200 S. Anaheim Blvd.
Suite #162
Anaheim, CA 92805
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www.anaheim.net
CITY COUNCIL AGENDA REPORT
City of Anaheim
PLANNING AND BUILDING DEPARTMENT
DATE: FEBRUARY 27, 2024
FROM: PLANNING AND BUILDING DEPARTMENT
SUBJECT: REQUEST FOR APPROVAL OF PROJECT ENTITLEMENTS
FOR A FIVE-STORY, 65-FOOT HIGH 120-ROOM HOTEL
WITH VALET PARKING, A WALK-UP/DRIVE-THROUGH
RESTAURANT, AND AN INCREASE IN THE ALLOWABLE
FLOOR AREA RATIO (FAR)
(DEVELOPMENT APPLICATION NO. 2019-00161)
ATTACHMENT (Y/N): YES ITEM # 31
GOVERNMENT CODE § 84308 APPLIES: YES
RECOMMENDATION:
That the City Council, by separate resolutions, take the following actions related to the approval of a hotel and drive-through restaurant project located at 125 East Ball Road:
1) Approve a Mitigated Negative Declaration in compliance with the California Environmental Quality Act, determining that the project, with implementation of the mitigation measures contained in Mitigation Monitoring Program No. 388, will have a less than significant impact on the environment; 2) Approve Conditional Use Permits and a Minor Conditional Use Permit to permit a hotel and drive-through restaurant with a Floor Area Ratio above 0.50 and valet parking; and
That the City Council, by Ordinance:
1) Reclassify a portion of the project site from the “I” (Industrial) Zone to the “C-G” (General Commercial) Zone (Introduction).
DISCUSSION:
On December 4, 2023, the Planning Commission recommended City Council approval of the above-listed actions by a 6-1 vote. A copy of the Planning Commission staff report, which includes additional project details, and the meeting minutes are included as Attachment Nos. 10 and 11 to this report, respectively.
Development Application No. 2019-00161
February 27, 2024
The subject site consists of two parcels and encompasses approximately 1.5 acres and has street frontage along Ball Road to the south and Technology Circle to the east. The subject site is occupied by a vacant 10,530 square-foot two-story commercial building, auxiliary storage sheds, and surface parking/vehicle storage space. The properties are designated for General Commercial land uses by the General Plan. The parcels are in the “C-G” General Commercial, “I” Industrial, and “SABC” South Anaheim Boulevard Corridor Overlay zones.
The proposed project would include the demolition of the existing vacant two-story commercial building and construction of a 67,715 square-foot, five-story, 65-foot high, 120-room La Quinta hotel with valet parking; and a detached 1,200 square-foot, walk-up/drive-through restaurant, identified as a Starbucks, with an overall project F.A.R. of 1.08. The hotel would be a standard stay type hotel with limited food service (continental breakfast).
Access to the project site would be from two driveways on Technology Circle. There would be a designated hotel passenger drop-off and pick-up area in front of the hotel lobby entrance on the south side of the hotel building. Parking for hotel guests and visitors would be provided via valet parking. A valet parking drop-off and pick-up area would be located along the north side of the hotel lobby area.
The project would include two four-story puzzle-lift enclosed parking structures (three stories above ground and one story below ground). The Project would provide a total of 100 parking spaces as required by the Zoning Code (“Code”). For the hotel, parking would consist of eight standard spaces, eight EV spaces, four ADA accessible spaces, and 72 puzzle lift spaces for a total of 92 parking spaces. The restaurant would include seven standard spaces and one ADA accessible space for a total of eight parking spaces. The applicant proposes to use the mechanical puzzle parking system to meet the majority of their parking needs. Valet attendants would be responsible for parking and retrieving vehicles using the mechanical system. Hotels within the City use valet parking, including mechanical lift parking systems, both as an amenity to hotel guests and a way to maximize parking.
Development Application No. 2019-00161
February 27, 2024
Site Plan
Reclassification: The implementing zone for the General Commercial General Plan designation is the “C-G” (General Commercial) Zone. Accordingly, the applicant proposes to reclassify Parcel A (shown in the image above) from the “I” Industrial Zone to the “C-G” zone.
Conditional Use Permits:
Hotel and Drive-Through Restaurant: The Code requires a conditional use permit to allow a hotel and drive-through restaurant in the “C-G” Zone. The project is designed to allow for the full development of the proposed uses on-site without conflicting with adjacent uses and without any Code deviations or variances.
Valet Parking: The Code requires a minor conditional use permit to allow valet parking in the “C-G” Zone. The recommended conditions of approval require a valet parking operations plan to be submitted for review and approval by the City Traffic Engineer and Planning and Building Director prior to issuance of a business license to the valet parking operator.
Development Application No. 2019-00161
February 27, 2024
Maximum Floor Area Ratio (FAR): The Code permits a maximum FAR of 0.5 in the “C-G” Zone and the proposed FAR is 1.08. A FAR greater than 0.5 may be permitted subject to approval of a conditional use permit.
Successor Agency Parcel: As noted above, the subject site consists of two parcels. Parcel A is the larger parcel (1.25 acres) and is owned by the applicant, Mr. David Chu. Parcel B is the smaller parcel (0.26 acres) and is owned by the Leedy Ying and Tina Ying Trust, the owners of the adjacent shopping center parcel containing Shoe City. The Anaheim Successor Agency has a long-term lease for Parcel B. As part of this project, the Successor Agency’s leasehold rights will be terminated and prior to issuance of the first grading permit the applicant must submit evidence of its rights to possession of Parcel B.
Environmental Impact Analysis: An Initial Study in support of a Mitigated Negative Declaration (“IS/MND”) has been prepared to evaluate the environmental impacts of the proposed project and to identify necessary mitigation pursuant to the requirements of the California Environmental Quality Act (“CEQA”). On October 19, 2023, staff circulated the IS/MND for a 20-day public review period. Staff posted the IS/MND on the City’s web page, made hard copies available at City Hall and the Anaheim Public Library, and uploaded it digitally with the Office of Planning and Research’s CEQAnet database. Staff prepared a Notice of Intent to adopt the IS/MND which was mailed to potentially affected public agencies and interested parties, as well as property owners and tenants within a 500-foot radius of the proposed project. Staff also posted the notice at City Hall and with the Orange County Clerk-Recorder in addition to publication in The Anaheim Bulletin. The City received two letters during the comment period. Three additional comment letters were received at the Planning Commission hearing. The City’s environmental consultant, Psomas, reviewed the comment letters and prepared the response to comments. Attachment 5 includes the comment letters and the responses to the comments. Pursuant to CEQA Guidelines Section 15073.5, staff and the City’s environmental consultant have determined that none of the comments received result in the need to recirculate the Draft IS/MND or to prepare an Environmental Impact Report (EIR), and an IS/MND in accordance with CEQA is the appropriate environmental document for the proposed project. Mitigation measures have been identified in the IS/MND to mitigate project impacts to cultural resources, geology and soils, and tribal cultural resources. Pursuant to the requirements of CEQA, staff recommends the adoption of these mitigation measures (MMP No. 388) as conditions of approval in the attached CUP resolution for the approval of the proposed project. With the implementation of these measures, the IS/MND concluded that project impacts will be reduced to levels considered less than significant, and there would be no remaining potentially significant adverse impacts related to the project.
CONCLUSION: The Planning Commission evaluated the proposed project and determined the project is consistent with the goals and policies of the General Plan and would provide additional accommodation options for visitors to the City. The project would replace a vacant industrial building with an attractive new hotel development and would represent a significant positive investment in the area. The project would redevelop an underutilized property at a key gateway to the Center City Corridor and would serve as a link between the Platinum Triangle and The Anaheim Resort. For these reasons and based on the findings contained in the attached CUP resolution, the Planning Commission has recommended that the City Council approve the proposed project. Based on the analysis contained herein, staff recommends approval of the proposed project.
Development Application No. 2019-00161
February 27, 2024
IMPACT ON BUDGET:
There is no budgetary impact. The costs associated with this hearing will be incurred by the project applicant.
Respectfully submitted,
Ted White
Deputy City Manager/Director of Planning and Building
Attachments:
1. Mitigated Negative Declaration Resolution
2. Conditional Use Permits and Minor CUP Resolution
3. Reclassification Ordinance
4. Initial Study-Mitigated Negative Declaration (IS-MND) A. IS/MND Appendices
5. Response to IS-MND Comments and Errata
6. Mitigation Monitoring Plan No. 388
7. Project Narrative
8. Project Plans
9. Aerial and Vicinity Maps
10. December 4, 2023 Planning Commission Staff Report (without attachments)
11. December 4, 2023 Planning Commission Minutes-Item No.3