administrative draft - Pomona

Transcription

URBAN DECAY STUDY
FOR
RIO RANCHO TOWNE CENTER PROJECT
June 27, 2012
Prepared for:
Applied Planning
Prepared by:
THE NATELSON DALE GROUP, INC.
24835 E. La Palma Avenue, Suite I
Yorba Linda, California 92887
Telephone: (714) 692-9596
Fax: (714) 692-9597
www.natelsondale.com
TABLE OF CONTENTS
SECTION
PAGE
I.
INTRODUCTION.............................................................................................................................. 1
II.
EXECUTIVE SUMMARY ................................................................................................................. 6
II-A.
II-B.
II-C.
II-D.
II-E.
II-F.
II-G.
II-H.
II-I.
III.
SUMMARY CONCLUSIONS REGARDING POTENTIAL FOR URBAN DECAY.................. 6
OVERVIEW OF EXISTING RETAIL MARKET IN TRADE AREA.......................................... 6
IMPACT OF PROPOSED PROJECT’S “GAFO” SALES ....................................................... 8
IMPACT OF PROPOSED PROJECT’S BUILDING/HARDWARE GARDEN SALES ............ 9
IMPACT OF PROPOSED PROJECT’S RESTAURANT SPACE ........................................ 10
IMPACT OF PROPOSED PROJECT’S GROCERY COMPONENT ................................... 11
POTENTIAL IMPACTS TO POMONA DOWNTOWN AREA ............................................... 12
CUMULATIVE IMPACTS OF PROJECTS PLANNED IN THE PRIMARY TRADE AREA .. 13
POTENTIAL FOR URBAN DECAY ...................................................................................... 15
RETAIL DEMAND ANALYSIS METHODOLOGY ........................................................................ 18
III-A.
III-B.
III-C.
III-D.
III-E.
III-F.
III-G.
III-H.
MARKET AREA BOUNDARIES ........................................................................................... 18
POPULATION AND INCOME LEVELS ............................................................................... 20
RETAIL SALES DEMAND.................................................................................................... 21
DISTRIBUTION OF RETAIL EXPENDITURES ................................................................... 22
CAPTURE RATE ANALYSIS ............................................................................................... 23
POTENTIAL RETAIL SALES VOLUMES ............................................................................ 25
SUPPORTABLE RETAIL SPACE ........................................................................................ 27
DEMAND FOR GROCERY SALES AND SUPPORTABLE GROCERY SPACE ................ 29
APPENDIX A: RETAIL DEMAND ANALYSIS – POMONA RETAIL TRADE AREA
APPENDIX B: RETAIL INVENTORY – POMONA RETAIL TRADE AREA (PRIMARY TRADE AREA)
APPENDIX C: PICTURES OF SELECTED “HIGH VACANCY RATE” SHOPPING CENTERS
APPENDIX D: PICTURES OF SELECTED VACANCIES IN DOWNTOWN POMONA
I.
INTRODUCTION
This report evaluates the potential economic impacts of the proposed Rio Rancho Towne
Center project in the City of Pomona. In particular, the study evaluates the extent to which the
proposed retail development has the potential to trigger the necessary chain of events that can
lead to urban decay. In addition to addressing the potential impacts of the proposed project
itself, the study also considers cumulative impacts, taking into account the impacts from other
planned/proposed retail projects in the trade area.
The project site totals approximately 37 acres and is partially occupied with vacant auto
dealership/showroom/service facilities (approximately 103,000 square feet), with the remainder
of the site undeveloped. The existing vacant building space, along with on-site parking areas
and other supporting facilities, will be demolished during site preparation activities. The
proposed project is located within the southwesterly portion of the City of Pomona, near the
intersection of Rio Rancho Road and State Route 71 (SR-71). For purposes of this analysis,
the project is assumed to include the following components:
•
A 139,500 square foot Target store, including up to a maximum of 15,000 square feet
devoted to grocery sales and support space;
•
A 136,090 square foot building/hardware/garden type retailer, including 28,111 square
feet of outdoor (garden) sales area;
•
26,050 square feet of fast food and sit-down restaurant space (both on pad/out lots and
in inline retail space);
•
60,950 square feet of inline specialty retail space; and
•
A 41,600 square foot health club
Based on the latest project information, the analysis assumes that the project would open in
2013. The economic impact analysis addresses five key issues:
1. The potential for the proposed project’s general merchandise space to negatively impact
existing “GAFO”1 stores in the trade area;
2. The potential for the proposed project’s building/hardware/garden retailer to negatively
impact existing building/hardware/garden stores in the trade area
3. The potential for the proposed project’s grocery component to negatively impact existing
supermarkets in the area;
4. The potential for the proposed project’s restaurant space to negatively impact existing
restaurants in the trade area; and
5. The cumulative impacts associated with the proposed project when its impacts are
considered together with economic impacts of all major retail projects currently planned
for development in the trade area.
1
“GAFO” is a retail industry acronym for the General Merchandise, Apparel, Furniture, and Other/Specialty sales
categories. These categories correspond to the typical merchandise mix of a general merchandise department store
such as the proposed Target and the types of tenants that are likely to occupy the inline specialty retail space. The
GAFO retail categories are also referred to as “shopper” or “comparison” goods.
Urban Decay Study for Proposed Rio Rancho Towne Center Project
Page 1
The economic analysis is used to determine, in accordance with the California Environmental
Quality Act (CEQA), the proposed project’s potential to create urban decay. CEQA does not
trigger an automatic presumption that urban decay will occur as a result of other businesses
being closed. However, store closures can lead to conditions of urban decay. For the purpose
of this analysis, urban decay is defined as physical deterioration due to store closures and longterm vacancies in existing shopping centers that is so prevalent and substantial that it impairs
the health, safety, and welfare of the surrounding community. Physical deterioration includes,
but is not limited to, abandoned buildings and commercial sites in disrepair, boarded doors and
windows, long-term unauthorized use of properties and parking lots, extensive gang or offensive
graffiti painted on buildings, dumping of refuse or overturned dumpsters on properties, dead
trees or shrubbery, extensive litter, uncontrolled weed growth, and homeless encampments.
Overview of Methodology
For purposes of estimating impacts in the relevant categories, this analysis considers a primary
trade area that includes the southern portion of the City of Pomona, in addition to portions of the
cities of Chino, Chino Hills, Diamond Bar, and Montclair. The analysis projects total resident
purchasing power within this trade area, and uses this projection of total demand as the basis
for determining the extent to which the proposed project could be supported in the market area
without negatively impacting existing businesses. Along with the primary trade area, the
analysis also considers a larger regional trade area (see below) from which the project would be
expected to draw a limited amount of market support.
The study methodology includes the following major steps:
1. Estimate the current potential demand for retail sales in the primary and regional trade
areas, based on existing demographics;
2. Estimate the portion of primary and regional trade area demand that could realistically
be “captured” by retail facilities in the primary trade area, based on an evaluation of the
amounts and locations of competitive retail facilities outside of the evaluated primary
trade area;
3. Forecast future (10-year) growth in the amount of supportable retail sales, based on
projected increases in the primary and regional trade areas’ resident populations;
4. Forecast future growth in retail sales by individual retail category;
5. Estimate supermarket demand by determining the portion of total food store sales
captured by supermarkets (versus other types of food stores such as convenience
markets);
6. Estimate net supermarket demand after accounting for the capture of available demand
by the proposed grocery component of the Target store; and
7. Evaluate the impact of the project on average sales per square foot levels at the existing
supermarkets in the trade area.
For the non-grocery retail categories, the potential impacts are expressed in terms of the square
feet of existing businesses that could potentially be displaced by the proposed project. For the
grocery category, in addition to evaluating the potential square footage displacement, the report
evaluates direct potential sales impacts (in terms of dollars per square foot) to existing
supermarkets in the primary trade area. This additional level of analysis for supermarkets is
possible because the universe of supermarkets in the primary trade area is relatively small
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(there are 17 supermarkets in the primary trade area). Thus, it is possible to estimate the
existing aggregate and average sales of these supermarkets, based on data from the California
State Board of Equalization (SBOE) (see Section II-D).
Description of Trade Area
According to the International Council of Shopping Centers (ICSC) – the premier trade
association of the shopping center industry – a power center 2 would typically have a trade area
of 5 to 10 miles. To be analytically conservative, this analysis evaluates a much smaller primary
trade area for potential market support for the proposed project. Starting with a base three-mile
radius as initial reference point, The Natelson Dale Group, Inc. (TNDG) designed a customized
polygon as the primary trade area. This polygon takes into account natural traffic barriers (such
as major highways and roads) and the location of existing competitive shopping centers. The
primary trade area boundaries are defined as follows: State Route 57 (SR-57) to the west,
Interstate 10 (I-10) to the north, Ramona Avenue to the east, and Edison Avenue/Grand Avenue
to the south.
To design the regional trade area, TNDG started with a five-mile radius – the low lend of the
trade area radius range for a power center, according the ICSC – as an initial reference point.
Similar to the primary trade area, TNDG designed a customized polygon for the regional trade
area, taking into account natural traffic barriers (such as major highways and roads) and the
location of existing competitive shopping centers. The regional trade area boundaries are
defined as follows: Euclid Avenue (SR-83) to the east, West Foothill Boulevard (SR-66)/Arrow
Highway to the north, Grand Avenue to the west, and State Route 124 (SR-124)/Butterfield
Ranch Road to the south. As discussed further in Section III-E, the regional trade area is
projected to generate only a small amount of market support (in terms of the percentage of total
retail expenditures of the area’s residents) for the project. In addition, as discussed further in
Section III-E on page 23, the proposed project is not expected to increase the potential market
support from the regional trade area. That is, the amount of limited market support that existing
retailers in the primary trade area currently draw from the regional trade area is not expected to
increase after the development of the proposed project. Given that the proposed project is not
projected to increase the primary trade area’s existing capture rates of retail demand from the
regional trade area, this analysis evaluates potential impacts to existing retailers in the primary
trade area, where any potential competitive impacts would be concentrated.
A map of the primary and regional retail trade area boundaries is provided in Figure I-1 on the
following page.
2
According to the ICSC, a typical power center is between 250,000 and 600,000 square feet, and is anchored by
home improvement, discount department, or warehouse club and off-price stores.
Page 3
Figure I-1: Pomona Retail Trade Area Map
Primary Trade Area
Project Site
Regional Trade Area
0 mi
2
4
6
8
THE NATELSON GROUP, INC.
Page 4
What this Study Provides
Since this study is being completed as part of the Environmental Impact Report (EIR) process
for the proposed project, it focuses strictly on the types of economic impacts that are defined as
significant by the California Environmental Quality Act (CEQA). Specifically, per Section
15131(b) of the CEQA Guidelines, a project’s economic impacts on a community are considered
significant only if they can be tied to direct physical changes in the market area (i.e., physical
deterioration of existing retail centers/facilities). For purposes of this analysis, The Natelson
Dale Group, Inc. (TNDG) has established the following criteria to determine if the project’s
market impacts would be significant enough to create a lasting physical change in the market
area:
•
Any diversion of sales from existing retail facilities would have to be severe enough to
result in business closings; and
•
The business closures would have to be significant enough in scale (i.e., in terms of the
total square footage affected and/or the loss of key “anchor” tenants) to affect the longterm viability of existing shopping centers or districts, subsequently resulting in urban
decay. Urban decay may be described as a downward spiral of store closures and longterm vacancies. While the phenomenon of urban decay is not defined under CEQA, it is
assumed to be indicated by significant deterioration of structures and/or their
surroundings. Such deterioration occurs when property owners reduce property
maintenance activities below that required to keep their properties in good condition. A
store closure, in and of itself, does not constitute urban decay. While the closure of a
business is clearly a severe impact to the owners and employees of the firm, within the
context of CEQA it is only significant if it results in sustained vacancies and related
deterioration of the physical condition of the vacant building(s).
Within the above context, the analysis includes a description of the “baseline” condition of
existing retail facilities in the primary trade area. In particular, TNDG completed a detailed
inventory of existing tenants and vacancies in the primary trade area.
Page 5
II.
EXECUTIVE SUMMARY
II-A.
SUMMARY CONCLUSIONS REGARDING POTENTIAL FOR URBAN DECAY
Based on the data and analysis presented in this report, TNDG concludes that the proposed
project would not result in urban decay in the evaluated primary trade area.
It is TNDG’s conclusion that the project as proposed would not have significant economic
impacts on existing retailers. The analysis supporting this conclusion is summarized in Sections
II-B through II-H, with the study methodology documented in Section III.
II-B.
OVERVIEW OF EXISTING RETAIL MARKET IN TRADE AREA
As part of the analysis, TNDG completed a comprehensive inventory of all existing retail tenants
and vacancies in the primary trade area. The detailed inventory is provided in Appendix B of
the report.
The total inventory of retail space in the primary trade area is estimated at approximately 5.52
million square feet. The inventory of existing retailers provides no indication of current urban
decay in the primary trade area. The overall retail vacancy in the primary trade area is
estimated at 14.7%. While the overall vacancy rate is above the range (5% to 10%) generally
considered to be reflective of a healthy retail market, it should be noted that two single-use
buildings and one shopping center account for a significant share of the overall vacancy rate, as
described in the following bullet points.
•
A former Great Indoors store located on 13000 Peyton Drive in Chino Hills closed in
March 2009. The relatively large size of the store (133,000 square feet) and its unique
building configuration (the store sold upscale home hardware, furniture and decorations
for home remodeling projects in large warehouse-type setting) have likely precluded its
re-tenanting during this recessionary period. However, the building and its location are
fundamentally viable for retail reuse when there is sufficient demand.
•
A former 45,000 square foot movie theater located on 3750 Grand Avenue in Chino
closed in May 2010. Given that movie theaters are built with very theater-specific
construction features – such as steeply sloped concrete floors and screening rooms
separated by solid masonry block walls with sound attenuation barriers – it would be
difficult if not impossible to reuse the theater for some alternative retail use. Thus a case
could be made that this vacant building should not be counted as part of the effective
retail inventory. As such, excluding this building from the retail inventory would result an
adjusted vacancy rate of 14.3%
•
There is an existing 221,000 square foot shopping center located between South Garey
Avenue and South Towne Ave, fronting the State Route 60 (SR-60), that is currently
anchored by Home Depot and Office Max stores. However, the center has been on a
downward trend over the last four years, with the closing of Toys R Us and Circuit City
stores in late 2008 and December 2009, respectively. The latter store closing was a
result of the chain’s bankruptcy proceedings. The closure of these two stores resulted in
nearly 85,000 square feet of vacant retail building space that still remains vacant. In
addition, it is possible that the center’s existing Home Depot store would close as a
result of the opening of the proposed project – which is approximately one mile from this
existing center – given that it will include a building/hardware/garden retailer. With the
potential closing of the existing Home Depot store, the center’s vacancy rate would
Page 6
reach 86.2% (only Office Max and a Shell Gas station pad would remain), calling into
question the center’s continued viability as a retail shopping center. As discussed
further in Section II-H, this center suffers from significant physical design/site
configuration issues that limit its potential for retail reuse. These are pre-existing issues
that would exist with or without the proposed project.
Given the above issues, excluding these buildings and shopping center would result in an
“adjusted” vacancy rate of approximately 10.7%. Although this “adjusted” vacancy rate would
still be at the high end of the “normal” range indicated above, many communities are currently
experiencing comparable retail vacancy rates as a result of the recent recession and tepid
economic recovery. The breakdown of the existing retail inventory by category is summarized
on Table II-1 below.
Table II-1:
Inventory of Existing Retail Development
Primary Trade Area
Retail Category
Square
Feet
Clothing and Clothing Accessories
172,354
General Merchandise
846,969
Home Furnishings and Appliances
74,494
Specialty/Other
575,980
Food and Beverage
981,994
Food Service and Drinking
718,993
Bldg. Matrl. & Garden Equip. & Supplies
275,294
Auto Parts
124,463
Gasoline Stations
N/A
Services Space
938,024
Vacant Space
811,910
Total
5,520,475
Source: TNDG (see Appendix B).
Downtown Pomona Overview
Downtown Pomona is located in the north central portion of the primary trade area, with the
boundaries identified as 1st Street to the north, Mission Boulevard to the south, Towne Avenue
to the East, and Rebecca Street to the West. The downtown is generally characterized as a
historic mixed-use district that provides a shopping environment and mix of tenants – including
art studios, antique stores, and independent restaurants, along with educational and cultural
institutions – that is distinct from “big box” and other regional-scale shopping facilities.
The downtown’s current retail vacancy rate is approximately 18.3%. The downtown has been a
long-term area of focus for the City of Pomona, with City and private sector investments and
revitalization efforts extending back at least four decades. In the late 1970s, the Western
University of Health Sciences, artists, and antique stores started to refurbish old and somewhat
neglected buildings. In 1994 the City officially formed the Arts Colony as the downtown became
identified as a major educational and cultural district. Due to the recession, vacancy rates have
Page 7
increased, but there is no evidence of urban decay in the downtown (as evidenced by pictures
of a sample of vacant stores provided in Appendix C). With an active Property Business
Improvement District (PBID) – the Downtown Pomona Owners Association – focused on
fostering an economically vibrant downtown, the area is well positioned for continued
revitalization once the general economy improves.
II-C.
IMPACT OF PROPOSED PROJECT’S “GAFO” SALES
It is TNDG’s conclusion that the proposed project’s GAFO 3 (General Merchandise, Apparel,
Furniture/Appliances and Other/Specialty) sales will not have significant impacts on existing
retailers in the primary trade area. The analysis supporting this conclusion is summarized
below.
Project Description: The proposed project would include 200,450 square feet of space
devoted to tenants in the GAFO retail categories. This includes the non-grocery portion
(124,500 square feet) of the proposed Target store and the non-restaurant portions (75,950
square feet) of the proposed inline retail space.
Comparison of Existing Supply and Demand: TNDG’s demand analysis indicates existing
(year 2012) market support for $576.7 million in GAFO retail sales in the primary trade area.
The $576.7 million in market demand translates into approximately 1,922,397 square feet of
GAFO retail space that could be currently supported in the primary trade area. Based on
estimates from the field survey completed by TNDG, there is approximately 1,669,797 square
feet of existing GAFO space in the primary trade area. Thus, TNDG estimates that the primary
trade area could currently support approximately 252,600 square feet of additional GAFO space
over and above the existing inventory.
Projected Growth in Demand: Within the primary trade area, potential demand for new retail
space in the GAFO retail categories is projected to grow to approximately 269,540 by 2013 (the
proposed project’s assumed opening date), 338,802 square feet by 2017, 404,695 square feet
by 2021, and 435,509 by 2023. See Table II-2, below, for TNDG’s projection of supportable
square feet within GAFO retail categories from 2012 to 2023.
Table II-2:
Potential Demand for NEW GAFO Retail Space
Primary Trade Area
in Square Feet (all numbers are cumulative)
Retail Category
2012
2013
2015
2017
2019
2021
2023
GAFO 1/
252,600
269,540
303,867
338,802
374,355
404,695
435,509
Source: TNDG.
1/ GAFO = General Merchandise, Apparel, Furniture/Appliances, and Other/Specialty.
Conclusion Regarding Significance of Impact: The proposed project will result in a net
increase of 200,450 square feet of GAFO retail space. Given that this space is well within the
level of residual market support for GAFO space in the primary trade area, TNDG does not
3
“GAFO” is a retail industry acronym for the General Merchandise, Apparel, Furniture and Other/Specialty retail
categories. The GAFO categories generally correspond to the merchandise mix of a typical general merchandise
retailer that would likely be the proposed project’s anchor tenant.
Page 8
believe the GAFO components of the proposed project will have significant competitive impacts
on existing stores in the primary trade area.
II-D.
IMPACT OF PROPOSED PROJECT’S BUILDING/HARDWARE GARDEN SALES
It is TNDG’s conclusion that the proposed project’s building/hardware/garden space will
potentially have significant impacts on existing retailers in the primary trade area. This is not
due to a lack of potential retail market demand, but due to the close proximity of the proposed
project to the existing Home Depot store in Pomona discussed above. The analysis supporting
this conclusion is summarized below.
Project Description: The proposed project would include a 136,090 square foot
building/hardware/garden retailer 4. This retailer would function as a co-anchor of the shopping
center.
(year 2012) market support for $109.5 million in building/hardware/garden retail sales in the
primary trade area. The $109.5 million in market demand translates into approximately 437,954
square feet of building/hardware/garden retail space that could be currently supported in the
primary trade area. Based on estimates from the field survey completed by TNDG, there is
approximately 275,294 square feet of existing building/hardware/garden space in the primary
trade area. Thus, TNDG estimates that the primary trade area could currently support
approximately 162,660 square feet of additional building/hardware/garden space over and
above the existing inventory.
Projected Growth in Demand: Within the primary trade area, potential demand for new retail
space in the building/hardware/garden retail category is projected to grow to approximately
166,513 by 2013 (the proposed project’s assumed opening date), 182,272 square feet by 2017,
197,840 square feet by 2021, and 205,441 by 2023. See Table II-3, below, for TNDG’s
projection of supportable square feet within the building/hardware/garden retail category from
2012 to 2023.
Table II-3:
Potential Demand for NEW Building/Hardware/Garden Space
Primary Trade Area
in Square Feet (all numbers are cumulative)
Retail Category
2012
2013
2015
2017
2019
2021
2023
BHG 1/
162,660
166,513
174,324
182,272
190,360
197,840
205,441
Source: TNDG.
1/ BHG = Building/Hardware/Garden
increase of 136,090 square feet of building/hardware/garden retail space. Given that this space
is well within the level of residual market support for building/hardware/garden space in the
primary trade area, there is technically enough market demand to support the new home
improvement store without significant competitive impacts on existing stores in the primary trade
area. However, as noted above, the existing Home Depot located on 2707 South Towne
Avenue in Pomona is approximately one mile from the proposed project. Given the close
4
This total includes 28,111 square feet of outdoor (garden) sales area.
Page 9
proximity to this project, it is possible that the existing Home Depot store would become
“redundant” within the immediate trade area and therefore would close with opening of the
proposed project. The new building/hardware/garden store would be located in a newer, more
modern shopping center with much better access than the existing Home Depot store.
II-E.
IMPACT OF PROPOSED PROJECT’S RESTAURANT SPACE
It is TNDG’s conclusion that the fast food restaurants and sit-down restaurants assumed to
occupy the proposed project’s “out lots” and some of the inline retail space would not have
substantial economic effects on existing restaurant establishments in the primary trade area.
The analysis supporting this conclusion is summarized below.
Project Description: For purposes of this analysis, it is assumed that the project would include
26,050 square feet of fast food and sit-down restaurant space.
(year 2012) potential market support for $261.5 million in restaurant sales in the primary trade
area. The $261.5 million in market demand translates into approximately 747,185 square feet
of restaurant space that could be currently supported in the primary trade area. Based on
estimates from the field survey completed by TNDG, there is approximately 718,993 square feet
of existing restaurant space in the trade area. Thus, TNDG estimates that the trade area could
currently support approximately 28,192 square feet of additional restaurant space over and
above the existing inventory.
Projected Growth in Demand: Potential demand for new restaurant space in the primary trade
area is projected to grow to 34,774 square feet by 2013 (the assumed opening date for the
proposed project), 61,689 square feet by 2017, 87,436 by 2021, and 99,553 square feet by
2023. See Table II-4, below, for TNDG’s projection of supportable square feet within the Food
Service and Drinking retail category from 2012 to 2023.
Table II-4:
Potential Demand for New Restaurant Space
Primary Trade Area
In Square Feet (all numbers are cumulative)
Retail Category
Food Service & Drinking
2012
28,192
2013
34,774
2015
48,114
2017
61,689
2019
75,505
2021
87,436
2023
99,553
Source: TNDG.
increase of 26,050 square feet of restaurant space. Given that this space is within the level of
residual market support for restaurant space in the primary trade area, TNDG does not believe
the restaurant components of the proposed project will have significant competitive impacts on
existing restaurants in the primary trade area.
Page 10
II-F.
IMPACT OF PROPOSED PROJECT’S GROCERY COMPONENT
It is TNDG’s conclusion that the proposed project’s grocery sales will not have significant
economic impacts on existing supermarkets in the primary trade area. The analysis supporting
this conclusion is summarized below.
Project Description: For purposes of this analysis, it is assumed that the grocery component
of the proposed Target store would total a maximum of 15,000 square feet, including sales floor
area and support/stockroom space.
Evaluation of Existing Grocery Market: Existing supermarket square feet in the primary trade
area currently totals approximately 710,944 square feet 5. By evaluating the trade area
demographic characteristics and the typical portion of household income spent of supermarket
goods, TNDG estimates that the current sales potential (year 2012) for existing supermarkets
within the primary trade area is approximately $424 per square foot. In comparison, the industry
median for supermarkets is approximately $473 per square foot nationally and $418 in the
Western United States 6. Thus, TNDG estimates that, on average, supermarkets in the primary
trade area currently have potential sales volumes which are slightly above the Western regional
median and below the national median.
Projected Growth in Grocery Demand: Total demand for supermarket sales in the primary
trade area is projected to increase from approximately $301.2 million in 2012 to approximately
$303.8 million in 2013, the assumed opening date of the proposed project. By 2023, total
demand for supermarket sales in the Trade Area is projected to reach approximately $330.3
million (all projections are given in 2012 constant dollars). Table II-5, on the following page,
evaluates the impact of the proposed Target’s grocery sales in terms of the potential reduction
in the sales per square foot volume at the existing supermarkets in the primary trade area.
5
Grocery stores with a minimum of 10,000 square feet of building space are considered supermarkets for purposes
of this analysis.
6
According to the 2008 edition of the Urban Land Institute’s (ULI) Dollars & Cents of Shopping Centers, based on
ULI’s sample of supermarkets in neighborhood shopping centers. Other data sources evaluated by TNDG suggest
that supermarkets can successfully operate at substantially lower sales volumes than the median numbers published
by ULI. In particular, 2011 data from Trade Dimensions International, Inc. (a market research firm of the Nielson
Company) indicate that among the 51 supermarket chains operating in California, the median and average sales per
square foot levels are $385 and $407, respectively. Thus, the ULI medians would appear to be conservative
thresholds for evaluating potential impacts to existing supermarkets.
Page 11
Table II-5:
Potential Sales Impacts to Existing Supermarkets
Grocery Component of Proposed Target
Primary Trade Area
in thousands of constant dollars
Description
2012
2013
2015
2017
2019
2021
2023
Total Food Sales Demand
$354,322
$357,442
$363,764
$370,198
$376,746
$382,600
$388,548
Supermarket Share @ 85%
$301,174
$303,826
$309,200
$314,668
$320,234
$325,210
$330,266
Existing Supermarket Sq. Ft.
710,944
710,944
710,944
710,944
710,944
710,944
710,944
0
15,000
15,000
15,000
15,000
15,000
15,000
710,944
725,944
725,944
725,944
725,944
725,944
725,944
$424
$419
$426
$433
$441
$448
$455
Target Grocery Sq. Ft.
Existing + Planned Sq. Ft.
Sales per Square Foot
Existing Supermarkets
Source: TNDG; ULI.
1/ Sales per square foot (gross area) assumptions: $473
Conclusion Regarding Significance of Impact: Since the proposed project would have only
a slight (and temporary) impact on the sales volumes of existing supermarkets in the trade area,
TNDG believes that it is unlikely to cause any existing supermarkets in the trade area to close.
The average sales volume of existing supermarkets is currently estimated at $424 per square
foot and is projected to decrease to $419 per square foot during the proposed project’s
assumed opening year (2013). Thus, the existing supermarkets’ sales volumes would decrease
by only 1.4% and would still be above the $418 per square foot threshold. Moreover, average
sales volumes are projected to recover to 2012 levels within just two years of the proposed
project opening.
II-G.
POTENTIAL IMPACTS TO POMONA DOWNTOWN AREA
TNDG’s experience in evaluating the impacts of big box retailers (such as those that would be
located at the proposed project) on small, independent merchants throughout southern and
central California suggests that the impacts vary widely. While there are examples of small
businesses that have been unable to compete with big box stores, there are also prominent
examples of traditional downtown areas that have been able to carve out specialized “niches”
and continue to thrive despite the entry of big box competitors. Generally speaking, the
difference in results can be explained by four factors:
1. The amount of resident demand for retail sales in the market area (i.e., whether the big box
stores derive their sales from residual demand or “leakage” versus diverting sales from
existing local merchants);
2. The degree to which trends in the traditional downtown areas were on a positive or negative
path prior to the entry of the big box competitors (i.e., if an established trend of decline is
Page 12
already in evidence, disinvestment from an area is likely to occur with or without new
competition);
3. The degree to which tenants in a downtown are selling goods directly comparable to those
available at competitor big box stores; and
4. The degree to which the local government has made a sustained commitment to promoting
economic development in its downtown area.
Conclusion Regarding Significance of Impact: TNDG does not believe that the proposed
project, by itself, will have a significant impact on the Pomona Downtown area. TNDG bases
this conclusion on the following:
•
Residual demand is anticipated to be sufficient to support the project without substantially
diverting sales from existing GAFO stores or restaurants, as described in the quantitative
retail demand analysis in Section III and summarized in Sections II-C to II-F above.
•
Small merchants in the downtown areas already face big box competition from a number of
centers, including the Spectrum West and Crossroads Marketplace power centers (both
over 500,000 square feet), and the proposed project, in and of itself, will not significantly
increase the market draw of these established centers away from the downtown.
•
The downtown areas have a strong representation of boutique retail (e.g., art galleries,
antique stores), eating and drinking establishments, and service-based businesses, all of
which offer a mix of merchandise and services that are not directly comparable to the type of
goods that would be available at the big box tenants located at the proposed project.
•
In Downtown Pomona, the current retail vacancy rate is estimated at approximately 18.3%.
Although the downtown’s vacancy rate has increased recently due to the recession, with
and active PBID – the Downtown Pomona Owners Association – focused on fostering an
economically vibrant downtown, the area is well positioned for continued revitalization once
the general economy improves.
II-H.
CUMULATIVE IMPACTS OF PROJECTS PLANNED IN THE PRIMARY TRADE AREA
Whereas the above sections examine potential impacts strictly related to the proposed project,
this section evaluates the cumulative impacts to the market based on all known planned and
pending retail development/reuse projects in the primary trade area. At the time of this writing,
there are three known planned and/or pending commercial retail projects (in addition to the
proposed project evaluated in this analysis) in the primary trade area, as summarized in Table
II-6 on the following page. As shown on the table, there is 423,180 square feet of retail space
(non-grocery) planned for development within the primary trade area.
It should be noted that the planned and pending projects identified on Table II-6, on the
following page, are from a larger cumulative list developed for purposes of evaluating
cumulative traffic impacts. The traffic impact analysis evaluates a larger impact area, and
therefore includes additional projects outside of the primary trade area evaluated in this
analysis. For the reasons described on page 3 and in Section III-A, the appropriate area for
evaluating cumulative impacts in this analysis is the primary trade area.
Page 13
Table II-6:
Planned and Pending Projects
Primary Trade Area
Project
Location
Square Feet*
Rio Rancho Towne Center
SR-71 / Rio Rancho Road
Pomona 91766
Specialty Retail
155 East Third Street
Pomona 91766
Specialty Retail
675 East Mission Boulevard
Pomona 91766
5,125
Auto Repair Garage
555 Caswell Street
Pomona 91766
2,168
404,190
11,597
TOTAL
423,180
Source: Applied Planning; Urban Crossroads.
*Non-grocery square feet. Grocery impacts are evaluated separately (see
Sections II-F and III-H)
Cumulative Impacts – Non-Grocery Categories
Demand for new retail space (non-grocery) in the primary trade area is projected to reach
approximately 544,921 square feet in 2013 and 858,261 square feet by 2023. See Table II-7,
below, for a breakdown of supportable square feet by retail category from 2013 to 2023.
Table II-7:
Demand for NEW Retail Space
by Retail Category (non-grocery)
Primary Trade Area
Retail Category
GAFO
Bldg. Matrl./Garden Equip./Supplies
Automotive Parts
Services Space @ 10% of Total Space
TOTAL
2012
2015
2017
2019
2021
2023
252,600
28,192
162,660
18,344
51,311
269,540
34,774
166,513
19,602
54,492
303,867
48,114
174,324
22,152
60,940
338,802
61,689
182,272
24,747
67,501
374,355
75,505
190,360
27,388
74,179
404,695
87,436
197,840
29,642
79,957
435,509
99,553
205,441
31,931
85,826
513,106
544,921
609,396
675,011
741,788
799,571
858,261
186,316
251,931
318,708
376,491
435,181
Square Feet Absorbed by Planned
and Pending Projects*
Net Demand
2013
(423,180)
513,106
121,841
Source: TNDG, Table III-1 through III-10.
*Non-grocery space (see Table II-6).
Based on the potential demand for new non-grocery retail space (as shown on Table II-7
above), the total square feet of planned and pending projects would absorb approximately 78%
of the residual demand through 2013. Even after accounting for all of the planned and pending
retail space, there would still be residual demand to support 121,814 square feet of new retail
Page 14
space in 2013. In addition, due to continued growth in the market, the primary trade area would
be able to support an additional 435,181 square feet of non-grocery space by 2023. Thus,
TNDG believes that the planned and pending projects will not have significant cumulative
impacts on primary retailers in the non-grocery categories.
Cumulative Impacts – Supermarket Category
Besides the proposed grocery component of the Target store, there are no other known planned
and/or pending supermarket projects in the primary trade area. Thus, there would be no
cumulative impacts in the supermarket category above and beyond the project-specific impacts
summarized in section II-F.
It should be noted that there are two commercial retail projects that are planned for
development just outside of the primary trade area’s boundaries.
1.
A 37,704 square foot shopping center is proposed for development at the southeast corner
of Ramona Avenue and Philadelphia Street in the City of Chino.
2. The Industry Business Center is proposed for development at Baker Parkway and Grand
Avenue, west of the SR-60/SR-57, in the City of Industry. In addition to potential office and
business park uses, the site has been planned for approximately 707,000 square feet of
shopping center space. The development was initially approved in 2004 and significantly
revised in 2008 to include a potential 75,000 seat NFL stadium.
These projects are not considered in the cumulative analysis since this study evaluates demand
for new space in the primary trade area. In addition, the primary trade area is only projected to
capture a very small amount of the regional trade area’s demand, as discussed further in
Section III-E.
II-I.
POTENTIAL FOR URBAN DECAY
This section evaluates the potential urban decay to occur based on the possibility of store
closings or a delay in the reuse of existing vacancies that could result from development of the
proposed project. As noted in the above sections, TNDG’s retail demand analysis indicates that
theoretically there would be sufficient marked demand to support the proposed project without
negatively impacting existing retailers in the primary trade area. However, the proposed project
could potentially impact an existing high-vacancy center and indirectly impact the reuse timing
of a major vacant retail building. These potential impacts are summarized in the bullet points
below.
•
The existing Home Depot store in the center located between South Garey Avenue and
South Towne Ave, fronting the State Route 60 (SR-60), in the City of Pomona would
potentially close due to the development of the proposed project. The proposed project
would include a major building/hardware/garden retailer approximately one mile from the
existing Home Depot store. Although technically there would be sufficient market
demand to support the building/hardware/garden retailer without negatively impacting
existing stores, for the practical purposes, it is possible that the existing store would
close given the close proximity to one another (less than one mile would separate the
two stores). Moreover, the new store would have clear advantages in terms of being
located in a modern power center with other shopping opportunities, in addition to much
improved site access relative to the existing center. With the possible closing of the
Page 15
existing Home Depot, the only remaining tenants in the center would be an Office Max
store and a Shell gas station. With no other anchor tenants to draw shoppers to this
center, the center’s remaining tenants would also be vulnerable to closure.
•
By absorbing market demand in the trade area, the proposed project could also
potentially delay the reuse of the former 133,000 square foot Great Indoors store located
on 13000 Peyton Drive in Chino Hills. This store, closed since March 2009, is also
approximately one mile from the proposed project site.
TNDG does not believe that the potential impacts described above would result in urban decay
with respect to these two properties. Although the proposed project would absorb a significant
amount of demand for new retail space in the near term, continued growth in the market over
the next 10 years would generate sufficient demand to re-use these potential vacant spaces.
As shown in Table II-8 below, after accounting for the square feet of the proposed project, there
would still be sufficient demand to support retail reuse of the former Great Indoors store within a
year or two of the proposed project’s opening and the existing Home Depot-anchored center
over a longer (7-8 year) period. This residual demand would provide strong incentives for
owners to maintain vacated properties in good condition and suitable for releasing even if there
is some amount of lag time in the reuse process.
From practical standpoint, it should be recognized that the existing Home Depot shopping
center has significant design and locational challenges (as described in Section II-B above).
Thus, while there would theoretically be sufficient market demand to support the long-term retenanting of this site, its actual retail re-use potentials are likely to be limited by the indicated
challenges. Due to these challenges, along with the potential opportunities that would result
from combining the site with the adjacent vacant Wonder Bread industrial building, the site
would be a likely candidate for some type of adaptive reuse, such as a potential high density
residential development. These challenges are pre-existing conditions that would exist with or
without the proposed project and therefore the potential obsolescence of this facility would not
be a market-driven competitive impact associated with the proposed project.
Table II-8:
Potential Demand for New Retail Space (non-grocery)
Pomona Retail Trade Area-PTA
Retail Category
GAFO
Automotive Parts
TOTAL
Proposed Project – Sq. Ft.
Residual Demand – Sq. Ft.
2012
252,600
28,192
162,660
18,344
51,311
2013
269,540
34,774
166,513
19,602
54,492
2015
303,867
48,114
174,324
22,152
60,940
2017
338,802
61,689
182,272
24,747
67,501
2019
374,355
75,505
190,360
27,388
74,179
2021
404,695
87,436
197,840
29,642
79,957
2023
435,509
99,553
205,441
31,931
85,826
513,106
544,921
609,396
675,011
741,788
799,571
858,261
(419,990) (419,990) (419,990) (419,990) (419,990) (419,990) (419,990)
93,116
124,931
189,406
255,021
321,798
379,581
438,271
Source: TNDG, Table III-1 through III-10.
Although there would be market demand to theoretically support reuse of this vacant space,
there are potential non-market related issues that could delay or prevent reuse of these
properties. For example, as discussed above, the existing Home Depot center has been on a
Page 16
downward trend over the last four years, with the closing of Toys R Us and Circuit City stores in
late 2008 and December 2009, respectively. Neither of these vacant spaces has been reoccupied with other retail uses since these stores closed. Moreover, the shopping center site
suffers from poor access off the SR-60 and SR-71. Although visible from the SR-60, there are
no direct freeway on-ramps or off-ramps near the shopping center, indicating the site is not an
ideal location in terms of contemporary retail shopping center standards. The above preexisting issues are unrelated to the proposed project, and would need to be addressed with or
without development of the proposed project. Given the relatively poor access from the nearby
freeways, the site, is most likely suitable for some type of non-retail reuse. There could be a
number of options for “recycling” the site to some alternative reuse, especially given potential to
combine it with the vacant Wonder Bread industrial building directly to the south.
The former Great Indoors store has remained vacant since March 2009, which is likely due to
the relatively weak economy and its unique building characteristics. The relatively large size
(133,000 square feet) and its unique building configuration (the store sold upscale home
hardware, furniture and decorations for home remodeling projects in a large warehouse-type
setting) effectively limits some retail reuse options for the building. For example, there are only
a limited number of retailers that require that amount of building space, and subdividing the
space for multiple tenants could be cost prohibitive given the building’s unique design
characteristics. However, unlike the existing Home Depot center, this building has excellent
visibility and access from the SR-71, in addition to being located across the street from the
existing 535,000 square foot Crossroads Marketplace power center, suggesting that there would
viable retail reuse options for the site as market demand continues to grow in the trade area. In
this respect, there would likely by demand to reuse the site by demolishing the existing building
– if challenges with reusing the existing structure are too high – and redeveloping a more
suitable retail shopping center on the site.
It should be acknowledged that the above projections indicating substantial demand for new
retail space in the City would appear to be inconsistent with the higher than optimal retail
vacancy level that now exists 7. TNDG’s demand projections are based on resident spending
potential as reflected in long-term expenditure trends. During a significant recession, when
many households curtail retail spending, the levels of potential demand tend not to translate into
immediate absorption of retail space. As such, it is not surprising for retail vacancy levels to
temporarily spike, as happened in many communities across the country during the recent
recession. However, there is a significant distinction between a near-term increase in vacancy
levels and the environmental impact of urban decay. What is important from an urban decay
perspective is whether or not vacant properties are maintained in leasable condition. TNDG
believes that the underlying, long-term strength of the trade area market is such that property
owners will have a strong incentive to maintain their properties in order to be well positioned to
attract tenants once market conditions improve (this is documented in the pictures of “high
vacancy rate” shopping centers in Appendix C). Thus, while it may realistically take several
years for on-the-ground conditions to “catch up” to the potential demand levels associated with
the trade area’s demographics, TNDG’s projections indicate sufficient demand to absorb the
new proposed space and to bring existing vacancies back within a normal range. Moreover, the
prospects of strong demand over the next several years will create a market environment where
property owners will be very unlikely to allow property maintenance to lapse to such a degree
that urban decay conditions develop.
7
However, as discussed above, excluding the former Great Indoors and Home Depot Center properties – which
suffer, in some respects, from non-market issues – and the vacant movie theater would result in a much more normal
vacancy rate typical of “healthy” retail markets.
Page 17
III.
RETAIL DEMAND ANALYSIS METHODOLOGY
This section examines potential retail demand associated with the population residing in the
trade area that would be served by the proposed project. The analysis projects future retail
demand of residents in the primary trade as well as a limited amount of resident demand from a
larger regional trade area that is currently captured by primary trade area retailers.
III-A.
MARKET AREA BOUNDARIES
The primary trade area is a customized polygon defined with the following boundaries: SR-57 to
the west, I-10 to the north, Ramona Avenue to the east, and Edison Avenue/Grand Avenue to
the south. This polygon takes into account natural traffic barriers (such as major highways and
roads) and the location of existing competitive shopping centers.
As discussed in the report Introduction on page 3, a power center of this scale, and with types of
proposed tenants, would typically have a 5-10 mile radius as a primary trade area. However, to
remain analytically conservative and to account for the significant presence of additional retail
development along the SR-71, TNDG has designed a smaller primary trade area so as not to
potentially overestimate market demand for the proposed project. In this respect, the primary
trade area was customized based on a 3-mile radius as a starting point, as discussed on page
3. Along with demand generated by residents within the primary trade area, retailers in the
primary trade area also draw a limited amount of market support from a larger regional trade
area (see Section III-E). The regional trade area is a customized polygon defined with the
following boundaries: Euclid Avenue (SR-83) to the east, West Foothill Boulevard (SR66)/Arrow Highway to the north, Grand Avenue to the west, and State Route 124 (SR124)/Butterfield Ranch Road to the south. Similar to the primary trade area, TNDG designed a
customized polygon for the regional trade area, taking into account natural traffic barriers (such
as major highways and roads) and the location of existing competitive shopping centers.
The boundaries for the primary trade area and regional trade area are shown on Figure III-1 on
the following page.
Page 18
Figure III-1: Pomona Retail Trade Area Map
Primary Trade Area
Project Site
Regional Trade Area
0 mi
2
4
6
8
THE NATELSON GROUP, INC.
Page 19
III-B.
POPULATION AND INCOME LEVELS
The population in the primary and regional trade area is projected as follows:
Table III-1:
Population Projections by Year
Pomona Retail Trade Area
Market
Area
Estimated
2012
Population
Estimated
2013
Population
Projected
2015
Population
Projected
2017
Population
Projected
2019
Population
Projected
2021
Population
Projected
2023
Population
PTA
RTA
183,719
332,152
185,336
335,108
188,612
341,100
191,946
347,198
195,339
353,406
198,477
355,317
201,666
357,238
Total
515,871
520,444
529,712
539,144
548,745
553,794
558,904
Source: Claritas, Southern California Association of Governments (SCAG); TNDG.
PTA = Primary Trade Area
RTA = Regional Trade Area
The above population estimates are from Claritas, a nationally-recognized provider of
demographic data, while the future projections are based on growth forecasts developed in
conjunction with SCAG’s recently released (April 2012) 2012-2035 Regional Transportation
Plan (RTP). For the growth projections, the following forecast approach was used:
•
Obtaining demographic forecasts from SCAG at the Traffic Analysis Zone level (TAZ) level
of geography.
•
Matching the TAZ boundaries as close as possible to the geographic boundaries of the
primary trade area and regional trade area (see Figure III-1).
•
Calculating the population growth rate in the TAZs that most closely correspond to the
primary trade area and regional trade area boundaries. This calculation shows that SCAG
forecasts the following growth rates.
Area
PTA
RTA
2012 - 2020
0.88%
0.89%
2020 - 2023
0.80%
0.27%
Per capita income levels in the primary trade area and secondary trade area are estimated as
follows.
Table III-2:
Per Capita Income Levels
Market Area
2012 Per Capita
Income
PTA
$27,586
RTA
$33,711
Source: Claritas, TNDG
Page 20
The indicated estimates of per capita income were obtained from Claritas and increased 39% by
TNDG. The reason for this increase factor is that these income estimates are based on “money
income” definition of income utilized by the U.S. Census Bureau. This measure of income is
narrower than the “personal income” definition used by the U.S. Department of Commerce. The
broader definition includes additional income sources such as fringe benefits (health insurance,
retirement funding), imputed income (interest, rent), and direct payments to medical providers
by governments. Personal income therefore represents a more complete gauge of a
household’s economic status. According to the Center for the Continuing Study of the California
Economy (CCSCE), personal income is the preferred measure for purposes of projecting a
household’s purchasing power (i.e., retail demand). Thus, this analysis increases the Claritas
estimates of money income by 39% to estimate per capita personal income 8.
III-C.
RETAIL SALES DEMAND
The portion of total income spent on retail purchases varies by the income level of the individual
household and also varies depending on the strength of the overall economy. In general, the
percentage of income spent on retail goods decreases as income levels rise (more affluent
households spend more on retail goods in absolute dollar terms, but less as a percentage of
their total income).
In order to forecast the ratio of total trade area income likely to be spent on retail purchases,
TNDG evaluated county level data for the period 2000 through 2010 (the latest 11-year period
for which official income data are available from the Bureau of Economic Analysis (BEA). In
particular, TNDG calculated the ratio of total retail sales (based on data from the State Board of
Equalization 9) to aggregate income (per the BEA). At the countywide level, the ratio of retail
sales to total income is estimated as follows for each year of the evaluation period:
Table III-3:
Total Retail Sales
As a Percentage of Aggregate Personal Income
San Bernardino County
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
35.8%
34.7%
35.1%
36.6%
39.2%
42.1%
41.8%
38.6%
33.8%
30.2%
30.8%
11-Year
Average
36.2%
Source: TNDG, based on income data from BEA and retail sales data from SBOE.
Whereas the above data area based on countywide income levels, data from the National
Consumer Expenditure Survey (CES) allow for evaluation of the variation in retail expenditures
by household income level. Since income levels within the primary trade area and secondary
trade area vary from the countywide average, it is expected that retail expenditures as a
8
Per capita “personal income” is a full 39% higher than per capita “money income” in San Bernardino County, based
on 2005-2010 income data (the most recent years available) provided by the Bureau of Economic Analysis,
Department of Commerce and the U.S. Census Bureau. The trade area includes areas in both Los Angeles and San
Bernardino Counties. However, the trade area’s per capita income is more similar to San Bernardino County’s than
Los Angeles County’s. In addition, the San Bernardino conversion provides a more conservative estimate of
personal income in the trade area, as the increase factor for Los Angeles County is 55%.
9
The Board of Equalization provides data on taxable retail sales. In order to estimate total retail sales, TNDG
multiplied taxable sales in the Food category by a factor of 3.2. As noted previously, this factor has been derived by
TNDG based on based on numerous analyses of supermarket supply and demand in comparable communities
throughout California, and based on data we have reviewed from the State Board of Equalization (BOE) and selected
supermarket chains.
Page 21
percentage of income would vary between the primary trade area and secondary trade area.
Based on the ratio of personal per capita income levels in the primary trade area and secondary
trade area relative to the County, TNDG estimates the retail to income ratios as follows in Table
III-4 below.
Table III-4:
Total Retail Sales
As a Percentage of Aggregate Personal Income
Income
Index Factor
Area
2000
2005
2010
10-Year
Average
County
1.00
35.8%
42.1%
30.8%
36.2%
PTA
0.97
34.5%
40.6%
29.8%
35.0%
RTA
0.90
32.4%
38.1%
27.9%
32.8%
Source: TNDG, based on BEA, SBOE and CES data.
The above data in Table III-3 clearly show the effects of a strong economy in 2005 and 2006
and the severe recession beginning in 2007. In order to remain analytically conservative,
TNDG’s analysis assumes that the retail expenditure ratios for the primary trade area and
secondary trade area will remain at the 10-year averages (as shown in Table III-4 above). It is
important to note that TNDG is projecting that the ratios will remain well below the countyindexed 2005 peak of 42.1%.
Table III-5:
Income and Retail Demand
Market Area
PTA
2012
$5,068,061
RTA
Total Income
2013
$5,112,660
2015
$5,203,039
2017
$5,295,015
2019
$5,388,618
2021
$5,475,180
2023
$5,563,134
$11,197,026 $11,296,680 $11,498,656 $11,704,242 $11,913,505 $11,977,925 $12,042,693
$16,265,088 $16,409,340 $16,701,695 $16,999,258 $17,302,123 $17,453,105 $17,605,827
PTA
$1,773,091
$1,788,694
$1,820,314
$1,852,492
$1,885,240
$1,915,524
$1,946,295
RTA
Total Retail
Demand 1/
$3,670,499
$3,703,167
$3,769,376
$3,836,770
$3,905,368
$3,926,486
$3,947,717
$5,443,590
$5,491,861
$5,589,690
$5,689,262
$5,790,608
$5,842,010
$5,894,012
Source: TNDG.
Notes:
III-D.
1/ Retail demand is calculated by applying the percent of income spent of retail goods factors, provided in
Table IV-4, by the income estimates provided above.
DISTRIBUTION OF RETAIL EXPENDITURES
Projected retail demand from market area residents is disaggregated into various retail
categories based upon retail expenditure patterns observed in California counties with similar
income characteristics as the primary trade area. The basic distribution of retail sales by retail
category is projected as follows in Table III-6 on the following page.
Page 22
Table III-6:
Distribution of Sales by Category
Retail Category
Shopper Goods:
General Merchandise
Specialty/Other
Subtotal
11.0%
8.0%
6.0%
11.0%
36.0%
Convenience Goods:
Food and Beverage
Subtotal
19.0%
14.0%
33.0%
Heavy Commercial Goods:
Motor Vehicle and Parts Dealers
Gasoline Stations
Subtotal
6.5%
12.0%
12.5%
31.0%
Total
III-E.
Distribution
100.0%
CAPTURE RATE ANALYSIS
Primary Trade Area Capture Rates
The primary trade area’s capture rates of resident demand are projected to be relatively high
due to the tendency of residents to shop relatively close to their homes, especially for
convenience goods. Generally, it is reasonable to expect that residents will make the vast
majority of their retail purchases locally, provided that a competitive mix of retail stores reflective
of consumer needs is available. This is consistent with one of the findings from standard urban
land use theory, which indicates, all else equal, the relative attractiveness of retail outlets
decreases as travel time increases for the consumer 10.
Table III-7, on the following page, shows the projected capture rates of primary trade area
demand for each retail category.
10
See, for example, Blair, John. Urban & Regional Economics. Irwin, 1991. Hoover, Edgar M. An Introduction to
Regional Economics. Alfred A. Knopf, 1975. McCann, Phillip. Urban and Regional Economics. Oxford University
Press, 2001.
Page 23
Table III-7:
Capture Rates of Primary Trade Area Demand
Retail Category
Shopper Goods:
General Merchandise
Specialty/Other
Convenience Goods:
Food and Beverage
Gasoline Stations
Capture
Rate
80%
80%
80%
80%
100%
95%
95%
80%
80%
Source: TNDG
Generally, this type of analysis would treat the area as a “closed system”; in other words, it
would assume that given an adequate supply of retail stores, residents of the market area will
make all of their retail purchases somewhere in the trade area. However, in this case, the
capture rates have been adjusted downward to account for the fact that the primary trade area
does not have a super-regional shopping center; therefore, it is assumed that the area will
always experience some level of retail “leakage” to other areas of San Bernardino and Los
Angeles Counties with a larger array of retail facilities. Based on an analysis of a proprietary
database of shopping centers in a major metropolitan area, TNDG has determined that
approximately 15% of retail space is in super-regional centers (defined here as centers with
650,000 square feet or more of gross leasable area) while the remaining 85% of the space is in
neighborhood- to regional-scale centers. Based on these data, TNDG believes that the primary
trade area, in the absence of such a super-regional center, could be expected to realistically
“capture” up to 85% of retail demand in the shopper goods categories. To be analytically
conservative in this analysis, TNDG has adjusted this shopper goods capture rate down to 80%.
The primary trade area is projected to potentially capture all of its residents’ demand in the Food
and Beverage category (grocery store), and close to all in the Food Service and Drinking
(restaurant) and Building Materials/Hardware categories, because of the strong propensity of
consumers to purchase goods in these categories as close as possible to their residences.
Regional Trade Area Capture Rates
Given the proposed center’s strategic location along the SR-71, it will also capture some limited
amount of resident demand outside of the primary trade area, as shown on Table III-8 on the
following page. Capture rates of regional trade area retail demand are projected to be
significantly lower than those for the primary trade area given the longer distances that regional
trade area residents need to travel to shop in the primary trade area. Moreover, the capture
rates have been set at the percentage which TNDG estimates that the primary trade area
currently attracts demand from the regional trade area based on the current inventory of
occupied retail space in the primary trade area in each category. The analysis assumes that
these capture rates will remain constant in the future.
Page 24
Table III-8:
Capture Rates of Regional Trade Area Demand
Retail Category
Capture
Rate
Shopper Goods:
General Merchandise
Specialty/Other
5.0%
5.0%
5.0%
5.0%
Convenience Goods:
Food and Beverage
2.5%
5.0%
Gasoline Stations
0.0%
5.0%
5.0%
Source: TNDG
III-F.
POTENTIAL RETAIL SALES VOLUMES
Based on the capture rates shown above, Table III-9, on the following page, projects the
potential market area demand in the primary trade area for each retail category. As shown on
the table, incremental demand through 2023 for retail sales in the primary trade area is
projected to grow in proportion to increases in population.
Page 25
Table III-9:
Potential Capture of Sales
Pomona Retail Trade Area – Primary Trade Area
Market Area
2012
2013
2015
2017
2019
2021
2023
Shopper Goods:
Clothing and Clothing
Accessories
$176,220
$177,773
$180,919
$184,122
$187,381
$190,162
$192,986
General Merchandise
$128,160
$129,289
$131,578
$133,907
$136,277
$138,299
$140,354
Home Furnishings and
Appliances
$96,120
$96,967
$98,683
$100,430
$102,208
$103,725
$105,265
Specialty/Other
$176,220
$177,773
$180,919
$184,122
$187,381
$190,162
$192,986
Subtotal
$576,719
$581,801
$592,099
$602,580
$613,246
$622,348
$631,592
Food and Beverage
$354,322
$357,442
$363,764
$370,198
$376,746
$382,600
$388,548
Food Service and
Drinking
$261,515
$263,819
$268,487
$273,239
$278,074
$282,250
$286,491
$615,837
$621,260
$632,252
$643,437
$654,820
$664,851
$675,039
Bldg. Matrl. & Garden
Equip. & Supplies
$109,488
$110,452
$112,404
$114,391
$116,414
$118,284
$120,184
Motor Vehicle and Parts
Dealers
$192,240
$193,934
$197,366
$200,860
$204,415
$207,449
$210,531
Gasoline Stations
$200,250
$202,014
$205,590
$209,229
$212,933
$216,093
$219,303
$501,978
$506,400
$515,361
$524,480
$533,761
$541,826
$550,017
Convenience Goods:
Subtotal
Subtotal
Total
$1,694,534 $1,709,461 $1,739,711 $1,770,497 $1,801,827 $1,829,024 $1,856,648
Source: TNDG
Page 26
III-G.
SUPPORTABLE RETAIL SPACE
Sales per Square Foot Standards
Projected sales volume requirements per square foot of retail space by retail category are
derived from typical sales standards from the Urban Land Institute’s Dollars & Cents Publication
and from typical sales per square foot data from representative stores in each retail category (as
reported in the July 2009 issue of Retail MAXIM).
Table III-10:
Sales per Foot Standards for Retail Space
Sales/
Square Foot
Retail Category
GAFO 1/
Automotive Parts
$300
$350
$250
$175
Source: TNDG, based on data published by ULI and Retail Maxim.
1/ GAFO = General Merchandise, Apparel, Furniture/Appliances,
Other/Specialty.
Demand for New Retail Space
The sales per square foot standards are applied to the net demand numbers for each relevant
retail category, as shown in Table III-11 below. This calculation essentially converts potential
sales volumes to supportable square feet of new retail space. Supportable development levels
will increase in the future by virtue of anticipated population growth in the primary trade area
and regional trade area (see Table III-1).
Table III-11:
Demand for Retail Space (Non-Grocery)
Retail Category
Shopper Goods:
GAFO
Convenience Goods:
2012
2013
2015
2017
2019
2021
2023
1,922,397 1,939,337 1,973,664 2,008,599 2,044,152 2,074,492 2,105,306
747,185
753,767
767,107
780,682
794,498
806,429
818,546
Bldg. Matrl. & Garden Equip.
& Supplies
Auto Parts 1/
437,954
441,807
449,618
457,566
465,654
473,134
480,735
142,807
144,065
146,615
149,210
151,851
154,105
156,394
Total
580,760
585,872
596,233
606,776
617,505
627,240
637,129
Source: TNDG
1/ Assumes that automotive parts stores account for 13% of sales in overall Automotive group category (based on
statewide average in 2010).
Page 27
Existing Square Feet of Space
Provided below in Table III-12 is an estimate of the amount of existing square feet of (nongrocery) retail space, broken down by retail category, in the trade area. As shown in the table,
there is an inventory of approximately 698,000 square feet of existing retail space (including
vacant space) in the primary trade area.
Table III-12:
Estimate of Existing Square Feet of Retail Development (Non-Grocery)
Retail Category
Shopper Goods:
GAFO
Square
Feet
1,669,797
Convenience Goods:
718,993
Auto Parts
Service Stations
275,294
124,463
N/A
Services Space
Vacant Space
Total
938,024
811,910
4,538,481
Source: TNDG
Demand for New Retail Space
By subtracting the existing amount of retail space (see Table III-12) from the potential
supportable amount (see Table III-11), Table III-13, on the following page, provides the amount
of new retail space that could be supported in the primary trade area. Currently (as of 2012) the
primary trade area could support approximately 461,795 square feet of additional retail space.
Due to continued population growth (see Table III-1), the primary trade area would be able to
support an additional 772,435 square feet of retail space, over and above existing levels, by
2023.
In addition, based on analysis of a proprietary database of shopping centers in a major
metropolitan area, TNDG has determined that services space (e.g., dry cleaners, hair salons,
banks, etc.) accounts for 10% to 25% of total shopping center space, depending on type of retail
development (i.e., regional, community, neighborhood, etc.). To be analytically conservative,
this analysis assumes that, on average, services space accounts for 10% of total space in
typical shopping center settings. Thus, currently (as of 2012) the primary trade area could
support approximately 513,106 square feet of additional retail and services space. Due to
continued population growth (see Table III-1), the primary trade area would be able to support
an additional 858,261 square feet of retail and services space, over and above existing levels,
by 2023.
Page 28
Table III-13:
Demand for NEW Retail Space
Retail Category
2012
2013
2015
2017
2019
2021
2023
GAFO
Automotive Parts
252,600
28,192
162,660
18,344
269,540
34,774
166,513
19,602
303,867
48,114
174,324
22,152
338,802
61,689
182,272
24,747
374,355
75,505
190,360
27,388
404,695
87,436
197,840
29,642
435,509
99,553
205,441
31,931
Total Retail Space
461,795
490,429
548,456
607,510
667,609
719,614
772,435
51,311
54,492
60,940
67,501
74,179
79,957
85,826
513,106
544,921
609,396
675,011
741,788
799,571
858,261
TOTAL
Source: TNDG
III-H.
DEMAND FOR GROCERY SALES AND SUPPORTABLE GROCERY SPACE
This section evaluates the demand for grocery sales in the primary trade area, along with the
proposed project’s potential impact on existing supermarkets in the primary trade area. Table
III-14, on the following page, provides a forecast of total demand in the Food category from
2012 to 2023, in addition to the share of food demand that would be captured by supermarkets
in the primary trade area. TNDG estimates that the 17 supermarkets in the primary trade area
capture approximately 85% of total Food demand 11. The balance of sales in the overall Food
category (15% of the total) is captured by smaller convenience and specialty markets.
The table also provides an estimate of the supermarkets’ average sales volumes, in terms of
sales per square foot, by dividing the estimate of supermarket demand (in dollars) by the square
feet of existing supermarket space. Projections of future average sales volumes are net of the
demand that would be absorbed by the proposed grocery component of the expanded Target
store.
11
In fully developed urban markets, supermarket sales typically account for 80% to 90% of sales in the overall Food
category. This factor has been derived by TNDG based on numerous analyses of supermarket supply and demand
in urban communities throughout California.
Page 29
Table III-14:
Demand for Supermarket Sales and
Estimate of Sales per Square Foot
Description
2012
2013
2015
2017
2019
2021
2023
Total Food Sales Demand
$354,322
$357,442
$363,764
$370,198
$376,746
$382,600
$388,548
Supermarket Share @ 85%
$301,174
$303,826
$309,200
$314,668
$320,234
$325,210
$330,266
710,944
710,944
710,944
710,944
710,944
710,944
710,944
0
15,000
15,000
15,000
15,000
15,000
15,000
710,944
725,944
725,944
725,944
725,944
725,944
725,944
$424
$419
$426
$433
$441
$448
$455
Target Grocery Sq. Ft.
Sales per Square Foot
Source: TNDG; ULI.
Page 30
APPENDIX A:
RETAIL DEMAND ANALYSIS
POMONA RETAIL TRADE AREA
Table A-1
Population Estimates and Projections
Area
2012
Primary Trade Area (PTA)
Regional Trade Area (RTA)
Total
2013
2015
2017
2019
2021
2023
183,719
332,152
185,336
335,108
188,612
341,100
191,946
347,198
195,339
353,406
198,477
355,317
201,666
357,238
515,871
520,444
529,712
539,144
548,745
553,794
558,904
Source: Claritas; Southern California Association of Governments (SCAG).
Table A-2
Per Capita Income Projections
In constant dollars
2012
$27,586
$33,711
Annual Increase Factor
Area
Source: Claritas; TNDG.
0.00%
2012
$27,586
$33,711
2013
$27,586
$33,711
2015
$27,586
$33,711
2017
$27,586
$33,711
2019
$27,586
$33,711
2021
$27,586
$33,711
2023
$27,586
$33,711
Table A-3
Total Income and Potential Retail Sales Projections
In thousands of constant dollars
Area
Percent of Income Spent on Retail:
Total Income:
Total
Potential Retail Sales:
Total
Source: TNDG.
2012
35.0%
32.8%
2013
35.0%
32.8%
2015
35.0%
32.8%
2017
35.0%
32.8%
2019
35.0%
32.8%
2021
35.0%
32.8%
2023
35.0%
32.8%
$5,068,061
$11,197,026
$5,112,660
$11,296,680
$5,203,039
$11,498,656
$5,295,015
$11,704,242
$5,388,618
$11,913,505
$5,475,180
$11,977,925
$5,563,134
$12,042,693
$16,265,088
$16,409,340
$16,701,695
$16,999,258
$17,302,123
$17,453,105
$17,605,827
$1,773,091
$3,670,499
$1,788,694
$3,703,167
$1,820,314
$3,769,376
$1,852,492
$3,836,770
$1,885,240
$3,905,368
$1,915,524
$3,926,486
$1,946,295
$3,947,717
$5,443,590
$5,491,861
$5,589,690
$5,689,262
$5,790,608
$5,842,010
$5,894,012
Table A-4
Distribution of Retail Sales by Retail Category
%Distribution
2012
%Distribution
2013
%Distribution
2015
%Distribution
2017
%Distribution
2019
%Distribution
2021
%Distribution
2023
11.0%
8.0%
6.0%
11.0%
11.0%
8.0%
6.0%
11.0%
11.0%
8.0%
6.0%
11.0%
11.0%
8.0%
6.0%
11.0%
11.0%
8.0%
6.0%
11.0%
11.0%
8.0%
6.0%
11.0%
11.0%
8.0%
6.0%
11.0%
Subtotal
36.0%
36.0%
36.0%
36.0%
36.0%
36.0%
36.0%
Convenience Goods:
Food and Beverage
19.0%
14.0%
19.0%
14.0%
19.0%
14.0%
19.0%
14.0%
19.0%
14.0%
19.0%
14.0%
19.0%
14.0%
Subtotal
33.0%
33.0%
33.0%
33.0%
33.0%
33.0%
33.0%
6.5%
12.0%
12.5%
6.5%
12.0%
12.5%
6.5%
12.0%
12.5%
6.5%
12.0%
12.5%
6.5%
12.0%
12.5%
6.5%
12.0%
12.5%
6.5%
12.0%
12.5%
31.0%
31.0%
31.0%
31.0%
31.0%
31.0%
31.0%
100.0%
100.0%
100.0%
100.0%
100.0%
100.0%
100.0%
Retail Category
Shopper Goods:
General Merchandise
Specialty/Other
Bldg. Matrl. and Garden Equip. and Supplies
Gasoline Stations
Subtotal
Total
Source: TNDG, based on historic trends (2009-10 taxable sales) reported by the State Board of Equalization for San Bernardino and Los Angeles Counties.
Table A-5
Projected Demand for Retail Sales by Major Retail Category
Pomona Retail Trade Area - PTA
Retail Category
2012
2013
2015
2017
2019
2021
2023
Shopper Goods:
General Merchandise
Specialty/Other
$195,040
$141,847
$106,385
$195,040
$196,756
$143,096
$107,322
$196,756
$200,235
$145,625
$109,219
$200,235
$203,774
$148,199
$111,150
$203,774
$207,376
$150,819
$113,114
$207,376
$210,708
$153,242
$114,931
$210,708
$214,092
$155,704
$116,778
$214,092
Subtotal
$638,313
$643,930
$655,313
$666,897
$678,686
$689,589
$700,666
Convenience Goods:
Food and Beverage
$336,887
$248,233
$339,852
$250,417
$345,860
$254,844
$351,974
$259,349
$358,196
$263,934
$363,950
$268,173
$369,796
$272,481
Subtotal
$585,120
$590,269
$600,704
$611,322
$622,129
$632,123
$642,277
$115,251
$212,771
$221,636
$116,265
$214,643
$223,587
$118,320
$218,438
$227,539
$120,412
$222,299
$231,562
$122,541
$226,229
$235,655
$124,509
$229,863
$239,441
$126,509
$233,555
$243,287
$549,658
$554,495
$564,297
$574,273
$584,424
$593,812
$603,351
$1,773,091
$1,788,694
$1,820,314
$1,852,492
$1,885,240
$1,915,524
$1,946,295
Gasoline Stations
Subtotal
Total
Source: TNDG.
Table A-6
Projected Demand for Retail Sales by Major Retail Category
Pomona Retail Trade Area - RTA
Retail Category
2012
2013
2015
2017
2019
2021
2023
Shopper Goods:
General Merchandise
Specialty/Other
$403,755
$293,640
$220,230
$403,755
$407,348
$296,253
$222,190
$407,348
$414,631
$301,550
$226,163
$414,631
$422,045
$306,942
$230,206
$422,045
$429,591
$312,429
$234,322
$429,591
$431,913
$314,119
$235,589
$431,913
$434,249
$315,817
$236,863
$434,249
$1,321,380
$1,333,140
$1,356,975
$1,381,237
$1,405,933
$1,413,535
$1,421,178
$697,395
$513,870
$703,602
$518,443
$716,182
$527,713
$728,986
$537,148
$742,020
$546,752
$746,032
$549,708
$750,066
$552,680
$1,211,265
$1,222,045
$1,243,894
$1,266,134
$1,288,772
$1,295,740
$1,302,747
$238,582
$440,460
$458,812
$240,706
$444,380
$462,896
$245,009
$452,325
$471,172
$249,390
$460,412
$479,596
$253,849
$468,644
$488,171
$255,222
$471,178
$490,811
$256,602
$473,726
$493,465
$1,137,855
$1,147,982
$1,168,507
$1,189,399
$1,210,664
$1,217,211
$1,223,792
$3,670,499
$3,703,167
$3,769,376
$3,836,770
$3,905,368
$3,926,486
$3,947,717
Subtotal
Convenience Goods:
Food and Beverage
Subtotal
Gasoline Stations
Subtotal
Total
Source: TNDG.
Table A-7
Potential Capture of Market Area Demand for Retail Sales Expressed in Percentages
Retail Category
Shopper Goods:
General Merchandise
Specialty/Other
Convenience Goods:
Food and Beverage
Gasoline Stations
Source: TNDG.
2012
2013
2015
2017
2019
2021
2023
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
80.0%
100.0%
95.0%
100.0%
95.0%
100.0%
95.0%
100.0%
95.0%
100.0%
95.0%
100.0%
95.0%
100.0%
95.0%
95.0%
80.0%
80.0%
95.0%
80.0%
80.0%
95.0%
80.0%
80.0%
95.0%
80.0%
80.0%
95.0%
80.0%
80.0%
95.0%
80.0%
80.0%
95.0%
80.0%
80.0%
Table A-8
Potential Capture of Market Area Demand for Retail Sales Expressed in Percentages
Retail Category
2012
2013
2015
2017
2019
2021
2023
Shopper Goods:
General Merchandise
Specialty/Other
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
5.0%
Convenience Goods:
Food and Beverage
2.5%
5.0%
2.5%
5.0%
2.5%
5.0%
2.5%
5.0%
2.5%
5.0%
2.5%
5.0%
2.5%
5.0%
Gasoline Stations
0.0%
5.0%
5.0%
0.0%
5.0%
5.0%
0.0%
5.0%
5.0%
0.0%
5.0%
5.0%
0.0%
5.0%
5.0%
0.0%
5.0%
5.0%
0.0%
5.0%
5.0%
Source: TNDG.
Table A-9
Potential Capture of Market Area Demand for Retail Sales
Retail Category
2012
2013
2015
2017
2019
2021
2023
Shopper Goods:
General Merchandise
Specialty/Other
$156,032
$113,478
$85,108
$156,032
$157,405
$114,476
$85,857
$157,405
$160,188
$116,500
$87,375
$160,188
$163,019
$118,560
$88,920
$163,019
$165,901
$120,655
$90,492
$165,901
$168,566
$122,594
$91,945
$168,566
$171,274
$124,563
$93,422
$171,274
Subtotal
$510,650
$515,144
$524,250
$533,518
$542,949
$551,671
$560,533
Convenience Goods:
Food and Beverage
$336,887
$235,821
$339,852
$237,896
$345,860
$242,102
$351,974
$246,381
$358,196
$250,737
$363,950
$254,765
$369,796
$258,857
Subtotal
$572,708
$577,748
$587,961
$598,355
$608,932
$618,714
$628,653
$109,488
$170,217
$177,309
$110,452
$171,715
$178,869
$112,404
$174,750
$182,031
$114,391
$177,839
$185,249
$116,414
$180,983
$188,524
$118,284
$183,890
$191,552
$120,184
$186,844
$194,630
$457,014
$461,036
$469,186
$477,480
$485,921
$493,726
$501,658
$1,540,373
$1,553,928
$1,581,398
$1,609,353
$1,637,802
$1,664,112
$1,690,844
Gasoline Stations
Subtotal
Total
Source: TNDG.
Table A-10
Retail Category
Shopper Goods:
General Merchandise
Specialty/Other
2012
2013
2015
2017
2019
2021
2023
$20,188
$14,682
$11,011
$20,188
$20,367
$14,813
$11,109
$20,367
$20,732
$15,078
$11,308
$20,732
$21,102
$15,347
$11,510
$21,102
$21,480
$15,621
$11,716
$21,480
$21,596
$15,706
$11,779
$21,596
$21,712
$15,791
$11,843
$21,712
Subtotal
$66,069
$66,657
$67,849
$69,062
$70,297
$70,677
$71,059
Convenience Goods:
Food and Beverage
$17,435
$25,693
$17,590
$25,922
$17,905
$26,386
$18,225
$26,857
$18,550
$27,338
$18,651
$27,485
$18,752
$27,634
Subtotal
$43,128
$43,512
$44,290
$45,082
$45,888
$46,136
$46,386
$0
$22,023
$22,941
$0
$22,219
$23,145
$0
$22,616
$23,559
$0
$23,021
$23,980
$0
$23,432
$24,409
$0
$23,559
$24,541
$0
$23,686
$24,673
$44,964
$45,364
$46,175
$47,000
$47,841
$48,099
$48,360
$154,161
$155,533
$158,314
$161,144
$164,025
$164,912
$165,804
Gasoline Stations
Subtotal
Total
Source: TNDG.
Table A-11
Pomona Retail Trade Area - PTA and RTA Combined
Retail Category
2012
2013
2015
2017
2019
2021
2023
Shopper Goods:
General Merchandise
Specialty/Other
$176,220
$128,160
$96,120
$176,220
$177,773
$129,289
$96,967
$177,773
$180,919
$131,578
$98,683
$180,919
$184,122
$133,907
$100,430
$184,122
$187,381
$136,277
$102,208
$187,381
$190,162
$138,299
$103,725
$190,162
$192,986
$140,354
$105,265
$192,986
Subtotal
$576,719
$581,801
$592,099
$602,580
$613,246
$622,348
$631,592
Convenience Goods:
Food and Beverage
$354,322
$261,515
$357,442
$263,819
$363,764
$268,487
$370,198
$273,239
$376,746
$278,074
$382,600
$282,250
$388,548
$286,491
Subtotal
$615,837
$621,260
$632,252
$643,437
$654,820
$664,851
$675,039
$109,488
$192,240
$200,250
$110,452
$193,934
$202,014
$112,404
$197,366
$205,590
$114,391
$200,860
$209,229
$116,414
$204,415
$212,933
$118,284
$207,449
$216,093
$120,184
$210,531
$219,303
$501,978
$506,400
$515,361
$524,480
$533,761
$541,826
$550,017
$1,694,534
$1,709,461
$1,739,711
$1,770,497
$1,801,827
$1,829,024
$1,856,648
Gasoline Stations
Subtotal
Total
Source: TNDG.
Table A-12
Sales Per Square Foot Standards (non-grocery categories)
Expressed in Sales/Square Feet
Retail Category
Sales/Square Feet
Shopper Goods:
GAFO*
Automotive Parts
$300
$350
$250
$175
*GAFO: General Merchandise, Apparel, Furniture/Appliances, Other/Specialty
Source: Retail Maxim; Urban Land Institute (ULI); TNDG.
Table A-13
Potential Demand for Retail Space (non-grocery categories)
Expressed in Square Feet
Retail Category
2012
2013
2015
2017
2019
2021
2023
Shopper Goods:
GAFO
1,922,397
1,939,337
1,973,664
2,008,599
2,044,152
2,074,492
2,105,306
Convenience Goods:
747,185
753,767
767,107
780,682
794,498
806,429
818,546
Automotive Parts*
Gasoline Stations
437,954
142,807
N/A
441,807
144,065
N/A
449,618
146,615
N/A
457,566
149,210
N/A
465,654
151,851
N/A
473,134
154,105
N/A
480,735
156,394
N/A
580,760
585,872
596,233
606,776
617,505
627,240
637,129
3,250,342
3,278,976
3,337,003
3,396,057
3,456,156
3,508,161
3,560,982
Subtotal
Total Retail Space
*Assumes that automotive parts stores account for 13% of sales in overall Automotive group category (based on statewide average in 2010).
Source: TNDG.
Table A-14
Existing Square Feet of Retail Space (non-grocery)
Retail Category
Shopper Goods:
GAFO
Square Feet
1,669,797
Convenience Goods:
718,993
Automotive Parts
Gasoline Stations
275,294
124,463
N/A
Subtotal
Services Space
Vacant
GRAND TOTAL
Source: TNDG.
399,757
938,024
811,910
4,538,481
Table A-15
Net Demand for Retail Space (non-grocery categories)
Expressed in Square Feet
Retail Category
Shopper Goods:
GAFO Total
Convenience Goods:
Automotive Parts
Gasoline Stations
Subtotal
Total Retail Space
GRAND TOTAL
Source: TNDG.
2012
2013
2015
2017
2019
2021
2023
252,600
269,540
303,867
338,802
374,355
404,695
435,509
28,192
34,774
48,114
61,689
75,505
87,436
99,553
162,660
18,344
N/A
166,513
19,602
N/A
174,324
22,152
N/A
182,272
24,747
N/A
190,360
27,388
N/A
197,840
29,642
N/A
205,441
31,931
N/A
181,003
186,115
196,476
207,019
217,748
227,483
237,372
461,795
490,429
548,456
607,510
667,609
719,614
772,435
51,311
54,492
60,940
67,501
74,179
79,957
85,826
513,106
544,921
609,396
675,011
741,788
799,571
858,261
Table A-16
Potential Sales Impacts to Existing Supermarkets
Expressed in Sales per Square Feet
Demand Variable
2012
2013
2015
2017
2019
2021
2023
Total Food Sales Demand (000's)
$354,322
$357,442
$363,764
$370,198
$376,746
$382,600
$388,548
Estimated Supermarket Share
Total Potential Supermarket Sales
85%
85%
85%
85%
85%
85%
85%
$301,174
$303,826
$309,200
$314,668
$320,234
$325,210
$330,266
710,944
710,944
710,944
710,944
710,944
710,944
710,944
15,000
15,000
15,000
15,000
15,000
15,000
Target Grocery Component Sq. Ft.
710,944
725,944
725,944
725,944
725,944
725,944
725,944
Sales Per Square Foot
$424
$419
$426
$433
$441
$448
$455
Source: TNDG.
APPENDIX B:
RETAIL INVENTORY
Table B-1
Retail Inventory - Shopping Centers and Freestanding Space
Pomona Retail Trade Area - Primary Trade Area
Shopping Center / Location
GLA
Vacant
Vacancy
13000 Peyton Dr
133,000
133,000
100.0%
UNNAMED CENTER
117,369
44,825
38.2%
NEC Grand & Diamond Bar Blvd
5,619
Tenants
Vacant
Category
VAC
Citi Bank
SVC
Vacant
VAC
2,438
Sushi
ED
1,688
Foot Specialist
SVC
1,688
Papa John's
ED
1,313
Tobacco & Liquor
F
2,438
Foot Doctor
SVC
2,056
Cleaners
SVC
Presidential Real Estate
VAC
UPS Store
SVC
East West Bank
SVC
40,619
2,938
40,619
2,938
2,938
11,750
1,269
Hair Salon
SVC
Enterprise Rent-a-Car
VAC
3,444
Jade House
ED
1,269
Lollicup
ED
1,088
Nails
SVC
1,269
Foot Spa
SVC
2,538
The Whole Enchilada
ED
2,538
Dentist
SVC
3,081
Internal Medicine
S
4,313
Chase
SVC
3,750
Julia's Café
ED
3,750
Saigon Noodle House
ED
4,875
Wells Fargo
SVC
7,438
Bank of America
SVC
1,269
1,269
B-1
VONS CENTER
SEC Diamond Bar Blvd/Golden Springs Ln
GLA
Vacant
94,269
-
Vacancy
Tenants
Category
0.0%
1,100
Shell Station
GAS
2,900
Pizza Hut/Taco Bell
ED
4,350
Leslie's Pool Supply
S
3,263
Beauty Supply
SVC
1,800
Mobil
GAS
49,450
Vons
F
18,200
CVS
GM
3,263
PostNet
SVC
1,450
Mr. Wok
ED
1,994
Cleaners
SVC
6,500
Chase
SVC
Diamond Bar Blvd/Golden Springs Ln
1,350
Chevron
GAS
23300 Sunset Crossing
2,131
Wienersnitzle
ED
1,188
Mobil
GAS
1,925
Del Taco
ED
2,325
KFC
ED
3,100
7 Eleven
F
1,788
State Farm
SVC
1,788
Subway
ED
2,338
Liquor Mart
F
1,788
Globex Shipping
SVC
UNNAMED CENTER
NEC Sunset Crossing/Diamond Bar Blvd
20,638
-
0.0%
825
574 North Diamond Bar Blvd
Chiropractic
SVC
1,100
D&D Interiors
SVC
2,475
Hair Salon
SVC
1,650
Blvd Bagels & Eatery
ED
B-2
RANCH CENTER
990 North Diamond Bar Blvd
GLA
107,381
Vacant
15,481
Vacancy
Tenants
Category
14.4%
20,081
Oak Tree Lanes
SVC
9,200
Oak Tree Sports Bar
ED
1,800
Da Hula Studio
SVC
1,800
Dentist
SVC
2,025
Dance Academy
SVC
2,250
Taj Cuisine
ED
1,575
Another Touch of Class
SVC
2,250
Insurance
SVC
2,250
Public Arts Academy
SVC
2,250
Pet Clinic
SVC
1,800
Kenpo Karate
SVC
2,250
Al-Noor
SVC
1,800
Taxperts
SVC
2,250
Cleaners
SVC
Vacant
VAC
1,800
Tiffany Wig & Hair
S
4,050
Liquor With A Twist
F
2,800
La Cera Café
ED
1,350
All American Coins
S
1,350
H&R Block
SVC
2,025
2,025
1,350
Sushi Koyo
ED
Vacant
VAC
1,500
Five Salon
SVC
1,500
The Nails Plaza
SVC
1,800
Acupuncture
SVC
3,900
Tutor
SVC
6,400
Air Balance Co. Inc.
SVC
4,169
Vacant
VAC
Dentist
SVC
6,888
Vacant
VAC
Cleaners
SVC
1,350
Vacant
VAC
3,450
D Antonio's Restaurant
ED
2,719
Dentist
SVC
1,050
4,169
1,050
2,900
6,888
1,450
1,350
B-3
GLA
Vacant
UNNAMED CENTER
25,325
SWC Mission/Curran
1,625
9,113
Vacancy
36.0%
ED
Vacant
VAC
Panda Bowl
ED
3,375
Vacant
VAC
O&J Molding & Doors
SVC
1,050
Vacant
VAC
900
Aqua Drinking Water
S
1,350
Alfa Y Omega Salon
SVC
Hardware
BHG
1,688
1,688
3,375
1,350
1,050
150
1600 West Mission Blvd
Category
Subway
1,688
Tenants
1,800
1,800
Vacant
VAC
1,200
1,200
Vacant
VAC
2,850
Pescadores Restaurant
ED
6,300
Guadalajara Market
F
7 ELEVEN CENTER
8,894
2,444
7 Eleven
F
1,625
Wash & Dry Laundry
SVC
1,300
1,300
14.6%
Vacant
VAC
1,300
1,300
Letica's Barber Shop
SVC
1,625
7 Days Market
F
Buen Taco
ED
600
UNNAMED CENTER
7,756
SEC Mission Blvd/Towne St
2,444
-
0.0%
Lavanderia
SVC
1,381
The Best Agua Water
S
1,594
Beauty Salon
SVC
Taqueria Guadalupana
ED
1,381
Dentist
SVC
SWC Mission Blvd/Towne St
1,800
Captain Pollo 72
ED
SEC Mission Blvd/San Antonio
3,294
Florist
S
956
B-4
UNNAMED CENTER
NEC Grand Ave/Peyton
HARKINS THEATER CENTER
NWC Chino Ave/SR-71
GLA
Vacant
31,950
-
Vacancy
7,150
Denny's
ED
2,800
Rubio's
ED
1,225
Dairy Queen
ED
1,250
Gold Max Cash for Gold
SVC
2,188
Papa John's
ED
1,250
Super Cuts
SVC
1,719
Q Sushi
ED
1,719
House of Bread
ED
3,200
Shell Station
GAS
2,363
One West Bank
SVC
1,181
Copy Center
SVC
1,181
Q Nails & Spa
SVC
2,363
Chino Hills Dental Group
SVC
1,181
Togos
ED
1,181
Pick Up Stix
ED
Harkins Theater
SVC
1,969
Starbucks
ED
1,969
Tippy Toes Nails & Spa
SVC
1,969
Villaggio Pizzaria
ED
3,000
76 Station
GAS
5,425
Buffalo Wild Wings
ED
2,813
The Grid Cyber Café
S
2,475
Albertos Mexican Food
ED
118,794
1,350
1.1%
94,000
Subway
ED
Vacant
VAC
Kiku Sushi
ED
1,463
PostNet
SVC
1,463
Medical Clinic
SVC
BNB Skin Care
SVC
Barber
SVC
1,350
1,350
2,813
SEC Chino Ave/Peyton
Category
0.0%
1,013
99 RANCH MARKET CENTER
Tenants
91,650
11,175
12.2%
975
1,300
B-5
GLA
Vacant
Vacancy
1,625
Category
Dentist
SVC
Bank
SVC
Vacant
VAC
1,138
Nail Tyme
SVC
1,463
Sidan Boutique
A
Vacant
VAC
Piyo Piyo Funhouse
A
Vacant
VAC
1,463
3,250
3,575
3,250
3,575
2,363
2,100
2,100
36,563
99 Ranch Market
F
1,400
Cleaners
SVC
3,500
Dentist
SVC
1,463
Pho 2007
ED
1,350
The Little Copy Shop
SVC
1,238
Chino Hills Massage
SVC
1,350
Hair Design
SVC
Vacant
VAC
2,250
2,250
688
Donuts
ED
4,350
Pizza
ED
2,200
Good Time Café
ED
Chino Buffet
ED
Thai BBQ
ED
7 Eleven
F
11,200
1,925
UNNAMED CENTER
16,256
NEC Mission/Towne
2,763
2,338
4,038
24.8%
2,338
2,550
1,700
10410 Ramona
Tenants
1,700
Vacant
VAC
Taqueria Rancho Grande
ED
Vacant
VAC
2,019
Panderia
ED
2,444
Pawn Shop
S
2,444
Church
SVC
3,575
Coin Laundry
SVC
1,250
Best Taco
ED
4,125
Best Market
F
B-6
GLA
Vacant
UNNAMED CENTER
55,263
SWC Ramona/Holt
22,813
Quality Thrift Store
S
Clinica Medica
SVC
2,550
Roxy's Bridal
A
1,350
Top Nails
SVC
1,350
Sunset Photo Studio
SVC
1,500
Central Pro Insurance
SVC
6,163
Rent A Center
SVC
2,813
Budget Auto Parts
AD
2,656
Fantastic Sound
AD
4,375
Mariscos Licencincho
ED
Vacant
VAC
5,700
2,344
Adult Development Center
SVC
1,250
Express Liquor
F
Pure Drinking Water
S
M&M Market
F
Vacant
VAC
Dentist
SVC
Vacant
VAC
Mission Tobacco Mart
S
1,375
UNNAMED CENTER
23,038
9,000
SWC Mission/Ramona
4,050
4,050
4439 Mission
1,200
1,200
39.1%
1,200
2,400
2,100
Vacant
VAC
1,138
Alberto's
ED
2,250
Panda Express
ED
1,650
Little Ceasers
ED
1,800
Dairy Queen
ED
2,100
3,600
1,650
SEC Garey/Rio Ranch Rd
Category
4.2%
625
4494 Francis Ave
Tenants
1,650
2,344
4489 Riverside Dr
2,344
Vacancy
Mission Hills Adult Health Care CenterSVC
1,650
Vacant
VAC
2,156
Yoshinoya
ED
1,663
Dentist
SVC
1,188
Cut 'n' Perm
SVC
B-7
Towne/Phillips
PHILLIPS RANCH CENTER
12 Village Loop Rd
GLA
Vacant
Vacancy
Tenants
Category
713
Medical Clinic
SVC
831
Diana's Bakery
ED
1,188
Subway
ED
2,338
Central Market
F
124,700
51,250
5,200
5,200
41.1%
Vacant
VAC
Ranch Liquor
F
4,550
Vacant
VAC
2,275
Bridal Store
A
7,000
Dance Studio
SVC
2,275
Dentist
SVC
3,750
4,550
3,150
Vacant
VAC
1,925
3,150
Cleaners
SVC
1,925
Peace of Mind Beauty Salon
SVC
28,438
Fresh Choice Market
F
20,969
20,969
Vacant
VAC
5,063
5,063
Vacant
VAC
1,350
Pro Nails & Spa
SVC
1,519
1,519
Vacant
VAC
1,856
1,856
Vacant
VAC
1,350
1,350
Vacant
VAC
Sahara Café
ED
Vacant
VAC
Style Cuts
SVC
Vacant
VAC
Mail Center
SVC
Vacant
VAC
1,181
Animal Hospital
SVC
2,363
Pharmacy
S
3,713
4,725
4,725
1,013
1,519
1,519
1,181
1,350
1,350
5,750
Casa Jimenez
ED
3,713
Sports Café
ED
5,600
Grazianaos
ED
B-8
GLA
Vacant
22640 Golden Springs
3,844
UNNAMED CENTER
31,413
NEC Mission/Temple
Vacancy
ED
6,663
Denny's
ED
1,788
Country Kwik Market & Deli
F
2,700
State Farm
SVC
2,550
Cleaners
SVC
Coins
S
2,100
3,400
10.8%
Vacant
VAC
1,800
2,100
Tutti Frutti
ED
1,650
Starbucks
ED
1,350
Donuts
ED
1,200
Nails
SVC
1,800
Acupuncture
SVC
4,813
Pets Medical Center
SVC
Little Ceasers
ED
Vacant
VAC
4,556
Grand Ave Salon & Supplies
SVC
1,519
Chiropractic Spa
SVC
1,519
Green Hills Cleaners
SVC
2,869
Seafood Ranch Market
F
4,200
Windermere Real Estate
SVC
1,200
Subway
ED
1,350
Glam Nails
SVC
800
Grand/Chino Hills
Category
Sushi
900
CHINO HILLS PROFESSIONAL PLAZA
Tenants
1,300
1,300
19,763
1,350
6.8%
1,200
Dentist
SVC
Vacant
VAC
Winco
F
1,300
Subway
ED
1,625
Honalulu BBQ
ED
1,625
Happiness Nails & Spa
SVC
Vacant
VAC
1,350
1,350
WINCO CENTER
270,940
7,540
90 Rio Ranch Rd
106,000
1,625
2.8%
1,625
B-9
GLA
Vacant
Vacancy
2,925
S
Starbucks
ED
Vacant
VAC
5,063
Bank of America
SVC
1,744
Cleaners
SVC
1,744
Dentist
SVC
8,100
Grand Buffet
ED
1,406
Postal Annex
SVC
1,406
Sally Beauty Supply
SVC
1,406
Karate
SVC
1,406
Play N Trade
S
Vacant
VAC
Primos Tacos
ED
4,509
1,406
4,509
1,406
1,875
120,650
OUR SON'S PLAZA
SWC Philadelphia/Reservoir
Category
Metro PCS
1,625
30 Rio Rancho Road
Tenants
Walmart
GM
3,500
El Pollo Loco
ED
4,838
McDonalds
ED
2,700
76 Station
GAS
750
Botanica San Judas Tadeo
S
656
Raspado
ED
750
metro PCS
S
656
Fashion Boutique
A
1,500
Licha's Beauty Salon
SVC
1,969
Mercadito Mexico
F
L&M 99 Cent Store
GM
Bakery
ED
750
24 Hr Water
S
750
Check 2 Cash
SVC
844
Cute Nails & Spa
SVC
844
Smoke Shop
S
Tom's Burgers
ED
13,406
-
0.0%
563
1,125
2,250
B-10
RAMONA VILLAGE
SWC Ramona/Philadelphia
GLA
Vacant
15,844
-
Vacancy
Tenants
Category
0.0%
3,469
Ramona Village Market
F
1,313
Ethniquecity
S
Signs
SVC
2,438
656
El Rafa El Toro
ED
2,156
Pizza
ED
844
MLA Pay Day Loans
SVC
1,219
La Carreta Taqueria
ED
1,969
Income Tax
SVC
563
Hair Styling
SVC
Donuts
ED
Vacant
VAC
1,575
Honey Donuts
ED
2,363
Ramos Market
F
2,756
Mi Pueblo Taqueria
ED
1,444
Barber Shop
SVC
4068 Philadelphia St
3,150
Buck Board Liquor
F
2,625
Jake's Market
F
NWC Philadelphia/Reservoir
1,200
Drive In Dairy
F
NEC Philadelphia/Towne
1,450
Da Spot Barber Shop
SVC
6,163
Discount Grocery Market
F
1,313
El Mezquita
ED
6,000
Goodwill
S
1,181
H&R Block
SVC
1,181
Pizza Pirates
ED
1,050
Louisiana Fried Chicken/Chinese Fast ED
1,219
FOOD 4 LESS CENTER
Rio Ranch/Garey
1,444
92,819
1,444
1,850
2.0%
79,631
1,850
1,850
B-11
Food 4 Less
F
Vacant
VAC
GLA
Vacant
Vacancy
1,925
Category
Jack in the Box
ED
Vacant
VAC
NEC Garey/County
750
SWC Garey/County
1,313
In N Out
ED
NWC Garey/County
2,113
Thrifty Gas Station
GAS
Shell Station
GAS
2,613
Pizza Hut
ED
1,100
Barbers
SVC
1,925
Prime Time Nutrition
F
3,850
WIC
F
1,238
94 Cent Discount
GM
1,238
AA Check Cashing
SVC
1,238
Garey Health Clinic
SVC
1,375
metro PCS
S
1,238
Mi Jalisco Mexican Food
ED
1,238
Happy Mom & Baby Nutrition
F
1,100
Enterprise
SVC
1,788
China Wok
ED
413
Vehicle Registration
SVC
1,238
Aisha Beauty Salon
SVC
2,338
Coin Laundry
SVC
1,513
Nails
SVC
2,200
Family Dental Group
SVC
2,338
Clinica Medico
SVC
2500 South Garey Ave
UNNAMED CENTER
2218-2279 Garey
750
Tenants
613
38,825
-
0.0%
Global Health Organic Food
F
2,063
963
Market La Fiesta
F
1,100
Donuts
ED
1,238
Carniceria Pomona
ED
1,238
Water Mart
S
2,250
Tacos Mexico
ED
B-12
GLA
Vacant
2204 Garey St
4,350
1910 Garey St
1914 Garey St
Vacancy
Category
Vacant
VAC
2,800
Burger King
ED
1,400
Papa John's
ED
1922 Garey St
1,400
Dentist
SVC
NEC Garey/Lexington
4,400
AutoZone
AD
1948 Garey St
2,800
Vacant
VAC
SEC Garey/Franklin
6,000
Warehouse Shoe Sale
A
NEC Garey/Franklin
1,663
Taqueria De Anda
ED
NEC Garey/Phillips
4,750
Most Items 99 Cents
GM
Vacant
VAC
Thrifty Gas
GAS
Big Lots
GM
Tofu Restaurant
ED
Vacant
VAC
1,094
Insurance
SVC
1,094
Optometry
SVC
2,250
SEC Garey/Phillips
4,350
Tenants
2,800
2,250
413
DIAMOND BAR TOWN CENTER
49,738
Grand Ave/S Diamond Bar Blvd
14,688
4,375
8.8%
2,500
1,719
1,406
1,719
Vacant
VAC
1,094
Salon Sonal
SVC
1,094
Soar
SVC
1,094
Subway
ED
1,094
Joy Sushi
ED
1,250
Park Dental
SVC
1,094
Tealicious
ED
Vacant
VAC
Sangam
S
1,250
1,406
1,250
1,406
B-13
GLA
Vacant
Vacancy
Tenants
Category
2,625
Jack in the Box
ED
5,500
Firestone Tires
AD
5,625
Cathay Bank
SVC
1,313
Sprint
S
Massage Envy
SVC
1,838
Starbucks
ED
1105 W Mission Blvd
1,406
Church's Chicken
ED
UNNAMED CENTER
48,313
1685 Indian Hills Blvd
2,700
Chinese Restaurant
ED
1,575
T Mobile
S
1,800
Sunshine Donuts
ED
1,488
Insurance
SVC
2,338
Joanna's Salon
SVC
4,675
Mike's Liquor
F
1,275
Star Barber Shop
SVC
3,188
Top 10 Video
S
4,675
Indian Hill Discount Store
GM
1,913
Crystal Fresh Drinking Water
S
1,488
D&D Salon
SVC
1,488
Hung Dich Vu
ED
2,550
Medical Weight Control
SVC
2,550
Linda Nails
SVC
1,238
76 Station
GAS
8,813
Cleaners
SVC
2,938
Liquor
F
1,625
Mr. Milk Bottle
F
1,138
Beauty Supply
SVC
Ed's Barber
SVC
Tacos Lalo's
ED
Vacant
VAC
963
SWC Indian Hill/Kingsley
-
0.0%
788
1,750
1,350
1,350
B-14
UNNAMED CENTER
NWC Indian Hill/Holt
Vacant
GLA
47,675
2,694
Vacancy
1,438
Christy's Donuts
ED
1,869
Compramos Oro
SVC
2,300
J&J's BBQ & Fish
ED
1,438
Compramos Oro
SVC
1,725
Oanh Beauty Salon
SVC
1,725
El Camino Real Mexican Food
ED
2,444
X-Cessories 'N Things
A
1,581
98 Cent Plus
GM
1,725
Coin-Op Laundromat
SVC
1,294
Children's Nutrition
F
1,725
Mary's Nails
SVC
1,219
Realty
SVC
Youth Soccer
SVC
Vacant
VAC
1,150
USA Gold
SVC
1,219
All State
SVC
3,188
Vietnamese Restaurant
ED
2,063
Steven's Liquor
F
1,006
1,006
2,250
Liberty Cleaners
SVC
Vacant
VAC
1,688
JV Close Out
GM
4,125
Bargain World
GM
3,900
Tint Stereos
AD
1,381
Dentist
SVC
1,381
Rocco's Tacos
ED
563
Liberty Tax
SVC
875
Agua Pura
S
688
Dentist
SVC
688
Insurance
SVC
688
Ace Cash Express
SVC
El Super
F
Vacant
VAC
1,688
NWC E Holt Ave/Indian Hill Blvd
Category
5.7%
2,156
EL SUPER CENTER
Tenants
59,844
1,688
5,000
8.4%
46,719
5,000
5,000
B-15
GLA
Vacant
Vacancy
4,625
Holt/Indian Hill Blvd
T SHIRT MART CENTER
Holt/Indian Hill Blvd
108,750
19,369
-
Tenants
Category
AT&T
S
Indoor Swap Meet
GM
Raspados Xpress
ED
0.0%
1,650
Indian Hill Drinking Water
S
2,700
900
Mariscos Ensenada #5
ED
1,050
Joy Hair Salon
SVC
1,800
Beauty Supply
SVC
1,050
Jennie's Nails
SVC
1,350
Insurance
SVC
1,950
Rami Women's Accessories
A
1,650
Check Cashing
SVC
1,050
Dentist
SVC
4,219
T Shirt Mart
A
690 Indian Hill Blvd
1,375
Taco Bell
ED
4,400
7 Eleven
F
2,813
Mix Bowl
ED
Vacant
VAC
Cardenas Market
F
O'Reilly Auto Parts
AD
3,719
metro PCS
S
4,813
Dentist
SVC
Vacant
VAC
Check into Cash
SVC
Vacant
VAC
Thai Cuisine
ED
Vacant
VAC
5,031
Family Dollar Store
GM
2,188
Hammer Insurance
SVC
2,363
10455 Mills Ave
17,400
4020 Holt Blvd
9,750
RANCH MARKET CENTER
SEC Indian Hill/San Bernardino
53,356
1,969
2,363
6,125
11.5%
1,969
1,969
1,969
1,969
5,031
2,188
2,188
B-16
GLA
Vacant
Vacancy
Tenants
Category
2,188
Piera Pizza
ED
2,188
Landromat
SVC
2,406
MXS Dry Cleaners
SVC
Jimenez Ranch Market
F
Burger King
ED
In N Out
ED
Vacant
VAC
5,063
Aaron's
S
3,713
Mother's Nutrition
F
3,125
Carl's Jr.
ED
2,700
7 Eleven
F
1,313
Juanita's Drive In
ED
4,038
Chevron/McDonalds
GAS
4,750
Denny's
ED
2,025
Starbucks
ED
2,025
Halal Grill
ED
13,325
Walgreens
GM
3,506
McDonalds
ED
3,088
Liquor Store
F
1,950
Taqueria Zapotlan
ED
1,300
Cut Color & Curl
SVC
1,300
Metro PCS
S
2,600
Nick's Pizza
ED
2,275
Dentist
SVC
1,138
Barber
SVC
1,138
Cleaners
SVC
17,700
2,100
1,869
2,700
SEC Auto Center/Indian Hill
Holt/Towne
UNNAMED CENTER
Pipeline/Riverside
23,938
2,275
2,700
2,275
9.5%
Massage
VAC
1,138
2,275
Office Space
SVC
2,200
Optometry
SVC
1,513
Subway
ED
B-17
GLA
Vacant
Vacancy
2,025
Tenants
Category
Weinerschnitzel
ED
Vacant
VAC
1,444
Honey Donuts
ED
2,494
Ramos Market
F
2,363
Mi Pueblo Taqueria #2
ED
1,706
Best Barber Shop
SVC
NWC Pipeline/Philadelphia
3,150
Liquor Store
F
NWC Pipeline/Grand
1,500
La Caridad Market Liquor
F
1694 Reservoir St
2,063
F&A Market
F
NWC Philadelphia/Brentwood
1,875
Scott's Drive In
F
SEC Reservoir/Mission
1,463
El Cantarito
ED
Reservoir/Philadelphia
750
El Cabrito
ED
844
Amy's Beauty Salon
SVC
844
Soccer Deportes Lopes
SVC
NEC Pipeline/Philadelphia
1,575
1,575
1,594
Donuts
ED
938
Vega's Tax Service
SVC
750
Arco
GAS
2,494
Jake's Market
F
3,750
Circle K & 76 Station
GAS
1,425
Alberto's
ED
Vacant
VAC
3,094
Jack in the Box
ED
NEC Mission & Reservoir
1,463
Chevron
GAS
SEC Mission & Reservoir
2,363
76 Station
GAS
NWC Mission & Reservoir
1,488
Golden Ox
ED
SWC Mission & Reservoir
1,400
Mexican Restaurant
ED
2727 S Reservoir St
1,544
1,544
B-18
Alvarado/Towne
GLA
Vacant
Vacancy
900
Tenants
Category
AL TV
SVC
501 E Holt Ave
5,644
AutoZone
AD
246 Towne
1,000
Los Janitos
ED
500 E Holt Ave
1,238
Church's Chicken
ED
Rite Aid
GM
Jay's Liquor
F
NWC Holt Ave/San Antonio
17,188
1006 San Antonio
1,500
SEC Holt/San Antonio
1,688
Vacant
VAC
2,025
1,688
Movie Island
S
2,250
Launderland
SVC
2,025
Dentist
SVC
Vacant
VAC
2,925
7 Eleven
F
1,625
Popeye's
ED
Vacant
VAC
JK's Coin Laundry
SVC
800
My Baby Market
F
800
Family Dentist
SVC
1,500
Drinking Water Market
S
1,500
Family Billiards
SVC
Café Nho
ED
1,575
NEC Holt/San Antonio
1,600
Holt Blvd, btw Ramona & Amherst
1,575
1,600
3,000
900
1,700
4232 Holt
Vacant
VAC
900
1,700
Barber Shop
SVC
900
Tattoo
SVC
2,363
Larry's Burgers
ED
2,250
Korean BBQ
ED
B-19
GLA
Vacant
Vacancy
6,150
SVC
Jiron Barber Shop
SVC
Vacant
VAC
4,800
Kore Skate Shop
A
4,800
Auto Parts
AD
1,463
Yuan Fuong Ginseng Co
S
1,463
Dentist
SVC
1,463
Medical Center
SVC
Vacant
VAC
Nha Sach
S
975
POMONA SQUARE
NEC Holt Ave/Clark Ave
53,406
1,463
1,050
5,119
9.6%
1,463
1,463
1,463
Vacant
VAC
1,463
PPS Realty
SVC
3,038
Pure Water
S
2,194
1093 Holt Ave
North Side of Riverside near Ramona
NEC Riverside/East End
NWC Riverside/East End
Category
Wash
1,050
4168 Holt Blvd
Tenants
1,463
Vacant
VAC
2,025
2,194
Laundry
SVC
1,519
R&J Bakery
ED
1,519
Medical Center
SVC
1,519
Holt Pharmacy
S
1,519
Music & Videos
S
1,519
Optometry
SVC
1,519
Jewelry
A
21,231
Hoa Binh Pomona Supermarket
F
1,519
Top Hair Design
SVC
4,050
Peach Garden
ED
1,788
Flowers
S
1,788
Thrift Store
S
2,100
Milindo Colmia
ED
4,594
Manlin's Pool & Spa
S
3,750
Liquor Store
F
B-20
GLA
Vacant
Vacancy
Tenants
Category
1,350
Tae Kwon Do
SVC
1,350
Dentist
SVC
1,350
Marisa's Beauty Salon
SVC
1,350
Insurance
SVC
2,400
La Placita Verde Grill
ED
3,000
Juan Pollo
ED
SWC Riverside/East End
1,000
Joey's BBQ
ED
SEC Riverside/East End
2,019
Mana's Donuts
ED
1,125
Norm's Smoke Shop
S
Cal Med 420
SVC
1,125
675
Cut & Beauty Salon
SVC
3,150
Papa Nick's Pizzeria
ED
3757 Riverside Dr
2,138
Bleachers Sports Bar
ED
3785 Riverside Dr
3,325
Chino Café
ED
Riverside/Roswell
1,700
Chino Liquor Market
F
4397 Riverside Dr
1,650
Taqueria Zandejas
ED
SWC Riverside/Ramona
3,150
Liquor Store
F
1,275
Hair Salon
SVC
3,300
Mortgage
SVC
1,800
Smoke Shop
S
1,663
Tacos Isla de Pacifico
ED
1,069
Instant Tax Service
SVC
1,188
metro PCS
S
1,069
Dentist
SVC
1,306
JT Seafood Pescaderia
F
Santa Fe Outlets
GM
Thrift Store
S
NEC Holt/Reservoir
SWC E Holt/Reservoir St
29,375
900 E Holt
2,100
910 E Holt
1,200
1,200
Vacant
VAC
920 E Holt
1,200
1,200
Vacant
VAC
B-21
GLA
922 E Holt
1,500
930 E Holt
934 E Holt
Vacant
Vacancy
1,500
Tenants
Category
Vacant
VAC
1,350
Groom Time Barber Shop
SVC
1,350
Office Space
SVC
1,500
Emma's
A
938 E Holt
1,350
Barber & Beauty Salon
SVC
940 E Holt
1,200
Computer Repair
SVC
1,200
Zamora's Services
SVC
2,400
K&V Auto Repair
AD
1,500
Ramirez Immigration
SVC
1,800
Pupuseria
ED
2,400
Liquor Store
F
CROSSROADS MARKETPLACE
535,044
Peyton/Beverly Glen
121,275
25,531
4.8%
Costco
GM
41,225
Sports Callet
S
29,500
Stein Mart
A
32,500
Bed Bath & Beyond
GM
29,531
Best Buy
S
18,375
Petsmart
S
Dollar Tree
GM
Vacant
VAC
Bevmo!
F
Vacant
VAC
2,888
Wendy's
ED
4,456
Chase
SVC
2,975
Fazoli's
ED
8,750
12,500
12,500
11,100
8,156
3,375
8,156
Vacant
VAC
1,688
GNC
S
1,313
Cold Stone
ED
2,813
Tryst Salon
SVC
2,063
Green Banana
ED
Vacant
VAC
1,500
3,375
1,500
1,875
Golden Nails & Spa
SVC
1,500
Fantastic Sam's
SVC
1,688
Boiling Point
ED
B-22
GLA
Vacant
Vacancy
Tenants
Category
1,688
Wok Combo
ED
1,125
Smoke Shop
S
1,313
UPS Store
SVC
1,688
Darque Tan
SVC
2,438
Radio Shack
S
4,050
Banner Mattress
FA
1,800
Dentist
SVC
2,025
Verizon
S
CVS
GM
Lowe's
BHG
Union Bank
SVC
Vacant
VAC
15,750
158,025
4,100
SEC Mills/Holt
5,738
10555 Mills
3,620
Bar
ED
3,594
Medical Center
SVC
8,250
Good Care
SVC
1,050
Thai Diamond Bar-BQ
ED
1,650
Nail Spa Lane
SVC
3,750
Village Montessori Academy
SVC
1,050
Cabinets & Granit
FA
2,250
Private Postal
SVC
Vacant
VAC
Basically Books
S
DCD Security
SVC
DIAMOND BAR VILLAGE
Diamond Bar Blvd/Golden Springs
92,494
2,850
5,738
10,038
10.9%
2,850
1,350
750
Happy Doggie Spa
VAC
1,500
750
750
1na Dance
SVC
1,350
Party Crafts
S
5,100
Academy Mortgage
SVC
1,350
Pharmacy
S
4,350
Beauty Salon
SVC
3,000
Karate
SVC
1,650
Mimi's
ED
1,750
Pho Super Bowl
ED
B-23
GLA
Vacant
1,125
Vacancy
1,125
VAC
Baskin Robins
ED
East West Bank
SVC
1,544
Foot Reflexology
SVC
1,575
Tailor
SVC
1,181
Chiropractor
SVC
Vacant
VAC
Dentist
SVC
Shoe Repair
SVC
Vacant
VAC
2,588
Mandarin Restaurant
ED
3,881
Aljibani Halal Market
F
4,313
Village Animal Hospital
SVC
4,313
Bombay Bazaar
F
1,150
India Coffee & Snacks
ED
4,744
ACI Institute
SVC
1,294
Xarposh
A
Acupuncture
SVC
2,250
Jin's Dance Studio
SVC
1,050
Milan Jewelers
A
4,400
Peacock Gardens
ED
2,025
Diamond Jim's Drive Thru
ED
76 Station
GAS
1,650
Sushi
ED
3,300
Superior Education
SVC
1,463
Fantastic Sam's
SVC
2,763
Dental
SVC
1,300
Nails & Spa
SVC
2,763
New India
ED
1,300
Papa G's Pizza
ED
1,300
Cleaners
SVC
Vacant
VAC
-
1,000
5,313
5,313
900
249 Diamond Bar Blvd
Vacant
1,125
-
KMART CENTER
Category
3,125
1,875
23671 Golden Springs Dr
Tenants
111,338
2,600
2.3%
375
2,600
2,600
B-24
GLA
Vacant
Vacancy
4,600
81,000
Tenants
Category
AutoZone
AD
Kmart
GM
4,000
Ace
SVC
2,925
McDonalds
ED
2,875
Aashiyana Restaurant
ED
2,275
Continental Burgers
ED
4,050
Diamond Palace Seafood
ED
2,494
Carl's Jr.
ED
1044 Mission
1,969
Pak-A-Bag Market
F
SEC Mission/Hamilton
1,806
Vacant
VAC
1134 Mission
2,888
Guadalajara Market
F
2,850
Panderia/Taqueria
ED
1,650
Medical Center
SVC
Ted's Liquor
F
CVS
GM
Thrifty Gas
GAS
1,806
950
NEC Phillips/Garey
15,000
SWC Phillips/Garey
1,200
UNNAMED CENTER
36,713
26,738
SEC Phillips/Garey
24,900
24,900
72.8%
Vacant
VAC
1,181
Sunshine Donuts
ED
1,181
Dentist
SVC
1,444
Hong Kong Express
ED
2,363
Launderland
SVC
Daniel's Cleaners
SVC
Vacant
VAC
Checks Cashed
SVC
919
1,838
1,838
2,888
EDISON PROMENADE
NEC Grand /Pipeline
22,000
2,750
2,750
2,750
12.5%
Vacant
VAC
4,813
American Forces Career Center
SVC
2,750
FedEx Office
SVC
B-25
SPECTRUM WEST
NWC Grand Ave/Pipeline Ave
GLA
Vacant
Vacancy
Tenants
Category
2,063
Waba Grill
ED
3,438
Sushi & Roll
ED
2,063
Nails & Spa
SVC
2,063
Dolshe
A
2,063
Joghurt Frozen Yogurt
ED
1,800
Circle K
GAS
1,500
Bicycles
S
1,200
Donut Club
ED
Vacant
VAC
1,350
Cigarettes USA
S
2,550
Police
SVC
2,100
Pacific Western Bank
SVC
3,750
Century 21
SVC
22,619
Staples
S
20,281
Michaels
S
52,500
Food 4 Less
F
2,419
Cleaners
SVC
2,419
The Hair Cutters
SVC
3,494
Nails
SVC
3,494
586,013
3,150
54,875
9.4%
3,150
Jenny Craig
SVC
27,000
Ross
A
5,738
Sears
BHG
2,906
2,906
1,938
2,325
2,325
Vacant
VAC
Edible Arrangements
ED
Vacant
VAC
2,325
Dental
SVC
1,356
MD Diet
SVC
3,488
Pediactrics
SVC
23,275
Pep Boys
AD
50,119
Dicks
S
Furniture & More
FA
TJ Maxx Home Goods
FA
Fashion Q
A
9,969
48,750
5,963
B-26
GLA
Vacant
Vacancy
4,613
111,863
2,200
2,200
2,063
2,063
2,475
22,500
22,950
22,950
14,175
Tenants
Category
Ave
A
Target
GM
Vacant
VAC
Vacant
VAC
Bath & Body Works
S
Old Navy
A
Vacant
VAC
Petco
S
3,188
3,188
Vacant
VAC
2,813
2,813
Vacant
VAC
1,500
Fredrico's Bakery
ED
3,000
California Noodle & Grill
ED
3,188
Rejuvenation Spa
SVC
6,919
Vacant
VAC
2,514
6,919
Carl's Jr.
ED
5,938
Mimi's Café
ED
1,719
Photo Solutions
SVC
1,719
Med Spa 909
SVC
1,719
H&R Block
SVC
Hometown Buffet
ED
Vacant
VAC
3,594
Curling Iron Salon
SVC
1,250
Melody Nails
SVC
Vacant
VAC
9,786
1,406
1,875
1,406
1,875
1,050
J.J. Sweet
ED
938
Senor Baja
ED
750
Hawaiian BBQ
ED
750
Juice it Up
ED
750
Thai Kitchen
ED
1,031
Lee's Sandwiches
ED
750
Louie's Café
ED
938
Chopsticks House
ED
3,150
Pizzaioli
ED
1,250
Optometry
SVC
1,700
Sushi Café
ED
B-27
GLA
Vacant
Vacancy
2,969
A
Metropolitan Cosmetics
SVC
Vacant
VAC
4,875
Islands
ED
6,344
La Creperia
ED
4,025
Men's Warehouse
A
3,675
Ortho Mattress
FA
1,300
West Coast Bagels
ED
McDonalds
ED
Vacant
VAC
3,081
Former Movie Theater
Category
Motherhood Maternity
1,950
NWC Grand/Roswell
Tenants
3,081
2,100
45,313
45,313
RIO RANCH MALL CENTER
163,050
-
NWC Garey/Rio Ranch Road
6,188
Star Video
S
2,438
Radio Shack
S
1,500
Adriana's Insurance
SVC
1,500
Hair Salon
SVC
1,313
Water
SVC
1,688
Pack N Ship
SVC
11,475
Bargain 99 Cents
GM
16,500
Rite Aid
GM
0.0%
O'Reilly Auto Parts
AD
Rio Ranch Mall (GAFO)
35,000
5,950
Rio Ranch Mall
GM
Rio Ranch Mall (Food)
75,000
Cardenas
F
Hoa Hing Market
F
Rite Aid
GM
1,625
Donuts Plus
ED
1,225
Kwon's Restaurant
ED
1925 S Garey
4,500
611 Holt
16,800
CARDENAS CENTER
45,563
NEC W Holt Ave/N Erie St
-
0.0%
Water 4U
S
1,400
875
Beauty Salon
SVC
1,575
Xiomarc's Shop
S
1,050
Cleaners
SVC
B-28
GLA
Vacant
Vacancy
NEC Holt/Fairplex
98 Discount
GM
1,800
metro PCS
S
Cardenas Market
F
3,300
Burger King
ED
7,331
Lavanderia
SVC
3,400
Super 99 Cent Outlet
GM
3,400
Taqueria
ED
1,600
Donut-Ice Cream
ED
1,200
Beauty Salon
SVC
3,438
WIC
F
2,031
Market
F
52,288
7,969
15.2%
938
China Wok
ED
1,250
1,250
Vacant
VAC
1,719
1,719
Vacant
VAC
1,563
1,563
Vacant
VAC
1,719
1,719
Vacant
VAC
Health Center
SVC
Mommy's Nutritional Center
F
Vacant
VAC
938
Nails
SVC
781
Check Cashed
SVC
1,875
Owl Drug
S
2,019
Panderia Jaliscos
ED
Vacant
VAC
7,350
6,738
1,719
NWC Ridgeway St/Valley
Category
3,763
32,250
KINGS PLAZA
Tenants
950
1,719
950
475
Tax Service
SVC
Maria's Mexican Food
ED
831
Salon
SVC
950
Pizza
ED
2,019
Coin-Op Laundry
SVC
1,788
Dentist
SVC
1,500
Candelaria Produce
F
1,544
B-29
SWC Ridgeway/Valley
GLA
Vacant
Vacancy
4,331
99 CENTS ONLY CENTER
67,300
SWC E Holt Ave/N San Antonio Ave
17,813
-
Tenants
Category
Carniceria Perez Market
F
0.0%
99 Cents Only
GM
1,450
Sassy Lady
A
1,994
Oasis Water
S
1,269
Cleaners
SVC
1,088
Barber Shop
SVC
3,263
Pronto Wash
SVC
1,450
Check Cash
SVC
1,269
Taqueria
ED
1,269
Discount Mart
GM
1,269
Willy's Lounge
ED
1,994
China Bowl Express
ED
Cardenas
F
1,238
Manna Donuts
ED
2,588
Casa Lavanderia
SVC
1,463
The Best Agua
S
1,688
Beauty Salon
SVC
1,013
Taqueria Guadalupana
ED
1,463
Dentist
SVC
SWC Towne/Mission
1,800
Captain Pollo
ED
1550 Murchison Ave
2,550
7 Eleven
F
1335 N Dudley
1,925
Jack in the Box
ED
NEC Duddley/Holt
1,275
Panderia Pasteleria
ED
31,938
SEC Towne/Mission
1,200
1,875
1,875
1,275
600
600
675
1,200
B-30
Lee's Water 99 Cent Store
GM
Vacant
VAC
Active Temp Service
SVC
Vacant
VAC
Salon
SVC
Taqueria El Triunfo
ED
GLA
Vacant
Vacancy
Category
1600 W Holt Ave
1,788
Vacant
VAC
1600 W Holt Ave
1,375
Alta Dena Dairy
F
1542 W Holt Ave
7,320
El 7 Mares Restaurant
ED
1605 W Holt Ave
-
La Placita Siete Mares
F
1875 W Holt Ave
2,275
Arco
GAS
1903 W Holt Ave
2,025
76 Station
GAS
4238 Riverside Drive
2,275
Thrift Store
S
4238 Riverside Drive
2,113
Country Crafts
S
GATEWAY VILLAGE
91,773
NWC Grand Ave/SR-71
1,788
Tenants
-
5,600
Chili's
ED
2,800
T Mobile
S
1,925
Jamba Juice
ED
1,750
Pizza Hut
ED
3,325
Dental Group
SVC
3,325
Baja Fresh
ED
Psychic Wellness Center
SVC
6,825
550
Bank of America
SVC
3,723
Chick Fil-A
ED
2,400
Chevron
GAS
1,625
The Coffee Bean
ED
1,463
See's Candies
ED
1,625
Shoboo Kitchen
ED
26,350
Sprouts
F
2,538
Medical Plaza
SVC
1,650
Coffee Bean
ED
1,350
Cleaners
SVC
1,500
Great Clips
SVC
2,100
Lindore Medical Center
SVC
2,400
Massage Green
SVC
1,500
Art School
SVC
2,100
Fit Body Bootcamp
SVC
B-31
HOME DEPOT CENTER
SWC Market Pl/Garey Ave
GLA
Vacant
Vacancy
Tenants
Category
1,950
The Frame Salon
S
2,100
ASN Computers
S
3,600
Kid's Dental
SVC
2,850
Elegent Nail Spa
SVC
1,500
Enterprise
SVC
1,350
Medical Group
SVC
221,023
84,830
38.4%
Shell
GAS
39,904
3,713
39,904
Vacant
VAC
44,926
44,926
Vacant
VAC
Office Max
S
Home Depot
BHG
Morton's Market
F
M&H Market
F
Vacant
VAC
26,780
105,700
1106 W 2nd St
1,313
1076 W Phillips Blvd
6,075
NEC 2nd St & Park
3,600
295 S Park Ave
1,000
Fish Market
F
416 N Park Ave
8,813
Golden Strike Market
F
1135 N White Ave
4,050
White Way Market
F
SWC Mission & White
2,100
Angelo's Burgers
ED
888 W Mission Blvd
6,313
Mission Family Restaurant
ED
Stater Bros.
F
The Hook Up
ED
1045 N Garey Ave
1047 E 2nd St
SUPER KING CENTER
SWC Indian Hill Blvd/Auto Center Dr
3,600
28,700
2,125
110,271
29,981
4,500
4,500
27.2%
Vacant
VAC
2,475
Chinese Food
ED
3,900
Newport Dental
SVC
3,600
Round Table Pizza
ED
Vacant
VAC
Freeway Insurance
SVC
2,550
2,550
2,550
B-32
GLA
Vacant
3,150
Vacancy
3,150
2,100
Tenants
Category
Vacant
VAC
Subway
ED
1,950
1,950
Vacant
VAC
1,950
1,950
Vacant
VAC
Fattoush
ED
Vacant
VAC
Super King
F
Vacant
VAC
2,550
1,500
1,500
50,350
5,075
5,075
1,400
1,400
Vacant
VAC
Tae Kwon Do
SVC
Vacant
VAC
1,750
Sprint
S
2,625
Waba Grill
ED
Norms
ED
Vacant
VAC
1,575
1,925
1,925
6,815
5,981
5,981
GOLDEN PALMS PLAZA
32,880
12,183
Schaefer Ave/Roswell Ave
1,585
Tepan Grill
ED
1,606
1+1 Dumpling House
ED
37.1%
1,379
Optometrist
SVC
838
838
Vacant
VAC
820
820
Vacant
VAC
Mimosa Nails
SVC
2,986
1,489
1,489
Vacant
VAC
1,590
1,590
Vacant
VAC
857
857
Vacant
VAC
816
816
Vacant
VAC
Royal Image
A
1,183
Vacant
VAC
1,299
1,299
Vacant
VAC
1,131
1,131
Vacant
VAC
Delight Dance Club
SVC
Vacant
VAC
Kingswood Fusion Pots
ED
Tux Rental
A
1,210
1,183
2,971
2,160
2,160
2,172
556
B-33
Vacant
GLA
Vacancy
Tenants
Category
3,840
Rozzie's Hair Studio
SVC
1,867
Capital College
SVC
Lai Lai Travel
SVC
525
4346 Mission Blvd
2,869
Connely Hardware
BHG
NWC Mission & La Mesa
1,900
Sunny Liquor
F
1498 South Towne Ave
2,475
Central Mart
F
1057 E Mission Blvd
1,688
AMA Donuts
ED
1025 E Mission Blvd
10,725
Brothers Market
F
NEC Mission & San Antonio
1,050
Flowers
S
963 E Mission Blvd
1,350
JJ Nail Salon
SVC
961 E Mission Blvd
1,350
Lollicup Tea Zone
ED
525
metro PCS
S
850
Mexican Restaurant
ED
City Auto Parts
AD
Senor Baja
ED
KFC
ED
903 E Mission Blvd
2,625
405 E Mission Blvd
750
375 E Mission Blvd
2,194
1012 Mission
700
Beauty Salon
SVC
1014 Mission
700
Pomona Tobacco
S
1016 Mission
788
Botanica
SVC
331 E Mission Blvd
3,500
El Diamante
SVC
295 E Mission Blvd
1,125
Valley Gas Station
GAS
NEC Mission & Locust
3,075
Church
SVC
2,025
Kid's Dental Care
SVC
205 E Mission Blvd
1,181
Da Mood Salon
SVC
1,181
metro PCS
S
1,181
Verizon
S
595 W Mission Blvd
1,800
Tacos Jaliscos
ED
615 W Mission Blvd
3,900
La Cachanina Carniceria
F
Vacant
VAC
731
731
929 W Mission Blvd
2,013
Panderia & Mini Market
F
953 W Mission Blvd
3,150
A&J Liquor
F
995 W Mission Blvd
2,125
Mariscos Linda
ED
1005 W Mission Blvd
1,100
Queen Donuts
ED
B-34
GLA
Vacant
Vacancy
Tenants
Category
1158 W Mission Blvd
3,188
Auto Parts
AD
1213 W Mission Blvd
1,350
Guererro Party Supplies
S
1485 W Mission Blvd
1,800
Mission Discount Store
GM
1485 W Mission Blvd
6,750
Church
SVC
SWC Mission & Myrtle
2,156
Vacant
VAC
963
Birrieria Michoacan
ED
731
Nails
SVC
Donuts
ED
418 E Mission Blvd
446 E Mission
SWC Mission & Palomares
2,156
1,238
520 E Mission Blvd
600
Wienerschnitzel
ED
630 E Mission Blvd
2,300
Jim's Liquor
F
716 E Mission Blvd
6,000
CBC Mission Pharmacy
S
756 E Mission Blvd
1,000
Hector's Radio-TV
SVC
756 E Mission Blvd
1,000
Fashion Sense
A
756 E Mission Blvd
1,000
Beautiful Flowers
S
1,275
Barber Shop
SVC
896 E Mission Blvd
3,667
El Pacifico
ED
1002 E Mission Blvd
3,375
Victor's Florist
S
1012 E Mission Blvd
300
Lemus Beauty Salon
SVC
700
Tobacco
S
800
Botanica Maria
S
1184 E Mission Blvd
1,306
Silvia's Party Supplies
S
SEC Mission & Reservoir
2,231
Chevron
GAS
1250 E Mission Blvd
1,875
Back Door
ED
2145 Murchison Ave
1,813
McDonalds
ED
2101 Murchison Ave
744
Starbucks
ED
1515 Fairplex Drive
4,675
Chevron
GAS
348 South Towne Ave
3,800
Nancy's Tortilleria & Market
F
701 North Gibbs St
2,900
Art's Market
F
4250 Holt Blvd
4,750
Automotive Connection
AD
4110 Holt Blvd
1,013
Thrift Store
S
4110 Holt Blvd
4,813
Vacant
VAC
1489 E Holt Ave
2,400
Lee's Nails
SVC
4,813
B-35
Vacant
GLA
Vacancy
4,875
Tenants
Category
Shoe Store
A
Holt NW of E End
13,750
13,750
Vacant
VAC
Holt NW of E End
6,463
6,463
Vacant
VAC
1245 E Holt Ave
2,000
Macho Pollo
ED
NEC Holt & Claremont Pl
1,719
Nu China Express
ED
305 E Holt Ave
5,775
El Molcajete Mexican Restaurant
ED
NWC Holt & Palomares
1,806
Chevron
GAS
167 E Holt Ave
4,631
Pomona Smoke Shop
S
123 E Holt Ave
1,650
El Pollo Loco
ED
101 E Holt Ave
2,888
Mobil Station
GAS
Hair Design
SVC
Claremont Pl NW of Holt
313
355 W Holt Ave
7,175
Kragen-O'Reilly Auto Parts
AD
355 W Holt Ave
5,100
Lucy's Laundry Mat
SVC
405 W Holt Ave
1,500
Golden Ox
ED
445 W Holt Ave
6,750
Happy Market
F
451 W Holt Ave
2,700
Victor's Radiator
AD
475 W Holt Ave
3,938
Lavanderia
SVC
2,250
China Express
ED
2,363
Super Save
GM
1,181
Bike Shop
S
1,181
Party Supply
S
837 W Holt Ave
2,756
Mary's Bakery
ED
855 W Holt Ave
2,356
Cassie's
ED
937 W Holt Ave
1,550
La Pizza Loca
ED
937 W Holt Ave
1,550
Vacant
VAC
1027 W Holt Ave
1,000
Joo's Market
F
1207 W Holt Ave
638
Inland Dairy
F
3,200
Market
F
1,050
Pomona Flowers
S
1,550
1395 W Holt Ave
1,800
Delfin Restaurant
ED
1875 W Holt Ave
2,194
Valero
GAS
1925 W Holt Ave
1,488
Albertos
ED
NWC Holt & Roselawn
2,175
Shell
GAS
B-36
GLA
Vacant
Vacancy
Tenants
Category
2400 Valley Blvd
4,000
Perez Market
F
SEC Holt & Las Brisas
1,275
Omana's
ED
SEC Holt & Hamilton
1,575
Chevron
GAS
784 W Holt Ave
1,400
Carl's Donuts
ED
696 W Holt Ave
11,400
Big 5
S
Barber & Beauty Salon
SVC
338
604 W Holt Ave
2,025
Shell Station
GAS
23555 Palomino Rd
3,413
East 180
ED
1,238
Xavier's Florist
S
1,100
Sky Blue Pools
S
1,238
Good Times Party Supply
S
2,338
Happy's
ED
1,238
Peruvian Food
ED
Vacant
VAC
Diamond Bar Montessori Academy
SVC
569
Global Wireless
S
569
T Mobile
S
488
Sam Square
S
488
Wigs
S
Medical Supply
S
Vacant
VAC
The UPS Store
SVC
1,375
1,375
2,338
NEC Holt/Claremont Pl
1,706
MISSION PROMENADE
Garey Ave/Mission Blvd
24,813
10,863
2,400
2,400
43.8%
1,800
1,600
Flame Broiler
ED
Vacant
VAC
2,175
Subs Café
ED
975
Starbucks
ED
US Bank
SVC
Vacant
VAC
Sacura Ichi
ED
Little Ceasers
ED
3,263
3,263
4,400
5,200
5,200
3,000
171 E Holt Ave
1,350
3.0%
B-37
GLA
Vacant
Vacancy
Tenants
Category
1,350
Metro PCS
S
1,350
Asian Express
ED
1,350
Insurance
SVC
240 Mission Blvd
750
Dynasty Barber
SVC
SWC Mission/Gibbs
750
#1 Nails
SVC
750
1213 W Mission Blvd
B&C Party Supply
S
2,750
Tom's Burgers #12
ED
1,813
Guerrero's Party Supplies
S
1225 Mission Blvd
750
Fernando Carpets
BHG
Mission Blvd
656
Water Store
S
Vacant
VAC
1162 W Mission Blvd
2,300
1,650
2,300
Beauty Salon
SVC
1160 Mission Blvd
1,650
Party Supply
S
900
Ted's Market
F
1134 W Mission Blvd
3,163
Guadalajara Market
F
Mission SE of Rebecca
2,250
Coin Laundry
SVC
750
Water Mart
S
1,250
T Shirt World
A
604 W Mission
5,363
Market Carniceria
F
604 W Mission Blvd
2,256
Medical Supply Inc.
SVC
Car Alarms
AD
4007 Mission Blvd
800
4009 Mission Blvd
800
Vacant
VAC
4011 Mission Blvd
800
Tattoo
SVC
4013 Mission Blvd
800
CMG Auto Glass
AD
4015 Mission Blvd
800
Certified Auto Glass
AD
4121 Mission Blvd
1,225
Vacant
VAC
4137 Mission Blvd
1,200
Carnitas La Piedad
ED
1,200
Appliances
FA
800
1,225
B-38
GLA
Vacant
NWC Holt/Wisconsin
900
NWC HoltWisconsin
900
NWC Holt/Wisconsin
900
900
NWC Holt/Wisconsin
900
900
NEC Holt/Huntington
Vacancy
Tenants
Category
Tijuana's Tacos
ED
The Princess Beauty Salon
SVC
Vacant
VAC
Vacant
VAC
1,200
Rosa Isela's Salon
SVC
NEC Holt/Huntington
1,200
The Potter's House
SVC
NEC Holt/Huntington
1,350
Liberty Tax
SVC
NEC Holt/Huntington
1,350
Insurance
SVC
NEC Holt/Huntington
1,350
City Nails
SVC
NEC Holt/Huntington
1,200
Vacant
VAC
1,200
NWC Date/Holt
900
Barber Shop
SVC
NWC Date/Holt
1,125
Misc. Xochiti
GM
NWC Date/Holt
900
Cash for Gold
SVC
NWC Date/Holt
900
Gil's Jumpers & Party Supplies
S
NWC Date/Holt
675
Clothing Outlet
A
NWC Date/Holt
1,238
Martial Arts
SVC
NWC Date/Holt
1,688
Auto Supply
AD
1495 Holt
1,575
Ginza Bowl
ED
Vacant
VAC
Evengro's Beauty Salon
SVC
1,050
1,050
700
864 Holt Ave
1,488
1,488
Vacant
VAC
1,575
1,575
Vacant
VAC
750
750
Vacant
VAC
3,206
B&S Market
F
525
Barber Shop
SVC
Taqueria El Patio
ED
Mini Market
F
1,138
788
700
Appliances
FA
788
TV Repair
SVC
963
Lavanderia
SVC
B-39
568 W Holt
570 W Holt
GLA
Vacant
444 W Holt Ave
SWC Holt/Park
Tenants
Category
2,250
Mary's Alterations
A
2,250
Audio World
AD
2,250
Furniture Outlet
FA
2,000
Payday Loans
SVC
1,500
Barber
SVC
Vacant
VAC
1,125
High Tech Floor Covering
SVC
2,500
Pacific One Dollar Store
GM
2,250
Pomona Travel
SVC
1,250
Barber Shop
SVC
2,375
Panderia
ED
2,250
Law Offices
SVC
Vacant
VAC
875
Income Tax
SVC
625
Metro pcs
S
750
Boost Mobile
S
375
Fiesta Zone
S
750
Florist
S
1,250
NEC Holt/Main
Vacancy
5,438
1,250
5,438
1,250
Today Dental
SVC
688
Lluvia de Regalos
SVC
894
Mundo Smoke
S
813
Salon Rami
SVC
975
Income Tax
SVC
390 W Holt Ave
3,000
Sheila's Pawn Shop
S
200 W Holt Ave
1,725
Super Soccer
SVC
1,150
Barber
SVC
214 W Holt Ave
244 W Holt Ave
2,156
H&R Block
SVC
2,444
2,444
Vacant
VAC
1,006
1,006
Vacant
VAC
Lawnmower Shop
S
2,156
B-40
GLA
Vacant
Vacancy
1,050
Tenants
Category
152 W Holt Ave
1,050
Vacant
VAC
150 W Holt Ave
2,100
Guasalmex Restaurant
ED
146 W Holt Ave
1,050
Copy Kwik
SVC
1,225
Relax Massage
SVC
Vacant
VAC
Dept. Stores Outlet
A
Vacant
VAC
Pep Boys
AD
208 W Holt Ave
1,400
288 W Holt Ave
18,550
PEP BOYS CENTER
29,538
5,638
1,650
1,650
336 E Holt Ave
1,400
19.1%
22,000
1,900
Signs
SVC
3,988
3,988
Vacant
VAC
SEC Holt/Eleanor
5,750
5,750
Vacant
VAC
420 East Holt Ave
3,300
3,300
Vacant
VAC
Consultor
SVC
350
1,125
1,125
Vacant
VAC
2,613
2,613
Vacant
VAC
7,250
Salvation Army
S
3,200
Liquor
F
AJ'S Super Pawn
S
10,938
DOWNTOWN POMONA
Garey/2nd St
230,524
42,138
3,025
3,025
18.3%
Vacant
VAC
3,025
Clothing House
A
6,050
Persnikity Aniquity
S
5,500
Robin's Antique Mart
S
Vacant
VAC
4,675
Antiques Mart
S
2,200
Beauty College
S
2,200
Military Emporium
S
3,025
Beauty College
SVC
3,025
3,025
B-41
GLA
Vacant
Vacancy
Tenants
Category
3,025
& Collectables
S
5,225
St. John's Anitques
S
3,575
Subway
ED
3,575
Vacant
VAC
3,575
3,575
Anitque Toys
S
3,300
Antiques
S
1,650
Antiques
S
1,650
Art Gallery
SVC
3,025
Antiques
S
3,025
Antiques
S
6,050
6,050
Vacant
VAC
3,025
3,025
Vacant
VAC
3,025
Beauty Salon
SVC
2,475
Chinese Antiques
S
3,025
Antiques
S
3,025
Demonic
S
6,600
135 East Martini Bar
ED
Aladdin Jr. Restaurant II
ED
Vacant
VAC
2,250
Bunny Gunner Art
S
2,250
Ink'd Chronicles
SVC
2,250
Art Studio
SVC
NEC Main/2nd St
4,730
2,250
2,250
2,250
2,250
Vacant
VAC
4,500
4,500
Vacant
VAC
6,750
The Glass House
SVC
SEC 2nd St/Park
6,600
Billiards
S
NWC 2nd/Garey
6,344
Joey's BBQ
ED
1,750
Metro Art Gallery
SVC
1,969
Downtown Owner's Association
SVC
1,750
Antique Gallery
SVC
1,750
Magic Door Book Store
S
B-42
NWC 3rd/Thomas
1106 W 2nd St
GLA
Vacant
Vacancy
Imagine That
S
1,750
2nd Street Bistro
ED
1,531
Ferguson's Gallery
SVC
2,188
La Bumba
A
1,500
Benvenuti Itallian Food
ED
1,000
Mosaic Gallery
SVC
1,625
Pho-Vi Vietnamese Food
ED
1,650
Chin's Market
F
Vacant
VAC
Elecronica 2000
S
1,925
1,925
SWC Thomas/3rd
5,288
5,288
Vacant
VAC
2,350
2,350
Vacant
VAC
3,850
Casa Jimenez
ED
1,925
Signs
SVC
Vacant
VAC
2,613
Vive
SVC
2,613
GCS Clothing
A
2,613
Flowers & Craft
S
2,700
Drink Lounge
ED
7,225
The Fox
ED
3,600
Papa Tacos
ED
3,306
Juan Pollo
ED
1,725
Christian Book Store
S
2,588
Pawn Shop
S
1,725
Art Museum
SVC
1,925
Arella's
S
3,300
SEC Thomas/3rd
SWC 3rd/Garey
SEC Garey/3rd
SEC 3rd/Garey
Category
1,531
1,925
2nd St/Park
Tenants
3,300
B-43
GLA
Vacant
1,575
348 S Towne Ave
NEC Main/3rd
SWC Main/Holt
Vacancy
1,575
Tenants
Category
Vacant
VAC
1,925
A&R Creators
SVC
1,575
Rosy's Salon
SVC
1,750
Western Union
SVC
2,450
Gas Company
SVC
3,700
Nancy's Carniceria
F
2,625
Los Jarritos Restaurant
ED
2,550
The DA Art Center
SVC
1,913
Pomona Frame Center
S
2,975
noisebug
S
2,550
Medical Clinic
SVC
Real Estate
SVC
Vacant
VAC
563
Platinum Finess Hair
SVC
563
Special Effects Salon
SVC
563
Magi's Beauty Salon
SVC
750
563
563
SEC Holt/Towne
2,850
Furniture
FA
SWC Holt/Paloma
1,013
KnF Restaurant
ED
Vacant
VAC
El Merenderito
ED
2,063
Pomona Lumber Co.
BHG
3,375
Karate
SVC
3,375
Party Supply
S
3,375
Jamaican Market
F
Vacant
VAC
3,842
Saigon Restaurant
ED
2,813
Tacos Mexico
ED
600
SEC Holt/Loranne
NWC Holt/East End
3,375
1280 E Holt Ave
600
750
3,375
B-44
700 N Garey Ave
GLA
Vacant
Vacancy
Tenants
Category
563
Barber Shop
SVC
563
Income Tax
SVC
722 N Garey Ave
1,050
Vacant
VAC
720 N Garey Ave
1,050
Beauty Salon
SVC
715 N Garey Ave
2,813
Pomona Flowers
S
786 N Garey Ave
2,625
Ferguson's Flower Gallery
S
2,531
1,050
Vacant
VAC
2,531
2,531
Income Tax
SVC
838 N Garey Ave
2,700
Nature's Sunshine Nutrition
S
896 N Garey Ave
1,350
Funny Business
S
1,350
1,350
Vacant
VAC
SEC Garey/Alvarado
1,000
1,000
Vacant
VAC
1074 N Garey Ave
1,063
Donahoo's Golden Chicken
ED
Vergara Party Supply
S
956
1,275
Office Space
SVC
1419 N Garey Ave
3,325
Smoke Depot
S
NEC Garey & Orange Grove
1,575
Shell Station
GAS
NWC Garey & Orange Grove
1,250
Chevron
GAS
1495 N Garey Ave
2,188
Del Taco
ED
1409 N Garey Ave
5,850
Flower Lane Florist
S
1,225
Beauty Salon
SVC
1,225
Mini Mart
F
2,100
Sunshine Market
F
10295 Mills
Source: TNDG.
B-45
APPENDIX C:
PICTURES OF “HIGH VACANCY” CENTERS
1 Former Great Indoors
PROJECT LOCATION:
1300 Peyton Dr
Chino Hills 91709
ANCHOR TENANTS:
GROSS LEASABLE AREA:
VACANT ANCHOR SPACE:
VACANCY RATE:
NON-ANCHOR VACANCY RATE:
C-1
133,000 SF
Great Indoors (133,000 SF)
100.0%
N/A
2 Unnamed Center
ANCHOR TENANTS:
NEC S Diamond Bar
Blvd/Grand Ave
Diamond Bar 91765
N/A
VACANCY RATE:
117,369 SF
Ralph’s (44,825 SF)
38.2%
5.5%
PROJECT LOCATION:
C-2
3 Unnamed Center
PROJECT LOCATION:
ANCHOR TENANTS:
VACANCY RATE:
C-3
SWC Mission Blvd/Curran
Pomona 91766
N/A
25,325 SF
N/A
36.0%
N/A
4 Unnamed Center
PROJECT LOCATION:
ANCHOR TENANTS:
VACANCY RATE:
C-4
SWC Mission Blvd/Ramona Ave
Pomona 91766
N/A
23,038 SF
N/A
39.1%
N/A
5 Unnamed Center
PROJECT LOCATION:
ANCHOR TENANTS:
C-5
12 Village Loop Rd
Pomona 91766
Fresh Choice Markets
124,700 SF
20,969 SF
VACANCY RATE:
41.1%
40.2%
6 Unnamed Center
PROJECT LOCATION:
ANCHOR TENANTS:
C-6
SEC Phillips Blvd/Garey Ave
N/A
36,713 SF
24,900 SF
VACANCY RATE:
72.8%
15.6%
7 Former Movie Theater
PROJECT LOCATION:
ANCHOR TENANTS:
N/A
45,313 SF
45,313 SF
VACANCY RATE:
C-7
NWC Grand Ave/Roswell Ave
Chino 91710
100.0%
N/A
8 Home Depot Center
PROJECT LOCATION:
ANCHOR TENANTS:
VACANCY RATE:
C-8
SWC Market Pl/Garey Ave
Pomona 91766
Home Depot
Office Max
221,023 SF
Circuit City (39,904)
Toys R Us (44,926)
100.0%
N/A
9 Super King Center
PROJECT LOCATION:
ANCHOR TENANTS:
Super King
110,271 SF
C-9
SWC Indian Hill Blvd/
Auto Center Dr
Claremont 91711
N/A
VACANCY RATE:
27.2%
27.2%
10 Golden Palms Plaza
PROJECT LOCATION:
ANCHOR TENANTS:
C-10
SWC Schaefer Ave/Roswell Ave
Chino 91710
N/A
32,880 SF
N/A
VACANCY RATE:
37.1%
37.1%
11 Mission Promenade
PROJECT LOCATION:
ANCHOR TENANTS:
C-11
NWC Garey Ave/Mission Blvd
Pomona 91766
N/A
24,813 SF
N/A
VACANCY RATE:
43.8%
43.8%
13 Pep Boys Center
PROJECT LOCATION:
ANCHOR TENANTS:
C-12
336 E Holt Ave
Pomona 91767
Pep Boys
29,538 SF
N/A
VACANCY RATE:
19.1%
74.8%
APPENDIX D:
PICTURES OF SELECTED VACANCIES
DOWNTOWN POMONA
D-1
D-2

administrative draft - Pomona

Transcription

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