Case Study: Anaheim Packing District

Sancho Cagulada

California Polytechnic State University Pomona

LA 6771 – Research Methods for Environmental Design

Professor Claire Latané

March 14, 2019

Anaheim Packing District

Project Name Anaheim Packing DistrictLocation 440 S. Anaheim Blvd, Anaheim, CaliforniaDate Designed/Planned 2010Construction Completed 2013Construction Cost N/ASize 2.97 acresLandscape Architect Ken Smith Landscape ArchitectClient/Developer City of AnaheimConsultants/Architects 30th Street Architects, LAB Holding, MASS Architecture, Olson Kundig

Architects, Fuscoe Engineering, Structural Focus, Linwood EngineeringManaged By: City of Anaheim in cooperation with LAB Holding and tenant

representatives from the packing district

The Anaheim Packing District is located in Colony Historic District in Anaheim and covers

three property parcels which comprises of the Packard, Farmer’s Park, and the Packing House.

Having an approximate land area of 2.97 acres, the project took three years before completion

starting from 2010 ending in 2013.

The district now best serves tourists, employees, and communities in close proximity to the

area. The retrofitting of the packing house included a wide variety of cuisines coming from

various cultures— Mexican, Japanese, Chinese, Persian, American, a fusion of such. Based on

National Design Awards, the property is owned by the city of Anaheim in cooperation with LAB

holding, a company that specializes with retail entrepreneurs, a team of designers and engineers

collaborated in designing this historic place.

Figure 1. The Anaheim Packing District (www.ndagallery.cooperhewitt.org)

Landscape was designed by Ken Smith Landscape Architect, a site and landscape design

operating in Irvine, California. Brookfield Homes and 30th Street Architects took in charge of the

restoration as both are historic buildings restoration developer. MASS Architecture and Tom

Kundig, Olson Kundig Architects were the architect of the restaurant pavilion. Fuscoe

Engineering took care of the civil engineering, Structural Focus was tasked with structural

engineering, while mechanical, electrical, and plumbing was tasked to Linwood Engineering.

Historical Context

The efforts done by the local government was very contextual with reference to the historical

events that has happened to Center City. The Packing House, currently listed on the National

Historic Register, is on the official list of the nation’s historic places worthy of preservation.

According to Pamela Hallan-Gibson in her book The golden promise: an illustrated history of

Orange County, the structure was originally home of the Sunkist Company, an orange packing

business in downtown Anaheim during the early 1900s. Farmers back then would arrive in the

Packing House to unload trucks of fresh citrus to begin the process of washing and grading. They

were then packaged into wooden crates. Since the Packing House is located near the Southern

Pacific Rail Line, crafted and labeled products were then easily shipped nationwide, logistical

wise. During 1925, it was converted into a car showroom facility with a Mission Revival

architectural style on the exterior. On the other hand, the Packard Building is also locally

significant historic structure with the same architectural style with the Packing House.

Design Elements

Planting. Anaheim Packing District generally includes vegetation that is contextual to

Anaheim’s history and culture. To create a strong connection to the city’s rich past, the planting

palette includes the Valencia Orange and other agricultural related plants such as olive,

rosemary, and grape. Plants adapted to the climate of Southern California were included as well.

Hardscaping. There is a total of six outdoor dining terraces, a pocket park, lawn areas with

fireplaces, and a substantial amount of seating. The project aims to include sustainability features

as it incorporated shade structures to promote natural ventilation, porous joint paving for better

stormwater infiltration, and dark sky lighting.

Packing House and Packard. The Packing House and the Packard are considered one of the

main structures dedicated to restaurants and retailers. The mission revival architectural style was

preserved while the functions were adaptively reused into commercial.

Figure 2. (1) Anaheim Packing House (www.visitcalifornia.com), (2) Anaheim Packard

(www.asceoc.org)

Farmer’s Park. The Farmer’s Park takes a modern approach in terms of design and function.

Unlike the conventional community parks in the United States, Farmer’s Park was built to

complement the communal space concept of the Anaheim Packing District. Contemporary layout

in terms of planting, paving, lighting, elevations, and seating features is parallel to the modern

atmosphere of the Packing House and the Packard.

Site Analysis

Circulation. Vehicular circulation within the site is minimal due to its small lot coverage and

expansion constraints due to the existing structures and roadways nearby. Pedestrian access in

the other hand is very open, giving the Packing District an impression of openness and

Figure 3. Different Outdoor Spaces of the Anaheim Packing District (Source: ndagallery.cooperhewitt.org)

flexibility. Users’ dining activities and foot traffic tend to overflow from the main structural

features of the Packing District making it a significant social node in Center City.

Access Points. There are two vehicular access points, one by Anaheim Boulevard and one by

Claudina Street. Most vehicles use the entrance by Anaheim Boulevard since it is a major

roadway. Anaheim Boulevard connects Center City to Fullerton on the northern stretch and to

the Anaheim Resort Area on the south which is comprised by popular destinations like

Disneyland, Anaheim Convention Center, and Anaheim Gardenwalk. The vehicular access point

by Claudina Street is commonly used for exit or by visitors who live nearby and parked their

vehicles in residential areas. In terms of pedestrian access, the Packing District is accessible from

almost all points of the property except on the south side of the Packing House along Santa Ana

Boulevard.

Parking. Anaheim Packing District offers valet parking. However, parking spaces overflow

to the nearby neighborhoods. Finding a parking space is difficult during peak hours at 4:00pm-

10:00pm especially during the weekends.

Figure 4. Site Map of the Anaheim Packing District showing Anaheim Blvd and Santa Ana St. (Google

Maps)

Ambiance. The adaptive reuse of the structures was effective in conveying the “arts and

culture” atmosphere. The rustic and industrial elements were shown by exposing piping and

lighting connections in the high ceiling. Organic features were used throughout the site as well,

mixing wood, steel, concrete, and planting elements aided in the intended welcoming and semi-

informal branding of the site.

Opportunities. In relation to Center City’s total area, the Packing District is just a small

percentage. This could be an opportunity for the local government in partnership with the

community, local businesses, and interested parties, to further expand the “food, art, and culture

hub” branding of the Packing District. As the city further develops the visual and development

identity of Center City (downtown Anaheim), there is a promising potential to strengthen its

image beyond downtown.

Constraints. Anaheim Packing District is bounded by existing residential complexes and

commercial establishments. Furthermore, major and minor roadways transect the district and can

be considered as constraint in terms of expansion. Within the site, open spaces during peak hours

might not be an ideal place for users who would like to be there for solitude and contemplation.

Noises coming from the Packing House and the Packard can be heard by users in the Farmer’s

Park.

Design Process Analysis, Programming

The City of Anaheim has been progressive in revitalizing the rich history of the city. This

was initiated in the downtown area which is presently called “Center City”. The local

government came up with strategies to further concretize Center City to be a destination for arts

and culture. Ken Smith Landscape Architect was given the opportunity to collaborate with a

multi-disciplinary design team, retail developers, and city officials to create an urban district that

preserves historic structures. This was done through adaptively reusing the Packing House and

the Packard. Improvements were done by adding open spaces, including Farmer’s Park, in order

to create a landscape that is oriented in linking together indoor and outdoor areas. The design

team worked under the guidance of historic preservation consultants and State Historic

Preservation Office officials for them to integrate new functions into the historic structures

sensitively.

Materials used and the design itself reflects and emphasizes durable historic materials like

concrete, steel, and wood. These materials are seen throughout the landscape details of the

communal spaces. Specifically, in the Packing House, a rail spur was recreated while two flatbed

cars were installed in a historically accurate configuration and were used as outdoor dining areas

for retail establishments.

The concept of communal spaces is very much evident both on the indoor and outdoor areas

of the Packing District. Chairs and tables for food and retails stores overflow to the main hallway

and adjacent outdoor areas. The intention in the layout and space configuration caters to the

heavy foot traffic and fast-paced activities commonly seen in commercial areas.

Behavioral Analysis

The packing house brings encouragement to people, tourists or locals, to appreciate the

beauty in the diversification of cuisines—a great way of promulgating positive intercultural

experience. As you go in the packing house, seating areas are in juxtaposition upon each other

creating an experience that is vibrant and interactive.

The number of visitors was observed at different times to see what the main functions of the

site are. Most stores are still closed in the morning and usually opens at around 11:00am. Around

7:00-11:00am, residents utilize the outdoor areas for walking and jogging, while others take a sit

and spend their time in Farmer’s Park. Open spaces within the district provides opportunities for

those who live around the neighborhood to do leisurely activities such as stationary exercises.

This is further complemented by the sunrise that covers almost the whole site, making it an ideal

place to spend the rest of the morning. At noon and during the afternoon, the district is packed

with customers. From noon til 5:00pm, the frequency of visitors and customers coming in and

out of Anaheim Packing District starts to increase. Majority of them go to the Packing House

since most stores are located there. People visiting the Packing House are comprised mostly by

employees working around the area. A site observation was done for four days—2 days on a

weekday and 2 days on a weekend. For each day, the site was observed during lunch and in the

afternoon. Based on the observation, families or large group of people come and eat during

weekends and Friday nights. Crowd overflows on the outdoor eating areas of the Packing House

while some spend their time at Farmer’s Park. At night starting from 7:00pm, Anaheim Packing

District creates an attractive vibrant scene. The area is filled with people looking out for

breweries, bars, and places to eat.

Interview with Designers, Developers, Managers, or Public Officials

Inception of Anaheim Center City. The City of Anaheim has been progressively planning in

revitalizing Center City that’s why extensive efforts had been done by various departments by

tapping out communities, retail developers, and stakeholders. The city has a slogan which says,

“Exit Suburbia, Welcome to Euphoria”. Center City is envisioned as a cultural hub wherein

Anaheim’s heritage is being celebrated. It was seen to be a culminating ground for artists, chefs,

and citizens of Anaheim to socialize and enjoy artworks, diverse cuisines, breweries, and other

leisurely activities.

Free Rides Around the Neighborhood. Recently, the city was awarded by a grant and was

then used to introduce a microtransit system in Center City. Free Rides Around the

Neighborhood (FRAN) then came into inception. Electric-powered vehicles are now roaming

around Center City to pick up and drop off passengers from various locations. Powered by a

mobile app similar to Uber, FRAN drivers are being requested at various stops strategically

located within Center City’s points of interests. This complimentary transportation service

targets the parking situation problems in the Packing District as some of its stops are located on

nearby parking lots and structures. This made visitors become aware of these existing parking

spaces and thus helped avoid parking on nearby residential areas.

Maintenance, Management

Anaheim Packing House is being headed by one of the retail owners. The manager represents

the rest of the retail owners whenever meetings and discussions are being done between them

and the City of Anaheim. City departments such as Planning and Community Development work

closely together in narrating the future plans of the city to the community and other stakeholders

interested with the Packing District.

User Analysis

Interviews were conducted during site observation to determine if the Anaheim Packing

District is being well perceived by the public. Several individuals were asked what are the things

that they like and dislike about the Anaheim Packing District. There was a consensus that they

liked the variety of food options and the atmosphere of the place. They also like the communal

setup of the seating and how it overflows outside the Packing House and the Packard, making the

Farmer’s Park and other green spaces social nodes for the users.

Users who do not live in town complained about the parking situation saying that they had to

park in the nearby neighborhood and would result to a long walk to get to the packing district.

On the other hand, people who live or work in Center City uses FRAN to avoid parking

problems. They would park at the available parking structures within Center City and would

book a FRAN ride to go to the packing district.

Peer Reviews

Online articles from the American Institute of Architects Orange County provided

insights from several individuals in the field of real estate and economic development.

Unfortunately, in depth reviews from landscape architects, urban planners, and other allied

professions weren’t acquired due to time and access constraints.

John Woodhead, director of Anaheim Community and Economic Development,

mentioned that the Anaheim Packing House represents not only a significant period in the history

of Anaheim and Orange County, but also an explosively popular destination today and the

centerpiece of a vibrant future.

Jack Skelley, a real-estate publicist and a frequent planner and moderator of incisive

public policy panels and forums in Los Angeles, stated that the Anaheim Packing House is “a

grand hall reminiscent of the great public markets of Europe and South America.” He also

mentioned that it is rapidly becoming a West Coast destination like San Francisco’s Ferry

Building and Seattle’s Pike Place Market.

Significance and Unique Attributes of the Project

Anaheim Packing District has successfully revived the humble beginnings of Anaheim using

a modern approach. Instead of completely preserving the historic structures in a way that event

the function are not to be altered, the adaptive reuse approach was very helpful in informing the

community on what Anaheim has in terms of art, culture, food, history, and heritage. The visuals

of the Packing District show a modern twist to the historically significant orange packing house

situated in the very same location. The diversity of food options, music and visual artists

performing, and people coming from a multitude of cultural backgrounds are all converging in

the Packing District. This is how the landscape of Center City becomes vibrant within and

beyond physical aesthetics.

Overall Insights

Figure 5. Anaheim Packing House facing Anaheim Blvd. (www.archpaper.com)

Having the Packing District being generally owned by the local government can be

considered as a limitation since the city aims for commercial establishments that focus on

locally-owned food and breweries. Interested local business can be filtered out based on their

business type as the branding and image of the Packing District caters to food, arts, and culture.

On the other hand, this could be considered as a strength since the initial aim of the local

government and other stakeholders is to revive the cultural heritage of Anaheim.

Revitalizing the cultural identity of a place can be done in different ways. Depending on

political interests, community involvement, and historical awareness, design and planning

intervention of designers and stakeholders can vary in the synthesis approach and strategies. This

does not mean that there is one correct and appropriate approach for cultural revitalization.

Designers, planners, city officials, and other stakeholders should carefully looked into the

character of the community in order for them to synthesize contextual strategies for their target

communities.

Future Plans

Two developments within Center City are currently in progress to further enrich what the

Anaheim Packing District contributed to revitalize the city’s cultural heritage.

With this vision, right behind the Anaheim Packing House is MAKE- a food

establishment dedicated to craft breweries complemented with live music performances. Initial

Figure 6. A Visual Rendering of Modern Times Leisuretown. (www.latimes.com)

Figure 7. The MAKE Building. (www.visitanaheim.org)

brewery tenants include Unsung Brewery, Pali Wine Co, and Jav’s BBQ. A few blocks south is

Modern Times Leisuretown—a mixed-use brewery and entertainment complex with coffee

roaster, vegan Mexican restaurant, and beer gardens.

The City of Anaheim has been actively developing several historic buildings to become a

hub for microbreweries, larger brewery developers, and tastemakers. In addition, the city’s

microtransit system FRAN plans to expand their service area to neighborhoods, parks, and

community facilities near Center City to improve mobility and reduce vehicular traffic and

parking issues.

References

A Brief History of Orange County, California. Retrieved from http://www.orangecountyhistory.org/history-brief.html

Anaheim Packing District: Visitor Information. Retrieved from https://www.anaheimpackingdistrict.com/visitors

Delsol, C. (2014, May 22). Anaheim unveils Packing House food hall. Retrieved from https://www.sfgate.com/travel/article/Anaheim-unveils-Packing-House-food-hall-5500068.php

Friis, L. (1965). Orange county through four centuries. Pioneer Press: Chicago, Illinois

Hallan-Gibson, Pamela. (1986). The golden promise: an illustrated history of Orange County. Windsor Publications: Northridge, California

Hallock, B. (2014, May 14). New food hall Anaheim Packing House celebrates grand opening on Saturday. Retrieved from https://www.latimes.com/food/dailydish/la-dd-anaheim-packing-house-opening-20140529-story.html

Luna, N. (2014, May 29). Ready for a new culinary walkabout? Anaheim Packing House is here. Retrieved from https://www.ocregister.com/2014/05/29/ready-for-a-new-culinary-walkabout-anaheim-packing-house-is-here/

Meadows, D. (1966). Historic place names in Orange County. Balboa Island, California: Paisano Press, Inc.

Miller, S. 2016. Anaheim Packing House Elected to National Register of Historic Places.

Retrieved from https://aiaorangecounty.org/anaheim-packing-house-elected-to-national-register-of-historic-places/.

Orange County Chronology. Retrieved from http://www.orangecountyhistory.org/history-chronology.html

Smith, K. Anaheim Packing District: Landscape Design. Retrieved from http://ndagallery.cooperhewitt.org/gallery/8349957/Anaheim-Packing-District