Resolution-PC2025-030RESOLUTION NO. PC2025-030
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ANAHEIM APPROVING A CONDITIONAL USE PERMIT TO
PERMIT A SENIOR LIVING FACILITY (LARGE) AND A PARKING
VARIANCE TO PERMIT FEWER PARKING SPACES THAN
REQUIRED BY CODE AND MAKING CERTAIN FINDINGS IN
CONNECTION THEREWITH
(DEV2024-00004)
(3341 WEST BALL ROAD)
WHEREAS, the Planning Commission of the City of Anaheim (the "Planning
Commission") did receive a verified petition to approve a conditional use permit for a Senior
Living Facility (Large) use (the "Proposed Project") and a parking variance to permit fewer
parking spaces than required by Code on certain real property located at 3341 West Ball Road 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 0.16 acres in area and is developed with a
1,773-square-foot single -story commercial building. The Property is designated for Residential
Corridor land uses in the General Plan. The Property is in the "C-G" General Commercial Zone
and is subject to the zoning and development standards contained in Chapter 18.08 (Commercial
Zones) of the Anaheim Municipal Code (the "Code"); and
WHEREAS, Senior Living Facility (Large) uses require a conditional use permit
subject to the approval by the Planning Commission pursuant to Subsection .040 of Section
18.08.030 (Uses); and
WHEREAS, a parking variance is subject to approval by the Planning Commission
pursuant to Subsection .010 of Section 18.42.110 (Parking Variances); and
WHEREAS, the Planning Commission did hold a public hearing at the Civic Center in
the City of Anaheim on November 3, 2025, at 5:00 p.m., with 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 Code, 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 Envirommental
Quality Act (Title 14 of the California Code of Regulations; herein referred to as the "CEQA
Guidelines"), 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 — Existing Facilities. The proposed project
is a request to permit a Senior Living Facility (Large) with a 289-square-foot addition that is less
than 2,500 square feet, and operation would be consistent with historic levels of operation on the
subject property. Pursuant to Section 15300.2 (c) and 15301 of Title 14 of the CEQA Guidelines,
no exceptions to the exemption apply, there are no unusual circumstances in respect to the
Proposed Project that would cause 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 a conditional use permit, does find and determine the
following facts:
1. The Proposed Project is properly one for which a conditional use permit is
authorized as an allowable use within the General Commercial Zone under subsection .040 of
Section 18.08.030 (Uses) of Chapter 18.08 Commercial Zones of the Code, subject to a conditional
use permit for a Senior Living Facility (Large) use.
2. The Proposed Project, as conditioned herein, will not adversely affect the adjoining
land uses, or the growth and development of the area in which it is proposed to be located because
the proposed senior living facility will not adversely affect adjoining land uses, as the facility
would occupy an existing commercial structure and operate entirely indoors, generating minimal
noise or activity beyond typical residential intensity.
3. 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 because the site provides sufficient area to accommodate the existing building, the
proposed 289-square-foot addition, parking, and site access and circulation. The property's
configuration allows for the full operation of the proposed use in a manner consistent with
applicable development standards and without creating conditions detrimental to public health or
safety.
4. 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 because all parking
spaces will be provided on -site within the existing rear parking area. Traffic associated with the
facility would primarily consist of staff and scheduled service providers such as medical and
wellness professionals. Residents will not retain personal vehicles on the Property while residing
at the facility, reducing potential traffic generation. Staffing will be limited to a maximum of two
employees on -site at any given time, and resident visits and service appointments will be scheduled
to minimize overlap. As a result, the project will not generate substantial new traffic beyond
existing levels and will not adversely affect the surrounding street system.
5. The granting of the conditional use permit under the conditions imposed will not
be detrimental to the health and safety of the citizens of the City of Anaheim because the project
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has been designed to ensure that the operation and on -site parking would not adversely affect
surrounding properties. Additionally, conditions of approval have been incorporated to maintain
compatibility with the surrounding commercial and residential uses; and
WHEREAS, the Planning Commission, after due inspection, investigation and study
made by itself and on its behalf, and after due consideration of all evidence and reports offered at
said hearing with respect to the request for a parking variance, does find and determine the
following facts:
SECTION 18.42.040.010 Minimum Number of Parking Spaces
(8 spaces required; 6 spaces proposed)
1. The variance, under the conditions imposed, will not cause fewer off-street parking
spaces to be provided for the proposed use than the number of such spaces necessary to
accommodate all vehicles attributable to the proposed use under the normal and reasonably
foreseeable conditions of operation of the use. The proposed senior living facility, with a maximum
of 10 residents, is required by Code to provide eight parking spaces. The site can accommodate
six parking spaces, including one accessible space. Based on the operational characteristics of the
facility, a maximum of two staff members will be on -site at any given time, one parking space will
be used for scheduled transportation services, and three spaces will be available for visitors and
service providers. Residents will not be permitted to drive or keep vehicles on -site. Therefore, the
six proposed parking spaces would adequately accommodate the anticipated parking demand
associated with the use.
2. The variance, under the conditions imposed, will not increase the demand and
competition for parking spaces upon the public streets in the immediate vicinity of the proposed
use. The proposed senior living facility will accommodate up to 10 residents, none of whom will
be permitted to drive or keep personal vehicles on -site. During normal operations, a maximum of
two staff vehicles will be present at any one time, one parking space will be allocated for scheduled
transportation services, and three spaces will be available for visitors and service providers.
Because parking demand will be managed on -site and residents will not generate parking needs,
the proposed parking reduction would not increase reliance on or demand for street parking in the
surrounding area.
3. The variance, under the conditions imposed, will not increase the demand for
parking spaces upon adjacent private property in the immediate vicinity of the proposed use. The
proposed senior living facility will accommodate up to 10 residents, none of whom will be
permitted to drive or keep personal vehicles on -site. During normal operations, a maximum of two
staff vehicles will be present at any one time, one parking space will be allocated for scheduled
transportation services, and three spaces will be available for visitors and service providers.
Because parking demand will be managed on -site and residents will not generate parking needs,
the proposed reduction in parking spaces would not increase reliance on or demand for street
parking in the surrounding area.
4. The variance, under the conditions imposed, will not increase traffic congestion
within the off-street parking areas provided for the proposed use. The proposed parking layout has
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been designed in compliance with City standards for stall dimensions and drive aisles, ensuring
safe and efficient on -site circulation. The configuration will provide adequate access to and from
the site and would not result in congestion within the on -site parking areas.
5. The variance, under the conditions imposed, will not impede vehicular ingress to
or egress from adjacent properties upon the public streets in the immediate vicinity of the proposed
use. The proposed variance will not interfere with access to adjacent properties. All vehicle ingress
and egress will be confined to the existing alleyway, with no alterations proposed to the existing
alleyways or circulation patterns in the vicinity. There are no proposed obstructions to the public
right-of-way for the proposed facility or adjacent parcels; 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 the conditional use permit and variance, 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 the Property for which the conditional use permit 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
(Extension of Time to Comply With Conditions of Approval) of the Code. Timing for compliance
with conditions of approval may be amended by the Planning and Building 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.
BE IT FURTHER RESOLVED, that any amendment, modification, or revocation of
this permit may be processed in accordance with Chapters 18.60.190 (Amendment of Permit
Approval) and 18.60.200 (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 request only to the extent that it complies with the Code and any other applicable City,
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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
November 3, 2025. 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, PLANNTICTOMMISSION
OF THE CITY OF ANAHEIM
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EXHIBIT "A"
DEV NO.2024-00004
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Feet Please note the accuracy is +/- two to five feet.
PC2025-030
EXHIBIT "B"
CONDITIONAL USE PERMIT AND VARIANCE
(DEV2024-00004)
NO.
CONDITIONS OF APPROVAL
RESPONSIBLE
DEPARTMENT
PRIOR TO BUSINESS OPERATION
The applicant/operator shall submit building plans for review Planning and Building
1 and approval for all tenant improvements, including the Department,
proposed addition. Building Division
ON -GOING DURING PROJECT GRADING, C'ONSTRUCTTIONAND OPERATIONS
Ongoing during project operations, all vehicles associated with
Public Works Department,
2
the facility shall be parked on -site and be prohibited from
Traffic Engineering
parking on public and private streets in the vicinity.
Division
GENERAL
3
All CBC and CFC requirements shall be met for permit
Fire and Rescue
issuance. Any fire permits, which include fire sprinklers, fire
Department,
alarm, etc., shall be submitted directly to the Anaheim Fire and
Community Risk
Rescue Department.
Reduction Division
4
A manual fire alarm system shall be installed that activates the
Fire and Rescue
occupant notification system in accordance with §907.5.
Department,
Community Risk
Reduction Division
5
The residents of the senior living facility shall not own or park
Planning and Building
personal vehicles on the premises for the duration of their
Department,
residency at the facility.
Planning Services Division
6
The business shall be operated in accordance with the Letter of
Planning and Building
Request and Justification submitted as part of this application.
Department,
Any changes to the business operation as described in these
Planning Services Division
documents shall be subject to review and approval by the
Planning and Building Director to determine substantial
conformance with these documents, to determine that adequate
parking shall continue to be provided for onsite uses, and to
ensure compatibility with the surrounding uses.
7
Landscaping shall be replaced by the applicant in a timely
Planning and Building
manner if it is removed, damaged, diseased, and/or dead. All
Department,
new landscaping shall be installed by the owner/developer in
Planning Services Division
conformance with Chapter 18.46 "Landscape and Screening" of
PC2025-030
NO.
CONDITIONS OF APPROVAL
RESPONSIBLE
DEPARTMENT
the Anaheim Municipal Code and shall be maintained in
perpetuity.
8
The Applicant/Owner shall defend, indemnify, and hold
Planning and Building
harmless the City and its officials, officers, employees and
Department,
agents (collectively referred to individually and collectively as
Planning Services Division
"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
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.
9
The premises shall be developed substantially in accordance
Planning and Building
with plans and specifications submitted to the City of Anaheim
Department,
by the applicant, which plans are on file with the Planning and
Planning Services Division
Building Department, and as conditioned herein.
10
The Applicant/Owner is responsible for paying all charges
Planning and Building
related to the processing of this discretionary case application
Department,
within 30 days of the issuance of the final invoice or prior to the
Planning Services Division
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.
PC2025-030
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF ANAHEIM )
I, Bridgette Bambrick, 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 November 3, 2025, by the following vote of the
members thereof:
AYES: Commissioners Abdulrahman, Castro, Kelly, Lieberman, Perez, Tran-Martin, and
Walker.
NOES: None
ABSTAIN: None
ABSENT: None
IN WITNESS WHEREOF, I have hereunt y h d this 3`d day of November 2025.
SECRETARY, PLA G COMMISSION
OF THE CITY OF ANAHEIM
PC2025-030