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Anaheim, CA

Anaheim, CA Intensifies Development at Under-used Shopping Centers

Originally a German farming community of vineyards and citrus groves, Anaheim, California was named after its proximity to the Santa Ana River and the German word for home, "heim." The City was incorporated in 1876 with 881 residents; it remained a rural agricultural town until the end of World War II, when Los Angeles began its rapid outward expansion. Freeways and tract homes enveloped the countryside, and by the end of the 1950s, Anaheim was a modern day boomtown. The eventual success of Disneyland and the entertainment industry brought new homeowners and businesses to the area resulting in a local economy based on construction and tourism. Between 1953 and 1955, the City annexed nearly 7,500 acres — quadrupling its size in only three years. Rapid expansion of the City challenged officials with how to provide local services and facilities and how to direct growth in an orderly manner. Freeway driven development has resulted in a hodgepodge urban fabric that characterizes Southern California suburban sprawl.

In an effort to meet a growing need for housing and livable urban places in a region constrained by lack of raw land, City officials are looking to surplus asphalt-rich shopping centers. In recent years these types of under-used sites with development potential have been given the name "greyfields," in contrast to "brownfields" which typically refer to land contaminated by previous users that requires cleanup before development can proceed.

The City of Anaheim is working with The Planning Center — a Costa Mesa-based planning firm — to redevelop an aging strip mall into a mixed-use suburban village. According to Randy Jackson of The Planning Center, a typical strip mall utilizes less than 20% of the parcel; the rest is underused parking. Officials in Anaheim hope to change this statistic by filling in the parking lot of a shopping center near Anaheim Boulevard and Broadway. Existing retail anchors, such as Sav-On Pharmacy and Vons groceries ® and their respective parking ® are not threatened by the new project. Rather, business is expected to benefit when stacked parking is added as a second story and luxury apartments and lofts occupy the third story. Office and commercial space will be retained on the ground level and will total 36,000 square feet. A total of 34 residential units will be added. The project straddles Lemon Street, and is focused around a mini-roundabout featuring colored and textured surface treatments and landscaping that create a plaza-like feel. Streetscape improvements will include parallel parking and the addition of street trees and street furniture.

Greyfield redevelopment and infill projects are also two primary strategies that are being employed to define a Towne Center for Anaheim and to enhance business vitality. In addition to the shopping center redevelopment, adjacent low-intensity sites along Anaheim Boulevard are slated for inclusion in the new mixed-use Towne Center plan. At Santa Ana Street, a 4.6 acre former trucking site will be converted to 68 compact residential units featuring shared courtyards and a central pool. Architecture and housing typology is varied and the project will result in gross density levels of 15 units/acre. This kind of moderate density is enough to support businesses within walking distance and more transit options.

Anaheim is also developing a Downtown Mixed-Use Overlay Zone to try to create more urban centers that are being described as "Suburban Villages." The overlay zone is intended to allow for mixed-use development projects within a defined area of the downtown, as a supplemental land use option. The zone encourages a mix of compatible uses, pedestrian activity, reduction of automobile dependence, active street life, and enhanced business vitality. Site Development Standards require a minimum of 200 square feet recreational/leisure space per residential unit including balconies, patios, and roof gardens. Performance Standards ensure quality of life for downtown residents and guard against offensive noise and other nuisances.

The Anaheim Suburban Village plan stems from the findings of a 2001 study on greyfield redevelopment conducted by The Planning Center. Using GIS technology, census and tax roll data, and windshield surveys, The Planning Center team identified over 700 greyfield sites ripe for redevelopment in Orange County. The study found that the sites range from 1/2 to 20 acres each. A subsequent analysis by the city of Santa Ana found a 40% excess in retail strip centers versus the number of trips needed to sustain them. According to Jackson, "the new suburban village can provide opportunities to create a strong sense of place in cities as our suburban areas transition to urban environments, and at the same time provide a base for balanced economic viability and create affordable housing."

The study has received favorable media coverage and strong support from builders. The concept is also backed by affordable housing advocates since more intensive development of strip malls provides an enormous opportunity for affordable housing construction — one of the greatest challenges in the region. The Orange County division of the Building Industry Association awarded the Suburban Village concept the Ruby Slipper Award for "best promoting efforts to meet the affordable housing needs of Orange County."

For more information about the Anaheim Towne Center or the Suburban Village concept, contact The Planning Center at (714) 966-9220 or visit http://www.planningcenter.com. Additional information about greyfield redevelopment can be obtained from the Congress for the New Urbanism at (415) 495-2255 or http://www.cnu.org.

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