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huntington beach planning department
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• huntington beach planning department
ABSTRACT
The objective of this report is to survey and analyze industrial
land use in. the City of Huntington Beach to provide an understand-
ing of current conditions and potentials for future expansion.
Toward this end, the study examines the City' s existing industrial
uses, employment structure, and revenues/expenditures generated
by industrial uses; analyzes regional economic growth and the City' s
future land requirements; provides a suitability study of vacant
sites for industrial development; and explores future courses of
action affecting the City.' s industrial land inventory.
The data collected reveals that about 2, 000 acres are general
planned or zoned for industry in Huntington Beach, one-half of
which is still vacant. Small light industrial and wholesale trade
establishments dominate the developed areas. However, warehousing,
storage, wrecking yards, and junk yards constitute an important
share of acreage in some places, most notably along the Central
Industrial Corridor. The largest firms in the City are concentrated
in aerospace, public utilities, and the oil industry.
The study suggests that the City is not maximizing benefits from
its industrial land. Existing light industrial development was
found to have a positive effect on local school revenues but a
negative effect on the City' s financial balance . While the City
shows a net revenue gain from developments in the Huntington
Industrial Park Area, it exhibits a substantial net loss from
activities along the Central Industrial Corridor. This reflects
the high proportion of marginal uses with minimum improvement in
the Gothard corridor. Moreover, such industries do not generate
significant employment and income multiplier effects to other
sectors of the local economy.
In relative growth terms , the City can be expected to maintain a
5. 5 to 6 percent share of Orange County' s industrial base through
! the year 2000. By the turn of the century, the City will require
approximately 677 acres above the area currently developed to
accommodate expected industrial growth. This leaves about 339
acres in excess capacity. If Huntington Beach is to capture the
projected share of future industrial growth, however, the City
(and other promotional organizations) will have to continue or
expand present industrial encouragement efforts.
Not every acre in the vacant industrial land inventory is highly
suited to industrial development. Only 66 percent of the vacant
space surveyed received a high rating for potential expansion.
About 75 percent of the best sites are located in the Huntington
Industrial Park Area, while most of the rest are interspersed
along the Gothard corridor. Past land policy favored retaining
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the Central Industrial Corridor. However, it has not sufficiently
protected good quality sites from residential encroachment, or
invasion from marginal business structures, storage facilities ,
and wrecking yards. Much of the corridor' s land is poor, subject
to flooding, inaccessible, or otherwise undesirable. The impor-
tance of rail service and the Route 39 Freeway to the corridor has
diminished, leaving a multitude of mediocre sites for future
industry. At the same time, not enough prime land was allocated
for. future industry in the Huntington Industrial Park Area. Since
the available land around the industrial park area is now entirely
in residential development, the City is confronted with the alterna-
tive of improving the attractiveness of the Central Industrial
Corridor.
Based on the research and analysis presented in this report, the
Planning Department recommends the following:
1. The City and other promotional groups should continue existing
measures to expand industry in the Huntington Industrial Park
Area.
2. If it is desired to increase .Huntington Beach' s share of future
County growth beyond that projected, the City should become
actively involved in upgrading the potential of the Central
Industrial Corridor and expanding the need for sites now
considered excess capacity. The following measures are .
suggested:
A. The City should encourage the development of small Indus-
trial parks, and prohibit the proliferation of marginal
activities that demonstrate little economic benefit.
B. The City should provide more flexibility in the industrial
zone by permitting mixed use developments.
C. The City should implement measures to upgrade the suita-
bility of sites. These might include encouraging sufficient
consolidation of parcels; precise planning of streets to i
inaccessible parcels; and increasing the priority of
industrial areas on the Capital Improvements Program for
utilities, drainage, and streets.
D. The City should work closely with Southern Pacific Railroad
to enhance the potential of rail-oriented properties.
E. The City should pursue measures that will hold sites for
long-term development. These could include either helping
to organize ventures that purchase the land for long-term
use .or permitting low intensity interim uses .
3. If measures do not sufficiently increase the potential of sites
in the Gothard corridor, a portion of the excess land capacity
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should be reduced according to a prioritized list of general
areas and individual site evaluations.
4 . The Edison Area should be phased out of the industrial land
use inventory.
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TABLE OF CONTENTS
SECTION TITLE PAGE
ABSTRACT
1. 0 INTRODUCTION 1
1. 1 Intent and Purpose 1
1. 2 Methodology 2
1. 2. 1 Industrial Land Use and Employment Density 2
1. 2 . 2 Future Employment and Land Use 2
Requirements
1. 2. 3 Vacant Land Use Suitability 3
2. 0 INVENTORY OF EXISTING INDUSTRIAL CONDITIONS 5
2. 1 Established Industrial Development Policies 6
2. 2 Existing Uses on Industrial Designated Land 6
2. 2. 1 General Planned and Zoned Industrial Land 6
2. 2 . 2 Existing Industrial Uses and Pending 7
Projects
2 . 3 Industrial Employment 14
2. 4 Revenues and Expenditures Generated by 17
Industrial Uses
3. 0 FUTURE INDUSTRIAL DEVELOPMENT POTENTIAL 21
3. 1 Regional Perspective 21
3. 1. 1 Existing Areawide Industrial Density 21
3. 1. 2 Regional Employment Projections 23
3. 1. 3 Area Planned for Future Industrial 23
i Development
3. 2 Industrial Potential in Huntington Beach 25
3. 2 . 1 Future Land Requirements 25
3. 2 . 2 Suitability of Undeveloped Industrial 26
Sites
4 . 0 CONCLUSIONS AND RECOMMENDATIONS 31
4 . 1 Past Land Policy 31
4 . 2 Industrial Uses and Municipal Revenues 32
4 . 3 Industrial Growth 32
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SECTION TITLE PAGE
4 . 4 Land Requirements and Suitability of 32
Vacant Land _
4 . 5 Huntington Industrial Park Area 34
4. 6 Central Industrial Corridor 34
4. 7 Edison Area 36
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TABLE OF FIGURES
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NUMBER TITLE PAGE
2-1 General Plan Industrial Land 8
2-2 Existing Industrial Zoning 10
• 2-3 Existing Industrial Uses 12
2-4 Industrial Firms and Employment 15
within Huntington Beach
2-5 Employment by Standard Industrial Code 16
Classification
• 2-6 Summary of Annual City and School Revenues 18
and Expenditures per acre of Industrial
Land
3-7 Regional Employment Projections 24
3-8 Suitability of Vacant Land for Industrial 28
Development
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1. 0 INTRODUCTION
1.1 Intent and Purpose
• This report presents an inventory and analysis of industrial land
within the City of Huntington Beach. It is anticipated that such
a study will afford the City' s decision-makers an understanding
of existing industrial conditions and potentials for expansion so
that further action on industrial land use can be undertaken with
• recognition of its implications.
For the past several years pressures have increased to rezone
industrial property to other uses along the Gothard-Southern
Pacific corridor. Discretionary bodies, however, have been
reluctant to allow such changes because of the desire to expand
'the City' s economic base and increase municipal revenues through
industrial development. This study emerged from a request of
the City Council and Planning Commission to conduct a systematic
analysis of industrial land in order to ascertain present and
future needs. The scope of the study was expanded to include all
industrially designated land in the City. The existing industrial
inventory and land suitability analysis were completed in early
1976. To adequately estimate future land needs in the City,
however, the report was again expanded to its present form to
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include a regional perspective.
1. 2 Methodology •
The study proceeds from an inventory of existing industrial con-
ditions within Huntington Beach to a regional analysis of industrial
development and employment in the rest of Orange County. Future
land requirements for the City are then estimated through the
year 2000 by projecting employment in the industrial sector and
applying a density factor to the available vacant industrial land.
Land needs are then matched against the suitability of vacant
sites for development.
1. 2. 1 Industrial Land Use and Employment Density
In order to determine the amount of available industrial
land in the City, a parcel was classified "industrial"
if it is zoned and/or general planned for such use.
Industrial land as defined is then organized by geographic
area in the City and by five general categories of use:
general industrial development, public utility, oil
related uses, non-conforming uses, and vacant. The
category of general industrial development is subdivided
into aerospace; other manufacturing and wholesale trade;
and warehouse and storage. The City' s employment density
applicable to future land requirements is derived from an
average of densities in the three general industrial
development subcategories. This local factor is then
weighted 25 percent by the average industrial density
in Orange County as a whole.
1. 2. 2 Future Employment and Land Use Requirements
The City' s future industrial employment growth is pre-
dicted from the SCAG-76 Growth Forecast Policy. The SCAG
report includes employment projections for Orange County
and Regional Statistical Area 38 (consists of Huntington
Beach, Westminster, Fountain Valley, and Seal Beach)
through the year 2000. The projections consider the •
demand and supply sides of economic growth. They are
also significant to the extent that the allocation of
total employment to Orange County and RSA 38 is treated
in a context of comietition with all other counties
in the SCAG region.
Total employment within RSA 38 is allocated to Huntington
Beach and the three other cities according to local City
population growth projections and SCAG' s employment/
1Refer to SCAG-76 Growth Forecast Policy for a complete discussion
of mechodo ogy and assumptions.
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population .ratios to th(, year 2000. Growth projections
• in the industrial sector are derived from average 1970-1976
employment/industrial employment ratios. Future land
requirements are then estimated by application of the in-
dustrial density factor to the projected industrial
employment.
1. 2. 3 Vacant Land Use Suitability
Potential industrial sites are evaluated according to the
following criteria:
1. Accessibility to transportation (rail and vehicular)
2. Fire protection rating
3. Compatibility with surrounding land uses
4 . Accessibility to public utilities
5 Suitability of physical features (soil, topography,
drainage)
6. Size and shape of parcel; degree of ownership
consolidation
7. Required site work (grading and structure removal)
The study evaluates the vacant parcels to three ranges
of suitability for industrial development: high, medium,
and low. Land with non-conforming uses is also analyzed.
The evaluation criteria and scoring system appear in
sample form in the appendix of this study. Data sheets
for specific parcels are available through the Planning
Department.
The evaluation criteria reflect a certain degree of bias.
Vacant parcels are analyzed according to locational
advantages suitable to small to medium scale light
industrial developments such as those found in the
Huntington Beach Industrial Park. The study is less
oriented to those firms that find advantage at rail
locations or on physically marginal land. Some criteria
are also applicable to non-industrial development.
However, such criteria must be considered as part of
the industrial developer' s cost structure. The
competitiveness of highly suitable sites within the
City and elsewhere in the County is intense enough
that marginal or even moderate quality sites could
be rejected by the developer.
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2.0 INVENTORY OF EXISTING INDUSTRIAL CONDITIONS
2.1 Established Industrial Development Policies
In the development of industrial land uses within a community, the
establishment of industrial goals and development standards are
S important policies that should be consistent with the City' s
General Plan. The City of Huntington Beach, through the process
of citizen participation, has adopted general policies and standards
applicable to industrial growth.
The major objective and supplementary principles of the City' s
position regarding industrial development is outlined in the City' s
Policy Plan, dated January 1974. These general policies are as
follows:
Industrial Development Objective:
Seek and encourage industrial development to broaden the City' s
r economic base.
Industrial Development Principles:
1. Work with industry to provide proper site planning that will
provide for expansion and future needs.
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2. Encourage industrial development in several dispersed industrial
parks.
3. Provide for proper location of land uses both within and
adjacent to industrial areas. Buffer and transition standards
should be established.
4. Establish rigid environmental standards. •
5. Provide access to industrial areas by all available forms of
transportation without disturbing surrounding land uses.
6. Carefully reevaluate the location of areas zoned for industrial
development.
The above policies evolved from extensive citizen input in formu-
lating several policy statements relating to land use development,
environment and resources, and societal and cultural aspects within
the community. This effort to seek citizen participation in formu-
lating City goals and objectives was accomplished through a citizens f
steering committee policy program conducted from 1970 to 1973. A
detailed discussion and explanation of the process and final
adoption of the policies is plrovided within the contents of the
City' s Policy Plan document.
2. 2 Existing Uses on Industrial Designated Land •
In March of 1976, an acreage inventory of industrial land within
Huntington Beach was conducted by the City' s Planning Department.
The survey included an analysis of general planned and zoned
industrial land by existing use and geographic area within the City.
Also included was an inventory of pending industrial projects.
2. 2. 1 General Planned and Zoned Industrial Land
Figure 2. 1 provides an inventory of acreage designated
Light Industrial by the General Plan Land Use Element. Over
1, 436 acres or 8. 3 percent of the City ' s total 17 , 372 acres •
is presently general planned Light Industrial. Geographic-
ally, the Huntington Industrial Park Area accounts for
approximately 52 percent of the Light Industrial category.
Another 40 percent of the industrial land is located along
the Central Industrial Corridor. From the standpoint of
use, about 64 percent of the Light Industrial Land is
vacant and 30 percent is developed to general industrial
activity. The rest of the land is in oil-related uses,
non-conforming uses, or public utility.
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Huntington Beach Policy Plan: Huntington Beach Planning De a t
ment, January, 1974.
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A similar pattern prevails with respect to industrial zoned
land. However, the use of the M-1 and M-2 categories as in-
dustrial criteria results in considerably more land zoned
for industrial uses than general planned. Figure 2-2 shows
a total of 2002 acres or 11. 5 percent of the City' s total
area zoned M-1 or M-2. Approximately 38 percent of the in-
dustrial zoned land is located within the Huntington Indus-
trial Park Area. The Central Industrial Corridor accounts for
another 34 percent of the M-1/M-2 categories in the City.
The remaining industrial acreage is located within the
Edison Area (16 percent) and in scattered parcels south of
Garfield Avenue and west of Beach Boulevard defined as the
Old Town/Seacliff Area (12 percent) . About 23 percent of
the total area is developed with general industrial function
while 48 percent is vacant. The rest of the acreage is in
public utilities (12 percent) , oil related activities
.including extraction (14 percent) and non-conforming uses
(3 percent) .
2. 2. 2 Existing Industrial Uses and Pending Projects
Figure 2-3 presents a tabularized description of all uses of
industrial designated land, whether it is zoned , general
planned, or both. The accompanying map, however, is limited
to showing only industrial development, i.e. , general
industrial, public utility, and oil related uses. From
Figure 2-3 it is obvious that the vast majority of the
existing industrial uses and current projects are concen-
trated in two general sections of the City: the Huntington
Industrial Park Area and the Central Industrial Corridor.
Relatively large industrial acreages appear in the Edison
area and O1d. Town/Seacliff area, but these are dominated by
public utilities (Southern California Edison and Orange
County Sanitation District) and oil related activities,
respectively.
The Huntington Industrial Park Area, anchored in the
northwest by the McDonnell-Douglas astronautics complex,.
contains an approximate total of 263 acres of general
industrial development (35 percent of the total area) . Most
of this acreage is dominated by the 200 acre aerospace •
• complex with its 1, 150, 000 square feet of floor space. Two
industrial parks are located south of Bolsa Avenue: the
Huntington Beach Industrial Park and the Huntington Beach
Business Park.
The John D. Lusk and Sons' Huntington Beach Industrial Park
encompasses a total of 303 acres of which 61 acres or 20
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FIGURE 2-1 •
GENERAL PLAN INDUSTRIAL LANDl
AREA GROSS ACRES PERCENT
Huntington Industrial Park Area 754. 4 52. 5
Central Industrial Corridor 568 . 3 39. 6
Edison Area 113. 6 7. 9 •
Total 1 ,436. 3 100. 0.
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USE GROSS ACRES PERCENT
General Industrial Development 425. 6 29. 6
Oil Related Uses (Includes Extraction) 45. 3 3. 1 •
Public Utility . 3 . 1
Non-Conforming Uses 50. 3 3. 5
Vacant 914. 8 63. 7
Total 1,436. 3 100. 0
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1 General planned industrial land is based on the Light Industrial
category.
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PLANNING DEPARTMENT.
GENERAL PLAN
INDUSTRIAL LAND
FIGURE 2-2
EXISTING INDUSTRIAL ZONINGI
AREA GROSS ACRES PERCENT ,
Huntington Industrial Park Area 762 . 7 38. 1
Central Industrial Corridor 681. 0 34 . 0
Edison Area 317 . 0 15 .8
Old Town/Seacliff Area 241. 3 12 . 1
Total . 2, 002. 0 100. 0
USE GROSS ACRES PERCENT
General Industrial Development 465. 4 23. 3
Public Utility 246. 2 12. 4
Oil Related Uses (Includes Extraction) 276. 7 13. 8
Non-Conforming. Uses 53. 0 2. 6
Vacant 958. 7 47. 9
2 , 002. 0 100. 0
1 Industrial zoned land is based on the M-1 and M-2 categories.
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(DEVELOPED,VACANT,NON-
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HUNTINGTON BE4CH, OILIFORNIA
PLANNING DEPARTMENT i
.EXISTING INDUSTRIAL ZONING
FIGURE. 2-3
F:XIS'Pfw; USF:S mi INDUSTRIAL
ZONED LAND AtIll'ok GENERAL
PLANNED MDUSTRIAI. LAND BY •
GEOGRAPHIC AREA
AREA AND USE GROSS ACRES PERCENT
Huntington Industrial Park Area 762.7 100.0
General Industrial 263.2 34.5
Development
Public Utility 8.3 1.1
Vacant 491.2 64.4
Central Industrial Corridor 685.6 100.0
General Industrial 187.2 27.3
Development
Public Utility 27.9 4.1 •
Oil Related Uses 23.0 3.3
(Includes Extraction)
Non-Conforming Uses 56.3 8.2
Vacant 391.2 57.1
Edison Area 317.0 100.0
General Industrial 7.0 2.2
Development
Public Utility 203.7 64.3
Oil Related Uses 28.7 9.0
(Includes Extraction)
Vacant 77.6 24.5
Old Town/Seaeliff Area 241.2 100.0
General Industrial 8.0 3.3
Development
Public Utility 8.3 3.4
Oil Related Uses 225.0 93.3
(Inludes Extraction)
TOTAL USE 2,006.0 100.0
General Industrial 465.4 23.2
Development •
Aerospace 1 202.3
Other Manufacturing 1.78.3
Wholesale Trade, and
Misc. Business Services
Warehouse and Storago2 84.8
Public Utility 248.2 12.4
Oil Industry 3 276.7 13.8 •
Oil Related Uses 72.8
Extraction 203.9
Non-Conforming Uses 56.3 2.8
Vacant 960.0 47.8
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1. Refer to standard industrial code list of industrial categories
on page
2. Includes warehouses, lumber yards, auto wrecking, junk yards,
and storage.
3. Includes oil equipment and supply yards, storage tanks, and
oil offices.
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percent was developed and occupied as of March 1976. The
first industrial building was constructed in 1971, and the
park now contains 80 buildings with a total floor area of
about 970, 000 square feet. The vacancy factor for
constructed buildings in the park is presently less than
• one percent. All development has occurred south of
McFadden Avenue on M-1-A-15, 000 or 20 , 000 square foot
minimum lots. Of the remaining 94 acres south of
McFadden, approximately 59 acres are now subdivided and
either under construction, sold, or in escrow.
North of the Huntington Beach Industrial Park is the
Kaiser Aetna Huntington Beach Business Park. The
Kaiser Aetna area is planned to accormnodate a total of 129
acres of light industry. About 14 acres at the southwest
corner of Bolsa Avenue and Springdale Street are now
zoned for commercial development. The owners expect to
• integrate commercial services that will support the ad-
jacent industrial developments. The Huntington Beach
Business Park is tentatively scheduled for first phase
development in 1976 or 1977.
The Central Industrial Corridor, commonly referred to as
the "Gothard strip" , contains approximately 187 acres of
general industrial uses, or 27 percent of the corridor' s
area. All buildings are currently occupied. The Central
Industrial Corridor extends north-south along Gothard
Street and the Southern Pacific Railroad right-of-way be-
tween Edinger Avenue and Garfield Avenue. Excluding those
• industrial uses between Edinger Avenue and Heil Avenue,
the majority of uses along the central corridor are
marginal. The industries south of Warner Avenue are
typically wholesale distributors, warehousing and storage
operations, and manufacturing concerns that find ad-
vantage in locating along railroad lines or upon land that
• is physically marginal . Although the Central Industrial
Corridor has been industrially zoned and general planned
for many years, the demand for such sites has not been
promising. However, two new industrial parks have
recently been planned along the corridor that may spur
further industrial development.
•
The Huntington Beach Industrial Development Company is
developing an initial 10 acres of light industry in an
area east of the Southern Pacific Railroad tracks between
Talbert Avenue and Taylor Drive. The developers hope
that the 10 acre development will generate construction
• within the adjoining 40 acres of vacant industrially
zoned properties to the east. In 1973, a specific plan
111L AIL
�•�Via::h::v: `�. 13
tL
•
of this area was approved by the City Council.l The plan
provides for the orderly development of the area as a
planned industrial complex bordered on the south by a
landscape buffer.
Another recent project along the corridor has been pro-
posed by the Mountjoy Construction Company. Encompassing
approximately 14 acres, the project site is located on the •
east side of Gothard Street between Ellis Avenue and
Talbert Avenue.
2. 3 Industrial Employment
This section examines the existing industrial employment structure •
in Huntington Beach.
In January 1976, . the Huntington Beach Office of Economic Development
surveyed the industrial firms in the City according to location,
type of activity, Standard Industrial Code (S. I .C . ) classification,
and employment. Another survey of the City' s industrial base was •
completed at the same time by the Planning Department as part of the
Urban Data Inventory program. The results of both were combined
into a cross-sectional analysis of industrial employment in the
City. Figure 2-4 presents employment by size of firm and major
sector. Figure 2-5 contains an inventory of employment based upon
the federal Standard Industrial Code system. The S. I .C. classi- •
fication offers a convenient method of looking at employment struc-
ture in that a single code number identifies the principal type of
activity pursued by each firm. It thus permits disaggregation of
the seven major employment sectors from Figure 2-4.
In January 1976, industry accounted for about one-third of the total
persons working within Huntington Beach. Approximately 10, 830
persons work for 306 industrial firms. The industrial distribution
is radically skewed by five firms which each employ more than 250
persons and account for 86 percent of the industrial employment
base. The largest employers are: (1) McDonnell-Douglas, 7 ,500;
(2) Southern California Edison, 700; (3) General Telephone, 590; •
(4) Burmah Oil and Gas, 300; and (5) Cambro Manufacturing Company,
250. Only McDonnell-Douglas and the Cambro Company fall into the
general industry category. These companies located in Huntington
Beach some time ago and are not typical of the economic scale or
activities attracted over the past five years. However, the Weiser
Lock Company has tentative plans to relocate its Los Angeles based •
plant to a 42 acre parcel in the Huntington Beach Industrial Park.
This firm would ultimately employ about 2, 500 people.
1 Taylor Drive Specific Plan, Huntington Beach Planning Department , •
October 1973.
14 &1 IN
•
FIGURE 2.-4
INDUSTRIAL FIRMS AND EMPLOYMENT
WITHIN HUNTINGTON BEACH
Firm Size
e (Employees) No. Firms Employment
1000+ 1 7500
500-1000 2 1290
250-500 2 550
100-250 0 0
50-100 2 100
25-50 9 278
10-25 27 335
1-10 263 777
306 10 , 830
Use Employment No. Firms
Aerospace 7500 1
Other Manufacturing 1247 173
f Wholesale Trade 125 39
Misc. Business Services 162 65
Warehouse and Storage 103 15
Public Utilities 1290 2
Oil Industry 403 11
�. 10, 830 306
O`
Vv
Figure 2-5 r
EMPLOYMENT BY S'i",GIiARD INDUSTRIAL
CODE CLAS:;IFICATION
US5 AND
S._I_.C. CODE_ EMPLOYMENT NO. FIRMS
AEROSPACE 7,500 1
3760 Guided Missiles, Space 7,500 1
Vehicles and Parts
Other Manufacturing 1,247 173
2000 Food & Kindred Products 15 3
2200 Textile Products 8 3 e
2300 Apparel Fabrics 14 5
2400 Lumber, Except Furniture 16 2
2500 Furniture & Fixtures 67 10
2700 Printing & Publishing 61 10
2800 Chemicals & Allied Products 120 . 8
3000 Rubber & Plastic Products 272 11
3200 Stone, Clay, Glass Concrete 88 13
3300 Primary Metal Industries 21 4
3460 Fabricated Metal, except 130 20
Machinery & Trans. Equip.
3500 Machinery, except Electrical 102 28
3600 Electrical and Electronic 80 18
Machinery
3700 Transportation Equipment 51 14
3800 Instruments & Optical Goods 102 8
3900 Misc. Manufacturing Ind. 100 16
Wholesale Trade 125 39
5010 Motor Vehicles & Automobile 10 3
Parts and Supplies
5020 Furniture, ❑ume Furnishingc, 10 5
5040 Sportinq, Recreational, Ptioto, 6 3
Hobby Goods, Toys
5060 Electrical Goods 7 3
5070 Hardware, Plumbing, 1!eatinq 5 2
5080 Machinery, Equipment, Supplies 29 9
5090 Misc. Durable Goods 51 11
5100 Non-Durable Goods 7 3
Misc. Business Services lti 65
1500 Construction - General 12 5
Contractors
1600 Construction - Other 37 15
1700 Construction - Special Trades 3 2
7310 Advertising 4 2
7330 Mailing, Roprcduction, Com- 10 2
mercial Art, Photos,
Stenographic Services
7340 Services to Buildings & 3 1
DwcLlings
7370 Computer. & Data Processinq 1 1
7390 Misc.-Research & Test.inq 36 12
7500 Automobile P.epair & Service 13 6
7600 Misr.. Repair & Services 29 11
8900 Misc. - Engineerinq 14 8
Warehouse and Storage 103 15
4200 Motor Freight Transportation 32 3
5030 Lumber & Construction Material 27 2
7390 Misc. - Rentals, etc. 38 9
7500 Salvaging - Auto 6 1
Oil Related 403 11
2900 Petroleum Refining and 360 6
Extraction .
3500 Oil Machinery 8 1
4200 Oil Trucking 25 1
5090 Oil Storage 8 2
7390 Oil Services - Misc. 2 1
Public Utilities 1,290 2
4800 Communication 590 1
4a00 F,lectric, Ga:;, Sanitary
Services 700 1
16 10,R30 306
16
i
•
The other 301 concerns presently located in the City provide employ-
ment for about 14 percent of the industrial labor force. Most
establishments employ less than 10 people. They are the major scale
and type of operation that has been filling up the Huntington Beach
Industrial Park (south of McFadden Avenue) and the small parks along
the Central Industrial Corridor (north of Heil Avenue) over the last
• five years. The small plants are usually involved in a combination
of activities in order to reduce costs. It is typical to find many
firms engaged in manufacturing and/or wholesale trade and business
services. Retail sales in combination with the above operations
are less common, though the Huntington Beach Zoning Ordinance permit
an industrial firm to use up to 25 percent of its floor space for
• commercial retail ancillary uses.
2.4 Revenues and Expenditures Generated by Industrial Uses
Local communities normally seek industrial development in order to
promote economic growth. It not only expands employment in the
industrial sector, but generates impulses to the rest of the local
economy as well. New employment is created in support activities
of other economic sectors and revenues accrue to local municipali-
ties and school districts. This section deals with the revenue/
expenditure aspects of industrial development in Huntington Beach.
i The 1976 Revenues/Expenditures Analysis of Land Uses sampled a
variety of areas within the City to determine municipal and school
district financial returns and costs per acre generated by -
industrial development. The study sampled 50 sites in the Huntingto
Industrial Park Area and Central Industrial Corridor, Oldtown Area,
. and Edison Area. The results are shown in Figure 2-6.
Industrial development tends to have a mixed effect on municipal
finances depending upon the type of activity and location. On the
average, the aerospace industry shows a net gain to the City,
whereas general light industry exhibits a net loss. The significant
positive effect of McDonnell-Douglas on net City revenues is a
function of revenues generated (mainly from property taxes) exceed-
ing expenditures for municipal services. Municipal service expendi-
tures for light industrial developments exceed revenues accrued to
the City. As depicted in Figure 2-6, the major reason for the $250
net loss per acre of light industry is found in the low revenues
generated by developments along the Central Industrial Corridor.
Light industry in the Huntington Industrial Park Area shows a net
per acre gain to the City, while the Central Industrial Corridor
shows a considerable net loss. Total revenue from the Central
Industrial Park Area is almost 74 percent higher than revenue
generated by sites along the Gothard strip. With the exception of
the area north of Heil Avenue, many corridor developments represent
• I
III
�' I
•
FIGURI 2-6
SUMMARY OF ANNUAL CITY AND SCHOOL
REVENUES AND EXPENDITURES PER ACRE OF INDUSTRIAL LAND1
City City Net Gain or
City Revenues2 Expenditures Loss per Gr.Ac.
Citywide Generated Incurred per Year •
Light Industry +1,309 -1,559 - 250
Aerospace +2,489 -1,464 +1,025
Huntington Industrial Park Area •
Light Industry +1,626 -1,559 + 67
Aerospace +2,489 -1,464 +1,025
Central Industrial Corridor
Light Industry + 955 -1,559 -604
School School Net Gain or
School Revenues Expenditures Loss per Gr.Ac.
Citywide Generated Incurred per Year
Light Industry +2,868 0 +2,868
Aerospace +7,588 0 +7,588
Huntington Industrial Park Area
Light Industry +3,984 0 +3,984
Aerospace +7,588 0 +7,588
Central Industrial Corridor
Light Industry +1,368 0 +1,368
1 Revenues/Expenditure Analysis of Land Uses: Huntington Beach Planning Department,
1976.
2 Includes share of property tax collected for recreation and parks purposes.
V
18
•
marginal improvements (such as wholesale distributors, warehousing,
and open storage operations) upon land of low assessed value. As
a result, property tax revenues to the City are almost three times
lower than those from the Huntington Industrial Park Area.
Industrial development in Huntington Beach makes a significant
contribution to the local school districts. The McDonnell-Douglas
aerospace facility contributes almost three times as much net
revenue per acre as light industrial development. Looking at light
industry by geographic area, the Huntington Industrial Park Area
generates three times more net revenue per acre than the Central
• Industrial Corridor.
The foregoing analysis should be qualified to the extent that it is
based on a case study of existing industrial uses in Huntington
Beach. Its applicability to future developments depends on the
method by which it is employed. The location, size, and makeup of
future developments must be considered when using the average annual
figures in order to accurately assess the potential economic costs
and benefits. Although light industry shows a net loss to the City,
moreover, the analysis only accounts for the direct effect. In-
direct revenues from the growth of support industries, related
construction, and consumer expenditures are not reflected in the
study.
•
I%IV
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•
•
•
3. 0 FUTURE INDUSTRIAL DEVELOPMENT POTENTIAL
3. 1 Regional Perspective
• In order to determine future land requirements in Huntington Beach,
the City' s industrial development must be understood in context of the
regional economy. This section analyzes areawide industrial density,
future employment growth, and projected regional land needs within
Orange County.
* 3 . 1. 1 Existing Areawide Industrial Density
To ascertain industrial density in Orange County, an area-
wide land survey was conducted by the Huntington Beach
Planning Department in the early part of 1976. This survey
was compared with the most recent Orange County Planning
• Department inventory (December, 1972) to establish a general
trend. Employment data was derived from the annual reports
published by the California Employment Development Depart-
ment.
In December 1972 , the number of wage and salary jobs in
activities located within Orange County was approximately
487, 700. Industrial employment accounted for 175 , 540 or 35
percent of the total available jobs. At the same time,
the Orange County land use survey showed a total of 12 , 552,
acres developed to industrial uses . This yielded a rough
County-wide industrial density of 14 employees per acre.
•
21
•
•
Although the recent recession has slightly reduced the rate-
of job creation and land development, the Orange County
economy has remained relatively healthy. In January 1976 ,
about 793 , 000 residents constituted the County' s labor pool , •
of which 7 . 2 percent were classified as unemployed. Accord-
ing to the State Employment Development Department, the
County provided work for approximately 596 , 000 , of which
industrial firms accounted for 205, 875 employees or 35
percent of the total jobs.
The 1976 land use survey shows a total of 24 , 103 acres zoned
and/or general planned for industrial use in Orange County
(including Huntington Beach) . Approximately 10 , 991 acres
are vacant and 13 , 112 acres developed. The developed por-
tion of the County yields a regional density of 15 . 7 em-
ployees per acre.
Over the past three years , Orange County' s industrial
density has shown a general increase. A recent Orange County
Business solicitation of County business leaders may suggest
some reasons for this trend. First, there has been a
steady influx of large , well financed companies that are
well positioned to be active in a depressed real estate
market. These firms seek large facilities usually measuring
80 , 000 square feet or more. Firms looking for space in
Orange County represent a mix of local companies which are
expanding or relocating and remaining in the area, plus
an on-going influx of businesses primarily from the Los •
Angeles area. The influx of the large firms is based upon
their recognition of the County' s competitive property tax
structure and the availability of a large skilled labor pool.
Moreover, the availability of industrial land affords oppor-
tunities for business firms to expand their operations on
an orderly, long-range basis.
Large space users have brought about a significant change in
the County' s industrial real estate market. These firms seek
existing vacant properties , rather than building a facility
to their specifications. Inflationary factors result in
the existing structure costing significantly less than it •
would cost to buy land and construct a new facility. These
firms also defer their capital expenditures and retain them
for more immediate use in the business. As a result, sale
to developers of raw land which would be suitable sites for
speculative projects has dropped appreciably. However, it
is believed that the County will attract a wide variety of
business firms from the standpoint of size in future years.
This steady demand should eventually stimulate a new cycle
of construction of speculative buildings.
Industrial density will fluctuate in the future, but for the •
purposes of this study it is assumed that the County density
22 :hn
Alm
•
will maintain a stability of 14 . 9 employees per acre
through the year 2.000. This figure represents an average of
the 1972 and 1976 densities.
•
3 . 1. 2 Regional Employment Projections
The SCAG-76 Growth Forecast Policy is the basis of employ-
ment projections tor orange coun y and Regional Statistical
Area 38 (RSA 38 contains the Cities of Huntington Beach,
• Westminster, Fountain Valley, and Seal Beach) through the
year 2000. The results are presented in Figure 3-7. The
projections indicate that Orange County' s total employment
. and industrial employment will almost double by the year
2000. Between 1976 and 2000, the County will show a net
gain of 158 , 757 industrial employees. In the already urban-
ized areas of the County, Anaheim and Santa Ana are
forecasted to attract the bulk of the expected employment
gain. The newer areas of southeast Orange County, focusing
on the Irvine Industrial Complex. and Newport Beach, are also
forecasted to be rapid employment growth generators.
• The area encompassed by RSA 38 will grow at a steady rate ,
such that it will maintain a total and industrial employment
share of about 10 percent between 1976 and 2000. Within
RSA 38 , Huntington Beach will grow slightly faster than the
surrounding Cities of Westminster, Fountain Valley, and
Seal Beach (as a group) . By 2000, the industrial base of
• Huntington Beach will more than double, showing a net gain
of approximately 10 , 352 employees. The City will account
for 6 percent of the County and 58 percent of the RSA 38
industrial labor force.
3 . 1. 3 Area Planned for Future Industrial Development
•
The 1976 County-wide land use survey shows a total of
13 , 112 industrial acres developed, leaving approximately
10, 991 acres, or 46 percent, developable. If the regional
industrial density of 14 . 9 employees per acre is applied to
• the County growth projections, industrial growth will
consume the available acreage as follows:
1976-1980 + 46 , 064 employees + 3 , 092 acres
1980-1990 + 62 , 673 employees + 4 , 206 acres
1990-2000 + 50, 020 employees + 3 , 357 acres
TOTAL: +158, 757 employees + 10, 655 acres
In the short-run (1976-1980) , an estimated 3 , 092 acres (or
28 percent) will be needed to absorb the expected industrial
growth. By 2000 , industrial employment growth will require
about 10, 655 acres, or 97 percent, of the currently avail-
able acreage.
K1% ?i
lot
1111
23
•
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FIGURE 3-7
1
REGI014AL EMPLOYMCN-L PROJECTIONS
1976-2000
1970 1973 1976 1980 1990 2000
County
Total Employment 475,700 100% 538,740 100% 595,800 100% 770,000 100% 983,000 100% 1,153,000 100%
Industrial 2 136,059 100% 164,376 100% 180,500 100% 226,564 100% 289,237 100% 339,257 100%
Employment
RSA 38
Huntington Beach:
Total Employment 25, 117 5.3% 29,090 5.4% 32,728 5.5% 37,442 4.9% 51,410 5.2% 61,237 5.3%
Industrial 9,213 6.8% 9,058 5.5% 9,540 5.3% 12,162 5.4% 16,700 5.8% 19,892 5.9%
Employment
Other Cities
Total Employment 20,983 4.4% 26,525 4.9% 29,840 5.0% 36,958 4.8% 45,190 4.6% 58,763 5.1%
Industrial 5,396 4.0% 6,531 4.0% 7,166 4.0% 9,179 4.1% 11,223 3.9% 14,594 4.3%
^•�••• •N>» ':�s��:::::
.: •:.<., z% •::•:::}:' Employment
RSA 38
Total Employment 46,100 55,615 62,568 74,400 96,600 120,000
Huntington Beach 54.5% 52.3% 52.3% 50.3% 53.2% 51.0%
Other Cities 45.5% 47.7% 47.7% 49.7% 46.8% 49.0%
Industrial 14,609 15, 589 16,706 21,341 27,923 34,486
Employment
Huntington Beach 63.1% 58.1% 57.1% 57.0% 59.8% 57.7%
Other Cities 36.9% 41.9% 42.9% 43.0% 40.2% 42.3%
1. SCAG-76 GROWTH FORECAST POLICY: Southern California Association of Governments, January 1976.
2. Industrial Employment includes only general manufacturing and wholesale trade.
3. Other Cities of RSA 38 includes Westminster, Fountain Valley, and Seal Beach.
This does not mean that every acre presently designated for
industry in Orange Country will be pressed into use. Differ-
ences in regional demand within the County will result in
• some communities expanding industrial inventories while
others will retire acreage. The 1976 County land use survey
found this already occurring. Several communities in north
Orange County are currently rezoning sizeable portions of
their industrial land to residential and other uses. Others
are maintaining the existing amount of industrial land but
• are reducing acreage at unsuitable locations and increasing
acreage at more favorable locations. Hopes are to
consolidate vacant parcels for industrial park development
in order to improve competitive position within the County.
The SCAG growth study indicated that Anaheim, Santa Ana,
and Irvine are likely to have the fastest growth rates.
• These areas will probably expand their inventories of vacant
industrial land. The Irvine Industrial Complex already has
plans for expansion to a 2 , 000 acre site adjoining E1 Toro
Marine Base and a 330 acre site in Tustin.
3 . 2 Industrial Potential in Huntington Beach
•
Given the expected regional framework of future industrial employment
growth and land requirements, attention is now directed to a specific
analysis of the future industrial potential in Huntington Beach. This
section proceeds from a study of the City' s future land requirements
to a suitability analysis of undeveloped industrial sites.
•
3. 2 . 1 Future Land Requirements
Land needs in the City are based upon an adjusted density
factor which more closely reflects the type and scale of
industry to be attracted in future years. The industrial
• density factor is derived from the current densities in the
City' s general industrial development sectors plus the Count
density. It is determined as follows:
Aerospace 37. 1 employees/acre
• Other Manufacturing,
Wholesale Trade, and
Misc. Business Services 8 . 0 employees/acre
Warehouse and Storage 1. 2 employees/acre
Orange County Average 14 . 9 employees/acre
•
City Average: 15. 3 employees/acre
The inclusion of aerospace and warehousing is significant
to the extent that potential large and small space-using
firms attracted to the City are accounted for. These
• sectors are less important in terms of the type of industry
attracted in the future . Most new industry will fall into
AC 25
•
the general manufacturing (other than aerospace) and whole--
sale trade categories, requiring building floor space in
the 10 , 000 to 30 , 000 square foot range. Industrial densities
will typically range from 8 to 15 employees per acre
These characteristics are applicable to the Huntington Beach
Industrial Park Area and certain portions of the Central
Industrial Corridor.
Application of the City' s industrial density of 15. 3 employ-
ees per acre to the expected employment growth yields the
following future industrial land requirements :
1976-1980 + 2 ,622 employees +171. 4 acres
1980-1990 + 4 , 538 emplovees +296. 6 acres
1990-2000 + 3 , 192 employees +208 . 6 acres
+10 , 352 employees +676 . 6 acres
Short-run industrial growth (1976-1980) will generate a need
for 171 acres, or 25 percent of the total required area.
The cumulative total will reach 468 acres (69 percent) by
1990, and 677 acres (100 percent) by 2000 . The City
currently has about 960 acres of vacant industrial land
available for development and 56 acres in non-conforming
uses. The foregoing analysis thus indicates that the City
has approximately 340 acres in excess of its estimated
requirement.
This conclusion is not intended to mean that 340 acres of
industrial space should be rezoned to other uses. It
merely affords decision-makers an understanding based upon
a consistent methodology that the City has too much
industrial land relative to its needs . Its future appli-
cability necessarily depends upon the methodology employed.
Given the instability of projections in the long-run
(beyond 1980) , the actual future land requirement could be
quite different than estimated in this study. However,
the margin of error is not believed to be so great that the
City would find itself with a shortage of industrial space
in future years.
3 . 2 . 2 Suitability of Undeveloped Industrial Sites
The City currently has about 960 gross acres of vacant
land available for industrial expansion. over one-half of
the total vacant area is concentrated in the Huntington
Beach Industrial Park Area, while the rest is located along
the Central Industrial Corridor and within the Edison Area.
In order to determine development potential , an industrial
suitability analysis of vacant sites was conducted by the
Planning Department in late 1975. Figure 3- 8 depicts the
2 6 ��:. X
results of the evaluation by range of suitability and
geographic area. '
The suitability study rated approximately 664 acres as
prime land for industrial development. About 74 percent of
the prime space is concentrated in the Huntington Industrial
Park Area. Without exception, parcels in this area are
almost ideal from the criteria of excellent transportation
access to a minimum of required site work. The essential
advantages responsible for the past success of the indus-
trial park will apply to future industrial development,
quality, services, and awareness of the market. Quality
encompasses such things as construction, design, access,
. environment, and centralized location. Service refers to
the flexibility of the park developer to satisfy the changing
needs of existing tenants as well as those of potential
clients. Market awareness is reflected in the knowledge
that many industries have not been adversely affected by the
changing economy, but in fact continue to be growth
industries. As a result of these circumstances, the Hunting-
ton Industrial Park and Business District should be the
major area of future industrial encouragement in the City.
Since the Huntington Industrial Park Area at full develop-
ment will meet only 73 percent of the total projected land
requirement, favorable areas along the Gothard corridor must
be considered for the future. The suitability analysis
determined that about 25 percent, or 167 acres, of the
highest rated industrial space is located along the Central
Industrial Corridor. Parcels rated high intersperse with
medium and low quality parcels with no clear continuum along
the corridor. one concentration of prime industrial parcels
is located north of Warner Avenue. Another group extends
along the west side of Nichols Street between Warner and
Slater Avenues . A final concentration of prime undeveloped
land extends along Talbert Avenue East of Gothard Street,
and along the east side of Gothard Street between Ellis
Avenue and Talbert Avenue.
Approximately 57 percent of the potential site area along
the Central Industrial Corridor received a medium or low
suitability rating. The study found that such sites
possessed one or a variety of problems. The following are
prevalent:
1. Landlocked parcel or parcel abutting a 'railroad and/or
a local street.
2 . Parcel in an area of mixed uses encroaching into the
industrial area.
�. 3. Low fire protection rating based on a lack of adequate
water supply (water mains and fire hydrants) for fire
fighting.
MR.; `".
s `A<; 27
� r
•
FIGURE 3-8
SUITABILITY OF VACANT LAND FOR INDUSTRIAL DEVELOPMENT
(GROSS ACRES)
Vacant Land
High Medium Low Total
Huntington Industrial Park Area 491. 2 0 0 491. 2
Central Industrial Corridor 167. 1 155. 7 68 . 4 391. 2
Edison Area 6. 1 10. 2 61. 3 77 . 6
Total 664. 4 165. 9 129. 7 960. 0
Land with Non-Conforming Uses
High Medium Low Total
Central Industrial Corridor 4. 5 48. 9 2. 9 56. 3
•
•
•
28
•
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• HIGH SUITABILITY ;;; ; -vb°
MEDIUM SUITABILITY goo
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LOW SUITABILITY
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PIFLIMINI- ATiarch
1976
• Figure 3-6c
SUITABILITY OF VACANT LAND
>: HUNTINGTON BEACH 04LIFORNIA
FOR INDUSTRIAL DEVELOPMENT
PLANNING DEPARTMENT
(Includes Non-Conforming Uses)
• EDISON AREA
4. Steeply rolling tope),. i aphy (more than 8 percent) re-
quiring significant grading modification.
5. Poor drainage.
6. Small and/or irregular shaped lots with fragmented
ownership patterns.
• The advantages that once rendered the Gothard corridor ideal
for industrial development have changed significantly over
the past several decades. The primary justification for
the corridor has traditionally been the accessibility of
railroad service. This took precedence over all other fac-
tors and negated the site problems previously discussed.
• The County planned the corridor for industrial use at a time
when many manufacturing and wholesaling enterprises consid-
ered railroad locations highly appropriate for minimizing
costs. This line of thought was maintained by the City when
the corridor was annexed in the 1950 ' s. However, many modern
factories are becoming less railroad-oriented, finding it
sufficient to be well served by trucks. warehousing, stor-
age, and a few wholesale distributor firms find some
advantage to retaining rail access, but the tendency in
recent years is toward locations well served by truck routes
and regional freeway systems.
In recognition of this trend, the City maintained the in-
dustrial corridor into the 1960 ' s, when the State proposed
to extend the Route 39 Freeway west of Beach Boulevard.
The route was later changed to the east side of Beach Boule-
vard. The Route 39 Freeway was totally deleted from the
State master plan in 1973. Another factor reducing the
• desirability of the Gothard strip was the creation of the
industrial parks in the northern part of the City. Many
moderate to marginal sites along the corridor have lost
their competitive position as a result. The medium and low
quality sites are best suited to warehousing, storage, or
• other activities that find advantage in close location to
rail service. The problem exists , however, that the demand
for such sites is now low relative to acreage supply and
will persist in future years .
The declining importance of the railroad , the deletion of
the Route 39 Freeway, the pressures imposed by competition
from industrial parks in the City and the rest of the
County, and the site disabilities inherent to the corridor
will likely produce a slow rate of growth in the foreseeable
future. As a result, consideration should be 'given to
reducing the industrial acreage inventory along the corridor
and/or implementing measures that will improve site suit-
ability and attract a greater share of the County' s future
growth.
P nri 11AILI Anv 29
•
The Edison Area has the lowest industrial potential of the
three general areas considered. Only 8 percent of the •
Edison Area received a high suitability rating, whereas about
61 acres , or 79 percent, of the vacant area was rated low.
The analysis found the following problems to typify the area:
1. Low fire protection rating.
2. Low grade soils (muck or peat layers present) . •
3 . Poor drainage.
4. Site work requiring moderate or extensive grading.
5. Distant access to regional freeway systems .
The Edison Area will remain dominated by utility develop-
ments with only storage , warehousing , and marginal manufac-
turing activities compatible on the surrounding vacant
industrial properties . The largest vacant M-1 property
(Rotary Mud Dump) is so physically impacted that any type of
development could be economically prohibitive. Such on-site •
problems will place the Edison Area at a considerable
disadvantage relative to the more favorable areas in the
Huntington Industrial Park and along the Central Industrial
Corridor. Consequently, if consideration is given to
reducing excess industrial acreage in the Citv, vacant par-
cels in the Edison Area should receive the highest priority. `
I
30
.X""
.. N� " a
•
•
•
•
4. 0 CONCLUSIONS AND RECOMMENDATIONS
Several conclusions and recommended actions regarding industrial land
use have been suggested by this study.
4. 1 Past Land Policy
Industrial expansion in a community is not just a matter of the manu-
facturer finding the right community and an attractive site. Local
zoning and land use policy also affects patterns of manufacturing
expansion. An interesting paradox exists in this regard. The City
has courted the industrialist, offering him favorable taxing, pur-
chasing, or leasing arrangements. On the other hand, zoning and
land policy have inadvertently thwarted him. With specific focus
on the Central Industrial Corridor, land use policy has not pro-
tected good quality sites from residential encroachment, or in-
vasion from marginal manufacturing uses, unrelated business
structures, storage facilities, and wrecking yards. All too often,
land zoned for industry in the corridor (as well as the Edison area)
is poor, swampy, subject to flooding, inaccessible, or otherwise
undesirable. The importance of rail service and the Route 39 Free-
way to the corridor has diminished, leaving zoning to set aside
poor land for industry while permitting the exploitation of good
industrial sites (around the Huntington Industrial Park Area) f
non-industrial purposes.
> : 31
4 . 2 Industrial Uses and Municipal Revenues •
Most future employment will continue to concentrate in light manu-
facturing and wholesale trade activities. The City should en-
courage development of modern park or condominium projects (similar
to those in the Huntington Industrial Park Area or the projects
north of Heil Avenue in the Central Industrial Corridor) to •
accommodate the growth of such activities. Further proliferation
of lower quality activities (such as storage, warehousing, wrecking
yards, etc. ) , especially in the Gothard Corridor , should be dis-
couraged. Though it is difficult to specify exact activities
constituting "low or high quality" , industries should be favored
which pay a substantial amount of taxes and involve little by way •
of dust, noise, unsightly development, and other offensive
qualities. Moreover, they should pay high enough wages so the
workers will live in local homes of sufficiently high value to pro-
vide through taxes enough revenues to at least approach the cost of
community services required.
•
These considerations are important in context of the City ' s revenue/
expenditure balance. Light industrial development was found to i
generally have a direct positive effect on local school district
revenues, but (with the exception of the aerospace industry) a
direct negative effect on municipal finances. The higher quality
developments in the Huntington Industrial Park Area show a net •
gain to the City. However, marginal industrial uses along the
Central Industrial Corridor show a substantial net loss.
4. 3 Industrial Growth
Relative growth will manifest itself in the City maintaining a 5. 5 •
to 6 percent share of the County' s industrial base through 2000.
The City' s negligible relative growth will reflect intense compe-
tition presented by rapid growth generators in Irvine, Anaheim, and
Santa Ana. However, the industrial base of Huntington Beach will
grow slightly faster than the combined neighboring communities of
Westminster, Fountain Valley, and Seal Beach. These prospects •
should not deter the City from attracting quality developments
rather than marginal ones that merely fill up the available vacant
space without benefiting the community.
4. 4 Land Requirements and Suitability of Vacant Land
•
By 2000, the City will require approximately 677 acres above the
total area currently developed to accommodate expected industrial
growth. This falls well short of the 1, 016 acres remaining in the
land inventory. The City will consequently have an excess
industrial land capacity of 339 acres. Not every acre in the land
•
32
PRELIMINARY
• inventory is highly suited to industrial development. Only 669
acres or 66 percent of the potential space surveyed received a high
rating. The remaining one-third was rated moderate to low. Much of
the medium and low grade land would not be competitive with higher
quality sites in the City and in the rest of Orange County. Such
sites would remain industrially undevelopable in the long-run until
prime sites areawide were exhausted. Marginal sites might attract
compatible industry in the short-run. However, by evidence of
existing industries along the Gothard corridor and in the Edison
area, these firms would not be important employment and City income
generators, nor would they be aesthetically pleasing. The City must
continue present industrial encouragement actions to insure that
• Huntington Beach attracts its projected share of Orange County' s
future growth. The City should become more vigorously involved in
industrial promotion if it desires to capture a share of the
region' s growth beyond that projected (and hence to expand the pro-
jected land requirement) . Measures should be directed at upgrading
the attractiveness of medium and low quality sites, enhancing
i• railroad locations, and holding land for long-range development.
The Central Industrial Corridor should be the prime focus of such
activity (refer to Section 4. 6) .
If additional effort fails to expand the City' s industrial po-
tential, consideration should be given to reducing a portion of the
excess industrial space. Several methods are suggested:
1. Industrial land can be reduced through General Plan amendment
and rezoning to non-related uses. Selectivity of sites to be
eliminated should reflect a prioritized list of general sub-
areas (refer to Sections 4. 6 and 4. 7) and individual site
• evaluation determined from the suitability analysis. The suit-
ability analysis and regional perspective should be periodic-
ally reviewed to maintain consistency with possible changes in
site conditions and land requirements. It is thus not necessary
for an immediate bulk reduction of industrial space. Each site
should be evaluated as General Plan amendment and rezoning
• requests arise; if development applications consistently pro-
pose marginal industrial activities; or if efforts to enhance
the quality of low and medium range sites continually fail.
2. Another method of reducing acreage, while simultaneously en-
hancing the attractiveness of industrial land, is to permit
• greater flexibility in mixed use development. Planned unit
developments should be allowed in which industrial uses are
mixed with support business, commercial retail, and/or office
professional space. The City zoning code currently permits
25 percent of building floor space in ancillary commercial uses.
The scope of support or related uses should be expanded while
allowing 50 percent of total floor area in such uses. This
recommendation could apply areawide or be restricted to sites
that have been difficult to develop.
<:<;;-;
•
4. 5 Huntington Industrial Park Area •
The Huntington Industrial Park Area contains 74 percent of the
City' s vacant prime industrial land, and is capable of meeting 73
percent of the future land requirement. In addition to the site
advantages in the large park format, it offers a centralized lo-
cation for the City' s industrial base and minimizes conflict with •
non-related uses. This area should thus be the major focus of
industrial encouragement.
4. 6 Central Industrial Corridor
The Central Industrial Corridor possesses sufficient high and •
moderate quality sites to meet the remainder the City' s future
land requirement. However, the major conditions on which the
corridor' s existence was originally based (rail service and the
Route 39 Freeway) have significantly diminished its attractive
value, . leaving little justification for retaining the excess acre-
age supply. The attractiveness of the corridor is further reduced •
by its decentralized nature, physical site and ownership problems,
and the encroachment of residential and open space park uses into
the industrial areas. Before acreage ' is reduced, however, the City
should implement measures to expand the area' s potential.
1. The City should promote small industrial parks (similar to those •
in the corridor north of Heil Avenue) or planned unit develop-
ments on the best high and medium quality sites. Mixed use
developments could be applied to problem areas as well. These
might include small lot subdivisions where non-conforming resi-
dential development has been dominant for many years. Mixed
use development would permit small businessmen to live and •
work at the same establishment.
2. Efforts should be directed at upgrading the suitability of all
sites. Some average and marginal sites are characterized by
multiple owned small lots while others have poor traffic and
utility access. An attempt should be made to organize property •
owners within the small lot areas to formulate a plan for con-
solidation. If this is unworkable, the City should become
active in lot consolidation by implementing the provisions of
the 1968 Master Plan of Non-Structural Blight. Landlocked
parcels could be upgraded by precise planning of street align- •
ments. The City should further insure that parcels have suit-
able access to roads, utilities, and drainage facilities, either
through formation of an assessment district or by providing a
greater share of funds from the capital improvements program
to industrial land.
•
3 4
ryy, k •
7
•
3. Although the supply of railroad-oriented properties currently
exceeds industrial demand, the City and other local pro-
motional organizations should work in close cooperation with
Southern Pacific Railroad to attract industry. In some areas,
railroads have created industrial development departments to
survey areas along their lines and work with communities to
attract industries requiring rail frontage. The railroads'
purpose centers on increasing activity along their lines in
order to increase the volume of freight traffic to be handled.
4. To maximize the use of the best sites along the corridor,
further encroachment of marginal industrial developments, open
storage facilities, and junk yards should be prohibited. In
the long-term, an industrial area with high quality development
and environmental standards would become a selling point for
further industrial expansion.
5. If land is retained for quality development, the individual
landowner may find that -he cannot afford to hold potential
industrial land as a long-term investment. The City should
help organize a development corporation, an industrial
foundation, or some other group of businessmen to purchase and
hold the land until it is needed. ' Another alternative focuses
on the City permitting interim uses that would hold the site for
long-term development yet would provide some economic return
and minimize the intensity of use until needed. Such uses
might include agriculture (cultivation) , nurseries, greenhouses,
etc.
6. if—measures fail to upgrade sites or fail to attract quality
industry, consideration SrIOuid be ucin some o
• t e exc-ess _land capacity. Sites within the following Qeneral
areas_ nf the corridor- are-recommended by order of pr,,� ' = ty.
(total developed and vacant acreage within the areas included) :
A. Sites south of Ellis Avenue and north of Clay Avenue.
Developed: 37. 4 Acres. Vacant and Non-Conforming: 135. 8
Acres.
B. Sites west of Gothard Street between Warner Avenue and
Ellis Avenue. Developed: 70. 9 Acres. Vacant and Non-
Conforming: 25. 9 Acres.
C. Sites along the north side of Taylor Drive east of the
railroad right-of-way. Developed: 9. 6 Acres. Vacant
and Non-Conforming: 25. 6 Acres.
0
s
35
x.. .�.r;.ti.k.
`' u
•
D. Sites bounded by Warner Avenue on the no the railroad
tracks on the east, thc, south boundary of the Ocean View •
High School site, and Gothard Street on the west.
Developed: 4 . 4 Acres. Vacant and Non-Conforming: 15. 6
Acres.
E. Sites east .of Gothard Street between Slater Avenue and
Tal ert Avenue. Develove Acres. Vacant—and Non-
Con •
orming: 75. 8 Acres.
F. Other sites east of Gothard Street between Talbert Avenue
and Ellis Avenue. Developed: 8. 4 Acres. Vacant and Non-
Conforming: 54 . 5 Acres.
G. Other sites east of Gothard Street between Warner Avenue •
and Slater Avenue. Developed: 28. 4 Acres. Vacant and
Non-Conforming: 31. 2 Acres.
H. Sites north of Warner Avenue. Developed: 48 . 7 Acres.
Vacant and Non-Conforming: 83. 2 Acres.
•
4 . 7 Edison Area
The Edison area is dominated by public utilities. Only a small
fraction of the land is available for general industry, most of
which is moderate or low in suitability with a long-term
development potential. With the exception of several small
parcels adjacent to the Edison plant, all sites north and east
of the Orange County Flood Control District DO1 Channel should
be phased out of the industrial land inventory.
VIA,
•
t4.
•
w
rk'4 � 36
APPENDIX
0\0
37
ti
1975
• VACANT INDUSTRIAL LAND USE STUDY
EVALUATION CRITERIA
I. . Physcial
1. Transportation
a. Arterial Street Circulation (existing and proposed)
5 - Parcel bordered by at least a primary arterial.
4 - Parcel bordered by a secondary arterial.
3 - Parcel within 4 mile of at least a primary arterial.
2 - Parcel within 4 mile of a secondary arterial.
1 - Property is within 4 mile of at least a primary arterial
but poor local road system exists .
b. Rail Access
5 - Parcel borders rail service.
4 - Parcel less than 600 feet from rail service.
3 - Parcel between 600 feet and 4 mile from rail service.
2 - Parcel between 4 and mile from rail service.
1 - Parcel greater than mile from rail service .
C. Truck Routes (existing and proposed)
5 - Parcel borders truck route.
4 - Parcel less than 4 mile from truck route.
3 - Parcel between 4 mile and � mile from truck route .
2 - Parcel between and mile from truck route.
1 - Parcel greater than one mile from truck route.
2. Fire Protection
5 - Rating of 1-2
4 - Rating of 3-4
3 - Rating of 5-6
2 - Rating of 7-8
1 - Rating of 9-10
NOTE: The fire rating for the City is determined by the
Insurance Service Office grading (1970). the city received
an overall grading of three (3) , which is considered to be
very good for a city of this size . However, some areas of
the City have a rating of nine (9) based on a lack of
adequate water supply for fire fighting, specifically
water mains and fire hydrants. Considering that as
these areas become developed, water main and fire hydrants
will have to be provided, a fire rating of three (3) can
be applied. Therefore, a fire rating of thre
• 38 given to all properties with '
•
3. Adjacent Land Use
Existing
•
5 - Parcel is surrounded by industrial uses.
4 - Parcel is surrounded by vacant land.
3 - Parcel abuts non conforming use on one side.
2 - Parcel is in an area of mixed uses encroaching into the
industrial area,
1 - Parcel is surrounded by non conforming uses.
Proposed
5 - Parcel is surrounded by industrially designated property.
4 - Parcel is within a holding area or planning reserve.
3 - Parcel abuts non conforming use on one side .
2 - Parcel abuts non conforming uses on two sides .
1 - Parcel is surrounded by non conforming uses
4. Accessibility to Utilities
a. Water
5 - Property fronts existing water mains sized to accommodate
4 - Property is located within 300 feet of water main
3 - Property located between 300 feet to 700 feet of water
main •
2 - Property between 700 to 1000 feet of water main
1 - Property is beyond a � mile from water main
b. Sewer
5 - Property fronts existing sewer main size to accommodate •
4 - Property is located within 300 feet of sewer main
3 - Property is located between 300 to 700 feet of sewer main
2 - Property is located between 700 to 1000 feet of sewer main
1 - Property is beyond a ; mile from sewer main
C. Electricity •
All sites were considered fully serviceable (5 rating)
5. Physical Features
a. Soils •
The following criteria was used in evaluating soil character-
istics within the study area that were most relevant to
industrial building and construction.
A. Density of upper soils layers •
B. Expansiveness of the surface soil
C. Load bearing capacity of the upper soil strata
RELIMINARY 39
D. Consolidation or settlement potential of soil strata
Applying the above_ cr.i t , r i.a, the gene r..i 1 a rea north o f.
Warner Avenue to Edinyt-i was rated " fair to poor" ( 3 and 2
• rating) and the parcels south of Warner to Garfield were
rated "good. " (4 rating)
b. Topography
5 - 0-4% Slope (relatively flat)
4 - 5-8% Slope
3 - 9-12% Slope
2 - 13-16% Slope
1 - 17%-Above slope (hilly and rough terrain)
• C. Drainage
3 - Good: only minor site work
2 - Fair: temporary drainage problems
1 - Poor: standing water most of year
d. Size
4. meets minimum standards
3. substandard lot however adjacent property under same
ownership
2. substandard and may be consolidated
1. substandard •with weak potential to be consolidated
e. Street Frontage
5 . 100+
4. 75-100
3. 50-75
2. 25-50
1. 1-25
6 . Site Work Required
a. Grading
3. minimal
2. moderate
1. extensive
i � b. Removal of Structures
4 . no structures
3. minor removal of miscellaneous items (fencing, junk)
2. minor demolition of larger items such as oil well, tanks,
piping, small structures, trees.
1. extensive demolition and removal of major structures
40 INARY
^ 1975
r VACANT INDUSTRIAL LAND USE STUDY
P,l rce 1 No. Net Acreagc
Site Location
SDM Final Rating I
II
I. Physical
1. Transportation
a. Arterial Street Circulation: Existing
Proposed
b. Rail Access
C. Truck Route Access
2. Fire Protection
3. Compatibility of Adjacnet Land Use Existing
Proposed
4. Accessibility to Utilities •
a. Water
b. Sewer
C. Electricity
5 . Physical Features
a. Soil
b. Topography
C. Drainage
d. Size
^ e. Street Frontage
f
PREL1111MARY
41
•
G. Site Work Required
a. Grading
•
b. Removal of Structures
Total
• II. Economic
1. Assessed valuation per acre
2. Drainage Fee Cost Per Acre
• Total
OREILIIA
•
•
•
42