Resolution-PC 2004-82~ .
RESOLUTION NO. PC2004-82'
- A RESOLUTION OF THE'ANAHEIM CITY PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL-APPROVE
THE PLATINUM TRIANGLE MASTER LAND USE PLAN
W HEREAS, on January 29, 1999, the Anaheim CityPlanning Commission did hold a
public hearing and did recommend to the City Council the approval of the Anaheim Stadium Area Master
Land Use Plan to provide for economic development and enhancement of the area surrounding and
' inciuding the Angel Stadium of Anaheim and the Arrowhead Pond of Anaheim; and that said area (known
at the time as the Anaheim Stadium Business Center) is bounded by the Santa Ana River on the east, the
Anaheim City limits on the south, the Santa Ana Freeway (Interstate'5) on'the west, and the Southern
California Edison Company right-of-way to the north; and
WHEREAS, on March 2, 1999, the City Council of the City of Anaheim adopted
Resolution No. 99R-39 approving the Anaheim Stadium Area Master Land Use Plan and certifying
Environmental lmpact Report No, 321, adopting a Statement of Findings and Facts and a Statement of
Overriding Considerations, and adopting Mitigation Monitoring Program No. 106 in conjunction with its
adoption ofResolution No. 99R-38 approving General Plan Amendment Na 361 re-designating the
Anaheim Stadium Business Center as "Business Office/Mixed Use/Industrial" and making certain ,
amendments to the Circulation Element and to the Safety and Seismic Safety Element; and
WHEREAS, on May 25, 2004, the City Council of the City of Anaheim adopted :
Resolution Na 2004-95 approving General Plan Amendment No. 2004-00419 in conjunction with the
approval of Zoning Code Amendment No. 2004-00029, Reclassification No. 2004-00117, Amendment
No. 5 to the Anaheim Resort Specific Plan No. 92-2 (SPN 2004-00023), Amendment No. 2 to the
Northeast Area Specific Plan No. 94-1 (SPN 2004-00024), and other related actions; and adopted
Resolutian No. 2004-94 certifying Final ElR No. 330, adopting a Statement of Findings and Facts and a
Statement of Overriding Considerations and adopting the Mitigation Monitoring Programs (Mitigation
Monitoring Program No. 122 for the General Plan and Zoning Code Update, the Updated and Modified
Mitigation Monitoring Program No. 106 for The P{atinum Triangle and the Updated and Modified :
Mitigation Monitoring Program No. 0085a for the Anaheim Resort Expansion Area) associated with the
project ("Final EIR No. 330"); and
WHEREAS, General Plan Amendment No. 2004-00419 provided for a comprehensive
citywide General Plan Update which included redesignating land uses within an approximately 820-acre
area generally bounded by the Santa Ana River on the east, the Anaheim City limits on the south, the
Santa Ana Freeway (Interstate 5) on the west and the Southern California Edison Company right-of-way
on the north (referred to as "The Platinum Triangle") from Commercial Recreation and Business
OfficelMixed Usellndustrial to Mixed Use, Office High, Office Low, Industrial, Open Space and
Institutional, generally corresponding to the property subject to the Anaheim Stadium Area Master Land
Use Plan, except for approximately 15 acres adjacent to the east side of the Santa Ana (I-5) Freeway,
north of Katella Avenue, and fiurther depicted in Attachment A to this Resolution; and
WHEREAS, the recently adopted General Plan envisions The Platinum Triangle as a
thriving economic center that provides residents, visitors and empioyees with a variety of housing,
employment, shopping and entertainment opportunities that are accessed by arterial highways, transit
systems and pedestrian promenades (set forth in Goal 15.1 of the Land Use Element); and
WHEREAS, the recently adopted General Plan includes policies in the Land Use Element
and the Community Design Element to implement the vision for The Platinum Triangle including providing
for more detailed planning efforts to guide the future development of The Platinum Triangle; encouraging
mixed-use projects integrating retail, office and higher density residential land uses; encouraging a
regional inter-modal transportation hub in proximity to Angel Stadium of Anaheim; maximizing and
capitalizing upon the view corridor from the Santa Ana (I-5) and Orange (SR-57) Freeways; maximizing
CR\PC2004-082.doc ' ; -1- PC2004-82
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views and recreation and development opportunities afforded by the area's proximity to the Santa Ana
River; developing'a comprehensive Mixed-Use OverlayZone and Design Guidelines to implement the
vision for The Platinum Triangle; providing for a mix of quality, high-density urban housing that is
integrated into the area through carefully maintainedpedestrian streets, transifconnections, and arterial
access; developing a Public Realm Landscape and Identity Program to enhance the visibility and sense
of arrival into The Platinum Triangle through peripheral view corridors; gateways, and specialized
landscaping; developing a strong pedestrian orientation throughout the area; including wide sidewaiks,
pedestrian paths, gathering places, ground-floor retail, and street-level landscaping; encouraging
extensive office development along the highly visible periphery of the area to provide a quality
empioyment center; developing criteria for comprehensive property management agreements for
multiple-familyxesidential projects to ensure proper maintenance as the area develops; and identifying
and pursuing opportunities for open space areas that serve the recreational needs of Platinum Triangle
residents and employees; - '
WHEREAS, the adopted General Plan establishes a maximum development intensity for
ThePlatinum `Triangle for up to 9,175 dwelling Units'(at an intensity of up to 100 dwelling units per acre),
5,000,000 square feet of office space, slightly over 2,000,000 square feet of commercial uses, industrial
development at a maximum floor area ratio of 0.50 and institutional development at a maximum fioor area
ratio of 3.0; and
WHEREAS, on July 12, 2004; the Anaheim City Planning Commission approved a
motion to initiate the following applications and proceedings: Zoning Code Amendment No. 2004-00032
to replace the (SE) (Sports Entertainment) Overlay Zone with the (PTMU) (Platinum Triangle Mixed Use)
Overlay Zone (including rescinding Resolution No. PC2000-14, which approved the (SE) Overlay Zone);
Miscellaneous Case Nos. 2004-00082, 2004-00083, 2004-00084 and 2004-00085 to replace the
Anaheim Stadium Area Master Land Use Plan with The Platinum Triangle Master Land Use Plan
(including rescinding Resolution No. 99R-39, which approved the Anaheim Stadium Area Master Land
Use Plan) and to adopt a standard Development Agreement to apply to development within the PTMU
Overlay Zone; and, Reclassification Nos. 2004-00127, 2004-00128, 2004-00129 and 2004-00130 to
reclassify properties within The Platinum Triangle to the (PTMU) (Platinum Triangle Mixed Use Overlay)
Zone and the O-H (High Intensity Office) and O-L (Low Intensity Office) Zones to reflect General Plan
designations (the `Proposed Actions"); and
WHEREAS, the City Planning Commission did hold a public hearing at the Civic Center
in the City of Anaheim on August 9, 2004 at 1:30 p.m., notice of said public hearing having been duly
given as required by law and in accordance with the provisions of the Anaheim Municipal Code; Chapter
18.60 (Procedures), to hear and consider evidence for and against said Proposed Actions to investigate
and make findings and recommendations in connection therewith; and
WHEREAS, said 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 City Council has adopted its Resolution No. 2004-95 approving General Plan
Amendment No. No. 2004-00419, which provided for a comprehensive citywide General Plan Update and
included a redesignation of The Platinum Triangle area from Commercial Recreation and Business
Office/Mixed Use/Industrial to Mixed Use, Office High, Office Low, Industrial, Open Space and '
Institutional land uses and set forth a vision and goals and policies for the development of The Platinum
Triangle.
2. That the adopted Anaheim Stadium Area Master Land Use Plan is not consistent with the
vision and goals and policies for The Platinum Triangle set forth in the recently adopted citywide
comprehensive General Plan Update (General Plan Amendment No. 2004-00419) and, that, by
Resolution No. PC2004-81, the Commission recommended to the City Council that Resolution No. 99R-
39 approving the Anaheim Stadium Area Master Plan be rescinded.
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3. That the Platinum Triangie Master Land Use Plan is on fiie in the Planning Department
(dated Augusf 9, 2004), which is incorporated herein as if set forth in its entirety, as modified by the
modifications to The Platinum Triangle Master Land Use set forth in Attachment E to the August 9, 2004
staff report to the Planning Commission (provided in Attachment "B" to this Resolution) and as modified at
the August 9, 2004 Planning Commission Meeting to include the following changes:
a. Replace Figures 4(The Platinum Triangle Urban Design Plan), 32 (Market Street),and 33
(Connector Street) on pages 19, 58 and 60, respectively of the August 9> 2004 Platinum
Triangle Master Land Use Plan with the Alternative AFigures 4'(The Platinum Triangle.
Urban Design Plan); 32 (Conceptual Market Street) and;33 (Conceptual Connector
Street) provided in Attachment C to the August 9, 2004 staff report. These Alternative A
' Figures are provided in Attachment "C" to this Resolution. '.
b. Change the third sentence in Subsection 4.1.2, entitled "Public ArY' from "Public art will
be incorporated in the mini parks and new gathering places that will be developed within
The Piatinum Triangie" to "Public art wiil be encouraged in the mini parks and new
` gathering places that will be developed within The Platinum Triangle." The revised page
is provided in Attachment "D" to this Resolution. ' -
4. That the Platinum Triangle Master Land Use Plan provides for the implementation of the`
General Plan vision, goals and policies forThe Platinum Triangle and will serve as a blueprint for future
development and street improvements within The Platinum Triangle, including setting forth planning
principles, development intensities, conceptual street, park and potential new signalized intersection
locations and streetscape designs including, 6ut not limited #o, landscaping, lighting fixtures and street
furniture and by identifying the existing Amtrack/Metrolink Station and the conceptual Anaheim Regional
Transportation Intermodal Center {ARTIC) location: ~
5. That 3 people spoke in opposition to the subject request; 2 people spoke with concerns
but were not in opposition or in favor, and one person spoke unrelated to the subject request.
CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDING: That the Anaheim City
Planning Commission has reviewed the proposal to approve The Platinum Triangle Master Land Use
Plan (Miscellaneous Case No. 2004-00084) which generally encompasses approximately 820 acres
including and surrounding the Angel Stadium of Anaheim and the Arrowhead Pond of Anaheim; generally
bounded by the Santa Ana River on the east, the Anaheim City limits on the south, the Santa Ana
Freeway (Interstate 5) on the west, and the Southern California Edison Company right-of-way to the north
in conjunction with the proposed Zoning Code:Amendment No. 2004-00032, Miscellaneous Case Nos.
2004-00082, 2004-OQ083 and 2004-00085 and Reclassification Nos. 2004-00127, 2004-00128, 2004-
00129 and 2004-00130; and did recommend, by motion, that the City Council, as lead agency for the
Proposed Actions, based upon its independent review of the {nitial Study prepared in connection with the
Proposed Actions (Zoning Code Amendment No. 2004-00032, Miscellaneous Case Nos. 2004-00082,
2004-00083, 2004-00084 and 2004-00085 and Reclassification Nos. 2004-00127, 2004-00128, 2004-
00129 and 2004-00130) and analysis whether the Proposed Actions may cause any additional significant
effect on the environment which was not previously examined in FEIR No. 330, and associated Mitigation
Monitoring Programs, unless additional or contrary information is received during the public hearing, find
and determine, based upon said Initial Study and the evidence received at the public hearing, that no
additional significant effect will result from the proposal; no new mitigation measures or alternatives may
be required; that the Proposed Actions are within the Scope of FEIR No: 330; that the previously-certified
Final EIR No. 330 and the Updated and Modified Mitigation Monitoring Program No. 106 for The Platinum
Triangle are in compliance with CEQA and the State and City CEQA Guidelines and are adequate to
serve as the required environmental documentation for the Proposed Actions, including the subject
proposal, and satisfy all of the requirements of CEQA; and, that no further environmental documentation
need be prepared for the Proposed Actions. Moreover, as individual development projects and
infrastructure improvements are proposed to implement The Platinum Triangle Master Land Use Plan, the
PTMU Overlay Zone and the 0-H and O-L Zones, Initial Studies for those projects shall be prepared in
CR1PC2004-082.doc -3-. PC2004-82
. •
compliance with CEQA requirements to determine v+rhether additional environmental documentation will
need to be prepared.
NOW, THEREFORE, BE JT RESOLVED that the Anaheim City Planning Commission -
does hereby recommend that the City Council approve The Platinum Triangle Master Land Use Plan, as
. modified by the Planning Commission during the public hearing to incorporate the changes identified in
Attachments B, C and D to this Resolution.
THE FOREGOING RESOLUTION was adop d at the Planni Commission meeting of
August 9, 2004. R
CHAIR RSON, NAH M CITY PLANNING COMMISSION
AT7EST:
/v~ .
~. 'y-~-,a
SENIOR SECRETARY, ANAHEIM CITY PLANNING COMMISSION
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF ANAHEIM )
I, Eleanor Morris, Senior Secretary of the Anaheim CityPlanning Commission, do hereby
certify that the foregoing resolution was passed and adopted at a meeting of the Anaheim City Planning
Commission held on August 9, 2004, by the following vote of the members thereof:
AYES: COMMISSIONERS: BUFFA, EASTMAN, FLORES, O'CONNELL, ROMERO, VELASQUEZ
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS: VANDERBILT-LINARES
IN WITNESS WHEREOF, I have hereunto set my hand this ~~ T~ day of
av4 vl~ , 2004.
/~~l.~r-~ua
SENIOR SECRETARY, ANAHEIM CITY PLANNING COMMISSION ~
Attachments to this resolution: Attachment A- Misc. Case No. 2004-00084 - Figure 2(Location map)
Attachment B- Misc. Case No. 2004-00084 - Corrections and '
Omissions
Attachment C- Misc. Case No. 2004-00084 - Alternative A Figures
Attachment D- Misc. Case No. 2004-00084 - Public Art
CR\PC2004-082.doc -4- PC2004-82
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1 IlJU1C L
W
" MISCELLANEOUS CASE NO. 2004-00083
_ ' :~,;
RESCIND THE RESOLUTION APPROVING THE
ANAHEIM STADIUM AREA MASTER LAND USE
PLAN (RESOLUTION NO. 99R-39).
,~~n~~~
. , MISCELLANEOUS CASE NO. 2004-00084
~"~"` APPROVE THE PLATfNUM TRIANGLE MASTER
LAND USE PLAN,
Date: August 9, 2004
Scale: Graphic
1409b
~ ~
ATTACHMENT B .
Miscellaneous Case No. 2004-00084
Corrections and Omissions
, ' (Attachment .E ta the August 9, 2004 Staff Report to the `Planning Commission) ,
•
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The Platinum Triangle Master Land Use Plan
A previous planning study, Anaheicn Stadium Area
Master Land Use Plan, provided a plan for office,
sports, entertainment and retail uses around a sports
entertainment destination know as Sportstown. The
Platinum Triangle Master Land Use Plan replaces and
supersedes the Anaheim Stadium Area Master Land
Use Plan.
continue to be able to develop using their underlying
zones, which vary from I(Industrial), O-L (Low
Intensity Office), PR (Public Recreational), T
(Transitional) to CG (General Commercial). The
underlying zones for properties within the area
designated for Mixed-Use by the General Plan are
shown on Figures 6-10.
The PTMU Overlay Zone replaces and supersedes the
(SE) (Sports Entertainment Overlay) Zone, which was
the implementing zone for the Anaheim Stadium Area
Master Land Use P1an. However, unlike the (SE)
Overlay Zone, the PTMLT Overlay Zone does not
apply to a11 of the properties within The Platinum
Triangle Master Land Use Plan. The PTMU Overlav
Zone only applies to properties designated by the
General Plan for Mixed-Use. In addition, to utilizing
the PTMU Overlay Zone, these properties will
Properties within The Platinum Triangle that are not
designated for Mixed-Use by the General Plan are
designated for Office High, Office Low, Open Space,
Industrial and Institutional uses. The respective
implementing zones are O-H (High Intensity Office),;
O-L (Low Intensity Office),; I(Industrial);; OS (Open
Space); and~e~~-t~-~~t~ ~}~Ta~tf~~~t~e~~s ,~n-D
~ ~ SP (Semi-
Public).
August 9, 20Q4 8
........................................................................................................
r-igure 2: Aerial Photo
~
!
The Platinum Triangle Master Land Use Plan
Office High and Office Low
Located along the freeways and the periphery of The
Platinum Triangle, the high and low density o~ce
areas will be implemented through the O-H (Office
Hiah) and O-L (Office Low) Zones and will provide
new workplace opportunities within easy access to a
variety of housing, retail, entertainment and sports
facilities within the Mixed-Use areas. The maximum
amount of allowable office square footage in these
office high and low designations is 1,735,000 square
feet.
Industrial
At the northern periphery of The Platinum Triangle
there ara industrial uses, which will continue to
provide needed jobs for the area. Industrial uses may
have a FAR ranging from 0.35 to 0.50. The
implementing zone for these uses is the I(Industrial)
Zone.
,,
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y, ~ -~.:~ a~a
d~~~ ~,
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da4 ~'~;
dl,
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Legend
~~~ Mixed-Use
_ dfflce - Low
Office • High
Industrial
~ Institutional
, Open Space
-~ Railro-ad
Open Space
The Open Space designation includes those areas
intended to remain in natural open space including
utility easements that will provide recreational and
trail access to Anaheim's residents. The implementing
zone is the OS (Open Space) Zone.
Institutional
The Institutional designation covers a wide variety of
public and quasi-public land uses and is applied to
existing public £acilities. Institutional uses may have a
FAR of 3.0. The implementing zane~ ~Y~~T~
•zCLp ~ T /T '+' \ -' is the SP
~ ~-~ia~.~tro,~-~~
(Semi-Public) Zones.
0 a40' RI}7 fdPN
'~ M ~~"rr.r~~ ~
om~siaa
Figure 3: General Plan Designations
August 9, 2Q04 10
..........................................................................................................
, .
Platinum Triangle Master Land Use Plan
................................................................................................................................... .-~ _
~ • ^ ^ ^ Conceptual Connector Streets
Conceptual Market Streets
(Required Ground Floor Commercial)
Required Ground Floor Commerciai
-••-• Proposed Bike Lane
~ Potential Signalized Intersection
'~ Conceptual Mini Park Location
Conceptual Neighborhood Park Location
~,(~' Existing Amtrak/Metralink Station Location
~ Conceptual ARTIC Station Location
; ~ Landmark Architecture
~~ 0 750 1500 3~0~
~~
; ~
~~ ,
i
Figure 4: The Platinum Triangte Urban Design Rtan
June 28,2004 19
.............................. . ................ ...........................................................:...............................
• •
Platinum Triangle Master Land Use Plan
..............................................................................................................................................................................
Q 750 1500 3000
~ ~~
i ~~~' ~
Lege~d
~~~~ The Piati~um Triangle Boundary ~ Conceptual Mini Park Location
~ Date Palm ~
Conceptual Neighborhood Park Location
s Mexican Fan Palm
• Green Canopy Tree ~
Existing Amtrak/Metrolink Station Location
~ Flowering Canopy Tree
~ Citrus Tree ~ Conceptuai AR ~ IC Station Location
~ ^ ^. ^ Conceptua! Connector Streets
~ Concep'ual Market Streets Mixed-Use General Plan Designation
(Required Ground Floor Commercial)
~ Potential Signalized Intersection
~ Required Cround Floor Commercial
Figure 11: Landscape Concept Plan
July 30, 2004 30 Draft
. .......................................................................................................................................................................
~ ~
~
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29
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0~4 .~
Od~ ~,
,•q •
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y .~ ~
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.~~
`.
Legend ~~,~\
~ Potential Signalized IntersecUon i
•.. a Conceptual Connector SVeet Location
••~~ ConceptuaiMarketSireetLocation
Maed t)se General Pian Oesignation
~
' 0 400' 800' 1600'
. ~~ ~- _~ . . .
See Figure 31 for Secandary Streets (Howel{ Avenue, Sunkist Street artd Cerrifos Avenue)
~ ~ Figure 12: Cross Section Key Nfap
duly 30~ 20Q4 31 Draft
! i
Platinum Triangle Master Land Use Plan
........................................................................................ ... ............ . ................ ....... ...
U}timate Righf of'Nay
Figure 32: Conceptua! Market Street
July 30, 2004 58 Draft
......................................................................................: .............................................................................................................
~ ~
- Plaiinum Triangle Master Land Use Plan
.............................................................................................................................................................................................
Ulitmate Right of Way
Figure 33: Conceptual CQnnector Street
July 30, 2004 60 Draft
....................................................................................................................................................................................................
CR1PC2004-082.doc
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Alternative A
~, R'~ >
~
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Medium canopy tree in
tree grates
` Medium canopy tree in 5'
wide planter with
,
, flowering shrubs .
` ~
~ ^ 4
li+l l (j
I I
esidentiaiwith q• g-
_~ .__ _ ......._
_ ~
R ulred
. 10'
10'
22' 1'• 13' 8' fi. 4,
10' 10'
Grourtdffoor • et
Commeraal Use back Walk Angie Parking Parellel Parking
(wesf s'ide only) (east side only) - Walk et
back
. 56'
Paving
.
_ Paving
. ~ ~6, !
Ultimate Right of Way , ,
~ • .
Atternative A
Private patios may encroach ~
T into setback area
Medium canopy tree
Low flowering shru6 oc
groundcover in pa~kway
. . . . . . and landscape realm
.
.. . . ~ . '~
.
~
i
'
~ . .
Parking Parking . . . .
. D . .
-
~
, ~(Optional) (Optionaq 1
~ , ~ ~ . ~ ~ 3' • 3, . . . . . . . ~ . ~ ~.~ . . .
ResidenCal Use
' 10' S' S' 8' 43' 73' 8' .5' S' 10` Residential Use -
Set
back Walk
' Walk Set
26
-42' back
' 46'-6 '
U4ftmate Righf of Way
• Note: Wrthin 500 feet of signaiized irrterseetion, parking iane may convert to travei tane -
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. ~ Rlatinum Triangle Master Land Use Plan
4'• ~ P U B~.. ~ ~. R E/~1 ~.. M Individual proj ects within The Platinum Triangle rnay
LA (V ~$ (;/~P E A(V ~~ ~ E N'T'~~'Y have their own individual project identity within their
P R~ (~ (~AM project boundaries, but the character of the streetscape
Streetscape elernents, including gateways, public art, , elements within the public right-of-way will be
1igb:t fixtures, street fumiture and signs, will be consistent throughout The Platinum Triangle.
coordinated with a Landscape Concept Plan unique to
The Platinum Triangle, to establish and reflect The 4.1.1 Gateways
Platinum Triangle's distinctive unage and character. Gateways will set the scaie and image of The Platinum
Triangle for visitors as they pass by, identify and enter
T'he Public Realm Landscape and Identity Program the axea: It is anticipated that these gateways will be
W~ri: ~ located on or in close proximity to the Stadium
• Establish a visual identity with a hierarchy of District: The design of the gateways will be
identity elements which reinforces the land use determined at a.later date when the Stadium District is
,
circulation, open space and landscape systems of developed. In order to effectively create the proper
the Master Land Use Plan. sense of arrival, these gateways should achieve the
_
• Celebrate the unique combination of a following:
cosmopolitan urban area with sports and . .• Provide a scale that contrasts with the surrounding
entartainment im~gery. - features.
~ Reinforce linkages to The Anaheim Resort. . Reflect the design character of the area and
.
• ~ incorporate sports and entertainment related
4.1 Streetscape E(ements ~ 'ma~ery. -
Streetscape elements will unify and identify The • Provide a lasting visual impression.
Platinum Triangle ~nd provide directions for visitors to ' Express a variety of imagery through layering of
the area. Streetscape elements include gateways, Gateways. . ;
public art, light fi~ctures, street furniture and signs.
~
• Create public icons at the edges o£the Sta.dium
' and Arena Districts, ~
The identity program includes the following:
• Street fumiture within the public right-of-way, '
such as bus shelters, that is consistent throughout
The Platinum Triangle.
~ An area-wide banner system on the arterial roads,
vvhich will create a vehicle-oriented identity for
the entire Platinum Triangle, especially in
connection with events. ~
~• Site furnishings that meet the needs of the ~
residents, visitors and workforce of The Platinum
Triangle on an azea and need specif c basis.
~
July 30, 2004 26
4.1.2 Public Art
Public art provides added interest, variety, and beauty
to the City's public places. Well-designed public art
creates a connection between the public and the
culture of the community by designing places: that
incorporate symbols that serve to entertain and enrich
urban areas. Public art will be ~e~er-a~e~ ;•
encouraged in the mini parks~and new gathering places
that will be developed within The Platinum Triangle:
Draft