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Resolution-PC 2014-080RESOLUTION NO. PC2014 -080 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ANAHEIM APPROVING ADDENDUM NO. 3 TO THE PREVIOUSLY - CERTIFIED REVISED PLATINUM TRIANGLE EXPANSION PROJECT SUBSEQUENT ENVIRONMENTAL IMPACT REPORT NO. 339 FOR THE REVISED PLATINUM TRIANGLE EXPANSION PROJECT, ALONG WITH MITIGATION MONITORING PROGRAM NO. 316, AND DETERMINING THAT SAID ADDENDUM, TOGETHER WITH OTHER PREVIOUSLY - APPROVED ENVIRONMENTAL DOCUMENTATION, SERVES AS THE APPROPRIATE ENVIRONMENTAL DOCUMENTATION FOR THE PROPOSED AMENDMENT TO THE GENERAL PLAN FOR THE PLATINUM VISTA PROJECT; AND RECOMMENDING APPROVAL OF GENERAL PLAN AMENDMENT NO. 2014- 00495. (GENERAL PLAN AMENDMENT NO. 2014 - 00495) (DEV2012- 00060B) (1005 — 1105 EAST KATELLA AVENUE) WHEREAS, the Planning Commission of the City of Anaheim (the 'Planning Commission ") did receive a verified petition from Platinum Vista Apartments, LP, a California limited partnership (herein referred to as the "Owner ") to approve General Plan Amendment No. 2014 -00495 to modify "Table LU -4: General Plan Density Provisions for Specific Areas of the City" to increase the number of dwelling units from 350 to 389 residential apartment units for certain real property consisting of approximately 4.13 acres commonly known as 1005 -1105 East Katella Avenue) in the City of Anaheim, County of Orange, State of California, as generally depicted on the map attached hereto as Exhibit A and incorporated herein by this reference (the 'Property "); and WHEREAS, the Property consists of 2 parcels currently designated for use as "Mixed Use" on the land use map of the General Plan. These parcels are zoned Industrial (I) and are located within the Katella District of the Platinum Triangle and, as such, are subject to and must comply with the land use intensities and the development standards and regulations of Chapter 18.20 (Platinum Triangle Mixed Use (PTMU) Overlay Zone) of the Anaheim Municipal Code (the "Code "); and WHEREAS, General Plan Amendment No. 2014 -00495 is proposed in conjunction with the 'Proposed New Entitlements ", as defined herein below, all of which have been presented for consideration by the Planning Commission at the meeting at which this Resolution was adopted; and WHEREAS, the Platinum Triangle comprises approximately 820 acres located at the confluence of the Interstate 5 and State Route 57 ( "SR -57 Freeway ") freeways in the City of Anaheim, County of Orange, State of California, generally east of the Interstate 5 Freeway, west of the Santa Ana River channel and the SR -57 Freeway, south of the Southern California Edison easement, and north of the Anaheim City limit. The Platinum Triangle encompasses the Angel Stadium, the Honda Center, the City National Grove of Anaheim, the Anaheim Amtrak/Metrolink Station, and surrounding residential and mixed use development, light -1- PC2014 -080 industrial buildings, industrial parks, distribution facilities, offices, hotels, restaurants, and retail development; and WHEREAS, since 1996, the City Council of the City of Anaheim ( "City Council ") has approved several actions relating to the area encompassed by the Platinum Triangle; and WHEREAS, on May 30, 1996, the City Council of the City of Anaheim certified Final Environmental Impact Report No. 320 and adopted Area Development Plan No. 120 for that portion of the Angel Stadium property associated with the Sportstown Development. Area Development Plan No. 120 entitled a total of 119,543 seats for new and /or renovated stadiums, 750,000 square feet of urban entertainment /retail uses, a 500 -room hotel (550,000 square feet), a 150,000- square -foot exhibition center, 250,000 square feet of office development and 15,570 on- site parking spaces. The Grove of Anaheim, the renovated Angel Stadium and the Stadium Gateway Office Building were developed /renovated under Area Development Plan No. 120; and WHEREAS, on March 2, 1999, the City Council adopted the Anaheim Stadium Area Master Land Use Plan ( "MLUP "). The boundaries of the MLUP were generally the same as those for the Platinum Triangle, with the exception that the MLUP included 15 acres adjacent to the Interstate 5 freeway that are not a part of the current Platinum Triangle boundaries. As part of the approval process for the MLUP, the City Council also certified Final Environmental Impact Report No. 321 and adopted Mitigation Monitoring Program No. 106. Development within the boundaries of the MLUP was implemented through the Sports Entertainment Overlay Zone ( "SE Overlay Zone "), which permitted current uses to continue or expand within the provisions of the existing zoning, while providing those who may want to develop sports, entertainment, retail, and office uses with standards appropriate to those uses, including increased land use intensity. Implementation of the SE Overlay Zone was projected to result in a net loss of 491,303 square feet of industrial space and increases of 1,871,285 square feet of new office space, 452,026 square feet of new retail space, and 991,603 square feet of new hotel space. Projects that were developed under the SE Overlay Zone included the Ayers Hotel, the Arena Corporate Center, and the Westwood School of Technology; and WHEREAS, on May 25, 2004, the City Council approved a comprehensive citywide General Plan and Zoning Code Update, which included a new vision for the Platinum Triangle. The General Plan Update changed the General Plan designations within the Platinum Triangle from Commercial Recreation and Business Office /Mixed Use /Industrial to Mixed -Use, Office - High, Office -Low, Industrial, Open Space and Institutional to provide opportunities for existing uses to transition to mixed -use, residential, office, and commercial uses. The General Plan Update also established the overall maximum development intensities for the Platinum Triangle, which permitted up to 9,175 dwelling units, 5,000,000 square feet of office space, 2,044,300 square feet of commercial uses, industrial development at a maximum floor area ratio ( "FAR ") of 0.50, and institutional development at a maximum FAR of 3.0. In addition, the square footage /seats allocated to the existing Honda Center and all of the development intensity entitled by Area Development Plan No. 120 was incorporated into the Platinum Triangle Mixed -Use land use designation. Final Environmental Impact Report No. 330 ( "FEIR No. 330 "), which was prepared for the General Plan and Zoning Code Update and associated actions, analyzed the above development intensities on a City -wide impact level and adopted mitigation monitoring programs, including that certain Updated and Modified Mitigation Monitoring Plan No. 106 for the Platinum Triangle; and -2- PC2014 -080 WHEREAS, on August 17, 2004 and in order to provide the implementation tools necessary to realize the City's new vision for the Platinum Triangle, the City Council replaced the MLUP with the Platinum Triangle Master Land Use Plan (the "PTMLUP "), replaced the SE Overlay Zone with the Platinum Triangle Mixed Use Overlay Zone ( "PTMU Overlay Zone "), approved the form of a Standardized Platinum Triangle Development Agreement, and approved associated zoning reclassifications. Under these updated zoning regulations, property owners desiring to develop under the PTMU Overlay Zone provisions were thereafter required to enter into a standardized Development Agreement with the City of Anaheim; and WHEREAS, on October 25, 2005, the City Council certified Final Subsequent Environmental Impact Report No. 332 ( "FSEIR No. 332 ") adopting a Statement of Findings of Fact, a Statement of Overriding Considerations and the Updated and Modified Mitigation Monitoring Program No. 106A to provide for the implementation of the PTMLUP, in conjunction with its consideration and approval of General Plan Amendment No. 2004 - 00420, Miscellaneous Case No. 2005- 00089, Zoning Code Amendment No. 2004 -00036 and a series of related actions, which collectively allowed for an increase in the allowable development intensities within the Platinum Triangle to 9,500 residential units, 5,000,000 square feet of office uses, and 2,254,400 square feet of commercial uses; and WHEREAS, following the certification of FSEIR No. 332, the City Council approved two addendums to FSEIR No. 332 in conjunction with requests to increase the Platinum Triangle intensity by 67 residential units, 55,550 square feet of office development, and 10,000 square feet of commercial uses. A project Environmental Impact Report was also approved to increase the allowable development intensities by an additional 699 residential units to bring the total allowable development intensity within the Platinum Triangle to up to 10,266 residential units, 5,055,550 square feet of office uses, and 2,264,400 square feet of commercial uses; and WHEREAS, on February 13, 2007, the City embarked upon a process to amend the General Plan, the PTMLUP, the PTMU Overlay Zone, the Platinum Triangle Standardized Development Agreement, and related zoning reclassifications to increase the allowable development intensities within the Platinum Triangle to up to 18,363 residential units, 5,657,847 square feet of commercial uses, 16,819,015 square feet of office uses, and 1,500,000 square feet of institutional uses (the 'Platinum Triangle Expansion Project "); and WHEREAS, on December 11, 2007, the City Council certified Final Subsequent Environmental Impact Report No. 334 ( "FSEIR No. 334 ") adopting a Statement of Findings of Fact, a Statement of Overriding Considerations, and the Updated and Modified Mitigation Monitoring Program No. 106A in conjunction with its consideration and approval of General Plan Amendment No. 2004 - 00420, Miscellaneous Case No. 2005- 00089, Zoning Code Amendment No. 2004 - 00036, and a series of other related actions in order to provide for the implementation of the PTMLUP and approval of the Platinum Triangle Expansion Project; and WHEREAS, in response to the application of the Ronald W. Marshall and Deborah L. Marshall Trust, Dated January 7, 1989, the Marshall Family Trust, Dated February 14, 2000, and See Development Limited Partnership (collectively referred to herein as "Marshall /See "), for entitlements allowing the development of a 327 -unit mixed use residential condominium project with a 9,500 square foot full- service restaurant with an outdoor dining area on the Property (the "Original Project "), the City Council determined that FSEIR No. 334, including Updated and Modified Mitigation Monitoring Plan No. 106B for the PTMLUP and Mitigation Monitoring Plan No. 153, served as the appropriate environmental documentation for the Original Project. -3- PC2014 -080 In addition to Development Agreement No. 2007 - 00002, which was recorded in the Official Records of the County of Orange, California ( "Official Records ") on March 20, 2008, as Instrument No. 2008000129034 (the "Development Agreement "), the City Council approved Conditional Use Permit No. 2007 -05248 to permit the sales and consumption of alcoholic beverages within a full- service restaurant and Tentative Tract Map No. 17186 to establish a 2 -lot (1 lettered and 1 numbered) residential subdivision on the Property; and WHEREAS, on January 8, 2008, the City Council adopted Ordinance No. 6090 approving the Development Agreement; and WHEREAS, subsequent to the approval of Conditional Use Permit No. 2007 -05248 and the Development Agreement, a lawsuit was filed challenging the adequacy of FSEIR No. 334. The City Council thereafter repealed the approval of the Platinum Triangle Expansion Project, including FSEIR No. 334 and various related actions, and directed staff to prepare a new Subsequent Environmental Impact Report for the Platinum Triangle Expansion Project; and WHEREAS, on October 26, 2010, the City Council approved amendments to the General Plan ( "General Plan Amendment No. 2008 - 00471 "), the PTMLUP ( "Miscellaneous Case No. 2007 - 00188 "), the PTMU Overlay Zone, and related zoning reclassifications to increase the allowable development intensities within the PTMU Overlay Zone to up to 18,909 residential units, 14,340,522 square feet of office uses, 4,909,682 square feet of commercial uses, and 1,500,000 square feet of institutional uses. Before approving said amendments and zoning reclassifications, the City Council approved and certified the "Revised Platinum Triangle Expansion Project Subsequent Environmental Impact Report No. 339" for the Revised Platinum Triangle Expansion Project, including Updated and Modified Mitigation Monitoring Plan No. 106C (collectively referred to herein as " FSEIR No. 339 ") ; and WHEREAS, certain additional development approvals and permits were subsequently approved by the City for the Property, including (1) Amendment No. 1 to Development Agreement No. 2007 -00002 (Development Agreement No. 2007- 00002A), extending the Term of the Development Agreement from a period of five years to a period of ten years; (2) First Amended and Restated Development Agreement No. 2007 -00002 (Development Agreement No. 2007- 00002B) (the "First Amended DA "), to increase the number of units in the Original Project to 350 and eliminated the 9,500 square foot full- service restaurant; and (3) Tentative Tract Map No. 17494 to modify the product type, overall site layout, and to include the addition of a public park. Amendment No. 1 to Development Agreement No. 2007 -00002 was recorded in the Official Records on June 14, 2012, as Instrument No. 2012000337873. The First Amended DA was recorded in the Official Records on April 11, 2013, as Instrument No. 2013000217457; and WHEREAS, Development Agreement No. 2007 - 00002, Amendment No. 1 to Development Agreement No. 2007 - 00002, and the First Amended DA shall be referred to herein collectively as the 'Existing Development Agreement "; and WHEREAS, the Existing Development Agreement and Tentative Tract Map No. 17494 shall be referred to herein collectively as the "Existing Entitlements "; and WHEREAS, the Original Project, as represented by the Existing Development Agreement and Existing Entitlements, shall be referred to herein as the "Platinum Vista Project "; and -4- PC2014 -080 WHEREAS, Addendum No. 1 to FSEIR No. 339, dated April 17, 2012 ( "Addendum No. 1 "), was prepared and considered by the City Council in connection with the Katella Avenue /1 -5 Undercrossing Improvements project because none of the conditions described in Section 15162 of the State CEQA Guidelines calling for the preparation of a subsequent environmental impact report had occurred; and WHEREAS, on December 18, 2012, the City Council approved amendments to the General Plan ( "General Plan Amendment No. 2012- 00486 "), the PTMLUP ( "Miscellaneous Case No. 2012 - 00559 "), and the PTMU Overlay Zone ( "Zoning Code Amendment No. 2012 - 00107 ") to increase the number of dwelling units and reduce the amount of office and commercial development allowed within the Mixed -Use land use designation of the Platinum Triangle and to amend various Elements of the General Plan to include the addition of a public park ( "General Plan Amendment No. 2012 - 00486 "); and WHEREAS, Addendum No. 2 to FSEIR No. 339, dated December 3, 2012 ( "Addendum No. 2 "), was prepared and considered by the City Council in connection with proposed revisions to a master planned mixed -use project on a 7.01 -acre (approximate) parcel commonly known as 905 -917 East Katella Avenue to allow the development of a four -story "wrap style" residential building consisting of 399 dwelling units with a five -story parking structure and a public park (the "Platinum Gateway Project "). The Platinum Gateway Project is located adjacent to the Property; and WHEREAS, on January 22, 2014, the Property was acquired by the Owner and the First Amended DA was assigned from TSG Platinum LP, a Delaware limited partnership (successor to Shopoff Advisors, L.P.), to the Owner pursuant to that certain Assignment and Assumption of Development Agreement, dated as of January 22, 2014, the original of which was recorded in the Official Records on January 22, 2014 as Instrument No. 2014000025889; and WHEREAS, pursuant to the authority conferred upon and in accordance with Section 21 of the Development Agreement and Chapter 18.60 of the Code, the Owner has requested an amendment to the Existing Entitlements to modify the site design and product type of the Platinum Vista Project, consisting of an increase in the number of dwelling units from 350 to 389 residential apartment units involving the construction of a five -story "wrap- style" building (five levels of apartments) and a six -story parking structure, including subterranean parking. To that end, the Owner has requested the following entitlements (herein referred to collectively as the "Proposed New Entitlements "): (a) An amendment to the Existing Development Agreement in the form of the proposed Second Amended and Restated Development Agreement No. 2007- 00002 (Development Agreement No. 2007- 00002D) (the "Second Amended DAG ") presented at the meeting at which this Resolution was adopted; (b) An amendment to the General Plan to modify "Table LU -4: General Plan Density Provisions for Specific Areas of the City" to increase the number of dwelling units from 350 to 389 residential apartment units ( "General Plan Amendment No. 2014 - 00495 "), as shown on Exhibit B attached hereto and incorporated herein by this reference; (c) An amendment to the Zoning Code to make the Zoning Code consistent with General Plan Amendment No. 2014 - 00495, as adopted ( "Zoning Code Amendment No. 2014 - 00117 "); and -5- PC2014 -080 (d) An amendment to the Platinum Triangle Master Land Use Plan to be consistent with General Plan Amendment No. 2014- 00495, including amendments to (i) Chapter 1, Table 1 - General Plan Development Intensities, (ii) Chapter 3, Section 3.1, (iii) Chapter 3, Section 3.4, (iv) Chapter 3, Table 3, and (v) Appendix G, to reflect revised development intensities ( "Miscellaneous Case No. 2014-00593"); and WHEREAS, in connection with the Proposed New Entitlements, Addendum No. 3 to FSEIR No. 339, dated August 2014 ( "Addendum No. 3 "), a copy of which is on file in the Planning Department and incorporated herein by this reference as though fully set forth, has been prepared in order to determine whether any significant environmental impacts which were not identified in the previously- approved FSEIR No. 339 would result or whether previously identified significant impacts would be substantially more severe. FSEIR No. 339, Addendum, No. 1, Addendum No. 2, and the Addendum No. 3, together with the related Mitigation Monitoring Programs and Plans, shall be referred to herein collectively as the "CEQA Documents "; and WHEREAS, in connection with the Proposed New Entitlements and the Planning Commission's review of Addendum No. 3, the Planning Commission has independently reviewed all of the CEQA Documents and has exercised its independent judgment in making the findings and determinations set forth herein; and WHEREAS, the Planning Director has heretofore approved Final Site Plan No. 2014- 00007 ( "Final Site Plan ") to provide for the development of the Platinum Vista Project, as revised by the Owner, contingent upon the approval of the Proposed New Entitlements. The Platinum Vista Project, as revised by the Owner and subject to the Proposed New Entitlements, shall be referred to herein as the "Revised Platinum Vista Project "; and WHEREAS, on September 8, 2014, this Planning Commission conducted a public hearing for the proposed Revised Platinum Vista Project and the Proposed New Entitlements at the Civic Center in the City of Anaheim, notice of said public hearing having been duly given as required by law and in accordance with the provisions of Chapter 18.60 of the Code, and considered information presented by City staff and evidence for and against the proposed Revised Platinum Vista Project and the Proposed New Entitlements; and WHEREAS, this Planning Commission, after due inspection, investigation and study made by itself and in its behalf, and after due consideration of and based upon all of the testimony, evidence and reports offered at said hearing, does find and determine as follows: 1. That proposed General Plan Amendment 2014 -00495 maintains internal consistency with the General Plan as the increase in the number of residential dwelling units is consistent with the goals and policies set forth in the General Plan for the Mixed Use land use designation and the Platinum Triangle Master Land Use Plan, as proposed to be amended by, and contingent upon and subject to the approval by the City Council of, Miscellaneous Case No. 2014- 00593, now pending. -6- PC2014 -080 2. That proposed General Plan Amendment 2014 -00495 would not be detrimental to the public interest, health, safety, convenience, or welfare of the City because the increase in the number of dwelling units is negligible as it is off -set by the previous deletion of commercial and office square footage. Further, public recreational amenities were enhanced by an additional public park for the surrounding community; 3. That proposed General Plan Amendment 2014 -00495 continues to be consistent with the intent of the General Plan and would maintain the balance of land uses within the City; and 4. The proposed General Plan Amendment 2014 -00495 is physically suitable to accommodate the proposed modifications, including but not limited to, access, physical constraints, topography, provision of utilities, and compatibility with surrounding land uses and will maintain an accurate reflection of the allotted densities permitted under, and will further the goals of, the General Plan. WHEREAS, the 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 presentation, the staff report and all materials in the project files. There is no substantial evidence, nor are there other facts, that detract from the findings made in this Resolution. The 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 the Planning Commission, pursuant to the above findings and based upon a thorough review of proposed General Plan Amendment 2014- 00495, Addendum No. 3, the CEQA Documents, and the evidence received to date, does determine and recommends that the City Council so find and determine as follows: 1. That Addendum No. 3 was prepared in compliance with the requirements of the California Environmental Quality Act ( "CEQA "), the State CEQA Guidelines, and the City's Local CEQA Procedure Manual. 2. That, based upon the evidence submitted and as demonstrated by the analysis included in Addendum No. 3, none of the conditions described in Sections 15162 or 15163 of the State CEQA Guidelines calling for the preparation of a subsequent or supplemental EIR or negative declaration have occurred; specifically: (a) There have not been any substantial changes in the Platinum Vista Project that require major revisions of the CEQA Documents because of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (b) There have not been any substantial changes with respect to the circumstances under which the Revised Platinum Vista Project is undertaken that require major revisions of the CEQA Documents due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and -7- PC2014 -080 (c) There is no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time FSEIR No. 339 was certified as complete or the other CEQA Documents were adopted, that shows any of the following: (a) the project will have one or more significant effects not discussed in FSEIR No. 339 or the other CEQA Documents; (b) significant effects previously examined will be substantially more severe than shown in FSEIR No. 339 or the other CEQA Documents; (c) mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible and would substantially reduce one or more significant effects of the Revised Platinum Vista Project, but the Owner declines to adopt the mitigation measure or alternative; or (d) mitigation measures or alternatives which are considerably different from those analyzed in FSEIR No. 339 would substantially reduce one or more significant effects on the environment, but the Owner decline to adopt the mitigation measure or alternative. BE IT FURTHER RESOLVED that, pursuant to the above findings, the Planning Commission determines that the previously- approved CEQA Documents, together with Addendum No. 3, satisfies all of the requirements of CEQA and are adequate to serve as the required environmental documentation for the Proposed New Entitlements and the Revised Platinum Vista Project and hereby recommends that the City Council so find and determine. BE IT FURTHER RESOLVED that, based upon the aforesaid findings and determinations, this Planning Commission does hereby recommend that the City Council approve and adopt proposed General Plan Amendment 2014 -00495 in the form attached hereto as Exhibit B. BE IT FURTHER RESOLVED that proposed General Plan Amendment 2014 -00495 be approved contingent upon and subject to the approval of the other Proposed New Entitlements, specifically, the Second Amended and Restated Development Agreement No. 2007 -00002 (Development Agreement No. 2007- 00002D), Miscellaneous Case No. 2014 -00593 and Zoning Code Amendment No. 2014 - 00117, now pending. BE IT FURTHER RESOLVED that the Planning Commission does hereby find and determine that adoption of this Resolution is expressly predicated upon compliance with each and all of the conditions set forth in the resolution of this Planning Commission adopted substantially concurrently with this Resolution relating to proposed Amended and Restated Development Agreement No. 2007 -00002 (Development Agreement No. 2007- 00002D). 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. -8- PC2014 -080 THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting of September 8, 2014. Said resolution is subject to the appeal provisions set forth in Chapter 18.60 "Zoning Provisions - General" of the Anaheim Municipal Code pertaining to appeal procedures. IAN, PL NG COMMISSION CITY OP-ANAHEIM ATTEST: SECRETARY, PLANNING COMMISSION OF THE CITY OF ANAHEIM STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF ANAHEIM ) I, Eleanor Morris, Secretary for 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 September 8, 2014, by the following vote of the members thereof: AYES: COMMISSIONERS: AGARWAL, BOSTWICK, CALDWELL, DALATI, LIEBERMAN, SEYMOUR NOES: COMMISSIONERS: NONE ABSENT: COMMISSIONERS: RAMIREZ IN WITNESS WHEREOF, I have hereunto set my hand this 8th day of September, 2014. SECRETARY, PLANNING COMMISSION OF THE CITY OF ANAHEIM 104410- v2 /TReynolds -9- PC2014 -080 EXHIBIT "A" DE V 2012- 00060B E KATELLA AVE Source: Recorded Tract Maps and /or City GIS. Please note the accuracy is +/- two to five feet. -10- PC2014 -080 0 e 100 0 Feet EXHIBIT "B" TABLE LU -4: GENERAL PLAN DENSITY PROVISIONS FOR SPECIFIC AREAS OF THE CITY Location General Plan Land Use Designations Permitted Densit The Mountain Low Medium Hillside Density Residential 485 Park Area (Up to 6 du /ac) Low Medium Density Residential 2,015 (Up to 16 du /ac) (Up to 2,500 dwelling units) Area "A" (Parcel Map Low - Medium Density Residential Up to 140 dwelling units 94 -205) The Disneyland Resort Specific Plan (SP 92 -1) Commercial Recreation See Note No. 1 on next page. Area The Anaheim Resort® Specific Plan (SP 92 -2) Commercial Recreation See Note No. 2 on next page. Area Hotel Circle Commercial Recreation The Hotel Circle Specific Plan allows for a Specific Plan master planned hotel project including up (SP 93 -1) Area to 969 hotel rooms and integrated guest oriented amenities including full - service restaurants, conference room /banquet facilities, pool and spa areas, tour bus /shuttle facilities, and pedestrian promenades and plaza areas with comprehensive landscaping. The Platinum Mixed -Use Triangle Area Residential 19,027 dwelling units Commercial 4,735,111 square feet Office 9,652,747 square feet Institutional 1,500,000 square feet Office High and Office Low 4,478,356 square feet" Institutional 3.0 FAR Industrial 0.5 FAR Open Space 0.1 FAR " The maximum FAR for properties designated Office -Low is 0.5; the maximum FAR for properties designated Office-High is 2.0. Low Density Residential Up to 35 dwelling units TABLE LU-4: GENERAL PLAN DENSITY PROVISIONS FOR SPECIFIC AREAS OF THE CITY (CONTINUED) Exhibit "B" Page I of 2 Note No. 1: The Disneyland Resort Specific Plan provides for the development of an approximate 489.7 acre international multi -day vacation designation resort including ongoing modifications to the Disneyland theme park, the development of a new theme park, additional hotels and entertainment areas, administrative office facilities, new public and private parking facilities, and an internal transportation system. This development is within five planning Districts (Theme Park, Hotel, Parking, Future Expansion and District A) and a C -R Overlay, which allows development within the Overlay to either be consistent with the underlying Resort District or subject to the same land uses as in the Anaheim Resort Specific Plan No. 92 -2 Zone. The Disneyland Resort Specific Plan also identifies maximum development density designations for hotel /motel development in the Hotel District (up to 5,600 hotel rooms for the entire District with up to 1,000 hotel rooms transferable to the Theme Park District), in District A (the maximum number of units permitted would be 75 hotel /motel rooms per gross acre or 75 hotel /motel rooms per parcel existing on June 29, 1993, whichever is greater) and the C -R Overlay (the maximum number of units permitted on a parcel would be the following: 1) for parcels designated Low Density — up to 50 hotel rooms per gross acre or 75 rooms, whichever is greater; and 2) for parcels designated Medium Density — up to 75 hotel rooms per gross acre or 75 rooms, whichever is greater; provided that for those parcels that are developed with hotel /motel rooms which exceeded the maximum density designation, the number of rooms existing on the date of adoption of The Disneyland Resort Specific Plan Ordinance may be rebuilt or modified at their existing density.) It should be noted that accessory uses may be developed as well as other visitor - serving commercial /retail and restaurant uses along with these hotel /motel uses. The Disneyland Resort Specific Plan also provides for the development of the Anaheim GardenWalk project pursuant to the Anaheim GardenWalk Overlay at the following density and subject to the approval of Conditional Use Permit No. 4078, as amended, to permit the following: up to 590,265 square feet of specialty retail, restaurants, and entertainment uses, including movie theaters; 1,628 hotel rooms /suites (including up to 500 vacation ownership units) and 278,817 square feet of hotel accessory uses; a transportation center, and 4,800 parking spaces. The Anaheim GardenWalk Overlay encompasses District A and the portion of the Parking District (East Parking Area) /CR Overlay south of Disney Way. Note No. 2: The Anaheim Resort Specific Plan provides for the development of approximately 582 acres within the C -R (Commercial Recreation) District which allows for hotels, motels, convention and conference facilities, as well as restaurants, retail shops and entertainment facilities; the PR (Public Recreation) District which encompasses the Anaheim Convention Center and associated parking facilities and provides for the orderly use of City -owned property as well as the existing Anaheim Hilton Hotel; the Mobilehome Park (MHP) Overlay which encompasses existing mobilehome parks within the C -R District and provides development standards for mobilehome parks and regulations and procedures to mitigate relocation concerns and adverse effects of displacement upon mobilehome owners when a park is converted to another land use; and, the Anaheim Resort Residential Overlay, which applies to focused areas of the Specific Plan and provides for the incorporation of residential uses into hotel developments when such uses are fully integrated into a minimum 300 -room full - service hotel. The Anaheim Resort Specific Plan also identifies maximum development density designations in the C -R District. These designations are based upon hotel /motel development and allow up to 20% of each hotel /motel project gross square footage, excluding parking facilities, to be developed with integrated (i.e., included within the main hotel /motel complex) accessory uses. These accessory uses will reduce the otherwise maximum permitted hotel /motel density at the rate of one hotel /motel room per six hundred (600) gross square feet of accessory use. For properties proposed to be developed with permitted and conditionally permitted uses other than hotels /motels with accessory uses, the traffic generation characteristics of said uses shall not exceed those associated with the otherwise permitted hotel /motel (including accessory uses) density as determined by the City Traffic and Transportation Manager prior to Final Site Plan review and approval. The density designations are as follows: "Low Density," which has a maximum density of up to 50 rooms per gross acre or 75 rooms per lot or parcel, whichever is greater; "Low- Medium Density," up to 75 rooms per gross acre or 75 rooms per lot or parcel, whichever is greater; "Low- Medium Density (Modified)," up to 252 rooms and 75,593 square feet of accessory uses; "Medium Density," up to 100 rooms per gross acre or 75 rooms per lot or parcel, whichever is greater; and, "Convention Center (CC) Medium Density," up to 125 rooms per gross acre with trip generation characteristics mitigated to the equivalent of 100 rooms per gross acre or 75 rooms per lot or parcel, whichever is greater. For those parcels that are developed with hotel /motel rooms which exceed the maximum density designation, the number of rooms existing on the date of adoption of the Anaheim Resort Specific Plan Ordinance may be rebuilt or modified at their existing density. For projects that are developed in accordance with the Anaheim Resort Residential Overlay, the maximum number of dwelling units allowed shall be less than the number of hotel rooms proposed and such projects shall not create infrastructure impacts greater than the subject property's permitted hotel /motel density, as permitted by the property's underlying C -R District density designation unless otherwise mitigated through subsequent environmental analysis. Exhibit "B" Page 2 of 2