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Resolution-PC 2016-011RESOLUTION NO. PC2016 -011 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ANAHEIM APPROVING CONDITIONAL USE PERMIT NO. 2015-05787 AND MAKING CERTAIN FINDINGS IN CONNECTION THEREWITH (DEV2015-00002) (420 AND 440 NORTH MAGNOLIA 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. 2015-05787 to permit a 25 -unit, small lot single family residential subdivision for that certain real property located at 420 and 440 North Magnolia 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, the Property consists of two parcels, one of which is currently undeveloped and is located in the "T" Transition Zone. The second parcel is also undeveloped and is located in the "C -G" Commercial General Zone. The Anaheim General Plan designates this Property for Residential Corridor land uses; and WHEREAS, all development within the "RS -4" Single -Family Residential Zone is subject to the provisions of Section 18.04.160 (Development in the RS -4 Zone) of Chapter 18.04 (Single -Family Residential Zones) of the Anaheim Municipal Code (the "Code"), which provides that all such development is subject to the approval of a conditional use permit; and WHEREAS, Conditional Use Permit No. 2015-05787 is proposed in conjunction with Reclassification No. 2015-00277, which is a request to rezone or reclassify the Property from the "T" Transition Zone and the "C -G" General Commercial Zone to the "RS -4" Single -Family Residential Zone, and Tentative Tract Map No. 17858, which would establish a 25 -lot single family residential subdivision on the Property (collectively referred to herein as the "Proposed Project"); and WHEREAS, the Planning Commission did hold a public hearing at the Anaheim Civic Center, Council Chamber, 200 South Anaheim Boulevard, on January 25, 2016 to hear and consider evidence for and against the Proposed Project, including proposed Reclassification No. 2015-00277, Conditional Use Permit No. 2015-05787 and Tentative Tract Map No. 17858, and to investigate and make findings and recommendations in connection therewith. Notice of said public hearing was duly given as required by Section 65090 of the California Government Code and in accordance with the provisions of Chapter 18.60 (Procedures) of the Anaheim Municipal Code (the "Code"); 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 the Proposed Project is within that class of projects which consist of in -fill development meeting the conditions described in Section 15332 of Title 14 of the California Code of Regulations ("CEQA Guidelines") and, pursuant to Section 15332 of the CEQA Guidelines, is categorically exempt from the provisions of CEQA; and - I - PC2016-011 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 25 -lot single-family residential subdivision with a deviation from the City's private street standard pertaining to street and parkway widths, does find and determine pursuant to Subsection .060 of Section 18.04.160 (Development in the RS -4 Zone) of the Code, the following facts with respect to Conditional Use Permit No. 2015- 05787: 1) The uses within the Proposed Project are compatible with surrounding land uses. 2) New buildings or structures related to the Proposed Project are compatible with the scale, mass, bulk, and orientation of existing buildings in the surrounding area. The lot sizes and widths proposed are adequate to ensure quality design that is compatible with the adjacent residential neighborhood and is not anticipated to adversely affect development of the area. With the modifications of certain standards described herein 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. 3) Vehicular and pedestrian access are adequate in that Public Works Staff determined that a traffic study is not required for the Proposed Project since it does not meet the minimum threshold of 100 vehicle trips in the a.m. or p.m. peak hours. The City's Traffic Study Guidelines state that a traffic study is only required when a project's trips generation is expected to exceed 100 vehicle trips in the a.m. or p.m. peak hours. The Proposed Project would generate traffic well below this threshold and, therefore, a traffic study was not required. The overall net increase of 24 new homes would not exceed the City's General Plan, which allows a density of up to 13 dwelling units per acre. 4) The Proposed Project is consistent with the City's "Guidelines for Small -Lot Development" in that the proposed development incorporates these guidelines into the project based on the size of the lots, adequate private yard areas, varied architectural features, and private streets which include connective sidewalks and parkways. 5) The size and shape of the site proposed for the use is adequate to allow the full development of the proposed use in a manner not detrimental to the particular area in that 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 because the lot sizes and widths proposed are adequate to ensure quality design that is compatible with the adjacent residential neighborhood and therefore it is not anticipated to adversely affect development of the area. 6) The Proposed Project has been designed to accommodate the required on-site parking, vehicular circulation, and trash collection and 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. A street deviation was requested by the applicant and approved by the City Engineer to allow waiver of the parkway and minimum street width for all private streets within the project site. 7) The impact upon the surrounding area has been mitigated to the maximum extent practicable in that site development standards proposed for the Proposed Project are consistent with the development standards of the "RS -4" Single -Family Residential Zone and the Corridor Residential General Plan designation. - 2 - PC2016 -011 8) The Proposed Project complies with the General Plan and Subdivision Map Act in that the City's General Plan Land Use designation allows up to 13 dwelling units per gross acre, whereas the Proposed Project is 9.03 dwelling units per gross acre. The detached, single-family small -lot subdivision is compatible with uses that surround the project site. The Proposed Project is consistent with the site development standards of the "RS -4" Single -Family Residential Zone; thus, the size and shape of the site proposed for the use is adequate to allow the full development of the Proposed Project. 9) The granting of the conditional use permit under the conditions imposed, if any, will not be detrimental to the health and safety of the citizens of the City of Anaheim. WHEREAS, this 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. This 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 this Planning Commission does hereby approve Conditional Use Permit No. 2015-05787, 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. 2015-00277, (2) approval of Tentative Tract Map No. 17858, 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. 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. - 3 - PC2016 -011 THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting of January 25, 2016. 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. ". /.. z ?. "�" --- 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 January 25, 2016, by the following vote of the members thereof: AYES: COMMISSIONERS: CALDWELL, DALATI, HENNINGER, LIEBERMAN NOES: COMMISSIONERS: BOSTWICK, RAMIREZ, SEYMOUR ABSENT: COMMISSIONERS: NONE 2016. IN WITNESS WHEREOF, I have hereunto set my hand this 25th day of January, SECRETARY, PLANNING COMMISSION OF THE CITY OF ANAHEIM - 4 - PC2016 -011 EXHIBIT "A" DEV NO. 2015-00002 APN: 071-491-32 071-491-30 LU W W BAYLOR CIR Z a z Z LU Q 223' Q J 0 Z W MADISON CIR Q � o W MADISON C Z 0 v U U Z Z O O o C) �N6 a a 100' W ADISON C W MADISON CPR o so ioa U '0 Source: Recorded Tract Maps and/or City GIS. Feet Please note the accuracy is +/- two to five feet. - 5 - PC2016 -011 EXHIBIT "B" CONDITIONAL USE PERMIT NO. 2015-05787 (DEV2015-00002) NO. CONDITIONS OF APPROVAL RESPONSIBLEDEPARTMENT PRIOR TO THE ISSUANCE OFA GRADING PERMIT 1 The Water Quality Management Plan ("WQMP") for the Project shall Public Works, be submitted for review and approved by the Development Services Division of the Public Works Department. The water quality Development Services management plan shall be submitted for review and approval to Public Works, Development Services. 2 The developer/owner shall submit a set of improvement plans for Public Utilities — Public Utilities Department Water Engineering Division review and approval in determining the conditions necessary for providing water Water Engineering service to the project. 3 An all-weather access road, as approved by the Fire Department, Fire Department shall be provided during construction. 4 The property owner shall submit project improvement plans that Public Works, incorporate the required drainage improvements. No offsite run-off Development Services shall be blocked during and after grading operations or perimeter wall construction. 5 The owner shall demonstrate that coverage has been obtained under California's General Permit for Stormwater Discharges Associated Public Works ' with Construction Activity by providing a copy of the Notice of Development Services 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. 6 Prior to issuance of the grading permit and right-of-way construction Public Works, permit for the storm drain, whichever occurs first, a Save Harmless Development Services Agreement in -lieu of an Encroachment Agreement is required to be executed in a form that is satisfactory to and approved by the City Engineer or his authorized representative and recorded by the applicant as a lien on the property for any storm drains connecting to a City storm drain. - 6 - PC2016 -011 - 7 - PC2016 -011 RESPONSIBLEDEPARTMENT NO. CONDITIONS OF APPROVAL PRIOR TO THE ISSUANCE OFA BUILDING PERMIT 7 All individual residential units shall have addressing readily readable from the street, indicating the address of that unit. All addressing Police Department shall be free from obstruction and either well lit during hours of darkness or of a highly contrasting color to its background. 8 All exterior doors shall have adequate security hardware, e.g. Police Department deadbolt locks. 9 Wide-angle peepholes or other viewing device shall be designed into all dwelling -unit front doors and all solid doors where exterior Police Department visibility is compromised. 10 Door locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside doorknob/lever/turn-piece. Police Department 11 Landscaping shall be of the type and situated in locations to maximize observation while providing the desired degree of Police Department aesthetics. 12 The developer shall post bonds for improvements in the public right- Public Works, of -way in an amount and form that is satisfactory to and approved by the City Engineer or his authorized representative. Development Services 13 This condition of approval was deleted at the public hearing. 14 The proposed Street A shall have stop control at Ma p p p Magnolia Avenue. Public Works, Building plans shall show a stop sign on the private drive and a stop Development Services, bar and legend painted on the street per the latest versions of the City Traffic Engineering of Anaheim Engineering Standard Details 434 and 436. 15 The developer shall submit a sewer improvement plan to the Public Public Works, Works Department for construction of the private sewer system, Development Services which shall be in a form that is satisfactory to and approved by the City Engineer or his authorized representative. The improvements shall be constructed prior to final building and zoning inspection. The sanitary sewers for this development shall be privately maintained. PRIOR TO APPROVAL OF PLANS RELATED TO WATER ENGINEERING - 7 - PC2016 -011 - 8 - PC2016 -011 RESPONSIBLEDEPARTMENT NO. CONDITIONS OF APPROVAL 16 All backflow equipment shall be located above ground outside of the Public Utilities, street setback area in a manner fully screened from all public streets Water Engineering 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 of the Anaheim Public Utilities Department outside of the street setback area in a manner fully screened from all public streets and alleys. Said information shall be specifically shown on plans and satisfactory to and approved by the Water Engineering Division and the Cross Connection Control Inspector. 17 All requests for new water services, backflow equipment, or fire Public Utilities, lines, as well as any modifications, relocations, or abandonments of Water Engineering existing water services, backflow equipment, and fire lines, shall be coordinated and permitted through Water Engineering Division of the Anaheim Public Utilities Department. 18 All existing water services and fire services shall conform to current Public Utilities, Water Services Standard Specifications. Any water service and/or Water Engineering fire line that does not meet current standards shall be upgraded if continued use if 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. 19 The Owner shall irrevocably offer to dedicate to the City of Anaheim Public Utilities, (i) an easement for all large domestic above -ground water meters and Water Engineering 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 Declaration of Covenants, Conditions and Restrictions for the project. - 8 - PC2016 -011 -9- PC2016-011 RESPONSIBLE NO. CONDITIONS OF APPROVAL DEPARTMENT 20 The developer/owner shall submit a water system master plan, Public Utilities, including a hydraulic distribution network analysis, for Public Water Engineering Utilities Water Engineering Division review and approval. The master plan shall demonstrate the adequacy of the proposed on-site water system to meet the project's water demands and fire protection requirements. 21 The developer/owner shall submit to the Public Utilities Department Public Utilities, Water Engineering Division an estimate of the maximum fire flow Water Engineering 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. 22 Water improvement plans shall be submitted to the Public Utilities Public Utilities, Department Water Engineering Division for approval and a Water Engineering performance bond in the amount approved by the City Engineer and form approved by City Attorney shall be posted with the City of Anaheim. 23 Individual water service and/or fire line connections will be required Public Utilities, for each parcel or residential, commercial, industrial unit per Rule 18 Water Engineering of the City of Anaheim's Water Rates, Rules and Regulations. 24 The Owner shall be responsible for restoring any special surface Public Utilities, improvements, other than asphalt paving, within any right-of-way, Water Engineering 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 CC&R's for the project and the City easement deeds. 25 The following minimum horizontal clearances shall be maintained Public Utilities, between proposed water main and other facilities: Water Engineering - A 10 -foot minimum separation (outside wall -to -outside wall) from sanitary sewer mains and laterals shall be provided. - A 5 -foot minimum separation from all other utilities, including storm drains, gas, and electric shall be provided. - A 6 -foot minimum separation from curb face. 26 A minimum of two connections to public water mains and water Public Utilities, looping inside the project are required. Water Engineering -9- PC2016-011 NO. CONDITIONS OF APPROVAL RESPONSIBLEDEPARTMENT 27 No public water main or public water facilities shall be installed in Public Utilities, private alleys or paseo areas. Water Engineering 28 No public water mains or laterals shall be allowed under parking Public Utilities, stalls or parking lots or within Street "D" and Street "E". The looping Water Engineering public water main shall be installed in Streets "A", "B", and "C". No wall shall be allowed over the City public water main at the end of Street "C". The City will consider allowing a wrought iron fence at the end of Street "C" in lieu of a wall. Water meters for lots on Streets "D" and "E" shall be installed and banked along Streets "A" and "B". 29 All fire services 2 -inch and smaller shall be metered with a UL listed Public Utilities, meter, Hersey Residential Fire Meter with Translator Register, no Water Engineering equals. PRIOR TO APPROVAL OF PLANS RELATED TO ELECTRICAL ENGINEERING 30 Electric system plans, electrical panel drawings, site plans, elevation Public Utilities, plans, and related technical drawings and specifications shall be Electrical Engineering submitted to the Electrical Engineering Division of the Public Utilities Department to establish electrical service. PRIOR TO THE FINAL MAP APPROVAL 31 The Lot Line Adjustment (LLA -0000738) shall be approved and Public Works, recorded to adjust the line between Parcel 1 or Certificate of Development Services Compliance 2004-00054 and the retail center property. 32 The legal property owner shall post a security and execute a Public Works, Subdivision Agreement to complete the required public Development Services 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. PRIOR TO THE FINAL BUILDING AND ZONING INSPECTIONS 33 Prior to commencement of structural framing, fire hydrants shall be Fire Department installed and charged as required and approved by the Fire Department. Fire hydrants shall meet minimum Fire Department Specifications and Requirements for spacing, distance to structure and available fire flow. 34 An automatic fire sprinkler system shall be designed, installed and Fire Department IL maintained as required by the Fire Department. -10- PC2016 -011 NO. CONDITIONS OF APPROVAL RESPONSIBLEDEPARTMENT 35 The developer shall submit a request for street names for the private Public Works, streets. The street names must be approved by the Planning Division Development Services and placed on the final map. 36 The developer shall submit street improvement plans to the Public Public Works, Works department to construct a 5 -foot wide sidewalk adjacent to the Development Services right-of-way line, in conformance to Public Works standard detail no. 110-E, install landscape and irrigation between the sidewalks and curb on Magnolia Street. Remove and replace any damaged existing curb, gutter, and sidewalk. Existing pavement restoration and trench replacement in Magnolia shall be in conformance to Public Works standard detail no. 132-C. The improvements shall be constructed prior to final building and zoning inspection. 37 A maintenance covenant shall be submitted to the Subdivision Public Works, Section and approved by the City Attorney's office. The covenant Development Services shall include provisions for maintenance of private facilities such as private sewer, private street, 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 North Magnolia Street, the private street name sign and the Private Street. The covenant shall be recorded concurrently with the final map. 38 Demonstrate that all structural BMPs described in the Project WQMP Public Works, have been constructed and installed in conformance with approved Development Services 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. 39 The developer shall construct private streets in conformance with Public Works, City of Anaheim standard 162 and the approved deviation from the City Engineer. Development Services 40 Fire lanes or no parking zones shall be posted with "No Parking Any Public Works, Time." Said information shall be specifically shown on plans Development Services submitted for building permits. 41 The proposed "Street A" shall have stop control at Magnolia Avenue. Public Works, Building plans shall show a stop sign on the private drive and a stop bar and legend painted on the street per the latest versions of the City Development Services of Anaheim Engineering Standard Details 434 and 436. - 11 - PC2016 -011 NO. CONDITIONS OF APPROVAL RESPONSIBLEDEPARTMENT 42 Vehicle gates shall not be installed across Private Street "A" project Public Works, entry without providing a vehicle turnaround area to the satisfaction of the City Standard Details and the City Engineer. Development Services 43 All required public improvements shall be completed and operational Public Works, and submitted for approval to the Construction Services Division Development Services Inspector. 44 All required WQMP improvements shall be operational and verified Public Works, by the Construction Services Division Inspector and the Development Services Development Services Division. 45 All sidewalks shall be ADA compliant. Public Works, Development Services 46 All required street, landscaping, irrigation, sewer and drainage Public Works, improvements shall be constructed prior to final building and zoning inspections and are subject to review and approval by the Construction Services Construction Services inspector. GENERAL 47 Lot 25 shall not exceed 35 feet/2 stories. Planning Department 48 Emergency vehicular access shall be provided and maintained in Fire Department accordance with Fire Department Specifications and Requirements. 49 Vehicle gates shall not be installed across the project driveway without Public Works, providing a vehicle turnaround area to the satisfaction of City Development Services, Standards and the City Engineer. Traffic Engineering 50 Conditions of approval related to each of the timing milestones above Planning Department 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. - 12 - PC2016 -011 NO. CONDITIONS OF APPROVAL RESPONSIBLEDEPARTMENT 51 The Applicant shall defend, indemnify, and hold harmless the City Planning Department 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. 52 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 Planning Department 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. 53 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 - 13 - PC2016 -011