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A RESOLUTION OF THE ANAI?ETM CITX PLANNI'NG COhAlISSTON Irl
;~ AUOPTING AND R~COMMENDING TO THF CTTY COUNCIL ADOPTION OF ~,~~
GENERAL PLAN AMENDMENT N0. 27], _ LAND UaE ELEMENT 4
~ WHER~AS, the Ci.ty Couricil of tho City ~f Anahc~irn did ac~npt the `[
Anaheim Genoral Plan by Rosolution No~ ~^~
description tind Qxter_t of 69fi-64.4, showing the general
possible future development within the c.ity; and
WFIEREAS, ~ursuant t~ a property-owner request for an amendment to the
Lr~nd Use Element ai" the Genoral Plan, staff prpparod a GenexaJ. Pxa:a 1~mendment
Eor the stiidy area consi.skfng of approx.imato1y n5.04 acres looai:ed south and
, west of tk~Q southwest corner of. p1d Cana]. Road and We.ir Canyqn R~ad havin
approximate Frontages uf 623 feet an t,.h;: west sid~ oF Fulyman $treet, having a
maximum dapth af approximately 3,3U0 f'eet and f~,~rther describe~a as 1001 ta
1100 Pisllman Street (Marketfaire at Anaheirri); a~d
WHEREAS, thG Planning DepartmenL- deemsd it ~ppropr3ate, pursuant to
the prpvisions of the Califoi•nia Envir.onmenL•al
environmental impact report be prepared and Environmentnl1Impact~~Roport Non
2n9 ~ias been submiL•ted: and
WFlEREAS, the Anaheim ~~ity Planning Commission did hcld a public
hc~aring at the Anaheim Civic Center, Council Cham~al~, 200 South Anaheim
Boulevard., on Plovembe: 6, 1989, at i:30 F•r,;., nctice of 3aici public hearing
having been du).y given as re,u:~re~! by law anQ in accordax~ce with the
provisions of tho Anzt:~,tm MunS,cipal C~do, to hQ~r and considEr evid~nce for
and againQt said GQnRral Plan Amc~ndrnen•c and to i.nvest.igate an3 make find~iagS
°r~a xecomme:;zaations i~ connection thesewith; said public heari.ng w~s cont,imued
to the meetinys uE NovembQr 20~ 1QBg and Decemb~r. 4, 1989; and
FiEiEREAS, saYd Commission, after ctue consi~eration, inspecti~~n,
investigation and ~~udy made by its~lf, and af~er r]uQ considaration of i~11
~vidence and repor~s afPered ar said hearing, DOES HEREBY ~zND:
~.• Thar evidence pz~s9nted substantiares the naed fnr an
amen~lmerit tu the Anaheim Ge~ieraX Flan and that ExYaibit A be adopted
redesi3naLing subjer.l: ~rea for General Commorcial land uses witti s~id
reciesignation to bQCOme eEfective upan appro~-a'1 and finali::ation of an
amendment ro the Redevelopment Plan to change ~lie Redevelopment de,signation of
subjec~ nroparty Erom Industrial ancl Open Spaco to General Commerc:ial and upon
the dat~ Zh~ owner!d~aveloper ent~rs into nn Qwnor's Part3cipation Ac,reement
(~.P•A•• ) wi~h tho City of l.nahoim';s ~tedevelopment Agency.
CALTF'nrNTA ENVIF~ NM•NTAL Oitt,r.rTv
c~ns:i~ering Draft Subseqtient Environmental Impjct R p rt ~gg for~fthe
proposed Marketfaire at Anaheim project ~subse q u e n t E~ K * 10. 209 addresse~ the
impacts associated with tha davelopment oF a 57_acre ~ommercial/office
#1160r
PC 89-292
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project, and of th~ 57-acre toL•al, approxima~oly 45 acre~ of this pr~;ja~ct 1~
constitutos Lhe Marketfaire at Anah~im proj~ct and ~he remaining acreage wili
con~ain ~pproxima~ely 360,OC0 squaro Feet of office space) and reviewing the ';~
eWidence both written and oral, presentec~ to supplement this document. ~he
P.lanning Cormnission f3.nd~ that:
(a} Dr.aft Subsequer,t E]:R No. 7.89 is in compliax~ce with the Cal~.fornia
Cnvironmental Quality Act and the Stat.c~ and City Guidalines;
(b) Draft Subsequent EIR No. 289 identifies the fo~7.owinq impacts whi.ch '~
are consS.dQred ta be both unavaidablo and ac~versa in natur~ and not
fu11y mitig~ted to a lavel uf insignificanco:
. The prujected Level of Servico (LOS) for SR-91 eastbound xamps for
c:umulative plus project aonditions ia unacceptable (LOS E). This
cvndition, wha.ch i~ parkially mitigated by the proposad
improvem~nts, zs nol: fully mitigsted. Ptote: Cumulative~ projects
xncl.uded in the analysxs were Sycamore Canyon, The Summit of
Anaheim F~ill~, thQ HigYilands at Anaheim Hills and SAVI Ranch
IIusine~s t~a~rk in Yorba ~,inda. _
. Air quality emissions fcr ~hQ SR-9~ eastbound ramp at Weir Cc~nyon
Road exaee~i thc~ federal standard af 4.0 ppm for carbon mon.oxide
for existing, Qxisting p1L~s project and cumulative c:oncl3tioris.
Hawc~ver, the standard ~s only excQeded within 15 metQ~s of the
roadway canterl.ine undec all condi~ions.
(c? Sect.ion 15091 of the C~,QA Guidelines requxres that one or mare
tindings be made for each of i:he significant envirar.mental effects
idontified. Thr~e finding ~ategories are F~osaiblR. 5er.r,ions l, 2 '•
and 3 below state sach finding, and then identify the impact
categories for which those ~iniiings are appropriate.
7.. "Changes or al.terations have bRen required in, or incarporate~.
into, th~s project: which avoid or substantially less~tn the
signzf~.cant enviroximant;al ef.fer.t as idon•~ified in the Fina1 EIR".
This f.indixig applie~ to Lhe followiny envi.runmenL•a.l effects of. tha
project:
I
- Tr~nsportation/Circulation impacts (except for tho eastbound
j rarr~p of the SR-91 ~xenway)
- Land Use/Relevant .Planning
- Air Quality (e:ccepr_ for eastboun~ rar~p of the SR-91 Freeway)
i - ~.aousti Environmont
' - Services and Llti].itie:s
- Visua.l and Aesthetic Resources
- Hydroloyy
-• Recreation and Opr~n Space
(Refer t-.o EIR 289 Sec.~ion 3 and the Addendum Section 3 far a full
cliscussi.on of the above impacts, the ma.tiqati~n measures
pr.e~cribe~] and a iiisr.ussion of rosultant 1QVels of siqnificance "~
afte.• ~i.tigat•lon. )
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2. "Such ch.anges or al~erations are within thc~ rosponsibzlity and
jurisdiction oE another public agency and not the agency rnaking
tho findinc,~. Such changos have beon adopted by such othQr a~ency
or can and should be adogted 'by such other agency."
WitY: regard ~o Tran~portation and Circulation a.n tne project
vicinity, all impacts, including ccunulative plus projech impacts,
to streotis and iritersoctians can be mitigated to acceptable levels
except for the ea3tbound rantp at L•he Wair Canyan Road/R3verside
Freeway inter~hange. The Rivnrside F~~eeway falls under the
jurisdiction of Y.Yie Stai:A Department of• Transportation ar Caltranse
3. "Specific aconomic, social, or other coYisiciera~ions make
infeasiblr~ the mitiqation rneasurc~s or prujeat Altern»t~ves
identifiod in the Final ~IR,"{page 19, paragra~h "e" pf the staf#
rpporL) +a:~h the Statement of Overriding Considerataans. The
fnliowing di5c~:ssion idan'tifie:; the varinus alternativas
considere8 in the EIR, fo].low~d by an explanation of thu rationale
for f.inding said alternatives inFeas~ble.
1.~o PrQject/No DevelopmenC Alkernatiy_e
Under the No Yroject/No Developmant Altexnative the site wauld remain
in its prPSent rondition, vacacit. The project site has bean
previously graded for davelopmenL and street ~nd storm drnin
improv~menfs have been made pursuant to existing ML-Limited
Industrial dnc'i CL-Commercial Limitad zoning and the aurrent
DevelopmenL• Agroem~nt in. e£fect Yor the site. 'Th~ reductifln in
traffic domands and related air quality ~nd noise impacks which would
result could mrake lhis the onvironmenta?:-y superior alter~zative.
A~L-o Cen~~r/pg~lgr5hi ~h Some ~tg. ~-il Alternative.
xhis alternative is simils~~ r.~ the proposed project except that under
this a1tQYnative som~ of L•he commercial retdil uses (up tu 11 acres)
proposed ~or tho `MarketEaire would be replaced with up to three (3)
autu dealerships." Thi~ alterna~ive woulci consist of '121,000 squai~e
fe9t o£ cammorcial space for. the auto center, Z~O,OOd square feet of
retail/warQhouse uses; 2 six-atory ofEice buildings (70,000 and
75,OOd square £eet); and, 2 six-sCoxy office buildings (11~.,000 and
104,Q00 sguare feet) for a thtal of 63i,000 sguare fe$t oF
development (ttie same as the pr~posed project) This alternatzve liY,e
the proposod projc~ct would create 360,C00 sc~uare feet of o:.ci.ce
~pace. In addztioii, this alternative would yenera+~e 1~,47p averar~e
daily trips, 9,900 less than the prnpo~ed projoct, most occurr.ing
during a.m. and r,.m. pe~k hour:;.
Auto~entez~De~ler hs ir~ W~i,~h NQ Rptail Als,ern i~
Under this alternative auto dealershipa would he develoged on the
majoriry of tha site with the same uCficP configuration as in tha
proposed projact. Approximately 322,000 square feet with up to nine
(9) @ealersh.ips would be developed. This alternative would produce
up to 9.8Q0 aver~ge daily trips re~resenra.ng t~ reduction trom ckee
proposed project of 160,270 aver.agQ daily ~rips which in turn would
-3- PC 89-292
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reduco impac~s on air quality and ~raffic; circulation because ~~?
there would ba less traEfic at a.m. ~nd m. '';
Long-torm air quality impacts waald improve slightlya ~verouthe ,;~
proposed pr~ject w3.th total emissions b~ing reduped by ~°
appreximately eight (R) pErce~~t over the progos~,d project. ~
Li~h~ Tnd~.i tri 1 D~~elo,~mgn~, Altqrna_ i e
This a1t•ernati.ve assumes tha~ exis~zng zoning and ent'..tlements r~main
in eEfect ~or t:he 57-acre site a2~d that the aite is developed in some
combination of light industrial and commorcial uses. For the
purposes of. this discussion, a figure of 42~,009 square feet af liqht
industirial and 120,000 square feeE of commercial space~ woulra be
developed. 7,5%0 average daily trips wrould ~ccur with a reduc~ion in
a.rn./~.m. peak hour trips. llevelopment under existing zoning would
Jae m~st compatible with ~he existing Ge.neral Plan designa~ion anc~, ~n
the ba~is of trafFic, this a1L•ernative may be considered to be
er,vironmentally superior to the proposed project. However, noise and
air quality .irtzpacL~ could be more s.ignitiean~ depenc~ing ugon the
nature of the industrial uses ultimately in~r~duced.
~d~ Fin~3.inas R~lativ~ ~i~ Tnf~asibil~tv/RgL~~i n E Alterna~ives
'L'he Planning Commissi.on finds that the alL-ern~tives are inf.easible or
.less d~~irable than the projech proposed and rejects t.Yie various
altkarn~.tives for the £ollowing re~asons:
1. Th6 No Project/No Aevelopment Alternative would eliminate the
Pr~~7e~t's contribution tow~rd ~he funding of reyional
tra.nsporLation improvements. A comparieon of futuro ccnditiions
witt~ tht~ pro~ect and its mir_igation shows that requared m~ltigation
may ,.re~tte irngrovoments that benefit the rQgion.
In ad3ition, the site preparation which tias aYready oacurred such
as site clearing, grading an~ levee buxlding has alterecl the
sit~e's natural features. As such, should this ~ite remain vaca.nt
w,ithout continued cloaring, vegeta~i~n would ultimately~ bo
ree~stablished but wauld cor.s.ist primarily of vegotation
represgntati~:e af disturbQC3 habitats, i.e. weods, and would do
little to enh~nce habitat values or the aesL-hetics associatod wilh
open spac~ xn general and L•;ie a.djacent Santa Ana River resource
rnanagement area in particular. Inslead, tho vacant sits may
bacome a nuisance.
2. The Auto Ca~~ter/Dealership With No Retail Alrernative w~uld
produce y,800 dverage dai?.y tri~s rather than the '15,870 avezar~e
fiaily trips g~nera~ed by thQ propose~l project. However, since
thi~ nl~ernative doss noL propose any crmmercir~l retai7. usQS,
prosant and fut;iro ~~sidents of tlie Hill and Canyon are~a, when
lookiny for commerca.al .retai]. services, would conceivably have to
clrive a longer distance to finQ ~:hosR ietail anc~ commercial
servicos not su,~plied undQr this alCern~tivs. This alterr.ative
th~n, would indiroctly a;Efect traffic and air qualitg. In
addition, IntQrs~etion Capacity Utiliza~ioii (ICU) tor existing
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and cumulative trafEic has been calcul~teCl '~::~
~vi~h ~.he rec3uction in averago dai].y trins, '',''f?
at the easi:bound SR-91 Freeway r~mns wou~d '"'!
tho evening peak hours wliich is the samo '`
proposed projec~.
3. The Auto Conter/Dealership Wzth Some Cammercial Retail AlternatiWe
;vould gencsrata 16,~'~70 averaga ciaily krips a:lso occurring at' a.m.
and p.m. peak hours as does L•tie proQosed project. Tn both this ~
alternative and the preceeding a].ternative, addit:ional signage `
(elevated signs fnr each dealership visible from tho freewap would °
be proposed) and the outdoor display areas may increase the amount ''~°
of light a;~d glare whzch may adversely i~npact the surrounding ~~
iesic'ential azeas. In addition, this a1~.Qrn~tive would have a
similar impact *o tra£fic and air quality as the proposed
pr~jHCt. The cumulativo efEect o.f this pro~ect Gnd cumulative
projects in th.P ar~a would er..~eed the f~deral standard of 9.0 ppm
oE c~rbon monoxide just as the propo~ed p~roject woula. T~iis
alteruative would alsa have a ~imilar impact on the eastbound '~''`
freeway ramps as the proposed project. Finally, as in tho
alternative just discussed, when looking for commercial rUtail
services, residents will have to drive farther to find those
ratail and cotnmercial servicQS nnt uuQplied under this alternative ''~'~
so that Chis alt.erna~ive would indirectly af~oct traffic and azr ~'
quality.
4. The Lic~ht Industrial Devslopment Alte.rnativc~ represents a tradeaff 1`~
in i:erms of tz~affic, noi.ae and air quality impacts. aasod on
these considerations, trip redu~tions to this destination could ''~'~"
make t•his a supericr alrerr:ativ~ to the pro7ect. Hasvever, as
discussod previously, as t'~e Hill aLd r_anynn Area of Anak~eim '
conCinu~s to gro~ with r.e;idential neighborhoods, the t7,pes af
commercial retail tises proposed in the pending project become
des~ina~ion 1anc1 usEfs and as such wili be built Qither at this
site or at a point farther away tyan this site. This ~lternat.ive
may then ba considered to have ~n indirect adverse impact on th~
xQgion because although destinat3on trips to the site would be
r9ducod, des~ination triga for qoods and services not s~apnlied
undex the proposed project would still takQ place at a d3fferent ~
location and thus may be ofEsetting. In addition, noise and air "i:
quality impacts coulc! be groater d~,pending upon the nature of the ~r
in.dustrial usPS ultimately intrc~ducofl. `
(e) Therefore, the Planning Commissi~n furthox determines that t,hQ ;}
benefits uf the prujec,t outweigh the ur~voidabte environmen~al "-'~~
impacts, s~nd provisions t~ Sec~i.on 15093 0~ tha State CEQA `"~~
GuidQlinos, the follcwing Statemei~t of Overriding Cansi3erations ia ~~
adapted. ~'
1. The beneEits of t2ie proj~ct; have boen weighed +~gairiat thP ~~~
unavoidable advorse envzr.onmental impacts and ~,ixrsuant to Section
15d93 of the Sk,ate CEQA r.~•;._;~,~_n~~, t,1e Or,~u~reiiCe of tti-e '
significan~ envir~nmental impaci:s ia.~ntified in EII2 ..,,9 ag set ~ "'~
forth abavQ, may be permitted withour fur*hQr mitxqatidn due to ",~.i;
the overriding con~~derations e~iumerat~c~ below. `'
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Tu tho extont thut any impacta (3ncluriing wiChaut limitation,
c.umulati~ve impactsl atL•ributable C.o tha proposed project remain
unmltignterl, such imp~cts aro aaaeptable in light o:E the
overriding social, economic, anc3 oL•her c~nsideratious set Eorth
hereir.. The project a:lternative~ set farth. in the ~IR are
int~a~ible for L•hase rea5 r.~ asnd less desirable thrsn the
propased project.
Tho full~wing ~ocial, aconomic bnd ather consi~erations outweigh
thP unmitig~:od impacts and jugtify approval of thi~ projeat.
A. Jobs anc] Economic Growth
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Construction un~i operltion af. the 4~-acre Marke~faira projac~
attd the 12-acre o~iic:e project would create z~umerous
r,onatruction anii const•ructioiz-relaked jobs in tha short-term as
well as a var.iety of offico F~n~t z•etail ;~obs under the ?ong-term
operation of rY:e project. The unmitigated impaats are justif3.ed
by tha need to create jobs and provide for economfc growth in
the City. The creation of additional p9rmanent jobs will
indircactly creaC~ an increased d~mand for qoocla and ~ervicox
within tha Cit,y, thus providinq f~r employment opportunities anfl
contr.i.buting La the overall eco:~omic growth and well-being of
th~ City.
In addit3on to cr«~ating jobs, the project uill slso serve the
social and economic neods of a growir.g community in Axiaheim's
Hill ancl Cany~n Area by providing retn.l sAoppinq opportuniti~s
as woll as a Lhoater complex cl~s6 to existing a~nd proposad
nefghborhoods.
II. Transportation/Circulation
F~artho:, ttie Platininq Comm3.ssion finds trat tho unn-:tiqated
impacts to the Qastb~und ramps to the Riverside Fr.geway are
justified h:~ ttne benefits of *_he project, and recr,qnizes that
3uch impacts are onll r.omporary in nature bdcause of projects
plannod by other byencies such as the Eastern Trenspar~atlon
Curridor, EIOV lar~as on SR-91 as well as on-going ~stret+t and
fntersection improvem~snts Punded on a cumulative bas.is by a
variety of projocts in the vic3.nity in both the cities oE
Anahefm ancl Yprba Linda. Fees wi'_1 be appll9d toMard the
construction of improvements ne~d .~P, throughout Che ~•icinity. J:
review of Table 3 in Section 3 .2 of the Ad@endum (page 8)
dnmonstrates the improvements ir, trafEic operation Qroduced by
the prop~sod mitigation measuras i n the vicinity of the projoct.
C. Air ~uality
Norwithstanding the mitiyatfon mQasures and other conditione
uhich ar~ imposod on thi~ projec~, the EIR ident:fias emiasiona
of sir pol:t.utant~ fram v~hfcular traffic r+hich will he geaarated
by developmnnt of the site and concludes that elLhough the
cumulative eEfect of pro3ecta in tho study area slightly excegd
fedez.zl stanl~ar~ls (CQ amisaio»~ of y.05 ppm vezsu~ 9.U pgm), the
-6- PC 89-2Q2
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AT~EST:
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j~ , S~CRETARY, 1,NI~HE2M CZi,1~Y ?L}1NNING COMhfI5StON
! ~ ~~ ,% ~
~/,% ~ STAT~" OF CALIFORNIA )
COUNT]t OF ORANGE ) ss.
CITY OF l{NAHEIM )
~) Therefere, the .Planniny Commission hereby racommen8s certiflc~-tton nf
EIR No. 289, .including the accompanying Addendum and adoption oE thi~
Statemozit of Avorricling C~~nsiderdtione, and accompanying Mitigakion
Monit~r~ng Proc~ram.
NOW, 1'HEREF012~, IIE I'.~ RESOLVED ~hat pursuant to the Enregr~ing
Pindings, L•ho Anaheim City Plannin; i,ommission does hereby approve Genaral
Plan ]vnendment 110. 271, E}:habit A, wiCh t~e xodasignatio:~ becominq efFective
upon tY,o approval of and finalizatio:i of an umenctment to rhe RedovelopmanC
Plan t~ change the Redoval~pment dasignation of suhject property from General
:[ndust:ial ancl Open Space tu Goneral Cnmmerc3al, and upon the date the
owner/develo~er entors into an Owner's Parri~~i~,ntion Agreement (O.P.A.) with
thQ City Af Anaheim s Redovelopment Agency.
TEiE FORECOING RGSOLUTiON is sig d and approved by me this 4th day
of Jlecember, 19d9. ~ ~ ') - ---\
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~~ C,1lATItbIAN, AN1WE~ CITY bLD2iNING COMMISSION
I, Editti L. Harris, Secre~ary oE the Anaheim City Planning
Commiss3on, do hereby certify "_hat the foregoing resc~lution was passed anc~
adopted at a meeting of th~ Anaheim City Planning Commissfon he'.. on December
9. 1989, by the following vote o~ thQ membors thereof:
AYES: COt~tISS10NERS: BOUAS, BOYDSTUN, FELDFIAUS, NELLYER, H~:RBST
MC E3URNEX, MESSC
itOliS: COM?4ISSIONERS: NONE
AB;~ENT: COt~fISSIONERo r NONE
IN WITNE:.S,S WHEREOr^, I have he,•eunto seL my hana !.his 4th dsy of
l;ecemaer, 1989.
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pr4;ject's r,ontribution to localizo8 CO emissiona ib noC s3c~ni~iaanC .,I
in i~self. Neverthc~lea&, mausurae~ Eor lessoning tho pro}ect-related
and aumt~lative impacts have boc~n incorporatod into rh~ Mi~igation
MoniCoring Pr~,grnm. ,
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