Anaheim City Council
September 13, 2022

200 S. Anaheim Blvd.

Suite 162
Anaheim, CA 92805
Tel: (714) 765-5139
Fax: (714) 765-5280
www.anaheim.net
ITEM NO. 1

PLANNING COMMISSION REPORT

City of Anaheim

PLANNING AND BUILDING DEPARTMENT

DATE: AUGUST 29, 2022

SUBJECT: OC VIBE MIXED-USE PROJECT - DEVELOPMENT
PROJECT NO. 2020-00125;
ADDENDUM NO. 11 TO FINAL SUBSEQUENT EIR NO. 339,
MITIGATION MONITORING AND REPORTING PLAN NO.
106C, AND MITIGATION MONITORING AND REPORTING
PLAN NO. 383;
GENERAL PLAN AMENDMENT (GPA2020-00532);

PLATINUM TRIANGLE MASTER LAND USE PLAN
AMENDMENT (MIS2020-00739);
RECLASSIFICATION (RCL2020-00333);
ZONING CODE AMENDMENT (ZCA2020-00174);
SPECIAL SIGN DISTRICTS AMENDMENTS;
DEVELOPMENT AGREEMENT (DAG2020-00004)
INCLUDING A MASTER SITE PLAN (MIS2020-00751) AND
DENSITY BONUS AND DEVELOPMENT INCENTIVES;
FINAL SITE PLANS (FSP2020-00004, 2020-00005, 2020-00006, 2020-00007, AND 2020-00008);
AMENDMENT TO CONDITIONAL USE PERMIT NO. 2010-
05492;
CONDITIONAL USE PERMIT FOR SPECIFIED USES;

MINOR CONDITIONAL USE PERMIT FOR COORDINATED
SIGN PROGRAM AND VALET PARKING;
AND, TENTATIVE TRACT MAP NO. 19153
(COLLECTIVELY, THE “PROPOSED PROJECT”)

LOCATION: The property is generally bounded by State Route 57 (SR -57) to the west, the Santa Ana River and City of Orange to the east, the confluence of the SR-57 and Santa Ana River to the south, and the Southern California Edison easement area to the north. The property includes the Honda Center, the Anaheim Regional Transportation Intermodal Center (ARTIC), the Arena Corporate Center (ACC), and various other commercial, office and industrial uses. Property addresses include, but are not limited to, 2695 East Katella Avenue, 2626 East Katella Avenue, 1400 S outh Douglass Road, 1551 South Douglass Road, 2608 – 2620 East Katella Avenue, 1725 – 1761 South Douglass Road, and 1314 – 1370 South Sanderson Avenue.

Development Application No. 2020-00125
August 29, 2022

APPLICANT/PROPERTY OWNER: The applicant and property owner for approximately 63 acres of the 100- acre project site is Anaheim Real Estate Partners, LLC , represented by Brian Myers. The remainder of the property is owned by the City (some of this area is controlled and managed through agreements with the applicant) , O range County Trans portation A uthority (OCTA), or Orange County Flood Control District (OCFCD), and controlled and managed through agreements with the applicant. At the applicant’s request, the Planning and Building Director initiated the applications for the City, OCTA and OCFCD properties, as provided for in the Anaheim Municipal Code.

REQUEST: The applicant requests approval of the Proposed Project to permit the development of the ocV!BE mixed-use project consisting of up to 1,922,776 square feet (s.f.) of commercial uses, 961,055 s.f. of office uses, 250,000 s.f. of institutional uses, 1,500 residential units (including 195 affordable units), public and private parks and a network of public and private streets . The total s.f. noted above is inclusive of the existing Honda Center, ARTIC and ACC . This request requires Planning Commission review and City Council approval of the be low recommended Project Actions.

RECOMMENDATION: Staff recommends that the Planning Commission take the following actions:

1. Approve the attached resolution recommending City Council approval and adoption of Addendum No. 11 to Final Subsequent Environmental Impact Report No. 339 (FSEIR No. 339), and Mitigation Monitoring and Reporting Plan No. 383 (MMP No. 383) determining that Addendum No. 11 and MMP No. 383 together with other previously approved environmental documents for development in the Platinum Triangle area, are the appropriate environmental documentation for the project under the California Environmental Quality Act (CEQA) (Attachment 1);

2. Approve the attached resolution recommending City Council approval of a General Plan Amendment (GPA2020-00532) (Attachment 2);

3. By motion, recommend that the City Council introduce and adopt draft ordinances for amendments to the PTMLUP pursuant to MIS2020- 00739 (Attachment 3), Reclassification RCL2020-00333 (Attachment 4), and amendments to the Anahei m Municipal Code pursuant to ZCA 2020-00174 (Attachment 5);

4. Approve the attached resolution recommending City Council approval of a Development Agreement (DAG2020-00004) including a Master Site Plan (MIS2020- 00751) and a request for Density Bonus and Deve lopment Incentives pursuant to Chapter 18.52 (Housing Incentives) of the Anaheim Municipal Code (Attachment 6);

5. By motion, recommend that the City Council approve draft resolutions for Final Site Plans (FSP2020-00004, FSP2020- 00005, FSP2020-00006, FSP2020- 00007, and FSP2020-00008) (Attachment 7 through 11); amendments to Conditional Use Permit No. 2010- 05492 (Attachment 12); a Conditional Use Permit to allowed specified conditionally permitted uses (Attachment 13); and a Minor Conditional Use Permit for a Coordinated Sign Program and Valet Parking (Attachment 14); and

6. Approve the attached resolution recommending City Council approval of Tentative Tract Map No. 19153 (Attachment 15).

Development Application No. 2020-00125
August 29, 2022

BACKGROUND: In 2004, the City Council approved a comprehensive citywide G eneral Plan and Zoning Code Update which established a new vision for the Platinum Triangle , an approximately 820acre area surrounding Angel Stadium of Anaheim, the Honda Center, and ARTIC, as a dynamic mixed -use urban district. This action created new lan d use designations within the Platinum Triangle that provide opportunities for existing, largely industrial, uses to transition to mixed -use, residential, office and commercial uses. The City Council approved the Platinum Triangle Master Land Use Plan ( PTMLUP) to carry out the goals and policies of the General Plan for the Platinum Triangle. The PTMLUP serves as a blueprint for future development and street improvements. The City Council also adopted the PTMU Overlay Zone and a standardized Platinum Triangl e Development Agreement form to implement the PTMLUP’s vision for the Platinum Triangle.

Development within the PTMU Overlay Zone was originally limited to 9,175 residential units, 3,265,000 s.f. of office development and 2,044,300 s.f. of commercial development within five districts. In addition, 1,765,000 s.f. of office development was permitted within the Platinum Triangle, outside of the PTMU Overlay Zone, on properties designated for office land use by the General Plan. Over the years, there have been a number of amendments to the General Plan, PTMLUP and PTMU Overlay Zone. These increases reflect both market demand and infrastructure capacity. There are now nine districts within the PTMU Overlay Zone, including an Office District that includes all properties within the Platinum Triangle designated for office land uses by the General Plan. The maximum development permitted within the PTMU Overlay Zone has been increased up to 17,501 residential units, 13,490,233 s.f. of office development and 4,782,243 s.f. of commercial development.

Project Site: The Project Site includes approximately 100 acres and is currently developed with a mix of uses including the Honda Center, ARTIC, ACC, various commercial, office and industrial buildings, and vacant horse stables located on the Southern California Edison easement. The Ayres Hotel property located at the southwest corner of Katella Avenue and Douglass Road is not a part of the Project Site. The Project Site is designated by the General Plan for Mixed-Use Urban Core, Office-Low and Open Space land uses. The Property Site consists of various zoning designations including “PR” Public Recreation, “SP” Semi-Public, “O -L” Low Intensity Office, and “I” Industrial zones in the Platinum Triangle Mixed Use (PTMU) Overlay Zone; and approximately 8 acres located in the “C-G” General Commercial zone.

Honda Center Property: Honda Center, a 19,000-seat arena owned by the City of Anaheim, opened on June 19, 1993. The Anaheim Ducks (formerly known as the Mighty Ducks) were the first permanent tenant. On December 16, 2003, the City entered into a Facility Management Agreement with AAM, a subsidiary of H&S Ventures, LLC and in 2005, H&S Ventures, LLC purchased the Anaheim Ducks. On November 20, 2018, the City Council amended the Honda Center Facility Management Agreement (FMA) with AAM to extend the term of the agreement to June 30, 2048, with extensions, and approved the sale of 16 acres of surface parking lots surrounding the Honda Center to TS Anaheim, LLC, an affiliate of AAM and controlled by H&S Ventures, LLC. The long-term extension of the FMA and sale of the City -owned properties surrounding the Honda Center was completed in order to facilitate investment and the development of under-utilized city- owned land. The Purchase and Sale Agreement required H&S Ventures, LLC to submit Development Application No. 2020-00125
August 29, 2022

development plans within 18 months of the purchase date, and subsequent entitlement plans. The subject land use entitlement applications are in accordance with the purchase and sale agreement.

ARTIC Property: In December 2014, the City opened ARTIC, a multi- modal transit hub in the Platinum Triangle. ARTIC serves as a transit hub for Orange County and the entire Southern California region with bus and rail services that include: Amtrak Metrolink, Orange County Transportation Authority , Anaheim Resort Transportation, and various bus, shuttle and taxi services. In 2018, the City entered into a Facility Management Agreement with ATCM, LLC, an affiliate of AAM and controlled by H&S Ventures, LLC for the management of ARTIC through June 30, 2048, with options for extensions.

PROPOSAL: The applicant proposes to construct ocV!be, a world -class mixed use lifestyle, entertainment, and residential neighborhood anchored by the existing Honda Center arena and ARTIC transit hub, and including a new approximately 5,700 seat live performance theater, 1,500 residential apartment units, including 195 affordable units , two hotels with a total of 550 rooms, an approximately 4 acre public park, private parks and open space, office buildings, restaurants and entertainment venues, and an approximately 6,000 seat outdoor amphitheater. At the core of the Proposed Project is the Master Site Plan as described below.

Master Site Plan: The Master Site Plan (MIS 2020-00751) includes the area around and including the Honda Center, the ARTIC, and the ACC. The Master Si te Plan outlines the proposed development for the entire site and would be implemented through individual Final Site Plans.

The Master Site Plan contains the Transit District and the Arena District in the Platinum Triangle Master Land Use Plan. The applicant has designated sub-areas of these districts for development.

The area north of Katella Avenue is proposed to be consolidated into one District – the Arena District. The area south of Katella Avenue would be part of the Transit (currently ARTIC) District, with the exception of the southwest corner of Katella Avenue and Douglass Road (Ayers Hotel) which would remain in the Katella District, Sub-Area D.

Development Application No. 2020-00125
August 29, 2022

District Map

Changes to the Katella, Arena and ARTIC Districts: The Proposed Project would modify the existing Platinum Triangle district boundaries of Arena, ARTIC, and Katella Districts and reduce, convert, and transfer unused development intensities within these districts to result in an overall increase in the maximum amount of reside ntial dwelling units and commercial development but overall reduction in the office and institutional development.

General
Plan
Land Use
Designation
ocV!BE
Project
Totals
Transit
District A
Transit
District
B
Transit
District C
Transit
District
Subtotal
Arena
District A
Arena
District B
Arena
District C
Arena
District
D1
Arena
District
D2
Arena
District
Subtotal
Mixed-Use
Urban Core

Residential 1,500 DU - - - - - - - - 1,500 DU 1,500 DU
Commercial 1,922,776 SF 25,000 SF 56,920 SF 335,958 SF 417,878 SF - 221,413 SF 1,268,485 SF - 15,000 SF 1,504,898 SF Office 961,055 SF - - - - - 167,490 SF 84,190 SF 709,375 SF - 961,055 SF
Institutional 250,000 SF 250,000 SF - - 250,000 SF - - - - - -

Development Summary Table

Commercial and Entertainment Uses : The Master Site Plan consists of 1.8 million s.f. of commercial, entertainment, and hospitality uses including concert venues, restaurants, retail, and two hotels (550 rooms) as well as the existing Honda Center.

Office Uses: Nearly 950,000 s.f. of office space are proposed in the Master Site Plan. Over 500,000 s.f. is proposed for new office space along with the existing ACC . O ffice space is proposed in a new signature office building with 326,125 s.f. adjacent to the ACC , and 218,490 s.f. of office space is proposed within new buildings to the south and west of Honda Center. These buildings will also include retail and entertainment uses.

Development Application No. 2020-00125
August 29, 2022

Residential Uses: The Master Site Plan includes 1,500 new residential units in five buildings. The residential buildings are located at the northern portion of the Master Site Plan surrounding the existing ACC buildings. Unit s would be for -rent and would include 195 affordable units. The affordable units would consist of 65 units for households of moderate income, 65 units for low- income households, and 65 units for very low-income households.

Circulation: The Prosposed Project involves several significant changes to the roadway network in and around the Project Site as described and seen in the figure below:

On-Site Modifications
• Douglass Road between Katella Avenue and Cerritos Avenue would be removed from the Anaheim Circulation Element and PTMLUP in order to construct a 90- foot-wide pedestrian-oriented paseo between Katella Avenue and Stanley Cup Way. • Douglass Road between Stanley Cup Way and Cerritos Avenue would be a private four lane road with a two -way left -turn median. A public access easement would provide unrestricted public vehicular access.
• Douglass Road south of Katella Avenue would remain as a Secondary Arterial in the Anaheim Circulation Element.
• River Road, a new public Primary Arterial along the eastern edge of the Project Site, would be constructed as part of the Proposed Project. River Road would connect Katella Avenue with Phoenix Club Drive (which connects with Ball Road and would be renamed River Road) within the Project Site. It would be a four-lane road with a two-way left-turn median as well as a planned 10 -foot-wide Class IV Cycle Track, a five -foot parkway, and a five -foot sidewalk. The center lane would be striped to allow for turning movements during normal operations and would potentially act as a reversible travel lane during very heavy loading and unloading for Honda Center or other events. • Cerritos Avenue would be extended from the SR 57 underpass east to connect with the proposed River Road. This roadway connection would form a T -intersection with connections to Ball Road to the north and Katella Avenue to the south, and it would provide access to the west to key local arterials (i.e., Sunkist Street and State College Boulevard) and Interstate 5 (I -5). This section of Cerritos Avenue between Douglass Road and River Road would be a private street.
• Stanley Cup Way, a new private four-lane undivided roadway between Parking Decks B and C to River Road (forming a T -intersection), would be constructed as part of the Proposed Project.

Development Application No. 2020-00125
August 29, 2022

Circulation Plan

Off-Site Modifications
• The Northbound SR 57 / Katella Avenue off-ramp is proposed to be widened to provide one left-turn lane, one shared left -turn / through lane, one exclusive through lane, and one right-turn lane at the intersection with Katella Avenue. The through lanes would provide access to a private one -way alley within the Project Site which would provide access to Parking Deck B.
• Phoenix Club Drive would be widened to a four-lane divided facility. The intersection of Phoenix Club Drive & Ball Road would be modified and enhanced to accommodate the widened Phoenix Club Drive (renamed River Road with the Proposed Project). • The Southbound SR 57 / Ball Road off -ramp is proposed to be widened to provide one right-turn lane, one shared right -turn / left- turn lane, and one left -turn lane at the intersection with Ball Road.

In conjunction with P roposed Project roadway modifications, t he applicant is requesting an amendment to the Orange County MPAH to remove Douglass Road (between Katella Avenue and Cerritos Avenue) and Cerritos Avenue ( between Sunkist Avenue and Douglass Road ) as arterial streets, and to add River Road (between Katella Avenue and Ball Road) as an arterial street. Staff anticipates the MPAH amendment will be considered by the OCTA Board of Directors in the near future. As the Cit y of Anaheim’s General Plan Circulation Element is required to be consistent with the MPAH, the proposed General Plan Circulation Element amendments are contingent upon the approval of this MPAH Amendment.

Development Application No. 2020-00125
August 29, 2022

In addition, the applicant proposes that the nort hbound Katella Avenue offramp at SR 57 would lead directly into Parking Deck B. The applicant is working with CalTrans to review this modification. In the interim, vehicles traveling northbound on SR 57 would exit either at Katella Avenue or Ball Road and proceed easterly to River Road before making a left or right turn, respectively, on Stanley Cup Way. To assess whether any traffic deficiencies would result from completion of Phase 1 of the project if the direct connection is delayed, a technical analysis was prepared. The analysis confirms that Phase 1 of the proposed project can be constructed and open even if the proposed improvements to the SR 57 northbound off -ramp to Katella Avenue are delayed without any operational or queuing deficiencies. The Phase 1 Analysis is included as an attachment to the proposed CEQA Addendum (Attachment 1a).

Pedestrian access within the Proposed Project would mainly be provided by sidewalks, pedestrian- only paseos, pedestrian crossings, and elevated pedestrian bridges. The Proposed Project includes a vacation of Douglass Avenue public right-of-way between Katella Avenue and Stanley Cup Way to provide a pedestrian-only paseo. Also proposed are elevated pedestrian bridges to cross Katella Avenue and Douglass Road. The crossing over Katella Avenue would be an iconic bridge that would allow grade-separated pedestrian access between Honda Center and ARTIC. The Douglass Road crossing south of Katella Avenue would provide access between ARTIC and Parking Deck A, and the crossing north of Katella Avenue would provide access between the existing Arena Corporate Center and Parking Deck C. Other elevated pedestrian accesses would provide access between Honda Center and Parking Deck D, and provide acces s from Parking Deck B to the Market Hall and the Urban Park. The existing at-grade north-south crossing at the Katella Avenue and Douglass Road intersection would remain operational until the pedestrian bridge over Katella is open.

The applicant proposes revisions to the City’s Bicycle Master Plan in conjunction with the Master Site Plan. The proposed bicycle network within the project would feature a series of planned Class IV Cycle Tracks on Douglass Road, Cerritos Avenue, and River Road that would provide an internal bike loop through the Arena District. The network would connect to the planned Class IV Cycle Track on River Road between Katella Avenue and Ball Road, which in turn connects to the Santa Ana River Trail to the south, and to the Anaheim Coves Trail to the north, beyond Ball Road.

Residents and visitors would have vehicle -separated access between ARTIC and the residential and commercial portions of the Project Site, as well as easy access to the regional trail network on the Santa Ana River. Each of the parking structures would feature long -term bicycle parking.

Several opportunities for short-term bicycle parking located throughout the project would also be provided.

Parking Facilities: The applicant proposes over 11,000 parking spaces throughout the Master Site Plan, located in four public parking structures, a surface lot for employees, and within parking garages for the two proposed hotels and residential uses as seen in the figure below . The four public parking structures would incl ude 7,099 parking spaces. The surface lot for employees would consist of 1,113 spaces. The two hotels would provide 496 subterranean spaces, and the residential buildings will include 2,339 spaces in subterranean garages and first floor structures.

Parking for future final site plans, including for residential development, will be presented to the Planning Commission for review and approval at a future date.

Development Application No. 2020-00125
August 29, 2022

Shared Parking Analysis: The code requires 16,809 parking spaces for the proposed Project, including 3,300 spaces dedicated for hotel, residential and institutional uses. The remaining 13,509 spaces are required for the entertainment, office, retail, and restaurant uses and ARTIC (shared uses). As many of the ocV!BE customers will likely visit one or more of the venues each trip, the applicant submitted a shared parking analysis to determine the appropriate number of spaces for these shared uses. This analysis concludes these uses would have a peak parking demand of 5,061 spaces on a typical non- event weekday and up to 8,144 spaces on a peak event weekend day, including employee parking. This would be satisfied by a shared parking supply of 8,212 spaces. Additionally, the Honda Center and proposed concert hall, amphitheater and club venues would be limited to a total ticketed event capacity of 25,000 customers, unless otherwise approved by the City, and the project would have a parking management plan in operation during major event conditions. This plan would incorporate measures such as relocating employee parking as necessary to accommodate event parking demand. The Shared Parking Analysis is included as an attachment to the proposed CEQA Addendum (Attachment 1a).

On-Site Parks: The applicant proposes an approximately 4- acre park called Meadow Park in the Transit District where the current ARTIC parking lot exists. Meadow Park would consist of park area with three main lawns and meandering pedestrian paths intended to connect visitors to the ARTIC, the existing Santa Ana River Trail, and the ocV!BE development. Meadow Park would

Development Application No. 2020-00125
August 29, 2022

be a public park dedicated to the City . The applicant would construct and provide maintenance for the park. Other open space amenities throughout the project would be privately -owned with public access. These include the Urban Park and Paseo, the North and South Plazas, The Gardens, and the 5-acre Wellness Park surrounded by the ACC buildings and near proposed residential uses in the Arena District.

Development Phasing: The applicant states that demolition and construction of the Proposed Project would take place in five phases over approximately 10 years between 2022 and 2032.

Demolition would be phased to minimize disruption to operations within the Project Site. Phase 1 would involve the construction of street network improvements, Parking Decks B, C, and D, the western face of Honda Center, the Market Hall /Creative Office Building , the Security Hub, Restaurant Row, the Concert Hall, and the employee surface parking lot north of Cerritos Avenue.

Phase 2 would involve the construction of Meadow Park, the pedestrian bridge over Katella Avenue, Douglass Road modifications, signal and pedestrian crossing modifications to the Douglass/Katella intersection, South Plaza, Arena Hotel and the Gardens, Residential Buildings 1 and 2, and the employee parking lot on the OCFCD property east of River Road. Phase 3 would involve the construction of Residential Buildings 3, 4, and 5, and the Signature Office B uilding.

Phase 4 would involve the construction of the North Plaza and Residential Building 6, Wellness Park, the Meadow Hotel, Meadow Amphitheater, and Parking Deck A. Phase 5 would involve the construction of the last phase of Institutional Office uses south of ARTIC.

Regulatory Framework: The PTMU Overlay Zone is implemented through Master Site Plans and Final Site Plans. For projects such as this one with a Master Site Plan, F inal Site Plans for subsequent development are subject to review and approval by the Planning Commission at a noticed hearing and conditions of approval may be imposed by the Planning Commission to ensure conformance with the provisions of the PTMU Overlay Zone and Platinum Triangle Master Land Use Plan prior to issuance of building permits. In conjunction with this Master Site Plan request, the applicant is also requesting approval of the first five Final Site Plans as described below .

Subsequent Final Site Plans will be submitted for future phases and will be presented to the Planning Commission for review and approval.

Special Sign Districts : The City Council adopted the ARTIC Special Sign District on April 7, 2015 and the Arena/Stadium Special Sign District on September 11, 2018. The applicant proposes to amend both special sign districts to permit off -site and on- site advertising visible from the freeway and public right -of-way in compliance with the state Outdoor Advertising Act. The amendments to the ARTIC Special Sign District include the renaming to the Transit Special Sign District, modification of the district boundaries to include Parking Deck A with the bridge over Douglass Road, the removal of Meadow Park upon its construction, and the augmentation of the identity, wayfinding and advertising signs to the existing ARTIC Coordinated Sign Program. The amendments to the Arena/Stadium Special Sign District include the separation of the sign district into two districts; the Arena Special Sign District and the Stadium Special Sign District. The amendment will also modify the district boundaries and adopt new coordinated sign programs for each special sign district. The amendments to the Special Sign Districts are presented to the Planning Commission as informational items given that they are part of the Proposed Project; however, pursuant to Subsections 4.04.400.050 (ARTIC Special Sign District) and 4.04.401.050 Development Application No. 2020-00125
August 29, 2022

(Arena/Stadium Special Sign District), review of signs within Special Sign Districts is subject to the review and approval of the City Council.

Deviations From Engineering Standards: The applicant proposes several street and deviations from driveway engineering standards in support of the Proposed Proje ct. Public Works staff reviewed and approved the se deviation requests. A n approval letter from Public Works staff is included as Attachment 17l.

In addition to the Master Site Plan, the Proposed Project requires various land use entitlements as described below.

General Plan Amendment: The applicant is requesting General Plan Amendm ents as part of the Proposed Project. A Land Use Element amendment is required to change the designation of parcels located north of Katella Avenue from Office- Low (approximately 31 acres) and Open Space (approximately 8 acres) to Mixed -Use Urban Core . Amendments would also modif y the total amount of development permitted in the Platinum Triangle to increase the amount of residential development to 17,840 dwelling units, increase the amount of commercial development to 6,195,019 s.f., decrease the amount of office development to 11,659,338 s.f. and decrease the amount of institutional development to 250,000 s.f. An amendment to the Circulation Element is required to remove a portion of Douglass Road between Katella Avenue and Cerritos Avenue and to add River Road. Further, the Land Use Element and the Green Element would be amended to add a new approximately 4 -acre Public Park (Meadow Park) . Finally, the Bicycle Master Plan would be amended to reflect bicycle facility changes associated with the proposed removal and addition of streets . All of these amendments would result in associated revisions to appropriate maps, figures, text, and tables throughout the General Plan to reflect the described changes.

Platinum Triangle Master Land Use Plan (PTMLUP) Amendment: An amendment to PTMLUP is required to rename the ARTIC District to the Transit District. This amendment would also expand the boundaries of the Platinum Triangle Mixed Use (PTMU) Overlay Zone by approximately 8 acres and change the boundaries of the ARTIC (Transit), Katella Sub- Area D, Office and Arena Districts. The amount of development within the PTMU Overlay Zone would be amended to permit up to 17,840 residential dwelling units, 6,195,019 s.f. of commercial development, 11,659,338 s.f. of office development and 250,000 s.f. of institutional development.

A new appendix would be added for the ocV!BE Sign and Identity Program to identify standards for signs and identity elements located within the public right-of-way (i.e., banner and directional signs and the pedestrian bridge across Katella Avenue) . Figures, text, and tables throughout the PTMLUP associated with this request would also be amended.

Reclassification: A proposed zoning reclassification would apply the Plati num Triangle Mixed Use (PTMU) Overlay Zone to the existing C -G (General Commercial) Zone on approximately 8 acres north of Katella Avenue within the proposed Arena District. This area would accommodate approximately 938 spaces for employee parking. This request was originally advertised to apply the PTMU Overlay Zone to parcels in the O -L (Low Intensity Office) Zone; however, those properties already have this designation and no reclassification is needed. No parcels are proposed to be reclassified in the Transit District south of Katella Avenue.

Development Application No. 2020-00125
August 29, 2022

Anaheim Municipal Code Amendments : Amendments to the Anaheim Municipal Code are proposed for the project as follows:

1. Chapter 18.20 (Platinum Triangle Mixed Use (PTMU) Overlay Zone) – An amendment to the PTMU Overlay Zone is required to update existing districts to allow the proposed development and create development and operational sta ndards for the proposed project.

Changes are also proposed to land use table to uses such as restaurants with alcohol sales, sales kiosks and farmer’s markets by right interior to the project site. The amendment also corrects an inadvertent error in the office square footage listed in the Development Intensities table.

2. Chapter 18.38 (Supplemental Use Regulations) – Modifications to the Special Events Permits provisions are proposed to allow promotional and social activities within the project that are not visible from the public street without a Special Event Permit. Changes also include creating thre sholds for events that do require a Special Event Permit and removal of the limitation on the number of events allowed per year to facilitate the outdoor use of space within the development.

3. Chapter 18.40 (General Development Standards) – This amendment is required to align the proposed project street setbacks outlined within the revised PTMU Overlay Zone with the Special Setbacks section of the Zoning Code.

4. Chapter 18.60 (Procedures) – An amendment to the Public Convenience or Necessity and Planning Director Reviews section s of th e code is proposed to allow requests for Determinations of Public Convenience or Necessity for Alcohol Manufacturing facilities, Off-sales alcohol in conjunction with a hotel, and On-sale alcohol for bars and nightclubs to be reviewed and approved by the Pl anning & Building Director . Conditional Use Permits for Alcohol Manufacturing facilities, Off -sales alcohol and Bars and Nigh tclubs will require review and approval by the Planning Commission.

5. Chapter 18.62 (Administrative Reviews) – An amendment to the permitted Administrative Adjustments section is proposed to allow deviation in parking requirements for dedicated parking and loading for Transpor tation Network Company vehicles. The Anaheim and Disneyland Resort areas include similar provisions.

Development Agreement: A development agreement between the City of Anaheim and Anaheim Real Estate Partners, LLC is proposed for the project. A development agreement is a contract for development which provides a property owner or developer a vested right to proceed with an approved development, securing the entitlement along with established regulations and fees, in exchange for the City obtain ing benefits beyond what would otherwise be required by existing regulations and ordinances. State law allows cities and project applicants to enter into a development agreement for their mutual benefit. The development agreement for the Proposed Project includes a Master Site Plan as described above and a request for Density Bonus and Development Incentives pursuant to Chapter 18.52 (Housing Incentives) of the Anaheim Municipal Code as described below.

In 2018, the City sold portions of the Honda Center parking lot to a buyer affiliate d with the Property Owner. Pursuant to the Purchase and Sale Agreement, Development Agreement No. 2020-00004 for the Proposed Project memorializes the obligation of the buyer to create an entertainment district within the P latinum Triangle. The proposed Master Site Plan implements this obligation while also finding solutions to mitigate traffic through greater use of ARTIC and Development Application No. 2020-00125
August 29, 2022

utilizing open space to promote greater fan experience. The development agreement specifies that the developer and the City agree that development and operation of the Proposed Project is interrelated with the operations and maintenance of the Honda Center and ARTIC . It specifies that amendments to the existing Facilities Management Agreement s for the Honda Center and ARTIC are required for the Proposed Project to be developed and operated and in order for the developer to provide the City with various public benefits and amenities. Further, the development agreement specifies that t he developer is ob ligated to submit tentative maps and/or vesting tentative maps, if required, and detailed construction plans and other documentation required by the City for issuance of building permits. The City will exercise its discretion or take action in a manner which complies, and is consistent with, the Master and Final Site Plans, other regulations and standards, and terms and conditions contained in the development agreement. The term of the development agreement is twenty (20) years subject to annual periodic review and modification or termination as provided for in the development agreement, City procedures, and the State law.

Extensive public benefits are proposed in the development agreement including:

1. Parks improvements;

2. Affordable housing;

3. Public infrastructure improvements;

4. Developer’s agreement to perform ongoing maintenance obligations of public and private facilities;

5. A $5 million Offsite Park Contribution Fee with the proceeds to be used to pay for park improvements in another part of the City;

6. Construction and maintenance of an approximately 4 -acre park, Meadow Park and approximately 4.7-acre Wellness Park;

7. Payment of approximately $80 Million in Development Impact Fees;

8. Generation of economic impact revenues due to the development, construction and operation of the Proposed Project;

9. Maintenance of landscaped areas adjacent to River Road; and,

10. Production of both affordable and market rate housing, to assist the City in i ts efforts to comply with its Regional Housing Needs Assessment allocation.

The developer is also obligated to provide improvements related to the Honda Center including:

1. Reinvestment into the Honda Center through an extension of “front door” improvements, (i.e., Honda Center customer plazas at the North, South, East and West entries, a paseo and Urban Park, including a Media Wall);

2. Improvements to the Honda Center itself;

3. Construction of parking structure decks B, C and D; and

4. Privately built and maintained supporting roadway connections to these parking structures at Douglass Road, Stanley Cup Way and Cerritos Avenue; and,

5. Construction and maintenance of an approximately 4.7-acre park, “Wellness Park”).

The developer is also obligated to provide improvements related to ARTIC including:

1. Through payment of park impact fees, and above and beyond City requirements, the funding of construction and maintenance of Meadow Park;

2. Surface parking for ARTIC relocated, privately built and maintained; Development Application No. 2020-00125
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3. Publicly accessible parking garage and pedestrian bridge on the site of the Douglass Commerce Center;

4. A relocated ARTIC passenger drop-off and bus/shuttle turn around access required for the development of Meadow Park; and

5. Dedicated public pedestrian enhanced walkway leading from ARTIC to the Honda Center, crossing over Katella Avenue with a pedestrian bridge.

The development agreement also specifies that the developer will construct certain public roads, utility improvements, and other public infrastructure. The City agrees to assist the developer in forming a new Community Facilities District (“CFD”) for the Project Site in order to fund the acquisition of authorized facilities and impact fees under certain terms and conditions. The developer agrees that the property parcels on which the Honda Center, Meadow Park, ARTIC and the public parking structures will be exempt from the payment of special taxes under the new CFD or any alternative financing authority authorized by the terms of the Development Agreement.

Affordable Housing: The applicant proposes to provide affordable housing as part of the project, utilizing Housing Incentives as provided for in State law and Chapter 18.52 of the zoning code, including a project density bonus. Based on the property’s general plan designation of Mixed-Use Urban Core, which authorizes up to 100 dwelling units/acre, the 12.84 acre residential project site’s maximum base density would be 1,284 units. The applicant proposes to provide 5% of t he number of base units to be affordable to very low income households, authorizing the applicant to increase the project density by a maximum of 20%, which would allow up to 1,541 units. The applicant and City have executed a Housing Incentives Memorandum that specifies a total of 195 affordable housing units to be developed as part of the project, including 65 very low income (5% of base units), 65 low income (5% of base units), and 65 moderate income units (5% of base units), with 35 moderate income units to be constructed in Phase 2, and the remainder of the units to be constructed in Phase 3.

The memorandum also provides for an option to build all or a portion of the affordable housing off-site, within a ¼ mile of the project boundary and within or adjacent to the Platinum Triangle.

In the event that an off-site location is provided, and the off-site location requires city approval of a general plan amendment, PTMLUP amendment, or reclassification to a residential zone, the applicant will be obligated to increase the number of affordable housing units to be constructed from 195 units to 225 units, consisting of 65 Very Low Income units, 80 Low Income units and 80 Moderate Income units, which equals 15% of 1,500 total residential units. Off-site affordable units would also need to be completed in Phase 3 of the project.

Amendment to Conditional Use Permit No. 2010- 05492: An amendment to the existing Conditional Use Permit No. 2010- 05492 for ARTIC relating to parking and circulation changes associated with the project is requested. The existing CUP encompasses approximately 13.6 acres south of Katella Avenue and east of Douglass Road. The CUP was approved in 2012 in conformance with the underlying SP (Semi -Public) Zone to construct a transportation facility named ARTIC, which subsequently opened in 2014. The ARTIC property includes an approximate 68,000 square foot intermodal terminal building; 456 surface parking spaces (Parking Lot A); bus stops for OCTA, Anaheim Resort Transportation (ART) and other private carriers; taxi queuing and loading areas; passenger drop- off areas; bike parking and access; and pedestrian circulation.

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In addition, outside of the boundaries of the CUP, is a 221-space parking lot for ARTIC (Parking Lot B) located south of the railroad corridor and a 405-space parking lot (Parking Lot C) west of SR-57 on city -owned land adjacent to the railroad tracks for a total of 1,082 parking spaces for ARTIC. The City’s agreement with the OCTA for purchase of the ARTIC site requires no f ewer than 900 surface parking spaces be provided for ARTIC commuters, employees, commercial tenants and other users ; however, the agreement specifies that transportation uses shall have priority and these spaces shall not be made available for non- transportation uses to the detriment of the transportation-related use of the spaces. This agreement also states that parking spaces may be moved to a structure or off-site in close proximity to ARTIC.

The applicant is proposing to replace Lot A with Meadow Park, an amphitheater, pedestrian walkways and a pedestrian bridge crossing over Katella Avenue. Proposed changes also involve modifying the bus circulation area and creating a new vehicular passenger drop-off area on the east side of Douglass Road. In addition, a new parking structure (Parking Deck A with 1,371 spaces), which will include spaces for ARTIC parking, is proposed on the west side of Douglass Road with a pedestrian bridge across Douglass Road in addition to an at-grade crossing to connect Parking Deck A with ARTIC. The timeframe for implementing these improvements, including when the new spaces will be constructed and operational, is described in the proposed Development Agreement.

Conditional Use Permit for Specified Uses : The Proposed Project includes a request for a Conditional Use Permit to permit various conditionally permitted uses within the ocV!BE project.

These uses are Alcoholic Beverage Manufacturing, Alcoholic Beverage Sales -Off-Sale and On - Sale, Bars and Nightclubs, Entertainment Venues, Recreation Commercial-Outdoor and -Indoor, Retail Sales-Outdoor, and Wine Bars. Although the proposed project advertised a conditional use permit for a Farmers Market, the proposed zoning code amendment would allow that use by right; therefore, the request for a conditional use permit for a Farmers Market is no longer required. The proposed project envisions alcohol -related uses, outdoor retail, entertainment and recreation facilities throughout the development . Conditions of approval have been incorporated to ensure final details are submitted for Police and Planning and Building Department review, along with operational standards typically required for these uses.

Minor Conditional Use Permit: A minor conditional use permit is requested to permit the ocV!BE Coordinated Sign Program, to permit murals, and to permit valet parking as part of project parking operations. As a note, the notice for the Proposed Project advertised that a conditional use permit was required for murals; however, based on further review, a minor condition use permit is required pursuant to subsection 18.44.405 of the AMC.

Coordinated Sign Program : The coordinated sign program outl ines a comprehensive set of identity, advertising and wayfinding signs. The identity signs include project identification signs at prominent gateways, building identification signs on the associated facades and monument signs, tenant identification signs o n the retail facades, and parking identification on the various parking facilities. Wayfinding signs include a n integrated set of on -site, pedestrian-oriented and vehicle-oriented signs designed in freestanding, building mounted, and pole mounted formats. The signage contributes to this dynamic urban environment and is designed to be responsive to the scale, materials and attachment methods of the associated buildings and outdoor spaces.

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The ocV!IBE Coordinated Sign Program regulates only the advertising signs not visible from the public right-of-way. The advertising signs visible from the public right of way are included in the Master Site Plan exhibits; however, they will be considered as part of a City Council action on the Arena Special Sign District an d amended ARTIC Special Sign District, renamed the Transit Special Sign District. The advertising signage would include both on- site and off -site advertisements that implement the sponsorship and marketing plan of the Honda Center, ARTIC and associated ocV!IBE venues.

Murals: The applicant proposes a collection of public art murals primarily along Katella Avenue and parking structures to enhance the architecture of the buildings, utility boxes and loading zones covers. The Master Site Plan outlines the location and size of the proposed eighteen murals. The artwork depicted in the Master Site Plan is illustrative. The applicant is requesting that the proposed murals be reviewed by the Planning and Building Director for substantial conformance with the Master Site Plan.

Valet Parking: The applicant is requesting a Minor Conditional Use Permit to allow valet parking as an accessory use to the proposed project. Valet parking is proposed as an accessory service for patrons of the project site hotels, restaurants and entertainment venues.

Tentative Tract Map No. 19153: The applicant requests a tentative tract map (TTM) encompassing approximately 63 acres north of Katella Avenue in the Arena District. The TTM would subdivide existing lots into 23 lots with 16 numbered lots (including two air -space lots) for the purpose of commercial development and seven lettered lots for private streets (to be named Douglass Road, Stanley Cup Way, and Cerritos Avenue) and landscape areas . Further, the TTM would dedicate public street rights-of-way (Katella Avenue and a new public road to be named River Road). The TTM area includes the existing ACC office buildings . While Honda Center is not a part of the TTM, as a result of the new lot configuration, Honda Center will have frontage on River Road and Stanley Cup Way. The purpose of this TTM is to reconfigure parcels to facilitate development pursuant to the Master Site Plan.

Final Site Plan s: In conjunction with the Master Site Plan request, the applicant is requesting approval of five initial Final Site Plans for the project as shown in the map and described below:

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1. FSP 2020-00004: The applicant proposes to construct two six -level parking structures (Parking Decks B and C) with 4,538 parking spaces and a 12,885 s.f. three -story security hub for police and security office space. The FSP area encompasses approximately 10.23 acres of the Project Site on the north side of Katella Avenue within the Arena District, Sub- Area B.

Parking Deck B woul d be accessed from Katella Avenue b y a new private, one -way vehicular access road (Private Drive C) with a public access easement, with three through lanes and one dedicated rideshare access lane. Private Drive C would connect to a westerly extension of Stanley Cup Way from Douglass Road. Vehicles would circulate upward and downward through the structure by an internal helix ramp, and vertical pedestrian circulation would be provided by two elevator cores with three elevator bays each and associated stairwells. Parking Deck C would be accessed by four driveways on Douglass Road. Vehicles would circulat e through a helix ramp located at the northern edge of the parking deck, and vertical pedest rian circulation would be provided by one elevator core with three elevator bays and associated stairwells. Collective pedestrian access for Decks B and C would be provided through a series of escalators and common stairway leading to the Urban Park and Market/Food Hall. Pedestrian access to the buildings to the east would

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be provided on the third level. The Security Hub would provide three stories with 12,885 s.f. of office space and eight short-term bicycle parking spaces located outside.

The sides of Parking Decks B and C border a significant length of the west side of the Project Site and are visible from SR-57 approaching the Katella Avenue exit . The freeway
facade is experienced at an oblique angle as cars pass by on the freeway, therefore the sides of the structural columns would be painted with gradating graphic colors that provides a varied experience of the long façade. Trees along the base of the façade help screen the lower portion and help reduce freeway noise. Electronic billboards (called “Spectaculars”) serve as visual anchors on the North and South ends of the structure, and perforated metal panels encase the stairs at points along the façade. The south side of Parking Deck B facing Katella Avenue would include a fabric system with integrated graphics and landscape boxes, and Proposed Project’s main vehicular entrance would have a metal screen system with the ocV!BE identity sign. The portion of the East façade of Parking Deck B that abuts the Creative Office utilizes a metal screen system to screen views of the parking structure from the office. The northern portion of the East façade of Parking Deck C faces residential and office uses and utilizes a combination of accent paint on concrete, murals, and a metal system for screening.

The location of the approximately 67’-tall Security Hub is central to the site and visible to people entering and exiting. Building materials consist of perforated metal screening, a storefront glazing system, painted stucco, and corrugated metal. The building would be predominately yellow in color.

2. FSP 2020- 00005: The applicant proposes to construct a Market Hall/Creative Office building, restaurant tenants in “Restaurant Row”, a Concert Hall, and an Urban Park.

Together, this FSP would provide for construction of 221,413 s.f. of commercial uses; retail, and indoor and outdoor restaurant spaces; 154,605 s.f. of office uses; the private Urban Park (plaza); and an outdoor Paseo (pedestrian corridor) within a portion of the Project Site encompassing approximately 5.93 acres north of Katella Avenue in the Arena District, Sub-Area B adjacent to the Urban Park and Honda Center.

The Market Hall/Creative Office building would include 51,450 s .f. of food hall space, 1,625 s.f. of retail, 32,293 s.f. of back of house uses, and 141,800 s.f. of indoor and 12,805 s.f. of outdoor Creative Office space on six floors . The Market/Food Hall would occupy the first two floors while offices surrounding a central courtyard would occupy the upper four floors. The building would be accessed from the Paseo and from the Urban Park near the ride share drop off area. Loading and back of house would be accessible from a driveway within Parking Deck B and would serve not only this building , but the other restaurants and the Urban Park as well. The Market/Food Hall would be open for breakfast to dinner with some portions open for post -game activities. Restrooms would be located on each floor of the building, and ground floor restrooms would be open to all guests (i.e., not just Market/Food Hall patrons).

The building design for the office portion mimics a four-story wooden box or basket sitting on top of two stories of metal frame glazing system housing the Market /Food Hall. The Development Application No. 2020-00125
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lower level back of house functions, located along Katella Avenue, would be behind a concrete wall that provides a mural opportunity . The building would be 97 feet high measured to the top of the mechanical equipment screen.

Restaurant Row is proposed north of the Market Hall/Creative Office building, adjacent to Parking Deck B and forming the west edge of the Urban Park . Restaurant Row includes three restaurant tenant spaces in a 14,150-s.f. building, 2,800 s.f. of outdoor dining on the ground floor, and 6,755 s .f. of outdoor dining on t he third level rooftop. “The Terrace” consists of exterior stairs and escalators adjoining the east façade of Parking Deck B and would connect parking levels P3-P6 through a series of projected landings and terminating at a rooftop terrace at level P3. A 36’ -high and approximately 205’ 3” long medi a screen that would feature high resolution digital art and serve media content for the Honda Center, Concert Hall, sponsors and other ocV!be activities would face the Urban Park and would be located on the third level rooftop of Restaurant Row . Restaurant Row would have a maximum building height of 90’-8” from the Urban Park ground plane to top of structure and 70’ -0” to top of screen.

Restaurant Row would operate throughout the week and
weekends offering a sit-down dining experience for visitors in the Urban Park, eventgoers from the Concert Hall, and Office employees . Building materials for Restaurant Row include metal panels/siding, concrete, steel mesh, metal frame glazing system at the ground level, and some stucco. With the exception of concrete areas, the building would predominately be red in color.

Easterly of Restaurant Row and connecting the Market Hall/Creative Office and Concert Hall buildings is the proposed Urban Park, which features 53,916 s .f. of hardscape with outdoor seating, terraces, w ater features, a temporary stage, and associated landscaping .

Also dispersed within the Urban Park would be pavilions made of glass, polycarbonate, and dull reflected metal, which would provide the 1,375 s .f. of outdoor dining, 600 s.f. of retail, and 1,100 s .f. of restaurant uses. Hours of operation of the Urban Park would be sign posted, and the Urban Park would feature lighting for nighttime events and activities.

It is expected that temporary programming and events would take place in the northern half of the Urban Park, which is more open than the terraced landscape in the southerly half of the Urban Park, and which can accommodate a temporary stage to be erected in front of the Concert Hall. The northern half of the Urban Park is also expected to acc ommodate queuing for attendees of Concert Hall events.

The proposed “Paseo” would provide a pedestrian corridor adjacent to the Urban Park and Honda Center. The Paseo would have 88,024 s .f. of hardscape and landscape similar to Urban Park, and 700 s.f. of retail space in three kiosks. Pixelated modular paving used in the Urban Park would extend throughout the Paseo. Palm trees alternating with semi - mature shade trees would be planted in hardscape areas along the Paseo. Lighting would entail custom pole lighting, along with tree up lighting and downlighting. Bicycle racks and seating would be included along the length of the Paseo.

An approximately 5,700 seat Concert Hall is proposed in the northerly end of the FSP area easterly of Parking Deck B and s outherly of Stanley Cup Way. The Concert Hall would feature 91,476 s.f. of entertainment space, 8,799 s .f. of back of house uses, and 2,450 s .f.

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of outdoor dining. The Concert Hall would consist of five levels and back of house loading for trucks and artist coaches on Stanley Cup Way. The venue would provide for a wide variety of events such as concerts, performances, conventions, banquets, esports and shows. The proposed main area venue would provide a flexible open floor, backstage, and three levels of balconies of various seating and viewing experiences that share a club space.

A second area proposes a complex of single -story buildings directly adjacent to the back of venue that would house artist dressing rooms, crew support spaces, and additional operation functions to support the main venue. Both areas are designed to visually integrate into a singular architectural expression for design continuity. The Concert Hall’s Stretto Bar and Café, landscaping, and open space areas are incorporated into the design to engage the adjacent Urban Park and Paseo. The concert hall scheduling would include both daytime and evening events with a full operational calendar. The Concert Hall’s flexible space would be capable of hosting a full house concert event or host corporate banquet events. To avoid conflict within this district, truck and bus arrivals would be timed appropriately and operations of the truck dock operation would flank large events.

The Concert Hall’s southern elevation includes a large window with views from its central club space. Color -adjustable LEDs would back- light the main building façade, and the southern elevation is highlighted by a public art piece called the Stretto. The Stretto is designed to interpret what “sound would look like” if it were a piece of sculptural art. The Stretto is a dynamic sculptural screen that activates ocV!BE’s Concert Hall facade with a dramatic wave-like form with a café at its base. It is composed of hundreds of unique folded mirrored and perforated metal panels that are suspended from the facade and appear to hover just above the ground plane. Its pleated fo rm reflects and amplifies patterns, light and color. This large graphic sculptural art feature wraps to west façade where it would face the stacked parking surrounding the development, visible both day and night.

In addition to the Stretto, building mat erials for the Concert Hall consist of war m-tone metal, painted plaster, standing seam metal roofing, gray PVC membrane, and metal privacy screening. Roll -up doors and reclaimed wood screening are proposed on the northerly elevation off of Stanley Cup Way.

3. FSP 2020- 00006: The applicant proposes to construct 33,830 s .f. of commercial uses including a new lobby entrance to the west side of the existing Honda Center, consisting of retail shops, and, restaurants with indoor and outdoor dining areas within a portion of the Project Site encompassing approximately 1.64 acres north of Katella Avenue in the Arena District, Sub -Area C. “Honda Center West ” would serve as the new west lobby entrance to the Honda Center with ground-level retail space and a restaurant with outdoor dining and roof deck. The proposed new entrance to Honda Center would only be open when the venue is open. The restaurant would be open for breakfast, lunch, dinner , and drinks every day. The proposed retail would be open with the same hours as other on-site retail.

Additional outdoor improvements include hardscape paving, planters, landscaping, seating, and short term bicycle parking spaces.

Building materials include brick walls, metal storefronts, textured glass, steel canopies, wood accents, painted metal and stucco/plaster. The new entry would take on a modern Development Application No. 2020-00125
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interpretation of the arched windows on the north and south sides of the buildi ng. The reduced massing of Honda Center West would provide a scaled down form adjacent Honda Center, creating a g radient between pedestrian level and the Honda Center building.

Outdoor dining would be provided along the Paseo. A roof deck would be paved in brick or terra cotta to blend in with the side of Honda Center while providing a m ore textured surface. The brick-faced retail would wrap the north corner.

FSP 2020- 0007: The applicant proposes to construct a five- level parking structure (Parking Deck D ) with 1,190 parking spaces within a portion of the Project Site encompassing approximately 2.93 acres north of Katella Avenue, east of the Honda Center, and adjacent to the new public road (River Road) in the Arena District, Sub- Area C. .

Vehicle parking would be accessed from a driveway on River Road, a proposed new public arterial, and two driveways on Stanley Cup Way, a proposed new private road. Vertical vehicle circulation would be provided by an internal helix ramp that could contain a central plant f or cooling equipment. The perimeter of Parking Deck D would consist of landscaping, shrubs, and trees. Vine screening and planting will adorn the north and south facades of the parking structure. Parking Deck D would be built adjacent to Honda Center and the space in between the buildings would be part of a new outdoor area that includes an art alley with exterior mu rals and provides access to office locker space within the footprint of the new structure. Parking Deck D would have vehicular access from Rive r Road from the east, and Stanley Cup Way from the north.

Perforated metal panels would mark the parking deck entrances and provide interest on the garage facades. The North façade, facing the residential buildings in Arena District Sub - Area D2, would have a muted color scheme, softened with painted concrete, murals, landscape boxes, and setback trees. The setback along Stanley Cup Way would be landscaped and not include a sidewalk to require pedestrians to use the north side of Stanley Cup Way and eliminate conflict across the parking garage entrances and exits, as shown.

Roof lighting would be set back from the perimeter of the parking deck and would not spill beyond the footprint of the building. The southwest façade would form the Art Alley Experience between the parking structure and existing Honda Center which consists of curated landscape-inspired murals. A Central Utility Plant is a multi-level structure within the helix ramp of Parking Deck D that would house electrical, chillers, cooling towers and supporting equipment. It would produce chilled and condenser water which would be used in the air conditioning systems of most of the non-residential buildings.

4. FSP 2020- 00008: The applicant proposes t o construct a surface parking lot with approximately 938 employee parking spaces on a portion of the Project Site encompassing approximately 8 acres within the Southern California Edison easement in the Arena District, Sub-Area A north the proposed extension of Cerritos Avenue . The parking lot would be accessed by two new driveways on River Road. The majority of stalls would be tandem and would be operated with a managed parking plan that would minimize blocked vehicles and exiting delays. Employees would park in assigned zones according to shift hours, and lot attendants would secure keys and mange vehicle repositioning as necessary.

Shuttles would transport employees to one of three shuttle stops in the employee parking lot to shuttle stops at the loading dock of the Market Hall/Creative Office building and Development Application No. 2020-00125
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Parking Deck D. The perimeter of the lot would be secured by a proposed tubular steel fence that would vary in height from six to eight feet high. Portions of the northern property line include an existing wall that varies from one to three feet high which would be protected in place. The lot would be monitored remotely via CCTV. Existing Southern California Edison (SCE) power poles would be protected in place w ith curbs that would allow for SCE crews to service their facilities. The front setback and interior property lines would be landscaped with new trees, shrubs, vines and groundcover.

FINDINGS AND ANALYSIS: Below is staff’s analysis for each requested entitlement action:

General Plan Amendment : Amendments to the General Plan Land Use, Circulation and Green Elements are required for the Proposed Project. The applicant is requesting to amend the General Plan to amend the Land Use Element to change the designation of parcels from the Office -Low and Open Space designations to the Mixed- Use Urban Core designation; amend the Circulation Element to remove a portion of Douglass Road north of Katella Avenue and to include River Road between Katella Avenue and Ball Road; amend the Green Element to include Meadow Park; and amend the Bicycle Master Plan to reflect changes associated with the proposed removal and addition of streets. The proposed amendments require modification to all text, tables and figures in the General Plan that show land uses, roadways, bicycle facilities and parks.

Before the Planning Commission may approve a General Plan Amendment, it must make a finding of fact that the evidence presented shows that all of the following conditions exist:

1. The proposed amendment maintains the internal consistency of the General Plan;

2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience or welfare of the City;

3. The proposed amendment would maintain the balance of land uses within the City; and

4. If the amendment is to the General Plan Land Use Map, the subject property is physically suitable to accommodate the proposed modification, including but not limited to, access, physical constraints, topography, provision of utilities, and compatibility with surrounding land uses.

The proposed changes to the General Plan do not create inconsistencies with applicable goals and policies. Applicable goals and policies relate to creating dynamic, identifiable places for the benefit of Anaheim residents, employees and visitors, and encouraging mixed- use and commercial development that provide safe, protected places for pedestrians to walk, attractive surroundings, opportunities for social interaction, and comfortable places to sit and relax. Therefore, staff recommends approval of the requested General Plan Amendment.

Platinum Triangle Master Land Use Plan: The Anaheim Municipal Code does not require specific findings for approval of an amendment to a Master Land Use Plan; how ever, because a Master Land Use Plan is somewhat similar to a Specific Plan, staff believes the following findings typically associated with the approval of a Specific Plan Amendment should be considered. For the purposes of clarity, the term “Specific Plan” has been replaced with “Master Land Use Plan”:

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1. That the Master Land Use Plan is consistent with the goals and policies of the General Plan, and with the purposes, standards and land use guidelines therein;

2. That the Master Land Use Plan results in development of desirable character that will be compatible with existing and proposed development in the surrounding neighborhood;

3. That the Master Land Use Plan contributes to a balance of land uses throughout the City; and

4. That the Master Land Use Plan respects environmental, aesthetic and historic resources consistent with economic realities.

The amendment to the Master Land Use Plan was designed to be consistent with the General Plan by continuing to promote mixed- use development that balances commercial, office, residential, and recreation uses in a neighborhood that is compatible with the surrounding developments through local and private streets and pedestrian friendly linkages. The proposed ocV!BE Sign Identity Program, as an appendix to the Master Land Use Plan for signs within the public right-of- way, would establish a comprehensive set of directional wayfinding and identity signs to enhance circulation. The proposed amendments would result in a community of desirable character that would be compat ible with the Platinum Triangle. Therefore, staff recommends approval of the requested amendments to the PTMLUP.

Zoning Code Amendment: The requested Zoning Code amendments would modify chapters 18.20 (Platinum Triangle Mixed Use ( PTMU) Overlay Zone, 18.38 (Supplemental Use Regulations) ,

18.40 (General Development standards), 18.60 (Procedures), and 18.62 (Administrative Reviews) to implement the proposed project.

The Zoning Code may be amended upon a finding that the action is necessary to implement the General Plan and will enhance and preserve the general welfare. The proposed Zoning Code changes are consistent with the proposed amendments to the General Plan and the PTMLUP and would help implement these changes to create a well -designed project that allows a mix of land uses to create a vibrant mixed -use lifestyle, entertainment, and residential neighborhood.

Therefore, staff recommends approval of the requested Zoning Code amendments.

Reclassification: The applicant proposes to reclassify parcels to apply the Platinum Triangle Mixed Use Overlay Zone to the existing C -G (General Commercial) Zone on approximately 8 acres north of the proposed extension of Cerritos Avenue within the Southern California Edis on easement area. This reclassification would allow for the implementation of the PTMU for the purpose of constructing an employee parking lot. The proposal would further the purpose and intent of the PTMLUP by providing employee parking in support of the Proposed Project .

Therefore, staff recommends approval of the requested reclassification.

Development Agreement: In 1982, the City Council approved a resolution establishing procedures and requirements for the consideration of development agreements. The resolution identifies four items necessary for the Planning Commission to make a recommendation to the City Council.

These items are:

1. The proposed Development Agreement is consistent with the General Plan; Development Application No. 2020-00125
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2. The proposed Development Agreement is compatible with the uses authorized in, and the regulations prescribed for, the applicable zoning district(s) in which the project is and will be located;

3. The proposed Development Agreement is compatible with the orderly development of property in the surrounding area; and

4. The proposed Development Agreement is not otherwise detrimental to the health and safety of the citizens of the City of Anaheim.

The proposed Development Agreement is consistent with the General Plan and with the goals, policies, programs and objectives specified in the General Plan. The Proposed Project is a mixed- use development with residential, commercial (including hotels), office, and entertainment uses.

With the proposed General Plan amendment, the General Plan designates the pro ject site for Mixed-Use Urban Core land uses which provide for a mix of residential, commercial, services, hotel and professional offices uses in a high- quality environment. The Proposed Project also supports the following General Plan goals:

• Goal 2.1: Continue to provide a variety of quality housing opportunities to address the City’s diverse housing needs.
• Goal 3.1: Pursue land uses along major corridors that enhance the City’s image and stimulate appropriate development at strategic locations. • Goal 3.2: Maximize development opportunities along transportation routes. • Goal 5.1: Create and enhance dynamic, identifiable places for the benefit of Anaheim residents, employees and visitors.
• Goal 6.1: Enhance the quality of life and economic vitality in Anaheim through strategic infill development and revitalization of existing development. • Goal 7.1: Address the jobs -housing relationship by developing housing near job centers and transportation facilities.

The proposed Development Agreement i s compatible with the uses authorized in, and the regulations prescribed for, the zoning district(s) applicable to the Property , and it is compatible with the orderly development of property in the surrounding area. The Proposed Project consists of a mixed-use development in the PTMU Overlay Zone proposed at a density that is consistent with the maximum density allowed for the Project Site, and it is compatible with the surrounding commercial, light industrial, and residential land uses in the vicinity. The proposed Development Agreement is not otherwise detrimental to the health and safety of the citizens of the City of Anaheim in that it provides for extensive public benefits as described previously in this report .

Further, the proposed Development Agreement constitutes a lawful, present exercise of the City’s police power and authority under, is entered into pursuant to, and is in compliance with the City’s charter powers, the requirements of Section 65867 of California Government Code and the Procedures Resolution. Therefore, staff recommends that the Planning Commission recommend approval of the Development Agreement to the City Council.

Master Site Plan: The Planning Director is typically the approval authority for a Master Site Plan.

Before the Planning Director may approve a Master Site Plan, he or she must make a finding as to its conformance with the provisions of the PTMU Overlay Zone and PTMLUP. In t hat the proposed Master Site Plan has been proposed in conjunction with an amendment to the General Plan, PTMLUP, and PTMU Overlay Zone, the Planning Director has elected to refer this decision Development Application No. 2020-00125
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to the Planning Commission and ultimately to the City Council. If the proposed amendments to the General Plan, PTMLUP and PTMU Overlay Zone are approved, the Master Site Plan would be in conformance with these documents. Staff recommends approval of the Master Site Plan because it is consistent with the General Plan and PTMLUP, as proposed for amendment, and will further the intent and purpose of the PTMLUP by establish ing a quality mixed-use development located in the Platinum Triangle. Therefore, staff recommends approval of the Master Site Plan.

Final Site Plans: Before the Planning Commission may approve a Final Site Plan application, it must make a finding of fact that the evidence presented shows that all of the following conditions exist:

1. The design and layout of the proposed development are consistent with the General Plan, any applicable specific plan, the development standards of the applicable zoning district, and any special area guidelines or policies;

2. The design and layout of the proposed development will not interfere with the use and enjoyment of nei ghboring existing or future developments, and will not create traffic or pedestrian hazards;

3. The architectural design of the proposed development is compatible with the character of the surrounding neighborhood;

4. The design of the proposed development will provide a desirable environment for its occupants, visiting public, and its neighbors, through the appropriate use of materials, texture and color, and will remain aesthetically appealing and be appropriately maintained; and

5. The proposed development will not be detrimental to the public health, safety or welfare, or materially injurious to the properties or improvements in the vicinity.

Upon thorough review, staff believes that the proposed f inal site plans were designed to be consistent with the General Plan and the PTMLUP, the PTMU Overlay Zone as proposed to be amended, and the proposed Master Site Plan. The site design of the development is compatible with the proposed street configuration of the ocV!BE Master Site Plan and with the surrounding properties. Staff believes that this project would not interfere with the use or enjoyment of the neighboring and future developments in the Platinum Triangle and that that this property would create a desirable urban environment for the residents. For these reas ons, staff recommends approval of the Final Site Plans.

Amendment to Conditional Use Permit No. 2010-05492 (ARTIC): The project is subject to the Semi Public (SP) Zone and the Platinum Triangle Mixed Use (PTMU) Overlay Zone requirements.

Pursuant to AMC Section 18.66.060, before the Planning Commission may approve the amendment to the conditional use permit or the City Council in this instance, it must make a finding of fact, by resolution, that the evidence presented shows that all of the following conditions exist:

1. That the proposed use is properly one for which a minor conditional use permit or a conditional use permit is authorized by this code, or is an unlisted use as defined in subsection .020 (Unlisted Uses Permitted) of Section 18.66.040 (Approval Authority);

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; Development Application No. 2020-00125
August 29, 2022

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 minor conditional use permit or 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.

Staff believes the required findings can be made to amend the CUP based upon analysis outlined in the Draft CUP Resolution. This request is appropriate and authorized under the AMC and the proposed Zoning Code Amendment with this project. City agreements with OCTA regarding ARTIC also provide for the parking spaces to be moved to a structure or off-site in close proximity to ARTIC. This request would permit the relocation of 456 parking spaces from Lot A to the proposed Parking Deck A on the west side of Douglass Road, in close proximity to ARTIC.

Parking Deck A will also be connected to ARTIC across Douglass Road by a pedestrian bridge and by an at-grade crossing area. It would also permit the modification of vehicle and pedestrian access and drop -off areas around ARTIC to a llow for safe and orderly circulation, while also providing for ARTIC users to have easy access to the new Meadow Park and other ocV!BE uses to the north. The timeframe for implementing these improvements, including when the new spaces will be constructed and operational, is described in the proposed Development Agreement. For these reasons staff recommends approval of the conditional use permit request.

Conditional Use Permit: T he project is subject to the Platinum Triangle Mixed Use (PTMU) Overlay Zone zoning requirements. Pursuant to AMC Section 18.66.060, before the Planning Commission may approve the conditional use permit or the City Council in this instance , it must make a finding of fact, by resolution, that the evidence presented shows that all o f the following conditions exist:

1. That the proposed use is properly one for which a minor conditional use permit or a conditional use permit is authorized by this code, or is an unlisted use as defined in subsection .020 (Unlisted Uses Permitted) of Section 18.66.040 (Approval Authority);

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 adequa te 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 minor conditional use permit or 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 PTMU is intended to facilitate the development of an eclectic mix of land uses, building types, and walkable streets that would provide exciting new live/work environments. Additionally, Goal

15.1 of the General Plan seeks to establish The Platinum Tri angle as a thriving economic center Development Application No. 2020-00125
August 29, 2022

that provides residents, visitors and employees with a variety of housing, employment, shopping and entertainment opportunities that are accessed by arterial highways, transit systems and pedestrian promenades. The proposed CUP would allow a variety of land uses in the ocV!BE project including Alcoholic Beverage Manufacturing, Alcoholic Beverage Sales-Off-Sale and On- Sale, Bars and Nightclubs, Entertainment Venues, Recreation Commercial -Outdoor and -Indoor, Retail Sales-Outdoor, and Wine Bar s. These uses would be subject to conditions of approval to ensure safe operation and compatibility with surrounding uses.

Staff believes the required findings can be made based on analysis outlined in the Draft CUP Resolution. This request is appropriate and authorized under the AMC and the proposed Zoning Code Amendment with this project. 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 as the project has been designed and conditioned in a manner to ensure compatibility with the surround land uses. 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 . The significant site size at 81-acre is adequate to allow for the full development of the project uses in compliance with the PTMU Overlay Zone development standards as proposed. Based on the Traffic Impact Analysis prepared for the Proposed Project, the traffic generated by the proposed use is consistent with the traffic analyzed in FSEIR No. 339 and will not impose an undue burden upon the streets and highways designed and improved to carry the traffic in the area. The project meets all applicable development standards as proposed, is compatible with surrounding uses, and subject to conditions of approval, and will not be detrimental to the health and safety of the citizens of the City of Anaheim. For these reasons staff recommends approval of the conditional use permit request.

Minor Conditional Use Permit : The applicant request s a minor conditional use permit for a coordinated sign program within the PTMU Overlay Zone as wells as an amendment to the PTMU Overlay Zone to permit valet parking a s an accessory use to a permitted use . Pursuant to AMC Section 18.66.060, before the Planning Commission, or the City Council in this instance, may approve the minor conditional use permit, it must make a finding of fact, by resolution, that the evidence presented shows that all of the following conditions exist:

1. That the proposed use is properly one for which a minor conditional use permit or a conditional use permit is authorized by this code, or is an unlisted use as defined in subsection .020 (Unlisted Uses Permitted) of Section 18.66.040 (Approval Authority);

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 t he 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 minor conditional use permit or 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.

Development Application No. 2020-00125
August 29, 2022

The request to permit a Coordinated Sign Program and valet parking is properly one for which a conditional use permit is authorized in the Platinum Triangle Mixed Use (PTMU) Overlay Zone pursuant to Section 18.20.120 (Parking, Loading and Vehicular Access ) and Section 18.20.150 (Signs) of the Code. The request, under the conditions imposed, would not adversely affect the surrounding land uses and the growth and development of the area in which it i s proposed to be located because the Property is proposed to be developed with a mixed-use project, these types of uses have been contemplated in the General Plan and PTMLUP ; therefore, the proposed uses would be compatible and appropriate within an urban environment. 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 proposed to be improved with a mixed -use development consistent with the General Plan and PTMLUP. Traffic generated by permitting these uses would not impose an undue burden upon the streets and highways designed and improved to carry the traffic in the area because a traffic analysis was prepared which studied the Proposed Project and determined that the streets and highways would be adequate to accommodate the proposed uses as well as the Proposed Project .

The granting of this conditional use permit, under the conditions imposed, will not be detrimental to the health and safety of the citizens of the City of Anaheim because the proposed Coordinated Sign Program and valet parking would not impact the safety and security of the citizens of Anaheim, and would be compatible with the surrounding uses.

In addition, before the Planning Commission, or the City Council in this instance, may approve a minor conditional use permit application for a coordinated sign program, it must make two additional findings:

1. Signs shall complement the architecture of the buildings on the same property and provide a unifying element along the streetscape; and

2. The size, scale and style of signs shall be internally consistent and consistent with the scale of the buildings located on the same property and the surrounding land uses.

The ocV!BE Coor dinated Sign Program outlines a comprehensive collection of identity, advertising, and wayfinding signs within the project. Staff believes that the proposed ocV!BE Coordinated Sign Program enhances the streetscapes of the public streets, private streets, pedestrian plazas and open spaces through a consistent, and high -quality collection of signs that complement the architectural variety of buildings throughout the project. The signs are designed in size, scale and style to complement each other and the scale of the surrounding buildings.

For all of these reasons, staff believes that this request meets the required findings and recommends approval of the minor conditional use permit for the coordinated sign program and valet parking.

Tentative Tract Map : A t entative t ract map is proposed to reconfigure the Arena District development areas and redesign the street system to create private and public streets to accommodate the proposed development. The purpose of the Planning Commission’s consideration of a tentative map is to review the proposed subdivision for consistency with the General Plan and Zoning Code. The proposed subdivision would comply with all of the development standards of the PTMU Overlay Zone, as proposed for amendment. The subdivision would also be in conformance with the Land Use Element of the General Plan, as proposed for amendment, which includes the following goals:

Development Application No. 2020-00125
August 29, 2022

• Goal 3.1: Pursue land uses along major corridors that enhance the City’s image and stimulate appropriate development at strategic locations. • Goal 3.2: Maximize development opportunities along transportation routes. • Goal 5.1: Create and enhance dynamic, identifiable places for the benefit of Anaheim residents, employees and visitors.
• Goal 6.1: Enhance the quality of life and economic vitality in Anaheim through strategic infill developments and revitalization of existing development.

In addition to ensuring that the tentative tract map is consistent with the City’s General Plan, the following findings from the Subdivision Map Act must also be made:

1. That the proposed map is consistent with the General Plan and applicable specific plan: The proposed subdivision of the Property is consi stent with the General Plan of the City of Anaheim, as proposed for amendment;

2. That the design or improvement of the proposed subdivision is consistent with the General Plan and applicable specific plan: The proposed design and improvements of the subdivision is consistent with the General Plan of the City of Anaheim including street and utility improvements;

3. That the site is physically suitable for the type of development : T he proposed subdivision of the Property, as shown on proposed Tentative Tract Map No. 19153, including its design and improvements, is consistent with the zoning and development standards of the proposed PTMU Overlay Zone, as proposed for amendment;

4. That the site is physically suitable for the proposed density of development: The site is physically suitable for the type and density of the Proposed Project in that the approximately 63-acre site allows for the development of the Proposed Project in compliance with PTMU Overlay Zone development standards , as proposed for amendment;

5. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or s ubstantially and avoidably injure fish or wildlife or their habitat : The design of the subdivision, as shown on proposed Tentative Tract Map No. 19153, 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 on the subject site;

6. That the design of the subdivision or type of improvements are not likely to cause serious public health problems: The design of the subdivision, as shown on proposed Tentative Tract Map No. 19153 or the proposed improvements is not likely to cause serious public health problems; and

7. That the design of the subdivision 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: T he design of the subdivision, as shown on proposed Tentative Tract Map No. 19153, or the proposed improvements will not conflict with easements acquired by the public, at large, for access through or use of property within the proposed subdivision. The Public Works and Public Utilities Development Application No. 2020-00125
August 29, 2022

Departments have reviewed the request and determined that the necessary easements can be provided without conflict.

A tentative tract map is proposed to create a 23-lot subdivision for commercial and office purposes.

In addition, the project does not conflict with easements acquired by the public and complies with all subdivision requirements. Therefore, staff recommends approval of the tentative tract map request.

Community Outreach and Corre spondence: The ocV!BE project team indicates that they have conducted nearly 90 individual and group briefings of neighboring residents, businesses, stakeholders located within or near the project over the last three years. They have also briefed the Cit y of Anaheim, the City of Orange, a variety of local and regional public agencies, and federal, state, county and local elected officials. This proactive engagement included more than 400 individuals, with briefings occurring both in- person and virtually due to the COVID -19 pandemic. Further, they have maintained a project website and social media channels, including Instagram, Facebook and Twitter, to share project information as well as highlight print and broadcast media coverage of the project throughout the application process. Attachment 18 provides the applicant’s community outreach summary.

As of this writing, staff received no public correspondence about this agenda item.

Environmental Impact Analysis: An Addendum to the previously -certified Revised Platinum Triangle Expansion Project Final Subsequent Environmental Impact Report No. 339 (FSEIR No. 339) has been prepared pursuant to provision of State CEQA Guidelines Section 15164 in order to determine whether any significant environmental imp acts which were not identified in the previously-approved CEQA Documents for development in the Platinum Triangle area would result or whether previously identified significant impacts would be substantially more severe. As more thoroughly described in Addendum No. 11, none of the conditions described in Sections 15162 or 15163 of the State CEQA Guidelines calling for the preparation of a subsequent or supplemental EIR or negative declaration have occurred. Addendum No. 11 concludes that the Proposed Projec t would not result in significant new or more severe impacts and/or the requirement for additional mitigation measures. As a result, the Proposed Project does not require the preparation of a subsequent EIR or supplemental EIR. Mitigation Monitoring and R eporting Plan No. 383 has been created to mitigate the impacts of the Proposed Project and includes all applicable mitigation measures from Mitigation Monitoring Program 106C No. (MMP 106C) and previously-approved CEQA Documents.

CONCLUSION: ocV!be is a world -class project that helps fulfill the vision of the Platinum Triangle. The Proposed P roject would conform to the General Plan, PTMLUP, and the PTMU Overlay Zone. Staff believes that ocV!be would be an asset to the Platinum Triangle and the City of Anaheim and recommends approval of the Proposed Project.

Prepared by, Submitted by,

Scott Koehm, AICP Niki Wetzel, AICP
Principal Planner Deputy Planning and Building Director Development Application No. 2020-00125
August 29, 2022

Attachments:

1. Draft Planning Commission CEQA Resolution
a. Addendum No. 11 and Appendices
b. MMP No. 383

2. Draft Planning Commission General Plan Amendment Resolution (GPA 2020-00532)

3. Draft City Council Resolution Approving PTMLUP Amendments (MIS2020-00739)

4. Draft City Council Reclassification Ordinance (RCL2020-00333)

5. Draft City Council Ordinance Approving Zoning Code Amendments (ZCA2020-00174) a. Draft Redlined Ordinance

6. Draft Planning Commission Development Agreement Resolution a. Draft Development Agreement (DAG2020-00004)

7. Draft City Council Resolution Approving Final Site Plan (FSP2020-00004)

8. Draft City Council Resolution Approving Final Site Plan (FSP2020-00005)

9. Draft City Council Resolution Approving Final Site Plan (FSP2020-00006)

10. Draft City Council Resolution Approving Final Site Plan (FSP2020-00007)

11. Draft City Council Resolution Approving Final Site Plan (FSP2020-00008)

12. Draft City Council Resolution Approving Conditional Use Permit Amendment (CUP 2010- 05492)

13. Draft City Council Resolution Approving Conditional Use Permit for Specified Uses

14. Draft City Council Resolution Approving Minor Conditional Use Permit for Coordinated Sign Program and Valet Parking

15. Draft Planning Commission Resolution Approving Tentative Tract Map No. 19153

16. Density Bonus Memorandum of Understanding

17. Development Application
a. General Plan Amendment Justification
b. PTMLUP Justification
c. Zoning Code Amendment Justification
d. Master Site Plan MIS2020-00751
e. Final Site Plan No. 2020-00004
f. Final Site Plan No. 2020-00005
g. Final Site Plan No. 2020-00006
h. Final Site Plan No. 2020-00007
i. Final Site Plan No. 2020-00008
j. Tentative Tract Map No. 19153
k. Sign Exhibits (ocV!BE Coordinated Sign Program, PTMLUP ocV!BE Sign and Identity Program and Special Sign Districts/Coordinated Sign Programs) l. Deviation to Engineering Standards

18. Applicant Community Outreach Summary

57 FREEWAY
57 FREEWAY

E KATELLA AVE

S SUNKIST ST

S DOUGLASS RD

E CERRITOS AVE

S SINCLAIR ST

E WINSTON RD

E HOWELL AVE

S PHOENIX CLUB DR

S STANLEY CUP WAY
E. KATELLA AVE
S. STATE COLLEGE BLVDS. SU
NKIST
STE. CERRITOS AVE
S. DOUG
LAS
S
RD
Project Location: ocV!BE
DEV No. 2020-00125
Subject Property APN: 386-521-14, 386-521-17, 253-631-27, 253-631-29, 253-631-28, 253-521-30,
253-601-04, 253-591-01, 253-521-32,
253-521-34, 386-521-16, 386-521-20,
232-072-09, 232-072-07, 232-071-03,
232-072-06, 375-31
1-27, 253-521-36,
253-521-35, 253-521-37, 253-521-33,
253-521-31, 253-521-17, 253-601-03,
253-601-02
°
0 250 500
F
eet
Aerial Photo:

M
ay 2021
City Boundary
City of
Anaheim Orange
I

U-STORE

PUBLIC STORAGE
I

INDUSTRIAL

T (MHP)

SUNKIST GARDENS

MOBILEHOME PARK
I

INDUSTRIAL
I

INDUSTRIAL
I

INDUSTRIAL
I

INDUSTRIAL
I

INDUSTRIAL
I

RELIGIOUS USE
I

INDUSTRIAL
C-G

RELIGIOUS USE C-G

PHOENIX CLUB T
WATER
I

INDUSTRIAL
I

INDUSTRIAL
I

INDUSTRIAL
I

INDUSTRIAL
I

INDUSTRIAL

I (PTMU)
Katella Sub-Area D

AYRES HOTEL

O-H (PTMU)
Office

OFFICES

O-L (PTMU)
Katella Sub-Area C

STADIUM TOWER PLAZA
OFFICE BLDG.

C-G (PTMU)
Katella Sub-Area C

BUSINESS PARK

C-G (PTMU)
Katella Sub-Area C

HOOTER'S

PR (PTMU)
Stadium

ANGEL STADIUM

OF ANAHEIM
PTMU
DEV2020-00125

OC VIBES
57 FREEW
AY
57 FREEW
AY

E KATELLA AVE

S DOUGLASS RD

S SUNKIST ST

E CERRITOS AVE

E CERRITOS AVE
E. KATELLA AVE
S.SUNKIST
ST
57 FW
Y
Project Location: ocV!BES
DEV No. 2020-00125
Subject Property APN: 386-521-14, 386-521-17, 253-631-27, 253-631-29, 253-631-28, 253-521-30,
253-601-04, 253-591-01, 253-521-32,
253-521-34, 386-521-16, 386-521-20,
232-072-09, 232-072-07, 232-071-03,
232-072-06, 375-311-27, 253-521-36,
253-521-35, 253-521-37, 253-521-33,
253-521-31, 253-521-17, 253-601-03,
253-601-02
°
0 250 500
Feet
Aerial Photo:

May 2021
City Boundary
City of Anaheim
Orange