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HomeMy WebLinkAboutLINDSEY PARTON, DIRECTOR OF DJM CAPITAL PARTNERS, INC. - OVE i .j a t a CAD ri �9 i 11 l t A R C H I T E C T S Marios Savopoulos, AIA . Principal Design and Quality Control ARCHITECTS 600 Anton Blvd.,16th Floor Costa Mesa,CA 92626 714.850.3400 714.850.3499 fax msavopoulos@prarchitects.com www.prarchitects.com D QPH&PMNBS REAL ESTATE INVESTMENT BROKERAGE &CONSULTING D.JOHN MILLER jmiller@djmcapital.com 408-271.0366 • im,108-211-0377 wwwdimeapital.com 60 S.MARKET STREET- Suin 1120 SAN JOSE,CA 95113 "Mo 1 I n 1 .w ml Jl VC REAL ESTATE INVESTMENT BROKERAGE & CONSULTING W OS tea-r�'� Prwj� pt bbogard@djmcapitai.corn "rel 805-565-3365 0 Fax 805-565-3357 Cell 805-895-3420•www.djmcapital.com 109 SOUTH LA CUMBRE LANE•SANTA BARBARA,CA 93105 Fq xs- The Town Center,at Bella Terra Huntington Beach,CA May 7;2007 : ..YM .M. lei}{{lrjt }Str ' t {aa«b' i I \. U n UYuj t r� ey h � sxsF cr+ FE; .� Viral ' },1 4 i.,"- � �. - �' .� .N..>r .e..", �k*� y � l,�p 1.• �" stud9(p.• Qli ®Ieven .�`n `#.:� ,;. �{1� /� A�� .�� � 1 Its � , �� � �z„ �': � : I _ J 1Will k - _ R-H...... n Vision Design Criteria „ W -relate to adjacent content •Mixed-use neighborhood for the inland area of Huntington Beach, -consider all transportation modes -Compliment downtown. -promote sustainable neighborhood development -Provide a place to live,work and play -create linkages and pedestrian orientation -incorporate a'Park Once'strategy to accommodate higher intensity -create hierarchy of open spaces , , y' -Create greater upscale retail destinations -create a park-once strategy -allow for mixed use .-`• d'a •-3 AL wary building massing and style -incorporate local culture and history tIt. Pr01PN VbIOX ue:�.,..a,c ui.n.�: awyn an.ru +n;,.,..�rr.rx a,.,� iWNMON N�aM0r0000 CrvNOPM�n1 eo�_t,n t'[pu�H �` 3 Design Criteria N Design Criteria it -relate to adjacent content t; -relate to adjacent content -consider all transportation modes -consider all transportation modes -promote sustainable neighborhood i M ! .£I a -promote sustainable neighborhood developmen ' -create linkages and pedestrian orletion e ` a A a e -create linkages and pedestrian orientation . a; -create hierarchy of open spaces �aa�•. -create hierarchy of open spaces .,. create a park-once strategy -create a park-once strategy •^� �''� P '`;: �'e • •allow for mixed use -allow for mixed use wary building massing and style _ t w+�: -vary building messing and style `\ -incorporate local culture and history �" r y -Incorporate local culture and history e4- i eu•ur••r a•enn•rnen.a•u•Ispr•n1 •, �� ^` •�` Design Criteria Design Criteria Design Criteria r t -relate to adjacent content {` -relate to adjacent content !R�, •relate to adjacent context -consider all transportation modes -consider all transportation modes -consider all transportation modes -promote sustainable neighborhood developm -promote sustainable neighborhood developm -promote sustainable neighborhood development -create linkages and pedestrian orientation -create linkages and pedestrian orientation -create linkages and pedestrian orientati 4- -create hierarchy of open spaces -create hierarchy of open spaces -create hierarchy of open spaces -create a park-once strategy -create a park-once strategy -create a"park-once'strategy ' •aft w for mixed use -allow for mixed use -allow for mixed use - wary building massing and We '--^ wary building massing and style f •vary building massing and We 1 „ -incorporate local culture and history -incorporate local culture and history ; -incorporate local culture and history 5 Design Criteria Design Criteria Design Criteria -relate to adjacent context -relate to adjacent comets '` -relate to adjacent conteld -consider all transportation modes -consider all transportation modes -consider at transportation modes -promote sustainable neighborhood development -promote sustainable neighborhood development a -promote sustainable neighborhood development -create linkages and pedestrian orientation -create linkages and pedestrian orientation -create linkages and pedestrian orientation -create hierarchy of open spat -create hierarchy of open spaces -create hierarchy of open spaces -create a park-ante strategy -create spark-once strategy -create a park-once strategy -allow for mined use and act °"'A -allow for mixed use -allow for mixed use a •^ •vary building massing and sty -vary building massing and style .RJ: K- •vary building massing and style -incorporate local culture and 3, , -incorporate local culture and history °` -incorporate local culture and history r: 6 s -: s is 1 �w.k. � 7 � F _ !///y` Suf 4i,1 rrc u�ory //mttinyl a r7_�i/n -� .�-�n..�coc�s�s+ .. fX � .. Q 4.. a' w ��5,t;���i °'�` '' g„ '�, 11� 9 a L e �.�.. `� � A �� �.' ``, p,� ��- � .. e r ml„�t ��' ..,. ,.� � - �. ,--_ � • .;, ,.- ., ...t .� ________„��..�._...�..__ _ .,,._.._..,_._.:.�. i Mb10f OF �i Xb10f + eU��� Nblary ...:�;�........ ...... � ..... .....:..,. Y ,.....,... �...,. .. ...sea.,... - 7 r cnnuw ma rr.mwn. ue�.. onnuw.na rr.am.m �,A canon md o..l 8 ', . �+"}� � '' .per•� � �. -Witt, 7. Cuh-.4 TMNI.v. CO..and TI ON,... ,° �ocd OVXun iv!NMlery .aaa.•.'::_ �.n .w.,: .....wn..... A n.r,. - ..+aw,...^ w..n ... �ConcepiPlans Ca l t : O i [xutm[conanuna n¢ �� MOM..S.PIan 10 ram„ r f j rrsre `z�. �::> .. ai '� '.5'� '� -✓v" F.. ------------------------- 41 ' r� �m��_p�iD{.. .�",rW..�� F .� �try �'�a6 rY+" �`"`• R' ,_._ --_.-.__ _ ._..._.... .__._ ! iJkp P.1 M IIIYaIlMNa BXa%an Ut:l.t. uppalLrval Plan +I!.. - I Malal Ylaw 1 rn ii 11 BELLA TERRA II TOWN CENTER PROGRAM ..•� v'. ; RETAIL SPACE 156,955SF HOUSING UNITS 503 UNITS r { t� w PARKING SPACES 1095 PUBLIC PARKING SPACES 2 I 866 RESIDENTIAL PARKING SPACES Li aria vrwnem runa.r evnnu. moron aummav ma muaur. 12 > Hti'jnti Ind.. t v fro ._ A —V :,_< L^i.i (.I I.)1:"a 1}F! G _� t Fp u<a°�. L j.l �' {-' ]Gl i7 i_.) I] '41 0 uv" � (.} "h i7 I�C5 �:);(.� � ...ram ��:� I f ncsn �. n 11 - f- fl �� H n - n �� oa•nn••. o«�..rer.n,�� •ulUn•RYlnp•noAt.... Public HE••trbnUnk•0• u[uw r[nwe _. 13 r t y 1i1L,11 1111IIII g1II t19rcc11���,- (;� C, j k:1 C.l r� rcS; -, rl RsslCSMl,l Paring and 4snn nei.«. I bslOnMbl Laeov almuI.I.. nr v Inbp 14 y ' e:�..�. .Y.nn.n uu H�a Nllap•onm i �ru n 15 4 �5 a 9 , a ,w z nldN Onm ta,� Aug.On.. oe. n nu.1. 16 MCr A I:V . 1 M , nNpa onan u•u '.. nua• n,rr er.ni n».• ,,..n .. 17 ry i p iliili Ylilii Vlilli 18 JJJ cl oilLv l t t x 11 �' LI ED c: �I rl �'I ' r (i 1 �I�i I Iw�.I _ i._ ( ra Cammylly Park _,. Commonly Pmk PrWaY aaal.allic Oeyrli r.�4 r� ifs ,I ....,. .,.... ,.,.. 19 Pim `--- � r Uses , PrNW N�IY�n4nl6nurls rA r' HroW R��e�Xlli aaurrs rr e: a^rr -,. 20 LZ sm i� a �♦vii:�o qup4 Yinp Y0�4 - s4YVB YYbYY44 r , IIff . urean Margt aei_u rewwn a vmoxwwa•a..nouHny uc��w rcwnn N•••My r[wwn u 22 Concept,Mews s• 11 t "•( s z '�t su L'I u T to 4,R au a )s4jJJ tit o .. YWnpn Gran nr srt,n�� VNlnynGmn '.rarsn i� 23 4w, i —��a;;.wss���.1 i �,'. t I V "�wYs" - .�'� � �� y'�' ��:r �� L _. f��✓ a � yt Wl���%� 1�� 1�t 1�- � , O ! SLr"n tl } t rl 1' "l�rf u j yC f �sl } AN ¢t ��;> ( ��"' ,a r� .� �' Q{ y, '� r! .,. `°rS�' ( .. ��3t' �rE"tp rSs rT 1flaC�ti n��°'_sf9+T ri, +`�^'��r•. .}:; vnnwn on.n e�u.w r„....n n n":.. ..:•....,cA...f - "an" Oa�w ren".u 24 1 i 9k�, TTJJ Pluia UKtta iF.l+++n if Plkiii +�i+.n iv uaa it Commun XY Pnk 25 Thanks t y r 4 z Zia �a ra 26 ■ ■ T � F9 L ■ _��F. � �� ..�/i/ �'.T L� tR �lf� � �" !7e � � ® - IMF � —'__-�� ■ T. p , EY �Ttw yT I �& all - lgle�keio sell 'vj ; ■ �. to - � , -' t� % ". `'�Yv�lfa� ■ ■ ■ B E L L A TERRA 11 Aerial Perspective A-01 ■ HUNTINGTON BEACH . CALIFORNIA April 11,2007 ■ studiOQG[even p at PerkOwit,luth Architects �. �������.��.1'�i�ai'.i� ]�. • r .. ■ Perkowitz+Ruth A R C H I T E C T S n hlvtl ' n _, f.^..= •h1 1141 Ni.: -. - ., ..ai. ■ ■ ■ ■ PROGRAM SUMMARY ■ Big Box ...................124,600 S.F. Big Box Annex ..........41,412 S.F. ■ I Total: .......................f6 6,0 T2 S.F. GEND ■ —— �. —_ LE_ Existing Buildings ■ I t �% _ Proposed Builgings ■ t ' I ii "•• •. \ 0 (E) Parking Structure a � ■ t I l _ ■ I BELLA TERRA- 1 \ ■ K)•C7 ` \ ■ l ` D RANT ■ ----- - ■ ■ ■ BELLA TERRA II ■ Site Plan Scheme I A-02 HUNTINGTON BEACH, CALIFORNIA ns3N iu April 11.2007 studiGQGleven � m ■ at P,,kowltz.RWh Archhi,m ill W 1—,Elvd 1] hfl-, Lc,y EeacE 'A 90nJ2 I16210011500 ""'�"' � ����• avpnp1piv` �'®10pi M„r.� � ■ Perkowitz+Ruth A R C H 1 T E C T 5 hd l ot, I "I 1 , ,A ai„ 17,41 Ps0_401) I;c �. r . h. CA 17021 892 8500 Las Vegas,NV 17031 668 0086 Washington,DC 14791 271 8090 Roger., AR 1503]478 9900 Portland. OR www pi'archlt eUs mm ■ ■ ■ ■ ■ PROGRAM SUMMARY ■ Market ..................... 55,000 S.F. Retail/Rest. ............11212,06262 S.F. ■ Total: .......................167,062 S.F. LEGEND ■ MARKET, ,` Existing Buildings 55K ■ \ Proposed Builgings ■ (E)Parking Structure 1 BELLA TERRA- I \ ■ � D ■ I ' ■ �TAURANlI ■ ■ ■ ■ ■ BELLA TERRA 11 Site Plan Scheme II A-03 ■ HUNTINTG�J7�T7���',{O(((N'''111��� BEACH, CALIFORNIA Apes n,2007 ■ StUdlG at Ge�(reR teRchitects 111W 0,,, 31cd I7,hII—, L-,y Reach.C A 90802 (562190115110 �["'�irrnlAxiN ptiIN r& ..,, ,... ,,. .s. �.�..., ■ Perkowitz+Ruth A R C H I T E C T 5 1.1,d11- 1 a o ,a l ,p ve(.i'. Dint I'll, 1:11.1.11 11 -..�. ,a 1rn Rcz£ ^ Lasvvq, Nv 12a 1H RYES W", mon [;� Ia'ia1 t r.n r '.. ..wwt a,en ie•i, <.,, nN _l.,l'Jf�O Pc t a�- JF ■ ■ I L5�`� LU �_ \ PROGRAM SUMMARY ■ I I retail space._.__...--------- s.L II S houzing umts_.__..._.._._-503 units ■ 2 Q parking spaces,......._....._....1,095 public ■ I I � �a� Z + � 966 residential —' — ¢- ■ \ LEGEND ■ --� =_= \ open space �L.—''Illlu.. =_��.� _—_ _ retail—anchor ■ — 1_— — - retail I , ■ _ _ 1 , ) \ l residential —Te may__--- '— — "OJ live-work ■ I I � existing buildings CO IF st ■ ICI 1l j ICI T _ ICII I x I ra'f�H4Hf�l�fl�' 1 � ■ W _ UTI�I�TIiI I. W_ I I ■ _ 1 �IRR'ir �\� S ■ *STIT m 4LI ■ I o - I, I I I I � I ■ � I _— _ter _ l _ __ ■ _ - --- - ❑ --__- i F-1 T r, 7 <��71, ■ 0 501v 200 ■ ■ BELLA TERRA II Scheme III ■ Illustrative Site Plan A-04 OQO EACH , CALIFORNIA H UNTING TON B studio Leven Ground Level "°""' '°°' ■ 1CURI�EtiaJlV( at Perk°wilz+Rulh ArtM1iletls lit W Ocean Blvd 17I1,Floor. Vnq B.:uh cA':0Yu2 15621901.1500 x n ■ Perkowitz+Ruth A R C H 1 T E C T S 600 Anton Blvd 16rh Floor Cmta Mesa. CA 92626 12141 850 3400 5521 628 Y.000 Long Beath, CA 1702)Bg2 6500 Las Vegas, NV IF?] 666 0086 Wazhinglnn, DC algl 22l .OYO kogei., AR 'n-1 nI- 9400 i'"o-:d OR ■ ■ ■ ■ ■ ■ ■ ■ — ------------------------------------------------------� ■ i I '� iBLOCK] I 11 L> v'v i - j BLOCK I ■ I I `\ I �1 ■ � I I � I I ■ I 1 i i I L BLocB —_ ■ � BLOG I I j i I ■ J ■ ■ 0 50 100 200 ■ ■ ■ BELLA TERRA II Scheme III ■ A-05 H UNTINGTON BEACH , CALIFORNIA Illustrative Site Plan April n.zam studiGQQleven T Second Level at PerkowitztRulh Architects Itl W Ocean Blvd I]ib Hoop.Long Beach,CA 90802 16fi219011500 qM �LVz -ERS IN �Ko„®� i�i. m wm mom nwy ==+n ■ Perkowitz+Ruth A R C H I T E C T S 600 A, Im, 81,1 160, 1: 11,1,, CA 92636 11141 810 3400 I11,21 v= F Fo00 I nn Pes�.M1 CA 11021 811 B100 ,d. Vegai. Nv 1111 618 0086 W1ehm9t11. 01 14791 2I1 8090 Rogers.AN :01,418 9900 Po,llantl. OR ...P,a,chor M.con, ■ ■ v ■ � �. { � �l � .. yam` J'4 � � v/� y ■ � � � � � Cif ��� � 1 ■ �. ! ` ■ ♦ g ��z ■ ♦ ask ■ � v ,� ;� tea`` ■ - 4�r� �h ■ ■ BELLA TERRA II Aerial View A-06 ■ HUNTINGTON BEACH . CALIFORNIA Massing Model April 11,2007 studi0©GIeven Em Op �2 ��1 FM m ■ at Perkowilen Rulh Archile is I I I W Ucean Blvd 121h FlOor.Lonu beach,CA 90802 15621 901.1500 V" �_ (' u r lxat -11 r I C ! Perkowitz+Ruth A R C H I T E C T S G00 All, Blvd I61h Boor Ccsta Mcsa. CA 92626 I)141 850 3400 15621 628.B000 Long Beach. CA 12021 892 8500 Las Vegas. NV I I - ■ ■ ■ ■ ■ 1 fr i * I , r r 1 Ink T� < ' ol. IT } r r ] L ■ — ■ ■ BELLA TERRA II ■ Eye Level Perspective A-07 HUNTINGTON BEACH , CALIFORNIA - I April 11.3007 studiQQQleven T��JII��� at Perkowitz.Fulh Archiletls 111 W Ocean Blvtl 1Jth Flcor,Long Beach CA 908U2 I5621 901 t SUn —.L_ w.�n "°�^'°•".^'^^*`v>w'°•'^^u^a°'s+ x n �,!i..l.,lM.I,x,wlx a�.! IX •i„i", +m mn seb^mA'ii yan MCM9erFaegMM- ipwaron Perkowitz+Ruth ARCHITECTS 600 Arnon Blvd Ibth{lour, Costa Mesa, CA 92626 IJ141 850.3400 15621 628 8060 Lo,g Beach, CA 17021 892 8500 Las Vegas. NV I7031 668 0086 Wash'mglon, DC I4791 221 8090 Foyers, A8 IS031 4%8 9900 PUlllantl, OR WwW prarch«ecb tom ■ J ■ l CBRE ■ CEI RICHARD ELLIS ■ ■ ■ BELLA TERRA PHASE II ■ HUNTINGTON BEACH ■ ECONOMIC BENEFIT SUMMARY ■ ■ ■ ■ ■ ■ fi ♦ r( ■ ■ ��a XI ■ ■ / Prepared for: / Bella Terra Phase 2 Associates, LLC and ■ DJM Capital Partners ■ / Prepared by: ■ / CBRE Consulting / APRIL 2007 / ■ ■ I CBRE CONSULTING CBRE Sedway Group CEI RICHARD ELLIS 355 South Grand Avenue, Suite 1200 ■ Los Angeles, CA 90071-1549 T 213 613 3750 ■ F 213 613 3780 ww.cbre.com April, 2007 ■ Mr. Eric Sahn Sr. Exec. Vice President i Bella Terra Phase 2 Associates, LLC C/o DJM Capital Partners 60 South Market Street, Ste 1120 Son Jose, CA 95113 Re: Economic Benefit Analysis — Bella Terra Phase II Dear Eric: Sedway Group/CBRE Consulting is pleased to submit this economic analysis of the proposed ■ mixed-use development on the 14-acre former Montgomery Ward parcel adjacent to the Bella Terra Mall on Edinger Avenue in the City of Huntington Beach. PROJECT DESCRIPTION ■ Bella Terra is the successful redevelopment of the Old Huntington Center Regional Mall, with approximately 800,000 square feet retail, restaurants and entertainment in a Lifestyle format. CBRE Consulting prepared an analysis of three alternative development scenarios: 1) Proposed Mixed-use urban village plan with approximately 157,000 square feet of neighborhood retail space and 503 upscale residential units, including rental apartments and townhomes. ■ 2) Big box retail with approximately 172,700 square feet of rentable area and surface parking (two scenarios were analyzed ranging from $400 to $700 psf in taxable sales) ■ 3) Neighborhood commercial development with approximately 161,000 square foot of retail, i.e. grocery, drug, restaurants and inline shops and surface parking with sales of $275 psf. Integrated residential developments have become key components of new Lifestyle centers across California and the U.S. with nationally renown projects as City Place in West Palm Beach ■ and Santana Row in San Jose that are credited with revitalizing the city centers. ■ FISCAL IMPACT The proposed mixed-use residential scenario generates approximately $760,000 to $1 .45 million more combined annual tax revenue than a pure retail use, due to substantial property S tax revenue to the Redevelopment Agency from the estimated $230 million of new residential assessed value, as shown in the table below. ■ CBRE ■ CB RICHARD ELLIS Annual Tax Revenue Comparison ■ Big Box Big Box ■ NeighborhoodResidential Commercial Commercial . mmercial ■ City Revenues/1 $626,000 $712,000 $1,230,000 $463,000 Agency Tax Increment/2 1,642,000 274,000 274,000 342,000 ■ Total $2,268,000 $986,000 $1,504,000 $805,000 Agency Housing Fund/3 576,000 96,000 96,000 120,000 ■ /1 Includes sales taxes based on $275 lost for neighborhood retail and $400-700 psf for big-box retail, plus utility taxes ■ /2 Agency's unrestricted share of property tax (estimated at 57%) /3 Agency's 20%share of property taxes dedicated to affordable housing ■ Over a 25-year period, the cumulative revenue benefits for the proposed project is ■ approximately $75 million, versus $35 million to $54 million for either big-box scenario, as ■ shown below. ■ 25-Year Tax Revenue Comparison Mixed-Use Big Box I Big Box 2 Neighborhood Residential Commercial Commercial Commercial ■ City General Fund Taxes $22,842,000 $25,980,000 $44,845,000 $16,881,000 ■ Agency General Fund 52,582,000 8,765,000 8,765,000 10,953,000 Total $ 75,424,000 $34,745,000 $53,610,000 $27,834,000 ■ NPV na 6.5% ■ City General Fund Taxes $10,137,000 $11,530,000 $19,903,000 $7,492,000 Agency General Fund 24,083,000 4,014,000 4,014,000 5,017,000 ■ Total $34,220,000 $15,545,000 $23,917,000 $12,509,000 ■ On a net present value basis, the proposed mixed-use project will generate a current value of ■ $34 million, an increase of $21 .7 million over the neighborhood commercial scenario and ■ $10.3 million — $18.7 million over a range of big-box commercial scenarios. OTHER ECONOMIC BENEFITS ■ The proposed mixed-use project with neighborhood serving retailers will better complement the ■ Phase 1 Bella Terra project than a big box retail center, with tenants such as Lowe's Home Improvement or Fry's Electronics, which will degrade the image of Bella Terra as a major ■ Lifestyle center. Such a big—box center would also likely cannibalize from the existing retailers in the City. In CBRE's opinion, upscale residential is incompatible with big-box retailers. ■ ■ The 500 new households from the proposed mixed-use plan will bring $15 million in new retail purchasing power to the area. In addition to improving retail sales for the center, the $300 ■ million residential component will generate in excess of $1.5 million per year for the Redevelopment Agency to invest in the Edinger/Beach Blvd. corridor. This increased spending ■ potential and the tax increment revenues can be a critical catalyst towards achieving the redevelopment goals for the corridor, through increased purchasing power that can be captured ■ by merchants during weekdays, evenings and weekends. ■ ■ ■ CBRE ■ CB RICHARD ELLIS ■ RETAIL MARKET OVERVIEW ■ The Edinger/Beach Blvd. corridor in Huntington Beach is home to a wide variety of national and ■ regional retailers in every major category as summarized below. ■ Major Retailers in Trade Area ■ ■ Bella Terra Other Circuit City Home Expo Michael's ■ Barnes & Noble Levitz Furniture Office Max ■ Staples Thomasville Target REI Albertson's Party City ■ Bed Bath & Beyond Toy's R Us Mattress Gallery Cost Plus Pet's Smart ■ Shoe Pavilion Howard's Electronic Mervyn's Men's Warehouse ■ Burlington Coat Office Depot Kohl's Sports Chalet ■ Century Theatres Armstrong Gardens ■ ■ Because of these existing competitors, bringing a new big box store to Bella Terra would more than likely cannibalize sales from existing stores in the City of Huntington Beach. ■ ■ FINANCIAL FEASIBILITY ■ ■ CBRE's preliminary pro forma analysis illustrates that a 100 percent commercial scenario is not financially feasible without significant public investment due to the $29 million land acquisition ■ and demolition cost. ■ If you have any questions please do not hesitate to call me at 213-613-3751 . ■ Sincerely, ■ ■ ■ Thomas Jirovsky ■ Senior Managing Director ■ ■ ■ ■ LINSCOTT TABLE 1 ■ PROJECT TRIP GENERATION FORECAST ' ■ BELLA TERRA PHASE II Huntington Beach,California ■ AM PEAK HOUR I'M PEAK HOUR ■ PROJECT DESCRIPTION DAILY IN OUT TOTAL IN OUT TOTAL GENERATION FORECAST: ■ Bella Terra Phase 11 Commercial/Retail(156,955 SF) 9,104 125 80 205 405 438 843 ■ Internal Capture'(ADT: 10%,PM: 11%) $2 -L6 -51 -89 ■ Pass-By Reductions -1.642 — ^_ -74 L -151 Subtotal 6,566 125 80 205 295 308 603 ■ Townhouse/Condominiums(503 DU) 2,948 35 186 221 176 86 262 Internal Capture'(ADT:30%,PM:34%:) &2k — -52 _b -89 ■ Subtotal 2,052 35 186 221 123 50 173 Bella Terra Phase 11 Traffic Generation 8,618 160 266 426 418 358 776 GENERATION FORECAST: ■ EntiNed Land Uses ■ Entitled Huntington Beach Center(961,721 SF) 29,575 371 237 608 1,339 1,450 2,789 Pass-By Reduction; -5.915 — -268 -M -558 ■ Subtotal 23,660 377 237 608 1,071 1,160 2,231 Bella Terra Phase 1(771,722 SF)a -19.275 -271 -174 -445 -869 -1-1 000 1.869 ■ et EntiNed Site Trips Remaining 4,385 too 63 163 202 160 362 et Trips After Adjustment for ■ Net Entitled Trip Budget 4,2331 601 203 2631 216 198 414 ■ Source:Trip Cxnuation,7th Edition,Institute of Transportation Engineers(ITE),Washington,D.C.(2003)- To account for trip interaction between the residential and commercial/retail uses,an internal capture reduction factor was applied to the trip generation forecast ■ based on ITE Internal Capture Summery calculation worksheet ' To account for trips that come from the everyday traffic suction(i.e.existing traffic on Edinger.4venuck a ■ 2(r/retail pass-by reduction was incorporated into the PM peak hour and daily trips baud on the following equntion:LN(T)o-0.291 LN(X)+5.001,where X s gross leasable area(source:Trip Generation Handbook,ITE October 1998) ■ ' Baud on approved traffic generation forecast for Bella Terra Phase I and the shopping center trip generation equation rates for the 961,721 SF entitled developtnent based on ITE Internal Capture Summary calculation worksheet ■ C 12072S92Rae2 Tnp Generation Forecast 03-11-07.XLS ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ MULTI-USE DEVELOPMENT ■ TRIP GENERATION Analyst: ZS AND INTERVAL CAPTURE SUMMARY Name of Dvlpt: 2.07.2892.1 ■ Date:4/102007 Time Period: PM Peak Hour LAND USE A Shopping Cent ■ ITE LU Code._820 Shopping kF Size 156,955 S ■ Exit b Extemal 385 Total Intend/ ■ Enter 405 . 36 Exit 438 53 369 Total 843 89 ■ Enm fmm Fxttnul % I00% 1 1%12% 53 9% 36 tl% 0IXnnM Demand Demand3 36 Belaoced BaWccd aen 53°b 46 0%Demad Dmnul Demand LAND USE B Residential Condominium/Town LAND USE C ■ ITE LU Code 230 Condominium/Townhou ITE LU Code ■ B Size 503 DU Size Fxpb Pxtemal Ihuwtd alereW Deam+d Finer fmm Fxtcmal 50I Total Internal F.verna/ 00. 0 0% 0 Tola/ Internal External ■ �— Enter 176 53 123 Enter 0 0 Exit 86 36 50 01, Exit 0 0 ■ 1 123 Total 262 1 89 173 1 0% Total 0 0 0 0 Pnm fm ternal m Ex % 100% 34% 66% D°mand Balmi°od Demand % #D1V/0! #DIV/0! #DIV/0! radar tural ■ Net External Trips for Multi-Use Development ■ Land Use A I Land Use B I land Use C ToW Enter 369 123 0 492 ■ Exit 385 50 0 435 Total 754 173 0 927 INTERNAL CAPTURE ■ Single-Use Trip Oren.Est, 843 262 0 1105 16•/. ■ ■ ■ ■ ■ 2892 Imcmal Captum.xlaxa 4l02007 ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ MULTI-USE DEVELOPMENT ■ TRIP GENERATION Analyst:ZS AND INTERNAL CAPTURE SUMMARY Name of Dvlpt. 2-07.2992.1 Date:4/10/2007 Time Period: Daily ■ LAND USE A Shopping Center ■ ITE LU Cade 820 Shopping k41)42 Size 156,955 S ■ Oca m Fstenel 4066 Total Internal External Eater 4552 410 ■ Exit 4552 486 4142 Total 9104 896 ■ Enmr from 67t7ttetnol % 100% 10% 11% 501Daoetd Leaned Demandhalmrcd Balaned Balaed 0aDemand Dcmnod Demand LAND USE B Residential Condominium lro LAND USE C ■ iTE LU Code 230 Condomintum/Townhouse IfE LU Code size 503 DU Size ■ Fait m Eatuual Iearnd Balanced Eadtt from External 10 4 EToml Internal E%*rnal 0% 0 0 119E 0 Total Internal External 0 ■ �_ Enter 1474 486 988 inter 0 0 Exit 1474 410 IU64 Exit 0 0 988 Total 2948 $96 2052 0% 0 0% U Total 0 0 0 0 ■ Fins from External X 100% 30% 70% Demand Baleuccd =m��d % t?DiVfO! Y.D1V/0! t7DIV/0! Edtm Eawmal ■ Net External Trips for Multi-Use Development ■ land Use A Land Use B Land Use C TOfal Enter 4142 988 0 5130 Exit 40661 1064 1 0 5130 ■ TOW 8208 1 2052 1 0 10260 IN TER a'.IL C,WII RE Sin aUse Trip Gen.Est 9104 1 2948 1 0 12052 15 ■ ■ ■ ■ ■ 24921tttenmlCganne.xls.xh 4rI0,2007 ■ ■ ■ ■ ■ ■ ■ ■