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HomeMy WebLinkAboutRedevelopment Agency - Huntington Center Commercial District 1 REQUEST FO ACTION i Date Submitted to: Honorable Chairman and Redevelopment Agency M rs Y' Submitted b Charles W. Thompson, rhief Executive Of i r j Prepared by: James W. Palin, Director of Development SeLvice ,s Subject: , RESOLUTIONS RECEIVING REDEVELOPMENT PROJECT PRELIMINARY PLANS FOR THE HUNTINGTON CENTER COMMERCIAL DISTRICT AND TALBERT GAP FLOOD CONTROL AREAS Statement of Issue Source,Alternative Actions.Attachments: STATE MEN T OF IS. UE: WTY At its m , , the City Council adopted the Talbert Gap Flood Control Redevelopment Project Survey Area and amended the Huntington Center Commercial District Redevelopment survey Area boundaries. The Planning Commisson has formulated and transmitted the attached Preliminary Plans for these redevelopment project survey areas. The Redevelopment Agency must receive the Preliminary Plans and direct staff to transmit them to appropriate agencies and taxing entities. RECOMMENDED ACTION: Adopt the attached resolutions acknowledging receipt of the Preliminary Plans and directing staff to transmit to the Auditor and Tax AssessoL of Orange County, the State Board of Equalization, and the affected taxing entities the boundary maps and descriptions and a statement that the plans for the redevelopment of the project areas are Ming prepared. ANALY St S: Planning Commission Action: ON MOTION BY LIVENGOOD AND SECOND BY ERSKINE RESOLUTIONS NOS. 1324 AND 1325 WERE ADOPTED DESIGNATING THE REDEVELOPMENT PROJECT AREAS, ADOPTING THE PRELIMINARY PLANS, AND TRANSMITTING THEM TO THE REDEVELOPMENT AGENCY, BY THE FOLLOWING VOTE: A1'ES: Livengood, Winchell, Porter, Erskine, Mirjohangir NOES: None ABSENT: Higgins, Schumacher ABSTAIN: None Pt©4181 f ; • J Redevelopment Project Areas August 9, 1984 Page 2 The Huntington Center Commercial District and Talbert Gap Flood Control Redevelopment Project Areas conform with the boundaries of survey areas c'esignated by the City Council in Resolutions Nos. 5428 and 5430 L.;. ALqust f5, 1984 . The California Community Redevelopment Law requires that the Planning Commision take the initial step in selecting and establishing redevelopment project boundaries and to also adopt a preliminary redeveloment plan and to also assure that there is conformance between said plan and the General Plan of the City. This is a preliminary step in a process which will include additional Planning Commission, City Council, and Agency Involvement in the review and approval of the final plan for each of the proposed project areas. State law provides that the preliminary plan or plans need not be detailed but that such plans should: (a) describe the boundaries of the project area; (b) contain a general statement of the lard uses, layout of principal streets, population densities and building intensities, and standards proposed as the basis for the redevelopment of the project areas (c) show how the purposes of this part would be attained by such redevelopment; (d) show that the proposed redevelopment conforms to the master or general community plan; (e) describe, generally, the impact of the project upon residents thereof and upon the surrounding neighborhood. The attached preliminary plans for. the Huntington Center Commercial District and Talbert Gap Flood Control project areas have been prepared in compliance with the requiremente of State law. Existing redevelopment law defines a blighted area as an area which is characterized by prooerties which suffar from economic dislocation, deterioration or disuse because of one or more of several specified factors. Two of the specified factors are: an economic dislocation, deterioration or disuse resulting from faulty planning and the existence of lots or other areas which are subject to being submerged by water. Senate Bill No. 203 (Hannigan) which becomes effective on January 1, 1985, would delete these two important faL':crs, and would revise the j definition of a blighted area. The revised definitions of blight 1 would add additional language to make it more difficult to establish blight. The Agency would have to show that its project area constitutes a serious physical, social or economic burden on the community that cannot reasonably be expected to be reversed or alleviated by enterprise acting alonti. When this new law becomes effective, it will no longer be possible to adopt a redevelopment project area for the Talbert Gap Flood s __ RCA -. Redevelopment Project Areas August 9, 1984 Page 3 Control Project, which has as its only aim to fund flood control improvements to alleviate the threat of flooding of adjacent properties. It would also become more difficult to make the required finding of blight for the Huntington Center project, as many of the proposed improvements there are to alleviate conditions caused by piecemeal development in the past. The City has made a strong commitment to revitalizing and making optimum use of its existing comercial areas, and has committed to do all it can to help prorerty owners threatened by flooding from the County' s inadequate flood control channels. These proposed redevelopment projects would take direct action toward these goals. Adoption of the attached resolutions by the Agency and transmission of the Preliminary Plans to the appropirate public agencies and taring entities will begin the 90-day review period. Staff will also bmjin preparing the final plan and environmetal documentation. a Agency and City Council will have ample time to review the f: t plan and conduct a public h earinq in order to take public comm. prior to adoption. FUNDING SOURCE: Preparation of the redevelopment plans and environmental documentation will be primarily funded through department budgets. A consultant will be contracted to provide technical assistance in some specific areas. It is requested that the City ( Council authorize a loan from the City to the Redevelopment Agency in order to hire the consultant. The repayment of the loan would be subject to the terms and conditions of the current Cooperative Agreement between the City and the Redevelopment Agency. It is anticipated that the cost will be between 620,000 - $50#000.The redevelopment plans will analyze project funding in detail. ALTERNATIVE ACTIONS: Do no% adopt cne attached resolutions. In this case, the l redevelops.-,:n-_ project pla cannot be adopted prior to December f 31, 1984. Tnis means tha ne Talbert Gap Flood control Redevr;lopmeitt Oroject will not be eligible for adoption under the law *ffective January 1, 1985, and the Huntington Center Commercial District Redevelopment Project will become much more difficult to justify. J ATTACHMENTS: f 1. Resolutions 2. Preliminary Plans 3. Planning Commission staff report from August 7, 1984 CwT:.?WF:JAF :df 1030d i STAFF huntington beach development services department ....REPORII TO: Planning Commission FROM: Development Services DATE: August 3, 1984 SUBJECT: RESOLUTIONS DESIGNATING REDEVELOPMENT PROJECT AREAS AND ADOPTING PRELIMINARY PLANS FOR THE HUNTINGTON CENTER COMMERCIAL DISTRICT AND TALBERT GAP FLOOD CONTROL AREAS. 1.0 SUGGESTED ACl'ION Staff recommends that the Planning Commission approve the attached resolutions designating redevelopment project areas and adopting preliminary redevelopment plans for the Huntington Center Commercial District and Talbert Gap Flood Control Areas. 2.0 GENERAL INFORMATION The Cslifornie Health and Safety Code, Division 24, California Redevelopment and Housing, Part 1, Chapter 40 Article 3, Sections 3332U.1 through 33328.7 requires that designation of redevelopment project areas and preliminary plans be adopted by resolution of the Planning Commission of the local jurisdiction undertaking the redevelopment activities. The State law provides that the Planning Commission formulate a preliminary plan for each selected project area. it Is also rewired that the Planning Commission forward this preliminary plan to the Agency for consideration. State law provides that the preliminary plan or plans need not be detailed but that such plans should: (a)describe the boundaries of the project area; (b) contain a general statement of the land uses, layout of principtil streets, population densities and building Intensities and standards proposed as the basis for the redevelopment of the project area; (a) Ehcw how the purposes of this part would be attained by such redevelopment; (d) show that the proposed redevelopment conforms to the master or general community plan; (e) describe, generally, the impact of the project upon residents thereof and upon the surrounding neighborhood. Staff has prepared the attached resolutions and preliminary plans for the Huntingtnnt Center Commercial District and Talbert Gap :Mood Control project areas, and it Is the opinion of staff that these resolutions and plans conform to the above referenced requirements of State law. 3.0 SUMMARY OF ISSUES While there will ultimately be a number of important issues that must be adequately ! addressed in the final plan, the issues before the Planning Commission at this time i are: , A•FW439 t Planning Commission Staff Report August 3, 1: 84 Page Two 1. Does the Planning Commission support the delineation of the areas as depicted within each of the proposed plans? 2. Do the uses allowed under the proposed plans conform to the City's General Plan? As you will note from reviewing these documnnts, the language incorporated requires such conformance. 4.0 ANALYSIS The above referenced redevelopment project areas conform with the boundaries of survey areas designated by the City Council with the adoption of an appropriate resolution on August 6, 1984. The California Community P_.development lAw requires that the Planning Commission take the initial step in selecting and establishing redevelopment project boundaries and, in adopting a preliminary redevelopment plan, assure that there is conformance between said plan and the General Plan of the City. 'Ibis is a preliminary step In a process which will Include additional Planning Commission involvement in the review and approvel of the final plan for each of the proposed project areas. Existing redevelopment law defines a blighted areas as an area which is characterized by properties which suffer from economic dislocation, deterio- ration or disuse because of one or more of several specified factors. Two of the specified factors are an economic dislocation, deterioration or disuse resulting from faulty planning and the existence of lots or other areas which are subject to heirg submerged by water. Senate Bill No. 203 (Hannigan) which becomes effective on January 1, 1985, would 4elete these two factors, and would revise the definition of a blighted area. A lighted area would mean an area which is characterized by properties which suffer from economic dislocation, deterioration or disuse because of one or more of the other specified factors which cause reduction or lack of proper utilization of an area to such an extent that it constitutes a serious physical, social, or economic burden on the community that cannot reasonable be expected to be reversed or alleviated by private enterprise acting alone. When this new law becomes effective, it will no longer be possible to adopt a redevelopment project area for the Talbert Gap Flood Control Project, which has as its only aim to fund flood control improvements to alleviate the threat of flooding of adjacent properties. It would also become more difficult to make the required finding of blight for the Huntington Center project, as many of the proposed improvements there are to alleviate conditions caused by piecemeal develupment in the past. I Planning Commission Staff Report August 3, 1984 ` Page Three i The City has made a strong commitment to revitalizing and making optimum use tf Its existing c(.mn:e.cial areas, and has pledged to do all it can to help property owners threatened by flooding from the County's inadequate flood control channels. 'These redevelopment proj,3cts take direct action toward these goals at the City Council's direction. Staff has taken on the responsibility for Completing the project adoption process for these two areas. This will require a great deal of staff time and a very tight schedule. The draft schedule Is attached for your informa'.ion. You will note that the schedule will require the City Comiell to hold several meetings on other than regular meeting nights. The first of these will be on August 13, 1984 at wtnic:h time they will receive the Planning Commission recommendation and direct staff to transmit the Preliminary Plans on behalf of the Redevelopment Agency to the appropriate County and State taxing entities for fiscal review. This action begins a 90 day fiscal review process which is critical to the timing of the entir-a adoption schedule. Following Planning Commission action on the Preliminary Plan, staff will begin preparing the final plan and accompanying environmental documentation. The Planning Commissbn will have ample time to review the final plan and take public Input prior to transmitting their report and comments to the City Council.. 5.0 RECOMMENDATION Staff recommends that the Planning Commission approve the attached resolutions designating redevelopment project areas and adopting preliminary redevelopment plans for the Huntington Center Commercial D(striet and Talbert Gap Flood Control projects. i 6.0 ATTACHMENTS Preliminary PIans for Huntington Center Commercial District and Talbert Gap Flood Control project areas Resolutions approving Preliminary Plans JAF/sr , I . I i 1 1020d 1 i latzHollis &Aa Hopis Conn - lleocidt2s,Inc. .�•. Financial Com tanta r i y , ;r y� r t`•' _ tt 102484 Katz Hollis mmJNMCl 1 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 _s Prepared by KATZ$ HOLLIS, COREN i ASSOCIATES, INC. for the w, HUNTINGTON BEACH REDEVELOPMENT AGENCY October, 1984 1 -� Miz Hof l is f TABLE OF CONTENTS PAGE. f INTRODUCTION 1 I PART II. DESCRIPTION OF PHYSICAL, SOCIAL AND ECONOMIC CONDITIONS EXISTING IN PROJECT AREA. II-1 A. Existing Physical Conditions II-1 1. Project Location. IJ-1 2. Land Uses . . . . . . . . II-2 1 .� a. Existing Land Uses . II-2 b. Adjacent Land Uses . II-2 ..� C. Predominantly Urbanized Area 11-3 3. Buildings and Structures. . . . . . . . . . II-3 a• Description of the Project Area by Sub-Area II-3 (1) Sub-Area A, I1-3 (2) Sub-Area B. . . . . . . . . II-3 { (3) Sub-Area C. . . . . II-4 (4) Sub-Area D. . . . 1I-5 (5) Sub-Area E. . . . . . • II-5 j (6) Sub-Area II-5 (7) Sub-Area G. . . . II-6 b. Obsolescent Design and Lack of Physical Integration. 11-6 -� c. Inadequate Public Improvements and Proj- ect Area Traffic Conditions. . . . . . . 11-7 -1 (1) Circulation System. II-7 (2) Street Capacity and Levels of Sir- (3) Circulation Deficiencies on Edinger Avenue and Center Drive Ii-i1 (4) Other Circulation Deficiencies. II-12 ._ (5) Summary of Inadequate Public Improvements, rI-12 a. Existing Social Conditions . . . . . . . I1-14 _ C. Existing Economic Conditions . . . . . . II-14 1. Economic Disuse Resulting from Faulty Planning. . . . . . • . • . . • . • . . . II-14 7 2. Existence of Inadequate Public Improvements . II-15 - i i t Hollis Page 2 of TABLE OF CONTENTS rAGE ' 3. Economic Maladjustment and Impaired Investments 11-15 PART III, PROPOSED METHOD OF FINANCING REPEVFLAPhFJT OF PROJECT AREA . . . . . . . A, General Financing Methods Available to Agency. . . III-1 �1 B. Tax increment Financing Method . . C. Estimated Project Costs. . 0 0 II:-3 D. Proposed Financing Method. . . . . . . . . . . . Ii1-4 E. Tax Increment Limitations and Requirements I11-5 TABLE OF MAPS Following Page 1 .J MAP 1 Project Boundaries II-2 MAP 2 General Plan Land Uses of Project Area II-2 -� MAP 3 Adjacent hand Uses 11-2 MAP 4 Project Area Sub-Areas and Businesses, II-3 MAP 5 Huntington Center. . I1-5 MAP 6 I-405 Access to Project Area II-6 -. MA➢ 7 Edinger Avenue: Curb Cuts and left Turn Lanes II-8 I MAP 8 Existinq Traffic Volumes (P.H. Peak Hour) . . . . . II-9 MAP 9 Existing Shopping Center Volumes (P.M. Peak Hour) . II-9 MAP 10 Orange County Regional Shopping Centers. 11-16 I • it I I �i II I � I . I • i I KatzHollls Page 3 of ! TABLE OF CONUNTS TABLE oG TABLES Following Rage TABL'.: II-1 Businesses in Project Area . II-3 TABLE II-2 Existing and Future Intersection Levels of Service II-10 i TABLE I1-3 Annual Retail Sales and Ranking of Huntington --� Center with Other Regional Shopping Centers in ' Los Angeles and orange Counties. II-15 i 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* iii Los Angeles and Orange Counties (*Center: of Similar Size] I1-16 TABLE 11-6 Comparative 1982 Sales Performance of Competitive Super-Regional Shopping Centers with Huntington Center II-16 TABLE 11-7 Retail Sales Per Capita, orange County Cities, '- 198i . . . . . . . . . . . . . . . . . . II-16 --` TABLE I1-8 Effective Buying Income, 1983. . . . 11-16 J TABLE II-9 Retail Sales Analys'.al 1983 (Department store- "' Type Merchandise), Huntington Beach market Area 1I-16 TABLE II-10 DSTM Sales Experience Rates, 1979-1963 . . . . . . II-16 r t TABLE II-11 Taxable Sales Generated by Huntington Center Com- pared to Total Taxable Sales in City of Huntington i Beach. . . . . . 0 II-17 TABLE III-1 Estimated public Improvements ar,d Facilities ' Project Costs. III-3 TABLE 1II-2 Estimated Project Costs. III-4 PHOTOGRAPHS Platen 1 through 14. . . . . II-17 { KatzHollis PARTS II AND III OF THE REPORT O HUNTINGTON BEACH C:TY COUNCIL ON THE PPOPOSED REDEVELOPMENT PLAN FOR THE HUNTINGTON CENTER COMNLRCIAL DISTRICT REDEVELOPMENT PROJECT i INTRODUCTION The following two sections of the Report to the City Council ('City Council') of the City of Huntington Reach on the proposed Rede- velopment Plan ('Redevelopment Plan') for the Huntington Center Commer-cial District Redevelopment Project (`Project'), have been prepared by Katz, Hollis, Caren i 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 Lqe .): 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 Fiac.%l 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 da'. :, together with the sections prepared by Agency staff, consti- tute the full Report to City Council. (1) i KatZHoifls PART II. DESCRIPTION OP. PHYSICAL. SOCIAL AND ECONOMIC CONDITIONS EXIISTI17G IN PROJECT AREA Information presented in this Part II of the Huntington Beach Re- development Agency'z Report to city Council on the Proposed Redevelop- ment Plan ,for the iuntington Center Commercial District Redevelopment Project was compiled from various sources, including: -- Interviews with staff of the Agency, City and management of n 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 fort the Project Area com- piled by Katz Hollis frnm a variety of sources including _3 the Los Angeles Times Marketing Research Department, Wo- men',We&: naily (a trade publication), and interviews wirh Huntington Center Management; Traffic studies prepared by Donald Frischer and Associates for one Pacific Plaza and Parsone Brinckerhoff puade and Douglas, Inc. as part of the Project Draft Environmental i Impact Report (EIR); and �; -- A field survey of the Project Area conducted by Katz Hollis -� in September, 1984. �i In general, all sources of data are cited throughout this Part Ii ..; of the Report to City Council. A. Existing Physical Conditions : J %. Rroject 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 (SPAR) 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 Run- (II-1) _ KatzHollis 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 car. be seen in the aerial photo- graph in Plate 1. r 2. Land Uses a. Existing Land Uses There are three land uses within the Project Area; general com- j 7 mercial, mixed development, and public/quasi-public/institutional. The I 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 the east of Gothard Street and to the west of the western boundary of old World Village arid 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 1 the north and east, th-* San Diego Freeway (I-4055) and its Beach Boule- vard interchange is a significant barrier that separates the Project '1 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 Hest include a large furniture chain store. A neighbor- hood scale retail center and small officr! building to the south of Ceti- ter Drive and east of Gothard Street contain many service-oriented busi-nesses, some related to the Golden West Comnunity College campus just to the west of Gothard Street. The Project Area surrounds a mixed use development to the north of Center Drive, Past of the Scuthern 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 18,000 square feet of specialty commer- cial space and 45 residential condominium units. 4 1 i i % � AkFADDEN w go \ Ii � ► I I t..f f W.' ?�1 w 1 CENT ERR DRIVE •aaroea t a ' ► HWTMTDN CENTER I 4' : ► CI t ,f C= .� mr+M ova p ri n r— —,r,r,r, f r+f'+r�1 n awa��rratww,awr PROJECT BOUNDARIES 8OU,RCEt HUNTINGTON BEACH DEPT OF DEVELOPMENT SERVICES � { Katz illol l 1S DISTRICT REDEVELOPMENT PROJECT 1 1 f ! I u y AUJA �U6LIC, 1 �• , STITLITIO L -/�mix ED U 5 iJ . � C7JfTEN 0111Vti � •,r..•.w�r• •% a � r ► IRJ�RNGT0+1 CEriTER }} $ GENERAL COMMERCIAL MOM AVE �r,r � --n r -l-•ire �-r+^ �n��r �a LLn a� seal* 19 - �Da� ........... �Y�11 •.M•..I/....NMN.M.M•� GENERAL PLAN LAND USES OF PROJECT AREA SOURCQ-HUNTINGTON BEACH DEPT OF DEVELOPMENT SERVICES Katz Hol l is HUNTINGTON CENTER COMMERCIAL DISTRICT REDEVELOPMENT PROJECT MAP 1 r Ill�lrtl �� � ,ffj4 •• • is •' • I ar r a• a .? tw � HIP ' . M Y -- KarzHoflls 1 11 c. Predominantly Urbanized Area i 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 1 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. L3scri Lion 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-Arras A through G, as illustrated on Man 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. i 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 or 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. r. i i A'• ii AAA DEN � � s i � BF� `� ! t;�S r.fir..=,-' �� •ti,�, � I 1 CENTER DRIVE V ■■ew■■■i I r- I I I HUNTINGTON CENTER 4 I CJ .., o► 31151 > EDN(>tER f U71 �l r�r-)n r�--"1 f"' f--1 n Flu F 1 'Z!lJ R ' a 2. 9-11 12 r1 `j 5- 0 2•- 14aw■Lwle*ww■wewewwww■ 13 14 21 ■ ■ee■e■e■■• is ol ■ I =■w■w■■ewe■■■■ PROJECT AREA SUB- -AREAS AND BUSINESSES _1 SOURCE:KATZ HOLUS SURVEY AND MACDONALD GROUP LTD. HUNTINGTON CENTER COMMERCIAL Katz H0l l is DISTRICT REDEVELOPMENT PROJECT MAP 4 092484 Ka tZ HO l f i S mnRCl Table II-1 Huntington Beach F.edevelepTent Agency Huntington Center Camr.rcial District RedLvelgm=t Project + i H1SI2 IN plaC1TDGT MTA Map M Sub- Bus. Area No. Street Address Name of Business T ' A 1 7501 McFadden Average Hoffmm 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 M Develgnmt Co. 6 7531 McFadden Avenue C. D. Roofing Co. 7 7531 McFac}'en Avenue Duration Inc. B 1 7462 McFadden Avenue Tretlme j I , C 1 7777 Cet.. ..r Drive, Suite 100 Libe.rly National Bank 7777 center Drive, Suite 100 Security Mortgage Service - Corporate Office 7777 Center Drive, Suite 1.01 Coffee Plus ' 7777 Center Drive, Suite 202 Fran Fagan and Christine Young, Attorneys 7777 Center Drive, Suite 203 Nancy Pollard, John Lapillo, Paul Reilly, Attarmy, 7777 Center Drive, Suite 204 Pension Engineers, Inc., Ponch Co. Investment Brokrrs, George Tays, Action Resumes, Joyce Annnert erg, cz ntle Real Estate, Hicor Corp. 7777 Center. Drive, suite 205 Liberty taticnal Bank - Cashiers Department 7777 Center Drive, suite 207 Cully and Ryan, Attorneys 3 7777 Center Drive, suite 222 Pi_ cpyorte, Its. I . 7777 Center Drive, Suite 300 D►,d= and Hiller Accountancy Corp. 't 7777 Centar ,.ive, Suite 301 Koppea Weisman Wbollsey Advertising Agency 7777 Center Drive, Suite 302 Union Mutual 7777 Center Drive, Suite 303 LX Camnmiraticns Corp. . i 7777 Center Drive, Suite 304 SAIESworld �i 7777 Center Drive, Suite 305 Competitive Edge Advertising 7777 Center Drive, Suite 306 EW Enterprises, Inc., Litrrrty Tax Service, Lord & Sax Financial services 7777 Center Drive, Suite 300 h1intington ManWmnt and laashq 7777 Center Drive, Suite 333 American Youth Sports Foundation, Smith Fitnancial. _. 7777 Center Drive, Spite 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 Company 7777 Center Drive, Suite 505 Liberty National Bank - Loan Prod'.nction Deparbmnt -j 7777 Center Drive, Suite 505 Security Mortgage Srrviee - Loan Production Dept. 0717 center Drive, Suite 530 Sanxma International i KatzHollls "1 Tdhle II-1 - Page 2 Huntington Beach Re velgx.mt Agency Hurnkington Center Commercial District Redevelopment Project •� FMINEsSes IN Plo= AREA Sub- Sus. Area No, Street Address Name of Businem I + C 1 7777 center Drive, suite 555 Occidental Chenical Corp., Hooker industrial and ! Specialty Cheadc is 7777 Center Drive, suite 600 Memorial Pealth Srvc., Menu. Health Tvchnologiee, -� Partners in Care ! 2 7067 Center Drivn Rusty Scupper 3 7979 Center Drive Rasral's D 1 7777 Edinger Almnue 5�ath Ug Special in Jewelry ' 7777 Edinger Avenue Digital Shoppe 7777 Edinger Avowe Royal 14K Gold 7777 Edinger Avenue I Natural Coemeticss ({ 7777 Edinger Avenue T Shirts Plus ! 7777 Edinger Avenue L.J. Hausner Construction Co. 7777 Edinger Avenue Montganery Ward 7777 Edinger Ave" 'Thom McAn Shoes 7777 Edinger Avenue house of Millers 7777 Edinger Avenue children's Fair J 7777 Edinger Avenue Flytrap 7777 Edinger Avenue Tales 7771 Edinger Avw M Swiss Colony 7777 Edinger Avenue Lin'as Hallmark —+ 7777 Edinger Avenue Bob's Old Fashion Ice Cream 7777 Edinger Avenue Musicland 7777 Edinger Avenue rArner Shope �.; 7777 Edinger.Movie Bab's BIg Boy, Jr. TM ndirr.ex Avenue Hill Office ! --} 7777 Edinger Av"e Great Earth I .. 7777 Edinger Avenue Howe of Fabrics ! 7777 Edinger Mmnue Fashion ccrpiracy 7777 Edinger Avenue Mdio Shack 7777 Fainger Avenue The Limited, Inc:. 7777 Edinger Avenue waldenbocks _ 7777 Edinger Avenue Kay--Dee Toys 7777 Edinger Avenue Kimey Shoes ' 7777 Edinger Avenue Jules 7777 Edinger Avenue Fanfare -� 7777 Edinger Avenue Parklane Mviery 7777 Edinger Avenue Framcx Photo 7777 Edinger Avenue Grandam's Buffalo Chip Cookies r� t � t; Katz o 1 is I ' t Table Ix-1 - Page 3 Huntington Beach Redevelopment Agency Huntington Center CUtRrrc4Al District Redevelopment Project BJ.SIl m IN PEO= AFM l � Sib- Bus. ' Area No. Street Address Naim of Business D 1 TM Edinger Avsme Dr. Stein, CrU nctrist t i 7777 Edinger Avenue Cameral Nutrition Center 7777 Edinger Me = orange Juliuo -1 7777 Edinger AVenUe Motherc a e 7777 Edinger Avenue See's Candies 7777 longer Avtm* Regal Shm 7777 Edinger Avenue Stride Rite 7777 Edinger Avenue J.c. Perrsey► j 7777 Edinger Avenue L aimon's Jewelers 7M Edinger Avenue Hatch cards ! 7777 Edinger Averuae chic Accessories 7777 Echoer AveMV Lead's Shoe Store 7777 Edinger Avenue Jackie's Fashion -�} 7777 Edinger Avenue Wet Seal 7777 Edinger Avenue ME Phone Mart _ 7777 Ddirxger Avenue foot Locker 7777 Ddinrger Avenue Jay . 7777 Edinger Avenue MMer's Outpost 7777 EdU ger Avenue Ella Nor's 7777 namuer Avenue Show Off 7777 Edinger Avarua Barris and Prank w, 7777 Edinger Avwm The Eroedway D 2 7777 Edinger Ave" Darker Brothers f 7777 Edinger Avatrue North American Savings and Loan .4 7777 Edinger Ave" D i R Shoe Repair 7777 FkiLmr A%wm Huntim tm Center Cleaners . 1M EdinW Avenue Kvic cmb 7777 Edineyer Avenue Hair Productions Gnlindtod 7777 Edinger Avenue Stanley Anzio, DDS 7777 Edinger Avmm Gibraltar Saving and Lean Assn. .� 7777 Edinger Avenue Theo Square De IL, ressen 7777 Edinger Avenue Lee Ward's 7777 Edinger Avenue The Akron 7777 Edinger A%wm Crocker Bank 3 7777 Edinger Avenue Ma*amery Ward Tires - Batteries - A=essories l' A 7777 Ddinget Avenue Firestone , --j 5 7777 Edinger Avenue Security Pacific National Banc G 7777 Ddimpr Avenue Broatley Tires; - Batteries - Acoesrories 7 7777 Edinrx Avem Stxxkrd oil co. 4 KatzHollis i `} Table II-I — Page 4 I HmLimrtrn Berth Ikedevelcp mt Agency Huntirrltat Center Ccmmerdal District Redevelopment Project I BUSIMSMS IN PFCL T AM A .J i Map Ke'l► `1 sub- BUS. Area No. Street Address Name of Business E 1 7490 Edinger Avenue Denny's Restaurant #1103 j 2 7552 Edinger Avenue Seara Savings Dank 3 7590 Edinger Avenue Finance American Thrift cmpwV 4 7594 Edinger Avenue Nosh's Sea:ood Bar/Grill 5 7596 Edinger Avenue Davarne's Florist 6 7598 Edinger Avenue Winchell's Donut #43b fr 7 7622 Edinger Avenue Wienerachnitrel #318 8 700 Edinger Avenue One Hong P110to 9 7504 Edinger Avenue P.O.E.T.S 10 7508 Edinger Avenue Nail Curist 7508 FdingLr Avenue Debra Venti 75M a dirger Avenue Linda Pinch s?:, 75M EdinY3Er Avenue Tahirih Walls 11 7510 BMW Avenue Alvera's Bridal Snap 12 7516 Edinger Avenue Huntington Beach Foml Ware 13 7532 Edinger Avenue Phil 6 Jim's W/Appliances c 14 7542 Edinger Avenue Ske nln Drug stare !� 15 7562 Edinger Avenue Fashion Gal 16 7559 Edinger Avenue Barro's Pizza 17 7570 Edinger MUM Patrini's Shoes 18 7572 Edinger Avenue Peking & Szechwan Restaurant 19 7566 Edinger Avenue Barbara's Hallmark shop 20 7583 Edinger Avenue Collar and Imsh Pet t-cp 4 `� y 7TtY 21 7600 Edinger Avenue Safeway Store #468 � . 22 7632 Edinger Avenue unicorn worts Center 23 7635 Edinger Avenue Artistic Beauty Supply x tr; 24 7640 Edinger Avenue Shwpoo Roan 7640 Winger Avenue Jackie AldStadt 7640 Flinger Avenue Diana L. Daniels O, 7640 Edinger Avenue I.nura A:akey r``;? 7640 Edinger Avt m Diane Leach 25 7644 Edinger Avenue Toni.'a C&D Auto Supply i 26 7648 Edinger Avenue Xull, DW '? 27 7656 Edinger Avenue to uxierland 28 7664 Edinger Avenue The ClewdM Factory t F 1 7672 Edinger Avmje Lao's stereo i 2 7682 Olinger Avenue P&olo's Pizza 3 7700 Edinger avenue C & H Cleaners i KatzHoME Table II-1 - Page 5 1 Huntington Beach Redevelcpmnt Agency Huntirgton Center Canarrcial District Red►:velcpnent Pro.**t SUSMWEE IN PAOJMT AM Sur.- Bus. Area NO. Street Address We of Business 7 p 4 T702 Edinger Avenue Skinny Haven Restaurant 5 7712 Winger Avenue Easy Street Bar 6 7722 Eidirger Avenue Market Center Barbara 1 7 7732 Edinger Avenue Weight tatcfiers .; 8 7738 Edinger Avenue wereMy Lighting center 9 7742 Winger Avenue Cheep Charlie's Warehouse -� 10 7744 Winger Avenue Hugh .J. Quist, DDS Y 11 7800 Barg" Aveture The Arden Gallery 12 7800 Edinger Avenue Angels Home Improvement Center 13 7819 Winger Avenue Mercury savirgs and ttmutive off.rea � 14 7812 Edinger Ave", 2nd Ploor Shellro®e Corp. 15 7812 Edinger Avenue, 3rd Pl= Fiems Financial Corp. 16 7830 Edinger Avenue Amarican savings Bank _ G 1 7872 Edinger Avenue Goo&ym Tire ant' Rubber Co. 2 7880 Edinger Avem* rarie Callander'm Fie shop t„ 3 7902 Edinger Avenue First Interstate tvnk 4 7942 Winger Avenue Arby's Roast Mef s �+ 5 16001 Beach Boulevard r4bil sexvice station .� 6 7945 Aldrich Avenue Peppertree Preschool 7 NWC Aldrich and Dos i Chevron Car Flash it rf, 6txsroe: 1Cntu; Hollis Davey and Htattinhgtah Beach Dcpar"..rmt of Develgxnwt Serviaen. k A w i -- KatzHoflls I I (3) Sub--Area C Sub-Area C is a triangular-shaped area of 14.3 acres bounded by the San Diego Freeway to the northeast, Hunt.?ngton Village Way to the west, and Center Drive to the south. Contained within they north Hun- tington Cenl•er Sptcific 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 since approval. Three structures within Sub-Area C have been completed, 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 Ehe north. Sub-Area C is included in the Project for planning purposes anC because improv,ments to the configuration of I 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 Centex DL .ve. �• 1.• The area is served by two egress/ingress points on Center Drive ' and two on Huntington Village Way. Traffic flow from the 1-405 ramps is t 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 wich Huntington Village Way and the one Pacific _a Plaza dr)veway. Y -y in recognition of the traffic that would be generated by the new 1 developments, the Conditional Use Permit (No. 63-28) required the devel- oper to prepare an updated traffic report to analyze parking and traffic impacte 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 t'ananci.ng of the installation of a traffic signal on Center Drive. I i i i lKatzHollis j (4) Sub-Area D The northern portion of Sub-Area D contains a 2V0 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 'n the remainder -i 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 i 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, shorn in Plate 7, contains twelve businesses, and there are fire satellite buildings that front on Edinger Avenue, each occupied by a single bubiness: a service station, a bank, and three 'tires-batteries-accessories" outll,ks. The Centcr's j total square footage of gross leasable space is 838,715. The alignment of the eastern building and five satellite buildings in relation to the i main center, together with the names and locations of existing busi- nesses, is exhibited on flap 5. Building locations can also be seen in i the aerial photographs in Plates 1 and 3. Views of the center from ` Wn«er Avenue are shown in Plate 5. The photograph in Plate 2 was taken just after the Center opened in November, 1966 and shows that `1 south of Edinger Avenue was nearly vacant at that time. i (5) Sub-Area E I 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, i and an L-shaped building with a typical strip commercial lay-out con- taining ei%;hteen 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 caner 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- i 1 __ s 1 f t • - � • 3 ge it} .1 �• w.ww ate... •w.ww •r� . . t w...• a+�r as �Maaa aw..�wr ♦a ..+.�.aVS ` lilt 1 HUNTIHGTON CENTER i �. HUNTINGTON CENTER COMMERCIAL MAP Katz Hol i is DISTRICT REDEVELOPMENT PROJECT V. U lot. MR Katz.Holfis tains a freestanding bank building plus two multi-story office b-iild- ings including interior parking. A service station 3t the southeast corner of Edinger ants Stier has 1,een 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 VOILMCS thar, 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 J.n Huntington renter or to the commercial blocks to the cast 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 ird 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 pLe-school on Aldrich Avenue, and two vacant lots at the northeast corner of Aldrich Avenue and Parkside Lane. The buildings are of various ages and types of conritruction, 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 iE used as an office and storage facility by an adjoining restaurant. The mixed uses do not complement each other. The vacant land points to underutilization of the area, and development may be hampered by the multiple ownership of properties on this block. There are seven egress/ingress points on Edtngar Avenue and several of the internal service roads go south through to Aldrich Avenue: There are no curbs and gutters on Aldrich Avenue. it in difficult to exit frr;m the businesses, particularly on Edinger Avenue where virtually the only option is a rJght 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- �reaa D through G, are all retail and personal service oriented bus!- nesses but there is a lack of physical integration that would give shop- ,,, pare the perception that the area is a cohesive and attractive shopping district. There are no paths articulated to encouxage internal circulation (11-6) S,• s Katzliollis 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/- P ingress points. The disjointed development in terms of building size and shape, and the lack of sign controls and uniformity in the facade tr:atments, landscaping and street furniture among the different blocks deters shoppers from viewing the area as a pleasant, large comnercial district offering many and varied services. The contrasting character of the buildings (color, materials, form) in the area south of Edinger Avenoe, 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 contrel?ed 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 kicsk businesses to complement its three anchor department stores, the Huntington Center is obsolete and at a competitive disadvantage to other mor'a modern centers often containing over 100 shops. There is also no physical integration of the Huntington Center E -- and One Pacific Plaza. The Southern California Rdison right-of--way 1 prohibits the integration of these two areas. Although there could be a symbiotic relationship of the office employees and customers of the rentaurants 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 Tmprovements and Project Area I 1 Traffic Condftions j i (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 goiag to and fron the Project 1 Area. In addition, other deficiencies in the regional ► ^elation system, particularly to the north, impact the Project Area'& traffic conditions. I (1I-7) i , -- KatzHoffis M Access to the Project Area is provided by the San Diego Freeway j (I-405) , Beach Boulevard, Edinger Avenue, Gothard Street, Center Avenue and McFadden Avenue. The Huntington Beach Circulation Plan identifies Beach Boulevard as a major art.,!rial, 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 7 the southbound freeway traffic intersect Center Drive west of Beach Boulevard. The remaining ramps intersect Beach Boulevard. A second i 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 i permitted to turn onto Center Avenue; northbound left-turning movements to Center Avenue are prohibited. From Center Drive, motorists are -� permitter 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 an 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. I i � I I rrrr.rwrarrrrrrr�rA4� -� CITY OF HUNTINGTON BEACH 1 6 # � c i 0 # E WFadden Ave. z3 "1 U) 'C7 t ca 0 cC PAC IC PLAZA1 . �""iS:i •y'. •J�^'a a: Kr'..;�+•r.iia.i .: ,,,r,.k. \ •':ii'':..':•,+ •.at.;. � � PROJECT AREA Iy :� '�..f:� •�+k.k.�"rt:.•r..w,-r•per•.w�'$C...w-r»�')l:;'*'•y.,)..lwe..i•�,�...:', ,R. cr Ct :CENTER r1 ;,i' i:' '1. .a,,..,•.;:. vy^ �• f t• .r a•:.Yfw^ ';��.` w:.f:, ;zi. .a:•�:.�ii,z.'?•fir,r•i �•,.�•� ## •;y t:":�+i-`vf rtt;.��z^ :, �rM^ra'1.iiA' tr ..��if:��'.1:. :.� ;Y� :4�r?,'. .�I 1',r,z• . :,�`Zc •..3... .r�.':>�'. .,L+ ».,f., ',w i '' .a,� .� .<aa 1....1:a..c».^�'. .a• t,4 .iC .. t a. 1 �i ., 1-405 ACCESS TO PROJECT AREA t SOURCE:PARSONS ORINCKERHOFF Katz Holl iS DISTRICT CT REDEVELOPMENT'PROJECT MAP 6 i e •�' NCO � ( rr�'iewwe>rTir .tp I \ � w • "T A FAR;I I • e I e • i CENTER DRIVE seeerew♦ I I 1 I HUNTINGTON CENTER IL K Q Alp to- � of C�7 Q C1 a 4% PF dT* . .� � QQ a Q� �eeeeew"♦ra�eeee■"a -� f eee+ee:eeg ieeesroareeeewreweer"eeeeeN" •eereee�eee"ee 1* or .�; an CUT NOWARM INTERSECTION i _ k —� 1 Ili'ZURl1 LAtdE i EDINGER AVENUE: � ! .CUM CUTS AND LEFT TURN LANES l ~, 50I FMKr►TZ"0WS IVWY . K NTINGTON CENTER M E C AL Katz ffol l is DISTRICT REDEVELOPMENT PROJECT MAP ' �- KatzHollis ! Gothard Street is a north-south street, located along the west I boundary of the Project. The street extends south from McFadden Avenue � 7to Garfield Avenue. Gothard Street has two traffic lanes and a bicycle lane in each direction plus a two-way, left-turn lane. Curb par':ing is prohibited. The daily t.ro way volume on Gothard Street is 16,500 vehi- cles. McFadden Avenue i� _i east-west street that rues from the eastern part of the City of Santa Ana to Bolsa Chiea Road in the City of Hunt- ington Beach. Nest of Huntington Village Way, McFadden Avenue ha3 two i lanes in each direction and painted left-turn lanes. East of Huntington i Village Lane, there is one lane in each direction and left-turn lanes. -� The daily two-way volume on McFadden Avenue is 11,7n0 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 Ls Habra. in the Project Area, the stree 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 .jingle 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 mininal, usually no more than one or :.wo movements pe - -� day. The existing PH peak hour traffic volumes leading into the Proj-ect Area are shown on Hap S. The PH peak hour was selected for analysis because the PH peak typically has higher volumes than the AM peak, par- ticulatly 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: Ettinger Avenue/Beach Boulevard Edinger Avenue/Parkside Lane ra Edinger Avenue/Sher bane Edinger Avenue just east of railroad tracks `1 Edinger Avenue/Gothard Street Center Avenue/Beach Boulevard Center Avenue/Freeway Ramps Center Avenue-college driveway/Gotharli Street McFadden Avenue/Gothard Street-Vermont Street t.d i (11-9) �50 ■ � ccv cc%j —385 � "`200 5 c 540--+ ago ago V) + 0 935 N cV • E m ,�/► ti > /` Tv McFadden Ave.10 , N o A •y C7 7 pS m I _ I A � ONE PACIFIC PLAZA z Center . ...to �� CO .• 155 Oco La 25 / .,' -388 c�a �9�a�a 200... 1 0 00 ..1 EdkVer Ave. C � c o�, o + -45 cn o w `" 220 c� 115 � N ^ .-- 330 , co to cv '+--925 s 1090 b0 1 : ; 1 -220 �' 1 1. l a-60 520 t t 1 sow t In NO f b 115 —* cl cv) 1060 a 1190-. o c 0 /� 515 "' `� 6v Go 1 EXISTING TRAFFIC VOLUME + + (P.M. PEAK HOUR) I SOURCE.PARSONS -BRINCK9RHOM �•� K'3tz o is DISTRICT REDEVELOPMENT IPROJECT MAP 8 i CITY OF i HUNTINGTON BEACH Q o � E L � > 1 McFadden Ave. ' r cc • � r Q� c �� U 7 t7 7 T 4oS m C 0CD 3 c ONE PACIFIC PLAZA 2 � QN Center �••••: N N 0 pp cmN t _1 m I Q. (n HUNTINGTON CENTER 1 cm 1T1 N � �CG co cl) _j Edinger Ave. c c .J "j C� N x m a i EXISTING P 'S eta SHOPPING CENTER VOLUMES (P.M, PEAK HOUR) SOURCEPARSONS BRINCKERHOFF HUNTIKatz H0!l is 0 sTRI��Y REIN CENTER COMMERCIAL MAP 9 C REDEVELOPMENT PROJECT I KatzHollis , f s An addition signal is scheduled to be installed short b shortly et the to paid intersection of McFadden Avenue and Huntington Village Way, for by the developer of one Facific Plaza as a condition of development 1t A approval. I p ?►11 of the traffic signals along Edinger Avenue have separate left turn phases for east-west traffic and at Beach Bo+�levard these is ; I The remaining also a separate left turn bases (except fatsouth the last intersectionwhere traffic signals have two p + there is c left-tt! � phase for McFadden Avenue and separate phases for Gothard street and for Vermont Street. , (Z) Street Ca acit and Levels of Scr�ice �) I The traffic engineering firms performed analyses of capacity and level of service of pM peak hour volumes at the signalized intersections r in the Project Area, in accordance with the standard procedures of the National Aundemy of Science's Transportation Research Board. The level of service is obtained from the critical volume/saturAatiollrati ratio. The lower the rztio, the better the level of service. is capacity level of service E. Level of whichrvice indicates ovehicleich in- delay. dicares little or no delay, C, and D are considered -� Typically in urban areas, level of service A, 5, acceptable, although most motorists become impatient at 'D' level inter- sections and thug seek to avoid em. Existing intersectionslacelsummacixed of ciadTable uring the PM peak hour at the signalized II-1. Except at the intersection of Beach Boulevard and Edinger Avenue, in the existing level of serviceBeach/Edinger intersection ir Project Area is Eacceptable. c An t ti ee yolurhie level of service at the �i is nearing capacity. r Although the level of service at the signalized entrances into the Huntington Center are acceptable when an separately, the , Iuoe of the quality of flow alexi:stin ong Edinger traffic probably signalsless between Gothard nand Beach. proximity of the g For example, the City presently employs a special signal operation at f Edinger and Parkside when the eastbound queue &t Beach extends beyond Parkside. The traffic signal operation is 'pre-empted' and the Edinger Avenue traffic receives a red indication so that the intersection is not T� blocked. An analysis of future traffic generated by the redevelopment project is contained in the Project EIR, which concludes that the inter- he most b,� future redevelopment are Beach and Edinger, Beach and Center, Rdinger and Gothard, and, Center sections expected to be impacted t -7 and the I-405 ramps. The existing levWithout l of service further improvements, the .J tions is E, C, C, and D respec- ectively. level of service of these intersections is expected to worsen, according (II-10) 092184 ! rtmJt�l Katz H0l 1 i5 ' Table 1I-2 Huntingtcn Beach Redeveloprent Agency Hmtington Center c=ercial District Redevelcprent Project 1 v;LsJ r, AM SMTRE ntlg=_CV S CP SEWICE r PeQD Analysis Frischer Frischer of Existin3 PF3QD Analysis Analysis of Analysis cf Level of of Future Level Service (Pr: Voltrn/ service (PM of Service Int gLti., Peak... Hour) capacity� Peep) (PM Peak lour)- Bea m/Wn --- ._ E F W. i piinger/Go;hard — .� C D Edinger/Parkside — .' A C A Edir/Sher — .... A nge --� B Edinger/West Entrance A — 8 1+aadr%rVGothard $ .60 A Gott.`rd/Center B .60 A C Cervnr/I-405 Paaps D .88 D BeadVCenter C .77 B D � Centex/One pacific PUZZ — -- A "1 Center/fluntin#w Village A .37 -- "- r 1 1 „i Sources: Par.3cxw Bcinckerhoff Quade f, Douglas, Inc., 'Huntington Center Cumiercial "a District Redeve1cpm1t M Traffic Report►' 9/14/84 and Donald Friwher Associates, 'Traffic Lyg'.re.eting Study: one Pacific Plaza,' 3/9/84. i "1 "J1 I Katfflol is i 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 ( i 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. j (3) circulation Deficiencies on Edinger Avenue and Center Drive The traffic engineering consultants estimate that 79% of users of -w 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 aide 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 i 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) ,N 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 ro the south. The strip commercial section between the sPRR and Sher Lane -� allows easy on-site eact-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. i (II-il) KatzHollis Another difficult element of vehicular circulation is the inter- action between the commercial properties east and west of the Southern I •~ Pacific Railroad on the north side of Edinger Avenue. Presently, any j traffic between the areas east and went 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 f 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. The Center Drive access to the Project Area, along with Hunting- ton Village Lane, result in four 'T' intersections on Center Drive in i 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 Lo -� 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) Gtn%,r Circulation Deficiencies The i-405 interchanges with Beach Boulevard and Golden West Street suffer from heavy volumes which imp,nir 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- M 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 facilitier. 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 �i 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 Ceat-2r Drive/Beach Boulevard and 1-05 interchange. Access to the Huntingtcn Center from the I-405 southbound ramp is I awkward and constricted. Expansion of this center Drive interchange to provide a direct connection to the Center, plus the addition of a through lane westbound on center Drive, cculd help relieve traffic flow problems on Edinger Avenue and Center Drive resulting from 1-405 exist- ing traffic. i` (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) • I •- Kau Hol l i s ' -- intersections with present level of service ratings C through E: i - Beach/Edinger - Edinger/Gothard "1 - Center/I-405 Ramps j - 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 autfer heavy traffic volumes which could be re- lieved through connrtruction of an additional interchange at Gotha-d. -- 1-405 southbound ramp at Center Drive has heavy traffic i -, 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 imgsct upon ..� the Project Area in terms of its att:ractiveneso to potential shoppers. For the commercial businesses within the Project Area to remain compe- titive,, the traffic circulation problems must be addressed. An easen- tial element in solving such problems is the need to anticipate and encaura •e y growth within the Huntington Center, One Pacific Plaza, and the area south of Edinger. Huntington Center, in particular, mast revitalize and grow to I;eep 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. I I r ' 1 ` I i -� Katfilollis B. EXiSting Social Conditions -- 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 is project area neighborhoods. In a redevelopment project which has no resident population within its; boundary, ar• is t:he case w1th the Huntington Center Commercial District Redevelopment Project, there ere 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 net aside for the development or improvement of housing for low and moderate Income persc.ns. Although such housing will not be built within the 1 Project Area, it will serve to benefit social Conditions in the City. C. Existing Economic, conditions I j Land uses in the Project Area are devoted entirely to commercial 1 uses (including office), with the exception of the utility rights-of-way i 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. Buninesneu to the south of Edinger Avenue have developed over tine. The mixed usce development to the north of Center Avenue, One Pacific Plaza, has been planned since --� 1976. Construction of the fi tst: phase, an office building and two restaurants, has been completed. I 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 diecop:raging retail shoppers from utilizing retail .: outlets in the area. The intersection of Beach Boulevard and Edinger Avenue has a service level of IV 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 or. Edinger Avenue is interrupted by the eight eastbound left turn lanes, tand 23 curb cut: , with traffic entering into and exiting from the varioue curb cuts in an uncontrolled menner, ff Pedestrians are discouraged from moving from one portion of the �• Project Area to another by the distances stenarating the various areas, the lack of clearly articulated paths, and the absence of a unifying ar- chitectural theme. V , (Ilwla) 1 1 �. 1� �Katz�-fo1 s voltage overhead transmission lines The right-of-way for the high on the north side of Huntington Center is a land use that may be ina�- 1 propriate tc 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 j right-of-way creates a significant barrier between the commercial I development of one Pacific pl.--.a to the north of Center Drive and the Huntington Center shopping mall, and contributes to the lack of physical integration of the hwo areas. The barriers of distance, awkiiard 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 1 south of Edinger Avenue. The movement of shoppers from one area to another is impeded, resulting in the loss cf economic potential. i 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- sating in the area due to the confusing circulation system, and the dif-• i 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 Me - Justment 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 �)f retail sales snd 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. 4 The annual retail sales figures for the Huntington Center from I 1 : 1978 to 1983 are exhibited in Table II-3. While sales figures have risen fairly steadily since 1978, the percentage increase from year to 1 year has declined from 7.7% between 1979 to 5.1% betveen 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) I 092184 Katz Hol l is mmJNMCl i I i Table II-3 I Huntington Beach Redevelopment Agency i -- Huntington Center Commercial D'_atrict Redevelopment Project i ANNUAL RETAIL SALES AND RANKING OF HUNTI14GTON CENTER i WITH OTHER REGIONAL SHOPPING CENTERS IN LOS ANGELES AND ORANGE COUNTIES i Change from Same Period -' of Previous Year Number 1 Sales (000) number (Ca0) Percent Rank of Units I 1978 Total $70,534 -- 18 48 I 1979 Total $75,950 $5,416 7.7a 19 50 Is 1980 Total $73,438 -2,512 -3.3% 23 50 1981 Total $78,651 5,213 7.1% 23 50 { _ 1982 Total $60,946 2,295 2.9% 23 48 1983 Total(1) $85,087 4,121 5.1% NIP. 48 I Source: 'Taxable Retail Sales for Regional Shopping Centers in Los An- geles and Orange Counties,' Los hngeles Times Marketing Research J Department I " I (1) Fourth quarter figures are not yet available. The 1983 total was cal- culated by extrapolation from the first three quarters, applying the I , average ratio of the first three quarters to the total in 1978-82. I I ,v. 1 f KatzHolfis A listing of orange County regional shopping centers and a map of t � their location are exhibited in Table II-4 and Map 10. A ranking of the pq Huntington Center's performance with the sixty other regional shopping centers in the Los Angeles and orange Counties is included in the data 1 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 ti 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 1I-6 provides stiles 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. r In a 1981 study completed by the City of Huntington count Beach, retaown il salsa per capita for ten Orange Y cities were compared, a Table II-7. The City ranked seventh out of the ten cities, with a 1981 retail scales per capita figure of $3j9221 and Westminster'a are to$Sa700. Costa These Mother $8,500, liewport Beach's $7,300 cities contain very successful super-regional shopping centers, such as the South Coast Plaza and the Westminster Hall. It appears that the Huntington Center is not attracting the volume of shoppers it could, probably due to the difficulties of access and circulation. -!'able II-8 contains estimates from the July 23, 1964 issue of •Sales and Marketing Management' magazine showing that Huntington Beach's median household • 34 533 higher than that ofe Costa ' effective buying income ( BBI ) is $ � 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 180.3% of DSTM sales i, expected for its population. The derivatior of this percentage, know as the sales experience rate, is explained in Table II-9. The 1983 DSTM sales experienc.- rate for Huntington Beach was 96.01. Platen for Costa Mesa and Westminster are no doubt attributable to the presence of South Coast plaza and the Westminster Mal], 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 38.1% to 96.0% and the rates of Costa Mesa (321.1% to 355.6%) and Westminster (108.31 to 196.21) indicates that Huntington Beach is losing retail sales to its neighboring cities. (II-16) i Katz Hull is 092184 MMIUMCI I Table II-4 Huntington Beach Redevelopment Agency f Huntington Center Commercial District Redevelopment project REGIONAL SHOPPING CENTERS IN ORANGE COUIITY t Bey to Year Ha 2 Regional Shopping Center Completed� major Tenants 1 South Coast plaza "n 1967 Bullocks, I. Magnin, May Co., Nordstrom, Sears, Saks Pitch Avenue z Buena Park Mall 1961 May Co., Penney'n, Searcy 3 Westminster Mall 1974 Auffums, May Co., j Robinson's, Sears ' 4 :ashion Island 1967 Broadway, Buffums, Bullock's j Wilshire, Neiman-Marcus, Robinson's 1 5 Mission Viejo Mall 1978 eullor•k's, tfay -c,., Mont- gomery Ward, Robinson's 6 Brea Center 1977 Broadway, May Co. , Nord- strom, Sears 7 Mull of Orange i � 1971 Broadway, Penney's, Sears w, 8 Laguna Hills Mall 1973 Broadway, Buffums, Penney's, Gears -; 9 Huntington Center 1966 Broadway, Pe.,,ney's, Mont- gomery Ward t in Anahein Plaza 1955 L. oftiwav, Robinso»'s 11 The City 1970 May Co., Penney's ~i 12 La Habra fashion Square 1960 Buffumr s, Bullock's 13 .Santa Ana Fashion Square 1958 8ullock's, I. Magnin U Honer Plaza 1958 Montgomery Ward Pco posted 15 Irvine Center 1985 N/A ..� Source: Coldwell Banker Marketing Research Department, 1981 i i I , 1 f � + '� �•fer'M,�n"i • , w+a,�_ttra f ra m �• J r k` oy 4 FA cw w_n w + •r•aw. 4 La Habra Fashion t.g �araym �, y )area doter rywtsn► `+ ;4► fMiYY• «wr ••i MAI[r /�' tt Sj •�a;J.�.�A u 1 ,auana Park Mall M•�` ..,,«. • ••• •• Anahala Plata I �\ ,..,, ess irM N Iw11 of Oran94 cos .\*� I �1 4 •w � � • S 1 •wrr+•w ' ?I`1 I our. a.w. •.rr.q «.. S ! e�a rar nt ►•�.•w Saa Ana raihion Squar• �►. ♦jj�r agy 1Niatsfinotar Mall �anar v1Ata ■•� •y �wµrn w•e,.a., a"1 w s►rarr+}+urn►�«...• HM yinq�tZan camar� IM fr•1 ��� � .��•y. t Snu h coast ila:e•• r awr[r rr 1L w•a.. raarfaatrpr i M� IrYino CaSLACH ne f..u . s r. i TURDImmOWNr ,�raoq n Ialanj �'"�' 1+4uns Hills Mall �• x f�►Usaion vLs�a hall uau+a r � Oars FOatT aw wwrYYf cw r W. r � } I i O�NGE CO f { UN 'f REGIONAL SHOD 1-J ��'NO ^rNTERS 1{f1zZff0jjj5 HUNTINGTON CENT ' ICIA J O1�TRICT REDEVELOPMENTM PROJECT MAP 1 I i . r j KatzRal is 102484 1 ww 1 Table I1-5 1 Huntington Beach Redevelopment Agency j Huntington Center Coimercial District Redevelopment Project I+ COMPARATIVE 1982 SALES PERFOP.MI.NCE OF HUNTING;Ott CENZER WITIT OTHER SELECTED SUPER-REGIONAL SHOPPING CENTERS* IN LOS ANGEL-- ES AtrD ORANGE COUNTIES ("CENTERS OF SIMILAR SIZE) Selected Super-Regional Tokal Retail Area Avarsae sales Shopping Centel__ (in S uare Feet) q Per _Square Foot .., Glendale Galleria, Glendale 860,273 $161 Brea Hall, Brea 855,6303 $140 Fox Hills Hall, Culver City 088,543 $138 Mall of Orange, Orange 798,155 .1109 u� Huntington Center, r Huntington Beach 826,968(1) $ 98 . ! I 's --. (1) This 1982 figure varies from the current figure of 838,715 square feet of gross leasable space due to the flu.�Ituations in !eased space. Source: "Taxable Retail Sales for Regional Shopping Centers in Los An- geles and Orange Counties,' Les Angeles Times Marketing Research Department, December, 1983. J i KatzHollls 092184 mW14MC 1 Table 11-6 Hun6ington Huntington Center Commercial District Redevelopment COMPARATIVE 1982 SALES PERFORMANCE OF COMPETITIVEoject SUPER--REGIONAL SHOPPING CENTERS WITH HUNTINGTON CL•'NTER I -, Selected Super-Regional Centers in Huntington Ce. 's Trade Area Total Retail Area Average Sales (in square Feet ------- Per Square Popt South Coast Plaza, Costa Mesa 1,645,243 $]Sl Westminster Mall, WeSumins;tnr Laguna Hills Mull, I,030,238 $158 -- Laguna dills 798,621 $104 I ! Fashion island, Newport Beach 1,147,7G1 � $ 99 Huntington Center, ! Huntington Beach 826,9ti8(1) $ 98 i' �i ------ -- (1) This 1982 figure tiaries from the current figure of 838,715 square ( � fert of gross leasable space due to the fluctuations in leacdsace. l.. p i Source: *Taxable Retail Sales: for Regional Sho geles and Orange Ccuntiass PFiny Centers in Los; An- epartment �� Los Angeles Tines Marketing ResearchD ff , December, 1983. l; 11 f i w 102484 KatzHollls mmJNMCI Table II-7 Huntington Beach Redevelopment Agency Huntington centez Commercial District Redevelopment Project RETAIL SALES PER CAPITA ORANGE COUNTY CITIES 1981 I c� Retail Sales Per Cnpita Costa Mesa n � 9,500 ' Newport heath 7,300 Westminster. 5,700 f Anahein 4,409 l - Santa Ana 4,300 Fullerton 4,100 Huntington Beach 3,922 Garden Grove 31600 Irvine 3,387 Fountain valley 3,000 i Source; City of Huntington Peach, 1981 1 , 1 102484 KatzHolfls mmJNMC1 1 r Table II-8 Huntington :3each Redevelopment Agency Huntington Center Commercial District Fedevelopment Project r EFPECTIV£ BUYING INCOME, 1983 i � Total Median Cqx EBI ($000) Household EBI i i ' Huntington Beach $2,554,557 $34,533 Costa Mesa $1,139,635 S28,329 ^, Weatminste: $ 911,506 $33,361 i j I i 1 »; t ~•Source: *Sales S Marketing Management' magazine, July 23, 1984. I -- KatzHoms 102484 MWWCI Table II-9 Huntington Beach Redevelorr=t Agency Huntingtc-,i Center COPrIercial District RcdeveloSmt Protect (BEPARTt NP RE IIL SAtkn ANMYSIS, 1983 S1? D HAtTAI ) i4LRdI'Irb'ZC)!y BF1,C7i l{ARFZET AM tl) (2) (3) (4) Estimated 1983 DmM Per r„apito Expected (5) Popitatim Sales Resultant Cites (,%Imber) (S.1 000) DGrm Wal, Sale3 agyxience Rate {$) Cootia t!esa 85,644 $ 410,048 788 • $4347 355.6% �'�tster 72,092 182 8.13 t4 tv:tpork Beach • 2,336 1,347 288.3% 65,682 140,289 Z 135 � 1,347 158.58 EUnting'ton Beach 178,667 222,226 1,'244 1,347 96.08 Santa Ana 219joig 204,912 93fr — 347 89.58 621,104 51,150,320 Sti1468 $1�347 138.71 (I) F:stimzte$ sham are as of 1!1✓83. provided by California Departmrnt of Fincuice, Fbixtlar- r tim f�ftrch Unit. (ZO 'DETlZi' nv�srtmt stor�tvpe =tddise: ,j xis and afgiietree. P) el, general merchandise, home fur- . (3) Derived by dividinn colum (2) by C,1UTn (1). (4) Derived by dividing oraNe County 1983 DSM sales of Pgmkttcan of 2,037,131. $2r744,04z,000 IV e�^timated 1983 '5) Derived by dividing (rltrn (3) by coltrn (4). Scums: Katz, HOL11s, Coren a Associates, Inc. T 102484 KaxzHolfis mWNMC1 Table II-10 i Huntington Beach Redevelopment Agency -- Huntington Center Corrmercia? District Redevelopment Project DSTM(l) SALES EXPEDIENCE RATES(2) , 1979-1983 I -- 1919 1980 1981 1982 1983 Costa Mesa 321.1% 331.3% 342.8% 343.98 355.6% .deatminster 194.41 190.0% 191.3t 196.2% 188.3% Newport Beach 174.1% 170.48 178.4% 158.9% 159.5% Huntington Beach 89.7% 88.1% 88.2% 89.91 96.0% Santa Ana 8_ 11.9% 76.1% 68.8% 61.21 69.5% 5-CITIES TOTAL 141.2% 139.1% 138.71 134.7% 138.71 I "t ~'t J --------------- (1) 'DSTM' means department store--type merchandise: apparel, general -� merchandise, home furnishings and appliances. { (�) 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. i i { " i I KatzHo is { The Huntington Center should strengthen its position in its is not able to undertake the improvements markek area and take bet or advantage of its location. Despite is interest, the private sect i needed to correct the deficiencies of public traffic assistance i3 facilities that serve the Ptaject Area business Huntington Center makes an _ clearly needed to salve these n le important contribution to the tax base a of the Citying a slowly. Theedgrowthbin II-11, but the Centers share has been decl�zcentage itcrense from year total retail sales city-wide, in than terms of growth in retail sales of the to year, has risen more rap j Huntington Center. Onderutilization of land in the Project Area can brightd- f way impairing private investments in the area. The utility land fron an 1 in- create harriers to expansion and development and usurp come-generating use. The extensive acreage currently devoted vo edwto surface " parking could accommodate new development if partjng p able within the rights-of-waY- 1 . . 14 i "1t I i I � i "1 I 1 I I f t I I � � i - •I i I y (II-17) i i KdtzhT0111's 092184 Table II-11 Huntington Redevelopment Huntington Center CommercialDi3trict Redevlopm, TAXABLE SALES GENERATED BY HUNTINGTON CENTCk COHPAREDjTOt TOTAL TAXABLE SALES IN CITY OF' HUNTINGTON BEACH ~ - (000's Omitted) H U N T I N G T O N C E N T E R CITY OF HUNTINGTON BEACH Increase Total Percent of Increase From Prior l Sales(l) tear Total Sales E'rom Prior i fear 1978 $70,534 N/A 12.98 $542,740 1979 75,950 12.3g 9.7% 12.0% 633,152 16.61 1980 73,438 (3.3%) 11.0% 668,778 1981 5.61 78,65I 7.19 j 10.6% 743,217 j 1982 ' 11.111 80,946 2.91 10.8% 750,405 1 .06% 1983 65,067(3) 5.19 0.8% 886,921 18.21 i i 1 { y� -w-r ------ . (1) Source: "Taxable Retail Sales for`-� Ang..ies and Orange Counties Regional Shopping Centers in Los Marketing Research Department, December, 198throug 3.1982" Los Angeles Times 198 _.: (2) Retail Sales only from • Quarterly Reports for Taxable Sales in California, Annual and tion, Research and Statistics ivis on1983, State Board of Equalixa- (3) Fourth quarter figures are not calculated by extropolation from yet available. lai ab e. The 1983 total was the average ratio of the first three quarters a `" 1982. quarterh to the total in p1970- 1 ' \ , •� Y�` � r .'L✓"li otf � ' '�. •„F • �� !r •� Rom+ . . � ��_ tl � � w. �%Via,.3 .. i.f�i• �F• : � NOT A PART 1 y IQ% � ! SI CENTER V� �' `'` • .f'��� ^ ' ,�j +� '� 1:\ 1�� 'V. � •t�i• -' - i �t ►- i��rs- ,t*�,,' . , �� �; ��, ` ��., , � � Via; by ;'a' j i to, �—vim,, � B� •�i ..a ,� '1 •I' 'R�' ��,�.��-•.•, � .��� � �"w� ��� \,•�=♦� EDINGER • �,• .a �!�_0 • � ,t r . is�� � .� tv me Lis. •'' �._ ; spa_ ,.q.�l �• .� Katz ff()I l is HUNTINGTON CENTER COMMERCIAL Ci REDEVELOPMENT PROJECT aTR�CT -- - - -- PLATE NUEUR i I Z. S4'�•�i..r`,�r •tl• �7c�.l�yrl'r +�,y a�,s- �C•K`�J�;.f:� J..�!i"`� a/�•.i;f=.i:7V• �.`'1^��Y.. �' � J•f 17 ���1�4y A• c� !. .... . -+t_-• _�+ :` .xr_ ; rI. sy$ ✓ .J'.'-.F;�d:.-NTH S - _ ; f��.. �~.-3 wt• ';f _ 1� � .i�'"'�e-•i yy,.1~.rr�:-- .y>`f taa.:�"s��.�r�t{w �r�i�,.i.:.�;-a i•�'.'.'. • .� ,�;.: fir. ..,.; ti .�. 4' s..♦_�,: 't 4�=' ^_•� ..�r,f' `~ .�.•%:_e!`:{a w•��v- anfj.. fi.t•-•a•-�• �fi�{"...yam".°� �:n. -!t.s' - ' - �,• •r'r -• r`'r!'.y'-}- •FI y t.,. r��,,��!!S��w'T 1.�•}••s-'� ...•Y l` 'r nc • ;,'F �-f `ry- .vim„ ._.'•., r�;.t. ..'•►;.'�!'r 3` .+S_'" .:�,_ .'�•. s;« -��'r'�'�".�.�1�,.j�:.:1 t�f:.•;..:�: 't: -- ss,, "- �: i:.'1e� iaHr: r`,�•;a+,� s.::«.,.yti.;,`... - +y�y('�;>�,..(�4 �•L �M�r'?L=� L�fc.:'�(CSYi i��•�,.�`r'��W?r_ �- ,. :��Ji�}-.>>�t,,,,. - y~� �1-p_._.•Ytia•i�7r-/ r2,{jT V.+`� �'1w' �+T��t'^•(�EQ � _R.ry..f�.. Y'•M�./a.'�.M��...w•''�w4 - .�,=. .. •!Y^�,C-e+ r� ��K`M.� �}M7 .t '.`;�r.��•.,T�-. •f �i _•-•., r`�T - • ' •ct"• :+v; •��•?�: Y`- ���:.-�C.r Asc �t��+'r`��� _ .y'.�P••r�::4" �`'" + r � h,,,r.�...r rrs-»a�e•rr"s rirr�'.-`l.:^�+rs+�i3 ti.s�r•a�r++a•:��: '�7��_ �1� � .-.1�+•�.�+•�s+?�•drat� '�+.+ "•'r ate.•'.�•`• r_•• +•A� i - �vT• ..��� 4•• r� y t Huntington Center when first constructed, 1967. � �� IS HUNTINGTON CENTER COMMERCIAL DISTRICT REDEVEL OPMENT PROJECT PLATE 2 'I T •` ` :+yam`` ! f el �• 1 � ti . rt �. Wo lip • � 1''f• ' •�`: �'� j y'�3+'�.�j1 (Y±'fit � •� {•�,1,l� ;►+•.�, 4tir+ ' -dd t { � 4 T y � � r •4�,j ti y '�r dv T J �• .'+'or �" ✓ 00 re, 41 r fit. «r• 1. Tr•Y,.t.'.2�r ��i:�!�VW;"�++ "+�'�_'�. '_ r K r M w SUB•AREA A: Truck storage and small office building on McFadden Avenue northeast of Huntington Village Way intersection. C. I i a — a ' L .��� ;'a.i4�t.t; '� S.. •�x ����\�\`ijf�rV+�yM�' it ... ,:r .':�: • SUBAREA B: View south from McFadden Avenue of Southern California Edison Company and Southern Pacific Railroad rights of-way. • HUNTINGTON CENTER COMMERCIAL PILATE 4 Katz110111S DISTRICT REDEVELOPMENT PROJECT -71;; �� i SUB•AREA D: Huntington Center viewed from Edinger Avenue. r Y . 7 Western end. { I-39"MW i Main entrance. . 11 I .1 ...J I 1 Eastern end. KatZ HOB '!S HUNTINGTON CENTER COMMERCIAL PLATEDISTRICT REDEVELOPMENT PROJECT e ..-. t '- •.� �'�'i ate_1. .,�..,,.M`'+r s.N 'A__7 'k .. : µw ti'S r .'-�• t 'i.-i• r '�•r*'+[+ '� r.,,...y i=��54' w^!".'�yr - .. r y 1 .� t! HUNTINGTON CENTER COMMERCIAL DISTRICT REDEVELOPMENT PROJECT ' PLATE r HUNTINGTON CENTER w • D): BUILDINU FAST OF THE ENCLOSED MALL 77 . R 1Nos r via .,-�"* ���..-•*,�; . _.:�..�- '„�.. .r µ fir, 4 . • '"-�I�i _• ` '�,k,IG."`•_'�_ yam,__ ,. �nv+'r .,.1i•� A.•�^"'R'�]r ..�, :{ _i —..tin.--_`Y ,'''+ .. HUNTINGTON CENTER COMMERCIAL DISTRICT REDEVELOPMENT PROJECT SUBAREA E _ '-ter ^♦ ���,1.'.."•'. MY 1 I I f ' View of western portion. RT 71 !� ".�if t 1 I I _ ..t 1 l •..� i „r�•�r• View of the vacant lot at the southwest corner of Edinger Avenue and Sher Lane. i Kd ZHOlfis DISTRICT REDEVELOPMENT PROJECT PLATE 8 � SUE-AREA F . � � � YI •M'YAY••Y• -I ' f y View of area from northwest. ( fA,�• ° .�- BiXES�TOIPS�TRINI A W P"•GAROEII• F�OOI t i Central portion of main building. i C&O I Oat I\ R i Western end of main building. KatZ110111S HUNTINGTON CENTER COMMERCIAL DISTRICT REDEVELOPMENT PROJECT PLATE 9 SUB-AREA G sit- Jill Jill 'fit n` t•S•..w'" _.. �-�:ti. Intersection of Beach Boulevard and Edinger Avenue, we3tern portion on right. . '. `.+' •,-:�",'' - I� .ice � — �'� Tp • � 7 L Eastern portion. Katz jj()j j 1'4j HUNTINGTON CENTER COMMERCIAL PLATE 10 DISTRICT REDEVELOPMENT PROJECT � 1 INTERSECTIONS ON EDINGER AVENUE I all AMEMENIM f Beach Boulevard: view from southwest. 40 .w Parkside Lane: " view from north. Sher Lane: view from northwest. r . �y .. i Intersection of Edinger Avenue and Gothard Street. Katz Ol S HUNTINGTON CENTER COMMERCIAL PLATE 1 DISTRICT REDEVELOPMENT PROJECT • F - ttp�r•54 Boulevard.intersection of Center Drive and Beach � , �''I' F-/-'+rr'•-Y�,Yam^"J�� �, Z r - - Sim 1-405 Freeway � xr off-ramp at Center Drive. COMMERCIALHUNTINGTON CENTER KatzHolfis DISTRICT REDEVELOPMENT PROJECT SOUTHERN CALIFORNIA EDISON CO.TRANSMISSION LINES 17. r�T •:Y. .Ji1•{L:�� +:err �`;3•;..(. ..,�t .� �1.0 _ l Right: South of Center Drive, - / elffi just east of Gothard Street. 7 Below: North of Huntington Center by Center Drive and _ -:.• Parkside Lane. HUNTINGTON CENTER r i i i i I i Kc'�t2H0l lS DISTRICT REDEVELOPMENT M PROJECT PLATE 13 SOUTHERN PACIFIC RAILROAD RIGHT-OF-WAY A / MM are •� 1 , N Railroad crossing at Center Drive. .. , _ r op �r•• t Atiti tirTtfl�1 .Y .r .s - • , J 1 'Y hl View north from Edinger Avenue, the County Flood Control District channel to the east of the railroad tracks. r �[ , lZ tZ HO1 1S DISTRICT RED VELOPMENT PROJECT PLATE 14 .+yy 11 Y,t ..t „ •,^"'i•'•1��. i .�.i.•. T,c"i. r^+"'�'� •.. 1'" �^4, '� ��a. y w. .�It t F 7+ t1i.i, ','�,ill R� ,: t: . 'S Z(,`t�'t�t1`,11 rlrr ` v'••.S1'�t� R -i., xti i;(N�.1�...,17 'k t1+ At�Y,t: '.1i.t ?i �.tri� �tn t1 f ., 47, ��., ,�^,.ti�ja 73 i. .�:� t_Y` ii,i rS,.h:.I1 � ,�. •?• 1t::'rt1. ;�i� 1.�. r. { �7�7�,1a rt f.� ;t},t���?+�:.! ..t:t;�, ,t,.� -.tt ir;rs., �{tit ��.,�.i ,r__ .` r1� � t;;j � 1 ,1'� �. •i.�`�p F ,�:1',l�!,i �� `I � '+ � � ?`t 4.t,c' lf, �f � i r.t 1r + � � � c , . 1 tpi4 � .,1 ! t.• a ! 1:�.t 1 � . tl''s.;•�: I'� �_,,'� h +;. a ,�. "-r ,A1� y'. :l. 1'`' tl 1 •. ! e t2. Y , 1 S. + r y tl r+ i r ; �i�Y t I .. �1 :t y 1° .1:, i , {1'•' t- ,� f• -1:` t•tp t. 1; .4 ,e.\ ., ) - }!. 'ih 1 .it -.. .( t l,l ,F tj;iit ' Y4� , r Y.' .tj�' 7 , 1• t +t •+�:tl.�a,.�tt'1 Alt 1 i r •t��311t,�`f ! �+lttr i, t�. ' 'itir C �,',1�' ; .��jr4, t�� l t s{'. It;�i 1, 4,y 1�' 1+'.r�> ( h tr li tip j��.� _ r 'j S ..t iy, t Yi - ` t.' - tty [ S1+ {i�{{,°��i�i t. ttil • •i.'�±`�� �,"' Y t{•, t ��,rY_til��, ! S:)I+�7' ,+yi , i.t �{t i r F �t+•r. !>., `tr ,� � tttSt,. .� . i` 74 '. ��f,. �'. 'f� S ! ?�%.. ..1'+'1,•�, �L ._.F +! Y_C. 14. . ..'•`t,t, .. .,.�...,,,u�.xas ., .at�_-t..•i�:r.Y',: �s'.r.:Y r,45\� �.ri dx•..�i. .r wi a... .,,;a.e}!•., 4, tt Katz Hol l is PART III. PROPOSED METHGL OF FINANCING REDF'' LOPMENT OF PROJECT AREA A. General Financing ''ethods Available toAjency They proposed Redevelopment Plan authori 'es the Agency to finance the Project with financial assict..Ince from the 'ity of Huntington Beach, Orange County, State of Californi , Federal vernment of the United States of America, any other public agency, a •tionn, special assess- ment districts, property tax increment.,;, intere revenue, Agency-issued notes and bonds, loa.;a from private institution, the lease of Agency- owned property, the sale of Agency-owned pr•)pe or rron, any ccher sources of financing which are legally availabl and do not conflict - � with the objectives of the Plan. In addition, the City may supply advar_,­ nd expend money as necessary to assist the Agency in carrying out Project. Such as- sistance shall be on terms established by an ac-. nt between the City y and the Agency. B. Tax Increment Financing Method In 1952, the voters of California approved an 41. ndment to the State Constitution which authorized a unique method of zinancing the public costs associated with redevelopment. Based on this amendment; 1I the California Legislature provided specific statutory authoci'_ty in the 4 -- Community Redevelopment Law allowing local redevelopment xgencieLn to tlae tax increment or tax allocation financing within formally designated re- development project areas. This method has since become the nodel• used by many other states. r i ' The basic theory underlying tax increment financing is that recce-- velopment project& should pay for themselves. To bring this about, the Community Redevelopment Law provides that when a redevelopment plan for a a project area is adopted, the total current taxable value of all taxa- ble property within the area is determined. (The current value is the -; value on the aseeasment rolls last equalized prior to the date that the redevelopment plan is adopted. The last equalized rol: is called the •base year roll,' and the total taxable value of the tFrable property within the project area Lhown on that roll to the "base year value.°) After the base year value is determined, alI. taxing agencies who had ' been previously receiving taxes continue to annually receive the taxes produced from the base year aseesoment roll. Any +.axes •ihich are pro- duced from increases in taxable value in the project area above the base gear value, however, are annually allocated to the redevelopment agency pay the casts it has incurred: ir. carrying out redevelopment activ.L t,. is in the project area. (Izz�l) 1 i Katz Hol s increases in taxable value within redevelopment project areas may occur in the same manner and for the same reasons as increases in other -- areas. They may be due to routine annual reassessments (limited to a maximum annual increase of two percent by Proposition 13)1 they may arise from reassessments following changes in property ownerahipt or they may be occasioned by assessments of new developments being com- pleted and placed on the assessment rol:s. Within redevelopment project areas it is the third method - iew developments - which is relied upon most heavily to produce increased values and tax increment revenues. And it is generally held that it is the redevelopment agency's actions In eliminating blighting conditions and providing other incentives in the project area which are the prime catalysts in bringing such new --� developments about. i I • � To finance redevelopment activities, a redevelopment agency may .� incur project coats directly, or it may borrow money, issue bonds or enter into agreements to incur debt. Regardless of the method used to incur the debt, sa long as such debt exists (an3 providing the agency has requested payment in the manner prescribed by law), the agency will annually receive the tax increments produced ty the project area. When all loans, bonds, advances and other debts of the agency have been re- tired or in any year when no such debts have been incurred or carried over frcm previous years - *hen the tax increment funds are allocated to the county and other project area taxing agencies in the same manner as t;xes produced by the base roll. A. suming there !.a taxable value above the base year value, and that the redevelopment agency has incurred project debts, tax increment revenues are payabls to that agency during the first fiscal year which begins after January let following adoption of the project redevelopment �-+ plan. 'thus, if a plan is adopted in 1984 and is effective prior to + January 1, 1965, the agency would be able to claim tax increments from the project area (!f any are generated) for the fiscal year commencing July 1, 1965. If the redevelopment plan is not adopted or effective until after January 1, 1985, the agency could not collect tax increments 1 until the fiscal year which coomenced an July 1, 1966. After project area values have increased sufficiently to create a moderate or higber annual tax increment 'flow," an agency may borrow against the future payment of such increment by issuing bonds or tax -' anticipation notes, and may Lund interest as a part of such borrowing. Realistically, substantial increases in taxable value would have to oc- cur in the project area before the agency could utilize proceeds of tax _j allocation bonds. Other factors which would bear upon a potential bond issue include the current market interest rate, the need to provide as- sured increment flow in excess of projected annual debt service needs, the requiroment to sot aside up to 29 percent of all tax increment funds for low and moderate income housing purposes, and the provisions and -� requirements contained in any fiscal detriment alleviation agreements the t r' MOM MIN" tzRolftS Trble rrl-1 Huntington Beach Renievelopnrtt Awicy } Huntington Center Cc=wcial District RedeM-lgma t Project MMdM EL4 C III' MVP-S AM PXUXr=S P'A[3TEILT DO M i Portion Propond FAtimatEld for Project Funding .. .�. AmmuntTotal Cwt .� I . RBMCNhL 91;AmC CIFM.,MCN rl4omm" _t 1) P a].igmat of Gothtvrd Street north to bol" Avem a to link to Hower street at Sol" Aveteat, and aonk rnation GE an Q"a rare t on the 1-405 PrewmW at Gotbard $ 712I0,000 ; 51,408,000 751 ., 2) Isprumnants to Center Avwm and I-•405 FreeWny rasps, including, additivrtal lane oanfrtrution, nigrt Umati►xt imcoy m nta, and prccvisicn of direct aca►mw to Hw*Argton Cwntar 175,OW 175,000 Ito 3) 11 Wicmtiom to EdIjWr Am= betwom _. Beodt 8ouievard and Gothard Strot to im► Fwft traffic flow, including acicu►li=tion iRreVOW", irg ovule p " closures, we- dim Idt:-turn cloam s, wd other associated activitiaa 250,000 250,000 loft 4) MdificatIc= to Cw*w Drive to Facilitate tar dailar aaomomts into and between One Pa-- 1 eific Plana and Huntb*m Canter 130t 000 0,000 m Mftotal - Regional Traffic Circ cation 7q wftwnta $ 7,765,000 it 5,963,000 ,.I RUM UkdwgrwidiM, mdific ticn or relomtion of existing Swtbern California tdiaon high voltaas t*&s +xdrn lines north of Mmtirig- tan Cornet and WAb Of Center Drive, and -+ the t-d -urcur4ing of other ovcrtxW lime within ttm Project Am $10.000,000 $ 3;500,000 35% w. eDm"xuctioa of Pjb�y oeaM WkIM far41ity of Inately 2,000 to `' serve an m¢erxlad MmUngton Oath �14�OO+D 7�OOO,Q00 50t (ca tinead an tract pace; v+•�f++✓mow+-. w.�.,...�......x t. .r.,. ...s+.. . .......-...._ ..w.� . .t.. ,. .... ._..._........+ti .... ., .__�....�....�..r..wril++A.+w�rwMY,.:t��.i+Mrr 4{w i 1 KatzHollls Teble M-1 — Page Z Hurkitgtm amch Reftvelapmmt Agency Hunttngtan cer"r Cmercial DiskrlLt Redevelopnent Praject —+ L4T1*= PMUC J1WAOVPrlId25 AM FA=LMM PAOJE7CT ccers Portion Mcgoaed ' 1 Estimated fot Prol!a awd irk TOW Coft Ammm Perm 4pAtow — ICU projects $31,765,000 S161463,000 51.8E Plus: aantingenoies, lcalatim (75�) . 2,470 000 } 'AL G�l'IlI1T1'� C09fS — ALL PADJ M MM: AnasfGo, sham are estise,tes only and are subject to the qv. This listIM of yea" is set forth for plars:in g purpom, w d doll not be fie me a 13mitatim on the Agency's authority to ivplaueat the Redeftlipp mt Plan. 1 � 1 i -� KatzHollis j agency may have entered into with affected taxing agencies. Until such ' time as sufficient tax increment funds are assured for bond purposes, an .-- agency would have to rely on loans or advances from the City, loans from other sources, or proceed on a *pay-as-you-go* basis from each year's 1? annual tax increment allocation. f C. Estimated ProJ,ect Coats } ! one of the primary purposes of the Project is to revitalize and upgrade a significant area within the City by eliminating the conditions of blight in the Project Area as evidenced by, among other things, the existence of inadequate public improvements, facilities and utilities. -�. The Agency proposes to eliminate such conditiona by providing, or as- sisting in t' provision of, some or all of the public improvements and facilities ps cts listed in Table Ill-l. ! The pu. improvements and facilities projects identified oi& Table 1I1-1 have As, estimated local cost of $18,933,000. This prelimi- nary cost estimte includes a 15 percent contingency and escalation factor. The projects are not listed in order of priority, nor in the �.` listing, which is also not forth in the proposed Redevelopment plan, intended to be a limitation on the Agency's authority or methods in implementing the Plan. Purthermore, because of the preliminary nature of the coat estimates, the uncertainty of other potential funding sources, and the Agency's current inability to establish firm priorities among the various projects, the listing does not assure that such proj- ects can or will be financed in whole or In part by tax increment reve- nuese improvement project priorities and specific engineering and -� design solutiors will be determined by the Agency and City Council on the basis nF more detailed :studies of project Area conditions and needs and a r.. re comprehensi% examination of funding tequiremints and „j resources. These studies .1 be undertaken when and as other related plans and i.ctions begin to crystalize. The Agency's ability to provide -• for such rr.Jects will be largely determined by the amount of tax increment rerenues generated by the redevelopment process, and by the availability and levels of other funding sources. No improvement projects will be undertaken for which full funding, from whatever sources, is not assured. Heverthelees, the completion of any of the proposed projects will result in a significant health and safety benefit to the Project Area and the City, irrespective of Whether all such proposed projects are completed. In aduition to the public improvements and facilities project costs estimated in Table III-I, the Agency may incur annual administra- tive costs for staff and consultant services, and may incur other costs for such purposes as land acquisition, demolition, owner participation, site occupant relocation or other activities related to redevelopment, and l (1II-3� • i I i I I I I i Katz oh fis may set aside up to 20 percent of all tax increment funds received into a low and moderate income housing fund. The total estimated coat for tuese activities is $6,917,000, giving a total estimated Project cost of $25,850,000, including contingencies and escalation. Total estimated Project costs are shown on Table 11I-2. D. Proposgd Financing Method Nominal advances for early survey and planning activities and Project administration have come and will continue to come from the City until Agency working capital from tax increments or other available sources is available. The Agency may agree to repay such loans and ad- vances from the city, including simple interest thereon. The Agency and City may enter into agreements under which the City would assist the j Agency to provide public improvements and facilities projects , including those listed in Table III-1, or to accomplish other Project purposes. 1 Agency bonds or tax anticipation notes may be issued if needed and fea-sible to finance all or any portion of Project costs. '{ The coat estimates shown for the public improvements and facili- ties projects in Table III-1 are local costs only, and do not necessar- ily reflect the total estimated cost of a given project. In some cases, the Agency may seek the participation of other funding sources, includ- ing owner/developers, in Project financing. In every case, however, the Agency is committed to the principle of seeking total project financing r from alternative funding sources before committing to finance all or any portion of a project from tax increment funds. --, The proposed Redevelopment Plan limits the ,amount of tax incrtt- ment dollars which may be allocated to the Agency to a cumulative total of $64,500,000, which includes debt service an any bonds, notes, or other indebtedness the Agency may issue or incur or interest bearing ^' reimbursement agreements the Agency may enter into. The proposed Plan limits the principal amount of Agency banded indebtedness which is to be repaid in whole o: in part from tax increment funds to a total of $26,500,000 outstanding at any one time. The Agency recognizes that the estimated cost of the proposed -, public improvements and facilities projects shown on Table 1II-1 and total Project costs shown on Table III-2 may exceed the amount of tax increment revenues likely to be generated from the Project Area. Tax increment revenues are thereLore considered as only one of several sources of funds which would be used by the Agency and the City in alle- viating the problems existing within the Project Area. All potential revenue sources will be analyzed and used as available, including annual capital improvement appropriations from the City. The Agency's and _-_ City's goal is to effectively address a critical need an quickly as possible within existing funding constraints and potential funding capabilities. - tIII-4� ••1 101084 •- KatzHolflS mWNMC2 i Table III-2 t Huntington Beach Redevelopment Agency Huntington Center Commercial District Redevelopment Project ESTIMATED PROJECT COSTS -' Proposed Public Improvements and Facilities I , Projects (Table III-1) $160933,000 1 Parking Improvp;dentr Within Huntington Center 5000000 Internal Circulation System Between Huntington Center and Adjacent Commercial DGVelopment 300,000 .-� On-Site Circulation and Parking Improvements On Strip Commercial Area South of Edinger 200,000 Ldministration (10 years 0 $50,000, plus 10 years 0 $25,000) .�; 750,000 TOTAL $20,603,000 Plus: Low and Moderate Income Houjing (20♦ of total below) 5,171,000 :J TOTAL ESTIMATED PROJECT COSTS $25,054:000 Round4d to: 125.850.000 1 j i NOTE: The above estimated Project costs do not include amounts for pay- menta to affected taxing agencies, if any, for alleviation of fiscal detriment, i � j 4 -� KatzHollis E. Tax Increment Limitations and Requirements In addition to the tax increment and bonded indebtedness limits discussed above, there are several other statutory requirements relating to Mhe Agency's use of tax increment funds. The Agency is cognizant of such requirements and intends to fully adhere to them to the extent they are applicable to the Agency and to the Project. A summary of these re- quirements is presented below. I 1. Prior to paying all or part of the value of land for and the cost of installation and construction of any publicly owned build- ing, facility, structure, or other improvement within or outside the Project Area, the Agency will request the City Council to consent to i such payment and to determine: a. That such building, facility, structure or im- pfovement is of benefit to the Project Area or the immediate neighbor- hood; and 1 b. That no other reasonable means of financing the building, facility, structure or improvement is available to the Cox+- munity. 2. Prior to committing to rise tax increment funds to pay ..�; for all or part of the value of the land for, dnd the cost of stall& tion and construcLion of, a publicly -)wned building (other than parking ,`t1 „) facilities) the Agency will request the city council to hold a public hearing and to make the above determinations. In connection with such ?'yY. ..� public hearing a summary will be prepared to: a. Show the estimated amount of tax increment funds proposed to be used to pay for such land and construction (including in- terest payments); b. Set forth the facta supporting the Council's de- ' terminations; and c. Set forth the redevelopment purposes for which -, such expenditure in being made. 3 . The Agency will not, without the prior consent of the City council, develop a site for industrial or commercial use so as to provide streets, sidewalks, utilities or other improvements which the owner or operator of the site would otherwise be obligated to provide. 4. Prior to entering into any agreement to sell or lease any property acquired in whole or in part with tax increment funds, tho Agency will request the City Council to approve such sale or lease after holding a public hearing. in connection with such public hearing the Agency shall make available a summary describing and specifying: I .r i i KatzHoffls a. The cost of the agreement to the tgencyl 17 be The nsLimated value of the interest to be conveyed or !eased, determined at the highest uses permitted under the Redevelop- ment plant and ce The purchase price or the sum of the lease pay- ments,, and, if the sale price or total rental amount is less than the fair market value of the interest to be conveyed or leased determined at the highest and best use consistent -iith the Redevelopment Plan, an explanction of the reasons for such difference. -� S. unless certain specified findings are made, not less than ZO percent of each year's tax increment funds allocated to the Agency will be set aside in a special fund for the purpooes of increas- ing and improving the city's supply of housing for persons of low and moderate income and very low income households. 1 ..J t' V� 1 � "h DRAFT PRELIMINARY PLAN COMMUNITY REDEVELOPMENT PROJECT HUNTINGTON'CENTER COMMERCIAL DISTRICT HUNTINGTON BEACH, CALIFORNIA AUGUST 4, 1984 HUNTINGTON CENTER COMMERCIAL DISTRICT PROJECT AREA TABLE OF CONTENTS i 1.Q Introduction 1 2.0 Project Area Boundaries 2 3.0 Proputed Land Uses 3 4.0 Layout of Principal Streets 4 5.0 Proposed Population Density 5 6.0 Proposed Building Intensities and Standards 6 I 7.0 Attainment of the Purposes of the California Community Redevelopment law 7 8.0 Conformance to the Huntington Beacn General Plan 9 9.0 General Impact of the Project Upon Residents located Within the Project Area and Upon the Surrounding Neighborhoor3 10 :0.0 Summary of Panned Proj::t Area Improvements 11 11.0 Methods for Financing the Project 13 EXHIBITS i t A. Community Redevelopment Project Area Map B. Community Redevelopment Project Area Legal Description I ( II I. INTRODUCTION The rationale leading to the preparation of the Preliminary and Final Redevelopment Plan for the Huntington Center Commercial District Project Area is the need to correct problems within the project area boundaries, including problems relative to circulation, underutilizotion of prime commercial land, parking, and to assist the private sector in the rehabilitation of deteriorating commercial property, thus providing incentive for ccnstruction of additional commercial uses. The intent of these improvements is to 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 th City of Huntington Beach to capture more of the Grange County tax dollar. This preliminary Plan for the proposed I;untington Center Commercial District Redevelopment Project Area has been prepared in compliance with the California Community Redevelopment Law, which requires preparation of a Preliminary Plan as the basis for the subsequent development of a more definitive plan for redevelopment within a designated Project Area. The process for this project began with the designation of a Survey Area - an area that Lequires further study to determine if a redevelopment project is feasible - by the Huntington Beach City Council on July 2, 1984. Subsequently, the City Council amended the survey area boundaries on August 6, 1904. The City Council directed th; Planning Commission to select a project area from within the survey area and to formulate and adopt a Preliminary Plan for the selected Project Area. The following preliminary Plan has been prepared pursuant to this directive. This Preliminary Plan has beeen prepared pursuant to the California Health and Safety Code, Section 33324, which requires the following: j A description of the boundaries of the Project Area; !! A general statement of the land uses, layout; of the principal streets, population densities, and building intensities and standards proposed as the basis for the redevelopment project area; A demonstration of how the purposes of community redevelopment law would be attained by such development; A demonstration that the proposed redevelopment conforms to the community general plan; and A general description of the impact of the project upon residents located within the Project Area and upon surrounding neighborhood( s) . 1 2. PROJECT AREA BOUNDARIES i The proposed Project Area totals approximately 160 acres including Huntington Center and surrounding commercial uses. The Project Area is generally bounded by the San Diego Freeway and McFadden Avenue to the north; Beach Boulcvard to the east; Gothard Street, Edison right-of-way and Southern Pacific Railroad right-of-way to the west; and Aldrich Street and a line extending east/west approximately 660 feet south of Edinger Avenue to the south. The Old World Village ' and Seawind Apartments located witin this boundary are excluded from the Project Area. I 1 i i . h t I 7 1 • I 3. PROPOSED LAND USES The project area generally encompr3ses developed, undeveloped, and underdeveloped privately owned properties and developed a<<d undeveloped rights-cf-way. The .land uses proposed within thE, project area will be consistent with the City' s General Plan land use dr-igrations and include% Commercial; Principal uses would include retail, commercial, visitor-serving commercial, and office uses. Communitl Facilities: Local street and freeway improvements as well as the underg rounding of utilities will be undertaken where feasible. i �I 3 I i i 4 . LAYOUT OF PRINCIPAL STREETS The Circulation Element of the City' s General Plan identifies Beach Boulevard as a major arterial, Edinger Avenue as a primary arterial, and Gothard as a secondary arterial street. Improvements will be installed as necessary to facilitate pedestrian circulation around the Huntington Center area and across Edinger Avenue. Othcr anticipated street improvements include the following: Realignment of Gothard Street to Hoover Street; traffic improvements along Edinger Aveeue; an additional San Diego Freeway on- and off-ramp at Gothard Street= modification of the southbound off-ramp of the 405 Fereeway at Beach Boulevard; and landscaped traffic median improvements. These projects will improve circulation witin the general area and provide better access to Huntington Center and adjacent commercial properties, thereby increasing their economic viability. i 4 I 5. PROPOSED POPULATION DENSITY The City' s General Plan provides for no residentially zoned neighborhoods in the Project Area. No dwelling units are existing nor are any proposed in the Project Area. I i I i i i 5 $. PROPOSED BUILDING INTENSIFIES AND STANDARDS It is proposed that all permitted uses throughout the Project Area shall either meet or exceed the minimum standards stipulated in the City of Huntington Beach' s current zoning ordinances, or subsequent final redevelopment plans approved and adopted by ordinance of the City Council. Standards for the Project Area shall conform to or exceed applicable federal, state, and local codes, including standards for street layout, design, and land subdivision. The construction of buildings shall meet or exceed the provisions of the "Uniform Building Code" as adopted by the City of Huntington Beach And other applicable codes and regulations, including the California Health and Safety Code. f t' 6 I ' 7. ATTAINMENT OF THE PURPOSCS OF THE CALIFORNIA REDEVELOP.ENT I.Ai'-' The proposed redevelopment of the Project Area is expected to attain j the purposes of the community redevelopment law of the state of California by: ? 1. The eliminatior, of environmental deficiencies including among i others aging, deteriorating and poorly maintained structures, reloct.tion of utilities, modifications and improvements to the onsite and offsite circulation, and increased and improved parking. 2. The replanning , redesign, and development of underutilized areas. 3. The elimination and mitigation of existing and anticipated I visual, economic, physical, social, and environmental blight j within the Project Area. 4. 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 requirements as set forth in the y adopted General Plan and Zoning ordinance. i S. The implementation of techniques to mitigate blight characteristics resulting from exposure t'v highway and public f right-of-way corridor activity affecting adjacent properties within the Project Area. G. Beautification activities to eliminate those Zorms of blight 4 including, but not limited to, visual blight, in order to encourage community identity. 7. The encouragement, promotion, and assistance in the development and expansion of local commerce . b. Providing construction and employment opportunities in the development of these facilities and by providing employment opportunities in the operation of the proposed new commercial j { facilities. i 9. Mitigating development limitations which result in the lack of proper utilization of the Project Acea to such an extent that: it constitutes a physical, social, and economic burden on the community which cannot reasonably be expected to be reversed ! or alleviated by private enterprise acting alone. 10. To provide for affordable housing as required by county, region, or state law and requirements, as necessary and desirable, consistent with the goals and objectives of the community, its General Plan, and Housing Element. 7 11. To encourage the coordination, cooperation, and a:�sistance of county, state, and federal agencies as may be deemed necessary to ensure that projects undertaken by this Agency are implemented to their fullest and most practical extent. 12. The achievement of a physical environment refleting a high level of concern for architectural and urban design principles deemed important by the community. 13. To encourage community involvement and citizen participation in the adoption of policies, program3 and projects so as to ensure that the Redevelopment Plan !,s implemented in accordance with the objectives and goals of the General Plan. 14 . To provide a procedural and financial mechanism by whi,;h the Agency can assist, comp?ement, and coordinate public and ,private development, redevelopment, revitalization, and enhancement of the community. I 15 . Provide for relocation assistance and benefits to Project Area j businesses in the event displacement is necessary, in , accordance with the provisions of the community redevelopment f law and the governn,:�nt code of the State of California. a E' r. 8 'I y I 8. CONFORMANCE TO THE HUNTINGTON BEACH GENERAL PLAN The Plan for redevelopment of the Project Area will be based upon this Preliminary Redevelopment Plan which, when alproved by the Planning Commission, will conform to and comply with the goals, objectives, and policies of the General Plan. Properties which are rehabilitated and developed in a.-cordance with the land use designations of the Land Use Element of the General Plan and the land use provisions of the Redevelopment Plan will be declared to be conforming land uses within the Project Area. The Agency will not change the land use designations of these properties declared to be conforming land uses within the project Area. The proposed public facilities and arterial roadway improvements wit conform with policies in the Community Facilities Element and Circulation Element, which seek to provide an adequate level of service and correct existing deficiencies in the community facility system within the Project Area. I f {f I .i �I '1 i 9 9 GENERAL IMPACT OF THE PROJECT UPON RESIDENTS LOCATED WITHIN THE PROJET AREA AND UPON THE SURROUNDING NEIGHBORHOODS The City' s objective in pursuing the Huntington Center Commercial District Redevelopment Plan is to mitigate the development limitations that are now, and will continue to be in the future, constraints to proper utilization of the Project Area. The implementation of the Redevelopment Plan shoisld not result in the displacement of residents (there are sio residential uses in the Project Area) . The realignment of Gothard Street to connect with Hoover Street north of the San Diego Freeway has been proposed by the Preliminary Plan. Further engineering studies must be completed before it can be determined if any residences within 'he City of Westminster may be affected. In the event that displacement would occur, the City of Huntington Beach would work closely with Westminster and abide by i all federal and state laws concerning relocation. The impact of the project on surrounding neighborhoods is expected to be positive over the long term. The mitigation of the blighting influences within the Project Area will serve to increase the property values within the surrounding neighborhoods. During the short term construction period, it is possible that the existing neighborhoods surrounding the Project Area could experience certain negative impacts resulting from heavier truck traffic, noise, and dust; however, these impacts will be mitigated by confining construction and trucking activties to daylight hours And by requiring spray watering, as necessary, to control the impact of I� dust. Over the long tern:, positive impacts to surrounding neighborhoods will result with the cnstruction of modern and well f designed development which will have eliminated the blighting inf]uences of the Project Area. 1 i i I E i i i 10 10. SUMMARY OF PLANNED PRO►7ECT AREA IMPROVEMENTS The following projects are planned for implementation within the Project Area. The purpose of these projects is to promote revitalization, redevelopment, development, and the mitigation of blight within the Project Area that is viable, both physically and economically, through the provision of improvements. The projects anticipated to be undertaken either wholly or partially with tax increment financing through the implementation of the Redevelopment Plan include % • Realignment of Gothard Street to connect with Hoover Street north of the San Diego Freeway. . Construction of an on- and off-ramp from the San Diego Freeway at Gothard Street. . Improvements to the southbound off-ramp of the San Diego Freeway at Beach Boulevard. Modifications to Edinger Avenue between Beach Boulevard and Gothard Street to improve traffic flow. . Construction of an internal circulation system between Huntington Center and the existing commercial development at the northeast corner of Gothard Street and Edinger Avenue. ? • Circulation improvements to facilitate pedestrian access i betwoen Huntington Center and commercial areas along the south side of Edinger Avenue. . Relocation of an exist3.ng water well south of Edinger Avenue. Undergrounding of utilities throughout the Project Area. Projects anticipated to be undertaken through the use of incentives offered by the Redevelopment Plan include : . Construction of two .additional anchor stores within � Huntington Center • Constructon of two satellite commercial areas which will tie the proposed anchor stores into the existing Huntington Center shopping facility. Construction of a parking garage to nerve Huntington Center Provision of additional parking within the Edison Company right-of-way north of Huntington Center. Rehabilitation of existing commercial structures throughout the Project Area. 11 T 1 Provision of additional landscaping throughout the Project Area. Construction of a hotel and parking structure. These anticipated projects have been identified for planning purposes only and shall not be construed as a limitation on the Agency to carry out and implement the Redevelopment Plan. i i M i 12 11. METHODS OF FINANCING THE PROJECT Redevelopment of the projet Area is expected to have an impact on i local residents both within and outside of the Project Area. However, the long term impacts to those residents will be beneficial. Residents in the surrounding neighborhoods as well as those from elsewhere using the shopping facilities inside the Project Area will benefit from improved interface between use areas, ! increased job opportunities, and upgraded infrastructures and public improvements. Upon adoption of the Plan by the Redevelopment Agency, the Agency will be authorized to finance this project with financial or other assistance from any public or private source including, but not limited to, the City of Huntington Beach, County of Orane1e, State of California, Federal government, property tax increment, interest income, Agency notes and bondsr or any other available source for the Agency' s activities, powers, and duties to implement this plan pursuant to California Community Redevelopment Law. i The City of Huntington Beach may appropriate to the Agency such financial assistance as may be deemed necessary for administration expenses and overhead of the Agency. Such funds may be paid to the Agency as a loan until adequate tax increments or other funds are available to repay the loans or are sufficiently assured to permit borrowing adequate working capital from sources other than ,.ae City. Administrative expenses may include, but are not limited to, expenses for redevelopment planning and dissemination of redevelopment information. For the purpose of establishing redevelopment revenue, the Agency will be authorized to issue and sell tax increment bonds or other agency instruments, if needed and feasible, in an amount sufficient to provide adequate contributions toward financing the project. The i Agency will be authorized to obtain advances, borrow funds, and create indebtedness and other obligations in carrying out thin Plan. The principal and interest on such advances, funds, indebtedness, and other obligations may be paid from tax increment or any other funds available to the Agency. It is intended that the Agency will use its tax increment powers to provide incentives to local private investors for the purpose of undertaking development of Hunting'.1n Center. The Agency will further pursue a variety of f undinn sources from involved public agencies to construct and improve the infrastructure within the Project Area. 1022d 13 Ii I i I i i i I ti i EXHIBIT A f i I i I I ' i I I PLANNING Z0N1NG DM 15 SECTIONAL DISTRICT MAP 14-5-( ( .It r.ort •y .,,r..t••1.1.1 ••1 fill tltt CITY 4I� 6/0rt10 fort. Motto r wr••.w•,fill ptr GOOrt,L 0/01144rtt h0 rt/ LEG[ND UP:'1•wl•1•+I YI r1+Kr �. ON4019 OTC 4Q lVto,Oti 2•,2,41 1•F•r•+r•r+r,«t++.c• I[� �I' NG7�t3N 131�� CIS {o (iiJr...t•t r.....11 fill•,I 1 /•11 MI (t t�••V••r tlM,4N►IIKr 1.1t•{I /1t ' o 1\A G E COUNTY, CALIFORNIA t N 47•{1 1 117.111 E\.!�d�tow•r+r.r.r.n�l rlr w<►w.to�••tl � . � t+ Ir)A f%C N.•••111 t•I.N hMNt•NIIMr••r,r AME11=BY VNE CASE' 7•w•tl w){ (r'+�!•<;•,•1.�•.Iw•1•w r�r.<t 111.11f•177.•{/.Ifi t.{{'17,{t•If.tl-.fill.••It1 M1�•1,tf•It.rl f, !t•f1 I{71 t7 y tt riV{ f •, . fill.. q,. 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Y..Y nrw A,rKr I I U 1 II�G 1 ON BEACH . r j. t M ♦-N N!w w '(1� .,r.\a IYr/ .1,p rtl MrNT ••1 I1�) j j •�. r.. (r..1A11 MNN.Y,041 12 1♦ ,`•I CALIFORNIA 1../ 1/• .•r �.�fn i•rw (_!,tM•.\u R,,rM 11..5, ORANGE, COUNTY, tf1r1 NMI/ ttiwn��i —..• N•!N/•Y•P.+, \:l•'t ►r. .31 r."I. .7.1I 11r xN S.1 r.r (•i_ \�la w.,I,1 N...dM/Yf1.IrM 1•,•I NM YII 1I /MrayY/.• (j wwth/ ry,... •1./1 MN•r/ 111,hI,I f,1 �S.l•+r/a{F4•KIf14••..1{I.IIr 11rM, .I NN.Y 1 Aso 4 Y,� ,• Yh.•.1 . f\Z wMN•t1 r/yt1111M■I,NI.Yn..,,• t 117.�/•,..YN 11 . N• . YA r.d , . V,.'Ip..wn„/wl.,�IM1/N./y...l Y1•..r .i••N N{ r.l. ..NNI t.,t Ij tNw'I,IM4� 1 EDINGER 1 (<_ AVE J r C4 •n� CL ' C2 C4 C2 1 m Iw.igw�t .ern ..!ua r. l -- -• raa wwwcwnlwrww L'r.rillwww'E I R3 R3 1 4� i � wi.♦� .`_= LI rN I RI R3 R3, R3 — I P 3 ( CF-R + R3 1 mi ,�::-w _ f uI• t./ [4 RI c-� I R3 I c, I RI ' } ! ( mow%.:,•.,;'-.' t I j R 1 I� 7 t ,.� •�f. ♦ z is"r►1C4IRI RI Ill RI1 �� —J _ It II , MI to RI u [,,, P 11 , 6ca RI RI \ FJ Mi , ,'.. Rj/ C 4 nv 1 MI ( __ _ Rs Rs as Rs CF—E `>"� u�• r R! I /// ' C2 1 1 MI MI 3 _ i' ;. 1.ry= { I R R3 ml CF-R c�?;�M D R3 R3 R2 R! q! t7 Y �; _1 R� M1 �; .,�, R3 R2r-11 7 WARNER I r I i i EXHIBIT B I � i i i 1 Beginning at the northwest corner of Parcel 2 as shown an a map recorded In Book 107, page 18, Parcels Maps, Records of Orange County; thence north 470 28' 13" west 20.57 feet along the northwesterly prolongation of the northerly line of said Parcel 2 to the j True Point of Beginning; thence south 0° 39' 18" east 421.27 feet along the west line of the southwest quarter of the northeast quarter of Section 14, Township 5 south, Range I 1 west, as shown on said parcel map to a point, said point being the center of Section 149 Township 5 south, Range I I west as shown on a insp recorded in Book 169, pages 45 and ! 46, Parcel Maps, Records of Orange County. Thence south 890 32' 08" west 301.00 feet; thence south 00 39' 35" east 545.02 feet to a tangent curve, said curve being concave northwesterly and having a radius of 500.00 feet; thence southerly and westerly along said curve through a central angle of 44° 59' 42" an arc distance of 392.66 feet to a point an a tangent line; thence south 44° 20' 07" ►:eat 94.24 feet along said tangent line to a tangent j 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, 0011, an arc distance of 392.7n 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 I 1 west per Parcel Map 81-571; thence north 890 321 15" east 395.47 feet to a point, sold point being the southeast corner of said Parcel Map 81-571; thence south 00 39' 35" east 150.00 feet; thence north 690 31' 55" cast 109.00 feet; thence south 00 39' 35" east 1320.67 feet; thence north 890 32' 04" east 156.00 feet to a point, said point being the sou'... .,J6rter corner of Section 14, Township 5 south, Range I 1 west as shown on a map recorded in Book 22, page 18, Parcel Maps, Records of Orange County; thence south 00 44' 25" east 660.00 feet; thence north 89° 24, 50" east 45.00 feet to a point, said point being the i northwest corner of Tract 5894, as show-i on a map recorded In Book 23, pages 18 and 19, Miscellaneous Maps, Records of Orange County; thence north 89° 24' 50" east 1004.93 feet alongthe north line of said Tract 5854 and the easterly y pralnngakion of said north line to a point, sold 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 souti. 00 44' 25" east 100.00 feet; thence north 890 24' 50" cast 528.96 feet; thence north 0° 44' 25" was: 180.00 feet to the centerline Intersection of Parkside Lane and Aldrich Avenue; thence north 890 16' 15" east 685.03 f t tL j point on the section line of Huntington Beach Boulevard per Tract 417, as shown on 9 map recorded in book 16, page 47, Miscellaneous Maps, Records of Orange County, thence nurth 00 16' 46" eart 1275.36 feet; thence north 49° 16' 37" west 900.00 feet; thence north Du 27, 57" weyt 125.00 feet; thence north 460 55' 24" west 572.85 feet; thence north 460 19' 32" west 591.21 feet; thence north 500 25' 56" west 329.65 feet; thence north 54a 14' 34" west 1196.05 feet to the True Point of Beginning. 0193g t � f i4'1 f ' +' i J ' , .�t.NA:Y :.`1: 11I ;},. ► t•`z{.J,I,)' � r.'+. ,�." ,,".. J;•.:.Yh •• ►:» uai �' 1" l.d:.1J'i: 1 i 1 i Excepting therefrom th2t portion described as follows: Beginning at the center of Section 14, Township 5 south, Range I 1 west, as shown on a map recorded in Book 169, pages 45 and 46, Parcel Maps, Records of Orange. County; thence south 00 39' 3511 east 1220.82 feet along the west line cf the southeast quarter of Section 14, Township 5 south, Range 11 west, as shown on a parcel map, recorded In Book 81, pages 12 through 14, Parcel Maps, Records cf Q;ange County to a 13aint, 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 and having a radius of 34.00 feet, a radial bearing through said point hears north 370 53' 3911 west; thence northerly and easterly along said curve, through a central angle of 520 45' 4211, an a;c 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, sold curve being concave to the southeast and having a radius of 405.00 feet; thence northerly and easterly along said curve the augh a central angle of 270 23' 14", an arc distance of 193.59 feet to a point of reverse curvature, a radial bearing through said point bears -corth 630 16' UP vest; said curve being concave to the northwest and having a radius of 345.00 feet; thence northerly and westerly along said curve through a central angle of 340 21' 52", an arc distance of 206.92 feet to a point on a tangent curve, a radial bearing through said point bears north 820 22' 01" east; said curve bring concave to the southwest and having a radius of 345.00 feet; thence northerly and westerly through a central angle 100 27' 0111, an arc distance of 62.93 feet to a point on a tangent line; thence north 18a 05' OCI" 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 sold curve through a central angle of 720 34' 3511, an arc distance of 342.00 feet to a point on a tangent line; thence south 890 20' 2511 vest 160.28 feet along sold tangent line to a point on a tangent -urve, said curve being concave to the northeast and having a radius of 175.00 feet; thence westerly and northerly along said curve through a central angle of 900 00, 00", an are distance cf 274.09 feet to a point on a tangent line; thence north 00 39' 3511 west 64.64 feet along said tangent line to a point on a tangent curve, said curve being concave to the southwest and having a radius of 34.00 feet; thence northerly and westerly along said curve through a cental angle of 490 09' 2211, an arc distance of 29.17 feet to a point on a non-tangent curve, a radial bearing through said point bears north 400 11' 03" east, said curve being concave to the south and having a radius of 560.00 `eet; thence westerly along :;aid curve through a central angle of 00 24' 4511, an arc distance of 4.03 feet to a point on a non-tangent curve, a radial bearing 'k f� r. � ,+,ate ,._r•Y� 1,r. t' ;. !`', '� � :t, I through said point bears north 470 '5' 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' 2911, an arc distance of 39.72 feet to a point on a non-tangent line, a radial bearing through said point bears north 17a 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. ! I