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PC 69-93~v a,a,. RESOLUTION N0. PC69-93 h RFSOLUTIQN OF THE CITY PLANNING COMMISSIOI4 OF THE CIIY OF ANAHEIM ADOPTING THE HOUSING (RESIDENTIAL)~ CpMMERCIAL, AND INDUSTRIAL ELENENTS OF THE ANAHEIM GENERAL PLAN - 1969 - WHICH AMEldDS AND IN~RPORATES TYVO PREVIOUSLY ADC3PTED GENERAL PLANS AND REFERRED TO IN THIS PLAN AS PLANNING AREA "A" GENERP.LLY LOCATED NORTN AND WEST OF THE SANTA ANA RIVER, pND PLANNING AREA "$" GENERP.LLY LOCATED SOUTH AND EAST OF THE SA~JTA ANA RIVER AND THE NEWPORT FREEWAY, AND FURTHER RECOMMENDING 1'0 THE CITY COUNCIL OF 'CHE CI"iY OF ANAHEIM THE ADOPTION OF SAID ELEMENTS OF THE ANAHEIM GENERAL PLAN - 1969, THERETO ,' m="1~~. •f ~ , ~.,~. WHL-REAS, the City Planning Commission of tne City of Anaheim, purs~ant to Section 65300 of the Government Code of the State of California, prepared and subsequently adopted a comprehensive long-range Anaheim General Plan on July 15, 1963 in Resolution l~o. 834 S~ries 1963-64, which delineated land use policy for an area generally located north ar~d west of the Santa Ana River; and WHEREAS, the City Planning Commission of the City of Anaheim, pursuant to the arorementioned Government Code adopted the Hill and Canyon General Plan on January 3, 1GD6 in Resolution No. 1901, Series 1965-66, which established policies for an area generally located south of the Santa Ana River and east of the Newport Freeway; and WNEREAS, the Anaheim General and Hill and Canyon General Plans have been incorporated i~~to two geographical areas known as Planning Area "A" ard Planning Area "B" as an amended oeneral olan known as Anaheim General Plan - 1969; and 'NHEREAS, Resolution No. 834, Series 1963-64, states that the General Plan shall at all times be current with the needs of the City of Anaheim, and shall reflect amend- ments made to the Anaheim and Hill and Canyon General Plans; and WHEREAS, the Planning Commission hac now prepared tha Housing (Residential), ~ommercizl, and Industrial Elements of the Anaheim General Plan - 1969 containing documentation both textual and graphic encompassing the aforementioned plans; and WHEREAS, the Planning Commission pursuant to the requirements of Article 6, re~:~isecl, of Title 7 of the Government Code of the State of California, held oublic t~~aring~ on the Housing (Residential), Commercial and Industrial Elements at which i:iwe public testimony was takenS and WfiEREAS, public hearings have been scheduled and will be conducted on the Public: I'a::ilities Element, and upon completion of said public hearings and adoption of said Element, it sha11 be forwarded to the City Council for consideration in cunjunction with the previously approved elements and related textual material, maps and documents ~ completing the Anahei.m General Plan - 1969~ and WHEREAS, the Circulation Element of the previously adopted Anaheim and Hill and Canyon General Plars has been continuously updated as required by growth and development o~' the City, thie Element has been incorporated into the Anaheim General Plan - 1969; and 14HEREA5, the Planning Commission has carefully considered the testimony and analytical data offered at the aforementioned p;:blic hearings and finds the.Housing (Residential), Commercial, and Industrial Elements of the Anaheim General Plan - 1969: (lj a suitable guide for the future physical development of the area within the jurisdiction of the City of Anaheim and such areas which are presently withir, the jurisdiction of the County of Orange that will logically anr.ex to the City of Anaheim; (2) the legal basis for the development and execution of precise plans in accordance with Articles 8, 9, and lU of Title 7 of the Government Code of the State of Califnrnia; ~~nd (3) a proper means of communicating the physical development policies of t~~e City of Anaheim and the County of Orange to the owneis and developers of properties en- compassed within this Plan. .ax ~ .~ ak": ,,:^; ~ ~ "._. i,; -; > F i !, r ~ ~.: .> . s' NON, THEREFORE, BE IT RESOLVED, that the Anaheim City Planning Commission hereby adopts the Housing (Residential), Comm,srcial, and Industrial Elements of the Anaheim General Plan - 1969, as depicted in the textual material marked Exhibit "A" at4.ached hereto and as reflected on tt~e map entitlsd "The General Plan, City of Anaheim - 1969", said map presently is located in the ~it•~ Council Chambers and encompasses an area generally bounded on the west by Holder Street; on ihe north by Crowt.her and Orangethorpe Avenues, on the east by Gypsum, and on che south by Chapman Avenue, the Santa Ana River, and the ridge-line formed by the Santa Ana Nountains. BE IT FURTHER RESOLVED, that the City Planning Commission recs.mmends to the City Council that consideration ef these adopted elem2nts by their Bcdy be consid=red in conjunction with the Public Facilities Element and all documsntary textual material and maps which will be forwarded to the City Council upon completion and adoption by the Commission of the Anaheim General Plan - 1°69. THE FORF.GOING RE50LUTIO~J is signed and approved by me this 8th day of May, 1969. i ~--~"X / ~-~~i ~_ CHAIRM qNAHEIM CITY PLANNING COM~MISSION ATTES T: ; ~~ ~~ ~ ~S -~_( '~~ '?~ _~,-r ~~/ ! u /~-~ ~ SECRETARY ANqyEIM CITY PLANNING COMN,ISSION y STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF ANqyEIM j I, Ann Krebs, Secretary of the City Pianning Commission of the City of Anaheim, do ' hereby certify that the foregoing resolution was passed and adopted at a meeting of the ^ City Planning Commission of the City of Anaheim, held on April 28, 1969, at 7c30 0'ciock ' P.M., by the following vote of the members thereof: AYESs COMMISSIONER.S: Camp, F~rano, Gauer, Herbst, Rowiand, 'ihom, Allred. NUE9i CUMMISSIONERS: None. A~ BdTi COMNISSIONERS: None. ltd WITNESS WHEREOF, I have hereunto set my hand this 8th day o' May, 1969. ~/ -- ~. , c. _ -L -, ~ ; .~ ~ .!~2. ~:,/ ' SECRETARY ANqyEIM CITY PLANNING CC1MMiSSIOM j ~ ' ~ ~ R ~ ~ i .~ ~ ~ + Res. No. 93 _ _.. . _ , . . , i , ~ ~ ANAHEII~ GENERAL PLAN - 1969 Commercial Element Objectives and Policies Land Use Distribution ~ ~t ~ - { ~~ 1 ~~1~ J.~~~ ~e~ >> -..,e.._ _ V.~~+~ ~ ' . , , . ~ . . . ..I ~ ~ ~ ' . . ' ._ .. , J' ~_~~I . . ~ ~. A ~ I '1 ~ 1 f PLANNIN~ Aktk A ;1 PRESENT STATUS 1 ~,,I Most of the commercial oeveiopment in the Ci{y of Anaheim is located within Plannin Area A and l d l '1 ~ an use patterns are typical of many suburban communities in Southern California. Corunercial develo ment is i i ..~ p pr mar l located along the more heavily traveled arterial highways and includes a var9ety of t es f yp o uses as well as development forms. j ; Commercial growth has followed the economics of supply and demandg ; although little attempt has been m d t ~ a e o relate the amount of commercial development to market support. 'l :- '' Anaheim has an unusually hi~h percenta~e of developed land devoted ~' to c ~ _ _ ommarcial use. Current la~nd use oata indicates that nearly six 7~ percent of the total developed acrea~e wi{hin this planninp area is allocated for retail sales and commercial-professional office uses Thi 1 . s ; percentage increases to more than ten percent with the addition of com- ? mercial-recrea{ion and hotel-m t l .I ~ o e ;ypes of uses. These percentages are ~~ significant in viaw of the fact that national surveys indicate that i ~ '`~ n citiPS of a population size similar to An~;r,eim's~ only three precent of ~ the aeveloped land is devoted t ' ~ ! o commercia : uses. Anaheim's unusually ;~ high percentages can be explained~ in a~t b the foll i f ~ y ow n~ 9 actorss `i ' ;~ 1. A significant portion of the commercial development is .~ ~ tourist-oriented and generates regional~ national~ and ~~ ~ international trade~ 2. Commercial facilities located along the periphery of the city limits serve a market area which extends beyond the city limits. i Anaheim enjoys world-wide reco~nition as a tourist-recreation center ~ ' as a result of Disneyland. This image has been further enhanced by the addition of the Anah•aim Conventi C t ~ ~ on en er and Stadium. The development i of Disneyland prompted the establishment nf a unique commercial distri t c ' termed the Comm_rcial-Recreation Area which is reserved for tourist- ~ recreation~ ~r~;ional offiice headquariers and convention oriented types f c i ommerc o a; faGilities. Major facilities such as Disneyland~ Anaheim Com•=.~,aior~ Center d l t d h , ~ an re a e otel-motel and restaurant facilities con:°;:ut~ an important segment of th e economic base of the community. '~ Anaheim Center~ with Broadway and Aobinson's as major tenants~ attracts irade from the re io d i ` ~ g n an s one of the stronger retail centers in Orange County. ,1 ~ '! ' ~Excludi ~ ng acreage that is va q nt or devoted to agriculturai or wa{er conservation u ~~ .ax ses. ,,,,.._ _ ,~ . _.. , ~ _ • ~ ~ ~ K;: -2- Most retail, service~ and office uses are distributeci throuQhout the planning area along arte~;al hi hwa constitutes the primary auto sales and servicestareaahe~itBoulh~ard multi-story office structures have been constructec'~ most O{rICG uses are located in sin~le story structures. ~ a few Commercial facilities in the vicinity of Lincoln Avenue ~ryd Anaheim Boulev.rd constitute the ori~inal and concep{ual Dov,nto,~,~ area of Anaheim, This was the first commercial area ~f an si in the C~{y and continued to function as the commercial center ~f Anaheim until the mid-1a ~ Y ~~~f~~nce commercial developmen{ ~~ Anaheim has assumed a horSi~ZOntas~ndesPeesed conii~uration. Factors which have affected commercial land use patterns and trends have beent ~• Comple{ion of the Santa Ana Freeway enabled increased shopp~~g m~bili{y lending ~reater significance to reQional competition. 2• Rapid urbanization accompanied by the development of nearby reE;ional~ community~ and 1-rs.'~?~borhood commercial centers reduced market support, 3. A cont~nual mat,-inp o{ {he population within the imrnediate support area resulted in a p^~ulation loss and reduced retail expenditures pA~ ~n~;e. These factors have seriousl;+;•e-tarded the further development of the central business district. Tl~us~ Anaheim~ like many Southern California cities is experiencin~ declin~n~ sales in the older core area of the community, Althou~h ;ome construrtion and ren~odelinp hd~ taken p,ace in rP;,-0~t years~ redevelopment has not pro~ressed at a rate that is comr,iensurate with the area's potential. to joR~cW~{htCJ{y~ofnc~ialsa{R~estab~~t;n~~r,rJ"~er City Area merchants alternative proposals for a revitalizatiun proor2mteeThe~CctySCouncil authorized the hiring of plannin and economic~co;isultants for the purpose of preparing the Center ~i{y Study, The CentEr Ci{y Study has now been completed and contains alternative proP~sal•; f~r redevelopi~~ the central business district and its environs. One of the key recom- mendations contained in this study is that .conmercial revitalization depends upon increasing retail demand by increasing residential densi- ties and adding to the income mix of persons living wi±f~in tha commercial support area. Increasing densities within select areas~ as proposed~ would require the undertaking of an a,-6itious program of redevelopment which has not yet received widespread suppo~{, Center City Area merchants are currently working with the Chamber of Commerce in ex- plorin~ additional alternative methods of redeveloPment. ~ ~ ~ .: -3- FUIURE CiJTL00K: Future cortmercial growth can be expected to increase as population increases. However~ retail commercial ~rowth within the City of Anaheim will be tempered te the extent +hat Anaheim residents are served by commercial facilities located in adjoinin~ communities. The majority of new growth a~d development will be of the commercial-recreation type. In comparison to Los A.ngeles~ Anaheim is a suburban community. A common economic phenomenon is that as a suburban area becomes more hi~hly urbanized~ the following trends become evident: 1. An increase in the range and variety af commercial facilities~ 2. An increase ;n t.he number and types of businesses that depend upon re~ional or national market suppurt~ 3. Ari increase in the percent of urbanized land devoted to com- mercial use. Factors whicF~ affect the rate at which these trends occ~r aret 1. Total population~ population density~ and the rate of popula- tion growth for the community and the region; 2. Geographical characteristics of loca{ion within the re~ion~ including accessibility and topopraphy~ 3• Living standards and expenditure patterns~ ~+. Community policies regarding taxation~ and planningg and 5. Community attitudes toward futur•e Qrowth and development. ~ In Planning Area A~ most of the vacant~ large parcels a~propriate j for retail commerciai use have been developed. Future commercial devel- opment~ with respect to retail convenie~ce and shoppers ~ands~ will , primari:; consist of expanding and redevelopinQ existing commercial i sites for more efficien+. and intensive use. The recent expansion and . ~ redesi~n of the East Anaheim Center located at Lincoln Avenue and State College Boulevard~ and the Vi11aQe Center ]ocated at Ball Road and Brookhurst Street provide striking examples of the success of this approach. Redevelopment of this type exemplifies the fact that com- ~ mercial fecilities become obsolete~ and therefore uncompetitive~ more quickly thart do other types of urban development. This fact is recoQ- _ nized by both downtown and shopping center merchants; however~ development ~ .4x ~_ i ~ t.. _~ . ~ :.-r+'°ac;~'i . . :.,,,, . _.; .,., . . ' . ,..... _.. ~ , ....,... , . . ~~"~ . .~ ..... ...._...._. ...:^"'. ... . . . . . {~- ~ ~-~ -.. ... ,.l ..,.. ..,... ._.,. :..., . ~ ~. - ~ ~ "'I I ' is more difficult for Center City merchants because of a multiplicity `~;~ of property ownerships and the magnitude of such a project. Ideally~ a commercial site should contain adequate space for future expansion `~ if it is to prove suitable for long-range commercial use. :i `~' ;~ In the future~ every attempt should be made to improve all aspects of highway-oriented commercial land use. To accomplish this the City should ensure that: ~ ~ 1. Adequate site size and off-street parking is provided that ;` ;.i will support attractive~ viable businesses that add to the 'i;` shopping selection offered in the community. ,~ 2. Access to adjoinin~ arterial hi~hways is controlled~ thereby ~' - increasing the efficiency of the hiQhway while reducing 4 ` traffic conflicts and hazards, i ~~~.~ ' 3. The ne~ative aspects of mixed residential and commercial land uses be minimized. Properties zoned for commercial use often ~ contain single-family structures actually used for housing. {= Subsequent commercial conversion of a portion of these ~` properties often results in an undesirable mixture of resi- '.~-I dential and commercial land uses and depreciates the land for ~ both purposes. ;'1 ~' ~+. Better coordination between the numerous property owners I~ associated with highway-oriented commercial uses be established~ thereby improvin~ the efficiency and general appearance of these areas. ~'~- 5. h reasonable balance between the amount of developed and zoned highvray-oriented commercial property is maintained~ thereby ::~ ~+? reducina speculation and the amount of vacant~ or unproduc- " 'I• tive land. li .i Nighway-oriented commercial facilities in mature communities are often subject to deterioration. ?his can be attributed to two inter- related factors: 1. In many communities~ new sites are continually zoned for commercial use usually in excess of traffic and mar~cat demand~ ;~ , ti~~ 2. A subseyuent change in traffic (and market) characte'ristics can seriously affe~t highway-oriented businesses. ~„~ ~~ ~~~ ~ ~~ y; i ;ij ~. , _.,. _. _. __ .~:µ.~ _ , _,.~:;-~.- . `_! _ . _ _ . . ,. . ~~ . , __ . _ -- -~- -:...~- _ . _ . ~ ~ ~ °-- ' ,. t ~-~ - .- .. _. . __ _ _ . __ _.. __ .. i .. _ . _ _ ,.. .._... , . . _._ ,_ -- y ~ - 5- Hi~hway-oriented businesses should be related to existing and anticipated characteristics for local~ intra~ and inter-regional traffic movements. The completion of future freeway routes will have a signi- ficant effect upon highway-oriented commercial development in the ' vicinity of those routes. Although commercial land use constitutes the ji smallest percentage of land developed for private use~ commercial acti- vities have an impact and influence up~n a community that far exceeds ; the proportionate use of space. In the past~ the central business 1 district has constituted the focal point of the community serving as ~ the retail administrative~ financial~ entertainment~ znd cultural 3 center. While it is desirable that an attractive~ healthy~ and viable f Downtown be maintained to serve as a source of community identity and pride to residents~ which indicates the well-being of the community~ recent emphasis in cummercial development has been upon opening up new facilities to serve the mobile and rapidly urbanizin~ Orange County region. Three majo; factors are expected to influence future office devel- opment: 1. Regional population growth and its attendant demand for se:rv i ces ~ 2. Increased industrial development and its demand for corporate office space~ 3• The "visibility" and exposure factor offered by sites loqted in activity centers such as the Ccmmercial-Recreation Area. Office facilities usually choose to group by type. Health oriented facilities such as doctors and dentists offices typically locate near hospitals~ rest homes~ and related facilities. Financial offices are usually interspersed with corporate and legal offices and locate near governmental facili'ies. For these reasons~ it is well to plan for clusters of office development~ especially in areas where a trend is currently evident. In contrast~ there is a demand for more localized offic~s and clinics~ that are oriented to local nei~hborhoods. Many of these neSghborhood-serving office uses choose to lo~ate in shopping centersg however~ in instances where this is not possible~ adequate provisions should be made. ~;,~ i * .~x Nc;ghborhood serving office facilities~ like retail facilities~ benefit from exposure to vehicular traffic; therefore~ office facilities are best suited in lucations adjacent to major thorou~hfares. The site requirements and methods of operation common to smaller office facilities combine to make this use particularlv well suited to sites having minimum • :, ~ . .,. . .... _ _. -i . _. ~ , _. . . _ , ~ ~. -6- depths and located adjacent to residential areas. Whereas the minimum site depth for retail shoppin~ centers might be approximately six hundred feet~ the minimum depth for smaller office complexes is more likely to approximate one hundred and fifty feet. Based upon these requirements~ office facilities can be located on relatively small sites along arterial highways or encouraged to develop in the Center City area. One of the major concerns of the future wili be the adoption of a r•evitalization pro~ram for the Center Ci±y Area. Important com- munity policy considerations in this regard are the implications r~sulting from decisions to grant additional commercial zoning for types of uses expected to locate in the Center City Area. The construction o:' high-rise office buildings in the Center City Area wou_d hei~, shape the character of this area. Intensive use of ihe land in this manner would establish an urban character that sets Downtovn~ apart from other commercial areas. Hign-rise office buildings and multi--level parking structures are normally constructed only when land values reach a point where property cannot be economically developed otherwise. The exception to this case is when high-rise buildings are constructed on relatively ]ow value land for the purpose of increasing the value of the property and its surroundings through the prestige aspects of high-rise construction. At first glance~ this concept appears sensible~ but impractical for Anaheim~s Center City Area~ primarily because of a multitude of property ownerships. However~ if these property owners choose to form a single redevelopment corporation~ this approach could prove to be a w~rkable means of initiating the redevelopment of the Center City Area. The primary responsibility of local ~overnment will be to provide the means - in the form of adoptec residential and cornmercial'hi~h-rise zones and necessary public utilities and related facilities - by which redevelopment of the•Center City Area can be accomplished. ~ Regional office headquarters are expected to locate both east and i;1, west ~'' f.he Santa Ana Freeway in the Commercial-Recreation Area to take r,~, advantage of free~ray visibility and re~ional identity. ,, Commercial-Recreation facilities such as Disneyland and the pro- posed Pacific Community Center at':act a number of rela:ed and supporting commercial uses~ however~ it is difficult to allocate an appropriate - amount of land for these types of uses because of their unique qualities. ., , ~ .~ `~ _ ;~ * :I ~ ~ ~ _, ; _. _. -_. .. .... ~'~;~~ i , _.._ __,..._ ... .. ,__ . _ .._ ,.. . ~ _. '~ ~ a~: , ,„ , ..~~, ~. - ~ ::;1, ~,~ ~ -7- OBJECTIVES AND POLICIES • !i The basic objectives in planning commercial land uses are~ ', ~V~ 1. To meet the continuing needs and demands of the community for commercia; goods and services at attractive~ safe~ and convenient locations within the community~ 2. To increase sales Fax yields and further enhance the economic base of the community~ thereby lessening the tax b~~rden on r.eal proper;y~ and~ 3. To maintain and enhance the position of the community as a nationally reco~nized tourist center. _ These objectives are accomplished through the application of certain development rinci l - p p es which for the City of Anaheim include the following: "~ `i `~ {' ~ 1. Previde for a broad ran~e of financial business and professional services throu hout th P { g y e communi ': ~; i 2. Encourage the grouping of complementary commercial uses adjacent to arterial highways; the total i ` ~' ' ; ;; c ty-wide inventory should reasonably relate to the size and character of the :: population to be served. i '? ,3• Promote site desi~n concepts that provide for the compatible integration of co mmercial uses in those instances where they are adjacent to residential and industrial areas. ~" ~ ~ ; ~+. Encourage the development of' attractive and efficient commer- cial areas through the ap lication f it ! I; G'' ~~ p o s e development standards providing for adequate off-street parking~ loading areas l d R~ ~ ' ~ an scaping~ and other appropriate site improvements. ~~i I ~ 5. Provide all commercial deveic~ments with adequate and safe acce t t ~,~. ~ '~ ss o ransportation facilities~ fire and police protec- tion~ public utilities and other nec ~ essary community services. ~ 6. Attraci. and encourage the development of a wide range and variety of quality commercial facilities. ~ ~` ~. EncouraQe the redevelopment of the Central Business District as an inte ral a d it '~~ g n v al part of the comrnercial network of the communit ~ y. ~ .~ :'+ * ~'~ .~x 0 -8- C~ 8. Encourape the quality development of facilities which com- plement conventions~ family entertainment and recreation within appropriate areas of the community. 9• Maintain the integrity of "commercial-recreation" areas of the community by permitting only compatible land uses within tnese designated areas. COMMERCIAL DISTRIBUTION Traditionally~ the Commercial Element of a General Plan serves as a tool to guide decisions concernin~ the location and amount of commercial facilities necessary to serve the planning area. Since most of the land within Planning Area A is urbanized~ basic commercial to residential land use ratios are established. From a distribution point of view~ what remains is to meld together existing land use patterns in a compatible manner. Market support as it relates to com- mercial land use should be the subject of a careful economic analysis. The General Plan establishes general parameters for land use. The Plan symbolo~y for Planning Area A provides for three categories of com- mercial land use which are: General Commercial~ Commercial-Recreation~ and Cornmercial-Professional. Each of these categories is implemented by one or more zone classifications. The type of use that~ in fact~ develops in a particular area or on a particular site is determined by: 1. The zone classification within N~hich the property is located; and 2. The types of uses permitted within oach zone classification. i ti ~ `a °t:c ~, ~~1 ~ ~ ~ ~- ~ -- --- GENERAL COMNfERCIAL The General Commercial category providPS for the development of a wide variety of commercial uses permitted in accordance with the sta~dards contained in the C-0~ Commercial O~fice Zoneg C-1 and C-2~ General Commercial Zonesg and~ the C-3~ Heavy Commercial Zone. Typical develop- ment ranges from shopping centers to small businesses. The General Plan sy~bology i~cludes existing land use patterns and the logical extension of these patterns. This symbology serves to conv~y community policies fcr a general area ra+.her than for specific properties or sites. ~ ~, ~ ~ -9- When a concept for redevelopment of the Center City Area is adopted and firm implementation programs are established~ the General Plan should be amended to reflect these policies. Approximately forty-eight percent of the toial planned commercial acrea~e is allocated to the General Commercial categor~y. This acreage constitutes eight percent of total acreage within Planning Area A. COMMERCIFL RECREATION In 1962~ the City adopted a land use policy for the Disneyland area which included approximately 1~000 acres located west of the Santa Ana Free::ay. ?his policy is implemented through the Commercial- ~; Recreation Zone which provides for the development of commercial- I recreatiosi~ tourist-convention~ and regional office ~headquarters) facilities. The Plan proposes that the present Commerrial-Recreation Area be extended east of the Santa Ana Free~ray to include approximately ~+25 acres located between Katella and Orangewood Avenues. The basis for this exp~nsion is that the Anaheim Stadium and other types of commerc:ai- recreation uses have developed or have been approved far development wi;hin this area. Because of the strate~ic location of freeway frontage property in this area~ it is anticipated that multi-story office build- in~s will develop alonp this frontage as provided for in the Commercial- Recreation Zone. Approximately forty-three percent of the total planned ~ommercial acreage is.allocated to this cateQory. This acreage constitutes seven percent of the total acreape within Planning Area A. COMMERCIAL-PROFESSIC;NAL Cnmmercial-Professional uses are less dependent upon walk-in trade or levels of faTily income than are most commercial developments. They typically involve the sale of services rather than goods. Typical of commercial-professional establishmerts are T~edical~ dental, legal~ general and business offices. These areas also include such uses as hospita].s and clinics. Commercial ?rofessional symbology is proposed for only those areas where 3 strong `~end for the development of unified centers are evident and +vn^-re policies have been established in connection ~vith zonina .;a,,;; :.:r the development of small~ professional office facilities. ~ ~ ~ ......;.~.....~_.•. ..~i ...~ ... , ...~-.: . 1 . ... .._ ..:.~:..::.-.._.. '.... ~ •._~~~ .:.. . .. '~ .t.. ~ ~.^...~:~. _ . ~, .. ... .` ._ '~ww~/1r~nw~i•~yF ~ . ^ . ydM.: . , ~ ~ f. ~-. _. , ~ _ ._... ,..... ... _.. ~ .. ~ 1~ - 10 - .y ,~ i~ ~~. ~~ :~ `I i,. ~ .~ ') ,a i ', 1 I, ~ f i; '.' ~ ; ~ :~~ i, i~ ~'?. ., 1. ~~ ~ ,, i .nx Recognition is given to the locational asset of visibility along cert:!in portions of the Santa Ana~ Riverside and Orange Free~rays. The precise alignment of the Route 39 Freeway has not yet been de:erminecP~ thus~ no evaluation of the sites along this freeway car; ht ..ad ~t ~t~is time. Commercial-professional uses are implemented in accoro~~~ce with the standards contained in the Commercial-Office Zone. Approximately 300 acres are aliocated to this category which represents ten percent of the total proposed commercial acrea~e~ and two percent of the total acreage within this planning area. , _... ._ . _..._,..Y..- , . ., ---:_ _. . . - •-- ' ~ ~ ~ ;~ ~ ,. ;_ , .... ____ ... .......... . ._ ..._. ~c* - .....__ I ~ ....,.._. . ._._. . ., ~ FLANNING AREA B ~, .. ~~ ~ F.~i ' ~:~ ~ . (• I ~ ,,..-, .,,.-.,.:;.....,...~-.- ..:; .._..,._,..,,...~,:.-.-..~s,w.., ~ .., ~-.~.,._..,.;,;` .. ~.,. _ _. ._.... ~ --~ , .. ..,_ . . ...,._., ,. .. . . . ::, .,.,.. ,.,:- ,. ,_, i _-::_,_ ... , . - :..:.~ +*ta; - ~ ~ -12- '~ ~ PRESENT STATUS 7"o date there has been relatively little co;nmercial developmen{ ~ within this planning area. However~ more than zoning has been ter:a;ivsty aooroved ,jointl b~ acres of commercial le~islators for sites along Santa Ana Canyon ~joa~he City and Coun{y ~ FUTURE OUTLOOK The Plan treats this area as a"planned community"~ the key to this concept being that the amount of commercia] development relates to the market suppor{ of residents living wi{h;n the planning area. ' Implemen{ation of {his concept according to ihe objectives and prin- ciplzs noted below necessitates careful consideration of future ~ com~nercial zonin~ requests because: 1• The amount of acreage tentatively approved for commercial development (5'] acres) constitutes approximate:y ~p,~ of the projected acreage iur community and neighborhood shoppi~~ centers~ and 2. The tentatively approved acreage is ;;~~ dispersed throughou{ the pianning area. Instead it is ]ocated within a one-mile section of Santa Ana Canyon Road exiending east from Imperial Highway, pesidential development both north and suuth of the Santa Ana River could logically suppor{ a Community shopping center and perhaps a Regional center. OBJECTIVES AND PRINCIPLES i The basic objectives in pJanning commercial land uses within Planning Area B aret ;~ i 1• To create a framework within which decisions regarding i co;nmercial land use can be made~ . ~ 2. To encourage the devalopment of commerce Yrhich will serve . the convenience shopping and personal service needs of the i people who will live in the hill areas. ~ , 3. To encourage the development or a community or regional ,~;; , shopping center which will serve the ma~or shopper ~oods ~ - :a ~ „'~ ~x _ _ _ i , I t <1* ~ sr 6. -13- and home appliance needs uf people living in the Santa Ana Canyon area. Since one of the basic objectives in Planning Area B is to encour- age the location of commercial facilities that readily serve planning area residents and because relatively low residential densities are anticipated~ a concept of small~ dispersed~ nei~hborl,ood shopping centers is proposed. General Plan proposals indicate the minimum number of shoppin~ centers needed to provide reascnab),y convenient service to residents. The decision of whether or not to zone a particular site for commer- cial purposes rests upon the facts bearin~ on tha± particular site. The Plan serves as an aid in seeing how such a proposal would relate to ex~ected popu'.ation densities and probably purchasing pox~er. Policies f~r commercial development in Plannin~ Area B include the t"ollowin~; 1. Establish site design concepts necessary to insure that commercial centers form a compatible and integral part of the residentiaJ neighborhoods within which they are located. 2. Encoura.a,e the development o~ shopping centers that are attractive and efficient through the application of con- temporary standards emphasizing landscaping~ adequate off-street parking/loadin~ areas~ and other appropriate site improvements. 3• Provide all commercial developments with adequate access to transportation facilities~ fire and police protection~ public utilities~ and other necessary community services. I COMHiERCiAL DISTRIBUTION I. i' The Hill and Canyon Areas General Plan makes proposals for basically ~ two ,ypes of shopping centers: A number of small 14eighborhood centers and a lar~,e Community or Regional center•. ~~~ '! ' * ~ :.i ~ 1 '~ i Proposals are based on the optimum amcunt of commercial land re- quired to serve 81~5G0 people. The Plan indicates general locations ~or eighteen Neighborhood Shopping Centers. Such a cenier pro~•ides cunvenience aoods (food~ dru~s and sundries) and some personal *- ~ y } -14- services (laundry~ beauty shop, repair shops). Each center is built around a 10-15~000 square foot market as the major tenant. A Neighborhood Center in the hill areas will serve from 1~ppp {~ 1~5G0 families~ and will require 2-3 acres. This is somewhat smaller than i~ normally found on relatively flat land. The reduction is necessary to provid~ a reasonable level of convenience and still reach an economic size. Practically~ it is very difficult tu Eet a larger site in the Hills. One large Community or Regional Shopping Center is proposed~ in addition to conv~nience goods~ a center of this type provides "shoppers ~oods" (such as clothes~ shoes~ variety store items~ and appliances). The major tenant is a department store~ alon~ with a variety store~ supermarket~ and small shops. This center will serve 10~000 to 30.000 families~ and requires a minimum 25-acre si{e, ~ _ All of the symbols shown on the I'lan are general as to location. Exact sites have not be?n determined - all that is ind:cated is a eneralized need. A case in point is the Community or Regional ~hoppin~ Center. Al:houph it is shown on one corner of the inter- section of Imperial Highway and Santa Ara Canyon Road~ it could easily be located at any of the major intersecticns in the Hill and Canyon ~rea. The ultimate location decided throu~h a zoninP action~ is a result of a lar~e n~mber of factors (a few of which aret timin~~ access, topo~raphy~ and the ability of an entrepreneur to ~' ut the .5~ topether"). P F9` i While business and professional offices ~re not indicaled on the I, General Plan ~iap~ these uses are included within the meaning of the Community Shopping Center symbol. Should a major office center I develop around the Cen:er~ the symbol can be changed to reflect the use of land more accurately. .rx ?~ - ~ .. ~ ~ BACKGROUND From the original mile-square townsite west of the Santa Ana River~ Anaheim has grown so that its 165~Opp residents occupy more ihan thirty-{WO square miles. The city now extends approximately four miles ;n a nor±h-south direction and nearly thirteen miles in an east-wes,`, direction~ crossin~ over the River into the 3anta Ana Canyon. Throu~h the years~ the community has exhibited a pro~ressive at!itude toward diversified growth and has adopted lonQ-range Qoals and objectives to ~uide development. In 1~)6?, {he Anaheim ~eneral Plan wa~ adopted which included land use proposals for a thirty-fcur souare mile area located north and west of the San',a Ana River. Two years later~ a separate docu~ent entitled the Hill and Canyon General Plan was adop±ed for the twenty-one souare mile area located south of the Sanis A,na fliver and east of the Newpor Freeway, Significant chanpes ~n land use policies have occurred west of the Santa Ana River since 1963, This factor~ coupied with +he need for a ccr~prehensive~ inter-related document~ led to the preparation of th~~ Anaheim General Plan - 1~69, Most of the land area west of ':he Sar,*a Ana River is developed for urban uses and land use patterr~ are firmly establishedg future c~n- siderations regardir.~ the development of remaininp vacant land consist of m~lding together existing pattprns in a manner that will reduce con- flicts between different types of uses. Few land use policy changes have taken place in the Santa Ana Canyon area. Consequently~ the Hill and Canyon General Plan has been incorporated into this update:l documen` with only minor revisions. PURPOSE Tu plan is to prepare for the future. The future to most Sou'hern California communities means Qrow{h~ sometimes spectacular Qrowth which is usually welcomed and encouraged. The word .v,rowth brinQs to mir~d more people~ expanded commercial and industrial enterprise~ and a preater opportunity to provide residents with a better way of life. However, growth is accompanied by the need for additional schools~ streets~ sew~~• and water lines~ parks and libraries~ police and fire protection. The initial step in preparin~ the Anaheim General F'lan was to determine the lon~-range goals and objectives of the aommunity. Thirs ! .~x .. ..~ --,-r----------.~..-_.~:_=~ .:~s,-==___ _.. ..__- --- _. .. _ _ , _ . . _` , . ~- .. ~_4"°"~.a...~~~T~ ~ ~ } -2- entailed a determination of what types of land use are appropriate~ how much land should be allocated t o each type of use~ and what standards should serve as ~uidelines for the future develo mant d p an redevelopment of the city. Once land use determin~tions are made and documented on the General Plan the Plan ca ~ n serve as a tool and frame of reference for use by city officials and citizens alike Thi t . s ool aids public agencies in determinin~ the amount and location of public facilities that will ultimately be nec essary to adequately serve the anticipated growth and development. ; ; The Anaheim General Plan is not a precise pla~ and does not show~ nor intend to show {he e t ~ ~ xac land use pattern which will in fact occur. ~ Instead it indicates the general location of l d _ an uses and the inter- relationships of various land use patterns. The Plan constitutes an ex ressi f p on o current city policies and provides a basis from wh{ch decisions relating io specific l d an use proposals can be made. Implementation of the Plan is accomplished through the application of zoninp and subdivision ordinances sit d ~ e evelopment standards~ and engineering requirements. ' ~ The General Plan will require periodic review and analysis. ; Development propo:,als which r h epresent majo~ changes to existing policies , can be analyzed for their impact u o ~ p n community facilities. The CUT;1- ~ lative effect of a series of smaller changes can also b e ~auged and facilities up~raded when called for by City standard~. The results of these a raiual ~ pp s are then reported to the Nlannin~ Commission and C:ity Council. Thea Plan should b e amended when necessary but only as often as required to keep the Plan current with the m 1' ajor overall growth and development policies for the community. '~" In the future~ increased emphasis will be given plannin~ studies which explore alternative means f ~ I' ~ o solvin~ specific site or area devel- o ment roblems. P P s '~ THE PLANNING FUNCTION The City Charter provides for the appointme;~t of a Plarning Commission and other appropriate advisory boards or commissions. The Anaheim Planning Commission consists of seven appointed members who '~~ ~~ have the follo~ving powerss ~ .dx ~ y~ : .. .. .... . . ... ............ . -...... ~ .. . . ,.. -: . . .... ...._ ~ ...... .. 1. ~ { -3- :1• - To recommend to the City Council~ after a public hearing~ the adoption~ amendment~ or repeal of a General Plan~ or any part L thereof~ for guidance in the physical development of the city. ,' ;~~\ ;, - To exercise such functions with respect to land subdivisions~ ; ? zonin~~ building~ land use, and related matters as provided for in the City Charter ancJ Ordinances. ;~ The bevelopment Services Department vra, formed in 196~+ to inter- relate and coordinate the activities of planning~ zoning~ and building. `~ The principle responsibilities of this Department are: 1) io effec- - tively cuordinate all. activities relating to development from the '• plannina stage to the cumpletion of constructiong and 2) to provide ;; technical staff assistance to citizens~ the City Council, the Planning i;~ Co~nmission~ other city departments~ and developers. r_ 7he Planning and Zoning Divisions are concerned with matters (.'.,~ pertaining to: Plans for the immediate and long-range growth and development. '~~ ~ of the ci ty. '„~ t, - Re:search and special studies relating to the preparation of the .'.~ General Plan~ precise plans and zoning ordinances. '~ - The administration and enforcement of City zoning codes and ~ ,; related ordinances. i' The Building Division is concerned wi±h all aspects of administer- I,` ing and enforcing City Building Codes and related ordinances and County Health Department requirements. ~ ; THE PLANNING AREA ~'~` I ~; The Anaheim GEneral Plan - 1969 contains land use proposals for a ~, forty-eight square mile planning area generally ba~nded by Holder Avenue on the westg the Riverside Freeway and Orangethorpe Avenue on the north; by Gypsum Canyon on the east; and by Chapman Avenue, the Santa Ana •. River and the ridge-line formed by the Santa Ana Mountains on the south. Current information pertaining to adjoining city and county areas is also included to show adop±ed policies~ general trends~ and land use relationships. i` The Santa Ana River divides this planning area into two separate ~• geographical entities each havin distinctl dif r •:, _ g y fe ent topographical .~~ a ~~ ~ A . :.. .. _,:. rv,. . ..:-- . r.. : -~-.T.-,_~ _ _ _ . .. . . _ . ~ ~. . . F ~-. ~.: :.~ ~ • !: -LF- and land use characteristics. Elemants of the Plan are discussed separately for each of these two areas. ASSUMPTIONS General Plan proposals are based upon certain assumptions about the future~ The assumptions underlyinp this Plan are these: • Orange County will continue to feel the pressure of rapid growth with 2.~ million residents expected by 1p80. The Santa Ana Canyon area~ because of its location and character~ will attract a large rn~mber of families interested in purchasin~ single-family homes. . Anaheim~s role in the County's econo~ny will assume increasing importance. Anaheim will retain and enhance its position a~ a tourist~ convention~ recreation~ and industrial center. . The Countu peninsula betweer Brookhurst and Gilbert Streets~ and the fourteen square mile area nortti of the ridge-line on the Nohl R~nch will ultima'cely be within the City's corporate limits. . Nei~hborin~ cities will provide a full range of community facilities mee~ting the needs a~d require~nents of their residents for education~ recre.°~tion~ shopping and other public facilities. COMMUNITY GOALS The Anaheim General Plan is based on community-wide goals. The goals underlyinP Anaheim's General Plan are these: • Maintain and enhance the residential environment of Anaheim~s living areas. • Msintain and enhance Anaheim as a regional~ cultural and employment center tu more fully diversify and stabilize the economic base of the com~nunity and retain a low tax rate for its citizens. • Maintain and encourage Anaheim~s position as a nationally recognized tourist-convention and recreation center. . Provide all working~ living and recreation areas with a full ran~e of community facilities and services. ~ ~ ~." ! ~ ' ~ ~ r E , ~~?~ . . . ..... .... ...... .._,........ .._......., . . . -'- S (I .... . .... __.... . . . . . . . .. .. . _ . . , .. . . . ~I 2 ~''.~:"~ ,,1~ f ty.,i-~y;. . . t "~ r y i>..;,A 'Q~A' h,~.~' I.~ r ~;h%~ dA 5 These broad and general goals are translated into more detailed objectives and policies which spell out considerations regarding the future development of residential~ industrial~ commercial~ and recreational areas~ including the provision of community facilities and arterial high~rays within the community and its envir.ons. ~ ~ , ~~ ~' .. ~~ P~ w r ;x f -: ~ R e .~ I i i ~ .~ ~ ~ ~ . ..~~~~ ~~ ~~'T' _. ~ ~ ~ :~p~,. ~ , . ,. _... ..._.._ __... _ _ ._ ,. ,.. . ~ ~4 . v •~ PLANNING AREA A ~~t ll:f ~; ~ . r~~ .AtC _r;~. ~~ ~ x~ 1 f'j ! , , ) --~~-~-. ~~~~. ~~.~-.- .~. -• ' S.~ -'-•- '-.~,.~ C~ i i3 - F T ~:: ~T ° . , . -; ~ , . , . . ~ , ~ ~~ , _ ~ . '~ '.. ~ -7- ~ SCOPE ~~ The p]anning area is composed of t' _ located north and west of the Sa four square miles t '"~' r h e n generally P a Ana Riv r ~sently wi{h1~ {he Anaheim corporate limit MOSt of this area is :~ tains land us s, e proposals fori ;~ However~ the Plan con- ' ~• The Count y peninsula between Gilbert and Brookhurst Streets; 2. Unincorporated areas immediately wes{ of the Santa Ana River• + 3• The bala ~ '; nce of the Northeas•t Industrial qrea whjch extends east to Imperial Hi~hway south of Orangethor e A _ ' p venue~ and ~+. Properties located _ I~rperial High~y_ north of Orangethorpe Avenue and wes{ or Most of ~he urban development within the corporate limits of Anaheim is located in this land area i ~ a s presently developed Y 5~ of the for urban uses~l~matel $ have contribut d e to ra id P growth and development ar~~or factors w'iich ' ~ 1• Progressive ` community policies; 2• Location within~ and excellent access to~ the entire Southern California re~ion~ and ~ 3• Relatively level topography that consists of an alluvi formed by the Santa Ana River wa{ershed fifte t h n en w ich has a fall of o twenty feet per mile. r ~i l.and use patterns have been firmi tive methods of developin ~ establishedg therefor th li ' g e remain~ e alterna- mited to complztin r ~ vacant land will be primarily ' g p esent land use tre d I , n s. ,. HOUSING ELEMENT i.~ ~~ ' Present Status: ~` ~ ~ F The original townsite of Anaheim (founded in 18 E- ~ ~) ~s iocated a, within Planning Area A. Although a few of the earlier structures remain~ 'r~ ~ a ~'. 1•y •~"'~-~.~ %~ ~Defined as having a population in excess of five persons per acre or E~~ `~ _ bein~ used for commercial or industrial purposes - ex.cludin ~ ~ •~ g agriculture. [a ~ , . ~ 3 ~ • ~ I~x'.'. I - $ - ` the vast ma 'or i t ~` Anaheim begJ y of homes have been constructed since 1 ~' r a^ to experience a 955~ when '~ ~ Today~ more than ni Per1Od ~f dramatic ~row{h and development, ~;~ development is locatedYwlthine{hest of the Ci{ 's J~ ~~ development has plannin Y total residential ^ desi Produced a wide v ~ area. Fortunatel ~• ~ gn~ size, and price range, ariet of Y~ this : weli maintained~ For the mos{cusing types i~ terms of ~ exce remodeling and additions arepcommo~ubdivisions are ,'~£ ptions~ most homes have increased markedly in value since ~_ :"; struction, ~ and with few x ;~ ; on ~~.; Since 1959~ the number of multiple-famil :;: has exceeded single-family develo me thirt e p nt. ]~r~~ U{hes constructed 959~~11y " y p rcent of the to{al dwellin g peri~d ~9r~0-1 ;. ~: multiple-famil y t y p e, However ~ ~nits c o n s t r u c te d were of the ~ _~`;s ~ percent durin the ~ th~s Percenta~e increased to sixt _ ~;: unit construct(o~ ~Se~elated~o~{68ee Phe ~ncrfactors~multiple-familyro >~' rimary ~ ~. Rising land values; ~~ ,~ ~ 2• Housing demand; and~ ;1- i, f. ~ i:: s~ ~_.~ ;, r~ - ~1 ~ ~:~ '~ . ~ ::~ ~ . ` . 3. The community's desire to accommodate this demand by recog~~Z~~~ the need to provide for a broader ran~e and variety of housing for persons employed in local industries. This trend can be expected to continue because more five percen{ of the total acreage planned for low densit use is developed. than ninety- y~ sin~le-fami~y A realization of the above factors vacant land within Plannin Ar promp{ed a recent analysis o{' dwelling unit construction~wo~ d betcomea{ibleewit~hrexms{~~Ple family The results of this anal sis are documented in a stud Multiple Family Areas ReYort. $• ~ land uses. multiple-family development have~beenclncor~poratedPintoe{hetP°~• The most obvious revisions ir, land use policy are found in the area east of State College Boulevard, lah. The ~~ty and County subdivision ordinances have~ in the the development of single-family homes which take direct "front-on" arterial hi h past~ permitted incorporated the use o~ ~ys' While subdivisio~s were developedfwhmchr orienting homes to localfstreets soa{he ai~leys~ and~~the practice of e poortutilizatlonpofs{herlagdnerally d~scredl{eduas be;~rterial high- g uneconomic or ' ~~' ' ~ :I I N ~~ ~ ~. . _ . . . ~ at `~ -9- When planning arterial highv~ay locaiions~ it vras possible to pro- jer,t future traffic volumes and lar.d requirements~ however~ it was ~~ diffi-ault to predict the visua~ and psychological intrusion of traffic upon the living environment of properties adjacent to these highways. ~ The question of environment became more si~nificant when the community experienced the ea.~nomic pressures of property developers seekin~ to ui:ilize homesites for other (primarily commercial) types of land use. Ti~ese factors led to the conclusion that more intense land uses were justified for fror.t-on properties and few attempts were made to explure methods of enhancing the residential environment and preserving the purpose for which these lots were initially intencied - a residential homesite. Therefore~ it hts been difficult for the community to place subsequent requests for commercial conversion in prcper perspective. 1 Aliernative solutions to problems related to the retention or con- version of front-on properties have now been analyzed and documented in a report entitledi A Studv of the Psoblem of Reside~tial fiomes Frontina on Arterial H~hwavs, As a res~lt of th:s report~ the following findings have been est=.•blished: - 7here are 2~121 residential lots fronting an streets currently designated as arterial hi~hways. - That 1~0~+5 homes should be retained for residential use. - That there are practical and acceptable methods of preservin~ and enhanoing the residential environmer.•t througF the use of visual screening and sound buff?ring techniques. Sites considered appropria4e for future or continued residentiai use have been incorporated into the Plan. FUTURE OUTLOOY. `~ ~ Since most of the residences in this planning area have been con- structed during the past f'ifteen years~ housin~ is relatively new and well main~~ainedg however~ the problem of aging structures is evident in portions of the older~ center city area and this problem can be expected to increase with time. The community recognizes the threat of the further deteriora- tion in older residential areas and alternative methods of redevelopment and revitalization have been explored in conjunction with the Center City study. Propasals contained in this study are not included in the Nlan at this time because the policies and programs necessary to implement a complex program of this type have not been adopted or established. If ~, P ;} ,j ; ,,~ ~3 ~ ,S `~ ~ -10- nothing is done to revitalize the older residential areas~ cost of community services will exceed revenues. The spread of blight would compound this economically unsound alternative. Distinct advantages to the community resulting from the redevel- opment of these older residential areas wouid bet 1. Blight would be curbed and eventually eliminated throuph private rene~ral. 2. Renev,al of the Central Business District would be accel~r- ated because of increased market suppor;. 3. Housing convenient to major employment centers would be provided. ~F. The community would benefit from increased tax revenues and improved stability. The Plan proposes no ready solution for the redevelopment of a~ing areas~ instead it reflects existing land use policies expressed in terms of multiple-family zoning. Multiple-family zoning has been implernented in anticipation that deterioratin~ structures wi11 be replaced by new apartment buildings. The precedent for the conversion of other single- family uses to multiple-family uses is ~ell documented in the city of Los Angeles where older single-family residences have been replaced by multiple-family development. In Anaheim~ to date~ this method has proven to be workable; however~ progress is slow. Large-scale apartment development is not yet practical because ofs 1. The difficulty of assemblin~ small parcels~ and 2. Less expensive vacant land is available in other parts of the community. The construction of new residential complexes can be anticipated whent 1. Development becomes economically feasible; 2. Land that is currently vacant becoroes utilized~ j. Developers ar'e convinced of the area's stability as evidenced by remodeling and revitalization activity~ and ~+. Improved circulatiori linkage is provided to other areas of the city and the freewey s;ystems. _. ' ,, a.J ~ ~ :: ~5 ~it ~ The recommendation is made that the Plan be amended to include pro- posals contained in the Center City study when adequate public support is eviden: and that precise plans for the converaion of older areas not included in the Center City study be prepared as soon as possible. Iniplemer,tation of the residential land use proposals contained in the Center City study will require the codEfication of zones and standards desi~ned to accommodate high density develcpmeni. The Plan proposes that residential areas outside the Center City area be retained for their present use. The proximity of these resi- dential areas to centers of employment and the freeway system tends to insure their stability. The community recognizes the importance of maintaininP the health and stabiliiy of these new=_r~ but established~ residential areas bys 1. Preventing the intrusion of nun-compatible uses~ and 2. Implementing codified housing standards which would be enforced if siQns of deterioration and neglect became evident. Should any of these areas begin declining in values and environment~ the spread of blipht throuph subdivisions could be swift and devastating. Multiple-family units will constitute two-thirds of the total nurnher of dwelling units constructed if Planning Area A develops as proposed unless significarit changes in land use policy are adopted such as pro- viding for densities which exceed present Code standards. If redsvelopment of the Center City area is undertaken as proposed in the Center City report~ the ratio of multiple to single-family units will increase significantly. OBJECTIVES AND POLICIESs The basic objective in planning residential land uses is to provide and maintain a safe~ attractive~ and desirable living environment for all residents of the community. This objective can be accomplisheri through the application of certain policies which for the City of Anaheim inr,lude the followingt - Encourage the development of a broad range and variety of sin~le and multiple-family dwelling unit types which will complement existing land use and meet the housing needs oft -12- a. families of varying sizes~ incomes~ and age groups~ and i- o ' :~ ~ t ~ ' i ~ ~ Jx b. persons expected to be employed in the community as a - result of industrial and commercial growth. - Encourage the develcpment of attractive residential areas throu~h the appiication of appropriate site development standards. - ?eriodically review and update appropriate codes and policies to provide for continued quality development. - Exclude industrial and commercial uses from residential areas. - Desi~n street systems in residential areas which discourage use by through or non-residential trafficg yet providing all resi- dential areas and sites with adequate access to thoroughfares and transportation facilities~ fire and police protection~ public utilitiesy and r~ther community services. - Require that future residential structures construcied adjacent io arterial highways be oriented away from the hi~hway and screened through the use of visual and so~and buffers. - Encourage the preservation of existin~ residential environments where structures face or "front-on" any arterial highvray by pro- viding for the use of visual and sound b~ffering tech~~:o~~es. - Encourage the retention of residential areas by limiting !he conversion of single-family homes to higher density residential or commercial uses except in areas designed for such redevelopment. - Encourage multiple-family development at a number of appropriate locations throughout the community {hereby providing for a variety of housing while reducing the con~esticn common to lar~e concen- trations of apartments. - Provide for mu:tiQle-family housing in close proximity to work areas, commercial areas~ and arterial highways~ thereby offerinp convenience to residents while reducin~ traffic movement. - Enhance the environmental aspects of apartment development by desi~nating sites adjacent to public open-space such as schools~ parks~ and golf courses for multiple-family use. -. ~ ~ -13- RESIDENTIAL DEtJSITIES AND DISTRIBUTION Density is the unit of ineasure used to compare and describe the intensity of residential land ,use. Different categories of density constitute policy statements establishing :he concept of development considered appropriate at various locations within the planning area. The Plan incficates approximately forty-five percent of the totai acreage within P;anning Area. A for residential use and provides for three general categories of residential densi{y which are Low~ Low-Medium~ and Medium. Each of these categories is implemented by one or more zone classificatians. The density that in fact develops in a particu- lar area or on a particular site is determined by: 1. The zone classification within which the property is located~ and 2. The site development standards that pertain to each particular zone. Low Densityt This catepory is implemented by the R-0 and R-1~ One-Family~ Zone classifications. Typical development consisis of single family resi- ~~ deiitial subdivisions havinp 6000-~200 square foot lots. This symbology ~ includes exssting land use patterns and the logical extension of these oatterns into undeveloped areas. The Low Density desi~nation has been retained for residential homes "fronting on" arterial highways except wherei ~ 1. A policy of conversion to commercial use has been approved in , conjunction with ihe front-on study~ or throu~h zoning actions; i~ ; and~ I . ~ 2. Where a trend to commercial conversion includes all but a few ; residential lots. ( Sixty-nine percent (6~6E,0 acres) of the total acreage allocated for residential use within this planning area is included in this cateaory. ~ ~ Low-Mediu~n Density: ~ Tnis cate~ory is implemented by either the R-2-5000~ One-Fa~~~ily~ j. Zone~ the R-2~ Multiple-Family Residential~ Zone~ or the resoluticn ~ i~ ~ ~~ .~ -14- adop;ed for Planned Residential Developmen{, Small lot~ single-family . subdivisions~ apartment complexe~~ and Planned Residential Developments ~; are typical of development at this densit of the past few years~ it is anticipated that~most areastdesegna{ednce Lo~Medium density will be developed for small-lot single-family subdivi~ions. Included within this symboloey ar~: 1. Areas presently developed at Low-Medium densities or where specific density policies have been established~ 2. Areas that contain odd-shaped parcels suitable for apartment deve:opment but limited in developable density because of proximi{y to sinPle-family homes~ and 3• A trancitio~ in residential densities may be appropriate in areas where conflicts in land use might result ;f apartments were constructed on vacant land adjacent to e:cisting single- family subdivisions. ~ By transitioning from Low to LovrMedium to Medium Density~ ({ ~S ~ possible~ throuQh desiQn~ to eliminate or reduce conflicting factors, ' Six percent (612 acres) of the total acres~e allocated for resi- dential use in this planninp area is includ,±d in this cate~ory, fAedium Density: ~ ~~ This category is typically implemented by the R-3~ Multiple-Fami]y Residential~ Zone and the resolution adopted for Planned Residential Develop~~ent. Development in this denaity category typically takes the , form of apa:•tment co,rplexes and Planned Residential Developments. The ~, Plan symbology includess 1. Areas presently developed at Medium Densitiesg 2. Areas desiqnated as appropriate for apartment development in conjunction wi{h the Multip:e-Famiiy Areas repert~ 3• A~eas in tne central portion of the city which are zoned for Medium Density developme~t although presently developed with older single-family residences. ~+. Areas that represent a logical extension of' existing Medium Density land use patterns. '~ Twenty-five percPrt (2~330 acres) of the total acreage allocated `~ for residential use in this planning area is included in this category, , .~x~ . - -....u~, 7~et~ POPULATION PROJECTIONS Population estimates provide a basis for determining the types~ locations~ and amount of community facilities - schools~ parks~ libraries~ f:re stations~ sfreets~ and u:ilities - necessary to pro- vide an adequate level of service. An estimated 22~~000 persons will live within Planning Area A when residential area s are developed to optimum capacity. This estimate is based upon pr•oposeu land uses~ the use of current dwelling unit density and family size factors~ and an assumed vacancy factor of ihree percent. . , , ~t.;, . ' E .rt- ~•~:: ~::i : ~~ ~?~ `, .. . _ ., .:--_..: _.,._ . _ .... -, .. _~.,., ,._,.._.., _.....,._ __.. ., , ,,: _.~ . _........ _......,. ....~..._. ,_.__ ' `,, =~~ ; PLANNING AREA B ^, ; 'r- c~ ~ ,1 , , a * ,~ ~ ; ., ~ ~ t ~ :: ~ '~ I _ ._: - .. . ~ , , ~~; ~ '~ra ~~ ~ h ~, ~~ ~~ SCOPE _! -17- Planning Area B contains approximately fourteen square miles ~enerally bounded by the Santa Ana River on the north~ the PJewport FreeNay on the west~ a prominent ridge-line formed by tfie Santa Ana Mountains on the south~ and Cypsum Ganyon on the east. Anaheim corporate limits currently extend east from the Newport Freeway to Walnut Canyon Road. However~ an annexation agreement has been established between the cities of Anaheim and Orange whereby the east-west rid~e-line formed by the Santa Ana Mountains will ultimately aerve as the boundary between the two cities, Anaheim~s jurisdiction will include properties located north of this ridge-line. Less than four percent of the land within this planning area is developed for urban uses. The balance of the area is vacant or devoted to agricultural uses. Ma,jor determinants of the rate at which urbani- zation will occur are: 1. topography and accessibilityy and 2. the availability of public facilities. Approximately fourteen percent (1~26$ acres) of the total acreage within the planning area is pending inclusion in an agricultural preser•ve. It is difficult to estimate what effect a~ricultural preserve legislation will have upon the rate at which this planning area becomes urbanized because land currently proposed for inclusion in the preserve is very hilly and furthest removed from current development. Topography within this planning area is primarily hilly and varies from relatively steep foothills along the southern perimeter to gently sloping areas alon~ the Santa Ana River. The area drains north to the .rianta Ana River and can adequately be served by City utilities, Topo~raphy dictates that resider~tial development will constitute the principle land use within Planning Area B. The selection of a low density concept was made because it appropriately represents current community policies toward future development in the Santa Ana Canyon area. Different concepts may be appropriate as the area develops. The value of a General Plan for this area is that it 1. provides a guideline fur future developmentq 2. provides a basis for evaluating alternative concepts of development~ and ~ ~- - 18 - 3. provides a means of maintaining a balance between anticipated development and community facilities. HOUSING ELEMENT Present Status: Approximately four parcent of Anaheim's residential development is located wit!~in this planning area. Development consists of typical single-famiiy subdivision and large-lot residential estates~ most of which have been constructed during the past four years. Future Outlook: Land use considerations for this area differ in one major respect from proposals madE for Planning Area A- topography dictates that this area will remain somewhat isolated from the continuous urban sprawl that has developed in the relatively flat areas of A~aheim and Orange County. Thus, it is possible and desirable to pla~i the development o`' this area as if it were a"planned residential co~nmunity". Most of the future Low Density development in the City of Ana'~eim will be constructed in Planning Area B. Although we cannot prec ct the exact nature of this development~ current indications are that ;t will be similar te such Orange County areas as Lemon Heights (Tustin)~ Sunny Hills (Fullerton) and other such comm~nities. While it may prove feasible and desirable to develop portions of the hill areas for garden apartments~ or even to develop higher densities on particular sites to capitalize upon the spectacuiar views~ this cannot now be foreseen. When trends become clear~ the General Plan should be amended to reflect them. M increase in density can be accommodated as long as a satisfactory balance is maintained between population and community facil.ities. 70 the extent that it is physically and fisc~lly possible to increase these capacities~ higher densities are appropriate. f~'` s~ ~ ~~ ~* ~I ~. OBJECTIVES AND POLICIES The basic objective in planning this area is.to encourage the ....~....,.. I,-r------ - ----..._ _.. ~._ __.,........ ~ rV.1`~;:; - - ~ ~ ~ ~ '. .` ~ -19- development and maintenance of a residential living environment that preserves the amenities of hillside living. The hill areas south of the Santa Ana River provide a striking '_ view of much of Northern Orange County. While the rest of Anaheim is I;~" relativaly flat~ these areas offer a unique and desirable living a,mosphere. The view and aopearance of the hill areas is a valuable community resource~ and must be carefully developed. Zoning and sub- division standards have been adopted which will provide for the ; development of living areas that maximize the best aspects of hillside living anci yet are economic to develop. Suc{~ arP~ s would be quiet~ safe~ convenient~ and attractive. Policies for resider.tial development in Planning Area B include the following: - Encourage the deveIopment of a variety of dwellin~-types and dansities which provide housing for differe~~t family sizes and age groups. - Preserve the integrity of residential areas by separating the~n from incompatible zoning and land uses. - Encourage the development of attractive residential areas through the application of appropriate site development standards. 'f I ~ ~ ' - D<siQn street systems in residential areas which discourage use by ; throu h or non-r id ti ~> g es en al traffic; yet providing all residential areas and sites with adequate access to thoroughfares and trans- ~` portation facilities~ fire and police protecticn, p~blic utilities ~ and other community services. ~ ' - Require !.hat future residential structures cc,nstructed adjacent to :~ ~ . arterial highways be oriented av~ay from the highway and screened throu h the us f i t'. , g e o v sual and sou~d buffers. . i G.~ ! The Ylanning Area will consist of residences~ shopping centers~ and schools and parks; as well t i i`~ 1 as ar er al streets and hiphways. Major workin areas ar l t d ~' ~ g e oca e across the River to the north, and to the west ot the Newport Freeway. Present City site development standards ~ ; require that landscaping and walls separate residential and commercial ,r' s ~ses and that homes be backe~ up to arterial highways and freeways. Diff i . ' ;~ erences n elevation will serve as a means of separating incom- patible land uses. ^ ; ~,~ ,~ , Present City policies provide for a transition between various residential densities. The imaginative arrangement of homes and ;~q ~ ' I ~x ... ,_,.. r. ~ ~- ;'i ~ ;~`:~~ : ~ s~'=a ., ~~ ;~ , .'y~ ,~ ' ;~ I ~ . F ~~ . ~ I: ` i, ~~; I~I:: ~~ !~~ ~x* , ~ ~ - '~Q - apartments can be accomplished in the hillsides~ while still protecting the integrity of a:~jacent developments. The balance between the population and the facilities to serve them can be maintained by re~ularly comparing the density of develop- ment to proposals for roads and'community facilities. Residential Densities and Distributions Density is the unit of ineasure used to compare and describe the intensity of residential land use. Differen+. categories of density constitute policy statements establishing t5e concept of development cons:dered appropriate at various locations within the planning area. The Plan provides for three general cate~ories of residential density which are Low~ Lo~v-Medium~ and Medium. Each of these categories is implemented by one or more zone classifications. The density that in far,{ develops in a particular ar~a or on a particular site is determined by: 1. l~e zone classification within which the property is locatedg and~ 2. The site development standards that pertain to each particular zoneg and~ 3. Topography. Projected densities are based upon a slope analysis and actual densities common to different degrePs of slope. Low Densityt This category is implemented by the R-1~ One Family; R-H-10~000~ Residential Hillside Single-family~ and {he R-E~ Residential Estate~ Zone classifications. These zones provide for lot sizes from ~200 square foot to an acre or more. As Previously mentioned~ Planning Area B constitutes a planned (Low Density) residential community. This policy is reflected in the fact that nearly ei~hty percent of the total acreage within the planning araa is allocated to tnis category. Low-Medium Densitys This symbology is designated for site~ on the Nohl Ranch which were ~ `j f. F - 21 - planned jointly by the City and the developer of the R3nch. The intent of this desi~nation is to provide for the development of a variety of housing concepts as provided for by the s'tandards contained in the R-2~ Multiple-family Residential Zone and the Resolution adopted for Planned Residential Development. A jud~ment of appropriate densities for a particular site will depend upon location~ topography~ and the surround- ing environment. Less than four percent of the total acreage allocated for residential use w:thin this planning area is included in this category. Medium Densi{ys Only a very snall portion of the plannin~ area (aprroximately twenty-one acres located immed;ately west of the intersection of the Newport and F~iverside Free~rays) is designated for development at this ResldentialhZon eand~the1resolut~iontadoptedhfoR F'laMned~Residential Development. It may, in the future~ prove feasible and desirable to designate additional portions of this planning area for higher densities than are now proposed. For example~ hi~her density uses may be appropriately integrated into desi~ns for golf course~ regional parksite and lar~er shopping center-professional office centers. POI~ULATION PIipJECTIONS An esiimated 81~5pp persons will live within Plannin~ Area B if and when residential areas are developed to optimum capacity. This estimate is based upon proposed residential land uses~ the use of current dwelling unit density and family-size factors~ and an assumed vacancy factor of three percent. ;~ . ;:'1 ~ . .•~ ._...,. ¢ ~- 'i _ _ _ . _._.....<<. _._......._._........ .... _..... .. ' _ J ....i ! ANAHEIM GENERAL PLAN - 1969 Industrial Element Objecti~es and F'olicies Land Use Distribution r~ ~ ' ~ a ~,~ , ~ ,'~ ~R j . _.....-, id:'t~~;: J .! ~ e`}- kT, ~ ~ ~~ ~ ~'i F'~ ~~ PRESENT STATUS Until the late 1~+0's~ Anaheim~s economy ~ras primarily based upon the growing, processin~~ and marketing of citrus products. However,as early as 192~~ civic leaders encouraged industrial deveiopment in the belief that the community could not depend entirely upon agricultural , produc4ion for its future economic security. Community leaders recognized that development of a broad indus- trial base would expand the local economy~ stabilize employment~ and tax monies generated by industrial development help support municipal services. Conversely~ industry's demands for municipal services are typically less than required by other types of urban land use. In recent years~ industry has bacane more decentralized and is a significant force in shaping new urban areas. Understanding this _ phenomenon as it may apply in the individual community is important _ not only for industrial land planning~ but also for planning the entire community. Decisions by industry to locate in a given area relate to: available land~ labor force~ ~rater supply~ waste disposal~ air pollution~ transportation facilities~ utilities~ raw materials~ markets~ and com- munity attitude. Tne land needs and site requirements of industry vary widely according to the :ype of plant~ techniques of operation~ and basic management policies of each individual companyg however~ contemporary industrial and cummunity planning necessitates knowledge of the follow- ~ ing factors: ~ 1. Industry will no longer be confined to sites that "can': be used for anything else~~. N~hen management makes a substantial capital investment in plant facilities, it insists upon an appropriate site. ~- 2. Industry wants: ; a. locations on or near major highways and preferably within ~~- an area planned for industrial use so trucks and employees' ; cars need not travel through residential areas; ; b. An adequately sized site which permits the construction ; of an efficient~ single-story production facility including sufficient off-street parking~ landscaping and other amenities associated with contemporary site planning~ and soace for.future on-site expansion. 3. Industrialists recognize the need for adequate zoning cor,trols and performance standards which protect their investment from depreciation due tos .1 ~- ~~ ~ ~ . ,__ _ . . _. , _i __ _ _ ~ _ ; _ ') -2- a. Encroachment from non-indusirially related land uses~ and b. The construction of substandard industrial facilities which detract from existing high quality development. R=cognition of the above factors prompted the community to take ~ the following steps: 1. Designate areas ideally suited for industrial development. 2. Adopt codes and ordinances limiting development within these areas to primarily manufacturinQ~ warehousing and wholesalin~ activities but permitting industrially-related commercial uses such as banks~ restaurants~ offices~ and service stations. ~ 3. Establish site development standards which provide for " attractive and orderly growth. ~+. Initiate programs for the construction of street and utility systems designed to meet the needs of industry. There are five separaie industrial districts within the City of Anaheim - all located within Planning Area A. These are notec' as the Centrai~ North-Central~ Freeway~ Southeast and Northeast Industrial Areas. These districts total approximately 5~~F25 ~ross acres. Recent surveys indicates I I 1. Thirty-five percent is developed for strictly industrial uses or is being held for future plant expansion. 2. Four percent is devoted to sand and gravel extraction. ~' 3. Eighteen percent is in use for non-industrial uses~ for example~ utility easements~ public works~ commercial~ and railroad uses. ~ The Central~ North Central~ and Freeway Industrial Areas are approach- I ing saturation; most available land is located in the Northeast and South- east Industrial Areas. ~ The ~rowth and diversification of Anaheim's industrial areas has ' taken place in a relatively short period of time. Anzheim has grown from 238 industries with ~~Q6~ employees in ly~ to 499 industries with 50~3~F9 employees in 196']. These figures indicate more than a seven E: hundred percent employment increase during that period. Autonetics r,~~ accounts for more than half of this growth. t~ . ~~ R ; ~ -3- In Anaheim~ the lar~est single cate~ory of i~dustrial employment centers around activities related to aerospace. However~ the fastest ~rowing employment category is service to industry~ followed by whole- saling~ distribution~ and smaller specialized -anufacturin~ firms. This parallels national trends and indicates Anaheim~s locational assets w~th regard to Southern Caiifornia markets. Indications are that opportunities for continued diversifiration of Anaheim's industrial base are good. The Central Ir~dustrial Area located between VJiltielmina Street and Vermont Avenue alongside the Southern Pacific and Atchison Topekz and Santa Fe tracks~ is one of Anaheim's oldest industrial areas. It is beginnin~ to shcw the effects of age and obsolescence and no longer enjoys former locational advantages. There is a general lack of off- street parking facilities and poor internal circulation in many instances. Most existin~ structures were constructed at a time when landscaping and architectural treatment were not a standard of site design. Non- industrial land uses surround this area leaving little room for future expansion. Significant decisions have been made with regard to the appro- priateness of commercial land uses in the portion of the Southeast Industrial Area located south of Y,atella Avenue and north of Orangewood Avenue. The location of Anaheim Stadium and the proposed Pacific Com- munity Center will necessitate a re-evaluation of community policies regarding appropriate land use. FUTURE OUTLOOK Industrial development in Southern California is a regional con- sideration influenced by existing land use and topoFraphic pat!erns. Industries evaluate a number of locatior,s and select the site which best meets their varyin~ and independent needs. Many communities recogr~ize the importance of industry to their eccnomic well beinQ and are actively engaged in recruiting and catering to the needs ofi new and re:ocating industries. For these reasons~ industry may now exercise greater selectivity in choosing a new site than ever before. Growth within Anaheim's industrial districts points to the fact tha{ ihese areas constitute prime industrial sites by contemporary standards. The future potential for cont~nued growth has been examined from both a com- munity and regional poiht of view and the conclusions reached are that~ 1) the amount of land planned for industrial development is reasonable and appropriate in terms of thE amount of industry projected to locate i~ .- -4- in Orange County by 1980g and~ 2) the locational and physical character- istics of Anaheim's industrial districts in Orange County. Principle reasons for this rating are: 1. Acces~ and exposure to the Southern California freeway and arterial highv~ay systems. 2. Access to main railroad systems and spur lines is available to sites of varying sizes. 3. Proximity to nearby airport facilities includina, a proposed metroport adjacent to the Southeast Industrial Area. ~+. Well situated to serve Southern California markets. 5• Proximity to a larpe~ technically skilled labor supply. 6. Proximity to other manufacturin~ and service facilities. ~. Availability of a complete range of industrially sized utili`y systems. 8. Comprehensive storm drain facilities. y. Soil with good load bearing and compacting properties. 10. Proximity to a wide ranae of housing types !ocated in a number of Northern Orange County communities. 11. A positive city attitude including the establishment of well- conceived indust-ial park policies and standards. A positive community attitude is an especially important aspect of industrial development. Successful industrial development requires a long-ran~e and continued partnership between community and industry. Anaheim continues to demonstrate a firm commitment to industry. Each year~ a significant portion of {he community~s funds are allocated to~rard improving circulation and utility services within developed and planned industriai areas. Anaheim recognizes that these commitments must be made to retain its leadership in attractino industries. The location of industrial development is influenced by the avail- ability of suitable sites of sufficient size wi+hin established industrial parks. The question of projected industrial land requirements within the Orange County re~ion was examined by Economics Research Asseciates in 196~+, This study included the following findings: ,~ . ~' .~ ~ ' ~ ; I .- t~.~..+~''~ . I ~ ~ ,, . . ~ r~, , . ; ) t 1 ; ~~ _ 5 _ ~ ~ ~ 1. There are seventeen major planned industrial areas in 1 ~ Orange County. These areas contain more than ninety-six percent (32~~1 acres) of the total county-wide inventory I of existin~ and proposed industrial zoning. 2. Five of these areas (constituting fifteen percent of the total acreage contained in the seventeen major areas) will be within Anaheim~s projected corpcrate limits. 3. Each of these five areas are hiQhly rated on the basis of industrial site suitability criteria. 4. The county-wide ratio of indus±rial to non-industrial acreape is rea sonable and a:though thc supply of zoned or planned industrial land will exceed projected demand through 1980 by 5~0(i0 acres~ this reserve is not excessive in view of the following factorss a. Pressures to convert industrial land reserves to other urban uses is likely to reduce industrial land supply. b. Oppor±unities for increasing the supply beyond what is currently proposed are negiigible beca~~se most of the undeveloped land in Orange Cuunty is topographically unsuited for industry. c. Reasonable industrial land reserves represent an advantage in terms of long-range economic growth. If by 198G~ the coun4y-wide supply of industrial sites are nepligible~ additional economic growth will be significantly reduced. Anaheim and the County will lose employment opportunities to other competitive areas. From these findings it can be concludc~J that althou~h a high per- centage of the toial acreape within the Plannin~ Area A is allocaied for industrial use~ this designation is reasonable from a re~ional standpoint. Anaheim~s importance as a regional employment center is evident from the fact that seventy-five percent of those employed in Anaheimts industrial areas live in surrounding communities. A further comparison is that twelve percent of the County's population lives in Anaheim; however~ thirty-eight percent of the county's industrial workers are employed in the City~s industrial areas. Since 1~61~ an annual average of fifty-four gross acres of industrially plarned land have been developed with industrial facilities and additional acreage has been purchased for the future expansion of these facilities. ,~ • ', ~ 'i ~ _ ,, ~ ---~-~ --^=:....~.._. , ; _ , -.., Y - -.. ....., ~ ~~ -6- During the period 196~196$~ {he annual rate of development increased to an average of eighty-one gross acres. This increased rate is partially attributable to the fact that lending institutions consider industrial development to be a prime (secure) risk. Durin~ periods of high residential vacancy rates~ loan capital is traditionally assigned to industrial and commercial construction accounts. ~ An important factor in the absorption of industrially planned land is the amount of acreage used for related~ but non-industrial i uses. Recent surveys indicate that nearly twenty percent of Anaheim's planned industrial acreage will ultimately be used for the construction of streets~ utilities~ and ~rater conservation facilities. An addi- tional three to five percent will develop for industrially-related commercial uses such as service stations~ offices~ restaurants~ and banks. The Economics Resparch Associates study notes that the avera~e industrial firms in Orange County presently holds twenty-five to fifty percent more acreage than is developed during the initial construction phase for i'~,iture plant expansion. This study further notes that as industrial !and becomes increasin~ly scarce and hence more valuable~ new firms will purchase relatively less acrea~e for future expansion. By 1980, the estimated percerit~ge of site area purchased for expansion will represent only twelve {o twenty-five percent of the total acreage acquired. During the past five years Anaheim's industrial growth has been influenced by that of the irvine Company. In the interest of estab- ~ lishing an industrial complex~ the Irvine Company initially offered to underwrite industrial development at costs below that of competitors~ thereby attractin~ industry that might have located eisewhere in Orange County. They also offer an attractive park-like atniosphere and guarantees of zoning integrity. This complex now contains approximately 200 firms employing more than ~500 persons. Now that the complex is well underway~ land prices have bee~ adjusted upward to parity wi{h uther industrial districts in the County. This is expected to cause Anaheim s absorption rate to increase sub- stantially. Additional factors expected to influence absorption rates ~f ~,naheim's industrial reserves aret ;~ ~ ~ > i i ;; i . .~ ~ ~ H '~ ' -1 .~x ~ ~ ia ; ' , '~ _~ ~~ ,~ 1. Industrial development is expected to parallel oopuiation growth. Estimates indicate that by 19%0 there will be more than one million persons living within a ten mile radius of ~ ~ ~ ., _. ,,,. .. _.. .._ _ .. . ~ ~; '~ -7- .L ..~ `~` downtown Anaheim. Population within the County is expected to reach 2.5 million by 1980. h' < ~.n, 2. The Orange County industrial base is expected to continue diversifyinp. New industri ''~; `~' es will require more site acreage per e~nployee than re:atively hi~h density,aero-s industries ac i A ~ p . e or ented s a result, annual absorption rates should increase substantiall 1 y. ~'~ 3• Anaheim's planned industrial areas are very competitive in relation to other sites within th O e range County and Southern California region. ' ~+. Communities in Orange County are yieldin to zone and develop planned indu S to re- t i s P r _ s r al area for { other urban use thus improving Anaheim's industriai developmen{ °f potential. 5• Anaheim i; a recognized industrial center and development has progressed to the point where it i s becoming self-aenerative. An existing industrial base acts ; : as an important magnef to firms seeking a new location. Utilities and street read sc l d ' y a e s are al- to industrial needs~ and future improvement plans provide for the long-ran e r th g g ow of the area. The ease of loca{[n~ f~ an established industrial area normally results in a saving of time and exoense. 6• Completion of the Oran~e Freeway through the Southeast Industrial Ar i ea w ll provide adjacent sites with improved access and freeway visibility; thereb im i bi y prov a n~ the desir- lity of these sites. 3,;i ~`~ i~ , i~ A ,~:~ .L'x ~. The community enjoys a positive and pro~ressive image wi{h regard to industrial development. In the future~ there will be increased pressure to develop planned industrial acreage for other urban uses. This pressure can be explained by the fact thats ~• Nearly 85 percent of the total acreage within Plannin~ Area A is developed. Planned industrial areas account for most of the remaining property suitable for lar~e scale non-industrial development in the relatively flat areas of the City, 2• Firm industrial land use policies have tended to stabilize land prices so that industrially planned land is selling for slightly less than land planned for other types of urban use. i I -ti.. ...~ ~ -- r. ' F -8- Since most of the land within the Freexay, Central, and North Central Industrial Areas is developed~ this pressure will be primarily felt in the Southeast and Northeast Industrial Areas. Anaheim is fortunate to have a lar~e number of major land ownershipsj for example~ the Southern Pacific Railroad Company~ which exert every effort toward encouraging the development of hi~h quality industrial firms. Residential and commercial development tends to precede industrial development in point of time. Almost without exception~ prime land for industrial purposes is also prime land fur residential and commercial use. The need for preserving a suitable volume of prime industrial land for future development requires consisiently strong action on the ` par: of local officials. Adequate amounts of prime industrial land '~ ' should be reserved by zoning exclusively for future industrial use in != the same manner that residential areas are protected from encroachment by incompatible usesg thus~ giving good industrial sites the same pro- - tection as zoning gives residential areas. ~ Primary considerations involving the redesignation of industrial areas for non-industrial uses are: , .. I 1. The direct effect of policy change upon existing industrial ! firms located within and ad~acent to the area of redesi~na- tion~ and~ 2. Implications to industrial development policies with regard to previous commitments made by civic leaders. Observations indicate that communities in Orange County are yielding to economic pressures to reclassify industrial reserves for non-industrial~ primarily residential~ uses. Although this conversion is often looked upon as a ~ormal by-product of rapid growth~ it often res~i`s in mixed land uses and the loss of the area's inte~rity. A signif'icant factor is that such actions can +ninimize~ if not eliminate~ a communiEy's industrial ~rowth potential. It does not necessarily follow~ howeuer~ that such actions would minimize the industrial potential of a larger area such as Orange County. Owners of large land holdings~ such as the Irvine Company~ and communities with firmly established industrial areas and industrial policies can provide for and realize the benefits of this county-wide industrial ~rowth potential. The Plan proposes the redesignation of a portion of the Southeast Industrial Area located south of Katella Avenue and bounded by the Orange Freeoray~ Orangewood Avenue~ and Santa Ana Freeway~ for com~er- cial-recreation types of uses. The basis for this revision is that a majority of the acreage - principally Anaheim S~adium and the Pacific Community Center - is devoted to commercial and commercizl- recreation types of uses. ~, ' ~ ,T .• ~. ~~ _ __, . . , i _ .... , .. __._ ~ .... .. . _. _ ~ " : ` ~ y ~1 ~ } - 9 - ~ I ;;~._~l ~ • In terms of Anaheim's economic base~ tourist-oriented types of uses perform essentia ly the same e i `~ ~ conom c function as basic industry in that they attract outside dollar i t th ,~ . s n o e community. ~~' ~ The Plan also proposes the redesi nation of a he Freeway Industrial A l a ~ ;~~ n rea ocated south nd east of Euclid Stree{ the vicinity of Manchester Boulevard for General Commer i l :.~ c a uses. This revision is suggested by the fact that most of the current land uses within this ``~ area are commercial in nature; individual properties are relatively small and difficult to develop. Freewa visibilit y y and improved access combined with proximity to Center City plus com- mercial and resid ti l ; a en a uses to the west suggest the most appropriate lon~-range use of this area would be for commercial development. ~ i Industrial development in the Centrai Industrial Area illustrates the futilit of se ti _ _ y para ng industrial and non-industrial uses by either a masonry wall or a multiple-family~'~+rall of people" O en i ~ ; . p space s recognized as the most effective buffer between residential and indus- trial uses Bou d i ~ . n ar es of the industrial areas have been determined by this consideration wherever possible. The Santa Ana River fr ~~ . ; :.; ~ eeways~ major and primary highways~ and flood control channels serve as effective buffers. ~ ~ i ~ ~ . li~ Areas adjacent to the Centra! Industrial District are zoned for multiple-family residential use Th `''., . e subject of providing adequate buffers between industrial and residential uses h b i ;s as een explored in conjunction with the Center City Study. This study contains the I ~ proposal that future redevelopment or new construction of properties aleng the boundar of these t b y wo uses e accompanied by the construction of a landscaped berm. ~• , This design concept has been incorporated into the General Plan j ~- ~ ; ; along with the recommendation that in instances where residential and industrial bou d i ; : n ar es are coterminus~ a landscaped berm or similar technique be employed to improve compatibility between these opposite ; 8~ : forms of urban land use. ~ ~ ~ ` ~~ To date~ Anaheim has emphasized and encouraged the development of li~ht industry. However technolo ical im r t i ~ g p ovemen s n the area of manufacturing processesy sound buffering techniques~ and site design h ,. ave eliminated many of the ne~ative aspects of some ty~es of industry. Industrial uses previousl cl ifi d " ' ~` y ass e as objectionable on the basis of factors such as odor.~ dust noise etc ma i i ' ~ ~ .~ y~ n many nstances~ now be compatibly integrated with existing uses. However~ city legislators ~ ;; will want to carefully evaluate proposals to develop "interim" projects h ~, t suc as trailer parks~ used auto storage~ etc, within planned residential ~~ ~ A 1:`~ „~yt . !~ ~ ~.i I ;: ~ ~~ ' . . .. ~..i . . .. , ~ - `~ / - ~0 - ~ uses because experience indicates that a high degree of difficulty is encountered attempting to phase out these uses within oripinally \ established time limits. ~, California communities are recognizing the benefits which accrue ;,I from a sound industrial base and determined efforts are being made to J 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 industrially planned areas is com- patible to existing industrial uses and that zoning integrity is maintained if the community is to enjoy continued success in attracting ; new industrial firms. OBJECTIVES AND POLICIES In planning industrial land use~ the basic objectives are: ~a 1. To develop and maintain a stable diversified ran~e of 1 ~ ' ~ industries to enhance the economic base of the community. 2. To protect and enhance the integrity and desirability of' ~, 'Y industrial sites within the industrial areas of the community. ~ ~ : These objectives are attained thr•ough application of certain .l development principles which for th< City of Anaheim include: • I 1. Encourage thE ~xpansion of existing industry and attract a ~,'~ range of high quality industrial development~ ` 2. Encourzge and promote the inclusion of industrially oriented ~ I : commercial uses within industrial areas; ; jt~( 3. Create and encourage an industrial park atmosphere with attrac- tive site planninQ, landscaping~ and appropriate building setbacks throughout all industrial areas~ 1;~ ~F, Separate industrial areas from adjacent residential areas~ commercial areas~ and arteri~l highvrays through the use of ;:~ landscaped open space areas~ parks and parkways~ off-street , ,~,i :~;~ parking areas~ and natural barriers~ ~, ,~ !, 5. Establish and enforce industrial performance standards for ~ ~L~', ,~ ~ ~ '. ____- .~...:.. __:... ,,. .. . -. ,Y...:,: ._ _.... e ^°~~ _. _ _ _ -~- •- - ~ - ~:. ~ni u ,.. .-~jry;pi:- f ~- .,~ , . ... . _ . .__ ... ~ y -~ - 11 - the control and/or elimination of smoke~ dust~ noise, odor~ and other industrial nuisancesg ~; ,. ~ ~.' ~ ~ , ~'~ ~ :,i .~ 6. Require the provision of adequate space for off-street parking and loadin~ areas on all industriel sites; and 7. Provide all industrial areas and sites with adequate access to transportation facilities~ fire and police protection~ ' public utilities~ and other community services. DISTRIBUTION The Anaheim General Plan - 1~j69 sets forth the community's industrial land use policies and designates five separate p,eographical areas~ all of which are located within Planning Area A. ~ In most instances~ boundaries for these industrial areas consist of freeways~ arterial highways~ the Santa Ana River and other natural and man-made features which serve to separate and buffer industrial areas I from non-industrial areas. The planned industrial areas total appr'oximately ~F800 gross acres and I approximately forty-four percent of this acreage is ava~lable for deve]- opment. The Plan includes the concept that these a!'eas be developed in ~ the form of industrial parks and implementin~ zones contain standards I necessary to achieve this goal. The General Industrial designation is primarily impl=mented in accordance with the standards contained in the M-1 Zoneg however~ a limited amount of M-2 zoning is located in the North Central Industrial 4: Area. The M-1 Zore provides for the development of light manufacturing~ ~rarehousing and wholesaling uses. The M-2 Zone permits heavier industrial ~,,: uses which comply with recognized performance standards. Provision is I made for the establishment of industrially-related commercial centers ~. having a minimum site size of five acres. Plans for proposed commercial i" centers and heavier industrial uses within areas zoned for M-1~ Light Industrial~ use are reviewed in conjunction with a Conditional Use Permit. The type of use that~ in fact~ develops in a particular area or on a particular site is.determined byt 1. The zone classification within which the property is located~ and, 2. The types of usee permitted within each zone classification. ~