approvals herein contained, shall be deemed null and
void.
- 4 - PC2014-***
BE IT FURTHER RESOLVED that approval of this application constitutes approval of
the proposed request only to the extent that it complies with the Code and any other applicable
City, State and Federal regulations. Approval does not include any action or findings as to
compliance or approval of the request regarding any other applicable ordinance, regulation or
requirement.
THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting of
July 28, 2014. Said resolution is subject to the appeal provisions set forth in Chapter 18.60
(Procedures) of the Anaheim Municipal Code pertaining to appeal procedures and may be
replaced by a City Council Resolution in the event of an appeal.
CHAIRMAN, PLANNING COMMISSION OF THE
CITY OF ANAHEIM
ATTEST:
SECRETARY, PLANNING COMMISSION OF THE
CITY OF ANAHEIM
- 5 - PC2014-***
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF ANAHEIM )
I, Eleanor Morris, Secretary of the Planning Commission of the City of Anaheim, do
hereby certify that the foregoing resolution was passed and adopted at a meeting of the Planning
Commission of the City of Anaheim held on July 28, 2014, by the following vote of the
members thereof:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
IN WITNESS WHEREOF, I have hereunto set my hand this 28th day of July, 2014.
SECRETARY, PLANNING COMMISSION OF THE
CITY OF ANAHEIM
- 6 - PC2014-***
- 7 - PC2014-***
EXHIBIT “B”
CONDITIONAL USE PERMIT NO. 2014-05733
(DEV2013-00015)
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
PRIOR TO THE ISSUANCE OF A GRADING PERMIT
1 The water quality management plan shall be submitted for review and
approval to Public Works, Development Services.
Public Works,
Development Services
2 The property owner shall submit project improvement plans that
incorporate the required drainage improvements. No offsite run-off shall
be blocked during and after grading operations or perimeter wall
construction.
Public Works,
Development Services
3 The OWNER shall demonstrate that coverage has been obtained under
California’s General Permit for Stormwater Discharges Associated with
Construction Activity by providing a copy of the Notice of Intent (NOI)
submitted to the State Water Resources Control Board and a copy of the
subsequent notification of the issuance of a Water Discharge
Identification (WDID) Number. The OWNER shall prepare and
implement a Stormwater Pollution Prevention Plan (SWPPP). A copy of
the current SWPPP shall be kept at the project site and be available for
City review on request.
Public Works,
Development Services
PRIOR TO ISSUANCE OF A BUILDING PERMIT
4 All individual residential units shall have addressing readily readable
from the street, indicating the address of that unit. All addressing shall be
free from obstruction and either well lit during hours of darkness or of a
highly contrasting color to its background.
Police Department
5 Prior to issuance of the first building permit, excluding model homes, the
final map shall be submitted to and approved by the City of Anaheim and
the Orange County Surveyor and then shall be recorded in the Office of
the Orange County Recorder.
Public Works,
Development Services
6 The developer shall submit for review and approval a sewer plan and
profile for construction of the private sewer system. The private sewer
improvements shall be completed prior to final building and zoning
inspection.
Public Works,
Development Services
7 Plans shall be submitted showing stop control for both private drives at
Orange Avenue. A stop sign shall be installed and stop legend shall be
painted in the southbound direction on both streets at Orange Avenue
prior to final building and zoning inspection. Subject property shall
thereupon be developed and maintained in conformance with said plans.
Public Works,
Traffic and
Transportation
- 8 - PC2014-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
8 That all backflow equipment shall be located above ground outside of the
street setback area in a manner fully screened form all public streets and
alleys. Any backflow assemblies currently installed in a vault will have
to be brought up to current standards. Any other large water system
equipment shall be installed to the satisfaction of the Water Engineering
Division outside of the street setback area in a manner fully screened
from al public streets and alleys. Said information shall be specifically
shown on Poland and approved by Water Engineering and Cross
Connection Control Inspector.
Public Utilities,
Water Engineering
9 All existing water services and fire services shall conform to current
Water Services Standards Specifications. Any water service and/or fire
line that does not meet current standards shall be upgraded if continued
use is necessary or abandoned if the existing service is no longer needed.
The owner/developer shall be responsible for the costs to upgrade or to
abandon any water service or fire line.
Public Utilities,
Water Engineering
10 The developer/owner shall submit to the Public Utilities Department,
Water Engineering Division an estimate of the maximum fire flow rate
and maximum day and peak hour water demands for the project. This
information will be used to determine the adequacy of the existing water
system to provide the estimated water demands. Any off-site water
system improvements required to serve the project shall be done in
accordance with Rule No. 15A.6 of the Water Utility Rates, Rules, and
Regulations.
Public Utilities,
Water Engineering
PRIOR TO APPROVAL OF PLANS RELATED TO WATER ENGINEERING
11 Individual water service and/or fire line connections will be required for
each parcel or residential, commercial, industrial unit per Rule 18 of the
City of Anaheim’s Water Rates, Rules and Regulations.
Public Utilities,
Water Engineering
12 Water improvement plans shall be submitted to the Water Engineering
Division for approval and a performance bond in the amount approved
by the City Engineer and form approved by City Attorney shall be posted
with the City of Anaheim.
Public Utilities,
Water Engineering
13 The developer/owner shall submit to the Public Utilities Department
Water Engineering Division an estimate of the maximum fire flow rate
and maximum day and peak hour water demands for the project. This
information will be used to determine the adequacy of the existing water
system to provide the estimated water demands. Any off-site water
system improvements required to serve the project shall be done in
accordance with Rule No. 15A.6 of the Water Utility Rates, Rules, and
Regulations.
Public Utilities,
Water Engineering
- 9 - PC2014-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
14 The Owner shall be responsible for restoring any special surface
improvements, other than asphalt paving, within any right-of-way, public
utility easement or City easement area including but not limited to
colored concrete, bricks, pavers, stamped concrete, walls, decorative
hardscape or landscaping that becomes damaged during any excavation,
repair or replacement of City owned water facilities. Provisions for
maintenance of all said special surface improvements shall be included in
the recorded Master C,C & R’s for the project and the City easement
deeds.
Public Utilities,
Water Engineering
15 All requests for new water services or fire lines, as well as any
modifications, relocations, or abandonments of existing water services
and fire lines, shall be coordinated through Water Engineering Division
of the Anaheim Public Utilities Department.
Public Utilities,
Water Engineering
16 The Owner shall irrevocably offer to dedicate to the City of Anaheim (i)
an easement for all large domestic above-ground water meters and fire
hydrants, including a five (5)-foot wide easement around the fire hydrant
and/or water meter pad. (ii) a twenty (20) foot wide easement for all
water service mains and service laterals all to the satisfaction of the
Water Engineering Division. The easements shall be granted on the
Water Engineering Division of the Public Utilities Department’s standard
water easement deed. The easement deeds shall include language that
requires the Owner to be responsible for restoring any special surface
improvements, other than asphalt paving, including but not limited to
colored concrete, bricks, pavers, stamped concrete, decorative hardscape,
walls or landscaping that becomes damaged during any excavation,
repair or replacement of City owned water facilities. Provisions for the
repair, replacement and maintenance of all surface improvements other
than asphalt paving shall be the responsibility of the Owner and included
and recorded in the Master CC&Rs for the project.
Public Utilities,
Water Engineering
PRIOR TO APPROVAL OF PLANS RELATED TO ELECTRICAL ENGINEERING
17 Prior to approval of permits for improvement plans, the property
owner/developer shall coordinate with Electrical Engineering to establish
electrical service requirements and submit electric system plans,
electrical panel drawings, site plans, elevation plans, and related
technical drawings and specifications.
Public Utilities,
Electrical Engineering
18 Prior to connection of electrical service, the legal owner shall provide to
the City of Anaheim a Public Utilities easement with dimensions as
shown on the approved utility service plan.
Public Utilities,
Electrical Engineering
19 Prior to connection of electrical service, the legal owner shall submit
payment to the City of Anaheim for service connection fees.
Public Utilities,
Electrical Engineering
- 10 - PC2014-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
PRIOR TO THE FINAL BUILDING AND ZONING INSPECTIONS
20 Fire lanes shall be posted with “No Parking Any Time.” Said information
shall be specifically shown on plans submitted for building permits.
Fire Department
21 The developer shall complete all improvements on Orange Avenue and
the private streets, including accessible curb ramps with truncated domes
on both sides of the private streets in conformance with Standard Detail
111-3.
Public Works,
Development Services
22 The applicant shall:
• Demonstrate that all structural BMPs described in the Project
WQMP have been constructed and installed in conformance with
approved plans and specifications.
• Demonstrate that the applicant is prepared to implement all non-
structural BMPs described in the Project WQMP.
• Demonstrate that an adequate number of copies of the approved
Projects WQMP are available onsite. Submit for review and approval by
the City an Operation and Maintenance Plan for all structural BMPs.
Public Works,
Development Services
23 All required street, landscaping, irrigation, sewer and drainage
improvements shall be constructed prior to final building and zoning
inspections and are subject to review and approval by the Construction
Services inspector.
Public Works,
Construction Services
24 Mature evergreen trees shall be planted along the perimeter of the
project’s backyards in order to screen visibility from second story
windows into the backyards of adjacent properties.
Planning Department
25 Second story bathroom windows shall be opaque. Planning Department
26 The landscape parkways adjacent to Orange Avenue shall be planted
with ground cover, low growing shrubs and trees.
Planning Department
ON-GOING DURING PROJECT OPERATIONS
27 Gated entryways are not permitted without obtaining appropriate permits.
A vehicle turnaround area outside of the gates would be required. Public Works,
Traffic and
Transportation
28 Trees and landscaping within street parkways on Orange Avenue and all
private streets shall be permanently maintained by the Homeowners
Association in good condition.
Planning Department
- 11 - PC2014-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
GENERAL
29 Conditions of approval related to each of the timing milestones above shall
be prominently displayed on plans submitted for permits. For example,
conditions of approval that are required to be complied with prior to the
issuance of building permits shall be provided on plans submitted for
building plan check. This requirement applies to grading permits, final
maps, street improvement plans, water and electrical plans, landscape
irrigation plans, security plans, parks and trail plans, and fire and life
safety plans, etc.
Planning Department
30 The Applicant shall defend, indemnify, and hold harmless the City and
its officials, officers, employees and agents (collectively referred to
individually and collectively as “Indemnitees”) from any and all claims,
actions or proceedings brought against Indemnitees to attack, review, set
aside, void, or annul the decision of the Indemnitees concerning this
permit or any of the proceedings, acts or determinations taken, done, or
made prior to the decision, or to determine the reasonableness, legality or
validity of any condition attached thereto. The Applicant’s
indemnification is intended to include, but not be limited to, damages,
fees and/or costs awarded against or incurred by Indemnitees and costs of
suit, claim or litigation, including without limitation attorneys’ fees and
other costs, liabilities and expenses incurred by Indemnitees in
connection with such proceeding.
Planning Department
31 The applicant is responsible for paying all charges related to the
processing of this discretionary case application within 30 days of the
issuance of the final invoice or prior to the issuance of building permits for
this project, whichever occurs first. Failure to pay all charges shall result
in delays in the issuance of required permits or may result in the
revocation of the approval of this application.
Planning Department
32 The property shall be developed substantially in accordance with plans and
specifications submitted to the City of Anaheim by the applicant and
which plans are on file with the Planning Department.
Planning Department
- 12 - PC2014-***
[DRAFT] ATTACHMENT NO. 5
RESOLUTION NO. PC2014-***
A RESOLUTION OF THE ANAHEIM PLANNING COMMISSION
APPROVING AN AMENDMENT TO
CONDITIONAL USE PERMIT NO. 61
AND VARIANCE NO. 2014-04973 AND
MAKING CERTAIN FINDINGS IN CONNECTION THEREWITH
(DEV2013-00015)
(1853 WEST ORANGE AVENUE)
WHEREAS, on February 15, 1960, the Anaheim Planning Commission adopted
Resolution No. 173 to approve Conditional Use Permit No. 61 to expand a church facility (herein
referred to as the "Original CUP") on that certain real property located at 1853 West Orange
Avenue in the City of Anaheim, as generally depicted on the map attached hereto as Exhibit A
and incorporated herein by this reference (the "Property"); and
WHEREAS, the Planning Commission of the City of Anaheim (the "Planning
Commission") did receive a verified petition for an amendment to Conditional Use Permit No.
61 and Variance No. 2014-04973, for that certain real property located at 1853 West Orange
Avenue in the City of Anaheim, County of Orange, State of California, as generally depicted on
the map attached hereto as Exhibit A and incorporated herein by this reference (the "Property");
and
WHEREAS, pursuant to Section 18.60.190 of the Anaheim Municipal Code
("Code"), the applicant filed a petition to amend the CUP to revise the parking lot layout and
allow fewer parking spaces than required by code for an existing church (herein referred to as the
"Proposed Project"). A .39 acre portion of the church property is being designated for use by a
proposed adjacent 37-unit residential project. This reduction in land area requires a revised
parking lot layout and reduces the total number of parking spaces. Said amendment is
designated as Conditional Use Permit No. 61A; and
WHEREAS, the Property is currently developed with a church on approximately
1.15 acres and is located in the "T" (Transition) Zone. The Anaheim General Plan designates
this Property for Low Density Residential land uses; and
WHEREAS, an amendment to Conditional Use Permit No. 61 is proposed in
conjunction with Variance No. 2014 -04973. The development comprising the aforementioned
development cases shall be referred to herein as the "Proposed Project"; and
WHEREAS, pursuant to and in accordance with the provisions of the California
Environmental Quality Act (Public Resources Code Section 21000 et seq.; herein referred to as
“CEQA”) , the State of California Guidelines for the Implementation of the California
Environmental Quality Act (the "CEQA Guidelines"), and the City's Local CEQA Procedure
Manual, the City is the "lead agency" for the preparation and consideration of environmental
documents for the Proposed Project; and
- 1 - PC2014-***
WHEREAS, a draft Mitigated Negative Declaration was prepared in accordance
with CEQA, the CEQA Guidelines and the City's Local CEQA Procedure Manual to evaluate the
physical environmental impacts of the Proposed Project. The Mitigated Negative Declaration
was circulated for a 30-day public/responsible agency review on July 7, 2014. A complete copy
of the Mitigated Negative Declaration is on file and can be viewed in the Planning Division of
the City. Copies of said document are also available for purchase; and
WHEREAS, in conformance with CEQA and the CEQA Guidelines a Mitigation
Monitoring Plan has been prepared for the Proposed Project and includes mitigation measures
that are specific to the Proposed Project. A complete copy of the Mitigated Monitoring Plan is on
file and can be viewed in the Planning Division of the City; and
WHEREAS, based upon a thorough review of the Proposed Project and the
Mitigated Negative Declaration, including the Mitigation Monitoring Plan and the comments
received to date and the responses prepared, staff finds that the Proposed Project will have a less
than significant impact upon the environment with the implementation of the conditions of
approval and the mitigation measures attached to this Resolution; and
WHEREAS, the Planning Commission did hold a public hearing at the Civic
Center in the City of Anaheim on July 28, 2014 at 5:00 p.m., notice of said public hearing having
been duly given as required by law and in accordance with the provisions of Chapter 18.60
(Procedures) of the Anaheim Municipal Code (herein referred to as the "Code"), to consider the
Mitigated Negative Declaration and to hear and consider evidence for and against the Proposed
Project and to investigate and make findings and recommendations in connection therewith; and
WHEREAS, the Planning Commission, after due inspection, investigation and
study made by itself and in its behalf, and after due consideration of all evidence and reports
offered at said hearing with respect to the revised parking lot layout of an existing church with
fewer parking spaces than required by the Zoning Code, does find and determine the following
facts:
1. The proposed request to revise an existing church parking lot layout properly one
for which a conditional use permit is authorized by Section 18.10.030.010 (Community and
Religious Assembly) of the Code; and
2. The proposed conditional use permit to revise an existing church parking lot
layout, as conditioned herein, would not adversely affect the adjoining land uses and the growth
and development of the area in which it is proposed to be located because the parking lot is
existing and is not expanded beyond the current footprint of the parking lot; and
3. The size and shape of the site for the use is adequate to allow the full
development of the proposed expansion of the existing church parking lot in a manner not
detrimental to the particular area or to the health and safety because the parking lot has been in
this location for several decades and proven to be compatible with surrounding uses; and
- 2 - PC2014-***
4. The traffic generated by the church will not increase due to the parking lot
expansion and therefore will not impose an undue burden upon the streets and highways
designed and improved to carry the traffic in the area because the traffic generated by this use
will occur after the highest peak afternoon hours on the adjacent highways; and
5. The granting of the conditional use permit under the conditions imposed will
not be detrimental to the health and safety of the citizens of the City of Anaheim as the
proposed expansion of the existing banquet facility will be compatible with the surrounding
area because the use is integrated with other uses on within the commercial center and is not a
health or safety risk to the citizens of the City of Anaheim.
WHEREAS, the Planning Commission does further find and determine that the
request for a variance to permit fewer parking spaces than required by Code in conjunction
with the proposed revised layout of the parking lot should be approved for the following
reasons:
SECTION NO. 18.42.040.010 Minimum number of parking spaces.
(52 spaces required;
50 spaces proposed)
1. That the variance, under the conditions imposed, if any, will not cause fewer off-
street parking spaces to be provided for the proposed use than the number of such spaces
necessary to accommodate all vehicles attributable to such use under the normal and reasonably
foreseeable conditions of operation of such use; and
2. That the variance, under the conditions imposed, if any, will not increase the
demand and competition for parking spaces upon the public streets in the immediate vicinity of
the proposed use because on-site parking will not increase or compete for on-street parking,
since adequate parking is provided on-site to accommodate the peak parking demands of the
existing church use; and
3. That the variance, under the conditions imposed, if any, will not increase the
demand and competition for parking spaces upon adjacent private property in the immediate
vicinity of the church; and
4. That the variance, under the conditions imposed, if any, will not increase traffic
congestion within the off-street parking areas or lots provided for the proposed use because the
project site provides adequate ingress and egress points to the property and are designed to allow
for adequate on-site circulation; and
5. That the variance, under the conditions imposed, if any, will not impede
vehicular ingress to or egress from adjacent properties upon the public streets in the immediate
vicinity of the proposed use because the project site has existing ingress or egress access points
that are designed to allow adequate on-site circulation and, therefore, will not impede vehicular
ingress to or egress from adjacent properties upon the public streets in the immediate vicinity of
the church.
- 3 - PC2014-***
NOW THEREFORE, BE IT RESOLVED, based upon the foregoing findings and
recitals, that the Planning Commission hereby adopts the Mitigated Negative Declaration and
Mitigation Monitoring Plan, and does find and determine their adequacy to serve as the required
environmental documentation for the Proposed Project, based upon a finding by the Planning
Commission that the Mitigated Negative Declaration reflects the independent judgment and
analysis of the lead agency; that it has considered the proposed Mitigated Negative Declaration
and Mitigation Monitoring Plan together with any comments and responses received during the
public review process; and, further finding on the basis of the Initial Study that there is no
substantial evidence, with the imposition of the mitigation measures identified in the Mitigation
Monitoring Plan that the Proposed Project will have a significant effect on the environment.
WHEREAS, the Planning Commission determines that the evidence in the
record constitutes substantial evidence to support the actions taken and the findings made in this
Resolution, that the facts stated in this Resolution are supported by substantial evidence in the
record, including testimony received at the public hearing, the staff presentations, the staff report
and all materials in the project files. There is no substantial evidence, nor are there other facts,
that detract from the findings made in this Resolution. The Planning Commission expressly
declares that it considered all evidence presented and reached these findings after due
consideration of all evidence presented to it.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission, for the
reasons hereinabove stated, that Conditional Use Permit No. 61A and Variance No. 2014-04973
are hereby approved, thereby amending the CUP, which approval is contingent upon and subject
to the conditions of approval described in Exhibit B attached hereto and incorporated herein by
this reference, which are hereby found to be a necessary prerequisite to the proposed use of the
subject Property in order to preserve the safety and general welfare of the citizens of the City of
Anaheim.
BE IT FURTHER RESOLVED that the conditions of approval attached to this
Resolution as Exhibit B amend the Previous Conditions of Approval and hereby replace the
Previous Conditions of Approval in their entirety and, therefore, shall control and govern the
Property.
BE IT FURTHER RESOLVED, that any amendment, modification or revocation
of this permit may be processed in accordance with Chapters 18.60.190 (Amendment to Permit
Approval) and 18.60.200 (City-Initiated Revocation or Modification of Permits) of the Anaheim
Municipal Code.
BE IT FURTHER RESOLVED that the Planning Commission does hereby find
and determine that adoption of this Resolution is expressly predicated upon applicant's
compliance with each and all of the conditions hereinabove set forth. Should any such condition,
or any part thereof, be declared invalid or unenforceable by the final judgment of any court of
competent jurisdiction, then this Resolution, and any approvals herein contained, shall be
deemed null and void.
- 4 - PC2014-***
BE IT FURTHER RESOLVED that approval of Conditional Use Permit No. 61A and
Variance No. 2014-2014-04973 constitutes approval of the proposed request only to the extent
that it complies with the Anaheim Municipal Zoning Code and any other applicable City, State
and Federal regulations. Approval does not include any action or findings as to compliance or
approval of the request regarding any other applicable ordinance, regulation or requirement.
THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting of
July 28, 2014. Said resolution is subject to the appeal provisions set forth in Chapter 18.60
(Procedures) of the Anaheim Municipal Code pertaining to appeal procedures and may be
replaced by a City Council Resolution in the event of an appeal.
CHAIRMAN, PLANNING COMMISSION OF THE
CITY OF ANAHEIM
ATTEST:
SECRETARY, PLANNING COMMISSION OF THE
CITY OF ANAHEIM
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF ANAHEIM )
I, Eleanor Morris, Secretary of the Planning Commission of the City of Anaheim, do hereby
certify that the foregoing resolution was passed and adopted at a meeting of the Planning
Commission of the City of Anaheim held on July 28, 2014, by the following vote of the
members thereof:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
IN WITNESS WHEREOF, I have hereunto set my hand this 28th day of July, 2014.
SECRETARY, PLANNING COMMISSION OF THE
CITY OF ANAHEIM
- 5 - PC2014-***
- 6 - PC2014-***
EXHIBIT “B”
AMENDMENT TO CONDITIONAL USE PERMIT NO. 61
(DEV2013-00015)
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
OPERATIONAL CONDITIONS
1 The church must have a minimum of 50 off-street parking
spaces for their use.
Planning Department,
Planning Services
Division
2 The Property shall be permanently maintained in an orderly
fashion through the provision of regular landscaping
maintenance and removal of trash or debris.
Planning Department,
Code Enforcement
Division
3 Any tree planted on-site shall be replaced in a timely manner
in the event that it is removed, damaged, diseased and/or
dead.
Planning Department,
Code Enforcement
Division
4 Any graffiti painted or marked upon the premises or on any
adjacent area under the control of the licensee shall be
removed or painted over within 24 hours of being applied.
Planning Department,
Code Enforcement
Division
5 Adequate lighting of parking lots and grounds contiguous to the
buildings shall be provided with lighting of sufficient wattage to
provide adequate illumination to make clearly visible the
presence of any person on or about the premises during the
hours of darkness and provide a safe, secure environment for all
persons, property, and vehicles on-site. Said information shall
be specifically shown on plans submitted for Police
Department, Community Services Division approval.
Police Department
6 No required parking area shall be fenced or otherwise enclosed
for outdoor storage. Planning Department,
Code Enforcement
Division
7 File an updated Emergency Listing Card, Form APD-281, with
the Police Department, available at the Police Department front
counter, or it can be downloaded from the following web
site: http://www.anaheim,net/article.asp?id=678.
Police Department
- 7 - PC2014-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
GENERAL CONDITIONS
8 The Applicant shall defend, indemnify, and hold harmless the
City and its officials, officers, employees and agents
(collectively referred to individually and collectively as
“Indemnitees”) from any and all claims, actions or
proceedings brought against Indemnitees to attack, review, set
aside, void, or annul the decision of the Indemnitees
concerning this permit or any of the proceedings, acts or
determinations taken, done, or made prior to the decision, or to
determine the reasonableness, legality or validity of any
condition attached thereto. The Applicant’s indemnification is
intended to include, but not be limited to, damages, fees and/or
costs awarded against or incurred by Indemnitees and costs of
suit, claim or litigation, including without limitation attorneys’
fees and other costs, liabilities and expenses incurred by
Indemnitees in connection with such proceeding.
Planning Department,
Planning Services
Division
9 The applicant is responsible for paying all charges related to
the processing of this discretionary case application within 30
days of the issuance of the final invoice or prior to the issuance
of building permits for this project, whichever occurs
first. Failure to pay all charges shall result in delays in the
issuance of required permits or may result in the revocation of
the approval of this application.
Planning Department,
Planning Services
Division
10 The property shall be developed substantially in accordance with
plans and specifications submitted to the City of Anaheim by the
applicant and which plans are on file with the Planning
Department and as conditioned herein.
Planning Department,
Planning Services
Division
- 8 - PC2014-***
ATTACHMENT NO. 6
Justification Letter for Conditional Use Permit and Tentative Tract Map TTM 17701
added to current application DEV2013-00015
1825 A (A.P. no’s. 128-121- 01, 03 & 04)
1825 B (A.P. no. 128-121-02)
1825 C (A. P. no. 128-121-11 &14)
1825 D (A. P. no. 128-121-26)
1807 (A.P. no. 128-121-15)
1831 (A.P. no. 128-121-13)
1837 (A. P. no. 128-121-25)
1853 (A. P. no. 128-121-24 portion of)
1855 (A. P. no. 128-121-05, 06, & 08)
West Orange Avenue
SILVEROAK Investment Corporation
July 16, 2014
Development application # 2013-00015 has a General Plan designation of Low Density
Residential. Silveroak Capital is requesting a reclassification of the property from
Transitional Zoning to the RS-4 Zone. In accordance with the RS-4 Zone requirements,
we wish to include a Conditional Use Permit request to establish comprehensive site
design and setbacks for our proposed 37 single family dwelling development. The
application also includes a filing for a subdivision map Tentative Tract Map 17701 to
subdivide the existing project site into 37 single family lots, 3 HOA lots and one private
street lot.
Conditional Use Permit- RS-4 Zone
Per Anaheim Municipal Code 18.4.160, all development in the RS-4 Zone shall be
subject to the approval of an application for a conditional use permit approved by the
Planning Commission. Therefore, we respectfully request consideration of this 37 unit
detached single family residential subdivision proposal to include a request for Planning
Commission review and approval of our site plan through a conditional use permit per
Section 18.66 of the Anaheim Municipal Code.
In support of this request, the proposed project complies with development standards
specified in Section 18.04.160 related to maximum density of 6.5 du/ac; whereas the
proposed project’s gross density is 6.49 du/ac. The project does not exceed the
minimum floor area requirements of the RS-4 Zone. The project has four floor plans as
follows.
Plan 1- 2,839 SF (first floor- 1,300 SF; second floor 1,539 SF; garage 421SF; optional
outdoor living 284 SF; porch 102 SF)
Plan 2- 2,978 SF (first floor- 1,341 SF; second floor 1,637 SF; garage 421 SF; optional
outdoor living 263 SF; porch 59 SF)
Plan 2x – 2,744 SF (first floor – 1,226 SF; second floor 1,518 SF; garage 422 SF;
optional outdoor living 158 SF; porch 31 SF)
Plan 3- 3,468 SF (first floor- 1,537 SF; second floor 1,932 SF; garage 663 SF; optional
outdoor living 233 SF; porch 92 SF)
Enhanced building elevations have been provided on the units adjacent to Orange Ave.
All lots comply with the 50% maximum building site coverage prescribed within RS-4
development standards: Plan 1- approximately 42%; Plan 2- approximately 41%; Plan
2x – approximately 36%; Plan 3- approximately 50.5% BSC. The average pad size is
5,384 sf.
Although setbacks are established by this CUP process, the proposed setbacks
demonstrated on the application site plan generally comply with the minimum setbacks
specified for RS-4 Zone. Nonetheless, our project proposes the following minimum
seatbacks;
Plan 1- 20’ to garage, 10’ to the front porch, 4’6” left side, 5’0’ right side, 15’ rear yard,
and 10’ from outdoor living
Plan 2- 20’ to garage, 10’ to the front bedroom, 5’0” left side with the fireplace extending
18” into the setback, 4’6’ right side, 15’rear yard, and 10’ from outdoor living
Plan 2x- 20’ to garage, 10’to the front bedroom, 5’6” left side with the fireplace and the
entry extending 18” and into the setback, 5’ right side, 15’ rear yard, and 10’ from
outdoor living
Plan 3- 20’ minimum to garage, 10’ to the front bedroom, 5’0” left side with the fireplace
extending 18” and into the setback, 5’0’ right side, 15’rear yard, and 10’ from outdoor
living
The proposed single family dwelling building height for Plan 1 is 26’ 6”, Plan 2 is 27’ 1”,
Plan 2x is 27’3”, Plan 3 is 28’ 6”.
The project also proposes the potential of adding “Outdoor Living Spaces”. The spaces
are covered patios that may encroach up to 10’ of the rear property line.
The project as proposed provides four (4) off-street parking spaces for each dwelling
within a 2-car enclosed attached garage with a minimum driveway length of 20 feet that
provide 2 off-street spaces in each driveway of every dwelling.
The streets within the project will be privately maintained.
The proposed project also would prepare and process a lot line adjustment as a part of
the final map for the Orange Ave. Baptist Church to convey a portion of its property to
Silveroak Investment. Currently the church has 55 parking spaces (see exhibit #1). The
conveyance of a portion of this property would reduce the number of parking spaces by
23 to 34 spaces (see exhibit #2). In order for the church to keep its current parking plan
intact, we would restripe the existing parking lot to contain 51 parking spaces (see
exhibit #3).
The project has no existing storm drain system to connect to. The project proposes to
use a STORMTECH storm drain / WQMP system which will be privately maintained.
Attached is a conceptual plan and specifications.
The project application also includes a SWMP as required by the Public Works,
Operations Department.
Sewer capacity has been analyzed and sufficient capacity is available for 37 units.
The proposed project will not adversely affect adjoining land uses, as the use is
consistent with the adjacent uses and allowable density for the site. The proposed
project provides a compatible traditional single family residential design and is
compatible and consistent with the adjoining single family units to the north, south, east
and west of the site.
The proposed site is large enough and able to accommodate the proposed project
design without negatively affecting the residential area and surrounding areas.
The traffic generated from the proposed development is consistent with existing General
Plan designated uses that would allow up to 6.5 du/ac on the site. Thus, the adjoining
streets are capable of accepting traffic generated from this infill development.
Finally, approval of this conditional use permit with conditions of approval will not harm
the health and safety of the citizens of Anaheim by the very nature that this is a
proposal for a residential project in a residential area that is consistent with surrounding
development and infrastructure.
Tentative Tract Map TTM 17701
Please amend our application to include this formal filing for a Tentative Tract Map to
subdivide the existing 5.9 acre project site into 37 single family lots, 3 landscaped HOA
lots adjacent to the Orange Ave. sidewalk and one private street lot. Proposed density is
6.5 du/ac. The minimum lot size proposed is 5,000 SF for a conventional single family
residential neighborhood design.
Please note that the City Engineer has approved the request to deviate from City
Standard No 162 as follows;
The easterly, north / south street provides a right of way dimension of 48’. This street
incorporates a 32’ curb to curb pavement dimension and a 4” parkway and a 4’
sidewalk. The northerly, east / west street provides a right of way dimension of 44’. This
street incorporates a 32’ curb to curb pavement dimension with a 4’ parkway and a 4’
sidewalk on the north side and a 4’ sidewalk on the south side only. The westerly, north
south street provides a right of way dimension of 36’. This street incorporates 28’ curb
to curb pavement dimension 4’ sidewalk and a 4’ parkway on the west side of the street
only.
Although the project provides off-street parking to satisfy requirements of the municipal
code without any street parking, in order to enhance the livability of the neighborhood
we propose to provide street parking on one side of the internal loop street through the
32 foot wide pavement section.
The proposed subdivision design and proposed improvements is consistent with the
City’s General Plan for Low Density designation with density allowance up to 6.5 du/ac.
We believe that the design and improvements, with conditions of approval for site
improvements that the site is physically suitable for the proposed density of
development, that the proposed subdivision map does not conflict with any existing
easements, and that access is restricted to Orange Ave. and therefore should be
recommended for approval.
If there are any additional materials or information required, please notify me
immediately. Please contact me directly should you have any questions 949-254-0135.
Respectfully,
Jeff Weber
SILVEROAK Capital Corporation
ATTACHMENT NO. 7
Justification Letter to Amend the Conditional Use Permit No. 61
1853 W. Orange Avenue
July 1, 2014
1853 (A. P. N. 128-121-24)
Orange Avenue Baptist Church
Finding of Facts
The current parking lot configuration is covered by an existing Conditional Use Permit
No. 61 which was authorized by the Zoning Code. The church congregation currently
consists of 25 people.
The reconfigured parking lot is a result of Orange Avenue Baptist Church selling
approximately 16,988 square feet (.39 acres).
An Amendment to the existing Conditional Use Permit No. 61is required to reconfigure
the parking lot from 55 spaces to 50 spaces. The revised parking plan allows for a more
efficient travel pattern and parking for the cars.
The proposed use is consistent with the current use and will not adversely affect the
adjoining land uses or growth and development of this area.
The proposed size and shape of the reconfigured parking lot plan is adequate to allow
for the continued use of the property and is not determine to this particular area or to
health and safety.
The reconfigured parking lot does not generate nor will impose an undue traffic burdens
upon the streets and highways designed and improved to carry traffic in the area.
The granting of this amendment to the existing Conditional Use Permit under the
conditions imposed, if any, will not be detrimental to the health and safety of the citizens
of Anaheim.
Respectfully,
Jeff Weber
SILVEROAK Investment Corporation
CITY OF ANAHEIM
MITIGATION MONITORING PLAN NO. 313
FOR 1825 W. Orange Residential Project
CEQA ACTION: MITIGATED NEGATIVE DECLARATION
PROJECT DESCRIPTION: The proposed Project includes a tentative tract map, conditional use permit and reclassification of a 5.7-acre parcel from the
“T” (Transition) to the RS-4 (Single Family Residential) Zone to establish and construct a 37-lot, single-family residential subdivision with modified lot
width and lot size requirements.
PROJECT LOCATION: 1825 WEST ORANGE AVENUE
STAFF CONTACT PERSON & PHONE NUMBER: VANESSA NORWOOD (714) 765-4934
TERMS AND DEFINITIONS:
1. Property Owner/Developer – Any owner or developer of real property within the proposed project site.
2. Environmental Equivalent/Timing – Any Mitigation Measure and timing thereof, subject to the approval of the City of Anaheim, which will have the same or superior
result and will have the same or superior effect on the environment. The Planning Department, in conjunction with any appropriate agencies or City departments, shall
determine the adequacy of any proposed “environmental equivalent/timing” and, if determined necessary, may refer said determination to the Planning Commission. Any
cost associated with the information required in order to make a determination of environmental equivalency/timing shall be borne by the property owner/developer. Staff
time for reviews will be charged on a time and materials basis at the rate in the City of Anaheim’s adopted fee schedule.
3. Timing - This is the point where a mitigation measure must be monitored for compliance. In the case where multiple action items are indicated, it is the first point where
compliance associated with the mitigation measure must be monitored. Once the initial action item has been complied with, no additional monitoring pursuant to the
Mitigation Monitoring Program will occur, as routine City practices and procedures will ensure that the intent of the measure has been complied with. For example, if the
timing is “to be shown on approved building plans” subsequent to issuance of the building permit consistent with the approved plans will be final building and zoning
inspections pursuant to the building permit to ensure compliance.
4. Responsibility of Monitoring - Shall mean that compliance with the subject mitigation measure(s) shall be reviewed and determined adequate by all departments listed
for each mitigation measure.
5. Ongoing Mitigation Measures – The mitigation measures that are designated to occur on an ongoing basis as part of this mitigation monitoring program will be
monitored in the form of an annual letter from the property owner/developer in January of each year stating how compliance with the subject measure(s) has been
achieved. When compliance with a measure has been demonstrated for a period of one year, monitoring of the measure will be deemed to be satisfied and no further
monitoring will occur. For measures that are to be monitored “Ongoing During Construction”, the annual letter will review those measures only while construction is
occurring; monitoring will be discontinued after construction is completed.
City of Anaheim, 200 S. Anaheim Blvd., Anaheim, CA 92805
Page 1
ATTACHMENT NO. 8
Timing Measure
Responsible Agency to
Monitor
Date
Completed
During Project Construction
AQ-1: Ongoing during demolition, grading and construction, the construction contractor
shall implement the following measures in addition to the existing requirements for fugitive
dust control under South Coast Air Quality Management District (SCAQMD) Rule 403:
• The construction contractor shall apply nontoxic chemical soil stabilizers to reduce
wind erosion on all disturbed areas and exposed ground surfaces.
• The construction contractor shall water exposed ground surfaces and disturbed
areas at least three times per day during all construction activities.
City of Anaheim/Construction
Contractor
During Project Construction CUL-1: In the event that archaeological resources are unearthed during excavation and
grading activities associated with the project, the contractor shall cease all earth-disturbing
activities within a 100-meter radius of the area of discovery and shall retain a qualified
archaeologist, as determined by the Public Works Department, to evaluate the significance
of the finding and appropriate course of action. Salvage operation requirements pursuant to
Section 15064.5 of the CEQA Guidelines shall be followed. After the find has been
appropriately mitigated, work in the area may resume.
City of Anaheim/Construction
Contractor
During Project Construction CUL-2: In the event that paleontological resources are unearthed during excavation and
grading activities associated with the project, the contractor shall cease all earth-disturbing
activities within a 100-meter radius of the area of discovery and shall retain a qualified
paleontologist that is approved by the Planning Department to evaluate the significance of the
finding and appropriate course of action. After the find has been appropriately mitigated,
work in the area may resume.
City of Anaheim/Construction
contractor
Prior to Demolition HAZ-1: As appropriate, a survey of painted surfaces shall be performed prior to demolition
of structures on-site. The project shall comply with the Cal-OSHA “lead in construction”
standards (Title 8 CRR, Section 1532.1) to protect workers from exposure to lead.
Requirements include worker training, proper hygiene practices, air monitoring, and other
controls. Any debris or soil containing lead-based paint or coatings will be disposed of at
landfills that meet the acceptance criteria for the waste being disposed of.
City of Anaheim/Construction
Contractor
Prior to Demolition HAZ-2: In accordance with Cal-OSHA regulations, a registered asbestos abatement
contractor shall be retained to remove and dispose of all potentially friable asbestos-containing
materials prior to disturbance during demolition activities. All demolition activities shall be
undertaken in accordance with OSHA standards contained in Title 8 of the California Code of
Regulations (CCR) to protect workers from exposure to asbestos. Specific measures could
include air monitoring during demolition and the use of vacuum extraction for asbestos-
containing materials. Disposal of all ACMs shall be completed in accordance with applicable
laws and regulations.
City of Anaheim/Construction
Contractor
1825 West Orange Avenue Residential Project Mitigation Monitoring Program
Page 2
ATTACHMENT NO. 9
PROJECT SUMMARY
Development Standard Proposed Project RS-4 Standards
Site Area 5.7 acres -
Density 6.5 du/ac 6.5 du/ac
Lot Area* 4,612 to 8,099 square feet Established by CUP
Lot Width* 46 – 58 feet Established by CUP
Building Height* Up to 29 feet 5 inches 30 feet or 2 stories
Floor Area* Four Bedrooms: 2,744 – 2,978 sq. ft.
Five Bedrooms: 3,450 - 3,507 sq. ft.
1,225 sq. ft. minimum
Maximum Site Coverage* 36% to 50.5% 50% maximum
Front Landscape Setback* 10 feet proposed 10 feet minimum
Side yard Setback* All provide 5 feet except Lot 29 with
a 4-foot side yard
5 feet minimum
Rear yard setback* 15 -28 feet 15 feet minimum
Parking
4 on-site parking spaces per unit
(2 garage spaces and 2 spaces in front
of garage)
20 on-street parking spaces
4 on-site parking spaces per unit
(2 garage spaces and 2 spaces in front of
garage)
*May be established or modified by CUP
PRIVATE STREET STANDARD MODIFICATIONS
Street
On-Street
Parking
Provided
Street
Width
Required
Street
Width
Proposed
Sidewalk
Width
Required
Sidewalk
Width
Proposed
Parkway
Width
Required
Parkway
Width
Proposed
Street A
No
28-32
28
4 feet
4 feet on
west side
only
6 feet
4 feet on
west side
only
Street B Yes* 28-32 32 4 feet 4 feet 6 feet 4 feet on
north side
only
Street C Yes* 28-32 32 4 feet 4 feet 6 feet 4 feet
1
Vanessa Norwood
From:Raymond White <rwwva63@yahoo.com>
Sent:Wednesday, July 16, 2014 6:58 PM
To:Vanessa Norwood
Subject:Fw: Proposed housing in Anaheim
Ray
On Wednesday, July 16, 2014 6:51 PM, Brinda Hutchins <imgwtwfan@yahoo.com> wrote:
Greetings,
My name is Raymond White and I reside at 418 Florette St., Anaheim, CA 92804.
I would like to voice mine & my neighbor’s thoughts as to the proposed construction in
the vicinity of 1853 West Orange Avenue in our fair city of Anaheim.
This proposed construction that is to begin sometime in September 2014 has myself &
my neighbors very concerned. As I mentioned I live the very next street north of
Orange Avenue and it is very close to the construction site and there is more than
enough housing in this neighborhood already. In this neighborhood we are already
dealing with close living conditions, tons of traffic, crowed stores and when you add the
construction noise & mess it will be unbearable! While we understand the construction
won’t be forever, we just don’t want to see anymore large scaled construction in our
neighborhood it’s too much for this small area.
My neighbors & I have had many talks regarding this proposed housing site and we
are all angry! Some of us attended the meeting a couple of months ago at the
Brookhurst Community Center and we are not happy about this!
We understand that money talks and you folks in the construction business stand to
make a lot of money on this project BUT it is very frustrating to us that have lived in
this neighborhood for many, many years to have to suffer & be squeezed out because
of it!
Therefore I am appealing to you and everyone else that is in the decision making to
please reconsider this construction proposal altogether!
Thank you for your consideration.
Respectfully,
Ray White
ATTACHMENT NO. 10
1 2/26/04
GUIDELINES FOR
SMALL -LOT DEVELOPMENT
CONTENTS:
A. PURPOSE.
B. APPLICABILITY
C. RELATIONSHIP WITH ADJACENT USES.
D. INTERNAL CIRCULATION.
E. ALLEYS.
F. MASSING AND ARTICULATIONS.
G. SOUND WALLS AND ENTRY FEATURES.
H. ENTRIES, PORCHES, AND TRELLISES.
I. FENCING.
J. LANDSCAPING.
K. TOT LOTS, PARKS AND OPEN SPACE.
A. PURPOSE.
The purpose of the Design Guidelines for Small-Lot Development is to provide
guidelines for reviewing development in the “RS-4” Single-Family Residential Zone.
B. APPLICABILITY.
These guidelines shall be used for all development requiring a conditional use permit
approval in the “RS-4” Zone. The guidelines, as tailored to a specific project, may be
imposed as conditions of approval and/or may be the basis for more specific conditions of
approval.
C. RELATIONSHIP WITH ADJACENT USES.
.01 Project designs should connect into the adjacent neighborhoods and provide
for future connections to currently undeveloped properties via streets or pedestrian and
bike paths.
.02 Projects adjacent to existing or future retail properties should provide auto,
pedestrian and bicycle access to adjacent developments, coordinating with walkways and
plaza locations.
.03 Projects should be designed with residences facing existing streets,
eliminating street-facing rear yard fences or sound walls where appropriate, unless the
traffic or acoustic impacts are significant and cannot be feasibly addressed by the
ATTACHMENT NO. 11
Small-Lot Guidelines
building design. Frontage roads are encouraged where appropriate and along arterial
highways to discourage multiple driveways.
.04 Pedestrian, bike and visual connections should be made wherever auto
connections are infeasible due to traffic, physical constraints or other considerations.
.05 Measures should be taken, such as the arrangement of second-story windows,
use of opaque glass, additional landscape screening, and/or increased second-story
setbacks, to ensure privacy when adjacent to existing single-family homes.
D. INTERNAL CIRCULATION.
.01 Public streets are strongly encouraged for all but the most minor streets, such
as those serving fewer than six residences.
.02 At a minimum, one public street should be constructed within any small-lot
development of over 11 dwelling units or one acre. This street should connect to adjacent
roads or parcels at a minimum of two locations creating a through-street condition
wherever feasible without creating shortcuts.
.03 Dead-end streets without cul-de-sacs are strongly discouraged.
.04 Internal street layout should provide loop circulation wherever possible.
.05 Where loop street connections are not feasible, pedestrian and bike paths may
be used as shortcuts to make walking and biking more convenient.
.06 Internal street and path layouts should connect to landmarks or amenity
features such as parks or community buildings, tot lots, or stands of major tree(s).
.07 Streets and paths should focus on important vistas such as community
buildings, mountains, trees, or open spaces.
.08 Where private streets are used, they should generally meet public street
standards, such as landscaping, sidewalks and on-street parking.
.09 Traffic calming measures, such as neckdown curbs and use of medians,
should be used to increase pedestrian safety, especially at primary intersections, parks
and common spaces, and tot lots.
.10 Residentially scaled streetlights, separated sidewalks with street trees within
planting strips or in tree wells and accent paving at neighborhood entries and crosswalks
are strongly encouraged.
.11 Streets serving more than six homes should have on-street parking and
sidewalks on each side of the street.
.12 Where on-street parking is limited to a single side of the street, a sidewalk
should be provided on that side.
.13 Separated sidewalks with street trees or decorative tree grates are strongly
encouraged for primary circulation and collector streets.
Small-Lot Guidelines
.14 Locations and access for refuse pick-up should be provided such that the pick-
up location is in close proximity to the unit.
E. ALLEYS.
.01 Alleys are appropriate where developments face major streets to which
driveway access is not allowed but homes oriented to the street are desirable, where the
greatest amount of on-street parking is needed because visitor parking is in high demand,
and where it is desirable to allow homes to front tot lots, parks or open space without a
road separating the homes from such features.
.02 Alley design principles:
• Alleys should be straight so that people can see from one end to the other;
• Dead-end alleys should be less than 100 feet long;
• Alleys should have special accent paving;
• Landscaping should be consistent with the rest of the development project,
with a 4-foot landscape strip adjacent to and on both sides of the alley and
a minimum of one tree at the rear of each lot; and
• Each lot should provide alley lighting from either building or pedestal
lighting.
F. MASSING AND ARTICULATIONS.
.01 The building facades should be varied through articulation of elements such as
bays and dormers. Changing materials on these elements provides further articulation and
add variety.
.02 The building facades should be varied through the use of more than one type
of building material and color palette within the project.
.03 The roofs should be varied through the use of more than one type of primary
roof material and more than one type of roof design within the project.
.04 The floor plans of the individual units should be varied within the project.
.05 The front of the garage should not extend beyond the front of the remainder of
the house and, if possible, should be set back from the front of the house.
.06 A variety of garage locations should be considered in order to avoid monotony
in the overall design.
.07 Each home should have a vertical element to its massing, such as a bay, corner
turret or dormer, based on the architectural character.
.08 The project should include a minimum of one single-story house on each side
of each block.
Small-Lot Guidelines
G. SOUND WALLS AND ENTRY FEATURES.
.01 Perimeter residences which are part of new developments should be oriented
to existing streets, minimizing the extent of sound walls or rear yard walls, except where
necessary due to acoustical requirements. Frontage roads are preferred in lieu of
soundwalls wherever possible.
.02 Understated entry features are desirable, to integrate the projects into the
neighborhood rather than differentiate developments. Accent landscaping and trellises to
set off development entries are more desirable than walls or structures.
.03 Berming along soundwalls should create the appearance of walls no taller than
six feet. Additional landscape setbacks, street trees and accent trees at entries are strongly
encouraged to improve the appearance of the soundwalls.
H. ENTRIES, PORCHES, AND TRELLISES.
.01 Entries and porches are strongly encouraged to be the primary element of each
home on the street facade.
.02 Entries and porches should be oriented to the street corners. At corner lots,
side yard facades should maintain the architectural design consistent with the front
facade. Wrap-around porches are encouraged on corner lots.
.03 Porch and entry features should primarily be single-story elements, or
incorporated into two-story vertical elements to break up the building mass along the
street.
.04 Entries and porches should be sized for a small seating area for chairs or a
bench outside of the main entry circulation path.
.05 Railings, short walls, trellises and roofs all add architectural detail and
character to the residences, providing visual interest to the homes.
.06 Trellises should be used to provide privacy, especially when used as a
framework for landscape vines, and to provide shade from the hot summer sun.
I. FENCING.
.01 Fencing at corner lots should begin at or near the back end of the building.
.02 Fences that are visible from the street should have additional detailing to
provide visual interest.
.03 Front-yard fences should correspond to the style of architecture of the
dwelling unit.
.04 Partially transparent fencing adds interest while maintaining privacy.
.05 Accents at gates, such as arched gates or arbors, add visual interest and
demarcation to entrances.
Small-Lot Guidelines
.06 Extended trellises and grills at small rear patios are encouraged to provide
privacy to and from neighbors.
.07 Low walls or fences (3-feet high) are encouraged at front or side yard patios,
where desired, in lieu of porch railings, etc.
J. LANDSCAPING.
.01 There should be an equal number of individual front yard landscape palettes,
varying in style, color and general appearance, as home models or unit types for each
development.
.02 Front yard landscaping which reinforces other design elements of the home,
such as vines on trellises, hedges or low fences and walls, is strongly encouraged.
.03 Where consistent planting is used, such as in parking courts, areas for
landscaping by each resident should be provided to add individual variety.
K. TOT LOTS, PARKS AND OPEN SPACE.
.01 Common open space, such as tot lots, parks with or without recreation
buildings, and swimming pools, should be provided for developments of 15 units or
greater.
.02 Common open space should be centrally located to be shared by the
neighborhood and be easily viewed from the street and homes for informal surveillance
and security.
.03 Setbacks should be increased to provide for additional private open space if
common open space is not provided.
.04 Tot lots and parks are encouraged as common open space. They should be
designed to facilitate use by a number of different ages or activity groups concurrently,
such as for small gatherings, and may include small barbeques and ample seating and
tables. Play equipment is desirable, as is a lawn area with seating and tables in the larger
play areas. A low transparent fence should enclose tot lot areas.
SILVEROAK INVESTMENT CORP.
ATTACHMENT NO. 12
SILVEROAK INVESTMENT CORP.
ORANGE AVENUEORANGE AVENUE"B" STREET"B" STREET"C" STREET"A" STREETALOT 21PLAN 1BFFE. 000.00PAD 119.00LOT 20PLAN 2XARFFE. 000.00PAD 119.50LOT 19PLAN 3BFFE. 000.00PAD 119.70LOT 18PLAN 2CRFFE. 000.00PAD 119.90LOT 17PLAN 3BFFE. 000.00PAD 120.40LOT 16PLAN 3AFFE. 000.00PAD 120.00LOT 15PLAN 3BFFE. 000.00PAD 119.80LOT 14PLAN 2ARFFE. 000.00PAD 120.00LOT 13PLAN 3BFFE. 000.00PAD 120.20LOT 12PLAN 3CRFFE. 000.00PAD 120.40LOT 11PLAN 2BFFE. 000.00PAD 120.60LOT 10PLAN 3ARFFE. 000.00PAD 120.90LOT 9PLAN 3CFFE. 000.00PAD 121.30LOT 8PLAN 3BRFFE. 000.00PAD 121.80LOT 7PLAN 3AFFE. 000.00PAD 122.20LOT 6PLAN 1AFFE. 000.00PAD 122.20LOT 5PLAN 3BFFE. 000.00PAD 121.70LOT 4PLAN 2AFFE. 000.00PAD 121.00LOT 3PLAN 3CFFE. 000.00PAD 120.70LOT 2PLAN 2BFFE. 000.00PAD 120.40LOT 1PLAN 3ARFFE. 000.00PAD 119.80LOT 32PLAN 2BFFE. 000.00PAD 119.80LOT 33PLAN 1CRFFE. 000.00PAD 120.30LOT 34PLAN 2ARFFE. 000.00PAD 120.50LOT 35PLAN 1BRFFE. 000.00PAD 120.80LOT 36PLAN 2CRFFE. 000.00PAD 121.40LOT 37PLAN 1ARFFE. 000.00PAD 122.00LOT 26PLAN 3BRFFE. 000.00PAD 120.70LOT 27PLAN 3AFFE. 000.00PAD 121.00LOT 28PLAN 3CFFE. 000.00PAD 121.40LOT 31PLAN 1CFFE. 000.00PAD 119.00LOT 30PLAN 2AFFE. 000.00PAD 118.70LOT 29PLAN 3BFFE. 000.00PAD 118.40LOT 25PLAN 2CFFE. 000.00PAD 121.40LOT 24PLAN 3BRFFE. 000.00PAD 120.30LOT 23PLAN 1ARFFE. 000.00PAD 120.10LOT 22PLAN 2XBFFE. 000.00PAD 119.90M3PM374456JOB:DRAWN: DATE:TRACT 17701ANAHEIM, CALIFORNIASILVEROAK INVESTMENT CORP.19100 VON KARMAN AVE.SUITE 400IRVINE, CALIFORNIA 926121169 PCROBERT MITCHELL & ASSOCIATESPLANNINGDESIGNLANDSCAPEARCHITECTUREMAINT. RESPONSIBILITY & PHASING PLANRWMJUNE 25, 20140'5'10'15'20' 40'1"=20'-0"COMMON AREA LANDSCAPING TO BE MAINTAINED BY THEPROJECT'S HOMEOWNER ASSOCIATION (INCLUDES LOTS 'A', 'B', 'C'& 'D' AND PART OF THE RIGHT OF WAY ALONG ORANGE AVENUE)COMMON DRIVEWAY IN EASEMENT TO BE MAINTAINED BY THEPROJECT'S HOMEOWNER ASSOCIATION.PRIVATE YARD AREA LANDSCAPING TO BE MAINTAINED BY EACHINDIVIDUAL PROPERTY OWNERPHASE LINEMODELS LOTS 29 & 30MODELS PARKING LOT 31PHASE 1 TR. 3177 LOTS 12PHASE 2 TR. 17700 LOTS 1 - 8PHASE 3 TR. 17701 LOTS 1 - 4, 32 - 36 & 29 - 30PHASE 4 TR. 17701 LOTS 5 - 10, 26 - 28 & 37PHASE 5 TR. 17701 LOTS 11 - 15 & 22 - 25PHASE 6 TR. 17701 LOTS 16 - 21PHASE 7 TR. 17701 LOT 31 (PARKING)LOTS 'A', 'B' & 'C' ARE LANDSCAPE LOTSLOT 'D' ENCOMPASSES 'A', 'B' & 'C' STREETSMP1234567
ORANGE AVENUEORANGE AVENUE"B" STREET"B" STREET"C" STREET"A" STREETALOT 21PLAN 1BFFE. 000.00PAD 119.00LOT 20PLAN 2XARFFE. 000.00PAD 119.50LOT 19PLAN 3BFFE. 000.00PAD 119.70LOT 18PLAN 2CRFFE. 000.00PAD 119.90LOT 17PLAN 3BFFE. 000.00PAD 120.40LOT 16PLAN 3AFFE. 000.00PAD 120.00LOT 15PLAN 3BFFE. 000.00PAD 119.80LOT 14PLAN 2ARFFE. 000.00PAD 120.00LOT 13PLAN 3BFFE. 000.00PAD 120.20LOT 12PLAN 3CRFFE. 000.00PAD 120.40LOT 11PLAN 2BFFE. 000.00PAD 120.60LOT 10PLAN 3ARFFE. 000.00PAD 120.90LOT 9PLAN 3CFFE. 000.00PAD 121.30LOT 8PLAN 3BRFFE. 000.00PAD 121.80LOT 7PLAN 3AFFE. 000.00PAD 122.20LOT 6PLAN 1AFFE. 000.00PAD 122.20LOT 5PLAN 3BFFE. 000.00PAD 121.70LOT 4PLAN 2AFFE. 000.00PAD 121.00LOT 3PLAN 3CFFE. 000.00PAD 120.70LOT 2PLAN 2BFFE. 000.00PAD 120.40LOT 1PLAN 3ARFFE. 000.00PAD 119.80LOT 32PLAN 2BFFE. 000.00PAD 119.80LOT 33PLAN 1CRFFE. 000.00PAD 120.30LOT 34PLAN 2ARFFE. 000.00PAD 120.50LOT 35PLAN 1BRFFE. 000.00PAD 120.80LOT 36PLAN 2CRFFE. 000.00PAD 121.40LOT 37PLAN 1ARFFE. 000.00PAD 122.00LOT 26PLAN 3BRFFE. 000.00PAD 120.70LOT 27PLAN 3AFFE. 000.00PAD 121.00LOT 28PLAN 3CFFE. 000.00PAD 121.40LOT 31PLAN 1CFFE. 000.00PAD 119.00LOT 30PLAN 2AFFE. 000.00PAD 118.70LOT 29PLAN 3BFFE. 000.00PAD 118.40LOT 25PLAN 2CFFE. 000.00PAD 121.40LOT 24PLAN 3BRFFE. 000.00PAD 120.30LOT 23PLAN 1ARFFE. 000.00PAD 120.10LOT 22PLAN 2XBFFE. 000.00PAD 119.90JOB:DRAWN: DATE:TRACT 17701ANAHEIM, CALIFORNIASILVEROAK INVESTMENT CORP.19100 VON KARMAN AVE.SUITE 400IRVINE, CALIFORNIA 926121169 PCROBERT MITCHELL & ASSOCIATESPLANNINGDESIGNLANDSCAPEARCHITECTUREFENCE & WALL PLANRWMJUNE 25, 20140'5'10'15'20' 40'1"=20'-0"MIN. 6 FT. TO MAX. 7 FT. TALL SPLIT FACE CONCRETE BLOCKSCREEN WALL WITH PRECISION BLOCK ACCENT AND PRECASTCAP - SPLIT ON STREET SIDE (DETAIL 'A') AND PRECISION ONPRIVATE SIDE (DETAIL 'B')24" SQUARE 7'-8" TALL SPLIT FACE CONCRETE BLOCK PILASTERWITH PRECAST CAP (DETAIL 'C')6 FT. TALL VINYL FENCING AND GATES (DETAIL 'D')
CSPLIT FACE MASONRY PILASTER w/ PRECAST CAP1/2" = 1'-0"ASPLIT FACE SCREEN WALL ALONG ORANGE AVENUE1/2" = 1'-0"(ORANGE AVENUE SIDE)7'-8" MAX.7'-0" MAX.24"FINISHGRADEFINISHGRADEPRECAST CAPPRECAST CAP8"x8"x16" PRECISIONBLOCK ACCENT8"x8"x16" SPLIT FACECONCRETE BLOCKFACING STREET8"x8"x16" SPLIT FACECONCRETE BLOCKBSPLIT FACE SCREEN WALL ALONG ORANGE AVENUE1/2" = 1'-0"(PRIVATE YARD SIDE)7'-0" MAX.FINISHGRADEPRECAST CAP8"x8"x16" PRECISIONCONCRETE BLOCKFACING UNITSJOB:DRAWN: DATE:TRACT 17701ANAHEIM, CALIFORNIASILVEROAK INVESTMENT CORP.19100 VON KARMAN AVE.SUITE 400IRVINE, CALIFORNIA 926121169 PCROBERT MITCHELL & ASSOCIATESPLANNINGDESIGNLANDSCAPEARCHITECTUREFENCE & WALL DETAILS & IMAGESRWMJUNE 25, 2014DIMAGES OF VINYL FENCING & GATE(NO SCALE)
MATCHLINEMATCHLINEMATCHLINEMATCHLINEMATCHLINEMATCHLINEMATCH LINE
MATCH LINE MATCH LINE
MATCHLINEMATCHLINEMATCHLINEMATCHLINEMATCHLINEMATCHLINELIMIT OF WORKLIMITOFWORKLIMITOFWORKLIMITOFWORKLIMITOFWORKLIMIT OF WORKLIMITOFWORKLIMITOFWORKLIMITOFWORKLIMITOFWORKLIMITOFWORKLIMITOFWORKLIMITOFWORKLIMITOFWORKLIMITOFWORKLIMITOFWORKLIMIT OF WORKLIMIT OF WORKLIMIT OF WORKLIMITOFWORKLIMIT OF WORKLIMIT OF WORKPLANTING & IRRIGATION ALONGCHURCH PROPERTY BY OTHERSJOB:DRAWN: DATE:TRACT 17701ANAHEIM, CALIFORNIASILVEROAK INVESTMENT CORP.19100 VON KARMAN AVE.SUITE 400IRVINE, CALIFORNIA 926121169 PCROBERT MITCHELL & ASSOCIATESPLANNINGDESIGNLANDSCAPEARCHITECTURECONCEPTUAL LANDSCAPE PLANLNSJUNE 25, 20140'5'10'15'20' 40'1"=20'-0"CUPANIOPSIS ANACARDIODESMIN. 24" BOXCINNAMOMUM CAMPHORAMIN. 24" BOXCRAPE MYRTLEMIN. 24" BOXMAGNOLIA 'LITTLE GEM'MIN. 24" BOXRHAPHIOLEPIS 'MAJESTIC BEAUTY'MIN. 15 GAL.ERIOBOTRYA 'COPPERTONE'MIN. 15 GAL.TRISTANIA CONFERTAMIN. 15 GAL.PYRUS 'ARISTOCRAT'MIN. 24" BOXCONTAINER SHRUBS AND VINES WITHBARK MULCH (TYP.)LAWN FROM SOD "MARATHON ii" BYSOUTHLAND SOD FARMS OR EQUAL(TYP.)GROUNDCOVER IN PARKWAY (TYP.)
ATTACHMENT NO. 13
200 S. Anaheim Blvd.
Suite #162
Anaheim, CA 92805
Tel: (714) 765-5139
Fax: (714) 765-5280
www.anaheim.net
City of Anaheim
PLANNING DEPARTMENT
There is no new correspondence
regarding this item.