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Resolution-PC2026-014RESOLUTION NO. PC2026-014 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ANAHEIM APPROVING A MINOR CONDITIONAL USE PERMIT TO ESTABLISH 13,177 SQUARE FEET OF MEDICAL OFFICE USES AT AN EXISTING OFFICE BUILDING AND A PARKING VARIANCE TO PERMIT FEWER PARKING SPACES THAN REQUIRED BY THE CODE AND MAKING CERTAIN FINDINGS IN CONNECTION THEREWITH (DEV2025-00058) (1475 SOUTH STATE COLLEGE BOULEVARD) WHEREAS, the Planning Commission of the City of Anaheim (the "Planning Commission") did receive a verified petition to approve a minor conditional use permit to establish 13,177 square feet of medical office uses on the first floor of an existing 2-story, approximately 26,354 square foot office building and a parking variance to permit fewer parking spaces than required by the Zoning Code (the "Proposed Project") on certain real property located at 1475 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 1.44-acres in area and is developed with an existing 26,354 square foot office building. The Property is designated for Industrial land uses in the General Plan. The Property is in the "I" Industrial Zone and is subject to the zoning and development standards contained in Chapter 18.10 (Industrial Zone) of the Anaheim Municipal Code (the "Code"); and WHEREAS, Medical & Dental Office uses require a minor conditional use permit subject to the approval by the Planning Director pursuant to Subsection .040 of Section 18.10.030 (Uses) and is proposed in conjunction with a request for a parking variance; and WHEREAS, a parking variance is subject to the approval by the Planning Commission pursuant to Subsection .010 of Section 18.42.110 (Parking Variances); and WHEREAS, Section 18.60.080 (Planning Director Reviews) of Chapter 18.60 (Procedures) of the Code provides that, when an application is made in conjunction with, and as part of, a project that requires Planning Commission action, the application shall be made to the Planning Commission in accordance with Chapter 18.60, and because the Proposed Project includes a parking variance that requires Planning Commission action, the minor conditional use permit for medical office uses is being processed concurrently before the Planning Commission as the granting authority; 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"), the City is the "lead agency" for the preparation and consideration of environmental documents for the Proposed Project; and WHEREAS, the Planning Commission did hold a public hearing at the Civic Center in the City of Anaheim on June 15, 2026, 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, 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 convert 13,177 square feet of an existing office building to medical office use, and to permit fewer parking spaces than required by the Code. No exterior modifications are proposed, and operation will be consistent with historic levels of operation on the subject property. Pursuant to Sections 15301 and 15300.2 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 minor conditional use permit, does find and determine the following facts: 1. The Proposed Project is properly one for which a minor conditional use permit is authorized as an allowable use within the Industrial Zone under subsection .040 of Section 18.10.030 (Uses) of Chapter 18.10 (Industrial Zone) of the Code, subject to a minor conditional use permit for a Medical & Dental Office. 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 use will be located entirely within an existing building and will not involve any exterior changes or a significant increase in activity at the site. Operationally, the proposed medical office tenants are anticipated to be open Monday through Friday from 8:00 a.m. to 5:00 p.m., with patients visiting the site by appointment only, which is similar in nature and intensity to existing office businesses operating on the property and surrounding area. As such, the proposed use is not anticipated to introduce noise or operational impacts that will be incompatible with surrounding development. 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, as the site is currently developed with an existing office building and associated surface parking area. Additionally, the proposed use will be located entirely within the existing first floor building footprint, with no expansion of the building proposed. Existing accessible parking spaces - 2 - PC2026-014 are provided near the building entrance to maintain safe and convenient access for patients and visitors. Furthermore, the proposed medical office use will operate by appointment only and in a manner comparable to existing office uses on -site and therefore will not adversely affect 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 the proposed medical office use is not anticipated to generate traffic levels substantially different from existing office uses operating on -site. Patient visits will occur by appointment only, which will stagger arrivals throughout the day and reduce the potential for concentrated peak hour traffic impacts. In addition, no overnight stays or emergency medical services are proposed. Lastly, the project will be located within an existing office building and use the existing circulation and parking layout already designed to serve office -related activity and traffic demands. 5. The granting of the minor 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 because the request will allow the property owner to lease suites within the existing office building to medical office tenants that will operate in a manner similar to existing general office uses already occurring on -site. The proposed use will consist of appointment -based medical and health -related services only, with no overnight stays, emergency medical services, or other high -intensity operations proposed. The proposed medical -related businesses will not introduce business activity or incidental activity that will be harmful to the surrounding community, as it will continue to use the existing building, parking, and circulation infrastructure. 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 parking variance, does find and determine the following facts: SECTION 18.42.040.010 Minimum Number of Parking Spaces (132 spaces required; 100 spaces proposed) 1. That 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. Based on the parking study prepared by LSA Associates, Inc., the variance, under the conditions imposed, will not result in fewer off-street parking spaces than necessary to accommodate vehicles attributable to the combined mix of on - site uses. The parking study included field surveys of current parking demand at the subject site and at three medical office sites in Orange County that are comparable in size and operation to the proposed medical office use. Based on the survey data, the subject site currently generates parking demand at a rate of 3.14 spaces per 1,000 square feet of floor area, whereas the proposed medical office uses are anticipated to generate parking demand at a rate of 3.26 spaces per 1,000 square feet of floor area. Applying the observed parking demand rates to the proposed mix of uses, the site is anticipated to generate a total parking demand of approximately 85 parking spaces. However, to further ensure the anticipated parking demand for the proposed mix of uses is - 3 - PC2026-014 adequately accommodated on site, a more conservative analysis applying the Zoning Code parking requirement for offices (4 spaces per 1,000 square feet of floor area), in combination with the observed demand rate of 3.26 per 1,000 square feet for comparable medical offices in Orange County, results in demand of 96 spaces. Therefore, in either scenario, the anticipated parking demand will require fewer spaces than the 100 parking spaces currently provided on -site. Accordingly, the Planning Commission finds the site could adequately accommodate the anticipated parking demand associated with the proposed use. 2. That 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, as the parking study concluded that the site is anticipated to generate a parking demand of approximately 96 parking spaces, which is four spaces fewer than the existing 100 parking spaces. Accordingly, all parking demand generated by the proposed mix of uses is anticipated to be accommodated on -site and will not create a burden on neighboring properties or surrounding streets. Furthermore, the proposed medical office uses will operate on an appointment -only basis, which will allow patient visits to be staggered throughout the day and reduce the potential for concentrated parking demand during peak periods. Lastly, Condition of Approval No. 12 has been included to ensure the property owner and operator monitor on -site parking demand and coordinate with the City to establish a parking management plan should parking conditions become constrained in the future. 3. That the variance, under the conditions imposed, will not increase the demand and competition for parking spaces upon adjacent properties in the immediate vicinity. The site provides 100 parking spaces, which is adequate to accommodate the anticipated parking demand for the proposed use. While medical office uses are required by the Zoning Code to provide a parking ratio of 6 spaces per 1,000 square feet of floor area, the parking study demonstrated that comparable medical office uses generate parking demand at a lower rate than required by the Code in practice. Specifically, the parking study identified an observed demand rate of 3.26 parking spaces per 1,000 square feet of floor area for comparable medical office uses. Applying this rate, together with the required parking ratio applicable to the existing general office uses on -site, the project is anticipated to generate a total parking demand of approximately 96 parking spaces. Therefore, the parking demand generated by the project is anticipated to be accommodated entirely on -site and will not create a burden on adjacent properties. 4. That the variance, under the conditions imposed, will not increase traffic congestion within the off-street parking area provided for the proposed use as the proposed use is not anticipated to generate traffic levels substantially different from existing office uses on -site. Patients will visit the site by appointment only, which will help stagger arrivals throughout the day and reduce the potential for concentrated peak hour traffic impacts. Additionally, the project will be located within an existing office building and use the existing circulation and parking layout already designed to serve office activity. 5. That the variance, under the conditions imposed, will not impede vehicular ingress to or egress from adjacent properties or public streets in the immediate vicinity of the proposed use. Although the establishment of medical office uses will require a parking variance, the parking demand study concluded that the site will provide sufficient parking to accommodate the anticipated parking demand generated by the combined mix of uscs, The proposed use will operate -4- PC2026-014 in a manner similar to the existing general office uses currently served by the site's existing circulation and parking layout. The site is served by two driveways, one from State College Boulevard and one from Cerritos Avenue, which will continue to provide adequate vehicle access to and from the property. Furthermore, no exterior modifications or changes to the existing circulation pattern are proposed that will impede traffic flow in the area; 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 minor conditional use permit and parking 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 minor conditional use permit and parking variance 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, 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. - 5 - PC2026-014 THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting of June 15, 2026. 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. CHAWPERSON, PLANNING COMMISSION OF THE CITY OF ANAHEIM ATTEST: ti. SECRETARY, PLANNING COMMISSION OF THE CITY OF ANAHEIM - 6 - PC2026-014 EXHIBIT " A99 DEV NO.2025-00058 PC2026-014 EXHIBIT "B" MINOR CONDITIONAL USE PERMIT AND PARKING VARIANCE (DEV2025-00058) NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT WITHIN 30 DAYS OFAPPRO SAL OF THE ENTITLEMENT Owner/Developer shall install an approved backflow prevention Public Utilities, assembly on the water service connection(s) serving the Water Engineering 1 property, behind the property line and building setback in accordance with Public Utilities Department Water Engineering Division requirements. PRIOR TO BUSINESS OPERATION New tenants shall obtain a business license prior to Planning and Building 2 commencement of business operations and shall maintain said Department, licenses in good standing throughout the life of the pro'ect. Planning Services Division PRIOR TO BUILDING PERMIT ISSUANCE 3 The Applicant/Owner shall submit building plans for review and Planning and Building approval for all tenant improvements. Department, Planning Services Division 4 Construction plans shall be submitted to the Building Division Planning and Building for review and issuance of any future building permit(s). Department, Construction plans shall comply with California Building Codes, Building Division as adopted and in effect at time of plan submittal. Building codes in effect, including local amendments, as of January 1, 2026: 2025 California Building Code ('25 CBC); 2025 California Plumbing Code ('25 CPC); 2025 California Mechanical Code ('25 CMC); 2025 California Electrical Code ('25 CEC); 2025 California Residential Code (`25 CRC); 2025 California Energy Code ('25 Energy); and 2025 California Green Building Standards Code (`25 CGBSC). 5 All CBC and CFC requirements shall be met for permit issuance. Anaheim Fire & Rescue Any applicable fire permits, including permits for fire sprinklers, Department fire alarm, etc., shall be submitted directly to Anaheim Fire & Rescue. 6 The legal owner shall submit an application for a Subdivision Public Works, Map Act Certificate of Compliance to the Public Works Development Services Department. The Certificate of Compliance shall be approved by the City Surveyor and recorded in the Office of the Orange County Recorder. PC2026-014 NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT 7 All backflow equipment shall be located above ground outside of the street setback area in a manner fully screened from all Public Utilities, public streets and alleys. Any backflow assemblies currently Water Engineering installed in a vault will have to be brought up to current standards. Any other large water system equipment shall be installed to the satisfaction of the Water Engineering Division outside of the street setback area in a manner fully screened from all public streets and alleys. Said information shall be specifically shown on plans and approved by Water Engineering and Cross Connection Control Inspector. 8 All requests for new water services, backflow equipment, or fire Public Utilities, lines, as well as any modifications, relocations, or abandonments Water Engineering of existing water services, backflow equipment, and fire lines, shall be coordinated and permitted through Water Engineering Division of the Anaheim Public Utilities Department. 9 All existing water services and fire services shall conform to Public Utilities, current Water Services Standards Specifications. Any water Water Engineering service and/or fire line that does not meet current standards shall be upgraded if continued use is necessary or abandoned if the existing service is no longer needed. The Owner/Developer shall be responsible for the costs to upgrade or to abandon any water service or fire line. ONGOING D URING THE PROJECT OPERATXGNS 10 Medical office tenants shall be limited to the uses described in Planning and Building the Project Description and Justification Letter, including Department, physician offices, dental practices, primary care offices, Planning Services Division orthopedic practices, physical therapy offices, optometry offices, dermatology offices, and podiatry practices. Medical clinics, urgent care facilities, and similar walk-in medical facilities are not approved as part of this request. 11 All patient visits shall be by appointment only. Walk-in patients Planning and Building are not permitted as part of the approved use. Department, Planning Services Division 12 The Property Owner shall monitor on -site parking conditions to Planning and Building ensure that all parking demand generated by the approved uses Department, is accommodated on -site. If the City determines, based on Planning Services Division complaints, field observations, code enforcement activity, or other substantial evidence, that parking demand regularly exceeds the available on -site parking supply, that vehicles associated with the approved uses are parking on public streets or adjacent private property, or that on -site circulation is adversely affected, the Property Owner shall submit a Parking I PC2026-014 NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT Management Plan within 30 days of written notice from the Planning and Building Director. The Parking Management Plan shall identify corrective measures, which may include appointment scheduling controls, tenant operational changes, employee parking management, valet or attendant parking, lease restrictions, or other measures acceptable to the Planning and Building Director. The approved Parking Management Plan shall be implemented within the timeframe specified by the City. 13 Medical office uses shall be limited to the 13,177 square feet Planning and Building located on the first floor of the office building. Any expansion or Department, modification to the approved medical office area shall be subject Planning Services Division to review and approval of a modification to the granted minor conditional use permit. GENERAL 14 The business shall be operated in accordance with the Project Planning and Building Description and Justification, approved plans, and these Department, conditions of approval. Any change in tenant type, medical Planning Services Division office square footage, hours of operation, appointment -only operations, emergency or urgent care services, walk-in service, parking demand, or other operational characteristic that could increase the intensity of use shall require review by the Planning and Building Director to determine whether an amendment to this minor conditional use permit and parking variance is required. 15 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 the Anaheim Municipal Code and shall be maintained in perpetuity. 16 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, PC2026-014 NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT including without limitation attorneys' fees and other costs, liabilities and expenses incurred by Indemnitees in connection with such proceeding. 17 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. 18 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. 19 The following minimum horizontal clearances shall be Public Utilities, maintained between proposed water main and other facilities: Water Engineering • 10-feet minimum separation (outside wall -to -outside wall) from sanitary sewer mains and laterals • 5-feet minimum separation from all other utilities, including storm drains, gas, and electric • 6-feet minimum separation from curb face • 10-feet minimum separation from structures, footings, and trees. The following minimum clearances shall be provided around all new and existing public water facilities (e.g. water mains, fire hydrants, service laterals, meters, meter boxes, backflow devices, etc.): • 10 feet from structures, footings, walls, stormwater BMPs, power poles, street lights, and trees. • 5 feet from driveways, BCR/ECR of curb returns, and all other utilities (e.g. storm drain, gas, electric, etc.) or above ground facilities. • 12-inch minimum vertical separation from other utilities. PC2026-014 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF ANAHEIM ) I, Madeleine Pineda-Campos, 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 June 15, 2026 by the following vote of the members thereof: AYES: Chairperson Walker, Vice Chairperson Tran-Martin, Commissioners Castro, Kelly and Lieberman NOES: ABSTAIN: ABSENT: Commissioners Abdulrahman and Perez IN WITNESS WHEREOF, I have hereunto set my hand this 151h day of June 2026. SECRETARY, PLANNING COMMISSION OF THE CITY OF ANAHEIM PC2026-014