Anaheim City Council
July 23, 2024

1 P ROJECT   D ESCRIPTION
J ANUARY   2024
OCCD   G YPSUM   C ANYON   C EMETERY   AND   V ETERANS   C EMETERY A NAHEIM ,   C ALIFORNIA
OCCD GYPSUM CANYON CEMETERY AND VETERANS CEMETERY
PROJECT DESCRIPTION
The Orange County Cemetery District (OCCD, District) is proposing to construct a public cemetery on 283 acres of property within Gypsum Canyon (project site), located southeast of the State Route 91 (SR‐91)/Gypsum Canyon Road interchange, in Anaheim (proposed project). A State Veterans Cemetery is also being considered within the 283‐acre project site in a collaborative effort be tween the California Department of Veterans Affairs (CalVet), the County of Orange (County) and the District.

INTRODUCTION
The District owns and operates three public cemeteries within Orange County located within the cities of Anaheim, Santa Ana, and Lake Forest that date back to the late 1800s. Although originally privately owned, the cemeteries were formed into separate publicly owned districts in 1926 and consolidated into one governing board when the Ora nge  County Cemetery District was created in 1985. It is the mission of the District to provide affordable interment services for Orange County residents. Available interment space is currently limited at two of the three cemeteries (Anaheim and Santa Ana). The 25‐acre Anaheim Cemetery, founded in 1866, currently provides cre mation‐ based interment options, but no full casket interment spaces are available for purchase. Similarly, the 29‐acre Santa Ana Cemetery, founded in 1870, provides cremation‐based interment and limited infant interment spaces, but no full casket interment spaces are available. The 25‐acre El Toro Memorial Park, founded in 1896, provides casket and urn lawn in terments, niches, and Rose Garden cremation burials. Given the current rate of casket space sales, it is estimated that the El Toro Memorial Park in Lake Forest has capacity for full casket interments, at the current rate of sale, until 2025/2026. Given its mission to provide affordable interme nt options, the District is in need of additional land to provide these services to the citizens of Orange County. In 2019, the County deeded 283 acres within Gypsum Canyon to the District for the purposes of development of a new public cemetery to provide long‐term interment options for County reside nts.

Since 2021, the District has been working collaboratively with County in pursuing development of a portion of the 283‐acre parcel as a State Veterans Cemetery. The design of the proposed site incorporates the potential for the future operation of a Veterans cemetery within the 283‐acre project site. CalVet would own and operate the proposed Veterans cem etery.  CalVet was provided
funding in 2022 and is currently studying a portion of the project site for use as a Veterans cemetery.

PROPOSED PROJECT
The project site is comprised of 283.28 acres. Development of the proposed project would be accomplished through subdivision of the property into two parcels.  Parcel 1 would be 126.13 acres and Parcel 2 would be 157.15 acres.  Within these two parcels, two cemetery areas would be constructed, a lower pad, and an upp er  pad, separated by a keyway buttressed slope. The lower pad on Parcel 1 would be developed as a public cemetery to be owned/operated by the District. The 2 P ROJECT   D ESCRIPTION
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upper pad on Parcel 2 is currently being considered as a Veterans Cemetery to be owned and operated by CalVet.

The project site will be developed in approximately 10‐ to 20‐acre increments on as‐needed basis for the OCCD public cemetery or CalVet, if they move forward with constructing a Veterans Cemetery.

Initially, an overall site mass and rough grading oper
ation may be conducted to balance site
earthwork for the upper and lower pads and build the keyway buttress slope.

OCCD Cemetery
An approximately 80‐acre developable pad would be developed for the OCCD cemetery within the project site that would provide up to approximately 50 acres of interment areas, an approximately 7,700‐square‐foot administration building, an approximately 30,150‐square‐foot maintenance yard and building, approximately 9,800 feet of committal shelters, approximately 15 acres of roads, walkways, parking, hards
cape, and plaza niche areas, and approximately 15 acres of landscape area.

Build‐out of the OCCD cemetery would occur in phases as demand warrants and could include up to 150,000 interment spaces. The final number of interment spaces would be determined by OCCD during their final design of each phase.

The first phase of development for the public cemetery will include development of utility infrastructure, bridge crossings and vehicular site circulation, administrative buildings, maintenance building/area, and first phase interment areas.  The remainder of the in‐ground interment and above ground committal structures and niche areas would be implemented as demand warrants. Up to 10 acres of the pu
blic cemetery may be set aside for use by local police, fire, and first responders and their spouses, and up to 10% of the developable acreage of the public cemetery for Allied Veteran’s and Government Officials of Korean and Vietnam Wars.

Architectural Design
The administration buil ding, committal shelters, and maintenance building will all be one story and reflect cohesive Spanish Colonial architectural design, including light colored stucco facades and brick colored clay roof tiles, built with noncombustible materials.

Landscaping
Native and drought tolerant trees and vegetation would be utilized in the landscape design and palette for the OCCD cemetery, in additi on to warm season Bermuda turf interment areas, in keeping with the natural open space character of the surrounding property to the east, south, and west of the project site. Special edge treatment adjacent to SR‐91 would be incorporated into the landscape design given the Sceni c  Overlay Zone along this segment of SR‐91. All landscaping would comply with Chapter 18.46 of the City’s Municipal Code regarding landscaping and water efficiency.

The proposed project would protect existing trees in place, where feasible. If necessary, a tree replacement survey would be conducted in accordance with Chapter 18.112.07 0 of the City’s Municipal Code.
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Lighting
Aboveground lighting fixtures will be provided along the exterior entry road at the gated entry, at the main entrance to the OCCD cemetery and maintenance facility. Lighting fixtures would not be placed near Gypsum Creek to limit direct lighting onto the drainage. Lighting has been located to provide safety and security while min imizing impacts to Gypsum Creek. Fixtures would be fitted with appropriate shield to limit overspill onto the natural channel.

A 100‐foot lighted flagpole is located near the northwest corner of the project site. The flag is illuminated from dusk to dawn with focused lighting fixtures.

Buttress Slope
Dividing the upper and lo wer pads is an approximately 40‐acre keyway buttressed slope. The slope will be designed to provide an undulating slope character that is compatible with the natural topography within the canyon. The slope will also be landscaped with appropriate native and drought resistant plant materials to minimize th e  visual intrusion of the slope when viewed from off site. The slope will include terrace drains and benches to minimize erosion. The slope would incorporate a slope ratio of 2:1 and undulating horizontal radii that would blend the slope into the natural terrain of the project site.

Circulation/Roadways
Primary access to the pro posed cemetery would be from Santa Ana Canyon Road and Gypsum Canyon Road through a security gated entry plaza. The entry plaza would be located south of the existing Santa Ana Canyon Road/Gypsum Canyon Road intersection. From the entry plaza, the exterior entry or loop road would be di vided  into a 46‐foot access road (1 south bound lane with median and 2 north bound lanes) that would utilize two bridges to cross over Gypsum Creek (one bridge for ingress and one bridge for egress from the cemetery) and join into one 36‐foot access road that provides single lan e  inbound and outbound access to both the OCCD cemetery and the future CalVet cemetery. The bridges would be 14 feet wide and 100 to 120 feet long steel bridges with corten finish. There will be two access points to the OCCD cemetery on the lower pad: 1) the primary cemetery en trance built during the first phase of construction, and 2) secondary access to the exterior loop road for additional site circulation.

An internal loop road system is proposed within the OCCD cemetery to provide access from the exterior entry road to interment areas, a committal shelter, niches, and an administrative b uilding.

Similarly, an internal loop road system would be provided in the Veterans Cemetery and would connect to the external loop road.

A traffic signal  at the Santa Ana Canyon Road/Gypsum Canyon Road intersection would be constructed. Funding for the traffic signal would be cost shared between the public and veteran ceme
teries and the City.

Parking
The proposed OCCD cemetery (80 acres) on the lower pad would provide approximately 44 surface parking spaces within a parking lot located adjacent to the administrative building. In addition, 4 P ROJECT   D ESCRIPTION
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OCCD   G YPSUM   C ANYON   C EMETERY   AND   V ETERANS   C EMETERY A NAHEIM ,   C ALIFORNIA
parking for viewing and services of interments, niches, etc. will be provided within the internal roadways circulating throughout the cemetery. These roadways are designed as 32 feet wide, including two 12‐foot travel lanes and an 8 foot single sided parallel parking area. Based on Anaheim Standard Detail 470 (i.e., parallel parking stalls shall be a minimum of 8 feet by 22 feet), there are approximately 386 parallel parking spaces located along the internal roadways. Therefore, a total of approximately 430 parking spaces are provided. This design and operation is consistent with similar cemeteries and will accommodate the peak parking demand on site. Required parking spaces will be confirmed based on the results of the parking demand study.

Open Space/Trail Access
At the entry plaza, a 24‐foot‐wide Orange County Parks (OC Parks) Trailhead access road and an entry gate would be constructed to provide continued access to the existing OC Parks Gypsum Canyon Interpretive Center and trailhead.

Domestic, Fire, Irrigation Water/Sewer
Three separate on-site services for fire, domestic, and irrigation would be provided to both the upper and lower pads and would be conveyed within a single 20-inch water line point of service provided by Anaheim Public Utilities on Santa Ana Canyon Road. The three separate services would be connected at the project entry and located within the typical easement section of the exterior access road. The 20-inch main water line would connect to the existing 30-inch line located in Santa Ana Canyon Road, near Woodcreek Road. Submeters would be provided for the fire, domestic, and irrigation lines between the parcels/cemeteries. Two irrigation booster pump stations would be constructed on site to assist in conveying water on site. Alternatively, a groundwater well may be constructed on site to provide potable water and irrigation services to both cemeteries. The location and depth of the well is currently being evaluated. On-site water pipelines would be connected to the groundwater well within the property following approval by the State Water Resources Control Board (SWRCB). There currently are no reclaimed water lines in this portion of Anaheim, and all activities on site would use potable water or well water as an alternative.

A water tank reservoir maybe be required in the northeast corner of the project site to meet project demand for landscape irrigation and potable water at the administrative building, committal shelter, and maintenance facility on the lower pad and similar facilities on the upper pad. The proposed tank could be up to 75 feet in diameter and 40 feet high, providing a minimum of 672,000 gallons of storage capacity. The reservoir would be located at the 680-foot elevation (680-foot-zone reservoir) and designed in a manner that screens it from public view pursuant to community design guidelines specified in the City’s MPSP. The need for and sizing of any reservoir would be subject to additional analysis of water demand associated with maximum day irrigation, on-site buildings, and fire flow requirements.

On-site sewage would be collected via pipelines and conveyed to on-site holding tanks with the upper and lower pads. These holding tanks would be regularly monitored and cleaned out, as needed, with a vacuum truck
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Drainage/Storm Drain Features
The drainage system for the proposed OCCD cemetery has been designed to maintain existing drainage patterns in the proposed condition. Accordingly, all lots will be graded to allow runoff to drain toward a designated private street or area drain, leading to the proposed storm drain infrastructure and flowing to the south or southwest general direction. All on‐site storm drai n infrastructure including but not limited to grate inlets, curb and gutters, and storm drain pipes will be sized per City of Anaheim Drainage Manual (CADM) and Orange County Hydrology Manual (OCHM) standards.

On‐site storm drain lines will collect on‐site runoff and direct it to one of two un derground detention systems (UDS). Each UDS is designed with a lining as well as outlet orifices that drain to the Gypsum Creek. The UDS reduces runoff from the proposed development to lower than the existing runoff level. Finally, outflow from the site is discharged into unli ned Gypsum Creek as it is in the existing condition. A Saint Anthony Falls dissipator has been incorporated into the design to reduce the flow velocity and avoid erosion of the creek banks and channel. Two detention basins are also incorporated into the on‐site storm drain system as describ ed below under Water Quality Features.

The on‐site storm drain system is designed to prevent off‐site low flows from entering the system.

Off‐site flow from the southeast is conveyed to the Gypsum Creek via a trapezoidal channel along the southern border while maintaining existing flow p attern  as well as preventing off‐site flow from comingling with on‐site runoff.

Water Quality Features
Two aboveground and lined dry extended detention basins (DEDB) for stormwater treatment benefits have been incorporated into the project design, with one located in each pad. These DEDBs would serve as the primary Best Man agement Practice (BPM) addressing the quality of stormwater runoff from the proposed project. The DEDB is designed for biofiltration of design storm capture volume (DCV) from a 24‐hour, 85th percentile storm event and discharge of the same volume over 48 to 72 hours. Peak flowrates for the post‐development conditi on are lower than those of the 110% of pre‐development condition, and therefore peak flow mitigation would be achieved by the incorporation of DEDBs. During heavy storm events, an emergency spillway would allow overflow of the DEDB. The DEDB and associated Connector Pipe Screen will be regularly maintained.

Additional Non‐Stru ctural and Structural Source Control BMPs included as part of the Water Quality Management Plan (WQMP) for the proposed project include, but are not limited to:
 Apply and maintain storm drain system stenciling and signage.  Design trash enclosures to reduce pollutant introduction  Implement activity restrictions, such as no du mping  of oil or chemicals into inlets, no washing of vehicles on site, and no washing of the maintenance yard pavement.  Perform landscape maintenance and litter control on a monthly basis.  Implement cleaning of all structural and non‐structural BMPs on a monthly basis. 6 P ROJECT   D ESCRIPTION
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 Conduct employee training on an annual basis.
 Inspect and clean out common area catch basin on a monthly basis.  Conduct street sweeping of private streets and parking lots on a monthly basis.  Sweep trash and storage areas on a weekly basis.
 Conduct routine maintenance of irrigation system to identify leaks /overspray and adjust due to seasonal fluctuations.
 Inspect energy dissipator annually.
 Use drought tolerant/non‐invasive plants species in landscaping to minimize water consumption and protect against slope erosion.

Electrical Facilities
Electricity will be provided to the project site via existing overhead facilities located at the Santa Ana Canyon Road
/Gypsum Canyon Road intersection. Three existing overhead poles will be undergrounded within the project site, and two existing power poles off‐site will be undergrounded at the southwest corner of the Santa Ana Canyon Road/Gypsum Canyon Road intersection.

Additionally, two existing power poles at the 91‐freeway on‐ramp on Gypsu m Canyon Road will be undergrounded by Caltrans and SCE as part of their improvement project.  All electrical transmission facilities entering the project off‐site will be provided in underground conduit to both the upper and lower pads within the exterior entry road cross section.

Natural Gas
There is an ex isting  Southern California Gas Company easement that crosses the project site from east to west. This easement will be protected in place.

Questar Fuel Pipeline Realignment
There is an existing Questar fuel pipeline and easement located on site. The pipeline is inactive and will be capped and removed. The ease ment  will be realigned to provide for the on‐site roadway to the upper pad. The District is coordinating with Quester regarding this realignment of the easement and capping of any pipeline facilities located within the existing easement.

Operational Characteristics
Operations and maintenance of the proposed OCCD cemetery would consist of similar activities as those currently cond
ucted at OCCD’s other cemeteries. Maintenance activities would include:
landscaping activities such as trimming/or planting of trees, shrubs, groundcover, or perennials, as needed; trimming around memorial markers and mow curb borders and mowing of lawns; trash and debris removal; cleaning and repainting buildings and structures as neede d; irrigation repair, cleaning and repairing of storm drainage and water quality features (described above); maintenance and cleaning of roads, parking lots, lighting and fencing.  On a designated day of the week, staff will remove flowers placed on the space.   It is anticipated that up to 12 staff members would be employed at the proposed OCCD ce
metery once fully operational.
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Typical operational activities include preparation for the burial or interment of casket or urns.  This would include the removal of lawn, excavation and removal of soil, preparation of lower device for casket into vault and then lowering of the vault into the space.  Crew will then replace and compact soil and pre pared  surface for grass sod and/or seed.   Once the flat memorial marker is received, staff will prepare the space for the placement of the memorial markers.  Placement in a niche, which is an aboveground receptacle for an urn, will involve the removal of the granite shutter and interior polypropylene cover, placement of the urn and the se curing of the cover and shutter.  Upon receipt, a niche plate or engraving of the stone will take place to mark the placement of the urn.   The OCCD cemetery would operate Monday through Friday from 7:00 AM to 5:00 PM.  Visitation hours would be daily from 8:00 am to 5: 00 pm. The cemetery office would be open 7:00 AM to 5:00 PM Monday through Friday and closed on Saturdays, Sundays and holidays.  The number of burial services may fluctuate throughout the week; however, the number of burial services would not exceed four services per day occurring fr om  Monday to Friday between the hours of 8:30 AM and 1:30 PM.  In addition, each burial service would occur during a specific time slot and would not overlap with another burial service.  Burial services on Saturdays, Sundays or certain holidays (Martin Luther King Day, Lincoln’s Birthday, President’s Day, or the day after Than ksgiving), would require advanced approval of the cemetery manager. The number of services on Saturdays would be limited to three and conduction of services on Sunday would be avoided, unless determined essential.  For the holidays listed above, the number of services would be limited to two.  No burial services wou ld be conducted on New Year’s Day, Memorial Day, Independence Day, Labor Day, Veterans Day, Thanksgiving Day and Christmas Day.

CalVet Veterans Cemetery
An approximately 100‐acre development area has been provided for within the upper pad of the project site. The ultimate design of the State Veterans cemetery will be determined by CalVet; however, the exterior loop roadway and utility infrastructure have been designed to accommodate future development of the State Veterans cemetery. A ccessed  via the main entry roadway, the State Veterans cemetery would include an administrative building (approximately 2,000 square feet), assembly area, restrooms, maintenance/operations building (approximately 3,000 square foot) and committal structure (approximately 600 square foot), in addition to interment spaces.  Interment spaces would include in ground burials, in ground cremains and co lumbaria  niches.  It is anticipated that the architectural design of the buildings and other features landscaping and lighting within the Veterans cemetery will complement the public cemetery design. Build‐out of the State Veterans cemetery would occur as demand warrants and is anticipated to span over 100 years and could include up to 200,000 interment spaces. The final number of interment spaces and sizing of administration and maintenance facilities would be determined by CalVet during their final design.

Potential operational activities would be similar to activities at the public cemetery with operating hours being 8:00 AM to 5:00 PM every day of the year. It is estimated that State Veterans cemetery would employ approximately 20 employees.  Cemetery operations including the care of burial and interment sites, on‐site structures, and grounds and burial eve nts. The number of burial services may fluctuate throughout the week; however, the number of burials would not exceed four services per day. In addition, each burial service would occur during a specific time slot and would not overlap with another burial service. There will potentially be ac tivities  held during holidays, such as 8 P ROJECT   D ESCRIPTION
J ANUARY   2024
OCCD   G YPSUM   C ANYON   C EMETERY   AND   V ETERANS   C EMETERY A NAHEIM ,   C ALIFORNIA
Memorial Day and Veterans Day, and other special military events.  Interments or events could include the performance of the three volley salute using rifles. These events would be of short duration (i.e., seconds or minutes) and would be limited to the daytime hours of operation.

ENVIRONMENTAL REVIEW
The 283‐acre parcel is wholly within the boundaries of the Mountain Park Specific Plan, approved by the City of Anaheim (City) in 2005, specifically Development Area 5 (DA 5). DA 5 is designated Low‐ Medium Density Residential in the Specific Plan (and in the City’s General Plan). As part of that approval, the City certifie
d Final Environmental Impact Report (FEIR) No. 311, which evaluated the development of residential, public, and recreational facilities and roadways and utilities to serve the proposed development. Based upon review of the Addendum and the current project design and in consultation with the City of Anaheim, preparation of an Add endum to the previous FEIR No. 331 appears to be the appropriate documentation to demonstrate California Environmental Quality Act (CEQA) compliance for the proposed cemetery project.

LSA is a business name of LSA Associates, Inc. LSA is a business name of LSA Associates, Inc.

CARLSBAD
CLOVIS
IRVINE

LOS ANGELES

PALM SPRINGS

POINT RICHMOND

RIVERSIDE

ROSEVILLE

SAN LUIS OBISPO
3210 El Camino Real, Suite 100, Irvine, California 92602 949.553.0666 www.lsa.net December 19, 2023
Nick Taylor
Senior Planner
Planning and Building Department
City of Anaheim
200 South Anaheim Boulevard, Ste 162
Anaheim, CA 92805
Subject: Gypsum Canyon Cemetery – General Plan Amendment Letter of Justification Dear Nick:

The Orange County Cemetery District (OCCD) is requesting a General Plan Amendment (GPA) for the proposed Gypsum Canyon Cemetery project (project). The Orange County Cemetery District (District) is proposing to construct a public cemetery on 283 acres of property within Gypsum Canyon (project site), located southeast of the State Route 91 (SR-91)/Gypsum Canyon Road interchange, in Anaheim (proposed project). A State veterans cemetery is also being considered within the 283-acre project site in a collaborative effort between the County of Orange and the District. As part of their application for the proposed project, OCCD is requesting an amendment to Table LU-4 of the Land Use Element to add a note (“Note No. 3”) explaining the addition of cemeteries as a conditionally permitted use within the Mountain Park Specific Plan. No other text or figure revisions are requested.

The following provides justification for consideration of the requested General Plan Amendment and follows the format provided in the City’s GPA application form:

A/B) Identify the General Plan elements proposed to be amended. Indicate if it is text or map amendment. Please describe the proposed amendment.

As described above, the OCCD is proposing an amendment to Table LU-4 of the Land Use Element to indicate cemeteries as a conditionally permitted use within the Mountain Park Specific Plan.

Specifically, the proposed changes to Table LU-4 would include a reference to Note No. 3 within the existing Mountain Park Area row, as well as the addition of a new cell containing Note No. 3. This Note would read: “Note No. 3: The Mountain Park Specific Plan allows for the development of up 2,500 dwelling units, public facilities, infrastructure, and recreational facilities. Uses are restricted by the conservation easement executed between the Irvine Company and the Orange County Parks Foundation on December 29, 2014. Cemeteries and other uses consistent with the conservation easement are permitted.” The proposed revisions are shown on the attachment. The proposed GPA would be consistent with the City’s intent to amend the General Plan for the Mountain Park Specific Plan.

C
) W
hy is an amendment proposed?
The amendment is proposed to accommodate the construction and operation of a public cemetery by the Orange County Cemetery District and potentially a State Veterans Cemetery by the California 2 Department of Veterans Affairs (CalVet). The proposed OCCD cemetery uses are expected to accommodate demand for public internment needs for County residents for the next 80 years.

Internment areas within the OCCD cemetery would be implemented in phases based on demand for spaces. Similarly, the CalVet veterans cemetery would be constructed in phases to accommodate their projected demand.

D) Which
General Plan Goals and/or Policies support the proposed amendment? The following General Plan Policies and Goals support the development of the proposed project.

Land Use Element:

Goal 3.1: Pursue land uses along major corridors that enhance the City’s image and stimulate appropriate development at strategic locations.

Policy 3: Ensure quality development along corridors through adherence to established development standards and Community Design Element goals, policies, and guidelines.

Policy 4: Continue to pursue additional open space, recreation, and landscaping amenities Goal 4.1: Promote development that integrates with and minimizes impacts to surrounding land uses.

Policy 1: Ensure that land uses develop in accordance with the Land Use Plan and Zoning Code in an effort to attain land use compatibility.

Policy 6: Require landscape and/or open space buffers to maintain a natural edge for proposed private development directly adjacent to natural, public open space areas.

Goal 8.1: Preserve natural, scenic and recreational resources; continue to ensure residential neighborhoods are safe, well maintained, places to live, and continue to provide necessary community services and facilities.

Policy 1: Encourage the preservation of scenic vistas and views through Green Element Policies and Zoning Code development standards
The project grading, architectural and landscape design have taken into consideration the natural and visual resources present in the adjacent open space areas and complement the scenic quality and vistas within the surrounding open space areas. Specifically, the landscaped buttress slope, separating the upper and lower pads, has been designed with undulations to blend the slope into the natural topography off-site.

Community Design Element:

Goal 21.1: Preserve the Hill and Canyon’s sensitive hillside environment and the community’s unique identity.

Policy 1: Reinforce the natural environment of the area through appropriate landscaping and the preservation of open space.

Policy 2: Require compliance with the Scenic Corridor Overlay Zone to reinforce quality development standards and guidelines compatible with the hillside area.

Policy 5: Use grading techniques that incorporate rounded slopes or curved contours to minimize disturbance to the site and to blend with the existing topography. 3 Policy 6: Where grading has occurred, revegetate primarily with drought-tolerant native species to control erosion and create a more environmentally sound condition.

The
project grading, architectural and landscape design have taken into consideration the natural and visual resources present in the adjacent open space areas complement the scenic quality and vistas within the surrounding open space areas.

G
reen Element
Goal 1.1: Maintain strict standards for hillside grading to preserve environmental and aesthetic resources.

Policy 2: Limit grading to the amount necessary to provide stable areas for structural foundations, street rights-of-way, parking facilities, and other intended uses.

Policy 3: Minimize import/export associated with grading.

G
oal 2.1: Preserve views of ridgelines, natural open space and other scenic vistas wherever possible.

Policy 2: Encourage development that preserves natural contours and views of existing ridgelines or prominent views.

Policy 3: Site parks, nature centers and trails to take advantage of natural vistas.

G
oal 7.1: Reduce urban runoff from new and existing development.

Policy 1: Ensure compliance with the Federal Clean Water Act requirements for National Pollutant Discharge Elimination System (NPDES) permits, include ng developing and requiring the development of Water Quality
Management Plans for all new development and significant redevelopment in the City.

Policy 2: Continue to implement an urban runoff reduction program consistent with regional and federal requirements, which includes requiring and encouraging the following:
•
I
ncrease permeable areas and install filtration controls (including grass-lined swales and gravel b
eds) and divert flow to these permeable areas to allow more percolation of runoff into the ground; • U
se natural drainage, detention ponds or infiltration pits to collect runoff; and, • P
revent rainfall from entering material and waste storage areas and pollutant-laden surfaces.

Policy 4: Require new development and significant redevelopment to utilize site preparation, grading and best management practices that provide erosion and sediment control to prevent construction- related contaminants
G
oal 8.1: Preserve natural, scenic, and recreational resources; continue to ensure residential neighborhoods are safe, well maintained places to live; and continue to provide necessary community services and facilities.

Policy 1: Encourage the preservation of scenic vistas and views through Green Element Policies and Zoning Code development standards.

Policy 4: Ensure quality development through the policies and guidelines of the Community Design Element and Zoning Code development standards.

G
oal 14.3: Ensure that future development near regional open space resources will be sensitively integrated into surrounding sensitive habitat areas.

4 Policy 1: Require new development to mitigate light and glare impacts on surrounding sensitive habitat and open space areas, where appropriate.

The project grading, architectural and landscape design have taken into consideration the natural and visual resources present in the adjacent open space areas. Additionally, both a Hydrology Analysis and a Water Quality Management Plan has been prepared to identify peak flows and appropriate facilities to manage drainage flows and the quality of stormwater runoff. The lighting design has been developed to provide the minimum required for safety and security purposed and to avoid light spillage onto natural habitat within Gypsum Canyon Creek and adjacent open space areas.

Circulation Element
Goal 4.1: Preserve and enhance uniquely scenic or special visual resource areas along highways and designated State scenic routes for the enjoyment of all travelers.

Policy 2: Consider the unique natural features of the Hill and Canyon Area when arterial streets and highways are improved or constructed.

Policy 4: Take such actions as may be necessary to protect the scenic appearance of the band of land generally adjacent to the scenic highway right-of-way, including but not limited to:
• Regulation of land use and intensity of development
• Detailed land and site planning
• Control of outdoor advertising
• Careful attention to and control of grading and landscaping; and • Careful design and maintained appearance of structures and equipment.

The project grading, architectural and landscape design have taken into consideration the visual resources associated with SR-91, a designated State scenic highway and complement the scenic quality and vistas experienced from SR-91.

Safety Element:

Goal 2.1: Protect the lives and property of residents, business owners, and visitors from the hazards of urban
and wildland fires.

Policy 1: Minimize the exposure of residents, business owners, and visitors to the impacts of urban and wildland fires.

Policy 2: Continue to assess the need for additional greenbelts, fuel breaks, fuel reduction and buffer zones around communities to minimize potential losses.

Policy 3: Maintain a weed abatement program to ensure clearing of dry brush areas.

Policy 6: Continue to refine procedures and processes to minimize the risk of fire hazards in the Special Protection Area including requiring new development to:
• Utilize fire-resistant building materials;
• Incorporate fire sprinklers as appropriate;
• Incorporate defensible space requirements;
• Comply with Anaheim Fire Department Fuel Modification Guidelines; • Provide Fire Protection Plans;

5 • Implement a Vegetation Management Plan, which results in proper vegetation modification on an ongoing basis within the Special Protection Area.
• Develop fuel modification in naturalized canyons and hills to protect life and property from wildland fires, yet leave as much of the surrounding natural vegetation as appropriate. • Require development to use plant materials that are compatible in color and character with surrounding natural vegetation.
• Provide wet or irrigated zones when required.
• Use selective trimming and obtain permits when necessary in designated areas to preserve environmentally sensitive native plants.

Policy 7: Utilize reservoirs, tanks, and wells for emergency fire suppression water sources.

Policy 8: Ensure that fuel modification and controlled fire burns are consistent with the Natural Community Conservation Plan agreement and any adopted habitat conservation plans.

The project design will incorporate appropriate fuel modification and vegetation planting and management to reduce potential wildland fire risks to persons visiting the cemeteries and to adjacent open space areas. This design will be coordinated with the City of Anaheim Fire and Rescue and the Orange County Fire Authority to ensure compliance with their urban/wildland interface requirements. The provision of the irrigated internment areas would reduce the overall fire fuel load within the project site which would be on some benefit to the surrounding open space.

E) How will the proposed amendment improve the surrounding neighborhood and the City as whole? The proposed project would provide an affordable public cemetery and potential veterans cemetery to the citizens of the Anaheim and Orange County. OCCD’s mission is to provide affordable internment options for the residents of Orange County. Currently, El Toro Memorial Park is the only OCCD facility that has full casket interments available for purchase. OCCD is estimating, at the current rate of sale, that full casket interments may be exhausted at the El Toro Memorial Park by 2025/26. To continue to implement their mission, OCCD is proposing the Gypsum Canyon cemetery to provide full burial and other interment options for the citizens of Orange County into the future.

Similarly, veterans who reside in Anaheim and Orange County now must be interred at the Riverside National Cemetery, Los Angeles National Cemetery or the California Central Coast Veterans Cemetery, located in Seaside. Provision of a State veterans cemetery at the project site provides Orange County veterans more convenient option for internment at a designated veterans cemetery.

Operation of the proposed cemetery uses would not adversely affect adjoining County-owned open space uses. The proposed project provides a low intensity land use that has been designed to complement the existing open space character of the adjacent land uses and avoid or minimize impacts to adjacent natural resources. Both cemeteries are publicly owned facilities that will be properly maintained and operated in perpetuity. Cemetery operations will not affect any future growth in the area since there are currently no plans for additional development within this area of Anaheim as the Mountain Park Specific Plan is no longer moving forward.

6 F) How will the proposed amendment improve the surrounding neighborhood and the City as whole? Access to the project site is available from both Santa Ana Canyon Road and Gypsum Canyon Road, via the Gypsum Canyon/SR-91 interchange. Existing access into the project site is provided by dirt access roads and internal dirt roads traverse the entire project site. The topography on the project site was substantially modified by previous mining activities. Grading associated with the proposed project would occur primarily in areas previously disturbed by the mining operations. Electricity is provided to the project site from poles located at the Santa Ana Canyon Road/Gypsum Canyon Road intersection. Storm drain facilities on-site convey flows through an existing culvert to the north.

Connections to other utilities, such as domestic water and sewer, would need to be extended to the site from existing City facilities in Santa Ana Canyon Road or provided independently on-site.

G) If the amendment includes a change to the Land Use Map (Figure LU-4), please indicate the change will affect the property’s compatibility with adjacent land uses? No change the Land Use Plan map (Figure LU-4) is being proposed at this time. Changes to the Land Use Element, as described under A/B, above), are limited to Table LU-4.

Regardless, the proposed change would be compatible with the adjacent existing land uses, which include open space lands owned by the County of Orange. Specifically, the proposed change would be consistent with the conservation easement executed between the Irvine Company and the Orange County Parks Foundation on December 29, 2014.

We look forward to working with the City of Anaheim discussing the documentation provided above and working collaboratively with the City during review of the project application. If you have any questions concerning the contents of this letter, please do not hesitate to contact me at [email protected].

Sincerely,
LSA Associates, Inc.

Deborah Pracilio
Principal
Attachment: Revised Table LU-4

CITY OF ANAHEIM
Page LU‐20 | May 2004

TABLE LU-4: GENERAL PLAN DENSITY PROVISIONS FOR SPECIFIC AREAS OF THE CITY

Location
General Plan Land Use
Designations Permitted Densit y
The Mountain Park
Area

Low Medium Hillside Density
Residential
(Up to 6 du/ac)

Low Medium Density
Residential
(Up to 16 du/ac)

485

2,015
(Up to 2,500 dwelling units)

See Note No. 3 on next page.

Area “A”
(Parcel Map
94-205)
Low-Medium Density
Residential Up to 140 dwelling units
The Disneyland
Resort Specific Plan
(SP 92-1) Area
Commercial Recreation See Note No. 1 on next page.

The Anaheim
Resort Specific
Plan (SP 92-2) Area
Commercial Recreation See Note No. 2 on next page.

Hotel Circle Specific
Plan (SP 93-1) Area
Commercial Recreation The Hotel Circle Specific Plan allows for a master planned hotel project
including up to 969 hotel rooms and
integrated guest oriented amenities
including full-service restaurants,
conference room/banquet facilities,
pool and spa areas, tour bus/shuttle
facilities, and pedestrian promenades
and plaza areas with comprehensive
landscaping.

The Platinum
Triangle Area
Mixed-Use
Residential
Commercial
Office
Institutional

Office High and Office Low

Institutional

Industrial

Open Space

17,501dwelling units
4,782,243 square feet
9,180,747square feet
1,500,000 square feet

4,309,486 square feet*

3.0 FAR

0.5 FAR

0.1 FAR

* The maximum FAR for properties designated
Office-Low is 0.5; the maximum FAR for
properties designated Office-High is 2.0.

The Stonegate
Development Area
Low Density Residential Up to 35 dwelling units

CITY OF ANAHEIM
Page LU‐22 | May 2004

TABLE LU-4: GENERAL PLAN DENSITY PROVISIONS FOR SPECIFIC AREAS OF THE

CITY (CONTINUED)

Note No. 1: The Disneyland Resort Specific Plan provides for the development of an approximate 489.7 acre international multi-day vacation designation resort including ongoing modifications to the Disneyland theme park, the development of a new theme park, additional hotels and entertainment areas, administrative office facilities, new public and private parking facilities, and an internal transportation system. This development is within five planning Districts (Theme Park, Hotel, Parking, Future Expansion and District A) and a C-R Overlay, which allows development within the Overlay to either be consistent with the underlying Resort District or subject to the same land uses as in the Anaheim Resort Specific Plan No. 92-2 Zone. The Disneyland Resort Specific Plan also identifies maximum development density designations for hotel/motel development in the Hotel District (up to 5,600 hotel rooms for the entire District with up to 1,000 hotel rooms transferable to the Theme Park District), in District A (the maximum number of units permitted would be 75 hotel/motel rooms per gross acre or 75 hotel/motel rooms per parcel existing on June 29, 1993, whichever is greater) and the C-R Overlay (the maximum number of units permitted on a parcel would be the following: 1) for parcels designated Low Density – up to 50 hotel rooms per gross acre or 75 rooms, whichever is greater; and 2) for parcels designated Medium Density – up to 75 hotel rooms per gross acre or 75 rooms, whichever is greater; provided that for those parcels that are developed with hotel/motel rooms which exceeded the maximum density designation, the number of rooms existing on the date of adoption of The Disneyland Resort Specific Plan Ordinance may be rebuilt or modified at their existing density.) It should be noted that accessory uses may be developed as well as other visitor-serving commercial/retail and restaurant uses along with these hotel/motel uses. The Disneyland Resort Specific Plan also provides for the development of the Anaheim GardenWalk project pursuant to the Anaheim GardenWalk Overlay at the following density and subject to the approval of Conditional Use Permit No. 4078, as amended, to permit the following: up to 590,265 square feet of specialty retail, restaurants, and entertainment uses, including movie theaters; 1,628 hotel rooms/suites (including up to 500 vacation ownership units) and 278,817 square feet of hotel accessory uses; a transportation center, and 4,800 parking spaces. The Anaheim GardenWalk Overlay encompasses District A and the portion of the Parking District (East Parking Area)/CR Overlay south of Disney Way.

LAND USE ELEMENT
May 2004  City of Anaheim General Plan | Page LU‐23

TABLE LU-4: GENERAL PLAN DENSITY PROVISIONS FOR SPECIFIC AREAS OF THE CITY (CONTINUED)

Note No. 2: The Anaheim Resort Specific Plan (ARSP) provides for the development of approximately 581.3 acres within The Anaheim Resort. The ARSP is divided into two development areas. Development Area No. 1 is referred to as the C-R (Commercial Recreation) District which allows for hotels, motels, convention and conference facilities, as well as restaurants, retail shops and entertainment facilities. Development Area No. 2 is referred to as the PR (Public Recreation) District which encompasses the Anaheim Convention Center and associated parking facilities and provides for the orderly use of City-owned property as well as the existing Anaheim Hilton Hotel.

The C-R District includes two overlays. The Mobilehome Park (MHP) Overlay, which encompasses existing mobilehome parks within the C-R District, provides development standards for mobilehome parks and regulations and procedures to mitigate relocation concerns and adverse effects of displacement upon mobilehome owners when a park is converted to another land use. The Anaheim Resort Residential Overlay, which applies to focused areas of the Specific Plan, provides for the incorporation of residential uses into hotel developments when such uses are fully integrated into a minimum 300-room full-service hotel.

The Anaheim Resort Specific Plan also identifies maximum development density designations in the C-R District. These designations are based upon hotel/motel development and allow up to 20% of each hotel/motel project gross square footage, excluding parking facilities, to be developed with integrated (i.e., included within the main hotel/motel complex) accessory uses. These accessory uses will reduce the otherwise maximum permitted hotel/motel density at the rate of one hotel/motel room per six hundred (600) gross square feet of accessory use. For properties proposed to be developed with permitted and conditionally permitted uses other than hotels/motels with accessory uses, the traffic generation characteristics of said uses shall not exceed those associated with the otherwise permitted hotel/motel (including accessory uses) density as determined by the City Traffic and Transportation Manager prior to Final Site Plan review and approval. The maximum development density for each of the designations are as follows:
 Low Density: up to 50 rooms per gross acre or 75 rooms per lot or parcel, whichever is greater;  Low-Medium Density: up to 75 rooms per gross acre or 75 rooms per lot or parcel, whichever is greater;  Low-Medium Density (Modified): up to 252 rooms and 75,593 square feet of accessory uses;  Medium Density: up to 100 rooms per gross acre or 75 rooms per lot or parcel, whichever is greater;  Medium Density (Modified): up to 345 rooms;
 Medium Density (Modified A) up to 127 rooms; and
 Convention Center (CC) Medium Density: up to 125 rooms per gross acre with trip generation characteristics mitigated to the equivalent of 100 rooms per gross acre or 75 rooms per lot or parcel, whichever is greater.

For those parcels that are developed with hotel/motel rooms which exceed the maximum density designation, the number of rooms existing on the date of adoption of the Anaheim Resort Specific Plan Ordinance may be rebuilt or modified at their existing density. For projects that are developed in accordance with the Anaheim Resort Residential Overlay, the maximum number of dwelling units allowed shall be less than the number of hotel rooms proposed and such projects shall not create infrastructure impacts greater than the subject property’s permitted hotel/motel density, as permitted by the property’s underlying C-R District density designation unless otherwise mitigated through subsequent environmental analysis.

The maximum development density for the PR District is up to:
 2,158,363 square feet of co nvention center/meeting space  100,000 square feet of out door programmable space
 2,500 hotel rooms
 180,000 square feet of commercial space

CITY OF ANAHEIM
Page LU‐24 | May 2004

TABLE LU-4: GENERAL PLAN DENSITY PROVISIONS FOR SPECIFIC AREAS OF THE

CITY (CONTINUED)

Note No. 3: The Mountain Park Specific Plan allows for the development of up 2,500 dwelling units, public facilities, infrastructure, and recreational facilities. Uses are restricted by the conservation easement executed between the Irvine Company and the Orange County Parks Foundation on December 29, 2014. Cemeteries and other uses consistent with the conservation easement are permitted.

LSA is a business name of LSA Associates, Inc. LSA is a business name of LSA Associates, Inc.

CARLSBAD
CLOVIS
IRVINE

LOS ANGELES

PALM SPRINGS

POINT RICHMOND

RIVERSIDE

ROSEVILLE

SAN LUIS OBISPO
3210 El Camino Real, Suite 100, Irvine, California 92602 949.553.0666 www.lsa.net December 19, 2023
Nick Taylor
Senior Planner
Planning and Building Department
City of Anaheim
200 South Anaheim Boulevard, Ste 162
Anaheim, CA 92805
Subject: Gypsum Canyon Cemetery – Specific Plan Amendment Letter of Justification Dear Nick:

The Orange County Cemetery District (OCCD) is requesting a Specific Plan Amendment (SPA) for the proposed Gypsum Canyon Cemetery project (project). The Orange County Cemetery District (District) is proposing to construct a public cemetery on 283 acres of property within Gypsum Canyon (project site), located southeast of the State Route 91 (SR-91)/Gypsum Canyon Road interchange, in Anaheim (proposed project). A State veterans cemetery is also being considered within the 283-acre project site in a collaborative effort between the California Department of Veterans Affairs (CalVet), the County of Orange and the District. As part of their application for the proposed project, OCCD is requesting an amendment to the Mountain Park Specific Plan 90-4 to allow cemetery uses as a permitted use within the Low Medium Density Residential designation (within Development Area 5 of the Mountain Park Specific Plan) and remove the retail uses within the Institutional designation (within Development Area 6 of the Mountain Park Specific Plan). The Specific Plan has been codified in Chapter 18.112 of the City’s Municipal Code.

The amendments are proposed to accommodate the construction and operation of a public cemetery by the Orange County Cemetery District and potentially a State Veterans Cemetery by CalVet. The proposed OCCD cemetery uses are expected to accommodate demand for public internment needs for County residents for the next 80 years. Internment areas within the OCCD cemetery would be implemented in phases based on demand for spaces. Similarly, the veterans cemetery would be constructed in phases to accommodate their projected demand.

The proposed project would provide an affordable public cemetery and veterans cemetery to the citizens of the Anaheim and Orange County. OCCD’s mission is to provide affordable internment options for the residents of Orange County. Currently, El Toro Memorial Park is the only OCCD facility that has full casket interments available for purchase. OCCD is estimating, at the current rate of sale, that full casket interments may be exhausted at the El Toro Memorial Park by 2025/26.

To continue to implement their mission, OCCD is proposing the Gypsum Canyon cemetery to provide full burial and other interment options for the citizens of Orange County into the future.

Similarly, veterans who reside in Anaheim and Orange County now must be interred at the Riverside National Cemetery, Los Angeles National Cemetery or the California Central Coast Veterans Cemetery, located in Seaside. Provision of a State veterans cemetery at the project site provides Orange County veterans more convenient option for internment at a designated veterans cemetery.

2 As noted in Tables 2 and 12 within Sections 18.112.080 and 18.112.090 of the Zoning Code, respectively, similar uses to the public cemetery are identified as allowed with issuance of a conditional use permit in Zoning Districts RMPs 4-6. Zoning Districts RMPs 4-6 implement the Low Medium Density Residential designation within the Specific Plan. These conditionally permitted uses include: Community and Religious Assembly (in RMPs 4-6) and Public Services (in RMPs 5 and 6).

Public Services are a permitted use within RMP 4. Public cemetery uses are similar to both the Community and Religious Assembly and Public Services class of uses identified in Tables 2 and 12 as they are publicly owned and provide benefits/services to the general public. Given that the proposed project provides public benefits similar to other conditionally permitted used within Low Medium Density Residential designation, the OCCD is requesting that Tables 2 and 12 be revised to include cemeteries as a conditionally permitted use within DA5 only, as specified in the Special Provisions column of each table. Additionally, any development within DA 5 would be required to comply with the terms of the existing conservation easement that has been established adjacent to the project site. Operation of the proposed cemetery uses would not adversely affect adjoining County-owned open space uses. Proposed revisions to Chapter 18.112 are provided in Attachment A.

The proposed design does not result in a realignment of the Santa Ana Canyon Road, as noted in the Specific Plan. Given that the realignment would not occur with the proposed project, the available development areas within DA6 would be greatly reduced. Given the reduction in developable area within DA6, the removal of the 3,000 square feet of convenience store uses in DA6 is being requested. Other uses that would continue to be allowed in DA6 include a fire station and a trail staging area.

Other revisions are requested throughout the Mountain Park Specific Plan to establish consistency with the changes to revisions to Chapter 18.112 of the City’s Municipal Code, described above, and with the proposed project design. The purpose of these changes is to eliminate conflicts that could arise between the design of the proposed development within DA5 and DA6 and the development standards in the Specific Plan.

The proposed project provides a low intensity land use that has been designed to complement the existing open space character of the adjacent land uses and avoid or minimize impacts to adjacent natural resources. Both cemeteries are publicly owned facilities that will be properly maintained and operated in perpetuity. OCCD has been coordinately with OC Parks to ensure that construction and operation of the proposed project does not negatively affect County owned and managed open space resources.

3 We look forward to working with the City of Anaheim discussing the documentation provided above and working collaboratively with the City during review of the project application. If you have any questions concerning the contents of this letter, please do not hesitate to contact me at [email protected].

Sincerely,
LSA Associates, Inc.

Deborah Pracilio
Principal
Attachment A: Proposed AMC Chapter 18.112 Revisions
Attachment B: Proposed Mountain Park Specific Plan No. 90-4 Revisions

4 ATTACHMENT A

Proposed AMC Chapter 18.112 Revisions
unless otherwise defined in Section 18.112.030 (Definitions) herein. .090 General Plan Consistency. In adopting Resolution No. 91R-263 approving and adopting the Specific Plan, the City Council of the City of Anaheim made certain findings of consistency between the General Plan of the City of Anaheim and the Specific Plan. In granting future approvals as contemplated by this chapter and by the Specific Plan, the particular person or body so acting shall not do so in such a manner so as to abrogate or nullify those findings. (Ord. 5254 § 1 (part); September 10, 1991: Ord. 5920 § 1 (part); June 8, 2004: Ord. 5994 § 1 (part); September 27, 2005.)

18.112.030 DEFINITIONS.

The following definitions, which are different from or additional to the zoning code, shall apply to the Mountain Park Specific Plan. For all other phrases, terms and words, Chapter 18.92 of the zoning code shall apply. “Acres, Gross.” The overall acreage of a development area as defined herein or legal parcel which includes all roads except arterial highways as measured at their ultimate right-of-way width. “Architectural Projections.” Architectural projections are structural elements such as bay windows with window seats, potshelves, cornices, enclosed eaves, sills, buttresses, balconies and patios (open and semi-enclosed) projecting from the main building wall. (Semi-enclosed patios shall be at least fifty percent (50%) open.) “Architectural Features.” Design elements such as, but not limited to, towers, columns, cupolas, spires, turrets and horizontal roof ridge lines attached or unattached to a primary structure or garage which are used to create a more interesting and aesthetically pleasing building, yet are not intended to provide usable floor space. “Building Setback.” See “Yard.”
“Cemeteries.” As defined in Chapter 18.36 of the Zoning Code. “Development Area.” The Mountain Park Specific Plan is divided into development areas as shown on Exhibit 3, Development Plan. Development areas are conceptual areas containing one General Plan land use designation. The land use designations, the estimated number of units, and the estimated number of acres for each development area are shown on Table A, Development Plan Statistical Summary. One or more zoning districts may apply to a development area. “Drive, Private.” A private, internal vehicular accessway for attached semi-attached and detached single-family dwellings. “Dwelling, Single-Family Attached or Semi-Attached.” Attached or semi-attached dwelling units each of which is designed for occupancy by a single housekeeping unit and each dwelling unit of which is designed, intended and legally capable of separate ownership including, but not necessarily limited to condominiums, townhouses, rowhouses, or other forms of clustered dwellings with individual ownership interests therein. “Dwelling, Single-Family Detached.” A detached residential building designed exclusively for occupancy by a single housekeeping unit and each dwelling unit of which is designed, intended and legally capable of separate ownership, including individual lots and condominiums.
“Garage, Rear-On.” A garage fronting onto an alley which permits vehicular access thereto in a direction substantially perpendicular to the rear lot line.
“Height, Structural.” The vertical measurement from the highest point of the structure (excluding any architectural projections which are expressly authorized above the maximum height) to the finished floor level of the lowest floor directly below such point (other than a basement the ceiling of which is located entirely at or below the finished grade of the land). If any of the following conditions exist, then the maximum height shall be the vertical dimension from the highest point of the structure (excluding any projections which this title authorizes above the maximum height) to the finished grade level of the land directly below such point:
a) The lowest finished floor directly below such point is more than two (2) feet above the finished grade of the lot or building pad at any point abutting the foundation of the building, or b) There is no floor directly below such point, or
c) The structure is not a building.
“Interior Road” or “Interior Street.” Typical hillside interior streets as depicted on Exhibit 7F, Typical Hillside Interior Street Section.
“Large-Lot Subdivision.” A tract map or parcel map prepared for financing or conveyance purposes and subject to further subdivision approval prior to the issuance of building permits. “Loading Space.” An off-street space or berth on the same lot with a building or contiguous to a group of buildings for the temporary parking of a commercial vehicle while loading or unloading merchandise or materials. “Lot.” A parcel of real property shown as a delineated parcel of land with a number or other designation on a plat recorded in the Office of the County Recorder of Orange County. All lots must contain an area not less than the prescribed minimum square footage and lot width required for the zone in which it is located, abut at least one public street, or alley, or abut one private street which has been identified on a tentative tract or parcel map as a lettered lot to be used for street purposes. “Lot, Reversed Building Frontage.” A corner lot in a single-family residential zone on which the dwelling is constructed so as to front onto the street lot line with the longest street frontage. .0201 Primary Uses. Table 2 (Primary Us es: Single-Family Detached Residential Zones) identifies allowable primary uses, listed by classes of uses as defined in Section 18.36.030 and Section 18.36.040 of Chapter 18.36 (Types of Uses). .0202 Accessory Uses. Table 3 (Accesso ry Uses and Structures: Single-Family Detached Residential Zones) identifies allowable accessory uses and structures, lis ted by classes of uses as defined in Section 18.36.050 of Chapter 18.36 (Types of Uses).
.0203 Temporary Uses. Table 4 (Temporary Uses and Structur es: Single-Family Detached Residential Zones) identifies allowable temporary uses and structures, listed by classes of uses as defined in Section 18.36.060 of Chapter 18.36 (Types of Uses).
.0204 The allowable uses in Tables 2, 3 and 4 for each zone are established by letter designations as follows:

A. P designates classes of uses permitted by right;
B. C designates classes of uses permitted with a conditional use permit; and C. N designates classes of uses that are prohibited.
.0205 Interpreting Classes of Uses. The provisions for interpreting the classes of uses in Tables 8, 9 or 10 are set forth in Section 18.36.020 (Classification of Uses) in Chapter 18.36 (Types of Uses). .0206 Unlisted Uses. Any class of use that is not listed in Tables 2, 3 or 4 is not permitted. .0207 Special Provisions. Special provisions related to a use are referenced in the Special Provisions column of Tables 2, 3 and 4. Such provisions may include references to other applicable code sections or limitations to the specified land use.

Table 2

PRIMARY USES; SINGLE-FAMILY DETACHED RESIDENTIAL ZONES
P Permitted by Right

C Conditional Use Permit
Required

N Prohibited
RMP-1 RMP-2 RMP-3 RMP-4 Special Provisions

Table 2

PRIMARY USES; SINGLE-FAMILY DETACHED RESIDENTIAL ZONES
P Permitted by Right

C Conditional Use Permit
Required

N Prohibited
RMP-1 RMP-2 RMP-3 RMP-4 Special Provisions
Residential Classes of Uses
Dwellings - Single-Family Detached P P P P
Mobile Home Parks N N N N
Residential Care Facilities P P P P
Non-Residential Classes of Uses
Agricultural Crops N N N N
Antennas - Private Transmitting P P P P Subject to § 18.38.040 Bed & Breakfast Inns N N N N
Beekeeping N N N N
Cemeteries N N N C Conditionally permitted in
Development Area 5. Excludes
crematoriums. Cemeteries are not
permitted in all other Development
Areas.

Community & Religious Assembly C C C C
Convalescent & Rest Homes N N N N
Day Care Centers C C C C
Educational Institutions - General C C P P
Golf Courses & Country Clubs N N N N
Group Care Facilities N N N N
Oil Production N N N N
Public Services P P P P

Recreation - Low Impact P P P P
Transit Facilities N N N N
Utilities - Minor P P P P

Table 3

ACCESSORY USES AND STRUCTURES: SINGLE-FAMILY

DETACHED RESIDENTIAL ZONES
P Permitted by Right

C Conditional Use Permit
Required

N Prohibited
RMP-1 RMP-2 RMP-3 RMP-4 Special Provisions
Table 3

ACCESSORY USES AND STRUCTURES: SINGLE-FAMILY

DETACHED RESIDENTIAL ZONES
P Permitted by Right

C Conditional Use Permit
Required

N Prohibited
RMP-1 RMP-2 RMP-3 RMP-4 Special Provisions
Accessory Living Quarters N N N N
Agricultural Workers Quarters N N N N
Animal Keeping P P P P Subject to § 18.38.030
Antennas - Dish P P P P Subject to § 18.38.050 (may
require a conditional use permit)

Architectural Features P P P P
Day Care - Large Family P P P P Subject to § 18.38.140
Day Care - Small Family P P P P

Fences & Walls

P

P

P

P
Subject to § 18.40.050; this use
may occur on a lot with or
without a dwelling

Greenhouses - Private P P P P
Home Occupations P P P P Subject to § 18.38.130

Landscaping & Gardens

P

P

P

P
Subject to Chapter 18.46; this
use may occur on a lot with or
without a dwelling
Mechanical & Utility Equipment -
Ground Mounted P P P P Subject to § 18.38.160
Mechanical & Utility Equipment - Roof
Mounted

N N N N

Parking Lots & Garages

P

P

P

P
To serve needs of primary use
only; 4-car limit for garages in
RMP-1 and RMP-2 Zones

Petroleum Storage - Incidental P P P P
Recreation Buildings & Structures P P P P
Second Units P P P P Subject to § 18.38.230
Solar Energy Panels P P P P Must be mounted on the roof parallel to the roof plane
Senior Second Units C C C C
Signs P P P P Subject to § 18.112.130

.0209 Design Compatibility of Detached Accessory Structures . Any detached structure that is used to accommodate an accessory use listed in Table 9 (Accessory Uses and Structures: Single-Family Detached Residential Zones) and that is more than one hundred twenty (120) square feet in total floor area shall not have metal, vinyl or plastic siding. .0101 RMP-5 Zone. The intent of the RMP-5 Single-Family Residential Cluster Mountain Park Zone is to provide an attractive, safe and healthy environment with clustered single-family detached dwelling units subject to condominium maps.

This zone implements the Low-Medium Density Residential land use designation in the General Plan in Development Areas 4 and 5.
.0102 RMP-6 Zone. The intent of the RMP-6 Single-Family Residential Cluster Mountain Park Zone is to provide an attractive, safe and healthy environment with clustered single-family attached dwelling units subject to condominium maps.

This zone implements the Low-Medium Density Residential land use designations in the General Plan in Development Area

5. .20 Uses.
.0201 Primary Uses. Table 12 (Primary Uses: Single-Family Cluster Residential Zones) identifies allowable primary uses, listed by classes of uses as defined in Sections 18.36.030 and 18.36.040 of Chapter 18.36 (Types of Uses). .0202 Accessory Uses. Table 13 (Accessor y Uses And Structures: Single-Family Cluster Residential Zones) identifies allowable accessory uses and structures, listed by classes of uses as defined in Section 18.36.050 of Chapter 18.36 (Types of Uses).
.0203 Temporary Uses. Table 14 (Temporary Uses And Struct ures: Single-Family Cluster Re sidential Zones) identifies allowable temporary uses and structures, listed by classes of uses as defined in Section 18.36.060 of Chapter 18.36 (Types of Uses).
.0204 The allowable uses in Tables 12, 13 and 4 for each zone are established by letter designations as follows:

A. P designates classes of uses permitted by right;
B. C designates classes of uses permitted with a conditional use permit; and C. N designates classes of uses that are prohibited.
.0205 Interpreting Classes of Uses. The provisions for interp reting the classes of uses in Tables 12, 13 and 14 are set forth in Section 18.36.020 (Classification of Uses) in Chapter 18.36 (Types of Uses). .0206 Unlisted Uses. Any class of use that is not listed in Tables 12, 13 or 14 is not permitted. .0207 Special Provisions. Additional requ irements related to a use are referenced in the Special Provisions column of Tables 12, 13 and 14. Such provisions may include references to other applicable code sections or limitations to the specified land use.

Table 12
PRIMARY USES: SINGLE-FAMILY CLUSTER

RESIDENTIAL ZONES
P Permitted by Right
C Conditional Use Permit Required
N Prohibited

RMP-5 RMP-6 Special Provisions
Table 12
PRIMARY USES: SINGLE-FAMILY CLUSTER

RESIDENTIAL ZONES
P Permitted by Right
C Conditional Use Permit Required
N Prohibited

RMP-5 RMP-6 Special Provisions
Residential Classes of Uses
Dwellings - Single-Family Attached
Condominiums N P
Dwellings - Single-Family Detached
Condominiums P P
Mobile Home Parks N N
Residential Care Facilities N N
Senior Citizen Housing N N
Non-Residential Classes of Uses
Antennas - Broadcasting C C
Antennas - Private Transmitting C C Subject to § 18.38.040 Antennas - Telecommunications C C Subject to § 18.38.060 Bed & Breakfast Inns N N

Cemeteries C C Conditionally permitted in Development
Area 5. Excludes crematoriums.

Cemeteries are not permitted in all other
Development Areas.

Community & Religious Assembly C C
Convalescent & Rest Homes N N
Day Care Centers C C
Educational Institutions - General N N
Golf Courses & Country Clubs N N
Group Care Facilities N N
Oil Production N N
Public Services C C
Recreation - Low-Impact P P
Recreation - Swimming & Tennis C C
Room & Board N N
Transit Facilities N N
Utilities - Minor P P

Table 13

ACCESSORY USES AND STRUCTURES: SINGLE-FAMILY

CLUSTER RESIDENTIAL ZONES
P Permitted by Right
C Conditional Use Permit
Required N Prohibited
RMP-5 RMP-6 Special Provisions
Table 13

ACCESSORY USES AND STRUCTURES: SINGLE-FAMILY

CLUSTER RESIDENTIAL ZONES
P Permitted by Right
C Conditional Use Permit
Required N Prohibited
RMP-5 RMP-6 Special Provisions
Animal Keeping P P Subject to § 18.38.030
Antennas - Dish P P Subject to § 18.38.050 (may require conditional use permit)
Architectural Features P P
Day Care - Large Family P P Subject to § 18.38.140
Day Care - Small Family P P

Fences & Walls

P

P
Subject to § 18.46.110; a fence or
wall may occur on a lot with or
without any other primary use
structure

Home Occupations P P Subject to § 18.38.130

Landscaping & Gardens

P

P
Subject to Chapter 18.46; this use
may occur on a lot with or without
any other primary use structure

Mechanical & Utility Equipment - Ground Mounted P P Subject to § 18.38.160 Mechanical & Utility Equipment - Roof Mounted P P Subject to § 18.38.170 Parking Lots & Garages P P To serve needs of primary use only Recreation Buildings & Structures P P
Second Units N N
Signs P P Subject to Chapter 18.44

7 ATTACHMENT B

Mountain Park Specific Plan No. 90-4 Revisions

Mountain Park Specific Plan

5. Housing – The residential uses in Mountain Park will help the regional jobs to housing ratio.

6. Public Facilities – Regional highways, regional trails, a public park, fire station, a cemetery, and a water storage reservoir provided by the project will also serve the needs of other city residents.

7. Regi
onal Trails – Regional trails and a trail staging area will be provided by the project.

I. Open Space and Conservation Protection Strategies
Consistent with the provisions of Calif ornia Government Code Section 65561-65564, the majority of the Specific Plan
area is designated for preservation as natural open space.

The
Specific Plan provides for the preservation of large-scale, continuous open space/habitat areas Ap
proximately 2,163 acres of habitat preservation and recreation lands have been added to the region-wide ope
n space system.

The Specific Plan open space system is connected to other existing regional open space areas, including the C
oal Canyon Biological Corridor to the east, Fremont Canyon and Weir Canyon to the south and Featherly Regional Park
to the north. Proposed regional trails link major recreational resources within these open space areas.

J. Consistency
of the Specific Plan with General Plan Goals and Policies California Government Code Sections 65450-65457 permit the adoption and administration of Specific Plans as an impleme
ntation tool for elements contained within the local General Plan. Specific Plans must d
emonstrate consistency in regulations, guidelines and programs with the goals, objectives, policies, programs and uses that a
re set forth in the General Plan. The Mountain Park Specific Plan is intended to provide guidelines and standards necessary to implement each element of the City of Anaheim’s General Plan.

The Mountain Park Specific Plan is consistent with the City of Anaheim’s General Plan and its applicable goal
s as set forth in Appendix A.

I-6 Introduction
Mountain Park Specific Plan

II. DEVELOPMENT PLAN

A. Land Use

The primary objective of the Mountain Park Specific Plan is to create a unique residential community surrounded by preserved ridgelines, wetlands, habitat and other open space. The Mountain Park Specific Plan allows the development of up to 2,500 dwelling units in seven development areas. The Development Plan (Exhibit 3) shows the spatial and symbolic relationship of Mountain Park’s land uses. The project area has been divided into numbered “Development Areas”. The development area boundaries coincide with general plan land use categories. Land use, roadway alignments and development designations are conceptual and not intended to represent precise boundary lines. Development area boundaries may be modified in accordance with the provisions of Section III, Zoning and Development Standards.

The approximate number of dwelling units within each residential development area is shown on Table A, Development Plan Statistical Summary. All references to acres, including density standards such as dwelling units per acre, are intended to mean gross acres as defined in Section III, Zoning and Development Standards.

Dwelling units in residential development areas as shown in Table A, Development Plan Statistical Summary, may be transferred to other Development Areas in accordance with Section III, Zoning and Development Standards.

1. Development Areas
Development areas 1, 2, 4, 5 and 6 are located east of SR-241 and Development Areas 3 and 7 are located west of SR-241. The development areas encompass 830 acres and are generally located in the northern portion of the project site. Development Areas 1, 2, 3 an d 7 consist of Low-Medium Hillside Density Residential land uses which allow up to six dwelling units per acre, and Development Areas 4 and 5 consist of Low-Medium Density Residential land uses which allow up to 16 dwelling units per acre. Specific land use standards contained in the Mountain Park Specific Plan regulate the development of residential uses. Conceptual characteristics of each planning area are described below. a. Development Area 1 is the southernmost development area in the eastern portion of the project site.

There are 210 single-family detached dwelling units proposed. The s ize of the lots is currently estimated to range from approximately 5,000 to 7,000 square feet. Access to this development area would be provided from the extension of Gypsum Canyon Road. b. Development Area 2 is located in the eastern portion of the project site. 130 single-family detached dwelling units are planned within this area, and access would be provided from the extension of Gypsum Canyon Road. The size of the lots is currently estimated to range from approximately 4,000 to 5,000 square feet.
c. Development Area 3 is located west of SR-241, north of the proposed extension of Weir Canyon Road, and is proposed to include 50 single-family detached dwelling units. The size of the lots is proposed to range from approximately 3,375 to 4,000 square feet. A 15-acre community park and 10-acre school site are proposed within this area. Access to resi dential uses within the development area would be provided from Mountain Park Drive, a proposed new roadway within the project site. d. Development Area 4 is located in the northern portion of the site, adjacent to and east of SR-241.

This development area is proposed to include 420 single-family detached dwelling units; access would be provided from Mountain Park Drive.
e. Development Area 5 is located in the northeast portion of the project site and is proposed to include 1,595 single-family detached and single-family attached residential units. Access to this development area would be provided from Mountain Park Drive. A private recreation center is located southwest of the intersection of Gypsum Canyon Road/Mountain Park Drive, adjacent to Gypsum Creek. Provision has been made to permit cemetery and other uses within DA5, consistent with a conservation easement executed between the Irvine Company and the OC Parks Foundation.

II-1 Development Plan
Mountain Park Specific Plan
f. Development Area 6 is located at the northwest corner of Santa Ana Canyon Road and Gypsum Canyon Road
and will include, but not be limited to, a fire station, and a trail staging area, and 3,000 sq. ft. convenience store.
g. Development Area 7 is located south of the proposed Weir Canyon Road extension, west of SR- 241.

This area is proposed to include 95 single-family detached dwelling units; access would be provided from
the proposed extension of Weir Canyon Road. The size of the lots is currently estimated to
range from approximately 3,375 to 4,000 square feet.

2. Regional Open Space
The open space and recreation components of the project are part of The Irvine Company’s approximate 50,000-ac
re Irvine Ranch Land Reserve (IRLR). The IRLR includes the open space areas within the Irvine Ranch property, including but not limited to: The Irvine Company lands (approximately 21,000 acres) within the County of Orange Central & Coastal Subregion NCCP Natural Communities Conse
rvation Plan & Habitat Conservation Plan Reserve (NCCP/HCP Reserve); over 11,000 acres of area within conservation easements; various wildlife and marine preserves; open space; recreational preserves; and
cultural and educational facilities. Th e primary goals of the IRLR are to further protect and prese
rve its sensitive resources, and to provide new and diverse recreational access to the public.

The
proposed project includes the following open space components which are depicted on Exhibit 4 and de
scribed below: 940 acres within the NCCP/HCP Reserve; 911 acres within The Nature Conse
rvancy Anaheim Conservation Easement (TNC ACE); and 312 acres of other open space. a. NCCP/H
CP Reserve
The NCCP/HCP was adopted by the California Department of Fish and Game (CDFG), U.S. Fish and Wildlife Service (USFWS), and participating agencies (including the City of Anaheim) in 1996, five years after certification of the Mountain Park Specific Plan (SP 90-04) Final EI R
(FEIR No
. 302), to address protection and management of coastal sage scrub (CSS) habitat and CSS-
obligate species, and other covered habitats and species, including oak woodlands and Tecate Cypress.

The NCCP/HCP mitigates anticipated impacts to those habitats and species on a program
matic, sub-regional level, rather than on a project-by-project, single species basis. The NCCP/HCP i
nvolved the establishment of an approximate 37,000-acre Reserve for the protection of CSS, ot
her upland habitats, the coastal California gnatcatcher, and other species identified in the NCCP/
HCP. As noted above, 940 acres of the project site are within the NCCP/HCP Reserve and are
protected by the provisions of that program. The Mountain Park development areas are specifically a
uthorized to be developed under the NCCP/HCP.

Following approval
of the NCCP/HCP, the participating agencies (including the City of Ana
heim) and participating landowners (including The Irvine Company), USFWS, CDFG, and the
County of Orange signed an Implementation Agreement (IA). The IA sets forth the implementation requirements
for the NCCP/HCP, including requirements related to dedication, creation, a
nd management of the Reserve, interim management of the Reserve, funding for Reserve ma
nagement, and procedures and minimization measures related to development impacts to, a
nd “take” of Identified Species and modification of habitat in those areas designated for devel
opment under the NCCP/HCP.

The Nature Reserve of Orange County (NROC), a non-profit corporation was formed in December 1996. The NROC Board of Directors includes participating landowners, agencies and envi
ronmental groups and is responsible for adaptive management coordination functions conce
rning the NCCP/HCP Reserve, including: po licies for managing and monitoring of the Reserve, research, habitat restoration and enhancement, fire management, public access, permitting
of infrastructure, existing uses and interim management, all as specified in the NCCP/HCP;
managing the endowment received from the participating landowners and agencies and any in-lieu mitigation fees that are collected from non-participating entities; and preparing an
d approving an annual report for submittal to CDFG and USFWS.

II-4 Development Plan
Mountain Park Specific Plan

7. Cemetery
Provision has been made to permit cemetery uses, as defined in Section 18.36.040.030 of the Anaheim Municipal Code, and other uses within the Specific Plan. This provision is consistent with the conservation easement executed between the Irvine Company and the Orange County Parks Foundation on December 29, 2014. This conditionally permitted use would provide City and County residents, including veterans, with long-term internment options.

B. Circulation
The goal of the Vehicular Circulation Plan as shown on Exhibit 6, is to provide a circulation system that has suf
ficient capacity to meet the transportation demands generated by development of the Mountain Park project.

The following circulation
features have been incorporated into the Mountain Park Specific Plan to accomplish th
is goal.

1. Ro
adway Classifications. The street standards for each roadway classification on the circulation plan are set forth in Exhibits 7A through 7D and shall apply to Mountain Park. In addition to the arterials and
streets identified above, the project would also include a network of interior streets. The st reet sectio
ns conform to Department of Public Works Standards except that sidewalks have been omitted along segments that do not lead to residential units and privately maintained medians have been added on
Mountain Park Drive and Gypsum Canyon Road to enhance aesthetics.

Table B

ROADWAY CLASSIFICATION INDEX

ROADWAY CLASSIFICATION

INTERIOR

SPECIFI
C PLAN

SECTIONS

EXHIBIT
NO.

Gypsum Canyon Road (Public) –
between SR-91 and Santa Ana
Canyon Road
Hillside Primary-Four
Lanes (modified)
C & J 7B & 7D
7B
7A
7B

7C
7C
7C & 7D
Gypsum Canyon Road (Private)-
between SR-91 and Santa Ana
Canyon Rd.

Hillside Primary-Four
Lanes (modified)
D
Weir Canyon Road (Public) Hillside Secondary
(modified)
A & B
Santa Ana Canyon Road (Public) Hillside Secondar y
(modified)
E
Mountain Park Drive (Public &
Private)
Hillside Collector
(modified)
F & G
Gypsum Canyon Road (Private)-
south of gated entrance
Hillside Collector
(modified)
H
Streets “A” through “E” (Private) Hillside Collector
(modified)
H & I

2. Ga
ted Entries. There are two entries into the project s ite: Gypsum Canyon Road and Weir Canyon Road. As part of the project, Gypsum Canyon Road will be extended south from its current terminus n
ear Santa Ana Canyon Road and will terminate within Development Area 1. Manned g Guard gates will be provided on Gypsum Canyon Road and on Mountain Park Drive. Weir Canyon Road will be extended from its current terminus at Blue Sky Way to a proposed interchange at SR-241.

3. Bridge Structures. Mountain Park Drive will bridge SR-241 to provide access between Development Areas east and west of SR-241. This overcrossing will be constructed at the same time as the portion of M
ountain Park Drive on the east side of SR-241. The bridge is proposed to span 340 feet and would be a cast-in-place concrete box girder. The proposed cross-sec tion for the bridge overcrossing is provided on
Exhibit 7C.

II-22 Development Plan
Mountain Park Specific Plan

1. Landscape Concept
Mountain Park is a unique community of individual neighborhoods set within significant natural open space.

Each neighborhood is distinguished by its particular topographic and native plant community setting and tied to the large
r community by unified streetscapes and open space corridors. The overall landsca
pe concept consists of five categories depicted on Exhibit 8A, Landscape Concept Plan, and descri
bed as follows:
a. Open Space. Ungraded natural open space and topography, where native vegetation will be p
reserved, thinned or restored.
(1) Fuel Modification Area. Ungraded slopes in Zones B, C and D, which are subject to any combination
of vegetation thinning and/or irrigation as provided in Section II.D.2 (Fuel Mo
dification Areas) and Exhibits 10A and 10B.
b. Manufactured Slopes. These perimeter slopes, as shown on Exhibit 8B, shall be planted with n
ative trees, shrubs and annuals to the extent feasible. The intent is to restore and manage th ese slopes
as naturalized open space with associated savings of water and maintenance. Wherever manufactured slopes are coincidental with Fuel Modification Areas, the plant species and spacing shall adhere
to Anaheim Fire Department requirements. Each Homeowners Association or other public agency which is responsible for maintaining manufactured slopes shall be required to follow a slope maintenance manual prepared by the property owner/developer in accordance with appr
oved landscape plans.

Trees shall be selected from Table 1 in Section 18.112.070.040, Mountain Park Tree List, and be in conformance with canopy
standards and minimum installation sizes set forth therein and the minimum
planting requirements set forth below. Shrubs and ground covers shall be in conformance with
the planting requirements set forth below.
(1
) Show Slopes. Manufactured slopes visible from external state highways; adjacent reside
ntial neighborhoods; arterial highways; public streets serving the community park and school; a
nd adjacent to the private community entries. Show Slopes shall be planted in compliance
with Table C, Manufactured Slope Planting Requirements. (2
) Community Slopes. Manufactured slopes with elevations higher than adjacent Internal Collector Street Scenes.

Community Slopes shall be planted in compliance with Table C, Ma
nufactured Slope Planting Requirements.
(3) Living Area Slopes-Downhill. Manufactured slopes with elevations lower than adjacent Internal C
ollector Street Scenes. Living Area Slopes – Downhill shall be planted in compliance
with Table C, Manufactured Slope Planting Requirements. (4
) Living Area Slopes-Neighborhood. Manufactured slopes internal to a neighborhood, between residential lots or along internal streets. Living Area Slopes – Downhill shall be planted in compliance with Table C, Manufactured Slope Planting Requirements. (5
) Transition Slopes. Manufactured slopes adjoining natural open space shall be planted in compliance
with Table C, Manufactured Slope Planting Requirements. (6
) Fuel Modification Areas. Manufactured slopes comprising Fuel Modification Areas shall be s
ubject to Section 18.112.020.0102.
c. Gypsum Creek. Slopes in the Gypsum Creek Open Space Corridor abutting residential edges will transition i
n landscape character to more ornamental, evergreen species in densely planted composition t
o perform a buffering and screening function from the greater corridor setting.

Predominant tree species
will include Coast Live Oak, Pine species and California Pepper.

Pred
ominant shrub species will include Toyon, Rhus, Coyote Brush, Arbutus and Pittosporum. d. Restoration Area. I
mpacted portions of the dDrainage area within Development Areas 2 and 5 shall be restored. The area currently consists of an unnamed drainage, which is tributary to Gypsum Canyon Wash.

A drainage will be re-created. Vegetation within the drainage will be restored to a mule fat scrub and mule fat
scrub/oak woodland community.

Mountain Park Specific Plan
IV-4 Public Facilities Plan
B. Water S ystem
Existing facilities west of the project site within The Summit of Anaheim Hills, Hi ghlands, and Sycamore Canyon
communities will be utilized as connection sources for proposed project water facilities. The proposed Development Areas range in elevation from 400 feet to 940 feet above mean sea level (amsl) and extend across three of the City of Anaheim’s existing pressure zones (elevations 750, 900 and 1120).

The proposed water system plan for the project is depicted on Exhibit 16. The specific design and locatio n of water
facilities will be reviewed as part of subsequent plan approvals (i.e., tentative tract or parcel maps).

The primary water supply for the project will be provided through an extension of the 24-inch Santa Ana Canyon Roa
d 750-foot elevation zo ne transmission main (connection at Santa Ana Canyon Road/Woodc reek appr
oximately 1.5 miles west of project site). A portio n of an existing 20-inch main along Santa Ana Ca nyon Ro
ad may also need to be increased to serve the project. Water lines ranging from 12 to 24 inches will be installed within the project site to distribute water to proposed uses. The project will also involve th e construction
of three domestic water storage reservoirs: a 680750-foot zone reservoir in the eastern portion of Development Area 5; a 900-foot zone reservoir in th e southern portion of Development Area 1, and a 1, 320- foo
t zone reservoir south of Development Area 7. The 1,320-foot zone reservoir will provide water storage capacity to serve both the proposed project and other portions of the Hill and Canyon Area. Service to th e 1,120-foot zone areas
of the project will be prov ided by the 1,320-foot zone reservoir through a pressure reduction facil
ity. Per City standards, telecommunication/fi ber optic circuits will be installed to serve th e communication needs of
the electric, water and municipal facilities within the development site.

The
water reservoirs will be closed tanks made of reinforced concrete or steel and will be located and designed in a
way that they are screened from view by most of th e residents of the proposed project. One or more of the following techniques may accomplish this:
x partially buryi
ng the reservoir,
x berming or filling around the perimeter of the reservoir, and/or x landscaping which is compatible in appearance with the adjoining natural open space areas.

The primary water storage and distribution to serv e the proposed project w ill be from the proposed 680750- foot zone reservoir in the eastern portion of Development Area 5. A secondary potable water source may be an on-site well, which would include water stor age and distribution to serve the project. Two An on-site booster pump station s located at the proposed 680750 Zone Reservoir site will be required to convey water to the parcels of the project. the proposed 900-foot zone reservoir. Pumping for the 900 and 1120 Zones will be provided by upgrading the capacity of two existing off-site pump stations (Weir Canyon 900 Zone and Summit 1120 Zone). The final design for any necessary the pump stations will be determined during preparation of the final design plans for the water system, and it is expected that each will be above ground and located at the respective existing facility site. The on-site booster pump s station and proposed upgrades of the existing off- site pump stations will be designed to minimize operating noise and acoustic louvers will be installed.

Redundant water supply is needed in the event of an out age of primary supply and will be provided through connections to the City’s existing 900 Zone (connection at Oak Hills Road) and proposed 1120 Zone facilities (connection at Weir Canyon Road).

Mountain Park Specific Plan
IV-6 Public Facilities Plan
C. Sanitary Sewe r System
Sanitary sewer service for the propos ed project would be provided by the City of Anaheim. The proposed sanitary sewer system for the project is depicted on Exhibit 17-A. The proposed on-site sanitary sewer facilities consist of sewer mains ranging in size from 8 inch es to 15 inches. The sewer flows from the project site would be divided into two service areas: the Gypsum Canyon area east of SR-241 (Development Areas 1, 2, 4, 5, and 6), and the area west of SR-241 (Development Areas 3 and 7).

The proposed sewer system is based on the Sewer Study prepared for the project (included in Appendix N to the EIR). The sewer study addresses numerous options for conveyance of sanitary sewer wastewater flows off- site. The City of Anaheim has selected th e proposed sanitary sewer system that is addressed in this section as the preferred alternative. Alternative sanitary sewer system plans for west and east basin development areas are shown on Exhibit 17-A. These are shown on Exhibit 17-B, Alternatives, but not discussed. All of the sewer alternatives are provided for in the Specific Plan and are fully analyzed in the EIR. The sewer system that would ultimately be constructed will be determined prior to approval of the first tentative tract or parcel maps for east and west basin development areas. The references to sewer connection options provided in this Specific Plan are numbered consistent with the sewer study; however, for clarificatio n, west and east basin alternatives are referred to with a “W” and “E” as appropriate.

The sanitary sewer connection options to ultimately be constructed would be coordinated with the following agencies: City of Anaheim, City of Yorba Linda (for east basin options), and Orange County Sanitation District (OCSD). The OCSD is the agency responsibl e for the SARI line, and the off-site sanitary sewer connection alternatives for the east basin are located within the City of Yorba Linda.

East Basin.

Sanitary sewer flows from
proposed uses east of SR-241 (residential development areas , private recreation center, fire station, trailhead staging area, and conv enience store/interpretive center) would drain by gravity flow northerly generally to the intersection of Gypsum Canyon Road and Santa Ana Canyon Road. At this collection point, the project sewage flows would be conveyed by gravity flow from the Gypsum Canyon service area out of the development to a Santa Ana Rive r Interceptor (SARI) connection point. The off-site sewer connection option is described below.

The off-site sewer connection is proposed as a 15-inch gravity sewer main that would be installed westerly along relocated Santa Ana Canyon Road using conventional trench construction, entering existing Santa Ana Canyon Road approximately 1,000 feet west of Gypsum Canyon Road. The gravity main would continue approximately 0.75 mile westerly to a low point in the profile of Santa Ana Canyon Road. At this location, the gravity main would continue westerly to the intersectio n of Woodcreek Road using microtunneling (trenchless technology) construction techniques. At this point, the sewer line would extend north and cross SR-91 (using microtunneling), and enter the existing SAVI Ranch commercial/retail center in a parking lot area. Utilizing conventional trenching techniques the gravity sewer would continue north through the existing parking lot to SAVI Ranch Parkway, then would turn northwest and connect to an existing SARI pipeline manhole at the intersection of SAVI Ranch Parkway and Old Canal Road. Traffic control would be required in Gypsum Canyon Road and portions of Santa Ana Canyon Road during installation of the gravity sewer pipe where traditional trenching methods are used and at jacking pit locations for microtunneling segments.

DA 5 within the East Basin could also potentially accommodate an on-site sewage management option. Under this option, on-site sewage will be collected via pipelines and conveyed to on-site holding tanks with the upper and lower pads. These holding tanks will be regularly monitored and drained to a septic tank and cleaned out, as needed, with a vacuum truck.

East Basin Off-site Sanitary Sewer Line Connection Options.

In addition to the sewer alignmen t described above, the Mountain Park EIR identifies and provides environmental analysis of four potential options for off-site sewer connections for eastern development areas:
x E-1 – Gravity Main to SARI Pipeline via Gypsum Canyon Road x E-3 – Gravity Main to SAVI Ranch via Santa Ana Canyon Road and River Maintenance Road Mountain Park Specific Plan
IV-11 Public Facilities Plan
G. Cable T elevision
Cable television and internet services within the project site will be provided by Adelphia Communications Company.

There are two ex isting service pick-up points in the vi cinity of the project site: Oak Canyon Dri
ve/Running Springs Drive, and Santa Ana Canyon Road/Woodcreek Road. Cable television conduits will be installed in sole trenches from pick-up points to the development area entrances and will be in joint trenches (sha
red with other utilities) along with the electrical and telephone conduits for distribution within the Development Areas (refer to Exhibit 18).

H. Sou
thern Trails Pipeline Relocation
The proposed project will involve relocation of the exis tin g Southern Trails Pipeline (formerly referred to as the Four C
orners Pipeline). The Southern Trails Pipe line owned by the Questar Corporation traverses the northern portion of t
he site in an east-west direction. The pipeline is an interstate f acility that orig inates in Long Beach and extends t
o Farmington, New Mexico. The pipeline is a 16-inch steel facility. It is no t currently in operation;
however, it is maintained by Questar and is charged with nitrogen to maintain pressure in the line.

Questar has plans to co nvert the pipeline from oil products tr ansmission to a high-pressure natural g
as line. Conversion of the pipeline is dependent on market conditions, and is not currently schedu led.

Approximately 1,800 feet
of the existing pipeline that tr averses the site will be replaced with approximately 1,935 feet
of new pipeline. The pipeline will be installed between four and ten feet below ground surface in open space or under proposed private streets within an easement and will occur during project grading.

Installation of the pipeline will be completed in stages, by Questar consistent with the phasing of the project.

LSA is a business name of LSA Associates, Inc.LSA is a business name of LSA Associates, Inc.

CARLSBAD
CLOVIS
IRVINE

LOS ANGELES

PALM SPRINGS

POINT RICHMOND

RIVERSIDE

ROSEVILLE

SAN LUIS OBISPO
3210 El Camino Real, Suite 100, Irvine, California 92602 949.553.0666 www.lsa.net October 12, 2023
Nick Taylor
Senior Planner
Planning and Building Department
City of Anaheim
200 South Anaheim Boulevard, Ste 162
Anaheim, CA92805
Subject: Gypsum Canyon Cemetery – Conditional Use Permit Letter of Justification Dear Nick:

The Orange County Cemetery District (OCCD) is requesting a Conditional Use Permit (CUP) for the proposed Gypsum Canyon Cemetery project (project). On the approximately 283 acre property, the Orange County Cemetery District (District) is proposing to construct a public cemetery within Gypsum Canyon (project site), located southeast of the State Route 91 (SR-91)/Gypsum Canyon Road interchange, in Anaheim (proposed project). A State veterans cemetery is also being considered within a portion of the 283-acre project site in a collaborative effort between California Department of Veterans Affairs (CalVet), County of Orange and the District. As part of their application for the proposed project, OCCD is proposing an amendment to the Mountain Park Specific Plan (Specific Plan) to allow public cemeteries as a conditionally permitted use within the Low-Medium Density Residential land use designation within DA 5 only (Zoning Districts RMP-4, RMP-5 and RMP-6).

Tables 2 and 12 in Chapter 18.22 (Mountain Park Specific Plan No. 94-4) identifies several similar uses that are similar uses to the public cemetery are identified as allowed with issuance of a conditional use permit in Zoning Districts RMPs 4-6. Zoning Districts RMPs 4-6 implement the Low Medium Density Residential designation within the Specific Plan. These conditionally permitted uses include: Community and Religious Assembly (in RMPs 4-6) and Public Services (in RMPs 5 and 6).

Public Services are a permitted use within RMP 4. Public cemetery uses are similar to both the Community and Religious Assembly and Public Services class of uses identified in Tables 2 and 12 as they are publicly owned and provide benefits/services to the general public. Given that the proposed project provides public benefits similar to other conditionally permitted used within Low Medium Density Residential designation, the OCCD is requesting that Tables 2 and 12 be revised to include cemetery as a conditionally permitted use within DA5 only. Additionally, any development within DA 5 would be required to comply with the terms of the existing conservation easement that has been established adjacent to the project site pursuant to the agreement executed between the Irvine Company and the Orange County Parks Foundation on December 29, 2014.

The following provides justification for consideration of modifying Tables 2 and 12 to include cemeteries as a conditionally permitted use within DA5 and that issuance of a CUP for the proposed project is appropriate and follows the format provided in the City’s CUP application form:

A
) Indi
cate how the proposed use will not adversely affect the adjoining land uses or the growth and de
velopment of the area.

2 Operation of the proposed cemetery uses would not adversely affect adjoining County-owned open space uses. The cemetery provides a low intensity land use that has been designed to complement the existing open space character of the adjacent land uses and avoid or minimize impacts to adjacent natural resources. The cemetery operations will not affect any future growth in the area since there are currently no plans for additional development within this area of the City as the Mountain Park Specific Plan is no longer moving forward.

B) Explain how the site proposed for the use is large enough to accommodate anticipated growth of the development and allow the continued operation without causing a detriment to the particular area or to health and safety.

The proposed OCCD cemetery uses are expected to accommodate demand for public internment needs for County residents for the next 80 years. Internment areas within the OCCD cemetery would be implemented in phases based on demand for spaces. Similarly, the CalVet veterans cemetery would be constructed in phases to accommodate their projected demand. Both cemeteries are owned by public agencies they will be properly maintained and operated in perpetuity and would not result in a detriment to the uses or health and safety of the adjacent land.

C. Indicate how the traffic generated by the proposed use will not impose an undue burden upon the roads designed and constructed to handle the traffic in the area.

As shown in Table A, the trip generation associated with the proposed cemetery uses is substantially lower than was previously anticipated as part of the approved Low-Medium Density Residential uses in Development Area 5 of the Mountain Park Specific Plan. A traffic study will be prepared to demonstrate the effects of the proposed cemetery uses on the adjacent circulation and the identify appropriate modifications to the existing Santa Ana Canyon Road/Gypsum Canyon Road intersection. Provision of a traffic signal at this intersection may be warranted. The methodology for this traffic analysis will be coordinated with City staff prior to preparation of the traffic study.

Table A: Trip Generation Comparison
Land Use (ITE Land Use Code) Size Unit ADT AM Peak Hour PM Peak Hour In Out Total In Out Total
Trip Rates
Single Family Residential1

DU 10.00 0.24 0.56 0.80 0.70 0.30 1.00
Condominiums1 DU 8.00 0.13 0.51 0.64 0.56 0.24 0.80
Cemetery (566)2

Acre 6.02 0.14 0.03 0.17 0.14 0.32 0.46
Previously Anticipated Land Uses
Single-Family Detached 770 DU 7,700 185 462 616 539 231 770 Single-Family Attached 825 DU 6,600 107 421 528 462 198 660 Net Zone 5 Trip Generation 14,300 292 883 1,144 1,001 429 1,430 Proposed Project Trip Generation
Gypsum Canyon Cemetery 180 Acre 1,084 25 5 31 25 58 83
Net Trip Generation (Proposed - Anticipated) (13,216) (267) ( 878) (1,113) (976) (371) (1,347) 1 Trip rates provided in Table 3-1 of the Mountain Park Specific Plan Traffic Analysis (Austin-Foust Associates, February 2005). 2 Trip rates based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition (2021).

ADT = average daily traffic

3 DU = dwelling unit

D. Indicate how approval of this Conditional Use Permit or Minor Conditional Use Permit with any conditions of approval, will not harm the health and safety of the citizens of the City of Anaheim.

The proposed project would provide an affordable public cemetery and potential veterans cemetery to the citizens of the Anaheim and Orange County. OCCD’s mission is to provide affordable internment options for the residents of Orange County. Currently, El Toro Memorial Park is the only OCCD facility that has full casket interments available for purchase. OCCD is estimating, at the current rate of sale, that full casket interments may be exhausted at the El Toro Memorial Park by 2025/26. To continue to implement their mission, OCCD is proposing the Gypsum Canyon cemetery to provide full burial and other interment options for the citizens of Orange County into the future.

Similarly, veterans who reside in Orange County now must be interred at the Riverside National Cemetery, Los Angeles National Cemetery or the California Central Coast Veterans Cemetery, located in Seaside. Provision of a State veterans cemetery at the project site provides Orange County veterans more convenient option for internment at a designated veterans cemetery.

As described above, both cemeteries are publicly owned facilities that will be properly maintained and operated in perpetuity and would not result in a detriment to the uses or health and safety of the adjacent land.

We look forward to working with the City of Anaheim discussing the documentation provided above and working collaboratively with the City during review of the project application. If you have any questions concerning the contents of this letter, please do not hesitate to contact me at [email protected].

Sincerely,
LSA Associates, Inc.

Deborah Pracilio
Principal