RESOLUTION NO. _______
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ANAHEIM AMENDING THE GENERAL PLAN LAND USE
ELEMENT OF THE CITY OF ANAHEIM
(DEV2023-00043)
WHEREAS, the City Council of the City of Anaheim (the "City Council") did receive a verified petition for a General Plan Amendment, Specific Plan Amendment, Final Site Plan, and Development Agreement from Shea Properties Management Company, Inc. (“Developer”) to demolish an existing cinema building and construct 447 multiple-family residential units in combination with an existing commercial development (the “Project”) on certain real property generally located along the south side of Santa Ana Canyon Road, between Festival Drive and Roosevelt Road in the City of Anaheim, County of Orange, State of California, as generally depicted on the map attached hereto as Exhibit A and incorporated herein by this reference (the "Property"); and
WHEREAS, the Property consists of the entirety of the existing 85.7-acre Anaheim Hills Festival Specific Plan. The Property is designated for Regional Commercial and Low-Medium Density Residential land uses in the General Plan. The property is also located in the SP 90-1 (Festival Specific Plan) zone, and is within the “SC” Scenic Corridor Overlay zone; and, WHEREAS, the Project includes the following land use entitlements:
1. An Amendment of the General Plan Land Use Element to amend Figure LU-4 (Land Use Plan) to re-designate a portion of the Project Site from “Regional Commercial” to “Mixed-Use Medium,” and to amend Figure LU-5 (Areas of the City with Special Density Limitations) and Table LU-4 (General Plan Density Provisions for Specific Areas of the City) to limit the development intensity of Specific Plan No. 90-1 Development Area 5 to 447 units.
2. Amendment No. 6 to Specific Plan No. 90-1, to amend the Anaheim Hills Festival Specific Plan and the Development Standards (Chapter 18.108 of Title 18). The proposed amendment would create a new mixed-use development area within the existing Specific Plan area, make related changes to the development standards for the new development area, and make clarifying changes to the existing development areas for permitted uses and signage.
3. A Final Site Plan to permit a multiple-family residential development and to demonstrate compliance with the guiding principles and standards in the amendment to Specific Plan No. 90-1.
4. A Development Agreement between the City of Anaheim and OTR, an Ohio Partnership, to provide certainty to OTR and specified benefits to the City.
WHEREAS, the proposed amendment to the General Plan Land Use Element would amend Figure LU-4 (Land Use Plan) to re-designate a portion of the Project Site from “Regional Commercial” to “Mixed-Use Medium,” and would amend Figure LU-5 (Areas of the City with Special Density Limitations) and Table LU-4 (General Plan Density Provisions for Specific Areas of the City) to limit the development intensity of Specific Plan No. 90-1 Development Area 5 to 447 units; and
WHEREAS, pursuant to and in accordance with the provisions of the California Environmental Quality Act (Public Resources Code Section 21000 et seq.; herein referred to as “CEQA”), the State of California Guidelines for Implementation of the California Environmental Quality Act (Title 14 of the California Code of Regulations; herein referred to as the "CEQA Guidelines"), the City is the "lead agency" for the preparation and consideration of environmental documents for the Project; and
WHEREAS, the Planning Commission did hold a public hearing at the Anaheim Civic Center, Council Chamber, 200 South Anaheim Boulevard, on November 17, 2025, at 5:00 p.m., notice of said public hearing having been duly given as required by law and in accordance with the provisions of Chapter 18.60 (Procedures) of the Code, to hear and consider evidence and testimony concerning the contents and sufficiency of Final EIR (FEIR) No. 358, including all written and verbal comments received during the 45-day public review period, the Project, and related actions, and to investigate and make findings and recommendations in connection therewith; and
WHEREAS, at said public hearing and based upon its independent review, analysis, and consideration of the environmental information contained in Final Environmental Impact Report (FEIR) No. 358 prepared in connection with the Project, the Planning Commission found substantial evidence in the record to support its actions and did adopt its Resolution No. PC2025- 033 finding and recommending that the City Council certify FEIR No. 358 and adopt Findings of Fact, a Statement of Overriding Considerations, and MMP No. 397, and determine that (i) FEIR No. 358 was prepared for the Project in compliance with the requirements of the CEQA and all applicable CEQA Guidelines; (ii) FEIR No. 358 reflects the independent judgment and analysis of the City; (iii) FEIR No. 358 is adequate to serve as the appropriate environmental documentation for the Project satisfying the requirements of CEQA; and, (iv) no further environmental documentation needs to be prepared for CEQA for the Project; and WHEREAS, the Planning Commission, after due inspection, investigation and study made by itself, and in its behalf, and after due consideration of, and based upon, all evidence and reports offered at said hearing relating to the Project, the Planning Commission adopted Resolution No.
PC2025-034 and recommended that the City Council approve and adopt the General Plan Amendment, in the form presented at the meeting at which this Resolution is adopted and incorporated herein by this reference, contingent upon and subject to the adoption by the City Council of (1) ordinances approving Amendment No. 6 to the Anaheim Hills Festival Specific Plan No. 90-1 and the Zoning and Development Standards (Chapter 18.108 of Title 18) and Development Agreement No. 2025-00001; and (2) a resolution approving the Final Site Plan; and WHEREAS, upon receipt of said Resolution Nos. PC2025-033 and PC2025-034, summary of evidence and report of findings and recommendations of the Planning Commission, the City Council did fix the 16th day of December, 2025, as the time, and the City Council Chamber in the Civic Center as the place for a public hearing for the purpose of considering the Project, FEIR No. 358 and MMP No. 397, and did give notice thereof in the manner and as provided by law and in accordance with the provisions of Chapter 18.60 (Procedures) of the Code; and WHEREAS, at the December 16, 2025 City Council meeting, the City Council voted to continue the item to its January 13, 2026 meeting; and
WHEREAS, at the January 13, 2026 City Council meeting, the City Council opened the public hearing and heard public testimony for and against the Project. After closing the public hearing, the City Council voted to continue its consideration of the Project to the February 3, 2026 City Council meeting; and
WHEREAS, at the February 3, 2026 City Council meeting, at the request of the applicant, the City Council continued its consideration of the Project to the March 3, 2026 City Council meeting; and
WHEREAS, to the extent authorized by law, the City desires and intends to use FEIR No. 358 and MMP No. 397 as the environmental documentation required by CEQA and the CEQA Guidelines for the Project; and
WHEREAS, by Resolution No. 2026-***, considered and approved by the City Council on March 3, 2026, concurrently with but prior in time to consideration of this Resolution, and based upon its independent review, analysis, and consideration of the environmental information contained in Final EIR No. 358 prepared in connection with the Project, the City Council has heretofore certified Final EIR No. 358 (FEIR No. 358), including the adoption of Findings of Fact and a Statement of Overriding Considerations and Mitigation Monitoring Program No. 397 (MMP No. 397), and determining that (i) FEIR No. 358 was prepared for the Project in compliance with the requirements of CEQA and all applicable CEQA Guidelines; (ii) FEIR No. 358 and MMP No. 397 are adequate to serve as the appropriate environmental documentation for the Project; and, (iii) no further environmental documentation needs to be prepared for CEQA for the Project; and WHEREAS, this City Council, after due inspection, investigation and study made by itself and in its behalf, and after due consideration of all evidence and reports offered at said hearing with respect to the Project, specifically, with respect to the request for this General Plan Amendment, does hereby find and determine as follows:
1. The proposed change to the land use designation does not create inconsistencies with applicable goals and policies of the General Plan. The Project is designed to create a cohesive mixed-use development with the introduction of multiple-family units in the place of a vacant commercial building.
2. The proposed amendment will not be detrimental to the public interest, health, safety, convenience or welfare of the City. Potential Project impacts were analyzed as part of the environmental review process and those impacts are included in EIR No. 358. An Evacuation Time Analysis was prepared for the Project and determined that during a “worst-case scenario,” the Project will increase total evacuation time for the surrounding area by seven minutes over the existing cinema use. The City reviewed the analysis and determined that the slight increase in evacuation time is not a significant impact. In addition, the Project will not impede upon existing evacuation routes, and the Developer is required to draft and implement a Construction Fire Prevention Plan and a Wildfire Evacuation and Awareness Plan.
3. The proposed amendment will maintain the balance of land uses within the City.
The Mixed-Use Medium designation allows for a mix of residential, commercial, and office uses within the same parcel. The Project will allow for another residential use to be introduced in the Festival shopping center, in the place of a vacant commercial use, and will be compatible with the residential and commercial uses within the Specific Plan area, as well as the larger Anaheim Hills community.
4. The subject property is physically suitable to accommodate the proposed modification, including but not limited to, access, physical constraints, topography, provision of utilities, and compatibility with surrounding land uses. No off-site improvements, such as sewer or traffic signal improvements, are required for the Project. The multiple-family will be compatible in size and scale to the surrounding area, which includes multiple-family senior residential uses across Festival Drive.
WHEREAS, by actions taken on March 3, 2026, the City Council determines that the evidence in the record constitutes substantial evidence to support the actions taken and the findings made in this Resolution, that the facts stated in this Resolution are supported by substantial evidence in the record, including testimony received at the public hearing, the staff presentations, the staff report, and all materials in the project files. There is no substantial evidence, nor are there other facts, that negate the findings made in this Resolution. The City Council expressly declares that it considered all evidence presented and reached these findings after due consideration of all evidence presented to it; and
NOW, THEREFORE, BE IT RESOLVED that pursuant to the findings approved and adopted by the Planning Commission in its Resolution No. PC2025-034 on November 17, 2025, the data and analysis set forth in the staff report and associated documents presented to it, testimony for and against the Project and the entitlements and comments by members of the City Council, and after due consideration of all evidence and reports offered at said hearing, investigation and study made by itself and the above findings, the City Council of the City of Anaheim does hereby approve and adopt this General Plan Amendment, as set forth in Exhibit B (“Excerpt of General Plan Figure LU-4: Proposed Land Use Plan”) and Exhibit C (“Figure LU-5:
Areas of the City with Special Density Limitations” and “Table LU-4: General Plan Density Provisions for Specific Areas of the City”) to this Resolution, contingent upon and subject to the adoption by the City Council of (1) ordinances approving Amendment No. 6 to the Anaheim Hills Festival Specific Plan No. 90-1 and the Zoning and Development Standards (Chapter 18.108 of Title 18) and Development Agreement No. 2025-00001; and (2) a resolution approving the Final Site Plan.
THE FOREGOING RESOLUTION is approved and adopted by the City Council of the City of Anaheim this ____ day of ______________, 2026, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
CITY OF ANAHEIM
_________________________________
MAYOR OF THE CITY OF ANAHEIM
ATTEST:
______________________________________
CITY CLERK OF THE CITY OF ANAHEIM
EXHIBIT “B”
“Excerpt of General Plan Figure LU-4: Proposed Land Use Plan”
EXHIBIT “C”
“Figure LU-5: Areas of the City with Special Density Limitations” “Table LU-4: General Plan Density Provisions for Specific Areas of the City” TABLE LU-1: GENERAL PLAN DENSITY PROVISIONS FOR SPECIFIC AREAS OF THE CITY Location
General Plan Land Use
Designations Permitted Density
The Mountain Park
Area
Low Medium Hillside Density
Residential
(Up to 6 du/ac)
Low Medium Density
Residential
(Up to 16 du/ac)
485
2,015
(Up to 2,500 dwelling units)
See Note No. 3 on next page.
The Festival Specific
Plan (SP 90-1),
Development Area 5
Mixed Use-Medium
(Up to 36 du/ac)
Up to 447 dwelling units
Area “A”
(Parcel Map
94-205)
Low-Medium Density
Residential Up to 140 dwelling units
The Disneyland
Resort Specific Plan
(SP 92-1) Area
Commercial Recreation See Note No. 1 on next page.
The Anaheim
Resort Specific
Plan (SP 92-2) Area
Commercial Recreation See Note No. 2 on next page.
Hotel Circle Specific
Plan (SP 93-1) Area
Commercial Recreation The Hotel Circle Specific Plan allows for a master planned hotel project
including up to 969 hotel rooms and
integrated guest oriented amenities
including full-service restaurants,
conference room/banquet facilities,
pool and spa areas, tour bus/shuttle
facilities, and pedestrian promenades
and plaza areas with comprehensive
landscaping.
The Platinum
Triangle Area
Mixed-Use
Residential
Commercial
Office
Institutional
Office High and Office Low
Institutional
Industrial
Open Space
24,785 dwelling units
6,195,019 square feet
10,491,468 – 10,816,468 square feet,
250,000 square feet
458,495 square feet*
3.0 FAR
0.5 FAR
0.1 FAR
* The maximum FAR for properties designated
in Appendix G as Office-Low is 0.5; the
maximum FAR for properties designated in
Appendix G as designated Office-High is 2.0.
The Stonegate
Development Area
Low Density Residential Up to 35 dwelling units