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Anaheim Planning Commission Agenda - 2:30 P.M.
Pubtic Comments: _
This is an opportunity for members of the public to speak on any item under the
jurisdiction of the Anaheim 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
Minutes
ITEM IJO. 1A
Receiving and approving the Minutes from the Planning
Commission Meeting of January 23, 2008.
Continued from the February 4, 2008, and February 20, 2008,
Planning Commission Meetings. (Motion)
ITEM NO. 1B
Receiving and approving the Minutes from the Planning
Commission Meeting of February 20, 2008. (Motion)
03/03/08
Page 2 of 7
Public Hearing Items:
ITEM NO. 2
CEQA ENVIRONMENTAL IMPACT REPORT NO. 330
Request for
(PREVIOUSLY-CERTIFIED) AND continuance to
ZONING CODE AMENDMENT NO. 2008-00064 March 31, 2008
Agent: Planning Department
City of Anaheim
200 South Anaheim Boulevard
Anaheim, CA 92805
Location: Citywide
City-initiated request (Planning Department) to amend Project Planner:
various sections of Title 18 "Zoning" of the Anaheim cflores@anaheim.net
Municipal Code to establish maximum size requirements for
flags and banners, to modify and clarify non-residential
parking requirements as shown in Table 42-A , to establish
maximum height of logos and trademark symbols for wall
signs, to add provisions for reconstruction of non-conforming
qualified historic structures in adopted Historic Districts to
modify provisions related to prohibited locations of Second
Residential Units, to modify irrigation requirements for
required landscaping to amend Chapter 18.92 "Definitions",
and to modify procedures to process appeals for public
hearing items.
CEQA Determination and Zoning Code Amendment
Resolution No.
03/03/08
'Page 3 of 7
ITEM NO. 3
CEQA CATEGORICAL EXEMPTION CLASS 3 AND
CONDITIONAL USE PERMIT NO. 2008-05294
WITH WAIVER OF CODE REQUIREMENT
Applicant: Paul Chiavatti
1997 Orange Olive Road
Orange, CA 92865
Location: 1340 West Pearl Street: Property is
approximately .23-acre having a frontage of 54
feet on the south side of Pearl Street,
approximately 294 feet north of the centerline of
Wilshire Avenue.
Request to permit residential group care facility for up to 24 Project Planner:
residents with waiver of minimum number of parking spaces. skoehm@ananeim.ner
CEQA Determination and Conditional Use Permit
Resolution No.
ITEM NO. 4
CEQA NEGATIVE DECLARATION AND
TENTATIVE PARCEL MAP" NO. 2007-232
Owner: North Anaheim Associates, LLC.
3185 Pullman Avenue
Costa Mesa, CA 92626
Applicant: BKM Development
3185 Pullman Avenue
Costa Mesa, CA 92626
Location: Assessors Parcel No. 035-010-80: Property is
approximately 4.61 acres, having a frontage of
131 feet on the west side of Patt Street and 229
feet an the west side of Kemp Street
approximately 452 feet north of the centerline of
La Palma Avenue.
Request to establish a 3-lot industrial subdivision. Project Planner.
Kwong2@anaheim.net
"`Advertised as a tentative tract map.
CEQA Determination and Tentative Parcel Map
Resolution No.
03/03/08
Page 4 of 7
ITEM Np. 5
Owner: Anaheim Redevelopment Agency
201 South Anaheim Boulevard #1003
Anaheim, CA 92805
Applicant: Jamboree Housing
17701 Cowan Avenue #200
Irvine, CA 92614
Location: Assessors Parcel Nos. 272-081-05. 07;
Property is approximately 1.29 acres and is
located west of the terminus of Glenoaks Avenue
at the Greenleaf Avenue intersection having a
418 foot frontage on the west side of Greenleaf
Avenue and east of the I-5 Freeway.
Request for Planning Commission determination of
conformance with Density Bonus Ordinance to construct a
53-unit affordable apartment complex with development
incentives pertaining to structural height and a landscape
setback requirement adjacent to Greenleaf Avenue and the
Interstate 5 Freeway.
*Advertised as CEQA Statutory Exemption Section 15280
CEQA Determination and Miscellaneous Case
Resolution No.
Project Planner:
Kwong2@anaheim.net
Adjourn To Monday, March 17, 2008 at 1:00 P.M. for
Preliminary Plan Review.
03/03/08
Page 5 of 7
CERTIFICATION OF POSTING
I hereby certify that a complete copy of this agenda was posted at:
2:00 o.m. February 28, 2008
(TIME) (DATE)
LOCATION: COUNCIL CHA BER DISPLAY CASE AND
COU I I PLAY KIOSK
SIGNED:
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.
RIGHTS OF APPEAL TO CITY COUNCIL FROM PLANNING COMMISSION ACTION
Any action taken by the Planning Commission this date regarding Reclassifications,
Conditional Use Permits and Variances will be final 22 days after Planning Commission
action and any action regarding Tentative Tract and Parcel Maps will be final 10 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.
ANAHEIM PLANNING COMMISSION
In compliance with the American with Disabilities Act, if you need special assistance to
participate in this meeting, please contact the Planning Department, (714) 765-5139.
Notification no later than 10:00 a.m. on the Friday before the meeting will enable the
City to make reasonable arrangements to ensure accessibility to this meeting.
Recorded decision information is available 24 hours a day by calling the Planning
Department's Automated Telephone System at 714-765-5139.
03/03/08
Page 6 of 7
SCHEDULE
2008
March 17
March 31
April 14
April 28
May 12
May 28 (Wed)
June 9
June 23
July 7
July 21
August 4
August 18
September 3 (Wed)
September 15
September 29
October 13
October 27
November 10
November 24
December 8
December 22 (Cancelled)
03!03/08
Page 7 of 7
Item No. 2
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Zoning Code Amendment No. 2008-00064 Subject Property
Date: March 3, 2008
Citywide to4ae
200 5. Anaheim Blvd.
Suite#162
Anaheim, CA 92805
TeI: (714) 765-5139
Fax: (714) 765-5280
www.anaheim.net
L®CATI®N: Citywide
ItEOITEST: This is aCity-initiated request by the Planning Department to amend.
various sections of Title 18 "Zoning" of the Anaheim Municipal Code.
REC®MMENIDATI®N: Staff recommends that the Commission continue this
request to March 31, 200 to allow time for staff to finalize the requested
amendments.
Kespectfully submitted,
1~~~ ~/~~~sG„~-
Principal Pla/nner
by,
Manager
Item No. 3
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Conditional Use Permit No. 2008-05294
1340 West Pearl Street
DIAMOND ST
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Date: March 3, 2008
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Conditional Use Permit ~Jo. 2DD8-05294
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Sutject Properiy
Date: March 3, 2008
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July 2006
ITEM NO. 3
PLANNING COMMISSION AGENDA REPORT
City of Anaheim
PLANNING DEPARTMENT
DATE: MARCH 3, 2008
FROM: PLANNING SERVICES MANAGER
SUBJECT: CONDITIONAL USE PERMIT NO. 2008-05294
WITH WAIVER OF CODE REQUIREMENT
LOCATION: 1340 West Pearl Street
APPLICANT/PROPERTY OWNER: The applicant and property owner is Paul
Chiavatti.'
REQUEST: The applicant requests to establish a residential care facility for up to 24
people. The applicant also proposes to provide 9 pazking spaces where 19 spaces are.
required.
RECOMMENDATION:. Staff recommends the Planning.Commission adopt the
attachedsesolution; approving a Class 3 Categorical Exemption and approving
Conditional Use Permit Not 2008-05294 with fewer parking spaces than required by
;code.
BACKGROUND: This property is developed with a 2-story, 4-unit apartment building
and is located in the Medium Density Residential. (RM-4) zone. The Anaheim General
Plan designates this property and the adjacent properties to the east, wesf and south for
Medium Density Residential land uses..: The property to the north is designated forLow-
Medium Density Residential land uses.
PROPOSAL: The. applicant requests approval of a conditional use permit to establish a
4-unit residential care facility for up to 24 people to be used as asubstance abuse
recovery facility. The facility would provide onsite group counseling and vocational
training to parolees from the State of California under an eazly release drug treatment
program. Supervision of the property will be provided by a manager and two assistant
managers one of which will be on site at all times. The site plan indicates nine on site
parking spaces: a two car garage on Pearl Street with two off-street parking spaces. in the
driveway and a five caz gazage to the reaz of the property. Residents aze not permitted to
have automobiles. ,The provided parking spaces will be used by management and
counselors. Three of the apartment units have two bedrooms and one unit has three
bedrooms. Please refer to the summary chart attached to the staff report for project.
details.
200 S. Anaheim Blvd.
Suite #162
Anaheim, CA 92805
Tel: (714)765-5139
Fax: (714) 765-5280
a~ww.anaheim.net
GONDIT[ONAL. tiSP, PERMIT NO. 21708-05294
March 3.2008
Page ^- 0(3. ;
AIelAL,YSIS: The project has been evaluated for compliance with applicable development
standards. Following is staffs analysis and recommendations on the requested project:
Conditional Use Permit: A conditional use permit is required for a residential care facility in
the RM-4 zone. The applicant indicates in the letter of operation that the units will be rented to
persons on parole for drug treatment purposes. There are three other residential care facilities
also located on this street, at 1300, 1310 and 1320 West Pear] Street'At the Planning ,
Commission meetings far these: previous cases, concerns were raised by neighbors regarding
insufficient parking in the neighborhood, tenants congregating outside, and the proximity of the
facilities to children. In one ease, a condition was added to require enhancements to the south
portion of the property to provide a location for the tenants to congregate onsite. A similar
condition would not be necessary for this case as the property contains a patio azea within the
property that is not adjacent to the street.
There have been a total of 1 T reports of Code violations for the subject property and the three
other residential care facilities on Pearl Street, with the majority of the reports for trash or trash
containers left outside.
Parking: The applicant requests fewer parking spaces than required by code.. Code requires 19
spaces and nine spaces are proposed. The applicant has submitted a letter of operation'stating
that. residents will not be pennitted,to possess a vehicle:: As a result, no parking spaces will be
needed for the residents. _The provided parking spaces will be used by the on=site manager and
visitation by counselors andbther guests associated with the treatment program.' A parking
waiver was approved for the facility located at 1320 West Peazl, which required 19 spaces and
provided eight spaces. The other facilities were approved prior to the Zoning Code Update in
2004 and no CodeYequirements existed for residential bare facilities'at that time. No pazking
problems'have been reported`at these locations.
CONCLUSION:' ' The proposed project would provide a'supervised environment for!.
rehabilitation and vocational training. Based upon staff's'research of the operational'history of
the adjacent residential care facilities and the applicant's proposal and letter of operation, staff
recommends approval of this residential'care facility. to establish aresidential care facility for up
to 24 people with nine parking spaces where 19' are required by Code.
Respectfully submitted, Con ed y,'
~il"`6~ i~~rl~lS~'~'"
Principal Planner "ng Services Manager
f
~~,
CONDITIONAL. USG PGRMI"I' NO. ?008-D529A
March 3, ?008
Page 3 of 3
Attachments: °-
L Project Summary
2. Draft Resolution
3. Letter of Operation
The following attachments were provided to the Planning Commission and are available for
public review at the Planning Services Division at City Hall.
4. Plans
5. Site Photographs
6. Boazd and Caze/Residential Caze Facilities Maps
:~TTA~~ivrEi~rT l~t~. ><
PR~3ECT SUINIR?912Y ""
C~IVIDITI®NAI. IJSE PERI\'IIT N®. ?008-09294
ISevelopment Standards
ISeveiopment Standard Proposed Project la1VI-4 Zone Standards
Parking (see parking table
below) 9 spaces proposed 19 spaces required
Front: 18 ft. Front: 1~ ft.
Building and landscape setbacks Side: 5 ft.* Side: 15 ft.
Rear: 26 ft.'s Rear: 15 ft.
Building Height 2~ ft. 20 ft.
Existing building setbacks are legally nonconforming. No expansion to the buildings are
proposed; therefore a waiver of Code requirement is not being requested.
Parking
Ilse No. of beds Parking Ratio Parking Required
4 Unit Aparkment
Building (Residential 24 0.8 per bed 19
Group Care Facility)
Total 9*
* A total of 9 spaces are proposed; therefore a parking waiver is being requested.
(DRAFT]
RESOLUTION NO. PC2008-***
ATTACHMENT NO. 2
A RESOLUTION OF THE ANAHEIM PLANNING COMMISSION
APPROVING A CATEGORICAL EXEMPTION, SECTION 15303, CLASS 3 (NEW
CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES) AND APPROVING
CONDITIONAL USE PERMIT NO. 2008-05294
(1340 WEST PEARL STREET)
WHEREAS, the Anaheim Planning Commission did receive a verified Petition
for Conditional Use Permit for certain real property situated in the City of Anaheim, County of
Orange, State of California, shown on Exhibit A, attached hereto and incorporated herein by this
reference.
WHEREAS, the Planning Commission did hold a public hearing at the Civic
Center in the City of Anaheim on March 3, 2008, at 2:30 p.m., notice of said public hearing
having been duly given as required by law and in accordance with the provisions of the Anaheim
Municipal Code, Chapter 18.60, to heaz and consider evidence for and against said proposed
conditional use permit and to investigate and make findings and recommendations in connection
therewith;
WHEREAS, said 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
heazing, does find and determine the following facts:
1. That the proposed use to establish a residential care facility for up to 24 residents
is properly one for which a conditional use permit is permitted under authority of Code Section
No. 18.06.030.0040.0402 (Group Care Facilities) with waiver of the Following provision:
SECTION NO. 18.42.040.010 Minimum number of ~azking spaces.
(19 required; 9 proposed)
2. That the above-mentioned waiver, under the conditions imposed, will not cause
fewer off-street parking spaces to be provided for such use than the number of such spaces
necessary to accommodate all vehicles attributable to the proposal under the normal and
reasonably foreseeable operation of such use because the residents are not permitted to drive and
there aze a maximum of three staff members.
3. That the parking waiver, under the conditions imposed, will not increase the
demand .and competition for parking spaces upon the public streets in the immediate vicinity, as
indicated in the pazking demand letter provided by the applicant. Since the residents do not
drive, all of the parking demand will be provided on-site .and will not increase the demand for
parking on the public streets.
-1- PC2008-***
4. That the waiver will not increase the demand and competition for parking spaces
upon adjacent properties in the immediate vicinity of the proposed use since all parking is
contained on-site within the property boundaries.
5. That the waiver will not increase traffic congestion within the off-streef parking
areas or lots provided for the proposed uses as ingress and egress to the site would be provided
via one driveway along Pearl Street.
6. That the proposed residential care facility, 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 services provided are for the residents only and should
operate seamlessly within the residential living environment.
7. That the size and shape of the site for the residential care facility is adequate to
allow the full development of the proposed use in a manner not detrimental to the particular area
or to the health and safety.
8. That 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.
9. That *** indicated their presence at said public hearing in opposition; and that
*** correspondence was received in opposition to the subject petition.
WHEREAS, the proposed project falls within the definition of Categorical
Exemptions, Section 15303, Class 3 (New Construction or Conversion of Small Structures) as
defined in the State CEQA Guidelines, and is therefore, exempt from the requirement to prepare
additional environmental documentation.
NOW, THEREFORE, BE IT RESOLVED that the Anaheim Planning
Commission does hereby approve subject Petition for Conditional Use Permit, upon the
following conditions which are hereby found to be a necessary prerequisite to the proposed use
of the subject property in order to preserve the health and safety of the Citizens of the City of
Anaheim:
-2- PC2008-*
I~tesponsible
COA Conditions of Approval ffor
1Vlonitorin6
TIRIING: PRIOR TO dSSUANGE OFA B UILI)IN~ PL'RDgIT OR 6T'IT~IINA PERT®D ®F
ONE (1) YEAR %'ROM THE I9ATE OF THIS RESOL IITION, WIdPC'HEVER OC'CUIdS
FIRST
COA1 The applicant shall provide to the Planning Department a copy Planning
of the license, with any attached conditions, issued by the State
of California Department of Alcohol and Drug Programs,
authorizing the proposed use as a residential recovery facility.
TII~IING:'PItIOR TO FINAL ~UILDII!'G AND ZONING INSPECT'ZONS ;'
COA2 The subject property shall be developed substantially in Planning
accordance with plans and specifications submitted to the City
of Anaheim by the applicant and which plans are on file Frith
the Planning Department mazked Exhibit Nos. 1 through 3, and
as conditioned herein.
COA3 A valid business license shall be obtained from the City of Planning
Anaheim, Business License Division of the Planning
Department.
GENERAL CONDITIONS
COA4 That no signs shall be visible off=site identifying this use as a Planning
residential care facility.
COAS All recovery services, including counseling, shall be for the Planning
residents at this address (1340 West Peazl Street) only.
COA6 That the applicant shall provide a twenty four (24) hour per day Planning
on-site manager who will be responsible for responding to any
neighborhood concerns regazding the operations of the facility.
The name and telephone number of the on-site manager shall
be kept on file with the Code Enforcement Division and
Planning Services Division of the Planning Department.
COAT That all trash generated from the facility shall be properly Planning
contained in trash bins located within approved trash
enclosures. The number of bins shall be adequate and the trash
pick=up shall be as frequent as necessary to ensure the sanitary
handling and timely removal of refuse from the property.
COAL Complete a Burglary/Robbery Alarm Permit application, Form Police
APD 516, and return it to the Police Department prior to initial
alarm activation.
-3- PC200R-***
COA9 That this residential care facility shall be limited to twenty four Planning
(24) residents recovering from alcohol and/or chemical
dependency, screened for successful integration into a residential
setting and as stipulated by the applicant, no visitors other than
those providing professional services associated with the
treatment program shall be permitted nor shall residents be
permitted to drive or maintain a personal vehicle on the premises.
The facility shall benon-medical and shall be permitted to
provide both group and individual counseling from 8 a.m. to 5
p.m., Monday through Friday with a maximum of three (3)
employees/counselors.
COA10 That timing for compliance with conditions of approval may be Planning
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 Anaheim Municipal Code and
(iii) the applicant has demonstrated significant progress towazd
establishment of the use or approved development.
COAI 1 That extensions for further time to complete conditions of Planning
approval may be granted in accordance with Section 18.60.170
of the Anaheim Municipal Code.
COA12 That approval of this application constitutes approval of the Planning
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.
BE IT FURTHER RESOLVED that the Anaheim 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 the applicant is responsible for paying all
chazges related to the processing of this discretionary case application within 15 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 chazges shall result in delays in the issuance of required
permits or the revocation of the approval of this application.
-4- PC2008-***
THE FOREGOING RESOLUTION was adopted at the Planning Commission
meeting of March 3, 2008. Said resolution is subject to the appeal provisions set forth in Chapter
18.60, "Zoning Provisions -General" 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, ANAHEIM PLANNING COMMISSION
ATTEST:
SENIOR SECRETARY, ANAHEIM PLANNING COMMISSION
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF ANAHEIM )
I, Grace Medina, Senior Secretary of the Anaheim Planning Commission, do
hereby certify that the foregoing resolution was passed and adopted at a meeting of the Anaheim
Planning Commission held on March 8, 2008; by the following vote of the members thereof:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
IN WITNESS WHEREOF, I have hereunto set my hand this day of
2008.
SENIOR SECRETARY, ANAHEIM PLANNING COMMISSION
-5- PC2008 ***
A'1'TACFi10~Ei~''~' I~'~. 3
T2nlla7y `l. Zd~g
CITY- OF ANAHEIM
Re: li40 W. Pearl St., Anaheim
LETTER OF OPERATION
1997 Orange Olire Road 7H
Orange, CA 9?ft65
Tel: (714)?96-i75i
FaE: (714)?76-0?i7
This 4-Plea will be used as a substance abuse recovery facility licensed by the State of
California for Alcohol and Drug Programs providmg residential treahnent and vocational
training for pazolees from the State of California under an early release drug trearinent furlough
or other similar program.
Counseling will be iu-house mostly in-group sessions. Counselors can case manage the 24
residents; therefore, there will be no more than three counselors on site at any time. Testing is
performed on each resident on a regular basis.
Counseling services will be restricted to in-house residents only.
A manager and two assistant managers of which at least one will be on site at all times to
maintain the property and supervise operations.
None of the residents are allowed to have automobiles of any kind. If 1•esidents must leave the
building, an employee will make arrangements for their transportation.
Employees will be the only people allowed to have autos. Therefore, only three cars at any one
time will be on site.
Once the treatment is completed, most tenants will return to their families, others may choose
to go to sober Living at a different address.
The operation of this residence shall be identical to the existing C.U.P.s of 1300 and 1310 W.
Pear] 5t.
PAUL CHIAVATTI
CUP2008-05294
PC IVIEETIPdG: 03/03/08
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Subject Property
Date: March 3, 2008
Tentative Parcel Map No. 2007-232
APN 03501080
10485 I
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Subject Propert,~
Date: March 3, 2C10B
Tentative Parcel PAap TJe. 2Qd7-232
=,PP~ 035~106G
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ITEM NO: 4
PLANNING COMMISSION AGENI2A REPORT
City of Anaheim
PLANNING DEPARTMENT
DATE: MARCH 3, 2008
FROM: PLANNING SERVICES MANAGER
SUBJECT: TENTATIVE PARCEL MAP NO. 2007-232
LOCATION: The site is a vacant parcel and identified with APN 035-010-80.
APPLICANT/PROPERTYQWNER: The applicant is BKM Development and the
property owner is North Anaheim Associates, LLC.
REQUEST: The applicant requests to subdivide the property into three parcels.
RECOMMENDATION: Staff recommends the Planning Commission adopt the
attached resolution'approving a Negative Declaration and approving Tentative Parcel
Map No: 2007-232'
BACKGROUND: This property is vacant and is located in the Industrial (I) zone and is
'within the Merged Redevelopment Project Area. The General Plan designates this
property and the properties to the north and east'across Patt Street for Industrial land :
uses. Properties to the east across Kemp Street are designated for Medium Density
Residential land uses; properties to the'west and south aze`designated for Mixed Use
land uses.
On January 31, 2008, the Zoning Administrator continued the item to the February 14, `,
2008, meeting. The continuance was'requested by the applicant with staff's'
concurrence, to allow additional time to analyze the proposed access From Kemp Street
At the meeting, the'Zoning Administrator took public testimonies from two residents
who reside on Kemp Street: Both residents voiced their concern regarding commercial'
access to the subject site from Kemp' Street, noting the residential nature of the
neighborhood on the east side'of the street, the safety of children and the potential use of
alleys for commercial vehicle cut-through traffic to La Palma Avenue as theirprimazy
ooncerns>
This item was referred to the Planning Commission bythe Zoning Administrator on
February 14, 2008.
The proposed map is the third'and final'subdivision of a twenty-acre pazcel that
previously contained Essex Wire Corporation and Equistar Chemicals. In 2005, the
zoo s. Anaheim si~d. Zoning Administrator approved Tentative Parcel Map (TPM) No. 2005-147, a 21-lot'
suite nisz industrial subdivision with frontage on Patt Street. In 2006, the Zoning Administrator
Anaheim, CA 92805
Tel: (714) 765-5139
Fax: (714) 765-5280
www.anaheim.net
'rL'N'I'A'PIVB PARCGI. MAP NO. ?007-232
Match 3, ?008`
Page?oF3
approved TPM No. 2005-290, a 12-lot subdivision which also had frontage on Patt Street, Each-of -
these subdivisions was designed for access to be taken solely from Patt`Street. These projects were
conditioned in response to concerns of neighbors fiiving in the Kemp Streetneighborhood
PROPOSAL: The applicant proposes to subdivide the property into three parcels. No'new~
construction on the property is proposed. Please refer to the summary chart attached to the staff report
for project details.
ANALYSIS: The project site has frontage' on both Kemp and' Patt Streets. Parcel 3 of the proposed
parcel map is the only parcel with frontage on Patt Street. Vehicular access to the pazcels' is provided
via Kemp and Patt Street for Parcel 3 and access only to Patf Street for Parcels l and 2. Staff believes
industrial vehicular traffic on Kemp Street will create an unsafe condition for residents on the street due
to the substandard street width, the unsafe turning radius at the comer of Kemp StreePand La Palma
Avenue and the potential for vehicles to use adjacent residential streets and alleys. Staff has provided
the following analyses and recommendations.
Substandard width of Kemp Street: The width and configuration of Kemp: Street would not safely
accommodate industrial vehicular traffic.: The Circulation Element and'Public Works Standard Details
require a minimum right-of--way width of 60 feet for local residential streets and 72 feet for industrial
serving streets. Kemp Street has aright-of--way width of 40 feet, andtherefore; it is not wide enough to
safely serve truck traffic associated with industrial development. In September 2000, the' City
determined that the width of the street was not suitable for industrial traffic and posted'signs on Kemp
Street and in the adjacent neighborhood. Further, the corner radii on Kemp Street and La Palma
Avenue is not adequate Por industrial vehicles or any combination trucks to safely make aright-turn
from La Palma Avenue onto Kemp Street without encroaching into oncoming eastbound traffic on La
Palma Avenue.
Future median on La Palma Avenue: La Palma Avenue will have a raised median between Anaheim
Boulevard and Olive Street, prohibiting left turns from Kemp. Street onto La Palma Avenue. As a
result; access from Kemp Street would be restricted to right-turns only.. Vehicles exiting the property to
go eastbound on La Palma Avenue would. first need to proceed westbound on La Palma Avenue and
then make a U-turn at Anaheim Boulevard. Inbound traffic headed eastbound on La Palma Avenue
would first need to make a U-turn at Olive Street, and then backtrack to Kemp Street. Trucks would
.not be able make a U-turn at either intersection. Additionally, vehiclescould also utilize the alleys and
local street in the adjacent residential neighborhood to reach the nearest signalized intersection at Olive.
Street, increasing the commercial trafficin this neighborhood. Trucks would not be able use the alleys
as they aze too narrow to maneuver through safely.
Due to these ooncems; a condition of approval has been included that requires the property owner to
relinquish vehiculaz access rights to Kemp Street to ensure that the adjacent residential streets will not.
be negatively impacted by future development on the property. Further, there is a condition of approval
that requires recordation of appropriate access easements to insure that all parcels have legal access to
Patt Street.
retvt~artv>; t'nar_et. mt~r n~o. zoo.-zs2
March 3.2008
Paee 3 of 3
I~'utare naodi~cation oI'tcaffic signal on La Palnaa Avenue and Anaheim Boulevard: The City has°
awarded a contract to improve the intersection of La Palma Avenue and Anaheim Boulevard. The
improvements include changes in Lane aligmnent that would facilitate the future conversion of the
three-way intersection into afour-way intersection, with the fourth leg of the intersection likely to be a
private driveway. No plans for this driveway are proposed at this time; however, in the future this
driveway could potentially provide additional access to the site. Even though access at this point
cannot be guaranteed at this time, adequate access would be provided to all portions of the site through
the required easements to Patt Street.
CONCLUSION: Staff is supportive of this request to subdivide the property into three parcels. The
proposed subdivision is consistent with the General Plan and meets the minimum site requirements
adequate for industrial uses. Staff believes the proposed conditions of approval pertaining to vehicular
access rights on Kemp Street will help maintain the safety of the adjacent residential community both
along Kemp Street and on adjacent residential streets and the orderly circulation of both pedestrian and
vehicular traffic between the property and all streets and highways.
Respectfully submitted,
eI'1GId~~r~5`~
Principal Planner
er
Attachments:
1. Project Summary
2. Draft Resolution
The following attachment was provided to the Planning Commission and is available for public review
at the Planning Services Division at City Hall.
3. Tentative Pazcel Map
ATTACIIIVIENT N®. 1
1P1~~JECT SiJPV[R'IARI'
TILNTATI~i>C PAR~)CL NLAP N®. 2007-232
nebelo ~en~ se~,~aa~a ~~o osea >Pro•ee~ r saanaa~as
Site Area 4.47 acres N/A
Lot Size
Parcel 1 0.945 acres N/A
Parcel 2 ?.068 acres
Parcel3 1.455 acres
[DRAFT] A'T'TACHMENT N0.2
RESOLUTION NO. PC2008-***
A RESOLUTION OF THE ANAHEIM PLANNING COMMISSION
APPROVING A CEQA NEGATIVE DECLARATION AND APPROVING TENTATIVE
PARCEL MAP NO. 2007-232
(APN NO. 035-010-80)
WHEREAS, the Anaheim Planning Commission did receive an application for
Tentative Parcel Map No. 2007-232 for certain real property situated in the City of Anaheim,
County of Orange, State of California, shown on Exhibit A, attached hereto and incorporated herein
by this reference;
WHEREAS, the Zoning Administrator did hold a public hearing at the Civic Center in
the City of Anaheim on January 31, 2008, at 9:30 a.m., notice of said public hearing having been
duly given as required by law and in accordance with the provisions of the Anaheim Municipal
Code, Chapter 18.60 "Procedures", to hear and consider evidence for and against said proposed
tentative parcel map and to investigate and make findings and recommendations in connection
therewith; and that said hearing was continued to February 14, 2008; and
WHEREAS, the Zoning Administrator referred said public hearing to the Planning
Commission meeting on March 3, 2008, at 2:30 p.m., notice of said public hearing having been duly
given as required by law and in accordance with the provisions of the Anaheim Municipal Code,
Chapter 18.60 "Procedures", to hear and consider evidence for and against said proposed tentative
parcel map and to investigate and make Endings and recommendations in connection therewith; and
WHEREAS, said 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:
That the proposed subdivision is consistent with the General Plan land use designation
of Industrial and property is in the Industrial (I) zone.
That the design or improvement of the proposed subdivision is consistent with the
applicable General Plan.
That the site is physically suitable For the proposed subdivision.
4. That the site is physically suitable for the proposed density of development.
That the design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage or substantially and avoidably injure fish or wildlife
or their habitat.
6. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
PC2008-***
That The design of the subdivision or the type ofimprovements will not conflict with
easements, acquired by the public at large, for access through or use ofpropeaty within
the proposed subdivision. -
NObG', TIjEREFORE, BE IT RESOLVED that the Anaheim Planning Corptnission has
reviewed the proposal and does hereby find and determine that the Negative Declaration reflects the
independent judgment of the lead agency and that it has considered dre Negative Declaration
together witlj any comments received during the public review process and fiuther finding on the
basis of the initial study and any comments received that there is no substantial evidence that the
project will have a significant effect on the environment.
NOW. TFIEREFORE, BE IT FURTHER RESOLy~ED that the Anaheim Plaiming
Commission does hereby approve Tentative Parcel Map No. 200%-232, upon the following
conditions of approval 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:
COA Conditions of Approval Responsible for
Monitoring
TIMING: PRIOR TO APPROl~AL OF' FINAL PARCEL MAP
That atwenty-six (26) foot wide floating access easement over Parcel 3
in favor of Parcel 1 and 2 shall be recorded on the property for public PW -
COA 1 utility and emergency purposes including ingress and egress rights for Development
maintenance purposes. Said easement shall provide access rights to Services
Patt Street and shall be recorded concurrently with the final parcel map.
That atwenty-six (26) foot wide floating access easement over Parcel
2 in favor of Parcel 1 shall be recorded on the property for public PW -
COA 2 utility and emergency purposes including ingress and egress rights Development
for maintenance purposes. Said easement shall be recorded Services
concurrently with the final parcel map.
COA 3 The vehicular access rights to Kemp Street shall be released and PW
Development
relinquished to the City of Anaheim on the final map. Services
That a final map shall be submitted to and approved by the City of PW
COA 4 Anaheim and the Orange County Surveyor, and shall then be recorded Development
in the Office of the Orange County Recorder. A reciprocal access Services
agreement shall be recorded concurrently with the final parcel map.
That the legal property owner shall execute a Subdivision
Agreement, in a forni approved by the City Attorney, to complete the PW
COA 5 required public improvements at the legal property owner's expense. . Development
Said agreement shall be submitted to the Public Worlcs Department, Services
Subdivision Section, approved by the City Attorney and City.
Engineer and then recorded concurrently with the final parcel map.
-2- PC2008-*~~
COA 6 That all parcels shall be assigned street addresses by the Building
Division. PW
Development
Services
That the final map shall be recorded within a period of two (2) years
COA 7 from the date of this resolution. Extensions for further time to planning ~~
complete said conditions maybe granted in accordance with Section
18.03.090 of the Anaheim Municipal Code.
That timing for compliance with conditions of approval maybe
amended by the Planning Director upon a showing of good cause
provided (i) equivalent timing is established that satisfies the original
COA 8 intent and purpose of the condition(s), (ii) the modification complies Planning
with the Anaheim Municipal Code and (iii) the applicant has
demonstrated significant progress toward establishment of the use or
approved structure.
BE IT FURTHER RESOLVED that the Anaheim Planning Commission does hereby
find and detennine 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 the applicant is responsible for paying all
charges related to the processing of this discretionazy case .application within 15 days of the
issuance of the final invoice or final map recordation, whichever occurs first. Failure to pay all
charges shat] result in delays in the issuance of required permits or the revocation of the approval of
this application.
THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting of
March 3, ?008. 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 maybe replaced by
a City Council Resolution in the event of an appeal.
CHAIRMAN, ANAHEIM PLANNING COMMISSION
ATTEST:
SENIOR SECRETARY, ANAHEIM PLANNING COMMISSION
-3- PC2008-***
SPATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF ANAHEIM )
I, Grace Medina, Senior Secretary of the P.naheim Planning Commission, do hereby
certify that the foregoing resolution was passed and adopted at a meeting of the Anaheim Planning
Commission held on March 3, ?008.
IN WITNESS WHEREOF, I have hereunto set my hand this day of
X008.
SENIOR SECRETARY, ANAHEIM PLANNING COMMISSION
-4- PC2008-***
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Tentative Parcel Map No. 2007-232
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Pate: March 3
2008
Miscef aneous Permit No. 2007-00233 ,
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Subject Properly
Date: March 3. 200fS
10463
`.. ": ~'~-; Aerial Photo:
~"~ ~~ July 2006
ITEM NO. 5;
200 5. Anaheim Blvd:
Suite #1S2
Anaheim, GA 92805
Tel: 1714) 765-5138
Fax: (714) 765-5280
www.anaheim.net
PLANNING COMMISSION AGENDA REPORT
City of Anaheim
PLANNING DEPARTMENT
DATE: MARCH 3, 2008
FROM: PLANNING SERVICES MANAGER
'SUBJECT: MISCELLANEOUS CASENO. 2007=00233
LOCATION: The site is a vacant parcel and identified with Assessors Parcel Nos.
272-081-OS and 272-081-07.
APPLICANT/PROPERTY OWNER: The applicant is Jamboree Housing
Corporation and the property owner is the Anaheim Redevelopment Agency:
REQUEST: The applicant requests Planning Commission determination of
conformance with State density bonus law requirements to construct a 53-unit
affordable aparhnentcomplexwith Tief2 development incentives pertaining o
structuraTheightand alandscape setback requirement adjacent to the southwest
property line.
RECOMMENDATION: Staff recommends the Planning Commission adopt the
attached resolution;' approving a Statutory Exemption Section 21159.23 (Public
Resources Code:- Affordable Housing): and approving Miscellaneous!Permit No.
2007-00233.
BACKGROUND: The 1.2I-acre subjectproperty is vacant and is located in the
Multiple Family (RM-4) zone: The General Plan designates. this property and
properties to the east for Medium Density residential land uses, and properties. to the,
north for Low Density residential land uses. The Interstate 5 Freeway is located west
of the site.
Section 65415 of the State: Goverrunent Code requires cities. to allow. certain density °,
bonuses, development incentives and reduced parking requirements for housing
developments that provide. opportunities to households with very-low, low and
moderate incomes:; The Anaheim Zoning Code implemems these State
requirements. -The Code provides,applicants with a menu of "tiered"incentives that
:.offer two levels of review. based on the type of incentives. requested and the level of
_affordability proposed.
Tier One Incentives maybe approved by staff. Tier Two Incentives require a noticed
public hearing. before the Planning Commission... The requested incentives shall be r
granted;if the proposed housing development is in conformance with the
requirements of Code; unless findings can be made for denial.. The Planning...
YIISCELLANEOUS PERMIT NO. 2007-00233
March 3, 2005
Page 2 of 4'
Commission may deny a requested incentive if it finds that the incentive is not required in order
to provide affordable housing costs or rents, or finds that the project would have speci£c adverse
impacts upon public health and safety or an adverse impact on the physical environment.
PROPOSAL: The applicant requests a Planning Commission determination of conformance
with the Density Bonus Code to construct a 53-unit affordable rental housing apartment complex
with development incentives. The code permits a maximum of 44 units and a 20% density bonus
is required to construct 9 additional apartments, for a total of 53 apartments. It is anticipated that
the Community Development Department will enter-into an Affordable Housing Agreement in
which the applicant will be required to provide a minimum of I 1 residences, which is 20% of the
total units„as affordable to very-low income households....
The proposed apartment complex will be comprised of a single building with a subterranean
parking garage. The complex would consist of one, two and three bedroom units; Project
amenities include a 2,250 square foot resident service center, a 1,800 square foot tutoring center,
and atot-lot. Please refer to the project summary chart attached to the staff report for project
details.
ANALYSIS: The project proposes 20.7% of the total units to be available for lower. income
households; and is entitled to all Tier One Incentives and three Tier 2 Incentives as a matter of
right. The following includes a detailed analysis of the requested incentives.
Tier I Incentives: The applicant requests three Tier 7 Incentives from the City. Multiple-
family residential development standards require a minimum landscape setback of IO feet and
building setback of 55 feeYadjacent to a single-familyzone boundary:-A 5-fooflandscape
setback and building setback of 53 feet is proposed and permitted as a Tier l` Incentive. The
Code also requires the building to have a minimum 25 foot setback from the freeway. Tier I
Incentives permit' a planned setback of 17 feet: -The applicant also requests a decreased tree size
for 50% of the required trees from'24-inch box to 15 gallon: The applicantproposes to construct
an affordable rental housing projectconforming to all Tier 1 Incentives.
Tier 2 Incentives: The applicant requests two Tier 2 Incentives including the following:.
Minimum perimeter landscaping:' The applicant 7equests areduction ofthe required landscape
setback along the southwest property line abutting the Interstate 5 Freeway. A 5-foot wide
landscaped planter is 7equired adjacent to the' freeway.=Plans indicate a landscaped area of up to
22 feet wide with the exception of a 2=foot portion for the hammerhead turn-around area for
emergency vehicles 'The irregular triangle shape of the property limits the ability to provide a 5-
foot wide landscape'setback'adjacent to this tum-around area. This incentive contributes to the
affordability of the project as compliance could result in a reductionof affordable unitsand will
not have an adverse impact upon the public health and safety or on the physical environment.
Maximum building height:' Plans indicate a building with a height ranging between three and,
four stories over a subterranean parking structure; The Density Bonus Code requires the
approval of a Tier 2 Incentive for four-story height of'affordable housing structures: The
applicant indicates the proposed four-story height is based on their intent to maximize the
number of affordable units, while complying with minimum unit size and open space
MISCELLANEOUS PEFMIT NO. 2007-00233
March 3. 2008
requirements: By adding the fourth story, the project gains nine affordable residential units. The
building was designed Co he compatible with the single-family residential neighborhood to the
north by keeping the building height closest to the neighborhood limited to three storiea ~Tfie
four-story portion of the building will be adjacent to the freeway and Greenleaf Avenue. SiYrce
the fourth story is located mostly along the freeway side, aesthetic and privacy impacts to the
adjacent residents would be minimized. This is a Tier 2 Incentive which will provide nine
additional affordable units and conforms to City criteria.
The City is required to grant the requested incentives if the proposed housing development is in
conformance with Code, unless it makes the proper findings for denial. The project is consistent
with Code requirements to grant the requested incentives. The applicant's pro-forma on file with
the Plalming Department has demonstrated that the requested incentives will be necessary to
make the housing units economically feasible. Prior to issuance of building permits for this
housing development, the applicant is required to enter into an Affordable Rental Housing
Agreement with the City to ensure that the affordable units will remain restricted and affordable
to the designated group for a period of at least 30 years and that all requirements of code will be
met.
Parking Requirements: Plans indicate 86 parking spaces in compliance with the 82 parking
spaces required for affordable rental housing developments. The affordable rental housing
development agreement would require that the number of vehicles permitted in the development
is limited to the number of parking spaces provided.
Building Architecture: Staff has concems regarding the proposed architecture. Staff believes it
is extremely important for the building to be designed to include articulation and a
complementary range of building colors and materials. These comments have been provided to
the applicant, but they could not be addressed in time for this meeting. The applicant would like
to proceed with the request and submit revised elevations for future review by the Commission if
the Commission shares staff's concerns.
CONCLiISION: The project will provide affordable housing in furtherance of the City's
Housing Element, with a minimum of 20% of the total units to be rented as affordable to lower
income households. The proposed project would be compatible with surrounding land uses and
will not adversely affect the adjoining land uses. The applicant's pro-fornia has demonstrated
that the incentives would be necessary to make the housing units economically feasible.
Respectfully submitted,
<''1
Principal Planner
Attachments:
1. Project Summary
2. Draft Resolution
3. Letter of Request
MISCC LLANL-OUS PGRMIT NO. 2007-00233
March 3, ?008
Page 4 of 4
Tlie following attachments were provided to the Planning Commission and are available for
public review at the Planning Services Division at City Hall.: „
4. Project Pro-forma
~. Site Photographs
6. Plans
A"l"I'ACIi>~IEI,STT N®. 1
Plzor~ca sUn~n~Arz~
1VilSCELLANE®US CASB+ NO. ?007-OU233
Development Standard Proposed Project ~'4 Standards
{minimum unless noted)
Site Area 1.21 acres N/A
General Plan Density 49.5 du/acre* 36 du/acre maximum
Lot Coverage 3S% SS% maximum
Recreation Leisure Area 24.907 s.f. 10,600 s.f.
Parking 86 spaces ***
82
Landscaping
North {adjacent to SFR zone) S feet* 10 feet
East (adjacent to Greenleaf Avenue) 1 S Feet 15 feet
South and West (adjacent to I-S 2-20 feet** 5-10 feet
Freeway)
Building Setback
North (adjacent to SPR zone) SO-57 feet`" SS feet
East (adjacent to Greenleaf Avenue) 16-25 Feet 1 S feet
South and West (adjacent to I-S 15-22 feet* 3S feet
Freeway)
Buildin Hei ht 33-43 feet** 40 feet maximum
Number of bedrooms
Unit 1 1 Bedroom, 703-770 s.£ N/A
Unit 2 2 Bedrooms, 830-904 s.f.
Unit 3 3 Bedrooms, 1,OOS-1,140 s.f.
Tier 1 Incentive
** Tier 2 Incentive
*** Density Bonus Standard
~~>~AFT) ~TT~c~M>~~T ~®. 2
RESOLUTION NO. PC2008 ***
A RESOLUTION OF THE ANAHEIM PLANNING COMMISSION
APPROVING A STATUTORY EXEMPTION SECTION 21159.23
(PUBLIC RESOURCES CODE (AFFORDABLE HOUSING)
AND APPROVING MISCELLANEOUS PERMIT NO. 2007-00233
(APN Nos. 272-081-OS AND 272-081-07)
WHEREAS, the Anaheim Planning Commission did receive a verified Petition for a
density bonus for certain real property situated in the City of Anaheim, County of Orange, State of
California, shown on Exhibit A, attached hereto and incorporated herein by this reference.
WHEREAS, the Planning Commission did hold a public hearing at the Civic Center
in the City of Anaheim on March 3, 2008, at 2:30 p.m., notice of said public hearing having been
duly given as required by law .and in accordance with the provisions of the Anaheim Municipal
Code, Chapter 18.60, to heaz and consider evidence for and against said proposed conditional use
permit and to investigate and make findings and recommendations in connection therewith;
WHEREAS, said 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. That the proposed density bonus to construct a 53-unit affordable apartment complex
is authorized under Anaheim Municipal Code Section 18.52.090 and includes Tier Two incentives
to increase the maximum building height to four stories and to reduce a portion of the minimum
landscape setback to 2 feet adjacent to an emergency hammerhead turnaround area where 5 feet is
required.
2. That granting of the density bonus 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 scale and chaaacter of the existing neighborhood and neazby land
uses.
3. That the affordable housing development will preserve the integrity and character of
the zoning district and the General Plan.
4. That the affordable housing development will be consistent with design guidelines
established for affordable housing and will comply with all affordability requirements.
5. That development of the project with requested development incentives is subject to
implementation of a density bonus housing agreement as defined in Anaheim Municipal Code
Section 18.52.230.
6. That *** indicated their presence at said public hearing in opposition; and that ***
correspondence was received in opposition to the subject petition.
-1- PC2008-***
WHEREAS, the proposed project falls within the definition of Statutory Exemptions,
Section 21159.23 (Public Resources Code -Affordable Housing) as defined in the State California..
Environmental Quality Act (CEQA) Guidelines, and is therefore, exempt from the requirement to
prepare additional environmental documentation.
NOW, THEREFORE, BE IT RESOLVED that the Anaheim Planning Commission
does hereby approve subject Miscellaneous Permit, upon the following conditions of approval
which aze hereby found to be a necessary prerequisite to the proposed use of the subject property in
order to preserve the health and safety of the Citizens of the City of Anaheim:
Responsible
C®A Conditions off Approval for
Monitorin
TIMING: PRIG. R:~'lD'IS~fidT:~'N'~'~ ff9.~'~1 ~3R9.T~G„~?~dfr~l~',,...-~ ?~
COA 1 That final detailed elevation plans including colors and materials ' Planning
shall be submitted for review to the Planning Commission as a
"Reports and Recommendations" item.
COA 2 That all plumbing or other similar pipes and fixtures located on Planning
the exterior of the building shall be fully screened by
azchitectural devices and/or appropriate building materials. Said
information shall be specifically shown on the plans submitted
for building pemmts.
COA 3 That al] air-conditioning facilities and other ground-mounted Planning
equipment shall be properly shielded from view and the sound
buffered from adjacent residential properties. Such information
shall be specifically shown on the plans submitted for building
permits.
COA 4 That an automatic fire sprinkler system shall be designed, Fire
installed and maintained as required by the Fire Department.
Such information shall be specifically shown on the plans
submitted for building permits.
COA 5 That the locations for future above-ground utility devices Utilities -
including, but not limited to, electrical transformers, water Electrical
backflow devices, gas, communications and cable devices, etc., Engineering
shall be shown on plans submitted for building permits. Plans
shall also identify the specific screening treatments of each
device (i.e. landscape screening, color of walls, materials,
identifiers, access points, etc.) and shall be subject to the review
and approval of the appropriate City departments.
-2- PC2008-***
COA 6 That any required relocation of City electrical facilities shall be Utilities
at the developer's expense. That landscape and/or handscape Electrical
screening of all pad-mounted equipment shall be required and Engineering
shall be shown on plans submitted for building permits.
COA 7 That all hackflow equipment shall be located above ground Water
outside of the street setback area in a manner fully screened
from all public streets. Any backflow assemblies currently
installed in a vault shall be brought up to current standards. Any
other large water system equipment shall be installed to the
satisfaction of the Water Engineering Division in either
underground vaults or outside of the street setback areas in a
manner fully screened from all public streets and alleys. Said
information shall be shown on plans and approved by Water
Engineering and the Cross Connection Control Inspector before
submittal for building permits.
COA 8 That since this project has a common landscaping azea Water
exceeding 2,500 squaze feet, a separate irrigation meter shall be
installed and shall comply with City Ordinance No. 5349 and
Chapter 10.19 of the Anaheim Municipal Code. Said
information shall be shown on plans submitted for building
permits.
COA 9 That all existing water services and fire lines shall conform to Water
the current Water Services Standards Specification. 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 applicant shall be
responsible for the costs to upgrade or abandon any water
service or fire line.
COA 10 That plans shall be submitted showing stop control for the PW -Traffic
eastbound direction of the driveway where it intersects
Greenleaf Avenue. A stop sign shall be installed and stop
legend shall be painted on the driveway in the eastbound
direction at the driveway intersection. Subject property shall
thereupon be developed and maintained in conformance with
said plans.
COA 11 ' That plans submitted for building permits shall include a note PW -Traffic
that on-going during project operation no required pazking areas
shall be fenced or otherwise enclosed for outdoor storage uses.
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COA 12 That plans submitted for building permits shall include a note PW -Traffic
that fire lanes shall be posted with "No Parking Any Time" prior -
to final building and zoning inspections.
COA 13 That Lot Line Adjustment No. 650 must be approved by the City PW -
Engineer and recorded in the office of the Orange County Development
Recorder. Services
COA 14 That prior to application for water meters, fire line or submitting Water
the water improvement plans for approval, the property
owner/developer shall submit to the Public Utilities 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 occur in accordance with Rule No. 15A.6 of the
Water Utility Rates, Rules .and Regulations.
TIId~PNfs: d?'l~l~Zf ~'f~:IS`$'ZF~~VCE`~)F'(rd$f9~YIt~G"~+,,~~Z~' .
COA 15 That the property owner/developer shall submit to the Public PW -
Works /Development Services Division, for review and Development
approval, a Water Quality Management Plan, as described in Services
Drainage Area Management Plan for Orange County. Said
WQMP shall:
® Address Site Design Best Management Practices (BMPs)
such as minimizing impervious areas, maximizing
permeability, minimizing directly connected impervious
azeas, creating reduced or "zero dischazge" azeas, and
conserving natural azeas.
® Incorporate applicable Routine Source Contro] BMPs.
o Incorporate Treatment Control BMPs.
® Describe the long-term operation and maintenance,
identifies the responsible parties, and funding
mechanisms for the Treatment Control BMPs.
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Tlld'II19~G: FRI®Id 7'O FIN,"BlIILDIN~ r$IV1) ~01VIIsIG II~ISPE~TIOIV.
COA 16 The property owner/developer shall: PW -
® Demonstrate that all structural BMPs described in the Development
Froject WQMP have been constructed and installed in Services
conformance with approved plans and specifications.
® Demonstrate that the property owner/developer is prepazed
to implement all non-structural BMPs described in the
Project WQMP
o Demonstrate that an adequate number of copies of the
approved Project WQMP are available onsite.
a Submit for review and .approval by the City an Operation
and Maintenance Plan for all structural BMPs.
COA 17 The subject property shall be developed substantially in Planning
accordance with plans and specifications submitted to the City
of Anaheim by the applicant and which plans are on file with the
Planning Department marked Exhibit Nos. 1 through 12, and as
conditioned herein.
GEN$RAL ;
COA 18 That all requests for new water services or fire lines, as well as Water
any modifications, relocations, or abandonment of existing
water services and fire lines, shall be coordinated through the
Water Engineering Division of the Anaheim Public Ufilities
Department.
COA 19 That any tree planted on-site shall be replaced in a timely Planning
manner in the event that it is removed, damaged, diseased and/or
dead. That the property shall be permanently maintained in an
orderly fashion by providing regulaz landscape maintenance,
removal of trash or debris, and removal of graffiti within
twenty-four (24) hours from time of discovery.
COA 20 That approval of this application constitutes approval of the Planning
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
regazding any other applicable ordinance, regulation or
requirement.
-5- PC2008-***
COA 21 That building permits shall be obtained within one {1) year from Planning=--
the date of approval of this Resolution to exercise the
entitlement for a density bonus housing development. Such
time limitation maybe extended by the Planning Director in ,
accordance with Section 18.60.170 of the Anaheim Municipal
Code.
COA 22 That timing for compliance with conditions of approval maybe Planning
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 Anaheim Municipal Code and
(iii) the applicant has demonstrated significant progress towazd
establishment of the use or approved development.
BE IT FURTHER RESOLVED that the Anaheim 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 the applicant is responsible for paying all
charges related to the processing of this discretionary case application within 15 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
the revocation of the approval of this application.
THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting
of March 3, ?008. Said resolution is subject to the appeal provisions set forth in Chapter 18.60,
"Zoning Provisions -General" of the Anaheim Municipal Code pertaining to appeal procedures and
maybe replaced by a City Council Resolution in the event of an appeal.
CHAIRMAN, ANAHEIM PLANNING COMMISSION
ATTEST:
SENIOR SECRETARY, ANAHEIM PLANNING COMMISSION
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STATE OP CALIFORNIA
COUNTY OF ORANGE ) ss.
CITY OF ANAHEID~f }
I, Grace Medina, Seniot' Secretary of the Anaheim Platming Commission. do hereby
certify that the foregoing resohttion ~~~as passed and adopted at a meeting of the Anabei?n Planning
Commission held on March 3, ?008, by the following vote of the members thereof:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
IN WITNESS WHEREOF, I have hereunto set my hand this day of
?008.
SENIOR SECRETARY, ANAHEIM PLANNING COMMISSION
-7- PC2008-***
Exhibit A
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Property Description
Miscellaneous Permit No. 2007-00233
~W 0.0MNEYA iOF
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W.IA PALM4 AVE ~
Subject Property
W. CPESCENTAVE p
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10463
t3~~~`L.A LLYB~17~~ ~LY.
January 21, 2008
City of Anaheim
Planning Department
City Hall East
Ms. Kimberly Wong, Assistant Planner
200 5. Anaheim Blvd.
Anaheim, CA 92805
RE: Greenleaf- Density Bonus Application Letter
Dear Ms. Wong:
This letter addresses the City of Anaheim's Density Bonus Ordinance
application submittal requirements per Section 18.52.150 of the City
Zoning Code. This letter includes the following information:
® A brief description of the proposed housing development, including
the total number of units, affordable units, and density bonus units
proposed.
o A description of the parking ratios to be used that will accompany
the request.
a A list of incentives requested and a financial analysis (pro forma}
for the project describing the incentives requested and why the
incentives are necessary to provide the affordable units proposed.
® A description of the on-site management operations (number of
employees, hours, level of services provided'}.
Project Description
The proposed fifty-three (53} unit, three- to four-story Greenleaf Apartment
project has 72 subsurface and 14 open surface parking spaces. It is a
100% affordable rental housing development for households with incomes
between 30% .and 60% of Area Median Income. The project consists of
eleven (11) one bedroom, twenty-seven (27} two bedroom, and fifteen
(15) three bedroom units that range in size from 703 square feet for the
smaller one bedroom units to 1140 square feet for the larger three
bedroom units. Below is a table showing how many units of each size are
J,1111~IOP('~8
Iloaisi~ie
Carporaliuli
a nonprofit corporation dedicated to providingatfordable housing
11701 Co~n!an #200 • Irvine, CA 92614.949.263.8676 • Fax 949.263.0647 • www.jamboreehousing.com
Greenleaf
Densiiy Bonus Application Letter
January 27; 2008
being proposed.
Number of bedrooms S uare Foot of Units Number of Units
1 Bedroom 703 S uare Feet 8 Units
1 Bedroom 770 S uare Feet 3 Units
2 Bedrooms 807 S uare Feet 20 Units
2 Bedrooms 907 S uare Feet 7 Units
3 Bedrooms 1005 S uare Feet 11 Units
3 Bedrooms 1140 S uare Feet 4 Units
The project also includes a 2,250 square foot resident services center,
1,800 square foot tutoring center, and two tot-lot.
Density Bonus
Section 18.52.040.020.0202 allows for an increase in allowable density by
35% for projects that have at least 20% of its units for lower income
residents. Without the density bonus, Greenleaf Apartments is entitled to
47 units. With the 35% density boost, Greenleaf Apartments can have up
to 63 units. Currently, it is proposed that there will be 53 units, 10 less
than the maximum allowable under the density bonus.
An affordable rental development is proposed. Although the project is
anticipated to be 100% affordable to very-low and low incomes, we
commit to provide a minimum of 52 units to be affordable, 98% of the total
units. The remaining unit, while expected to be an affordable unit, might
be used as an unrestricted managers unit.
Parking Ratios
Due to the physical constraints of the site, meeting the parking
requirements under the RM-3 zone district would be infeasible..
Modification to the parking standards is necessary in order to develop an
economically viable project.
The City of Anaheim Zoning Code Section 18.52 requires that to qualify
for the parking ratios allowed under the City's Density Bonus Ordinance, a
project must request and comply with Section 18.52.120 "Affordable
Rental Housing Development" to be eligible for development incentives
that include the reduced parking ratios.
Section 18.42.030.0201 requires that RM-3 zoned multiple family
residential projects provide parking based on 2.0 spaces per 1 bedroom,
-z-
Greenleaf
Density Bonus Application Letter
2.25 spaces per 2 bedroom, and 3.0 spaces per 3 bedroom unit. This
would require a total of 128 parking spaces for the Greenleaf project. A
parking reduction consistent with the parking ratios shown under Table
52E (1 space/1 bedroom, 1.5 spaces/2 bedroom, 2 space/3 bedroom) of
Section 18.52.070 is requested. This request would reduce the number of
required off-street parking from 128 spaces down to 82 spaces, which the
current design exceeds.
Development Incentives.
Due to the highly constrained nature of the site, the following incentives
are necessary to develop an economically feasible project that is well
designed, includes several amenities, meets the City's minimum parking
requirements, and is capable of financially supporting the cost of
professional on-site management,
Tier 1 Development Incentives:
® Decreased size for fifty percent (50%) of the required trees from
twenty four (24) inch box to fifteen (15) gallon.
® Reduction of a required building setback along the North property
line to fifty (50) feet.
a Reduction of a required building setback .along the South and West
property line running along the I-5 soundwall to fifteen (15) feet.
o Reduction of a required interior lot line minimum landscape setback
along the North property line to five (5) feet.
Tier 2 Development Incentives:
® Reduction of the landscape setback along the Southwest property
line abutting Interstate-5 to zero (0) feet.
o Increase maximum building height to four (4) stories.
The following discussion provides an explanation :and/or justification far
the need for each Tier 2 development incentive requested.
Tier 2 Development Incentive #1
City of Anaheim Zoning Code Section fVo. 18.06.090.010.0102
requires a minimum landscape setback of 15 feet
The site presents several challenges in designing a project that can be
economically feasible while at the same time meet the applicable
development standards. In order to preserve the maximum amount of
developable space for the podium structure, fire access needs to be
provided around the outside of the building. In accordance with Orange
-3-
Greanlea~
Density Lonus Application Letier
January?9, 2QOR
County Fire Authority development standards, a turnaround needs to be
provided at the end of the Northern drive aisle. The hammerhead style
turnaround is the most compact option offered by the County. However,
the issue is that the hammerhead style turnaround that is being provided
at Greenleaf encroaches into the landscape setback along the Interstate-5~
sound wall.
Because of the orientation of the building and the triangular shape of the
site, the hammerhead turn around cannot be shifted out of the setback
without causing the project to lose at least three units. The loss of these
three units would adversely affect the project by reducing the supportable
debt and equity by $1,047,000.
Tier 2 Development Incentive #2
City of Anaheim Zoning Code Secfion iVa. 98.52.990.010.0902 allows
for an increase in the maximum building height to four (4) stories.
In order to provide the maximum number of affordable units to the City of
Anaheim while still meeting the minimum units size and public space
requirements, a fourth story is required. By adding a fourth story the
project gains nine units.
With an understanding of the concerns that come with putting taller mult-
family buildings adjacent to single family homes, it is being proposed that
the Northern most row of apartments be maintained at three stories. This
will minimize the concerns over line of sight into people's yards and
homes, as well as soften the transition between the different building
heights.
The addition of these nine units will allow the project to support an
additional $2,687,000 of debt and equity. These additional funds will
ensure that the construction of this project is feasible, without which it
would not be.
Professional On-Site Management
The project will be operated by a professional property management
company, the John Stewart Company ("JSCo"). JSCo is afull-service
housing management, development, and consulting organization
employing over 1,000 people statewide. Their management portfolio
contains over 200 properties, more than 20,000 residential units, and are
home to over 65,000 California residents. JSCo provides comprehensive
housing management services that reach beyond the traditional
-4-
Greenleaf
Density Bonus Application Letter
January 2i, 20p8
management services of maintenance and budgeting, to creating .
community environments that foster high levels of physical, social. and
emotional well-being among residents.
JSCo will maintain a management office onsite and a full time property
management professional (40 hours per week) will live in one of the
project's units. JSCo will be responsible for the timely and efficient
operation and administration of Greenleaf including:
o Resident screening for income verification
® Leasing
m Negotiation and administration of service contracts
® Financial management including the administration of operating
and reserve accounts and preparation and presentation of financial
statements
o Enforcement of Governing Documents
a Maintenance and Repair
JSCo manages many affordable housing and special needs communities
and is familiar with the regulatory requirements to maintain affordability.
Furthermore, they have the experience working with health care and
social service organizations that deliver services on-site at the properties
they manage.
Thank you in advance for your review and consideration of the proposed
Greenleaf Apartments and our request for approval of the .aforementioned
development incentives. Please contact me at (949) 263-8676 x134 or
jokura@jamboreehousing.com should you have any questions or need
additional information.
Sincerely,
JAMBOREE HOUSING CORPORATION
U~
John Okura
Senior Project Manager
-5-