PC 67-177'~ .r:.,,. .
RESOLUTION N0. PC67-177
, A R~SOLUTION OF THE CITY PLANNIPIG OJMMISSION OF THH CITY OF AIJAHEI~4 SUBMITTED TO
THE CITY COUNCIL OF THE CITY OF ANP.HEIM A DOCUh1ENT ENTITL~D "A STUDY OF
1'HE PROBLEM OF RESIDENTIAL HOMES FRONTING ON ARTERIAL STREETS"
WHEREASi thP City Planning Commission recog~izing the phenomenal growth of the city
since 1950y increased traffic volumes and resultant right-cf-~~:;y needs for arterial streets
svhich affected the environment of many residential homes frunting on said arterials9 and
caused the homeowner= to seek more intense land uses as a solution to the envi.ronment
problem; and
WHEREAS, the City Planning Commission determined a study was necessar•; to explore z
possibie solution; and
WHEREP.S, the Planning Commission undertook a four-phased program at four wor}: sessior:<
to resolve these problems, said phase=_ divided as foliows:
1~ Define tne extent o: the problem by compiling statistics from survey studies
which cataloqued every residential arterial front on area within the city
indicating:
a. The number of properties in each area;
b. The c:lassification of the arterial street;
c. The amount o~ dedication required, if any;
d. The presence oi an alley;
e. The General Plan designation :or the area; and
f. The existing and prooosed land uses adjacent to the properties.
2. The impact o` :onversions which cla=sified the .`ront on :ots as:
;I a. Those lots having conmercial conversion potential; and
b~ Those lots to be retained as residences
and then explored the 2ifect o` the conversions on the Genera: Plar, Commercial
Element.
3o Residential retention area site solutions.
4. Comoiiation o,` the previous phases as a document with recommer.~ations to the
City Coun~ii as a conclusion:
a. Initiate General Plan Amendments where r.ecessary to amend the Generzl Pian
to designate the sevent~en (1'7) commercial conversien areas.
o. Authorize the preparation o` Area Development Plans for each o` tnz se:~enteen
~1%; areas to effectuate adec,uate vehicular ~irculation~ The Area De:e;oprient
°lan to be prepared for each particular area uoon receipt of a rezonir.g
application in that area.
c. Require an; residential conversion to be brought uo to full comoliance
with the Uniform Buildin9 Code.
d. Direct the Staff to prepare an overla~ zone to permit the use of the
screening techniques developed by the Study for the retention zreas re-
quiring such action.
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5
A Study o~ t~ie Problem
Re sicienti.al Horr~es
Fro~ating on
A rterial Hi hwa ~
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A Study of the Problem
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Of
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RESIDENTIAL HOMES
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FRONTING
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~ ARTERIAL HIGHWAYS
_ i - Development Services Department
' ~ City of Anaheim
~' ' Anaheim~ California
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PREFACE
This report documents the efforts of the Anaheim Planntng
Commission and City Council to solve a problem which e:~ists
in Anaheim and possibly many other- cities - residential home
sites frontin~ on arterial streets or highways.
Some cities, when confronted with the problem of resid~ntial
home sites fronting on arterial hi~hways~ felt the problem
was solved by allowing no further front-ons to be created
within their community. Anaheim felt this was only a partial
solution~ somethinQ should be done to determine the land use
potential of existin~ front-on home sites.
This report i~ a combination summary of statistics and find-
ings and Planning Commission deliberations and recommendations.
Durin~ the preparation period zoning actions took place as a
normal course of events throu~hou+ the City, As a consec7uence
some of the subject study areas of this report received commer-
cial zonin~ prior to completion of the report. These areas
have been retained as part of the report to maintain cunt~nuity
and also to provide a site location guide fnr commercial property
developers.
Subsequent 'o review of the report by the Anaheim Board of
Realtors and Chamber of Commerce, the Anaheim City Council on
Decembe- 5~ 1~~, directed the implementation of the recommenda-
tions contained in the "Study of the Problem of Residential Ho~es
Frontin~-on Arterial Highways".
TABLE OF CONTENTS
Sum~ary
Back~round
, Policy Formulation Approach
Phase I- Extent of the Problem
Map - Locations of Arterial Front-On Areas
Map - Areas Proposed for Commercial Conversion
Phase I - Conclusion
Phase II - Impact of Cenversions
Phase II - Conclusion
Phase III - Residential Retention Area Site
Solutions
Phase III - Conclusion
Recommendations
Appendix I
Tishman Letter
Re~ort Assump{ions
FHA Letter
Appendix II
R=sidential Retention Areas: Typical Costs
Exhibit "A"
Exhibit "B"
txhibit "C"
Apoendix III
Conversion Fr=a Maps
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SUMMARY
There are 2,121 lnts frontinp on existin~ arterial streets in
Anaheim, with each one bein~ a potential commercial rezoninp
case. The Anaheim Plannin~ Commission determined that because
of the proximity ~f the front-on areas to the intersections of
ar:erial str•e=:s, existin~ commercial concentr~;ions, and areas
of commercial pot~ntia? as indicated on the General Plan, ~
of these 2,121 lots do have commercial ooten`ia] and would be
difficult to r=tain for single-family usaoe. These 1'J6 front-ons,
if converted, would represent approxima.ely ~~~,G,~~ souare t"eet
of additional commercial buiidinp floor space ~vAr and above
that now =xistino and planned for by ihe Cn~^~erciai tlemen; of
the General Plan.
It i=_ the recommendation of the Plannina Cemmissi~n that~ fcr
this study to be effective~ there should be a poiicy statement
by :he City Council emphasizing that residential front-on con-
version would be effec~ed only in seventeen (17) designated areas.
This statement should be followed by General Plan Amendments and
zoning actions. The Plannin~ Commission further recommends tha;
converted residential buildin~ be reouired to fully comply with
thF Uniform Buildirg Code for commercial buildines. The desiena:ion
of these sevPnteen (1'J) areas would define whPre additional
commercial expansion could take place, servin~ as a guide for
commercial developers.
The Planning Commission also believes that somethinp must be don~
to assist the reten:ion area resident to maintain alsin~le-family
environment and counteract the visual and psycholoc+ical in;rusion
of arterial traffic on the front-on home site.
The visual screenin~ technioues concluded to be feasible were:
i. The use of the City's existin~ adopted arierial street standard
with either eight (~) foot hi~h screen landscaoin~ in the
existing parkway between the sidewalk and curk- or an =ieh; (41
foot hi~h wall at the property line side of tl,e sidewalk.
2. The use cf a revised street section utilizin~ a sev~n ('])
foot sidewalk at the curb and either ei~ht (~) foot high
screen landscapin~ or an ei~ht (8) foot hieh wall at the
property line side of the sidewalk.
~ ~ Ihe followin~ means of financin~ the screenin~ me.hods were
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1. The property owner paying for his own =_creenin~.
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BACKGROUND
The City of 4nahei~n has experienced a phenomenal prnwth since
1~5C. It has nrown from a rural community of four and one-
cuarter square ~iles with a population of 1li.C~) t.o a dynamic
urban center coverinp 31 square miles with ~ population of
15K,3n0 in 1~'6~, a erowth of over 1,(`00 percent in 1'J years.
It wras inevi:able that such rapid prowth would incur some
developmen2 oroblems.
Given the rural history and character of the community preced-
in~ this period of prow.h, and 'the difficulty of an:icipatin~
the impact of urbanizatioii~ many sin~le family subdivisions
were approved with lots frontine or stdin~ upon arterial high-
ways. In a few instances~ a fronta~e road concept was employed
to separate the local circulation needs of the tract from the
traffic carried by the arterial. Alleys were also used to
lessen vehicular conflict and improve circulation. Another
method, the technioue of backin~ up lots to arterials was dis-
credited by the feelin~ tnat double frontape lots would be
created, which was considered to be poor utilization of land.
Although it was possible to project traffic volumes and r=sultant
right-of-way needs of the arterial streets (both a result of
increased population), it vras difficult to predic~ the visuai
or psycholo~ical in:rusion of such traffic on the livin~ environ-
ment of the properties fronting on those s'treets. The auestion
of the environment of these homes became more si~nificant when
the community experienced the economic pressures of property`
developArs seekinp to utilize 'the home sites for uses other han
residential. The resu!tant impact of:
1. Th~ incrPased traffic volumes~ and
2. The economic pressures experienced by th? home o•+vn=rs
led to the conclusion that more intense land use.=. were justified
for front-on oroperties. No a+tempt was made to enhance the
residential environment of the lot and preserve the purpose for
which the lot was created - a residential home site.
li was, therefore~ difficult for the community to place the
subseouent reauests for conversion to commercial use in proper
perspectiv~ in relation to the peneral distribution of land uses
and the communityts economic need for cemmercial facilities.
Anaheim~s zoning files e~ve ample evidence of ±he attempts made
to accemmodate these ~~nversions.
The success of existing planned commercial centers was instrumen:al
in establishing the desire to concentrate both retail sales and
commercial office uses in planned locations rather than to
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2. The use of other available funds such as:
- a. Gas tax monies~
b. Federal Urhan Beautification Matchin~ Funds~
c. The General Fund.
It was the feelin~ of the Commission that the screening tech-
niques could be sug~ested to those concerned property owners
as methods of retaining a residential environment~ with
, financing to be by the property owner.
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encoura~a their c~elopment on a city-wide strip commercial
basis. This concept of planned commercial centers was
incorporated in the adoption of the General Plan~ and strip
commercial development was discouraged. New residential
subdivisions were subseouently required to rear or side on
additional arterial front-on homes.
tven thou~h these steNs were taken~ the problem of existinp
residential homes frontin~ on arterial hi~hways still remains.
PO~ICY FORMULATION APPROACH
Continued economic pressures, coupled with a~rowing awareness
of the possible effects of additional commercial conversions on
both the Commercial and the Circulation Elements of the General
Plan~ gave rise to the need for a city-wide policy regardin~
arterial front-on conversicns. At the direction of the Plannin~
_ Commission~ an intensive study was undertaken. The study became
_ phased as follows:
1. Define the complete extent of the problem.
2. Explore the impact of commercial conversions on the
co~mercial potential of the City.
3. Develop site solutions for the residential retention areas.
PHASE I- EXTENT OF THE PROBLEM
In order to det"ine the extent of the problem, a survey was made
catalo~in~ every residential arterial front-cn area within t~-
City. Items noted were:
1. The number o4 properties in each area.
2. The General Plan classification of the arterial street.
3. The amount of dedication required for the arterial street,
if any.
~. The presence and location of an alley.
5. The General Plan land use designation for the area.
The survey revealed there are 2~121 homes fronting on arterial
str=ets and highways in the City of Anahaim (see map~ page 5
entitled "Locations of Arterial Front-on Areas").
;.I A"corridor~' analysis covering the area from Euclid Street ic,
:~; Brookhurst Street - nurth city limits to south city limits -
;~ resulted in the formulation of four factors concluded to be
axiomatic in determinin~ the conversion potential of properties
;~j - frontin~ on arterial streets or highways. These were:
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encoura~e their development on a city-wide strip commercial
basis. This concept of planned commercial centers was
incorporated in the adoption of the General Plar, and strip
commercial development was discoura~ed. Neva residential
subdivisions were subsequently required to rear or side on
additional arterial front-on homes.
tven though these steps were taken~ the problem of existin~
residential homes frontin~ on arterial hi~hways still remains.
PO~ICY FORMULATION APPROACH
Continued economic pressures, coupled with a growing awareness
of the possible effects of additional commercial conversions on `
both the Commercial and the Circulation Elements of the General
Plan~ gave rise to the need for a city-wide policy re~arding
arterial front-on conversions. At the direction of the Planning
Commission~ an iniensive study was undertaken. The study became
phased as follows:
1. Define the complete extent of the problem.
2. Explore the impact of commercial conversions on the
commercial potential of the City.
3. Develop site solutions for the residential retention areas.
PHASE I- EXTENT OF THt PROBLEM
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In order to define the extent oP the problem~ a survey was made
catalo~in~ every residential arterial front-on area within the
City. Items noted were:
1. The number of properties in each area.
2. The General Plan classification of the arterial street.
3. T,ie amount of dedication required for the arterial s±reat~
if any.
~F. The presence and location of an alley.
5. The General Plan land use desi~nation for the area.
~ The survey revealed there are 2~121 homes fronting on arterial
str=ets and highways in the City of Anaheim (see map~ page K
entitled "Locations of Arterial Front-on Areas").
: A"corridor~' analysis covering the area from Euclid Street to
Brookhurst Street - north city limits to south city limits -
resulted in the formulation of four factors concluded to be
axiomatic in determining the conversion potential of properties
fronting on arterial streets or hi~hways. These were:
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ARTERIAL STREET FRONT-ON STUDY
~ ~ Locations of Arterial Front-On Areas
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ARTERIAL STREET FRONT-ON STUDY
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N S Areas Proposed .
for Commercial Conversion
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1. The exis:inp and proFosed land use adjacent t~ the
properties in auestion.
2. Proximity of the property to the intersection of `wo
arterial hi~hways.
3. The resultant parcel size and front yard depth af;er
widening the abuttin~ art=rial hi~hway `~ its planned
ar•terial hi~hway width.
~F. The exis'tence of ~enerous parkvrays and/or improved screen
landscapin~.
PHASE I - CONCLUSION:
Utilizin~ the four factors listed above, the ?lannin~ ComTission
separated the city-wide front-on areas into tw~ cate~ories:
(1) The areas that anaiysis indica.ed should inevi.ably convert to
commercial uses ~see map~ pa~e ~~ entitled °Areas Proposed for
Commercial Conversion"), (2) The remaining areas which appeared
to have no valid commercial conversion potential and should be
retained for residential use.
PHASE II - IMPACT CF CONVERSiONS
Statistics indicate that the unlimited, undirected conversion of
existin~ front-ons to ~ene~al commercial uses (ir.cluding office
and professional) could have a relatively sipnificant effect en
the overall commercial support project=d by the General Plan for
;he entire City.
ITOact of Unlimited. Undirected Front-On Conversions
The General Plan~ Commercia~ Element, projects a support for 21
rnillion sa,uare feet of peneral commercial and office ard profes-
;icnai buildinp space in Anaheim. (See lable I) The conversion
to commercial Gr all the 2~121 existin~ rront-on residences
(assuT~ing use of the existin~ structures) would represent
2~60G,OC'0 square feet or 12.~F percent of the total projected
com~nercial. Introducin~ this much additional commercial property
into ~he land use pattern nf Anaheim could have a disruptive
effect on the development of commercial uses ~s indicated on the
General Plan.
~'J 1 txperience has shovm that rront-on conversions usually gravita:e
toward office and professional uses. The impact of the conversions
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~ becomes much more significant when the front-ons are equated to
~~~ • the office and professional projection of the City as a whole,
~'~ and more specifically the Center City area (as defined by Econemic
'j _ Research Associates in th~ report. ~~Economic Potential of the
,~ a Anaheim Center City Area°).
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If the 2,6f.~~000 square feet of building space represented
~~ by all of the 2.121 front-ons were used for office and pro-
~ ~ fessional use, sur:h use would absorb 31+.3~6 of the 8~92~+~4C~
;.~• sauare feet of city-wide office and professional use projected
I for 1G~0 in Anahe;m. This representa a rather severe effect.
\~ Assumin~ Fnaheim desires to develop business and professional
'~~ offices as a major Center City re-use~ continued random
~ conversions of front-ons to commercial use couid retard or
~ eliminate any support for the 1~~+2C?~']00 souare feet of office
~~ support potential ERA projected for Center City and virtually
eliminate a Center City Redevelopment i'rogram. (See Appendix I.
~ Tishman Let:er~ pa~e I-1)
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TABLE I
GENERAL PLAN SUPPORT LEVELS - ~c$p1
Gross Floor
Use Where Area ~so.ft.) Total
Business & Profession~l Center City 1,~2~1,~CC)
Office Remainder of Ci'y ~,503~7CK~
Ent~re City 8.~'2l!,~+C~O
General Commercial(Less Center City 82'J.~~~
Commercial-Recreation) Remainder of City i1,2~~+~522
Entire Ci'y i2,1i2,5~o
~ Total Commercial (Le~s Center City 2~2~+8~h~~
~ Commercial-Recreation) Remainder of City i8~~~~,2i2
~ ~ En~ire City 21,036~~~~~
~See Appendix I~ "Report Assumptions"~ pa~e I-3
Imoact of Limited, Directed. Front-cn Cnnversions
When front-on conversion is .: ited and ciirected tu the 1'] areas
determined to have commerc ~' potential~ the impact is not as
severe.
Analysis of the 17 selected conversion areas indicates that li of
the 1~ areas could be reasonably expected to convert to office
an~ professional use. These 11 areas would produce approximately
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~1~F~600 sc{uare feet of fioor space~ or 3,5 percent of the
total ~~a24~~+~~ square feet of office and professional use pro-
jected for the City by the General Plan. The remaining six of
the conversion areas will probably redevelop for ~eneral commer-
cial purposes and should not provi~e a si~nificant impact on any
segment of the commercial element.
Three of the previously described 11 areas assumed to ~o to
office and professional uses are in the Center City, The re-
maining ei~ht are outside the Center City and represent 155,6p0
square feet of floor area if existin~ structures are cleared and
replaced with office and professional structures.
The Center City Report indicated that as of 1~63~ there were
3~1.500 square feet of office and professioral space existinp in
the Center City. Th= report also projected a future support for
an additional 1~030~2~0 square feet~ making a total of 1,~F2(~,7p(~
square feet of potential office support in the Center City by
1~~C~. The conversion of the ei~ht office and professional areas
outside the Center City stafistically equals p.1 percent of the
1.~+2C?.~C~Ci souare feet of office space support predicted for the
Center City area by 1~~0.
TABLE II
PROBHBLE USES - 1'7 AREAS
N~, of Gross Floor
Areas If Used For Where Area ~sa.ft.)* Total
3 Business & Professional Cer,ter City 1jG~0~F
0`'fice
$ " " Remainder of City 155~~+
11 " " Entire City 31~+~62~
0 General Commercial** Center City 0
6 " " Remainder of City 133~5<?6
6 " " Entire City 133,5~
3 Total Commerrial** Center City 15~~p~+
1~+ " " Remainder of City 28A~1'JO
~~ " " Entire City ~!~~2~
1~ Total Commer~ial** Entir= City 352.038***
* ~and cleared and commercial buildinp~s constructed
** Does not include Commercial-Recreatton land use
***Existing structures converted and parking variances granted
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Another way of lookin~ at the impact of the conversions is
through an analysis of acrea~e. As of July 14~ 1G6~~ there
were 1~125.6 acres of commercialiy zoned land in Anaheim (ex-
cludin~ commercial recreation). Of this commercially zoned
property~ there are $~4.3 acres of land in commercial land
use (excludin~ commercial recreation). This indicates there
is presently a s~rplus of 251.3 acre~ of already commercially
zcned land. Ccnversion of the designated areas could add an
additional 28.2 acres of general commercial (1'] areas in total)
or 1a.'] acres of office and professional (11 areas assumed for
office and professional use).
PHASE II - CONCLUSION:
After considerin~ the statistics presented in Phase II~ the
Plannin~ Commission recommended support of concentratine office
and professicnal uses in the downtown area - in line with the
su~gested Center City R~development Plan - by limitin~ and
directin~ the front-on conversions :0 1'] specific areas.
By desi~natin~ the areas appropriate for commercial conversion.
three thin~s are accomplished. ~
1. Persons desirir.~ to u±ilize front-on sites for commercial
pur~+oses know which areas are acceptable to the City.
2. Property owners in the residential retention areas can
proceed with the improvements on their preperty with relative
a>surance that the area will be retained for residential
use and maintain its value for loan resale purposes.
(See Appendix I, pg. I-~+~ FHA Letter)
3. The probability of achieving the commercial network of land
use presently depicted on the General Plan is preatly en-
harced.
The Plannin~ Commission felt the decision to limit front-on
conversions to the 1'] desi~nated areas carried with it a
necessity for sug~estin~ site solutions to aid in the creation
or retention of a single-family environment for those areas for
vh~ich conversion is ~•: contemplated.
PHASE III - RESIDENTIAL RETENTION AREA SITE SOLUTIONS
The staff was directed to research and develop methods of
retaining a singlP-family environment for those arterial
front-on homes not within the designated conversion areas.
The study revealed tha: a major factor in the creation or re-
tQntion of a front-on residential environment is the reduction
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of the visual and psycholo~ical intrusion of the arterial street.
_ The attached exhibits reflect sug~ested screening techniques that
could be used to counteract the effects of the arterial streets.
(See Ap~endix II~ pa~es II-~ - II-6.)
Exhibi: ~'A" utilizes standard street widths with ei~ht (8) foot
high screen olan!in~ in the existin parkwa~~ between the standard
sidewalk and the curb or an eipht (~) foot hi~h wall at the
property line side of the sidewalk. The use of the landscapin~
alternative could create a siEht distance problem where drive
approaches are involved, and possi'oly a pelice problem since 2he
landscape screenin~ would prevent the sidewalk rrom bein~ seen
from the street. However~ there would be no police problem with
the wall.
Exhibit "B" uses s:andard street widths with the construction of
a seven (~) foot side~ralk with tree wells adjacent to the curb,
and either an ei~ht (~) foot hiph screen plantin~ or an ei~ht t~)
foct hi~h wall at the property line side of the sidewalk. The
si~ht distance problem mentioned in Exhibit "A" would be reduced
and the police problem virtually eliminated.
Exhibi't "C" su~~ests the creation of a frontage road parallelin~
the arterial hiphway. This would reauire an additiunal twenty-one
and one-half (21 1/2) feet added to the half-width of the affected
arterial in order to accommodate the comoined arterial s:reet and
frontage road. Screen planting or a ~rall. alon~ with fire hydrants
and any necessary utilities, would be placed in the divider between
the fronta~e road and the arierial travel lanes. A three (3) foot
sidewalk would be placed adjacent to the inside curb of the access
road. The use of the frontage road, where possible~ would place
the "noisy" traffic lanes outside the screen plantin~ or wall and
would permit vehicular ingress and eQress to the individual property
out of, and away from, the fast moving traffic lanes.
Each of the proposed solutions would reouire zoning code revision
to accommodate the eight (~) foot hi~h wall in the front setback
area.
Preliminary review of these three proposals by the Commission
resulted in the decision that because of the extra dedication
required, plus the additional expense of the frontaee road,
Exhibit "B" be dropped from further consideration.
Three typical residential arterial front-on areas were selected
from those desi~nated to be retained~ and the approximate cost of
uti;izing the screenin~ techniaues of Exhibits "A~' and "B" were
reviewe~. (See Appendix II~ p~. II-1~ Residential Retention Areas:
Typical Costs.)
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Funds to finance such a screenin~ pro~ram are available from
the followin~ sources:
Gas Tax Funds
Under certain conditions Gas Tax Funds could be used; however,
only a limited amount of said funds are available each fiscal
year. The diversion of these funds to pay for the visual
screenin~ wouid reduce by a corresponding amount the Select
System Street Pavin~ and Maintenance Pro~ram for which the funds
are presently used.
General fund
The General Fund could be utilized as a source ef finance~
considering the vrall or landscapin~ treatment as a necessary
part of a"street beautification" pro~ram.
Federal Urban Beautification
Federai fund~ are available for a portion of the screening costs.
Propertv Owner
The property owner could pay for ~creening his own property.
PHASE III - CONCLUSION:
After reviewine the sug~ested screenin~ methods and their
possible application to sample front-on areas, the Plannin~
Commission ielt both alternatives shown in Exhibits "A" and "B"
could accomplish the ~esired ef~fect. The decision~ as to which
technique would be used~ would be dependent upon the individual
retention area under consideration at the time. The voluntary
applica:ion of the screening techniaues would be placed on a
"where and when necessary" basis rather than one of immediate
application to all retention areas. Further, the Commission
apr~ed that financing of the screeninQ techniques should be by
the Nroperty owner.
The Commission concluded that~ if the City Council concurred
with the conclusions and recommendations of the Front-On Study~
the staff should be directed to prepare either zonin~ code amend-
ments or any other provisions necessary to :commodate the screen
block wall.
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RECOMMENDATIONS
The Anaheim Plannin~ Commission recommends to the City Council
the followinp course of action as a workable solution to the
arterial front-on problem:
1. Initiate General Plan Amendments where nE~e~ssary to accomo-
date the seventeen (1'J) commercial conversion areas.
2. Authorize the preparation of Area Developmert Plans for each
of the seventeen (1']) areas to effect~ate adequate vehicular
circulation. An Area Development Plan is to be prepared for
each particular area upon receipt of a rezoning application
, in that area.
3. Require any residential structure used for commercial purposes
to be brought up to full compliance with the Uniform Buildin~
;i Code.
~+. Direct the Staff to prepare an overlay zone to permit the
use of the screening techniques developed for the residential
retention areas requirin~ such screening.
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TiSHMAN REALTY & CON3TRUCTION GO.,INC.
3460 W~LSHIRE BOULEVARD
~OS ANGELES, CALIFORNIA 9000E
OWNERS ANO BUILOER9 lINCE IB90
November 15, 1966
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~Ir. Harry Newman, Jr.
Newman Ass~ciates
5378 Village Road
L,ong Beach 8, Caiifornia
Dear Mr. Newman:
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PHONE 3B5•8351
lou have asked me t~ advise you generally of our findings
and conclusions when we looked into the office build.ing
market in Anaheim.
About eigl~teen months ago, we were extremely interested in
the Iiemmerling property at Lincoln and Euclid near the
~reeway. Also, at about the same time, the possibility of de-
ve~oping an office building downtown around a basic bank
tenant came to our attention, so we really looked into both
of these situations.
Our investigations persuaded us t~iat theze ie a real future
in the commercial office buildipg f~Cld in Northern Orange
County. However, as you know, our company is interested only
in high-rise office buildings of substanti~l size. In addi-
tion~ it is the policy and practice of Tishman not to go
into an area new to us to build a single office building,
regardless of size, What we have done tq develop the complex
of office buildings around Wilshire and Norman3ie Avenue in
Wilshire Center, we are doing in Chicago and, of course, we
itave done the same on a much larger scale in New Yoric. The
fact that the Hemmerling property of£ered th~ possibility o~
such a complex made it attractive to us and we approached the
downtown situation in Anaheim in much the same terms.
The fact that we continue to believe in the future of com-
mercial ofzice buildings in Northarn Orange Count~ is
• necesearily modified by the fact that, 1n our terms, the
;.~arket for office space is not larga and while it will ex-
pand, it is probable that the expcu-sion will come gradually
• over a period o~ years.
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`tr. 13arry Newman, Jr.
November 15, 1966
Page 2
As you well kno~a, the existir.g and con~emplated high-r.ise
o«ice d~velopments are scattered ovcr a very large area
~vith particular reference, in this conter.t, to Anaheim,
Oranye, I'ullerton, Santa Ana, etc. From our stan3point,
tiiis liad the efPect o£ dilu*_inq the prospective market.
I:ven within the City of Anaheim, we rcached the conclusion
that too much land was zoned =or professional and aanini-
st~ative (i. e, office buildinq) uses. This coneerned us,
~articul.arly in our evaluation of. the oppartunity to parti-
ciaate in the renewal of. downtown Anaheim, aince aresent
~oning practices would app~ar to encourage lo~v-rise stri~
cievelopments alonq the major thoroughfares. ~9henever this
i~as occurred, and it has in a good many California cities,
it has the effect of making it very much more difficult
successfully to develop major office buildings in the central
business district.
The City oF Anaheim has amazed the entire Los Anqeles metro-
politan area by wliat it has accomplished by means of
aggressive community spirit and the will to get things done,
If the same kind of determination goes into the rebuilding
of downtoo-~n that it took to provide a home for the Anahein
~ingels and the Con~rention Center, they will accomplish it.
One of the tools I think they must use to accomplish it is
to concentrate through zoning the maximum potential office
b~~ilding market into the sma'_lest possible number of areas
in order to encourage high-rise development, If there is
any indication they are likely to do that, please keep me
informed because we have by no means abandoned our interest
in the Anaheim area.
~ Si~ce~ely, /°
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Richard Graves
Vico president
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REPORT ASSUMPTIONS
To properiy and adequately relate statis2ics and findings~
certain assumptions were made. These were:
1. The true General Plan as used in this report refers tc
Anaheim ~~=st of the Santa Ana River.
2. The Cnmmercial Element methodolo~y and projections of
the existinp Anaheim General Plan are valid.
• 3. The study-report entitled "Economic Potential of the
Anaheim Center City Area" as prepared by Economics
- Research Associaies dated June 6, 1063, is valid in
• reference to Anaheim's future growth and the relative
portions of +he county-wide land use picture the C:ty
can capture.
! ~. That Anaheim will continue to capture at least 2C? oercent
~ of the total County ~eneral office space demand.
" 5. The "Center City" is defined~ for this report~ as that
area bo~nded by Sycamore Street~ East S{reet, Water
Street and Citron Street.
6. Office and professional uses appear to be the most appro-
priate for eleven of the conversion areas; howzver~ since
three of the areas are within the Center City, only those
ei~ht areas outside the Center City were utilized for
statistical comparisons with the Center City.
~. The removal of existin~ buildin~s and the construction of
new commercial structures on all residential front-on
commPrcial sites~ or the retention and use of th= existin~
residential structures meeting code pa~kinQ and building
requirements is assumed. In thiG manner ali uses could
meet Code parking and buildin~ reauirements.
8. So {hat all data could be reduced to like terms for com-
parison~ land area in square feet was converted to buildine
t'loor area which tha+ land could support. Under present ~~
coda requirements 36 percent of the land could be used for
structures. This factor will not be valid if a parkin~
structure is utilized.
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_~ i"~ ~* ~ DEPARTMENT GF HOUSING AND i1RBAN DEVELOF'MENT ~~ '-
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>e!~~~I~li~~ FEDERAL HOUSING AD~AINISTRATtON ~~~ pPF~CIVi~p
1!ili0 Ea.^>t First Stre~t ~,~ `~E~OpryieNr ,'I
S~kVICLS ~ ~~J
Santa ~naf :~Zlifornia y2~^i . ,,,,,,
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Apri:l 11, 1968 _.
O~FICE OF TME DIRECTOR
IN REPLV PI:F[R TO;
H. C. Seiersen
Chief Appraiser
(71s) 543-0151 Fa:t. 235
City oY Anaheim Cal,ifornia
P. o. Box 3222
Anah~,im, Calii.'or aia 92803
Atte~ition: Mr. ~icr~ald J. Gi~dzins'~ci
Planre nr "•aper dso.r
Dec~i ....:..:r ~1 Ser~ices Ilepart;o,~nt
Gentlemen:
Referring to your .~,el,ter of April B, 1968 in xhich you request
infoimation concerning FYA~s eligibility requireme.nts in relation to
other than residential use or zoning please be advised that it srill
be a dePialre advant~age in deternunir;g eligibility criteria if the
local governing bedy has established f•:im policies as to present and
future land uses.
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Where the present or f~tiir~~ lsnd use of surrounding or ad~acent
praperties is other than re~~dential, an application Yor FHA insured
mortgage is general.ly •~nacceptabie, Conseque»tly, xhere the Land Use
°ianning Depa,^tme, , has estal,lished. a contirraed residential use, the
i:i±gi~oility oi' the resident.'~al pro•pert~es i.n relation tu ita f~ture
use a~= been determineti and Lhe oroperttes vould not thpn o<~ ineligible
due Lo the possibility of non-residei~tial nse or zoni:ng.
.As you know, there are mat~y othe~ criteria to determiming the eligitility
of an indivi~ual prope:~y such as heavy traffic on ar+.erial s*_.r~ets ~r
highxa~,;, hazardous access and a1-.3exice of accepta'ble par;~.pg, etc.
Hoxever, these pi .~o].ema are genera].ly visible upoa site inspection an,ci do
not impo~e the problem of detFrmirdng possible f~ture land use.
Consequently, the pr::-dete:mitzat3~~n of continued res~dential usage
greatly assist us in determtning tlie continued eligibility of' the
residen~ial piopertie~.
Vexy truly your~;
C~~~, ,.~x ~ ~ r ! ~ ~ •~
CHARL~ P. DEIBr.Z
Director
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APF~;dDIX II
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RESIDENTIAL RETENTION AREAS: TYPICAL COSTS
Three typical front-on areas. desi~nated to be retained as
residential, were selected and the aqoroximate costs
utilizing the proposed scre«~rin~ techniques are as follows:
(These costs are not specif - but rather indicate a~eneral
cost relationship per prop~: '~.)
The north side of La Palma Avenue, west of Sunkist
1~ lots of Tracts 316'] and 3168. These lots vary from ']Cl
feet to ~1 feEt in width with no secondary access; i~ root
wide driveways open into La Palma Av~ ~ue~ 3 feet of dedi-
cation recuired.
Example A. Sidewalk retained in the normal position with
landscapin~ in the parkway between the sidewalk
and the curb~ or a vrall at the property line
side of the sidewalk.
1. Landscapin~ ~ 5'].00 per lot
2. Ei~ht foot wall 330.0~ per 1ot
txample B, Construct a new seven foot sidewalk at the curb,
_ with landscapine or a wall at the front property
line side of the sidewalk. This would necessi-
tate recor~struction of the driveway approach.
(Using 'JO foot lo' width.)
1. Landscapin~ ~ SJ.Q~
Sidewalk 1°5.00
Driveway approach 225.00
"~+77.f?CM per lot
2. Eight foot W3it °'~33~`•~`~
Sidewalk 1~?j.(~0
Driveway approach 22r.~?G
m75~ .~`~~ per lot
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II. The north side of Lincoln, west of Sunkist
1(? lots of Tract 21+Q~. These lots vary from ~0 to ']5 feet
in width with secondary access provic ' by an alley at the
rear of the properties. No driveways approach into Lincoln.
Example A. Sidewalk retained in the normal position with
• landscapin~ in the parkway~ between the side-
walk and the curb~ or a wall at the property
line side of the sidewalk.
1. Landscapin~ ~ 66.C0 per lot
2. Eight foot wall 385.0p per lot
Example B. Construct a new seven foot sidewalk at the curb
witn landscapin~ or a wall at the property line
side of the side~valk. (Usin~ 'JO foot lot width.~~
1, Landscaping ~ 66.C0
Sidewalk 22$,pp
~2~+.C0 per lot
2. ti~ht foot wall ~385.C~0
Sidewalk 228,pp
~613.Q0 per lot
III. North side Oran~e Avenue - Lble to Bel Air
15 lots of Tract 2~-t00. Lots approximately 61+ feet wide with
secondary access provided by alley at rear of the Properties.
No driveways approacF onto Orange Avenue. Five (5) feet of
dedication reouired.
Example A, Sidewalk retained in the normal position with
landscapin~ in existing parkway betK-een the
sidewalk and the curb or a wall at the prope~ty
line side of the sidewalk.
1. Landscaping ~ 61.00 per lot
2. Eight foot wall 352.00 per lot
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Example B. Construct a new reven foot sidewalk at curb with
landscapinQ or a wall at the property line side
or' the sidewalk.
1, Landscapir.~ ~ 61,0~
Sidewalk 2b8.CG'
~2o9.C?~ per 1 ot
2. Eight foot wall ~35~,0~
Sidewalk 2~~,00
~ ~560.00 per lot
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CONVERSiON AREA MAPS
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~LOT~_$ MILES RANCHO~ ~ • O°" ~
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AREA NUMBER A D P 14
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_LOT_5 MILES_ _RANCHQ
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~ '~ AREA NUMBER ADP I (
~
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1 ../ ' ..., f ' ,
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R •• ~ _, ..c ., oD _ = . x. r ~ l, a
~~ AREA NUMBER ADP 16, ADP 23 & ADP 24 '
„
r '
r
R ~ ~` ... _ .... _~. ., _ . --
_ _ . ......__. . -.....~ ~
_ _ . :.._ .._.,.,.....__ . ,.. . . ...._,_..
F i ' ~" : `. ' J -' ...,.....:~ _..:..._ . ..
;~ . - --- ~ - -- ~ - ~,` - ~'~."'.:~
~ ~
.~E11, ..•
. e,9K~1~:~
::0'dd, T~ERF_I-U RE, BE IT RESOLVED tnat the C~.ty Planr.ing Commission does nereby =_urmi±
~o th~ City Counci: or tne City of Ananeim a document er.titled "A Study oi the Proi;lem of
Rcsid2ntial Homz=_ Front•=ng on Arterial Street=" ;or their perusai and consideration as ~
possible soiutior. `or tne many homes frontino on arterial streets.
'rE FOREGOIi:G RFSOLUTIOPJ i= sianed ard aporoved by m tnis lOth day f au_t, 1'=~c7.
/~- _ Lru~... ~~i~r~~~~
CHP.IRh1P.'~1 Ai~AHEIM, CITY PLAi~~i:'I'~;G COI,~,hSISSIO;;
RTiESr:
~'y ""'~ _ I ~~t . ~~, i.
SECRETARY A:IA~!EIM CITY PLAV I::G COh'.AS?SSI04;
S?ATE OF CAL1F"JR'r:lA )
COUi~~TY OF ORA~~GE ) ss.
CIT1' OF A;~AHE1N )
I; Ann Kreos, Secretary o: the Cit; ?;anning Commissior, o; ~'ae City o; P.r.ah=i;.^,, do
neraoy cer±iiy that the :oreqoinq r2solution :~;a=_ oassed and adopted at a mee'ing of the City
Pianning Commissior. of the City o` P.naneim, he=d or. July :;!, 1907, a~ 2~00 p_;o,;: p,~,:~ ~~
th.e :oliowina vote o` tn~ members thereoi:
AYHS~ COP,SASISSIO`:HRS: F.llreci, Farano, Gauer, He:bst, A~uncal', Ro;~lar.d, Ca;r.p.
:10ES COP,fLISSIO:;ERS: :'.one.
ABSE:vT: CD~:~i:1I S510~JERS: :don e.
I.i VJI~?':;FSS 'NHERL-0F, T nav~ h~reunto set c,y h2nd this LOtn day o` Auau=t, !907_
~ ~ ~ '7, ~ ~% ~- t L~ ~ "
S'tCRcTARY A!CAHHIhS CIT~' ~LP.::::I:~;G CL~P.:h'~IS~10:
Res.Plo. ]77
~
'i,j
'~