Resolution-PC2025-042RESOLUTION NO. PC2025-042
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ANAHEIM RECOMMENDING THAT THE CITY COUNCIL OF
THE CITY OF ANAHEIM APPROVE AND ADOPT A PROPOSED
GENERAL PLAN LAND USE ELEMENT AMENDMENT
(DEV2024-00058)
(515 WEST KATELLA AVENUE)
WHEREAS, the Planning Commission of the City of Anaheim (the "Planning
Commission") did receive a verified petition for a General Plan Amendment, Specific Plan
Amendment, and Administrative Adjustment from Union Investments USA, LLC ("Applicant")
to increase the number of hotel rooms at the Wyndham Hotel from the previously -approved 78
rooms to 107 rooms, and changes to 6,394 square feet accessory use areas (the "Proposed Project")
on certain real property located at 515 West Katella Avenue 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 a 0.97-acre parcel currently developed with a four-
story hotel. The Property is designated for Commercial Recreation land uses in Figure LU-5 with
special density limitations as described in Table LU-4 of the General Plan. The property is also
located in the SP92-2 (Anaheim Resort Specific Plan) ("ARSE") zone; and,
WHEREAS, the Proposed Project includes the following land use entitlements:
1. An Amendment to Table LU-4 of the Land Use Element to create a new density
category, "Medium Density (Modified B)" for the ARSP.
2. Amendment No. 18 to Specific Plan No. 92-2 (ARSP) to create a new density
category "Medium Density (Modified B)" to add a new density category to ARSP Exhibit 3.3-2
(Commercial Recreation (C-R) Development Density Plan) and depict the new designation on the
subject property. The amendment would amend the text in ARSP Section 3.3.2 (Commercial
Recreation (C-R) District Development Density) and Anaheim Municipal Code Section
18.116.060.020, Table 116-B (Hotel/Motel Room Density) to add the Medium Density (Modified
B) category.
3. An Administrative Adjustment to allow a 28% reduction in the number of parking
spaces required by the Code; and
WHEREAS, the proposed amendment to the General Plan Land Use Element would amend
Table LU-4 (General Plan Density Provisions for Specific Plan Areas of the City) to create a new
density category of "Medium Density (Modified B)" category to allow for up to 107 rooms are
6,394 accessory square feet; and
WHEREAS, the Planning Commission did hold a public hearing at the Civic Center in the
City of Anaheim on December 1, 2025, at 5:00 p.m., with 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 for and against the Proposed Project and
related actions, and to investigate and make findings and recommendations in connection
therewith; 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 Proposed Project; and
WHEREAS, a draft Mitigated Negative Declaration was prepared in accordance with
CEQA and CEQA Guidelines to evaluate the physical environmental impacts of the Proposed
Project; and
WHEREAS, in conformance with CEQA and CEQA Guidelines, a Mitigation Monitoring
Program has been prepared for the Proposed Project and includes mitigation measures that are
specific to the Proposed Project (herein referred to as "MMP No. 395"). A complete copy of MMP
No. 395 is on file and can be viewed in the Planning Services Division of the City; and
WHEREAS, the Planning Commission, after due consideration, 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 Proposed Project, does find and determine the following
facts:
1. The proposed amendment to the General Plan does not create inconsistencies with
applicable goals and policies. The land use designation would remain as Commercial Recreation,
which the existing hotel use is consistent with. Table LU-5 would be updated to create a new
density category of "Medium Density (Modified B)", which would allow for a total of 107 rooms
and 6,394 square feet of accessory uses, consistent with the mix of uses for the property.
2. The proposed amendment would not be detrimental to the public interest, health,
safety, convenience or welfare of the City. All modifications are interior improvements, and the
remainder of the site would not change. Potential project impacts were analyzed under the Initial
Study, which concluded that all potential impacts could be mitigated. The existing site was
designed and constructed to meet City requirements and provides adequate access and on -site
parking. The applicant would be required to obtain building permits for the changes to the hotel
room configurations and changes to the accessory uses on the first floor, ensuring compliance
with applicable Building Code requirements.
3. The proposed amendment would maintain the balance of land uses within the City
and would allow for an increase in hotel room density for the subject parcel and would create a
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new density category within the ARSP. There would be no change to the existing hotel use, which
is consistent with the C-R designation and the surrounding uses in The Resort area.
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. The amendment would not change the
General Plan Land Use Map; rather, it would update the development intensity for the parcel. The
IS/MND prepared for the project concludes that the infrastructure capacity is sufficient to
accommodate the proposed density increase, as no additional fixtures are proposed; and
WHEREAS, the Planning Commission 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 Planning Commission expressly declares
that it considered all evidence presented and reached these findings after due consideration of all
evidence presented to it.
NOW, THEREFORE, BE IT RESOLVED that, pursuant to the above findings, the
Planning Commission does hereby recommend that the City Council of the City of Anaheim
approve and adopt the proposed General Plan Amendment pertaining to Table LU-4 to reflect the
"Medium Density (Modified B)" density category set forth in Exhibit "B" to this Resolution,
contingent upon and subject to (1) the adoption by the City Council of an ordinance approving
Amendment No. 18 to the Anaheim Resort Specific Plan No. 92-2 and the Zoning and
Development Standards (Chapter 18.116 of Title 18) to create a new density category of "Medium
Density (Modified B)"; and (2) resolution approving an administrative adjustment.
THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting of
December 1, 2025.
CHAIRMRSON, ]
OF THE CITY OF
ATTEST�Z
SECRETAI,Y, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
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APN: 082-271-05
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EXHIBIT "A"
DEV 1'O. 2024-00058
W KATELLA AVE
Source: Recorded Tract Maps and/or City CIS.
Please note the accuracy is +I- two to five feet.
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EXHIBIT "B"
"Excerpt of General Plan Table LU-4"
TABLE LU-4: GENERAL PLAN DENSITY PROVISIONS FOR SPECIFIC AREAS OF THE CITY
(CONTINUED)
Note No. 2:
The Anaheim Resort Specific Plan (ARSP) provides for the development of approximately 581.3 acres within
The Anaheim Resort. The ARSP is divided into two development areas. Development Area No. 1 is referred to
as the C-R (Commercial Recreation) District which allows for hotels, motels, convention and conference
facilities, as well as restaurants, retail shops and entertainment facilities. Development Area No. 2 is referred to
as the PR (Public Recreation) District which encompasses the Anaheim Convention Center and associated
parking facilities and provides for the orderly use of City -owned property as well as the existing Anaheim Hilton
Hotel.
The C-R District includes four overlays.
• The Mobilehome Park (MHP) Overlay, which encompasses existing mobilehome parks within the C-R
District, provides development standards for mobilehome parks and regulations and procedures to
mitigate relocation concerns and adverse effects of displacement upon mobilehome owners when a
park is converted to another land use.
• The Anaheim Resort Residential Overlay, which applies to focused areas of the Specific Plan, provides
for the incorporation of residential uses into hotel developments when such uses are fully integrated
into a minimum 300-room full -service hotel.
• The Theme Park Overlay, which applies to focused areas of the Specific Plan, provides for
development of the following:
o Theme Park East Overlay
■ Temporary surface parking facilities; or,
■ Up to 3,348 hotel rooms; and,
■ Up to 840,000 square feet of theme park uses transferrable from the DRSP Theme
Park District to the ARSP Theme Park East Overlay.
o Theme Park West Overlay:
■ Up to 564 hotel rooms; and,
■ Up to 80,000 square feet of theme park uses transferrable from the DRSP Theme
Park District to the ARSP Theme Park West Overlay.
o Other uses — Hotel room density may be converted to other uses allowed by the C-R District.
• The Parking Overlay, which applies to focused areas of the Specific Plan, provides for development of
the following:
o Parking Overlay (Manchester Avenue):
■ Temporary surface parking facilities; or,
■ Up to 1,116 hotel rooms and a portion of the parking spaces allocated to the East
Parking Area of the DRSP.
o Parking Overlay (Harbor Boulevard/Ball Road):
■ Temporary surface parking facilities; or,
■ Up to 534 hotel rooms and 5,700 parking spaces.
Other Uses. The Parking Overlay permits the same type of back -of -house uses, limited retail,
and dining and entertainment uses allowed by the DRSP Theme Park District at the density
designation for the parcel permitted by the C-R District. Hotel room density may be converted
to other uses allowed by the C-R District.
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The ARSP also identifies maximum development density designations in the C-R District. These designations
are based upon hotel/motel development and allow up to 20% of each hotel/motel project gross square footage,
excluding parking facilities, to be developed with integrated (i.e., included within the main hotel/motel complex)
accessory uses. These accessory uses will reduce the otherwise maximum permitted hotel/motel density at the
rate of one hotel/motel room per six hundred (600) gross square feet of accessory use. For properties proposed
to be developed with permitted and conditionally permitted uses other than hotels/motels with accessory uses,
the traffic generation characteristics of said uses shall not exceed those associated with the otherwise permitted
hotel/motel (including accessory uses) density as determined by the City Traffic and Transportation Manager
prior to Final Site Plan review and approval, if required by the ARSP, approval of a conditional use permit, or
issuance of building permits. The maximum development density for each of the designations are as follows:
• Low Density: up to 50 rooms per gross acre or 75 rooms per lot or parcel, whichever is greater;
• Low -Medium Density: up to 75 rooms per gross acre or 75 rooms per lot or parcel, whichever is
greater;
• Low -Medium Density (Modified): up to 252 rooms and 75,593 square feet of accessory uses;
• Medium Density: up to 100 rooms per gross acre or 75 rooms per lot or parcel, whichever is greater;
• Medium Density (Modified): up to 345 rooms;
• Medium Density (Modified A) up to 127 rooms;
• Medium Density (Modified B) up to 107 rooms and 6,394 square feet of accessory uses; and
• Convention Center (CC) Medium Density: up to 125 rooms per gross acre with trip generation
characteristics mitigated to the equivalent of 100 rooms per gross acre or 75 rooms per lot or parcel,
whichever is greater.
For those parcels that are developed with hotel/motel rooms which exceed the maximum density designation,
the number of rooms existing on the date of adoption of the Anaheim Resort Specific Plan Ordinance may be
rebuilt or modified at their existing density. For projects that are developed in accordance with the Anaheim
Resort Residential Overlay, the maximum number of dwelling units allowed shall be less than the number of
hotel rooms proposed and such projects shall not create infrastructure impacts greater than the subject
property's permitted hotel/motel density, as permitted by the property's underlying C-R District density
designation unless otherwise mitigated through subsequent environmental analysis.
The maximum development density for the PR District is up to:
• 2,158,363 square feet of convention center/meeting space
• 100,000 square feet of outdoor programmable space
• 2,500 hotel rooms
• 180,000 square feet of commercial space
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STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF ANAHEIM )
I, Bridgette Bambrick, Secretary of the Planning Commission of the City of Anaheim, do
hereby certify that the foregoing resolution was passed and adopted at a meeting of the Planning
Commission of the City of Anaheim held on December 1, by the following vote of the members
thereof:
AYES: Commissioners Abdulrahman, Castro, Kelly, Lieberman, Perez, Tran-Martin, and
Walker.
NOES: None
ABSTAIN: None
ABSENT: None
IN WITNESS WHEREOF, I have he
?025.
SECREMY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
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