Resolution-PC 90-48JM4y
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RESQL',TLT~I~' ;~9l9~.
A R~SOLU'.CIUN UF THE ANAHi. ITX PLANNTN~i GOhIIrSISSTON
12FCOMMENDlNG 1'![T,T TFIL i1 +L;:IM CITY COUN'CIL 1tDOPT
SpECIFTC F i•I N0. 90-0:1
"' WHEREAS, pursuar.t L-o Ch~tpt _ r 18 . 93 of the Anaheim N,unicipal Code, the
Anaheim Ci~y P.lanning Commission did receive a requesG f.or approval of a
tipeciLic plari for ~2ie proposed 'Anaheim Hills Festival project (hereinafter
Festi.val Specific Plan) ko provide for the deve).opmen~. oi: 5G.4 acres o£
commexcial u~es, a 4.5-ar.re hot~l complax and 1.7.7 acre3 of busineus/
cammercial uses; on praperty consisting of approximately 85 acres locat~d at
the southwesY, ccrner of Santa Ana Canyon 12aad an~~ Fcoosevelt Roac~i, dnd
descr.•ibed as:
PARCEL I, IN THC COiINxX OF OkANGG, S'rATE OF
- CALIFORNIA, A5 ~HOWN ON A MAY FILED :[N HOOK 140,
PAGES 35 AND 36 OF PAkC~L MAPS, IN THE OFFICG OF THR
COUNTY RECORDER OF SAID COUNTY.
4.
WFIER~A5, Lhe Pl~nning Department deemetl iL appropriate, pursuant ta
the provisions of the California Eiivironmenta:. Quality Rct, t~ prepare
Supplemen~al Environrnental Impact Report t7o. 300 (SESR 300) in connection with
Specific Pl:~ti No. 90-O:L fo: ttie pruposed develc~pment ~f the property rPfPrred
to as lhe Anat~eim Hills E'estival; and
PJEiEFEAS, ~2ae Anaheim City Planning Commission did hold a public
hezrii~g at the Civic Center in the Ci~y of Anaheim on February ~6. 1990, at
i:30 p.m., noL•ice of saicl puhlic hearing having been duly givei~ as reqiii,xed by
law and in acc.ardance with the prov.isi~ns of the Anahoim Munici~al Code,
Chapter 18.03, to hea,- and con,:;.der avidence tor and aga:nst said propose~3
specific ~lan, incltiding zoning and develr~pment stand~rds, a public
faciliti.es plan, and to invEStiqate and make findings azic~ recommendatians ixi
r,annection therewith; and
WHEREAS, sa.id Conunisszon, after clue insp~ction, investigatioii arid
study rnade by itself and in i.ts hetialf, an~ after dud consider..tior. aF al?
evidence anc3 reports of£e.red aC sa~cl hearing, DOF.S HEREDY FTNt'i:
~0734b ~~C 9Q-4N
. ~•,,
1. xhat: th~a proper~y propose~~ for the SpQCific P1an has unique site
c~iaracteristics such as topography, locat3.on or surr.uundings which are
Rnhanc~d b~• special l~nd use anQ developrnont standards.
2. Tr~a~: thca upecific P:lan is consistent with the Cpmmercial
Regional fShopping Ca~:ter 1anc1 use des.ignai:i~n and the goa.i;; an3 pali.c3es of
the Ar..ahRim Goneral Plan and with t:ho purpo~es, 3t.andar.ds and lancl use
gt:ide].ine5 ther.ein,
3 ~ That t:he S~ecific P].ati rc~~u'lt~ in devc~].opmQr.t of desir~ble
char~ ccer which will be ccmpatib7.e with ex.isting and 1?L'OpOSftCX d~velopment in
the surr~ounc~ing neighborhonr~ and Qstablis2~es devel~~pmen;. sti~ndards co govern
the types ot commercial devnloF.ment proposed ta imple-na:nt the "Regional
Shoppiug Cen~er" Ganeral P1an land ~ise desi.gnalion; ar~d to create a sen~e of
place tor Yhe surrounding comm~,riity with special Ciesign criter.ia fur.
arr.hiL-ectu.re and l~ndsc~t~ing wt~ich is sensitivF to the r,atura.l en~~ir,~nmen~,
yet co~npatib].e with the surrounding urbanizing area.
4. 7'hat the Specif.ic Plan cotitributes to ~ balance of land uses
within the CiCy by provicli.ng a diversity of shopping :,nd entPrtain;nent
activities, which responds to boY.h the d=.verse c~nuner.cial nee~s of. tY~~
resi.dents of the Hill 3T1C~ Canyon Area a~nd the needs of tne surrounding region
k~y gonerating public revenues trom ~sales and tr~nsi~;nt occupanc~ taxes of`
~..32 to 2.03 million c3ol.lars annually; and by pr~~viding emplolment
opportunities, iiicluding ret•ailing, iin3ncial, biasi~zess sorvices, off.icas,
.lodging aud enter. tainrr.enr ,
5. That ~he SpeciL•ic Plan resper_~.s environmental and aesthetic
resourcas cr.nsasten~ .rith ec~nomic realities.
6. That thQ Specific Plan documant (Exhibit. A) ci2ted 3anuary 31,
1990~ censista r~F k.ext, maps, and orher exhibits regul;.ting developmer~t within
the the Cestival and specifies in detail the nature, location and size of all
propos~d land uses; vehicular and petiestrian c.irculaL•ion. within ~he projec:~
and surrour.ding areas; ~he prnvision oE essential urban servicc~s including but
not limiked to public: safety, public ut.itities, and similar services, r~s may
be reqiiir.ed by the proposed devalopment; pertinorit lar.d use rogulations whi.c;Yz
wi11 be usc~d for the implemc~ntation of ~he Specific Plan incluc3inc~ supporting
justific3tion for any development standaxds for proce~iures wli.ich deviar~ from
existing ci.ty zor~ing ar,d land uae regulat.ions; and a dQVelapmsnt schadule
~Ntting forth nr»s~n~ of. clevelopment and L•argek dat~s for completzon.
7. That lkie Spec.ifzc P1~in doc~;~nQnt ~onsists of zonirig and
development strr.ndards, public Eacili.tie s imglementatio.n, phasing, and natural
resourc:e preservation and rircu].atinn noeds; nnd will :include L•he nacessary
s~andai•ds, guidelii-e~ and proceilures to .implement the ~olicies and programs of
the Lo1law~inc~ CiY.y of Anah~im Gerieral Plt~r Element~: Land iJs~, Circulatian,
Gnvironmenta'1 Resource and Managemerit, Safety and Seismic fi:~fety , and Noise
and FIousir.g.
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~. That Specif,ic Nlan No, 90-0:1 includes a F~xblic I'acili~ies p
(Appendix 5) which idc~nt;if.ies ~ 7.azi
proposed devel~pmant including kheba~sign~ ent haEs responsibili~xP service ~he
consL•rucc:ion :~nd maintenance of _s o£ design,
schedules ancl iUAn.tiiiieation of financi.al ~$cila.ties, anc~ sequencod timo
Thc Publ.ic FaciJ.iti.es Plan, as amendeo, is ~ ubstantially f~n con o m~1n~ a~ies.
the previousl„v approved Bauer R a r i c h P u b l i c F a ci li ties P],an~ ~ W~~ h
9. That 2oning az~d Developme~it Sta~~dards sha].I be adopted by t~e
City Cc~uncil, by ordinance, as a part ot' Specific PZ~n No, gp_O1
rQ.:omrnendod in Planning Commissiun Rosolul.ian No. PC 90-49, ini;lud3 ng zoninq
regulations and develnpment st~ndards to be subst.il:uted for existin z ~
under the Zoning Code, g unxn~
10. That the ~area oF tha Zoning Map of the ~it:y of Anaheim, covered
by S~P.CIF.1C P].an 90-01 ;,hall be amended and desi~nated as f~llows: SP94-Z,
NOW, THEREF'UR~;, f}E TT RESOLVEL'
SupplQ.mental E:CR No, 3U0 for S:he pruposecl Anaheim Hflls FestivalrCento Drand
reviewing evidence, both written and oral, presented For nraf.t SEIR No, 30C1,
thQ 1~1~r.ning Commission finds ~hal:
~a) SEIR No. 30Q is in compliance with the
Quality Act an~] khQ State and City Guidelines c~jifornia Environmental
~b) S~IR No. 3Q0 indicates thaC th~ pro;ect mitic~aL-ion mea~ur.~s can
reduce a11 Frojec*_-spec.ific imPaprs to an acceptable level;
(c) Th~ Pr~je~t is cansistQnt with t;he in~ent of tho City's General P1au
for thQ sitP anct will bQ compat.ible wi~th the surrounding .:and uses;
(d) Section 15091 of ~he CEQA Guidelines requ:iros thet one
findinqs be mado for aach of those signifzcant env9.ronmenL-al ~efEects
ident.ified. Ttiree find?.ng categories are possiblo. Sect•ions A, $
and ~ state each ES.ndang, and then identif.y the impacC c3tPgories for
which these Eindings are appropriatE.
~+~ "Changes or alr.~x~tions hsvF beQn required in, or incorporatQd
int~, the projcct w~hich avoid or substan~ially lessen the
sigiiificanL environmental eff~ct as icientiFied in 2:he Final
EIR."
Tt~is finding aQplies ta t}i~; following er~viror.mental effects of the
projnct:
. Land ilse
. Earth
. Flydroloqy i
• Bio~a {
. Tra.ffic/Ci.rcu2at~on ~
. Air Quality ~
. Noise
. Fize and 'Palice Protnction 1
• Becroational. Fac~.lit%es
. i9atar
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PC90-48
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. Sewers
. Solid Wa~te
. Nat~:rzl Gas
. FlectriciLy
. Cammunication ;;pste~ms
. Aes~hetics
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II. "Such p~anges or altera~ions are wihliin the responsiba.li~y ancl
.. arisdiction of
7 AnoCtler ~~u}~lic ag~ncy ~.nd not th~ agency makinq
. the Einding. Suc.2'1 changos h~+ve b~en adopted by such other
agency or r.an and should be aciop~~~ vy such oth~r arency."
There are no o ther agencies that have been identified throuc.7h
;.he ETR process wbi^h 2iave jur3.sdictiox~ qvPr this sike.
~=• "~Pecific eco nomic, soczal, o~ otY~er con~iderat.nns make
infeasible the miY.igation measures or projept: alterna~;.ves
ide.itifiecl in the Final SEIR."
'' T1ie followiiig ~~xscussion i~entifies ~.he various alternatives
,
~~ c~nsidered in Yl~o ~~~~R, tollawed by an
r
ational
fo explanation of the
.
e
r fin~ ng these alternat9.ves
rejectin
same znfeasibla and/or
g
.
No Pr.ojeCr/No Develapment Altex•nati.ve
This 5gjg descr.ibes this alternativE as ~.. continuation of
exis4:ing conditions on ~he proj~~t sit.e, Thc~re£oro, the site
w~uld remain vacant. This alternative does not, however
?
preclude future ~I~velopment in accordance
i ,
with plannix~g and
;' zon
ng ~randards in exastence a~ the time of p~rmi.~ zssuance.
~' "A11 Commerci.al" ~1~Qrn$~i~p
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This alter.nar,.~~c, would involve the delet,i~n of offiae/
~
` professional uses ~rom the proposed projecC and the
" construct?~on and ap~ration of 87g,65U square
nd r £eet nf commerci.al
,' a
esort-commercial uses,
~~
Tmpacts nssociated witt~ th~ A11 Commc~rcial" alternative wauld
b~ similar ~o the environmr~z~tal ~£;~~cts descrzbQd wit;hin tho
SFIR. Traffic impact~ are assum~d to increase incrom~3ntally.
CJnder. this ~evelopmont scer,ario, projer.t traffic wnuld increase
by an estimated ~,,g,0 Average ilaxly V~hicle Trigs (AL~T). BasQd
on iiriving pattorn cons.i,deratioris for both retail commoxcial
and office/profesy,ioria], uses, A.M. pez.k hour traf.fic would
decrease by ar.• estimated 265 t.:ri~s, dnd F.M. peak hour trips
would incrQase by ~pproxi.matelY 390 t:ips,
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"FEIR No. 229" A1tc~r.nutivo
Under this ~1r_ernativQ, tha projer.t morQ fu11y fiescribe~ in
t~EIIt No. 229 wo~iid bc~ dovoloped in accorclance with ths
ciaveLopmont pl;in ~~nd mitig;-tion ma~-suros ic7~nL•ific~d Cn~rein.
2'his option pr~3~uppos~s ~n in~reasc~ in rotal gross 1Q~g~b~e
~~I~~~r~ ~~oott~go Erom ~79, 650 squara EQR~t ta 969, 216 acyut~re Laot
~nd r.or.,~ pro.3ec~t constc•ucC:lon as r. sing7,e pht~se wit1~ buildout
ant:-c.i~~~ted with.in a throc- t~ five yenr time tram~.
Impact:, a;,sociat:Qd wiLh this pr~joct alt~rnative may be
comp~rable to tF.o:;e idenL•if..ied in tho SF,IR. Both options would
noces ,iCatc~ major lt~ndform altornations, result ir. the remova]
o£ exisliny s.ite veye~at.ion, produce compacuble impaets upon
bi~;tic resourc;es anc] visut~lly tr.anatosm the site. Tlndor this
~ptf~n, hUwQVer, impacts upon c:rarric, infrasCructure and
puk~lic servicos/iatilit.ies would bo incrementally grearer,
rc-sultiny .in 1~otenGialiy greaCor traf.Fzc, nois~ ancl air qualfty
impacts,
TmplQmentation uf thi:; alt;ernar.ive wot~lii neeessftate additional
gr.adinq (bc,y~n~? thir ~ntici~~ated for ~h~ propo~od proj~cey in
that, unlikP the pr~p~$Qd pr~ject, t}iis site plan does not
att.csmpt to incorporate pad siting whi.ct~ acknowledges ox.istinq
slope v~riat•ions on-;,ite.
Reducod Den:iity AltarnaLive
Under tt~is alternative tho site wou}d be clevolopod as a
regiona: comn,orcial ccrntec; howc~vor, t1~e rotal qross leasable
square foot~g~ would be reduced through eithor a reduction in
thW numbpr of square feet of thoae activities or the
elimination of specific usQS and/or building p~~g, ~y ,~n
exnmple, i.f t1~E hotel, the off.i.ce/professiona). use nnd outlying
buiiding padtt werF: oliminated, thQ assumptt.on is thaC a
nroportior~al reciuction in envirunrnental impacts r+ould occur,
partl~cularly ;n regr~rd la landform alteratious, bioti.c imp,xcts
and impacts u~,o:~ public serviCes and utilities. In actuality,
qradiny activities woulci r,cL be gignificantly roc~uced in that
the displac.inq building areas w~u1d cti21 be q~aded ancl their
ar~~a t~; slqr,e~ tn an a? ternai:ive use (Q.q, parking) . As a
result, bfotic imp~»rs would be co-nparablP to tho3e ldentfffed
for the propos~d pc~j~~L, Incrn_mental raductfons in
project-related traff.ic, noise and air qu~[ity impacts may bo
oftset by inc:eti3es in tr~ftic, noi~e ar.d air pollLta~ta
auso~•iatecl with the pc-~visfon of thesc~ ssrvi~Q~ at alternative
(off-sit.~y !ocTtiona.
~~'~ Pi.90-48
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Alt:arnnL•iv~ Sil:a - GypHUm Cnnyon
The Gy~r,um C~~n~~on site, .locatc~c~ east of t,hr pro.ject sittt,
.includas zn elevan-acre parcc~l carrently d~s.iQnntQd on the
Ant~heiro Gener~l Plan for cnmmArcial developmont. That sire
W~u1c~ accommoclate an 43Cima~ad 129,5g0 square feot oE
cummQrcial us~, Si~o consh:pints relat.ivo to topography appear
comp~c•ablo to the proposed pr~jer.t ancl would nocoss3tate
~rxtansive gr;~ding lu accommodate dovelopment and internal
circulaCion. lluo to the periphtral location aE Che sitQ,
infrastruckure and public sorvic~/ut:ility c~nstraints tho
dc~velopabil.ity of the property may be impactod,
AlternaY.iva Si.t~ - Yurba i,.t.nda
This altorr;ativa siL-e is c~nsidorably snsllsr than tha propased
project site and woulcl, therefai•Q, proclude tho development of
this property to the intensity an~3lxzecl herein. Under this
altern~titivA, approximat;ely 33'1,6q0 square feet of retail use
could be con,t-ructed.
1.lternat.ivQ Site _ /~n~,h~2im
'Phis ~lter.nati.ve prcject sito has been ifientified at rhe
southeasterly corner of the R.ivers3.d~ (Route 91) ~'reewny and
Glassoll Avenue ia the ~ity oE Anaheim. That site contains
approximately ~5± ar.res and is c~irrently in use as a recycling
fac.ility. General ~ian and aoning desxqn:~tions for the site
author.ir.o devRlopment for manufactu:ing activit3es. The ~xZe
oE L}~is a2ternative site would require a reductian in the scale
uf the project. This sito i~ asgume~ to accommodate
approxinately 3a1,150 squara feat of rotail uso, subject to a
plan amendment t.o aut)~orize ~:hat activity.
Pindinq;~ Relative to InfQasibility/Itajaction ~f 111ternatiwes
The Np I~r~j.~~/TiQ ~,~~~9P1~-44~_.AI_~~rn~~~Y$ coulil be considered
env9rc~nmQnt~lly super.i~r to the project as it Would elimina~e
those enairo~unental eEfecta of khe projec.t identitiQd in ~he
~~I~. This altprnativ~ xoul.d not, hoaRVer, meet projecL
obje~Cives spec.if.ied tn the SEIR in tt~at it. would noC respond
~o oxistina and anticipatod demands for commercial development
in 2he project urea, furthcsr th~ land uso objecL•ives ~f ths
City's GAneral P2an or generate public revenue3 to support tho
Qrovisi~n of public servicos requirRd L,y araa dQVei,opmenL•. The
"1~o ProjecL/No Devr~lopment" Alternative co::lct also result in
increased peripheral demand~ for commtrcial dovRlopment in
areas surrou~:dinq the Cir.y wfth a rpsultant losn oE control
over thaC dov~loprnent. and a concomftiant loss of revenuaa to
thone juris~ictions, Peripheral dcrvelupment aould t~+rther
noces3i~dte an Incre~~3o .in tot~l veh.icin miles driven by
requiring ~~mmercial users to travel q-•a~ter di3tances Eoc
[riosc~ servicea. Thia inc.ren~o Nould t-~nslate lnto a
di:ninu*_ion in air qun~.}.ty th~ugh an increment$1 3ucser~a~ in
nrobiln saurce pol~ucact~ t~n41 r2sultinq consumptfon oE
n~n-renewable res~urco~.
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This altearn~t.ive is cansic9ered i:-feasibla anc~, therefore,
rej~ctQd becr~us~ it fails to meot any of the project object3vea
or to ~r~vide any oL tt,e economic nr sociaS. bonoEits associated
with thu projQCt, inclacllnq provisi~n ot reqional commercia.l
wi~h.in th~r C.fty In furLhe~ranco o~ the Gon~ral Flan, mair~te.nance
of City control over local commerciul develnpmanr, ~_~~
gena~ation of guhlic revanues .in rocognitioi~ of the expa:~di.ng
cioedr f~)t• pUbl.i : 9t3.•v~Ces. This ~ltarnative would also rasult
.in a lass or £~~rfe.itur~ of omglayment o~~portuniCios in the
project: area and as~oci~~tod tax ravenuen for thP City and would
be inconsistQnt w.ith ths General. Plan d~signation for the sita.
The "All____. Cg~nmc~rci_#al" ..._~-,1_~arn~-~.~ is not considared
c~nvironmentally suPc~r.ior. This sc:enaria would subsCantinlly
mePt the project ubjer_tives but could rosult in inexoasod
levels ~E ac9verse impacts on the enviranment.
Tr~sffic impacts, defined by the avctrage daily traffic
projQctions, are ;;ummed to incrensg incrementall;~, Unr~er this
developmenL- assumption, projoc~ traffic will .increas~ by an
Qstzmated 6,Ud0 Average Dai~y Vehicle, Trips (AD:f), In
recogciit.ion ot the dit•L•erent driving patt~rns assaciated with
bolh ratai.l commercia~ and office/profe:,sional uses, A.t6. peak
hour Craffic Would decr.ease by an est.imated 265 trips, while
P.M, peak hour tr.ips would increase hy approximately 390.
Impact~ upoi~ adjoining land uses may also inr.rosse
incrementally. Under an all commercial alternative, site
covei•a~Q may increasa in that cummgrcial activities requ~Ire
more vi.sibility tu operate c~ffectivel y. This design
modification may resul~. in a de~crea5o in the physical
se~acat.ion between the resul.ting r.ommercial activiL•ies and the
t~djoininq residenti;~l uses.
Fiirtiier, parki.ng canstra.ints may il.ictate a reduct.ion in the
square faoa~ge of commerc.ial uses whic:h can be accommouated
~n-site.
This :educCion may adverse2y im~act th~ ~Ei~cal vfabilJty of the
project and may reduce t;ax incremQnts whi~h may accrue to the
City.
Ay Qliminating Lt~e nixed-u3e p~tential of l•he project, usctrs
may be preverited from undertakinq mult:~le act:viCies as ~art
of thv samQ vehfcular tr.tp. The:+a activit~o~ wpuld either be
defQrred or fulEilled at alte:nat:ve locations, ragultinq in
additional t.ranspoc~ation .a-~~3 as3ociatad envirQnrnental ~osta.
rhfy alternativ~e is r.onsideresd infeasible based upo» thR uhove
cnmm~nts and, thcruforn, i, rc-jcsctcs~l.
The YK2I2____NO.._.._.Zl.Q~_Al_toXn~yiv~ is not considered to be
a~vironraent~~lly superi~r ta rhe projact. This acanario would
subatanCi~lly maot thp prljQCt ~~~jc-ccive but would result in
i:icrcasod iQVelrs of advQr:iH itnpacta on the environmenC.
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TmpAr.tv upon trafEic, fnfrastruc~u.~~ and public s~rvices/
ut:i.lir.ies would ba incrc~met-tally grc~ater, resulting in
potent.ially groa~er traffic, noise nncl air quality impacto.
ThQ concantra~iun of land uses with3n t'~c~ cen~Hr of the site
wUUld nocessi.t~t~e grQat~r landforrn modi~icatians, incltsding
additional gr.adin~ activities, and rosul~ in z~ loss aosrhetac
site p1an, u~ao~~ tr.~s 1.ltarnative parking acQ~s w~uld be
CO+~C@71~fiiCO(I around tti~ periphery of tlie s3t~ r~ther thttn
disporsed and situated in direct rAl~tion~hip to anticipated
us~r ciemands.
Thig a:lL•exnativa is consid~sred infeasibla baged upon th~ ~bova
camments and, tt~orc~P~re, is re jectc~d.
The Re~l~cecl__Gqnsi._~y ~l~ern~~i~t is cans.i.dered environm~ntally
superior to tl:o project Lecause it would reduce, but not
eli-ninate, adver~a impact~ descrik~ed ir~ the SEIR that are
asso^iated wxtli tho p.roposeci proj~-ct. This altQrnative would
not meet projer,t objc~ctives speci~ied in the SEIR because it
would not rQSUlt in ecoi-omical'ly £Qasiblc~ development on the
project site based ~n market conditio:~s.
Alttxough the aciverse environmental. impacts ident•ifiec? in the
SEIR wou.id be somewhat reduced if a J.ower overall density of
devolopment on the projtct ~itQ wc-re ~~ b~ achit~ved, the
dons.ihy reclu~tion ~.ould effectively stap the projoct from beinq
d~veloped and, therefore, tYie concon~i~ant bFnefits uf the
()I'O]Q~C would ba 1ost.
This a1t~r~iative is considered infeasible busad on khe above
comments aricl, thc~refoce, is r~jected.
The G,ypsum___ ('anyon_`~lt;~rn~~i_v_g`Sitg is onvironmentally
s+i;~.~r.ior r,o tna proj~cC because .it would zeduce, but not
elim.ina~e, aclverse .impacts descrihed in l•he SEIR associatAd
wir_h the proposed proje~ct.
T}ie Gypsum Canyor. alt:ornative would not meet project objectives
i.n r.hat the a2Cernative situ is insuff.icierit)y sized Y.o a.llow
for the conslruction of a regional com~nercial. conter. As such,
~ommercial neer.ls w.ithin tho project area woulcl not be fulfilled.
The altern~itlve project site woald accnrNnodaCe only a
neighborhoud shoppir.g cpntEr whict~, i.n recognition of r.he
p~oject sit•~e, wou.id bP insufficient to moet the growing
commercial ne~ds ~t the fiill and Can;~on Are~-~ znd M~uld ba
inconsistent With the Anaheim Gener~l P2at~. Additional
pec•ipheral CArt1~nfTCV'.i.81 devpl~ipmenC would, th~rreCore, be
rc~~uired. The ciunulative impacts associated rrith combined
cnmmercaal d~volopment m~~y rQSUlt in ad~it3onal adv~rao impacka
upon the cnvironment.
~~~ P~90-48
ThF nlternativo si~e i, not ~e r.eadily ncce~siblo to exiating
and approved T~o~ielential de~vclapmnnt~. As su~:-, econamir
viability of the site .is rerluced thr.ough x reducti~on in service
ar~a. Addi~ion~lly, a7t:hough site uso may d3minish, with a
r.~rraspcnding roductinn in vehicular traffic:, sito users may be
reRuired to t:avel. addit.~ona1 vehi.cle mi'los to pt~tronizo thia
alternative sitv.
'Chis alternative is considarec3 infoasib].e basod on ttie ~bovo
comments and, Y.heretora, is rojected.
The YQr'~u_~Linda~. AJ.~~..rn,.sse ._ ,Si ~~ ia nat con~ide.red
onvironmenta'11y aiiperior to thc prajpc.t. rhR Yorba Linda
alterativo woul~ onl.y part.~.ally fu1fi11 projoct objec*.ives.
Although the alternative projoct would satia£y the spatial
:iefinition for a regional ~hopping center, that center would be
approxirnatell 3P per.cont of the size of the propo~oa project.
F:conomic Ue~-oPits associated with the project would be lost ~r
forfoited t~ oL•her jurisdictfons whezein additional commorcial
de~c~lopment would occur in rE~spUnse tu unmet demands.
Hydrologic~.l impac~s assnciated with thQ dovc~lopment c~f this
alternaiive site ar~- considered to be gceatQr tl~an those
associated with the pr.oposod Froject. Forti.ens of this site
ar.a loc~ted in the tlood p~ain crQated by the Santa Ana ttiy:r.
The site's locat.ion may al~o pluce it withii~ the inundaCion
area of the Prado Dam.
N.itigation of existing ~lood hazards wou~d significantly
increase the cost of. project devQlopment an3 rnay necessitate
c~ff-site improvements t~ that watar course ~rhich would increase
tt~e potential adver~e envirozunental impacts of the project.
Thc~ Sanka Ar~a River has been id~ntifica as a habitat zroa for
the LQast IIell's VidPO, ~~ Eederal and atate .listed Fndanger2d
5pecie:~.
This alternative is considerHd infE~asible basad ~n Che above
comment;s and, therePore, is rejected.
The l~n~eim __ Al~rn~tiy~ __~i~e (oriy3T-ally identifiod as
"Full.errun Alternative SiCe" buk clariffed at the Planning
Commission moeting to act+.ially b~ located in Anaheim) is iiot
conai.dered environmentally s~apexini L•o tho project. Thnt
(Ar.~heim) alternati•~e woulcl only parti~lly ~u1fi11 project
objectives. l~lthough the alter.native proiect would satisfy the
s~.atial dafinition for a rbgional shoppi.n~ center, that aentc~r
would bo approximately 43 percent ~f the .size of L•ho project.
Economic benQfats assocsat~3d witli t:~e projaat s+ould be l~at or
~orfeited to oCher jurisdictions wtiarein actditional corrtmercfal
devoloprtient would occur in rQSpon:t~ to unmet demancls.
A~ o result of the existing u~e of this pr~porty a. a recyclfng
£acflity, the pr~sence o~ soil centaminanr_s inclu8inq toxic
material~ is suspected. Tk~~se matecfals, i.f any, vould r3quire
cleanu~ ~rior rn the siCu boing deve'lopod as a regional ce:~tsr.
,4_ PC90-48
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Fuqitfve dust impacts aszocir~ted w.i~h the remediation. of thi,s
si~e meiy rasult in the airborno d.isporsal oE those contam3nants.
T.ho Gen~ral .Flan and Zoniny Cade deslgnations of the s.ite da
noh ~uthariz~ the proposoc~ use. A General Plan 7lmenclmanC and
zone change would, therefor.e, bc~ required to accanunodate th9
propo,c~d use.
This alternative is cunsidered in~easible ~d on the aboyo
rommentz and, thor.oforQ, is re.j<1c~ed.
(~? S~ction 210B1.6 c,~f the Public Resources Code requiroa th~tt when a
public agency i,s making the tindinqs regiiired by Section 2108~(e) af
the Public Ftesources Coc9e, tt~e Agenc;y shall ~dopt a reporting or
monitc>riny progr~n for thc~ changes Co thQ project which ft hns
adopLed oc• made a condition of pro:jec~ approval in order to rnitigate
oc• avoid si.gnificant e£fects on the envir.onment.
Tl~e City hersby Finds that the mitigation ~nensures incorporated in
t~ze Mitigat~on Monitoring Froc~ram s~t forth in Attachment C meets
the roqtiiremeci~s of Section ,21081.6 of the Public Resourcva Cado and
rediaces Che projr~ct' 3 enviro:mnQntal .impaats to an acc9ptable 1ove1.
(£) ThereEore, the Planning Comnission her~by recommen~s that the Ci~y
Cour,cil cerCify SET12 No. 3U0 and adopt tho Mitigation Monitoring
Progr.am (AttaclunQnt C).
BE IT FURTficF. RESOLVED, that the Anahe.im Cit,y Planning Commission
doe : hcreay r.ecommend ttiat the City Council adopt Specif.ic Plan 90-01, si.ibjact
ko the fo'llowing con3itions:
TRl~FI'I~/S'~IR~ULATTQN
1• Tha~ prioc• to issuance of a bui.lding permit, the appropriate major
t.horoughfare anc3 bridge fee shall be paid to the CiCy of Annheim i.n an
amoLnt as specified in the Major Thoroughfare nnd Br,icige Fee Program fur
tbe Foothill/EastF:rr- Trartsp~rLaticn Cux•r.i~or, as establishc~d by City
Council roso.lution.
~. That gates sha.il not be instal.lad aczoss ar.y driveNay or private street
ir~ a manner which may ,c3versely aft~act vehic~alar tr~ffi~ ir. khe ar~jacenf
public ~treets, In;;taJ.latior- ~f. any ~atas sha31 ~onform to Engfneering
Standa•rd Plan Na. 402 and shall be siibjec~ to the review and approval oE
the City Tr,affi.c Engineer prior to issuance o£ a buildinq permtt.
3. That in the ~vAnt a p~rcel map in record.ed on subjoct property, an
unsuborclinared rec:iproc:nl ace~s , and parkin; agreement, in a form
satist'actory to lhe City l~r.tornQy, shall :,~ r.ocordod with the Office of.
Lha Oratige County Rc~corder. A copy ~.;i tho recorded agreemtsnt aha11 then
be r~ubmitted to tho 'Loning Uivi4;on.
4. That plans for vehicular and pedostrisn rirculation sball rg suAmi~ted to
L•he Ciky TraEEic Gngfneor for hJs cevic!w and approval. showing conformaace
with ^nginoering Standazd Plan No~. 402B, 43bF, 6U2D, 604A and G05
pork,ainzng r~ ~arking standards. Subject propertl sra12 tl:ereupon bo
Qevel~ped nnd meintained in c~nf.ormance wir.h ~a3,d plnns.
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5. That a7.1 driveways sha11 b~ eonsLructed vrith minimum fift:een (15) foot
radius cttrb roCurns as r~~quirecl by tho City Er-gineer in confarmance with
Fnginoer•?zig Standard No. 137.
6. Th~t tha mo;~t westerly acc~ss ~~i S~-nta Ana Canyon Road shaJ.l be
signalizeci with sopar~te lc~~'t turn pha~ing and tY,a access road shall have
throQ (3) northbound (one righL• ~n~i two leFt) and twp (2) south.bound
lanos (sixty-tour) (6~} E~aL curb-to-curb mznimum),
7• That: the mi.d-aeec~ss azi Sant.a Ana Can.yon R~ac1 sha11 bc~ signalized w.i th a
left-turii and ~--turn stornge and phasing. The acc~ss roar,l shall provide
three (3) outboiind (two rigtithanci, one left) and two (2) i.ribound 1aneS
sixty-t~ur (G4?~eet curb-to-•curb minimum).
~. ThaL- thH access to Roose~~lt Roa~Z at ha.iser Eiou.l~vaxd shall be two (u)
lanes in each i~irer.tion, but not s:gnaliz~d.
9. That Festi.val Drive shall bo one (1) lane in each direction plus a
left-lurn lane (-ninimum width o£ forty (40) ~Feet curb-t~-~urb) ~with
nn-street parking prohibzted arid enforced by Y.he 1e~sor.
10. T}iat a bus turnout aL• ~a~tbouncl Santa Ana Canyon Road and Festival Drive
shall be installed to tho s~t.isfaction ot• the City TrafEic Engineer.
The aL•ea ad;jacent L•o this ~uc•n~ut sha:l inalude a paved passenger
wait.ing area complete with a bu~ shelter and bench. A paved, liqhte3
and han~icapped ~cc~ssible pedestrian accesswa,y shall be provadc~d
?~etwoen this stop and trie project buildings, Concrete bus pads
sufficie:it to support the keight of a bus, in accordance with OCTD's
D~ig.n Gui~lQlin~~_fc~r_E~ Facili~g~, shall be provided at this transiL•
s~op. This would be n~cessary assuming the oxisting paving material
would be insufticient to supPorC continixel! t.ransit use pf the turnout.
11• That un.less an ~l~err.ate plan for truck deliveries is approved Ly the
Ci~y Traf:fir F;ngineer, tr~ick access £or Area No. 1 3elivQries tthall bo
dQSiqned to minimize conflicts within t:he parking area and to provide a
twenty (20) f~ot wide truck ouClet nE,ar Major "E". Truck access for
Area No, 2 delxveries shall inc.lude a twenty (20} foot wi.de ~ru~k outlet
in the viciiiity ~f Majur "H' in addit.i~n ta thc~ access near Shop No. 10.
12. That any pasking structure which .is to be provided on-site shall ba
designod and constructed to acc~mmodate a maxi~-size van (.i.e., ah lenst
,even feot one inch ('1'1") verticzl c:lnarance is necessary).
13• That Eto~sevelt Road and Monr.e VisGc- Road shall be siqnalized with two
(2) lane approacties on n.il leqs, pius an eastb~unil left turn lane with u
minimum two hundred (2A0) f.oot pocket Iength, and with signal design
approvc~d by the City TraEEic EnginPer. Hauc~r Rnad shall be striped for
Lwo (2) approac:~ 1Hnes (now lef:t turn on.y and une riqhl turn onl~).
Tho daveloper shall incur the cost of the interconnection of the siynal
r~ the City's intarconnection system.
14. {peleted at Planning Curnm.is~ion hearing) .
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15. ThaL pri.or to fina~ bui?.ding and zoninq J.nspoction far the Eirst
bui).ding, t:he ~'runsport~tion AQmand M~nagemont (TDM) Plan for tho
Festzval Centar shall c~mply with Ro~7ulation XV for th~ Sout~ Coaat Air
Quality Man~gem~nt Distric,t (SCAQMD) plus any other TDM ~easures
' r~qui.rod by SCAQMb. This TDM T~lan shall inclvde, but not ba limi.ted to
tho f~llowi.ng:
° Each Qrnp]oyer oY: onc~ hundred (1G0 j or m~re employoes ;~hall provac~e
an on-site AQMD cortifiQd L•ull-~i.mg rideshare Co~rdinaL•or who shall
work with otlier coord.inators and with employers of less than one
hunclt•ed (100 ) c~mployees in the Festival Cent.~r to provide inc~i:tives
to employees to rideshare, includinc~ pxokerential parkiny, sub::idy
parkicig for. vanpoo:ts and carp~ols, prov.isions for transft use (i.e.
bus turnouts, shelter~, on-site locaL•ion of transit schedules and
on-site sale of OCTD month7.y bus passes at the time demand egua:Ls
fifteeri (15) per month) and subsidies ot vanpools and tra.xisit passes;
° EncouragQ the use of altErnative transportarion modas by
conti.nuously promo~ing public tx•ansit usa.ge and providing secure
bir.yc].e faciliti.as in Che vicinity of transi.t stops, and subsidy
,~ parking znd preferred parkin~ locations for car and vanpoals;
,
° Install mass transit-usc~r amenities and accommodations for OCTD
routPS, includzng bus tur.nout and bus SY1P.iters, route infarmation
display;, trash receptacles and public pay teleghon~es;
° Participatc in an areawide 'Cransportation Managernont Association
(TMA) at such time as one is ostablishPd;
° Encourage employers to provifla ~taggered work schadiiles, f.lAxtime,
compreased work Wcreks or other non-tradi~tional work scheduling to
minimiza employoe trip gQneratiun durinq peak peri.ocls, and
° Facilitate bicycle access of the of£ice buildings by ~rovidinq sa~e
and convenient bicycle ~ocker „ and lockers for personal storage.
'l6. That the one hundred thirty six thousand, six hundred (136,G00) square
foet of retail adjacen~ te ~.he th~ater sh:411 be ut.ilizecl aololy z-s home
furnishing uses, in confozmar.ce wiL•h the submiL•L•ed parkingr anal,ysis. If
~` rel•ail u~es nther than hom~ furnishing are to be leased, the parki.ny
~ supply 3ha1~ be inr..reased by an~thQr threo (3' parking stalls per ane
ttiausand sq~xare ~1,OOU) feet of cJross square feet or a variance must be
obtaint~d zn conjunction with a parking demand study appraved t~y the City
Traffic EnginEeer.
17. (Deletod at Planniny Commi:,szun hearir.g).
1E3. 7'har prior to :.SSUance ot' a building porrnit for any drive-throug}i
f~icility, the clri ~~s-ttirough lane ~hall he reviewed and approved by tiho
City Traffic Enyiueer,
P,J.~ANNI~7~
19. That priAr ko i~suanr,e of a building permit, ntreet n vnes for any new
private str~et ~hd12 be submitted to and appr~vecl by tha Planning
Departme»t.
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2d• That prior to issuanco of e,ach bu;_].t12r1g permit for Uevelopment Areas 3
and 4(Phaso~ rI and III), in orcl~r to dcat~rmine r.on~[orm~nae with thd
npproved Speaific Plan and EnviroiimenC~1 :[mpact Repuzt and to dc+~ermine
that the Fa.na1 Site P.'lan dys;qn h~.lr not 1~c~ detrimonkal to the health,
safety ~nd general wQlfaro uf r.hc~ citizan.,~ of thr~ C.ity of Anaheim, rho
following de~ailod pJ.ans shgll be sixbmitte,d to nnd upprovRd as a"Fix~al
Sitt~ nlan ~pproval" by ~he Plannir~g Cmm~issi.on ~t 8 riOt1CC4(~ publ.ic
hearing;
~ 6ite p.l.an
o Parkinq, loadiny and rirculation p].an (.including drive-throu
c~ntigur.ations)
h
ar~ ~
,
g
eptzbl~ ~~ ~h~ C.ity Traffi.c Engineer nnd
conformance with a.ll apPlicable Fnc~ineerin
Ct
d L .ane
in
g
andard P1an;;
andscaping plans
~ KooE-mounted equ.ipment screEiafnq plans
~ Llevati
ar. p.ians ( includzi~g co7.or/material. samp].QS )
~ Sigriage plans
o Grading nlans (includi.n~ lo~ation
i
, s
ze and trgatment of
reta.i.ningicrib w~311) ~nx
~ny uses requiring a condit.ional use pormi~ m~y be revic~wed
connQCtion with the fizial sit xn
e plan approval, ~ubject to procedures
Chapter 18,03 (zor~ing proc~dures-amendm in
~ariances)
ents, cor.c+itional ase permi~s .•.ld
21• rhat rhere shall UP no sale o~ alcoholic bev~r~g~;s in conjunction wiL•h
gaso].iue salc~s.
22 • That during hours af opQreitaoTi for the s
and women's restraoms sha11 be a.vailabXe
sup~,li~d and maint~i•aed, Said :acilities
the plans submitt:ed for building permi~s.
22A. That ~utomobile car washes s}iall anly bP
approv~l of a conciitianal use pPrmit,
ervice stati.on, separate mea's
to the pub~ic, and propexly
shall be clearly indicated on
permitted in connection with
z3• That in contormance with Aiiaheim Municipal C~do Sectzon 18.44.050.070,
an urisuburdinater] recorded agreemenr_ shall be provided tu the Zoning
Division agroeing to remove the service stat.iun structures in t~e aven~
that the st~tior_ is r.lo,ed for a period of twelve
month~. A service s;:al:ion shall bQ considered closed duran consQCUtive
in whiah it is open for less th~n fifteen (15) days, g~n~' month
x4. "-'hat any ou~door speaker. sii~ill be ee~uippe,l w.it:h an operab]e volume
r.ontrol.
25• Tfl~t no alcoholic ?;evec•aq~s, includin<~ bner and wine
served via the d..ive-through restaurant t~indow, ' Shall be sold or
26• 'Chat ~h~ on-premise ~ale and constun~tion of nlcohol authori,zed by Chis
r~solutior~ shall only occiir in conjunction wikh the 3II.~P, a: prQp1rQd roQd
items.
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27, That a11 r~ir conditioning f,,ciliti.es anci oth~r rooF ~nd grouncY mount~d
aquipm~nt shall bQ comple~ely shi.~lded irom aiaw, as prc~scz•ibad in the
5~:eni.c Corz•iclor ordinancos. Such in£ormak:ion shall spec.ificn].1y bo ahown
an the plans submil;ted far bu.ildiug pc~r~mits.
28. That aJ.l. ~~.ltunb.ing or oL•hpr, s5.milar pipes and fiyctures locatad an the
Pxterior of a building or structure sha11 be l:ully scrosned by
arch.itectural devices and/or 2ppx~priato buildi.ng matarialsj anc~,
fur.Llaer, such ir,formation shall be spocifically shown on thH plans
subm.itted t'or building permits.
29. That all parking area light3.ng fixtures shall not excaec~ ~ height of
thirt,y (30) feet, ~~nci fixtures shall be down-lighted and directoa away
from adjacent residential property lines 1:o pro*_ec.t the re~idential
integrity, of. L•he area. Lighrinc~ fixture~ and their lighting effects
sha11 b~ clearly inciicai:td on the plans submitterl for bui).aing permits.
29~a. Thal, all a two-1FVe1 lighting in~ensity plan shall be implementc~d fur the
parking are~, with a higher level of intensity during business hours ior
safety purposes anCt w.ith the intensity beiny lowerAd aEter the uusi.nessos
are closed ta prov.ide ~ecuz•ity lo the purking area wzthout beinc~
intrusive ta ~lae surrounding residential ~rea,
30. Thau izo our~oor. storage of, display of, or work on vehicles or vehicular
pai:ts stlall be permitted.
31. ThaL• the oiz-site lantlscapirig and irric1ation sys~em shall bo maintained :i.n
compl.i~.nct~ with City sL•andards,
32. TYaat prior to i5suance oi•" a building permit Cor DQVelopment Aroas 1 and 2
(Phase I) tiie fo].1~wing detailed plans shall he sui,nitted to and approved
by the Y:lanning Commissi~n as a Rep~rt and Recommendatiori item in order
to satisfy Fina1 Site Plan approval for Devolopment Areas 1 and 2:
` Rooi mounted equipment scre~ning plans
° Signage plans
° Exterior building r_olor and material samples
° Ariv~_throuyh lane configuratioris as approved by the City Traffic
Engineer.
33. That Przor t;o issuance of. a building germit for Phase 1', the Planning
Director or his desiyr-ee sha11 Leview the PhasQ I site plan (for
Deve7opment Areas 1 and 2) for conformance with the Speci.fic Plan Master
Site Plan. Ii L•he Pl.anning Uirector dPtermines that the submitted Phase
I site plan i~ not i.n confor.mance with the Master Site Plan, then his
decision rr,ay bo appealed. to th~ Planning Comm.ission.
3A. That any revisions ro Che Fina1 Site rlans wtiich are determined to be
significant by t}ie Planning Direator shall be considei~ed reviewed by the
E~lanning Conunission at a nuriced public hP~r.ing for conformance with Che
bevel4pn-E ~t Standarcls cf the Specific P.lan. Their. d~cisi.on may Qe
appealed to the Cxty Counci.l.
35. That the perman~nt landscapang an.~ irriqation ,ystam sha11 be installed
in accordmnce wi.th approved plans, Tho landscape archiCec~ shall submi~
cer.tificatior_ in acco:dancQ w.ikh Municipal Code Section 17.OG.137 "Slop~
Certification".
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36. xhat Jandscaping p~ans sha11 e-nphasize the u~e of native t•roaa, shrubs,
and grounc~cover whUrever possible; and that minimum twenty four inch
( 24" ) box hraes slzall inih.ially be plant•~cl in the parking a.rea.
37. That grouncl-mounted lighting fixtures uL-ilized to accenL• building or
1lzidscape elements, or c.o illuminate ~edestrian areas, sha].;l be shielded
t.o direct lighting t4w~rd ~he araa to be illuminated anc~ s1x311 be
maintainaci to mizi3.mizt the encroachmont oF liqht emanating theretrom
onto a~ijoinzrig xesictential areas.
3a. That tho ~iesign of any propcsed paY•king structuro aha11 incorpc~rate the
sensitive siting of that structur.e 3nd ~dequate landscape and/ox
archi~ectura7. ~crQening so as to min3.rnize tk~e zntrr,duction. ot
vehicular-related light irito adjoining r~~sidenkial r~reas.
39. That the theaR:er design sha11 nrient th~ box office and primz~ry
entraz:ces away from resi~lential areas, direating those act?~vities in
eirhex a northerly or westerly direction, and encouraging and directing
vehicular traffic northerly oiz Festival Driv~:, as cl~szgnr~ted in the
Specific Plan.
~10. That i:he rear elevations of buildings visxbZe from off-szte and public
or;-site r~reas sha11 be architecL•urally accented to portray a. finfshed
loo~.
41. That a12 builairi5 colors, textures, and materials shall be compatible
between an-~~.L-e uses; and th~t the roof ~olor, as approved by the
Plar.ning De~;artmont;, sha11 be a neut.ral color, other than black or dark
grey.
41A. Tkit~t setba~ks an the coc•ners of Santa Ana Canyon Road at the project
entrancQ ~ha7.1 be thirty (30) feet wiat~ an~ fully landscaped.
~2. That any~ tr~~ plarited. ors-~;ire ~ha1.1 bs rep? aced in a timely manner in
the event t}iat it is removed, ~3amaged, di.seased and/or dead.
42A. That on•premise advert.ising signs and cen'ter identiiication signs shall
be illuminatPd only durinq the hours of 6:30 a.rn. to mir~night; and
illuminatzon oi on-premise tE3nar~t advertising signs sha11 be l.imitecl to
business hours, plus one hoi~.r ('1} before ~penin.g and one (1) hour after
clos.ing ior each user.
43. 'I'hat withi.n (18) months from tha isst~ance of the first structu:al
~.
building per.mi~ for the majar tenants locatett in PhasQ T, the developer
~
or their s~xccessurs ~hall us~ ~heir }~est efL•orts to exclusively market r
a11 of the property in Development Area TV for retail er hotel land '~
'
uses, as pro~vided for in the SpQCific Plan. During this time period, no
7.
building permits will be issued Eor office structures located in ?~rea
IV; hawever, development appruvals an~t building permits for retail or
hotel structures siay be issued in conformanca witn provisions and
actions in thp Specif:zc Plari for the si~e. Should the retail rnarketing
effort for Area IV prove not t~~ be succESSfu1 tluring this 18-month timQ
poriod, the developer ma~ choose to proceod with office uses for this
Dovelopment Are~. If tt-is is tk~e r,ase, the developer sha~l submit to -
the Gity corce3p~nr~exice demonstrating that ttieir best efforts werc~
-15- Pr_g0-46
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urlsuccassful to market the aroa for reL•ail or hotel usa~ during tYio ,
18-month x~eriod. lullnwing exp~ra~~io~hog co~despondenaep8developmontioi•
Council reviaw and ex~minatio
ofEicc~ u~e~ may proceed in complianca with pruvisi~ns ancl actiions
containe~'. in the Specific P1an. The obligations set £orth 3T t~2~~s ,f
canciition sha11 bo evidenced by a covenant exeauted b,y the p ap Y ,
ownor ar.d recordQa against th~ prop~rty prior ~:o the issuance of a ;'
gr~ding permi~. :'
~
riR~i~QLic~ ;
,,
q~, 'That prior. to cornmen~ement of ~tructural £raming, on-site f.ire hydrants !'+
shall be instalxe3 i n ea~ ~rger~~d as uapproved by ~ t} ea FirohPDepartmen~ ~
Dapartment. An a1 ^
's
shall be provided to the hydrant• at a11 ~imes. ~
p
~}5, That fire sprinklers sha:ll be install~.~d as required by nc~~ City Fire
Depart-nent.
46. That a.c•lequate uncb3trucred fire tructc turn-araund arQas, as reguired by
and a~~r_eptab].~ to thP City Fire nepartment, shall be shown on pla.ns
submitted for building per:nits. Said turn-arounii areas shaZl be
permanenh_ly marked and maint~ined to the satisi•action of ~he Fire
D~spartn~ent.
47. T.hat, as required by tho E'ire Department, ea~Yi parcel shall }~e served by
a separare f.ire water service.
qg, Zhat a minirnum twenty (20) foo~ wide £ire lane shal]. be marked and
maintained behinc~ major sh~ps "A" through "J" as stlown in the Sger.ific
Plan.
q9, Tkiat t~e theater facility shall be equipped with a iocal fire alarm
sys~em in acr.ord~nce with Arti.cle 14 of the Uniform Fire Code.
5p, Zhat prior to i.ssu~nce o~ a buildinq permit, the Anaheim PolicQ
Department sha11 review and approve plans .for safety, accessibility,
crime Yr.evention, ax:d :ecurity provisiuns duxinc3 both the constru~tion
and operations phases. ;
a
51. That on-site security skiall be provi3ed during the hours of op~~:'ation Lo
limit criminal occurrences, ~o minimize noise, to ~revsnt loitex~ing ancl
to assist in rhe cuntro7. of enteri.ng and exiting ~1:i3Et.1C. ~•:
;;i
~2. lhat prior to the issuance o[ buzlding parmits, the develnper sha7.l
construct a six (6) f~ot~ high ornamental wrought iron-type fc~nce on the
property line separating subject property f roin residential progertiPS to `.,
the south. The .location ot said fence shal~ ~e appro sd by the City i4
Engineer. ~~~~`
53 . That a1J l~ckable ~~edestr~an and/or vehic.ular acce ovedt b t e~ Fl,be
equipped with knox box devic~s as required and app Y
Depai~ment.
~~6- PC90-•~18
~+N•
N()1_$E
54. 'Cht~~ excavation, qr2ding and at}~er construc:tion activitias r~l~ted Co
tii~, propos~d ~roject st~alA bQ re~tr3clod Co haurs botween 7:00 n.m. And
6:00 p.in. Monday rhrou~h Friday, ~nd b~twc~en H:00 a.m. ond 6t00 p.m. ~n
Saturday. This r~strict.ion w.i]1 r~duce potential noiso tmpsc.:s or
nertrby residances cluring tho night .ncl t~arly moruinq laours and Sundays
whc~n ambient: noise levt~l~ are al• thQ lowost.
55. Th~~+t construction and mainC~nuncc~ actlvit.les, in~luding the rapair and
m~intenancQ ot equipment, sha11 conEozm tr~ and comply with applit;able
provis.ions of the C:ty's ltoisR t)r~inanco. Constructi.un eq~~.tpment shall
b~~ equi~ped with ottec:t:ive muEflir_g devic~s to fur.ther reduce the
project's short tarm construction noise af~ects.
55A. 'Th~-t us~ of the tr~sli compar_tor s1~a11 ba restricted t~Qtwe~n L•he r~ours ~f
20 p.m. ~:sd 6.~.m., unlQSS ttio ~ioise can be mu.(fled to a level where it
Wi11 not disrurb the rF~,;iclent.ial noiqhbors.
558. That tr~ick deliveries, axcept to the sup<~rmarY.et, y2.a11 be limit~sd to
the iiours betw~en 6:00 a.m. and midhight.
56. That, wher. feasible, consr,ruction equipment: sna11 be storacl on-3i.te to
eliminata and/or r~duce heavy-equ.ipment truck trip5.
EN~.TNE:EltI21~:
5'l. That prior to parcel maF~ npprova'., thr. ori~inal documeut3 of the
cove-~ants, conclition~, and r~3trictions (CC&R'3), ~nu a letter addrosse~i
ta the developer's title company autnorizing recordati~n thoreof, $hall
oe approvcd by the City Attorney's OCEice aad Pu~Iic Works Enqineering
Gepartment. Sai!~ documents, as appco~~ed, shall b~ filed an6 recorded in
the OEEice of the Oranyo CounLy Recozdor. Sai(1 CC&R's sha13. include
provisions for main~aining subject property as an integratgd center in
toqards *_o par.k.ing, circulatiun and signacJe ar.d architecrural continu3.ty.
58. 'fh.~t cll gracling activities shall be conc:~cted in conformance with
Chaptp~ 17.05 "Cradin~~ Excavati.na and fills in Hillside Areas" of th.e
C.tty's Land Levelopment and Resources Code.
59. That oricr. ~o issuarice o[ a g:adi~nq p~rmit, a prec=se ~radinq plan
preparcd by a reyistered Civii Ena3.neer shall. be submikted l-o khe City
En:~ineer for :eview and agprovai.
ti0. 'i'hat qradinq ~13t1fi sha11 i~ciude an ecosian, 3i.ttation _~nd dust control
pl.an to be approved by the ~~ity En;ir~.f:t3r. Said ~lan sha?1 include
provisians tar mitigatinn m~asures zuch as temparory irrigation and
inunact.iate planr.ir.q on :~11 exposed pads and a3o~es, tempors+ry
sedireenta~ion basi:.s and sandbag~ing. Tha p?an sha:l a2so inclu~e
proviaion:, ta control fugitive dust clur.inq cicariny, graBSn~, earth
no~~ino or ~xc:~vation, in r.~nformance with AQtdL Rule 4~3 re~uire~nenta.
-;~- P~9O••48
•l.-'~---_~-~-~ ~ ~ ~ .. . ~ ~ . - . ~•~:~.~
.~~
~;
61, Thn.t a11 grading shall be r.on~lu~:t~ct in uccordanc~ with thc~ yaotecl~nic~l
atudy entitlod "GQerer.hi.ti.c~~1 Investigat.ion and Fteviaw of 100-Sca1~
Grudinq Planq - An~he~lm I(i113 Postivt,l Pro}oct, Anaheim Hi11s. Oranqe
County, C.alil.c~znia foc• Tratmnc~ll Crow Company~~, GooSoi.ls, Inc., ds~ed
SapCc~rrb~r ~5, 19~1y, and subsequont soils and
pr.Qparcrd tor the pcojocC sit.e ca3 a,~~~xovc~cl by cho CiCy~EnyineQi~l reports
b2• Thal ~he cl~voloper shall initiFt~~ n watering ur othRr. dust supprc~asant
proqY•am ta minimize wi.nd ex~sion or fLegitivo duat.
h3 • Tf:at e blade grass m.ixrure stiall b~ hy~~roseoded between Octobor 1 a
October 1,
d
cach yPar
fu',:ur~~ planning areas n
to germi:~ate ~r~ss seed~ throuyhout all leve2
T
.
horticulCtu a]1J compati hese grassos sht~ll bQ selocted fram varieCios
ble to tl
-e plantiny zono in Anaheim Hi~la.
b'~• That prior to ~zpprov~31
r.hc~ Diroctoz ~,C P
bl of a c~raQiny plan, if neceqsary, as determined by
u
.ic
waiver of City code Works/~ity F:ngineer, the 3oveloper shall saek a
c•elat
d
Section 1T.U6 "Gruding, e
to slo~~e s~r~b~cks, ir accorci~n~e w:.l,t~
F;xcavations ard Fi
11
~
i
Anaheim Municipal ~ott~., .
„
f~ :l
llsido Areas" of the
T);a ueveloncr sh.tl.l aZgo dFmonstr
t
wi~h ~c;ui;cil ~olicy Pto.
w
i a
a complian~•~
27t "~~illsidQ Cradzny" or ~i~quirFt a,~
a
vers theref.rom. y necRSSary
65. 2h~F prior to apprcval
and retainir,
w
lll uf a g:,~~ting plan, plans for or.-site crib walls
g
~
s
~7•06•04~.020 c~f the deviatiuy from tbe standards in Subsection
Anah
i
ap~roved by the City. e.
m Municipal Code ahal2 be reviewed and
66. That prioc tu ~F~proval of a gr.aclinr, plan, landsrzF~ ~loment~, nuct~ as
climbinq or trailinq groun~covers anr~ tne t.iQring or layoring of plant
materials shall be i.nte~r:~kcd inYr~ the desiqn of thoso reta;niiiq wallu
and crib w~ll;, which m~y be visib.le t~ the p~ablic. These lt~ndscap~
elementr. shzll bn siibmitted r_~, ~rd appr~ved by thP P'lr~nninq UNp~rtment.
47• Ti:at priur Co ~tte approval of a bui.lding pQrmit, a prer..i3e p18n of
d:ainage improvements shall be revieWed and approved by the r_~tY
Enqineer.
5B. That any anct a1J. inveytlfj~lLlyg~ monitori.ng, reportinq, ~~ntainment and
abate~nent rNSponsibiliti~rs aQ r.iay be requir5d ,ander thA U.S.
Environmen~al Protection Aqency~s @lati~nal Pollu~.ion Discharqe
~liminat:ion SyRr~tn ~~rnir. zhall. be c~mplied with for ~torm wator
di Qcl3acqe.
h9. That a~ic~~u~ftP, provia.to»s shall be rnade for tl:~ handling of on-s3te
drainage and dewaterinq of the ~ i tc is~ a manncr wh3,ch rri I1 nok adverqPl.•
affPCt ~djacent ur ~owt-sr_rearn propertie3. -
'l~. That thA ~qi.rl 3~4t~T1 Cnr ~:,r proj.~rr s~all be ffanded, consr,:Latr.rl and
mainr.ained s.; ~,t:Cnrc]onc~ wz~ti thc re~uire±ments of rhe ~ity oE Anaheia.
~~,yineerin~ Det,artment ~nd t:he Oratzg~~ County Sa;;itation Ltiatrict.
71. That the dc•velc~pr_r shall r_~~tdlnat~s sc~s~~r S~,~rovQment plana with the
D.itac;t~r Qf Pvblfc w.~;a~,Enqineerfng ~nd the Cir.y Tcatfic Enqineer, so
d:- r.r~ tnfnin,~y~ p~`~ntfa2 disrupr.ions to trat'fic :low alorsq SanCo Ana
~~nyniy Ft~act.
+1~ I~C9~D-48
'{
~~.
77• xra~ ~~iar to the issuance of bu.tldicig p9rmits, the devel~per sha11
obtain ~ny 7nd all sc~wor connecti~i~ permits as may be roqt~3r,a~ Erom the
~r~~1gc~ Cot~nty Sc~i~it~ation Distr.ict• ~~r tha connac~ion of r.he proposed
sewc~z' 1S.no and the introciiiction oi: adcl.itional wast:a wat~ar diacharge to
existiny fflcil.i.ties administereci by tha~ Dis~rict, and shall provide to
tho C3ty CnginQC:r. d~cument:at;ion in n form acceptAb~R to Che City
.~n~~'r~t~'ng ~~~a~ ad~~lu~~Q cap~city currently exists within those
taci]itic~s c~r will c~xist at th~ ti,;ime of. ppr~nj~ issunnce to accommodate
, waste w~ter demands rosultinry from thc ~iuposod projoct.
W1~TER/~LECTEtI ~1!L~
73• T}iar. subjec~ prupeY•ky shall ba serv~d by underground utiliL-i~s.
74. That a water 13.ne loop sha.ll be proyided through subjact psoperty as
rnquir~d and approved by the Water C:nqineexing Division.
~5. That water backPlow devices ~hall be placf~d below gr~~i~ ~~ cliract~.ed by
thC Wr~tEr Util.ity CiiLiei,n;;
'7h. Thnt street lighting facil.ities along Santa Ana Canyon Rond, RoosevolC
Road and r'~stival Drive shall be inst:all.~d as requicecl b}~ the Utilities
Gener~l Ma:~ager in accorcie,nc~ with spec.ifica~ions ur, file in th~ Office
oP t:2~e Util.ities GenQral Manag~r; or that security in thQ form of a
bond, certifi~at~ of deposir_, letter of credit, or cash, in an amounC
and torm ,atisfactory ~o tlie City oE Anaheim, shal: ba pos~ed with ths
City to gua~rantee t.:he ;,aLisfactorl completion uf t!~e above-mdnti~»ed
i.mprovements. Said security sha.il be posted with the City ~f AnahPim
prior to issuance~ of a building permit. The abovp requfred lmprovements
shall i~e in5r.21lect prior to occupaJicy.
~~• T~» t the property ownar sha12 com~lt~te the underg:oun9 electrical
c:oncluit syRtem znd suLs~rur_ture system in~o and through the site,
incluaing the installa~~on of two (?.) elQCtrical vaults as sho~n on thp
"B:~uer Ranch 12 KV UD System Plan,"
yL~• That ti~e properCy owner iha11 p~y a fee~ to the Ci;:~ oI Anahefrn U~ilities
nopartment ~
cap.~;;ftor3, or thcs installar.ion of cab1F:;, ~;ad-m~untod swiCchss,
transformer
underqr~und s and rn_l~ted facilities :or 12 kilovolt
line extensi~ns rec
uf
ra~i t
t~ndergr~~ied ~
.
o m~ct rhe iJtllitiQS Uopartmant
lir~u enf.cnsfon and service req~air~monts i
n accordance with
the ~lectrical Uti.lit-y Ratea. Rules ancl RQg~~lati~ins.
79. That a11 water suppiy p.lanning f~r the project shall be coordinated
wi.th, ~n~i subj~ect t
Bny.ineerin~ o review a~:d final approv~l by the Ci.ky Water
Divizian ~snd Cit
Fire D
y
epartment.
^~. '~nat privr
(C~tabl{sh~d r~ ;;;,~ iq.~uance of bui]din
und
jt3
er
~l
ge
Pr the Pub.lic Ft~c 1~~1 g
pl~~nj
and
othec
fees
est:;b:ish~d under Che City's Wate
R
pafd to t,hr_ r
~~e;,, Rule3 and Reegulations shall be
Cit:y by the appllcant.
r19 PC90-48
81. Thn~ the f.olluwing water conserv~tion moasuren ~hall be incorporated
~nto the prnjQCt: d~~:tgnt (1) installation ot low-flow toilet^ an~ use
of fl~w r.estrictors on shower head~, in accordance with State
requirQmenCa; (2) in~rallation oE drinking faunka3ns with self-closing
valvos; (3) installation of druuyhL•-tolarant Zandscaping and ~3e of
natlve pl~nt 3pCC1O4 sha11 bo utllizad to Gh~ extont fen~ibleJ an~ (9)
inatallation of irrigation systems L•hat manimiz~ run-nff ancl evaporotion
and maximize thc~ wat4r that will reacli th~ plant raots, including
considera~ion of drip irrigation systems, Soil moisture sensors and
au~omatic irriga~iun ;;ystams.
R2.. T.hat the water ;;u~ply (fir~ tlotia) syFtem sh~ll. b~ deuiq»ed and ~izocl to
provide suEf.ici~nC fire flow pre~sure and capacity to all portions of
the site as r.~quired by ~he Fire Dopartmen't.
NT_~~_F._GG7INEQUS
83. That a fee for s~re~t treQ purposes shal?. be paid L•o tho City of. Anaheim
based on street frontage ~.long Snr~ta Ana Canyon t2oad nnc] Roosevelt Road
in ~3n amount ~s establishE~ bl (:ity Council resolution.
34. That trash sLorage areas shall be provi~iecl and mair.CainQCi in n loc~tion
acceptal~le to the Str.eet M~~intenance and 5anitation Divisio~i ~nd in
accordance with approved p.l:,n~- ~~~ E.ilo with ~~~~id T~ ~i~xon. S~ach
information sha.ll be speci:ic.~lly shown tin the plans submitred for
building permits.
85. That approv~l cf. this appl.ic;ation con:,r,i~utes approval of the proposed
request only to lhe Qxtent thaY. .i~ compl.ies with the Anah~im Municipal
2oning Code and any othec ap~li.cable City, 5tute and FedQral
rQgulations. Approval do~s no~ inc.lude any ac~ion or fi.nclings as to
compiiance or appruval of eh~ r.eqiiost reyardiity any other applicab.e
or:linance, regulation or requiremEnt.
86. That prior ta the issuanc:e of a building perniit for the proposed service
station, uny Und alY pc~rmits for the installaCion of underqrouncl storage
tar.ks as may be required by t}~Q South Coa~G Air Quality Manaqement
District, the Z~g.ional Water Quality Control eoard, the County of
Orang~, the City of An~heim, and 4uch othac aqency or agenciea having
y+arisifiction thereupon, shall b~ obta.ined.
87. lhat any ~~nd ~l] invc,tigation, monitoril-g, r~nozling, and abatemenC
responsibilities a:~ may be rn~~~irc~i under the U.S. EnvironmenFal
Protection A~~enc~y's "Undcsrground Storaga Tai-k3: Tochnical Roquirem~nts"
(4~ ~:r'R Part 280) sh~.ll be camplied with Cor all underqround stocaqe
t.3nks.
ti9. 7'haY, c•oadwmys and park ing arr, ~s ~hal l b~ per. fod i e:a] 1~ swept t:o rnin.imize
duat anQ dabri~ accumulation.
89. 'L'h~t ttiQ pr~ ject d~aign :;hall k~e in accerdance with coi~servation
m~s.~cures ~~ctablished by ~~he Calitorriia Fnc~rgy Comrntrssian Eor rommerc:Ial
strur.tures and sh~ll conform w.it:i~ Tit1e 24 of the Cal3forni~
AdminisLrativF Co9c.
-20-
~C90-48
f ~..,.
r"~y" ':' '
~ k~Jf
tl.4e~vii~;l~~ .
~-~,~.. ,,: .
90.
~n-,
That prior to submitCai. of a i'inal Sito Plan f~r Develupmont Area 4
tFtiaso ISI), tro pr~p~rty/nwner develop~r s.hall work with tho Parks,
RecreKt.ion an~ CommuiiiL•y 5erv.ices Depart:nont ta c]atormine t}ie
fata~ibilir.y uf locati.nq a cammu~i.ity conter facil:ity within Devolc~prt~ent
Are~ 4.
91. Thxt the applicanC ~r subs~quc~nt los~oos shal.l cornply w.i~h thorse souzcv
reduction and recycling roquiremants as may be adopted by the Cit~y in
ucaordz~nce with thQ C<<:l:lforni~ Intygrat~a 5olicl Wastc~ Manflgement Act oE
1989 (A.b. 939)
9?. '~hat the c3ovel~per sha'll co~rciinate with tiie Southern Call~ornia Gas
Company to zncorporate en~rgy saving strcategi~s int~ tii~ projQCt dosign.
93. That th~ dovc•.lopeL shall comPl~~e plr.kway landscap~t imprnvem~nts alang
Santa Ana Car,yon Road acid shall undertake and complete all landscape
improvemonts along the rear wlop~ oF thc~ projoct abutting adjuining
residential arens.
94. That the construct:ion/operat.inn of t:he service station shall :nclucle the
following: (1) co~~ered fuel dis~ens.ing areas to reduce tha amount oE
storm runoff Y.o tt-e sL-orm drain system; (2) construction of the fuel.
dispensing area wi~h imperviuus materials (e.q. concrete) and in such a
rnanner as to a.llow containment. of spilled fuel unkil proper cleanup anc~
disposal is performed; ana (3) d~veZopmr~nt and n-aintenanee oL• a spill
cotit.ingency plan Otl-SiL'(?. All employeQS shall be trainpd in the spi.ll
containment procedures outlitl~d in the spill cuntzinment plan to pruLect
life, the environm~nt and property.
95. Thak the properLy ownez/devel~per shall bc~ rRSponsible f.or
irnplementation of all appl.i.cable sti.pulativn~ stated ir. the approved
Festival SpBCific Plan (SP 90•-O1), incluciing the Public Facilities
Analysis.
9u. That wir_hin tti;.c•ty f30) clays of the Cit•.y Council's action, L•ho property
owner!developer ~hall provide the Planning Department wi.th three {3)
copi~s af an vnended Specific i?ian document reflQCt.ive oE the City
Council's action. U~on review and appr~.~~al of the amei.ded docum~nt by
thc f~lanning DQpartmenC, fifty (50) copi~s of the final document shall
be ~rovidaci by the pro~erty owner/developQr to the Ylannin~ Department.
97. Thae tt~e dev~lopc~r s}~all be held rewponsible fo: compliance with l•he
mitigat.ion mea3ures identified as the dev~;lo~er's ob2igations in Final
EJR No. 30U and for comply5.ng witli tha monitorin~ and reporting program
eseablished by the C.ir_y in compliance wiY.h Section 21081.5 of the Public
Resourr.os Code. ['urrhermore, thQ c!eveloper shall be responsibla for any
direct cost•3 as~nciated wir_h the monitoririg r~nd re~porCiiig roquirc~d t4
ensur4 implementtitiion of those miCigation measurgs i~lentified in F'inal
Environmenl•al Impact [teport tto. 300 thal: have been incorporated a$
r.~n~itions of apprr~vsl for subjnct proj~;ct.
~-21- F':.';0-4B
~~~~~~~'~
1~M ~
~~.Jti l~ r
....';~~'..~ ~ ~
;',r~j
). .
9.d ~•/ LS3 Y
9~. Tbat pr3or to issuanco oC a buildi.ng pc~rmit for D3vc~lopment Areas 1~-n~
2. Coriditic~n Nos. 11, 19, :32, 33. 39. 52, 76. 'l8, 83 c~nd 86, ~»~ve
montionod shall be compliEd wit;h.
99. ~hat prior to issudnce ot ~ach buildtng perrnir, in t~ny Development Aroa,
Condit:iori Nos. 1, 2, 4, 10, 27., 7,3, 2'7, 28, 29, 3G, 41, 46, 50, 67, 69,
71. 7Z. 79. 00, 82, 84, and 92, abov~ ment•ioned sha11 be complie~t with.
r00. That pxior to i~suancc~ oE a builc3ing permit Loz• Development Areas 3 and
~, Candi~ion DTos. 12, 20, 90 and 3t3, a~:ovE m~ntionnd shz11 be complied
with.
101. Tha~ prior to fir.11 building and zoning inspoc~ions for ~evelopment
Azeas 1 and 2, C~Yicii~ion Nos. 6, 7, 8, 9, 10, ].3, 9H, 49, 76 and 77,
above mentiionad shall. be complipc3 with.
102. That przor to ~.~vQry f.inal bui].ding and zoning ins~ection in Qach
Developrnent Area~ Con!iition Nos. 5, 15, 24, 35, 36, 37, ~0, qr, 4g, 46~
47, 53, 73, 74, i,, H1 and 93, above mentior«d slial.i be r.omp~.ied with.
103. That pr.ior r,o final parcel map appr~val, Condi~ion Nos. 3 and ~7,
above-m~ntioned ~hall br, cumplie.l with. y
10~. Tha~ prior to gcading plan approva?~iss~~ance of a grading pc~rmit,
Condition Nos. 43, 59, tip, 69, 65 and 66, above mentioneci shail bo
corrplied ~air1~.
BE TT F[;RTHER RE50LVFD Lhat ttie Anahe.im City Planning C~mmission
does hQraby Eind ana dotarmine that adoption ~t tt-is Resolutio~z is exprQSSly
predica~ed upon applir_t-nt's compl.iance with ~acl~ and a21 of the conditions
hereinabove set forth. Shoiild any sucti conditions, or any part t;hereof, i~e
~le~lared inv~l.id or unE~nforr.e~ble by the finai judgmQnt of any court of
competenk juri,scli.ction, then this ftesolution, anrl any appr~vals herein
containod, shall be doemed null and void.
THG FOREf;0I2IG RESOLiJTTON was u~.inpted at the Pl~nniiig Commission
meetirig of F~:bruary 2G, 1g9p. "
i ~" '
j i
-• ~ > . • /1: -J~J~ [/! !r ~ ..
' ~-rb.-~~{i~-'~-.__"~1---'~~~P=_'6..~L-~_~
CEfArRMAC7, I~2IAHEIM CITl' PLANr1rN~ CO'r1MISSION
l~r~rESr:
~~
..l~ , ~ CC~I-- ~~ ~
'~, ~-/ ~~ ~
S[CRETl1RY; AN~~~E Ir~ C I7Y PLAMN IN(; COMM I55 !ON '
'l2- PC90-~S8
fnw"~,,
SZ'ATE OF CALI l~ ORNIA
{~
r~
,~;'
;''i
COUNTY qF ORANGE ) ss.
CITY O1 ANAFIEIM )
I, F.dith L. Harris~ Sacrot:ary of tlzo Anahoxm City Plxnning
Commis;~.ion, do hereby certiEy that t:tie forogr~ing resolution wns passAd nnd
adopt,ed at a me~ting of tho An~hc~im City P.lanning Commission held an Fobruary
2G, 1990, by the ~ollawing vote oE t1YQ rnembors t~hereof: '
AY~~: CO2~fISSIONERS: BOYDSTUN, BOUAS, F~;LDFIAUS, HELL'YER, HRR.f3ST,
MC BURNEY, bfESSE ,
NOES: COMMISSIONGRS: NUNG
ABSENT: COh4~lZ5STONERS: NOPl~
TN WTTNE~S WIIER~OF, I liave hor.eunto sot my hand this -~~' ~
ot ~~~. _~, 1~350. ._ ~ day
C_ .
______~~ e _~ .~~'~ ~ '
SECRETAitY, ANA~IEIM C~p[,ANNING~ p tISSION
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