Conceptual Review of a Proposal for the Development of

Item Number:
AGENDA ITEM
TO:
CITY COUNCIL
Submitted By:
FROM: CITY MANAGER
Meeting Date:
July 19, 2011
7
Douglas D. Dumhart
Community Development
Director
Subject:
Conceptual Review of a Proposal for the
Development of a Chase Bank at 5962 La Palma Avenue
RECOMMENDATION:
It is recommended that the City Council conceptually approve a proposal for the development of a
Chase Bank at 5962 La Palma Avenue and direct staff to draft a Zoning Code Text
Amendment and Development Agreement for further consideration.
SUMMARY:
The City has received a letter from Studley, the real estate brokerage firm representing the
property owner at 5962 La Palma Avenue, requesting that the City consider the development of a
JP Morgan Chase Bank on their property. The letter is provided as Attachment 1 to this report.
The site is located at the southwest corner of Valley View Street and La Palma Avenue and has
been vacant for over 10 years. Late last year, the subject parcel was rezoned from
Neighborhood Commercial (NC) to Planned Neighborhood Development (PND) land use
designation, which prohibits financial institutions and banks.
The Broker has stated that they have exhausted attempts to find end users for his client’s
property that are consistent with the goals of the new PND Zone and that meet the needs of
his client. They have a ground lease offer from Chase to develop a free-standing bank. The
financial institution use alone does not meet the requirements in the PND Zoning District to
develop the commercial corner with retail uses that are lacking in the community.
The property owners have proposed a mitigation measure to satisfy the PND District’s revenue
producing goals and allow the bank use. A development agreement could be prepared that
would address how the project would satisfy the goals and objectives of the PND District. Prior
to initiating further discussions, staff is seeking conceptual approval and authorization to
proceed with the preparation of a development agreement for further consideration.
Bank Proposal
July 19, 2011
Page 2 of 9
BACKGROUND:
The Economic Development Plan adopted by the City Council in early 2009 included an action
item to change the zoning on six key corner sites considered candidates for redevelopment.
Referred to as the “Six Study Sites,” the sites are generally small, one-half acre parcels
located at arterial intersections. Two of the sites are vacant former fueling stations. While the
other four sites are improved, their land uses do not necessarily represent the highest and best
use. The new “Planned Neighborhood Development” (PND) Zoning for the Six Study Sites
became effective in November 2010. The objective of the PND Zoning designation is to
prohibit specific uses and relax development standards in exchange for high quality
architecture that encourages land assembly in order to foster quality development that will
ultimately optimize the City’s tax base with revenue producing uses.
The allowed uses in the PND Zone places emphasis on encouraging retail and food service uses
and discourages service based commercial activity. Prohibited uses specifically included banks
and financial institutions, check cashing services, pawn shops and liquor stores.
The property belongs to the out-of-state heirs of William and Leona DeJager, who used to
operate a dairy on the property and adjacent land. Once the dairy ceased operations, the subject
site was leased as an Exxon-Mobile service station. For the last decade, the site has been tied up
in environmental remediation efforts. Remediation efforts have been completed. As such, ExxonMobile relinquished exclusive control and the family has been exploring development of the
property.
The property owners do not wish to sell the property; rather, they are seeking a long-term ground
lease for development. The family requests they be allowed to develop the property with a
respected national banking tenant.
ANALYSIS:
Table A on the following page describes the PND District locations. The site’s advantages are
its exposure to the highest volume arterial street in the City (Valley View Street) and another
major arterial (La Palma Avenue), good visibility, and proximity to the Walgreens store on the
north side of La Palma Avenue and a large, active retail center on the east side of Valley View
Street in Buena Park. Traditionally, these factors would enhance development potential.
Some of the site’s limitations include its proximity to single family residences, its small parcel
size – it is the smallest of the subject sites at 0.53 acres – the existence of raised medians at
the intersection that limit ingress/egress, the lack of the potential for site assembly, and it is the
only study site that was not in a Redevelopment Project Area (this may no longer be a factor in
light of AB1x 26 that abolishes Redevelopment).
Bank Proposal
July 19, 2011
Page 3 of 9
Table A: PND Study Sites
Parcel
Size
In CDC
Project Area
Multiple
Parcels
1. Southeast corner of Moody
Street and Orangethorpe Avenue
4.59 acres
Yes
Yes
2. Northeast corner of Walker
Street and Orangethorpe Avenue
0.75 acres
Yes
Yes
3. Northeast corner of Moody Street
and La Palma Avenue
0.69 acres
Yes
Yes
4. Southeast corner of La Palma
Avenue and Walker Street
0.60 acres
Yes
No
0.53 acres
No
No
0.65 acres
Yes
No
Study Sites
5. Southwest corner of La Palma
Avenue and Valley View Street
(Subject Site)
6. Northwest corner of Crescent
Avenue and Walker Street
There has been limited development interest on the site primarily due to its small size. Studley
claims to have contacted numerous national retailers and restaurants regarding the availability
of the subject site. A list of retailers targeted by Studley has been included as an attachment to
their June 14, 2011, letter. They have indicated that development on the site would not be
feasible or in harmony with their respective corporate models. Max Franco has shared replies
from Chipotle Mexican Grill, Farmer Boys, Chick-fil-A, and McDonald’s all claiming the site is
too small for their operations.
On behalf of the City, David J. Gilmour, AICP at Architects Orange, prepared some site plan
concepts using McDonald’s 2,400 square foot (SF) drive-thru prototype building from their
“Small Town Retail” concept as shown below for the subject property. He prepared five
versions of concept site plans that are provided as Attachment 2 to this report. The exercise
revealed the site’s circulation and accessibility challenges due to the raised medians at the
intersection and how critical a Valley View Street ingress and egress is to the site’s
development success. While it might be possible to locate the Small Town Retail concept
building on the site, there would be no access from the major street frontage and illuminated
menu boards and speaker boxes would be located adjacent to the nearby homes.
Bank Proposal
July 19, 2011
Page 4 of 9
McDonald’s Regional Corporate in Long Beach has also been asked by the City to evaluate
the site. McDonald’s likes the vicinity of the location because they believe they have a void in
that trade area. Ron Underwood of Bickel Underwood Architecture, a site planner for
McDonald’s, verified the limitations of the size for a quick service establishment. Mr.
Underwood’s evaluation demonstrates that, without assembly of at least one adjacent
residential property, the site is not large enough to host McDonald’s “Express” double drivethru prototype. This is a facility so small that it does not really have indoor seating. A copy of
his site plan analysis for 5962 La Palma Avenue is provided as Attachment 3 to this report.
Even with the acquisition of the adjacent residential property, however, McDonald’s indicated
that their interest was marginal in that modifications to their existing corporate model would
have to occur in order to make development at the site possible.
Parking Demand and Buildable Area
Providing adequate off-street surface parking is a key component of land planning. On-site
surface parking severely limits the building footprint. This condition is exacerbated in
standalone sites like 5542 La Palma Avenue with no available on-street parking or off-site
parking to share.
During the design phase, alternative parking layouts are developed to identify the most
efficient parking lot layout for customer patronage, serviceability of buildings, and to
accommodate fire lanes. Retail parking uses a parking ratio of 4 spaces per 1,000 square feet
of building area. The land area required per parking space and used for the concept-level
planning of parking areas typically range from 300 to 350 square feet per parking stall. This
includes the area required for the parking stall and drive aisles for surface parking lots. Oddly
configured sites (unusual shapes, narrow sites, etc.) are more difficult to use efficiently for
parking, and the land area required per stall will be higher. The Table B on the following page
estimates parking demand based upon these assumptions for the 23,000 square foot lot.
When the zoning setbacks are taken into consideration the buildable site area is smaller than
the gross buildable square footage. This means the development would likely entail a second
story to fully develop to their gross buildable area. Two story construction on a small lot is not
feasible without sufficient leasable square footage to absorb the additional costs for the second
story, such as elevators.
Bank Proposal
July 19, 2011
Page 5 of 9
Table B: Development ability of 5542 La Palma Avenue
F.A.R. 4
Gross
Buildable
Area SF
4/1,000
Parking
Parking
Area3 SF
Buildable Site Area
Less
Parking Area SF
Traditional Retail
0.4
9,2402
37 Spaces
11,840
11,260
PND
0.6
13,860
55 Spaces
17,600
5,500
PND (Relaxed1)
0.6
13,860
42 Spaces
13,440
9,660
1
Assumes 3/1,000 parking ratio
Does not take into account zoning set-back requirements
3
Assumes 320 square feet per parking stall
4
“FAR” = Floor Area Ratio. The allowable buildable area on a given lot. At 0.4 FAR, a 10,000 square foot lot is
allowed 4,000 square feet of building area.
2
In the table above, the PND Zone allows up to 13,860 square feet of leasable space, but the
buildable site area after providing on-site parking is only 5,500 square feet. Thus, for the
project to build out to the permitted square footage, a three story building would be required
(13,860 ÷ 5,500 = 2.45 ↑ 3 stories).
Many prospective developers/end users have assessed the site and have indicated they have
serious concerns pertaining to the property being undersized. Most companies have indicated
that they would not be interested in modifying their business model for the 0.53 acre corner
site. Given the input received from the development and real estate community, it appears that
it may be appropriate to consider additional development alternatives in order to facilitate
development of this vacant corner lot.
Financial Institution
JP Morgan Chase has shown consistent interest on the vacant property where others have
looked and passed. Representatives from Chase have indicated that they also have concerns
with the size of the property, but are willing to modify their conventional corporate model to
develop a smaller prototype that will function at the site. Chase has proposed a 4,327 squarefoot free-standing bank building at the corner site. A copy of the site plan is provided as
Attachment 4 to this report. Chase has stated that they will employ 9 full-time employees the
first year of operations and will increase to 11-full time employees the second year of
operations. The base term of the proposed ground lease is 20 years and their estimate of hard
construction costs for the bank branch is $1,600,000 exclusive of site work.
The PND Zone standards recognized the need for a commercial development project to have
a mix of complimentary uses for co-tenancy. To that end, the PND District permits mix-use
development if the development first floor is predominantly dedicated to sales tax generating
uses. A 65/35 percent ratio was established for mixed-use projects. Thus, a financial
institution or bank could locate in a PND Zone in a mixed-use development so long as 65
percent of the development was dedicated to an allowable retail or food service use. In the
case of 5962 La Palma Avenue, Studley has represented that the site is too small to
Bank Proposal
July 19, 2011
Page 6 of 9
accommodate a mixed-use development and is challenged to meet the needs of a single tenant.
The bank use alone is not permitted in the PND Zone. There are two approaches for the property
owner to consider when their use does not meet established zoning regulations: (1) requesting a
rezoning of the property to something that allows banks as a use by right; or (2) pursue a text
amendment to the PND Zoning regulations to allow banks within the PND Zone. These
alternatives are described below
Rezone the Parcel - The rezoning process would involve altering the zoning designation of
the subject parcel from PND to a land use designation that would permit the development of a
Chase bank (Office Professional, Mixed-Use Business, or Neighborhood Commercial, for
instance). This process would also require a General Plan Map amendment in order to bring
the General Plan Map in conformity with the proposed zoning change. It is estimated that this
process may take six months to complete. A rezone request to permit a bank use would not
facilitate the community’s goals for predominant commercial corners that produce needed
annual tax revenues and would bring into question the usefulness of the PND Zone throughout
the City.
PND Zone Text Amendment - A text amendment would involve changing the recently
adopted PND Zoning District to conditionally allow non-sales tax generating uses if they can
demonstrate how they can enhance revenues necessary to support General Fund services
and provide other community benefits desired in the PND Zone. The proposal to pay a retail
in-lieu fee may be one way of achieving that goal. The amendment would allow certain non-tax
generating uses within the PND Zone in exchange for an in-lieu fee that would assist in
neutralizing expenses associated with providing municipal services for the subject site. It is
estimated that the text amendment approach may take three to four months to process and
complete.
The land use table for the PND District would need to be amended to target which service
based uses would be conditionally allowed. PND prohibited uses like Pawn Shops, Day Spas,
and Check Cashing Services would remain unpermitted in the PND Zone. A development
agreement would be prepared that would addresses how the conditional use satisfies the
public benefit goals and objectives of the PND District.
Rezoning Mitigation
The property owner desires to develop their property with a free-standing Chase bank. The
property owner claims they are challenged to meet the mixed-use requirement of the PND Zoning
regulations. They acknowledge the community’s need to seek income producing uses and quality
development on commercial corner lots and, via Studley’s letter, they have proposed a $3,500
annual retail in-lieu fee to offset the retail requirement of the PND Zoning. The property owner has
also suggested using a portion of the property for community benefit such as a City Monument
sign. Given the property’s location on the eastern border of the community, the opportunity for
incorporating an electronic reader board may have substantial community benefit.
There is still speculation as to whether the site with a bank at 4,327 square feet could seek
additional tenants with the buildable square footage. Nevertheless, an examination on what the
Bank Proposal
July 19, 2011
Page 7 of 9
City might expect in terms of revenue from the site should only tax generating uses occupy the
parcel is discussed below. According to Table II-2, page 30 of the General Plan, which
summarizes the City’s Land Use territory, 15.3% of La Palma’s land area is designated for
commercial activity. A breakdown of the commercial land area is found in Table C below.
Table C: Commercial Zoning in La Palma
Zone
Acres
Neighborhood Commercial (NC)
Office Professional (OP)
Multi-Use Business (M-1)
General Industrial (GI)
Total
31.0
18.7
38.8
76.6
165.1
Land Area
(SF)
1,350,360
814,572
1,690,128
3,336,696
7,191,756
Floor Area
Ratio (FAR)
0.4
0.6
0.6
0.6
Bldg Area
(SF)
540,144
488,743
1,014,076
2,002,017
4,044,980
The zoning districts dedicated to retail and food service activity are primarily the Neighborhood
Commercial District and about 25% of the Multi-Use Business District (or approximately 9.82
acres of Centerpointe.) They combine for a total of 40.82 acres or 1,787,119 square feet of
land area. The remaining square footage of commercial land area of 124 acres or 5,404,637
square feet can be attributable to the non-retail outlet sales tax generation.
A review of the sales tax generation for the City of La Palma is contained in Table D below.
The numbers are broken out by business groups which are categorized by non-retail outlets
and retail outlets. Table D depicts the annual sales tax for Fiscal Years 2007-08, 2008-09, and
2009-10 and calculates the three year sales tax average.
Table D: Annual Sales Tax By Business Groups
Business Groups
FY 07/08
FY 08/09
FY 09/10
3-Year Avg.
Non-Retail Outlet
Auto/Transportation
Bldg./Construction
Bus./Industry
Fuel/Service Station
Sub-Total
$
$
961
111,865
532,574
3,168,692
3,814,092
$
$
58,155
36,117
157,810
252,082
4,066,174
$
$
439
92,021
632,962
3,019,500
3,744,922
$
$
63,685
30,880
181,936
276,501
4,021,423
$
$
720
76,590
592,962
1,962,730
2,633,002
$
$
68,619
19,168
160,822
248,609
2,881,611
$
$
707
93,492
586,166
2,716,974
3,397,339
$
$
63,486
28,722
166,856
259,064
3,656,403
Retail Outlets
Food & Drug
General Consumer
Restaurants
Sub-Total
Total All Outlets
Based on the land area and building square footages for commercial zone districts and using
the three year average of sales tax generation, the sales tax potential for any new retail
Bank Proposal
July 19, 2011
Page 8 of 9
development in La Palma would likely mirror the per square foot figures of the Retail District
column found in Table E on the following page.
Table E: Annual Sales Tax Potential
Per Square Foot by Zone District
Land Area
Building Area
Non-retail Districts
Retail Districts
All Districts
$0.63/SF
$1.05/SF
$0.14/SF
$0.36/SF
$0.57/SF
$0.92/SF
The PND District specifically targets land uses that generate sales tax revenues. Those are
typically retail and food service uses. Table F below estimates the sales tax revenue potential
by taking the retail district annual sales tax potential from Table D and applying them to site
conditions at 5542 La Palma Avenue.
Table F: Annual Sales Tax Potential
for 5542 La Palma Ave
Land Area
Bank Building
Buildable FAR (0.6)
Square Feet
Retail Districts
All Districts
23,000
4,327
13,800
$ 3,334 ($0.14/SF)
$ 1,568 ($0.36/SF)
$ 5,001 ($0.36/SF)
$11,693 ($0.57/SF)
$ 3,997 ($0.92/SF)
$ 7,016 ($0.92/SF)
Depending on which of the six calculations in Table F one selects, a range of revenue values
from a low of $3,334 to a high of $11,693 could apply to this site. Since the PND zone is strictly
retail use, the range from $3,334 to $5,001 would be most applicable. The $3,500 in-lieu offer
falls within the anticipated tax generation range. The final number would be subject to
negotiations of a development agreement.
NOTIFICATION:
This item does not require a public hearing. The property owner and Broker have been notified
of the meeting.
CONCLUSIONS:
The six study parcels were selected due to their locations at major intersections of arterial
streets. They are considered critical to the welfare of the City because they establish the visual
and physical character of the City and have the potential to attract considerable commercial
activity for the benefit of residents and employees within the City. Unfortunately, it appears
that, given current market conditions and the extremely small size and isolated nature of the
property at 5962 La Palma Avenue, a strictly retail development is not likely to occur in the
near term.
Bank Proposal
July 19, 2011
Page 9 of 9
Financial institutions typically have the means to finance quality architecture and design, which
are key to creating a strong gateway entry statement. A well designed bank building may
make an attractive entry to La Palma’s eastern border. However, a bank use is currently not
allowed in the PND Zone.
If the property owner were allowed to process a Zoning Code Text Amendment to conditionally
allow a bank use in the PND Zone subject to entering a development agreement that would
address the PND community benefits requirements, both the community’s and the property
owner’s goals for the property may be achieved. Based on these factors, it is recommended
that the City Council consider this alternative.
FISCAL IMPACT:
Legal expenses associated with the preparation of a development agreement are anticipated
to be $5,000. This expense would need to be borne by the applicant in addition to any fees
paid by the applicant for the rezoning process. If the City Council elects to proceed, the
applicant will be requested to make a deposit to cover this expense.
Attachments:
1.
2.
3.
4.
Studley letter dated June 14, 2011
Gilmour Concept Plans
Underwood Site Plan
Chase Site Plan
Max Franco
Corporate Managing Director
Attachment 1
777 South Figueroa Street
th
30 Floor
Los Angeles, CA 90017
t 213.553.3800
f 213.553.3838
[email protected]
www.studley.com
License: 01095749
Corp. License : 00388260
June 14, 2011
Mr. Douglas D. Dumhart
Community Development Director
City of La Palma
7822 Walker Street
La Palma, CA 90623-1771
RE:
JP Morgan Chase Bank-Retail Fee In-Lieu Of Sales Tax
5962 La Palma Ave
La Palma, CA
Dear Douglas,
As you know, I was contracted in April of 2010 to represent Roger Clodt, Betty Clodt, James Strong, Mary
Strong, William Dejager and Cheryl Dejager, Owners of 5962 La Palma Ave (the “Subject Property”), in order
to acquire a national ground lease tenant for the Property. Pursuant to the previous phone discussions and email
correspondence between you and I and your request for a written proposal for our proposed Retail Fee In-Lieu
Of Sales Tax (“Retail Fee”) for the JP Morgan Chase Bank (“Chase Bank”) use on the Subject Property, below
please find our request for the City of La Palma City Council to approve an annual Retail Fee for the condition
allowing the Chase Bank use on the Property under the new PND zoning.
Since April of 2010, our marketing efforts included the targeting of various national retailers, restaurant users
and national banks (see attached list). Due to the reduced size of the parcel, the property does not support
retailer prototypes and other small convenience stores and quick service food uses do not generate the required
income to justify a ground lease. We successfully identified various restaurants, which included McDonald’s,
Farmer Boys, Chick-fil-A and Chipotle. All had an infill need for this trade area, however, as a result of the
undersized parcel and the Subject Property being in a less desirable neighborhood location versus a heavy
commercial location, all the prospective restaurant users rejected the site. The undersized Subject Property does
not support the prototype buildings for these retailers nor does the trade area generate the forecasted sales
volume to justify the pursuit of the Subject property. We attempted to pursue several of these restaurants on the
basis that they modify their prototype to conform to the parcel size, however, all the restaurants refused to
modify their national business model to accommodate this one single site for this type of trade area. In fact, you
more recently made a very strong effort to convince McDonald’s to modify their prototype, however obtained a
rejection based on the Subject Property being undersized. I also forwarded you emails from the other
restaurants describing their rejection of the site based on its size.
Mr. Douglas D. Dumhart
City of La Palma
Retail Fee for Chase Bank Use
5962 La Palma Ave
La Palma, CA
June 14, 2011
Page 2 of 2
We also identified Chase Bank as a prospective tenant. The parcel was also too small for their prototype
building, however Chase Bank is amenable to modify their building size for this specific site (see attached site
plan). Although Chase Bank is a very desirable national retail bank, and was a permitted use prior to the PND
Amendment just several months ago, under the new PND zoning, a non-tax generating bank or financial
institution is not listed as a permitted use.
You may be aware that many cities in Southern California currently have vacant undersized parcels that were
former fuel station sites similar to the Subject Property. These former fuel station sites have remained unutilized
for years and even decades because the properties do not support retailer prototype buildings. We are
experiencing a similar situation on the Subject Property, which has also remained vacant for many years. We
have one opportunity to provide the community with a solution to the vacant corner. Chase Bank is willing to
construct a new modern retail bank branch on the Subject Property. Ownership wishes to cooperate with the
City of La Palma to provide a solution to the vacant corner and provide the City of La Palma with revenue as
established by the PND zoning. You and I discussed a possible Retail Fee In-Lieu of Sales Tax to be paid to the
City of La Palma to offset the non-tax generating bank use. Although the Subject Property is undersized and
does not support additional retail, we propose a Retail Fee representing the annual sales tax that a quick service
retail food use, such as a Subway Sandwich, generates in sales tax for the City of La Palma. You estimated the
amount to be $3,500 annually. Although an unforeseen cost and economic impact, the Owners of the Subject
Property would agree to the payment of a $3,500 annual Retail Fee providing the City of La Palma with revenue
from the Subject Property and requests that the City of La Palma approve a condition allowing the Chase Bank
use on the Subject Property.
We currently have a lease under negotiation and time is of the essence. We request your immediate attention to
our proposal. We appreciate your continued support and assistance. I look forward to the City of La Palma’s
favorable approval.
Sincerely,
Max Franco
Corporate Managing Director
National Retail Services Group
Retailer Name
1-800-Flowers.com
123 Fit
4G Wireless
7-Eleven
99 Restaurant
A & W Restaurants
Aamco Transmissions
Access Fitness
Ace Cash Express
Advance America
Al's Italian Beef
Alfred Angelo Bridal
All American Deli & Ice Cream Shops
Alliance Laundry Systems
Amber India Restaurant
Ameci Pizza & Pasta
Angel's Great Food and Ice Cream
Antiqua Jewelry
Any Lab Test Now
Anytime Fitness
Apple Store
Applebee's
Arby's
Arco/ampm
Asian Too
Aspen Dental
AT&T Mobility
Atlanta Bread Company Bakery Cafe
Aveda
Avis Budget
Baby Blues BBQ
Bad Ass Coffee
Baja Bistro
Baja Fresh Express
Baja Fresh Mexican Grill
Baja Sol Tortilla Grill
Baker's Burger
Bank of America
Bar Pintxo
Bare Escentuals
Barney's Gourmet Hamburgers
Bath & Body Works
Baxter Auto Parts
BBQ Chicken USA
bd's Mongolian Barbeque
Bear Rock Cafe
Beauty Systems Group
Beef O'Brady's
Ben Bridge Jeweler
Bennigan's Grill & Tavern
Bennigan's SPORT
Big League Barbers
Billy Goat Tavern
Birdbath, Neighborhood Green Bakery
BJ's Kountry Kitchen
Blimpie Subs & Salads
Blitz Total Fitness
Boardwalk Fresh Burgers and Fries
Boardwalk Fries
Bob Evans Restaurants
Bob's Big Boy
Bonefish Grill
Boneheads
Boston Market
Boston's The Gourmet Pizza
Boudin SF
BP ampm/Wild Bean Cafe
Brake Check
Bright Now! Dental
BriteSmile
Buck's Pizza
Buckhorn Grill
Buddha's Belly
Buffalo Wild Wings
Buffalo Wing Factory & Pub
Buffalo Wings and Rings
Burger Hut Burgers
Burger King
Burger Lounge
Burgerville
Butterfly Life
Cafe Rio
Cajun Cafe, China Max, Little Tokyo
California Fish Grill
California Pizza Kitchen
Candy Bouquet
Cantina Laredo
Canyons Burger Company
Captain Tony's Pizza
Carino's Italian Grill
Carl's Jr.
Carrabbas Italian Grill
Cash Plus
Cask N Cleaver
Castle Dental Centers
CD Warehouse
Cell Phone Repair (CPR)
Cellular Sales
Chao Praya Chinese Eatery
Charo Chicken
Chase Bank
Check 'n Go
Check Into Cash
Checkers Drive-in
Cheeburger Cheeburger
Cheese Steak Shop
Chevron ExtraMile
Chick-Fil-A
Chik Wich
Chili's Bar & Grill
Chinese Gourmet Express
Chipotle
Christian Dior
Church's Chicken
Cici's Pizza
Cilantro Fresh Mexican Grill
Circle Bar
Circle K
Citibank
Citifinancial
City Bakery
Cleaning Concepts
Coffee Bean & Tea Leaf
Coffee Beanery
Comerica Bank
Complete Nutrition
Coney Beach
ConocoPhillips
CorePower Yoga
Corner Bakery Cafe
Cosi
Cost Cutters
Cottman Transmission Center
Country Kitchen
Country Waffles
Crazy Bowls & Wraps
Crumbs Bake Shop
Culver's
Daily Grill / The Grill on the Alley
Daniel's Jewelers
Daphne's Greek Cafe
Darque Tan
Data Doctors
DaVita
Del Taco
Denny's
Desert Moon Fresh Mexican Grill
Dickey's Barbecue Pit
Diet Center
Doc Green's Gourmet Salads
Dollar Rent-A-Car / Thrifty Car Rental
Domino's Pizza
Double Quick
DQ Grill & Chill
DQ Orange Julius Treat Center
drybar
Dryclean USA
Earl of Sandwich
Earl Scheib Paint & Body
El Chico
El Pollo Loco
El Torito
Elegant Illusions
Elements Therapeutic Massage
Elephant Bar Restaurant
Elmer's Breakfast, Lunch & Dinner
Enterprise Rent-A-Car
Erik's Delicafe
European Wax Center
Exhale Mind & Body Spa
Extreme Pizza
Eye Care Centers of America
Eye Masters
EZ Money/Loan Services
Famous Dave's
Famous Famiglia
Fantastic Sams
Farmer Boys Restaurants
Fastrip Food Stores
Fatburger
Fazio Cleaners
Fazoli's
FedEx Office
Fiesta Lavanderia
Fig & Olive Kitchen & Tasting Bar
Figaro's Pizza
Firehouse Subs
Fit For Her
Fit Zone for Women
Five Guys Famous Burgers and Fries
Flamers Grill
Fleming's Prime Steakhouse & Wine Bar
Floyd's Barbershop
Flying Biscuit
Fred Meyer Jewelers
Freebirds World Burrito
Fresca's Mexican Grill
Fresenius Medical Care
Fresh Brothers Pizza
Freshii
Fuddruckers
Games Workshop
General Nutrition Center - GNC
Genghis Grill
Gloria Jean's Gourmet Coffees
Golden Krust Caribbean Bakery & Grill
Gordon's Jewelers
GoWireless
Great Clips
Great Wraps
Green Leaf's
Greene Turtle
Gresham Service Station
Habit Burger Grill
HairMasters
Hand & Stone Massage Spa
Happy Nails and Spa
Haru
Helzberg Diamonds
Heritage Community Credit Union
Hess Express
Hollywood Tans
Hooters
Howl At The Moon
Huddle House
Hungry Howie's Pizza & Subs
Hurricane Grill and Wings
IBC Bakery Outlets
IM=X Pilates Express
IM=X Pilates Studio
In-N-Out Burgers
Innovative Laundry Systems
International House of Pancakes - IHOP
Ipso
Islands Restaurants
It's A Grind
J Gumbo's
Jack in the Box
Jake's Wayback Burgers
Jar Restaurant
Jared The Galleria of Jewelry
Java Detour
Jaynes Gastro-Pub
Jenny Craig
Jersey Mike's Subs
Jiffy Lube
Jimmy John's
Johnnie's New York Pizzeria
Johnny Rockets
KaBloom Flowers
Kay Jewelers
KFC
Killarney's Irish Pub & Grill
Kinder's
Knockouts Haircuts For Men
Knuckleheads Gym
Kona Grill
L'Occitane
LA Boxing
La Monarca Bakers
La Salsa
Launderland
Lavande Nail Spa
Learning Express
Lenscrafters
Liberty Fitness
Liberty Weight Loss Clinic
Little Caesars Pizza
Little Sheep Mongolian Hot Pot & Grill
Logan's Roadhouse
Lone Star Steakhouse & Saloon
Long John Silver's
Longhorn Steakhouse
Los Betos Mexican Restaurant
Loteria Grill
lululemon athletica
Luna Grill
LUSH Fresh Handmade Cosmetics
Mai Tai
Mail Box Stores
Maly's
Mama Fu's Asian House
mamma ilardo's Pizzeria
Mappins Jewelers
Marco's Pizza
Maria's Italian Kitchen
Marie Callender's Restaurant & Bakery
Mary's Pizza Shack
Masala Bowl
Massage Envy
Massage Heights
Massage Place
MasterCuts
Maui Tacos
Max & Erma's Restaurants
McCovey's Restaurant
McDonald's
Medifast
Meineke Car Care Centers
Mel's Drive-In
Mellow Mushroom
Melting Pot
Metro PCS
Midas
Moe's Southwest Grill
Momed Market Cafe
Monarch Dental
Monster Sushi
Mooyah Burger & Fries
Mountain View Tire
Mr. Pita
Na Hoku
NAKEDPizza
Nancy's Pizzeria
Nathan's Famous
New Moon Restaurant
Newsroom Cafe
Nick N Willy's Pizza
Noodles & Company
Numero Uno Pizza
Oakley
Oggi's Pizza & Brewing Company
On The Border
OneWest Bank
Organic To Go
Original Roadhouse Grill
Outback Steakhouse
Pacific Dental Services
Palm Beach Tan
Panchero's Mexican Grill
Panda Express
Panda Express - Malls/Non-Traditional
Papa John's Pizza
Papa Murphy's
Papa Romano's
Pappas Bar-B-Q
Pappas Bros. Steakhouse
Pappas Burger
Pappas Grill
Pappasito's Cantina
Paradise Bakery & Cafe
Pastazios Pizza
Pat & Oscar's Restaurant
Payday Advance
Pearle Vision
Peet's Coffee & Tea
Pei Wei Asian Diner
Peoples Jewelers
Pep Boys Auto
Perfumania
Perkins Restaurant & Bakery
Personal Training Institute
Petros Greek Cuisine & Lounge
Philly Connection
Philly's Best
Physicians Immediate Care
Physicians WEIGHT LOSS Centers
Piercing Pagoda
Pita Pit
Pizza Factory
Pizza Factory Express
Pizza Fusion
Pizza Guys
Pizza Hut
Pizza Hut/Wing Street Combo
Pizza Man
Pizza Patron
Pizzeria Venti
Planet Beach
Play N Trade
Playa Grill & Margarita Bar
Popeyes Chicken & Biscuits
Precision Lube Express
Prime Communications
Promenade Salon Concepts
Qdoba Mexican Grill
Quest Diagnostics
Quik Stop Market
Quiznos Sub
RA Sushi Bar
Ranch 1 Grilled Chicken
Red Robin Gourmet Burgers
RedBrick Pizza
Regis Salons
Rejuvenate Fitness Center & Spa
Relax The Back
Rex Chicken
Riebe's Auto Parts
Rolling Rice Japanese Restaurant
Rouge Tomate
Round Table Pizza
Roy's Hawaiian Fusion
Rubio's Fresh Mexican Grill
Ruby Tuesday
Ruby's Diner
Russo's New York Pizzeria
Sally Beauty
Sammy's Woodfired Pizza
Samurai Sam's Teriyaki Grill
Sandella's Flatbread Cafe
SanSai Japanese Grill
Santa Barbara Bank & Trust
Sassoon
Saxbys Coffee
Sedona Fitness for Women
Sephora
Sertinos Coffee
Shakey's Pizza
Shane's Rib Shack
ShapeXpress
Shoney's
Sizzler
Smashburger
Snap Fitness
Solstice Sunglass Boutique
Sonic
Souplantation
Sparklean
SpeeDee Oil Change & Tune-Up
Speedmatic Stores
Spicy Pickle
Spincycle Wash N' Dry
Sport Clips Haircuts
Sprint
Starbucks Coffee Company
Steak Escape
Steak N Shake
Steer 'N Stein
Stevi B's Pizza Buffet
Stone Oven Gourmet Sandwiches & Salads
Stonefire Grill
Stoney River Legendary Steaks
Straw Hat Pizza
Straw Hat Pizza Express
Stuft Pizza & Brewery
Stuft Pizza Pronto
Subway
Sudz Coin Laundry
Sunglass Hut
SuperCuts
T-Mobile
T.G.I. Friday's
Taco Bell
Taco Bueno
Taco Del Mar
Taco Maker
TacoTime
Tender Greens
Teriyaki Experience
Texas Land & Cattle Steak House
The Counter
The Kona Crisp
The Vitamin Shoppe
Thunder Jackson's Urban Roadhouse
Tide Dry Cleaners
Tiffany & Co. Collections
Tilden For Brakes Car Care Center
Tilted Kilt
Tim Hortons
Timothy's World Coffee
Tin Roof Bistro
Togo's Sandwiches
Tommy's Original World Famous Hamburger
Toni&Guy
Twenty Five Degrees
Twin Dragon
Ultra Diamonds
Uno Chicago Grill
Urbane Cafe
V's Barbershop
Valvoline Instant Oil Change
Venetian Nail Spa
Ventura County Credit Union
Verizon Wireless
Vitamin World
Vivoli Cafe
Wahoo's Fish Taco
Wascomat Laundry Equipment
Wash Club
Weight Watchers
Wells Fargo Bank
Wendy's
Wienerschnitzel/Tastee-Freez
Wing Zone
Wingstop
Wow Cafe & Wingery
Yia Yia Mary's
Yoshinoya Restaurants
Z Pizza
Zales Jewelers
Ziba Beauty
Zoo Health Club
Zov's Bistro
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Attachment 3
Attachment 4