.010 Purpose. The purpose of the ARR Overlay is to provide the opportunity to develop residential units in conjunction with high-quality, luxury hotels (Hotel Residences).
.020 Approval. Projects that are developed according to the standards of the ARR Overlay as Hotel Residences require approval of a final site plan and a conditional use permit as provided for in Section 18.116.040 and may require a development agreement as determined by the Planning Director and processed according to the procedures set forth in Resolution No. 82R-565 (Procedures Resolution) adopted by the City of Anaheim pursuant to Section 65865 of the Development Agreement statute.
.030 Location. The residential overlay boundaries are identified on Attachment A to Ordinance 6036 adopted on September 12, 2006 (Amendment No. 7 to The Anaheim Resort Specific Plan No. 92-2) and include those areas within the C-R District located east of Anaheim Boulevard/Haster Street and those areas within the C-R District located south of Wilken Way.
.040 Option to Use Underlying Zone. The provisions of this section shall not apply to parcels that have been or are proposed to be developed entirely pursuant to the underlying C-R District, provided that all requirements of the underlying District are met by the project except as specifically approved otherwise by variance or other official action by the City.
.050 Residential Zone. The ARR Overlay shall not be considered a residential zone, where such designation requires properties that develop adjacent to residential zones to meet additional setback and height restrictions.
.060 Uses. Projects developed pursuant to the ARR Overlay may include any of the uses permitted or conditionally permitted in the underlying C-R District and shall include a minimum three hundred (300) room full-service hotel that complies with California Civil Code Section 1940(b)(2) and may include residential uses as accessory to the hotel.
.070 Development Standards. All development standards established for the C-R District shall be applicable to the ARR Overlay. In addition, Hotel Residences shall meet the following requirements:
.0701 New Construction. The Residential Overlay shall apply to new construction only and not to projects that are renovations or remodels. The conversion of existing hotels rooms to dwelling units is prohibited.
.0702 Integration of Uses. All residential units shall be physically integrated into a hotel development as defined in Section 18.116.125.060.
.0703 Maximum Number of Residential Units. The project’s total number of residential units shall not exceed the proposed development’s total number of hotel rooms.
.0704 Location of Residential Units. Adjacent to the public right-of-way, residential units shall be located at least two floors or twenty-five (25) feet above ground-level.
.0705 Infrastructure and Service Impacts. The proposed development shall not result in infrastructure impacts greater than those associated with the subject property’s permitted hotel/motel density, as allowed by the property’s underlying C-R District density designation, unless such impacts are duly analyzed and mitigated pursuant to subsequent environmental review. Such impacts shall be determined through a sewer and traffic impact analysis to be submitted to the City Engineer. Additional infrastructure studies may be required as determined by the Planning Director.
.0706 Parking. Due to variations in parking demand and the needs of each project, vehicle parking requirements, the demand for drop-off and pick-up locations and the design of the parking areas, including ingress and egress, shall be determined as part of the final site plan review based upon information contained in a parking demand study prepared by an independent traffic engineer, as approved by the City of Anaheim. The parking demand study shall be prepared at the property owner/developer’s expense and provided as part of the final site plan application. Parking spaces specifically designated for non-residential and residential uses shall be marked by the use of posting, pavement markings, and/or physical separation. Parking design shall incorporate separate entrances and exits or a designated lane for residents.
.0707 Floor Area. The minimum floor area for residential units is shown in Table 116-J (Minimum Floor Area: Anaheim Resort Residential (ARR) Overlay Zone). For purposes of this section, a “bedroom” is a private habitable room planned or used for sleeping, separated from other rooms by a door or a similar partition. Further, all rooms (other than a living room, family room, dining room, bathroom, hall, lobby, closet, or pantry) having seventy (70) square feet or more of floor area, or less than fifty percent (50%) of the total length of any wall open to an adjacent room or hallway, shall be considered a “bedroom.”
Minimum Floor Area
| |
Studio units | 600 square feet. The number of studio units shall not exceed 20% of the total number of residential units. |
One-bedroom units | 700 square feet |
Two-bedroom units | 825 square feet |
Three-bedroom units | 1,000 square feet |
More than three-bedroom units | 1,000 square feet plus 200 square feet for each bedroom over three |
.0708 Minimum Landscape and Recreational-Leisure Areas. In addition to the minimum landscape and open space required by Section 18.116.100.030.0307, recreational-leisure area shall be provided equal to a minimum of ten (10) percent of the total area of the site. This recreational-leisure are may be provided in private areas, common areas, or a combination of both.
.01 Common Recreational-Leisure Areas. All common recreational-leisure areas shall be conveniently located and readily accessible from all residential units located on the building site and shall be integrated with and contiguous to other common areas on the building site. The common recreational-leisure areas shall not include any required setback areas, any driveways or parking areas, trash pickup or storage areas or utility areas. Areas counted toward meeting this requirement may be located inside or outside the building, subject to the approval of the Planning Director.
.02 Private Recreational-Leisure Areas. In order for private patios and balconies to count toward the Recreational-Leisure Area requirement, they shall not be less than thirty (35) square feet in area, with a minimum dimension of five (5) feet.
.0709 Loading Areas. Residential uses shall have one (1) off-street loading space or moving plaza for every one hundred and fifty (150) units. Loading spaces or moving plazas shall be located near entries and/or elevators and shall be incorporated into the design of vehicular access areas. Decorative paving, removable bollards and potted plants are permitted and encouraged to enhance loading spaces or moving plazas.
.0710 Private Storage Facilities. General storage cabinets with a minimum size of one hundred (100) cubic feet capacity shall be required for each residential unit. Provision of said storage areas shall be in addition to the minimum floor area of the unit. Storage areas may be located inside the dwelling unit, adjacent to the dwelling unit's balcony or patio, in close proximity to the dwelling unit, or in close proximity to an elevator.
.0711 Security. Residential units shall be designed to ensure the security of residents through the provision of secured access points/lobbies, entrances and exits that are separate from the non-residential uses and are directly accessible to residential parking areas.
.0712 Restriction on Activities. Commercial uses shall be designed and operated, and hours of operation limited, so that residents are not exposed to offensive noise, especially from traffic, trash collection, routine deliveries or late night activity. No use shall produce continual loading or unloading of heavy trucks at the site between the hours of 8 p.m. and 6 a.m.
.0713 Vibrations and Odors. No use, activity or process shall produce continual vibrations or noxious odors that are perceptible without instruments by the average person at the property lines of the site or within the interior of residential units or recreational-leisure areas on the site.
.0714 Lighting. Outdoor lighting associated with commercial uses shall not adversely impact residential uses, but shall provide sufficient illumination for access and security purposes. Such lighting shall not blink, flash, or oscillate.
.0715 Windows. Residential windows shall not directly face loading areas and docks. To the extent windows of residential units face each other or hotel rooms, the windows shall be designed and/or oriented to maximize privacy."
(Ord. 6036 § 3; September 12, 2006: Ord. 6058 § 3; May 8, 2007: Ord. 6099 § 3; March 4, 2008: Ord. 6265 § 21; January 15, 2013.)