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PC 2017/05/15 City of Anaheim Planning Commission Agenda Monday, May 15, 2017 Council Chamber, City Hall 200 South Anaheim Boulevard Anaheim, California Commissioners: John Armstrong, Jess Carbajal, Bill Dalati, John Gillespie, Kimberly Keys, Michelle Lieberman, Steve White  Call To Order - 5:00 p.m.  Pledge of Allegiance  Items of Public Interest Oath or Affirmation of Allegiance: Swearing in of Planning Commissioners John Armstrong, Jess Carbajal, Bill Dalati, John Gillespie, Kimberly Keys, Michelle Lieberman and Steve White  Appointments Planning Commission Chairperson and Chairperson Pro-Tempore  Public Comments  Consent Calendar  Public Hearing Items  Commission Updates  Discussion  Adjournment For record keeping purposes, if you wish to make a statement regarding any item on the agenda, please complete a speaker card in advance and submit it to the secretary. A copy of the staff report may be obtained at the City of Anaheim Planning and Building Department, 200 South Anaheim Boulevard, Anaheim, CA 92805. A copy of the staff report is also available on the City of Anaheim website www.anaheim.net/planning on Thursday, May 11, 2017, after 5:00 p.m. Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda (other than writings legally exempt from public disclosure) will be made available for public inspection in the Planning and Building Department located at City Hall, 200 S. Anaheim Boulevard, Anaheim, California, during regular business hours. You may leave a message for the Planning Commission using the following e-mail address: planningcommission@anaheim.net 05-15-2017 Page 2 of 5 APPEAL OF PLANNING COMMISSION ACTIONS Any action taken by the Planning Commission this date regarding Reclassifications, Conditional Use Permits, Variances, Public Convenience or Necessity Determinations, Tentative Tract and Parcel Maps will be final 10 calendar days after Planning Commission action unless a timely appeal is filed during that time. This appeal shall be made in written form to the City Clerk, accompanied by an appeal fee in an amount determined by the City Clerk. The City Clerk, upon filing of said appeal in the Clerk's Office, shall set said petition for public hearing before the City Council at the earliest possible date. You will be notified by the City Clerk of said hearing. If you challenge any one of these City of Anaheim decisions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in a written correspondence delivered to the Planning Commission or City Council at, or prior to, the public hearing. Anaheim Planning Commission Agenda - 5:00 P.M. Items of Public Interest Oath or Affirmation of Allegiance: Planning Commissioners John Armstrong, Jess Carbajal, Bill Dalati, John Gillespie, Kimberly Keys, Michelle Lieberman and Steve White Planning Commission Appointments Appointment of a Planning Commission Chairperson (Motion) Appointment of a Planning Commission Chairperson Pro-Tempore (Motion) Public Comments This is an opportunity for members of the public to speak on any item under the jurisdiction of the Anaheim City Planning Commission or provide public comments on agenda items with the exception of public hearing items. 05-15-2017 Page 3 of 5 Consent Calendar There will be no separate discussion on the item prior to the time of the voting on the motion unless members of the Planning Commission, staff, or the public request the item to be discussed and/or removed from the Consent Calendar for separate action. Reports and Recommendations ITEM NO. 1A CONDITIONAL USE PERMIT NO. 2013-05690A (DEV2013-00087) Location: 907 South Beach Boulevard Request: A request for a six-month compliance review of a conditional use permit for a previously-approved community center and banquet hall. Motion Project Planner: Lindsay Ortega lortega@anaheim.net Public Hearing Items ITEM NO. 2 CONDITIONAL USE PERMIT NO. 2017-05915 (DEV2017-00046) Location: 6509 East Serrano Avenue Request: To permit a Type 20 (Off-Sale Beer and Wine) Alcoholic Beverage Control (ABC) License to allow beer and wine sales for off-premises consumption in conjunction with an existing convenience market. Environmental Determination: The Planning Commission will consider whether to find the project to be Categorically Exempt from the provisions of the California Environmental Quality Act and Guidelines as a Class 1 (Existing Facilities) Categorical Exemption. Resolution No. ______ Project Planner: Lindsay Ortega lortega@anaheim.net 05-15-2017 Page 4 of 5 ITEM NO. 3 CONDITIONAL USE PERMIT NO. 3667A (DEV2016-00089) Location: 2219 West Lincoln Avenue Request: To amend a previously-approved conditional use permit to remodel and expand an existing automotive washing facility. Environmental Determination: The Planning Commission will consider whether to find the project to be Categorically Exempt from the provisions of the California Environmental Quality Act and Guidelines as a Class 3 (New Construction or Conversion of Small Structures) Categorical Exemption. Resolution No. ______ Project Planner: Lindsay Ortega lortega@anaheim.net ITEM NO. 4 RECLASSIFICATION NO. 2017-00303 MISCELLANEOUS NO. 2017-00649 (DEV2017-00004) Location: Parcel 1 - 1248 East Lincoln Avenue Parcel 2 - 1239-1247 East Broadway Request: The applicant requests approval of the following zoning entitlements: (i) a reclassification of Parcel 1 from the RM-3 “Multiple Family Residential” and C-G “General Commercial” zones to the RM-4 “Multi- Family Residential” zone, and (ii) a request for density bonus incentives to construct a 54-unit affordable senior apartment complex. Environmental Determination: The Planning Commission will consider whether to find the project to be Categorically Exempt from the provisions of the California Environmental Quality Act and Guidelines as a Class 32 (In-fill Development Projects) Categorical Exemption. Resolution No. ______ Resolution No. ______ Project Planner: Nick Taylor njtaylor@anaheim.net Adjourn to Wednesday, May 31, 2017 at 5:00 p.m. 05-15-2017 Page 5 of 5 CERTIFICATION OF POSTING I hereby certify that a complete copy of this agenda was posted at: 4:30 p.m. May 10, 2017 (TIME) (DATE) LOCATION: COUNCIL CHAMBER DISPLAY CASE AND COUNCIL DISPLAY KIOSK SIGNED: ANAHEIM CITY PLANNING COMMISSION The City of Anaheim wishes to make all of its public meetings and hearings accessible to all members of the public. The City prohibits discrimination on the basis of race, color, or national origin in any program or activity receiving Federal financial assistance. If requested, the agenda and backup materials will be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Sec. 12132), and the federal rules and regulations adopted in implementation thereof. Any person who requires a disability-related modification or accommodation, including auxiliary aids or services, in order to participate in the public meeting may request such modification, accommodation, aid or service by contacting the Planning and Building Department either in person at 200 South Anaheim Boulevard, Anaheim, California, or by telephone at (714) 765-5139, no later than 10:00 a.m. one business day preceding the scheduled meeting. La ciudad de Anaheim desea hacer todas sus reuniones y audiencias públicas accesibles a todos los miembros del público. La Ciudad prohíbe la discriminación por motivos de raza , color u origen nacional en cualquier programa o actividad que reciba asistencia financiera federal. Si se solicita, la agenda y los materiales de copia estarán disponible en formatos alternativos apropiados a las personas con una discapacidad, según lo requiere la Sección 202 del Acta de Americanos con Discapacidades de 1990 (42 U.S.C. Sec. 12132), las normas federales y reglamentos adoptados en aplicación del mismo. Cualquier persona que requiera una modificación relativa a la discapacidad, incluyendo medios auxiliares o servicios, con el fin de participar en la reunión pública podrá solicitar dicha modificación, ayuda o servicio poniéndose en contacto con la Oficina de Secretaria de la Ciudad ya sea en persona en el 200 S Anaheim Boulevard, Anaheim, California, o por teléfono al (714) 765-5139, antes de las 10:00 de la mañana un día habil antes de la reunión programada. 200 S. Anaheim Blvd. Suite #162 Anaheim, CA 92805 Tel: (714) 765-5139 Fax: (714) 765-5280 www.anaheim.net ITEM NO. 1-A PLANNING COMMISSION REPORT City of Anaheim PLANNING AND BUILDING DEPARTMENT DATE: MAY 15, 2017 SUBJECT: CONDITIONAL USE PERMIT NO. 2013-05690A LOCATION: 907 South Beach Boulevard (Arab American Community Center) APPLICANT/PROPERTY OWNER: The applicant is Max Aranki, representing the property owner, the Arab American Community Center. REQUEST: The applicant requests a six-month compliance review of a conditional use permit for a previously-approved community center and banquet hall. RECOMMENDATION: Staff recommends that the Planning Commission, by motion, receive and file this six-month review of Conditional Use Permit 2013-05690A. BACKGROUND: The 1.28-acre project site is developed with a 13,600 square foot commercial building that was formerly occupied by a Denny’s restaurant. The property is located in the “C-G” General Commercial zone and is designated for Corridor Residential land uses by the General Plan. Surrounding land uses include apartments to the east across Beach Boulevard, motels to the north and south, and single-family homes to the west. In 2014, the Planning Commission approved Conditional Use Permit 2013-05690, to establish a community center and banquet facility in the existing building. The Commission also approved a Type 47 (On Sale General – Eating Place) alcoholic beverage license in conjunction with the proposed use. In November 2016, the Planning Commission determined that revised exhibits (plans) submitted by the applicant were in substantial conformance with the plans originally approved for the community center and banquet hall. Due to financial constraints, the applicant requested to amend the previously-approved CUP exhibits by not completing some of the interior and exterior improvements originally proposed. The original approval included major interior and exterior improvements to the property, such as new asphalt pavement and parking lot striping, installation of a new landscaped planter along Beach Boulevard, the installation of an eight-foot high wall along the rear property line adjacent to the single family homes (including an adjacent five foot wide landscape planter), and a major interior and exterior remodel of the existing building. Upon approving the applicant’s request, the Commission required that the applicant return for the subject 6 month compliance review to ensure that all outstanding conditions of approval were completed. CONDITIONAL USE PERMIT NO. 2013-05690A May 15, 2017 Page 2 of 2 PROPOSAL: Prior to the November 2016 hearing where the revised exhibits were approved, the applicant had completed the construction of the eight-foot high wall along the rear property line adjacent to single family homes, as well as resurfacing and restriping the parking lot. At that time, the applicant also committed to making the following site improvements within six months: the landscape planter along the rear property line would be improved with a new irrigation system and landscaping; the front landscape planter adjacent to Beach Boulevard would be refurbished with additional landscaping; and the two 4-foot high freestanding directional signs located adjacent to both driveways along Beach Boulevard would be removed. The applicant provided photographs to substantiate that the planter along the rear property line was improved with additional landscaping and a new irrigation system, and all dead or damaged landscaping within the front landscape setback was replaced. The applicant removed an unused and unsightly pole sign above their existing freestanding sign that previously identified the former Denny’s Diner, and also removed the unused directional signs located within the front landscape planter. Staff visited the site and verified that all of these improvements have been completed by the applicant. The applicant was not required to complete any further improvements on the property. Staff contacted the neighbor who expressed concerns to the Planning Commission at the February 24, 2014 public hearing when the project was originally approved and prior to the substantial conformance review that occurred on November 14, 2016. The neighbor’s property is located behind (although not directly abutting) the subject site along Hayward Street. Originally, the neighbor expressed concerns regarding compliance with all originally established conditions of approval, especially regarding the installation of the required five foot wide landscaped planter along the rear property line. Staff left a message for the neighbor indicating the hearing date and that the landscaped planter along the rear property had been completed; however, the neighbor did not return staff’s call. CONCLUSION: The applicant has provided documentation demonstrating compliance with all conditions of approval. Staff has confirmed that the applicant has completed the improvements as described above. Staff recommends the Planning Commission receive and file this six month review. Prepared by, Submitted by, Lindsay Ortega Jonathan E. Borrego Contract Planner Planning Services Manager Lilley Planning Group Attachments: 1. Original Planning Commission Staff Report – February 24, 2014 2. Planning Commission Resolution No. PC2014-023 3. Plans 4. Photos C-GRESTAURANT RS-2SINGLE FAMILY RESIDENCE C-GRETAIL C-GRELIGIOUS USE C-GECONOMY INN C-GVILLA INN C-GRESTAURANT C-GSERVICE STATION C-GROYAL PACIFIC INN C-GANAHEIM LODGE RM-4COBBLESTONEAPARTMENTS34 DU C-GRETAIL C-GMOTEL MOONLIGHT RM-4COBBLESTONEAPARTMENTS30 DU RM-4SINGLE FAMILY RESIDENCE RS-2SINGLE FAMILY RESIDENCE C-GMEDICAL OFFICE C-GTRAVEL INN MOTEL C-GRAMADA LIMITED C-GRAINBOW INN C-GCOVERED WAGON MOTEL C-GLYNDY'S MOTEL RM-2CONDOS.12 DU SINGLE FAMILY RESIDENCE C-GRETAIL RM-4LYNROSE MANORAPARTMENTS72 DU RS-2SINGLE FAMILY RESIDENCE C-GSAHARA MOTEL C-GRETAILC-GRETAIL RS-2SINGLE FAMILY RESIDENCE RS-2SINGLE FAMILY RESIDENCE RM-4STONYBROOKAPARTMENTS56 DU C-GROBIN HOOD MOTEL T (MHP)ANAHEIMMOBILEESTATES W BALL RD S B E A C H B L V D S B E A C H B L V D S H A Y W A R D S T W RO M E AV E W G LE N HO LLY DR W TERAN IMA R DR W LY NR OS E DR S O A K C R E S T P L W ROM E AVE W LY NR OS E DR W. BALL RD W. ORANGE AVE S . D A L E A V E S . K N O T T A V E . CERRITO S AVE S . M A G N O L I A A V E S . W E S T E R N A V E W. BROADWAY 9 0 7 S o u t h B e a ch B o u le v a r d D E V N o . 2 0 1 3 -0 0 0 8 7 Subject Property APN: 079-893-33 ATTACHMENT NO. 1 °0 50 100 Feet Aeria l Ph oto :Ma y 2 01 2 W BALL RD S B E A C H B L V D S B E A C H B L V D S H A Y W A R D S T W RO M E AV E W G LE N HO LLY DR W TERAN IMA R DR W LY NR OS E DR S O A K C R E S T P L W ROM E AVE W LY NR OS E DR S M A R I N C T W. BALL RD W. ORANGE AVE S . D A L E A V E S . K N O T T A V E . CERRITO S AVE S . M A G N O L I A A V E S . W E S T E R N A V E W. BROADWAY 9 0 7 S o u t h B e a ch B o u le v a r d D E V N o . 2 0 1 3 -0 0 0 8 7 Subject Property APN: 079-893-33 ATTACHMENT NO. 1 °0 50 100 Feet Aeria l Ph oto :Ma y 2 01 2 200 S. Anaheim Blvd. Suite #162 Anaheim, CA 92805 Tel: (714) 765-5139 Fax: (714) 765-5280 www.anaheim.net ITEM NO. 6 PLANNING COMMISSION REPORT City of Anaheim PLANNING DEPARTMENT DATE: FEBRUARY 24, 2014 SUBJECT: CONDITIONAL USE PERMIT NO. 2013-05690 LOCATION: 907 South Beach Boulevard (Arab American Community Center) APPLICANT/PROPERTY OWNER: The applicant is Max Aranki, representing the property owner, the Arab American Community Center. REQUEST: The applicant is requesting approval of a conditional use permit to allow a community center and banquet hall within an existing commercial building, including the on-site consumption of alcoholic beverages. RECOMMENDATION: Staff recommends the Planning Commission adopt the attached resolution, determining that this request is categorically exempt from further environmental review under the California Environmental Quality Act (Class 1, Existing Facilities), and approving Conditional Use Permit No. 2013-05690. BACKGROUND: The 1.28-acre project site is developed with a 13,600 square foot commercial building that was formerly occupied by a Denny’s restaurant. The property is located in the General Commercial (C-G) zone and is designated for Corridor Residential land uses by the General Plan. Surrounding land uses include apartments to the east, across Beach Boulevard; motels to the north and south; and single family homes to the west. PROPOSAL: The applicant is proposing to establish a community center and banquet facility in an existing commercial building. The applicant is also requesting a Type 47 (On Sale General – Eating Place) alcohol beverage license in conjunction with the proposed use. The proposed community center would include the following three major components: Use Size Activities Hours Library 3,500 s.f. Educational programs, poetry readings, research/ study 10:00 a.m. - 8:00 p.m. Classroom 1,500 s.f. Music recitals, dance classes, language classes, after school programs 10:00 a.m. - 8:00 p.m. Banquet Hall 5,000 s.f. Weddings, parties with catered food (to include alcoholic beverages), cultural events, business fairs, community events 10:00 a.m. - 10:00 p.m. ATTACHMENT NO. 1 CONDITIONAL USE PERMIT NO. 2013-05690 February 24, 2014 Page 2 of 3 Major interior and exterior improvements to the property are proposed. Interior improvements include the construction of the three primary activity spaces described in the previous table and the construction of a small kitchen; however, no expansion to the building is proposed. Proposed exterior improvements include new asphalt pavement and parking striping, installation of a landscaped planter along Beach Boulevard, and a major interior and exterior remodel of the existing building. The applicant also proposes to install an eight-foot high wall/wrought iron fence along the rear property line adjacent to the single family homes; this barrier would consist of a six-foot high block wall and a two-foot high wrought iron “Shepherd’s Hook” on top of the block wall. ANALYSIS: The Zoning Code permits banquet facilities, including the service of alcoholic beverages for on-premises consumption, in this zone subject to the approval of a conditional use permit in order to determine compatibility with surrounding land uses. In order to mitigate impacts to surrounding properties, employees will monitor the rear parking lot to deter loitering and alcohol consumption outside the facility during banquet events. In addition, no programmed activities will occur outside of the building and the rear doors will remain closed at all times. An eight foot high wall will be constructed along the rear property line to provide a buffer adjacent to the single family homes. All banquet events would end no later than 10:00 p.m. The collection of a cover charge for the general public to attend events would not be permitted. All of these operational limits are included as conditions of approval in the attached draft resolution. In addition, the applicant would be required to submit a security plan to the Police Department prior to commencement of banquet events. The project complies with all applicable development standards including the required number of parking spaces as described in greater detail below. The site contains a total of 100 parking spaces and the facility would require 70 spaces during peak hours when the banquet hall is fully occupied. The applicant proposes to host up to 192 attendees in the banquet hall based on the number of tables and chairs shown on the submitted floor plan. The parking requirement for this number of attendees is 60 spaces based on an assumed 3.18 patrons per car. Although the Zoning Code does not specify a parking standard for banquet facilities, this ratio is consistent with the parking standard applied to other banquet facilities throughout the city. In addition, the banquet facility will have up to 10 employees on- site during peak event periods, for a total demand of 70 spaces for the banquet facility. Because the site will provide 100 parking spaces, there will be ample parking available to accommodate up to 286 patrons and 10 employees at the banquet facility, provided that the library and classrooms do not host events concurrently with the banquet hall. A condition of approval limiting banquets to no more than 286 attendees when the other on-site uses are inactive is also included in the draft resolution. The Anaheim Police Department indicates that this property is located within Census Tract No. 869.02 which has a population of 5,614. This census tract allows for six on-sale licenses and presently there is one license within the tract. This location is also within Police Reporting District 1815 which is 178 percent above the city average in crime. As detailed in the attached Police Department memorandum, the crime rate within ¼ mile of this property is 628 percent above the city average. The calls for service within the surrounding area were primarily related to drug abuse violations, petty thefts, simple assaults, prostitution, and vandalism. These calls CONDITIONAL USE PERMIT NO. 2013-05690 February 24, 2014 Page 3 of 3 were not related to this property as the site has been vacant for several years. There are no outstanding Code Enforcement violations associated with the subject property. As mentioned above, in order to mitigate impacts to surrounding properties, staff recommends conditions of approval which would require the applicant to submit a security plan to the Police Department prior to commencement of banquet events. In addition, to deter loitering and alcohol consumption outside the facility during banquet events, no programmed activities will occur outside of the building, the rear doors will remain closed at all times, all banquet events would end no later than 10:00 p.m., and adequate lighting and security alarm/cameras will be provided in the rear parking lot area. Neighborhood Outreach: The applicant hosted a community meeting with neighborhood residents on December 18, 2013. Approximately eight neighbors attended the meeting. The applicant provided a comprehensive overview of the project to the neighbors. The neighbors expressed concerns regarding potential noise and loitering in the rear parking lot, late night hours for the banquet hall, sufficient parking for large events, crime along the Beach Boulevard corridor, and the need for a new eight foot high wall along the rear property line to provide an adequate buffer for the homes. CONCLUSION: This use, as proposed, would be operated in a manner that is compatible with the surrounding area. The proposed use is also consistent with the property’s commercial zone designation which is intended to support a variety of commercial uses that support the surrounding community. Staff recommends approval of the requested conditional use permit, subject to recommended conditions of approval contained in the attached draft resolution. Prepared by, Submitted by, David See Jonathan E. Borrego Senior Planner Planning Services Manager Attachments: 1. Vicinity and Aerial Maps 2. Draft Resolution 3. Applicant’s Letter of Operation 4. Police Department Memorandum The following attachments were provided to the Planning Commission and are available for public review at the Planning Department at City Hall or on the City of Anaheim’s web site at www.anaheim.net/planning. 5. Site Photographs 6. Site and Floor Plans AT T A C H M E N T NO . 2 ATTACHMENT NO. 3 ATTACHMENT NO. 4 200 S. Anaheim Blvd. Suite #162 Anaheim, CA 92805 Tel: (714) 765-5139 Fax: (714) 765-5280 www.anaheim.net City of Anaheim PLANNING DEPARTMENT There is no new correspondence regarding this item. 200 S. Anaheim Blvd. Suite #162 Anaheim, CA 92805 Tel: (714) 765-5139 Fax: (714) 765-5280 www.anaheim.net ITEM NO. 2 PLANNING COMMISSION REPORT City of Anaheim PLANNING AND BUILDING DEPARTMENT DATE: MAY 15, 2017 SUBJECT: CONDITIONAL USE PERMIT NO. 2017-05915 LOCATION: 6509 East Serrano Avenue, Suite E (Hilltop Marketplace) APPLICANT/PROPERTY OWNER: The applicant is Doug Cohen of Hilltop Marketplace. The property owner is 401 Dyer LP, represented by Optima Asset Management Services, Inc. REQUEST: The applicant is requesting approval a conditional use permit to permit the sale of beer and wine for off-site consumption in conjunction with a convenience market located within a multi-tenant commercial center; and, RECOMMENDATION: Staff recommends that the Planning Commission approve the attached resolution, determining that this request is categorically exempt from further environmental review under the California Environmental Quality Act (Class 1, Existing Facilities) and approving Conditional Use Permit No. 2017-05915. BACKGROUND: This 3.06-acre property is developed with a commercial center and is located in the “C-G” General Commercial zone. The property is also located within the Scenic Corridor (SC) Overlay zone. The General Plan designates this property for Neighborhood Center land uses. Surrounding land uses include single family residential in all directions. Anaheim Hills Elementary school is located to the southeast. The convenience store began operating at this location in August 2015. PROPOSAL: The applicant is requesting approval of a conditional use permit that would permit the operator to obtain a (Type 20) Alcoholic Beverage Control (ABC) license to allow the sale of beer and wine for off-premises consumption. No changes are proposed to the 1,100 square foot convenience store, except for the installation of a new beer and wine refrigerator. According to the applicant, the sale of beer and wine would amount to less than 10 percent of the total sales. The applicant indicated in his letter of request that he receives regular requests from customers to add fine wines, craft beers, and a wide variety of natural and organic packaged foods to the store. No changes are proposed to the operations of the market. The market would continue to be open from 8:00 a.m. to 7:00 p.m., Monday through Friday, 9:00 a.m. to 5:00 p.m. on Saturday, and closed on Sunday. However, the applicant indicates that he may wish to extend the evening hours if the demand for these items increases. CONDITIONAL USE PERMIT NO. 2017-05915 May 15, 2017 Page 2 of 4 FINDINGS AND ANALYSIS: Conditional Use Permit: Before the Planning Commission may approve a conditional use permit, it must make a finding of fact that the evidence presented shows that all of the following conditions exist: 1) That the proposed use is properly one for which a conditional use permit is authorized by this code; 2) That the proposed use will not adversely affect the adjoining land uses, or the growth and development of the area in which it is proposed to be located; 3) That the size and shape of the site proposed for the use is adequate to allow the full development of the proposed use, in a manner not detrimental to either the particular area or health and safety; 4) That the traffic generated by the proposed use will not impose an undue burden upon the streets and highways designed and improved to carry the traffic in the area; and 5) That the granting of the 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 sale of alcoholic beverages in markets less than 10,000 square feet in size is permitted in the C-G (SC) zone subject to approval of a conditional use permit to ensure compatibility with surrounding land uses. The addition of beer and wine would not change the nature of the store nor its customers, and it is anticipated that the people who currently shop at the store would continue to shop there, with the added benefit of being able to make a convenient purchase as the nearest grocery store is more than three miles away. Because the sale of beer and wine would be less than 10 percent of the overall retail sales and the store would continue to operate primarily as a market to serve the local population, staff believes that the addition of beer and wine sales at the store would not have an adverse effect on surrounding businesses and homes in the vicinity. The property is not located in a high crime area, nor is there a high concentration of alcohol licenses in the area. This property is located within Census Tract No. 219.02, which has a population of 6,892. Seven off-sale licenses are permitted based on this population, and currently there is currently one license in the tract. The property is within Police Reporting District No. 1642, which has a crime rate that is below the citywide average. Because there is not an overconcentration of off-sale ABC licenses in the tract and the crime rate is below the citywide average, a determination of public convenience or necessity is not required for this application. There have been four calls for service to this location in the past year and they consisted of: 1 vandalism/arson, 1 disturbance family, 1 suspicious vehicle and 1 burglary alarm. The crime rate within ¼ mile of this property is below the citywide average based upon calls for service. These calls consisted of 4 simple assaults, 3 frauds, 3 thefts from vehicles, 2 vandalisms and 2 auto burglaries. CONDITIONAL USE PERMIT NO. 2017-05915 May 15, 2017 Page 3 of 4 The business is family owned and operated; however, the applicant also operates an insurance business in the contiguous suite. The applicant currently monitors the store from a camera in this suite during the slower parts of the day and assists customers as they enter the store. The applicant has indicated that he plans to hire two employees as business increases. To ensure that the beer and wine displays are always monitored by the business owner and/or employees, staff recommends a condition of approval that would require all beer and wine displays to be locked and secured anytime the store is left unattended. In addition, as noted above, the market currently closes at 7:00 p.m. Monday through Friday and 5:00 p.m. on Saturday. Staff has included a condition of approval in the draft resolution which allows the Planning and Building Director to review any changes to the hours of operation to determine substantial conformance with the Letter of Operation to ensure compatibility with the surrounding businesses and residential uses. Staff received two calls regarding the project. One of the calls was received from a tenant in the commercial center expressing support for the request. The second call was from a nearby neighbor expressing opposition to the request due to concerns regarding the close proximity of beer and wine sales to a daycare, children’s swim school, and elementary school. Additionally, the caller expressed concerns regarding an overconcentration of alcohol sales in the area citing the recent construction of the BevMo store located at 5717 East Santa Ana Canyon Road. Staff reviewed the concerns from the neighbor and determined that the BevMo store is located approximately three miles northeast of the convenience store and that there is currently only one other off-sale license in the tract, where seven would be permitted. Lastly, the day care, children’s swim school, and elementary school were all notified of the applicant’s request to permit the sale of beer and wine at the existing convenience store and no opposition was received from any of these establishments. Staff believes that the proposed sale of beer and wine at the market would not adversely affect the surrounding land uses if the business is operated in a responsible manner and in compliance with the recommended conditions of approval. These conditions include requiring alcoholic beverage sales training for employees, prohibiting any exterior advertising of alcoholic beverages, and requiring that the cooler/cabinet be locked when an employee is not present. Lastly, staff observed the presence of unpermitted A-frame signs along the sidewalk within the public right-of-way, as well as string banners connecting from the store to a street light also located within the public right-of-way. A condition has been included requiring that all unpermitted signage and string banners be removed within fourteen days of this approval. Based on these factors, staff believes that the proposed use would be compatible with the surrounding area and recommends approval of the conditional use permit. Environmental Impact Analysis: Staff recommends the Planning Commission find that the effects of the proposed project are typical of those generated within that class of projects (i.e., Class 1 – Existing Facilities) which consist 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, and that, therefore, pursuant to Section 15301 of Title 14 of the California Code of Regulations, the proposed project will not cause a significant effect on the environment and is, therefore, categorically exempt from the provisions of CEQA. CONDITIONAL USE PERMIT NO. 2017-05915 May 15, 2017 Page 4 of 4 CONCLUSION: The proposed sale of beer and wine for off-premises consumption is a compatible use with the multi-tenant commercial center and the surrounding area. The recommended conditions of approval would ensure that the off-sale beer and wine would not have an adverse impact on the surrounding land uses. Staff recommends approval of this request. Prepared by, Submitted by, Lindsay Ortega Jonathan E. Borrego Contract Planner, Lilley Planning Group Planning Services Manager Attachments: 1. Draft Conditional Use Permit Resolution 2. Applicant’s Letter of Operation 3. Police Department Memorandum 4. Plans 5. Photographs C-G (SC)DEV 2017-00046RETAIL (SC)SINGLE FAMILY RESIDENCE T (SC)OPEN SPACE RS-2 (SC)SINGLE FAMILY RESIDENCE R S -2 (S C ) S I N G L E F A M I L Y R E S I D E N C E T (SC)ANAHEIM HILLSELEMENTARY SCHOOL RS-3 (SC)SINGLE FAMILY RESIDENCE RS-3 (SC)SINGLE FAMILY RESIDENCE RS-3 (SC)SINGLE FAMILY RESIDENCE RS-2 (SC)SINGLE FAMILY RESIDENCE R S -3 (S C ) S I N G L E F A M I L Y R E S I D E N C E R S -2 (S C ) S I N G L E F A M I L Y R E S I D E N C E R S -2 (S C ) S I N G L E F A M I L Y R E S I D E N C E E S E R R A N O A V ES N O H L R A N C H R D E C A R N E G I E A V E S C A LLE V E N A D O S P E G A S U S S T E M A R E N G O D R S A M H E R S T CIR E E A L T A V I E W D R S B U C K N ELL CIR S Q U I N C Y C I R E E D I N B O R O C I R E .S E R R A N O A V E E.NOHLRANCHRD 6 5 0 9 Ea st Serrano Avenue D E V N o. 2017-00046 Subject Property APN: 365-062-09 °0 50 100 Feet Aeria l Pho to:May 20 16 E S E R R A N O A V ES N O H L R A N C H R D E C A R N E G I E A V E S C A LLE V E N A D O S P E G A S U S S T E M A R E N G O D R S A M H E R S T CIR E E A L T A V I E W D R S B U C K N ELL CIR S Q U I N C Y C I R E E D I N B O R O C I R E .S E R R A N O A V E E.NOHLRANCHRD 6 5 0 9 Ea st Serrano Avenue D E V N o. 2017-00046 Subject Property APN: 365-062-09 °0 50 100 Feet Aeria l Pho to:May 20 16 [DRAFT] ATTACHMENT NO. 1 - 1 - PC2017-*** RESOLUTION NO. PC2017-*** A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ANAHEIM APPROVING CONDITIONAL USE PERMIT NO. 2017-05915 TO PERMIT A TYPE 20 (OFF-SALE BEER AND WINE) ALCOHOLIC BEVERAGE CONTROL LICENSE AND MAKING CERTAIN FINDINGS IN CONNECTION THEREWITH (DEV2017-00046) (6509 EAST SERRANO AVENUE, SUITE E) WHEREAS, the Planning Commission of the City of Anaheim (the "Planning Commission") did receive a verified petition to approve Conditional Use Permit No. 2017-05915 to permit the sale of beer and wine with a Type 20 (Off-Sale Beer and Wine) license issued by the State of California Department of Alcoholic Beverage Control (herein referred to as "ABC") for off-premises consumption in conjunction within an existing convenience store located at 6509 East Serrano Avenue, Suite E, in the City of Anaheim, County of Orange, State of California. The existing convenience market is located within a retail commercial center on real property generally depicted on the map attached hereto as Exhibit A and incorporated herein by this reference (the "Property"); and WHEREAS, the Property is part of a 3.06-acre commercial retail center, which is located within the "C-NC" Neighborhood Center land use designation of the Anaheim General Plan. The Property is located 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"); provided, however, that the requirements of the Scenic Corridor (SC) Overlay Zone, as set forth in Chapter 18.18 (Scenic Corridor (SC) Overlay Zone) shall apply to the Property and supersede any inconsistent regulations of the "C-G" General Commercial Zone; and WHEREAS, the Planning Commission did hold a public hearing at the Civic Center in the City of Anaheim on May 15, 2017 at 5:00 p.m., 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 proposed Conditional Use Permit No. 2017-05915, and to investigate and make findings and recommendations in connection therewith; and WHEREAS, as the "lead agency" under the California Environmental Quality Act (Public Resources Code Section 21000 et seq.; herein referred to as “CEQA”), the Planning Commission finds and determines that the effects of the Proposed Project are typical of those generated within that class of projects (i.e., Class 1 – Existing Facilities) which consist 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, and that, therefore, pursuant to Section 15301 of Title 14 of the California Code of Regulations, the Proposed Project will not cause a significant effect on the environment and is, therefore, categorically exempt from the provisions of CEQA; and - 2 - PC2017-*** 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 Conditional Use Permit No. 2017-05915, does find and determine the following: 1. The proposed request to permit the sale of beer and wine for off-premises consumption in conjunction with a convenience store in an existing commercial center is an allowable use within the "C-G" General Commercial Zone under subsection .010 of Section 18.08.030 (Uses) of Chapter 18.08 (Commercial Zones) of the Code, subject to a conditional use permit and the zoning and development standards of the "C-G" General Commercial Zone. 2. The proposed request to permit the sale of beer and wine for off-premises consumption in conjunction with a convenience store would not adversely affect the surrounding land uses and the growth and development of the area in which it is proposed to be located because the convenience store with incidential beer and wine sales for off-site consumption is compatible with the existing uses in the surrounding area. 3. The size and shape of the site is adequate to allow the full development of the proposed use in a manner not detrimental to the particular area nor to the health, safety and general welfare of the public because the Property is currently improved with a commercial retail center and no expansion to the building is proposed. 4. The traffic generated by permitting the sale of beer and wine for off-premises consumption in conjunction with a convenience store would not impose an undue burden upon the streets and highways designed and improved to carry the traffic in the area because the number of vehicles entering and exiting the Property would not increase within the existing Property. 5. The granting of Conditional Use Permit No. 2017-05915 under the conditions imposed will not be detrimental to the health and safety of the citizens of the City of Anaheim. 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 presentations, 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 does hereby approve Conditional Use Permit No. 2017-05915, contingent upon and subject to the conditions of approval set forth in Exhibit B attached hereto and incorporated herein by this reference. - 3 - PC2017-*** BE IT FURTHER RESOLVED that the conditions of approval set forth in Exhibit B attached hereto are hereby found to be a necessary prerequisite to the proposed use of the Property under Conditional Use Permit No. 2017-05915 in order to preserve the health, safety and general welfare of the citizens of the City of Anaheim. Extensions for further time to complete conditions of approval may be granted in accordance with Section 18.60.170 of the Code. Timing for compliance with conditions of approval may be amended by the Planning Director upon a showing of good cause provided (i) equivalent timing is established that satisfies the original intent and purpose of the condition, (ii) the modification complies with the Code, and (iii) the applicant has demonstrated significant progress toward establishment of the use or approved development. BE IT FURTHER RESOLVED that any amendment, modification or revocation of this permit may be processed in accordance with Chapters 18.60.190 (Amendment to Permit Approval) and 18.60.200 ( 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. THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting of May 15, 2017. Said resolution is subject to the appeal provisions set forth in Chapter 18.60 (Procedures) of the Anaheim Municipal Code pertaining to appeal procedures and may be replaced by a City Council Resolution in the event of an appeal. CHAIRPERSON, PLANNING COMMISSION OF THE CITY OF ANAHEIM ATTEST: SECRETARY, PLANNING COMMISSION OF THE CITY OF ANAHEIM - 4 - PC2017-*** STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF ANAHEIM ) I, Eleanor Morris, 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 May 15, 2017, by the following vote of the members thereof: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: IN WITNESS WHEREOF, I have hereunto set my hand this 15th day of May, 2017. SECRETARY, PLANNING COMMISSION OF THE CITY OF ANAHEIM - 5 - PC2017-*** - 6 - PC2017-*** EXHIBIT “B” CONDITIONAL USE PERMIT NO. 2017-05915 (DEV2017-00046) NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT OPERATIONAL CONDITIONS OF APPROVAL 1 The store shall operate in accordance with the Letter of Operation submitted as part of the application. Any changes to the business operation described in the Letter of Operation, including any changes to the existing hours of operation, shall be subject to review and approval by the Planning Director to determine substantial conformance with the Letter of Operation and to ensure compatibility with the surrounding uses. Planning and Building Department 2 No display of alcoholic beverages shall be located outside of a building or within five (5) feet of any public entrance to the building. Police Department 3 There shall be no exterior advertising or sign of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages or signs which are clearly visible to the exterior shall constitute a violation of this condition. Police Department 4 The area of alcoholic beverage displays shall not exceed 25% of the total display area in a building. Police Department 5 Sale of alcoholic beverages shall be made to customers only when the customer is in the building. Police Department 6 The possession of alcoholic beverages in open containers and the consumption of alcoholic beverages are prohibited on or around these premises. Police Department 7 Any Graffiti painted or marked upon the premises or on any adjacent area under the control of the licensee shall be removed or painted over within 24 hours of being applied. Police Department 8 Petitioner(s) shall police the area under their control in an effort to prevent the loitering of persons around the premises. Police Department 9 There shall be no amusement machines, video game devices, or pool tables maintained upon the premises at any time. Police Department - 7 - PC2017-*** NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT 10 The petitioner(s) shall be responsible for maintaining free of litter the area adjacent to the premises over which they have control, as depicted. 11 Managers / Owners need to call the Department of Alcoholic Beverage Control and obtain LEAD (Licensee Education on Alcohol and Drugs Program) Training for themselves and register employees. The contact number is 714-558-4101. Police Department 12 The parking lot of the premises shall be equipped with lighting of sufficient power to illuminate and make easily discernible the appearance and conduct of all persons on or about the parking lot. Additionally, the position of such lighting shall not disturb the normal privacy and use of any neighboring residences. Police Department 13 All coolers and/or shelves that contain beer and wine displays shall be locked when an employee is not present in the store when the store is open for business. Police Department 14 The existing unpermitted A-frame signs located in the landscape planter and along the public right-of-way directly in front of the business, as well as any other unpermitted signage, shall be removed within fourteen (14) days of the date of this resolution. Planning and Building Department, Planning Services Division 15 The existing unpermitted string banners that connect from the storefront to a light pole located in the public right-of-way shall be removed within fourteen (14) days of the date of this resolution. Planning and Building Department, Planning Services Division GENERAL CONDITIONS OF APPROVAL 16 The Applicant shall defend, indemnify, and hold harmless the City and its officials, officers, employees and agents (collectively referred to individually and collectively as “Indemnitees”) from any and all claims, actions or proceedings brought against Indemnitees to attack, review, set aside, void, or annul the decision of the Indemnitees concerning this permit or any of the proceedings, acts or determinations taken, done, or made prior to the decision, or to determine the reasonableness, legality or validity of any condition attached thereto. The Applicant’s indemnification is intended to include, but not be 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. Planning Department, Planning Services Division - 8 - PC2017-*** NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT 17 The applicant is responsible for paying all charges related to the processing of this discretionary case application within 30 days of the issuance of the final invoice or prior to the issuance of building permits for this project, whichever occurs first. Failure to pay all charges shall result in delays in the issuance of required permits or may result in the revocation of the approval of this application. Planning Department, Planning Services Division 18 The subject Property shall be developed, used and maintained substantially in accordance with plans and specifications submitted to the City of Anaheim by the petitioner and which plans are on file with the Planning Department, and as conditioned herein. Planning Department, Planning Services Division ATTACHMENT NO. 2 City of Anaheim INTERDEPARTMENTAL REVIEW COMMITTEE To: Lindsay Ortega/Planning Department Case No.: DEV 2017-00046/CUP 2017-05915 Hilltop Market 6509 E. Serrano Ave. #E Date: May 2, 2017 From: Lieutenant Brian McElhaney Anaheim Police Department Vice, Narcotics and Criminal Intelligence Section Commander Contact: Name: S.P.S.R. Michele Irwin Phone: 714-765-1461 Email: mmirwin@anaheim.net The Police Department has reviewed the above case. Please see the following comments and conditions for more information: COMMENTS: The Police Department has received an I.D.C. Route Sheet for DEV 2017-00046. The applicant would like to permit the sale of beer and wine for off-site consumption. The location is in Census Tract Number 219.20 which has a population of 6,892. This population allows for 7 on-sale Alcoholic Beverage Control licenses and there is presently 1 license in the tract. It also allows for 4 off-sale licenses and there are presently 0 licenses in the tract. This location is within Reporting District 1642 which is below the city average in crime. There have been 4 calls for service to this location in the last year and they consisted of: 1 vandalism/arson, 1 disturbance family, 1 suspicious vehicle and 1 burglary alarm. The ¼ mile radius surrounding this location is below the city average in crime. The calls for service primarily consisted of: 4 simple assaults, 3 frauds, 3 thefts from vehicles, 2 vandalisms and 2 auto burglaries. RECOMMENDED CONDITIONS OF APPROVAL: Additional information about this location: there is a daycare facility next door called Serrano Heights Academy. They will be contacted during the Public Notification process and be able to provide comments to the Planning Department. The Police Department requests the following conditions be placed on the Conditional Use Permit: 1. No display of alcoholic beverages shall be located outside of a building or within five (5) feet of any public entrance to the building. Police Department ATTACHMENT NO. 3 2. There shall be no exterior advertising or sign of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages or signs which are clearly visible to the exterior shall constitute a violation of this condition. Police Department 3. The area of alcoholic beverage displays shall not exceed 25% of the total display area in a building. Police Department 4. Sales of alcoholic beverages shall be made to customers only when the customer is in the building. Police Department 5. The possession of alcoholic beverages in open containers and the consumption of alcoholic beverages are prohibited on or around these premises. Police Department 6. Any Graffiti painted or marked upon the premises or on any adjacent area under the control of the licensee shall be removed or painted over within 24 hours of being applied. Police Department 7. Petitioner(s) shall police the area under their control in an effort to prevent the loitering of persons around the premises. Police Department 8. There shall be no amusement machines or video game devices maintained upon the premises at any time. Police Department 9. The petitioner(s) shall be responsible for maintaining free of litter the area adjacent to the premises over which they have control, as depicted. Police Department 10. Managers / Owners need to call the Department of Alcoholic Beverage Control and obtain LEAD (Licensee Education on Alcohol and Drugs Program) Training for themselves and register employees. The contact number is 714-558-4101. Police Department 11. The parking lot of the premises shall be equipped with lighting of sufficient power to illuminate and make easily discernible the appearance and conduct of all persons on or about the parking lot. Additionally, the position of such lighting shall not disturb the normal privacy and use of any neighboring residences. Police Department 12. There shall be an employee present in the store all times the store is open for business, or the coolers/cabinets that contain beer and wine shall have locking devices. Police Department Concur: Office of Chief of Police f:\home\mmirwin\ DEV 6509 E Serrano Hilltop Marketplace.doc ATTACHMENT NO. 4 Store is 28.5' wide small I<------<-----Store is 38.5' long ----> 3-Door Beer and Wine cooler to go here---^ ----->I fire Store is 28.5' wide ATTACHMENT NO. 5 N E W C O R R E S P O N D E N C E I T E M N O . 2 N E W C O R R E S P O N D E N C E I T E M N O . 2 200 S. Anaheim Blvd. Suite #162 Anaheim, CA 92805 Tel: (714) 765-5139 Fax: (714) 765-5280 www.anaheim.net ITEM NO. 3 PLANNING COMMISSION REPORT City of Anaheim PLANNING AND BUILDING DEPARTMENT DATE: MAY 15, 2017 SUBJECT: CONDITIONAL USE PERMIT NO. 3667A LOCATION: 2219 West Lincoln Avenue (Big Wave Car Wash) APPLICANT/PROPERTY OWNER: The agent is Leon Felus of Leon E. Felus, Architect, representing the owner and applicant, Loung Chao of Olive Drive LMC, LLC. REQUEST: The applicant requests to amend a previously-approved conditional use permit to allow the remodel and expansion of an existing car wash facility. RECOMMENDATION: Staff recommends that the Planning Commission adopt the attached resolution, determining that this request is categorically exempt from further environmental review under the California Environmental Quality Act (Class 3, New Construction) and approving Conditional Use Permit No. 3667A. BACKGROUND: This 1.58-acre property is developed with an existing self-serve car wash facility, associated retail space, and automotive repair facility. The property is located in the “C-G” General Commercial zone and the General Plan designates the property for General Commercial land uses. Surrounding land uses include single family residential to the north, a commercial center and automotive service station to the east, retail uses and a billiard hall to the south across Lincoln Avenue, and a church to the west. The car wash facility was originally constructed when the property was located within an unincorporated area of Orange County. In 1965, the Orange County Planning Commission approved Use Variance No. 5526 to establish a car wash with three gasoline pump islands. The property was subsequently annexed into the City of Anaheim in 1973. In 1994, the Anaheim Planning Commission approved Conditional Use Permit No. 3667 to convert a former automotive tire store into an express automobile lubrication and oil change facility and to remodel the previously approved car wash to include two tunnels to accommodate a self-service and full service car wash, as well as a retail sales area for auto accessories, gift items, packaged snacks, and other similar items. CONDITIONAL USE PERMIT NO. 3667A May 15, 2017 Page 2 of 5 PROPOSAL: The applicant proposes to remodel and expand the existing 3,884 square foot self- service car wash facility. The proposed 1,260 square foot addition would extend the existing car wash tunnel by 38 linear feet toward Lincoln Avenue, for a total 130 linear foot long tunnel. The interior space of the carwash tunnel would be modified by replacing an existing, second conveyor into a carwash equipment room. The existing blower unit would be relocated toward the end of the extended tunnel facing Lincoln Avenue. The existing shade canopy and six vacuum stations located to the east of the car wash tunnel would be extended to add four additional vacuum parking spaces. The proposal also includes the construction of a shaded canopy and 13 vacuum stalls along the eastern property line. An existing 1,773 square foot area of the carwash building would be converted to retail space for future tenants. The car wash and retail space would be open from 7:00 a.m. to 8:00 p.m. daily. The existing monument sign located along Lincoln Avenue would be removed and replaced with a new monument sign outside of the ultimate public right-of-way in compliance with Code requirements. A new wall-mounted sign is proposed on the new car wash addition. All proposed signs would comply with Code requirements. Additionally, the applicant plans to remove all unpermitted and unused signs on the property. The existing auto repair facility located on the adjacent parcel to the northeast is also owned by the property owner; however, no modifications are proposed to this facility in conjunction with this application. The existing driveway approaches along Lincoln Avenue would be reconstructed to meet City Standards. As part of this project, the applicant is also dedicating a 4-foot wide strip of land along the front property line to the City to accommodate future street widening. A 15-foot wide landscaped setback is required along Lincoln Avenue and the applicant proposes to widen the existing 10 foot wide planter to 19 feet, which would ensure that the property complies with the Code once the street dedication occurs. Additionally, the applicant proposes to extend the existing 16 foot wide landscape planter adjacent to the Brookhurst Street driveway (at the northeast corner of the property) to 33 feet in order to comply with the Driveway Location City Standard that requires a minimum distance of 30 feet between the driveway and parking stalls in Commercial zones. The exterior façade renovation is designed with white colored stucco walls as well as blue and gray accent colors throughout, aluminum doors and windows, a clay roof tile, and an exposed concrete masonry detail along the base of the new addition. The existing and proposed shade canopies would be painted blue to match the building accent colors. A development project summary is provided as Attachment No. 6 to this report. CONDITIONAL USE PERMIT NO. 3667A May 15, 2017 Page 3 of 5 A recently-approved amendment to the City’s parking code requires that the parking demand of a car wash use be determined on a case-by-case basis through the preparation of a parking study or parking justification letter. Staff determined that a parking justification letter would be sufficient as the proposed use is existing and the expansion of the car wash tunnel would not result in a major intensification of the existing use. The applicant submitted a parking justification letter indicating that the car wash is entirely automated and therefore would require only two to three employees at any time. Customers drive their vehicle through the car wash and can either leave the property immediately after the car wash or may choose to park their vehicle at one of the 23 customer vacuum spaces. The carwash process takes three minutes in duration. The applicant indicates that, on average, a customer may take 15- 20 minutes to vacuum their vehicle. Based on this average, staff has determined that there would be adequate dry-off spaces provided based on the volume of vehicles expected for this type of facility. In addition to these dry-off spaces, 12 parking spaces are located along the northern property line near the Brookhurst Street driveway to accommodate employees. The applicant proposes to lease the 1,773 square feet of existing retail space to a retail tenant. Based on the City’s retail parking requirements, this space requires seven parking spaces. There are nine existing parking spaces along the western property line and two proposed spaces in front of the retail space for a total of 11 spaces. Lastly, the automotive repair business located on the adjacent parcel to the east fronting Brookhurst owned by the same property owner and utilizes the parking located along the rear property line. The auto repair business requires nine spaces and currently maintains seven on-site spaces not including the four service bays located within the building. When needed, the auto repair business utilizes the additional 12 parking spaces located along the east property line. Based on the information provided by the applicant, staff believes there is sufficient parking available on site to accommodate the existing and proposed uses. CONDITIONAL USE PERMIT NO. 3667A May 15, 2017 Page 4 of 5 FINDINGS AND ANALYSIS: Conditional Use Permit: Before the Planning Commission may approve an amendment to a conditional use permit, it must make a finding of fact that the evidence presented shows that all of the following conditions exist: 1) That the proposed use is properly one for which a conditional use permit is authorized by the Zoning Code; 2) That the proposed use will not adversely affect the adjoining land uses, or the growth and development of the area in which it is proposed to be located; 3) That the size and shape of the site proposed for the use is adequate to allow the full development of the proposed use, in a manner not detrimental to either the particular area or health and safety; 4) That the traffic generated by the proposed use will not impose an undue burden upon the streets and highways designed and improved to carry the traffic in the area; and 5) That the granting of the 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 expansion of an automobile washing facility is permitted at this location subject to approval of a conditional use permit to determine compatibility with surrounding land uses. The primary nature of the business would not change as a result of the additional building area, and the proposed use of the existing retail space would be permitted by right in the C-G zone. An automotive washing facility has been operating at this location for over 50 years with minimal impact to the adjacent properties. The new property owner is proposing to remodel and update the existing car wash building, update and add new landscaping, as well as remove all unpermitted signage. Existing vehicular access points and parking lots would be maintained and brought into compliance with City Standards. Lastly, the proposed car wash expansion and site improvements would comply with all Code requirements with respect to building height, building and landscape setbacks, and parking. The project and would improve the overall appearance of the property by refurbishing a commercial use at a highly travelled intersection. Staff believes that the proposed project would have a positive community impact as it would improve the appearance of the intersection and result in a significant positive investment in the area. As such, staff recommends that the Planning Commission approve the request for the renovated and expanded car wash facility. CONDITIONAL USE PERMIT NO. 3667A May 15, 2017 Page 5 of 5 Environmental Impact Analysis: Staff recommends the Planning Commission find that the effects of the proposed project are typical of those generated within that class of projects (i.e., Class 3 – New Construction) which consists of construction and location of limited numbers of new, small facilities or structures, and that, therefore, pursuant to Section 15303 of Title 14 of the California Code of Regulations, the proposed project will not cause a significant effect on the environment and is, therefore, categorically exempt from the provisions of CEQA. CONCLUSION: Staff believes that the proposed car wash renovation and expansion project would have a positive community impact as it will improve the appearance of the intersection. Based upon these reasons, staff recommends approval of this request. Prepared by, Submitted by, Lindsay Ortega Jonathan E. Borrego Contract Planner, Lilley Planning Group Planning Services Manager Attachments: 1. Draft Conditional Use Permit Resolution 2. Floor and Elevation Plans 3. Original CUP resolution 4. Letter of Request 5. Parking Justification Letter 6. Colored Elevations 7. Site Photos 8. Development Summary C-GDEV 2016-00089CAR WASH C -G (B C C ) R E L I G I O U S U S E C-GAUTO REPAIR/SERVICE R S -2 S I N G L E F A M I L Y R E S I D E N C E R S -2 S I N G L E F A M I L Y R E S I D E N C E C -G M E D I C A L O F F I C E R S -2 S I N G L E F A M I L Y R E S I D E N C E RM-4CALABRIAAPTS46 DU C-GMEDICAL OFFICE C-GRESTAURANT R S -2 S I N G L E F A M I L Y R E S I D E N C E TVICTORIA TOWNHOUSEAPARTMENTS264 DU C -G M A R D I G R A S M O T E L R S -2 S I N G L E F A M I L Y R E S I D E N C E C-GRETAILC-GAPTS R S -2 S I N G L E F A M I L Y R E S I D E N C E C-GBOWLING ALLEY C-GRETAIL C -G E A G L E I N N & S U I T E S M O T E L TAPTS11 DU RM-2 (BCC)CONDOMINIUMS/TOWNHOUSES C-GMEDICALOFFICE C-G (BCC)RETAILC-G (BCC)RETAIL C-GRETAIL RM-2CONDOMINIUMS/TOWNHOUSES C -G R E T A I L TSINGLE FAMILYRESIDENCE C-GSINGLE FAMILYRESIDENCE T S I N G L E F A M I L Y R E S I D E N C E TSINGLE FAMILYRESIDENCE TRETAIL C-GSINGLE FAMILYRESIDENCE TSINGLE FAMILYRESIDENCE T R E T A I L C -G R E T A I L C -G R E T A I L W LI NCO L N AV E N B R O O K H U R S T S T S B R O O K H U R S T S T W LI NCO L N AV E N K A T H R Y N D R N B I R C H E R S T N S I E S T A S T N R A N C H I T O S T W POL K AV E N L I N D S A Y R D W LINDSAY RD W CHERRYWOOD LN CHERRYWOOD LN W. BRO ADWAY W. LINCOLN AVE W. CRESCENT AVE W. S . E U C L I D S T N . M A G N O L I A A V E N . E U C L I D S T S . B R O O K H U R S T S T W. CRESCENT AVE W. LINCOLN AVE 2 2 1 9 Wes t Linc oln Avenue D E V N o. 2016-00089 Subject Property APN: 071-181-57 °0 50 100 Feet Aeria l Pho to:May 20 16 W L I NC O L N AV E N B R O O K H U R S T S T S B R O O K H U R S T S T W L I N C O L N AV E N K A T H R Y N D R N B I R C H E R S T N S I E S T A S T N R A N C H I T O S T W P OL K AVE N L I N D S A Y R D W LINDSAY RD W CHERRYWOOD LN CHERRYWOOD LN W. BROADWAY W. LINCOLN AVE W. CRESCENT AVE W. S . E U C L I D S T N . M A G N O L I A A V E N . E U C L I D S T S . B R O O K H U R S T S T W. CRESCENT AVE W. LINCOLN AVE 221 9 W e st Li nc ol n A v enu e D EV N o. 20 1 6-00 0 8 9 Subject Property APN: 071-181-57 °0 50 100 Feet Aerial Ph oto:May 2016 [DRAFT] ATTACHMENT NO. 1 - 1 - PC2017 -*** RESOLUTION NO. PC2017-*** A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ANAHEIM APPROVING AN AMENDMENT TO CONDITIONAL USE PERMIT NO. 3667 AND MAKING CERTAIN FINDINGS IN CONNECTION THEREWITH (DEV2016-00089) (2219 WEST LINCOLN AVENUE) WHEREAS, on March 7, 1994, and subject to certain conditions of approval, the City Council of the City of Anaheim, by its Resolution No. 94R-79 approved Conditional Use Permit No. 3667 (herein referred to as the "Original CUP") to permit an automobile lube/oil change facility on Parcel No. 1 adjacent to Brookhurst Street and a full service hand car wash with related retail sales area and a self-serve automated exterior care wash on Parcel No. 2 adjacent to Lincoln Avenue in the City of Anaheim, County of Orange, State of California; and WHEREAS, the City of Anaheim Planning Commission (hereinafter referred to as the "Planning Commission") did receive a verified petition to amend the Original CUP to permit the remodel and expansion of an existing automotive washing facility (the "Proposed Project") located at 2219 West Lincoln Avenue 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 Original CUP and Conditional Use Permit No. 3667A shall be referred to herein collectively as the "CUP". The conditions of approval which were the subject of the CUP shall be referred to herein collectively as the "Previous Conditions of Approval"; and WHEREAS, the Property, approximately 1.33-acres in size, is currently developed with an existing self-serve car wash, associated retail area, and automobile lube/oil change facility. The Property is located within the General Commercial land use designation of the Anaheim General Plan. The Property is also located 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 Code; and WHEREAS, the Planning Commission did hold a public hearing at the Civic Center in the City of Anaheim on May 15, 2017 at 5:00 p.m., 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 the amendment to the CUP, and to investigate and make findings and recommendations in connection therewith; and WHEREAS, pursuant to and in accordance with the provisions of the California Environmental Quality Act (Public Resources Code Section 21000 et seq.; herein referred to as “CEQA”), the State of California Guidelines for Implementation of the California Environmental Quality Act (Title 14 of the California Code of Regulations; herein referred to as the "CEQA Guidelines"), and the City's Local CEQA Procedure Manual, the - 2 - PC2017 -*** City is the "lead agency" for the preparation and consideration of environmental documents for the Proposed Project; and WHEREAS, the Planning Commission finds and determines that the effects of the Proposed Project are typical of those generated within that class of projects (i.e., Class 3 – New Construction) which consists of construction and location of limited numbers of new, small facilities or structures, and that, therefore, pursuant to Section 15303 of the CEQA Guidelines, the Proposed Project will not cause a significant effect on the environment and is, therefore, categorically exempt from the provisions of CEQA; and WHEREAS, this 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 to amend the CUP does find and determine the following: 1) The proposed request to amend a conditional use permit to renovate and expand the existing car wash facility is an allowable use within the "C-G" General Commercial Zone under subsection .010 of Section 18.08.030 (Uses) of Chapter 18.08 (Commercial Zones) of the Code, subject to a conditional use permit and the zoning and development standards of the "C-G" General Commercial Zone. 2) The request to amend the CUP, under the conditions imposed, will not adversely affect the surrounding land uses and the growth and development of the area because the Property is developed with an existing self-serve car wash facility and the Proposed Project complies with all of the development standards in the C-G zone; and 3) The size and shape of the Property is adequate to allow the full operation of the proposed use in a manner not detrimental to the particular area or to the health, safety and general welfare; and 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 because the traffic generated by this use will not exceed the anticipated volumes of traffic on the surrounding street; and 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 in that the use is existing and will remain a compatible land use with the surrounding area. 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 detract from 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. - 3 - PC2017 -*** NOW, THEREFORE, BE IT RESOLVED that, pursuant to the above findings, this Planning Commission does hereby approve Conditional Use Permit No. 3667A, contingent upon and subject to the conditions of approval set forth in Exhibit B attached hereto and incorporated herein by this reference(the "Revised Conditions of Approval"). BE IT FURTHER RESOLVED that, effective upon the effective date of this Resolution, the Revised Conditions of Approval hereby amend and replace the Previous Conditions of Approval in their entirety. All references to the conditions of approval for the CUP, shall be to the Revised Conditions of Approval attached to this Resolution as Exhibit B, which shall control and govern the CUP, as amended by Conditional Use Permit No. 3667A. NOW, THEREFORE, BE IT RESOLVED that, pursuant to the above findings, this Planning Commission does hereby approve Conditional Use Permit No. 3667A contingent upon and subject to the conditions of approval set forth in Exhibit B attached hereto and incorporated herein by this reference, which are hereby found to be a necessary prerequisite to the proposed use of that portion of the Property for which Conditional Use Permit No. 3667A is applicable in order to preserve the health, safety and general welfare of the citizens of the City of Anaheim. Extensions for further time to complete conditions of approval may be granted in accordance with Section 18.60.170 of the Code. Timing for compliance with conditions of approval may be amended by the Planning Director upon a showing of good cause provided (i) equivalent timing is established that satisfies the original intent and purpose of the condition, (ii) the modification complies with the Code, and (iii) the applicant has demonstrated significant progress toward establishment of the use or approved development. BE IT FURTHER RESOLVED, that any amendment, modification or revocation of this permit may be processed in accordance with Chapters 18.60.190 (Amendment to Permit Approval) and 18.60.200 ( 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. - 4 - PC2017 -*** THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting of May 15, 2017. Said resolution is subject to the appeal provisions set forth in Chapter 18.60 (Procedures) of the Anaheim Municipal Code pertaining to appeal procedures and may be replaced by a City Council Resolution in the event of an appeal. CHAIRPERSON, PLANNING COMMISSION OF THE CITY OF ANAHEIM ATTEST: SECRETARY, PLANNING COMMISSION OF THE CITY OF ANAHEIM STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF ANAHEIM ) I, Eleanor Morris, 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 May 15, 2017, by the following vote of the members thereof: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: IN WITNESS WHEREOF, I have hereunto set my hand this 15th day of May, 2017. SECRETARY, PLANNING COMMISSION OF THE CITY OF ANAHEIM - 5 - PC2017 -*** - 6 - PC2017 -*** EXHIBIT “B” CONDITIONAL USE PERMIT NO. 3667A (DEV2016-00089) NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT 1 Final landscape plans in compliance with all code requirements shall be submitted for review and approval by the Planning and Building Director or his/her designee. Landscaping shall be installed prior to the issuance of a Certificate of Occupancy for the business. Planning & Building Department, Planning Services 2 Owner shall install an approved backflow prevention assembly on the water service connection(s) serving the property, behind property line and building setback in accordance with Public Utilities Department Water Engineering Division requirements. Public Utilities, Water Engineering 3 Prior to issuance of a building permit a cash-in-lieu payment based on the City approved engineer’s cost estimate, for the future street widening along Lincoln Avenue per the Lincoln Avenue Master Plan, shall be paid to the City of Anaheim. The applicant shall submit a cost estimate for the review and approval by the City. Public Works, Development Services 4 The legal property owner shall submit an application for a Subdivision Map Act Certificate of Compliance to the Public Works Department, Development Services Division. A Certificate of Compliance or Conditional Certificate of Compliance shall be approved by the City Engineer and recorded in the Office of the Orange County Recorder prior to issuance of a building permit. Public Works, Development Services 5 A private water system with separate water service for fire protection and domestic water shall be provided and shown on plans submitted to the Water Engineering Division of the Anaheim Public Utilities Department. Public Utilities, Water Engineering 6 All backflow equipment shall be located above ground outside of the street setback area in a manner fully screened from all public streets and alleys. Any backflow assemblies currently 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. Public Utilities, Water Engineering 7 All requests for new water services, backflow equipment, or fire lines, as well as any modifications, relocations, or abandonments of existing water services, backflow equipment, and fire lines, shall be coordinated and permitted through Water Engineering Division of the Anaheim Public Utilities Department. Public Utilities, Water Engineering - 7 - PC2017 -*** NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT 8 All existing water services and fire services shall conform to current Water Services Standards Specifications. Any water 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. Public Utilities, Water Engineering 9 The car wash shall comply with all state laws and local ordinances for Water Conservation Measures, including Chapter 10.18 of Anaheim Municipal Code and Ordinance relating to Water Reduction provisions. Public Utilities, Water Engineering 10 The developer/owner shall submit to the Public Utilities Department Water Engineering Division an estimate of the maximum fire flow rate and maximum day and peak hour water demands for the project. This information will be used to determine the adequacy of the existing water system to provide the estimated water demands. Any off-site water system improvements required to serve the project shall be done in accordance with Rule No. 15A.1 of the Water Utility Rates, Rules, and Regulations. Public Utilities, Water Engineering 11 The existing 2-inch backflow prevention device on the 2-inch (water meter/fire service) serving the property is substandard and must be replaced per Public Utilities Department Water Engineering Division requirements. Public Utilities, Water Engineering OPERATIONAL CONDITIONS 12 Landscaping and irrigation shall be installed and maintained on both sides of the block wall adjacent to Ranchito Street. Planning & Building Department, Code Enforcement Division 13 The automobile lube/oil change facility on Parcel No. 1 shall be limited to lube and oil change services. Planning & Building Department, Code Enforcement Division 14 A covenant shall be recorded with the office of the Orange County Recorder to guarantee that both Parcel No. 1 and 2 shall be managed and maintained as one (l) integral parcel for purposes of parking, vehicular circulation, signage, maintenance, land usage and architectural control; and that the covenant shall be referenced in all deeds transferring all or any part of the interest in the property. Prior to recordation said covenant shall be reviewed and approved by the City Attorney. Following recordation a copy of the covenant shall be submitted to the Planning Department. Planning & Building Department 15 The hours of operation shall be limited to 7:00 a.m. to 10:00 p.m. to minimize noise impacts on the adjacent residential properties. Police Department - 8 - PC2017 -*** NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT 16 The parking/vacuuming area shall be secured at the close of business to prevent unauthorized parking and overnight camping. Police Department 17 Building shall be equipped with a comprehensive security alarm system (silent or audible) for the following coverage areas:  High value storage area  Cash/Coin machine/room  Retail space Police Department 18 Whenever possible, open fencing design, such as wrought iron or tubular steel, should be utilized to maximize natural surveillance while enhancing territorial reinforcement. Police Department 19 Address numbers shall be positioned so as to be readily readable from the street. The number should be illuminated during hours of darkness. Police Department 20 Adequate lighting of parking lots, passageways, recesses, and grounds contiguous to buildings shall be provided with lighting of sufficient wattage to provide adequate illumination to make clearly visible the presence of any person on or about the premises during the hours of darkness and provide a safe, secure environment for all person, property, and vehicles on-site. Police Department 21 All exterior doors shall have their own light source, which shall adequately illuminate door areas at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. Police Department 22 Landscaping shall be of the type and situated in locations to maximize observation while providing the desired degree of aesthetics. Security planting materials are encouraged along fence and property lines. Police Department 23 Trees should not be planted close enough to the structure to allow easy access to the roof, or should be kept trimmed to make climbing difficult. Police Department 24 “No Trespassing 602(k) P.C.” posted at the entrances of parking lots/structures and located in other appropriate places. Signs must be at least 2’ x 1’ in overall size, with white background and black 2” lettering. Police Department 25 All entrances to parking areas shall be posted with appropriate signs per 22658(a) C.V.C., to assist in removal of vehicles at the property owners/managers request. Police Department PRIOR TO THE FINAL BUILDING AND ZONING INSPECTIONS GENERAL - 9 - PC2017 -*** NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT 26 The following minimum horizontal clearances shall be maintained between proposed water mains/laterals/meters and other facilities:  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. Public Utilities, Water Engineering 27 No public water mains or laterals allowed under parking stalls or parking lots. Public Utilities, Water Engineering 28 All fire services 2-inch and smaller shall be metered with a UL listed meter, Hersey Residential Fire Meter with Translator Register, no equals. Public Utilities, Water Engineering 29 The Applicant shall defend, indemnify, and hold harmless the City and its officials, officers, employees and agents (collectively referred to individually and collectively as “Indemnitees”) from any and all claims, actions or proceedings brought against Indemnitees to attack, review, set aside, void, or annul the decision of the Indemnitees concerning this permit or any of the proceedings, acts or determinations taken, done, or made prior to the decision, or to determine the reasonableness, legality or validity of any condition attached thereto. The Applicant’s indemnification is intended to include, but not be 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. Planning & Building Department, Planning Services 30 The applicant is responsible for paying all charges related to the processing of this discretionary case application within 30 days of the issuance of the final invoice or prior to the issuance of building permits for this project, whichever occurs first. Failure to pay all charges shall result in delays in the issuance of required permits or may result in the revocation of the approval of this application. Planning & Building Department, Planning Services 31 The property shall be developed substantially in accordance with plans and specifications submitted to the City of Anaheim by the applicant and which plans are on file with the Planning Department. Planning & Building Department, Planning Services A T T A C H M E N T N O . 2 • RESOLUTION NO. 94R-79 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ANAHEIM GRANTING CONDITIONAL USE PERMIT NO. 3667. WHEREAS, the City Planning Commission of the City of Anaheim did receive an application for a conditional use permit with a waiver of certain provisions of the Anaheim Municipal Code to permit (1) an automobile lube/oil change facility (2,652 sq.ft.) on Parcol No. 1 adjacent Brookhurst Street and (2) a full-service hand car wash with a related retail sales area (2,224 sq.ft.) and a self-serve automated exterior car wash (1,656 sq.ft.) on Parcel No. 2 adjacent Lincoln Avenue and Brookhurst street upon certain real property located within the City of Anaheim, County of Orange, State of California, legally described as: THAT PORTION OF THE EAST HALF OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 7, IN TOWNSHIP 4 SOUTH, RANGE 10 WEST, SAN BERNARDINO BASE AND MERIDIAN, DESCRIBED AS FOLLOWS: BEGT.rNING AT THE SOUTHEAST CORNER OF SAID SECTION 7 AND RUNNING THENCE SOUTH 89 DEG. 34' 20" WEST 531. FEET TO THE CENTER LINE OF KATHRYN DRIVE AS SHOWN ON TRACT 1633 AS PER MAP FILED IN BOOK 47, PAGE 50 OF MISCELLANEOUS MAPS OF SAID COUNTY; THENCE NORTH o DEG. 16' 10" WEST ALONG SAID CENTER LINE 325.50 FEET TO THE INTERSECTION OF THE CENTERLINE OF THE 50 FOOT STREET, SHOWN AS RANCHITO STREET UPON THE MAP OF SAID TRACT; THENCE NORTH 89 DEG. 36' 20" EAST ALONG THE CENTER LINE OF SAID RANCH ITO STREET 258 FEET; THENCE NORTH 78 DEG. 45' 25" EAST 50.00 FEET TO THE MOST SOUTHERLY CORNER OF LOT 44 OF SAID TRACT 1633; THENCE NORTH 78 DEG. 45' 25" EAST 81.79 FEET ALONG THE SOUTHERLY LINE OF SAID LOT 44 TO THE SOUTHWEST rORNER OF LOT 45 OF TRACT 1633; THENCE NPRTH 89 DEG. !11' 30" EAST 144.00 FEET ALONG THE SOUTH LINE OF SAID LOT 45 AND THE EASTERLY ~XTENSION THEREOF TO THE EAST LINE OF SAID SECTION 7; THENCE SOUTH 0 DEG. 16' 40" WEST ALONG SAID EAST LINE TO THE POINT OF BEGINNING. EXCEPTING THEREFROM THE EAST 190 FEET OF THE SOUTH 190 FEET, MEASURED ALONG THE SOUTH LINE THEREOF. ALSO EXCEPTING THEREFROM THE SOUTH 40 FEET THEREOF AS DEEDED TO THE STATE OF CALIFORNIA BY DEED RECORDED JUNE 22, 1956 IN BOOK 3558 PAGE 160 OF OFFICIAL RECORDS. ALSO EXCEPTING THEREFROM THE WEST 150 FEET OF SAID LAND AS DESCRIBED IN THE DEED TO CITIZENS NATIONAL BANK IN THE DEED RECORDED JANUARY 25, 1962 IN BOOK 5987 PAGE 404 OF OFFICIAL RECORDS; and ATTACHMENT NO. 3 I • • WHEREAS, the City Planning commission did hold a public hearing upon said application at the city Hall in the city of Anaheim, notices of which public hearing were duly given as required by law and the provisions of Title 18, Chapter 18.03 of the Anaheim Municipal Code; and WHEREAS, said Commission, after due inspection, investigation and studies made by itself and in its behalf and after due consideration of all evidence and reports offered at said hearing, did adopt its Resolution No. PC94-38 granting, in part, Conditional Use Permit No. 3667; and WHEREAS, thereafter, within the time prescribed by law, an interested party or the city council, on its own motion, caused the review of said Planning Commission action at a duly noticed public hearing; and WHEREAS, at the time and place fixed for said public hearing, the city Council did duly hold and conduct such hearing and did give all persons interested therein an opportunity to be heard and did receive evidence and reports; and WHEREAS, consideration of Commission and all that: the City Council finds, after careful the recommendations of the City Planning evidence and reports offered at said hearing, 1. The proposed use is properly one for which a conditional use permit is authorized by the Anaheim Municipal Code. 2. The proposed use will not adversely affect the adjoining land uses and the growth and development of the area in which it is proposed to be located. 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 the particular area nor to the peace, health, safety and general welfare. 4. The traffic generated by the proposed use will not impose an undue burden upon the streets and highways designed and improyed to carry the traffic in the area. 5. The granting of the conditional use permit under the conditions imposed will not be detrimental to the peace, health, safety and general welfare of the citizens of the City of Anaheim. AND WHEREAS, the City council does further find, after careful consideration of the action of the City Planning Commission and all evidence and reports offered at said public hearing before the City Council regarding said reques~ed waiver(s), that all of ~he conditions set forth in section 18.03.040 of the Anaheim Municipal Code are present and that said waiver (s) should be granted, for the following reasons: 6968.1\JUHITE\Hay 11,1994 - 2 - • • 1. That there are special circumstances applicable to the property, including size, shape, topography, location or surroundings, which do not apply to other property under identical zoning classification in the vicinity. 2. That, because of special circumstances shown in (1) above, strict application of the zoning code deprives the property of privileges enjoyed by other property under identical zoning classification in the vicinity. NOW, THEREFORE, BE IT RESOLVED by the city council of the city of Anaheim that, for the reasons hereinabove stated, Conditional Use Permit No. 3667 be, and the same is hereby, granted permitting (1) an automobile lube/oil change facility (2,652 sq.ft.) on Parcel No.1 adjacent Brookhurst Street and (2) a full- service hand car wash with a related retail sales area (2,224 sq.ft.) and a self-serve automated exterior car wash (1,656 sq.ft.) on Parcel No. 2 adjacent Lincoln Avenue and Brookhurst Street on the hereinabove described real property with a waiver of the following provisions of the Anaheim Municipal Code: (a) section 18.44.063.040 (b) Section 18.44.064.030 Minimum landscaped setback adjacent to residential ~. (10 feet.required; 8 feet proposed) Permitted encroachments. (Maximum 36-inch high screen wall permitted in setback adjacent to Ranchito street; 6-foot high block wall proposed) subject to the following conditions: 1. That this conditional use permit is granted subject to adoption of a zoning ordinance in connection with Reclassification No. 93-94-07, now pending. 2. That the existing center driveway on Lincoln Avenue and the two southerly driveways on Brookhurst Street shall be removed and replaced with curb, gutter and sidewalk in accordance with standard plans on file in the office of the city Engineer. A Right-of-way Construction Permit shall be obtained from the Subdivision section of the Public Works Department. -3. That prior to approval of grading plan or prior to issuance of a building permit, whichever occurs first, the developer shall submit a water quality management plan (WQMP) specifically identifying Best Management Practices that will be used on site to control predictable pollutants from stormwater runoff. The WQMP shall be submitted to the 6968.1\JIIHITE\May 1T. 1994 - 3 - I • • subdivision Section of the Public Works Department for review and approval. 4. That trash storage areas shall bo provided and maintained in a location acceptable to the Department of Maintenance and in accordance with approved plans on file with said Department. Such infor.nation shall be specifically shown on the plans sUbmitted f~~ building permits. 5. That a plan sheet for solid waste storage and collection, and a plan for recycling shall be submitted to the Department of Maintenance for review and approval. 6. That an on-site trash truck turn-around area shall be provided and maintained to the satisfaction of the Department of Maintenance. Said turn-around area shall be specifically shown on plans submitted for building permits. 7. That the applicant shall obtain all necessary permits from the Fire Department for storage and/or use of hazardous materials. 8. That the legal owner of subject property shall provide the city of Anaheim with a five (5) foot wide public utility easement along the west property line as required by the Electrical Engineering Division. 9. That the water back flow equipment and any other large water system equipment shall be installed to the satisfaction of the Water Engineering Division in either (a) underground vaults or (b) behind the building setback line, in a manner fully screened from all public streets and alleys. 10. That the legal owner of the subject property shall irrevocably offer to dedicate to the City of Anaheim an easement twenty (20) feet in width for water service mains and/or an easement of ten (10) feet by eighteen (18) feet for large meters or firelines, as required by the Water Engineering Division. 11. 12. That the proposed sign adjacent to Broo),hurst Street shall not exceed eight (8) feet in height. All freestanding signage shall be subject to the review and approval of the city Traffic and Transportation Manager to determine adequate lines-of-sight and to verify compliance with Engineering Standard No. 137. That landscaping and irrigation shall be installed and maintained on both sides of the block wall -adjacent to Ranchito Street. 13. That interior signage (signage inside a building or similar structure) including "car wash menu" signage shall not exceed the height of the surrounding block wall. 6968.1\JIIHITE\Mny 11, 1994 - 4 - • • l4. That a four (4) foot high hedge shall be planted adjacent to Brookhurst Street in addition to required trees, subject to the prior revi~w and approval of the city Traffic and Transportation Nanager for conformance with Engineering Standard No. l37 pertaining to line-of-sight requirements. l5. That subject automobile lube/oil change facility on Parcel No. 1 shall be limited to lube and oil change services. l6. That no banners or other advcrtlfOing visible to adjacent streets shall be displayed inside the car wash tunnels or service bays unless a special events permit is first obtained. l7. That parking spaces to dry cars shall be provided in the car wash area. l8. That the driveways on Brookhurst Street and Lincoln Avenue shall be reconstructed to accommodate ten (lO) foot radius curb returns in conformance with Engineering Department Standard No. l37. 19. That plans shall be submitted to the city Traffic and Transportation Manager for his review and approval showing conformance with the latest revision of Engineering Standard Plan No. 436 pertaining to parking standards and driveway locations. _subject property shall thereupon be developed and maintained in conformance with said plans. 20. That subject property shall be develop~d substantially in accordance with plans and ~pecification~ sUbmitted to the city of Anaheim by the petitioner and which plans are on file with the Planning Department marked Exhibit Nos. 1 through lO; provided, however, that: (a) A minimum eight (8) foot landscaped setback shall be provided along the easterly eighty four (84) feet of the north property line abutting RS-A-43, 000 zoning which fronts on Brookhurst Street; and (b) An average ten (lO) foot landscaped setback shall be provided along the westerly eighty four and one half (84.5) ~eet of the north property line-abutting RS-7200 zoning which fronts on Ranchito Street, beginning with a minimum eight (8) foot setback at the easterly end of said eighty four and one half (84.5) feet. 2l. That a covenant shall be recorded with the Orfice of the Orange county Recorder to guarantee that both Parcel Nos. 1 and 2 shall be managed and mainta~ned as one (l) integral parcel for purposes of parking, vehicular circulation, signage, maintenance, land usage ynd architectural control; and that the covenant shall be referenced in all deeds transferring all or any part of the interest in the property. Prior to recordation said covenant shall be reviewed and approved by the City Attorney. Following recordation a copy 6968. 1 \J~H ITE\~ay 11, 1994 - 5 - I • • of the covenant shall be submitted to the Planning Department. 22. That an acoustical sound study shall be conducted on subject property to demonstrat~ that noise generated by the proposed uses will not exceed what is permitted by the city's noise ordinance. 23. That a sign program shall be submitted to the Planning Commission as a Reports and Recommendations item for review and approval. 24. That an unsubordinated reciprocal access and parking agreement, in a form satisfactory to the City Attorney, shall be recorded with the Office of the Orange County Recorder. A copy of the recorded agreement shall be submitted to the Zoning Division. 25. That prior to issuance of a building permit or within a period of one (1) year from the date of this resolution, whichever occurs first, Condition Nos. 1, 4, 5, 6, 8, 10, 19, 21, 22, 23 and 24, above-mentioned, shall be complied with. Extensions for further time to complete said conditions may be granted in accordance with section 18.03.090 of the Anaheim Municipal Code. Extensions for further time to complete said conditions may be granted in accordance with section 18.03.090 of the Anaheim Municipal Code. 26. That prior to commencement of the activity authorized by this resolution, Condition Nos. 2, 9, 12, 14, 17, 18 and 20, above-mentioned, shall be complied with. 27. That approval of this application constitutes approval of the proposed request only to the extent that it complies with the Anaheim Municipal Zoning 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. BE IT FURTHER RESOLVED that the City council 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 conditions, 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. 6968.1\JIIHITE\N.y 11, 1994 - 6 - • THE FOREGOING RESOLUTION is ~~proved and adopted by the city Council of the city of Anaheim this loth day of May, 1994. AAYOR~ ATT~~ ?ts;g CITY CLERK OF THE CITY OF ANAHEIM JLW: 1m 6968. 1\J~HJTE\I4ay 11. 1994 - 7 - Olive Drive LMC, LLC 2219 W Lincoln Avenue Anaheim, CA 92801 CUP Modification Justification September 1, 2016 To: City of Anaheim Re: Big Wave Express Carwash (formerly Blessing’s Carwash) and Mobil Lube Facility 2217-19 W Lincoln Avenue We are requesting a modification to the Conditional Use Permit for this location. The proposed modifications are as follows: 1. The existing 2,100 s.f. Mobil Lube Facility will remain without modification. The hours of operation will be 7am-8pm seven day per week. The maximum of 6 employees per shift will remain the same. 2. The existing 6,124 s.f. Express Carwash Building will be added to with a 1,260 s.f. addition to the carwash tunnel thereby lengthening the carwash conveyor by to a total of 130 l.f. The hours of operation will be 7am-8pm seven days per week. The maximum of 3 employees per shift will remain the same. The existing shade canopy at the self-serve vacuum stalls will be expanded from 6 to 10. Additionally, a new shade canopy of the same design will be constructed over 13 vacuum stalls along the east property line. The interior space of the carwash tunnel will be modified to eliminate an existing second conveyor and the space converted to a carwash equipment room. 3. An existing 1,773 s.f. area of the carwash building will be converted to retail space for a future tenant. 4. A new signage program will be proposed and installed on both Lincoln Avenue and Brookhurst Street. 5. All existing landscape planters will be replanted with new drought tolerant plantings and irrigation system. Justifications for the CUP Modification are as follows: A. The proposed additions and modification will not significantly change the uses on the site. Ingress and egress points to and from the site will remain the same. The existing uses have been compatible with the surrounding property uses and will not change do to the modifications. B. The site is of adequate size and configuration to accommodate the modifications. Half of the required parking spaces are 2-3 feet wider than required and parking aisle widths are also much wider than required. All turning radiuses on site are very generous. There are clear vision triangles at all entry and exit driveways to insure safe maneuvering from and onto the streets servicing the site. ATTACHMENT NO. 4 Page 2 of 2 C. The Floor Area Ratio is only 13.5%. A very low average for commercial developments. The traffic generated by the uses on this site are will be far below the average most other commercial developments within the City. D. The request is for modification to an existing CUP. The City has in the past deemed the uses appropriate for this site. The modifications proposed will not significantly change the level of use to harm the health and safety of the citizens of Anaheim. Sincerely, Loung Chao Dba: Olive Drive LMC, LLC May1, 2017 PARKING JUSTIFICATION LETTER BIG WAVE CARWASH 2217-2219 W LINCOLN AVENUE ANAHEIM, CA 92801 CARWASH The carwash operation is totally automated. The customers stay in their cars throughout the carwash process. The two pay stations are self-serve digital kiosks that allow each customer to choose the type of wash and pay with either credit card our cash. The carwash tunnel equipment is automated and is programmed based on the customer’s selection at the pay kiosk. After completion of the carwash customers may leave the property or park in one of twenty-three vacuum spaces to dry and vacuum their cars. The operation requires only two employees on a normal business day. One employee to guide the customers onto the carwash tunnel conveyor and a manager to assist customers while they vacuum their cars. On high volume days, a third employee is on site to assist customers in the payment process. The employees will park in the spaces along the north property line. The carwash process is three minutes in duration. On average a customer takes 15-20 minutes to vacuum and dry their car. With twenty-three proposed vacuum spaces it would take 1 hour and 9 minutes for all of the vacuum spaces to be filled. However, customers will have left a space from the twentieth minute forward. It is safe to say that twenty-three vacuum spaces will be more than adequate for the highest expected volume of customers. TOTAL SPACES PROVIDED: 3 EMPLOYEE PARKING SPACES 1 ACCESSIBLE PARKING SPACE 4 TOTAL PARKING SPACES 23 CUSTOMER VACUUM SPACES RETAIL SPACE The proposed retail space is 1,773 gross square feet in area. At the prior City of Anaheim parking ratio of 5.5 spaces per 1,000 gross square feet the required parking would be 10 spaces. Commonly, other municipalities require a ratio of one space per each 200-300 gross square feet. In the 200 square feet case, 9 spaces would be required. Proposed parking spaces for the retail operation are conveniently placed along the west property line and immediately to the south of the retail space. TOTAL SPACES PROVIDED: 9 EMPLOYEE PARKING SPACES 1 ACCESSIBLE PARKING SPACE 10 TOTAL PARKING SPACES LEON E. FELUS, ARCHITECT 4640 ADMIRALTY WAY, SUITE 500 MARINA del REY, CALIFORNIA 90292 Tel: 310.821.2725 Email: leon@leonfelus.com ATTACHMENT NO. 5 BIG WAVE CARWASH Page 2 of 2 AUTOMOTIVE SMOG AND SERVICE The repair building is 2,630 gross square feet and has four service bays, parts storage area, office and a restroom. Typically there are four employees and a manager. The service is performed in a drive through operation. Cars enter the service bays from the west, are serviced and leave to the east. At the prior City of Anaheim parking ratio of 3.5 spaces per 1,000 gross square feet the required parking would be 9 spaces. Commonly, other municipalities will credit each service bay as a parking space since the customer is not occupying another parking space while their car is being serviced. A reasonable justification would be a maximum of two cars waiting for service for each bay. TOTAL SPACES PROVIDED: 5 EMPLOYEE PARKING SPACES 8 CUSTOMER PARKING SPACES 1 ACCESSIBLE PARKING SPACE 14 TOTAL PARKING SPACES (not including 4 cars in the service bays) TOTAL SPACES PROVIDED: 29 PARKING SPACES 23 VACUUM SPACES LEON E FELUS, ARCHITECT 4640 Admiraly Way, Suite 500 Marina del Rey, CA 90292 BIG WAVE EXPRESS CARWASH 2217-19 W LINCOLN AVENUE ANAHEIM, CA 92801 CARWASH EAST ELEVATION 1/8" = 1'-0" CARWASH WEST ELEVATION CARWASH SOUTH ELEVATION 1/8" = 1'-0" 1/8" = 1'-0" CARWASH NORTH ELEVATION 1/8" = 1'-0" ATTACHMENT NO. 6 ATTACHMENT NO. 7 PROJECT SUMMARY Development Standard C-G Standards Proposed Project Site Area ---- Floor Area Ratio .50 7,384/58,012=.127 Building Height 28 feet 22 ft Landscape Setback Abutting arterial highway (Lincoln) Abutting arterial highway (Brookhurst) Abutting any local street (Ranchito) Interior Property Line (non-residential) 15 feet 15 feet 10 feet 0feet 15 feet w/o dedication 33’-5” feet 8 feet* 0 feet Structural Setbacks Abutting arterial highway (Lincoln) Abutting arterial highway (Brookhurst) Abutting any residential zone (north) Interior Property Line (non-residential) 15 feet 15 feet 20 feet 0 feet 47 feet 200 feet 47 feet 46 feet Parking Automotive Washing Retail/Personal Services Adjacent Auto Repair(shared ownership) Requires Parking Demand Study 7 spaces required (1,773 @ 4/1,000sf) 9 spaces required (2,630sf @ 3.5/1000) 23 spaces 11 spaces 7 spaces on-site (12 shared spaces located on subject site) *Approved via original approval CUP3667 by waiver of minimum landscape standard. Property owner is required to maintain the landscaping and irrigation system on both sides of the block wall -adjacent to Ranchito Street. ATTACHMENT NO. 8 200 S. Anaheim Blvd. Suite #162 Anaheim, CA 92805 Tel: (714) 765-5139 Fax: (714) 765-5280 www.anaheim.net City of Anaheim PLANNING DEPARTMENT There is no new correspondence regarding this item. 200 S. Anaheim Blvd. Suite #162 Anaheim, CA 92805 Tel: (714) 765-5139 Fax: (714) 765-5280 www.anaheim.net ITEM NO. 4 PLANNING COMMISSION REPORT City of Anaheim PLANNING AND BUILDING DEPARTMENT DATE: MAY 15, 2017 SUBJECT: RECLASSIFICATION NO. 2017-00303 AND MISCELLANEOUS CASE NO. 2017-00649 LOCATION: 1248 East Lincoln Avenue and a portion of 1239-1247 East Broadway (Anaheim Senior Apartments) APPLICANT/PROPERTY OWNER: The property owners are Pavatiben and Parsotam Patel (1248 East Lincoln Avenue) and Broadway Village Investors, LP (1239-1247 East Broadway). The applicant is Innovative Housing Opportunities, represented by Denice Wint. REQUEST: The applicant requests approval of the following land use entitlements: 1) A Reclassification (rezoning) from the “C-G” General Commercial and “RM-3” Multiple-Family Residential Zones to the “RM-4” Multiple-Family Residential Zone; and 2) A Planning Commission determination of conformance with the City’s Density Bonus Ordinance to construct a 54-unit senior citizen apartment complex with affordable units, including Tier Two development incentives. RECOMMENDATION: Staff recommends that the Planning Commission adopt the attached resolutions, determining that this request is categorically exempt from further environmental review under the California Environmental Quality Act (Class 32, In- fill Development Projects); approving Reclassification No. 2017-00303; and determining Miscellaneous Case No. 2017-00649 conforms with the Density Bonus Ordinance. BACKGROUND: The project site consists of two parcels; the parcel at 1248 East Lincoln Avenue is a 1-acre site currently developed with a single-story motel that would be demolished as part of the proposed project. The property is located in the “C-G” General Commercial and “RM-3” Multiple-Family Residential Zones. The General Plan designates the property for Medium Density Residential land uses. The rear portion of 1239-1247 East Broadway, consisting of approximately .01-acre, will be included in the project site via a lot line (property line) adjustment, for a total project site consisting of 1.1 acres. The 1239-1247 East Broadway parcel is located in the "RM-4" Multiple Family Residential Zone and is developed with a three story RECLASSIFICATION NO. 2017-00303 AND MISCELLANEOUS CASE NO. 2017-00649 May 15, 2017 Page 2 of 6 affordable apartment complex. The portion of this property that would be incorporated into the project site is a vacant piece of property located behind the existing apartment building. The surrounding land uses include multiple-family residential to the south, east, west, and across Lincoln Avenue to the north, as well as single-family residential to the west. Section 65915 of the California Government Code (the "State Density Bonus Law") requires that cities provide certain incentives to developers of affordable housing projects that meet defined levels of affordability. Certain incentives are “guaranteed” and include increases in allowable density and reductions in parking requirements. In addition to these density increases and parking reductions, developers must also be afforded the opportunity to apply for other development incentives, the number of which is dependent on the amount of affordable units provided and their level of affordability. Anaheim Municipal Code Chapter 18.52 ("Density Bonus Ordinance") implements the State requirements and provides applicants with a menu of tiered incentives that offer two levels of City review based on the type of incentives requested and the level of affordability proposed. “Tier One” incentives include items such as increased site coverage, reduced minimum tree size, increased building height, and reduced interior setbacks. Tier One incentives may be approved by the Planning Director and do not require review by the Planning Commission. The City’s “Tier Two” incentives are provided above and beyond those mandated by State Law and include “any other reduction in regulatory requirements proposed by the applicant or the City that will result in identifiable and actual cost reductions or avoidance.” Unlike Tier One incentives, Tier Two incentives require review by the Planning Commission. With the exception of one on-site manager unit, all of the units will be affordable. Therefore, the project is also eligible for a Density Bonus of up to 35 percent more than the density allowed by the General Plan. As further described below, the applicant is requesting a 35 percent density bonus. PROPOSAL: The applicant requests a Planning Commission determination of conformance with the Density Bonus Ordinance to construct a 54-unit senior apartment development. The applicant proposes to offer all of the units at a cost considered to be affordable to extremely low, very low, and low income tenants with one unit to be occupied by an on-site professional manager. Extremely low income is defined as at or below 30 percent of the County’s Average Median Income or AMI. Very-low income is defined as at or below 50 percent of the County AMI. Low income is defined to be at or below 80% of the County AMI. The County’s AMI for a one person household is currently $61,050; therefore, a qualifying one person household could earn between $36,551 and $58,480 annually. The Density Bonus Ordinance requires the applicant to enter into a density bonus housing agreement with the City in recordable form to ensure compliance with the Density Bonus Ordinance. The proposed project would provide one (1) manager unit, eight extremely-low, 35 very-low and 10 low income units, for a total of 54 units. Because at least eleven percent of the units would be provided to very-low income households, the applicant is entitled an unlimited number of Tier One incentives, three Tier Two incentives, and an additional 14 units more than the 40 base units allowed pursuant to the proposed zoning. As described later in this staff report, some of the requested setback reduction is greater than those allowed under the Tier One incentives. As such, the requested setback reduction is considered a Tier Two incentive. Under State law and the Density Bonus Ordinance, the requested incentives shall be granted if the proposed housing development is in conformance with the requirements of Code, unless specific findings can be made for denial. RECLASSIFICATION NO. 2017-00303 AND MISCELLANEOUS CASE NO. 2017-00649 May 15, 2017 Page 3 of 6 Site Plan The proposed apartment complex would be comprised of a 3-story, Spanish-Mediterranean style building with 44 one-bedroom units (520 square feet) and 10 two-bedroom units (839 square feet), and 44 uncovered surface parking spaces. Ground floor units would have a private patio and upper floor units would have a private balcony. As further described in the parking analysis section of this report, under State law, affordable senior housing developments have a lower parking requirement than a market rate multiple-family development. Vehicular access to Lincoln Avenue would be provided via a 25-foot wide drive aisle. Project amenities include a community room, workout room, computer room, outdoor courtyard, and fire pit with seating area. A driveway gate with an intercom and turnaround parking area is proposed in front of the parking lot. A “hammerhead” turnaround area (for fire engines and trash trucks) with a decorative hardscape surface is proposed in the rear portion of the parking lot. The proposed building and landscape setbacks are described in more detail below. RECLASSIFICATION NO. 2017-00303 AND MISCELLANEOUS CASE NO. 2017-00649 May 15, 2017 Page 4 of 6 FINDINGS AND ANALYSIS: Density Bonus Incentives: Certain incentives are defined as "Tier Two" incentives in the Density Bonus Ordinance and are subject to public hearing review procedures of the Zoning Code. In addition to certain enumerated Tier Two incentives, the Density Bonus Ordinance allows an applicant for a density bonus development to request a waiver or reduction in development standards that would have the effect of physically precluding the construction of the project, which is what the applicant has done in this case regarding minimum floor area. Per State law, the Commission shall approve the request for a density bonus and/or Tier Two Incentives pursuant to Section 18.52.040 (General Density Bonus), 18.52.080 (Affordable Multiple Family Residential Development), or 18.52.090 (Development Incentives), unless it makes a written finding, based upon substantial evidence, of either of the following: o That the density bonus or incentive is not required to provide affordable housing costs or affordable rents; or o That the density bonus or incentive would have a specific adverse impact upon public health and safety or on the physical environment, or on any real property that is listed in the California Register of Historical Resources, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to very low, low, lower, or moderate income households. Interior Setback: Although eligible for Tier One Incentives, the applicant is requesting an interior setback reduction greater than allowed as Tier One Incentives. Accordingly, no Tier One incentives are being requested by the applicant. The following table lists the setback standard requirements and the requested Tier Two incentives: Setback RM-4 Zone Standards Proposed Project (Tier Two Incentives Are Noted By Asterisk) Landscaped Planter Width North (adjacent to Lincoln Ave.) East (adjacent to multiple-family) South (adjacent to multiple-family) West (adjacent to multiple-family & single- family) 20 feet 5 feet 5 feet 10 feet** 20 feet (avg.) 11 feet 5 feet 0 feet* Building Setback North (adjacent to Lincoln Ave.) East (adjacent to multiple-family) South (adjacent to multiple-family) West (adjacent to multiple-family & single-family) 20 feet 20 feet 20 feet 55 feet** 20 feet (avg.) 11 feet* 15 feet, 4 inches* 55 feet *Reduction of interior setback counts as one Tier 2 Incentive **Within 150 feet of a Single-Family Residential Zone RECLASSIFICATION NO. 2017-00303 AND MISCELLANEOUS CASE NO. 2017-00649 May 15, 2017 Page 5 of 6 Minimum Floor Area: The applicant proposes one-bedroom units with a minimum floor area of 520 square feet where the Code requires 700 square feet. This reduction would also be considered a Tier Two incentive. Although not developed pursuant to the City’s Senior Citizens’ Ordinance, the proposed floor area is comparable to that required by the ordinance, which is 550 square feet. Further, the units would have a private balcony or patio providing a gross area of 664 total square feet for the unit. The City is required to grant the requested incentives unless it makes the proper findings for denial. The project is consistent with Density Bonus Ordinance requirements to grant the requested incentives. The financial analysis provided by the applicant was reviewed by the City’s on-call financial consultant, Keyser Marsten Associates (KMA). As noted in the attached memo included as Attachment 6, upon its review of the analysis, KMA concluded that the requested incentives were warranted and recommended their approval. The applicant proposes to construct an affordable senior apartment project conforming to all "RM-4" Multiple-Family Residential Zone development standards with the exception of the above-mentioned setback and minimum unit size requirements. The applicant indicates that these incentives contribute to the affordability of the project as compliance with the "RM-4" Multiple- Family Residential Zone development standards would result in a reduction of affordable units. Staff believes that the proposed setback incentives and floor area reduction would not have an adverse impact upon the public health and safety or on the physical environment. Density Bonus: Under the project’s RM-4 zoning, 40 base-density units (or 36 dwelling units/acre) are allowed. Because all of the units will be restricted to seniors age 62 and up with incomes below 60% of the AMI, the applicant is eligible for a 35 percent density bonus to allow 14 additional (54 total) units pursuant to the Density Bonus Ordinance. Therefore, staff is supportive of this request. Parking Requirements: State law and the City’s Density Bonus Ordinance allow reduced parking ratios for developments that qualify for a density bonus. Per State law, the parking ratio for this development is a minimum of 0.5 spaces per unit or 27 spaces. The plans for the project indicate that the required parking spaces will be provided in ground-level, uncovered parking spaces. The Density Bonus Housing Agreement would require that the number of vehicles permitted in the development be limited to the number of parking spaces provided. The applicant is providing more parking spaces than required per State Law at 0.8 spaces per unit, or 43 spaces. Further, the applicant prepared a parking study (Attachment 7) which indicates that the actual demand for the project would be 35 spaces (or conservatively, 44 spaces, depending on which methodology is applied). The project would have sufficient parking and would be in compliance with State Density Bonus law; therefore, the staff is supportive of the request. Building Elevations: After a thorough design review process including multiple revisions by the architect, staff believes the elevations complement the neighborhood and are consistent with the City’s design policies for residential developments along arterial highways. The elevations incorporate a Spanish Mediterranean architectural style through the use of a variety of materials such as smooth stucco, stone, decorative tile, tile roof, and a complementary range of colors. The elevation along Lincoln Avenue has stone arches, vertical offsets, and a varied roof line to create an attractive street environment consistent with the General Plan design guidelines. RECLASSIFICATION NO. 2017-00303 AND MISCELLANEOUS CASE NO. 2017-00649 May 15, 2017 Page 6 of 6 Reclassification: The northern half of 1248 East Lincoln Avenue is zoned as General Commercial “C-G”, and the southern half of the parcel is zoned as Multiple Family Residential “RM-3.” The vacant southerly portion of the project area will be acquired via a lot line adjustment with the 1239-1247 East Broadway parcel and is zoned as “RM-4.” The site is designated as Medium Density Residential in the General Plan Land Use Element, which is implemented by the “RM-3” and “RM-4” zones and allows up to 36 units-per-acre. The Medium Density Residential designation is intended to provide a quality multiple-family living environment with design amenities, such as private open space or recreation areas, business services, or swimming pools. Typical development includes apartment complexes. The applicant requests a Reclassification, or rezoning, to consolidate the site’s multiple zones to “RM-4,” which is an implementing zone of the property’s Medium Density Residential General Plan Land Use Designation. Environmental Impact Analysis: Staff recommends the Planning Commission find that the effects of the proposed project are typical of those generated within the class of in-fill development meeting the conditions described in Section 15332 (Class 32 – In-fill Development) of the CEQA Guidelines; that is, (a) consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations, (b) occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses, (c) the project site has no value as habitat for endangered, rare or threatened species, (d) approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and (e) the site can be adequately served by all required utilities and public services. The Planning Commission finds and determines that the Property is located within an "urbanized area", as that term is defined in Section 15387 of the CEQA Guidelines, meets the aforementioned conditions, and will not cause a significant effect on the environment and is, therefore, categorically exempt from the provisions of CEQA. CONCLUSION: The project would provide affordable housing in furtherance of the City’s Housing Element, with all of the units to be sold at an affordable cost to extremely low, very low, and low income senior citizens. The applicant’s financial analysis has demonstrated that the requested incentives are necessary to make the housing units economically feasible. Therefore, staff recommends that the Commission determine that the requested development incentives are in conformance with the Density Bonus Ordinance. Staff also recommends that the Planning Commission approve the proposed zoning reclassification because it would implement the Medium Density General Plan designation and is compatible with surrounding land uses. Prepared by, Submitted by, Nick Taylor Jonathan E. Borrego Associate Planner Planning Services Manager Attachments: 1. Draft Reclassification Resolution 2. Draft Density Bonus Resolution 3. Project Summary 4. CEQA Checklist 5. Letter of Request 6. Density Bonus Memorandum 7. Parking Study 8. Plans R M -3 S A N D M A N M O T E L R S -2 S I N G L E F A M I L Y R E S I D E N C E C -G P R I V A T E S C H O O L T R E L I G I O U S U S E R M -4 F O U R P L E XRM-4 L I N C O L N W O O D S A P T S 6 6 D U R M -4 4 P L E X R S -2 S I N G L E F A M I L Y R E S I D E N C E R M -4 M E S A V I L L A A P T S 3 2 D U R M -4 C I T R U S R A N C H A P A R T M E N T S R M -4APT S 1 6 D URM-4APT S 4 6 D U R M -4APT S 5 0 D U C -GRETA I L R M -4 R E S T A U R A N TC-G S E R V I C E S T A T I O N R S -2 S I N G L E F A M I L Y R E S I D E N C E C -GRETA I L R S -2 S I N G L E F A M I L Y R E S I D E N C E R S -2 S I N G L E F A M I L Y R E S I D E N C E R S -2 S I N G L E F A M I L Y R E S I D E N C E R M -3 R E L I G I O U S U S E R M -4 L I N C O L N E L E M E N T A R Y S C H O O L R M -4 A P A R T M E N T C -GRETA I L R M -4 T R I P L E X E L I N C O L N A V E E B R O A D W A Y S E A S T S T N E A S T S T E O A K S T S F A H R I O N P L E C H E S T N U T S T N L A P L A Z A S R O S E S T E O A K S T N C I T R U S R A N C H R D E. LA PALMA AVE E .LI NCO LN A V E S . E A S T S T N . E A S T S T S . S U N K I S T S T N . A N A H E I M B L V D E . B R O A D W A Y E. SOUTH ST N . H A R B O R B L V D W . B R O A D W A Y N . S U N K I S T S T S . A N A H E I M B L V D E . B R O A D W A Y 1 2 4 8 Ea st Lincoln Av enue and 1241 Eas t Bro adway D E V N o. 2017-00004 Subject Property APN: 037-173-26037-173-10 °0 50 100 Feet Aeria l Pho to:May 20 16 E L I N C O L N A V E E B R O A D W A Y S E A S T S T N E A S T S T E O A K S T S F A H R I O N P L E C H E S T N U T S T N L A P L A Z A S R O S E S T E O A K S T N C I T R U S R A N C H R D E. LA PALMA AVE E .LI NCO LN A V E S . E A S T S T N . E A S T S T S . S U N K I S T S T N . A N A H E I M B L V D E . B R O A D W A Y E. SOUTH ST N . H A R B O R B L V D W . B R O A D W A Y N . S U N K I S T S T S . A N A H E I M B L V D E . B R O A D W A Y 1 2 4 8 Ea st Lincoln Av enue and 1241 Eas t Bro adway D E V N o. 2017-00004 Subject Property APN: 037-173-26037-173-10 °0 50 100 Feet Aeria l Pho to:May 20 16 [DRAFT] ATTACHMENT NO. 1 - 1 - PC2017-*** RESOLUTION NO. PC2017-*** A RESOLUTION OF THE ANAHEIM PLANNING COMMISSION APPROVING RECLASSIFICATION NO. 2017-00303 AND MAKING CERTAIN FINDINGS IN CONNECTION THEREWITH (DEV2017-00004) (1248 EAST LINCON AVENUE) WHEREAS, the Planning Commission of the City of Anaheim (the "Planning Commission") did receive a verified petition to rezone or reclassify that certain real property located at 1248 East Lincoln 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") from the "RM-3" Multiple-Family Residential Zone and the “C- G” General Commercial Zone to the “RS-4” Single-Family Residential Zone, which reclassification is designated as Reclassification No. 2017-00303; and WHEREAS, the Property is currently developed with a single-story motel and is located in the "RM-3" Multiple-Family Residential and “C-G” General Commercial Zones. The Anaheim General Plan designates the Property for Medium Density Residential land uses; and WHEREAS, Reclassification No. 2017-00303 is proposed in conjunction with Miscellaneous Case No. 2017-00649 to permit the construction of a 54-unit affordable senior apartment complex on the Property. Reclassification No. 2017-00303 and Miscellaneous Case No. 2017-00649 shall be referred to herein collectively as the "Proposed Project"; and WHEREAS, on May 15, 2107, the Planning Commission did hold a public hearing 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 (Procedures) of the Anaheim Municipal Code (the "Code"), to hear and consider evidence for and against proposed Reclassification No. 2017-00303 and Miscellaneous Case No. 2017-00649 and to investigate and make findings and recommendations in connection therewith; and WHEREAS, pursuant to and in accordance with the provisions of the California Environmental Quality Act (Public Resources Code Section 21000 et seq.; herein referred to as “CEQA”), the State of California Guidelines for Implementation of the California Environmental Quality Act (herein referred to as the "CEQA Guidelines"), and the City's Local CEQA Procedure Manual, the City is the "lead agency" for the preparation and consideration of environmental documents for "projects", as that term is defined in Section 15378 of the CEQA Guidelines; and WHEREAS, the Planning Commission finds and determines that the Proposed Project is within that class of projects (i.e., Class 32 – In-fill Development projects) which consists of in-fill development meeting the conditions described in Section 15332 of the CEQA Guidelines; that is, (a) the project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations, (the proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses, (c) the project site has no value as habitat for endangered, rare or threatened species, (d) approval of the project would not result in any significant effects relating - 2 - PC2017-*** to traffic, noise, air quality, or water quality, and (e) the site can be adequately served by all required utilities and public services. The Planning Commission finds and determines that the Property is located within an "urbanized area", as that term is defined in Section 15387 of the CEQA Guidelines, and meets the aforementioned conditions and will not cause a significant effect on the environment and is, therefore, 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, does find and determine the following facts: 1. Reclassification of the Property from the "RM-3" Multiple-Family Residential and “C-G” General Commercial Zones to the “RM-4” Multiple-Family Residential Zone is consistent with the Property’s existing Medium Density Residential land use designation in the General Plan. 2. The proposed reclassification of the Property is necessary and/or desirable for the orderly and proper development of the community and is compatible with the adjacent properties to the north, south, east and west, which are developed with multiple-family and single- family homes. 3. The proposed reclassification of the Property does properly relate to the zone and its permitted uses locally established in close proximity to the Property and to the zones and their permitted uses generally established throughout the community in that surrounding properties located within the boundaries of the City of Anaheim include single family residential uses within the “RM-4” Multiple-Family Residential Zone. 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 presentations, 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, pursuant to the above findings, this Planning Commission does hereby approve Reclassification No. 2017-00303 to authorize an amendment to the Zoning Map of the Anaheim Municipal Code to rezone and reclassify the Property into the "RM-4" Multiple-Family Residential Zone and recommends that the City Council adopt an ordinance reclassifying the Property in accordance with Reclassification No. 2017-00303. BE IT FURTHER RESOLVED that this Resolution shall not constitute a rezoning of, or a commitment by the City to rezone, the Property; any such rezoning shall require an ordinance of the City Council, which shall be a legislative act, which may be approved or denied by the City Council at its sole discretion. - 3 - PC2017-*** THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting of May 15, 2017. CHAIRPERSON, PLANNING COMMISSION OF THE CITY OF ANAHEIM ATTEST: SECRETARY, PLANNING COMMISSION OF THE CITY OF ANAHEIM STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF ANAHEIM ) I, Eleanor Morris, 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 May 15, 2017, by the following vote of the members thereof: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: IN WITNESS WHEREOF, I have hereunto set my hand this 15th day of May, 2017. SECRETARY, PLANNING COMMISSION OF THE CITY OF ANAHEIM - 4 - PC2017-*** [DRAFT] ATTACHMENT NO. 2 - 1 - PC2017-*** RESOLUTION NO. PC2017-*** A RESOLUTION OF THE ANAHEIM PLANNING COMMISSION APPROVING MISCELLANEOUS CASE NO. 2017-00649 AND MAKING CERTAIN FINDINGS IN CONNECTION THEREWITH (DEV2017-00004) (1248 EAST LINCOLN AVENUE AND 1241 EAST BROADWAY) WHEREAS, the Planning Commission of the City of Anaheim (the "Planning Commission") did receive a verified application for a density bonus for a proposed housing development (the "Density Bonus Application") on certain real property located at 1248 East Lincoln Avenue and 1241 East Broadway 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 Density Bonus Application, designated as "Miscellaneous Case No. 2017-00649", was submitted in conjunction with a petition for approval of Reclassification No. 2017-00303 to construct a 54-unit senior apartment complex (the "Project"), with all of the apartment units (the "Density Bonus Units") offered for rent to "extremely low, very low, and low income tenants", as defined in Section 50093 of the California Health and Safety Code, at an "affordable housing cost", as defined in Section 50052.5 of the California Health and Safety Code; and WHEREAS, in consideration for providing housing affordable to extremely low, very low, and low income tenants, the applicant has requested a density bonus with certain development concessions and incentives, including waivers or reductions of development standards, which the applicant has represented are necessary to provide affordable housing costs for the Density Bonus Units; and WHEREAS, the Project, Miscellaneous Case No. 2017-00649 and Reclassification No. 2017-00303 shall be referred to herein collectively as the "Proposed Project"; and WHEREAS, on May 15, 2017, the Planning Commission did hold a public hearing 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 (Procedures) of the Anaheim Municipal Code (the "Code"), to hear and consider evidence for and against the Proposed Project and to investigate and make findings and recommendations in connection therewith; and WHEREAS, pursuant to and in accordance with the provisions of the California Environmental Quality Act (Public Resources Code Section 21000 et seq.; herein referred to as “CEQA”), the State of California Guidelines for Implementation of the California Environmental Quality Act (herein referred to as the "CEQA Guidelines"), and the City's Local CEQA Procedure Manual, the City is the "lead agency" for the preparation and consideration of environmental documents for "projects", as that term is defined in Section 15378 of the CEQA Guidelines; and - 2 - PC2017-*** WHEREAS, the Planning Commission finds and determines that the Proposed Project is within that class of projects (i.e., Class 32 – In-fill Development projects) which consists of in-fill development meeting the conditions described in Section 15332 of the CEQA Guidelines; that is, (a) the project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations, (the proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses, (c) the project site has no value as habitat for endangered, rare or threatened species, (d) approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and (e) the site can be adequately served by all required utilities and public services. The Planning Commission finds and determines that the Property is located within an "urbanized area", as that term is defined in Section 15387 of the CEQA Guidelines, and meets the aforementioned conditions and will not cause a significant effect on the environment and is, therefore, 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, does find and determine the following facts: 1. That the proposal is for 54 units on a 1.1-acre project site, which is a 35 percent density bonus, is the maxmim allowed by Code; and 2. That the following Tier Two concessions and incentives are necessary to provide 100 percent of the apartment units within the Project for rent at an affordable cost to extremely low, very low, and low income tenants under Section 18.52.090 of Chapter 18.52 (Density Bonuses) of the Code: (i) a reduction in the minimum interior setback requirement along the east, south, and west property lines where an 11-foot building setback along the east property line is proposed and a 20-foot building setback would be required, and a 15’-4” building setback along the south property line is proposed and a 20-foot building setback would be required, and where a 0-foot landscape setback along the south property line is proposed and a 5- foot landscape setback would be required; (ii) a reduction in the minimum floor area for a one bedroom units where a 520 square foot floor area is proposed and a 700 square foot minimum floor area would be required; and 3. That granting of the the density bonus or incentives will not have a specific adverse impact upon public health and safety or on the physical environment, or on any real property that is listed in the California Register of Historical Resources, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to moderate income households. 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 presentations, 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. - 3 - PC2017-*** NOW, THEREFORE, BE IT RESOLVED that, pursuant to the above findings, this Planning Commission, for the reasons hereinabove stated, does hereby approve Miscellaneous Case No. 2017-00649 subject to the conditions of approval described in Exhibit B attached hereto and incorporated by this reference which are hereby found to be a necessary prerequisite to the proposed use of the subject property in order to preserve the health, safety and general welfare of the Citizens of the City of Anaheim. BE IT FURTHER RESOLVED that amendments, modifications and revocations of this permit may be processed in accordance with Chapters 18.60.190 (Amendment to Permit Approval) of the Anaheim Municipal Code. BE IT FURTHER RESOLVED that the Anaheim City 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 the applicant is responsible for paying all charges related to the processing of this discretionary case application within 15 days of the issuance of the final invoice. Failure to pay all charges shall result in delays in the issuance of required permits or the revocation of the approval of this application. THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting of May 15, 2017. CHAIRPERSON, PLANNING COMMISSION OF THE CITY OF ANAHEIM ATTEST: SECRETARY, PLANNING COMMISSION OF THE CITY OF ANAHEIM - 4 - PC2017-*** STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF ANAHEIM ) I, Eleanor Morris, 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 May 15, 2017, by the following vote of the members thereof: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: IN WITNESS WHEREOF, I have hereunto set my hand this 15th day of May, 2017. SECRETARY, PLANNING COMMISSION OF THE CITY OF ANAHEIM - 5 - PC2017-*** - 6 - PC2017-*** EXHIBIT “B” MISCELLANEOUS PERMIT NO. 2017-00649 (DEV2017-00004) NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT GENERAL 1 With the exception of the one (1) manager’s unit, all units in the Project shall be occupied by qualified “Senior Citizens” and “Senior Households”, which terms mean a household where at least one (1) person in residence is sixty-two (62) years of age or older or a “qualified permanent resident” or a “permitted health care resident” meeting the provisions under California Civil Code Section 51.3 (b). Planning and Building Department, Planning Services Division 2 The property owner shall irrevocably offer to dedicate to the City of Anaheim an easement 53 feet in width from the centerline of Lincoln Avenue. Public Works Department, Development Services Division 3 The following minimum horizontal clearances shall be maintained between proposed water laterals, meters, devices and other facilities:  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  5-feet minimum from driveway approaches and curb returns.  10-feet minimum separation from structures, footings, and trees, and stormwater BMP’s. Public Utilities Department, Water Engineering Division 4 No public water mains or laterals shall be allowed under parking stalls or parking lots. Public Utilities Department, Water Engineering Division 5 Any new water service connections shall be made to the 12-inch ductile iron water main on Lincoln Avenue. No new connections shall be allowed on the existing 8-inch cast iron water main. Public Utilities Department, Water Engineering Division 6 That curbs adjacent to the drive aisles shall be painted red to prohibit parallel parking in the drive aisles. Red curb locations shall be clearly labeled on building plans. Public Works Department, Traffic Engineering Division 7 California MUTCD sign R3-2 shall be installed to prohibit left-turns out of the driveway. Public Works Department, Traffic Engineering Division 8 The subject property shall be developed substantially in accordance with the plans and specifications submitted to the City of Anaheim by the applicant and which plans are on file with the Planning Department, including Tract Map, Site Plan, Floor Plans, and Elevations, and as conditioned herein. Planning and Building Department, Planning Services Division - 7 - PC2017-*** NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT 9 Approval of this application constitutes approval of the proposed request only to the extent that it complies with the Anaheim Municipal Zoning 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. Planning and Building Department, Planning Services Division 10 The Applicant shall defend, indemnify, and hold harmless the City and its officials, officers, employees and agents (collectively referred to individually and collectively as “Indemnitees”) from any and all claims, actions or proceedings brought against Indemnitees to attack, review, set aside, void, or annul the decision of the Indemnitees concerning this permit or any of the proceedings, acts or determinations taken, done, or made prior to the decision, or to determine the reasonableness, legality or validity of any condition attached thereto. The Applicant’s indemnification is intended to include, but not be 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. 11 The applicant is responsible for paying all charges related to the processing of this discretionary case application within 30 days of the issuance of the final invoice or prior to the issuance of building permits for this project, whichever occurs first. Failure to pay all charges shall result in delays in the issuance of required permits or may result in the revocation of the approval of this application. PRIOR TO ISSUANCE OF A GRADING PERMIT 12 The property owner shall submit project improvement plans that incorporate the required any drainage improvements and the mechanisms proposed in the approved Drainage Report. No offsite run- off shall be blocked during and after grading operations or perimeter wall construction. Public Works Department, Development Services Division 13 A Grading plan shall be submitted to the Department of Public Works, Development Services Division for review and approval. Public Works Department, Development Services Division 14 That the developer/owner shall submit a set of improvement plans for Public Utilities Water Engineering review and approval in determining the conditions necessary for providing water service to the project. Public Utilities Department, Water Engineering Division 15 Any tree planted on-site shall be replaced in a timely manner in the event that it is removed, damaged, diseased and/or dead. That the property shall be permanently maintained in an orderly fashion by providing regular landscape maintenance, removal of trash or debris, and removal of graffiti within two (2) business days from time of discovery. Planning and Building Department, Planning Services Division - 8 - PC2017-*** NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT 16 Prior to the issuance of any Grading and Building Permits for an Affordable Rental Housing Development, the Developer shall execute and record against the development site a Density Bonus Housing Agreement that sets forth the terms and conditions of approval of said Density Bonus. The Density Bonus Housing Agreement shall be binding on the Developer and all future owners and successors in interest thereof. Community and Economic Development Department PRIOR TO ISSUANCE OF A BUILDING PERMIT 17 All plumbing or other similar pipes and fixtures located on the exterior of the building shall be fully screened by architectural devices and/or appropriate building materials. Said information shall be specifically shown on the plans submitted for building permits. Planning and Building Department, Planning Services Division 18 All air-conditioning facilities and other ground-mounted equipment shall be properly shielded from view and the sound buffered from adjacent residential properties. Said information shall be specifically shown on the plans submitted for building permits. Planning and Building Department, Planning Services Division 19 Locations for future above-ground utility devices including, but not limited to, electrical transformers, water backflow devices, gas, communications and cable devices, etc., shall be shown on plans submitted for building permits. Plans shall also identify the specific screening treatments of each device (i.e. landscape screening, color of walls, materials, identifiers, access points, etc.) and shall be subject to the review and approval of the appropriate City departments. Planning and Building Department, Planning Services Division 20 That a private water system with separate water service for fire protection and domestic water shall be provided and shown on plans submitted to the Water Engineering Division of the Anaheim Public Utilities Department. Public Utilities Department, Water Engineering Division 21 That water submetering shall be furnished and installed by the Owner/Developer and a water submeter shall be installed to each individual unit. Provisions for the ongoing maintenance and operation (including meter billing) of the submeters shall be the responsibility of the Owner/Developer and included and recorded in the Master CC & Rs for the project. Public Utilities Department, Water Engineering Division 22 That all backflow equipment shall be located above ground outside of the street setback area in a manner fully screened from all public streets and alleys. Any backflow assemblies currently 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. Public Utilities Department, Water Engineering Division - 9 - PC2017-*** NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT 23 That all requests for new water services, backflow equipment, or fire lines, as well as any modifications, relocations, or abandonments of existing water services, backflow equipment, and fire lines, shall be coordinated and permitted through Water Engineering Division of the Anaheim Public Utilities Department. Public Utilities Department, Water Engineering Division 24 That all existing water services and fire services shall conform to current Water Services Standards Specifications. Any water 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. Public Utilities Department, Water Engineering Division 25 That the developer/owner shall submit to the Public Utilities Department Water Engineering Division an estimate of the maximum fire flow rate and maximum day and peak hour water demands for the project. This information will be used to determine the adequacy of the existing water system to provide the estimated water demands. Any off-site water system improvements required to serve the project shall be done in accordance with Rule No. 15A.1 of the Water Utility Rates, Rules, and Regulations. Public Utilities Department, Water Engineering Division 26 Owner shall install an approved backflow prevention assembly on the water service connection(s) serving the property, behind property line and building setback in accordance with Public Utilities Department Water Engineering Division requirements. Public Utilities Department, Water Engineering Division 27 Street improvement plans shall be submitted for improvements along the frontage of Lincoln Avenue. Improvements shall conform to the City Standards and as approved by the City Engineer. Parkway landscaping and irrigation shall be installed. Improvement bond shall be posted in an amount approved by the City Engineer and in a form approved by the City Attorney. A cash in lieu in an amount approved by the City Engineer and sufficient to pay for the required curb widening, and shall be paid to the City of Anaheim prior to certification of occupancy. Public Works Department, Development Services Division 28 A lot line adjustment and certificate of compliance shall be required prior to issuance of the building permit. Public Works Department, Development Services Division 29 Traffic control plans will need to be submitted with Right-of-Way Construction Permit. Pedestrian access shall be maintained on both sides of Lincoln Avenue due to proximity to Lincoln Elementary School. Additionally, work hours may be limited to outside of school hours. Public Works Department, Traffic Engineering Division PRIOR TO FINAL BUILDING AND ZONING INSPECTIONS 30 The required public improvements shall be installed prior to final zoning and building inspection. Public Works Department, Development Services - 10 - PC2017-*** NO. CONDITIONS OF APPROVAL RESPONSIBLE DEPARTMENT Division 31 All required WQMP items shall be inspected and operational. Public Works Department, Development Services Division 32 All required public street, landscaping, irrigation, sewer and drainage improvements shall be constructed prior to final building and zoning inspections and are subject to review and approval by the Construction Services inspector. Public Works Department, Development Services Division PROJECT SUMMARY MISCELLANEOUS CASE NO. 2017-00649 Development Standard RM-4 Standards (minimum unless noted) Proposed Project (w/ Density Bonus) Site Area (min 1,200 s.f./unit) 1.48 acres 1.1 acres Density 36 du/acre maximum 49 du/acre* Lot Coverage 55% maximum 38% Recreation-Leisure Area 10,800 s.f. 14,140 s.f. Floor Area 1-bedroom 700 s.f. 520 s.f.* Floor Area 2-bedroom 825 s.f. 839 s.f. Building Height 40 feet maximum 39’-10” Setbacks Between Buildings N/A N/A Landscaping Setback  North (adjacent to Lincoln Ave.)  East (adjacent to multi-family)  South (adjacent to multi-family)  West (adjacent to multi-family & single-family) 20 feet (avg.) 5 feet 5 feet 10 feet 20 feet (avg) 11 feet 5 feet 0 feet* Building Setback  North (adjacent to Lincoln Ave.)  East (adjacent to multi-family)  South (adjacent to multi-family)  West (adjacent to multi-family & single-family) 20 feet (avg.) 20 feet 20 feet 55 feet 20 feet (avg.) 11 feet* 15’-4”* 55 feet Parking 27 spaces1 42 spaces * Indicates allowable Density Bonus or incentive. Reduction of interior setback counts as one Tier Two Incentive 1 Standard under the Density Bonus ordinance. ATTACHMENT NO. 3 CITY OF ANAHEIM ENVIRONMENTAL CHECKLIST FORM CLASS 32 CATEGORICAL EXEMPTION INFILL DEVELOPMENT PROJECTS** CASE NO.: DEV2017-00004 RECLASSIFICATION NO. 2017-00303 MISCELLANEOUS NO. 2017-00649 PROJECT APPLICANT: Patricia C. Whitaker Innovative Housing Opportunities 19772 MacArthur Boulevard, Suite 110 Irvine, CA 92612 pwhitaker@innovativehousing.com PROJECT ADDRESS: 1248 East Lincoln Avenue and 1239-1247 East Broadway APN(s): 037-173-26 & 037-173-10 PROJECT LOCATION: ATTACHMENT NO. 4 SURROUNDING LAND USES AND SETTING: The 1.1-acre property is currently developed with a single-story motel that would be demolished as part of the proposed project. The property is located in the “C-G” General Commercial and “RM-3” and “RM-4” Multiple-Family Residential Zones. The General Plan designates the property for Medium Density Residential land uses. The surrounding land uses include multiple-family residential to the south, east, west, and across Lincoln Avenue to the north, as well as single-family residential to the west. PROJECT DESCRIPTION: The applicant requests a Planning Commission determination of conformance with the Density Bonus Ordinance to construct a 54-unit senior apartment development. The applicant proposes to offer 100 percent of the units at a cost considered to be affordable to extremely low, very low, and low income tenants. Extremely low income is defined as 60 percent of the County’s Average Median Income or AMI. The County’s AMI for a one person household is currently $61,050; therefore, a qualifying two person household could earn between $36,551 and $58,480. The Density Bonus Ordinance requires the applicant to enter into a density bonus housing agreement with the City in recordable form to ensure compliance with the Density Bonus Ordinance. The proposed apartment complex would be comprised of a 3-story, Spanish-Mediterranean style building with 44 one-bedroom units (520 square feet) and 10 two- bedroom units (839 square feet), and 42 uncovered surface parking spaces. Ground floor units would have a private patio and upper floor units would have a private balcony. Affordable senior housing developments have a lesser parking requirement than a market rate multiple-family development. Vehicular access to Lincoln Avenue would be provided via a 25- foot wide drive aisle. Project amenities include a community room, workout room, computer room, outdoor courtyard, and fire pit with seating area. GENERAL PLAN DESIGNATION: Medium Density Residential ZONING: Reclassification from the “C-G” General Commercial and “RM-3” Multiple-Family Residential Zones to the “RM-4” Multiple-Family Residential Zone INFORMATION DEMONSTRATING THAT THE PROJECT SATISFIES THE CONDITIONS DESCRIBED IN SECTION 15332 OF TITLE 14 OF THE CALIFORNIA CODE OF REGULATIONS: 1. Is the project consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations? The site is designated as Medium Density Residential in the General Plan Land Use Element, which is implemented by the “RM-3” and “RM-4” zones and allows up to 36 units-per-acre. The Medium Density Residential designation is intended to provide a quality multiple-family living environment with design amenities, such as private open space or recreation areas, business services, or swimming pools. Typical development includes apartment complexes. The northern half of the property is zoned as General Commercial “C-G”, and the southern half of the parcel is zoned as Multiple Family Residential “RM-3.” The vacant southerly portion of the project area is zoned as “RM-4.” The applicant requests a Zoning Reclassification to consolidate the site’s multiple zones to “RM-4,” which is consistent with the General Plan Land Use Designation. The proposed project would also be in conformance with the Land Use Element of the General Plan, which includes the following goals: Goal 2.1: Continue to provide a variety of quality housing opportunities to address the City’s diverse housing needs. Goal 3.2: Maximize development opportunities along transportation routes. Goal 6.1: Enhance the quality of life and economic vitality in Anaheim through strategic infill development and revitalization of existing development. The project would also be consistent with, and would help implement, the Housing Element of the General Plan which contains various goals and strategies aimed at encouraging the development of housing to support the City’s existing and future housing needs. 2. Is the proposed development located within the City limits on a project site of no more than five acres substantially surrounded by urban uses? The 1.1-acre property is currently developed with a single-story motel that would be demolished as part of the proposed project. The property is located in the “C-G” General Commercial and “RM-3” and “RM-4” Multiple-Family Residential Zones. The General Plan designates the property for Medium Density Residential land uses. The surrounding land uses include multiple- family residential to the south, east, west, and across Lincoln Avenue to the north, as well as single- family residential to the west. 3. Does the project site have value as habitat for endangered, rare or threatened species? The project site was previously developed with a motel and has no habitat value for endangered, rare or threatened species. 4. Would approval of the project result in any significant effects relating to traffic, noise, air quality, or water quality? a. Traffic: Construction - There would be a temporary minor increase in traffic due to construction vehicles during the construction phase. However, this impact would be temporary. No significant impacts would occur. Operation - The applicant is proposing to construct a 54-unit affordable senior (ages 62 and older) housing project that includes 44 one-bedroom units and 10 two-bedroom units. Parking is located on the ground floor with 42 parking spaces. The proposed project is replacing an existing 20-room motel that includes a 3-bedroom manager’s apartment unit. The project trip generation is estimated based on the trip rates published in the Institute of Transportation Engineers (ITE) Trip Generation Manual (9th Edition, 2012). The project trip generation calculation is based on the ITE Land Use Code 252 (Senior Adult House – Attached) which closely matches the project description. Including the existing trip credit for the existing motel, the proposed project will generate -3 net daily trips with -2 net AM peak hour trips and 3 net PM peak hour trips. The net change in vehicular trips would not create a significant traffic impact. Additionally, the City of Anaheim Traffic Study Guidelines state that a traffic study is required when a project’s trips generation is expected to exceed 100 vehicle trips in the AM or PM peak hour. The Proposed Project would generate traffic well below this threshold and therefore a traffic study is not required. Neither roadway segments nor immediately surrounding intersections would be significantly impacted as a result of the additional trips from the Proposed Project. b. Noise: Construction The Project would generate temporary noise during construction activities. Equipment used during construction could create noise impacts through the duration of the construction process. However, these impacts are temporary and would cease upon completion of construction. Chapter 6.70 of the City’s noise ordinance exempts construction noise between the hours of 7:00 a.m. and 7:00 p.m., Monday through Saturday Adherence to the City Noise ordinance would result in no significant impacts. Operation The Project is a 54-unit affordable senior (ages 62 and older) housing project that, when constructed, would generate noise impacts consistent with those of surrounding land uses. No significant impacts would occur. c. Air Quality: The Project site is located within SoCAB which is characterized by relatively poor air quality and is a Federal- and State-designated nonattainment area for O3, PM10 and PM2.5 (US EPA 2012). SCAQMD has established significance thresholds for both construction and operational activities relative to these criteria pollutants. Based on the following analysis, implementation of the Project would result in less than significant impacts relative to the daily significance thresholds for criteria air pollutant construction emissions established by the SCAQMD. Construction - The proposal consists of the construction of a 54-unit affordable senior (ages 62 and older) housing project on a 1.1-acre parcel. General construction activities, such as site preparation, including demolition of parking lot asphalt, grading, and travel by construction workers can contribute to air pollutants. All construction activities would comply with SCAQMD Rule 403 (SCAQMD 2005) regarding the control of fugitive dust emissions, and existing City dust suppression practices that minimize dust and other emissions. Such controls include frequent watering of the site, the covering and/or wetting of trucks hauling dirt, sand, soil or other loose materials off-site, street sweeping, as needed, to remove dirt dropped by construction vehicles or mud that would otherwise be carried off by trucks departing the site, suspending grading and excavation activities in high winds (25 miles per hour [mph] or more) as well as implementation of a traffic control plan to minimize traffic flow interference from construction activities, etc., that would be incorporated into the construction plans. Construction of the Project is conservatively anticipated to last 12 months and construction would be broken into three phases: demolition, grading, and building construction (which consists of building construction, paving, and architectural coating). Pollutant emissions resulting from Project construction activities were calculated using the CalEEMod model. Construction emissions are based on conservative assumptions, which imply a default equipment mix and a worst-case construction schedule. As shown in Table 1, entitled “Project-Related Construction and Operational Emissions,” the incremental increase in emissions from Project construction activities fall well below SCAQMD significance thresholds for regional emissions. Operation - The Project’s incremental increase in regional emissions resulting from operation of the Project would not exceed any SCAQMD thresholds. Mobile source emission calculations utilize the vehicle miles traveled (VMT) rate calculated by CalEEMod, based on the specific proposed land use and intensity. The daily VMT rate is based on the number of daily trips for each land use and applied to a commute percentage and an average trip length, both of which are land use specific values derived from CalEEMod. These values account for variations in trip frequency and length associated with commuting to and from the Project. Emission factors specific to the buildout year are projected based on SoCAB-specific fleet turnover rates and the impact of future emission standards and fuel efficiency standards. The increase in the consumption of fossil fuels to provide power, heat, and ventilation was considered in the calculations as stationary point source emissions. Future fuel consumption rates are estimated based on land use specific energy consumption rates. The emission factors used in this analysis represent a State-wide average of known power producing facilities, utilizing various technologies and emission control strategies, and do not take into account any unique emissions profile. At this time, these emission factors are considered conservative and representative. Area source emissions were calculated by CalEEMod and include emissions from natural gas and landscape fuel combustion, consumer products, and architectural coatings (future maintenance). As shown in Table 1, the operational emissions pollutant concentrations resulting from Project operation would not exceed SCAQMD thresholds. Therefore, air quality impacts would be less than significant. Table 1 Project-Related Construction and Operational Emissions Mass Daily Thresholds (pounds per day) VOC NOx CO SO2 PM10 PM2.5 Construction Emissions SCAQMD Threshold 75 100 550 150 150 55 2018 Project Emissions 20.29 64.26 31.55 .06 13.87 8.5 Exceed Threshold? NO NO NO NO NO NO Operational Emissions SCAQMD Threshold 55 55 550 150 150 55 Project Emissions 1.54 1.18 7.59 .01 1.0 .3 Exceed Threshold? NO NO NO NO NO NO Source of emissions: CalEEMod 2013.2.2 Source of thresholds: SCAQMD Regional emissions refer to the ambient conditions surrounding the site. Therefore, pollutant emissions associated with construction of the Project would be less than significant. Operational related impacts are typically associated with emissions produced from Project-generated vehicle trips. Based on the Project’s anticipated compliance with SCAQMD Rule 403 and the scale of development, it is anticipated that no significant impacts would occur to existing air quality standards. d. Water Quality: Grading and construction associated with site work on the project site would result in temporary disturbance of surface soils, which could potentially result in erosion and sedimentation on site, which are major visible water quality impacts attributable to construction activities. Any stockpiles of excavated areas would be susceptible to high rates of erosion from wind and rain and, if not manage properly, could result in increased sedimentation in local drainage ways. The Project must comply with the requirements of the National Pollutant Discharge Elimination System (NPDES) MS4 Permit. The NPDES MS4 Permit Program, which is administered in the project area by the City of Anaheim and County of Orange, issued by the Santa Ana Regional Water Quality Control Board (SARWQCB), helps control water pollution by regulating point sources that discharge pollutants into receiving waters. Project operation must also comply with the NPDES General Construction Permit. The contractor would be required to comply with Chapter 10.09 of the Anaheim Municipal Code, which prohibits the active or passive discharge or disposal of soil or construction debris into the storm drain. Additionally, the Project would be required to obtain coverage under the General Permit for Discharges of Storm Water Associated with Construction Activity (Construction General Permit Order 2009-0009-DWQ). Construction activities subject to the Construction General Permit includes clearing, grading, and disturbances to ground such as stockpiling or excavation. The Construction General Permit requires implementation of a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP would generally contain a site map showing the construction perimeter, existing and proposed buildings, storm water collection and discharge points, general pre- and post-construction topography, drainage patterns across the site, and adjacent roadways. The SWPPP must also include project construction features designed to protect against stormwater runoff, known as Best Management Practices (BMPs). Additionally, the SWPPP must contain a visual monitoring program; a chemical monitoring program for “non-visible” pollutants, should the BMPs fail; and a sediment monitoring plan, should the site discharge directly into a water body listed on the 303(d) list for sediment. Section A of the Construction General Permit describes the elements that must be contained in the SWPPP. Incorporation of these policies and ordinances and the requirements contained within would reduce project impacts to less than significant. 5. Can the project site be adequately served by all required utilities and public services? a. Fire Protection: The construction of a 54-unit affordable senior (ages 62 and older) housing project would result in a small increase of new residents, which could incrementally increase demands for fire protection services. However, the increased demand for fire protection services would be considered minimal and would be met with existing fire resources. Impacts to fire services are anticipated to be adequately funded by an increase in tax revenue, over an extended period of time, relative to the increase in development intensity. Additional fire personnel and associated facilities and equipment would be provided through the annual Operating Budget and Capital Improvement Program review process. Annually, Fire Department needs would be assessed and budget allocations revised accordingly to ensure that adequate levels of service are maintained throughout the City. Building plans submitted for new development on the project site would be required to comply with fire safety requirements. Additionally, development of the project site would not result in the need for new or physically altered fire protection facilities. Impacts to fire services would be less than significant. b. Police Protection: The construction of a 54-unit affordable senior (ages 62 and older) housing project would result in a small increase of new residents, which could incrementally increase demands for police services. Development of the project site would not result in the need for new or physically altered police protection facilities. Impacts to police services would be less than significant. c. Schools The Proposed Project would include the construction of a 54-unit affordable senior (ages 62 and older) housing project, resulting in a small increase of new residents. Based on the student generation rates of 0.406 for elementary students (Grades K-6), 0.144 for junior high school students (Grades 7-8), and 0.240 for high school students (Grades 9-12) per household provided in the Anaheim General Plan/Zoning Code Update EIR No. 3301, development of 54 new housing units would generate approximately 22 elementary students, 8 junior high students, and 13 high school students. However, since the housing is age restricted to senior citizens aged 62 and over and spouses or caregivers that are aged 45 and over, no school aged children should be in residence. Therefore, the Project would not significantly impact school services. In addition, payment of the appropriate school fees would be required for all new development in accordance with Senate Bill 50 (SB 50). The Proposed Project would be conditioned to pay the required fee as mandated by SB 50 to off-set the impact to school services. Pursuant to SB 50, payment of the school development fees are considered full mitigation. Impacts would be less than significant. d. Parks: The Proposed Project would generate a small increase of new residents that may utilize recreational facilities in the City. According to the Anaheim General Plan/Zoning Code Update EIR No. 330, the City has a goal of providing at least two acres of parkland per 1,000 residents. In order to help achieve this goal, AMC Section 17.34.010 requires residential developments to pay a park impact fee prior to the issuance of building permits in order to offset the increase in demand and use of recreational facilities. Therefore, no significant impacts would occur. 1 Table 5.13-14 of the Anaheim General Plan/Zoning Code Update EIR e. Other Public Facilities: The Proposed Project would generate a small increase of new residents that may utilize library facilities in the City. The City of Anaheim Public Library system consists of a Central Library, eight branches, the Heritage House (former Carnegie Library), and a BookMobile. The population increase of less than one half of a percent of the total City population would not significantly impact the Public Library system. As a result, impacts associated with library services and facilities would be less than significant. f. Wastewater/Sewer: The Project would be served by the Anaheim Public Works Department for wastewater (Sanitary Sewer) collection service. The Project is located within a developed area and there is an existing Public wastewater (Sanitary Sewer) main in Lincoln Avenue, adjacent to the Project. The project would be required to connect to this existing wastewater (Sanitary Sewer) line. The existing wastewater facilities are not identified as deficient in either the “Existing” or “Build-out” conditions in the latest Combined Central Anaheim Area Master Plan of Sanitary Sewers. Due to the small size of the project, no significant impacts on existing wastewater infrastructure would occur and the existing facilities would be adequate to serve the wastewater collection requirements of the Project. Impacts to wastewater treatment facilities (OCSD) would be less than significant. g. Storm Water Drainage: On-site drainage improvements proposed in conjunction with the proposed site work would be required to meet the City’s and Orange County Flood Control District’s flood control criteria including design discharges, design/construction standards and maintenance features. All new development projects in the City are also required to include specific design Best Management Practices to ensure that no stormwater runoff generated on site would be allowed to leave the site without pre-treatment for urban pollutants. The internal drainage patterns of the site would be slightly altered by Project development as the site is developed with a 54-unit affordable senior (ages 62 and older) housing project. However, the Project would not alter any drainage pattern in a manner that would result in substantial erosion or siltation on- or offsite. The Project would not involve an alteration of the course of a stream or river. Erosion and siltation impacts potentially resulting from the project would, for the most part, occur during the Project’s site preparation and earthmoving phase. Implementation of the NPDES permit requirements, as they apply to the site, would reduce potential erosion, siltation, and water quality impacts. Less than significant impacts would occur. h. Water Supplies: The City of Anaheim receives water from two main sources: the Orange County Groundwater Basin, which is managed by the Orange County Water District (OCWD), and imported water from the Metropolitan Water District of Southern California (MWD). Groundwater is pumped from 18 active wells located within the City, and imported water is delivered to the City through seven treated water connections and one untreated connection. According to the City of Anaheim 2016 Urban Water Management Plan (UWMP), local groundwater has been the least expensive and most reliable source of water supply for the City. The City depends heavily on the groundwater from the Orange County Groundwater Basin each year. The Project includes the development of 54-unit affordable senior (ages 62 and older) housing units. Due to the small size of the project, the supply of local water needed to support these units is not substantial. Therefore, the production rates of local wells would not be significantly impacted. Although the Project would result in an increased amount of impervious surfaces on the site, development would not result in a significant deficit in aquifer volume or a lowering of the local groundwater table. Less than significant impacts to groundwater supplies would occur. i. Solid Waste Disposal: Assembly Bill 939 requires local jurisdictions to divert at least 50 percent of their solid waste into recycling. As of 2012, the City is diverting approximately 65 percent of its waste into recycling. Waste from the City is currently being diverted to the Olinda Alpha Landfill in the City of Brea and the Frank R. Bowerman Landfill in the City of Irvine. Combined, the two landfills accept approximately 23,500 tons of waste per day, or over seven million tons annually. The project’s contribution of solid waste would be minimal and would not significantly impact landfill operations. No significant impacts would occur. j. Electricity: k. Natural Gas: l. Telephone Service: m. Television Service: The Project site is located in a built-out, urban setting. The site and the surrounding neighborhood are fully served by various utility service providers. There are no anticipated significant service or system upgrades needed to serve the proposed residential use. Any increase in demand for these services would be considered to be less than significant. ** Authority: See Public Resources Code Section 21083 and Section 15332 of Title 14 of the California Code of Regulations. DETERMINATION: I find that the answers given above are adequately supported by the information sources cited following each question and that the effects of the Project are typical of those generated within that class of projects (i.e., Class 32 – Infill Development Projects) characterized as in-fill development meeting the conditions of Section 15332 of Title 14 of the California Code of Regulations. The Project will not cause a significant effect on the environment and is, therefore, categorically exempt from the requirement for the preparation of environmental documents under the California Environmental Quality Act. 5/4/17 Signature of City of Anaheim Representative Date Christine Saunders, Associate Planner (714) 765-5238 Printed Name, Title Phone Number 10 E. Figueroa St., Ste. 1 • Santa Barbara, CA 93101 p: (805) 963-8283 • f: (805) 963-8184 www.rrmdesign.com a California corporation y Lenny Grant, Architect C26973 y Jerry Michael, PE 36895, LS 6276 y Jeff Ferber, LA 2844 May 5, 2017 Honorable Planning Commission City of Anaheim 200 South Anaheim Boulevard Anaheim, CA 92805 RE: Lincoln Avenue Senior Housing Dear Chair Caldwell and Members of the Commission, On behalf of Innovative Housing Opportunities (IHO), RRM Design Group (RRM) is pleased to submit this development application for an affordable senior rental apartment project located at 1248 E. Lincoln Avenue in the city of Anaheim. The project involves the demolition of an existing 20-room motel and the new construction of a 54-unit affordable rental apartment building reserved for senior citizens age 62 and over. IHO requests the approval of a lot-line adjustment, a zoning reclassification to RM-4, consistent with the site’s general plan land-use designation, and a density bonus and concessions pursuant to Chapter 18.52 of the Anaheim Municipal Code and California State Density Bonus Law (Cal Gov. Code §65915). Project Objectives IHO is a 501(c)(3) developer whose mission is to provide high-quality affordable housing to those most in need. Since 1976, IHO has taken a creative approach to executing its mission by cultivating relationships, identifying community assets, and leveraging its strengths with those of its partners. This project will provide new high-quality affordable rental apartments for seniors age 62 and up with incomes below 60% of the Area Median Income (AMI), representative of the extremely low, very low, and low income levels. The project will obtain funding from a variety of sources including competitive state affordable-housing tax credits. The building is anticipated to be designed with Spanish-Mediterranean style architecture, and offer amenities for residents including: communal courtyards, private outdoor patios, and an approximately 2,400 sf indoor community center. ATTACHMENT NO. 5 Planning Commission, City of Anaheim Lincoln Avenue Senior Housing May 5, 2017 Page 2 of 9 Existing Conditions & Zoning The site is located at 1248 E. Lincoln Avenue, and consists of a 44,250 sf parcel (APN 037-173- 026) and an approximately 3,750 sf vacant portion of the adjacent parcel to the south (APN 037-173-010). The Applicant is currently acquiring this property from the adjacent property owner, and is seeking a lot-line adjustment to combine this portion of Parcel 037-173-010 with APN 037-173-026, thus creating one lot totaling 48,000 sf, or 1.1 acres, in size. The site is rectangular shaped and generally level. A summary of existing on-site development is provided below: x APN 037-173-026 - This parcel is 44,250 sf and currently developed with a 20-room motel consisting of three single-story structures totaling approximately 9,000 sf, an outdoor pool which has been filled in, and a surface parking lot. The existing structures are in poor repair and are proposed to be demolished. x Portion of APN 037-173-010 - As noted above, the Applicant is currently acquiring the approximately 3,750 sf portion at the north end of this parcel from the adjacent property owner, and is seeking a lot line adjustment to combine it with APN 037-173- 026. This area is currently vacant and undeveloped. The site is designated as Medium Density Residential per the Anaheim General Plan, which is intended for the development of quality, multiple-family housing that is attractively designed and scaled to contribute to the neighborhood. This land use category is implemented by the RM-3 and RM-4 zones, and the permitted density is up to 36 dwelling units per gross acre. Typical development includes apartment complexes. There are multiple existing zoning designations associated with the site. The northern half of the property (APN 037-173-026) is zoned as General Commercial (C-G), while the southern half is zoned as Multiple Family Residential RM-3. The portion of APN 037-173-10 is zoned as RM-4. The Applicant is requesting a Zoning Reclassification to consolidate the site’s multiple zones to RM-4, which is consistent with the site’s Medium Density General Plan land-use designation. The surrounding neighborhood generally includes a mix of multi-family residential and neighborhood-serving commercial retail and service uses. The use immediately east of the site is zoned as RM-4 and developed with the Rockwood Apartments, a new three-story 70-unit affordable rental housing community recently completed by IHO. The properties south of the site are zoned as RM-4 and developed with two and three-story multi-family housing buildings which are accessed from E. Broadway. The properties to the southeast of the site are zoned as RS-2 and developed with single-family homes which are also accessed from E. Broadway. The property immediately west of the site is zoned as C-G and developed with a commercial building currently occupied by a towing company. Further west is a small shopping center with several neighborhood-serving businesses including a beauty salon, a pizza restaurant, and a small produce market and convenience store. The property to the north of the site across E. Lincoln Avenue is zoned as RM-4 and developed with the Lincoln Wood Apartments. The existing motel use on the site potentially conflicts with the primarily residential uses in the vicinity; Planning Commission, City of Anaheim Lincoln Avenue Senior Housing May 5, 2017 Page 3 of 9 however, the proposed new affordable senior rental apartments would be far more compatible and consistent with the surrounding residential and neighborhood-serving commercial uses. Project Description and Zoning Conformance As shown on the attached plans, the project involves the demolition of the existing motel, and the new construction of a 51,359 gross sf, 54-unit, three-story residential apartment building. The unit mix consists of 44 one-bedroom units with an average of 520 net sf, and 10 two- bedroom units averaging 839 net sf. The project will also feature amenities for residents including a 2,246 sf community space, and common outdoor courtyard areas for residents. Under the RM-4 zoning, 40 base-density units (1/1,200 sf lot area, or 36 du/ac) are allowed. Because 100% of the units will be restricted to seniors age 62 and up with incomes below 60% of the AMI, the Applicant is eligible for a 35% density bonus to allow 14 additional units pursuant to AMC §18.52 and State Density Bonus Law (Cal Gov. Code §65915). In addition, the Applicant is eligible to receive three development incentives/concessions and development standard waivers. The Applicant requests the following concessions and waivers at this time: Tier 1 requests per AMC 18.52: 1. Reduction in interior lot line setback requirements per 18.52 Table 52-G Setbacks from interior property lines Tier 2 request per AMC 18.52: 1. Reduction of the minimum floor area requirements for one bedroom units to 520 sf 2. Reduction in the minimum interior setback requirement where an 11 ft building setback along the east property line is proposed and a 15 ft building setback would be required, and a 0 ft landscape buffer is proposed along the west property line and a 5 ft landscape buffer is required for the area adjacent to a single-family zone (per AMC 18.52 Table 52- G Setbacks from interior property lines) Parking Reduction (Cal Gov. Code §65915(p)(3)(B)): 1. The Applicant requests a parking reduction pursuant to California Government Code §65915(p)(3)(B) to allow a parking ratio not to exceed 0.5 spaces per unit Site Coverage: Per the RM-4 development standards provided in AMC 18.06, the maximum site coverage for residential and accessory structures is 55%. The total residential development footprint is 17,989 sf (38%), below the maximum allowed in the R4 zone district. Setbacks: East Lincoln Avenue is designated as a Primary Arterial Street in the City’s General Plan Circulation Element. The front yard setback is established in AMC 18.06 and requires a 20 ft average structural setback from the street right-of-way. The proposed structure maintains the average 20 ft setback, and does not encroach more than 5 ft into the setback area. The common Planning Commission, City of Anaheim Lincoln Avenue Senior Housing May 5, 2017 Page 4 of 9 outdoor patio in the street setback area is 10 ft from the right-of-way, and does not impede the line of sight triangle. Pursuant to AMC 18.52 Table 52-G, the interior lot line setback requirements for three-story structures are 15 ft for buildings with a minimum 5 ft landscape buffer. In addition, the portion of the property adjacent to the single-family zone along the southwest portion of the site is required to provide a 35 ft setback with a 5 ft minimum landscape buffer. The Applicant is requesting a Tier 2 Density Bonus incentive to allow an 11 ft building setback along the east property line, and a 0 ft landscape setback along the west property line to accommodate the required fire truck turnaround, and to provide adequate parking along the driveway. The separation between the proposed building and the multi-family structure to the east will be approximately 26 ft, meeting all fire and safety requirements for building separation. The properties are currently separated by a 6 ft tall masonry wall, and the setback area will be landscaped with a variety of trees and groundcover which will provide a visual and physical buffer between the properties. The structure maintains an over 50 ft setback from the single-family residential zone to the west, well in conformance with the setback requirement. The reduction in the minimum landscape buffer along the west property line will not affect the adjacent residential property to the west as the area primarily abuts the Oak Street right-of-way, and the proposed vine pockets and decorative masonry wall in this area will provide opportunities for landscape screening and create a visual and physical buffer from the Oak Street neighborhood. A 5 ft landscape buffer is maintained elsewhere along this property line. The structure maintains a 15 ft 4 in structural setback and the 5 ft minimum landscape buffer along the south property line in conformance with the interior setback requirements. Height Limit The maximum height of the proposed three-story building is 39 ft 10 in and therefore conforms to the 40 ft and three-story maximum height limit in the RM-4 zone per AMC 18.06. Recreational and Leisure Space The minimum recreational and leisure space established pursuant to AMC 18.06 requires a total of 200 sf per dwelling unit provided in any combination of private or common recreational areas and landscaped areas. Based on the unit count, a total of 10,800 sf of recreational leisure space is required. The project provides a variety of common areas including an outdoor courtyard with seating and other amenities for use by residents, a fire pit area, and other common outdoor landscape and hardscape areas. Common indoor areas include a community room for various programs and events, a multi-purpose fitness room, computer room, T.V. room, health office, and other common lounge areas. In addition, private outdoor patios and balconies are provided for each unit. Planning Commission, City of Anaheim Lincoln Avenue Senior Housing May 5, 2017 Page 5 of 9 A total of 14,140 sf of common recreational leisure areas are provided including: x Courtyard: 1,108 sf x Common exterior areas: 9,738 sf x Fire pit area: 495 sf x Community space and lounges: 2,799 sf In addition to the common recreational and leisure areas, each unit has a private patio and/or balcony averaging 54 sf. Private outdoor areas total 3,197 sf. Parking The project meets the conditions of Cal Government Code §65915(p)(3)(B), as it is reserved for seniors age 62 and up, and it is located within 0.5 miles of a fixed bus route service that operates more than 8 times per day. Therefore, the City cannot impose a parking ratio that exceeds 0.5 spaces per unit, per State Density Bonus Law. The project includes 42 spaces, or approximately 0.8 spaces per unit, well above the required parking ratio under state law. Justification of Zoning Reclassification 1. Indicate how the proposed zone is necessary or desirable for the development of the community and in harmony with the objective of the City’s General Plan. As stated previously, there are multiple zoning designations associated with the site. The northern half of APN 073-173-26 is zoned as General Commercial (C-G), while the southern half of the parcel is zoned as Multiple Family Residential RM-3. The vacant 3,750 sf portion of APN 037-173-10 is zoned as RM-4. The site is designated as Medium Density Residential per the General Plan Land Use Element, which is implemented by the RM-3 and RM-4 zones and allows up to 36 units-per-acre. The Medium Density Residential designation is intended to provide a quality multiple-family living environment with design amenities, such as private open space or recreation areas, business services, or swimming pools. Typical development includes apartment complexes. The Applicant is requesting a Zoning Reclassification to consolidate the site’s multiple zones to RM-4, consistent with the General Plan Land Use Designation. 13,763 9,738 2,421 Planning Commission, City of Anaheim Lincoln Avenue Senior Housing May 5, 2017 Page 6 of 9 The project implements the following goals and policies of the City of Anaheim General Plan as described below: Land Use Element: Goal 2.1 – Continue to provide a variety of quality housing opportunities to address the City’s diverse housing needs. Policy 1 – Facilitate new residential development on vacant or underutilized infill parcels Policy 5 – Encourage a mix of quality housing opportunities in employment-rich and transit accessible neighborhoods Policy 6 – Ensure quality development through appropriate development standards and by adherence to related Community Design Element policies and guidelines Goal 3.1 Pursue land uses along major corridors that enhance the City’s image and stimulate appropriate development at strategic locations Policy 1 – Designate existing underutilized mid-block commercial uses for residential development or other alternate land uses, where appropriate Community Design Element: Goal 4.1 – Multiple-family housing is attractively designed and scaled to complement the neighborhood and provides visual interest through varied architectural detailing. Policy 1 – Reduce the visual impact of large-scale, multiple-family buildings by requiring articulated entry features, such as attractive porches, and detailed facade treatments, which create visual interest and give each unit more personalized design Policy 2 – Discourage visually monotonous, multiple-family residences by incorporating different architectural styles, a variety of rooflines, wall articulation, balconies, window treatments, and varied colors and building materials on all elevations Policy 6 – Provide usable common open space amenities. Common open space should be centrally located and contain amenities such as seating, shade and play equipment. Private open space may include courtyards, balconies, patios, terraces and enclosed play areas Policy 8 – Provide convenient pedestrian access from multiple-family development to nearby commercial centers, schools, and transit stops Planning Commission, City of Anaheim Lincoln Avenue Senior Housing May 5, 2017 Page 7 of 9 The project and requested zoning reclassification are consistent with the various land-use and community design goals and objectives outlined above. The proposed project is located in an urbanized area with a mix of primarily medium-density multi-family residential units and neighborhood serving commercial retail and services. The project will redevelop an underutilized commercial parcel and provide new high quality affordable rental housing for senior citizens. The site is within a quarter mile of the Lincoln/East OCTA Route 42 bus stop, as well as near many services and amenities located in the downtown area approximately one mile west of the site. It will provide over 10,800 sf of common recreational/leisure space and additional private outdoor areas for all units. The Spanish/Mediterranean architecture, featuring varied roof lines, colonnades, adorned balconies, and detailed façade treatments, will enhance the architectural character of the neighborhood and provide visual interest along the E. Lincoln Avenue corridor. Housing Element: The Housing Element provides for the identification and analysis of existing and projected housing needs and articulates the City’s official policies for the preservation, conservation, improvement, and production of housing within the City of Anaheim. Per the City’s Housing Element, senior citizen households (65 and up) represent nearly 10% of the City’s population, and over 50% of such households earn less than $35,000 annually, falling within the Extremely Low and Very Low-Income categories for the County of Orange. Consequently, 68% of elderly renter-occupied households experience overpayment in their housing costs. The Housing Element notes that the growing population of senior citizens is increasing demand for affordable housing, and that the City must address these needs by facilitating affordable housing projects designed for this population. The current Regional Housing Needs Assessment (RHNA) outlined in the Housing Element allocates the City of Anaheim’s share of the region’s extremely-low, very low, and low income housing at 2,163 new housing units. The proposed affordable senior rental housing project will contribute toward the City’s achievement of its RHNA housing goals. For the reasons stated above, the project is consistent with the applicable goals and objectives of the City’s General Plan. 2. Indicate how the proposed zone is compatible and complementary to existing permitted uses in the vicinity. The neighborhood generally includes a mix of multi-family residential and neighborhood serving commercial retail and service uses. The use immediately east of the site is zoned as RM-4 and developed with the Rockwood Apartments, a new three-story 70-unit affordable rental housing community recently completed by IHO. The properties south of the site are zoned as RM-4 and developed with 2 and three-story multi-family housing buildings which are accessed from E. Broadway. The properties to the southeast of the site are zoned as RS-2 and developed with Planning Commission, City of Anaheim Lincoln Avenue Senior Housing May 5, 2017 Page 8 of 9 single-family homes which are also accessed from E. Broadway. The property immediately west of the site is zoned as General Commercial C-G and developed with a commercial building currently occupied by a towing company. Further west is a small shopping center with several neighborhood-serving businesses including a beauty salon, a pizza restaurant, and a small produce market and convenience store. The property to the north of the site across E. Lincoln Ave. is zoned as RM-4 and developed with the Lincoln Wood Apartments. The existing motel use on the site potentially conflicts with the primarily residential uses in the vicinity; however, the proposed new affordable senior rental apartments would be far more compatible and consistent with the surrounding residential and neighborhood-serving commercial uses. The project also maintains an appropriate buffer from the single-family residential zone due to the increased structural setbacks from the west property line and the structure’s orientation toward the east of the site. 3. Indicate how the site is adequate in size and shape to accommodate development under the proposed zone and that adequate area is provided for all yards, setbacks, walls, landscaping, and other site development requirements in order to harmonize the potential use with existing or permitted uses in the same vicinity. The site is of adequate size to accommodate the proposed project. The project provides the required access to the site for fire and refuse services, maintains sufficient landscape and structural setbacks, appropriately locates and screens required on-site utilities, and provides the required recreational and leisure areas. Although the project requests density bonus concessions for reduced minimum unit size and interior lot-line setbacks, these modifications will not detrimentally impact residents of the property or for existing and potential future uses on adjacent properties as described below: x The reduced minimum unit sizes for one-bedroom units will not detrimentally affect the residents of neighboring properties, and is required to provide the total number of units proposed on the site. The units are approximately 520 net sf. This unit size is appropriate for senior apartments, and greater than the minimum sizes for TCAC funding. x The reduced structural setback will not detrimentally affect the residents of the neighboring property to the east as the separation between buildings will be approximately 26 ft, meeting all fire and safety requirements for building separation. The properties are currently separated by a 6-ft tall masonry wall and the setback area will be landscaped with a variety of trees and groundcover which will provide a visual and physical buffer between the properties. In addition, the reduction in the required landscape buffer along the west property line is required to provide the standard fire truck turnaround, and will not affect the adjacent residential property as the area with the reduced landscape buffer primarily abuts the Oak Street right- of-way. The proposed new wall and vine pockets will provide opportunities for landscape screening and create visual and physical separation between the property and the Oak Street neighborhood. Planning Commission, City of Anaheim Lincoln Avenue Senior Housing May 5, 2017 Page 9 of 9 Lastly, these concessions are necessary as they result in identifiable cost reductions to the project, and/or would otherwise physically preclude the development of the housing project with density bonus and qualified concessions. 4. Indicate how the site properly relates to streets and highways designed and improved to carry the type and quantity of traffic which may be generated in the immediate vicinity under the proposed zone. Lincoln Avenue is designated as a Primary Arterial Street in the City’s General Plan Circulation Element. Per the traffic generation analysis completed by Michael Baker International, the project will result in -4 net am peak hour trips and +1 net pm peak hour trips. In addition, there are no current or potential future impacted intersections identified in the General Plan Circulation Element within close proximity of the site. Conclusion In closing, we believe that this project will provide greatly needed housing opportunities for the City of Anaheim and helps achieve the City’s vision and goals. If you have any questions, please feel free to call me at your convenience. Sincerely, RRM DESIGN GROUP Tony Tomasello, LEED AP Senior Planner CC: Denice Wint, Innovative Housing Opportunities, Inc. ecmN:\0501\0503-01-RS16-Lincoln-Avenue-Senior-Housing\Planning\Entitlements\Application\act-170405 revised Application Project Letter-admin.docx RRM DESIGN GROU Tooooooooooooooooooooooooony Tomaseleeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeelo,LEED AP City of Anaheim COMMUNITY & ECONOMIC DEVELOPMENT H:\REPORTS\Planning Commission\2017 PC Meetings\05-15-2017_PC Meeting\Item No. 4 DEV2017-00004 (MIS2017-00649) njt\Attachments\ATT 6_ComDev Memo.doc To: Nick Taylor, Associate Planner From: Andy Nogal, Senior Project Manager Community and Economic Development Department c: David See, Principal Planner Date: May 8, 2017 RE: 1248 East Lincoln Avenue 54-Unit Senior Rental Housing Project Per your request, the Community & Economic Development Department’s financial consultant, Keyser Marston & Associates (KMA) reviewed the requested incentives for the proposed 54-unit senior rental housing development at 1248 East Lincoln Avenue. KMA’s analysis determined that the requested incentives by the Developer are warranted and must be provided to the project per State Density Bonus Law. State Law provides that an affordable housing development may request development incentives for the project that would otherwise have the effect of precluding the development of the project per the densities established under the City’s General Plan Land Use Plans and under State Density Bonus Law. Under the City’s Density Bonus Ordinance only twenty (20) percent of the units are required to be affordable to very-low income households at 50% or below of area median income. The proposed project will be 100% affordable and will provide one (1) manager unit, eight (8) extremely-low, thirty-five (35) very-low and ten (10) low income units for a total of 54 units. A total of 66% of the affordable units will be available to households at 50% or below of area median income. The balance of the units will be available 60% of area median income. ATTACHMENT NO. 6 H:\pdata\156894\Report\Affordable_Senior_Parking-2017_0504.docx AFFORDABLE SENIOR HOUSING PARKING DEMAND ANALYSIS City of Anaheim May 4, 2017 Prepared for: Innovative Housing Opportunities, Inc. 19772 MacArthur Boulevard, Suite 110 Irvine, CA 92612 5 Hutton Centre Drive Suite 500 Santa Ana, CA 92707 o: 949-472-3505 d: 949-855-5754 f: 949-472-8373 www.mbakerintl.com Prepared by: Tom Huang, TE Balaji Shivaji Aldrin Dorado, EIT JN: 156894 ATTACHMENT NO. 7 Affordable Senior Housing H:\pdata\156894\Report\Affordable_Senior_Parking-2017_0503.docx Parking Demand Analysis i TABLE OF CONTENTS 1.0 INTRODUCTION .................................................................................................................. 1 1.1 Study Area Locations ...................................................................................................... 1 1.2 Survey Time Period ........................................................................................................ 1 1.3 Survey Site Information ................................................................................................... 1 2.0 PARKING DEMAND ............................................................................................................. 3 3.0 PARKING RATES ................................................................................................................ 7 4.0 ESTIMATED PROJECT PARKING DEMAND ...................................................................... 9 5.0 TRIP GENERATION ........................................................................................................... 12 6.0 CONCLUSIONS ................................................................................................................. 13 Affordable Senior Housing H:\pdata\156894\Report\Affordable_Senior_Parking-2017_0503.docx Parking Demand Analysis ii LIST OF TABLES Table 1 – Affordable Senior Housing Survey Site Information..................................................... 2 Table 2 – Parking Demand Count for Sage Park Senior Apartment Homes - Parked Vehicles ... 4 Table 3 – Parking Demand Count for New Horizon Village Senior Apartment Homes - Parked Vehicles .................................................................................................................... 5 Table 4 – Summary of Parking Demand Counts ......................................................................... 6 Table 5 – Derived Parking Rates for Surveyed Sites .................................................................. 8 Table 6 – Project Parking Requirement Based on City Municipal Code .................................... 10 Table 7 – Estimated Project Parking Demand Based on Surveyed Parking Rates .................... 11 Table 8 – Project Trip Generation Calculation .......................................................................... 12 LIST OF EXHIBITS Exhibit 1 – Parking Demand Count for Sage Park Senior Apartment Homes - Parked Vehicles .............................................................................................................. 4 Exhibit 2 – Parking Demand Count for New Horizon Village Senior Apartment Homes - Parked Vehicles ................................................................................................. 5 APPENDICES Appendix A – Parking Survey Data Sheets ............................................................................... A Affordable Senior Housing H:\pdata\156894\Report\Affordable_Senior_Parking-2017_0503.docx Parking Demand Analysis 1 1.0 INTRODUCTION The purpose of this analysis is to establish a more land use specific parking demand rate for a typical affordable senior housing use based on survey of other similar affordable senior housing sites. The results of this analysis may be used as a tool by the City of Anaheim to determine the potential parking demand for this and other proposed affordable senior housing projects. The applicant is proposing to construct a 54-unit affordable senior (ages 62 and older) housing project that includes 44 one-bedroom units and 10 two-bedroom units. Parking is located on the ground floor with 42 parking spaces. The proposed project is replacing an existing 20-room motel that includes a 3-bedroom manager’s apartment unit. Based on the City’s parking requirement, the 42 parking spaces provided by the project do not meet the municipal code requirements for the senior housing land use. This parking study will determine the peak parking demand characteristics of the proposed project based on similar affordable senior housing developments for ages 62 and older in the City of Anaheim. This parking analysis has surveyed and documented existing parking demand at two existing affordable senior apartment homes that are both located in the City of Anaheim. The survey data is used to calculate the parking demand rates of the two senior housing sites based on the number of occupied housing units and the peak parking demand patterns recorded at each site. The parking demand for the two senior housing sites are assessed for typical weekday (Tuesday, Wednesday or Thursday) conditions. 1.1 Study Area Locations The overall parking demand data were conducted at the following two existing affordable senior housing projects in the City of Anaheim on a typical weekday: 1. Sage Park Senior Apartment Homes – 810 North Loara Street, Anaheim, CA 92801; and 2. New Horizon Village Senior Apartment Homes – 835 South Brookhurst Street, Anaheim, CA 92804. 1.2 Survey Time Period The parking demand survey data were collected from 8:00 AM to 8:00 PM on Wednesday, November 30, 2016. 1.3 Survey Site Information The Sage Park Senior Apartment Homes has a total of 100 affordable senior housing units with 56 two-bedroom units and 44 one-bedroom units. At the time of the parking survey, there are three (3) vacant two-bedroom units. Therefore, the occupied units include 53 two-bedroom units and 44 on-bedroom units for a total of 97 occupied units. The Sage Park Senior Apartment Homes is a gated community that has a gated on-site parking lot on the north side of the buildings which includes a total of 117 parking spaces with 107 assigned resident parking spaces, three (3) guest parking spaces, six (6) handicap parking spaces and one (1) office parking space. On-street parking is permitted on both sides of Loara Street. 1 Affordable Senior Housing H:\pdata\156894\Report\Affordable_Senior_Parking-2017_0503.docx Parking Demand Analysis 2 The New Horizon Village Senior Apartment Homes has a total of 78 affordable senior housing units which are all one-bedroom units. At the time of the parking survey, there is one (1) vacant one-bedroom unit. Therefore, therefore the occupied units include 77 occupied one-bedroom units. Even though the New Horizon Village Senior Apartment Homes is a gated community, the two on-site parking lots are not gated. The main parking lot is located on the northwestern portion of the site that has access to Colchester Drive, and it has 41 parking spaces. The secondary parking lot is located on the southeastern portion of site that has access to Brookhurst Street, and it has another 20 parking space. With the two parking lots, there is a total of 61 parking spaces. On-street parking is restricted on Brookhurst Street, but on-street parking is permitted on both sides of Colchester Drive. The number of residential dwelling units and the existing on-site parking capacity (number of available off-street parking spaces) for the two survey sites are listed in Table 1. It should be noted that the survey data only includes the parking demand activities that were observed at the on-site parking lots. Table 1 – Affordable Senior Housing Survey Site Information Occupied Vacant Occupied Vacant Sage Park Senior Apartment Homes 810 N.Loara Anaheim, CA, 92801 44 0 53 3 117 New Horizon Village Senior Apartment Homes 835 S.Brookhurst Street Anaheim, CA, 92804 77 1 - -61 Survey Site Site Address Parking Lot Capacity (Parking Spaces) One Bedroom Two Bedroom Dwelling Units 2 Affordable Senior Housing H:\pdata\156894\Report\Affordable_Senior_Parking-2017_0503.docx Parking Demand Analysis 3 2.0 PARKING DEMAND This section documents the existing parking demand (or physically occupied parking spaces) recorded for the two affordable senior housing survey sites. The parking demand counts were collected in 15-minute intervals from 8:00 AM to 8:00 PM on Wednesday, November 30, 2016. The peak hourly parking demand is determined based on the highest number of occupied parking spaces for a 15-minute period within the hour. Parking count data sheets are included in Appendix A. Table 2 summarizes the peak hourly parking demand for the Sage Park Senior Apartment Homes survey site, and Exhibit 1 graphically illustrates the surveyed hourly parking demand. As shown in Table 2, the following parking demand observations are made: · The maximum hourly parking demand is 79 vehicles which occurred between 6:00 PM and 7:00 PM. Table 3 summarizes the peak hourly parking demand for the New Horizon Village Senior Apartment Homes survey site, and Exhibit 2 graphically illustrates the surveyed hourly parking demand. As shown in Table 3, the following parking demand observations are made: · The maximum hourly parking demand is 41 vehicles which occurred between 8:00 AM and 9:00 AM, and between 6:00 PM and 7:00 PM. Table 4 summarizes the peak hourly parking demand for both survey sites. 3 8 AM - 9 AM 9 AM - 10 AM 10 AM - 11 AM 11 AM - 12 PM 12 PM - 1 PM 1 PM - 2 PM 2 PM - 3 PM 3 PM - 4 PM 4 PM - 5 PM 5 PM - 6 PM 6 PM - 7 PM 7 PM - 8 PMSurvey Site Table 2 : Parking Demand Count for Sage Park Senior Apartment Homes - Parked Vehicles Parking Lot Capacity Hourly Parking Demand Count Maximum Demand Sage Park Senior Apartment Homes 117 72 72 69 63 61 62 62 60 69 73 79 78 79 117 117 117 117 117 117 117 117 117 117 117 117 117 Parking Lot Capacity Exhibit 1 : Parking Demand Count for Sage Park Senior Apartment Homes - Parked Vehicles 0 10 20 30 40 50 60 70 80 90 100 110 120 8 AM - 9 AM 9 AM - 10 AM 10 AM - 11 AM 11 AM - 12 PM 12 PM - 1 PM 1 PM - 2 PM 2 PM - 3 PM 3 PM - 4 PM 4 PM - 5 PM 5 PM - 6 PM 6 PM - 7 PM 7 PM - 8 PM Sage Park…Parking Lot Capacity Pa r k e d V e h i c l e s Note: Highest parking demand shown in bold italics; other daily highest parking demand shown in bold H:\pdata\156894\Table\Senior_Housing_Parking_Survey.xlsx Affordable Senior Housing Parking Demand Analysis 4 8 AM - 9 AM 9 AM - 10 AM 10 AM - 11 AM 11 AM - 12 PM 12 PM - 1 PM 1 PM - 2 PM 2 PM - 3 PM 3 PM - 4 PM 4 PM - 5 PM 5 PM - 6 PM 6 PM - 7 PM 7 PM - 8 PM Table 3 : Parking Demand Count for New Horizon Village Senior Apartment Homes - Parked Vehicles Survey Site Parking Lot Capacity Hourly Parking Demand Count Maximum Demand New Horizon Village Senior Apartment Homes 61 41 38 37 39 38 38 38 40 39 40 41 40 41 61 61 61 61 61 61 61 61 61 61 61 61 61 Exhibit 2 : Parking Demand Count for New Horizon Village Senior Apartment Homes - Parked Vehicles Parking Lot Capacity 0 10 20 30 40 50 60 70 8 AM - 9 AM 9 AM - 10 AM 10 AM - 11 AM 11 AM - 12 PM 12 PM - 1 PM 1 PM - 2 PM 2 PM - 3 PM 3 PM - 4 PM 4 PM - 5 PM 5 PM - 6 PM 6 PM - 7 PM 7 PM - 8 PM New Horizon Village…Parking Lot Capacity Pa r k e d V e h i c l e s Note: Highest parking demand shown in bold italics; other daily highest parking demand shown in bold H:\pdata\156894\Table\Senior_Housing_Parking_Survey.xlsx Affordable Senior Housing Parking Demand Analysis 5 8 AM - 9 AM 9 AM - 10 AM 10 AM - 11 AM 11 AM - 12 PM 12 PM - 1 PM 1 PM - 2 PM 2 PM - 3 PM 3 PM - 4 PM 4 PM - 5 PM 5 PM - 6 PM 6 PM - 7 PM 7 PM - 8 PM Table 4 Summary of Parking Demand Count - Parked Vehicles Survey Site Parking Lot Capacity Hourly Parking Demand Count Maximum Demand Sage Park Senior Apartment Homes 117 72 72 69 63 61 62 62 60 69 73 79 78 79 New Horizon Village Senior Apartment Homes 61 41 38 37 39 38 38 38 40 39 40 41 40 41 117 117 117 117 117 117 117 117 117 117 117 117 117 Parking Lot CapacityNote: Highest parking demand shown in bold italics; other daily highest parking demand shown in bold H:\pdata\156894\Table\Senior_Housing_Parking_Survey.xlsx Affordable Senior Housing Parking Demand Analysis 6 Affordable Senior Housing H:\pdata\156894\Report\Affordable_Senior_Parking-2017_0503.docx Parking Demand Analysis 7 3.0 PARKING RATES This section presents the derived parking rates for the two surveyed affordable senior housing sites based on the correlation to the number of occupied dwelling units as well as the correlation to the number of bedrooms. To derive the parking rate correlated by number of occupied dwelling units, the maximum surveyed parking demand count is divided by the corresponding survey site’s number of occupied dwelling units to derive a ratio of one space per X number of dwelling units (1:units) of the affordable senior housing use. To derive the parking rate correlated by number of bedrooms, the maximum surveyed parking demand count is divided by the corresponding survey site’s number of occupied bedrooms to derive a ratio of one space per X number of bedrooms (1:bedrooms) of the affordable senior housing use. Table 5 summarizes the derived parking rates for the two affordable senior housing survey sites. As shown in Table 5: · The derived parking rates for the Sage Park Senior Apartment Homes are one space per 1.23 dwelling units (1:1.23 dwelling units or 0.81 space per dwelling unit ) or one space per 1.90 bedrooms (1:1.9 bedrooms or 0.53 space per bedroom); and · The derived parking rates for the New Horizon Senior Apartment Homes are one space per 1.88 dwelling units (1:1.88 dwelling units or 0.53 space per dwelling unit) or one space per 1.88 bedrooms (1:1.88 bedrooms or 0.53 space per bedroom). · The average derived parking rates for both survey sites are one space per 1.55 dwelling units (1:1.55 dwelling units or 0.67 space per dwelling unit) or one space per 1.89 bedrooms (1:1.89 bedrooms or 0.53 space per bedroom). It is recommended that the following two average parking rates be used to determine the potential parking demand for the proposed affordable senior housing project: · One space per 1.55 dwelling units (1:1.55 dwelling units or 0.67 space per dwelling unit); and · One space per 1.89 bedrooms (1:1.89 bedrooms or 0.53 space per bedroom) 7 1 Space: X DU X Space per DU 1 Space: X Bedroom X Space per Bedroom Sage Park Senior Apartment Homes 97 150 79 1:1.23 0.81 1:1.9 0.53 New Horizon Village Senior Apartment Homes 77 77 41 1:1.88 0.53 1:1.88 0.53 1:1.55 0.67 1:1.89 0.53 Derived Parking Rates for Surveyed Sites Table 5 Average Parking Rates Calculated Parking Rate Maximum Parking Demand Bedrooms in Occupied Units Occupied Dwelling Units (DU) Survey Site H:\pdata\156894\Table\Senior_Housing_Parking_Survey.xlsx Affordable Senior Housing Parking Demand Analysis 8 Affordable Senior Housing H:\pdata\156894\Report\Affordable_Senior_Parking-2017_0503.docx Parking Demand Analysis 9 4.0 ESTIMATED PROJECT PARKING DEMAND The applicant is proposing to construct a 54-unit affordable senior (ages 62 and older) housing project that includes 44 one-bedroom units and 10 two-bedroom units. Parking is located on the ground floor with 42 parking spaces. Based on the City’s parking requirement, the 42 parking spaces provided by the project do not meet the municipal code requirements for the senior housing land use. Table 6 shows the parking requirement per the City of Anaheim Municipal Code, which requires a total of 59 parking spaces based on one (1) space per one -bedroom unit and one and one-half (1.5) spaces per two-bedroom units because it is a density bonus project. Based on the parking code, the project has a parking deficit of 17 spaces. This parking study has determined the following reduced parking demand rates based on parking activity observed from other similar affordable senior housing developments for ages 62 and older: · One space per 1.55 dwelling units (1:1.55 dwelling units or 0.67 space per dwelling unit); and · One space per 1.89 bedrooms (1:1.89 bedrooms or 0.53 space per bedroom) Table 7 shows the project parking demand estimated based on the more land use specific parking rates derived from the parking survey. As shown in Table 7, the estimated parking demand for the proposed project at 100% occupancy is 35 parking spaces based on the derived parking rate of one space per 1.55 dwelling units (0.67 space per dwelling unit); or 34 parking spaces based on the derived parking rate of one space per 1.89 bedrooms (0.53 parking space per bedroom). The highest project parking demand at 100% occupancy would be 35 parking spaces. It should be noted that this assumed ratio represents a conservative estimate due to the disproportionately greater number of two bedroom units at the Sage Park Senior Apartments property. Since the proposed project is providing 42 parking spaces, there would be a surplus of 7 parking spaces. Based on this parking analysis, the project is providing adequate parking (42 spaces) for the proposed 54-unit affordable senior housing project. 9 Code Required Parking Space 44 DU 1 Space : 1 DU 44 10 DU 1.5 Spaces : 1 DU 15 59 42 Full Size Stall:40 Spaces Compact Stall:0 Spaces ADA Stall:2 Spaces Full Size Tandem Stall:0 Spaces Compact Size Tandem Stall:0 Spaces -17 0.71 * Table 6 DU = Dwelling Units Project Parking Requirement Based on City Municipal Code Senior Housing Note: Quantity* One-bedroom unit Parking Code Parking Code Requirement Off-Street Parking Supply Provided by the Project Parking Surplus (+) / Deficit (-) Per Municipal Code Parking Ratio (Supply / Required) Two-bedroom unit H:\pdata\156894\Table\Project_Parking_Calc.xlsx Affordable Senior Housing Parking Demand Analysis 10 DU BR DU BR 44 44 1 Space :1.55 DU 1 Space :1.89 BR 28.39 23.28 10 20 1 Space :1.55 DU 1 Space :1.89 BR 6.45 10.58 35 34 42 42 Full Size Stall:40 Spaces Compact Stall: 0 Spaces ADA Stall:2 Spaces Full Size Tandem Stall:0 Spaces Compact Size Tandem Stall: 0 Spaces +7 +8 1.20 1.24 * ¹ Estimated Project Parking Demand Based on Surveyed Parking Rates Table 7 Parking Requirement Off-Street Parking Supply Provided by the Project Parking Demand Parking Surplus (+) / Deficit (-) Per Parking Survey Quantity*Parking Survey Rates One-bedroom unit Two-bedroom unit Space Per DU¹ Space Per BR¹ Senior Housing Parking Ratio (Supply / Required) Note: DU = Dwelling Units; BR = Bedrooms Average rates were used from the parking survey H:\pdata\156894\Table\Project_Parking_Calc.xlsx Affordable Senior Housing Parking Demand Analysis 11 Affordable Senior Housing H:\pdata\156894\Report\Affordable_Senior_Parking-2017_0503.docx Parking Demand Analysis 12 5.0 TRIP GENERATION The applicant is proposing to construct a 54-unit affordable senior (ages 62 and older) housing project that includes 44 one-bedroom units and 10 two-bedroom units. Parking is located on the ground floor with 42 parking spaces. The proposed project is replacing an existing 20-room motel that includes a 3-bedroom manager’s apartment unit. The project trip generation is estimated based on the trip rates published in the Institute of Transportation Engineers (ITE) Trip Generation Manual (9th Edition, 2012). Table 8 shows the following ITE land use code that is similar with the project description: · Senior Adult Housing – Attached (ITE Land Use Code 252) Table 8 summarizes the project trip generation calculation based on the ITE Land Use Code 252 (Senior Adult House – Attached) which closely matches the project description. Table 8 also includes the existing trip credit for the existing motel. As shown in Table 8, the proposed project will generate -3 net daily trips with -4 net AM peak hour trips and 1 net PM peak hour trips. Basically, there will be no significant increase or decrease in project net trips. Table 8 – Project Trip Generation Calculation No.Land Use Code*Unit**Total In%Out%Total In%Out% 1 Apartments ITE 220 DU 6.65 0.51 20%80%0.62 65%35% 2 Senior Adult Housing - Attached ITE 252 DU 3.44 0.20 34%66%0.25 54%46% 3 Motel ITE 320 ORM 9.11 0.64 36%64%0.58 53%47% No.Land Use Total In Out Total In Out Existing A Motel 20 ORM 182 13 5 8 11 6 5 B Apartments 1 DU 7 2 1 1 2 1 1 189 15 6 9 13 7 6 Proposed C Senior Adult Housing - Attached 54 DU 186 11 4 7 14 8 6 -3 -4 -2 -2 1 1 - * ** Trip Generation Project 24-Hour Daily AM Peak Hour PM Peak Hour Quantity** Project 24-Hour Daily AM Peak Hour PM Peak Hour DU = Dwelling Units; ODU = Occupied Dwelling Units; OBD = Occupied Beds; ORM = Occupied Rooms Tr ip Rates No te Institute of Transportation Engineers (ITE), Trip Generation Manual , 9th Edition, 2012 Total Net Trips Existing Subtotal Trips 12 Affordable Senior Housing H:\pdata\156894\Report\Affordable_Senior_Parking-2017_0503.docx Parking Demand Analysis 13 6.0 CONCLUSIONS The applicant is proposing to construct a 54-unit affordable senior (ages 62 and older) housing project that includes 44 one-bedroom units and 10 two-bedroom units. Parking is located on the ground floor with 42 parking spaces. The proposed project is replacing an existing 20-room motel that includes a 3-bedroom manager’s apartment unit. Based on the City’s parking requirement, the 42 parking spaces provided by the project do not meet the municipal code requirements for the senior housing land use. The City of Anaheim Municipal Code requires a total of 59 parking spaces based on one (1) space per one-bedroom unit and one and one-half (1.5) spaces per two-bedroom units because it is a density bonus project. Based on the parking code, the project has a parking deficit of 17 spaces. This parking study has determined reduced parking demand rates based on parking activity observed from other similar affordable senior housing developments for ages 62 and older. The results of the parking survey of the two similar affordable senior housing sites during a typical weekday indicate: · The maximum parking demand for Sage Park Senior Apartment Homes is 79 vehicles which occurred between 6:00 PM and 7:00 PM; · The maximum parking demand for New Horizon Village Senior Apartment Homes is 41 vehicles which occurred between 8:00 AM and 9:00 AM and, 6:00 PM and 7:00 PM; · The derived parking rates for the Sage Park Senior Apartment Homes are one space per 1.23 dwelling units (1:1.23 dwelling units or 0.81 space per dwelling unit) or one space per 1.90 bedrooms (1:1.9 bedrooms or 0.53 space per bedroom); · The derived parking rates for the New Horizon Senior Apartment Homes are one space per 1.88 dwelling units (1:1.88 dwelling units or 0.53 space per dwelling unit) or one space per 1.88 bedrooms (1:1.88 bedrooms or 0.53 space per bedroom); · The average derived parking rates for both survey sites are one space per 1.55 dwelling units (1:1.55 dwelling units or 0.67 space per dwelling unit) or one space per 1.89 bedrooms (1:1.89 bedrooms or 0.53 space per bedroom); It is recommended that the following two average parking rates be used to determine the potential parking demand for the proposed affordable senior housing project: · One space per 1.55 dwelling units (1:1.55 dwelling units or 0.67 space per dwelling unit); and · One space per 1.89 bedrooms (1:1.89 bedrooms or 0.53 space per bedroom) The estimated parking demand for the proposed project is 35 parking spaces based on the derived parking rate of one space per 1.55 dwelling units (0.67 space per dwelling unit); or 34 parking spaces based on the derived parking rate of one space per 1.89 bedrooms (0.53 parking space per bedroom). The most conservative project parking demand would be 35 parking spaces; however, because this ratio (1:1.55) was derived from the Sage Park Senior Apartment Homes property which has a disproportionately greater number of two bedroom units 13 Affordable Senior Housing H:\pdata\156894\Report\Affordable_Senior_Parking-2017_0503.docx Parking Demand Analysis 14 than the proposed project, there is sufficient evidence to suggest that the actual peak parking demand may be lower than 35 spaces. Regardless, because the proposed project is providing 42 parking spaces, there would be a surplus of 7 parking spaces even in the most conservative scenario. Based on this parking analysis, the project is providing adequate parking (42 spaces) for the proposed 54-unit affordable senior housing project. The project trip generation is estimated based on the trip rates published in the Institute of Transportation Engineers (ITE) Trip Generation Manual (9th Edition, 2012). The project trip generation is estimated based on the ITE Land Use Code 252 (Senior Adult House – Attached) which closely matches the project description. The calculation also includes the existing trip credit for the existing motel. Overall, the proposed 54-unit affordable senior housing project will generate -3 net daily trips with -4 net AM peak hour trips and 1 net PM peak hour trips. Basically, there will be no significant increase or decrease in project net trips. 14 Affordable Senior Housing H:\pdata\156894\Report\Affordable_Senior_Parking-2017_0503.docx Parking Demand Analysis A Ap pendix A – Parking Survey Data Sheets A - 1 Survey Site Dwelling Unit (DU) Bedroom (BR) 8 AM - 9 AM 9 AM - 10 AM 10 AM - 11 AM 11 AM - 12 PM 12 PM - 1 PM 1 PM - 2 PM 2 PM - 3 PM 3 PM - 4 PM 4 PM - 5 PM 5 PM - 6 PM 6 PM - 7 PM 7 PM - 8 PM 1 Space: X DU X Space per DU 1 Space: X Bedroom X Space per Bedroom Demand 72 72 69 63 61 62 62 60 69 73 79 78 79 Utilization 62% 62% 59% 54% 52% 53% 53% 51% 59% 62%68%67%68% Demand 41 38 37 39 38 38 38 40 39 40 41 40 41 Utilization 67%62% 61% 64% 62% 62% 62% 66% 64% 66%67%66%67% 1:1.55 0.67 1:1.89 0.53 0.53 0.53 0.81 0.53 Appendix A 1:1.88 1:1.9 1:1.88 Ne w H o r i z o n V i l l a g e Se ni o r A p a r t m e n t H o m e s 77 61 11/30 Wed.77 150 Sa ge P a r k Se ni o r A p a r t m e n t H o m e s Parking Rates 97 117 Parking Capacity (Space) Parking Count Summary Count Date Day of Week Parking Data Type Hourly Parking Demand Maximum Demand/ Utilization Average Parking Rates 11/30 Wed.1:1.23 Senior Apartment Homes H:\pdata\156894\Table\Senior_Housing_Parking_Survey.xlsx Affordable Senior Housing Parking Demand Analysis A - 2 © C o p y r i g h t - R R M D e s i g n G r o u p DATE PROJECT NUMBER10 E. Figueroa St., Suite 1 Santa Barbara, CA 93101 Tel: 805.963.8283 Fax: 805.963.8184 www.rrmdesign.comRRM Design Group 5 / 9 / 2 0 1 7   1 1 : 5 1 : 3 9   A M C : \ U s e r s \ s h a b i b \ D o c u m e n t s \ A n a h e i m   S e n i o r   A p a r t m e n t s   ‐   C e n t r a l   N e w _ s h a b i b . r v t Sandman Senior Apartments Cover Sheet 1248 E. Lincoln Ave.Anaheim, California 92805 0503-01-RS1605/09/2017 A0Cover Sheet Pr o j e c t D e s c r i p t i o n : Ne w t h r e e - s t o r y S p a n i s h s t y l e b u i l d i n g f o r af f o r d a b l e s e n i o r ho u s i n g . T h e b u i l d i n g c o n s is t s o f 4 4 o n e b e d r o o m u n it s , 1 0 t w o b e d r o o m u n i t s , co m m u n i t y s p a c e , a f i r e p i t a n d c o u r t y a r d . Pr o j e c t A d d r e s s : 1 2 4 8 E . L i n c o l n A v e. A n a h e i m C A , 9 2 8 0 5 As s e s s o r ' s P a r c e l # : 03 7 - 1 7 3 - 2 6 ; P o r t io n o f 0 3 7 - 1 7 3 - 1 0 Ex i s t i n g L a n d U s e Z o n e : C - G G e n e r a l C o m m e r c i a l , R M - 3 M u l t i p l e F a m i l y R e s i d e n t i a l & R M - 4 M u l t i p l e F a m i l y R e s i d e n t i a l Ex i s t i n g U s e : Mo t e l Pr o p o s e d L a n d U s e Z o n e : R M - 4 M u l t i p l e F a m i l y R e s i d e n t i a l Lo t A r e a : 48 , 0 0 0 S F ( 1 . 1 A c r e s ) Si t e C o v e r a g e : Re q u i r e d : 5 5 % M a x i m u m Pr o p o s e d : 3 8 % Lo t A r e a D e n s i t y : Re q u i r e d : U p t o 3 6 D U / A C . Pr o p o s e d : 4 9 D U / A C ( w i t h d e n s i t y b o n u s ) . Se t b a c k s : RM - 4 R e q u i r e d S e t b a c k s Fr o n t : 20 ' A v e r a g e In t e r i o r L o t L i n e : 2 0 ' m i n i m u m w i t h 5' l a n d s c a p e m i n i m u m Re a r : 2 0 ' m i n i m u m w i t h 5' l a n d s c a p e m i n i m u m In t e r i o r L o t L i n e A d j a c e n t t o S F R Z o n e : 35 ' m i n i m u m w i t h 1 0 ' l a n d s c a p e m i n . Pr o p o s e d P r o j e c t S e t b a c k s : Fr o n t ( N o r t h ) : 2 0 ' a v e r a g e w i t h 1 5 ' 6 ' ' l a n d s c a p e Re a r ( S o u t h ) : 1 5 ' 4 ' ' w i t h m i n. 5 ' l a n d s c a p e Ea s t : 1 1 ' w i t h m i n . 5 ' l a n d s c a p e We s t : 53 ' 1 0 ' ' w i t h 5 ' l a n d s c a p e He i g h t L i m i t : f o r RM - 4 z o n i n g t h e m a x i m u m s t r u c t u r a l h e i g h t i s 4 0 ' a n d 3 s t o r i e s . Pr o p o s e d Bu i l d i n g H e i g h t : 3 s t o r i e s a t 3 9 ' 1 0 ' ' . Lo t W i d t h : Re q u i r e d : 7 0 ' M i n i m u m Pr o p o s e d : 15 0 ' Un i t B r e a k d o w n : Mo b i l i t y A c c e s s i b l e U n i t s ( 1 1 B ) : 44 o n e b e d r o o m s 10 t w o b e d r o o m s TO T A L : 54 b e d r o o m s Mi n i m u m U n i t A r e a s : 70 0 S F f o r o n e b e d r o o m 82 5 S F f o r t w o b e d r o o m Pr o p o s e d U n i t A r e a s : 52 0 S F ( l i v a b l e a r e a ) f o r o n e b e d r o o m 83 9 S F ( l i v a b l e a r e a ) f o r t w o b e d r o o m Pa r k i n g : Re q u i r e d (p e r s t a t e d e n s i t y b o n u s l a w) : 0 . 5 s p a c e s p e r u n i t . Re q u i r e d : 27 Pr o v i d e d : 4 2 1 A D A V a n 1 A D A S t a n d a r d 42 S p a c e s T o t a l Re q u i r e d P r i v a t e O u t d o o r S t o r a g e : 1 0 0 c u f t . m i ni m u m p e r u n i t . Pr o v i d e d P r i v a t e O u t d o o r S t o r a g e : 1 0 0 c u f t . p e r u n i t . Re c r e a t i o n a l L e i s u r e S p a c e : Mi n i m u m r e c r e a t i o n a l - l e i s u r e a r e a : 2 0 0 S F / D U ( 5 0 S F o f e a c h m u s t b e d e s i g n e d f o r a s p e c i f i c a c t i v i t y ) . ( 2 0 0 S F / D U x 5 4 u n i t s = 10 , 8 0 0 S F t o t a l ) Th e o u t d o o r c o m m o n r e c r e a t i o n a l - l e i s u r e s p a c es m a y e x t e n d i n t o r e q u i r e d r e a r y a r d se t b a c k s o r s i d e y a r d s e t b a c k s n o t a b u t t i ng a p u b l i c o r p r i v a t e s t r e e t a n d , i n a n y e v e n t , sh a l l b e l a n d s c a p e d a n d s c r e e n e d f r om a d j a c e n t s t r e e t s a n d a r t e ri a l h i g h w a y s , b y e i t h e r so l i d b u i l d i n g w a l l s , o r a m i n i mu m 6 ' d e c o r a t i v e b l o c k w a l l . Pr i v a t e R e c r e a t i o n / L e i s u r e S p a c e : An y p r i v a t e p a t i o s f o r g r o u n d f l oo r u n i t s s h a l l b e n o t l e s s t h a n 1 0 0 S F i n a r e a , w i t h a mi n i m u m d i m e n s i o n o f 8 ' . I n a l l m u l t i p le - f a m i l y r e s i d e n t ia l z o n e s , p r i v a t e b a l c o n i e s f o r dw e l l i n g u n i t s l o c a t e d e n t i r e l y a b o v e t h e g r o u n d fl o o r s h a l l b e n o t l e s s th a n 7 0 S F i n a r e a , wi t h a m i n i m u m d i m e n s i o n o f 7 ' . B a l c o n y r a i l s s h a l l b e f i f t y p e r c e n t (5 0 % ) f i n i s h e d w i t h a pe r m a n e n t b u i l d i n g m a t e r i a l t ha t m a t c h e s o r i s o t h e r w i s e co m p a t i b l e w i t h t h e b u i l d i n g . Pr o p o s e d R e c r e a t i o n / L e i s u r e S p a c e : 1 3 , 7 6 3 S F f o r c o m m o n r e c r e a t i o n / l e i s u r e ar e a s , a n d 3 , 1 9 7 S F f o r p r i v a t e r e c r e a t i o n / l e i s u r e a r e a s . La n d s c a p i n g : A m i n i m u m o f 1 t r e e f o r e v e r y 20 l i n e a r f e e t o f s t re e t f r o n t a g e s h a l l b e p l a n t e d i n t h e se t b a c k a d j a c e n t to t h e s t r e e t . Si t e A r e a B r e a k d o w n Bu i l d i n g F o o t p r i n t : 17 , 9 8 9 S F Pa r k i n g & D r i v e w a y : 14 , 7 6 8 S F La n d s c a p e & H a r d s c a p e : 1 5 , 2 4 3 S F TO T A L : 48 , 0 0 0 SF Bu i l d i n g A r e a ( G r o s s ) B r e a k d o w n Le v e l 1 : 17 , 9 8 9 S F Le v e l 2 : 16 , 5 2 6 S F Le v e l 3 : 16 , 5 2 6 S F TO T A L : 51 , 3 5 9 S F De n s i t y B o n u s C o n c e s s i o n s : - R e d u c e d i n t e r i o r lo t l i n e s e t b a c k s . - R e d u c e d m i n i m u m u n i t s i z e s . Pr o j e c t D a t a Architectural A0 C o v e r S h e e t A1 P r o j e c t P h o t o g r a p h s A2 S i t e P l a n A2.1 C o n c e p t u a l L a n d s c a p e P l a n A2.2 R e c r e a t i o n / L e i s u r e A r e a s A3 L e v e l 1 & 2 F l o o r P l a n s A4 L e v e l 3 F l o o r Plan & Roof Plan A5 U n i t P l a n s A6 E x t e r i o r E l e v a t i o n s A7 L i n c o l n A v e . P e r s p e c t i v e A8 C o l o r s & M a t e r i a l s B o a r d Civil C-1 P r e l i m i n a r y M a s t e r U t i l i t y C-2 P r e l i m i n a r y G r ading and Drainage Plan 2016 California Building Code 2016 California Plumbing Code 2016 California Electrical Code 2016 California Fire Code 2016 California Energy Code 2016 California Admi nistration Code 2016 California Referenced Standards Code 2016 California Green Building Standards 2016 Anaheim Municipal CodeApplicable CodesSheet IndexProject Team Developer:Architect:RRM Design Group 10 East Figueroa St., Suite 1 Santa Barbara, CA 93101 Tel:(805) 963-8283 Fax:(805) 963-8184 Contact:Scott HopkinsInnovative Housing Opportunities, Inc.19772 MacArthur Blvd, Suite 110 Irvine, CA 92612 Tel:(949) 863-9740 Fax:(949) 863-9746Vicinity Map Civil:RRM Design Group 10 East Figueroa St., Suite 1 Santa Barbara, CA 93101 Tel:(805) 963-8283 Fax:(805) 963-8184 Contact: Michael Hamilton Li n c o l n A v e n u e V i e w Planning Consultant:RRM Design Group 10 East Figueroa St., Suite 1 Santa Barbara, CA 93101 Tel:(805) 963-8283 Fax:(805) 963-8184 Contact: Anthony TomaselloATTACHMENT NO. 8 © C o p y r i g h t - R R M D e s i g n G r o u p DATE PROJECT NUMBER10 E. Figueroa St., Suite 1 Santa Barbara, CA 93101 Tel: 805.963.8283 Fax: 805.963.8184 www.rrmdesign.comRRM Design Group 5 / 9 / 2 0 1 7   1 1 : 5 1 : 5 8   A M C : \ U s e r s \ s h a b i b \ D o c u m e n t s \ A n a h e i m   S e n i o r   A p a r t m e n t s   ‐   C e n t r a l   N e w _ s h a b i b . r v t Sandman Senior Apartments Project Photographs 1248 E. Lincoln Ave.Anaheim, California 92805 0503-01-RS1605/09/2017 A1Project Photographs BC DE F GH I J K LM N O P AB C D EF G H I,JK L M N O P A L i n c o l n A v e . 8 5 ' - 0 " 5 ' - 1 0 " C l e a r 2 5 ' - 0 " 12 ' - 0 " 5 ' - 0 " 9 ' - 0 " (4 ) S p a c e s @ 8 ' - 6 " E a c h 34 ' - 0 " 5 ' - 0 " 6' - 6 " 5' - 0 " (7 ) S p a c e s a t 8 ' - 6 " E a c h 59 ' - 6 " 5 ' - 0 " (5 ) S p a c e s a t 8 ' - 6 " E a c h 42 ' - 6 " 28' - 0" R 1 7 ' - 6 " R 1 7 ' - 6 " 1 1 ' - 1 0 " 1 8 ' - 0 " 2 5 ' - 0 " 1 8 ' - 0 " T r a s h S t a g i n g A r e a Ba c k f l o w Pr e v e n t e r Fi r e H y d r a n t 1 1 5 ' Fi r e H y d r a n t 9 5 ' Fire Department "T" Turnaround Tr a n s f o r m e r o n Co n c r e t e P a d Ne w M a s o n r y W a l l t o M a t c h E x i s t i n g Fr o n t Y a r d A v e r a g e Se t b a c k C a l c s . 1 5 7 SF o f a r e a l e s s t h a t 20 ' s e t b a c k 30 3 S F G r e a t e r th a n 2 0 ' s e t b a c k Fire Pit Co v e r e d L o g g i a Decorative Hardscape Shuffle Board Gr o u n d F l o o r P a t i o , T y p . No t e : S e e C i v i l f o r Si d e w a l k & P a r k w a y Di m e n s i o n s Va n Ac c e s s i b l e Va n Ac c e s s i b l e / EV r e a d y EV Re a d y Mu l t i - F a m i l y R e s i d e n t i a l RM - 4 Mu l t i - F a m i l y R e s i d e n t i a l RM - 3 & R M - 4 Multi-Family Residential RM-4 Multi-Family Residential RM-4 Si n g l e - F a m i l y R e s i d e n t i a l RS - 2 Ge n e r a l C o m m e r c i a l C- G Ge n e r a l C o m m e r c i a l C- G Setback15' - 4" Ac c e s s i b l e P a t h o f T r a v e l Ac c e s s i b l e P a t h o f T r a v e l Ex i s t i n g W a l l Pr o p o s e d W a l l Existing Wall Ex i s t i n g W a l l N 1 4 ° 2 6 ' 3 0 ' ' W 8 2 4 . 8 3 ' ( 8 2 4 . 7 4 ' ) N 7 5 ° 3 1 ' 2 6 ' ' E 1 5 0 . 0 0 ' N 75° 31'26'' E 150.00' N 1 4 ° 2 6 ' 3 0 ' ' W 8 2 4 . 9 0 ' ( 8 2 4 . 8 3 ' ) 36 ' ' G a t e St o r a g e , T y p . F i r e D e p t . A c c e s s M i n . 6 ' C l e a r F o r Te l e s c o p i n g Ga t e (1 ) S p a c e a t 8 ' - 6 ' ' 25 ' - 6 " 5' - 0 " (3 ) S p a c e s a t 8 ' - 6 ' ' E a c h 25 ' - 6 " 9' - 0 " 5' - 0 " 12 ' - 0 " (5 ) S p a c e s a t 8 ' - 6 ' ' E a c h 42 ' - 6 " 5' - 0 " (6 ) S p a c e s a t 8 ' - 6 ' ' E a c h 51 ' - 0 " 5' - 0 " (7 ) S p a c e s a t 8 ' - 6 ' ' E a c h 59 ' - 6 " Setback 11' - 0" 6 ' 1 ' ' C l e a r Ya r d S e t b a c k 20 ' - 0 " F r o n t 1 8 ' - 0 " 5 ' - 0 " 1 1 ' - 0 " 28' - 0"5' - 0" 31 7 ' - 0 " 15 ' ' M i n . L a n d s c a p e 15 ' - 9 3 / 4 " 16 8 1 3 14 1 8 19 2 0 2 6 2 9 3 1 3 6 35 4 2 20' Clear 10 ' - 0 " Li n e o f S i g h t Tr i a n g l e No t h i n g o v e r 2 ' Co m m u n i t y Ro o m He a l t h Of f i c e Wo r k o u t Ro o m Ma n a g e r ' s Of f i c e Co u r t y a r d Lo u n g e Pa t i o Co m p u t e r Ro o m T r a s h R o o m Si d e w a l k 6' W a l l 80' - 0" 22 ' - 6 " 17' - 6" 5 ' 1 ' ' + / - Decorative Hardscape 1 5 0 ' - 0 " 5 ' - 0 " Pr e v i o u s P r o p e r t y Li n e . 3' - 0 " 6' - 6 " 6 ' - 1 1 " El e v . El e v . 1 4 ' - 2 1 3 1 / 2 5 6 " Tu r n - a r o u n d . No P a r k i n g 39 59 ' + / - Ke y p a d w/ I n t e r c o m fo r G a t e Unit Count 1 Bedroom Units @ 520 SF: 44 2 Bedroom Units @ 839 SF: 10 Total Units: 54 (49 DU/AC)Parking Count 42 Uncovered 42 Total Private Exterior Storage 54 Storage Rooms @ 100 cu. ft.Site Area Breakdown Building Footprint: 1 7 , 9 8 9 S F Parking & Driveway: 1 4 , 7 6 8 S F Landscape & Hardscape: 1 5 , 2 4 3 S F TOTAL: 48,000 SF Building Area (Gross) Breakdown Level 1 1 7 , 9 8 9 S F Level 2 1 6 , 6 8 5 S F Level 3 1 6 , 6 8 5 S F TOTAL: 51,359 SF © C o p y r i g h t - R R M D e s i g n G r o u p DATE PROJECT NUMBER10 E. Figueroa St., Suite 1 Santa Barbara, CA 93101 Tel: 805.963.8283 Fax: 805.963.8184 www.rrmdesign.comRRM Design Group 5 / 9 / 2 0 1 7   1 1 : 5 1 : 5 9   A M C : \ U s e r s \ s h a b i b \ D o c u m e n t s \ A n a h e i m   S e n i o r   A p a r t m e n t s   ‐   C e n t r a l   N e w _ s h a b i b . r v t Sandman Senior Apartments Site Plan 1248 E. Lincoln Ave.Anaheim, California 92805 0503-01-RS1605/09/2017 A2Site Plan 1 / 1 6 " = 1 ' - 0 " 1 Si t e Project North True North En t r y Tr a s h Pe r m e a b l e S u r f a c e . S e e C i v i l Co u r t y a r d Fire PitInfiltration Trenc h. See Civil Co m m o n Pa t i o El e c . T r a n s f o r m e r Pr o v i d e L a n d s c a p e S c r e e n i n g Ba c k f l o w P r e v e n t e r Pr o v i d e L a n d s c a p e S c r e e n i n g Decorative Paving Pattern Vine Pockets Wa t e r M e t e r Pr o v i d e La n d s c a p e Sc r e e n i n g Community Gardens © C o p y r i g h t - R R M D e s i g n G r o u p DATE PROJECT NUMBER10 E. Figueroa St., Suite 1 Santa Barbara, CA 93101 Tel: 805.963.8283 Fax: 805.963.8184 www.rrmdesign.comRRM Design Group 5 / 9 / 2 0 1 7   1 1 : 5 2 : 0 0   A M C : \ U s e r s \ s h a b i b \ D o c u m e n t s \ A n a h e i m   S e n i o r   A p a r t m e n t s   ‐   C e n t r a l   N e w _ s h a b i b . r v t Sandman Senior Apartments Conceptual Landscape Plan 1248 E. Lincoln Ave.Anaheim, California 92805 0503-01-RS1605/09/2017 A2.1Conceptual Landscape PlanProject North True North 1 / 1 6 " = 1 ' - 0 " 1 Co n c e p t u a l L a n d c a p e P l a n General Notes:-A minimum of 1 tree for every 20 linear feet of street frontage shall be planted in the setbac k adjacent to the street.-All fences, walls and tr ash enclosures containing solid surfaces which are visible from any public right-of-way or private street shall be planted with eit her clinging non-deciduous vines or fast-growing shrubbery that will screen the fence or wall surface so as to minimize graffiti opportunities.-All trees shall be ch osen from the City ’s Street Tree List Co m m o n Ex t e r i o r 10 1 3 S F Co u r t y a r d 11 0 8 S F Lo u n g e 1 7 5 S F Fi r e P i t 49 5 S F Co m m o n E x t e r i o r 33 0 3 S F Co m m o n Ex t e r i o r 38 7 6 S F Co m m o n Ex t e r i o r 82 3 S F Co m m u n i t y Sp a c e 22 4 6 S F Co m m o n Ex t e r i o r 36 1 S F Co m m o n Ex t e r i o r 36 3 S F © C o p y r i g h t - R R M D e s i g n G r o u p DATE PROJECT NUMBER10 E. Figueroa St., Suite 1 Santa Barbara, CA 93101 Tel: 805.963.8283 Fax: 805.963.8184 www.rrmdesign.comRRM Design Group 5 / 9 / 2 0 1 7   1 1 : 5 2 : 0 3   A M C : \ U s e r s \ s h a b i b \ D o c u m e n t s \ A n a h e i m   S e n i o r   A p a r t m e n t s   ‐   C e n t r a l   N e w _ s h a b i b . r v t Sandman Senior Apartments Recreation/Leisure Areas 1248 E. Lincoln Ave.Anaheim, California 92805 0503-01-RS1605/09/2017 A2.2Recreation/Leisure Areas 1 / 1 6 " = 1 ' - 0 " 1 Le v e l 1 1 / 1 6 " = 1 ' - 0 " 2 Le v e l 2 1 / 1 6 " = 1 ' - 0 " 3 Le v e l 3 Common Recreation/Leisure Areas Area N a m e Level 1 Common Recreation 9739 SF C o m m o n E x t e r i o r 2246 SF C o m m u n i t y S p a c e 1108 SF C o u r t y a r d 495 SF F i r e P i t 175 SF L o u n g e 13763 SF 13763 SF C 14 1 12 11 13 10 9 7 6 5 4 3 8 D E E 2 2 Be d r o o m Un i t 1 Be d r o o m Un i t 1 Be d r o o m Un i t 1 Be d r o o m Un i t 1 Be d r o o m Unit 1 Be d r o o m Un i t 1 Be d r o o m Un i t 2 Be d r o o m Un i t Stair 2 El e v . Tr a s h 1 Bedroom Unit 2 Be d r o o m Un i t 1 Be d r o o m Un i t 1 Be d r o o m Un i t 2 Be d r o o m Un i t 1 Be d r o o m Un i t 1 Be d r o o m Un i t 1 Be d r o o m Un i t 1 Bedroom Unit1Bedroom Unit1Bedroom Unit El e v . ---- B CA 14 1 12 11 13 10 9 7 6 5 4 3 8 D E E 2 28 3 ' - 7 " 8' - 9 " 12 ' - 0 " 24 ' - 0 " 24 ' - 0 " 24 ' - 0 " 36 ' - 3 " 10 ' - 1 " 24 ' - 3 " 24 ' - 0 " 24 ' - 0 " 24' - 0"24' - 0"24' - 3" 8 5 ' - 0 " 2 8 ' - 0 " 6 ' - 0 " 2 1 ' - 0 " 3 0 ' - 0 " El e c . Ro o m St a i r 1 La u n d r y 1 Be d r o o m Un i t 1 Be d r o o m Un i t 1 Bedroom Unit1 Be d r o o m Unit 1 Be d r o o m Un i t Tr a s h 2 Be d r o o m Un i t Stair 2 El e v . He a l t h Of f i c e El e v . Ro o m Co m p u t e r Ro o m 1 Be d r o o m Un i t 1 Be d r o o m Un i t 1 Be d r o o m Un i t 2 Be d r o o m Un i t 1 Be d r o o m Un i t 1 Be d r o o m Un i t 1 Be d r o o m Un i t 1 Be d r o o m Unit1 Bedroom Unit1Bedroom Unit Ma n a g e r ' s Of f i c e Wo r k o u t / Mu l t i Pu r p o s e Co m m u n i t y Ro o m En t r y Lo b b y El e v . © C o p y r i g h t - R R M D e s i g n G r o u p DATE PROJECT NUMBER10 E. Figueroa St., Suite 1 Santa Barbara, CA 93101 Tel: 805.963.8283 Fax: 805.963.8184 www.rrmdesign.comRRM Design Group 5 / 9 / 2 0 1 7   1 1 : 5 2 : 0 6   A M C : \ U s e r s \ s h a b i b \ D o c u m e n t s \ A n a h e i m   S e n i o r   A p a r t m e n t s   ‐   C e n t r a l   N e w _ s h a b i b . r v t Sandman Senior Apartments Level 1 & 2 Floor Plans 1248 E. Lincoln Ave.Anaheim, California 92805 0503-01-RS1605/09/2017 A3Level 1 & 2 Floor Plans 3 / 3 2 " = 1 ' - 0 " 2 Le v e l 2 3 / 3 2 " = 1 ' - 0 " 1 Le v e l 1 Project North True NorthProject North True North B CA 14 1 12 11 13 10 9 7 6 5 4 3 8 D E 2 1 Bedroom Unit1Bedroom Unit 1 Be d r o o m Un i t 1 Be d r o o m Un i t 1 Be d r o o m Un i t 2 Be d r o o m Un i t 1 Be d r o o m Un i t 1 Be d r o o m Un i t 2 Be d r o o m Un i t Tr a s h St a i r 1 Stair 2 El e v . 1 Bedroom Unit1Bedroom Unit1Bedroom Unit 1 Be d r o o m Un i t 1 Be d r o o m Un i t 1 Be d r o o m Un i t 2 Be d r o o m Un i t 1 Be d r o o m Un i t 1 Be d r o o m Un i t 2 Be d r o o m Un i t El e v . B CA 14 1 12 11 13 10 9 7 6 5 4 3 8 D E 2 © C o p y r i g h t - R R M D e s i g n G r o u p DATE PROJECT NUMBER10 E. Figueroa St., Suite 1 Santa Barbara, CA 93101 Tel: 805.963.8283 Fax: 805.963.8184 www.rrmdesign.comRRM Design Group 5 / 9 / 2 0 1 7   1 1 : 5 2 : 2 0   A M C : \ U s e r s \ s h a b i b \ D o c u m e n t s \ A n a h e i m   S e n i o r   A p a r t m e n t s   ‐   C e n t r a l   N e w _ s h a b i b . r v t Sandman Senior Apartments Level 3 Floor Plan & Roof Plan 1248 E. Lincoln Ave.Anaheim, California 92805 0503-01-RS1605/09/2017 A4Level 3 Floor Plan & Roof Plan 3 / 3 2 " = 1 ' - 0 " 1 Le v e l 3 3 / 3 2 " = 1 ' - 0 " 2 Ro o f Project North True North Project North True North Kitchen Living Room Bedroom B e d r o o m PatioBathroom St o r a g e 36' - 0" 2 7 ' - 0 " BedroomKitchenLiving Room PatioBathroom St o r a g e 24' - 0" 2 7 ' - 0 " © C o p y r i g h t - R R M D e s i g n G r o u p DATE PROJECT NUMBER10 E. Figueroa St., Suite 1 Santa Barbara, CA 93101 Tel: 805.963.8283 Fax: 805.963.8184 www.rrmdesign.comRRM Design Group 5 / 9 / 2 0 1 7   1 1 : 5 2 : 2 1   A M C : \ U s e r s \ s h a b i b \ D o c u m e n t s \ A n a h e i m   S e n i o r   A p a r t m e n t s   ‐   C e n t r a l   N e w _ s h a b i b . r v t Sandman Senior Apartments Unit Plans 1248 E. Lincoln Ave.Anaheim, California 92805 0503-01-RS1605/09/2017 A5Unit Plans 1 / 4 " = 1 ' - 0 " 2 2 B e d r o o m U n i t ( T y p i c a l ) 1 / 4 " = 1 ' - 0 " 1 1 B e d r o o m U n i t ( T y p i c a l ) Ar e a S c h e d u l e ( U n i t A r e a s - G r o s s ) Na m e A r e a 1 B e d r o o m G r o s s A r e a 6 6 4 S F 2 B e d r o o m G r o s s A r e a 9 9 6 S F Ar e a S c h e d u l e ( U n i t L i v a b l e A r e a s ) Na m e A r e a 1 B e d r o o m N e t A r e a 5 2 0 S F 2 B e d r o o m N e t A r e a 8 3 9 S F Ex t e r i o r S t o r a g e 1 1 S F Pa t i o / B a l c o n y 5 4 S F ** ** I n c l u d e s E x t e r i o r S t o r a g e a n d P a t i o / B a l c o n y 3 9 ' - 1 0 " + / - 39' - 10" +/- © C o p y r i g h t - R R M D e s i g n G r o u p DATE PROJECT NUMBER10 E. Figueroa St., Suite 1 Santa Barbara, CA 93101 Tel: 805.963.8283 Fax: 805.963.8184 www.rrmdesign.comRRM Design Group 5 / 9 / 2 0 1 7   1 1 : 5 2 : 2 4   A M C : \ U s e r s \ s h a b i b \ D o c u m e n t s \ A n a h e i m   S e n i o r   A p a r t m e n t s   ‐   C e n t r a l   N e w _ s h a b i b . r v t Sandman Senior Apartments Exterior Elevations 1248 E. Lincoln Ave.Anaheim, California 92805 0503-01-RS1605/09/2017 A6Exterior Elevations 3 / 3 2 " = 1 ' - 0 " 4 We s t E l e v a t i o n 3 / 3 2 " = 1 ' - 0 " 3 Ea s t E l e v a t i o n 3 / 3 2 " = 1 ' - 0 " 2 No r t h E l e v a t i o n 3 / 3 2 " = 1 ' - 0 " 1 So u t h E l e v a t i o n © C o p y r i g h t - R R M D e s i g n G r o u p DATE PROJECT NUMBER10 E. Figueroa St., Suite 1 Santa Barbara, CA 93101 Tel: 805.963.8283 Fax: 805.963.8184 www.rrmdesign.comRRM Design Group 5 / 9 / 2 0 1 7   1 1 : 5 2 : 2 6   A M C : \ U s e r s \ s h a b i b \ D o c u m e n t s \ A n a h e i m   S e n i o r   A p a r t m e n t s   ‐   C e n t r a l   N e w _ s h a b i b . r v t Sandman Senior Apartments Lincoln Ave. Perspective 1248 E. Lincoln Ave.Anaheim, California 92805 0503-01-RS1605/09/2017 A7Lincoln Ave. Perspective Ea g l e R o o f i n g , C a p i s t r a n o LM C 8 4 0 4 S a n J u a n B l e n d Ro o f : St u c c o C o l o r : Wi n d o w s : Tr a s h E n c l o s u r e G a t e s Du n n E d w a r d s Bl a c k DE A 1 8 7 Mi l g a r d V i n y l St y l e L i n e Es p r e s s o Om e g a C e m e n t P l a s t e r Co c o n u t ( 1 8 ) 16 / 2 0 M e d i u m S a n d F i n i s h Metal & Plastic Paint to Match Adj. SurfacesMisc. Roof Elements & Wall Vents: Me t a l W o r k : St o r e F r o n t : Pa t i o D o o r s : Ma s o n i t e Vi s t a G r a n d e Fi b e r g l a s s D o o r Du n n E d w a r d s Es p r e s s o M a c c h i a t o DE T 6 8 0 Co l o r T o M a t c h : Mi l g a r d V i n y l St y l e L i n e Es p r e s s o Aw n i n g s : De c o r a t i v e T i l e : Su n b r e l l a Aq u a m a r i n e 46 2 3 - 0 0 0 0 Ca l i f o r n i a P o t t e r y a n d Ti l e W o r k s Ma l i b u C o l l e c t i o n FD 1 2 8 - G 2 Gu a r d r a i l Pr o p o s e d D e s i g n : St o n e : Wi n d o w H e a d D e t a i l (o n N o r t h F a c a d e ) : El d o r a d o S t o n e : As h l a r Ho o d D e t a i l (o n N o r t h F a c a d e ) : Eave Detail: Ga t e Pr o p o s e d D e s i g n : 5 ' - 1 0 ' ' Ga r d e n W a l l D e t a i l (a t W e s t E l e v a t i o n ) : © C o p y r i g h t - R R M D e s i g n G r o u p DATE PROJECT NUMBER10 E. Figueroa St., Suite 1 Santa Barbara, CA 93101 Tel: 805.963.8283 Fax: 805.963.8184 www.rrmdesign.comRRM Design Group 5 / 9 / 2 0 1 7   1 1 : 5 2 : 4 0   A M C : \ U s e r s \ s h a b i b \ D o c u m e n t s \ A n a h e i m   S e n i o r   A p a r t m e n t s   ‐   C e n t r a l   N e w _ s h a b i b . r v t Sandman Senior Apartments Colors & Materials Board 1248 E. Lincoln Ave.Anaheim, California 92805 0503-01-RS1605/09/2017 A8Colors & Materials Board Re c e s s e d C a s e m e n t Wi n d o w s W i t h S i l l s Wi n d o w H o o d De c o r a t i v e M e t a l Gu a r d r a i l Ea v e C o r n i c e & C o r b e l De c o r a t i v e W r o u g h t I r o n G a t e Or i e l W i n d o w De c o r a t i v e V e n t s Polychrome Tile BulkheadWood Trellis Decorative Keystone St o n e C a p s As h l a r S t o n e A r c h e s Ac r o t e r i o n 2 P i e c e M i s s i o n Ba r r e l T i l e Pe e k P l a n k D o o r Qu a t r e f o i l W i n d o w De c o r a t i v e A r c h e s Elevator Tower Decorative Spire No r t h E l e v a t i o n [ N o t t o S c a l e ] We s t E l e v a t i o n [ N o t t o S c a l e ] 2 P a n e l F r e n c h En t r y D o o r s Canvas Awnings With Decorative W.I. Supports La n t e r n Fi x t u r e Ar c h e d W i n d o w La n t e r n F i x t u r e De c o r a t i v e T i l e De c o r a t i v e Ar c h Decorative Patio Walls 200 S. Anaheim Blvd. Suite #162 Anaheim, CA 92805 Tel: (714) 765-5139 Fax: (714) 765-5280 www.anaheim.net City of Anaheim PLANNING DEPARTMENT There is no new correspondence regarding this item.