October 2025
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Table of Contents
1 Introduction ............................................................................1-1
1.1 Location ................................................................................. 1-1
1.2 Purpose and Authority .......................................................... 1-1
1.3 Relationship to City Documents ............................................ 1-4
1.4 Organization of the Specific Plan ........................................... 1-4 2 Planning Context .....................................................................2-1
2.1 Existing Land Use ................................................................... 2-1
2.2 Existing Conditions ............................................................... 2-5
2.3 Existing Market Conditions .................................................... 2-5
2.4 Specific Plan Background and History of Approvals .............. 2-5
2.5 Development Vison and Objectives ...................................... 2-8 3 Development Plan ...................................................................3-1
3.1 Land Use Summary ............................................................... 3-1
3.2 Development Concept ........................................................... 3-1
3.3 Circulation Plan .................................................................... 3-10
3.4 Parking Regulations ............................................................. 3-15
3.5 Grading Concept ................................................................. 3-17
3.6 Sustainability ....................................................................... 3-18
3.7 Infrastructure Concept ........................................................ 3-18 4 Design Guidelines ....................................................................4-1
4.1 Design Guidelines Purpose and Intent .................................. 4-1
4.2 Guiding Principles .................................................................. 4-1
4.3 Design Objectives .................................................................. 4-2
4.4 General Design Guidelines .................................................... 4-2
4.5 General Site Planning Guidelines .......................................... 4-2
4.6 General Building Design Guidelines ...................................... 4-2
4.7 General Materials and Colors ............................................... 4-4
4.8 General Landscape Guidelines .............................................. 4-4
4.9 Parking Areas ........................................................................ 4-4
4.10 General Open Space Guidelines ............................................ 4-5
4.11 Monumentation and Signage................................................ 4-5
4.12 General Lighting Guidelines .................................................. 4-9
4.13 Sustainable Design ................................................................ 4-9
4.14 Commercial Design Guidelines ........................................... 4-10
4.15 Residential Design Guidelines ............................................. 4-15 5 Implementation.......................................................................5-1
5.1 Administration ...................................................................... 5-1
5.2 Implementation .................................................................... 5-3 6 Consistency with the General Plan ...........................................6-1
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List of Figures
Figure 1-1: Regional Vicinity .................................................................. 1-2 Figure 1-2: Local Vicinity ........................................................................ 1-3 Figure 1-3: Specific Plan Area ................................................................ 1-6 Figure 2-1: Aerial Map ........................................................................... 2-2 Figure 2-2: General Plan Land Uses ....................................................... 2-3 Figure 2-3: Zoning Map ......................................................................... 2-4 Figure 2-4: Existing Conditions .............................................................. 2-7 Figure 2-5: Topography Map ............................................................... 2-10 Figure 3-1: Development Plan ............................................................... 3-3 Figure 3-2: Illustrative Site Plan ............................................................. 3-4 Figure 3-3: DA 2 and DA 5 Plaza and Park Plan ..................................... 3-9 Figure 3-4: Illustrative Parkway Section of Santa Ana Canyon Road (A) . 3-10 Figure 3-5: Cross-Section Street Segments ......................................... 3-11 Figure 3-6: Illustrative Parkway Section of Roosevelt Road (B) .......... 3-12 Figure 3-7: Illustrative Section of Festival Drive Residential Entry (C) 3-13 Figure 3-8: Illustrative Parkway Section of Festival Drive South (D) ... 3-13 Figure 3-9: Street Cross Sections ......................................................... 3-14 Figure 3-10: Circulation Plan ............................................................... 3-16 Figure 3-11: DA 5 – Residential, Concept Grading Plan....................... 3-18 Figure 3-12: Water Plan ....................................................................... 3-20 Figure 3-13: Sewer Plan ....................................................................... 3-21 Figure 3-14: Drainage Plan .................................................................. 3-22 Figure 4-1: Monumentation Signage Plan ............................................. 4-8 Figure 4-2: Commercial Colors and Materials……………….....................4-13 Figure 4-3: Residential Colors and Materials…………………………………….4-17
List of Tables
Table 2-1: Development Area Comparison Summary .......................... 2-8 Table 3-1: Land Use by Development Area (DA) ................................... 3-1 Table 5-1: Review and Approval Authority ........................................... 5-4 Table 5-2: Financing, Ownership, and Maintenance ............................ 5-5
Appendices
Appendix A | Municipal Code (Chapter 18.108)
Section 1
Introduction
This section explains the purpose and intent of the Specific Plan; site location, project overview, enabling legislation, project goals and objectives and organization of the Specific Plan.
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1 Introduction
1.1 Location
The Anaheim Hills Festival Specific Plan (“Specific Plan”) is located in the Anaheim Hills area of the City of Anaheim in Orange County, California (see Figure 1-1, Regional Vicinity ). Anaheim is located approximately twenty miles inland from the Pacific Ocean and 27 miles southeast of Downtown Los Angeles. The Specific Plan Area encompasses approximately 85.7 gross acres of land associated with the existing Anaheim Hills Festival shopping center, situated in the eastern portion of the City. The Specific Plan Area is located south of the Riverside Freeway, State Route 91 (SR 91), and is bounded by Santa Ana Canyon Road to the north and Roosevelt Road to the east. South Festival Drive provides a looped local access road to the site (see Figure 1-2, Local Vicinity).
The Anaheim Hills Festival Specific Plan contains three primary areas, the lower tier, upper tier, and the top tier, which is developed with senior apartments (see Figure 1-3, Specific Plan Area).
1.2 Purpose and Authority
A specific plan is a planning and regulatory tool made available to local governments by the State of California. Specific plans implement a city’s General Plan through the development of policies, programs, and regulations that provide an intermediate level of detail between General Plans and individual development projects. State law stipulates that specific plans can only be adopted or amended if they are consistent with a city’s adopted General Plan.
The Anaheim Hills Festival Specific Plan implements the goals and policies of the General Plan, serves as an extension of the General Plan, and can be used as both a policy and a regulatory document. The purpose of this Specific Plan is to implement the vision by providing goals, policies, programs, development standards, and design guidelines to direct future development within the specific plan area.
The authority to prepare and adopt a specific plan and the requirements for its contents are set forth in California Government Code Sections 65450 through 65457, as well as Chapter 18.72 of the Anaheim Municipal Code.
California Government Code Section 65451 states:
A specific plan shall include a text and a diagram or diagrams which specify all of the following in detail:
The distribution, location, and intent of the uses, including open space, within the area covered by the plan.
The distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential faculties located within the area covered by the plan and needed to support the land uses described by the plan.
Standards and criteria by which the development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable.
A program of implementation measures, including programs, public works projects, and financing measures.
The specific plan shall include a statement of the relationship of the specific plan to the General Plan.
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Figure 1-1: Regional Vicinity
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Figure 1-2: Local Vicinity
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As with General Plans, the Planning Commission must hold a public hearing before the planning agency can recommend the adoption of a specific plan amendment to an adopted specific plan. The City Council may then adopt a specific plan by ordinance or resolution. Procedures for the adoption and implementation of specific plans are provided in Chapter 18.72 of the Anaheim Municipal Code.
This Specific Plan is regulatory in nature and serves as zoning for the Anaheim Hills Festival development area. Development plans, subdivision maps, and site plans for the project must be consistent with both this Specific Plan and the General Plan. Once adopted, provisions of a Specific Plan shall supersede and control over any conflicting provisions of the Municipal Code.
1.3 Relationship to City Documents
1.3.1 General Plan
The Anaheim Hills Festival Specific Plan is designated in the Anaheim General Plan as Regional Commercial for Development Areas 1, 2, and 3; Residential Low-Medium Density for Development Area 4; and Mixed-Use Medium for Development Area 5. The Mixed-Use Medium designation in Development Area 5 allows for a mixture of uses, including residential, commercial, services, and office, with a horizontal mixed-use pattern.
This Specific Plan has been prepared to provide an essential link between the relevant goals, policies, and objectives of the General Plan and the development vision for the Specific Plan Area. By functioning as a planning and regulatory document, this Specific Plan implements the General Plan within the boundaries of the Specific Plan Area. In this regard, all development proposals and entitlements for the Specific Plan Area will be consistent with the relevant regulations, guidelines, and policies set forth herein.
The environmental documentation that accompanies this Specific Plan includes a discussion of each of the applicable General Plan Element’s goals and policies, and how they are implemented through the Anaheim Hills Festival Specific Plan.
1.3.2 Zoning
The Specific Plan is adopted by Ordinance and serves as the zoning for the project site. It provides the development standards and design guidelines to guide future development of the site. Where conflicts occur between the City’s Code and the Specific Plan, the Specific Plan would prevail.
Where standards are not included in the Specific Plan, the underlying City’s Code provisions would apply to the extent they do not conflict with the intent, purposes, and objectives of the Specific Plan.
The text and diagrams of the Specific Plan address the planning of necessary infrastructure and facilities, as well as land uses and open space.
Future subdivisions, building permits, and public works projects must be consistent with the Specific Plan. Future projects within the Specific Plan must be consistent with this Specific Plan (Government Code, Sections 65455, 66473.5, 65860, and 65401).
1.3.3 California Environmental Quality Act
Pursuant to the requirements of the California Environmental Quality Act (CEQA), an Environmental Impact Report (EIR) has been prepared to analyze the potential environmental impacts of adoption and implementation of the Specific Plan and associated offsite improvements.
The City intends to use the various methods CEQA establishes to streamline the future environmental review process of specific development projects and public improvements implementing the Anaheim Hills Festival Specific Plan.
1.4 Organization of the Specific Plan
Section 1 – Introduction
This section explains the purpose and intent of the Specific Plan, including its local and regional context and setting, background, project overview, enabling legislation, and project goals and objectives. This section also includes a discussion of site history, Specific Plan history, and subsequent amendments.
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Section 2 – Planning Context
This section describes the scale and location of the Anaheim Hills Festival site, surrounding land uses, existing conditions, history of approvals, and development vision and objectives.
Section 3 – Development Plan
This section explains the conceptual land use plan for the Specific Plan Area and defines the land use designations unique to development areas of the Specific Plan. The landscaping, mobility, drainage, water and sewer, grading, and public services plans are also described.
Section 4 – Design Guidelines
This section explains design concepts and establishes design guidelines for development in the Specific Plan Area.
Section 5 – Implementation
This section discusses development review procedures by the City of Anaheim and other relevant permitting agencies, applicable to the Specific Plan Area. Implementation of the plan, including Specific Plan adoption, amendments, subsequent approvals, and severability, is outlined in this section. Financing, methods, and procedures for implementation are also discussed.
Section 6 – Consistency with the General Plan
This section discusses development review procedures by the City of Anaheim and other relevant permitting agencies applicable to the Specific Plan Area. Implementation of the plan, including Specific Plan adoption, Appendix A – Municipal Code (Chapter 18.108)
Appendix A includes zoning and development standards identified in Chapter 18.108 Festival Specific Plan No. 90-1 (SP 90-1).
The illustrative examples included in this Specific Plan, including graphic illustrations, renderings, and photos, are illustrative with respect to the number of buildings, building locations, orientation, and alignment of streets or drive aisles. Unless otherwise specified, all graphic illustrations, photos, and plans are conceptual and shall be interpreted as possible design and not be considered final.
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Figure 1-3: Specific Plan Area
Section 2
Planning Context
This section discusses the surrounding land uses, existing site conditions, the project background, the history of approvals associated with Anaheim Hills Festival, and development vision and objectives.
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2 Planning Context
2.1 Existing Land Use
2.1.1 Existing General Plan Land Uses
The Anaheim General Plan establishes three land use designations for the Specific Plan area: Regional Commercial for Development Areas 1-3, Residential Low-Medium for the senior apartments in Development Area 4, and Mixed-Use Medium for Development Area 5. The Regional Commercial designation allows for larger retail centers that serve a larger area than Neighborhood Centers and include regional-serving commercial uses.
Allowable uses could include large department stores, specialty stores, and restaurants. The Residential Low-Medium land use designation provides for a wide range of residential uses, including detached small- lot single-family houses, attached single-family homes, duplexes, and townhomes. The Mixed-Use Medium land use designation allows for a mixture of uses, including residential, commercial, services, hotel, and office, which may be implemented with vertical and horizontal mixed-use patterns.
The General Plan land use designations can be seen on Figure 2-2, General Plan Land Uses.
2.1.2 Existing Zoning
The zoning for the site is SP 90-1, Festival Specific Plan (see Figure 2-3, Zoning Map) . Upon adoption of the Specific Plan, its development standards were integrated into the City’s zoning code. The Specific Plan has been amended six times since its original approval in 1990 and is accompanied by Anaheim Municipal Code Section 18.108 (Festival Specific Plan).
2.1.3 Surrounding Land Uses
The land uses in the immediate project vicinity includes residential, office, retail, and hospitality. The Riverside (91) Freeway and Santa Ana Canyon Road lie directly north. The area to the east includes Anaheim Business Center, East Hills Office Park, and mixed residential uses, which are included within the East Hills Planned Community area. Beyond that, the Sycamore Canyon community lies east and west of Weir Canyon Road. To the south is residential single-family development in East Hills, The Highlands of Anaheim Hills, and beyond that, the Summit of Anaheim Hills. Figure 2-1, Aerial Map shows an aerial view of the Anaheim Hills Festival and surrounding land uses.
Across the Riverside (91) Freeway northeast of the site is the Savi Ranch Business Park, a portion of which is now called Marketfaire, a multi-tenant commercial development. Immediately north of the site, adjacent to Santa Ana Canyon Road, is a commercial retail center that is included as part of the East Hills Planned Community.
View looking northwest of the existing medical office and restaurant on the upper level.
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Figure 2-1: Aerial Map
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Figure 2-2: General Plan Land Uses
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Figure 2-3: Zoning Map
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2.2 Existing Conditions
The Specific Plan includes 5 Development Areas within the approximately
85.7 gross/ 78.6 net acre property. See Figure 2-4, Existing Conditions, for details on the site’s existing conditions. The existing Development Areas include the following:
Development Area 1 (Scenic Commercial): This area fronts Santa Ana Canyon Road and consists of approximately 66,100 square feet of commercial uses on approximately 8.4 acres.
Development Area 2 (Retail Commercial and Entertainment): This is the primary commercial core of the site, consisting of approximately 397,918 square feet of commercial uses on approximately 31.8 acres.
Development Area 3 (Visitor Commercial): This area includes approximately 77,200 square feet of visitor commercial uses on approximately 4.5 acres at the southwest corner of Festival Drive and Santa Ana Canyon Road. An existing hotel and freestanding restaurant are currently in place.
Development Area 4 (Business Commercial): This area includes approximately 240,000 square feet of commercial uses on approximately
17.7 acres. A Specific Plan Amendment was adopted in 1999 to allow senior apartments with a Conditional Use Permit. These senior units were constructed and are currently in place.
Development Area 5 (Mixed-Use): This area establishes a mixed-use area on approximately 16.2 acres within the Anaheim Hills Festival.
Development Area 5 includes approximately 57,560 square feet of non- residential uses and 447 residential units. The General Plan designates DA 5 as Mixed-Use Medium, which allows for a maximum density of 36 dwelling units per acre.
2.3 Existing Market Conditions
The ongoing evolution of regional malls and shopping centers in Orange County reflects the national trends of growing e-commerce sales, declining in-store traffic, and changing consumer preferences. The closures of department stores, big box stores, and movie theatres have created opportunities to add alternative commercial property types such as mixed-use housing. The addition of residential units to retail locations benefits the existing retail businesses and creates the ability to bring in new complementary uses.
2.4 Specific Plan Background and History of Approvals
Historically, the Anaheim Hills Festival property was used for agriculture and ranching purposes. This site is a part of the larger area known as the Bauer Ranch or East Hills Planned Community. There has been a significant amount of documentation prepared for the site, which has been the subject of a number of approvals, including six previous amendments to the adopted Specific Plan:
In April 1978, an Environmental Impact Report No. 216 was prepared for the Bauer Ranch General Plan of Development, which analyzed the potential development of the 400 ±_acre Bauer Ranch. Under that plan, the project site was designated "Estate Density Residential," authorizing residential development of that property at a density of 1.5 dwelling units per acre.
In November 1978, the City of Anaheim certified The Bauer Ranch General Plan of Development (Reclassification No. 77-78-64) Final Environmental Impact Report (FEIR) No. 216.
In January 1979, the Bauer Ranch General Plan of Development (Reclassification No. 77-78-64) was approved by the City of Anaheim.
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In October 1979, the City of Anaheim certified Bauer Ranch Regional Shopping Center FEIR No. 229 (Addendum). It addressed the potential environmental impacts associated with the adoption of a General Plan Amendment No.153 for the subject property, modifying the existing General Plan designation of "Estate Density Residential" to "Regional Shopping Center" and modifying the East Hills Planned Community General Plan of Development.
March 1990, Original Specific Plan. In August 1989, the City prepared an Initial Study for the adoption of a Specific Plan. A Supplemental EIR No. 300 was prepared in connection with the approval of the Specific Plan in March 1990.
July 1992, Amendment No. 1 to amend conditions of approval. April 1997, Amendment No. 2 to allow expansion of the existing theater, revision of the site plan to redesignate 20,000 square feet of area for general retail, construction of a 25,000-square-foot health club and 10,000 square feet childcare facility, and an amendment to permit on-street parking of Festival Drive within Development Area 2.
August 1998, Amendment No. 3 to permit senior citizen apartments in Development Area 4 at a maximum density of 18.0 dwelling units per acre.
February 2002, Amendment No. 4 to allow secondary wall signage of in-line tenants that rear onto Anaheim Canyon Road.
February 2013, Amendment No. 5 to permit the sale of beer and wine at service stations, subject to the approval of a conditional use permit.
2025, Amendment No. 6 to permit residential units in the new Development Area 5 and comprehensively update the Specific Plan document. This Specific Plan Amendment No. 6 (SPA 6) is accompanied by a new environmental document, Anaheim Hills Festival Specific Plan EIR No. 358.
Existing Anaheim Festival at the “steps.”
Carved out of DA 2, 16.2 acres for new Development Area 5, and designated as mixed-use medium to implement the General Plan Amendment.
Added 447 residential units to new Development Area 5, which includes park area and plaza space at the top of the existing pedestrian stairway from the lower level.
Retained approximately 57,560 square feet of existing non- residential uses in new Development Area 5 and reduced 49,366 commercial square feet within Development Areas 2 and 5. Refreshed the architectural style of the Anaheim Hills Festival to a contemporary Mediterranean style and included provisions for enhanced common gathering spaces.
This Amendment incorporated prior amendments and accomplished the following, as summarized in Table 2-1, Development Area Comparison Summary.
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Figure 2-4: Existing Conditions
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Table 2-1
Development Area Comparison Summary
Land Use Current
Specific Plan
Specific Plan
Amendment
No. 6
Change
Development Area 1 66,100 sf 66,100 sf --
Development Area 2 504,844 sf 397,918 sf (106,926 sf)
Development Area 3 77,200 sf 77,200 sf --
Development Area 41
Senior Residential 270 units 259 units (11 units)
Non-Residential 240,000 sf 240,000 sf
Development Area 5
Residential -- 447 units 447 units
Non-Residential -- 57,560 sf 57,560 sf
Total Commercial 888,144 sf 838,778 sf (49,366 SF)
Total Residential 270 units 706 units 436 units
Notes:
1. DA 4 square feet represent the maximum building area originally approved with Anaheim Hills Festival Specific Plan Amendment No. 3. The number of units within DA 4 reflects the approved senior units with CUP4030.
2.5 Development Vision and Objectives
2.5.1 Vision
The vision for Anaheim Hills Festival is to create a mixed-use center within the City of Anaheim that offers a mix of residential, commercial, and open spaces. The Anaheim Hills Festival Specific Plan will guide the development of an aesthetically cohesive mixed-use project. The Specific Plan will allow for the development of a sustainable and walkable mixed- use center that is connected by a network of common open spaces and plazas and provides for urban spaces for gathering.
2.5.2 Objectives
The Festival Specific Plan includes the following objectives:
1. Provide a Regional Shopping Center that responds to both the diverse commercial needs of the residents of the Hill and Canyon Area of the city and the needs of the surrounding region.
2. Contribute to the balance of land uses within the city by providing:
a) A diversity of shopping and entertainment activities, including restaurants and retail shops.
b) Residential opportunities for senior citizens.
c) Residential opportunities in a mixed-use setting to help fulfill a portion of the city’s housing requirements.
d) Employment opportunities including retail/financial/ business services, offices, lodging, and entertainment.
3. Generate public revenues from sales and hotel bed taxes.
4. Develop a master plan for the entire site which brings together complementary land uses, including retail, commercial, visitor commercial, residential, and office/professional, which will work together to create a viable mixed-use regional center by providing:
a) A "sense of place" through the design of the Anaheim Hills Festival, creating a design which is sensitive to the natural environment, compatible with the surrounding urbanizing area, and consistent with the Scenic Corridor Overlay Zone.
b) A plan that allows for the revitalization of the Anaheim Hills Festival, adapting to changing market conditions and providing economic benefits to the city.
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c) An urban village that serves as a regional anchor to the area and draws upon the vibrancy of established neighborhoods,
businesses, and community amenities nearby.
d) A mixture of uses that reduces vehicle miles traveled through internal capture of trips and carries out the intent of the city’s Climate Action Plan.
e) A project that has an architectural language promoting the varied uses while working with the contextual and regional vernacular of Southern California.
f) Provision of adequate parking, including a shared parking program.
2.5.3 Specific Plan Criteria
These objectives will be met through the adoption of the Specific Plan, which contains the following criteria:
1. Comprehensive design guidelines for architecture and landscape architecture.
2. Development standards that will ensure a high quality of development.
3. A unified site plan providing convenient access, efficient internal circulation, and on-site parking.
2.5.4 Specific Plan Design Criteria
The design of the plan will implement the following overall design criteria:
1. A contemporary Mediterranean-style design that will be aesthetically complementary with the Anaheim Hills community.
2. A design oriented toward the pedestrian with plazas, outdoor eating areas, public gathering spaces, and attractively landscaped areas.
3. Continuation of the existing terraced grading, creating three tiers of development which are compatible with the existing topography.
See Figure 2-5, Topography Map for the surrounding topography.
4. Naturalistic perimeter landscaping to blend into the surrounding areas.
5. Internalized loading areas to minimize exposure of customers and residents to noise and visual impacts.
The Specific Plan provides for a long-range, comprehensive planning approach to a significant development that cannot be accomplished on a parcel-by-parcel basis. The comprehensive approach provides appropriate flexibility as well as consistency with city policies; sensitivity to the existing conditions; a Program to provide for the infrastructure requirements of the project, and a phased development program responsive to the marketplace.
Existing view looking southeast of the entry off of Santa Ana Canyon Road.
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Figure 2-5: Topography Map
Section 3
Development Plan
This section outlines the development areas and
elements of the development plan, including public facilities and infrastructure.
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3 Development Plan
3.1 Land Use Summary
The Anaheim Hills Festival Specific Plan provides a regulatory framework for design guidance, development standards, and implementation measures for the development of the Specific Plan area. See Table 3-1, Land Use by Development Area (DA) for the overall land use statistics for the Anaheim Hills Festival.
Table 3-1
Land Use by Development Area (DA)
DA Land Use Designation AC1 SF DU Max
Density2
1 SC Regional
Commercial 8.4 66,100 -- --
2 RC/E Regional
Commercial 31.8 397,918 -- --
3 V Regional
Commercial 4.5 77,200 -- --
43 BC Residential
Low Medium 17.7 240,000 259 18.0
5 MU Mixed-Use
Medium 16.2 57,560 447 36.0
-- -- Private Roads 7.1 -- -- --
TOTALS 85.7 838,778 706
Notes:
1. Gross Acreage with drives and roadways.
2. Density is blended across the Development Area.
3. DA 4 square feet represent the maximum building area originally approved with Anaheim Hills Festival Specific Plan Amendment No. 3. The number of units within DA 4 reflects the approved senior units with CUP4030.
3.2 Development Concept
3.2.1 Development Plan
The concept of development includes the design scheme discussed in the following Development, Circulation, and Infrastructure Plans. The Anaheim Hills Festival is envisioned to continue the Southern California tradition of shopping in an open-air environment. This Regional Center will offer a diversity of commercial opportunities, including retail, shopping, dining, entertainment, lodging, financial/business services, and offices, with the addition of residential uses.
As a marketplace, the variety of shopping activities will be oriented to outdoor areas, linked by pedestrian walkways, and feature plaza areas appropriate for impromptu and organized community functions. The Anaheim Hills Festival is intended to provide a sense of place as well as essential goods and services for the growing Hill and Canyon Community.
The Anaheim Hills Festival accommodates a balance of retail, commercial, business, and financial services, restaurants, hotels, office uses, and residential uses.
The Anaheim Hills Festival Development Plan is designed to accommodate five Development Areas created to enhance conformance with the city's objectives for the Scenic Corridor Overlay Zone and complement the surrounding land uses. Each area will have individualized development standards and a tailored list of permitted uses to further meet the city's objectives for the Scenic Corridor Overlay Zone. The Development Plan shown on Figure 3-1, Development Plan, delineates the five Development Areas as outlined below.
Table 3-1, Land Use by Development Area , summarizes development planned for the Anaheim Hills Festival project. The general locations of these use areas and buildings are shown on Figure 2-1, Aerial Map, and Figure 3-1, Development Plan. A more specific location of buildings and improvements is delineated on the Master Site Plan, which is Figure 3-2, Illustrative Site Plan.
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DA 1 Commercial, Representative of Possible Facade Updates. (Source, AO)
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Figure 3-1: Development Plan
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Figure 3-2: Illustrative Site Plan
Figure 3-2: Illustrative Site Plan
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3.2.2 Development Area 1 (DA1) – Scenic Commercial
This Development Area encompasses the land area between Santa Ana Canyon Road and the first internal parking access roads from Festival Drive east to Roosevelt Road. The area is intended to accommodate regional commercial uses, including retail uses, restaurants, and financial services in freestanding pads with architecture that is carefully designed to frame the entrance to The Festival.
The primary entrance to the regional center is located within this Development Area, where two carefully designed buildings frame the entrance, creating a visual focal point for the entrance to the site. This entrance sets the tone for the architectural theme of the project.
Within this area, there will be approximately 66,100 square feet of total building area on 8.4 acres.
Within this Scenic Commercial Development Area, heights will be well below those allowed by the Scenic Corridor Overlay Zone, with heights of approximately 22 feet. Architectural projections may reach a maximum of 35 feet but will serve to screen any roof-mounted mechanical equipment. Setbacks for the buildings will vary from 20 to 90 feet, with an average of 50 feet from Santa Ana Canyon Road. Many areas along this frontage will not be seen from Santa Ana Canyon Road due to the grade differentials in the eastern portion of this area, which will also eliminate views of any rooftop equipment.
DA 1 Commercial, Representative of Possible Facade Updates and new plaza area.
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DA 2 Commercial, Landscape and Pedestrian Enhancements, Representative of Possible Facade Updates and Enhanced Pedestrian Walkways
3.2.3 Development Area 2 (DA2) – Retail Commercial and
Entertainment
This is the central commercial "hub” of the Anaheim Hills Festival and includes the area from the boundary of the Scenic Commercial Development Area to the foot of the slope transitioning to the upper tier.
The intent of the Retail Commercial and Entertainment (DA-2) is to serve a regional market area with large-scale commercial uses, including grocery stores, large department stores, free-standing restaurants, and retail or financial uses. This area is the central hub of The Festival and is designed to encourage pedestrian use within the site.
This Development Area is intended to provide the broadest range of goods and services of all the Development Areas in the Anaheim Hills Festival. Within the 31.8-acre Retail Commercial Development Area, there will be commercial uses, including freestanding pads, and retail, commercial, and business services. Building heights will be limited to those permitted by the Regional Commercial land use of the underlying Anaheim Municipal Code, excluding architectural projections such as parapet walls that extend above this. These projections add visual articulation to the building form and serve to screen any roof-mounted mechanical equipment.
Development Area 2 architectural style is Contemporary Mediterranean- influenced style and includes provisions of enhanced common gathering spaces. Any new building additions would be subject to the Design Guidelines of the Specific Plan and would require adherence to the contemporary Mediterranean architectural style.
Landscape and Pedestrian Enhancements
Enhanced pedestrian paving and ornamental planting seek to strengthen the link between the Lower Plaza and the DA 1 corner plaza. The tree- lined walkways provide ample shade that, along with site amenities, create a more walkable, pedestrian-focused environment and experience. Decorative crosswalks further encourage safer pedestrian crossings at several intersections along the connector.
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Lower Plaza
The connecting walkway linking the commercial uses from Development Area 2 (DA 2) at the lower tier of the site, to DA 5 at the upper/middle tier, will be enhanced to facilitate and encourage pedestrian use. At the heart of the residential and commercial spine are two retail plazas that are separated by a renovated grand staircase.
The plaza features a central lawn for community events surrounded by informal gathering and dining areas. At the base of the spine, the lower retail plaza prioritizes expanding the retail dining environment for the adjacent commercial tenants.
DA 2, Lower Plaza, Representative of Possible Façade and Amenity Updates.
3.2.4 Development Area 3 (DA3) – Visitor Commercial/ Regional Commercial
This Development Area encompasses the land area along the western project boundary west of Festival Drive. The intent of the Visitor Commercial (DA-3) is to accommodate hotel uses along with retail and restaurant uses. This area is designated for use as a 150-room hotel site, with an internal restaurant and a free-standing restaurant as a part of the site. It includes 4.5 acres and is intended to accommodate approximately 77,200 square feet of total building area.
Within this area, heights will be permitted up to three stories to accommodate the hotel. Architectural projections, which add variety to the building form, may extend above three stories to screen roof- mounted equipment.
3.2.5 Development Area 4 (DA4) – Business Commercial
This Development Area is located to the rear of the project site between Festival Drive and the southern property boundary. The intent of the Business Commercial (DA-4) is to accommodate office uses, including legal services, insurance services, real estate services, medical and dental offices, and other support services. This area may also accommodate Senior Citizen Housing. This area encompasses 17.7 acres and will contain approximately 240,000 square feet of total building area, comprised of approximately 259 senior apartments with a maximum density of 18 units per acre based on the Residential Low-Medium Density Land Use designation.
Residential uses are permitted in Development Area 4 with approval of a Conditional Use Permit, and the existing senior multiple-family community was constructed in 1999. Specific Plan Amendment No. 3 (Resolution No. 984-164) allowed for the Senior Citizen housing within Development Area 4 with approval of a Conditional Use Permit.
3.2.6 Development Area 5 (DA5) – Mixed Use
This new Development Area is located between DA2 and Festival Drive, on the upper/middle tier of the Anaheim Hills Festival. The existing senior apartments located south of Festival Drive establish a buffer from existing single-family residential units south. The intent of the Mixed Use (DA-5) is to provide for and encourage the transition from strip commercial uses to a high-quality mixed-use district that will integrate
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residential in either stand-alone or mixed-use configuration. This area encompasses approximately 16.2 acres and contains 447 multifamily dwelling units, replacing the prior vacant cinema. Approximately 57,560 square feet of existing non-residential uses are provided, including an office, fitness center, and preschool/tutoring center.
Further details as to the development are shown on Figure 3-2, Illustrative Site Plan. This Master Site Plan is conceptual in nature and is included to show general building and parking locations and approximate building configuration. Actual building configuration, orientation, and square footage may vary with site plan design.
DA 5 also includes a shift in the architectural style to an updated Contemporary Mediterranean influenced style and provisions for enhanced common gathering spaces.
Heights are permitted up to four stories, with structured parking that is wrapped by the residential units. Architectural projections may extend above the four stories, serving to screen mechanical equipment and add visual form to the residential buildings.
Building setbacks in this area will be a minimum of 15 feet from back of curb along Festival Drive. Existing Festival Drive, senior residential uses, and a densely landscaped slope-bank will separate this area from direct view of the residences above the project site.
Development Area 5 provides a diversity of open space and landscaped areas that are accessible to residents of the mixed-use community and to the public. The parks and plaza areas planned for DA 5 are illustrated on Figure 3-3, DA 1, 2, and DA 5 Pedestrian Circulation, Plaza and Park Plan.
Public Bluff Top Park
The signature public park is situated on the bluff, looking over the commercial and Santa Ana Valley. Envisioned as an amenity for both the public and multiple-family residential communities, the Bluff Top Park is centered around the Great Meadow, a space that features a central lawn for neighborhood events and gatherings. Perimeter trees are placed atop the bluff to screen the park from the adjacent development. This park is improved with walkways, seating, and lounging areas.
Dog Park
The dog park is a secondary park, situated on the west side of the residential area and adjacent to Festival Drive for ease of public access.
The dog park provides an additional recreational and social amenity for the public and a multiple-family residential community. Envisioned as a space for both large and small dogs, the park features pet-appropriate surfacing, dog-focused amenities, and shaded seating areas for both dogs and dog owners to gather. The dog park is located along the western edge of the multi-family development to provide both visibility and access to encourage public use.
DA 5, Entry Court Representative of Possible Façade
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Figure 3-3: DA 1, 2 and DA 5 Pedestrian Circulation, Plaza and Park Plan
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3.3 Circulation Plan
The roadway system for the Anaheim Hills Festival Development Plan is consistent with the Circulation Element of the City’s General Plan and works with the existing topography and design of the Anaheim Hills Festival. The Circulation Plan (Figure 3-10, Circulation Plan) sets forth the general alignments and widths of roadways within and adjacent to the Specific Plan area.
3.3.1 Santa Ana Canyon Road
Santa Ana Canyon Road, designated as a Scenic Expressway on the City’s General Plan, borders the site in an east/west alignment, and provides arterial access to the project and to the nearby SR 91 Freeway. A cross- section of Santa Ana Canyon Road can be seen on Figure 3-4, Illustrative Parkway Section of Santa Ana Canyon Road (A ). See Figure 3-5: Cross Section Street Segments to reference the location of each street section discussed in this section.
Santa Ana Canyon Road is already completed adjacent to the site as a six- lane facility with a raised landscaped median. A full-turn access is presently in place at the intersection of Festival Drive, in the western portion of the project. This intersection is signalized consistent with the previously approved Bauer Ranch Public Facilities Plan (PFP). The intersection is to have separate left turn phasing and the access road shall have three (3) northbound (one right one left and one shared right/left) and two southbound lanes (64 feet curb-to-curb minimum).
The primary access intersection to the Anaheim Hills Festival from Santa Ana Canyon Road is planned at the center of the site (Festival Center Drive). This access is in place and permits full turning movements at this signalized intersection in accordance with the previous Bauer Ranch PFP.
This access is signalized with left-turn phasing, and the access road provides three outbound (two left and one right) and two inbound lanes (64 feet curb-to-curb minimum).
Figure 3-4: Illustrative Parkway Section of
Santa Ana Canyon Road (A)
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Figure 3-5: Cross-Section Street Segments
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3.3.2 Roosevelt Road
Roosevelt Road abuts the site to the east and provides secondary access to the project. It is a public street and designated as a Secondary Arterial on the City's General Plan and Circulation Element. Roosevelt Road is also already existing along the eastern project boundary. It has two lanes, and secondary access is provided at two locations. Roosevelt Road terminates at West Monte Vista Avenue. The intersection of Roosevelt Road and W.
Monte Vista Avenue is signalized, with two left turn lanes and one right turn lane to Festival Drive. A cross-section of Roosevelt Road can be seen on Figure 3-6, Illustrative Parkway Section of Roosevelt Road (B).
3.3.3 Festival Drive
3.3.3 Festival Drive
Festival Drive is a private road that provides internal access to the various commercial, office, and residential uses within the project site.
A cross section of Festival Drive western entry to DA 5 can be seen on Figure 3-7, Illustrative Section of Festival Drive Residential Entry (C), and Festival Drive at the south edge of Development Area 5 can be seen at Figure 3-8, Illustrative Parkway Section of Festival Drive South (D) .
Festival Drive also provides access to the hotel located in Development Area 3 (DA 3).
Festival Drive is a two-lane private local road with a 50-foot right-of-way (shown on Figure 3-9, Street Cross Sections ), providing through circulation from Roosevelt Road to Santa Ana Canyon Road. A center left turn lane is in place. On-street parking is permitted on Festival Drive adjacent to Development Area 5 (formerly DA2), per a 1997 amendment to the Specific Plan. Festival Drive provides access to the retail, commercial, entertainment, visitor commercial, business commercial areas, and a connection to Monte Vista Road.
The intersection of Monte Vista Road and Festival Drive is signalized. It has two lane approaches on all legs, plus an eastbound left turn lane with a minimum 200-foot pocket length.
Figure 3-6: Illustrative Parkway Section of
Roosevelt Road (B)
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Figure 3-7: Illustrative Section of Festival Drive Residential Entry (C) Figure 3-8: Illustrative Parkway Section of Festival Drive South (D)
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Figure 3-9: Street Cross Sections
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3.3.4 Internal Circulation
Internal parking access roads circulate throughout the project area, providing access to storefronts and parking areas. These roads will be two-lane and will be private. There are two widths of internal parking roadways, 28 feet and 40 feet. The 40-foot wide accessway will also include a left turn lane. The precise locations of internal parking accessways and parking areas are contained in Figure 3-2, Illustrative Site Plan.
3.4 Parking Regulations
3.4.1 Development Areas 1,2, and 5 Joint Use Parking
Joint use parking areas shall be permitted between Development Areas 1, 2, and 5, as well as between particular uses in such development areas.
Parking regulations, defined as parking areas, shall be permitted as set forth in Section 18.108.090.090 (Parking and Loading) for Chapter 18.108 Festival Specific Plan (SP 90-1).
3.4.2 Development Areas 3 and 4 Parking
Parking regulations for Development Areas 3 and 4 are set forth in Section 18.108.090 (Parking and Loading) for Chapter 18.108, Festival Specific Plan (SP 90-1).
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Figure 3-10: Circulation Plan
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3.5 Grading Concept
The site has been graded to allow for the development of the existing Festival Center. Retaining walls and slopes are in place.
Six wall segments are identified on the Conceptual Grading Plan. Each of those are individually described below; these walls have been constructed, and Amendment No. 6 does not propose new or expanded walls:
A 0-to-22-foot crib separates the loading and service areas of the Project's "retail commercial" core from new DA5. This wall element is not directly visible from most on-site and off-site locations, being screened from view by surrounding commercial uses, which will virtually encircle the crib wall.
A 0-to-10-foot retaining wall at Roosevelt Road and Festival Drive.
The subject retaining wall is a downslope element to Festival Drive.
As such, the wall is not perceived from upslope areas, which include but are not limited to motorists on Festival Drive and adjoining residential viewers.
Two 6-to-8-foot retaining wall elements are located upslope and downslope of Festival Drive south and east of the DA 5. As with the first wall element discussed above, up-slope viewers have limited perception of those design elements in that they view the tops of those walls, which will then stair-step away (and downward) from their vantage points. The southernmost of these retaining walls will be most evident to pedestrians or motorists on Festival Drive. The wall height (six feet), relative to their vantage point, and the relatively short length of this wall limit any significant adverse impression of this wall segment. Similarly, the down-slope wall is incorporated into the parking lot at a location peripheral to those areas where people will congregate.
A retaining wall of up to 25 feet in the vicinity of the rear loading area of the rear loading of DA 2. One of the primary design elements of the Project is the utilization of existing site topography to create autonomous groupings of commercial activities, to facilitate the specialization of those groupings, and allow for the subsequent phasing of Project development. As such, the Project's "retail commercial" core (DA2) is physically separated from the upper element (DA 5). To minimize grading activities, topographic differences between these elements have been accommodated through the integration of topography separation (e.g., crib walls, retaining walls), which has been built into the Project's grading plan. Part of this design solution involves a plaza area with the existing stairs (representative of the Piazza di Spagna, the "Spanish Steps"), which provide both a linkage between these elements and serve as a pedestrian node for the Project.
An 8-foot retaining wall separates the hotel use from the office professional activities on the northwestern portion of the site. This wall element is not readily perceived from the adjoining residential areas in that the wall drops away from those uses.
The Conceptual Grading Plan for DA 5 (Figure 3-11, Residential, Conceptual Grading Plan) depicts the boundaries between graded and existing terrain and the location of retaining walls and slopes. Therefore, Amendment 2023-XX (SPA 6) will result in precise grading activities to implement the multiple-family units and park area; no additional retaining walls or major landform alteration are required.
All grading within the Anaheim Hills Festival will be governed by City ordinances, building codes, established engineering practices, and the recommendations of registered civil and geotechnical engineers.
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Figure 3-11: DA 5 – Residential, Conceptual Grading Plan In addition to standard grading requirements, the following guidelines are provided to enhance the visual form and character of the groomed slopes within the project:
1. Grading should be consistent with established City policies and incorporate safe grading techniques.
2. There should be a smooth, gradual transition where graded slopes meet existing grades at both the top and toe of slopes.
3. Landscaping and revegetating of graded slopes shall be consistent with the landscape guidelines contained herein.
3.6 Sustainability
The Anaheim Hills Festival Specific Plan aims to align with the sustainability and green initiatives established by the City of Anaheim. As the City of Anaheim is considered an “early adopter” of green initiatives, this Specific Plan aims to strengthen the City’s commitment to sustainability. Through the introduction of mixed-use residential uses to the Anaheim Hills Festival, this Specific Plan will strengthen sustainability initiatives in the following ways:
Reducing vehicle trips in the surrounding community by enhancing the multiple-use setting of the site.
Reducing vehicle trips by developing mixed-use residential near employment centers.
Encouraging one-stop shopping through a diversity of retail and commercial uses.
Encouraging non-vehicular travel through the introduction of residential uses near existing commercial uses.
3.7 Infrastructure Concept
3.7.1 Water
Figure 3-12, Water Plan depicts the water system serving the Anaheim Hills Festival. The primary transmission lines to serve the development area are already in place, including a 36-inch main in Santa Ana Canyon Road and Weir Canyon Road. Service lines shall be installed to serve the project within the on-site street system and within the internal parking access drives and lots. The precise location of minor interior lines shall be shown on Water System Improvement Plans.
The City has installed the backbone water system, other than the local lines, to meet development requirements consistent with the Public Facilities Plan for the water system for Bauer Ranch. Local lines shall be financed and constructed by the Developer. No other water system
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facilities shall be required. Operation and maintenance shall be the responsibility of the City, financed by user charges.
The following guideline relates to the future water systems:
1. All water system planning shall be closely coordinated with, and subject to review and final approval by the City of Anaheim Public Utilities Department.
2. A Water System Improvement Plan showing the location of internal water lines shall be submitted with the subdivision map.
3. Water lines shall be extended and/or constructed in conjunction with development, as required to serve each implementing project being constructed and as needed to meet the City of Anaheim's fire flow requirements.
4. In conjunction with subdivision map recordation, the Developer shall dedicate to the city the easements required for implementation of the water system.
3.7.2 Sewer
The City prepared the Combined East Anaheim Area Master Plan of Sanitary Sewers in 2005. This establishes flow rates for different types of projects. The Anaheim Hills Festival is located in the East Area, basin 51 of the analysis.
The sewer system is shown on Figure 3-13, Sewer Plan. This figure depicts the backbone system, which includes a network of local collection lines ranging in size from 8 to 10 inches and a grid system that exists to the east of Roosevelt. Sewer lines are based on a gravity system with laterals that extend to individual existing structures. The master facilities have been constructed per the Bauer Ranch Public Facilities Plan and were designed to serve a 1,100-acre watershed.
3.7.3 Drainage
The City of Anaheim issued its Master Plan of Storm Drainage for South and East Santa Ana River Tributary Areas in January 2018. The site is located within District 40, subarea 40-10 of the Plan.
Drainage from the Anaheim Hills Festival area is conveyed northerly to Santa Ana Canyon Road where it enters a 72-inch reinforced concrete pipe (RCP) and flows north under the Riverside Freeway (SR-91) by way of an existing 7’ x 7’ box culvert and connects to the Santa Ana River approximately one half mile north of SR 91.
The drainage system is shown on Figure 3-14, Drainage Plan . Water quality for new projects will be outlined in a preliminary and final Water Quality Management Plan (WQMP).
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Figure 3-12: Water Plan
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Figure 3-13: Sewer Plan
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Figure 3-14: Drainage Plan
Section 4
Design Guidelines
This section discusses the purpose, intent, design objectives, guiding principles and general design guidelines for future developments within the Anaheim Hills Festival Specific Plan.
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4 Design Guidelines
4.1 Purpose and Intent
The purpose of this section is to provide comprehensive planning and design guidance that will direct future development of the Anaheim Hills Festival. These guidelines express parameters that allow for creativity within a set framework for fulfilling the Specific Plan’s objectives. These guidelines assist in achieving a high-quality and cohesive appearance, direct aesthetic character, form, and creating a centerpiece for the surrounding community.
The Anaheim Hills Festival Specific Plan envisions a modernized shopping center with a mixed-use residential community that will establish a vibrant community center with experiential retail and dining uses. The use of design concepts will be leveraged to facilitate a welcoming, pedestrian-friendly, and experience-driven mixed-use center using pedestrian-oriented streetscapes, connective pathways, and cohesive architectural design. These design guidelines provide an overall vision for the development of the Specific Plan area and will guide the implementation of the plan. These guidelines establish a design framework and criteria, which designers and developers will reference as a guide to new development and which the City of Anaheim will use to evaluate proposals for development within the Specific Plan Area.
The following Design Guidelines are organized into three primary categories:
1) General Design Guidelines : These guidelines are applicable across all five development areas of the Specific Plan. 2) Commercial Design Guidelines: These guidelines are applicable to commercial developments within DA 1, 2, 3, and 5.
3) Residential Design Guidelines : These guidelines apply to residential developments within DA 4 and DA 5.
4.2 Guiding Principles
The design guidelines establish a higher standard for design within the Specific Plan. The development vision and goals are described within Section 2, Planning Context.
The overall goal of the design guidelines is to cultivate a thriving and cohesive mixed-use center within the City of Anaheim that offers a mix of residential, commercial, open space, and gathering opportunities.
These guidelines further aim to establish a strong sense of place within the Anaheim Hills Festival, providing families, young professionals, and seniors an enhanced experience with a mix of restaurants, retail, and services.
Successful design necessitates having a balanced composition of uses, appropriate size and form of buildings, a relationship of those buildings to open space, and the ability for users to get to the area easily through multiple modes of transit. The goal of these design guidelines is to ensure that future development incorporates these elements to create an exciting, unique, and enjoyable experience for shoppers, residents, visitors, and working professionals alike.
The following Guiding Principles ensure that the design guidelines are supportive of the overall vision of the Anaheim Festival.
Principle 1: Create a vibrant commercial center.
Principle 2: Develop a cohesive design.
Principle 3: Experience-driven design.
Principle 4: Promote pedestrian-oriented design that
reinforces connectivity between uses.
Principle 5: Provide an upscale experience that makes the commercial center a memorable destination.
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4.3 Design Objectives
The Anaheim Hills Festival Specific Plan has been designed to meet the objectives of the City of Anaheim General Plan, the Scenic Corridor Overlay Zone, and objectives previously articulated. The Development design objectives shall meet the following objectives:
1. Organize and develop a well-designed, high-quality, and functional regional shopping center and mixed-use residential community that meets the needs of an expanding population and is compatible with existing and future surrounding land uses.
2. Establish a design framework to allow for a diversity of commercial, office, entertainment, and residential uses while promoting harmony between the various elements. The design guidelines will address the following aspects:
a. Distinctive contemporary Mediterranean-style architecture combined with a pedestrian-oriented, community-scale setting. b. Specific Plan area shall apply terracing to respond to the natural topography.
c. Entry monumentation and signage designed to complement the Anaheim Hills Festival architecture and landscaping.
d. Perimeter landscaping to blend with the surrounding natural environment.
e. Screening of mechanical equipment, loading, and service areas through careful site planning, landscaping, and screen walls.
4.4 General Design Guidelines
The General Design Guidelines discussed herein shall apply to future developments across all five development areas of the Anaheim Hills Festival Specific Plan.
4.5 General Site Planning Guidelines
1. Pedestrian focal points shall be established, when possible, to create a strong sense of place through the use of plazas, open spaces, pocket parks, and landscaped areas.
2. Well-marked pedestrian connections shall be established in all development areas to support safe pedestrian mobility between parking, streets, buildings, and public spaces.
3. Lines of sight for safe ingress and egress shall be considered when locating landscaping, buildings, and signs.
4. Buildings shall be clustered to provide functional groupings and to allow a proportional distribution of parking.
5. Project entries shall be accented and well-defined by buildings to establish strong architectural focal points.
4.6 General Building Design Guidelines
1. Individual structures within the site and their related architectural elements shall be visually cohesive to provide a unified architectural theme in the contemporary
Mediterranean style.
2. The architectural design of buildings shall respect the site relationships with other structures and scenic views.
3. Building massing and height shall relate in scale to the size, shape, and topography of the site and surrounding uses.
4. A variety of elevations and setbacks shall be provided to encourage visual and architectural interest.
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5. Building frontages shall be accented architecturally through covered walkways in certain areas, reveals, and roof
variations.
6. Rear elevations shall be architecturally finished where visible from streets. Whenever possible, exterior appurtenances such as conduits shall be minimized and integrated into the structure.
7. When used, rain gutters and downspouts, vents, and other roof appurtenances shall be finished to match the adjacent building material and/or colors or shall be decorative in nature.
8. Mechanical equipment shall be screened from street views and painted to match the buildings' rooftops in order to minimize visibility from adjacent properties located at higher elevations.
9. Columns should be utilized as design elements where
appropriate to enhance the contemporary Mediterranean
architectural theme.
Example DA 5 Residential Architecture Character (source, AO)
Example DA 2 Lower Plaza Architectural Character (source, AO)
Example DA 2 Commercial Architecture Character (source, AO)
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4.7 General Materials and Colors
1. All materials and colors used in designs shall be cohesive and consistent with the contemporary Mediterranean
architectural theme. Buildings shall include stucco walls and clay tile roof accents.
2. Colors for the structures shall vary with a soft palette of neutral hues such as whites, off-whites, and cream colors.
3. Stone and wood veneers are encouraged to add visual and architectural interest to designs.
4.8 General Landscape Guidelines
1. Landscaping shall establish a general theme within the project area that will create a consistent character throughout the entire project, tying together the various Development Areas into one unified center.
2. Landscaping shall enhance the parking areas by creating landscaped nodes that will break up the expanses of parking spaces.
3. Landscaping shall encourage pedestrian use of the site by developing activity nodes, which may include outdoor seating areas, plazas, or kiosks, and create enhanced walkways to establish connections between activity nodes and retail, restaurant, and entertainment uses.
4. Landscaping shall further the goals of the Scenic Corridor Overlay Zone through careful placement along Santa Ana
Canyon Road and throughout the site.
5. The Landscape theme for the Anaheim Hills Festival shall utilize many of the tree species indigenous to the area. This "background" of climate-appropriate plants shall be
concentrated in specific areas of the project to contrast with the surrounding materials. Large and spreading shrubs will be preferentially used over groundcover materials where a more dense and lush landscape theme is desirable. Graded slopes shall be "undulated" by utilizing varying heights and spreads of large, naturalistic plant materials. The slope areas on the south and west boundaries are planned as "Community Slopes" and shall be designed for 40 percent tree coverage in ten years, as provided in Title 17 of the Anaheim Municipal Code.
4.8.1 Landscape Design
1. Perimeter landscaping of major slopes shall be naturalistic in planting theme, grouping, and sizes.
2. Perimeter frontage landscaping shall be consistent and compatible with existing landscape material used within the scenic corridor.
3. Major project entries shall be enhanced with a more densely planted shrub palette, utilizing annual color, perennial color, natural rock groupings, and accent trees.
4. Access roads throughout the parking areas shall be planted with selected tree varieties for continuity.
5. Pedestrian walkways along storefronts shall be enhanced with small groupings of trees or shrubs, raised planters, and site furnishings.
4.9 Parking Areas
Internal accessways throughout the parking area shall be planted with consistent tree varieties for continuity. Flowering shrubs will be used in "tight" locations and as a backdrop to lawn frontages.
Parking area end islands will contain a minimum of one tree each, with tree wells provided within the parking areas. Parking areas are defined as all parking spaces, aisles, and interior accessways, excluding service accessways and loading areas. Parking areas will seek to accommodate landscaping with at least one tree per 3,000 square feet of parking area.
The tree theme throughout the parking area will favor shade canopy trees. The trees will be located in parking end islands, tree wells, adjacent to interior drive aisles, in perimeter areas abutting the parking area, and
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buildings abutting the parking area. Tree wells will be carefully placed to improve visibility through the parking area to the storefronts.
4.10 General Open Space Guidelines
Access to usable open spaces is a critical component of commercial and residential development that provides the patrons, residents, and their guests with the opportunity for exercise, social gathering, and leisure.
Open space within the development area should be prioritized as the single most central element to a successful mixed-use property. As such, a balanced and holistic hierarchy of open spaces and rest areas that connect parcels and uses that facilitate pedestrian circulation. Open space should be strategically located throughout the planning area and sized appropriately, with consideration taken into the number and types of potential users.
4.10.1 General Guidelines
1. Open space should be well lit during the evenings and planned so that light sources do not impact adjacent residential areas.
2. Clear sight lines should be evident to promote safe use and access of the area.
3. Open space should be flexible in its design to promote interactive engagement, encourage a variety of programming, and attract users of all age groups.
4. Open space should be sheltered from the noise and traffic of adjacent streets or other incompatible uses.
5. Open space should be designed in a way to promote passive cooling and shade for comfort zones through the use of shade structures and canopy trees.
6. Common amenities such as drinking fountains and on-site trash receptacles must be in or adjacent to high-use areas (e.g., community facilities, play areas, and public gathering spaces).
4.10.2 Common Open Space
1. Common open space within the Anaheim Hills Festival shall be designed to be shared areas and amenities accessible to residents, guests, customers, and neighbors.
2. Common open space shall take the form of hardscape
(plazas, seating areas, decomposed granite) and softscape (turf, landscaped areas). The materials used should reflect the intended user and the surrounding environment.
3. Common open space shall be adequately shaded using trees or shade structures. Where possible, seating areas should be located to take advantage of shade opportunities.
4.11 Monumentation and Signage
The Monumentation Signage Plan depicts the location of the primary and secondary signage needed to identify the project, as shown on Figure 4- 1, Monumentation Signage Plan.
All signage shall be subject to the requirements in Chapter 18.108.120 of the Anaheim Municipal Code. Signage guidelines specific to commercial tenants and residential uses are provided in Section 4.14.6, as part of the Commercial Building Design guidelines, and Section 4.15.6, as part of the
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Residential Building Design guidelines. The following provides general design guidelines for different shopping center monument signage.
Conceptual Shopping Center Identification Monument Sign at Santa Ana Canyon Road and Project Entry
4.11.1 Major Tenant Identification Monument Signs
1. Monument identification signs that are mounted to the ground shall incorporate the same materials as the buildings they are identifying and shall not interfere with the line of sight for pedestrian and vehicular traffic.
2. Monument identification shall be placed in a landscaped area and easily viewed from eye level by pedestrians or from a vehicle.
3. Monument identification shall identify the names of the largest tenants rather than all tenants.
Conceptual Major Tenant Identification Monument Sign
(Dimensions Are Conceptual and for Illustrative Purposes)
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4.11.2 Shopping Center Identification Signs
1. Shopping center identification signs that are mounted to the ground shall incorporate the same materials as the rest of the shopping center, reflecting the Mediterranean design of the buildings, and shall not interfere with the line of sight for pedestrian and vehicular traffic.
2. Shopping center identification signs may be placed at entrances to the site or in public spaces adjacent to building entryways to indicate nearby businesses.
Conceptual Shopping Center Identification Sign
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Figure 4-1: Monumentation Signage Plan
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4.12 General Lighting Guidelines
1. Lighting of private roadways and bikeways shall comply with relevant standards published by the Illuminating Engineering Society (IES).
2. Vehicle entrances, driveways, parking and service areas, pedestrian entrances, walkways, and activity areas shall have a sufficient level of lighting to provide security and safety.
3. Ensure that all lighting applies downlighting to limit spillover lighting so as not to negatively impact the surrounding uses.
The type and location should minimize direct glare onto adjoining properties.
4. Wall-mounted lighting shall not extend above the height of the wall or parapet to which they are mounted.
5. Lighting fixtures shall use energy-efficient technologies to reduce energy consumption.
6. Accent lighting is encouraged to highlight architectural details on buildings, primary entrances into public and private spaces, and pedestrian and vehicular signage.
Seasonal lighting shall be considered and accommodated in large plazas or open space areas.
7. Site lighting shall be incorporated into hardscape materials such as steps, railings, and paving.
8. Light fixtures shall match the character of surrounding buildings and public realm elements within the immediate vicinity to reinforce the design theme.
9. Lighting fixtures with exposed bulbs shall not be used except for decorative “Edison bulb” fixtures on dimmer, decorative “string” lighting (Tivoli lighting) when used to illuminate outdoor patios, walkways, and plazas, decorative holiday trees, and landscape lighting.
10. Security lighting shall be designed as part of a comprehensive lighting plan.
11. Overhead service wires or exposed conduit shall be avoided.
4.12.1 Lighting Along Pedestrian Corridors and in Pedestrian Activity Nodes
1. Pedestrian lighting located along building frontages should be improved along pedestrian paths that connect parking areas to storefronts.
2. Pedestrian-scale lighting for sidewalk and street illumination is encouraged.
3. Lighting shall be placed in a well-balanced pattern throughout the site to prevent dark areas along pedestrian activity corridors.
4. Ensure that all lighting fixtures do not shine directly into the pedestrian line of sight through leveraging cover plates and downlighting.
4.12.2 Parking Lot/Structure Lighting
1. Light standards within parking lots shall be designed with raised bases to protect them from damage by vehicles.
2. Lighting in parking areas shall be arranged to prevent direct glare into adjacent dwelling units and onto neighboring uses/properties.
4.13 Sustainable Design
Development and redevelopment shall comply with the California Code of Regulations, Title 24, Part 11, commonly referred to as CalGreen. The purpose of CALGreen is to improve public health, safety, and general welfare through enhanced design and construction of buildings using concepts that reduce negative impacts and promote those principles that
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have a positive environmental impact and encourage sustainable construction practices.
4.13.1 General Architectural Guidelines
1. Materials and technologies that minimize environmental impacts, reduce energy and resource consumption, and promote long-lasting development are encouraged.
2. Window technologies such as tinting or insulated daylighting panels should be utilized to decrease the energy costs associated with cooling buildings during most of the year when maximum transparency is not required.
4.13.2 Water Conservation Guidelines
Developments within the Specific Plan should incorporate the following elements, when possible, to encourage water conservation throughout the center:
1. Low-flow faucets and fixtures.
2. Rainwater collection (where practical).
3. Native landscape.
4. Direct and capture low-use irrigation and rainfall run-off to landscape areas.
5. Energy conservation.
6. Building orientation.
7. Glazing, overhangs, and landscaping to capture and control natural daylight.
8. High-performance glazing.
9. Use of atriums, skylights, and internal courtyards to provide additional daylighting.
4.13.3 Natural Resource Conservation
1. Use of renewable materials where feasible.
2. The use of building materials with recycled content, where feasible.
4.14 Commercial Design Guidelines
4.14.1 Commercial Site Planning
1. Pedestrian-oriented places with seating areas and landscaped plazas shall be incorporated into the design of the retail commercial/entertainment area.
2. Lighting for the regional shopping center shall be designed to minimize spillage onto residential sites.
3. Visibility of perimeter parking areas shall be screened from Santa Ana Canyon Road by landscaping and berms.
4. Interface between customer access and service or truck loading areas shall be minimized.
5. Service and loading areas should be screened from street sight lines to the full extent possible.
4.14.2 Storefront Edges
1. Building improvements shall focus on the sidewalk areas along the storefronts to include new landscape planters that enhance pedestrian areas and storefront plazas.
2. Storefront enhancements shall create "landscape nodes" of planting within the pedestrian walkways at the storefronts where storefront paving areas permit. Landscape nodes shall be designed so as to interconnect with smaller groupings of trees on grade or in raised planter areas using flowering plants and color.
3. Storefronts shall incorporate awnings that are aluminum in color, similar to dark medium bronze.
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4. Storefront system shall be either recessed from the exterior surface wall or shall include exterior stucco trim to create a recessed effect.
4.14.3 Major Project Entries
The project entries within DA 1 and 2 will be enhanced with a more densely planted shrub palette utilizing annual color, perennial color, rock groupings, and accent trees in larger sizes. The primary project entry drive will be linked to the main storefronts by formalized rows of unique trees, terminating in storefront focal points. The vehicular corridors connecting the main project entry on Santa Ana Canyon Road and the major terminus at the storefront will be formal in nature, creating an avenue that accents the focal point. Entry walls or other non-landscaped elements may be used to further strengthen the main entry and interconnecting roadway.
4.14.4 Commercial Building Design
1. Commercial building improvements or redevelopment within the Anaheim Festival shall be designed in a contemporary
Mediterranean architectural style and incorporate enhanced materials and architectural features along the major storefronts.
2. Building improvements or redevelopment shall feature varied roof lines that may be flat or sloped to create visual interest.
4.14.5 Building Form, Massing, and Articulation
(1) Anchor Tenant and Inline Shops
1. Design elements featured on the building elevations shall remain consistent throughout the front and endcap wall conditions to support a cohesive design.
2. Major tenant facades shall have a clearly defined storefront entrance from base level and roof/parapet line.
3. Façade designs should include variations of roof and wall planes to create visual interest and to establish a greater sense of dimension. Higher roof forms and focal towers should extend back onto the building to establish a greater sense of dimension and articulation.
4. The front building elevations shall feature design elements including trellises, recessed accent niches, lighting elements, and decorative metal motif elements to support a contemporary Mediterranean style of architecture.
5. Commercial inline buildings shall have primary architectural improvements on the front faces of the buildings. Endcap wall conditions shall extend the enhanced conditions to the rear building, adjacent corner, or approved distance where a visual break in the building frontage will limit the full view of such walls.
6. Long stretches of blank walls shall be avoided on any side of the buildings, and design articulation shall be used to break up wall masses.
(2) Perimeter Pad Buildings
The perimeter pad buildings shall follow all conditions listed above in Section 4.14.4.(1) but shall be applied on all four sides of the buildings. (3) Commercial Colors and Materials
The following colors and materials shall be incorporated into the commercial building designs to maintain a cohesive contemporary Mediterranean aesthetic. See Figure 4-2, Commercial Colors and Materials.
1. Walls: Painted Stucco with existing finish on existing buildings.
2. Roofs: Painted stucco and concrete roof tiles.
3. Accents: Charcoal stone veneer, composite wood plank/panels, new metal downspouts with leader heads at extended gutter locations, metal railings, glass railings, wood corbels, metal and fabric awnings, wood louvers, vertical siding, decorative trim, decorative metal grills of wrought iron, and any combination thereof.
4. Main Building colors: Warm whites, light sand, and light tan.
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4.14.6 Gathering and Outdoor Dining Areas
(1) Tenant Outdoor Dining Areas
1. Seating areas shall be defined by either a perimeter surrounding planter and or metal or glass enclosure, or a combination thereof.
2. All storage and trash areas associated with tenant outdoor dining areas shall be contained within the designated area and shall be screened from view where possible.
(2) Common Seating and Dining Areas
1. These areas shall include additional seating in the general area for the use of all patrons and to meet the general seating needs of the site.
2. All storage and trash areas associated with common seating and dining areas shall be contained within the designated area and shall be screened from view where possible.
3. Common gathering space elements shall include one or a combination of the following amenities: Soft seating and bench areas, Fire pits, Fireplaces, Common lawn areas, and Overhead strand lighting.
(3) Common Open Spaces
1. Common open space located within commercial areas should be activated to provide a consistent pedestrian incentive to move through the center.
2. Activation might be in the form of seating for adjacent dining, play activities for children, or kiosks.
4.14.7 Commercial Signage
The two primary purposes of commercial signage within the Specific Plan area are to bring people into the site and easily allow them to navigate within commercial areas once they arrive, and to reinforce the branding of the Anaheim Hills Festival. The Specific Plan anticipates several different uses mixed throughout the site to create the urban form. As a result, clear and concise signage and wayfinding elements will play an important role in pedestrian circulation from off-site or parking areas to their intended destination.. This can be accomplished using the following components:
Directional and identification signage
Informational kiosks or interactive maps
Paving material changes
Landscaping and other softscape techniques
(1) In-Line Tenant Identification Signs
1. Commercial building in-line tenant wall identification signs shall clearly display the use within the building and be oriented towards public streets and internal project drives. They should be placed prominently on the top half of the building and be visible from far distances.
2. In-line tenant under-canopy signs shall incorporate
complementary materials of the buildings and be oriented towards the pedestrian path of travel.
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Figure 4-2: Commercial Colors and Materials
Outdoor wall light - Black
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Example of Updated Project Identity Signs
(Dimensions are Conceptual and for Illustrative Purposes)
Example of Sign Bands (Wall Signs) within DA 2
(2) Sign Bands (Wall Signs)
1. Commercial uses with entrances that have direct access to private sidewalks shall have an associated wall sign located within a sign band area on the section of the building that is associated with the tenant.
2. Awning or canopy signs, in lieu of building-mounted signage, may be considered.
3. Wall signs may be placed within parking structures associated with a particular use.
(3) Directional/Wayfinding Signage
1. The directional/wayfinding program shall be improved throughout the commercial center to improve the orientation of customers to primary tenant locations and gathering areas.
2. The directional/wayfinding program shall be updated and improved upon as new tenants are introduced to the Anaheim Hills Festival.
3. Directional/wayfinding signage shall not be placed within the direct pedestrian zone or obstruct pedestrian traffic flow in any way.
4. Directional/wayfinding signage shall be clear and easy to understand for pedestrians and motorists.
5. Directional/wayfinding signage associated with an individual use shall be consistent in look and size with other signs of the same use to provide easier identification of building uses to pedestrians and motorists.
6. Directional/wayfinding elements shall consider use by a variety of users, including those who are visually and hearing impaired, by incorporating tactile elements and audio technology. Braille is only required on signs that identify a room, space, or area, such as restrooms, meeting rooms, and classrooms.
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Example of Updated Wayfinding/Directional Signs
(Dimensions are Conceptual and for Illustrative Purposes)
4.15 Residential Design Guidelines
4.15.1 Residential Site Planning
1. Pedestrian access shall be provided along two sides of the residential perimeter that can be accessible to residents, visitors, and patrons of the retail center.
2. A Bluff Top Park overlooking the lower commercial area shall be established at the northern edge of Development Area 5 to support localized community events and gatherings.
3. Developments shall accommodate landscaping and open space amenities along the northern edge of Development Area 5, accessible to residents and patrons of the retail center, maintaining an area of open space at the bluff top.
4. Developments shall provide pedestrian walkways and
landscaped areas to support connectivity and mobility between residential, commercial, and open spaces within the Specific Plan area.
4.15.2 Residential Building Design
(1) Building Form, Massing, and Articulation
1. Residential buildings shall have a clearly defined entryway, base level, and roof line.
2. Residential designs shall include variations in roof planes and wall planes to create visual interest and to establish a greater sense of dimension.
3. Buildings shall be oriented in a manner that will optimize privacy for residential units and create opportunities for both private and common open spaces.
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4. Upper levels above the ground floor shall feature design elements including balconies, trellises, and railings, or a combination thereof, to create visual interest and support a contemporary Mediterranean style of architecture.
5. Residential buildings shall include design articulation along all four sides of a building through the use of materials, color accents, and architectural features to create visual interest and soften building massing.
6. Long stretches of blank walls shall be avoided on any side of a residential building through the use of design articulation.
7. Design elements featured on building elevations shall remain consistent throughout all four sides of the building to support a cohesive design.
(2) Architectural Guidelines
1. Residential buildings within the Anaheim Hills Festival shall be designed in a Contemporary Mediterranean Style.
2. Architectural elements shall remain consistent throughout all residential building designs.
3. Any mechanical or utility equipment shall be screened with architectural features that seamlessly integrate with the rest of the building design.
4. Designs shall feature varied roof lines that may be flat or sloped to create visual interest.
(3) Colors and Materials
The following colors and materials shown in Figure 4-3, Residential Colors and Materials, shall be incorporated into residential designs to maintain a cohesive Contemporary Mediterranean aesthetic. Other architecturally compatible colors and materials may be used:
1. Walls: Painted stucco with light sand finish
2. Windows: Recessed in the wall to achieve a clean, modern look.
3. Roofs: Concrete roof tiles, where applicable
4. Accents: Charcoal stone veneer, metal railings, glass railings, wood corbels, metal awning with wood louvers, vertical metal sliding, decorative trim, decorative metal grills, and any combination thereof.
5. Main Building Colors: Warm whites, light sand, and light tan
6. Accent Colors: The architectural style is monochromatic, with the use of materials to provide an accent. Color accent could be darker shades of warm whites, sand, or tan as complementary to the primary color palette.
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Figure 4-3: Residential Colors and Materials
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4.15.3 Residential Open Space
1. Site amenities should include benches, seating areas, bike racks, art, water, or planting features.
2. Open space can take both passive and active forms and include plazas, multi-use spaces, play structures, and pocket parks.
3. On-site outdoor play areas shall provide children with a safe and interesting environment and allow parents to easily view play areas in order to supervise play activities. Open space zones should be addressed to consider child activities of various age ranges.
4. The design of play areas shall consider safety and security by location, visibility, adjacency, barriers, and access.
4.15.4 Residential Common Open Space
1. Examples of residential common open space amenities may include club rooms, lounges, workspaces, fitness centers, courtyards, pet amenity areas, pools, and spa areas.
2. Adequate provisions shall be made for the safe and orderly circulation of both pedestrian and vehicular traffic between common open space, commercial uses, adjacent residential areas, and adjacent parking areas.
3. Fences, walls, hedges, and berms shall be permitted within common open space areas, so long as residents and resident authorized guests have access to the residential common open space.
4. Open spaces, courtyards, and circulation corridors shall be designed to be visible from as many dwelling units as possible.
4.15.5 Residential Private Open Space
1. Private open space associated with a particular use shall be adjacent to that structure to allow ease of use.
2. Private open space may be gated or physically separated using structures or landscaping.
3. Private open space design should utilize best practices when considering the user and level of privacy.
4.15.6 Residential Signage
(1) Residential Project Identification Signs
1. Residential project identification signs shall have a low profile and be mounted to the ground, meant to be viewed from eye level by pedestrians or from a vehicle.
2. Residential project identification signs may be placed on the wall of the residential building or at entrances to the site or in public spaces adjacent to building entryways to indicate nearby businesses or residential complexes.
3. Residential project identification signs shall be landscaped at the base, where possible, to soften the appearance of hard lines.
4. Residential project identification signs shall incorporate the same materials as the buildings they are identifying and shall not interfere with the line of sight for pedestrian and vehicular traffic.
Section 5
Implementation
This section explains the enforcement of the Anaheim Hills Festival Specific Plan, the applicability and interpretation, amendments, subsequent approvals, severability, financing and maintenance of the project, and methods and
procedures for implementation.
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5 Implementation
The purpose of this section is to provide an outline of the steps necessary to implement the Anaheim Hills Festival Specific Plan for the benefit of the development team, the City, and other approving agencies, and interested citizens.
5.1 Administration
The California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 et seq.) grants authority to cities to use Specific Plans for purposes of implementing the goals and policies of the city’s General Plan.
As a requirement of state law, Specific Plans must demonstrate consistency with regulations, guidelines, and programs with the goals, objectives, policies, standards, programs, and uses that are established in the General Plan. This Specific Plan establishes a set of regulations, standards, guidelines, and processes for the proposed development, and shall constitute the zoning for development within the Specific Plan area.
5.1.1 Responsibility and Enforcement
The City of Anaheim Planning Department, its Director, or his or her designee shall be responsible for administering the Anaheim Hills Festival Specific Plan in accordance with the provisions of this Specific Plan document, all governing and applicable State and federal laws, the City of Anaheim’s General Plan, and the City of Anaheim’s Municipal Code.
The Anaheim Hills Festival Specific Plan serves as the implementation tool for the zoning of the Specific Plan area. The Specific Plan addresses permitted uses, development standards, and community design guidelines. The city shall enforce the provisions of the Specific Plan in the same manner that the city enforces the provisions of the General Plan, Municipal Code, and Zoning Code.
5.1.2 Applicability
All development within the Anaheim Hills Festival Specific Plan area shall comply with the requirements and standards set forth in this Specific Plan document.
Any area of site development, administration, review procedures, landscaping requirements, and regulations not expressly addressed by this Specific Plan document shall be subject to the provisions of the City of Anaheim Zoning Code or Municipal Code, using the context and objectives of the Specific Plan as a guide.
5.1.3 Severability
If any portion of this Specific Plan and its regulations are declared to be invalid or ineffective in whole or in part by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions thereof.
5.1.4 Interpretation
Whenever the provisions contained in the Specific Plan conflict with the Municipal or Zoning Codes, the provisions of the Specific Plan shall take precedence. Any ambiguity concerning the content or application of the Anaheim Hills Festival Specific Plan shall be resolved by the City’s Director of Planning and Building, or their designee. Such interpretations shall consider the stated goals and intent of the Specific Plan.
5.1.5 Non-Conforming Uses
Anaheim Municipal Code Chapter 18.56 (Nonconformities) will apply to any nonconforming lots, buildings, and uses within the Specific Plan.
5.1.6 Substantial Conformance Review
The Planning and Building Director or his other designee shall have the authority to approve minor adjustments or modifications, as defined herein, which substantially conform to the approved Specific Plan through an administrative “Substantial Conformance” review process, so
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long as those minor modification and adjustments are consistent with the intent of the Specific Plan.
Adjustments or modifications may be warranted to accommodate changes resulting from final design and engineering that cause adjustments in internal driveway alignments, location of utilities or other infrastructure, development of innovative product design, distribution of permitted uses within the Specific Plan, or other similar modifications deemed to be minor. Adjustments or modifications may include, but are not limited to, the following:
a. Modifications to performance standards in the Specific Plan, provided any such modifications provide substantially equivalent protection as the original standard;
b. Addition of information to the Specific Plan (including maps or text) for purposes of clarification that does not change the intent of any plan or regulation, as well as correction of any clerical or grammatical errors;
c. Adjustments to the alignment, location and sizing of utilities and facilities or a change in utility and/or public service provider may be approved by the City’s Engineer or Public Works Department, so long as the adjustments or changes are found to be in compliance with applicable plans and standards of the agency responsible for such utilities and facilities and do not result in significant environmental impacts;
d. Change in roadway alignment, width, or improvements through the final engineering improvement plan process, so long as minimum rights-of-way meet the standards outlined in the Specific Plan;
e. Modification of design criteria such as paving treatments, architectural details, landscape treatments, fencing, lighting, streetscape, and entry treatments;
f. Minor adjustments to any of the development standards or regulations, such as modification of wall heights for noise attenuation purposes, modification of allowable encroachments into setbacks, etc., that are specifically allowed under the Development Regulations of the Specific Plan;
g. Modification of any design element in this Specific Plan that improves circulation, reduces grading, improves drainage, improves infrastructure, or provides similar utility, reduces operations and maintenance costs, or improves the level of sustainability; and
h. Grades shown on the conceptual grading plan may be modified due to technical refinements provided in the final grading plan.
All grading shall comply with applicable regulations contained in Title 17 (Land Development and Resources) of the Anaheim Municipal Code.
The documentation of substantial conformance may include text and/or maps that describe the nature of all proposed adjustments or modifications to the Specific Plan. This application of substantial conformance with the adopted Specific Plan shall undergo any necessary technical review by city agencies, as the Planning and Building Director or designee deems necessary.
No public hearing shall be required for a finding of Substantial Conformance. The Planning and Building Director or his or her designee shall be the review and approval authority for the finding of Substantial Conformance. The Planning and Building Director’s findings shall be provided by written notice to the Applicant, approving, conditionally approving, or denying the determination of Substantial Conformance.
The Planning Director’s decision shall be final, subject to the appeal procedures established by the Anaheim Municipal Code.
5.1.7 Findings
In addition to the findings in Anaheim Municipal Code 18.60.190 (Amendment of Permit Approval), the following findings shall be required for a Substantial Conformance Determination:
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a. The modifications are consistent with the goals and intent of the Specific Plan;
b. The physical characteristics of the site have been adequately assessed, and proposed building sites are of adequate size and shape to accommodate proposed uses and all other features of development;
c. There is sufficient supporting infrastructure, existing or available, consistent with the requirements of the Specific Plan, to accommodate the development without significantly lowering service levels; and
d. The development resulting from the Substantial Conformance Determination will not have a substantial adverse effect on surrounding property or the permitted use thereof, will be compatible with the existing and planned land uses, as well as the character of the surrounding area.
5.1.8 Amendments to the Specific Plan
Substantial modifications to the Specific Plan would require an Amendment.
A minor modification or adjustment to the Specific Plan listed in the section above would not require a Specific Plan Amendment. An amendment to the Specific Plan is required if the following occur:
a. Changes to the overall Specific Plan boundaries to include properties not included in the Specific Plan at the time of approval (changes to planning area boundaries within the Specific Plan boundaries are deemed minor as noted above and would not require an amendment);
b. Any addition of new land uses not contemplated by the Specific Plan’s Development Regulations and deemed to require an amendment after the Planning and Building Director's
determination.
5.1.9 Appeals
An appeal of any determination, decision, or requirement of city staff or the Planning Commission shall be made in conformance with the appeal procedures established by the Anaheim Municipal Code, and as shown on Table 5-1, Review and Approval Authority.
5.2 Implementation
5.2.1 Adoption
The Anaheim Hills Festival Specific Plan has been prepared, submitted, and approved in a manner consistent with California Government Code Section 65451(a), as well as Chapter 18.72 of the City’s Municipal Code. The Specific Plan shall be adopted by ordinance and shall serve as the zoning for the project area. The approved Specific Plan project site will continue to be designated on the city’s Zoning Map as the Anaheim Hills Festival Specific Plan. The land use and development standards identified in this Scenic Corridor Overlay Zone would supersede all zoning regulations to the extent that they would be in conflict with the sections of this Specific Plan.
In compliance with Chapter 18.72 (Specific Plans) of the Municipal Code, the development standards prepared for the Anaheim Hills Festival Specific Plan will be adopted by an ordinance separate from any action taken to adopt the Specific Plan. The amended standards related to the new residential uses will be codified in Chapter 18.108 of the Municipal Code.
5.2.2 Subsequent Approvals
This Specific Plan outlines the land use and design intent for the transformation of the Anaheim Hills Festival into a mixed-use center.
Upon its approval, the Anaheim Hills Festival Specific Plan will comprise the zoning for all property within its boundaries and will govern the build- out of the project over a multi-year period. Individual implementing projects will require approval by the city as outlined below (see also Table 5-1, Review and Approval Authority):
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Pre-Application Review. Prior to the submittal of a formal application to the Planning and Building Department, a builder may take advantage of the City’s Conceptual Development Review process. This process is designed to identify issues related to a proposal prior to a formal submittal, allowing the City to review preliminary plans for compliance with the Specific Plan and other applicable ordinances and standards, and determine adequacy for submittal.
Administrative Plan Review. Development applications for implementing projects that comply with the Specific Plan and its Development Standards (Anaheim Municipal Code Chapter 18.108) are eligible for administrative review. Projects would process a Final Plan application, pursuant to Municipal Code Chapter 18.70.040 (Final Plan Review Process). The Planning and Building Director shall have approval authority, appealable to the Planning Commission. In addition, the Planning and Building Director has the discretion to refer the application to the Planning Commission.
Some implementing approvals require discretionary action by the Planning Commission and/or City Council. These would include Conditional Use Permits or Variances in accordance with Chapters 18.66 and 18.74, respectively, of the Anaheim Municipal Code.
Table 5-1: Review and Approval Authority
Approval Authority Permit Type
Planning and
Building Director
Occupancy and Use Clearance
Sign Permits and updated master sign program
Land Use Interpretations
Final Site Plan
Minor Modifications per Section 5.1.6
Minor Exceptions to Development Standards
Planning
Commission
Conditional Use Permits
Tentative Parcel Maps
Variances
Appeals of Director Decisions
City Council
Specific Plan Adoption and Amendments
Development Agreement Approval and Amendments
General Plan Amendments
Code Amendments
Appeals
5.2.3 Maintenance and Ownership
Maintenance of private and quasi-public open space facilities, private driveways, commercial circulation areas, common landscape areas, and residential common areas will be the responsibility of the residential and commercial associations formed within the Specific Plan area. The maintenance association(s) shall be responsible for private driveways, parking, open space areas, signage, landscaping, irrigation, common areas, on-site sewers, storm drains, BMPs, and other responsibilities, as necessary.
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Maintenance of private Festival Drive will continue to be the responsibility of the business association. Table 5-2, Financing, Ownership, and Maintenance, outlines the anticipated program.
Table 5-2: Financing, Ownership and Maintenance
Improvement Financing Ownership Maintenance
Water System Developer Public/Private City
Sewer System Developer Private Private/City
Drainage System
Backbone
BMPs
Developer
Developer
Private
Private
Private/City
Private
Private Streets &
Driveways Developer Private Private
Landscaping
Public Right-of-Way
Common
Private Parkways
Developer
Developer
Developer
City
Private
Private
City
Private
Private
Private Open Space
or Recreation Areas Developer Private Private
5.2.4 Relationship to CEQA
The California Environmental Quality Act (CEQA) classifies a specific plan or its amendment as a “project” that is subject to environmental review.
An EIR (EIR No. 358) was prepared prior to adoption of this Specific Plan Amendment to analyze potentially significant environmental impacts of the Project, discuss feasible alternatives, and recommend feasible mitigation measures in compliance with the provisions of CEQA. The EIR analyzed the Specific Plan and addressed potential impacts associated with the increased or new development of the Specific Plan area. The EIR included recommended mitigation measures and analyzed
implementation actions for the development. The EIR fulfilled the requirements for environmental documentation for most subsequent discretionary and ministerial applications for development within the Specific Plan area.
Section 6
Consistency with the General Plan
This section explains how the Anaheim Hills Festival Specific Plan will be consistent with the City of Anaheim’s General Plan.
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6 Consistency with the General Plan
California Government Code §65450-§65453 permits the adoption and administration of Specific Plans as an implementation tool for elements contained within the local General Plan. The City of Anaheim General Plan provides guidance for long-term growth and development in the City through comprehensive plans for future development. Specific Plans must demonstrate consistency in regulations, guidelines and programs with the goals, objectives, policies, programs and uses that are set forth in the General Plan.
Table 4.11-2, General Plan Consistency in Section 4.11, Land Use and Planning of the Environmental Impact Report evaluates the Project against the relevant General Plan goals and policies and concludes that the Project would not conflict with the relevant General Plan goals and policies. This table is herein incorporated into the Specific Plan by reference.