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File 2 of 2 - Huntington Center Commercial District Redevelo
102484 Katz Hol lis mmJNMC1 PARTS II AND III of the REPORT TO HUNTINGTON BEACH CITY COUNCIL on the PROPOSED REDEVELOPMENT PLAN for the HUNTINGTON CENTER COMMERCIAL DISTRICT REDEVELOPMENT PROJECT Prepared by KATZ, HOLLIS, COREN & ASSOCIATES, INC. for the HUNTINGTON BEACH REDEVELOPMENT AGENCY October, 1984 Katz Hol 1 is TABLE OF CONTENTS PAGE INTRODUCTION . . . . . . . . . . . . . . . . . . . . . 1 PART II. DESCRIPTION OF PHYSICAL, SOCIAL AND ECONOMIC CONDITIONS EXISTING IN PROJECT AREA. . . . . . . . II-1 A. Existing Physical Conditions . . . . . . . . . . . II-1 1. Project Location. . . . . . . . . . . . . . . II-1 2. Land Uses . . . . . . . . . . . . . . . . . . II-2 a. Existing Land Uses . . . . . . . . . . . II-2 b. Adjacent Land Uses . . . . . . . II-2 C. Predominantly Urbanized Area . . . II-3 3. Buildings and Structures. . . . . . . . . . . II-3 a. Description of the Project Area by Sub-Area . . . . . . . . . . . . . . II-3 (1) Sub-Area A. . . . . . . . . . . . . II-3 (2) Sub-Area B. . . . . . . . . . . . . II-3 (3) Sub-Area Co . . . . . . . . . . . . II-4 (4) Sub-Area D. . . . . . . . . . . . . I I-5 (5) Sub-Area E. . . . . . . . . . . . . II-5 (6) Sub-Area F. . . . . . . . . . . . . II-5 (7) Sub-Area G. . . . . . . . . . . . . II-6 b. Obsolescent Design and Lack of Physical Integration. . . . . . . . . . . . . . . I I-6 C. Inadequate Public Improvements and Proj- ect Area Traffic Conditions. . . . . . . II-7 (1) Circulation System. . . . . . . . . II-7 (2) Street Capacity and Levels of Ser- vice. . . . . . . . . . . . . . . . I I-10 (3) Circulation Deficiencies on Edinger Avenue and Center Drive . . . . . . II-11 (4) Other Circulation Deficiencies. . . II-12 (5) Summary of Inadequate Public Improvements. . . . . . . . . . II-12 B. Existing Social Conditions . . . . . . . . . . . . II-14 C. Existing Economic Conditions . . . . . . . . . . . II-14 1. Economic Disuse Resulting from Faulty Planning. . . . . . . . . . . . . . . . . . . II-14 2. Existence of Inadequate Public Improvements II-15 Katz Hol l is Page 2 of TABLE OF CONTENTS PAGE 3. Economic Maladjustment and Impaired Investments . . . . . . . . . . . . . . . . . II-15 PART III. PROPOSED METHOD OF FINANCING REDEVELOPMENT OF PROJECT AREA . . . . . . . . . . . . . . . . . . . III-1 A. General Financing Methods Available to Agency. . . III-1 B. _ Tax Increment Financing Method . . . . . . . . . . III-1 C. Estimated Project Costs. . . . . . . . . . . . . . III-3 D. Proposed Financing Method. . . . . . . . . . . . . III-4 E. Tax Increment Limitations and Requirements . . . . III-5 TABLE OF MAPS Following Page MAP 1 Project Boundaries . . . . . . . . . . . . . . . . II-2 MAP 2 General Plan Land Uses of Project Area . . . . . . II-2 MAP 3 Adjacent Land Uses .. . . . . . . . . . . . . . . . II-2 MAP 4 Project Area Sub-Areas and Businesses. . . . . . . II-3 MAP 5 Huntington Center. . . . . . . . . . . . . . . . . II-5 MAP 6 I-405 Access to Project Area . . . . . . . . . . . II-8 MAP 7 Edinger Avenue: Curb Cuts and left Turn Lanes II-8 MAP 8 Existing Traffic Volumes (P.M. Peak Hour) . . . . . II-9 MAP 9 Existing Shopping Center Volumes (P.M. Peak Hour) . II-9 MAP 10 Orange County Regional Shopping Centers. . . . . . II-16 Katz Hol i is Page 3 of TABLE OF CONTENTS TABLE OF TABLES Following Page TABLE II-1 Businesses in Project Area . . . . . . . . . . . . II-3 TABLE II-2 Existing and Future Intersection Levels of Service II-10 TABLE II-3 Annual Retail Sales and Ranking of Huntington Center with Other Regional Shopping Centers in Los Angeles and Orange Counties. . . . . . . . . . II-15 TABLE II-4 Regional Shopping Centers in Orange County . . . . II-16 TABLE II-5 Comparative 1982 Sales Performance of Huntington Center with Other Selected Super-Regional Shopping Centers* in Los Angeles and Orange Counties [*Centers of Similar Size] . . . . . . . . . . . . II-16 TABLE II-6 Comparative 1982 Sales Performance of Competitive Super-Regional Shopping Centers with Huntington Center . . . . . . . . . . . . . . . . . . . . II-16 TABLE II-7 Retail Sales Per Capita, Orange County Cities, 1981 . . . . . . . . . . . . . . . . . . . . . . . II-16 TABLE II-8 Effective Buying Income, 1983. . . . . . . . . . . II-16 TABLE II-9 Retail Sales Analysis, 1983 (Department Store- Type Merchandise) , Huntington Beach Market Area o . . . . . . . . . . . . . . . . II-16 TABLE II-10 DSTM Sales Experience Rates, 1979-1983 . . . . . II-16 TABLE II-11 Taxable Sales Generated by Huntington Center Com- pared to Total Taxable Sales in City of Huntington Beach. . . . . . . . . . . . . . . . . . . . I I-17 TABLE III-1 Estimated Public Improvements and Facilities Project Costs. . . . . . . . . . . . . . . . . . III-3 TABLE III-2 Estimated Project Costs. ". . . . . . . . . . . . . III-4 PHOTOGRAPHS Plates 1 through 14. . . . e o II-17 Katz Hollis. PARTS II AND III OF THE REPORT TO HUNTINGTON BEACH CITY COUNCIL ON THE PROPOSED REDEVELOPMENT PLAN FOR THE HUNTINGTON CENTER COMMERCIAL DISTRICT REDEVELOPMENT PROJECT INTRODUCTION The following two sections of the Report to the City Council ("City Council`) of the City of Huntington Beach, on the proposed Rede- velopment Plan ("Redevelopment Plan") for the Huntington Center Commer- cial District Redevelopment Project ("Project" ), have been prepared by Katz, Hollis, Coren & Associates, Inc. (Katz Hollis) for the Huntington Beach Redevelopment Agency ("Agency") pursuant to Sections 33352(b) and (c) of the California Community Redevelopment Law (Health and Safety Code, Section 33000 et seq. ) Description of Physical, Social and Eco- nomic Conditions Existing in Project Area, and Proposed Method of Fi- nancing Redevelopment of Project Area. Two additional sections of the Report to City Council will be prepared by Katz Hollis and submitted subsequent to receipt of required documents, or completion of the activities of the authorities involved: Summary of Consultations With Affected Taxing Agencies, and Analysis of Report of the County Fiscal Officer (CRL Section 33352[m] ) . Agency staff are preparing all remaining sections of the Report to City Council on the proposed Project Redevelopment Plan. . The sec- tions contained herein and those to be prepared by Katz Hollis at a later date, together with the sections prepared by Agency staff, consti- tute the full Report to City Council. (1) KatzHollis PART II. DESCRIPTION OF PHYSICAL, SOCIAL AND ECONOMIC CONDITIONS EXISTING IN PROJECT AREA Information presented in this Part II of the Huntington Beach Re- development Agency's Report to City Council on the Proposed Redevelop- ment Plan for the Huntington Center Commercial District Redevelopment Project was compiled from various sources, including: -- Interviews with staff of the Agency, City and management of the Huntington Center; -- A review and analysis of various reports, documents, photo- graphs, plans (including the General Plan and North Hun- tington Center Specific Plan) and other background data; -- Taxable Retail Sales information for the Project Area com- piled by Katz Hollis from a variety of sources including the Los Angeles Times Marketing Research Department, Wo- men's Wear Daily (a trade publication) , and interviews with Huntington Center Management; -- Traffic studies prepared by Donald Frischer and Associates for One Pacific Plaza and Parsons Brinckerhoff Quade and Douglas, Inc. as part of the Project Draft Environmental Impact Report (EIR) ; and -- A field survey of the Project Area conducted by Katz Hollis in September, 1984. In general, all sources of data are cited throughout this Part II of the Report to City Council. A. Existing Physical Conditions 1. Project Location The geographical area encompassed by the Huntington Center Com- mercial District Redevelopment Project (the "Project Area") totals ap- proximately 160 acres marked with an irregular boundary, and includes the existing Huntington Center shopping center and adjacent commercial use on the south side of Edinger Avenue and north of Center Drive. The Project Area is generally bounded by the San Diego Freeway and McFadden Avenue to the north; Beach Boulevard to the east; Gothard Street, the Southern California Edison Co. right-of-way and Southern Pacific Rail- road (SPRR) right-of-way to the west; and Aldrich Avenue and a line ex- tending east/west approximately 660 feet south of Edinger Avenue to the south. The Old World Village shopping center and Seawind Apartments that lie north of Center Drive and south of McFadden Avenue between Hun- (II-1) Katz Hol 1 i s tington Village Way to the east and the Southern Pacific Railroad right- of-way to the west, are excluded from the Project area. The Project Area's boundaries are depicted in Map 1. Nearly all of the Project Area can be seen in the aerial photo- graph in Plate 1. 2. Land Uses a. Existing Land Uses There are three land uses within the Project Area: general com- mercial, mixed development, and public/quasi-public/institutional. The, locations of these uses are exhibited in Map 2. The public/quasi-pub- lic/institutional uses, comprised of the rights-of-way for the Southern Pacific Railroad and Southern California Edison Company, together with a large vacant parcel owned by the Orange County Transit District, lie to, r the east of Gothard Street and to the west of the western boundary of Old World Village and the Seawind apartments formed by the railroad. Mixed use development (office and commercial) in the Project Area lies north of Center Drive and south of the San Diego Freeway, controlled by the North Huntington Center Specific Plan. A phased development, which will be described in subsequent sections, known as One Pacific Plaza, is under way in this area. The remainder of the Project Area is general commercial. The land use designations within the Huntington Beach Gen- eral Plan parallel the existing uses. b. Adjacent Land Uses Land uses adjacent to the Project Area are depicted in Map 3. To the north and east, the San Diego Freeway (I-405) and its Beach Boule- vard interchange is a significant barrier that separates the Project Area ;from adjoining land uses. To the south of the Project Area, indus- trial uses lie along the railroad tracks and commercial uses lie to the east of Beach Boulevard. The remaining area is residential, generally medium to high density. Two blocks of commercial development on Edinger Avenue to the west include a large furniture chain store. A neighbor- hood scale retail center and small office building to the south of Cen- ter Drive and east of Gothard Street contain many service-oriented busi- nesses, some related to the Golden West Community College campus just to the west of Gothard Street. The Project Area surrounds a mixed use development to the north of Center Drive, east of the Southern Pacific Railroad right-of-way, west of Huntington Village Way, and south of McFadden Avenue. The Sea Wind Apartments is a 277 unit rental housing complex, and the Old World Village shopping center contains 38,000 square feet of specialty commer- cial space and 45 residential condominium units. (II-2) P i I I i McFADDEN — , I ■ s�ti i I • .■■■■ o/NCO o I! • I 9FFty • �I I \♦O•♦ r . • I � . 'i CENTER DRIVE .......� I EDI5CH EASEMENT ' I I 3 I r� HUNTINGTON CENTER $ L JI I ¢ of � �I EDINGER AVE. .■ . I Ia Q Q Q �am Q ........ i an PROJECT BOUNDARIES m SOURCE:HUNTINGTON BEACH DEP'T OF DEVELOPMENT SERVICES Katz Hol l is HUNTINGTON CENTER COMMERCIAL DISTRICT REDEVELOPMENT PROJECT MAP 1 e McFADDEN �■ ua Sq 00 i �qL i • ,(` �� • m • i QUA; `• UBLIC; ;, /� •`•:+, .# NSTITUTIO AL ;•/�MIXED USFS ♦�`•+ •i ■ • �— RIV D CENTER E �- - - - �...a...• ■ ■ l \ • ■ &,f,. \ o I 1 HUNTINGTON CENTER O ■ a ■Q GENERAL COMMERCIAL ■ •J ■ �i ■m ■S 1 EDlItiERAVE. ■� : �T lr'1f1r -1r -ter 1i'lr1 nnr r.�,�j•�� ■ u ■ I ■ Scale 1' - 2A0' ' ■ ■` ....... ■ ....................■....■-. ....�: GENERAL PLAN LAND USES OF PROJECT AREA m SOURCE:HUNTINGTON BEACH DEP'T OF DEVELOPMENT SERVICES Katz Hollis DISTRICT REDEVELOPMENT"PROJECTMAP 2 i I ♦e 1 ' SINGLE F Y cow. . comm. f SIIJGIE rAMILYLi PAC M Li �_jl 'til�St s i - ♦ SI LE ., COMM.. N, , MIDIUM ♦'♦ MOHS.YE HOME FAM LY DENSITY RIDENZ PARK � HIGH GOIDEM VESp I MIXED DENSITY LuuEGE / USE �Fi ♦♦ 3 CF-E ,I — I SINGLE FAMILY COMMER I, I CONGER CYMNEFZ 4 -- — MOMMER eCMJEDIUM .._ ICI DENS �IjIGH 'INDUSTRIAL-- MEDnim bENSITY Rt:;IDENTIAL ""' DENSITY RE -- RESII)ENTIAL CF-a CF-C P e SCHOOL Dorm. CF-E �/ SINGLE FAMILY RES. "-'• HIGH DENSITY ScHmL { ; RESIDENTIAL _ Y ADJACENT LAND USES SOURCE: HUNTINGTON BEACH DEP'T OF DEVELOPMENT SERVICES HUNTINGTON CENTER Katz Hol I is DISTRICT REDEVELOPMEN COMMERCIAL PROJECT MAP 3 Katz Hol 1 i s C. Predominantly Urbanized Area The Project Area is an area of the community which is a predomi- nantly urbanized area in that not less than 80 percent of the privately owned property in the Project Area has been or is developed for urban uses. In addition, the Project Area, as described in this Part II of the Report to City Council, is characterized by an economic dislocation resulting from faulty planning. 3. Buildings and Structures In August and September, 1984, a field survey of the Project Area was conducted to identify land uses and physical development, and to evaluate Project Area conditions. The results of the survey are pre- sented below and illustrated in Plates 1 through 14. a. Description of the Project Area by Sub-Area To simplify presentation of a description of the Project Area, portions of the Project Area have been labelled Sub-Areas A through G, as illustrated on Map 4. A list of businesses in the Project Area, with addresses, and a sub-area location number-keyed to Map 4 is provided in Table II-1. (1) Sub-Area A This small area adjacent to the San Diego Freeway has an. M-1 (Manufacturing) zoning classification, and contains a trucking rental/ storage business with two buildings and a two story office building. These structures, shown in Plate 3, are in fair condition and were pro- bably built fifteen to twenty years ago. (2) Sub-Area B Under the high voltage transmission lines of the Southern Cali- fornia Edison Company, and within their right-of-way, is a Christmas tree farm with a small trailer serving as an office. The remainder is vacant, as can be seen in Plates 1 and 13. Property to the west of the lines at the northeast corner of Gothard Street and Center Drive has been used for temporary parking by Golden West College. The College re- cently sold the property to the Orange County Transit District, who is proposing the development of a "Transportation Center" to consist of a transfer point for twelve bus lines, a "park and ride" facility and pos- sibly an interstate service line. (II-3) i ■ ♦i A♦♦, McFADDEN U ■ � f �1.41 61, ■ I ■ ♦�•■.....■.■ Opt` ■ B I ■ '�♦ 9F�`L an ■ I '' qy ■ • on N(.1 P. l;Nl� J ♦♦♦ ■ :7 ED lluu ■ 1 ? ` ■ . PROP X I ED ENE CENTER DRIVE ■.■■.■■♦ moll I --- - - ----- - ♦♦♦ ■ I ED15ON FAc EMENT ♦♦ ♦♦ I p I 1 I ■ HUNTINGTON CENTER ■ i 2 ■ LI U = 61 3 —J CAI t EDINGER ■m on Q Q t �2 1__1 4 e ■ E: 13 16 N 8 2-7 8-11 12 a G 15-20 22-2 14 13 21 14 :■.■■■.■■■■■■■■■■■.■ ■ ■ ■ ■ ■ . ■ PROJECT AREA SUB-AREAS AND BUSINESSES SOURCE:KATZ HOLLIS SURVEY AND MACDONALD.GROUP LTD. Katz Hollis HUNTINGTON CENTER DISTRICT REDEVELOPMENT PROJECTCOMMERCIAL , MAP 4 092484 Katz Ho l 1 is mmJNMC1 Table II-1 Huntington Beach Redevelopment Agency Huntington Center Cawercial District Redevelopment Project BUSINESSES IN PRWECr AREA Map Key Sub- Bus. Area No. Street Address Name of Business A 1 7501 McFadden Avenue Hoffman Enterprises 2 7531 McFadden Avenue Huntington College of Dental Technology 3 7531 McFadden Avenue J. Holder Co. 4 7531 McFadden Avenue Michael Petersen 5 7531 McFadden Avenue PHP Development Co. 6 7531 McFadden Avenue C. D. Roofing Co. 7 7531 McFadden Avenue Duration Inc. B 1 7462 McFadden Avenue Tretyme C 1 7777 Center Drive, Suite 100 Liberty National Bank 7777 Center Drive, Suite 100 Security Mortgage Service - Corporate office 7777 Center Drive, Suite 101 Coffee Plus 7777 Center Drive, Suite 202 Fran Fagen and Christine Young, Attorneys 7777 Center Drive, Suite 203 Nancy Pollard, John Rapillo, Paul Reilly, Attorneys 7777 Center Drive, Suite 204 Pension Engineers, Inc., Ponch Co. Investment Brokers, George Tays, Action Resumes, Joyce Annenberg, Castle Real Estate, Hicor Corp. 7777 Center Drive, Suite 205 Liberty National Bank - Cashiers Department 7777 Center Drive, Suite 207 Cully and Ryan, Attorneys 7777 Center Drive, Suite 222 Pignone, Inc. 7777 Center Drive, Suite 300 Dodson and Miller Accountancy Corp. 7777 Center Drive, Suite 301 Koppes Weisman Woollsey Advertising Agency 7777 Center Drive, Suite 302 Union Mutual 7777 Center Drive, Suite 303 BEN Communications Corp. 7777 Center Drive, Suite 304 SALESworld 7777 Center Drive, Suite 305 Conpetitive Edge Advertising 7777 Center Drive, Suite 306 DSI Enterprises, Inc., Liberty Tax Service, Lord & Sax Financial Services 7777 Center Drive, Suite 308 Huntington Management and Leasing 7777 Center Drive, Suite 333 American Youth Sports Foundation, Smith Financial 7777 Center Drive, Suite 402 Gruber and Gruber Accountancy Corp. 7777 Center Drive, Suite 404 Inte Can Inc. 7777 Center Drive, Suite 405 Manpower 7777 Center Drive, Suite 406 Western Underwriters Insurance Carpany 7777 Center Drive, Suite 505 Liberty National Bank - Loan Production Department 7777 Center Drive, Suite 505 Security Mortgage Service - Loan Production Dept. 7777 Center Drive, Suite 530 Sonana International I Katz Hollis Table II-1 - Page 2 Huntington Beach Redevelopment Agency Huntington Center Commercial District Redevelopment Project BUSINESSES IN PRQTEC,T AREA I Map Key Sub- Bus. Area No. Street Address Name of Business C 1 7777 Center Drive, Suite 555 Occidental Chemical Corp., Hooker Industrial and Specialty Chemicals 7777 Center Drive, Suite 600 Memorial Health Srvc., Men. Health Technologies, Partners in Care 2 7887 Center Drive Rusty Scupper 3 7979 Center Drive Rascal's i D 1 7777 Edinger Avenue Sanething Special in Jewelry 7777 Edinger Avenue Digital Shcppe 7777 Edinger Avenue Royal 14K Gold 7777 Edinger Avenue I Natural Cosmetics 7777 Edinger Avenue T Shirts Plus 7777 Edinger Avenue L.J. Hausner Construction Co. 7777 Edinger Avenue Montgomery Ward 7777 Edinger Avenue Thom McAn Shoes J 7777 Edinger Avenue House of Millers 7777 Edinger Avenue Children's Fair 7777 Edinger Avenue Flytrap 7777 Edinger Avenue Zales 7777 Edinger Avenue Swiss Colony 7777 Edinger Avenue Lin's Hallmark 7777 Edinger Avenue Bob's Old Fashion Ice Cream 7777 Edinger Avenue Musicland 7777 Edinger Avenue Lerner Shops 7777 Edinger Avenue Bob's Big Bay, Jr. 7777 Edinger Avenue Mall Office 7777 Edinger Avenue Great Earth 7777 Edinger Avenue House of Fabrics 7777 Edinger Avenue Fashion Conspiracy 7777 Edinger Avenue Radio Shack 7777 Edinger Avenue The Limited, Inc. 7777 Edinger Avenue Waldenbooks 7777 Edinger Avenue Kay-Bee Toys 7777 Edinger Avenue Kinney Shoes 7777 Edinger Avenue Jules 7777 Edinger Avenue Fanfare 7777 Edinger Avenue Parklane Hosiery 7777 Edinger Avenue Framex Photo 7777 Edinger Avenue Grandma's Buffalo Chip Cookies /� Katz HOlIi:s Table II-1 - Page 3 Huntington Beach Redevelopment Agency Huntington Center Commercial District Redevelopnent Project BUSINESSES IN P%aJDCT AREA Map Key Sub- Bus. Area No. Street Address Name of Business D 1 7777 Edinger Avenue Dr. Stein, Optometrist 7777 Edinger Avenue General Nutrition Center 7777 Edinger Avenue Orange Julius 7777 Edinger Avenue Mothercare 7777 Edinger Avenue See's Candies 7777 Edinger Avenue Regal Shoes 7777 Edinger Avenue Stride Rite 7777 Edinger Avenue J.C. Penney 7777 Edinger Avenue Lawson's Jewelers 7777 Edinger Avenue Hatch Cards 7777 Edinger Avenue Chic Accessories 7777 Edinger Avenue Leed's Shoe Store 7777 Edinger Avenue Jackie's Fashion 7777 Edinger Avenue Wet Seal 7777 Edinger Avenue GTE Phone Mart 7777 Edinger Avenue Foot Locker 7777 Edinger Avenue Jay Jacobs 7777 Edinger Avenue Miller's Outpost 7777 Edinger Avenue Ella Nor's 7777 Edinger Avenue Show Off 7777 Edinger Avenue Harris and Frank 7777 Edinger Avenue The Broadway D 2 7777 Edinger Avenue Barker Brothers 7777 Edinger Avenue North American Savings and Loan 7777 Edinger Avenue D & R Shoe Repair 7777 Edinger Avenue Huntington Center Cleaners 7777 Edinger Avenue Magic Comb 7777 Edinger Avenue Hair Productions Unlimited 7777 Edinger Avenue Stanley Anzis, DDS 7777 Edinger Avenue Gibraltar Savings and Loan Assn. 7777 Edinger Avenue Time Square Delicatessen 7777 Edinger Avenue Lee Ward's 7777 Edinger Avenue The Akron 7777 Edinger Avenue Crocker Bank 3 7777 Edinger Avenue Montgomery Ward Tires - Batteries - Accessories 4 7777 Edinger Avenue Firestone 5 7777 Edinger Avenue Security Pacific National Bank 6 7777 Edinger Avenue Broadway Tires - Batteries - Accessories 7 7777 Edinger Avenue Standard Oil Co. i KatzHollis Table II-1 - Page 4 Huntington Beach Redevelopment Agency Huntington Center Commercial District Redevelopment Project BUSINESSES IN PRO= AREA I f Map Key 'i Sub- Bus. I Area No. Street Address Name of Business i E 1 7490 Edinger Avenue Denny's Restaurant #1103 �j 2 7552 Edinger Avenue Sears Savings Bank ji 3 7590 Edinger Avenue Finance American Thrift CogDany 4 7594 Edinger Avenue Nosh's Seafood Bar/Grill II' 5 7596 Edinger Avenue Davonne's Florist 6 7598 Edinger -Avenue Winchell's Donut #436 7 7622 Edinger Avenue Wienerschnitzel #318 8 7660 Edinger Avenue One Hour Photo 9 7504 Edinger Avenue P.O.E.T.S 10 7508 Edinger Avenue Nail Curist 7508 Edinger Avenue Debra Venti 7508 Edinger Avenue Linda Pinch 7508 Edinger Avenue Tahirih Walls 11 7510 Edinger Avenue Alvera's Bridal Shop 12 7516 Edinger Avenue Huntington Beach Formal. Ware 13 7532 Edinger Avenue Phil & Jim's TV/Appliances 14 7542 Edinger Avenue Skagg's Drug Store 15 7562 Edinger Avenue Fashion Gal 16 7568 Edinger Avenue Barro's Pizza 17 7570 Edinger Avenue Patrini's Shoes 18 7572 Edinger Avenue Peking & Szechwan Restaurant 19 7586 Edinger Avenue Barbara's Hallmark Shop 20 7583 Edinger Avenue Collar and Leash Pet Shop 21 7600 Edinger Avenue Safeway Store #468 22 7632 Edinger Avenue Unicorn Sports Center 23 7636 Edinger Avenue Artistic Beauty Supply 24 7640 Edinger Avenue Shampoo Roam 7640 Edinger Avenue Jackie Aldstadt 7640 Edinger Avenue Diana L. Daniels 7640 Edinger Avenue Laura Dickey 7640 Edinger Avenue Diane Beach 25 7644 Edinger Avenue Toni's C&D Auto Supply 26 7648 Edinger Avenue Yull, DDS 27 7656 Edinger Avenue Launderland 28 7664 Edinger Avenue The Cleaning Factory F 1 7672 Edinger Avenue Leo's Stereo , 2 7682 Edinger Avenue Paolo's Pizza 3 7700 Edinger Avenue C & M Cleaners /"� KatzHollis Table II-1 - Page 5 Huntington Beach Redevelopment Agency Huntington Center Commercial District Redevelopment Project BUSINESSES IN PROJECT AREA Map Key Sub- Bus. Area No. Street Address Name of Business F 4 7702 Edinger Avenue Skinny Haven Restaurant 5 7712 Edinger Avenue Easy Street Bar 6 7722 Edinger Avenue Market Center Barbars 7 7732 Edinger Avenue Weight Watchers 8 7738 Edinger Avenue Eveready Lighting Center 9 7742 Edinger Avenue Cheap Charlie's Warehouse 10 7744 Edinger Avenue Hugh J. Quist, DDS 11 7800 Edinger Avenue The Arden Gallery 12 7800 Edinger Avenue Angels Home Improvement Center 13 7812 Edinger Avenue Mercury Savings and Executive offices 14 7812 Edinger Avenue, 2nd Floor Shellrose Corp. 15 7812 Edinger Avenue, 3rd Floor Hermes Financial Corp. 16 7830 Edinger Avenue American Savings Bank G 1 7872 Edinger Avenue Goodyear Tire and Rubber Co. 2 7880 Edinger Avenue Marie Callender's Pie Shop 3 7902 Edinger Avenue First Interstate Bank 4 7942 Edinger Avenue Arby's Roast Beef 5 16001 Beach Boulevard Mobil Service Station 6 7945 Aldrich Avenue Peppertree Preschool 7 NW Aldrich and Beach Chevron Car Wash Source: Katz Hollis Survey and Huntington Beach Department of Development Services. i I . I Katz Hollis (3) Sub-Area C i Sub-Area C is a triangular-shaped area of 14.3 acres bounded by the San Diego Freeway to the northeast, Huntington Village Way to the ' west, and Center Drive to the south. Contained within the North Hun- tington Center Specific Plan, Sub-Area C is a mixed use development known as One Pacific Plaza, the northern portion of a 30-acre residen- tial/commercial project approved by the Huntington Beach Planning Com- mission in 1976. The original site plan has been modified three times Ii since approval. Three structures within Sub-Area C have been completed, II two are under construction, and three more are planned. At full build- out, the area will contain a total of 609,700 square feet of development and will be served by three parking structures containing 2308 parking spaces. The San Diego Freeway is a natural boundary for the Project Area because of the unity of the commercial district and separation from the residential area to the north. Sub-Area C is included in the Project for planning purposes and because improvements to the configuration of the southbound Freeway exit ramp and Center Drive are important to the office and commercial areas along Center Drive. This Sub-Area is included in the Project Area for several addi- tional reasons: in order to plan and carry out the Project as a uniform whole; to impose uniform requirements over a geographically defined and identified area of the City; and because property in this Sub-Area will share in the physical, social and economic benefits which will accrue to the Project Area through the elimination of blighting conditions, spe- cifically the correction of deficiencies in circulation-related public improvements such as Center Drive. The area is served by two egress/ingress points on Center Drive and two on Huntington Village Way. Traffic flow from the I-405 ramps is indirect and awkward. Access between this Sub-Area and the Huntington Center is hampered because there is no direct alignment of the Hunting- ton Center driveways with Huntington Village Way and the One Pacific Plaza driveway. In recognition of the traffic that would be generated by the new developments, the Conditional Use Permit (No. 83-28) required the devel- oper to prepare an updated traffic report to analyze parking and traffic impacts on the surrounding public streets. The report was approved by the Department of Public Works and the developer was required to comply with all recommendations of the approved report including financing of the installation of a traffic signal on Center Drive. (II-4) Katz Hol l is (4) Sub-Area D The northern portion of Sub-Area D contains a 200 foot wide swath -of right-of-way to accommodate Southern California Edison Company's high voltage overhead transmission lines, clearly visible in Plate 1. The Southern Pacific Railroad, viewed in Plate 14, runs north-south along the western boundary of the Huntington Center shopping center with an Orange County Flood Control District channel adjacent to the railroad. The Huntington Center shopping center occupies 58 acres in the remainder of the area, with 79% of the property devoted to 3,950 surface parking spaces. A view of the relationship of the transmission lines, One Pacif- ic Plaza in Sub-Area C, and the Huntington Center can be seen in Plates 1, 3 and 6. Another view of the lines is exhibited in Plate 13. The Huntington Center is comprised of an enclosed mall with three major department stores, forty-four smaller stores, and six kiosk busi- nesses. A separate building to the east, shown in Plate 7, contains twelve businesses, and there are five satellite buildings that front on Edinger Avenue, each occupied by a single business: a service station, a bank, and three "tires-batteries-accessories" outlets. The Center's total square footage of gross leasable space is 838,715. The alignment of the eastern building and five satellite buildings in relation to the main center, together with the names and locations of existing busi- nesses, is exhibited on Map 5. Building locations can also be seen in the aerial photographs in Plates 1 and 3. Views of the center from Edinger Avenue are shown in Plate 5. The photograph in Plate 2 was taken just after the Center opened in November, 1966 and shows that south of Edinger Avenue was nearly vacant at that time. (5) Sub-Area E South of Edinger Avenue and bounded on the west by the Southern Pacific Railroad right-of-way, Sub-Area E contains four free-standing buildings of recent construction containing seven businesses, a kiosk, and an L-shaped building with a typical strip commercial lay-out con- taining eighteen businesses. The facade of the larger building has a uniform treatment and coordinated signage for the individual businesses. The surface parking lot is landscaped and lighted. Major tenants in- clude a grocery store, a drug store and discount appliance store. There are some problems with the mix of uses, as not all tenants are busines- ses appropriate for a neighborhood-serving commercial area (see Plate 8) . The lot at the southwestern corner of Edinger Avenue and Sher (refer to Plates 1, 2 and 8) is vacant, the site of a former service station. (6) Sub-Area F Development on this block appears disjointed, a mixture of office and retail uses occupying structures of varying ages and types of con- struction. The eastern portion of the area depicted in Plate 9, top, con- (II-5) i •1c/Mtn' f i tL9 R � 34,1.3 Tt .curet•..� •� ff( ^1.� l L LtG�r�.s l..... �•J[r[\.t rw ws i wbv.•L coe�lTK. I ` t�t lafu•�+v HUNTINGTON CENTER •Jorr rr,w v HUNTINGTON wuwr.r.re. n•cw eor•,r •r. rwl r•csouLe ..ow,.rs Ik,'tlt7 ollis D STR CT REDEVE CENTER nnENTn ROJE'CT A 5 Katz Hol l is tains a freestanding bank building plus two multi-story office build- ings including interior parking. A service station at the southeast corner of Edinger and Sher has been converted to a retail outlet. Twelve businesses. are contained in a large linear building that faces Edinger Avenue. Although the western portion of the area has a row of six smaller businesses with relatively recent facade treatments of a similar standard (see Plate 8, bottom) , the remainder of the area has no uniformity of signage or facade design to give the area a sense of cohe- siveness. Indeed much of the remainder of the main building appears dilapidated and uninviting, bordering on obsolescence. There is evidence of shifting uses such as a former grocery store converted to a building supply center. In addition, many businesses are service oriented which tends to generate comparatively lower sales volumes than other types of retail outlets. The parking lot is not landscaped. There are no design features to link the retail development in this area to the retail development directly north across Edinger Avenue in Huntington Center or to the commercial blocks to the east and west in Sub-Areas E_ and G. Internal circulation in this Sub-Area is confusing and difficult. (7) Sub-Area G This commercial block south of Edinger Avenue and to the east of Beach Boulevard depicted in Plate 10 contains six independent busi- nesses in free-standing structures fronting on Edinger Avenue, a service station/car wash on Beach Boulevard, a pre-school on Aldrich Avenue, and two vacant lots at the northeast corner of Aldrich Avenue and Parksi_ de Lane. The buildings are of various ages and types of construction, in standard condition, but with no uniform presentation or cohesive design. The pre-school on Aldrich Avenue occupies a converted single family residence, and another former single family residence is used as an office and storage facility by an adjoining restaurant. The mixed uses do not complement each other. The vacant land points to underutiliza.tion of the area, and development may be hampered by the multiple ownership of properties on this block. There are seven egress/ingress points on Edinger Avenue and several of the internal service roads go south through to Aldrich Avenue. There are no curbs and gutters on Aldrich Avenue. It is difficult to exit from the businesses, particularly on Edinger Avenue where virtually the only option is a right turn. The deficiencies in the circulation-related public facilities impact the businesses and potential future development in this Sub-Area. b. obsolescent Design and Lack of Physical Integration The Project Area to the north and South of Edinger Avenue, Sub- Areas D through G, are all retail and personal service oriented busi- nesses but there is a lack of physical integration that would give shop- pers the perception that the area is a cohesive and attractive shopping district. There are no paths articulated to encourage internal circulation (II-6) KatzHollis or natural flow from one sub-area to another. Each sub-area is a disparate separate unit, especially Sub-Area G with its seven egress/- ingress points. The disjointed development in terms of building size and shape, and the lack of sign controls and uniformity in the facade treatments, landscaping and street furniture among the different blocks '4 deters shoppers from viewing the area as a pleasant, large commercial district offering many and varied services. The contrasting character of the buildings (color, materials, form) in the area south of Edinger Avenue, especially Sub-Area F next to Sub-Area E, is particularly noti- ceable. The development of this area occurred over time and does not meet current standards; the physical layout can be considered obsolete. The site plan of the Huntington Center, constructed in 1966 with the separate building of fourteen businesses some hundred feet to the east is an obsolescent design by contemporary standards. Shoppers pre- fer to remain in a climate controlled environment. To cross an open parking lot subject to the elements to gain access to additional busi- nesses. can contribute to an unpleasant shopping experience. With only 44 mall shops and 6 kiosk businesses to complement its three anchor department stores, the Huntington Center is obsolete and at a competitive disadvantage to other more modern centers often containing over 100 shops. There is also no physical integration of the Huntington Center J and One Pacific Plaza. The Southern California Edison right-of-way prohibits the integration of these two areas. Although there could be a symbiotic relationship of the office employees and customers of the restaurants and service oriented businesses, and the retail customers of the commercial area to the south, there are no design features that physically link the two areas or convey a relationship. Circulation paths between the two areas are indirect: ingress/egress points on Center Drive are off-centered from each other. C. Inadequate Public Improvements and Project Area Traffic Conditions (1) Circulation System The street system serving the Project Area contains various de- ficiencies that impede access to the businesses in the Project Area, in- hibit vehicular traffic flow, and detract from pedestrian safety and circulation. These deficiencies have a regional impact in that they af- fect through traffic as well as traffic going to and from the Project Area. In addition, other deficiencies in the regional circulation system, particularly to the north, impact the Project Area's traffic conditions. (II-7) Katz Ho11 is Access to the Project Area is provided by the San Diego Freeway (I-405) , Beach Boulevard, Edinger Avenue, Gothard Street, Center Avenue and McFadden Avenue. The Huntington Beach Circulation Plan identifies Beach Boulevard as a major arterial, Edinger Avenue as a primary arte- rial, and Gothard Street, Center Avenue and McFadden Avenue as secondary arterials. Traffic volume counts were made this year by Parsons Brinc- kerhoff Quade & Douglas, Inc., and Donald Frischer and Associates. The San Diego Freeway, along the northeastern boundary of the Project Area, extends from the San Fernando Valley in Los Angeles County to an interchange with Interstate Route 5 in southern Orange County. In the vicinity of the Project Area, the San Diego Freeway has four lanes in each direction and carries approximately 207,000 vehicles per day. The freeway interchange nearest the Project Area is located at Beach Boulevard north of Edinger Avenue. An off-ramp and an on-ramp for , the southbound freeway traffic intersect Center Drive west of Beach Boulevard. The remaining ramps intersect Beach Boulevard. A second on-ramp for southbound freeway traffic intersects Edinger Avenue just east of Beach Boulevard. These ramps are shown graphically on Map 6, and depicted in Plate 12. Map 6 exhibits clearly the unusual configura- tion of this interchange. Center Drive is an east-west street that extends from Beach Bou- levard to Gothard Street, a distance of approximately two-thirds of a mile along the rear of the existing Huntington Center. At the Beach Boulevard intersection, only southbound Beach Boulevard motorists are permitted to turn onto Center Avenue; northbound left-turning movements to Center Avenue are prohibited. From Center Drive, motorists are permitted to turn either left or right onto Beach Boulevard. At the Gothard Street intersection, the fourth leg of the intersection is a driveway to Golden West College, opposite Center Drive. The Center Drive cross section varies from two lanes in each direction plus a left turn lane to one lane in each direction plus a left turn lane with parking. The section of Center Drive where parking is permitted occurs between the main driveway of One Pacific Plaza and the western Huntington Center driveway. One of the recommendations from the One Pacific Plaza traffic report is that parking be prohibited and Center Drive provide two lanes in each direction. Edinger Avenue is an east-west street that extends from Bolsa Chica Street to the Newport Freeway, State Route 55. Edinger Avenue has three lanes in each direction with a median. Left turn access to the Huntington Center is permitted only at the three signalized intersec- tions. Left turn access to the commercial area on the south side of Edinger Avenue between Beach Boulevard and the railroad tracks is per- mitted at the three signalized intersections as well as two additional unsignalized locations. The intersections are depicted on Map 7, and illustrated in Plate 11. The daily two way volume on Edinger Avenue is 35,500 vehicles. (II-8) . .sM.s�■■ss■■■�■■s■ss�s CITY OF - HUNTINGTON BEACH m - c � o - - E KkFadden Ave. in ,»:< u vo Pl.A: 1�C. ::;:':' S AY%i~2,.. J[A\w...,nv...v....vr. PROJ EC T AREA a >s>>, a C .2.:>:::::..�:is xg; :.o:.:.r�:,.:::::::. a�::.,:..�.:::.::......::>'.•:c:>::..:;s»..>:.: k. :..-...:v..::�.�..::r:.+•,.:;v2.:.::2•::/iY':�.v.:Y?\:`3!:.. ':..,\.Y::i.:Yi.::.l.:.ti•::Y is:.::� :...,•:...�.::::i•iii`.v.:r:q:. a 1--405 ACCESS TO PROJECT AREA , SOURCE:PARSONS BRINCKERHOFF KdtZHOliIS DISTRICT REDEVELOPMENT"PROJECTMAP 6 • O� ■ I a ■ . \ ■ � I � NGT P. m i � ' o o• I � e CENTER DRIVE ..■....e ■ I W)5014 EASEMENT e♦e L---- -- --- - - ------- - ------ - ---- ♦� ee♦ e0 I ♦� I 3 I o I nc ■ HUNTINGTON CENTER � I Q h LI ' EJ Q ■ ■ a■ ■ ■ ■ ■ �C CURB CUT SIGNAIIZW INTERSECTION LEFT TURN LME EDI.NGER AVENUE: .CURB CUTS AND LEIF'r TURN LANES SOURCE"TZ HOLLIS SURVEY HUNTINGTON CENTER Katz H®1 l IS DISTRICT REDEVELOPMENT P COMMERCIAL PROJECT MAP 7 KatzHollis Gothard Street is a north-south street, located along the west boundary of the Project. The street extends south from McFadden Avenue to Garfield Avenue. Gothard Street has two traffic lanes and a bicycle lane in each direction plus a two-way, left-turn lane. Curb parking is prohibited. The daily two way volume on Gothard Street is 16,500 vehi- cles. McFadden Avenue is an east-west street that runs from the eastern part of the City of Santa Ana to Bolsa Chica Road in the City of Hunt- ington Beach. West of Huntington Village Way, McFadden Avenue has two lanes in each direction and painted left-turn lanes. East of Huntington Village Lane, there is one lane in each direction and left-turn lanes. The daily two-way volume on McFadden Avenue is 11,700 vehicles. Beach Boulevard, State Route 39, is a north-south highway located along the east boundary of the Project. The highway extends from the Pacific Highway in Huntington Beach to the City of La Habra. In the Project Area, the street has three lanes in each direction, a curbed median with left-turn lanes, and right-turn lanes at the freeway ramps, at Center Drive, and at Edinger Avenue. The daily two way volume on Beach Boulevard is 68,850 vehicles. The Southern Pacific Railroad Company has a single track extend- ing in a north-south direction along the west side of the Project Area shown in Plate 14. There are grade crossings at McFadden Avenue, Center Avenue and Edinger Avenue controlled by gates and flashing signals. Train activity is minimal, usually no more than one or two movements per day. The existing PM peak hour traffic volumes leading into the Proj- ect Area are shown on Map 8. The PM peak hour was selected for analysis because the PM peak typically has higher volumes than the AM peak, par- ticularly near retail centers. Estimated PM peak hour traffic volumes for the Edinger Avenue and Center Drive intersections leading into the Huntington Center are shown on Map 9. Traffic signals are located in the Project Area as follows: Edinger Avenue/Beach Boulevard Edinger Avenue/Parkside Lane Edinger Avenue/Sher Lane Edinger Avenue just east of railroad tracks Edinger Avenue/Gothard Street Center Avenue/Beach Boulevard Center Avenue/Freeway Ramps Center Avenue-college driveway/Gothard Street McFadden Avenue/Gothard Street-Vermont Street (II-9) �--50 o C\l cm 385 j � -""200 5 ) t t �- 540 C" ago M B 0 cm cm235-`► > 1 McFadden Ave. u) o �p U O y A cv 0 -7 �S a0 c co O 3 v) ONE PACIFIC PLAZA 2 Illn_ co Ci@r11ef es e s e / co CO �\ O T 1Lo � 155 co cy 25 �, oh5 200 ? .t 388 x o i 30--'i t r �00 k 995 N 3 9 Edinger Ave. o ul o cn 220 J C\j o 45 \ 0 0 115 330\ �, �--925 ® c� o cs, ---1090 ! - -80 1 1 ♦` 220 �, 60 r 520—► � t 60 r ? t 1 15 14 t 440 T' � � 1060--� ado N o 1 190--+ 1:)v 0 515 60'y � cm \\60.-. EXISTING TRAFFIC VOLUMES .(Pr M. PEAK HOUR) , SOURCE;PARSONS 'BRINCKERHOFF KatzHollis HUNTINGTON CENTER COMMERCIAL DISTRICT REDEVELOPMENT PROJECT MAP 8 a moms a mono ate soon ®®ate• CITY OF HUNTINGTON BEACH ai > Q c o E > McFadden Ave. 'occ m E W v 0 c4 cu 0 m c Co o o� ONE PACIFIC PLAZA 2 v N Center Co >s•'•• N N 0) CA Co C") CV t CL (L HUNTINGTON CENTER *-- CV CV Co Edinger Ave. c J J � 'C3 t N O7 tZ EXISTING SHOPPING CENTER 'VOLUMES I (P. M. PEAK HOUR) . SOURMPARSONS BRINCKERHOFF Katz ®llis HUNTINGTONI ECENTER ENMPROJECT MAP 9 Katz Hollis An addition signal is scheduled to be installed shortly at the intersection of McFadden Avenue and Huntington Village Way, to be paid for by the developer of one Pacific Plaza as a condition of .development approval. All of the traffic signals along Edinger Avenue have separate left turn phases for east-west traffic and at Beach Boulevard there is also a separate left turn phase for north-south traffic. The remaining traffic signals have two phases except at the last intersection where there is a left-turn phase for McFadden Avenue and separate phases for Gothard Street and for Vermont Street. (2) Street Capacity and Levels of Service The traffic engineering firms performed analyses of capacity and level of service of PM peak hour volumes at the signalized intersections in the Project Area, in accordance with the standard procedures of the National Academy of Science's Transportation Research Board. The level of service is obtained from the critical volume/saturation ratio. The lower the ratio, the better the level of service. A ratio of 1.0 is capacity level of service E. Level of service ranges from A, which in- dicates little or no delay, to F which indicates high vehicle delay. Typically in urban areas, level of service A, B, C, and D are considered acceptable, although most motorists become impatient at "D" level inter- sections and thus seek to avoid them. Existing levels of service during the PM peak hour at the signalized intersections are summarized in Table II-2. Except at the intersection of Beach Boulevard and Edinger Avenue, the existing level of service in the Project Area is acceptable. The level of service at the Beach/Edinger intersection is "E" and the volume is nearing capacity. Although the level of service at the signalized entrances into the Huntington Center are acceptable when analyzed separately, the quality of flow along Edinger is probably less than "A" because of the proximity of the existing traffic signals between Gothard and Beach. For example, the City presently employs a special signal operation at Edinger and Parkside when the eastbound queue at Beach extends beyond Parkside. The traffic signal operation is "pre-empted" and the Fdi.n�jer Avenue traffic receives a red indication so that the intersection is not blocked. An analysis of future traffic generated by the redevelopment project is contained in the Project EIR, which concludes that the inter- sections expected to be impacted the most by future redevelopment are Beach and Edinger, Beach and Center, Edinger and Gothard, and, Center and the I-405 ramps. The existing level of service of these intersec- tions is E, C, C, and D respectively. Without further improvements, the level of service of these intersections is expected to worsen, according (II-10) KatzHollis 01 Table II-2 I i Huntington Beach Redevelgment Agency i Huntington Center Commercial District Redevelopment Project l EXISTIM AND FU11WE INPER.MCTICN LEVELS OF SERVICE I PBQD Analysis Frischer Frischer of Existing PBQD Analysis Analysis of Analysis of Level of of Future Level Service (PM Volume/ Service (PM of Service Intersection Peak Hour) Capacity Peak Hour) (PM Peak Hour) I Beach/Edinger — — E F Edinger/Gothard — — C D Edinger/parkside — — A C I Edinger/Sher — — A A Edinger/West Entrance — - A B 'l McFaddervtothard B .60 A B Gothard/Center B .60 A C 'I Center/I-405 Raq)r. D .88 D F { Beach/center C .77 B D — -- —Center/One Pacific Plaza A Center/Huntington Village A .37 — — I Sources: Parsons Brinckerhoff Quade & Douglas, Inc., "Huntington Center Commercial District Redevelopment EIR Traffic Report," 9/14/84 and Donald Frischer & Associates, "Traffic Engineering Study: One Pacific Plaza," 3/9/84. Kauflollis to the EIR traffic engineering consultants. The Beach and Edinger intersection is expected to reach on "F" level of service, as reported in Table II-2. Level "F" is defined as "forced flow," where congestion on the cross street or at downstream intersections restricts or prevents the movement of traffic at the intersection. The Beach/Edinger inter- section is already perceived to be one of the worst in the county by local residents and shoppers. (3) Circulation Deficiencies on Edinger Avenue and Center Drive The traffic engineering consultants estimate that 79% of users of the Huntington Center gain access from Edinger Avenue. In addition to the three signalized intersections on Edinger to the west of Beach Bou- levard within the Project Area boundary, there are an additional seven egress/ingress points on the north side and sixteen ingress/egress points on the south side. Most of these are right turn in/right turn out because of the median along Edinger Avenue. The sudden and frequent turn movements of motorists using these twenty-three curb cuts, in addi- tion to the signalized intersections with controlled left turn movements impedes traffic flow considerably. Map 7 shows the location of these curb cuts, signals and left turn lanes. Photographs of the three sig- nalized intersections are shown in Plate 11. The three traffic signals on Edinger Avenue along with those on Gothard and Beach means that there are five (5) traffic signals within approximately one-half mile distance. Typical traffic signal spacing on urban arterial streets is one-quarter mile minimum (3 per half-mile) in order to maintain progression on the arterial street. Often this spacing must be reduced to provide a traffic signal for a special generator like a shopping center which would result in four (4) traffic signals in one-half mile distance. The existing Huntington Center site has access to all of the three traffic signals (West Entrance, Sher, Parkside) on Edinger. The strip commercial area on the south side is separated into three sections bounded by the SPRR and Beach Boulevard and separated by Sher Lane and Parkside Lane. Each of the two west sections have access to two of the three traffic signals while the section between Parkside Lane and Beach Boulevard consists of individual parcels that have access onto Edinger Avenue and Aldrich Avenue to the south. The strip commercial section between the SPRR and Sher Lane allows easy on-site east-west flow to provide access to the West Entrance and the Sher Lane signals. The section between Sher Lane and Parkside Lane allows on-site east-west flow; however, it is not as easy because of the staggered buildings. The section between Parkside Lane and Beach Boulevard has no on site east-west flow but is serviced by Aldrich Avenue. If one of these traffic signals were to be removed, Huntington Center traffic could easily access the remaining two traffic signals. The majority of the strip commercial on the south could still be served by the traffic signals. (II-11) I i KatzHollis Another difficult element of vehicular circulation is the inter- action between the commercial properties east and west of the Southern Pacific Railroad on the north side of Edinger Avenue. Presently, any traffic between the areas east and west of the railroad tracks must use Edinger Avenue or Center Drive because there are no other railroad crossings. Providing an at-grade connection between the two commercial areas would alleviate some of the burden on Edinger Avenue and Center Drive, because shoppers would be able to circulate internally between the two areas without having to use Edinger Avenue or Center Drive. 'I IIThe Center Drive access to the Project Area, along with Hunting- ton Village Lane, result in four "T" intersections on Center Drive in 1 approximately one quarter mile. Consequently, any interaction between the sites north and south of Center Drive results in travel on Center for short distances. It would be beneficial to Center Drive traffic to align the two Huntington Center driveways with Huntington Village Way and the One Pacific Plaza driveway. This would allow direct flow be- tween the center, One Pacific Plaza and McFadden Avenue. (4) Other Circulation Deficiencies The I-405 interchanges with Beach Boulevard and Golden West Street suffer from heavy volumes which impair traffic flows along Golden West Street, Beach Boulevard and at the intersection of Center Drive and Beach Boulevard. The extension of Gothard Street north to Bolsa Avenue to link with Hoover Street in the City of Westminster has been suggested as a means of alleviating these problems. Such an extension would pro- vide a continuous north-south corridor between Garfield Avenue and Gar- den Grove Freeway and could divert an estimated 5,000-7,500 vehicles. Due to the location of emergency facilities in both Huntington Beach and the City of Westminster, an additional benefit of a Gothard Street- Hoover Street extension would be an improvement in the response time of emergency vehicles in both cities. A partial interchange to/from the north of Gothard Street on I-405 could divert an additional 3,000-5,000 vehicles to Gothard Street from the Center Drive/Beach Boulevard and I-405 interchange. Access to the Huntington Center from the I-405 southbound ramp is awkward and constricted. Expansion of the Center Drive interchange to provide a direct connection to the Center, plus the addition of a through lane westbound on Center Drive, could help relieve traffic. flow problems on Edinger Avenue and Center Drive resulting from I-405 exist- ing traffic. (5) Summary of Inadequate Public Improvements The inadequate public improvements in the Project Area are re- lated to traffic circulation exclusively and can be summarized as fol- lows: (II-12) Katz Hol 1 is -- Intersections with present level of service ratings C through E: - Beach/Edinger - Edinger/Gothard - Center/I-405 Ramps - Beach/Center -- Edinger Avenue deficiencies: - excessive (twenty-three) curb cuts - awkward circulation, especially between Huntington Center and the businesses on. the south side - one unnecessary traffic signal -- Railroad tracks acting as a barrier between properties on east and west; tracks can only be crossed on Center Drive and Edinger Avenue -- Center Drive: Huntington Village Way and driveways from Huntington Center and One Pacific Plaza are not aligned. -- I-405 interchanges with Beach Boulevard and Golden West Street suffer heavy traffic volumes which could be re- lieved through connstruction of an additional interchange at Gothard. -- I-405 southbound ramp at Center Drive has heavy traffic volumes and awkward configuration for flow into Hunting- ton Center and One Pacific Plaza. -- Gothard Street dead ends at McFadden Avenue, rather than continuing north to act as another north-south arterial serving the area. The above traffic circulation problems have a heavy impact upon the Project Area in terms of its attractiveness to potential shoppers. For the commercial businesses within the Project Area to remain compe- titive, the traffic circulation problems must be addressed. An essen- tial element in solving such problems is the need to anticipate and encourage growth within the Huntington Center, One Pacific Plaza, and the area south of Edinger. Huntington Center, in particular, must revitalize and grow to keep pace with its trade area competition. The City of Huntington Beach has a direct stake in such growth. As de- scribed in more detail below, a decline in gross retail sales is reflected in a corresponding decline in sales tax revenues. (II-13) it KatzHollis ! B. Existing Social Conditions I Indices of social conditions within a redevelopment project are generally related to the population within the project area, either directly such as population characteristics, income levels, employment and unemployment, etc. , or indirectly such as the availability of re- creation facilities to serve the population, or the extent and nature of ! crime in project area neighborhoods. In a redevelopment project which has no resident population within its boundary, as is the case with the Huntington Center Commercial District Redevelopment Project, there are no social indices on which to report. It should be noted, however, that 20% of the tax increment revenues generated by the Project will be set aside for the development or improvement of housing for low and moderate ,I income persons. Although such housing will not be built within the Project Area, it will serve to benefit social conditions in the City. �I �) C. Existing .Economic Conditions �j Land uses in the Project Area are devoted entirely to commercial uses (including office) , with the exception of the utility rights-of-way discussed earlier and a small amount of light industrial use in Sub-Area A. The Huntington Center shopping center, containing 838,715 of gross leasable square footage, was built in 1966. Businesses to the south of Edinger Avenue have developed over time. The mixed use development to the north of Center Avenue, One Pacific Plaza, has been planned since 1976. Construction of the first phase, an office building and two restaurants, has been completed. 1. Economic Disuse Resulting from Faulty Planning Faulty planning of the circulation system in the Project Area has impeded full utilization of its economic potential. Awkward access gen- erally contributes to discouraging retail shoppers from utilizing retail outlets in the area. The intersection of Beach Boulevard and Edinger Avenue has a service level of "E" as discussed previously. Both Edinger Avenue and Beach Boulevard experience heavier traffic than would prevail if Gothard Street was linked to Hoover Street north of the San Diego Freeway, and a partial interchange was available. The flow of traffic on Edinger Avenue is interrupted by the eight eastbound left turn lanes, and 23 curb cuts, with traffic entering into and exiting from the various curb cuts in an uncontrolled manner. Pedestrians are discouraged from moving from one portion of the Project Area to another by the distances separating the various areas, the lack of clearly articulated paths, and the absence of a unifying ar- chitectural theme. (II-14) KatzHolfis The right-of-way for the high voltage overhead transmission lines on the north side of Huntington Center is a land use that may be inap- propriate to current needs for a commercial area. It could be argued that the highest and best use for the land occupied by the lines would be for expansion of the area's commercial uses. The 200 foot-wide right-of-way creates a significant barrier between the commercial development of one Pacific Plaza to the north of Center Drive and the Huntington Center shopping mall, and contributes to the lack of physical integration of the two areas. The barriers of distance, awkward street circulation and uncoor- dinated physical design are responsible for the lack of physical inte- gration of the Huntington Center and the strip commercial development south of Edinger Avenue. The movement of shoppers from one area to another is impeded, resulting in the loss of economic potential. 2. Existence of Inadequate Public Improvements Details of the deficiencies in the street system, and freeway in- terchange design, intersection capacity and pedestrian access were de- scribed in the preceding section. The economic impact of these inade- quate public improvements is that businesses may be discouraged from lo- cating in the area due to the confusing circulation system, and the dif- ficulties caused for potential customers and employees. Similarly, the sales volumes of existing businesses may be reduced. If not corrected, the economic impact of the inadequate public improvements would become greater over time. As conditions in the area get worse, the City would become forced to impose conditions on new development in an attempt to alleviate the circulation problems. Such conditions could result in increased development costs that would serve to further discourage new development and growth in the area. 3. Economic Maladjustment and Impaired Investments Impaired investments in the Project Area have resulted from eco- nomic maladjustment. A key indicator of economic maladjustment is sales performance figures for the Huntington Center over time. The following discussion presents an analysis of retail sales and the loss of poten- tial sales. The deficiencies in the public improvements serving the area are a key factor in inhibiting shoppers from utilizing the services offered in the area. The annual retail sales figures for the Huntington Center from 1978 to 1983 are exhibited in Table II-3. While sales figures have risen fairly steadily since 1978, the percentage increase from year to year has declined from 7.7% between 1979 to 5.1% between 1982 and 1983 . Given the rates of inflation during that period, and the resulting price increases, although the sales figures have increased, such figures may reflect little growth in volume. (II-15) i 092184 i Katz Hol l is mmJNMC 1 I Table II-3 Huntington Beach Redevelopment Agency Huntington Center Commercial District Redevelopment Project ANNUAL RETAIL SALES AND RANKING OF HUNTINGTON CENTER WITH OTHER REGIONAL SHOPPING CENTERS IN LOS ANGELES AND ORANGE COUNTIES I I i Change from Same Period of Previous Year Number Sales (000) Number (000) Percent Rank of Units I 'i 1978 Total $70,534 -- -- 18 48 1979 Total $75,950 $5,416 7.7$ 19 50 1980 Total $73,438 -2,512 -3.3% 23 50 �I 'I 1981 Total $78,651 5,213 7.1% 23 50 I� U I! 1982 Total $80,946 2,295 2.9% 23 48 1983 Total(1) $85,087 4,121 5.18 N/A 48 Source: "Taxable Retail Sales for Regional Shopping Centers in Los An- geles and Orange Counties," Los Angeles Times Marketing Research Department (1) Fourth quarter figures are not yet available. The 1983 total was cal- culated by extrapolation from the first three quarters, applying the average ratio of the first three quarters to the total in 1978-82. KatzHollis A listing of Orange County regional shopping centers and a map of their location are exhibited in Table II-4 and Map 10. A ranking of the Huntington Center's performance with the sixty other regional shopping centers in the Los Angeles and Orange Counties is included in the data presented in Table II-3. During this period, the Huntington Center's rank has dropped somewhat, from 17 to 23-24. A more specific comparison of the Center's performance in relation to other super-regional centers of similar size in terms of total retail area in the bi-county region is provided in Table II-5. The average sales per square foot for Hunting- ton Center in 1982 is $98, while similarly sized centers ranged from $109 to $161 per square foot. The Center owner reports a 1983 figure of $100. Table II-6 provides sales per square foot information on other centers in the Center's trade area. The two centers closest to Hun- tington Center captured $158 and $181 per square foot in 1982. The difference in the sales per square foot figure is in part attributable to the difficult access and confusing circulation system serving the Center. In a 1981 study completed by 'the City of Huntington Beach, retail sales per capita for ten Orange County cities were compared, as shown in Table II-7. The City ranked seventh out of the ten cities, with a 1981 retail sales per capita figure of $3,922, compared to Costa Mesa's $8,500, Newport Beach's $7,300. and Westminster's $5,700. These other cities contain very successful super-regional shopping centers, such as the South Coast Plaza and the Westminster Mall. It appears that the Huntington Center is not attracting the volume of shoppers it could, probably due to the difficulties of access and circulation. Table II-8 contains estimates from the July 23, 1984 issue of "Sales and Marketing Management" magazine showing that Huntington Beach's median household effective buying income ("EBI') is $34,533, higher than that of Costa Mesa and Westminster, while total EBI estimated for the city was nearly twice that of Costa Mesa and three times that of Westminster. Yet, as shown in Table II-9, an analysis of• per capita retail sales figures for department store-type merchandise (DSTM) shows that in 1983 Costa Mesa's per capita DSTM sales were 355.6% of expected DSTM sales and Westminster's per capita DSTM sales were 188.3% of DSTM sales expected for its population. The derivation of this percentage, know as the sales experience rate, is explained in Table II-9. The 1983 DSTM sales experience rate for Huntington Beach was 96.0%. Rates for Costa Mesa and Westminster are no doubt attributable to the presence of South Coast Plaza and the Westminster Mall, respectively. Table II-9 contains the 1983 sales experience rates for five cities surrounding Huntington Beach, and Table II-10 shows their rates from 1979 to 1983. There has been little change in the rates over time. The contrast of Huntington Beach's sales experience rate of 88.1% to 96.0% and the rates of Costa Mesa (321.1% to 355.6%) and Westminster (188.3% to 196.2%) indicates that Huntington Beach is losing retail sales to its neighboring cities. (II-16) I 092184 Katz Hol j iS mmJNMC1 Table II-4 i Huntington Beach Redevelopment Agency Huntington Center Commercial District Redevelopment Project REGIONAL SHOPPING CENTERS IN ORANGE COUNTY I i Key to Year Map 10 Regional Shopping Center Completed Major Tenants 1 South Coast Plaza 1967 Bullocks, I. Magnin, May Co. , Nordstrom, Sears, Saks Fifth Avenue �I 2 Buena Park Mall 1961 May Co. , Penney's, Sears I� 3 Westminster Mall 1974 Buffums, May Co. , Robinson's, Sears 4 Fashion Island 1967 Broadway, Buffums, Bullock's Wilshire, Neiman-Marcus, Robinson's 5 Mission Viejo Mall 1978 Bullocks, May Co. , Mont- gomery Ward, Robinson's 6 Brea Center 1977 Broadway, May Co. , Nord- strom, Sears 7 Mall of Orange 1971 Broadway, Penney's, Sears 8 Laguna Hills Mall 1973 Broadway, Buffums, Penney's, Sears 9 Huntington Center 1966 Broadway, Penney's, Mont- gomery Ward 10 Anaheim Plaza 1955 Broadway, Robinson's 11 The City 1970 May Co. , Penney's 12 La Habra Fashion Square 1968 Buffum's, Bullock's 13 Santa Ana Fashion Square 1958 Bullock's, I. Magnin 14 Honer Plaza 1958 Montgomery Ward Proposed 15 Irvine Center 1985 N/A --------------- Source: Coldwell Banker Marketing Research Department, 1981 f ,r <♦, '' Loa sr_+cais CO =_ LA HABRA cart � •n.oaww Cy cca,, • eREA � La Habra Fashion SquaresTM ;Brea Center //YONBA 1i10A ,y y► vE.u[. NA ate'PARK corro.w[.aEr..vs+ '•rc�'� `�,,► •'4 P Buena Park Mall LA PA_ • w ss Anaheim Plaza CYP'NESB /VILLA PAM °•\ .w gigMall of Orange "••"• s g � J �� ORANGE �'�� LOB AUWITVS > tor' - w 3 w...ur.v[ s,wn.co J Y��\♦G r 1,.GARDEW u The City - rvw,w�' ♦ �j�` 4..OE.+ csorE •�• Santa Ana Faehin onN Square REAL BEACH ��. ♦Iy�.y, Honer P18za+ y �oVMi Qavavoo cmy0ft.°.o 1` L Westminster Mall , . +r C ° _ J [u.c[. Huntington Center G • ' �o rrwrwcron � FOlMTA1N - ?hy "wow wu.[. r .vl t. VALLEY SAIITA AIM o ♦ VYESTYINSTER .u•r"r Auto. ��f +. .4O [s•n iq„o �W South Co st Plazn ,y L" grim o ..ru.vo `"a"" °"'"'c'` �°iP`.ri♦o"r �° Irvine Center HUNTINGTON n s= • .w°f w c.r[a S + ' ` BEACH �,r ` � +�dl 4 TORO NEWPORT Laguna Hills Mall `Fashion Island BEACH Y[MOIIJ Y. C i C o©Mission Viejo Mall .J a BEACH •' �i o0`4•� '*a � eAw ruAN /CAPISTRANO BANA POINT 4 Fot] BAN CLBMENTt A ORANGE COUNTY REGIONAL SHOPPING CENTERS AXWMICoLO�BANKER NG RESEARCH DEPWrKW Katz Holt iS HUNTINGTON CENTER COMMERCIAL DISTRICT REDEVELOPMENT PROJECT MAP 10 i i 102484 Katz Hollis mm.TNMCl Table II-5 Huntington Beach Redevelopment Agency Huntington Center Commercial District Redevelopment Project COMPARATIVE 1982 SALES PERFORMANCE OF HUNTINGTON CENTER WITH OTHER SELECTED SUPER-REGIONAL SHOPPING CENTERS* IN LOS ANGELES AND ORANGE COUNTIES [*CENTERS OF SIMILAR SIZE] Selected Super-Regional Total Retail Area Average Sales Shopping Center (in Square Feet) Per Square Foot Glendale Galleria, Glendale 868,273 $161 Brea Mall, Brea 855,633 $140 Fox Hills Mall, Culver City 888,543 $138 Mall of Orange, Orange 798,155 $109 Huntington Center, } Huntington Beach 826,968(1) $ 98 (1) This 1982 figure varies from the current figure of 838,715 square feet of gross leasable space due to the fluctuations in leased space. Source: "Taxable Retail Sales for Regional Shopping Centers in Los An- geles and Orange Counties," Los Angeles Times Marketing Research Department, December, 1983. 092184 Katz Hol l is mmJNMC 1 Table II-6 Huntington Beach Redevelopment Agency Huntington Center Commercial District Redevelopment Project COMPARATIVE 1982 SALES PERFORMANCE OF COMPETITIVE SUPER-REGIONAL SHOPPING CENTERS WITH HUNTINGTON CENTER Selected Super-Regional Centers in Huntington Total Retail Area Average Sales Center's Trade Area (in Square Feet) Per Square Foot South Coast Plaza, Costa Mesa 1,645,243 $181 Westminster Mall, Westminster 1,030,238 $158 Laguna Hills Mall, Laguna Hills 798,621 $10.4 Fashion Island, Newport Beach 1,147,761 $ 99 Huntington Center, Huntington Beach 826,968(1) $ 98 (1) This 1982 figure varies from the current figure of 838,715 squar.e feet of gross leasable space due to the fluctuations in leased space. Source: 'Taxable Retail Sales for Regional Shopping Centers in Los An- geles and Orange Counties," Los Angeles Tines Marketing -Research Department, December, 1983. I 102484 Katz Hol lis mmJNMC1 Table II-7 I i Huntington Beach Redevelopment Agency Huntington Center Commercial District Redevelopment Project RETAIL SALES PER CAPITA, ORANGE COUNTY CITIES, 1981 City Retail Sales Per Capita Costa Mesa 9,500 Newport Beach 7,300 Westminster 5,700 Anaheim 4,409 i j� Santa Ana 4,300 �I Fullerton 4,100 i Huntington Beach 3,922 Garden Grove 3,600 Irvine 3,387 Fountain Valley 3,000 Source: City of Huntington Beach, 1981 102484 Katz Hollis mmJNMC l Table II-8 Huntington Beach Redevelopment Agency Huntington Center Commercial District Redevelopment Project EFFECTIVE BUYING INCOME, 1983 Total Median City EBI ($000) Household EBI Huntington Beach $2,554,557 $34,533 Costa Mesa $1,139,635 $28,329 Westminster $ 911,506 $33,361 Source: "Sales & Marketing Management" magazine, July 23, 1984. I i 102484 Katz Hol l i s mmTI�ICl I � Table II-9 Huntington Beach Redevelopment Agency Huntington Center Commercial District Redevelopment Project RETAIL SALES ANALYSIS, 1983 i (DEPPI2TN04T SIME-TYPE MU CHANDISE) HUNTIM ON BEACH MARKET AREA . I i I II (1) (2) (3) (4) (5) Estimated 1983 DSTM Per Capita Expected Resultant �I Population Sales DSTM DSTM Sales Experience !� City (Number) ($1,000) Sales ($) Sales ($) Rate ($) i ! Costa Mesa 85,644 $ 410,048 $4,788 $1,347 355.6% Westminster 72,092 182,843 2,536 1,347 188.3% Newport Beach 65,682 140,289 2,135 1,347 158.5% Huntington Beach 178,667 222,228 1,244 1,347 96.0% Santa Ana 219,019 204,912 936 1,347 69.5% i 5-CITIES TUrAL 621,104 $1,160,320 $1,868 $1,347 138.7% (1) Estimates shown are as of 1/1/83. Provided by California Department of Finance, Popula- tion Research Unit. (20 "DSrM" means department store-type merchandise: apparel, general merchandise, home fur- nishings and appliances. (3) Derived by dividing column (2) by column (1). (4) Derived by dividing orange County 1983 DSIM sales of $2,744,042,000 by estimated 1983 population of 2,037,131. (5) Derived by dividing column (3) by column (4). Source: Katz, Hollis, Coren & Associates, Inc. 102484 Kat 7 HoI l y s mmJNMC 1 Table II-10 Huntington Beach Redevelopment Agency Huntington Center Commercial District Redevelopment Project DSTM(1) SALES EXPERIENCE RATES(2) , 1979-1983 1979 1980 1981 1982 1983 Costa Mesa 321.1% 331.3% 342.8% 343.9% 355.6% Westminster 194.4% 190.0% 191.3% 196.2% 188.3% Newport Beach 174.1% 170.4% 178.4% 158.9% 158.5% Huntington Beach 89.7% 88.1% 88.2% 89.9% 96.0% Santa Ana 81.9% 76.1% 68.8% 61.2% 69.5% 5-CITIES TOTAL 141.2% 139.1% 138.7% 134.7% 138.7% -------------- (1) "DSTM" means department store-type merchandise: apparel, general merchandise, home furnishings and appliances. (2) The sales experience rate was derived by comparing the actual per capita DSTM sales to the County-wide average per capita DSTM sales, utilizing population estimates from the California Department of Fi- nance, Population Research unit, and taxable sales figures from the State Board of Equalization, Research and Statistics Division. Source: Katz, Hollis, Coren & Associates, Inc. l KatzHollis The Huntington Center should strengthen its position in its market area and take better advantage of its location. Despite its interest, the private sector is not able to undertake the improvements needed to correct the deficiencies of public traffic and circulation facilities that serve the Project Area businesses. Public assistance is i clearly needed to solve these problems. Huntington Center makes an important contribution to the tax base of the City, as revealed in Table II-11, but the Center's share has been declining slowly. The growth in total retail sales city-wide, in terms of percentage increase from year to ear, has risen more rapidly than the y , p y growth in retail sales of the Huntington Center. Underutilization of land in the Project Area can be said to be impairing private investments in the area. The utility rights-of-way create barriers to expansion and development and usurps land from an in- come-generating use. The extensive acreage currently devoted to surface parking could accommodate new development if parking spaces were avail- able within the rights-of-way. (II-17) 102484 Kat Uolfis mmJNMC1 Table II-10 Huntington Beach Redevelopment Agency Huntington Center Commercial District Redevelopment Project DSTM(l) SALES EXPERIENCE_ RATES(2) , 1979-1983 1979 1980 1981 1982 1983 Costa Mesa 321.1% 331.3% 342.8% 343.9% 355.6% Westminster 194.4% 190.0% 191.3% 196.2% 188.3% Newport Beach 174.1% 170.4% 178.4% 158.9% 158.5% Huntington Beach. 89.7% 88.1% 88.2% 89.9% 96.0% Santa Ana 81.9% 76.1% 68.8% 61.2% 69.5% 5-CITIES TOTAL 141.2% 139.1% 138.7% 134.7% 138.7% -------------- (1) "DSTM" means department store-type merchandise: apparel, general merchandise, home furnishings and appliances. (2) The sales experience rate was derived by comparing the actual per capita DSTM sales to the County-wide average per capita DSTM sales, utilizing population estimates from the California Department of Fi- nance, Population Research unit, and taxable sales figures from the State Board of Equalization, Research and Statistics Division. Source: Katz, Hollis, Coren & Associates, Inc. KatzHollis The Huntington Center should strengthen its position in its market area and take better advantage of its location. Despite its interest, the private sector is not able to undertake the improvements needed to correct the deficiencies of public traffic and circulation facilities that serve the Project Area businesses. Public assistance is clearly needed to solve these problems. Huntington Center makes an important contribution to the tax base of the City, as revealed in Table II-11, but the Center's share has been declining slowly. The growth in total retail sales city-wide, in terms of percentage increase from year to year, has risen more rapidly than the growth in retail sales of the Huntington Center. Underutilization of land in the Project Area can be said to be impairing private investments in the area. The utility rights-of-way create barriers to expansion and development and usurps land from an in- come-generating use. The extensive acreage currently devoted to surface parking could accommodate new development if parking spaces were avail- able within the rights-of-way. (II-17) 092184 Katz.Hol l iS mmJNMCl Table II-11 Huntington Beach Redevelopment Agency Huntington Center Commercial District Redevelopment Project TAXABLE SALES GENERATED BY HUNTINGTON CENTER COMPARED TO TOTAL TAXABLE SALES IN CITY OF HUNTINGTON BEACH (000's Omitted) H U N T I N G T 0 N C E N T E R CITY OF HUNTINGTON BEACH Increase Increase Total From Prior Percent of Total Sales From Prior Sales(l) Year Citywide (2) Year 1978 $70,534 N/A 12.9% $542,740 12.3% 1979 75,950 9.7% 12.0% 633,152 16.6% 1980 73,438 (3.3%) 11.0% 668,778 5.6% 1981 78,651 7.1% 10.6% 743,217 11.1% 1982 80,946 2.9% 10.8% 750,405 1.06% 1983 85,067(3) 5.1% 8.8% 886,921 18.2% (1) Source: "Taxable Retail Sales for Regional Shopping Centers in Los Angeles and Orange Counties, 1978 through 1982" Los Angeles Times Marketing Research Department, December, 1983. (2) Retail Sales only from "Taxable Sales in California," Annual and Quarterly Reports for 1978 through 1983, State Board of Equaliza- tion, Research and Statistics Division. (3) Fourth quarter figures are not yet available. The 1983 total was calculated by extropolation from the first three quarters, applying the average ratio of the first three quarters to the total in 1978- 1982. '!II ��MI, •+ _ � '� gar o-. � � �iy T�f""re{^Y I•f�t. /may,,. Siilll �q x jai �f. ;y .I�f,SfSiy - . 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I�J -t 1"'5*,.• .z.yi •+:,, �,z�1 z jI; ?I" r �." �' a�. :� .�i` f�� �` :'! , aye 1� •• - '� .. � 1 r ++�• �. � •�' u � � +tea. 1 • ^Ft ' ,n a, .. !•,r _�,,.� t tip+ '� 1 '� ys V^' µ> SUB-AREA A: Truck storage and small office building on McFadden Avenue northeast of Huntington Village Way intersection. {;.,. ; i IL I � SUB-AREA B: View south from McFadden Avenue of Southern California Edison Company and Southern Pacific Railroad rights-of-way. I I Katz Hol i is HUNTINGTON CENTER COMMERCIAL DISTRICT REDEVELOPMENT PROJECT PLATE 4 i 5� SUB-AREA D: Huntington Center viewed from Edinger Avenue. :S M�jh^6►i A•i Western end. Main entrance. Eastern end. � Katz Hol l is HUNTINGTON CENTER COMMERCIAL PLATE 5 DISTRICT REDEVELOPMENT PROJECT e a� _ 7�•t >�i � ' ��'� � � m1#aA e � - �� � TM sir,/ Lim,tA 4014 t�y' . '� Z '"'��'i s t1 h .^+,Y � `- F����� �''• ��rti�"'''�—�r#".� '�.���G r '�Fq'���E►.+.`r. :t':�► �, �'� --a.s,yc.�}fi ,-',�''! �- •.. �w ..,. Y,�,w.�., :, �• � 4 ,� h � *,tea, .�' a.,� �'�, -�4�ti � �v'u e„q 9 i+Y`�"�3� � r'�' 7 ha * r k ' '' • N CENTER COMMERCIAL DISTRICT REDEVELOPMENT PROJECT . • •. 4 Y r. ., is ...:..... i,. ! 1 - N ! - t .r-.0 ', .....—R..• _' is � �.`t�' #* r ��"`I`.� �ate. .�y 4,5 „Y "�` ,.ems �. "°a`:�!"a F' �� ,' : T jr., rr.wa^^ �',.W �[, �. ' �,� fi� �,. r. .r ryt� ✓a.�., °�-��'`* �°tC*'�> d���Nw^�'.tFS'a ,�"� MUM, M,��' VV '- •.<uF-t.'"!'�'o+,Cl�,e.� 5 ,,,�.�1°'".�' ,�'rirs�,...a� 2,. ,.' f' x".- ..; N •,ar;y,.sa-. F � HUNTINGTON CENTER COMMERCIAL REDEVELOPMENTDISTRICT PROJECT SUB-AREA E P.0.E..T S• View of western portion. I -4l y� Imo' tRS:�+"�-: _ ,air.'•'; :-'i!•�_Y View of the vacant lot at the southwest corner of Edinger Avenue and Sher Lane. Katz Holt is HUNTINGTON CENTER COMMERCIAL DISTRICT REDEVELOPMENT PROJECT PLATE 8 I .IY SUB-AREA F I _ View of area ;•�,,_ from northwest. -li I i, BIKES•TOYS•TRIM-A•TREE BABY fi 3�AT10•GARDEN• POOLS�uIMrtU Central portion of main building. . c M c�LEANERS ® IONE SE E Western end of u { F,., main building. Katz Holt iS HUNTINGTON CENTER COMMERCIAL PLATE 9 DISTRICT REDEVELOPMENT PROJECT SUB-AREA G L _.--^'� �A4��3 ::fi.` 'try �4 ."a'::;• i 7j ®� bil—_ I Intersection of Beach Boulevard and Edinger Avenue, western portion on right. ...n •. x"-•, ,.as:Rx ' :a}, ,.'0..4. ;T•. �; ! d. ,•`i�tY�i.-rJ' kya^;Y,,u'fF 0,10' NEWS(, kd. 5^. ±±;; •:',+`:t . 'e..;lir: y ,�u,.;lvw .�y rx.:r.X:•.�'•.e r� 3�''�+,y �1e �,;.S r!'3.r:.',+r;': ,;. ,•�.a.„,. :'` Ias- i r 1:1 3�:`; 1.°•e*:<:a .;..f,'.1'/'�,r.,�,?. ,,�%''V •;ri l: '.l;"j''`2.9i1. ,_.::! :It::f•'.`f.ffit'r�I:.,ri.!Y., �,l t, 17 "A ,y:�.�'ip'\,�,• l:ayll+Nel:�e_!�':,f.. - '.,. .g'.:.r .1 1.:. b"'/`E tiX°Jl..£�'f'4:;�"S:'r`i..'+N,., ij'.•,'. i"r'h.• .. A. M� Eastern portion. Katz Hol l is HUNTINGTON CENTER COMMERCIAL PLATE 10 DISTRICT REDEVELOPMENT PROJECT I INTERSECTIONS ON EDINGER AVENUE Y .a �r b r., i I Beach Boulevard: view from southwest. 'i � i i� Parkside Lane: view from north. _ Sher Lane: view from northwest. Intersection of Edinger Avenue and G othard Street. HUNTINGTON CENTER MERCIAL Katz Hol I IS DISTRICT REDEVELOPMENT"PROJECTPLATE1 CT * • ` �,' L C �!�/ `ray""'!' � ift 'GRT , •f.f dr r. � DO MOT ��r Fi t 4 ' ' DISTRICT REDEVELOPMENT PROJECT . • ��,y t`ji �k'tN .exY y � t ra� a � !:•a j,.AA a�;.gym, ®®®����Y��Y+�, _ y� op �1 l� �• s J ,K �_aSr. I• + .+h'*+ \�!�N�1�Gn}S ,+,. \ J}1'+t+. !t�-y,���' J�,yy'���p�3 witr-V'v • • . . • SOUTHERN PACIFIC RAILROAD RIGHT-OF-WAY 41 �. '. Railroad crossing at Center Drive. 'M .� �+'„,:;x,.3,�r9'ts7Jcd' +`•` �."'� '� �—>• `Zb^'-k ^.'fit x*s,`.?e,a n;✓�,?t���,. �st',: q�z;}"',�:�� R�• a-s >�� e r t,,,��,�.�%.'•,ra.�c ��k7�w'.x a5 ,�f." MY�r. 'r ,..�,;: K.- ,x�ySt::�;,1-a;�'� •;Y x: :t _ ; „r' �'ii`r?Ir„=1;r;,+:��e",� r,V'.4 .'} :y`.'-.�',,�fa��",y g'„k� Yr 2t �,:- J,Y..,l.y kit s ,� �� yy:; i. + �,�MYe r `.,z rt a � •, . ,� �y��rb `y Mail / t wU a Ir i x. View north from Edinger Avenue, Orange County Flood Control District channel to the east of the railroad tracks. KdtZ HOl l 1S HUNTINGTON CENTER COMMERCIAL DISTRICT REDEVELOPMENT PROJECT PLATE 14 HUNTINGTON CENTER COMMERCIAL DISTRICT REDEVELOPMENT PLAN HUNTINGTON BEACH, CALIFORNIA HUNTINGTON BEACH REDEVELOPMENT AGENCY SEPTEMBER 13, 1984 REVISED OCTOBER 12, 1984 HUNTINGTON CENTER COMMERCIAL DISTRICT REDEVELOPMENT PLAN TABLE OF CONTENTS 1.0 Introduction 1.1 General ------------------- ---------- -------- 1 1.2 Definitions--------------------------------- --- 1 1.3 Project Area Boundaries ------------------------- -- 2 1.4 Administration and Enforcement of the Plan --------------- 2 1.5 Duration of Plan --------------------------------- 3 1.6 Procedure for Amending Plan ------------------------ 3 2.0 Redevelopment Objectives and Prol.osed Actions --------------- 3 2.1 General Objectives of Redevelop ment Plan ---------------- 3 2.2 Participation of Owners and Tenants ------------------- 5 2.2.1 Rules for Participation Opportunities and Re-Entry Preferences 5 2.2.2 Owner Participation Agreements ------------------- 5 2.3 Rehabilitation, Conservation, Moving of Structures ------------ 5 2.3.1 Rehabilitation of Structures ---------------------- 6 2.3.2 Moving of Structures---------------------------6 2.4 Acquisition of Property ------- ----------------------6 2.4.1 Eminent Domain ----------------------------- 6 2.4.2 Property Owned by Public Bodes ------------------ 6 2.4.3 Property Subject to Owners Participation Agreements----- 7 2.4.4 Property Not Subject to Owner Participation Agreements --- 7 2.4.5 Personal Property ------------.--------------- 7 2.5 Relocation Assistance to Displaced Residential and Non-Residential Occupants------------------------------------ 7 2.6 De molition, Clearance, Public Improvements and Site_Preparation - 8 2.7 Disposition and Redevelopment of Agency Property for uses in Accordance with this Plan ---------------.------------------- 9 3.0 Redevelopment Plan Implementation ------ ------------ - 10 3.1 Cooperation with City ------------------------ 10 3.2 Cooperation with other Public Jurisdictions ----------- 12 3.3 Land Use for Project Area ---- ---- ------------- 12 3.4 General Development Standards and Require ments ------ 13 3.4.1 Construction ------------------------- 13 3.4.2 Rehabilitation and Retention of Confor ming Uses-- 13 3.4.3- Retention of Existing Nonconfor ming Uses ------ 14 3.4.4 Incompatible Uses --------------------- 14 3.4.5 Subdivision or Consolidation of Parcels -------- 14 3.4.6 Limitation of Building Density------------- 14 3.4.7 Limitation on Type, Size and Height of Buildings -- 14 3.4.8 Open Space, Landscaping and Parking -------- 15 3.4.9 Signs ---------------------------- 15 3.4.10 Nondiscrimination and Nonsegregation ------- 15 3.4.11 Minor Variations--- ------------- ----- 15 3.4.12 Building Permits --------------------- 16 3.4.13 Design for Development ----------------- 16 3.5 Methods for Project Financing ----------------- 16 3.51 General Description of the Proposed Financing Method 16 3.5.2 Tax Increments ------------------------ 17 3.5.3 Issuance of Bonds and Notes --------------- 18 3.5.4 Loans and Grants ---------------------- 18 3.5.5 Relief of Financial Burdens --------------- 18 3.5.6 Financing Limitations ------------------ 18 Exhibit A - Project Area Boundary Map ------------ ------ 21 Exhibit B - Project Area Legal Description ---------------- 22 Exhibit C - General Plan Land Uses of Project Area----------- 23 Exhibit D - Public Improvements -- ------------=------- 24 Exhibit E; - Diagra m Illustrating Approxi mate A mount of Open Space 25 HUNTINGTON CENTER COMMERCIAL DISTRICT REDEVELOPMENT PLAN LO INTRODUCTION 1.1 General This Redevelopment Plan for the Huntington Center Commercial District Redevelopment Project was prepared by the Huntington Beach Redevelopment Agency pursuant to the California Community Redevelopment Law of the State of California, Health and Safety Code, Section 33000 et seq., the Califnrnia Constitution and all applicable local laws and ordinances. The proposed redevelopment of the Huntington Center Commercial District Project Area as described in U-iis Plan conforms to the General Plan for the City of Huntington Beach adopted by the City Council and as thereafter amended. This proposed Redevelopment Plan is based on a Preliminary Redevelop ment Plan approved by the Planning Co m mission on August 7, 1984. The Plan was prepared because of the need to correct problems within the project area boundaries, including problems relative to circulation, parking, under-utilization of commercial land, to stimulate economic activity and to assist the private sector in the rehabilitation of commercial land, thereby providing incentive for construction of additional co m mercial uses. The present circulation problems are the result of regional traffic patterns and cannot be alleviated by -the private sector alone. Needed i mprove ments include the provision of a ne w on and off-ra nip fro m the 405 freeway at Gothard, modification of the existing off-ramp at Beach Boulevard and the extension of Gothard Avenue north to connect with Hoover Street. Also needed is the elimination of some of the many curb cuts along Edinger Avenue, which impede traffic flow, and a comprehensive signalization program to facilitate movement through the intersection. Coupled with the proposed actions within the Project Area.These improvements will provide for a cohesive revitalization program that will physically upgrade the area to make it more competitive with the other commercial areas in Orange County, thus enabling the City of Huntington Beach to participate more fully in the benefits of a healthy economic base. 1..2 Definitions The following definitions will govern . in the context of this Redevelop ment Plan unless otherwise indicated in the text. "Agency" means Huntington Beach Redevelopment Agency, Huntington Beach, California or any successor in interest. (0130D) -1- Redevelopment Plan "City" means the City of Huntington Beach, California. "City Council" means the City Council of the City of Huntington Beach, California. "County" means the County of Orange, California. "Legal Description" means a description of the land within the Project Area prepared in accordance with map specifications approved by the California State Board of Equalization and attached hereto as Exhihi.t "B". "Map„ means the Project Area Map for the Huntington Center Commercial District Redevelopment Project, attached hereto as Exhibit "A". "Person" means any individual, or any public or private entity. "Plan" means the Redevelopment Plan for the Huntington Center Commercial District Redevelopment Project in the City of Huntington Beach, California. "Planning Commission" means the City Planning Commission of the City of Huntington Beach, California. "Project" means any undertaldng of the Agency pursuant to the Redevelopment Law, and this Plan, or any amendments thereto. "Project Area" means the area included within the boundaries of the Huntington /\ Center Com mercial District Redevelopment Project area as described on the map attached hereto as Exhibit "A" and the legal description attached hereto as Exhibit "Redevelopment Law" means the Community Redevelopment Law of the Stag of California (California Health and Safety Code, Sections 33000 et seq.), as a mended tD date. "State" means the Stag of California. "Tax Increments" means taxes •allocated to a special fund of the Agency in the manner provided by Sections 33670 to 33677, inclusive, of the Community Redevelopment Law and Article XVI, Section 16, of the California Constitution. 1.3 Project Area Boundaries The boundaries of the Project Area are set forth on the map attached hereto as Exhibit "A". The Legal description of the Project Area is attached hereto as Exhibit "B". 1.4 Administration and Enforcement of the Plan The ad ministration and enforcement of this Plan, including the preparation and execution of any documents implementing this Plan, shall be performed by the Agency and/or the City. The provisions of this Plan or other cocu ments entered into pursuant to this Plan may also be enforced by court litigation instituted by either the Agency or the City. Such remedies may include, but are not li mite (0130 D) -2- Redevelopment Plan tio, specific performance, damages, reentry, injunctions, or any other remedies appropriate to the purposes of this Plan. In addition, any recorded provisions which are expressly for the benefit of owners of property in the Project Area may be enforced by such owners. 1.5 Duration of Plan Except for the nondiscrimination and nonsegregation provistons which shall run in perpetuity, the provisions of this Plan shall be effective and the provisions of other documents formulated pursuant to this Plan may be made effective for 35 years from the date of adoption of this Plan by the City Council- 1.6 Procedure for A mending Plan This Plan may be amended by means of the procedure established in the Redevelop merit Law or by any other procedure hereafter established bylaw. 2.0 REDEVELOPMENT OBJECTIVES AND PROPOSED ACTIONS 2.1 General Objectives of Redevelopment Plan In creating the Huntington Beach Redevelopment Agency, the City Council of the City of Huntington Beach declared its desire to improve, upgrade, and revitalize all areas of the City and in particular those areas within the City which have beco me blighted because of deterioration, disuse, and economic, physical and social maladjustments. As a part of the City's ongoing redevelopment efforts, the Huntington Beach Redevelop merit Agency has prepared this Plan for the Huntington Center Co m mercial District Redevelopment Project Area. Accordingly, the objectives of this Redevelopment Project are as follows: The elimination of environmental deficiencies including among others aging, deteriorating and poorly maintained structures, relocation of utilities, modification and improvements to the onsite and offsite circulation, and increased and improved parking. The replanning, redesign, and develop ment of underutilized areas. The elimination and mitigation of existing and anticipated visual, economic, physical, social, and environmental blight within the Project Area. The rehabilitation , recycling, and development of property within a creative, coordinated land use pattern in the Project Area consistent with the goals, Policies, objectives, standards, guidelines, and require ments as set forth in the acbpted General Plan and Zoning Ordinance. — The implementation of techniques to mitigate blight characteristics resulting from exposure to highway and public right-of-way corridor activity affecting adjacent properties within the Project Area. (0130D) -3- Redevelopment Plan Beautification activities to eli minate those forms of blight including, but not li.mi.ted to, visual blight, in order to encourage co m munity identity. The encouragement, promotion, and assistance in the development and expansion of local coin coerce. — Providing construction and employment opportunities in the development of these facilities and by providing employment opportunities in the operation of the propose d new co m m ercial facilities. — Mitigating development limitations which result in the lack of proper utilization of the Project Area of such an extent that it constitutes a physical, social, and economic burden on the co in munity which cannot reasonably be expected o be reversed or alleviated by private enterprise acting alone. To provide for affordable housing as required by county, region, or state law and require ments, as necessary and desirable, consistent with the goals and objectives of the co m munity, its General Plan, and Housing Ele ment To encourage the coordination, cooperation, and assistance of county, state, and federal agencies as may be dee med necessary to ensure that projects undertaken by this Agency are imple mented to their fullest and most practical extent. The achieve ment of a physical environ ment reflecting a high level of concern for architectural and urban design principles deemed important by the co m m unity. To encourage co m munity involve ment and citizen participation in the adoption of policies, programs and projects so as to ensure that the Redevelopment Plan is implemented in accordance with the objectives and goals of the General Plan. To provide a procedural and financial mechanism by which the Agency can assist:, complement, and coordinate public and public and private development:, redevelopment,, revitalization, and enhancement of the co m munity. Provide for relocation assistance and benefits to Project Area businesses in the event displace ment is necessary, in accordance with the provisions of the community redevelopment law and the government code of the State of California. To obtain the objectives of this Plan as set Borth, the Agency is authorized to undertake the following implementing actions: — Acquisition of property. — Participation by owners and tenants in the redevelopment project — Relocation assistance to displaced occupants as required by law. — Development of adequate parking, lancscaping, public improvements and facilities. (0130D) -4- Redevelopment Plan Demolition and clearance of properties acquired, and site lxeparation. Other actions as appropriate, including, but not limited to, actions to assist property owners and tenants in the improvement of their properties to carry out the objectives of the redevelopment plan. Assist in providing financing for private and public development in the Project Area. 2.2 Participation of 0 wners and Tenants 2.2.1 Rules for Participation Opportunities and Re-Entry Preferences Parti_cipat ion opportunities shall necessarily be subject to and li mite d by such factors as the land uses designated for the Project Area; the provision of public facilities; realignment of streets if required; the ability of owners to finance acquisition and development of structures in accordance with the Plan; and any change in the total nu mber of individual parcels in the Project Area. In order to provide an opportunity to owners and tenants to participate in the growth and development of the Project Area, the Agency shall promulgate rules for owner and tenant participation. If conflicts develop between the desires of participants for particular sites or land uses, the Agency shall establish reasonable priorities and preferences a mong the owners and tenants. Some of the factors to be considered in establishing these priorities and preferences should include present occupancy, participant's length of residency or occupancy in the area, accommodation of as many participants as possible, similar land use to similar land use, conformity of participants' proposals with the intent and objectives of the Redevelop ment Plan, ability to finance the implementation, development experience and total effectiveness of participants' proposal in providing a service to the co m m unity. Owner participant priorities ,shall take effect at the time that the Redevelopment Plan is adopted by the Huntington Beach City CounciL In addition to opportunities for participation by individual persons and firms, participation to the extent it is feasible shall be available for two or more persons, firms or institutions, to pin together in partnerships, corporations, or other joint entities. 2.2.2 Owner Participation Agree ments The Agency may require each participant to enter into a binding agreement with the Agency by which the participant agrees to rehabilitate, develop, or use the property in conformance with the Plan and to be subject to the provisions in the Participation Agreement. In such agreements, participants who retain real property shall be required to pin in the recordation of such documents as is necessary to make the provisions of this Plan applicable to their properties. Whether or not a participant enters into a Participation Agreement with the Agency, the provisions of this Plan are applicable to all public and private property in the Project Area. 2.3 Rehabilitation, Conservation, and Moving of Structures (0130D) -5- Redevelopment Plan 2.3.1 Rehabilitation of Structures The Agency is authorized to rehabilitate and conserve or to cause to be rehabilitated any building or structure in the Project Area owned or acquired by the Agency. The Agency is also authorized and directed to advise, encourage and assist in the rehabilitation of property in the Project Area not owned or acquired by the Agency. The Agency will conduct such a program to encourage owners of property within the Project Area to upgrade and maintain their property consistent with City codes and standards for the Project Area.' Properties may be rehabilitated provided: (1) rehabilitation and conservation activities on a structure are carried out in an expeditious manner and in conformance with this Plan and applicable City building codes and ordinances, and (2) where applicable, rehabilitation is completed pursuant to an Owner-Participation Agreement with the Agency. In the event an owner-participant fails or refuses to rehabilitate or develop his real property pursuant to this Plan and an G wner-Participation Agree ment, the real property or any interest therein may be acquired by the Agency if acquisition funds are available. 2.3.2 Moving of Structures As is necessary in carrying out this Plan and where it is economically feasible to do so, the Agency is authorized in its discretion to move or cause to be moved any standard structure or building which can be rehabilitated to a location within or outside the Project Area and dispose of such structures in conformance with the Law and this Plan. 2.4 Acquisition of Property Except as specifically exe nipted herein, the Agency may acquire, but is riot required to acquire, any real property located in the Project Area, by gift, devise, exchange, purchase, e minent do main, or any other lawful method. 2.4.1 Eminent Domain It is in the public interest and may be necessary in so me instances, in order to eliminate the conditions requiring redevelopment and in order to execute the Plan, for the power of eminent domain to be employed by the Agency to acquire real property in the Project Area. The Agency shall commence eminent domain proceedings to acquire property within the Project Area within twelve (12) years after the adoption of the Plan. 2.4.2 Property Owned By Public Bodies The Agency is not authorized by law to acquire real property owned by public bodies which do not consent to such acquisition. The Agency is authorized, however, to acquire private property which was formerly public property by being transferred by deed lease, or otherwise to private ownership or control before the Agency completes land disposition within the entire Project Area if the Agency and the private owner do not enter into a participation agreement. (0130D) Redevelopment Plan 2.4.3 Property Sub-pct to Owner Participation Agreements The Agency shall not acquire real property to be retained by an owner pursuant to a participation agreement if the owner fully performs under the agreement. The Agency is authorized to acquire structures without acquiring the land upon which those structures are located. The Agency is also authorized to acquire any other interest in real property less than a fee. i The Agency shall not acquire real property on which an existing building is to be continued on .its present site and in its present form and use without the consent of the owner, unless (1) such building requires substantial structural alteration, improvement, modernization, or rehabilitation to assure that such building 6o mplies wi.th all applicable codes, or (2) the site or lot on which the building is situated required modification in size, shape or use, or (3) it is necessary to impose upon such property any of the standards, restrictions and controls of the Plan and the owner fails or refuses to participate in the Plan by executing a participation agreement The Agency shall define the circumstances to which this section is applicable. 2.4.4 Property Not Subject to Owner Participation Agreements The Agency may, in its sole and absolute discretion, determine that certain real property within the Project Area and the owners of such property will be permitted to remain as conforming owners without an owner participation agree ment with the Agency, provided such owners continue to operate, use and maintain real property within the requirements of the Plan. However, conforming owners may be required by the Agency to enter into an Owner Participation Agreement with the Agency in the event that such owners desire to (1) construct any aaditional improvements or substantially alter or modify existing structures or any of the real property described above as conforming, or (2) acquire additional property within the Project Area. 2A.5 Personal Property Generally, personal property shall not be acquired. However, where necessary in the execution of the Plan, the Agency is authorized to acquire personal property in the Project Area by any .lawful means, including e minent do main, within twelve years of the adoption of this Plan. 2.5 Relocation Assistance to Displaced Residential and Non-Residential Occupants There are no residential uses within the Project Area. However, in the event public improvements outside the Project Area are deemed necessary in order to accomplish the goals of the Redevelopment Plan, and, as a result of the improvements displacement of residential occupants and owners occur, the Agency shall assist all families, individuals, or other entities displaced by the project in finding other locations and facilities. In order to carry out the project with a minimum of hardship to persons displaced fro m their ho mes, the Agency shall assist individuals and fa milies in finding housing that is decent; safe, sanitary, within their financial means, in reasonably convenient locations, and otherwise suitable to their needs. The Agency may provide by acquisition, construction leasing, rehabilitation, loans and grants, or other means, housing outside the Project Area for displaced persons, and to meet housing replace m ent require m ents of state law. (0130D) -7- Redevelopment Plan The Agency shall make relocation payments to persons (including families, business concerns, and others) displaced by the project, for moving expenses and direct losses of personal property (businesses only) for which rei mburse ment or co mpensation is not otherwise made. In addition, the Agency will reimburse owners for certain settlement costs incurred in the sale of their property to the Agency, and make additional relocation payments to those eligible therefor. Such relocation payments shall be made pursuant to Agency rules and regulations and the relocation provisions of the Government Code. of the State of California. The Agency may make such other payments as may be appropriate and for which funds are available. The Agency shall make an extensive effort to relocate existing residential tenants within a reasonable distance. 2.6 De molition, Clearance, Public Improve ments and Site Preparation The Agency is authorized to de molish and clear or move buildings, structures, and other improvements from any real property in the Project Area as necessary to carry out the purposes of this Plan. The Agency is authorized to install and construct or cause to be installed and constructed temporary public improvements and temporary public utilities necessary to carry out the Plan. Such to mporary public improvements may include but are not limited to traffic signals, streets, and utilities. Temporary utilities maybe installed above ground. The Agency is authorized to install and construct, or pay all or part of the value of, or to cause to be installed and constructed with the consent of the City Council of the City of Huntington Beach the public improvements and public utilities (within or outside the Project Area) necessary to carry out the Plan and to pay for part or all of the value therefor, if the City Council finds and determines (1) that such public improvements are of benefit to the Project Area or to the im mediate neighborhood in which the project is located, and (2) no other reasonable means of financing such public improvements are available to the Community. Such public improvements may include, but are not limited to, patking facilities, recreational improvements, landscaping, utility undergrounding, benches, bus stops, pedestrian walkways, over or under passes, bridges, bikeways, streets, curbs, gutters, sidewalks, street lights, sewers, storm drains, boxing of flood control channels, traffic signals, electrical distribution syste ms, water distribution syste ms, plazas, parks and playgrounds. Specifically, the Agency may pay for, install or construct, and may acquire or pay for the land required therefore, the facilities, buildings, and structures set forth in Exhibit "D", Proposed Public Improvements and Facilities, attached hereto and made a part hereof. 'the Agency is authorized to prepare or cause to be prepared as building sites any real property in the Project Area owned by the Agency. (0130 D) -£3- Redevelopment Plan When the cost of the installation and construction of such facility, structure, or other i m prove m ent, has been or will be paid or provided for initially by the City or other public corporation, the Agency may enter into a contract with the City or other public corporation under which it agrees to reimburse the City or other public corporation for all or part of the cost of such facility, structure, or other improvement, by periodic pay ments over a period of years. If in implementing this Plan any dwelling units housing persons and families of low or moderate inco me are destroyed or re moved fro m the low and moderate into me housing market as part of the redevelopment project, the Agency shall, within four years of such destruction or re moval, rehabilitate, develop, or construct, or cause to be rehabilitated, developed, or constructed, for rental or sale to persons and families of low or moderate inco me an equal number of replacement dwelling units at affordable rents within the Project Area or within the territorial jurisdiction of the Agency, in accordance with all of the provisions of Sections 33413 and 33413.5 of the State Health and Safety Code. 2.7 Disposition and Redevelopment of Agency Property for Uses in Accordance with this Plan Fbr the purposes of this Plan, the Agency is authorized to sell,, lease, exchange, subdvide, transfer, assign, pledge, encumber by mortgage or deed of trust, or otherwise disF.ose of any interest in real property. To the extent permitted by law, the Agency is authorized to dispose of real property by leases, trades or sales by negotiation without public bidding. All real property acquired by the Agency in the Project shall be sold or leased to public or private persons or entities for develop ment for the uses permitted in the Plan. Real property may be conveyed by the Agency to the City or any other public body without charge. Property containing buildings or structures rehabilitated by the Agency shall be ,offered for resale within one year after completion of rehabilitation or an annual report concerning such property shall be published by the Agency as required by law. The Agency shall reserve such powers and controls in the disposition and development documents as maybe necessary to prevent transfer, retention, or use of property for speculative purposes and to ensure that developments are carried out pursuant to this Plan. All purchasers or lessees of property shall be made obligated to use the property for the purposes designated in this Plan, to begin and complete development of the property within a time which the Agency fixes as reasonable, and to comply with other conditions which the Agency dee rris necessary to carry out the purposes of this Plan. To provide adequate safeguards to ensure that the provisions of this Plan will be carried out and to prevent the recurrence of blight, all real property sold, leased, or conveyed by the Agency, as well as all property subjact to participation agreements, shall be made subject to the provisions of this Plan by leases, deeds, contracts, agree ments, declarations of restrictions, provisions of the zoning ordinance, conditional use permits, or other means. (013nr,) -9- Redevelopment Plan The leases, deeds, contracts, agree ments, and declarations of restrictions may contain restrictions, covenants running with the land, rights of reverter, conditions subsequent, equitable servitudes, or any other provision necessary to carry out this Plan. All property in the Project Area is hereby subject to the restriction that there shall be no discrimination or segregation based upon race, sex, color, age, religion, marital status, national origin, or ancestry, in the sale, lease, sublease, transfer, use, occupancy, tenure, or enpyment of property in the Project Area. All property sold, leased, conveyed, or subject to a participation agreement shall be made expressly subject by appropriate docu menu to the restriction that all deeds, leases, or contracts for the sale, lease, sub-lease, or other transfer of land in the Project Area shall contain such nondiscrimination and nonsegregation clauses as are required by law. To the extent now or hereafter per mitted by law, the Agency is authorized to pay for, develop, or construct, any building, facility, structure, or other improve ment either within or outside the Project Area for itself or for any public body or entity to the extent that such improve ment would be of benefit to the Project Area. During the period of development in the Project Area, the Agency shall ensure that the provisions of this Plan and of other dxu ments formulated pursuant to this Plan are being observed and that development in the Project Area is proceeding in accordance with disposition and development dxuments and time schedules. For the purposes of this Plan, the Agency is authorized to sell, lease, exchange, transfer, assign, pledge, encu mber, or otherwise dispose of personal property. 3.0 RLDEVELOPMLNT PLAN IMPLEMLNTATIGN 3.1 Cooperation with City Subject to any limitation in law, the City shall aid and cooperate with the Agency in carrying out this Plan and shall take any further action necessary to ensure the continued fulfillment of the purposes of this Plan and to prevent the recurrence or spread of blight or those conditions which caused the blight in the Project Area. Actions by the City shall include but are not necessarily limited to the following: Institution and completion of proceedings for opening, closing, vacating, widening, or changing the grades of streets, alleys, and other public rights-of-way, and for other necessary modifications of the streets, the street layout, and other public rights-of-way in the Project Area. Such action by the City may include the abancbn ment and relocation of public utilities in the public rights-of-way as necessary and appropriate to carry out this Plan. Institution and cc mpletiron of proceedings necessary for changes and improve ments in publicly owned public utilities within or affecting the Project Area. (0130 D) -10- Redevelopment Plan Revision of zoning, if necessary, within the Project Area to permit the Land uses and development authorized by this Plan. Imposition wherever necessary (by conditional use permits or other means) of appropriate controls within the limits of this Plan upon parcels in the Project Area to ensure their proper development and use. Provision for administrative enforcement of this Plan by the City after development:. The City and the Agency shall develop and provide for enforcement of a program for continued maintenance by owners of all real property, both public and private, within the Project Area throughout the duration of this Plan. Perfior mane of the above, and of all other functions and services relating to public health, safety, and physical development normally rendered in accordance with a schedule which will permit the redevelopment of the Project Area to be co m menced and carried to completion without unnecessary relays. — Referral to the Agency for review and recom mendation of all conceptual plans and substantial amendments to said plans pertaining to land use and development in the Project Area. Referral shall be made to the Agency prior to application approval by the City. — The City is authorized, but not obligated, to provide and expend funds to ensure the completion of the project as a whole in accordance with this Plan. The obligation of the City to perform the actions indicated in this section shall, except for the obligation to provide ad ministrative enforce ment of the Plan as described in Section 1.4 hereof, be contingent upon the continued availability of funding for this project pri.manily from tax increment revenues as defined in Method for Financing herein. In the event that such funds, at any time, become unavailable for the carrying out and completion of this project, the obligation of the City shall thereafter be limited to providing assistance in the form of funds necessary to pay administrative and overhead costs in connection with the termination or completion of the project. Such termination or completion shall be li mite d solely tx) those activities previously co m menced pursuant to this Plan. The undertaking and co mpLeting of any other proceedings necessary to carry out the project. (0130D) -11- Redevelopment Plan 3.2 Cooperation with Other Public Jurisdictions Certain public bodies are authorized by state law to aid and cooperate, with or without consideration, in the planning, undertaking, construction, or operation of this project:. The Agency shall seek the aid and cooperation of such public bodies and shall attempt to coordinate this Plan with the activities of such public bodies in order to acco mplish the purposes of redevelopment and the highest public good. The Agency, by law, is not authorized to acquire real property owned by public bodies without the consent of such public bodies. The Agency, however, will seek the cooperation of all public bodies which own or intend to acquire property in the Project Area. The Agency shall impose on all public bodes the planning and design controls contained in the Plan to ensure that present uses and any future development by public bodies will conform to the require menu of this Plan. Any puhlic body which owns or leases property in the Project Area will be afforded all the privileges of owner and tenant participation if such public body is willing to enter into a participation agreement with the Agency. During such time as property, if any, in the Project Area is owned by the Agency, such property shall be under the manage ment, maintenance, and control of the Agency. Such property may be rented or leased by the Agency pending its disposition for redevelop ment. 3.3 Land Uses for the Project Area Private Uses Per mitted land uses within the Project Area are those co m mercial and public uses as shall be illustrated from time to time in the General Plan of the City. Specific permitted uses within the Project Area are those that are permitted or conditionally per mitted by the zoning ordnance contained in the Ordinance Code when the zoning ordinance conforms to the General Plan. Land uses for the Project Area are shown in ExYiibit "C." Public Uses, Public Street Layout, Rights-of-Way and Easement The public rights-of-way, principal streets and streets that may require improve menu as proposed for the Project Area are illustrated in Exhibit "A". Exhibit "D" shows the proposed public i mprove ments. (0130D) -12- Redevelopment Plan Streets and rights-of-way may be widened, altered, abandoned, vacated, or closed by the Agency and the City as necessary for proper circulation. Additional public streets, alleys and easements may be created by the Agency and the City within or outside the Project Area as needed for proper development, circulation and access. The Beach Boulevard off ramp of the 405 Freeway may be modified and an off and on ramp added at Gothard. The existing flood control channel within the Project Area may be boxed in in order to utilize the surface area. Crossings of the Southern Pacific Railroad Right-of-Way may be provided at one or more locations, as required for proper circulation. — Se mi-Public, Institutional, and Nonprofit Uses The Agency is authorized to permit the establishment or enlargement of public, semi-public, institutional, or nonprofit uses, including, but not necessarily limited to, educational, fraternal, employee institutions, and facilities of other similar associations or organizations in apEmpriate portions of the Project Area. All such uses, if allowed by the Agericy, shall conform so far as possible to the provisions of this Plan applicable to the uses in the specific area involved. The Agency shall impose such other reasonable restrictions upon such uses as are necessary to protect the development and use of the Project Area. 3.4 General Development Standards and Requirements All real property in the Project Area is hereby made subject to the controls and requirements of this Plan. Furthermore, the Agency may, if it deems appropriate and/or necessary, specify require ments in excess of those described herein or specified by state and local laws. No real property shall be developed, rehabilitated, or otherwise changed after the date of the adoption of the Plan except with approval of the Agency and in conformance with the provisions of this Plan. 3.4.1 Construction All construction, whether new or rehabilitation, in the Project Area shall comply with all applicable state and local laws in effect from time to time including, but not necessarily limited to, fire, building, housing, electrical heating, grading, plumbing and mechanical, sign and zoning codes of the City of Huntington Beach, as they presently exist or may hereinafter be a mended. 3.4.2 Rehabilitation and Retention of Existing Confor ming Uses Existing structures within- the Project Area may, with Agency approval, be repaired, altered, reconstructed, or rehabilitated, if necessary, in such a manner that will meet the following requirements: — Be safe, sanitary, and sound in all physical respects; (0130D) -13- Redevelopment Plan — Shall conform to the seismic requirements and the rehabilitation require ments of the building cote for the City of Huntington Beach. Shall conform to all codes for the City of Huntington Beach. Shall be architecturally co mpatible with new development. 3.4.3 Retention of Existing Nonconforming Uses The Agency is authorized tro per mit an existing use to remain in an existing building in decent, safe, and sanitary condition, which use does not confor m to the provisions of this Plan, provided that such use is generally co mpatible with the developments and uses in the Project Area. The owner of such a property must be wilting to enter into a Participation Agreement and agree to the imposition of such reasonable restrictions as are necessary to protect the development and use of the Project Area. The Agency is also authorized to permit an existing use in an existing building not in decent, safe, and sanitary condition, which use does not confor m to the provision of this Plan, provided that such buildings are rehabilitated to a decent, safe and sanitary condition, as determined by the Agency, and provided that such a use is generally cc mpatible with development and uses in the Project Area. The owner of such a property must be willing to enter into a Participation Agreement and agree to the imposition of such reasonable restrictions as are necessary to protect the development and use of the Project Area. 3 A A Inco mpatible Uses No use or structure which by reason of appearance, traffic, smoke, glare, noise, odor, or similar factors would be incompatible with the surrounding areas, structures or uses shall be permitted in any part of the Project Area. 3.4.5 Subdivision or Consolidation of Parcels No parcels in the Project Area, including any parcels retained by a participant, shall be subdivided or consolidated without the prior approval of the Agency. 3.4.6 Limitation of Building Lensity The number of buildings in the Project Area will be consistent with building intensities per mitted pursuant local zoning ordinances, as amended from time to ti.me, for the City of Huntington Beach and this Plan. 3.4.7 Li mitatiron on T ype, Size and Height of Buildings The height, type and size of buildings shall be limited by applicable state statutes and local zoning, building, and other applicable codes and ordinances and this plan. Where a conflict exists between such local codes and ordinances and specific provisions of this Plan, the Plan shall supersede. (0130 D) -14- Redevelop ment Plan All new buildings built within the Project Area shall co mole ment the overall aesthetic appearance and design of the existing buildings within and adjacent to the Project Area. 3.4.8 Open Space, Landscaping, and Parking The approxi m ate amount of open space to be provided in the Project Area is the total of all area which will be in the public grounds, the space between buildings, landscaped areas and surface parking. Within the Project Area, both public and private streets, public and private parking and private streets shall be provided for in each development consistent with or exceeding City codes and ordinances in effect from time to time and this Plan. In all areas sufficient space, including open spaces, shall be maintained between buildings and structures to provide adequate light, air, and privacy. Exhibit "E" shows the approximate amount of open space in the Project Area. 3.4.9 Signs Signs which create hazards or unsightly appearances by protruding, overhanging, blinking, flashing, showing animation, or other such similar conditions shall not be permitted in this Project Area. The Agency shall per mi.t only those signs necessary for identification of buildings, pre mises, uses and products associated with the land parcel -involved. All signs shall be approved through a planned sign program. 3.4.10 Nondiscrimination and Nonsegregation There shall be no discrimination or segregation based upon age, race, sex, color, creed, religion, marital status, national origin, or ancestry permitted in the sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of property in the Project Area. 3.4.11 Minor Variations Under exceptional circumstances, the Agency is authorized to permit mirror variations from the li mits, restrictions, and controls established by this Plan. In order to permit such minor variations, the Agency must deter mine that The strict application of the provisions of the Plan would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of this Plan. There are exceptional circumstances or conditions applicable to the property or to the intended development of the property which cb not generally apply to other properties having the same standards, restrictions and controls. Permitting a minor variation will not be materially detrimental to the public welfare or injurious to the property or improvements within or outside the Project Area. (0130D) -1.5- Redevelopment Plan Per mitting a minor variation will not be contrary to the objectives of this Plan. Exceptions: No such manor variation shall be granted which changes a basic land use or which permits substantial departure from the provisions of this Plan. In permitting any such minor variation, the Agency shall impose such conditions as are necessary to protect the public health, safety, or welfare, and to assure compliance with the purposes of this Plan. Nondiscrimination and nonsegregation restrictions shall not be subj`cct to minor variation. No minor variation permitted by the Agency shall be effective until conditional uses, variances, or other zoning changes, if any, have been effectuated by the City to the extent necessary to obtain consistency with such minor variations per mitted by the Agency. 3.4.12 Building Permits No permit shall be issued for any work pertaining to the erection, construction, moving, conversion, alteration, or addition to any building, structure, or paving until application for such permit has been made by the owner or his agent and processed in a manner consistent with all City require m ents. The Agency is authorized to establish procedures and approvals in addition to those set.forth above where required for the purposes of this Plan. Where such adaftional procedures and approvals are established, all Agency agreements or assistance for any redevelop m ent activity shall require co mpliance there with. 3.4.13 Design for Development Within the limits, restrictions, and controls established in this Plan, the Agency is authorized to establish design criteria, traffic circulation, traffic access, and other development- and design controls necessary for proper development of both private and public areas within the Project Area. 3.5 Metl-iods for Project Financing 3.5.1 General Description of the Proposed Financing Method Upon adoption of this Plan by the City Council, the Agency, if it deems appropriate, is authorized to finance this project with assistance fro m the City of Huntington Beach, Orange County, State of California, Federal Government of the United States of A merica, any other public agency, donations, special assessment districts, property tax increments, interest revenue, income revenue, Agency-issued notes and bonds, loans from private institutions, the lease of Agency-owned property, the sale of Agency-owned property, or from any other sources of financing which are legally available and dD not conflict with the objectives of the Plan. The City may supply advances and expend money as necessary to assist the Agency in carrying out this project Such assistance shall be on terms established by an agreement between the City of Huntington Beach and the Huntington Beach Redevelopment Agency:. (0130 D) -16- Redevelop ment Plan 3.5.2 Tax Incre ments Tax increment financing may rx)t be the oril.y source of fundu-ig for the Redevelopment Project. I;owever, the project assessed valuation base will be established in accordance with state law as described herein. Any tax incre ments will be used to defray project expenses to the extent the incre merit by itself or fro m the sale of tax allocation bonds allows. All taxes levied upon taxable property within the Huntington Center Cc m mercial District Redevelopment Project Area each year by or for the benefit of the State of California, County of Orange, City of Huntington Beach, any district, or other public corporation (hereinafter sometimes called "taxing agencies") after the effective date of the ordinance approving this Redevelopment Plan, shall be divided as follows: That portion of the taxes which would be produced by the rate upon which the tax is levied each year by or for each of said taxing agencies upon the property in the redevelopment project as shown upon the assessment roll used in connection with the taxation of such property by such taxing agency, Last equalized prior to the effective date of such ordinance, shall be allocated to and when collected shall be paid into the funds of the respective taxing agencies as taxes, by or for said taxing agencies, on all other property are paid. For the propose of allocating taxes levied by or for any taxing agency or agencies which did not include the territory of the project on the effective date of such ordinance but to which such territory is annexed or otherwise included after such effective date, the assessed roll of the County of Orange last equalized on the effective date of said ordinance shall be used in determining the assessed valuation of the taxable property in the project on said effective date; That portion of said levied taxes each year in excess of such a mount shall be allocated to, and when collected shall be paid into, a special fund of the Agency to pay the principal of and interest on bonds, loans, monies advanced to, or indebtedness (whether funded, refunded, assu med, or otherwise) incurred by the Agency to finance or refinance, in whole or in part, this redevelopment project. Unless and until the total assessed value of the taxable property in the project exceeds the total assessed value of the taxable property in the project as shown on the last equalized assessment roll, all of the taxes levied and collected upon; the taxable property in the project shall be paid into the funds of the respective taxing agencies. When said bonds, loans, advances and indebtedness, if any, and interest thereon, have been paid, all monies thereafter. received fro m taxes upon the taxable property in the project shall be paid into the fund of the respective taxing agencies as taxes on all other property are paid. — That portion of taxes discussed in this Subsection are hereby irrevocably pledged for the payment of the principal of and interest on the advance of monies, or making loans, or the incurring of any indebteffiess, (whether funded, refunded, assumed, or otherwise) by the Agency to finance or refinance in whole or in part the Huntington Center Cc m mercial District Redevelopment Project. (0130 D) ]7- R.e develop merit Plan Ube Agency is authorized to incur indebtedness and to make such pledges as to specific advances, loans, and indebtedness as appropriate in carrying out the project, subject to the limitations on allocation of taxes, debt creation, and bonded indebtedness contained in this Subsection. 3.5.3 Issuance of Bonds and Notes The Agency may issue bonds or notes when a determination has been made that such financing is appropriate and feasible. Such bonds or notes shall be issued only after the Agency has determined that funds are, or will be, available to repay principal and interest when due and payable. In any case, the issuance of bonds or notes shall be subject to the limitations stipulated below. Neither the members of the Agency, nor any persons executing the bonds are liable personally on the bonds by reason of their issuance. The bonds and other obligations of the Agency are not a debt of the City, the State, nor are any of its political subdivisions liable for the m, nor in any event, shall the bonds or obligations be payable out of any funds or properties other than those of the Agency; and such bonds and other obligations shall so stage on their face. The bonds do not constitute an indebtedness within the meaning of any constitutional or statutory debt li mitation or restriction. 3.5.4 Loans and Grants Any other loans, grants, or financial assistance fro m the United States, or any other public or private source will be utilized, if available, as the Agency dee ms appropriate to its corporate purposes. 3.5.5 Relief of Financial Burdens The Agency may, but is not required to, in any fear during which it owns property in a redevelopment project pay directly to any city, county, city and county, district, including, but not limited to, a school district:, or other public corporation for whose benefit a tax would have been levied upon such property had it not been exe mpt, an a mount of money in lieu of taxes. The Agency may, but is not required to, also pay to any taxing agency with territory located within the Project Area other than the City, any amounts of money which in the Agency's deter mination is appropriate to alleviate any financial burden or detriment caused to such taxing agency by the project. 3.5. 6 Financing Limitations Consistent with Sections 33333.2, 33334.2 and 33334.2 of the California Co m m unity Redevelopment Law, the following limitations are imposed on this Plan. Except by amendment of this plan, the portion of taxes which may be divided and allpcatecd to the Agency pursuant to Section 3.5.2 of this Plan shall not exceed a cu mulative total of the su ni of: a) 126,450,000 for all Agency redevelopment activities in the i mple mentation and furtherance of this plans (0130D) -1.8- Redevelopment Plan b) Any amounts paid by the Agency to any affected taxing agency pursuant to section 33401 of the Community Redevelopment Law and Section 3.5.5 of this Plan to alleviate any financial burden or detriment caused to such taxing by the project and c) Any amounts deposited by the Agency in the Low and Moderate Income Housing Fund pursuant to Section 33334.2 of the Community Redevelopment Law and this Section 3.5.6 for purposes of increasing and improving the City's supply of housing for persons and fa milies of very low, low or moderate inco me. The time limit on the establishing of loans, advances and indebtedness to finance in whole or in part the Redevelopment Project shall be twenty years fro m the date of adoption of this Plan by the City Council. Such loans, advances or indebtedness may be repaid over a period of time longer than twenty years. No loans, advances or indebtedness to be repaid from the allocation of those taxes described in the before mentioned Section 33670 shall be established or incurred by the Agency beyond such time limitation unless such time limit is extended by amend ment of this Plan. Except by a mend ment of this Plan, the a mount of bonded indebtedness to be repaid in whole or in part from the allocation of taxes to the Agency pursuant to Section 3.5.2 of this Plan shall not exceed a cu mulative total of the sum of: a) W4,500,000 for Agency redevelopment activities in the implementation and furtherance of this plan: . b) Any amounts paid by the Agency from the proceeds of such bonded indebtedness to any affected taxing agency pursuant to Section 33401 of the Co m munity Redevelop ment Law and Section 3.5.5 of this plan to alleviate any financial burden or detriment caused to such taxing agency by the Project and c) Any amounts deposited by the Agency from the proceed of such bonded indebtedness in the Low and Moderate Income Housing Fund pursuant to Section 33334.2 of the co m munity Redevelopment Law and this Section 3.5.6 for purposes of increasing and improving the City's supply of housing for persons and fa mikes of very low, low or moderate into me. Not less than 20 percent of all taxes which are allocated to the Agency pursuant to Section 33670 shall be used by the Agency for the purposes of increasing and improving the community's supply of housing for persons and families of low or moderate income, as defined in Health and Safety Code Section 41056 and very low income households as defined in Section 41067, unless one of the following findings are made: That no need exists in the co m m unity to i ml;rove or increase the supply of housing for persons and families of low or moderate income or very low inco me households;or (0130 D) -19- P e development Plan That son,e stated l ercentage less than 20 percent of the taxes which are allocated to the Agency pursuant to Section 33670 is sufficient to meet such housing need; or That a substantial effort to meet low and moderate income housing needs in the co m munity is being made, and that this effort, including the obligation of funds currently available for the benefit of the co m munity fro m state, local and federal sources for low and moderate income housing alone or in combination with the taxes allocated, under this section, is equivalent in impact to the funcis otherwise required to be set aside pursuant to this section. The City Council of the City . shall consider the need that can be reasonably foreseen because of displacement of persons of low or moderate income or very low income households from within or adjacent to the Pro-Oct Area, because of increased employment opportunities, or because of any other direct or indirect result of implementation of the Redevelopment Plan. (0130D) -20- Redevelopment Plan e ♦♦♦ ■ - ■'1 McFADDEN low � I O�ccG, \\ \ ■ ♦ ■orr000ro � ED ■ ♦♦ �"� OFF • ••• ' •' \ f \ � ` \ I ■ s • ■ ■ � • � ■s■ rr■w■rr �!`� ■ y CENTER DRIVE - -- -- - "� ■w■wr■r® loonporror■' --- ---- ♦♦♦ i HUNTINGTON CENTER01 1 1 f/ ���� '�■ 0 O -- �� J m ---- a U - l Q m EDINGER AVE. ■ - r, r r... 1�, ( _ 1 _18 ■ ■ � f I i� i.■■■srrrrr000■error■m i Scale 1 " - 200 ' i ; ;rw■r■r■r rrrr ; it HUNTINGTON BEACH C4LIFORNIP. HUNTINGTON CENTERPLANNING DIVISION COMMERCIAL DISTRICT REDEVELOPMENT PROJECT AREA EXHIBIT A - PROJECT AREA BOUNDARY MAP � (0130D) -21- Redevelopment Plan EXHIBIT B - LEGAL DESCRIPTION (0130D) -22- Redevelopment Plan -� Beginning it the northwest corner of Parcel 2 as shown on a rnap recorded in Book 107, page 18, Parcels Maps, Records of (Orange County; thence north 470 28' 13" west 20.57 feet aloncl the northwesterly prolongation of the northerly line of said Parcel 2 to the I rue Point of Beclinniny; thence south (.)° 59' 18" east 421.27 feet along the west line of the southwest quarter of the northeast quart.er of Section 14, Township 5 south, Flange I I west, as shown on said parcel map to a point, said point being the center of Section 14, I ownship 5 south, Range I I west as shown on a map recorded in Book 169, pages 45 and 40, Parcel Maps, Records of Uranye County. Thence south 890 32' 08" west 301.00 feet; thence south 00 39' 35" east 545.82 feet to a tangent curve, said curve being concave northwesterly and having a radius of 500.00 teet; thence southerly and westerly along said curve through a central angle of 440 59' 42" an arc distance of 392.66 feet to a point on a tangent line; thence south 440 20' 07" east 94.24 feet along said tangent line to a tangent curve, said curve being concave southeasterly and having a radius of 500.00 feet; thence southerly and westerly through a central angle of 450 00' 00", an arc distance of 392.70 feet to a point, said point being the southeast corner of the west half of the northeast quarter of the southwest quarter of Section 14, Township 5 south, Range 1 I west pe'- P,ircel Map 81-571; thence. north 890 32' 15" east 395.47 feet to a point, said point being the soutneast corner of said Parcel !vlap 81-571; thence south 00 39' 35" east 150.00 feet; thence north 89° P 55" east 109.00 feet; thence south 00 39' 35" Mast 1320.67 feet; thence north fig° 32' 04" east 156.00 feet to z, point, said point being the south quarter I miner of ,)ection 14, Township 5 south, Range I I west as shown on a map recorded in Bnok 22, page 18, Parcel Maps, Records of Orange County; thence south 00 44' 25" east 660.00 feet; thence north 890 24' 50" east 45.00 feet to a point, said point being the northwest corner of Tract 5894, as shown on a neap recorded in Book 23, pages 18 and 19, Miscellaneous Maps, Records of Orange County; thence north 890 24' 50" east 1004.93 feet along the north line of said Tract 5894 and the easterly prolongation of said north line to a point, said point being on the centerline of Sher Lane; thence north 00 44' 25" west 130.00 feet; thence north 890 24' 50" east 376.00 feet; thence south 00 44' 25" east 100.00 feet; thence north 890 24' 50" east 528.96 feet; thence north 00 44' 25" west 180.00 feet to the centerline intersection of Parkside Lane ar„j Aldrich Avenue; thence north 890 16' 1 5" east 685.03 feet tr, a point fin the section line of Huntington Beacr. Boulevard per Tract 417, is shown un a snap recorded in Book 16, page 47, Miscellaneous Maps, Records of Orange County, thence north 00 16' 46" east 1275.36 feet; thence north 490 16' 37" Nest 900.00 feet; thence north 00 27' 57" west 125.00 feet; thence north 460 55' 24" west 572.85 feet; thence north 460 19' 52" west 501.21 feet; thence north 500 25' 56" west 329.65 feet; thence north 540 14' 34" west 1196.05 feet to the True Point of Beyinning. + 193q Excepting herefrom that portion described as follows: Beginning .a the center of Section 14, Township 5 south, Range 1 1 west, as shown on a neap recorded in hook 169, pages 45 and 46, Marcel Maps, Records of Urange County; thence south 00 39' 35" east 1220.t32 feet alonq the west line of the southeast quarter of Section 14, -Township 5 south, Flange 11 west., as shown on a parcel map, recorded in Book 81, pages 12 through 14, Parcel Maps, Records of Orange County to a point, said point being on the north right-of-way line of Center Drive; thence north 890 32' 03" east 650.41 feet along the south line of Parcel 3 of said Parcel Maps to a point on a tangent curve, said curve being concave to the northwest a.id having a radius of 34.00 feet, a radial bearing through said point bears north 370 53' 39" west; thence northerly and easterly along said curve, through a central angle of 520 45' 42", an arc distance of 31.31 feet to a point on a tangent line; thence north 00 39' 21" west 22.68 feet along said tangent line to a point on a tangent curve, said curve being concave to the southeast and having a radius Of 405.00 feet; thence northerly and easterly along said curve through a central angle of '210 23' 14", an are distance of 193.59 feet to a point of reverse curvature, a radial ►we iring tht -)ugh said point bears north 630 i 6' 07" west; said curve being concave to the northwest and having a radius of 345.00 feet; thence northerly and westerly along said i nrve Lhruugh a central angle of 34" 21' 52", an arc distance of 206.92 feet t.o a point on a tangent irve, a radial brartng through said point bears north 820 22' 01" east; said curve 5eiral concave to the southwest and having a radius of 345.00 feet; thence northerly and westerly tnrouyh a central angle 100 27' 01", an arc distance of 62.93 feet to a point on a r.angent lute; thence north 180 05' 00" west 241.00 feet to a point on a tangent. curve; said curve being concave to the southwest and having a radius of 270.00 feet; thence northerly and westerly along said curve through a central angle of 720 34' 35", an arc distance of 342.00 feet to a point on a tangent line; thence south 890 20' 25" west 160.28 feet alonq said tangent line to a point on a tangent curve, said curve beinq concave to the northeast and having a radius of 1 15.00 feet; thence westerly and northerly along said curve through a central angle of 900 00' 00", an arc distance of 274.89 feet to a point on a tangent line; thence north 00 39' 35" west 64.64 feet along said tangent lii,e to a point on a tangent curve, said curve being ( onr_ave to the southwest and havir!" a radius of 34.00 feet: thence northerly and westerly along said curve through a cental angle of 490 09' 22", an are distance of 29.17 feet to a point on a non-tangent curve, a radial bearing through said point beers north 400 1 i' 03" east, said curve being concave ) the south and having a radius of `-60.00 feet; thence westerly along said curve through a central angle of 00 24' 45", an arc distance of 4.03 feet to a point on a non-tangent curve, a radial bearing through s�jid _)u►nt bears north 47" 18' 14" east, said curve being concave southwest and having a radius 35.00 feet; thence northerly and westerly through a central angle of 650 01' 29", an arc distance of 39.72 feet to a point on a non-tangent line, a radial bearing through said point bears north 170 23' 15" west; thence north 00 39' 35" west 30.12 feet; thence south 890 32' 00" west 15.00 feet to the point of beginning. EXHIBIT C - GENERAL PLAN LAND USES OF PROJECT AREA (0130D) -23- Redevelopment Plan ' ♦oe WFADDEN ■Kano■!■ ■ '�► O/�C ■ ■ \_ -_ i e •�: rw, QUA UBLIICf : i ♦o•s \ .'l NSTITUTION AL , t' �' ♦ _-- - �� 1 z MIXED USES CENTER DRIVE19 - --- J �~ ■■■®■■■♦ I " HUNTINGTON CENTER m 13 I� GENERAL COMMERCIAL o / I E. NGER AVE. moll ■, �( 1 ' 'l f 1 , l l r -1 r-I f 1® ■ s 1 , ommo ■-- ®. ■ ■ d 1e 1 - 2 0 U ■ ■ ■■■■■■■■■■■■■■ � ■■■■■■■■■■■■■■■■■■■.■■■■■■■■ f I HUNTINGTON BEACH CgLIFORNIN GENERAL PLAN PLANNING DIVISION LAN® USES OF PROJECT AREA EXHIBIT D Huntington Center. Commercial District Redevelopment Project PROPOSED IMPROVEMENTS Regional Traffic Circulation Improvements 1 . Realignment of Gothard Street north to Bolsa Avenue to link to Hoover Street at Bolsa Avenue , and the construction of an on and off ramp on the I-405 Freeway at Gothard. 2 . Improvements to Center Avenue and I-405 Freeway ramps, including additional lane construction, signalization improvements , and provision of direct access to Huntington Center . 3 . Modifications to Edinger Avenue between Beach Boulevard and Gothar_ 6 Street to improve traffic flow, including signalization improvements , ingress/egress closures , median left-turn closures , and other associated activities . 4 . Modifications to Center Drive to facilitate vehicular movements into and between One Pacific Plaza and Huntington Center . Utilities Underground:ing/Relocati_on Undergrounding, modification or relocation of existing Southern California Edison high voltage transmission lines north of Huntington Center and south of Center Drive and the undergrounding of other overhead lines within the Project Area . Publicly Owned Parking Facility Construction of publicly owned parking facility of approximately 2,000 spaces to serve an expanded Huntington Center . On-Site Improvements 1 . Construction of an internal circulation system between Huntington Center and the adjacent commercial development between Center and Gothard Streets . 2 . On site circulation and parking improvements on the strip commercial area south of Edinger Avenue . 3 . Provision of parking within the Edison right-of-way. (1196d) EXHIBIT E - DIAGRAM ILLUSTRATING APPROXIMATE AMOUNT OF OPEN SPACE (0130D) -25- Redevelopment Plan r � DIA(,[ .AM ILLUSTRATING APPROXIMATE AMOUNT OF OPEN SPACE r Ttt-T- r +4- +-++++ ++++ ++++-4 1 + + ++ - ++++++ + i'+++++-++++++ +-++++++++++ ++ +4 + 4 1 1 + f f -+ 4, f 1 F ++ + +'+ + + +' F i f F1- 14 + 1- 1 1 1 -f +-14- 1 f I f f + ++++ ++ + + ++ + 4 1 A ++++++ + I -r ++ 4 i f +++++++++ + ++ +4 -f + A + +-+ +++ + + + -f-•+ 4 -f-+++++++++++++ +++++BUILDINd 'A&EA .50 - 55% -++++ ++-- + incl.udin ar-k,in structures:++++ g. '. ++++ +t................. + -r............... +++++++ +++++++-F+++++++++++++++++++ ++ +++++++ - +++ ++++-I- +++-4-++++-+++ +-++++++++- ++ +++ ++++++ +-++++++++ ++++++++++++++++ - + i +++ ++++++++ OPETI SPACE 45 - 50% including .urface parking E i i iM 1 NOTES: 1 . Perc:c:r.t:kages ai:e approximate. 2 . "()P,,1,. .)PACE"' Ir ;ns areas yen(,;:a Lly maintained as Landscape ,r.(,as or other :spaces bettieen buildings. 3 . "BUILC)I,V AR1,A" means Land area devoted to buildings. Sa HUNTINGTON BEACH C41LIFORNIA PLANNING DIVISION { Huntington peach Redevelopment Agency Huntington Center Commercial District Redevelopment Project TAX INCREMENT PROJECTION ASSUMPTIONS -- .1984-85 Real and Other Proprnky Value: Pursuant to our valuation pull. from the tax roll. microfiche; other property does not include SHF; value, which would not impact the projection; 1984-85 value is also the base year value. -- New Development_: The following assumptions were used in the pro- jection - I ONE PACIFIC PLAZA: Under construction is a 6-stony office building of: 98,000 square feet (construction dates 2/84-1/85) ; under construction is a 4-story medical office building of 55,000 square feet (construction dates 2r/84-1/85) ; parking structure of 6 levels and 750 spaces (construction dates 7/84- 3/85) Planned construction: 12-stony office building of 197 ,600 square feet (construction dates 10/86-12/87 ) ; a two-story office building of 10,000 square feet (construction dates 10/84-3/85) ; a 224 room "Holiday Inn ��uality" hotel ( construc- tion dat.o.,, 2/85-6/86) ; expansion of thn 6- lovol parking gar- age by 800-s,pacon. HUNTINGTON CENTER : Short Range: Development - Dept . Store 80,000 square feet (construction dates 1.0/86-11/87 ) Mall. Shops - .16 ,000 square feet (construction dates 10/86-11/87) Food Court - 8,000 square feet: (construction dates 10/86-11/87 ) Theater Complex - 20,000 square feet (construction dates 10/86-1.1/87 ) Construction schodule based on our assumptions (we were unable to obtain this elate from the owner/developer) - Tar; Rates: B84-85 rate, rwhwed by 10% of the ovr,rride. rate for each year thereafter . i T 4I ".4T1!lolaV litR CLiN l L DIJIR; CT SE%E,cYE LOF'!!Ei1T FF;�jEC, ,rcocr, =ALE ]F V NEW DEEL C:� a175 (G;)0's oaai t=d; 100i34 �Il - - ----------- i7J--cJ i96b-A7 1981-d3 1r98-99 UI(vi;9 d,`00 sq. tt, b9 b'7,b= :17.�= :91 i�i(o i•y%i �r) 57. ft. . itic_ 9�tldiny 10'0i;0 Sq, 59 170 :E! 1 , r;,5. 59 ;11ij ii, v0 3 40,0 9.;0 Par'rlr,q �tructur_ 7 5 j J r,�asa tI 800, �,JGu 825 =p• 5 �Qii 4,{p} ✓e,t. J 5q.Store ft, 50 4, O;' VfIV 000 i.0!:0 ; Mai. :i Cj5 ib, ")) sq• ft. w5 72v F031 Court 8 001) sq. it, b5 52;� 130 ;90 Theater Co:ipie.c 20,00p sq, it. 59 1 160 290 870 --------- --------- ---------- 12 17 14 51 IS,951 4,26' ?LS rt1 iZL 00i)000'1 Z Z'ZL 66p`t2i ZZ� LL.`t.i 11 �E tEbl L95 Ztl FQL 1--,:L10'1 LZS`6S t9Z`Zii ZZS i:l ( �F_'" E EZl riEi SSS 6 1 tE9 �F�O'1 ttG`L9 IE9`6Zi Z_ =�i`EZi 6_ `cZi = Zi is ZEIi :tS SCl 619 :0O7S: '1 liS'bS' 8trl `CZi SZ '9 ' (' =aS Zi Z_-1�{1 IES ii i99 ttt6190'1 BZO'Z9 S99`tZi =__ '?ZI ! >1 `tZ1 bi''`iZ1 It- tEl Sir lrr t9 SOE° �Z`ZZ1 11 E BO'1 bbS 6 l t r� 77r r' 1J'-''�50S 9ZI Z:9 9S'i Oi '1 E0Z LS StE'611 _ :`51i i4Z'; G9.`; 1 1I - Eel Sb trlt 99� LZ Z Zil iSc'ri tE`ib ZE r r`Z6 -vL ��❑ L _ --------- ----------- ------------ --------- -------------- -------------- -------- ---------- ------------- --------- ---------- ---------- ]'}y[cJJll1 apls� ]dy ?fl,L:..v 1e1 �]F `'FI !rS'�ZS' JO =n1F + :( _ _OJ r i1 JCc, 1-,ci F. i=1i EL'15�Gh A!1' c:[2__Jl.i1 Jcai c=rC -.a1 1F]Jl ?;jr. i'c K-itz-Hollis .1 "ZLEVEL7?q - T hntbch ..71 6: 7 7 1 T P ,1 L 0 P MT PPOJECT. WO! -:j .1r i x fear ;e1i Nev Total Real Other. Total L-it gase Tees Incr"ental .01 Wousinq Net Tat Fivil Y!I, ;eat I ;eyelmtent Preverty Prcoefty Project Value 3 j 62.6P Tat Rate Tat Revenues Set Nde Incr"ent $/A 11A MIA 62,115- 522 62,63; 0 1.173610 MIA K/A X/h Q.!15 S:. 12. 72 76,127 14 2 76.6!1 14,014 1.156249 162 32 130 78,129 2 14,3!1 92,ms 522 12,':! 217,:99 1.13-9 311 140 69 - :737-:9 47.0011 3";47 le,q&l 112,304 !22 :13-2. ;P 1.121527 563 Ili 4!5 r I!I,,4C4 i 4.2S3 :19.313 52: 119,941 57.1A 1 1 C4 I J,6 632 126 50! 3"-97 1 l?,11 1-1 0 121,7,,9 572 1 L',7 1,1 !q,534 I.036805 643 130 518 :21,713 124,14' 0 124.143 522 124.665 b2,i29 LOOM 663 133 S31 I?q 1-412 114,143 i26Xs 0 126,626 572 177,148 64,!11 1.052083 677 136 543 I?ql-ll 126, 0 l?9.159 322 129,681 61,044 1.034T22 694 139 n" 1"3-4 4 129,159 131,742 0 131,742 522 132,264 69,6-,7 1.01 Tsb 1 709 142 561, 1"4-r 131,742 114,377 0 134,377 522 134,a" 7-2,2Q •I.OOM 721 145 571 1905 41 IN 137,hA 0 137,%4 522 137,5U 74,949 LOWOO 749 M 600 0 137,Nb 7-7,6?1 1.00,�137, �A U 24 14011,29 T77 i53 6.22 1 7 137,9^-6 142,b�2 0 147.W 522 143,114 K.41, 1.000000 m 161 644 I tq?" 142,602 145,454 0 143.4" 322 145,976 13,n9 1,000000 M 167 1667 I I W__XO 145,454 IQ. b3 0 148,3Q 542 its.m 16.243 1.000000 962 177 PO 2.W.0 1 148,S63 1 t I Z� 9 151,330 572 151,352 Rq,m 1.000000 M 171 714 2001_47 151,ZO 154,Z7 0 154,M7 yn 154,979 12,142 1.000000 m IP 738 1 M-43 J',4:'V Jr.t" 0 157,444 572 157,766 1.000000 9 3 191 763 2^1 1-04 157,44A 10,-T3 0 160,593 5Z2 111,115 98,479 1.000000 m 197 788 ?m 4-4n IJ4,593 163,804 4 143,104 M 1",321. 10 1 &RI 1.000000 I'm 203 114