94-180 RESOLUTION NO. 94R-180
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ANAHEIM APPROVING AN AMENDMENT TO THE TEXT OF
THE LAND USE ELEMENT OF THE ANAHEIM GENERAL
PLAN DESIGNATED AS AMENDMENT NO. 337.
WHEREAS, the City of Anaheim, pursuant to the
recommendations of the Planning Commission of the city of Anaheim,
adopted a General Plan for the City of Anaheim; and
WHEREAS, on the let day of June, 1994, the city Planning
Commission of the City of Anaheim did hold a public hearing to
consider a General Plan Amendment. The General Plan Amendment does
consider changing the text of the Land Use Element as hereinafter
set forth; and
WHEREAS, at said public hearing, the city Planning
Commission did duly adopt its Resolution No. PC 94-75 containing a
report of its findings, a summary of the evidence presented at said
hearing, and recommending that said Amendment to the General Plan
designated as Amendment No. 337 be adopted by the City Council
changing the text of the Land Use Element in the manner hereinafter
set forth; and
WHEREAS, upon receipt of said Resolution, summary of
evidence, report of findings and recommendations of the City
Planning Commission, the City Council did fix the 19th day of July,
1994, as the time, and the City Council Chamber in the Civic Center
as the place for a public hearing on said proposed Amendment No.
337 and did give notice thereof in the manner and as provided by
law; and
WHEREAS, the city Council did duly hold and conduct such
public hearing and did give all persons interested therein an
opportunity to be heard, and did receive evidence and reports and
did consider the recommendations of the City Planning Commission;
and
WHEREAS, the City Council does find and determine that
Amendment No. 337 changing the text of the Land Use Element in the
manner hereinafter set forth should be approved.
NOW, THEREFORE, BE IT RESOLVED, that the City Council
does hereby adopt General Plan Amendment No. 337 making the
following text clarifications or changes to the LUE of the Anaheim
General Plan (the modifications are identified by strikeout text
for deletions and shaded text for additions):
Page 17 of the LAND USE ELEMENT
Population:
~ i~.~i~i~ section, it is the intent ~i~i~i~ to deal with patterns of
gro~:::rather than the ultimate po~'i~f~h in terms of numbers.
The primary goal of the General Plan is to achieve a meaningful end
in evaluating what ~i land, environment~i~~ and governmental
framework can accommodate in terms of population patterns and urban
land uses. This goal is accomplished by a city program of
providing required public improvements in a manner that establishes
public fiscal equity ~ !~i~:~!~ all residents in Anaheim and avoids
premature public expendi~:~::~::~es.
The City measures population densJ.~.y as a £unction of the averaqe
populatio,~ per dwelling unit. Population estimates are updated on
,~ regular basis through annual .[and use surveys, building permit
, ~.d~e Department of '~'inan¢.'.e data.
r~.cords, the Federal Census and ~-"~
Population (Citywide):
Population studies are essential to understanding the number,
composition, and spatial distribution of present and future
residents of the community. These studies provide a basis for
determining the types, locations, and quantities of community
facilities such as schools, parks, libraries, streets, and
utilities to be provided in accordance with standards adopted by
various public agencies responsible for maintaining adequate levels
of service.
Fivc ':~:ii~ii~ comprehensive censuses have been taken since the mid-
1950"~""~hen Anaheim began to rapidly urbanize. A 1960, 1970, and
19801~!~.ii~i':~i'~i~!~!:~i~i~i~i~ decennial censusi~.~i~ was '~:~ conducted by the United
Stat:'~:~:~"~:~'~:~'~':~ent of Commerce, "~':~reau ~:~:~::~:~:ensus, and in 1966 and
1976, the Anaheim Special Census was conducted by the State
Department of Finance at the City's request.
A brief summary of facts pertinent to population :~::~'h":S~:i~ii:size and
composition are :i~:~ listed below:
1 ~ 6 6 ~ 9 ? 0 19 v 6 19 8 0 ~ 9 8 4
Incorporated Area 31 34 39 42 43.~
(Square Miles)
:~al Population 148,800 166,701 196,382 219,494 228,980
Average Population
per Dwelling Unit
Single-family 3.9 3.4 3.2 3.2
Multiple-family 2.4 2.1 2.1 2.1
Median Age 25 27 27 29 29 *
Median Family $9,165 $11,809 $13,120 $23,112 $34,400*
Income
· Orange County Progress Report 1983-84 (County-wide Average)
It is difficult to estimate the effects regional and national
population trends will have upon a relatively small area such as an
individual city - especially a city that has undergone rapid
growth. A number of methods are used to project population;
however, the logistical curve technique is considered ~ relatively
reliable in instances where it is possible to predict future
patterns and densities of development with a high degree of
7873.1\JWHITE\JuLy 21, 1994 -- 2
accuracy. The logistical curve method is based upon the assumption
that future population growth will be limited by land availability
to an estimated
Page 18 of the LAND USE ELEMENT
saturation figure and that the growth rate will decrease as
saturation is approached. Factors taken into consideration for
projecting population growth were:
· That residentially planned areas are approaching saturation;
· That given a knowledge of densities common to different
residential zones, residential construction rates, topography,
existing land use policies, and areas of proposed change, it is
possible to reasonably project anticipated growth; and,
· That the continued growth and development of Anaheim's
industrial areas will result in continued demand for housing.
Based upon the approach outlined above, it is estimated that a
build-out population o~ 270,000 to 275,000 in excess o[ 322,247
will occur beyond the year 2000 for the entire City.
The following figures reflect dwelling units and population for
Planning Area B iii!i~i~i~!iiiiii~!iiii~iiii!i~i~i:
1977 1990 1994 Projected
DWELLING UNITS
Hillside Estate Density 339 921 4,189
Hillside Low Density 2,831 6,445 9,710
Hillside Low-Medium
Density 2,781 5,686 5,702
Hillside Medium Density 108 1,243 2,617
Total 6,059 ~,~95 22,218
*!'~i~i~i~i~ Census Information
Page 19 of the LAND USE ELEMENT
COMMERCIAL AREAS
The Gro'::ti~ r4~naqo~c~t ~]c~mont (G~.'E), adopted ~ 1992 ~u~d inter~lally
cons)stent w.[th [i:(~ ].and Use Elomm'.onL, set~ Yo~'lmh standards for
bui:Lding in'te~)sity ~)~-: follows:
A ComprPhan~ive Pha~-~ing E,rogram (CFP) links buJ.]dillg poKmit
issuance to t.~-an~'.~pcrtation and public [acilitJ. es/servioes
~.,o ..... )fl. ~=o., J~ ~ho J[J J] ~llld Can~'oll Area. The
- 3 -
7873.1\JWHIT£\July 21, 1994
CPP ~ncludes an ~verall bu.ildout plan demonstrating the ability
o]3 infrastructure to support development and f~nancing
mechanisms to fund fmp~ovements.
- P~ojects th~.~t are not subject to a phasing progra~ are required
to fmp'loment .improvements wi. th~n three years of building permit
· i~suance or 'flve years from tha first qrading permit f'or each
approvod phase, with bol'~ding to ensure f~ir share contributions
to area-w.~de ~mprovements.
- '~he G~.Ik' contains Dol~cies to assess Jnpacts of proposed
dew~]opment and/o[' intensification o'[: e~'isting land use and
require:: m~t~ga't~on measures to provide adequate levels o~'
service (LOS) and infrastructure. Said policies are
impJe~i;ented through the CPP which requires that buildout be
commensurate with the ab~] ~ty to provide adoquate
~n['rastructu~e capacity.
- ']he G~.lk includes policies to ensu['~ trat'l'~c LOS sta~ldard of E
,']long IntoI'state/Sta'L.e Route~/Super Struets (unless already at
LOS I), a~d D along the balance of ~rter~a]s .~ the Cit'ct~[ation
EJement that are measurably impacted by new develop~:ent (i.e.,
gre~lt,e~ than or equal to ].00 Deak-hour tt-ips). Deveiopmonts
ur~dt,r the jurlsdictJon ol the city are 'r'equlred to provide
· i~provements/ft~ndJng to maintain adequate LOS (per standards
outlined above) ['or project p['.ls existing cond~.tJons.
- Large steele projects a~'a required to e~%tablish an approved
developmoBt phasir~g program which Dhases deve].oDment
(1OI~J31'IE%UT'Q'tO wJ.tn requJr6~d improvements to ma.lntaln roadway
c~pacltles.
Planning Area A
Present Status:
Most of the commercial development in the City of Anaheim is
presently located in Planning Area A, and land use patterns are
typical of many suburban communities in Southern California.
Commercial development is located primarily along the more heavily
traveled arterial highways and freeways and includes a variety of
types of uses as well as development forms.
Current land use data that nearly seven percent of the total
developed acreage within this Planning Area is allocated for retail
sales and commercial-professional office uses. This percentage
increases to more than twelve percent with the addition of
commercial-recreation land uses.
7873.1\JWHITE\Ju[¥ 21, 1994 4
Page 21 of the LAND USE ELEMENT
in adjoining communities. The majority of new growth and
development will be the tourist-oriented, commercial-recreation
type including high-risc commcrcial officc ' '
In Planning Area A, most large parcels appropriate for retail
commercial use have been developed. Future commercial development,
with respect to retail convenience and shopper's goods, will
primarily consist of expanding and redeveloping existing commercial
sites for more efficient and intensive use.
Although commercial land use constitutes the smallest percentage of
land developed for private use, commercial activities have an
impact and influence upon a community that far exceed the
proportionate use of space. In the past, the central business
district constituted the focal point of the community serving as
the retail, administrative, financial, entertainment, and cultural
center. Recent emphasis in commercial development has been upon
opening ~p new facilities to serve the mobile and rapidly
urbanizing Orange County region.
...... E~ ma or factors are expected to influence future office
development:
· Ability to provide adequate 'inl~mastructure as required by the
Growth t.!~nagoment F. lement;
· Regional population growth and its attendant demand for
services;
· Increased industrial development and its demand for corporate
office space; and
· The "visibility" and exposure factor offered by sites located
in t-he activity centers such as the Commercial-Recreation Area.
In the future, the City will continue to realize the development of
high-rise office buildings in the "Downtown" area and the
experienced substantial growth within the last few years with
construction of high-rise hotels and motels. With the existence of
vacant land in the general area, development of high intensity land
uses should continue into the future.
COMMERCIAL DISTRIBUTION
The General Plan establishes the general parameters for land use.
The plan symbology for Planning Area A provides four categories of
commercial land use which arc: General Commercial, Commercial
Recreation. Commercial Professional, and Regional Shopping Center.
Each of these categories is implemented by one or more zone
classifications.
7873.1\JNHITE\July 21, 1994 -- 5 --
The type of use that actually develops in a particular area or on a
particular site is determined by the zone classification within
which the property is located, and the types of uses permitted
within each zone classification. Further, site development
standards for each implementation zone, including land use
restrictions, parking, and buildin~ setback and height ~equirements
defi.ne a building ellvc!lope.
General Commercial - The General Commercial category provides for
the development of a wide variety of commercial uses permitted in
accordance with standards contained in the CO, Commercial, office
and Professional Zone; CL, Commercial, Limited Zone; CG,
Commercial, General Zone, and, CH, Commercial, Heavy Zone. Typical
development ranges from shopping centers to small businesses.
General Plan symbology includes existing land use patterns and the
logical extension of these patterns. This symbology serves to
convey community policies for a general area rather than for
specific properties or sites.
Approximately 46 percent of the total planned commercial acreage in
Planning Area A is allocated to the General Commercial category.
This acreage constitutes 13 percent of total acreage within
Planning Area A.
Commercial-Recreation - The Commercial-Recreation category was
adopted by the City in the 1960's to encourage commercial-
recreation land uses primarily in the Disneyland area. Currently,
in addition to the Disneyland area, the Stadium area is also
designated as Commercial-Recreation. This category is implemented
by the C-R, Commercial, Recreation Zone which is intended to
provide for the development of businesses directly related to the
recreation and entertainment industries providing services to the
tourist as well as providing for certain multi-story headquarter-
type business and professional office buildings.
Page 23 of the LAND USE ELEMENT
To maintain and enhance the position of the community as a
nationally recognized tourist center.
Policies: Encourage and provide for the development of a broad
range of quality commercial facilities at appropriate
locations throughout the community.
Encourage the grouping of complementary commercial uses
adjacent to arterial highways; and, the total city-wide
inventory will reasonably relate to the size and character
of the population to be served.
Encourage the development of well-designed commercial areas
through the application of site development standards which
provide for:
· the compatible integration of commercial uses when they
are adjacent to residential and industrial areas; and,
~.I\JWHITE\Ju[¥ 21, 1994 -- 6 --
· adequate off-street parking, loading areas, landscaping,
and other appropriate site improvements.
Provide all commercial developments with adequate and safe
access to transportation facilities, fire and police
protection, public utilities, and other necessary community
services.
Encourage the redevelopment of the "Downtown" Area as an
integral and vital part of the commercial network of the
community.
Encourage the development of quality facilities which
complement conventions, family entertainment, and recreation
within appropriate areas of the community.
Maintain the integrity of the Commercial-Recreation Area by
permitting only compatible land uses within this designated
area.
Evaluate the interrelationship between the "Downtown" Area
Redevelopment and the continued growth in the Commercial-
Recreation Area including both the Disneyland/Convention
Center Area and the Anaheim Stadium Area to maintain the
integrity of development trends.
Planninq Area B
Present Status:
To date, commercial development consists primarily of neighborhood
shopping centers located in appropriate activity centers rather
than distributed in strip commercial centers along arterial
highways. Currently, approximately 290 acres have been
developed/approved for commercial development including a Regional
Shopping Center and support commercial on the Bauer Ranch.
The Plan designates approximately two percent of the total acreage
in this Planning Area for commercial uses.
Future Outlook:
The Plan utilizes the "planned community" concept in that the
amount of commercial development relates to the market support of
residents l i. vinq within Planninq Area B. This concept ensures,
t]l~ough a public ~aci litice plan, that adequate infrastructure and
pub'].]c ~ac~li~ies/ser-vices a~e construct(~d ~o accommodate building
intetlsit¥ allt] tht]s %'i [.L COllt i llll(! to be k:~p'L(~mented ,Is the remaining
acreage is developed.
Commercial Distribution:
Since one of the basic objectives in Planning Area B is to
encourage the location of commercial facilities that readily serve
Planning Area residents and because relatively low residential
?873.1\J[4HITE\Juty 21, 1994 7
densities are anticipated, a concept of small, dispersed,
neighborhood shopping centers has been proposed and implemented to
date.
The General Plan for Planning Area B provides for three categories
of commercial land use which are: General Commercial, Commercial
Recreation and Regional Shopping Center. Each of these
Page 24 of the LAND USE ELEMENT
categories is implemented by one or more zone classifications.
The type of use that actually develops in a particular area or on a
particular site is determined by the zone classification within
which the property is located, and the types of uses permitted
within each zone classification. ]'ur%her, the development
standards for each implementation zolle including land use
?'estrictions, setbacks, parking, and he'igh[ requirements deline a
buildi~lg envelope.
General Commercial The General Commercial category provides for
the development of a wide variety of commercial uses permitted in
accordance with the standards contained in the CO(SC), Commercial,
Office and Professional-Scenic Corridor Overlay Zone; CL(SC),
Commercial, Limited-Scenic Corridor Overlay Zone; CL-HS(SC),
Commercial, Limited Hillside-Scenic Corridor Overlay Zone; and the
CG(SC), Commercial, General-Scenic Corridor Overlay Zone. Due to
the nature of the Hill and Canyon Area, typical development
consists of a number of small neighborhood centers with supporting
commercial uses. This symbology serves to convey community
policies for a general area rather than for specific properties.
Commercial Recreation - The Commercial Recreation category provides
for the development of commercial/recreation oriented uses such as
the existing tennis club on Anaheim Hills Road. This category is
implemented by the C-R(SC), Commercial-Recreation-Scenic Corridor
Overlay Zone. Due to the topographic constraint of Planning Area
B, minimum amount of acreage has been designated in this category.
Regional Shopping Center - The Plan designates one Regional
Shopping Center in Planning Area B, approved near the intersection
of Santa Ana Canyon Road and Weir Canyon Road, containing
approximately 85 acres.
Goals and Policies:
Goal: Provide commercial development that is consistent with the
"planned community" concept, thereby discouraging strip
commercial development.
787~.1\Jl;HITE\July 21, 1994 -- 8 --
Page 25 of the LAND USE ELEMENT
Policy: Encourage location of commercial uses in appropriate
activity centers rather than distributed along arterial
highways.
Goal: Provide commercial areas which service the convenience
shopping and personal service needs of residents living
in the Hill and Canyon Area.
Policies: A community commercial center will be provided which
will service the full needs of the people who will be
living in the area, thereby negating the need for
additional automobile use.
A number of neighborhood commercial centers will emerge
which provide the everyday needs of the populace for food
and basic services, and which may be reached by foot or
bicycle as well as automobile.
Major commercial centers will be easily accessible to major
transportation facilities and corridors.
Encourage the development of a regional shopping center
which will service the full needs of the people who will be
lining in the area.
INDUSTRIAL AREAS
The Growth ?.~anagemel~t Elemellt adopted in '1992 ~nd interJ~a]l¥
consistclot with the I.a~d Use Element sets f'orth st~ndards for
buJ'ld~ng intensity as fol'lows:
- A Conprehe;lsive Phasing Program (CP[') links bu~ ]d{ng pe~'mit
issuance to transportation and pubJic fac~ l~.ies/serv~ces
phrasing ~ou new communities Jn the., H~.II and Canyon Area. The
CPP '{nc'[udes an overall buildout plan demonstrating the ability
of infrastru~.:tur~ to support development and financing
- Projects that are not subject to a ph~)sinq program a~e required
to implement inprovenonts with'in three years of build.l. ng p,.)rlnlt
is).3uance or five years from the first qrading permit for each
~)pF)rovod ph?~se, with bending to ensure fa.Eu sh~)re
cent ributiclls.
- %m.'he GI4[: contains policies to as~;e?;s !utpacts o1' p~oposocI
development: and/or J ntens~'icatEon of existing ]and use and
rec]uiros mitigation neasures to provide adequate levels of
service (I,OS) and )nf'rastructure. Sai.d policies are
i~plem~')nted through the (.'},P wh~(;h requires that b~ii]dout be
oon~,ensurate with the ~)b.Llity to provlde ado(~uate
infr~zt?-tlcture c~q:>ac~ty.
- '/he G31[, inc]uclos policies to e:~sure t'ral':"lc 1,OS standards o(' i"
along [~te~'state/State Routes/Super Streets (unless alr(~ady at
78~,~JWHITE~Ju[y 21, 1994 -- 9 -
I.OS F), and D along the balance of arterials in t~e Circulation
Element that are measurably i~pacted by new developne~t (i.e.,
qreate~ than or equal to 100 peak-hou£ trips). Developments
under the jurisdiction of the City are required to provide
improvements/funding to maintain adequate LOS (per standards
outlined above) for project plus existing conditions.
Large scale projects are required to establish an approved
de~clopment phasing proqram which phases development
commensurate w~th required improvements to maintain roadway
capacities.
Planning Areas A and B
Present Status:
There are four major planned industrial areas within the City of
Anaheim primarily located in Planning Area A: Canyon Industrial
(portion located in Planning Area B), Stadium Industrial Area,
Central Industrial Area and Freeway Industrial Area.
Page 28 of the LAND USE ELEMENT
Inherent problems often include a general lack of off-street
parking facilities and poor internal circulation; existing
structures were constructed when landscaping and architectural
treatment were not a standard of site design; and, no expansion
potential due to surrounding non-industrial land uses.
Such areas should be considered for rehabilitation to help
revitalize the economic industrial base.
California communities are recognizing the benefits which accrue
from a sound industrial base, and determined efforts are being made
to attract new industry. This competition among communities has
allowed industry to become very selective. Anaheim is the
recognized industrial center of Orange County. However, it will be
necessary for civic leaders to retain the confidence of existing
industries by insuring that development approved within industrial
uses and that zoning integrity is maintained if the community is to
enjoy continued success in attracting new industrial firms.
Industrial Distribution:
The Anaheim General Plan sets forth the community's industrial land
use policies and designates four major industrial areas, primarily
located within Planning Area A. Due to the unique nature of the
Hill and Canyon Area and the current General Plan land use
designations, industrial uses will be limited in this area in the
future. Currently, a portion of the Canyon Industrial Area lies in
Planning Area B and it is expected that many of the employees in
this industrial area will avail themselves of the nearby housing
market in the Hill and Canyon Area.
7873.1\Jt~H]TE\Ju[y 21, 1994 10 --
In most instances, boundaries for these industrial areas consist of
freeways, arterial highways, the Santa Ana River, and other natural
or manmade features which serve to separate and buffer industrial
areas from non-industrial areas.
The planned industrial areas total approximately 4,800 gross acres,
and approximately 13 percent of this acreage is available for
development. The Plan includes the concept that these areas can be
developed in the form of industrial parks, and the implementing
zones contain standards necessary to achieve this goal.
The type of use that actually develops in a particular area or on a
particular site is determined by the zone classification within
which the property is located and the types of uses permitted
within each ?one classi.fication. Further, the develoDment
standards ~'o~ each .il~plementa~ion zone, including land use
restrictions, s~tbacks, parking, and height requirements define a
building enveloDe.
The General Industrial designation is primarily implemented in
accordance with the standards contained in the ML, Industrial,
Limited Zone. However, a limited amount of M, Heavy Industrial
zoning is located in the Central Industrial Area. The ML Zone
provides for the development of light manufacturing, warehousing,
wholesaling uses and under certain conditions solid waste
facilities (including transfer and disposal facilities). The M
Zone permits heaver industrial uses which comply with recognized
performance standards.
Provision is made for the establishment of industrially-related
commercial uses and heaver industrial uses within areas zoned ML
subject to the approval of a Conditional Use Permit.
Goals and Policies:
Goal: To develop and maintain a stable, diversified range of
industries to enhance the economic base of the community;
and
To protect and enhance the integrity and desirability of
industrial sites within the planned industrial areas of the
community.
Provide attractive industrial areas which will encourage future
firms to locate in the area.
Encourage a diversified industrial base in order to provide a
range of employment opportunities for citizens of both the city
and the Orange County area.
Policies: Encourage the expansion of existing industry and attract
a broad range of high-quality industrial development.
7873.1\J%4HITE\Ju[y 21, 1994 -- 11 --
THE FOREGOING RESOLUTION is approved and adopted by the
City Council of the City of Anaheim this 19th day of July 1994.
MA~ROR~O~ TH~ IT~AHEIM
CITY CLERK OF THE
7873.1\JWHITE\August 8, 1994 -- 12 -