PC 2017/07/10
City of Anaheim
Planning Commission
Agenda
Monday, July 10, 2017
Council Chamber, City Hall
200 South Anaheim Boulevard
Anaheim, California
Chairperson: Bill Dalati
Chairperson Pro-Tempore: Michelle Lieberman
Commissioners: John Armstrong, Jess Carbajal, John Gillespie,
Kimberly Keys, Steve White
Call To Order - 5:00 p.m.
Pledge Of Allegiance
Public Comments
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, July 6, 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
07-10-2017
Page 2 of 7
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.
07-10-2017
Page 3 of 7
Public Hearing Items
ITEM NO. 2
ZONING CODE AMENDMENT NO. 2017-00140
(DEV2017-00047)
Location: Citywide
Request: A City-initiated amendment to Title 18
(Zoning) of the Anaheim Municipal Code modifying
various Zoning Code provisions in response to recent
changes to State law pertaining to Accessory Dwelling
Units also referred to as second units, in-law units or
granny flats. If amendments to the Zoning Code are
adopted, concurrent revisions to the Anaheim
Municipal Code may be required for consistency
purposes.
Environmental Determination: The proposed action
qualifies for a statutory exemption from the provisions
of the California Environmental Quality Act (“CEQA”)
per State CEQA Guidelines Section 15282(h). This
section establishes a statutory exemption for “the
adoption of an ordinance regarding second units in a
single-family or multifamily residential zone by a city or
county to implement the provisions of Sections 65852.1
and 65852.2 of the Government Code as set forth in
Section 21080.17 of the Public Resources Code.”
This item was continued from the June 12, 2017 Planning
Commission meeting.
Motion
Project Planner:
Gustavo Gonzalez
ggonzalez@anaheim.net
07-10-2017
Page 4 of 7
ITEM NO. 3
CONDITIONAL USE PERMIT NO. 2017-05917
TENTATIVE TRACT MAP NO. 18097
(DEV2016-00100)
Location: 2730 West Ball Road
Request: The applicant requests approval of the
following zoning entitlements: (i) a conditional use
permit to permit the construction of a 41-unit* single-
family attached residential project with modified
development standards and density bonus incentives;
and, (ii) a tentative tract map to establish a 1-lot, 41*-
unit condominium subdivision.
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) Categorical Exemption.
* The number of units has been reduced from 42 to 41
subsequent to advertisement for this item.
This item was continued from the June 26, 2017 Planning
Commission meeting.
Resolution No. ______
Resolution No. ______
Project Planner:
Nick Taylor
njtaylor@anaheim.net
ITEM NO. 4
CONDITIONAL USE PERMIT NO. 3640B
(DEV2015-00003B)
Location: 1731 West Medical Center Drive
Request: To amend a previously-approved conditional
use permit by modifying a condition of approval
pertaining to vehicular gates for a 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 1 (Existing Facilities) Categorical Exemption.
Resolution No. ______
Project Planner:
Elaine Thienprasiddhi
ethien@anaheim.net
07-10-2017
Page 5 of 7
ITEM NO. 5
CONDITIONAL USE PERMIT NO. 2016-05887
(DEV2016-00104)
Location: 2620 West Orange Avenue
Request: To permit and retain an existing church
within a multi-tenant office building.
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:
Nick Taylor
njtaylor@anaheim.net
ITEM NO. 6
CONDITIONAL USE PERMIT NO. 2017-05919
ADMINISTRATIVE ADJUSTMENT NO. 2017-00406
DETERMINATION OF PUBLIC CONVENIENCE OR
NECESSITY NO. 2017-00136
(DEV2017-00051)
Location: 1921-1931 East Wright Circle
Request: The applicant requests approval of the
following land use entitlements: (i) a conditional use
permit to permit a brewery with a tasting room and
outdoor patio area within an existing industrial building;
(ii) an administrative adjustment to permit fewer parking
spaces than required by the Zoning Code; and, (iii) a
determination of public convenience or necessity to
permit a brewery and tasting room with on and off-
premises sales and consumption of alcoholic beverages.
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
07-10-2017
Page 6 of 7
ITEM NO. 7
CONDITIONAL USE PERMIT NO. 2013-05678
(DEV2013-00072)
Location: 1256 North Magnolia Avenue
Request: A City-initiated request to revoke a
previously-approved conditional use permit for an
existing storage facility which includes a temporary
modular office, indoor and outdoor storage of
recreational and commercial vehicles, automobiles,
trucks, trailers, miscellaneous equipment, and auto
repair services.
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 21 (Enforcement Actions by Regulatory
Agencies) Categorical Exemption.
Resolution No. ______
Project Planner:
Nick Taylor
njtaylor@anaheim.net
Adjourn to Monday, July 24, 2017 at 5:00 p.m.
07-10-2017
Page 7 of 7
CERTIFICATION OF POSTING
I hereby certify that a complete copy of this agenda was posted at:
1:00 p.m. July 6, 2017
(TIME) (DATE)
LOCATION: COUNCIL CHAMBER DISPLAY CASE AND COUNCIL DISPLAY KIOSK
SIGNED:
ANAHEIM CITY PLANNING COMMISSION
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200 S. Anaheim Blvd.
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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 10, 2017
SUBJECT: ZONING CODE AMENDMENT NO. 2017-00140
LOCATION: Citywide
APPLICANT: City of Anaheim
REQUEST: This is a City-initiated amendment to Title 15 (Building and Housing)
and Title 18 (Zoning) of the Anaheim Municipal Code (AMC or Code) in response to
recent changes to State law pertaining to Accessory Dwelling Units (ADUs), which
are also referred to as second units, in-law units or granny flats.
RECOMMENDATION: Staff recommends that the Planning Commission, by
motion, determine that the proposed ADU Ordinance qualifies for a statutory
exemption from the provisions of the California Environmental Quality Act
(“CEQA”) per State CEQA Guidelines Section 15282(h) and recommend to the City
Council approval of Zoning Code Amendment No. 2017-00140.
PROPOSAL: The City proposes to amend Title 15 (Building and Housing) and Title
18 (Zoning) of the AMC in response to recent changes to State law pertaining to
ADUs. The proposed Code amendment would modify the following chapters:
15.70 (Preservation of Rental Housing and Motel Properties)
18.04 (Single-Family Residential Zones)
18.06 (Multiple-Family Residential Zones)
18.14 (Public and Special-Purpose Zones)
18.36 (Types of Uses)
18.38 (Supplemental Use Regulations)
18.40 (General Development Standards)
18.42 (Parking and Loading)
18.92 (Definitions)
18.120 (Anaheim Canyon Specific Plan No. 2015-1 (SP 2015-1)
The Planning Commission continued its review of this item from the June 12, 2017
Commission meeting in order to allow Staff time to respond to concerns raised by the
Commission at the meeting. The concerns raised are detailed in the following section
of the staff report.
ZONING CODE AMENDMENT NO. 2017-00140
July 10, 2017
Page 2 of 4
BACKGROUND: On May 31, 2017, Staff presented a study session to the Planning
Commission on recent changes in State law requirements related to Accessory Dwelling
Units. The purpose of this session was for Staff to gather feedback from the Commission prior
to its formal consideration of an ADU Ordinance to implement these new State law
requirements.
On June 12, 2017, the Commission held a public hearing to consider the proposed ADU
Ordinance. Attached is a copy of the June 12, 2017 staff report. The staff report provides a
detailed overview of the recent changes to State law regulating ADUs, an analysis of the State
law provisions that the City can regulate as part of its own ADU Ordinance, and Staff’s
recommendations for implementation of these regulations.
At its June 12 meeting, the Commission raised several concerns regarding the proposed ADU
Ordinance. The Commission asked Staff to consider allowing a larger maximum ADU size
for properties that are similar in size to properties within the Residential Hillside (RH)-1 and
RH-2 Zones (i.e. over 19,000 square feet). The Commission requested flexibility regarding an
existing requirement for the property owner to record a covenant on the property affirming
that the property owner will occupy either the primary dwelling unit or the ADU. The
Commission also requested clarification on the tenants’ rights at the time of sale of a property
with an ADU. Following discussion, the Commission continued the item for four weeks to
provide time for Staff to respond to these concerns.
Following the meeting, on June 16, 2017, at the request of a local realtors group, Staff
provided a presentation on this topic. At this meeting, Staff shared the same information
presented to the Planning Commission on May 31 and June 12.
ANALYSIS: The following includes further analysis of the issues raised by the Planning
Commission during the public hearing for the ADU Ordinance along with Staff’s
recommendations for implementation of these regulations.
Maximum ADU Size: Previously, Staff recommended that new ADUs be limited to a
maximum size of 1,200 square feet in the RH-1 and RH-2 Zones and a maximum size of 900
square feet in all other residential zones which permit ADUs. The Commission requested that
Staff allow ADUs of up to 1,200 square feet on lots of similar size to the minimum lot size for
the RH-1 and RH-2 Zones. The RH-1 Zone has a minimum lot size of one acre and the RH-2
Zone has a minimum lot size of 19,000 square feet. The RH-1 and RH-2 Zones are located in
the Hill and Canyon area of the City and implement the Estate Residential General Plan land
use designation.
Staff has reviewed the Commission’s request and concurs that larger lots can accommodate
larger ADU units. Staff recommends that the maximum size for an ADU increase to 1,200
square feet on lots that are a minimum of a half-acre in size and within a zone which permits
ADUs. Staff has revised the draft ADU Ordinance to reflect this change.
ZONING CODE AMENDMENT NO. 2017-00140
July 10, 2017
Page 3 of 4
Owner-occupancy: The Code currently requires any property owner proposing to construct an
ADU to execute a covenant stating that the property owner will live within the primary
dwelling unit or the ADU. The property owner must execute and record the covenant with the
Orange County Recorder prior to the issuance of building permits for the ADU. This deed
restriction is binding upon any future owner of the property. The recent changes to State law,
pertaining to ADUs, have not changed the City’s discretion on whether or not it may require
the property owner to live in either the primary dwelling unit or the ADU. At the June 12
meeting, Staff recommended maintaining this requirement in the new ADU Ordinance;
however, the Commission requested that Staff revisit this requirement in that it may be
inhibiting the number of ADUs constructed in Anaheim.
Staff continues to recommend that the City require owner-occupancy of ADU properties. This
requirement has been in place since the City adopted its Second Unit Ordinance in 2004. The
intent of this requirement has been to preserve the single-family residential character of low-
density neighborhoods and require owner-occupants to ensure continued monitoring and
maintenance of their properties. The absence of an owner-occupancy requirement could create
a market for investors to acquire residential properties and develop ADUs to maximize rental
income. This has the potential to change the character of single-family neighborhoods as the
City could experience a surge in absentee property owners with little to no oversight of their
properties. While there are many responsible rental property managers in the City, most of
the Code Enforcement issues associated with rental properties in Anaheim occur on rental
properties with no on-site management.
While new ADUs will add to the City’s housing supply, the City has, and continues to, reduce
barriers to housing production in other areas. Examples include the creation of the Housing
Opportunities Overlay Zone to facilitate “by-right” residential development and changes to
existing regulations to create flexibility in development standards and further streamline the
approval process for infill residential development. The owner-occupancy requirement for
ADUs strikes a good balance between meeting the housing supply needs of the City and
preserving single-family neighborhoods.
Finally, Staff contacted other cities in the region and most municipalities have taken, or are
planning to take, a similar position with respect to the owner-occupancy requirement. Citing
many of the same reasons as stated above, Staff is not aware of any other city that has
adopted, or is planning to adopt, an ADU Ordinance without the owner-occupancy
requirement.
Tenancy Requirement: The Planning Commission requested further clarification on the
tenancy requirements for renters of an ADU at the time of sale of a property containing an
ADU. The ADU may not be sold separate from the primary residence and new ADUs would
be subject to the same laws regulating existing rental properties. Upon the sale of a property
containing an ADU, the new property owner would be required to honor the existing lease
agreement between the renter and the previous property owner. Upon expiration of the lease,
the property owner would have the option to renew the lease or provide a 30-day notice to
vacate the ADU. Should the City Council adopt the ADU Ordinance with the owner-
occupancy requirement, the new property owner would be required to occupy either the main
dwelling unit or the ADU.
ZONING CODE AMENDMENT NO. 2017-00140
July 10, 2017
Page 4 of 4
Environmental Impact Analysis: Section 21080.17 of the California Environmental Quality
Act (CEQA) establishes a statutory exemption for the adoption of an ordinance regarding
second units in a single-family or multifamily residential zone by a city or county to
implement the provisions of Sections 65852.1 and 65852.2 of the Government Code
pertaining to ADUs. The proposed Code amendment is consistent with this exemption.
CONCLUSION: The proposed amendments are in response to recent changes to State law
pertaining to ADUs. The revised ADU Ordinance will create a balance between addressing
the City’s housing needs, minimizing impacts to existing single-family residential
neighborhoods and ensuring compliance with State law. Staff recommends approval of this
Zoning Code Amendment.
Prepared by, Submitted by,
Gustavo N. Gonzalez Jonathan E. Borrego
Senior Planner Planning Services Manager
Attachments:
1. Draft Ordinance
2. Planning Commission Staff Report (June 12, 2017)
1
REDLINED TO SHOW
REVISIONS TO CURRENT
MUNICIPAL CODE
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF ANAHEIM
AMENDING CHAPTER 15.70 (PRESERVATION OF
RENTAL HOUSING PROPERTIES) OF TITLE 15
(BUILDING AND HOUSING) AND CHAPTER 18 OF
TITLE 18 (ZONING) OF THE ANAHEIM
MUNICIPAL CODE FOR THE PURPOSE OF
REGULATING ACCESSORY DWELLING UNITS
AND COMPLYING WITH STATE LAW AND
FINDING AND DETERMINING THAT THIS
ORDINANCE QUALIFIES FOR A STATUTORY
EXMEPTION FROM THE PROVISIONS OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA) PURSUANT TO SECTION 15282(H) OF THE
STATE CEQA GUIDELINES.
(ZONING CODE AMENDMENT NO. 2017-00140)
(DEV2017-00047)
WHEREAS, pursuant to Section 18.38.230 (Second Units) of Title 18 (Zoning) of the
Anaheim Municipal Code, a "Second Unit" is an attached or detached residential dwelling unit
on a lot zoned for residential use that provides complete independent living accommodations and
facilities for living, sleeping, eating, cooking and sanitation for one or more persons on the same
parcel as an established single-family dwelling unit and is permitted provided that certain
standards are met; and
WHEREAS the State of California has identified housing construction as a statewide
priority and the legislature has adopted numerous reforms and incentives to facilitate and
expedite its production of housing including recent changes to State law to reduce barriers,
streamline approvals and encourage the development of accessory dwelling units; and
WHEREAS on September 27, 2016, the Governor of California approved Senate Bill
1069 (Chapter 720, Reg. Sess. 2016) ("SB 1069"), which eliminated perceived barriers to the
development of accessory dwelling units and prohibits local governments from adopting an
ordinance precluding accessory dwelling units; and
WHEREAS, on September 27, 2016, the Governor of California approved Assembly Bill
2299 (Chapter 735, Reg. Sess. 2016)("AB 2299"), which requires local governments to
ministerially approve accessory dwelling units if they comply with certain parking requirements,
design standards, and development standards; and
ATTACHMENT NO. 1
2
WHEREAS, any ordinance of a local government that does not meet the requirements of
SB 1069 and AB 2299 is null and void; and
WHEREAS, pursuant to the City’s police power, as granted broadly under Article XI,
Section 7 of the California Constitution, the City Council of the City of Anaheim ("City
Council") has the authority to enact and enforce ordinances and regulations for the public peace,
morals and welfare of the City of Anaheim (the "City") and its residents; and
WHEREAS, the purpose of this ordinance is to comply with State law regarding the
development of accessory dwelling units and to implement the goal and policy of the housing
chapter of the Anaheim General Plan regarding accessory dwelling units. It is also the purpose of
this ordinance to preserve the integrity and character of residential neighborhoods and rename
Second Units as "Accessory Dwelling Units"; and
WHEREAS, pursuant to the California Environmental Quality Act (Public Resources
Code Section 21000 et seq.; herein referred to as “CEQA”) and the State of California
Guidelines for Implementation of the California Environmental Quality Act (commencing with
Section 15000 of Title 14 of the California Code of Regulations; herein referred to as the “State
CEQA Guidelines”), the City is the “lead agency” for the preparation and consideration of
environmental documents for this ordinance; and
WHEREAS, the City Council finds and determines that this ordinance is statutorily
exempt from the provisions of CEQA per State CEQA Guidelines Section 15282(h) which
establishes a statutory exemption for the adoption of an ordinance regarding second units in a
single-family or multifamily residential zone by a city or county to implement the provisions of
Sections 65852.1 and 65852.2 of the Government Code as set forth in Section 21080.17 of the
Public Resources Code; and
WHEREAS from time to time and by resolution, the City Council may identify areas of
the City with insufficient water and sewer services and where accessory dwelling units result in
impacts to traffic circulation and public safety and therefore accessory dwelling units may not be
permitted in such areas; and
WHEREAS, the City Council determines that this ordinance is a matter of citywide
importance and necessary for the preservation and protection of the public peace, health, safety
and/or welfare of the community and is a valid exercise of the local police power and in accord
with the public purposes and provisions of applicable State and local laws and requirements; and
WHEREAS, the City Council finds that the ordinance complies with State law regarding
the development of accessory dwelling units, and implements the goal and policy of the Housing
and Safety Elements of the General Plan by ensuring that adequate housing to meet the needs of
the community is served by adequate public utility infrastructure.
3
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ANAHEIM DOES
ORDAIN AS FOLLOWS:
SECTION 1. That Section 15.70.070 (Exemptions) of Chapter 15.70 (Preservation of
Rental Housing Properties) of Title 15 (Building and Housing) of the Anaheim Municipal Code
be, and the same is hereby, amended and restated to read in full as follows:
A. Unless otherwise specified in this section, the following rental housing units
shall be exempt from the requirements of this Chapter:
1. Rental housing units that receive funding or subsidies from federal, state
or local government when the rental housing units are inspected by a federal, state
or local governmental entity at least once every twenty (20) years as a funding or
subsidy requirement and the owner of the rental housing unit or the owner's
representative submits information to the Director within sixty (60) days of being
notified that an inspection is required that demonstrates the periodic federal, state
or local government inspection is substantially equivalent to the inspection
required by this Chapter;
2. Rental housing units that, within the past twenty (20) years, have been
newly constructed and either have been issued a certificate of occupancy or have
passed final inspection of construction by the City. The twenty (20) year period
begins to run on the earlier of the date of final inspection of construction or the
date of issuance of the certificate of occupancy by the Building Division; and
3. Second Units or Senior Second Units, provided that the owner lives in one
of the units on the property and an immediate family member lives in the other
housing unit on the same property.
4. Accessory Dwelling Units as defined in Section 18.36.050 and subject to
the provisions of Section 18.38.015.
SECTION 2. That Table 4-B (Accessory Uses and Structures: Single-Family Residential
Zones) of Section 18.04.030 (Uses) of Chapter 18.04 (Single-Family Residential Zones) of Title
18 (Zoning) of the Anaheim Municipal Code be, and the same is hereby, amended to read in full
as follows:
Table 4-B
ACCESSORY USES AND STRUCTURES:
SINGLE-FAMILY RESIDENTIAL ZONES
P=Permitted by Right
C=Conditional Use Permit Required
N=Prohibited
RH-1 RH-2 RH-3 RS-1 RS-2 RS-3 RS-4 Special Provisions
Accessory Living
Quarters P P P P P N N Subject to § 18.04.080.020 & § 18.38.020
4
Accessory
Dwelling Unit P P P P P P P Subject to 18.38.015
Agricultural
Workers Quarters P P N N N N N Requires a minimum lot size of ten (10) acres
Animal Keeping P P P P P P P
Subject to 18.38.030, except that in the RH-2
Zone, equine, bovine, sheep, goats & swine
may be kept, stabled, tethered or otherwise
maintained on minimum 22,000 sq. ft. parcels
Antennas–Dish P P P P P P P Subject to 18.38.050 (may require a
conditional use permit)
Antennas–
Receiving P P P P P P P Subject to 18.38.050
Day Care–Large
Family P P P P P P P Subject to 18.38.140
Day Care–Small
Family P P P P P P P
Fences & Walls P P P P P P P Subject to 18.46.110; this use may occur on a
lot with or without a dwelling
Greenhouses–
Private P P P P P N N
Home
Occupations P P P P P P P Subject to 18.38.130
Landscaping &
Gardening P P P P P P P Subject to Chapter 18.46; this use may occur
on a lot with or without a dwelling
Mechanical &
Utility
Equipment–
Ground Mounted
P P P P P P P Subject to 18.38.160
Mechanical &
Utility
Equipment–
Roof Mounted
N N N P P P P Subject to 18.38.170
Parking Lots &
Garages P P P P P P P To serve needs of primary use only; four-car
limit for garages in RS-1 and RS-2 Zones
5
Petroleum
Storage–Incidental P P P P P P P
Recreation
Buildings &
Structures
P P P P P P P
Second Units P P P P P P N Subject to 18.38.230
Short-Term
Rentals P P P P P P P Subject to an administrative use permit as
provided in Chapter 4.05
Solar Energy
Panels P P P P P P P Subject to § 18.38.170
Senior Second
Units C C C C C C N
Signs P P P P P P P Subject to Chapter 18.44
SECTION 3. That Table 6-B (Accessory Uses and Structures: Multiple-Family
Residential Zones) of Section 18.06.030 (Uses) of Chapter 18.06 (Multiple-Family Residential
Zones) of Title 18 (Zoning) of the Anaheim Municipal Code be, and the same is hereby,
amended to read in full as follows:
Table 6-B
ACCESSORY USES AND STRUCTURES:
MULTIPLE-FAMILY RESIDENTIAL ZONES
P=Permitted by Right
C=Conditional Use Permit Required
N=Prohibited
RM-1 RM-2 RM-3 RM-4 Special Provisions
Accessory Dwelling
Units P P P P Subject to 18.38.015; only allowed on properties with an
existing single-family residence
Animal Keeping P P P P Subject to § 18.38.030
Antennas–Dish P P P P Subject to § 18.38.050 (may require conditional use permit)
Antennas–Receiving P P P P Subject to § 18.38.050
Day Care–Large
Family P P P P Subject to § 18.38.140
Day Care–Small
Family P P P P
Fences & Walls P P P P Subject to § 18.46.110; a fence or wall may occur on a lot with
or without any other primary use structure
6
Home Occupations P P P P Subject to § 18.38.130
Landscaping &
Gardens P P P P Subject to Chapter 18.46; this use may occur on a lot with or
without any other primary use structure
Mechanical & Utility
Equipment–
Ground Mounted
P P P P Subject to § 18.38.160
Mechanical & Utility
Equipment–
Roof Mounted
P P P P Subject to § 18.38.170
Parking Lots &
Garages P P P P To serve needs of primary use only
Recreation Buildings
& Structures P P P P
Second Units P P P P Subject to § 18.38.230
Signs P P P P Subject to Chapter 18.44
Short-Term Rentals P P P P Subject to an administrative use permit as provided in Chapter
4.05
Solar Energy Panels P P P P Must be mounted on the roof and, if visible from the street
level, must be parallel to the roof plane
Vending Machines P P P P Shall be screened from view from adjacent non-industrial
property and public rights-of-way
SECTION 4. That Table 14-B (Accessory Uses and Structures: Public and Special-
Purpose Zones) of Section 18.14.030 (Uses) of Chapter 18.14 (Public and Special-Purpose
Zones) of Title 18 (Zoning) of the Anaheim Municipal Code be, and the same is hereby,
amended to read in full as follows:
Table 14-B
ACCESSORY USES AND
STRUCTURES:
PUBLIC AND SPECIAL-PURPOSE
ZONES
P=Permitted by Right
C=Conditional Use Permit Required
N=Prohibited
OS PR SP T Special Provisions
Accessory
Dwelling Unit N N N P
One Accessory Dwelling Unit allowed on a single-family detached dwelling unit on
one legal lot in existence on July 8, 2004, the effective date of Ord. 5920, with a
General Plan Residential Land Use designation of Estate, Low Density, Low-
Medium Hillside Density and Low-Medium Density. The development standards of
the RS-2 Zone shall apply for lots 7,200 square feet or greater in size. The
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development standards of the RS-3 Zone shall apply for lots that are less than 7,200
square feet in size.
Accessory
Entertainment N P P P Subject to § 18.16.060 in conjunction with a commercial use
Agricultural
Workers
Quarters
N N N P Allowed only if agricultural operation on the lot is a minimum of 10 acres; no
kitchens are allowed
Animal Keeping P P P P Only in conjunction with residence; subject to § 18.38.030
Antennas–Dish P P P P Subject to § 18.38.050
Antennas–
Receiving P P P P Subject to § 18.38.050
Bingo
Establishments N N P P Subject to Chapter 7.34
Caretaker Units P P P P Subject to § 18.38.090
Day Care–Large
Family N N N P Subject to § 18.38.140
Day Care–Small
Family N N N P
Fences & Walls P P P P Subject to § 18.40.050; this use may occur on a lot without a primary use
Home
Occupations P P P P Only in conjunction with a residence; subject to § 18.38.130
Landscaping &
Gardens P P P P Subject to Chapter 18.46; this use may occur on a lot without a primary use
Mechanical &
Utility
Equipment–
Ground Mounted
P P P P Subject to § 18.38.160
Mechanical &
Utility
Equipment–
Roof Mounted
P P P P Subject to § 18.38.170
Parking Lots &
Garages P P P P To serve needs of primary use only
Petroleum
Storage–
Incidental
N N N P
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Portable Food
Carts N P P P Subject to § 18.38.210
Recreation
Buildings &
Structures
P P P P
Recycling
Services–
Consumer
N P P P Subject to Chapter 18.48
Signs P P P P Subject to Chapter 18.44
Solar Energy
Panels P P P P Must be mounted on the roof and, if visible from the street level, must be parallel to
the roof plane
Vending
Machines P P P P Shall be screened from view from public rights-of-way and shall not encroach onto
sidewalks
SECTION 5. That Section 18.36.050 (Accessory Use Classes) of Chapter 18.36 (Types
of Uses) of Title 18 (Zoning) of the Anaheim Municipal Code be, and the same is hereby,
amended and restated to read in full as follows:
18.36.050 ACCESSORY USE CLASSES
The following use classes are intended to describe only those uses that are
incidental to and customarily associated with a primary use or main structure
located on the same lot.
.005 Accessory Dwelling Unit. This use class consists of an attached or
detached residential dwelling unit on a lot zoned for residential use, which
provides complete independent living accommodations and facilities for one (1)
or more persons, which includes permanent provisions for living, sleeping, eating,
cooking and sanitation on the same parcel as a legally established single-family
dwelling. An Attached Accessor y Dwelling Unit is attached to the main dwelling
unit, having at least one (1) common wall and a common roof with the main
dwelling unit. A Detached Accessory Dwelling Unit is detached from the main
dwelling unit.
.010 Accessory Living Quarters. This use class consists of one dwelling unit
per lot, used for non-paying guests or household employees, for an allowable
residence located on the same residentially zoned lot.
.020 Agricultural Workers Quarters. This use class consists of dwellings
occupied by employees primarily engaged in commercial agricultural operations,
and located on land owned or rented by the agricultural operator. Family members
of the agricultural employees may also live in the same unit.
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.030 Amusement Devices. This use class consists of six (6) or fewer
amusement devices, and any number of amusement devices that occupy forty-
nine percent (49%) or less of the public floor area of an establishment.
.035 Automated Teller Machines (ATM’s). This use class consists of cash
dispensing machines that are typically located inside an existing business.
.040 Animal Keeping. This use class consists of keeping of pets and other
domesticated animals owned by occupants of the lot, and not kept for
remuneration, hire or sale.
.050 Antennas–Dish. This use class consists of circular or nearly circular
antennas used for the reception of electronic signals relayed by satellites moving
through the sky.
.060 Antennas–Receiving. This use class consists of roof-mounted antennas
used for the reception of television, radio or other electronic signals from ground-
mounted transmitting antennas or relay stations.
.070 Bingo Establishments. This use class consists of establishments that offer
bingo games to the public for the purpose of fundraising for an organization.
.080 Caretaker Units. This use class consists of one dwelling unit per lot, used
for the sole purpose of providing security, maintenance or similar services for an
allowable non-residential use located on the same non-residentially zoned lot.
.090 Day Care–Large Family. This use class consists of a day care facility
located in a single-family residence, where an occupant of the residence provides
care and supervision for between nine (9) and fourteen (14) children less than
eighteen (18) years of age for periods of fewer than twenty-four (24) hours per
day. Children less than the age of ten (10) years who reside in the home count as
children served by the facility.
.100 Day Care–Small Family. This use class consists of a day care facility
located in a single-family residence, where an occupant of the residence provides
care and supervision for eight (8) or fewer children less than eighteen (18) years
of age for periods of fewer than twenty-four (24) hours per day. Children less than
the age of ten (10) years who reside in the home count as children served by the
facility.
.105 Entertainment–Accessory. This use class consists of accessory
entertainment offered in conjunction with a restaurant as defined in
Section 18.92.210 of this code or other primary land use. The entertainment
provided is intended to be part of the service provided at the establishment and is
not the primary draw of customers to the establishment. The entertainment is not
the primary source of income for the establishment. Typical land uses are coffee
10
houses with live music, restaurants with live music, and accessory music within a
bar.
.110 Fences & Walls. This use class consists of a continuous barrier, including
gates that separate, screens, encloses or marks the boundary of a lot or
development. The barrier may consist of man-made materials, vegetative
materials, earthen berms, or other natural or fabricated barrier.
.120 Greenhouses–Private. This use class consists of a greenhouse, detached
from the main dwelling and no larger than twenty percent (20%) of the main
dwelling, used for gardening purposes. An attached greenhouse is considered to
be part of the main dwelling.
.130 Home Occupations. This use class consists of an occupation that is
carried on in any approved dwelling unit b y the resident of the dwelling unit, and
is incidental to the use of the dwelling unit such that it does not change the
residential character of the unit or neighborhood.
.140 Landscaping & Gardens. This use class consists of the noncommercial
growing of trees, shrubs, flowers, gardens and other natural planting materials, as
well as the use of non-vegetative landscaping materials.
.150 Mechanical & Utility Equipment–Ground Mounted. This use class
consists of ground-mounted mechanical or utility equipment, such as
compressors, condensers, pipes used for heating and cooling, water backflow
devices, above-ground fire lines, pad-mounted transformers, electric vehicle
charging stations and other activities associated with and incidental to the main
and accessory building.
.160 Mechanical & Utility Equipment–Roof Mounted. This use class consists
of roof-mounted mechanical or utility equipment, such as compressors,
condensers, pipes, vents, ducts, and other activities associated with and incidental
to the main building.
.170 Outdoor Displays. This use class consists of the display of merchandise
outside of an enclosed structure for the purpose of showing the merchandise to
potential buyers or users.
.180 Outdoor Storage. This use class consists of overnight storage of materials
or finished products that are associated with and incidental to the primary use of
the site.
.190 Parking Lots & Garages. This use class consists of open parking lots and
structures, including garages and carports, designed to be used for parking
automobiles. The overnight storage of work related vehicles used during business
hours is included in this use class.
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.200 Petroleum Storage–Incidental. This use class consists of the storage of
petroleum products, such as small quantities of gasoline, oil and lighter fluid, for
use on-site, but not for resale or use off-site.
.210 Portable Food Carts. This use class consists of portable carts from which
coffee, non-alcoholic drinks, or prepared food is sold, and that are removed
during the hours when the principle use with which they are associated is not
operational.
.220 Recreation Buildings & Structures. This use class consists of recreational
uses associated with residential dwellings, such as swimming pools, cabanas,
dressing rooms, private noncommercial workshops, barns, tennis and paddleball
courts, play equipment, and non-habitable tree houses.
.225 Recycling Services–Consumer. This use class consists of small-scale
waste collection facilities as defined as a “Reverse Vending Machine” and “Small
Collection Facility” in Chapter 18.48 (Recycling Facilities).
.230 Retail Floor, Wall & Window Coverings. This use class consists of the
sale of tile, floor coverings, wall coverings, and window coverings as an
accessory use to a primary permitted industrial use.
.240 Second Units . This use class consists of an attached or detached dwelling
unit providing complete independent living accommodations and facilities for one
or more persons, including permanent provisions for living, sleeping, eating,
cooking and sanitation, that is accessory to the primary dwelling unit on the same
site.
.250 Senior Second Units. This use class consists of an attached or detached
dwelling unit providing complete independent living accommodations and
facilities for one (1) or two (2) persons, both of whom are sixty-two (62) years of
age or older, including permanent provisions for living, sleeping, eating, cooking
and sanitation that are accessory to the primary dwelling unit on the same site.
.260 Short-Term Rentals. This use class consists of the rental of an approved
short-term rental unit for occupancy, dwelling, lodging or sleeping purposes for a
period of less than thirty (30) consecutive calendar days in duration in a zoning
district where residential uses are allowed.
.270 Signs. This use class consists of any device used for visual
communication intended to attract the attention of the public and that is visible
from a public right-of-way or other properties. Items of merchandise normally
displayed within a show window of a business are not included.
.280 Solar Energy Panels. This use class consists of any solar collector(s) or
other solar energy device(s) whose primary purpose is to provide for the
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collection of solar energy for space heating, space cooling, electric generation, or
water heating.
.290 Thematic Elements. This use class consists of non-occupiable structures
that are intended to add interest to a specific area. Examples include gateways,
towers, public art displays, monuments, fountains, sculptures, spires, and similar
architectural features.
.300 Vending Machines. This use class consists of an unattended, self-service
device that, upon insertion of a coin or token, dispenses something of value,
including food, beverages, merchandise or services.
.310 Warehousing & Storage-Outdoors. This use class consists of the outdoor
storage of equipment, materials, and finished products or refuse basic to the
operations of permitted uses, other than the storage classified under the “Outdoor
Storage Yards” use class. (Ord. 5920 § 1 (part); June 8, 2004: Ord. 6101 § 25;
April 22, 2008: Ord. 6245 §§ 49, 50; June 5, 2012: Ord. 6299 § 4; May 13,
2014: Ord. 6382 § 34; October 18, 2016.)
SECTION 6. That Chapter 18.38 (Supplemental Use Regulations) of Title 18 (Zoning)
of the Anaheim Municipal Code be, and the same is hereby, amended and restated to read in full
as follows:
Chapter 18.38
SUPPLEMENTAL USE REGULATIONS
Sections:
18.38.010 Purpose.
18.38.015 Accessory Dwelling Units
18.38.020 Accessory living quarters.
18.38.025 Alcoholic beverage manufacturing.
18.38.030 Animal keeping.
18.38.040 Antennas – private transmitting.
18.38.050 Antennas – receiving.
18.38.060 Antennas – telecommunications.
18.38.065 Automotive – Sales Agency Office (Retail) and Automotive – Sales
Agency Office (Wholesale).
18.38.070 Automobile service stations.
18.38.080 Bed& Breakfast Inns.
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18.38.085 Recreation–Billiards.
18.38.090 Caretaker Units.
18.38.095 Carnivals and Circuses.
18.38.100 Condominium conversions.
18.38.105 Contractor's Office & Storage.
18.38.110 Convenience Stores.
18.38.115 Commercial centers.
18.38.120 Commercial use of a residential structure.
18.38.125 Emergency shelters.
18.38.130 Home occupations.
18.38.135 Festival permit.
18.38.140 Large family day care homes.
18.38.150 Laundromats.
18.38.155 Markets.
18.38.160 Mechanical and utility equipment – ground mounted.
18.38.170 Mechanical and utility equipment – roof mounted.
18.38.180 Oil production.
18.38.190 Outdoor displays.
18.38.200 Outdoor storage.
18.38.205 Plant nurseries.
18.38.210 Portable food carts.
18.38.220 Restaurants – outdoor seating and dining.
18.38.230 Second Units.18.38.240 Special events.
18.38.245 Special event regulations within The Platinum Triangle.
18.38.250 Tile sales.
18.38.260 Smoking lounges. (Repealed by 6245 § 61, 6/5/12)
18.38.270 Veterinary services and animal boarding.
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SECTION 7. That Section 18.38.015 (Accessory Dwelling Units) be added to Chapter
18.38 (Supplemental Use Regulations) of Title 18 (Zoning) of the Anaheim Municipal Code, and
the same is hereby, to read in full as follows:
18.38.015 ACCESSORY DWELLING UNITS.
.010 Intent. The City recognizes the importance of livable housing and an
attractive, suitable living environment for all residents. The State Legislature has
declared that Accessory Dwelling Units are a valuable form of housing in
California. It is the intent of the City to permit Accessory Dwelling Units, in
conformance with State law, in all those areas and subject to standards that will
ensure the units contribute to a suitable living environment for people of all ages
and economic levels, while preserving the integrity and character of single -family
residential neighborhoods. It is not the intent of this section to override lawful
use restrictions as may be set forth in conditions, covenants and restrictions or
similar instruments.
.020 Density Provisions. An Accessory Dwelling Unit that conforms to the
requirements of this section shall not be considered to exceed the allowable
density for the lot upon which such unit is proposed to be established, and shall be
deemed to be an accessory single-family residential use which is consistent with
the existing general plan and zoning designations for the lot.
.030 Number of Units Per Parcel. No more than one (1) Accessory Dwelling
Unit shall be allowed on a single lot. An Accessory Dwelling Unit shall not be
allowed on a site with more than one dwelling unit.
.040 Existing Lot and Uses. An Accessory Dwelling Unit shall be allowed if
the existing lot and dwelling meet the following requirements:
.0401 The lot on which the Accessory Dwelling Unit is proposed to be
established shall contain one existing permanent single-family dwelling, and no
existing accessory living quarters, as defined in Section 18.38.020, Senior Second
Unit (granny unit), guest house, servant's quarters or similar facility, unless the
proposal includes demolition or modification of such facility so as to comply with
the provisions of this section;
.0402 The Accessory Dwelling Unit is allowed in the zone in which it is
proposed;
.0403 The existing lot is a minimum of five thousand (5,000) square feet,
except as may be provided in subsection .160 (Approval) of this Section
18.38.015;
.0404 The existing residential use complies or, as proposed, will comply with
current parking requirements, except as may be provided in Section 18.42.030;
and
15
.0405 If the existing main dwelling unit and any associated accessory
structures comply with current zoning requirements, unless otherwise legally
established, an Accessory Dwelling Unit may be permitted, provided the
Accessory Dwelling Unit complies with the requirements of this section.
.050 Prohibited Locations. Accessory Dwelling Units are not permitted in any
area of the City identified, by resolution of the City Council, to be areas with
insufficient sewer infrastructure where accessory dwelling units result in impacts
to the public health and safety.
.060 Development Standards. The following development standards shall
apply to Accessory Dwelling Units:
.0601 Facilities. The Accessory Dwelling Unit shall have a separate
entrance, and shall contain kitchen and bathroom facilities separate from those of
the main dwelling unit;
.0602 Utility Services. The Accessory Dwelling Unit may be metered
separately from the main dwelling unit for gas, electricity, communications, water
and sewer services. An Accessory Dwelling Unit that is contained within the
existing space of a single-family residence or accessory structure shall not be
considered a new dwelling unit for purposes of calculating local agency
connection fees or capacity charges for utilities, including water and sewer
service, or impact fees such as park dwelling or traffic, and no new or separate
utility connection between the Accessory Dwelling Unit and the utility shall be
required. All other Accessory Dwelling Units may require a new or separate
utility connection between the Accessory Dwelling Unit and the utility. Any
connection fee or capacity charge shall be as set by resolution of the City Council
and proportionate to the burden placed on the water and sewer systems due to unit
size or number of plumbing fixtures;
.0603 Accessory Dwelling Units shall not be required to provide fire
sprinklers if they are not required for the primary residence;
.0604 Size. The size of the Accessory Dwelling Unit shall comply with the
following requirements;
.01 The minimum and maximum total floor area for an Accessory
Dwelling Unit shall be as follows:
16
Accessory Dwelling
Unit Type
Minimum
Allowable Floor
Area
Maximum
Allowable Floor Area
Efficiency Unit -
Attached 400 square feet 30% of main dwelling unit or 549
square foot, whichever is less
Efficiency Unit -
Detached 400 square foot 50% of main dwelling unit or
549 square feet, whichever is less
Studio, One-Bedroom
or Two-Bedroom
Attached - Attached
550 square foot
30% of main dwelling unit or
900/1,200* square feet, whichever
is less
Studio, One-Bedroom
or Two-Bedroom
Attached - Detached
550 square foot
50% of main dwelling unit or
900/1,200* square feet, whichever
is less
*Maximum of 1,200 square feet only allowed on lots that are a minimum of 19,000
square feet in size in all zones where permitted. For lots that are smaller than 19,000
square feet in size, the maximum allowed size is 900 square feet in all zones where
permitted.
.0605 The Accessory Dwelling Unit shall contain no more than two (2)
bedrooms;
.0606 Height. In addition to meeting the height requirements of the zone in
which it is located, the height of a detached Accessory Dwelling Unit shall not
exceed the height of the main dwelling unit;
.0607 Except as otherwise provided by this section, an Accessory Dwelling
Unit shall conform to the development standards for the underlying zone,
including but not limited to, standards for front, rear and side setbacks, height and
parcel coverage;
.0608 A Detached Accessory Dwelling Unit shall have a minimum
separation of ten (10) feet between the main dwelling unit and the Detached
Accessory Dwelling Unit;
.0609 No setback shall be required for an existing garage that is converted to
an Accessory Dwelling Unit. A setback of five feet from the side and rear
property lines shall be required for an Accessory Dwelling Unit that is constructed
above a detached garage. An Accessory Dwelling Unit constructed above a
garage shall not extend outside the footprint of the existing garage. All setbacks
shall comply with all applicable Building Code requirements; and
.0610 A Detached Accessory Dwelling Unit shall be located no closer to the
front property line than the front-most building wall of the main dwelling unit;
.070 Design. An Accessory Dwelling Unit shall conform to the following
design standards:
17
.0701 Exterior stairs and doors shall not be visible from any public right-of-
way, excluding alleys;
.0702 The design, color, material and texture of the roof shall be
substantially the same as the main dwelling unit;
.0703 The color, material and texture of all building walls shall be similar to,
and compatible with, the main dwelling unit;
.0704 The architectural style of the Accessory Dwelling Unit shall be the
same or similar to the main dwelling unit, or, if no architectural style can be
identified, the design of the Accessory Dwelling Unit shall be architecturally
compatible with the main dwelling unit, and shall maintain the scale and
appearance of a single-family dwelling;
.0705 If the Accessory Dwelling Unit is constructed above the main dwelling
unit or garage, all windows and doors shall be designed to minimize the privacy
impacts onto adjacent properties including, but are not limited to, window
placement above eye level, windows and doors located toward the existing on-site
residence;
.0706 Permitted driveways and walkways shall occupy no more than fift y
percent (50%) of the required street setback area, in compliance with Section
18.46.100.050.0501;
.0707 When a garage, carport, or covered parking structure that is visible
from any public right-of-way is converted or demolished in conjunction with the
construction of an Accessory Dwelling Unit, the design shall incorporate features
to match the scale, materials and landscaping of the original house that preserve
the existing streetscape and character of the surrounding neighborhood; and
.0708 Adequate access by emergency services to both the primary residence
and Accessory Dwelling Unit shall be provided.
.080 Parking. Parking for the Accessory Dwelling Unit shall be provided in
accordance with Section 18.42.030 (Residential Parking Requirements).
.090 Historic Buildings.
.0901 An Accessory Dwelling Unit proposed for any lot that includes a
building listed in the National Register of Historic Places, California Register of
Historic Places, or the City of Anaheim’s local historic inventory shall conform to
the requirements for the historic structure;
.0902 An Accessory Dwelling Unit proposed for a property under a Mills
Act Contract must comply with all Mills Act guidelines, including design
conformance with the United States Secretary of the Interior Standards;
18
.0903 An Accessory Dwelling Unit proposed for any lot that includes a
building listed in the National Register of Historic Places, California Register of
Historic Places, or the City of Anaheim’s local historic inventory are encouraged
to comply with the design guidelines outlined in the City of Anaheim Citywide
Historic Preservation Plan and other historic preservation plans as may be
approved by the City Council; and
.0904 Notwithstanding the foregoing, if the City Council acts to establish
mandatory design standards for historically classified structures, the Accessory
Dwelling Unit shall conform to the mandatory standards.
.100 Code Compliance. The Accessory Dwelling Unit shall be constructed in
accordance with provisions of the latest edition of building and other codes
adopted by the City.
.110 Ownership and Occupancy.
.1101 Owner Occupancy Required. One of the residential dwellings on a lot
on which the Accessory Dwelling Unit is proposed to be established shall be
occupied as the primary residence of the owner of the lot, and shall not be rented
or leased as long as the Accessory Dwelling Unit exists;
.1102 Rental Occupancy. The residential unit that is not occupied by the
owner of the property in conformance with this subsection may be rented for no
less than 30 consecutive days at any time; and
.1103 Sale or ownership of an Accessory Dwelling Unit separate from the
main dwelling unit is prohibited.
.120 Deed Restrictions. Prior to issuance of a building permit for an
Accessory Dwelling Unit, the property owner shall execute a covenant setting
forth the following minimum requirements, in a form and substance satisfactory
to the Planning and Building Department and City Attorney’s Office, which shall
be recorded in the office of the Orange County Recorder:
.1201 The Accessory Dwelling Unit shall not be sold or owned separately
from the main dwelling unit, and the parcel upon which the unit is located shall
not be subdivided in any manner that would authorize such sale or ownership;
.1202 The Accessory Dwelling Unit shall be a legal unit, and may be used as
habitable space, only so long as either the main dwelling unit, or the Accessory
Dwelling, is occupied by the owner of record of the property; and
.1203 The restrictions shall be binding upon any successor in ownership of
the property.
.130 Existing Nonconforming Units. Accessory Dwelling Units that exist as of
the effective date of this section that have previously been legally established may
continue to operate as legal nonconforming Accessory Dwelling Units. Any
19
Accessory Dwelling Unit that exists as of the effective date of this section, and
has not previously been legally established, is considered an unlawful use, unless
the Planning and Building Director determines that the unit meets the provisions
of this section.
.140 Conversion of Legally Established Structures to Accessory Dwelling
Units. The conversion of legally established structures that exist as of the
effective date of this section shall comply with the following requirements:
.1401 Conversion of an existing legal "granny unit" into an Accessory
Dwelling Unit shall require that the unit meet the provisions of this Code. Any
legally established waivers or nonconformity that exist on the effective date of
this section may continue, provided that in no manner shall such waiver or
nonconformity be expanded;
.1402 Legal nonconformities of the existing main dwelling unit, except for
parking standards relating to number and type of parking spaces, as specified in
section 18.42.030 (Residential Parking Requirements), shall be allowed to remain,
provided the structure is not altered to accommodate the Accessory Dwelling Unit
in a manner which expands a nonconformity;
.1403 The conversion of an attic, basement, garage or any other part of a
single-family dwelling, which was not previously legally established for habitable
space, shall comply with the provisions of this section and the underlying zone;
and
.1404 Any conversion of structures not previously legally established for
habitable space, constructed pursuant to approved variances from Code
requirements pertaining to height, setback and lot coverage, shall comply with the
provisions of this section.
.150 Approval. The application for an Accessory Dwelling Unit shall be
reviewed by the Planning and Building Director for compliance with the
provisions of this section. If the Planning and Building Director determines that
the application and evidence submitted show that the Accessory Dwelling Unit
will comply with the requirements of this Section 18.38.015, the application shall
be approved within 120 days of receipt; otherwise, the application shall be
denied. Notwithstanding any other provision of this Code to the contrary, no
waiver of or variance from any requirement of this Section 18.38.015 shall be
approved, nor shall any application for such a waiver or variance be accepted for
processing.
.160 Interpretation by Planning Commission. If a question arises relating to
interpretation or applicability of a provision of this section, the matter shall be
considered by the Planning Commission as a "Reports and Recommendations"
item, and determined by resolution.
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SECTION 8. That Section 18.38.020 (Accessory Living Quarters) of Chapter 18.38
(Supplemental Use Regulations) of Title 18 (Zoning) of the Anaheim Municipal Code be, and
the same is hereby, amended and restated to read in full as follows:
18.38.020 ACCESSORY LIVING QUARTERS.
Accessory living quarters, as defined in Chapter 18.36 (Types of Uses), are
subject to the following provisions.
.010 Number of Units Per Parcel. Only one (1) accessory living quarter shall
be allowed on any one (1) lot.
.020 Prohibition. An accessory living quarter and an Accessory Dwelling
UnitSecond Unit, as defined in Chapter 18.36 (Types of Uses)Section 18.38.230
of this chapter, shall not exist on the same lot.
.030 Design. An accessory living quarter shall comply with the following
design provisions:
.0301 Exterior stairs shall not be visible from any public right-of-way,
excluding alleys;
.0302 The design, color, material and texture of the roof shall be
substantially the same as the main dwelling unit;
.0303 The color, material and texture of all building walls shall be similar to
and compatible with the main dwelling unit; and
.0304 The architectural style of the accessory living quarter shall be the same
or similar to the main dwelling unit, or, if no architectural style can be identified,
the design of the living quarter shall be architecturally compatible with the main
dwelling unit, and shall maintain the scale and appearance of a single -family
dwelling.
.040 Occupancy. The accessory living quarter shall be exclusively used for
guests or employees of the occupants of the main dwelling, shall not be rented in
return for any payment or service, and shall not otherwise be used as a separate
dwelling.
.050 Kitchens. An accessory living quarter shall not contain kitchen facilities
separate from those of the main dwelling unit.
.060 Utility Services. The accessory living quarters shall not be metered
separately from the main dwelling unit for gas, electricity, communications, water
and sewer services.
21
.070 Floor Area. The total floor area of the accessory living quarter shall not
exceed thirty percent (30%) of the main dwelling unit.
.080 Bedrooms. The accessory living quarter shall contain no more than two
(2) bedrooms.
.090 Development Standards. Accessory living quarters shall conform to the
development standards for the main dwelling, including but not limited to, lot
coverage and front, rear and side setbacks.
.100 Height. In addition to meeting the height requirements of the zone in
which it is located, the height of the accessory living quarter shall not exceed the
height of the main dwelling unit.
.110 Parking. The number of parking spaces for the single-family home shall
be based on the number of bedrooms in both the main dwelling unit and the
accessory living quarters, in compliance with Chapter 18.42 (Parking and
Loading).
SECTION 9. That Section 18.38.230 (Second Units) be deleted in its entirety from
Chapter 18.38 (Supplemental Use Regulations) of Title 18 (Zoning) of the Anaheim Municipal
Code.
18.38.230 SECOND UNITS.
.010 Intent. The City recognizes the importance of livable housing and an
attractive, suitable living environment for all residents. The State Legislature has
declared that Second Units are a valuable form of housing in California. It is the
intent of the City to permit second residential units, in conformance with State
law, in all those areas and subject to standards that will ensure the units contribute
to a suitable living environment for people of all ages and economic levels, while
preserving the integrity and character of single-family residential
neighborhoods. It is not the intent of this section to override lawful use
restrictions as may be set forth in conditions, covenants and restrictions or similar
instruments.
.020 Definitions. For purposes of this section, the following terms, phrases,
words and their derivations shall have the meaning given herein:
.0201 “Attached Second Unit” means a Second Unit attached to, and located
within the living area of, the main dwelling unit, having at least one (1) common
wall and a common roof with the main dwelling unit, and located on the same lot.
.0202 “Detached Second Unit” means a Second Unit detached from the main
dwelling unit and located on the same lot.
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.0203 “Efficiency Unit” means a Second Unit, with a minimum size of four
hundred (400) square feet, containing only one (1) habitable room.
.0204 “Habitable” means space in a structure for living, sleeping, eating or
cooking. Bathrooms, toilet compartments, closets, halls, storage or utility space
and similar areas, are not considered “Habitable” space.
.0205 “Second Unit” means an attached or detached residential dwelling unit
on a lot zoned for residential use, which provides complete independent living
accommodations and facilities for one (1) or more persons, which includes
permanent provisions for living, sleeping, eating, cooking and sanitation on the
same parcel as a legally established single-family dwelling.
.030 Density Provisions. A Second Unit that conforms to the requirements of
this section shall not be considered to exceed the allowable density for the lot
upon which such unit is proposed to be established, and shall be deemed to be an
accessory single-family residential use which is consistent with the existing
general plan and zoning designations for the lot.
.040 Number of Units Per Parcel. No more than one (1) Second Unit shall be
allowed on a single lot.
.050 Existing Lot and Uses. A Second Unit shall be allowed if the existing lot
and dwelling meet the following requirements:
.0501 The lot on which the Second Unit is proposed to be established shall
contain one existing permanent single-family dwelling, and no existing accessory
living quarters, as defined in Section 18.38.020, Senior Second Unit (granny unit),
guest house, servant's quarters or similar facility, unless the proposal includes
demolition or modification of such facility so as to comply with the provisions of
this section.
.0502 The Second Unit is allowed in the zone in which it is proposed;
.0503 The existing lot is a minimum of five thousand (5,000) square feet,
except as may be provided in subsection .170 (Approval) of this
Section 18.38.230;
.0504 The existing residential use complies or, as proposed, will comply with
current parking requirements; and
.0505 If the existing main dwelling unit and any associated accessory
structures comply with current zoning requirements, unless otherwise legally
established, a Second Unit may be permitted, provided the Second Unit complies
with the requirements of this section.
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.060 Prohibited Locations. Second Units are not permitted in any area of the
City identified, by resolution of the Planning Commission and/or City Council, as
being significantly impacted by insufficient capacity for sewers, traffic
circulation, public utilities or similar infrastructure needs.
.0601 Discretionary Exemptions. The City Engineer may grant exemptions
from all or any portion of the requirements imposed by subsection .060 of this
section. Before any such exemption is granted by the City Engineer, it shall be
shown that planned and budgeted capital improvement projects to relieve the
insufficient capacity for the affected sewers, traffic circulation, public utilities or
similarly required infrastructure in the said area will be potentially completed by
the time the proposed Second Unit is ready for occupancy.
.070 Development Standards. The following development standards shall
apply to Second Units:
.0701 Facilities. The Second Unit shall have a separate entrance, and shall
contain kitchen and bathroom facilities separate from those of the main dwelling
unit.
.0702 Utility Services. The Second Unit may be metered separately from the
main dwelling unit for gas, electricity, communications, water and sewer services.
.0703 Size. The size of the Second Unit shall comply with the following
requirements:
.01 The minimum total floor area shall be four hundred (400) square feet
for an efficiency unit, and five hundred and fifty (550) square feet for a one-
bedroom or two-bedroom unit.
.02 The maximum total floor area shall be as follows:
(a) Attached Second Units shall not exceed thirty percent (30%) of the
main dwelling unit living area; provided that, if the main dwelling
unit is one thousand three hundred thirty four (1,334) square feet or
less in size, one (1) four hundred (400) square foot efficiency unit
shall be permitted.
(b) Detached Second Units shall not exceed fifty percent (50%) of the
existing main dwelling unit living, area or one thousand two hundred
(1,200) square feet, whichever is less.
.0704 The Second Unit shall contain no more than two (2) bedrooms.
.0705 A Second Unit shall conform to the development standards for the
underlying zone, including but not limited to, standards for front, rear and side
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setbacks, height and parcel coverage. Additionally, a detached Second Unit shall
have a minimum separation of ten (10) feet between the main dwelling unit and
the detached Second Unit.
.080 Design. A Second Unit shall conform to the following design standards:
.0801 Exterior stairs shall not be visible from any public right-of-way,
excluding alleys;
.0802 The design, color, material and texture of the roof shall be
substantially the same as the main dwelling unit;
.0803 The color, material and texture of all building walls shall be similar to,
and compatible with, the main dwelling unit; and
.0804 The architectural style of the Second Unit shall be the same or similar
to the main dwelling unit, or, if no architectural style can be identified, the design
of the Second Unit shall be architecturally compatible with the main dwelling
unit, and shall maintain the scale and appearance of a single-family dwelling.
.090 Vehicular Access. The Second Unit shall utilize the same vehicular
access that serves the existing main dwelling unit, unless the Second Unit has
access from a public alley contiguous to the lot, or is located on a corner lot for
which secondary access is permitted for parking outside the street side setback.
.100 Parking. Parking for the Second Unit shall be provided as follows, in
addition to the parking required for the main dwelling unit and in accordance
with Chapter 18.06 of the Municipal Code:
.1001 One (1) off-street space shall be provided for an efficiency unit or one-
bedroom Second Unit; and
.1002 Two (2) off-street spaces shall be provided for a two-bedroom Second
Unit.
.1003 If the parking for the Second Unit is provided in a garage which also
provides parking for the main dwelling unit, the space(s) shall be for the exclusive
use of the Second Unit. The space(s) shall be separated from any garage spaces
for the main dwelling unit by a wall or other permanent barrier, and shall have a
separate or independent garage door.
.1004 For second units proposed within an identified parking deficient area,
one (1) additional off-street parking space (per second unit) shall be provided in
addition to the number required in subparagraphs .1001 and .1002 above.
.110 Historic Buildings.
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.1101 A Second Unit proposed for any lot that includes a building listed in
the California Register of Historic Places shall conform to the requirements for
the historic structure.
.1102 A Second Unit proposed for any lot that includes a building listed in
the California Register of Historic Places, or identified as a Contributor in the
Anaheim Colony Historic District Preservation Plan and other historic
preservation plans as may be approved by the City Council, are encouraged to
comply with the design guidelines of such plan.
.1103 Notwithstanding the foregoing, if the City Council acts to establish
mandatory design standards for Contributor buildings pursuant to a historic
preservation plan, the Second Unit shall conform to the mandatory standards.
.120 Code Compliance. The Second Unit shall be constructed in accordance
with provisions of the latest edition of building and other codes adopted by the
City.
.130 Ownership and Occupancy.
.1301 Owner Occupancy Required. One of the residential dwellings on a lot
on which the Second Unit is proposed to be established shall be occupied as the
primary residence of the owner of the lot, and shall not be rented or leased as long
as the Second Unit exists. If, thereafter, the owner occupies neither unit, the
Second Unit shall automatically become a non-habitable space, shall not be used
as a dwelling unit, and shall not be rented.
.1302 Rental Occupancy. The residential unit that is not occupied by the
owner of the property in conformance with this subsection may be rented.
.1303 Sale or ownership of a Second Unit separate from the main dwelling
unit is prohibited.
.140 Deed Restrictions. Prior to issuance of a building permit for a Second
Unit, the property owner shall execute a covenant setting forth the following
minimum requirements, in a form and substance satisfactory to the Planning
Department and City Attorney’s Office, which shall be recorded in the office of
the Orange County Recorder:
.1401 The Second Unit shall not be sold or owned separately from the main
dwelling unit, and the parcel upon which the unit is located shall not be
subdivided in any manner that would authorize such sale or ownership;
.1402 The Second Unit shall be a legal unit, and may be used as habitable
space, only so long as either the main dwelling unit, or the Second Unit, is
occupied by the owner of record of the property; and
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.1403 The restrictions shall be binding upon any successor in ownership of
the property.
.150 Existing Nonconforming Units. Second Units that exist as of the
effective date of this section that have previously been legally established may
continue to operate as legal nonconforming Second Units. Any Second Unit that
exists as of the effective date of this section, and has not previously been legally
established, is considered an unlawful use, unless the Planning Director
determines that the unit meets the provisions of this section.
.160 Conversion of Legally Established Structures to Second Units. The
conversion of legally established structures that exist as of the effective date of
this section shall comply with the following requirements:
.1601 Conversion of an existing legal "granny unit" into a Second Unit shall
require that the unit meet the provisions of this Code. Any legally established
waivers or nonconformity that exist on the effective date of this section may
continue, provided that in no manner shall such waiver or nonconformity be
expanded.
.1602 Legal nonconformities of the existing main dwelling unit, except for
parking standards relating to number and type of parking spaces, as specified in
subsection 18.06.050.011, shall be allowed to remain, provided the structure is not
altered to accommodate the Second Unit in a manner which expands a
nonconformity.
.1603 The conversion of an attic, basement, garage or any other part of a
single-family dwelling, which was not previously legally established for habitable
space, shall comply with the provisions of this section and the underlying zone.
.1604 Any conversion of structures not previously legally established for
habitable space, constructed pursuant to approved variances from Code
requirements pertaining to height, setback and lot coverage, shall comply with the
provisions of this section.
.170 Approval. The application for a Second Unit shall be reviewed by the
Planning Director for compliance with the provisions of this section. If the
Planning Director determines that the application and evidence submitted show
that the Second Unit will comply with the requirements of this Section 18.38.230,
the application shall be approved; otherwise, the application shall be
denied. Notwithstanding the foregoing, a unit on a lot which is less than five
thousand (5,000) square feet that otherwise meets the requirements of this section
shall be approved. Notwithstanding any other provision of this Code to the
contrary, no waiver of or variance from any requirement of this
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Section 18.38.230 shall be approved, nor shall any application for such a waiver
or variance be accepted for processing.
.180 Interpretation by Planning Commission. If a question arises relating to
interpretation or applicability of a provision of this section, the matter shall be
considered by the Planning Commission as a "Reports and Recommendations"
item, and determined by resolution. (Ord. 5920 § 1 (part); June 8, 2004: Ord.
6101 §§ 31, 32; April 22, 2008: Ord. 6115 §1; October 14, 2008: Ord. 6317 §
13; March 3, 2015.)
SECTION 10. That Section 18.40.090 (Sound Attenuation for Residential
Developments) of Chapter 18.40 (General Development Standards) of Title 18 (Zoning) of the
Anaheim Municipal Code be, and the same is hereby, amended and restated to read in full as
follows:
18.40.090 SOUND ATTENUATION FOR RESIDENTIAL
DEVELOPMENTS.
.010 Applicability. Residential developments involving the construction of
two (2) or more dwelling units, or residential subdivisions resulting in two (2) or
more parcels, and located within six hundred (600) feet of any railroad, freeway,
expressway, major arterial, primary arterial or secondary arterial, as designated by
the Circulation Element of the General Plan, shall comply with the provisions of
this section. The construction of an Aaccessory Ddwelling Uunit such as
a Second Unit or senior second unit as prescribed in Section 18.38.230 shall not
constitute a residential development subject to the provisions of this section.
.020 Study Required. A noise level analysis shall be performed for any new
residential development or subdivision to determine the projected interior and
exterior noise levels within the development. The study shall include mitigation
measures that would be required to comply with applicable City noise standards,
as identified in this section. The study shall be provided by the applicant, at its
sole expense, to the City at the time of application for development of the
residential development or subdivision.
.030 Attenuation. Mitigation measures, without limitation, may include
masonry walls, an earthen berm or a combination thereof. Masonry walls must
comply with the requirements of Chapter 18.46 (Landscaping and
Screening). The height of any proposed walls shall be determined by the approval
authority based on the recommendation of a sound attenuation study prepared by
a state-licensed acoustical engineer, unless a variance is granted by the approval
authority, or City Council on appeal, in accordance with the procedures
established in Chapter 18.60 (Common Procedures) for the processing of
variances.
.040 Single-Family Detached. Exterior noise within the private rear yard of
any single family lot and/or within any common recreation areas, shall be
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attenuated to a maximum of sixty-five (65) dB CNEL. Interior noise levels shall
be attenuated to a maximum of forty-five (45) dB CNEL, or to a level designated
by the Uniform Building Code, as adopted by the City.
.050 Single-Family Attached or Multiple Family. Exterior noise within
common recreation areas of any single family attached or multiple family
dwelling project shall be attenuated to a maximum of sixty-five (65) dB
CNEL. Interior noise levels shall be attenuated to a maximum of forty-five (45)
dB CNEL, or to a level designated by the Uniform Building Code, as adopted by
the City.
.060 Minor Deviations. Notwithstanding any provision of this Code to the
contrary, the Planning Commission may grant a deviation from the requirements
imposed by subsections .040 and .050 of this section pertaining to exterior noise
levels in accordance with the procedures established in Chapter 18.60 (Common
Procedures) for the processing of variances except that the findings set forth in
Section 18.74.060 (Findings) of Chapter 18.74 (Variances) shall not be required
and provided that before any such deviation is granted by the Planning
Commission, the evidence presented shows that all of the following conditions
exist:
.0601 The deviation from prescribed levels does not pertain to interior noise
levels;
.0602 The deviation does not exceed five (5) dB CNEL above the prescribed
levels for exterior noise; and
.0603 Measures to attenuate noise to the prescribed levels would
compromise or conflict with the aesthetic value of the project.
SECTION 11. That Section 18.42.030 (Residential Parking Requirements) of Chapter
18.42 (Parking and Loading) of Title 18 (Zoning) of the Anaheim Municipal Code be, and the
same is hereby, amended to read in full as follows:
18.42.030 RESIDENTIAL PARKING REQUIREMENTS.
.010 General. Residential off-street parking requirements for motor vehicles,
trailers, campers, boats, or other mobile equipment shall be regulated by the type
of use (use class) associated with the property. This section specifies the number
of parking spaces for each residential use, regardless of the zoning district in
which the use is located.
.0101 Except as otherwise expressly provided in this section, the minimum
number of spaces for a combination of uses shall be not less than the sum total of
the requirements for each type of use to be established.
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.0102 For purposes of interpretation of this section, a bedroom is a private
habitable room planned or used for sleeping, separated from other rooms by a
door or similar partition. All rooms (other than a living room, family room,
dining room, bathroom, hall, foyer, closet or pantry) having seventy (70) square
feet or more of floor area, or less than fifty percent (50%) of the total length of
any wall open to an adjacent room or hallway, shall be considered a bedroom. A
studio unit is a dwelling unit without a bedroom.
.0103 In computing parking requirements, fractional numbers shall be
rounded off to the nearest whole number, fractions of one-half (0.5) or more being
counted as one (1) full space.
.0104 Except as otherwise expressly provided in this chapter, all parking
spaces shall conform to the applicable City Standards pertaining to off-street
parking dimensions.
.0105 Garages or covered spaces shall be arranged such that parking in front
of the garage or covered space shall not block access to another garage or covered
space.
.0106 For uses not listed, parking requirements shall be those determined to
be reasonably necessary by the Planning Services Manager of the Planning
Department and/or his or her designee. (Ord. 5944 § 20; September 28, 2004.)
.0107 Required parking spaces shall be maintained and available for the
parking of operable vehicles.
.020 Dwellings–Multiple Family.
.0201 The minimum required number of off-street parking spaces for
Multiple-Family Dwellings shall be based on the total number of bedrooms as
follows:
Total Number of Bedrooms Minimum Number of Parking Spaces
per Unit
Studio unit 1.25
1 bedroom 2.0
2 bedrooms 2.25
3 or more bedrooms 3.0 (plus 0.5 space for each bedroom
over 3 bedrooms)
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.0202 Guest Parking. Of the number of required parking spaces, one-quarter
(0.25) space per dwelling unit shall be reserved and clearly marked for guest
parking only and shall be readily accessible to motorists from contiguous streets
and/or vehicle accessways.
.0203 Required parking spaces for residents and tenants in Multiple-Family
Residential projects shall be readily accessible. No fee shall be assessed for the
use of parking spaces required by current code or for parking spaces required by
code at the time of construction of the project, whichever is higher.
.0204 Any assigned spaces shall be located within one hundred (100) feet of,
and be readily accessible to, the dwelling unit served. Unassigned spaces
provided to satisfy parking requirements for a dwelling unit shall be located
within two hundred (200) feet of the unit served.
.0205 Tandem Parking Spaces. Tandem parking spaces of not more than two
(2) vehicles deep shall be permitted for the parking spaces required for Multiple
Family Residential projects under paragraph .0201 above. Tandem parking
spaces of not more than two (2) vehicles deep shall be permitted for parking
spaces required for Multiple Family Residential projects under paragraph .0201,
above, provided that (i) such tandem parking spaces are enclosed or covered
parking spaces, and (ii) both spaces are assigned to the same designated dwelling
unit. Tandem parking spaces shall not be counted toward the required number of
guest parking spaces.
.0206 Parking areas shall be screened by means of landscaping or
architectural devices from adjacent public and private streets and properties, and
from living or recreational-leisure areas, to a height of twenty-four (24) inches,
with the exception of line-of-sight requirements, as shown on the applicable
Engineering Standard Details pertaining to commercial driveway approaches.
.0207 Any interior walls of covered parking areas shall be finished with
exterior finish material. Adequate bumper guards shall be provided to protect any
interior walls from damage.
.0208 Garages or carports may be installed in areas previously designated for
open surface, resident parking subject to the following provisions;
.01 Garages or carports may encroach into required building and landscape
setback areas (excluding front setbacks adjacent to public streets) subject to the
review and approval by the Planning Director. Any decision by the Planning
Director may be appealed to the Planning Commission as provided in Chapter
18.60 (Procedures);
.02 Any installed garage doors must be roll-up type doors;
31
.03 Garages may not be used for storage and must be used for parking of
operable vehicles only. In addition, the property owner or property manager is
responsible for assuring compliance with this provision;
.04 Exterior garage walls, where visible from any public or private
property, shall be finished with colors and materials consistent with the exterior
colors and materials of existing buildings on the site and roofs must be finished
with quality materials, such as, tile or shingles. Elevation plans must be reviewed
and approved by the Planning Director;
.05 The total number of required parking spaces provided on the site is not
decreased beyond minimum code requirements by the construction of the
garages. Replacement parking spaces may be provided elsewhere on the project
site;
.06 Garage spaces must be assigned to specific apartment units and shall
not be rented or leased to non-residents;
.07 Garage or carport spaces proposed to be constructed under the
provisions of paragraph 18.42.030.020.0208, above, need not be within 100 feet
of the unit to which it is assigned.
.030 Dwellings–Single-Family Attached. The required parking spaces for
Attached Single-Family Dwellings shall comply with either paragraph .0301 or
.0302 below.
.0301 The minimum number, location and design of parking spaces shall be
the same as those specified for Dwellings–Multiple Family in
subsection 18.42.030.020 above.
.0302 The minimum number, location and design of parking spaces shall be
the same as those specified for Dwellings–Single-Family Detached in
subsection 18.42.030.040.
.040 Dwellings–Single-Family Detached. The minimum required number of
off-street, on-site parking spaces for Single-Family Detached Dwellings shall be
based on the total number of bedrooms as follows:
Total Number of Bedrooms Minimum Number of Parking Spaces
6 or fewer bedrooms 4 (2 in a garage)
7 or more bedrooms 4 (2 in a garage), plus 1 additional
space per bedroom over 6 bedrooms
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.0401 Tandem spaces shall not be counted toward the required number of
spaces, except for one (1) open space in front of each required space enclosed
within a garage. The minimum dimensions for spaces located in tandem to
parking spaces enclosed within a garage are eight (8) feet wide and twenty-five
(25) feet long, where located in tandem to parking spaces enclosed with a tilt -up
garage door, and eight (8) feet wide and twenty (20) feet long, where located in
tandem to parking spaces enclosed with a roll-up garage door, measured from the
garage door to the nearest edge of the property line, pedestrian walkway, street or
vehicle accessway, whichever is the lesser distance.
.0402 Parking spaces located in tandem to a garage or located in a circular
driveway that meets the minimum requirements of Planning Standards (Driveway
Locations for Single-Family Residences) may be permitted to encroach into the
required front or street setback. All other spaces shall be located outside the
required street setback, and shall be provided and maintained in an accessible
location on the lot, as approved by the Planning Director and illustrated in
Planning Standard (Driveway Locations for Single-Family Residences).
.050 Mobile Home Parks.
.0501 The minimum required number of off-street parking spaces for each
mobile home in Mobile Home Parks shall be two (2) spaces (which may be
tandem) on-site and adjacent to the mobile home, plus one (1) guest space for
every four (4) mobile homes.
.0502 Guest parking shall be located within two hundred (200) feet of each
mobile home served and may be provided along any private street that is designed
and improved in compliance with the applicable Engineering Standard Details
pertaining to private street sections, and that serves the interior circulation of a
mobile home park.
.060 Senior Citizen Housing.
.0601 The minimum required number of off-street parking spaces for senior
citizen housing shall be one (1) parking space for each studio unit and one-
bedroom unit, and two (2) parking spaces for each two-bedroom unit.
.0602 All parking spaces shall be located so as to minimize the walking
distance from the living area to the parking facilit y.
.0603 Parking spaces may be covered or open, and shall be unassigned and
equally available to all residents, guests or employees.
.0604 Tandem spaces shall not be permitted.
.070 Accessory DwellingSecond Residential Units.
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.0701 Accessory DwellingSecond Units, as defined in paragraph .005205 of
subsection 18.36.0508.230.020 (Accessory Use Classes), and in conformance
with the criteria and standards of Section 18.38.015230 (Accessory
DwellingSecond Units) of Chapter 18.38 (Supplemental Use Regulations): one
(1) off-street parking space for each efficiency unit or one-bedroom unit; and two
(2) off-street parking spaces for each two-bedroom unit. Required parking spaces
for Second Units shall not be in tandem to other on-site parking spaces for the
main dwelling unit. shall be provided as follows, in addition to the parking
required for the main dwelling unit:
Total Number of Bedrooms Minimum Number of Parking Spaces
Efficiency Unit, Studio or 1 Bedroom 1
2 Bedrooms 2
.0702 If parking for the Accessory Dwelling Unit is provided in a garage
which also provides parking for the main dwelling unit, the provided space(s)
shall be for the exclusive use of the Accessory Dwelling Unit. The space(s) shall
be separated from any garage spaces for the main dwelling unit by a wall or other
permanent barrier, and shall have a separate or independent garage door;
.0703 The Accessory Dwelling Unit shall utilize the same vehicular access
that serves the existing main dwelling unit, unless the Accessory Dwelling Unit
has access from a public alley contiguous to the lot, or is located on a corner lot
for which secondary access is permitted for parking outside the street side
setback. A vehicular driveway that provides access to required parking shall have
a minimum width of ten (10) feet;
.0704 Any additional required parking may be located in an y configuration
on the same lot;
.0705 When a required garage, carport, or covered parking structure for the
main dwelling unit is converted or demolished in conjunction with the
construction of an Accessory Dwelling Unit, the replacement spaces for the main
dwelling unit may be located in any configuration on the same lot as the
Accessory Dwelling Unit, including, but not limited to, covered spaces,
uncovered spaces, or tandem spaces in compliance with the requirements of this
section; and
.0706 On-site parking is not required for an Accessory Dwelling Unit in any
of the following instances:
(a) The Accessory Dwelling Unit is located within a one-half mile walking
distance of a transit stop with service at peak commute time of 15-minutes or less;
(b) The Accessory Dwelling Unit is located within a historic district;
34
(c) The Accessory Dwelling Unit is part of the existing primary residence or
an existing accessory structure;
(d) When on-street parking permits are required but not offered to the
occupant of the Accessory Dwelling Unit; and/or
(e) Where there is a car share station located within one block of the
accessory dwelling unit.
.080 Senior Second Units.
.0801702 Senior Second Units (granny units), for which a conditional use
permit is approved, as authorized by Section 65852.1 of the California
Government Code: one (1) off-street parking space for each unit. Required
parking spaces for senior Second Units shall not be in tandem to other on-site
parking spaces for the main dwelling unit.
SECTION 12. That Section 18.92.080 (“E” Words, Terms and Phrases) of Chapter 18.92
(Definitions) of Title 18 (Zoning) of the Anaheim Municipal Code be, and the same is hereb y,
amended to read in full as follows:
18.92.080 “E” WORDS, TERMS AND PHRASES.
"Easement.” A legal right, such as a right-of-way, afforded an individual,
business or other organization to make limited use of another's real property.
"Educational Institution.” A public, parochial, private, charitable or nonprofit
institution that provides educational instruction to students over the age of five (5)
years.
“Efficiency Unit.” An Accessory Dwelling Unit with a minimum size of four
hundred (400) square feet, and maximum size of five hundred and forty nine
square feet (549) and containing only one (1) habitable room.
“Emergency Shelter.” Has the same meaning as defined and used in Section
50801(e) of the California Health and Safety Code.
“Employee.” Shall include independent contractors and unpaid volunteers. The
term “employ” shall include, without limitation, using or allowing services to be
provided by an independent contractor or unpaid volunteer.
“Entertainment.” Every form of live entertainment including, without
limitation, any music, band or orchestra, act, play, burlesque, revue, pantomime,
scene, karaoke, song or dance act or dancing by patrons. “Entertainment”
includes, without limitation, a single event, a series of events, or an ongoing
activity or business, occurring alone or as part of another business, to which the
public is invited to watch, listen, or participate.
35
“Entertainment Premises.” Any premises used for a restaurant, coffee shop, bar,
nightclub, or establishment serving food, and/or other refreshments and where
amusement and entertainment activities are conducted.
“Entity.” Any firm, partnership, corporation, joint venture, unincorporated
association or other association of any type or nature.
“Expressway, Scenic.” A road intended to permit a relatively unimpeded traffic
flow while allowing for motorists to view scenic features as they drive; “Scenic
Expressways” are shown on the Roadway Network map of the General Plan.
SECTION 13. That Section 18.92.110 (“H” Words, Terms and Phrases) of Chapter
18.92 (Definitions) of Title 18 (Zoning) of the Anaheim Municipal Code be, and the same is
hereby, amended to read in full as follows:
18.92.110 “H” WORDS, TERMS AND PHRASES.
“Habitable” means space in a structure for living, sleeping, eating or cooking.
Bathrooms, toilet compartments, closets, halls, storage or utility space and similar
areas, are considered “Habitable” space.
“Health Department.” The Health Care Agency of the County of Orange.
“Hearing Officer.” An Employee Hearing Officer appointed by the City
Manager pursuant to Section 1.12.110 of this Code.
“Height, Structural.” The vertical measurement from the highest point of the
structure (excluding any projections which this title expressly authorizes above
the maximum height) to the closest finished grade. For properties with a sloping
grade, the maximum allowable height shall be measured as the vertical
measurement from the closest sloping finished grade to an imaginary plane
located the allowed number of feet above and parallel to the finished grade at the
time of project submittal.
“Heliport.” A landing and takeoff place for helicopters, including the
maintenance, servicing, parking or storage of such aircraft.
“Helistop.” A landing and takeoff place for helicopters, not involving any
maintenance, servicing, parking or storage of such aircraft.
“Highway.” A roadway owned by the Federal, State or County government that
is officially designated as a highway.
“Home Occupation.” An occupation incidental to, and subordinate to, the
principal residential use, and located on the same lot with such residential use.
36
“Hotel.” A building, or group of buildings, containing guest rooms or suites
provided as temporary lodging or sleeping accommodations for consideration to
tourists, sojourners or transients, but not used as the legal residence or principal
dwelling place of the occupant(s), except for one (1) or more caretaker/manager
residential units(s) which conform to the requirements for multiple-family
residential units in this title.
SECTION 14. That Section 18.92.220 (“S” Words, Terms and Phrases) of Chapter 18.92
(Definitions) of Title 18 (Zoning) of the Anaheim Municipal Code be, and the same is hereby,
amended to read in full as follows:
18.92.110 “S” WORDS, TERMS AND PHRASES.
"Schools, Elementary, Junior High and High.” An institution of learning which
offers instruction in the several branches of learning and study required to be
taught in public schools by the California Education Code.
"Senior Citizen.” A person sixty-two (62) years of age or older; or fifty-five
(55) years of age or older in a senior citizen housing development.
"Senior Citizens' Apartment Project.” An apartment project approved pursuant
to the provisions of Chapter 18.50 (Senior Citizens' Apartment Projects), with the
occupancy of each dwelling unit being limited to at least one (1) resident of each
such unit being a senior citizen, with the exception of not more than one (1)
dwelling unit thereof, identified as the “resident manager's dwelling unit” in
covenants recorded against the property, which unit may be occupied by a
resident manager and his or her family, regardless of their ages.
"Senior Citizens' Apartment Project – Congregate Care.” A senior citizens'
apartment project, as the term is defined in this section, which also provides
nursing, dietary and other personal services to residents.
"Senior Citizens' Dwelling Unit.” Each dwelling unit within a senior citizens'
apartment project, with the exception of the resident manager's dwelling unit, if
any.
"Senior Citizen Housing Development.” A residential development developed,
substantially rehabilitated, or substantially renovated, for senior citizens that has
at least thirty-five (35) dwelling units, as defined in California Civil Code Section
51.3.
"Senior Second Unit" or "Granny Unit.” An Accessory Dwelling Second Unit,
as defined in Section 18.36.0508.230 (Accessory DwellingSecond Units)
of Chapter 18.368 (Types of UsesSupplemental Use Regulations), that does not
meet the requirements of Section 18.38.015230 (Accessory DwellingSecond
37
Units) for an Accessory DwellingSecond Unit, where the unit is for the sole
occupancy of one (1) or two (2) adult persons, both of whom are sixty-two (62)
years of age or over.
"Service Station.” A retail place of business engaged primarily in the sale of
motor fuels, and incidentally supplying goods and services required for the
operation and maintenance of automotive vehicles.
"Setback, Required.” The minimum dimension between a structure and the
adjacent public right-of-way, such as a street, highway, expressway or freeway; or
any adjacent private vehicle accessway easement, excluding private driveways; or
any railroad or any riding and hiking trail easement; or any interior property line.
"Setback, Street Side.” The side area abutting a street on a reverse corner lot, or
a reverse building frontage of a normal corner lot, which extends from the rear
property line to the front setback line.
"Single Housekeeping Unit.” A non-transient group of persons jointly
occupying a single dwelling unit, including the use of common areas, for the
purpose of sharing household activities and responsibilities such as meals, chores
and expenses.
“Smoking Lounges.” A business establishment that is dedicated, in whole or
part, to the smoking of tobacco or other substances, including but not limited to
establishments known variously as cigar lounges, hookah cafes, tobacco clubs or
tobacco bars.
"Special Event.” A special event is any event, promotion or sale sponsored by a
business, shopping center or organization which is held outside the confines of a
building, whether or not a business license is required, and which may include (or
be limited to) the outdoor display of merchandise, the display of temporary signs,
flags, banners or fixed balloons, or rides, games, booths or similar amusement
devices, whether or not a fee or admission is charged for such event.
"Stable, Private.” A structure or accessory building for the keeping of animals
owned by the owners or occupants of the premises, which are not kept for
remuneration, hire or sale. A stable may or may not include a corral.
"Stable, Public.” A stable other than a private stable.
"Story.” That portion of a building included between the surface of any floor
and the surface of the floor next above it or, if there is no floor above it, then the
space between the floor and the ceiling above it; provided that, where maximum
building height is specified in this title in terms of maximum number of stories,
the maximum height shall not exceed twenty-five (25) feet for any one (1)-story
building, thirty (30) feet for any two (2)-story building, thirty-five (35) feet for
38
any two and one-half (2-1/2)-story building, and seventy-five (75) feet for any six
(6)-story building.
"Street.” A public or recorded private thoroughfare that affords primary means
of access to abutting property.
"Street Line.” The boundary line between a street and abutting property.
"Street Side.” That street bounding a corner lot, and which extends in the
general direction as the line determining the depth of the lot.
"Structure.” Anything constructed or erected, which requires location on the
ground, or attachment to something having a location on the ground.
"Structural Alterations.” Any change in the supporting members of a building,
such as foundations, bearing walls, columns, beams, floor or roof joists, girders or
rafters, or changes in roof or exterior lines.
“Studio Unit.” A dwelling unit without a bedroom.
SECTION 15. That Table 120-C (Accessory Uses Classes by Development Area) of
Section 18.120.040 (Uses) of Chapter 18.120 (Anaheim Canyon Specific Plan No. 2015-1 (SP
2015-1) Zoning and Development Standards) of Title 18 (Zoning) of the Anaheim Municipal
Code be, and the same is hereby, amended to read in full as follows:
Table 120-C
ACCESSORY USE CLASSES BY
DEVELOPMENT AREA
P=Permitted by Right
C=Conditional Use Permit Required
N=Prohibited
T=Telecommunications Antenna Review Permit Required
DA-1 DA-2 DA-3 DA-4 DA-5 DA-6 Special Provisions
Accessory Dwelling Unit N N N N N N
Accessory Living Quarters N N N N N N
Agricultural Workers
Quarters N N N N N N
Accessory Entertainment N N P P P N Subject to Section 18.16.060 in conjunction
with a commercial use
Amusement Devices N N P P P N Subject to Section 18.16.050
Animal Keeping N N P N N P Subject to Section 18.38.030
Antennas–Dish P P P P P P Subject to Section 18.38.050
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Antennas–Receiving P P P P P P Subject to Section 18.38.050
Automated Teller
Machines (ATM's) P P P P P N Subject to Section 18.36.050.035
Bingo Establishments N N P P P N Subject to Chapter 7.34
Caretaker Units P P P P P P Subject to Section 18.38.090
Day Care–Large Family N N C N N N
Day Care–Small Family N N C N N N
Fences & Walls P P P P P P Subject to Section 18.40.050; this use may
occur on a lot without a primary use
Greenhouses–Private N N N N N N
Home Occupations N N P N N N Subject to Section 18.38.130
Landscaping & Gardens P P P P P P Subject to Chapter 18.46; this use may
occur on a lot without a primary use
Mechanical & Utility
Equipment–Ground
Mounted
P P P P P P Subject to Section 18.38.160
Mechanical & Utility
Equipment–Roof Mounted P P P P P P Subject to Section 18.38.170
Outdoor Displays C C C C P C Subject to Section 18.38.190
Outdoor Storage P P N N P C Subject to Section 18.38.200
Parking Lots & Garages P P P P P P
Petroleum Storage–
Incidental P P P P P N Shall comply with the Uniform Fire Code
Portable Food Carts N N C C C N Subject to Section 18.38.210
Recreation Buildings &
Structures N N P N N C
Recycling Services–
Consumer P P P P P N Subject to Chapter 18.48
Retail Floor, Wall &
Window Coverings P P P P P N Subject to Section 18.38.250
Senior Second Units N N N N N N
Signs P P P P P P Subject to Chapter 18.44
Solar Energy Panels P P P P P P
Thematic Elements P P P P P P
Vending Machines P P P P P P
Shall be screened from view from public
rights-of-way and shall not encroach onto
sidewalks
Warehousing & Storage-
Outdoors P P N P P N Subject to Section 18.38.200
SECTION 16. From the effective date of this Resolution, "Second Units" shall be
renamed and referred to as "Accessory Dwelling Units".
40
SECTION 17. SEVERABILITY.
The City Council of the City of Anaheim hereby declares that should any section,
paragraph, sentence, phrase, term or word of this ordinance be declared for any reason to be
invalid, it is the intent of the City Council that it would have adopted all other portions of this
ordinance independent of the elimination of any such portion as may be declared invalid. If any
section, subdivision, paragraph, sentence, clause or phrase of this Ordinance is for any reason
held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining
portions of this Ordinance. The City Council hereby declares that it would have passed this
Ordinance, and each section, subdivision, paragraph, sentence, clause and phrase thereof,
irrespective of the fact that any one (or more) section, subdivision, paragraph, sentence, clause or
phrase had been declared invalid or unconstitutional.
SECTION 18. CERTIFICATION
The City Clerk shall certify to the passage of this ordinance and shall cause the same to
be printed once within fifteen (15) days after its adoption in the Anaheim Bulletin, a newspaper
of general circulation, published and circulated in the City of Anaheim.
SECTION 19. EFFECTIVE DATE
This ordinance shall take effect and be in full force thirty (30) days from and after its
final passage.
THE FOREGOING ORDINANCE was introduced at a regular meeting of the City
Council of the City of Anaheim held on the ____ day of ______________, 2017, and thereafter
passed and adopted at a regular meeting of said City Council held on the ____ day of
______________, 2017, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
CITY OF ANAHEIM
By: _________________________________
MAYOR OF THE CITY OF ANAHEIM
ATTEST:
______________________________________
CITY CLERK OF THE CITY OF ANAHEIM
123300v1 / LM
200 S. Anaheim Blvd.
Suite #162
Anaheim, CA 92805
Tel: (714) 765-5139
Fax: (714) 765-5280
www.anaheim.net
ITEM NO. 5
PLANNING COMMISSION REPORT
City of Anaheim
PLANNING AND BUILDING DEPARTMENT
DATE: JUNE 12, 2017
SUBJECT: ZONING CODE AMENDMENT NO. 2017-00140
LOCATION: Citywide
APPLICANT: City of Anaheim
REQUEST: This is a City-initiated amendment to Title 15 (Building and Housing) and
Title 18 (Zoning) of the Anaheim Municipal Code (AMC or Code) in response to recent
changes to State law pertaining to Accessory Dwelling Units (ADUs), which are also
referred to as second units, in-law units or granny flats.
RECOMMENDATION: Staff recommends that the Planning Commission, by
motion, determine that the proposed ordinance qualifies for a statutory exemption from
the provisions of the California Environmental Quality Act (“CEQA”) per State CEQA
Guidelines Section 15282(h) and recommend to the City Council approval of Zoni ng
Code Amendment No. 2017-00140.
PROPOSAL: The City proposes to amend Title 15 (Building and Housing) and Title
18 (Zoning) of the AMC in response to recent changes to State law pertaining to ADUs.
The proposed Code amendment would modify the following chapters:
15.70 (Preservation of Rental Housing Properties)
18.04 (Single-Family Residential Zones)
18.06 (Multiple-Family Residential Zones)
18.14 (Public and Special-Purpose Zones)
18.36 (Types of Uses)
18.38 (Supplemental Use Regulations)
18.40 (General Development Standards)
18.42 (Parking and Loading)
18.92 (Definitions)
18.120 (Anaheim Canyon Specific Plan No. 2015-1 (SP 2015-1)
ATTACHMENT NO. 2
ZONING CODE AMENDMENT NO. 2017-00140
June 12, 2017
Page 2 of 7
BACKGROUND: The State legislature first adopted regulations for second units in 1982. As
a result, the City has allowed second units in single-family zones, in some form or another,
since the early 1980s. The State legislature adopted subsequent amendments to the original law
in 1986, 1990 and 1994. Under these earlier regulations, municipalities could require a
conditional use permit for second units. In 2003, the State legislature approved AB 1866,
which prohibited municipalities from requiring a conditional use permit for second units.
In response to AB 1866, the City created a separate ordinance to regulate second unit in
accordance with State law, including allowing ministerial approval of second units. This was
completed as part of the General Plan update and associated comprehensive Zoning Code
Amendment in 2004. In Anaheim, a total of 26 second units have approved and constructed
since 2005 (see Attachment 1).
In 2016, the State legislature passed three bills related to ADUs: Senate Bill (SB) 1069,
Assembly Bill (AB) 2299 and AB 2406. The legislation clarified that second units would be
referred to from this point forward as ADUs and effectively nullified and voided the City’s
existing Second Unit Ordinance. Municipalities have the option to adopt local regulations to
implement the new legislation. Alternatively, municipalities can default to State law for
regulation of ADUs. However, as discussed below, municipalities are given a certain amount
of discretion if local regulations are adopted. Staff recommends adoption of the attached draft
ordinance. Under the new State law, ADUs can be either attached to the main dwelling unit,
including garage conversions, detached and on the same lot as the main dwelling unit or
located within the living area of the existing dwelling unit, as shown below.
Implementation of SB 1069 and AB 2229 became mandatory for jurisdictions as of January 1,
2017. Below are the provisions of SB 1069 and AB 2299:
ADU applications will be approved or disapproved within 120 days after a complete
application is received;
One ADU must be permitted per lot in all single family zones or any lots containing an
existing single family home;
The property owner is allowed to rent the ADUs but it cannot be sold separate from the
primary dwelling unit;
ZONING CODE AMENDMENT NO. 2017-00140
June 12, 2017
Page 3 of 7
ADUs may be sized up to 50 percent of the living area of the existing primary dwelling
unit, with a maximum increase in floor area of 1,200 square feet;
Existing garages that are converted to ADUs are not required to meet typical setback
requirements;
If an ADU is constructed above an existing detached garage, municipalities cannot
require a setback of more than five feet from the ADU to the side and rear property
lines;
Municipalities cannot require more than one parking space per ADU or per bedroom in
the ADU;
Municipalities must allow off-street parking requirements to be met through tandem
parking, within required setback areas, covered parking or extended driveways;
Municipalities must waive parking requirements for ADUs that are (see Attachment 2):
o within a half mile from public transit
o within an architecturally and historically significant historic district
o part of an existing primary residence or an existing accessory structure
o in an area where on-street parking permits are required but not offered to ADUs
o located within one block of a car share area
Fire sprinklers can only be required for ADUs if they would be required for an
equivalent addition to the primary dwelling unit;
Additional streamlined requirements relating to setbacks and other development
standards apply to ADUs that are contained entirely within existing structures;
Local agencies may not collect water and sewer connection fees for ADUs that do not
add habitable floor space; and,
Local agencies must structure fees for ADUs so that they are proportional to the
impacts on service demand.
Implementation of AB 2406 is optional. This bill creates a new class of ADUs called Junior
Accessory Dwelling Units (JADUs) that are entirely contained within the footprint of existing
homes. JADUs must incorporate an existing bedroom, include an efficiency kitchen, have a
door leading directly to the outside of the house, and be less than 500 square feet. This new law
also requires jurisdictions to permit JADUs without an off-street parking space and without
utility connection charges. At this time, staff does not recommend implementing AB 2406 as
part of the City’s new ADU Ordinance because implementation of SB 1069 and AB 2299 will
allow for efficiency unit as small as 400 square feet, thereby incorporating many of the
provisions of AB 2406.
On May 31, 2017, Staff presented a study session on this topic to the Planning Commission. The
purpose of this session was to gather feedback prior to formal consideration of an ADU
ordinance. The analysis below reflects the feedback received by the Planning Commission.
ANALYSIS: After studying this issue in depth and discussing the matter with the Planning
Commission, staff is recommending that the City’s existing second unit ordinance be repealed
and that a new ordinance regulating ADUs be adopted in accordance with State law. As listed
above, the new State law includes specific provisions that municipalities must implement.
However, the legislation also give municipalities a certain amount of discretion in adopting their
respective ADU Ordinance. The following includes an analysis of the provisions that the City
can regulate as part of its ADU Ordinance along with staff’s main recommendations for
implementation of these regulations.
ZONING CODE AMENDMENT NO. 2017-00140
June 12, 2017
Page 4 of 7
Prohibited Areas: While municipalities must permit ADUs within existing structures in all
single-family zones or any lots containing an existing single family home, the City can establish
development standards for ADUs that require an addition or new accessory structure, and ADUs
can be avoided or allowed through an ancillary and separate discretionary process in areas with
health and safety risks. Staff recommends that new ADUs be prohibited in areas that the City
has identified, by resolution of the City Council, to be areas with insufficient sewer
infrastructure as a matter of public health and safety.
Owner-occupancy: State law gives municipalities the discretion whether or not to require the
property owner to live in either the primary dwelling unit or the ADU. Not requiring owner-
occupancy could create a market for investors to acquire residential properties and develop
ADUs to maximize rental income. As a result, the City could experience a surge in absentee
property owners with little to no oversight of their properties. To prevent absentee property
owners from taking advantage of this new law, staff recommends requiring owner-occupancy
for all properties where a new ADU is proposed.
ADU Parking Spaces: For those ADUs that are outside the state-established parking exempt
criteria, the City can determine whether to require one space per ADU or one space per
bedroom. Staff recommends requiring one space per bedroom to minimize parking impacts to
surrounding neighborhoods.
State law allows municipalities to require replacement parking for the existing residence when
property owner converts the garage to an ADU. The replacement parking may be covered,
uncovered and/or in tandem on the property, as shown below.
ZONING CODE AMENDMENT NO. 2017-00140
June 12, 2017
Page 5 of 7
Maximum Structural Height: State law allows municipalities to determine the maximum
structural height of ADUs. Staff recommends that the maximum height of a detached ADU not
exceed the height of the main dwelling unit to prevent ADUs from being out of scale with the
main dwelling unit. Given that an attached ADU will visually appear as an addition to the main
dwelling unit, staff recommends that the maximum height of an attached ADU be as permitted
by the underlying zone.
Minimum and Maximum ADU Size: State law gives municipalities the discretion to set the
minimum and maximum size of new ADUs so long as the established unit sizes do not burden
the development of ADUs. Staff recommends that new ADUs be limited in size as shown in the
table below. Staff established the recommended minimum (400 s.f.) and maximum (900 s.f.)
ADU sizes based on the typical size of units built to date, including those constructed under the
previous Second Unit Ordinance. As noted below, staff also recommends that the City allow
ADUs of up to 1,200 square feet in size in the Estate Density Zones. These zones are located
within the Anaheim Hills area and contain larger lots, typically at least a half-acre to an acre in
size, which can accommodate larger units.
Accessory Dwelling
Unit Type
Minimum
Allowable Floor
Area
Maximum
Allowable Floor Area
Efficiency Unit - Attached 400 square feet 30% of main dwelling unit or
549 square feet, whichever is less
Efficiency Unit - Detached 400 square foot 50% of main dwelling unit or
549 square feet, whichever is less
Studio, One-Bedroom or Two-
Bedroom Attached - Attached 550 square foot 30% of main dwelling unit or
900/1,200* square feet, whichever is less
Studio, One-Bedroom or Two-
Bedroom Attached - Detached 550 square foot 50% of main dwelling unit or
900/1,200* square feet, whichever is less
*The maximum size is 1,200 square feet in the RH-1 and RH-2 Zones. The maximum size is
900 square feet in all other zones.
Structural Setbacks: Notwithstanding the setback requirements established by State law,
municipalities have the discretion to determine the minimum structural setbacks of new ADUs.
Staff recommends that ADUs comply with the existing setbacks of the underlying zone, similar
to the requirements of the City’s previous Second Unit Ordinance, and as shown in the table
below. Further, staff also recommends that detached ADUs be located no closer to the front
property line than the front-most wall of the main dwelling unit to prevent ADUs from being the
most visible structure along the primary street frontage.
ZONING CODE AMENDMENT NO. 2017-00140
June 12, 2017
Page 6 of 7
Design and Neighborhood Compatibility: State law allows municipalities discretion to ensure
that new ADUs are compatible with the main dwelling unit and surrounding neighborhood.
Staff recommends several design standards to ensure that new ADUs are architecturally
compatible to the main dwelling unit, including the use of similar colors, textures and materials.
Staff also recommends standards to minimize privacy impacts on the adjacent properties such as
requiring that windows and doors be oriented away from surrounding properties for ADUs
constructed as a second story.
Environmental Impact Analysis: Section 21080.17 of the California Environmental Quality Act
(CEQA) establishes a statutory exemption for the adoption of an ordinance regarding second
units in a single-family or multifamily residential zone by a city or county to implement the
provisions of Sections 65852.1 and 65852.2 of the Government Code pertaining to ADUs. The
proposed Code amendment is consistent with this exemption .
ZONING CODE AMENDMENT NO. 2017-00140
June 12, 2017
Page 7 of 7
CONCLUSION: The proposed amendments are in response to recent changes to State law
pertaining to ADUs. The new State law includes specific provisions that municipalities must
implement; however, the legislation gives the City a certain amount of discretion in adopting
its ADU Ordinance. Staff intends its recommendations for implementation of the new
ordinance to minimize impacts to surrounding and existing residential neighborhoods while
ensuring compliance with State law. As such, staff recommends approval of this Zoning Code
Amendment.
Prepared b y, Submitted by,
Gustavo N. Gonzalez Jonathan E. Borrego
Senior Planner Planning Services Manager
Attachments:
1. Second Units Approved (2005-2017)
2. ADU Parking Exempt Areas
3. Draft Ordinance
ATTACHMENT NO. 1
ATTACHMENT NO. 2
1
ATTACHMENT NO. 3
REDLINED TO SHOW
REVISIONS TO CURRENT
MUNICIPAL CODE
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF ANAHEIM
AMENDING CHAPTER 15.70 (PRESERVATION OF
RENTAL HOUSING PROPERTIES) OF TITLE 15
(BUILDING AND HOUSING) AND CHAPTER 18OF
TITLE 18 (ZONING) OF THE ANAHEIM
MUNICIPAL CODE FOR THE PURPOSE OF
REGULATING ACCESSORY DWELLING UNITS
AND COMPLYING WITH STATE LAW AND
FINDING AND DETERMINING THAT THIS
ORDINANCE QUALIFIES FOR A STATUTORY
EXMEPTION FROM THE PROVISIONS OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA) PURSUANT TO SECTION 15282(H) OF THE
STATE CEQA GUIDELINES.
(ZONING CODE AMENDMENT NO. 2017-00140)
(DEV2017-00047)
WHEREAS, pursuant to Section 18.38.230 (Second Units) of Title 18 (Zoning) of the
Anaheim Municipal Code, a "Second Unit" is an attached or detached residential dwelling unit
on a lot zoned for residential use that provides complete independent living accommodations and
facilities for living, sleeping, eating, cooking and sanitation for one or more persons on the same
parcel as an established single-family dwelling unit and is permitted provided that certain
standards are met; and
WHEREAS the State of California has identified housing construction as a statewide
priority and the legislature has adopted numerous reforms and incentives to facilitate and
expedite its production of housing including recent changes to State law to reduce barriers,
streamline approvals and encourage the development of accessory dwelling units; and
WHEREAS on September 27, 2016, the Governor of California approved Senate Bill
1069 (Chapter 720, Reg. Sess. 2016) ("SB 1069"), which eliminated perceived barriers to the
development of accessory dwelling units and prohibits local governments from adopting an
ordinance precluding accessory dwelling units; and
WHEREAS, on September 27, 2016, the Governor of California approved Assembly Bill
2299 (Chapter 735, Reg. Sess. 2016)("AB 2299"), which requires local governments to
ministerially approve accessory dwelling units if they comply with certain parking requirements,
design standards, and development standards; and
2
WHEREAS, any ordinance of a local government that does not meet the requirements of
SB 1069 and AB 2299 is null and void; and
WHEREAS, pursuant to the City’s police power, as granted broadly under Article XI,
Section 7 of the California Constitution, the City Council of the City of Anaheim ("City
Council") has the authority to enact and enforce ordinances and regulations for the public peace,
morals and welfare of the City of Anaheim (the "City") and its residents; and
WHEREAS, the purpose of this ordinance is to comply with State law regarding the
development of accessory dwelling units and to implement the goal and policy of the housing
chapter of the Anaheim General Plan regarding accessory dwelling units. It is also the purpose of
this ordinance to preserve the integrity and character of residential neighborhoods and rename
Second Units as "Accessory Dwelling Units"; and
WHEREAS, pursuant to the California Environmental Quality Act (Public Resources
Code Section 21000 et seq.; herein referred to as “CEQA”) and the State of California
Guidelines for Implementation of the California Environmental Quality Act (commencing with
Section 15000 of Title 14 of the California Code of Regulations; herein referred to as the “S tate
CEQA Guidelines”), the City is the “lead agency” for the preparation and consideration of
environmental documents for this ordinance; and
WHEREAS, the City Council finds and determines that this ordinance is statutorily
exempt from the provisions of CEQA per State CEQA Guidelines Section 15282(h) which
establishes a statutory exemption for the adoption of an ordinance regarding second units in a
single-family or multifamily residential zone by a city or county to implement the provisions of
Sections 65852.1 and 65852.2 of the Government Code as set forth in Section 21080.17 of the
Public Resources Code; and
WHEREAS the City Council has identified, by resolution of the City Council, areas of
the City with insufficient water and sewer services and where accessory dwelling units result in
impacts to traffic circulation and public safety and therefore accessory dwelling units may not be
permitted in such areas; and
WHEREAS, the City Council determines that this ordinance is a matter of citywide
importance and necessary for the preservation and protection of the public peace, health, safety
and/or welfare of the community and is a valid exercise of the local police power and in accord
with the public purposes and provisions of applicable State and local laws and requirements; and
WHEREAS, the City Council finds that the ordinance complies with State law regarding
the development of accessory dwelling units, and implements the goal and policy of the Housing
and Safety Elements of the General Plan by ensuring that adequate housing to meet the needs of
the community is served by adequate public utility infrastructure.
3
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ANAHEIM DOES
ORDAIN AS FOLLOWS:
SECTION 1. That Section 15.70.070 (Exemptions) of Chapter 15.70 (Preservation of
Rental Housing Properties) of Title 15 (Building and Housing) of the Anaheim Municipal Code
be, and the same is hereby, amended and restated to read in full as follows:
A. Unless otherwise specified in this section, the following rental housing units
shall be exempt from the requirements of this Chapter:
1. Rental housing units that receive funding or subsidies from federal, state
or local government when the rental housing units are inspected by a federal, state
or local governmental entity at least once every twenty (20) years as a funding or
subsidy requirement and the owner of the rental housing unit or the owner's
representative submits information to the Director within sixty (60) days of being
notified that an inspection is required that demonstrates the periodic federal, state
or local government inspection is substantially equivalent to the inspection
required by this Chapter;
2. Rental housing units that, within the past twenty (20) years, have been
newly constructed and either have been issued a certificate of occupancy or have
passed final inspection of construction by the City. The twenty (20) year period
begins to run on the earlier of the date of final inspection of construction or the
date of issuance of the certificate of occupancy by the Building Division; and
3. Second Units or Senior Second Units, provided that the owner lives in one
of the units on the property and an immediate family member lives in the other
housing unit on the same property. (Ord. 6297 § 1 (part); March 4, 2014.)
4. Accessory Dwelling Units as defined in Section 18.36.050 and subject to
the provisions of Section 18.38.015.
SECTION 2. That Table 4-B (Accessory Uses and Structures: Single-Family Residential
Zones) of Section 18.04.030 (Uses) of Chapter 18.04 (Single-Family Residential Zones) of Title
18 (Zoning) of the Anaheim Municipal Code be, and the same is hereby, amended to read in full
as follows:
Table 4-B
ACCESSORY USES AND STRUCTURES:
SINGLE-FAMILY RESIDENTIAL ZONES
P=Permitted by Right
C=Conditional Use Permit Required
N=Prohibited
RH-1 RH-2 RH-3 RS-1 RS-2 RS-3 RS-4 Special Provisions
Accessory Living
Quarters P P P P P N N Subject to § 18.04.080.020 & § 18.38.020
4
Accessory
Dwelling Unit P P P P P P P Subject to 18.38.015
Agricultural
Workers Quarters P P N N N N N Requires a minimum lot size of ten (10) acres
Animal Keeping P P P P P P P
Subject to 18.38.030, except that in the RH-2
Zone, equine, bovine, sheep, goats & swine
may be kept, stabled, tethered or otherwise
maintained on minimum 22,000 sq. ft. parcels
Antennas–Dish P P P P P P P Subject to 18.38.050 (may require a
conditional use permit)
Antennas–
Receiving P P P P P P P Subject to 18.38.050
Day Care–Large
Family P P P P P P P Subject to 18.38.140
Day Care–Small
Family P P P P P P P
Fences & Walls P P P P P P P Subject to 18.46.110; this use may occur on a
lot with or without a dwelling
Greenhouses–
Private P P P P P N N
Home
Occupations P P P P P P P Subject to 18.38.130
Landscaping &
Gardening P P P P P P P Subject to Chapter 18.46; this use may occur
on a lot with or without a dwelling
Mechanical &
Utility
Equipment–
Ground Mounted
P P P P P P P Subject to 18.38.160
Mechanical &
Utility
Equipment–
Roof Mounted
N N N P P P P Subject to 18.38.170
Parking Lots &
Garages P P P P P P P To serve needs of primary use only; four-car
limit for garages in RS-1 and RS-2 Zones
5
Petroleum
Storage–Incidental P P P P P P P
Recreation
Buildings &
Structures
P P P P P P P
Second Units P P P P P P N Subject to 18.38.230
Short-Term
Rentals P P P P P P P Subject to an administrative use permit as
provided in Chapter 4.05
Solar Energy
Panels P P P P P P P Subject to § 18.38.170
Senior Second
Units C C C C C C N
Signs P P P P P P P Subject to Chapter 18.44
SECTION 3. That Table 6-B (Accessory Uses and Structures: Multiple-Family
Residential Zones) of Section 18.06.030 (Uses) of Chapter 18.06 (Multiple-Family Residential
Zones) of Title 18 (Zoning) of the Anaheim Municipal Code be, and the same is hereby,
amended to read in full as follows:
Table 6-B
ACCESSORY USES AND STRUCTURES:
MULTIPLE-FAMILY RESIDENTIAL ZONES
P=Permitted by Right
C=Conditional Use Permit Required
N=Prohibited
RM-1 RM-2 RM-3 RM-4 Special Provisions
Accessory Dwelling
Units P P P P Subject to 18.38.015; only allowed on properties with an
existing single-family residence
Animal Keeping P P P P Subject to § 18.38.030
Antennas–Dish P P P P Subject to § 18.38.050 (may require conditional use permit)
Antennas–Receiving P P P P Subject to § 18.38.050
Day Care–Large
Family P P P P Subject to § 18.38.140
Day Care–Small
Family P P P P
Fences & Walls P P P P Subject to § 18.46.110; a fence or wall may occur on a lot with
or without any other primary use structure
6
Home Occupations P P P P Subject to § 18.38.130
Landscaping &
Gardens P P P P Subject to Chapter 18.46; this use may occur on a lot with or
without any other primary use structure
Mechanical & Utility
Equipment–
Ground Mounted
P P P P Subject to § 18.38.160
Mechanical & Utility
Equipment–
Roof Mounted
P P P P Subject to § 18.38.170
Parking Lots &
Garages P P P P To serve needs of primary use only
Recreation Buildings
& Structures P P P P
Second Units P P P P Subject to § 18.38.230
Signs P P P P Subject to Chapter 18.44
Short-Term Rentals P P P P Subject to an administrative use permit as provided in Chapter
4.05
Solar Energy Panels P P P P Must be mounted on the roof and, if visible from the street
level, must be parallel to the roof plane
Vending Machines P P P P Shall be screened from view from adjacent non-industrial
property and public rights-of-way
SECTION 4. That Table 14-B (Accessory Uses and Structures: Public and Special-
Purpose Zones) of Section 18.14.030 (Uses) of Chapter 18.14 (Public and Special-Purpose
Zones) of Title 18 (Zoning) of the Anaheim Municipal Code be, and the same is hereby,
amended to read in full as follows:
Table 14-B
ACCESSORY USES AND
STRUCTURES:
PUBLIC AND SPECIAL-PURPOSE
ZONES
P=Permitted by Right
C=Conditional Use Permit Required
N=Prohibited
OS PR SP T Special Provisions
Accessory
Dwelling Unit N N N P
One Accessory Dwelling Unit allowed on a single-family detached dwelling unit on
one legal lot in existence on July 8, 2004, the effective date of Ord. 5920, with a
General Plan Residential Land Use designation of Estate, Low Density, Low-
Medium Hillside Density and Low-Medium Density. The development standards of
the RS-2 Zone shall apply for lots 7,200 square feet or greater in size. The
7
development standards of the RS-3 Zone shall apply for lots that are less than 7,200
square feet in size.
Accessory
Entertainment N P P P Subject to § 18.16.060 in conjunction with a commercial use
Agricultural
Workers
Quarters
N N N P Allowed only if agricultural operation on the lot is a minimum of 10 acres; no
kitchens are allowed
Animal Keeping P P P P Only in conjunction with residence; subject to § 18.38.030
Antennas–Dish P P P P Subject to § 18.38.050
Antennas–
Receiving P P P P Subject to § 18.38.050
Bingo
Establishments N N P P Subject to Chapter 7.34
Caretaker Units P P P P Subject to § 18.38.090
Day Care–Large
Family N N N P Subject to § 18.38.140
Day Care–Small
Family N N N P
Fences & Walls P P P P Subject to § 18.40.050; this use may occur on a lot without a primary use
Home
Occupations P P P P Only in conjunction with a residence; subject to § 18.38.130
Landscaping &
Gardens P P P P Subject to Chapter 18.46; this use may occur on a lot without a primary use
Mechanical &
Utility
Equipment–
Ground Mounted
P P P P Subject to § 18.38.160
Mechanical &
Utility
Equipment–
Roof Mounted
P P P P Subject to § 18.38.170
Parking Lots &
Garages P P P P To serve needs of primary use only
Petroleum
Storage–
Incidental
N N N P
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Portable Food
Carts N P P P Subject to § 18.38.210
Recreation
Buildings &
Structures
P P P P
Recycling
Services–
Consumer
N P P P Subject to Chapter 18.48
Signs P P P P Subject to Chapter 18.44
Solar Energy
Panels P P P P Must be mounted on the roof and, if visible from the street level, must be parallel to
the roof plane
Vending
Machines P P P P Shall be screened from view from public rights-of-way and shall not encroach onto
sidewalks
SECTION 5. That Section 18.36.050 (Accessory Use Classes) of Chapter 18.36 (Types
of Uses) of Title 18 (Zoning) of the Anaheim Municipal Code be, and the same is hereby,
amended and restated to read in full as follows:
18.36.050 ACCESSORY USE CLASSES
The following use classes are intended to describe only those uses that are
incidental to and customarily associated with a primary use or main structure
located on the same lot.
.005 Accessory Dwelling Unit. This use class consists of an attached or
detached residential dwelling unit on a lot zoned for residential use, which
provides complete independent living accommodations and facilities for one (1)
or more persons, which includes permanent provisions for living, sleeping, eating,
cooking and sanitation on the same parcel as a legally established single-family
dwelling. An Attached Accessor y Dwelling Unit is attached to the main dwelling
unit, having at least one (1) common wall and a common roof with the main
dwelling unit. A Detached Accessory Dwelling Unit is detached from the main
dwelling unit.
.010 Accessory Living Quarters. This use class consists of one dwelling unit
per lot, used for non-paying guests or household employees, for an allowable
residence located on the same residentially zoned lot.
.020 Agricultural Workers Quarters. This use class consists of dwellings
occupied by employees primarily engaged in commercial agricultural operations,
and located on land owned or rented by the agricultural operator. Family members
of the agricultural employees may also live in the same unit.
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.030 Amusement Devices. This use class consists of six (6) or fewer
amusement devices, and any number of amusement devices that occupy forty-
nine percent (49%) or less of the public floor area of an establishment.
.035 Automated Teller Machines (ATM’s). This use class consists of cash
dispensing machines that are typically located inside an existing business.
.040 Animal Keeping. This use class consists of keeping of pets and other
domesticated animals owned by occupants of the lot, and not kept for
remuneration, hire or sale.
.050 Antennas–Dish. This use class consists of circular or nearly circular
antennas used for the reception of electronic signals relayed by satellites moving
through the sky.
.060 Antennas–Receiving. This use class consists of roof-mounted antennas
used for the reception of television, radio or other electronic signals from ground-
mounted transmitting antennas or relay stations.
.070 Bingo Establishments. This use class consists of establishments that offer
bingo games to the public for the purpose of fundraising for an organization.
.080 Caretaker Units. This use class consists of one dwelling unit per lot, used
for the sole purpose of providing security, maintenance or similar services for an
allowable non-residential use located on the same non-residentially zoned lot.
.090 Day Care–Large Family. This use class consists of a day care facility
located in a single-family residence, where an occupant of the residence provides
care and supervision for between nine (9) and fourteen (14) children less than
eighteen (18) years of age for periods of fewer than twenty-four (24) hours per
day. Children less than the age of ten (10) years who reside in the home count as
children served by the facility.
.100 Day Care–Small Family. This use class consists of a day care facility
located in a single-family residence, where an occupant of the residence provides
care and supervision for eight (8) or fewer children less than eighteen (18) years
of age for periods of fewer than twenty-four (24) hours per day. Children less than
the age of ten (10) years who reside in the home count as children served by the
facility.
.105 Entertainment–Accessory. This use class consists of accessory
entertainment offered in conjunction with a restaurant as defined in
Section 18.92.210 of this code or other primary land use. The entertainment
provided is intended to be part of the service provided at the establishment and is
not the primary draw of customers to the establishment. The entertainment is not
the primary source of income for the establishment. Typical land uses are coffee
10
houses with live music, restaurants with live music, and accessory music within a
bar.
.110 Fences & Walls. This use class consists of a continuous barrier, including
gates, that separate, screens, encloses or marks the boundary of a lot or
development. The barrier may consist of man-made materials, vegetative
materials, earthen berms, or other natural or fabricated barrier.
.120 Greenhouses–Private. This use class consists of a greenhouse, detached
from the main dwelling and no larger than twenty percent (20%) of the main
dwelling, used for gardening purposes. An attached greenhouse is considered to
be part of the main dwelling.
.130 Home Occupations. This use class consists of an occupation that is
carried on in any approved dwelling unit by the resident of the dwelling unit, and
is incidental to the use of the dwelling unit such that it does not change the
residential character of the unit or neighborhood.
.140 Landscaping & Gardens. This use class consists of the noncommercial
growing of trees, shrubs, flowers, gardens and other natural planting materials, as
well as the use of non-vegetative landscaping materials.
.150 Mechanical & Utility Equipment–Ground Mounted. This use class
consists of ground-mounted mechanical or utility equipment, such as
compressors, condensers, pipes used for heating and cooling, water backflow
devices, above-ground fire lines, pad-mounted transformers, electric vehicle
charging stations and other activities associated with and incidental to the main
and accessory building.
.160 Mechanical & Utility Equipment–Roof Mounted. This use class consists
of roof-mounted mechanical or utility equipment, such as compressors,
condensers, pipes, vents, ducts, and other activities associated with and incidental
to the main building.
.170 Outdoor Displays. This use class consists of the display of merchandise
outside of an enclosed structure for the purpose of showing the merchandise to
potential buyers or users.
.180 Outdoor Storage. This use class consists of overnight storage of materials
or finished products that are associated with and incidental to the primary use of
the site.
.190 Parking Lots & Garages. This use class consists of open parking lots and
structures, including garages and carports, designed to be used for parking
automobiles. The overnight storage of work related vehicles used during business
hours is included in this use class.
11
.200 Petroleum Storage–Incidental. This use class consists of the storage of
petroleum products, such as small quantities of gasoline, oil and lighter fluid, for
use on-site, but not for resale or use off-site.
.210 Portable Food Carts. This use class consists of portable carts from which
coffee, non-alcoholic drinks, or prepared food is sold, and that are removed
during the hours when the principle use with which they are associated is not
operational.
.220 Recreation Buildings & Structures. This use class consists of recreational
uses associated with residential dwellings, such as swimming pools, cabanas,
dressing rooms, private noncommercial workshops, barns, tennis and paddleball
courts, play equipment, and non-habitable tree houses.
.225 Recycling Services–Consumer. This use class consists of small-scale
waste collection facilities as defined as a “Reverse Vending Machine” and “Small
Collection Facility” in Chapter 18.48 (Recycling Facilities).
.230 Retail Floor, Wall & Window Coverings. This use class consists of the
sale of tile, floor coverings, wall coverings, and window coverings as an
accessory use to a primary permitted industrial use.
.240 Second Units . This use class consists of an attached or detached dwelling
unit providing complete independent living accommodations and facilities for one
or more persons, including permanent provisions for living, sleeping, eating,
cooking and sanitation, that is accessory to the primary dwelling unit on the same
site.
.250 Senior Second Units. This use class consists of an attached or detached
dwelling unit providing complete independent living accommodations and
facilities for one (1) or two (2) persons, both of whom are sixty-two (62) years of
age or older, including permanent provisions for living, sleeping, eating, cooking
and sanitation that are accessory to the primary dwelling unit on the same site.
.260 Short-Term Rentals. This use class consists of the rental of an approved
short-term rental unit for occupancy, dwelling, lodging or sleeping purposes for a
period of less than thirty (30) consecutive calendar days in duration in a zoning
district where residential uses are allowed.
.270 Signs. This use class consists of any device used for visual
communication intended to attract the attention of the public and that is visible
from a public right-of-way or other properties. Items of merchandise normally
displayed within a show window of a business are not included.
12
.280 Solar Energy Panels. This use class consists of any solar collector(s) or
other solar energy device(s) whose primary purpose is to provide for the
collection of solar energy for space heating, space cooling, electric generation, or
water heating.
.290 Thematic Elements. This use class consists of non-occupiable structures
that are intended to add interest to a specific area. Examples include gateways,
towers, public art displays, monuments, fountains, sculptures, spires, and similar
architectural features.
.300 Vending Machines. This use class consists of an unattended, self-service
device that, upon insertion of a coin or token, dispenses something of value,
including food, beverages, merchandise or services.
.310 Warehousing & Storage-Outdoors. This use class consists of the outdoor
storage of equipment, materials, and finished products or refuse basic to the
operations of permitted uses, other than the storage classified under the “Outdoor
Storage Yards” use class. (Ord. 5920 § 1 (part); June 8, 2004: Ord. 6101 § 25;
April 22, 2008: Ord. 6245 §§ 49, 50; June 5, 2012: Ord. 6299 § 4; May 13,
2014: Ord. 6382 § 34; October 18, 2016.)
SECTION 6. That Chapter 18.38 (Supplemental Use Regulations) of Title 18 (Zoning)
of the Anaheim Municipal Code be, and the same is hereby, amended and restated to read in full
as follows:
Chapter 18.38
SUPPLEMENTAL USE REGULATIONS
Sections:
18.38.010 Purpose.
18.38.015 Accessory Dwelling Units
18.38.020 Accessory living quarters.
18.38.025 Alcoholic beverage manufacturing.
18.38.030 Animal keeping.
18.38.040 Antennas – private transmitting.
18.38.050 Antennas – receiving.
18.38.060 Antennas – telecommunications.
18.38.065 Automotive – Sales Agency Office (Retail) and Automotive – Sales
Agency Office (Wholesale).
18.38.070 Automobile service stations.
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18.38.080 Bed& Breakfast Inns.
18.38.085 Recreation–Billiards.
18.38.090 Caretaker Units.
18.38.095 Carnivals and Circuses.
18.38.100 Condominium conversions.
18.38.105 Contractor's Office & Storage.
18.38.110 Convenience Stores.
18.38.115 Commercial centers.
18.38.120 Commercial use of a residential structure.
18.38.125 Emergency shelters.
18.38.130 Home occupations.
18.38.135 Festival permit.
18.38.140 Large family day care homes.
18.38.150 Laundromats.
18.38.155 Markets.
18.38.160 Mechanical and utility equipment – ground mounted.
18.38.170 Mechanical and utility equipment – roof mounted.
18.38.180 Oil production.
18.38.190 Outdoor displays.
18.38.200 Outdoor storage.
18.38.205 Plant nurseries.
18.38.210 Portable food carts.
18.38.220 Restaurants – outdoor seating and dining.
18.38.230 Second Units.
18.38.240 Special events.
18.38.245 Special event regulations within The Platinum Triangle.
18.38.250 Tile sales.
18.38.260 Smoking lounges. (Repealed by 6245 § 61, 6/5/12)
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18.38.270 Veterinary services and animal boarding.
SECTION 7. That Section 18.38.015 (Accessory Dwelling Units) be added to Chapter
18.38 (Supplemental Use Regulations) of Title 18 (Zoning) of the Anaheim Municipal Code, and
the same is hereby, to read in full as follows:
18.38.015 ACCESSORY DWELLING UNITS.
.010 Intent. The City recognizes the importance of livable housing and an
attractive, suitable living environment for all residents. The State Legislature has
declared that Accessory Dwelling Units are a valuable form of housing in
California. It is the intent of the City to permit Accessory Dwelling Units, in
conformance with State law, in all those areas and subject to standards that will
ensure the units contribute to a suitable living environment for people of all ages
and economic levels, while preserving the integrity and character of single-family
residential neighborhoods. It is not the intent of this section to override lawful
use restrictions as may be set forth in conditions, covenants and restrictions or
similar instruments.
.020 Density Provisions. An Accessory Dwelling Unit that conforms to the
requirements of this section shall not be considered to exceed the allowable
density for the lot upon which such unit is proposed to be established, and shall be
deemed to be an accessory single-family residential use which is consistent with
the existing general plan and zoning designations for the lot.
.030 Number of Units Per Parcel. No more than one (1) Accessory Dwelling
Unit shall be allowed on a single lot. An Accessory Dwelling Unit shall not be
allowed on a site with more than one dwelling unit.
.040 Existing Lot and Uses. An Accessory Dwelling Unit shall be allowed if
the existing lot and dwelling meet the following requirements:
.0401 The lot on which the Accessory Dwelling Unit is proposed to be
established shall contain one existing permanent single-family dwelling, and no
existing accessory living quarters, as defined in Section 18.38.020, Senior Second
Unit (granny unit), guest house, servant's quarters or similar facility, unless the
proposal includes demolition or modification of such facility so as to comply with
the provisions of this section;
.0402 The Accessory Dwelling Unit is allowed in the zone in which it is
proposed;
.0403 The existing lot is a minimum of five thousand (5,000) square feet,
except as may be provided in subsection .160 (Approval) of this Section
18.38.015;
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.0404 The existing residential use complies or, as proposed, will comply with
current parking requirements, except as may be provided in Section 18.42.030;
and
.0405 If the existing main dwelling unit and any associated accessory
structures comply with current zoning requirements, unless otherwise legally
established, an Accessory Dwelling Unit may be permitted, provided the
Accessory Dwelling Unit complies with the requirements of this section.
.050 Prohibited Locations. Accessory Dwelling Units are not permitted in any
area of the City identified, by resolution of the City Council, to be areas with
insufficient sewer infrastructure where accessory dwelling units result in impacts
to the public health and safety.
.060 Development Standards. The following development standards shall
apply to Accessory Dwelling Units:
.0601 Facilities. The Accessory Dwelling Unit shall have a separate
entrance, and shall contain kitchen and bathroom facilities separate from those of
the main dwelling unit;
.0602 Utility Services. The Accessory Dwelling Unit may be metered
separately from the main dwelling unit for gas, electricity, communications, water
and sewer services. An Accessory Dwelling Unit that is contained within the
existing space of a single-family residence or accessory structure shall not be
considered a new dwelling unit for purposes of calculating local agency
connection fees or capacity charges for utilities, including water and sewer
service, or impact fees such as park dwelling or traffic, and no new or separate
utility connection between the Accessory Dwelling Unit and the utility shall be
required. All other Accessory Dwelling Units may require a new or separate
utility connection between the Accessory Dwelling Unit and the utility. Any
connection fee or capacity charge shall be as set by resolution of the City Council
and proportionate to the burden placed on the water and sewer systems due to unit
size or number of plumbing fixtures;
.0603 Accessory Dwelling Units shall not be required to provide fire
sprinklers if they are not required for the primary residence;
.0604 Size. The size of the Accessory Dwelling Unit shall comply with the
following requirements;
.01 The minimum and maximum total floor area for an Accessory
Dwelling Unit shall be as follows:
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Accessory Dwelling
Unit Type
Minimum
Allowable Floor
Area
Maximum
Allowable Floor Area
Efficiency Unit -
Attached 400 square feet 30% of main dwelling unit or 549
square foot, whichever is less
Efficiency Unit -
Detached 400 square foot 50% of main dwelling unit or
549 square feet, whichever is less
Studio, One-Bedroom
or Two-Bedroom
Attached - Attached
550 square foot
30% of main dwelling unit or
900/1,200* square feet, whichever
is less
Studio, One-Bedroom
or Two-Bedroom
Attached - Detached
550 square foot
50% of main dwelling unit or
900/1,200* square feet, whichever
is less
*Maximum of 1,200 square feet only allowed in the RH-1 and RH-2 Zones. In all other
zones where permitted, the maximum allowed size is 900 square feet.
.0605 The Accessory Dwelling Unit shall contain no more than two (2)
bedrooms;
.0606 Height. In addition to meeting the height requirements of the zone in
which it is located, the height of a detached Accessory Dwelling Unit shall not
exceed the height of the main dwelling unit;
.0607 Except as otherwise provided by this section, an Accessory Dwelling
Unit shall conform to the development standards for the underlying zone,
including but not limited to, standards for front, rear and side setbacks, height and
parcel coverage;
.0608 A Detached Accessory Dwelling Unit shall have a minimum
separation of ten (10) feet between the main dwelling unit and the Detached
Accessory Dwelling Unit;
.0609 No setback shall be required for an existing garage that is converted to
an Accessory Dwelling Unit. A setback of five feet from the side and rear
property lines shall be required for an Accessory Dwelling Unit that is constructed
above a detached garage. An Accessory Dwelling Unit constructed above a
garage shall not extend outside the footprint of the existing garage. All setbacks
shall comply with all applicable Building Code requirements; and
.0610 A Detached Accessory Dwelling Unit shall be located no closer to the
front property line than the front-most building wall of the main dwelling unit;
.070 Design. An Accessory Dwelling Unit shall conform to the following
design standards:
.0701 Exterior stairs and doors shall not be visible from any public right-of-
way, excluding alleys;
17
.0702 The design, color, material and texture of the roof shall be
substantially the same as the main dwelling unit;
.0703 The color, material and texture of all building walls shall be similar to,
and compatible with, the main dwelling unit;
.0704 The architectural style of the Accessory Dwelling Unit shall be the
same or similar to the main dwelling unit, or, if no architectural style can be
identified, the design of the Accessory Dwelling Unit shall be architecturally
compatible with the main dwelling unit, and shall maintain the scale and
appearance of a single-family dwelling;
.0705 If the Accessory Dwelling Unit is constructed above the main dwelling
unit or garage, all windows and doors shall be designed to minimize the privacy
impacts onto adjacent properties including, but are not limited to, window
placement above eye level, windows and doors located toward the existing on-site
residence;
.0706 Permitted driveways and walkways shall occupy no more than fift y
percent (50%) of the required street setback area, in compliance with Section
18.46.100.050.0501;
.0707 When a garage, carport, or covered parking structure that is visible
from any public right-of-way is converted or demolished in conjunction with the
construction of an Accessory Dwelling Unit, the design shall incorporate features
to match the scale, materials and landscaping of the original house that preserve
the existing streetscape and character of the surrounding neighborhood; and
.0708 Adequate access by emergency services to both the primary residence
and Accessory Dwelling Unit shall be provided.
.080 Parking. Parking for the Accessory Dwelling Unit shall be provided in
accordance with Section 18.42.030 (Residential Parking Requirements).
.090 Historic Buildings.
.0901 An Accessory Dwelling Unit proposed for any lot that includes a
building listed in the National Register of Historic Places, California Register of
Historic Places, or the City of Anaheim’s local historic inventory shall conform to
the requirements for the historic structure;
.0902 An Accessory Dwelling Unit proposed for a property under a Mills
Act Contract must comply with all Mills Act guidelines, including design
conformance with the United States Secretary of the Interior Standards;
.0903 An Accessory Dwelling Unit proposed for any lot that includes a
building listed in the National Register of Historic Places, California Register of
Historic Places, or the City of Anaheim’s local historic inventory are encouraged
to comply with the design guidelines outlined in the City of Anaheim Citywide
18
Historic Preservation Plan and other historic preservation plans as may be
approved by the City Council; and
.0904 Notwithstanding the foregoing, if the City Council acts to establish
mandatory design standards for historically classified structures, the Accessory
Dwelling Unit shall conform to the mandatory standards.
.100 Code Compliance. The Accessory Dwelling Unit shall be constructed in
accordance with provisions of the latest edition of building and other codes
adopted by the City.
.110 Ownership and Occupancy.
.1101 Owner Occupancy Required. One of the residential dwellings on a lot
on which the Accessory Dwelling Unit is proposed to be established shall be
occupied as the primary residence of the owner of the lot, and shall not be rented
or leased as long as the Accessory Dwelling Unit exists;
.1102 Rental Occupancy. The residential unit that is not occupied by the
owner of the property in conformance with this subsection may be rented for no
less than 30 consecutive days at any time; and
.1103 Sale or ownership of an Accessory Dwelling Unit separate from the
main dwelling unit is prohibited.
.120 Deed Restrictions. Prior to issuance of a building permit for an
Accessory Dwelling Unit, the property owner shall execute a covenant setting
forth the following minimum requirements, in a form and substance satisfactory
to the Planning and Building Department and City Attorney’s Office, which shall
be recorded in the office of the Orange County Recorder:
.1201 The Accessory Dwelling Unit shall not be sold or owned separately
from the main dwelling unit, and the parcel upon which the unit is located shall
not be subdivided in any manner that would authorize such sale or ownership;
.1202 The Accessory Dwelling Unit shall be a legal unit, and may be used as
habitable space, only so long as either the main dwelling unit, or the Accessory
Dwelling, is occupied by the owner of record of the property; and
.1203 The restrictions shall be binding upon any successor in ownership of
the property.
.130 Existing Nonconforming Units. Accessory Dwelling Units that exist as of
the effective date of this section that have previously been legally established may
continue to operate as legal nonconforming Accessory Dwelling Units. Any
Accessory Dwelling Unit that exists as of the effective date of this section, and
has not previously been legally established, is considered an unlawful use, unless
the Planning and Building Director determines that the unit meets the provisions
of this section.
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.140 Conversion of Legally Established Structures to Accessory Dwelling
Units. The conversion of legally established structures that exist as of the
effective date of this section shall comply with the following requirements:
.1401 Conversion of an existing legal "granny unit" into an Accessory
Dwelling Unit shall require that the unit meet the provisions of this Code. Any
legally established waivers or nonconformity that exist on the effective date of
this section may continue, provided that in no manner shall such waiver or
nonconformity be expanded;
.1402 Legal nonconformities of the existing main dwelling unit, except for
parking standards relating to number and type of parking spaces, as specified in
section 18.42.030 (Residential Parking Requirements), shall be allowed to remain,
provided the structure is not altered to accommodate the Accessory Dwelling Unit
in a manner which expands a nonconformity;
.1403 The conversion of an attic, basement, garage or any other part of a
single-family dwelling, which was not previously legally established for habitable
space, shall comply with the provisions of this section and the underlying zone;
and
.1404 Any conversion of structures not previously legally established for
habitable space, constructed pursuant to approved variances from Code
requirements pertaining to height, setback and lot coverage, shall comply with the
provisions of this section.
.150 Approval. The application for an Accessory Dwelling Unit shall be
reviewed by the Planning and Building Director for compliance with the
provisions of this section. If the Planning and Building Director determines that
the application and evidence submitted show that the Accessory Dwelling Unit
will comply with the requirements of this Section 18.38.015, the application shall
be approved within 120 days of receipt; otherwise, the application shall be
denied. Notwithstanding any other provision of this Code to the contrary, no
waiver of or variance from any requirement of this Section 18.38.015 shall be
approved, nor shall any application for such a waiver or variance be accepted for
processing.
.160 Interpretation by Planning Commission. If a question arises relating to
interpretation or applicability of a provision of this section, the matter shall be
considered by the Planning Commission as a "Reports and Recommendations"
item, and determined by resolution. (Ord. 5920 § 1 (part); June 8, 2004: Ord.
6101 §§ 31, 32; April 22, 2008: Ord. 6115 §1; October 14, 2008: Ord. 6317 §
13; March 3, 2015.)
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SECTION 8. That Section 18.38.020 (Accessory Living Quarters) of Chapter 18.38
(Supplemental Use Regulations) of Title 18 (Zoning) of the Anaheim Municipal Code be, and
the same is hereby, amended and restated to read in full as follows:
18.38.020 ACCESSORY LIVING QUARTERS.
Accessory living quarters, as defined in Chapter 18.36 (Types of Uses), are
subject to the following provisions.
.010 Number of Units Per Parcel. Only one (1) accessory living quarter shall
be allowed on any one (1) lot.
.020 Prohibition. An accessory living quarter and an Accessory Dwelling
UnitSecond Unit, as defined in Chapter 18.36 (Types of Uses)Section 18.38.230
of this chapter, shall not exist on the same lot.
.030 Design. An accessory living quarter shall comply with the following
design provisions:
.0301 Exterior stairs shall not be visible from any public right-of-way,
excluding alleys;
.0302 The design, color, material and texture of the roof shall be
substantially the same as the main dwelling unit;
.0303 The color, material and texture of all building walls shall be similar to
and compatible with the main dwelling unit; and
.0304 The architectural style of the accessory living quarter shall be the same
or similar to the main dwelling unit, or, if no architectural style can be identified,
the design of the living quarter shall be architecturally compatible with the main
dwelling unit, and shall maintain the scale and appearance of a single -family
dwelling.
.040 Occupancy. The accessory living quarter shall be exclusively used for
guests or employees of the occupants of the main dwelling, shall not be rented in
return for any payment or service, and shall not otherwise be used as a separate
dwelling.
.050 Kitchens. An accessory living quarter shall not contain kitchen facilities
separate from those of the main dwelling unit.
.060 Utility Services. The accessory living quarters shall not be metered
separately from the main dwelling unit for gas, electricity, communications, water
and sewer services.
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.070 Floor Area. The total floor area of the accessory living quarter shall not
exceed thirty percent (30%) of the main dwelling unit.
.080 Bedrooms. The accessory living quarter shall contain no more than two
(2) bedrooms.
.090 Development Standards. Accessory living quarters shall conform to the
development standards for the main dwelling, including but not limited to, lot
coverage and front, rear and side setbacks.
.100 Height. In addition to meeting the height requirements of the zone in
which it is located, the height of the accessory living quarter shall not exceed the
height of the main dwelling unit.
.110 Parking. The number of parking spaces for the single-family home shall
be based on the number of bedrooms in both the main dwelling unit and the
accessory living quarters, in compliance with Chapter 18.42 (Parking and
Loading). (Ord. 5920 § 1 (part); June 8, 2004.)
SECTION 9. That Section 18.38.230 (Second Units) be removed in its entirety from
Chapter 18.38 (Supplemental Use Regulations) of Title 18 (Zoning) of the Anaheim Municipal
Code as follows:
18.38.230 SECOND UNITS.
.010 Intent. The City recognizes the importance of livable housing and an
attractive, suitable living environment for all residents. The State Legislature has
declared that Second Units are a valuable form of housing in California. It is the
intent of the City to permit second residential units, in conformance with State
law, in all those areas and subject to standards that will ensure the units contribute
to a suitable living environment for people of all ages and economic levels, while
preserving the integrity and character of single-family residential
neighborhoods. It is not the intent of this section to override lawful use
restrictions as may be set forth in conditions, covenants and restrictions or similar
instruments.
.020 Definitions. For purposes of this section, the following terms, phrases,
words and their derivations shall have the meaning given herein:
.0201 “Attached Second Unit” means a Second Unit attached to, and located
within the living area of, the main dwelling unit, having at least one (1) common
wall and a common roof with the main dwelling unit, and located on the same lot.
.0202 “Detached Second Unit” means a Second Unit detached from the main
dwelling unit and located on the same lot.
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.0203 “Efficiency Unit” means a Second Unit, with a minimum size of four
hundred (400) square feet, containing only one (1) habitable room.
.0204 “Habitable” means space in a structure for living, sleeping, eating or
cooking. Bathrooms, toilet compartments, closets, halls, storage or utility space
and similar areas, are not considered “Habitable” space.
.0205 “Second Unit” means an attached or detached residential dwelling unit
on a lot zoned for residential use, which provides complete independent living
accommodations and facilities for one (1) or more persons, which includes
permanent provisions for living, sleeping, eating, cooking and sanitation on the
same parcel as a legally established single-family dwelling.
.030 Density Provisions. A Second Unit that conforms to the requirements of
this section shall not be considered to exceed the allowable density for the lot
upon which such unit is proposed to be established, and shall be deemed to be an
accessory single-family residential use which is consistent with the existing
general plan and zoning designations for the lot.
.040 Number of Units Per Parcel. No more than one (1) Second Unit shall be
allowed on a single lot.
.050 Existing Lot and Uses. A Second Unit shall be allowed if the existing lot
and dwelling meet the following requirements:
.0501 The lot on which the Second Unit is proposed to be established shall
contain one existing permanent single-family dwelling, and no existing accessory
living quarters, as defined in Section 18.38.020, Senior Second Unit (granny unit),
guest house, servant's quarters or similar facility, unless the proposal includes
demolition or modification of such facility so as to comply with the provisions of
this section.
.0502 The Second Unit is allowed in the zone in which it is proposed;
.0503 The existing lot is a minimum of five thousand (5,000) square feet,
except as may be provided in subsection .170 (Approval) of this
Section 18.38.230;
.0504 The existing residential use complies or, as proposed, will comply with
current parking requirements; and
.0505 If the existing main dwelling unit and any associated accessory
structures comply with current zoning requirements, unless otherwise legally
established, a Second Unit may be permitted, provided the Second Unit complies
with the requirements of this section.
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.060 Prohibited Locations. Second Units are not permitted in any area of the
City identified, by resolution of the Planning Commission and/or City Council, as
being significantly impacted by insufficient capacity for sewers, traffic
circulation, public utilities or similar infrastructure needs.
.0601 Discretionary Exemptions. The City Engineer may grant exemptions
from all or any portion of the requirements imposed by subsection .060 of this
section. Before any such exemption is granted by the City Engin eer, it shall be
shown that planned and budgeted capital improvement projects to relieve the
insufficient capacity for the affected sewers, traffic circulation, public utilities or
similarly required infrastructure in the said area will be potentially completed by
the time the proposed Second Unit is ready for occupancy.
.070 Development Standards. The following development standards shall
apply to Second Units:
.0701 Facilities. The Second Unit shall have a separate entrance, and shall
contain kitchen and bathroom facilities separate from those of the main dwelling
unit.
.0702 Utility Services. The Second Unit may be metered separately from the
main dwelling unit for gas, electricity, communications, water and sewer services.
.0703 Size. The size of the Second Unit shall comply with the following
requirements:
.01 The minimum total floor area shall be four hundred (400) square feet
for an efficiency unit, and five hundred and fifty (550) square feet for a one-
bedroom or two-bedroom unit.
.02 The maximum total floor area shall be as follows:
(a) Attached Second Units shall not exceed thirty percent (30%) of the
main dwelling unit living area; provided that, if the main dwelling
unit is one thousand three hundred thirty four (1,334) square feet or
less in size, one (1) four hundred (400) square foot efficiency unit
shall be permitted.
(b) Detached Second Units shall not exceed fifty percent (50%) of the
existing main dwelling unit living, area or one thousand two hundred
(1,200) square feet, whichever is less.
.0704 The Second Unit shall contain no more than two (2) bedrooms.
.0705 A Second Unit shall conform to the development standards for the
underlying zone, including but not limited to, standards for front, rear and side
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setbacks, height and parcel coverage. Additionally, a detached Second Unit shall
have a minimum separation of ten (10) feet between the main dwelling unit and
the detached Second Unit.
.080 Design. A Second Unit shall conform to the following design standards:
.0801 Exterior stairs shall not be visible from any public right-of-way,
excluding alleys;
.0802 The design, color, material and texture of the roof shall be
substantially the same as the main dwelling unit;
.0803 The color, material and texture of all building walls shall be similar to,
and compatible with, the main dwelling unit; and
.0804 The architectural style of the Second Unit shall be the same or similar
to the main dwelling unit, or, if no architectural style can be identified, the design
of the Second Unit shall be architecturally compatible with the main dwelling
unit, and shall maintain the scale and appearance of a single-family dwelling.
.090 Vehicular Access. The Second Unit shall utilize the same vehicular
access that serves the existing main dwelling unit, unless the Second Unit has
access from a public alley contiguous to the lot, or is located on a corner lot for
which secondary access is permitted for parking outside the street side setback.
.100 Parking. Parking for the Second Unit shall be provided as follows, in
addition to the parking required for the main dwelling unit and in accordance
with Chapter 18.06 of the Municipal Code:
.1001 One (1) off-street space shall be provided for an efficiency unit or one-
bedroom Second Unit; and
.1002 Two (2) off-street spaces shall be provided for a two-bedroom Second
Unit.
.1003 If the parking for the Second Unit is provided in a garage which also
provides parking for the main dwelling unit, the space(s) shall be for the exclusive
use of the Second Unit. The space(s) shall be separated from any garage spaces
for the main dwelling unit by a wall or other permanent barrier, and shall have a
separate or independent garage door.
.1004 For second units proposed within an identified parking deficient area,
one (1) additional off-street parking space (per second unit) shall be provided in
addition to the number required in subparagraphs .1001 and .1002 above.
.110 Historic Buildings.
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.1101 A Second Unit proposed for any lot that includes a building listed in
the California Register of Historic Places shall conform to the requirements for
the historic structure.
.1102 A Second Unit proposed for any lot that includes a building listed in
the California Register of Historic Places, or identified as a Contributor in the
Anaheim Colony Historic District Preservation Plan and other historic
preservation plans as may be approved by the City Council, are encouraged to
comply with the design guidelines of such plan.
.1103 Notwithstanding the foregoing, if the City Council acts to establish
mandatory design standards for Contributor buildings pursuant to a historic
preservation plan, the Second Unit shall conform to the mandatory standards.
.120 Code Compliance. The Second Unit shall be constructed in accordance
with provisions of the latest edition of building and other codes adopted by the
City.
.130 Ownership and Occupancy.
.1301 Owner Occupancy Required. One of the residential dwellings on a lot
on which the Second Unit is proposed to be established shall be occupied as the
primary residence of the owner of the lot, and shall not be rented or leased as long
as the Second Unit exists. If, thereafter, the owner occupies neither unit, the
Second Unit shall automatically become a non-habitable space, shall not be used
as a dwelling unit, and shall not be rented.
.1302 Rental Occupancy. The residential unit that is not occupied by the
owner of the property in conformance with this subsection may be rented.
.1303 Sale or ownership of a Second Unit separate from the main dwelling
unit is prohibited.
.140 Deed Restrictions. Prior to issuance of a building permit for a Second
Unit, the property owner shall execute a covenant setting forth the following
minimum requirements, in a form and substance satisfactory to the Planning
Department and City Attorney’s Office, which shall be recorded in the office of
the Orange County Recorder:
.1401 The Second Unit shall not be sold or owned separately from the main
dwelling unit, and the parcel upon which the unit is located shall not be
subdivided in any manner that would authorize such sale or ownership;
.1402 The Second Unit shall be a legal unit, and may be used as habitable
space, only so long as either the main dwelling unit, or the Second Unit, is
occupied by the owner of record of the property; and
26
.1403 The restrictions shall be binding upon any successor in ownership of
the property.
.150 Existing Nonconforming Units. Second Units that exist as of the
effective date of this section that have previously been legally established may
continue to operate as legal nonconforming Second Units. Any Second Unit that
exists as of the effective date of this section, and has not previously been legally
established, is considered an unlawful use, unless the Planning Director
determines that the unit meets the provisions of this section.
.160 Conversion of Legally Established Structures to Second Units. The
conversion of legally established structures that exist as of the effective date of
this section shall comply with the following requirements:
.1601 Conversion of an existing legal "granny unit" into a Second Unit shall
require that the unit meet the provisions of this Code. Any legally established
waivers or nonconformity that exist on the effective date of this section may
continue, provided that in no manner shall such waiver or nonconformity be
expanded.
.1602 Legal nonconformities of the existing main dwelling unit, except for
parking standards relating to number and type of parking spaces, as specified in
subsection 18.06.050.011, shall be allowed to remain, provided the structure is not
altered to accommodate the Second Unit in a manner which expands a
nonconformity.
.1603 The conversion of an attic, basement, garage or any other part of a
single-family dwelling, which was not previously legally established for habitable
space, shall comply with the provisions of this section and the underlying zone.
.1604 Any conversion of structures not previously legally established for
habitable space, constructed pursuant to approved variances from Code
requirements pertaining to height, setback and lot coverage, shall comply with the
provisions of this section.
.170 Approval. The application for a Second Unit shall be reviewed by the
Planning Director for compliance with the provisions of this section. If the
Planning Director determines that the application and evidence submitted show
that the Second Unit will comply with the requirements of this Section 18.38.230,
the application shall be approved; otherwise, the application shall be
denied. Notwithstanding the foregoing, a unit on a lot which is less than five
thousand (5,000) square feet that otherwise meets the requirements of this section
shall be approved. Notwithstanding any other provision of this Code to the
contrary, no waiver of or variance from any requirement of this
27
Section 18.38.230 shall be approved, nor shall any application for such a waiver
or variance be accepted for processing.
.180 Interpretation by Planning Commission. If a question arises relating to
interpretation or applicability of a provision of this section, the matter shall be
considered by the Planning Commission as a "Reports and Recommendations"
item, and determined by resolution. (Ord. 5920 § 1 (part); June 8, 2004: Ord.
6101 §§ 31, 32; April 22, 2008: Ord. 6115 §1; October 14, 2008: Ord. 6317 §
13; March 3, 2015.)
SECTION 10. That Section 18.40.090 (Sound Attenuation for Residential
Developments) of Chapter 18.40 (General Development Standards) of Title 18 (Zoning) of the
Anaheim Municipal Code be, and the same is hereby, amended and restated to read in full as
follows:
18.40.090 SOUND ATTENUATION FOR RESIDENTIAL
DEVELOPMENTS.
.010 Applicability. Residential developments involving the construction of
two (2) or more dwelling units, or residential subdivisions resulting in two (2) or
more parcels, and located within six hundred (600) feet of any railroad, freeway,
expressway, major arterial, primary arterial or secondary arterial, as designated by
the Circulation Element of the General Plan, shall comply with the provisions of
this section. The construction of an Aaccessory Ddwelling Uunit such as
a Second Unit or senior second unit as prescribed in Section 18.38.230 shall not
constitute a residential development subject to the provisions of this section.
.020 Study Required. A noise level analysis shall be performed for any new
residential development or subdivision to determine the projected interior and
exterior noise levels within the development. The study shall include mitigation
measures that would be required to comply with applicable City noise standards,
as identified in this section. The study shall be provided by the applicant, at its
sole expense, to the City at the time of application for development of the
residential development or subdivision.
.030 Attenuation. Mitigation measures, without limitation, may include
masonry walls, an earthen berm or a combination thereof. Masonry walls must
comply with the requirements of Chapter 18.46 (Landscaping and
Screening). The height of any proposed walls shall be determined by the approval
authority based on the recommendation of a sound attenuation study prepared by
a state-licensed acoustical engineer, unless a variance is granted by the approval
authority, or City Council on appeal, in accordance with the procedures
established in Chapter 18.60 (Common Procedures) for the processing of
variances.
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.040 Single-Family Detached. Exterior noise within the private rear yard of
any single family lot and/or within any common recreation areas, shall be
attenuated to a maximum of sixty-five (65) dB CNEL. Interior noise levels shall
be attenuated to a maximum of forty-five (45) dB CNEL, or to a level designated
by the Uniform Building Code, as adopted by the City.
.050 Single-Family Attached or Multiple Family. Exterior noise within
common recreation areas of any single family attached or multiple family
dwelling project shall be attenuated to a maximum of sixty-five (65) dB
CNEL. Interior noise levels shall be attenuated to a maximum of forty-five (45)
dB CNEL, or to a level designated by the Uniform Building Code, as adopted by
the City.
.060 Minor Deviations. Notwithstanding any provision of this Code to the
contrary, the Planning Commission may grant a deviation from the requirements
imposed by subsections .040 and .050 of this section pertaining to exterior noise
levels in accordance with the procedures established in Chapter 18.60 (Common
Procedures) for the processing of variances except that the findings set forth in
Section 18.74.060 (Findings) of Chapter 18.74 (Variances) shall not be required
and provided that before any such deviation is granted by the Planning
Commission, the evidence presented shows that all of the following conditions
exist:
.0601 The deviation from prescribed levels does not pertain to interior noise
levels;
.0602 The deviation does not exceed five (5) dB CNEL above the prescribed
levels for exterior noise; and
.0603 Measures to attenuate noise to the prescribed levels would
compromise or conflict with the aesthetic value of the project. (Ord. 6000 § 3;
November 8, 2005: Ord. 6101 § 33; April 22, 2008: Ord. 6317 § 14; March 3,
2015.)
SECTION 11. That Section 18.42.030 (Residential Parking Requirements) of Chapter
18.42 (Parking and Loading) of Title 18 (Zoning) of the Anaheim Municipal Code be, and the
same is hereby, amended to read in full as follows:
18.42.030 RESIDENTIAL PARKING REQUIREMENTS.
.010 General. Residential off-street parking requirements for motor vehicles,
trailers, campers, boats, or other mobile equipment shall be regulated by the type
of use (use class) associated with the property. This section specifies the number
of parking spaces for each residential use, regardless of the zoning district in
which the use is located.
29
.0101 Except as otherwise expressly provided in this section, the minimum
number of spaces for a combination of uses shall be not less than the sum total of
the requirements for each type of use to be established.
.0102 For purposes of interpretation of this section, a bedroom is a private
habitable room planned or used for sleeping, separated from other rooms by a
door or similar partition. All rooms (other than a living room, family room,
dining room, bathroom, hall, foyer, closet or pantry) having seventy (70) square
feet or more of floor area, or less than fifty percent (50%) of the total length of
any wall open to an adjacent room or hallway, shall be considered a bedroom. A
studio unit is a dwelling unit without a bedroom.
.0103 In computing parking requirements, fractional numbers shall be
rounded off to the nearest whole number, fractions of one-half (0.5) or more being
counted as one (1) full space.
.0104 Except as otherwise expressly provided in this chapter, all parking
spaces shall conform to the applicable City Standards pertaining to off-street
parking dimensions.
.0105 Garages or covered spaces shall be arranged such that parking in front
of the garage or covered space shall not block access to another garage or covered
space.
.0106 For uses not listed, parking requirements shall be those determined to
be reasonably necessary by the Planning Services Manager of the Planning
Department and/or his or her designee. (Ord. 5944 § 20; September 28, 2004.)
.0107 Required parking spaces shall be maintained and available for the
parking of operable vehicles.
(Ord. 5944 § 20; September 28, 2004: Ord. 5998 § 33; October 25, 2005: Ord.
6031 § 32; August 22, 2006: Ord. 6101 § 34; April 22, 2008: Ord. 6286 § 27;
September 3, 2013.)
.020 Dwellings–Multiple Family.
.0201 The minimum required number of off-street parking spaces for
Multiple-Family Dwellings shall be based on the total number of bedrooms as
follows:
30
Total Number of Bedrooms Minimum Number of Parking Spaces
per Unit
Studio unit 1.25
1 bedroom 2.0
2 bedrooms 2.25
3 or more bedrooms 3.0 (plus 0.5 space for each bedroom
over 3 bedrooms)
.0202 Guest Parking. Of the number of required parking spaces, one-quarter
(0.25) space per dwelling unit shall be reserved and clearly marked for guest
parking only and shall be readily accessible to motorists from contiguous streets
and/or vehicle accessways.
.0203 Required parking spaces for residents and tenants in Multiple-Family
Residential projects shall be readily accessible. No fee shall be assessed for the
use of parking spaces required by current code or for parking spaces required by
code at the time of construction of the project, whichever is higher.
.0204 Any assigned spaces shall be located within one hundred (100) feet of,
and be readily accessible to, the dwelling unit served. Unassigned spaces
provided to satisfy parking requirements for a dwelling unit shall be located
within two hundred (200) feet of the unit served.
.0205 Tandem Parking Spaces. Tandem parking spaces of not more than two
(2) vehicles deep shall be permitted for the parking spaces required for Multiple
Family Residential projects under paragraph .0201 above. Tandem parking
spaces of not more than two (2) vehicles deep shall be permitted for parking
spaces required for Multiple Family Residential projects under paragraph .0201,
above, provided that (i) such tandem parking spaces are enclosed or covered
parking spaces, and (ii) both spaces are assigned to the same designated dwelling
unit. Tandem parking spaces shall not be counted toward the required number of
guest parking spaces.
.0206 Parking areas shall be screened by means of landscaping or
architectural devices from adjacent public and private streets and properties, and
from living or recreational-leisure areas, to a height of twenty-four (24) inches,
with the exception of line-of-sight requirements, as shown on the applicable
Engineering Standard Details pertaining to commercial driveway approaches.
.0207 Any interior walls of covered parking areas shall be finished with
exterior finish material. Adequate bumper guards shall be provided to protect any
interior walls from damage.
.0208 Garages or carports may be installed in areas previously designated for
open surface, resident parking subject to the following provisions;
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.01 Garages or carports may encroach into required building and landscape
setback areas (excluding front setbacks adjacent to public streets) subject to the
review and approval by the Planning Director. Any decision by the Planning
Director may be appealed to the Planning Commission as provided in Chapter
18.60 (Procedures);
.02 Any installed garage doors must be roll-up type doors;
.03 Garages may not be used for storage and must be used for parking of
operable vehicles only. In addition, the property owner or property manager is
responsible for assuring compliance with this provision;
.04 Exterior garage walls, where visible from any public or private
property, shall be finished with colors and materials consistent with the exterior
colors and materials of existing buildings on the site and roofs must be finished
with quality materials, such as, tile or shingles. Elevation plans must be reviewed
and approved by the Planning Director;
.05 The total number of required parking spaces provided on the site is not
decreased beyond minimum code requirements by the construction of the
garages. Replacement parking spaces may be provided elsewhere on the project
site;
.06 Garage spaces must be assigned to specific apartment units and shall
not be rented or leased to non-residents;
.07 Garage or carport spaces proposed to be constructed under the
provisions of paragraph 18.42.030.020.0208, above, need not be within 100 feet
of the unit to which it is assigned. (Ord. 5998 § 34; October 25, 2005: Ord. 6218
§ 2; July 19, 2011: Ord. 6220 § 1; August 23, 2011.)
.030 Dwellings–Single-Family Attached. The required parking spaces for
Attached Single-Family Dwellings shall comply with either paragraph .0301 or
.0302 below.
.0301 The minimum number, location and design of parking spaces shall be
the same as those specified for Dwellings–Multiple Family in
subsection 18.42.030.020 above.
.0302 The minimum number, location and design of parking spaces shall be
the same as those specified for Dwellings–Single-Family Detached in
subsection 18.42.030.040. (Ord. 5998 § 35; October 25, 2005.)
.040 Dwellings–Single-Family Detached. The minimum required number of
off-street, on-site parking spaces for Single-Family Detached Dwellings shall be
based on the total number of bedrooms as follows:
32
Total Number of Bedrooms Minimum Number of Parking Spaces
6 or fewer bedrooms 4 (2 in a garage)
7 or more bedrooms 4 (2 in a garage), plus 1 additional
space per bedroom over 6 bedrooms
.0401 Tandem spaces shall not be counted toward the required number of
spaces, except for one (1) open space in front of each required space enclosed
within a garage. The minimum dimensions for spaces located in tandem to
parking spaces enclosed within a garage are eight (8) feet wide and twenty-five
(25) feet long, where located in tandem to parking spaces enclosed with a tilt -up
garage door, and eight (8) feet wide and twenty (20) feet long, where located in
tandem to parking spaces enclosed with a roll-up garage door, measured from the
garage door to the nearest edge of the property line, pedestrian walkway, street or
vehicle accessway, whichever is the lesser distance.
.0402 Parking spaces located in tandem to a garage or located in a circular
driveway that meets the minimum requirements of Planning Standards (Driveway
Locations for Single-Family Residences) may be permitted to encroach into the
required front or street setback. All other spaces shall be located outside the
required street setback, and shall be provided and maintained in an accessible
location on the lot, as approved by the Planning Director and illustrated in
Planning Standard (Driveway Locations for Single-Family Residences). (Ord.
5998 § 36; October 25, 2005: Ord. 6286 § 28; September 3, 2013.)
.050 Mobile Home Parks.
.0501 The minimum required number of off-street parking spaces for each
mobile home in Mobile Home Parks shall be two (2) spaces (which may be
tandem) on-site and adjacent to the mobile home, plus one (1) guest space for
every four (4) mobile homes.
.0502 Guest parking shall be located within two hundred (200) feet of each
mobile home served and may be provided along any private street that is designed
and improved in compliance with the applicable Engineering Standard Details
pertaining to private street sections, and that serves the interior circulation of a
mobile home park. (Ord. 6031 § 33; August 22, 2006.)
.060 Senior Citizen Housing.
.0601 The minimum required number of off-street parking spaces for senior
citizen housing shall be one (1) parking space for each studio unit and one-
bedroom unit, and two (2) parking spaces for each two-bedroom unit.
33
.0602 All parking spaces shall be located so as to minimize the walking
distance from the living area to the parking facility.
.0603 Parking spaces may be covered or open, and shall be unassigned and
equally available to all residents, guests or employees.
.0604 Tandem spaces shall not be permitted.
.070 Accessory DwellingSecond Residential Units.
.0701 Accessory DwellingSecond Units, as defined in paragraph .005205 of
subsection 18.36.0508.230.020 (Accessory Use Classes), and in conformance
with the criteria and standards of Section 18.38.015230 (Accessory
DwellingSecond Units) of Chapter 18.38 (Supplemental Use Regulations): one
(1) off-street parking space for each efficiency unit or one-bedroom unit; and two
(2) off-street parking spaces for each two-bedroom unit. Required parking spaces
for Second Units shall not be in tandem to other on-site parking spaces for the
main dwelling unit. shall be provided as follows, in addition to the parking
required for the main dwelling unit:
Total Number of Bedrooms Minimum Number of Parking Spaces
Efficiency Unit, Studio or 1 Bedroom 1
2 Bedrooms 2
.0702 If parking for the Accessory Dwelling Unit is provided in a garage
which also provides parking for the main dwelling unit, the provided space(s)
shall be for the exclusive use of the Accessory Dwelling Unit. The space(s) shall
be separated from any garage spaces for the main dwelling unit by a wall or other
permanent barrier, and shall have a separate or independent garage door;
.0703 The Accessory Dwelling Unit shall utilize the same vehicular access
that serves the existing main dwelling unit, unless the Accessory Dwelling Unit
has access from a public alley contiguous to the lot, or is located on a corner lot
for which secondary access is permitted for parking outside the street side
setback. A vehicular driveway that provides access to required parking shall have
a minimum width of ten (10) feet;
.0704 Any additional required parking may be located in an y configuration
on the same lot;
.0705 When a required garage, carport, or covered parking structure for the
main dwelling unit is converted or demolished in conjunction with the
construction of an Accessory Dwelling Unit, the replacement spaces for the main
dwelling unit may be located in any configuration on the same lot as the
Accessory Dwelling Unit, including, but not limited to, covered spaces,
34
uncovered spaces, or tandem spaces in compliance with the requirements of this
section; and
.0706 On-site parking is not required for an Accessory Dwelling Unit in any
of the following instances:
(a) The Accessory Dwelling Unit is located within a one-half mile walking
distance of a transit stop with service at peak commute time of 15-minutes or less;
(b) The Accessory Dwelling Unit is located within a historic district;
(c) The Accessory Dwelling Unit is part of the existing primary residence or
an existing accessory structure;
(d) When on-street parking permits are required but not offered to the
occupant of the Accessory Dwelling Unit; and/or
(e) Where there is a car share station located within one block of the
accessory dwelling unit.
.080 Senior Second Units.
.0801702 Senior Second Units (granny units), for which a conditional use
permit is approved, as authorized by Section 65852.1 of the California
Government Code: one (1) off-street parking space for each unit. Required
parking spaces for senior Second Units shall not be in tandem to other on-site
parking spaces for the main dwelling unit. (Ord. 5920 § 1 (part); June 8,
2004: Ord. 5944 § 20; September 28, 2004: Ord. 6308 § 1; October 21,
2014: Ord. 6317 § 15; March 3, 2015: Ord. 6382 § 14; October 18, 2016.)
SECTION 12. That Section 18.92.080 (“E” Words, Terms and Phrases) of Chapter 18.92
(Definitions) of Title 18 (Zoning) of the Anaheim Municipal Code be, and the same is hereby,
amended to read in full as follows:
18.92.080 “E” WORDS, TERMS AND PHRASES.
"Easement.” A legal right, such as a right-of-way, afforded an individual,
business or other organization to make limited use of another's real property.
"Educational Institution.” A public, parochial, private, charitable or nonprofit
institution that provides educational instruction to students over the age of five (5)
years.
“Efficiency Unit.” An Accessory Dwelling Unit with a minimum size of four
hundred (400) square feet, and maximum size of five hundred and forty nine
square feet (549) and containing only one (1) habitable room.
35
“Emergency Shelter.” Has the same meaning as defined and used in Section
50801(e) of the California Health and Safety Code.
“Employee.” Shall include independent contractors and unpaid volunteers. The
term “employ” shall include, without limitation, using or allowing services to be
provided by an independent contractor or unpaid volunteer.
“Entertainment.” Every form of live entertainment including, without
limitation, any music, band or orchestra, act, play, burlesque, revue, pantomime,
scene, karaoke, song or dance act or dancing by patrons. “Entertainment”
includes, without limitation, a single event, a series of events, or an ongoing
activity or business, occurring alone or as part of another business, to which the
public is invited to watch, listen, or participate.
“Entertainment Premises.” Any premises used for a restaurant, coffee shop, bar,
nightclub, or establishment serving food, and/or other refreshments and where
amusement and entertainment activities are conducted.
“Entity.” Any firm, partnership, corporation, joint venture, unincorporated
association or other association of any type or nature.
“Expressway, Scenic.” A road intended to permit a relatively unimpeded traffic
flow while allowing for motorists to view scenic features as they drive; “Scenic
Expressways” are shown on the Roadway Network map of the General
Plan. (Ord. 5920 § 1 (part); June 8, 2004: Ord. 6234 § 4; February 28,
2012: Ord. 6245 § 92; June 5, 2012.)
SECTION 13. That Section 18.92.110 (“H” Words, Terms and Phrases) of Chapter
18.92 (Definitions) of Title 18 (Zoning) of the Anaheim Municipal Code be, and the same is
hereby, amended to read in full as follows:
18.92.110 “H” WORDS, TERMS AND PHRASES.
“Habitable” means space in a structure for living, sleeping, eating or cooking.
Bathrooms, toilet compartments, closets, halls, storage or utility space and similar
areas, are considered “Habitable” space.
“Health Department.” The Health Care Agency of the County of Orange.
“Hearing Officer.” An Employee Hearing Officer appointed by the City
Manager pursuant to Section 1.12.110 of this Code.
“Height, Structural.” The vertical measurement from the highest point of the
structure (excluding any projections which this title expressly authorizes above
the maximum height) to the closest finished grade. For properties with a sloping
grade, the maximum allowable height shall be measured as the vertical
measurement from the closest sloping finished grade to an imaginary plane
36
located the allowed number of feet above and parallel to the finished grade at the
time of project submittal.
“Heliport.” A landing and takeoff place for helicopters, including the
maintenance, servicing, parking or storage of such aircraft.
“Helistop.” A landing and takeoff place for helicopters, not involving any
maintenance, servicing, parking or storage of such aircraft.
“Highway.” A roadway owned by the Federal, State or County government that
is officially designated as a highway.
“Home Occupation.” An occupation incidental to, and subordinate to, the
principal residential use, and located on the same lot with such residential use.
“Hotel.” A building, or group of buildings, containing guest rooms or suites
provided as temporary lodging or sleeping accommodations for consideration to
tourists, sojourners or transients, but not used as the legal residence or principal
dwelling place of the occupant(s), except for one (1) or more caretaker/manager
residential units(s) which conform to the requirements for multiple-family
residential units in this title. (Ord. 5920 1 (part); June 8, 2004: Ord. 6245 § 94;
June 5, 2012: Ord. 6286 § 41; September 3, 2013.)
SECTION 14. That Section 18.92.220 (“S” Words, Terms and Phrases) of Chapter 18.92
(Definitions) of Title 18 (Zoning) of the Anaheim Municipal Code be, and the same is hereby,
amended to read in full as follows:
18.92.110 “S” WORDS, TERMS AND PHRASES.
"Schools, Elementary, Junior High and High.” An institution of learning which
offers instruction in the several branches of learning and study required to be
taught in public schools by the California Education Code.
"Senior Citizen.” A person sixty-two (62) years of age or older; or fifty-five
(55) years of age or older in a senior citizen housing development.
"Senior Citizens' Apartment Project.” An apartment project approved pursuant
to the provisions of Chapter 18.50 (Senior Citizens' Apartment Projects), with the
occupancy of each dwelling unit being limited to at least one (1) resident of each
such unit being a senior citizen, with the exception of not more than one (1)
dwelling unit thereof, identified as the “resident manager's dwelling unit” in
covenants recorded against the property, which unit may be occupied by a
resident manager and his or her family, regardless of their ages.
37
"Senior Citizens' Apartment Project – Congregate Care.” A senior citizens'
apartment project, as the term is defined in this section, which also provides
nursing, dietary and other personal services to residents.
"Senior Citizens' Dwelling Unit.” Each dwelling unit within a senior citizens'
apartment project, with the exception of the resident manager's dwelling unit, if
any.
"Senior Citizen Housing Development.” A residential development developed,
substantially rehabilitated, or substantially renovated, for senior citizens that has
at least thirty-five (35) dwelling units, as defined in California Civil Code Section
51.3.
"Senior Second Unit" or "Granny Unit.” An Accessory Dwelling Second Unit,
as defined in Section 18.36.0508.230 (Accessory DwellingSecond Units)
of Chapter 18.368 (Types of UsesSupplemental Use Regulations), that does not
meet the requirements of Section 18.38.015230 (Accessory DwellingSecond
Units) for an Accessory DwellingSecond Unit, where the unit is for the sole
occupancy of one (1) or two (2) adult persons, both of whom are sixty-two (62)
years of age or over.
"Service Station.” A retail place of business engaged primarily in the sale of
motor fuels, and incidentally supplying goods and services required for the
operation and maintenance of automotive vehicles.
"Setback, Required.” The minimum dimension between a structure and the
adjacent public right-of-way, such as a street, highway, expressway or freeway; or
any adjacent private vehicle accessway easement, excluding private driveways; or
any railroad or any riding and hiking trail easement; or any interior property line.
"Setback, Street Side.” The side area abutting a street on a reverse corner lot, or
a reverse building frontage of a normal corner lot, which extends from the rear
property line to the front setback line.
"Single Housekeeping Unit.” A non-transient group of persons jointly
occupying a single dwelling unit, including the use of common areas, for the
purpose of sharing household activities and responsibilities such as meals, chores
and expenses.
“Smoking Lounges.” A business establishment that is dedicated, in whole or
part, to the smoking of tobacco or other substances, including but not limited to
establishments known variously as cigar lounges, hookah cafes, tobacco clubs or
tobacco bars.
"Special Event.” A special event is any event, promotion or sale sponsored by a
business, shopping center or organization which is held outside the confines of a
38
building, whether or not a business license is required, and which may include (or
be limited to) the outdoor display of merchandise, the display of temporary signs,
flags, banners or fixed balloons, or rides, games, booths or similar amusement
devices, whether or not a fee or admission is charged for such event.
"Stable, Private.” A structure or accessory building for the keeping of animals
owned by the owners or occupants of the premises, which are not kept for
remuneration, hire or sale. A stable may or may not include a corral.
"Stable, Public.” A stable other than a private stable.
"Story.” That portion of a building included between the surface of any floor
and the surface of the floor next above it or, if there is no floor above it, then the
space between the floor and the ceiling above it; provided that, where maximum
building height is specified in this title in terms of maximum number of stories,
the maximum height shall not exceed twenty-five (25) feet for any one (1)-story
building, thirty (30) feet for any two (2)-story building, thirty-five (35) feet for
any two and one-half (2-1/2)-story building, and seventy-five (75) feet for any six
(6)-story building.
"Street.” A public or recorded private thoroughfare that affords primary means
of access to abutting property.
"Street Line.” The boundary line between a street and abutting property.
"Street Side.” That street bounding a corner lot, and which extends in the
general direction as the line determining the depth of the lot.
"Structure.” Anything constructed or erected, which requires location on the
ground, or attachment to something having a location on the ground.
"Structural Alterations.” Any change in the supporting members of a building,
such as foundations, bearing walls, columns, beams, floor or roof joists, girders or
rafters, or changes in roof or exterior lines.
“Studio Unit.” A dwelling unit without a bedroom. (Ord. 5920 § 1 (part); June
8, 2004: Ord. 5999 § 4; December 6, 2005: Ord. 6245 § 101; June 5, 2012.)
SECTION 15. That Table 120-C (Accessory Uses Classes by Development Area) of
Section 18.120.040 (Uses) of Chapter 18.120 (Anaheim Canyon Specific Plan No. 2015-1 (SP
2015-1) Zoning and Development Standards) of Title 18 (Zoning) of the Anaheim Municipal
Code be, and the same is hereby, amended to read in full as follows:
39
Table 120-C
ACCESSORY USE CLASSES BY
DEVELOPMENT AREA
P=Permitted by Right
C=Conditional Use Permit Required
N=Prohibited
T=Telecommunications Antenna Review Permit Required
DA-1 DA-2 DA-3 DA-4 DA-5 DA-6 Special Provisions
Accessory Dwelling Unit N N N N N N
Accessory Living Quarters N N N N N N
Agricultural Workers
Quarters N N N N N N
Accessory Entertainment N N P P P N Subject to Section 18.16.060 in conjunction
with a commercial use
Amusement Devices N N P P P N Subject to Section 18.16.050
Animal Keeping N N P N N P Subject to Section 18.38.030
Antennas–Dish P P P P P P Subject to Section 18.38.050
Antennas–Receiving P P P P P P Subject to Section 18.38.050
Automated Teller
Machines (ATM's) P P P P P N Subject to Section 18.36.050.035
Bingo Establishments N N P P P N Subject to Chapter 7.34
Caretaker Units P P P P P P Subject to Section 18.38.090
Day Care–Large Family N N C N N N
Day Care–Small Family N N C N N N
Fences & Walls P P P P P P Subject to Section 18.40.050; this use may
occur on a lot without a primary use
Greenhouses–Private N N N N N N
Home Occupations N N P N N N Subject to Section 18.38.130
Landscaping & Gardens P P P P P P Subject to Chapter 18.46; this use may
occur on a lot without a primary use
Mechanical & Utility
Equipment–Ground
Mounted
P P P P P P Subject to Section 18.38.160
Mechanical & Utility
Equipment–Roof Mounted P P P P P P Subject to Section 18.38.170
Outdoor Displays C C C C P C Subject to Section 18.38.190
Outdoor Storage P P N N P C Subject to Section 18.38.200
Parking Lots & Garages P P P P P P
Petroleum Storage–
Incidental P P P P P N Shall comply with the Uniform Fire Code
Portable Food Carts N N C C C N Subject to Section 18.38.210
40
Recreation Buildings &
Structures N N P N N C
Recycling Services–
Consumer P P P P P N Subject to Chapter 18.48
Retail Floor, Wall &
Window Coverings P P P P P N Subject to Section 18.38.250
Senior Second Units N N N N N N
Signs P P P P P P Subject to Chapter 18.44
Solar Energy Panels P P P P P P
Thematic Elements P P P P P P
Vending Machines P P P P P P
Shall be screened from view from public
rights-of-way and shall not encroach onto
sidewalks
Warehousing & Storage-
Outdoors P P N P P N Subject to Section 18.38.200
SECTION 16. SEVERABILITY.
The City Council of the City of Anaheim hereby declares that should any section,
paragraph, sentence, phrase, term or word of this ordinance be declared for any reason to be
invalid, it is the intent of the City Council that it would have adopted all other portions of this
ordinance independent of the elimination of any such portion as may be declared invalid. If any
section, subdivision, paragraph, sentence, clause or phrase of this Ordinance is for any reason
held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining
portions of this Ordinance. The City Council hereby declares that it would have passed this
Ordinance, and each section, subdivision, paragraph, sentence, clause and phrase thereof,
irrespective of the fact that any one (or more) section, subdivision, paragraph, sentence, clause or
phrase had been declared invalid or unconstitutional.
SECTION 17. CERTIFICATION
The City Clerk shall certify to the passage of this ordinance and shall cause the same to
be printed once within fifteen (15) days after its adoption in the Anaheim Bulletin, a newspaper
of general circulation, published and circulated in the City of Anaheim.
SECTION 18. EFFECTIVE DATE
This ordinance shall take effect and be in full force thirty (30) days from and after its
final passage.
///
///
///
41
///
THE FOREGOING ORDINANCE was introduced at a regular meeting of the City
Council of the City of Anaheim held on the ____ day of ______________, 2017, and thereafter
passed and adopted at a regular meeting of said City Council held on the ____ day of
______________, 2017, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
CITY OF ANAHEIM
By: _________________________________
MAYOR OF THE CITY OF ANAHEIM
ATTEST:
______________________________________
CITY CLERK OF THE CITY OF ANAHEIM
12322 / LM
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. 3
PLANNING COMMISSION REPORT
City of Anaheim
PLANNING AND BUILDING DEPARTMENT
DATE: JULY 10, 2017
SUBJECT: CONDITIONAL USE PERMIT NO. 2017-05917 AND
TENTATIVE TRACT MAP NO. 18097
LOCATION: 2730 West Ball Road (Ball Townhomes)
APPLICANT/PROPERTY OWNER: The property owner is Sakahara Properties,
LLC, represented by Ronald Sakahara. The applicant is Bonanni Development,
represented by Ed Bonanni.
REQUEST: The applicant requests approval of the following land use entitlements:
1) A Conditional Use Permit to allow the construction of a 41-unit attached single
family residential development with modified development standards and
density bonus incentives;
2) A Tentative Tract Map to create a 41-unit residential subdivision.
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) and approving Conditional Use Permit No. 2017-05917 and
Tentative Tract Map No. 18097.
BACKGROUND: This item was reviewed by the Planning Commission at a June 26,
2017 public hearing. Prior to and during the June 26 hearing, several potential issues
with the project were identified by members of the public and some Commissioners.
These issues related to parking deficiencies, potential view intrusion upon neighboring
properties, privacy concerns between units, and the terms of the affordability agreement
related to the five proposed affordable units. The item was continued to the July 10
meeting so that these issues could be further addressed by the applicant and staff. As
further detailed in this staff report, significant changes to the project have been made by
the applicant agreeing to drop an additional unit for the project which resulted in a
notable increase in the amount of guest parking that would be provided on-site.
The surrounding land uses include single-family residential to the south in the City of
Stanton, apartments to the west across MacDuff Street, a junior high school to the north
across Ball Road, and a wholesale nursery to the east.
CONDITIONAL USE PERMIT NO. 2017-05917 AND TENTATIVE TRACT MAP NO. 18097
July 10, 2017
Page 2 of 10
The project site consists of a 1.78-acre parcel currently developed with a single-family residence
and former wholesale nursery business that has since been relocated to another location. The
property is located in the “T” Transition Zone and is within the “R-O” Residential Opportunity
Overlay Zone. The General Plan designates the property for Medium Density Residential land
uses. 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.
Anaheim Municipal Code Chapter 18.52 ("Density Bonus Ordinance") implements the State
requirements, which do not require Planning Commission review. With five of the units
proposed to be sold to moderate-income households, the project is eligible to use parking
standards pursuant to the City’s Density Bonus Ordinance. State Law requires a 45 year
affordability covenant for for-sale projects. The covenant would also include an equity sharing
agreement as required by the Density Bonus ordinance. Upon resale of the affordable units, the
City would recapture a portion of the equity and these funds would eventually be used for future
affordable projects or other housing services. At any time after the initial sale, the units could
then be sold at market value.
Following the June 26 public hearing, written correspondence was received from the Kennedy
Commission, an Orange County-based community organization that advocates for the
production of homes affordable for families earning less than $20,000 annually. The
correspondence, included as Attachment 11, asserts that development sites that are included the
City’s R-O Overlay Zone need to be prioritized for the production of lower income units and
that the proposal does not meet the City’s goals of affordable housing production on this R-O
Overlay zoned site because its affordability is targeted to moderate income homebuyers.
However, staff believes that the Kennedy Commission’s position does not accurately reflect the
purpose of the Overlay Zone. As described in the City’s adopted 2014-2021 Housing Element
of the General Plan, the purpose of Overlay Zone is to provide “by-right” housing development
opportunities consistent with a property’s residential General Plan land use designation. The
intent of the Overlay Zone is to encourage the production of housing for a variety of income
levels but does not prescribe income-based affordability targets for specific properties.
Therefore, the proposed project is consistent with the Overlay Zone’s overarching goal of
encouraging housing development targeted at a variety of income levels, consistent with the
density allowed under the property’s Medium Density Residential General Plan designation.
PROPOSAL: The applicant proposes to demolish the existing single-family residence,
subdivide the property for condominium purposes, and construct a 41-unit single-family attached
residential development. Changes proposed since the prior Planning Commission meeting
include the elimination of one unit, the addition of three guest parking spaces, clarification that
certain secondary elevations would be provided and the building separation Code requirement
would be met, and adding obscured windows to increase privacy from adjacent properties.
CONDITIONAL USE PERMIT NO. 2017-05917 AND TENTATIVE TRACT MAP NO. 18097
July 10, 2017
Page 3 of 10
The applicant proposes five of the units to be sold at a cost considered to be affordable to
moderate income buyers. Moderate income is defined as at or below 120 percent of the County’s
Average Median Income or AMI. The County’s AMI for a four person household is currently
$88,000 or less, and a qualifying four person household could earn $105,600 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 a total of five moderate income units. Because at least ten
percent of the units would be sold to moderate income households, the applicant is entitled to
provide parking at a rate of two spaces per dwelling unit. As described later in this staff report,
the parking ratio is a standard guaranteed under State law and the Density Bonus Ordinance, and
a reduced parking standard shall be granted if the proposed housing development is in
conformance with State Law and Zoning Code requirements.
Site Plan
The proposed townhome complex would be comprised of six, 3-story and two 2-story buildings,
designed with a Spanish style architecture. There would be 34 two bedroom units (1,284 square
feet) and 7 three bedroom units (1,332 square feet) with 82 garaged parking spaces and 10
uncovered surface parking spaces. Units would have either a covered porch or second floor deck.
Vehicular access would be provided from MacDuff Street via two drive aisles at the north and
south ends of the project. The applicant would be required to dedicate 17 feet of property on
MacDuff Street, which would be widened to its ultimate half-width along the east side, and
improved with a 6-foot parkway and 4-foot sidewalk. Project amenities would include two
community open space areas with children’s play equipment and/or tables with a trellis. The
proposed building and landscape setbacks are described in more detail below and shown in the
attached Development Summary.
CONDITIONAL USE PERMIT NO. 2017-05917 AND TENTATIVE TRACT MAP NO. 18097
July 10, 2017
Page 4 of 10
View from Ball Road looking Southwest
FINDINGS AND ANALYSIS:
Conditional Use Permit: The property is located in the “R-O” Residential Opportunity Overlay
zone and has a Medium Density Residential land use designation; therefore, the project is subject
to the “RM-4” Multiple Family Residential zoning requirements. In this zone, development
standards, including setback and building separation requirements, may be modified as part of a
conditional use permit when it is determined that the modifications serve to achieve a high quality
project design, privacy, livability, and compatibility with surrounding uses. Before the Planning
Commission may approve the conditional use permit for a planned unit development, it must make
a finding of fact that the evidence presented shows that all of the following conditions exist:
1) The uses within the project are compatible;
2) New buildings or structures related to the project are compatible with the scale,
mass, bulk, and orientation of existing buildings in the surrounding area,
provided the existing buildings conform with the provisions of this title;
3) Vehicular and pedestrian access are adequate;
4) The project is consistent with applicable design guidelines adopted by the City;
5) 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;
6) 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;
7) 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.
CONDITIONAL USE PERMIT NO. 2017-05917 AND TENTATIVE TRACT MAP NO. 18097
July 10, 2017
Page 5 of 10
The project complies with all development standards of the RM-4 Zone with the exception of
certain setback requirements. The applicant is requesting to modify the interior setback and
setback between building standards. Setbacks for projects in the RM-4 Zone may be modified
in conjunction with a conditional use permit when it is determined that the modifications
promote increased pedestrian activity, provide for a unified street frontage, ensure privacy and
light for residential uses, provide for public spaces, and promote compatibility with existing
development. This proposed project includes modifications to the following development
standards in the RM-4 zoning district:
Setback
RM-4 Zone
Standards
Proposed Project
(CUP Modification
Noted By Asterisk)
North (adjacent to Ball Road)
East (adjacent to Edison Easement)
South (adjacent to Single-Family Home)
West (adjacent to MacDuff Street)
Building to Building (3-story to 3-story)
20 feet (avg.)
20 feet
35 feet**
15 feet
40 feet
20 feet (avg.)
10 feet*
27’-2”*
16 feet
27 feet (varies)*
**Within 150 feet of a Single-Family Residential Zone
Interior Structural Setback: The applicant is requesting a 10-foot wide building setback along
the eastern property line where a 20-foot setback is required. The intent of the 20-foot setback
along the interior property lines is to ensure that adequate separation and landscaping is
provided between adjacent uses. The proposed modification would apply to all buildings
adjacent to the eastern property line, with a minimum of 10 feet provided for the southernmost
two-story building. Staff believes the request for the modification of the interior setback
requirement is justified because the eastern property line abuts a wholesale nursery underneath
overhead power transmission lines; therefore, sufficient separation between adjacent uses
would still be met despite the reduced setback and the adjacent property has no future
development potential due to the transmission lines. The project would meet the minimum
landscape planter requirement of 5 feet along this property line.
Additionally, while the first story meets the 20-foot setback requirement, the applicant is
requesting a 27’-2” wide setback to the second story along the southern property line where a
35-foot setback is required due to the property’s proximity to a single-family residential use.
Staff believes that the request for a modification to the interior setback requirement is justified
since the adjacent single family residence (City of Stanton) is setback approximately 55 feet, so
the total distance from the condominium building to the single family home would be 82 feet.
Further, while the majority of the proposed project consists of three story buildings, a two story
building is proposed adjacent to the single-family residence in order to minimize impacts on
privacy. As shown in the line-of-site image below, the area would include approximately a 21-
foot wide landscaped area which includes 36-inch box Australian Willow trees to provide
additional buffering between the two properties. The proposed trees would supplement the
existing mature landscaping in the rear of the adjacent property.
CONDITIONAL USE PERMIT NO. 2017-05917 AND TENTATIVE TRACT MAP NO. 18097
July 10, 2017
Page 6 of 10
In response to comments received from the Planning Commission regarding possible view
intrusion into the single-family residence to the south, the applicant now proposes to provide
single-hung, obscured windows, with only the lower portion of the window obscured, up to total
height of 4’-6” for the floor, and the upper part unobscured. This would add additional privacy
but still allow natural right into rooms and meet all fire exiting requirements. Staff researched
the detached structure on the adjacent single-family property in the City of Stanton and
determined that there are no permits for the garage to be converted to a secondary dwelling unit.
Staff believes that with the separation provided from the house, the existing and proposed new
landscape screening, and the window treatment, the modified second-story setback is
appropriate.
At the June 26 meeting, a resident south of the project site on MacDuff Street raised a concern
about views from the three-story buildings. Staff researched the property and found the nearest
proposed three story building would be located 120 feet from the property line and an additional
57 feet from the single-story residence, totaling 177 feet. Her property included thick
landscaping approximately 12 feet tall along the northerly property line nearest the proposed
project site. Given the significant distance between the two structures, staff does not believe
there would be any privacy issues resulting from the three-story structure. Further, this structure
would meet all interior and street setback requirements.
Building E Line-of-Sight Section
CONDITIONAL USE PERMIT NO. 2017-05917 AND TENTATIVE TRACT MAP NO. 18097
July 10, 2017
Page 7 of 10
Building-to-Building Setbacks: The Zoning Code requires a 40-foot separation between three-
story buildings with parallel walls that are designated as “primary” walls. Primary walls are
building walls that contain an entrance and/or windows opening into living areas. The setbacks
required between the buildings are intended to ensure privacy and light for residential uses, provide
for public spaces, and promote compatibility with existing development. The proposed project
would provide reduced building to building setbacks as shown in the table and graphic below.
Building to Building Setback Requirement
(feet)
Setback Proposed
(feet)
B to H
C to G
D to F
40 27
B to C 40 23’-6”
E to F 35 33’-6”
The Commission raised concerns regarding some of these setbacks due to potential lack of privacy.
Since the last Commission meeting, staff determined that some of the previously identified
modifications are not needed. Some of three-story buildings are separated by 15-feet, but are
proposed with “secondary building walls,” where the walls are oriented end-to-end consisting of
windows into stairwells and bathrooms. The narrowest setbacks would not occur where the
primary building facades would be facing each other. The Code requires a minimum 15-foot
separation for these secondary elevations; therefore, a modification would not be needed. The
three-story buildings separated by drive aisles would require a setback modification, but would
have adequate separation to ensure livability and would include pocket planters to help soften
massing. Staff believes that the modified separations between buildings are justified because the
proposed setbacks would allow for the efficient layout of buildings on the property while ensuring
a quality living environment. The elevations would be enhanced and articulated with quality
design features and a window arrangement that would protect the privacy of the residents. Further,
staff does not believe the applicant is attempting to overbuild the site because 41 units are proposed
where 57 would be permitted (or 72 percent of allowable density under the RM-4 zoning and
Medium Density Residential land use designation). For these reasons, staff recommends approval
of the building-to-building setback modification request. If the Commission believes additional
privacy measures are needed, the applicant would be willing to provide obscured windows on these
elevations as well.
CONDITIONAL USE PERMIT NO. 2017-05917 AND TENTATIVE TRACT MAP NO. 18097
July 10, 2017
Page 8 of 10
Tentative Tract Map: Before the Planning Commission may approve the tentative tract map, it
must make a finding of fact that the evidence presented shows that all of the following conditions
exist:
1) That the proposed subdivision of the Property, including its design and
improvements, is consistent with the General Plan of the City of Anaheim, and more
particularly with the "Medium Density Residential" land use designation.
2) That the proposed subdivision of the Property, as shown on proposed Tentative Tract
Map No. 18097, including their design and improvements, is consistent with the
zoning and development standards of the "RM-4" Multiple-Family Residential Zone
with the exception of the reduced setbacks being proposed in conjunction with
Conditional Use Permit No. 2017-05917.
3) That the site is physically suitable for the type and density of the proposed project.
4) That the design of the subdivision, as shown on proposed Tentative Tract Map No.
18097, is not likely to cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat, as no sensitive environmental
habitat has been identified.
5) That the design of the subdivision, as shown on proposed Tentative Tract Map No.
18097 or the type of improvements is not likely to cause serious public health
problems.
6) That the design of the subdivision, as shown on proposed Tentative Tract Map No.
18097, or the type of improvements will not conflict with easements acquired by the
public, at large, for access through or use of property within the proposed
subdivision.
A tentative tract map is proposed to create a 1-lot condominium subdivision for the 41 “airspace”
condominium units. All common areas, including driveways, recreational areas, paseos and
sidewalks would be owned and maintained by the homeowner’s association. The proposed density
of 26 dwelling units per acre is permitted under the Medium Density Residential land use
designation which allows up to 36 dwelling units per acre. The project is eligible to receive up to
a 5 percent density bonus, but a density increase has not been requested by the applicant. In
addition, the project is not likely to cause substantial environmental damage and will not conflict
with easements acquired by the public. Therefore, staff recommends approval of the tentative tract
map 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 two spaces per unit or 82 spaces. The plans for the project
indicate that the required parking spaces would be provided in two-car garages for each unit and
10 ground-level, uncovered guest parking spaces (three more than the prior proposal), for a total
of 92 spaces. Though not counted toward the project’s parking requirement, the project would
widen MacDuff Street to its full width to allow legal parking on both sides. This would add
approximately 20 on-street public spaces. Further, the project would close the existing driveway
on Ball Road and add approximately two additional on-street spaces in the same location. The
Density Bonus Housing Agreement would require that the number of vehicles permitted in the
CONDITIONAL USE PERMIT NO. 2017-05917 AND TENTATIVE TRACT MAP NO. 18097
July 10, 2017
Page 9 of 10
development be limited to the number of parking spaces provided. The applicant is providing
more parking spaces than required per State Law at 2.2 spaces per unit.
The applicant removed one unit and proposed three additional guest spaces in response to concerns
raised by the Commission. Though not required to provide any guest spaces under the Density
Bonus Ordinance, the project would now comply with the guest parking ratio (0.25 per unit or 10
guest spaces) of a market-rate development. In addition, after receiving comments from City staff
on the original proposal, the applicant agreed to remove one unit to gain an additional three guest
parking spaces even though the project would have exceeded the minimum number of spaces
required. In total, the applicant eliminated two units and added six guest spaces since the original
proposal was submitted. The project would exceed the minimum requirements of the City’s
Density Bonus Ordinance by 10 total spaces.
At the June 26 hearing, the Commission inquired about parking at the Len Mar Apartment complex
on the west side of Macduff Street. Staff researched City records and determined the complex has
51 units and approximately 64 carport parking spaces, or about 1.25 spaces per unit. This is less
than what the current Code requires, but the amount of deficient spaces could not be determined
because the number of bedrooms was not available and the Code requirement varies by bedroom
count. For reference, a two-bedroom apartment requires 2.25 spaces.
Building Elevations: After a thorough design review process including revisions by the architect,
staff believes the elevations would complement the neighborhood and are consistent with the
City’s design policies for residential developments along arterial highways. The elevations
incorporate a Spanish style through the use of a variety of materials such as an S-tile roof,
decorative gable vents, decorative plaster elements and chimneys, stone veneer, and wrought iron
railing. The elevation along Ball Road would have covered porches, vertical offsets, and a varied
roof line to create an attractive street environment consistent with the General Plan design
guidelines.
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.
CONDITIONAL USE PERMIT NO. 2017-05917 AND TENTATIVE TRACT MAP NO. 18097
July 10, 2017
Page 10 of 10
CONCLUSION: Staff has carefully considered and reviewed the revised proposal and believes
the project has addressed the Commission’s comments and is designed in a manner that will
provide a quality living environment for its future residents and is compatible with the
surrounding land uses. In addition, the proposed project meets the goal to continue to provide a
variety of quality housing opportunities to address the City’s diverse housing needs. Staff
recommends approval of the proposed request.
Prepared by, Submitted by,
Nick Taylor Jonathan E. Borrego
Associate Planner Planning Services Manager
Attachments:
1. Draft Conditional Use Permit Resolution
2. Draft Tentative Tract Map Resolution
3. Development Summary
4. Applicant’s Letter of Request
5. Project Plan Set
6. Colors and Materials Board
7. Landscape Plans
8. Tentative Tract Map
9. Renderings
10. Class 32 Environmental Checklist
11. Correspondence from Kennedy Commission
TDEV 2016-00100NURSERY
RM-4SUNSET PLAZAAPARTMENTS106 DU
RM-4BRIGHTON COURTAPTS22 DU RM-4SUNDIALAPARTMENTS106 DU
RM-4PACIFIC POINTEAPARTMENTS52 DU
RM-4LEN MAR GARDENAPARTMENTS51 DU
TSFRRM-4CASA ALEGRAAPTS
RM-4BALBOAAPARTMENTS110 DU
RM-4APARTMENTS8 DU
TNURSERY
TSOUTHERN CALIFORNIAEDISON EASEMENT
TDALE JUNIOR HIGH SCHOOL
R S -2
S I N G L E F A M I L Y R E S I D E N C E
RS-2SINGLE FAMILY RESIDENCE
RS-2SINGLE FAMILY RESIDENCE
SINGLE FAMILY RESIDENCE
W BALL RD
LO LA AVE
S M A C D U F F S T
S H
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S S H E R R I L L S T
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W A
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KENNELLY LNMAC D U F F S T
W ONE IDA AV E
W. BALL RD S . D A L E A V E
W. BRO ADWAY
W. ORANGE AVE
. CERRITOS AVE
S . G I L B E R T S T
S . W E S T E R N A V E
S . M A G N O L I A A V E
2 7 3 0 Wes t Ball Road
D E V N o. 2016-00100
Subject Property APN: 126-310-10
°0 50 100
Feet
Aeria l Pho to:May 20 16
City of Anaheim
City of Stanton
W BALL RD
LO LA AVE
S M A C D U F F S T
S H
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KENNELLY LN
W ONE IDA AV E
W. BALL RD
S . D A L E A V E
W. BRO ADWAY
W. ORANGE AVE
. CERRITOS AVE
S . G I L B E R T S T
S . W E S T E R N A V E
S . M A G N O L I A A V E
2 7 3 0 Wes t Ball Road
D E V N o. 2016-00100
Subject Property APN: 126-310-10
°0 50 100
Feet
Aeria l Pho to:May 20 16
[DRAFT] ATTACHMENT NO. 1
- 1 - PC2017-***
RESOLUTION NO. PC2017-***
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ANAHEIM APPROVING
CONDITIONAL USE PERMIT NO. 2017-05917 AND
MAKING CERTAIN FINDINGS IN CONNECTION THEREWITH
(DEV2016-00100)
(2730 WEST BALL ROAD)
WHEREAS, the Planning Commission of the City of Anaheim (the "Planning
Commission") did receive a verified petition for Conditional Use Permit No. 2017-05917 to permit
the construction of a 41-unit attached, single-family residential project (the "Project") with
modified development standards, i.e., a reduction in setback requirements and distance between
buildings of the "RM-4" Multiple-Family Residential Zone, and density bonus incentives, for that
certain real property located at 2730 West Ball Road 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, Conditional Use Permit No. 2017-05917 is proposed in conjunction with a
tentative tract map to create a 1-lot, 41-unit condominium subdivision on the Property, which is
designated as "Tentative Tract Map No. 18097"; and
WHEREAS, Conditional Use Permit No. 2017-05917, and Tentative Tract Map No. 18097
shall be referred to herein collectively as the “Proposed Project”; and
WHEREAS, the 1.78-acre project site consists of one parcel developed with a single family
home and is zoned “T” Transition Zone, is within the “R-O” Residential Opportunity Overlay
Zone, and designated for Medium Density Residential land uses by the General Plan, and is
therefore subject to the “RM-4” Multiple Family Residential Zone standards; and
WHEREAS, all development within the "RM-4" Multiple-Family Residential Zone that
includes single-family attached dwelling units is subject to approval by the Planning Commission
of a conditional use permit pursuant to Subsection .010 (Residential Planned Unit Development)
of Section 18.06.160 (Residential Planned Unit Development) of Title 18 (Zoning) of the Anaheim
Municipal Code (the "Code"). Pursuant to subsection .030 (Modification of Other Standards) of
Section 18.06.160 (Residential Planned Unit Development), the minimum setback requirements,
as set forth in Section 18.06.090 (Structural Setbacks), including Interior Setbacks, Landscaped
Portion of Setbacks, and the Setbacks between Buildings, may be modified in order to achieve a
good project design, privacy, livability, and compatibility with surrounding uses provided that the
Planning Commission makes certain findings set forth in Subsection .050 (Findings) of Section
18.06.090 (Residential Planned Unit Development). If approved, Conditional Use Permit No.
2017-05917 will permit the reduction in the interior setbacks, and setbacks between buildings
requirements of the "RM-4" Multiple-Family Residential Zone for the Property; and
- 2 - PC2017-***
WHEREAS, the Planning Commission did hold a public hearing at the Civic Center in the
City of Anaheim on June 26, 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 of the Code, to
hear and consider evidence and testimony for and against the Proposed Project and to investigate
and make findings and recommendations in connection therewith, and the Planning Commission
continued the item to the July 10, 2017 meeting; 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, by the adoption of a resolution concurrently with, but prior in time to, the
adoption of this Resolution, this Planning Commission found and determined that the Proposed
Project is within that class of projects which consist of in-fill development meeting the conditions
described in Section 15332 of the CEQA Guidelines and will not cause a significant effect on the
environment and is, therefore, categorically exempt from the provisions of CEQA; and
WHEREAS, pursuant to Subsection .030 (Modification of Other Standards) of Section
18.06.160 (Residential Planned Unit Development), this Planning Commission, after due
consideration, inspection, investigation and study made by itself and in its behalf, and after due
consideration of all evidence and reports offered at said hearing, including the plans submitted by
the applicant, does hereby find and determine the following facts with respect to Conditional Use
Permit No. 2017-05917:
1. The uses within the Project are compatible with the surrounding land uses;
2. New buildings or structures related to the Project are compatible with the scale,
mass, bulk, and orientation of existing buildings in the surrounding area. Said existing
buildings conform with the provisions of the Zoning Code;
3. Vehicular and pedestrian access are adequate;
4. The Project is consistent with any adopted design guidelines applicable to the
Property and the Project;
5. The size and shape of the site proposed for the Project is adequate to allow the full
development of the proposed use in a manner not detrimental to the particular area;
6. The traffic generated by the Project will not impose an undue burden upon the
streets and highways designed and improved to carry the traffic in the area;
- 3 - PC2017-***
7. The Project complies with the General Plan and will comply with the zoning for
the Property.
8. 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.
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.
NOW, THEREFORE, BE IT RESOLVED that, based upon the aforesaid findings and
determinations, this Planning Commission does hereby approve and adopt Conditional Use Permit
No. 2017-05917, contingent upon and subject to: (1) the adoption by this Planning Commission
of a resolution approving Tentative Tract Map No. 18097, all of which entitlements are now
pending; and (2) the conditions of approval set forth in Exhibit B attached hereto and incorporated
herein by this reference, which are hereby found to be a necessary prerequisite to the proposed use
of the Property 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(s),
(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 (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 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.
- 4 - PC2017-***
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 10, 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 July 10, 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 10th day of July, 2017.
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
- 5 - PC2017-***
- 6 - PC2017-***
EXHIBIT “B”
CONDITIONAL USE PERMIT NO. 2017-05917
(DEV2016-00100)
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
PRIOR TO ISSUANCE OF A GRADING PERMIT
1 The applicant shall prepare and submit a grading plan showing building
footprints, pad elevations, finished grades, drainage routes, retaining walls,
erosion control, slope easements and other pertinent information in
accordance with Anaheim Municipal Code and the California Building
Code, latest edition.
Public Works,
Development Services
2 The applicant shall prepare and submit a final drainage study, including
supporting hydraulic and hydrological data to the City of Anaheim for review
and approval. The study shall confirm or recommend changes to the City's
adopted Master Drainage Plan by identifying off-site and on-site storm water
runoff impacts resulting from build-out of permitted General Plan land uses.
In addition, the study shall identify the project's contribution and shall provide
locations and sizes of catchments and system connection points and all
downstream drainage-mitigating measures including but not limited to offsite
storm drains and interim detention facilities.
Public Works,
Development Services
3 The applicant shall submit a final Geotechnical Report to the Public Works
Development Services Division for review and approval. The report shall
address all City comments provided in the preliminary report.
Public Works,
Development Services
4 The owner shall obtain the required coverage under California’s General
Permit for Stormwater Discharges associated with Construction Activity by
providing a copy of the Notice of Intent (NOI) submitted to the State Water
Resources Control Board and a copy of the subsequent notification of the
issuance of a Waste Discharge Identification (WDID) number.
Public Works,
Development Services
5 The owner shall prepare a Stormwater Pollution Prevention Plan (SWPPP).
The SWPPP shall be kept at the project site and be available for Public Works
Development Services Division review upon request.
Public Works,
Development Services
6 The applicant shall submit a Water Quality Management Plan (WQMP) to the
City for review and approval. The WQMP shall be consistent with the
requirements of Section 7 and Exhibit 7.II of the Orange County Drainage
Area Management Plan (DAMP) for New Development/ Significant
Redevelopment projects. identify potential sources of pollutants during the
long-term on-going maintenance and use of the proposed project that could
affect the quality of the stormwater runoff from the project site; define Source
Control, Site Design, and Treatment Control (if applicable) best management
practices (BMPs) to control or eliminate the discharge of pollutants into the
surface water runoff; and provide a monitoring program to address the long-
Public Works,
Development Services
- 7 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
term implementation of and compliance with the defined BMPs. Submit three
(3) copies and a plan checking deposit to the Public Works/Development
Services for review and approval.
7 All required plans and studies shall be prepared by a Registered Professional
Engineer in the State of California.
Public Works,
Development Services
8 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,
Water Engineering
PRIOR TO THE ISSUANCE OF BUILDING PERMITS
9 The applicant shall record Tract Map No. 18079 for condominium purposes
only pursuant to the Subdivision Map Act and in accordance with City Code.
Provide a duplicate photo Mylar of the recorded map to the City Engineer's
office.
Public Works,
Development Services
10 The applicant shall provide a certificate, from a Registered Civil Engineer,
certifying that the finished grading has been completed in accordance with
the City approved grading plan.
Public Works,
Development Services
11 On-site drives, paseos, sewer and storm drain facilities shall be privately
owned and maintained.
Public Works,
Development Services
12 All required public improvements shall be designed and constructed in
accordance with City Code, Standards and Specifications.
Public Works,
Development Services
13 A Right of Way Construction Permit shall be obtained from the
Development Services Division for all work performed in the public right-
of-way.
Public Works,
Development Services
14 All Landscape plans shall comply with the City of Anaheim adopted
Landscape Water Efficiency Guidelines. This ordinance is in compliance
with the State of California Model Water Efficient Landscape Ordinance
(AB 1881).
Planning Division,
Planning and Building
Department
15 Prior to the issuance of a building permit, the applicant shall submit draft
Covenants Conditions and Restrictions (CC&Rs) that are prepared by an
authorized professional for review and approval by the City Engineer,
Planning Director, and City Attorney, which will generally provide for the
following:
a. A requirement that residents shall use designated parking area,
including garages, only for the parking of vehicles.
b. A provision that parking garages are subject to inspection by the
Association or City of Anaheim staff.
Public Works, Traffic
Engineering
- 8 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
c. A provision requiring that proposed amendments to the CC&Rs
shall be submitted for review to the City Engineer, Planning Director
or designee, and shall be approved by the City Attorney prior to the
amendment being valid.
d. A provision that the City is a third-party beneficiary to the CC&Rs
and has the right, but not the obligation, to enforce any of the
provisions of the CC&Rs relative to common area and utility
maintenance, Water Quality Management Plan, and internal parking.
16 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
17 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,
Water Engineering
18 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
19 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
20 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
21 The Owner shall irrevocably offer to dedicate to the City of Anaheim (i) an
easement for all large domestic above-ground water meters and fire
hydrants, including a five (5)-foot wide easement around the fire hydrant
and/or water meter pad. (ii) a twenty (20) foot wide easement for all water
service mains and service laterals all to the satisfaction of the Water
Engineering Division. The easements shall be granted on the Water
Public Utilities,
Water Engineering
- 9 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
Engineering Division of the Public Utilities Department’s standard water
easement deed. The easement deeds shall include language that requires the
Owner to be responsible for restoring any special surface improvements,
other than asphalt paving, including but not limited to colored concrete,
bricks, pavers, stamped concrete, decorative hardscape, walls or landscaping
that becomes damaged during any excavation, repair or replacement of City
owned water facilities. Provisions for the repair, replacement and
maintenance of all surface improvements other than asphalt paving shall be
the responsibility of the Owner and included and recorded in the Master CC
& Rs for the project.
22 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.6 of the Water Utility Rates, Rules, and Regulations.
Public Utilities,
Water Engineering
23 If any off-site water system improvements are required to serve the project,
a performance bond in the amount approved by the City Engineer and form
approved by City Attorney shall be posted with the City of Anaheim.
Public Utilities,
Water Engineering
PRIOR TO THE FINAL BUILDING AND ZONING INSPECTIONS
24 All public improvements shall be constructed by the developer, inspected
and accepted by Construction Services prior to final building and zoning
inspection.
Public Works,
Development Services
25 All remaining fees/deposits required by Public Works department shall be
paid in full.
Public Works,
Development Services
26 The applicant shall set all Monuments in accordance with the final map and
submit all centerline ties to Public Works Department. Any monuments
damaged as a result of construction shall be reset to the satisfaction of the
City Engineer.
Public Works,
Development Services
27 The applicant shall construct street improvements on Ball Road including
not limited to curb, gutter, ADA ramp sidewalk, parkway, parkway drain
and existing driveway removal. Ball Road is under street cut moratorium,
additional grind and overlay shall be required for any street cut on Ball Road.
Limits to be determined by the City Engineer during the final design.
Public Works,
Development Services
28 The applicant shall construct all required street improvements on Macduff
Street along the project’s frontage including but not limited to curb, gutter,
widening, ½ width of full pavement section, ADA ramps, sidewalk, cross
gutter and Parkway. Additional grind and overlay beyond the street CL may
Public Works,
Development Services
- 10 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
be required to achieve the required street cross slope. Limits of the grind and
overlay beyond the street CL will be determined by the City Engineer during
the final design.
29 Vehicle gates shall not be installed across the project driveways or access
roads without approval from Traffic Engineering, and said gates shall
conform to the current version of Engineering Standard Detail 475.
Public Works,
Traffic Engineering
30 A minimum of two connections to public water mains and water looping
inside the project are required.
Public Utilities,
Water Engineering
31 The 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
32 The following minimum horizontal clearances shall be maintained between
proposed water main 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, trees, and
stormwater BMPs.
Public Utilities,
Water Engineering
33 No public water main or public water facilities shall be installed in private
alleys or paseo areas.
Public Utilities,
Water Engineering
34 No public water mains or laterals allowed under parking stalls or parking
lots.
Public Utilities,
Water Engineering
35 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
36 Prior to commencement of structural framing, fire hydrants shall be installed
and charged as required and approved by the Fire Department.
Fire & Rescue
Life Safety Division
37 An all-weather access road as approved by the Fire Department shall be
provided during construction.
Fire & Rescue
Life Safety Division
38 Fire hydrants shall meet minimum Fire Department Specifications and
Requirements for spacing, distance to structure and available fire flow.
Fire & Rescue
Life Safety Division
39 Emergency vehicular access shall be provided and maintained in accordance
with Fire Department Specifications and Requirements.
Fire & Rescue
Life Safety Division
- 11 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
ON-GOING DURING PROJECT GRADING, CONSTRUCTION AND OPERATIONS
40 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.
Planning and Building
Department,
Code Enforcement
Division
GENERAL
41 Prior to final map approval, the Developer shall execute and record against
the Property a Density Bonus Housing Agreement in a form and substance
acceptable to the Planning Director and the City Attorney, and if required
by the Density Bonus Housing Agreement, a declaration of covenants,
conditions, and restrictions (“CC&R’s”) that sets forth the terms and
conditions of approval of said Density Bonus. The Density Bonus Housing
Agreement/CC&R’s shall be binding on the Developer and all future owners
and successors in interest thereof. The Density Bonus Housing Agreement
shall require the Density Bonus units to be offered for sale to the initial buyer
of the Density Bonus units at an affordable housing cost to moderate income
households and shall include the requirement for an equity sharing
agreement, whereby the initial buyer of each Density Bonus unit shall enter
into an agreement with the City requiring each such initial buyer to pay to
the City upon the initial resale of each Density Bonus unit the City's
proportional share of appreciation in accordance with paragraph .0105 (For-
Sale Housing) of subsection .010 (Approval) of Section 18.52.040 (General
Density Bonus) of the Code.
Community and
Economic Development
Department
42 The subject 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, and as
conditioned herein.
Planning and Building
Department,
Planning Services
Division
43 Conditions of approval related to each of the timing milestones above shall be
prominently displayed on plans submitted for permits. For example,
conditions of approval that are required to be complied with prior to the
issuance of building permits shall be provided on plans submitted for building
plan check. This requirement applies to grading permits, final maps, street
improvement plans, water and electrical plans, landscape irrigation plans,
security plans, parks and trail plans, and fire and life safety plans, etc.
Planning and Building
Department,
Planning Services
Division
44 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
- 12 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
45 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
46 Although the project would be limited to developed and disturbed land,
direct impacts to migratory nesting birds must be avoided to comply with
the Migratory Bird Treaty Act (MBTA) and California Fish and Game Code
(CFGC). Thus, compliance with these existing federal and state regulations
is required to minimize any potential impacts to nesting birds and raptors.
Planning and Building
Department,
Planning Services
Division
[DRAFT] ATTACHMENT NO. 2
- 1 - PC2017-***
RESOLUTION NO. PC2017-***
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ANAHEIM APPROVING TENTATIVE TRACT
MAP NO. 18097 AND MAKING CERTAIN FINDINGS
IN CONNECTION THEREWITH
(DEV2016-00100)
(2730 WEST BALL ROAD)
WHEREAS, the Planning Commission of the City of Anaheim (the “Planning
Commission”) did receive a verified petition for the approval of Tentative Tract Map No. 18097
to permit a 1-lot, 41-unit condominium subdivision of that certain real property located at 2730
West Ball Road 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") to permit the construction of 42 single-family attached residential units (the
“Project”); and
WHEREAS, the 1.78-acre project site consists of one parcel developed with a single
family home and is zoned “T” Transition Zone, is within the “R-O” Residential Opportunity
Overlay Zone, and designated for Medium Density Residential land uses by the General Plan,
and is therefore subject to the “RM-4” Multiple Family Residential Zone standards; and
WHEREAS, Tentative Tract Map No. 18097 is proposed in conjunction with
Conditional Use Permit No. 2017-05917, now pending, which, together with the Project, shall be
referred to herein collectively as the “Proposed Project”; and
WHEREAS, the Planning Commission did hold a public hearing at the Civic Center in
the City of Anaheim on June 26, 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 of the
Code, to hear and consider evidence and testimony for and against the Proposed Project and to
investigate and make findings and recommendations in connection therewith, and the Planning
Commission continued this item to the July 10, 2017 meeting; 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, by the adoption of a resolution concurrently with, but prior in time to, the
adoption of this Resolution, this Planning Commission found and determined that the Proposed
Project is within that class of projects which consist of in-fill development meeting the
conditions described in Section 15332 of the CEQA Guidelines and will not cause a significant
effect on the environment and is, therefore, categorically exempt from the provisions of CEQA;
and
- 2 - PC2017-***
WHEREAS, this Planning Commission, after due consideration, inspection, investigation
and study made by itself and in its behalf, and after due consideration of all evidence and reports
offered at said hearing pertaining to the request to approve Tentative Tract Map No. 18097, does
find and determine the following facts:
1. That the proposed subdivision of the Property, as shown on proposed Tentative
Tract Map No. 18097, including its design and improvements, is consistent with the General
Plan land use designation of Medium Density Residential.
2. That the proposed subdivision of the Property, as shown on proposed Tentative
Tract Map No. 18097, including its design and improvements, is consistent with the zoning and
development standards of the "RM-4" Multiple-Family Residential Zone.
3. That the site is physically suitable for the type and density of the Proposed Project.
4. That the design of the subdivision, as shown on proposed Tentative Tract Map No.
18097, and with the conditions imposed, is not likely to cause substantial environmental damage
or substantially and avoidably injure fish or wildlife or their habitat, as no sensitive
environmental habitat has been identified.
5. That the design of the subdivision, as shown on proposed Tentative Tract Map No.
18097, and with the conditions imposed, or the type of improvements is not likely to cause
serious public health problems.
6. That the design of the subdivision or the type of improvements, as shown on
proposed Tentative Tract Map No. 18097 and with the conditions imposed, will not conflict with
easements acquired by the public, at large, for access through or use of property within the
proposed subdivision.
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.
NOW, THEREFORE, BE IT RESOLVED that, based upon the aforesaid findings and
determinations, this Planning Commission does hereby approve Tentative Tract Map No. 18097,
contingent upon and subject to: (1) a resolution approving Conditional Use Permit No. 2017-
05917, and (2) the conditions of approval set forth in Exhibit B attached hereto and incorporated
herein by this reference, which are hereby found to be a necessary prerequisite to the proposed
use of the Property in order to preserve the health, safety
- 3 - PC2017-***
and general welfare of the citizens of the City of Anaheim. Extensions for further time to
complete said 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 (s), (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 this 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
July 10, 2017. Said Resolution is subject to the appeal provisions set forth in Section 17.08.104
of the 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 July 10, 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 10th day of July, 2017.
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
- 5 - PC2017-***
- 6 - PC2017-***
EXHIBIT “B”
TENTATIVE TRACT MAP NO. 18097
(DEV2016-00100)
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
PRIOR TO FINAL MAP RECORDATION
1 The legal property owner shall irrevocably offer to dedicate to the City
of Anaheim, an easement for road, public utilities and other public
purposes at the following locations:
- Macduff Street to the ultimate half right of way width of 30-ft from the
CL east;
- Corner cut-off at Macduff Street and Ball Road.
Public Works
Department,
Development Services
Division
2 The vehicular access rights to Ball Road shall be restricted and relinquished
to the City of Anaheim.
Public Works
Department,
Development Services
Division
3 The developer shall submit improvement plans, for the construction of
required public improvements, to the Public Works Development Services
Division for review, approval, and to determine the bond amounts.
Public Works
Department,
Development Services
Division
4 The final map shall be submitted to the City of Anaheim, Public Works
Development Services Division and to the Orange County Surveyor for
technical correctness review and approval.
Public Works
Department,
Development Services
Division
5 The developer shall execute a maintenance covenant with the City of
Anaheim in a form that is approved by the City Engineer and the City
attorney for the private improvements including but not limited to private
utilities, drainage devices, parkway landscaping and irrigation, private
drives and private street lights, etc. in addition to maintenance requirements
established in the Water Quality Management Plan (WQMP) as applicable
to the project. The covenant shall be recorded concurrently with the Final
Map.
Public Works
Department,
Development Services
Division
6 The applicant shall execute a Subdivision Agreement and submit security
in an amount acceptable to the City Engineer to guarantee construction of
the public improvements required herein. Security deposit shall be in
accordance to City of Anaheim Municipal Code. The agreement shall be
recorded concurrently with the Final Map.
Public Works
Department,
Development Services
Division
- 7 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
7 The developer shall provide a Monumentation bond in an amount specified
in writing by a Licensed Land Surveyor of Record.
Public Works
Department,
Development Services
Division
8 The developer shall pay all applicable development impact fees required
under the Anaheim Municipal Code.
Public Works
Department,
Development Services
Division
9 The developer shall comply with all applicable requirements of the
Anaheim Municipal Code.
Public Works
Department,
Development Services
Division
10 All lots and condominium units shall be assigned street addresses by the
Planning/Building Division.
Planning and Building
Department
GENERAL
11 The applicant shall defend, indemnify, and hold harmless the City and its
officials, officers, employees and agents (collectively referred to
individually and collectively as “Indemnities”) from any and all claims,
actions or proceedings brought against Indemnities to attack, review, set
aside, void, or annul the decision of the Indemnities 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 Indemnities and costs of
suit, claim or litigation, including without limitation attorneys’ fees and
other costs, liabilities and expenses incurred by Indemnities in
connection with such proceeding.
Planning and Building
Department,
Planning Services
Division
12 Conditions of approval related to each of the timing milestones above
shall be prominently displayed on plans submitted for permits. For
example, conditions of approval that are required to be complied with
prior to the issuance of building permits shall be provided on plans
submitted for building plan check. This requirement applies to grading
permits, final maps, street improvement plans, water and electrical plans,
landscape irrigation plans, security plans, parks and trail plans, and fire
and life safety plans, etc.
Planning and Building
Department,
Planning Services
Division
- 8 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
13 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
14 The subject 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, and
as conditioned herein.
Planning and Building
Department,
Planning Services
Division
DEVELOPMENT SUMMARY
Development Standard RM-4 Zone Standards Proposed Project
Site Area N/A 1.59 ac net
Density 36 du/ac max. 26.4 du/ac
Floor Area 2 bedroom 825 sq. ft. min.
3 bedroom 1,000 sq. ft. min.
2 bedroom 1,284 sq. ft.
3 bedroom 1,332 sq. ft.
Street Setback 20 feet average
15 feet min.
20 feet average
19’-2” minimum
Interior Property Lines Setback* 15 feet min. (west)
16 feet (west)
20 feet min. (east) 10 feet (east)
20 feet min. – 1st Story (south)
35 feet min. – 2nd Story (south)
24’-6” 1st Story (south)
27’-2” 2nd story (south)
Landscape Portion of Setback* 5 feet min.
(along interior property lines)
15 feet (north)
5’ near front, 2’ toward rear (along
west prop. line)
6 feet (east)
Building Height 40 feet 36’-7”
Parking per
Density Bonus Ordinance
2 spaces per unit= 84 spaces
84 garage spaces (2 spaces per unit)
7 guest parking spaces
TOTAL: 91 spaces
Recreation-Leisure Area 8,400 square feet total
9,273 square feet total
Setbacks Between Buildings*
(see detailed table of
modifications below)
35-40 feet 15-45 feet
*May be modified by CUP
Building to Building Setback Requirement (feet) Setback Proposed (feet)
C to D
G to H
F to G
40 15
A to H
D to E 35 31
B to H
C to G
D to F
40 27
B to C 40 23’-6”
E to F 35 33’-6”
ATTACHMENT NO. 3
ATTACHMENT NO. 4
A-1.1Site Plan
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
Renato Villas
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA
scale: 1"=20'
Conceptual
Site Plan
37
'
-
6
"
R
1
7
'
-
6
"
R
37'-6"
R
17'
-
6
"
R
Bldg. A
Bldg. E
Bldg. B Bldg. C Bldg. D
Bldg. H Bldg. G Bldg. F
po
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po
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Unit #19
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #7
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #16
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #1
Plan 2:3-bdr
1,332 sf
2-story
Unit #2
Plan 2:3-bdr
1,332 sf
2-story
Unit #3
Plan 2:3-bdr
1,332 sf
2-story
Unit #23
Plan 2:3-bdr
1,332 sf
2-story
Unit #22
Plan 2:3-bdr
1,332 sf
2-story
Unit #21
Plan 2:3-bdr
1,332 sf
2-story
Unit #4
Plan 2:3-bdr
1,332sf
2-story Unit #5
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #18
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #6
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #17
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #10
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #24
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #35
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #36
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #11
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #28
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #31
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #40
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #14
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #25
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #34
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #37
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #12
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #27
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #32
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #39
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #13
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #26
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #33
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #38
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #8
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #20
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #29
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #30
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #41
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #9
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #15
Plan 1:2-bdr+den
1,284 sf
3-story
proposed 4' sidewalk
ex
i
s
t
i
n
g
s
i
d
e
w
a
l
k
proposed 4' sidewalk
proposed curb/gutter
ex
i
s
t
i
n
g
c
u
r
b
/
g
u
t
t
e
r
proposed 4' sidewalk
proposed curb/gutter
proposed 6' parkway
2-car garage2-car garage 2-car garage
2-
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g
a
r
a
g
e
2-
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a
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g
a
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a
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2-
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a
r
a
g
e
2-
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a
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g
a
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a
g
e
2-
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a
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g
a
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a
g
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2-
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a
r
g
a
r
a
g
e
2-
c
a
r
g
a
r
a
g
e
2-car garage 2-car garage2-car garage 2-car garage2-car garage
2-car garage2-car garage2-car garage
2-car garage
2-car garage2-car garage2-car garage
2-car garage
2-car garage2-car garage2-car garage
2-car garage
2-car garage2-car garage2-car garage
2-car garage
2-car garage2-car garage2-car garage
private driveway
concrete
2-car garage 2-car garage
2-car garage2-car garage2-car garage
2-car garage 2-car garage
accessible
adaptable
unit 2
accessible
adaptable
unit 3
tot
lot 1 16"arch
projection
16"arch
projection
16"arch
projection
16"arch
projection
24"2nd flr.
projection
24"2nd flr.
projection
24"2nd flr.
projection
24"2nd flr.
projection
16"arch
projection
16"arch
projection
24"2nd flr.
projection
24"2nd flr.
projection
landscape
landscape
landscape
landscape
landscape landscape
landscape
landscapelandscape
landscape
sidewalk sidewalk sidewalk sidewalk
landscape
si
d
e
w
a
l
k
si
d
e
w
a
l
k
sidewalk
sidewalk sidewalk sidewalk
si
d
e
w
a
l
k
si
d
e
w
a
l
k
si
d
e
w
a
l
k
landscape
landscape
landscapelandscapelandscapelandscape
line of
sight
line of
sight
landscape landscape
landscapelandscape
landscape landscape
10' wide
landscape
area
landscape
4-ft. wide sidewalk:
accessible route between accessible entrance of
each accessible dwelling unit & accessible parking
route shall meet the following:
1. max 5% slope in direction of travel
2. max 2% cross slope
3. max 2% at change of direction, loading aisles & landings
construct retaining wall
w/6' high block wall: 607.35'
construct
retaining wall
w/8' high block
wall: 132.00'
construct 2' high retaining wall
w/42" high w.i. rail: 379.16'
construct 2' high retaining wall
w/42" high w.i. rail: 48.00'
construct
retaining wall
w/42" high w.i. rail:
101.00'
construct 2' high
retaining wall
w/42" high w.i. rail
Cline-of
sight
accessible
parking
stall van
accessible
loading
aisle
tot
lot 2
10' wide
landscape
area
si
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8"2nd flr.
projection
8"2nd flr.
projection
typ.12"
vine
planter
typ.12"
vine
planter
typ.12"
vine
planter
planter
open
space1
8'6"x18'
open
space2
8'6"x18'
open
space6
8'6"x18'
open
space7
9'x19'
typ.12"
vine
planter
typ.12"
vine
planter
typ.12"
vine
planter
typ.12"
vine
planter
landscape
site plan notes
1. All above ground utilities shall be located outside of all required landscape setbacks and properly screened
2. Distance between ROW and nearest Parking stall: 20' per Std. Detail 473
3. All proposed driveways, sight distance visability for signs, landscaping shall be constructed per Std. Detail 115-B
4. Stop sign, stop bar and stop legend shall be installed per Std. Detail 434 and 435
5. Ball Road is under street cut moratorium, additional grind and overlay shall be required for any street cut on
Ball Road. Limits to be determined by the City Engineer during the final design
line of
sight
6. Parking design, including disabled person's parking shall conform to Std. Details 436 & 470
7. Landscape clearances in public rights of way shall conform to Std. Detail 530. See landscae plans
8. Provide 1-tree for ev every 20-feet of frontage, consistent with Sec. 18.46.030
Ball Road frontage (116'): 6-trees MacDuff St. frontage (607'): 31-trees. See landscape plan
9. Provide 36" box trees (min. of 3 trees) adjacent to the southern property line for privacy. See landscape plan
1-hr wall
1-hr wall
1-hr wall
1-hr wall
1-hr wall
1-
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fire department notes
Minimum widths:
1. 20' clear of any ground level or vertical obstruction
2. 24' when providing access to carports or open spaces
Minimum vertical clearance:
3. 14' vertical clearance (open to sky)
Minimum Corner Cutoffs or Radius:
4. 17'-6" radius where 20' wide access way is provided. Refer to Std. 106
Grades:
5. All driveways shall have a maximum grade of 10%
Weight:
6. All access ways must be designed to carry the weight of
a 70,000 lb fire apparatus
7. Prior to commencement of structural framing, fire hydrants shall be installed and charged as required
and approved by the Fire Department
8. Fire hydrants shall meet min. Fire Department Specifications and Requirements for spacing, distance
to structure and available fire flow
9. Emergency vehicular access shall be provided and maintained in accordance with Fire Department
Specifications and Requirements
accessible route notes notes
affordable
unit 3
affordable
unit 5
landscape
affordable
unit 4
affordable
unit 2
accessible
adaptable
unit 4
accessible
adaptable
unit 1
affordable
unit 1
open
space8
8'6"x18'
open
space3
8'6"x18'
open
space9
8'6"x18'
open
space4
8'6"x18'
open
space10
8'6"x18'
open
space5
8'6"x18'
line of15'min.
setback
sidewalk
trellis
table
bench
bbq
swings
slide
C
A-6.2
A-6.2
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planter planter
line of
sight
D
A-6
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2
line
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24'-0"
23'-6"15'-0"
8'-6"
2nd story
setback
1st story
setback
24'-0"4'15'-0"15'-0"
4'
8'-6"8'-6"
13
'
13
'
13
'
13
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-
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20'-2"
20
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20'-0"
5'5'5'
11
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fire/trash
truck access
open to sky
fire/trash
truck access
open to sky
4'
4'
5'
4'
4'
5'
4'
4'
4'
4'
-
1
0
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8'
4'
4'
3'
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607'-4"53'-0"
10
1
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49'-2"
63
'
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103'-0"123'-6"103'-0"
83
'
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49'-2"
30
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30
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123'-6"123'-6"123'-6"
30
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10'-0"43'-0"
24'-6"
16
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pr
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19'-10"
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3'7'-4"4'10'-0"
34
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3'4'10'-0"
3'9'-0"8'-0"
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50'-0"50'-0"50'-0"
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26
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29'-6"
24'-0"5'-6"
4'18'-0"
3'
25
'
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6
"
5'
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6
"
30'-6"
33'-6"
51'-6"45'-0"
building code analysis
2016 California Residential Code
housing accessibility: 2016 CBC, Chapter 11A
Accessible Scope of Work for privately funded housing
Building accessibility: Newly-constructed covered multifamily dwellings.
Condominiums w/4 or more dwelling units. Sec. 1102A.1.2
Multistory apartment or condominium dwellings in bldg. w/no elevator Sec. 1102A.3.1:
At least 10% but not less than one of the multistory dwellings in condominiums w/4 or
more dwelling units shall comply to the following:
Units #5 thru #8 are accessible and adaptable
1. Primary entry shall be on accessible route
See site plan on A-1.1 for unit locations and accessible route from public street and
accessible parking stalls
2. At least one powder room or bathroom shall be located on the primary entry level
See unit #5 thru #8 floor plans, Bldg. B for accessible powder room on sheet A-3.1
3. All rooms located on the primary entry level shall be served by accessible route
See unit #5 thru #8 floor plans, Bldg. B for accessible den/office on sheet A-3.1
4. Common use areas shall be accessible
See site plan on A-1.1 for common areas and accessible parking stalls
occupancy group:
CBC, Sec. 101.2: Multiple single-family dwellings (townhouses) not more than
3-stories above grade plane in height with separate means of egress and their
accessory structures shall comply with CRC, Sec. R302.2.
Each townhouse unit has a separate exit stair which ends at front exit door of
each unit.
Units: R-3 (CBC, Sec. 310.5)
Private garages: U (CBC, Sec. 312.1)
type of construction:
Type V-B Sprinkled in accordance with NFPA 13D (Table R302.1(2))
Exterior walls-dwellings & accessory bldgs. with automatic residential fire
sprinkler protection: Walls and openings with min. fire speration distance of 3 ft.
require min. fire-resistance rating: 0-hours
Townhouses: (CRC, Sec 302.2)
Each townhouse shall be considered a separate building & shall be separated by
fire-resistance-rated wall assemblies meeting the requirements of Sec. 302.1
Exception: A common 1-hr fire-resistance-rated wall assembly tested in accordance
with ASTM E 119 or UL 263 is permitted for townhouses if such walls do not
contain plumbing or mechanical equipment, ducts or vents in the cavity of the
common wall. Penetrations of electrical outlet boxes shall be in accordance with
Sec. R302.4.
setbacks between bldgs. matrix
bldg. A (2-story)
garage door (15'/2=7.5')garage window (15'/2=7.5')1st floor
bldg. B (3-story)required separation
7.5' + 7.5' = 15'
proposed separation
45'
bedrooms (30'/2=15')2nd floor 15' + 20' = 35'45'
none3rd floor not applicable 45'
living/dining (40'/2=20')
bedrooms (40')
bldg. A (2-story)
garage door (15'/2=7.5')garage window (15'/2=7.5')1st floor
bldg. H (3-story)required separation
7.5' + 7.5' = 15'
proposed separation
30.5'
bedrooms (30'/2=15')2nd floor 15' + 7.5' = 22.5'30.5'
none3rd floor not applicable 30.5'
bath/stair/hall (15'/2=7.5')
bldg. E (2-story)
garage door (15'/2=7.5')garage window (15'/2=7.5')1st floor
bldg. D (3-story)required separation
7.5' + 7.5' = 15'
proposed separation
51.5'
bedrooms (30'/2=15')2nd floor 15' + 20' = 35'51.5'
none3rd floor not applicable 51.5'
living/dining (40'/2=20')
bedrooms (40')
bldg. E (2-story)
garage door (15'/2=7.5')garage window (15'/2=7.5')1st floor
bldg. F (3-story)required separation
7.5' + 7.5' = 15'
proposed separation
33.5'
bedrooms (30'/2=15')2nd floor 15' + 7.5' = 22.5'33.5'
none3rd floor not applicable 33.5'bedrooms (40')
bldg. B (3-story)
garage window garage window1st floor
bldg. C (3-story)required separation
15'
proposed separation
23.5'
bath/stair/hall2nd floor 15'23.5'
3rd floor 23.5'
bath/stair/hall
bath/stair/hall (15'/2=7.5')
bath/stair/hall (15'/2=7.5')
bath/stair/hall bath/stair/hall 15'
bldg. C (3-story)
garage window garage window1st floor
bldg. D (3-story)required separation
15'
proposed separation
15'
bath/stair/hall2nd floor 15'15'
3rd floor 15'
bath/stair/hall
bath/stair/hall bath/stair/hall 15'
bldg. F (3-story)
garage window garage window1st floor
bldg. G (3-story)required separation
15'
proposed separation
15'
bath/stair/hall2nd floor 15'15'
3rd floor 15'
bath/stair/hall
bath/stair/hall bath/stair/hall 15'
bldg. G (3-story)
garage window garage window1st floor
bldg. H (3-story)required separation
15'
proposed separation
15'
bath/stair/hall2nd floor 15'15'
3rd floor 15'
bath/stair/hall
bath/stair/hall bath/stair/hall 15'
development summary
density 1,689 sq.ft./unit: 41-units
site area gross (1.78 ac): 77,536 sq.ft.
net (1.59 ac): 69,260 sq.ft.
development standard proposed project RM-4 (transitional) zone standards
51,600 sq.ft.
1,200 sq.ft./unit: 56-units
building height 28'-4" (2-story bldg.)
36'-7" (3-story bldg.)
40 feet or 3-stories
floor area plan 1 (34-units): 1,284 sq.ft. (2-bdrms)2-bedroom units: 825 sq.ft.
site coverage 55% (38,093 sq.ft.)40.7% (28,184 sq.ft.)
recreation-leasure area 200 sq.ft./unit = 8,200 sq.ft.common: see A-1.2 for calcs
227 sq.ft./unit = 9,321 sq.ft.
Ball Road setback abutting an arterial hwy: 20 feet20 feet (average setback)
Macduff St. setback abutting public street: 15 feet16 feet
interior setback 3-story primary wall: 20 feet*13 feet
(CUP standards modification #1)
rear setback
within 150' of SFR zone
2-story primary wall: 35 feet*first story: 24'-6"
*second story: 27'-2"
(CUP standards modification #2)
parking 2-spaces/unit = 82 spaces
Density Bonus: Chapter 18.52
Section 18.52.100, Table 52-I
(41) 2-car garages = 82 spaces
on-site open guest spaces = 10 spaces
total = 92 spaces
setbacks between bldgs.
driveway separation
3-story primary wall: 40 feet*23'-0"
(CUP standards modification #3)
plan 2 (7-units): 1,332 sq.ft. (3-bdrms)
total (41-units): 54,264 sq.ft.
3-bedroom units: 1,000 sq.ft.
41-unit Townhome Project with Density Bonus
10% affordable to moderate-income households (5-units)
units #13/#18/#26/#34/#39 are affordable units
setbacks between bldgs.
non-driveway separation
see setbacks between bldgs. matrix
on sheet A-1.1
see setbacks between bldgs. matrix
on sheet A-1.1
adjacent lot:
Edison easment
vacant lot
property line S 00º31'54"W 607.35'
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proposed (ultimate) R/W S 00º31'54"W 478.02'
existing R/W
MACDUFF Street
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2
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existing curb/gutter
existing R/W
Len Mar Garden
Apartments
BA
L
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Si
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5
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'
5
9
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E
2
1
.
3
5
'
S 00º31'54"W
1.99'
R=58.00'
L=36.78'
=36º20'10"
R=50.00'
L=97.10'
=111º15'58"
50'-
0
"
R
40
'
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R
ATTACHMENT NO. 5
A-1.2Common Recreation-Leasure Area Plan
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA
scale: 1"=20'
Conceptual
Site Plan
Renato Villas
Bldg. A
Bldg. E
Bldg. C
Bldg. H Bldg. G Bldg. Fpo
r
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Unit #1
Plan 2:3-bdr
1,332 sf
2-story
Unit #2
Plan 2:3-bdr
1,332 sf
2-story
Unit #3
Plan 2:3-bdr
1,332 sf
2-story
Unit #4
Plan 2:3-bdr
1,332sf
2-story
Unit #23
Plan 2:3-bdr
1,332 sf
2-story
Unit #22
Plan 2:3-bdr
1,332 sf
2-story
Unit #21
Plan 2:3-bdr
1,332 sf
2-story
Unit #10
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #24
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #35
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #36
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #11
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #28
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #31
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #40
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #14
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #25
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #34
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #37
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #12
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #27
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #32
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #39
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #13
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #26
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #33
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #38
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #29
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #30
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #41
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #15
Plan 1:2-bdr+den
1,284 sf
3-story
Bldg. B
Unit #7
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #5
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #6
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #8
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #9
Plan 1:2-bdr+den
1,284 sf
3-story
2-car garage2-car garage 2-car garage 2-car garage 2-car garage
Bldg. D
Unit #18
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #20
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #19
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #17
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #16
Plan 1:2-bdr+den
1,284 sf
3-story
2-car garage 2-car garage2-car garage2-car garage2-car garage
proposed 4' sidewalk
ex
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proposed 4' sidewalk
proposed curb/gutter
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proposed 4' sidewalk
proposed curb/gutter
open
space:
209.5 sf
open
space:
209.5 sf
legend
common recreation-leasure area: 9,321 sf
min. dimension of ten (10) feet
open
space:
8,902 sf
2-
c
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a
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a
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2-
c
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2-
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2-car garage
2-car garage2-car garage2-car garage
2-car garage
2-car garage2-car garage2-car garage
2-car garage
2-car garage2-car garage2-car garage
2-car garage
2-car garage2-car garage2-car garage
2-car garage
2-car garage2-car garage2-car garage
private driveway
concrete
2-car garage2-car garage2-car garage
2-car garage
open
space2
open
space1
10' wide
landscape
area
accessible
parking
stall van
accessible
loading
aisle10' wide
landscape
area
line of
15'min.
setback
tot
lot 1
tot
lot 2
open
space6
8'6"x18'
open
space7
9'x19'open
space8
8'6"x18'
open
space3
8'6"x18'
open
space9
8'6"x18'
open
space4
8'6"x18'
open
space10
8'6"x18'
open
space5
8'6"x18'
13
'
13
'
13
'
13
'
-
1
0
"
20'-2"
607'-4"53'-0"
10
1
'
-
0
"
10'-0"43'-0"
16
'
-
0
"
pr
o
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o
s
e
d
st
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e
e
t
de
d
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a
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i
o
n
10
'
-
0
"
16
'
-
0
"
16
'
-
0
"
16
'
-
0
"
19'-10"
15
'
-
0
"
30
'
-
0
"
30
'
-
0
"
10
'
-
0
"
20
'
-
0
"
20
'
-
0
"
10
'
-
0
"
44
'
-
0
"
10
'
-
0
"
13
2
'
-
0
"
10'-0"14'-3"
10
'
-
0
"
23'-6"
26
'
-
0
"
15'
20'-7"
15
'
-
0
"
14
'
15'
15
'
-
0
"
14
'
15'
11'-4"
11
'
-
6
"
15
'
-
6
"
10
'
-
0
"
20
'
-
0
"
6'
4'
25
'
-
0
"
adjacent lot:
Edison easment
vacant lot
property line S 00º31'54"W 607.35'
pr
o
p
e
r
t
y
l
i
n
e
S
8
9
º
4
1
'
3
7
"
E
10
1
.
0
0
'
proposed R/W S 00º31'54"W 478.02'
existing R/W
MACDUFF Street
pr
o
p
e
r
t
y
l
i
n
e
S
8
9
º
4
1
'
4
2
"
E
13
2
.
0
0
'
existing curb/gutter
existing R/W
Len Mar Garden
Apartments
BA
L
L
R
o
a
d
ad
j
a
c
e
n
t
l
o
t
:
Si
n
g
l
e
-
F
a
m
i
l
y
R
e
s
i
d
e
n
t
i
a
l
N
4
5
º
0
9
'
5
9
"
E
2
1
.
3
5
'
A-1.3Solid Waste Management Plan
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA
scale: 1"=20'
Conceptual
Site Plan
Renato Villas
37
'
-
6
"
R
1
7
'
-
6
"
R
37'-6"
R
17'
-
6
"
R
Bldg. A
Bldg. E
Bldg. C
Bldg. H Bldg. G Bldg. F
po
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po
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po
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po
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h
Unit #1
Plan 2:3-bdr
1,332 sf
2-story
Unit #2
Plan 2:3-bdr
1,332 sf
2-story
Unit #3
Plan 2:3-bdr
1,332 sf
2-story
Unit #4
Plan 2:3-bdr
1,332sf
2-story
Bldg. B Bldg. b
Unit #7
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #18
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #5
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #20
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #6
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #19
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #8
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #17
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #9
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #16
Plan 1:2-bdr+den
1,284 sf
3-story
2-car garage 2-car garage2-car garage 2-car garage2-car garage 2-car garage2-car garage 2-car garage2-car garage 2-car garage
proposed 4' sidewalk
ex
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proposed 4' sidewalk
proposed curb/gutter
ex
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u
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b
/
g
u
t
t
e
r
proposed 4' sidewalk
proposed curb/gutter
(2)barrels
unit #23
collection
day
(2)barrels
unit #24
collection
day
(2)barrels
unit #25
collection
day
(2)barrels/
unit-typical
collection day
(2)barrels/
unit-typical
collection day
(2)barrels
unit #4
collection
day
(2)barrels
unit #3
collection
day
(2)barrels
unit #1
collection
day
(2)barrels
unit #2
collection
day
(2)barrels/
unit-typical
collection day
(2)barrels/
unit-typical
collection day
(2)barrels/
unit-typical
collection day
(2)barrels/
unit-typical
collection day
(2)barrels/
unit-typical
non-service
day storage
(2)barrels/
unit-typical
non-service
day storage
(2)barrels/
unit-typical
non-service
day storage
(2)barrels/
unit-typical
non-service
day storage
(2)barrels/
unit-typical
non-service
day storage
(2)barrels/
unit-typical
non-service
day storage
(2)barrels/
unit-typical
non-service
day storage
(2)barrels/
unit-typical
non-service
day storage
typ.12"
vine
planter
typ.12"
vine
planter
typ.12"
vine
planter
typ.12"
vine
planter
typ.12"
vine
planter
typ.12"
vine
planter
typ.12"
vine
planter
trash truck access notes
Minimum widths:
1. 20' clear of any ground level or vertical obstruction
Minimum vertical clearance:
2. 14'-6" vertical clearance (open to sky)
Minimum Corner Cutoffs or Radius:
3. 17'-6" inside radius & 37'-6" outside radius
Grades:
4. All driveways shall have a maximum grade of 10%
CCR'S/HOA:
5. Plan must be filed with the CCR's for the HOA so that each unit owner
is aware of placement of their trash containers for collection services
2-
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2-
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2-
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2-
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2-
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2-
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2-
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2-car garage
2-car garage2-car garage2-car garage
2-car garage
2-car garage2-car garage2-car garage
2-car garage
2-car garage2-car garage2-car garage
2-car garage
2-car garage2-car garage2-car garage
2-car garage
2-car garage2-car garage2-car garage
private driveway
concrete
2-car garage2-car garage2-car garage
2-car garage
open
space1
8'6"x18'
16"arch
projection
16"arch
projection
16"arch
projection
16"arch
projection
24"2nd flr.
projection
24"2nd flr.
projection
24"2nd flr.
projection
24"2nd flr.
projection
16"arch
projection
16"arch
projection
24"2nd flr.
projection
24"2nd flr.
projection
landscape
landscape landscape
landscape
landscape landscape
landscape
landscapelandscape
landscape
sidewalk sidewalk sidewalk sidewalk
landscape
si
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sidewalk
sidewalk sidewalk sidewalk
si
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w
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si
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si
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landscape
landscape
landscapelandscapelandscapelandscape
landscape landscape landscape
landscapelandscape
landscape landscape
10' wide
landscape
area
16"arch
projection
construct retaining wall
w/6' high block wall: 607.35'
construct
retaining wall
w/8' high block
wall: 132.00'
construct 2' high retaining wall
w/42" high w.i. rail: 379.16'
construct 2' high retaining wall
w/42" high w.i. rail: 48.00'
construct
retaining wall
w/42" high w.i. rail:
101.00'accessible
parking
stall van
accessible
loading
aisle10' wide
landscape
area
si
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8"2nd flr.
projection 8"2nd flr.
projection
planter
open
space2
8'6"x18'
construct 2' high
retaining wall
w/42" high w.i. rail
landscape
Unit #10
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #24
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #35
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #36
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #11
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #28
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #31
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #40
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #14
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #25
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #34
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #37
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #12
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #27
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #32
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #39
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #13
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #26
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #33
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #38
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #29
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #30
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #41
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #15
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #23
Plan 2:3-bdr
1,332 sf
2-story
Unit #22
Plan 2:3-bdr
1,332 sf
2-story
Unit #21
Plan 2:3-bdr
1,332 sf
2-story
tot
lot 1
tot
lot 2 swings
slide
open
space6
8'6"x18'
open
space7
9'x19'open
space8
8'6"x18'
open
space3
8'6"x18'
open
space9
8'6"x18'
open
space4
8'6"x18'
open
space10
8'6"x18'
open
space5
8'6"x18'
24'-0"
23'-6"15'-0"
8'-6"
2nd story
setback
1st story
setback
24'-0"4'15'-0"15'-0"
4'
8'-6"8'-6"
13
'
13
'
13
'
13
'
-
1
0
"
20'-2"
20
'
-
1
0
"
16
'
-
0
"
20'-0"
20'-0"
5'5'5'
11
'
-
4
"
fir
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tr
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op
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n
t
o
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y
fire/trash
truck access
open to sky
fire/trash
truck access
open to sky
4'
4'
5'
4'
4'
5'
4'
4'
4'
4'
-
1
0
"
8'
4'
4'
3'
4'
607'-4"53'-0"
10
1
'
-
0
"
49'-2"
63
'
-
0
"
123'-6"
83
'
-
4
"
49'-2"
30
'
-
0
"
30
'
-
0
"
30
'
-
0
"
123'-6"123'-6"123'-6"
30
'
-
0
"
30
'
-
0
"
30
'
-
0
"
23
'
-
0
"
di
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a
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c
e
b
e
t
w
e
e
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bu
i
l
d
i
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g
s
10'-0"43'-0"
24'-6"
16
'
-
0
"
pr
o
p
o
s
e
d
st
r
e
e
t
de
d
i
c
a
t
i
o
n
50'-
0
"
R
40
'
-
0
"
R
22
'
-
0
"
10
'
-
0
"
27'-2"
5
8
'
-
0
"
R
16
'
-
0
"
8'
4'
4'
16
'
-
0
"
8'
4'
4'
16
'
-
0
"
19'-10"
24'-0"
15
'
-
0
"
30
'
-
0
"
30
'
-
0
"
10
'
-
0
"
20
'
-
0
"
20
'
-
0
"
10
'
-
0
"
44
'
-
0
"
10
'
-
0
"
13
2
'
-
0
"
27
'
-
0
"
25
'
-
0
"
20
'
-
0
"
fir
e
/
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tr
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op
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23
'
-
0
"
di
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b
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bu
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d
i
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s
27
'
-
0
"
25
'
-
0
"
20
'
-
0
"
fir
e
/
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a
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tr
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s
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op
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23
'
-
0
"
di
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a
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b
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w
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n
bu
i
l
d
i
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g
s
27
'
-
0
"
25
'
-
0
"
20
'
-
0
"
3'7'-4"4'10'-0"
34
'
-
1
"
3'4'10'-0"
5'-6"
3'9'-0"8'-0"
18
'
-
4
"
26
'
-
0
"
25
'
-
6
"
30
"
13
'
3'
10
'
-
0
"
20
'
-
0
"
6'
4'
103'-0"103'-0"
29'-6"
24'-0"5'-6"
4'18'-0"
3'
25
'
-
6
"
5'
-
6
"
adjacent lot:
Edison easment
vacant lot
property line S 00º31'54"W 607.35'
pr
o
p
e
r
t
y
l
i
n
e
S
8
9
º
4
1
'
3
7
"
E
10
1
.
0
0
'
proposed R/W S 00º31'54"W 478.02'
existing R/W
MACDUFF Street
pr
o
p
e
r
t
y
l
i
n
e
S
8
9
º
4
1
'
4
2
"
E
13
2
.
0
0
'
existing curb/gutter
existing R/W
Len Mar Garden
Apartments
BA
L
L
R
o
a
d
ad
j
a
c
e
n
t
l
o
t
:
Si
n
g
l
e
-
F
a
m
i
l
y
R
e
s
i
d
e
n
t
i
a
l
N
4
5
º
0
9
'
5
9
"
E
2
1
.
3
5
'
den/office
8'10"x11'0"
den/office
8'10"x11'0"
upup
2-car garage
20'0"x20'0"
2-car garage
20'0"x20'0"
den/office
8'10"x11'0"
den/office
8'10"x11'0"
upup
2-car garage
20'0"x20'0"
2-car garage
20'0"x20'0"
den/office
8'10"x11'0"
den/office
8'10"x11'0"
2-car garage
20'0"x20'0"
2-car garage
20'0"x20'0"
upup
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
solid waste management plan
bldg. C: bldgs. B,D,F,G,H similar
28"18"28"18"28"18"28"
30
.
5
"
2nd floor
above
12"
planter
28"18"28"18"28"18"28"
30
.
5
"
2nd floor
above
2nd floor
above
12"
planter
2nd floor
above
2nd floor
above
28"18"28"
30
.
5
"
2nd floor
above
12"
planter
28"18"28"
30
.
5
"
residential barrels:
Schaefer, Model USD 95
28"wide x 30.5"deep x 46.5 "high
architectural
projection
above: 16"
20
'
-
0
"
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s
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20
'
-
0
"
t
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a
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a
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s
s
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a
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a
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20
'
-
0
"
t
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a
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a
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s
s
ro
a
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a
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t
o
s
k
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(2) trash
barrels
(2) trash
barrels
(2) trash
barrels
(2) trash
barrels
(2) trash
barrels
(2) trash
barrels
(2) trash
barrels/unit
on collection
day-typical
A-1.4Street Parking Plan (23-spaces)
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA
scale: 1"=20'
Conceptual
Site Plan
Renato Villas
Bldg. A
Bldg. E
Bldg. C
Bldg. H Bldg. G Bldg. Fpo
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c
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po
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po
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po
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po
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po
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po
r
c
h
Unit #1
Plan 2:3-bdr
1,332 sf
2-story
Unit #2
Plan 2:3-bdr
1,332 sf
2-story
Unit #3
Plan 2:3-bdr
1,332 sf
2-story
Unit #4
Plan 2:3-bdr
1,332sf
2-story
Unit #23
Plan 2:3-bdr
1,332 sf
2-story
Unit #22
Plan 2:3-bdr
1,332 sf
2-story
Unit #21
Plan 2:3-bdr
1,332 sf
2-story
Unit #10
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #24
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #35
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #36
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #11
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #28
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #31
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #40
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #14
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #25
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #34
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #37
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #12
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #27
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #32
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #39
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #13
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #26
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #33
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #38
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #29
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #30
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #41
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #15
Plan 1:2-bdr+den
1,284 sf
3-story
Bldg. B
Unit #7
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #5
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #6
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #8
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #9
Plan 1:2-bdr+den
1,284 sf
3-story
2-car garage2-car garage 2-car garage 2-car garage 2-car garage
Bldg. D
Unit #18
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #20
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #19
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #17
Plan 1:2-bdr+den
1,284 sf
3-story
Unit #16
Plan 1:2-bdr+den
1,284 sf
3-story
2-car garage 2-car garage2-car garage2-car garage2-car garage
proposed 4' sidewalk
ex
i
s
t
i
n
g
s
i
d
e
w
a
l
k
proposed 4' sidewalk
proposed curb/gutter
ex
i
s
t
i
n
g
c
u
r
b
/
g
u
t
t
e
r
proposed 4' sidewalk
proposed curb/gutter
2-
c
a
r
g
a
r
a
g
e
2-
c
a
r
g
a
r
a
g
e
2-
c
a
r
g
a
r
a
g
e
2-
c
a
r
g
a
r
a
g
e
2-
c
a
r
g
a
r
a
g
e
2-
c
a
r
g
a
r
a
g
e
2-
c
a
r
g
a
r
a
g
e
2-car garage
2-car garage2-car garage2-car garage
2-car garage
2-car garage2-car garage2-car garage
2-car garage
2-car garage2-car garage2-car garage
2-car garage
2-car garage2-car garage2-car garage
2-car garage
2-car garage2-car garage2-car garage
private driveway
concrete
2-car garage2-car garage2-car garage
2-car garage
open
space2
open
space1
10' wide
landscape
area
accessible
parking
stall van
accessible
loading
aisle10' wide
landscape
area
tot
lot 1
tot
lot 2
open
space6
8'6"x18'
open
space7
9'x19'open
space8
8'6"x18'
open
space3
8'6"x18'
open
space9
8'6"x18'
open
space4
8'6"x18'
open
space10
8'6"x18'
open
space5
8'6"x18'
street
parking 1
8'x22'
street
parking 2
8'x22'
street
parking 3
8'x22'
street
parking 4
8'x22'
street
parking 5
8'x22'
street
parking 6
8'x22'
street
parking 7
8'x22'
street
parking 8
8'x22'
street
parking 9
8'x22'
street
parking 10
8'x22'
street
parking 11
8'x22'
street
parking 12
8'x22'
street
parking 13
8'x22'
street
parking 14
8'x22'
street
parking 15
8'x22'
street
parking 16
8'x22'
street
parking 17
8'x22'
street
parking 18
8'x22'
street
parking 19
8'x22'
st
r
e
e
t
pa
r
k
i
n
g
2
0
8'
x
2
2
'
st
r
e
e
t
pa
r
k
i
n
g
2
1
8'
x
2
2
'
st
r
e
e
t
pa
r
k
i
n
g
2
2
8'
x
2
2
'
st
r
e
e
t
pa
r
k
i
n
g
2
3
8'
x
2
2
'
private driveway
concrete
private driveway
concrete
607'-4"53'-0"
10
1
'
-
0
"
10'-0"43'-0"
16
'
-
0
"
pr
o
p
o
s
e
d
st
r
e
e
t
de
d
i
c
a
t
i
o
n
15
'
-
0
"
30
'
-
0
"
30
'
-
0
"
10
'
-
0
"
20
'
-
0
"
20
'
-
0
"
10
'
-
0
"
44
'
-
0
"
10
'
-
0
"
13
2
'
-
0
"
10
'
-
0
"
20
'
-
0
"
6'
4'
adjacent lot:
Edison easment
vacant lot
property line S 00º31'54"W 607.35'
pr
o
p
e
r
t
y
l
i
n
e
S
8
9
º
4
1
'
3
7
"
E
10
1
.
0
0
'
proposed R/W S 00º31'54"W 478.02'
existing
R/W
MACDUFF Street
pr
o
p
e
r
t
y
l
i
n
e
S
8
9
º
4
1
'
4
2
"
E
13
2
.
0
0
'
existing curb/gutter
existing R/W
Len Mar Garden
Apartments
BA
L
L
R
o
a
d
ad
j
a
c
e
n
t
l
o
t
:
Si
n
g
l
e
-
F
a
m
i
l
y
R
e
s
i
d
e
n
t
i
a
l
N
4
5
º
0
9
'
5
9
"
E
2
1
.
3
5
'
A-2.1
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
scale: 1/4"=1'-0"
Bldg. A: Plan 2 (1,332 sf)
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA Renato Villas
21'-1"20'-10"20'-10"21'-1"
83'-10"
49
'
-
2
"
21'-1"20'-10"20'-10"21'-1"
2'-4"14'-4"4'-5"4'-5"14'-4"2'-1"2'-1"14'-4"4'-5"4'-5"14'-4"2'-4"
3'
-
0
"
First Floor Plan: 506 sf/unit
living
14'8"x14'8"
living
14'8"x14'8"
living
14'8"x14'8"
living
14'8"x14'8"
dining
10'0"'x11-0"
dining
10'0"'x11-0"
dining
10'0"'x11-0"
dining
10'0"'x11-0"
kitchen
9'6"x10'9"
kitchen
9'6"x10'9"
kitchen
9'6"x10'9"
kitchen
9'6"x10'9"
2-car garage
20'0"x20'4"
2-car garage
20'0"x20'4"
2-car garage
20'0"x20'4"
2-car garage
20'0"x20'4"
pwdpwdpwdpwd entryentryentryentry
upupupup
refrigrefrigrefrigrefrig pantrypantrypantrypantry
dwdwdwdw
open
above
open
above
open
above
open
above
coatscoatscoatscoats
gas
f.p.
gas
f.p.
gas
f.p.
gas
f.p.
9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg
8'0" clg 8'0" clg 8'0" clg 8'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg
8'0" clg 8'0" clg 8'0" clg 8'0" clg9'0" clg 9'0" clg 9'0" clg 9'0" clg
architectural
projection
above: 8"
architectural
projection
above: 8"
architectural
projection
above: 8"
architectural
projection
above: 8"
architectural
projection
above: 12"
architectural
projection
above: 12"
porch porchporch porch
trash
trash
trash
trash
trash
trash
trash
trash
B
A-6.1
B
A-6.1
A-2.2
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
scale: 1/4"=1'-0"
Bldg. A: Plan 2 (1,332 sf)
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA Renato Villas
21'-1"20'-10"20'-10"21'-1"
83'-10"
49
'
-
2
"
8"
3'
-
2
"
43
'
-
4
"
2'
-
8
"
10
'
-
8
"
12
'
-
6
"
1'
-
4
"
1'
-
4
"
20
'
-
2
"
12"
21'-1"20'-10"20'-10"21'-1"
5'-5"5'-5"5'-5"10'-0"5'-5"5'-5"10'-0"5'-8"10'-0"5'-8"10'-0"5'-5"
7'
-
2
"
10'-4"10'-9"10'-9"10'-1"10'-1"10'-9"10'-9"10'-4"
3'
-
0
"
Second Floor Plan: 826 sf/unit
dryerdryerdryerdryerwasherwasherwasherwasher
bath 2bath 2 bath 2bath 2
m.bathm.bath m.bathm.bath
walk-in m.clst.walk-in m.clst.walk-in m.clst.walk-in m.clst.
bedrm 3
10'0"x12'0"
bedrm 3
10'0"x12'0"
bedrm 3
10'0"x12'0"
bedrm 3
10'0"x12'0"
dndndndn
open
below
open
below
open
below
open
below
m.bedroom
12'0"x14'8"
m.bedroom
12'0"x14'8"
m.bedroom
12'0"x14'8"
m.bedroom
12'0"x14'8"
bedrm 2
10'0"x11'0"
bedrm 2
10'0"x11'0"
bedrm 2
10'0"x11'0"
bedrm 2
10'0"x11'0"
linenlinenlinenlinen
laundrylaundrylaundrylaundry
faufaufaufau
9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg
tw
h
tw
h
tw
h
tw
h
B
A-6.1
B
A-6.1
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
scale: 1/4"=1'-0"41-unit
Condominium Project
2730 Ball Road
Anaheim, CA Renato Villas
Bldg. A: North-Ball Road Elevation
Bldg. A: South-Driveway Elevation
9'
-
1
"
9'
-
1
"
top plate
top of garage curb
top plate
2nd floor
28
'
-
4
"
bl
d
g
.
h
e
i
g
h
t
9'
-
1
"
9'
-
1
"
top plate
top of slab
top plate
2nd floor
28
'
-
4
"
bl
d
g
.
h
e
i
g
h
t
vinyl sliding
doors w/ plaster
foam trim
36" high
deco. w.i. rail
at porch
entry door
w/view window
roll-up garage
door w/glass
panels
inset vinyl
window
w/grids
deco. plaster
chimney
s-profile conc.
tile roofing
5:12 slope
vinyl window
w/plaster
foam trim
plaster fascia
w/deco. foam
plaster corbel
deco. plaster
foam corbel
deco. plaster
foam
plant-on
plaster
foam trim
deco.
wood
shutter
plaster
foam trim
stone
veneer
inset vinyl
window
w/grids
deco. plaster
chimney
s-profile conc.
tile roofing
5:12 slope
vinyl window
w/deco.plaster
foam plant-on
plaster fascia
w/deco. foam
plaster corbel
deco. plaster
foam trim
stone
veneer
deco. wood
trellis
deco.
vents
vinyl window
w/deco.w.i.
Bldg. A: Elevations A-2.3
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
scale: 1/4"=1'-0"41-unit
Condominium Project
2730 Ball Road
Anaheim, CA Renato Villas
Bldg. A: West-MacDuff Street Elevation
Bldg. A: East-Side Elevation
9'
-
1
"
9'
-
1
"
top plate
top of garage curb
top plate
2nd floor
28
'
-
4
"
bl
d
g
.
h
e
i
g
h
t
9'
-
1
"
9'
-
1
"
top plate
top of garage curb
top plate
2nd floor
28
'
-
4
"
bl
d
g
.
h
e
i
g
h
t
36" high
deco. w.i. rail
at porch
inset vinyl
window
w/grids
s-profile conc.
tile roofing
5:12 slope
plaster fascia
w/deco. foam
plaster corbel
stone
veneer
vinyl window
w/deco.w.i.
Bldg. A: Elevations A-2.4
deco. wood
trellis w/
plant shelf
deco. plaster
foam corbel
vinyl window
w/plaster
foam trim
deco.
wood
shutter
36" high
deco. w.i. rail
at porch
inset vinyl
window
w/grids
s-profile conc.
tile roofing
5:12 slope
plaster fascia
w/deco. foam
plaster corbel
stone
veneer
vinyl window
w/deco.w.i.
deco. wood
trellis w/
plant shelf
deco. plaster
foam corbel
vinyl window
w/plaster
foam trim
deco.
wood
shutter
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
scale: 1/4"=1'-0"41-unit
Condominium Project
2730 Ball Road
Anaheim, CA Renato Villas
Bldg. A: North-Ball Road Elevation
Bldg. A: South-Driveway Elevation
vinyl sliding
doors w/ plaster
foam trim
36" high
deco. w.i. rail
at porch
entry door
w/view window
roll-up garage
door w/glass
panels
inset vinyl
window
w/grids
deco. plaster
chimney
s-profile conc.
tile roofing
5:12 slope
vinyl window
w/plaster
foam trim
plaster fascia
w/deco. foam
plaster corbel
deco. plaster
foam corbel
deco. plaster
foam
plant-on
plaster
foam trim
deco.
wood
shutter
plaster
foam trim
stone
veneer
inset vinyl
window
w/grids
deco. plaster
chimney
s-profile conc.
tile roofing
5:12 slope
vinyl window
w/deco.plaster
foam plant-on
plaster fascia
w/deco. foam
plaster corbel
deco. plaster
foam trim
stone
veneer
deco. wood
trellis
deco.
vents
vinyl window
w/deco.w.i.
A-2.5Bldg. A: Color Elevations
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
scale: 1/4"=1'-0"41-unit
Condominium Project
2730 Ball Road
Anaheim, CA Renato Villas
Bldg. A: West-MacDuff Street Elevation
Bldg. A: East-Side Elevation
A-2.6Bldg. A: Color Elevations
36" high
deco. w.i. rail
at porch
inset vinyl
window
w/grids
s-profile conc.
tile roofing
5:12 slope
plaster fascia
w/deco. foam
plaster corbel
stone
veneer
vinyl window
w/deco.w.i.
deco. wood
trellis w/
plant shelf
deco. plaster
foam corbel
vinyl window
w/plaster
foam trim
deco.
wood
shutter
36" high
deco. w.i. rail
at porch
inset vinyl
window
w/grids
s-profile conc.
tile roofing
5:12 slope
plaster fascia
w/deco. foam
plaster corbel
stone
veneer
vinyl window
w/deco.w.i.
deco. wood
trellis w/
plant shelf
deco. plaster
foam corbel
vinyl window
w/plaster
foam trim
deco.
wood
shutter
A-3.1
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
scale: 1/4"=1'-0"
Bldg. B + D (reverse): Plan 1 (1,284 sf)
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA Renato Villas
20'-9"20'-6"20'-6"20'-6"20'-9"
103'-0"
30
'
-
0
"
2'
-
0
"
20'-9"20'-6"20'-6"20'-6"20'-9"
103'-0"
32
'
-
0
"
1'
-
4
"
13'-10"6'-11"6'-11"13'-7"
13'-7"
6'-11"6'-11"13'-7"13'-7"7'-2"
2'-0"12'-6"6'-3"6'-3"12'-6"1'-9"1'-9"12'-6"6'-3"6'-3"12'-6"1'-9"1'-9"12'-6"6'-6"
1'
-
2
"
First Floor Plan: 148 sf/unit
den/office
8'10"x11'0"
up
2-car garage
20'0"x20'0"
den/office
8'10"x11'0"
den/office
8'10"x11'0"
upup
2-car garage
20'0"x20'0"
2-car garage
20'0"x20'0"
den/office
8'10"x11'0"
den/office
8'10"x11'0"
2-car garage
20'0"x20'0"
2-car garage
20'0"x20'0"
dw dwdw dwdwrefrigrefrigrefrig refrigrefrig
dn.dn.dn.dn.dn.
eating countereating countereating counter eating countereating counter
walk-in
pantry
walk-in
pantry
walk-in
pantry
walk-in
pantry
walk-in
pantry
pwdpwdpwdpwdpwd
great rm
14'4"x21'0"
great rm
14'4"x21'0"
great rm
14'4"x21'0"
great rm
14'4"x21'0"
great rm
14'4"x21'0"
kitchen
10'0"x14'2"
kitchen
10'0"x14'2"
kitchen
10'0"x14'2"
kitchen
10'0"x14'2"
kitchen
10'0"x14'2"
upupupupup
faufaufaufaufau
gas
f.p.
gas
f.p.
gas
f.p.
gas
f.p.
gas
f.p.
Second Floor Plan: 582 sf/unit
upup
architectural
projection
above: 16"
architectural
projection
above: 16"
architectural
projection
above: 16"
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
2nd floor
above
2nd floor
above
2nd floor
above
2nd floor
above
2nd floor
above
architectural
projection
above: 16"
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
8'0" clg 8'0" clg 8'0" clg 8'0" clg 8'0" clg
8'0" clg 8'0" clg 8'0" clg 8'0" clg 8'0" clg
A
A-6.1
A
A-6.1
A
A-6.1
A
A-6.1
deckdeckdeckdeckdeck
trash
trash
trash
trash
trash
trash
trash
trash
trash
trash
adaptable
powder rm
unit #7
adaptable
powder rm
unit #8
architectural
projection
above: 16"
A-3.2
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
scale: 1/4"=1'-0"
Bldg. B + D (reverse): Plan 1 (1,284 sf)
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA Renato Villas
20'-9"20'-6"20'-6"20'-6"20'-9"
103'-0"
30
'
-
0
"
2'
-
0
"
2'-0"12'-6"6'-3"6'-3"12'-6"1'-9"1'-9"12'-6"6'-3"6'-3"12'-6"1'-9"1'-9"12'-6"6'-6"
8'-2"7'-11"7'-11"6'-11"10'-8"10'-8"10'-8"1'-11"2'-2"1'-11"
12
"
12
"
1'
-
4
"
1'-6"3'-8"1'-4"3'-8"1'-6"1'-11"1'-11"1'-6"3'-8"1'-4"3'-8"1'-6"6'-11"
Third Floor Plan: 554 sf/unit
dryerdryerdryerdryerdryerwasherwasherwasherwasherwasher
bath 2bath 2bath 2 bath 2bath 2
walk-in
closet
walk-in
closet
walk-in
closet
walk-in
closet
walk-in
closet
walk-in
m.closet
walk-in
m.closet
walk-in
m.closet
walk-in
m.closet
walk-in
m.closet
m.bedroom
11'0"x14'2"
m.bedroom
11'0"x14'2"
m.bedroom
11'0"x14'2"
m.bedroom
11'0"x14'2"
m.bedroom
11'0"x14'2"
bedrm 2
11'0"x11'4"
bedrm 2
11'0"x11'4"
bedrm 2
11'0"x11'4"
bedrm 2
11'0"x11'4"
bedrm 2
11'0"x11'4"
twhtwhtwhtwhtwh
dn.dn.dn.dn.dn.
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
m.bath m.bath m.bath m.bath m.bath
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
A
A-6.1
A
A-6.1
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA
scale: 1/4"=1'-0"
Renato Villas
Bldg. B + D (reverse): East-Entry Side Elevation
9'
-
1
"
9'
-
1
"
9'
-
1
"
36
'
-
7
"
top plate
top of slab
top plate
2nd floor
3rd floor
top plate
bl
d
g
.
h
e
i
g
h
t
entry door
w/window
plaster foam trim
inset vinyl
window w/
grids
exterior
plaster
s-profile conc.
tile roofing
5:12 slope
vinyl window
w/plaster
foam trim
plaster foam
plant-on
deco. plaster
foam corbeldeco.
wood
shutter
inset vinyl
slider w/
grids
deco.w.i.
guardrail
@ deck
plaster foam
trim
A-3.3Bldg. B + D (reverse): Elevations
stone
veneer
deco.
vents
deco. plaster
chimney
vinyl window
w/deco.w.i.
plaster fascia
w/deco. foam
plaster corbel
deco.
wood
trellis
deco.wood
plant shelf
deco.
wood
trellis
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA
scale: 1/4"=1'-0"
Renato Villas
Bldg. B + D (reverse): West-Driveway Elevation
9'
-
1
"
9'
-
1
"
9'
-
1
"
36
'
-
7
"
top plate
top of garage curb
top plate
2nd floor
3rd floor
top plate
bl
d
g
.
h
e
i
g
h
t
roll-up garage
door w/glass
panels
exterior
plaster
s-profile conc.
tile roofing
5:12 slope
vinyl window
w/plaster foam
plant-on
plaster
foam trim
deco. plaster
foam corbel
inset vinyl
window w/
grids
deco.
wood
shutter
vinyl window
w/plaster
foam trim
A-3.4Bldg. B + D (reverse): Elevations
stone
veneer
deco. plaster
chimney
plaster fascia
w/deco. foam
plaster corbel
deco.
wood
trellis
deco.
wood
trellis
deco.
vents
plaster
foam trim
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA
scale: 1/4"=1'-0"
Renato Villas
Bldg. B: North-Side ElevationBldg. B: South-Side Elevation
Bldg. D: South-Side Elevation (reverse)Bldg. D: North-Side Elevation (reverse)
9'
-
1
"
9'
-
1
"
9'
-
1
"
9'
-
1
"
9'
-
1
"
9'
-
1
"
36
'
-
7
"
36
'
-
7
"
top platetop plate
top of garage curbtop of garage curb
top platetop plate
2nd floor2nd floor
3rd floor3rd floor
top platetop plate
bl
d
g
.
h
e
i
g
h
t
bl
d
g
.
h
e
i
g
h
t
exterior
plaster
exterior
plaster
s-profile conc.
tile roofing
5:12 slope
s-profile conc.
tile roofing
5:12 slope
inset vinyl
window
inset vinyl window
w/plaster foam
plant-on
plaster
foam trim
plaster
foam trim
deco. plaster
foam corbel
deco. plaster
foam corbel
deco.
wood
shutter
deco.
wood
shutter
A-3.5Bldg. B + D (reverse): Elevations
stone
veneer
stone
veneer
plaster fascia
w/deco. foam
plaster corbel
plaster fascia
w/deco. foam
plaster corbel
deco.
wood
trellis
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA
scale: 1/4"=1'-0"
Renato Villas
Bldg. B + D (reverse): East-Entry Side Elevation
A-3.6Bldg. B + D (reverse): Color Elevations
entry door
w/window
plaster foam trim
inset vinyl
window w/
grids
exterior
plaster
s-profile conc.
tile roofing
5:12 slope
vinyl window
w/plaster
foam trim
plaster foam
plant-on
deco. plaster
foam corbeldeco.
wood
shutter
inset vinyl
slider w/
grids
deco.w.i.
guardrail
@ deck
plaster foam
trim
stone
veneer
deco.
vents
deco. plaster
chimney
vinyl window
w/deco.w.i.
plaster fascia
w/deco. foam
plaster corbel
deco.
wood
trellis
deco.wood
plant shelf
deco.
wood
trellis
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA
scale: 1/4"=1'-0"
Renato Villas
Bldg. B + D (reverse): West-Driveway Elevation
A-3.7Bldg. B + D (reverse): Color Elevations
roll-up garage
door w/glass
panels
exterior
plaster
s-profile conc.
tile roofing
5:12 slope
vinyl window
w/plaster foam
plant-on
plaster
foam trim
deco. plaster
foam corbel
inset vinyl
window w/
grids
deco.
wood
shutter
vinyl window
w/plaster
foam trim
stone
veneer
deco. plaster
chimney
plaster fascia
w/deco. foam
plaster corbel
deco.
wood
trellis
deco.
vents
plaster
foam trim
deco.
wood
trellis
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA
scale: 1/4"=1'-0"
Renato Villas
Bldg. B: North-Side ElevationBldg. B: South-Side Elevation
Bldg. D: South-Side Elevation (reverse)Bldg. D: North-Side Elevation (reverse)
A-3.8Bldg. B + D (reverse): Color Elevations
exterior
plaster
s-profile conc.
tile roofing
5:12 slope
inset vinyl window
w/plaster foam
plant-on
plaster
foam trim
deco. plaster
foam corbel
deco.
wood
shutter
stone
veneer
plaster fascia
w/deco. foam
plaster corbel
deco.
wood
trellis
exterior
plaster
s-profile conc.
tile roofing
5:12 slope
inset vinyl
window
plaster
foam trim
deco. plaster
foam corbel
deco.
wood
shutter
stone
veneer
plaster fascia
w/deco. foam
plaster corbel
A-4.1
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
scale: 1/4"=1'-0"
Bldg. C+F+G+H: Plan 1 (1,284 sf)
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA Renato Villas
20'-9"20'-6"20'-6"20'-6"20'-6"20'-9"
123'-6"
30
'
-
0
"
2'
-
0
"
20'-9"20'-6"20'-6"20'-6"20'-6"20'-9"
123'-6"
30
'
-
0
"
2'
-
0
"
1'
-
4
"
12
'
-
1
0
"
12
'
-
8
"
4'
-
6
"
1'-4"
7'-2"13'-7"13'-7"6'-11"6'-11"13'-7"
13'-7"
6'-11"6'-11"13'-7"13'-7"7'-2"
6'-6"12'-6"1'-9"1'-9"12'-6"6'-3"6'-3"12'-6"1'-9"1'-9"12'-6"6'-3"6'-3"12'-6"1'-9"1'-9"12'-6"6'-6"
1'
-
2
"
First Floor Plan: 148 sf/unit
den/office
8'10"x11'0"
den/office
8'10"x11'0"
upup
2-car garage
20'0"x20'0"
2-car garage
20'0"x20'0"
den/office
8'10"x11'0"
den/office
8'10"x11'0"
upup
2-car garage
20'0"x20'0"
2-car garage
20'0"x20'0"
den/office
8'10"x11'0"
den/office
8'10"x11'0"
2-car garage
20'0"x20'0"
2-car garage
20'0"x20'0"
dw dwdwdw dwdwrefrigrefrigrefrigrefrig refrigrefrig
dn.dn.dn.dn.dn.dn.
eating countereating counter eating countereating counter eating countereating counter
walk-in
pantry
walk-in
pantry
walk-in
pantry
walk-in
pantry
walk-in
pantry
walk-in
pantry
pwdpwdpwdpwdpwdpwd
great rm
14'4"x21'0"
great rm
14'4"x21'0"
great rm
14'4"x21'0"
great rm
14'4"x21'0"
great rm
14'4"x21'0"
great rm
14'4"x21'0"
kitchen
10'0"x14'2"
kitchen
10'0"x14'2"
kitchen
10'0"x14'2"
kitchen
10'0"x14'2"
kitchen
10'0"x14'2"
kitchen
10'0"x14'2"
upupupupupup
faufaufaufaufaufau
gas
f.p.
gas
f.p.
gas
f.p.
gas
f.p.
gas
f.p.
gas
f.p.
Second Floor Plan: 582 sf/unit
upup
architectural
projection
above: 16"
architectural
projection
above: 16"
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
2nd floor
above
2nd floor
above
2nd floor
above
2nd floor
above
2nd floor
above
2nd floor
above
architectural
projection
above: 16"
architectural
projection
above: 16"
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
8'0" clg 8'0" clg 8'0" clg 8'0" clg 8'0" clg 8'0" clg
8'0" clg 8'0" clg 8'0" clg 8'0" clg 8'0" clg 8'0" clg
A
A-6.1
A
A-6.1
A
A-6.1
A
A-6.1
deckdeckdeckdeckdeckdeck
trash
trash
trash
trash
trash
trash
trash
trash
trash
trash
trash
trash
adaptable
powder rm
unit #12
adaptable
powder rm
unit #11
A-4.2
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
scale: 1/4"=1'-0"
Bldg. C+F+G+H: Plan 1 (1,284 sf)
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA Renato Villas
20'-9"20'-6"20'-6"20'-6"20'-6"20'-9"
123'-6"
30
'
-
0
"
2'
-
0
"
6'-6"12'-6"1'-9"1'-9"12'-6"6'-3"6'-3"12'-6"1'-9"1'-9"12'-6"6'-3"6'-3"12'-6"1'-9"1'-9"12'-6"6'-6"
8'-2"8'-2"7'-11"7'-11"6'-11"10'-8"10'-8"10'-8"10'-8"1'-11"1'-11"1'-11"1'-11"
12
"
12
"
1'
-
4
"
12
'
-
1
0
"
7'
-
6
"
5'
-
2
"
4'
-
6
"
1'-6"3'-8"1'-4"3'-8"1'-6"1'-11"1'-11"1'-6"3'-8"1'-4"3'-8"1'-6"6'-11"
Third Floor Plan: 554 sf/unit
dryerdryerdryerdryerdryerdryerwasherwasherwasherwasherwasherwasher
bath 2bath 2 bath 2bath 2 bath 2bath 2
walk-in
closet
walk-in
closet
walk-in
closet
walk-in
closet
walk-in
closet
walk-in
closet
walk-in
m.closet
walk-in
m.closet
walk-in
m.closet
walk-in
m.closet
walk-in
m.closet
walk-in
m.closet
m.bedroom
11'0"x14'2"
m.bedroom
11'0"x14'2"
m.bedroom
11'0"x14'2"
m.bedroom
11'0"x14'2"
m.bedroom
11'0"x14'2"
m.bedroom
11'0"x14'2"
bedrm 2
11'0"x11'4"
bedrm 2
11'0"x11'4"
bedrm 2
11'0"x11'4"
bedrm 2
11'0"x11'4"
bedrm 2
11'0"x11'4"
bedrm 2
11'0"x11'4"
twhtwhtwhtwhtwhtwh
dn.dn.dn.dn.dn.dn.
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
m.bath m.bath m.bath m.bath m.bath m.bath
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg 9'0" clg
A
A-6.1
A
A-6.1
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA
scale: 1/4"=1'-0"
Renato Villas
Bldg. C: East-Entry Side Elevation
Bldg. F+G+H: West-MacDuff Street Elevation
9'
-
1
"
9'
-
1
"
9'
-
1
"
36
'
-
7
"
top plate
top of slab
top plate
2nd floor
3rd floor
top plate
bl
d
g
.
h
e
i
g
h
t
entry door
w/window
plaster foam trim
inset vinyl
window w/
grids
exterior
plaster
s-profile conc.
tile roofing
5:12 slope
vinyl window
w/plaster
foam trim
plaster foam
plant-on
deco. plaster
foam corbeldeco.
wood
shutter
inset vinyl
slider w/
grids
deco.w.i.
guardrail @ deck
plaster foam
trim
A-4.3Bldg. C+F+G+H: Elevations
stone
veneer
deco.
vents
deco. plaster
chimney
vinyl window
w/deco.w.i.
plaster fascia
w/deco. foam
plaster corbel
deco.
wood
trellis
deco. plaster
plant-on
deco.wood
plant shelf
deco.
wood
trellis
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA
scale: 1/4"=1'-0"
Renato Villas
Bldg. C: West-Driveway Elevation
Bldg. F+G+H: East-Driveway Elevation
9'
-
1
"
9'
-
1
"
9'
-
1
"
36
'
-
7
"
top plate
top of garage curb
top plate
2nd floor
3rd floor
top plate
bl
d
g
.
h
e
i
g
h
t
roll-up garage
door w/glass
panels
exterior
plaster
s-profile conc.
tile roofing
5:12 slope
vinyl window
w/plaster foam
plant-on
plaster
foam trim
deco. plaster
foam corbel
inset vinyl
window w/
grids
deco.
wood
shutter
vinyl window
w/plaster
foam trim
A-4.4Bldg. C+F+G+H: Elevations
stone
veneer
deco. plaster
chimney
plaster fascia
w/deco. foam
plaster corbel
deco.
wood
trellis
deco.
wood
trellis
deco.
vents
plaster
foam trim
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA
scale: 1/4"=1'-0"
Renato Villas
Bldg. C: North-Side Elevation
Bldg. F+G+H: South-Side Elevation
Bldg. C: South-Side Elevation
Bldg. F+G+H: North-Side Elevation
9'
-
1
"
9'
-
1
"
9'
-
1
"
9'
-
1
"
9'
-
1
"
9'
-
1
"
36
'
-
7
"
36
'
-
7
"
top platetop plate
top of garage curbtop of garage curb
top platetop plate
2nd floor2nd floor
3rd floor3rd floor
top platetop plate
bl
d
g
.
h
e
i
g
h
t
bl
d
g
.
h
e
i
g
h
t
exterior
plaster
exterior
plaster
s-profile conc.
tile roofing
5:12 slope
s-profile conc.
tile roofing
5:12 slope
inset vinyl window
w/plaster foam
plant-on
inset vinyl window
w/plaster foam
plant-on
plaster
foam trim
plaster
foam trim
deco. plaster
foam corbel
deco. plaster
foam corbel
deco.
wood
shutter
deco.
wood
shutter
A-4.5Bldg. C+F+G+H: Elevations
stone
veneer
stone
veneer
plaster fascia
w/deco. foam
plaster corbel
plaster fascia
w/deco. foam
plaster corbel
deco.
wood
trellis
deco.
wood
trellis
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA
scale: 1/4"=1'-0"
Renato Villas
Bldg. C: East-Entry Side Elevation
Bldg. F+G+H: West-MacDuff Street Elevation
A-4.6Bldg. C+F+G+H: Color Elevations
entry door
w/window
plaster foam trim
inset vinyl
window w/
grids
exterior
plaster
s-profile conc.
tile roofing
5:12 slope
vinyl window
w/plaster
foam trim
plaster foam
plant-on
deco. plaster
foam corbeldeco.
wood
shutter
inset vinyl
slider w/
grids
deco.w.i.
guardrail @ deck
plaster foam
trim
stone
veneer
deco.
vents
deco. plaster
chimney
vinyl window
w/deco.w.i.
plaster fascia
w/deco. foam
plaster corbel
deco.
wood
trellis
deco. plaster
plant-on
deco.wood
plant shelf
deco.
wood
trellis
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA
scale: 1/4"=1'-0"
Renato Villas
Bldg. C: West-Driveway Elevation
Bldg. F+G+H: East-Driveway Elevation
A-4.7Bldg. C+F+G+H: Color Elevations
roll-up garage
door w/glass
panels
exterior
plaster
s-profile conc.
tile roofing
5:12 slope
vinyl window
w/plaster foam
plant-on
plaster
foam trim
deco. plaster
foam corbel
inset vinyl
window w/
grids
deco.
wood
shutter
vinyl window
w/plaster
foam trim
stone
veneer
deco. plaster
chimney
plaster fascia
w/deco. foam
plaster corbel
deco.
wood
trellis
deco.
wood
trellis
deco.
vents
plaster
foam trim
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA
scale: 1/4"=1'-0"
Renato Villas
Bldg. C: North-Side Elevation
Bldg. F+G+H: South-Side Elevation
Bldg. C: South-Side Elevation
Bldg. F+G+H: North-Side Elevation
A-4.8Bldg. C+F+G+H: Color Elevations
exterior
plaster
exterior
plaster
s-profile conc.
tile roofing
5:12 slope
s-profile conc.
tile roofing
5:12 slope
inset vinyl window
w/plaster foam
plant-on
inset vinyl window
w/plaster foam
plant-on
plaster
foam trim
plaster
foam trim
deco. plaster
foam corbel
deco. plaster
foam corbel
deco.
wood
shutter
deco.
wood
shutter
stone
veneer
stone
veneer
plaster fascia
w/deco. foam
plaster corbel
plaster fascia
w/deco. foam
plaster corbel
deco.
wood
trellis
deco.
wood
trellis
A-5.1
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
scale: 1/4"=1'-0"
Bldg. E: Plan 2 (1,332 sf)
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA Renato Villas
21'-1"20'-10"21'-1"
63'-0"
49
'
-
2
"
3'
-
0
"
21'-1"20'-10"21'-1"
4'-8"14'-4"2'-1"2'-1"14'-4"4'-5"4'-5"14'-4"2'-4"
First Floor Plan: 506 sf/unit
living
14'8"x14'8"
living
14'8"x14'8"
living
14'8"x14'8"
dining
10'0"'x11-0"
dining
10'0"'x11-0"
dining
10'0"'x11-0"
kitchen
9'6"x10'9"
kitchen
9'6"x10'9"
kitchen
9'6"x10'9"
2-car garage
20'0"x20'4"
2-car garage
20'0"x20'4"
2-car garage
20'0"x20'4"
pwdpwdpwd entryentryentry
upupup
refrigrefrigrefrig pantrypantrypantry
dwdw
dw
open
above
open
above
open
above
coatscoatscoats
gas
f.p.
gas
f.p.
gas
f.p.
9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg
8'0" clg 8'0" clg 8'0" clg
9'0" clg 9'0" clg 9'0" clg
8'0" clg 8'0" clg 8'0" clg9'0" clg 9'0" clg 9'0" clg
architectural
projection
above: 8"
architectural
projection
above: 8"
architectural
projection
above: 8"
architectural
projection
above: 12"
architectural
projection
above: 12"
B
A-6.1
porchporchporch
trash
trash
trash
trash
trash
trash
B
A-6.1
scale: 1/4"=1'-0"
A-5.2
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
Bldg. E: Plan 2 (1,332 sf)
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA Renato Villas
21'-1"20'-10"21'-1"
63'-0"
7'
-
2
"
11'-0"10'-1"10'-1"10'-9"10'-9"10'-4"
8"
49
'
-
2
"
3'
-
2
"
43
'
-
4
"
2'
-
8
"
20
'
-
2
"
10
'
-
8
"
12
'
-
6
"
49
'
-
1
0
"
42
'
-
8
"
7'
-
2
"
21
'
-
0
"
11
'
-
6
"
10
'
-
2
"
12"
12"
21'-1"20'-10"21'-1"
5'-8"5'-5"10'-0"5'-5"5'-5"10'-0"5'-8"10'-0"5'-5"
3'
-
0
"
Second Floor Plan: 826 sf/unit
dryerdryerdryerwasherwasherwasher
bath 2bath 2bath 2
m.bathm.bathm.bath
walk-in m.clst.walk-in m.clst.walk-in m.clst.
bedrm 3
10'0"x12'0"
bedrm 3
10'0"x12'0"
bedrm 3
10'0"x12'0"
dndndn
open
below
open
below
open
below
m.bedroom
12'0"x14'8"
m.bedroom
12'0"x14'8"
m.bedroom
12'0"x14'8"
bedrm 2
10'0"x11'0"
bedrm 2
10'0"x11'0"
bedrm 2
10'0"x11'0"
linenlinenlinen
laundrylaundrylaundry
faufaufau
9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg
9'0" clg 9'0" clg 9'0" clg
tw
h
tw
h
tw
h
B
A-6.1
B
A-6.1
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
scale: 1/4"=1'-0"41-unit
Condominium Project
2730 Ball Road
Anaheim, CA Renato Villas
Bldg. E: South-Rear Elevation
Bldg. E: North-Driveway Elevation
9'
-
1
"
9'
-
1
"
top plate
top of garage curb
top plate
2nd floor
28
'
-
4
"
bl
d
g
.
h
e
i
g
h
t
9'
-
1
"
9'
-
1
"
top plate
top of slab
top plate
2nd floor
28
'
-
4
"
bl
d
g
.
h
e
i
g
h
t
4'
-
6
"
top of
obscure
glass
3'
-
1
"
12
'
-
0
"
stair
landing
vinyl sliding
doors w/ plaster
foam trim
36" high
deco. w.i. rail
at porch
entry door
w/view window
roll-up garage
door w/glass
panels
inset vinyl
window
w/grids
deco. plaster
chimney
s-profile conc.
tile roofing
5:12 slope
vinyl window
w/plaster
foam trim
plaster fascia
w/deco. foam
plaster corbel
deco. plaster
foam corbel
deco. plaster
foam plant-on
deco.
wood
shutter
plaster
foam trim
stone
veneer
inset vinyl
window w/grids
obscure glass
deco. plaster
chimney
s-profile conc.
tile roofing
5:12 slope
vinyl window
w/deco.plaster
foam plant-on
plaster fascia
w/deco. foam
plaster corbel
deco. plaster
foam trim
stone
veneer
deco.
wood
trellis
deco.
vents
vinyl window
w/deco.w.i.
Bldg. E: Elevations A-5.3
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
scale: 1/4"=1'-0"41-unit
Condominium Project
2730 Ball Road
Anaheim, CA Renato Villas
Bldg. E: East-Side Elevation
Bldg. E: West-MacDuff Elevation
9'
-
1
"
9'
-
1
"
top plate
top of garage curb
top plate
2nd floor
28
'
-
4
"
bl
d
g
.
h
e
i
g
h
t
9'
-
1
"
9'
-
1
"
top plate
top of garage curb
top plate
2nd floor
28
'
-
4
"
bl
d
g
.
h
e
i
g
h
t
36" high
deco. w.i. rail
at porch
inset vinyl
window
w/grids
s-profile conc.
tile roofing
5:12 slope
plaster fascia
w/deco. foam
plaster corbel
stone
veneer
vinyl window
w/deco.w.i.
Bldg. E: Elevations A-5.4
deco. wood
trellis
deco. plaster
foam corbel
vinyl window
w/plaster
foam trim
deco.
wood
shutter
36" high
deco. w.i. rail
at porch
inset vinyl
window
w/grids
s-profile conc.
tile roofing
5:12 slope
plaster fascia
w/deco. foam
plaster corbel
stone
veneer
vinyl window
w/deco.w.i.
deco. wood
trellis w/
plant shelf
deco. plaster
foam corbel
vinyl window
w/plaster
foam trim
deco.
wood
shutter
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
scale: 1/4"=1'-0"41-unit
Condominium Project
2730 Ball Road
Anaheim, CA Renato Villas
Bldg. E: South-Rear Elevation
Bldg. E: North-Driveway Elevation
A-5.5Bldg. E: Color Elevations
vinyl sliding
doors w/ plaster
foam trim
36" high
deco. w.i. rail
at porch
entry door
w/view window
deco. plaster
chimney
s-profile conc.
tile roofing
5:12 slope
vinyl window
w/deco.plaster
foam plant-on
plaster fascia
w/deco. foam
plaster corbel
deco. plaster
foam trim
stone
veneer
deco.
wood
trellis
deco.
vents
vinyl window
w/deco.w.i.
roll-up garage
door w/glass
panels
inset vinyl
window
w/grids
deco. plaster
chimney
s-profile conc.
tile roofing
5:12 slope
vinyl window
w/plaster
foam trim
plaster fascia
w/deco. foam
plaster corbel
deco. plaster
foam corbel
deco.
wood
shutter
plaster
foam trim
stone
veneer
deco. plaster
foam plant-on
inset vinyl
window w/grids
obscure glass
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
scale: 1/4"=1'-0"41-unit
Condominium Project
2730 Ball Road
Anaheim, CA Renato Villas
Bldg. E: East-Side Elevation
Bldg. E: West-MacDuff Elevation
A-5.6Bldg. E: Color Elevations
36" high
deco. w.i. rail
at porch
inset vinyl
window
w/grids
s-profile conc.
tile roofing
5:12 slope
plaster fascia
w/deco. foam
plaster corbel
stone
veneer
vinyl window
w/deco.w.i.
deco. wood
trellis w/
plant shelf
deco. plaster
foam corbel
vinyl window
w/plaster
foam trim
deco.
wood
shutter
36" high
deco. w.i. rail
at porch
inset vinyl
window
w/grids
s-profile conc.
tile roofing
5:12 slope
plaster fascia
w/deco. foam
plaster corbel
stone
veneer
vinyl window
w/deco.w.i.
deco. wood
trellis
deco. plaster
foam corbel
vinyl window
w/plaster
foam trim
deco.
wood
shutter
Plan 1: Section A-A
2-car garage den
great rm
m.bedrm
2nd floor
top plate
top plate
top of slab
kitchen
m.closet bedrm 2
9'
-
1
"
9'
-
1
"
9'
-
1
"
3rd floor
top plate
Plan 2: Section B-B
2-car garagediningliving
bedrm 3m.closetm.bedrm m.bath
6"
9'
-
1
"
9'
-
1
"
2nd floor
top plate
top plate
top of curb
finish grade
porch
A-6.1
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
scale: 1/4"=1'-0"
Building Sections
41-unit
Condominium Project
2730 Ball Road
Anaheim, CA Renato Villas
A-6.2
6/29/17
BONANNI DEVELOPMENT
5500 BOLSA AVE #120
HUNTINGTON BEACH, CA 92649
714-892-0123
BEGOVICH Architects
begovich-haug.com
562-988-1174
scale: 1/4"=1'-0"
Line-of-Sight Sections
42-unit
Condominium Project
2730 Ball Road
Anaheim, CA Renato Villas
scale: 1/4"=1'-0"
Bldg. E: Line-of-Sight Section C-C
2-car garage dining living
bedrm 3 m.closet m.bedrmm.bath
6"
9'
-
1
"
9'
-
1
"
2nd floor
top plate
top plate
top of curb
finish grade
82.10 FF
92.10 FF
first floor: line-of-sight
second floor: line-of-sight
81.20 TG
24'-6"
proposed
walkway
proposed
landscape
area
proposed retaining
wall w/6' high block wall
existing
finish ground
single family
residence lot
proposed privacy
vegetation: 4-36" box
Australian Willow trees
10'-0"4'-0"7'-4"3'-0"
proposed
landscape
area
proposed
porch
porch
2-car garage
great rm
hall
2nd floor
top plate
top plate
top of slab
m.closet
9'
-
1
"
9'
-
1
"
9'
-
1
"
3rd floor
top plate
pwd rm
single family
residence lot
existing 8' high
block wall at
property line
approx. 120' (not to scale)approx. 57' to
one-story home
Bldg. F: Line-of-Sight Section D-D
secon
d
fl
o
o
r
:
line-o
f
-
s
i
g
h
t
15 de
g
r
e
e
s
third
fl
o
o
r
:
line-of
-
s
i
g
h
t
15 de
g
r
e
e
s
ATTACHMENT NO. 6
A
T
T
A
C
H
M
E
N
T
N
O
.
7
ATTACHMENT NO. 9
CITY OF ANAHEIM
ENVIRONMENTAL CHECKLIST FORM
CLASS 32 CATEGORICAL EXEMPTION
INFILL DEVELOPMENT PROJECTS**
CASE NO.: DEVELOPMENT CASE NO. 2016-00100
CONDITIONAL USE PERMIT NO. 2017-05917
TENTATIVE TRACT MAP NO. 18097
PROJECT APPLICANT:
OWNER:
NAME: Ronald Sakahara
COMPANY: Sakahara Properties, LLC
ADDRESS: 20505 Via Lerida
CITY/ST/ZIP: Yorba Linda, CA 92887
E-MAIL: rsak26@aol.com
PHONE: (714) 348-5459
APPLICANT:
NAME: Ed Bonanni
COMPANY: Bonanni Development
ADDRESS: 5500 Bolsa Avenue, Suite 120
CITY/ST/ZIP: Huntington Beach, CA 92649
E-MAIL: ed@bonannidevelopment.com
PHONE: (714) 892-0123
PROJECT ADDRESS: 2730 West Ball Road, approximately 950 feet east of the
centerline of Dale Avenue
APN(s): 126-310-10
ATTACHMENT NO. 10
SURROUNDING LAND USES AND SETTING:
The project site consists of a 1.78-acre parcel currently developed with a single-family residence
and former wholesale nursery business that has since been relocated to another location. The
property is located in the “T” Transition Zone and is within the “R-O” Residential Opportunity
Overlay Zone. The General Plan designates the property for Medium Density Residential land
uses. The surrounding land uses include single-family residential to the south in the City of
Stanton, apartments to the west across MacDuff Street, a junior high school to the north across
Ball Road, and a wholesale nursery to the east.
PROJECT DESCRIPTION: The applicant requests Planning Commission approval of a
Tentative Tract Map and a Conditional Use Permit to demolish the existing single-family
residence, subdivide the property for condominium purposes, and construct a 42-unit single-family
attached residential development.
The proposed townhome complex would be comprised of six 3-story and two 2-story buildings,
designed with a Spanish style architecture. There would be 35 two-bedroom units (1,284 square
feet) and 7 three-bedroom units (1,332 square feet), 84 garaged parking spaces and seven
uncovered surface parking spaces. Units would have either a covered porch or second floor deck.
Vehicular access to MacDuff Street would be provided via two drive aisles at the north and south
ends of the project. MacDuff would be widened to it ultimate half-width along the east side and
improved with a 6-foot parkway and 4-foot sidewalk. Project amenities include two community
open space areas that would be improved with children’s play equipment and/or tables with a
trellis.
GENERAL PLAN DESIGNATION: Medium-Density Residential Land Use ZONING: “T”
Transition Zone within the “R-O” Residential Opportunity Overlay Zone, subject to the “RM-4”
Multiple Family Residential zoning designation
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 for Medium-Density Residential Land Use by the General Plan, and
is in the “T” Transition Zone within the “R-O” Residential Opportunity Overlay Zone,
subject to the “RM-4” Multiple Family Residential zoning designation, which is consistent
with the Proposed Project.
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 project site consists of a 1.78-acre parcel currently developed with a single-family
residence and former wholesale nursery business that has since been relocated to another
location. The surrounding land uses include single-family residential to the south in the
City of Stanton, apartments to the west across MacDuff Street, a junior high school to the
north across Ball Road, and a wholesale nursery to the east.
3. Does the project site have value as habitat for endangered, rare or threatened species?
The project site consists of a 1.78-acre parcel currently developed with a single-family
residence and former wholesale nursery business that has since been relocated to another
location. The project site is entirely disturbed from previous development activity and does
not contain suitable habitat for any candidate, sensitive, or special status plant or wildlife
species. Notwithstanding, the project site does contain existing landscape trees that could
potentially be used by migratory birds for breeding and nesting. Although the project would
be limited to developed and disturbed land, direct impacts to migratory nesting birds must
be avoided to comply with the Migratory Bird Treaty Act (MBTA) and California Fish and
Game Code (CFGC). Thus, compliance with these existing federal and state regulations is
required to minimize any potential impacts to nesting birds and raptors.
Compliance with the MBTA and CFGC can be ensured through adoption of Conditions of
Approval (COAs) addressing potential nesting habitat. Specifically, if vegetation clearing,
demolition, grading, or any other construction/pre-construction activity is proposed to
commence during the nesting season (generally February 15th though August 31st), the
applicant or City would be required to retain the services of a qualified biologist to survey
the project site for active nests prior to these construction activities in order to determine
the presence/absence, location, and status of any active nests on or adjacent to the project
site. This survey should occur no more than one week prior to the start of construction
activities, and the results provided to the City of Anaheim for their review and concurrence
prior to construction. If no active nests are discovered or identified, no further actions are
required. In the event that active nests are discovered on the project site, the biologist
should implement additional avoidance measures (e.g., creating a buffer around the active
nest(s) and ceasing any construction activities within this buffer until breeding/nesting is
completed and the young have fledged the nest) to be consistent with the MBTA and
CFGC.
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 Proposed Project consists of the demolition of one single-family home
and the construction of a 42-unit attached single family residential development. The City
of Anaheim Traffic Study Guidelines state that a traffic study is required when a project is
expected to generate 100 or more new vehicle trips in the AM or PM peak hour, would
contribute 51 or more peak-hour trips to any Congestion Management Program (CMP)
monitored intersection, would generate 1,600 daily trips if located on the CMP highway
system, or would generate 2,400 daily trips if adjacent to the CMP highway system.
Traffic generation is expressed in vehicle trip ends, defined as a one-way vehicular
movement, either entering or exiting the generating land use. A Trip Generation Memo
was prepared for the Proposed Project by K2 Traffic Engineering, Inc. (April, 2017).
Typically, traffic generation rates used in traffic forecasting procedures are found in Trip
Generation, Ninth Edition, published by the Institute of Transportation Engineers (ITE)
[Washington, D.C., 2012]. Based on the ITE Trip Generation Manual Code 230 for the
addition of 42 Condominium Dwelling Units, and the ITE Trip General Manual Code 210
for the removal of one Single Family Detached Dwelling Unity, the net increase of 41 units
generates 403 daily trips, 32 AM peak hour trips, and 43 PM peak hour trips, on a typical
weekday. As such, a traffic study was not required nor prepared. Neither roadway
segments nor immediately surrounding intersections are anticipated to be significantly
impacted as a result of the additional trips from the Proposed Project.
b. Noise:
Construction - The Proposed 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 Proposed Project is a 42-unit residential development that, when
constructed, would generate noise impacts consistent with those of surrounding land uses.
No significant impacts would occur.
c. Air Quality:
The Proposed 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 Proposed 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 Proposed Project consists of the demolition of one single-family home
and the construction of a 42-unit attached single family residential development on a 1.78-
acre parcel. General construction activities, such as site preparation, including demolition
of the existing single-family residence, 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 is conservatively anticipated to last 10 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 Proposed 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, Project-Related Construction and Operational Emissions, the
incremental increase in emissions from Proposed Project construction activities fall well
below SCAQMD significance thresholds for regional emissions.
Operation - The Proposed Project’s incremental increase in regional emissions resulting
from operation of the Proposed 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 Proposed 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 Proposed 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
2017 Project Emissions 5.19 94.11 28.01 0.16 15.57 8.31
2018 Project Emissions 60.64 18.0 15.18 .03 1.42 1.12
Exceed Threshold? NO NO NO NO NO NO
VOC NOx CO SO2 PM10 PM2.5
Operational Emissions
SCAQMD Threshold 55 55 550 150 150 55
Project Emissions 1.61 2.95 10.63 0.02 1.88 0.59
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 Proposed Project would be less than
significant. Operational related impacts are typically associated with emissions produced
from Project-generated vehicle trips. Based on the Proposed 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 Proposed 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. The Proposed 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 Proposed 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 42-unit attached single family residential development 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 42-unit attached single family residential development 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 42-unit attached single family
residential development, 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. 330,
development of 41 net new housing units would generate approximately 17 elementary
students, 6 junior high students, and 10 high school students. Therefore, the Proposed
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.
e. Other Public Facilities:
The Proposed Project would include the demolition of one single-family residence and the
construction of a 42-unit attached single family residential development. 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, six
branches, Founders Park with Heritage Services, 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 Proposed Project would be served by the Anaheim Public Works Department for
wastewater (Sanitary Sewer) collection service. The Proposed Project is located within a
developed area and there is an existing Public wastewater (Sanitary Sewer) main in Ball
Road, adjacent to the Proposed Project. The Proposed 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 Proposed 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 Proposed Project. Impacts to wastewater treatment facilities (OCSD)
would be less than significant.
g. Storm Water Drainage:
On-site grading and 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
(OCFCD) 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 storm water runoff
generated on site would be allowed to leave the site without pre-treatment for urban
pollutants. The Proposed Project would not alter any drainage pattern in a manner that
would result in substantial erosion or siltation on or offsite. The Proposed 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 Proposed
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 2015 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 Proposed Project would include the demolition of one single-family
residence and the construction of a 42-unit attached single family residential development.
The supply of local water needed to support the existing use is not substantial. Therefore,
the production rates of local wells would not be significantly impacted. The Proposed
Project would also result in similar amounts of impervious surfaces than what currently
exist on the site. Therefore, the 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, permitted to accept approximately 8,000 tons of waste per day.
In April, 2016 Assembly Bill 1826 requires businesses in California to recycle their organic
waste based on the amount generated per week. The Proposed 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
properties are fully served by various utility service providers. There are no anticipated
significant service or system upgrades needed to serve the proposed restaurant 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 proposed 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 proposed 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.
6/14/17
Signature of City of Anaheim Representative Date
Christine Saunders, Associate Planner (714) 765-5238
Printed Name, Title Phone Number
ATTACHMENT NO. 11
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: JULY 10, 2017
SUBJECT: CONDITIONAL USE PERMIT NO. 3640B
LOCATION: 1731 West Medical Center Drive (Emerald Court)
APPLICANT/PROPERTY OWNER: The applicant is Marco Vakili with Kisco
Senior Living. The property owner is Property Reserve, Inc.
REQUEST: The applicant requests to amend a conditional use permit by
modifying a condition of approval pertaining to vehicular gates for a senior assisted
living and apartment complex.
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 an amendment to Conditional Use
Permit No. 3640, under the conditions imposed.
BACKGROUND: This 6.9-acre property is comprised of two parcels. The
northern parcel is developed with a three-story, 194-unit senior and assisted living
facility that was originally approved in 1985. The property is located in the General
Commercial (C-G) Zone and the General Plan designates this property for
Institutional land uses. Surrounding land uses include the SR-91 freeway to the
north, medical offices to the south across Medical Center Drive, a Toyota car
dealership to the east and a mobile home park to the west.
In August 2015, the Planning Commission approved a 58-unit expansion to the
facility, for a total of 252 units. The expansion is currently under construction and
expected to be completed in October 2017. The approval included Condition of
Approval No. 9:
“Gates preventing access to parking spaces on the northern portion of the site
shall be removed.”
PROPOSAL: The applicant requests the ability to retain the existing gates on the
east and west sides of the building. The applicant proposes that the above condition
be modified to read:
“Gates limiting access to the northerly parking area shall remain open
between the hours of 6:00 a.m. and 5:00 p.m., daily.”
CONDITIONAL USE PERMIT NO. 3640B
July 10, 2017
Page 2 of 4
As shown on the aerial below, the primary visitor parking lot is on the east side of the property,
in front of the gates. The primary employee parking lot is on the west side of the property, also in
front of the gates. As part of the request, the applicant proposes to designate 34 employee
parking spaces and six guest parking spaces in the secure parking area north of the gates.
FINDINGS AND ANALYSIS: Following is staff’s analysis and recommendation for each
requested action:
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 this code;
CONDITIONAL USE PERMIT NO. 3640B
July 10, 2017
Page 3 of 4
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 condition of approval pertaining to the removal of the gates was originally recommended by
staff in order to ensure a balance between employee, visitor and resident parking, such that all
groups would have adequate on-site parking availability. Staff found that by limiting parking
behind the gates to residents of the facility, there was the potential for inadequate staff and
visitor parking in front of the gates.
Since approval by the Planning Commission, residents and staff of the existing facility have
expressed concerns regarding safety associated with the pending gate removal. The applicant has
proposed a compromise of keeping the gates, such that the site would be secure during the times
that safety is of greatest concern; the gates would remain in an open position during the daytime
to allow free flow movement of vehicles when parking demand is at its greatest and closed
during the nighttime hours when security is needed and the parking demand is the much lower
than the daytime hours.
An update to the 2015 parking study was prepared in May 2017 by Linscott Law & Greenspan to
analyze the effects of keeping the gates and leaving them open during the day. Based on a review
of staff shift profiles, the study found that keeping the gates open between the hours of 6:00 a.m.
and 5:00 p.m. would have the same effect as removal of the gates. Opening the gates at 6:00 a.m.
captures the largest shift of employees that begin work at 7:00 a.m. An in-pavement detection
system would be installed so that any employees ending their shift past 5:00 p.m. would be able
to exit the north parking lot. Staff and the applicant also worked with the Public Works
Department, Streets and Sanitation Division to confirm that the proposed “gates open” hours are
consistent with sanitation service hours to the site. Additionally, a Knox switch box would be
installed on each gate to provide access to the Fire Department in the case of an emergency.
In addition to the amended condition as proposed by the applicant, staff also recommends
conditions that require pavement markings to identify employees and visitor parking spaces
throughout the facility and the installation of a knox box on each gate.
CONDITIONAL USE PERMIT NO. 3640B
July 10, 2017
Page 4 of 4
CONCLUSION: Staff supports the proposed modification to Condition No. 9 because the
proposal has the same intent and will achieve the same result as the original condition. The
proposal allows the property to be secure in the evenings, while addressing the original
reasons for requiring the removal of the gates. Therefore, staff recommends approval of this
request.
Prepared by, Submitted by,
Elaine Thienprasiddhi Jonathan E. Borrego
Senior Planner Planning Services Manager
Attachments:
1. Draft Resolution
2. August 10, 2015 Planning Commission Staff Report
3. August 10, 2015 Planning Commission Resolution
4. Letter of Request
5. 2017 Updated Parking Study and Original 2015 Parking Study
6. Site Plan
7. Photos
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[DRAFT] ATTACHMENT NO. 1
-1- PC2017-***
RESOLUTION NO. PC2017-***
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ANAHEIM APPROVING AMENDMENT TO
CONDITIONAL USE PERMIT NO. 3640 AND MAKING CERTAIN
FINDINGS IN CONNECTION THEREWITH
(DEV2015-00003B)
(1731 WEST MEDICAL CENTER DRIVE)
WHEREAS, on September 30, 1985, the Planning Commission adopted Resolution No.
85-216 approving Conditional Use Permit No. 2720 (herein referred to as the "Original CUP") to
construct a 179-unit senior citizen’s retirement facility and a 99-bed skilled nursing facility with
waiver of required lot frontage; and
WHEREAS, on November 21, 1988, the Planning Commission adopted Resolution No.
88-322 modifying Conditional Use Permit No. 2720 to approve waivers of (a) minimum number
of parking spaces for Parcel No. 1 and (b) required height and type of fence for Parcel Nos. 1 and
2 to complete construction of the facility (herein reffered to as the “First Amendment to the
Original CUP”); and
WHEREAS, on November 1, 1993, the Planning Commission adopted Resolution No.
93-119 approving Conditional Use Permit No. 3640 (herein referred to as "CUP 3640") to permit
a 16-unit (16-bed) expansion to an existing 179-unit (206-bed) senior citizen’s retirement facility
with waiver of minimum number of parking spaces; and
WHEREAS, on August 10, 2015, the Planning Commission adopted Resolution No.
2015-056 approving Conditional Use Permit No. 3640A (herein referred to as CUP 3640B") to
permit a 58-unit expansion to an existing 194-unit senior citizen’s retirement facility with fewer
parking spaces than required and a higher floor area ratio (FAR) than permitted by the Zoning
Code; and
WHEREAS, the Original CUP, the First Amendment to the Original CUP, CUP 3640 and
CUP 3640B shall be referred to herein collectively as the "Existing CUP"; and
WHEREAS, the Planning Commission of the City of Anaheim (hereinafter referred to as
the “Planning Commission”) did receive a verified Petition for Conditional Use Permit No.
3640B to approve an amendment to the Existing CUP to modify Condition of Approval No. 9 to
allow two existing vehicle gates to remain on-site (herein referred to as the "Proposed Project")
for certain real property located at 1731 West Medical Center Drive in the City of Anaheim,
County of Orange, State of California, as generally depicted on the map attached hereto as
Exhibit A and incorporated herein by this reference (the “Property”); and
WHEREAS, the Property is located in the "CG" General Commercial Zone and is subject
to the zoning and development standards contained in Chapter 18.08 (Commercial Zones) of the
Anaheim Municipal Code (“Code”). The Anaheim General Plan designates this Property for
Institutional land uses; and
-2- PC2017-***
WHEREAS, the Planning Commission did hold a public hearing at the Civic Center in
the City of Anaheim on July 10, 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 of the
Code, to hear and consider evidence and testimony 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, 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 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
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. 3640B, does find and
determine the following:
1. The request to amend a conditional use permit to modify a condition of approval
pertaining to vehicular gates is authorized under Section 18.60.190 of the Code; and
2. The Proposed Project will not adversely affect the adjoining land uses or the
growth and development of the area in which it is proposed to be located based on the data in the
Supplemental Report and conclusions reached by the parking engineer. Because the gates will be
open from 6 a.m. to 5 p.m. there will be no impact to adjoining land uses, or the growth and
development of the area; and
3. The size and shape of the site is adequate to allow the full development of the
Proposed Project in a manner not detrimental to the particular area or to the health and safety
because when the gates are closed during the evening hours the supply will be adequate for the
reduced demand; and
4. The traffic generated by the Proposed Project will not impose an undue burden
upon the streets and highways designed and improved to carry the traffic in the area because the
requested amendment to the condition of approval would not generate additional traffic to the
area and will not exceed the anticipated volumes of traffic on the surrounding streets and
adequate parking will be provided to accommodate the use; and
-3- PC2017-***
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 be integrated with the surrounding commercial area and would not pose a health or
safety risk to the citizens of the City of Anaheim or the adjoining City.
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. 3640B contingent upon the conditions of approval set forth
in Exhibit B attached hereto and incorporated herein by this reference (the “Revised Conditions
of Approval”); and
BE IT FURTHER RESOLVED that, effective upon the date of this Resolution, the
Revised Conditions of Approval hereby amend the Original Conditions of Approval in their
entirety. All references to the conditions of approval for the Original CUP, as amended by
Conditional Use Permit No. 3640B, shall be to the Revised Conditions of Approval attached to
this Resolution as Exhibit B, which shall control and govern the Original CUP, as amended by
Conditional Use Permit No. 3640B; and
BE IT FURTHER RESOLVED that, based upon the aforesaid findings and
determinations, the Planning Commission does hereby approve Conditional Use Permit No.
3640B, contingent upon and subject to the Revised Conditions of Approval, which are described
in Exhibit B, and attached hereto and incorporated herein by this reference. Said conditions are
hereby found to be a necessary prerequisite to the proposed use of the Property 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(s), (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 (City-Initiated Revocation or Modification of Permits) of the Code.
-4- PC2017-***
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 July 10, 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
-5- 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 July 10, 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 10th day of July, 2017.
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
-6- PC2017-***
-7- PC2017-***
EXHIBIT “B”
CONDITIONAL USE PERMIT NO. 3640B
(DEV2015-00003B)
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
PRIOR TO ISSUANCE OF BUILDING PERMITS
1 The applicant shall execute and record a Covenant and Agreement to Hold
the Property as one parcel for Building Requirements in a form satisfactory
to the Building Official and the City Attorney. The Covenant shall be
reviewed and approved by the Bulding Official and the City Attorney prior
to its execution and recordation in the Official Records of the County of
Orange. A copy of the recorded Covenant shall then be submitted to the
Planning Department.
Planning & Building,
Building Division
2 Landscaping plans shall show plant materials adequate to screen existing
equipment within the front setback. Any new equipment shall be located
outside of setbacks and screened by plant materials if visible to the street.
Planning & Building,
Building Division
3 Building plans shall demonstrate 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. All existing conflicting
signage shall be removed.
Public Works, Traffic
Engineering Division
4 Building plans shall demonstrate that fire lanes shall be posted with “No
Parking Any Time.” Said information shall be specifically shown on plans
submitted for building permits. All existing conflicting signage shall be
removed.
Public Works, Traffic
Engineering Division
PRIOR TO FINAL BUILDING AND ZONING INSPECTIONS
5 All required WQMP items shall be installed, operational and inspected by
the City.
Public Works,
Development Services
Division
6 Prior to final building and zoning inspections, the property
owner/developer shall submit to the Planning and Building Department a
letter from a licensed landscape architect certifying that all landscaping and
irrigation systems have been installed in accordance with the approved
landscaping plans.
Planning & Building,
Planning Services
Division
7 Gates limiting access to the northerly parking area shall remain open
between the hours of 6:00 a.m. and 5:00 p.m., daily.
Planning & Building,
Planning Services
Division
8 Pavement markings indicating employee, visitor and resident parking
spaces shall be painted on the appropriate parking spaces.
Planning & Building,
Planning Services
Division
9 Electrically operated gates shall be provided with a Knox override switch
located on the entry side of the gate in an approved location and shall be
provided with an approved remote opening system that is controlled by an
approved public safety radio frequency.
Fire Department
-8- PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
GENERAL CONDITIONS
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.
Planning & Building,
Planning Services
Division
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.
Planning & Building,
Planning Services
Division
12 The subject Property shall be developed 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 & Building,
Planning Services
Division
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 & BUILDING DEPARTMENT
DATE: AUGUST 10, 2015
SUBJECT: CONDITIONAL USE PERMIT NO. 3640A, VARIANCE NO. 2015-
05000 AND ADMINISTRATIVE ADJUSTMENT NO. 2015-00367
LOCATION: 1731 West Medical Center Drive (Emerald Court)
APPLICANT/PROPERTY OWNER: The applicant is Marco Vakili with Kisco
Senior Living, represented by Gladys Bowen with Shelter LLP. The property owner
is Property Reserve, Inc.
REQUEST: The applicant proposes to construct a two-story, 58-unit expansion to
an existing 194-unit senior and assisted living facility with fewer parking spaces than
required and a higher floor area ratio (FAR) than permitted by the Zoning Code.
RECOMMENDATION: Staff recommends that the Planning Commission approve
the attached resolution, approving and adopting a Negative Declaration for this
request under the California Environmental Quality Act, and approving an
amendment to Conditional Use Permit No. 3640, Variance No. 2015-05000 and
Administrative Adjustment No. 2015-00367.
BACKGROUND: This 6.9-acre property is comprised of two parcels. The northern
parcel is developed with a three-story, 194-unit residential building that includes 148
independent senior living units and 46 senior assisted living units. The southern
parcel is improved with a large lawn area and parking and provides vehicular access
to the northerly parcel. The property is located in the General Commercial (C-G)
Zone and the General Plan designates this property for Institutional land uses.
Surrounding land uses include the SR-91 freeway to the north, medical offices to the
south across Medical Center Drive, a Toyota dealership to the east and a mobile home
park to the west.
The senior and assisted living facility was approved by the Commission in 1985, with
amendments approved in 1988 and 1993.
PROPOSAL: The applicant requests approval to expand the existing 194-unit
facility with 58 additional assisted living units, for a total of 252 units. The proposed
building would connect to the existing building and would share its central kitchen,
trash and service areas. Common areas include a dining room, wellness center,
bistro, living room, activity room, puzzle room, family room, beauty salon and
administrative offices.
ATTACHMENT NO. 2
CONDITIONAL USE PERMIT NO. 3640A
August 10, 2015
Page 2 of 5
The expansion would result in an increase of 63 new residents and 10 new employees per shift,
with three shifts in a 24-hour period.
Access to the site is provided via two driveways along Medical Center Drive. The existing entry
driveways, fire lane access road and service drive will remain in place. Existing gates on the east
and west sides of the building would be removed to allow circulation to flow around the
perimeter of the site and open up parking for employees and guests in the north portion of the
property. A total of 188 at-grade parking spaces are proposed for the project.
The proposed two-story building would have a maximum height of 29 feet and step down from
the existing three-story building towards West Medical Drive. The architectural style
complements the existing building by incorporating gable and hip roofs and residential-scale
windows. The building facade would include cement board siding, cultured stone with cement
plaster and varied earth tones.
The building is planned around two large courtyards, one active and one passive. Proposed
landscaping would include several tree species, as well as a variety of shrubs, groundcovers and
artificial turf. The landscaping would be drought tolerant and utilize drip irrigation.
FINDINGS AND ANALYSIS: The applicant’s proposal requires approval of the following:
Conditional Use Permit: Before the Planning Commission grants 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 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 expansion of a senior and assisted living facility is permitted at this location subject to
approval of a conditional use permit to determine compatibility with surrounding land uses.
The proposed expansion would be fully integrated into the existing facility and complies with
the required setbacks and height limitations. Existing vehicular access points would be
maintained and brought into compliance with current Codes, with respect to increasing the
CONDITIONAL USE PERMIT NO. 3640A
August 10, 2015
Page 3 of 5
driveway approach depth. The expansion includes new courtyards for use of the residents, as
well as a variety of indoor amenities. The existing facility has not generated any Code
Enforcement violations or concerns from the surrounding community. The existing use as a
senior and assisted living facility is compatible with the surrounding land uses and the size and
scale of the proposed addition is consistent with the surrounding neighborhood.
Parking Variance: Parking variances may be granted upon a finding by the Planning
Commission or City Council that the evidence presented shows that all of the following
conditions exist:
1) That the variance, under the conditions imposed, if any, will not cause
fewer off-street parking spaces to be provided for the proposed use than the
number of such spaces necessary to accommodate all vehicles attributable
to such use under the normal and reasonably foreseeable conditions of
operation of such use;
2) That the variance, under the conditions imposed, if any, will not increase
the demand and competition for parking spaces upon the public streets in
the immediate vicinity of the proposed use;
3) That the variance, under the conditions imposed, if any, will not increase
the demand and competition for parking spaces upon adjacent private
property in the immediate vicinity of the proposed use;
4) That the variance, under the conditions imposed, if any, will not increase
traffic congestion within the off-street parking areas or lots provided for the
proposed use; and
5) That the variance, under the conditions imposed, if any, will not impede
vehicular ingress to or egress from adjacent properties upon the public
streets in the immediate vicinity of the proposed use.
The Zoning Code requires 226 spaces for the senior living facility, including the proposed
expansion. A total of 188 on-site spaces are proposed. A parking study was prepared by
Lindscott Law & Greenspan and staff agrees with the methodology and findings of the report.
Parking counts of the existing facility were taken on three different days, including a typical
weekday, a typical Sunday and Mother’s Day. The counts resulted in a peak ratio of 0.71 spaces
per unit such that 179 spaces would be the maximum parking demand for the proposed project.
The study demonstrates that adequate parking would be provided for the project such that the use
will not increase demand for parking on public streets or neighboring properties.
The project incorporates a recommendation from staff to remove the gates that currently separate
guest parking from resident parking. Doing so will allow use of parking spaces in the northern
half of the project site which are currently underutilized. Many of the residents do not keep a car
on-site and the facility maintains multi-passenger vehicles to transport residents to and from off-
site activity centers.
CONDITIONAL USE PERMIT NO. 3640A
August 10, 2015
Page 4 of 5
Administrative Adjustment: The Planning Director has review authority over Administrative
Adjustments, but may refer any application to the Planning Commission for review. Since the
Conditional Use Permit and Variance must be approved by the Planning Commission, the
Planning Director has referred the Administrative Adjustment to the Commission to provide a
comprehensive evaluation of the project and to make a finding of fact that the evidence
presented shows that all of the following conditions exist:
1) The adjustment is consistent with the purposes and intent of the Zoning
Code;
2) The same or similar result cannot be achieved by using provisions in the
Zoning Code that do not require the adjustment; and
3) The adjustment will not produce a result that is out of character or
detrimental to the neighborhood.
The Code allows an FAR of up to 0.5 in the C-G Zone and the project proposes an FAR of 0.52,
which is a deviation of less than five percent. The proposed two-story expansion is smaller in
size and scale than the three-story facility that exists today. It would be compatible with the
surrounding neighborhood and complies with all other dimensional standards of the C-G Zone,
including required landscape and building setbacks and allowable height. The General Plan
designates this property for Institutional land uses, which allows a significantly higher FAR of
3.0 than the 0.5 FAR proposed as part of this project.
The proposed 0.52 FAR provides a greater variety of common areas for residents, including
wellness areas, activity rooms and living rooms, in addition to the residential units. These on-site
amenities contribute to a quality living experience for residents of the community. The existing
facility is an established component of the community and the overall size and massing of the
proposed addition is compatible with the character of the neighborhood.
Environmental Analysis: A draft Negative Declaration was prepared in accordance with the
California Environmental Quality Act ("CEQA") to evaluate the physical environmental impacts
of the proposed project. Through this analysis, including the preparation of an Initial Study, staff
has determined that no significant environmental impacts would result from the proposed
project, nor would any mitigation measures be required. The Negative Declaration was
circulated for a 20-day public/responsible agency review on July 17, 2015. No comments have
been received to date. Based upon a thorough review of the proposed project and the Negative
Declaration, staff has determined that the project will have a less than significant impact upon
the environment and recommends that the Planning Commission approve and adopt the Negative
Declaration.
CONDITIONAL USE PERMIT NO. 3640A
August 10, 2015
Page 5 of 5
CONCLUSION: Staff supports the proposed expansion to the senior living facility because it
would be compatible with the mix of residential and commercial land uses in the surrounding
area. Parking is adequate to accommodate the expansion without impacting public streets or
surrounding properties. The higher floor area ratio is appropriate since it is significantly lower
than the FAR limitations permitted by the Institutional land use designation in the General Plan.
Therefore, staff recommends approval of this request.
Prepared by, Submitted by,
Elaine Thienprasiddhi Ted White
Associate Planner Principal Planner
Attachments:
1. Draft Resolution
2. CUP Justification
3. Parking Study
4. Administrative Adjustment Justification
5. Negative Declaration/Initial Study
6. Development Plans
7. Site Photographs
AT
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Page 1 of 2
___________________________________________________________________________
June 1, 2017
Elaine Thienprasiddhi, AICP
Anaheim Planning Dept.
200 South Anaheim Blvd, Suite 162
Anaheim, CA 92805
Re: Letter of Request – Emerald Court
Dear Elaine,
Please accept this letter of request to modify the security gate requirements at the Senior
Living Community of Emerald Court. Currently the requirement is that prior to final Building
and Zoning inspections, , the existing security gates shall be removed. Our request is to keep
the existing gates and maintain them in the open position during the day from 6am until 5pm
and then closed in the evening from 5pm until 6am. The closing of the gates during the
evening will provide a level of security that our staff and residents feel is very important.
A parking study completed in May 2015 concluded that the parking supply at the community
is adequate for the demand of the community and expansion and, in fact, there is a surplus of
spaces. The study recommended that parking spaces be designated for residents, visitors and
staff, which will be done.
In order to study the effects of keeping the gates in place, an update to the original parking
study was completed in February 2017 and revised in May 2017. The goal of study was to
identify peak demand hours and whether there would be any impacts if the gates are closed
during non-peak times. The data shows that parking demand significantly reduces in the
evening (see Figure B) and it concluded that closing the gates from 5pm until 6am would
have no impact on the available supply of parking.
Based on the additional research, we respectfully request that Staff and the Planning
Commission consider allowing the gates at Emerald Court to be remain, with the stipulation
that the gates will be open from 6am until 5pm and then close in the evening from 5pm until
6am.
5790 Fleet Street, Suite 300 ▪ Carlsbad, CA 92008
PHONE 760‐804‐7035
www.kiscoseniorliving.com
Page 2 of 2
Following please find our statements to support findings to amend the conditional use permit:
1) That the proposed use is properly one for which a conditional use permit
is authorized by this code;
Statement: The request to amend a conditional use permit to modify a
condition of approval pertaining to vehicular gates is authorized under
Section 18.60.190 of the 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;
Statement: Based on the data in the Supplemental Report and
conclusions reached by the parking engineer we believe there will be no
impact to adjoining land uses, or the growth and development of the area
because the gates close from 5pm until 6am.
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;
Statement: The size and shape of the site of the proposed site use will be
adequate for the supply of parking and when the gates are closed during
the evening hours the supply will be adequate for the reduced demand.
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;
Statement: Based on the findings of the Supplemental Parking Study
closing the gates in the evening will have no impact on the surrounding
streets and parking supply on site will fully accommodated the demand.
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.
Statement: We believe 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.
Thank you for your consideration,
Marco Vakili
Executive Vice President
Kisco Development Corporation
May 19, 2017
Mr. Marco Vakili
Development Services
Kisco Senior Living
5790 Fleet Street, Suite 300
Carlsbad, CA 92008
LLG Reference: 2.14.3517.1
Subject: Updated Supplement to Parking Needs Study (dated May 14, 2015)
Emerald Court Expansion
Anaheim, California
Dear Mr. Vakili:
As requested, Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this
updated supplement to our May 2015 Parking Needs Study (“prior study”) for the
approved expansion of the existing Emerald Court senior living community in the
City of Anaheim. This update replaces a prior supplement dated February 21, 2017
and reflects minor space count changes as well as parking allocation refinements
evolved with City staff.
Prior to the current Emerald Court expansion project, the site was developed with 194
senior living units, and provided 165 parking spaces. The expansion now underway is
adding 58 assisted living units. At completion, the expanded community will total
252 units, and provide 185 parking spaces.
BACKGROUND AND PROPOSED MODIFICATION
The actual parking needs and characteristics of the established Emerald Court
community, as well as for the expanded community, were studied and extensively
documented in LLG’s prior Parking Needs Study (dated May 14, 2015). That report
is an essential companion document to this supplement, and provided the baseline
data and information used to investigate your now-proposed modification.
ATTACHMENT NO. 5
Mr. Marco Vakili
May 19, 2017
Page 2 of 7
N:\3500\2143517 - Emerald Court, Anaheim\Report\3517 Supplemental Assessment for Emerald Court Parking, Anaheim 5-19-
17.doc
Emerald Court is seeking approval from the City of Anaheim for a modification to the
Project’s approved parking operational plan. The chronology leading up to this
proposed modification is as follows:
The pre-expansion site plan included a total 165 parking spaces, with 51 of
those spaces in an ungated “front lot” (north of and nearest to West Medical
Center Drive), with the remaining 114 spaces in a gated “rear lot”. Visitors
and most employees parked only in the front lot. The gated rear lot was
allocated for residents, a limited number of key staff, and a few other special
permittees. All of those using the rear lot were provided a means to activate
the rolling parking gates for arrival and exit.
The approved expansion plan increased the overall on-site supply to 188
spaces. Additionally, the parking control rolling gates were to be removed.
Their removal was to facilitate a better supply-demand balance between the
front and rear lots, and allow a much greater proportion of employee parking
in the rear lot, especially during daytime hours when staff levels are the
greatest. The removal of the gates was also to facilitate “looped” movements
within the site by trash and other occasional larger vehicles.
As we understand it, the proposed modification stems from nighttime security
concerns related to building entries, ground-level private patios, and resident
vehicles along the east, west, and north perimeter of the existing community.
With the proposed modification, the future on-site supply would total 185 on-
site spaces (recent site plan refinements have reduced the 188-space approved
plan by 3 spaces within the gated area), and the gates would remain in place,
but with a new operational format. That format would cause the gates to
remain continuously open during daytime hours from 6AM to 5PM, and be
closed but subject to entry by those provided an activation device/method
during the evening and nighttime hours (5PM to 6AM). During that same
overnight period, exiting vehicles already legitimately behind the gates would
be accommodated by in-pavement loop detection. In that way, Emerald Court
staff could access the rear lot as they arrived for their individual shifts
throughout the day. Once parked, even in the rear lot, they could conveniently
exit the site at any time their shift ended. Similarly, trash and other occasional
larger vehicles could “loop” through the rear lot to complete their site visit.
Mr. Marco Vakili
May 19, 2017
Page 3 of 7
N:\3500\2143517 - Emerald Court, Anaheim\Report\3517 Supplemental Assessment for Emerald Court Parking, Anaheim 5-19-
17.doc
CONCLUSIONS
After review and supplemental analysis of information presented in our May 2015
report, LLG concludes that the site’s time-of-day site parking needs will remain in
balance with the refined overall 185-space supply and the modified operational
format as describe above. In short, the site’s peak parking needs are clearly during
daytime hours and largely related to the on-site staffing profiles within that period.
The daytime “gates open” strategy will provide the same level of parking
convenience for arriving staff (to include visiting private caregivers) as the “gates
removed” characteristic of the approved plan. Both strategies were framed to draw as
many staff parkers as possible to the rear lot, making more spaces available for visitor
parking in the front lot.
Based on a review of staff shift profiles, LLG recommends that the gates be put in a
“gates open” configuration at 6AM to capture staff arriving in advance of a 7AM (or
later) shift start. The data also suggest that the gates can be rolled closed at 5PM
because in-pavement or similar detectors will sense exiting parkers and open the gates
for those movements.
Additionally, the “gates open” strategy resolves issues with “looped” movements by
trash and other occasional larger vehicles traveling within the site. An
accommodation protocol should be put in place for early or late arrival by these
vehicles. That might involve a scheduling policy for these circumstances, and/or “call
box” provision at the gates for communication with site staff, who would then
activate the gate opening for that specific requested movement.
Finally, the “gates open” strategy will require controller, in-pavement detection,
activation device, or similar equipment modifications to support the day-to-day
ongoing operation of the strategy.
Information supporting these conclusions is presented in the following sections and
attachments to this letter.
REFINED SITE PLAN AND PARKING SPACE ALLOCATION CONCEPT
Figure 4 or our prior study (May 2015) merged a recommended Future Parking Space
Allocation Concept to the subsequently-approved 188-space plan. After recognizing 7
handicap spaces in the plan, that concept delineated an allocation of other site-wide
Mr. Marco Vakili
May 19, 2017
Page 4 of 7
N:\3500\2143517 - Emerald Court, Anaheim\Report\3517 Supplemental Assessment for Emerald Court Parking, Anaheim 5-19-
17.doc
spaces among reserved, unreserved staff, and unreserved visitors (the latter to include
visiting private caregivers) categories.
The attached Figure A updates Figure 4 of the prior study to include plan refinements
necessitated by keeping the rolling gates in place. Three added spaces adjoining the
east gate, to include gated space #83, have been repositioned slightly; the approved
plan showed four added spaces in that area. Additionally, gated spaces #80 and #81
have been removed from the plan to accommodate a generator. These plan
adjustments result in a total site supply of 185 spaces, versus the approved plan’s 188
spaces.
The Figure A updated allocation overlays a “clouded” base plan with that clouding
adding notes related to the revisions as described above. The updated base calls out
LLG’s recommended 6AM gate opening to capture early shift staffing arrivals, and
5PM gate closing.
Space allocations in Figure A are very similar to those in the May 2015 study, and
further reflect recent coordination with City staff. They now include 7 handicap
spaces, 72 reserved spaces, 69 unreserved staff spaces (that will also provide parking
for visiting private caregivers), and 37 unreserved visitor spaces, for an overall total
of 185 spaces.
STAFFING PROFILES
Appendix A of our prior study summarized actual time-of-day 2015 staffing schedules
at Emerald Court on a typical weekday. This information was sorted by the various
staff (“associate”) functions then at Emerald Court, and also accounted for private
caregivers who visit the site as they attend to specific residents. Emerald Court
reported a total headcount of 59 associate employees and 25 private caregivers among
all shifts (we understand that many of these private caregivers have a relatively short
stay on site). Among both categories, the Appendix A tabulation indicates 54 total
staff on-site at the midday peak (45 associates and 9 private caregivers).
Figure B (attached) provides a time-of-day profile for the above data, and illustrates
the on-site staffing accumulations due to their arrival and departure times on a typical
day. Because of ridesharing and/or other commuting modes, the time-of-day values in
the figure do not directly indicate staff parking demands at each time, but the shape of
the profile is concluded to be indicative of total staff parking demand throughout the
day. We’d expect an Average Vehicle Ridership (AVR) among all staff of roughly
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1.1 per car. On that basis, the 54-staff peak at roughly midday translates to a staff
parking demand on the order of 49 spaces at that time.
What is clearly illustrated in Figure B is that staff parking needs are greatest in
roughly the 7AM through 5 PM timeframe, when at least 30 staff members of various
types are on site. The operational plan tied to the “gate open” strategy is meant to
capture staff as they arrive, and make “gate open” spaces in the rear lot conveniently
available to them without having to process at the gate. Once parked in the rear lot,
they merely drive out to exit while the gates remain open; after the gates close for the
day, loop activation or similar detection at the exit point would open the gates for
them.
Figure B further indicates that 33 staff (approximately 60% of the midday peak) are
already on shift at 7AM, while only 22 staff are in place at 6AM. Interpretation of this
profile resulted in the 6AM gate opening called out in the “cloud” within the Figure A
base plan.
Looking to exiting pattern suggested by Figure B, we conclude that a 5PM gate
closing is appropriate (as called out in the “cloud” within the Figure A base plan).
For the future completed-Project condition, Emerald Court has previously indicated
that peak daytime staffing is expected to increase by 20 daytime shift associates. This
suggest that the 54 staffing peak of Figure B could increase to 74. While its height at
the peak will grow, we do not expect the overall shape of the Figure B profile to
change significantly. As such, our conclusions and recommendations with respect to
gate opening and closing times remain as described above.
DETAILING OF PARKING DEMAND FIELD STUDIES AND FURTHER
ANALYSIS
Field study of actual parking demands and related characteristics were extensively
analyzed in our prior study (May 2015) and documented in its Table 2. Key among
those results was an observed peak demand of 112 spaces during a site occupancy of
178 living units. That demand level translated to a parking “design” ratio, specific to
Emerald Court, of 0.71 spaces per unit. That ratio guided approval of the expansion to
a total of 252 units, and a related design requirement of 179 spaces. With a provision
of 185 spaces (including with the pending modification), a surplus of 6 spaces beyond
this “design” ratio provision is indicated.
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Figure C (attached) brings more visibility to the characteristics underpinning the
time-of-day profile related to that 112-space observed peak (on a Mother’s Day
Sunday, but also representative of weekday profiles), as follows:
Observed site-wide parking demand (for a site occupancy of 178 living units)
is illustrated by a green bar for each hour. It is worth noting that the greatest
relative demands occur in the 8AM though 4 PM hour period (corresponding
to the core of the staffing peak suggested in Figure B), and diminish
significantly into and through the evening and nighttime hours. Throughout
the day, these green columns fall far short of the then-supply line of 165
spaces.
The red and blue columns report demands separately for the front lot
(ungated) and rear lot (gated), respectively.
A supply line of 51 spaces is shown for the front lot, and the red columns
approach and press against that supply line continuously from 10AM though
3PM. This was largely due to the rear lot gates being closed, and that lot being
inaccessible for parking by most staff members. It is this specific condition
that the daytime “gates open” strategy is intended to remedy.
A supply line of 114 spaces is shown for the rear lot alone. With a peak of 56
spaces, the blue columns (indicating observed demand in the rear lot alone)
peak just short of one-half of that rear lot’s capacity. This illustrates ample
excess parking capacity to absorb employee (and visiting private caregiver)
parkers into the rear lot.
Figure A provides an allocation of 34 “green dot” staff spaces in the rear lot,
that under the planned modification, are intended to absorb significant
daytime employee and private caregiver parkers now using the front lot. There
are an additional 35 “green dot” spaces in the front lot, for a total of 69 spaces
site-wide.
Figure D (attached) expands the actual peak day demand data of Figure C to the
future full occupancy at the 252-unit facility. In doing so, and for the purposes of
illustration, the split in demand between the front and rear lots reflects the gates in a
closed position throughout the day, but supports a discussion of the “gates open”
strategy. Looking to the figure:
The overall site-wide supply line grows to the planned 185 spaces.
Extrapolated peak demand grows to 159 spaces. This is less than the “design”
ratio need of 179 spaces (based on a ratio of 0.71 spaces per unit) because the
latter included a space contingency in excess of the actual observed peak.
6
May 14, 2015
Mr. Marco Vakili
Development Services
Kisco Senior Living
5790 Fleet Street, Suite 300
Carlsbad, CA 92008
LLG Reference: 2.14.3517.1
Subject: Parking Needs Study Update
Emerald Court Expansion
Anaheim, California
Dear Mr. Vakili:
As requested, Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this
updated Parking Needs Study for the planned expansion of the existing Emerald
Court senior living community in the City of Anaheim. The Project site is currently
developed with 194 senior living units, and the planned expansion would add 58
assisted living units, resulting in a community total of 252 units.
This update reflects the most current site plan detailing and Project data as of March
20, 2015. Compared to a prior submittal in January of this year, the planned unit
count remains unchanged, but parking and other refinements have been made in the
plan in response to city staff comments and outreach, including email coordination
earlier this week to verify that our field study of actual existing site parking demand
fully captured all of that demand. Additionally, LLG has collected and evaluated
additional parking demand data to address city staff concerns relative to the parking
supply balance in gated versus ungated parking areas of the site, studied employee
staffing data for insights on employee versus resident and visitor parking needs, and
further developed an updated practice and methodology for delineating parking
subareas for each of those groups throughout the overall site. Key to that update of
the site’s parking allocation practice is the removal of the existing parking gates that
restrict access to 114 spaces in the “rear lot”. With the gates removed, some
employee parking will be shifted to newly-designated employee parking space
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groupings (taking the place of currently unused/unassigned spaces) in that rear lot,
making more visitor parking available in the “front lot”.
The inputs, basis, field study results and related analyses of our updated and
expanded study are discussed below. Briefly, LLG concludes that the realistic “design
level” parking needs of the Project are described by an empirically-derived site-
specific parking ratio of 0.71 spaces per unit, and accounts for both weekday and
weekend day peak parking needs. This ratio equates to a need for 179 on-site parking
spaces. The overall site plan proposes a parking supply totaling 188 spaces (an
increase of five spaces over the prior plan submittal), and translates to a 9-space
minimum parking surplus at peak times. A summary of our conclusions and findings
begins on page 20 of this letter report.
PROJECT BACKGROUND AND UNDERSTANDING
Existing Facilities
Emerald Court is an existing senior living facility located at 1731 West Medical
Center Drive in the City of Anaheim. Emerald Court currently provides a total of 194
senior units to include a mix of 148 independent living and 46 assisted living units.
Based on a mix of studio, one bedroom and two bedroom units, this 194 unit total
translates to the equivalent of 220 bedrooms. The city’s code calculation for
Convalescent and Rest Home communities is based on the bedroom (rather than
dwelling unit) total. In that bedroom summation, a studio and/or alcove unit is
counted as having one bedroom.
The attached Table 1 summarizes the overall site development living unit count and
parking space count for existing, added expansion Project, and total future conditions.
The attached Figure 1 presents the Overall Site Parking and Circulation Plan as
prepared by Shelter LLP. For parking and circulation review purposes, this figure
goes beyond the immediate footprint of the Project expansion area alone, and
illustrates the entirety of both Parcel 1 and Parcel 2.
The existing Emerald Court development spans both Parcel 1 and Parcel 2 of Parcel
Map 85-229. Review of an ALTA site survey map indicates that all existing building
structures are located on Parcel 1 (referred to in this study as the “northern parcel”).
By our inventory, Parcel 1 also provides 118 marked parking spaces to include:
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114 surface spaces in a gated parking area adjoining the west, north and east
sides of the existing site buildings. For convenience, this study refers to the
surface parking spaces in this now-gated footprint as the “rear lot”, and all
spaces south of the existing gates as the “front lot”. Data provided by on-site
management indicates that:
o 72 of these rear lot spaces are assigned for resident use (although our
field study indicated that 27 of these resident spaces were not used),
o 12 rear lot spaces are assigned to key staff of Emerald Court,
o 6 rear lot spaces are assigned for Emerald Court shuttle vehicles or for
special designation,
o 6 rear lot spaces are assigned for visitors (we understand these are
recurring visitors with a transmitter to open the gate, but without their
own reserved space),
o 1 accessible space for use by any parker with the proper handicap
placard or license plate,
o and 17 spaces are currently unassigned.
As introduced above, many more spaces in the gated area have been assigned
to residents than are currently being used. In conjunction with the expansion
project and as discussed in subsequent sections of this report, Emerald Court
will update its current practices for parking space assignments and remove the
gates to ensure a better balance of parking supply and demand throughout the
site.
Within Parcel 1, but outside the existing gates and part of the front lot, 4
accessible spaces are now provide east of the porte-cochere area and adjoining
the southeast corner of the existing built community.
Parcel 2 of Parcel Map 85-229 lies immediately south of Parcel 1 as described above,
and now provides 47 surface parking spaces in support of existing Emerald Court site
development on that adjoining northern parcel. Those 47 marked spaces include:
25 spaces in a single-loaded parking bay (meaning 90-degree parking spaces
are positioned along only one side of the travel aisle) near the west property
line. This aisle extends northward from the existing west site driveway on
Medical Center Drive and services the west gated entry to the Parcel 1 parking
area.
22 spaces in a single-loaded parking bay near the east property line. These
spaces are accessed via a “jog” from the existing east site driveway on
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Medical Center Drive to service the east gated entry to the Parcel 1 parking
area.
While not striped with pavement markings, parallel parking does occur along
the east curb of the drive aisle (with that curb defining the west edge of the
“Palm Island” as referred to in this report) that extends directly from the
existing east site driveway on Medical Center Drive. That drive aisle leads
directly to the porte-cochere area and the primary on-foot entry to the existing
Emerald Court facilities. Two spaces are inferred by signage (and intended for
future resident use) at the northern end of that curb. Because these “spaces”
are not actually striped, the parking inventory of this report does count them
among the existing supply.
Taken together, the existing northern parcel and southern parcel provide a total of 165
spaces (114 in the “rear lot” and 51 in the “front lot”) in support of the combined
parking needs of Emerald Court residents, visitors (including outside medical
professionals that attend to residents), and staff. Based on the 194 living unit total,
this provision equates to an overall provided parking supply ratio of 0.85 spaces per
living unit.
Parking History and Requirements for Existing Site Facilities
The parking history, methodology and requirements for the existing Emerald Court
facilities are rooted in prior project site processing to include Conditional Use Permit
(CUP) 2720 as originally approved by the City of Anaheim Planning Commission on
September 30, 1985, and subsequently modified by Resolution No. PC 88-322 on
November 21, 1988. City staff has indicated that the current application for the
Emerald Court expansion will be processed as a further modification to the prior
CUP. The record for the 1988 modification, including staff report, parking study
prepared by Justin F. Farmer Transportation Engineers (“Farmer report”) dated
September 30, 1988, and Reciprocal Parking Agreement (involving the northern and
southern parcels as discussed above, and recorded January 6, 1988) reflect the
following details:
179 then-proposed living units to include 152 one-bedroom and 27 two-
bedroom units.
For the purposes of a code parking calculation, these represented 206
bedrooms to which a code requirement applicable to Convalescent and Rest
Homes of 0.8 spaces per bedroom was applied, resulting in a code
requirement of 165 on-site spaces.
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The Farmer report referenced a then-proposed project site plan as providing
137 parking spaces distributed between Parcel 1 and Parcel 2 (the northern
and southern parcels) as described above. It further cited research concluding
that an empirically derived parking ratio of 0.40 spaces per bedroom (versus
the 0.8 spaces per bedroom code requirement) would account for a “worst
case” condition. On that basis, the Farmer report further concluded that while
a total of 83 spaces (calculated as 0.40 x 206) represented the needed parking
supply, the report endorsed the 137-space parking supply indicated on the site
plan. On an equivalency basis, and using the 179 unit total at that time, the 83-
space recommendation by the Farmer report translates to 0.46 spaces per unit,
and the 137-space supply of the pending site plan at that time equated to a
provision of 0.77 spaces per living unit.
Resolution No. PC 88-322 recognized an overall site code requirement of 165
spaces, but approved a requested waiver by the applicant to provide 116
parking spaces. The approval of the waiver allowing 116 spaces on the site
translates to a city-approved supply ratio of 0.65 spaces per living unit.
Key takeaways from the above history in light of the current site development
provisions are as follows:
The 1988 approvals initially granted a waiver from the then-current and now-
current code requirements for Convalescent and Rest Home communities.
An equivalent supply ratio of 0.65 spaces per living unit was inherent in the
Planning Commission’s prior approval. Given the current 194 living unit
count, roughly 126 spaces would have been needed based on that ratio to
support the existing Emerald Court development.
While approved at an equivalent 0.65 spaces per living unit required parking
ratio, Emerald Court now exists as a 194-unit facility and functions with a
supply of 165 spaces for the combined Parcel 1 and Parcel 2 footprint. The
actual existing supply ratio is 0.85 spaces per living unit (165/194).
The record is unclear on why the original Emerald Court development
constructed parking at a greater ratio than the Planning Commission seemed
to require. It is known that a second phase of development was discussed
around the time the original approvals were in process, and one possible
explanation is that the “extra” spaces were constructed in anticipation of an
expansion that only now is moving forward. Regardless of the approved
parking ratio inferred in the original site approvals, LLG’s approach in this
study has been to isolate through field study the site’s actual parking needs,
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convert those to a “design level” ratio to guide the overall site development,
and to apply that ratio to the ultimate unit count with the expansion Project in
place.
EXPANSION PROJECT DESCRIPTION
The proposed Emerald Court expansion would add a total of 58 assisted living units
within the Parcel 2 portion of the overall site. Those added units would be made up
by 13 studio units, 12 alcove units, 28 one-bedroom units, and 5 two-bedroom units.
The Project expansion would grow the community to a total of 252 units. This unit
count translates to a total of 283 beds. This information is also presented in the
attached Table 1.
The Project also proposes to remove the gates at the entries to the rear lot, and
supplement the existing Parcel 1 and 2 parking supply with the net addition of 23
parking spaces on the overall two-parcel site. Parking adjustments, deletions and
additions throughout the overall site are summarized Table 1, and further illustrated
in Figure 1. They are as follows:
The “rear lot” would become ungated, and Emerald Court would update its
practices and procedures for use of parking in this overall 114-space footprint.
Construction details of the four existing accessible spaces (and their adjoining
ramping) at the south edge of the north parcel do not meet current ADA
standards. These spaces are east of the porte-cochere area and near the
southeast corner of the existing building. They would be reconfigured to
provide additional landscaping area and two compliant accessible spaces. In
doing so, two existing accessible spaces would be lost. That two-space loss
would be offset by the Project gain of four accessible spaces along the east
edge of the access aisle extending from the west driveway of the site (as
discussed below).
To meet the requirements for a 20-foot minimum driveway throat (per city
Standard Detail No. 473) on the site’s western driveway, one existing space
would be removed at the south end along the west side of that aisle. The west
side of that aisle now provides 25 spaces between the driveway at West
Medical Center Drive and the west gate to the rear lot. That count would be
reduced to 24 spaces by this modification.
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Fifteen spaces would be added along the east edge of the access aisle
extending from the existing west driveway of the site, creating a double-
loaded parking bay. This 15-space addition would include 11 standard and
four accessible spaces. The latter offsets the 2-space loss east of the porte-
cochere area and near the southeast corner of the existing building (as
described above).
The footprint of the existing circulation loop through the porte-cochere would
be elongated to the south, and two parking spaces would be added to a tangent
curb section within that elongated footprint.
The east edge of the Palm Island would be indented to create five parallel
parking spaces while maintaining the minimum required width of the
adjoining two-way circulation aisle.
The removal of the east parking control gate and its related equipment would
create a footprint for four additional parking spaces at the northeast corner of
the front lot.
In combination, the Project adjustments described above would increase the existing
165-space overall site parking supply by 23 net spaces, resulting in an overall future
site parking supply of 188 spaces. Additionally, the removal of both parking control
gates creates the opportunity for much greater utility of spaces in the rear lot, and an
improved balance of parking across the entire site.
PARKING FIELD STUDY
As summarized in the preceding section, the original approvals for Emerald Court
included a Conditional Use Permit with parking waiver that recognized the site’s
expected reduced parking demand characteristics, and thus peak parking demand
ratios, when contrast with the code parking requirement applicable to “Convalescent
and Rest Homes” of 0.8 spaces per bedroom. As noted above, city staff has advised
that the current application for the expansion will be processed as a further
modification to the existing CUP. While the prior waiver from city code ratio was
substantiated by research presented in the Farmer report as compiled from other
settings, Emerald Court is now a fully established community whose parking needs
can be identified by focused field study of this actual site.
LLG is familiar with the Emerald Court site, having made a three-day parking
demand study of its parking characteristics in 2009. That work was done for Kisco
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Senior Living to develop field study and parking design ratios for carryover to other
Kisco projects in design and development. Those demand counts corresponded to a
typical weekday, a typical Sunday, and a Mother’s Day Sunday. The latter was
selected in view of its potential for increased site visitor parking activity on that type
of day, versus a typical Sunday/weekend day, especially due to expanded event
programming at Emerald Court for that particular Sunday. The parking demand
observations on each of these survey days consisted of recurring “survey rounds”
throughout all parking areas of the site, and recording the observed demands on an
hourly basis from 8 AM through 8 PM. From the data, the noon or 2 PM hour was
observed to demonstrate the greatest parking demand.
In view of the midday period being representative of peak parking demand levels at
the site, and acknowledging the passage of time since those prior field studies, LLG
repeated those parking demand observations for the 11 AM through 2 PM period on a
recent October Wednesday and Sunday. The selection of a Wednesday for all
weekday field study of actual parking demand at the site was strategic in all of these
site data collection efforts dating back to 2009. Medical Center Drive permits parking
at both curbs in the project area, except between noon and 4 PM on Wednesdays
when parking is prohibited at both the north and south curbs. If there was a potential
for site parkers to use Medical Center Drive in lieu of on-site parking, a Wednesday
survey round would reasonably capture the condition when that on-street parking was
not available (noting further that curb parking on other area streets is much too far
from the site to be viable parking alternative), and illustrate the most conservative
condition for capturing total site parking demand. Stated another way, any potential
weekday on-street parking demand by Emerald Court was captured in the on-site
parking demand counts by doing those weekday counts on a street sweeping (“no
parking”) survey day.
City staff review of our prior (December 23. 2014) study prompted questions on the
degree of parking utilization in the ungated front lot versus the gated rear lot, and a
possible imbalance of supply accessibility caused by the gates. That prompted LLG to
conduct additional field survey of actual parking demands at Emerald Court on
Wednesday, February 18 and Sunday, February 22 of this year. The overall
methodology was similar to the prior data collection and included hourly observations
beginning at 8 AM and extending through 11 PM. In the front lot, demands were
summed by subarea. All except eight spaces in the 114-space rear lot have either a
numbered or lettered reference marked on the pavement at the foot of each space, and
space assignments to residents, key staff or for other purposes are tied to this
numbering/lettering system. Given this setting, the parking demand counts in the rear
lot were tracked by individual parking space, and post processing of the data allowed
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us to distinguish resident versus employee versus other parking types for further
insight on the parking balance concern.
Table 2 summarizes the results from the 2009, October 2014, and February 2015 data
sets. These are “un-weighted” demand values before considering the unit occupancy
levels footnoted at the bottom of the table. That “weighting” process is carried out in
a subsequent section of this report as part of the development of “design” parking
ratios for the site. That process isolated the Sunday, May 10, 2009 (Mother’s Day)
data as having the greatest overall parking demand ratio per occupied unit, and
Wednesday, February 18, 2015 data as representative of the peak weekday demand
per unit, but still incrementally less than the ratio for the Mother’s Day Sunday.
Table 2 values presented in bold face isolate the observed hour of peak overall site
parking demand for each observation date, and further present in parentheses the split
of actual total demand between the front lot/the rear lot. The split of front versus rear
lot values for other hours of the day are similar, and have been omitted from the table
for simplicity.
The Mother’s Day demand had the single greatest overall weekend parking demand
hour, totaling 109 spaces at noon, but corresponding to only a 66% utilization of the
site’s 165-space parking supply. The “typical” Sunday data (May 17, 2009, October
26, 2014, and February 22, 2015) results were somewhat less, but similar for the
grouping of “non-holiday” Sundays, with peak demands of 95 spaces (2 PM), 90
spaces (noon), and 90 spaces (1 PM), respectively, constituting a 58% parking
utilization or less.
Also from Table 2, while roughly 5 years apart in their data collection, the 2009 and
2014 Wednesday parking demands peaked at 104 spaces at noon on the indicated
survey dates, and the 2015 data peaked at 1 PM with 112 spaces (but corresponded to
greater unit occupancy levels at the site). On a relative basis, weekdays seem to
exhibit greater demand than a typical Sunday, but not quite as much as a “special
programming” Sunday like Mother’s Day. It has been noted that site occupancy
varied slightly between the 2009, 2014 and 2015 data sets. In using these data in the
analysis section of this letter report, the actual demand results are extrapolated to a
full occupancy condition, and a 10% contingency is added to the empirical field study
ratio to derive a “design” parking ratio for the existing site, and for its expanded
configuration.
Looking to the Table 2 parenthetical details of front lot versus gated rear lot parking
demand splits, the range of demand in the gated rear lot ranges from 34 spaces (2009
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typical Sunday) to 57 spaces (2014 weekday). Front lot demand ranges from 51
spaces (2015 Sunday) to 64 spaces (2009 weekday). Parking assignment practices and
resident versus key staff utilization in the rear lot could have varied throughout the
span of roughly six years of data collection, and for that reason, the 2014 and 2015
data are concluded to be most relevant to a projection of overall parking splits among
these user groups at the site.
As introduced previously, the 2015 field study tracked parking accumulation in the
gated rear lot on a space-by-space basis for each survey round. That data collection
identified a peak accumulation in the 1 PM hour of 56 parkers. Because any use of
these spaces is intended by assignment to be a specific parker, the analysis continued
with a parallel identification of all spaces, by number or letter, that were used at some
hour during the Wednesday field study, but not necessarily in the peak hour. The
logic for this approach was that weekday versus weekend demand levels are greatest
for all but the Mother’s Day Sunday, “employee” staffing levels will be greatest on a
weekday, and there is some offset in time among the use of individual spaces that is
important to a future allocation practice for the site, but is not necessarily reflected in
56-space peak accumulation. The spreadsheet array of this information is available
separately, and key aspects were presented above in the Existing Facilities section.
Building on that, the usage data indicate the following:
Of the 114-space gated supply, only 69 spaces were ever in use during at least
one survey round of the day. Forty-five spaces were never in use.
Space assignments to resident’s total 72 spaces, but only 45 of these were ever
in use. Figure 2 locates each of these assigned resident spaces, and further
differentiates between those that were in use during the recent field study day,
and those spaces that were not used on that day. We understand that on-site
staff is in the process of updating its assignment practices. Previously, we
understood that spaces have been assigned to residents (at no additional rent
charge) because of that resident’s desire for a space, even if they don’t have a
vehicle on site. In practice, some of these assigned resident spaces appear to
function as visitor space for an individual unit that is functionally removed
from available supply even though it may be rarely, if ever, used. This
characteristic unreasonably constricts functional supply, and we understand
that Emerald Court will transition to a new format where, with very limited
exceptions, a space will only be assigned to a resident if they routinely have a
personal vehicle with them on site.
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Twelve spaces are assigned to key associates, but only eight were ever in use
during the survey day. This could be because of work schedules of those
“missing” staff parkers.
Thirteen “other” designated spaces, to include one handicap space, were all in
use at some point during the study day. This includes five spaces for Emerald
Court vehicles, one for a designated recurring visitor, and six other visitor
spaces. By designation of the latter, it appears that there are a limited number
of recurring visitors with a gate access transmitter, but without an
individually-reserved space.
Figure 3 locates each of the 12 spaces assigned to key Emerald Court staff
and 13 “other” designated spaces, and further differentiates between those
spaces that were in use during the recent field study day, and those spaces that
were not used on that day.
The remaining 17 spaces are, at present, unassigned, but we observed three of
them to be in use at some point during the study day.
The above assignment versus utilization patterns in a gated area of the site create
potential issues for achieving a parking balance throughout the site. This condition
gave rise to elimination of the gates as part of the expansion Project description, and
opening up some of those spaces for other parkers, as will be described in the
recommended future practice for parking allocations at the expanded Emerald Court.
STAFFING LEVELS AND PARKING NEEDS AT EMERALD COURT
Existing staffing levels can be an important influencer of the amount and locational
split of parking demand at Emerald Court, particularly since only a limited number of
key staff are now permitted to park in the rear lot. That being the case, the front lot
provides most of the site’s employee parking support, and that lot provides essentially
all guest parking support as well.
As part of this study process, LLG worked extensively with the on-site team at
Emerald Court in the review and compilation of actual employee shift schedules and
time-of-day profiles. Those data were compiled to coincide with the Wednesday,
February 18, 2015 detailed field study described above. Table 2 indicated that this
study date had the greatest peak parking demand accumulation of all the study dates,
noting further that its 112-space peak demand value is prior to weighting for unit
occupancy. It also had representative ungated versus gated demand splits when
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compared to other study dates, and the ungated versus gated peak demands were
equal at 56 spaces each.
From data provided by Emerald Court, staffing at the site consists of two basic
categories. Those are made up of actual employees (“associates”) of Emerald Court
across a variety of functions to include the front desk, housekeeping, maintenance,
wellness, assisted living, kitchen, dining room, and administration. In addition to
associates, private caregivers may be contracted through designated providers
(eligible providers are identified by the on-site team) for recurring care of specific
residents. The two basic staffing groups, in combination, generally translate to total
“employee” parking needs at the site as distinct from resident or visitor parking
needs.
The “employee” data provided by Emerald Court has been evaluated and summarized
to a time-of-day spreadsheet of accumulated “employees” through each hour of the
day. That matrix is presented as Appendix A of this study. Key information coming
out of that appendix, or inherent in its compilation, is as follows:
The existing associate headcount at Emerald Court, among all shifts and
schedules, totals approximately 60 employees (rounded up from 59).
On a relative basis, actual starting and ending times for Emerald Court
associates are somewhat spread throughout the day, and we conclude that they
are not so concentrated as to create a parking “hit” of shift overlap more
typical to a “medical/hospital” setting.
Mid-morning staffing peaks with just under 40 staff associates, but it takes
arrivals continuously from 6 AM until about 8:30 to get those 40 in place.
Peak associate staffing occurs continuously from about 11 AM through about
2 PM, and totals 45 employees. That suggests existing peak parking needs for
associates alone are on the order of 40 to less than 45 spaces, since our site
visits suggest some ridesharing occurs. Also, 12 key associates now have a
reserved space behind the gates.
Associate staffing levels begin to diminish after 2 PM, and fall to 33 at 4 PM,
23 at 5 PM, about 20 at 6 PM, and less than 10 during the evening hours.
Taken separately, Private Caregivers totaled a headcount of 25 on the
representative data day, but their schedules and shift times are very diverse.
From the profile created with the available data, their peak on-site
accumulation totals 12 staffers, and accumulates by 8:30 AM. Beyond that
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time, their number reduces to about 9 staffers until 6:30 PM, after which 7 or
less is typical, throughout the nighttime hours.
The combined existing staffing peak for both Emerald Court associates and
Private Caregivers totals 54, and coincides roughly with the noon through 2
PM period. That’s close to the simple summation of each staffing group peak,
but not quite.
Looking to Table 2 demand levels, the 2015 Wednesday survey data tied to the above
staffing profile indicated 112 peak parkers on the site with 56 of those behind the
gates. The space-by-space field study demand detailing indicated that up to eight of
those parkers were key associates. Adding those eight gated parkers to the ungated
peak of 56 spaces suggests a site-wide peak for only “employees” and visitors of
approximately 64 vehicles. Comparison to the peak “employee” headcount of 54 (as
described above), and even after accounting for some ridesharing among associates,
suggests that the greatest majority of non-resident peak weekday parking need is
made up by employees, with daytime visitor parking needs being much less. It should
be noted that due to some time-of-day offsets, the above values are not necessarily
truly additive, but are nearly so for the purposes of illustration.
Looking to the future, Emerald Court expects to add up to 20 daytime shift associates
at completion and occupancy of the expansion Project. Adding this headcount of 20
to the above staffing levels suggests a peak daytime staffing at the site of 74
employees. All of this information was taken into consideration in the development of
a future parking allocation concept as discussed later in this report.
PARKING NEEDS “DESIGN” RATIOS
Table 3 presents the derivation of “design” parking ratios for the Emerald Court site.
Column (1) identifies the survey day/date and Column (2) identifies the overall
characteristic of that day (holiday, typical weekday, or typical Sunday). Column (3)
identifies the peak observed parking demand. Using that peak demand and the unit
occupancy levels of Column (4), Column (5) calculates the empirical peak parking
demand ratio in terms of spaces per living unit for each data set. Adding a 10%
contingency factor, Column (6) presents the “design” ratio for each characteristic, and
identifies the governing parking ratio for each day type in a shaded block.
Those LLG field studies at Emerald Court yielded compelling data for use in
evaluating the proposed Project addition to the existing site setting, as follows:
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Peak weekday empirical demand (derived from Wednesday, February 18,
2015 data at 1 PM) of 0.63 spaces per unit. This value is based on 178
occupied units (of the 194 unit total). Applying a factor of safety of 10% led
to a design parking ratio of 0.69 spaces per unit. This is a “blended” ratio for
all unit types now on the property and is concluded to be applicable to the
total unit count with the expansion in place.
A Sunday peak demand factor (derived from May 17, 2009 noon data) of 0.56
spaces per unit (also “blended”). Adding a 10% contingency translates to a
“typical” Sunday (“blended”) design rate of 0.62 spaces per unit.
A Mother’s Day Sunday empirical peak demand of 0.64 spaces per unit,
translating to a design rate of 0.71 spaces per unit (“blended”). It is worth
noting that this May 10, 2009 noon peak coincided with a Mother’s Day
brunch sponsored by Emerald Court.
With the Mother’s Day characteristic translating to the greatest design value,
provision of future site parking at the 0.71 spaces per living unit ratio would assure a
parking balance on a day with similar characteristic, and result in an expected parking
surplus for the weekday as well as typical Sunday characteristic.
Stepping back from the above derivation, LLG has also reviewed parking data
available from Parking Generation (3rd Edition) as published by the Institute of
Transportation Engineers (ITE) for land use types most similar to the existing and
future resident types at Emerald Court. Those use types and key characteristics are as
follows:
Land Use 252: Senior Adult Housing-Attached
o Described as senior adult housing consisting of attached independent
living developments, including retirement communities, age-restricted
housing and active adult communities.
o As defined by ITE, these sites may include limited social or
recreational services, but generally lack centralized dining.
o The database is limited to two study sites, one providing 46 units, and
the other providing 91 units.
o While parking supply among these sites ranged from 1.2 to 1.4 spaces
per unit, peak parking demands among the two sites topped out at 0.50
spaces per unit.
Land Use 253: Congregate Care Facility
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o Described as independent living developments that provide centralized
amenities such as dining, housekeeping, transportation, and organized
social/recreational activities.
o Limited medical services (such as nursing and dental) may or may not
be provided.
o The resident may contract additional medical services or personal
assistance.
o The database is limited with only one study site that provided 204
dwelling units.
o That study site had a peak parking demand ratio of 0.41 spaces per
dwelling unit.
Land Use 254: Assisted Living
o Described as living complexes that provide either routine protective
oversight or assistance with activities necessary for independent living
to mentally or physically limited people.
o Commonly have separate living quarters for residents and services
include dining, housekeeping, social and physical activities,
medication administration, and transportation.
o Assisted care commonly bridges the gap between independent living
and nursing homes.
o Staff may be available at an assisted care facility 24 hours per day, but
skilled medical care, which is limited in nature, is not required.
o Among 13 sites averaging 100 dwelling units, the observed peak
demand on a weekday equaled 0.33 spaces per unit within a range of
0.22 to 0.42.
o Weekend data indicate a slightly greater peak demand on a Sunday
versus a Saturday. The average peak among 8 sites (averaging 88 units
per site) was 0.28 spaces per unit in a range of 0.21 to 0.34.
Land Use 255: Continuing Care Retirement Community (CCRC)
o Combine aspects of independent living with increased care, as lifestyle
needs change with time.
o Housing options may include various combinations of senior adult
(detached), senior adult (attached), congregate care, assisted living,
and skilled nursing care.
o The communities may contain special services such as medical,
dining, recreational, and some limited supporting retail facilities.
o CCRC facilities are usually self-contained villages.
o Three study site are represented in the data base.
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o One site (with 178 units) peaked at a demand ratio of 0.49 spaces per
unit.
o The second site (with 247 units) peaked at a demand ratio of 0.83
spaces per unit.
o The third site (42 units) peaked at a demand ratio of 1.0 spaces per
unit.
Review of the ITE data suggest a limited database for each land use type. Their
description of Land Use 253: Congregate Care Facility best aligns with the existing
independent living component of the site. ITE’s Land Use 254: Assisted Living best
correlates to the existing and expanded Assisted Living units at Emerald Court. LLG
has derived a blended “design” ratio of 0.71 spaces per unit to guide the overall site
needs. That compares very favorably to the ITE peak ratios for Land Uses 253 and
254 (before adding a contingency to convert to a “design” ratio) of 0.41 and 0.42
spaces per unit, respectively.
The descriptions for Land Use 252: Senior Adult Housing-Attached and Land Use
255: Continuing Care Retirement Community (CCRC) have been added to this
discussion to illustrate the range of community types within the ITE data base. The
former is concluded to be not applicable to Emerald Court due to lack of formalized
dining and the type of resident type inferred in that community type. While CCRC
facilities may appear similar to Emerald Court, their inclusion of skilled nursing care
and detached senior adult units are not consistent with Emerald Court.
PARKING ANALYSIS
Using the site-specific parking ratios derived above, Table 4 summarizes the overall
parking requirements for a fully occupied existing Emerald Court, the additive needs of
the proposed expansion, and the resultant site-wide needs following full occupancy of
the expanded facility. As shown, direct application of the peak Sunday “design” ratio of
0.71 spaces per unit results in a total future parking requirement of 179 parking spaces.
With a planned on-site future supply of 188 spaces, a parking surplus of 9 spaces is
indicated. The table further indicates that typical weekday and typical weekend day
minimum parking surpluses are forecast at 14 spaces, and 32 spaces, respectively.
It is recognized that in the abstract, City of Anaheim code requirements applicable to
Convalescent and Rest Homes equal 0.8 spaces per bedroom. However, Conditional
Use Permit 2720 as modified by the City of Anaheim Planning Commission
(Resolution No. PC 88-322 on November 21, 1988) established a parking waiver for
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the site and allowed a total of 116 spaces on the site to support the then-proposed 179
living units on the site. This 116-space provision for that 179 unit plan translates to a
city-approved supply ratio of 0.65 spaces per living unit.
LLG’s recommended “design” ratio of 0.71 spaces per unit exceeds the equivalent
waiver ratio of 0.65 spaces per unit previously approved by the Planning
Commission. On that basis, LLG concludes that 179-space supply recommendation
(252 total future units x 0.71 spaces per unit) stemming from this empirically-derived
“design” ratio is consistent with and slightly more conservative (by about 9%) than
the parking supply required by the Planning Commission for the original Emerald
Court project. The planned supply of 188 spaces translates to an actual supply ratio
slightly in excess of 0.74 spaces per unit, adding conservancy beyond the parking
ratio (0.65 spaces per unit) represented in the 1988 Planning Commission approvals.
RECOMMENDED PRACTICE FOR FUTURE PARKING ALLOCATIONS
The removal of the gates at the entrances to the rear lot, and making a significant
portion of those rear lot spaces (beyond the needs of resident and other assigned
spaces) available for other parkers, will contribute to a much better balance of subarea
parking supply and demand for the existing condition, and the for the expanded future
condition. The detailed inventories, demand studies and related analyses presented in
preceding sections of this study provide the basis to strategically reframe the existing
allocation of assigned spaces on the site, and to further designate parking subareas of
the site for unassigned/unreserved “employee” and/or visitor spaces. The attached
Figure 5 presents our recommendation for future parking allocations throughout the
overall site.
In making these allocations, it is best not to “overdo” a rigorous split among too many
potential parking user groups, otherwise we might risk the allocation issues inherent
to the current gates. Removing the existing gates is a fundamental building block of
this plan. So LLG has framed four allocation types to include:
1. ADA spaces, where any parker with a handicap placard or license plate could
park. There will be seven handicap spaces on the site.
2. “Reserved” spaces, with the intent that all spaces in this footprint are subject to
assignment by space number or letter. There are 72 spaces shown throughout
this allocation area, and those spaces represent a consolidation of documented
(by field study) demand of real assigned parking needs. Those include
residents concluded to have an actual vehicle on-site (45 spaces), a 20%
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contingency (10 spaces) for growth of that resident demand, Emerald Court
vehicles (five spaces), and key staff associates as well as other functional
assignments (12 spaces). These parenthetical values sum to 72 spaces.
3. “Staff” spaces are intended for Emerald Court associates only, but based on a
protocol to be determined by Emerald Court, full-shift Private Caregivers
could also be authorized or directed to park in these staff spaces. “Staff”
subareas in Figure 5 are distributed strategically along the perimeter of the
overall site, and have been introduced within the former gated footprint to
relieve perceived parking shortfalls in the front lots. They total 63
unassigned/unreserved spaces, and provide a relative balance with LLG’s
working number of 65 future peak shift “employee” headcount at Emerald
Court. Ridesharing and/or key staff spaces in the “Reserved” areas will create
a functional contingency within these 65 “Staff” (unreserved/unassigned)
spaces. It will also allow for the absorption of some Private Caregivers full-
shift staff.
4. “Visitor” spaces. This allocation totals 46 spaces, and includes 11 of the new
spaces on the east side of the west aisle, the six existing visitor spaces in the
now-gated rear lot, two spaces in the porte cochere (these should probably be
signed as short term), and a field of 27 spaces in the eastern portion of the
front lot. In reality, less-than-full-shift Private Caregiver staff should be
allowed to park in the “Visitor” spaces, and by directive, we recommend that
the on-site management team direct them to the 11 new non-ADA spaces on
the west aisle. As an example of the relative proportion of Private Caregiver
staff having a relatively short parking duration on site, 7 of the 25 Private
Caregiver staff identified in our research with on-site management work an
on-site shift of three hours or less, so regardless of their staffing function, they
really have a visitor-like length of stay.
The resulting allocations have been iterated to this recommendation with the intent to
minimize disruptions to current parking assignments in the rear lot. The “Reserved”
footprint results from carrying over as many individual existing assigned spaces as
possible to that adjusted footprint. It also keeps the carport spaces as part of that
assignment footprint. Some parking assignments will need to be relocated from their
current space location assignment because that specific space is being absorbed to
newly-designated Staff spaces. Summing from Figure 4, that totals 10 spaces that are
now assigned to residents and observed to be in use during the field study, but that
will need to be moved to a new “Reserved” location. Based on this framing, any
existing assignments in the future “Reserved” footprint could remain unchanged (that
individual parker would not need to be moved to a different space). The strategy
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permits most resident, key associate, Emerald Court vehicle, and other functional
assignments to all remain where they are now.
All of the space number/letter markings on the pavement in the gated area should
remain in place even though the allocation concept indicates that 35 of these spaces
will be designated for “Staff” use, and won’t be assigned. Keeping the existing
markings in place permits flexibility for future relocations, expansions or contractions
of the overall “Reserved” footprint without re-doing the marking system.
ADA spaces are obvious and have their own signage and markings. The
communication of “Reserved” versus “Staff” versus “Visitor” spaces could be done
by group signage and/or pavement markings to identify a group of spaces of that type,
rather than signing each individual space. Note from the plan that it used “runs” of
spaces between planters or other physical features as building blocks of supply in
each group. This can make the designations more understandable to the user, and
provide the basis for follow up with violating parkers, including a low level of
enforcement.
We recommend deploying elements of this new strategy shortly after project
approvals, rather than waiting until completion and occupancy of the Assisted Living
Project expansion. That would allow for all parkers to understand the changes before
site disruptions (due to construction activity et al) get underway. It might also allow
for gradually and gently adjusting existing space assignments as the need for those
individual assignments might change. As part of this rollout, the gates would not need
to be removed immediately; they could merely be left open.
We understand that Emerald Court is updating its current practice for space
assignments to individual resident units. As part of that update, we recommend spaces
be assigned only to those residents who routinely keep their own vehicle on site.
Assigning spaces for guests of residents should not be done except under the most
strenuous (and controlled) circumstances. LLG’s field study identified 27 spaces
assigned to specific residents units in which a parked vehicle was never observed. So
even with the gates left open for access by any parker, these 27 spaces are essentially
removed from the functional supply unless the current practice is overhauled.
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CONCLUSIONS AND FINDINGS
Conclusions
Code parking ratio requirements applicable to Convalescent and Rest Homes equal
0.8 spaces per bedroom. However, Conditional Use Permit 2720 (Resolution No. PC
88-322 on November 21, 1988) established a parking waiver for the site and allowed
a total of 116 spaces on the site, equivalent to a city-approved supply ratio of 0.65
spaces per living unit. City staff have advised that the Emerald Court Expansion
application will be processed with a modification of the existing Conditions Use
Permit.
Field study of the existing Emerald Court has determined a peak “design” level
parking need at the site of 0.71 spaces per dwelling unit. That ratio results from a
Mother’s Day Sunday as having the greatest demand level (0.64 spaces per occupied
unit), with the further application of a 10% contingency factor. These results are
determined to be consistent with the original Planning Commission action, although
slightly more conservative. As such, LLG recommends a minimum supply of 179
spaces at the expanded facility. Project site plans indicate a future supply of 188
spaces, suggesting a minimum surplus of 9 spaces beyond the LLG recommendation.
Additionally, field study by LLG identified existing parking demand versus supply
issues on the site due to on-going unused assigned spaces in the gated rear lot. Those
gates will be removed as part of the expansion Project, and Figure 5 presents a
concept for reallocating spaces among four user types to assure an improved parking
balance with Project implementation.
While consistent with and slightly more conservative than the parking requirements
stemming from the waiver approved in the site’s 1988 Conditional Use Permit
modification, modification of the existing Conditional Use Permit in conjunction with
the current application will require the justification of a Parking Variance for the
Project. Findings in support of that Variance are discussed in the next subsection.
Findings
Notwithstanding the detailing of the prior Conditional Use Permit approvals at the
site, a Variance from the parking code will be needed for this expansion Project
because the provided parking supply will not be consistent with the 0.8 spaces per
bedroom ratio required by the City of Anaheim parking code. This parking demand
analysis demonstrates that the forecast parking demand for the expanded Emerald
Court Project will peak at 179 spaces. The proposed parking supply of 188 parking
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spaces will be adequate for the intended uses, with a projected surplus at peak
demand times of 9 spaces. As a result, all five findings referenced in Section
18.42.110 Parking Variances, as outlined below, are satisfied:
Finding 18.42.110.0101: That the variance, under the conditions imposed if any, will
not cause fewer off-street parking spaces to be provided for the proposed use than the
number of such spaces necessary to accommodate all vehicles attributable to such
use under the normal and reasonably foreseeable conditions of operation of such use.
The site will accommodate the forecasted peak parking demands as derived in
this study. The calculated minimum surplus at peak times is forecast at 9
spaces. Site parking will become more usable with the removal of the existing
parking gates and implementation of the recommended parking space
allocation concept.
Finding 18.42.110.0104: That the variance, under the conditions imposed, if any, will
not increase traffic congestion within the off-street parking areas or lots provided for
the proposed use.
The off-street parking area will provide sufficient parking to accommodate the
forecast parking demand. Direct traffic access to the site will continue to be
available at two right-turn-in/right-turn-out driveway locations along Medical
Center Drive. The drive aisles within this site are sufficient to accommodate
the site’s existing and anticipated expansion traffic without undue traffic
congestion. Additionally, the removal of the parking gates will create a
continuous on-site “loop” for trash and other service vehicles.
Finding 18.42.110.0102: That the variance, under the conditions imposed if any will
not increase the demand and competition for parking spaces upon the public streets
in the immediate vicinity of the proposed use.
Peak parking demands for the total future site development are concluded to
balance with the Project’s on-site parking supply. Curbside parking spaces are
available along the project frontage on Medical Center Drive, but the parking
analysis has not relied on Project site usage of any of those curbside spaces.
Finding 18.42.110.0103: That the variance, under the conditions imposed if any, will
not increase the demand and competition for parking spaces upon adjacent private
property in the immediate vicinity of the proposed use (which property is not
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TABLE 1
SITE DEVELOPMENT SUMMARY
Description
Now
Existing
Proposed
Project
Increment1+5 Total
Living Units
Independent
o One Bedroom 126 -- 126
o Two Bedrooms 22 -- 22
Subtotal: Units (“Bedrooms”) 1482 (170) -- 148 (170)
Assisted
o Studios 16 13 29
o Alcove -- 12 12
o One Bedroom 26 28 54
o Two Bedrooms 4 5 9
Subtotal: Units (“Bedrooms”) 462 (50) +58 (63) 104 (113)
Total: Units (“Bedrooms”) 1942 (220) +58 (63) 252 (283)
Parking Supply3+4
“Rear Lot” (Parcel 1)
o Gated 114 -1145 --
o Ungated 4 +112 net5 116
Subtotal 118 -25 116
“Front Lot” (Parcel 2)
o Ungated 47 +23 net5 70
Porte Cochere (Parcel 1 & 2) -- +25 2
Total 165 +23 net5 188
1 Source: Emerald Court Expansion Site Plan, Shelter LLP, March 12, 2015, Rev. March 20, 2015.
2 Source: Kisco Senior Living.
3 ALTA Survey and field inventory by LLG.
4 Source: Emerald Court Expansion Overall Site Parking and Circulation Plan, Shelter LLP, March 12, 2015, Rev.
March 20, 2015.
5 See text for a description of parking adjustments, deletions, and additions.
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TABLE 2
PARKING SURVEY RESULTS – EXISTING EMERALD COURT
Time
Began
Weekday Weekend
Wednesday May 13, 20096 Wednesday October 29, 20147 Wednesday February 18, 20158 Sunday May 10, 20096 Sunday May 17, 20096 Sunday October 26, 20147 Sunday February 22, 20158
Occupied
Spaces
Percent
Utilization 9
Occupied
Spaces
Percent
Utilization 9
Occupied
Spaces
Percent
Utilization 9
Occupied
Spaces
Percent
Utilization 9
Occupied
Spaces
Percent
Utilization 9
Occupied
Spaces
Percent
Utilization9
Occupied
Spaces
Percent
Utilization 9
8:00 AM 85 52% NA10 NA 90 55% 80 48% 78 47% NA NA 72 44%
9:00 AM 93 56% NA NA 90 55% 82 50% 74 45% NA NA 74 45%
10:00 AM 95 58% NA NA 101 61% 84 51% 83 50% NA NA 77 47%
11:00 AM 102 62% 102 62% 105 64% 95 58% 84 51% 88 53% 81 49%
12:00 PM 10411 (64/40)12 63% 104 (57/57) 63% 106 64% 109 (58/51) 66% 83 50% 90 (52/48) 55% 89 54%
1:00 PM 101 61% 95 58% 112 (56/56) 68% 104 63% 89 54% 83 50% 90 (51/39) 55%
2:00 PM 91 55% 92 56% 109 66% 98 59% 95 (61/34) 58% 87 53% 87 53%
3:00 PM 88 53% NA NA 106 64% 87 53% 90 55% NA NA 82 50%
4:00 PM 92 56% NA NA 87 53% 80 48% 85 52% NA NA 77 47%
5:00 PM 93 56% NA NA 76 46% 77 47% 89 54% NA NA 75 45%
6:00 PM 85 52% NA NA 74 45% 76 46% 87 53% NA NA 73 44%
7:00 PM 81 49% NA NA 74 45% 71 43% 77 47% NA NA 72 44%
8:00 PM 74 45% NA NA 71 43% 70 42% 75 45% NA NA 70 42%
9:00 PM NA NA NA NA 61 37% NA NA NA NA NA NA 68 41%
10:00 PM NA NA NA NA 60 36% NA NA NA NA NA NA 63 38%
11:00 PM NA NA NA NA 60 36% NA NA NA NA NA NA 60 36%
6 Source: Parking counts conducted by Transportation Studies, Inc. Site occupancy equaled 169 living units.
7 Source: National Data & Surveying Services. Site occupancy equaled 175 living units.
8 Source: National Data & Surveying Services. Site occupancy equaled 178 living units.
9 Based on an inventory of 165 existing marked spaces.
10 NA = not applicable. Data not collected.
11 Bold face indicates maximum observed parking demand on indicated date.
12 XX/YY parenthetical value indicates the split of actual peak subarea demand for the indicated survey day and date, where XX values correspond to total vehicles parked in the existing gated supply, and YY values correspond to total vehicles parked in other site
parking subareas outside the gates.
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TABLE 3
OBSERVED PEAK PARKING RATIOS FOR EXISTING EMERALD COURT
(1)
Survey Day
(2)
Characteristic
(3)
Occupied
Spaces
(4)
Occupied
Units
(5)
Actual Peak Parking
Demand Ratio13
(6)
Design
Parking Ratio 14
Weekday
Wednesday May 13, 2009 Typical Weekday 104 169 0.62 spaces/unit 0.68 spaces/unit
Wednesday October 29, 2014 Typical Weekday 104 175 0.59 spaces/unit 0.56 spaces/unit
Wednesday February 18, 2015 Typical Weekday 112 178 0.63 spaces/unit 0.69 spaces/unit
Weekend
Sunday May 10, 200915 Peak Sunday/Holiday 109 169 0.64 spaces/unit 0.71 spaces/unit16
Sunday May 17, 2009 Typical Sunday/Weekend Day 95 169 0.56 spaces/unit 0.62 spaces/unit
Sunday October 26, 2014 Typical Sunday/Weekend Day 90 175 0.51 spaces/unit 0.57 spaces/unit
Sunday February 22, 2015 Typical Sunday/Weekend Day 90 178 0.51 spaces/unit 0.56 spaces/unit
13 Parking ratio (column 5) = number of occupied spaces (column 3) divided by the number of occupied units (column 4).
14 Represents actual peak plus a contingency of 10%.
15 Coincides with Mother’s Day.
16 Bold face indicates governing parking ratio for design day condition to be applied to the total unit count.
TABLE 4
“DESIGN” PARKING NEEDS FOR THE EMERALD COURT SITE
(1)
Type of Day
(2)
Design
Parking Rate17
Peak Parking Needs
Comparison With
Proposed Parking Supply (6 – 5)
(3)
Existing
(194 units)
(4)
Added
Project
(58 units)
(5)
Future
Total
(252 units)
(6)
Parking
Spaces
(7)
Surplus/
Deficiency
(+/-)
Peak Sunday/Holiday 0.71 spaces/unit 138 41 179 188 +9
Typical Weekday 0.69 spaces/unit 134 40 174 188 +14
Typical Sunday/Weekend Day 0.62 spaces/unit 120 36 156 188 +32
17 Based on peak demand values (as determined through field study) plus a contingency of 10%. See text and Table 3.
Front
Desk Housekeeping Total
6:00 AM 1 0 0 0 6 2 4 0 13 9 22
6:30 AM 1 0 0 0 6 2 4 0 13 10 23
7:00 AM 1 6 0 0 6 3 4 1 21 12 33
7:30 AM 2 6 0 1 6 3 4 2 24 11 35
8:00 AM 2 6 5 3 7 4 4 4 35 11 46
8:30 AM 3 6 5 4 7 4 4 4 37 12 49
9:00 AM 3 6 5 4 7 4 4 4 37 11 48
9:30 AM 3 6 5 4 7 5 4 4 38 9 47
10:00 AM 3 6 5 4 7 5 4 4 38 10 48
10:30 AM 3 6 5 4 7 5 6 4 40 9 49
11:00 AM 3 6 5 4 7 5 10 4 44 9 53
11:30 AM 3 6 5 4 7 5 10 4 44 9 53
12:00 PM 3 7 5 4 7 5 10 4 45 9 54
12:30 PM 3 7 5 4 7 5 10 4 45 9 54
1:00 PM 3 7 5 4 7 5 10 4 45 8 53
1:30 PM 3 7 5 4 7 5 10 4 45 8 53
2:00 PM 3 7 5 4 5 7 10 4 45 8 53
2:30 PM 4 7 5 4 5 5 6 4 40 8 48
3:00 PM 4 7 5 4 5 5 6 4 40 9 49
3:30 PM 4 1 5 4 5 4 9 4 36 9 45
4:00 PM 2 1 5 3 5 4 9 4 33 9 42
4:30 PM 2 1 1 1 5 4 9 3 26 9 35
5:00 PM 2 2 1 1 4 3 9 1 23 9 32
5:30 PM 1 2 1 0 4 3 9 0 20 9 29
6:00 PM 1 2 0 0 4 3 9 0 19 9 28
6:30 PM 1 2 0 0 4 2 9 0 18 9 27
7:00 PM 1 2 0 0 4 2 9 0 18 6 24
7:30 PM 1 2 0 0 4 2 0 0 9 6 15
8:00 PM 1 2 0 0 4 0 0 0 7 5 12
8:30 PM 1 1 0 0 4 0 0 0 6 5 11
9:00 PM 1 1 0 0 4 0 0 0 6 5 11
9:30 PM 1 1 0 0 4 0 0 0 6 5 11
10:00 PM 1 0 0 0 2 0 0 0 3 6 9
10:30 PM 1 0 0 0 2 0 0 0 3 6 9
11:00 PM 1 0 0 0 2 0 0 0 3 7 10
11:30 PM 1 0 0 0 2 0 0 0 3 7 10
12:00 AM 1 0 0 0 2 0 0 0 3 7 10
12:30 AM 1 0 0 0 2 0 0 0 3 7 10
1:00 AM 1 0 0 0 2 0 0 0 3 7 10
1:30 AM 1 0 0 0 2 0 0 0 3 7 10
2:00 AM 1 0 0 0 2 0 0 0 3 7 10
2:30 AM 1 0 0 0 2 0 0 0 3 7 10
3:00 AM 1 0 0 0 2 0 0 0 3 7 10
3:30 AM 1 0 0 0 2 0 0 0 3 7 10
4:00 AM 1 0 0 0 2 0 0 0 3 7 10
4:30 AM 1 0 0 0 2 0 0 0 3 7 10
5:00 AM 1 0 0 0 2 0 0 0 3 8 11
5:30 AM 1 0 0 0 2 0 0 0 3 9 12
Note:
= Peak Time Period
APPENDIX A
TIME-OF-DAY STAFF POPULATION BASED ON EMERALD COURT WORK SCHEDULES: WEEKDAY
Time
Associates +
Caregivers
Total
Private
Caregivers
Emerald Court Associates
Maintenance Wellness Assisted Living Kitchen Dining Room Admin
6
ATTACHMENT NO. 6
EXISTING GATE ON WEST SIDE OF BUILDING
EXISTING GATE ON EAST SIDE OF BUILDING
ATTACHMENT NO. 7
CONSTRUCTION PROGRESS OF BUILDING EXPANSION, FROM MEDICAL CENTER DRIVE
CONSTRUCTION PROGRESS OF BUILDING EXPANSION, FROM VISITOR PARKING AREA
CONSTRUCTION PROGRESS OF BUILDING EXPANSION, DROP OFF AREA
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. 5
PLANNING COMMISSION REPORT
City of Anaheim
PLANNING AND BUILDING DEPARTMENT
DATE: JULY 10, 2017
SUBJECT: CONDITIONAL USE PERMIT NO. 2016-05887
LOCATION: 2620 West Orange Avenue (Iglesia De Dios Israelita Church)
APPLICANT/PROPERTY OWNER: The owner and applicant is Iglesia De Dios
Israelita, Inc., represented by Martin Gomez.
REQUEST: The applicant requests approval of a Conditional Use Permit (CUP) to
permit and retain an existing church within an 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. 2016-05887.
BACKGROUND: The 0.33-acre property is developed with a two story office
building. The property is located within the "C-G" General Commercial zone and
the General Plan designates the property for Low-Medium Density Residential land
uses. Surrounding land uses include Maxwell Elementary School to the north across
Orange Avenue, automotive repair to the east, a retail and office building to the south,
and single-family residential land uses to the west.
The church was established at this location in July 2016 without prior approval of a
CUP, nor the necessary building permits. Shortly thereafter, staff received a
complaint from a neighbor and informed the owner of the property and the church
operator that a CUP was required to permit a church and that building permits were
required for the interior modifications to the office building. In October 2016, the
applicant submitted an application for a CUP. Since that time, the City has received
multiple noise complaints about the church from the adjacent neighborhood and the
Code Enforcement case remains active, pending a determination on this application.
CONDITIONAL USE PERMIT NO. 2016-05887
July 10, 2017
Page 2 of 5
PROPOSAL: The applicant proposes to permit and retain a 3,664 square foot church with a
1,248 square foot sanctuary located on the second floor of a two-story office building. The
applicant also proposes to pave and re-stripe the existing parking lot. The ground floor would
continue to be occupied by a massage therapy business and a chiropractor. The church offers
a majority of its services on Saturdays at 9:00 a.m., 3:00 p.m., and 7:00 p.m. A bible study is
offered at 7:00 p.m. on Wednesdays and Fridays. There is a shared parking agreement with the
property to the south, located at 625 South Magnolia Avenue, and the applicant proposes to
provide church parking on both properties. The applicant states that the 7:00 p.m. Saturday
service is the most well attended, with approximately 75 persons present, and observed a total
of 39 vehicles parked on the two properties, with 52 spaces provided.
Site Plan
CONDITIONAL USE PERMIT NO. 2016-05887
July 10, 2017
Page 3 of 5
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.
Community and Religious Assembly uses are permitted in the General Commercial Zone
subject to approval of a conditional use permit to ensure compatibility with the surrounding
area.
Parking: The 2620 West Orange Avenue and 625 South Magnolia Avenue properties have a
combined total of 52 parking spaces provided on site. The Zoning Code does not specify a
parking standard for Community and Religious Assembly uses, but permits parking to be
determined by a Parking Letter or Parking Study that identifies the actual parking demand of
the church. The applicant submitted an analysis of the existing church’s parking demand in
conjunction with the adjacent uses in the Letter of Request included with the CUP application.
The applicant also conducted on-site parking counts during church services. As shown in the
table below, the applicant surveyed the properties and observed 75 percent of the parking
spaces occupied. Staff conducted a separate site visit and verified the information provided.
CONDITIONAL USE PERMIT NO. 2016-05887
July 10, 2017
Page 4 of 5
Date Service Peak Parking
Demand
Saturday, June 3 9:00 a.m. 29
Saturday, June 3 2:00 p.m. 38
Saturday, June 3 7:00 p.m. 39
Code Enforcement has not received any complaints from the surrounding residents or business
owners regarding overflow parking into the adjacent neighborhoods or commercial centers.
Staff received a letter of support from the adjacent property owner to the south. Based on the
parking counts provided by the applicant and those conducted by staff, the non-conflicting
service hours with other uses sharing parking, and the lack of parking-related complaints, staff
believes that the church would have sufficient parking spaces available and would not impose
an undue burden on the adjacent commercial and residential uses. To ensure that there will be
no future parking impacts on the surrounding area, staff recommends the following conditions
of approval: (i) any increase in parking demand shall be addressed to the satisfaction of the
Planning Director, and (ii) a school use or daycare other than Wednesday or Saturday Bible
studies shall not be permitted without prior approval of a conditional use permit.
Noise: The church sanctuary is located on the second floor of an office building located
approximately 100 feet from the nearest single family residence to the west. The City has
received noise complaints dating back to the church’s opening in July 2016, relating to
construction activity and worship services. Neighbors cited concerns with horns, door
slamming, amplified music, and children outdoors. Staff believes that conditions of approval
would mitigate noise impacts and ensure that the use operates in a manner compatible with
surrounding office, commercial, and residential uses. These conditions would require that all
doors remain closed during services, no use of sound amplification equipment be allowed other
than small system for the pastor to deliver sermons, and would allow the Planning and Building
Director the authority to modify the church operations should an issue arise. Staff also
recommends that the balcony not be used for public gathering, and that existing trees along the
west property line be allowed to grow taller to further aide in noise reduction, as well as allow
greater screening to address privacy concerns raised by the neighbors. Given the number of
complaints received, staff recommends that a condition be added requiring a six month
compliance review (with notice provided to the surrounding neighborhood) to ensure that the
church is operating in a responsible manner consistent with all conditions of approval. With
these conditions included in the draft resolution, staff believes the church would not create any
adverse impacts to the surrounding area.
CONDITIONAL USE PERMIT NO. 2016-05887
July 10, 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 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.
CONCLUSION: Staff believes that the existing church would be compatible with the
surrounding land uses. The number of on-site parking spaces are adequate to serve the church
and adjacent commercial uses based on the actual parking demand observed for the properties.
Conditions of approval have been included to ensure that the church would operate in a
compatible manner regarding any potential noise impacts and that sufficient parking is
provided. For these reasons, staff recommends approval of this request, subject to the
recommended conditions of approval.
Prepared by, Submitted by,
Nick Taylor Jonathan E. Borrego
Associate Planner Planning Services Manager
Attachments:
1. Draft Conditional Use Permit Resolution
2. Letter of Request
3. Letter from Adjacent Property Owner
4. Plans
5. Photos
6. Correspondence
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-GAUTOREPAIRSERVICE
TMATIE LOU MAXWELLELEMENTARY SCHOOL
TOFFICESMAGNOLIAUNIFIEDSCHOOLDISTRICT
RS-2SINGLEFAMILYRESIDENCE
RS-2S.F.R.
TMAGNOLIA ACRESAPARTMENTS40 DU
RS-2SINGLEFAMILYRESIDENCE
RS-2S.F.R.
RS-2SINGLEFAMILYRESIDENCE
TRELIGIOUS USE
C-GOFFICESANDCHURCH
C-GRETAIL
RS-2S.F.R.
RS-2SINGLE FAMILY RESIDENCE RS-2SINGLEFAMILYRESIDENCE
TSINGLEFAMILYRESIDENCERS-2SINGLEFAMILYRESIDENCE
RS-2S.F.R.
RS-2S.F.R.
RS-2S.F.R.
TRELIGIOUSUSE
RM-3S.F.R.
RS-2S.F.R.
RM-3ATRIUM GARDENAPARTMENTS51 DU
RM-3STANFORDAPARTMENTS
RM-3VILLA CAPRIAPARTMENTS
RM-3VILLA CAPRIAPARTMENTSRM-3MAGNOLIA POINTAPARTMENTS
S M A G N O L I A A V E
W ORA NGE AV E
W W EST HAV EN DR
S K E N M
O R E S T
W RU NYON P L
W ORA NG E AV E
S A R O N S T
W K EYS L N
S S Y L V A
N S T
S V E R O N A S T
W ROVEN AVE
S S Y L V A
N S T
S K E N M O R E S T
S V E
R O N
A S T
W. BALL RD
W. LINCOLN AVE
W. BRO ADWAY
S . D A L E A V E
W. ORANGE AVE
S . M A G N O L I A A V E
S . B R O O K H U R S T S T
S .
B E A C H
B L V D
W. LINCOLN AVE
S . B E A C H B L V D
2 6 2 0 Wes t Orange Avenue
D E V N o. 2016-00104
Subject Property APN: 126-191-22
°0 50 100
Feet
Aeria l Pho to:May 20 16
S M A G N O L I A A V E
W ORA NGE AV E
W W EST HAV EN DR
S K E N M
O R E S T
W RU NYON P L
W ORA NG E AV E
S A R O N S T
W K EYS L N
S S Y L V A
N S T
S V E R O N A S T
W ROVEN AVE
S S Y L V A
N S T
S K E N M O R E S T
S V E
R O N
A S T
W. BALL RD
W. LINCOLN AVE
W. BRO ADWAY
S . D A L E A V E
W. ORANGE AVE
S . M A G N O L I A A V E
S . B R O O K H U R S T S T
S .
B E A C H
B L V D
W. LINCOLN AVE
S . B E A C H B L V D
2 6 2 0 Wes t Orange Avenue
D E V N o. 2016-00104
Subject Property APN: 126-191-22
°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. 2016-05887
AND MAKING CERTAIN FINDINGS IN CONNECTION THEREWITH
(DEV2016-00104)
(2620 WEST ORANGE AVENUE)
WHEREAS, the Planning Commission of the City of Anaheim (the "Planning
Commission") did receive a verified petition to approve Conditional Use Permit No. 2016-05887
to permit and retain an existing community and religious assembly use (the "Proposed Project")
for premises located at that certain real property at 2620 West Orange Avenue, in the City of
Anaheim, County of Orange, State of California, as generally depicted on the map attached hereto
as Exhibit A and incorporated herein by this reference (the "Property"); and
WHEREAS, the Property is approximately 0.33-acres in size and is currently
developed with a two-story office building. The Anaheim General Plan designates the Property
for Low-Medium Density Residential land uses. 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"); and
WHEREAS, a duly noticed public hearing was scheduled before the Planning
Commission at the Civic Center in the City of Anaheim on July 10, 2017 at 5:00 p.m. to hear and
consider evidence and testimony 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 the Implementation of the California
Environmental Quality Act (commencing with Section 15000 of 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, 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 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 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
- 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. 2016-05887, does find and
determine the following:
1. The proposed request to permit and retain a church in an existing office building
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 conditional use permit, 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 office and there are a sufficient amount of parking spaces to accommodate
the parking demand for the church.
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 because the facility is located within an office building and a sufficient number of on-site
parking spaces and adequate vehicle circulation are provided on site.
4. The traffic generated by the use 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 site will not exceed the anticipated volumes of traffic on the
surrounding streets to accommodate the use.
5. The granting of Conditional Use Permit No. 2016-05887 under the conditions
imposed will not be detrimental to the health and safety of the citizens of the City of Anaheim and
will provide a land use that is compatible with the surrounding area.
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 the Planning Commission does hereby
approve Conditional Use Permit No. 2016-05887, and further contingent upon and subject to the
conditions of approval set forth in Exhibit B attached hereto and incorporated herein by this
reference, which are hereby found to be a necessary prerequisite to the proposed use of the Property
under Conditional Use Permit No. 2016-05887 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 July 10, 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 July 10, 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 10th day of July, 2017.
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
- 5 - PC2017-***
- 6 - PC2017-***
EXHIBIT “B”
CONDITIONAL USE PERMIT NO. 2016-05887
(DEV2016-00104)
NO. CONDITIONS OF APPROVAL
RESPONSIBLE
DEPARTMENT
OPERATIONAL CONDITIONS OF APPROVAL
1 There shall be no sound amplification within the church facility, other
than a microphone for the pastor to conduct services. There shall be no
drums, and no use of air horns or other similar noise-making devices.
All doors shall remain closed during services to prevent noise impacts to
surrounding uses. Should any noise related issues occur as a result of the
church operation, the Planning and Building Director may require the
church to modify its activities until such time that noise issues have been
adequately addressed.
Planning and Building
Department,
Planning Services
Division
2 Sufficient parking for all uses located at the subject property and 625
South Magnolia shall be maintained at all times, so that the uses will not
cause any parking impacts to surrounding uses. Should the parking be
determined as insufficient, the Planning and Building Director may
require a modification to the church operations until such time that
parking issues have been adequately addressed.
Planning and Building
Department,
Planning Services
Division
3 Bible studies shall occur on Wednesdays and Saturdays only as
described in the letter of operation. This facility shall not be used as a
private daycare, nursery, elementary, junior and/or senior high school.
Planning and Building
Department,
Planning Services
Division
4 The existing ficus trees along the west property line shall be allowed to
grow to a minimum height of 12 feet and shall be maintained to ensure
screening adjacent to the single-family homes on the west side of the
subject property.
Planning and Building
Department,
Planning Services
Division
5 Before and after church services, church employees shall ensure that
attendees do not use the second story balcony for extended public
gathering in order to minimize any impacts on the adjacent residential
neighborhood.
Planning and Building
Department,
Planning Services
Division
6 The facility shall operate in accordance with the Letter of Operation
submitted as part of the application. Any changes to the facility’s
operation described in the Letter of Operation shall be subject to review
and approval by the Planning and Building Director to determine
substantial conformance with said letter and to ensure compatibility with
the surrounding uses.
Planning and Building
Department,
Planning Services
Division
- 7 - PC2017-***
NO. CONDITIONS OF APPROVAL
RESPONSIBLE
DEPARTMENT
GENERAL CONDITIONS OF APPROVAL
7 Any graffiti painted or marked upon the premises or on any adjacent area
under the control of the property owner shall be removed or painted over
within 24 hours of being applied.
Planning and Building
Department,
Code Enforcement
Division
8 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
9 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
10 The subject Property shall be developed 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 and Building
Department,
Planning Services
Division
11 Withing 90 days of the date of this resolution, all necessary building
permits shall be obtained, demonstrating that the church use complies
with all applicable requirements of the California Building and Fire
Codes.
Planning and Building
Department,
Planning Services
Division
12 Within 90 days of the date of this resolution, the applicant shall submit
a parking lot plan for review and approval by the Planning and Building
Department. After approval of the plan has been obtained, the parking
lot shall then be repaved and restriped in accordance with City standards.
Planning and Building
Department,
Planning Services
Division
13 Within six months from the date of approval, the project shall be
scheduled for Planning Commission review as a noticed Reports and
Recommendations item to ensure compliance with all conditions of
approval.
Planning and Building
Department,
Planning Services
Division
Iglesia De Dios Israelita, Inc.
2620 W. Orange Ave, Anaheim, Ca
Development Application
Letter of Request - 6.5.17
This letter is to inform the City of Anaheim that our church organization is requesting a
Conditional Use Permit to conduct religious services at 2620 W. Orange Ave, Anaheim, Ca. We
have recently purchased the property and where informed that it was able to conduct services
but soon realized that a permit was not in place and the current minor changes that have been
done need to be permitted. We have not conducted any further work and would like to get all
items permit in the floor plan as attached. We intend to conduct weekly church services during
non business hours.
Project Proposal:
We would like to get all current items that have been constructed permitted and a CUP to
conduct services on the second floor of the property. We do not intent to expand or add any
additional construction simply permit what has been done and get all items up to code.
Parking:
- Parking stalls will be double striped according to City of Anaheim Engineering Standard 470.
- Two ADA parking stalls will be provided and are demonstrated on floor plan and will comply
with Caltrans Standard Plan A90A, accessible parking stall design, striping, and required
signage.
Floor 1: Unit 2 Massage Service Square Footage: 1,832 sqft
Floor 1: Unit 1 Chiropractor Square Footage: 1,832 sqft
Floor 1: Total SQFT: 3,664 sqft
Floor 2: Church GFA: 1,248 sqft (Sanctuary Floor Area / General Meeting Area)
Floor 2: Total Sqft: 3,664 sqft
Total Parking required:
Church 1 x 30sqft = 42
Massage: 4 Required per room = 4
Chiropractor Office: 4 Required per service room = 4
Total Parking Required: 50
Total Parking Provided: 52*
- Based on shared parking agreement
- Includes 2 ADA Parking spaces
Parking Evaluation Done week of 5.15.17 - ALL PARKING AREA AND VEHICLES
Wednesday's 7pm-9pm, - Small Bible Study - 24 Vehicles
Friday's 7pm-9pm, - Small Bible Study - 25 Vehicles
Saturday
9am-2pm - 29 Vehicles
3pm-6pm - 38 Vehicles
7pm-9pm - 39 Vehicles
ATTACHMENT NO. 2
Church Operation Details:
1.Operations: Religious Worship Services, Christian teachings based on the bible, women's
gatherings, Mens gatherings, children's gatherings and family gatherings. All during the
established service times.
2.Hours of Operations:
1.Wednesday's 7pm-9pm, - Small Bible Study
2.Friday's 7pm-9pm, - Small Bible Study
3.Saturday 9am-9pm - 9am-2pm Full Service, 3pm-6pm Full Service & 7pm-9pm
Leadership Service
3.Number of employees: 0 - all volunteer, church member base.
4.Tenants:
1.1st Floor Ste #2, Amazing Massage - Operations: 8am to 7pm M-Sun - Everyday
2.1st Floor Ste #1, Daily Health Care Chiropractor: 11am - 5pm M-F
- Church does not amplify sound using a large scale professional PA system.
- Music is NOT amplified it is acoustic
- Ministry time by the pastor does use a microphone with two small 10' speakers for in room
purposes NOT a large scale professional PA system.
Community:
Neighbors:
- Housing located approximately 240ft from proposed sanctuary
625 S Magnolia:
- Details of Business Property located next to use in which parking is share:
1. Anaheim Soccer Association: Office
Hours: 6pm - 8pm Monday to Saturday, Closed Sunday
2. Best Magic Costume Shop: Retail Store
Hours: Monday to Friday: 10am - 6:30pm, Saturday 10am - 5pm, Closed Sunday
3. Initial Contract: Embroidery Shop - Office
Hours: Monday to Friday: 10am - 6pm Times
Church Mission Statement:
Iglesia De Dios (Israelita), Inc. has been organized to operate exclusively for religious purposes
within the scope of Section 501 (c) (3) of the Internal Revenue Code.
The purpose of the Iglesia de Dios (Israelita) is to spread the moral and religious values
according to the Holy Scriptures, as well as its precise interpretation regarding to the Church of
God, just as it was originally established.
Thank you for your consideration
Pastor Martin Gomez,
Iglesia De Dios (Israelita), Inc
ATTACHMENT NO. 3
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2620 W Orange Ave, Anaheim
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ATTACHMENT NO. 5
From: Peggy Hesketh [mailto:phesketh@pacbell.net]
Sent: Monday, July 03, 2017 1:31 PM
To: Nicholas J. Taylor <NJTaylor@anaheim.net>
Cc: Laurie Honeybourne <lauriehoneybourne@gmail.com>; Larry Honeybourne
<larryhoneybourne@gmail.com>; Larry Honeybourne <lhoneybo@pacbell.net>; Grant Hier
<metaphor56@sbcglobal.net>; Laura Dent <coolscience@mac.com>; Laura Dent
<coolscience@me.com>; John Hesketh <jhesketh@photomation.com>; peggyhesketh@pacbell.net;
Dale Vornholt <dvornholt@sbcglobal.net>; Martha Pledger <marthanotstewart@earthlink.net>; Malo
and Alice Sagiao <futiga11@gmail.com>; Himelda Duran <bugsalot2012@gmail.com>; Barbara Seale
<barbjune14@yahoo.com>; Kelly or Lance Miller <lankelmac@yahoo.com>
Subject: Re: Church proposed plans
I live across the street from my neighbors who have to listen night after night to the air blast
horns and the slamming doors and staring into their backyards. But so do I. From across the
street of the cul de sac where some of us grew up together and we've gotten to know so many
others as we walk our dogs together and watched our children grow. We're a raucous diverse
neighborhood. We make noise on holidays and family celebrations. We also leave cookies we've
baked for each other on Christmas morning and take care of each other's pets and weep when one
is lost. This is not a protest against a church. Or even the commercial space under which this
church or the one before it has tried to establish itself. I love Best Magic on the corner. My kids
used to stop at the gas station in the same parking lot and buy a piece of candy on their way
home from school. I used to get my cars smog checked from the family who took over the gas
station. I was sad when Binh retired and encouraged when a tire shop took over that space (I
hated the paint job, but liked the re-landscaping) and so I was sad to see it fail. My point is this:
the ebb and flow of this tiny corner of my neighborhood is what happens. But when
I walk out in my backyard to water my garden, to feed my dogs, to take out my trash and have to
worry whether I'm appropriately dressed because there are people standing on the balcony of a
two story building in this tiny strip mall looking out over my back yard from 200 yards away, I
feel violated.
Sent from my iPad
On Jul 3, 2017, at 8:02 AM, Kelly or Lance Miller <lankelmac@yahoo.com> wrote:
Hi Neighbors,
Attached is a copy of the church proposed building plans for 2620 West Orange. We
hope to attend the meeting on Monday, July 10 at 5:00 pm at City Hall and welcome
anyone in the neighborhood to join us. Please also email Nick Taylor at City Hall to
voice your opinion at njtaylor@anaheim.net.
Below is the background from Laura Heir:
Noise Nuisance, Increased Traffic, Decreased Property Values
ATTACHMENT NO. 6
Dear Neighbors, We are asking that you add your voice to our concerns about the pending permit
request that has been filed with the City to allow a church to operate out of the building that
overlooks our neighborhood (at 2620 West Orange — the two story building on the southwest corner
of Magnolia and Orange). The people seeking the permit have been knowingly and illegally
operating as a church without permits for more than a year now, disturbing the peace and draining
resources, including the police who are called out with noise complaints. BACKGROUND: The
owner of the building, and those using it to operate a church, have been regularly notified by several
residents, by City Code Enforcement officers, and by the Police that they are in violation of City
Codes by operating as a church and making excessive noise from early morning to late at night, and
have been asked to stop, and yet they have persisted every weekend, despite. The parties who
have been illegally operating this church are the same people who purchased the building from the
previous owners, who themselves used it to illegally operate a church from (with amplified music and
singing every weekend, the blowing airhorns as part of the services, etc), but they did not have the
proper permits either and eventually stopped. The current owners wish to acquire permits to make
their activities legal. We feel this must not happen as ask you join us in voicing our resistance. THE
DAMAGES: The problems this illegal church has caused in our neighborhood are many, including:
— increased traffic. —noises from the second story where the church operates
(shouting,construction, etc.) carry over all neighborhood walls, and have been heard from as far
away as Shields to the west and W. Stonybrook to the south. This also overlooks Mattie Lou
Maxwell School, directly across the street. —noises from the parking lot, with slamming doors and
car alarms and shouting as dozens of cars arrive and leave at all hours, late into the night. —lack of
privacy for those who are within the line of sight of the second story walkway. Anyone there has a
direct line of sight into the windows and yards of the houses nearby. Those who live on Kenmore
when standing in their bathrooms (including from the tub) can see both children and adults looking in
on them, staring from the railing of this building. Every weekend children are allowed to run, scream
and play, and both children and adults regularly lean against the rail to view the neighborhood. —
Although this is zoned for businesses to operate out of, the disturbance of the peace happens during
non-business hours, mainly during weekend, which is when the residents are at home seeking
peace from their work weeks. —The City of Anaheim apparently has no power to stop these willful
violations of code beyond the denial of permits based on inspections, but the church is determined to
operate with or without a permit, regardless. Officials at the City have suggested that neighbors
should notify the police to get them to stop. As a result, the police have been called out for noise
complaints nearly every weekend, which takes them away from their other duties. — If permits for a
church are granted, the quality of life for the residents and, potentially, the property values of our
homes will decrease. Please show up on July 10 Anaheim City Hall Council Chambers 1st floor, 200
South Anaheim Blvd at 5 pm to voice your opinion on this. If you are unable to make that date, feel
free to respond to this email with a brief statement, even a simple “ We oppose the permit request.”
and we will present it for you at the hearing. You can also send your comments to Nick Taylor at City
Hall njtaylor@anaheim.net
Thank you.
Thanks,
Kelly and Lance
<Church proposed plans.pdf>
From: Kelly or Lance Miller [mailto:lankelmac@yahoo.com]
Sent: Monday, July 03, 2017 3:33 PM
To: Nicholas J. Taylor <NJTaylor@anaheim.net>
Subject: 2620 West Orange Avenue
Dear Nick,
As residents who lives directly behind the proposed church at 2620 West Orange
Avenue, we have some very serious concerns about their plan proposal and we are
opposing the permit request. This structure was not designed for assembly, especially
during the evening and weekend hours that their services are being held. This building
should be restricted to "businesses" who operate only during normal business hours
since this backs right up to several residences. This is causing a lack of privacy into our
homes and an undesirable noise level at the time when we wish to relax and unwind in
our backyard after working all week. The fact that they also plan to have a kitchen in the
upstairs of this building should be cause enough for fire safety with the limited exit
routes available.
Appreciate your time and hope you understand our feelings on this matter.
Thank you,
Kelly and Lance Miller
612 S Kenmore Street
Anaheim, CA 92804
1
Nicholas J. Taylor
From:Dale Vornholt <dbvornholt@gmail.com>
Sent:Saturday, July 01, 2017 9:15 PM
To:Nicholas J. Taylor
Subject:2620 W. Orange Avenue permit
Oppose this request for "church" at 2620 W. Orange Avenue. They are a TERRIBLE nuisance, especially at
night, with kids running around all the time, screaming and yelling. I live on Kenmore Street directly behind
this nuisance. If you allow this, have them board up the west side of the building so that they do not
CONSTANTLY disturb the neighborhood. Ms. Dale Vornholt. 714-366-4317
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. 6
PLANNING COMMISSION REPORT
City of Anaheim
PLANNING AND BUILDING DEPARTMENT
DATE: JULY 10, 2017
SUBJECT: CONDITIONAL USE PERMIT NO. 2017-05919
ADMINISTRATIVE ADJUSTMENT NO. 2017-00406
DETERMINATION OF PUBLIC CONVENIENCE OR
NECESSITY NO. 2017-00136
LOCATION: 1921-1931 East Wright Circle (Brewheim Brewing Company)
APPLICANT/PROPERTY OWNER: The agent is Phillip Schwartze of the PRS
Group. The applicant is Brewheim Brewing Company represented by Dan Ward and
William Camacho. The property owner is Finn Holdings, LLC.
REQUEST: The applicant is requesting approval of the following entitlements:
1) A Conditional Use Permit (CUP) to permit a brewery with a 2,379
square foot tasting room and 1,676 square foot outdoor patio within an
existing industrial building;
2) An Administrative Adjustment to permit fewer parking spaces than
required by the Zoning Code; and,
3) A Determination of Public Convenience or Necessity to permit on and
off-premises sales and consumption of alcoholic beverages.
RECOMMENDATION: Staff recommends that the Planning Commission approve
the attached resolutions, determining that this request is categorically exempt under
the California Environmental Quality Act (Class 1, Existing Facilities), and
approving Conditional Use Permit No. 2017-05919, Administrative Adjustment No.
2017-00406, and Determination of Public Convenience or Necessity No. 2017-
00136.
BACKGROUND: This 1.38-acre property is developed with a 22,945 square foot
industrial building. The property is located in the Platinum Triangle within the
Industrial Zone and the Platinum Triangle Mixed Use Overlay Zone. The General
Plan designates the property for Mixed Use land uses. Surrounding land uses include
a self-storage facility to the north, industrial uses to the east and south, the Stadium
Lofts Condominium Community to the southeast across Wright Circle, and the
Jefferson Platinum Triangle Apartment Community to the west, which is under
construction.
CONDITIONAL USE PERMIT NO. 2017-05919, ADMINISTRATIVE ADJUSTMENT NO. 2017-00406 AND
DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY NO. 2017-00136
July 10, 2017
Page 2 of 8
PROPOSAL: The applicant is proposing to establish a 16,601 square foot brewery within an
existing industrial building. The remaining space in the building would continue to be occupied
by a 6,344 square foot existing industrial tenant. The brewery would include a beer storage and
manufacturing room; retail area; restrooms; 2,379 square foot tasting room; and a 1,676 square
foot outdoor patio. The sale of beer for both on and off-premises consumption would be limited
to the product brewed on-site. The proposed tasting room would be located within the building
and the outdoor patio area would include seating, a fire pit, and new grain silo. The applicant is
not proposing a kitchen or any type of on-site food preparation.
Rendering (Outdoor Patio)
The requested hours of operation for beer manufacturing would be from 6:00 a.m. to 2:00 p.m.
daily. The hours of operation requested for the tasting room would be from 10:00 a.m. to 12:00
a.m. daily. However, the applicant has indicated that the typical hours for the tasting room
would be from 12:00 p.m. to 10:00 p.m., with peak operating hours occurring between 6:00 p.m.
to 9:00 p.m. The outdoor patio would close by 9:00 p.m. daily. Brewing operations would
involve five employees with the potential to increase to ten after several years of operations.
However, even at peak production capabilities, production would require a maximum of eight
employees per shift. The tasting room would include 5 to 10 employees. The applicant has
indicated that peak operation of the manufacturing and tasting room would not overlap and
therefore it would be unlikely that more than 10 employees would be on site at any time. The
brewery would utilize the existing on-site parking to accommodate the use; however, due to a
deficit in the required parking spaces, the applicant is proposing a free valet service to ensure
that the property can accommodate parking for the proposed brewery. A valet booth would be
CONDITIONAL USE PERMIT NO. 2017-05919, ADMINISTRATIVE ADJUSTMENT NO. 2017-00406 AND
DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY NO. 2017-00136
July 10, 2017
Page 3 of 8
stationed near the entrance to the brewery, easily visible to patrons as they drive up to the
brewery. The applicant has indicated that they have not yet determined whether the valet
operations will be conducted by an employee or if they will contract with a professional valet
company. A draft condition of approval requires that the applicant submit a valet plan for review
and approval by the Planning Department and Police Department prior to operation of the tasting
room.
Site Plan
CONDITIONAL USE PERMIT NO. 2017-05919, ADMINISTRATIVE ADJUSTMENT NO. 2017-00406 AND
DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY NO. 2017-00136
July 10, 2017
Page 4 of 8
FINDINGS AND ANALYSIS:
Conditional Use Permit and Determination of Public Convenience or Necessity: 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 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.
Property owners within the Platinum Triangle Mixed Use Overlay Zone may develop their
properties in accordance with the Overlay Zone or the property’s underlying base zone which, in
this case, is the Industrial Zone. The property owner is electing to improve and operate the
subject property under the Industrial Zone. The Zoning Code permits Alcoholic Beverage
Manufacturing by right in the Industrial Zone. The Alcoholic Beverage Manufacturing use class
consists of establishments that produce or manufacture alcoholic beverages of all types.
Businesses under this use class may sell alcohol produced or manufactured on the alcoholic
beverage manufacturer’s licensed premises for On-Sale or Off-Sale consumption. Typical uses
include breweries, distilleries and wineries. Tasting rooms may be included in conjunction with
the manufacturing. A CUP is required if the tasting room is over 750 square feet and/or if an
outdoor patio that exceeds 1,000 square feet which is why a CUP is being requested in this
instance. The proposed brewery includes a 2,379 square foot tasting room and a 1,676 square
foot patio.
A Type 23 (Small Beer Manufacturer- Brew Pub or Micro-brewery) license, which authorizes a
brewery with an accessory tasting room, would be required from the California Department of
Alcoholic Beverage Control (ABC). In addition, State law requires a Determination of Public
Convenience or Necessity (PCN) when a property for which an ABC license is requested is
located in a police reporting district with a crime rate above the City average, or when there is an
over-concentration in the number of licenses within a Census Tract. In this case, a PCN request
is needed because the number of existing alcohol sales licenses in this Census Tract exceeds
CONDITIONAL USE PERMIT NO. 2017-05919, ADMINISTRATIVE ADJUSTMENT NO. 2017-00406 AND
DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY NO. 2017-00136
July 10, 2017
Page 5 of 8
typical limits based on population. The proposed brewery is located within Census Tract No.
863.03, which has a population of 6,212 residents. This population allows for seven on-sale
licenses. There are presently 22 licenses within the tract. State law also allows for three off-sale
licenses. There are presently five licenses in the tract. The high concentration of licenses in the
tract is due to the location of the property within the Platinum Triangle, which is home to a large
number of entertainment venues and food and beverage establishments. Although there is a high
concentration of alcohol sales licenses in the area, the crime rate within ¼ mile of this property is
below the city average. Calls for service within this area primarily consisted of petty theft, grand
theft auto, auto burglary, and commercial burglary. These types of crime are not typically
considered alcohol-related. The location is within Police Reporting District No. 2027, which has
a crime rate that is below the citywide average. There have been no calls for service to this
location in the last year.
Staff does not anticipate that the addition of the proposed use at this location would contribute to
an increase in crime if the business owner operates in a responsible manner and in compliance
with the recommended conditions of approval. These conditions include typical Police
Department conditions for similar uses, such as requiring that there shall be no admission fee,
cover charge, nor minimum purchase required, ABC LEAD (Licensee Education on Alcohol and
Drugs) training for employees, as well as limiting the use of the outdoor patio to 9:00 p.m. to
reduce the potential for noise impacts upon adjacent residential uses.
The proposed brewery is consistent with the goals and objectives of the General Plan because it
would contribute to the vitality of the Platinum Triangle as “a thriving economic center that
provides residents, visitors and employees with a variety of housing, employment, shopping and
entertainment opportunities. Although not being requested at this time, any future indoor
entertainment, including live music, would require approval of a separate Entertainment Permit.
Through the permit review process, staff would have the ability to require certain protections to
ensure that the music does not disturb any nearby residents. Any outdoor entertainment
proposed in the future would be significantly limited and only allowed up to four times a year
through the issuance of a Special Event Permit. Similar to an Entertainment Permit, a Special
Even Permit could include restrictions to ensure that such entertainment does not disturb
surrounding properties. Based on these factors, staff believes that the proposed use would be
compatible with the surrounding area and recommends approval of the CUP.
Administrative Adjustment: The applicant requests an Administrative Adjustment to permit
fewer parking spaces than required by the Zoning Code. Administrative adjustments are waivers
of certain development standards as specified within the Zoning Code. Code permits a deviation
of 20% or less from code requirements if certain conditions exist. The Planning Director has
review authority over Administrative Adjustments, but may refer any application to the Planning
Commission for review. Since the Planning Commission must approve the CUP and the
Determination of Public Convenience or Necessity, the Planning Director has referred the
Administrative Adjustment to the Commission to provide a comprehensive evaluation of the
project and to make a finding of fact that the evidence presented shows that all of the following
conditions exist:
CONDITIONAL USE PERMIT NO. 2017-05919, ADMINISTRATIVE ADJUSTMENT NO. 2017-00406 AND
DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY NO. 2017-00136
July 10, 2017
Page 6 of 8
1) The adjustment is consistent with the purposes and intent of the Zoning Code;
2) The same or similar result cannot be achieved by using provisions in the Zoning
Code that do not require the adjustment; and
3) The adjustment will not produce a result that is out of character or detrimental to
the neighborhood.
The Zoning Code establishes the parking demand for the project by combining all existing and
proposed uses. The Zoning Code requires 99 parking spaces for the property, including the
proposed project, as shown in the table below. There are 59 parking spaces available on-site. In
order to address the parking deficit, the applicant is proposing to provide free valet parking
services, which will be able to accommodate an additional 25 parking spaces, resulting in 84
parking spaces; a deviation of 16% of the Zoning Code requirements. Patrons of the brewery
would drop their vehicle off at the front kiosk located near the entrance and a valet driver would
park the vehicle in the parking spaces locate near the rear of building.
Use
Zoning Code Requirement
Proposed Floor
Area (s.f.)
Spaces
Required
Alcoholic Beverage
Manufacturing
1.55 spaces/1,000 s.f.
May include 10 percent office space 13,191 21
Alcoholic Beverage
Tasting Room 17 spaces/1,000 s.f. 2,379 40
Outdoor Seating 17spaces/1,000 s.f. 1,676 28
Other Industrial Tenant 1.5 spaces/1,000 s.f. 6,344 10
TOTAL 99
The alcohol beverage manufacturing use requires 21 spaces per the Zoning Code; however,
manufacturing hours of operation would typically cease at 2:00 p.m. and would only require a
maximum of 8 spaces to accommodate 8 employees at full manufacturing capacity. The
applicant is proposing to operate the tasting room from 10:00 a.m. to 12:00 a.m.; however, the
applicant has indicated that peak demand would occur between 6:00 p.m. to 9:00 p.m. Therefore,
during peak demand for the tasting room, there would be no demand for parking for the other
industrial tenant of the building. Without the industrial tenant and the alcohol beverage
manufacturing, the demand for parking would be 68 spaces, which the property could
accommodate with its 84 standard and valet parking spaces combined.
CONDITIONAL USE PERMIT NO. 2017-05919, ADMINISTRATIVE ADJUSTMENT NO. 2017-00406 AND
DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY NO. 2017-00136
July 10, 2017
Page 7 of 8
Furthermore, since the project is located within the Platinum Triangle, it is within walking
distance to several planned and recently-constructed residential developments. The applicant
states that the unique urban environment and the increase in rideshare services such as Uber and
Lyft reduces the reliance of customers on vehicles to access the brewery. As a condition of
approval, the applicant will be required to financially participate in the Anaheim Transportation
Network, which operates the ART (Anaheim Resort Transit) busses. As a result, there may be
the opportunity for Brewheim patrons to access the brewery using ART. In addition, there is an
existing ART stop at the corner of State College Boulevard and Katella Avenue, which is in
close proximity to the proposed brewery.
Based on the above information, staff believes that the number of parking spaces proposed
would be adequate to accommodate the proposed brewery without impact to the surrounding
public streets or properties. Staff is recommending conditions of approval to ensure the
successful management of the on-site parking such as the requirement for free valet service,
adequate lighting, directional signs to the parking facilities, and participation in the ART transit
program.
Community Input: Staff received four emails from residents of the nearby Stadium Loft
Condominium community, which are included as attachments to this report. The residents cited
concerns regarding criminal activity, traffic, noise impacts to the units located closest to the
proposed brewery tasting room and outdoor patio, as well as concerns about whether the
proposed use is appropriate at the location. Staff has carefully considered the concerns of the
residents and conditions of approval were added to the draft resolution to address some of the
concerns and minimize any potential negative impacts to the surrounding area. Recommended
conditions of approval include:
Hours of operation shall cease at 12 midnight for the tasting room and 9:00 p.m.
for the outside patio area.
There shall be no entertainment, amplified music or dancing permitted on the
premises at any time unless the proper permits have been obtained from the City
of Anaheim (the Entertainment Permit and Special Event Permit processes are
described in more detail on page 5 above).
Adequate lighting of parking lots, driveway, circulation areas, aisles,
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 persons,
property, and vehicles on-site.
With respect to traffic concerns, the applicant submitted a Trip Generation Memorandum
indicating that the proposed use would not result in an excess of 100 vehicle trips. The City’s
Traffic Study Guidelines state that a traffic study is required when a project’s trip generation is
expected to exceed 100 vehicle trips in the a.m. or p.m. peak hour. In this case, the Trip
CONDITIONAL USE PERMIT NO. 2017-05919, ADMINISTRATIVE ADJUSTMENT NO. 2017-00406 AND
DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY NO. 2017-00136
July 10, 2017
Page 8 of 8
Generation Memorandum estimates that the project would generate 60 vehicle trips during the
p.m. peak hour. The applicant has indicated that peak operations would occur between 6:00 p.m.
and 9:00 p.m. The previous industrial use would have been expected to generate 17 p.m. peak
hour trips; therefore, the proposed use would result in an increase of 43 vehicle trips. This
estimate is based upon the Institute of Transportation Engineers (ITE) Trip Generation
Handbook, 9th Edition. The proposed project would generate traffic well below the City’s
Traffic Study threshold of 100 vehicle trips and therefore, a traffic study is not required. Traffic
generated by the proposed project is consistent with the City’s General Plan and would not create
a significant traffic impact and is therefore not anticipated to impose undue burden on the local
streets and highways.
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.
CONCLUSION: The applicant has designed the proposed establishment of the brewery and
tasting room primarily for the commercial production of beer for off-site distribution to retail
customers and restaurants. The tasting room and outdoor patio account for only a portion of the
business which will serve visitors and residents in the Platinum Triangle area. The recommended
conditions of approval would ensure that the sale and consumption of alcoholic beverages would
be compatible with surrounding land uses. Because the nature of the use is primarily beer
manufacturing with an accessory component of retail sales and beer tasting, staff believes it is
compatible with the surrounding industrial uses, and recommends approval of the request.
Prepared by, Submitted by,
Lindsay Ortega Jonathan E. Borrego
Contract Planner, Lilley Planning Group Planning Services Manager
Attachments:
1. Draft Conditional Use Permit, Determination of Public Convenience or Necessity, and
Administrative Adjustment Resolution
2. Letter of Operation
3. Conditional Use Permit Justification Letter
4. Parking Mitigation Plan and Administrative Adjustment Justification
5. Parking Plan Exhibit
6. Police Memorandum
7. Complete Plan Set
8. Public Correspondence
I (PTMU)Katella Sub-Area BINDUSTRIAL
I (PTMU)Katella Sub-Area BJEFFERSON PLATINUMTRIANGLE APARTMENTS
I (PTMU)Katella Sub-Area BMIXED USE
I (PTMU)Katella Sub-Area BMAGNOLIAPARK
I (PTMU)Katella Sub-Area BTILE STORE
ITILE STORE
I (P T M U )
K a t e l l a S u b -A r e a B
J E F F E R S O N P L A T I N U M
T R I A N G L E A P A R T M E N T S
I (PTMU)KatellaSub-Area BBANK
I (PTMU)Katella Sub-Area BPARK VIRIDIAN APTS
I (PTMU)OfficeSELFSTORAGEFACILITY
I (PTMU)Katella Sub-Area BRETAIL
I (PTMU)OfficeINDUSTRIAL
IINDUSTRIAL
I (PTMU)KatellaSub-Area BINDUSTRIAL
I (PTMU)KatellaSub-Area BINDUSTRIAL
S S T A T E C O L L E G E B L V D
E W R IGH T CIR
S A U B U R N W A Y
S C A M P T O N A V E
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D E V N o. 2017-00051
Subject Property APN: 082-261-10
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Aeria l Pho to:May 20 16
S S T A T E C O L L E G E B L V D
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1 9 2 1 -1931 East Wright Circle
D E V N o. 2017-00051
Subject Property APN: 082-261-10
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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. 2017-05919, ADMINISTRATIVE ADJUSTMENT NO. 2017-
00406, AND DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY
NO. 2017-00136 TO PERMIT A BREWERY AND TASTING ROOM AND
MAKING CERTAIN FINDINGS IN CONNECTION THEREWITH
(DEV2017-00051)
(1921-1931 EAST WRIGHT CIRCLE)
WHEREAS, the Planning Commission of the City of Anaheim ("Planning Commission")
did receive a verified petition to approve (i) Conditional Use Permit No. 2017-05919 to permit
the establishment of a brewery, to include a tasting room and outdoor patio area and the on and
off-premises sale and consumption of alcoholic beverages, within an existing industrial building;
and (ii) Administrative Adjustment No. 2017-00406 to permit fewer parking spaces than
required by the Zoning Code (herein referred to collectively as the "Proposed Project") at 1921-
1931 East Wright Circle in the City of Anaheim (the "Premises"), on that certain real property
generally depicted on the map attached hereto as Exhibit A and incorporated herein by this
reference (the "Property"); and
WHEREAS, in conjunction with the petition to approve Conditional Use Permit No.
2017-05919, the Planning Commission also received a verified petition for a determination of
public convenience or necessity, designated as Public Convenience or Necessity No. 2017-
00136, to permit the on- and off- premises sale and consumption of alcoholic beverages with a
Type 23 (Small Beer Manufacturer) Alcoholic Beverage Control (ABC) license; and
WHEREAS, the Property is approximately 1.38-acres in size and developed with an
existing industrial building. The Land Use Element of the Anaheim General Plan designates the
Property for “M-U” Mixed Use land uses. The Property is located in the “I” Industrial Zone and
the Platinum Triangle Mixed Use (PTMU) Overlay Zone. Generally, the development
standards and regulations of Chapter 18.20 (Platinum Triangle Mixed Use (PTMU) Overlay
Zone) of the Anaheim Municipal Code (the "Code") supersede the regulations of the underlying
zone, i.e., that of the “I” Industrial. However, the provisions of Chapter 18.20 (Platinum
Triangle Mixed Use (PTMU) Overlay Zone) do not apply to parcels that have been, or are
proposed to be, developed entirely under the “I” Industrial Zone; and
WHEREAS, the Planning Commission did hold a public hearing at the Civic Center in
the City of Anaheim on July 10, 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. 2017-05919, Administrative Adjustment No. 2017-00406, and Determination of
Public Convenience or Necessity No. 2017-00136, and to investigate and make findings and
recommendations in connection therewith; and
- 2 - PC2017-***
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 the Implementation of the California
Environmental Quality Act (commencing with Section 15000 of 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, 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 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, 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. 2017-05919, does find
and determine the following:
1. The proposed request to permit a brewery and tasting room with on and off-premises
consumption of alcoholic beverages located in an existing industrial business complex is an
allowable use within the "I" Industrial Zone under subsection .010 of Section 18.10.030 (Uses)
of Chapter 18.10 (Commercial Zones) of the Code, subject to a conditional use permit and the
zoning and development standards of the "I" Industrial Zone.
2. The proposed request to permit a brewery and tasting room with on- and off-premises
consumption of alcoholic beverages 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 Property is
currently developed with an industrial building and the proposed use of the Property as a
brewery and tasting room is compatible with the existing uses within the industrial and other
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 an industrial
building, no expansion to the building is proposed, and sufficient parking will be provided on the
property as a result of the use of the valet parking services.
4. The traffic generated by permitting the brewery and tasting room with on- and off-
premises consumption of alcoholic beverages 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 are consistent with the permitted businesses within
the surrounding industrial business complex.
- 3 - PC2017-***
5. The granting of Conditional Use Permit No. 2017-05919, under the conditions
imposed will not be detrimental to the health and safety of the citizens of the City of Anaheim
as the proposed project will be compatible with the surrounding area through conditions of
approval for the use and is not a health or safety risk to the citizens of the City of Anaheim.
WHEREAS, the Planning Commission does further find and determine that the
request for Administrative Adjustment No. 2017-00406 should be approved for the following
reasons:
SECTION NO. 18.42.040.010 Minimum number of parking spaces.
(100 spaces required; 84 spaces proposed)
1. The adjustment is consistent with the purposes and intent of the Zoning Code
because the brewery use is classified as an “alcohol manufacturing with accessory on- and off-
site consumption” and alcohol manufacturing use requires 22 spaces per code; however,
manufacturing hours of operation would cease regularly at 2:00 p.m. (on occasion continue to
4:00 p.m.) and would only require a maximum of 10 spaces to accommodate 5-10 brewing
employees during this time. The tasting room hours are requested from 10:00 a.m. to 12:00
a.m.; however, the applicant has indicated that peak demand would occur between 6:00 p.m.
to 9:00 p.m.; therefore, during peak demand for the tasting room the parking demand would
be 68 spaces and would be accommodated by the 84 free valet parking spaces.
2. The same or similar result cannot be achieved by using provisions in the
Zoning Code that do not require the adjustment because there are multiple uses proposed with
different hours of operation. Additionally, due to the unique nature of the urban environment
of the Platinum Triangle, the close proximity to residential and entertainment venues, and the
use of rideshare services, the location of the brewery lends itself well to access by pedestrians,
carpooling, and rideshare that reduces the parking demand on the facility.
3. The adjustment will not produce a result that is out of character or detrimental to
the neighborhood as the Proposed Project is a commercial and industrial use within an
industrial zone and the accessory tasting room would provide a free valet parking service to
ensure the use of the on-site and valet spaces which would help to ensure that necessary
parking could be accommodated on site without impacting the surrounding area.
WHEREAS, the Planning Commission, after due inspection, investigation and study
made by itself and in its behalf, and after due consideration of all evidence and reports offered
at said hearing with respect to the request for a determination of Public Convenience or
Necessity No. 2017-00136, does find and determine the following facts:
1. On July 11, 1995, the City Council adopted Resolution No. 95R-134 establishing
procedures and delegating certain responsibilities to the Planning Commission relating to the
determination of "Public Convenience or Necessity" on those certain applications requiring
that such determination be made by the local governing body pursuant to applicable
provisions of the Business and Professions Code, and prior to the issuance of a license by the
Department of Alcoholic Beverage Control ("ABC").
- 4 - PC2017-***
2. Section 23958 of the Business and Professions Code provides that the ABC shall
deny an application for a license if issuance of that license would tend to create a law
enforcement problem, or if issuance would result in or add to an "undue concentration" of
licenses, except when an applicant has demonstrated that "public convenience or necessity"
would be served by the issuance of a license. For purposes of Section 23958, "undue
concentration" means the case in which the premises are located in an area where any of the
following conditions exist:
(a) The Premises are located in a crime reporting district that is below the
city average in "reported crimes" (as defined in Section 23958.4) as
determined from all crime reporting districts within the City of
Anaheim.
(b) As to on-sale retail license applications, the ratio of on-sale retail
licenses to population in the census tract or census division in which the
Premises are located does not exceed the ratio of on-sale retail licenses
to population in the county.
(c) As to off-sale retail license applications, the ratio of off-sale retail
licenses to population in the census tract or census division in which the
Premises are located exceeds the ratio of off-sale retail licenses to
population in the county.
3. Notwithstanding the existence of the above-referenced conditions, ABC may issue a
license if the Planning Commission determines that the "public convenience or necessity" would
be served by the issuance.
4. Resolution No. 95R-134 authorizes the City of Anaheim Police Department to
make recommendations related to "public convenience or necessity" determinations; and, when
the sale of alcoholic beverages for off-premises consumption is permitted by the Code, said
recommendations shall take the form of conditions of approval to be imposed on the
determination in order to ensure that the sale and consumption of alcoholic beverages does not
adversely affect any adjoining land use or the growth and development of the surrounding area.
5. The Property is located within Census Tract 863.03 with a population of 6,212 that
allows for seven off-sale licenses and 22 presently exist within the census tract. The Property is
located in Police Reporting District No. 2027, which has a crime rate that is below the City-wide
average. The Police Department evaluates these requests based on the crime rate within a one-
quarter mile radius of the premises for the subject site. The crime rate within ¼ mile of this
Property is below the City-wide average based upon calls for service. Since the census tract is
over concentrated, a determination of "public convenience or necessity" is required to be made
for this request.
6. A determination of "public convenience or necessity" can be made based on the
finding that the requested license, under the conditions imposed, will not be detrimental to the
health and safety of the citizens of the City of Anaheim and that the sales of beer at this location
would be a commodity provided to the community.
- 5 - PC2017-***
7. The sale of beer would serve as an added convenience to residents and visitors to
the area who choose to patronize this establishment.
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.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby
approve Conditional Use Permit No. 2017-05919, Administrative Adjustment No. 2017-00406,
and Determination of Public Convenience or Necessity No. 2017-00136, contingent upon and
subject to the conditions of approval set forth in Exhibit B attached hereto and incorporated
herein by this reference.
BE IT FURTHER RESOLVED that the conditions of approval, as they relate to the uses
permitted under Conditional Use Permit No. 2017-05919, Administrative Adjustment No. 2017-
00406, and Determination of Public Convenience or Necessity No. 2017-00136, are hereby
found to be a necessary prerequisite to the proposed use of the Property 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 that relate to the uses permitted
under Conditional Use Permit No. 2017-05919, Administrative Adjustment No. 2017-00406, and
Determination of Public Convenience or Necessity No. 2017-00136 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 (City-Initiated Revocation or Modification of Permits) of the Code.
BE IT FURTHER RESOLVED that this 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.
- 6 - PC2017-***
THE FOREGOING RESOLUTION was adopted at the Planning Commission
meeting of July 10, 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 July 10, 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 10th day of July,
2017.
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
- 7 - PC2017-***
- 8 - PC2017-***
EXHIBIT “B”
CONDITIONAL USE PERMIT NO. 2017-05919,
ADMINISTRATIVE ADJUSTMENT NO. 2017-00406, AND
DETERMINATION OF PUBLIC CONVENIENCE OR NECESSITY NO. 2017-00136
(DEV2017-00051)
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
PRIOR TO ISSUANCE OF A BUILDING PERMIT
1 All requests for new water services, backflow equipment, or fire
lines, as well as any modi ficat ions, relocations, or abandonments of
existing water services, backflow equi pment, and fire lines, shall be
coordinated and permitted through Water Engineering Di vision of
the Anaheim Public Utilities Department.
Public Utilities
Department,
Water Engineering
Division
2 The building shall be equipped with an alarm system (silent or audible). Police Department
3 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, or it can be downloaded from the following web site:
http://www.anaheim.net/article.asp?id=678
Police Department
4 All exterior doors to have adequate security hardware, e.g. deadbolt
locks.
Police Department
5 The property owner shall join and financially participate in a clean fuel
shuttle program such as the Anaheim Resort Transit system, and shall
participate in the Anaheim Transportation Network in conjunction
with the on-going operation of the project. The property owner shall
also record a covenant on the property that requires participation in
these programs ongoing during project operation. The form of the
covenant shall be approved by the City Attorney’s Office prior to
recordation.
Planning and Building
Department,
Planning Services
OPERATIONAL CONDITIONS
6 That ongoing during project operations, vehicle deliveries including
loading and unloading shall be performed on site. Delivery vehicles
shall not block any part of the public right of way.
Public Works
Department,
Traffic Engineering
Division
7 Building plans shall show conformance with the current version of
Engineering Standard Detail 470 pertaining to parking standards.
Subject property shall thereupon be developed and maintained in
Public Works
Department,
Traffic Engineering
- 9 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
conformance with said plans. Division
8 The business shall not be operated in such a way as to be detrimental
to the public health, safety or welfare.
Police Department
9 Any and all security officers provided shall comply with all State and
Local ordinances regulating their services, including, without
limitation, Chapter 11 .5 of Division 3 of the California Business and
Profession Code. (Section 4.16.070 Anaheim Municipal Code)
Police Department
10 Security measures shall be provided to the satisfaction of the Anaheim
Police Department. Such measures shall deter unlawful conduct of
employees and patrons, promote the safe and orderly assembly and
movement of persons and vehicles, and prevent disturbances to the
neighborhood by excessive noise created by patrons entering or
leaving the premises.
Police Department
11 Managers, owners, and wait staff need to call the Department of
Alcoholic Beverage Control and obtain LEAD (Licensee Education on
Alcohol and Drugs Program) Training. The contact number is 714-
558-4101.
Police Department
12 There shall be no admission fee, cover charge, nor minimum purchase
required.
Police Department
13 Signs shall be posted inside all patio doors stating "No alcoholic
beverages allowed past this point."
Police Department
14 Door(s) shall be kept closed at all times during the operation of the
premises except in cases of emergency.
Police Department
15 Hours of operation shall cease at 12:00 midnight for the indoor tasting
room and 9:00 p.m. for the outside patio area.
Police Department
16 Subject alcoholic beverage license shall not be exchanged for a public
premise (bar) type license nor shall the establishment be operated as a
public premise as defined in Section 23039 of the Business and
Professions Code.
Police Department
17 There shall be no entertainment, amplified music or dancing permitted
on the premise at any time unless the proper permits have been
obtained from the City of Anaheim.
Police Department
18 The brewery shall be operated in accordance with the Statement of
Operations submitted as part of this application. Any changes to the
business operation as described in that document shall be subject to
Planning and Building
Department,
Planning Services
- 10 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
review and approval by the Planning Director to determine substantial
conformance with the Letter of Request and to ensure compatibility
with the surrounding uses.
Division
19 The brewery shall be operated in accordance with the Parking
Mitigation Plan submitted as part of this application. Any changes to
the Parking Mitigation Plan, as described in that document, including
free valet parking services, shall be subject to review and approval by
the Planning Director to determine substantial conformance with the
original approval and to ensure compatibility with the surrounding
uses. A final Valet Plan shall be submitted for review and approval by
the Police Department and Planning Department prior to operation of
tasting room.
Planning and Building
Department,
Planning Services
Division
20 Adequate lighting of parking lots, driveway, circulation areas, aisles,
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 persons, property, and vehicles on-site.
Police Department
INDUSTRIAL COMPLEX
21 The owner of the Property shall be responsible for maintaining the
Property in an orderly fashion through the provision of regular
maintenance and removal of trash or debris. Any graffiti painted or
marked upon the buildings making up the subject Property shall be
removed or painted over within 24 hours of being applied.
Planning Department,
Code Enforcement
Division
22 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. 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
23 No required parking area shall be fenced-off or otherwise enclosed
for outdoor storage uses.
Planning Department,
Code Enforcement
Division
- 11 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
GENERAL
24 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
25 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
26 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
BREWHEIM BREWING CO.
1931 E. Wright Circle, Anaheim, CA 92806
www.brewheim.com
Brewheim Letter of Operations
Planned Operations Description
The intended operation for Brewheim Brewing Company is a production brewery
intentionally designed for off site sales and distribution. The intended purpose for
Brewheim is to be a company that represents the diversity and culture of Anaheim and
provide a spot for interaction and friendship via the tasting room and patio.
Listed are details pertinent to the operation of the brewhouse.
● The building is 22,945 square feet where 13,191 square feet will be dedicated to
manufacturing plus 6,313 square foot dedicated for final product cold storage and
dry storage. The tasting room is allocated at 2,379 square feet adjacent to an
exterior patio of 1,676 square feet.
● Planned hours of operation.
○ Production: Start at 6 AM and end at 2 PM
○ Tasting Room: 10 AM to 12 AM, daily
■ Restrictions may be imposed by the Police Department during the
ABC application for the actual hours of operation.
● Building Improvements
○ Production brewhouse that will be have the capability of producing 930
gallons of beer (wort) every four hours.
○ Process start from steeping grain with hot water in the main production
floor via a brewhouse vessel called a Mash & Lauter Tun. It them gets
boiled using steam as a heat source on another brewery vessel called a
kettle. The wort is then transferred to fermentation vessels that are sized
at 1860 gallons (double batch) and 2,790 gallons (triple batch).
○ Utilities needed to support this process are a steam boiler, water filtration,
process glycol chiller, CO2, compressed air, and adequate drainage.
○ First year production goal is set at 2,000 BBL/yr or 62,000 gallons by way
of the tasting room and local distribution.
○ Fifth year production goal is at 19,000 BBL/yr or 589,000 gallons mostly
through distribution channels by way of cans, kegs, and small bottle
releases.
ATTACHMENT NO. 2
BREWHEIM BREWING CO.
1931 E. Wright Circle, Anaheim, CA 92806
www.brewheim.com
○ The square footage of the building will support fifth year production
numbers prior to needing additional square footage to support p roduction
expansion by taking down additional real estate.
● Personnel Management
○ Brewheim will proudly hire local talent to further the company’s identity
and roots in Anaheim.
○ To start, Brewheim will hire 11 team members - all from the local area
from the top down. Two are owner-operators, one brewer, one assistant
brewer, one tasting room supervisor, and two tasting room attendants and
four part time tasting room attendants.
○ The production staff may peak at 8 during the AM shift. Typical brewers hours
are from 6 AM to 2 pm, where a peak would be seen at from 8 am to 10 am.
○ Tasting room staff start trickling in from around 10 am to set up. Peak Tasting
room hours are from 4 pm to 8 pm.
○ At no time will we overlap peak production brewery hours and peak tasting room
hours.
○ By the second year and as soon as 2,000 BBL/yr run rate is exceeded,
double of the amount of employees will be hired in for positions such as
event manager, distribution driver, which are off-site employees.
Additional brewing and tasting room positions may be needed.
● Community Involvement
○ As soon as the production brewery is open and the tasting room is
available, Brewheim will be an active participant on Anaheim community
non-profit and public events.
○ The tasting room will be an immediate venue for private gatherings and
well as family and pet friendly public access.
○ The brand identity identifies itself to being a socially welcoming
environment.
ATTACHMENT NO. 3
BREWHEIM BREWING CO.
1931 E. Wright Circle, Anaheim, CA 92806
www.brewheim.com
Wednesday, July 5, 2017
Brewheim Brewing Company
1931 E Wright Street
Anaheim CA 92806
Subject: CUP2017-05919: Brewheim – 1931 E. Wright Circle
Parking Justification Memo
This memo summarizes the parking justification for the proposed occupancy of 22,998 square-
feet (SF) of a currently vacant warehouse space.
Project Location and Description
1931 and 1921 East Wright Circle is one contingent, stand-alone tilt-up building designed to
house two separate warehouse tenants. For the purposes of this report, the building will be
referred to as 1931 E. Wright Circle as Brewheim Brewing Company will be the sole tenant.
The intended operation for Brewheim Brewing Company (Brewheim) is a small Craft
Beer Manufacturing Facility or Type 23 facility per the California State Alcohol Beverage Control
(ABC) Board. Since a tasting room is a permitted accessory component to production,
Brewheim will install a tasting room on site.
As currently proposed, the building will then be developed to accommodate 13,191 SF of
Brewery Manufacturing, 6,344 SF of Warehousing of Raw Materials and Finished Production,
and 2,379 SF of Tasting Room. Additionally, a 1,676 SF patio is planned to sit adjacent to the
Tasting Room. No food or kitchen facilities will be built within the premises.
ATTACHMENT NO. 4
BREWHEIM BREWING CO.
1931 E. Wright Circle, Anaheim, CA 92806
www.brewheim.com
Parking Calculations
Required Parking
Brewery
SQFT
Parking Counts
per 1,000 SQFT
Required
Parking
Tasting Room 1,490 17
25.33
Bar 386 17
6.56
Storage/ Event space 503 17
8.55
Manufacturing 13,191 1.55
20.45
Warehouse 6,344 1.55
9.83
-
Total Interior for Parking Counts 21,914 70.72
Patio
Total 1,676 17 28.49
Total Needed 99
Standard Stalls 59 Spaces 60%
of
Required
Revised Parking Plan
Standard Spaces 29 Spaces
Valet Parking Spaces 55 Spaces
Total 84 Spaces 84.85%
of
Required
BREWHEIM BREWING CO.
1931 E. Wright Circle, Anaheim, CA 92806
www.brewheim.com
Production Brewing and Tasting Room Parking &
Justification
The demand for daytime brewing operations is minimal. Typical hours for brewers start at 6
AM and complete at 2 PM (Brewer’s shift). Typical hours for tasting room start at 10 AM and
end at 10 PM, which will consist of two separate shifts.
Brewing operations will require 5 employees and may ramp up to 10 employees after several
years of operations. Tasting room personnel will consist of the same density 5 to 10 personnel
to support heavy operations.
Although there exists a gap between brewing operations and tasting room operations, the
density of staff for tasting room is typically not required until after 4 pm. Tasting room peak
hours of operations range from 6 pm to 9 pm.
The tasting room is planned to be closed by 10 pm, although the brewery will ask for extended
hours of operations for flexibility only in the CUP application.
Regarding customer parking demand and what is required per the City of Anaheim, Brewheim’s
revised parking plan offers free valet service for clients. Per plan, the revised parking plan
accommodates for 83% of what is required.
Consideration to waive the deficit of 17% parking spaces should take the following into
consideration.
• Shuttle Service: Brewheim will be part of the Anaheim Resort Transportation Network
(ART), which handles shuttle service between tourist attraction venues, destination and
tourism support facilities such as hotels.
• Pedestrian Traffic
o High density of existing and planned residential within walking distance.
o Walking distances from large parking facilities such as the stadium.
• Ride Share: Another trend is the pervasive use of ride share programs such as Uber or
Lyft.
• Public Transportation: The Orange County Transit Authority (OCTA) provides three bus
stops on the corner of Katella and College and two bus stops between Katella and
Auburn Way, which are all one block away from the brewery.
BREWHEIM BREWING CO.
1931 E. Wright Circle, Anaheim, CA 92806
www.brewheim.com
Conclusion
Brewheim Brewing Company’s main focus is production brewery where the bulk of its planned
revenue and the design of the facility is geared toward outside distribution. By right of a
production brewery license, Brewheim will install a tasting room within the premises. To
accommodate our clients, all effort to provide adequate parking free of charge to our patrons
will be extended. The location of the premises is unique where the high density of local venues,
residents, and the well entrenched shuttle and public transportation networks along with
private ride share programs are viable justifications to expect a less than usual parking demand.
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City of Anaheim
INTERDEPARTMENTAL REVIEW COMMITTEE
To: Lindsay Ortega/Planning Department
Case No.: DEV 201 7-000511CUP 2017-05919
Brewheim
Date:
From:
1921-1931 E. Wright Cr.
June 6, 2017
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 -000 51/CUP
2017-05919 . The applicant is requesting to permit a new brewery with outdoor patio .
This location is within Census Tract Number 863.03 which has a population of 6,212 .
This population allows for 7 on-sale Alcoholic Beverage Control licenses and there are
presently 22 licenses in the tract. It also allows for 3 off-sale licenses and there are
presently 5 licenses in the tract.
This location is within Reporting District 2027 which is below the city average in crime.
There have been no calls for service to this location in the last year.
The y.; mile radius surrounding this location is also below the city average in crime . The
calls for service primarily consisted of: 8 grand theft autos , 15 petty thefts, 8 auto
burglaries and 9 commercial burglaries .
RECOMMENDED CONDITIONS OF APPROVAL:
1.
2.
The Police Department requests the following conditions be placed on the Conditional
Use Permit:
Any Graffiti painted or marked upon the premises
or on any adjacent area under the control of the Police Department
licensee shall be removed or painted over within
24 hours of being applied.
The business shall not be operated in such a way
as to be detrimental to the public health, safety or Police Department
welfare.
ATTACHMENT NO. 6
3. Any and all security officers provided shall comply
with all State and Local ordinances regulating their Police Department
services, including, without limitation, Chapter
11 .5 of Division 3 of the California Business and
Profession Code. (Section 4 .16.070 Anaheim
Municipal Code)
4. Security measures shall be provided to the
satisfaction of the Anaheim Police Department. Police Department
Such measures shall deter unlawful conduct of
employees and patrons, promote the safe and
orderly assembly and movement of persons and
vehicles, and prevent disturbances to the
neighborhood by excessive noise created by
patrons entering or leaving the premises.
5. Managers, owners, and wait staff need to call the
Department of Alcoholic Beverage Control and Police Department
obtain LEAD (Licensee Education on Alcohol and
Drugs Program) Training. The contact number is
714-558-4101 .
6. There shall be no admission fee, cover charge,
nor minimum purchase required. Police Department
7. Signs shall be posted inside all patio doors
stating "No alcoholic beverages allowed past this Police Department
point. "
8. Door(s) shall be kept closed at all times during
the operation ofthe premises except in cases of Police Department
emergency.
9. Hours of operation shall be limited to 12 midnight
for the tasting room and 9:00 p.m. for the outside Police Department
patio area.
10 . That subject alcoholic beverage license shall not
be exchanged for a public premise (bar) type Police Department
license nor shall the establishment be operated
as a publ i c premise as defined in Section 23039
of the Business and Professions Code .
II. There shall be no entertainment, amplified music
or dancing permitted on the premise at any time Police Department
unl ess the proper permits have been obtained
from the City of Anaheim .
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ALL IDEAS, DESIGNS, ARRANGEMENTS AND PLANS INDICATED OR REPRESENTED BY THE DRAWING ARE OWNED BY AND THE PROPERTY OF HAUCK ARCHITECTURE, AND WERE CREATED, EVOLVED AND DEVELOPED FOR USE ON AND IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF HAUCK ARCHITECTURE. FILING THESE DRAWINGS OR SPECIFICATIONS WITH ANY PUBLIC AGENCY IS NOT PUBLICATION OF SAME AND NO COPYING, REPRODUCTION OR USE THEREOF IS PERMISSIBLE WITHOUT THE CONSENT OF HAUCK ARCHITECTURE.
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ALL IDEAS, DESIGNS, ARRANGEMENTS AND PLANS INDICATED OR REPRESENTED BY THE DRAWING ARE OWNED BY AND THE PROPERTY OF HAUCK ARCHITECTURE, AND WERE CREATED, EVOLVED AND DEVELOPED FOR USE ON AND IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF HAUCK ARCHITECTURE. FILING THESE DRAWINGS OR SPECIFICATIONS WITH ANY PUBLIC AGENCY IS NOT PUBLICATION OF SAME AND NO COPYING, REPRODUCTION OR USE THEREOF IS PERMISSIBLE WITHOUT THE CONSENT OF HAUCK ARCHITECTURE.
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PROPERTY LINE 77.67' N00°12'23"W
PROPERTY LINE 260.78' N00°12'23"W PROPER
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ALL IDEAS, DESIGNS, ARRANGEMENTS AND PLANS INDICATED OR REPRESENTED BY THE DRAWING ARE OWNED BY AND THE PROPERTY OF HAUCK ARCHITECTURE, AND WERE CREATED, EVOLVED AND DEVELOPED FOR USE ON AND IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WHATSOEVER WITHOUT THE WRITTEN PERMISSION OF HAUCK ARCHITECTURE. FILING THESE DRAWINGS OR SPECIFICATIONS WITH ANY PUBLIC AGENCY IS NOT PUBLICATION OF SAME AND NO COPYING, REPRODUCTION OR USE THEREOF IS PERMISSIBLE WITHOUT THE CONSENT OF HAUCK ARCHITECTURE.
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4
TASTING ROOM PATIO
1
Lindsay Ortega
From:Michelle Sale <loftylife@icloud.com>
Sent:Tuesday, May 30, 2017 12:26 PM
To:Lindsay Ortega
Subject:Brewheim proposal for 1921-31 East Wright Circle
Attachments:0EF529A7-D43E-4762-B159-9056262879B0.JPG; ATT00001.txt;
F195938C-0AEB-48D1-8E00-F8FA60A28519.JPG; ATT00002.txt; 3F40B4B5-
AFE3-40E3-89F5-A9BF5E1B716D.MOV; ATT00003.txt
Follow Up Flag:Follow up
Flag Status:Flagged
Thank you for speaking to me. I am on the 4th floor overlooking that property and after 7 pm the moving company is
done and the lighting is fine and it is mostly quiet. If an outside tasting room was allowed , lighting, and then music,
none of us on the back side would ever be able to sleep and our property values would drop.
If it were office hours for the tasting room and no after hours, that would be preferable.
This cul de sac is plagued with illegal semis all day that Matt in Code Enforcement and the City Attorney have been
discussing and I have also been speaking to Kelli Tunnicliff about minimizing traffic and a bar and brewery would make it
downright dangerous. That strip of grass is where the dogs from Stadium Lofts have to relieve themselves and
intoxicated traffic could increase pedestrian accidents. This back cul de sac is lovely the way it currently is where the
current businesses and residents co‐exist. An outdoor patio would ruin the aesthetics of the neighborhood.
Please keep me informed or if there are any public forums or meetings to attend.
ATTACHMENT NO. 8
1
Lindsay Ortega
From:Miriam Seneviratne <miriamach@live.com>
Sent:Saturday, June 17, 2017 11:00 AM
To:Lindsay Ortega
Cc:Anil
Subject:Proposed Craft Brewery at 1921/1931 East Wright Circle, Anaheim
Follow Up Flag:Follow up
Flag Status:Flagged
Hello Ms. Ortega-
Thank you for taking my phone call the other day.
My husband, Anil, and I own a home in the Stadium Lofts, on Wright Circle. We see that the proposed craft brewery could
potentially add economic and entertainment value to our property.
However, we are concerned about the noise that could potentially be generated, and that could disrupt peace and sleep in the
area. Therefore, we would like to suggest that the proposed 1300sf patio that would be part of the brewery, be required to put
up a noise barrier, such as a plexiglass wall.
Please keep up informed when the Public Hearing will be held.
Thank you for your time.
With regards,
Miriam Seneviratne
Miriam Seneviratne miriamach@live.com
1
Lindsay Ortega
From:Sam Yekrang <samyekrang@hotmail.com>
Sent:Monday, June 12, 2017 7:10 PM
To:Lindsay Ortega
Subject:Proposed Brewery at 1921/1931 East Wright Circle
Mrs. Ortega,
I wanted to thank you for taking the time out to speak with me regarding this proposed new business in my
neighborhood.
As discussed I do have a few concerns about the business, its location and operating hours.
I live in the Stadium Lofts building and purchased my condo here 2 years ago. I live on the the back side of the
building and can see the location of the proposed brewery from my unit. As a property owner there are
concerns about how a new business located directly across from the building would impact us. After all we
would not want something that has the potential to negatively impact the value or peace and quiet of our
units.
1. ‐East Wright circle and the other street that lead to the back area where this brewery would be located
are fairly small narrow streets that run right along the side of our units on both sides. My concern is
the amount of traffic especially on days when there are sporting events in the area. Most residents
here walk there dogs back there or exercise by running laps around the building since we do not really
have a park near by.
2. Noise pollution, All the units along those streets only have windows opening directly to those streets.
Living rooms and bedrooms are just 10‐15ft from the roadway. With a business that would be open till
midnight this would most likely create significantly more noise for those units where residents may be
trying to relax and sleep.
3. The outdoor patio, Currently the business that is housed in the location is a moving company. From
time to time the employees sit out in front and hang out (maybe 2‐5 people), when they do we can
hear the voices. I cannot imagine what an outdoor patio that would have significantly more people on
it would sound like, especially later at night. Not to mention the potential crowds around food trucks
or party buses that generally are common at breweries and there parking lots.
I understand we cannot fully control what happens but as a homeowner here along with many others we do
not want the value of our units to drop simply because someone decided that directly across from us was a
great place for their bar. No other brewery in the area is that close to homes people own. In addition. Many of
us bought these units as investments and rent them out or plan to. The potential noise and traffic I believe can
have a negative impact on the amount of rent we are able to collect for our units or worse, a tenant that leave
due to noise.
I know the area is intended for mixed use. We have warehouses behind the building that bring 18 wheeler
delivery trucks daily and sometimes as early at 5a.m. and believe me, we hear them and wake up from the
noise. However we do get some peace and quiet to relax and sleep in the evenings/night when they close. This
new business would take that away. People live in this area and do want to be able to walk to bars/restaurants
and other amenities, but we also like to be able to open our windows in the evening or at night and
2
relax/sleep. I am sure the people that want to open there are fine individuals but I truly believe there are
better locations for a business of this nature and hours of operation.
Thank you for your consideration,
‐Concerned Homeowner
1
Lindsay Ortega
From:Shane Jones <ornique1@yahoo.com>
Sent:Saturday, June 10, 2017 7:31 PM
To:Lindsay Ortega
Subject:DEV2017-00051 1921-1931 Brewery
Lindsay Ortega,
I am writing you in regards to the proposed brewery at 1921-1931 E Wright Circle. I am a
homeowner at the neighboring Stadium Lofts residential building and have some concerns about the
location of this brewery. Although I fully support adding more breweries in Anaheim and in the
Platinum Triangle, I do not think this is the proper location to add one at and I am not in favor of this
project.
The building that this brewery is asking to occupy is part of a group of old remaining industrial
buildings that have yet to be redeveloped to match the rest of the surrounding mixed-use
neighborhood. Adding a brewery here would discourage these buildings from being redeveloped and
may encourage more to fill the remaining spaces around them leaving the neighborhood forever
unfinished and in-cohesive.
Rather than having this brewery built on a main thoroughfare like many of the newer developments,
they are asking to build it in a back corner off a small connector street. This gives concern that there
will be increased traffic and overflow parking from the customers of this brewery that will effect the
residents of our building. Visitor parking for our building is already tight and I think this will
exaggerate the problem further. There may be noise issues as well due to the late hours that this
business will be operating at and may create increased disturbance calls to the APD.
I am hopeful that the city can suggest a better location for this brewery within the Platinum Triangle.
Thank You,
Shane Jones
1801 E. Katella Ave. #1106
Anaheim, CA. 92805
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. 7
PLANNING COMMISSION REPORT
City of Anaheim
PLANNING AND BUILDING DEPARTMENT
DATE: JULY 10, 2017
SUBJECT: CONDITIONAL USE PERMIT NO. 2013-05678
LOCATION: 1256 North Magnolia Avenue (OCRV Storage, Inc.)
APPLICANT/PROPERTY OWNER: The business owner is Mark Loxsom with
OCRV Storage, Inc. The property owner is AVG Partners.
REQUEST: Staff requests revocation of a Conditional Use Permit (CUP) for an
existing indoor/outdoor storage facility that includes a temporary modular office
trailer, indoor and outdoor storage of recreational and commercial vehicles,
automobiles, trucks, trailers, miscellaneous equipment, and auto repair services.
RECOMMENDATION: Staff recommends that the Planning Commission adopt
the attached resolution revoking Conditional Use Permit No. 2013-05678.
BACKGROUND: This 11.75-acre property consists of two parcels under common
ownership. The northerly parcel (Parcel 1) is 9.63 acres and consists of a 170,000
square foot building, with Wickes Furniture operating in 70,000 square feet and
OCRV occupying the remaining 100,000 square feet for use as indoor storage,
accessory retail and accessory vehicle repair. The outdoor area includes vehicle and
equipment storage, vehicle valet (drop off) area, and a modular office trailer. Parcel
2 is 2.12 acres and developed with a 38,500 square foot building used by OCRV for
additional indoor storage with a portion being sublet for auto repair. Parcel 2 is also
used for outdoor storage of commercial vehicles and equipment by OCRV. The
property is located in the "I" Industrial zone. The General Plan designates Parcel 1
for General Commercial land uses and Parcel 2 for Industrial land uses.
CONDITIONAL USE PERMIT NO. 2013-05678
July 10, 2017
Page 2 of 5
AERIAL MAP
In 2013, Mr. Loxsom began operating the vehicle and equipment storage on a portion of the site.
At that time, the Mr. Loxsom was informed of the need to apply for a CUP to retain the business.
Subsequently, an application for a CUP was filed by Mr. Loxsom on July 15, 2013. Staff worked
with Mr. Loxsom over the course of several months to prepare the items needed for a complete
application to present to the Planning Commission.
On April 18, 2016, the Planning Commission approved Conditional Use Permit No. 2013-05678
permitting a temporary modular office trailer and indoor and outdoor storage of recreational and
commercial vehicles, automobiles, trucks, trailers, miscellaneous equipment, and auto repair
services. Condition No. 17 of Resolution 2016-031 (attached) required a six month review of the
conditional use permit by the Planning Commission as a “Reports and Recommendations” (R&R)
item to determine if the storage facility was operating safely and in compliance with all conditions
of approval. The Commission added this condition because there were many issues that warranted
on-going monitoring, as further described below.
CONDITIONAL USE PERMIT NO. 2013-05678
July 10, 2017
Page 3 of 5
On January 9, 2017, the Planning Commission conducted the six month review; this review was
initially required by the Commission as a result of the property’s state of disrepair. The six month
review was also intended to ensure that conditions of approval relating to unpermitted building
improvements and certain aesthetic improvements, including the replacement of parking lot
landscaping, were addressed in a timely manner. While Mr. Loxsom had satisfactorily addressed
the outdoor areas since the April 2016 public hearing, no progress had been made on the
unpermitted building modifications. At that time, Mr. Loxsom agreed to obtain the necessary
building permits within six months and the Planning Commission granted an extension. The
Planning Commission agreed with staff’s recommendation that if Mr. Loxsom had not obtained
the necessary permits after an additional six months, the CUP would be scheduled for Planning
Commission to consider revocation.
DISCUSSION: Pursuant to the conditions of approval for this CUP, the permitting of the
recreational vehicle storage is subject to compliance with all conditions of approval to ensure that
the storage use is being operated in a manner that is safe and compatible with the surrounding
properties. Although Mr. Loxsom obtained a building permit for the modular trailer, he has failed
to comply with the Condition No. 2 (see below), which requires the applicant to submit plans for
a Building Code analysis in a timely manner to ensure that any prior modifications made to the
building were Code compliant and safe.
Condition No. 2: “Within 60 days of the date of approval, the applicant shall
submit plans and complete a Building Code analysis for occupancy changes and
any tenant improvements within the subject building. In addition, the proper
building permits shall be obtained for the modular office building.”
Since the Planning Commission approval on April 18, 2016, Planning and Code Enforcement staff
have conducted four site inspections to monitor progress, including one inspection with Building
and Safety and Fire staff. Generally, Mr. Loxsom had made significant progress toward
compliance with all conditions, with the exception of Condition No. 2. Staff opted to delay the
six month Planning Commission review (which should have been scheduled in October 2016) to
allow staff to seek a solution with Mr. Loxsom. From October 2016 to February 2017, Building
staff conducted four Investigation Inspections to identify significant items that needed to be
addressed. Items requiring permitting include, but are not limited to:
Unpermitted openings/structural modifications
Damaged/missing mezzanine safety railing
Expired permit for fire sprinklers
Unpermitted electrical work
Unpermitted spray booth
Unsecured water heater
Unpermitted indoor service bay
Unpermitted/improper storage of paint/sealers/lacquers
Possible inadequate ventilation for indoor storage of vehicles.
CONDITIONAL USE PERMIT NO. 2013-05678
July 10, 2017
Page 4 of 5
Following additional discussions with Building and Safety staff, Mr. Loxsom indicated he would
provide a Building plan submittal. Despite a significant amount of time spent by Building staff to
meet with the applicant and conduct research on existing permits, Mr. Loxsom failed to prepare
and submit the necessary plans and documentation. Since the January 2017 Planning Commission
meeting when a compliance review was conducted, Mr. Loxsom has made no measurable progress
toward obtaining a building permit. On May 19, 2017, Mr. Loxsom confirmed in an email that he
had no intention of completing the Building Code analysis for the occupancy changes and
obtaining a building permit as required by Condition No. 2 (Attachment No. 4).
Revocation or Modification of Discretionary Permits: The Planning Commission may revoke or
modify a conditional use permit if it finds that any of the following conditions exist:
1) That the approval was obtained by fraud;
2) That the use or variance for which such approval is granted is not being exercised
within the time specified in such permit;
3) That the use or variance for which such approval was granted has ceased to exist or
has been suspended or inoperative for any reason for a period of six (6) consecutive
months or more;
4) That the permit granted is being, or recently has been, exercised contrary to the terms
or conditions of such approval, or in violation of any statute, ordinance, law or
regulation;
5) That the use or variance for which the approval was granted has been so exercised
as to be detrimental to the public health or safety, or so as to constitute a nuisance;
6) That the use or variance for which the approval was granted has not been exercised
and that, based upon additional information or due to changed circumstances, the
facts necessary to support one or more of the required findings for the original
approval of such entitlement, as set forth in this chapter, no longer exist; or
7) That any such modification, including the imposition of any additional conditions,
is reasonably necessary to protect the public peace, health, safety or general welfare,
or necessary to permit reasonable operation under the permit as granted.
A notice of the hearing before the Planning Commission on the proposed revocation was mailed
to Mr. Loxsom and the property owner on June 15, 2017. Following receipt of the notice, Mr.
Loxsom requested a meeting with staff. Building and Planning staff agreed and did meet with Mr.
Loxsom, but given the length time that has passed since Planning Commission approval with no
significant progress made toward obtaining building permits, and the potential life safety issues
that continue to exist as a result, staff is not supportive of any further extensions that would allow
the business to continue to operate while Mr. Loxsom pursues a building permit as required by the
CUP. The Code specifies that if any of the above-referenced findings can made, the Planning
Commission may revoke the CUP. In accordance with Finding No. 4, staff believes that the Mr.
Loxsom has been operating contrary to the conditions of approval since permits have not been
attained in accordance with Condition No. 2 of Resolution 2016-031 and applicable Building
Codes. In accordance with Finding No. 5, staff believes that Mr. Loxsom has created a situation
CONDITIONAL USE PERMIT NO. 2013-05678
July 10, 2017
Page 5 of 5
is that detrimental to public health and safety because modifications made to the building have not
been properly permitted, allowing unsafe conditions to continue to exist. The more significant life
safety issues include, but are not limited to, structural modifications made to the building including
enlarged openings of load-bearing walls with cut rebar, a potential fire hazard resulting from the
unpermitted spray booth, and potentially insufficient ventilation for indoor storage of vehicles with
internal combustion engines. These unpermitted modifications pose a potential danger to Mr.
Loxsom, his employees, and anyone in the existing furniture store located within the building.
Because of these reasons, staff is recommending that the Commission revoke Conditional Use
Permit No. 2013-05678.
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 21 –
Enforcement Actions by Regulatory Agencies) which consist of actions by regulatory agencies to
enforce or revoke a lease, permit, license, certificate, or other entitlement for use issued, adopted,
or prescribed by the regulatory agency or enforcement of a law, general rule, standard, or objective,
administered or adopted by the regulatory agency, and that, therefore, pursuant to Section 15321
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 has found the operation of the storage facility to be out of compliance
with Condition No. 2 of Resolution 2016-031, and recommends the Planning Commission revoke
the CUP. In the event the Commission revokes this permit, staff will continue to pursue compliance
with all building code-related violations on the property through Code Enforcement and/or the
City Attorney’s office as necessary.
Prepared by, Submitted by,
Nick Taylor Jonathan E. Borrego
Associate Planner Planning Services Manager
Attachments:
1. Draft Planning Commission Resolution of Revocation
2. Approving Planning Commission Resolution
3. January 9, 2017 Staff Report
4. Mr. Loxsom Email, May 19, 2017
5. Investigation Inspections Correction Notice
6. Approved Site Plan
7. Site Inspection Photographs
8. Notice of Violation
9. Applicant Submitted Progress Report
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.CRESCEN T AVE W.CRESCENT AVE
. ORANGETHORPE AVE
1256 North Magnolia Avenue
DEV No. 2013-00072
Subject Property
APN: 071-062-01
071-062-03
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Aerial Photo:
May 2016
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.CRESCEN T AVE W.CRESCENT AVE
. ORANGETHORPE AVE
1256 North Magnolia Avenue
DEV No. 2013-00072
Subject Property
APN: 071-062-01
071-062-03
°0 50 100
Feet
Aerial Photo:
May 2016
[DRAFT] ATTACHMENT NO. 1
- 1 - PC2017-***
RESOLUTION NO. PC2017-***
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ANAHEIM REVOKING CONDITIONAL USE PERMIT NO. 2013-05678
AND MAKING CERTAIN FINDINGS IN CONNECTION THEREWITH
(DEV2013-00072)
(1256 NORTH MAGNOLIA AVENUE)
WHEREAS, on April 18, 2016, the Planning Commission of the City of Anaheim
(the "Planning Commission") adopted Resolution No. PC2016-031 approving Conditional Use
Permit No. 2013-05678 to permit a storage facility to include the following: a temporary
modular office trailer, indoor and outdoor storage of recreational and commercial vehicles,
automobiles, trucks, trailers, miscellaneous equipment, and auto repair services (the " Project")
on that certain real property located at 1256 North Magnolia Avenue in the City of Anaheim,
County of Orange, State of California, as generally depicted on the map attached hereto as
Exhibit A and incorporated herein by this reference (the "Property"); and
WHEREAS, the Property is approximately 11.79 acres in size and is currently
developed with a recreational vehicle storage facility, retail furniture store and warehouse. The
Anaheim General Plan designates the Property for General Commercial and Industrial land
uses. The underlying zone of the Property is the "I" Industrial Zone, meaning that the Property
is subject to the zoning and development standards contained in Chapter 18.10 (Industrial Zone)
of the Anaheim Municipal Code (the "Code"); and
WHEREAS, “outdoor storage yards” and “automotive – repair and modification”
are conditionally permitted uses; and “warehousing and storage – enclosed” is a permitted use
within the “I” Industrial Zone; and
WHEREAS, Resolution No. PC2016-031 is attached hereto as Exhibit B and is
incorporated herein by this reference. Condition No. 2 of the Project's approval states:
“Within 60 days of the date of approval, the applicant shall submit plans and
complete a Building Code analysis for occupancy changes and any tenant
improvements within the subject building. In addition, the proper building
permits shall be obtained for the modular office building.”
WHEREAS, on January 9, 2017, the Planning Commission conducted a six-month
compliance review and found the applicant to be out of compliance with Condition No. 2 but
granted the applicant a six-month extension to comply with Condition No. 2 ; and
WHEREAS, between October 2016 and February 2017, Building staff conducted
four Investigation Inspections to identify outstanding items that needed to be addressed. Items
requiring permitting include, but are not limited to: Unpermitted openings/structural
modifications; Damaged/missing mezzanine safety railing; Expired permit for fire sprinklers;
Unpermitted electrical work; Unpermitted spray booth; Unsecured water heater; Unpermitted
indoor service bay; Unpermitted/improper storage of paint/sealers/lacquers; potentially
inadequate ventilation for indoor storage of vehicles; and
- 2 - PC2017-***
WHEREAS, Since the January 2017 Planning Commission meeting, the Project
applicant has made no measurable progress toward submitting building plans nor obtaining a
building permit and satisfying Condition No. 2. Via electronic mail dated May 19, 2017, the
Project applicant confirmed that he had no intention of completing the Building Code analysis
for the occupancy changes and obtain a building permit as required by Condition No. 2; and
WHEREAS, despite the significant amount of time provided to comply with
Condition No. 2, the Project has not satisfied Condition No. 2; and
WHEREAS, given the potential life safety issues that exist as a result of failure to
comply with Condition No. 2, and the fact that an automotive repair and vehicle storage
business is being conducted on the Property, on June 15, 2017, and consistent with the
requirements of the Code, staff notified the Project applicant via certified mail, that a hearing
to be held on July 10, 2017, staff would request that the Planning Commission revoke
Conditional Use Permit No. 2013-05678 for failure to comply with Condition No. 2 and obtain
a building permit; and
WHEREAS the Planning Commission did hold a public hearing at the Civic Center
in the City of Anaheim on July 10, 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 revocation of
Conditional Use Permit No. 2013-05678, 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, 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 21 –
Enforcement Actions by Regulatory Agencies) which consist of Actions by regulatory agencies
to enforce or revoke a lease, permit, license, certificate, or other entitlement for use issued,
adopted, or prescribed by the regulatory agency or enforcement of a law, general rule, standard,
or objective, administered or adopted by the regulatory agency, and that, therefore, pursuant to
Section 15321 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
- 3 - 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 proposed revocation and, specifically, with respect to the
request for revocation of Conditional Use Permit No. 2013-05678, does find and determine the
following:
1. That the permit granted is being, or recently has been, exercised contrary to
the terms or conditions of such approval, or in violation of any statute, ordinance, law or
regulation.
2. That the use for which the approval was granted has been so exercised as to
be detrimental to the public health or safety, or so as to constitute a nuisance.
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.
NOW, THEREFORE, BE IT RESOLVED that, pursuant to the above findings, this
Planning Commission does hereby revoke Conditional Use Permit No. No. 2013-05678.
THE FOREGOING RESOLUTION was adopted at the Planning Commission
meeting of July 10, 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 July 10, 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 10th day of July, 2017.
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
- 5 - PC2017-***
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200 S. Anaheim Blvd.
Suite #162
Anaheim, CA 92805
Tel: (714) 765-5139
Fax: (714) 765-5280
www.anaheim.net
ITEM NO. 1B
PLANNING COMMISSION REPORT
City of Anaheim
PLANNING AND BUILDING DEPARTMENT
DATE: JANUARY 9, 2017
SUBJECT: CONDITIONAL USE PERMIT NO. 2013-05678 – SIX MONTH
COMPLIANCE REVIEW
LOCATION: 1256 North Magnolia Avenue (OCRV Storage, Inc.)
APPLICANT/PROPERTY OWNER: The applicant is Mark Loxsom with OCRV
Storage, Inc. The property owner is AVG Partners, represented by Peter A. Gilbert.
REQUEST: The applicant requests a six month compliance review of a conditional
use permit to permit and retain an indoor/outdoor storage facility that includes the
following uses: a temporary modular office trailer, indoor and outdoor storage of
recreational and commercial vehicles, automobiles, trucks, trailers, miscellaneous
equipment, and auto repair services.
RECOMMENDATION: Staff recommends that the Planning Commission, by
motion, receive and file the six month review of Conditional Use Permit No. 2013-
05678.
BACKGROUND: This 11.75-acre property consists of two parcels under common
ownership. The northerly parcel (Parcel 1) is 9.63 acres and consists of a 170,000
square foot building, with Wickes Furniture operating in 70,000 square feet and OCRV
occupying the remaining 100,000 square feet for use as indoor storage, accessory retail
and accessory vehicle repair. The outdoor area includes vehicle and equipment storage,
vehicle valet (drop off) area, and a modular office trailer. Parcel 2 is 2.12 acres and
developed with a 38,500 square foot building used by OCRV for additional indoor
storage with a portion being sublet for auto repair. Parcel 2 is also used for outdoor
storage of commercial vehicles and equipment by OCRV. The property is located in the
"I" Industrial zone. The General Plan designates Parcel 1 for General Commercial land
uses and Parcel 2 for Industrial land uses.
In 2013, the applicant began operating the vehicle and equipment storage on a portion
of the site. At that time, the business owner was informed of the need to apply for a
conditional use permit to retain the business and a Code Enforcement case remained
active until such time a Planning Commission decision was rendered.
ATTACHMENT NO. 3
CONDITIONAL USE PERMIT NO. 2013-05678
January 9, 2017
Page 2 of 3
On April 18, 2016, the Planning Commission approved Conditional Use Permit No. 2013-05678
permitting a temporary modular office trailer and indoor and outdoor storage of recreational and
commercial vehicles, automobiles, trucks, trailers, miscellaneous equipment, and auto repair
services. Condition No. 17 of Resolution 2016-031 (attached), requires a six month review of the
conditional use permit by the Planning Commission as a “Reports and Recommendations” (R&R)
item to determine if the storage facility is operating safely and in compliance with all conditions
of approval. The six month review is largely required as a result of the property’s recent state of
disrepair. Specifically, the six month review is intended to ensure that unpermitted improvements
are brought up to code and that certain aesthetic improvements, including the replacement of
parking lot landscaping, are completed in a timely manner.
AERIAL MAP
PROPOSAL: Pursuant to the conditions of approval for this conditional use permit, the
permitting of the recreational vehicle storage is subject to a six-month review to ensure on-going
compliance with all conditions of approval and to ensure that the storage use is being operated in
a manner that is compatible with the surrounding properties. This six month review was
conducted to monitor progress made toward compliance with all conditions.
CONDITIONAL USE PERMIT NO. 2013-05678
January 9, 2017
Page 3 of 3
Since the Planning Commission approval on April 18, 2016, Planning and Code Enforcement
staff has conducted four site inspections to monitor progress, including one inspection with
Building and Safety and Fire staff. Generally, the applicant has made significant progress toward
compliance with all conditions, as evidenced in the photos attached to this report. Specifically,
the applicant has complied with condition numbers 8, 10-13, and 15, relating to cessation of
outdoor auto repair, removal of inoperable vehicles, planting of 24-inch box trees adjacent to the
I-5 freeway on-ramp along the north property line, removal of on-site debris, repair of damaged
lighting, demolition of planters, stacking of firewood, and relocation of the modular office
building.
However, the applicant did have a disagreement with Building and Safety staff regarding
Condition No. 2, which requires the applicant to submit plans for a Building Code analysis to
ensure that any prior modifications made to the building were Code compliant and safe. Because
of this disagreement, staff opted to delay the six-month Planning Commission review (which
should have been scheduled in October 2016) to allow staff to seek a solution with the applicant.
Following additional discussions with Building and Safety staff, the applicant has recently made
significant progress toward the Building plan submittal. Building and Safety staff have indicated
that the applicant is close to a complete submittal and that the major Building Code interpretation
issues have been largely resolved.
CONCLUSION: The permitting of the a modular office trailer, indoor and outdoor storage of
recreational and commercial vehicles, automobiles, trucks, trailers, miscellaneous equipment,
and auto repair services has not created a nuisance to existing businesses in the area, nor has it
adversely impacted the surrounding properties. Staff has found the operation of the storage
facility to be substantially in compliance with the conditions of approval, except Condition No.
2, and recommends the Planning Commission receive and file this six month review, allowing
staff to continue to monitor the applicant’s progress toward complete compliance. Should the
applicant fail to receive the necessary permits within the next six months, staff intends to
schedule the application for consideration of possible revocation by the Planning Commission.
Prepared by, Submitted by,
Nick Taylor Jonathan E. Borrego
Associate Planner Planning Services Manager
Attachments:
1. Planning Commission Resolution
2. Approved Plans
3. Site Inspection Photographs
From: Mark Loxsom [mailto:mdloxsom@gmail.com]
Sent: Friday, May 19, 2017 12:07 PM
To: Nicholas J. Taylor <NJTaylor@anaheim.net>
Cc: Oscar Davalos <ODavalos@anaheim.net>
Subject: RE: OCRV
Nick,
As always, thanks for all your help and thanks Oscar with your help identify
what the plan checkers may require to be submitted for permitting. The
following is not implying that the City is unjustly requesting the changes, it
just stating reality and understanding that the shortage of
Industrial/Commercial property in OC. We wouldn’t be surprised if these
buildings are razed within the next 2-5 years, considering the Ownership is
only allowing 1 year extensions to tenant leases on the property. Our lease
and the store lease both currently expire 1/31/19.
Unfortunately, we are stuck financially. The credit line of $300,000 we took
out to complete the work required to meet the CUP conditions, did not
include enough for the costs associated with this new condition presented
by the Building Department. Since we maxed out the line of credit, we are
required by the bank to get the balance on the credit line down to $0 before
we can utilize the line again. The debt on the line also doesn’t allow us to
borrow anymore from other financial institutions. At the current rate of what
we can pay off monthly, the credit line will not be available to us for at least
another 12 months.
This problem also froze us out of our option to take over the furniture store
space, however, since we never received comments on the Code Analysis
that we submitted per the conditions, which included our analysis to use the
store as a “S” occupancy and due to our past interaction with the City’s
plan checker, we saw taking over the store would also be a high risk that
the plan checker would make it impossible to use the store for our needs.
The new conditions required by the building department have an estimated
cost of $300-$400,000 and even then, we still see a risk that the plan
checker will require more modifications and claims that the documents are
not complete, which will lead to a long drawn out process.
ATTACHMENT NO. 4
I know the City has claimed that the Building Departments recent added
requirements are not new conditions, but they are required to meet
condition No. 2, which is stated:
Within 60 days of the date of approval, the applicant shall submit
plans and complete a Building Code analysis for occupancy changes
and any tenant improvements within the subject building. In addition,
the proper building permits shall be obtained for the modular office
building.
This condition was never in any correspondence over the 3 years
leading up to the Planning Commission meeting to approve the CUP
until we received the final conditions 2 days before the meeting. We
actually had no concern with this requirement and remind you that the
only non-previously discussed condition was No. 14, removal of
Wicks signage.
Our understanding of this condition was that IF we wanted to change
the Occupancy or do any Tenant Improvements, we would need to
submit for permit within 60 days. Since our understanding the
occupancy was fine for our use, since we had already been in a S1
occupancy for over 10 years in Anaheim and we were not planning
any tenant improvements, the first part of the condition was basically
a city CYA, like a number of the other conditions. We did meet the
requirement in 60 days providing a Code Analysis that documented,
among other code items, that a S-1 Occupancy was appropriate and
requested a number of times if the Code Analysis satisfied the
building department’s condition, with no response from the building
department. The Code Analysis was E-mail both to the Planning and
Building Department represented as the reviewers of the CUP
processing, with the email requesting that they get back to us if the
document needed to be submitted in a different way, since I could not
find any procedural guideline on the City’s web site on how to submit
a Building Code analysis for review or how it should be formatted.
We also would have no idea that this condition would require us to
provide complete as-builts of the buildings, including all it’s systems
or we would need to provide documentation that all of the existing
conditions in the 45 year history of the buildings were fully permitted
and inspected.
We did meet the requirement of getting a permit for modular office
building, we tried to submit within 60 days, but were rejected due to
plan checker requesting inappropriate (and impossible to provide)
documentation that we eventually had to have the State official call
the plan checker to explain to him why what he was asking for was
inappropriate. We have also met the Condition No. 9 by relocating
the temporary modular office building requested by Planning,
however, we will need to extend the temporary use of the modular to
April 1, 2019, since we were not able to obtain the lease on the
furniture store, where our master plan had our offices relocating to.
Our current understanding of what we need to document, submit, permit,
modify and get inspected to satisfy the building department are as follows
(Note, this is our worse case understanding, due to our past experiences
with the City Plan Checker and was used to estimate the $300-$400K cost
estimate:
Remove south mezzanine due to a non-load bearing CMU partition
was removed sometime between 1972 and 1988, which includes
relocating all transformers supplying power to the furniture store and
providing a new access stair to the roof. Also, this will be very
disruptive to our operation (debris and dust) and will close the
furniture store while the electrical is re-supplied. The electrical work
will most likely require full electrical documentation of the furniture.
Provide documentation on the replacement of two heavily damaged
roll up doors in 2012 and the widening of an opening in a stud wall
(only Tenant Improvement work done by OCRV).
Full documentation on the electrical system with certification by an
electrician (Our electrician has already disconnected all non-used
circuits and equipment at the panel boards and removed unused
breakers, they have also inspected all energized circuits and have
repaired or replaced any damaged vandals wiring and devices to put
them into original condition, Basically, all electrical in OCRV occupied
areas have been determined safe by a licensed electrical contractor).
Update the restrooms to meet current code. This will most likely lead
to the plan checker requiring building access also be brought up to
code, so the addition of about 8 ramps, hardware and door
changes. Could also lead to lead to other access code requirements,
such as device height, due to the building being almost entirely
original to meet the Building Code in effect in 1972. Do remember,
this is an authorized access only and our visitors are directed to the
Furniture Store restrooms, that have been upgraded and have ramp
access into the store.
Requirements by the plan checker that the facility needs to meet both
the code requirements of a S1 Storage/Warehouse Occupancy
(which it does) and S2 Enclosed Parking Structure Occupancy (which
it does not and should not need to).
There are a lot of building permits for work that permits expired
before final inspection, which may require re-documenting, plan
check to current codes, not the codes they were originally submitted
under, permitted and inspected. Some of this work is buried and
can’t be inspected, therefore, may need to be removed and/or
replaced. Other work that was originally permitted under a different
Code, may need to be removed and replaced to meet current code:
99045 expired 6/1/1988
67286 expired 9/25/1998
69452 expired 11/17/1998
BLDG1999-00387 expired 12/30/2000
BLD2002-02070 expired 9/9/2003
BLD2002-03989 expired 2/11/2004
ELE2003-00411 expired 3/19/2004
Certainly the City can demand that the Owner of the building to take care of
all costs, however, that will get OCRV a 30 day eviction notice per the
lease requiring OCRV to pay for all costs required to meet ANY City
requirements. Before OCRV moved in, the building was derelict for 10
years and the Owners had no intention of leasing the building.
We suggest again that these new building department requirements have
nothing to do with the conditions of the CUP, all CUP conditions have been
met and the CUP should be finalized. If the Building Department has
outstanding issues with the buildings, they should be resolved separately
from the CUP with OCRV. We agree that we want a safe work
environment and have made many repairs to make everything safe for our
use and continue to maintain and repair any unsafe conditions when
noticed.
OCRV Storage Inc.
Mark Loxsom – Owner
Facility Address:
1256 North Magnolia Ave.
Anaheim, CA 92801
Mailing Address:
OC RV Storage, Inc.
14252 Culver Dr., Suite A-138
Irvine, Ca. 92604-0326
949-705-7540
mdloxsom@gmail.com
www.ocrvstorage.net
From: Nicholas J. Taylor [mailto:NJTaylor@anaheim.net]
Sent: Thursday, May 18, 2017 9:45 AM
To: Mark Loxsom <mdloxsom@gmail.com>
Cc: Oscar Davalos <ODavalos@anaheim.net>
Subject: OCRV
Hi Mark,
I just thought I’d check in with you regarding your permit. I see that July marks six months since you
were in front of the Planning Commission and we’d be due to go back if the project wasn’t permitted. I
wanted to make sure things were moving along and offer my assistance if needed. Please let me know
how you’re doing.
Thanks,
Nick Taylor
Associate Planner
Planning and Building Department
City of Anaheim
200 South Anaheim Boulevard │ Suite 162
Anaheim, CA 92805
Office (714) 765-4323
E-mail NJTaylor@anaheim.net
DATE: 10/10/2016 JOB ADDRESS: 1256 N MAGNOLIA AVE PERMIT #: INV2016-00578
INSPECTION TYPE: Follow-up Inspection
An investigation inspection was preformed at the property listed above on 10/6/2016 and the following condition were found :
1. (A tunnel/that once was used as an open loading dock) between two building is now enclosed without required permit
2. Submit plans to the building division for spray booth approval or remove.
3. Their is two mezzanine inside warehouse area ,ware a block walls was removed for unknown reasons that needs a
demo plan & permit
4. Repair hand railing above mezzanine area for safety,& remove temporary fencing.
1. Obtain required electrical permits for electrical work new (electrical panel) (cec 89.108.4.1)
2. Provide a load line calculated report for new electrical panels.
3. Open all electrical boxes for inspection
4. Make up all electrical boxes for inspection & include exposed ground in to panel.
5. Label all circuits at service panel & remove all exposed wires thought warehouse.
6. Secure water heater in over head storage area & obtain a pluming permit.
7. Repair all over head draft stops in ceiling.
8. Obtain fire department approval for entire property.
NOTES: THIS PROJECT IS BEING USED FOR (R.V) STORAGE/ THE OLD WICKES FURNITURE WAREHOUSE AT
MAGNOLIA & THE 5 FREEWAY
WHEN CORRECTIONS ARE COMPLETE CALL 714-765-4626 FOR RE-INSPECTION.
Major Sowell 714-765-5153 EXT. 5780
Customer Name Building Inspector
Regular Counter Hours of Availability:
7:45a-8a and 3:30p-4p or by appointment
Please call ahead to confirm inspector availability
Anaheim is committed to providing its customers with exceptional customer service. We value our partnership
with you and want to help ensure that your project is completed in a safe and timely manner. In order to best
assure that your project progresses forward and the inspection(s) requested are approved, please ensure all
above items have been fully corrected prior to calling for re-inspection. We thank you in advance for your
understanding!
ATTACHMENT NO. 5
DATE: 10/12/2016 JOB ADDRESS: 1256 N MAGNOLIA AVE PERMIT #: INV2016-00578
INSPECTION TYPE: Follow-up Inspection to send the corrections for the investigation performed on 10/06/2016
· An investigation inspection was performed on 10/6/2016 and the following conditions were found:
1. A tunnel, that once was used an open loading dock is now enclosed, connecting two building.
2. (2) Mezzanines inside the warehouse including any alterations performed to mezzanines structures without the
required permits.
3. Roll-up doors & alteration to exterior of structure.(enlarge exterior opening)
4. Structure being used as a spray booth. (located on the south building at the north/east corner)
5. Two new electrical panels next to existing main switch and all related electrical being served by the new panels.
6. Water heater located on top of the restrooms on the south building. (Falling hazard)
7. All unpermitted storage on top of the structures not originally designed as storage mezzanines. (E.G. restrooms on
the south building and the structure being used as a spray booth.)
8. Repair damaged draft stops throughout warehouse area.
9. Any unpermitted alterations not included above and, not noticed due to time constraints to insure compliance with
the Conditional Use Permit process.
· Either provide permits and inspection records for the items noted above or submit plans prepared by a registered
design professional for plan check process.
NOTES: Please make sure to include all items to expedite the process, failure to include all items may result in the denial of
the Conditional Use Permit.
WHEN CORRECTIONS ARE COMPLETE CALL 714-765-4626 FOR RE-INSPECTION.
Major Sowell 714-765-5153 EXT. 5780
Customer Name Building Inspector
Regular Counter Hours of Availability:
7:45a-8a and 3:30p-4p or by appointment
Please call ahead to confirm inspector availability
DATE: 1/25/2017 JOB ADDRESS: 1256 N MAGNOLIA AVE PERMIT #: INV2016-00578
INSPECTION TYPE: Follow-up Inspection to assess the current conditions of the building and compare them to the
available records as well as the research provided by the applicant.
1. The following conclusions have been drawn from a careful study of the available records, the permit numbers
presented by the customer and a subsequent visit to the property to assess the current conditions: permit number
80893 was finalized 2/5/1979, 99455 was finalized on 9/1/1988 and 2813 was finalized on 12/22/1988. However,
after walking the property the current conditions do not match the approved final plans.
2. After doing further research of the property's permit history; I found several permits that have expired by
limitation without completing the inspection process. 69452 11/17/1998 add new canopy and H.C parking,
ELE2003-00411 expired 3/19/2004 Remove and replace track lighting and receptacles, BLD1999-00387 expired
12/30/2000 Renovation of Wickes store 8542sf, 99045 expired 6/1/1988 T.I fire sprinklers for racks and 67286
expired 9/25/1998 Add three new wall signs.
3. Permit number 99455 (final 9/1/1988) original permit was for T.I improvement, remove concrete, new retaining
wall, new opening, pre-fab spray both (has been removed on north side of building), Room 100 on plans south side
of building: set back from property line is different, door openings have been enlarged from original plan and now it
is being used for a spray both/body shop. Fabric room that has been removed, remodel restrooms and offices in
south side of building now being used for storage. New siding on tunnel walls that don't shown on the plans.
4. Permit BLD2002-03989 (expired 2/11/2004) to convert 316sf of existing warehouse to office. not sure if this area
still exist or not. Only having partial inspections on footings, framing and drywall only.
5. Permit BLD2002-02070 (expired 9/9/2003) Tenant improvement cut opening in concrete wall on truck door, new
retaining wall for truck ramp, alter existing steps add new steps, demolish infill @ existing openings and install
doors. Only having partial inspection on footings and approved inspection on pre-grout. Door opening has been
changed/altered and new roll up door has been installed.
6. Permit 80893 Interior partition work and new exterior display window (finalized 2/5/1979) office building south
side of building, Existing 8" block walls have been removed, openings have been altered and electrical has been
changed.
7. Permit 2813 (finalized 12/22/1988) T.I improvement interior remodel and customer service area. Not sure if
interior walls still exist and bathrooms are not handicapped accessible, one restroom has been turned into
men/women restroom and the other is being used for storage.
8. There has been many electrical panels/upgrades made to the entire building.
9. Based on the research of the available records & the field inspection. Need to submit a complete set of plans by
a register design professional architect/engineer for all areas that have been altered/changed from original signed off
plans including a complete electrical plan for changes/alteration made to entire building.
10. The plans shall reflect the proposed use and the proper code analysis to justify it, as built conditions,
construction deficiencies & code violations & the methods to correct them.
*******During the last visit by Inspector Peter John the following conditions were noticed that need to be reflected
on the plans for the proposed use.
· A full service bay for repair RV's and trailers.
· A full sales office for parts and service displaying merchandise.
· A large quantity of paints, sealers and lacquers stored possibly without the Fire Department approval.
· A body shop and work in progress for a pick up truck including a room being utilized as a spray booth
without the proper inspection and approvals.
NOTES:
WHEN CORRECTIONS ARE COMPLETE CALL 714-765-4626 FOR RE-INSPECTION.
Peter John 714-765-5153 EXT. 5787
Customer Name Building Inspector
Regular Counter Hours of Availability:
7:45a-8a and 3:30p-4p or by appointment
Please call ahead to confirm inspector availability
Anaheim is committed to providing its customers with exceptional customer service. We value our partnership
with you and want to help ensure that your project is completed in a safe and timely manner. In order to best
assure that your project progresses forward and the inspection(s) requested are approved, please ensure all
above items have been fully corrected prior to calling for re-inspection. We thank you in advance for your
understanding!
DATE: 2/6/2017 JOB ADDRESS: 1256 N MAGNOLIA AVE PERMIT #: INV2016-00578
INSPECTION TYPE: Follow-up Inspection
1. Plans to be submitted by a register design professional architect/engineer for the following (from
customers letter) Items #1 A-D(to be submitted on plans) Item #2 all permit numbers that where
provided expired or finaled pertain to OCRV storage area. Item #3 A-C (to be submitted on plans) Item
#4 plans show expansion of open office areas with 3 new walls, new T-bar ceiling and relocate lighting.
Item #5 (to be submitted on new plans) Item #6 existing permits 2813 and 80893 plans do not show
openings/changes to any CMU walls that match current conditions. Any and all changes to CMU walls to
be all to the plans. Item #7 all restrooms to be restored back to there handicapped accessible conditions to
today's code and to be added to the plan. Item #8 add electrical panels/upgrades with load calculations and
single line diagram to plans.
NOTES:
WHEN CORRECTIONS ARE COMPLETE CALL 714-765-4626 FOR RE-INSPECTION.
Peter John 714-765-5153 EXT. 5787
Customer Name Building Inspector
Regular Counter Hours of Availability:
7:45a-8a and 3:30p-4p or by appointment
Please call ahead to confirm inspector availability
Anaheim is committed to providing its customers with exceptional customer service. We value our partnership
with you and want to help ensure that your project is completed in a safe and timely manner. In order to best
assure that your project progresses forward and the inspection(s) requested are approved, please ensure all
above items have been fully corrected prior to calling for re-inspection. We thank you in advance for your
understanding!
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PROPOSED SITE PLAN
SITE PLAN KEYED NOTES
NOTE: ALL SITE CONDITIONS SHOWN ARE EXISTING TO REMAIN EXCEPT
THOSE NOTED IN THE KEYED NOTES BELOW.
MARK DESCRIPTION OF WORK DETAIL
8' PICKET FENCE
20' ROLLING GATE x 8' HIGH KEYPAD ACCESS WITH FIRE DEPT. OVER RIDE
NO LEFT TURN SIGN
VEHICLE DROP OFF / PICK UP AREA
SITE PLAN KEYED NOTES
8' EXISTING CHAIN LINK FENCE W/ BARBED WIRE
VEHICLE STORAGE YARD
COMMERCIAL VEHICLE STAGING / VEHICLE STORE AREA
PROPOSED SITE PLAN1
CUSTOMER , TENANT EMPLOYER VEHICLE PARKING
PC2
NOTES:
1.TOTAL PARKING = 38 STALLS INCLUDING 1 HANDICAP AND 1 VAN HANDICAP. STRIPING WILL
MEET CITY OF ANAHEIM PARKING STANDARDS . DETAILS 470 AND 436G
VEHICLE CIRCULATION TO MEET FIRE DEPT. STANDARDS
PROPERTY GENERAL NOTES:
1. NO PUBLIC OR PRIVATE STREET IMPROVEMENTS INCLUDED.
2. THERE ARE NO CHANGES TO THE EXISTING PROPERTY OR BUILDING IMPROVEMENTS. THE PROPERTY IS
APPROXIMATELY 12 ACRES AND THE EXISTING STRUCTURES ON THE PROPERTY HAVE A TOTAL GROSS FLOOR AREA OF
APPROXIMATELY 208,500 GROSS SQUARE FEET. EXISTING CONSTRUCTION IS CONCRETE TILT-UP EXTERIOR WALLS AND
WOOD FRAMED ROOF STRUCTURE, FULL FIRE SPRINKLER PROTECTED.
3. ORIGINAL SETBACKS UNKNOWN; NO ADDITIONS TO EXISTING STRUCTURES INCLUDED, ALL YARDS REMAIN AS-IS.
4. NO CHANGES TO THE EXISTING PAVED AREAS; UTILITIES OR SIGNAGE.
5. NO CHANGES IN PEDESTRIAN OR VEHICLE ACCESS OR CIRCULATION.
6. NO CHANGES TO FIRE HYDRANTS OR THE STRUCTURES THEY SERVE.
7. NO CHANGES IN THE UTILITIES PROVIDING SERVICE TO THE EXISTING PROPERTY OR STRUCTURES.
8. EXISTING WATER METERS AND BACKFLOW DEVICES ARE LOCATED IN GROUND BOXES OR VAULTS; ELECTRICAL
TRANSFORMERS ARE LOCATED IN PAVED AREAS IN EAST (REAR) YARD; NO SCREENING REQUIRED FOR THESE EXISTING
UTILITY STRUCTURES.
9. EXISTING LANDSCAPE AREAS WILL BE CLEARED,PRUNED AND KEPT IN A WELL MAINTAINED CONDITION. NO NEW
LANDSCAPING OR PLANTINGS WILL BE ADDED
LEGAL DESCRIPTION:
THAT PORTION OF THE SOUTHWESTQUARTER OF SECTION 6, TOWNSHIP 4 SOUTH, RANGE 10 WEST, IN , THE RANCHO
LOS COYOTES, IN THE CITY OF ANAHEIM, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP
RECORDED IN BOOK 51, PAGE 10 OF MISCELLANEOUS MAPS, RECORDS OF SAID COUNTY, DESCRIBED AS FOLLOWS:
'/EE/E'dWK/Ed/Ed, t ^d>/E K&^/^ d/KEϲ͕/^dEdd, Z KEEKZd,ϬͲϯϵΖͲϬϬ͟t ^d͕ϭϬϲϬ͘ϰϱ
FEET FROM THE SOUTHWEST CORNER OF THE LAND DESCRIBED IN PARCEL 2 OF THE LAND CONVEYED TO THE
EMERSON ELECTRIC MANUFACTURING COMPANY, A MISSOURI CORPORATION BY DEED RECORDED JULY 31, 1962 IN
KK<ϲϭϵϳ͕W' ϳϲK&K&&//>Z KZ^͕Z KZ^K&^/KhEdz͕d, E KEd/Eh/E'EKZd,ϬͲϯϵΖͲϬϬ͟t ^d
ALONG SAID WESTERLY LINE, 192.48 FEET TO THE SOUTHWEST CORNER OF THE LAND DESCRIBED IN THE DEED TO THE
STATE OF CALIFORNIA, RECORDED APRIL 19, 1955 IN BOOK 3034, PAGE 414 OF SAID OFFICIAL RECORDS, THENCE
ALONG THE BOUNDARY OF SAID LAND CONVEYED TO THE STATE OF CALIFORNIA, THE FOLLOWING COURSES AND
/^dE ^͗EKZd,ϴϵͲϮϭΖͲϬϬ͟ ^d͕ϯϬ͘ϬϬ& d͖EKZd,ϲͲϮϴΖͲϯϬ͟ ^d͕ϮϬϭ͘ϱϲ& d͕EEKZd,ϱͲϭϬΖͲϯϰ͟ ^d͕
495.10 FEET TO A POINT IN THE SOUTHWESTERLY LINE OF THE 100.00 FOOT RIGHT OF WAY OF THE SOUTHERN PACIFIC
RAILROAD COMPANY, DESCRIBED IN THE FIRST PARCEL OF DEED RECORDED IN BOOK 44 PAGE 495 OF DEEDS, IN THE
OFFICE OF THE COUNTY RECORDER OF LOS ANGELES COUNTY; THENCE ALONG SAID SOUTHWESTERLY LINE, SOUTH
ϱϳͲϭϬΖͲϯϱ͟ ^d͕ϰϮϰ͘ϵϱ& dE^Khd,ϱϳͲϭϯΖͲϯϬ͟ ^d͕Ϯϯϳ͘ϱϳ& ddK>/E WZ>> >t/d,E/^dEd
EASTERLY, 658.00 FEET, MEASURED AT RIGHT ANGLES FROM THE WESTERLY LINE OF SAID SECTION 6, BEING THE
NORTHEASTERLY CORNER OF PARCEL NO. 1 AS SHOWN ON A MAP FILED IN BOOK 43, PAGE 27 OF PARCEL MAPS IN
THE OFFICE OF THE COUNTY RECORDER OF SAID ORANGE COUNTY; THENCE ALONG THE BOUNDARY OF SAID PARCEL
EK͘ϭ^Khd,ϬͲϯϵΖͲϬϬ͟ ^d͕ϴϳϮ͘ϭϱ& d͕^Khd,ϴϵͲϭϳΖͲϭϱ͟t ^d͕Ϯϲϱ͘ϬϬ& d͕EEKZd,ϬͲϯϵΖͲϬϬ͟t ^d͕ϯϱϮ͘ϲϳ
FEET TO AN ANGLE POINT THEREIN; THENCE, CONTINUING ALONG SAID BOUNDARY AND THE WESTERLY
WZK>KE'd/KEd, Z K&^Khd,ϴϵͲϮϭΖͲϬϬ͟t ^dϯϵϯ͘ϬϬ& ddKd, WK/Ed '/EE/E'͘
EXCEPTIONS:
5. ROAD AND PUBLIC UTILITIES EASEMENT RECORDED JANUARY 12, 1968 IN BOOK 8491, PAGE 339, OFFICIAL
RECORDS.
6. 5' WIDE PUBLIC UTILITIES EASEMENT RECORDED APRIL 26, 1972 IN BOOK 10099, PAGE 759, OFFICIAL RECORDS.
13. 7 PARCEL STATE HIGHWAY EASEMENT RECORDED JANUARY 25, 1999 AS INSTRUMENT NO. 19990051566,
OFFICIAL RECORDS.
EXIT PATH
1.NORTHERN PARCEL: 9.63 ACRES
1256 N. Magnolia Avenue ( APN 071-062-01)
2.SOUTHERN PARCEL: 2.12 ACRES
1256 N. Magnolia Avenue ( APN 071-062-03)
TRASH ENCLOSURE IF REQUIRE FOR OPERATION
40 YD TRASH BIN
SPECIAL PAVEMENT MEMBRANE EQUIPMENT AND MATERIAL STORAGE
DELIVERY VEHICLE PARKING/STAGING
FIRE WOOD, CUTTING, SPLITTING STORAGE AREA
PC2
PC2
ATTACHMENT NO. 6
ATTACHMENT NO. 7
ATTACHMENT NO. 8
1
Nicholas J. Taylor
From:Mark Loxsom <mdloxsom@gmail.com>
Sent:Sunday, July 02, 2017 5:29 PM
To:Nicholas J. Taylor; David See
Subject:7-3-17 OCRV Progress Report
Nick and David,
I pulled together what was in progress before we held up due to cost estimates came
in way beyond what we could afford. However, if the city allows the reduction in
plumbing fixtures to actual need for our conditional use as shown on the sketches in
this document and we get reassured by our Structural Engineer on Wednesday that
the mezzanine structure does not need to be reinforced or removed, we can swing the
costs.
I merged all the documents into one scanned document, unfortunately it is 90 MB,
therefore, I will drop off to your attention a USB with the document on it, first thing
Monday July 3rd.
I talked to the Structural Engineer on Friday and sent him pictures of the concerns and
sketched details, he is now reviewing and will meet me at the facility to review and
discuss on Wednesday, July 5th.
I have also contacted CADD support, but unfortunately, they are not available for a
couple of months, therefore, will hand draft the documents for submission.
The Electrical Contractor is due back the week of July 10th and I will get his as-built
system markups, so can complete that drafting.
My priority until Wednesday will be to update the attached June 2016 Code Analysis to
the new CBC 2016 that went into effect as of 1/1/17.
Let me know if you need any clarification of the attached, I organzed the information in
the areas I understand need to be documented and submitted for permit.
OCRV Storage Inc.
Mark Loxsom – Owner
Facility Address:
1256 North Magnolia Ave.
Anaheim, CA 92801
ATTACHMENT NO. 9
2
Mailing Address:
OC RV Storage, Inc.
14252 Culver Dr., Suite A-138
Irvine, Ca. 92604-0326
949-705-7540
mdloxsom@gmail.com
www.ocrvstorage.net
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.