130 Vantis, Suite 200
Aliso Viejo, CA 92656
T: 949.389.700 F: 949.389.7188
www.sheaproperties.com
Shea I Properties
October 8, 2024
Ms. Amanda Lauffer
Senior Planner
Planning and Building Department
City of Anaheim
200 South Anaheim Boulevard I Suite 162
Anaheim, CA 92805
Subject: Anaheim Hills Festival – REVISED Letter of Request Specific Plan Amendment and Development Applications
Dear Ms. Lauffer:
This correspondence is in response to the city’s request for a revised Letter of Request for the Anaheim Hills Festival Development Application, formally submitted in August 2023. Shea Properties is submitting on behalf of OTR, an Ohio general partnership, the property owner of the Anaheim Hills Festival, located at 800 East Santa Ana Canyon Road, 300 South Festival Drive and 350 South Festival Drive, Anaheim. Anaheim Hills Festival Specific Plan, inclusive of the project’s development area, is located south of State Route 91 (SR 91) and is generally located south of Santa Ana Canyon Road, and west of Roosevelt Road. Figure 1, Local Vicinity Map, depicts the project site in a local context.
The enclosed submittal requests a proposed amendment to the existing Anaheim Hills Festival Specific Plan (Specific Plan) and related Development Applications for the mixed- use medium development. This would be the sixth amendment to the Specific Plan. The amendment would include a newly created Development Area 5 (DA 5) Mixed-use Medium. DA 5 is estimated at 16.2 acres, resulting in DA 2 to be reduced from 48 acres to 31.8 acres in size. The proposed development for Mixed-use Medium is limited to DA 5, which includes the following APNs: 354-451- 19 and -32. Figure 2, Anaheim Festival Specific Plan Proposed Development Areas , depicts revised DA 2 boundary and newly created DA 5.
The Specific Plan Amendment (SPA) would facilitate a modernization of uses within the existing commercial center (DA 1 and 2), bringing the Anaheim Hills Festival up to date with current market trends and demands. A review and updating of permitted commercial uses within the Anaheim Hills Festival would help to revitalize the shopping center and bring additional users to the site. 130 Vantis, Suite 200
Aliso Viejo, CA 92656
T: 949.389.700 F: 949.389.7188
www.sheaproperties.com
Additionally, SPA includes passive open spaces, experiential retail and outdoor dining which would create a more attractive and pedestrian-friendly commercial center that would draw added users and stimulate economic activity.
In addition to the requested SPA and development applications, we are seeking processing under SB-330, Housing Crisis Act of 2019. SB-330 submittal information as outlined in California Code Section 65941.1 was previously submitted with the August 2023 initial submittal.
The proposed development would demolish the existing approximately 62,676 square foot theater and, in its place, allow for the development of a 447-unit multi-family rental residential community.
Of the existing theater’s square footage, approximately 13,310 square feet of commercial use will be retained in DA 2 for future development. The existing retail within DA 5 includes the following uses that would remain as part of the proposed project: 9,200 square feet of office, 38,160 square feet of fitness/gym, and 13,276 square feet of tutor/retail space. Thus, the remaining commercial buildings would have a floor area ratio (FAR) of approximately 0.09, which is within the allowed FAR for DA 5’s proposed Mixed-Use Medium land use designation, which allows a FAR up to 0.35. See the following table that breaks down the use by Development Area.
Anaheim Hills Festival Specific Plan Amendment No. 6
Land Use by Development Area (DA)
DA Use Type AC1 SF DU Max Density
(du/ac)
1 SC Scenic Commercial 8.4 66,100 -- --
2 RC/E Retail Commercial and Entertainment 31.8 397,918 -- -- 3 V Visitor Commercial 4.5 77,200 -- --
4 BC Business Commercial/Senior Housing (Existing) 17.7 240,000 270 18.0 5 MU Mixed Use Medium (Proposed) 16.2 57,560 447 36.0
-- -- Private Roads 7.1 -- -- --
TOTALS 85.7 838,778 717
Note 1: Gross acreage with roadways.
The proposed multi-family rental residential community would consist of a four-story multi-family residential building wrapped around a five-level parking structure with one subterranean level.
Project amenities would include a clubhouse, swimming pools, courtyards, a fitness center, a leasing/mail area, and common open space. The proposed multi-family rental residential community would have three different unit types (i.e., one-bedroom, two-bedroom, and three-bedroom) with the majority of units having private open space (ground floor patios or balcony areas ). 130 Vantis, Suite 200
Aliso Viejo, CA 92656
T: 949.389.700 F: 949.389.7188
www.sheaproperties.com
The mixed-use residential community will feature a contemporary Mediterranean architectural style and will include public and private open spaces. Recreational -leisure spaces will include a public park and dog park within DA 5, which will be accessible to residents and members of the community. Overall, the proposed development plan will provide for a variety of commercial and residential uses with open spaces and gathering opportunities that will create a greater sense of place for the surrounding community. See enclosed “Recreational-leisure Space Summary” that further clarifies the programming/resident usability of the leasing office, uber lounge, and the amenity space on level 2 of the proposed Anaheim Hills Festival mixed -use development.
A Parking Demand Study has been prepared for the proposed DA 5 mixed use development and is currently under review by Public Works. The analysis provides a summary of the city’s required parking for mixed use developments, providing recommended multifamily parking demand based on industry standards, comparable developments, and vehicle ownership statistics for the area. The proposed parking rate based on the project unit mix is 2.0 spaces/unit, which is 0.4 space less than the city’s requirement. The Parking Demand Study evaluated the shared parking with the commercial, demonstrating there is adequate parking on-site when accounting for the peak demand of the combined retail uses within DA 5.
As part of the project’s requested entitlements, a General Plan Amendment and Specific Plan Amendment would be required to allow for the proposed residential uses and for the creation of the new DA 5. The General Plan Amendment would change the land use designation from Regional Commercial to the Mixed-Use Medium for DA 5. The Mixed-Use Medium land use designation is intended to allow flexibility for parcels that could transition from strip commercial uses to residential or a mix of residential, commercial, and office development. This land use designation allows residential development in either a stand-alone or mixed-use configuration at a density of up to 36 du/acre. The non-residential component of mixed-use development is permitted at a maximum FAR of 0.35. The Specific Plan Amendment would amend the current Specific Plan to allow for mixeduse land uses on a total of 16.2 acres (DA 5) and would include other clarifying text amendments related to signage, permitted uses, etc.
We look forward to working with staff in the processing of this application and requested actions.
Should you have any questions or need further clarification, please do not hesitate to call me at 949- 389-7078.
Sincerely,
Shea Properties
Sean McEachern
Vice President of Development
Enclosed
Figure 1, Local Vicinity Map
Figure 2, Anaheim Festival Specific Plan Proposed Development Areas Recreational-leisure Space Summary
Project Narrative (Updated)
130 Vantis, Suite 200
Aliso Viejo, CA 92656
T: 949.389.700 F: 949.389.7188
www.sheaproperties.com
C: Greg Anderson, Senior Vice President
Julia Viskanta, STRSOH
Elizabeth Cobb, Kimley Horn
Prior Enclosures with Submittals August 2023, September 2023, April 2024:
1. Development Application
2. Environmental Information Form
3. SB-330 Application
4. Project Narrative
5. The Anaheim Hills Festival Specific Plan Amendment, No. 6
6. Festival Hills, Portion of DA 5 - Residential Plan Set
7. Festival Hills, Portion of DA 2 - Commercial Site Plan
8. Grant Deed and Property Tax Bill
9. Digital Photographs
10. Festival Hills, DA 5 Residential Grading Plan - Submitted Separately to Public Works
11. Festival Hills Sewer Study - Submitted Separately to Public Works
12. Festival Hills Hydrology- Submitted Separately to Public Works
13. Festival Hills WQMP-Submitted Separately to Public Works
14. Festival Hills Geotechnical Report - Submitted Separately to Public Works
15. Parking Demand Study – Submitted to Planning and Public Works
DA1
ScenicCommercial(SC)
DA2
RegionalCommercial(RC)
DA5
Mixed-UseMedium
(MU)
DA4
SeniorResidential(SR)
DA3
VisitorCommercial(VC)
DA1
ScenicCommercial(SC)
October 8, 2024
Ms. Amanda Lauffer
Senior Planner
Planning and Building Department
City of Anaheim
200 South Anaheim Boulevard | Suite 162
Anaheim, CA 92805
Subject: Anaheim Hills Festival – General Plan Amendment Justification Letter
Dear Ms. Lauffer:
This General Plan Amendment Justification Letter is being submitted by Shea Properties on behalf of OTR, an Ohio general partnership, the property owner of the Anaheim Hills Festival, located at 8000 East Santa Ana Canyon Road, 300 South Festival Drive and 350 South Festival Drive, Anaheim.
The Anaheim Hills Festival Specific Plan area is presently covered by two General Plan land use designations which include Regional Commercial (RC) for Development Areas 1-3 and Residential LowMedium for senior apartments constructed in Development Area 4 (See Exhibit 1). The proposed General Plan Amendment would update the land use designation within a newly proposed Development Area 5 (DA 5) in the Anaheim Hills Specific Plan area from Regional Commercial (RC) to Mixed-Use Medium. As proposed as part of the Anaheim Hills Specific Plan Amendment, DA 5 will be created from a portion of the existing Development Area 2. The newly established DA 5 would be located in the upper/middle tier of the Anaheim Hills Festival along Festival Drive. The proposed General Plan Amendment and Mixed-Use Medium land use designation over DA 5 would allow for a maximum density of 36 dwelling units per acre and will enable the development of a 447 unit multiple-family residential complex. The proposed amendment to the Anaheim Hills Specific Plan would require a map amendment of the city’s General Plan Land Use Element.
A. Identify the General Plan element proposed to be amended. Indicate if it is a text or map amendment.
The General Plan element proposed to be amended is the city’s Land Use Element. The current Land Use Element, dated May 2004, would require a map amendment to Figure LU-4, Land Use Plan. The city’s current Land Use Plan designates the Anaheim Hills Festival with the land uses Regional Commercial (RC) for DA 1-3, and Residential Low-Medium for DA 4. The proposed General Plan Amendment would update the land use designation within the proposed Development Area 5 (DA 5) in the Anaheim Hills Specific Plan area from Regional Commercial (RC) to Mixed-Use Medium.
B. Please describe the proposed amendment.
The proposed General Plan Amendment would change the land use designation for the newly proposed Development Area 5 (DA 5) from Regional Commercial (RC) to Mixed-Use Medium which would allow a density of 36 du/ac and would accommodate the proposed multiple-family residential units at the upper tier of the Specific Plan area. The proposed 447 residential units and multiple-family complex would replace the existing cinema. The proposed General Plan Amendment shall continue to uphold the vision of the Land Use Element within the proposed DA 5 by incorporating, “a balance of jobs, housing, open space and recreational opportunities” and provide “recognizable gathering places where residents, employees and visitors can interact, socialize and recreate” while preserving the intent of the existing community.
Exhibit 1: Anaheim Hills Festival Development Area – Proposed C. Why is an amendment proposed?
A General Plan Amendment is being proposed to change the land use designation within the proposed Development Area 5 from Regional Commercial (RC) to Mixed-Use Medium, which would allow for a density of 36 du/ac in DA 5. This would enable the development of a cohesive mixed-use development to help meet the housing needs within the City of Anaheim, and would also help revitalize the Anaheim Hills Festival to meet current market demands and user preferences. The General Plan Amendment would enable the development of a more walkable mixed-use center that would include a multiplefamily complex that would be connected by a network of common open spaces and plazas that would ultimately establish a stronger sense of place for the surrounding community which would also further the current goals and policies of several of the General Plan’s elements. The establishment of a mixeduse community at the Development Area 5 would also promote sustainability in the area as the introduction of mixed uses at the site would also promote the reduction of vehicle miles traveled through the internal capture of trips. The proposed uses shall be executed through the implementation of a Mixed-Use Medium designation in accordance with General Plan policies.
D. Which existing General Plan Goals and/or Policies support the proposed amendment?
The proposed General Plan Amendment shall be supported by multiple goals and policies within several of the city’s General Plan elements, including the following:
Land Use Element Goals
1. Preserve and enhance the quality and character of Anaheim’s mosaic of unique neighborhoods.
The General Plan Amendment would allow for the introduction of a thriving mixed use community in Development Area 5. The proposed mixed-use community would introduce a diversity of amenities including open spaces, a dog park, and landscaped areas that would be accessible to residents of the mixed-use community and to nearby residents and visitors of the Anaheim Hills Festival. The introduction of DA 5 would establish a vibrant mixed-use center for the City of Anaheim with experiential retail and housing that would be well connected and integrated with the rest of the Anaheim Hills Festival and surrounding community through a network of pedestrian pathways. The proposed mixed-use development would provide areas for public spaces that foster social interaction by providing connected pathways, open lawns, and courtyard areas to create opportunities for passive recreation which would establish a vibrant and exciting community life. The enhancements to DA 5 would help to integrate housing to surrounding residential zones and would ultimately enhance the quality and character of the area.
2. Continue to provide a variety of quality housing opportunities to address the city’s diverse housing needs.
This General Plan Amendment would introduce housing to Anaheim Hills Festival and would change the land use designation for new Development Area 5 from Regional Commercial (RC) to Mixed-Use Medium to accommodate the proposed residential units. The addition of these 447 residential units to Development Area 5 will assist the city in meeting their Regional Housing Needs Allocation (RHNA).
3. Promote development that integrates with and minimizes impacts to surrounding land uses.
Anaheim Hills Festival is located within the Scenic Corridor Overlay Zone. Careful consideration has been given to the surrounding land uses to help ensure that the updates and additions to DA 5 within the Anaheim Hills Festival site are compatible with the existing and surrounding land uses and zones. The proposed developments within DA 5 will serve as a catalyst for improving the existing shopping center through the introduction of mixed-use residential uses and the establishment of a vibrant community center that will be beneficial for residents of the Anaheim Hills Festival and surrounding community members.
4. Create and enhance dynamic, identifiable places for the benefit of Anaheim residents, employees and visitors.
Encourage mixed-use and commercial development that provides:
a) Safe, protected places for pedestrians to walk;
b) Attractive surroundings;
c) Opportunities for social interaction;
d) Comfortable places to sit and relax; and
e) Interplay between the interior uses of buildings and outdoor activities, such as sidewalk cafes or tastefully designed outdoor merchandise displays.
The addition of a mixed-use residential neighborhood within the Anaheim Hills Festival shopping center will create opportunities for enhanced social interaction, passive recreation, and bridging pathways in DA 5 that will foster greater connectivity throughout the Anaheim Hills Festival site. A comfortable and pedestrian friendly mixed-use community will be cultivated through an introduction of pedestrian passageways, shaded gathering spaces, open space networks, and enhanced landscape areas. The user experience will be enhanced within Development Area 5 by focusing on an enhancement of the “spaces in between” structures and by improving pedestrian mobility.
5. Further, mixed-use, and commercial centers should be physically linked with adjacent residential neighborhoods.
The introduction of mixed-use residential within the Anaheim Hills Festival Development Area 5 will help to improve the integration of uses with surrounding hillside residential communities. An improved open space network and the introduction of a publicly assessable dog park will help to physically link the proposed DA 5 development with the adjacent residential neighborhoods through the introduction of pedestrian networks and walkable, tree-lined walkways. This will enhance the residential scope of the Anaheim Hills Festival already provided by the existing senior residential uses within Development Area 4, further strengthening the linkages with adjacent residential neighborhoods.
Housing Element Goals
The Housing Element is one of the State-mandated elements of the General Plan. At the time of this General Plan Amendment, the city is in the midst of the 6th Cycle Housing Element Update, covering the period of 2021 through 2029. The city’s Regional Housing Needs Assessment (RHNA) identifies a total of 17,453 housing units to accommodate housing needs during the period of 2021-2029. The addition of 447 housing units as part of the proposed mixed-use development in DA 5 of the Anaheim Hills Festival would assist the city in attaining its housing goals.
The proposed General Plan Amendment is consistent with the General Plan’s regulations, policies, and programs. Furthermore, the various land uses permitted by the Specific Plan are consistent with the goals, policies and general land uses described in the General Plan.
1. Housing Availability
The addition of residential uses in Development Area 5 of The Anaheim Hills Festival will provide 447 new units to the City of Anaheim. This will help to address the increasing demand for housing in the city, which is currently high due to increasing employment opportunities. These added residential units within DA 5 will also help contribute towards the City of Anaheim’s Regional Housing Needs Assessment (RHNA) target for residential units. Furthermore, the site’s adjacency and accessibility to Interstate 91 (I-91) will provide future residents of the proposed mixed-use residential community at the Anaheim Hills Festival with nearby access to major transportation networks. The housing provision within the Development Area 5 will help to increase housing availability in Anaheim and will ultimately ensure that residents who work in the city can remain in the city while having access to major transportation networks.
Circulation Element Goals
1. Protect and encourage pedestrian travel.
The proposed development in DA 5 would include open space networks and pathways to encourage circulation throughout the development area and to enhance connections to the other areas of the Anaheim Hills Festival. A passageway will act as a connector between the proposed mixed-use residential zone in Development Area 5, to the existing commercial uses in District 1-3. Enhanced pedestrian circulation throughout the site and between commercial and residential uses will help to reduce the need for vehicular travel in the vicinity and promote pedestrian mobility. These measures to incorporate open spaces and enhanced pedestrian circulation within DA 5 will encourage non-motorized transportation within the Specific Plan Area. This will be further supported by the inclusion of passive recreational amenities, shaded gathering spaces, and outdoor experiential retail opportunities.
2. Ensure adequate parking is made available to city residents, visitors, and businesses.
Sufficient parking for residents, commercial tenants, and visitors will be provided through a combination of surface parking and a residential parking structure. Parking for commercial uses will primarily be surface level parking. Sufficient parking spaces for the proposed mixed-use residential community will be provided by way of a wrapped parking structure in DA 5. Anaheim Municipal Code Section 18.42.050 permits shared parking within mixed-use developments, which Shea Properties seeks to apply to support the proposed development’s residential-visitor parking and retail parking demand within Development Area 5.
Green Element Goals
1. Reduce single-occupancy vehicle trips.
The proposed General Plan Amendment which would change the land use designation of DA 5 from Regional Commercial to Mixed-Use Medium would permit the introduction of mixed-use residential uses within Development Area 5, supporting the city’s policy of creating multiple use settings. Additionally, the provision of mixed-use residential and commercial uses at DA 5 would help to reduce single-occupancy vehicle trips, especially for future residents of The Anaheim Hills Festival.
2. Encourage land planning and urban design that support alternatives to the private automobile such as mixed-use, provision of pedestrian and bicycle amenities, and transit-oriented development.
The inclusion of a new mixed-use residential community in Development Area 5 will encourage alternate methods of transportation for residential and commercial users of the Anaheim Hills Festival. Future residents of the proposed mixed-use community in Development Area 5 will have optimal access to existing commercial and retail uses in other areas of the Anaheim Hills Festival. Enhanced pedestrian passageways and public spaces would provide enjoyable and walkable environments that would greatly improve pedestrian mobility between residential and commercial uses and will ultimately contribute to a reduction of VMT in the area. Walkability within DA 5 will further be enhanced by the provision of ornamental landscaping, tree-lined walkways, and open spaces to facilitate greater pedestrian mobility within the proposed mixed-use community. These improvements would also enhance the connectivity to the other areas of the Anaheim Hills Festival. The proximity of the proposed multiple-family complex in DA 5 to Interstate 91 (I-91) will also provide residents with optimal access to major transportation corridors. Overall, the proposed enhancements to Development Area 5 would further strengthen the close connections between residential and commercial uses in the area and would contribute to less vehicle trips in the area. Ultimately, the introduction of a mixed-use residential community in Development Area 5 of the Anaheim Hills Festival will help progress the Green Element’s goal of encouraging mixed-use development, increasing pedestrian amenities, and encouraging alternate modes of transportation.
Safety Element Goals
1. A community prepared and responsible to seismic and geologic hazards.
Any proposed development with the Anaheim Hills Festival Specific Plan will require geological and geotechnical investigations in areas of potential seismic or geological hazards as part of the environmental and/or development review process for all structures.
2. A community protected and prepared for urban and wildland fires.
The proposed mixed-use community within the Development Area 5 will be protected through minimizing urban and wildland fire exposure for residents, business owners, and visitors by incorporating Fire Safe Design into existing and new developments.
3. A community resilient to the effects of flooding and dam inundation hazards.
New development within the proposed Development Area 5 will maintain and enhance existing natural streams, as feasible. Further, all development proposals located in area that are subject to flooding will be evaluated to minimize the exposure of life and property to potential flood risks.
4. A community better protected from the release and exposure to hazard materials and wastes.
The proposed uses within Development Area 5 will support this goal by encouraging businesses to utilize practices and technologies that will reduce the generation of hazardous wastes at the source.
Public Services and Facilities Element Goals
1. Generate electricity in a manner that is reliable, cost-effective, and sustainable.
Any proposed development within the Specific Plan area will coordinate with Anaheim Public Utilities (APU) and other suppliers regarding electricity supply and distribution to provide a continual source of reliable and efficient energy. Further, at the time of development it will be ensured that adequate capacity exists for any planned development. The project shall comply with the California Green Building Code and the solar energy requirements therein.
2. Provide a safe and effective sewer system that meets the needs of the city’s residents, businesses, and visitors.
Given the proposed development in Development Area 5, it will be ensured that the appropriate sewer system mitigation measures are identifies and implemented in conjunction with new development based on the recommendations of prior sewer studies and/or future sewer studies that may be required by the City Engineer.
3. Minimize, recycle, and dispose of solid and hazardous waste in an efficient and environmentally sound manner.
All residents and businesses within the proposed Development Area 5 will continue to participate in reducing the volume of material sent to solid waste sites in accordance with State law by continuing source reduction and recycling programs.
4. Improve the city’s appearance by mitigating the visual impacts of utility equipment and facilities.
Proposed improvements within Development Area 5 will use a combination of architectural enhancements, equipment underground, screen walls and landscaping to reduce or eliminate visibility of utility equipment and facilities, whenever feasible.
5. Provide attractive public spaces that enhance the city’s image, safety, and economic vitality.
The improvements within Development Area 5 will enhance the neighborhood appearance and safety through the enforcement of the Anaheim Municipal Code and other regulations found throughout the Specific Plan.
Growth Management Element Goals
1. Provide a balance of housing options and job opportunities throughout the city.
The housing types being proposed in Development Area 5 will encourage mixed-use development consistent with the Land Use Element to create place where residents can live, work and shop in order to reduce potential traffic trips.
2. Establish Citywide development priorities that efficiently use existing infrastructure and public facilities.
The proposed mixed-use community in Development Area 5 seeks to focus redevelopment and/or revitalization efforts in areas conducive to current or future employment and/or housing opportunities as appropriate.
3. Develop land use strategies and incentives to reduce the amount of vehicle miles traveled within the city.
The proposal of a mixed-use community in Development Area 5 promotes the location of housing near and/or within employment centers to enable shorter commutes and encourage home-to-work mobility.
Further, the higher density and/or mixed-use development will be along major transit corridors, such as Interstate 91 (I-91).
Economic Development Element Goals
1. Enhance the quality of commercial development along major corridors.
The development and enhancement of Development Area 5 within the Specific Plan area will provide for quality design, pedestrian amenities, convenient accessways, and distinctive architecture that will enhance the overall quality of the existing Anaheim Hills Festival. Ultimately, the proposed mixed-use development will contribute a revitalized commercial center and along major transit corridors such as Interstate 91 (I-91).
2. Attract new retailers to help strengthen existing commercial centers.
The revitalization of the Specific Plan Area with the proposed changes will create a strong sense of place and a more appealing commercial center which will attract retailers to the Hill Area to capture any demand generated by future residential development.
Community Design Element Goals
1. Multiple-family housing is attractively designed and scaled to complete the neighborhood and provides visual interest through varied architectural detailing.
All proposed residential designs in Development Area 5 will incorporate a Mediterranean architectural style, varied rooflines, wall articulation, balconies, window treatments, and cohesive colors and building materials on all elevations. The proposed design of the multiple-family complex will provide strong visual interest to the area and will establish a strong sense of place in the community. Further, all multi-family development would comply with Residential Voluntary Measure A4.106.9.2 of the California Green Building Standards Code that outlines the provisions of long-term parking for multi-family buildings.
3. Focus activity centers at the intersections of selected major corridors to provide convenient and attractive concentration of retail and office uses.
The proposed mixed-use development in DA 5 will be located in close proximity of Interstate 91 (I-91) and will be optimally located for the transit of future residents of the multiple-family complex. The proposed improvements will incorporate architectural interest and variety within the context of a unified design theme for large-scale retail activity centers. Architectural interests will be provided through varied rooflines, architectural detailing, accent lighting and massing. Consistency would be maintained through commonalities of architectural style, color, landscaping, signage, and lighting. These improvements to Development Area 5 would ultimately contribute to an attractive and architecturally engaging community which would instill a strong sense of place.
4. Neighborhood retail centers are thoughtfully designed to create attractive places that provide convenient access and ample pedestrian amenities to residents of surrounding neighborhoods.
The proposed mixed use community development within Development Area 5 would enhance the overall attractiveness and relevancy of the broader Anaheim Hills Festival center. The proposed mixed-use community would provide residents and neighbors of the Anaheim Festival with access to pedestrian amenities such as open spaces, tree-lined walkways, a dog park, and open lawn area. Furthermore, the proposed development would include pedestrian walkways that will strengthen the connectivity within Development Area 5, and to the rest of the commercial center.
5. Anaheim’s mixed-use areas are attractively designed, pedestrian and bicycle friendly, easily accessible, and contain a proper blend of commercial retail, office, and residential uses.
The proposed development in Development Area 5 would include designs with the pedestrian in mind by including wide sidewalks, canopy street trees, sitting area and clearly defined pedestrian routes throughout the mixed-use community. The mixed-used residential community will help to establish a vibrant community center with pedestrian-oriented amenities to ensure a pedestrian-friendly design.
6. Architectural in Anaheim has diversity and creativity of design and is consistent with the immediate surroundings.
The proposed development in Development Area 5 will ensure that the scale, materials, style, and massing of the new development is consistent with its surroundings.. This goal will be achieved through the guiding principles listed in Section 4 Design Guidelines.
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.
7. Preserve the Hill and Canyon Area’s sensitive hillside environment and the community’s unique identity.
Development Area 5 will continue to reinforce the natural environment of the area through appropriate landscaping and the preservation of open space.
E. How will the proposed amendment improve the surrounding neighborhood and the city as a whole?
The General Plan Amendment will improve the surrounding neighborhood and the city by helping the city meet its RHNA goals, encouraging economic growth, reduce single-use trips, and will help to establish a revitalized commercial center overall. With the proposal to develop up 447 residential units in Development Area 5, the General Plan Amendment would establish a mixed-use community which would encourage pedestrian mobility within the Specific Plan area and help to reduce single use trips.
Additionally, the planned mixed-use development within Development Area 5 will introduce publicly accessible open space in the form of a dog park and pocket park. These proposed public spaces will not only benefit the residents of the mixed-use community, but neighbors and other visitors of the Anaheim Hills Festival. Ultimately, the proposed updates to the Anaheim Hills Festival will facilitate enhanced social interactions, and create a welcoming, comfortable, and revitalized commercial center.
F. If the amendment includes a change to the Land Use Plan Map (Figure LU-4), please indicate how the subject property is physically suitable to accommodate the proposed modification, including but not limited to access, topography and provision of utilities.
The existing roadway infrastructure surrounding the Anaheim Hills Festival Specific Plan area, existing topography, and sewer infrastructure provides a physically suitable environment to support the proposed residential development in DA 5. Festival Drive will provide private road access to the proposed mixed-use development at DA 5 and will provide a connection to E Santa Ana Canyon which provides access to the 91 Fwy. Together, these existing roadways provide a strong circulation network encompassing DA 5 that will enable efficient access for residents, to and from the proposed residential development. The existing sewer infrastructure in the area provides greater physical suitability to the proposed development. An existing 8” private sewer main is present in Festival Drive adjacent to the project. The sewer main flows in a north westerly direction to a 10” City main in Santa Ana Canyon Road. The majority of the Project area is served by a series of private on-site mains that connect with the Festive Drive sewer main and then to the City main in Santa Ana Canyon Road. The Santa Ana Canyon Road mains flow west and connect to an 18” OC SAN sewer main located 0.6 miles west of the intersection of Festival Dr. and Santa Ana Canyon Rd. This OC SAN sewer main is serviced by the OC SAN reclamation plant no. 1. The analysis carried out in the submitted Sewer Study indicates that the City’s proposed Master Plan sewer sizing in Santa Ana Canyon Road is adequate for the Specific Plan development plan at the ultimate planned build-out.. The remainder of the Santa Ana Canyon Road main is capable of accommodating the build-out sewer flows without upgrades.
G. If the amendment includes a change to the Land Use Plan Map (Figure LU-4), please indicate how the change will affect the property’s compatibility with adjacent land uses.
The General Plan Amendment and associated mixed-use development at Development Area 5 would be compatible with the adjacent land uses per the city’s Land Use Plan Map. Immediately south of the site, across Festival Drive, is Development Area 4 (DA 4) which is designated as Low-Medium Density and currently is developed with senior apartment housing. Beyond DA 4 are areas designated as Open Space, and Low-Density Residential. Immediately east of the subject site is Development Area 2 (DA 2), designated as Regional Commercial. Further east of DA 2 is land designated as Office-Low. Immediately west of the subject site is also DA 4 (Senior Apartments). Further west of DA 4 is currently undeveloped land designated as Open Space and Estate Density. Immediately north of the subject site is DA 1 and DA
2. Further north of DA 1 and 2 is E Santa Ana Canyon Road and the 91 Fwy. As such, a mixed-use community within Development Area 5 will help to better integrate surrounding residential uses with the proposed mixed-use development and broader shopping center.
The subject site is also ideal for a mixed-use residential development due to its proximity to the nearby Interstate 91 (I-91), and accessibility to it via E Santa Ana Canyon Road and Festival Drive. The proposed Development Area 5 (DA 5) is largely encompassed by the Specific Plan area, acting as a built-in buffer between the proposed mixed-use development and other surrounding land uses, outside of the Specific Plan boundary. The subject site’s adjacency to the existing commercial uses in DA 2 also makes the subject site compatible for the proposed residential development, as future residents of the residential development at DA 5 will be within walking distance from restaurants and retailers. This adjacency to existing commercial uses within the Specific Plan area provides a unique opportunity for a mixed-use development that may enhance user experiences and walkability within the Anaheim Hills Festival, while also reducing the need for vehicular usage for residents.
Thank you for your time and consideration. Should you have any questions or need further clarification, please do not hesitate to reach out to our team.
Sincerely,
Shea Properties
Sean McEachern
Vice President of Development
ANAHEIM FESTIVAL SPECIFIC PLAN AMENDMENT NO.6
PROJECT NARRATIVE – OCTOBER 2024 1
ANAHEIM HILLS FESTIVAL SPECIFIC PLAN AMENDMENT NO.6
PROJECT NARRATIVE
The project site is in the Anaheim Hills area of the City in Orange County, California. The Anaheim Hills area is predominately residential with commercial, and office uses along major corridors. The project site is the existing
85.7-acre Anaheim Hills Festival Specific Plan (Specific Plan), which includes the following Assessor Parcel Numbers (APNs): 354-451-01, -03, -04, -06, -08, -10, -12, -13, -17, -19, -20, -24, -27, -28, -31, -32, -33, -34, -35, - 37, and -38. The Specific Plan, inclusive of the project’s development area, is located south of State Route 91 (SR 91) and is generally located south of Santa Ana Canyon Road, and west of Roosevelt Road. Figure 1, Local Vicinity Map, depicts the project site in a local context.
Figure 1
Local Vicinity Map
The project site has a General Plan land use designation of Regional Commercial, which allows for regionalserving commercial uses, and Residential Low-Medium, which allows for a wide range or residential uses. The project site is zoned SP 90-1, Anaheim Hills Festival Specific Plan.
Anaheim Hills Festival Specific Plan Background
The existing Specific Plan is divided into four Development Areas (DA), which are described below. • Development Area 1 (Scenic Commercial Development Area): DA 1 is designed to accommodate retail uses, restaurants, and financial services. DA 1 is currently built with retail, restaurants, and financial services, with existing square footage of about 60,000 square feet. • Development Area 2 (Retail Commercial and Entertainment Development Area): DA 2 is designed to accommodate retail uses, restaurants, financial services, department stores and theaters. DA 2 is ANAHEIM FESTIVAL SPECIFIC PLAN AMENDMENT NO.6
PROJECT NARRATIVE – OCTOBER 2024 2
currently built with retail, restaurants, and financial services, with existing square footage of about 380,000 square feet.
• Development Area 3 (Visitor Commercial Development Area): DA 3 is designated to accommodate a hotel, along with retail and restaurant uses. DA 3 is currently built out with hotel and retail uses. • Development Area 4 (Business Commercial Development Area): DA 4 is designed to accommodate office uses, including conference and convention centers, together with retail and food service uses.
Senior residential uses are also permitted with approval of a conditional use permit. DA 4 is currently built out as a senior residential development, having 270 units.
Project Description
The project proposes an amendment to the existing Anaheim Hills Festival Specific Plan (Specific Plan) and a General Plan Amendment to update DA 5 to a Mixed-Use Medium land use designation. This would be the sixth amendment to the Specific Plan. The amendment would include a newly created Development Area 5 (DA 5) Mixed-use Medium. DA 5 is estimated at 16.2 acres, resulting in DA 2 to be reduced from 48 acres to 31.8 acres in size. The proposed development for Mixed-use Medium is limited to DA 5, which includes the following APNs:
354-451-19 and -32. Figure 2, Anaheim Festival Specific Plan Proposed Development Areas, depicts revised DA 2 boundary and newly created DA 5.
Figure 2
Anaheim Festival Specific Plan Proposed Development Areas ANAHEIM FESTIVAL SPECIFIC PLAN AMENDMENT NO.6
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The Specific Plan Amendment (SPA) would facilitate a modernization of uses within the existing commercial center (DA 1 and 2), bringing the Anaheim Hills Festival up to date with current market trends and demands. A review and updating of permitted commercial uses within the Anaheim Hills Festival would help to revitalize the shopping center and bring additional users to the site.
Additionally, SPA includes passive open spaces, experiential retail and outdoor dining which would create a more attractive and pedestrian-friendly commercial center that would draw added users and stimulate economic activity.
The proposed development would demolish the existing approximately 62,676 square foot theater and, in its place, allow for the development of a 447-unit multi-family rental residential community.
Of the existing theater’s square footage, approximately 13,310 square feet of commercial use will be retained in DA 2 for future development, for a total loss of 49,366 square feet.
The existing retail within DA 5 includes the following uses that would remain as part of the proposed project: 9,200 square feet of office, 38,160 square feet of fitness/gym, and 13,276 square feet of tutor/retail space. The remaining commercial buildings would have a floor area ratio (FAR) of approximately 0.09, which is within the allowed FAR for DA 5’s proposed Mixed-Use Medium land use designation, which allows a FAR up to 0.35. See the following table that breaks down the use by Development Area.
Anaheim Hills Festival Specific Plan Amendment No. 6
Land Use by Development Area (DA)
DA Use Type AC1 SF DU
Max Density
(du/ac)
1 SC Scenic Commercial 8.4 66,100 -- --
2 RC/E Retail Commercial and Entertainment 31.8 397,918 -- -- 3 V Visitor Commercial 4.5 77,200 -- --
4 BC Business Commercial/Senior Housing (Existing) 17.7 240,000 270 18 5 MU Mixed Use Medium (Proposed) 16.2 57,560 447 36.0
-- -- Private Roads 7.1 -- -- --
TOTALS 85.7 838,778 717
Note 1: Gross acreage with roadways.
The proposed multi-family rental residential community would consist of a four-story multi-family residential building wrapped around a five-level parking structure with one subterranean level. Project amenities would include a clubhouse, swimming pools, courtyards, a fitness center, a leasing/mail area, and common open space. The proposed multi-family rental residential community would have three different unit types (i.e., one-bedroom, two-bedroom, and three-bedroom) with the majority of units having private open space (ground floor patios or balcony areas).
ANAHEIM FESTIVAL SPECIFIC PLAN AMENDMENT NO.6
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Proposed Amendment, Specific Plan Amendment No.6. The proposed Amendment to the Anaheim Hills Festival Specific Plan will be the sixth amendment to the plan since its inception in 1990. The Amended Plan will accommodate five Development Areas, with four areas existing and a newly introduced Development Area 5 proposed to support mixed-use residential and commercial. The development planned for the amended Anaheim Hills Festival Specific Plan totals 658,150 square feet with a variety of uses such as retail, commercial, business, and financial services, restaurants, hotel and office uses. The SPA would also continue to support the existing senior housing and propose new residential units within Development Area 5. These uses will work together to create a viable mixed-use development with unique features and experiences.
This Amendment will incorporate prior amendments and will accomplish the following:
▪ Development Area 1
o Broader architectural palette, permitting a shift in the architectural style to an updated contemporary Mediterranean-influenced style
o Update of landscape and urban design elements to incorporate increased gathering spaces. o Update of design guidelines to provide a more flexible and contemporary architectural palette. ▪ Development Area 2
o Reduces the size and development of Development Area 2 from 48 acres to 31.8 acres by shifting approximately 16.2-acre to new DA 5. Addition of 13,310 square feet in DA 2 will be accommodated.
o Refresh the architectural style to an updated contemporary Mediterranean-influenced style and provisions of enhanced common gathering spaces.
o Update of landscape and urban design elements to incorporate increased gathering spaces. o Update of design guidelines to provide a more flexible and contemporary architectural palette. ▪ Development Area 3 – No Changes
▪ Development Area 4 – No Changes
▪ Development Area 5 (New).
▪ Addition of a new DA 5 for mixed use residential/commercial to implement the proposed General Plan Amendment to Mixed-Use Medium, having approximately 16.2 acres. ▪ Addition of up to 447 residential units to new DA 5, which will also include approximately one acre park area and plaza space at the top of the existing pedestrian stairway from the lower level.
▪ Retention of approximately 57,560 square feet of existing non-residential uses in new DA 5. ▪ Update of landscape and urban design elements to incorporate increased gathering spaces. ▪ Update of design guidelines to provide a more flexible and contemporary architectural palette.
ANAHEIM FESTIVAL SPECIFIC PLAN AMENDMENT NO.6
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Development Area Comparison
between Current SP and Proposed SPA No.6
Land Use
Specific Plan Current Amendment No. 6 Change
SF Units SF Units SF Units
Development Area 1 66,100 -- 66,100 -- 0 --
Development Area 2 504,844 -- 397,918 -- (106,926) --
Development Area 3 77,200 -- 77,200 -- 0 --
Development Area 4 240,000 270 240,000 270 0 0
Development Area 5 (New) 0 0 57,560 447 57,560 447
Total 888,144 270 838,778 717 (49,366) 447
Notes:
1. SPA 4 included 240,000 Square Feet and 270 units for the Senior Housing.
The proposed multi-family rental residential community would consist of a four-story multi-family residential building wrapped around a five-level parking structure with one subterranean level. Project amenities would include a clubhouse, swimming pools, courtyards, a fitness center, a leasing/mail area, and common open space. The proposed multi-family rental residential community would have three different unit types (i.e., one-bedroom, two-bedroom, and three-bedroom) with the majority of units having private open space (ground floor patios or balcony areas).
The mixed-use residential community will feature a contemporary Mediterranean architectural style and will include public and private open spaces. Recreational-leisure spaces will include a public park and dog park within DA 5, which will be accessible to residents and members of the community.
Overall, the proposed development plan will provide for a variety of commercial and residential uses with open spaces and gathering opportunities that will create a greater sense of place for the surrounding community.
A Parking Demand Study has been prepared for the proposed DA 5 mixed use development and is currently under review by Public Works. The analysis provides a summary of the city’s required parking for mixed use developments, providing recommended multifamily parking demand based on industry standards, comparable developments, and vehicle ownership statistics for the area. The proposed parking rate based on the project unit mix is 2.0 spaces/unit, which is 0.4 space less than the city’s requirement. The Parking Demand Study evaluated the shared parking with the commercial, demonstrating there is adequate parking on-site when accounting for the peak demand of the combined retail uses within DA 5.
ANAHEIM FESTIVAL SPECIFIC PLAN AMENDMENT NO.6
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Requested Actions
As part of the project’s requested entitlements, a General Plan Amendment and Specific Plan Amendment would be required to allow for the proposed residential uses and for the creation of the new DA 5. The General Plan Amendment would change the land use designation from Regional Commercial to the Mixed-Use Medium for DA 5. The Mixed-Use Medium land use designation is intended to allow flexibility for parcels that could transition from strip commercial uses to residential or a mix of residential, commercial, and office development. This land use designation allows residential development in either a stand-alone or mixed-use configuration at a density of up to 36 du/acre. The non-residential component of mixed-use development is permitted at a maximum FAR of 0.35. The Specific Plan Amendment would amend the current Specific Plan to allow for mixed-use land uses on a total of 16.2 acres (DA 5) and would include other clarifying text amendments.
A final site plan is also being requested for the development of the residential units within a portion of DA 5, which will also include site improvements related to parking, circulation and landscaping. A lot line adjustment will be required to establish the proposed residential units, which will adjust four existing property lines to establish DA 5 boundary and a definable parcel for the residential units in DA
5.