PC 2019/07/22
City of Anaheim
Planning Commission
Agenda
Monday, July 22, 2019
Council Chamber, City Hall
200 South Anaheim Boulevard
Anaheim, California
• Chairperson: Michelle Lieberman
• Chairperson Pro-Tempore: Kimberly Keys
• Commissioners: John Armstrong, Natalie Meeks, Rosa Mulleady,
Dave Vadodaria, Steve White
• Call To Order - 5:00 p.m.
• Pledge Of Allegiance
• Public Comments
• Public Hearing Item
• 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, July 18, 2019, 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
07-22-2019
Page 2 of 4
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.
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.
07-22-2019
Page 3 of 4
Public Hearing Item
ITEM NO. 2
CONDITIONAL USE PERMIT NO. 2019-06007
(DEV2019-00024)
Location: 2441 West La Palma Avenue
Request: To permit a clinical research facility to conduct
medically-supervised clinical trials of pharmaceutical
products on paid study volunteers with overnight stays
within an existing office building.
Environmental Determination: The Planning
Commission will consider whether the proposed action is
Categorically Exempt from the requirements to prepare
additional environmental documentation per California
Environmental Quality Act (CEQA) Guidelines, Section
15301, Class 1 (Existing Facilities).
Resolution No. ______
Project Planner:
Lucita Tong
LTong@anaheim.net
Adjourn to Monday, August 5, 2019 at 5:00 p.m.
07-22-2019
Page 4 of 4
CERTIFICATION OF POSTING
I hereby certify that a complete copy of this agenda was posted at:
1:00 p.m. July 17, 2019 (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
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Cualquier persona que requiera una modificación relativa a la discapacidad, incluyendo medios
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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. 2
PLANNING COMMISSION REPORT
City of Anaheim
PLANNING AND BUILDING DEPARTMENT
DATE: JULY 22, 2019
SUBJECT: CONDITIONAL USE PERMIT NO. 2019-06007
LOCATION: 2441 West La Palma Avenue
APPLICANT/PROPERTY OWNER: The applicant is Anaheim Clinical Trials, LLC
and the property owner is Anaheim Palms Corporate Center, represented by Phillip
Schwartze of the PRS Group.
REQUEST: The applicant requests approval to permit a new clinical research facility
to conduct medically-supervised clinical trials of pharmaceutical products on paid study
volunteers with overnight stays within an existing office building.
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 1,
Existing Facilities) and approving Conditional Use Permit No. 2019-06007.
BACKGROUND: The project site is located at 2441 West La Palma Avenue, which
is part of the 40-acre Anaheim Palms Corporate Center. The property consists of three
parcels and is developed with
a total of seven office
buildings. The proposed
clinical research trials facility
would be located within an
existing one-story 25,015
square foot office building.
The applicant started the
clinical research trials facility
in 2008 in another facility
located at 1085 North Harbor
Boulevard in Anaheim. The
applicant proposes to expand
their business due to
increasing demand by
companies worldwide for
research and testing of new
pharmaceutical products.
Figure 1. Property Location
Project Site
CONDITIONAL USE PERMIT NO. 2019-06007
July 22, 2019
Page 2 of 5
The property is located in the “I” Industrial zone and has an Industrial General Plan land use
designation. The surrounding land uses include offices and warehouses to the west, industrial
buildings to the east across Gilbert Street, the I-5 freeway to the north across a railroad track,
and single family homes to the south across La Palma Avenue.
PROPOSAL: The applicant proposes to permit a medical/clinical research facility with a
mini-surgical center to conduct medically supervised research of pharmaceutical products. The
applicant indicates in the letter of operation that they have been conducting clinical research
trials in Anaheim for the last 42 years. The proposed research facility would include five offices
for pharmaceutical representatives, nine screening rooms, six patient rooms, two surgical
procedure rooms, one phlebotomy room and laboratory, a pharmacy, four doctors offices, and
a conference or training room. The facility would also include overnight rooms comprised of
two dormitories with 32-48 beds and 14 individual patient rooms.
Procedures would be conducted by licensed physicians and include studies of pain medication
for bunionectomy, herniorrhaphy, adbominoplasty, and total knee replacement. The business
is comprised of 60% outpatient studies and 40% inpatient studies. The on-site mini-surgical
suite would be dedicated for outpatient procedures only. The research would involve the use
of paid study volunteers for 1-2 day visits, or up to several weeks overnight under physician,
nurse, and clinical practitioner supervision. There would be one support staff for every 10-14
overnight volunteers and a licensed physician would be on-site during such stays. The proposal
also includes future expansion of 10 additional overnight patient rooms, which would be used
temporarily for storage. Site security would include gated building entryways, security lighting
and security cameras. The new facility would operate 24 hours, seven days a week to
accommodate their overnight patients. Some clinical trial studies require extended monitoring
where patients would stay on-site from one to three weeks. The applicant has indicated that
no marijuana treatment/use would be administered at the proposed facility. A condition has
been included in the draft resolution to prohibit the establishment of a medical marijuana
dispensary or the provision of marijuana treatment at this location.
CONDITIONAL USE PERMIT NO. 2019-06007
July 22, 2019
Page 3 of 5
ANALYSIS: 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;
Floor Plan
CONDITIONAL USE PERMIT NO. 2019-06007
July 22, 2019
Page 4 of 5
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.
Hospitals and research facilities such as Anaheim Clinical Trials are permitted in the Industrial
Zone, subject to the approval of a conditional use permit to ensure compatibility with the
surrounding area. The clinical research facility would operate substantially as a medical office use
with the exception of the overnight stays. The use would be operated in a manner compatible with
other commercial and industrial uses in the vicinity, and would not create any adverse impacts to
the surrounding properties. Staff has not received any Code Enforcement complaints related to
disturbances at its existing facility on Harbor Boulevard since it was established in 2008.
Conditions of approval to ensure the facility will continue to operate in a responsible manner are
incorporated into the draft resolution.
Parking: The Municipal Code requires that a parking demand study be prepared to determine the
parking demand for any type of hospital or clinical research use. The applicant submitted a parking
summary (Attachment 5) identifying the tenant list and square footage for each business within
the business complex. Some of the larger tenants in the other buildings include Living Stream
Ministries, West Coast University, and American Career College. Based on parking requirements
set forth in Chapter 18.42 of the Anaheim Municipal Code, together with the conclusions contained
in a 2008 parking study submitted with the original entitlement application, the facility requires
180 parking spaces based on the following breakdown:
Use Floor Area
Sq. Ft.
Parking Ratio Parking Spaces
Clinical Trial Area
Research Facility
5,957
N/A
2/1,000 sq. ft.
0.5 spaces/bed
12
54
(108 beds)
Medical Office Area
18,968 6/1,000 sq. ft. 114
TOTAL
25,015 ---- 180 Required
Staff determined that there is sufficient parking on site to accommodate the proposed business.
The Anaheim Palms Corporate Center has a total of 2,167 parking spaces, of which 1,863 spaces
are required based on the types of land uses. Additionally, the Traffic Engineering Division
requested that the applicant to provide a Trip Generation Memo to determine the additional number
of trips generated by the proposed project. A Traffic Impact Assessment dated May 23, 2019
(Attachment 6) determined that the net trips generated by the project would be an additional
Parking Requirements
CONDITIONAL USE PERMIT NO. 2019-06007
July 22, 2019
Page 5 of 5
23 a.m. and 42 p.m. peak hour trips. These numbers are well below the threshold of 100 vehicle
trips that would require further traffic analysis; therefore, a Traffic Study was not required. The
applicant has also indicated that most volunteers do not own cars and typically use the bus, taxis,
ride sharing, or rely on the company’s van for transportation.
The applicant has entered into a Shared Parking Agreement since the parking pool is shared with
two other parcels. The Shared Parking Agreement was reviewed and approved as to form by the
City Attorney and a condition of approval has been included in the draft resolution to ensure that
the required parking spaces are provided in perpetuity, unless the owner and City mutually agree
to modify or rescind the agreement sometime in the future.
Environmental Impact Analysis: Staff recommends the Planning Commission find that the effects
of the proposed project are Categorically Exempt from the requirements to prepare additional
environmental documentation per California Environmental Quality Act (CEQA) Guidelines, Section
15301, Class 1 (Existing Facilities). Class 1 consists of the repair, maintenance, and/or minor alteration
of existing public or private structures or facilities, involving negligible or no expansion of existing or
former use. The proposed project is a clinical research trials facility that will be located in an existing
one-story 25,015 square foot industrial office building. Pursuant to Section 15300.2 (c) and 15301
of Title 14 of the California Code of Regulations, there are no unusual circumstances in respect to the
proposed project for which staff would anticipate a significant effect on the environment and, therefore,
the proposed project is categorically exempt from the provisions of CEQA.
CONCLUSION: The proposed project would provide a supervised environment for clinical trials
and would operate substantially as a medical office use with the exception of the overnight stays.
The location of the proposed business is within an existing business complex, which would be
compatible with the adjacent commercial and industrial uses. Staff has determined that the
proposed business will be a suitable land use for this location and recommends approval of the
project, subject to the recommended conditions of approval.
Prepared by, Submitted by,
Lucita Y. Tong David See
Contract Planner Principal Planner
Attachments:
1. Draft CUP Resolution
2. Letter of Request
3. Project Plans
4. Site Photographs
5. Parking Analysis
6. Traffic Impact Assessment
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[DRAFT] ATTACHMENT NO. 1
- 1 - PC2019-***
RESOLUTION NO. PC2019-***
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ANAHEIM APPROVING AND ADOPTING
CONDITIONAL USE PERMIT NO. 2019-06007 AND
MAKING CERTAIN FINDINGS IN CONNECTION
THEREWITH
(DEV2019-00024)
(2441 WEST LA PALMA AVENUE)
WHEREAS, the Planning Commission of the City of Anaheim (the "Planning
Commission") did receive a verified petition to approve Conditional Use Permit No. 2019-06007
to permit a clinical trials research facility within an existing business complex (the "Proposed
Project") on a portion of that certain real property located at 2441 West La Palma Avenue in the
City of Anaheim, County of Orange, State of California, as generally depicted on the map
attached hereto as Exhibit A and incorporated herein by this reference (the "Property"); and
WHEREAS, the Proposed Project is within the Anaheim Palms Corporate Center that
is approximately 40 acres in size and is currently occupied with seven office buildings. The
Proposed Project will occupy a one-story office building within the campus. The business
complex is located in the “I” Industrial Zone and is subject to the zoning and development
standards of Chapter 18.10 (Industrial Zones) of the Anaheim Municipal Code (the “Code”).
The Anaheim General Plan designates the Property for Industrial land uses; and
WHEREAS, the Planning Commission did hold a public hearing at the Civic Center
in the City of Anaheim on July 22, 2019 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 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 City is the "lead
agency" for the preparation and consideration of environmental documents for the Proposed
Project; and
WHEREAS, this 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 operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, facilities, mechanical
equipment, or topographical features, involving negligible or no expansion of use beyond that
existing at the time of this determination, and that, therefore, pursuant to Section 15301 of the
- 2 - PC2019-***
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, 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. 2019-06007, does find
and determine the following:
1. The proposed request to allow a clinical research facility in an office building is
properly one for which a conditional use permit is authorized under the classes of allowable uses
set forth in Section 18.10.030 of the Code.
2. The proposed conditional use permit to permit a clinical research facility, under
the conditions imposed, would not adversely affect the adjoining land uses and the growth and
development of the area in which it is proposed to be located because the facility would operate
similar to a medical office and the existing building is surrounded by compatible buildings and
uses.
3. The size and shape of the site for the use, under the conditions imposed, is
adequate to allow the clinical research facility in a manner not detrimental to the particular area or
to the health and safety because the facility would be located within an existing commercial office
complex with shared on-site parking that is surrounded by other industrial and office related uses.
4. The traffic generated by the clinical research facility 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
streets and adequate parking will be provided to accommodate the use. A Traffic Impact
Assessment dated May 23, 2019 determined that the net trips generated by the project would be an
additional 23 a.m. and 42 p.m. peak hour trips. These numbers are well below the threshold of 100
vehicle trips that would require further traffic analysis; therefore, a Traffic Study is not required.
Additionally, most volunteers do not own cars and typically use the bus, taxis, ride sharing, or rely
on the company’s van for transportation.
5. The granting of the conditional use permit under the conditions imposed will not
be detrimental to the health and safety of the citizens of the City of Anaheim as the proposed land
use will continue to be integrated with the surrounding industrial uses in the area and would not
pose a health or safety risk to 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.
- 3 - PC2019-***
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby
approve Conditional Use Permit No. 2019-06007 contingent upon and subject to the conditions of
approval set forth in Exhibit B attached hereto 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. 2019-06007 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
Conditional Use Permit No. 2019-06007 may be processed in accordance with Chapters 18.60.190
(Amendment to Permit Approval) and 18.60.200 (City-Initiated 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 set forth in Exhibit B hereto. 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 July 22, 2019. 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 - PC2019-***
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 July 22, 2019 by the following vote of the members
thereof:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
IN WITNESS WHEREOF, I have hereunto set my hand this 22nd day of July 2019.
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
- 5 - PC2019-***
- 6 - PC2019-***
EXHIBIT “B”
CONDITIONAL USE PERMIT NO. 2019-06007
(DEV2019-00024)
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT OR BUSINESS LICENSE
1 The applicant shall enter into and maintain at all times an agreement in a
form satisfactory to the City Attorney and the Planning Director, which shall
be recorded in the Official Records of the County of Orange and will provide
shared parking within the Anaheim Palms Corporate Center to support the
availability of site sufficient parking to meet the Code-required parking for
the clinical trials facility. A copy of the recorded agreement shall be
submitted to the Planning Services Division.
Planning and Building
Department,
Planning Services
Division
2 Applicant shall contact Water Engineering for recycled water system
requirements and specific water conservation measures to be incorporated
into the building and landscape construction plans.
Public Utilities
Water Engineering
3 Prior to commencement of structural framing, fire hydrants shall be installed
and charged as required and approved by the Fire Department.
Fire Department
4 Permanent, temporary, and phased emergency access roads shall be designed
and maintained to support an imposed load of 70,000 lbs. and surfaced to
provide all-weather driving capabilities.
Fire Department
5 Fire hydrants shall meet minimum Fire Department Specifications and
Requirements for spacing, distance to structure and available fire flow.
Fire Department
6 Emergency vehicular access shall be provided and maintained in accordance
with Fire Department Specifications and Requirements.
Fire Department
7 An automatic fire sprinkler system shall be designed, installed and
maintained in all structures as required by the Fire Department per NFPA-
13.
Fire Department
8 A fire alarm system shall be designed, installed and maintained as required
by the Fire Department and NFPA-72.
Fire Department
9 Lockable pedestrian and/or vehicular access gates shall be equipped with
Knox devices as required and approved by the Fire Department.
Fire Department
10 There shall be a recorded use agreement satisfactory to the City Attorney’s
office for all parcels sharing fire protection equipment and associated
appurtenances.
Fire Department
- 7 - PC2019-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
OPERATIONAL CONDITIONS
11 Building shall be equipped with a comprehensive security alarm system
(silent or audible) for the following coverage areas:
• Perimeter of building and access route protection.
• High valued storage areas.
Police Department
12 Complete a Burglary/Robbery Alarm Permit application, Form APD 516,
and return it to the Police Department prior to initial alarm activation. This
form is available at the Police Department front counter.
Police Department
13 A closed circuit television (CCTV) security system shall be installed, with
the following coverage areas:
• Pedestrian Entrances
• Building perimeter
• Parking lot
Police Department
14 If security cameras are not monitored, signs indicating so should be placed
at each camera.
Police Department
15 CCTV monitors and recorders shall be secured in a separate locked
compartment to prevent theft of, or tampering with, the recording.
Police Department
16 CCTV recordings should be kept for a minimum of 30 days before being
deleted or recorded over.
Police Department
17 Address numbers shall be positioned so as to be readily readable from the
street. Number should be illuminated during hours of darkness.
Police Department
18 Rooftop address numbers shall be added for the police helicopter. Minimum
size 4’ in height and 2’ in width. The lines of the numbers are to be a
minimum of 6” thick. Numbers shall be spaced 12” to 18” apart. Numbers
shall be painted or constructed in a contrasting color to the roofing material.
Numbers shall face the street to which the structure is addressed. Numbers
are not to be visible from ground level.
Police Department
19 All exterior doors to have adequate security hardware, e.g. deadbolt locks.
Police Department
20 Wide-angle peepholes or other viewing device shall be installed in solid
doors where natural surveillance is compromised.
Police Department
21 The locks shall be so constructed that both the deadbolt and deadlocking
latch can be retracted by a single action of the inside doorknob/lever/turn
piece.
Police Department
22 If stairwells are enclosed, convex mirrors shall be installed on the landings
to allow visibility of the landing and the next flight of stairs, and stairwell
doors shall be fitted with as much transparent material as permitted by the
fire code.
Police Department
- 8 - PC2019-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
23 Stairwell landings shall allow for a 60” turning radius to facilitate police
use.
Police Department
24 Elevator cabs shall have convex mirrors installed to allow visibility of the
interior of the cab from outside the elevator door.
Police Department
25 Monument signs and addresses shall be well lighted during hours of
darkness.
Police Department
26 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
27 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
28 Minimum recommended lighting level in all parking lots is 0.5 foot-candle
maintained, measured at the parking surface, with a maximum to minimum
ratio no greater than 15:1.
Police Department
29 “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
30 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
31 Any graffiti painted or marked upon the premises or on any adjacent area
under the control of the business owner shall be removed or painted over
within 24 hours of being applied.
Planning and Building
Department,
Code Enforcement
Division
32 The business shall be operated in accordance with the Letter of Request
submitted as part of this application. Any changes to the business operation
as described in that document shall be subject to review and approval by the
Planning Director to determine substantial conformance with the Letter of
Request and to ensure compatibility with the surrounding uses.
Planning and Building
Department,
Planning Services
Division
33 No medical marijuana dispensary shall be allowed on the premises in
accordance with Chapter 4.20 of the Anaheim Municipal Code.
Planning and Building
Department,
Planning Services
Division
- 9 - PC2019-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
34 The clinical research facility shall not exceed more than 108 beds for the
purpose of overnight stays of study volunteers as shown on plans on filed
with the Planning Services Division.
Planning and Building
Department,
Planning Services
Division
35 During all clinical research trials and overnight stays involving study
volunteers, a California licensed physician shall either be in attendance or
on-call with a minimum of one support staff member for every 14 study
volunteers.
Planning and Building
Department,
Planning Services
Division
GENERAL CONDITIONS
36 The following minimum clearances shall be provided around all new and
existing public water facilities (e.g. water mains, fire hydrants, service
laterals, meters, meter boxes, backflow devices, etc.):
• 10 feet from structures, footings, walls, stormwater BMPs, power
poles, street lights, and trees.
• 5 feet from driveways, BCR/ECR of curb returns, and all other
utilities (e.g. storm drain, gas, electric, etc.) or above ground
facilities.
Public Utilities
Water Engineering
37 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 and Building
Department,
Planning Services
Division
38 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 and Building
Department,
Planning Services
Division
ATTACHMENT NO. 2
Pr
o
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e
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LA
P
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T
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AT
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C
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N
T
NO. 3
PHARMACY
M5M4M3
P6
CONFERENCE/ TRAINING
LOBBY/ RECEPTION
OFFICE 4
RECRUITING
NURSE
LAB
STORAGE
STORAGE
(E) GL SECTIONAL
(N) DOOR
BREAK/ PATIO AREA
PROCEDURE 1
PROCEDURE 2
CHANGING
ROOM
UTIL/ JAN
W/H
LOUNGE
STORAGE
PRE-OP
POST-OP
CLOSET
FUTURE EXPANSION
PHILEBOTOMY
R/R
STAFF 2
BED 30X72
FR
E
E
Z
E
R
FR
E
E
Z
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R
STAFF 1
UTIL/ JAN
W/H
CLEAN DIRTY
R/R
RACK
UPS
PHONE
SECURITY
INTERNET
MUSIK
VEND
COFFEE
STAFF BREAK/ PATIO AREA
10
IT RM
BUS. OFFICE
QA
42"
M2
DORM #2
16 BEDS
BED 30X72
DATA ENTRY
STAFF
CHART
LAUNDRY
744 SF
R/R/ SHRSHOWERS
WOMENS
42"42"
42"
48"
MENWOMEN
970 SF
RECRUITING
LOBBY/
RECEPTION OFFICE 2
OFFICE 1
OFFICE 3
OFFICE 4
M1
MD MD
SCREENING 1
SCREENING 2
SCREENING 3
SCREENING 4
SCREENING 5
SCREENING 6
SCREENING 7
SCREENING 8
SCREENING 9
DORM #1
24 BEDS
EXPANSION
AREA 1
FOOD
STAGING
STOR/
CHART
ON 1 ON 2 ON 3
O/NIGHT 4
ON 5 ON 6 ON 7
O/NIGHT 8
STAFF BREAK
ADMIN STAFF
P1 P2 P3
P5P4
PHARM OFFICERRRR
HALL
RR RR
R/R/ SHRSHOWERS
MENS
R/R
ELECTRICAL
HALL
HALL
HALL
HALL
HALL
HALL
ADMIN.
HALL
ON 9
ON 10
ON 11
ON 12
ON 13
ON 14
EXPANSION
AREA 2
CADTRONICS
2441 W. LA PALMA AVENUE, SUITE 140, ANAHEIM, CALIFORNIA
ANAHEIM CLINICAL TRIALS
SCALEAPRIL 08, 2019
PRELIMINARY AREA ANALYSIS
NORTH
REFERENCE
SUITE 140
25,015 TOTAL USF
= 2,879 OVERNIGHT STAYS
22,136 USF
1
Anaheim Clinical Trials
2441 W. La Palma Avenue
Project No. CUP2019-06007 (DEV2019-00024)
South Elevation
Adjacent West (Building #6)
ATTACHMENT NO. 4
2
Adjacent South Property (Residential)
Adjacent East Property across Gilbert St. (Industrial)
3
Existing Anaheim Clinical Trials Facility
at 1085 N. Harbor Blvd.
Screening Offices (Doctors and Pharmaceutical Representatives)
Patient Exam Rooms
4
Phlebotomy Room (Blood Draw)
Treatment Lounge
5
Office Records Room
Blood Storage Room
6
Private Treatment Rooms (Overnight)
Dormitories (Overnight Guests)
AP
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May 23, 2019
Mr. Patrick McLaughlin
Anaheim Clinical Trials, LLC
1085 North Harbor Boulevard
Anaheim, CA 92801
LLG Reference: 2.19.4134.1
Subject: Traffic Impact Assessment for Anaheim Clinical Trials
Anaheim, California
Dear Mr. McLaughlin:
Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this Traffic Impact
Assessment for the Anaheim Clinical Trials Project (herein referred to as “Project”),
located at 2441 W. La Palma Avenue in the City of Anaheim, California. The project
site currently consists of a vacant 25,015 square-foot (SF) general light
industrial/warehouse building. Figure 1 presents a Vicinity Map, which illustrates
the general location of the project site and depicts the surrounding street system. This
letter report will outline the traffic generation forecast potential for the proposed Project
and assess whether the proposed Project will create any potential traffic impacts on
the surrounding transportation system.
Figure 2 presents the site plan for the proposed Project, prepared by Cadtronics. The
proposed Project will reoccupy the existing 25,015 SF building with medical office
space for clinical trials. Of this total, 2,879 SF will be allocated for overnight stays
for the clinical trials and the remaining 22,136 SF will be allocated for medical office
space. The facility will have a total of 80 employees and will operate 24-hours a day
with the following employee shift schedule.
7:00 AM – 3:00 PM; 50 employees
3:00 PM – 11:00 PM; 20 employees
11:00 PM – 7:00 AM; 10 employees
Based on the aforementioned employee shift schedule, only 60 employees will arrive
and depart during the AM peak hour. No employees would arrive or depart during
the PM peak hour; however this analysis assumes 60 employees during the PM peak
hour to provide a conservative assessment.
ATTACHMENT NO. 6
Mr. Patrick McLaughlin
May 23, 2019
Page 2
PROJECT TRAFFIC GENERATION FORECAST
Traffic generation is expressed in vehicle trip ends, defined as one-way vehicular
movements, either entering or exiting the generating land use. Generation rates used
in this analysis are based on information found in the 10th Edition of Trip Generation,
published by the Institute of Transportation Engineers (ITE) [Washington, D.C.,
2017].
Table 1, located at the rear of this letter report following the figures, summarizes the
trip generation rates and associated forecast for the existing land use and the proposed
Project for a typical weekday. As shown in the upper portion of Table 1, the trip
generation potential of the existing land use was estimated based on ITE Land Use
Code 110: General Light Industrial trip rates. The trip generation potential of the
proposed Project was estimated based on ITE Land Use Code 720: Medical Dental
Office Building trip rates.
As shown in the middle portion of Table 1, the existing land use is forecast to generate
124 daily trips, with 18 trips (16 inbound, 2 outbound) produced in the AM peak hour
and 16 trips (2 inbound, 14 outbound) produced in the PM peak hour. The proposed
Project is forecast to generate 696 daily trips, with 41 trips (32 inbound, 9 outbound)
produced in the AM peak hour and 58 trips (20 inbound, 38 outbound) produced in
the PM peak hour. It should be noted that 80 employees was utilized for the daily trip
generation and 60 employees was utilized for the AM and PM peak hour trip
generation, consistent with the employee shift schedule.
Please note that based on common traffic engineering practices, the traffic generated
by the existing land use may be considered to represent a “trip credit” for the project
site, against which the impact of the proposed Project might be compared.
Comparison of the trips generated by the existing land use to the trips generated by the
proposed Project shows that the proposed Project will generate 572 greater daily trips,
23 greater AM peak hour trips and 42 greater PM peak hour trips.
According to the City of Anaheim Criteria for Preparation of Traffic Impact Studies, a
traffic impact analysis report is required based on the following criteria:
When the AM or PM peak hour trip generation is expected to exceed 100 vehicle
trips form the proposed development.
Projects on the Congestion Management Program (CMP) Highway System which
generate 1,600 Average Daily Trips (ADT) or adjacent to CMP Highway System
which generate 2,400 ADT.
TABLE 1
PROJECT TRAFFIC GENERATION FORECAST 1
ANAHEIM CLINICAL TRIALS, ANAHEIM
ITE Land Use Code / AM Peak Hour PM Peak Hour
Project Description Daily Enter Exit Total Enter Exit Total
Generation Factors:
110: General Light Industrial (TE/1000 SF) 4.96 88% 12% 0.70 13% 87% 0.63
720: Medical Dental Office Building (TE/Employee) 8.70 78% 22% 0.68 34% 66% 0.97
Existing Land Use:
Industrial/Warehouse Building (25,015 SF) 124 16 2 18 2 14 16
Proposed Project:
2441 W. La Palma Avenue Project (80 Employees)2 696 32 9 41 20 38 58
Trip Generation Comparison
(Proposed Project versus Existing Land Use) +572 +16 +7 +23 +18 +24 +42
1 Source: Trip Generation, 10th Edition, Institute of Transportation Engineers, (ITE) [Washington, D.C. (2017)].
2 Based on the employee shift schedule, only 60 employees will arrive and depart during the AM peak hour. No employees would arrive or
depart during the PM peak hour; however this analysis assumes 60 employees during the PM peak hour to provide a conservative
assessment. 80 employees were utilized for the daily trip generation forecast.
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.