Staff Report200 S. Anaheim Blvd
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Anaheim, CA 92805
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ITEM NO. 1
PLANNING COMMISSION REPORT
City of Anaheim
PLANNING AND BUILDING DEPARTMENT
DATE: NOVEMBER 6, 2023
SUBJECT: DEVELOPMENT APPLICATION NO.2023-00038
LOCATION: 203-205 and 295 West Center Street Promenade
APPLICANT/PROPERTY OWNER: The applicant is Joshua O'Neill, of Lost Temple
Traders. The property owner is Linda Sadeghi, of The LAB.
REQUEST: The applicant requests approval of a conditional use permit to allow the
operation of a 1,117-square foot recreation -commercial indoor use, specifically an "escape
room."
AUTHORITY: Section 18.08.030 (Uses) of Chapter 18.08 (Commercial Zones) of the
Anaheim Municipal Code (the "Code").
RECOMMENDATION: Staff recommends that the Planning Commission 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 for
Development Permit No. 2023-00038.
BACKGROUND: The subject property is approximately 1.09-acres, is located at the
northeast corner of Clementine Street and Center Street Promenade and developed with a
six -level parking structure with ground floor retail space. The property is in the "C-G"
General Commercial zone and is designated for Mixed -Use Urban Core land uses in the
General Plan. The surrounding uses include retail, entertainment, restaurant, and office
uses.
PROPOSAL: The applicant requests approval to operate a 1,117-square foot recreation -
commercial indoor use, known as the Lost Temple Escape. The hours of operation for the
business would be from 11:00 a.m. to 11:00 p.m. Wednesday through Friday, and 10:00
a.m. to 11:00 p.m. on Saturday and Sunday. The facility would include a total of six
employees with no more than two employees on -site at any given time. The proposed
facility is located in two existing connected ground floor retail suites and would include
one escape room, a lobby area, office, storage area, and an employee break room. Minor
tenant improvements are proposed and there would be no changes to the exterior of the
building.
Development Application No. 2023-00038
November 6, 2023
Page 2 of 5
The Lost Temple Escape would be an interactive gaming facility where participants use
communication, team building, and problem solving to decipher puzzles and clues to
"escape" a room before time runs out. There would be one escape room that would
accommodate two to six players per session. Each session would be scheduled for 90
minutes which includes a rules and safety orientation followed by a 60-minute game. The
escape room would be equipped with security cameras, lighted exit signs, and two-way
communication between customers and employees.
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ESCAPE ROOM 1
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$ 237 SF
ESCAPE CLOSET
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PROPOSED FLOOR PLAN
Development Application No. 2023-00038
November 6, 2023
Page 3 of 5
FINDINGS AND ANALYSIS:
Conditional Use Permit: Before the Planning Commission may approve a conditional use permit,
it must make specific findings of fact. Each required finding and the corresponding analysis is
presented below:
1) That the proposed use is properly one for which a conditional use permit is authorized by
this code;
The Code permits Recreation -Commercial Indoor facilities in the "C-G" (General
Commercial) Zone subject to a conditional use permit to ensure compatibility with
surrounding uses, and to ensure that the use would not be detrimental to the general health
and safety of the community.
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;
The proposed use would be an added amenity and compatible with the mix of office, retail,
restaurant, residential, and entertainment uses in the area. The escape room activities would
occur entirely within the subject retail tenant spaces. The operating hours are consistent
with other uses within the downtown area, including retail and restaurant evening hours.
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;
The facility is proposed within an existing building designed for commercial and retail uses
within a mixed -use district. Adequate parking for the use would be provided as described
in the parking analysis below.
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
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 as it is located in an
existing commercial building which meets Code requirements.
5) That the granting of the conditional use permit under the conditions imposed, if any, will
not be detrimental to the health and safety of the citizens of the City of Anaheim.
The proposed use will be integrated with the surrounding mix of uses within the area and
conditions of approval have been included in the resolution including restricting the
operation to those activities outlined in the attached Letter of Request and Operations
(Attachment No. 2) and as required to ensure that the proposed use will not be detrimental
to the site or its surroundings.
Development Application No. 2023-00038
November 6, 2023
Page 4 of 5
Parkin: The Code requires a parking demand study or parking analysis letter to determine the
parking demand for the indoor recreation facilities. The applicant submitted a letter of operation,
which details the escape room procedures, the number of participants and employees, and the hours
of operation. There would be between two and six guests participating in each 90-minute session,
with a maximum of six guests at any time and a maximum of two employees. Three other escape
rooms have been permitted in the city and a parking demand study was conducted for each of these
businesses. The previous demand studies determined that on average the vehicle occupancy is two
guests per vehicle and one vehicle per employee. Based on these studies and the applicant's letter,
the peak parking demand for this use would be five parking spaces (three spaces for guests at peak
demand and two spaces for employees). To account for a maximum overlap of guests who may
arrive prior to the previous session ending, an additional three guest parking spaces would be
required to bring the total peak demand to eight parking spaces. There are several parking
structures and surface lots with over 3,500 parking spaces that are used as pool parking for various
uses in the downtown area. The parking structure adjacent to the proposed use contains 777 spaces
which include both leased spaces for various downtown uses as well as public parking. The peak
parking demand for the recreation -commercial indoor use would be in the evening and on
weekends, which is during the off-peak hours for office and retail uses within the downtown area.
Based on the applicant's letter of operation and staff s analysis of previously approved escape
room locations, staff believes that eight parking spaces for the escape room (at peak demand with
guest overlap) is appropriate and with the available parking in the downtown area there is adequate
parking to accommodate the proposed use. Further, it is not anticipated that the proposed use would
generate a significant amount of traffic and would not have any negative effects on traffic flow in
the general vicinity.
Environmental Impact Analysis: The Project qualifies for 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).
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 proposed project would be within an existing retail tenant space and is
part of the larger downtown mixed -use developed area. Pursuant to Section 15300.2 (c) and
Section 15301 of Title 14 of the California Code of Regulations, 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 would be categorically exempt from the
provisions of CEQA.
CONCLUSION: The proposed recreation -commercial indoor use, as conditioned, is compatible
with the residential, retail, office, and restaurant uses in the downtown area. There is adequate
parking to accommodate the proposed and the existing uses. Based on the analysis included in this
report and the findings contained in the draft resolution, staff supports the request and recommends
approval of the application.
Development Application No. 2023-00038
November 6, 2023
Page 5 of 5
Prepared by,
Thomas Gorham
Contract Planner
Attachments:
1. Draft Conditional Use Permit Resolution
2. Letter of Request and Operations
3. Project Plans
4. Aerial and Vicinity Maps
Submitted by,
Scott Koehm, AICP
Principal Planner