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Item No. 2 - DEV2022-00057 California Wine Bistro CUP and PCN 200 S. Anaheim Blvd. Suite 162 Anaheim, CA 92805 Tel: (714) 765-5139 Fax: (714) 765-5280 www.anaheim.net ITEM NO. 2 PLANNING COMMISSION REPORT City of Anaheim PLANNING & BUILDING DEPARTMENT DATE: OCTOBER 24, 2022 SUBJECT: DEVELOPMENT APPLICATION NO. 2022-00057 LOCATION: 1925 South State College Boulevard (California Vintage Wine Bistro) APPLICANT/PROPERTY OWNER: The applicant is Earnest Ross of California Vintage Wine Bistro, the property owner is Ross Odland of More Residential, and the agent is Phillip Schwartze of Bonsall Development Company. REQUEST: The applicant requests approval of a conditional use permit and a determination of public convenience or necessity to permit the sale of alcoholic beverages for off-premises consumption (Type 20 Off-Sale Beer and Wine) and on- premises consumption (Type 41 On-Sale Beer and Wine - Eating Place) in conjunction with an 1,800 square foot restaurant in an existing mixed-use building. RECOMMENDATION: Staff recommends that the Planning Commission find and determine that a Class 1 – Existing Facilities Categorical Exemption under the California Environmental Quality Act (CEQA) (Public Resources Code, Sections 21000-21189.57) as set forth in Sections 15301 and 15300.2 of the State CEQA Guidelines (California Code of Regulations, Title 14, Chapter 3, Sections 15000- 15387) is the appropriate environmental documentation for this request; and approve the attached resolution approving Development Application No. 2022-00057. BACKGROUND: California Vintage Wine Bistro restaurant is in a 1,800 square foot unit in the Revo multi-tenant mixed-use commercial and residential building located at the southwest corner of State College Boulevard and Gene Autry Way. The restaurant would be the first commercial use to be established in the newly completed mixed-use building and serves tapas or small shareable plates from around the world. The building has ground floor commercial units with residential units located on the upper floors. The property is in the “I” Industrial zone and the Platinum Triangle Mixed- use (PTMU) Overlay Zone. The General Plan designates this property for Mixed-Use Urban Core land uses. The property is surrounded by offices to the north across Gene Autry Way, Angel Stadium to the east across State College Boulevard, and multi- family residential units to the west and south across Artisan Court. Development Application No. 2022-00057 October 24, 2022 Page 2 of 6 SITE PLAN PROPOSAL: The applicant proposes the sale of alcoholic beverages (beer and wine) for on- premises (on-sale) consumption and off-premises (off-sale) consumption in conjunction with the restaurant. The State of California Department of Alcohol Beverage Control (ABC) requires a Type 41 On-Sale General license for eating places and a Type 20 Off-Sale Beer and Wine license. The restaurant proposes to serve alcohol with their food service, through tapa style- small plates paired with suggested wine tasting. The wine tasting would be only offered with the meal service with foods that would be best enjoyed with the specific type of wine available. The restaurant proposes to sell wine bottles for off-site consumption in conjunction with serving wine on site to the restaurant customers. The proposed restaurant would operate Sunday through Thursday from 3:00 p.m. to 9:00 p.m. and Friday and Saturday from 3:00 p.m. to 10:00 p.m. The hours of operation would extend to 12:00 a.m. on days when the Angel Stadium is hosting a home game. The business would employ 10 employees. As indicated on the floor plan below, the restaurant Gene Autry Way Gene Autry Way South State College Boulevard Development Application No. 2022-00057 October 24, 2022 Page 3 of 6 will include 40 seats with all uses contained inside the building. The restaurant would use the existing commercial parking spaces provided for the retail uses, located within the parking structure behind the restaurant. A determination of public convenience or necessity is required because this property is located within a census tract with a crime rate above the citywide average. FLOOR PLAN FINDINGS AND ANALYSIS: Conditional Use Permit: Before the Planning Commission may approve the conditional use permit, it must make a finding of fact that the evidence presented shows that all the following conditions exist: Development Application No. 2022-00057 October 24, 2022 Page 4 of 6 1) That the proposed use is properly one for which a minor conditional use permit or a conditional use permit is authorized by this code; 2) That the proposed use will not adversely affect the adjoining land uses, or the growth and development of the area in which it is proposed to be located; 3) That the size and shape of the site proposed for the use is adequate to allow the full development of the proposed use, in a manner not detrimental to either the particular area or health and safety; 4) That the traffic generated by the proposed use will not impose an undue burden upon the streets and highways designed and improved to carry the traffic in the area; and 5) That the granting of the minor conditional use permit or conditional use permit under the conditions imposed, if any, will not be detrimental to the health and safety of the citizens of the City of Anaheim. The proposed sale of alcoholic beverages for on-premises consumption in conjunction with an existing restaurant is an allowable use within the Platinum Triangle Mixed Use (PTMU) Overlay Zone under Section 18.20.030 (Uses) of Chapter 18.20 of the Code, subject to a minor conditional use permit. The proposed sale of alcoholic beverages for off-premises consumption is also an allowable use within this zone but requires approval of a conditional use permit. The restaurant proposes to sell wine bottles for off-site consumption in conjunction of serving wine on site as a service to the customers in and around the mixed-use development. Conditions of Approval included in the Draft Resolution (Attachment 1) would ensure that the restaurant use would operate in a manner that is compatible with the surrounding uses. The conditions of approval from the Police Department require all uses proposed to be contained in the project site, the installation and operation of closed-circuit television (CCTV), and operators policing of property around restaurant to ensure no loitering, noise, and drinking of alcohol for the duration of the use's operation at this site. The proposed use requires 18 parking spaces, and the mixed-use building includes 54 parking spaces dedicated for commercial uses. These spaces are in the onsite parking structure (indicated on the site plan above in blue and outlined in red). Adequate access to the site is provided through pedestrian and vehicle access from Jacaranda Street into the parking structure. Beer and wine sales in conjunction with the restaurant would not increase the traffic expected with the mixed-use development as the development was previously analyzed and approved to accommodate commercial uses. The use would not be detrimental to the health and safety of the citizens of Anaheim based on the applicant’s letter of operation and the proposed and conditions of approval. Public Convenience or Necessity (PCN): State law limits the issuance of new alcohol sales licenses when a license is requested in a police-reporting district with a crime rate above the City Development Application No. 2022-00057 October 24, 2022 Page 5 of 6 average or when there is an overconcentration in the number of ABC licenses within a census tract. A determination of public convenience or necessity is required for this application because this property is located within a reporting district with a crime rate above the City average. State law also states that such restrictions can be waived if the local jurisdiction makes a determination that the proposed business would serve "public convenience or necessity." The subject location is in Census Tract Number 863.03, which has a population of 11,758 persons. This population allows for 15 on-sale Alcoholic Beverage Control licenses, and there are presently eight licenses in the tract. It also allows for seven off-sale licenses, and there are presently four licenses in the tract. The property is within Police Reporting District 2127, which is 203% above the City average in crime. Between August 24, 2021, and August 24, 2022, 134 thefts, 94 other crimes (i.e., traffic violations, mental health, found property), 25 assaults, 25 burglaries, and 19 vandalisms were reported within a ¼ mile radius from the property. Of these crimes reported for this area, 27 incidents are alcohol related which is less than 1% of the recorded total. The 27 reported incidents include 13 drug violations, five disorderly conducts, four drunkenness, and five driving under the influence. The Police Department does not believe this type of business would negatively influence the type of crime occurring in this area. The applicant indicates that while there are other restaurants and breweries nearby, there is no other restaurants in the mixed–use building that offer beer and wine. They also indicate that their location would be a close and convenient place to eat and drink for those living above the restaurant and those attending games at Angel Stadium. The applicant’s justification for public convenience or necessity states that the approval of an on-site and off-site beer and wine license for the restaurant would allow customers to have their meal and wine pairing on site, while also providing customers with a selection of take-home wines and fill a demand in the Platinum Triangle area. The draft resolution includes conditions from the Police Department to ensure that the business despite the above average crime rate within a ¼ mile radius of the site would not negatively affect the neighborhood through the installation of CCTV, proper lighting, and policing of loitering around the restaurant by the business operator. Based on staff’s review and the conditions of approval proposed for this permit, staff supports the request for determination of Public Convenience or Necessity. Environmental Impact Analysis: Staff recommends that the Planning Commission find that the effects of the proposed project are Categorically Exempt from the requirements to prepare additional environmental documentation per California Environmental Quality Act (CEQA) Guidelines, Section 15301, Class 1 (Existing Facilities). The Class 1 exemption consists of the repair, maintenance, and/or minor alteration of existing public or private structures or facilities, involving negligible or no expansion of the use beyond that existing at the time of this determination. The request includes interior improvements to the restaurant and staff does not anticipate that these would result in a significant impact on the environment. Therefore, staff has determined that this would be a negligible expansion of the use. Pursuant to Section 15300.2 (c) and 15301 of Title 14 of the California Code of Regulations, there are no unusual circumstances in respect to the proposed project for which staff would anticipate a significant effect on the Development Application No. 2022-00057 October 24, 2022 Page 6 of 6 environment and, therefore, the proposed project would be categorically exempt from the provisions of CEQA. CONCLUSION: Subject to the recommended conditions of approval, staff believes that the proposed sale of beer and wine in conjunction with the proposed restaurant for on and off-site consumption would be compatible with surrounding uses and the general vicinity, would not be detrimental to either the particular area or health and safety of the community, and would provide a public convenience or necessity. Therefore, staff recommends that the Planning Commission approve the conditional use permit and determination of public convenience or necessity for California Vintage Wine Bistro restaurant. Prepared by, Submitted by, Elizabeth Yee Scott Koehm, AICP Contract Planner Principal Planner Attachments: 1. Draft Resolution 2. Project Plans 3. Letter of Request and Justification 4. Police Memorandum 5. Aerial and Vicinity Maps [DRAFT] ATTACHMENT NO. 1 RESOLUTION NO. PC2022-*** A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ANAHEIM APPROVING DEVELOPMENT APPLICATION NO. 2022-00057 AND MAKING CERTAIN FINDINGS IN CONNECTION THEREWITH (DEV2022-00057) (1925 South State College Boulevard) WHEREAS, the Planning Commission of the City of Anaheim (herein referred to as the "Planning Commission") did receive a verified petition to approve Development Application No. 2022-00057 for approval of a conditional use permit and a determination of public convenience or necessity to permit the sale of alcoholic beverages for off-premises consumption (Type 20 Off-Sale Beer and Wine) and on-premises consumption (Type 41 On-Sale Beer and Wine - Eating Place ABC License) in conjunction with an 1,800 square foot restaurant in an existing mixed use building (referred to herein as the "Proposed Project"), at a certain real property located at 1925 South State College Boulevard in the City of Anaheim, County of Orange, State of California, as generally depicted on Exhibit A attached hereto and incorporated herein by this reference (the "Property"); and WHEREAS, the Property is approximately 4.61 acres in area and is developed with a five-story mixed-use commercial residential building. The subject tenant space is 1,800 square feet in area. The Property is designated for Mixed Use Urban Core land uses by the Anaheim General Plan. The Property is located in the "I" Industrial Zone and Platinum Triangle Mixed- use (PTMU) Overlay Zone is, therefore, subject to the zoning and development standards set forth in Chapter 18.20 (Platinum Triangle Mixed Use (PTMU) Overlay Zone) of the Anaheim Municipal Code (“AMC”); and WHEREAS, the Planning Commission did hold a public hearing at the Civic Center in the City of Anaheim on October 24, 2022, at 5:00 p.m. and notice of said public hearing having been duly given as required by law and in accordance with the provisions of Chapter 18.60 (Procedures) of the AMC, to hear and consider evidence for and against the Proposed Project and to investigate and make findings and recommendation in connection therewith; and WHEREAS, pursuant to and in accordance with the provisions of the California Environmental Quality Act (Public Resources Code Section 21000 et seq.; herein referred to as “CEQA”), the State of California Guidelines for Implementation of the California Environmental Quality Act (Title 14 of the California Code of Regulations; herein referred to as the "CEQA Guidelines"), and the City's CEQA Procedures, the City is the "lead agency" for the preparation and consideration of environmental documents for the Proposed Project; and WHEREAS, the Planning Commission finds that the effects of the proposed project are Categorically Exempt from the requirements to prepare additional environmental documentation per CEQA Guidelines, Section 15301, Class 1 (Existing Facilities). Class 1 consists of the repair, maintenance, and/or minor alteration of existing public or private structures or facilities, involving negligible or no expansion of use beyond that existing at the time of this determination. The - 2 - PC2022-*** Proposed Project is within an existing multi-tenant commercial building. Pursuant to Section 15300.2 (c) and Section 15301 of Title 14 of the California Code of Regulations, and as further described in this staff report, there are no unusual circumstances in respect to the project for which staff would anticipate a significant effect on the environment and, therefore, the proposed project is categorically exempt from the provisions of CEQA; and WHEREAS, the Planning Commission, after due inspection, investigation and study made by itself and in its behalf, and after due consideration of all evidence and reports offered at said hearing with respect to the request for Development Application No. 2022-00057 to permit a conditional use permit for the Alcoholic Beverage Sales for On-Sale and Off-Sale consumption, does find and determine the following: 1. The Proposed Project is properly one for which a conditional use permit is authorized as an allowable use within the Platinum Triangle Mixed- use (PTMU) Overlay Zone under Section 18.20.030 (Uses) of Chapter 18.20 (Platinum Triangle Mixed Use (PTMU) Overlay Zone) of the Code, subject to a conditional use permit for Alcoholic Beverage Sales–On-Sale and Alcoholic Beverage Sales–Off-Sale in conjunction with a restaurant. 2. The Proposed Project, as conditioned herein, would not adversely affect the adjoining land uses, or the growth and development of the area because the project would not include any new construction or development on the Property and would not significantly affect the neighboring commercial and residential properties because the use will operate during the proposed hours of the restaurant in the commercial component of the mixed-use development. The restaurant proposes to operate Sunday through Thursday from 3:00 p.m. to 9:00 p.m. and Friday and Saturday from 3:00 p.m. to 10:00 p.m. and until 12:00 a.m. on days baseball home games are played at Angel Stadium. 3. The size and shape of the site is adequate to allow the full development of the Proposed Project in a manner not detrimental to either the particular area nor to the health and safety of the public because the mixed-use property can accommodate the parking, traffic, and circulation from the proposed on-premises and off-premises sale of alcoholic beverages to the restaurant without creating detrimental effects on adjacent properties. 4. The traffic generated by the use proposed under the conditions imposed, will not impose an undue burden upon the streets and highways. Adequate access to the site is provided by a driveway on Jacaranda Street. Alcoholic Beverage Sales–On-Sale and Alcoholic Beverage Sales–Off-Sale with the restaurant would not increase traffic from what is anticipated with other commercial uses approved on the site. 5. The granting of the conditional use permit to allow Alcoholic Beverage Sales– On-Sale and Alcoholic Beverage Sales–Off-Sale in conjunction within a restaurant subject to the conditions of approval imposed will not be detrimental to the health and safety of the citizens of Anaheim and will provide an added convenience to the immediate neighborhood. Conditions imposed on the Proposed Project will ensure that potential nuisances associated with the use will be minimized, and the use would be compatible with surrounding land uses; and - 3 - PC2022-*** WHEREAS, the Planning Commission, after due inspection, investigation and study made by itself and in its behalf, and after due consideration of all evidence and reports offered at said hearing with respect to the request for a Determination of Public Convenience or Necessity for Development Application No. 2022-00057, does find and determine the following facts: 1. On July 11, 1995, the City Council adopted Resolution No. 95R-134 establishing procedures and delegating certain responsibilities to the Planning Commission relating to the determination of "Public Convenience or Necessity" on those certain applications requiring that such determination be made by the local governing body pursuant to applicable provisions of the Business and Professions Code, and prior to the issuance of a license by the Department of Alcoholic Beverage Control ("ABC"). 2. Section 23958 of the Business and Professions Code provides that the ABC shall deny an application for a license if issuance of that license would tend to create a law enforcement problem, or if issuance would result in or add to an "undue concentration" of licenses, except when an applicant has demonstrated that "public convenience or necessity" would be served by the issuance of a license. For purposes of Section 23958.4, "undue concentration" means the case in which the Property is located in an area where any of the following conditions exist: (a) The Property is located in a crime reporting district that has a 20 percent greater number of reported crimes than the average number of “reported crimes” (as defined in Section 23958.4), as determined from all crime reporting districts within the City of Anaheim. (b) As to on-sale retail license applications, the ratio of on-sale retail licenses to population in the census tract or census division in which the Property is located exceeds the ratio of on-sale retail licenses to population in the county in which the applicant premises are located. (c) As to off-sale retail license applications, the ratio of off-sale retail licenses to population in the census tract or census division in which the Property is located exceeds the ratio of off-sale retail licenses to population in the county. 3. Notwithstanding the existence of the above-referenced conditions, ABC may issue a license if the Planning Commission determines that the "public convenience or necessity" would be served by the issuance. 4. Resolution No. 95R-134 authorizes the City of Anaheim Police Department to make recommendations related to "public convenience or necessity" determinations; and, when the sale of alcoholic beverages for on-premises consumption is permitted by the Code, said recommendations shall take the form of conditions of approval to be imposed on the determination in order to ensure that the sale and consumption of alcoholic beverages does not adversely affect any adjoining land use or the growth and development of the surrounding area. - 4 - PC2022-*** 5. The subject location is in Census Tract Number 863.03, which has a population of 11,758. This population allows for 15 on-sale Alcoholic Beverage Control licenses and there are presently eight licenses in the tract. It also allows for seven off-sale Alcoholic Beverage Control licenses and there are presently four active licenses in the tract. This property is within Police Reporting District 2127, which is 203% above the city average in crime. Between August 24, 2021, and August 24, 2022, 134 thefts, 94 other crimes (i.e., traffic violations, mental health, found property), 25 assaults, 25 burglaries, and 19 vandalisms were reported within a ¼ mile radius from the property. Since the crime rate is above the citywide average, a determination of "public convenience or necessity" is required. 6. The request to permit alcoholic beverage sales for on-premises and off-premises consumption in conjunction with a restaurant subject to the conditions of approval imposed will not be detrimental to the health and safety of the citizens of Anaheim would not adversely affect the surrounding land uses and the growth and development of the area in which it is proposed and will provide an added convenience to the immediate neighborhood. Conditions imposed on the Proposed Project will ensure that potential nuisances associated with the proposed use will be minimized, and the use would be compatible to surrounding land uses. 7. The determination of "Public Convenience or Necessity" can be made based on the finding that the license requested is consistent with the Planning Commission guidelines for such determinations and further that the granting of the determination of Public Convenience or Necessity, under the conditions imposed, for both on and off premises consumption there will not be detrimental to the health and safety of the citizens of the City of Anaheim; and WHEREAS, this Planning Commission determines that the evidence in the record constitutes substantial evidence to support the actions taken and the findings made in this Resolution, that the facts stated in this Resolution are supported by substantial evidence in the record, including testimony received at the public hearing, the staff presentations, the staff report and all materials in the project files. There is no substantial evidence, nor are there other facts, that negate the findings made in this Resolution. This Planning Commission expressly declares that it considered all evidence presented and reached these findings after due consideration of all evidence presented to it. NOW, THEREFORE, BE IT RESOLVED that, pursuant to the above findings, this Planning Commission does hereby approve Development Application No. 2022-00057, contingent upon and subject to the conditions of approval set forth in Exhibit B attached hereto and incorporated herein by this reference, which are hereby found to be a necessary prerequisite to the proposed use of that portion of the Property for which Development Application No. 2022-00057 is applicable in order to preserve the health, safety and general welfare of the citizens of the City of Anaheim. Extensions for further time to complete conditions of approval may be granted in accordance with Section 18.60.170 of the Code. Timing for compliance with conditions of approval may be amended by the Planning Director upon a showing of good cause provided (i) equivalent timing is established that satisfies the original intent and purpose of the condition, (ii) the modification complies with the Code, and (iii) the applicant has demonstrated significant progress toward establishment of the use or approved development. - 5 - PC2022-*** BE IT FURTHER RESOLVED, that any amendment, modification or revocation of this permit may be processed in accordance with Chapters 18.60.190 (Amendment to Permit Approval) and 18.60.200 (City-Initiated Revocation or Modification of Permits) of the Code. BE IT FURTHER RESOLVED that the Planning Commission does hereby find and determine that adoption of this Resolution is expressly predicated upon applicant's compliance with each, and all of the conditions hereinabove set forth. Should any such condition, or any part thereof, be declared invalid or unenforceable by the final judgment of any court of competent jurisdiction, then this Resolution, and any approvals herein contained, shall be deemed null and void. BE IT FURTHER RESOLVED that approval of this application constitutes approval of the Proposed Project only to the extent that it complies with the Code and any other applicable City, State and Federal regulations. Approval does not include any action or findings as to compliance or approval of the request regarding any other applicable ordinance, regulation or requirement. THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting of October 24, 2022. Said resolution is subject to the appeal provisions set forth in Chapter 18.60 (Procedures) of the Anaheim Municipal Code pertaining to appeal procedures and may be replaced by a City Council Resolution in the event of an appeal. CHAIRPERSON, PLANNING COMMISSION OF THE CITY OF ANAHEIM ATTEST: SECRETARY, PLANNING COMMISSION OF THE CITY OF ANAHEIM PC2022-*** PC2022-*** EXHIBIT “B” DEVELOPMENT APPLICATION NO. 2022-00057 (DEV2022-00057) NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT OPERATIONAL CONDITIONS 1. The business shall be operated in accordance with the Letter of Request submitted as part of this application. Any changes to the business operation, as described in that document, shall be subject to review and approval by the Planning Director to determine substantial conformance with the Letter of Request and to ensure compatibility with the surrounding uses. Planning and Building Department, Code Enforcement Division and Planning Services Division 2. Managers/Owners need to contact the Department of Alcoholic Beverage Control and obtain LEAD (Licensee Education on Alcohol and Drugs Program) or a similar certificate training program for themselves and service employees. Police Department 3. No display of alcoholic beverages shall be located outside of the restaurant or within five (5) feet of any public entrance to the restaurant. Police Department 4. Premises, including entrance windows and glass doors shall be maintained to permit visual access to the premises. Police Department 5. The owner/operator shall install Closed Circuit Television (CCTV) security cameras in the interior and exterior of the business to promote patron and business safety. Video Surveillance signs shall be posted notifying the patron. CCTV monitors and recorders shall be secured in a spate locked compartment to prevent theft of, or tampering with, the recording. Recordings should be kept for a minimum of 30 days before being deleted or recorded over. Police Department 6. The alcoholic beverage license shall not be exchanged for a public premise (bar) type license nor shall the establishment be operated as a public premise as defined in Section 23039 of the Business and Professions Code. Police Department 7. The business shall not employ or permit any persons to solicit or encourage others, directly or indirectly, to buy them drinks in the licensed premises under any commission, percentage, salary, or other profit-sharing plan, scheme or conspiracy. Police Department 8. At all times when the premise is open for business, the premise shall be maintained as a bona fide restaurant and shall provide a menu containing an assortment of foods normally offered in such a restaurant. Police Department PC2022-*** NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT 9. Persons under 21 are prohibited from sitting at the fixed bar. Police Department 10. The number of persons shall not exceed the maximum occupancy load as determined by the Anaheim Fire Department. Signs indicating the occupancy load shall be posted in a conspicuous place. Police Department 11. Parking lots, driveways, circulation areas, aisles, passageways, recesses and grounds contiguous to buildings, shall be provided with enough lighting to illuminate and make clearly visible the presence of any person on or about the premises during the hours of darkness and provide a safe, secure environment for all persons, property, and vehicles onsite. Police Department 12. Any graffiti painted or marked upon the premises or on any adjacent area under the control of the licensee shall be removed or painted over within 24 hours of being applied. Police Department 13. Petitioner shall be responsible for maintaining free of litter the area adjacent to the premises over which they have control. Police Department 14. There shall be no entertainment or amplified music on the premises at any time, unless the proper permits have been obtained from the City of Anaheim. Police Department 15. There shall be no admission fee, cover charge, nor minimum purchase required. Police Department 16. The door(s) shall be kept closed at all times during the operation of the business except in cases of emergency. Said door(s) not to consist solely of a screen or ventilated security door. Police Department 17. Petitioner shall police the area under their control in an effort to prevent the loitering of persons about the premises. Police Department 18. Alcohol sales and consumption shall be limited to the premise license by the Department of Alcoholic Beverage Control. 19. Any violation of the application, or any attached conditions, shall be sufficient grounds to revoke the permit. Police Department GENERAL CONDITIONS OF APPROVAL 20. The Applicant/Owner shall defend, indemnify, and hold harmless the City and its officials, officers, employees and agents (collectively referred to individually and collectively as “Indemnitees”) from any and all claims, actions or proceedings brought against Indemnitees to attack, review, set aside, void, or annul the decision of the Indemnitees concerning this permit or any of the proceedings, acts or determinations taken, done, or made prior to the decision, or to determine the reasonableness, legality or validity of any condition attached thereto. The Applicant’s indemnification is intended to include, but not be Planning and Building Department, Planning Services Division PC2022-*** NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT limited to, damages, fees and/or costs awarded against or incurred by Indemnitees and costs of suit, claim or litigation, including without limitation attorneys’ fees and other costs, liabilities and expenses incurred by Indemnitees in connection with such proceeding. 21. The premises shall be developed substantially in accordance with plans and specifications submitted to the City of Anaheim by the applicant, which plans are on file with the Planning Department, and as conditioned herein. Planning and Building Department, Planning Services Division 22. Conditions of approval related to each of the timing milestones above shall be prominently displayed by the applicant on plans submitted for permits. For example, conditions of approval that are required to be complied with prior to the issuance of building permits shall be provided on plans submitted for building plan check. This requirement applies to grading permits, final maps, street improvement plans, water and electrical plans, landscape irrigation plans, security plans, parks and trail plans, and fire and life safety plans, etc. Planning and Building Department, Planning Services Division 23. The Applicant/Owner is responsible for paying all charges related to the processing of this discretionary case application within 30 days of the issuance of the final invoice or prior to the issuance of building permits for this project, whichever occurs first. Failure to pay all charges shall result in delays in the issuance of required permits or may result in the revocation of the approval of this application. Planning and Building Department, Planning Services Division 24. All CBC and CFC requirements shall be followed for permit issuance. Any fire permits shall be submitted directly to Anaheim Fire Prevention Bureau. Fire and Rescue Department 25. All cooking operations that produce grease laden vapors requires: Type I hood, Fire suppression system, grease interceptor. Note on all plans that this unit can provide these requirements. Fire and Rescue Department PC2022-*** STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF ANAHEIM ) I, Susana Barrios, Secretary of the Planning Commission of the City of Anaheim, do hereby certify that the foregoing resolution was passed and adopted at a meeting of the Planning Commission of the City of Anaheim held on October 24, 2022, by the following vote of the members thereof: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: IN WITNESS WHEREOF, I have hereunto set my hand this 24th day of October 2022. SECRETARY, PLANNING COMMISSION OF THE CITY OF ANAHEIM Project Team APPLICANT: JP/ 12250 El Camino Real Suite 380 San Diego, CA 92130 (858) 369-5682 Attn: Rosie Cooper ARCHITECT: Architects Orange 144 N. Orange Street Orange, CA 92866 (714)639-9860 Attn: Charles Addington LANDSCAPE: GMP 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 (858) 558-8977 Attn: John Patterson CIVIL: KHR Associates 4100 Newport Beach Drive Suite 200 Newport Beach, CA 92660 (949)756-6440 Attn: James Kamamura DRY UTILITIES: Advance Utility Design, Inc. 324 Ave. De La Estrella, Suite B San Clemente, CA 92672 (949)582-2755 Attn: John Voris FIRE MASTER PLAN Fire Safe Planning Solutions 302 N. El Camino Real Suite 202 San Clemente, CA 92672 (949)240-5911 Atnn: David Oatis ARCHITECTURAL A-1.1 A-2.1 A-2.2 A-3.1 A-3.2 A-3.3 A-3.4 A-3.5 A-3.6 A-3.7 A-3.8 A-3.9 A-3.9a A-3.10 A-4.1 A-4.2 A-4.3 A-4.4 A-4.5 A-4.6 A-4.7 A-4.8 A-4.9 A-4.9a A-4.10 A-4.11 COVER SHEET CONCEPTUAL SITE PLAN -COMBINED CONCEPTUAL FIRE MASTER PLAN CONCEPTUAL SITE PLAN -BUILDING �• CONCEPTUAL SWMP -BUILDING �' CONCEPTUAL OPEN SPACE DIAGRAM -BUILDING�• CONCEPTUAL BUILDING �'LEVEL 1 PLAN CONCEPTUAL BUILDING � 'LEVEL 2, 3 & 4 PLANS CONCEPTUAL BUILDING �'LEVEL 5 & 6 PLANS CONCEPTUAL BUILDING �'AMENITY DECK PLAN CONCEPTUAL BUILDING �'ELEVATIONS CONCEPTUAL BUILDING �'ELEVATIONS SECTION 18.20. 140.060 DEVELOPMENT STANDARD COMPLIANCE CONCEPTUAL BUILDING �' SECTIONS CONCEPTUAL SITE PLAN -BUILDING 'B' CONCEPTUAL SWMP -BUILDING 'B' CONCEPTUAL OPEN SPACE DIAGRAM -BUILDING 'B' CONCEPTUAL BUILDING 'B' LEVEL 1 PLAN CONCEPTUAL BUILDING 'B' LEVEL 2, 3 & 4 PLAN CONCEPTUAL BUILDING 'B' LEVEL 5 & 6 PLAN CONCEPTUAL BUILDING 'B' LEVEL 7 & AMENITY DECK CONCEPTUAL BUILDING 'B' ELEVATIONS CONCEPTUAL BUILDING 'B'ELEVATIONS SECTION 18.20. 140.060 DEVELOPMENT STANDARD COMPLIANCE CONCEPTUAL BUILDING 'B' SECTIONS CONCEPTUAL BUILDING 'B' SECTIONS JEFFERSON STADIUM PARK JPI 12250 El Camino Real, Suite 380, San Diego, CA 92130 A-5.1 A-5.2 A-5.3 A-5.4 A-5.5 A-5.6 A-5.7 A-5.8 A-5.9 A-5.9a A-5.10 A-6.1 A-6.2 A-6.3 Sheet Index CONCEPTUAL SITE PLAN -BUILDING 'C' CONCEPTUAL SWMP -BUILDING 'C' CONCEPTUAL OPEN SPACE DIAGRAM -BUILDING 'C' CONCEPTUAL BUILDING 'C' LEVEL 1 PLAN CONCEPTUAL BUILDING 'C' LEVEL 2 & 3 PLAN CONCEPTUAL BUILDING 'C' LEVEL 4 & 5 PLAN CONCEPTUAL BUILDING 'C' LEVEL 6 & ROOF PLAN CONCEPTUAL BUILDING 'C' ELEVATIONS CONCEPTUAL BUILDING 'C' ELEVATIONS SECTION 18.20. 140.060 DEVELOPMENT STANDARD COMPLIANCE CONCEPTUAL BUILDING 'C' SECTIONS CONCEPTUAL UNIT PLANS CONCEPTUAL UNIT PLANS CONCEPTUAL UNIT PLANS LANDSCAPE L-1 OVERALL SITE CONCEPT PLAN L-2 BLDG. A REC. AREA ENLARGEMENT L-3 BLDG. A COURTYARD ENLARGEMENT L-4 BLGD. B REC. AREA ENLARGEMENT L-5 BLDG. B COURTYARD ENLARGEMENT L-6 BLDG. C REC. AREA ENLARGEMENT L-7 BLDG. C COURTYARD ENLARGEMENT L-8 ROOF DECK ENLARGEMENTS L-9 COMMUNITY PARK ENLARGEMENT L-10 SITE CIRCULATION PLAN L-11 CONCEPTUAL PLANTING LEGEND .. ,, . • • � (_ �. � , .. DRY UTILITY PLANS U-1 CONCEPTUAL UTILITY EXHIBIT -BUILDING �' U-2 CONCEPTUAL UTILITY EXHIBIT -BUILDING 'B' U-3 CONCEPTUAL UTILITY EXHIBIT -BUILDING 'C' CIVIL C-1 TENTATIVE PARCEL MAP No2015-174 C-2 TENTATIVE PARCEL MAP No2015-174 C-3 TENTATIVE PARCEL MAP No2015-174 C-4 TENTATIVE PARCELMAPNo2015-174 C-5 TENTATIVE PARCEL MAP No2015-174 C-6 PRELIMINARY GRADING PLAN -PARCEL 1 (TPM #2015-174) C-7 PRELIMINARY GRADING PLAN -PARCEL 2 (TPM #2015-174) C-8 PRELIMINARY GRADING PLAN -PARCEL 3 {TPM #2015-174) C-9 PRELIMINARY STREET PLAN -GENE AUTRY WAY I UNION ST. C-10 PRELIMINARY STREET PLAN -ARTISAN CT. I STATE COLLEGE BLVD. C-11 PRELIMINARY PARKWAY INFRASTRUCTURE SWALE DETAILS C-12 PRELIMINARY PUBLIC WATER & SEWER PLAN C-13 PRELIMINARY PUBLIC WATER & SEWER PLAN STADIUM PARK AGENCY SUBMITTAL ANAHEIM, CA MARCH 22, 2016 JOB NO: 14-206 >­w w VJ VJ \� CERRITOS A VENUE 1 ...J KATELLA AVENUE DATE: 3-22-16 ANAHEIM, CA. w " w--; _J _J 0 CJ J---�--- ORANGEWOOD AVE. A-1.1 ·, l o"' I� ,g ARCHITECTS ORANGE 144 NORTH ORANGE STREET, ORANGE, CALIFORNIA 92866 (714) 639-9860 1:;J2015Archftectsorange Thess plans are copyright prol9cied. Und9f such prol9ction unauthorized use i8 not ptmn/tled. The89 plans shaN not be rr,producfld or used without wrill9n permission by Architects Orange. CALIFORNIA VINTAGE WINE BISTRO 1925 S. STATE COLLEGE BLVD. ATTACHMENT NO. 2 VACANT LOT / _______/ --i ---=-----_I __ _ =====' t_ =---_-_ - - -----_..., ----------.. ----- ---- -: --� � �-� � = D EXIST. INDUSTRIAL BLDG. 111 n FIRE I LANE ·- ' I I !PASS'__ 1w_1' _,,_··· _ _L_ -1 4 MECH. ·�' RECREATION ' I il-,,--,- AREA -�A4/B21al • EiA4/B2 I� .-t •,t PAS;A<,EWAY _______ : -------"'"'·/ � > tLUB HOUSE,:--··•<./-, ' FITNESS Ii '· 1 4830 S.F. I' ·,-,, ����!IRKING '.'";;;'; �sT_R CTURE • � -I '�10� --D -i ��I t5 ! '"'--�-�1 � ! ELEC. UTIL. �1--c� lcil84/A9 tP�SSAGEWA'I! EXIST. INDUSTRIAL BLDG. -✓ __ //��'/ " / ��-;111--11 COURTYARD I � ' l r EXIST. OFFICE BLDG. A I I I I 11 I I I I I I I 111 BUILDING 'A' PHASE I -370 UNITS SEE SHEET A-3.1 FOR MORE INFO JEFFERSON STADIUM PARK JPI 12250 El Camino Real, Suite 380, San Diego, CA 92130 ill ) : '--t---l I L CAIVI, OFFICE 1 lll.DG. _._ l-1==��--�����--=�� ,-, I - -I- 1 I I I I I I I I I 1*i -' L SING � .�: OS�:-I ------------_ - I j __.p'.LI .JL.JL 'L. IILJJL.Ji'....JIL •��� RAMP UP 5% MAX ·•-. ----+-+--� �-------I lll:l j I "C).UBHOUSE/FITNESS ····/5,10DiS.F. /' ,_ ____ , I I I I ( --..__ .. •. '( I ; ' J . RECREATION AREA COURTYARD A4 w �-in � I� A4 A9 rn -�A9 ' L.._,,ol!r ,_, .. ,.•-w PUBLIC PARK: 1,079 UNITS X44 SQ. FT./UNIT = 47.476 SQ. FT. REQ'D PROVIDED= 47.548 SQ. FT. (1.09 AC) I CI.) 1_, BUILDING 'B' EXIST. MULTIFAMILY BLDG. PHASE II -376 UNITS SEE SHEET A-4.1 FOR MORE INFO A9 I I I I I I I I I � r------r I I / I I 11 I I I I I 11 I I CONCEPTUAL SITE PLAN -COMBINED A4 =A4 � I EXIST. OFFICE BLOG. eJ I L I "\, I • I • I., I RETAIL 4500 S.F. I ! I I - _____,_f__J[__ 2c· o· 1;' ,,• rn• 0" >o'-D" 1�'-0" ,9· · 25'.-D_' �,e•--c' ll'-" ------ I ---- ------D 'W'�. -MAIL 1-1--3 LEASING 3700 S.F. ULTl!.'AfE PRCIPERTY UNF ·----�--------.. EXIST. MULTIFAMILY BLOG. BUILDING 'C' UI IIHATC_ ::URA I � ____ 1----� I • PHASE Ill -333 UNITS SEE SHEET A-5.1 FOR MORE INFO 0 25' 50' 100' 150' ! I . q, I I ai ' I I ' ' ' ' ' 'I -' I I ' ' ' ' ' ' ' I ' I I I I I I I ' I I I I I I I I I I I I I I I I ' ' I I I I I I I I I I I •I0 '>' 1ci51 'W',c:>, w , _ _i ...J, 1(.)' ,w, I !;i:1 ,1-, Cl), I I I I I I I I I I ' ' ' ' ' JOB NO: I ---14-206 ' � ¢\� i ! � \ •I--, I I I tJ I I I I I I I I I I I I j cJ1 DATE: ---3-22-16 - ANAHEIM, CA. ARCHITECTS ORANGE L ( A-2.1 © 2015 Architects Orange144 NORTH ORANGE STREET, ORANGE, CALIFORNIA 92866 (714) 639-9860 These plans am copyrigflt protscted. Under such prot&etfo/1 unauthofind use Is not pennilled. � p(afl!l 81181 not 1.» reproduced or 11SB<J without writtlH1 permission by Mhit&CtS OranQ&. RETAIL 5300 S.F. RETAIL PARKING - 54 SPACES WINE BISTRO "-,TC.1" Fl FS"ST A10 AfJ 82 S3 A10 S3 10 S3 A10 S3 A10 S3 A10 S3 83 81D // / ' - - - - t - - - □ I '-. -j :: t= ---------- n RETAIL 45 00SF LJ 1/;L ,_ PHASE II RESIDENTIAL· BUILDING ;/ '[,'-Ir -, 1------------�>---+--<''' '----------' / / '' < \ RETAIL PLAZA I I I I"--. ,._ I I ,. � I ' I I ' I :, d ' ' r i /r L '{. �...-: -! I ,..,. 1,-,j;.Jlll!lt.l.' P SSAGEWAY AfJ [ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 82 A4 A4 B2 B2 A4 ' :'I i! 11: ::, ' A2/B1 81 81 L_82 A9 -'·- 82 A9 B1 83 COURTYARD I I - A4 "--A9 A2/B1 w < U) A4 A2/B1 AfJ _i--I I - RECREATION AREA B1 B1 AfJ 82 A9 A4 I I 1----.J A9 82 A9 82 I I i-------i 82 B1 A2/81 AfJ AfJ � ' ' ' , ·,J ' :, ' ' AB AB AB B3 AB 83 1/ □ • 150 . l PUBLIC PARK / ( I I I ' ) •, METERS ,,._, A4/B2 A4 A4 A4I82 , METERS ·'' A4 19'-: • llt===I 'IIF� f-+---1 A4 ·"--W--1--____;'J-..,...Jl;;;e"""1I �------t--+---e----2:::�-- 15( /' - , 19'-0 • LEASING 3700 S.F. AB [ AB [ AB [ • [ 83 AfJ [ AfJ [ 11111 flHff----lljf-'"'c-"' -" I - □ Q ' I I I I I I I , I I I I I I I I I I I I I I I I I I I I I I I I I I f I 0-• I\ Ii L_ __ ..'.=:::::'::=:'.::::::!:======�, ==--==='==='=':::==:::::::'::::::::':==:-/ � - i r/--• ' ..•. ' 0-ST�r.r-' F 'VFl!I PODIUM FLOOR PLAN SITE PLAN NOTES: 1.FOR MORE INFORMATION PLEASE REFER TO THE C-1 CIVIL SHEET ----, "v V ' 0 2.STOP SIGN AND STOP LEGENDS SHALL BE IN CONFORMANCE WITH THE LATEST VERSIONS OF ENGINEERING STANDARDS DETAILS 434 & 435. PLEASE SEE CIVIL PLANS FOR MORE INFORMATION. 3.BUILDING PLANS SHALL CONFORM WITH THE CURRENT VERSION OF ENGINEERING STANDARD DETAILS 402,436,470, & 471 FOR MIN. OFF-STREET PARKING STANDARDS, PARKING DIMENSIONS FOR STRUCTURES, PARKING STRUCTURE RAMPS, AND MIN. UTILITY VEHICLE HAMMERHEAD TURN AREA. 4.BUILDING PLANS SHALL CONFORM WITH THE CURRENT VERSION OF ENGINEERING STANDARD DETAIL 475 PERTAINING TO GATES. GATES SHALL NOT BE INSTALLED ACROSS ANY DRIVEWAY. IN A MANNER WHICH MAY ADVERSELY AFFECT VEHICULAR TRAFFIC ON THE ADJACENT PUBLIC STREETS. 5.REQUIRED LOADING AREAS: 333 UNITS/150 UNITS= 3 LOADING AREAS REQUIRED 7. 8. 9. 10. ,: GROUND FLOOR PLAN EXIST. MULTIFAMILY El BUILDING PLANS SHALL CONFORM WITH THE CURRENT VERSION OF ENGINEERING STANDARD DETAIL 473 PERTAINING TO DRIVEWAY SPACING AND DISTANCE FROM PUBLIC R.O.W. TO NEAREST PARKING SPACE. BUILDING PLANS SHALL CONFORM WITH CURRENT ENGINEERING STANDARD DETAIL 118 PERTAINING TO SIDEWALK DESIGN AND SCORING. FOR MORE INFORMATION PLEASE SEE LANDSCAPE PLANS. LENGTH OF ENCROACHMENT AT STATE COLLEGE BLVD.= 28'-11" OR 5.8% STREET ELEVATION (30% MAX. ALLOWED) PER SECTION 18.20.110.0202.01 & .02 PRIVATE PATIOS AT GROUND FLOOR UNITS SHALL BE NOT LESS THAN 100 S.F. WITH A MINIMUM DIMENSION OF 8'-0". PRIVATE BALCONIES LOCATED ENTIRELY ABOVE THE GROUND FLOOR SHALL NOT BE LESS THAN 70 S.F. WITH A MINIMUM DIMENSION OF 7'--0" BUILDING TABULATION UNIT TABULATION RESIDENTIAL UNIT SUMMARY 1/4/2016 UNIT SUMMARY 1/4/2016 UNITS LEVEL I LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 5 LEVEL 6 % TOTAL TOTAL SI 0 0 0 0 0 0 0.0% 0 UNIT UNIT QTY UNIT S2 0 0 0 0 0 0 0.0% 0 TYPES S.F. S.F. S3 0 0 6 6 6 6 7.'Ho 24 SI 584 0 0 STUDIOS 0 0 6 6 6 6 7.'Zfo 24 S2 603 0 0 Al 0 0 0 0 0 0 0.0% 0 S3 678 24 16,272 A2 0 0 4 0 0 0 1.2% 4 Al 652 0 0 A3 0 0 0 0 0 0 0.0% 0 A2 664 4 2,656 A4 7 5 9 10 ID 9 15.0% 50 A3 676 0 0 AS 0 0 0 0 0 0 0.0% 0 A4 792 50 39,600 A6 0 0 0 0 0 0 0.0% 0 AS 776 0 0 Al 0 0 0 0 0 0 0.0% 0 A6 784 0 0 A8 9 9 10 10 12 11 18.3% 61 Al 839 0 0 A9 0 0 10 10 12 12 13.2% 44 A8 822 61 50,142 AI0 0 0 6 6 6 6 7.'Zfo 24 A9 831 44 36,564 All 0 0 0 0 0 0 0.0% 0 AI0 923 24 22.152 I BR'S 16 14 39 36 40 38 55.0% 183 All 1,642 0 0 Bl 0 0 9 13 13 13 14.4% 48 Bl 989 48 47.472 B2 I 4 10 10 ID ID 13.5% 45 B2 I, 109 45 49,905 B3 4 4 5 5 5 4 8.1% 27 B3 1.113 27 30.051 B4 0 0 0 0 0 0 0.0% 0 B4 I, 176 0 0 B5 0 0 0 0 0 0 0.0% 0 B5 1,233 0 0 B6 0 0 0 0 0 0 0.0% 0 B6 1.149 0 0 2BR'S 5 8 24 28 28 27 36.0% 120 Cl 1.328 6 7,968 Cl I I I I I I 1.8% 6 C2 0 0 0 0 0 0 0.0% 0 TOTAL 909 333 302,782 3BR'S I I I I I I 1.8% 6 TOTAL 22 23 70 71 75 72 100% 333 DENSITY: 76.6 DU/AC SITE: 4.35 ACRES PARKING TABULATION OPEN SPACE TABULATION PARKING SUMMARY 1/4/2015 OPEN SPACE SUMMARY 12/812015 PARKING REQUIRED OPEN SPACE REQ 'D: 333 U NIS X 200 S. F./U NIT = 66600 S. F. RESIDENT REQUIRED PARKING STALLS UN IT TYPE REQ'D OPEN SPACE PROVI DED: LOCAT ION STUDIO 24 1.25 30 RECREATION COU RTYARD 28.668 I BR 183 1.50 275 COURlYARD 3'.J. 293 2BR 120 2.00 240 R ET_t,,i L PLAZA 3,238 3BR 6 2.50 15 ALONG STATE CO LLEGE BL VD. 491 TOTAL STALLS REQUIRED 333 UNITS 560 ALONG AR TISAN COURT 605 RETAIL AREA PARKING 5.5 STALL/IDOJ S.F. RETAIL .I\RE.A. 9.800 54 ALONG P RI VATE ST REET 2.869 TOTAL PARKING STALLS REQUIRED 614 PR IVAT E PAT IO & BALCONY AREA 27,533 ACCESSI BLE STALLS REQUIRED CLUBHOUSE/FITNESS 5,380 UN IT TYPE QUAN. RATIO REQ'D TOTAL OPEN SPACE PRO V IDED 99,077 RESIDENTS 474 0.02 ID GUESTS 84 0.05 5 PRIVATE OPEN SPACE TABULATION RETAIL 54 0.05 3 TOTAL 18 PARKING PROVIDED PRIVATE OPEN SPACE PRIVA TE O PEN S PACE UNITS PER RESIDENT HC RETAIL TOTAL LEVEL STALLS STALLS STALLS STALLS LEVEL S-I 43 0 54 97 GROUND TOTAL UNIT FLOOR OIY S.F. PATIO MIN. UPPER UNIT FLOOR TOTAL QTY Bi\LC. M IN. S .F. LEVEL I 22 252 ID 0 262 SI 100 0 0 SI 70 0 0 LEVEL 2 23 247 8 0 255 S2 100 0 0 S2 70 0 0 LEVEL 3 70 0 0 0 0 SJ 100 0 0 S3 84 24 2,016 LEVEL 4 71 0 0 0 0 LEVEL 5 75 0 0 0 0 Al 100 0 0 A2 100 ',oo AJ 100 0 0 Al 77 0 0 A2 79 0 0 A3 77 0 0 LEVEL 6 72 0 0 0 0 TOTAL STALLS PROVIDED 333 542 18 54 614 A4 100 11 I, 100 AS 100 0 0 A4 85 39 3,315 A5 76 0 0 ZONING TABULATION A6 100 0 0 A7 100 0 0 A6 70 0 0 Al 78 0 0 AB 100 9 900 AB 7 1 52 3,692 JPI JEFFERSON STADIUM PARK -PHASE Ill BUILDING 'C' A9 100 9 900 A9 81 35 2,835 AIO 100 0 0 AI0 83 24 1,992 SUBJECT CODE SECTION REQUIRED PROPOSED A II 100 0 0 All 78 0 0 Max Structural Height 18.20.50 100feet 77'-T' Bl 100 9 900 Bl 77 39 3,003 B2 100 7 700 52 85 38 3,230 Min. Pro ject Size 18.20.0/0 �l)we lling Units JJJUNIIS B3 100 4 400 53 70 23 1,610 Den,;it y Range ,; 18.20.070 Pndium: Hidu/ar. 76.5 du/ar. B4 100 0 0 B4 76 0 0 Min. Floor Areas 18,20.080 Studio 550s.t. Studio 584 g.s.t. B5 100 0 0 B5 72 0 0 1 Bdrm GSO s.f. 1 Bdrm G52 g.s.f. B6 100 0 0 B6 72 0 0 2 Bdrm 825 s.f. 2 Bdrm 989 g.s.f. Cl 100 I 100 Cl 88 5 440 3Bdrm 1000s.f. 3Bdrm 1348g.s.f. Gen e Autry Way: 9 '-6" 13'-5" Structural Setbacks 18.20.090 Slale Cull ege Blvd .: 13'-0" Artisan Court 10'-0" 13'-9" 10'-10" TOTAL 54 5,400 TOTAL 279 22,133 Privat e Street : 10'-0 " 12'-11" Common Recreationa l-18.20.110 Leisure Areas 200sq. ft ./uni t Commo n Area : 71,494 s.f. 377 units X 200 sq. ft. = Privat e: grnd fir un its: 5,400s.f. 75,400 sq . ft. upper flrunits: 22,133 Total: 99,027 s.f. Bui ldin g Covcrugc 18,20.060 75.(X)% Buil dings: 96,575 s.f. Exposed Parking: 0s.f. Total: 96,575 s.f. / 189,558 s.f.= 50.9% Coverag e " Res i cle ntia I bui Id i ngs may encroa d7 into the screet se Ibo ck area a tot a I of 3' -0" for no more then 30% of lhE length of the street el e'!ation 6.BUILDING PLANS SHALL CONFORM WITH THE CURRENT VERSION OF ENGINEERING STANDARD DETAIL 115 PERTAINING TO DRIVEWAY DESIGN, SIGHT DISTANCE VISIBILITY FOR SIGNS, LANDSCAPING, AND FENCE/WALL LOCATIONS.CONCEPTUAL SITE PLAN -BUILDING 'C' PHASE Ill 0 25' 50' 100' 150' JOB NO: DATE: 14-206 3-22-16 A-5.1 JEFFERSON STADIUM PARK JPI 12250 El Camino Real, Suite 380, San Diego, CA 92130 ANAHEIM, CA. ARCHITECTS ORANGE 144 NORTH ORANGE STREET, ORANGE, CALIFORNIA 92866 (714) 639-9860 :g;, 2015 Architects Orange Thess plans are copyrig/lt prot9cied. Und9f such prol9ction unauthorizsd uss is not psrmitled. Thess plans shaN not bs rr,produCflC:l or ussd without wrilt9n permission by Architects Orange. 5300SFRETAIL 0 I tj-1 --tj­'0 1 '-c-" < = i� ROOM . 1 m� ElEElEElElElEI ROOM RRRFRRFF B2ABV. ,111!!1!!!!!! J11111 II JlilL ' ;,, METERS A4/B2 Ii=" -� l-.-_tt-r.µs,i::-i! r,-c, � ��.-.. Rr,� �: •. > A4 t:-�J I, -; A4/B2 = t. •• .J• ,:; METERS u n , 111!111 ::::: I "".llll.L.. A4 LEVEL 1 •u '' / /[J ., f-8-------G- \ I:!:! ID Cl 1 �• C' 1f-< :-'._,._ , " ':�-.-7 ...i-1f-<>--------e- 1 .. \� ' ' .,I ., ., " " ., " " "' " " " RETAIL 4500 S.F. d!"a--d"'�II>"'-<"<" ;;7;> '7777 " 19 .. ., " " ., "' 0 " , g' c," "' "' JEFFERSON STADIUM PARK JPI 12250 El Camino Real, Suite 380, San Diego, CA 92130 75' o· 1 g· J" --&--·-11 .,_,... ' '...a----------� ----·---El- m --EJ--. · -ll ·------ 'i ____A8 . � -� .�l�:- J fo,. :1 : I ""' :I J '8 E. ·r > q1 ...u...:-1� B3 J_-.11L'L Ti R'--; 0·J •lo,l"l :1 '' ' I ''' ��' ' I - I 0:) "' n- I lD I 0 co - I c:::,- I .J I l r· I i ,_ ,J i ' ,_ ,- I ' '-, ,, ,, i '1 ,J I '] i ,, ,_ ( j :-----------/ - ,J I !'· ! I ,-l I I ' ' f I i I t...___ I ----------1 LEVEL S-1 r-- r;=�F;i'==;;=J-'F=□==,=4==.v==m===m==m==,==f=ir='iii ==mr==,nr===:iir==iv,5=-=::::::�-----------,,/MECH EC EC .. -------e--- Ii£] □ IE] ., ---,p __ ��.; L ______________ _ ----- ------"l._ ___ _ IE:!• --- " " ' ' " "' L. - - ------- " "' " "' / i ' r1 UTIL L __ -, --------l!!J---GI--------e--- " . 9'-C" --------lEJ---GI--------e--- ' ' -JD---------&---e--------t!'J--� 1 -� ----..J __ �-�-�rJ ' ., ., I '-,'I''I ,-> I 'l.'I 'J -� 1· 1' ' I -� :z i 0 a"-t 1mnr,,�,"' ., ., " "' """ ' ' / '1' I J " ., l --� �--' --"0 " " ''',.' ' '" ''' -� L--, " ., " " ' ' _J ,. / ' • 'B // n i ' �" B ' B ,/ . >I! ·11 17 ___ _,, L' __________________ __J 0 15' 30' 60' ' , 9'-c:' �­' co .I f-------,_ � -0 - �-7 I \JITIAL RA\ff' 1,,-111,t _rnc;n-'.:::_C U\J 11�/..killlC·l·J ' , 9'-c:' 1 :\ � <D I :Nt���J � ;"i -•�:--� C, rn ANAHEIM PARKING STANDARDS SCALE: 1" 20'-0" BUILDING TOTAL GROSS RESIDENTIAL & RETAIL BUILDING (SQ. Fl.) LEVEL 1 52,941 LEVEL 2 50,333 LEVEL 3 93,920 LEVEL 4 89,585 LEVEL 5 93,920 LEVEL 6 90,683 TOTAL 471,382 90'JOB NO: DATE: 14-206 3-22-16 A-5.4 CONCEPTUAL BUILDING 'C' PLANS ANAHEIM, CA. ARCHITECTS ORANGE 144 NORTH ORANGE STREET, ORANGE, CALIFORNIA 92866 (714) 639-9860 :g;, 2015 Architects Orange Thess plans are copyrig/lt prot9cied. Und9f such prol9ction unauthorized use is not permitted. Thess plans shaN not bs rr,produced or used without wrill9n permission by Architects Orange. RETAIL 5300 S.F. cc A9 = A9 82 82 J __ C:._1 I ...::-;, lD COURTYARD A4 1 '49'-c" A4 o:-; , ... I� !C sj-,-c A4 ' 82 A4 A9�A9 .p. /81 I ·"ic, ..., IC) ' � •·-m Ln 82 ,, . w '.� .. - � .,,, • I! en-' •! lfuJ <( y '1 ,, 0 il ' a. I . ; . � 'A 82 ,---�,, 82 A9 A4 /81 A9 � I cc RECREATION AREA \ ' cc i-81 AB LEVEL 3 -PODIUM LEVEL JEFFERSON STADIUM PARK JPI �I 83 12250 El Camino Real, Suite 380, San Diego, CA 92130 � 1'-6' 10'-· c" 1 /' )'' C ·c,I -n ,-, . ,, ' I �;;? ' ;; • i ·c,I o· ,),}.1 Jj' " . t_)I RETAIL ---. I i i ' ,. w.: "'f :,,,..---. IJ""T ·-:::-1�-; i;-;1 83 t C..' � I-c; "' =r;fl ■ f[t� �� 7�i/�J lliJ � UTIL u: -ri I ii,J Ii,] • I �-P -f:{j t L-,J .• / ?: �� j A9 00 ' -0 . ii -i! A9 /81 81 -.-,, _ _; ! L_J IT AB82 ,,i, \_ . ! l ' 0 A9 rr---, I A4 l-a��Jfl ,, -),. -_Q_,. . 82 ...: ! ,)" ..... , 82 MNJV, """"' ' I ' ' ' '' ' I 'I L ____________________ j I CLUB /HOUSE . 111, ,FITNESS _____________ ',i 5380 $.F. 1, ---+------------------, I I : : : ' ' ' '' ' ' ' ' ' __ J J ; ' ' ' I \ ' ' ' ' ' I I I L[; I ,__ � -'-� I ,,. cc I C a_: C I -cc: I �NJV. i i MMN -�--'l'.,\,fr7iimmi�eeb:,i--2c .. --"'i;;JL'. .� �-­ --�I 83 I ::i'-,:,'' ' �' �I '" ,n""' [ tj-I ·--tj-., ' --, I n :D 'CD I ,, '0 I- f':-'"�I • • 1:-_-J=oi � --82 ·r liL ___ l:] - ---"' ,tl/.-;-r!. i\ . . k• I':'.""" ot l,�--� - / -- -' ' / -, ., 82 A4 A4 A4 -- 82 82 l'L=" ·� ' '·1-v.--- C ' r rm IEl'lJI l 1--L.,;' �ey - lr-\C �-.. 1:-.-Jr �"Jlli"-� I""'. ' --Rrii {' 0: I!] IE:] -)" - '0L, },f\ .-·· :L,J: ¾L:J UL_____o J _-_,,.:it ----- 0 ---v,• ,,u, �-�� \ ,L . r.Et. ]-.-�c:.__:_□/) i•• )- i )'-, ' ,,----,, '-�• --�-Ir.::''1 I ''-&j \ '! ',.c u '·-A4 �-� },, r -1 �ur_;, i,J·'\ ... L --., A4 iic:i !•----,.-ir�- I( • 'h 1i�-; /) t, !I//'� ,, 'L� 11, -�!r ,-I . - k;; - ��, I �L-JiL-c� I,-- L/'-9" - LEVEL 2 ·c.,·M > ;;�] --------e- \ d t ���:lC ' -------e- Vi' J' 2:i' J' C "' "' \, ,-,_ ,;> ' '' -' f--B------------£3- ------- "' "' C C ---e-----------a- ------- "'C l ' - -, Le. el �;<=, ' •••/:;" O�"( "--·" J )C, .,_ ' __ lp]V -:�:J J t----t) 73 ' CONCEPTUAL BUILDING 'C' PLANS C '" C C C J C C C C C C ------- C C C C C ---- ' ----G--e-- , g' C g· o·::s c" 19 ·=•" C C C C ---G-_.,__ 1: ' 15� 0.::. ::.� ----�:}, " ., "' "., ,i, --------II----------------G--- "' ., "' "' C / ' ' I'll� I'll I'll ( I a ?i . - ;J,[ 'l'J ,,-"''t -�,-✓- <;_,,-lU � • n ABII _.,-U 1 :2:/-(3" '� i i ' �I ( "'--�•o1·•-.•�":�'-'·· �, I c, t:o�,: ---83 .3C2' -7" 0 C C C C C C - C C C - --G- 19' o·25' C C C --G- - ., "' "' - C "' "' ---G- i i - 15' 30' iiz;_/-iii�� -'-- C C ' -• =D" , ]' J' . ·::•o· �'.(• ></ .,////·:/ -••> " " ---D----------� ----------£1- C m ----EJ--------E ----------El- C ' .. // - i� s UTIL. I 71 LEASING 1 '' ,· _,-"Lv j 60' 90' • CJ .i_,1 I ,}·· --� - C, i ,--- 1i '-/f!l -. Iii iflf: ' i'/ ;I +-/1 • I 4 , ..:JL� I ' ] AB '1 � ! ,:_j ID' IUI i] AB:: -==r--._ LJi -" / ,�._g:-J •o ·1 r:' AB � ] ,_ji -� l"°'.i '-- �q:--- ' ' :1 J fo,,.. · ,;=::r:..i -, ]AB.. ii 'Ii -, '-·: . � q 5 ,.,,,j ,' __5 � +, ·-. .,._ � -ft � _/r t ] AB : J,! -c::' lq:� 1 .. ;: .,, ' �o "'':I b'i'8 �''Ir ' 1 ...JL.L• !! >' 83 [� i "',lll' ,., .,a " ffi' - '� . > . (-� AB h r-" _-:,!c-------0. 1 � L�! _,,,,_ ,_ 7�,,91,-- " (o,-�l ;-;--td-1 AB' ] • u fu, 7�:� '-I ff/ , • ....:...u..J__J AB •] -Ft-u �gL/6; _c! Oo_'] � r ., \ ' ) •I ,, / :-;" / ; JOB NO: 14-206 � I cc Lr; u--I r·-- sj-� C � I G 8 I c: re -,:_::; � I c--.� -UC I '" C � -C � I " "I ,:=; r--- I ' � I ,-.__;-; DATE: 3-22-16 ANAHEIM, CA. ARCHITECTS ORANGE 144 NORTH ORANGE STREET, ORANGE, CALIFORNIA 92866 (714) 639-9860 A-5.5 iJ) 2015 Architects OrangeThese plans era copyrlg/Jt protected. Under such protection U11Buthorlzed use Is not prnmltted. These plena shaH not be reproduced or used without wrltifln permission by Archfteds OrangE1. RETAIL TALLEST P�T OF STRUCTURE (+77'-7") $ ---. (+6Z-6") ROOF LEVEL $ a I '('+52'-5') LEVEL 6 $ ,_ a 0 -(+42'-4') LEVEL 5 $-, ,_� -0 I -___,�! I ' I '(+3Z-3') LEVEL 4 $ , ,_ 0 I I "' -(+2Z-21 LEVEL 3 $ "' ' '' -- I :':" I -(+10'·1") LEVEL 2 $ , -"-. ,_ -I I -(+0') LEVEL 1 --' NORTH ELEVATION (GENE AUTRY WAY) 8 � 4 9 7 b -"' • I l"' b u> -• - . ..-, -I ,:=, -, EAST ELEVATION (STATE COLLEGE BLVD.) p A MATERIALS AND FINISH LEGEND [I] EXTERIOR FINISH PLASTER WITH REVEALS -SMOOTH FINISH [l] FIBER CEMENT BOARD [l] VINYL WINDOW Ci] METAL RAILING W/ PERFORATED METAL PANEL [i] RAILING -TINTED GLASS PANEL [I] METAL PANEL SYSTEM [zJ METAL AWNING [§] VERTICAL METAL FIN [2] METAL TRELLIS [g] METAL REGLET REVEAL [I] ALUMINUM STOREFRONT SYSTEM [1] PERFORATED METAL PANEL NOTE: ALL MATERIALS NOTED OR APPROVED EQUAL 11 "---(+62'-6") ROOF LEVEL $ 0 I '(+6X-51 l.EVEl6 $ ,_ 0 I -( +42'-4") LEVEL 5 $ ',_ 0 u I I ,, -(+3X-3") LEVEL4 $ ',_ nI -(+2T-2") LEVEL 3 $' -�, I -' (•1�-1") LEVEL 2 $ ,_ I -( <-0') LEVEL 1 ' ---=�=-�O GENE AUTRY � SITE A ::;:: � SITE B ell UJ UJ __J __J 0 u UJ _ARTISAN WAY � '----"--'----'- to I ' KEY MAP 1.VIEW LOOKING SOUTHWEST AT STATE COLLEGE BLVD. & GENE AUTRY WAY 2.VIEW LOOKING NORTHWEST AT STATE COLLEGE BLVD. & ARTISAN WAY JEFFERSON STADIUM PARK JPI 12250 El Camino Real, Suite 380, San Diego, CA 92130 CONCEPTUAL BUILDING 'C' ELEVATIONS 0 10' 20' 40' 60' JOB NO: DATE: ----14-206 1-12-16 ANAHEIM, CA. ARCHITECTS ORANGE 144 NORTH ORANGE STREET, ORANGE, CALIFORNIA 92866 (714) 639-9860 These plans are COP'frighl protected. Uridar ooch protactfon unoothcrized vss is not p6fmitted. These plw,s sha/f not be reproduced or used without writtan permissian by Architects Orange. A-5.8 @ 2015 Architects Orange WINE MACHINE AREACELLAR/TASTINGI.TCLOSETKITCHENGLASS DOOR SYSTEMADAR.RPOSWINE WALLHOSTLOGO WALLWINE GLASSDISPOSALBAR-TOPLEDGELARGEBOOTHDRY STORAGECHARGRDLEBRNRFRYRHANDPREPGLASSBUFFDISHSTATIONMOP/RACKTRIPLE SINKCATERSTATION12'-9"HOOD PREPCNTRSALAD(7)(34 Bistro Seats)(#seats ?)Anaheim, CA 928051912 Jacaranda St. #107WINE BISTRO FLOOR PLAN0'16' 32'64'07/06/2022RCHITECTURELR/ALAVATORY*OPTIONALURINALR.RICE2-DOORFRIDGE2-DOORFRIDGE10'-1"14'-0"9'-2"8'-7"4'-0"6'-0"6'-0"12'-9"11'-6"3'-3"5'-0"8'-11"5'-0"4'-0"2'-10"9'-5"LOCKER13'-0"6"6"1925 S. STATE COLLEGE BLVD. September 5, 2022 City of Anaheim Planning and Building Department 200 S. Anaheim Blvd. Suite #162 Anaheim, CA 92805 RE: Conditional Use Permit Application California Vintage Wine Bistro 1925 S. State College Blvd. To Whom it may concern: We are pleased to submit this Letter of Operation and Conditional Use Permit Justification for the proposed wine bistro at the above address. We propose to establish the wine bistro within a 1,800 s.f. tenant space on the ground floor of the existing 5-story, Jefferson Platinum Park mixed use development at the southwest corner of State College Boulevard and Gene Autry Way. The tenant space is currently vacant. As shown on the attached site plan, the bistro will include a kitchen, customer seating, wine display, a wine cellar, tasting area, storage, cooler, and restrooms. The business will include Type 20 and 41 ABC licenses to permit wine and beer tasting for on-site consumption, and wine and beer sales for off-site consumption in conjunction with food service. The bistro will be open Sunday through Thursday from 3:00 p.m. to 9:00 p.m. and Friday and Saturday from 3:00 p.m. to 10:00 p.m. These hours will vary on days when the Angels are hosting their home games. The business will employ approximately 10 employees. Customer and employee parking will be provided in the ground level parking structure which is accessed from Jacaranda Street. The expected opening date is February 2023. Please find the following Conditional Use Permit justification, as required by the City: •That the proposed use is properly one for which a minor conditional use permit or a conditional use permit is authorized by this code, or is an unlisted use as defined in subsection .030 (Unlisted Uses Permitted) of Section 18.66.040 (Approval Authority); The property is located within the Platinum Triangle Mixed Use Overlay Zone, which allows the proposed wine bistro with food service by Conditional Use Permit. •That the size and shape of the site proposed for the use is adequate to allow the full development of the proposed use, in a manner not detrimental to either the particular area or health and safety; As shown in the attached site and floor plans, the mixed use development has ample space to accommodate the proposed wine bistro in the ground floor commercial space, and also allow for adequate vehicular access and loading and customer and employee parking. •That the traffic generated by the proposed use will not impose an undue burden upon the streets and highways designed and improved to carry the traffic in the area; and ATTACHMENT NO. 3 The site is located within the Platinum Triangle Mixed Use Overlay Zone. All streets within this overlay zone have been improved to accommodate traffic in the vicinity, including traffic while events are occurring. All loading and unloading of vehicles and customer/employee parking will be provided on- site in the ground floor parking structure and will have no impact on the public streets. • That the granting of the minor conditional use permit or conditional use permit under the conditions imposed, if any, will not be detrimental to the health and safety of the citizens of the City of Anaheim. California Vintage Wine Bistro will be compatible with surrounding commercial, industrial, and entertainment land uses in the area. The proposed food and wine tasting service within a mixed use development would further implement the goals of the Platinum Triangle Overlay zone, which encourages a mix of commercial and residential uses in close proximity to the Angel Stadium and train station. The City has determined that a Public Convenience or Necessity (PCN) determination is required for the ABC licenses because the property is located within a Police Reporting District with a crime rate that is higher than the City average. Please find the following Public Convenience or Necessity justification, as required by the City: • What is the primary purpose of your business? Is the sale of alcohol an essential part of the primary purpose of the business? The primary land use is the restaurant which will offer gourmet cuisine. The beer and wine sales and tasting are an incidental portion of the business. See response below related to the percentage of food sales vs. alcohol sales. • Are there similar businesses or a concentration of alcohol outlets in the immediate area that already provide alcohol service? If so, how would the public convenience or necessity be served by permitting an additional license within the census tract? There are a few restaurants and breweries in close proximity to the Angel Stadium, but no restaurants with beverages on the ground floor of mixed use developments currently exist in the area (now that the Catch is closed). There is an abundance of residential units in the Platinum Triangle, but establishments with food and beverage are severly lacking in the area. This wine bistro will help to fullfil that need for both the residents and visitors in the area. • Is there a residential neighborhood or school adjacent to the property for which you are requesting a public convenience or necessity determination? If so, please explain how permitting an additional license would not disproportionately impact an adjacent residential neighborhood or school. There are residential units located within the same mixed use development, but food and beverage sales and consumption was contemplated, and even encouraged, within the ground floor units of the development when the Platinum Triangle was approved. There are no other “residential neighborhoods” (as opposed to mixed use developments) or schools in the vicinity that would would be impacted by this business. • What percentage of your business do you anticipate will be alcohol sales? According to the applicant, approximately 60% of the business will be food sales, and the remaining 40% will be for beer and wine sales. • Does your business cater to a specific need or specialty which is not currently available in the area? The business will cater to the heavy pedestrian activity while events occur within the Angel Stadium across the street. In addition, thousands of new residents that recently moved to the Platinum Triangle will benefit from the new addition of a restaurant and wine bistro in the area. • Are you proposing any specific operational measures to eliminate or limit any potential negative consequences from the sale of alcoholic beverages? The applicant proposes to close the restaurant at 9 p.m. on weeknights and 10 p.m. on weekends. These hours would not have a negative impact on the residents who live in the area. In addition, employees who serve beer and wine will go through the training program as required by ABC. • What type of license are you requesting from ABC? Is it an existing license? Where is the license being purchased from? The applicant has applied for Type 20 and 41 ABC licenses. These are new licenses that will be added to the Census Tract. Sincerely, Phillip Schwartze PRS Group ATTACHMENT NO. 4 S STATE COLLEGE BLVDE GENE AUTRY WAY S UNION STE ARTISAN CTS UNION STS JACARANDA STS UNION STE.ORANGEWOOD A V E E .KATELL A AVE N. LEWIS ST S . M A N C HESTERAVES. STATE COLLEGE BLVDS. LEWIS STE. G E N E A U T R Y W A Y S. D O UGLASSRDProject Location: 1925 S. State College Blvd. DEV No. 2022-00057 Subject Property APN: 083-29-303 °0 50 100 Feet Aerial Photo: May 2021 ATTACHMENT NO. 5 I (PTMU) Gene Autry Sub-Area A VACANT I (PTMU) Gene Autry Sub-Area C SOUTHERN CALIFORNIA GAS COMPANY OFFICESI (PTMU) Gene Autry Sub-Area C INDUSTRIAL PR (PTMU) Stadium OFFICES PR (PTMU) Stadium ANGEL STADIUM OF ANAHEIM I (PTMU) Stadium Dist Sub-Area B INDUSTRIAL O-L (PTMU) Gateway Sub-Area A OFFICES I (PTMU) Gateway Sub-Area A ANAVIA APARTMENTS 250 DU I (PTMU) Gene Autry Sub-Area B JEFFERSON STADIUM PARK I (PTMU) Gene Autry Sub-Area B JEFFERSON STADIUM PARK I (PTMU) Gene Autry Sub-Area B JEFFERSON STADIUM PARK I (PTMU) Gene Autry Sub-Area B JEFFERSON STADIUM PARK O-L (PTMU) Gateway Sub-Area A OFFICES I (PTMU) Gateway Sub-Area A OFFICES I (PTMU) Gene Autry Sub-Area A S STATE COLLEGE BLVDE GENE AUTRY WAY S UNION STE ARTISAN CTS UNION STS JACARANDA STE. KATELLA AVE E. GENE AUTRY WAYS. LEWIS STS.LEWISST5 F WY Pr o j e c t L o c a t i o n : 1 9 2 5 S. S t a t e Co l le g e B lvd . D E V N o . 2 0 2 2 -0 0 0 5 7 Subject Property APN: 083-29-303 °0 50 100 Feet Aeria l Ph oto : Ma y 2 02 1