Anaheim — Overlay Districts

Last reviewed: July 3, 2026

Overview

Anaheim’s Zoning Code (Title 18) uses overlay zones to layer location‑specific rules and incentives on top of base zones. Overlays change permitted uses, development standards, design controls, and permit procedures for targeted areas such as the Platinum Triangle, Anaheim Resort, commercial corridors and special environmental corridors. For the controlling ordinance text see the Zoning Code chapters for each overlay (examples below; each district entry cites the specific §).

The sections below summarize what the Anaheim Zoning Code actually says about the city’s active overlay districts. For each overlay I list purpose, typical permitted uses, key dimensional or programmatic standards, where the overlay applies, and the controlling code citations so you can verify language in the ordinance.

Platinum Triangle Mixed Use Overlay — PTMU (Chapter 18.20)

• Purpose: Encourage walkable, mixed‑use, transit‑oriented neighborhoods and coordinated urban design in the Platinum Triangle. § 18.20.010.
• Typical permitted uses: Residential, retail, office, hospitality, live/work; use tables and classifications are implemented via Tables 20‑A through 20‑C in the PTMU chapter and by reference to the use classes in Chapter 18.36. § 18.20.040–.060.
• Key dimensional standards:
  • Heights are districted and shown in Table 20‑E; e.g., the Stadium District is listed as unlimited (special case), many other PTMU districts have maximum heights up to 100 ft unless a CUP allows more. § 18.20.050.
  • Ground‑floor commercial and live/work rules: minimum ground‑floor depth 30 ft where required. § 18.20.060–.070.
• Where it applies: The Platinum Triangle area as legally described in the chapter (boundary description in § 18.20.020). § 18.20.020.
• Practical notes: The PTMU uses tables to specify by‑right vs. conditional uses and defers to Chapter 18.36 for use class interpretation; special design and parking rules apply (see design standards and parking sections referenced below). § 18.20.060–.110.

Floodplain Overlay — FP (Chapter 18.28)

• Purpose: Prevent loss from floods, align local flood rules with FEMA/FIRM maps, and require flood‑risk controls where mapped. § 18.28.010.
• Typical permitted uses: Underlying (base) zone uses remain, but the FP overlay imposes restrictions; in floodway areas new encroachments and construction are limited or prohibited. § 18.28.010.
• Key standards:
  • Delineation ties to FEMA Flood Insurance Rate Maps (FIRM) and "regulatory floodway" / SFHA definitions. § 18.28.020.
  • When overlay and underlying zone conflict, the more restrictive provision applies. § 18.28.010.
• Where it applies: Properties shown on the FIRM maps or otherwise designated on the zoning map as (FP). § 18.28.020.

Scenic Corridor Overlay — SC (Chapter 18.18)

• Purpose: Preserve natural scenic character (Santa Ana Canyon area), manage tree preservation, and control visual impacts. § 18.18.010–.020.
• Typical permitted uses: Underlying zone uses, subject to the overlay’s preservation and design limits. § 18.18.030–.040.
• Key standards:
  • Specimen tree protection: Oaks with trunk circumference ≥ 25 in and other species thresholds are protected; removal requires a Specimen Tree Removal Permit. § 18.18.040.
  • Overlay regulations supersede inconsistent underlying zone rules. § 18.18.030.
• Where it applies: The Santa Ana Canyon scenic corridor as defined in the chapter. § 18.18.020.

Brookhurst Commercial Corridor Overlay — BCC (Chapter 18.22)

• Purpose: Guide redevelopment and eliminate blight in the Brookhurst Sub‑Area; encourage mid‑block residential where appropriate. § 18.22.010.
• Typical permitted uses: Uses of the underlying zone unless limited; BCC may prohibit some previously permitted uses and places limits on expanding legal nonconforming uses. § 18.22.040.
• Key standards:
  • Expansion of legal nonconforming uses is limited and may require a CUP; one‑time expansion of certain alcoholic‑beverage businesses is capped at 100% of existing gross floor area under narrow conditions. § 18.22.040 .020–.0202.
• Where it applies: West Anaheim Commercial Corridors Redevelopment Project Area (approx. 318 acres, bounded by I‑5 and Ball Road as described). § 18.22.030.

South Anaheim Boulevard Corridor Overlay — SABC (Chapter 18.24)

• Purpose: Provide supplemental land‑use options and development standards to revitalize the South Anaheim Blvd corridor and encourage appropriate commercial/residential mixes. § 18.24.010.
• Typical permitted uses: Underlying zone uses generally apply unless the SABC chapter modifies them; reclassification into SABC is owner‑initiated per procedure. § 18.24.020–.030.
• Key standards:
  • Off‑premise alcohol sales are broadly prohibited with limited exceptions (e.g., grocery stores > 10,000 sq ft, accessory to hotels, approved manufacturing). § 18.24.030 .0202.
  • Landscaping must follow the South Anaheim Boulevard Master Plan of Landscaping when building permits are sought (Master Plan spacing/sizes must be met unless a variance is granted). § 18.24.030 .0203.
  • Sign standards specific to the district apply (see § 18.24.120) and exceptions for south/north of Ball Road for sign heights. § 18.24.030 .0204.
• Where it applies: The SABC Overlay Area (approx. 430 acres) along Anaheim Boulevard and I‑5 between Broadway and Katella Avenue per the chapter attachments. § 18.24.020–.030.

Residential Opportunity Overlay — RO (Chapter 18.34)

• Purpose: Create “by‑right” opportunities for housing on sites that are designated residential in the General Plan but currently used for non‑residential uses — an implementation tool for the Housing Element. § 18.34.010.
• Typical permitted uses: By‑right multiple‑family residential consistent with the site’s General Plan density; conversions and by‑right residential allowed on qualifying parcels. § 18.34.010–.040.
• Key standards:
  • The Overlay implements state housing capacity rules and the City’s Housing Element strategies; affordable‑housing obligations in Chapter 18.52 apply to by‑right multifamily developed under the RO Overlay. § 18.34.010; § 18.34.060.
• Where it applies: Sites identified as “housing opportunity sites” in the applicable map/attachment in the RO chapter and applied by ordinance. § 18.34.020.
• Practical note: Conversions of non‑residential buildings to residential may still require discretionary permits if they are conditionally permitted in the underlying zone. § 18.34.040–.050.

Downtown / Mixed‑Use Overlays — DMU (former) and MU (current) (Chapters 18.12 and related)

• Purpose / transition: The old Downtown Mixed‑Use (DMU) overlay has been incorporated into updated Mixed‑Use regulations; the Mixed‑Use chapter defines MU subzones (MU‑C, MU‑LM, MU‑MED, MU‑H, MU‑UC, MU‑I). § 18.12.030–.040.
• Typical permitted uses: See Tables 12‑A/B/C (use tables by MU subzone) and Chapter 18.36 for use classifications. § 18.12.040.
• Key standards / special rules for former DMU properties:
  • For properties formerly within the DMU area (bounded roughly Broadway / Harbor / Anaheim Blvd / Lincoln Ave), the code retains a special parking approach: minimum 1 parking space per residential unit (on‑site or within 300 ft) for that area and extra flexibility for non‑residential uses to rely on nearby public parking where available. § 18.12.100 .0201–.0202.
• Where it applies: Downtown area and MU zones as defined in Chapter 18.12. § 18.12.020–.030.

Anaheim Resort Specific Plan overlays — ARR, MHP, TP, P (Chapters 18.116 and adjacent specific plan chapters)

• Purpose: The Anaheim Resort Specific Plan contains several overlays inside the C‑R District to allow specialized tourist, hotel and parking development while keeping the Design Plan controls. See the Disneyland/Anaheim Resort specific plan chapters. § 18.116.020–.050.
• Selected overlays and highlights:
  • Anaheim Resort Residential (ARR) Overlay — § 18.116.125: Allows residential as accessory to a minimum 300‑room full‑service hotel (Hotel Residences); the ARR overlay is not a residential zone for adjacency setback rules; C‑R standards still apply. § 18.116.125 .050–.070.
  • Mobile Home Park (MHP) Overlay — § 18.116.120: Parcels in MHP are subject to the Mobile Home Park chapter (18.26) and underlying C‑R rules. § 18.116.120.
  • Theme Park (TP) Overlay — § 18.116.126 and Parking (P) Overlay — § 18.116.127: The P Overlay explicitly accommodates parking and transportation facilities to support the Resort and lists parking, hotels, transportation facilities and vacation ownership resorts among primary uses (see Table 116‑PO‑1). § 18.116.127 .010–.050.
  • P Overlay permits many C‑R uses and explicitly lists Parking Facilities and Transportation Facilities as permitted. § 18.116.127 .050 and Table 116‑PO‑1.
• Practical note: Resort overlays often require Final Site Plan approval and adherence to the specific plan Design Plan; TP and P overlays have tailored submittal & permit procedures noted in the chapter. § 18.116.040; § 18.116.020.

Decision‑relevant quick table (selected permitted uses / key standards)

Checklist

• Confirm the property’s overlay designation on the City zoning map and the overlay chapter that applies (e.g., PTMU, SABC, RO, FP, BCC, ARR, P, TP). Verify in code: § 18.20, § 18.24, § 18.34, § 18.28, § 18.22, § 18.116.
• Determine whether the proposed use is permitted by right, requires a Conditional Use Permit, or is prohibited in both the underlying zone and overlay (consult Chapter 18.36 and overlay use tables). § 18.36; overlay tables.
• Check overlay‑specific design, landscape and sign rules (SABC Master Plan; PTMU ground‑floor and height rules; Resort Design Plan). § 18.20.060–.070; § 18.24.030; § 18.116.020.
• For floodplain sites, obtain FEMA/FIRM elevation requirements and any necessary flood permits. § 18.28.020.
• If applying in PTMU, plan for required ground‑floor commercial depth (30 ft where required) and check Table 20‑E heights. § 18.20.060–.070; § 18.20.050.
• If in an Anaheim Resort overlay (P/TP/ARR), prepare Final Site Plan material and comply with the Resort Design Plan and Mitigation Monitoring Programs cited in the chapter. § 18.116.040; § 18.116.020.
• Determine parking requirements early — consult the city’s parking chapter and the overlay (e.g., former DMU area special rules). Link to Anaheim’s parking guidance and compute spaces accordingly. § 18.12.100; Chapter 18.42.

(Helpful internal resources: Anaheim parking, development standards, design review, ADUs, signage, and land use overview.)

Risks & Ambiguities

Plain‑English Summary

Anaheim uses targeted overlay zones (e.g., PTMU, SABC, RO, FP, BCC, P/TP/ARR) to add or change rules on top of base zoning — think of overlays as "site‑specific add‑ons" that can change permitted uses (what you can build), development standards (height, parking, landscaping), and permit procedures for certain neighborhoods; the legal rules live in the cited overlay chapters (for example § 18.20, § 18.24, § 18.28, § 18.34, § 18.116).

Source References

• Anaheim Zoning Code (Title 18) — Introduction and organization: § 18.01.030.
• Platinum Triangle Mixed Use (PTMU) Overlay: § 18.20.010–.050.
• Scenic Corridor (SC) Overlay: § 18.18.020–.040.
• Brookhurst Commercial Corridor (BCC) Overlay: § 18.22.010–.040.
• South Anaheim Boulevard Corridor (SABC) Overlay: § 18.24.010–.040.
• Floodplain (FP) Overlay: § 18.28.010–.020.
• Residential Opportunity (RO) Overlay: § 18.34.010–.020; .060.
• Mixed‑Use / Downtown (MU / former DMU) rules: § 18.12.030; § 18.12.100 (parking special rules).
• Anaheim Resort Specific Plan overlays (ARR, MHP, TP, P): § 18.116.020; § 18.116.120; § 18.116.125; § 18.116.126; § 18.116.127.

(Please verify parcel‑specific overlay boundaries and any map attachments referenced in the chapters with the Planning Department — the ordinance text refers to attachments and exhibits for legal descriptions and maps.)

Retrieved passages

• CBC § 2 (Chapter 18.72) High relevance show source text
• Anaheim Zoning Code (chapter shall) High relevance show source text
• Anaheim Zoning Code (§ 1) High relevance show source text
• Anaheim Zoning Code (Section 18.44.100) High relevance show source text
• Anaheim Zoning Code (Section 18.42.100) High relevance show source text
• Anaheim Zoning Code (Chapter 18.120) High relevance show source text
• Anaheim Zoning Code (chapter except) High relevance show source text
• Anaheim Zoning Code (§ 1) High relevance show source text
• Anaheim Zoning Code (Chapter 18.14) High relevance show source text
• Anaheim Zoning Code (chapter shall) High relevance show source text
• Anaheim Zoning Code (Chapter 18.24) High relevance show source text
• Anaheim Zoning Code (Section 18.24.040) High relevance show source text
• Anaheim Zoning Code High relevance show source text
• Anaheim Zoning Code (§ 1) High relevance show source text
• CMC § 1 (Title 15) High relevance show source text
• Anaheim Zoning Code (§ 10) High relevance show source text
• Anaheim Zoning Code (Chapter 18.66) High relevance show source text

Cited sections

• Anaheim Zoning Code (Title 18) — Introduction and organization: **§ 18.01.030**. (Title 18)
• Platinum Triangle Mixed Use (PTMU) Overlay: **§ 18.20.010–.050**. (§ 18.20.010)
• Scenic Corridor (SC) Overlay: **§ 18.18.020–.040**. (§ 18.18.020)
• Brookhurst Commercial Corridor (BCC) Overlay: **§ 18.22.010–.040**. (§ 18.22.010)
• South Anaheim Boulevard Corridor (SABC) Overlay: **§ 18.24.010–.040**. (§ 18.24.010)
• Floodplain (FP) Overlay: **§ 18.28.010–.020**. (§ 18.28.010)
• Residential Opportunity (RO) Overlay: **§ 18.34.010–.020; .060**. (§ 18.34.010)
• Mixed‑Use / Downtown (MU / former DMU) rules: **§ 18.12.030; § 18.12.100 (parking special rules)**. (§ 18.12.030)
• Anaheim Resort Specific Plan overlays (ARR, MHP, TP, P): **§ 18.116.020; § 18.116.120; § 18.116.125; § 18.116.126; § 18.116.127**. (§ 18.116.020)
• Anaheim_ZoningCode.md

• Official Anaheim code library